Question 1

What is the difference between Planning Permission and Building Regulations?

Accepted Answer

Planning Permission governs whether you may build something — its size, siting, appearance, and effect on neighbours and the wider area. Building Regulations govern how it is built: structure, fire safety, insulation, ventilation, drainage, and accessibility. They are separate consents, assessed by different bodies, and you normally need both.

Question 2

Do we need planning permission or can we build under Permitted Development rights?

Accepted Answer

Many extensions, loft conversions, and outbuildings fall within Permitted Development, provided they stay within strict dimensional limits. Those rights are reduced or removed in conservation areas, on listed buildings, and on flats. We assess your title, planning history, and constraints, then recommend either a Lawful Development Certificate or a full application.

Question 3

What are my legal duties under CDM 2015 and the Building Safety Act 2022?

Accepted Answer

As a domestic client, your CDM 2015 duties usually pass to the contractor or Principal Designer, but you must appoint competent duty holders in writing and allow adequate time and resource. The Building Safety Act 2022, with its 2023 Amendments, requires a formally appointed Principal Designer and Principal Contractor for Building Regulations compliance. We take the Principal Designer role and document every appointment properly.

Question 4

Do I need a Thames Water Build-Over Agreement?

Accepted Answer

If you intend to build over or within three metres of a public sewer or lateral drain, you need consent from Thames Water. We survey the drainage, prepare the technical submission, and, where required, design protective measures so that Building Control can sign the work off.

Question 5

What is a Party Wall Agreement, and do I always need one?

Accepted Answer

Under the Party Wall etc. Act 1996 you must serve notice on neighbours for work to a shared wall, excavation near their foundations, or a new wall at the boundary. If they consent in writing, no award is needed. If they dissent, surveyors prepare an award recording the works and a schedule of condition, which protects both parties from later damage claims.

Question 6

How do you protect clients against contractor overcharging and disputes?

Accepted Answer

We tender an exhaustive itemised Schedule of Works so that quotes are genuinely comparable, analyse tenders line by line, put a recognised homeowner contract in place, insist on written change orders, and certify payment only against inspected milestones with retention held back.

Question 7

How much contingency budget should we keep in reserve?

Accepted Answer

We recommend 10% to 15% of the construction cost, held separately from the contract sum. Refurbishment of older or previously altered properties sits at the upper end of that range.

Question 8

What is snagging, and when does the builder receive final payment?

Accepted Answer

Snagging is the room-by-room audit of defects and unfinished detail at Practical Completion. We issue the list, verify the corrections, secure the Building Control Completion Certificate, and only then release the retention — typically 2.5% to 5% — after the defects period closes.

Surveys · Designs · Architecture · Planning · Property Consultancy · Management HOUSE EXTENSIONS · LOFT CONVERSIONS · ECO-RETROFITS · NEW BUILDS · REFURBS

20+ years delivering creative property solutions

Qualified and reliable

A trusted local network

Pre-vetted contractors

Transparent fixed-stage fees

See the work for yourself

No commissions or hidden fees

We cover it all - from concept - to completion

Property Surveys & In-depth Investigations

Seven stages, explained without the jargon.

Pre-Contract Preparation & Statutory Consents

Consultation & Discovery

Measured Survey

Planning Pathway

Building Regulations

Detailed Tender & Builder Selection

Post-Contract Execution & Site Delivery

On-Site Construction Oversight

Snagging Audit & Handover

Our golden rules for building with clarity.

Never start without an itemised Scope of Works

Ring-fence a 10% to 15% contingency fund

Put every variation in writing first

Pay only for verified milestones

Hire for capability, never the lowest tender

Secure consents and party wall agreements upfront

The questions clients ask us first.

Schedule an initial consultation.