HI,
My partner and I have started looking into the possibility of moving house. Problem is neither of us really has any idea!! We have both only moved from family home to our current house so this will be the first time of having to sell a home to buy another. We want to move from our 3 bed to a 4 bed which will obviously mean changing our mortgage to borrow extra. We are going up at the weekend to look at a new build estate. We figured that we will get more for our money and wont have any expense when we move in of having to buy new carpet or decorate etc.
Just a few questions that i'm sure some of you could answer...
*Do you still have to pay a deposit if its not your first house?
*What sort of figures are you looking at for the cost of moving-solicitors fees etc?
*Are 'new builds' as good as they look?
*Do you get charged to change your mortgage midway through the term
*There are incentives to move into a new build e.g they will pay your solicitors fees & they will buy your house from you so you can live in it for as long as you need to until your new home is built. Has anyone used these incentives? Are they good?

Any other hints/tips/advice or things to think about would be helpful. We really dont know that much at all.
Many thanks

Are you on here as you have dogs ...? I would be very wary of moving on a new build estate if you have dogs.

Have a look at Money Saving Expert, I'm sure there will be loads of info on moving house on there.

We changed our mortgage when we bought this place, I think we did get charged but as far as I remember the RBS paid that and added it to the mortgage, it wasn't a huge amount, £200 comes to mind but i could be imagining that, t'was a very long time ago.

Why wary just because it is a new estate ?

I live in a new build and I wouldn't buy one again !
The walls and floors are thin so you hear noise all over the house.
Give me a good old solid built Victorian house anyday.
I wish I could afford to move !

> Why wary just because it is a new estate ?

Some new build estates have a dog limit in the deeds (a friend has just bought one that only allows 2 dogs) maybe that's why?

You have to pay a deposit when buying your next house - some new build schemes may have a way of paying a smaller deposit or no deposit but that will depend on the conditions attached to the purchase but generally speaking a deposit is payable.

Although it sounds good I wouldn't particularly want carpets and white goods included in the purchase. The builder will have factored the cost into the asking price for the house so you are still paying for those items but in one lump sum as it were rather than purchasing them separately. If you are purchasing your new house via a mortgage this means that you will be paying for those items over 25 years or more - so still paying for them through your mortgage payments when you will no doubt have replaced those items at least twice and more likely many more times than that - so in reality you are paying for them long after they have gone.

Solicitors fees vary from company to company so worth contacting a few and asking how much they charge for conveyancing - and remember it will be a lot more than when  you paid for your first house as this time you will be both buying and selling. 

The terms of your mortgage and redeeming it before the end of the agreed term will be specific to the contract you signed so you would need to check that out with your current provider.

You will also need to factor in the cost of estate agents fees - if you use just one estate agent you will normally pay a slightly lower percentage fee (you are normally charged a percentage of the amount the house sells for).

Hope some of that helps :-)

If you do go for a new build also make sure you have your sensible head on and don't go for cream carpets as I did !! It was ok for about 2 days :-D

Probably different cos we are Scotland but -
Cost for moving runs to about £1,500.  But bearing in mind, estate agents charge about 1 and a half % of the purchase price + advertising(this figure gets knocked down to 1% so barter).  This is what it cost us to sell our first home and we got £60,000(a lot at the time!!lol)
Mortgages require a deposit which is usually about 10%.  You usually find your deposit by selling your old house(that's how we did it)
All mortgages are different and your terms will be clearly defined in your paperwork.  Have a read through.  Although make an appointment with an independent financial advisor as you may save from moving your mortgage.
Sometimes new build incentives are great.  Some do part exchange.  I wouldn't be bothered about the carpets and nice home as most of my home has been decorated to suit my muddy dogs!lol.
Thing about new builds that puts me off is, there are loads of rules! Someone I know bought a new build and can't park his van on the estate! Another is not allowed a trampoline in the garden.  I think their is a certain number of dogs allowed but that's the same as me now who is supposedly only allowed one dog but then, in a new build, you are more than likely to get do-gooders that 'tell on you'!.
Still, I would go and look.

Check the key facts paperwork you received with your mortgage - most of them will 'tie' you in for the period in which you are on a special offer - such as a fixed rate.  Even if you are tied in though, a lot of mortgages will let you 'port (move) the mortgage to a new house and you would simply take out a 'top up' to make the mortgage up to the new amount.

As others have said, make sure you check out the restrictions on a new build - we were only allowed 1 pet, no chickens, no breeding and no vans/caravans....hence why we moved!

