St Helens, Adamstown

xpletiv

Just got an email after I registered my interest a while ago...

Firstly thank you for your enquiry in relation to Adamstown.

We are delighted to announce the release this new phase development within Adamstown following the success of Alderlie, which is now sold out.

St Helens will be launching on the 1st/2nd July from 2.00pm - 4.00pm. Unfortunately we are awaiting floor plans and some of our other marketing materials but we will have these shortly.

We will have a selection 3 and 4 family houses being released ranging in size from 1,184 Sqft - 1,507 Sqft as part of phase 1. St Helens is nestled within the popular well-established Adamstown development, the newest phase of this pioneering scheme. The houses are ideally located just 550m to Adamstown's state of the art, purpose built train station bringing passengers into the city centre in just 20 minutes.

Please note in order to book a house on the day you will be required to show proof of funds. This can be in the form of a mortgage approval in principle letter. You will also need a €5,000 booking deposit payable by cheque or bank draft to McCann Fitzgerald solicitors.

Prices will be confirmed shortly.

If you have yet to arrange finance I would recommend contacting Stephen Cox whom is an independent mortgage advisor who will be able to help you with your approval. Please find Stephens details below.

Stephen Cox QFA RPA
Financial Advisor
Phone: + 353 1 6532260
Mob: + 353 86 6059882
Email: scox@cmcc.ie

If you have any further queries please do not hesitate to contact me.

Kind Regards,


Darren Clendennen
Negotiator
New Homes

Savills, 33 Molesworth Street, Dublin 2 D02 CP04.
Tel : +353 1 618 1486
Mobile: +353 86 120 1696
Email : Darren.Clendennen@savills.ie
Website : www.savills.ie

Am I wrong in reading that they are asking for money and deposit when there is not even any plans for this?!?

Col_30

xpletiv wrote: »

Just got an email after I registered my interest a while ago...



Am I wrong in reading that they are asking for money and deposit when there is not even any plans for this?!?

Now that's a bit ridiculous. How much are you supposed to get your mortgage approved for? They aren't telling you the prices. And recommending a mortgage broker. It's starting to feel a little 2006 in here :eek:

The_Valeyard

Sounds dodgy to me.

CFC007

There's no plans at the moment but they'll be released before the launch probably on Monday. Nothing dodgy about this the agent is Savills who is involved in nearly every new development at the moment. If you're lucky enough to get in a position to buy a house (yes there will be a queue) only then will you be asked for a refundable deposit and proof of funds.

The_Conductor

The_Valeyard wrote: »

Sounds dodgy to me.

Scarily enough- its actually totally legit..........

PhoenixParker

While I agree the estate agents are being shoddy by announcing dates with no brochure or price list, I'd recommend ignoring the brochure in favour of the planning application anyway.

All the information you need (except price) will be in that and will be far more reliable and accurate then what's in a sales brochure.

xpletiv

The open house was on today; just wondering if anyone went along to it?

Zoz

Hi guys,
Any recommendation about this area (adamstown) , is it a nice place to live ? I can not see any facilities there. This new developement looks nice but my concern is the area.

Kyia76

Zoz wrote: »

Hi guys,
Any recommendation about this area (adamstown) , is it a nice place to live ? I can not see any facilities there. This new developement looks nice but my concern is the area.

Hi Zoz ,i live in Adamstown for the last 8 years(rented house) and is a nice and quiet area and we booked a house back in February when Alderlie 2nd phase was released.About facilities for the moment is Liffey Valley and Super Valu shopping center ,there is Londis as local shop ,but they will build a district center near the train station.

bmwguy

Zoz wrote: »

Hi guys,
Any recommendation about this area (adamstown) , is it a nice place to live ? I can not see any facilities there. This new developement looks nice but my concern is the area.

Yeah it's fine it's part of the greater Lucan area which has everything that anywhere else has. Sports clubs for every conceivable sport, gyms, plenty of supermarkets, parks, shops. Bit of a walk to Lucan village which is not car friendly by the way. Quiet area, I have never seen or heard of crime (obviously there will be some but not much). It's clean and tidy and well looked after.

I don't work for the estate agents or anything I live here!

lau1247

Anyone buying in St.Helens?? Did ye get the contract from builder yet?

