New Build

randallst

Hi All,

I got the first viewing of a new build Coach House tomorrow and I'm getting excited haha!

As this is my first time, what's the best things to look out for and how much could I negotiate out of the developers? Also, what sort of things should I negotiate out of the developers?

Sorry for the novice questions, just never know what to ask haha!

All the best
Stu :money:

jimpix12

Coach house? Is it Taylor Wimpey perchance as they seem to do them?

See my thread here: https://forums.moneysavingexpert.com/discussion/3717431

caeler

Negotiate a house?
Seriously, coach houses don't hold their value so well especially new builds so be aware, tbh new builds don't typically hold their new value but as long as you go in with your eyes open it is okay. Consider the type of coach house too, some have garages or car ports beneath or others just have a pass through. Eitherway there will be traffic outside your front door and no outside space for you to enjoy (ie. garden). Pro's and con's to any purchase of course.

Do a search on this forum for new builds in general as that will give you some hints and tips on what to expect. The developer will harrass you into putting down a non-refundable deposit to secure the 'deal' they offer you so be wary as neogotiation stops the moment you pay plus that sets the clock going on the typical 28 day exchange (eek!), I found as long as you show willing it does extend a bit, once they saw my mortgage was in place and I kept coming over to visit them they knew I was serious! With my new build I got power to garage, outside tap, carpets, outside light front and back, garden turfed, upgrade on tile choice and kitchen units. Fairly basic and cheap upgrades for the developer but it secured their deal with me. I've seen others secure fitted wardrobes, wood floors throughout and various kitchen upgrades etc but then get less off the asking price, I was keen on be able to get a lower mortgage!! I'd also do your research before your visit. Find out what other developers in your area are asking for a coach house, download the brochure from the developers website (usually lists the extras available), find out how they have been selling (maybe via rightmove, zoopla, property bee), plenty of info on the www, I managed to get my massive discount of asking price because it was coming towards the end of their financial year and they wanted to get numbers up. Good luck!

randallst

Thanks for your help guys.

I am looking to do a deal with the FirstBuy Scheme so was unsure if there was any chance of haggling etc.

I don't believe the property is complete yet so will see if it's possible to get a choice of kitchen, carpets etc. can you negotiate once they have installed?

I have looked at other places and this is the one I really like so I'm trying my hardest not to let my heart overrule my head haha.

Stu

caeler

I'm afraid I know nothing about the firstbuy scheme, just seen it advertised as I'm living in a part-completed development (with coach houses for sale!!) I found a real reluctance to do anything once I'd paid and once things had been fitted. I had bought off plan and they started building the week after I purchased however *apparently* somebody had already secured the plot but it had fallen through (I believe this bit because it is seriously the best plot!) and they had pre-ordered tiles, kitchen cupboards, etc and said they wouldn't reorder the ones I wanted. I kicked up a massive stink because they were just starting to build house 5 out of 300 so I told them I couldn't believe the tiles and stock couldn't be utilised elsewhere and I was told I would get a choice. They let me have my way in the end. I think I visited every week for 3 months so they knew they couldn't be rid of me!!

Out of interest which developer is it? My experience is with Charles Church part of the persimmon group.

randallst

The property I'm looking at is a 2 Bedroom Coach House at 'The Romans at Augusta Park, Andover' by Taylor Wimpey. I have linked the info below;

taylorwimpey.co.uk/newhomes/west+london/theromansataugustapark/benwell/ (Sorry I can't post hyperlinks as a new user apparently)

They are looking for £160k but I can not afford this via a normal mortgage. I feel the FirstBuy Scheme is the best way for me to get on the property ladder but from what I hear from the developer, I feel bait restricted on negotiating stuff. Not that I have tried yet.

Its in the finishing stages at the moment and I have managed to get a viewing so was going to see what I can blah out of them really, even if I'm not aloud to budge on the price.

I am looking to stay here for a while as this is my first property as I'm living with parents at the moment.

Im just hoping people may point out what may be the best things to blah out of the developers before a deposit is put down.

I do have a few other fewings later tomorrow so will let them know that as well (may even carry other sites information around with me )

Stu :money:

caeler

It looks nice. I've had a quick look on rightmove and it appears most of the properties have been listed no earlier than November which suggests to me they are not having trouble shifting, although to allow a coachhouse to past first fix without it being sold isn't a situation the developers would want to be in. I remember the coachhouse near me took over 12 months to get any interest and they decided to finish it to show it off at its best (so you couldn't really see it was tiny!) although this seems to have some space, especially the living room. Check out the arrangements for the garages, if what you are seeing is like the picture, then there are two garages - one is yours and the other will be a neighbours for which you will be landlord!! Also check out the plans as to who is responsible for maintanance of the tarmac which forms your drive, your neighbours drive and the pass through - they usually divide it up by the users but worth checking.

IHateDida

Check out who your neighbours will be (having had a nightmare with HA neighbours thats the first thing I will always check - and if the properties are curently vacant - assess the liklihood as to whether they could be sold to HA). On our estate you used to get kids playing underneath the coach houses - several times I saw kids throwing up bits of wood at the floors of the coach houses!

Don't let your heart rule too much - think of long term when things might not look quite so new and glossy.

Also check whether there is a maintenance company fee for the grounds - I would avoid any site with this like the plaque as yearly payments need to be made just for things like street lights and the payments can go up at a whim (and you don't get to see much for your money!).

I am very anti new builds (having lived in one for a number of years) but you will also find there are others on here who like them. Just have your eyes open and don't be dazzled by the newness!

randallst

Yes the property as is in the picture with 2 garages and driveway. What do you mean by I would be the landlord of the garage below? I know the other garage belongs to a house nearby.

I am writing my list of things to make sure to ask tomorrow, nervous now haha! Just hoping I don't look a tit!

I know new builds ain't the best places to buy but it is the only affordable option for myself.

Is there any other bits i may need to look at? I'm basically seeing about maintenance fees, tarmac responsibility, housing association places, how much more of the development to go. Then bits about carpets, kitchen appliances.

Have I missed anything?

Many Thanks
Stu

brit1234

Please do your research on FirstBuy Scheme before going a step further. It is designed benefit the developer not the buyer and will leave the buyer in instant negative equity.

hazyjo

Looking at the layout of that house, I'd be comparing it with the sold prices of flats as well as houses in the immediate vicinity. You'll save on a service charge buy buying this as a freehold (check that though as you might well have to pay something if another garage is in part of your 'plot'), but it's really just a flat layout - kitchen/lounge combined, a couple of bedrooms... I think it's a bit optimistic to call it a 'house'. Just make sure you're not paying way over the odds. If I were looking for a 2 bed house, I would not consider this as it's on one floor like a flat, and the kitchen's in with the lounge.

Think about the future resale of something like this...

Jx