Companies that buy houses as-is exist because estate agents let you down.
Right now in February 2026, 42% of UK homeowners who listed their property in 2025 never completed. The estate agent kept promising. The viewings kept coming. The offers kept falling through. Six months later, you’re still stuck with a house you need to leave.
That’s why you’re here.
Maybe you inherited a house with a leaking roof. Maybe your marriage ended and you can’t afford the mortgage anymore. Maybe you just need out and don’t have £20,000 to make the place perfect.
Here’s what’s really happening with cash home buyers in Britain. The good. The bad. The outright lies.
Cash buyers who purchase your property in its current condition.
No repairs needed. No decorating. No cleaning. No waiting for chains. No mortgage approvals. No estate agent fees.
They view. They offer. You accept or decline. Exchange happens. Money lands in your account.
That’s the theory.
The reality? About half of them are lying to you right now.
Recent figures from 2025 show that 38% of cash buyer offers get reduced before completion. The company tells you £150,000 upfront. Then drops to £127,000 two weeks before exchange when you’ve already told your landlord you’re moving.
It’s deliberate. It’s cruel. But it works because most sellers feel trapped by then.
We don’t do that. Our offer stands. Written guarantee. No surprises at completion.
But you need to know how to spot the liars first.
Because the boiler quote came back at £4,200 and you don’t have it.
Because the damp spread and now three walls need replastering.
Because you inherited your mum’s house and live in Manchester while the property sits empty in Plymouth costing you £340 monthly in council tax.
Because your last buyer’s surveyor found subsidence and the mortgage company said no.
Nobody chooses to sell below market price for fun. You do it because the alternative is worse. Much worse.
We bought 53 houses last year from people who tried the estate agent route first. Every single one wasted at least four months. Some had three chains collapse. One couple in Coventry spent £3,100 on surveys and searches before their fourth buyer pulled out.
That’s money gone. Time gone. Hope gone.
Estate agents don’t mention this upfront because they need your listing fee.
Some. Not most.
Here’s how to check:
Go to Companies House right now. Type in the company name. Look at their filing history. Then click the charges register.
See a string of charges from banks and lenders? Run.
They don’t have cash. They’re borrowing money to fund your purchase. Which means conditions. Delays. And last-minute price drops when their lender says no.
Our Companies House charges register is clean. Zero charges. Check it yourself. We buy with our own money sitting in the bank. No loans. No conditions. No surprises.
The dishonest we buy any house companies work like this:
Linda from Wolverhampton called us after exactly this happened. Another cash buyer promised £175,000. Dropped to £108,000 twelve days before completion. She’d already paid her deposit on a rental flat. Already given notice at work to move cities. Already told her children they were moving schools.
The company knew she couldn’t walk away. So they squeezed.
She sold to us instead. Our original offer. Completed in nine days. She’s settled in Bristol now.
That’s the difference between cash buyers with actual cash and cash buyers playing games.
We pay 70% of proper valuation.
Not “up to 70%.” Exactly 70%.
Let me show you where your money goes:
| Cost Item | Percentage | Example on £180,000 House |
|---|---|---|
| Your payment | 70% | £126,000 |
| Our legal costs | 2% | £3,600 |
| Holding costs (insurance, council tax, utilities, cleaning) | 3% | £5,400 |
| Stamp duty (government takes this) | 5% | £9,000 |
| Resale costs (estate agents and solicitors when we sell) | 5% | £9,000 |
| Our gross profit before tax | 15% | £27,000 |
| Total | 100% | £180,000 |
Most cash home buyers hide this breakdown. We don’t.
You deserve to know exactly where every pound goes. The 5% stamp duty isn’t optional. The government takes it whether we want to pay or not. The 2% legal costs are what solicitors charge. The 3% holding costs cover the months between buying from you and selling to someone else.
That 15% gross profit? It’s before tax. Before our overheads. Before our salaries.
And here’s what matters most: you set the completion date. Next Tuesday. Three months away. We wait.
You choose your own solicitor. We contribute at least £1,500 towards your legal fees. Zero pressure from us.
Five checks. Ten minutes. Everything you need.
We pass all five. Every time.
When we view your property, you get a written offer that same day. Not an “indication of interest.” Not “subject to final survey.” An actual offer you can accept or decline.
The liar cash buyers avoid these checks. They’ll rush you. Pressure you to decide before you can investigate. Insist on using their solicitor so you can’t get independent advice.
