Help! Need some insight

[Permanenstressed]

Currently in the process of buying a house being sold by a housing development that they bought as part of a part exchange.
I was eager to have the property so after a small same day negotiation I offer asking price.
They want a fast turn around (8weeks) and we are close to exchange but they will be a delay (1-3 weeks) due to surveyors not being able to gain access on two occasions so has had to reschedule both times.
but since then the searches have come back and enquiries and the house is on landfill and has a concern of ground stability (if the surveyor report comes back no movement or structural issues we will proceed),
the boiler and kitchen is also old, the mortgage value has slightly undervalued asking price and no building regs on a conservatory extension (no doors separating the kitchen from conservatory) and a summerhouse.
and the previous owners prior to the part exchange have left bits of rubbish and unclean.

would I be unreasonable to renegotiate (pending surveyors report) a 7-10% reduction off the accepted offer?
and if not too unreasonable how likely would a developer be to accept? The sellers estate agent is giving me signs they want to be quick with the sale.

I imagine they would offer you an indemnity certificate for lack of building regs. Whether they will agree to a price reduction depends on whether they are selling currently at a good price or not?

I wouldn’t really know how to find that out.

We have never bought before and we are worried about paying over for a house then have it devalue or unsellable several year later.

if I went off Zoopla it’s overpriced by approximately 4%

well the mortgage value is a useful tool for reducing the price.
Ifnyou are having a survey can you ask your surveyor to give an honest valuation?

Currently waiting for the report. I shall see what it says xx

Old boiler and kitchen wouldn’t usually be reasons for a price drop unless we’re talking serious multiple decades.

lack of building regs is usually solved with indemnity insurance.

feel free to negotiate away though, they can only say no

Just don’t wish to be unreasonable or cheeky. But feel the house doesn’t reflect the offer price but most of the things were known until we did searches and enquiries…. I’m even more anxious what the surveyors report is going to say.

Some things aren’t worth mentioning like the Zoopla valuation - they are not accurate. I also wouldn’t mention the dated kitchen as you saw that when you viewed it & offered what you offered. But I would say I want them to pay the indemnity insurance re the lack of building regs.

I would focus on the fact the mortgage valuation has come back lower than the price you agreed. Say that you are only willing to pay the price the mortgage valuation has come in at. They may well agree to that because if they lose you as a Buyer, they may encounter the same problem next time & they are in a hurry.

Ok. Thank you x

Do not use zoopla est price its a very rough yard stick.

Look at rightmove sold prices Using the postcode and use mouse price to gauge values

the mortgage value has slightly undervalued asking price
do you mean its been valued by the bank as worth lower or higher than your offer? It feels you are saying it's lower. That's a red flag and good basis to renegotiate

Personally I'd walk away from a house built on a landfill but its horses for courses.

Curious as to why? I’d understand if the report return with movement but if it doesn’t and the house has been standing 38/40ish years and the surrounding houses even older?
I just think it devalues a house but as long as no evidence of movement it isn’t necessarily a course to pull out by itself?

a lot of new builds have as much risk of movements due to where they are being built just as much as older houses. 🤷‍♀️