Stamp duty threshold (250k one)

[museumum]

Can anybody talk to me about buying a house in the ballpark of 250k and the stamp duty threshold?

We are looking at houses that are offers over 245k or offers around 250k and 250 is pretty much our budget... We are in Scotland, and that price is buying us a nice 3bed in a good area. Family homes rather than first buyer homes.
Will people actually offer 250,500 and make themselves just liable for the higher stamp duty? Do we need to do this to have an offer accepted?

The difference between 250,000 and 250,500 when you add the relevant stamp duties on is 5,515!!

Have you got experience of looking at property around the threshold (either this one or the next one up i guess if you're in the SE of England)?

Or if you're selling at that price, are you aware of the issue.. what are your thoughts on it? what are your expectations from offers?

We're selling at the next stamp duty threshold, it's a pain in the bum. Realistically, I'd say our house is worth just over, but to get that you have to market it as way over, otherwise you just get offers below the threshold.
If something's marketed at the threshold or just over, I'd expect them to be expecting offers at/below the threshold.

What LizzieMint said.

Everyone knows the threshold is there, so round here there's a big blank spot between 245 and 260 as people make the call whether to shoot for above or under the threshold.

Yes, I was thinking that realistically our maximum offer would be 249,999. Unless our mortgage provider decides to offer us a lot more than we think they will.

So for that 'offers over' 245,000 house I'm guessing they'll get a whole load of 249,999 offers? not sure how they'll choose?

Offer £250,000! The threshold is up to £250k then over £250k so that extra £1 might swing it.

Seriously, they must be expecting offers to be below the threshold at that price. They'd choose between them based on situation/proceedability I'd imagine, just as normal.

If it helps we were in a similar situation (in SE). We've watched people price their houses above threshold and then usually drop them to 250k. Those who haven't hung around for ages. The EAs round here all seem to think vendors are mad to put on above the threshold if similar houses are selling for 250k.

The one we're buying was on for offers in excess of 280. Then dropped suddenly to fixed price 250k for a quick sale. We offered that and have not quibbled on anything - including having to spend several k on getting rid of asbestos - because we know it's worth more than 250k but can't afford the stamp duty if it went over.

I'd offer 250k for anything I liked up to about 265k (and explain why) and express interest in buying fixtures and fittings and promote yourself as a v v accommodating buyer. There's no harm in offering this for higher telling the EA you know they're looking for more but this is all you can afford and you love the house etc. So you're someone they might come back to if they drop the price.

Also be on all the EA lists or you'll miss out on hearing about 250k places which can be under offer by the time they hit rightmove.