Making the offer
This is the moment things get real. Most stress at offer stage comes from not knowing what your conditions do — and don't do — for you.
Conditional offer
You sign, but only commit if certain conditions are met by dates you specify. The common ones: finance (10–15 working days), builder's report, LIM, and sometimes sale of your existing home. If a condition doesn't get satisfied, you walk away with your deposit.
Unconditional offer
You've done all the checks up front — inspection, finance, LIM — and now you're committing outright. Sellers love it. You take on the risk. This is normal at auction and increasingly common in tender.
Auction and tender
Auction = unconditional bidding on the day. You need pre-approval, valuation, builder's report and LIM done in advance. Tender = written offers by a deadline, usually unconditional. Both are winnable, but the prep list is longer than a straight negotiation.
Clauses I make sure clients use
A finance clause with enough working days (10 is tight; 15 is safer), a builder's report clause, and — where relevant — a due diligence clause that covers 'any reason acceptable to the purchaser.' Your solicitor drafts these; I make sure they line up with the lender timelines.
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