Topic ID 4682
Hi, We have sold our house and almost ready to exchange but steven oates have just sold the second house out from under us, so in desperate need of house to buy. Been in our home for 15 years looking for a new home with a bit more space and room to extend/improve - budget up to 350k hertford/bengeo. Does anyone know anyone thinking of selling as houses in this category as rare as hens teeth.[?]
Reply ID 67119
Hi- Have sent you a private message. Hertfordian
Reply ID 67122
quote:Did you get gazumped? Hope you find something better soon, I know how stressful the entire process is.
Originally posted by Nikiduck
Hi, We have sold our house and almost ready to exchange but steven oates have just sold the second house out from under us, so in desperate need of house to buy. Been in our home for 15 years looking for a new home with a bit more space and room to extend/improve - budget up to 350k hertford/bengeo. Does anyone know anyone thinking of selling as houses in this category as rare as hens teeth.[?]
Reply ID 67130
yes we got gazumped after Oates told our buyer we had an incomplete chain when we had completed our chain with a different agent. There is such a shortage of houses that there was a stampead. now we are back to square 1 again.
Reply ID 67400
So how do you make the decision to stay where you are or how much to compromise? We desperatly need a house as we very much need an extra bedroom, but now wondering if we should compromise to the extent of not having outside space and going for a bigger flat instead. Even though we know this will mean going through this misery again in a few years time when we need outside space.
Reply ID 67407
quote:Have you considered two beds with two receptions, one of which could be used as a bedroom? Or two beds and a convertable basement (Even if it's not full height, it'd do for a child). Two beds with an upstairs bathroom can sometimes have the bathroom moved downstairs and then coverted back when you sell. The reversal is not as expensive because the plumbing can be left under the floor.
Originally posted by Tiny
So how do you make the decision to stay where you are or how much to compromise? We desperatly need a house as we very much need an extra bedroom, but now wondering if we should compromise to the extent of not having outside space and going for a bigger flat instead. Even though we know this will mean going through this misery again in a few years time when we need outside space.
Reply ID 67411
quote:Or if the basement is not yet converted, then dig down a bit, make good the structure if necessary, then convert the space as normal. If the average basement conversion is £10k for full tanking from scratch, a few grand extra to make the room a proper height is worth the outlay for return when selling. Though for a basement to be classified as a bedroom it needs a secondary means of escape, in order to be classified as a habitable room it needs to have a natural light source. I'm not sure if a light tube would be ok or if a proper window is necessary.
Originally posted by shunt Or two beds and a convertable basement (Even if it's not full height, it'd do for a child).
Reply ID 67412
quote:Many basements have a coal shute. With a little digging out, this can normally accomodate an escape window. Digging down does make sense, if possible. Many Victorian houses very shallow foundations though, so it's not always as simple as that, but good advice.
Originally posted by Mr Pquote:Or if the basement is not yet converted, then dig down a bit, make good the structure if necessary, then convert the space as normal. If the average basement conversion is £10k for full tanking from scratch, a few grand extra to make the room a proper height is worth the outlay for return when selling. Though for a basement to be classified as a bedroom it needs a secondary means of escape, in order to be classified as a habitable room it needs to have a natural light source. I'm not sure if a light tube would be ok or if a proper window is necessary.
Originally posted by shunt Or two beds and a convertable basement (Even if it's not full height, it'd do for a child).
Reply ID 67413
Trying to move our family out of a 1 bed flat and into a house so yes conversions an option...a 2 bed house would be ideal though...i just need to find one! Didn't realise it was so cheap for a basement conversion either, maybe this is reason why so few 2 beds come on the market in Hertford.
Reply ID 67443
quote:Your 10k estimate is unfortunately an underestimate given I got a few quotes for mine!! But it's a good general point.
Originally posted by Mr Pquote:Or if the basement is not yet converted, then dig down a bit, make good the structure if necessary, then convert the space as normal. If the average basement conversion is £10k for full tanking from scratch, a few grand extra to make the room a proper height is worth the outlay for return when selling. Though for a basement to be classified as a bedroom it needs a secondary means of escape, in order to be classified as a habitable room it needs to have a natural light source. I'm not sure if a light tube would be ok or if a proper window is necessary.
