Which offer to put in?

[starfish4]

History - agent phoned to say she had a property coming on the market which she valued at £250,000. When seller instructed her though he wanted it marketed at £265,000.

It's been on the market for 7 weeks and we know they had an offer in the first week of £250,000 and refused it. We are using the same agent as them for our sale, so have been able to ask what's happening with other property quite a bit and it doesn't sound like they've had as many viewings as ours and there have been no further offers.

Anyway, our original budget was £250,000, who knows whether they will accept that after this time, but fingers crossed. Hubby reckons we go in with an offer of £249,999 and say we love it, but are offering that amount as we feel that's what it's worth and won't pay any more, especially as we're then into 3% stamp duty. I thought about £248,000 with a view to upping it to £249,999 if necessary, which gives them a day or two inbetween to think about whether they could really achieve more. Which would you do?

They won't get more than 250, its too close to the stamp duty threshold.

I'd offer your maximum and say you won't be going above that.

I would put in your offer (of £249,999). It can't hurt and I would also say that because of the stamp duty, its why you won't go any higher. The seller must know that would put people off. Plus why on earth has he asked for it to be 15k over the valuation. Probably trying to see what he could get and he may now realised he isn't going to get what he wants.

I wouldn't offer 2k lower as I can't see him willing to take it and I wouldn't have though increasing it by less than 2k if he says no would make him change his mind either.

Just to say stamp duty increases at 250,001 so you can offer 250,000 as a maximum and pay 1% stamp. I would just offer this as max and explain why you will not consider upping the offer and that is best and final. They might not realise yet that they won't sell for over 250k but you can just leave it there. As the agent will get potentially 2 sales they will push your offer. Have you got a buyer?

I wouldn't play games, just offer 250k, if the vendor is realistic he will realise he will not get above this. We have just purchased a house for 250k that was marketed at 265k. It is scruffy inside and speaking to the agent he reckons that if the vendor had tidied it up he would have got asking price as there is a shortage of 3 bed semi's in our area and the market is moving fast. We however would not go over due to stamp duty.

Thanks everyone. Have put in our offer at £250,000. Agent came back quickly saying they weren't amused and will get back to us Monday or Tuesday. Agent pointed out they have already refused an offer of £250,000 a while ago, so husband pointed out politely that maybe they have to accept that this is what anyone who has been interested has been willing to pay.