We Buy Any House companies purchase properties at 70% of realistic value because they need to cover legal costs, holding expenses, stamp duty, resale fees, and profit—but here’s the brutal truth: nine out of ten don’t have the cash to complete. They’re playing games with your home while you’re dealing with divorce, debt, or bereavement.
In 2025, over 19,000 property transactions collapsed after homeowners accepted offers from cash buyers who never had the money. Another 12,400 sellers watched their “guaranteed” offers drop by 15-20% just before completion. These aren’t small numbers. These are real people who needed certainty and got lies instead.
Nobody tells you this when you’re desperate. We will.
We buy at 70% of realistic valuation and cover six specific costs before making anything. The maths is simple once someone shows it to you honestly.
Here’s exactly where your 30% goes:
| Cost Element | Percentage | What This Actually Covers |
|---|---|---|
| Legal Costs | 2% | Solicitors, property searches, Land Registry fees, transfer documents |
| Holding Costs | 3% | Council tax, buildings insurance, utilities, property cleaning, security |
| Stamp Duty | 5% | Government tax that must be paid—no negotiating this one |
| Resale Costs | 5% | Estate agents’ fees and solicitors when we eventually sell the property |
| Profit Margin | 15% | Before corporation tax, covering business risk and operation costs |
| Your Payment | 70% | Money in your account with complete certainty |
When we offer you 70% of what your property is realistically worth, you’re not being cheated. You’re buying something priceless: guaranteed completion on your timeline with no collapse risk.
The difference between us and estate agents? They promise 100% and deliver chaos. We promise 70% and deliver certainty.
Most aren’t. That’s the harsh reality.
The market is filled with companies that advertise as cash buyers but use bridging finance. They tie up your property for weeks, then either ghost you or slash the offer before completion. Some don’t even have a trading address beyond a virtual office in London.
Here’s how you check if any cash buyer is legitimate. Go to Companies House right now. Search the buyer’s company name. Look at three things:
First, check their accounts. Real cash buyers show property assets and genuine cash reserves. Fraudulent ones show nothing or massive loans.
Second, scroll to charges. Multiple charges against the company mean they’re borrowing money to buy your house. They’re not cash buyers. They’re liars.
Third, check how many properties they actually own. Most have zero. We own properties. You can verify this yourself. We encourage it.
Property Saviour operates with complete transparency because we have nothing to hide. Our accounts are public. Our properties are real. Our offers stick.
The catch is most offers aren’t instant and they’re definitely not cash. Here’s what actually happens with typical cash home buyers.
They promise you £200,000 after a five-minute phone call. Sounds amazing when you need money fast. Then the “valuation” happens. Suddenly it’s £170,000. Then they need “just two more weeks” to arrange funds. Then it drops to £155,000 because they “found problems.” Then they disappear entirely.
This happens because they never had the money. They were hoping to flip your contract to another buyer or secure financing they don’t have. You’ve now wasted six weeks and you’re back to square one.
When we give you an offer, it doesn’t change. Twenty-four hours to decide. You pick the completion date—next week or next month, your choice. We cover a minimum of £1,500 toward your legal fees. You use your own solicitors so there’s no pressure from us.
The real catch? There isn’t one. We make money by being honest and completing deals. Simple business model that works because we actually have cash.
Seven to 28 days with us—you choose the timeline based on your needs. Other quick house sale companies promise speed but can’t deliver.
The honest timeline breaks down like this:
Day 1: You contact us for a quick property sale
Day 2: We arrange a no-obligation property assessment
Day 3: You receive our genuine offer in writing
Day 4-5: You speak to your solicitors and make your decision
Day 7-28: Completion happens when you tell us to complete
That’s the reality for a fast property sale. Some sellers need completion in seven days because of repossession threats or court dates. Others need three weeks to coordinate moving logistics. We adapt to your situation.
Compare that to estate agents promising an instant house sale but taking 12-16 weeks. Or quick property buyers who promise speed but keep delaying because they’re arranging bridging loans.