Originally posted by shunt Or two beds and a convertable basement (Even if it's not full height, it'd do for a child).
Reply ID 67444
We've had our three bed house on the market for about a fortnight now (feels a lot longer!) and whilst we've had a fair amount of interest in terms of viewings, there's been two offers so far - one that was *way* too low and one which whilst it was for a good price is too dependent on chains to be realistic (I think).... Given that we're going to *have* to do something this year or otherwise put plans on ice for at least a couple of years (eldest child will start options next academic year), we're starting to consider what our options are should we not find a buyer in the next couple of months (until the end of the sole agency period). Conservatory *may* be an option to get a second reception room but otherwise, we're wondering if a loft conversion may be the answer so that at least we can get the 4th bedroom we're looking for, but without paying an arm and a leg.... The housing market at the moment certainly seems to be pretty much in the doldrums and part of me is wondering that if we *do* manage to sell our house, will we be able to find anything suitable elsewhere anyway?! Just my two-penny-worth... Hertfordian
Reply ID 67449
quote:Ah, I was going on the thread title. 1 bed flat to two bed house is a different challenge. You are faced with Hertford's biggest property vacuum of the moment. Private developers build flats and sell them to childless couples from outside Hertford, producing a big return per acre. Those couples have children, want to stay, but find a shortage of family homes. That shortage pushes the price of any which do appear beyond reach. The current situation for younger families is difficult to say the least. Note to planners:- Stop granting permission for flats! Hertford's population needs to remain static and mature a little to restore the balance.
Originally posted by Tiny
Trying to move our family out of a 1 bed flat and into a house so yes conversions an option...a 2 bed house would be ideal though...i just need to find one! Didn't realise it was so cheap for a basement conversion either, maybe this is reason why so few 2 beds come on the market in Hertford.
Reply ID 67450
quote:Maybe someone should start a new thread - "2 bed house wanted" [;)]
Originally posted by shuntquote:Ah, I was going on the thread title. 1 bed flat to two bed house is a different challenge.
Originally posted by Tiny
Trying to move our family out of a 1 bed flat and into a house so yes conversions an option...a 2 bed house would be ideal though...i just need to find one! Didn't realise it was so cheap for a basement conversion either, maybe this is reason why so few 2 beds come on the market in Hertford.
Reply ID 67452
quote:Or "Any moderately priced house wanted between 2 and 4 bedrooms" to cover all current shortages.[:D] To all who are struggling to move up, have patience. It took me three years of looking to find a 4 from a 3, but it was so worth waiting for the right one. I may die here (hopefully not any time soon).
Originally posted by Stevequote:Maybe someone should start a new thread - "2 bed house wanted" [;)]
Originally posted by shuntquote:Ah, I was going on the thread title. 1 bed flat to two bed house is a different challenge.
Originally posted by Tiny
Trying to move our family out of a 1 bed flat and into a house so yes conversions an option...a 2 bed house would be ideal though...i just need to find one! Didn't realise it was so cheap for a basement conversion either, maybe this is reason why so few 2 beds come on the market in Hertford.
Reply ID 67478
quote:Feels like we have been looking as long, although admitably we only marketed our house this year. We are now chain free so hopefully that will work in our favour.
[i] To all who are struggling to move up, have patience. It took me three years of looking to find a 4 from a 3, but it was so worth waiting for the right one. I may die here (hopefully not any time soon).
Reply ID 67481
We were on the market earlier in the year for 6 months, but came off when we were mucked around by a potential buyer (and in addition felt there were only so many months of the year we could keep a spotless house with a baby daughter to contend with!) We were thinking of going back on, however looking at the number of 3+ bed houses on Rightmove today, from the bottom of our selling range to the top of our buying range (£280k to £450k), there are only 20 properties for sale in Hertford and a lot of them have been on 3+ months! It does not therefore inspire us to come back into the market this side of Christmas
Reply ID 67482
Think that might be the view of lots of people. Hopefully people will take advantage of the low interest rates put their houses on and get Hertford moving again. At the moment trying to buy in Hertford feels like an impossible task.
