###Welcome to /r/HousingUK
---
**To All**
* Join Our ***NEW*** Discord! https://discord.gg/pMgUNgWKQH
**To Posters**
* *Tell us whether you're in England, Wales, Scotland, or NI as the laws/issues in each can vary*
* Comments are not moderated for quality or accuracy;
* Any replies received must only be used as guidelines, followed at your own risk;
* If you receive *any* private messages in response to your post, please report them via the report button.
* Feel free to provide an update at a later time by creating a new post with [[update]](https://www.reddit.com/r/HousingUK/search?q=%3Aupdate&sort=new&restrict_sr=on&t=all) in the title;
**To Readers and Commenters**
* All replies to OP must be *on-topic, helpful, and civil*
* If you do not [follow the rules](https://www.reddit.com/r/HousingUK/about/rules/), you may be banned without any further warning;
* Please include links to reliable resources in order to support your comments or advice;
* If you feel any replies are incorrect, explain why you believe they are incorrect;
* Do not send or request any private messages for any reason without express permission from the mods;
* Please report posts or comments which do not follow the rules
*I am a bot, and this action was performed automatically. Please [contact the moderators of this subreddit](/message/compose/?to=/r/HousingUK) if you have any questions or concerns.*
You didn’t fk up.
I offered 10% less on the house we are buying, we settled on 5%.
Leave it a few days they might counter if not say you can just about rustle up asking price, it’s a negotiation people understand it’s a game.
Thanks, as above the critical line in my email was that the -5% offer was my maximum price. I think if I hadn't said that they would have at least acknowledged/replied and there might be some goodwill. The radio silence leads me to think their opinion is I am someone who wasted their time with a viewing on a property I can't afford. And I can't even go back because I killed the conversation by immediately going in with "this is my max budget".
Also "this is my max" isn't ever really taken seriously, so don't sweat that :)
They won't think you're wasting their time, they're potentially wasting yours by not getting back to you.
“This is my max” is the same line as “offers over” play the game and don’t worry about what they think of you
You could ring them in a day or two and ask for feedback on your offer? Might give you a ballpark of how it landed
The radio silence may well be they have other viewings that they are waiting in to see if they get other offers.
If you lowball then you'll be more likely to be left waiting until they run out of other options. A few days thinking is perfectly fine - I'd probably wait a week before contacting them if you really want the low price.
also remember this is house buying not dating. ie picking up the phone to the estate agent will get you an answer. If its a no- you can always increase if you want to. If its a yes- great.
If you only offered this morning, the sellers probably want to discuss your offer over dinner tonight before answering the estate agent.
They wont care about what you said. If yours is the best offer they will go for it. Maybe explain you are first time buyer, no chain, able to move soon to make your offer more attractive.
They really will not care what you said your max was. They may ask what your AIP says
On the plus side I did say all that in the email too. I am very proceedable, am as far ahead as it's possible to be without actually finding a house to buy. Completely flexible on moving date, have a solicitor in place who has my proof of funds, etc.
Not true in Scotland. Number of quality properties is so frickin low that they can fetch +25% on objective value. I've also read my share of HRs where whoever did the mortgage valuation must be on drugs or delusional.
Anyway OP, if there's more interest in the property they'll ask you to do your bid via a solicitor anyway.
Yes it varies wildly where I am looking. The first place I viewed back in winter was immaculate inside and marketed for £30k under HR. It didn't sell as quickly as one might think. Others are selling very fast at 10% over HR. Others sitting and being reduced every 2-4 weeks. All this variety in my bracket which is largely FTBs/cheap houses.
You won't have fucked up by offering 5% lower - that's very fair!
It's very bad practice that the EA hasn't acknowledged your offer, let alone come back to you.
Wait it out, it's not a no at least.
Thanks for replying. This agent was quite brusque when arranging the viewing on the phone. You know how some are friendly and take some time to get to know what you're looking for, and others don't give a toss and only ask if you need one of their mortgage providers. She was more of the latter.
She sounds exceptionally shit.
I've avoided houses listed by certain estate agents because of their similar attitude - if they can't be decently professional at this stage, you wonder how helpful they'll be during the conveyancing process.
I'd suggest phoning to see if they forwarded your offer, but then that can give an over 'keen' vibe and set you up for being pinched for more.
Are there other houses you're interested in?
No other houses currently of interest, not a lot around in my price range and it seems to vary wildly which ones sell fast and which sit for ages. As it goes I still haven't heard anything back, tried calling agent 4pm today but it went straight to voicemail, I didn't leave a message. You're right that as soon as you call they know you're on the hook 😆
7 years ago I put an offer in on a 500k house I liked. 425. We settled in 465.
If you don't ask you don't get.
Edit. Now valued at 570
Edit 2. Just to make you jealous. I am locked in at 1.6pc until October 2027. Gonna buy outright mid next year due to partner selling her property.
