To ask what you would offer on a house?

[PurpleFlower1983]

Hi everyone, we’ve had some unexpected inheritance and have been round the houses (literally) with how to spend it. We considered buying abroad and staying in our current home which I love but is too small downstairs really now we have our DD.

We have seen an amazing period property, it’s on at £420k (Yorkshire). We viewed it yesterday and it is stunning, 12ft high ceilings, original features, gorgeous. There are compromises though, only 2 bedrooms on the first floor, 2 more in the attic and they’re not ideal, quite small space in terms of full head height and a spiral staircase to access. The boiler works but is coming up to 20 years old. There are damp patches in the corners of the upstairs rooms, probably to be expected at this age of house but needs investigating as it has damaged the cornicing in places. Also the original land has been cut up and sold meaning the garden is quite small for what you would expect at this price/property and the drive at the back has to have right of access for the two flats next door. It has been on the market for a year, we are hoping to keep our current property to rent out so this will mean we will be pulling out all the stops financially to get it as the mortgage will only be in my name. Plus there will be over 20k of stamp duty to factor in.

What do you think would be a good opening offer? The seller said he had had a couple of offers but the estate agent didn’t mention them. She said he was open to offers and ready to sell.

[agonyauntie2020]

OP, that staircase doesn't look all that bad to me... and I think the fact that you've got a bathroom on the top floor is great. It makes it very usable.

I have a house like this. I bought it knowing it had damp in one room. I've had the roof replaced (cowboy). I've had chimney work done. I have had two surveys. No-one can work stout and the damp is getting worse. I've spent almost 25 grand on it. Please get a survey and don't be me.

Otherwise, I think your messages make it clear. You love this house. So I would go in at 375.

[agonyauntie2020]

*it out

[AtaMarie]

FYI We had a spiral staircase like that when I was growing up and it presented no problems.

Actually I lie - once a visiting child stuck his head through the railings and it got stuck there!

[Zeusthemoose]

You have your answer already OP. You've done some research and better properties in the area have gone for 350-400K so I would definitely not be offering any more than that. Plus it's been on for a year so the owners have overpriced and holding out for a high offer. They could now be more open to a more realistic offer. It's hard to say without seeing the property but I'd prob start at 375K ish.

[Zeusthemoose]

Sorry just seen the link! They tried to sell it in 2007 aswell - why didn't that sale go through I wonder? I'm prob a bit negative because I friend of mine has not long moved from a very similar period property. She absolutely loved it's character but the constant DIY jobs got to her, it was freezing because of the high ceilings and decorating was very expensive so she moved somewhere more manageable.

[Bluesheep8]

A 20 year old boiler will need to be replaced pretty quickly.

[OliviaBenson]

A new boiler and damp repairs are likely to mean that any of the nice decorations will need redoing. To me it seems like a bodge job and I'd wonder what else was hiding. Have the electrics been done? The stairs- you need to know if building control has signed these off. Like others have said, it could be a very expensive 2 bed. You might not get planning to put a dormer in either.

I think there are far better houses for less money.

Also I imagine you won't be the only ones that have offered low- sounds like the owners are fixated on a higher price which is why it's been on so long. Be careful you don't get caught up on it all. Head over heart.

[PurpleFlower1983]

Thank you all for your messages, in the cold light of day I am thinking more with my head on this one. The house I live in now was a fixer upper that needed everything doing but I got it at a bargain price, it has a few damp issues like this also but it’s a medium sized Victorian end terrace and not a big pile like this one so costs are much less.

The owner did sell off a portion of the garden so the house effectively sits between flats, the position is what put me off a few months ago. The fact is thought, if this wasn’t the position, the house would be worth a lot more. I do love the house but it would only be worth a go at much less than the seller seems to want.

For those talking about the Kirk Smeaton house, that doesn’t need anything doing to it, it’s a gorgeous house that has been beautifully decorated throughout, it’s at full potential except perhaps a loft conversion, it’s stunning. The garden being separate is why it’s not sold over the last 4 years when it’s been on and off the market but aside from that it’s perfect but it just didn’t fall in the same league as the damp semi with all the issues! I know that sounds stupid!

[PurpleFlower1983]

@OliviaBenson The owner is actually a builder, he owns the two adjoining flats. Him and his wife lived there for 6 years before moving to a bungalow in Darrington and renting this one out. It was derelict when they bought it and they restored it including a new boiler (at that time), full rewire, full damp proof course (for rising damp). The 2ft skirting boards were all removed and restored during this. He converted the attic rooms and said they all conform to building regs although I’m aware these have changed more recently so it would need to be looked into.

