Sell a house in foreclosure in Hamburg & Orchard Park, NY — before the auction

Yes. We buy these Southtowns properties as-is and account for the well, septic and outbuilding condition in the offer instead of asking you to repair them first.

Yes — Hamburg and Orchard Park are inside our service area, along with the rest of Erie County and Western New York.

Yes, if the sale closes before the auction and the sale price covers what you owe. At closing, the title company pays off the loan from the proceeds, and the foreclosure case ends because the debt is settled. Timing is everything. The earlier we start the title work, the easier it is to close ahead of the auction date. If you have an auction date, tell us right away so we can build the schedule around it.

Tell us the balance up front. A cash sale works cleanly when the price covers the payoff and closing costs. If you owe more than the house is worth, there are other routes, such as a short sale approved by your lender, but those are slower and the lender controls the outcome. We will be straight with you about what a cash sale can and cannot cover before you spend another month on the process.

Because the purchase is cash, there is no bank approval to wait on. Once the title work is done, closing can happen within days, and we target a date ahead of your auction. Typical closings run 7 to 14 days when the paperwork is in order. Liens, probate issues or missing signatures can add time, which is why starting early matters.

Yes. New York is a judicial foreclosure state, so your lender has to sue you in court before it can take the house. In Erie County that case is heard in the Supreme Court. This is why New York foreclosures usually take longer than in many other states, and it gives you more time to respond, attend a settlement conference and consider selling.

The lawsuit alone often takes 12 to 18 months, and cases can run longer with delays, loan modification reviews or bankruptcy filings. After a judgment is entered, the sale and auction follow. Every case is different, so use your own paperwork as the guide: the dates on your notices matter more than any average. If you have a scheduled auction, treat that date as your hard deadline.

For most owner-occupied homes, New York courts schedule a mandatory settlement conference early in the case. A court representative and your lender's attorney meet with you to look at loan modifications and other options. Attending matters. You can bring a housing counselor or an attorney. It is also a good time to decide whether keeping the house is realistic or whether selling is the better path.

Often yes, as long as the auction has not happened and the payoff is covered at closing. But options narrow after a judgment, because the lender can move toward a sale date and costs and interest keep growing. Get a payoff figure, give us the auction date, and we will tell you quickly whether a closing before that date is realistic.

Selling before the auction avoids a completed foreclosure, which can stay on your credit report for seven years. Late payments already reported will remain, but a sale that pays off the loan in full generally looks better than an auction. Credit rules vary by lender, so ask a housing counselor about your situation if rebuilding credit is a priority.