The Complete Journey from Reserving to Completing Your Home Purchase

Buying a new build home in England is an exciting journey that offers a clear and structured path, different from purchasing an older property.

While paying your reservation fee feels like an important milestone, it actually marks the beginning of a well organised process. From that moment until the day you turn the key in the lock, you will move through clearly defined steps, legal milestones and construction phases. Making the experience rewarding and predictable for first-time buyers and seasoned homeowners alike.

What happens after I reserve my new home?

Buying a new build home in England is a carefully structured journey that guides you from reservation to moving in. It combines clear legal steps, financial preparation, and construction milestones. Ensuring both security and transparency.

From paying your reservation fee to exchanging contracts, monitoring the build and finally receiving the keys. The process allows you to actively participate in creating a modern, energy-efficient home while understanding your rights and responsibilities every step of the way.

1. The Reservation Agreement

The first formal step in buying a new build home is finding the right plot and paying a reservation fee. This fee typically ranges between £500 and £2,000, depending on the developer and property size. Paying the reservation fee removes the home from the market for a set period, usually around 28 days.

Along with the payment, you will receive a reservation agreement. This document is crucial because it outlines the purchase price of the property, any optional extras or upgrades you might choose and the deadline for the next stage of the process. While paying the reservation fee is not the same as a deposit, it demonstrates your serious intent to purchase, giving both you and the developer a defined timeline to move forward.

Although this step is simple, it is essential to read the reservation agreement carefully. Some developers may include non-refundable clauses for the reservation fee, while others may allow it to be deducted from your deposit at contract exchange. Clarifying this early can prevent any misunderstandings later.

2. Instructing a Solicitor

Once your reservation is in place, the next step is to appoint a solicitor or conveyancer. Choosing a professional who specialises in new builds is highly recommended. Unlike older properties, new builds involve developer-specific contracts, structural warranties and compliance with modern building regulations.

Your solicitor’s responsibilities include reviewing the developer’s contract pack, verifying that the property has planning permission. They will also check that it is covered by a structural warranty, such as one provided by the National House Building Council (NHBC). These warranties protect you from significant defects and structural issues during the first ten years after moving in.

Timing is critical at this stage. Developers usually operate on tight schedules and delays in appointing a solicitor can slow down the process. A solicitor experienced in new builds can navigate the documentation efficiently, raise pertinent questions to the developer’s legal team. Ensuring you are fully protected before moving to the next stage.


 


3. Securing Your Mortgage Offer

If you require financing, the next step is to convert your agreement in principle (AIP) into a formal mortgage offer. Lenders will conduct a valuation of the property. For homes that are yet to be built, this is usually based on the developer’s plans and specifications rather than the completed building.

It is important to note that you cannot proceed to contract exchange without a formal mortgage offer in hand. The offer confirms that the lender is committed to providing the required funds under specified terms. While getting a mortgage offer is a standard step, buyers often underestimate the time it can take. For new builds, lenders may want additional information about the developer or construction timeline.

4. Searches and Enquiries

Once your mortgage offer is in place, your solicitor will conduct the necessary searches and enquiries. Local authority searches check for potential issues such as flood risk, planned developments, contaminated land or future road construction.

Simultaneously, your solicitor will raise enquiries with the developer regarding boundaries, service charges, road adoption, and communal areas. These questions ensure that you fully understand what you are purchasing and avoid unexpected liabilities. For example, you need to know whether you will be responsible for maintaining shared green spaces or if the local council will take over road maintenance. These enquiries can take time but are crucial for avoiding costly surprises in the future.

5. Exchange of Contracts

Exchanging contracts is one of the most significant milestones in buying a new build. In England, developers usually require this step to take place within 28 to 42 days of paying the reservation fee. At this stage, you sign the contract and pay your 10% deposit, making the agreement legally binding.

For new builds, it is common to exchange on notice, meaning there is no fixed completion date yet because the property may not be finished. This requires flexibility from the buyer but it protects both parties. Once contracts are exchanged, you cannot back out without potentially losing your deposit. This stage marks the transition from a provisional arrangement to a legally committed purchase.


