[mitch84]

Thanks all. Looks like I shouldn’t be paying more than 1% + VAT.
That’s really helpful.
I don’t think the price of the house variation will be as big a deal here. We live in rows and rows of these terraces, several have gone on recently, all have gone on for £120k, and been sold within the week. None were as nice as ours to be honest, we have only been in 2.5 years and built a kitchen diner in the dining room, and turned the tiny galley kitchen into a utility room. So kitchen, bathroom etc all under 2.5 years old, and we have a little extension to make another storage room.
But we’d be delighted to get £120k, we bought it for £82k, and spent £11k.
So we’re after quick so we can make stamp duty saving, rather than fighting for every penny, but we’ll bear it in mind if it seems a bit low
Thanks x