3. Are there any ongoing management or service fees?

This is one of those small-print questions that can make a big difference later. Many new-build homes come with private roads, tidy green spaces, playgrounds or shared areas that need to be looked after, usually by a management company, and that often means an ongoing fee for homeowners. It is easy to get swept up in the excitement of a new home and forget to ask about the extra costs, but they can have a real impact on your monthly budget. Make sure you ask how much the fee is, what it covers and whether it could rise over time. It is also worth researching how these fees have changed on similar developments, as they can increase over the years and may become more expensive than you first expected.

4. What is the expected build timeline and what happens if it changes?

New-build timelines can be a little optimistic sometimes. Bad weather, labour shortages or supply delays can all nudge completion dates further down the calendar, so it is important to ask when the home is expected to be ready, but what happens if that date slips. A delay could affect everything from your mortgage offer to your notice period on a rental property or the timing of your sale, so knowing how much flexibility you may need can save a lot of stress later. In short, hope for a smooth handover but make sure you know the backup plan if the build has other ideas.  

5. Will further construction be happening nearby?

Your new home might be ready, but the rest of the development may still be very much a hard hat zone. If you are buying in the early phase of a multi-year site, it is worth asking how long nearby construction is expected to continue and which areas are still to be built. Ongoing works can mean extra noise, more traffic and a few disturbances for a while, so it is best to know exactly what you are signing up for. After all, moving into a dream home is exciting, living next to a building site for the next three years is slightly less glamorous.

6. Do I have to pay stamp duty and are there any reliefs?

Stamp Duty is not the most ideal part of buying a home, but it is one of the most important costs to ask about. Depending on the purchase price and whether you are a first-time buyer, you may need to pay it, or you might qualify for some relief that softens the blow. Either way, it is worth getting clear on the numbers early so there are no nasty surprises waiting in the wings. A shiny new kitchen is exciting, an unexpected tax bill, less so. If you want help understanding how Stamp Duty fits into the wider cost of buying your first home, Our team can help you look at the bigger picture before you commit.

For more information on this use our affordability calculator.

7. Are there any restrictive covenants or planning?

This is one of those questions that sounds a bit legal and dusty, but it can have a very real impact on everyday life. Restrictive covenants or planning conditions may limit what you can do with the property, from building an extension or running a business from home to parking certain vehicles on the drive. In other words, your new home may come with a few rules attached, so it is worth finding out exactly what they are before you commit. Better to spot any deal-breakers early than discover later that your grand plans for the house have already been dismissed.

8. What warranties or guarantees come with the property?

Most new-build homes come with a structural warranty, but it is worth asking exactly what protection is included and what is not. Not all warranties are created equal, and the last thing you want is to assume you are covered for everything only to find the small print has other plans. Ask who the warranty provider is, how long the cover lasts and what kinds of issues are included, from structural defects to fixtures and fittings in the early years. It may not be the most exciting part of the brochure, but knowing your shiny new home comes with proper backup can bring serious peace of mind.

9. Can I make changes or choose finishes?

One of the fun parts of buying a new-build home is the chance to add your own stamp before you even move in. Depending on the stage of the build, you may be able to choose things like kitchen finishes, flooring, tiles or paint colours, but there is usually a deadline for making those decisions. It is worth asking what customisation options are available, whether they come at an extra cost and when your choices need to be locked in. After all, finding out you missed the deadline and are now living with someone else’s idea of stylish isn’t great.

10. What if my mortgage offer expires before completion?

This is a big one, because new-build delays can sometimes outlast your mortgage offer’s expiry date. If completion gets pushed back, you may need to reapply, provide updated documents or even face a different deal if rates have changed, which is not exactly the kind of plot twist most buyers are hoping for. It is worth asking the developer what support they can offer if this happens, whether they have experience helping buyers through delays and what your options would be if your offer needs to be extended or replaced. The goal is to make sure a hold-up on site does not turn into a headache for your mortgage too.