Hoping to tap into the mine of expertise on here. Just moved into a new leasehold flat and want to convert the loft (which is already demised to my property rather than being classed as a communal area) into an extra bedroom.
Flat is in a conservation area, so I will need planning permission from the council. Next door is converting their loft at the moment, so permission shouldn't be a problem. I'm just not sure what order the process goes in in terms of getting quotes, getting plans drawn up, getting permission from the freeholder and the council, etc. Do I need to employ an architect, or should a decent builder be able to draw up plans that can be submitted to the council as part of the application for planning permission and used as a template to work from when the building work finally starts?
Very grateful for any advice you can provide.
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I'm not an expert, but I did consider a loft conversion recently - the first thing I did was get an architect round to draw up plans. The next stage after that would be to submit a planning application. Someone will surely correct me if I am wrong.
Generally speaking, you do not need planning permission but sounds like your situation is slightly different.
You can employ loft conversion specialists who, generally speaking, will project manage and be responsible for plans, permissions, scaffolding and all the work including electrics, plastering and plumbing. We took the decision to take on the management ourselves and, although all has ended well, I wouldn't necessarily recommend it because you end up dealing with five or six different parties all of whom have differing opinions and different times of availability.
If, however, you do want to use different companies, your first port of call should be an architect and, as well as drawing plans, he should also guide you through the legal side of things, the contact you require with the local council and also dealing with your neighbours who will need to sign a party wall agreement to give their consent to the works being carried out. Once that is all done, time to employ scaffolders, builders, electricians etc.
I can recommend some firms who we used-if you do require details, please pm me and I'll be glad to assist.
I went through this last year when I had my gutters and soffets replaced on my 2 bed maisonette. May be very different for you but check your lease. In most cases, the freeholder wont give a shit but its your duty to inform them. The same if you ever decide to rent the property out.
Can recommend Attoe Building Design for drawings, Gerry is the man to talk to. He's just done some drawings for us.
Coincidentally I used Gerry Attoe as well for my plans-nice guy and a fellow Addick (although long since estranged).
Mate of mine will be doing it. He's a good reliable builder if anyone needs him.
He'll cover NW Kent and SE London
http://acebuildingservices.net/index.html
Select your possible contractors from whoever works in your area (obviously) and gets good (credible) reviews on the internet, or word of mouth from people you trust.
http://www.metroloft.co.uk/loft-conversion-references.asp
Of the three pieces of work we've had done (new garage, loft convertion, kitchen extension), this was by far the easiest, on schedule and good quality. They handled plans, planning permission, indeed everything. There were two minor issues that we asked them to address and they were dealt with immediately in good grace. I would suggest you don't sign up for the actual work until you've see the detailed plans, not just a general picture of what it will look like, even if this means you have to pay for the plans before they'll give them to you.
The party wall agreements are key, and if you pay a managing firm, you should be ok but if you try and manage yourself, they've seen a lot of overruns as the builders are paid to sit around doing nothing until the agreements are in place.
Make sure you get really into the specification of the finish you expect and want to pay for particularly on the decoration. I would ask for professional plaster double skimmed, undercoat, two to three coats of Matt/silk and expensive paint in the bathroom if you are having one fitted. I'd also ask my decorator friend if I had it specified right and agree the cost was reasonable before I signed up to it.
A firm like metroloft won't be the cheapest but it is what they do.
Anyone got any contacts or work in this trade?
A mate of mine used to specialise in loft conversions but his quotes went through the roof
; )