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

GixerKate

newbridge said:

Swami_Trinel said:

The sales exec asked me to send details of my concerns to see if they could do anything about them to keep me.
Within a few hours of my email I was offered a full refund of my reservation fee. I think that pretty much says it all about the conditions and charges they'd inserted. I just hope everyone else on that development, and all new build developments, makes sure they fully read the details in the deeds and contract.
Also worth pointing out that my solicitor failed to highlight any of these as a concern and just forwarded the docs straight from the developers solicitor, so its very much a case read and understand everything. 

Can you share the concerns( or questions you asked, so i can possibly check with my builder too) you raised? I am also in process of buying a new build and have reserved but not exchanged yet. All this talks about service charge/TP1 is making me worried.

Same boat as me then, it is rather worrying isn't it!

bhaisab

Niv said:

I suggest taking a look for hidden manholes. ...

I know you're not going ahead but I will second this comment about manholes.

Parents have bought in a new development, it's shaped like a figure of 8 and their plot is in the middle. They have 8 circular and square manholes randomly plotted over the front garden, just looks messy as well as being a trip/injury risk when kids are playing on grass.

Swami_Trinel

@newbridge @GixerKate I don't want to be a scaremongerer and my experience is still quite raw (see my freehold property with leasehold conditions thread), but I do want to make sure anyone buying a new build property is fully aware of any covenants and charges that may apply so they can make a fully informed decision.
All the issues I raised were in relation to specific points in my TP1, so my advice would be to scrutinise that thoroughly. However, you should probably ask your builder what covenants will be on the deeds, if it is intended to have the roads/sewers adopted, if there is to be a service charge how will it be calculated, who by and will increases be capped/limited, will there be any other admin fees chargeable such as obtaining permission to make any alterations or when it comes to selling the property.

I should add, if you have no such charges or they at least appear to be administered reasonably and there are no spurious covenants (and I really hope for you that there isn't) please report back: I'm very open to having my faith in new builds restored.

davidmcn

Have a look at the planning papers on the council's website - will usually have lots of info about the history of the site (ground conditions, contamination, flood risk etc), possibly drainage layout if you're concerned about personholes, may give you other things to think about.

eidand

if anyone does ask a builder various questions, make sure you get those answers in writing ( email ) and keep them for later. It wouldn't be the first time they lie through their teeth

rachel230

Get everything in writing including that the council will be adopting (they will * tell *.you they are. Chances are they won't!)
Take nothing the sales office tell you at face value.

GixerKate

eidand said:

if anyone does ask a builder various questions, make sure you get those answers in writing ( email ) and keep them for later. It wouldn't be the first time they lie through their teeth

Good point, I've been told a lot over the phone but don't have anything in writing, that needs to change..

davidmcn

eidand said:

if anyone does ask a builder various questions, make sure you get those answers in writing ( email ) and keep them for later. It wouldn't be the first time they lie through their teeth

And even if in writing, it won't necessarily be something you can rely on. The contract usually excludes any representations made other than in the contract itself and the formal enquiries between the solicitors.

DCFC79

Have the sales team not explained to you they will walk you through the home and show you how things like how to use the boiler ?

Did the sales team show you the plans for the development eg where street lights, drains/man hole covers are going to be ?

I know the team I'm dealing with will check the finish and rectify anything not right, check the lights, the boiler, cooker etc all work.

Questions to ask (apologies if Ive covered questions you know the answers to)

These were explained to me very early on in the process.

Who will be supplying broadband, are you tied into 1 supplier eg BT ? And if your tied for a set period.

Maybe ask if it would be fttc or fttp.

Ask about utilities eg who water supply is form, Gas and Electricity.

GixerKate

DCFC79 said:

Have the sales team not explained to you they will walk you through the home and show you how things like how to use the boiler ?

Did the sales team show you the plans for the development eg where street lights, drains/man hole covers are going to be ?

I know the team I'm dealing with will check the finish and rectify anything not right, check the lights, the boiler, cooker etc all work

@D@DCFC79 Not yet, we haven't got that far through the process.  Good to know that is what should happen!