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Thread: Buying a new build house

  1. #1
    Master
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    Buying a new build house

    We are about to put down a holding deposit on a new build house 'off plan' and as this is only our second house purchase and first 'new build' was wondering if this forum had any wisdom to impart.
    So far we have a list of requests / inducements such as stamp duty contributions, rear garden turfing, kitchen materials, choice of flooring, etc. but was wondering if there were any other tangible / intangible things we could ask for to 'sweeten the deal'

    The other thing is should we go for a survey or would a 'snagging survey' be adequate (or should both be done). The logician and miser in me say snagging only, the paranoid says 'both'.

    The housing market where we are has slowed down a lot and from friends who have moved recently we know this developer is open to 'dealing'.

    Any tips or suggestions gratefully received. Thanks in advance.

  2. #2
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    Your list of inducements seems pretty decent so far (depending on stamp duty contribution)

    We purchased a new build just over 3 years ago and negotiated stamp duty fully pain, free turf, flooring, a garden shed and they paid our legal fees (providing we used their preferred solicitor).

    Other people I know have also managed to negotiate a contribution towards moving costs and integrated appliances if they aren't already included.

    With regards to a survey our mortgage provider required us to have a full survey which we felt was pointless given its a new build but that's what they required.

  3. #3
    Master
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    You will move in and seriously.have a snag list of 200 plus items which will take more than 12 months to remedy.l

  4. #4
    Check it's not leasehold. Some house builders have been fleecing home owners selling them house with leases where you need permission and and have to pay fees for any minor change etc.

  5. #5
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    Quote Originally Posted by eagletower View Post
    Check it's not leasehold. Some house builders have been fleecing home owners selling them house with leases where you need permission and and have to pay fees for any minor change etc.
    I saw on the news this was a big thing.

    I bought a new build about 12 years ago and had no idea you could negotiate anything! Didnt ask for a thing, just paid the price (only because I didnt know better). It seems (on TZUK at least), nothing is bought without the expectation of a discount :-p

  6. #6
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    I believe the law has / is about to change to close the leasehold scam on anything but flats (by necessity given shared areas etc.) It is on my list of final questions though we have already asked about fees for shared areas (car parks etc) but this house has it's own garage and drive so no shared area fees.

    The estate agent is balking at full stamp duty - mumbling that they might be able to do 50% but as this one of the last houses on the estate and the most expensive one remaining I'm going to push for as much as we can get as this is the biggest ticket item. White goods are all included so no value there, rear gardens are unfinished so turf / patio / shed / etc. is a potential plus but I have plans for a landscaper friend to come in and sort it out - we are not gardeners and would deck / patio / astroturf the lot by preference, but have a 7 year old so turf is a definite plus when moving in as opposed to ungraded weeds and hardcore with the travesty modern developers call a patio these days. The house is actually 50% built (walls, windows and roof up, interior being done) so the window for interior alterations is closing.

    I'm not sure of our MP's survey policy however looking at professional snagging surveyors, some offer a premium service where they basically project manage the restitution of snags for you for a total cost of £5-800 this seems like a good deal to me but as I say i'm inexperienced when it comes to buying a home.

  7. #7
    Craftsman T1ckT0ck's Avatar
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    Just think of all the things you do on a daily basis and work from that.

    Outisde taps, outside electrical point, fencing, turf / patio, venting / extraction (tumble dryers), professionally cleaned before handover, plenty electrical sockets (in places you want), TV Aerial, etc

    All kind of obvious but all add extra cost.

  8. #8
    Master
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    Well that was a quick one - just had a bit of a barter with the estate agents handling the development and the only thing they cannot do is remove the built in washing machine so we can fit our own. Everything else, full stamp duty, flooring, turf etc. is agreed - just need it in writing now...

    Thanks to all who made suggestions it helped get my ducks in a row.

    The remaining question is about the snag survey - has anyone used a specialist snag surveyor especially if they project managed the fixes. Worth it, or, not?