Zoz

lau1247 wrote: »

Anyone buying in St.Helens?? Did ye get the contract from builder yet?

We reserved a type 3 house in phase 1 and didnt get any contracts yet

09_09_09

Zoz wrote: »

lau1247 wrote: »

Anyone buying in St.Helens?? Did ye get the contract from builder yet?

We reserved a type 3 house in phase 1 and didnt get any contracts yet

May I know when did you reserve it? We paid booking deposit nearly 3 weeks ago for Type 1 in phase 1 and we are still waiting for the contracts. We were advised the contracts will be issued within 2 weeks.

lau1247

09_09_09 wrote: »

May I know when did you reserve it? We paid booking deposit nearly 3 weeks ago for Type 1 in phase 1 and we are still waiting for the contracts. We were advised the contracts will be issued within 2 weeks.

Yeah same here, 3 weeks has past now at this stage (in the 4th week) and have yet to hear anything from the solicitor.

CFC007

I bought in the sister development Alderlie. Contracts weren't issued until 2 months after.

chazi_27

It's been 8 weeks since I paid my booking deposit!

Zoz

09_09_09 wrote: »

May I know when did you reserve it? We paid booking deposit nearly 3 weeks ago for Type 1 in phase 1 and we are still waiting for the contracts. We were advised the contracts will be issued within 2 weeks.

we paid the deposit on launch date on 1st july and no contracts since then

Zoz

CFC007 wrote: »

I bought in the sister development Alderlie. Contracts weren't issued until 2 months after.

Hi,
How do you evaluate the area of adamstown ? any safety issues ?

Katievjr87

chazi_27 wrote: »

It's been 8 weeks since I paid my booking deposit!

Same for us! Paid a booking deposit on the first day of viewings in july and we still haven't heard anything. We've been in touch with them a few times over other things and no mention either... we're delighted as the sale of our own house Is currently going through but wouldn't want it going on much longer!

Katievjr87

chazi_27 wrote: »

It's been 8 weeks since I paid my booking deposit!

Same for us! Paid a booking deposit on the first day of viewings in july and we still haven't heard anything. We've been in touch with them a few times over other things and no mention either... we're delighted as the sale of our own house was slightly delayed but wouldn't want it going on much longer!

Paulzp

Folks, don't worry about contracts and delays. I'm buying in Alderlie, which is previous "phase" before St.Helens. Our houses should be ready in December 2017/January 2018. So, we got contracts 2+ months after paying deposit, 1+ month took for them to sign it after we sent signed contract to them. They are very slow...but everything is ok. Your delays with contracts won't speed up building process.

chazi_27

Paulzp wrote: »

Folks, don't worry about contracts and delays. I'm buying in Alderlie, which is previous "phase" before St.Helens. Our houses should be ready in December 2017/January 2018. So, we got contracts 2+ months after paying deposit, 1+ month took for them to sign it after we sent signed contract to them. They are very slow...but everything is ok. Your delays with contracts won't speed up building process.

Thanks for the info...that gives peace of mind!

Did you still get the kitchen appliance offer with all the delays?
Is your house on target for completion in Dec/Jan or did that get delayed? I was told Feb/Mar 18

CFC007

Zoz wrote: »

Hi,
How do you evaluate the area of adamstown ? any safety issues ?

Hi, I haven't moved in yet. I don't foresee any issues with the area. Every time I visit it seems very quiet with all the new developments hopefully it will bring more of a community and amenities.

CFC007

chazi_27 wrote: »

Thanks for the info...that gives peace of mind!

Did you still get the kitchen appliance offer with all the delays?
Is your house on target for completion in Dec/Jan or did that get delayed? I was told Feb/Mar 18

The 28 day rule is not strict the estate agent will make it feel like it is to pressure you into signing but take your time and make sure to get your solicitor to ask lots of questions. The 28 days will be extended then due to hold up on the builders solicitor to answer your questions. My house is on time was told Sept/Oct and I'll be snagging very soon.

Paulzp

chazi_27 wrote: »

Thanks for the info...that gives peace of mind!

