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Original poster

Sellers won’t budge after survey price negotiation

450 replies

Montysmoon · 03/12/2025 19:55

Hi everyone,

We had our offer of £735k accepted on a £750k house a month ago. The house was on the market a while - about six months and had no proceedable offers in that time (other buyer were needing to sell). It’s a probate.

While the house is old (100 years ish), no major alarm bells rang during our viewings.

But our homebuyer survey flagged urgent issues like gutters in disrepair that are causing damp throughout the property. The electrics are 40+ years old so the house will need rewiring, and the boiler is also old. There are other minor issues too like decaying woodwork etc.

We have asked the vendors to consider taking £10k off the sale price as this is what has been quoted to us for the repair work to the gutters and damp. This does not include anything for electrics or anything else.

Vendors are refusing to renegotiate price. I want to push back because we simply won’t have the money to do this repair work otherwise, plus they’re not exactly inundated with other offers so they’d be silly to risk losing us.

I’m also selling so I appreciate that it’s not always straightforward just lowering the price, but given the obvious defects in the house I think it’s a reasonable sum. Does anyone agree/disagree? Advice very welcome 🙏

OP posts:
Left · 03/12/2025 21:10

How does your offer compare to recent sold house prices in the immediate area?

Sunshineismyfavourite · 03/12/2025 21:10

It could be that they simply can't afford to sell it any cheaper. Also, a 15 minute walk around a property that you're going to spend £625k on seems very rash imo! I would have definitely checked things like the boiler and electrics and guttering/roof etc before I made a firm offer. They have negotiated with you so I think you're going to have to accept this. If the property didn't need a new boiler and guttering work etc then perhaps they wouldn't have agreed to the price you offered, they will probably say that the price you are paying reflects this.

ThatCyanCat · 03/12/2025 21:12

I've just reread your post with the numbers in it, OP, and I'm sorry to say it, but I really don't think you can afford this house. You're borrowing to the hilt, you'd have no savings left, it's £2.8k a month (I presume that's what you meant?) and a difference of £10k - not much with regards to repairs and maintenance - is unmanageable for you. I know you say old houses can be well maintained and modernised like the one you live in now, but this one hasn't been. It sounds like an absolute money pit and you don't sound like you have the cushion for it.

Matronic6 · 03/12/2025 21:13

We were in a very similar position at start of the year. We ended up pulling out and it was put back on market again. A few months later we got a call from estate agent asking if we were still keen. Turns out they had finally had another offer but for 9k less than what we were to give. We had changed plans by then.

It is entirely up whether you are willing to lose the house. We were, I don't know if I would have made the same decision it it had been my 'dream house.'

GB81 · 03/12/2025 21:14

What is the agent doing? They’re the ones that should be advising you and negotiating, not randomers on MN.

LlynTegid · 03/12/2025 21:15

Much as it causes you difficulty, were I in the shoes of the seller my response would be exactly the same.

Anyone who has read my comments on other property threads will know I advocate apply the same principles of Scottish law be applied to sale/purchase of houses in England and Wales. Which would mean that what you wish to do would be a non-starter, though you would have had more information about the house to begin with.

PurpleFlower1983 · 03/12/2025 21:15

MowingMachine · 03/12/2025 20:42

But we are also borrowing as much as we can (our mortgage will be £2.8k!!) and will have no savings left for these additional costs that were not obvious to us at the time of viewing (other viewers may be more astute than us, but we’re clearly not).

That is your problem, not their problem. TBH OP, it sounds like you are really over-extending yourselves.

Show quote history

I agree with this, definitely wouldn’t be comfortable with that level of borrowing with no buffer, there will always be hidden costs and old houses take some maintaining, ours is 133 years old and there’s always something.

BakedBeing · 03/12/2025 21:18

Arlanymor · 03/12/2025 20:00

To their mind it’s likely they think they have already reduced it by £15k so your repair works can come out of that buffer.

I don’t know, not if it’s been on the market for six months? We all know everyone on here would say ‘it’s the price’ if the sellers came on wondering why they had no offers.

OP - I wouldn’t be surprised if it’s fallen through for this reason before. Honestly, I would back out.

80smonster · 03/12/2025 21:19

Montysmoon · 03/12/2025 19:55

Hi everyone,

We had our offer of £735k accepted on a £750k house a month ago. The house was on the market a while - about six months and had no proceedable offers in that time (other buyer were needing to sell). It’s a probate.

While the house is old (100 years ish), no major alarm bells rang during our viewings.

But our homebuyer survey flagged urgent issues like gutters in disrepair that are causing damp throughout the property. The electrics are 40+ years old so the house will need rewiring, and the boiler is also old. There are other minor issues too like decaying woodwork etc.

