How is new build conveyancing different?

• New build conveyancing typically requires a faster 28-day turnaround time compared to standard purchases
• New build purchases often require a non-refundable reservation fee of £500-£2,000
• Legal fees are higher for new builds (£1,500-£2,200) than existing properties (£1,200-£1,800)
• Developers may offer incentives but using their recommended conveyancer could create conflicts of interest
• New builds require additional legal checks including warranties, planning permissions and development-wide restrictions

Purchasing a brand new property is an exciting step. However, the conveyancing process and timeline for new builds work differently from existing properties – and understanding these differences upfront will help ensure a smooth journey to your new front door.

Unlike traditional property purchases where you’re buying from previous owners, new build conveyancing involves working directly with developers.

This brings unique opportunities like warranties, potential incentives, and the excitement of being a property’s first owner. It also means navigating different timelines, documentation requirements, and legal processes.

Whether you're exploring show homes or ready to reserve your plot, this guide breaks down new build conveyancing and the timeline for you, covering everything from legal fees to completion deadlines.

The new build conveyancing process is more complex than purchasing an existing property, but it’s nothing to worry about when you’re prepared. The main difference is that you may be buying a property that’s still being built or hasn’t even started construction yet.

Here are the key ways new build conveyancing differs from traditional property purchases:

Timeline and process differences

Reservation fees

You’ll typically need to pay a reservation fee of £500-£2,000 to secure your plot. This is separate from the deposit and is often non-refundable, depending on your terms. The good news is that this amount typically gets deducted from either your deposit or the final purchase price, depending on what your agreement states.

Learn more: What is a reservation fee?

Ready to move fast

With new build purchases, everything moves fast. It's important to be ready. Have your conveyancer lined up quickly so they can start work right away. Stay communicative, this helps ensure everything goes smoothly.

Legal and documentation differences

Developer negotiations

Because you’re not purchasing from an individual, your developer holds a lot of bargaining power. This might mean less wiggle room for negotiations.

Handling developer sales is different from handling individual sales. You’ll need to make sure that your conveyancer has the skills and experience to handle your new build conveyancing.

How do I choose a conveyancer?

Warranties

Like many new products you buy, your new build home will come with a warranty. The most common warranty provider is the National House-Building Council (NHBC).

Your conveyancer will need to review warranty terms, explain coverage to you, advise on filing for warranty, and may need to retain certain funds until warranty obligations are fulfilled by the developer.

Developer incentives and packages

Developers often include incentives for new build buyers. This could include paying your stamp duty, covering legal fees, or including custom fittings. Incentives are not limited to this, and often many of the incentives won’t impact your conveyancer too much, but they will need to be disclosed to your lender.

You’re purchasing off plan

Buying off-plan means your property might change from the original plans or show home you viewed. Developers may alter layouts, materials, or specifications during construction. Your conveyancer must manage any resulting impacts on your mortgage valuation and keep you informed of significant changes that could affect your purchase decision.

Complex title deeds and planning documentation

This is where new build conveyancing gets particularly intricate. Rather than reviewing documents for just one property, your conveyancer must investigate planning permissions, building regulations, and title deeds for the entire development. They need to determine exactly what restrictions, rights, and obligations apply specifically to your plot - a process that's far more complex than existing property purchases.

While cash buyers aren't legally required to use a conveyancer, the complexity of new build purchases makes professional help highly recommended. Mortgage buyers must appoint legal representation.

Important: Not all conveyancers handle new builds. When choosing your legal representation, confirm they have specific new build experience to avoid delays or complications.

Phase 1: Securing Your Property (Days 1-7)

1. Reserve the property

Make your offer and pay the reservation fee (£500-£2,000). In competitive markets, you may need to pay this upfront. Once reserved, you typically have 28 days to exchange contracts.

2. Instruct a conveyancer immediately

Don't wait - contact a new build conveyancer within 24-48 hours of reserving. They need maximum time to complete the complex legal work within your deadline.

Phase 2: Legal Work and Mortgage (Days 1-21)

3. Conveyancing searches and checks begin

Your conveyancer reviews contracts, arranges property searches, and checks planning permissions, building regulations, and development-wide documentation. This is more complex than existing properties as they must review the entire development.

4. Secure your mortgage (parallel process)

Apply for your mortgage immediately after your offer is accepted. Ensure your mortgage offer remains valid until completion - most last 6 months, so factor in construction delays.

Phase 3: Legal Commitment (Around Day 28)

5. Exchange of contracts

Once legal work is complete, you'll exchange contracts and pay your deposit. The purchase becomes legally binding at this point. Your deposit may be released to the developer or held by your conveyancer.

