Selling a house in poor condition, or one that will not mortgage.
Damp, subsidence, a short lease, knotweed, fire or flood damage, a non-standard build. Mortgage lenders say no, so agent buyers cannot buy. Cash buyers can, and do.
Why ordinary buyers cannot buy it
Most buyers need a mortgage, and a mortgage needs a valuer to confirm the property is sound security. Structural movement, serious damp, a lease under about 70 years, Japanese knotweed within seven metres, fire or flood damage, no kitchen or bathroom, certain concrete or timber-frame constructions: any of these can make a valuer decline or the lender impose conditions the buyer cannot meet. The property may be perfectly saleable, but only to someone with cash.
What a cash buyer does with it
Buys it, fixes it (or extends the lease, or treats the knotweed), and sells or lets it. The offer reflects the cost of the work plus their margin, so a property needing £40,000 of work will be priced accordingly; but it is a real offer, from a buyer who can complete, which is more than the open market can give.
Be honest about the problems
Tell the buyer everything you know on the first call: the survey you had done, the crack that appeared, the insurance claim. Anything they find later that you did not mention is the one legitimate reason for a genuine buyer to change an offer, and it is also a legal risk to you (you must answer the property information forms honestly). Honesty up front gets you a firm offer that holds.
Should you do the work first?
Usually not. A new kitchen rarely returns its cost, and structural work done to sell can be done wrong. The exception is cheap fixes that change a valuer's answer: a lease extension can add far more than it costs; a knotweed treatment plan with a guarantee turns an unmortgageable house into a mortgageable one. Ask a surveyor before you spend.
Auction as the alternative
Problem properties do well at auction, where the buyers are cash and experienced. You get a competitive price on a fixed date in two to three months, for a fee. A cash buyer is faster and fee-free; an auction may get more. Both are honest routes; the estate agent shop window is not, for this kind of house.
A note on the numbers. Percentages, timescales and costs on this site describe what is typical in the UK quick-sale market in 2026. They are not offers. Any offer comes from the buyer we introduce you to, after they have assessed the property, and it is theirs alone. Take independent legal advice before you exchange contracts on any sale.
Common questions
Can I sell a house with subsidence?
Yes, to a cash buyer or at auction. The price reflects the repair cost and the difficulty of insuring it. A structural engineer's report helps you get a fair figure.
Can I sell a flat with a short lease?
Yes. Under about 70 years most lenders will not lend, so the market is cash buyers. Extending the lease before selling can add more than it costs; ask a solicitor for a quote first.
Does the buyer need a survey?
Most will do one, and pay for it. A genuine buyer uses it to confirm the offer, not to reopen it.
Need to sell fast? Find out what a cash buyer would offer.
Two minutes about the property. A vetted cash buyer calls you back with a genuine figure, usually within one working day. Free, no obligation, and you can walk away at any point.