Buying a 2nd hand house with 'long' completion date - safeguards?

Likewise both conveyancing solicitors I guess?
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you're right on the EA front anyway, a solicitor will charge for service even if the slae falls through.
 
Update:

unfortunately all of this may be academic - the vendor has now said they are not going to sell for at least 6 months, due to those 'personal reasons' I mentioned, and will not sell at this time even with a long completion date.

That is too late for me (for my own personal reasons).

I knew it was touch and go the way the EA was talking, which is why I was reluctant to be too bolshy, but didn't think after all this that they would just decide not to sell. EA not happy either as you can imagine, he has of course warned them that its not good to let a buyer go in this market but they seem to have made up their mind.

Going to have to buy another house that I had in mind, but which is very much my second choice.

Thanks everyone for the advice, it was very helpful to be prepared, even if it didn't get as far as that discussion in the end.
 
Would you not look a renting? buying a house that so obviously doesn't appeal 100% is not going to satisfy you. If this house does come back to market in 6 months you already know how you will feel, I really would consider renting.
 
I know exactly what you mean, but I already am renting, and have been for 18 months, and we are very much tired of it, and in any case have a pressing need to get moved as well.

Given the nature of the vendor's 'personal reasons', I very much doubt if she will be in a better frame of mind to sell in 6 months than right now. Let's just say her life is about to become much busier in about a months time, and will probably calm down in about 18 years time ;-)

If the house does come to market in 6 months time, I will be gutted.

But not as gutted as if I am still renting and it hasn't. Even if it does we have no guarantees.

The other house is second best, but is still more than adequate - in fact its a really nice house. Its way ahead of all others we saw up to that point (in almost 2 years of actively looking), its just lacking a couple of features / attributes that are present in the latest one.

Very tough call, and I appreciate your input very much, but as I say, for our own personal reasons we don't want to hold off any longer.

2nd best out of all the houses we have seen is still very good, and its in the same great location.

We have laid all our cards on the table with the EA of the 1st choice house, and as a last throw of the dice, asked him to ask her what would it take to get the sale. We will consider whatever they come back with, up until Monday. I know that is wearing our hearts on our sleeve, I know that such a move goes against the idea of a buyers market, but its either that or walk away.

If they come back with something silly, then we walk away.

At least we have the satisfaction that we gave it our absolute best shot and we will move on to the other one.
 
I know it can feel like crap to miss out on your favourite house. But after a while you'll realise that no house is really that special. The whole process and psychology of buying can mess with emotions, as you nearly have to convince yourself that you want "this" house over all others but once you move on you can feel better about your decision surprisingly quickly.
 
Thanks BYG, good to hear that point of view, and puts some perspective on the situation. Might be all for the best!
 
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