New Development Royal Canal Park D15

slayerking

cronos wrote: »

Anyone dealing with Ballymore on the Help To Buy scheme?

At the moment, Ballymore aren't on the list of contractors that accept the HTB scheme so its not applicable to the RCP properties - at least not right now.

Keithchap

Hey All,
Can you please pm me the details of who you used for snagging and your Solicitor?
Much appreciated.

cronos

slayerking wrote: »

At the moment, Ballymore aren't on the list of contractors that accept the HTB scheme so its not applicable to the RCP properties - at least not right now.

They have applied I'm told. I've also made my application to Revenue so I'll keep ye updated.

cronos

Manion wrote: »

I looked back through my emails and can see the prices for these are the same as when they were released. They are substantially more expensive than the phase 2 houses though. I suppose that's to be expected as the development matures people are taking less of a risk and demand is more focused.

Well the phase 1 Heron's all faced directly into apartment blocks from what I remember so I think that was always going to see them getting a discount. Not sure about the rest though.

PhoenixParker

cronos wrote: »

Well the phase 1 Heron's all faced directly into apartment blocks from what I remember so I think that was always going to see them getting a discount. Not sure about the rest though.

Generally phase 1 in any new development will be priced slightly below market rate to encourage people to take a gamble and to generate some buzz around the development.

People buying in later phases can see more of the finished development and feel secure in the knowledge that they're not the only ones buying in. Their risk is lower so the price is higher.

slayerking

cronos wrote: »

They have applied I'm told. I've also made my application to Revenue so I'll keep ye updated.

Funny enough, they've just appeared on the list now...

http://www.revenue.ie/en/tax/it/reliefs/htb/index.html#section5

Bruncvik

Two quick questions, if I may:

1. Does anyone have any experience with an indoors aerial? How's the signal? We have to pay the TV license regardless whether we have the TV connected or not, so I figured we may try to get some value out of it, without much extra cost.

2. Are there any glass recycling bins in the area? The nearest we found so far are down Ballybogan road, and those are a little too inconvenient for walking with bags full of glass.

OrdeP

Hi,

I'll be moving to RCP in April, I was wondering if I could get some recommendation from someone that already went through the same process and have had good experiences

Flooring + fitter (laminate or tiles)
Snagger
Home insurance (as it may be too close to the canal)
Furniture (NI worthy?)

If you could pm me, I would be truly appreciated

cronos

OrdeP wrote: »

Hi,

I'll be moving to RCP in April, I was wondering if I could get some recommendation from someone that already went through the same process and have had good experiences

Flooring + fitter (laminate or tiles)
Snagger
Home insurance (as it may be too close to the canal)
Furniture (NI worthy?)

If you could pm me, I would be truly appreciated

I'd be interested in hearing all of this also. If you can send it on. Thank you.

fret_wimp2

Anyone manage to get a shed, even a small one into the back yard.
The terraced house back gardens look to be landlocked.

googlewhack

cronos wrote: »

I'd be interested in hearing all of this also. If you can send it on. Thank you.

I'd also be very interested in a recommendation for a snagger if anyone has had a good experience. PM me please.

PhoenixParker

fret_wimp2 wrote: »

Anyone manage to get a shed, even a small one into the back yard.
The terraced house back gardens look to be landlocked.

Haven't done it ourselves but I can see people with sheds and no side gate out my back window.

cronos

fret_wimp2 wrote: »

Anyone manage to get a shed, even a small one into the back yard.
The terraced house back gardens look to be landlocked.

I think you can buy packed ones that you can build. Not certain. But I'd guess that's how it's done.

OfflerCrocGod

Argos might have some.

fret_wimp2

From reading the thread, it seems a lot of people Bought houses here before they were built.

Now however they only seem to sell houses that are almost ready, in small numbers, announcing the release a few days beforehand.

Is it a case that if I am Mortgage approved and know what house I want, I can put a deposit down on a house that's not yet built or has that ship sailed?

johnny66179

cronos wrote: »

I'd be interested in hearing all of this also. If you can send it on. Thank you.

I would be interested in this too

RandomAccess

fret_wimp2 wrote: »

From reading the thread, it seems a lot of people Bought houses here before they were built.

