Muileann (Kinsealy)- New Development

Pinto123

Has anyone put down a deposit for Phase 1 of the Muileann development in Kinsealy?

Think the houses have nearly all gone in this round and seems are on track for an Autumn move in. Thought they were lovely.

Seems the brochure/floor plans has a few errors and different from the showhouse though?

Would love to know what the area is like?

tobsey

I started a thread about hisnin the Dublin county north forum when construction started. A few people have posted on that.

We live in one of the older estates nearby. We've been here nearly 10 years and really like it. Our eldest is in the gaelscoil and we're really happy with it. The rest of the kids will be following her in years to come. The new educate together school in Holywell has a very good reputation too from what I've heard. You have to go a bit further for secondary schools though.

The swords express from Holywell to town is brilliant. You'll get to O'Connell street from your door in half an hour which is brilliant for how far out it is. Swords pretty much has everything you need as well.

We know of one family who've sold a smaller house in the original drynam hall and have paid a deposit on one of the new four beds. We're looking for a four bed too but we're hoping to get an extra reception room tooo which no new houses seem to have anywhere unless you spend over 700k!

Are you new to the area?

Pinto123

Thanks for that detailed overview, really useful! Appreciate the reply. Ill check the other thread too.

I'm currently living in Portmarnock but Kinsealy seems lovely with a nice community. The houses seem to be making great progress with power even going in this week.

Someone mentioned the 43 bus goes past this area as well?

orionm_73

The 43 bus stops close to the junction of Kettles Lane and Drynam Road.
Have a look at the timetable to decide if it's frequency is good enough for you.
The Swords Express stops in Holywell which has easy access from Muileann via the path/cycle way built a few years ago off Russell's Terrace.
Google Maps has a fairly recent update of the area.

Lazyexcuse

Buyer beware - is anybody buying in Muileann and are you aware these are leasehold properties meaning you never own the land on which you've paid your hard earned cash on a mortgage.

I've done some research on leaseholds and its quite scary whats been going on in the uk. Ground rents introduced at a nominal rate so they are slipped in under the radar and then unbeknowns to the house owner their freehold is sold to an investment fund (vulture fund) and only available to the unsuspecting house owner at extortionate rate of many 10's of thousands.
See link below..

Why is this throwback from colonial days still permitted in Ireland. Why are agents only divulging this information to perspective buyers at contract stage when the emotional bond between the property and buyer is established. Seems like subterfuge to me

Google this new-builds-house-buyers-leasehold-property-trap


Would appreciate peoples views on this particularly if you have reserved a property in Muileann

Mod Note:

Do not cross-post in multiple forums.

I had deleted this post but on reflection that may cause others buying a leasehold property unnecessary concern.

Graham

It would be wise to discuss any potential consequences of a leasehold with your solicitor rather than relying on google searches for examples from a completely different legal jurisdiction.

UK laws do not apply in Ireland even though there may be some similarities.

sweeneed

any more info on this? strongly considering phase 2 in a few weeks and this appears worrying. will have to do some more research! also unsure about potential management fees as we will not own the small garden areas outside the houses.

Graham

Have you asked the agent?

In another thread discussing this development another poster stated they had checked with their solicitor and confirmed the properties are freehold.

Lazyexcuse

sweened, I have a solicitor looking at this currently so will know more in a few weeks but it appears they are freehold with covenants attached to the transfer of the sale of the houses which include both the sold lands and retained lands that the buyers agree to abide by. There is a management fee attached to the estate, estimated at 400e-600e p.a. based on property size, but slightly higher for apartments. I would prefer for the estate to be Local Authority managed but I'm not adverse to an Owners Management Company (OMC) provided costs are controlled and value for money is evident.

Graham

Lazyexcuse wrote: »

I have a solicitor looking at this currently so will know more in a few weeks

That's probably wise given you appear to have been mislead in the past.

Considering your concerns I am surprised you've gone sale agreed in this development to say that your solicitor has the necessary documents to review.

Lazyexcuse

Thanks Graham, The Hill Billy & I thank you for your input, however you should not assume I would go sale agreed until my enquiries are entirely satisfied

dubliner9

Thanks for the info Lazyexcuse. Could you let me know is there any condition on extending the house?We are planning to go for a 4bed and the kitchens appeared to be small. Appreciate your help on this.

