advice please - barratts v taylor wimpey

i-luv-free-stuff

we are going looking at plots on saturday on a development near us.
on one side is barrat homes and the other is taylor wimpey.
we dont know any prices yet as they arent being released untill saturday.
we are looking to part exchange our house with one of the companies but does anyone have any tips or advice on dealing with these companies and what i should be haggling for and how much leeway do they have on the prices?
any advice is much apprieciated as im quite nervous about this and obviously want the best deal possible.
thanks

Wyndham

Personally, I'd avoid Barratt. They tend to be cheaper for a reason....

hyposmurf

What I have noticed is that price the new build properties are marketed at varies quite a alot,so if you follow it online via property bee you can see.This might be realated to when each style/batch of new property is released.Some of them also have offer of th week.I've seen properties change like 15% over a period since 2010 on some new builds.
You'll probably also find that they will give you a breakdown of what they can offer you off the listed price.
Also remember that the show homes you see are usually fitted with the best finishes and that its likely you'll have to pay extra just for the basic finishes alone.Taylor wimpey were looking at around £30,000 extra for the best finishes for a property £230,000.

Aso on some of the developer websites they will advertise say a 2 or 3 bed home but show you pictures of the internal of a 4/5 bed property.

I would personally try to ascertain which you development you feel is best for you,rather than deciding over the developer.How about the local amenaties,new roads being constructed etc.Try to see if there is a masterplan you can view, if its a large development.

Procrastinator333

i-luv-free-stuff wrote: »

we are going looking at plots on saturday on a development near us.
on one side is barrat homes and the other is taylor wimpey.
we dont know any prices yet as they arent being released untill saturday.
we are looking to part exchange our house with one of the companies but does anyone have any tips or advice on dealing with these companies and what i should be haggling for and how much leeway do they have on the prices?
any advice is much apprieciated as im quite nervous about this and obviously want the best deal possible.
thanks

Buying p/x on new builds not even built yet is madness. The very last thing you will ever get under such circumstances is a good deal.

Sell your house yourself instead of taking the easy option which will result in them giving you either a significant under valuation on yours or significant over valuation on theirs, or more likely both.

i-luv-free-stuff

hyposmurf wrote: »

What I have noticed is that price the new build properties are marketed at varies quite a alot,so if you follow it online via property bee you can see.This might be realated to when each style/batch of new property is released.Some of them also have offer of th week.I've seen properties change like 15% over a period since 2010 on some new builds.
You'll probably also find that they will give you a breakdown of what they can offer you off the listed price.
Also remember that the show homes you see are usually fitted with the best finishes and that its likely you'll have to pay extra just for the basic finishes alone.Taylor wimpey were looking at around £30,000 extra for the best finishes for a property £230,000.

Aso on some of the developer websites they will advertise say a 2 or 3 bed home but show you pictures of the internal of a 4/5 bed property.

I would personally try to ascertain which you development you feel is best for you,rather than deciding over the developer.How about the local amenaties,new roads being constructed etc.Try to see if there is a masterplan you can view, if its a large development.

Hi hyposmurf
The development is about quarter of a mile from me and they are both developing the same site and i have a copy of the plans so i know exactly what the amenities are i was just curious if one company was better to deal with than the other regarding haggling etc.

i-luv-free-stuff

Procrastinator333 wrote: »

Buying p/x on new builds not even built yet is madness. The very last thing you will ever get under such circumstances is a good deal.

Sell your house yourself instead of taking the easy option which will result in them giving you either a significant under valuation on yours or significant over valuation on theirs, or more likely both.

To be honest its the p/x that appeals to us as last time i tried to sell my house i must have had 20 people view it , most were time wasters ,2 sales fell through and it ended up costing us the house we wanted as well as a lot of money so this seems a lot less hassle.

Procrastinator333

i-luv-free-stuff wrote: »

To be honest its the p/x that appeals to us as last time i tried to sell my house i must have had 20 people view it , most were time wasters ,2 sales fell through and it ended up costing us the house we wanted as well as a lot of money so this seems a lot less hassle.

No doubt it is a lot less hassle, but you will pay the price for that convenience. Not saying don't do it, just if you do, at least be aware of the cash you are throwing away for that convenience.

i-luv-free-stuff

Procrastinator333 wrote: »

No doubt it is a lot less hassle, but you will pay the price for that convenience. Not saying don't do it, just if you do, at least be aware of the cash you are throwing away for that convenience.

On a brochure they sent out they say hey buy for market price , so if i get a couple estate agents round to value my house would they agree or does it not work like that?

Procrastinator333

They will come up with what they think is the "market value". But to them, market value will be a price they can quickly shift the property at. E.g a knockdown price. And because they are doing all this work for you, they will want a premium for the house they are selling to you.

Jus think about it for a minute, they are not going to take your house, risk it not selling, risk it sitting on their books for months or years and sell you a brand new house at any kind of a discount. They will want to be paid for that risk, time and work.

My only advice if you do go down this route is to focus on getting as much as possible on the p/x value and as many freebies as possible. Don't try to haggle on the price of fthe new build itself. If you are buying the first of the development, they will be keen to have a high price recorded at the land registry for the initial sales.

i-luv-free-stuff

Procrastinator333 wrote: »

They will come up with what they think is the "market value". But to them, market value will be a price they can quickly shift the property at. E.g a knockdown price. And because they are doing all this work for you, they will want a premium for the house they are selling to you.

Jus think about it for a minute, they are not going to take your house, risk it not selling, risk it sitting on their books for months or years and sell you a brand new house at any kind of a discount. They will want to be paid for that risk, time and work.

My only advice if you do go down this route is to focus on getting as much as possible on the p/x value and as many freebies as possible. Don't try to haggle on the price of fthe new build itself. If you are buying the first of the development, they will be keen to have a high price recorded at the land registry for the initial sales.

ok thats interesting about the land registry.
cheers

property.advert

I don't agree with this high price registration malarky. They want a high price because that means more money than a lower price ! It ain't rocket science.

like trading in a car, the price you pay and the price you receive are immaterial. All that matters is the cost to you to do the deal. However, if you need a mortgage, you are better off having the new price reduced.

Watch out for small rooms and show house miniture furniture to make them look big ! Also remember that real rooms have 4 walls and not two.

One builder over another ? Not sure how you judge that except going to see the finished article.

As for "freebies" well there aren't any. You're paying for them anyway so get as many as possible. I find they offer incentives to get things moving then hold back as inertia is breached and only really start to push incentives again to increase sales later on. Thus, I have found more offers earlier than later, save for the last of the stock which they just need to get rid of.