Sell Your Northlake House for Cash. Skip the Cook County Listing Grind.

Most sales close in 21 to 42 days, or later if you need more time. You pick the date. The timeline depends on title, liens, mortgage payoffs and the closing provider.

We pay the closing costs on a sale to us, except your share of any transfer tax, and the purchase agreement sets this out. Eagle does not charge you an agent commission on a direct sale to us. Your mortgage payoff and any liens, delinquent taxes, HOA or association balances, agreed prorations and other seller obligations are deducted from your proceeds when applicable. The closing professional provides a settlement statement showing the charges and credits before closing. Transfer, deed, conveyance or similar taxes vary by state and locality. For a sale in Northlake: state rate $1.00 per $1,000; counties and some cities add their own, subject to the purchase agreement.

Often, yes. Delinquent property taxes and many recorded liens can be paid from the sale proceeds at closing, provided there is enough equity and the required payoff or release can be obtained. The title search or other closing review will identify items that must be paid, released or otherwise resolved. A disputed lien, an unavailable payoff or debts exceeding the available proceeds can delay or prevent closing unless the issue is resolved or the creditor agrees to another arrangement. Tell us what you know upfront so the closing professional can investigate it early.

It depends on how title was held and Illinois law. Property held in the deceased owner's name alone may require probate or another estate procedure before anyone has authority to sign a deed. Property held in a trust or with survivorship rights may pass outside probate. A probate or estate attorney licensed in Illinois should confirm who has authority and which procedure applies. We can evaluate the property and make an offer while that is being established, but we cannot close until someone has legal authority to sign.

Selling a property as-is does not automatically eliminate disclosure obligations under applicable federal, state or local law. Tell us what you know about the roof, plumbing, electrical system, foundation, environmental conditions and any past damage or repairs so we can evaluate the property accurately and address known issues in writing before you sign. Illinois has the Residential Real Property Disclosure Act, which may apply to your sale. A real estate attorney licensed in Illinois can confirm which disclosures apply.

A sale may help avoid a foreclosure sale if it closes in time and the proceeds are enough to satisfy the required payoff, or if the lender gives written approval to accept less. In Illinois, a foreclosure generally goes through the court. We cannot promise to stop or postpone a foreclosure; that depends on the lender or servicer, the court, the timing and whether the transaction closes. Contact us as early as possible and bring every notice you have so we can tell you whether our expected timeline appears workable. A HUD-approved housing counselor or an attorney licensed in Illinois can explain your legal options and deadlines. At Eagle, we can help only if there are at least 3 weeks before the auction date and you can send paperwork quickly and help the title company close fast. Our Illinois page explains how the foreclosure process generally works in the state.

Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. The agreement also states the price, closing date or timeline, contingencies and other material terms. The closing is handled by the title company, escrow holder, settlement agent or closing attorney used for the transaction.

The closing is handled by a licensed title or escrow company, or a closing attorney, depending on the state. They run the title search, arrange the payoffs and hold the funds. You are welcome to have your own attorney review the purchase agreement before you sign, and we encourage it.

We buy mobile homes only when they are sold together with the land they sit on. If you own both, send the address and we will review it. Whether we can make an offer depends on the property and the numbers.

We can buy a house in any condition when the numbers work, but we do not promise an offer on every house. Whether we make an offer depends on the area, the value and whether the numbers work, not on condition. You do not need to repair or clean out the house.

At Eagle, our policy is to have everyone on the deed and every decision maker on the call when we present the offer, so they can decide together whether to move forward. A spouse, relative or attorney may make the first contact. Separately, everyone whose signature or authorization is required will need to sign at closing.

Most cash buyers work backward from what the house could sell for after it is fixed up, then subtract repairs, holding and resale costs, and a margin for risk. Our offers follow the same logic. We encourage you to compare written offers and ask what can change after a walkthrough.

Send the address of the house to a cash buyer, ask for a written cash offer, and compare it with any other offer you have. Check who pays which costs and what can change after a walkthrough. A direct sale skips repairs and showings, but a cash offer is usually lower than a fully repaired home could reach on the open market.

On a sale to us, you can leave what you do not want to take. We buy houses as-is, so you do not need to stage, make repairs or do a deep cleaning. Take anything of personal or sentimental value and any documents you need before closing.