Thanks all for the really great comments. We’re not considering extension because of budget so a remodel will work better for us as it’s relatively spacious downstairs if we can make use of the space. Ideally we want a cozy front room (still debating whether to use brick or have double doors in there), open plan kitchen/breakfast and lounge. Also spaces in hallway and under the stairs for storage, WC and mini utility for washing machine. There’s a small WC just under the stairs. Do we get a structural engineer first or get the plan drawn up first. Also Will it suffice to use an interior designer with architecture experience or we need an architect to draw up all the plans, we’ll prefer the former because of cost and the fact we don’t need planning permission just structural engineer and building regulations approval. We’ve had a couple of builders say we’ll need a steel beam when we knock out the kitchen wall so agree with the comments above. Also is there anything that can be done upstairs to make the 3rd room bigger or that will not be cost effective and we should just renovate and get good furniture/beds that makes them a bit more spacious. Thanks again for your help!

Jonathan, AMB, thank you ever so much for your advice and designs! We had been toying with the idea of pulling the garage forward. Back in the early 2000s, planning permission was rejected for a double garage in the opposite corner of the driveway but a sensible solution would be to come forward next to the neighbouring property, no light issues and should not upset the 'street scene'. I've always been keen on moving the stairs but associated costs have dampened my spirits a little. That saying, in there current guise they are incredibly steep and dangerous for the young and elderly. A new configuration may well improve the landing space/flow on the first floor. I completely agree about the driveway, my initial thought was grasscrete but we'll never have more than two cars... if that. With us eventually getting some gates up, that could be quite an inviting space. I've been watching a lot of house shows and they always mention about being able to see the garden from the front entrance which you have captured in that floor plan. Phases of work is a strong debate and you are not wrong AMB. I guess once we have a final plan, the phase of the works should fall into place. The fireplace was a family heirloom of the previous owner, took it out his grandad's property apparently! In terms of decor, we want to embrace the character of the property with an added modern twist. We are very keen to incorporate a hallway for the very reasons you mentioned. Thanks again for your comments and suggestions, all very useful.

Hi Everyone, I hope you are doing well wherever you are but I bet everyone's busy at this time of the year. I have been a busy bee myself and learned how to use Homestyler but I must say it's a painful and slow process. I have been obsessed with the floor plan of the small flat for the past week as the time has come to finalize it with the new team. We'll be around 2 months behind the plan which is fine. So I made the decision to not have a loft in the small flat because the floorplan I chose seems to work well with loads of storage. Please excuse some of the furniture such as the kitchen and the colour of the large cabinet, they will be white but Homestyler is quite limited so I had to chose from whatever they had in store. Let me know what you think of the floor plan please. I'm happy with it so far. I'll send you links to short panoramic videos Honestlyler created which was a godsend as that'd exactly what I wanted to see, at least approximately how my flat would look like. I really wanted visualise what to expect. The videos are pretty much the same but starting from different angles of the 30sqm flat. Entrance: https://hspano.homestyler.com?m=p&id=twsxPMyMR32r148hAj4AEj Kitchen with closed crittal door: https://hspano.homestyler.com?m=p&id=j6XZ8RxpunFXsWs6B4wWCY Living room with closed crittal door. https://hspano.homestyler.com?m=p&id=qET2nhmJqjuirhSjHjrga6 Bedroom with thc crittal.door opened: https://hspano.homestyler.com?m=p&id=isx9qoEcNs6bh5h4inQeVo Bathroom: https://hspano.homestyler.com?m=p&id=eQMHPghXhakFJKP5xXDApb

Hi there Lianne, I enquired with our finance team and they have offered me some advice to share with you on the above. Not every high street lender will offer a house renovation mortgage but this is dependant on whether the property is habitable or not. If the property is habitable, there are specialist loans designed to fund renovation projects with funds released in instalments as the renovation works progress. If the property is uninhabitable, your options are more limited and you’ll need lenders who offer self-build mortgages / bridging loans. A bridging loan can be an alternative to renovation mortgages which is a form of short-term finance that “bridges the gap” before you’re able to secure a conventional mortgage. There are many more elements to consider but if you would like to chat with a RESI financial advisor to discuss this further for free, you can book in some time to chat here. Our team will be more than happy to help. Have a lovely day. Brid