Written by Monsor Malik, Mortgage Adviser, The Mortgage Broker
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TL;DR / Key takeaways
- Q1 is when many developers push early sales, which can mean better support and more flexibility for buyers.
- If you need to sell your current home, starting early gives you time to avoid rushed decisions.
- Mortgage offers can expire, but many new build offers run 6-12 months. Still check the expiry date and extension rules in case completion slips.
- Conveyancing and the wider buying process can take longer than people expect, so “getting moving” early reduces stress.
- New builds can come with warranties, but you still need a snagging plan and a clear aftercare route.
Why Q1 matters for new build buyers
Q1 is a busy period for developers. It’s when sales teams often focus on securing reservations that can complete later in the year, helping them keep build schedules and targets on track. For you, that usually means more proactive communication, and sometimes a better chance of incentives or small flexibilities being discussed early rather than later.
It’s not about rushing into a plot. It’s about starting early enough that you can make decisions with a clear head.
If you’re even “maybe” moving this year, treat Q1 as the planning window. View developments, understand your budget, and get your sale ready before you reserve anything.
The part most people underestimate: selling still takes time
A new build might be chain-free, but you might not be. If you need money from your sale to complete your purchase, your sale timeline becomes the backbone of the whole plan.
That said, many developers now offer part exchange or assisted move schemes, where they (or a partnered buyer) purchase your existing home to speed things up and reduce chain risk. The trade-off is that the offer can be below what you might achieve on the open market, and there are usually eligibility rules and conditions, so it still needs planning.
In England and Wales, conveyancing often takes around 8-12 weeks on average, and the overall purchase timeline can stretch much longer depending on chains and delays.
That’s why starting in Q1 is helpful. It gives you a runway for real-life delays without turning everything into a last-minute scramble.
Watch out – common pitfall
People reserve a new build first, then try to “sort the sale later” or assume part exchange will be straightforward and match their ideal price. That’s where pressure builds fast, because you’re working to a deadline and may have to accept less (whether via a quick sale or part exchange) than you’d achieve with a longer open-market campaign.
Step-by-step: the calm way to do this in Q1
Step 1: Get a realistic valuation and a clear idea of your sale price and likely selling time.
Step 2: Get an agreement in principle (so you know what you can borrow before you fall in love with a plot).
Step 3: View developments and compare what you’re getting for the money (plot position, parking, upgrades, service charges).
Step 4: Only reserve once you’re confident your onward plan works within the developer’s likely timeframe, either you can sell in time, or you’ve explored options like part exchange/assisted move and you understand the valuation, criteria and conditions.
Step 5: Keep your sale and purchase moving together, with regular check-ins on milestones (offer, survey, enquiries, exchange, completion).
Pro tip:
If your new build completion date is “estimated”, ask how often it’s updated and what typically causes delays on that site (materials, utilities sign-off, building control). It’s a small question that tells you how predictable the timeline really is.
The Mortgage Offer Expiry Problem
This is one of the biggest “new build traps” for buyers who are also selling.
Mortgage offers have an expiry date. On many new build purchases, lenders can offer longer validity than standard cases (often 6-12 months, depending on the lender and product), because completion dates can move.
But it can still become stressful if the build completion date shifts beyond the offer window, or your sale drags on. In that situation you may need an extension or a fresh application, which can be risky if rates have changed or affordability checks are tighter the second time around.
Starting earlier in Q1 often makes this easier to manage. It’s not about doing everything immediately, it’s about doing things in the right order and confirming your lender’s policy upfront.
Get StartedTypical Q1 Incentives, Explained in Plain English
Incentives tend to change from development to development. Some are about money. Some are about making your move easier.
Instead of thinking “What deal can I get?”, it can help to think “What cost is most painful for me right now?” For one buyer, it is stamp duty. For another, it is upgrades they would otherwise pay for later. For someone selling, it might be support that helps the overall transaction run more smoothly.
You will usually find that incentives are offered in ways that protect the developer’s asking price. That is why you often see extras and contributions rather than big headline discounts.
