New Development Royal Canal Park D15

fret_wimp2 · 23-01-2017 5:07pm

cronos wrote: »

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.

that all makes sense. But does the estate agent/builder require confirmation of mortgage long before the property is built?
I mean, they are not going to build a house on good faith & spend all the money building the house on the chance you will get a mortgage, right.

Bank can only give approval in principal until they can value.
Cant value until build is almost complete.
Is Approval in principal enough for the Builter/Contractor (ballymore) ?

cronos · 23-01-2017 5:11pm

fret_wimp2 wrote: »

that all makes sense. But does the estate agent/builder require confirmation of mortgage long before the property is built?
I mean, they are not going to build a house on good faith & spend all the money building the house on the chance you will get a mortgage, right.

Bank can only give approval in principal until they can value.
Cant value until build is almost complete.
Is Approval in principal enough for the Builter/Contractor (ballymore) ?

No approval in principal is not enough. You need to go to the next stage after which is when you get your "Mortgage Pack" (aka Mortgage Offer). That documentation is sent to your Solicitor. Only then will a good solicitor let you sign the contract. So the way it goes down is you pay 5k booking fee, then you get a solicitor, then you get the morgage offer letter to the solicitor, then solicitor reviews those, then you can sign your contracts. Then a few months go by, then close to the house completion you get a valuation, the house completes, the snag is done and signed off at which point you get keys and sign off on morgage docs.

fret_wimp2 · 23-01-2017 5:22pm

cronos wrote: »

No approval in principal is not enough. You need to go to the next stage after which is when you get your "Mortgage Pack" (aka Mortgage Offer).

thats the issue though, the bank wont go to that stage without a valuation report, which cant be done on a house in construction (or a house purchased from the plans).

cronos · 23-01-2017 5:23pm

fret_wimp2 wrote: »

thats the issue though, the bank wont go to that stage without a valuation report, which cant be done on a house in construction (or a house purchased from the plans).

What bank is this were talking about?

fret_wimp2 · 23-01-2017 5:25pm

cronos wrote: »

What bank is this were talking about?

KBC

cronos · 23-01-2017 5:26pm

fret_wimp2 wrote: »

KBC

I think there is a Ask KBC section on boards.ie I suggest asking there for a second opinion.

http://www.boards.ie/ttforum/1628

PhoenixParker · 23-01-2017 6:09pm

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?

They can do a preliminary valuation. They value off the plans. They then do a second valuation when you're ready to close.

fret_wimp2 · 23-01-2017 7:00pm

PhoenixParker wrote: »

They can do a preliminary valuation. They value off the plans. They then do a second valuation when you're ready to close.

good info, appreciate that. whats the duration of the offer based on the preliminary valuation? if its the standard 6 months, then its still not great as not many houses are built in less than 6 months.

Manion · 23-01-2017 7:19pm

fret_wimp2 wrote: »

good info, appreciate that. whats the duration of the offer based on the preliminary valuation? if its the standard 6 months, then its still not great as not many houses are built in less than 6 months.

That's specific to your bank and your circumstances. TBH, it sounds like whomever you're dealing with in KBC isn't being helpful. We went with them and they outlined everything you've asked about in detail from the time we got approval in principle. We ended up applying 3 times for approval as it expired repeatedly while we waited for the house to complete.

There is a lot if stuff they should be informing you about, and for which you will be relying on them to be in the ball with. If they're dropping the ball on the basics, it doesn't bode well.

Note it took us two weeks to get the mortgage pack.

cronos · 23-01-2017 8:14pm

PhoenixParker wrote: »

They can do a preliminary valuation. They value off the plans. They then do a second valuation when you're ready to close.

Who's doing the preliminary valuation at that stage though? The bank or a valuer that you actually pay?

