New Build - lights missing off plan

[SK2970]

Hi! Looking for what you would do...
We are due to move into a new build in a weeks time. About three weeks ago we were allowed to go in and pointed out that they hadn't fitted downlights in the kitchen which were on the plan - sales manager confirmed that they had been missed but the electrician said he had put the wires in so they just needed pulling through etc. Only sales assistant went into the house yesterday to check it was ready for final sign off and they still haven't been put in - again checked with electrician who is saying he DIDN'T put the cables in for it and site manager is saying it's too big of a job to do in time for sign off and completion.
Sales manager was on leave so we need to wait until Monday to find out what can/cannot be done - we expect they will offer us some compensation but we would rather have them put in as we would have paid extra if they weren't already in.
What would you do? I am 6 months pregnant so not sure how disruptive it would be to have them put in after.

They are unlikely to offer money back, they will probably send an electrician after you've moved in to do it. Our new build was missing a radiator, we didn't notice for a few weeks until our bedroom was freezing cold one night, they sent the plumber in to do the works after we'd moved. Its a bit of a pain from a dust perspective but it's not a huge inconvenience

Do you have other lights in the kitchen? It's actually pretty inconvenient not having lights in the kitchen in November, when it's dark before you're even cooking your evening meal. It might not be much inconvenience work wise, but it's something that really should have been sorted before you move in, given it will be about a month after it was noted it hadn't been done. I presume they are still building and therefore there is still workmen around?

I'd kick up a fuss tomorrow and say it needs to be completed next week before you move in. Can you ask your solicitor to give them a push?

Ooh lucky me, I've discovered tomorrow is Sunday and not Monday 😁 probably no one there to grumble to tomorrow!

We are under the distinct impression that they don't want to do the work now or ever - so fully expecting them to over us some sort of compensation.
It's a kitchen diner so there is a main light in the middle of the room but not sure how dark it's going to make the kitchen with the dark evenings.
Like you said it's been over a month so should have just been done, especially before the carpets went down! It's a big development so yes workmen still around! I had considered telling the solicitor but only found out late on Friday so will definitely do that tomorrow too, at least so it's noted. I just don't want it to delay completion!

It's a really exciting time when you're buying a house, and I've read plenty of stories on here of people finding problems in their new house. At least you know beforehand, and can mentally prepare yourself that the spotlights are missing - better than getting to a new (used) house and the bulbs have been taken or it's filthy or they're still packing. I'm sure everything else is okay and the missing lights don't put too much of a dampener on what is an exciting time!

Fingers crossed they'll be forthcoming with some compensation if it's not done before completion, you'd have thought it would be cheaper for them to get one of their own electricians to do it.

Hopefully your solicitor will be able to advise tomorrow, I'm sure they're used to dealing with blips like this

@NachoNachoMan thank you for your kind words! Your right, it will get sorted one way or another, and we are very lucky

Don't complete until they've done the work. The chances of damaging other stuff when snagging is really high, so stand firm.

Agree with Rollercoaster1920. Get it sorted before then. My BIL spent £1.1m on a new build, employed a specialist 'snag list' company who found no less than 150 snags, which took over 1 year, many years and a bout of depression for his wife to get sorted. You're paying a premium for a new build, make sure its premium standard!

Many tears, not years

Have you exchanged and therefore got and therefore got a set completion date?

We bought a new build and found 200+ major problems (including a 2ft hole in the floor allowing you to see from the ground floor to the roof ) & solicitor advised us that we legally had to complete whether the work was done or not otherwise they could sue us!!

I can 99% guarantee they won’t return to do any remedial work once they have your money. There are many, many threads on this.

Just to balance some of the views here, we had a snagger in and he found 60 minor snags, all of which were solved within 2 weeks (it helped the site is still active and I'm working from home so they could come and go with ease). We've had a very positive experience (always feel the need to add this as I know there are lots of horror stories).

I would have complete faith our developer would resolve an issue like that so I wouldn't halt completion for lighting, maybe have a quick word with neighbours to gauge what the site manager has been like at resolving issues as it varies wildly.

Thank you all! This is my second new build and had a good experience with the snagging on the first one so hopeful that it will be ok!
We have exchanged and therefore set completion date.

.....so what’s the question, OP?

@Cloud21

.....so what’s the question, OP?

What would you do?

Any developments, @sk2970? Did you manage to speak to your solicitor?

Well you said in your OP that you’re expecting them to offer you some compensation so the only guarantee of that happening is by having it in the Contract...which you can’t do as you have exchanged.

Going on my past experience, I absolutely would not be ‘hoping’ an electrician would be on site to do remedial work on a completed property that was no longer his/her responsibility. The fact that it’s a big development to me in my experience only adds weight to this.

You either leave them out completely now or put them in yourself after completing.

@NachoNachoMan no real development - they offered us 8 slabs to make a patio which is totally bonkers and unacceptable (especially as they just put concrete slabs which we are going take up anyway)!
My solicitor has noted it but I need to let them know if we don't come to a resolution then they can get involved.

@Cloud21 thank you for your contribution. I'm not sure it works like that - would you buy an item from a shop and accept it with parts missing.

We don't want compensation - we want the lights in to finish the kitchen. Whether that's now or in the future - by them or by us.

I’ve had 3 newbuilds....good luck. You won’t get any financial compensation. You may be offered a gesture that costs them nothing financially in cold hard cash eg fence panels.

I’ve had to move into properties over the last 20 years where on the plans a glass brick wall has been a partition but hasn’t been installed. Where a fireplace and fire surround should have been FITTED but were simply leaning against the wall & fell over when we touched them. Where the bathroom tiles weren’t the ones on the agreed documentation. On one day of completion we had no garage door....no compensation or garage door received and 300 homeowners had to take it to the media for the developer to action anything at all. As I previously advised, we had to complete otherwise they could sue us for breach of contract.

Wishing you the best with your lights.
Congratulations on your pregnancy

@Cloud21 I think you've been pretty unlucky there, I've also lived in 3 new builds and not had any issues like that. As I say our current developer has been amazing, they even came and helped us when the landscapers I employed privately to do something in our garden made a mighty mess.

OP our next door neighbour's house had a leak between exchange and completion and completion was delayed to resolve. I would speak to your solicitor and apply pressure that you want it resolved or compensated before completion and see what happens.

.....but I also worked for someone who paid £1.3m for a Charles Church home who ended up buying 1 Persimmon share simply to be able to attend an AGM of theirs to raise the ‘quality‘ of their newbuilds & be heard because they were ignoring him........

Mine wasn’t this company.

@Cloud21 wow that's determination!! I've heard a lot of horror stories about Persimmon/Charles Church.

He could afford it and had very strong principles to match.

All's well that ends well! The down lights are being fitted and there was no fight in the end - just miscommunication! Easy when talk to the correct people!

Yay! Now to get mega excited about your house move!