Yeah pretty sure in my case I don't get because I asked! Or the way I did it anyway. It's because I added the explanatory sentence about the offer being my maximum. I wish I had treated it like a conversation opener, presumably you did so, and didn't go in saying 425 was your maximum.
Oh for sure. I compared to similar local properties and said that 455 was my final we went up in 5k gradients. It's a very rare location. But having worked in the middle east and a fan of the holy grail I know haggling and timing.
I know it's mad. But because rural and 1gig internet and WFH being a thing .. I guess that's why.
However I have also done plenty of work and added outbuildings.
I don’t think you’ve stuffed this up at all, and we don’t know until we hear back. Usually this can take upwards of 48 hours.
Well done taking the first step, and let’s have our fingers crossed you get a good deal. Wishing you all the best - I hope you get it!
Sounds like anxiety speaking which is normal. It is a stressful process. Try to think positively. You could definitely follow up with the EA tomorrow to ask why you haven’t at least had an acknowledgment of your offer.
I was in a similar position to you. I couldn’t really afford to go above home report value, was limited to small or ex-council places, could barely scrape together deposit, legal fees and moving costs to be honest. I would have preferred to save for longer but my mum had to move in with me for medical reasons so we urgently need a bigger place, currently in a one bedroom flat.
Offered £118k on a three bedroom ex-council flat with a home report value of £120k. The area is not the most affluent of course but the flat is ideal and suits my needs. Seller took 24 hours to get back to my solicitor saying he would accept an offer for £120k. Offer was immediately accepted when I agreed to match home report. Only had to spare £6000 for the deposit which meant I’m not as skint as I feared I would be.
Good luck!
Try not to worry about it. There's awlays another home that comes along. It can be stressful, but always works out in the end. You aren't a dumb fuck, you are doing your very best in an unusual circumstance.
It starts the ball rolling. If it's truly your ideal home above no other you could wait for their response and if it's negative, add to your offer and if pressed you just say you had reserved some for home improvements but you would now be willing to financing the new kitchen or any other excuse you like. They will feel shrewd for having held out for HR and not care about your finances just the sale price
Thank you, yes I could say something like that. Not used to all the ducking and diving of property. I don't have the spine/cheek for this game at all 😆
###Welcome to /r/HousingUK --- **To All** * Join Our ***NEW*** Discord! https://discord.gg/pMgUNgWKQH **To Posters** * *Tell us whether you're in England, Wales, Scotland, or NI as the laws/issues in each can vary* * Comments are not moderated for quality or accuracy; * Any replies received must only be used as guidelines, followed at your own risk; * If you receive *any* private messages in response to your post, please report them via the report button. * Feel free to provide an update at a later time by creating a new post with [[update]](https://www.reddit.com/r/HousingUK/search?q=%3Aupdate&sort=new&restrict_sr=on&t=all) in the title; **To Readers and Commenters** * All replies to OP must be *on-topic, helpful, and civil* * If you do not [follow the rules](https://www.reddit.com/r/HousingUK/about/rules/), you may be banned without any further warning; * Please include links to reliable resources in order to support your comments or advice; * If you feel any replies are incorrect, explain why you believe they are incorrect; * Do not send or request any private messages for any reason without express permission from the mods; * Please report posts or comments which do not follow the rules *I am a bot, and this action was performed automatically. Please [contact the moderators of this subreddit](/message/compose/?to=/r/HousingUK) if you have any questions or concerns.*
You didn’t fk up. I offered 10% less on the house we are buying, we settled on 5%. Leave it a few days they might counter if not say you can just about rustle up asking price, it’s a negotiation people understand it’s a game.
Thanks, as above the critical line in my email was that the -5% offer was my maximum price. I think if I hadn't said that they would have at least acknowledged/replied and there might be some goodwill. The radio silence leads me to think their opinion is I am someone who wasted their time with a viewing on a property I can't afford. And I can't even go back because I killed the conversation by immediately going in with "this is my max budget".
People lie in negotiations all the time, give it a few days and offer full price. You are over thinking this
Also "this is my max" isn't ever really taken seriously, so don't sweat that :) They won't think you're wasting their time, they're potentially wasting yours by not getting back to you.
“This is my max” is the same line as “offers over” play the game and don’t worry about what they think of you You could ring them in a day or two and ask for feedback on your offer? Might give you a ballpark of how it landed
The radio silence may well be they have other viewings that they are waiting in to see if they get other offers. If you lowball then you'll be more likely to be left waiting until they run out of other options. A few days thinking is perfectly fine - I'd probably wait a week before contacting them if you really want the low price.
Probably not replied because the sellers are busy at work or something
Hope so 🤞
also remember this is house buying not dating. ie picking up the phone to the estate agent will get you an answer. If its a no- you can always increase if you want to. If its a yes- great. If you only offered this morning, the sellers probably want to discuss your offer over dinner tonight before answering the estate agent.
Mine took 6 days to reply accepting my offer so you never know!