PhoenixParker · 23-01-2017 8:16pm

For kbc they ask a valuer to do it and the valuer rings you for payment.

fret_wimp2 · 23-01-2017 8:29pm

Manion wrote: »

That's specific to your bank and your circumstances. TBH, it sounds like whomever you're dealing with in KBC isn't being helpful. We went with them and they outlined everything you've asked about in detail from the time we got approval in principle. We ended up applying 3 times for approval as it expired repeatedly while we waited for the house to complete.

There is a lot if stuff they should be informing you about, and for which you will be relying on them to be in the ball with. If they're dropping the ball on the basics, it doesn't bode well.

Note it took us two weeks to get the mortgage pack.

I wouldnt put them down just yet, Im new to this also so probably not asking the right questions. He has since come back and said they can value off the plans but if the letter of offer expires, we will have to reapply. this sounds pretty much like what you had to do also, so all seems ok.

fret_wimp2 · 23-01-2017 9:24pm

for people who have received their home, how far off schedule were the houses? Sherry Fitz said ours is ready in May/June period. How far from accurate have their estimates been in the past?

Manion · 23-01-2017 10:27pm

fret_wimp2 wrote: »

for people who have received their home, how far off schedule were the houses? Sherry Fitz said ours is ready in May/June period. How far from accurate have their estimates been in the past?

About 2 months out I got an exact week from ballymore, it was bang.

cronos · 23-01-2017 10:30pm

fret_wimp2 wrote: »

for people who have received their home, how far off schedule were the houses? Sherry Fitz said ours is ready in May/June period. How far from accurate have their estimates been in the past?

For me 6 months out it was roughly Dec/Jan. At the end of Nov it was Jan 20th. On Jan 1st it was end of Jan. Then 3 days ago formally said to be Feb 1st.

fret_wimp2 · 26-01-2017 9:42am

Has anyone inquired about the standard of inspections on these builds, for things like fire safety compliance, pyrite & the other issues that seem to plague boom time builds?

Its probably just worry for nothing, it but I dont want to end up like priory hall, beacon cubes, longboat quay in 10 years time.

cronos · 26-01-2017 3:49pm

fret_wimp2 wrote: »

Has anyone inquired about the standard of inspections on these builds, for things like fire safety compliance, pyrite & the other issues that seem to plague boom time builds?

Its probably just worry for nothing, it but I dont want to end up like priory hall, beacon cubes, longboat quay in 10 years time.

No but I'd be interested to hear. Let us know

Keithchap · 26-01-2017 5:05pm

cronos wrote: »

maciektok wrote: »

Downstairs is all concrete. You've wooden stairs and floors in all the bedrooms and landing. If you want I'll pm the pics. Also we knocked down the wall between kitchen and living room

Pictures of both would be fantastic, feel free to PM whenever suits. Thank you. I've been toying with the idea of making it open plan downstairs, curious what it would look like. Also curious after you put in all that work sanding and varnishing what the end product looked like.

If you could send them on to me also I would really appreciate it, thanks.

Keithchap · 26-01-2017 5:11pm

maciektok wrote: »

Nhol78 wrote: »

Hi All,I have just put down the deposit to purchase the heron in the new phase and I have some questions.1. Has any one found a good solicitor who does not cost a fortune?

1. We used solicitors, We were more than happy, well worth the money, couple of houses in our phase got delayed because solicitor screwed up, so sometimes it is worth paying the moneyIf you could PM your Solicitor details that would be great Maciektok thanks.

If you could pm your Solicitor name that would be great, thanks.

Nhol78 · 27-01-2017 2:04pm

Is anyone else having problems with the new kitchen supplier? I have called them about 10 times looking for revised plans for the kitchen, They keep on saying that they will share the details but they never follow through...

Manion · 27-01-2017 6:26pm

Nhol78 wrote: »

Is anyone else having problems with the new kitchen supplier? I have called them about 10 times looking for revised plans for the kitchen, They keep on saying that they will share the details but they never follow through...

They were extremely difficult to deal with. Never responding to emails or calls. Never followup up when they promised they would. You'll need to go out to their offices in wicklow if you want something do.

cronos · 27-01-2017 9:13pm

Did anyone buy a Heron expecting the wall between the kitchen and the living room to be present like is the case in the show house? But then instead they left a hole between the living room and kitchen!

