100+ Questions to Ask When Buying a New Build Home: The Complete Question Bank for Every Stage, Every Professional, and Every Situation — With Red Flag Answers to Watch For

How to Use This Question Bank

You don't need to ask every question on this list. Use it as a reference tool:

• Before your first visit — read through the sales adviser questions and pick the 10-15 most important for your situation
• Before instructing professionals — use the solicitor and broker sections to vet them before you commit
• At each stage — use the stage checklists at the end to make sure you haven't missed anything critical
• When something feels wrong — check the red flag answers to see whether your concern is justified

Key principle: Any professional who refuses to answer a reasonable question, or gives a vague non-answer, is telling you something. Honest professionals welcome informed buyers.

Questions for the Sales Adviser

The sales adviser is employed by the developer to sell homes. They can be helpful, but remember their role — they work for the seller, not you. Ask these questions across your visits, not all at once.

About the Development

Question 1: How many phases does the development have, and which phase are you currently building?

Why it matters: If you're buying in phase one of a five-phase development, you could be living on a building site for years. Later phases often have higher prices but finished surroundings.

Red flag: "We're not sure about future phases yet" — they almost certainly know. Check the planning application on the local council's website for the full masterplan.

Question 2: What is the total number of homes planned for the entire development?

Why it matters: A 50-home development feels very different from a 500-home one. Larger developments mean more construction traffic, longer build-out periods, and potentially higher service charges to maintain communal areas.

Red flag: Vague answers like "around 200" when the planning application clearly states 450.

Question 3: What communal facilities are planned, and when will they be completed?

Why it matters: Developers often market playgrounds, landscaping, and community spaces that won't be built until the final phase — which could be 5-10 years away. You'll be paying service charges for their eventual maintenance from day one.

Red flag: "The landscaping will be completed as the development progresses" with no specific dates or contractual commitments.

Question 4: What are the current and projected annual service charges and estate management fees?

Why it matters: Service charges on new build estates can be £1,200-£4,000+ per year for houses (more for flats). These cover maintenance of roads, green spaces, play areas, and bin stores until they're adopted by the local authority — if they ever are.

Red flag: "They're very reasonable at the moment" without giving actual figures. Also watch for first-year discounts that mask the true ongoing cost.

Question 5: Will the roads, footpaths, and sewers be adopted by the local authority or remain private?

Why it matters: Unadopted roads and sewers remain the responsibility of residents through the management company. This means you pay for repairs, maintenance, and resurfacing indefinitely. Section 38 (highways) and Section 104 (sewers) agreements should be in place.

Red flag: "We're working on that" — adoption agreements should be arranged before construction starts. Without them, adoption may never happen.

Question 6: Who is the estate management company, and can I see the management company details and service charge schedule?

Why it matters: Many developers set up their own management companies or appoint associated firms. Residents often have no control over costs or service quality. Check whether there's a right for residents to take over management.

Red flag: The management company is a subsidiary of the developer with no mechanism for resident control.

Question 7: What broadband and mobile coverage is available, and who provides it?

Why it matters: Some developments have exclusive arrangements with specific broadband providers, limiting your choices. Others may not have full fibre despite being new builds. Check actual speeds, not marketing claims.

Red flag: "Fibre is available" — check whether this means full fibre to the premises (FTTP) or just fibre to the cabinet (FTTC), which delivers much slower speeds.

About the Specific Plot

Question 8: What is the exact plot you're offering me, and can I see it on the site plan?

Why it matters: Plots vary enormously in desirability. Corner plots may have more land but more public footfall. Plots near pumping stations, substations, or bin stores can be affected by noise or smell.

Red flag: Reluctance to show you the detailed site plan, or glossing over what's adjacent to your plot.

Question 9: Which direction does the garden face?

Why it matters: South and west-facing gardens get the most afternoon and evening sun. North-facing gardens can be in shadow for much of the day, especially in winter. This significantly affects how usable your outdoor space is and can impact property value.

Red flag: "It gets lovely light" without specifying the orientation. Check using a compass or map — don't take their word for it.

Question 10: What will be built on the land directly opposite and behind my plot?

Why it matters: An empty field today could be phase three of the development tomorrow. Check the full planning application to see what's planned for surrounding land, not just the current phase.

Red flag: "There are no plans for that land at the moment" — check the council's planning portal yourself.

Question 11: What is the exact specification for this house type, and what differs from the show home?

Why it matters: Show homes are dressed with upgraded kitchens, premium flooring, designer furniture (often undersized to make rooms look bigger), and features that aren't included in the standard specification. You need the actual specification document for your plot.

Red flag: No written specification available, or a specification that says "developer reserves the right to substitute equivalent materials."

Question 12: What is the ceiling height throughout the property?

Why it matters: Many new builds have 2.4m ceiling heights — the minimum permitted under Building Regulations. This can feel cramped compared to older properties (typically 2.6-2.7m). Some developers offer 2.5m or 2.7m on premium plots.

Red flag: "Standard height" — ask for the exact measurement in writing.

Question 13: What flooring is included, and what is left as bare concrete or chipboard?

Why it matters: Many new builds are handed over with no floor coverings at all — just concrete screed or chipboard subfloor. Carpeting and hard flooring throughout a three-bedroom house can cost £3,000-£8,000+. Some developers include flooring as an incentive; negotiate this.

Red flag: "Flooring throughout" that turns out to be basic vinyl in the kitchen and bathroom only.

Question 14: What garden landscaping is included — turf, fencing, patio, or just bare soil?

Why it matters: "Landscaped garden" in developer language often means topsoil laid over builder's rubble. Turfing a garden costs £1,000-£3,000+. Fencing, patios, and planting are usually extra. Some plots are handed over as mud.

Red flag: "Gardens will be finished to a high standard" with no written specification of what's actually included.

Question 15: What parking is allocated to this plot — garage, driveway, or allocated space?

Why it matters: Planning conditions often limit parking to 1-1.5 spaces per home. If you have two cars, check whether you can actually park both. Garages are often too small for modern cars (check internal dimensions). Visitor parking may be very limited.

