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Real questions from first time buyers
Star letter winner. Should I accept developer incentives?
I’ve reserved a new build home, but the developer has offered to pay my Stamp Duty and include free upgrades if I use its recommended mortgage adviser and solicitor. Is this a good idea? Hannah Collins
FTB says: For first time buyers, incentives from developers can be very appealing, but it’s important to understand exactly what’s being offered. Developers often include incentives such as paying your Stamp Duty, contributing towards legal fees, upgrading kitchens or flooring, or including appliances and landscaping. These can represent genuine savings, particularly if they are features you would have paid for anyway. However, don’t feel obliged to use the developer’s recommended mortgage adviser or solicitor. While they may provide an excellent service, you’re free to choose your own independent professionals if you prefer. It’s also worth remembering that incentives can sometimes be reflected in the purchase price, so make sure you’re paying a fair market value for the property. Before agreeing to anything, ask for all incentives to be confirmed in writing and ensure your solicitor is aware of them. They should also be declared to your mortgage lender, as they can affect the valuation of the property. The best deal isn’t always the one with the biggest list of extras. Focus on the overall value of the property, the quality of the development and whether the purchase represents good value long term.
SAME PROPERTY, DIFFERENT PRICE
I’ve seen a new build home I like, but notice some identical properties on the same development have sold for different prices. Why is that? Nathan Brooks
FTB says: It can be confusing to see similar looking homes on the same development selling for different prices, but there are often good reasons for this. No two plots are exactly the same. A property with a larger garden, a driveway, a better outlook, or a more private position may command a higher price. Corner plots and south-facing gardens are also more desirable. Developers adjust prices throughout the build programme in response to demand, sales targets and market conditions. Early buyers may secure launch prices, while later buyers may pay more if demand is high. Equally, developers may offer discounts or incentives to help sell the final few plots.
PEPPERCORN GROUND RENT?
I’m buying my first home and my solicitor has said the lease has a “peppercorn ground rent”. What does that mean, and is it a good thing? James Wilson
FTB says: Seeing “peppercorn ground rent” in your paperwork is good news. A pep – it means that no meaningful ground rent is charged. Although the lease may state that a “peppercorn” rent is payable, in practice this is a nominal amount, often nothing, and you won’t be expected to make regular ground rent payments. This is increasingly common on new residential leases. It removes the risk of ground rent increasing and can make a property more attractive to future buyers and lenders. If you’re buying a leasehold property, you may still be responsible for paying service charges and contributing towards the maintenance of communal areas or shared facilities.
WHAT IS A LONG-STOP DATE?
I am buying my first home but my solicitor keeps mentioning a “long-stop date” in my new build contract. Why is it important? Ben Harrison
FTB says: A long-stop date is an important safeguard when buying a new build property. Because new build homes are often purchased before construction is complete, there can sometimes be delays to the build. A long-stop date is the latest date by which the developer has agreed the property should be finished and ready for completion. If the property isn’t ready by this date, the contract may allow you to withdraw from the purchase and have your reservation fee or deposit returned. Not every contract is the same, so it’s important to check what your long-stop date is and what rights it gives you. Your solicitor should explain these details before you exchange contracts.
More advice at firsttimebuyermag.com
First Time Buyer is an exciting bi-monthly glossy which takes a stylish and comprehensive look at all the options available, setting them out in an entertaining and informative way, and helping potential customers navigate their way through what is often a daunting and complex process. We dispel the myths, reinforce the facts and arm the reader with the tools necessary to make their homeownership dreams a reality.
