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Original poster

Help with putting in an offer

42 replies

MovingOn2025 · 14/08/2025 20:58

Im viewing a house tomorrow. Its up for £160k. House for me and kids following a divorce from dad. It looks perfect to me, terrace 3bed with a small back garden. Located in a town setting. Needs decorating and a couple of loose tiles on back but nothing that looks leaking, damp etc. no driveway but parking on road outside. If it goes ok, £160k is my absolute max mortgage, i might not even get it all lent to me. How is the market atm- can i put in a lower offer than asking price or over? If so what? Whats not too cheeky? Its empty and ive no chain so im in a great position. No chain pretty much. Kitchen and bathroom horrendous but liveable i guess for a time

OP posts:
Original poster
MovingOn2025 · 14/08/2025 21:01

Main roof looks ok but just this part at kitchen end looks dodge

Help with putting in an offer
OP posts:
Springadorable · 14/08/2025 21:12

What has other similar stuff sold for? Depends where in the country it is, the market has slowed down in a lot of places. How long has it been on the market? If it's been a few weeks it's worth an offer for sure.

canyon2000 · 14/08/2025 21:25

I just looked at the estate agent listing and a couple of the bedrooms look a bit dodgy! Have there been any leaks from the roof?

rainingsnoring · 14/08/2025 22:26

Whereabouts is the house? Are you in Scotland? I wonder if you are as you mentioned offering over asking price. If not, you need to do some really good research on the market, preferably over a period of time to see whether homes are selling, how quickly and for what prices. In a lot of places, the market has slowed and is stagnant or falling. I would be v careful with your offer and not push yourself to the max, especially as the house needs some work doing.

rainingsnoring · 14/08/2025 22:27

Can you link to the property? I understand if you don't want to.

Original poster
MovingOn2025 · 14/08/2025 23:09

canyon2000 · 14/08/2025 21:25

I just looked at the estate agent listing and a couple of the bedrooms look a bit dodgy! Have there been any leaks from the roof?

Idk, i tried to ask EA but they swerved answering and sort of said thats what a surveys for. Yes it is but i dont want to fork out for that if its ££££ of work. I guess naively i though it was just paper missing on walls- do you think its a leak? Heres the link: www.rightmove.co.uk/properties/164617301

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EducatingArti · 14/08/2025 23:12

Do not buy any house without a survey. It isn't worth it.
But you can make an offer "subject to survey and negotiate the price if there are major issues uncovered.
I'd also pay for a full survey not just a "home owner's" one!

Highfivemum · 14/08/2025 23:12

It is a buyers market now. I would be trying an offer of 150000 or even 145. Good luck

Yachtingaroundtheworldiwish · 14/08/2025 23:15

It’s usual to offer around 10% off the asking price.

Original poster
MovingOn2025 · 14/08/2025 23:17

Oh yea defo have a full survey on it given condition and age. I think others in better market conditions on same road have gone for around £180k-£200k but they were nice inside no work needed

ok so 10% is £144k. I suppose ive nothing to lose, i dont want it if there is a massive issue with it tho

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mondaytosunday · 14/08/2025 23:30

Ooo are you planning on being in the top floor bedroom? Two flights to get to the loo!
There’s been quite a bit of plastering there, which may mean there was a damp issue that has been resolved. And is the top floor a legal bedroom? Definitely want the paperwork on that to see if it met regs when it was done. It probably won’t meet regs now but that doesn’t t matter as long as it did when in was first converted.
I’d offer something like £145-150. It is apparent and is advertised as needing modernisation but that is a pretty broad statement. And definitely have a full structural survey - it will give you an idea of what’s urgent. You might not get much ammunition for a reduction as it’s pretty apparent the flaws, but a rewire/new boiler will add £000s and may not be obvious to you. You might want to get a roofer to have a look to if you could get a no obligation quote.
And don’t underestimate the cost of ‘redecorating’ - it needs an overhaul new flooring and I’d be changing the kitchen and bathroom as soon as budget allowed. And eventually an en suite to the top floor if enough space.

Autumn1990 · 14/08/2025 23:37

Photos 10 and 11 look like damp and I’d be suspicious of the new plaster. If the damp is getting in through lead flashing that needs replacing it’s a relatively easy fix. If it’s coming down the chimney it’s a nightmare to sort out

Springadorable · 15/08/2025 06:34

They've had issues with the chimney, that's a really messy capping job and inside it looks like it's had significant amounts of water coming down. The roof is also a mess. I'd say you'll need to take the chimney down to below roof level and then repair the roof properly rather than having a blob of concrete on the top. Having done three chimneys, I can confirm it's not the cheapest. I wouldn't overstretch yourself for this house, it's definitely going to throw up work that needs doing.

XVGN · 15/08/2025 07:37

232 sold for £150K less than a year ago and looked to need less work.

Two additional compromises include being right next to Co-op. How late does it stay open? Is it a magnate for trouble? And secondly, the shared garden. What's that neighbour like? What will you be like?

I wouldn't want to be offering more than £125K but that probably just means I wouldn't want the property.