Pros and Cons of Buying a New Build When You Still Need to Sell
Here is a simple table to help you weigh it up. This is not about talking you into it. It is about being honest about what is easier and what needs planning.
| What can work in your favour | What you need to plan for |
| A brand new home with modern finishes, often with warranties for peace of mind | Developer timescales can be fixed, which can clash with a slower sale |
| Q1 can bring more flexibility, incentives, or stronger sales support | Your chain still matters if you need your sale funds to proceed |
| You may get more choice of plots, layouts, parking positions, and upgrades early on | Mortgage offers can expire if completion dates shift |
| Less immediate maintenance compared to older properties | Snagging issues can happen, even in new homes, so you need a plan for aftercare |
| A clearer “end goal” can help you stay focused while selling | Reservation and exchange deadlines can feel fast if you are not prepared |
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Snagging: What It Is and Why It Matters
New build homes can still have minor issues. A door might not close properly. Paintwork might need touching up. A tap might be loose. These are common, and they are usually fixable, but the timing matters.
It is much easier to identify issues early and get a clear plan for repairs than it is to notice them gradually after you have moved in. A simple snagging check before completion can save weeks of frustration later.
Notes to Keep the Process Smooth
If you want the “calm version” of a new build purchase while selling, focus on preparation and clarity.
Know your numbers early. Understand what your current home is likely worth, and what your monthly budget looks like at today’s rates.
Treat developer build dates as a guide, not a promise. Most are accurate, but delays can happen, and it is better to be mentally prepared for that.
Keep your paperwork moving. The smoother your mortgage and legal steps, the more control you keep if anything changes.
Quick self-assessment (answer in your head)
If you answer “no” to most of these, start with planning before reserving.
- If your new build completed two months later than expected, would you still be okay financially?
- Could you afford your new home if rates changed slightly at re-application?
- Is your current home ready to list within the next 2-3 weeks?
- Do you understand the ongoing charges on the new build development?
- Do you have a plan for snagging and early fixes?
FAQs: Selling Your Home to Buy a New Build
Often, yes. In Q1, many developers focus on building early momentum, which can mean better availability and a bit more flexibility. For buyers, starting early also gives you more time to sell your current home without rushing.
Not always. You do need a clear plan, but that plan could be an open-market sale or a developer scheme like part exchange/assisted move. If you’re using part exchange, make sure you’re comfortable with the valuation (it can be lower for the speed and certainty) and any eligibility rules or conditions.
A common timeframe is around 8-12 weeks, but it can take longer if there is a chain, extra enquiries, or delays with surveys, mortgage offers, or paperwork.
It varies a lot. Some moves complete in around 12 weeks, but it can take several months depending on how quickly you sell, how long the chain is, and whether the new build completion date changes.
It depends on the lender and product. For many new build purchases, lenders often allow longer validity, commonly 6-12 months, to reflect changing build completion dates, but you should confirm the exact expiry and extension policy before you commit.
You may need an extension or a new application. That can change the rate or affordability outcome, so it’s important to understand your lender’s new build policy and what happens if completion is delayed.
Usually not at the start. Many dates are estimates until the developer issues a firm completion notice. Delays can happen, so it’s best to plan with a bit of flexibility.
Some developments have shared areas like green spaces, private roads, or playgrounds that are maintained privately rather than by the local council. That can mean an ongoing charge on top of normal household costs.
Snagging is the process of checking a new home for defects or unfinished items, like misaligned doors, marks in paintwork, or incomplete fittings. It’s strongly recommended because problems are easier to raise and fix early.
Many do. A common example is a 10 year warranty, which is typically split into an early period where the builder addresses issues and a later period that covers certain structural defects. Always check exactly what your warranty includes.
Sometimes. Developers are often more flexible on incentives, such as upgrades or contributions, than on the headline price. It depends on the development, timing, and how much stock is available.
Start in Q1, get your sale plan clear early, and time your mortgage steps carefully so you’re not exposed if the build date shifts. Early planning gives you options and reduces last minute pressure.
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Author: Monsor Malik, Mortgage Adviser
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