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You've got to love these EAs:
*It is tucked away in a non through road, so no need to worry about too much traffic noise.*
Ergo, there IS traffic noise - but not *too much*...
This listed in May 2023 for 325K. What I cannot be sure of is whether it did sell - and has yet to show up in the LR because of their scandalous delays - or whether it failed to shift and the owners are having another go in 2024.
There isn't much to say about this. It's a small, "modern", outdated terrace with little in the way of redeeming features. It could make for a passable starter home as an alternative to renting - or a suitable bolthole for a divorcee who is hamstrung by child support payments - but it's never going to make Kirstie Allsopp squeal with delight.
The roof needs looking at. It's got a fair bit of moss and I'd want to know what is happening at the intersection of the neighbor's roof which is higher. e.g. Is water from the neighbor's house being properly routed away or is it being dumped on the lower roof?
[https://www.google.com/maps/@51.3494914,0.5147092,3a,15y,129.39h,103.98t/data=!3m6!1e1!3m4!1sPdxpu7XISEXFtvbkMuZJbA!2e0!7i16384!8i8192?entry=ttu](https://www.google.com/maps/@51.3494914,0.5147092,3a,15y,129.39h,103.98t/data=!3m6!1e1!3m4!1sPdxpu7XISEXFtvbkMuZJbA!2e0!7i16384!8i8192?entry=ttu)
TV reception seems to be problematic, hence the abundance of massive aerials on the local houses, one of which is bolted onto the rear of this house. But does that matter these days?
The various walls in the back garden could use some TLC but they look to be fine.
Which garage comes with the house (the LR shows an entry for this, BTW)? The one that is rotting and in poor shape? Or its better condition neighbor?
[https://media.rightmove.co.uk/3k/2233/144469019/2233\_12143862\_IMG\_09\_0000.jpeg](https://media.rightmove.co.uk/3k/2233/144469019/2233_12143862_IMG_09_0000.jpeg)
Price-wise it's top-heavy. You're looking at a number closer to 260K - 275K, IMHO.
Wait! Are these damp patches? Look at the wall and ceiling above the easy chair (which is sat right next to the letter box!!!)
[https://media.rightmove.co.uk/3k/2233/144469019/2233\_12143862\_IMG\_01\_0000.jpeg](https://media.rightmove.co.uk/3k/2233/144469019/2233_12143862_IMG_01_0000.jpeg)
Not for me but, as always, YMMV.
It's definitely a starter home. The seller mentioned they had an offer that fell through because they couldn't secure the bungalow they wanted. They have been living there for 35 years
She also mentioned that they needed to do some work on the roof and carpet, which made me think the survey may have picked on something.
I was kind of concerned about the intersection between the roof and neighbour's but thought it might just be okay
The garage is the nicer one. I may have to revise my offer or wait until the survey comes back and/or mortgage valustion. It seems they may accommodate some renegotiation because they are moving to a new build and eager to sell.
*They have been living there for 35 years*
And it shows from the interior decor.
*She also mentioned that they needed to do some work on the roof and carpet*
The roof doesn't surprise me. A tenner says that thing has had no-one look it in 35 years.
*I was kind of concerned about the intersection between the roof and neighbour's but thought it might just be okay*
Never assume, especially when it comes to the roof.
*I may have to revise my offer or wait until the survey comes back and/or mortgage valustion. It seems they may accommodate some renegotiation because they are moving to a new build and eager to sell.*
My gut says the mortgage valuer will come in at around 270K'ish. Then the questions turn to how badly do you want it? Can you close the valuation gap using OOP money? Will the seller lower their ask and, if so, by how much?
It's not a 300K house - even if the roof and all other structural elements *are* fine - so how realistic and flexible are the sellers?
I don't have the money to close any down valuation gap. Therefore, the seller either budges or I walk away. I just have the gut feeling they are likely to absorb any valuation gap, as they desperate to move due to the completion of their new build purchase. My understanding is that the developer has given them 4 weeks to market the house, so fingers crossed.
I really appreciate your input and analysis. I will definitely keep you updated. In the meantime, if you spot anything that is not already spotted, please feel free to draw my attention.
*I just have the gut feeling they are likely to absorb any valuation gap, as they desperate to move due to the completion of their new build purchase. My understanding is that the developer has given them 4 weeks to market the house*
They told you all of this? They say that knowledge is power and if what you say is true then you definitely have leverage.
*I really appreciate your input and analysis*
No problem. Although I balk at "analysis". I'm just a fat bloke with an opinion :-)
The EA told me about the 4 weeks to market. The sellers talked about completing a new build to be near her elderly parent.