Also check to make sure that carpets etc are all included.  We've been in 3 new builds and nothing has been included for 'free' - they've all been optional extras.

Don't envy you.....it is not a fun time!

A friend of mine used to sell new builds and mine is a new build so;

The carpets used are often cheap and are often an optional extra - so you do actually have to pay for them.  Turf in the garden is often an optional extra too - for my 7m x 5m garden they wanted £1000 to turf it.  Extra plug sockets were £150 each because they are so much hassle for the builders that they don't actually want you to order any!  Before you do the final handover you need to go through the house with a fine tooth comb - report all and any snags - cracks, woodwork coming away from walls, dips in floor, chipped tiles or wood work, ceiling 'pops' where the ceiling comes away from the nails in the ceiling joists.  I thought my house was fine til I got my friend in to find the snags, she found four A4 pages worth of them!  You then need to do this again about a year after you move in - once the house has settled and walls have started drying out.  They should repair snags for a while after you move in - mine was two years but check with the builder.  The build quality can vary from one company to the next like you find with anything so make sure you have a thorough look round the house, get your partner to run up and down the stairs whilst your in different parts of the house and both move around having conversations with yourself to see how noisy the house is and don't be fooled by an apparently slick finish - I looked at one where the kitchen was 'all done' but under the lino the kitchen floor was so uneven that the lino had begun to tear by someone standing in one of the potholes!  I would also make sure you actually get to see the one you'll be buying as well if possible - the show home will be beautifully presented to show it off to it's best but they use all sorts of tricks with paint/wall paper and furniture sizes to do that and it will have all the optional extra's so it's best to see one that isn't a show home to get a feel of what you won't get too!

As for expense - new build houses are often more expensive than their used counterparts, when I bought mine the housing market was still on the up but those that had bought their houses new a couple of years earlier (it is a huge estate) were then selling them for about 5-7 grand less than the original asking price.  Also there are decoration costs - it is amazing how much new curtain poles, light fittings, picture hangings, toilet accessories like the loo roll holder and towel rail, kitchen fittings etc all cost - there are none of these in a brand new house.

Regardless of how new/old the house is you shouldn't take that as a guarantee that everything will be ok, have a good look around over several visits and definitely make sure you get a good survey done.

Personally I think you get more for your money buying an older place - or on an estate just a few years old. For a start the gardens are established, turfing and buying plants can be extremely expensive. I know with new builds it seems nice to have a blank canvas but it's amazing the things you need to buy that you would get in an established house (check with estate agent of course) When we moved into a new build we hadn't thought of things like towel rails, loo roll holders, curtain rails - the list is endless. When we moved into this place we didn't like the decorations and fittings but over time we've been able to replace them. Show homes always seem so perfect but you do have to be wary, the place you buy won't look anything like it inside !. Another thing to be really careful about is the size of the estate. Around here a huge 400+ estate has been built (not yet finished). Talking to a local estate agent he says that a few people have already come unstuck. Having bought a couple of years ago they are now on the market at less than they paid - and less than the ones still being built. Anyway, so having had both new build and older I'd always go for older. Whatever you decide good luck and enjoy your new home.

Sorry , just read the post before mine - I appear to have repeated much of what was said !.

I am also in Scotland so the process in buying is different but for the questions you are asking things are pretty much the same.

I moved house a couple of months ago and was £12,000 in legal fees to do so.  Like someone else said the estate agents/solicitors take a percentage of the cost (usually 1-1.5%), there are also fees for marketing the property so you pay for the sign in the garden, the photos, the advertising on the local property guide or rightmove, extra if you want it in the local newspaper on property day etc.  There is also stamp duty which goes up in incremental %'s depending on the price of the property you are interested in e.g. a £250K house has stamp duty of £2500 but a house that costs £250,001 would be liable for stamp duty of £7500 so work this into your budget.

I went to look at some new build estates and like another poster said things like plug sockets are extra.  One I went to see had a price of £220K for the house but had stickers in each room above the sockets stating words to the effect of would you like a socket here, ask the sales rep.  Viewing the house made it look great but at £150+ for each socket it was adding loads onto the house.  Carpets, fences between the properties and turf are also extra so it all adds up.

If you go to view show homes in a development be wise to the tricks of the trade.  Everything they put in the houses is much smaller than you would buy in the shops, especially the beds - they are tiny!

With regards to your mortgage, there may be a fee if you change company but if your current company offer a good deal you can port the mortgage across to the next house.  This is particularly good if you have a low interest rate.

