Putting offer to property with or without conditions

JonMitchell

Hi all
I am about to put in an offer at the full asking price for a property that I viewed and planning to put a full asking price for the property - in England.
However, there are few cracked windows at the property and I was wondering if it would be wise to put in a full asking price offer with condition that the windows be repaired before exchange of contract or completion.
Or should I just put in the offer with no conditions then get my solicitor to request the conditions to repair the broken windows after the offer has been accepted?
Thanks for your suggestions.

Slithery

Neither.
The state of the windows is clearly visible so has already been taken into account for their asking price. Also getting a vendor to fix something is a very bad idea - what motivation do they have for doing the job properly vs just getting the cheapest fix they can find?

Soot2006

Either or neither.

- Full asking price on condition windows are repaired (best make this clear before you're paying a solicitor in case seller says no and you're left with costs).

- Full asking price without any conditions if asking price already takes property state into account (compare with recent sales on street etc)

- Offer a reduced amount because of windows and sort them out yourself (my preferred option) ...

JonMitchell

Thanks folks.
My concern is not so much about money spent on repairing the windows or not by seller or myself, but more concern with the current bad weather we have which may bring down the cracked window, around 10" crack line but not broken glass. The repair/insurance claim for rain water running into and damaging the property would be worse before and after completion.

lincroft1710

If the glass is seriously in danger of falling out of the window frame, then try and persuade the vendor to board up the window or do a quick replacement of the glass. You can do a proper window replacement once you have bought the property.

Oh and unless this is a highly sought after property, don't offer the asking price. It shows desperation!

MysteryMe

Why are the windows cracked? Is it vandalism, movement etc.  One cracked window is not concerning but it seems there are several.

robatwork

That's not how housebuying works.  Don't get the vendor to repair it - he will get the cheapest bodge job.
Just estimate how much it will cost you and take that off the offer.

Or, if you fear losing the house, suck it up.

JonMitchell

Thanks MysteryMe & robatwork
Its a older Edwardian property with single glazed windows, I don't think there was any vandalism, just happened that it cracked. 2 windows in total cracked - apologies when I did not quantify it earlier.
As discussed earlier, my intention is not to have reduce the offer to take the window repair into consideration - I just want the window repaired asap. Conveyancing takes quite some time and who knows if the whole window will fall into tatters during that time, storm Dennis and whatever comes next, which would be a pain!
That is my dilemma at the moment.

renfirsttimebuy

Erm I have two views. 

1. If you want the house badly forget the conditions because if someone else offers without conditions the vendor will go for that.

2. If the windows really bother you and you can't justify the amount you put down (most cases) then say something. 

I've lost out on a few houses that I no longer put conditions (esp things I can fix or overlook myself) 

I'm no expert this is just my opinion. 

[Deleted User]

As another person has said, depending on what you think the value/demand of the property is, I'd put in an offer less than asking to take into account replacing the windows.  If they are single pane glass, I would have thought you'd have that in mind anyway as they will probably be quite cold.  Will never forget my mother falling through a pane of glass she was cleaning.  It turned out the glass was very thin.  But I'd get the cause of the cracking investigated in your survey, just in case its a sign of other problems.

greatcrested

If I were the seller and you made that a condition of your offer, I'd probably  just look for an easier buyer.Unless I was desperate and had received no offers for months.

You know the condition, you make your offer based on that.

If he windows break in the coming months during conveyancing, deal with the issue at that point.

I assume anyway you'll be replacing the single glazed windows in due course anyway?