Illinois law doesn’t strictly require one, but in the Chicago area it’s standard practice for both buyer and seller to have a real estate attorney. Your attorney reviews the contract, handles the attorney review period, and represents you at closing. We recommend it and work with any attorney you choose.

Many south suburban municipalities require a village transfer stamp before a deed can be recorded. To get one, you may need to pay a final water bill, settle village fees and, in some towns, pass a point-of-sale inspection. Requirements vary from town to town, and we deal with them every week.

Usually, yes. Some villages let the buyer take responsibility for correcting violations after closing. When that’s allowed, we can buy the house with the violations still open, so you don’t have to make the repairs first.

Cook County bills property taxes a year behind, in two installments. At closing, the seller usually credits the buyer for taxes from January 1 of the prior year up to the closing date. Your attorney and the title company calculate the exact credit, and we show it to you before you sign.

Illinois charges a state real estate transfer tax, and Cook County adds a county transfer tax. Some municipalities have their own. Who pays which tax is spelled out in the contract, and every amount appears on your settlement statement before closing.

Most Illinois sellers complete the Residential Real Property Disclosure Report. Some sales are exempt, including many sales by an executor or administrator of an estate. Your attorney will confirm what applies to you.

Often, yes. Many Illinois estates use independent administration, which lets the executor sell without separate court approval. If your estate needs court approval, we can sign the contract now and close once the judge approves the sale.

Not always. If the home was held in joint tenancy, held in a trust, or covered by an Illinois transfer on death instrument, it may pass without probate. An estate attorney can tell you which applies to your family’s house.

Illinois uses judicial foreclosure, so the lender has to go through the circuit court. The process usually takes many months, and homeowners generally keep the right to sell until the judicial sale. The sooner you act, the more options you have.

Yes. Unpaid taxes are paid from the sale proceeds at closing. If Cook County taxes were sold at a tax sale, the house can still be redeemed and sold during the redemption period. The title company will confirm the exact payoff amount.

Yes. We buy two-flats, three-flats and small apartment buildings with tenants in place. Leases and security deposits transfer to us at closing, as the contract specifies.

Many liens, including tax liens, judgments, mechanic’s liens and unpaid HOA dues, can be paid off through the title company at closing. If something is complicated, we’ll explain what we’re seeing and what’s realistically solvable.

Both owners on title usually need to sign. In a divorce, the sale often follows a court order or a written agreement between the spouses. We’ll work with both attorneys and split the proceeds at closing as directed.

When the title is clean and the village can issue its transfer stamp quickly, we can often close in about a week. Probate, tax redemptions or a slow village process can add time. You pick the date that works for you.

At a licensed title company. Many closings happen in person, and some documents can be signed by mail or with a mobile notary if you live out of state.

Yes. Many sellers who inherit a Southland house live elsewhere. We can see the house with a family member, a neighbor or a lockbox, and much of the paperwork can be signed remotely.

No. Take what you want to keep and leave the rest. We handle the cleanout, including hoarder houses.

Yes. We buy with our own funds, so there’s no mortgage approval, lender appraisal or financing contingency that could cause the sale to fall through.

We close through a licensed title company, your attorney reviews everything, and you never send money to us. You can also read our Google reviews before you decide.

South suburban Cook County and northern Will County, including Alsip, Blue Island, Burnham, Calumet City, Calumet Park, Chicago Heights, Country Club Hills, Crestwood, Dixmoor, Dolton, East Hazel Crest, Flossmoor, Ford Heights, Glenwood, Harvey, Hazel Crest, Homewood, Lansing, Lynwood, Markham, Matteson, Merrionette Park, Midlothian, Oak Forest, Olympia Fields, Park Forest, Phoenix, Posen, Richton Park, Riverdale, Robbins, Sauk Village, South Holland, Steger, Tinley Park and Thornton.

Call or text (708) 808-2662 or request your cash offer online. Have the property address, a rough idea of its condition, whether it’s occupied, and your ideal timeline ready.