Red flag: "There's plenty of parking" — ask for the exact number of allocated spaces in writing and measure the garage yourself.

Question 16: What storage is built into the property — under-stairs cupboard, loft access, built-in wardrobes?

Why it matters: New builds are frequently criticised for insufficient storage. Check whether the loft is boarded and accessible (it often isn't), whether there's an under-stairs cupboard, and whether any built-in storage is included.

Red flag: A four-bedroom family home with no loft access, no under-stairs storage, and no built-in wardrobes.

About Price and Incentives

Question 17: What is the full price for this specific plot, and has the price changed since the plot was first released?

Why it matters: Developers adjust prices plot by plot. A plot that's been available for months may have been overpriced. Knowing the price history gives you negotiating leverage.

Red flag: Unwillingness to discuss whether the price has been reduced. Check Land Registry for completed sales on the same development to understand actual selling prices versus asking prices.

Question 18: What incentives are you currently offering, and can I have them in writing?

Why it matters: Developers commonly offer stamp duty contributions, flooring, turf, appliance upgrades, legal fee contributions, or cashback. These change monthly based on sales targets. The total value of incentives must be disclosed to your mortgage lender and typically can't exceed 5% of the purchase price without affecting your loan.

Red flag: Verbal promises of incentives that aren't confirmed in writing before you reserve.

Question 19: Is there a part-exchange scheme, and how is the valuation of my existing property determined?

Why it matters: Part-exchange is convenient but typically values your existing home at 85-90% of market value. The developer will get at least two independent valuations and offer the lower one. Calculate whether the convenience is worth the 10-15% discount.

Red flag: A part-exchange valuation significantly below recent comparable sales in your area.

Question 20: Can I negotiate on the price, specification upgrades, or incentive package?

Why it matters: Everything is negotiable, especially towards the developer's financial year-end (typically June or December), at the end of a phase, or on the last few plots. Specification upgrades often have more margin than price reductions.

Red flag: "The price is fixed and we don't negotiate" — every developer negotiates, though some sales advisers aren't authorised to. Ask to speak to the sales manager.

About the Build and Completion

Question 21: What is the estimated completion date, and how firm is that estimate?

Why it matters: Developer estimated completion dates are targets, not guarantees. Properties frequently complete weeks or months later than initially stated. This affects your mortgage offer validity, rental commitments, and chain timings.

Red flag: An estimated date with no caveat about potential delays. Honest sales advisers will explain that dates can move.

Question 22: What happens if completion is delayed? Is there a longstop date in the contract?

Why it matters: The longstop date is the absolute deadline by which the developer must complete. If they miss it, you can walk away and get your deposit back. Without a longstop date, you could be waiting indefinitely. Consumer Code for Home Builders requires a longstop date, but check the actual date — some developers set it unreasonably far in the future.

Red flag: A longstop date more than 18 months after the estimated completion date, or no longstop date at all.

Question 23: Can I visit the property during construction to check progress?

Why it matters: Reputable developers allow accompanied visits at key stages. This lets you see the build quality before plasterboard covers everything up. It also gives you early warning of any issues or changes.

Red flag: "Health and safety prevents site visits" — while there are genuine H&S concerns, most developers can arrange accompanied visits with proper PPE. Complete refusal may indicate they have something to hide.

Question 24: What is the NHBC Buildmark or equivalent warranty, and when does each phase start?

Why it matters: The standard NHBC Buildmark warranty has three phases: the developer's defects period (years 1-2), NHBC resolution service (years 3-10), and structural insurance (years 3-10). Understanding exactly when each phase starts and what it covers prevents nasty surprises.

Red flag: A warranty provider you've never heard of, or a warranty that doesn't start until after the developer's own defects period has expired.

Question 25: What is the developer's customer satisfaction rating, and what is their HBF star rating?

Why it matters: The Home Builders Federation conducts an annual survey. Developers with 5-star ratings have 90%+ customer satisfaction. Those with 3 stars or below have significant complaints. Check the latest survey results independently.

Red flag: "We have excellent customer satisfaction" without quoting the actual star rating. If they don't mention it, it's probably low.

Question 26: What is your after-sales/customer care process, and who do I contact with defects?

Why it matters: Some developers have dedicated customer care teams with online portals for reporting defects. Others rely on the site manager, who may have moved to the next development by the time your issues emerge. Understanding the process before you buy sets realistic expectations.

Red flag: No clear after-sales process, or one that relies entirely on a single person rather than a team.

Question 27: Will there be a professional snagging period before legal completion?

Why it matters: A pre-completion inspection allows you (or your independent snagging inspector) to identify defects before you legally own the property. Some developers allow this; others only permit access after completion. Getting defects fixed is much easier before you've handed over the money.

Red flag: "You can't access the property until completion" — while this is common, it weakens your position. Your solicitor may be able to negotiate pre-completion access.

About the Contract and Legal Terms

Question 28: What is the reservation fee, and is it refundable?

Why it matters: Reservation fees typically range from £500-£1,000. Under the Consumer Code for Home Builders, you should have a cooling-off period during which the fee is refundable. After that, refundability depends on the circumstances — if the developer changes the specification significantly, you should get it back.

Red flag: A reservation fee over £1,000, or one described as "non-refundable under any circumstances."

Question 29: How long do I have from reservation to exchange of contracts?

Why it matters: Most developers allow 28 days from reservation to exchange. This is tight — you need to instruct a solicitor, arrange a mortgage, and have searches completed in that time. Some developers will extend to 6-8 weeks if you ask, especially if the property isn't yet built.

Red flag: Pressure to exchange within 14 days, which leaves almost no time for proper legal checks.

Question 30: Is the property freehold or leasehold, and if leasehold, what are the ground rent terms?

Why it matters: Since the Leasehold Reform (Ground Rent) Act 2022, new residential leases in England and Wales must have ground rents of zero (a peppercorn). If you're being quoted a ground rent on a new lease, something is wrong. Flats are still commonly leasehold; houses should almost always be freehold.

