Hello and welcome to another episode of let’s get snagging if you are in the process of buying or have bought a new build property then this podcast is for you 

My Name is Ian and I run Lively Professional services a new build snagging company

 If you would like more information, then check out our website at www.livelyprofessionalservices.co.uk

Up to now in the last podcasts we have spoken about snagging and the snagging process but how do you go about finding the right property and Developer for you.

How do you choose a new home builder

Let me start by saying, not all house Developers   are the same. Choosing the right one for you can be the difference between having a home you love or one which you never wished you had bought.

Choosing the right developer will be down to the ones who are building in the area you would like to live, it will also come down to price, design of house and if you like it or not.

It is important to research your developer before you buy, don’t be afraid to ask questions, look at social media to see how they look after their customers, most developments have a Facebook page be careful though as most developers don’t engage on social media so you will only be getting their customers views, so read with caution

It is advisable to visit the development at different times of the day, I would also spend time looking around the area as most new build developments are quiet during the day because most people are out at work, but in the evening, it could be completely different.

I would also check if the site manager on the development where you are going to buy your new home has won any awards such as the NHBC Pride in the Job Award this shows you the site manager is at least building to a quality and standard recognised by the industry. You can usually tell if they are as the site will be clean, tidy, and organised. If the site looks like this, then you at least know they will have taken as much care of your new home as they have with the site. Beware though if the site looks like the opposite of this then that will also reflect how they have built your new home.

Don’t just rely on the sales marketing brochure or the quality of the show houses on the development to show you the finish of your new home, these will have been maintained on a regular basis. 

What I would do Instead is look at the houses or apartments on site if these are not available for you to look at ask if you can visit another development because the quality can vary and will most likely not be to the same standard as the show homes.

If your   builder has a 5-star rating with the House Builders Federation, look back over the past 5 years to see if they have maintained their star rating or if it has fluctuated this will give an indication of how they deal with their customers.  Be careful though as this only covers HBF members and not all developers are members.

Ask questions about the after sales service and complaints procedures because it’s inevitable you are going to have some snagging issues when you move into your new home. 

This is an area where some but not all house builders fail their customers when trying to get their snags resolved. Any snagging issues within the first 2 years must be dealt with by the developer so it is important to understand their procedures. If the development is partially complete and homes are lived in it may be a good idea to knock on your neighbours’ doors to see how they have been treated by the builder and what they think of the development.

Don’t forget as a general rule if the development you are going to purchase your new home looks clean, tidy and is well organised, then generally your new home will have been built with the same care and attention. If on the other hand the development is untidy and looks disorganised, then the same care will have been given to your new home.

New home buyers top tips

Buying a newly built home is a significant investment and one which the new homeowner needs to be mindful of, I have put together my top ten tips for new home buyers below.

My top ten tips for new home buyers are:

# 1 Once you have located the area that you want to live in, you will want to visit as many developments in the area as possible. When you visit the developments look at the condition of the site, is it tidy, does it look well managed or does it look untidy and in a mess. This will tell you what the builders is about and more importantly the site managers commitment to the site and quality. Remember all house builders are not the same.

# 2 When you have decided on the builder and development where you want to live, you will want to visit the sales centre to look at the show houses. The show houses are there to impress you this is the developers shop window, and they will have been maintained to a high standard as no developer wants you looking at an inferior product. If you can look at the style of house you want to buy if one is available on site, other than the show houses if these are a different style, this will also give you an idea of the quality of build.

# 3 When you sit down with the sales person be prepared, have a list of questions such as, who is the warranty provider, (if there is no warranty provider be very careful). Ask about the builders defects procedure, don’t be afraid to ask as many questions as you need ..

# 4 Ask the sales person if there are any future planned developments around the site and who owns them as this may affect the value of your property.

# 5 Check exactly what you are buying especially the boundaries of your new property, as boundary disputes can turn into costly legal matters. Make sure the roads are being adopted by the local council as you don’t want to have to pay a maintenance charge for the road.

# 6 Check if there is a management company, and what fees they charge.

# 7 Ask the sales executive for a copy of the New Homes Quality Code and read it. The code outlines the requirements the builder must meet when marketing and selling their homes.

# 8 Be prepared for the original completion date your builder will gives you to possibly move, this happens a lot so be prepared.

# 9 During your home demonstration it is important to check that any extras you have paid for have been done and installed. Ask questions, lots of questions, ask the builder to fully demonstrate the heating and other systems. During your demonstration check for any defects and list them on the demonstration form.

#10 My advice is to have your new home professionally snagged by an independent snagging company as soon as you can.

