Got a property that's become a problem? We'll help you find a way out.

It depends on your property and, more importantly, on what you need. We don't have a one-size-fits-all offer. We're more creative than a standard buyer, so we build options around your situation, and in some cases that means offering more than your property is marketed at.

To give you an idea, offers we often put forward side by side include:

• A straight purchase. We buy the property and complete like any other buyer.
• Rent to Buy. We rent the property from you now and buy it later at a price agreed today, which can be above your current marketed value. We take over control of the property, and with it the day-to-day stresses of owning it.
• Exchange with delayed completion. We exchange contracts now, so the sale is legally locked in, and complete on a later date that suits both of us.

Those are examples, not a menu. If neither suits you, we'll look at other routes, and we may be able to introduce you to someone in our investor network who can help.

Sometimes, and we'd rather say so now than surprise you later. A straight purchase is where it's most likely, and it's normally the right fit when time is of the essence.

Our offer is worked back from an end value we believe the property can achieve once we've added value to it. From that we take off the cost of the works, finance, buying costs, stamp duty and a fair margin for the risk we're taking on. What's left is our offer. That doesn't mean we think your home is worth less. It's simply what we can pay today.

That's why we rarely stop at one offer. Creative routes like Rent to Buy can match or, in some cases, beat your marketed value. Whatever we offer, we'll always explain how we got to the figure.

Yes. Properties that need work are often exactly the ones we look at, so don't feel you need to tidy up or fix anything before calling us.

The cost of putting the property right is factored into our offer. Because Tarnia prices building work for a living, that cost is worked out properly, not guessed, and we'll talk you through it.

We rent your property for an agreed term and pay you every month. At the end of the term we buy it at a price agreed today. The length of the term, and the percentage increase over your marketed value, are discussed on a property by property basis, so the arrangement fits your property and what you need. The percentage is normally based on demand in your area: the higher the demand, the higher the percentage.

The monthly payments count towards the final price, and the balance is paid when we complete the purchase. Solicitors on both sides draw up the contracts, so everything is in writing before anything starts.

In a normal sale, exchange and completion happen close together. With a delayed completion, we exchange contracts now and agree a completion date further ahead. Once contracts are exchanged, the sale is legally binding on both sides, so you have certainty that it's happening, even though the money arrives later.

It can suit sellers who want a guaranteed sale but don't need the money straight away, or who need time to sort out their next move. The completion date, deposit and what happens with the property in the meantime are all agreed upfront and set out by solicitors on both sides.

Usually we do. During a Rent to Buy term we typically cover the bills and council tax, look after maintenance and redecorate to a high standard, and the monthly payment we make you is usually set to cover your mortgage and insurance. The exact split depends on your property and your needs, and it's all agreed in writing before anything is signed.

Not necessarily, but you'll normally need your lender's permission to let the property, and the right insurance in place. It's an important step, so we'll talk it through with you early on and your solicitor will check it before you sign.

Possibly, and you're not the first person to ask. Negative equity usually rules out a straight sale, because the sale price won't clear your mortgage and your lender would have to agree to the shortfall.

Rent to Buy can give you another way through. We take over the property now and pay you monthly, which is usually set to cover your mortgage. While we're in control, your mortgage keeps reducing, and at the end of the term we buy at a price agreed today, above your marketed value. Over the term, that can close the gap between what you owe and what you receive.

It depends on how far under you are, your mortgage terms and your lender agreeing to the property being let, so we'd need to look at your numbers properly before promising anything. It's also worth speaking to your lender or an independent mortgage adviser alongside us.

The price is fixed when you sign, so it doesn't change either way. If prices fall, you're protected. If they rise above the agreed price, you won't get the extra. That's the trade-off for knowing exactly what you'll receive and when.

You stay the legal owner throughout the term. The contract sets out exactly what happens if we don't pay, and the property comes back to you, having been maintained and redecorated, with the income you've already received yours to keep. Your solicitor will go through these terms with you.

A straight purchase follows the normal legal process for any sale.

If you need to sell faster, we can sometimes offer a cash purchase, which can complete in about a month. That needs additional lending at our end, such as bridging finance, which costs more, so a cash offer is normally lower to cover that expense. You're trading some of the price for speed and certainty, and we'll explain the difference so you can decide.

A Rent to Buy can usually be in place within about two weeks of agreeing terms, depending on any works needed, because there's no buyer chain or mortgage valuation holding it up.

Yes, and we strongly recommend it. You pay your own legal fees. We can give you a panel of solicitors to choose from if that helps, but you're free to use anyone you like.

Yes. We work alongside agents, not around them, and depending on the arrangement we may contribute towards your agent's fees.

Receiving the money over several years instead of in one lump sum can sometimes help, but it depends entirely on your circumstances. We're not tax advisers, so please speak to an accountant before you decide.