A new-build property can offer a home that has not previously been occupied, but the buying process may differ from a second-hand purchase, particularly if the home is still being built. Before committing, focus on the written terms, realistic timings, extra costs and how defects will be handled. This guide summarises the GOV.UK home-buying guidance for England and Wales; it is general information, not legal or financial advice.
Before paying a reservation fee
Ask for the reservation agreement and read the small print before paying. Check how long the reservation lasts, what the fee covers and the circumstances in which it can or cannot be refunded. Make sure the property, plot and specification are clearly identified. If anything is unclear, ask your conveyancer to explain the terms before you commit.
A developer may set a short deadline for exchanging contracts and paying a deposit after reservation. Tell your lender and legal representative about the dates early, so they can say whether the timetable is workable. You do not have to use a mortgage adviser or legal firm recommended by the developer. Ask what any recommendation involves and compare it with arranging your own independent support.
Check the full cost and the timetable
Look beyond the purchase price. The contract may include estate or facility charges, so ask your legal representative to explain what they cover and how they may change. If the home is being built, get the expected completion date and ask what the contract says if construction is delayed or finishes earlier than expected. A long-stop date may provide a contractual route to withdraw after a long delay; have a conveyancer explain the wording and consequences.
The timing can matter to your mortgage. Offers usually have a limited validity period, so ask your lender how long yours lasts and what happens if the build overruns. Do not assume the original offer will remain available indefinitely.
Plan for inspection and aftercare
Snags are defects or unfinished work. Discuss with your conveyancer whether the contract can provide for a snagging inspection after construction and before completion. Record any issues clearly, send them to the developer in writing and keep copies of replies. Ask what the developer will fix before completion and what process applies afterwards.
Read the warranty documents rather than relying on a headline term. Check who provides cover, when it starts, which parts of the home are included, exclusions, claim steps and any dispute route. Cover varies, so confirm details for the specific property.
Further reading: GOV.UK, How to buy a home — buying a new-build property: https://www.gov.uk/government/publications/how-to-buy-a-home/how-to-buy. Checked 26 October 2026.