We Buy Houses for Cash in Indiana

Indiana sellers deal with a practical mix of issues: older farmhouses and city bungalows that need more work than a buyer's lender will accept, a statewide disclosure form that has to be in the buyer's hands before an offer is accepted, and in the southwestern part of the state, ground that sits over old coal mines. If you are behind on payments, Indiana's court-based foreclosure process gives you some built-in time, but it keeps moving once the lawsuit is filed. Swifty Home Buyers buys Indiana houses for cash, as-is, with no commissions and no repair list, and you choose when to close. This page lays out the Indiana rules that shape a sale so you can decide with the facts in hand.

We buy houses in all 50 states. This guide covers the rules that matter in Indiana.

The state-required filing when an Indiana deed changes hands is the sales disclosure form, which reports the price and terms to the county. Under IC 6-1.1-5.5-4, the person filing it pays a fee of twenty dollars to the county auditor, and the statute sends half of that revenue to a county fund and half to the state. The Department of Local Government Finance also lists situations where no fee is due, including a conveyance to a charity and a compulsory transaction as a result of foreclosure or the express threat of foreclosure, divorce, court order, condemnation or probate. That last group matters if you are selling because a foreclosure has been threatened. The form has to be reviewed for completeness by the county assessor before it goes to the auditor, and your title company or closing agent can prepare it along with the deed. Beyond that, your costs are the familiar ones: your mortgage payoff and any liens, the owner's title policy and closing fees if your contract assigns them to you, recording charges, prorated property taxes and, in a listing, the commission, which is negotiable and usually the largest item. Ask any title company for an itemized estimate. In a sale to Swifty there are no commissions or repair credits, and we put every cost in writing before you commit.

Indiana foreclosures go through the courts. When the mortgage is on your primary residence, IC 32-30-10.5-8 requires the lender, before any lawsuit, to send you a pre-suit notice by certified mail not later than thirty days before filing. That notice must give the contact information for the Indiana Foreclosure Prevention Network and tell you that you may schedule a settlement conference by notifying the court not later than thirty days after the complaint is served. The Network describes itself as a free state program, reachable at 1-877-GET-HOPE (1-877-438-4673), where you can talk with a certified foreclosure prevention specialist. For most modern mortgages, IC 32-29-7-3 says process for a sheriff's sale may not issue for three months after the complaint is filed; older loans have longer waits, and a court finding that the home is abandoned can remove the wait entirely. Until the sheriff's sale, IC 32-29-7-7 lets any owner or part owner redeem the property from the judgment by paying the clerk or the sheriff, which stops the sale. Indiana law also has an unusual trade-off in IC 32-29-7-5: with the lender's consent, the owner may waive the waiting period so the sale can go forward immediately, and the lender's release of any deficiency judgment is the consideration for that waiver. Whether that makes sense is a question for an Indiana attorney. Selling before the sheriff's sale is another path: the loan is paid from the proceeds, and any equity left over stays with you rather than going to the auction.

• Sell as-is
• Inherited house
• Foreclosure
• Tenants or rental property

Evansville, Terre Haute and the Southwest Coal Counties

Vanderburgh, Vigo, Warrick, Gibson, Posey and Sullivan are among the 26 counties where the Indiana Department of Insurance says mine subsidence insurance is available. The Department explains that you can insure a home or other structure for up to $500,000 per structure, that insurers must offer up to $15,000 of additional living expense coverage for mine subsidence damage, and that the coverage can be added to a homeowners policy at any time through your property and casualty agent. If you own an older home in one of these counties with cracking or settling you cannot explain, tell us about it. We buy as-is, and we would rather hear about it up front than have it surprise a buyer later.