housing market ? sell now or next year?

[chosenone]

Just got my mortgage promise from the bank looked into various rates and deals and had valuations. So the issues;
Our valuations come in at 135000 so realotically with stamp duty etc we probs gonna have to expect 124 ish. This would give us approx 25 grand. The properties we're looking at our around 150-165. So we could do a 15% deposit on a cheaper property by the skin of our teeth or 10% on a more expensive property and have a more expensive monthly payment.
Or
We could wait until next spring, save approx 3 grand to cover legal fees and valuation and market it then. We would then have a littlw bit more wiggle room.
But im concerned avout the housing market slowing again, interest rates changing etc and wonder if its risky to wait.
We definitely want and need to move as have boy and girl sharing and oldest is now 9. But we could happily wait another year.
Any thoughts anyone ?

No real advice but traditionally Spring is the best time to sell. Families start looking early in the year to fit in with school terms. August is dead and holidays get in the way. September is ok but I have always sold in Spring, (January - April)

I disagree. September is one of the best months to sell. Next year could be tricky with the election and expected hike in interest rates.

You have nothing to lose by trying to sell now, next year the market may not be this buoyant

If you can afford the sort of house you want now then go for it. I agree there is the potential for all sorts of nervousness in the market. I speak as somebody who put their house on the market two weeks before Northern Rock. We sold eventually after 5 months but if I'd known what was going to happen I would have had it on the market earlier.

no-one has a crystal ball. You need to move, so put the place up for sale.

I'd go now before interest rates go up.

Think we're going to put it up at the start of September after our holiday. Fingers crossed. I got burnt previously by waiting and have been here for the past 5 years because of it. Thanks

I agree about Sept being a good month to sell. We have a really big shortage of properties on the market here currently (SW) so anything coming on the market is selling fast! Things may be different next year. Good luck and fingers crossed for a quick sale

Move now -- if it is for the medium term any blips or bumps that might happen in the market wont matter. Also if you can stretch to this move up the rung now and things are so tight - this might be out of your reach ini the future. Make sure you get your mortgage offer officially agreed ahead as all the MMR changes and assessments have seen many fall through in the last 5 months