Buying a new-build home

What to check in the reservation agreement

Check the reservation fee, what it secures, when it is refundable, the deadline for exchange, the estimated build window and any long-stop protection. Record the plot, tenure, parking, garden, boundaries, specification, price and every incentive.

The specification for your plot may differ from the show home, so confirm the finishes, dimensions, orientation, views and fittings that apply to the property you are reserving. Keep the relevant brochures, plans and written representations.

How incentives affect the price and mortgage

Cashback, deposit contributions, upgrades and paid costs must be disclosed to the lender and valuer. Compare the complete package with other homes rather than treating an incentive as free money. A lender may value the property differently from the headline price.

Choosing professionals with new-build experience

Choose a conveyancer able to act for the lender and experienced with developer contracts, planning obligations, roads, drains, estate management and warranty documents. A developer's recommendation can be convenient but does not remove the need to compare scope, independence and referral arrangements.

The conveyancer needs to check exactly what land and rights transfer, when shared areas will be adopted or maintained, the service or estate charge, completion mechanism and what happens if construction is delayed.

What the warranty and consumer code cover

Find out which structural warranty applies, what it covers in the initial defect period and later years, and what exclusions and claim process apply. A warranty is not the same as a home- contents policy or a guarantee that every finish will be perfect.

Ask whether the developer and reservation fall under the New Homes Quality Code or another consumer code, and which complaint or ombudsman route follows. Coverage depends on the developer and timing; do not assume from the words “new build” alone.

Inspection, snagging and their different purposes

A pre-completion inspection checks the finished home against the applicable process and documents. A snagging inspection records incomplete, damaged or poorly finished work. Neither replaces legal checks, warranty documents or specialist structural advice where there is a larger concern.

Agree access, timing, who may inspect and how defects will be recorded. Photograph meter readings and condition at handover, and keep a dated list of defects and responses.

The estate and shared areas around the plot

Check construction traffic, future phases, affordable or commercial units, roads, drainage, play areas, landscaping and who will maintain shared spaces. A freehold house can still have an estate charge and binding covenants controlling alterations, parking, vehicles or appearance.

After completion

Report urgent defects immediately and ordinary snags through the stated aftercare channel. Keep evidence and escalate through the developer's formal complaint route and the applicable warranty or ombudsman process when needed. Do not let cosmetic lists obscure an active leak, electrical risk or loss of an essential service.

What to check for your purchase

• Before paying a reservation fee, check when it can be refunded, the exchange deadline and the latest date by which the developer must complete.
• Put the exact plot, specification and incentives in writing.
• Disclose every incentive to the lender.
• Use a conveyancer with relevant new-build experience and ask them to explain estate charges, private roads and shared areas.
• Check when the mortgage offer expires and keep moving plans flexible, because the expected build date may change.
• Find out which structural warranty and consumer code apply and how complaints are handled.
• Photograph the condition at handover and keep a dated list of defects, including when each was reported and repaired.