Original poster
MovingOn2025 · 15/08/2025 07:46

Springadorable · 15/08/2025 06:34

They've had issues with the chimney, that's a really messy capping job and inside it looks like it's had significant amounts of water coming down. The roof is also a mess. I'd say you'll need to take the chimney down to below roof level and then repair the roof properly rather than having a blob of concrete on the top. Having done three chimneys, I can confirm it's not the cheapest. I wouldn't overstretch yourself for this house, it's definitely going to throw up work that needs doing.

When you say chimney, do you mean main chimney or kitchen one?

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Original poster
MovingOn2025 · 15/08/2025 07:48

XVGN · 15/08/2025 07:37

232 sold for £150K less than a year ago and looked to need less work.

Two additional compromises include being right next to Co-op. How late does it stay open? Is it a magnate for trouble? And secondly, the shared garden. What's that neighbour like? What will you be like?

I wouldn't want to be offering more than £125K but that probably just means I wouldn't want the property.

The coop is a funeral care business so not a shop as such but it does concern me it could change into anything as nothing stays the same does it

OP posts:
Original poster
MovingOn2025 · 15/08/2025 07:49

XVGN · 15/08/2025 07:37

232 sold for £150K less than a year ago and looked to need less work.

Two additional compromises include being right next to Co-op. How late does it stay open? Is it a magnate for trouble? And secondly, the shared garden. What's that neighbour like? What will you be like?

I wouldn't want to be offering more than £125K but that probably just means I wouldn't want the property.

The coop is a funeral care business so not a shop as such but it does concern me it could change into anything as nothing stays the same does it.

thank you for that re 232, that’s interesting

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XVGN · 15/08/2025 07:58

MovingOn2025 · 15/08/2025 07:49

The coop is a funeral care business so not a shop as such but it does concern me it could change into anything as nothing stays the same does it.

thank you for that re 232, that’s interesting

Show quote history

You can have a look at the 232 listing pictures on RM, by looking at the recently sold tab and then the View all sold button.

Sunshineandgrapefruit · 15/08/2025 08:04

Looks like there has been a leak in bathroom ceiling. I would thi k carefully op....Do you have money to loose on survey? I would not do anything until you have a mortgage offer in hand. Any estate agent worth their salt shouldn't even be letting you view properties before you do this. Then if it's still on the market and you still like it decide what you can offer based on what you think survey will show and offer this.

Springadorable · 15/08/2025 08:10

The kitchen chimney is a mess, but the main chimney is likely to be the bigger issue. You can see they have rendered around it compared to next door which you wouldn't do unless you had water coming in, and it rarely works. You'll struggle to see damp inside from it at the moment as it's been a dry summer, but in winter I suspect it will be very damp. The main chimney is also a whopper so would be pricey to get taken down. I'd view the house, but I'd get a roofer to come and check the chimneys and quote for removal if necessary on your second viewing. A potential issue is that the main chimney looks like its shared with next door, so if they don't want it changed you're stuck.

Original poster
MovingOn2025 · 15/08/2025 08:32

Well ill go and see it, ask the questions (although EA showing me round so likely to just say “i dont know” to everything). I dont want a money pit. Disappointed because i just want a home for me & kids! Location of this is great. Yes shared garden worries me a bit but was hoping to fence my side off. I have a shared set up where i am now so used to it but yes everyone is nice and considerate…but you just never know!

going to see another one monday which is a different village not ideal as further away but house ticks all boxes what id like except parking and doesn’t look too much work (just decorative), plus £150k asking price so less than this 🤷🏻‍♀️

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Original poster
MovingOn2025 · 15/08/2025 18:17

Hello, i went to see the house and there was no damp smell, no smell really just that of an empty house iykwim.

no wall cracks, only think i could see that bothered me was ground floor, under stairs, this was on view and felt crumbly. This is the wall that joins next door. Is that an issue? Photo. Window all old double glazing, wobbly but work ok. Boiler was glow worm one (not sure if working). Some old plug sockets but fuse box etc looked fairly new. Apparently it had been a rental so they have to be up to a certain spec right?! I asked about the missing wall paper. As it had been a rental and previous tenants hadnt looked after it the best, the paper was coming down so they just tore it down to make it look neater. Walls did not feel damp or crumbly, skirting boards as well felt ok. no water damage could be seen on walls, ceilings or carpet, and also they were old carpets/and no decoration has taken place to hide anything. Kitchen is horrendous/bathroom but tbh its liveable for the short term. Gardens ok, bit small. Workable tho could put a fence up.

idk what to do

Help with putting in an offer
Help with putting in an offer
OP posts:
canyon2000 · 15/08/2025 19:14

The crumbly wall could be due to damp, but it's not something I know much about. I'm sure some more knowledgeable people will be along!
I think you will definitely need a full survey on the house as it looks so unloved. Also do you know how old the boiler is and when it was last fully serviced (not just having its annual gas safety check)?

Springadorable · 15/08/2025 23:54

Well even a damp house wouldn't smell very damp after the dry summer we've had. You need a full survey if any offer you make is accepted. However, this is a house that is going to need money spent on it, so I wouldn't overly stretch myself to get it.

AnotherDayAnotherDog · 16/08/2025 00:07

It looks damp and mouldy in places. I’d offer 145
and get a proper survey, and reduce further if necessary. You’re a very desirable buyer.