If you like the idea of a brand-new home — fresh paint, modern fittings, and a place no one's lived in before — a new build could be a great fit. You'll have noticed various new build estates cropping up around East Kilbride and Lanarkshire over recent years, ranging from large national developers to smaller local builders.

The new build buying process is meaningfully different from buying on the open market. There's no competing bidder, no closing date, and no risk of having your best offer declined. But there are a few stages specific to new builds that are worth understanding before you start.

Why people choose new builds

A few features make new builds appealing to many buyers:

• No competing bids — you don't go up against other buyers in a closing date or bidding war
• No risk of an offer being declined — once you've reserved the plot, it's yours subject to mortgage approval
• Modern, energy-efficient construction — typically lower running costs than older properties
• Builder incentives — developers often offer financial contributions or upgrades to secure your reservation (more on this below)

Step 1: Get your Decision in Principle

The first step, as with any property purchase, is getting your Decision in Principle (DIP) in place for the kind of mortgage you'll need. A mortgage broker can help by searching the market for the most suitable lender and product, without you having to do that legwork yourself. For more on what's involved, see our guide on the mortgage process.

Step 2: Visit the sales office

Once you have your DIP, the next step is making an appointment with the builder's sales office to discuss available plots and expected completion dates.

Most new builds will be either under construction or about to start. If you're lucky, the property may already be built — meaning you could move in shortly after reservation. More commonly, the sales agent will give you an anticipated completion window of two or three months.

Be aware that this window can shift forwards or backwards depending on weather, staffing, supplies, and other factors outside your control.

At this initial meeting you should have a chance to visit the show home. If the site is still in its early stages, the builder may have other sites you can visit to get a feel for what the finished property will look like.

Step 3: Negotiate what's included

This is the stage many buyers don't realise they have leverage. Take the opportunity to negotiate extras to be included in your purchase — it can save you a meaningful amount of money.

Common things to negotiate:

• Deposit contribution — the builder pays a portion of your deposit
• Flooring — carpets, vinyl, or wood flooring throughout
• Fencing — garden fencing isn't always included as standard
• Integrated appliances — fridge-freezer, dishwasher, washing machine
• Light fittings, blinds, turfing

Most mortgage lenders will allow a builder to provide up to 5% of the purchase price in financial incentives — typically in the form of a deposit contribution. This means you may not need to put down as much deposit yourself as you initially thought.

Step 4: Reserve the property

Once you're happy with the plot and any incentives being offered, you can reserve the property. This is normally done with a reservation fee, which secures the plot for you until your mortgage offer comes through.

Reservation fees vary by builder, but a typical range is £250 to £500. The fee is usually deducted from the purchase price at completion, but check the builder's reservation agreement carefully.

Step 5: Apply for your mortgage

Once the reservation fee is paid, the builder will expect you to apply formally for your mortgage and supply them with your mortgage offer within a month or so.

Here's an important detail to discuss with your broker: how long is the mortgage offer valid for, and does that align with the expected completion date?

Most mortgage offers are valid for 6 months. If the build is delayed beyond that, some lenders will allow an extension to the original offer — but others will require a brand-new application. Check this carefully when you're choosing your lender, especially if completion is more than 3–4 months away. For more on overall timing, see our mortgage timescales guide.

Step 6: Speak to a solicitor

Your solicitor will handle the conclusion of missives — the point at which you become legally bound to purchase the property. From there, it's a matter of counting down the days until the legal work is complete and you can move in.

The bottom line

Buying a new build is a different experience from buying on the open market — generally smoother, with fewer competitive pressures, but with its own set of stages to navigate. Getting your mortgage and solicitor lined up early makes the whole process much easier.

If you'd like to talk through your options or get a Decision in Principle organised before visiting sales offices, get in touch with the team. We can help you understand what you can afford, what incentives to push for, and which lenders work best for new build purchases.