The Complete New Build Buying Process: Every Step from First Visit to Moving In

Step 1: Research and Preparation

Before you visit a single show home, lay the groundwork.

Get a Mortgage Agreement in Principle (AIP)

An AIP tells you how much a lender is prepared to lend you, based on a soft credit check and basic financial information. It's not a formal mortgage offer, but it gives you a budget and shows developers you're a serious buyer. Most AIPs are valid for 60–90 days and can be obtained through a mortgage broker or directly from a lender.

For new builds specifically, use a broker who understands new build mortgages — they'll know which lenders accept developer incentives, which offer extended offer validity, and which support schemes like Own New Rate, First Homes, or Shared Ownership.

Set Your Budget Realistically

Your budget isn't just the mortgage amount plus your deposit. Factor in:

Solicitor/conveyancer fees: £1,500–£3,000 (new build conveyancing is more complex than standard)
Mortgage arrangement fees: £0–£2,000 depending on the product
Survey/valuation fees: £300–£600 (some lenders include this)
Stamp duty: First-time buyers pay no stamp duty on properties up to £425,000 in England. Above that, it applies on the portion over the threshold. Home movers pay stamp duty from £250,000.
Reservation fee: £500–£2,000 (usually deducted from your deposit at exchange)
Moving costs: £500–£2,000 for removals, plus connection fees for utilities and broadband
Furnishing: New builds come unfurnished. Budget for the basics — curtains/blinds, white goods (if not included), and essential furniture.

Research Developers

Not all developers are equal. Check:

HBF Star Rating: The Home Builders Federation surveys buyers annually. 5-star developers have 90%+ customer satisfaction. Major 5-star builders include Barratt, David Wilson, and Berkeley.
NHBC registration: Confirms the developer builds to NHBC standards and your home comes with a 10-year structural warranty
Online reviews: Trustpilot, Google Reviews, and forums like BuildHub can reveal patterns of complaints
Previous developments: Visit completed sites if possible — look at build quality, landscaping, and how well the development has matured

Research the Location

Use our new build search to find developments in your preferred area. For each, check:

Transport links and commute times
Local schools (Ofsted ratings)
Nearby amenities — shops, healthcare, leisure
Future development plans — is there more building planned nearby that could affect your views or traffic?

Step 2: Visiting the Show Home

The show home is your first real contact with the development. It's designed to look its best — tastefully furnished, immaculate, and aspirational. Your job is to look past the staging and assess the actual property.

What to Look For

Room sizes: Are they big enough for your furniture? Measure key rooms if possible. Show homes often use smaller-than-standard furniture to make rooms look bigger.
Storage: New builds are sometimes criticised for limited storage. Check built-in wardrobes, under-stair cupboards, and general cupboard space.
Natural light: The show home will be fully lit. Visit on a cloudy day and mentally note which rooms face which direction.
Standard specification: Ask the sales advisor what's included as standard and what's an upgrade. The show home kitchen might be the premium specification, not the standard one.
Energy rating: New builds must meet current building regulations, which means they're typically EPC A or B rated. Ask to see the predicted EPC rating.

Questions to Ask the Sales Advisor

Which plots are available and what are their prices?
What incentives are currently being offered?
What's the estimated completion date for available plots?
What's the build stage of the plot I'm interested in?
Is the property freehold or leasehold? If leasehold, what's the ground rent and service charge?
Is the development managed by a management company? What are the estimated annual charges?
What warranty covers the property? (NHBC, LABC, or other)
Are there any government schemes available on this development?

Step 3: Choosing Your Plot

Plot selection is more important on new builds than many buyers realise. The same house type can feel very different depending on its position on the development.

Orientation: South-facing rear gardens get the most sun. North-facing gardens are in shade for much of the day.
Position: Corner plots often have larger gardens. Plots next to main roads or footpaths may have more noise and less privacy.
Build stage: A plot in an earlier build stage gives you more time (and more scope for choosing finishes), but you'll be living on a construction site for longer after moving in.
Parking: Check how many allocated spaces you get and where they are in relation to your front door.
Neighbouring plots: What will be built next to you? An open green space now might be Phase 3 housing in two years.

Step 4: Reservation

When you've chosen your plot, you reserve it by paying a reservation fee (typically £500–£1,000). This takes the plot off the market and starts the clock — you'll usually have 28 days to exchange contracts.

At reservation, you'll sign a reservation agreement covering:

The plot number and purchase price
Any agreed incentives (upgrades, legal fees paid, etc.)
The reservation fee amount and refund conditions
The exchange deadline

This is also when you'll start choosing any optional extras or upgrades if the build stage allows it.

Read our detailed guide: After You Reserve a New Build: The Critical 28 Days

Step 5: Mortgage Application and Solicitor Instruction

Both of these need to happen immediately after reservation — ideally within days 1–3.

Full Mortgage Application

Convert your AIP into a full mortgage application. Your broker will submit it with the plot details, purchase price, and any incentives. The lender will then:

Verify your income and employment
Run a full credit check
Instruct a valuation of the property
Issue a formal mortgage offer (typically within 2–4 weeks)

Instruct a Solicitor/Conveyancer

Choose a solicitor with specific new build experience. They'll handle:

Reviewing the developer's contract pack
Ordering local authority and environmental searches
Raising enquiries with the developer's solicitor
Reviewing title, leasehold terms, management company details, and warranty documentation
Reporting to you on the contract terms before exchange

New build conveyancing is more complex than standard conveyancing. The contract pack is thicker, the terms are more developer-favourable, and there are more specialist clauses to review. Don't choose a solicitor purely on price — experience matters.

