House Viewings Gone Stale - Opinions Please

phoebe1989seb

GDB2222 said:

Can I ask one more question. It seems quite a big point to me.

It's about the fourth bedroom in the attic. It's shown as bedroom four on the floor plan. Yet, the description says three bedroom. What's going on? It's not usual for EAs to forget a bedroom. OTOH, it may not have BR and PP for that use. Perhaps it is 'attic boarded and carpeted' or playroom?

I was wondering about this too....

The current floorplan shows it as 'loft bedroom' whereas the floorplan from when it was previously sold states 'attic room'. I'm guessing you haven't done structural work up there, OP? And that as GDB suggests, it is more of a boarded out/carpeted room for storage/occasional use?

In one of our previous homes we had a pair of bedrooms in the attic which certainly wouldn't have met current building regs (because of the staircase and doorway), but it was a 200+ year old property with *original* dormers in the (thatched) roof and historic photos evidenced that it had been that way since late Victorian times at least. Our EA initially wasn't sure if it could be marketed as having five beds but having had it checked out by our architect and structural engineer it was determined to be more than adequately supported.

Regarding the odd ensuite/main bedroom configuration, I imagine if future buyers weren't happy with this (although it wouldn't bother me!) they might return it to the layout as per the previous floorplan......

getmore4less

I checked the planning portal(handy map interface) no planning apps.


https://planning.lancaster.gov.uk/online-applications/caseDetails.do?caseType=Property&keyVal=0016A9IZLI000

korabiowski

GDB2222 said:

Can I ask one more question. It seems quite a big point to me.

It's about the fourth bedroom in the attic. It's shown as bedroom four on the floor plan. Yet, the description says three bedroom. What's going on? It's not usual for EAs to forget a bedroom. OTOH, it may not have BR and PP for that use. Perhaps it is 'attic boarded and carpeted' or playroom?

Correct, it is a potential extra Living Room or 4th Bedroom (or whatever really,) but hasn't got building regs for Bedroom.

GaleSF63

Forgive me if I've missed it - I can't get on with Rightmove's latest layout at all, but I can't find any room dimensions. 

korabiowski

Tokmon said:

Personally i would view the house if it was in an area i was looking to buy in. 

Like with all houses there are positives and negatives and i actually don't mind the outside and like the idea of having walls instead of a fence. But what i do find strange is how you have to walk through the bathroom to get into the master bedroom and also there is no door at all between the bedroom and bathroom. I can see why you did this to get a bigger bathroom but personally i wouldn't have but i am interested why you decided you didn't want a door between the bedroom and bathroom?.

It doesn't show it on the floorplan however there is a sliding door between the Bedroom & the En-Suite, which we were looking at the option of replacing with a normal door. We just didn't really see it as a priority when we put the house on the market.
I don't it would be a big job for someone to complete this work if they so wished.

The original Bathroom had no room for either a toilet or a basin (if we kept the bath in,) so the only option to have both was to open it up fully.

Thanks for the comments

Scotbot

korabiowski said:

Cakeguts said:

When you spent money doing the house up you bought a new kitchen and bathroom.  The bathroom fittings that you bought were new to you and so was the kitchen.  However you are not selling a new kitchen and bathroom you are selling a second hand kitchen and bathroom and any other improvements you made.  So work out how much you would pay for your kitchen and bathrooms now they are second hand because that is what you are selling. They aren't new anymore you have used them.

You may have spent £80k doing the place up but that £80k is on items that were new retail prices. You are selling second hand.  No one is going to pay new price for second hand items. 

Decorations and what you have done to the garden are your taste.  There is no guarantee that anyone will pay extra for your taste. You may have retiled and painted the house but the next person could easily not like what you have done and want to change it all.  They aren't going to pay you a lot of money for your taste if they know that they are going to replace it all.

I find the fact that there is no downstairs toilet and two very strange bathroom arrangements upstairs a bit offputting.  It looks as if the main bathroom is a shower room and the ensuite is a bathroom but there is no door between the bathroom and the main bedroom so the house is not finished it needs some more money spent on it to sort the bathroom arrangement out. 

Thanks for the comments.

Appreciate the bathrooms aren't to everyone's taste, but it works for us

What I am really struggling to understand is that the majority of people are saying we are over valuing the upgrade works we have done since buying. The house was a mess when we bought it, believe me!!

If there was no previous records of what we paid for the house 2 years ago, would anyone be batting an eyelid? Probably not to the extreme that people have.

We have purely put the house on the market below the advised 'current' price provided by 3 reputable local estate agents. If this is too high, then we will find out in a few weeks time, and kick ourselves.

