General Questions

Should I sell my house as-is even if it needs repairs?

That depends on your situation and abilities. If the house repairs are more than you can handle, and you have limited time and/or resources, then yes selling your house as-is could be the right decision.

How fast can I sell my house to Image Real Estate?

We can close in as little as 7–14 days on a typical sale. If your situation qualifies, we will buy without title insurance and can self close in less than 24 hours.

Because we buy with cash, we skip bank delays and appraisals. If there are legal or title complications, we can still move faster than a traditional sale.

Where does Image Real Estate do most of their business?

Image Real Estate is located in Buffalo, NY and is a Buffalo home buyer. We buy in Buffalo, the surrounding suburbs, and throughout Western New York. Typically we are doing most of our business in the suburbs on Erie County.

Does Image Real Estate buy land?

Yes we buy vacant land. We sometimes buy landlocked land also.

Do I need to make repairs before selling?

No, we buy houses as-is.

Even if your home needs major renovations, has code violations, or is uninhabitable, we’ll give you a cash offer.

Will I pay any fees or commissions?

No, we don’t charge realtor commissions.

We also cover standard closing costs, so the offer we make is what you’ll receive at closing (minus any liens or debts on the property).

How do you determine your cash offer?

We look at your home’s condition, location, situation, and market value.

Unlike traditional buyers, we focus on solving your problem quickly and fairly. Our offer is designed to give you speed and certainty.

Can you still buy my house if it’s in bad condition?

Yes. We specialize in problem properties.

Fire damage, water damage, mold, structural issues, or neglect won’t stop us from buying.

Inherited Property & Probate

Does a house I’m inheriting need to go through probate for me to sell?

In most cases, yes. If the home was owned solely by your loved one, it usually needs to go through probate before you can legally become the owner.

Probate ensures a legal transfer of property from someone who has passed away to their heirs. However, probate may not be necessary if the property was held in a trust, had a transfer-on-death deed, or was jointly owned with rights of survivorship. At Image Real Estate, we specialize in buying inherited properties and can help guide you through the probate process — even if there are multiple heirs, unresolved estate issues, or legal complications.

Can I sell a house before probate is complete?

Not until the administrator or executor obtains letters of administration or letters testamentary.

The executor or administrator must have authority from probate court. However, you can line up a buyer (like us) while waiting so the property can be sold as soon as possible.

What if the estate has no will?

The court will appoint an administrator.

Without a will, state law decides who inherits. We’ve helped many families sell intestate estates.

What if multiple heirs disagree on selling?

A court may decide, or heirs may negotiate.

If heirs can’t agree, one may file a partition action. We work with families to resolve conflicts and move forward. If probate has already been completed, and the heirs are all on the current deed, we will buy your portion of ownership.

Can I sell a house if probate is contested?

Not until the dispute is resolved.

If heirs are fighting, the court must settle before a sale. We often connect families with probate attorneys to speed this up.

What if the house has unpaid debts?

Debts are paid from the estate or sale proceeds.

Creditors often get paid at closing. We coordinate with attorneys and title companies to make this seamless.

Can I sell a house with missing heirs?

Yes, but extra legal steps are required.

The court sometimes allow sales if heirs can’t be found after due diligence.

Do I need to clear out the property before selling?

No, we’ll buy it as-is with any and all contents inside.

Many inherited homes are full of belongings. We handle clean-outs after closing. A large amount of the items are donated.

How long does probate take before I can sell?

Anywhere from a few months to over a year.

Timing depends on the complexity of the estate and whether disputes arise. We help you prepare to sell as soon as approval comes.

Can Image Real Estate WNY help if I live out of state and inherited a NY home?

Yes. We specialize in helping out-of-state heirs.

We handle paperwork remotely and can even arrange clean-out and closing without you traveling.

Pre-Foreclosure & Mortgage Issues

How do I stop foreclosure?

If the property is facing mortgage or tax foreclosure, it is better to figure out a plan now rather than later as interest adds up and life moves fast. Here are some of the most common ways to stop and avoid foreclosure.

1) Pay the debt - Find out the exact amount needed to stop the foreclosure by either calling or referring to the documents you already have and pay what is needed to be caught up and stop the foreclosure.

2) Sell something of value that you own - This may be hard for you because the item may be sentimental, but it is an option none the less. Sell the item(s) and pay the debt to get caught up.

