Everything sellers ask us, answered without the sales pitch.

Most cash sales close in 7 to 21 days once the paperwork is signed, because there is no mortgage lender waiting on an appraisal and an underwriter. The slowest part is usually the title search, not us. If you need longer, say so: plenty of sellers pick a date two or three months out so they can line up their next home.

No. We buy houses in the condition they are in, including ones with a failed roof, fire or water damage, an old kitchen, a hoarding situation, or a tenant still living there. You can leave behind anything you do not want to move. That is the point of selling this way.

Nothing. There is no fee to request an offer, no agent commission (typically 5 to 6 percent of the sale price on a traditional sale), and we cover normal closing costs. What we offer is what you are wired at closing, minus anything you still owe on the mortgage and any liens or unpaid property taxes against the property.

Usually, yes, and we will not pretend otherwise. A cash buyer takes on the repairs, the carrying costs and the risk that the house sits, so the offer reflects that. What you are trading that difference for is certainty, speed, no showings, no repairs, no commission and no financing falling through two weeks before closing. For some sellers that trade is obviously worth it and for others it is not. We would rather you know which one you are before you call.

No. Our offer is an offer. Nothing is binding on either side until both parties sign a purchase agreement, and you are free to take it to an agent, an attorney or a family member first. We would encourage it.

Single family houses, condos, townhouses, small multi-family buildings, and in most markets mobile and manufactured homes on owned land. We also buy houses that are inherited, in probate, mid-divorce, behind on payments, in pre-foreclosure, or occupied by a tenant who is not leaving.

Tell us on the form. It is common and it is not automatically a dead end. Depending on the state, the lender and how far behind you are, there may be a short sale or a subject-to structure that works. We will tell you honestly if there is nothing we can do rather than string you along.

Only the people at OfferMyHome working on your offer. We do not sell your details to a list of investors and we do not pass your phone number to a call centre. Your name, phone, email and street address are encrypted in our systems, and you can ask us to delete them at any time by emailing privacy@offermyhome.com.