Buying a new build, any tips?

[Ikeameatballs]

So, after much angst on my part, I'm going in at 11.30 to reserve my new build! Buying a 5 bed Lavenham from Taylor Wimpey. I'm both excited and nervous as I haven't moved since 2006! Getting a mortgage through London and Country as brokers.

Any tips? They are part exchanging my house and giving me 4K towards options on the new property.

[MongerTruffle]

When you go in after completion, nag them to fix anything that might be wrong (and there will always be something wrong).

[UserShmuser]

Not a tip for buying and haven't got a new build but we've had some work done on our house and the decorator mentioned that you're not supposed to wallpaper new builds for about 12-18 months. Something to do with plastering or damp proof. Although they're always decorated so lovely you probably won't need to do anything at all. Good luck with the move

[Ikeameatballs]

The walls will all be Crown White emulsion when it's handed over. Can't wait to start picking out decor but will be doing a bit at a time, probably the kids rooms first!

[SavoyCabbage]

Find out what you are getting. Push for fencing and turf. We once got curtains (which was great as all the poles were up) and flooring. Ask about stuff like is the doorbell going to be wired,

Pay for absolutely loads of extra sockets and upgrade anything that you can afford to do as often they use the cheapest door handles, showers etc. Not always though.

[Alicetherabbit]

The lavernham is lovely, be wary signing for the house, we were about to and she got a call saying it had been sold.... Was gutted.

[SavoyCabbage]

I've just had a look at one online. It's gorgeous. Is there a door into the garage?

[somewhereovertherain]

Don't. But if you do be prepared to fight for any snagging lists and problems. The 10 NHBC warranty isn't worth the paper it's printed on assuming it stil exists.

Good luck.

[flutterworc]

We're 18 months into living in our second new build (and forever house as I'm NEVER
Moving again.

I'd second paying for extra sockets EVERYWHERE.

If you're allowed to make alterations, spend a lot of time looking at your kitchen layout - the 'standard' one that would have been in ours would have wasted a lot of space and not been terribly practical.

We also changed our double oven for two single ones, which was the best decision we could have made and is a godsend.

Have a snagging book and keep track of all the little things as you go.

Check the position of light switches vs doors - our kitchen one was in a daft place so had to be moved.

Enjoy the smugness of not having to deal with the uncertainties of a pre-owned home (which makes you feel a bit better about paying a premium!)

Enjoy your new home!

[GnomeDePlume]

Look closely at the layout of the development especially if the development is still going on. What will be around your plot. Check out the orientation of your plot. Sun in the garden was important for us. I nearly overlooked the house we are in now as the schematic of the development appeared to show our garden as east facing whereas in fact it is south west facing.

Ask about where water and drainage runs. This can have impact on whether or not you can extend or even put up a conservatory in the future. Because of the proximity of soakaways we were able to extend our house but our next door neighbour isnt.

We made use of the NHBC warranty (it is worth the paper it is printed on). Do your snagging while there are still trades on site.

We have been in our then newbuild for over 10 years and plan to stay here for many more years. We chose the right house for us because it ticked all the boxes which mattered to us. Remember you can change pretty much everything about a house except where it is.

[somewhereovertherain]

forum.brand-newhomes.co.uk/taylor-wimpey-homes/?PHPSESSID=18bcb88808dbbba3cc02026b18d0ec41

Some good advise here.

[AnnPerkins]

Don't use the developer's recommended solicitors.

Make sure your solicitor has obtained all the planning documentation, including Section 106/38 agreements, the NHBC cover docs and the Building Control Final Completion Certificate. They should draw your attention to any covenants as well.

Have copies of them all, plus electricity/gas installation certs from the developers so that when you come to sell you can provide those to your buyer quickly and easily.

All boring stuff but you'll thank yourself in years to come when you're trying to sell.

[Thingvellir]

We moved to a new build 9 months ago. It is overall great but still have some really material snagging issues. The after care service from our (highly reputable, top end) builders is a complete and utter shit show. It's stressful and time consuming and giving me the rage. I would still have bought the house though, we love the house, the development and the area in general. Also, as all our neighbours are newbies too, it's really friendly.

Re the NHBC - it's good for structural stuff but useless for anything else (like finishing and quality issues)

[Ikeameatballs]

Thanks for the help.

I'm planning on spending some of the upgrade cash on adding a shower over the bath in the main family bathroom and the extra tiling to go with it and integrated dishwasher in the kitchen. I was going to spend the rest on a double oven and stainless steel hood in the kitchen but might see if 2 singles will be a better option. There is no door from the hall to the garage, though there is space for it, they won't do this as an adoption apparently, I'd have to pay for it afterwards.

It is £95 for a doorbell!!! They turf the gardens but only do a v basic fence, the sales rep recommended waiting until she sold next door's and then sharing the cost between us.

