Which house would you choose?

[Havingacrisiz]

Finally separating from ex and moving to my own home with the kids but torn between two homes:
Home 1:
pros:
Walking distance (mile) to school
character property
reasonably small third bedroom but possibly big enough for double bed
character property
lovely outlook over allotment
has garage
got “the feels” as I’m a sucker for a character property

cons:
right at top of budget
nicely decorated but not quite my style and would have no money to alter
on main road
been valued 6% lower than my offer price by mortgage company and sellers won’t budge on price
vendors still not found anywhere to go
north facing garden
Has really sloping floors but surveyor says it’s not an issue
Tiny kitchen

Home 2:
pros:
has an extra bedroom I could use as office
has conservatory
quiet road
£30000 cheaper / needs a bit of work so could do up to my taste
larger kitchen
larger bedrooms
South facing garden

cons:
can’t walk to school (3 miles)
no garage
Is a 4 bed house too big for a single mum with two kids?
ex council so no character

which would you go for?

I would go for location and convenience and choose the house you can walk to school from. I hate being dependent on buses/cars/trains etc and prefer to be able to plan journey time.

Re it not being decorated how you want it - I'd say you need a bit of time to know what you want and in a year's time you may have saved a bit of money to change a few things. Or you may have started liking it...

I'd be more concerned about the potential structural issues but if the surveyor says it's fine it probably is.

House 1 vendors don't sounds in a hurry to move. How quickly and certainly do you need the move to happen as I would be worried they may pull out if they can't find what they are looking for, or take forever to move. House 2 sounds practical and nice except for the location issue. So it depends how much of a deal breaker that one aspect is?

Can you wait for a third house?
The first house sounds like a money pit and although north facing garden shouldn’t be a deal breaker, a sunny garden truly lifts the mood and brings positive energy, especially if everyone has had a difficult few years.
We are 3 miles from secondary school. Navigating that with two driving parents and a reasonable bus service was doable, but i would imagine difficult if DC are sporty or participate clubs, and you have no back up. Local authority room sizes tend to be generous, which is a definite plus.
Does either house give you ‘my sanctuary’ vibe?

I think your mortgage lender has made the choice for you. They won't lend the full price for property 1. And if it's right at the top of your budget, you can't make up the shortfall.

Take property 2, buy the kids bikes and get them signed up for a 'safe cycling' course, then they can cycle the 3 miles to school.

You can add character to the house. And it'll be easier to sell on, when the time comes, than property 1.

I was all for house number two until you mentioned you can't walk to school. How old are your children? Are they reception age so you'll have years left or year 5/6 so nearly done? How would you get them there? If your car was broken down is there public transport?

I'd agree with property 2 but my heart would say sod it, buy property 1. Sorry not much help am I. I currently live in property 2 (sounds very similar) and it's been great while the kids needed to be close to school, house warmer etc. But I will be buying a character property when they're gone!

House 2 as it’s bigger, better garden, cheaper, and not on a main road. I would never live on a main road again.

Most of the pros for house 2 are about more space….so how much do you think you’d need that extra space?

if house 1 is too small then that would put me off house 1 but if it’s big enough and you just think maybe more space would be better I’d go for house 1. Though how busy is the road?

so how small is the small kitchen, is the small 3rd bedroom big enough and how are you going to make up the 6% shortfall?

Depends on age of kids. I was 3 miles from senior school and would walk or cycle every day. If it was primary I'd be less keen to do that. That said, if primary how long till they go to secondary and where is that?
It's it a long term choice? If yes, where would you prefer to be when school is done.
I'm all for convenience but tbh the only convenient thing about house 1 seems to be the distance to school.

Character can be added. A busy road won't get quieter. Cramped rooms get annoying over time. Wonky floors are a mare with furniture, everything has to be propped or you just accept it'll wobble. Older houses can be money pits. How much hassle is the school run if you have to drive and can't walk or cycle, and how long will that annoyance last.

House 2. You'll have plenty of budget left to put your own stamp in it.

House 1 will swallow you up with hidden problems and expense.

@Havingacrisiz what did you decide in the end?