Lazyexcuse

dubliner9 - wording is as follows;

Not to alter or decorate the exterior of the sold land otherwise than with the prior consent in writing of the vendor or the OMC (including windows and front door thereof)

Not make any alterations in or to the sold land (to include extensions or attic conversions) without prior approval in writing of the vendor or the OMC of the plans and specifications submitted to the vendor or the OMC for approval and to make those alterations only in accordance with the said plans and specifications when so approved and to obtain at purchasers own expense all licences planning permissions and other things necessary for the lawful carrying out of such alterations and to comply with all regulations applicable generally or to the works undertaken.

Not to carry any alterations or development to the sold land of a structural nature without having first consulted a structural engineer who will take into account the location and design of the house including but not limited to the structural timber used in its initial construction and not to carry out or permit any works to be carried out otherwise than by a building contractor with experience of timber frame structures.

I guess the short answer is yes you can extend, but you must comply with the above. I cant comment on whether it would be difficult to get the written approval for your extension as outlined above.

heritz

The only problem I have seen so far with Muileann is that their solicitors would not accept a "subject to loan" clause in their contracts. Even if you already have a letter of offer, they could take a year to finish the properties, and no bank will give you a letter of offer for 1 year. So you are basically in risk of losing your deposit if they take too long to complete the construction.

Katie1_14

AIB give mortgage approval for 12 months

FIA5T

Does anyone know of the completion date for Phase 1 of the development? Savills had said the end of September, but the builders on site think it will be October some time?

heritz

Savills had initially said between August and November when they launched the first phase in June. They are now estimating October-November, which is still between the initial timeframe. The builders on site have also estimated October, November the latest.

Pinto123

Hoping they can clarify if it October or November soon, especially since Phase 2 launching this weekend and they urging everyone to sign the contracts. Solicitor indicating it will be soon but would be more inclined to believe the builders!
The OMC charge for the 3 beds is around €350 I think- keen to talk to residents down the line on this as obviously it will be a building site for the next year!

sweeneed

is there any breakdown on what the OMC charge includes? landscaping, painting,bins? also, do these charges typically increase over the years? put a deposit down at the weekend but dont have any details yet......

Little123

The list below is a sample of what is included as per the agent.

Public Liability insurance

Directors & Officers insurance

Electricity

General repairs

Electrical repairs

Landscaping

Pest Control

Managing Agents Fees

Audit and Accountancy

Sinking Fund

Communal bins charge (Only units with no rear entrance)

Each year the various jobs would be put out to tender to ensure value for money with charges agreed by directors of the OMC and voted on by the members at the annual meeting.

Each household is required to be a member of the OMC as part if their purchase, with 1 vote per household.

Anyone purchasing in an estate with an OMC should be prepared to attend any meetings and vote to ensure that value is being obtained and to avoid unnecessary charges or increases.

Charges may increase but must be voted on by the members. According to the Multi Unit Development Act , for a proposed increase not to be applied, it must be rejected (dis-approved) by not less than 75% of people in attendance at the meeting who are eligible to vote , further highlighting the importance of participation and attendance by residents. (citizens advice site states increase needs 75% approval but this is incorrect it's only 26% approval or 75% rejection)

As already mentioned by Pinto123, the development will be a building site for a good while so gaining a clear understanding of what up front annual fees for 17/18 will be spent on is also important.

The best OMC's are ones with active and engaged residents, obviously a lack of participation could result in avoidable charges or increases being applied.

My understanding is that the local authority will step in at some point in the future and take on the roads/lights and footpaths with communal areas remaining the responsibility of the OMC , however there is a possibility that this will also be voted on at a later date.

sweeneed

Thanks for the info! I'm all for participation - as you say, it'll keep the OMC doing what it is supposed to do and avoid unnecessary increases. Cheers!

KingInTheNorth

Hey Guys,

I have created a group for all the new Muileann Residents.

Please join the group on facebook for discussions, etc.

https://www.facebook.com/groups/737145683136267/

BDUB13

Hello,

I have contracts signed and sent to the devlopers solicitor but they have not returned them yet to my solicitor is this the same for everyone else in Phase 1 ?

Also does anybody know the square yard measurements for downstairs in the Type C 3 bed, excluding the Utility room and downstairs Toilet. im looking to get floors priced ?

Thanks.

Little123

We are in the same position , pressure was applied 2 weeks ago to get contracts signed and back to the developer, but to date nothing has been recieved back by our solicitor.

