Before reserving a new-build home, verify the money and deadlines, have a conveyancer review the developer’s contract, confirm the mortgage and survey arrangements, obtain the actual warranty wording, and plan a documented snagging inspection. Do not treat a “10-year warranty”, a mortgage valuation, or a sales representative’s assurances as substitutes for those checks.
The main checklist below follows the process in England and Wales. Northern Ireland has additional practical checks, while Scotland uses different conveyancing rules; in every jurisdiction, ask a locally qualified conveyancer to confirm what applies to your purchase.
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First establish which rules apply
The principal government buying guidance used for this checklist covers England and Wales. GOV.UK states that Scotland and Northern Ireland have different home-buying rules, so an England-and-Wales contract checklist should not be transplanted into a Scottish purchase. Northern Ireland-specific points are identified separately below. The Building Safety Act point in this guide concerns England.
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Use this priority checklist before you commit
| Check | What to establish | Evidence to keep |
|---|---|---|
| Reservation | Fee, refund circumstances, reservation period, exchange deadline and what happens if lending or legal work is delayed. | Signed reservation agreement, payment receipt and written answers from the developer. |
| Contract | What is included, tenure, title restrictions, plans, specification, permitted substitutions, charges, completion triggers, delay rights and any long-stop date. | Draft and final contract, plans, specification, schedules and conveyancer’s written advice. |
| Finance | Mortgage offer validity, deposit timing, affordability of recurring charges and whether the lender accepts the property and warranty. | Mortgage offer, lender conditions and a budget for one-off and ongoing costs. |
| Inspection | What survey is possible at the construction stage and whether a snagging survey can occur before completion. | Survey scope, appointment details, photographs and the dated snag list. |
| Warranty | Provider, policy date, covered property and common parts, exclusions, claim procedure, excesses, transferability and dispute route. | Full warranty policy and certificate, not just a brochure or headline term. |
| Building control | Building-regulations approval and the completion evidence required in your jurisdiction. | Completion or final certificate where applicable, plus warranty documentation. |
| Estate costs | Service, estate or facility charges, what they fund, how they are collected and what may change. | Charge schedule, management information and relevant contract or title provisions. |
Before paying a reservation fee
Read the reservation agreement first
Ask for the reservation agreement before paying. It should state the fee, the home or plot it secures, the reservation period, the date by which you must exchange, and the circumstances in which the fee is refundable. A reservation fee is not automatically refundable simply because you change your mind; the government guide says refund rights depend on the circumstances and the agreement.
Ask specifically what happens if the lender does not issue the mortgage offer in time, the valuation raises an issue, searches or legal work are incomplete, or the developer changes the proposed completion date. Have the conveyancer review the document rather than relying on a salesperson’s explanation.
Coordinate the exchange deadline
Developers may require exchange of contracts and payment of a deposit soon after reservation. Give the reservation deadline to both the lender and conveyancer immediately. Confirm that the lender can complete its valuation and underwriting within that period and that the conveyancer can review the title, contract and searches. If the timetable is unrealistic, request a written extension before the deadline expires; do not assume an informal conversation preserves your rights.
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A developer may have a referral relationship with a particular mortgage adviser or legal representative. The government guide makes clear that you are not obliged to use those firms. You can choose your own lender and conveyancer. Ask whether a referral creates a fee, affects the advice you receive or changes any deadline, and record the answer.
Have the new-build contract explained before exchange
New-build contracts often deal with a home that is unfinished or not yet built. Ask your conveyancer to explain every provision that could alter what you receive, what you pay, or when you must complete.
Specification, plans and permitted changes
Compare the contract specification and plans with the sales particulars and the show home, then ask which document controls if they conflict. Identify fixtures, appliances, flooring, landscaping, parking, storage, boundaries and shared areas that are included. Ask whether the developer can substitute materials, appliances or layouts, and what limits or notice requirements apply. A show home is not proof that every displayed item forms part of the legal specification.
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Tenure, title and restrictions
Confirm whether the home is freehold, leasehold or another form of tenure, and ask for the title information and any lease. Your conveyancer should explain rights of way, shared access, transfer restrictions, covenants, estate rules, obligations to contribute to communal areas and any restrictions on alterations, subletting or use. Establish who owns and manages roads, open spaces, play areas and other shared facilities.
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Charges and estate management
Obtain the service, estate or facility-charge schedule. Ask what each charge covers, who collects it, how often it is billed, how it can increase, and whether it applies from completion even if parts of the development are unfinished. Check whether the contract or title creates a continuing obligation and whether you could be liable for shared infrastructure or management costs.
Completion notices and early or late completion
For an off-plan purchase, the contract should explain how completion is triggered. Ask what notice the developer must give, the minimum period between notice and completion, and what happens if the home is ready earlier than the anticipated date. Check that your mortgage offer, deposit funds, removals and rental notice can all be aligned with that mechanism.
