new build - no NHBC, just architect's cert

patrick_bs15

Hi
Am viewing a 2 bed new build later today, but when I asked EA about warranty, they just said it had an Arcitect's Certificate 'because the place is too small to get a NHBC.'

Does that sound right? (I'm suspicious) Property is middle one in a row of 3 new builds I think (i.e. not a new estate)

I've read through a couple of old posts about new builds without NHBC and the general view is to [STRIKE]walk[/STRIKE] run away...!

As I was about to arrange a mortgage with First Direct, who won't touch this sort of thing, I'm kind of put off already...

Thoughts please!

kingstreet

Most lenders request NHBC, or an Architect's Certificate.

A little research will tell you the lenders open to you.

patrick_bs15

Thanks for replying.

I do realise that some lenders will accept an Architects Certificate, but based on what I've read online I believe some people have had real problems after defects have emerged with their property and the Architects Cert didn't provide the same cover a NHBC would...

Am still going to do th eviewing, but would welcome other advice.

Goldiegirl

patrick_bs15 wrote: »

Hi
Am viewing a 2 bed new build later today, but when I asked EA about warranty, they just said it had an Arcitect's Certificate 'because the place is too small to get a NHBC.'

Does that sound right? (I'm suspicious) Property is middle one in a row of 3 new builds I think (i.e. not a new estate)

I don't think it's so much as the place being to small to have an NHBC certificate, it's the development that is too small.

I used to work at the Halifax. It was fairly normal for a one off property to have the Architect's Certificate instead of the NHBC Certificate, so it's not particularly suspicious.

At that time the Halifax did lend on that sort of property, but I don't know what their current policy is.

I didn't come across any cases where it all went structurally wrong with the property after completion, so I don't know what sort of claim a buyer would be able to make on the architect.

If I didn't feel comfortable with the situation, Ithink I'd just look for another property for the peace of mind.

Thrugelmir

patrick_bs15 wrote: »

the Architects Cert didn't provide the same cover a NHBC would...

A post from a respected poster on the housing board.

I have never understood that an architect's certificate gives the same kind of cover that an NHBC certificate would. The architect warrants that the house has been properly constructed in accordance with the regulations and the plans and specifications etc. If it turns out that something is wrong then you may be able to sue the architect for making a negligent misstatement, but you would have to prove his negligence in that respect.

As I understand it an NHBC or Zurich Municipal certificate is wider because, given that the item in question is covered, you only have show the existence of the defect, not negligence on the part of the professional concerned.

The reason for the requirement for either Architect's Certificate or NHBC/Zurich is to give the confidence factor. If something goes wrong it can still be something of a hassle to get it all sorted. Obviously builders lose their registration with NHBC if there are continuing foul ups that are not put right so it is probably true that major national builders will remedy things to avoid adverse publicity whereas Fred the local builder won't care so much about his reputation.

https://forums.moneysavingexpert.com/discussion/584216

patrick_bs15

Hi all.
Viewed property and decided to run a mile!
Very odd situation: not a genuinely 'new' build at all...

Thanks for advice anyway