St Helens, Adamstown

PhoenixParker · 25-09-2017 2:40pm

What's binding the developer to build the advertised property is the planning permission. That's your reassurance that you're getting what you've agreed to.

It's far from perfect but it's something.

Check the planning permission for the details and then ask your solicitor about including something relating to planning permission in your specs.

lau1247 · 25-09-2017 10:44pm

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 got this a few weeks ago when i requested it.

Service Charge and Management Company

Savills has been appointed to act on behalf of the Management Company for St Helens Adamstown,
Co Dublin. As agents, we will be looking after the maintenance of the external common areas on
behalf of each home owner in the development. Our role will include the provision of a number of
services, including;
• Public liability insurance
• Landscaping
• Refuse collection
• Street lighting
• Drainage
• Health and Safety
We have drafted a budget to give prospective purchasers an indication of the service charges that
they will be responsible for each year. The average charge as per the estimated budget is as follows;

House Type | Size | Estimated Ave Charge P/A
House Type 1a/1b | 110m2 | €575
House Type 2 | 119m2 | €605
House Type 3 | 139m2 | €670
House Type 4 | 139m2 | €670
House Type 5 | 132m2 | €650

chazi_27 · 25-09-2017 11:29pm

Hi,
I got a reply from the Alderlie forum. The developer wouldn't allow ANY modifications! They wouldn't even leave the skirting board off to allow floors to be put down!
I'm meting my solicitor in the morning to discuss the contract as I feel it is very vague and I'm missing a load "clauses" that are referred to, but not available to read.

Also, building has begun on the site...I was down at the show house on Saturday with my measuring tape taking dimensions as they haven't provided any with the contracts and I could see out the window that there are a few layers of bricks laid. The first part that was released of Phase 1 is due to be completed by April unless winter holds things up!

Evj · 26-09-2017 5:32pm

Delighted to have found this forum, hopefully we can all help each out with queries and get a nice neighbourhood feel to the place before we all move in!

I'm just wondering what completion dates people have been given? We booked in July during Phase 1 and were told June-July 2018. We went back down to the show homes at the weekend and we were told March-April for Phase 1 but to check with the main agent in Savills via email (which I've done but haven't had a response yet). I know they are all approx and most likely we could be looking at delays but March-April would be so much more preferable! We're on St Helen's Chase...if there are others on our road I'd be really interested to hear what you've been told. Also looks like our contract hasn't gone out yet, waiting to hear back from solicitor.

Cheers all!

chazi_27 · 26-09-2017 9:30pm

I booked Phase 1 in July too and was told Feb/Mar for St Helens Drive. I was down there at the weekend and was told that the whole of Phase 1 should be completed by April provided the winter doesn't cause any delays, and that I should be on track for Feb/Mar

09_09_09 · 26-09-2017 10:09pm

chazi_27 wrote: »

I booked Phase 1 in July too and was told Feb/Mar for St Helens Drive. I was down there at the weekend and was told that the whole of Phase 1 should be completed by April provided the winter doesn't cause any delays, and that I should be on track for Feb/Mar

I also booked in St Helens Drive in Phase 1 so hopefully we will be neighbours

. Martina from Leahy told me the houses will be ready in second quarter of next year so not really sure about the completion date.

lau1247 · 26-09-2017 10:31pm

Evj wrote: »

Delighted to have found this forum, hopefully we can all help each out with queries and get a nice neighbourhood feel to the place before we all move in!

I'm just wondering what completion dates people have been given? We booked in July during Phase 1 and were told June-July 2018. We went back down to the show homes at the weekend and we were told March-April for Phase 1 but to check with the main agent in Savills via email (which I've done but haven't had a response yet). I know they are all approx and most likely we could be looking at delays but March-April would be so much more preferable! We're on St Helen's Chase...if there are others on our road I'd be really interested to hear what you've been told. Also looks like our contract hasn't gone out yet, waiting to hear back from solicitor.

Cheers all!

Hi EVJ, I'm on St.Helens Chase too (might even be next door neighbour

). I booked in mid August and I was told at the time the schedule is around March/April.

Yeah so far I have no news on contract yet either. Judging by the pattern, only buyer of St.Helens Drive got the contract so far

Evj · 27-09-2017 7:46pm

Just an update on completion dates... there definitely seems to be a lot of dates being thrown about by the estate agents! After being told last weekend that March-April was the expected completion date for ALL of Phase 1 (which others on this thread seem to have been told too) I received a reply from someone else in savills today stating that our completion would be July for us.