Delay and a long-stop date
Ask for the anticipated build date and the contractual consequences of delay. A long-stop date is a backstop written into the contract; ask whether you can withdraw if the home has not completed by that date, what happens to your deposit and reservation fee, and whether any other compensation or notice rules apply. The government guide notes that an expected end date can move in either direction, so an informal target date is not the same as a contractual right.
Deposit protection and completion risk
Ask where the deposit is held, what protection applies before completion and what happens if the development or transaction fails. The conveyancer should explain the precise contractual arrangements rather than assuming that every new-build purchase has identical protection.
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Do not confuse a mortgage valuation with a condition survey
A mortgage valuation is for the lender’s lending decision. The government’s home-buying guidance distinguishes it from a home survey, which assesses condition and potential defects. A valuation should not be treated as a detailed inspection of workmanship, finishes, drainage or incomplete works.
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Confirm the lender’s timing and conditions
For an off-plan purchase, ask how long the mortgage offer remains valid and whether the lender will revalue the property if completion is delayed or the specification changes. Confirm any requirements about the warranty provider, building-control evidence, lease terms, service charges or final certificates. Recheck the offer before exchanging if the build timetable is uncertain.
Choose an inspection appropriate to the build stage
Ask a suitably qualified surveyor or snagging specialist what can be inspected before completion and what cannot be assessed until the home is complete or occupied. The scope should match the stage of construction: an inspection of a partly finished shell cannot verify completed fixtures, finishes or systems. Obtain the scope in writing so you know what the fee does and does not cover.
Understand what the warranty really covers
Typical periods are not a promise of comprehensive cover
The government guide describes a common pattern for new homes: 10 years for major structural problems and 2 years for general defects. It also warns that the warranty may not cover the whole property or attached land. These are descriptive typical periods, not a guarantee that every policy has the same duration, definitions or remedies.
| Warranty question | What to verify in the policy |
|---|---|
| Who provides it? | Provider name, policy number, effective date and the developer’s registration or approval status where relevant. |
| What property is covered? | Your home, foundations, structures, garages, outbuildings, retaining walls, roads, landscaping and shared or communal parts. |
| Which defects qualify? | Definitions of structural damage, workmanship defects, water ingress, services and unfinished work. |
| What is excluded? | Wear, owner alterations, maintenance issues, cosmetic tolerances, landscaping, appliances or items outside the insured property. |
| How do you claim? | Notification method, deadlines, evidence required, inspection process, emergency procedure and who pays any excess. |
| What if the claim is disputed? | Internal complaints process, independent dispute route, time limits and any court or arbitration provisions. |
| Does it transfer? | Whether cover passes to a later owner, how to notify the provider and whether transfer fees or conditions apply. |
Request the complete policy, certificate and terms before exchange. Ask the conveyancer to identify gaps between the warranty, the contract specification and the title. A warranty is not a substitute for recording defects promptly or enforcing contractual obligations.
England: treat Building Safety Act wording carefully
Section 144 of the Building Safety Act 2022 addresses warranties for new homes created by developments in England. The statutory text describes a purchaser warranty and at least 15 years of insurance cover, but the legislation page records that the section was brought into force on 6 April 2023 “for specified purposes.” That wording does not establish that every buyer has an identical 15-year defect-remedy policy.
Ask the conveyancer to confirm the current regulations, commencement provisions, whether your transaction is covered and how the statutory requirements interact with the actual warranty document. Rely on the policy and the law applicable to your purchase, not on a sales description of “15 years” or “10 years”.
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Verify building-regulations evidence and planning information
Building-regulations approval is distinct from planning permission. Planning permission concerns whether development is allowed; building regulations concern construction standards and compliance. The responsible bodies and evidence requirements vary by jurisdiction and building type.
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Ask what building-control body approved the work, what final or completion certificate will be issued, and when it will be available. Have the conveyancer check that the documents relate to the correct plot and development phase. If the property is in Northern Ireland and there is no NHBC or equivalent warranty, nidirect advises checking that the final building-control certificate is available. Do not present that Northern Ireland instruction as a universal England-and-Wales rule.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Plan a professional, documented snagging inspection
Know what “snagging” means
The government’s How to buy a home guide defines snagging issues as “defects or unfinished pieces of work in a new build home.” They can be discovered before handover or only after normal use reveals a problem.
Agree the inspection opportunity at exchange
Ask whether the contract can record your right to arrange a snagging survey once construction is complete and before completion. The guide recommends considering this arrangement. It does not establish a general right to withhold completion or require every item to be fixed first; your conveyancer must explain the contract’s actual remedies and deadlines.
Use this handover procedure
- Arrange the inspection. Book a qualified surveyor or conduct a careful self-inspection if that is the option you choose. Confirm access, lighting, utilities and whether unfinished external areas are included in the scope.