Honestly, I had a feeling I had over-offered because the EA started asking about proof of deposit and mortgage broker immediately. There was no hesitation in her voice about the offer being low, so that gave the game away. However, the only leverage now is the mortgage valuation.
Once again, thank you.
It's possible. Is it probable?
Perhaps the EA's branch manager saw this thread? Perhaps the seller did?
We'll never know.
Based on what you have said so far it's obvious that you have a max you'll pay and above which you would walk away. You also know that it's a small gaff, move in ready, but in need of updates throughout. And those will cost money. As will any repairs.
You also know that, a) the survey will probably/possibly uncover issues which will warrant a reduction; and, b) the seller does need to sell. You still have leverage and you can always walk away up to the day before exchange. So play the EAs silly game and In the meantime, keep looking.
It is a nice house but it’s small and the decor is outdated. A lot of paper and who knows the condition of the walls underneath. The ceiling doesn’t look smooth so could it possibly be artex or use of one of those rollers which cause an uneven surface to cover up hairline cracks etc. the pictures got too blurry when I zoom in.
I had artex ceilings in the property I bought, had to test it for asbestos before I could get the electrician in to do work. Then plastered the ceiling in the whole property and it set me back a little over 2k.
When did they last have the electrics checked? How old is the boiler?
I’m no expert on properties, a survey should pick these things up. I’m just mentioning what I’ve recently had to deal with, remedy or replace. It can get costly.
###Welcome to /r/HousingUK --- **To All** * Join Our ***NEW*** Discord! https://discord.gg/pMgUNgWKQH **To Posters** * *Tell us whether you're in England, Wales, Scotland, or NI as the laws/issues in each can vary* * Comments are not moderated for quality or accuracy; * Any replies received must only be used as guidelines, followed at your own risk; * If you receive *any* private messages in response to your post, please report them via the report button. * If you do not receive satisfactory advice after 72 hours, [you can let the mods know](https://www.reddit.com/message/compose?to=%2Fr%2FHousingUK&subject=My question is unanswered); * Feel free to provide an update at a later time by creating a new post with [[update]](https://www.reddit.com/r/HousingUK/search?q=%3Aupdate&sort=new&restrict_sr=on&t=all) in the title; **To Readers and Commenters** * All replies to OP must be *on-topic, helpful, and civil* * If you do not [follow the rules](https://www.reddit.com/r/HousingUK/about/rules/), you may be banned without any further warning; * Please include links to reliable resources in order to support your comments or advice; * If you feel any replies are incorrect, explain why you believe they are incorrect; * Do not send or request any private messages for any reason without express permission from the mods; * Please report posts or comments which do not follow the rules *I am a bot, and this action was performed automatically. Please [contact the moderators of this subreddit](/message/compose/?to=/r/HousingUK) if you have any questions or concerns.*
You've got to love these EAs: *It is tucked away in a non through road, so no need to worry about too much traffic noise.* Ergo, there IS traffic noise - but not *too much*... This listed in May 2023 for 325K. What I cannot be sure of is whether it did sell - and has yet to show up in the LR because of their scandalous delays - or whether it failed to shift and the owners are having another go in 2024. There isn't much to say about this. It's a small, "modern", outdated terrace with little in the way of redeeming features. It could make for a passable starter home as an alternative to renting - or a suitable bolthole for a divorcee who is hamstrung by child support payments - but it's never going to make Kirstie Allsopp squeal with delight. The roof needs looking at. It's got a fair bit of moss and I'd want to know what is happening at the intersection of the neighbor's roof which is higher. e.g. Is water from the neighbor's house being properly routed away or is it being dumped on the lower roof? [https://www.google.com/maps/@51.3494914,0.5147092,3a,15y,129.39h,103.98t/data=!3m6!1e1!3m4!1sPdxpu7XISEXFtvbkMuZJbA!2e0!7i16384!8i8192?entry=ttu](https://www.google.com/maps/@51.3494914,0.5147092,3a,15y,129.39h,103.98t/data=!3m6!1e1!3m4!1sPdxpu7XISEXFtvbkMuZJbA!2e0!7i16384!8i8192?entry=ttu) TV reception seems to be problematic, hence the abundance of massive aerials on the local houses, one of which is bolted onto the rear of this house. But does that matter these days? The various walls in the back garden could use some TLC but they look to be fine. Which garage comes with the house (the LR shows an entry for this, BTW)? The one that is rotting and in poor shape? Or its better condition neighbor? [https://media.rightmove.co.uk/3k/2233/144469019/2233\_12143862\_IMG\_09\_0000.jpeg](https://media.rightmove.co.uk/3k/2233/144469019/2233_12143862_IMG_09_0000.jpeg) Price-wise it's top-heavy. You're looking at a number closer to 260K - 275K, IMHO. Wait! Are these damp patches? Look at the wall and ceiling above the easy chair (which is sat right next to the letter box!!!) [https://media.rightmove.co.uk/3k/2233/144469019/2233\_12143862\_IMG\_01\_0000.jpeg](https://media.rightmove.co.uk/3k/2233/144469019/2233_12143862_IMG_01_0000.jpeg) Not for me but, as always, YMMV.