Reply ID 67529
This is what we have found too. Shepherds have said unofficially to us that we should wait for a year for things to level out. Ok if you are in our position where we do not need to move only want to. Life is too short to live in a show room !! So good to do nothing this past weekend. Good luck to those who are looking.
Reply ID 67535
quote:Suffered just that for what seemed like ages. People who just want a nose round and then would say, "Oh, it's on a road and next to a pub". In Basil Faulty mode, I would say, "Yes, we thought it would be less confusing to leave it in the same position as it was when you first saw the For Sale board."[:D] Eventually I refused viewings from anyone not already marketing or sold. Helped a lot.
Originally posted by Nikiduck
This is what we have found too. Shepherds have said unofficially to us that we should wait for a year for things to level out. Ok if you are in our position where we do not need to move only want to. Life is too short to live in a show room !! So good to do nothing this past weekend. Good luck to those who are looking.
Reply ID 67538
quote:Agreed. We had lots of people (and I mean LOTS of people) view and then say: 'oh, but it's a flat'. What, you mean the specs didn't state that fact in block capitals right under the picture...? On the upside, we did learn to love living in a very tidy home!
Originally posted by shuntquote:Suffered just that for what seemed like ages. People who just want a nose round and then would say, "Oh, it's on a road and next to a pub". In Basil Faulty mode, I would say, "Yes, we thought it would be less confusing to leave it in the same position as it was when you first saw the For Sale board."[:D] Eventually I refused viewings from anyone not already marketing or sold. Helped a lot.
Originally posted by Nikiduck
This is what we have found too. Shepherds have said unofficially to us that we should wait for a year for things to level out. Ok if you are in our position where we do not need to move only want to. Life is too short to live in a show room !! So good to do nothing this past weekend. Good luck to those who are looking.
Reply ID 67546
quote:3 bed just come on the market in North Road Avenue with Steven Oates (sorry, I know they are you are not impressed with them) for £350,000 http://www.rightmove.co.uk/property-for-sale/property-23521009.html?
Originally posted by Nikiduck
Hi, We have sold our house and almost ready to exchange but steven oates have just sold the second house out from under us, so in desperate need of house to buy. Been in our home for 15 years looking for a new home with a bit more space and room to extend/improve - budget up to 350k hertford/bengeo. Does anyone know anyone thinking of selling as houses in this category as rare as hens teeth.[?]
Reply ID 67547
I made an appointment to see this house tomorrow, but have been told this afternoon that it has already sold - I now just give up! How can anyone with a normal life (a job!) manage to buy around here?!
Reply ID 67548
And there was I about to post that it seemed quite expensive!
Reply ID 67549
How frustrating. I note this house on Warren Terrace has been on a while for those of you with budgets up to £325,000 http://www.vebra.com/property/1036/17971456
Reply ID 67580
We have the same problem,the houses sell before we can get home from work and look at them (we both work in london). Estate agent's advice to us recently was: use all holiday so your always about, walk round with all your mortgage documents and a deposit in an instant access account with a cheque book, give up your 'normal' life to focus on getting a property and visit in person all agents everyday. Should it really be this hard to move house?
Reply ID 67587
Could you demand a viewing saying your a cash buyer or something like that, then if you like it offer the asking price and try out negotiate the other party.
Reply ID 67596
quote:Even when using all of your holiday you will not be about all of the time, unless I am missing something [;)] And who visits the Estate Agents every day?
Originally posted by Tiny Estate agent's advice to us recently was: use all holiday so your always about, walk round with all your mortgage documents and a deposit in an instant access account with a cheque book, give up your 'normal' life to focus on getting a property and visit in person all agents everyday. Should it really be this hard to move house?
Reply ID 67597
quote:I do not htink it is nice to gazump another person who has had an offer excepted.
Originally posted by Bubbaoshea
Could you demand a viewing saying your a cash buyer or something like that, then if you like it offer the asking price and try out negotiate the other party.
