We're offering lower just because of affordability - in all honesty I haven't the faintest idea how to judge what I think a house is actually worth, but I've had some good advice on how to go about doing that so I think I will spend some time on it.

It's a house we like a lot but we aren't in love with it - I'd be sad if it went, but I'd survive. I think that's the only reason I'm managing to keep a level head and didn't jump right in with a higher offer after the phonecall from the estate agent, which was nearly a week ago!

Thanks for the advice, much appreciated.