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@.Rodders
Thanks all - yeah mid terrace and inhabited until recently so interested to see what state its in, has double glazing which is a start. seems to be anything that needs work is cash buyers only/EAs are forcing them through over mortgagees. Demand is crazy at the moment for whatever reason; we went and saw a 2 bed needing work near Forest Gate at a 'reasonable' OIEO 415k and owner had 30 viewing within 48 hours of it going online and was sold within 72 - impossible to keep up!
@BobbyBriggs that is kind, would be keen to pick your brains if we got it!