Do you have the number for the vendor? Give them a ring or make another appointment and go talk to them, that worked for us. Turns out the house we wanted, the vendor had bought somewhere else and although he didn’t want to just let it go, he didn’t want it sat empty. We were first time buyers, mortgage approved and ready to move.
It was up for £160k, we went in at £141,300 and told them that was all we had, we settled at £143k including all electrical White goods and carpets. The latter part made no odds to us, but meant we have spares of everything. By doing this, it meant the estate agent was really a formailty.
Whatever the price of the house, it cost us another £3k for a rewire, plastering, decorating, etc. It was all done by me & qualified mates too.