When you need to sell house fast, timelines matter more than promises. We deliver actual dates, not hopes.
Because selling on the open market costs you time, money, and certainty—and someone has to pay for that risk. Let me show you the real numbers.
Selling through an estate agent for “full market value” means:
Add those costs and that time together. What’s 100% worth if it takes four months and might not happen at all?
Our 70% offer removes every single risk. No viewings. No chains. No estate agent calls. No wondering if this week’s buyer will actually complete. You get certainty, and certainty has value.
Fast cash house buyers who offer 85% or 90% are lying. They’ll drop that price before completion. Bank on it.
Yes, but only if the buyer actually has the cash right now. Most companies advertising a seven-day house sale are lying or using finance that takes weeks to arrange.
We’ve completed genuine seven-day sales for homeowners facing immediate repossession threats. But here’s what has to be true for it to work:
You must have all documents ready (title deeds, ID, proof of ownership). The property must have no legal complications or boundary disputes. Your solicitors must be responsive and experienced with rapid completions. And the buyer must have actual cash, not bridging finance.
When someone needs to sell house quickly because of court dates or bailiff notices, we move heaven and earth to complete fast. But we’re honest about what’s possible versus what’s fantasy.
Seven days is possible. Seven days with other buyers is usually a lie that becomes 30 days of excuses.
This is where we’re completely different. We specialise in problem properties that estate agents reject and other quick house sale companies run from.
Japanese knotweed in the garden? We buy it. Subsidence cracks in the walls? We buy it. Unmortgageable because of structural issues? We buy it. Short leasehold with less than 70 years? We buy it. Sitting tenants who won’t leave? We buy it. Ex-council properties with non-standard construction? We buy it.
Take Cassie from London. Her inherited flat had 55 years left on the lease. Three estate agents told her it was unsellable without extending the lease first (£15,000-20,000 cost). Two fast property buyers gave offers then backed out after “discovering” the lease length. We offered £127,000 and completed in 19 days. Done.
Your problem property is our standard Tuesday. Other cash home buyers cherry-pick easy properties. We handle the difficult ones because that’s where sellers need certainty most.
Less than you think. We handle most of the paperwork burden, and your solicitors manage the rest.
You need:
That’s it. You don’t need estate agent valuations, professional photographs, floor plans, marketing materials, or any of the nonsense estate agents require.
We don’t need you to clear out the property before valuation. We don’t need fresh paint or new carpets. We see the property as it actually is and make an offer based on reality.
If documents are missing, we help you obtain them. If probate is incomplete, we wait until it’s sorted. We don’t use paperwork as an excuse to delay or reduce offers like dodgy quick property buyers do.
Yes. We pay stamp duty on the property we’re buying from you. That’s included in our cost structure—the 5% in our breakdown table.
This matters because stamp duty is substantial. On a £200,000 property, we’re paying £7,500 in stamp duty to the government. On a £400,000 property, it’s £22,500. These aren’t optional costs. They’re legal requirements we absorb.
Some cash home buyers try to dodge stamp duty through creative “investment structures.” That’s tax evasion. When HMRC catches them (and they do), your sale could be implicated in their legal problems.
We pay stamp duty properly, file returns correctly, and keep you completely clear of any tax complications. Your solicitors verify this during the legal process.
When you sell house for cash to legitimate buyers, all taxes get paid correctly. Anyone promising to avoid stamp duty is dragging you into potential fraud.
Perfect. That’s exactly the type of property where our instant house sale service makes the most sense.
Estate agents won’t touch properties needing serious work. Mortgage lenders reject them, which means no buyers. You’re stuck with a house that’s haemorrhaging money in council tax and insurance while needing £30,000 in repairs you can’t afford.
We buy houses needing:
You don’t fix anything. We assess the property in its current condition, factor in the repair costs, and make our offer accordingly. You walk away with cash. We handle the builders and the hassle.
Sarah from Liverpool inherited a house with a collapsed roof and severe damp. She couldn’t afford the £45,000 in repairs. We offered £138,000 for the property as-is and completed in 16 days. She cried when the money hit her account. Relief, not sadness.
