Should I speak to a builder or a kitchen designer or someone else entirely??

[QueenKong101]

Please help a clueless person out!

In the process of buying a house that needs a new kitchen fitting.

We'd ideally like to take down the wall between the current kitchen and conservatory(as per my scribbly blue line) to make it into a kitchen/diner. We'd need to upgrade the conservatory roof (it's currently polycarbonate but would get it properly tiled and insulated) and lay new flooring throughout.

Argh, rogue thumbs!

Pic attached - my question is, who is the best person to advise us on this work? Should we look at a single firm to manage everything or independent contractors? Is this even possible/permitted? And has anyone done anything similar?

Thank you!

My first thought would be is the conservatory actually capable of taking the weight of a tiled roof?

We did this, used a builder. He knocked the wall down and put in a steel as it was a supporting wall. He installed the kitchen then used his contacts for electric and plumbing works.

I believe so, but would definitely need to check this! It's a brick-built conservatory.

Sorry, that reply was to @Crocky !

This would definitely need steel work too as it would once have been an external wall between the two rooms. Did your builder help with the design process at all, @Move22

I would personally ask a builder first. It might not meet with current building regs to take the wall down and put on a new roof, as foundations/ steels etc, are different for conservatories than houses. Not a problem for now, but potentially one for selling.

We actually have a conservatory open plan to out kitchen currently, no building regs. It was done over a certain amount of years ago so not necessary, but our solicitor questioned it when buying. When we do our kitchen, it will be replaced with an actual extension, as the foundations will need to be deeper and it needs another steel.

As you can see, we are utterly clueless about the entire process and are probably going to need a bit of handholding throughout!

Current building regulations do not allow for removing walls into a conservatory. They are classed are temporary structures and as such are required to have external doors entering into them, with central heating systems not extended into them to heat.

Thanks @anon2022anon - I thought that might be the case from reading around. We're hoping to be there for at least 10-15 years so will have to see what the regs are.

X post! Our builder is luckily a family member, but is no use with kitchen design at all- I think its quite common! He wants us to tell us what our ideal looks like, and he figures out how to do it/ what's needed/ what to change if not possible. But ask him for opinions and options and he shrugs

Thanks @MarieG10 - it currently has an internal, rather than an external door leading into it, and is already heated via the main central heating system. Need to dig a bit to find out what implications this has.

I see, @anon2022anon . Feel we may need a bit more steering tbh!

I suspect this will come up on your survey and the lender may require you to make it complaint. Depends how strict they are but be aware you will have the same issue when you come to sell, especially if you have knocked the whole wall down.

Don't do it!!

1. Phone local council buikding control department and ask if there is any building regulation priblem with taking that wall down and, IF there is, what options there are eg off the top of my head replace the conservatory with a proper insulated extension, or replace the annoying wall with a long glass bifold door - that you could leave permanently open ;)
2. When spoken to council, speak to local builder to get a rough idea of cost / issues. Expect most builders to ignore your call and the ones thet do visit may then refuse to give you a precise quote without drawings from a structural engineer (which tell them how much steel is needed etc).
3. If you need a structural engineer, ask council building control department if they know someone reliable.

Food for thought there @MarieG10,thanks!

The door is an interesting idea, @Neverreturntoathread , thanks! Wonder if that could be a workaround.

From the shape of your house, I wonder if it is a 1950s build that has been extended on the back right side (next to conservatory) at ground level only? If there is no floor above then it won’t need a steel just wooden joists. If there is jothing above the wall you wanna remove then the simplest (and best for adding value) thing would be to rip off the conservatory, knock down the annoying wall and replace with a proper extension. Thst would be fine under permitted development rights I think.

Ooh, finally figured out how to quote here!

It is indeed a 50s semi but the extension is a two-storey job so would definitely need steels I think.

An extension would be the ideal but am concerned our budget may not stretch that far.

Thanks everyone who has posted so far - this is all really helpful stuff!

My friend got an architect in to do some designs for her kitchen they came up with some great ideas

Maybe that's the best bet for us then as we don't really know what is possible and want to make sure we're getting it right.

surveyor/engineer will tell you what’s possible. Best way plus you then know that you can proceed with confidence

I spent £60 getting one around who then advised in writing what was possible.

second time he did the calculations for RSJ - that was about 300

Thank you!