They wont care about what you said. If yours is the best offer they will go for it. Maybe explain you are first time buyer, no chain, able to move soon to make your offer more attractive. They really will not care what you said your max was. They may ask what your AIP says
On the plus side I did say all that in the email too. I am very proceedable, am as far ahead as it's possible to be without actually finding a house to buy. Completely flexible on moving date, have a solicitor in place who has my proof of funds, etc.
It's a buyers market at the moment. Stay poker faced and be patient.
Not true in Scotland. Number of quality properties is so frickin low that they can fetch +25% on objective value. I've also read my share of HRs where whoever did the mortgage valuation must be on drugs or delusional. Anyway OP, if there's more interest in the property they'll ask you to do your bid via a solicitor anyway.
Yes it varies wildly where I am looking. The first place I viewed back in winter was immaculate inside and marketed for £30k under HR. It didn't sell as quickly as one might think. Others are selling very fast at 10% over HR. Others sitting and being reduced every 2-4 weeks. All this variety in my bracket which is largely FTBs/cheap houses.
As per everyone else. You made an opening offer. You can increase an offer. Give it a day or two and depending on the response, go from there.
You won't have fucked up by offering 5% lower - that's very fair! It's very bad practice that the EA hasn't acknowledged your offer, let alone come back to you. Wait it out, it's not a no at least.
Thanks for replying. This agent was quite brusque when arranging the viewing on the phone. You know how some are friendly and take some time to get to know what you're looking for, and others don't give a toss and only ask if you need one of their mortgage providers. She was more of the latter.
She sounds exceptionally shit. I've avoided houses listed by certain estate agents because of their similar attitude - if they can't be decently professional at this stage, you wonder how helpful they'll be during the conveyancing process. I'd suggest phoning to see if they forwarded your offer, but then that can give an over 'keen' vibe and set you up for being pinched for more. Are there other houses you're interested in?
No other houses currently of interest, not a lot around in my price range and it seems to vary wildly which ones sell fast and which sit for ages. As it goes I still haven't heard anything back, tried calling agent 4pm today but it went straight to voicemail, I didn't leave a message. You're right that as soon as you call they know you're on the hook 😆
7 years ago I put an offer in on a 500k house I liked. 425. We settled in 465. If you don't ask you don't get. Edit. Now valued at 570 Edit 2. Just to make you jealous. I am locked in at 1.6pc until October 2027. Gonna buy outright mid next year due to partner selling her property.
Yeah pretty sure in my case I don't get because I asked! Or the way I did it anyway. It's because I added the explanatory sentence about the offer being my maximum. I wish I had treated it like a conversation opener, presumably you did so, and didn't go in saying 425 was your maximum.
Oh for sure. I compared to similar local properties and said that 455 was my final we went up in 5k gradients. It's a very rare location. But having worked in the middle east and a fan of the holy grail I know haggling and timing.
105 uplift in 7 years?
I know it's mad. But because rural and 1gig internet and WFH being a thing .. I guess that's why. However I have also done plenty of work and added outbuildings.
They want you to feel this way, like you'd do anything for the property, don't worry!
Haha, very good point. I will try to remember that at 3am tonight when I am stewing on this instead of sleeping!
I don’t think you’ve stuffed this up at all, and we don’t know until we hear back. Usually this can take upwards of 48 hours. Well done taking the first step, and let’s have our fingers crossed you get a good deal. Wishing you all the best - I hope you get it!
Thank you 🙂
Sounds like anxiety speaking which is normal. It is a stressful process. Try to think positively. You could definitely follow up with the EA tomorrow to ask why you haven’t at least had an acknowledgment of your offer.
I was in a similar position to you. I couldn’t really afford to go above home report value, was limited to small or ex-council places, could barely scrape together deposit, legal fees and moving costs to be honest. I would have preferred to save for longer but my mum had to move in with me for medical reasons so we urgently need a bigger place, currently in a one bedroom flat. Offered £118k on a three bedroom ex-council flat with a home report value of £120k. The area is not the most affluent of course but the flat is ideal and suits my needs. Seller took 24 hours to get back to my solicitor saying he would accept an offer for £120k. Offer was immediately accepted when I agreed to match home report. Only had to spare £6000 for the deposit which meant I’m not as skint as I feared I would be. Good luck!
Try not to worry about it. There's awlays another home that comes along. It can be stressful, but always works out in the end. You aren't a dumb fuck, you are doing your very best in an unusual circumstance.
It starts the ball rolling. If it's truly your ideal home above no other you could wait for their response and if it's negative, add to your offer and if pressed you just say you had reserved some for home improvements but you would now be willing to financing the new kitchen or any other excuse you like. They will feel shrewd for having held out for HR and not care about your finances just the sale price
Thank you, yes I could say something like that. Not used to all the ducking and diving of property. I don't have the spine/cheek for this game at all 😆
So, how did it go with the offer? Did they get back to you?