Renovation - where to start

[Emlorn]

When we bought our house we knew it was a project - we had huge ideas, but unfortunately a very limited budget! Fast forward a good few years and we are in a position to get on with all the renovations, but I'm totally clueless as to where to start! The plan is to:

• knock through a load bearing wall between kitchen diner and conservatory to make a bigger, lighter space. At the moment the conservatory is just a corridor between kitchen and back lounge
• install new kitchen, and underfloor heating throughout the new space
• install second bathroom between first and second floors in attic space. Will need to lower ceilings on part of first floor to do this (very high Edwardian ceilings at the moment, so shouldn't make rooms feel too enclosed)
• current bathroom on first floor has been extended into bedroom next to it. We would like to remove the partition wall to give the bedroom back it's space, and convert smaller, original size bathroom into a shower/ wet room

All well and good, but is there a correct order to do the work? Do I need an architect, a structural engineer, a builder - all three?? I've googled, and even asked (the few) people I know, but I'm just getting more confused! Can any of you wise people give me a starting point? And recommendations of anyone to approach for quotes if you're in the West Midlands?

Sounds very exciting!

It can be a good idea to start at the top floors and work your way down, if anything to ensure you don't damage anything as trades people go up/down the house.

It would be a good idea to get all three I believe. Your builder will want dimensions/drawings if changing walls. Then a structural engineer will need to look at the load bearing wall as will the council for building regulations.

Hope that's helps. Best of luck.

You start with the demolishing work first so what is euphemistically called "lowering the ceilings" (ripping out current ceilings and moving joists down, redoing wiring and plumbing hidden in there and any new stuff that needs to go in, then boarding and plastering) and knocking down walls that need to go. Then you work on the areas that need work behind the surface areas but don't actually need destroying such as new bathroom, new kitchen.

If you imagine the house walls as a series of layers, you need to start with the jobs in the middle of the layers - the bits that are hidden: wiring, cables, pipes, joists etc - and then work out until you get to the bits you can see - skirtings/tiles/wallpaper/paint etc.

You will need a builder . You will need to get a structural engineer at the very least in order to get building regs sign off. It would be wise to get professional plans drawn up so that there is less room for confusion with the builder. If you have cornices or coving in the upstairs rooms, get someone in to take an impression so that they can be replicated when the ceilings are lowered (consider adding them if you don't have them at the moment, it will make the room feel more as it should when the ceilings are lowered, iyswim).

IME I think you need to appoint an architect first to get a solid plan in place, then a structural engineer and finally a builder once you have a clear idea of what the job entails.

I know some people bypass the architect stage for very simple jobs but we needed advice on the myriad layout options, and I would have found it hard to get planning permission if trying to do it myself.