Maryland sellers get flooded with postcards promising cash. The useful filter is a short question list about funds, title, assignment, as-is scope, and close mechanics. Vague answers are data. This page is a practical script for house sellers, not legal advice.
I answer these on houses I buy. As-is background: /sell-house-as-is-maryland/. For red-flag patterning, see how to spot a real cash home buyer. Inherited files: /sell-inherited-house-maryland/.
Proof of funds and entity identity
Ask for recent proof of funds or a commitment letter tied to the buyer named on the contract, not a blurry screenshot from last year. Ask whether an LLC will take title and who signs for it. Ask whether the contract may be assigned and whether you must consent in writing first. Assignment is not automatically evil; surprise assignment without consent is how sellers lose control of who shows up at closing.
Title, wires, and the settlement statement
Ask which Maryland title company will open the file and whether you may choose a reputable local firm. Ask how wire instructions will be confirmed using a published phone number callback, never email alone. Ask for a draft settlement view so you can see taxes, payoffs, and fees. Cash is not a shortcut around liens, ground rent, or Baltimore City lien certificates when those apply.
Condition and re-trade rules
Ask whether the offer is truly as-is after the walkthrough or whether a second inspection can reopen price. Ask who pays for any agreed credits. Disclose known defects anyway. As-is is about repairs, not secrets. If you already have a roof quote, put it on the table before the walkthrough so negotiation is about numbers, not theater.
Hardship and pressure tells
If your mortgage is late, keep HUD-approved counseling and Maryland HOPE at 1-877-462-7555 on a separate track from any buyer pitch. Be wary of anyone who tells you to skip counseling, pay an upfront fee for an offer, or sign a quitclaim tonight. Real buyers can wait for title; predators sell urgency.
A compact question checklist you can print
- Who exactly is the buyer on the contract?
- What proof of funds will I receive this week?
- Can you assign, and do I have to approve the assignee?
- Which title company, and can I pick?
- What is the target close date if title is clear?
- What happens if title finds a judgment or unpaid taxes?
- Is price locked after the walkthrough?
- What fees do I pay beyond normal prorations and taxes?
How to score answers without getting charmed
Make three columns on paper: proof quality, title clarity, and re-trade risk. Score each buyer the same afternoon. A charming call with weak proof loses to a boring call with a title company already chosen. Keep the sheet after the fifth postcard so you are not renegotiating with your own memory.
When the right answer is to walk away
If a buyer attacks counselors, demands a same-day quitclaim, or refuses to name a title firm, end the conversation. You do not owe a debate. Move to the next verified option or call me for a process that runs through Maryland title without fee games.
Mistakes sellers make while comparing cash letters
- Choosing the highest number with the weakest proof.
- Ignoring assignment language in the fine print.
- Wiring a processing fee to unlock a higher offer.
- Skipping disclosure because the deal is cash.
- Letting a buyer rush you past a title company you trust.
- Treating a text thread as a settlement statement.
Example: three letters, one real file
A Baltimore County seller compared three cash notes. Only one showed current funds and named a Maryland title company. That file closed. The highest number never produced a commitment letter.
Example: fee request ended the pitch
A caller demanded money upfront to hold a higher price. The seller walked and used a titled cash path instead. The fee request was the entire answer.
Access and occupancy questions worth asking
Ask who needs to be present for the walkthrough, whether tenants must receive notice, and whether the buyer expects vacant delivery. Occupied sales change calendars. Vacant sales change insurance. Get the occupancy plan in the same conversation as price.
Earnest money and default language
Ask where earnest money will be held and what happens if the buyer defaults after title clears. Serious buyers accept ordinary Maryland contract discipline. Anyone offended by basic escrow questions is not ready.
Comparing cash to a listing net the same week
Write the cash number beside a listing net that includes commissions, likely credits, and eight weeks of carry. If the listing net is not clearly higher after those deductions, the postcard with the giant number is not the bargain it pretends to be. Bring that one-page comparison to every follow-up call.
County fees still appear on cash deals
Transfer and recordation taxes follow the property county even when the buyer pays cash. Ask the closer for the local figures that apply to your deed. A cash offer that ignores taxes is incomplete math.
Photos and document packs before the walkthrough
Send clear photos of the exterior, roof edges, kitchen, baths, and any known problem areas before the walkthrough when you can. Buyers who receive an honest preview waste less of your time and produce tighter numbers. See also how to vet a cash home buyer in Maryland.
Should every cash buyer use Maryland title?
Serious house deals should. Escrow habits from other states do not replace Maryland land-records practice.
Is assignment always a red flag?
Not always. Written consent and clarity about who closes matter more than the word alone.
Do I still need to disclose in an as-is sale?
Yes for known material defects. Cash does not create a honesty holiday.
What if I am behind on the mortgage?
Call counseling and Maryland HOPE first, then compare sale paths. Do not let a buyer become your only advisor on hardship.
Talk through your situation
Call or text Evan Weissman at (410) 498-7473 with the questions you want answered before you pick a Maryland cash path. /contact-us/.