Make sure the bank will give you a title that is "marketable and insurable". We had a warranty deed for our house but when we went to pull equity we found it was only insurable. We could not get a loan on it or sell it to anyone who would need a loan to purchase it. After finally finding a lawyer who knew how to handle the case, we had to find the previous owner and her and her heirs sign a warrantry deed giving-up all rights to the property. Luckily, the previous owner who lost the house due to bankruptcy was extremely nice and agreeded to sign the paperwork.

My suggestion would be to get rid of the cabinetry above the pass-through area and replace that fan there with an actual hood. Rather than trying to match the cupboards, add storage through use of an armoire/hutch/cbainet. Put it on that open wall and turn it into the focal point of the kitchen.

Think long and hard before you go ahead though, because it's almost a given that you're going to find you need to spend far more than you expect to complete the renovation.

Kitchens are the most expensive rooms to redo.

Oy!! That's not a pass through--that's a mess!! A pass through is a small window-like opening onto a counter where you can put dirty dishes and stuff. This is a missing backsplash!!

What kind of stove do you like? Will it fit in that space? Or would it need a lot of change to the cabinets? The cabinets themselves look like they're in decent shape, and with a little oil or wax, and some new hardware, they could be fine, since you said you could live with them.

Even though the style is currently for knocking down walls, in this case, at least to start with, I would close it up. You could do something funky like putting up textured or milky sheet glass that would cover the backs of the cabinets floor to ceiling including closing the middle. That wouldn't take up the kind of room that putting in a proper wall would, and would let light through. That would feel less closed. The glass could be used for the rest of the backsplashes, or some glass tile that looks good with it.

Those turned posts have to go. If they're structurally necessary, cover or replace them. For instance, if your preferred range could be made to fit and you chose a stainless finish, and you could put in a low line, stainless undercabinet hood, then you could wrap the posts in stainless, or replace them with stainless tubes. That might look very cool, too.

There are some decor problems with the kitchen, but the bones aren't so bad. The worst is where the doors of the DW and oven come together, but that can be managed. I wouldn't hate using that space. It looks like there's plenty of storage, too.

I don't even know if you like modern and funky, but just for ideas (whether you love 'em or hate 'em), along with the glass wall (I'm thinking double glue chip), and the stainless appliances and posts, I'm thinking copper counters. Do a search on Circuspeanut to see hers. They're a fairly inexpensive DIY and you might even be able to reuse the current counter or it's underlayment underneath. Then a copper toned wax on the cabinets, and shiny square cabinet knobs.

Depending on what's underneath, and what the resulting lines would be, I'd probably remove at least the bottom part of the window valance. It's as dated as the wallpaper. Straight would look a lot nicer.

Maybe a nice cream color for the walls to lighten the space, with some copper and shiny (nickel or chrome) plaques or frames in the dining area to tie the rooms together.

There are a lot of things you can do with this kitchen that are decor only. The big limitation is what kind of stove you can be happy with and how it will fit. The style of the cabinets is plain enough that you can take the room in all kinds of directions. Though I wouldn't go Tuscan. You could do Country French or vineyard, modern, funky, or eclectic.

Eclectic, kind of shabby chic, might look wonderful, if you like the style. You might even make the wallpaper work if you did that. :) Dry paint the cabinets a distressed white or pale yellow. Cover the valance with some toile and a passementerie edge. A small, ornate chandelier with dripping beads. All different bijoux knobs in colored glass, painted porcelain, etc. White tile counters and splashes with some colored embossed liners. Or a soft colored laminate or quartz, with the tile just on the backsplash.

by 'pass thru' you mean the peninsula w/overhead cabs? will you have a table on the other side of it?

you'd probably have to keep it - and the overhead cabs if you really need it for storage. otherwise, most people take those down to open the area up.then you have to fix the ceiling overhead...

i think it would depend on how good of a price you're getting it for...

but with some muscle work cleaning it up, painting etc it should turn out to be very nice. the little pantry will help for storage! and maybe some cabs in the laundry room?

I had something similar (see link) however it was not over a cooktop. In my new layout that space will be open. In fact, it made such a difference as soon as teh cabinets were removed! It was so open. In my new layout, I'll just have the lower cabinets and more cabinets where the MW and wall oven are. They are being relocated.

Here is a link that might be useful:

The problem isn't the pass-thru: I think it's more of a peninsula: I think it's the placement of the range in the peninsula. If it were me, and I won the lottery, I would 1. Rip out the pantry on the sink wall to put the refrigerator there (you'd need a french door or Side by Side), and then put the range where the refrigerator is currently meant to be. I'd then rip out the cupboards above the peninsula to open that area up and make them more functional --

FYI: if you decide to bite on this house, you can buy sheetrock laminate that's 1/2 or 1/4 inch thick to cover up the wood paneling . . . big update for little $$.

nkkp-No idea about the title being marketable and insurable, but will make sure to ask. Not something I'm familiar with. I do plan on doing a title search and get title insurance. My parents are giving me a mortgage so not sure if that would make any difference about the title being marketable and insurable??? I appreciate you giving me a heads up about this though.

sailorman, thanks for your input. A hutch type piece may be a good addition on that one wall. You mentioned putting up a fan in place of the exhaust that's there - but what about the rest of that area? I have a piece in my current house but I don't think it would go, but I'm sure I could find something. Trust me, if we make an offer on this house and get it, I'm going to be thinking good and hard about everything - it will probably be an obsession from the moment I put in the offer!!!