Nhol78 · 28-01-2017 7:07pm

I bought one and asked them to remove the wall and to add in sliding doors. Did you actually get one with the wall removed when you didn't ask for it?

cronos · 28-01-2017 7:11pm

Nhol78 wrote: »

I bought one and asked them to remove the wall and to add in sliding doors. Did you actually get one with the wall removed when you didn't ask for it?

I asked for pocket doors in November and was told it wasn't possible as it was too late. They said they could do normal doors but I said I wasn't interested in that.

I think the interpreted that to mean just leave a hole. Haven't been handed the keys yet so perhaps they just plan to close it off before the handover. Not sure how long it actually takes to put up a wall. Could be simple for them.

I popped them an email to ask. I'd have loved pocket doors, but normal doors just don't interest me. So I had expected a full wall as per the showhouse and as per the designs in the contract with my solicitor.

When did you get sliding doors? During snagging?

sdhway · 28-01-2017 7:36pm

cronos wrote: »

I asked for pocket doors in November and was told it wasn't possible as it was too late. They said they could do normal doors but I said I wasn't interested in that.

I think the interpreted that to mean just leave a hole. Haven't been handed the keys yet so perhaps they just plan to close it off before the handover. Not sure how long it actually takes to put up a wall. Could be simple for them.

I popped them an email to ask. I'd have loved pocket doors, but normal doors just don't interest me. So I had expected a full wall as per the showhouse and as per the designs in the contract with my solicitor.

When did you get sliding doors? During snagging?

As far as I understand, cavity sliding doors require the structure of the wall to be amended when being built so there is a cavity for the door to slide into that isn't obstructed by the stud wall.

The cavity doors were very expensive so we are gonna put up our own sliding doors and hopefully make a feature out of them. Might be an option for you if can't get above sorted. I have found Ballymore very good to deal with if you visit them on site. Hope it works out for you.

Separately, Judging by the show house there is no access to the shower or bath pipes. Anywhere I've lived before the panel on shower base can be easily removed to access the pipes in case of blockage. For anyone already moved in, are the panels the same in bathroom as show house?

Nhol78 · 28-01-2017 8:56pm

We are due to get our house around mid March, we asked for the sliding doors about 3 months back and got the price and their agreement in writing.

cronos · 28-01-2017 9:07pm

sdhway wrote: »

As far as I understand, cavity sliding doors require the structure of the wall to be amended when being built so there is a cavity for the door to slide into that isn't obstructed by the stud wall.

The cavity doors were very expensive so we are gonna put up our own sliding doors and hopefully make a feature out of them. Might be an option for you if can't get above sorted. I have found Ballymore very good to deal with if you visit them on site. Hope it works out for you.

Separately, Judging by the show house there is no access to the shower or bath pipes. Anywhere I've lived before the panel on shower base can be easily removed to access the pipes in case of blockage. For anyone already moved in, are the panels the same in bathroom as show house?

Can you please PM me the details of what you're planning? I might like that option indeed.

In fairness to Ballymore I suspect it was a legit mistake and confusion. Just hard to know what do with floors etc...

Can you please also PM me details about flooring, still searching for someone good on that front.

sdhway · 28-01-2017 10:11pm

cronos wrote: »

Can you please PM me the details of what you're planning? I might like that option indeed.

In fairness to Ballymore I suspect it was a legit mistake and confusion. Just hard to know what do with floors etc...

Can you please also PM me details about flooring, still searching for someone good on that front.

Re the door, we are just going to ask ballymore to leave the space open and we will get doors sorted ourselves at later date when find doors we like. Gonna use a Henderson rail that would suit the doors http://www.pchenderson.ie/sliding_door_gear_list.php?config=Straight+Sliding

Re floors, a previous poster recommended sanding and using a whitewash on floorboards upstairs which looks nice and we think worth trying before buying floors. For ground floor we are thinking laminate in living area and LVT in kitchen and hall. These are designed to self fit as easily click together so can save ~€10/y^2 which many will charge or build into total price for fitting. Should ask for skirting not to be fitted if you are doing this as the laminate will require expansion space.

