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Have been looking over the last couple of months in anticipation of something bad happening, and haven't found anywhere that comes close to this place. It really does tick all of our boxes. There's also the stamp duty holiday - unlikely to find somewhere new where we could complete before that ends.
So we could reduce our offer, but if they said no we would have to go back with our tails between our legs.
Reduce your offer.
Find somewhere else. Plan b. Do it now.