Without Plans / Drawings, (unless your building work is very straight-forward) Builders will have to spend time trying to accurately asses what is required, before they can price materials and labour.

People who have no Plans / Drawings are usually at the very early stage, statistically among those most likely never to proceed with building works or likely to change their design requirements during the Plan drawing process requiring builders that quoted prior to Plans to have to re-quote.

For the above reasons many builders will not get involved until after Plans are drawn, whilst the Builders that do visit you are likely to think of jobs that they have done in the past with similarities and guess what your job may cost, stating it's just a guesstimate, to be confirmed once Plans are drawn.

Guesstimates are often inaccurate or vague because if too high the builder may loose the chance to quote once Plans are drawn and if too low may feel pressurized to stick to it.

Some people feel it’s worth paying for Plans which they can email to builders to obtain costs and ideas, even if they ultimately decide not to proceed with building work.     It helps them come to a decision.

Architects / Agents can convey Planning Policy / Building regulations and offer practical advice, however
Clients usually need time to consider the advice before expressing their 'personal' design preferences.

So employ an Architect / Agent who:-

(a) will quote you a fixed price and with no pressure leaving you to call if acceptable;
(b) will promptly revise computerized drawings and NOT charge until approved;
(c) accepts that Plans are needed for a better idea of cost from builders; 
(d) accepts that Plans will often need to be altered subject to builders costs and ideas;
(e) is happy for you to take your time researching Best design for your needs / budget.

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