Gosh I’m sorry. I see I shouldn’t have said most. And to clarify I’ve genuinely got on and even had fun with everyone even the plumber who worked for me. And I would say that everyone even the plumber would say that I was a good customer. Pay without delay (apart from plumber who had been paid for most of the days but didn’t for the last bit but it certainly cost me far more having his mistakes put right.) tea and biscuits and accepting when couldn’t come when they said. And the delays and extra costs I’ve accepted, probably far more than I should have accepted but I do understand it’s hard to know every detail of a job before hand. But even so I will stand by saying that the workman I’ve had in the last year are better suited to a new build building site than a lived in home

@Erwin, yes I do need for the freeholder to approve, I will ask him as soon as I find out what can and cannot be done. Also, we did find out that what's between the kitchen and the bathroom is indeed an unused chimney that currently hosts our boiler... Not sure if it's worth moving the boiler outside and demolish the chimney @LoftCraft London, yes it is a 1930s purpose built maisonette, I'm impressed by your keen eye! Do you have any experience with this kind of layouts? Like examples of what people have done to reconfigure such an unusual floor plan? I haven't been able to find any examples for inspiration

hi Ksk, I think it all depends on how you want your job managed. Not all builders are the same. The majority are fair and honest, but there are always the ones who are good at managing a client to get more money through additional works and pricing this work at unreasonable prices. A project manager can cut through this and may save you money in guiding you through the process of choosing finishes and suggesting things that may minimise costs on building. It is always surprising to me that people pay for advise on their gym exercise routine and yet leave themselves to run a complex process such as construction. it is the hidden stuff that is important and when the builder has left you then have to live with the consequences. I would always recommend the money spent on a professional personal to represent and manage your interests on site. That way you can be left with proper reporting and managed cost increases rather than a builder confronting you with claims for additional work that is not priced properly. A PM will make sure you pay only for work completed to date and avoid the front loading of a job that often leaves homeowners high and dry with an unfinished project and an absent builder. best Rowland

I think if you research resale values you will find adding an extra bedroom will add value but how much will depend on the compromises made. Personally I think that the chimney dividing the second bedroom is too big a compromise and would be asking for estate agents if you will recoup your renovation budget if the bedroom is divided. If it were me I would build a case to present to the freeholder: Get your structural engineer to write a letter that explains that a building that has had underpinning now has stronger foundations than the original and should not be a concern. The letter should also mention that steel is stronger than the original brick and your work is covered by insurance. You should also get something in writing from your preferred builder that explains the timescales - knocking out a wall and putting in a steel can be done much more quickly than people think. It sounds like you could also help your case by agreeing to inform the buildings insurers, paying any required extra premiums, offer an incentive that you could organise (although not necessarily pay for) additional building repairs while the builders are in. Separately I would not consider living through the work- this property is not big enough to find somewhere to escape to. You should move your furniture out and give your builders the freedom to get it done quickly- this will likely make it cheaper and offset the costs of moving out