New owner of Stratford at Monroe - comments (Williamstown: for sale, power lines)

[newhomert]

Originally Posted by ilikemonroe

10 months would be great. For us it took a complete 14 and 1 half month from when we signed the contract i.e. 14.5 months + few days. Also talking with neighbors most had their homes closed about 2 months late than promised on the contract. There were few exceptions I heard whose homes were completed before time but those guys didn't want to close earlier than contract date!!
So people who wants quicker, their homes are delayed. And the builder completed those homes quicker who don't want the homes quicker.

Can anything be done legally to deal with the builder if he does not complete on time? We are looking into the Wood model and all these posts are fairly scary to us. Also understand about safety concerns during construction but I would want to visit the inside of my house as frequently as I can, so some of the experiences shared here are also scary. Do they really have a right to stop you from going inside the building? We were also told by the lady in the sales office, Ivy, that we do not get to meet the builder, we just work with the sub contractors thru her on behalf of the builder. That seems pretty weird.

Any insight would be appreciated.

[Jillian Mason]

I must've posted in the wrong thread. My comments regarding 1/2 acre lots, park, and YMCA are all for Freehold Pointe, not Stratford at Monroe. Sorry about that! The YMCA in Freehold is on East Freehold Road.

[anonymousnowhere]

Originally Posted by newhomert

Can anything be done legally to deal with the builder if he does not complete on time? We are looking into the Wood model and all these posts are fairly scary to us. Also understand about safety concerns during construction but I would want to visit the inside of my house as frequently as I can, so some of the experiences shared here are also scary. Do they really have a right to stop you from going inside the building? We were also told by the lady in the sales office, Ivy, that we do not get to meet the builder, we just work with the sub contractors thru her on behalf of the builder. That seems pretty weird.

Any insight would be appreciated.

The builder has the right to postpone the closing by 120 days from the approx given
date.
Its true that u absolutely do not get to meet the builder, u will have to deal with the sub contractors by urself and some of them r really rude and will try their best to rip u off.
U will have to do ur homework about any upgrades u want to get done form the sub contractor as most of them r pretty pricey.

The do not let u go inside becoz of safe issues and insurance problems , so that u r not injured and they cannot be sued.So u will only get to have a look during the walk through .
In case u book make sure u do not close if there is any problem as they will not do the work of any fixes that r pending quickly .

I have so many things that the builder has to fix and its been three months since we moved in and they have not yet done a single one.

All the best !!

[nshome]

Hello guys

I am just begun looking into the Stratford at Monroe homes.
Can someone post some information about the below?
- How is the Monroe township? especially the school district [elementary, middle and high schools], home values and monroe as a whole.

- Also would like to know the current prices if anyone did book any model recently. I am interested in the the Woods model. Any specific reason the Woods model is preferred [thinking its the 5th bedroom and 3rd full bath]

It would be great to know the latest prices as the prices have fallen quite a lot in North Brunswick and South Brunswick.

Cheers
NS

[Ron1981]

Hello EverybodyI am looking to buy Guilford Model.Could you please provide me some info reg bargaining price up to where we ask.Is there anybody booked Guilford recently?Also please tell me about the schools,Malls,Transportation etc.,Thanks in advance

[bdtd]

hi I had recently bad experience with Startford, I am interested in GOLD model, we decided the price, reserve the lot and week later before signing the contract I get call saying that agreed price by builder is over ride by owner and now they asking 5% more. Does anyone experience that

[KL72]

Originally Posted by newhomert

Can anything be done legally to deal with the builder if he does not complete on time? We are looking into the Wood model and all these posts are fairly scary to us. Also understand about safety concerns during construction but I would want to visit the inside of my house as frequently as I can, so some of the experiences shared here are also scary. Do they really have a right to stop you from going inside the building? We were also told by the lady in the sales office, Ivy, that we do not get to meet the builder, we just work with the sub contractors thru her on behalf of the builder. That seems pretty weird.

Any insight would be appreciated.

You would need to have built into your contract some contingency. The builder will put something like 180 days after estimated close date to issue the CO, and if they fail to meet that time frame, the buyer would have the right to cancel the contract with all deposits returned, sans interest.

What would be smart is (during attorney review) have your lawyer negotiate the 180 days down to 60 or even 90, and then ask for a per day penalty the builder credits you for every day they go beyond that. They might not go for it (they refuse the request) but it doesn't hurt to strengthen this part of the contract. After all, if you don't buy the house after x number of days (typically a week or two) of the builder setting a close date, then they will charge you $300 or so a day (again, typically) until you do close on the title.

Also, ask for ammendment to the contract to hold a certain amount (say $10,000) in escrow until all items on the closing punch list are completed. There is language in the typical Hallmark contract that explicity says that the buyer would not pursue escrow withholding for punch list items, so again you can have that amended to allow for some money to be held in escrow. This further incents the builder into making the necessary repairs on the punch list so they get all the money instead of leaving some on the table.

Other smart things to consider before moving out of attorney review with Hallmark:

• Reduce per day charges from $300 to whatever you can get away with should you fail to close on title after they issue a close date
• As mentioned above, reduce builders right to close on title after estimated complete date has passed from 180 to something like 60 or 90
• As mentioned above, try to get some per day compensation for additional expenses should the builder need more time to complete the property beyond the estimated closing time frames. Look for something reasonable like a flat daily fee of $50 or something.
• Reduce Time of the Essence clause from 180 to 60. This allows you to issue time of the essence if the estimated close date has passed and the builder has not yet issued a close date. This sets a close date no earlier than 60 days out from issues the time of essence, forcing the builder to complete the property on time, or giving you the right to cancel with all deposits returned. Typically the builder would rather negotiate a new estimated close date then let that happen.
• Ensure you receive full refunds of all upgrades and extras you purchase down the road should the contract be cancelled

Those are just some ideas off the top of my head that going through the process now I am thankful I have in place (and in some cases I'm kicking myself for not ensuring a couple of those things were amended into the contract).

Good luck!

[monty75]

I think if you negotiate harder you will get Gold Model around 525K, it all depends on negotiations, actually in 5 mile radius you can get .5 acre lots 3300 sqft homes for 525-540 range then why would you buy in starttford where lots are very small? Do some research & negotiate starttford is good community, but considering free fall in home procies & the US economy, you should get Gold around 525K & Woods around 500K Good Luck!

Originally Posted by hiworld1

Hi alll specially buyers at Stratford from hallmark homes,
please post your experience and negotiated locked price for your new homes. I am sure there are lots of potential buyers like me seeking these information and it will help a lot.
thanks,

[monty75]

If you negotiate hard then you can get GOLD model for 525K, WOODS model for around 510K. It all depends on negotiation, if you go further 405 miles, you will get 3300 sq.ft house for 525K.

[ranjha]

Hey Monty
Can you name the new communties with .5 acres lot around the Startford Monroe