That’s what we do. We solve problems nobody else will touch.
Most won’t. We will, because we understand tenancy law and have the experience to manage it properly.
Selling a property with tenants is a nightmare through estate agents. Buyers want vacant possession. Coordinating viewings around tenants’ schedules is impossible. Tenants sometimes sabotage viewings because they don’t want to move.
We buy tenanted properties regularly. If the tenants are on Section 21 notices, we complete once they’ve vacated. If they’re long-term tenants on Assured Shorthold Tenancies, we buy it as an investment property. If they’re refusing to leave and you’re facing court proceedings, we still buy it and handle the legal process ourselves.
Mark from Bradford had nightmare tenants who hadn’t paid rent in seven months. Court eviction proceedings would take another four months minimum. He needed money to pay his own mortgage. We bought the property with tenants still in it, handled the eviction ourselves, and completed in 21 days. He got certainty while we took on the problem.
Your tenancy situation isn’t a barrier. It’s just another problem we solve.
Legally, yes. Practically, we arrange it for you if you don’t have one.
An Energy Performance Certificate costs £90-150 and takes about 48 hours to arrange. Most sellers don’t have current EPCs (they expire after ten years). Estate agents make you get one before marketing. We get it done during the legal process.
This is typical of how we operate. If something’s required legally, we make it happen without hassle. You don’t chase assessors or manage appointments. We coordinate everything while you get on with your life.
Other companies advertising we buy houses for cash use missing documents as excuses to delay completion or reduce offers. “Oh, we didn’t realise you didn’t have an EPC. That’s going to cost us time and money, so we need to reduce the offer by £3,000.”
That’s rubbish. We factor in all costs upfront. The offer doesn’t change.
Property auctioneers sell you a dream: competitive bidding, fast completion, guaranteed sale. The reality? You’re gambling with your home.
Before auctioning a property, you pay £800-1,200 for a legal pack. That’s before anything sells. The auctioneer sets a reserve price, usually 10-15% below market value, but if bidding doesn’t reach it, you’ve lost your money and still own the house.
Auction fees hammer you again if it does sell—typically 2.5% plus VAT to the auctioneer. Solicitor fees on top. And here’s what they don’t mention: 40% of properties don’t sell at auction. You’ve spent over a thousand pounds for nothing.
Even when auctioning a house works, you have zero control over completion dates. The buyer decides, not you. That’s a problem when you’re coordinating a move or need funds by a specific date.
Compare that to our method of sale. You choose when we complete. Tomorrow or three months from now. Your decision entirely.
Estate agents aren’t bad people. Their business model just doesn’t align with your needs when you want certainty.
They get paid on commission, so they push for the highest possible price. Sounds good until you realise that price attracts buyers who can’t actually afford it. These buyers get mortgage refusals five weeks into the process. The deal collapses. You start again.
Meanwhile, you’re keeping your house pristine for viewings. Taking time off work for surveys. Answering the same questions twenty times. Watching buyers walk away over minor issues that you’d have fixed if they’d just asked.
Estate agents call this “maximising value.” What it actually maximises is stress, uncertainty, and wasted time. When you’re dealing with divorce, debt, or bereavement, the last thing you need is more uncertainty. You need a finish line you can see.
We give you that finish line. No viewings. No marketing photos. No weekend disruptions. Just a genuine offer and a completion date you control.
Depends entirely on your situation. If you have time, need maximum price, and can handle uncertainty, use an estate agent. If you need certainty, speed, and guaranteed completion, use us.
Let’s be brutally honest about when each method works:
Use an estate agent when:
You can wait 12-16 weeks minimum. You can handle viewings and keep the house perfect. You’re comfortable with deals collapsing. You don’t need the money urgently. Your property is in excellent condition. The market is strong in your area.
Use Property Saviour when:
You’re facing repossession or court deadlines. You’ve inherited a property you can’t maintain. You’re going through divorce and need quick resolution. The property needs major work buyers won’t accept. You’ve tried estate agents and deals keep falling through. You need certainty more than maximum price.
