Moving to Scotland

[Lotobear]

cptsideways said:

We bought our current pile at below valuation level, the lowest bid by a long way. House was ok but dated. We were cash buyers ready to move, as opposed to others not in the same position, we by chance bumped into the owner sailing (after viewing it and initially dismissing it as over budget) we agreed to an easy fast purchase. They had previously been through the English buyers falling through process, twice. Offer in & 4 weeks later we got the keys!

Three years later and renovations almost complete, it's been a great move, from Dorset.

Lovely place, is the Kames Hotel still good - still sell Fyne Ales?

...by coincidence the former Landlord now lives near me here in Cumbria and I regularly meet him in my local and chat about the place. A Scot who came in the other direction (left due to Nippy)!

[loskie]

cptsideways said:

We bought our current pile at below valuation level, the lowest bid by a long way. House was ok but dated. We were cash buyers ready to move, as opposed to others not in the same position, we by chance bumped into the owner sailing (after viewing it and initially dismissing it as over budget) we agreed to an easy fast purchase. They had previously been through the English buyers falling through process, twice. Offer in & 4 weeks later we got the keys!

Three years later and renovations almost complete, it's been a great move, from Dorset.

That looks lovely. Is it Tighnabruaich or somewhere else?

[cptsideways]

loskie said:

cptsideways said:

We bought our current pile at below valuation level, the lowest bid by a long way. House was ok but dated. We were cash buyers ready to move, as opposed to others not in the same position, we by chance bumped into the owner sailing (after viewing it and initially dismissing it as over budget) we agreed to an easy fast purchase. They had previously been through the English buyers falling through process, twice. Offer in & 4 weeks later we got the keys!

Three years later and renovations almost complete, it's been a great move, from Dorset.

That looks lovely. Is it Tighnabruaich or somewhere else?

Tighnabruiach aye. The Kames is ok but not a locals place any more, the Royal has been bought up for a refurb, the Tighnabruiach Hotel is our local and it's great not high end but just right for a good local.

There's a lot more property coming on the market round our way lately, some lovely places. Waverly was in for it's first visit of the season, lovely to see and hear coming up the Kyle's.

[gotoPzero]

Just an update. I don't want to go into full details just yet but we made an offer and it was rejected.

Now been advised by solicitor to wait for a closing date.

[Jonny8v]

Sorry to hear that. They must be set on a closing date as often solicitor to solicitor chat might give an idea of an offer that might have taken it off.

Fingers crossed for the closing date when it comes.

Remember to add your lucky number on to the bid so it’s not a nice round number!

[gotoPzero]

So we have been told to submit our final offer....

WTF do we do now?

Do you submit your maximum?

I assume they just go with the highest?

I dont want to discuss exact numbers but lets just use rough examples.
Its on for (for example) £600k.
The HR value is £650k.
We so far offered £650k.
Now told send our final offer.

[hidetheelephants]

If there's no closing date they're just angling to see if you can be goaded or panicked into offering more. If 650 is what it's worth to you stick to that.

[gotoPzero]

Can we tell our solicitor how much money we have? I.e we have £nnn as our max and let them try and do something or does it not work like that?

I have a bad feeling we are going to be a good few tens of thousands under the top offer you know once all said and done.

[gotoPzero]

hidetheelephants said:

If there's no closing date they're just angling to see if you can be goaded or panicked into offering more. If 650 is what it's worth to you stick to that.

Closing date is set.

[thepritch]

gotoPzero said:

So we have been told to submit our final offer....

WTF do we do now?

Do you submit your maximum?

I assume they just go with the highest?

I dont want to discuss exact numbers but lets just use rough examples.
Its on for (for example) £600k.
The HR value is £650k.
We so far offered £650k.
Now told send our final offer.

As above, has a date been set? How many notes of interest?

And no, it doesn’t always go to the highest. Flexibility, timing as well a price all make a difference. We put in a ‘package’ stating what other benefits there we to the seller.

[gotoPzero]

Yes its set.

I think there are 2 more people.

The package, did you just do this as a letter or did you get your solicitor to paraphrase?

[Olivera]

gotoPzero said:

I dont want to discuss exact numbers but lets just use rough examples.
Its on for (for example) £600k.
The HR value is £650k.
We so far offered £650k.
Now told send our final offer.

