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I can either offer close to £978,900 and risk overpaying, or start 2% lower and risk the seller dismissing me before discussing terms. Neither feels comfortable because the property has been listed for 98 days and requires work, while the nearby evidence I can see consists mainly of asking...

First clarify whether you need an EPC-style assessment or a deeper review of likely improvements and costs. Those are not interchangeable, and negotiation should be a clearly priced extra rather than hidden inside “support.” Ask each provider to identify the inspection, deliverables, exclusions...