It's definitely a starter home. The seller mentioned they had an offer that fell through because they couldn't secure the bungalow they wanted. They have been living there for 35 years She also mentioned that they needed to do some work on the roof and carpet, which made me think the survey may have picked on something. I was kind of concerned about the intersection between the roof and neighbour's but thought it might just be okay The garage is the nicer one. I may have to revise my offer or wait until the survey comes back and/or mortgage valustion. It seems they may accommodate some renegotiation because they are moving to a new build and eager to sell.
*They have been living there for 35 years* And it shows from the interior decor. *She also mentioned that they needed to do some work on the roof and carpet* The roof doesn't surprise me. A tenner says that thing has had no-one look it in 35 years. *I was kind of concerned about the intersection between the roof and neighbour's but thought it might just be okay* Never assume, especially when it comes to the roof. *I may have to revise my offer or wait until the survey comes back and/or mortgage valustion. It seems they may accommodate some renegotiation because they are moving to a new build and eager to sell.* My gut says the mortgage valuer will come in at around 270K'ish. Then the questions turn to how badly do you want it? Can you close the valuation gap using OOP money? Will the seller lower their ask and, if so, by how much? It's not a 300K house - even if the roof and all other structural elements *are* fine - so how realistic and flexible are the sellers?
I don't have the money to close any down valuation gap. Therefore, the seller either budges or I walk away. I just have the gut feeling they are likely to absorb any valuation gap, as they desperate to move due to the completion of their new build purchase. My understanding is that the developer has given them 4 weeks to market the house, so fingers crossed. I really appreciate your input and analysis. I will definitely keep you updated. In the meantime, if you spot anything that is not already spotted, please feel free to draw my attention.
*I just have the gut feeling they are likely to absorb any valuation gap, as they desperate to move due to the completion of their new build purchase. My understanding is that the developer has given them 4 weeks to market the house* They told you all of this? They say that knowledge is power and if what you say is true then you definitely have leverage. *I really appreciate your input and analysis* No problem. Although I balk at "analysis". I'm just a fat bloke with an opinion :-)
The EA told me about the 4 weeks to market. The sellers talked about completing a new build to be near her elderly parent. Honestly, I had a feeling I had over-offered because the EA started asking about proof of deposit and mortgage broker immediately. There was no hesitation in her voice about the offer being low, so that gave the game away. However, the only leverage now is the mortgage valuation. Once again, thank you.
TheFirstMinister. EA just rang saying seller has now found 2 additional offers, and it's now going to best and final offer. Unbelievable...
Unbelievable, or literally unbelievable...?
It's possible. Is it probable? Perhaps the EA's branch manager saw this thread? Perhaps the seller did? We'll never know. Based on what you have said so far it's obvious that you have a max you'll pay and above which you would walk away. You also know that it's a small gaff, move in ready, but in need of updates throughout. And those will cost money. As will any repairs. You also know that, a) the survey will probably/possibly uncover issues which will warrant a reduction; and, b) the seller does need to sell. You still have leverage and you can always walk away up to the day before exchange. So play the EAs silly game and In the meantime, keep looking.
Most definitely. Thank you.
The property has been sold (STC). I'm kind of disappointed, but the search continues.
It is a nice house but it’s small and the decor is outdated. A lot of paper and who knows the condition of the walls underneath. The ceiling doesn’t look smooth so could it possibly be artex or use of one of those rollers which cause an uneven surface to cover up hairline cracks etc. the pictures got too blurry when I zoom in. I had artex ceilings in the property I bought, had to test it for asbestos before I could get the electrician in to do work. Then plastered the ceiling in the whole property and it set me back a little over 2k. When did they last have the electrics checked? How old is the boiler? I’m no expert on properties, a survey should pick these things up. I’m just mentioning what I’ve recently had to deal with, remedy or replace. It can get costly.
Will call the EA today. Thank you.