New Build
Buying a new build? The conveyancing moves differently.
A developer's contract, a fixed exchange deadline, a warranty to check, and a completion date tied to the build itself — new build conveyancing has its own rhythm. Here's what your solicitor is actually doing, and why the timing matters so much.
Get your new build quote →The Contract
The developer's own contract, not a negotiated one.
On a resale purchase, the contract is drafted for that particular sale and there is usually some room to negotiate its terms. On a new build, the developer's solicitor uses a standard-form contract that applies across the whole development, and there is typically much less scope to change it. Your conveyancer's job is to read it closely on your behalf: checking what is and is not included, what happens if the build finishes early or late, and what your rights are if the specification changes before completion.
That does not mean the contract is unfair — it means the value your solicitor adds is in explaining it clearly and flagging anything that needs a question, rather than in redrafting clauses that the developer will not move on.
The Deadline
The 28-day deadline is real, and it matters.
Most developers give you around 28 days from reservation to exchange of contracts, and they mean it. Unlike a resale chain, where a slow week rarely threatens the whole deal, a new build reservation can simply expire. Miss the deadline and you risk losing your reservation fee, any incentives that came with the plot — carpets, appliances, Stamp Duty contributions, whatever was agreed — and in some cases the plot itself, if the developer decides to remarket it to another buyer.
That is why we treat the deadline as fixed from the day you instruct us, not as a target to aim for. Searches, mortgage liaison and enquiries all get prioritised around it, precisely because there is very little the developer will do to move it for you.
The Warranty
Confirming the 10-year warranty is actually in place.
New homes are normally sold with a structural warranty lasting 10 years from completion, of the kind provided by NHBC or an equivalent scheme, covering major defects to foundations, load-bearing walls and the roof. It is not automatic: your solicitor checks that the warranty has genuinely been arranged and will be issued to you on legal completion, rather than taking the developer's word for it.
This matters beyond peace of mind. A missing or incomplete warranty can hold up your mortgage offer, since most lenders require one before they will lend on a new build, and it can make the property harder to sell on again in the future.
Completion Day
Completion tied to the build, not the calendar.
On a resale purchase, completion is a date you agree with the seller. On a new build, completion follows the property reaching practical completion — the point at which the developer's site team considers the home finished and ready to hand over — and that date can shift if the build itself runs behind. Your solicitor keeps track of notices from the developer and makes sure your mortgage offer, and your own moving plans, still line up.
Two other things are specific to new builds. Snagging — the list of minor defects you spot on inspection, from paint touch-ups to sticking doors — is usually dealt with directly with the developer after completion. And where shared infrastructure like roads or sewers on the development has not yet been adopted by the local authority or water company, the developer's solicitor may require a retention: a sum held back from the purchase price until that work is finished and formally adopted.
Pricing
Priced openly, not added later.
New build purchases involve genuinely more work — reviewing the developer's contract, checking the warranty, and monitoring practical completion — so our quote adds a fixed £150 new build fee to reflect it. It's shown as its own line item, not folded invisibly into a higher headline fee.
Your Quote
Get your new build quote,
deadline-ready.
Tell us it's a new build and we'll get you a complete, itemised quote fast enough to meet a developer's exchange deadline.
- About 2 minutes, free
- No obligation to instruct
Your Quote
Professional fees, incl. VAT
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Disbursements
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Government fees
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Total: — Disbursements and government fees are estimates and will be finalised before exchange; for leasehold properties the landlord's own Lessor's Registration Fee is not included, as it is set at the landlord's discretion.
Important information
This quote is based on the information you have given us. If something material changes or additional information comes to light during the transaction, we will tell you and agree any change with you before it applies. To comply with Money Laundering Regulations we verify the identity of all clients, including through an online ID verification service.
Almost done
Where should we send it?
You are buying from a developer rather than a private seller, and the developer's solicitor uses a standard-form contract with much less scope to negotiate terms. Your conveyancer is also checking things that simply do not exist on a resale purchase, such as the build's practical completion date, the structural warranty, and any retentions for roads or sewers still being finished.
Developers commonly set a deadline of around 28 days from reservation to exchange of contracts. Miss it and you risk losing your reservation fee, any incentives that were part of the deal, and potentially the plot itself if the developer chooses to remarket it. We treat that deadline as fixed from day one and work back from it.
Most new homes come with a 10-year structural warranty, of the kind provided by NHBC or an equivalent provider, covering major defects such as problems with the foundations, walls or roof. Your solicitor checks the warranty is genuinely in place and will be issued on legal completion, because a missing or incomplete warranty can affect your ability to get a mortgage and to sell the property later.
Completion on a new build is tied to the property reaching practical completion, and that date can move if the build itself runs behind schedule. Separately, if shared elements like roads or sewers are not yet adopted or finished when you complete, the developer's solicitor may require a retention — a sum held back from the price until that work is done.
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