We have asked the vendors to consider taking £10k off the sale price as this is what has been quoted to us for the repair work to the gutters and damp. This does not include anything for electrics or anything else.

Vendors are refusing to renegotiate price. I want to push back because we simply won’t have the money to do this repair work otherwise, plus they’re not exactly inundated with other offers so they’d be silly to risk losing us.

I’m also selling so I appreciate that it’s not always straightforward just lowering the price, but given the obvious defects in the house I think it’s a reasonable sum. Does anyone agree/disagree? Advice very welcome 🙏

What does the survey say, usually they put a cost on each item, it’s customary to send the report over to the vendor and offer to go halves.

snackatack · 03/12/2025 21:20

Montysmoon · 03/12/2025 19:55

Hi everyone,

We had our offer of £735k accepted on a £750k house a month ago. The house was on the market a while - about six months and had no proceedable offers in that time (other buyer were needing to sell). It’s a probate.

While the house is old (100 years ish), no major alarm bells rang during our viewings.

But our homebuyer survey flagged urgent issues like gutters in disrepair that are causing damp throughout the property. The electrics are 40+ years old so the house will need rewiring, and the boiler is also old. There are other minor issues too like decaying woodwork etc.

We have asked the vendors to consider taking £10k off the sale price as this is what has been quoted to us for the repair work to the gutters and damp. This does not include anything for electrics or anything else.

Vendors are refusing to renegotiate price. I want to push back because we simply won’t have the money to do this repair work otherwise, plus they’re not exactly inundated with other offers so they’d be silly to risk losing us.

I’m also selling so I appreciate that it’s not always straightforward just lowering the price, but given the obvious defects in the house I think it’s a reasonable sum. Does anyone agree/disagree? Advice very welcome 🙏

My last house was a probate property - were were told there was 5K of damp - in reality there was not. We talked to the bank and said if they held the 5K we would not afford the damp work

As it turned out - the damp all went away once we had the heating on and vented the windows.

As a seller - I would not lower the price further

MowingMachine · 03/12/2025 21:21

GB81 · 03/12/2025 21:14

What is the agent doing? They’re the ones that should be advising you and negotiating, not randomers on MN.

Estate agents work for the seller, not the buyer.

The EA has put the OP's revised offer to the seller. The seller has said no.

Still lolling at a PP who said "Offer even less!" 😄

BakedBeing · 03/12/2025 21:21

LlynTegid · 03/12/2025 21:15

Much as it causes you difficulty, were I in the shoes of the seller my response would be exactly the same.

Anyone who has read my comments on other property threads will know I advocate apply the same principles of Scottish law be applied to sale/purchase of houses in England and Wales. Which would mean that what you wish to do would be a non-starter, though you would have had more information about the house to begin with.

Which would mean that what you wish to do would be a non-starter, though you would have had more information about the house to begin with.

But that’s the whole point isn’t it? She didn’t have this information to start with and the vast majority of purchasers in England would not have that information either at that stage of the purchase.

you would not naturally assume damp, if not visible, that’s why you have a survey. There’s no point in having a survey if it doesn’t give you the opportunity to negotiate the price or back out, if not. Seeing as this property has been on the market for six months I wouldn’t be surprised if this is not the first go-round for the seller.

TMMC1 · 03/12/2025 21:28

Happyjoe · 03/12/2025 21:08

Sadly that's what it boils down to, it's up to the sellers to sell it to you and it's up to them how much. Don't be afraid to walk and no house is worth getting too snowed under with extra debt imo, it's expensive enough to decorate etc.

We are in the same position, 105 year old partial timber house, under probate and on the market for 4 months. But we were aware it needed rewiring (2 rooms don't even have ceiling or wall lights at all!) and the gas central heating reinstalled. Partner also walked around and noted about 80% of the plaster has blown, so that will be fun when it's rewired! We've yet to do a survey, there is a long waiting time for a specialist in timber houses - my partner wanted to get an expert in. We offered 50k off the asking price, which was accepted to cover some of the work but they said they will not go any lower. So if the survey comes back with anything else major, we will walk away. The only reason we went for this house is because of the lovely garden, which backs onto fields as to be frank, the house is a bit of a nightmare in my view.

First, the trend is moving from wall and ceiling lights so that’s no issue, it’s a benefit.
secondly, a house that old should have lime plaster, so if a modern plaster is no longer fit for purpose then that’s a benefit too.
sounds a perfect home to buy if you understand what you are taking on. If not, and you want a modern build, walk away.

PyongyangKipperbang · 03/12/2025 21:29

I am sorry but I agree with PP's that you cant afford this house.

With no buffer and an eyewatering mortgage, its just not doable, and thats without the survey issues. There is no guarantee that something else wont happen that wouldnt flag up in a survey in 6 months, and then what?