I have emailed the agent to enquire as to expected timelines but no word back yet. Also waiting on a snagging date.

Would be interested to know if anyone has progressed to snagging yet.

If you are looking to measure up , you could contact the agent and ask if the property could be opened up for you. They might give you the foremans number to arrange a time. It probably depends on the build stage of the house.

BDUB13

Thanks for the reply

I phoned the estate agent earlier today and they advised my property is now ready for snag so I presume there is a number ready now
I queried why I was not notified and the agent said they are very busy at the moment and don't have the time !

heritz

Same here. Contracts signed about 2 weeks ago. Nothing has been returned yet. No word from their solicitors either.

Little123

Just wondering if anyone has had signed contracts back or completed thier snagging.
Completion is looking quite far away at this point.

Has anyone been given a completion date yet ?

Any specific issue to be aware of on snagging ?

heritz

Also curious on the people who have had their properties snagged this week. Any issues? something we should be aware of or pay extra attention to while having it snagged?

BDUB13

My snag will be carried out on Monday, If any issues arise i will post,
still waiting on my signed contract to be returned. My property is one of the first 20 properties so im hoping it wont be too long now until i move in !!

Little123

Thanks for the replies, glad to hear about snagging next week and that the absence of contracts isn't holding things up. Hopefully ours won't be too far behind.

Good luck for the snagging next week.

BDUB13

Hi
the snag was completed yesterday cost 175 euro I have attached the details below of the snagger I used

<snip>


Nothing major came up here below is an example of one of the rooms to give you an idea of what he spotted

Also Stephanie told me to expect contracts to be returned this week from ardstone

Kitchen
• Door is rattling
• Fridge freezer switch and socket in splash back-seal with grout and tidy up any existing messy finishes around same.
• Socket in splash back is off level
• Check kitchen doors for level and flush fitting
• Touch up wall paint work where blemished
• Settlement crack in floor at patio door
• Rhs patio door glass is scratched
• Patio door /reveal joint is uneven
• Seal gap between splash back and wall cupboard
• Window frame /reveal joint is uneven
• Under sink doors don’t line up
• Top drawer front is chipped
• Door front to rhs of oven is chipped
• Under oven filler panel is chipped
• Cut out stop cock access in under sink panel
• Hole in ceiling at down lighter and at carbon alarm
• Room is dirty

Little123

Thanks for the update BDUB , good to know what to look out for and glad nothing major came up.

Good news about the contracts too , hopefully things will start to move along now.

FIA5T

Hi All,

I was up at the sight yesterday and Phase 1 is looking well. Our solicitor told us that we would be notified to do the snag list 2 weeks before completion of the property. So I am just wondering if those who have done the snag list have any idea of a move in date?

Does anyone know if there are communal bin areas and if so where they will be located?

Little123

Hi,

We are looking to snag next week but still no completion date indicated.

Would be interested to know if anyone has been given a completion date and how far ahead this date is from snagging.

commited

BDUB13 wrote: »

Hi
the snag was completed yesterday cost 175 euro I have attached the details below of the snagger I used

<snip>


Nothing major came up here below is an example of one of the rooms to give you an idea of what he spotted

Also Stephanie told me to expect contracts to be returned this week from ardstone

Kitchen
• Door is rattling
• Fridge freezer switch and socket in splash back-seal with grout and tidy up any existing messy finishes around same.
• Socket in splash back is off level
• Check kitchen doors for level and flush fitting
• Touch up wall paint work where blemished
• Settlement crack in floor at patio door
• Rhs patio door glass is scratched
• Patio door /reveal joint is uneven
• Seal gap between splash back and wall cupboard
• Window frame /reveal joint is uneven
• Under sink doors don’t line up
• Top drawer front is chipped
• Door front to rhs of oven is chipped
• Under oven filler panel is chipped
• Cut out stop cock access in under sink panel
• Hole in ceiling at down lighter and at carbon alarm
• Room is dirty

Did he inspect the attic also?

Little123

Hi,

Just wondering if anyone has been given a completion date and also if anyone has checked out Rubbish collection providers as yet , not sure which operators currently serve Drynam Hall / Russels Terrace.

unseen

My solicitor received yesterday a completion notice from the builder. We bought one of the first 20-30 properties.