Now however they only seem to sell houses that are almost ready, in small numbers, announcing the release a few days beforehand.

Is it a case that if I am Mortgage approved and know what house I want, I can put a deposit down on a house that's not yet built or has that ship sailed?

All the houses are being sold off the plans.
It seems some of the houses still available came back on the market due to sale not completing or were not sold right away for some reason.

The majority of the houses in the development are large and fairly expensive so they sell at a slower pace than the less expensive houses.
This seems not unusual in new developments.

fret_wimp2

RandomAccess wrote: »

All the houses are being sold off the plans.
It seems some of the houses still available came back on the market due to sale not completing or were not sold right away for some reason.

The majority of the houses in the development are large and fairly expensive so they sell at a slower pace than the less expensive houses.
This seems not unusual in new developments.

Good info, thanks. Who would I contact about buying off the plans?

Any time I talk to sherry Fitz or ballymoe, the just tell me that the next release is comming soon, but have no other info.

fret_wimp2

fret_wimp2 wrote: »

Good info, thanks. Who would I contact about buying off the plans?

Any time I talk to sherry Fitz or ballymoe, the just tell me that the next release is comming soon, but have no other info.

So I rang ballymoe and they said I can only buy as the houses are released. There's no way I can buy off the plans, so only option is the whole rig marole of turning up and queueing on launch day.

Lovely houses but very poor organization surrounding the selling process.

Manion

fret_wimp2 wrote: »

So I rang ballymoe and they said I can only buy as the houses are released. There's no way I can buy off the plans, so only option is the whole rig marole of turning up and queueing on launch day.

Lovely houses but very poor organization surrounding the selling process.

Hi you are buying off the plans. The ones nearing completion are sold.

cronos

Manion wrote: »

Hi you are buying off the plans. The ones nearing completion are sold.

Exactly. You don't queue to buy already completed houses. You queue to buy off plans.

fret_wimp2

cronos wrote: »

Exactly. You don't queue to buy already completed houses. You queue to buy off plans.

That's the thing tho, I asked how do I go about buying off plans, putting down deposit for a house that is not yet built and he said I can't. I can only buy whats released in each phase.

Bandana boy

fret_wimp2 wrote: »

So I rang ballymoe and they said I can only buy as the houses are released. There's no way I can buy off the plans, so only option is the whole rig marole of turning up and queueing on launch day.

Lovely houses but very poor organization surrounding the selling process.

I think you are confused
They do not start building them till they release them , it is several months from when they release and you can buy that they are built and you can move in .
On the day they release for sale you will have to queue , if this was not the case they would most likely be already all sold and you would be to late to the party

fret_wimp2

makes sense, thanks for explaining!

does that mean the few houses left from phase 2 are one that buyers pulled out of?

Bandana boy

fret_wimp2 wrote: »

makes sense, thanks for explaining!

does that mean the few houses left from phase 2 are one that buyers pulled out of?

Pulled out of or returned by the council.

fret_wimp2

so theres not necessarily anything wrong with them?
Why would the council return houses?

Bruncvik

Good news, everybody. Either Tom had a New Year resolution, or the procedures at Ballymore have changed. Either way, I e-mailed Tom yesterday about an issue we reported multiple times (a door latch that was missed in snagging), and a new issue he didn't know about yet (leaking shower). By this morning, we had Jason at the door inspecting the issues, and by evening both things were fixed. Judging by the formal e-mail reply from To, I assume it's a procedural change, to the better. I expect others to experience much faster response to their concerns now.

(Regarding the leaking extractor fan, I was told to make a video of it leaking and note the weather conditions when it happens. If it leaks during warm weather, the builders may need to erect a scaffolding to get to the roof and fix the vent, which may be too expensive to do based on an owner's say-so. I think that;s only fair, but I'm ready with my camera.)

Bandana boy

fret_wimp2 wrote: »

so theres not necessarily anything wrong with them?
Why would the council return houses?

All developments have to hold back a % and offer to the council but they regularly turn down as not suitable(too big etc) or too expensive.

Manion

Does anyone know what the work on the canal is about ?

fret_wimp2 wrote: »

makes sense, thanks for explaining!

does that mean the few houses left from phase 2 are one that buyers pulled out of?