Red flag: A new-build house sold as leasehold (this is now very rare and usually unjustifiable), or any ground rent charge on a lease created after 30 June 2022.

Question 31: What are the terms for the deposit — how much, when is each stage due, and who holds it?

Why it matters: New build deposits are typically 10% of the purchase price, often split: the reservation fee (deducted from the deposit), then the remainder on exchange. Some developers ask for staged payments on off-plan purchases. The deposit should be held by the developer's solicitor or protected under the Consumer Code.

Red flag: Requests for deposits to be paid directly to the developer rather than held by solicitors, or staged deposits totalling more than 10% before completion.

Question 32: Can my solicitor negotiate amendments to the standard contract?

Why it matters: Developer contracts are heavily weighted in the developer's favour. A good solicitor will request amendments — for example, tightening the definition of "satisfactory condition" at completion, adding specific completion conditions, or improving the defects reporting process. Some developers accept amendments; others refuse.

Red flag: "Our contract is non-negotiable" — while some large developers are rigid, a complete refusal to discuss any amendments is concerning.

Questions for the Site Manager

The site manager oversees day-to-day construction. They're usually more forthcoming than sales advisers about practical matters. Try to speak to them during a site visit, away from the sales office.

Question 33: What stage of construction is my plot currently at?

Why it matters: Knowing whether your home is at foundations, first fix, second fix, or finishing tells you roughly how far from completion it is and gives you context for the estimated date.

Red flag: The sales adviser said completion is in 8 weeks, but the site manager says they're still at first fix (which typically needs 6-8 weeks plus second fix and finishing).

Question 34: Have there been any issues with the ground conditions or foundations on this plot?

Why it matters: Problem ground conditions (clay, peat, contamination, high water table) can cause ongoing issues even after construction. If deeper foundations or special measures were needed, it's worth knowing.

Red flag: Evidence of extra foundation work or dewatering that hasn't been mentioned by the sales team.

Question 35: What construction method is being used — traditional brick and block, timber frame, or steel frame?

Why it matters: Different construction methods have different characteristics. Timber frame is faster to build but some mortgage lenders have restrictions. Traditional masonry is slower but universally accepted. Understanding the method helps you ask informed follow-up questions.

Red flag: Not a red flag per se, but if the construction method differs from what was marketed, that's a concern.

Question 36: Who are the main subcontractors for plumbing, electrical, and plastering?

Why it matters: Quality varies enormously between subcontractors. If the site manager speaks highly of them, that's a good sign. If they're evasive, the subcontractors may be the cheapest available rather than the best.

Red flag: Frequent changes of subcontractor during the build, which can indicate quality or payment disputes.

Question 37: How many NHBC or warranty provider inspections has my plot had so far, and were there any issues flagged?

Why it matters: Warranty providers inspect at key stages (foundations, drainage, damp-proof course, pre-plaster, final). Knowing that inspections have happened — and passed — gives confidence in build quality.

Red flag: Missed or failed inspections, or a site manager who doesn't know the inspection schedule.

Question 38: What insulation is being used, and does the property meet or exceed current Building Regulations Part L requirements?

Why it matters: Properties built to the 2022 Part L interim uplift should achieve a 31% reduction in CO2 emissions compared to previous standards. Those built to the Future Homes Standard (from 2025) should achieve 75-80% reductions. Better insulation means lower energy bills.

Red flag: Vague answers about insulation specification or EPC ratings. Ask for the predicted SAP assessment.

Question 39: What heating system is installed — gas boiler, heat pump, or hybrid?

Why it matters: Homes built under the Future Homes Standard will not have gas boilers. Earlier homes may still have gas. Heat pumps work differently from boilers and require different usage patterns. Understanding your heating system before you move in prevents confusion and high bills.

Red flag: A heat pump installed as a tick-box exercise without proper insulation to support it — heat pumps need well-insulated homes to work efficiently.

Question 40: Is there anything about this particular plot I should know — drainage routes, easements, or anything unusual?

Why it matters: Site managers know the practical realities of each plot. There might be a drain running under your garden, an easement allowing utility access, or a retaining wall that needs maintenance. This information should appear in the legal pack, but site managers often know details that solicitors miss.

Red flag: "Nothing unusual" combined with visible evidence of extra drainage work, retaining walls, or unusual ground treatment.

Question 41: What are the realistic timelines for completing the roads, landscaping, and communal areas?

Why it matters: Sales advisers give optimistic timelines. Site managers deal with reality. The actual completion of roads and landscaping often takes months or years after the last home is occupied.

Red flag: The site manager's timeline is significantly longer than what the sales adviser told you.

Question 42: How do you handle snagging items — is there a formal process and expected response time?

Why it matters: Good site managers take pride in their work and have efficient snagging processes. Understanding the process now sets expectations for after you move in.

Red flag: No clear process, or a response time measured in months rather than weeks.

Question 43: What ventilation system is installed, and does it require maintenance?

Why it matters: Modern new builds are highly airtight, which is great for energy efficiency but means ventilation is critical. Many have MVHR (Mechanical Ventilation with Heat Recovery) or MEV (Mechanical Extract Ventilation) systems that need regular filter cleaning. Blocking or turning off ventilation in an airtight home causes condensation and mould.

Red flag: No explanation of the ventilation system or how to maintain it. This is one of the most common sources of complaints in new builds.

Question 44: What EV charging provision has been installed?

Why it matters: Since June 2022, Building Regulations Part S requires EV charging points for new homes with associated parking. Check whether a full charger is installed or just the cabling (cable routes only satisfy the minimum requirement for some property types).

Red flag: "EV ready" that turns out to be just ducting with no actual charger or cabling.

Question 45: Are there any known issues with other completed properties on this development?

Why it matters: If multiple homes have reported the same defect (e.g., drainage issues, poor plastering, window seal failures), it suggests a systemic problem that may affect your plot too.

Red flag: Defensive reaction to this question, or knowledge of repeated issues that haven't been communicated to buyers.

