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FTB Offer Price Help..

I'm new to this website and found that it is extremely useful! I viewed a flat with asking price £232500. It is only about 2-year old, and from nethouseprices I found that the owner bought it for £200k in year 2005 when it was a new built. It is in an excellent luxurious condition, very well done and maintained, and obviously look brand new too. I think it is just in the market for a week or two! How much should I start to offer? Can I start with 10% from AP which is about 210k? :confused:

The current owners are selling as the couple has just separated. I wonder if this will cause any delay in the process? Anyone has an experience on this?

Thanks so much and looking forward to some help and suggestions!
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