Phase 2 was nearly a year ago, your onto phase 4 now. Those houses are all from the most recent phase. As others have said you're looking at 9 months from signing to the house being ready from snagging.

Nhol78

It looks like the council has opted to take the apartments for social housing and only 2 other houses that are not on bridge avenue.

fret_wimp2

If buying odd plans, when does a person draw down the mortgage?

Can you get in a situation where you're paying mortgage, and also paying rent for accommodation while the house is being built?

FTB here, so I'm a bit green behind the ears.

Nhol78

you draw down just before you get the keys, a few weeks in advance, after you draw down it can take a month or two before you pay the mortgage.
Also some banks will let you defer the first few month payments.

Manion

Nhol78 wrote: »

you draw down just before you get the keys, a few weeks in advance, after you draw down it can take a month or two before you pay the mortgage.
Also some banks will let you defer the first few month payments.

As the purchaser you're aiming to draw down as close to the key handover date as possible. The period between draw down and key hanover is a little legally complicated in that you have a mortgage on property you don't own. We were 48 hours and our solicitor had a special account with their bank to allow fast money clearance.

A few weeks sounds like a slow solicitor. It's a good question to ask a solicitor before hiring them.

Manion

Nhol78 wrote: »

It looks like the council has opted to take the apartments for social housing and only 2 other houses that are not on bridge avenue.

Is this published somewhere? It seems surprising but makes sense from a cost per unit view.

Nhol78

No, I went to show houses again 2 weeks back and Sherryfitz said it

PhoenixParker

fret_wimp2 wrote: »

If buying odd plans, when does a person draw down the mortgage?

Can you get in a situation where you're paying mortgage, and also paying rent for accommodation while the house is being built?

FTB here, so I'm a bit green behind the ears.

Look at the plans, identify the house your interested in, along with possibly a few back ups. (You might want 1 particular house or be happy with any of the Herons for instance).

On launch day, you queue up and choose a house from what's left after the people ahead of you buy.

Within 3 working days you pay a booking deposit of €5k to sherry Fitzgerald. That secures the property. If you change your mind this is fully refundable.

They then send contracts to your solicitor. You go through them for 21 days, decide whether you really want to buy. Assuming you do you then get full mortgage approval for the house. This involves a valuation and is usually good for 6 months. You then sign the contracts and pay €15k more. You are now fully committed and contracted to buy the house.

The builder then builds the house and when it's ready they will call you to snag. You snag and give the builder the list of what's wrong. They fix that, meanwhile you tee up the mortgage and whatever else. Two weeks or so later the builder tells you they're done. You check and when you're happy you draw down the mortgage, pay and get the keys.

fret_wimp2

Was up there today, No.30 & No.8 Bridge ave were all that were left.

PhoenixParker

Welcome to the neighbourhood!

fret_wimp2

OrdeP wrote: »

Hi,

I'll be moving to RCP in April, I was wondering if I could get some recommendation from someone that already went through the same process and have had good experiences

Flooring + fitter (laminate or tiles)
Snagger
Home insurance (as it may be too close to the canal)
Furniture (NI worthy?)

If you could pm me, I would be truly appreciated

would be interested in all this info also please! And a good solicitor recommendation.

Thanks!

mandy662

does anyone think the prices for the 3 beds will be higher than 335k in the new launch? i read that prices seem to going up with every new phase released

fret_wimp2

mandy662 wrote: »

does anyone think the prices for the 3 beds will be higher than 335k in the new launch? i read that prices seem to going up with every new phase released

There is one sherry Fitz rep on site on Saturdays we found particularly helpful ( forgot to get her name, a blond lady usually answering questions in the 3 bed show house).

She said they have gone up by about 5k in each phase. Also, where the 4 beds dont immediately sell out, there is always a shortage of 3 beds on release day, with many people being added to a queue, in case one of the lucky ones drops out of a sale. With such high demand, and the prices being already good (imo), it's most likely they will go up by at least 5k.

PhoenixParker

€5k is laughable.
They were €295k in the first phase, €315k in phase 2, none were offered in phase 3 and €330k in phase 4.