Seems strange that they can't all get on the same page about this! I can understand that some roads will be completed before others but there is a big difference between all houses being completed by Spring and then told that it's actually July. Others on our road have been told different (earlier) dates. He said that foundations have gone in on some houses so we'll really see them flying up over the next few months.

09_09_09 · 29-09-2017 10:28am

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

Finally got the cover letter from Vendor's solicitor. Unfortunately, it clearly states they won't accept any alterations and amendments to the contracts. It makes our deposit insecure :mad:.

They have provided provisional BER Certificate so we are okay with it.

linhdang · 29-09-2017 2:35pm

Me too, I haven't see the contract yet. I'm on St Helens chase

DaveyDave · 29-09-2017 11:02pm

Hi all, just a question about these new developments. Sorry if this was already discussed earlier in the thread.

Is there really queues for these houses? I remember hearing about how very few of the new houses at the train station went to new buyers earlier in the year. It doesn't look like any new houses have been built since as there's not that many. I believe it's Alderlie? I know they got rid of the prefab school there for a showroom car park and I haven't seen much since, although it looks like they're building at the train station beside the secondary school now?

I see it looks like they're building at the junction of where you go into the SuperValu side of Adamstown. I used to live in the The Paddocks apartments next to a construction site, are they building there at all or just beside the junction? If I remember correctly beside the Paddocks was a pretty sizeable plot.

There's also some nice looking new houses at Tullyhall, starting from €310k. Some already with people living in and a few more being built.

I've lived in Lucan for 10 years and I'm saving for a mortgage. I'm guessing the chances of getting one of these houses in 2 years is slim? There seems to be so many being built now, are we still on track for having a crisis? Surely not? I'd like to think after working my ass off all these years I'll be able to actually buy one and that they aren't all going to landlords and housing lists. Do people still need to queue outside an estate agent to jump on these?

lau1247 · 03-10-2017 2:06pm

linhdang wrote: »

Me too, I haven't see the contract yet. I'm on St Helens chase

My solicitor confirmed receiving the contract last week. Yours should have it also. Best to check with your solicitor to confirm.

lau1247 · 03-10-2017 2:19pm

DaveyDave wrote: »

Hi all, just a question about these new developments. Sorry if this was already discussed earlier in the thread.

Is there really queues for these houses? I remember hearing about how very few of the new houses at the train station went to new buyers earlier in the year. It doesn't look like any new houses have been built since as there's not that many. I believe it's Alderlie? I know they got rid of the prefab school there for a showroom car park and I haven't seen much since, although it looks like they're building at the train station beside the secondary school now?

Yes there was a queue about 2-3 weeks ago when I brought my parent along to have a look at showhouse of phase II of St.Helens even though I have already book Phase I (because my parent haven't seen it at the time). Though I have to say the queue is not as long as I had anticipated. Not sure about school side of the development so cannot answer on that front.

Evj · 03-10-2017 6:59pm

Hi all,

To those of you who have received contracts, have any of you signed yet? Or, for those who went back to the builders solicitors with queries, were they answered quickly?

Our contract came in two weeks ago while our solicitor was on holidays so it is only being actioned now and we are only receiving copies today. Our solicitor has gone back with a few "standard queries" but he doesn't think there will be much of a delay in response so he is telling us we will need to sign by the end of next week to receive the kitchen appliances.

7samurai · 03-10-2017 8:05pm

I am in the market for a 3 bed house at the min and actually live in Adamstown for the last 8 years. The queues for phase 2 of St Helens where nearly all for the 3 bed terraced houses at 290000 which was i felt was pretty good value . I heard they where all gone that Sat . End of terrace 3 bed at 340000 and another 3 bed over 3 floors where still available 2 weeks later and might even still be available . Somerton havent got any showhouses at all yet but they sold very well from plans . Good location I think. Very little details from except floor plans on the day and mock kitchen and bathroom. Very few 3 bed semi on this phase and where at 340000 .They had to open early on the sat due to a massive queue and these 3 beds where all sold before the official opening time that day . Not sure how well the rest of the development sold . Shackleton park looks like it is nice as well but not sure about location

09_09_09 · 04-10-2017 10:39am

Evj wrote: »

Hi all,

To those of you who have received contracts, have any of you signed yet? Or, for those who went back to the builders solicitors with queries, were they answered quickly?

