A new build property is a home that has been recently constructed and has never been lived in before. In the UK, it is typically built by a developer and sold directly to the first buyer, often with a structural warranty such as NHBC or an equivalent 10-year cover.
New build homes are frequently purchased off-plan or while still under construction, meaning the legal process and timeline differ significantly from buying an existing property. The process is often faster in some stages, but also more structured and time-sensitive due to developer deadlines.
Here’s a clear breakdown of the new build home buying timeline so you know exactly what to expect.
1. Getting Ready to Buy (Before You Reserve)
Before you commit to a property, it’s important to get your finances and plans in order.
At this stage, buyers usually:
- Speak to a mortgage adviser or bank
- Get a Mortgage Agreement in Principle (AIP)
- Work out their full budget (including fees, deposits, and extras)
- Research different housebuilders and developments
- Visit show homes and compare plots
Think of this stage as preparation, it helps you act quickly when you find the right home.
2. Reserving Your New Build Home
Once you’ve chosen your home, you formally “reserve” it with the developer.
Here’s what happens:
- You pay a reservation fee
- The developer takes the property off the market
- You are given a deadline (often 28 days) to exchange contracts
- You must immediately instruct a conveyancer
This is an important step because it secures your chosen plot but also starts a legal countdown.
3. Instructing a Conveyancer & Starting Legal Work
They conveyancing solicitors will now begin the legal process of checking everything is in order.
They will:
- Review the developer’s contract pack
- Check planning permission and building regulations
- Look into the title of the land
- Order property searches (local authority, drainage, environmental checks)
- Review the new build warranty (e.g. NHBC or similar)
- Ask the developer’s solicitor questions if anything is unclear
This step is about protecting you legally and making sure there are no hidden issues.
4. Mortgage Application & Progress Checks
While your solicitor works on the legal side, your mortgage process runs in parallel.
During this stage:
- Your full mortgage application is submitted
- A property valuation is carried out by the lender
- Your mortgage offer is issued (if approved)
- Your conveyancer checks that everything matches your mortgage requirements
Everything must align before you can exchange contracts.
5. Exchange of Contracts (Legally Binding Stage)
This is one of the most important moments in the process.
When you exchange:
- You usually pay a 10% deposit
- The purchase becomes legally binding
- You agree to a completion timeframe (or “long-stop date”)
- You commit to buying the property even if it’s still being built
Important: If you pull out after exchange, you may lose your deposit.
At this point, the property is officially “yours in law”, even if it isn’t finished yet.
6. The Build Period (Waiting for Completion)
After exchange, the property is either:
- Still under construction, or
- Being finished by the developer
During this time:
- You may receive progress updates or site visits
- Your mortgage offer may need extending if delays happen
- Your conveyancer keeps monitoring the legal side
- You prepare for moving and final arrangements
This stage can last weeks or many months depending on build progress.
7. Notice to Complete (Final Countdown Begins)
Once the property is ready, the developer issues a Notice to Complete.
This means:
- A fixed completion date is set (usually 10–14 days away)
- Your lender is asked to release mortgage funds
- You arrange buildings insurance
- Your solicitor carries out final legal checks
This is when everything speeds up quickly towards moving day.
8. Completion Day (Moving Into Your New Home)
Completion day is when everything becomes final.
On this day:
- Your mortgage funds are transferred to the developer
- Legal ownership officially changes to you
- You receive the keys to your new home
- You can move in immediately
This is the moment you officially become a homeowner!
9. After You Move In (Post-Completion)
Even after you move in, your conveyancer still has work to do:
- Register your ownership with HM Land Registry
- Pay any Stamp Duty Land Tax (if required)
- Confirm your new build warranty is in place
- Finalise all legal documentation
This ensures your ownership is fully protected and recorded.
Buying your new build home
Buying a new build home involves several carefully timed steps, but with the right legal support and clear expectations, it doesn’t have to be stressful.
At PLS Solicitors we specialise in New Build conveyancing and are here to guide you every step of the way.
Ready to instruct a solicitor? Get in touch with our New Build team today.