  9. #9
    Master
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    Quote Originally Posted by T1ckT0ck View Post
    Just think of all the things you do on a daily basis and work from that.

    Outisde taps, outside electrical point, fencing, turf / patio, venting / extraction (tumble dryers), professionally cleaned before handover, plenty electrical sockets (in places you want), TV Aerial, etc

    All kind of obvious but all add extra cost.
    The house already comes with most of that anyway as they are of the 'few to no options' school of building so they have no real facility to change things on that micro a scale.
    For me the biggest thing was the stamp duty which is a nice AP or Vacheron in my pocket - although not on my wrist if the wife has any say - and she will

  10. #10
    Quote Originally Posted by julian2002 View Post
    The remaining question is about the snag survey - has anyone used a specialist snag surveyor especially if they project managed the fixes. Worth it, or, not?
    I'd wait until you're in and things have settled and dried properly, only then will you know what needs snagging. If it's a good developer there could be hardly anything to snag. If it's a national house builder known for throwing houses up, there will likely be much more. But if you're buying off plan I'd assume there will still be further development on-site and plenty of trades on hand to rectify any problems.

  11. #11
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    You will find it needs a number of snags sorting. I live on a new estate and people have had very different experiences - some have had relatively few and others have been bedeviled by loads and depending on the responsiveness and attitude of the developer, it can take several years for everything to be sorted.

    This can be extremely frustrating and time consuming- communicating with customer service and waiting in for tradesmen.

    The last home we bought - also a new build had the single snagging issue fixed in one visit. This house has necessitated on the region of 100 visits and we're not the worst affected.

    I'd not heard of a professional snagger until we got here but some of our neighbors have used them. I'm no building expert (though did work as a builder's labourer for a year over 40 years ago) be t I'm not sure I would bother with someone charging 5-8k to handle snagging, unless they were going to also let tradesmen in and oversee their work, as well as compile the list and liaise with CS. Especially if it's not easy to have someone at home during the day.

    I would also try to do an inspection before handover to identify as many snags as possible so that they can be attended to before moving in.

    If you have a builder friend, see if they will come round with you. Try to check everything systematically as you go round. Certainly get a second or third pair of eyes.


    If it's anything like ours you have 2weeks to notify the builder of serious issues then other things that arise for the first two years of occupancy. After that you need to deal with the NHBC or equivalent (I presume there is some sort of cover for 10 years).

    I have to say we like our home now, but there were times I wish I hadn't gone for a new build.

    One other thing - many homebuilders are charging a service charge for care of common areas on estates - eg unadopted roads and communal grounds. The protection for freeholders in relation to these charges is very poor in law - the charges can work out higher than advised and you have much less opportunity to challenge this than leaseholders. If that is the case with your estate, I would try to factor in the fees being 50% (or more) higher very soon after moving in - it happened to me!

    ATB

    Jon

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  12. #12
    Master
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    Thanks Jon,
    From research a basic snagging survey is £500 with 'premium service' a few hundred more so less than £1000. I work from home so access etc. is not an issue. I'd prefer someone else to do the leg work if at all possible though. Obviously if the price goes much over that it would become more cost effective to do the follow up chasing myself.

    We have already ensured that there are no additional 'service charges' to be levied on things like communal grounds (parking, verges etc.) and unadopted roads. Several of our friends are being hit by ever increasing charges for communal car parking areas, verges and the like, we made very sure that this house has nothing like this attached.

  13. #13
    Grand Master hogthrob's Avatar
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    To give you an idea of what to look for, here are extensive internal and external snagging lists. These might seem over the top, but it's very much a case of 'don't ask, don't get'.

    Find out when the new development is going to be finished, and when the developer is going to leave site. It is significantly easier to get someone to have a look at things while they are still local, so get your complaints in early.

  14. #14
    Master smalleyboy1's Avatar
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    Regarding snagging. Agree with the builder/developer that you will visit the house 1-2 days before completion to check on things and to snag the property. It can be more difficult to get a builder to deal with snags after completion as he will have had his money and is therefore less focused on resolving issues. It might be possible to keep back a small proportion of the purchase price until all reasonable snags are resolved. Although i suspect the builder might push back on this.