3) Loan Modification (Mortgage Foreclosure only) - Call the bank and ask them if your situation qualifies for a loan modification. Sometimes the bank is willing to take the amount passed due and put it on the back end of your loan, which will bring you up to date on the amount owed. The bank may not be willing to help, but its worth a shot.

4) Payment Plan (Tax Foreclosure only) - Get in contact with the County the property is located in and ask for payment plan options. This can be be a good option, but just be aware that the County will charge a high interest rate and you are not actually solving the problem. You are only “kicking the can down the road”. Future you will still need to figure out another plan.

5) Loan from family or friend - See if a family member or friend will lend you some money to help you get caught up.

6) Sell the property - Sell the property and walk away with cash. The buyer will pay the outstanding debts. Just make sure you sell in time before the foreclosure happens so you don’t lose the property to ignorance/inexperience. The closer to the foreclosure date, the harder it will be to find a buyer and sell in time. If you have enough time and resources, selling the property on the market may be a good choice for you. If you sell to an investor or cash buyer, just make sure they are qualified to get the job done and in time. If you are less than a month away from the auction date, it is even more important that everyone involved is experienced in this situation.

Can I sell if I’m behind on my mortgage?

Yes. This is called a pre-foreclosure sale.

Selling quickly can stop foreclosure and protect your credit.

What if I owe more than my house is worth?

If you owe more than your house is worth, your options are limited. You may qualify for a short sale. We can work with your lender to negotiate payoff for less than the balance.

Another option is to sell the house and pay the remaining amount owed at closing.

If you have a low interest rate (Under 5%) some investors are willing to buy your house subject to the existing mortgage. This means the buyer will purchase your property and assume your loan. The existing mortgage remains in your name and the buyer will agree to get the mortgage caught up and make the mortgage payments each month. This can be a good option to still walk away with at least a little money and avoid a foreclosure on your credit, while the monthly payments being paid will strengthen your credit.

Another option to consider would be to rent the house instead of selling. If you can get the property rented and pay most or all of your monthly payment, you could avoid having to pay out of pocket and also have the possibility of the house going up in value over time.

Will selling stop foreclosure?

Yes, if the sale closes before the foreclosure auction.

Once the lender is paid at closing, foreclosure ends.

Can you buy my home if foreclosure is already scheduled?

Yes, but timing is critical.

If the auction date is near, we move fast to close before it happens.

Will I get any money if my house is in foreclosure?

Possibly, depending on your equity. If the house is worth more than what you owe, you keep the difference after payoff.

Can you help if I’m in Chapter 13 bankruptcy?

Yes, with court approval.

Selling a home in bankruptcy requires permission. We regularly work with bankruptcy attorneys.

Can I sell my home if I already received a foreclosure notice?

Yes, you still own the property until the auction.

Acting quickly gives you the best chance to walk away with money instead of losing the home.

What if my mortgage company already started foreclosure proceedings?

You can still sell until the auction is complete.

Foreclosure isn’t final until the deed transfers after auction.

Will selling help my credit if I’m in foreclosure?

Yes, it’s better than a foreclosure on your record.

A completed sale shows the debt was paid, which looks much better on your credit history.

Can Image Real Estate WNY deal directly with my lender?

Yes we often coordinate with banks to stop or delay foreclosure until your home is sold.

Tax Delinquency & Tax Foreclosure

Can I sell if I owe back property taxes?

Yes, taxes are paid from sale proceeds.

We ensure delinquent taxes are cleared at closing.

What if my house is already in tax foreclosure?

You can still sell before the county auction.

Once it’s auctioned, you lose ownership, so time is key. Do not wait, take action now, whatever that is.

Do unpaid water bills or city fines affect selling?

Yes, but they can be paid at closing.

We resolve municipal debts so your sale can move forward.

Can Image Real Estate WNY stop a tax auction?

Yes, we can either buy your property prior to tax auction, or if we need more time we work with the county to get the property off the auction list.

Timing matters—once the auction happens, it’s too late.

Will selling help me avoid losing my home to the county?

Yes. A sale lets you pay off taxes and keep any equity instead of losing everything.

What if my house has years of unpaid taxes?

No problem. Even large tax debts can be resolved.