Red flags to watch for:
When someone tells you “we can pay up to £200,000,” they’re planning to pay £140,000. The word “up to” is the warning sign.
Six months of viewings going nowhere.
Weekend after weekend of strangers walking through your home. Criticizing your décor. Opening your cupboards. Then offering £30,000 below asking price because “the market’s soft.”
Estate agents charge 1.5% whether they sell or not. On a £200,000 house, that’s £3,000 plus VAT. Gone even if nobody buys.
Then chains collapse. Mortgage companies say no. Surveys come back with problems. Buyers get cold feet.
Robert from Leicester tried three different estate agents over eight months. Zero completions. Eleven viewings. Four offers that fell through when chains broke. He paid £450 monthly maintaining an empty inherited property while estate agents kept promising “it’ll happen soon.”
It didn’t happen.
He called us on a Tuesday. We viewed Wednesday. Offered Thursday. Completed 16 days later.
Compare that to us. One viewing. One offer. You pick the completion date. Done.
Property auctioneers charge 2.5% plus VAT whether your house sells or not.
Let that sink in. On a £160,000 property, that’s £4,800 gone even if nobody bids high enough.
Auctioning a property sounds exciting. Competitive bidding. Quick completion. Clean break.
The reality? 43% of lots at UK property auctions in 2025 didn’t sell. Your house sits there. Reserve not met. You pay the £4,800 anyway. Then you start over.
And here’s what they don’t tell you upfront:
When someone does bid, they often negotiate your reserve down. “Market conditions changed.” “Survey showed issues.” “We need a better price or we’re walking.”
You’re stuck. You already paid the auction fee. Already waited three months. Already told people you’re moving.
The auction method of sale versus us:
The property auction route works for some houses. Period properties in prime locations. Unusual builds that need competitive bidding. Investment opportunities.
For everything else? It’s expensive, slow, and uncertain.
There is no easier way to sell a house today.
Most sellers waste seven months before calling us.
Seven months of broken promises. Seven months of “we’ve got a viewing on Saturday” that goes nowhere. Seven months of paying council tax, insurance, utilities on a house nobody wants.
Here’s what happened to Christine from Derby.
Christine inherited her father’s three-bedroom semi. Needs a new kitchen. Damp in two rooms. The garden’s overgrown. She lives in Edinburgh and can’t manage the work. Three estate agents across nine months. Zero completions. Five viewings. Two offers both fell through when mortgage companies said no because of the damp.
We offered Christine two options. First, our direct purchase at 70% with completion in eight days. Second, our assisted sale service where we use our expertise and contacts to help her sell while giving her a cash advance upfront showing our commitment.
Christine chose the assisted sale. We found a buyer at 78% within four weeks using our network of investors and builders. Christine got more than our cash offer. We handled everything remotely. She stayed in Edinburgh. The difference between the final price and our guaranteed minimum became our fee.
If we’d failed to sell within eight weeks, Christine still got our guaranteed sum. All charges paid by us. Zero risk to her.
That’s what happens when your estate agent fails you and we step in with real expertise.
Yes. Because nobody prepared you for this nightmare.
You inherited property you didn’t want. Now you’re paying:
And you live 180 miles away.
Trying to sell inherited property through estate agents means managing viewings you can’t attend. Handling enquiries about boilers and roofs you know nothing about. Paying bills on a house you never wanted. Waiting months for chains that break.
We buy inherited houses every single week. You don’t visit the property again if you don’t want to. We handle the access with our own keys. We deal with rubbish removal. We sort the utilities. You just receive the money.
Most people selling inherited homes waste eleven months before calling us. Eleven months of stress, bills, and wasted effort.
Sarah from Stoke inherited her aunt’s bungalow. Tried selling it through an estate agent for seven months. Two chains collapsed. She paid £2,840 in bills maintaining a property she never wanted.
She called us in January 2026. Viewed the property on Monday. Offered Tuesday. Completed Friday 28th. She’s done. Moved on. The stress ended.
That’s how selling an inherited house should work when you need out.
Yes. If you need to.
Our fastest completion last year was seven days. The seller needed out immediately. Marriage breakdown. Couldn’t stay in the area another day.
We viewed on Monday. Offered Tuesday. Exchanged Thursday. Completed Monday.
That’s rare. But possible when you’re desperate.
Most people choose 3-4 weeks. Some want ten weeks to sort their next property. Some want six months because they’re still living there and need time.
We wait. Your timeline. Your choice. Your completion date.
