Design and Build in Market Weighton

Because we do not price an unfinished design. The technical package is complete before construction is costed, so the decisions that normally arrive as extras have already been made and paid for in the original figure. Builders pricing from planning drawings are not being dishonest, they are pricing something that is not finished yet.

East Riding of Yorkshire Council. They determine householder and full applications for the town and the surrounding villages, and they deal with listed building consent where a property is designated. We handle the submission and the case officer correspondence.

Anything that cannot be seen until work opens it up: the state of a foundation, what is under a floor, an unrecorded drain, or historic alteration hidden behind plaster. We identify the likely ones at design stage and give you a range for them rather than a false certainty.

The appointment covers the design, the approvals and the construction, and we set it out clearly at the start so you can see what each stage carries. There is no fee that appears halfway through because a stage was left out of the original description.

Council application fees are set nationally by application type and are a separate cost from our work. We tell you both figures at the outset so you know the total rather than discovering the second one at submission.

You can, and clients do, but it costs more the later it happens. Changing a layout at brief stage costs a conversation. Changing it after the steel is ordered costs the steel. That is exactly why the brief stage exists and why we show options before anything is fixed.

Yes. Shiptonthorpe, Holme-on-Spalding-Moor, Sancton, Goodmanham and the villages along the Wolds all sit with East Riding of Yorkshire Council, and we work across them as well as towards Pocklington and Beverley.

We give an honest feasibility view after the site visit. On anything unusual, a paid pre-application enquiry to East Riding of Yorkshire Council is often worth the money because it puts an officer's early opinion in writing before you spend on a full submission.

The Construction (Design and Management) Regulations place duties on the client, the principal designer and the principal contractor. On domestic projects the client duties normally transfer to the contractor or the principal designer, and because we hold both of those roles the responsibility is plainly ours.

It depends entirely on scale. A single storey extension is measured in weeks on site. A two storey addition or a whole house remodel runs to months. You get a programme with the design rather than an optimistic number at the first meeting.

Yes. One-off houses on infill and garden plots are part of the practice, along with extensions, loft and garage conversions and internal remodelling. A new build has a longer approvals road but the same principle applies: design resolved, then priced, then built.

The building control completion certificate, electrical certification, commissioning records and product warranties, handed over together. It matters more than it sounds because that pack is what a buyer's solicitor will ask for when you eventually sell.