Neither method is universally better. It depends on your priorities. We’re not pretending our 70% offer beats 100% if you actually get the 100%. We’re saying most people don’t get the 100%, and even if they do, it costs them months of stress and uncertainty.
Choose based on your reality, not estate agents’ promises.
Let me give you the honest disadvantages, because nobody else will:
You get less money. 70% is less than 100%. If money is your only priority and you have unlimited time, don’t use us.
You might leave money on the table. If your property would sell quickly on the open market, you could potentially get more through an estate agent. That’s true.
You don’t get the satisfaction of marketing. Some sellers enjoy the process of showing their home, seeing it professionally photographed, and watching viewings happen. If that matters to you, we take that away.
Those are real disadvantages. We own them. The question is whether they matter more than certainty, speed, and guaranteed completion.
For most people in difficult situations, they don’t. But if your property is a pristine four-bedroom family home in a desirable area with no time pressure, maybe estate agents are your better choice.
We’re not for everyone. We’re for people who value certainty over gambling on perfection.
These six questions expose frauds immediately. Ask them to every company before you commit to anything.
Genuine buyers answer all seven immediately and encourage verification. Liars dodge, deflect, or get defensive.
We pass every single check. We want you to verify us. Go ahead. Look us up. Call our office. Speak to our previous sellers. We have real success stories because we complete deals honestly.
Only after you verify everything. Trust isn’t given—it’s earned through transparency.
The market is full of companies using variations like “sell my house quickly” or “fast property sale” in their advertising. Most are middlemen who don’t have cash. They’re hoping to find a buyer for your property before they have to complete with you.
Here’s what happens: They tie up your property with a low offer. They market it to actual investors or developers. If they find someone willing to pay more, they assign the contract and pocket the difference. If they don’t find anyone, they make excuses and walk away.
You’ve wasted six to eight weeks. You’ve taken your property off the market. You’ve turned down other opportunities. And you’re back to square one.
Property Saviour doesn’t operate this way. We buy the property ourselves. We have the cash in the bank right now. We don’t assign contracts or flip deals. We complete what we promise when we promise it.
Check Companies House. Look at our property portfolio. Verify our funds. We encourage skepticism because we have nothing to hide.
Negative equity means you owe more on the mortgage than the property is worth. It’s a nightmare situation, but it’s not unsolvable.
If you’re in negative equity and need to sell, here’s what actually happens:
You owe £180,000 on the mortgage. The property is realistically worth £160,000 in current condition. You’re £20,000 short. When we buy the property, that shortfall has to be paid somehow.
Option one: You pay the £20,000 from other resources (savings, family loan, debt consolidation). We complete, you clear the mortgage, you walk away debt-free.
Option two: You negotiate with your mortgage lender for a shortfall agreement where they accept less than full repayment. Success rates vary, but lenders sometimes agree to avoid repossession costs.
Option three: You pursue bankruptcy or an IVA if the shortfall is unmanageable and you have other debts. Not ideal, but sometimes necessary.
We can’t make negative equity disappear. But we can give you an honest assessment of your options and help you navigate the decision. Other fast cash house buyers disappear when they discover negative equity. We help you understand your choices.
Nothing, because we don’t do surveys. We assess the property ourselves during the initial visit and make our offer based on what we see.
This is completely different from estate agent sales. When you sell traditionally, buyers instruct surveyors who find “problems” (many imaginary or exaggerated) that justify reducing the offer or backing out entirely.
We see the cracks, the damp, the dodgy electrics, and the missing roof tiles during our assessment. We factor those costs into our offer from day one. The offer doesn’t change unless you deliberately concealed something serious (which almost never happens).
James from Exeter had subsidence affecting his entire rear wall. Two estate agent deals collapsed after buyers’ surveys revealed the problem. We saw it on day one, factored in the £35,000 repair cost, and offered £188,000. He accepted. We completed in 23 days. No drama. No renegotiation. No collapse.
