[L3nny]

When I sold my house the agent charged 1.25% so maybe you should shop around a bit more, they did actually work for that money as well, managing all the viewings, advertising all over the place and dealing with the solicitors so I think I got good value.

You should offer what you think the house is worth, if a house is vastly overpriced then come in with a low offer, chances are they haven't received any near the asking price, on the other hand if a house is priced to sell most owners wont accept less than the asking and you could miss out to another buyer.

There are a wide range of different types of survey but most are just to make sure the house isn't on the verge of falling over so if you just need to tidy the place up then I shouldn't worry.