- Compare against the contract. Check rooms, fixtures, finishes, appliances, parking, boundaries, landscaping and shared elements against the signed specification and plans.
- Photograph every issue. Take wide and close photographs, and note the room, elevation or location. Record meter readings and the inspection date where relevant to your handover record.
- Create a dated written list. Describe each defect or unfinished item precisely, attach photographs and send the list to the developer using a method that preserves proof of delivery.
- Request a response. Ask which items will be addressed, by whom and by what date. Keep the developer’s response and any proposed access arrangements.
- Inspect at handover. Recheck the completed property, compare it with the specification and record anything still outstanding. Do not sign a document saying that matters are complete unless you understand its legal effect.
- Keep a complete file. Retain the contract, photographs, snag list, emails, appointment notes and responses. Send defects in writing rather than relying on conversations with site staff.
- Recheck after moving in. Some problems appear only when heating, plumbing, doors, ventilation or appliances are used. Report new defects promptly and keep copies of every notification.
Northern Ireland’s guidance expressly recommends thorough inspection before possession and again after moving in, written reporting and retaining copies. Those practices are sensible record-keeping measures wherever the home is located, subject to the contract and local law.
Investigate the builder and the development
Before reservation, visit the site if access is permitted and ask practical questions about the construction stage, roads, drainage, communal areas, landscaping and the expected sequence of remaining works. In Northern Ireland, nidirect specifically advises checking the builder’s registration and reputation, speaking with previous customers where possible, visiting the site and seeking mortgage advice early.
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Use those conversations to identify who is responsible for unfinished roads, open spaces, utilities and estate management after completion. Ask for answers in writing when they affect price, timing, specification or your legal obligations.
Budget for costs after completion
One-off costs
Your completion budget may include the deposit, legal fees, searches, survey or snagging inspection, lender fees, moving costs, insurance, taxes and charges associated with the tenure. The exact taxes and fees depend on location, price, tenure and personal circumstances; have the conveyancer and lender confirm them for your transaction.
Recurring estate and facility charges
New developments can have service, estate or facility charges for shared roads, landscaping, lighting, play areas, drainage, communal buildings or management. Establish the current amount, billing frequency, payment method, services supplied, expected review date and how increases are decided. Check whether charges begin on completion and whether the contract or title makes them binding.
Northern Ireland rates notification
After buying in Northern Ireland, nidirect advises notifying Land & Property Services promptly to avoid a backdated rates bill. Ask your conveyancer when and how the notification should be made for your property.
Jurisdiction-specific cautions
England and Wales
Use the GOV.UK new-build and home-buying guidance as a starting framework, then have an England-and-Wales conveyancer review the actual contract, title, warranty and building-control evidence. The Building Safety Act section 144 point above relates to England; do not assume it creates the same rights in Wales.
Northern Ireland
In addition to the reservation, contract, finance, warranty and snagging checks, confirm the builder’s reputation, visit the site, seek mortgage advice early, inspect before possession and after moving in, report defects in writing, retain copies, and check the final building-control certificate if there is no NHBC or equivalent warranty. Notify Land & Property Services after purchase about the rates account.
Scotland
Scotland’s conveyancing and property-purchase process differs. Obtain Scotland-specific government guidance and instruct a Scottish solicitor; do not rely on the England-and-Wales exchange, completion-notice or title assumptions without confirmation.
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One free scan finds every outdated or missing driver and matches the right update for your exact hardware.Free scan · exact hardware matchWarning signs that require clarification before exchange
- You are asked to pay a reservation fee without receiving the written reservation terms.
- The refund conditions, exchange deadline or deposit arrangements are unclear.
- The developer will not provide the draft contract, specification, plans or warranty documents in time for legal review.
- A salesperson gives a target completion date but the contract has no clear notice procedure or long-stop provision.
- The home, parking, landscaping or communal facilities shown in marketing material are not clearly included in the signed specification.
- Recurring estate or facility charges have no stated basis, collection method or explanation of what they cover.
- You are told that a mortgage valuation is equivalent to a condition survey.
- The warranty provider, covered property, exclusions or claims process cannot be identified.
- Building-control evidence is unavailable when your conveyancer or lender requires it.
- You are pressured to use a referred mortgage adviser or legal representative despite wanting independent advice.
- The developer discourages a written snagging list or will not acknowledge reported defects.
A practical decision rule
Proceed to exchange only when you know the total financial commitment and deadlines, understand the contract’s specification and delay provisions, have a mortgage and inspection plan that fits the build timetable, hold the actual warranty terms, and know what building-control and estate-charge documents will be available. If any of those points remains uncertain, ask the conveyancer to resolve it in writing before the reservation or exchange deadline rather than relying on an assurance that it will be sorted later.
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