Question 46: What water pressure and flow rate can I expect?

Why it matters: New developments sometimes have lower water pressure than established areas, especially during peak usage times when multiple homes are occupied. This affects shower performance, filling baths, and running multiple taps simultaneously.

Red flag: Known water pressure issues on the development that haven't been resolved with the water company.

Question 47: How is sound insulation between properties (for semi-detached or terraced homes)?

Why it matters: Building Regulations Part E sets minimum sound insulation standards, but "minimum" and "comfortable" aren't the same thing. Timber frame party walls typically need additional acoustic treatment compared to masonry. Pre-completion sound testing is required.

Red flag: Failed sound tests that required remedial work, or complaints from existing residents about noise transfer.

Questions for Your Solicitor

Your solicitor protects your legal interests. These questions help you vet potential solicitors and ensure thorough service. Use an independent solicitor experienced in new build transactions — never use the developer's recommended solicitor.

When Choosing a Solicitor

Question 48: How many new build transactions have you completed in the past 12 months?

Why it matters: New build conveyancing is significantly more complex than standard residential. Developer contracts are bespoke, searches are different (especially for greenfield sites), and the legal issues (adoption agreements, management companies, warranty registration) require specialist knowledge.

Red flag: Fewer than 20 new build completions per year, or a solicitor who mainly handles standard resales.

Question 49: Will I deal with a named solicitor throughout, or will my file be passed between team members?

Why it matters: Consistency matters in complex transactions. If your file is handled by a different person each time you call, important details get missed and communication suffers.

Red flag: "You'll deal with whoever is available" — this often leads to delays and miscommunication.

Question 50: What are your total fees including all disbursements, searches, and additional charges?

Why it matters: Solicitor fees for new builds are typically £1,500-£3,000+ including disbursements. Get a full written breakdown. Hidden charges for "additional complexity" or "developer contract review" shouldn't appear later.

Red flag: A quote that seems very cheap (£500-£800) — this usually means corners will be cut, or charges will be added later.

Question 51: Are you on the approved panel of my mortgage lender?

Why it matters: Your solicitor must be on your mortgage lender's panel to act for both you and the lender. If they're not, you'll need to instruct a separate solicitor for the lender, adding cost and complexity. Check before instructing.

Red flag: A solicitor who isn't on major lender panels — this limits your mortgage choices and may indicate they lack the accreditation standards lenders require.

During the Transaction

Question 52: Have you reviewed the developer's contract, and what amendments have you requested?

Why it matters: A good new build solicitor will proactively review the contract and suggest amendments. They should explain what each clause means and which changes they're requesting on your behalf. If your solicitor hasn't proposed any amendments, they may not be scrutinising the contract properly.

Red flag: "The developer's contract is standard, no changes needed" — every developer contract benefits from amendment attempts.

Question 53: What does the contract say about the property's condition at completion — is "satisfactory" defined?

Why it matters: Many developer contracts use vague language about the property being in "satisfactory condition" at completion. Without a clear definition, the developer decides what's satisfactory. Your solicitor should push for specific standards or a snagging protocol.

Red flag: A contract that doesn't define satisfactory condition and doesn't give you meaningful rights to reject a defective property.

Question 54: What is the longstop date, and what are my rights if the developer misses it?

Why it matters: The longstop date is your contractual escape route if the developer can't complete on time. Your solicitor should ensure this date is reasonable (typically 12-18 months after estimated completion) and that your rights on breach are clear — full deposit refund plus compensation for costs incurred.

Red flag: A longstop date more than 2 years from the estimated completion date, or one that allows the developer to extend it unilaterally.

Question 55: Are there Section 38 and Section 104 agreements in place for road and sewer adoption?

Why it matters: Without these agreements, the roads and sewers on your estate may never be adopted by the local authority or water company. That means permanent maintenance costs for residents through the management company. Your solicitor should check these are in place and bonded.

Red flag: No adoption agreements in place, or agreements that have been signed but not bonded (meaning there's no financial guarantee the developer will complete the work).

Question 56: What planning conditions apply to the development, and have they all been complied with?

Why it matters: Planning permissions come with conditions — affordable housing contributions, highway improvements, ecological mitigation, school contributions. If conditions aren't met, the local authority can take enforcement action that affects the entire development.

Red flag: Outstanding planning conditions that should have been discharged before construction reached your plot's stage.

Question 57: Are there any restrictive covenants that will affect how I use the property?

Why it matters: Developer covenants can restrict alterations, extensions, satellite dishes, commercial use, vehicle types, pet ownership, and more. Some are reasonable; others are excessively controlling. Your solicitor should flag all covenants and explain their practical impact.

Red flag: Covenants requiring the developer's consent (and payment of a fee) for minor alterations, or covenants that effectively give the management company control over your property.

Question 58: What are the leasehold terms (for flats), including lease length, ground rent, and service charge provisions?

Why it matters: For flats, the lease is the document that governs your ownership. Key checks: lease length (ideally 990 years for new builds), ground rent (must be zero/peppercorn for leases created after 30 June 2022), service charge provisions (what can be charged and how disputes are resolved), and your rights regarding alterations.

Red flag: A lease shorter than 125 years, any ground rent on a new lease, or service charge provisions with no cap or dispute mechanism.

Question 59: What insurance arrangements are in place during the build, and when does my responsibility start?

Why it matters: During construction, the developer insures the property. Your buildings insurance should start from the completion date. But check the contract — some require you to have insurance from exchange, which is unusual for new builds and may mean paying for a period when you don't own the property.

Red flag: A requirement to insure the property before completion, or unclear handover of insurance responsibility.

Question 60: Have you checked for any contaminated land, flood risk, or environmental issues?

Why it matters: Environmental searches reveal contaminated land history, flood risk zones, subsidence areas, radon levels, and nearby industrial uses. For new builds on brownfield sites (former industrial land), contamination remediation should have been completed, but your solicitor should verify the remediation certificate.

