Guide price is really just the same as offers in the region of, they're expecting something around that Mark. What area of the country are you in? House prices have risen so much, particularly london and the Home Counties over the last couple of years that you will pay so much more. We started looking in South London c20months ago and could have got a 4bed house on our budget and it's now down to a 2 bed flat although we moved locally in the end! If she needs a quick sale she may be willing to take a lower offer. Estate agents typically value domestic properties based on comparable sales in that location over a period of time. Therefore you should expect a valuation to be a reasonable reflection of its market value however agents may over value to appease clients. If it's grossly overvalued, it should be identified in a mortgage valuation. If you want to put in a lower offer do some homework to substantiate your offer, ie details of the costs of all works to bring the house up to a good standard, rather than to your taste, and details of all comparable properties that have sold in the area over the last 18 months. If you do present a good case and it is overpriced she may be willing to drop the price.

Sorry eehchristie, my computer did not seem to accept your email address for some reason known to itself only! Yes, I agree spend more time in kitchen than dining, but don't want another set of french doors into garden - we have those elsewhere in house already. Also, don't want the extra expensive of rewiring/plumbing/drainage etc to put kitchen where dining room is, or have the dining room at front of house looking at road. Paddyart, yes I was trying to get things inside which reflect local colours - as you will see from front of house, the porch is made from reclaimed local sandstone, which I love and there is a mixture of granite and sandstone river rocks in front wall and garden border edges (which I found in garden and lugged into place myself!). Do you think the sandstone colour (pinky red) would work as a highlight/accent colour with the grey? I dont want a too frosty grey feeling on cold highland mornings! Sorry, I will go away soon and not bother you all; thanks everyone for suggestions, much, much appreciated and getting there gradually with all your kind help.

If you see a lamp or lampshade and just love it, buy it and use that as your inspiration for the scheme. Paints are slightly easier to get in a variety of colours. You're in a great position to be able to do anything. Lighting doesn't have to be the same in every space but you are right a common theme is good, this can be to use the same colour metalwork on the light fittings or a similar theme e.g.: industrial and follow that theme throughout the scheme. To be honest there's no right way to do this, it's all down to finding the things you like and arranging them to suit your lifestyle and taste. If you are really unsure there's loads of interior designers on Houzz who may be able to advise. If the budget allows appoint one to help. For Lighting inspiration LightingCompany.co.uk is us, we supply UK only but hopefully even if you are not in the UK you can get some idea's. Sorry cannot offer any better advise, I always buy lighting first but freely admit, I'm obsessed with lighting!

Here are the tiles , although haven't yet decided on which ones , but both of the same tone