Our contract came in two weeks ago while our solicitor was on holidays so it is only being actioned now and we are only receiving copies today. Our solicitor has gone back with a few "standard queries" but he doesn't think there will be much of a delay in response so he is telling us we will need to sign by the end of next week to receive the kitchen appliances.

We have not signed the Contracts yet. My solicitor is currently reviewing them and if everything is grand then hopefully, I will sign and pay the deposit next week. Our deadline is 17th October.

lau1247 · 07-10-2017 9:22pm

Going through the contract documents currently (A lot of reading kinda make me sleepy

), other than the general queries made by my solicitor.

One that I thought of was the annual management fees, it stated that the estimates need to be paid on closing date. As these are normally per annum basis, did anyone query whether that will be per pro rata basis (Assuming the per annum date start on January of every year due to not everyone will get their gaff on the same date/month)

If there are any that you raised, can you please feel free to share in case I miss anything.

lau1247 · 07-10-2017 9:35pm

Not sure if this is the norm but here goes anyway, in the Plan and Spec document for Upper Floor. Is it correct that there is no mentioned of insulation? In the brochure, it says "All of our houses are constructed with superior levels of insulation and they are carefully designed and detailed to reduce heat loss through floors, walls and roofs". Currently the Plan and Spec state "Prefabricated timber joists with plywood sheeting to deck" only for Upper Floor whereas the external front and rear wall and roof all have insulation specifically specified.

Maybe I'm overthinking this.

lau1247 · 07-10-2017 9:59pm

Another one to see if whether anyone clarified with vendor or not with respect to size.

In "Contract for Sale" there is a clause "The purchase buys with knowledge that the subject property is sold subject to the right of the vendor to exclude portion of the subject property or vary the retained lands (as defined in the specimen transfer) in the event that any ESB substation site is to be located thereon. The purchaser shall be notified as soon as reasonably possible in the event that the subject property is so affected"

It is not much of an issue if it is a tiny one like this

minipillar-3

But it make a huge difference if it is one of these (or larger)

_0003_mv-substation

Evj · 07-10-2017 10:01pm

lau1247 wrote: »

Going through the contract documents currently (A lot of reading kinda make me sleepy ), other than the general queries made by my solicitor.

One that I thought of was the annual management fees, it stated that the estimates need to be paid on closing date. As these are normally per annum basis, did anyone query whether that will be per pro rata basis (Assuming the per annum date start on January of every year due to not everyone will get their gaff on the same date/month)

If there are any that you raised, can you please feel free to share in case I miss anything.

Yes, we queried this during the week. We were told that for the first set of management fees we will need to pay for 12 months. I think then in the second year it is pro rata and then the 3rd year will should fall Jan-Dec.

lau1247 · 08-10-2017 10:21pm

After reading through the contract, there are a few ridiculous clauses (or at least in my mind it is)

For anyone that has signed the contract, what do you think or what did you do?

Example:

Alarm: Not affix or maintain an alarm system in the sold land which causes or is liable to cause unreasonable disturbances to the occupiers of the other houses in the estate.

Isn't the whole point of alarm is to create disturbances in the event of need??

Not to hang clothes: Not hang nor permit to be hung or exposed any clothes or other articles from any part of the sold land or to be visible from the retained land

Is this the norm? Kinda defeat the whole purpose of having one's own private backyard :mad:

09_09_09 · 26-10-2017 1:29pm

We have paid the deposit and signed the Contracts now. Please make sure you get the mortgage refusal clauses inserted in your Contracts. They say the Contracts are unconditional but, they can amend them in my experience.

Both Savills and Leahy have told me Phase 1 houses should be ready in Mar-Apr 2018. I think it will be a good idea if someone can setup a Facebook page similar to Alderlie one. Any volunteer(s)?

lau1247 · 26-10-2017 10:58pm

09_09_09 wrote: »

We have paid the deposit and signed the Contracts now. Please make sure you get the mortgage refusal clauses inserted in your Contracts. They say the Contracts are unconditional but, they can amend them in my experience.

Both Savills and Leahy have told me Phase 1 houses should be ready in Mar-Apr 2018. I think it will be a good idea if someone can setup a Facebook page similar to Alderlie one. Any volunteer(s)?

did you miss your 28 days return date?

Also, there is a resident Alderlie facebook page?

09_09_09 · 27-10-2017 6:33am

lau1247 wrote: »

did you miss your 28 days return date?

Also, there is a resident Alderlie facebook page?

Deadline can be extended if you have genuine queries. Our original return date was 17th October and then we raised some queries and it was extended to 26th October.

https://www.facebook.com/groups/1918991175047345/

That's the page.

