Buying new-build or off-plan, without the surprises
What the reservation actually commits you to, when the deposit is due, what happens if completion slips, and how to handle snagging.
Buying a new-build is not the same transaction as buying a second-hand house. The contract is drafted by the developer, the timeline is theirs, and the risks - delay, specification changes, snagging - sit in different places.
We are not currently marketing a development. What we can do is advise you through a purchase you have found yourself: reading the reservation terms, understanding what you are committed to at exchange, checking the developer, and dealing with snagging afterwards. If you would like us to tell you when we do take on a scheme, register your interest and we will be in touch.
The genuine advantages
10-year structural warranty
New-build homes normally come with a 10-year structural warranty from the NHBC or an equivalent provider. Check which provider and what it actually covers before exchange - they are not identical.
Lower running costs
Modern new builds typically achieve EPC A or B, with high insulation levels, modern glazing and increasingly heat pumps rather than gas boilers. The difference in annual energy cost against older stock is substantial.
Stamp duty relief for first-time buyers
First-time buyers benefit from Stamp Duty Land Tax relief below certain thresholds, on new-build and second-hand alike. We can talk through where you sit and whether shared ownership is relevant.
Choice of finishes
Buy early enough off-plan and you can usually choose kitchen units, worktops, flooring and bathroom fittings from the developer’s range. Get the choices confirmed in writing.
Buying off-plan or new-build, step by step
Reservation
A reservation fee - commonly £1,000 to £5,000 depending on the scheme - holds the unit while solicitors are instructed. Check the cooling-off period and exactly what is refundable before you pay it.
Exchange
Contracts are usually exchanged within 28 days of reservation, with a deposit of around 10% paid on exchange. At this point you are legally committed to the purchase.
Construction
Most developers provide periodic build updates and a customer care contact. Delay is the most common problem here, so understand what your contract says about long-stop dates.
Notice to complete
The developer serves notice when the property is practically complete, typically giving you around 10 working days to have the balance of funds ready. Make sure your mortgage offer is still valid at that point.
Completion and snagging
You pay the balance and get the keys, then enter the defects period - usually two years - during which the developer should fix snagging at no cost. Inspect thoroughly and report everything in writing early.
New homes FAQs
- Off-plan means buying before or during construction. You may get earlier pricing and a choice of finishes, but completion can slip and you are buying from a plan rather than a property. A completed new build can be inspected before exchange and completes on a far more certain timeline.
- Yes - construction delay, changes to the surrounding site before completion, specification substitutions, and, rarely, developer insolvency. Use a conveyancer who specialises in new build, and check the developer’s track record and financial standing before committing.
- No. We are not marketing a scheme at the moment, and we would rather say that than show you an empty page of "coming soon" listings. Register your interest and we will contact you when that changes.
- Yes. We can review the reservation terms and contract structure, give you a view on the pricing against comparable local stock, and help with snagging after completion.
Developments we are marketing
No developments at present
Tell us what you are looking for
We will get in touch when we take on a development that fits - or advise on one you have found yourself.