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Having sold and bought recently, I would be weary of an estate agent valuation based on 'how nice' your property is. We were hit with a down valuation on a property we wanted to buy of 75k (it was actually 90k off the original estate agent valuation) as no matter how nice it was the price was not justifiable with comparables in the area.
On our sale, our kitchen needed doing, windows could have done with replacing, carpets 8 years old, bathroom needed doing etc we had to get it valued by a surveyor (as it was shared ownership) and got it valued for about 30k more than we expected despite all of the above, but largely it seemed to be based on square footage and the ability to show reasonable comparables in the area.
The property we eventually bought was a brand new show flat with all the furniture, appliances, soft furnishings etc and none of that was taken into account in the valuation.
In my recent experience certain estate agents are massively over inflating valuations and hoping they can find a buyer with the cash to overpay to make up the shortfall.
mustardbeak-
but largely it seemed to be based on square footage
Well that's essentially what you're buying isn't it?
When you're looking at £hundreds per square foot compared with a lick of paint it all stacks up even compared to that new kitchen or whatever. That's why developers are only interested in square footage at the end of the day, finishes are cheap in comparison.
Prole.
Given the rises in value I would think that we're probably at around 50/50 LTV, possibly a bit more on the V side, depending on who values the place.
I was going to get it valued after the new kitchen goes in, worth holding off and getting the highest valuation possible? If we could hit £350,000 that would give us a pretty healthy amount of equity, given the £140,000 loan outstanding.