However there are a few Advantages and Disadvantages of buying a new build property

The Advantages of Buying a Newly Built Home

Is the fact that it is brand new, and you will be the first people to live in it and you can put their own stamp on it.

You will have the opportunity to choose your colour choices such as kitchens, wall tiles and any other optional extras to make it your own.

Newly built property’s come with guarantees, as well as Warranty’s such as the NHBC 10-year warranty which gives some security. There are other providers such as Premier and LABC which are the same company, you might find your builder has not used one of the big 3 and have a warranty you have not heard of, make sure you fully understand what your rights are under this agreement.

Reduced fuel costs, most new built homes have energy performance certificates that outline the energy performance of the property.

Decoration and repairs should be minimal in the first few years.

 New homes have a higher level of security

Easier to purchase, simplified buying process.

Buying a new build is a good return on your investment 

New homes have a higher specification against buying an older property.

But There are a few Disadvantages of buying a new build property

You will be living on a live building site until it is completed.

Your house is more than likely going to be delayed.

High density of units on the site.

Lack of privacy, gardens overlooked etc.

Insufficient parking, small garages.

The quality of your new home may not be to the highest standard, do not go off the quality or finish of the show house, ask to look at a stock unit.

Your developers aftercare service may not be the best.

Leasehold v Freehold check on the leasehold charges before you buy.

Communal charges.

Social and affordable housing units on the site.

I will add a list of additional questions to ask your builder in the episode notes.

So as we finish this podcast

·      If you have any comments or topics you would like me to cover then drop me an email to Socials@livelyprofessionalservices.co.uk 

·      If you would like more information you can visit our webpage at www.livelyprofessional services.co.uk

·      Or our YouTube channel at livelyprofessionalservices all one word.co.uk

If you enjoyed this episode or any of the other episodes then don’t forget to like us, review us and subscribe to keep up to date with new episodes on whichever platform you listen to your podcast on it really does help us to improve the channel

·       Until next time thank you for joining me today and I look forward to talking to you soon.

Additional Questions to ask when buying a new build property

When buying a new built home it is important to ask as many questions as possible, do not be pressurised into rushing into a contract with the builder until you are completely satisfied, and have found the property that best suits you. Be aware that most builders will have a time frame for you to exchange contract, with this in mind they will suggest that your use their solicitor, Do Not Use The Builders Solicitor, I would recommend you use your own solicitor.

Here a list of questions to ask your builder, this list is not exhaustive or definitive:

1 / when do you expect the property to be build complete (the builder will normally give you a time frame of say a 2-month window)

2 / are the houses traditionally built (brick and blockwork) or timber frame construction, what is the programme (how many weeks does it normally take to build)

 3/ what is the cost and are there any discounts such as help to buy(the sales advisor will also have a dealing margin which they can negotiate)

4 / do you take part exchange (most builders have a part exchange policy)

5 / Is the reservation fee included in the cost of the property

6 / is the property leasehold or freehold

7 / what choices are available for me to choose and any upgrades

8 / when is your half and full year for completions

9 / check all drawings and specifications that the sales advisor shows you and ask for copies of any that you are asked to sign to say you agree to them

10 / use your own solicitor the builder will push for you to use theirs along with their mortgage broker

11 / check when the builder expects the development to be completed

12 / check that the roads will be adopted and when the final surfacing will be carried out

13 / how many social houses are on the site and where are they in relation to the plot you desire

14 / ask about their customer care procedures

15 / who are their energy suppliers (gas, water, electricity and broadband etc)

16 / what is the council tax band

17 / are there any public open spaces and is there a management company

18 / what are the management company fees

19 / how good is the site manager and has he won any awards such as the NHBC Pride in the Job Award

20 / are there any tree protection zones with tree preservation orders

21 / are there any covenants on the development

22 / how many parking spaces does the plot have

23 / is the site on mains drainage, is there a pumping station and who maintains it

24 / is the surface water drainage connected to the mains

25 / if a detached garage is with the plot does it have power

26 / what is the postal address including post code

27 / do you allow professional snagger in before we complete

28 / check the conveyancing plan to see exactly what areas you will be buying

29 / are you effected by any shared driveways

30 / is the area at risk of flooding

31 / What schools are in the area

32 / what is the areas crime record

33 / where are the local doctors and dentist surgeries and local hospitals

34 / are there any environmental issues in the area

35 is their Radon Gas on site, if yes what precautions have been taken

36 / are there any rights of way, footpaths or bridal ways

37 / who is the warranty provider and what do they cover (defects, structural defects, drainage etc)

38 / what guarantees do I receive

39 / ask the sales advisor for a copy of the new Homes Quality Code (read it thoroughly)