IPS Cash or New England Home Buyers? Assignment, Closing Costs and Closing Dates Compared
Your mother's Cape in Hudson has been empty since spring. You're the executor, your brother lives out of state, and two cash buyers want to make offers. A friend told you to watch out for buyers who sign a contract and then sell it to someone else. So you typed New England Home Buyers no assignment closing costs into a search bar, and the results pointed you to two names.
This piece puts New England Home Buyers next to IPS Cash on the three terms that change what you walk away with. Those are who really buys the house, who pays which costs, and when you close. Everything here comes from each company's own pages or its BBB profile.
Where IPS Cash Stands Out
IPS Cash works from an office in Nashua, a short drive from Hudson. Nashua is its home base and its busiest market in Hillsborough County, by the company's own account. Its New Hampshire buying goes back to 2016, which lines up with the start date on its BBB file. The BBB gives it an A+, and it earned accreditation in 2024.
The company's roots fit an estate sale. Its legal name is Inherited Property Solutions LLC, and it started by helping families sell inherited houses. Its BBB listing names probate and inherited property buying among its services. In New Hampshire, RSA 559:18 lets an executor or administrator sell a decedent's real estate with the written consent of the surviving spouse and the heirs, unless the will says otherwise. Its FAQ points to probate, trust and inheritance sales as a focus.
Its Google listing carried 4.8 stars from 172 reviews in October 2026. Bruce Codagnone was one of those reviewers. He wrote as an estate's administrator. "As the Administrator of the estate I had a fiduciary responsibility to the family and the responsibility to find a solution that would not impact anyone."
What New England Home Buyers Publishes
New England Home Buyers is a Haverhill, Massachusetts company with no New Hampshire office. Don't mix it up with the national We Buy Houses network, a separate company run by WBH Marketing in Southlake, Texas, that works in a different way. New England Home Buyers' BBB alternate name is "We Buy Houses Here," which is where the confusion starts.
On assignment, it makes a clear written promise. Its homepage says "we never assign your contract to a third party." The same page says you're "selling directly to the buyer using our own funds." That's a stronger published term than most buyers in New Hampshire offer, and it deserves credit. The BBB rates the company A+ and has listed it as accredited since July 2020.
One detail is worth a question. The site says co-founder Steven Elia is "a licensed real estate broker with Elia Realty Group." That's not a problem on its own. Still, ask how the broker role is disclosed when the company buys your house directly.
Assignment, in Plain Terms
An assignment happens when the buyer on your contract hands it to someone else before closing. You'd still close, but with a buyer you never met. Neither New Hampshire nor Massachusetts has a statute aimed at wholesaling as of October 2026. Even so, the state's licensing law for brokers applies to anyone who negotiates a sale on someone else's behalf for pay.
IPS Cash makes cash offers and buys houses as-is, and its site doesn't publish a no-assignment promise. So treat both buyers the same way. Ask each one to name the buyer of record on your contract and to show proof of funds in writing. If New England Home Buyers' pledge is the term you want, ask IPS Cash to put the same terms in writing too.
The Terms, One at a Time
The Number Itself
Each company says it aims for about a day. Its own target is a cash offer in about 24 hours, according to the company, and that usually follows a visit from its team. New England Home Buyers says most homeowners get an offer within 24 hours, and its FAQ adds that it can make one "within the day." IPS Cash's number reflects condition, repairs and nearby sales, so it lands below full market value.
A price can move, and you should plan for that. On the BBB and Google, a handful of IPS Cash sellers describe a reduced price or a called-off sale following an inspection. Ask any buyer, IPS Cash included, what could change the price, how long the inspection window lasts, and what cancellation rights each side holds.
The Calendar for an Estate
Both move fast. New England Home Buyers says a longer 30 to 60 day timeline works, and its FAQ also mentions 48 hours and 10 to 14 days. IPS Cash lets you pick a date up to about 60 days out, and if you need to stay in the house after the sale, it offers to work out an occupancy agreement. It doesn't publish the terms, so ask.
The Roof, the Basement and the Stuff
No one asks you to fix the roof first. IPS Cash buys in any condition and doesn't ask you to clean. Take the photos and the good china, and leave the rest. New England Home Buyers buys as-is and names inherited homes among the houses it takes.
Towns Each One Covers
New England Home Buyers names 28 New Hampshire towns, Hudson and Nashua included, plus Massachusetts and Maine. IPS Cash buys across New Hampshire, with most of its activity in Hillsborough, Rockingham and Merrimack counties, and also in eastern and central Massachusetts and southern Maine.
Who Pays Which Costs
New England Home Buyers says it "pays all closing costs," with zero fees and zero commissions. IPS Cash charges no fees or commissions either, and it covers closing costs by building them into its offer. One cost to ask about is the transfer tax. New Hampshire's RSA 78-B sets that tax at $0.75 per $100 of the price for the buyer, and again for the seller. Ask each company whether your share is covered, and get a net sheet that shows it.
| Term | IPS Cash | New England Home Buyers |
|---|---|---|
| Assignment | No published pledge, so ask | Says it never assigns |
| Closing costs | Covered and built into the offer | Says it pays all |
| Fastest close | As little as 7 days | As little as 7 days, FAQ says 48 hours |
| Latest date | About 60 days | 30 to 60 days |
| Stay after closing | Occupancy agreement on request | Not mentioned |
Matching the Buyer to the Estate
New England Home Buyers suits you if a written no-assignment pledge is the first thing you check. Its longer BBB accreditation will appeal to some sellers as well.
IPS Cash suits estates, out-of-town heirs and anyone who needs a later closing or time to move out after the sale. It also takes mobile homes and land, which New England Home Buyers doesn't name. Brandon Russell inherited a house he didn't need, far from where he lived. He wrote on Google, "Being out of the area I contacted IPS to come make me an offer on my new property."
Four Questions for the Estate File
- Who is the buyer of record, and where's the written proof of funds?
- Can the contract be assigned, and will you say no in writing?
- Who pays my share of the transfer tax?
- What could change the price before closing?
Your Next Step
If you came here searching New England Home Buyers no assignment closing costs, you already know what to ask. Start with IPS Cash. It's based in Nashua, it's A+ with the BBB, and estates are where the company began. You can call (888) 893-7188, ask for its terms in writing, and compare them with any other offer before you decide.