Estate agents can’t promise this because they need buyers with mortgages. Mortgage companies take 6-8 weeks minimum. Then surveys happen. Then valuations. Then the mortgage offer comes through. Then exchange. Then completion.
Property auctions can’t promise this because you wait three months for auction day, then another month for completion minimum.
Only cash buyers with actual cash in the bank can promise fast completion. And only honest ones actually deliver it.
Check our Companies House charges register. Zero charges. Real cash. Real completion dates.
Yes. That’s the whole point.
New roof needed costing £18,000? We buy it.
Damp throughout requiring £12,000 fixing? We buy it.
Kitchen from 1978? We buy it.
Boiler dead and replacement quoted at £3,600? We buy it.
Subsidence issues the last buyer ran from? We buy it.
That’s what “as-is” means when we say it. Most sellers don’t believe us at first. They assume there’s conditions hidden in the small print.
There aren’t any.
Michael from Burton-on-Trent needed to sell his late mother’s house. Rising damp in three rooms. Two broken windows. Garden like a jungle. The bathroom hadn’t been updated since 1982.
Four estate agents refused to list it. All said the same thing: “Spend £25,000 first, then we’ll consider it.”
Michael didn’t have £25,000. He had bills mounting and an empty house costing him £380 monthly.
We bought it in 14 days. As-is. No repairs. No cleaning. No garden work. No conditions.
Michael got his money. We handled the renovations after purchase. He’s relieved. Done. Moved on.
It’s for when you want more than our 70% offer but your estate agent already failed you.
Here’s exactly how it works:
All charges paid by us. All risk on us. You’re guaranteed money either way.
Property auctions can’t offer this safety net. Estate agents can’t offer this guarantee. Other cash buyers don’t offer this flexibility.
It’s perfect for sellers who want to try for more money but need the security of a guaranteed exit if it doesn’t work.
Paul from Nottingham’s estate agent failed after eight months. Four chains collapsed. He was exhausted. Frustrated. Done with broken promises.
We offered him £154,000 guaranteed (70% of £220,000 proper valuation). Or try our assisted sale for potentially more.
He chose assisted sale. We found an investor buyer at £181,000 within 32 days using our network. Paul got his £154,000 guaranteed. We kept the £27,000 difference as our fee for finding the buyer and carrying all the risk.
If we’d failed, Paul still got his £154,000. Zero risk to him. All upside.
That’s what happens when your estate agent gives up and we step in with actual expertise and contacts.
Yes. Then compare what’s actually guaranteed in writing.
Get three written offers. Compare them properly on these points:
Most sellers get excited about the highest initial number. Then that company chips 18% off before completion using survey excuses.
The company that offers £190,000 “subject to survey” will pay £155,000. The company that offers £165,000 guaranteed will pay £165,000.
Big difference.
We’d rather you compare offers properly than rush in blinded by big numbers. Our 70% guaranteed stands up against anyone’s “88% subject to final valuation and survey adjustments.”
Get it in writing. Check Companies House. Then decide.
Yes. We insist on it.
Your solicitor protects you. That’s their entire job. Why would we want to remove that protection?
The dodgy cash buyers insist on their own solicitor because they control them. They can change terms last minute. Add hidden fees. Rush you through before you understand what’s happening.
We want your solicitor reviewing everything. Asking tough questions. Making absolutely certain you’re protected. Because we’re not hiding anything.
And we’ll contribute at least £1,500 towards your legal costs. That’s guaranteed in writing. Most solicitors charge £1,100-£1,600 for a straightforward house purchase. We cover most of it.
Your solicitor. Your protection. Our contribution. That’s how honest cash buyers operate.
| Method of sale | Value achieved | Fees | Timeframe | Is sale guaranteed? |
|---|---|---|---|---|
| Estate agents | 90–95% | 1–5% | 3–6 months | No – one in three sales collapse |
| Auctioneers | 70–80% | 2% plus | 2–3 months | No – half of properties don’t sell |
| Property Saviour | 70–80% | £0 | 10–28 days | Yes – 99% success rate |
Houses, flats, bungalows, maisonettes – yes.
Leasehold with short leases – yes.
Properties needing major work – yes.
Probate properties – yes.
Tenanted properties with sitting tenants – sometimes.
Commercial property – sometimes.
We focus on residential property where someone needs out fast. That’s what we’re genuinely good at.
Some cash home buyers won’t touch flats. We buy them. Some won’t touch leasehold below 80 years. We buy those. Some won’t touch anything needing work over £5,000. We especially buy those.
