Possible New Build & Site Purchase Advise

bellucio

Hi All
Looking for a bit of advice. We had an informal talk with the bank a number of months ago to get an idea of how much they would approve us for.On the back of that we have a found a site that we would like to build on in North Cork. We have no formal letter of approval or anything yet. It had planning approved in June 2011 (Planning is due to expire this time next year I assume) for a 2500sq ft house and 400 sq ft garage. We would be happy with the exterior , would probably make some changes internally all right but no need to go for planning again.
I have been talking to the bank and they require planning on a site to be valid for at least 18 months. I have been told by the estate agent that there was an offer over the last four years but it was rejected by the seller.
So my questions are:

To put in an offer on the site, will the estate agent be looking for proof of funds from the bank? If we did put an offer on, who would be responsible for getting the planning extended? Does an extension usually take as long as the original planning application? Would it be risky to offer well below the asking price and take on the planning extension ourselves ? Or is that even possible ? When would the right time to engage an architect and QS be ? Before or after putting in an offer ? With all the regulations these days is it possible to get a builder to build to "builders finish" and we take on the rest ourselves ? And "roughly" how much would it be per sq ft to get to builders finish in North Cork.We have a couple of family members in the Carpentry/Tiling trades who could help out after that

Thanks for taking the time to read this

Gumbo

Planning extension can be gained from the owner at minimal cost. It's just a letter to the planning department outlining the reasons why they want extend it.

Simply explain the new buyers of the site need the 18 months for financing purposes.

The owner has to do it though, you can't. And it will extend the PP for one year only.

Ballpark price is €120-€150 per square foot.
With the new building control regulations, the assigned certifier you appoint will most likely want the place finished by the one contractor as he has to sign off the work, plus a completion certificate has to be lodged by him.

Tiling is fair enough, that's a decorative potion.
Carpentry may not be so easy as that could include the roof, stairs, which effect Part A and Part K of the building regulations.

All depends on the AC you choose.

BryanF

Before signing any contract to purchase : Get vendor to extend pp and Get a Qs to cost for the bank
Good luck

bellucio

kceire wrote: »

The owner has to do it though, you can't. And it will extend the PP for one year only.

Perfect..

kceire wrote: »

Ballpark price is €120-€150 per square foot.
With the new building control regulations, the assigned certifier you appoint will most likely want the place finished by the one contractor as he has to sign off the work, plus a completion certificate has to be lodged by him.

Tiling is fair enough, that's a decorative potion.
Carpentry may not be so easy as that could include the roof, stairs, which effect Part A and Part K of the building regulations.

All depends on the AC you choose.

Is that €120-€150 per square foot to builders finish or a house to be able to move into ?

kceire wrote: »

Tiling is fair enough, that's a decorative potion.
Carpentry may not be so easy as that could include the roof, stairs, which effect Part A and Part K of the building regulations.

All depends on the AC you choose.

To be honest it wasnt going to be untill 2nd fix carpentry that I would be getting family involved. So floors, skirting,doors etc. It might not be huge, but everysaving is better is my pocker than the banks coffers
Tiling, yeak OK makes sense

kceire wrote: »

All depends on the AC you choose.

This has probably been discussed to death but just so I am clear in my own head, is what I am stating below correct?
Design Certifier?- Essentially the Architect
Assigned Certifier - Review the build in stages and makes sure it meet regulations. Presume this should be a different architect or else a building surveyor or engineer. When do they sign off on the build. Only when its fit for living or say at 1st fix completion?
What is a reasonble price to pay for these in a new build?

bellucio

BryanF wrote: »

Before signing any contract to purchase : Get vendor to extend pp and Get a Qs to cost for the bank
Good luck

Thanks for the advice BryanF
For a QS, how much would you expect to pay ?

BryanF

bellucio wrote: »

Thanks for the advice BryanF
For a QS, how much would you expect to pay ?

Get 3 quotes

Gumbo

bellucio wrote: »

Perfect..



Is that €120-€150 per square foot to builders finish or a house to be able to move into ?


To be honest it wasnt going to be untill 2nd fix carpentry that I would be getting family involved. So floors, skirting,doors etc. It might not be huge, but everysaving is better is my pocker than the banks coffers
Tiling, yeak OK makes sense


This has probably been discussed to death but just so I am clear in my own head, is what I am stating below correct?
Design Certifier?- Essentially the Architect
Assigned Certifier - Review the build in stages and makes sure it meet regulations. Presume this should be a different architect or else a building surveyor or engineer. When do they sign off on the build. Only when its fit for living or say at 1st fix completion?
What is a reasonble price to pay for these in a new build?

The design Certifier is usually the same person as the assigned Certifier. In Dublin anyway.

They may issue practicable completion just around 2nd fix but he will not sign of on it until it's complete as he has to lodge the completion documents to the council and the council has to validate the certificate before you can move in.

AC quotes vary wildly depending on who you use. As Bryan says, get 3 quotes and include them as ring as PSCS also (health & Safety requirement)

bellucio

BryanF wrote: »

Get 3 quotes

Any recommendations in Cork ? By PM of course

bellucio

Hi Guys
Looking at plans for the house tonight again, and noticed something. They state
"300mm Cavity Wall consisting of
100mm Conc Block inner leaf with
100mm Cavity and 60mm XtraTherm cavity Wall insulation with
100mm Conc Block outer leaf "

From my (limited!) understanding at the moment, the min cavity insulation would be 150mm ? Is that correct ?

The plans are dated 2010, so obviously dont meet the current regulations...
This might be a stupid question, but would the planning need to be resubmitted to include the current regs ?

Gumbo

bellucio wrote: »

Hi Guys
Looking at plans for the house tonight again, and noticed something. They state
"300mm Cavity Wall consisting of
100mm Conc Block inner leaf with
100mm Cavity and 60mm XtraTherm cavity Wall insulation with
100mm Conc Block outer leaf "

From my (limited!) understanding at the moment, the min cavity insulation would be 150mm ? Is that correct ?

The plans are dated 2010, so obviously dont meet the current regulations...
This might be a stupid question, but would the planning need to be resubmitted to include the current regs ?

You are correct in saying it doesn't meet current Part L requirements.
Planning will,not need to be resubmitted as long as the finish doesn't change and the external dimensions do not change. You may loose some floor space to internal insulated plasterboard or by increasing the cavity and insulation but it doesn't effect planning.

Whoever you get now to supervise the construction should provide you with construction drawings to meet current regulations.

bellucio

kceire wrote: »

You are correct in saying it doesn't meet current Part L requirements.
Planning will,not need to be resubmitted as long as the finish doesn't change and the external dimensions do not change. You may loose some floor space to internal insulated plasterboard or by increasing the cavity and insulation but it doesn't effect planning.

Whoever you get now to supervise the construction should provide you with construction drawings to meet current regulations.

Thanks for that! Got a bit worried there for a while..