However, the price we paid 2 years ago, and the amount we have spent upgrading since, is irrelevant in my opinion.

Thanks again

But there are records, both price history and previous, listings. I looked at both and assumed a spend of around 25k. I would then add 10 to 15 % on which brings me to around 260 to 265k. That is what most buyers will do.

So the price seems on the high side, the house is quirky and thed layout won't work for a number of people. This explains why people are not rushing to buy it. Realistically the only thing you csn change is price everything else is tinkering round thdd edges and unlikely to influence whether people view it. Since you like it you may as well hold out and see what happens

korabiowski

GaleSF63 said:

Forgive me if I've missed it - I can't get on with Rightmove's latest layout at all, but I can't find any room dimensions. 

Yes, that winds me up also. The room dimensions are in the full description of the house. I would prefer them to be on the floor plan so it is clearer

korabiowski

Scotbot said:

korabiowski said:

Cakeguts said:

When you spent money doing the house up you bought a new kitchen and bathroom.  The bathroom fittings that you bought were new to you and so was the kitchen.  However you are not selling a new kitchen and bathroom you are selling a second hand kitchen and bathroom and any other improvements you made.  So work out how much you would pay for your kitchen and bathrooms now they are second hand because that is what you are selling. They aren't new anymore you have used them.

You may have spent £80k doing the place up but that £80k is on items that were new retail prices. You are selling second hand.  No one is going to pay new price for second hand items. 

Decorations and what you have done to the garden are your taste.  There is no guarantee that anyone will pay extra for your taste. You may have retiled and painted the house but the next person could easily not like what you have done and want to change it all.  They aren't going to pay you a lot of money for your taste if they know that they are going to replace it all.

I find the fact that there is no downstairs toilet and two very strange bathroom arrangements upstairs a bit offputting.  It looks as if the main bathroom is a shower room and the ensuite is a bathroom but there is no door between the bathroom and the main bedroom so the house is not finished it needs some more money spent on it to sort the bathroom arrangement out. 

Thanks for the comments.

Appreciate the bathrooms aren't to everyone's taste, but it works for us

What I am really struggling to understand is that the majority of people are saying we are over valuing the upgrade works we have done since buying. The house was a mess when we bought it, believe me!!

If there was no previous records of what we paid for the house 2 years ago, would anyone be batting an eyelid? Probably not to the extreme that people have.

We have purely put the house on the market below the advised 'current' price provided by 3 reputable local estate agents. If this is too high, then we will find out in a few weeks time, and kick ourselves.

However, the price we paid 2 years ago, and the amount we have spent upgrading since, is irrelevant in my opinion.

Thanks again

But there are records, both price history and previous, listings. I looked at both and assumed a spend of around 25k. I would then add 10 to 15 % on which brings me to around 260 to 265k. That is what most buyers will do.

So the price seems on the high side, the house is quirky and thed layout won't work for a number of people. This explains why people are not rushing to buy it. Realistically the only thing you csn change is price everything else is tinkering round thdd edges and unlikely to influence whether people view it. Since you like it you may as well hold out and see what happens

So on that basis, if the house was actually worth 225k when we bought it (which everyone seems to be neglecting in favour of what we actually paid for it,) then you would have us at £285k.
NB. Before completion, we had an independent RICS valuation/survey done for our peace of mind, and he valued it at £230k in its condition. His opinion, but I paid good money for that professional opinion.

At the end of the day, its all a guessing game, and time will tell what the house is currently worth

Thanks again

Scotbot

korabiowski said:

Scotbot said:

korabiowski said:

Cakeguts said:

When you spent money doing the house up you bought a new kitchen and bathroom.  The bathroom fittings that you bought were new to you and so was the kitchen.  However you are not selling a new kitchen and bathroom you are selling a second hand kitchen and bathroom and any other improvements you made.  So work out how much you would pay for your kitchen and bathrooms now they are second hand because that is what you are selling. They aren't new anymore you have used them.

You may have spent £80k doing the place up but that £80k is on items that were new retail prices. You are selling second hand.  No one is going to pay new price for second hand items. 

Decorations and what you have done to the garden are your taste.  There is no guarantee that anyone will pay extra for your taste. You may have retiled and painted the house but the next person could easily not like what you have done and want to change it all.  They aren't going to pay you a lot of money for your taste if they know that they are going to replace it all.