Gvj1004 · 27-10-2017 8:51pm

I think having our own St Helen's Facebook page makes sense, surely we will have different issues than what's going on in Alderlie. If no one else is interested then I can setup the Facebook page...

papibabone · 28-10-2017 10:13pm

St. Helens Adamstown Residents
(facebook)

lau1247 · 31-10-2017 12:24am

papibabone wrote: »

St. Helens Adamstown Residents
(facebook)

Nice one, are you the admin?

MSVforever · 08-02-2018 10:40pm

Hi Guys,

The next launch seems to be going ahead on the last weekend in February.

Were there any overnight queues prior to the last launch or were people starting to queue in the morning?

Furthermore does the developer accept the help-to-buy scheme as part of the deposit e.g. house price is €290k, deposit is 10% - made up of €14.5k savings and €14.5k tax rebate?

Do you have to organise a bank draft/ check for the booking deposit before the launch date in order to secure a house?

Do you have to have a solicitor in place before you transfer the booking deposit?

Thanks,
Dan

Zoz · 08-02-2018 11:04pm

MSVforever wrote: »

Hi Guys,

The next launch seems to be going ahead on the last weekend in February.

Were there any overnight queues prior to the last launch or were people starting to queue in the morning?

Furthermore does the developer accept the help-to-buy scheme as part of the deposit e.g. house price is €290k, deposit is 10% - made up of €14.5k savings and €14.5k tax rebate?

Do you have to organise a bank draft/ check for the booking deposit before the launch date in order to secure a house?

Do you have to have a solicitor in place before you transfer the booking deposit?

Thanks,
Dan

Hi Dan,
I went to the first launch in July, i went like 7am in the morning. There was like 10 people before me overnight. So if you really want to catch a specific house , you need to go early like 5am.

Yes the developer accept the help to buy

Yes you need to organize a bank draft of 5000 Euro. They normally send an email before launch with the required deposit value

You give them the bank draft in the day of launch and they will send you receipt by email

MSVforever · 09-02-2018 7:22am

Zoz wrote: »

MSVforever wrote: »

Hi Guys,

The next launch seems to be going ahead on the last weekend in February.

Were there any overnight queues prior to the last launch or were people starting to queue in the morning?

Furthermore does the developer accept the help-to-buy scheme as part of the deposit e.g. house price is €290k, deposit is 10% - made up of €14.5k savings and €14.5k tax rebate?

Do you have to organise a bank draft/ check for the booking deposit before the launch date in order to secure a house?

Do you have to have a solicitor in place before you transfer the booking deposit?

Thanks,
Dan

Hi Dan,
I went to the first launch in July, i went like 7am in the morning. There was like 10 people before me overnight. So if you really want to catch a specific house , you need to go early like 5am.

Yes the developer accept the help to buy

Yes you need to organize a bank draft of 5000 Euro. They normally send an email before launch with the required deposit value

You give them the bank draft in the day of launch and they will send you receipt by email

Thanks a lot Zoz.

What were the prices in July? What type of house did you buy?

Cheers,
Dan

sheriff2 · 10-02-2018 10:43am

Just noticed, the houses have been listed on Daft and my home as starting at €290k, now as soon as they release the dates the starting price has moved to €295k.

Seems like a pretty scummy move, generate as much interest as possible then up the prices when you have people roped in!

lau1247 · 10-02-2018 12:28pm

sheriff2 wrote: »

Just noticed, the houses have been listed on Daft and my home as starting at €290k, now as soon as they release the dates the starting price has moved to €295k.

Seems like a pretty scummy move, generate as much interest as possible then up the prices when you have people roped in!

I'm not defending them but I think that is the left over ad from the previous phase.

If memory serves me correct, the first phase was 285, second 290 and third (next) 295.

From what i can see the ad on daft is now updated.

MSVforever · 10-02-2018 9:18pm

Cheers.
It's a nuisance that they have increased the prices again however it's still good value for money imo.
As far as I can see they have only increased the price for the 3 bed mid terrace house. Must be the most popular one as there are not many new builds under €300k in Co. Dublin.

I guess there will be an overnight queue..... (

sheriff2 · 11-02-2018 11:41am

I cant find info on what phase we actually have our name down for, I presumed phase 2 but seems to be phase 3 reading these comments. Also has anyone seen the houses, the ones in the brochure and the online advertisements are Alderlie (Red Brick), St. Helens look to be a yellow brick.