Step 6: Exchange of Contracts

Exchange is when the purchase becomes legally binding. You pay your exchange deposit (typically 10% of the purchase price), sign the contract, and commit to buying the property. The developer commits to selling it to you at the agreed price and specification.

Key elements of the exchange:

Deposit: Usually 10% (minus your reservation fee)
Long-stop date: The deadline by which the developer must complete, or you can withdraw with a full refund
Completion notice period: How much notice the developer gives you before completion day (aim for 10+ working days)
Specification: What exactly you're buying, documented in the contract

After exchange, pulling out costs you your deposit and potentially more. Make sure everything is in order before you sign.

Read our detailed guides:

Step 7: The Waiting Period (Exchange to Completion)

The gap between exchange and completion depends on the build stage:

Completed stock: Exchange and completion can be within 2–4 weeks
Nearly complete: Typically 1–3 months
Off-plan (under construction): 3–12 months, sometimes longer

What to Do During the Wait

Keep your mortgage offer valid. If completion is months away, monitor your offer's expiry date and start the reapplication process early if needed.
Arrange buildings insurance. Most lenders require this from the date of exchange, not completion. Set it up immediately after exchanging.
Monitor construction progress. Visit the site regularly (from public areas — don't enter the build zone). Some developers offer progress updates or webcams.
Plan your move. Start getting quotes from removal companies, researching broadband providers, and planning any furniture purchases.
Book a snagging inspection. Research professional snagging companies and book provisionally for close to your expected completion date. See our snagging guide.

Step 8: Pre-Completion Inspection

A few days before completion, the developer invites you for a pre-completion inspection (also called a home demonstration). A site manager walks you through the finished property, showing you how everything works — heating, ventilation, appliances, security features, meter locations.

This is a familiarisation visit, not a formal snagging inspection. However, flag any obvious issues (unfinished work, damaged fittings, missing items) and ask for written confirmation they'll be resolved before completion.

If you've arranged a professional snagging inspection, this may happen before or after completion depending on whether the developer allows pre-completion access to independent inspectors.

Step 9: Completion Day

Completion is the day you become the legal owner. Here's what happens:

Morning: Your solicitor transfers the completion funds (your personal contribution plus the mortgage advance) to the developer's solicitor via CHAPS
Midday: The developer's solicitor confirms receipt and completion is declared
Afternoon: You collect the keys from the site sales office, along with your home user guide, warranty documents, and meter readings

Before accepting the keys, do a walkthrough: check walls, floors, doors, windows, plumbing, electrics, and the garden. Document anything that needs attention.

Read our detailed guide: Completion Day: Your Hour-by-Hour Guide to Getting the Keys

Step 10: Moving In and Settling

You're in — but there's still work to do.

First Week

Take meter readings and photograph everything before furniture goes in
Register with energy suppliers, water company, and council tax
Set up broadband (order early — installation takes 2–3 weeks)
Change locks or verify all keys are accounted for
Complete your snagging inspection and submit the list to the developer

First Two Years: The Defect Period

Under the NHBC Buildmark warranty, the developer must fix defects reported in the first two years. This covers plumbing, heating, plastering, tiling, window seals, drainage, and more. Report issues promptly via email (creating a paper trail), and do a thorough check before the two-year deadline.

Years 3–10: Structural Warranty

After the two-year defect period, the NHBC covers structural defects for a further 8 years (years 3–10). This includes foundations, load-bearing walls, roofs, and floors — but not cosmetic issues or general wear and tear.

New Build vs Resale: Key Differences in the Buying Process

No chain: New builds don't have a chain of sellers and buyers above and below you. This makes the process faster and less likely to collapse.
Reservation fee: You pay a fee to secure the plot before exchange, which doesn't exist in resale purchases.
Faster exchange timeline: Developers typically require exchange within 28 days. Resale purchases can take 8–12 weeks to reach exchange.
Completion may be months away: On off-plan purchases, you could wait months or years between exchange and completion. Resale completions are usually 2–4 weeks after exchange.
Snagging: Unique to new builds — you inspect the finished property for defects. Resale buyers get a survey instead.
Warranty: New builds come with a 10-year warranty (typically NHBC Buildmark). Resale properties have no equivalent.
Developer incentives: Incentives like paid stamp duty, free upgrades, or subsidised mortgage rates are unique to new builds.

Common Mistakes to Avoid

Not getting an AIP before visiting show homes. Without a budget, you're window shopping. Get your finances in order first.
Choosing a solicitor on price alone. New build conveyancing is specialist work. An inexperienced solicitor can cause delays or miss critical contract issues.
Not reading the contract report. Your solicitor sends you a detailed report before exchange. Read it — it covers your legal obligations, financial commitments, and the developer's responsibilities.
Rushing to exchange before you're ready. The 28-day deadline creates pressure, but exchanging without a mortgage offer or completed searches is risky. Ask for an extension if you need one.
Skipping the snagging inspection. New doesn't mean perfect. A professional snagging survey costs £300–£500 and typically finds 50–100+ defects that the developer should fix.
Not using your two-year warranty. The developer must fix defects in the first two years. Don't wait — report issues promptly and keep written records.
Ignoring the management company. If your development has communal areas, you'll pay a service charge. Understand what it covers, how much it costs, and how it can increase.

Useful Resources

We've written detailed guides for every stage of the process: