I have instructed what I believed to be a reputable build and design company to produce architectural and structural plans for my side return / extension and loft conversion. The architect came and I have now submitted plans to planning which I am happy with, however no structural engineer will visit the property prior drawing up the structural plans. When I quizzed them on this they said they have all the information they need from the architects visit and drawings. Is this normal?They are also insisting on me using their private building regulation person as they refuse to deal with council building regs people.?????

Hullo Masklin, it does sound like a tricky situation, and I'm sorry to hear about these additional costs. Building work is always expensive to begin with, and additional and unexpected costs are never welcome. In respect of whether there is scope to obtain costs for this from your architect and structural engineer, this will most likely come down to the original appointment, their scope of involvement in the project, and whether they where direct appointments with you - or whether the SE was appointed through the architect. If the architect and SE were appointed to undertake planning and building regulations drawings with no exploratory or invasive works (ie stripping back existing structure in the house to assess structure before the project was tendered) then there will have been a number of reasonable assumptions on their part, which will only have been assessed when a main contractor started. The conversion of the attic would have added some additional loading to the property, but certainly less than adding a whole additional storey. There is every chance that additional bedroom space at this level would have less weight implication than someone stuffing their attic full with storage. SE's are notoriously cautious, so their assumption for the attic should have taken into account any additional loading, and if an existing (previously completed) opening needs to be reinforced, it might suggest that the existing opening was not designed appropriately to begin with. The flaws in existing structural design would generally fall into 'unforeseen' items, which is generally where contingency funds are intended for use. However, as others have suggested, if you are unhappy you can always pursue this further through the ARB, or RIBA (if your architect is a member of these bodies) or through the body that the structural engineer belongs too - but it is always worthwhile starting a discussion with the architect and SE and asking them to clarify how this happened. They will no doubt want to try and address this and have the opportunity to resolve this with you direct. Check your appointments with them, and what they were briefed (and paid) to undertake on your behalf. It might also be worthwhile trying to source any information you can about the original works and structural beam that got installed. Hopefully there will be a positive outcome from it all. Good luck! K :)

Great job in such a tight space

I wonder if you need a designer. They will be able to help manage the project, can pull in the right professionals as you need them and may be able to help secure some trade discounts. In my opinion the change of layout with this project is reasonably minor but the purchases (kitchens, bathrooms, flooring, window covering, lighting etc) make up a much bigger part of the project.