Bargy wargy

Considering buying in the next phase at muileann; for anyone who has already bought there- what kind of time frame would we be potentially looking at between initial booking deposit and handover of keys?

sweeneed

Bargy wargy wrote: »

Considering buying in the next phase at muileann; for anyone who has already bought there- what kind of time frame would we be potentially looking at between initial booking deposit and handover of keys?

seems to average 6-9 months. We paid holding deposit in September and now the anticpated completion date is May/June.

Bargy wargy

Thanks for the info; did you find much delays/issues with the contract signing period? Trying to tee up as much as possible before the 3rd phase launch

sweeneed

Bargy wargy wrote: »

Thanks for the info; did you find much delays/issues with the contract signing period? Trying to tee up as much as possible before the 3rd phase launch

yeah that part was a lot slower than expected. Didnt sign until late December. Others seemed to be mainly in November. Theres a lot of info on the facebook muileann residents group page!

Bargy wargy

Thanks for that; the EA was under the impression it was a max of 3 weeks to exchange- I thought it a bit optimistic

seb102

Does anyone know if there are plans to improve the access road to the development? In the promotional pictures you can see a footpath and bike lane next to the entrance on Kettles Ln (I'm guessing the bike lane would join the one on the R125 towards Swords).

tobsey

Do you mean the cycle lane on the left of this pic?



I don't think that will be built. There was a request for additional information from the planning office on the original application in 2010 which asked for further detail on this. The builder at the time replied with documentation to outline the current bike lane that runs from the back of Russel Terrace/Drynam Avenue and goes up along side the motorway onramp to the R125. I think as a result of this the cycle lane will end on the Feltrim road side of the entrance and not continue beyond in any real capacity. I think the intention is that people come off the bike lane at the entrance and then just cycle through the estate up as far as the onramp and continue onto the bike lane from there.

FionaGibson

Hi Everybody,

We are considering these house's and wondering do you guys know about visitor parking
Where do they park if you have visitors this is one of our concerns.

Also i have heard that it is a 100year term leasehold land can anyone confirm if their solicitor looked into this for them?

Also maintence fees for the 4 bed end of terrace anyone know how much this is is coming in at?

heritz

FionaGibson wrote: »

Hi Everybody,

We are considering these house's and wondering do you guys know about visitor parking
Where do they park if you have visitors this is one of our concerns.

Also i have heard that it is a 100year term leasehold land can anyone confirm if their solicitor looked into this for them?

Also maintence fees for the 4 bed end of terrace anyone know how much this is is coming in at?

There is no visitor parking planned at the moment as far as I can see in the plans, but yes, you will find this is an issue with most of the new builds.

As for the lease hold, no, this is false. There is no lease hold on the land. The contracts clearly state its a freehold on all the land allocated to your house. So there is nothing to worry about in that regard.

R777B

Have they confirmed any prices for phase 3 yet?

hanaimai

I was up at Muileann today for the Phase 3 launch and I'm just wondering if anyone can remember what the prices were in previous phases? At present the 3 beds are starting at 330 and the 4 beds at 385 but I'm curious how much the prices have increased.

alwald

hanaimai wrote:

I was up at Muileann today for the Phase 3 launch and I'm just wondering if anyone can remember what the prices were in previous phases? At present the 3 beds are starting at 330 and the 4 beds at 385 but I'm curious how much the prices have increased.

Was there a big queue/demand for these houses?

hanaimai

alwald wrote: »

hanaimai wrote:

I was up at Muileann today for the Phase 3 launch and I'm just wondering if anyone can remember what the prices were in previous phases? At present the 3 beds are starting at 330 and the 4 beds at 385 but I'm curious how much the prices have increased.

Was there a big queue/demand for these houses?

Got there at 11 on the dot and there was quite a few people milling around, but I didn't see a queue. It looked like some people were finished already though so I'm not sure if they opened earlier than advertised or something? We went into the sales office around 11.20 and I think more than half the houses were sold already.

EDIT: Sorry, should specify I didn't see a queue out the door. There may well have been a queue in the sales office but there wasn't at 11.20 anyway, just busy.

tobsey

hanaimai wrote: »

I was up at Muileann today for the Phase 3 launch and I'm just wondering if anyone can remember what the prices were in previous phases? At present the 3 beds are starting at 330 and the 4 beds at 385 but I'm curious how much the prices have increased.

I don’t think they prices have changed too much. All the earlier sales are on the property price register. Make sure you add 13.5% VAT on to the prices on the register to get the price paid