Red flag: A brownfield site with no evidence of contamination assessment, or a property in Flood Zone 2 or 3 with no flood risk mitigation strategy.

Question 61: What is the process if I want to pull out before exchange — what do I lose?

Why it matters: Before exchange, you can usually withdraw with loss of only the reservation fee plus any legal and survey costs incurred. After exchange, you're legally committed and will lose your full exchange deposit (typically 10%) if you withdraw. Understanding this timeline helps you make informed decisions.

Red flag: A contract that imposes financial penalties for withdrawal before exchange, beyond the reservation fee.

Question 62: Can you explain the completion notice process — how much notice will I get?

Why it matters: Developers issue a completion notice when the property is ready, typically giving 10-14 working days' notice. Your solicitor needs to be ready to complete within this timeframe. If you're selling an existing property, coordinating the two completions requires careful planning.

Red flag: A contract allowing less than 10 working days' notice, or one that doesn't clearly define what "ready for completion" means.

Question 63: What happens if defects are discovered during the cooling-off period or before exchange — can I withdraw with a full refund?

Why it matters: If significant issues are discovered during due diligence (contaminated land, missing adoption agreements, unfavourable lease terms), you should be able to withdraw and recover your reservation fee. The Consumer Code for Home Builders supports this right in certain circumstances.

Red flag: A developer who refuses to refund the reservation fee when their own legal pack reveals material issues they didn't disclose.

Question 64: Who holds the deposit between exchange and completion, and how is it protected?

Why it matters: Your exchange deposit should be held by the developer's solicitor as stakeholder or protected under the terms of the warranty provider's scheme. It should not be released to the developer before completion.

Red flag: A contract allowing the developer to use your deposit before completion — this means you're an unsecured creditor if the developer goes bust.

Question 65: What CML (now UK Finance) Handbook requirements apply, and have you certified compliance to my lender?

Why it matters: Your solicitor acts for your mortgage lender as well as for you. The UK Finance Mortgage Lenders' Handbook sets out what solicitors must check and certify. This includes developer incentive disclosure, acceptable lease terms, adequate insurance, and satisfactory title. If your solicitor can't certify compliance, your mortgage won't proceed.

Red flag: Developer incentives that exceed the lender's cap (typically 5% of purchase price) or that your solicitor is uncertain how to disclose.

Question 66: Are there any chancel repair liabilities, rights of way, or other third-party interests affecting the property?

Why it matters: Chancel repair liability is an ancient obligation that can require property owners to contribute to church repairs. While rare, it can involve substantial sums. Rights of way, mining rights, and other incumbrances should all be identified and explained.

Red flag: Uninsured chancel repair liability, or public rights of way that cross your garden or access route.

Question 67: What is your professional indemnity insurance cover?

Why it matters: If your solicitor makes a negligent error, their professional indemnity insurance covers your losses. Check the level of cover is adequate for your transaction value. All practising solicitors must carry PI insurance, but the level varies.

Red flag: A solicitor reluctant to confirm their PI insurance details — this is standard information that should be freely available.

Questions for Your Mortgage Broker

A mortgage broker who understands new builds can save you thousands and prevent delays. These questions help you choose the right broker and get the best deal.

When Choosing a Broker

Question 68: Are you whole-of-market, and do you have access to new build specialist lenders?

Why it matters: Some lenders have specific new build products with higher loan-to-value ratios, extended mortgage offer validity, or favourable treatment of developer incentives. A whole-of-market broker with new build experience will know which lenders work best for your situation.

Red flag: A broker tied to a limited panel of lenders, or one who doesn't understand the specific requirements of new build mortgages.

Question 69: How do you charge — fee-based, commission from the lender, or both?

Why it matters: Transparency about fees prevents surprises. Some brokers charge £500-£1,000+ in fees plus receive lender commission. Others work on commission only. Neither model is inherently better, but you should know the total cost upfront.

Red flag: Unclear or evasive answers about how they're paid, or fees that seem to escalate after you've committed.

Question 70: How many new build mortgages have you arranged in the past 12 months?

Why it matters: New build mortgages have specific challenges: extended completion timescales, developer incentive disclosure, the need for mortgage offer extensions, and sometimes unusual property types. Experience matters.

Red flag: Fewer than 10 new build mortgages per year, or unfamiliarity with common new build mortgage scenarios.

About Your Mortgage

Question 71: What is the maximum I can borrow, and what monthly payments should I budget for at current rates?

Why it matters: New build buyers often stretch to afford the new build premium. Your broker should stress-test your affordability at higher interest rates, not just the current rate. Budget for the property plus all the extras (flooring, garden, furniture, moving costs).

Red flag: A broker who pushes you to the maximum borrowing limit without discussing rate rises or additional costs.

Question 72: How long is the mortgage offer valid, and can it be extended if completion is delayed?

Why it matters: Standard mortgage offers are valid for 3-6 months. If your new build isn't completed within that period, you'll need an extension or a new application. Some lenders extend easily; others require a full re-application. Off-plan purchases are particularly vulnerable to offer expiry.

Red flag: A lender with a strict 3-month offer validity and no extension policy, when your completion is estimated at 6+ months.

Question 73: How will the developer's incentive package affect my mortgage application?

Why it matters: All developer incentives must be disclosed to your lender. Incentives exceeding 5% of the purchase price may reduce the amount you can borrow, as lenders treat them as a price reduction. Your broker should calculate the impact before you agree to incentives.

Red flag: A developer suggesting you don't need to disclose certain incentives — this is mortgage fraud.

Question 74: Is the property type and construction method acceptable to the lenders you're recommending?

Why it matters: Some lenders won't lend on certain construction types (e.g., timber frame above certain heights, steel frame, modular), specific property types (e.g., flats above commercial premises), or developments where the developer retains freehold. Your broker should check acceptability before you commit.

Red flag: Discovering after reservation that your preferred lender won't lend on the property type.

Question 75: What deposit do I need, and is there a way to reduce it?

