New-build surveyor and snagger

guitarman001

Summary:

Partner has terminal cancer so I'm buying her the new build home she always wanted. I don't want taken advantage of because I'll be too busy taking care of her. We're in Scotland. Builder has the normal 2 year cosmetic and 10 year structural guarantees but I read they aren't worth much. We get a free valuation survey but I know this is superficial.

- do I need a full structural survey AND a pro snagger?

- at what point should these be done (prior to exchange of contracts or completion)?

- if builder only allows these after completion, what guarantees are there that issues are followed up?

- recommendations?

- homeowners alliance ... Site is good.. would you recommend joining up for professional help?

As you can imagine I've a lot to deal with so I thank you greatly for your help.

guitarman001

I read that you can get a retention clause put in place withholding part of the purchase price until all snags are dealt with?

Apparently the builder is in a position of power and largely doesn't accept any conditions to the contract such as pre-completion retention clause or snagging agreement. It's ridiculous considering how much money is involved!

Futuristic

The general consensus is they will fix the snags but could take several months after you move in, of course experience will depend from each developer/site and site manager and how co-operative they are.

Is there a specific developer and development you are looking at?

guitarman001

It's a Barratt development in Scotland.

I don't want to P!SS them off, though...

I'm sure they're good but you have to cover yourself given what you read in the news.

Partner will need care so it complicates things.

Solicitor says we can suggest pre-completion snagger or retention clause but that chances are these won't be accepted.. and there's no way I'm not giving my dying girlfriend her house... So it may be I just have to get it done after completion. I think within 2 weeks is the critical period.

I'm really not sure if I need a structural survey as well, though......
For snagging I'm looking at newbuildinspections.com

Futuristic

guitarman001 wrote: »

It's a Barratt development in Scotland.

I don't want to P!SS them off, though...

I'm sure they're good but you have to cover yourself given what you read in the news.

Partner will need care so it complicates things.

Solicitor says we can suggest pre-completion snagger or retention clause but that chances are these won't be accepted.. and there's no way I'm not giving my dying girlfriend her house... So it may be I just have to get it done after completion. I think within 2 weeks is the critical period.

I'm really not sure if I need a structural survey as well, though......
For snagging I'm looking at newbuildinspections.com

The 10 year nhbc/premier guarantee will cover structural, I'm looking at new build and will skip this. But yes if you haven't got a relative/friend who is in the building industry I'd certainly spend on a snagger instead though you can do a lot of it yourself (there was a site with snag list you can go through)

It'll be things like checking windows, hinges, sockets all working / fitted properly etc

steeeb

Structual inspection wont be needed. The house needed to pass building control, youre not buying a 50 year okd build thats potentionally had 50 years crap DIY and alterations.

guitarman001

Ok so in general even the song companies tell me a structural survey won't be needed. Though a guy at work had a problem years ago with some pipe in his attic feeding from the bathroom letting out gases. Took 4 months to get a plumber in and they didn't even do the job properly. Is piping like that not a structural thing?
In any case, that is my concern. As good as a site manager may be, the tradesmen brought in could do a naff job and an "official" bit of paper from a snagging company might hold more weight and get things resolved sooner. I'm told the manager at this site is excellent and aiming for an award and they're trying to get our house up first due to partner having terminal cancer so in some respects I don't want to push it. And £450 for the snagger could go toward the house.
I need to go through an example snagging document to see the level of detail they go into so I can check if it's something I think I'd be up for doing.

Jonbvn

When when bought a new build over 10 years ago we used New Build Inspections. They picked up 100's of snags, some that I would have missed (and I am a civil engineer).

Given your present circumstances, it seems like an excellent idea to use them, while you concentrate on the more important issues in your life.

martinsurrey

guitarman001 wrote: »

So it may be I just have to get it done after completion. I think within 2 weeks is the critical period.

If you are going to do this, you need to go in with your eyes open.

2 weeks will never happen to get snags sorted.

Expect them to take a few months, by the time you've snagged they've agreed, they've booked a tradesman, he's come to look, ordered materials, they've arrived, he's come back, it all takes time.

If anything more awkward comes out, it could take 4 months.