We know buying a new home can be a daunting experience. That’s why if you’re buying a Lovell home, our experienced sales advisors will be with you every step of the way.
And if you’ve got a house to sell or need some advice in the countdown to your move, our easy-to-follow guides have got everything covered.
Our Early Bird Scheme enables a prospective Homebuyer to have first refusal when a property is released for sale.
If a prospective Homebuyer is interested in an unreleased property, an Early Bird reservation can be made. A refundable Early Bird reservation fee is taken by the Sales Executive and the plot is marked as reserved.
Once the property is released for sale, the Sales Executive will contact the prospective Homebuyer who is given 48 hours to decide whether to proceed with a full reservation.
If the prospective Homebuyer decides to proceed, the reservation process is followed. However should the prospective Homebuyer decide not to proceed for whatever reason, the property will be put on the open market and the Early Bird deposit returned to the prospective Homebuyer once the cancellation procedure has been followed.
Once you’ve chosen a home and paid your reservation fee, we’ll reserve the property for you. This fee is deducted from the balance you pay when you move in.
Depending on the stage of the build, you’ll be invited to look around your new home with the site manager and ask any questions about the property.
Our sales team will explain the role of the NHBC and the advantages of the NHBC Buildmark insurance and warranty.
If you'll need a mortgage, you should apply for one as soon as you've reserved your new home. If you’d like, our sales advisors can put you in touch with a financial advisor who can suggest a mortgage to suit you.
At the same time, you should instruct a solicitor to act on your behalf – our sales advisors will be happy to suggest some for you. At this point, your solicitor will ask you to pay search fees.
Depending on the stage of construction, you’ll be given the opportunity to personalise your new home by choosing some of the fixtures and fittings. As well as standard features, you’ll be able to order additional items from our ‘Inspirations’ range.
Exchange of contracts takes place within 28 days of the date of reservation and creates a legally binding agreement to complete the purchase of your new home. Your solicitor will ask you to sign the contract and pay the balance of the 10% deposit.
From exchange of contracts up to the completion date, Buildmark starts right from when you exchange contracts so that your deposit is protected.
Your solicitor will give you your Buildmark policy documents on exchange of contracts, or you can download a copy from the NHBC HUG if you have registered for this service. It is important that you read the policy carefully when you receive it.
A formal notice is served on your solicitor and legal completion takes place. You should have already signed the mortgage and transfer deeds.
As soon as we've received all monies from your solicitor, our sales advisor will arrange to meet you at your new home. They’ll talk you through its key features and give you your new keys as well as instruction manuals, warranties, emergency contact details and NHBC documentation.
You are now the proud owner of your brand new Lovell home!
Within the first week of your move, a member of the Lovell team will make a courtesy check to make sure all is well with your new home. Within four weeks of your move, our customer service manager will contact you to discuss any matters requiring our attention.
A helpful guide is the NHBC's Guide to Your New Home.
Understanding Council Tax on New Build Homes
Council Tax is a tax on domestic property in the United Kingdom and is used to fund local services such as rubbish collection, road maintenance, and police and fire services. Council Tax is a local tax payable on all residential properties in the UK, including newly built homes. The amount of council tax you pay depends on the value of your property and the area you live in.
How is Council Tax calculated on New Build Homes
Council Tax is determined based on the valuation of buildings, according to their market value in 1991. The value of similar properties at that time (1991) is considered for new builds.
Lovell will communicate the property's current value to the local council authority. Subsequently, the local council notifies the Valuation Office Agency (VOA), which assigns a valuation band to the property. If the VOA needs more information to determine the band of a property, they'll arrange a visit. Council Tax is then calculated based on this assigned band. There are eight council tax bands, labelled from A to H. Below is the classification of council tax bands along with their respective valuations:
|
Band |
Value on 1 April 1991 |
|---|---|
|
A |
Up to £40,000 |
|
B |
£40,001 to £52,000 |
|
C |
£52,001 to £68,000 |
|
D |
£68,001 to £88,000 |
|
E |
£88,001 to £120,000 |
|
F |
£120,001 to £160,000 |
|
G |
£160,001 to £320,000 |
|
H |
More than £320,000 |
Council Tax is subsequently calculated based on the rates set by the Local Council to where the property belongs. Each local council establishes its council tax rates for the different bands. Individuals across the council will pay varying amounts for the same valuation band.
A property with a valuation of £100,000 will have to pay £2,820 in Liverpool city while £2,329 in Birmingham. It would be best to refer to your local council to determine the specific tax rates applicable to your area.
How to challenge a valuation
If you believe your property has been overvalued for council tax purposes, you can challenge the Valuation Office Agency (VOA) and request a reassessment of your home's band. To support your challenge, you'll need to provide evidence supporting your claim.
You must provide addresses for up to five comparable properties in a lower band than yours. These properties should closely resemble your own in terms of type, size, age, style, and design. Additionally, the properties should be located either on the same street, in the same estate (for town or city dwellers), or in the same village (for those in rural areas).
Upon receipt of your challenge, the Valuation Office Agency (VOA) typically acknowledges its reception within a few days. The VOA will contact you if they need additional information regarding your challenge. The entire review process can take up to 2 months. Following the review, the VOA will take one of the following two actions:
- To change your council tax band, your local council will update your bill and make adjustments to your payments, or
- Provide reasons why your band cannot be changed.
If you remain dissatisfied with the decision, you can appeal to the valuation tribunal at your own expense. You will be told if you can appeal and how to do this in the decision you receive from VOA.
When is Council Tax due on New Builds
Council Tax is due on new builds from the Completion Date onward. It is the responsibility for Lovell to inform local council authorities of this date. During the construction phase of a new build, council officials conduct site visits to assess the ongoing work. Only when the property is structurally complete is the council issued a completion notice stating that the remaining work is expected to be finished within the next three months. This notice specifies the completion date, which becomes the basis for the property owner's council tax payments.
Council Tax Bills are payable from the start of the financial year in April and are structured into ten monthly instalments. While February and March are tax-free months, allowing councils to collect overdue payments, those obligated to pay council tax bills can request 12-month instalments from their local council. This flexibility helps make payments more manageable by reducing spending on each instalment.
On newer developments it can take some time for the Local Authority to agree the Council Tax bandings with the VOA therefore it is not always possible to share your potential costs at enquiry or reservation stage.
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