Sorry I dont have anyone to recommend for flooring. Most places you can buy flooring will fit for you. I was told that anything more than €12/y^2 is a rip off. Any suggestions on where to buy good value LVT or laminates would be welcome!

cronos · 28-01-2017 10:19pm

Nhol78 wrote: »

We are due to get our house around mid March, we asked for the sliding doors about 3 months back and got the price and their agreement in writing.

Ya I'm sure if I had asked 6 months in advance I could have got it. However, 3 months out wasn't early enough

cronos · 28-01-2017 10:38pm

sdhway wrote: »

Re the door, we are just going to ask ballymore to leave the space open and we will get doors sorted ourselves at later date when find doors we like. Gonna use a Henderson rail that would suit the doors http://www.pchenderson.ie/sliding_door_gear_list.php?config=Straight+Sliding

Re floors, a previous poster recommended sanding and using a whitewash on floorboards upstairs which looks nice and we think worth trying before buying floors. For ground floor we are thinking laminate in living area and LVT in kitchen and hall. These are designed to self fit as easily click together so can save ~€10/y^2 which many will charge or build into total price for fitting. Should ask for skirting not to be fitted if you are doing this as the laminate will require expansion space.

Sorry I dont have anyone to recommend for flooring. Most places you can buy flooring will fit for you. I was told that anything more than €12/y^2 is a rip off. Any suggestions on where to buy good value LVT or laminates would be welcome!

+1 for info on Laminate

OrdeP · 29-01-2017 3:15am

Did anybody else, that opened a door between the kitchen and living room, had to pay 350 quid extra for the radiators, outside of the initial quote?

Arbie · 29-01-2017 11:03am

OrdeP wrote: »

Did anybody else, that opened a door between the kitchen and living room, had to pay 350 quid extra for the radiators, outside of the initial quote?

No just €600 for the door itself which was invoiced separately by the carpenters McAnarneys a few months after closing.

OrdeP · 29-01-2017 11:21am

How long was it? Was it recently?

Just because I was asked for these 350 euros out of the blue, when I was paying for my rear garden tap. What is annoying me is that they already knew about this extra money and they went ahead without checking if we were OK with it, even when we had a quote for these doors/wall for almost 2 months now.

When we call ballymore, they apologised a thousand times, as they only start charging these extra quid recently. But now I wonder what extra cost will I have until the house is finished.

cronos · 29-01-2017 11:55am

OrdeP wrote: »

How long was it? Was it recently?

Just because I was asked for these 350 euros out of the blue, when I was paying for my rear garden tap. What is annoying me is that they already knew about this extra money and they went ahead without checking if we were OK with it, even when we had a quote for these doors/wall for almost 2 months now.

When we call ballymore, they apologised a thousand times, as they only start charging these extra quid recently. But now I wonder what extra cost will I have until the house is finished.

They have to tell you if they are just starting to charge. I don't think you have to pay for that. Talk to your Solicitor.

amit8feb · 29-01-2017 2:22pm

All, some how forget to ask the builder to include an additional hand shower together with the fixed one (rain shower). House is ready now and the builder is not ready to make any changes, does someone has any recommendation and associated cost. Thanks

fret_wimp2 · 29-01-2017 9:30pm

Question regarding changes.

Our house is scheduled to be ready for May ( so expecting June/July). We just bought one of the last 4 beds left from the previous phase so have a much shorter wait until our house is ready, but im wondering if that means we are too late to make changes.

-Is it too late to request changes based on your experience? (position of tv connections in living room, cat 6 & RJ45 connectors, & shower on a hose rather than the rain shower).

