Q&A

Is it acceptable to lower offer after survey results?We put in an offer on a house which was accepted - at the time we made it clear that the offer was subject to a full survey.

We were surprised to see that a "Sale Agreed" sign had gone up the day after our offer was accepted even though the survey had not yet happened. Anyway, the survey showed that the house needs more work that we originally budgeted for - for example, it needs rewiring and new windows at the back. We still want the house and we are not trying to pull a fast one as we said at the very beginning that it was subject to survey. We broached it with the agent before we knew the extent of the problems and he said the owners would be reluctant to accept a lower offer. Now that we have firm figures, would it be acceptable to put in a formal lower offer?

As you know, under the house sale system here, a house is not sold until the final contracts are signed and a "sale agreed" sign really means very little as both parties can pull out right up to the last minute. You can, by all means, put in your new lower offer to the vendors but they are under no obligation to accept it - even if you did in the first instance make it clear the survey element in your offer.

Do you know if there is an underbidder in the wings? If so, the vendors are likely to turn you down and offer the house to these people. Put your new offer in writing with the reasons behind it - and insist that the agent passes it on to the vendor. You could get lucky and, if no one else is interested, the vendor might just go with your offer. They may realise that the next person's survey will throw up the same problems as yours has done so they might as well negotiate with you. As you now fully realise, it is always better to put in an offer on a house after the survey - not before.

Have you any advice about dealing with architects?

I had what turned out to be a bruising encounter with an architect the last time I thought about doing some work on our house. I ended up feeling bullied into agreeing to plans that frankly I didn't really like very much. I am now considering an extension but am very nervous about the whole process. Any advice would be appreciated.

Architects are like workmates - you don't have to love them but you do have to be able to work together in a productive, harmonious way. The key to that harmony is having a very clear idea of what you want. For most people that means looking through, and taking cuttings from, interiors or architecture magazines, looking at friend's or other houses for general ideas and considering exactly how you want to use the new space.

For example, if a new kitchen has to have space for a six-person table, then say so from the start or, if you hate wooden floors preferring tile, then make sure that detail is known. Ask for an outline sketch before you get to the drawings stage and be prepared to say clearly what you like or don't like - it is your house after all.

Changing elements at this early stage is no big deal and talking through a rough drawing can really clarify what you want and what is possible.

Send your queries to Property Questions, The Irish Times, The Irish Times Building, 24-28 Tara Street, Dublin 2 or email propertyquestions@irish-times.ie. Unfortunately, it is not possible to respond to all questions. The above is a representative sample of queries received. This column is a readers' service and is not intended to replace professional advice. No individual correspondence will be entered into.