How to Make an Offer on a House, What to Include and What to Negotiate

Offers Are More Than a Number

When you call an estate agent to make an offer, you are not simply proposing a price. You are presenting yourself as a buyer and making a case for why the seller should choose you. A lower offer from a well-positioned buyer with no chain can be more attractive than a higher offer from someone who still needs to sell and has not arranged a mortgage.

Before You Make an Offer

**Know your maximum budget before negotiating.** Set a firm limit based on your mortgage in principle, your deposit, and all associated costs (SDLT, solicitor fees, survey, removals). This prevents you from being drawn into a bidding war beyond what you can afford.

**Research comparable sold prices.** Look at what similar properties in the same area have sold for recently, using HM Land Registry data. A property priced above comparables has more room for negotiation; one priced competitively may attract multiple offers.

**Understand the seller's position.** Is the seller under time pressure? Do they have an onward purchase? Are they looking for a quick exchange or a longer completion date? The agent will usually share what they are permitted to share, and sometimes more.

What to Include in Your Offer

When you submit your offer, verbally by phone, followed in writing by email, include:

• **Your offer price**
• **Your financial position**, deposit size, lender name, mortgage in principle confirmation
• **Your chain status**, whether chain-free or the status of your current property
• **Your proposed timescales**, flexibility to complete quickly, or to accommodate the seller's preferred date
• **Your solicitor details**, having a solicitor already instructed signals seriousness

How Much to Offer

An offer significantly below asking price can cause offence and damage the relationship. A modest reduction with a strong supporting case is usually more effective than a low-ball approach.

Negotiating Beyond the Price

Once a price is broadly agreed, other elements are negotiable:

**Fixtures and fittings.** Confirm what is included, fitted appliances, curtains, garden furniture. Get this confirmed in writing.

**Completion date.** If the seller has a preferred date that works for you, aligning with it strengthens your position.

**Price reductions after survey.** If the survey reveals significant defects, you have legitimate grounds to renegotiate. Present a specific, evidenced figure, a surveyor's estimate or contractor's quote, rather than a vague discount request.

When There Are Multiple Offers

In competitive situations, the agent may invite "best and final" offers. Submit the highest price you are comfortable paying, not a round number a competitor might also choose. Reiterate your financial position clearly.

Using Property Passport UK to review comparable sales and property history before this point means you can make a confident, informed offer.

After Acceptance

Acceptance is not legally binding. Write to the agent confirming your offer and terms agreed. Instruct your solicitor immediately. Arrange your survey without delay. A sale agreed is not a sale completed.