carrying out a snagging inspection...

[clared112]

As crazy as it sounds, I'm buying a new build home. After the nightmare with Bett Homes (who are utter rubbish btw) on the last one and all other the problems I’ve read about on here I wanted some advice for the next one.

The completion is due for July/Aug (this year) and I want to make sure I get my moneys worth and no exchange takes place until I’m 100% satisfied that I’m getting what I paid for. What I would like to do is have a walk round before the date of exchange (something I fear the builders will be reluctant to do) but I want to try. When would be the best time to do this, how many weeks before the exchange is due to take place? I want to be deemed as being reasonable in my requests, any advice on reasonable action I can take before exchange to ensure the quality? If I get this walk round what should I be looking for? I’m thinking that if I get the walk round in enough time it would be reasonable to have them fixed before exchange.

Also, would it be a good idea to hire a snagging inspector?

Thanks in Advance

Clare

[Tony]

Hi Clare,

Normally with an off-plan new build you have to exchange 28 days after you make a reservation. There may be nothing to look around!!

They will give you notice of completion when the house is build complete or practically build complete - usually two weeks before completion. This is the best time to get a snagging inspector in. However, they don't always allow this and you may need to involve your solicitor. Although the property is technically still theirs you do have a legal interest in it. It is only if serious defects are identified that you can delay completion at this stage otherwise you will have to pay liquidated damages.

If the house is a stock home (i.e. complete with no buyer) and the market is slow you will probably be able to inspect it before exchange and the smart buyers will have a snagging clause built into the contract with a retention. This is practically impossible with the bulk builders but is normal practice with the small builders.

I hope this helps

Tony

[clared112]

Thanks for that Tony.

Sorry, by exchange i mean exchange keys for money (build completion) as appose to the signing of missives, i'm expecting for the missives to be signed by the end of next week. I was just hoping to get some additional clauses in the missives. That way i may perhaps have some kind of legal rights instead of none.

So legally I am allowed to inspect the property at practical completion?

Do you think a snagging inspector would be a wise move? how much do they normally cost?

Cheers, Clare

[Tony]

Yes the smartest thing you can do is negotiate a snagging clause into the missive to give a third-party to do snagging and a retention clause holding back 5-10% until snagging is complete. As I said this is hard unless you are buying from a small builder.

Getting a snagging inspector in is a smart move and cost depends on the size of the property generally. Hopefully, they will give you a clean bill of health which is the ideal outcome.

The best option if you want a new build is to find pne that has been broken in i.e a few years old and all the snags dealt with.

Tony