    As mentioned above, when snagging, do one room at a time and be systematic. Start with the ceiling - plaster has no ripples or holes in it, lights are fitted and working, any cornicing is properly fitted. Then onto walls, plaster all smooth and blemish free, light switches fitted properly, windows all open, close and lock, window sills fit flush against the windows, skirting boards fitted flush with the walls and floor, doors open freely and associated ironmongery and architraves are free of damage etc. Then floors, any noticeable damage, damp spots, all floor finishes wrinkle or crease free, fitted up to the skirtings properly. Check any tiling is free of cracks and damage including paint spills or splatters.

    Kitchens, bathrooms, utilities etc - as above but also work your way around all fittings and appliances. Open every kitchen door and drawer to check they move freely, close properly. Check for any excessive gaps or misaligned cupboard doors. Check all taps run properly and water drains away. Keep an eye out for any leaks under the sink or anywhere else there is pipework.

    I would also take something you can plug in and test all electrical sockets as you go.

    Have a walk round the external areas to check everything including looking up at external walls, roof and chimneys.

    Keep a list of what you find in each room and get the builder to meet you once you are finished to show him what you have found and to agree a timescale to resolve the snags. Also drop him an email of what you have found, so that you have it in writing.

    There will always be things that need fixed and there will also be some things that aren’t really snags e.g. minor cracks in plaster or floor screeds due to drying out.

    You mention that your house is one of the last in the development meaning that the builder might soon be off site. In this case it’s best to keep the pressure on him (in a polite and reasonable manner) to resolve things quickly whilst he still has labour on site. It does no harm to make friends with the site manager or foreman as he can arrange to have most things sorted for you. A case or two of beer often helps keep a site manager on your side.

  15. #15
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    Again thanks very much for the replies, I'm seeing the builders tomorrow to reserve the property so will finalise a snagging schedule as a priority - whether I do it myself (unlikely as I have little building or diy knowledge) or get a professional to do it (almost 100% certain)

    The house is one of the last remaining ones on phase 1 of the build, they are now advertising phase 2 so the developer will be on site or very nearby for another year or two at least.
    The whole area is being redeveloped - basically building a new town from scratch we currently live in 'village 1', and are moving to 'village 4' which is under construction. 'Village 2' is also under construction but the developers there seem to be trying to cram as many houses onto as little land as possible and anything that has a decent size and layout is extortionately priced, our target house is right on the edge of the development on a cul de sac and past the road and existing verge has a privately owned farm track (not connected in any way to the property) and then fields, so as secluded and unlikely to become overlooked as it's possible to get these days. Village '3' is yet to be started and will have a shopping center we are told, there have also been plans for a railway station of the mainline into London for years which if it ever happens will be a big boost to property prices.

  16. #16
    Grand Master Seamaster73's Avatar
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    Quote Originally Posted by JonRA View Post
    If it's anything like ours you have 2weeks to notify the builder of serious issues then other things that arise for the first two years of occupancy. After that you need to deal with the NHBC or equivalent (I presume there is some sort of cover for 10 years).
    NHBC are worse than useless. I've been battling them about my flat for thirteen — yes, thirteen — years. Now with the insurance ombudsman as a precursor to litigation.

    I think NHBC "warranties" (which are actually nothing of the sort) are going to be the next misselling scandal.

  17. #17
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    I would never buy a new house,you have more comeback on a £500 car than a £500,000 house.

    What my mother went through in her new house was ridiculous.
    she died last year and she still hadn’t been able to get into her garden as the patio doors wouldn’t open properly.
    Amongst other things and hefty charges.

    NHBC is not worth a penny.

  18. #18
    Owl1
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    Steer clear from new builds !

  19. #19
    We're also doing something similar soon, a mate who's in the business said push for stamp duty because they've got X amount in every house to play with.

