Sell My House Without a Realtor in Ohio

Yes, you can ask us for a cash offer on your house without a realtor. We make a cash offer for the house as it stands today. You do not repair the house first. You decide whether to accept the offer.

Yes, you need the Ohio property disclosure form unless an exemption applies. The form applies to sellers of one- to four-unit residential property. The seller hands a signed, dated copy to each prospective buyer. The Director of Commerce prescribes the form under OAC 1301:5-6-10.

Which transfers are exempt from the Ohio disclosure form?

Transfers exempt from the Ohio disclosure form include court orders and foreclosure sales. Ohio law exempts these transfers, among others:

• Transfers by court order, including probate transfers, writs of execution and bankruptcy trustee sales.
• A foreclosure sale that follows a default.
• A deed in lieu of foreclosure to the mortgage lender.
• A transfer by a fiduciary who manages an estate or trust.
• A transfer to the seller's spouse or to the seller's direct family line.
• A transfer between spouses or former spouses under a divorce, dissolution, annulment or separation decree.
• A transfer to a buyer who has lived in the home a year or more.
• An inherited home the seller has not lived in within the past year.
• A transfer from one co-owner to other co-owners.

Is the Ohio disclosure form a warranty?

No, the Ohio disclosure form is not a warranty. The form states what the owner knows. The form is not a substitute for inspections. A seller is not liable in damages for form errors outside the seller's actual knowledge. Other disclosure duties under Ohio law still apply to a seller.

What happens if a buyer gets the Ohio form after signing the contract?

A buyer who gets the Ohio form after signing may cancel within three business days. The three days start when the buyer receives the form. The right ends at closing or 30 days after the seller accepts, whichever comes first. Leaving out the form does not by itself void the sale.

The Franklin County conveyance fee is $3 per $1,000 of the sale price. The State sets $1 per $1,000. The county sets the other $2 per $1,000. The sale price rounds up to the nearest $100 before the fee is figured. The minimum conveyance fee is $3. The Franklin County Auditor's calculator lists these amounts.

Does a homestead exemption lower the Franklin County conveyance fee?

Yes, the Franklin County conveyance fee drops to $1 per $1,000 with the homestead exemption. The lower fee applies when the seller is receiving the homestead exemption at transfer.

Who pays the county transfer tax when I sell my house in Ohio?

The county transfer tax falls on the seller, the grantor, under Ohio law. The grantor is the seller named in the deed. The grantor pays the tax before the deed is recorded. Ohio law caps the county tax at 30 cents per $100.

Your servicer must send the payoff balance within 7 business days of a written request. Federal law, 15 USC 1639g, sets this rule. The balance must be accurate and sent within a reasonable time.

How long does a lender have to record a mortgage release?

A lender must record a mortgage release within 90 days after payoff. The owner can recover $250 in a civil action if the lender misses the deadline. After written notice, the lender has 15 days to record the release. A lender that misses those 15 days owes $100 a day, up to $5,000. The owner can also recover reasonable attorney fees and costs.

Yes, you should compare a cash offer with listing your house before you decide. We make an as-is cash offer for the house as it stands today. You decide whether to accept it.