Did you still get the kitchen appliance offer with all the delays?
Is your house on target for completion in Dec/Jan or did that get delayed? I was told Feb/Mar 18

We signed the contract within 28 days, but my impression it was not that strict.
I didn't get any updates about completion. Our friends in previous Alderlie phase moved in with 1-3 weeks delay. So I would expect for delay up to 1 month

lau1247

Paulzp wrote: »

Folks, don't worry about contracts and delays. I'm buying in Alderlie, which is previous "phase" before St.Helens. Our houses should be ready in December 2017/January 2018. So, we got contracts 2+ months after paying deposit, 1+ month took for them to sign it after we sent signed contract to them. They are very slow...but everything is ok. Your delays with contracts won't speed up building process.

While it won't speed up the building process, I agree with that but I'm more concern about HTB being pulled etc. Much prefer to sign it off and get it over with than facing some unknown.

Paulzp

lau1247 wrote: »

While it won't speed up the building process, I agree with that but I'm more concern about HTB being pulled etc. Much prefer to sign it off and get it over with than facing some unknown.

I believe developers keeping an eye on HTB and also interested in it because it is free money for them.

Kyia76

lau1247 wrote: »

While it won't speed up the building process, I agree with that but I'm more concern about HTB being pulled etc. Much prefer to sign it off and get it over with than facing some unknown.

Even after you signed it off will take a while till the contract is coming back to you to move forward with your application

The_Conductor

Paulzp wrote: »

I believe developers keeping an eye on HTB and also interested in it because it is free money for them.

The latest kite the government are flying on HTB- is changing it into a repayable term loan, on very favourable grounds, for First Time Buyers- and repurposing NAMA to manage what would become a portfolio of state loans for FTBs.

The details are still being discussed- however, its suggested a First Time Buyer could take out a HTB loan on extremely competitive terms (possibly as low as 2%) to a maximum of 50k, for the purpose of purchasing a new build property.

Its thought that if its a repayable loan- as opposed to a grant- that the First Time Buyers would be more motivated to demand 'value for money' from developers- instead of simply handing over a 20k lumpsum for nebulous gains.

lau1247

The_Conductor wrote: »

The latest kite the government are flying on HTB- is changing it into a repayable term loan, on very favourable grounds, for First Time Buyers- and repurposing NAMA to manage what would become a portfolio of state loans for FTBs.

The details are still being discussed- however, its suggested a First Time Buyer could take out a HTB loan on extremely competitive terms (possibly as low as 2%) to a maximum of 50k, for the purpose of purchasing a new build property.

Its thought that if its a repayable loan- as opposed to a grant- that the First Time Buyers would be more motivated to demand 'value for money' from developers- instead of simply handing over a 20k lumpsum for nebulous gains.

how would that help FTB by changing from grant to competitive loan??

The damage of HTB is already in place and it not gonna drop overnight. I can't see the option to demand 'value for money' when there is a shortage of housing. Nevermind the fact this will be another loan which will more than likely mean lending limit from bank reduced??

Every government tinkering seems to make it worse.

Paulzp

lau1247 wrote: »

I can't see the option to demand 'value for money' when there is a shortage of housing

So true!

09_09_09

chazi_27 wrote: »

It's been 8 weeks since I paid my booking deposit!

Zoz wrote: »

we paid the deposit on launch date on 1st july and no contracts since then

Heads up folks, Contracts from vendor's solicitor arrived today. My solicitor is going to review them.

Zoz

Hi guys,
Did you notice that the reported house size is different from the sum of the individuals rooms sizes in the brochure.

For example the reported size for type 3 house is 139 sq m . But if i sum the sizes of bedrooms+livingrooms+kitchen+utility+landing+hall+bathrooms as reported in the brochure . I can see their sum is 125 sqm. So there is 15 sqm difference. Did you notice that ?

09_09_09

Zoz wrote: »

Hi guys,
Did you notice that the reported house size is different from the sum of the individuals rooms sizes in the brochure.

For example the reported size for type 3 house is 139 sq m . But if i sum the sizes of bedrooms+livingrooms+kitchen+utility+landing+hall+bathrooms as reported in the brochure . I can see their sum is 125 sqm. So there is 15 sqm difference. Did you notice that ?

May be back garden?

Zoz

09_09_09 wrote: »

Zoz wrote: »

Hi guys,
Did you notice that the reported house size is different from the sum of the individuals rooms sizes in the brochure.

