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New Homes |
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WHATS OFF PLAN?
Off Plan
Off Plan is when developers sell part of their site after planning has been granted to property buyers based on approved plans, models and designs.
So you want a new home
You've been to the site and there’s nothing to see?
 Odds are, that the developers or selling agents will have something for you to see. Its taboo and not advisable to go tramping round the site. JCB’c are bigger than you, and they hurt. Trenches can be quite deep and full of water. A site is a dangerous place and there are rules and etiquet to follow.
When the site resembles a ploughed field with a couple of porta-cabins, or looks like a clip from last nights News featuring distant war zones then look closer. If there isn’t a porta-cabin (The site sales office) then there should be a developer's or agent's board with office number or web address.
 You’ve got TO HAVE VISION. If there is a hoarding present it will normally say things along the lines of: ‘x Luxury Houses’, ‘A Mews Development of’ or ’34 Mixed 2,3 and 4 bed whatever’s to be built in 2 phases’
To get a better idea of not only what is to be built, but what the site will look like when completed contact the developer/agent, or call into the site sales office. Here you will normally find visual representations of what will be built and what is planned for future phases/areas of the site including design types, finish styles of kitchens, carpets, bathrooms, tiles and so on.
There will also be indications to ‘Soft’ and ‘Hard’ Landscaping as listed below:
- Proposed contours, levels and areas of top soiling
- Grassed areas with seed mix/type, etc.
- Areas of Public Open Space - where the developer proposes to offer the land for adoption to the Local Authority or create a private management agreement. On large developments, particularly housing; it will be expected such areas to be set aside and laid out, and details of size, location, type, play equipment, amenity equipment, planting, etc., must be agreed at an early (normally pre-application).
- New Planting Plan - trees and shrubs, planting location/density, size of plants and details of early years protection.
- Existing trees/shrubs that are to be retained with details of protective fencing where applicable.
- Hedgerows, new and existing
- In some cases due to size and complexity of the scheme, a separate Planting Plan may be necessary with a detailed schedule of plants and planting regime. Particular species must be indicated.
- Natural Water Features - adapted/incorporated features.
"Hard" Landscaping:
- This covers roads, drives, car parks, paths, steps, ramps and alignment, materials.
- Services
- Buildings (other than main elements of development) - materials
- Man Made Water Features/Land Drainage.
- Boundaries - walls, fences, gates - alignment, materials, height. It will be probable that separate elevations and details will be needed for these features. Particular care must be taken in the siting and design to avoid creating unmanageable or poorly managed strips of land on the edges of development sites e.g. along fence/wall lines and back of pavement, redundant corners.
- Street Furniture - Seating, Lighting Columns, signage, waste disposal receptacles, play equipment and their enclosures, etc.
- Manufacturers' specification/leaflets are also often shown to indicate finish and styles
Know what your looking for and how much you can afford. If your set on buying Off-Plan; advantages can include picking the plot you want and often choosing the finish, but beware, anything is normally possible, but to gain the extras will normally involve an extra cost.
HEALTH & SAFETY:
OK, plot 21 looks good and you want to go an have a look. The site agent will dress you up in wellies, hi vi fluorescent jacket or bib, give you a company hard hat and off you go (feeling a real wally, but honestly everyone has to comply).
Listen to your sales rep and note that children at most times will not be allowed on site, especially when the builders are there in the week.
So you prefer plot 32 (The gardens bigger and sunnier), choice is a luxury that early buyers will have.
Depending on how the developer sets buyers criteria, ie cash buyers only, a Fast Track reservation scheme or 2 weeks to sell your own, if in an acceptable position and you want to reserve the site sales representative will now ask you to do the following:
Plot Reservation:
Developers do this in different ways and it is not uncommon to find that the developer you brought from previously now has a different process and set of rules.
Most will ask you for a deposit, which may be a non returnable deposit (subject to certain conditions, ie that maybe if the developer withdrawers from you its returned). Make sure you know what your doing and agreeing to. If unsure check first with your solicitor.
It is quite common to have a form whereby you sign off that you understand the following about the site and plot you are buying:
- What property type you are buying, its plot number and where its located
- Any special conditions relating to that plot (shared facilities, undertakings, restrictions)
- The materials (brick types, weatherboard, roof/elevational tile types) to be used
- Where parking/driveways/hardstands will be
- Room Layouts
- Tile, kitchen, bathroom, carpet/flooring types and paint finishes (unless standard)
- Extras agreed (ie larger patio, conservatory and spec chosen)
- Timescales agreed, price to be paid/held at and deposit lodged.
- If a developer has agreed a P/X scheme, you may also be required a spart of the deal to sell your property with the developers chosen Estate Agent and bear costs of the scheme, which on the other hand may be included as an incentive.
Lap of The Gods:
Quite often only a rough completion timescale will be given, this can sometimes be ahead of itself, but equally if works haven’t yet commenced can fall weeks or even months behind schedule.
There are many reasons that site works can fall behind on the site generally or just your build, which can be due to:
- Weather
- Materials in shortage, wrong spec delivered
- Protected wildlife discovered (in your to be garden)
- Planning issues
- Delays in previous phases
- Chain delays on your own sale
GETTING IN EARLY/ OR LATE ?
Early: If you decide to get in early with the benefit of choosing the best, or most suitable plot, bear in mind that works may continue for many months or even years and ongoing disturbance is going to occur from the builders, lorries and heavy machinery.
"Soft" Landscaping: |
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