[OutOfHours]

As much as it is a beautiful house, I would not consider buying it.

a) why have a house done to that standard, and ignore a damp issue? That says to me its more than a slipped tile or a leaky gutter.
b) Shared access, thats an instant no for me.
c) Rooms in the loft and spiral staircase, if it was practical and not too pricey, it would have been done, staircases take up a lot of room, whatever you add here will need space or be very steep, and regardless, getting furniture in them is going to be a nightmare.

A year on the market, there is either no movement on price, or a problem in there somewhere.

Go back again, get some furniture measurements, ask for some photos with furniture, that could change the entire feel of the place.

Good luck whatever you decide, you have great taste, just be practical.

[OliviaBenson]

Hmmm, if he's a builder why is the damp not sorted, boiler updated and proper staircases put in? It should have been easy for them to have done.

Alarm bells should be ringing! And yes it does seem crazy to me to overlook the other detached property for this one.

[PrivateD00r]

OP I personally wouldn't offer anything for that house. Too many red flags for me. Also, you should be able to afford a detached house surely with that budget? Personally, I would never live adjoined to flats unless I really had no alternative, buying a detached house has massively improved our quality of life. I also wouldn't live so near to a school. The small garden would be a deal breaker for me too, especially at the front of the property, it is right on the road. The boiler wouldn't bother me but the awkward rooms and spiral staircase would rule it out for me. Remember your dc won't be small forever!

I honestly think you will massively regret buying this house.

[Treacletoots]

Yikes. I'm not one for running away from a project but...

A friend of mine bought something very similar in a desirable area of S Yorkshire. A large Victorian villa with a teeny garden. It had a facelift and appeared in OK condition but when he tried to upgrade smaller issues, they all turned into huge awful jobs including needing a pump to remove the water from the cellar, replace roof joists and I could go on. Essentially the house has so far cost him 25% of the purchase price to renovate the handful of rooms so far (only a fraction of the house)

It's freezing cold, costing an absolute fortune to heat and the best bit was it was owned by a builder, who also lives in it whilst renovating other properties on the street. It appears he did a very shoddy job on this one as he couldn't be bothered.

That's not even considering the rights of access.

I personally wouldn't be offering anything over £300k because I know just how much this is going to cost you. But it's highly unlikely the owner will accept an offer.

[Puzzledandpissedoff]

The owner is actually a builder, he owns the two adjoining flats

Yes, that makes sense. As I suspected, a do-up job before sale with a lot of fashionable top show, done in the hope viewers would be so overcome with the effect they'd fail to notice what's been neglected

On the whole I'd say you're very wise to be moving towards "head over heart"

[PurpleFlower1983]

@Puzzledandpissedoff You’re probably right there. The renovation happened years ago but it has all been decorated recently and obviously the damp hasn’t been sorted.

It’s still a beautiful house but definitely not at that price.

For the person who mentioned a detached, yes we could easily afford a good sized detached but a good sized detached period property is a rare and expensive commodity. One has just gone on for £450k although not on rightmove yet and again shared access, it has a small garden with someone’s bungalow in!

[Puzzledandpissedoff]

It was the brand new, ultra-fashionable grey throughout which gave it away, PurpleFlower. Admittedly they'd never lived in it, but the builders who bought my late MIL's place did the same - all top show and little substance where it mattered

Leading off the kitchen she had a basement cellar which was filthy with coal dust and cobwebs, so on having a nosy when the house was marketed I looked forward to seeing what they'd done with it ... a playroom perhaps? A media room even?

Nah - they'd left it exactly as it was, but with the addition of a fallen in ceiling

[strawberry2017]

I wouldn't pay that for a house in Pontefract, on a main road.
If you have that to spend you need to rethink the area.

[PurpleFlower1983]

You have convinced us everyone! We are hanging fire and staying where we are for now, mortgage free and ready to sell ours when necessary but not rushing into any offers on this one. May buy another cheap rental in the meantime as in the interest rates for savings are so poor.

[Winter2020]

I would keep your money accessible so that you are in a position to offer a quick completion to someone that needs to act fast in a distressed sale. I think someone like you with lots of ready cash only needing a small mortgage (if at all) will be in a very strong position to negotiate a deal in the coming months.

[Alaimo]

I see you've decided not to go for the property, but just to weigh in as well: when DH & I were buying our current property, there were 2 we liked. I was head over heels for a period-style property, husband wanted the functional newish property. In the end we went with my husband's choice and I'm so glad we did. All the functional aspects that DH prioritised (parking, recently installed boiler, etc.) have been great to have. We lived in a period property prior to this as well, and I have to say, it's a welcome change to not be freezing cold and/or spending a fortune on heating 6 months a year. Yes, the period property had a lovely feel to it inside, but I'm glad we chose the easy & comfortable property over the 'spectacular, with issues'-one!