New Build Purchase - 28 Day exchange - being pushed to use builder's recommended solicitors

74jax

info_maniac said:

74jax said:

From someone in new build for the last decade, 28 day exchange is normal. 
They are pushing for their solicitors because those solicitors will understand the new build process and be able to work to those deadlines. 
However. 
Phone round your own sols, ask prices and their deadlines. Make sure they know its new build. Some solicitors may decline knowing they can't meet the deadlines, but phone round and go with who you want. Do not be pushed into using their solicitors.

Edited to add - is it a large builder? I can't imagine every house completion is on the same day. Sales advisors will be running around from one plot to the other and sales managers will have a hell of a lot of calls if there's issues on plots in the area.  My area's around 100 miles long, with about 25 sites on it and over 1k plots. I guess if its a small builder maybe, but are you sure you have this bit correct? 

So, should I skip the searches (and buy indemnity insurance) OR should I exchange even if the search results are pending?

This is a large builder with initials BH. They have done 2 other new build sites in my area. This site is 240 houses in total split between two developers. The other developer has 70% houses on the estate with three social housing block of flats and shared ownership and affordable housing (nearly 40% of the estate).

Barratt Plc, yes it is who I've been with for last ten years. 

No I never said skip the searches 😲😂🙈 I said shop around for your own sols and make sure they are competent in the purchase of new build (not all sols are) and you are happy with their timescales. 

chanz4

Builder sols will be because they are getting a kick back

user1977

TBG01 said:

You're getting a mortgage. You can't skip searches. Your lender requires them.

Most lenders accept search indemnity insurance:

https://lendershandbook.ukfinance.org.uk/lenders-handbook/englandandwales/question-list/2081/

In any event, searches for newbuild properties are fairly pointless as the planning process flushes out anything weird - what's more relevant is whether the developers have complied with the conditions in their consent for the development.

The_Real_Cheddar_Bob

user1977 said:

TBG01 said:

You're getting a mortgage. You can't skip searches. Your lender requires them.

Most lenders accept search indemnity insurance:

https://lendershandbook.ukfinance.org.uk/lenders-handbook/englandandwales/question-list/2081/

In any event, searches for newbuild properties are fairly pointless as the planning process flushes out anything weird - what's more relevant is whether the developers have complied with the conditions in their consent for the development.

Not correct. 

OP - make sure you check the plans against the house you are buying. Also make sure you ask the builder in writing and you do not exchange without a written answer - are there any services going through, under or over my property? 

this will trigger misrep if you later dig and find services like i did. 

user1977

The_Real_Cheddar_Bob said:

user1977 said:

TBG01 said:

You're getting a mortgage. You can't skip searches. Your lender requires them.

Most lenders accept search indemnity insurance:

https://lendershandbook.ukfinance.org.uk/lenders-handbook/englandandwales/question-list/2081/

In any event, searches for newbuild properties are fairly pointless as the planning process flushes out anything weird - what's more relevant is whether the developers have complied with the conditions in their consent for the development.

Not correct. 

In what respect? I thought your problem was about a pipe which didn't show up on the searches anyway?

canaldumidi

You're a customer. You're about togive them 00s of 000s of £££.

So don't let them tell you what to do!

gafs

In my experience I found the builder recommended solicitors to be really good. They keep to the timescales because they want to keep the builders on side. Im in the north and both newbuilds I have bought recommended the same solicitor and I have had really good service from them both times.

user1977

gafs said:

In my experience I found the builder recommended solicitors to be really good. They keep to the timescales because they want to keep the builders on side.

The problem surely is how they "keep to the timescales" (and the fact they'll be much more interested in keeping the builders on side than by representing your interests). Are they smoothing over any potentially adverse things which you really ought to be concerned about? Plenty of previous threads here by people who have come up with problems further down the line (maybe only once they try to sell). 

TELLIT01

A solicitor on the builders approved panel clearly has a vested interest in getting the sale completed.  Their primary interest is not the purchaser.  Use your own solicitor and do not be pressured into making any decision until you are ready.

TELLIT01

user1977 said:

TBG01 said:

You're getting a mortgage. You can't skip searches. Your lender requires them.

Most lenders accept search indemnity insurance:

https://lendershandbook.ukfinance.org.uk/lenders-handbook/englandandwales/question-list/2081/

In any event, searches for newbuild properties are fairly pointless as the planning process flushes out anything weird - what's more relevant is whether the developers have complied with the conditions in their consent for the development.

That is very clearly not always the case.  There have been cases reported recently where small strips of land are not actually part of the purchase, have been sold off, and people are being asked silly money to buy what they always believed was part of their property.  I'm not saying any other solicitor would have spotted it, just that the statement is inaccurate.