For example the reported size for type 3 house is 139 sq m . But if i sum the sizes of bedrooms+livingrooms+kitchen+utility+landing+hall+bathrooms as reported in the brochure . I can see their sum is 125 sqm. So there is 15 sqm difference. Did you notice that ?

May be back garden?

I dont think so. The garden size is around 70 sqm.

may be the patio ? but is strange if the patio size is included as part of house size.

lau1247

09_09_09 wrote: »

Heads up folks, Contracts from vendor's solicitor arrived today. My solicitor is going to review them.

Thanks for the heads up.. will need to call my solicitor tomorrow to follow up..

lau1247

Zoz wrote: »

Hi guys,
Did you notice that the reported house size is different from the sum of the individuals rooms sizes in the brochure.

For example the reported size for type 3 house is 139 sq m . But if i sum the sizes of bedrooms+livingrooms+kitchen+utility+landing+hall+bathrooms as reported in the brochure . I can see their sum is 125 sqm. So there is 15 sqm difference. Did you notice that ?

Didn't really notice it until you mentioned it. Although that being said, at the bottom of the page it says the following but the ambiguity is which one is the approximate and which one is the actual

Plans are for illustrative purposes only. Not to scale. Layouts may vary. Measurements are approximate.

Keller Bear

Zoz wrote: »

Hi guys,
Did you notice that the reported house size is different from the sum of the individuals rooms sizes in the brochure.

For example the reported size for type 3 house is 139 sq m . But if i sum the sizes of bedrooms+livingrooms+kitchen+utility+landing+hall+bathrooms as reported in the brochure . I can see their sum is 125 sqm. So there is 15 sqm difference. Did you notice that ?

139sqm is the gross floor area i.e. the area measured inside the finished external wall. this includes the stairs, h/p, stores etc even the stud partitions.

chazi_27

I got my contract today...and I'm totally overwhelmed!

Did anyone from the previous development request clarification/ changes to their contract? Is there anything we should be looking out for? I've been reading the Fourth Schedule for hours and I still can't get my head around it!

lau1247

dang, talked to my solicitor today, still haven't got the contract yet

lau1247

chazi_27 wrote: »

Did anyone from the previous development request clarification/ changes to their contract? Is there anything we should be looking out for? I've been reading the Fourth Schedule for hours and I still can't get my head around it!

Have a look at the Alderlie thread, might find something there.. I'll start going through it myself soon enough.

I myself am particularly interested to find out whether it is possible to change bath to a standing shower in the main bathroom.. don't really mind to if it doesn't cost much as we never really use the bath

chazi_27

Same as that with the bath... the lack of proper shower is a disaster! I was hoping to get a proper copy of plans to show to a plumber to get a rough idea of how big a job it would be to put in a shower but no such luck!

I have been advised though not to completely remove the bath as it could impact future sale of the house...family's with small kids prefer a bath...I'm not convinced though

I'm thinking about putting a different tile on the kitchen too so I'd like them to leave the wall bare instead of putting on the generic tile

lau1247

yeah my parents also mentioned about resale in future. To be honest, I have no plan to sell in the next 7-10 years so wouldn't really affect it for me. I'm not convinced either, especially with all the water conservation going on but mostly because we never use it.

As for kitchen tiles and everything else, I planned to keep it the same. Don't intend to do any work for a few years yet.

chazi_27

I just spent a while going through the Alderlie thread and saw very little info on modifications so I just posted a question to see if any one got any modifications approved...i'll let you know if I hear anything!

09_09_09

chazi_27 wrote: »

I just spent a while going through the Alderlie thread and saw very little info on modifications so I just posted a question to see if any one got any modifications approved...i'll let you know if I hear anything!

I was advised by the estate agent no modifications are allowed.

You do not even get to choose your front/main door colour:o. The only option you will have is to select colour of paint.

My solicitor says she won't furnish me a copy of the contract because document is quite extensive. Is it normal?

She also suggested that I should lodge my application for full loan approval ASAP, but my bank adviser suggested I should lodge the application in the middle of December which will give me 6 months to complete the sale. My AIP will expire in January 2018. Any suggestion what should I do? Thanks.