Why it matters: New builds typically require a minimum 5-10% deposit, but rates improve significantly at 10%, 15%, and 20% thresholds. Some government schemes (like shared ownership or deposit unlock) can help with smaller deposits. Your broker should explore all options.

Red flag: Being told you need 15-20% when 10% products are available — check whether the broker is recommending lenders that pay them higher commission rather than those offering you the best deal.

Question 76: What happens if the property is down-valued by the surveyor?

Why it matters: New build properties are sometimes valued below the purchase price because the surveyor doesn't agree with the developer's pricing. If this happens, you either need a larger deposit, renegotiate the price, challenge the valuation, or try a different lender. Your broker should have a strategy for this scenario.

Red flag: A broker who hasn't considered down-valuation risk, or who doesn't know which lenders are more favourable for new build valuations.

Question 77: Should I fix my rate, and for how long?

Why it matters: With a new build, you want certainty about costs in your first few years while you're also spending on furnishing and settling in. Longer fixes give more certainty but may have higher rates or larger early repayment charges. Your broker should explain the trade-offs clearly.

Red flag: A broker pushing a specific fix length without explaining the alternatives and their implications.

Question 78: What are the early repayment charges, and when do they apply?

Why it matters: If you need to sell or remortgage within the fixed period, early repayment charges can cost thousands. Check the schedule — charges typically reduce each year but can be 5% in year one. Also check whether there's a charge for making overpayments.

Red flag: ERCs that don't reduce over time, or charges for modest overpayments (most products allow 10% per year penalty-free).

Question 79: Can I get a Decision in Principle now and a full application later?

Why it matters: A DIP shows you can borrow the amount needed and gives the developer confidence. But submitting the full application too early means the offer may expire before completion. Your broker should time the full application to align with the build schedule.

Red flag: Submitting a full application immediately when completion is 8+ months away — the offer will almost certainly expire.

Question 80: What additional costs should I budget for beyond the deposit?

Why it matters: First-time buyers especially underestimate additional costs. Your broker should help you budget for: legal fees (£1,500-£3,000), stamp duty (if applicable), moving costs (£1,000-£3,000), flooring (£3,000-£8,000), curtains/blinds (£1,000-£3,000), furniture, appliances, and a contingency fund.

Red flag: A broker who only discusses the deposit and mortgage payments without addressing the full financial picture.

Question 81: What protection insurance (life, critical illness, income protection) should I consider?

Why it matters: Your mortgage is likely your biggest financial commitment. Protection insurance ensures your family isn't at risk if you can't work or die. While your broker may earn commission on these products, the advice is still valid — just compare their recommendations with other providers.

Red flag: High-pressure sales tactics on insurance products, or recommendations that seem designed to maximise commission rather than provide appropriate cover.

Question 82: What lenders have you checked for this recommendation, and why is this the best option?

Why it matters: A good broker should be able to explain why they've recommended a specific lender and product, including what alternatives they considered and rejected. This transparency builds confidence in their advice.

Red flag: "This is the best deal available" with no explanation of what else was considered or why alternatives were rejected.

Question 83: What happens if my circumstances change between application and completion (job change, new credit, pregnancy)?

Why it matters: With new builds, there can be months between mortgage application and completion. Changes to your employment, income, credit commitments, or personal circumstances can affect your mortgage. Your broker should advise what changes you must disclose and how they might impact your application.

Red flag: "Don't worry about it" — non-disclosure of material changes is mortgage fraud. A good broker will explain what needs disclosing and help you manage the situation.

Question 84: If the developer offers a recommended broker, should I use them or find my own?

Why it matters: Developers often have partnerships with specific brokers. These brokers may have genuine expertise with that developer's properties, but they also have a financial relationship that could affect their independence. Always get at least one independent quote for comparison.

Red flag: A developer-recommended broker who is dismissive of your desire to compare with independent alternatives.

Question 85: Can you help me if the mortgage offer expires and I need to reapply?

Why it matters: If completion is delayed beyond your offer validity, you may need to reapply. Interest rates, lending criteria, and your circumstances may have changed. Your broker should monitor the timeline and start the renewal process proactively.

Red flag: A broker who doesn't track your offer expiry date and leaves you to manage it yourself.

Questions for Your Surveyor or Snagging Inspector

While a full structural survey isn't standard for new builds (the warranty provides structural cover), a professional snagging inspection before or shortly after completion is highly recommended. These questions help you choose the right inspector and understand what they find.

Question 86: What qualifications and experience do you have in new build snagging inspections?

Why it matters: There's no single required qualification for snagging inspectors. Look for construction industry experience, relevant qualifications (RICS, CIOB, or equivalent), and specific new build experience. A general surveyor and a specialist snagging inspector bring different expertise.

Red flag: No construction qualifications or experience, or someone who primarily does older property surveys.

Question 87: What does your inspection cover, and how many items do you typically find?

Why it matters: A thorough snagging inspection covers cosmetic defects, functional issues, Building Regulation compliance, and potential structural concerns. Professional inspectors typically find 50-150+ items in a new build. If they regularly find fewer than 20, they may not be thorough enough.

Red flag: An inspector who guarantees they'll find problems (suggesting bias) or one who claims new builds rarely have issues (suggesting inexperience).

Question 88: Do you use specialist equipment — thermal imaging, moisture meters, spirit levels?

Why it matters: Professional equipment detects issues invisible to the naked eye. Thermal imaging reveals insulation gaps and cold bridges. Moisture meters find hidden damp. Spirit levels and laser levels check walls, floors, and surfaces for alignment. This equipment separates professionals from amateurs.

Red flag: An inspector who relies solely on visual inspection with no specialist equipment.

Question 89: Will you provide a written report with photographs, and can I share it with the developer?

Why it matters: A professional report with photographs, location descriptions, and severity ratings is essential for getting the developer to act. Verbal feedback is easily disputed. The report should be formatted for sharing with the developer's customer care team.

Red flag: Verbal-only feedback, or a report that's just a list of items without photographs or clear descriptions.

Question 90: What is the difference between a snagging defect and a Building Regulation issue?

