Buying Your Very First House

A good way to get onto the property ladder is to purchase a new house from a developer. In articles I have written in the past, I've detailed several deals aimed towards first time buyers in particular, which can be beneficial in numerous ways.

I have observed that first time purchasers can be scared of purchasing a brand new home, but builders love you. You are not in a chain, which means you don't have to unload a home first, and thus, you are not waiting for somebody else to sell their abode so you can move in. This is good news for a developer that does not like problems, long chains or deals falling through.

In public relations terms, it can also look good for a house builder to be seen to be helping first-time buyers. Nothing can be more heart-warming than a story about a developer, generally regarded by the community as a money-grabbing chancer just out to make a speedy buck, selling a first home to a young purchaser.

We've all witnessed the photos in the newspapers of a nice young person or couple, sitting on the settee in their beautiful new dwelling (usually staged in the show flat so the picture appears better). To be fair, some designers truly do care about their clients who are buying a residence for the first time, and you can spot them rapidly by checking out the designers on-line, to examine the initiatives and advice they have for first time consumers.

A modern dwelling in Britain frequently means a one or two bedroom flat. Some builders call them apartments, making them sound awfully lavish, but flat and apartment mean the same thing. The advertising sectons of new build homes like to use the word apartment, as it makes the home sound more grand.

As a lot of first time purchasers are buying later on in life now, they are starting to leap one or more rungs up the ladder and paying for bigger flats or even a small starter home. This provides additional choices, and often, you get improved value from a bigger flat or small dwelling than a one-bedroom flat. As one-bedroom flats are popular with first-timers and investors wanting to rent them out, the costs can appear higher for the room you're really getting. The difficulty, of course is that you require that extra down payment to begin with in order to buy a bigger house.

Whatever you decide, you need to understand the good and the bad of buying a new property.

New beginnings: the pros of buying a new home

Nobody has ever lived in your house before and you'll be the first person to have the benefit of its unsullied freshness.

There is no work for you to do, saving time, effort and cash.

Modern properties are more environmentally friendly and can be up to four times more energy efficient than an older home, leaving a smaller carbon footprint and reduced expenditure.

New properties usually come with modern design and technolgy, fitted bathrooms and kitchens, wiring for sound and home entertainment systems, and high-pressure showers.

Security is typically higher, from secure double glazed windows, materials that are fire resilient, circuit breakers, as well as smoke alarms and modern locks, reducing insurance premiums and give you more peace of mind. There may even be a doorman or porter in a receiving area or foyer.

Modern materials mean you don't have to ponder about leaks or parasites.

Often, you can personalise your dwelling by selecting carpets, curtains, tilling and paint colours.

Often working appliances are included into the price, which means not having to shop, purchase and install them on your own.

You're unlikely to be faced with many nasty surprises, such as troubles with the electrics or bad plumbing, as most new houses are covered by 10-year construction warranties. However, beware of designers cutting corners and giving you a polished look that hides a tired infrastructure.

The cons of purchasing a new property

A new dwelling usually costs more than an older property. You are paying extra as a new home does not need any work done to it.

Depending on when you relocate, it is probably that you will have to tolerate, dust, noise and other disruptions while the rest of the plans are completed. Typically, this can take two to three years.

Even in best of new homes, you have to expect some 'snagging'. This means tradesmen will have to come back to sort out glitches and problems with the building work. It can be frustrating and time-consuming if they have to return several times to right a wrong.

The community might be new and not well established, and would therefore not have all the promised services , such as: leisure amenties, coffee shops, and shopping facilities. And if the developer starts to run out of money, some might not be how they looked on the brochure, or they might not appear all.

As you could be buying your new residence 'off-plan' meaning buying a house before it's in fact built - you are taking a chance that the results might not be as projected. As well, you have to wait until the home is done before you can move in. So, should I purchase a new property?

The quality and care of new property has improved a great deal over the last decade, but do keep in mind that the size of houses has shrunk. If you are into buying every square foot you can for your money, a new home might then not be for you.

Something else to consider is: longevity. Ask yourself how long the property will work for you. If there's not a lot of storage and you're about to get married and start a family, maybe you should think about other possibilities, like buying a second-hand property you can do up and extend.

Off-plan purchasing

Buying off-plan is where a buyer purchases a property before it's built. Because you can't see your home, you have to rely on the architect's plans, brochures and other information from the developer, as well as computer generated imagery (mocked-up pictures on a computer to give you an idea of the real thing).

Sometimes, a show property will be constructed to give you a good indication of how your future home will look. This will give you a good awareness of space and how different areas of the home will look if you are purchasing a new home - off plan.

How to buy off-plan.

Buying a home off-plan involves research. The developer and/or agent should be able to give you the property's layout and room sizes.

Before you take the plunge and sign on any dotted lines, however, go and check out other schemes the house builder has created. This is vital as you can actually behold what the final product will be, and you will be able to determine the quality of the materials used in the construction of your new home. Chat to residents that live there if you can, to get their take on the developer. If anyone has moved into your own development already, do have a chat with fellow-residents there, too.

The next step will be deciding on a plot: a piece of land where the home will be built, or in the case of a flat, which you will live in. The secret here is to really walk around the location and this is when you want your compass in hand. Which direction the flat or house is facing is essential, and based on when you want the sun facing a veranda, terrace or even a living room window is all-important. Some people want sunlight in the mornings and some in the evenings. Only you know how you live and which you favor.

Investigate regarding any potential expansion plans around the area. There was a scheme in south-east London, not far from the Thames, which I visited. A enthusiastic, youthful salesman was reassuring me the view of the river would last forever. Of course, I knew it wasn't as I'd heard another scheme was about to be built right in front of the structure. A quick investigation by you, or a solicitor, of the local authority's planning web page is likely to expose any future plans and or proposals.

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