-do you contact the developer directly to make changes?

mandy662 · 29-01-2017 11:48pm

Congrats on house! I was wondering the same about making changes to houses bought quite late in the phase

Just out of curiosity, when are contracts signed after giving over the 5k if house is supposed to be ready in may?

cronos · 29-01-2017 11:51pm

mandy662 wrote: »

Congrats on house! I was wondering the same about making changes to houses bought quite late in the phase

Just out of curiosity, when are contracts signed after giving over the 5k if house is supposed to be ready in may?

I think it's supposed to be 21 days hard to remember now. But in reality, I think it took a little under a month and a half for me.

cronos · 30-01-2017 12:39am

sunshine135 wrote: »

For the houses in RCP I recommend to shop around for electricity provider - you can save up to 20% on the bill, especially if your contract is coming to an end.
I can PM you the contact to the guy who can take you through details.

Please PM me the details.

Nhol78 · 30-01-2017 11:12am

mandy662 wrote: »

Congrats on house! I was wondering the same about making changes to houses bought quite late in the phase

Just out of curiosity, when are contracts signed after giving over the 5k if house is supposed to be ready in may?

Mandy, Fret, Tom in Ballymore is who you should ask about changes he will let you know if you can still do them.
His e-mail is <mod snip: please share contact info via pm>

In relation to Kitchens and the lack of response from the provider, I complained to Ballymore and they got on to them, After that I got what I needed very quickly. I hope this helps other people.

Manion · 30-01-2017 12:25pm

I can confirm that we (Phase 2 Herron) did not have to pay for the archway between the sitting room and Kitchen. However, we were contacted after the fact by Mcinery seeking payment for Doors? After informing them we received no doors they went away. I got the impression they always intended to charge for all these works but due to their own feiclessness didn't manage it.

All the same, if you have a quote from Ballymore to do it for free...

dovetail · 30-01-2017 2:56pm

I'm not up to date with the posts about internet for Royal Canal Avenue. Virgin Media just told me that they are not able to provide service to this address for now. I contacted Eir asking about broadband only rates and they told me that I must first take out phone line rental before they can tell me if they can provide internet to my address. I think this was a bit odd. Has anybody on Royal Canal Avenue had any success with getting connected to a service provider? if yes, which provider? thanks.

Manion · 30-01-2017 6:14pm

dovetail wrote: »

I'm not up to date with the posts about internet for Royal Canal Avenue. Virgin Media just told me that they are not able to provide service to this address for now. I contacted Eir asking about broadband only rates and they told me that I must first take out phone line rental before they can tell me if they can provide internet to my address. I think this was a bit odd. Has anybody on Royal Canal Avenue had any success with getting connected to a service provider? if yes, which provider? thanks.

I'm on Royal canal avenue. It was a mighty saga indeed. The Eircom guys gave completely contradictory information to me. I first had to get a telephone line, then I had to get 8 Meg ADSL, and as soon as that was wired up, they told me I could get 100Meg Fiber (VDSL) Engineer will be out this week. In total we had KN engineers out 5 times.

minkey · 31-01-2017 10:54am

Hi

I contacted Vodafone and they couldn't find details in the system of our house (naturally as its new) so I gave them the neighbours addresses and they could see speeds of 100Mb available so I "think" we should be able to get connected shortly. I think at this point they contact Eir to make the line to my house active. I have booked in to get Vodafone BB and TV. So just a question for anyone already setup.
When the engineer comes out assuming the connection to the front porch is live, where do they connect the modem? Is the connection in the hallway the one that's connected out to the outside porch?
The reason I ask is because I will then want to connect the Modem directly to the cables in the utility room. I have already terminated some of the cables in the utility room with rj45 connector plugs, but I might hold off till the broadband is installed.
But my main question is where the "master phone in" line connection is located in the house generally. Im assuming its not one of the connections in the utility room

Alternatively if we go with Virgin my understanding is everything comes in on the one coaxial cable, so again just wondering how the engineer knows which is the master cable in.. or is this in the hall downstairs

Many Thanks

nordstrom · 31-01-2017 12:49pm

Assuming your place is wired similarly to ours, you put the modem in your utility room. There is one set of wires which runs from the white plastic box outside into the utility room, all the other wires run to living rooms and bedrooms. So having the modem here can service all the other rooms with a wired connection. the engineer will go into the white box outside and connect you up here.