Reply ID 67603
I agree Harran but in the current market you are better off trying to get a viewing at any cost and then if an offer has been made you could either match it or at the very least demand first refusal on the property if the chain breaks for any reason. I can't see any other way. My bet is a lot of people are getting a viewing instantly, putting in an offer just to stop other people viewing it and then if they decide against purchasing pull out and move on to the next one. This house springs to mind as this was under offer/sold a few weeks back and is now back on the market. Perhaps the survey wasn't great or perhaps the vendor decided they wanted more money due to prices increasing slightly. http://www.rightmove.co.uk/property-for-sale/property-13544871.html?minPrice=230000&maxPrice=425000&minBedrooms=2&displayPropertyType=houses&oldDisplayPropertyType=houses&pageNumber=5&fromSummary=true&backToListURL=%2Fproperty-for-sale%2FHertford.html%3FminPrice%3D230000%26maxPrice%3D425000%26minBedrooms%3D2%26displayPropertyType%3Dhouses%26oldDisplayPropertyType%3Dhouses%26index%3D40
Reply ID 67606
New house to the market as well http://www.rightmove.co.uk/property-for-sale/property-23538490.html?minPrice=230000&maxPrice=425000&minBedrooms=2&displayPropertyType=houses&oldDisplayPropertyType=houses&pageNumber=5&fromSummary=true&backToListURL=%2Fproperty-for-sale%2FHertford.html%3FminPrice%3D230000%26maxPrice%3D425000%26minBedrooms%3D2%26displayPropertyType%3Dhouses%26oldDisplayPropertyType%3Dhouses%26index%3D40 Quick question: Does Molewood and Bullocks Lane have more curb appeal than Tower St in Bengeo? Perhaps they do. The reason I ask is mainly due to the value of these 2 properties (£285k)as our 3 bed house (which room size wise, was bigger than both Molewood/Bullocks) was estimated to be worth some £25-30,000 below these. Can't see it myself but guess the market in Hertford is a strange one. We thought ours would be worth around the £285k mark but were very wrong. Needless to say we aren't moving.
Reply ID 67616
Is Tower St is better now only one way, we looked at one there years ago, very nice but is closer to traffic in bengeo street. That 2 bed house on molewood gets more because it is a semi cant say why bullocks on for that price. There do seem to be some very strange "rules". There was one on Parkhurst which was smaller than ours with a courtyard garden for £299 !!! a few weeks back, was reduced to £289 but has sold now.
Reply ID 67624
quote:Molewood Road is very close to Hertford North so that goes on its favour. Bullocks Lane is on a busy road. In my opinion [:D] I think the £285k asking price is a touch high. Tower Street looks a nice road - did all of the Estate Agents value it £25-£30k below?
Originally posted by Bubbaoshea Quick question: Does Molewood and Bullocks Lane have more curb appeal than Tower St in Bengeo? Perhaps they do. The reason I ask is mainly due to the value of these 2 properties (£285k)as our 3 bed house (which room size wise, was bigger than both Molewood/Bullocks) was estimated to be worth some £25-30,000 below these. Can't see it myself but guess the market in Hertford is a strange one. We thought ours would be worth around the £285k mark but were very wrong. Needless to say we aren't moving.
Reply ID 67625
quote:This was on when we were looking c. Jan/Feb '09 time. I'm convinced it was on for less than £285k at that time. One of our previous neighbours is selling now; Oates has advised them that their flat is now worth 50k more than we sold ours for in Feb 2009 (and we had the raised 1st floor with all the architrave/fireplaces/period etc) as there is a shortage of good size character properties about.
Originally posted by Harran
Molewood Road is very close to Hertford North so that goes on its favour. Bullocks Lane is on a busy road. In my opinion [:D] I think the £285k asking price is a touch high. Tower Street looks a nice road - did all of the Estate Agents value it £25-£30k below?
