Extensions for dummies

[AZigAZigAhhh]

So we’re looking at a very small extension on the back of our house. Also, knocking down 3 walls and adding one between the current house and extension then a full kitchen refurb.

But between us we have no clue. Do we just start contacting builders? Do we need an architect?

Can someone please type out each step for an extension so I don’t end up looking like this in front of a builder!

Thank you!

You shouldn't need an architect.
You may not need planning permission.
You will need building regulations approval.
If you are knocking down three walls you are highly likely to need steel work and a structural engineer.

Chat to a couple of recommended builders.

We started with getting a builder out to see if our plans were possible and to get a rough estimate of how much it would cost. We then got an architect to draw up plans, then submitted for planning permission and got 3 quotes from builders. We knew we'd have to get planning permission because of previous development on the property.

It may depend on how your financing it also. We were thinking about remortgaging and the bank wanted a quantity surveyor And an engineer involved in a very simple extension.
When we decided to use savings and the balance borrowed from a credit union we just asked an architect to make a drawing so we could get quotes from builders.

We're having a small side return infill extension (only about 7m²) & having a few extra adjustments and jobs - removing a (non load bearing) wall & chimney breast, plus putting up a stud wall.

We are using an architect, he drew up plans and was very helpful in understanding the process. He engaged a structural engineer for steel calculations and submitted planning for us. He'll also deal with building control if needed. This all came to about £3.3k in total including engineer & planning fees.

We've just picked a builder who should be starting in about 8 weeks. A lot of the larger companies were booked up til late Summer/Autumn or seemingly weren't interested in our relatively small job but I managed to get three quotes which were broadly the same (about £40k exc. vat, to a plaster finish). All the builders asked if we had plans & asked for these by email before they arranged to visit; I think they are v busy so can take their pick of jobs.

Probably could have been a bit cheaper but we're having a few pricier options like reclaimed stocks & a pitched slate roof. We're on the outskirts of London and prices are v high at the moment, but it seems unlikely they'll reduce any time soon & ultimately I want the space.