Manion · 31-01-2017 3:49pm

minkey wrote: »

Hi

I contacted Vodafone and they couldn't find details in the system of our house (naturally as its new) so I gave them the neighbours addresses and they could see speeds of 100Mb available so I "think" we should be able to get connected shortly. I think at this point they contact Eir to make the line to my house active. I have booked in to get Vodafone BB and TV. So just a question for anyone already setup.
When the engineer comes out assuming the connection to the front porch is live, where do they connect the modem? Is the connection in the hallway the one that's connected out to the outside porch?
The reason I ask is because I will then want to connect the Modem directly to the cables in the utility room. I have already terminated some of the cables in the utility room with rj45 connector plugs, but I might hold off till the broadband is installed.
But my main question is where the "master phone in" line connection is located in the house generally. Im assuming its not one of the connections in the utility room

Alternatively if we go with Virgin my understanding is everything comes in on the one coaxial cable, so again just wondering how the engineer knows which is the master cable in.. or is this in the hall downstairs

Many Thanks

Unless you tell them other wise the KN Network engineer will install the modem in your hall. He/She will fit a DSL like the one below where there is a blank panel in the hallway. Our electrician was telling us some of the other new houses in RCP had been connected up like this. So, be sure to be there and be sure to tell him to install the slitter in the utility run and make a connection in the hall.

http://www.electrical-contractor.net/Forum/International/R0010796.JPG

Note: Virgin is 100% not an option anywhere in the new part of the development.

Nhol78 · 31-01-2017 6:58pm

nordstrom wrote: »

Assuming your place is wired similarly to ours, you put the modem in your utility room. There is one set of wires which runs from the white plastic box outside into the utility room, all the other wires run to living rooms and bedrooms. So having the modem here can service all the other rooms with a wired connection. the engineer will go into the white box outside and connect you up here.

I have discussed this with the electrician who is wiring the hose, The internet connection from outside terminates in the hall, There is a loop from there into the utility room, You need some one to come in to make that loop active, then you can have your modem in the utility room. I have a person lined up to do this, To make all of the points in the house active and to fit a switch in the utility room to manage all of the connections.

Nhol78 · 31-01-2017 7:02pm

Has anyone had kitchen changes completed by Fitzgerald Kitchens, If so when did you pay for the changes?

They have asked me to pay up front before the work is done and it is snagged, What have other peoples experience been? I don't like paying for work upfront.

nordstrom · 31-01-2017 8:10pm

Nhol78 wrote: »

I have discussed this with the electrician who is wiring the hose, The internet connection from outside terminates in the hall, There is a loop from there into the utility room, You need some one to come in to make that loop active, then you can have your modem in the utility room. I have a person lined up to do this, To make all of the points in the house active and to fit a switch in the utility room to manage all of the connections.

Ours goes straight to the utility room, I opened up the socket in the hall there now and there's 2 wires in there not joined up. It does make sense that it would go through the hall so now I'm confused. Anyway a switch in the utility room will do the trick for you.

Nhol78 · 31-01-2017 8:13pm

nordstrom wrote: »

Nhol78 wrote: »

I have discussed this with the electrician who is wiring the hose, The internet connection from outside terminates in the hall, There is a loop from there into the utility room, You need some one to come in to make that loop active, then you can have your modem in the utility room. I have a person lined up to do this, To make all of the points in the house active and to fit a switch in the utility room to manage all of the connections.

Ours goes straight to the utility room, I opened up the socket in the hall there now and there's 2 wires in there not joined up. It does make sense that it would go through the hall so now I'm confused. Anyway a switch in the utility room will do the trick for you.

If you have not had some one out to put the right connections on then it is probably only wired as a phone line and not for internet / Networking

New Development Royal Canal Park D15

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