Your property’s problems don’t scare us or become negotiation tools. They’re just factored costs we handle professionally.
We buy them, but you need to be completely honest about any legal complications from the start.
Legal issues we handle regularly:
These issues terrify mortgage lenders, which means estate agent buyers run away. We don’t run. We assess the risk, factor in resolution costs, and make our offer accordingly.
Complete honesty is required here. If you know about legal problems and don’t disclose them, you’re committing fraud. Tell us everything upfront. We’ll tell you if it’s solvable and what it costs.
Most legal issues are fixable with proper advice and sometimes a solicitor’s work. We’re experienced enough to know which problems are minor and which are serious.
This is where we’re completely different from every other buyer. We offer two options, and you choose which works better for you.
Option One: Direct Cash Purchase
We buy your property immediately at 70% of realistic value. You get certainty and speed. Completion when you want it.
Option Two: Assisted Method of Sale
We use our expertise, contacts, and marketing skills to help you sell for more—while giving you a cash advance that proves our commitment. You get a higher figure than our cash offer, we pay all fees, and you still get our support throughout. True win-win scenario.
The assisted sale approach gives you:
Nobody else offers this flexibility. Estate agents don’t put money down. Auctioneers don’t guarantee anything. Other quick property buyers certainly don’t help you sell for more.
We do because we’re playing the long game. Happy sellers refer friends and family. That’s worth more than squeezing every pound out of one transaction.
Linda from Sheffield chose our assisted option. We gave her £30,000 upfront, marketed her property professionally, found a buyer at £285,000 (compared to our £240,000 cash offer), managed the entire transaction, and she netted an extra £45,000. Total time: six weeks. She was thrilled.
That’s the power of having genuine options from a buyer who isn’t desperate to steal your property at rock-bottom prices.
Three things: transparency, flexibility, and actual completion. Let me break down why that matters.
Transparency: We show you exactly where your 30% goes. We encourage you to check our credentials. We put everything in writing. We don’t dodge questions or hide behind vague promises.
Flexibility: You choose the completion date. You use your own solicitors. You pick between our cash purchase or our assisted sale. We adapt to your needs, not the other way around.
Actual Completion: We have the money to complete. Right now. Not in “two weeks pending approval.” Not “once we arrange financing.” Right now. That’s why we’re not scared of Companies House checks or proof of funds requests.
Compare that to the alternatives:
The choice is obvious once someone shows you the truth.
Because legal fees hurt when you’re already accepting 70% of property value. We understand that. So we reduce your out-of-pocket costs by contributing toward your solicitor fees.
This isn’t a loan. It’s not a fee we reclaim later. It’s our genuine contribution to your costs because we want the process to be as painless as possible financially.
Other instant house sale companies make you pay all legal fees yourself. Estate agent sales cost you money too—often over £1,000 after searches, Land Registry fees, and conveyancing. We absorb that pain for you.
It’s a small gesture in the grand scheme of a property transaction, but small gestures reveal character. We’re here to help, not squeeze every possible pound out of you.
This contribution applies whether you choose our cash purchase or our assisted sale option. Either way, you benefit from reduced legal costs.
The market in early 2026 is unpredictable. Interest rates keep shifting. Buyer demand fluctuates monthly. Property values aren’t climbing like they were.
This matters because the longer your property sits on the market, the more it costs you. Council tax. Insurance. Utilities if it’s empty. Maintenance. Security concerns. Every month of delay is money out of your pocket.
Estate agents will tell you to “wait for the right buyer.” That could be six months from now. Or never. Meanwhile, you’re haemorrhaging cash and stress.
Selling your home under pressure is terrifying. Estate agents don’t get this. Auctioneers don’t care. You need someone who understands that sometimes good enough today beats perfect someday.
Our 70% offer isn’t perfect. But it’s certain. It’s immediate. It’s in your account when you need it. That’s worth more than gambling on market timing that might never work in your favour.
Our real success stories come from people who’ve been burned by other quick house sale buyers before finding us. They’re genuinely relieved when we actually do what we promised.
