How to Spot Cash Home Buyer Scams in New Hampshire, and the Rules That Protect Nashua Sellers

A yellow postcard shows up in your mailbox in Nashua. It says someone will pay cash for your house, in any shape, with no fees. Two days later a man calls and asks if you've thought it over. He won't say much about who he works for, or where the money comes from.

That's often when people look up New Hampshire cash home buyer scams and Nashua seller protections. Most cash buyers are real businesses. Some are not, and a few honest ones still pass your contract to another investor without telling you first. This guide shows you what to check, which state rules apply, and where those rules stop.

One Local Buyer to Measure Against the List

IPS Cash is the trade name of Inherited Property Solutions LLC. Its office sits at 21 Temple Street in Nashua, and it's been buying New Hampshire houses since 2016. Its BBB grade is A+, with accreditation dating to 2024. On Google it shows 4.8 stars from 172 reviews (October 2026).

IPS Cash makes cash offers on houses as-is. You don't pay commissions or fees, and the offer is free with no obligation to take it. Joe Theriault owns the company, and his team handles the visits and the paperwork.

Hold IPS Cash to every test in this guide, the same as you would anyone else. Ask it to name the buyer of record and to show proof of funds in writing. Ask what could change the price after the team sees the house, how long the inspection window runs, and what rights each side has to cancel. A good buyer answers those questions on paper without fuss.

Red Flags That Should Slow You Down

Scams rarely look like scams, and most of them arrive as a friendly person in a hurry. Here are the signs worth a second look.

Nobody Will Name the Buyer

Some firms sign you to a contract and then hand it to a different investor for a fee, which people call wholesaling or assignment. You may never meet the person who actually closes. If the paperwork lists a buyer "and/or assigns," ask what that means for you, in plain words.

No Proof of Funds

A cash buyer should be able to show where the cash sits. A bank letter or a recent statement is normal, so if the answer is a shrug or a vague promise to send it later, slow down.

Papers That Turn Out to Be Binding

Be careful with anything called just a form or a first step. A signed page can be a full sale contract. Read every line before you sign, keep a copy, and if a clause doesn't make sense, ask a lawyer to read it with you before you go any further.

A Price That Slides Late

Every cash offer reflects the house's condition, so a walkthrough can move the number. That's normal. What isn't reasonable is a price that keeps dropping once you've packed and told your family. Ask up front what could change it, and how many days the buyer has to back out.

A Closing Office You Can't Check

Ask for the name of the closing attorney or title company before you sign. Then call that office yourself, using a number you found on your own rather than one the buyer handed you. If a buyer won't share it, treat that as a warning.

The Rules New Hampshire Actually Has

New Hampshire does have a law aimed at the worst foreclosure schemes. It's RSA 479-B, and it's narrower than many sellers think. It covers what it calls a pre-foreclosure conveyance. That means an owner-occupied home of up to four units, with a loan in default or taxes past due. The owner transfers it to delay or stop a foreclosure.

The transfer also has to come with a buy-back or lease-back promise, or a payoff that doesn't fully clear the mortgage. When it fits, the law adds real protections. You must get the contract at least 72 hours before you sign the deed papers, and it must state the total price in dollars and be signed in front of a notary. You also get five business days to cancel. The buyer can't assign its interest in your home, and breaking the chapter counts as a consumer protection violation and a class A misdemeanor.

Here's the limit. A plain cash sale that pays your mortgage in full, with no buy-back, doesn't meet that test on the statute's own wording. So RSA 479-B won't cover most ordinary cash sales, though a sale that leaves part of your loan unpaid can fall under it.

What about wholesaling? No New Hampshire or Massachusetts statute aimed at it was found as of October 2026. Even so, the state's broker license law applies to anyone who negotiates a sale on someone else's behalf for pay. No ruling applying that law to assignment fees turned up, though.

There's also no state law requiring an attorney at your closing. In practice, a closing attorney or a title company's closing agent usually runs it, records the deed and handles title insurance. You can ask to use one you choose.

The National We Buy Houses Network, Explained Fairly

You'll likely see the We Buy Houses brand when you search New Hampshire cash home buyer scams or Nashua seller protections. It's run by WBH Marketing, Inc., based in Southlake, Texas. Its Nashua page says its investors buy homes, condos and land "in any condition, and in any price range." It names no local investor or office, and its footer says "All Offices are Independently Owned & Operated."

Its terms page is open about how it works. WBH matches your details against a list of investors and may share them with one or more of them. The terms add that it may call you even if you're on a Do Not Call list. It also says "WBH Marketing is not involved in making the offer or otherwise involved in the transaction," and that investors pay it a fee.

That's a disclosed model, and it isn't a scam. It does mean the name on the ad isn't the name on your contract. Find out which investor you're talking to, then run the same checks on that firm.

Don't mix this network up with New England Home Buyers. That's a Haverhill, Massachusetts company whose BBB alternate name is We Buy Houses Here. It's a separate business.

A Short Checklist Before You Sign

• Get the buyer of record's legal name, and look it up on the NH Secretary of State's QuickStart business search.
• Ask for proof of funds in writing.
• Ask whether the contract can be assigned, and to whom.
• Ask what could change the price, how long the inspection window runs, and how either side can cancel.
• Call the closing attorney or title company yourself.
• Check any license claim with the NH Office of Professional Licensure and Certification.

If something feels off after you sign, the NH Attorney General's office takes consumer complaints about unfair or deceptive conduct in a sale.

Where to Start

New Hampshire cash home buyer scams and Nashua seller protections both come down to the same habit. Get every promise on paper and check each name yourself. If you'd like a local place to start, IPS Cash has a Nashua office and an A+ BBB rating, and you can reach its team at (888) 893-7188. Ask it every question on the list above, compare its answers with any other buyer's, and take as long as you need.