What to ask when buying a new home

Buying a new home can feel straightforward—until you get to the details that affect affordability, mortgage availability and long-term costs. The right questions help you spot issues early, compare properties fairly and avoid surprises after completion.

Below is a mortgage-aware checklist of what to ask when viewing a new build (and when buying a home that’s newly converted or recently refurbished).

1) Is the property standard construction or a Modern Method of Construction (MMC)?

Ask how the home has been built. Some lenders may be more cautious with certain construction types, particularly where the property uses non-traditional materials or systems.

What to look for:

• Whether it’s conventional brick/block or timber frame
• If it’s MMC, what system has been used
• Whether any specialist survey is recommended

2) Is it freehold or leasehold—and what are the ongoing costs?

Leasehold properties (common for flats and some new build developments) come with additional charges that can affect affordability.

What to ask:

• Ground rent and how it’s calculated
• Service charge details (and what they cover)
• The length of the lease remaining
• Any planned major works and how they’re funded

3) What is the Energy Performance Certificate (EPC) rating?

An EPC rating can help you estimate running costs and may be relevant to some mortgage and energy-efficiency considerations.

What to ask:

• The current EPC rating (or the predicted rating for off-plan)
• Any information on heating and insulation specifications

4) What warranties are included (and who provides them)?

New homes typically come with structural and workmanship cover, but the terms matter.

Ask about:

• The length and scope of any structural warranty (e.g., NHBC or equivalent)
• Cover for defects and workmanship
• What paperwork you’ll receive at handover

5) Are there any restrictions, covenants or “flying freehold” issues?

Some legal arrangements can limit what you can do with the property—or cause problems for mortgage finance.

What to check:

• Restrictive covenants that could affect extensions or alterations
• Whether any part of the property is a flying freehold
• Any unusual rights of access or shared areas

6) What is included in the “standard specification”?

Show homes often look impressive, but the standard specification is what you’re actually buying.

Questions to ask:

• What’s included as standard (flooring, kitchen appliances, heating controls)
• What’s optional versus included
• Whether landscaping, fencing or external works are part of the purchase

7) Are there any builder incentives—and how do they work?

Developers sometimes offer incentives such as deposit contributions or part exchange arrangements.

What to clarify:

• What the incentive is, and whether it affects the purchase price
• Whether it’s time-limited
• Any conditions attached to the offer

8) How long has the property been on the market (and why)?

For new builds, the reason for sale may not be the same as with older homes—but timing can still influence negotiation.

Ask:

• How long the plot has been available
• Whether it’s a resale within the development
• If there are any known issues delaying completion or handover

9) What are the typical utility bills and Council Tax band?

Lenders consider affordability, and running costs can affect how comfortable the monthly payments feel.

What to request:

• Estimated heating and electricity costs (where available)
• The Council Tax band for the specific property
• Any information on service charges for communal areas

10) Is the property in a flood risk area or on land with known ground risk?

Mortgage lenders rely on risk checks and insurance availability. If insurance is difficult or expensive, it can affect the mortgage process.

Questions to ask early:

• Whether the postcode has any flood risk indicators
• If the development has any known drainage or ground conditions
• Whether there are any insurance constraints you should be aware of

11) Is there a property report and what will the lender rely on?

A lender’s valuation is not the same as a surveyor’s view, and it’s not always based on the same information you’ve been given.

What to ask for:

• Any available reports or documentation provided by the developer
• Details of what’s been assessed (especially for off-plan or newly completed homes)
• Evidence of comparable sales in the area, where available

A quick way to use this checklist

When you view a new home, take notes under three headings:

• Mortgage-relevant facts: construction type, tenure, lease length, EPC, warranties
• Cost-to-own details: service charges, utility expectations, Council Tax band
• Legal and risk items: covenants, flood/ground risk indicators, shared ownership arrangements

That structure helps you compare properties consistently and reduces the chance of discovering key information late in the process.