Reply ID 67632
quote:I agree that the proximity of Molewood Road to Hertford North adds value, plus there is off-street parking rather than a front garden. A similar neighbouring property had a side extension added a few years ago increasing the living space. There is an estate agent's advert in this weeks Mercury that describes Bullock Lane as a semi-detached (IMHO an end-terrace) with a double garage at the rear, which would explain the added value implied by the estate agent on that property.
Originally posted by Harranquote:Molewood Road is very close to Hertford North so that goes on its favour. Bullocks Lane is on a busy road. In my opinion [:D] I think the £285k asking price is a touch high. Tower Street looks a nice road - did all of the Estate Agents value it £25-£30k below?
Originally posted by Bubbaoshea Quick question: Does Molewood and Bullocks Lane have more curb appeal than Tower St in Bengeo? Perhaps they do. The reason I ask is mainly due to the value of these 2 properties (£285k)as our 3 bed house (which room size wise, was bigger than both Molewood/Bullocks) was estimated to be worth some £25-30,000 below these. Can't see it myself but guess the market in Hertford is a strange one. We thought ours would be worth around the £285k mark but were very wrong. Needless to say we aren't moving.
Reply ID 67634
For those looking for a 3 bed house Bairstow Eves have a 3 bed semi-detached in Rib Vale, Bengeo, coming on the market for £310k-£315k. Requires updating.
Reply ID 67637
But at the end of the day Molewood Road is only a 2 bed house...£285 is seriously expensive for 2 bedrooms. Parking or not. I still can't understand why if you had enough for £285 why you would buy a 2 bed house, unless you are downsizing. You could probably have 4 bedrooms on the foxholes for that if you didn't need the station.
Reply ID 67648
quote:How do you know this !!!! when will it be coming on ?
Originally posted by Harran
For those looking for a 3 bed house Bairstow Eves have a 3 bed semi-detached in Rib Vale, Bengeo, coming on the market for £310k-£315k. Requires updating.
Reply ID 67649
quote:Susan in Bairstowe Eves told us today - I have the brochure in front of me! [:)]
Originally posted by Nikiduckquote:How do you know this !!!! when will it be coming on ?
Originally posted by Harran
For those looking for a 3 bed house Bairstow Eves have a 3 bed semi-detached in Rib Vale, Bengeo, coming on the market for £310k-£315k. Requires updating.
Reply ID 67650
It is on for £315k & the room measurements are as follows: Lounge/Diner: 24'11" x 11'5" (max) Kitchen 12' x 8'10" Integral garage that could be converted into 2nd reception room. Bed 1: 12'4" x 10'5" Bed 2: 10'5" x 9'5" Bed 3: 9'2" x 9'2" Bathroom Seperate WC Off-street parking
Reply ID 67651
quote:Four beds on Foxholes for £285?!?! You must be joking!!! If only that were the case - you're more likely looking at about £340 (as far as I can see on Rightmove at the moment). If only it were £285 and then we wouldn't have to consider moving north to get that 4th bedroom....
Originally posted by Tiny
But at the end of the day Molewood Road is only a 2 bed house...£285 is seriously expensive for 2 bedrooms. Parking or not. I still can't understand why if you had enough for £285 why you would buy a 2 bed house, unless you are downsizing. You could probably have 4 bedrooms on the foxholes for that if you didn't need the station.
Reply ID 67655
Good point re Foxholes! But wonder what the valuation surveys will come back with on these houses? If its overpriced then whoever buys will need to have a hefty deposit to make up any mortgage difference. Perhaps this is the problem with houses coming back on and off the market, all the lenders still seem cautious at the moment. So would you be better off buying a bigger house with a 15% deposit or a smaller house with a 30% deposit as its been valued differently by the mortgage surveyor?
Reply ID 67656
quote:Mortgage valuers are well aware of area differences since a local surveyor is usually appointed to the task. So it's not as simple as just size. There are areas in Herford which are hugely more "desirable" than others for reasons that go way beyond proximity to a station. The old saying "location, location, location" still holds true.
