I would want to know about other houses nearby, whether or not the same thing happened to them (not a pipe breaking, but some version of high water, etc.). The mud may just be from slow drying, but what if the area is chronically damp? Mold will show up fairly quickly if it's going to show, so if you can wait, I would. Did they actually find the broken pipe, or just guess at it?

Mariend wrote: Maybe you need a new agent, but I would discuss this with her and/or her broker. As to Your agent suggesting that you put something in the inspection clause--who is she working for--you or the buyer. You need to clarify this not to prevent future problems. I know I've posted on here too much about my agent, my personal friend. I also question who she is working for. I told her I didn't feel comfortable with that clause and wouldn't sign that, that if someone asked for hefty repairs I could always turn them down, but I wasn't going to raise red flags from the get go. Also, she told me yesterday that she had gotten feedback from several showings and that an agent suggested if I lower my price, he would bring me a buyer. Instead of pointing out to him that he could MAKE AN OFFER, she agreed. What the heck? With regards to this offer, I instructed her to let the potential buyers know I was willing to work with them, but they needed to have financing.........her response: "well, it's not like you have any other offers". I mean, geesh. I really can't stress enough to anyone reading the importance of getting an EXPERIENCED and BULLDOG type agent. Susanjn wrote: "I did have to question my agent why she even brought this too me." Your agent has to present every offer. You don't really want your agent making that kind of judgement call for you I totally understand she must present everything. However, after we went through all the financing stuff and she wanted me to sign (which I didn't because they had NO financing), she admitted her broker (boss) even said this was bogus financing and wouldn't go through. So why didn't she tell me that? Instead, she came over with all the places for me to sign..........her need for a paycheck really shines through sometimes, IMHO. I think DH's house having 2 full price offers in less than 24 hours was a bad thing in terms of her learning to sell a house. That was fluke, for sure and she didn't have to do any work at all. Perhaps she is thinking the same for my house? I don't know...........

your situation is that the buyer's home is already under contract and is scheduled to close in weeks. that is a lot better situation for you compared to buyer simply placing their home on the market. They already have a buyer. Now it is just a matter of the sale going through. what are the chances that the deal falls through...maybe 35% chance it falls through? I normally don't like a contingnecy. However, in your situation, it is only 6 weeks away and there is already a contract on the home in question. I would go with it if i was in your shoes. You can schedule closing for your place for the day after closing for the buyers's home. Worse case, the buyers sale falls through. This could occur in a week or in 6 weeks. But there is better than 50% chance that the buyers sale does NOT fall through. Also keep in mind if you decide to reject this offer, then any future buyers might have issues that cause your sale to fall through, even if there is no home sale contingency. In your case, I would go with the bird in the hand and take the risk and plan your closing 6 weeks out. the only reason I suggest this is because they already have a buyer and a scheduled closing date. This is HUGE.

I have been stung by designers twice with new homes. I am a professional woman but also had four small children and grew up with a limited income on a farm. So when later decorating a large home and finally had a nice income I was so intimidated by the designers who neither had children and convinced me twice to put white carpeting in my bedroom because the "children" wouldn't be in there. Pleeeze!! The designers always looked like a million bucks and I had oatmeal in my hair and flipflops on. I had no interest in oriental design but a designer convinced me it was all the rage so I spent more $$ than I should have on wall art, uncomfortable furniture and little brass or china things to sit around on shelves. I felt like a fool. But the time before I did the Ethan Allen look with floral wallpaper and my house looked like Ralph Lauren exploded in it. Never trust a designer whose name ends in "i" like Bambi, Wendi, Mandi, Tami, etc. (Just kidding all you "i" people). So where am I today? Well, we sold our large home and I gave away a lot of the furniture to the kids (they really didn't want it) and what I didn't sell in a garage sale I gave to goodwill. Some lady shopping in a thrift store is wondering who will ever buy those ugly brass bookends. The children are all grown and my hubby and I are downsizing, we bought a cute historical cottage in a great neighborhood and with the help of an architect enlarged it some and made it fit our lifestyle. Gone is the formal living room, we only have one eating space (dining room) plus the kitchen bar/island, gone is the masterbath big enough to park an 18 wheeler in, and in is relaxed and cozy with a screened porch with a fireplace on it, rose garden, open kitchen, and a small carriage house for guests. I am having a fun time decorating it with MY style whatever that is and old enough I don't care what anyone else thinks except hubby. But it took me years to get to this place. After being married 40 yrs lots of stuff has worn out or just sick of it so it's fun buying new things. I think life for everyone is more relaxed than it used to be so lots to choose from. I use magazines, this forum, travels, etc to get ideas. I am also taking it slow, not feeling it all has to be done at once so I get something and live with that and it helps me see where I want to go next. Then I confess I do have some boxes in the attic of stuff I can't part with but really don't want and neither do the kids. I guess after we're gone the kids will get rid of it. Things like wedding presents, I had a big wedding 40 yrs ago and got silver revere bowls, silver nut bowls, candy dishes, expensive china figurines, stuff you can't quite part with but hardly ever used. We just don't entertain formally anymore. Also your taste does develop over time so probably you do have to make mistakes to figure out what you like and don't like. When I first got married we bought a large mediterranean sofa with arched cushions on the back, little wooden knobs between cushions on back, large wooden arms and it was some gold/brown mix and I was so delighted that we bought a gold velvet chair to go with it. Geez!! But at the time, I thought it was terrific. We had it through lots of kids and dogs. Don't beat yourself up, pay this designer off and tell her bye, try to make some lists of what you like and develop your style and take it slow.