Why it matters: Snagging items (scratched glass, poorly finished paintwork, stiff doors) are cosmetic or minor functional issues covered by the developer's defects period. Building Regulation issues (missing fire stops, inadequate ventilation, incorrect drainage falls) are serious compliance matters. Your inspector should clearly distinguish between the two.

Red flag: An inspector who treats everything with equal weight, or one who doesn't check for Building Regulation compliance.

Question 91: How quickly after completion should the inspection be done?

Why it matters: Ideally, a snagging inspection happens before legal completion — but many developers don't allow this. If post-completion, it should be done within the first few days while you can still identify issues clearly. Some items (like drainage) are better checked after rainfall.

Red flag: Waiting months for your inspection — by then, it's harder to distinguish original defects from wear and tear.

Question 92: Will you do a follow-up inspection after the developer has completed remedial work?

Why it matters: A follow-up inspection verifies that the developer has actually fixed the reported issues, not just cosmetically covered them. Many inspectors offer this at a reduced rate. It's particularly important for issues that were behind walls or under floors.

Red flag: An inspector with no follow-up service, or one who charges the full inspection fee again.

Question 93: What should I do if I find issues after your inspection — are there things that only become apparent over time?

Why it matters: Some defects only appear with seasonal changes (shrinkage cracks in summer, condensation in winter, drainage problems in heavy rain). Your inspector should advise what to watch for in the first 12 months and how to document and report it under the warranty.

Red flag: An inspector who implies their single visit catches everything — it can't and shouldn't claim to.

Question 94: Do you check external areas — drainage, garden levels, boundary fences, drives?

Why it matters: Many snagging inspectors focus on the interior. But external defects — poor garden grading (causing water to drain towards the house), fence problems, driveway issues, and drainage defects — can be just as important and costly to fix.

Red flag: An inspection that only covers the inside of the property.

Question 95: How do you handle it if you find something potentially serious — like suspected structural movement or missing fire stops?

Why it matters: Serious issues require different handling than cosmetic snagging. Your inspector should know when to recommend further specialist investigation and how to escalate concerns to the warranty provider and Building Control.

Red flag: An inspector who treats serious structural or safety concerns the same way as a paint scratch.

Question 96: Can you check whether the property matches the specification I was promised?

Why it matters: Developers sometimes substitute materials or specifications during construction. If you were promised a specific kitchen, bathroom suite, or floor finish, your inspector can verify the installed products match the specification document.

Red flag: Visible substitutions from the agreed specification without written notification or agreement from you.

Question 97: What is the most common serious defect you find in new builds?

Why it matters: An experienced inspector will have a well-informed answer to this question. Common serious defects include missing cavity trays, inadequate fire stopping in party walls, poor insulation installation, incorrect drainage falls, and ventilation system issues. Their answer tells you what to pay particular attention to.

Red flag: "New builds are generally well built" — this suggests limited experience. Every experienced snagging inspector has stories of serious defects they've found.

Question 98: How much do you charge, and what does the fee include?

Why it matters: Professional snagging inspections cost £300-£600+ depending on property size and location. The fee should include a full written report with photographs, severity ratings, and recommendations. Some inspectors include a follow-up re-inspection.

Red flag: Very cheap inspections (under £200) that are likely to be superficial, or additional charges for the written report.

Question 99: Do you have professional indemnity insurance?

Why it matters: If your inspector misses a serious defect that they should have identified, professional indemnity insurance means you have recourse. While snagging inspections don't carry the same liability as full structural surveys, PI insurance demonstrates professionalism.

Red flag: No insurance, which is common among unqualified inspectors operating without professional body membership.

Question 100: Can you attend a pre-completion inspection with me if the developer allows one?

Why it matters: If the developer allows a pre-completion inspection, having your professional inspector present means defects can be identified before legal completion. This gives you the strongest negotiating position — you can require defects to be fixed before you complete, or negotiate a retention.

Red flag: An inspector who isn't flexible enough to attend at short notice — developers often give limited notice for pre-completion visits.

Questions About the Management Company

Almost every new build development has a management company responsible for communal areas. These questions should be asked through your solicitor or directly if possible.

Question 101: Who is the current managing agent, and what is their track record?

Why it matters: The managing agent is the company that handles day-to-day estate management — grounds maintenance, cleaning communal areas, arranging repairs. Some are competent; others are notorious for poor service and opaque charges. Check online reviews and complaints.

Red flag: A managing agent with multiple negative reviews, County Court judgments, or complaints to the Property Ombudsman.

Question 102: Can residents take over management of the estate, and when?

Why it matters: Many developers retain control of the management company for years, sometimes permanently. Residents should have the right to take over management (Right to Manage for leasehold, or equivalent provisions for freehold estates). Check the legal documents for these provisions.

Red flag: No mechanism for residents to take over management, or one that requires an unrealistic percentage of homeowner agreement.

Question 103: What is included in the service charge, and how are charges calculated?

Why it matters: Service charges should be transparent and broken down by category: grounds maintenance, communal cleaning, lighting, insurance, reserve fund contributions, and management fees. You should be able to see exactly what you're paying for.

Red flag: A single lump sum with no breakdown, or "estimated" charges with no historical data for comparison.

Question 104: Is there a sinking fund or reserve fund, and how much is in it?

Why it matters: A reserve fund ensures money is available for major future repairs (resurfacing roads, replacing playground equipment, repainting communal areas). Without one, residents face large one-off bills when maintenance is needed.

Red flag: No reserve fund, or one that's clearly inadequate for the size and age of the development.

Question 105: What is the process for disputing a service charge or management company decision?

Why it matters: Disagreements with management companies are common. There should be a clear complaints process, access to the First-tier Tribunal (Property Chamber) for leasehold disputes, and mechanisms for challenging unreasonable charges.

Red flag: No disputes process, or one that routes through the developer rather than an independent body.

Question 106: Are there any planned major works or expenditure in the next 5 years?

Why it matters: Major works (road resurfacing, communal area refurbishment, lift replacement in flats) can result in large special levies or service charge increases. Knowing what's planned helps you budget.

