We buy houses in Ohio, in any condition.

Ohio forecloses through the courts. The lender files suit, the court enters judgment, and the county sheriff auctions the house, now usually online. Until the court confirms that sale, you generally still have the right to pay off the debt, which includes selling the house yourself.

A private sale before confirmation pays the lender from the proceeds and can leave you with equity, which an auction rarely does. Timing is tight, so talk to a foreclosure attorney or a HUD-approved housing counselor as soon as you can. If keeping the house is realistic, that comes first.

If the owner recorded a transfer-on-death designation affidavit, the house passes directly to the named beneficiary, who can sell it once the affidavit of confirmation is recorded with the county. Otherwise the executor or administrator appointed by the county probate court handles the sale. They may need the court's approval, depending on what the will allows.

Either way, we can sign an agreement while the paperwork moves and close when the title company confirms the seller has authority. Out-of-state heirs can sign remotely.

Ohio charges a real property conveyance fee that the seller usually pays: a 1-mill state fee ($1 per $1,000) plus up to 3 mills more set by the county, so at most $4 per $1,000 in total. Any mortgage payoff, back taxes or liens also come out of the proceeds.

There are no agent commissions and no repair costs in a cash sale to us. Who pays which closing costs is written into the purchase agreement, and you see every line on the settlement statement before you sign.

Source: Ohio Revised Code §319.54 and §322.02 (conveyance fees).