I think you need to lower your expectations.

Horserider5678 · 03/12/2025 21:29

Montysmoon · 03/12/2025 20:23

I also live in a house that’s 100 years old but it has been modernised, well maintained and has had new boiler, electrics etc all within the past 5 years. Just because the bones of a property are old, doesn’t mean the gutters should be defective and the electrics not changed for 45 years. A 100 year old property can still have a new boiler.

Show quote history

You’re forgetting it’s a probate sale, so in all likelihood owned by an elderly person who probably wasn’t in the position to upgrade the house! Just because it has an old fuse box it doesn’t mean it needs a rewrite, the fuse box can be replaced with a consumer unit for about 1k.

Newgirls · 03/12/2025 21:31

Op it’s fine that you asked. And it’s fine they said no. They might think that it will get more interest now the budget is out and in the new year. So it might be tricky to negotiate against that.

Likewise you might spot new properties coming on to the market.

if the location is perfect and the house ticks most of your boxes go for it. A new fuse box is £1k. Guttering can be repaired. Will you be gutted if you lose it?

whichoneforme · 03/12/2025 21:31

I think sometimes with probate, sellers will either be desperate to offload the house as fast as possible to move on with their lives, or alternatively wanting to get every penny possible for it and will be willing to wait for a buyer who will pay it. They don’t have the pressure of an onward move themselves, of course. I think if you’re stretching yourselves financially for a house then perhaps an older house might not be the right choice. We sadly had to come to this conclusion ourselves recently. We are now looking for a newer home - much less house for the money but at least some more comfort that we won’t be hit by

repair and maintenance costs which we couldn’t afford to pay alongside an increased mortgage.

ZenNudist · 03/12/2025 21:31

A probate sale doesn't "need" to be sold. I have 2 friends whose dad's both died last Christmas and they are both still sitting on the houses. One has tried to sell but keeps falling through. One hasn't even cleared the house yet. 6 months is nothing. It's the wrong end of the year now so if I were them I'd wait for spring to bring new buyers. That's probably their retirement pot.

I think you buy an older house and a probate/ old person house in the knowledge that it'll need work. If you can't afford £10k of repairs you can't really afford the house. Id have budgeted much more than that for work. I have an old house and there's always something else to spend on.

They agreed a reduction. There's no obligation to agree further.

I am surprised if you've had a old house before you weren't prepared for the surveyor report to have substantial warnings. It's always the way.

TMMC1 · 03/12/2025 21:31

PurpleFlower1983 · 03/12/2025 21:15

I agree with this, definitely wouldn’t be comfortable with that level of borrowing with no buffer, there will always be hidden costs and old houses take some maintaining, ours is 133 years old and there’s always something.

Show quote history

You need to wanna way OP. With any property this old there will be hidden costs, and you aren’t seeing the obvious ones.
this house IS NOT for you

fiorentina · 03/12/2025 21:32

It depends upon the beneficiaries of the estate. We offered on a house that had been left to a charity and they were determined to get the highest value they could, as they are obliged to.

We have looked at lots of houses that were owned by elderly people, I’d always assume they needed upgraded electrics etc even if reasonably well maintained. That should be priced in. They may be happy to wait for another offer.

SpinningaCompass · 03/12/2025 21:34

You can't afford what they want for the house. They are probably doing you a favour ... the house sounds like it will need a fair amount of work and I suspect the £10k won't actually go very far.

I've noticed a lot of probate sellers tend to be quite unrealistic about what they 'should' get for their inherited properties... I would walk away, personally.

Goldwren1923 · 03/12/2025 21:35

I’m sure the sellers think that a) you could reasonably expect very old electrics and boiler based on your viewing of condition of a house and given its probate, and b) they already taken off 15K off the asking price so issues like that are priced in already

Our sellers had the same view

if you can’t afford rewiring you shouldn’t be looking at houses like that

Suddenly2019 · 03/12/2025 21:36

Not everyone viewing a property is Handy Andy like you.

wiffin · 03/12/2025 21:37

SmallGoddess · 03/12/2025 20:34

As it's a probate property you may be dealing with a group of siblings who all need to agree on what they will accept. I've been there, it can be tricky.

Edited

This. Probate can be really complicated.

£10k is a lot of money. But a small % of the value. If spending that much on a house means you can't afford to spend £10k on some work, then tbh I wouldn't buy the house. Affording a house is more than the the purchase cost.

lunar1 · 03/12/2025 21:38

What makes you say the sellers are being cheeky? When I sold my last house, I set a price and told the agent I wouldn’t negotiate on the price. If it wasn’t worth that to a buyer then it wasn’t for them.

it sold in a couple of weeks and I didn’t have to deal with any back and forth over it.