Refurb flat and Builers Warranty?

Dawn248

Hi all. Firstly, please excuse any really dumb questions..I'm newly divorced and have never bought a place on my own.
I've just had my offer accepted on a flat. It's an old building that's been converted into apartments. I know there can be issues with new builds so asked about a builders warranty and was told it's slightly different with refurbishments. There is a warranty of sorts but it's not an NHBC Buildmark.
I don't want to spend a ton on solicitor's fees/surveys but also want to avoid problems. Would a 'snagging survey' be appropriate for a refurb? Don't want to come across as a fool with the estate agents/solicitors but can't find relevant advice online.
Any advice or trouble shooting tips would be great.
Thanks in advance.

foxy-stoat

Normally the builder revisits the building after 12 months from completion of the works, put right or make good any settlement cracks or failed materials. Depends on what is stated in your contract, so read that carefully to see if there is provision for a visit by the builder baring in mind that 12 months from completion of the works will not be 12 months from when you move in.


Do you know when the flats where completed?

kingstreet

If a lender is going to class this as a newbuild, it will need a guarantee. If it's not NHBC, what is it?

As an example, here is a list of Halifax accepted schemes:-

Acceptable Warranty Providers

NHBC
Premier Guarantee - includes the LABC New Homes Warranty and LABC Hallmark Scheme
Building LifePlans Ltd (BLP)
CRL Management Limited - previously known as Construction Register Limited (CRL)
Buildzone
Checkmate
Advantage HCI
Global Home Warranties
International Construction Warranties (ICW)
Protek
Q Assure Build
Aedis

Dawn248

All the blurb says "new development....luxury apartments.." but the estate agent says as it's a refurb in an existing building it's not 'new build' as such.

Thank so much for the list. I will call tomorrow and try to clarify it.

They're asking me to provide a solicitor's details by the end of the week so am looking for a conveyancer too. Again, any help would be appreciated.

Dawn248

Will make sure that's in the details, thanks so much.
They're not yet completed, should be a month or two yet. X

G_M

It does not sound like a New Build.

I doubt the developer will come back after 12 months, but read the contract. If it's not in there, you ask to have it added, but the developer may have vanished by then. Is this an established major company, or a guy who bought a property at auction toconvert......?

I doubt it will have any of the listed warranties if it's a refurb.

Check for Building Control certification, and get a survey done.

kingstreet

A property can be treated as a newbuild when it has been converted or renovated. Halifax again;-

An initial occupancy/new build property is classed as any property being occupied and/or sold for the first time on the open market in its current state and includes converted and refurbished properties. These will fall into one of the following categories:

Newly built property.

Refurbished property i.e. refurbishment of an existing residential property, typically a re-furbished property will be considered as initial occupancy where the vendor is a builder/developer and the property has been vacated to allow for the refurbishment to be undertaken.

Newly converted property i.e. conversion of an existing non residential property, e.g. an existing mill converted into flats.

A property, either new or converted (as above), that has been tenanted and is now offered for sale by the builder/developer.

Property must be subject to one of the following building control and monitoring requirements:

Building Standards Indemnity Scheme from a warranty provider accepted by Lloyds Banking Group (see below for acceptable warranty providers)

Professional consultant where small, solely residential development of no more than 15 units – consultant must meet qualifying criteria

An acceptable guarantee from a development corporation or local authority where they are the vendor.