How much should I offer on a property?

Couldn’t agree more.

Would be good and polite if posters would come back to let us know how they have got on. So many people have given their comments and thoughts on this, but judi1144 seems to have disappeared.

Thanks - I now know what a 'coach house' is! I can see where the term comes from now.
I would think you need to be very sure about the quality of the build, and wonder if some have had problems.

A coach house used to be a converted stable/garage but now seems to be a flat or house with garage below, beloved of developers who stuff as much as they can into an estate. Apparently can be difficult to heat and tend not to be very popular. May not be just the garage that goes with the house that’s underneath, may also be a couple of further garages serving other properties on an estate which might give rise to noise nuisance and possibility of dangerous stuff being stored below house by others might be off putting and make insurance difficult. OP hasn’t come back, would like to hear her views on what’s been said.

from what i remember it is to do with what is underneath them? so a thoroughfare, a garage etc

I remembered after posting that my closest town has a development of them, I think they might be an old school/hospital but they are mainly 'coach houses' and they take a long time to sell too even though they are very close the main line into London

I don't suppose, JaneJudge, that you know why?
I wonder if an old coach house might have been built without foundations? But I think sometimes the term is used to mean 'small house where the coachman / chauffeur used to live' rather than an ex-stable / garage?
And in our village we have a 'Coach House', a Manor House, and an Old Bakery, none of which were anything to do with coaches, squires, manors or bakeries! I do however, note that OP uses the term to describe the house.

I think coach houses can be difficult to get mortgages on? I think I saw this on homes under the hammer! could that be why it hasn't sold?

Judi It may have failed previous surveys, hence the length of time on the market. Make sure to get an independent survey done, and start with a low offer, subject to survey.

I'm a hard bargainer OP and Id go in with a cheeky £150,000 . I wouldn't expect them to accept that but I wouldn't go any higher than £175,000.

You always have to be prepared to walk away if the price isnt right- its amazing how often after a week or two someone will come back and get much closer to the figure you have in mind. Good luck !

Is it a listed building ? If yes, you could be buying into future high maintenance costs with the requirements of English Heritage with how repairs are carried out and what materials are used.

You need to read the deeds. We were going to buy a house with a workshop. It was only when I looked at the deeds I discovered that ‘the person working in the workshop must reside in the attached house’. Bit of a killer, when we came to retire we would not be able to rent it out, or let another workman rent some of the space. Now we knew why it was still on the market.

I’m alarmed that this house has been on the market for so long. You say you’ve researched everything about it. Have you looked at it on Google Earth to check its wider setting and looked online for development proposals in the area which would impact? Is there a noisy pub or road nearby? Have you checked previous sale price/likely value of this house (esp Zoopla as has been suggested). If the property details mention the square footage work out the price per square foot and check against ppsf of other properties in the area. Also you can look at the registered title online for just a few pounds - go to the official government land registry website, not one with a similar title which will get you land registry docs at a much higher price. If freehold there might be unduly restrictive covenants, if leasehold there may be an escalating ground rent (e.g. doubling every so many years) and/or high service charge). There’s a reason this place has been on the market for such an extraordinarily long period. Has the price already been reduced? If not that suggests the seller won’t accept (much) less. Find out as much as you can before putting in an offer and commissioning a full survey (not just a ‘homebuyers report’ which is cheaper but not nearly so thorough), which is a big expense. Do let us know how you get on!

I would offer £180,cash isn`t king anymore as i found out a few years ago when i was buying a property out right.
Good luck.

If you are really keen, then get a full, independent surveyor's report.
It is unlikely that it would be so bad that you would walk away (but if so, it would be money well spent) but you would know what you might need to spend on the property, and that would help you decide on an offer.

In these strange times, I wouldn't worry too much that it has been on for a long time - recently some family members bought a similar house and there were no issues - it was just that what looked like a high price 18 months ago looks better now.

Good luck!

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judi1144 do come back and let us know how you got on, did you make an offer, wa it accepted?

Good point about checking house prices, I find Zoopla often has more detail than RightMove.

I'd assumed that a coach house was an period property but a look at the popular online sites shows that the term is also used to describe a lot of new(er) builds that have a carport with a room over.

If it's the latter, then have you checked when it was first/last sold which may be one and the same. New builds are often (usually?) sold at a ridiculously high premium. A vendor may be trying to get at least his or her purchase price back particularly if the house was bought on a 100% guarantor mortgage.

Of course, the market value is what someone will pay for it but it's one possible reason for it having been on the market for a long time rather than any issue with structure or location.

I would ask the agent if there have been any previous buyers and what the feedback had been from viewers. Have previous sales fallen through and why? They have to tell you what they know. It would be as well to find out now rather than the survey stage if there's an issue. I assume that you will be having a full survey? Are there service charges or other costs? Having found out what you need to know I would go in at £180, let them know that you are a cash buyer.

It may have been on the market for so long because the seller wants £200,000, and won't accept offers lower than that. They might love the house and not really want to move.

I'd offer 5% under ie £190, and if this is refused, see if they come back with a counter offer and accept it if you really like it.

I saw something on MoneySavingExpert about coach houses ... is the garage underneath the lounge?

Some properties here are going practically as soon as they are advertised but others are stubbornly sticking, probably because there is something unusual or odd about them, or they are overpriced.

A coach house is what I might put in the 'unusual' bracket but if it is exactly what you want, you could, as a cash buyer, offer £180,000, subject to survey, and be prepared to pay more than that.

You can always go up but not down.

As a cash buyer you are in a position to move immediately with no chain and no waiting for estate agents and mortgages so you are highly sought after. As the property has been on the market for 14 months, make sure to get an independent survey and if that’s ok offer at least 10% less. You can always offer more if that isn’t accepted.

It’s been on a while so I’d go in at 180,000 , Good luck Judi

Start lower build up.

Why it has been in the market for so long is key.