How Much Does New Build Conveyancing Cost?
Typical cost: £1,500–£2,500 - around 30–50% more than standard conveyancing. The extra cost covers reviewing complex developer contracts, dealing with NHBC warranty registration, negotiating snagging, and handling any Help to Buy paperwork.
Cost Breakdown: £300,000 New Build
| Item | Cost |
|---|---|
| Legal fees (+ VAT) | £1,680 |
| Local authority search | £150 |
| Drainage search | £80 |
| Environmental search | £50 |
| Chancel search | £25 |
| Land Registry fee | £135 |
| NHBC warranty check | £50 |
| Bank transfer fee | £40 |
| ID checks | £20 |
| New build supplement | £150 |
| Total | ~£2,380 |
Why New Build Conveyancing Costs More
1. Developer's Contract
Unlike resale properties, developer contracts are 100+ pages and heavily favour the developer - your conveyancer must review every clause but you can't negotiate most terms.
2. NHBC Buildmark Warranty
New builds come with a 10-year warranty. Years 1–2: developer fixes defects. Years 3–10: structural defects only. Your conveyancer verifies the warranty is in place and registered in your name.
3. Snagging
New builds always have defects. Your conveyancer ensures you have legal recourse if the developer doesn't fix issues, and can negotiate retention amounts (holding back £5,000–£10,000 until defects are resolved - most developers resist this).
4. Management Company
Most new build estates have management companies for communal areas, roads, and green spaces. Your conveyancer checks what you'll pay and whether roads will eventually be adopted by the council.
5. Planning Conditions
New developments often carry conditions affecting you - restrictions on extensions, requirements to maintain certain features, or phased development (more building nearby). Your conveyancer identifies these before exchange.
New Build Conveyancing Timeline
Average: 16–24 weeks from reservation to completion - longer than resale because build delays are the norm, and the developer's solicitor controls the pace.
| Phase | Typical Duration |
|---|---|
| Reservation | Week 1–2 |
| Initial contract review & searches | Week 3–6 |
| Mortgage offer | Week 7–10 |
| Waiting for developer (build delays) | Week 11–16 |
| Exchange | Week 17–20 |
| Completion | 1–2 weeks after exchange |
Key rule: Don't give notice on your rental or sell your current home until contracts are exchanged. Build delays are extremely common.
New Build vs Resale: Key Differences
| Aspect | New Build | Resale |
|---|---|---|
| Contract terms | Set by developer, non-negotiable | Open to negotiation |
| Timeline | 16–24 weeks | 12–16 weeks |
| Costs | £1,500–£2,500 | £1,200–£2,000 |
| Warranty | 10-year NHBC | None (can buy insurance) |
| Chain | Usually no chain | Often in a chain |
Common New Build Problems
Build Delays
Developers routinely overrun by months. Before exchange you can walk away; after exchange you must complete even if delayed. Factor this into your planning.
Completion Before Snagging Fixed
Once you complete, your leverage disappears. Your conveyancer can try to negotiate a retention, but developers resist. If forced to complete with outstanding defects, document everything and report promptly under the NHBC warranty.
Service Charges Higher Than Quoted
Developers sometimes underquote service charges. Ask for a full written breakdown before exchange and get it confirmed in writing.
Help to Buy & Shared Ownership
Using Help to Buy adds £200–£400 and 4–6 weeks to the process. Shared ownership is even more complex (leasehold, part rent, staircasing options) - add £200–£500 and another 4–8 weeks. Always use a conveyancer experienced in the specific scheme you're using.
Should You Use the Developer's Recommended Solicitor?
Developers often recommend firms they have referral arrangements with. These firms may be familiar with the developer's contracts but might not push back hard enough on your behalf. You can choose your own conveyancer - just check they're on the developer's approved panel.
Questions to Ask Before Buying
- When will the property actually be finished? (Add 3–6 months to the estimate)
- What are the estimated service charges - can I have a full breakdown?
- When will roads be adopted by the council?
- Can I commission a snagging inspection before completion?
- Are more phases of development planned nearby?
- Is there a residents' management company - who controls it?
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