Probate property, lot of works, how to prioritise

[vivimimi]

Hi,

I'm a long term follower of this forum, never posted anything until today.

Context
We are in process of buying a 3 bed chalet style house in New Malden KT3 area. But the house needs lot of work, we found a good deal as its on probate property.

Works
The property needs following works:

1. complete internal refurb - new paint, flooring, electrics, skimming, heating, new kitchen, new bathroom
   without the refurb we can't move in. Budget 15k - 20k

2. Dormer extension on 1st floor. As this is a chalet style house, we have a box room on the ground floor and 2 large bedrooms on the 1st floor. We have 2 x teenage children and would like to give them a dedicated room. Hence dormer extension 1st floor will contain - add bedroom, we will split the current bathroom into an ensuite with 2nd bedroom and a smaller bathroom with bath & shower combi. Budget 20k - 25k

3. Rear GF extension. The current kitchen is teeny size 9x8ft. We would like to extend rear 4mx6m so that we have a sizeable kitchen diner and also a downstairs toilet (we dont have one now). Budget 30k

4. Garage conversion. We would like to convert the existing garage into a liveable Studio. Budget 15k

Dilemma
Obviously budget is limited and we cant do all the above in one go. So the question to forum here. Which works should I prioritise.

1, 2, 3, 4 or
1, 3, 2, 4 or
Clearly we shall keep ourselves busy for next few years
Let me know your thoughts.

1,3,2,4

Do 1 and 3 together so you have a liveable space aside from the kitchen and move in while extension is being finished.

It's cute btw. Love that driveway and the wood in the hall.

Have you ever lived in a chalet type property? I did and the heat upstairs in summer is unbearable, nothing we could do would cool it. Just glad we had moved by the summer of 2018,.

Thanks @motortroll. The issue is the planning permission takes 4 months Im told and it’s a huge cost to bear living in rental until then. So I’m thinking of doing 1 quickly probably 1 month and move in.

Interesting why you propose 3 before 2. I was thinking that 2 requires roof work hence will cause more disturbance, whereas 3 can be done from rear less intervention to the family inside.

Thanks @Alyicvery interesting point. I haven’t come across that in my research.
But we are from Asian origin hence probably gifted with extra later of melanin to resist the heat. . Point taken for sure.

Do you suggest getting new ceiling done with new insulation.

I’d always get the most disruptive and dirty work done first. If you paint and decorate first you’ll be wasting money as you’ll just have to do it again. I’d start at the top with the dormer and work down from there.

So you're thinking of doing fill refurb including new kitchen, then a few months later doing extension to kitchen and redoing it?

Thanks all. @ForraM. I’m hoping the builders will taken enough protection while they work. Most of the extension works can be done from outside without any internal intrusion.
Kitchen units I will move. I will not do anything that may lead to wastage like tiles on walls etc.
My options are limited

1. either wait until all works done, costly affair
2. do things in stages and manage risk

We are going through a similar process of buying a probate property, the probate however has not yet been granted. Out of interest do you know how long the property you are buying took to get? Have you had any issues?

Ours is also a 3 bed in Surrey and we are trying to prioritise the works that need doing....eek!

Are your budgets based on quotes for the work?

Agree 1, 3, 2, 4

I wouldn’t plan on being able to re use a new kitchen following an extension. It’s very unlikely you’ll want the same layout. Also you will be rushed into making decisions on the kitchen which you may regret later.

Tbh the same applies to electrics and plumbing, these will change following an extension and you may well end up paying twice.

In your shoes I would divide up the work differently. I would do as little as you can right now to make the house liveable, accepting you may have to live with things that aren’t great, while you get ready to do the kitchen extension.

A fresh coat of paint, ripping out the gas fires and the old carpets and curtains, will already help a lot. New flooring too, but only in rooms that won’t change post extension - for any other rooms try cheap rugs over the bare floorboards as a temporary fix.

Kitchen - in your shoes I would buy a cheap small kitchen (maybe secondhand off gumtree or Used Kitchens) and set it up with temp plumbing in the front room. That way you are all set for doing the extension out back with your proper long term kitchen. Assuming you are going to be doing that extension imminently.

Wiring/plumbing - are these currently useable and safe or not? If not then of course you have to get those done but really try to plan ahead and make sure whatever you put in will work with future extensions. For example a big enough boiler.

@minipie. You made my day. Exactly the things I have been thinking. I have pulled down the entire mumsnet and internet looking for second hand kitchens etc.
Electrics plumbing have to be done they are not as per standards.
So I have to list down each and every item and check whether will be needed long term or not. If yes then use a alt cheaper option such as second hand or make shift.

The items you have listed I shall definitely note them.

@GingerBeverage the budgets are Based on quotes I have received. If you have alt budgets pls let me know.

@SamStasi123 looked like We are on same boat. For me the probate is already Granted. We are now going through the Conveyancing process. Hopefully should be done in 3/4 weeks time.

Pm me may be we can look for common builders and get a better deal . Every little matters. 😉