Does TPO membership mean a cash buyer is regulated?

Not in the way a bank is. The Property Ombudsman's scheme for property buying companies is voluntary, and TPO itself says it cannot take enforcement action for breaches of the law. What membership does give you is a code the buyer has agreed to follow and an ombudsman you can complain to if the buyer breaks it.

Is it normal to be asked for an upfront fee?

It shouldn't be common. The OFT found in 2013 that most firms did not charge sellers fees, although some asked for an upfront survey fee that was usually refunded on completion. If a buyer asks for any payment, find out exactly what it covers and whether you get it back if the sale doesn't go ahead, in writing.

Does Sell My Property Online rank or compare buyers?

No. We introduce you, with your consent, to vetted cash buyers on our panel, who pay us for each introduction. We do not search or compare the whole market, so you should apply the same checks to any buyer you are introduced to.

Best cash house buyers in the UK: how to judge who is best for you

Q: Who are the best cash house buyers in the UK?

There is no official ranking. The best buyer for you is one that can prove it has the money, makes a clear written offer, lets you use your own solicitor, doesn't tie you in and follows a code with an ombudsman behind it. Which buyer that is depends on your home, where it is and how quickly you need to move.

The best cash house buyer for you is one that can prove it has the money, puts every offer and fee in writing, lets you use your own solicitor, doesn’t tie you in, and follows a code of practice with an ombudsman behind it. No official body ranks cash house buyers, so rather than a “top 10” list, this guide gives you the checklist to judge any buyer yourself.

Why don’t we publish a top 10 list?

Three reasons.

There is no reliable league table. Membership of The Property Ombudsman’s scheme for property buying companies is voluntary, and we know of no official data you could fairly rank buyers by.

“Best” depends on your home. A buyer who is keen on a tenanted flat in one city may have no interest in a rural house that needs a new roof. The right buyer is the one who wants your property and can complete on your timetable.

Lists are not always independent. When you read a “top 10” article, ask who wrote it and whether the firms listed paid to appear. Under the Digital Markets, Competition and Consumers Act 2024, using editorial content to promote a business that has paid for it, without making that clear, is a banned practice.

We are not neutral either. Buyers on our panel pay us for each introduction, and we do not search or compare the whole market. So we would rather give you the tools to judge any buyer, including the ones we introduce.

What does a good cash buyer do? A 10-point checklist

Much of this checklist comes from The Property Ombudsman’s Code of Practice for Residential Property Buying Companies, which applies to TPO members that buy homes directly, and from the Office of Fair Trading’s 2013 study of the quick sale market.

#	Check	What good looks like
1	Who is buying	They tell you plainly whether they are buying your home themselves or passing it on. The TPO code bars members from claiming to be the buyer when they are not.
2	Proof of funds	They show you the money is available. The OFT’s view was that “a genuine cash buyer will be able to provide it”. The TPO code bars members from claiming to be cash buyers if they are using mortgage finance.
3	TPO membership	They are a member of The Property Ombudsman and follow its code. Members must tell you in writing, when they make an offer, that they are TPO members.
4	A written offer	You get the offer and proposed timescales in writing, and their terms and fees before you are committed. The code also says members must tell you the sale will be at a discount to open market value.
5	Fees	Ideally none upfront. Any fees, restrictions and liabilities should be confirmed in writing alongside the offer.
6	Your own solicitor	You choose your own solicitor or conveyancer. The OFT said a firm cannot require you to use its choice.
7	How offers change	Any change to the offer is confirmed in writing, and under the TPO code within 15 working days of your acceptance. The price should not be cut late in the process without a valid reason, explained in writing.
8	No long tie-in	The OFT said sellers should question any quick sale agreement lasting much longer than four weeks.
9	Reviews that stand up	Reviews describe completed sales, including what happened to the price.
10	A complaints route	The TPO code requires members to acknowledge written complaints within 3 working days and give a written outcome within 15 working days, then tell you how to go to the ombudsman.

Membership of the National Association of Property Buyers (NAPB) is another sign to look for, because its members must register with TPO and follow its code. GOV.UK’s guide to selling a home suggests using a firm that is an NAPB member.

On point 9, our guide to reading cash house buyer reviews explains what to look for and what the law says about fake reviews.

What are the red flags?

Be cautious if a buyer:

won’t say who is buying or how they will pay, or won’t show proof of funds
offers close to full market value. The OFT suggested asking how a buyer offering near 100% of market value intends to make any profit
gives an “instant” valuation. The OFT questioned the reliability of a valuation produced in seconds or minutes
pressures you to decide quickly, or cuts the price just before exchange without a clear reason
insists on its own solicitor
asks you to sign a long exclusivity agreement. The OFT saw tie-ins of six months or a year, with withdrawal costs of several thousand pounds
claims memberships you can’t verify. Check with TPO or the NAPB directly
suggests you could stay on as a tenant. Sale and rent back is regulated by the Financial Conduct Authority. Read our guide to sale and rent back before going any further

Our guide to spotting rogue quick sale companies covers these warning signs, and how to complain, in more detail.

How is our panel vetted?

Sell My Property Online is an introducer. We don’t buy homes, value them or make offers. With your consent, we pass your details to cash buyers on our panel, who pay us for each introduction. You never pay us.

The buyers are private cash buyers and property investors, and institutions such as property companies and investment firms. Before joining the panel, every buyer passes our identity checks, businesses also pass company and director checks, and every buyer shows proof of funds. Our page about our buyers sets out the standards we ask them to meet.

Vetting is a starting point, not a substitute for your own judgement. Put every buyer you are introduced to through the checklist above, and compare what they offer.

If you would like to do that, you can get offers for my home from vetted cash buyers on our panel, from individual investors to institutional buyers. It is free and there is no obligation. Be prepared for the trade-off: selling to a cash buyer usually means accepting less than full market value in return for speed and certainty.

How do you compare offers once you have them?

The highest headline figure is not always the best offer. Look at:

The net amount. What will you actually receive once any fees are taken off? Does the buyer pay your legal costs, or do you?
The conditions. Is the offer subject to survey, and what could change it? The OFT found that first offers are usually not firm.
The timetable. When does the buyer expect to exchange and complete, and what could delay it?
The value of your home. The OFT suggested doing your own homework on market value, using several sources and asking estate agents for their view. Our guide to how much cash house buyers pay shows how.

In Scotland, if your home already has a Home Report, it includes a surveyor’s valuation you can compare offers against. The TPO code applies to member buyers across the UK, but the legal process differs in Scotland, where your solicitor will guide you. Our comparison of cash buyers, estate agents and auctions may help if you are still deciding which route suits you.