I find the fact that there is no downstairs toilet and two very strange bathroom arrangements upstairs a bit offputting.  It looks as if the main bathroom is a shower room and the ensuite is a bathroom but there is no door between the bathroom and the main bedroom so the house is not finished it needs some more money spent on it to sort the bathroom arrangement out. 

Thanks for the comments.

Appreciate the bathrooms aren't to everyone's taste, but it works for us

What I am really struggling to understand is that the majority of people are saying we are over valuing the upgrade works we have done since buying. The house was a mess when we bought it, believe me!!

If there was no previous records of what we paid for the house 2 years ago, would anyone be batting an eyelid? Probably not to the extreme that people have.

We have purely put the house on the market below the advised 'current' price provided by 3 reputable local estate agents. If this is too high, then we will find out in a few weeks time, and kick ourselves.

However, the price we paid 2 years ago, and the amount we have spent upgrading since, is irrelevant in my opinion.

Thanks again

But there are records, both price history and previous, listings. I looked at both and assumed a spend of around 25k. I would then add 10 to 15 % on which brings me to around 260 to 265k. That is what most buyers will do.

So the price seems on the high side, the house is quirky and thed layout won't work for a number of people. This explains why people are not rushing to buy it. Realistically the only thing you csn change is price everything else is tinkering round thdd edges and unlikely to influence whether people view it. Since you like it you may as well hold out and see what happens

So on that basis, if the house was actually worth 225k when we bought it (which everyone seems to be neglecting in favour of what we actually paid for it,) then you would have us at £285k.
NB. Before completion, we had an independent RICS valuation/survey done for our peace of mind, and he valued it at £230k in its condition. His opinion, but I paid good money for that professional opinion.

At the end of the day, its all a guessing game, and time will tell what the house is currently worth

Thanks again

It sold for 207k so anyone viewing it on RM will assume that is what it was worth and start at that price. Only you know the back history

korabiowski

korabiowski said:

Scotbot said:

korabiowski said:

Cakeguts said:

When you spent money doing the house up you bought a new kitchen and bathroom.  The bathroom fittings that you bought were new to you and so was the kitchen.  However you are not selling a new kitchen and bathroom you are selling a second hand kitchen and bathroom and any other improvements you made.  So work out how much you would pay for your kitchen and bathrooms now they are second hand because that is what you are selling. They aren't new anymore you have used them.

You may have spent £80k doing the place up but that £80k is on items that were new retail prices. You are selling second hand.  No one is going to pay new price for second hand items. 

Decorations and what you have done to the garden are your taste.  There is no guarantee that anyone will pay extra for your taste. You may have retiled and painted the house but the next person could easily not like what you have done and want to change it all.  They aren't going to pay you a lot of money for your taste if they know that they are going to replace it all.

I find the fact that there is no downstairs toilet and two very strange bathroom arrangements upstairs a bit offputting.  It looks as if the main bathroom is a shower room and the ensuite is a bathroom but there is no door between the bathroom and the main bedroom so the house is not finished it needs some more money spent on it to sort the bathroom arrangement out. 

Thanks for the comments.

Appreciate the bathrooms aren't to everyone's taste, but it works for us

What I am really struggling to understand is that the majority of people are saying we are over valuing the upgrade works we have done since buying. The house was a mess when we bought it, believe me!!

If there was no previous records of what we paid for the house 2 years ago, would anyone be batting an eyelid? Probably not to the extreme that people have.

We have purely put the house on the market below the advised 'current' price provided by 3 reputable local estate agents. If this is too high, then we will find out in a few weeks time, and kick ourselves.

However, the price we paid 2 years ago, and the amount we have spent upgrading since, is irrelevant in my opinion.

Thanks again

But there are records, both price history and previous, listings. I looked at both and assumed a spend of around 25k. I would then add 10 to 15 % on which brings me to around 260 to 265k. That is what most buyers will do.

So the price seems on the high side, the house is quirky and thed layout won't work for a number of people. This explains why people are not rushing to buy it. Realistically the only thing you csn change is price everything else is tinkering round thdd edges and unlikely to influence whether people view it. Since you like it you may as well hold out and see what happens

So on that basis, if the house was actually worth 225k when we bought it (which everyone seems to be neglecting in favour of what we actually paid for it,) then you would have us at £285k.
NB. Before completion, we had an independent RICS valuation/survey done for our peace of mind, and he valued it at £230k in its condition. His opinion, but I paid good money for that professional opinion.

At the end of the day, its all a guessing game, and time will tell what the house is currently worth

Thanks again

If you managed to buy a £20k car for £19k because you haggled well, would you give the next buyer an automatic £1k discount when you sell the car 2 years later? No you wouldn't.