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It’s a paradox really - £10k looks like nothing on the total cost (and spread over a mortgage period) but it’s a shit load of cash up front and could be an insurmountable barrier if you’re already at your limit.
I reckon some kind of auction system would be better for everyone - market determines price instead of estate agents and overly optimistic sellers.
You should only offer what you think the place is worth to you. Doesn't matter what others think. You don't know their position.