L'achat d'une maison neuve présente de nombreux avantages et attraits. Non seulement vous évitez le drame fastidieux d'un vendeur avec une transaction liée et une longue chaîne, mais en général, les propriétés neuves sont plus efficaces sur le plan énergétique et nécessitent moins d'entretien une fois que vous avez emménagé. Tous les équipements et accessoires va be brand new and essential white goods are also included, but may be subject to supplémentaires charge. Moreover, developers can offer some attractive incentives such as Stamp Duty contributions, furniture packs and legal fee contributions.
L'achat d'un bien immobilier bien avant qu'il ne soit achevé peut sembler étrange et risqué, mais il est possible que la valeur du bien augmente considérablement après sa construction, car vous l'achèterez au prix du marché actuel au moment de l'échange des contrats et non à la valeur du marché une fois qu'il sera achevé. Par conséquent, qu'il s'agisse d'un investissement ou d'une occupation personnelle, l'achat sur plan est souvent une option viable et attrayante.
L'achat d'un bien immobilier neuf présente de nombreuses différences par rapport à une transaction immobilière “classique”. Vous devrez vous assurer que l'avocat que vous chargez d'agir en votre nom connaît bien les transactions relatives aux nouvelles constructions et qu'il est en mesure de reconnaître les risques et les pièges inhérents qui peuvent souvent se présenter et de vous guider dans leur résolution.
Frais de réservation et délais d'échange
Usually before taking a property off the market the developers will require a reservation fee – generally around £2,000 but may vary between developers. This reservation fee will be deducted from the deposit payable to the developer’s solicitors upon exchange of contracts. As there is generally a high demand for off-plan properties the developers will also impose an exchange deadline – usually 21 or 28 days – this will be from the day your solicitor receives the contract pack from the developer’s solicitors. Therefore it is imperative that your solicitor is able to act quickly to ensure that you can meet this deadline and avoid missing the deadline and risk déchéance of the reservation fee.
Dépôts et primes de construction
Exchange of contracts is when the transaction becomes legally binding. At this stage the developers will require 10% of the purchase price to be paid to their solicitors. Certain developers may require further deposits or staged payments to assist with the construction of the development, this will be specified in the contract. Moreover, more often than not the contract will specify that these sums will be held as “agent”. This means that as soon as the developer’s solicitors receive the monies they are able to release them to the developer. As you will be entering into a legally binding transaction so far in advance of completion, a lot of things can happen in that period of time. For instance, the developers may become insolvent and go into liquidation. Therefore, it is important that your solicitor understands the risks and takes steps to protect your position especially in relation to the deposit you have in essence advanced to the developers.
Usually the New Build Garantie Provider will act as a deposit guarantee should the developers fail to complete because they are in liquidation or by reason of fraud. However, the New Build Warranty Provider will only usually guarantee a maximum of 10% of the purchase price or £100,000 (whichever is lower). Therefore when agreeing to pay further deposits or construction sums, which are not protected, you should consider the size and reputation of the developer before agreeing to them.
Missions
Some investors may wish to sell the benefit of the contract to someone else before the property has been completed. This can be an attractive option as you will be able to take away the profit made on the transaction and the original deposit (and any construction sums paid) up to that point. Moreover, you avoid paying Stamp Duty and HM Land Registry Fees. However, if this is your intention it is important that the contract allows you to do so.
As a seller in an assignment, it is important to note that just because the transaction has completed you do not fall out of the picture. Should your buyer fail to complete then the developers can look to you to complete the transaction and you will be responsible for any default interest and notice fees. Practically speaking this may be unlikely as the developer will just retain the deposit paid and remarket the property. As a buyer, it is difficult to obtain mortgage financer on an assignment and very few lenders offer on these transactions. Therefore, more often than not a buyer will usually be financing the purchase through cash, which of course also restricts the potential market the seller can sell to.
Hypothèques
Il est assez fréquent que l'acheteur procède à l'échange sans bénéficier d'une offre de prêt hypothécaire. Cela s'explique par le fait que la date d'achèvement est très éloignée et que les offres de prêt hypothécaire expirent généralement avant cette date. La plupart des prêteurs proposent des offres qui restent valables jusqu'à 6 mois, il serait donc prudent de commencer à faire des demandes à ce moment-là. Le mieux est de vous adresser à votre conseiller financier qui pourra vous conseiller davantage.
Il y a un élément de risque dans la mesure où vous vous êtes engagé dans une transaction juridiquement contraignante sans aucune garantie que vous disposerez du financement à la fin de l'achat. Bien entendu, la situation personnelle peut changer et il est important de s'adresser à un conseiller financier indépendant qui pourra vous donner une idée de la meilleure façon de financer l'achat.
Une fois que le promoteur a signifié l'avis d'achèvement, vous devez conclure l'achat et vous assurer que vous disposez d'une offre de prêt hypothécaire valide au moment de l'achèvement.
Achèvement sur préavis
Il s'agit de l'avis que l'avocat du promoteur signifiera à votre avocat pour confirmer que le bien est prêt. En général, le contrat stipule que vous disposez d'environ 10 jours ouvrables pour organiser vos affaires financières et pour permettre à votre notaire d'effectuer les recherches nécessaires avant l'achèvement du projet.
Upon completion you will need to provide the balance of the purchase price less any reservation fee, deposit and further deposits you have paid up to date. Included in these sums are usually any engrossment fees (a fee for the developers solicitors producing the final form lease or transfer), a first contribution towards service charge and a proportion of ground rent attributable to your period of ownership.
Dates d'arrêt prolongé
This is a date in the contract built in to protect both the buyer and the developer. On the one hand, the developer cannot guarantee exactly when the property will be completed and at the offset can only give as estimated time scale (anticipated legal completion date) as to when they think the property will be ready. They will be relying on contractors who may not deliver and the weather in this country may also cause delays in construction. Therefore the developers will want to include this date into the contract to protect them against any unforeseen delays. On the other hand, a buyer will not want to be left in limbo, bound to a contract with no deadline in which the developer must complete the build by. If the developers are adhering to the Consumer Code for Home Builders, the longstop date in the contract will usually be 12 months from the anticipated legal completion date. There will be little or no room to negotiate the longstop date in the contract for the reasons listed above, but should the developers not serve the completion notice by this date then you will have the option to cancel the contract and any deposits and further deposits paid will be returned to you.
Should you have any questions about this, or any question in relation to new build property, please contact Berivan Erdogan at B.Erdogan@rfblegal.co.uk.
(A noter : This article was originally published on our previous website and is provided for general information purposes only. While it reflects the legal position at the time of writing, the law may have changed since publication. For up-to-date advice tailored to your circumstances, please contact our team.)
