Want the 30-second version? See the three steps on the homepage. Comparing us with listing, an iBuyer or a wholesaler? Start with the comparison hub.
What happens from the first call to settlement?
You deal with me, Paras, from the first call to the closing table. There's no call center and no hand-off to a "closer." Here is the whole path.
| Step | What happens | Your part |
|---|---|---|
| 1. First conversation | Call or text (302) 525-0787 or use the form. I ask about the house, its condition, your timeline and what you need from the sale (a payoff, a move date, time to clear belongings). | About five minutes. Nothing to sign. |
| 2. Walkthrough or photos | I walk through the house with you, or review photos and video if you're out of state. I'm pricing repairs, not judging housekeeping. | Don't clean or fix anything. |
| 3. Written offer, math included | Within 24 hours of the walkthrough, you get a written offer that shows the after-repair value, the repair estimate, closing and holding costs, and our margin. Where they fit, I also lay out the other ways to sell: Fix & List, seller financing, a mortgage takeover or a rent-back. | Take your time. No exploding deadline. Get other opinions. |
| 4. Agreement of sale | If you accept, we sign a purchase agreement and the closing office opens a file. Earnest money terms depend on the particular deal and the seller's needs. | Read it. Have your own attorney review it if you like. |
| 5. Title work and payoffs | The settlement attorney or title company searches title, orders payoff letters for your mortgage and any liens, and prepares the deed. Estate paperwork, liens and nonresident tax forms get handled here. | Send the documents on the checklist below. |
| 6. Settlement | You sign the deed and closing papers. The closing office pays off your mortgage and liens and pays you the rest by wire or certified check. | Bring ID and keys. Take what you want and leave the rest. |
How long does selling to us take?
As fast as about 10 days when the title is clear. An estate, a lien or a title problem takes longer, and I'll tell you up front if I see one. You can also pick a later date, up to about 60 days, if you need time to move. If you need the money before you move out, ask about cash + rent-back.
The things that slow any Delaware sale down are the same for us: title problems, probate authority and missing paperwork. Our Delaware closing timeline guide walks through each step in more detail.
Who pays what when you sell to us?
| Cost | Who pays |
|---|---|
| Real estate commission | None. We're buyers, not agents. |
| Fees to us | None. No service fee, no "processing" fee, nothing up front. |
| Normal closing costs (settlement fee, deed preparation) | We pay all of them, itemized in your written offer so you see every line before you sign. |
| Your share of the transfer tax (Delaware realty transfer tax is generally 4% in total, customarily split 50/50; Maryland and Pennsylvania transfer and recordation taxes too) | We pay it. When Silverside buys your house, we pay all closing costs, including your share of the transfer tax. See what that share would be with the transfer tax calculator. |
| Your mortgage, home equity loan and any liens | Paid off from your proceeds at settlement, using payoff letters. |
| Nonresident estimated tax (Delaware REW-EST, Maryland withholding) | Withheld from your proceeds if it applies to you. See selling from out of state. |
| Repairs and clean-out | None for you. We buy as-is and handle clean-out after closing. |
| Your own attorney, if you hire one | You. It's always welcome. |
Want to see your take-home before you call? Run the net proceeds calculator or the cash vs. listing calculator.
What does the settlement attorney do?
Delaware sales close at a licensed Delaware settlement attorney; we work with settlement attorney EJ Farias. Maryland and Pennsylvania sales close at a licensed title company or settlement attorney. That office is independent of us. It:
- searches title and finds old mortgages, judgments and liens;
- orders payoff letters and pays each lender and lienholder at settlement;
- prepares the deed and settlement statement and collects the realty transfer tax;
- holds the money and pays you by wire or certified check; and
- records the deed with the county.
Ask for a draft settlement statement a few days early and check every line against your written offer. You should never pay anything up front to sell your house. Anyone who asks you to is a red flag; see how to vet a cash home buyer.
What should you bring to closing?
- Photo ID for every owner on the deed (and a spouse, if the settlement office asks)
- Mortgage and home equity account numbers, so payoffs can be ordered early
- Recent property tax and water/sewer bills, and HOA contact details if any
- Letters Testamentary or Administration if you're selling for an estate
- A divorce decree or court order if it affects the sale
- Leases, a rent roll and security deposit records if the house is rented
- All keys, garage openers and alarm codes
- Your forwarding address, and wire instructions you confirmed by phone with the settlement office (never trust wire instructions that arrive only by email)
Cancel or transfer utilities and insurance for the day after settlement, not before.
What if you change your mind?
Asking for an offer costs nothing and commits you to nothing. You're only committed once you sign a purchase agreement, and then the agreement's terms control, so read it before you sign. If a buyer is really a wholesaler planning to assign your contract, Delaware's 2026 wholesaling law gives you a 21-day right to cancel; see Delaware's wholesaling law explained.
Ready to see your number?
Tell me about the house. You'll get a written offer with the math, and every option that fits, with no obligation.
Get My Written Offer Call (302) 525-0787Frequently asked questions
How fast can you close?
As fast as about 10 days when the title is clear. Estates, liens or title problems take longer. You can also choose a later date, up to about 60 days.
Do I have to make repairs or clean out the house?
No. We buy houses as-is. Take what you want and leave the rest; we handle clean-out after closing.
Do you charge fees or commissions?
No. We don't charge commissions or service fees, and when we buy your house we pay all of your closing costs, including your share of the transfer tax, itemized in writing so you see every line before you sign.
Who handles the closing?
Delaware sales close at a licensed Delaware settlement attorney; Maryland and Pennsylvania sales close at a licensed title company or settlement attorney. That office holds the funds, records the deed and pays you by wire or certified check.
Can I stay in the house after closing?
Yes, with a cash + rent-back: we buy for cash and you rent the house back for an agreed period while you plan your move.
Am I obligated once I request an offer?
No. Asking for an offer costs nothing. You're only committed if you sign a purchase agreement.
Sources
- Delaware Code Title 30, Ch. 54 (Realty Transfer Tax)
- Delaware REW-EST form (nonresident estimated tax)
- Delaware SB 201 (wholesaling) bill detail
General information, not legal, tax, or financial advice. Laws, fees, and schedules change. Confirm with the office named or your attorney.
