Thanks guys for the insight!

I absolutely love the property, and I know most people do! (there were so many people there for the open home the other day–while it's raining and during day time mid week!) and the fact that they have been having 2-3 opens per week for the last 2 weeks (and will be for the next 2 as well) probably shows how popular this place is.

After reading your posts, I think my strategy will be
1. to get my solicitor to read the section 32.
2. make an offer close to the high end of the quoted price.
3. put condition to finance and building inspection and decision within 48hrs. (?can I put all 3?)
4. pray………..

Secretly I would really like to make the offer without those clauses…….but since I'm a first home buyer, I'm too scared to do it! Do you think given the Residex report it's quoted the same range as the vendor; the bank would most likely estimate the same? If so, then I might be able to not subject my offer to finance.

Any other ways to make my offer more attractive apart from give more $$?

thank you guys SOOO much!!

regards,

Simon