Whether you want to build yourself a completely new home, or prefer to extend the one you already have (property prices are already escalating fast, and if you live in a house you like, in a position you like, why move?), it is worth considering the 'design and build' approach and dealing directly with the contractor.

Complete Construction Services Ltd, a building company run by qualified quantity surveyor James Vickers, are happy to work on one-off properties in the conventional way, where an architect has produced a design to the clients specifications. However James points out that as many as one in four architect-designed schemes do not proceed because the building tenders, when they finally come in, are well over the client's original budget.

This may be the first time they have actually had a real indication that implementing the plans prepared for them would cost more than they originally wanted to pay. Both time and money are wasted when this happens. He works very happily with architects, but suggests that there is an alternative procedure which may suit some clients even better.

The alternative he favours is 'design and build', a procedure in which he works directly with the client from the start, and complete control over the costs is kept all along the line. 'We discuss the feasibility of a scheme,' he explains, 'if necessary provide sketches, and give a budget estimate.' 'If this is in line with the clients expectations we then provide full details and a fixed quotation for a complete service, including preparing architectural drawings for planning and byelaw approval. 'There are no hidden costs, and there is no charge for the quote so there is no abortive or wasted expenditure.' 'Because we are primarily builders we know the most economical forms of construction without compromising quality. We are also very much aware of the many inexpensive but very effective details which go to 'finish' a home. What we are offering is a complete package.'