How much would this work on a property cost, roughly?

[beanstalk]

We are desperately trying to find a house to buy but no luck (having lost out on the one we wanted). There are a couple of houses that might fit the bill if we did some work. What do you reckon for doing the following jobs:

1. Loft conversion. There is already a velux window to the front and a staircase put in, and floor boarded. It would need a dormer to the rear and properly finishing off inside.

1. Kitchen side return, length approx 15 foot and I guess 4 to 5 feet wide? Plus adding a new door to garden at the end of the kitchen. Sliding glass doors would be lovely but I think too expensive so maybe double glazed doors opening outwards.

1. Redoing a bathroom, including moving a wall to 'eat into' a bedroom to increase the size of the bathroom by a couple of feet, and then refitting the newly extended bathroom. At the moment it has a three quarter size bath and a loo and basin virtually on top of each other and no shower. It is the smallest bathroom I have ever seen!

Anyone got any ideas of price? It is down south by the way. Thanks!

Loft conversion - depends on whether the floor has been strengthened already with steels. Probably not - about £20k.

Side returns - very pricey, don't usually get much change out of £30k plus you will need a new kitchen, new flooring etc.

Bathroom - £4k.

I live in London where builders do try it on - may be more economical where you are.

Thanks, I think it would be cheaper than London, especially as we have "friends of friends" who are plumbers, builders, etc and might do us a deal.

I figured about £4-5k for the bathroom, was hoping the loft would come in cheaper. Has anyone else done a loft conversion for less than this?

I'd go with Lala on the pricing there....maybe a tad more for the loft conversion (they're about 30+ here in the Home counties)

Work for builders is very slow in London at the moment so you may have some bargining power, having said that, you need a decent builder!

Our loft conversion with ensuite cost about £25k all in but that included fittings, tiles etc. Our main bathroom cost about £2k for labour then about £2k tiles, fittings etc. Builders are desperate for work now though and are slashing the prices to get the job so you could probably get the prices down a lot.

I'm moving to a different part of the country so not London or home counties. I'm hoping that might make a difference! I suppose I was hoping to get the loft done for £15k, as the staircase and velux window to the front are already done. Also we wouldn't be putting in a bathroom, just a large double bedroom. Just wondering whether there is any chance or am I being unrealistic!

Sorry, I didn't read your post properly - so the staircase and window is done and no bathroom needed - well, that'll knock something off! I think it depends on the structural element. DP saw a possible loft conversion job the other month and it was semi-done but the roof was basically supporting too much weight - they'd had a quick fix room made and that added £££ to the job to do it safely. So what I guess I'm saying is you'd really need to get someone to look at it as the variables can run into $$££!

jean - that is interesting and may be very relevant to this house! I hadn't thought of that. They have started the job but the staircase doesn't have enough head height to comply with building regs. Hence us looking at installing a dormer. I suspect it may be a bit of a botch job in which case it could be more to put right, as you suggest. I suppose we could have that investigated through the survey and knock the price down to cover it. Hmm, a bit risky!

Well, I'd say if it's a deal-breaker and you know that the loft space is essential then definately take a builder round or get someone to have a darn good look up there! It's amazing what some folk will do with supporting walls, ceilings or a roof; DP has seen some saggy old unsupported horrors in his time! Chances are though it'll be fine but check it out before you make any offers.

Many people just convert the loft into a room not really caring about about building regs and that can be ok ...thing is....if you do care and want it all done up-to-scratch then it can be costly to put right.

Good advice jean, thanks!