Red flag: Major works known to be needed but not budgeted for, or a development with aging infrastructure and no reserve fund.

Question 107: What insurance does the management company hold, and am I covered for communal area accidents?

Why it matters: The management company should hold public liability insurance for communal areas and buildings insurance for communal structures. If someone is injured on a communal path or in a shared space, this insurance should cover it.

Red flag: Inadequate or lapsed insurance, or insurance costs that seem disproportionately high (suggesting a claims history or poor risk management).

Question 108: How often are communal areas maintained, and what are the current standards?

Why it matters: Visit the development and judge for yourself. Are the green spaces maintained? Are bin stores clean? Are communal corridors (in flats) well-kept? The current standard is the best predictor of future maintenance quality.

Red flag: Visible neglect of communal areas despite residents paying substantial service charges.

Question 109: Are there any ongoing disputes between the management company, developer, and residents?

Why it matters: Active disputes about service charges, defects in communal areas, or management company performance can affect your enjoyment of the property and potentially its value. Your solicitor should make enquiries about known disputes.

Red flag: Active legal proceedings or widespread resident dissatisfaction that hasn't been resolved.

Question 110: What happens to the management company if the developer goes into administration?

Why it matters: If the developer controls the management company and goes bust, residents can be left in limbo — paying charges with no one accountable for the service. Check what provisions exist for this scenario.

Red flag: Complete dependence on the developer with no contingency for their failure.

Questions for Existing Residents

If the development has occupied homes, try to speak to existing residents. They are your most honest source of information. Visit the development without an appointment and talk to anyone willing to share their experience.

Question 111: How was your experience of the buying and completion process?

Why it matters: Real buyer experiences reveal things that sales advisers and brochures don't. Were there delays? Were promises kept? Was the completion process smooth? First-hand accounts are invaluable.

Question 112: How responsive has the developer been to snagging and defects?

Why it matters: The developer's after-sales service is the real test of quality. Quick, professional defect resolution suggests a well-run company. Months of chasing suggests problems you'll also face.

Red flag: Multiple residents reporting the same unresolved defects months after moving in.

Question 113: Are you happy with the management company and service charges?

Why it matters: Residents' views on the management company and service charges are far more reliable than anything in the sales brochure. Pay particular attention to consistent complaints across multiple residents.

Question 114: Have you experienced any noise issues — from neighbours, the road, or construction?

Why it matters: Sound insulation between new build properties varies enormously. If multiple residents report hearing neighbours, it suggests a systemic issue with the party wall construction. Traffic and construction noise also affects quality of life.

Question 115: Is there anything you wish you had known before buying?

Why it matters: This open question often reveals the most valuable information. Residents may mention things like: unexpected service charges, issues with the school catchment, parking problems, flooding, or developer promises that weren't kept.

Question 116: How are the local amenities — schools, shops, transport, healthcare?

Why it matters: New developments are sometimes built before local infrastructure catches up. GP surgeries may be full, school places oversubscribed, and transport links incomplete. Existing residents know the reality.

Question 117: Have there been any issues with water pressure, broadband speed, or mobile signal?

Why it matters: Infrastructure issues on new developments are common. Real-world broadband speeds may differ from marketing claims. Water pressure can be low during peak times on large developments. Mobile signal can be affected by building materials.

Question 118: Would you buy on this development again, knowing what you know now?

Why it matters: This is the ultimate question. The answer — and the hesitation or qualification before it — tells you more than any brochure ever could.

Quick Checklists by Stage

Use these condensed checklists at each stage to make sure you haven't missed critical questions.

Before Your First Visit

At Reservation

Before Exchange

Before Completion

First 12 Months

Red Flag Answer Summary

These are the most concerning answers you can receive. If you encounter several of these, proceed with extreme caution or consider walking away.

Frequently Asked Questions

How many of these questions should I actually ask?

Don't try to ask all 118 questions in one visit — you'll overwhelm yourself and the people you're talking to. Focus on 10-15 priority questions per meeting, using the stage checklists as your guide. The most critical questions are marked as "Essential" in the checklists above.

What if the sales adviser can't answer my questions?

Sales advisers are knowledgeable about prices, specifications, and incentives but may not know technical details about construction or legal terms. If they can't answer, ask them to find out and follow up in writing. For technical questions, ask to speak to the site manager. For legal questions, direct them to your solicitor.

Should I show the developer my question list?

There's no need to hide the fact that you're an informed buyer. However, there's also no need to hand over a printed list — it can make the sales process adversarial. Instead, bring your questions naturally into conversation and take notes on the answers.

What if the developer gets annoyed at my questions?

A reputable developer welcomes informed buyers. If a developer or their sales team reacts negatively to reasonable questions, that tells you something important about their customer service culture. The way they treat you before you buy is the best version of their service you'll ever see.

Is it worth getting independent legal and financial advice?

Always. Your solicitor and mortgage broker work for you, not the developer. The cost of independent professional advice (typically £3,000-£5,000 combined for solicitor and broker fees) is minimal compared to the cost of buying the wrong property or on the wrong terms. Never rely solely on professionals recommended by the developer.

What if I've already reserved and wish I'd asked more questions?

It's not too late. The period between reservation and exchange is specifically designed for due diligence. Direct your remaining questions through your solicitor (for legal matters) and broker (for financial matters). If the answers reveal serious concerns, you can still withdraw — usually losing only the reservation fee.

How do I verify the developer's answers independently?

Several answers can be independently verified: check the planning application on the local council's website (phases, total homes, conditions), check Land Registry for sold prices on the development, check the HBF annual customer satisfaction survey, check Ofcom for broadband availability, check the Environment Agency for flood risk, and check the NHBC register for warranty details.

Should I ask these questions by email so I have a written record?

Having answers in writing is valuable, but some questions work better face-to-face where you can read body language and ask follow-ups. A good approach: ask questions in person, then email afterwards to confirm what was discussed. For anything related to price, specification, or incentives, always get written confirmation.