Can the IRS stop me from selling if I owe taxes?

Not necessarily. IRS liens attach to property but can be paid off at closing.

Liens, Judgments & Title Issues

Can I sell a house with a lien?

Yes, liens are paid off during closing or we can purchase the property with the lien in place and then take care of it ourselves after closing.

What if there’s a judgment against me?

It may attach to your property, but you can still sell.

Can I sell with a child support lien?

Yes, child support arrears are usually paid from your proceeds at closing or we can purchase the property with the lien in place.

Can I sell with a mechanics lien?

Yes, contractor liens are settled during closing, or we can purchase the property with the lien in place.

What if my house has multiple liens?

We can still buy it. All liens are reviewed and cleared at closing, or we can purchase the property with the liens in place and take care of them ourselves after closing.

What if the title isn’t clear?

We work with attorneys to fix title problems. This may take extra time, but it won’t stop us from buying. We also buy property without title insurance giving you an option to sell when nobody else will buy the property.

Can I sell if there’s a pending lawsuit on the property?

Yes, but legal steps are required. Court approval may be needed before transferring ownership.

Multiple Heirs & Estate Disputes

What if some heirs want to sell and others don’t?

The court may step in. Partition actions can force a sale when heirs disagree. If heirs are on the current deed, they can sell their interest individually.

Can one heir sell without the others?

Not usually, unless they are already on the deed. All heirs must agree or a court order is needed.

What if the executor refuses to sell?

Heirs can petition the court. Courts can remove executors who don’t act fairly.

Can I sell my share of an inherited property?

Yes. We sometimes buy fractional interests and work with other heirs to resolve.

What if the will is being contested?

The estate must wait until disputes are resolved. We can prepare a sale while the case proceeds.

What if no one wants to maintain the inherited home?

Selling may be the best solution. Vacant homes can create legal and financial risks.

Distressed & Problem Properties

Will you buy a fire-damaged house?

Yes we specialize in homes with severe damage.

Will you buy a hoarder house?

Absolutely. You don’t need to clean it out—we’ll handle everything. Take what you want and leave the rest.

What if my house has structural issues?

We’ll still buy it. Foundation or roof problems don’t stop us.

Can I sell a vacant property?

Yes. A vacant property actually makes it easier to sell.

Will you buy a house with code violations?

Yes. We buy despite violations and handle them ourselves.

What if the city is threatening demolition?

We may still buy before it happens. Quick action is necessary to save value.

Selling Process With Image Real Estate WNY

How do I get an offer?

Contact us online or by phone for a free, no-obligation offer.

Do I need a realtor to sell to you?

No, we buy directly, saving you commission.

Who handles the paperwork?

We do. We work with local attorneys and title companies to keep things smooth.

Do I need to attend closing?

Not always. Out-of-state owners can close remotely.

How soon will I get paid?

At closing, in as little as 7–14 days.

Do you buy rental properties with tenants?

Yes we buy both vacant and tenant-occupied properties.

What if my tenant isn’t paying rent?

We’ll still buy. We will handle the tenant after purchase.

Do you cover closing costs?

Yes. We pay typical closing costs so you keep more money.

Will I need a lawyer?

It’s recommended, and we’ll coordinate with them.

In NY, closings require attorneys, and we’ll cover the cost in most cases.

Can you help if I already listed my house with a realtor?

Yes, depending on your contract.

Sometimes we can still buy if you cancel the listing or your contract expires.

Special Situations

Can I sell during divorce?

Yes, but both spouses must agree or have court approval.

Can I sell while in bankruptcy?

Yes, with court permission.

What if my house is condemned?

We may still buy, depending on the situation.

Can I sell land or vacant lots?

Yes, we buy land as well as houses.

Do you buy commercial properties?

Yes, we purchase certain commercial buildings.

What if I inherited a house with a reverse mortgage?

You can still sell, but the loan must be paid off. Also, certain reverse mortgages have a time limit in which you need to sell.

What if my property is in an LLC?

We can buy from LLCs and other business entities.

Can you help if I owe HOA fees?

Yes. Unpaid HOA dues are paid at closing.

What if my house is underwater (worth less than I owe)?

We may work with your bank for a short sale.

Can you buy if I owe IRS liens?

Yes, we can negotiate payoff with the IRS at closing.