Originally posted by Tiny
Good point re Foxholes! But wonder what the valuation surveys will come back with on these houses? If its overpriced then whoever buys will need to have a hefty deposit to make up any mortgage difference. Perhaps this is the problem with houses coming back on and off the market, all the lenders still seem cautious at the moment. So would you be better off buying a bigger house with a 15% deposit or a smaller house with a 30% deposit as its been valued differently by the mortgage surveyor?
Reply ID 67657
quote:Note the position of the back garden in relation to the pub garden (google maps is your friend) and that may explain why it's still on.
Originally posted by Harran
How frustrating. I note this house on Warren Terrace has been on a while for those of you with budgets up to £325,000 http://www.vebra.com/property/1036/17971456
Reply ID 67659
quote:I thought it was a quiet little local pub - and that house looks like it's not right next to the pub anyway, unless they've extended to the right. Warren Terrace is a narrow little cul-de-sac opposite what used to be a council estate, so it's not the most desirable location, but I think that the property in question looks like a decent place, offered at a reasonable price. It will suit somebody.
Originally posted by newcomerquote:Note the position of the back garden in relation to the pub garden (google maps is your friend) and that may explain why it's still on.
Originally posted by Harran
How frustrating. I note this house on Warren Terrace has been on a while for those of you with budgets up to £325,000 http://www.vebra.com/property/1036/17971456
Reply ID 67668
quote:The Warren is indeed a 'local pub'; the only thing missing is the lonesome howl of a werewolf. Big match days caused problems parking and occasionally we would rush to the front window to watch the ruckus from drunken pub-goers - though this was only occasionally. We lived for nearly 5 years in sight of the pub, and were not the only ones to think that the area would 'improve' if the pub was not there...[}:)] As for worrying about a 'council estate' nearby: in my opinion we had good neighbours in the area. If it was once local authority it doesn't look or feel like it any more.
Originally posted by homeless I thought it was a quiet little local pub
Reply ID 67685
I can see how the pub would be a turn off. Never ventured down Warren Terrace.
Reply ID 68045
For anyone interested, I have a 3 bedroom house for sale or let in the town centre. Tenants moved out this weekend and so it is available immediately for anyone who likes town-centre living but wants more space than a flat gives. Completely refurbished just over 2 years ago and is in immaculate condition with a new bathroom and kitchen. No work needed. http://www.rightmove.co.uk/property-to-rent/property-18829457.html
Reply ID 68088
[url="http://www.rightmove.co.uk/property-for-sale/property-27402284.html?locationIdentifier=OUTCODE^2342&minPrice=450000&maxPrice=450000&maxDaysSinceAdded=7&minBedrooms=3&maxBedrooms=3&displayPropertyType=houses&retirement=false&radius=0.5&oldDisplayPropertyType=houses&pageNumber=1&fromSummary=true&backToListURL=%2Fproperty-for-sale%2Ffind.html%3FlocationIdentifier%3DOUTCODE%255E2342%26minPrice%3D450000%26maxPrice%3D450000%26maxDaysSinceAdded%3D7%26minBedrooms%3D3%26maxBedrooms%3D3%26displayPropertyType%3Dhouses%26retirement%3Dfalse%26radius%3D0.5%26oldDisplayPropertyType%3Dhouses"]3 bedroom terraced house for sale Maltings Mews, Hertford, Herts, SG13[/url] sorry, don't know how to do a better link, but if you cut and paste it should work Link modified by Admin
Reply ID 68093
Bengeobabe, your link doesn't need any of the text string that is not underlined. Hope that helps!
Reply ID 68098
I remember looking at this place about ten years ago when we were in the moving up predicament. Its a fantastic character building and was one of my favourites at the time though wasn't quite right for us (really can't remember why?).
Reply ID 68111
quote:I have sent you an email about your property - hope it's of interest [:)]
Originally posted by bertie
For anyone interested, I have a 3 bedroom house for sale or let in the town centre. Tenants moved out this weekend and so it is available immediately for anyone who likes town-centre living but wants more space than a flat gives. Completely refurbished just over 2 years ago and is in immaculate condition with a new bathroom and kitchen. No work needed. http://www.rightmove.co.uk/property-to-rent/property-18829457.html