Margaret from Birmingham spent eight weeks with another company promising to sell house fast. They kept “needing more time.” We completed her sale in 12 days—her chosen timeline—and she referred two friends within a month.
David in Manchester received three offers from different rapid property buyers. All three dropped their prices before completion. He found us through Trustpilot reviews. We gave him £198,000 and stuck to it. His exact words: “Honestly didn’t believe you’d actually complete until the money hit my account. Wish I’d found you first.”
Cassie from London tried an estate agent for six months with zero offers on her flat with a short lease. Then she tried two companies advertising fast cash house buyers. Both backed out after discovering the lease length. We completed in 19 days at our original offer. No games.
These aren’t manufactured testimonials. They’re real people who needed certainty and finally got it. You can verify them. We encourage it.
Simple: The offer we give you is the price you get. No last-minute reductions. No “problems found during survey” nonsense. No renegotiation games.
The only exception is if legal searches reveal something genuinely serious that wasn’t disclosed—structural damage, legal disputes, or planning violations that affect the property’s value or legality. Even then, we discuss it openly and give you options. We don’t ambush you on completion day.
This price promise matters because other companies advertising sell house for cash use a tactic called “chipping.” They give you a high initial offer to secure the deal, then systematically reduce it as completion approaches. By the time they’ve dropped it 15%, you’ve already told everyone you’re sold, you’ve started packing, and you’re psychologically committed. They know you won’t walk away.
We don’t chip. Ever. Our reputation depends on completing deals exactly as promised. We have previous sellers who’ll verify this—ask us for references and we’ll provide phone numbers of real people who’ve sold to us.
This guarantee applies to both our cash purchase and our assisted sale options. The number we agree is the number you get.
We buy everything. Houses, flats, bungalows, maisonettes. Victorian terraces or modern new builds. Properties needing complete renovation or ready to move in.
Some situations we handle regularly:
Your situation might be complicated. Ours isn’t. We assess the property, make an offer based on realistic value, and complete when you’re ready.
Other buyers walk away from “difficult” properties. We specialise in them because that’s where sellers need certainty most. Your problem property is our standard Tuesday.
These seven questions expose frauds immediately. Ask them to every company before you commit to anything:
Question 1: “Do you have proof of funds available right now?”
Genuine buyers show you bank statements or director’s guarantees within 24 hours. Liars make excuses.
Question 2: “What’s your company number so I can check Companies House?”
Real companies give this freely and encourage you to look. Frauds get defensive.
Question 3: “Can I use my own independent solicitors?”
We say yes every time. Scammers insist you use theirs (so they can control and delay the process).
Question 4: “Will this offer change before completion?”
The answer should be “No, unless we find serious undisclosed issues during legal checks.” Anyone who hedges is planning to drop the price.
Question 5: “How do you make money on this deal?”
We explain the cost breakdown openly. Others won’t or they’ll give vague answers about “investment portfolios.”
Question 6: “What happens if I change my mind before exchange?”
We say you walk away with no penalties. Dodgy builders lock you into “reservation fees” you can’t get back.
Question 7: “How many properties do you currently own?”
Real cash buyers own multiple properties you can verify. Middlemen own nothing.
Ask these questions. Demand clear answers. Protect yourself.
Request a callback. No pressure. No tricks. No obligation to proceed.
We’ll give you a genuine offer in 24 hours based on realistic property value. You’ll see exactly how we calculated it. You’ll understand where every percentage goes. You’ll know the completion date is entirely your choice.
If our offer works for you, we proceed. If it doesn’t, you walk away with clarity about your options. Either way, you’ll have spoken to the only rapid property buyers in the UK who tell you the truth.
Fill in the callback form. Speak to us tomorrow. Decide for yourself if we’re different. We know we are—you’ll see it within five minutes of the conversation.
Your property. Your timeline. Your certainty. That’s what we offer. Nothing more, nothing less.
Request your no-obligation callback now and get your guaranteed cash offer within 24 hours. Stop gambling with estate agents and dodgy buyers. Get certainty 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.