 


6. The Build Phase

After exchanging contracts, you enter the build phase. This is the period when construction continues on your property. The developer should provide regular updates on progress, including estimated completion windows, typically expressed as a month range (e.g., May to June).

During this stage, buyers are often invited to make selections for internal finishes such as kitchen units, bathroom tiles, flooring and paint colours. This is known as the choices stage and can significantly impact the final cost if upgrades are selected. While it can be tempting to focus solely on aesthetics, it’s equally important to review warranties, installation methods and energy efficiency options.

Patience is required at this stage, as construction schedules can be affected by weather, supply chain issues or unforeseen delays. A transparent and communicative developer can make this waiting period much less stressful, keeping buyers informed at every stage.

7. Notice to Complete

Once the house is structurally complete and has passed inspection by building control, the developer’s solicitor will serve a formal Notice to Complete. In England, this notice usually provides 10 working days for the buyer to transfer the remaining balance and finalise the move.

This step is critical because it officially sets the completion timeline and ensures that both parties are prepared to finalise the sale. Your solicitor will coordinate the transfer of funds and confirm that all legal requirements have been met. At this stage, it’s important to double check that your mortgage provider has released the funds and that any additional payments for upgrades or incentives are included.

8. The Home Demonstration

A few days before completion, you will typically attend a home demonstration, often referred to as the hand-over inspection. The site manager or builder will show you how to operate essential systems such as the boiler, heating controls, electrical appliances and security systems.

This is also the ideal time to identify any minor defects or snags. Common snags might include small paint imperfections, scratches or minor plumbing issues. Developers are required to address these issues either before or shortly after you move in. Conducting a thorough inspection ensures that you are fully aware of the property’s condition at handover and that any necessary repairs are documented.

9. Legal Completion

Completion day is the moment when the property officially becomes yours. Your solicitor transfers the remaining balance of the purchase price to the developer. Once the funds are received, the developer releases the keys, allowing you to collect them from the on-site sales office and begin moving in.

At this point, all legal formalities are concluded and you become the registered owner. Completion is the culmination of months of preparation, legal checks and careful planning. It is a moment of both excitement and relief, as the dream of moving into a brand-new home becomes a reality.

10. Post-Completion and Settling In

Even after you move in, the process is not entirely over. Your solicitor will pay any applicable Stamp Duty Land Tax and register your ownership with the Land Registry.

During the first few weeks and months, your home will settle, which may cause minor cosmetic issues such as small cracks in plaster or doors that need adjustment. The developer is typically responsible for addressing any issues during the initial two-year warranty period. Keeping a detailed list of any problems and communicating them promptly ensures that repairs are handled efficiently.

New build homes are designed to offer low maintenance and energy efficiency. Understanding how your home behaves as it settles is an important part of the transition from house to home. This period allows you to familiarise yourself with your surroundings, establish routines and start personalising your space.

The transition from reservation to completion is a unique journey that balances rapid legal requirements with the slower, tangible reality of construction. The early stages can feel intense, especially the sprint toward exchanging contracts. The process is designed to provide security for both buyer and developer.

By understanding these ten steps, you move from being a passive observer to an informed homeowner. You navigate legal hurdles with confidence, monitor the rising brickwork and participate in the handover with a clear understanding of your rights and responsibilities. Although the on notice nature of new builds requires flexibility regarding your moving date, the reward is a modern, energy-efficient home that no one else has ever lived in.

Standing in your new hallway with the keys in hand, it’s worth remembering that your relationship with the builder does not end at the front door. The two year warranty ensures ongoing support as your home settles, allowing you to address any minor issues without additional cost. With paperwork filed, snags addressed and systems explained, you can finally focus on what matters most - turning your house into a home.

Buying a new build is not just a transaction; it’s a journey that combines planning, legal safeguards and personal choices, resulting in a home that reflects your style and lifestyle from day one.