Buying a new build negotiations/additions

berrybum

Hello,

I'm looking to buy a newbuild (Bellway).  It is off plan, I don't think the foundations are in yet.  The area is extremely popular so I don't think we'll be able to haggle anything at all on the asking price.  Is it still worth asking for anything to be thrown in?  Not sure how easy it is to negotiate in today's market?  Having a look online I think the main additions to consider are things within the walls, i.e. if we want more plug sockets/light switches/outdoor socket.  We'll probably change the kitchen style but can't change the layout.  Last year we put in a new double oven (electric) and microwave and induction hob in our house so I was thinking we could just opt for standard appliances (which are included) and do a cheeky swap?  I think the oven is hard wired in so would need a sparky for that but figure cheaper than paying for their upgraded oven?

I think we'll leave flooring and do that when we move in, we can cope with the upheaval as lived in a building site for years.  Likewise we will probably switch out the basic sockets and switches to brushed steel in time ourselves.

It all seems a bit of minefield in comparison to buying an older house but the area we're looking at is so popular and not much is coming on the market for resale hence turning to new build (plus my husband is adamant he doesn't want another project hehe!

Any other advice really welcome!!

Thanks!

74jax

I'd been with Barratt for 10 years. Not much negotiation on asking price sadly,  unless it's the right time of year. Half year and year end see the most reductions / incentives as they will be aiming to get their numbers in for government targets. 

If you plan to swap out the standard, remember to keep all instruction manuals and you can sell on fb /local pages and get some money back.

You could ask for turf, that's an easy one for us to do but a hassle for you, so definately if you can have that it's a bonus.

Make friends with the SM, he can recommend trades who are already on site. 

eddddy

berrybum said:

Last year we put in a new double oven (electric) and microwave and induction hob in our house so I was thinking we could just opt for standard appliances (which are included) and do a cheeky swap?  I think the oven is hard wired in so would need a sparky for that but figure cheaper than paying for their upgraded oven?

What are you planning to swap? Assuming you're selling and buying at the same time, there won't be a way of swapping the appliances in your current house with the ones in the newbuild you're buying.

Maybe you mean you'll buy some new 'budget' appliances, and put them in your current house.

Is your current house 'under offer' yet? If it's not, will Bellway accept a reservation from you?

(If it is under offer, did you tell the buyers that they won't be getting the current kitchen appliances, but some cheaper ones instead?)

berrybum

Thanks both.  My house is going on the market at the end of next week with open house the following Saturday so hopefully in two weeks we'll be in a position to reserve a plot.  We haven't specified appliances are included so was thinking of not including them in the sale using them in new house and then selling the basic bellway ones on (although maybe that's a lot of hassle and should just ask our buyers for a bit extra for them).  Asking for turf is a good shout thanks.

74jax

Will you be going into rented? I would use that as an incentive when putting your offer in too. 

You can reserve obviously with a house sale agreed, but it's more attractive with a house sale agreed and you going to rented. 

If its not at foundation yet do you know the date for the phase with your plot in? Is it in the first release? Buying off plan before founds is always good for the builder but does mean you are opening up to an unknown completion date. 

eddddy

Presumably you're talking about a built-in hob and ovens in your current house.

Telling buyers that you'll be removing them and/or asking buyers to pay extra for you to leave them sounds like a really bad idea. I think a lot of buyers would see that as very petty. Have you discussed that idea with your estate agent?

If you're removing built-in appliances, I would suggest you make that really make that clear from the outset - in the EA's property description - to avoid a negative reaction from buyers later.

In fact, if you really want to keep those appliances, I would suggest you remove them and install replacements before the EA takes photos and before viewings begin.

silverwhistle

I'd get cabling from the meter position to a suitable point for an EV car charger. Even if you don't need/want one now down the line a few years they'll be a standard offering. Easy and cheap enough to do it at the time of build but a potential pain later: make sure it's decent size. From memory at least 6mm or better 10mm. When you then install the charger knock a brick out or drill a hole to make a connection to the in situ cable.

berrybum

Thanks again for all the replies.

74jax said:

Will you be going into rented? I would use that as an incentive when putting your offer in too. 

You can reserve obviously with a house sale agreed, but it's more attractive with a house sale agreed and you going to rented. 

If its not at foundation yet do you know the date for the phase with your plot in? Is it in the first release? Buying off plan before founds is always good for the builder but does mean you are opening up to an unknown completion date. 

We need to exchange after 6 weeks, our EA thinks in the current market for our house our buyer would be happy to wait until say June to complete.  As a back up we can move in with in laws but would prefer not to do this for more than a couple of months.  Trying to avoid going into rented.  The house is part of first release and is due to be finished July 22.

eddddy said:

Telling buyers that you'll be removing them and/or asking buyers to pay extra for you to leave them sounds like a really bad idea. I think a lot of buyers would see that as very petty. Have you discussed that idea with your estate agent?

I think you're right.  Will abandon that idea but will price up cost of sourcing better spec appliances independently vs through house builder so can buy a better one after completion if cheaper that way.

silverwhistle said:

I'd get cabling from the meter position to a suitable point for an EV car charger. Even if you don't need/want one now down the line a few years they'll be a standard offering. Easy and cheap enough to do it at the time of build but a potential pain later: make sure it's decent size. From memory at least 6mm or better 10mm. When you then install the charger knock a brick out or drill a hole to make a connection to the in situ cable.

Ooh thank you, very good point!

MidnightWolf

I doubt Bellway will let you specify cabling for car charging unless it’s something offered in their Additions brochure. Our experience with them (bought our second Bellway house two years ago) is that they won’t allow any bespoke options beyond what’s explicitly offered for a price. I wanted network cabling to a a different room that I would use as an office and was told a flat-out “no”. We couldn’t even have bathroom mirrors like in the show house (same style house as we bought) as they weren’t offered as a paid upgrade.

[Deleted User]

I’m bought a new build last time with Baratts free carpets turf etc but little to no choice with anything else as it was built already
buying another new build now and have been able to change lots of things and add additional cat1 cancelling etc

thry arnt lowering prices or giving things away free though as there’s so many people wanting to buy

berrybum

MidnightWolf said:

I doubt Bellway will let you specify cabling for car charging unless it’s something offered in their Additions brochure. Our experience with them (bought our second Bellway house two years ago) is that they won’t allow any bespoke options beyond what’s explicitly offered for a price. I wanted network cabling to a a different room that I would use as an office and was told a flat-out “no”. We couldn’t even have bathroom mirrors like in the show house (same style house as we bought) as they weren’t offered as a paid upgrade.

Thanks, that's useful to know.  Can I ask what restrictive covenants you had?  I think it is common to have restrictions on new builds?  I asked Bellway yesterday and she said it was stuff like not having a caravan on your drive. Obviously would get full details when I come to actually reserving the plot but wondered for interest what the restrictions normally are?