Clause in contract for a new build to sort out issues that come up within the first few months but would not have shown up on just a snagging visit?

[MrsFogi]

Difficult to find a snappy title for this one! Has anyone bought a new build house or had a house built (or is a conveyancer) and included a clause to ensure that if any defects in eg plumbing/electrics show up within a certain number of months of the house being lived in they will be fixed/made good. ie if we move in and the plumbing drains into the ceilings that the builder will sort it out.
If so could anyone share the wording.

This is standard and is referred to as "snagging". You should not be producing the legal wording though: your lawyer should.

This is standard with a new build you get 2 years guarantee (not NHBC which is worth the paper it is written on) All snagging will be fixed under this guarantee.

Thanks my solicitor seems to be a bit dim (and too late to change) - we're buying a new build but a one-off that has been finished and empty for a year from a developer who used a builder. Who should the guarantee come from - the builder or developer and if anyone had the wording I'd be very grateful as the solicitor thinks I'm mad.

The developer may distinguish between snagging and defects - we bought a showhome so snagging (cosmetic stuff like marks on paintwork) was excluded from what they'd put right whereas defects (missing sealant, shonky tiling etc) was covered. If you're buying from the developer then I would expect them to be providing the wording (it's pretty standard I think) as they can effectively get whoever they want to put it right (doesn't have to be the same builder who put the original stuff in - some of ours were fixed by a new builder as they'd fired the old one...due to crap work).

I would ask your solicitor to contact the developer (ie vendor) solicitor and get them to provide the wording.