What would you offer

Fionaanne141

Hello all

Im considering putting in an offer on the below house but not sure where to go with my first offer. 

The house is in a very private location up a shared drive with one other house and the huge trees in the garden provide additional privacy. However, i’m local and I know that an application has been made for an access road two houses away from this one to create a development of 42 homes which would wrap around to the back of this property and these trees will be removed. The estate agent claims they won’t be but i’ve seen in the planning application that a tree preservation survey outlines their removal.

Now, it all initially put me off the house but on reflection, there are no new houses on the development plan looking into the garden and as the development application  is still early doors I could invest in some screening / mature trees to grow as a long term solution. 

In terms of the development noise etc, yes it would be annoying for a couple years but I currently live locally on a similar sized development so long term I know living next to it won’t be  a problem and i still have a complexity separate access road / wouldn’t even know it was there once completed.

My worry is that at 700k they’ve priced it as though none of this is happening as you wouldn’t know unless you checked up / asked around. 

What kind of offer would you go in with? It’s a long term home so would live in it for atleast 10years.

https://www.rightmove.co.uk/property-for-sale/property-83465089.html

HampshireH

Your in a really privileged position living locally and being aware of the development etc

I can't advise on price (others will) but its worth noting that someone who doesnt do their homework is more likely to offer nearer asking price.

Fionaanne141

HampshireH said:

Your in a really privileged position living locally and being aware of the development etc

I can't advise on price (others will) but its worth noting that someone who doesnt do their homework is more likely to offer nearer asking price.

That’s very true! I actually know the owners, the wife is my daughters former teacher so I did think as part of my offer I could highlight the fact i’m aware of the plans and have taken this into consideration so they won’t have the risk that comes with a buyer who is oblivious pulling out at the last minute.  I’d never mess them around so they know what they’re getting with me. I guess it all depends on what £££ they need / are they motivated by what the can achieve price wise or just want a safe sensible sale so they can move into their new build when it’s ready in March. 

busybee100

Developers don't always stick to the plan, you may end up with someone overlooking or very close to your boundary.

From the sellers perspective as HampshireH says, they may as well wait for someone not in the know to put in an offer.

Scotbot

Surely  any local would be aware of the development and a non local will probably do their research.  42 houses requires a fair amount of land and you can see from the aerial view that there is a lot of open space. I  would be  checking for any planning submissions before putting in an offer as I would want to ensure the green space remained just that. Don't assume this is a big secret

Fionaanne141

Scotbot said:

Surely  any local would be aware of the development and a non local will probably do their research.  42 houses requires a fair amount of land and you can see from the aerial view that there is a lot of open space. I  would be  checking for any planning submissions before putting in an offer as I would want to ensure the green space remained just that. Don't assume this is a big secret

Absolutely appreciate it’s not a big secret but you would have no clue the land was there unless you look at the overhead view as you say. You can’t see it from any road nearby and they are having to knock down a house to create the access to the land. I’ve lived here for decades and I had no clue that land was there. 

Really just keen to try get straight in my head what’s a good, fair offer knowing the house will be surrounded by a lot of noise and changes over next few years 

Grumpy_chap

The vendor might get an offer from someone who does not know the area and proposed development.  Won't that buyer then do the local searches and the development will come out during the conveyancing process, so any "ignorant" buyer will then adjust their offer to reflect the new information about the development?

Fionaanne141

Grumpy_chap said:

The vendor might get an offer from someone who does not know the area and proposed development.  Won't that buyer then do the local searches and the development will come out during the conveyancing process, so any "ignorant" buyer will then adjust their offer to reflect the new information about the development?

With that in mind, any suggestions on what I should offer based on the 700k asking price? 

Scotbot

Fionaanne141 said:

Scotbot said:

Surely  any local would be aware of the development and a non local will probably do their research.  42 houses requires a fair amount of land and you can see from the aerial view that there is a lot of open space. I  would be  checking for any planning submissions before putting in an offer as I would want to ensure the green space remained just that. Don't assume this is a big secret

Absolutely appreciate it’s not a big secret but you would have no clue the land was there unless you look at the overhead view as you say. You can’t see it from any road nearby and they are having to knock down a house to create the access to the land. I’ve lived here for decades and I had no clue that land was there. 

Really just keen to try get straight in my head what’s a good, fair offer knowing the house will be surrounded by a lot of noise and changes over next few years 

Nowadays I would have thought everyone checks the satellite view before even viewing a property? I certainly do, takes a few seconds and saves a lot of time if you find something nearby that would put you off.
I agree a new development will be noisy. In terms of an offer it has only just been listed so the vendor isn't  going to accept much below asking just yet. You could try offering 650 but I  would expect outright rejection,  I would go with 670 and see what they say. Or wait a few weeks when a lower offer may be rejected 

Fionaanne141

Scotbot said:

Fionaanne141 said:

Scotbot said:

Surely  any local would be aware of the development and a non local will probably do their research.  42 houses requires a fair amount of land and you can see from the aerial view that there is a lot of open space. I  would be  checking for any planning submissions before putting in an offer as I would want to ensure the green space remained just that. Don't assume this is a big secret

Absolutely appreciate it’s not a big secret but you would have no clue the land was there unless you look at the overhead view as you say. You can’t see it from any road nearby and they are having to knock down a house to create the access to the land. I’ve lived here for decades and I had no clue that land was there. 

Really just keen to try get straight in my head what’s a good, fair offer knowing the house will be surrounded by a lot of noise and changes over next few years 

Nowadays I would have thought everyone checks the satellite view before even viewing a property? I certainly do, takes a few seconds and saves a lot of time if you find something nearby that would put you off.
I agree a new development will be noisy. In terms of an offer it has only just been listed so the vendor isn't  going to accept much below asking just yet. You could try offering 650 but I  would expect outright rejection,  I would go with 670 and see what they say. Or wait a few weeks when a lower offer may be rejected 

Thanks! Yes, I was thinking of holding off a couple weeks as houses for that price don’t tend to sell quickly in the area - there are a number still on the market which have been there for a number of months 

getmore4less

There are  a lot of planning app for Ivel road
CB/18/03694/OUT  90 houses
is that anywhere near the house
and the 42 house one
CB/20/01018/FULL
http://cbstor.centralbedfordshire.gov.uk/publicportalviewer/publicViewer.html?caseID=CB/20/01018/FULL

plot 41 has landing window overlooking the garden and it looks like that big hedge is going.

are they knocking dow the house the plans seem to be using the same access for the office.

google maps show a big building on the land has that been demolished already?