New build dilema

[Newbuilddecider]

I need to buy somewhere to live for me and my daughter. I have a mortgage in principle and will be much better off with a mortgage than rent. My only options are new builds because I can take advantage of the help to buy scheme. There are two I need to decide between and I’m really struggling, I don’t want to put the companies because I’ve mentioned it in real life so feel it’s outing. I don’t have time to wait around and they are the same price.

1. Really good reviews of the builders and company, very positive reviews from people living on the estate already, quite small, an ok area but miles away from where I ideally would like to be. Everything would need me to drive to or taxis.
2. Not great reviews of the building company, although all reviews are 100 miles away, some complaints of delays moving in and slow fixing of problems, gardens sound horrendous, much bigger house and perfect layout for our lifestyle, extra bathroom, really good area with perfect amenities and near to friends and family.

Which would you pick?
Would house insurance cover any issues with house 2? This is the one that my heart prefers but my head says 1. AIBU to risk house 2?

Remember you are much more likely to see bad reviews than good ones - generally people love to complain and are very vocal yet remain quiet when things hare good.

I have a charles church home. Some of the reviews were terrible yet we had a couple of very very minor issues and they were rectified within 2 weeks of being reported

House 2.

I never understand why people trash new builds because there are snagging problems but happily buy houses that could have all sorts of issues they don’t know about with no recourse when they have to pay for expensive repairs.

Unless the company have known problems with structural elements or poor quality workmanship (eg cheap windows warping wooden doors) property 2 is the best long term.

Pay to have a proper inspection for snags and be prepared to spend the equivelant time and money you would spend in a taxi travelling to get the snags resolved.

Insurance wont cover much. Even building structural insurance and warranties are of limited use eg cracks due to settlement which will happen would not be covered.

2 everytime. Location is everything. Its the one thing you can't change about a house.

Wouldn't buy a new build, they are not built to standards that last any longer.

As the owner of a new build, house 2. I would look carefully at the complaints being made - some people think that because it’s a new build they want the moon on a stick and complain about ridiculous things. One eg I saw on a Facebook group was a complaint about the hinges on the front door leaving faint grease marks on the wall behind. Something you could clean off yourself.

On the other hand some people do have horrific issues with their new builds. I’d get a snagging company in after you complete.

@mrziggycoco

Wouldn't buy a new build, they are not built to standards that last any longer.

For some people it’s a necessity.

@mrziggycoco

Wouldn't buy a new build, they are not built to standards that last any longer.

The mortgage would be 1/3 of what rent is. If I rented I would have to use my saved deposit to top up my rent and then once that runs out I would have no more options. There has been 1 house in 6 months within my budget and the upstairs didn’t have a floor…. It sold for above my budget!

Number 2

Get a professional snagging company if you go with house 2.

See if you can get specialist insurance for major defects. I got one when I moved in to a new build in 1997 but I don't know if they are still available. I didn't need to use it so not sure if it would have been any use.

We are in a Persimmon new build, their build review are horrendous but it's in an area we wanted, was 50k cheaper than a 'better' builder but same size house in the same area (not worth 50k more in m y opinion)

we have just hit 2 years living here, snagging has been slow but completed, we love the house and love the area and are so glad we moved here.

And yes it the roof leaked 6 months in then it's covered by the builders

@safetyfreak

House 2.

Each building site will have a different site manager anyway. Best step would be to have a chat with the site manager and get a feel.

This. The quality of new builds depends a lot on the site manager.

@Thizizit

I thought when you moved I to a new build there was some sort of snagging list? Ie if you see anything needing repairs it gos onto a snagging list and the builders fix it at no cost to you ?

Yes, you pop everything on a list and the builder very, very, very slowly puts things right - sometimes even before you threaten to bring in the NHBC.

Always go for location. The house can be fixed, the location can't.

It has to be 2. Different sites come with different problems, different groundwork, different weather during the build, different tradespeople.

Yes it's good to have a decent reputation but equally it doesn't mean a guarantee nothing will go wrong. Building comes with so many variables.

Be in the right location and make sure you do your research on snagging. Expecting some issues is a good thing but they can all be sorted and you'll be going in with your eyes open

@pippinsleftleg

House 2.

I never understand why people trash new builds because there are snagging problems but happily buy houses that could have all sorts of issues they don’t know about with no recourse when they have to pay for expensive repairs.

Snagging isn't the reason I wouldn't buy a new build, but this isn't the thread for that discussion.

I reserved it. Started my mortgage application, instructed a solicitor, got a phonecall to say there had been a mistake and two people had been allowed to reserve it. The other person was a cash buyer so they were proceeding with their purchase and not mine, she wouldn’t tell me who had reserved it first though… I did stick the little dot sticker on the map though so it was obviously me.

That unfortunate, but the seller is always going to want to close out the sale as easy as possible.

Be glad they were not looking for a bidding war.

House 2. As long as you are willing to be firm with the builders, the law is completely on your side regarding fixing any issues.

Area is important. A shipping container on a freehold parking space in chelsea is likely worth more than a lovely 3 bed semi in a deprived northern town, there's a reason.

Definitely house 2!

I live in a new build estate and some of the moaning about “snagging” is just ridiculous. So I’d just go for the place you want to be with extra room and a good location.

Our house builder had AWFUL reviews and I was nervous about moving there tbh. However, one thing to remember is that most large builders use contractors to build so what happens at one site will be totally different at another. Try to join the FB group for your potential site and you’ll be able to talk to people who live there or are thinking of living there. They also tend to have a group for unhappy customers, join that one too. You’ll be able to find out what they’re unhappy about. Is it scuffs on the wall or is it subsidence? There’s different ways to get information and plenty of people willing to help you.

BTW, our site is fab.