She lives abroad, and sold the house directly to me off market as she doesnt want a long sale process (another house in the estate was on the market for six months for various reasons), however, since that time (late Feb) a different house in the estate has gone sale agreed for 30k more, so worried she might want that extra €. That being said, another house also went sale agreed for the same price I agreed with her and then fell through and is now on the market at 25k less. So the market is changeable. I guess if she walks away she stands to make more € (tho in a somewhat saturated market, the estate is small). If I were to lose it, I think I would need a break from house buying for a few months and that would be personally infuriating (so close now!).
Apparently she will sign the contracts on Thursday too (her solicitor told my solicitor) so the furniture part of the sale is outside the contracts and maybe I am definitely over thinking it here.