Thanks again. By way of explanation of my plight. I am new to the area so I have to go on names passed on, the initial survey was done by a chartered architect who is also a town planner!! I then got a damp survey done by protim. The plans that I have drawn up were done by an architect, I got plans for submission to planning dept, and I got construction plans. I also got the original plans from planning office as otherwise architect would have to re-draw existing and add to cost.. I paid a lot for these plans and waited quite a while.. I told architect what my budget was for the renovation and we then agreed on final layout. It is only when seeking quotes for work that I am finding out the drawbacks or the extra work that needs to be done or is suggested needs doing and the quotes so far are 40 - 50% above the architects estimate!! I had a builder round yesterday who is now keen to do the work, I had spoken to him 31 August and heard nothing, he now wants to do work so gave me a quote within 9 hours of seeing me. It is too much but he insisted that I re-plaster all of the interior walls, I am going to replace some of the ceilings but he suggests I replace all of them, as well as doing the building work. The quote was 110k for the lot but excluded, wiring, plumbing, decorating, floor covering, kitchen/bathroom/shower fittings, double glazing etc. All I am doing is extending a bungalow by 12 feet at rear to create a bigger bedroom with a walk in wardrobe, put a bay window in another bedroom that loses its window because of walk in wardrobe, then at front demolish existing flat roof structure, architect reccommnerds I demolish it for a better finish and replace it with a room and integral garage with a pitched roof. Do a few interior changes eg turn bathroom into utility and make the smallest bedroom into a bathroom, knock down wall between kitchen/dining, put ensuite in enlarged bedroom and put and en suite at end of new garage. The work may be labour intensive but I keep getting conficting advice hence posts. It is pointless quoting me for extra work as I dont have the money. I have been back to house today and to my eyes the walls are adequate ie smooth, the floors are about 3 inches above outside footpath, may be more so should be ok for me to lay solid wood with dpm and lay tiles as necessary etc. I am going to ring an engineer today and get him involved but the engineer is recommended by architect.
I get the impression that some of the suggestions are a bit of a try on so I am progressing slowly. If push comes to shove I will just downscale my requirements.
I like your answers as they put into perspective what I want to know, ie I can understand what you are saying.
noah