Thanks Brendan,
Regarding CGT liability, the house was built in 2005, cost of site plus build was approx 320k as its on a half acre and 2500 sqft so if we were to sell in the morning we would be making a loss but we are not in negative equity as we owe so little on it at this stage therefore we don't see it as a loss, if you know what I mean. Problem we face is that in the area its in (*Ennis), larger homes like are not selling. Similar houses to ours are, admittedly, priced too high therefore are on the market for over a year. We would be realistic in our pricing and guide price would reflect this.
At this stage, we want a smaller house, with a smaller garden, with option of building on extension so to buy smaller now and have some money left over is a good place to be!