  20. #20
    It would be worth printing a snagging list which should be available online. As poster sb1 mentions above checking everything systematically. Take someone else with you to do another snagging list separately and this may help to ensure nothing is overlooked. Possibly run taps/shower etc and identify any leaks/drips.

  21. #21
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    Make all the lists you want it doesn't mean they will fix them.

  22. #22
    Grand Master mart broad's Avatar
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    We moved into a new build March 2018 and my advice is buy the developer ours was a small local company with a good reputation any small snagging issues dealt with promptly and properly as to the NHBC warranty hopefully will never have to find out but ?
    All the incentives in the world cannot compensate for a crap build or builder

  23. #23
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    Quote Originally Posted by bwest76 View Post
    Make all the lists you want it doesn't mean they will fix them.
    Very true...bought a new built from Persimmon a while back, ended up doing most of it myself.
    Will never buy another new build, from them anyway!

  24. #24
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    I've just moved into a new build and did the snagging myself. It's fairly easy if you go through a checklist which previous posters have linked. You don't need diy knowledge to know that something doesn't look or feel right.
    Other tip for a new build is around security. E.g. does it come with floodlights, if not can they install wiring? Make sure it's high up on the wall so the wires can't be tampered with. Also ask about the locks themselves. See if the lock cyclinders have stars on them. 3 star being the most secure. Google lock snapping and it will scare you! Good luck with the negotiations!

  25. #25
    Master smalleyboy1's Avatar
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    Quote Originally Posted by bwest76 View Post
    Make all the lists you want it doesn't mean they will fix them.
    Which is why it’s worth delaying completion until the majority of the issues are resolved or keeping back an agreed amount of the completion monies.

    If the builder is still on site, they should be able to address most issues within a week. Personally I would delay completion by a week if possible to give time to sort things.

  26. #26
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    Quote Originally Posted by hogthrob View Post
    To give you an idea of what to look for, here are extensive internal and external snagging lists. These might seem over the top, but it's very much a case of 'don't ask, don't get'.

    Find out when the new development is going to be finished, and when the developer is going to leave site. It is significantly easier to get someone to have a look at things while they are still local, so get your complaints in early.

    Good post with the lists- thanks.


    B

  27. #27
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  28. #28
    Grand Master number2's Avatar
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    Quote Originally Posted by Franky Four Fingers View Post
    We're also doing something similar soon, a mate who's in the business said push for stamp duty because they've got X amount in every house to play with.
    Build three and one is pure profit on a typical development.
    "Once is happenstance. Twice is coincidence. The third time it's enemy action."

    'Populism, the last refuge of a Tory scoundrel'.

  29. #29
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    Quote Originally Posted by julian2002 View Post
    , there have also been plans for a railway station of the mainline into London for years which if it ever happens will be a big boost to property prices.
    Good luck with the railway station, they seem to keep coming up with reasons for not building one despite it being in the initial plans before building started hence all the cars trying to park at Flitwick.

  30. #30
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    Quote Originally Posted by number2 View Post
    Build three and one is pure profit on a typical development.
    That was also the received wisdom when I worked for a local builder as a labourer in the '70s. It's a decent profit margin and all the senior staff on the nearing-completion building site I currently live on have very nice cars...

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  31. #31
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    Quote Originally Posted by Pretzel View Post
    Good luck with the railway station, they seem to keep coming up with reasons for not building one despite it being in the initial plans before building started hence all the cars trying to park at Flitwick.
    Yes I grew up in a nearby village and ever since the new town was proposed there has been promise of a station. It seems that there is some very slow movement with the council promising to stump up some promised cash to the developers but it seems to be stuck constantly in the consultation phase.
    The railway has no real bearing on our decision to buy as my wife works at the local hospital and I work from home and any travelling I do I do by car as it's cheaper than a 1 off ticket.

    To update the situation.
    We found out that my wife's parents bought their current property as a new build from the same developer in Milton Keynes, they had a pretty easy time of it with a minimal snagging list so while that's no guarantee that we will experience the same it's encouraged us to go for it.

