Buying a new-build can feel exciting and a little strange at the same time. The conveyancing follows the same broad shape as any purchase, but the timings, the paperwork and the developer's terms make it its own thing. Knowing what is coming saves a lot of stress, and the odd missed deadline.
1 What makes new-build conveyancing different
The biggest difference is who sets the pace. With a normal purchase, both sides agree timings together. With a new-build, the developer usually sets the terms, and they tend to move fast. You reserve the plot, pay a fee, then your conveyancer works to the developer's deadlines rather than your own.
You are also buying something that may not exist yet, or only exists in part. That changes what your conveyancer checks. They are looking at plans, planning permissions, the warranty cover and the developer's title, not the history of a home someone has already lived in. If you want a refresher on the basics first, our guide to what conveyancing is sets the scene, and conveyancing when you are buying covers the standard route.
A few features show up again and again on new-build purchases:
- A reservation fee to take the plot off the market, often a few hundred to a couple of thousand pounds, usually deducted from the price later.
- A short window to exchange contracts, commonly around 28 days from reservation.
- A build warranty such as NHBC Buildmark, or an equivalent from another provider.
- A long-stop date, the latest the developer is allowed to finish.
- Often a leasehold title, or an estate (service) charge even on freehold houses.
2 The reservation fee and the 28-day clock
You pay a reservation fee to hold a specific plot, and from that moment a tight deadline usually starts ticking. Many developers expect you to exchange contracts within about 28 days. That is fast. A standard purchase can take weeks longer to reach exchange, so this is one of the main pressure points.
To hit it, your mortgage and your conveyancer need to be ready before you reserve, not after. Have your decision in principle in place, instruct a conveyancer who knows new-build work, and get your valuation moving early. Miss the deadline and you can lose the plot, and sometimes the fee, so it pays to line everything up in advance. Our guide on how to speed up your conveyancing has practical ways to keep things moving.
Ask in writing what the fee covers, whether it is refundable, and what the exchange deadline is. Once the clock starts, you have little room to shop around for a conveyancer.
3 Build warranties, snagging and the long-stop date
A new home should come with a structural warranty, most commonly NHBC Buildmark, though other providers such as LABC and Premier Guarantee are also used. This typically gives a two-year period where the builder fixes defects, then around ten years of cover for major structural problems. Your conveyancer checks the warranty is in place and that the policy will be valid on completion. Most mortgage lenders insist on it.
Snagging means listing the small (and not so small) faults in a finished home: doors that stick, rough paintwork, a cracked tile, a radiator that does not heat. You usually inspect before or just after completion, and the developer agrees to put things right. A professional snagging survey can be worth it on a larger home. It is not the same as a structural survey, and you can read more in our guide to home surveys.
What is a long-stop date
The long-stop date is the latest date by which the developer must legally finish the build. New-builds are often sold off-plan, so an exact completion date is rarely fixed at exchange. Instead the contract sets a long-stop. If the developer overruns past it, you usually gain the right to walk away and get your deposit back. Your conveyancer should make sure the date is realistic and that the wording protects you, not just the developer.
Mortgage offers usually last around six months. If the build runs long, your offer can expire before completion, so you may need a re-valuation or an extension. Factor this in early.
4 Leasehold and estate charges on new-builds
Many new-builds are sold as leasehold, and even freehold houses often carry an estate charge, so read the small print on ongoing costs. Flats are nearly always leasehold. Houses can be freehold but sit on a private estate where you pay a service charge or estate rentcharge towards shared roads, lighting and green spaces the council has not adopted.
Your conveyancer should explain the lease length, any ground rent, who manages the estate and how charges can rise over time. These costs continue for as long as you own the home, so they matter. To understand the difference and what to watch for, see leasehold and freehold explained.
On the up side, ground rent rules have tightened in recent years, so escalating ground rent on new leases is far less common than it once was. Even so, ask the question and get the figures in writing before you commit.
5 The new-build buying journey, step by step
Here is how a typical new-build purchase runs from reservation to moving in. Timings vary, and a long build can stretch the gap between exchange and completion by months.
You pay the reservation fee, fix the price, and the developer takes the plot off the market. The exchange clock, often 28 days, starts now.
Move quickly. Your conveyancer reviews the developer's contract pack, plans and warranty, while your lender arranges the valuation.
Your conveyancer orders property searches and raises enquiries on the title, planning and any estate or lease terms.
You pay the deposit and the purchase becomes legally binding. With new-builds this usually happens before the home is finished. See exchange and completion explained.
Once the home is finished and signed off, the developer confirms it is ready and sets a completion date, often on short notice (sometimes 10 to 14 days).
You inspect the property, list any defects, and the developer agrees to fix them under the warranty's defects period.
The balance is paid, you get the keys, and your conveyancer handles registration and any Stamp Duty due. Rates change, so check the current bands or get a quote, and note Scotland and Northern Ireland charge their own taxes instead. See Stamp Duty explained for how it works.
Costs for new-build conveyancing are broadly in line with other purchases, though leasehold or estate work can add a little. You can compare fixed-fee quotes from SRA-regulated solicitors and licensed conveyancers on MoveGuide, side by side, free and with no obligation, in about 60 seconds. For a fuller picture of fees, see how much conveyancing costs.