Guide prices and offers

[Eminen]

In the process of selling our home (hopefully have an offer today) and looking for our next house. I have seen a property I like, however its guide price is £350k-£400k. Our budget is max £335. Shall I forget it? Would they be expecting offers of over £350k? I don't want to waste anybody's time! We are selling our first house so this is all new to me!
Thanks for any help!

Should also add that it's been on the market for 5 months and was reduced 2 months ago!

It's really up to them. Some vendors will accept very close to the lower end of the guide price some will want the top end.

I've had experiences where they take a massive discount (£50k) others, wouldnt even take £4k off, and the house we're in the process of buying met us halfway and got £5k off.

My advice, don't get emotionally invested and be happy to walk away.

When I was looking, my max was £350k. There were three houses I liked at £375 but I rang the agents and said what my max was and that I'd love to look round the house but didn't want to waste anyone's time if they wouldn't consider going down to my max. One of the properties said yes still come (unfortunately I didn't like it due to trees in the hedgeline - sounds ridiculous but they made me feel claustrophobic and had a covenant stopping them being cut back) but the other two said they wanted a minimum of £370 and £360k. All 3 still on the market as they are all being greedy - their houses are overpriced which is why they are still on the market after 10 months!

I would suggest giving the agents a call! The worst they can say is no don't bother looking round

We offered 15k less than the asking price for our home, had to fight tooth and nail with the agents to put in the offer as they were adamant the sellers wouldn't accept it. I didn't care and knew it's their legal obligation to notify sellers any offers that have been put on the table. They snapped my arm off for it and now weve been in our dream family home for just over a year.

You're being too nice, I wasnt bothered if giving an offer lower than asking was wasting a bit of time. If you get what you want it's so worth it.

Thanks everyone. Seems like great advice. If we do accept an offer today then I think we will go and have a look and take it from there. I'm probably far too worried about offending people and wasting time! All of this 'guide price' and 'offers in excess of' just add to the confusion!!

Hi OP.
All you have to remember in this scenario is that a house is only worth what someone else is prepared to pay for it. Not what the owner thinks it's worth or what an estate agent claims it's worth.
So bearing that in mind, go ahead and offer what you can afford. You have nothing to lose.