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It's generally much cheaper to build your own house than it is to buy
one pre-built. The average cost of a self-build home is approximately ?150,000.
The return on investment can be much greater too ? as soon as it's built
you can expect an increase in value of 25-30% on what you paid to built it.
One of the major hurdles to overcome when considering a self-build
project is obtaining the necessary finance. Some people opt to release
equity from their existing mortgage, although this may not raise enough
to fund the entire project ? it depends on the value of the property
against the current mortgage on it.
If this isn't a feasible option, another possibility is to take out a
second mortgage. Many lenders offer specially tailored self-build
mortgage products. If you go down this route, you'll need to decide
what to do with your existing property. Work out whether you can afford
to have two mortgages on the go during the build, to enable you to live
in your current house until the new one is ready ? or indeed whether
there are any mortgage providers prepared to lend you a second
mortgage. This can be a convenient way to finance the project, as it
means you only have one house move, and mortgage repayments are often
cheaper than renting.
If you can't afford two mortgages, the other options are to sell your
current house and move into rented accommodation, stay with family or
friends or even buy a mobile home or caravan to live on the building
site. The latter may not be a suitable arrangement if you have a young
family.
Self-build mortgages tend to have similar terms and conditions to conventional mortgages.
You could have either repayment or interest only, and the interest
rates available (fixed, capped, variable, etc) tend to be the same. The
two main differences between self-build mortgages and conventional
mortgages are that the maximum loan-to-value that will be provided is
normally no more than 75% for self-build, as opposed to up to 95% or
even 100% for a conventional domestic mortgage, and the funds are
released in stages instead of all at once.
The way in which the funds are released depends on the provider. It's
normally at key stages of the construction for example the laying of
the foundations, when the building is wind and watertight, when the
roof is complete, but some lenders release the funds upon completion of
the stage, and others in advance. The issue with the former, arrears
stage payments, is that the money is not available to fund the
construction in advance, so it can cause cash flow problems. Some
lenders offer advance stage payments, though, which makes it much
easier to keep the cash flowing as the project progresses. Whichever
way the lender operates, they will almost certainly want to send a
surveyor or valuer to check on the progress of the build before they
release each payment.
Sometimes up to a third of the cost of a self-build property is the
purchase of the land. There isn't much spare land in the UK so prices
are at a premium, particularly in popular built-up areas. Some lenders
will be prepared to lend for land purchase, others won't, or will
provide it as a separate loan, so be sure to check this out when doing
your research.
Most lenders will want to see the architect's drawings and planning
permission before agreeing to lend you any money, as well as a schedule
of works ? some lenders will put a time limit on the build, often one
year.
As well as being a cheaper way to buy a house, self-build has other financial advantages.
The cost of building a new home is zero-rated for VAT purposes. You also
won't be subject to capital gains tax on the capital you make from
selling the property, and there's tax relief for financing the new
build while remaining in the existing home. Many self-build projects
are also exempt from stamp duty as this applies only to the purchase of
the land ? unless the land price is over ?60,000.
If you're able to arrange funding to build your own home and are
confident that you have the management skills to keep on top of the
building work as it progresses, then self-build could be the ideal way
for you to get the home of your dreams without it costing an arm and a
leg.
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