plllog - thanks for the laugh, I too went oye! So it's not an actual pass-through - is it actually a peninsula? Personally, I like just a regular stove with the back panel - not this flat looking thing. Not sure about those posts being structural or not, someone would have to tell me. I've seen pictures of other kitchens that have those posts while others have nothing on that end, so really not sure. I'll definitely look in to Circuspeanuts post - sounds interesting. I like funky, but I think I'll probably just stick with something a bit more subdued - my mind says funky but my age would say otherwise. I think the countertops aren't in bad condition, they're just white, plain and blah! Will double check tomorrow when I go again. I thought, if I did keep the cabinets, a tan colored countertop (granite or similar) would be nice - would lighten up not only the cabinets, but the darker floor as well. Thanks for all your ideas!

desertsteph, there will be a table on the other side of that "peninsula" as it will be the only place to put a table to eat. Since it's just the two of us, we'll keep it to a small table that we can expand when company comes, but this is the only "dining area" we have in this house - not sure why it was built like this (lets not mention the staircase that's in the living room going up to the attic!) I need all the cabinet space I can get. My current home has a LOT and while I want to downsize, I don't think I can downsize that much. Def. cabinets in the laundry room - can't remember how big that area is, but hoping it can be both a mudd room and a laundry room. I'm hoping they'll accept my offer if I should decide to go ahead with it - they may laugh me right out of the office though.

lilyfreak, can you post pics when you're done, please???

rjr220-I too thought about possibly putting the fridge where the pantry would be, but honestly, I forgot how wide that area is and if there's a door there, or a solid wall and if there's even room to stand in front of that space and be able to open a fridge door while standing in front of it, but will look tomorrow and measure as well. I think that wall that juts out may be the garage - my age and mind aren't letting me remember - when looking at so many homes, your mind goes to pure mush! I like the idea you gave of putting the stove where the fridge was - will look at options tomorrow.

Well, I'm going to see the house again tomorrow morning and then will (hopefully) make a decision on which way to go. My offer may be so low that I don't get it and all this will be for naught, but better I go in with some type of ideas than none at all. I plan on taking more pictures and measurements as well. Will definitely post an update along with more pictures when I get back and can get some computer time.

What's the opinion on building a pantry along the wall where the countertop is - nothing as deep as a cabinet, maybe around 12-14" deep - I have a huge one at home that I keep my food and cookbooks in (not that I cook, mind you)

Any ideas for the area where the dining table would be. That area actually leads out to the backyard, so it would also serve as a walkway, so I really can't have anything more than a table I think. The view when you walk in the front door goes through the living room straight to this eating area - the pic below shows the french doors that go to the backyard from that eating area - the doorway you see way in the background is the front door, so it's a straight beeline from the front door to these double doors right through that eating area. I don't recall the size of this area, maybe 10x11, but again, will double check tomorrow. The other side of the eating area, across from the peninsula is what we consider the den - the owners, for some reason put a big opening in the wall - makes no sense to me, and I'd definitely close it up. The 2nd pic below is this patio/sunroom that needs major help, but those are the doors from the eating area that leads out to this, again, some major help is needed in this area!!!!

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If anyone comes across any ideas on the web, or has/had a kitchen like this they are renovating, would LOVE to see pictures.

Will be updating soon. I'm a firm believer, if it's meant to be, it's meant to be - should I not get this house there will be something else.

THANKS ALL!!!!!

I would not close off that wall. We have a similar peninsula in our kitchen, which we have been updating since we bought our house last September. We had a huge hanging cabinet over the peninsula and we got tons of feedback from people saying it needed to go in order to open up the kitchen. It killed me to lose so much cabinet space, but in the end, I think they were all right. Here is what it looked like when we bought the house:

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We are still in the middle of the project. We replaced all the appliances, removed the wallpaper, got rid of the panelfold door on the laundry closet, put up new light fixtures (which I am changing again), got all new appliances. We are getting new countertops in the next month, will tile a backsplash, and will be replacing the hood, and microwave, as well as painting a nice soft sage green. Here is a picture mid renovation which shows the dining area on the other side of the peninsula and the door to the backyard. I want to replace this door and window with French Doors:

Here is where we are right now. The new counters will raise the height of the overhang on the peninsula to counter height and we will use some counter height chairs we already have there:

This house was a also a bank owned property. We bought it for a really good price, but we really underestimated the amount of work it would take to make it look good again. We've blown through our original budget and haven't even touched the outside and we aren't finished with the basement. I would caution you to be very careful when considering it. $25K can easily turn into $50K when renovating!

Just my 2cents, as you say that you may keep the cabinets, refrigerator sizes have increased a lot since that kitchen was fitted with cabinets. It is difficult to tell from the photos if the over-fridge cabinet is removable from the cabinets to either side - if not, you could have a difficult time finding a fridge to fit the space. In our previous house, we didn't upgrade our fridge because it would have pushed much further into the room. I am sure that if you live there while you renovate, that you could locate the fridge elsewhere for a while.

Also, if you relocate the stove you will need to relocate the venting (which is currently attached to the cabinets that you may remove.) If you leave the stove where it is and remove the upper cabinets, you will need to purchase a different type of hood - island hoods are pricier, and many who have posted here do not like the downdraft vents.

I agree with the above posters, though. It will be more expensive than you think. You will need to spend some money right away on the entry way (now open to the elements) both for security and for protection from water damage, then can work on the kitchen. Lowball the offer. You will only regret paying too much when you can't complete repairs.

Debelli, I was an appraiser for years. It really IS location, location, location. If you were to invest sustantially in redoing that property, updating it to current tastes and restoring it to good condition, would it be as nice or nicer than others on the street? The answer should be the former. If the latter, keep looking for a "cosmetic fixer" (often one with elderly owners) in your price range that's in a nice neighborhood at the top of your price range.