We have got our planning permission although we may be varying that now.

We have started obtaining quotes from builders recommended to us by friends & neighbours. It's now that I realise there is more to this than meets the eye. There could be a few questions coming this way...

Having had an extension completed in the last couple of years I'd say the key thing is getting a builder you can trust (preferably through referrals), even if they're not the cheapest.

Always get honest referrals from people you know well. Torture may be necessary to get the truth out of them. Nobody likes to admit they were robbed by a cowboy.

Good builders are usually booked up for months (sometimes years) ahead thanks to word of mouth praise. They are never the cheapest. But the difference in quality of workmanship is worth the wait and the greater expense.

Those in a hurry to build cheaply will always find cowboys like a supermagnet attracts spurs.

One of the recommendations we had received is for a builder who does no advertising whatsoever. It's all by word of mouth.

He was over yesterday and seemed very helpful and was at pains to tell us to ask questions even if the questions may seem silly.