Buying a New Build - What do I need to ask about?

GixerKate

We have an offer on our house and have our offer accepted on a new build that is due for completion end of next month.  I'm currently waiting for the Sale of Memorandum for my current property and have instructed solicitors.

I've not bought a new build before and its been over 10 years since I went through the house buying process anyway.  Can anyone help with what I need to ask/look out for when reviewing documents through from the developers?

I know I need to get someone in for snagging but that pretty much sums up my knowledge.  All help/suggestions welcome!

Niv

I suggest taking a look for hidden manholes. Anecdotal I know but my mate bought a new build and the sneaky developer hid a manhole under some turf so was only noticed after some time when that patch wasn't growing well - and yes it was in the middle of their garden.
Also look out for ongoing charges, even if freehold there can be maintenance charges for common areas that are not under council control - if you do have this check the wording of the clauses to ensure you understand what increases could be charged in future.

GixerKate

Niv said:

I suggest taking a look for hidden manholes. Anecdotal I know but my mate bought a new build and the sneaky developer hid a manhole under some turf so was only noticed after some time when that patch wasn't growing well - and yes it was in the middle of their garden.
Also look out for ongoing charges, even if freehold there can be maintenance charges for common areas that are not under council control - if you do have this check the wording of the clauses to ensure you understand what increases could be charged in future.

Cheers, hadn't thought of the manhole covers! that would be well cheeky.

I believe the council will be taking on some, perhaps all the roads in the development, I'll keep an eye out for the clauses.

Thanks!

Alter_ego

Read the covenants on the deeds. Often you cannot extend for 5yrs. Build a shed above a certain size. etc

Alter_ego

Check that you own your parking spaces. If just "allocated " you may find the management company introduces "Parking control" permits etc.

RelievedSheff

Check the covenants carefully and make sure that you fully understand any estate management charges. (We were lucky and our development has no maintenance charges but that is very unusual on new build estates now.)

Check the deeds to the plot so that you fully understand what you do and do not own, as said above check that your parking spaces are yours and stated on the title deeds, although this is more of a concern in shared parking areas rather then plots with their own driveways and garages.

As for the house itself, you will be given a hand over and a chance to point out anything that immediately jumps out at you. I would certainly recommend getting a professional snagger in. We didn't but would do so again if we bought a new build again. Although we have not found anything major in our new build over the last year there have been lots of little niggly bits that needed sorting out.

Check which warranty provider the developer is using. Not all warranties are equal. Most of the larger developers use NHBC. Make sure you read the warranty paperwork and understand what this covers. 

GixerKate

All noted, thank you for your responses, keep 'em coming!

knightstyle

Ask aboutwhat the finish will be, will kitchen tiles go up to the wall units, will the bath have tiles up to the ceiling, will the garden be turfed, if so what quality turf will be used.
Plus my favourite, can you switch the downstairs hall light off from upstairs?

Swami_Trinel

Wholly endorse the "check deeds and covenants" advice. I've just pulled out of a new build purchase because, despite being freehold, they contained several "admin charges" plus an uncapped service charge. There is a very real potential for these fees to reach thousands given the wording in the documentation.
Be absolutely clear what you're signing up to. 

eidand

ask if it will have a roof or do you need to pay extra for it .
Is the garden an actual garden or just a pile of mud where the construction leftovers are left for you to enjoy over a cup of tea, on a rainy, summer day.
Is there a floor or do you simply glide down from the top floor.
are the walls straight or will you get the "wave" type of walls.
Is the heating system installed by an actual monkey or someone who knows what they're doing.
Do the lights work at all.
Is the shower leaky or will they actually fix it?

GixerKate

Swami_Trinel said:

Wholly endorse the "check deeds and covenants" advice. I've just pulled out of a new build purchase because, despite being freehold, they contained several "admin charges" plus an uncapped service charge. There is a very real potential for these fees to reach thousands given the wording in the documentation.
Be absolutely clear what you're signing up to. 

Thanks for the tip!  I'll definitely be reading the small print and getting anything like that clarified.  I assume they wouldn't budge on the wording when you queried it?