Self Build Guidance

[aKZEL]

Hi All,

 

I’ve deceived to join the self build journey and we are currently in the process of purchasing a plot of land with full planning permission already granted. I want to get as much prepared while the purchase goes through but not sure on the best course of action. We are opting for a timber frame build and there is no mains gas so leaning towards an ASHP approach. 
 

A few burning questions below but please let me know if there’s anything else I should be doing right now.

 

1) Searches - the solicitor is pushing for me to complete the full set of searches which is going to cost just over £1.3k but not sure if I need these. Looking at the sample reports, not sure what I’d get from it. I’d still need to do a site investigation, contact energy suppliers etc. Are these searches worthwhile?

 

2) Planning - attached is the existing approved plans. There is a condition to remove permitted development so we want to submit new plans to convert the garage to a granny annex and make the loft a master bedroom/en-suite. If I plan on a timber build, I believe I only need an update concept plan from an architect rather than the full works?

 

3) Foundations - we have received a quote from one of the timber frame companies to include an insulated foundation which we hadn’t considered. Anybody any experience on this type of foundation and would recommend? Came in at 36k for the foundation so higher than I expected the foundations to cost.

 

4) Soil Type - as part of the planning, there was a Drainage Strategy completed which briefly touched on the geology of the site. Attached is the result, I can see it references Till which I’ve read is not good for foundations although wondered if anybody could possibly give some more info on this?

 

5) Site Investigation/Soil Survey - does anybody have any recommendations on companies based Lancaster/North West to complete a proper soil survey? And what the approximate cost of this would be?

 

Many Thanks!
 

 

[ProDave]

I am struggling to think of what "searches" are likely to cost £1/3K  I paid less than that for the total legal work when buying my plot.

 

The things you need to be checking is availablilty and cost of services, water, electricity, drainage etc.  Get quotes now so there are no nasty surprises.

 

The top soil is irrelevant for building, you scrape that off and dig down, it's the sub soil that determines the foundations needed. 

[aKZEL]

9 minutes ago, ProDave said:

I am struggling to think of what "searches" are likely to cost £1/3K  I paid less than that for the total legal work when buying my plot.

 

The things you need to be checking is availablilty and cost of services, water, electricity, drainage etc.  Get quotes now so there are no nasty surprises.

 

The top soil is irrelevant for building, you scrape that off and dig down, it's the sub soil that determines the foundations needed. 

Attached is the searches quote we have been provided. Seems very excessive to me.

 

I presumed after digging down it would be sand and clay based in the drainage strategy report although probably best just to wait until a full soil survey is done.

 

In terms of services, it’s a rural plot no no mainline gas and there is water/sewage already on site. Just determining the electric although believe this is about 5/10m from site. Will start enquiring on costs now though, thanks!

 

[saveasteading]

It seems excessive. However, it is essential to do these to show up any issues, potentially huge.

A cable or sewer. A right of way. Mines beneath. An infilled tip.

 

Scottish lawyers are very, very much better value than English, esp in SE.England.

 

does it say how thick the 'till' is?

Sandstone at about 1m would be good news.

[aKZEL]

23 minutes ago, saveasteading said:

It seems excessive. However, it is essential to do these to show up any issues, potentially huge.

A cable or sewer. A right of way. Mines beneath. An infilled tip.

 

Scottish lawyers are very, very much better value than English, esp in SE.England.

 

does it say how thick the 'till' is?

Sandstone at about 1m would be good news.

The land is the corner of what was farm land that has been sold off with planning. I know this is landlocked already and we need a right of way to use the private road that connects to the highways which is currently used by the converted barn on the plot of land next to this. In two minds whether it was worth risking not doing the searches. 
 

I think the expense is because they are quoting for commercial searches rates than residential searches as this is just a plot of land, not sure if that is the correct process really.

 

Unfortunately no depths mentioned in this document. 

[saveasteading]

1 hour ago, aKZEL said:

no depths mentioned in this document

That seems evasive. If someone has dug a hole it isn't much trouble to measure the depth. Ask politely?

Ahh but I now see they haven't dug a hold, just looked at a general statement in  a book on the area.

Till is glacial deposits. It can be very good to build on. Also it can be tend of m deep.

 

Really I would want to dig a hole on your site because it might be topsoil on fill or disturbed till. Farmers bury stuff in corners of fields too.

[ProDave]

Definitely need a right of way to use the private access road, and that needs to include not only you and your visitors when the house is complete, but also all the traffic in relation to the build, delivery vehicles etc.

 

That needs to be a condition of your offer that an access right is included.  And it needs the be hereditable (might be the wrong word) i.e the right of access will pass to the new owner of you sell the house.