I ended up moving into an almost new build that has been up for a couple of years but was a self build by a couple.  There isn't another one like it that I am aware of, the rooms are huge and it has so much insulation it is rarely cold.  Good luck with your househunting.  Right move and local propery websites will become your new addiction!

Coming from a buildery/architectural background (my dads an architect and builder and I've spent half my life moving house, living on building sites, fixing things etc)...

Wouldn't touch a newbuild with someone ELSES bargepole, not if my life depended on it.

Too many times I have seen horrendous problems caused by corner-cutting and cheapskate measures - houses sinking because land isn't properly drained for example - in fact, houses sinking even when it IS, because if  you throw up a house in a matter of weeks, and have it finished, plastered, floor coverings down etc, the land hasn't had time to settle, so you will ALWAYS get cracking and things going wonky as it all settles down.

Go for an older house, one thats been there a while - its done the sinking and settling its going to do, what you see is actually what you get. Newbuilds are an illusion and are grossly overpriced for what you actually get as well.

I've considered a new build and kept looking back at them. The gardens generally are tiny and the walls are often very thin. A good friend has a 4 bed semi and she can hear her attached neighbours normal
Level conversations... Certain companies are better than others but the price reflects this!

I've gone back recently to look at a new build to rent however there is little space not only in the house and garden but also in the area. The properties virtually sit on top of each other and there is little privacy.. The ones I've seen around here anyway..
I think you really need to think what it is you want from the house and is a new build really going to give you this compared to an older style home!

Thank you for everyones helpful advice. We went up at the weekend to have a look but will be making lots more visits and speaking to others/estate agents/banks before making a decision. I appreciate what people are saying about buying an older property but to buy bigger we will have to max out on our mortgage which means we wont have a huge amount left to decorate and do cosmetic work etc. Thats out predicament really :-) Have got some good points to think about and discuss with my partner though so thank you all. Will keep you posted & manbe to ask more questions!!!

Remember that decoration and cosmetic work can wait, years if necessary - a sound structure is much more important and, to be honest, new-builds haven't had a chance to prove themselves sound.

Personally I would sell your own place, however long that takes, and if there is nothing available at the time, stick the proceeds into a bank account, rent and sit tight.  Get a mortgage arranged in principle so you are ready to move quickly and you'll have no chain - you'll be in a strong position to negogiate.

I'll second what others have said, all the incidentals of setting up a new build - curtain rails, garden fences etc etc add up HORRENDOUSLY - go for a decent, liveable older property and do it up over a few months/years.

You could also check builders like Barratt who offer part exchange  as they tend to sell off the part exchange properties at decent prices below valuation and often offer similar incentives to new build e.g legal fees paid, cashback etc

Seriously, don't fall into the 'new build trap' - they ARE selling you an illusion, and sucking you in with the idea of the perfect ready made home, all decorated and lovely..

The reality  WON'T be like that, the reality will be MONTHS of snagging, finding faults, cracks appearing, damp appearing, discovering that the finish on your house is nowhere near the quality of the finish on the show home etc etc.

Buy a solid older house, decorate it one room at a time - yes, you have to live with how it is to start with but it won't kill you, and its a LOT less stressful than finding your expensive perfect home is actually shoddy and falling to bits!

I disagree we got a three bed new build which was a blank canvass for 108 K

An extension then a loft conversion cost plus landscaped made it into a four bed , three bathroom house which we sold 8 years later for £250 K so there is a lot you can do with new builds , you just have to have good design ideas and the right property and you can really add value to your investment :-)

Just to add we didnt have any problems with the build quality either :-)

Why?  what difference does it make out of interest?

I had dogs years ago and moved onto a new build estate.

> Seriously, don't fall into the 'new build trap' - they ARE selling you an illusion, and sucking you in with the idea of the perfect ready made home, all decorated and lovely..
>
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Thats why i am looking past the interior design stuff.

To elaborate further on our situation.... We have spent the last few years doing up our 3 bed house.Never had the intention of moving but now the new builds are an affordable (just) possibility it is really our only way of up sizing. If a 4 bed house is going to cost us £250k roughly we have to buy a new build as it is a neutral house where we could easily move into. Buying an older property means we would have to redecorate throughout which we really dont fancy doing again and couldnt afford  & could just as easily come across the problems we would find in a new build. At least by moving into a new build we have a blanket to protect us with the guarantees and warrantys that come with it.
I was hoping to hear from someone who had moved into a new build and taken advantage of the incentives on offer e.g part exchange and costs of moving covered to see if it is worth us looking into. I really need to know what questions to ask and what to be looking out for. All new to this you see and feeling a little bit swamped :-) 

We only have one dog so cant see that being a problem with any restrictions.

