Buying on large new-build estate: unadopted roads and management? WWYD?

[MidLifeStrife]

Considering buying a property on a new and still being built estate.
The development is in a prime location in reach of lots of amenities, not miles out in the suburban sticks but is large and quite imposing, despite having a fair amount of green space. Taylor Wimpey is the developer.

My concerns:

• Traffic is already heavy in the area at peak times
• Large development being built in stages

Mix of houses and while the one we're considering is a large, terraced townhouse (200qm +), there's over 100 apartments and a small number of semi detached and detached houses.

• The status of the roads and sewers and general estate management which are as yet 'unadopted' so not managed by the local authority but by the developer and it seems that this process carries on and is handed over to a management company once the development is completed (but that won't be for a couple years or so.) This isn't unusual with new builds from what I can tell but it's still a worry especially with such a large development. A smaller development with a handful of houses wouldn't concern me in the same way.

The houses are so spacious and while not cheap (nothing is in the area and property size we're looking for, min 4 bedrooms, £600-700k) they are good value purely on price vs size versus other (older but not period!) houses we're viewing with spacious rooms and multiple bathrooms. They also have good sized private gardens. The convenience of the location appeals (the convenience means it's a busy spot but that's a trade off) but I have made the mistake of googling on new builds and found endless issues and problems but only with the properties themselves but with the developments (roads, maintenance etc).

Any good or bad experiences to share that might help me decide or anything positive or negative that I've missed so far?

Some people have very good experiences with new homes. Even the "welsh snagger' on YT is buying one! But make sure that you do get the home professionally snagged before moving in.

I hate the estate charge element payable on top of inflated council tax for new builds. I'd want to make sure that the estate roads are wide enough to cater for people parking on them (will roads be blocked by lots of vans and cars that can't park on short drives?).

Make sure that the site isn't in a flood zone.

If you plan to stay for years and love the property then go for it. Just understand that you may be paying a new build premium of 10/20% that a second hand buyer may not agree to.

Good luck.

I’d recommend checking if there’s a proactive Residents Association in place, if there will be resident only parking restrictions and how any parking will be enforced, and who gets to select the management company.

We bought a 3 yr old new build and have been here for 10 years now. Management company is good, our fee is quite high but it includes all the grounds maintenance (there’s a lot of communal grounds), road maintenance, street lighting, gully cleaning, sewer maintenance etc, and we get a full set of accounts every year. Residents Association very active and keeps on top of things. We have parking enforcement that keeps roads clear and stops non-residents parking here (otherwise they would).

I wouldn’t touch a TW house with a barge pole. Have you visited the Taylor wimpey unhappy customers group on Facebook? They must be one of the worst developers for quality. People resorting to taking them to court etc
If you talk to trades you will see why many won’t work for large companies like this. Honestly unless you don’t mind potential years of fighting and stress with them and paying a premium for it- plus the management fees. I’d look elsewhere!
One of the worst I saw was someone having to move out because their staircase was collapsing!

Also do not assume roads etc will be adopted. If they aren’t built to spec they may never be. My friend was still paying charges goodness maybe 10 years later?

If there is a management company walk away (actually run away if it's not owned and run by the residents)). In general councils will not adopt roads on new estates unless the developer pays. Un-adopted roads and drainage do not to be built to the same standard. If your drains get blocked without a section 104 agreement in place it could be very expensive

I'll ask the sales office tomorrow for this information. I will wonder how much they'll have and how much is TBC or subject to a delay? I'd like to not waste headspace on this house if all the questions in my mind can't be quickly resolved.

The sales office will also tell you what they want to hear so I would also ask the council. We once had one tell us a railway station would be opening near the development. It was an outright lie! But regardless I’d find another developer or older house where you can pay for a survey before committing.

Good point about snagging, if we go ahead. Whose the 'welsh snagger'? I can't find them on YouTube.

A new home I would, if it was an area adopted by the local council. But an unadopted area run by a developer or a management company - no, not even if was free. I I have such an estate near me, and there is nothing but complaints on Facebook, expensive charges, no work actually done in return, communal areas not tended too, management packs when selling either not being done or incorrectly done.

Look for New Home Quality Control on Yt

I'll have to call the council tomorrow to ask. From looking on the maps online the roads in the development seem to be unadopted still.

I live on a new build estate. Four years in and I’m still not paying management company charges. The roads, street lighting etc remain unadopted. No gritting in winter. And so on. But I love my home. I didn’t employ a professional snagger. I did it all myself. The issues were very very minor and all were sorted quickly. Except for the shower room extractor fan which took forever, but was eventually sorted!

Sales person was vague. Said there's a management company in place to maintain green spaces but that the roads all get adopted eventually (I have read info saying the opposite!)

It seems how good the houses are depends on which tradespeople have been employed on which site which feels very much like luck and a stab in the dark!

Think I'm too risk averse to chance a new build really, as fab as the show house was!

No, no ,no. Don't do it. I nearly bought a one. Then I took the time to do some research as you are doing.
The unadopted roads is often a ruse- have the developers actually even talked to the council about adopting them? If the roads are not built to spec, the council won't have them. That's means you will be liable for the upkeep- and street lighting and the electricity to light them.. In fact most councils don't adopt new builds because why should they? You will still get charged full rates by the council but the upkeep of the estates is down to you. And you will get charged what the developer wants. And you won't be able to challenge it. It's a cash grab by developers to continue a revenue scheme after they have sold a property. I'm still on the Facebook forum for that new build estate(I joined, when I was about to buy) It's grim. Really grim. But know this , many owners who have invested £700,000 in a new house are not likely to tell you the true story because resale values are affected. If the estate also has 'An Estate rent charge' run a mile.
Interestingly it wasn't until I got the TR1 that I got to look at the full insidious mess. You need to be fully aware what you are getting yourself into. I pulled out.

No, no ,no. Don't do it. I nearly bought a one. Then I took the time to do some research as you are doing.
The unadopted roads is often a ruse- have the developers actually even talked to the council about adopting them? If the roads are not built to spec, the council won't have them. That's means you will be liable for the upkeep- and street lighting and the electricity to light them.. In fact most councils don't adopt new builds because why should they? You will still get charged full rates by the council but the upkeep of the estates is down to you. And you will get charged what the developer wants. And you won't be able to challenge it. It's a cash grab by developers to continue a revenue scheme after they have sold a property. I'm still on the Facebook forum for that new build estate(I joined, when I was about to buy) It's grim. Really grim. But know this , many owners who have invested £700,000 in a new house are not likely to tell you the true story because resale values are affected. If the estate also has 'An Estate rent charge' run a mile.
Interestingly it wasn't until I got the TR1 that I got to look at the full insidious mess. You need to be fully aware what you are getting yourself into. I pulled out.

I own a new build in one of these unadopted estates. We have had it for seven years and all has been fine. We pay £100 twice a year to the management company.
The roads are pretty narrow- there are often complaints on the Facebook page about people parking and not leaving room for emergency vehicles to pass.
The biggest issue we have had is selling it because of the management company. We actually intended to sell it over a year ago but it took so long (9 months and still not at the finish line) we gave up.
Our situation is perhaps different as we use the house a rental property now so it was just costing too much paying the mortgage on that and the house we live in but do be aware if you want to sell in the future it could take a lot of time.