How to Check Out a Cash Home Buyer in Illinois

Who's writing this guide?

I'm Brad Esposito with Family Property Buyers in St. Charles. I buy houses for cash, so I know how much trust a seller has to give a buyer they just met.

These are the checks I'd want my own family to run on any cash buyer. That includes us.

Which question brought you here?

• How do I check out a cash home buyer in Illinois?
• How do I verify a cash buyer's limited liability company in Illinois?
• What is proof of funds?
• Should I ever pay a cash buyer a fee?
• Can I cancel a contract with a cash buyer in Illinois?
• Do I need my own attorney to sell to a cash buyer?

What should you ask a cash buyer?

• What is the full name of the company that will sign the contract?
• Can you show proof that you have the money to close?
• Who pays which costs at closing?
• Can the price change after you see the house? If so, why?
• Which title company will handle the closing?
• Is it OK if my attorney reads the contract first?

A good buyer answers all of these in plain words, and in writing.

How do you look up a buyer's company in Illinois?

Most cash buyers sign as a company, often a limited liability company. Search the company's exact name on the Illinois Secretary of State business search.

Check that the name on your contract matches a company on file with the state, and look at its status. If you can't find it, ask the buyer why before you go any further.

Should you check the Better Business Bureau?

It's one more data point. Look the company up on the Better Business Bureau site and read any complaints and how the company answered them.

A profile with no complaints isn't proof of anything, and neither is a missing one. Use it next to your other checks.

What counts as proof of funds?

Proof of funds is a recent letter or statement from a bank or lender showing the buyer has the money to close. Ask for it before you sign.

You can share it with your attorney or title company and ask whether it looks right.

Do you have a right to cancel?

Ask about your right to cancel. Illinois law gives owners behind on a mortgage or taxes extra protections in some sales. An attorney can tell you what applies to you.

You can look up an Illinois lawyer's license on the ARDC lawyer search.

Where can you report a problem?

The Illinois Attorney General’s Consumer Protection office takes complaints about home sale and foreclosure scams. If you're behind on your mortgage, a HUD-approved housing counselor can talk through your options for free or at low cost.

Can you check us out the same way?

Yes, and please do. Every cost explained up front, in a written offer you can show your attorney. Run every check on this page on Family Property Buyers too.

We buy as-is: no showings, no repairs needed. No agent commissions when you sell directly to us.

We can often cover closing costs. Your written offer shows your number before you sign.

What happens if you reach out to us?

1. Tell me about the house. Use the form, call or text (331) 422-3828, or email [email protected].
2. We look at the house together, in person or by phone.
3. You get a written cash offer within 24 hours of our first visit or meeting. Show it to your attorney or family before you decide.
4. If you say yes, we close on your timeline, often in a few weeks.

Who would you be working with?

Family Property Buyers is based in St. Charles. If you want the step-by-step version first, read how it works.

Call or text (331) 422-3828 · [email protected] · 200 W River Dr, St. Charles, IL 60174

What else might help?

• Family Property Buyers home
• How it works
• Seller FAQ
• Selling an inherited house in Kane County
• Behind on property taxes in Kane County
• Areas we serve