Zak S
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Everything posted by Zak S
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@harry_angel what is the exit strategy for this drawdown? I suppose the lender would want to ensure that element regardless of security. If its remortgage then may be slightly early remortgage with Habito or others for example. This will keep it simple. But any lender would want to make sure it will be paid at the end of term and you can afford monthly payment and if they are not creating a charge on the property then they need to be satisfied that the loan can be paid without selling the property. Sorry not very helpful but the exit strategy is something all the lender (FI or high net worth individuals) look at.
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Thanks. I am infact planning to appoint sub trades rather than single contractor and project manage them myself. Indo get all the point you mentioned henc need to raise the detail of tendering pack with the Architect. But part of me tells says to me I need to approach some this detailing carefully so not to demage the relationship at the outset by appearing to fussy. But I know this is wrong kind of thinking and I need to overcome this if I want to make my project successful.
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Hi how did you find a buyer? Is it a friend or contact or is there such a thing which anyone can use?
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Yes they are. I have used them in the past with Rockwool RWA45 and they work really well to create sound proof walls and ceiling if installed correctly. I don thin they are required everywhere but definitely on external walls they will be useful and cinema room (if I was to create one). @puntloos you asked all the great question which I had in my mind so thank for that. Can you rephrase that last sentence? Especially this one as I did not understand the last bit. @Gus Potterplease can you help explain this. Thanks.
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Thanks. No doubt it has been great to ask question and advice here. Much appreciated.
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Thank. The note from the Architect states as follows in respect of Technical phase included in the quote: "Once approval was granted there would be a number of conditions attached to the permission. We would : Submit the application to discharge the planning conditions prior to the commencement of work. Produce a set of detailed working drawings to include detailed plans, sections, elevations, setting out / foundation layout, door / window / lintel schedules, indicative electrical layout, roof and floor joist layouts. Submit the package to either a private or local authority building control inspector and attend all meetings in pursuit of a full or conditional building regulations approval. Liaise with a drainage engineer, structural engineer and incorporate this information within our package of drawings Potentially Liaise with a number of builders in order to obtain tenders for the work" It's the point 2 that I am concerned about as it is not detailed enough for me to know if these drawing are sufficient for the tendering process. I am NOT planning one builder to take on entire work but will arrange the sub trades hence will negotiate price with and without materials. I will prefer the price without material as based on previous experience I can get some really good deals by shopping around.
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Thanks Adsibob. Do you have any tips for me to ensure that plans are compete? What do I need to ensure? I suppose 'detailed' is a bit relative to one's perspective and some one like me need to really understand what that means. Thanks.
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Great piece of advice. I am not sure if discharging planning condition is included in it. Probably not. That made me think again! On method of construction: I am just not sure about the passive house or TF as it seems more expensive than brick and blocks though it more thermally efficient. Hence I am currently considering blocks and bricks build as it would be easy to find trades people. Also someone mentioned to me thermal mass of blocks and brick is an advantage in addition to cost to build. Cost for planning and design without building regs is 7500 plus he had loads of experience in the area working for self builder as well as developers. We are based between Warwick and Birmingham. On that basis 7.5k seems reasonable and then 8.5 for building regs and construction drawing.
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Thanks @saveasteading. Thats very helpful. I dont think he is RIBA registered. I cant find any mention on his site and he has not sent me any schedule as mentioned in your comment. I have searched him on RIBA website but he is not there. Is that really important? Or is experience and track record more important? This has made me slightly unsure of my choice.
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Thanks for your reply. Much appreciated. The percentages you have quoted does put it in perspective and tells me 15k is not huge comparatively. Based on 20% if the house is 450sqm the build cost at 2000per sqm would be 900k and 20% of that is 180k. Now for an architect to charge this much (if I am right in my understanding) is huge sum. Have I understood correctly? 15k is nothing comparatively. And 5-10k appears peanuts.
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Thanks. @Jilly Just for the design in isolation: was it worth paying more for a premium design (assuming from a premium Architect)? The terms with my architect suggest that 3D design external view front and rear would be done but I am not sure why has it not included internal 3D images. Is it normal to do internal 3D views using CGI or other means. I would need to ensure that my self build plan which is particularly unique (discussed under separate post) and budget is in line with architect's view as I would not want to change the architect half way through. I dont want to appoint a turnkey builder but need to appoint the individual sub trades but not sure if Architect would feel this within the scope of tendering as it increase the work he need to do to get the quotes.
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We dont have anything. There is a banglow there on sitr. We have done the survey work as mentioned above and need design planning and build regs and then tendering.
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This firm was the highest in terms of quote. But given he has done quite a few development in the area which is pretty high spec (houses worth 2m or more - some of his design won awards); we thought it might be best to splash out at design stage to get the best possible design. The quotes we had were between 6k and 16k. On 6k - the feedback from previous client was that architect did not add much value. He just drew what we asked him to draw. Mid range was based 70 miles off and had not done any work in th area, I am looking at and was also persuading me to go down SIP route though he also had some good design on his track record. Hence we thought to go with the one we selected who is towards the higher end but keen to get our value for money. I want to ensure that I am aware where Architect can/need to add value to justify the premium. But please say so if this is just way too much to be sensible.