Phase 4: Waiting and Completion (Weeks to Months Later)

6. Completion day

This happens when the property is ready - either on a fixed date or when construction finishes. Final funds transfer, and you receive your keys.

7. Property registration

Your conveyancer registers you as the legal owner. This can take several months but doesn't prevent you from moving in.

8. Snagging inspection

Identify any defects or issues with your new property. This can happen before or after completion and won't delay your move-in date.

New build conveyancing costs more than existing property purchases due to the additional complexity involved.

Legal fees for a new build purchase are typically between £1,300-£2,200.

You’ll also need to consider disbursements, which are costs your conveyancer pays on your behalf or incurs during the conveyancing process.

Beyond legal fees, you'll also pay:

• Searches and checks: £300-£500
• ID verification and bank transfers: £50-£100
• Stamp Duty/Land Transaction Tax: Varies by property value
• Reservation fee: £500-£2,000 (paid to developer)

Why new build conveyancing costs more

Additional legal complexity: New builds require extensive documentation reviews, planning permission checks, and title deed investigations for entire developments - not just individual properties.

Intensive timelines: The 28-day exchange deadline means conveyancers must prioritise your case and work more intensively to meet tight deadlines.

Specialist expertise required: New build conveyancers need specific knowledge of developer contracts, warranty agreements, and construction law that general conveyancers may lack.

Extended involvement: Your conveyancer's involvement often starts earlier and lasts longer, especially with off-plan purchases where construction delays can extend the process.

Risk management: Managing construction changes, developer negotiations, and warranty obligations requires additional legal safeguards and documentation.

How long does new build conveyancing take?

The duration of the new build conveyancing process typically takes around 8-12 weeks from start to finish. However, this can vary considerably based on several factors:

Shorter timelines:

• If the property is already built and ready to complete
• If you are a cash buyer with no mortgage
• If there is no onward chain of transactions

Longer timelines:

• If the new build is still under construction
• If you hit delays or revisions from the developer
• If you are part of a chain of sales and purchases
• If any issues arise during conveyancing searches

Developers often stipulate a tight timeframe of around 28 days from reservation to exchange of contracts. But this is often an ambitious goal.

What happens if my new build is delayed?

Depending on how long your new build is delayed by your conveyancer may need to take steps such as requesting a mortgage offer extension from your lender, renegotiating the contract exchange date with the developer, and potentially re-doing any expired legal work.

Significant delays may also require rescheduling your removal plans and temporary accommodations.

Is new-build conveyancing more difficult?

Yes, new-build conveyancing is generally more complex compared to purchasing an existing property.

This is because conveyancers must conduct additional checks on planning permissions, building regulations, and the full development title deeds.

They’ll also need to review special construction warranties and incentives offered by developers.

Dealing with developers rather than individual sellers can mean less flexibility.

New build conveyancing checklist

We appreciate that was a lot to take in, so here’s our new-build conveyancing checklist at a glance:

Section 1 - How new build conveyancing is different

• Expect tighter deadlines for conveyancing (e.g., 28 days)
• Prepare to pay a reservation fee upfront to secure your property
• Understand you may have less negotiation power with your developer
• Review warranties thoroughly and understand coverage
• Build in contingencies for changes and delays during construction

Section 2 - Hiring a conveyancer

• Research conveyancers with specific new build experience
• Interview potential conveyancers and ask about new build process familiarity
• Understand that both licensed conveyancers and solicitors can perform new build conveyancing
• Compare fees and service offerings from a shortlist of qualified conveyancers
• Instruct your chosen conveyancer as early in the process as possible

Section 3 - New build conveyancing process

• Submit an offer and pay the reservation fee to secure the property
• Immediately instruct a conveyancer and provide all documentation
• Liaise with your conveyancer throughout the review of contracts, permissions etc.
• Discuss mortgage application timing with your conveyancer
• Arrange for deposit funds in preparation for contract exchange
• Agree a schedule with your conveyancer to monitor construction timelines
• Confirm completion date and have balance funds ready
• Follow up with the conveyancer to complete registration formalities
• Attend the pre or post-completion snagging inspection and report all defects

Section 4 - How much does new build conveyancing cost?

• More legal work is involved than existing builds
• Tighter deadlines require priority handling
• Construction delays add complexity
• Conveyancing starts earlier, increasing pressure
• Higher risks mean specialist skills needed
• Experience with new builds warrants higher fees
• Expect average legal fees of £1300-£2200

Section 5 - Choosing your conveyancer

• Consider the pros/cons of developer recommended vs. independent
• Ask the developer about incentives for using their conveyancer
• Identify experienced independent new build conveyancers
• Discuss the approach for negotiating with your developer
• Review fees and service offerings from both options
• Make a formal appointment early on