← All articles · 2026-07-09 · 6 min read

'We Buy Any House' — How It Really Works (and How to Avoid the Cowboys)

You've seen the ads: "We buy any house! Any condition! Sell in 7 days!" Some of these companies are genuinely helpful and professional. Some are cowboys. Here's how to tell the difference.

What these companies actually do

A genuine "we buy any house" company is a cash buyer — usually a property investor. They buy your home directly with their own money, so there's no mortgage lender and no chain to slow things down or fall apart. That's where the speed comes from.

In return for that speed, certainty, and buying in any condition with no fees, they pay below full open-market value. That's the deal. It's a fair trade for the right situation — as long as the buyer is honest about it.

How they work out an offer

Most start from an estimate of what the property would be worth fully refurbished and sold on the open market, then deduct: refurbishment costs, their profit, buying and selling costs, and a margin for risk. Understanding this helps you sanity-check any offer you receive.

The red flags of a cowboy

1. A high offer that mysteriously drops just before completion. Always get the offer basis in writing and ask what could change it.
2. Pressure and fake deadlines. "You must decide today" is a tactic, not a fact.
3. No proof of funds. A real cash buyer can show they have the money. Ask.
4. Tie-in or "option" agreements that lock up your property while they hunt for a buyer — that's not a cash purchase.
5. Hidden company details. Look for a registered company, an ICO registration, and membership of a redress scheme.

The six questions that expose a cowboy in one conversation

1. Are you the actual buyer, or finding one?
2. Can you show proof of funds?
3. How did you calculate this offer?
4. Will the price change before completion — and when?
5. Any fees or tie-in clauses?
6. Are you ICO-registered and in a redress scheme?

Honest buyers answer these openly. Cowboys dodge them.

The bottom line

"We buy any house" can be a genuinely good option when speed and certainty matter more than the last few percent — but only with a transparent, properly registered buyer. Know your benchmark, ask the six questions, and never be rushed.

Property Sale Express makes free, no-obligation cash offers across England & Wales, and we're happy to answer all six questions. General information, not financial or legal advice.