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to give you my experience, note I am not London based, so might make some difference...
I have just done a complete refurb on an 1800s house, and when I say complete refurb I mean it, literally took it back to four walls, no roof, well actually 3 walls...
We didn't use an architect, as like you we knew exactly what we wanted, so we used a building design agency to turn our hand drawn plans into plans that could be submitted for planning and also to turn our vague statements of "lots of insulation here" into an exact specification for both building control sign off and for contractors to quote against.
We employed a medium size building company, and tasked them to use their own sub contractors, although we agreed with us having power of veto over any of the trades we didn't like (we did this once with a plasterer we didn't rate). We didn't have a project manager, but I work in a log cabin the garden so spent a lot of time either answering questions or spotting someone just about to do something stupid and stopping them.
In terms of buying stuff, we did some buying direct and some got our builder to buy direct, for example he was able to get paint about 20% cheaper than we were able to, so we gave him a list and he bought it.
We didn't have any penalty clauses in place, and to be honest we took a much more laid back approach to it all, doing things like moving walls as the build went on, was quite nice to have a completely blank floor and put planks of wood on the floor to sort out the layout, we changed it a bit from what was on paper, for much the better.
One thing I didn't do and wish I did, was to include something that meant I could call them back at set time periods after the work has finished to do further tudy up work as things like plaster cracks appear, I am currently relying on the builder being sensible and sorting these, but would prefer something in writing.
Sam_w-
Wondered when you'd pop up and show off about your bloody castle smiley face wink think to indicate I meant that in a jovial nature
But seriously, thanks for the input, I imagine thats the route I would go down. Almost want a meet with an architect to run them through my plans to see if they could improve, maybe a consultancy, incase there is anything I've missed/not maximised upon.
Was your guy able to get high end paints cheaper? I usually get Little Green or F&B and 20% off those across a whole house would be a few quid but I imagine those brands keep tight control of their prices and suppliers...
chrisbmx116
I have absolutely no idea what I am doing... I assume retention money is an amount of money held back until inspection/completion?
Speccing isn't an issue, I'm going to go fucking nuts on details, down to where I want tiles to line up.
PM wise, my jobs kinda part time, or rather not too demanding, and I like things done my way, so might step. up to the challenge, although I am prob under estimating things and would be more suited just doing sign off and things like that.
Assume you kicked your place off by commissioning an architect?