i had written out a lengthy post only to have been logged out by the time i came to post it so here is the shortened version.
i have to be out of my house by the 30th of june (very happy to be leaving)
i have been house searching for 3 months and haven't found aything within budget that was habitable suitable apart from one. here are the pros and cons of the house. i can't think rationally anymore as i am just so desperate to be out of where i am and i am being force fed my parent's opinions (which aren't mine) on everything which is amking me doubt my own decision making abilities. so i would very much appreciate any advice or opinions about this.
pros:
-great location-back garden shares a wall with dcs' primary school so no school run at all.
-across the road from the access to both the local grammar and secondary school so handy when dses are older
-100 children's footsteps (we counted) from the brand spanking new and fabulous play park with attached green where dogs are permitted off lead (have dog)
-small newsagent/bakery/chip van 
is about 2 minutes walk away
-very close walking distance to a few different family members and a bit further walking distance to close friends
-about 10 minutes (maybe less) walk to ds2's nursery school
-10/15 minutes walk to centre of town/asda/anywhere i would be needing to go really.
-garden is small but manageable
-house is small but again this is a plus for me as it will be easier to keep clean.
-asking price is too high but estate agent has said that as the house has been empty for months with no interest shown he thinks the owner would negotiate a lower price. he suggested making an offer that i thought sounded more accurate for the house.
-house has double glazing and an open fire but also has an electric fire (also has OFCH)
-there is a back porch that would make a great laundry room! (i've always wanted one of those!)
cons:
-on street parking on a road that has very heavy traffic at school drop off and pick up times (meetings are currently being held to discuss making the road one way) there have been quite a few accidents and road blocks in the last couple of years.
-the bedrooms are very small. small double is fine as it has built in wardrobes so i would have to sell all my bedroom furniture
the other two are very small boxrooms, dimensions 7'X6.5' and 7'X10'. they would be fine for teh dcs now (ages 2 and 6) but im thinking long term and dont know if they would hate those rooms as teens and i really do want to settle and not have to move again at least til after my dcs are grown.
-the house needs work. it's perfectly liveable but if i was staying long term i would want to bring it up to date and make it cosy. it's an old house and it's tired and tatty in parts (upstairs is fine it's really the kitchen and bathroom-expensive!) what worries me is that i would do the work and then be kicked out for the owner to sell. (how likely/possible is that?)
-i like the house and can see myself happy there but it doesn't have me jumping for joy- should i be?
-my parent's are very negative people and i can see this but i dont know if they might have valid points that i am just seeing as their negativity. they have turned their noses up at houses i have gone for in the past (lovely houses in good locations but went to other applicants) for reasons i cant fathom. i think they are a bit deluded about what is available within my budget and their expectations are too high. but maybe mine are too low?
i really dont know what to do. i have been searching for 3 months now and i have to leave here in 7 weeks. i feel like i need to have something sorted pretty soon and tbh am a bit panicky about not having somehwere. i dont want to leave it any longer in the hope that something better will come along and end up losing this house (it would be just my luck that someone else gets in before me after me leaving it so long) but again i dont want to panic and take this one if it really is a bad move as my parents think it is. my mum has said she thinks i am jumping into this one. i really dont think i am. i viewed it 4 weeks ago and have been holding off deciding ever since. i viewed it again today to measure the bedrooms and remind myself of the condition of the house and garden and i told the estate agent that i would not be making any decision straight away, and that i would more than likely wait a couple of weeks to think about it (again). i really am giving it so much thought that my head doesn't know what's what.
sorry for the short version turning into another mammoth post. i'm just trying to order my own thoughts and get everything out in the OP. i really would appreciate honest opinions on this as i dont wnat to make a bad decision and have to uproot my dcs again (we only moved here 10 months ago)
thank you for persevering!