To sell my house with a known damp problem?

Firstly I think you’d have to be prepared to knock the price down more than it would cost to do the work yourselves.

Secondly, in the case of damp, I would always solve it yourself. Damp is one of those widely misunderstood and misdiagnosed issues where usually surveyors stick their ‘damp metres’ on the wall (which aren’t fit to diagnose) and declare ‘rising damp’ (which doesn’t exist). Many many ‘damp specialist’ will then routinely recommend injectable damp proofing for thousands of pounds and disruption/replastering, for it not to actually solve the issue. It sounds as though you have your damp properly diagnosed, but any buyer worth their salt will want their own verification, and there you run the risk of these very plentiful damp cowboys coming and giving you a right headache.

Another issues is that some lenders won’t offer mortgages on houses with known damp.

Fix it yourself, get more buyers, make more money.

I think your plan sounds right. I'd be prepared to be knocked down in price further though. The price of the work and the hassle/ upheaval of having to do it.

nope, that’s misrepresentation
during conveyencing there’s a questionnaire asking this sort of thing- you’re legally required to fill in truthfully

the only time this is applicable is if the seller was unaware of issue

she isn’t. Therefore she’s skating on thin ice re being sued to do that

people like you who want to try to scam others aren’t very nice

Why can't you have two in one bedroom? Just it is a very slow market to sell a house at the moment and you are late 30's?

Yes it is, but the seller must also declare it in conveyance questionnaire where specific questions like this are asked .

but better still be upfront as she’s doing and not waste peoples time and money in proceeding with sale without explaining first.

people who cover stuff up with view of it’s up to buyers survey to find it are misrepresenting , and just scammers and worse

Op, it’s fine to sell, reduce price accordingly. Make sure you do everything you can to avoid further damage until it’s sold

It wouldnt be an issue, but prepare to be knocked down in price a lot more than the value of the work.
If I saw a house worth 100k, listed at 90k with quotes for a repair on the roof/ render at 10k, I would honestly expect 75- 80k to be the price I ended up at, unless it's in an extremely desirable location.

Sell it, it is up to the buyers to get a survey done and it will come out in the survey. Happened to us when we were buying our first house. Issue came up in survey we costed how much it would be to get done and negotiated that down off the asking price. Got the damp proofing done just before we moved in. As far as I am aware you sell houses as seen, it is up to the buyer to get the surveys done and identify any issues before they proceed with the sale.

You're not being unreasonable to be upfront about a known problem. It would be unreasonable to not mention it. If you take the cost of getting a damp survey with report from a reputable / qualified source, and get a couple of quotes, then buyers are informed and know what they're taking on, and can judge what they're happy to pay accordingly.

Surely that’s what the survey is for?

You would only be unreasonable if you didn't declare the problem.

Being honest with potential buyers means you may have less interest and will sell for less, but the buyer will know what they're dealing with.

As an aside if you want another child I wouldn't wait until you've moved house, or it may never happen. A family member spent a year trying to move, sold 3 times and every time the chain fell through. In the end they decided to stay put and make improvements to their current house.

If you sell your house with the known problem, you will simply get less for it but the buyer will know what they are getting. So that’s a valid choice and YANBU.

I think that's fine as long as you're honest, don't hide anything and price accordingly.

It will put some people off as its not just the cost, its the inconvenience of arranging work and living in the house while it's being done so you'd also have to consider that in the price.