Apologies for questions, but do people queue up willing to spend €300k plus and not know exactly what they are getting?

MSVforever · 11-02-2018 3:28pm

I am not entirely sure about the different phases but looking at their site map it appears that there was a phase 1 and 1A. Going by this logic there should be a phase 2 and 2A......
Savills should definitely be clearer on this.

I have visited the Alderlie and previous phase St. Helens show houses and thought they were solid.

In hindsight we should have bought in 2016/2017 but weren't too sure about living in Adamstown. A reality check was helpful so we know now where we stand i.e. can't afford a 3 bedroom house in a decent enough area closer to town.

In fairness Adamstown has everything for a family and is handy with the train station.
The houses for 290k will definitely be snapped up on the 24th February.

sheriff2 · 21-02-2018 2:51pm

So the type 1 house have now increased to €297,500.

As per my previous post, I registered when they were listed on Daft at 290k, then the release date was announced the price changed to 295k, then 3 days before the opening price increased again.

Does no one else think this is disgraceful, the builder obviously has alot of interest on the Type 1 at 290k. Are they entitled to do this, is it not false advertising.

MSVforever · 21-02-2018 5:37pm

sheriff2 wrote: »

So the type 1 house have now increased to €297,500.

As per my previous post, I registered when they were listed on Daft at 290k, then the release date was announced the price changed to 295k, then 3 days before the opening price increased again.

Does no one else think this is disgraceful, the builder obviously has alot of interest on the Type 1 at 290k. Are they entitled to do this, is it not false advertising.

I have to say I'm extremely pi $$ed off by this tactic. EA never mentioned anything re the 2nd increase. I'm still interested but if my budget was higher then I would look somewhere else now (just out of principle and would go on social media as well).
I personally think it's false advertisement and unethical.

climber59 · 24-02-2018 5:03pm

Did anyone go to the launch today? Saw a few people parked there last night when I passed.

sheriff2 · 26-02-2018 10:08am

Yep, managed to secure one! delighted..

Ujeli · 26-02-2018 12:28pm

To everyone who paid the booking deposit on 24/25 Feb, what dates are your given for completion? I have been reading/hearing all different dates even for the same phase houses.

mannu_cse · 26-02-2018 2:07pm

I booked on 24th, was told July/Aug completion date.
Not sure how much variations is possible.. maybe existing owners can tell this.

Ujeli · 26-02-2018 2:19pm

I booked in 24th Feb too and I was told June/July. My guess is by the time everything done up and finished, it would be September.

mannu_cse · 26-02-2018 4:37pm

Ujeli wrote: »

I booked in 24th Feb too and I was told June/July. My guess is by the time everything done up and finished, it would be September.

Hope they don't slip further :-)

sheriff2 · 26-02-2018 5:29pm

We booked on the 24th, I was told September / October. My wife heard July!!

09_09_09 · 26-02-2018 6:24pm

We bought in Phase 1 (last August) and initially we were told the houses will be ready in April-May and now the latest update is suggesting the houses will be ready in Jul-Aug due to overhead electricity cable issue so lets see.

MSVforever · 27-02-2018 10:00pm

We secured one on the 24th as well. Was told completion date is September.

HeadHunting · 01-08-2018 4:21pm

Hi Guys,

Does anyone know when will the next phase be released?

Thanks.

09_09_09 · 07-08-2018 10:40am

HeadHunting wrote: »

Hi Guys,

Does anyone know when will the next phase be released?

Thanks.

As far as I know they have submitted planning documents for the next phase, but they have not been approved yet.

I think the developer is not in any kind of rush anyway because they are slower than snail with everything related to this development.

HeadHunting · 08-08-2018 9:48am

09_09_09 wrote: »

As far as I know they have submitted planning documents for the next phase, but they have not been approved yet.

I think the developer is not in any kind of rush anyway because they are slower than snail with everything related to this development.

Thanks for your info!. We missed the phase 2, hopefully the price won't raise too much.

09_09_09 · 09-08-2018 7:24pm

HeadHunting wrote: »

Thanks for your info!. We missed the phase 2, hopefully the price won't raise too much.

If I remember correctly they used sneaky tactic last time.

Per the brochure/pamphlet, the base price was set at €295k for 3 bed, but they changed it to €297,500 at the last minute.

I reckon the next phase will achieve €310k base price, because both Shckelton and Somerton are going a lot higher than that at the moment.

St Helens, Adamstown

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