How do I bathroom / kitchen / extension? etc.

FWIW I reckon at least part of it is original? Those kind of layouts with the kitchen at the back then an outhouse weren’t uncommon in Victorian and Edwardian stuff…right?

Our living room is pretty much the same and it's basically fine (although sofa is on legs and has angled back which allows airflow). We have a shelf over the radiator behind sofa, which is surprisingly handy.

I've got exact same setup as you (1920s house) and we left the (small) rad behind the sofa to avoid the pain of putting it under the window. if it ever goes on, it doesn't really heat the room sadly. think it all just goes into the back of the sofa. (it's not an issue in our room thankfully because we have a wood burner, it's relatively small and enclosed, and it's also south facing so gets full solar gain.)

I think I’d meet with an architect and suggest what the end state you want to get to might be and how you would plan to use the space + what’s important to you. Then think about how you might do the works in stages, understanding this might cause more bother but be more financially viable

I’d maybe turn the space between the conservatory and lean into glazed courtyard. I’d then knock through between morning room, dining room and rebuilt conservatory. The kitchen could then be a utility room/downstairs bathroom/ study. Would get tons of light.

I’d then knock through between morning room, dining room and rebuilt conservatory

I think this is where I am getting to. Probably all hypothetical, because there have been 42 viewings, and already two bids submitted over asking price before we saw it this morning at 10am.

If we knocked through from morning room to dining room and made that a kitchen diner, and retained the existing kitchen as a scullery / utility, I like this as inspiration.

If you need an architect look up Georgina Mann - lives and works in that area and is super good with tasteful upgrades/rejigs to period houses.

will do - thank you

They literally always say that.

I’ve bid on 5 houses and sold one through them. Put a bid in you’re happy with and don’t let them pressure you. They will say it’s going to best and finals - ask to send a note on with your bid and make it appeal to the seller, this might swing things.

It has side access right? So if you have a door put in could use it as buggy/boot room too.
Does also have a nice big hallway I suppose

Just want to reiterate this point about this estate agent - have been on both sides of the deal with them and saw them hothouse offers from people who thought there was far more competition than there really was.

On the other hand, that's a beautiful house! So who knows.

All estate agents lie constantly.

I remember when we bought this house there was some sort of normal Conveyancing delay and the estate agent (Central Estates) was saying that the vendor was going to cancel the sale etc.

We resorted to writing a letter to explain and went to deliver it and spoke to the people that lived here. It was news to them and they were perfectly happy.

user @chrisbmx116 has been spotted house hunting outside of london I see

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Thanks. We will leave as above for now. My concern was the 'loss' of heat to the sofa. It's one rad for 25m2 room and sometimes it feels a struggle.
We do need to replace the windows to modern upvc and if cba insulate the floor

As if I’d step foot in the provinces.

Cunts. Is another name for them.

Any recommendations for bespoke carpentry in SE London or at least will work SE?
I’m thinking faced ply/valchromat/melamine modern house eye candy.
It will be doors and frames for existing built in storage cupboards and wardrobes in a modernist flat.
would ideally like something veneered with London Plane if it’s not too £££ and there’s enough money left over after the eames bird, Aesop hand wash etc.
Also no idea what this stuff costs?

I used South London Makers They’ve been pretty quiet on the instagram lately though so don’t know if he’s still out there doing it. They did me some oak/valchromat fitted wardrobes; floor to almost ceiling-ish, one bifold opening, one standard (that I meant to stick a mirror on the back of, but never got around to it). It cost a lot compared to buying something standard, but it was a neat solution to the problem and I was firing the money gun pretty heavily on the house that year.

If you’re just doing doors and frames then you’re saving three (well, five) sides of the faff and materials. A based-on-nothing guess from me would be 1.5k+ depending on hardware and complexity. Multiply that by however many fingers you feel like holding up once you throw wardrobes into the mix. You’ll likely need two hands.

Thanks, not far off what I imagined it would cost.
Would probably stick with the hallway as that’s what you see and use the most and repaint the wardrobes and fit new handles, can always do them later.
Any idea what’s the cheap-expensive order for surfaces?
I’m guessing:
£ painted MDF
££birch ply.
£££ Veneered ply-richlite/valchromat etc
££££ solid hardwood?

The work that guy did for Morales Finch was some of my favourite. Who did your downstairs cabinets?

I live in Scarborough (QLD), very easy to get a cortado here...

And so it begins... Floor (right), wall tile samples and freebie Fantini mixer tap and shower mixer off my mate... Tapware is lovely...

Sent the builder through quotes and specs on Friday so the rest of the stuff should start arriving from next week... Still need to talk to the cabinetmaker about what to do between the basin and the vanity, I'm thinking a big slab of polished concrete to (kind of) match the rest of the room... See how we go...

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That was just my builder as he had a background in joinery and fancied giving them a go. On paper they cost ~half what the bedroom wardrobes did as I think he undervalued his skills, but I’ve no idea how much I actually ended up paying for them. He did all my bathroom stuff too.

I was quoted several thousand pounds for three fitted wardrobes in two bedrooms. the quote had primed-MDF and birch ply options. the birch ply was £800 more per bedroom.

we have an ikea non-fitted wardrobe in one bedroom. it was £700. it's about the same size as the fitted wardrobe that would replace it (1500mm W x 2600mm H x 600mm D). was quoted for that £2300 MDF, £3100 birch ply. not sure if that's representative (of e.g. london prices) and it's only one quote I have for now

A bit under but a fair guide.

and london prices will be a bit higher still now, presumably, due to increased timber prices