To think these house buyers are time wasters?

This is why a real estate agent is worth the money.

They can be a conduit, negotiate, make sure there are no confusions and you don't ever have to speak to the buyer!

I don't think it's necessarily off. I suppose some red flags are;
-They were viewing houses after getting an offer accepted on a different house. However, it could be they loved the look of yours, or that the original house they offered on had something flagged, or it just wasn't the one and they'd panicked and offered.

• they did start their negotiations low, but don't let that cloud them for you, they came up fast and I do think project houses (sounds like yours is) attract a variety of offers because people hope they can get them cheaper, or the amount/cost of work varies depending on the buyer (e.g. do the bathrooms and kitchen NEED doing, unlikely, but they might want to cost them in for aesthetics)

I'd test it out, say you're happy with the offer but it's staying on the market till survey is done and they'll have paid for that, plus your EA should check deposit and mortgage offer. You can't really lose doing this and if drama comes from the survey, or if they don't get one booked, then it stays on the market anyway.

I was wondering this too. You can have different packages, one is you do communication yourself.
When we were selling we were using a family friend as our conveyancing solicitor. She said she would not work with Purple Bricks. That spoke volumes to us.

A month isn't a very long time for a house to be on the market, especially if your agent is not great. £100k under the asking price is a cheeky offer. This early on the market I think stick to your guns and hold out for the price you are comfortable with.

If your house had been on the market 6 months to a year then reconsider what offer you would accept, but a month is nothing. Especislly if it hasn't got the 'wow factor'.

Also, does the online agent verify that a buyer has funding in place? That would be interesting with this first set of interest.

We had the same issues when we were selling our house. Buyers were coming in with ridiculous reasons to offer lower amount, one of them wanted to knock it down by 25K as there wasn’t an ofsted outstanding school in walking distance.

Our original buyer dragged his feet for a good month before instructing solicitors and then ghosted everyone for weeks before pulling out.

Our eventual buyer played games from the moment he looked at the property until we exchanged contracts…it was so much stress. He offered ridiculous under the value offers, tried to offer as cash in exchange for lowering the value, tried to make out the EA had told him we had originally sold it for less than we did and sat on the survey for months before suddenly having issues just as we were about to exchange. He eventually bought the property at the agreed price but only after the EA forwarded him a stern email from us basically saying we are more than happy to walk away from the sale and wish him well with upcoming wedding. Looking back I wish I went with my gut and gave him a swerve as he was still causing me grief months after he moved in. I think it all boils down to how much you want to move and how much you can afford to lose.

Did you even have any other viewings in the month it’s been on?

I don't know ... we sold a property a few years back to an idiot someone who started very low then kept increasing their offer until it got to a reasonable point that we could accept.

I had my doubts... but no other offers on the table.

I would probably accept it but be wary and watch carefully to see that they start spending money on solicitors and surveys quickly.

Hard to know when you don’t have any other offers to
compare to I have assumed.

Did the online EA value the property @Coolbeansjeans28 ?

They are trying their luck and likely can’t afford your house, however, if they come back with a sensible offer that you are happy with then proceed but I would want proof the have a mortgage in place before taking it off the market!

They’ve tried to use the other house as an incentive for you to accept their low ball offer. Just tell them the house is priced considering the work that needs doing and you are looking for closer to asking price

This is the way.

Some agencies will engineer or invent a phantom buyer, to stall proceedings etc. In order to HOLD the property for one of their colleagues........ wtaf...

Have you decided on the offer you would accept?

You seem to be shifting that depending on the offer.

First you decline £100k below, then £50K below, then you appear to consider somewhere between £50k and £25k? or £13K?

I don't think you can market it successfully until you are clear in your own mind on the value and your bottom line.

Is it with Purple Bricks?

Have you got other offers on the table? Has there been much interest? How long has it been on for? Just because you believe is worth a certain amount doesn’t mean it is. EA are not always right with their estimated selling prices. They can be wildly off. Building works are extortionate at the moment, it isn’t easy to sell a house where lots needs doing.

If no other offers and few viewings I would consider the offer while keeping it on the market for now. Until it’s firmed up. Keep your options open.

Who valued it?

no brainer then

wrap up things with the online company and get some recommendations for good local EAs

I agree. This is the best time of year to sell. Time for people with children to get them settled for the new school year. More buyers around. More houses on the market for you to buy. Don’t waste that precious time on time wasters.

I have come across these types before and they more than likely would try and talk you down at the last minute. If they pul out of another house they could do the same to you. Meanwhile you’re spending money on solicitors and maybe surveyors for the house you’re going to purchase next.

If you can OP give the agent notice and ask for a list of buyers they can legitimately claim to have introduced to the property.

Use a local agent, preferably a recommend one.

Don’t tell buyers their offer is rejected because you need X amount to move. It just makes buyers have a mindset of, “I’m not overpaying to fund your next purchase “.