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This is their opportunity to get negotiating experience
@PhilDAS Get back to the EA with a revised offer
also this. the buyer may well know the house needs work and are hoping that they'll get someone that's willing to overlook it
If you think it needs 20k, you could always offer 30k less, expecting they'll refuse but at least anchoring the offer somewhat, then if it's still on the market in a couple of months come back having miraculously found 10k and you're willing to go up to just 20k under the asking which wont look like you're lowballing because it's up from where you weredon't be too British about it. worst case, you make an offer the sellers are offended by and they have a grumble behind closed doors about it
duncs-
I would budget 20-30k for the roof to be redone
We had quotes around 20-25k for a full reroof for a 2 up 2 down victorian terrace. In the end we managed to get it done for 9k but they werent gold standard of professionalism or craftsmanship. They were recommended from family who had roof work done so we knew they were OK and had been out to resolve any snags. Roof is water tight which is what counts but finishing details like rendering of the parapet wall etc was done very slap dash.
Worth it for the 10k+ saving but I'd definitely want to budget for closer to 20k to be safe.
This was also 3 years ago so prices may have gone up.
apc
I agree, to an extent. This is their opportunity to get negotiating experience.
@PhilDAS Get back to the EA with a revised offer. Best guess. i.e. worst case £20k to fix the lot (wall, chimney, roof). They might tell you to do one, they might not. Take it from there. If you've already decided to sack it off, there's no harm in it.