    We put our reservation deposit down on the property today.

    We've been able to secure full stamp duty paid by the developer, our choice of carpet and flooring - unfortunately the kitchen has been ordered already so we have no choice of counters, doors or furniture but we have seen what they are fitting and like it anyway. They will also level, grade and turf the rear garden to a good standard. Looking at the plans, sockets, data and aerial points are extremely generous so there was no point pushing for anything in that respect.

    Absolutely bricking it as the sums involved dwarf anything I'd previously contemplated (although in the grand scheme of things they are a pittance that might get you a 1 bed flat in a London ghetto) but excited to have a house that we'd never dreamed of even a year ago.

  32. #32
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    Quote Originally Posted by julian2002 View Post
    Yes I grew up in a nearby village and ever since the new town was proposed there has been promise of a station. It seems that there is some very slow movement with the council promising to stump up some promised cash to the developers but it seems to be stuck constantly in the consultation phase.
    The railway has no real bearing on our decision to buy as my wife works at the local hospital and I work from home and any travelling I do I do by car as it's cheaper than a 1 off ticket.

    To update the situation.
    We found out that my wife's parents bought their current property as a new build from the same developer in Milton Keynes, they had a pretty easy time of it with a minimal snagging list so while that's no guarantee that we will experience the same it's encouraged us to go for it.

    We put our reservation deposit down on the property today.

    We've been able to secure full stamp duty paid by the developer, our choice of carpet and flooring - unfortunately the kitchen has been ordered already so we have no choice of counters, doors or furniture but we have seen what they are fitting and like it anyway. They will also level, grade and turf the rear garden to a good standard. Looking at the plans, sockets, data and aerial points are extremely generous so there was no point pushing for anything in that respect.

    Absolutely bricking it as the sums involved dwarf anything I'd previously contemplated (although in the grand scheme of things they are a pittance that might get you a 1 bed flat in a London ghetto) but excited to have a house that we'd never dreamed of even a year ago.
    Great news - hope it all goes well and you're very happy there :)

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  33. #33
    Craftsman
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    Which of the developers are you purchasing from?

  34. #34
    Grand Master number2's Avatar
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    The only new house I'd consider is one I'd built myself.

    https://www.bbc.co.uk/news/business-45915486
    "Once is happenstance. Twice is coincidence. The third time it's enemy action."

    'Populism, the last refuge of a Tory scoundrel'.

  35. #35
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    Quote Originally Posted by Pretzel View Post
    Which of the developers are you purchasing from?
    Abbey - this is where you tell me they are the biggest shower on the planet isn't it? lol

  36. #36
    Grand Master mart broad's Avatar
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    Quote Originally Posted by julian2002 View Post
    Abbey - this is where you tell me they are the biggest shower on the planet isn't it? lol
    https://uk.trustpilot.com/review/www...newhomes.co.uk

    These guys?

  37. #37
    Master
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    Yep. I read those and the majority of them seem to be from the same disgruntled customer who got a dodgy garden. There are a couple of others from a development that had a bad site manager and those were amended when the manager was changed.
    Looking on other forums the bagpuzie garden seems to have been splattered all over the internet.
    You are always going to get a few snags and some people just don’t seem to be able to deal with this.


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  38. #38
    I think people look at old house with rose tinted glasses too. My house is solid brick so costs a fortune to heat. Not to mention the issues I had with the plumbing , leaking roof, wiring etc.

    So new builds have snags but I bet you get just as many if you were to snag an old house - it’s just no one does.

  39. #39
    Journeyman
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    Good luck! The snags that I reported were sorted the next working day. Hopefully that should give you some comfort. The builder are still on site though.

  40. #40
    Grand Master wileeeeeey's Avatar
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    Quote Originally Posted by Speedyexplorer View Post
    Very true...bought a new built from Persimmon a while back, ended up doing most of it myself.
    Will never buy another new build, from them anyway!
    Not surprised.

    https://www.thetimes.co.uk/article/p...tics-0hzcjn38l

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