LP2017

Hi everyone, re: contracts we are concerned that vendor will not accept contracts subject to loan...are your solicitors trying to do anything about it? Many thanks!

Zoz

Hi guys,
is there any progress in the site ? Did they start building ? I last visited one month ago and they didnt start any work yet.

Paulzp

chazi_27 wrote: »

I got my contract today...and I'm totally overwhelmed!

Did anyone from the previous development request clarification/ changes to their contract? Is there anything we should be looking out for? I've been reading the Fourth Schedule for hours and I still can't get my head around it!

I tried to clarify contract, making it more specific (include floor plans or approximate floor area!). I also think the contract is ridiculously vague. But all my questions and proposals were ignored (by my or their solicitor). Their position is: now it is seller market as demand much higher than supply so accept it or other people will gladly accept it
:mad:

Here is document with questions I sent to my solicitor:
https://docs.google.com/document/d/1vfngzd9Qng9Uea45YCFmqtwTLo0XpihkwbPyvr2SPHA/edit?usp=drivesdk

09_09_09

Paulzp wrote: »

I tried to clarify contract, making it more specific (include floor plans or approximate floor area!). I also think the contract is ridiculously vague. But all my questions and proposals were ignored (by my or their solicitor). Their position is: now it is seller market as demand much higher than supply so accept it or other people will gladly accept it
:mad:

Here is document with questions I sent to my solicitor:
https://docs.google.com/document/d/1vfngzd9Qng9Uea45YCFmqtwTLo0XpihkwbPyvr2SPHA/edit?usp=drivesdk

I have gone through your documents and below is my opinion on two things;

1st - I am afraid we cannot have fixed service charge. The annual charge will be based on the budget of that year so you cannot put any kind of cap on it. On top of that, the company will have a separate sinking fund so I am not sure if we will have to pay separate levy for it.

2nd - I do not think the developer will allow us to put floor plans or the exact size of the house in the contracts. Just in case if your house is slightly different in size or shape then this will allow you to sue/hassle them.

Paulzp

09_09_09 wrote: »

I have gone through your documents and below is my opinion on two things;

1st - I am afraid we cannot have fixed service charge. The annual charge will be based on the budget of that year so you cannot put any kind of cap on it. On top of that, the company will have a separate sinking fund so I am not sure if we will have to pay separate levy for it.

Partially agree, but they could specify exact services (waste collection, ...) and approximate prices which could vary. Nothing could stop them (from legal point of view) to set any service charge once houses will be ready.

09_09_09 wrote: »

2nd - I do not think the developer will allow us to put floor plans or the exact size of the house in the contracts. Just in case if your house is slightly different in size or shape then this will allow you to sue/hassle them.

That's the main problem, they could build literally whatever they want (from legal point of view), even 5x5 sq.m. house. I don't think they would change advertised plans a lot, but still, they could legally build a house 10-20-... sq.m. less than advertised.

IMHO the main issue with contracts (not only this developer, but all or most developers in Ireland) that they doesn't contain any specific information, so from legal point of view it is not big difference comparing with signing blank paper.

09_09_09

Paulzp wrote: »

Partially agree, but they could specify exact services (waste collection, ...) and approximate prices which could vary. Nothing could stop them (from legal point of view) to set any service charge once houses will be ready.

I think you are getting confused. The developer will have no say in service charges in the future. The developer will set up a separate legal entity/Company Limited by Guarantee (CLG) and will transfer the responsibility to maintain common areas and waste collection to this CLG. The annual budget will be set by the directors and managing agent of this company which will be based on the annual expenditure. So if the costs go up such as insurance then your service charge will go up accordingly and vice versa. You as an owner will become a member of the company and should receive a copy of the financial statements annually so you can see where the funds/service charges are going. Also, you can try your luck at the AGM to become the Director of the company but, this is thankless and unpaid job.

That's the main problem, they could build literally whatever they want (from legal point of view), even 5x5 sq.m. house. I don't think they would change advertised plans a lot, but still, they could legally build a house 10-20-... sq.m. less than advertised.

IMHO the main issue with contracts (not only this developer, but all or most developers in Ireland) that they doesn't contain any specific information, so from legal point of view it is not big difference comparing with signing blank paper.

Agreed.