When you move I always feel you need a good £5,000 in your back pocket to cover estate agents, solicitors fees, surveyors, removal van, possible carpets, curtains etc, etc, not to mention at least a 10-15% deposit if no longer a first time buyer.  My best advice would be to shop around for the best deals........

Moving into a new build does take away a lot of that pressure as there are often deals with regards to solicitors, deposits, you don't need to fork out for painting and decorating, selling your own house etc, white goods are generally part of that deal along with carpets and flooring, you get to choose your kitchen style etc, so moving into a new build especially if you don't have thousands in the bank are very often a great move. They are dressed to impress..........

The downside from the experience I had is the walls are thin, you definitely need wall plugs :-D cheap materials were used to make the houses our floorboards were terrible after only a few years living there,  every single house on our driveway when I lived in our new build had plumbing problems at one time or another. :-(

I was happy in our new build have a lot of happy memories, and they do look really nice, the outer grounds are kept very nice too on the whole estate and you always have amenities on your doorstep they all seem to have a new build school and one of the major supermarkets,  we had a 4 bed with a garage and it was on a private drive, so we were fine, however as the building work progressed the car situation got bad, the houses got closer and closer and all the two beds only had one car space sometimes 3 beds (as I've heard recentlly) also only get one car space meaning the roads were blocked up with cars. It was like an obstacle course sometimes driving up the road to our house. :-D

If you do fancy a new build have a look on a night-time at how the place looks with the car situation, also look to see if children have somewhere to play as although there are play areas, there often are not enough and some of the roads you end up with children running around playing footie etc on the roads. They can become over-crowded with people, children and cars, however it depends whereabouts you are positioned on a new estate some have very nice spaces between houses and feel very private other areas feel cramped together, so look carefully at where your house would be. :-)

I absolutely love where I live now, I like the good quality solid walls and the peace and quiet (well until all my family come around :-D) so my preference is now not a new build, you also get more grounds for your money elsewhere, but whilst I lived there it sufficed and I do have a lot of happy memories. It was nice moving in and not having to do anything, which of course can be a downside to moving elsewhere.

Good luck in whatever you decide. :-)

Thank you so much Carrington. There is definitely some food for thought in your post.
The houses we are looking at are the 'first phase' and although you can look at plans it is hard to imagine what it will be like when completed. I did go to look at a house on a recently finished estate and didnt like it as it was very cramped, however the houses on the development i am looking at now are forming a new 'town' so things are more spacious. Will take on board what you have said.
Thank you for sharing your experiences :-)

I was hoping to hear from someone who had moved into a new build and taken advantage of the incentives on offer e.g part exchange and costs of moving covered to see if it is worth us looking into.

Hubby and I years ago were lucky enough to sell our London flat the day after we put it up........ for an extra £5,000 to what we would have been offered. However my niece did do the part exchange approx 4 years ago for another new build it took away the stress of selling for her and worrying about how long it may take etc, personally I feel she did loose out on money doing it this way, well actually I know she did,  but it was what she wanted a quick simple exchange with everything done for her no stress no worries and she just moved in.

For many people it is the appeal of this, (including myself years ago) yes you do loose out a little with the part exchange if you do it through them and I always say you are usually paying an extra £5,000 to what it is really worth for a property on a new build anyway, but when it is part of your mortgage I guess you forget about it. Also if the market is slow moving can be more important than waiting to get a better return.

If you gave me X amount in my hand and said ok do you want to choose a new build or buy an older house,  I would go and buy that older house, as you get more value for money.

However, a new build is all about the easy option of having everything done from selling your previous place to making it a home, so I guess you need to weigh up which suits your own requirements best. :-)

Thank you Carrington. I had thought to myself 'is it worth losing money over' but when i think about the money saved from estate agents fees then the fact they will give us a little less for our house than its worth kind of makes it break even.
Thanks again for your help. There is so much to think about, my heads swimming :-)

An extension then a loft conversion cost plus landscaped made it into a four bed , three bathroom house which we sold 8 years later for £250 K so there is a lot you can do with new builds , you just have to have good design ideas and the right property and you can really add value to your investment :-)

But surely during that time period it would have gained in value anyway? We bought one house for £40 000 and just 5 years later it was valued at £100 000 so more than double and we had done nothing to it except make it WORSE with dog damage.

Yes but the same houses with no work have sold for  70K below what we got for ours :-)