L'acquisto di una casa di nuova costruzione presenta numerosi vantaggi e attrattive. Non solo si evita il noioso dramma di un venditore con una transazione correlata e una lunga catena, ma in generale le proprietà di nuova costruzione sono più efficienti dal punto di vista energetico e richiedono meno manutenzione una volta trasferite. Tutti gli impianti e gli accessori volontà be brand new and essential white goods are also included, but may be subject to aggiuntivo charge. Moreover, developers can offer some attractive incentives such as Stamp Duty contributions, furniture packs and legal fee contributions.
L'acquisto di un immobile con largo anticipo rispetto al suo completamento può sembrare estraneo e rischioso, ma è possibile che l'immobile aumenti significativamente di valore dopo la sua costruzione, perché si acquisterà l'immobile al prezzo di mercato corrente al momento dello scambio dei contratti e non al valore di mercato una volta completato. Pertanto, sia che si tratti di un investimento o di un'occupazione personale, l'acquisto off-plan è spesso un'opzione valida e interessante.
L'acquisto di un immobile di nuova costruzione presenta molte differenze rispetto alla “solita” transazione immobiliare. Dovrete assicurarvi che l'avvocato che incaricherete di agire per vostro conto abbia una buona conoscenza delle transazioni di nuova costruzione e sia in grado di riconoscere e guidare il cliente attraverso i rischi e le insidie intrinseche che spesso si presentano.
Costi di prenotazione e scadenze per lo scambio
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 decadenza of the reservation fee.
Depositi e somme di costruzione
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 Garanzia 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.
Incarichi
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 finanza 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.
Mutui
È abbastanza comune che l'acquirente proceda alla permuta senza il beneficio di un'offerta di mutuo. Questo perché la data di completamento è molto lontana e le offerte di mutuo di solito scadono prima di allora. La maggior parte degli istituti di credito ha offerte che rimangono valide per un massimo di 6 mesi, quindi sarebbe prudente iniziare a fare domanda in quel momento. Sarebbe meglio parlare con il proprio consulente finanziario, che sarà in grado di fornire ulteriori consigli.
C'è un elemento di rischio in quanto vi siete impegnati in una transazione legalmente vincolante senza alcuna garanzia di avere il finanziamento al momento del completamento. Naturalmente le circostanze personali possono cambiare e sarà importante parlare con un consulente finanziario indipendente che sarà in grado di darvi un'idea del modo migliore per finanziare l'acquisto.
Una volta che il promotore ha notificato l'avviso di completamento, dovrete completare l'acquisto e assicurarvi di avere un'offerta ipotecaria valida al momento del completamento.
Completamento su preavviso
Si tratta dell'avviso che l'avvocato del costruttore invierà ai vostri avvocati per confermare che l'immobile è pronto. Di solito il contratto prevede che abbiate circa 10 giorni lavorativi per organizzare i vostri affari finanziari e per consentire al vostro legale di effettuare le necessarie ricerche preliminari in vista del completamento.
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.
Date di arresto prolungato
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 matter in relation to new build property, please contact Berivan Erdogan at B.Erdogan@rfblegal.co.uk.
(Nota bene: 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.)
