Deciding whether to relocate from West London for space and schools

[Acadiaaa]

Currently live in zone 3 in West London. DC are 10 and 7. Own a 4 bed property with DH. Both of us work full time. After a huge increase in monthly mortgage repayments, we're finding things very expensive. We love the area, but are seriously looking at relocating for somewhere with more space and a little bit cheaper. Downsizing isn't really an option within our current area.

My main concerns about relocating are secondary school options. Where we are, we have 2 great options in walking distance. Kids are happy and settled where we are. I also grew up in Greater London so have limited experience of living elsewhere. DH grew up in the Cotswolds but doesn't have family there now. We could stay where we are, but would be very difficult financially. But our kids would be happy. DD has a limb difference and I worry about throwing her into a new school where she wouldn't know anyone.

DH and I are sociable, but I worry about meeting new people in a new area, especially now that our DC are a bit older.

Has anyone been through this with similar circumstances and can reassure me? We're vaguely looking at the Cotswolds or East Sussex.

Lewes has a real community, artsy and access to country side and bigger towns like Brighton. Worthing, Shoreham? Less full on than Brighton/ Hove.

I would stay put. If you are under financial pressure you could move locally, possibly downsizing to a three bedroom property, after the youngest has started secondary.

I would stay for a few more years

It's very tricky
Which year is your oldest in? Y5 or Y6?
If in Y6 you need to move right away (rent?) to get in before the secondary school application deadline. If you move later you could be in the lap of the gods re secondary school unless you moved very close to a good one and there was movement after national offer day.

Re. Being social, making new friends, the best time to move is while you have DC at primary school. You make friends with other parents. It's much easier as this stage than when they are older.

We relocated to the West of London from Essex way to a bigger house and better commute. Our DC were younger, we did our research around transport and schools, particularly secondary schools. 8 years on, it has paid off, both DC go to an outstanding grammar, we have a good local friendship group and the commute works.

Do you have an area in mind?
If you can't afford your house is there an option to move locally?

Where do you both have to commute to? How many days a week are you in? Are you looking for a short move to outer London suburbs or Home Counties?

I think you’ll struggle to get something much cheaper and more spacious at the same time, unless you’re willing to move beyond London commuting difference. Also think about the stamp duty cost, which is horrific and has to be paid upfront.

Can you extend your mortgage or think about reducing cost in other areas (cars?) If you’re not already both full time, now the children are older can one parent extend their working hours a bit?

Given you have a spare bedroom you might want to consider a lodger as well - tax free up to £7500 a year and for that amount in London you can often get someone who’s only there three nights a week and not on weekends.

What about further out in West London?

With your eldest at 10 the clock is the main thing - secondary applications close at the end of October in year 6, so if you're going to move you want to be in the new catchment with proof of address well before then, otherwise you're applying from your current address and doing an in-year transfer later, which is much messier. When you shortlist areas, look at each council's "last distance offered" data for the past 3 years rather than Ofsted alone, it tells you how close you actually need to live. Furthur out west or into Bucks/Berks gets you the space without leaving the West London orbit entirely.

Can you rent a room out for a few months?

A student perhaps or Mon-Fri person?

Do that before your kids get too big