How to Spot a Genuine Cash House Buyer

First, understand the three types of “we buy any house” company

Direct buyers

They buy with their own funds. They should be able to show you proof of funds and name the company that will own the property.

Lead brokers

They collect your details and sell them, or pass them to whichever investor pays most. They may not intend to buy at all.

Hybrid businesses

They buy some properties directly and introduce others to investors or agents. That’s perfectly legitimate — if they tell you which is happening, and ask your permission first. It’s how we work, and we’re upfront about it.

Seven checks before you accept any offer

Check Companies House. Search the company name and number on the free Companies House register. Look at how long it’s existed, who the directors are, and whether its accounts are filed on time.
Check redress scheme membership. Businesses dealing with property sales are generally required to belong to an approved redress scheme — The Property Ombudsman or the Property Redress Scheme. Ask for the membership number, and check it on the scheme’s website.
Check anti-money-laundering supervision. Property businesses should be supervised for anti-money-laundering, typically by HMRC. A genuine company will give you its registration number without hesitation.
Ask for proof of funds. A direct buyer should be able to show that the money exists, without relying on a mortgage or a buyer of their own.
Get the offer in writing, with evidence. A credible offer comes with the comparable sales it’s based on, not just a number.
Use your own conveyancer. Never use a solicitor the buyer insists on or pays for. Your conveyancer should act only for you.
Ask what happens if the price changes. Ask directly: “In what circumstances would your offer go down, and have you ever reduced an offer just before exchange?”

Warning signs

A suspiciously high offer, especially one given before anyone has seen the property. It may be designed to win the instruction, then be cut later.
Pressure to sign quickly, or an “exclusivity” agreement that ties you in for weeks or charges a fee if you withdraw.
Upfront fees of any kind for a “valuation” or “admin”.
Vague answers about who will actually buy the property.
Guarantees of a completion date or price before the legal work has started. In England and Wales, nothing is binding until exchange of contracts, so nobody honest can guarantee either at the start.
Invented social proof, such as “10,000 homes bought” counters with no evidence, or reviews that can’t be traced to a real platform.

What a fair cash offer looks like

Cash buyers pay less than full market value, because they take on the costs, risk and time a traditional sale would carry. A typical direct offer is somewhere around 75–85% of realistic open-market value, depending on condition and demand. Be wary of offers far above that — they’re the ones most likely to be reduced later. Be equally wary of any offer that comes with no explanation at all.

When an estate agent is the better choice

If your property is in good condition, would appeal to mortgage buyers, and you have time to wait, an estate agent will usually get you a higher price — even after their fee. A direct sale makes most sense when certainty, speed or the property’s condition matter more than the last few percent of price. Examples include a sale that’s already fallen through, a short lease, tenants in place, probate, or serious repairs.

Checking us

Here’s everything above, for us:

Company: PropGain UK Limited, number 16913648 (trading as Thames House Buyers)
Property Redress Scheme membership: PRS056317
HMRC anti-money-laundering supervision: XNML00000217270
ICO registration: ZC071824
No upfront fees, no exclusivity agreements, and you always use your own conveyancer.

Companies that buy houses: how to spot a genuine buyer.