It is a big step up for me but it I live in an area where the choices are either, 1930's semis (what I have and extended to 4 beds with big extension on the back), ex LA properties (all smaller than mine) or new builds/properties up to 15 years old. I also hate the idea of paying for things that someone else might like and I might hate, I'be seen some lovely houses with clearly expensive fittings which I couldn't justify replacing but would struggle to live with. I hope this will overcome that!

[AutumnGlitterBall]

I second getting snags done while the trades are still onsite. Ours went off to another development six months after we moved in and getting them back was a total pain in the arse. Much easier when I could just pop into the sales office and ask for them to nip in when they got the chance.

Will it definitely be painted? We thought ours was, lovely clean fresh white. Turns out it was a kind of finishing coat on the plasterboard which got dirty if anything brushed against it. The kitchen and hall were filthy and we were meant to wait a year to paint over it.

Also, don't panic if little hairline cracks appear. The house will be sold as soon as it's finished so it takes time to settle into the land. We were told to paint/fill anything less than £1 coin width though, when we did call them out for a larger gap above a door, they just filled it themselves after making me wait in all morning.

Check if you're having any kind of land management for the estate and how much it will be. We have a factor (Scotland) and our retainer is £250 which had to be passed upon sale, weren't expecting that and had enough money to find already, and we're now around £15 a month for communal gardening and upkeep/insurance for the tiny toddlers' play area. And the road won't be adopted by the council until it's five years old so we don't get gritted in winter unless we pay for it ourselves. Or take a bucket to the main road's bins and help ourselves.

[carrotcakecupcake]

Look into a professional snagger, or be prepared to do a lot of nagging to get things looked at/finished.
We bought a TW new build and were really pleased apart from all the little things that needed fixing. Most people would probably have left it, but it was our first home and we wanted them sorted. Issues included cracks (normal settling ones), unfinished painting, a cupboard door that never shut properly, major drainage issues in the garden (we had a pond feature after every heavy rain), and issues with our hot water tank pressure. None of them were massive issues, but it took a lot of nagging to get them all sorted. Not helped by constant staff changes. A professional Snagger will know what to look for before you do your final sign off, and do the chasing for you.

[Ikeameatballs]

I'm going to leave the snagging to DP! He is very good at complaining!

My concern right now is if they are going to try to significantly reduce the off for my house after the survey.

Garden is west/south west facing, that was important to me.

It is freehold but with a maintence charge of £180/year for roads and trees.

[bilbodog]

Have you had your own house valued by local estate agent because doing a part exchange you will loose a lot of money - way more than the 4k they are offering you? Recently had to part exchange my MIL flat to move her (time was of the essence here) it had been valued at £325 and they offered us £263 and just before exchange of contracts they dropped the offer to £250!!!!

Unless you have real time restraints you would be better selling your house first.

[Ikeameatballs]

They have offered £247 for my house, I think an estate agent would market it for offers around £265 so a difference of £14k if you take into account the options, which I will want. Also no estate agents fees, might not get 265 and the hassle. Apparently 250 is the most I can get on a part-ex due to the price ratio with the new build. I was told this by another developer as well.

[AutumnGlitterBall]

I part exchanged as well. Home report came in at 58-60k for my flat and Barratt offered 56. No estate fees, no keeping the place like a palace while trying to pack to move and guaranteed sale in six weeks. Plus we also negotiated carpets, washing machine and dishwasher so the value in the new hide was more than we might have gained by selling ourselves.

[Ikeameatballs]

Signed the reservation papers, fingers crossed everything goes well to exchange and should be ready to move in March/April! Once we've exchanged I will no doubt become Pinterest addict!

[PragmaticWench]

Ask your Conveyancer to check that the road outside has beeon or will be adopted by the Council. All kinds of issues if it isn't.

[Ikeameatballs]

So, we had our first viewing tonight, organised by the estate agents that Taylor Wimper have instructed. Our house won't be built until March/April, why are they trying to sell it now? How will that work?..

[HaveAWeeNap]

We're being badgered every day to exchange on our newbuild and they can't even tell us when it will be ready!
They're 'hoping' it will be finished mid December...
Original date was mid October.
Not easy this new build lark.
As soon as you sign reservation papers then you have 28 days to exchange.
However unrealistic, they will Hound you after the 28 days have passed.
It's been incredibly stressful for us.

[JoJoSM2]

Have you been into the same model of house that you're buying? I've just had a look at the floor plan and the rooms are very tiny. I don't think you'll be able to store all your clothes in the master and struggle to sit 6 people comfortably in the dining room. The living room looks a bit awkward too - not sure where you'd host a few family members or friends as there isn't a single large space in the house. Sorry if I'm being negative but that struck me straight away.

Not sure about the whole building/selling and timescales.