Somebody sent you a letter, a text or a postcard. They want to buy your house as-is, quickly, no repairs, no showings. Maybe that’s exactly what you need right now.
Here’s the question you deserve an honest answer to: is the person making the offer actually going to buy your house — or are they planning to pass your contract to someone else?
I’m Ben Lovro. I buy houses directly from owners across the South Carolina Midlands, and I close as the buyer. I wrote this page for you, the seller, whether you ever sell to me or not. Nothing here is legal advice; it’s what I’d want my own family to know.
Why this matters more in South Carolina now
In 2024, South Carolina changed its real estate licensing law to define “wholesaling” — having a contract to buy residential property and then marketing it to a different buyer before taking ownership. The law treats marketing someone else’s property for compensation as activity that requires a license. The state Real Estate Commission’s advisory opinion from November 2024 explains how it reads that, and you can learn about the Commission at the South Carolina Real Estate Commission website.
For you as a seller, the practical point is this: you should know whether the person you sign with intends to close, and whether your house might be advertised to other buyers before they own it. A plain-English summary for investors is on wholesaling in South Carolina.
End buyer vs. middleman: what’s the difference?
An end buyer signs your contract and closes on your house with their own money or their own financing. They’re the one on the deed afterward.
A middleman signs your contract intending to transfer it — by assignment — to another buyer, or to line up a buyer before closing. You may end up closing with someone you’ve never spoken to.
Neither is automatically bad for you. But you deserve to know which one you’re dealing with, because it affects how certain your closing is.
Questions to ask any buyer
Ask these directly. A legitimate buyer will answer without squirming.
- Will you close in your own name or your own company’s name?
- Are you paying with your own funds or financing that’s already arranged?
- Do you plan to assign this contract or sell it to someone else before closing?
- Will anyone else be walking through or photographing my house? Who, and why?
- Which closing attorney will handle this?
- What happens to the earnest money if you don’t close?
- Can you show me properties you’ve bought and closed on yourself?
If the answers change from call to call, or you get “don’t worry about that,” slow down.
Read the contract before you sign
You don’t need to be a lawyer to spot the important parts. Look for:
The buyer’s name
Is it a person, a company, or a name followed by “and/or assigns”? That phrase signals the buyer may transfer the contract.
An assignment clause
Look for any language about assignment. Does the contract allow the buyer to transfer it? Does it require your consent?
Earnest money
How much, who holds it, and under what conditions it comes back to the buyer. Vague earnest-money terms mean less protection for you.
Inspection or due-diligence period
How long can the buyer back out freely? A very long period with an easy exit means your house could be tied up while they look for someone else.
Closing date
Is it realistic? Who sets it?
For how assignments work from the investor’s side, see assignment of contract in real estate.
Use a closing attorney — and consider your own
South Carolina closings are supervised by attorneys. Ask early which attorney will handle yours and call that office yourself to confirm the file is open. You can also hire your own South Carolina real estate attorney to review the contract before you sign. If you’re about to sign something you don’t understand, that’s money well spent.
Signs of a buyer who actually closes
- They tell you plainly who’s buying and how they’re paying.
- They answer the questions above without hedging.
- They don’t need multiple “partners” to see the house.
- Their contract is straightforward and they welcome your attorney’s review.
- They don’t pressure you to sign today.
How I buy houses
I’m a direct buyer. In South Carolina, I buy and close as the principal, I follow counsel, and I’d rather lose a deal than cut a corner. I’ll tell you plainly what I can pay and why, and if I can’t help you, I’ll tell you that too. I can’t promise a price, a closing date or that I’ll buy every house — no honest buyer can.
If you’re working through an inherited property or an estate, the probate real estate guide explains the general process. And if you’d like to talk to a buyer who closes, contact me directly.
Your next step
Before you sign anything with anyone, ask the questions above and get the answers in writing. Then have a South Carolina real estate attorney review the contract. If you have more questions, the South Carolina wholesaling FAQ answers the ones sellers ask most.
Questions people ask
How can I tell if my buyer is a wholesaler?
Ask them directly whether they will close in their own name or entity and pay for the property with their own funds or financing. Look for “and/or assigns” or an assignment clause in the contract. Ask for their closing attorney and whether they’ve already lined up another buyer.
What does an assignment clause mean for a seller in SC?
It means the buyer may transfer their right to buy your house to someone else, who would then close with you. Your price shouldn’t change, but you may end up closing with someone you never met. Have a South Carolina real estate attorney explain the clause before you sign.
Do I need an attorney to sell my house in South Carolina?
South Carolina closings are attorney-supervised. Beyond the closing attorney, you can hire your own attorney to review the contract before you sign — I encourage it.