No idea if those values are representative, but D&G is mostly a relatively deprived backwater where the locals earn tuppence. Make sure you're not having your pants pulled down due to offers over.

[Jonny8v]

thepritch said:

gotoPzero said:

So we have been told to submit our final offer....

WTF do we do now?

Do you submit your maximum?

I assume they just go with the highest?

I dont want to discuss exact numbers but lets just use rough examples.
Its on for (for example) £600k.
The HR value is £650k.
We so far offered £650k.
Now told send our final offer.

As above, has a date been set? How many notes of interest?

And no, it doesn’t always go to the highest. Flexibility, timing as well a price all make a difference. We put in a ‘package’ stating what other benefits there we to the seller.

As The Pritch suggests, its not always about the highest.

https://espc.com/property/dumfries-and-galloway suggests the average for D&G is 109% of HR for the last three months but that is so dependant on property type / area.

It also depends on how bad you want it, is the property unique, how devastated will you be if you lose it, how much over can you afford (on the basis it cannot be included in the mortgage numbers etc.

Also, just because there is two notes of interest, that does not guarantee an offer.

It's difficult, there is no denying that - just go with a number you're comfortable with. Even if that is the HR value you have already offered.

[Chucklehead]

as said above, there's no science to it.. using your example, would you be willing to pay 655? 660? 670?

If you lost out and heard that it sold for 672, would you be disappointed as you'd probably have paid that or was it not worth it? That's the number you put in your bid.

[GetCarter]

A lot of people ask me what they should pay for 'offers over' here in the Highlands.

The answer is always the same. Bid what you think it's worth to you and what you're prepared to pay.

[gotoPzero]

The issue is people are saying to bid 10% over and I expect that's what the others will do too.

We don't have +10%, so I think in reality its going to be futile.

Disappointing but we have another place to view at the end of this week.

[p1doc]

all you can do is bid your maximum ,i had 5 bids went to closing date and was lucky to get my forever house in aberdeenshire but could have easily gone the other way
it does seem more competitive now than before so good luck

[PaulWoof]

Your solicitor will put in the relevant details in the offer. such as if you are in a chain or not, flexible on exchange dates etc etc. effectively will try put your offer in the best light (without lying)
you can also stipulate conditions as such offer on condition of satisfactory outcome of a particular report. These are less common in scotland though and naturally makes your offer less attractive if there is another offer without any stipulations to it.

closing date will be everyone has up to date x usually at midday. all offers submitted at that point the seller will go through and decide. they may and often do take lesser offer if no chain etc. Depends on how much value the seller puts on that.

same as everyone else. your offer will be what will you are happy to pay or think in reverse, what price would it go for that i would be angry i didnt offer that. then put it out your mind.

I lost a closing date about a year ago where I offered about 20% over because i thought the property was undervalued and i viewed it as a possible forever home i didnt care about the value. I lost to an offer that was frankly ridiculously over that made me question what the hell the new owner was thinking. I think it was around 60% over. still dream about that house but sting was taken out knowing i would never of paid that.

no harm in offering, at worst solicitor will charge around £100 for putting an offer in. or normally wave this if the solicitor will also be doing this or any future conveyancing

[Gin and Ultrasonic]

The price is a big part of the offer, but it's not necessarily everything. When we sold our house last year we had 4 offers, and took the 2nd highest. The 2nd offer people were in a good position with their house sold to a first time buyer, and were a pleasure to deal with. The difference in price wan't huge so it suited us to accept it.

All you can do is offer as much as you are prepared to pay with no regrets.

Good luck!

[GliderRider]

gotoPzero said:

Been quoted 0.75% + VAT from a Scottish solicitor today for buyers conveyancing,

Seems a lot! Is that par for the course?

With SDLT + Solicitor we are talking £30k...

We were recommended a solicitor by the estate agent for the flat my girlfriend was buying. It seemed like a good idea as they were nearby and the estate agent would be unlikely to have recommended them if they were going to mess them and us around. The solicitor's price was however, considerably higher than using one of the online conveyancers, and as my girlfriend was a cash buyer with no property to sell, it should have been pretty straightforward. I phoned the recommended solicitor and managed to negotiate a much more reasonable price, albeit still slightly dearer than the cheapest online one (which had quite a few negative reviews).
Even though the purchase did have a few hiccups along the way and took some time, due to the seller's negative equity, which was not initially apparent, we were very happy with the solicitor and his service.