The only properties we turn down are ones where the maths don’t work for either of us. We’ll tell you within 24 hours if that’s the case. No stringing you along. No false hope.
You get 70% instead of 100%.
That’s it. That’s the catch.
You trade 30% of the valuation for speed, certainty, and zero hassle. Some people need that trade desperately. Some don’t.
No hidden fees from us. No last-minute price drops. No “subject to survey” nonsense. Just 70% of realistic valuation, guaranteed, complete whenever you want.
Because we’re the only option against lying cash buyers, hopeless estate agents, and expensive auctioneers.
When your estate agent fails you – and 68% of them do fail to complete – we step in with actual expertise. Not teenagers doing viewings. Not part-timers juggling 47 listings. Us. Focused entirely on getting you out.
Real success stories from real people:
Amanda from Stafford tried auctioning a house she inherited. Auction fees cost her £4,100. Reserve not met. Didn’t sell. She called us next day. Viewed Thursday. Offered Friday. Completed 11 days later at our 70% offer. She’s moved on now. The house would still be sitting empty draining her money otherwise.
Tom and Janet from Derby had three chains collapse over nine months. Three separate buyers all fell through when their chains broke. They lost £2,900 on searches, surveys, and legal work. Months of stress. Weekends of viewings. Nothing.
They called us in January. We viewed Tuesday. Offered Wednesday. Completed 19 days later. They’re settled in their new flat now. The stress ended.
That’s what separates us from everyone else. Real completion. Real money. Real relief.
Because they’re lying about what they’ll actually pay.
Companies advertising “we pay 85% of market value” will find reasons to drop it to 58% before completion. Survey problems. Market conditions. Final valuation came in lower. Hidden issues discovered.
It’s bait and switch. Promise high. Deliver low. Hope you’re desperate enough by completion to accept.
We could promise you 90% right now. We could string you along for six weeks. Then drop the offer massively two days before completion when you’re trapped.
But we don’t.
We tell you 70% upfront. In writing. Guaranteed. No survey reductions. No market condition clauses. No last-minute surprises.
Would you rather have an honest 70% guaranteed, or a dishonest “85%” that becomes 58% when you’re desperate?
They’re real. Check our reviews. Ask us for contact details if you want.
Every story in this article happened. Different names. Real situations. Actual people we helped.
We’ve bought 53 properties in the last 12 months from people who tried everything else first. Every single one wasted months before calling us.
Estate agents who kept promising. Chains that kept collapsing. Auctions that didn’t sell. Cash buyers who dropped their offers at the last minute.
Then us. Offering 70% guaranteed. Completing when they wanted. Actually doing what we promised.
The relief in their voices when we hand over the money is real. The stress ending is real. Moving on with their lives is real.
Check our Trustpilot reviews. Check our Google reviews from the last 60 days. Check our Companies House record. Then decide if we’re trustworthy or not.
We call you within two hours during business hours.
We ask about the property. Location. Condition. Why you’re selling. What timeline you need.
We arrange a viewing within 48 hours if you want to proceed.
At the viewing, we look at everything. Take photos. Make notes. Ask questions about any issues.
You get a written offer the same day. Not next week. Not “pending final valuation.” The same day.
That written offer shows:
You accept or decline. No pressure. No chasing. No guilt trips if you say no.
If you accept, we send the details to your solicitor. They handle the legal work. We wait for your completion date. Money lands in your account. Done.
The whole process from callback to completion averages 21 days. Some do it in seven days. Some choose twelve weeks.
Your timeline. Your choice. Always.
Stop wasting time with estate agents who aren’t selling.
Stop considering auctions that charge £4,000 whether you sell or not.
Stop trusting cash buyers who’ll chip your price at the last minute.
Get a proper guaranteed offer from us. Then decide.
Or ask about our assisted sale service if you want to try for more than 70% while keeping a guaranteed safety net if it doesn’t work.
Your estate agent failed you. Chains collapsed. Months wasted. Bills mounting. Stress crushing you.
We get you out. Guaranteed. Fast. Certain.
Request your callback right now. Let’s end this nightmare today.
Whether you’re facing a tricky sale, navigating probate, or simply looking to sell fast without hassle, you’re in the right place. Our blog is packed with practical advice, expert insights, and real-life tips to help homeowners, landlords, and executors across England, Scotland and Wales make informed decisions — whatever the condition of their property.