I'd guess €345k in the next phase.

mandy662

that's quite a big jump in price from phase to phase.. is that for the terraced houses?

there was a house on daft about 3 or 4 weeks ago - 3 bed - i think it said detached although i cant be 100% sure on that and it was 335k, i guess someone had pulled out but it was only up a few hours and it sold!

But from what i was told by the agent, 4 of the 6 3 beds in the next launch are end of terrace so they will probably be more pricey that the terraced ones..

god i wonder how much the 4 beds will go up by! although thought 390-400k was an amazing price for what you get though

PhoenixParker

There were 3 bed detacheds in phase 3 which were offered at €375k. I didn't list them because they're a different house type.

Arbie

Our heating has stopped working again for the 3rd time in 4 months. I thought the Joule guy at the meeting said they have someone available out of hours for technical help but the main number just rings out. Does anyone have contact info?

Manion

mandy662 wrote: »

that's quite a big jump in price from phase to phase.. is that for the terraced houses?

there was a house on daft about 3 or 4 weeks ago - 3 bed - i think it said detached although i cant be 100% sure on that and it was 335k, i guess someone had pulled out but it was only up a few hours and it sold!

But from what i was told by the agent, 4 of the 6 3 beds in the next launch are end of terrace so they will probably be more pricey that the terraced ones..

god i wonder how much the 4 beds will go up by! although thought 390-400k was an amazing price for what you get though

Are you aware of the RPPR?

http://www.daft.ie/price-register/dublin/ashtown/royal/?sortby=sold_date-desc

See what your neighbours spent!

Nhol78 wrote: »

No, I went to show houses again 2 weeks back and Sherryfitz said it

Ah good auld SherryFitz. When you're onto them next can you ask where the other 8 square meters of my garden is.

Arbie wrote: »

Our heating has stopped working again for the 3rd time in 4 months. I thought the Joule guy at the meeting said they have someone available out of hours for technical help but the main number just rings out. Does anyone have contact info?

Hi,

The systems I believe were installed by M&F Plumbing and Heating based out of Lurgan.

https://plus.google.com/107137317871975251983


One thing I would suggest is if anyone has a serious problem with their heating system such as leaking Radiators etc they contact an independent outfit for an assessment. We had a major issue which we got them back in to checkout and when they did up their report for the insurance company's agent they absolved themselves of all responsibility in the matter.

fret_wimp2

FTB question.

The bank have given us approval in principal, allowing us to make an offer.
to move it on to a letter of offer stage, they need to do a valuation. They cant do a valuation yet as the house is a building site and has months left before its finished. (Bank is KBC)

I assume the contrator/sherry fitz require confirmation of the loan offer so that creates a catch 22.

This has to be a regular occurrence with new builds, how is it usually dealt with?

cronos

fret_wimp2 wrote: »

FTB question.

The bank have given us approval in principal, allowing us to make an offer.
to move it on to a letter of offer stage, they need to do a valuation. They cant do a valuation yet as the house is a building site and has months left before its finished. (Bank is KBC)

I assume the contrator/sherry fitz require confirmation of the loan offer so that creates a catch 22.

This has to be a regular occurrence with new builds, how is it usually dealt with?

I did the valuation after the Offer Letter stage but it does have to be done before you draw down on the actual morgage. The offer letter is the stage at which you can sign contracts with your solicitor.

fret_wimp2

cronos wrote: »

I did the valuation after the Offer Letter stage but it does have to be done before you draw down on the actual morgage. The offer letter is the stage at which you can sign contracts with your solicitor.

chap in the bank has said valuation has to be done before letter of offer. This cant be the first time the bank has seen this situation

cronos

fret_wimp2 wrote: »

chap in the bank has said valuation has to be done before letter of offer. This cant be the first time the bank has seen this situation

I think a valuer will put a value on a non built property (like mine's finished Feb 1st but got it valued a couple of weeks ago). Now all I have to do is go back to the valuer once it's done and tell them it's done.

However valuations only last a number of months from when they are taken. Usually about 4 months or something. Think about it, the house will have a different value by the time the build is completed, as the market changes. If you did a valuation now but it wasn't ready for 6 months, you would have to value again which costs money.