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Hi All. I know this forum is for selfbuild house but I need some advice from you experienced people in terms of if the planning design is most appropriate most value for money option. The property is detached house with c 0.25 acre of plot and was previously used as a care home but it is currently used as 7bed HMO and has Sui Generis planning permission and HMO licence. Current value is based on income multiple based on the number of rooms so theoretically number of rooms go up, the value also go up. Hence in that basis I am planning to increase the rooms from 7 to 11 or 12 (if possible). One option was to rebuild one bed flats units but I was not sure numbers of flats I would have achieved in there and the cost of entire rebuild meant that I went with additional rooms. I did some alterations/remodelling/refurbishment in 2019 and ended up spending c125k including finance costs. It included new plumbing/electrics small utility extension, hence I did not want do radical changes in remodelling option but I think if I can recoup that via further increase in the value from rebuild of flats I might treat that 125k as sunk cost with a heavy heart but that would mo doubt hurt. I attach the exisiting and proposed plan for remodel/extension option and would appreciate your feedback on it or if you think rebuild would be more suitable as flats then happy to consider that as well. Thanks.
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Hi. I have engaged architect now for my self build project. We appoint the architect who came at the top of the cost as we liked some of his work. He designed two house on the same street as demolish and rebuild. These are pretty big houses around 450sqm or more. On the basis of his experience with the same council and familiarity of the road as well as the design he has done (some of which award winning), we appointed him. His cost is slightly more than 15k including Buildings regs and tendering. I am pretty hands on with arranging things myself so Measured building survey/topo/bats survey/CCTV drainage survey has all been done so he would not need to do anything even in terms of tendering. Please could you advise how to achieve best value for each pound I spend on planning and design as well as tendering process. Tendering process only makes sense if he organises tenders from sub trades as no point asking for tenders from a builder as I can do that myself so dont see any value in that. Any feed back and thoughts would be greatly appreciated.
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Thats great. Sounds really good. I intend to buy lot more from China. I will create a chinese shopping list. @Andy brownWhat is your sqm area if you dont mind me asking please. My plan to buy more from China also come with plan to get some of the material lab tested. E.g. roof tiles will be tested in the lab. I intend to go to China with some samples from here and bring some samples back and tested including Insulation/steel work/windows/sanitary items/marble/flooring. We will how it goes.
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@Russell griffithshi. Many thanks. You make all the valid points. There is a saving in doing the work yourself but I think real saving is removing the retailers and you would be surprised lot of manufacturers does not have huge Min. Order. This is just a myth. I worked for group of hotels in 2003 and we always went to manufacturers and got huge discounts. As an example, in 2019, I bought 200sqm of floor from interface. They do very nice carpet tiles you can create nice design bu combining with LVT. It costed me 19.95 per sqm and I told them I am in hospitality industry bla bla bla. These same tiles were retailing at 47.00. So there is huge saving to be made by cutting the retailer. It will be mainly on fitouts not much on the shell. I think convincing the manufacturers that you are not one off is difficult but can be done with little bit imagination.
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As per SPONS it states the c1800 to c2250 is the going rate for the build cost for a turn key builder including the profit. Now we can work back from this. I had a quote from a good builder but he is Albanian NHBC registered and he has 60 properties to do on his list. His rate was 1700.00. So even in there there is significant margin due to retailer profits and builder profit. Dont get me wrong this is the profit they are entitled to but what would be the cost without their profit if you take the both out of equation.
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@SteamyTea Not sure how to share from kindle?
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I just downloaded a sample and it does seem very interesting so I have bought a kindle version. Thanks for the suggestion. Much appreciated.
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No. I just learnt it from you and thanks for that. Seems very relevant. I will order one. I have bought and read building regs book yesterday but in the end found actual text of the rules more helpful than a summaried book. I have ordered the Builder bible. I will definitely look into SPONS as well. @SteamyTeado you think it's still relevant if I am planning to go to QS / online Estimates once my plans are done.
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No. I just learnt it from you and thanks for that. Seems very relevant. I will order one. I have bought and read building regs book yesterday but in the end found actual text of the rules more helpful than a summaried book. I have ordered the Builder bible. I will definitely look into SPONS as well.
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Full RCBO rewire including CCTV, Firealarm, emergency lighting, security alarm, CAT 6 and Sat and Telephone wiring for a seven bed care home costed me 3500 with all the certification. So changing v building new are just not comparable. Last week I had to buy xmas tree fron the garden centre and its quite upmarket garden centre and apart from live plants there is not a single thing which is not made in China. China construction industry put the the entire world to shame. So I just dont get the argument about quality. There are various level and it all needs to be researched.
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Hi. Thanks for sharing your recent experience. You are the ideal person to talk to in terms of helping me to bring my expectation to the realistic level. Did you go to QS before starting the project. I am not sure what was the size of your project but using 2500 as an example (assuming build is 450sqm then it would be £1.1m. Can you please help me understand what are key cost in 900k in that example). I am assuming you project managed yourself but to what extent e.g. was shell done by one contractors or did you split between trades e.g. carpenter, brick layer, ground worker, foundation, drainage, roofer and windows specialist. Any help would be greatly appreciated. Happy to drop you message separately. Thanks.
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Hi. Sorry if it felt like it's about winning the argument. That is not my intention. I will share the result of the costing I few months so the proof of any feasibility will be in that I suppose. This is an experiment for me so I will see how it pans put but appreciate your and every ones feedback.