Do you buy houses outside Erie County?

Yes, we buy across Western New York.

Can you help if my property is part of an unresolved estate from years ago?

Yes, we’ve helped sellers clear up long-delayed estates many times.

Why should I sell to Image Real Estate WNY instead of listing with a realtor?

Listing with a realtor has some uncertainty. We buy fast, as-is, with no fees or delays giving you a definite sale.

If you need certainty, speed, or have a property with complications, we’re the simplest solution.

If you have time, willing to make repairs, and work with an agent to do showings, that may be your best choice as you may be able to get more money for your property.

Inherited Property & Probate

Can probate be avoided when selling a house?

Sometimes.

If the property was in a trust, jointly owned, or had a transfer-on-death deed, probate may not be necessary. Also, if your situation qualifies, we may be able to avoid probate using an affidavit of heirship. Ask us for more details.

What happens if probate is never filed?

Ownership can’t legally transfer.

The property remains in the deceased’s name until probate is done, which prevents a legal sale.

Can an executor sell without probate court approval?

Not in New York.

Executors must receive “letters testamentary” before they can sell estate property.

What if the estate owes more than the house is worth?

We may be able to purchase the property still.

Creditors may accept reduced payment through a short sale, especially if the estate has no other assets.

Can I sell a house if probate is still open?

Yes, if the executor has authority.

The court doesn’t need to close probate before the sale, as long as approval has been granted.

Can heirs sell without an executor?

No, unless the court grants authority.

Heirs must go through probate to gain legal power to transfer title.

What if a house has both heirs and a surviving spouse?

State law decides division of ownership.

In NY, surviving spouses often have priority. If a person dies without a will and has surviving children, their spouse inherits the first $50,000 of the estate. After this amount is distributed, the remaining balance is split, with the spouse taking half and the children dividing the other half.

Pre-Foreclosure & Mortgage Problems

Can I sell after a foreclosure judgment is entered?

Yes, until the auction.

Once the court orders foreclosure, you still have time to sell before the sale date.

Can I sell if I already received a sheriff’s sale notice?

Yes, but you must act quickly.

Once the auction happens, ownership transfers and it’s too late.

What if I have two mortgages?

We can still buy your home.

Both mortgages are paid off at closing.

Can you buy a house in foreclosure if I’ve already moved out?

Yes. Vacant homes are still yours until foreclosure is finalized, so you can sell to us.

Will my lender approve a short sale?

Sometimes, but not always.

Banks prefer a short sale over foreclosure because it saves them time and money. But they also deny short sales many times. So there is not a definite answer unfortunately.

Can I sell a home in foreclosure if I owe HOA dues?

Yes. HOA liens are paid from sale proceeds at closing.

Tax Delinquency & Tax Foreclosure

How long do I have to sell before a tax auction?

Until the day of the auction.

Once the county completes the sale, you lose ownership permanently.

Can I get money back after a tax foreclosure auction?

Rarely. In New York, once a tax auction is complete, homeowners usually lose most or all equity. Selling beforehand protects your equity. If there is equity, you can hire an attorney to help you claim your excess proceeds.

Do I need to pay tax arrears before selling?

No. They can be paid directly from the proceeds at closing.

What if my property has city code liens as well as tax liens?

We can still buy. All debts tied to the property are handled during closing.

Liens, Judgments & Legal Issues

Can I sell with a federal tax lien?

Yes. IRS liens are cleared during the sale process, sometimes requiring negotiation.

What if I have multiple judgments on my property?

We can still buy it.

Can a judgment prevent me from selling?

No, but it must be resolved at some point to get clear title.

Judgments attach to property and are typically paid from your proceeds.

Can I sell if I have medical debt liens?

Yes. These liens are settled just like other debts at closing.

What happens if a lien is more than my house is worth?

We may still buy through negotiation.

Some creditors accept reduced payment if the property value won’t cover the full debt.

Distressed & Difficult Properties

Will you buy a house with squatters?

Yes. We handle the legal process of removing unauthorized occupants after closing.

Will you buy a house with environmental issues?

Possibly, depending on severity.

Lead paint, asbestos, or contamination can complicate sales, but we work with specialists to resolve.

Can I sell a house with unpermitted additions?

Yes. We buy regardless of permits, and we’ll take care of compliance issues after purchase.