4/28/2019 By 黃啟源 別以為法拍屋一定能撿到便宜,心理因素及許多難以掌握的狀況,都會使付出成本遠超過預期。(Getty Images) 法拍屋 可揀大便宜? 歐陽先生買了自己的房屋之後,還有100多萬元。他聽說購買法拍屋是一個很賺錢的生意,他也想在這一方面投資。經過了一年的觀察之後,他選擇了紐約市皇后區的一棟兩家庭房屋。這棟房屋正在法拍的程序中,幾個月前失過火。他很小心的找了估價師估價,如果要修好到相當新的情況,要大約花20萬元。按照市價來看,八成新的兩家庭房屋大概值140萬元。這棟房屋欠銀行80萬元,以他的如意算盤打下來,如果他能夠用100萬元的價格買下來的話,再花個20萬元裝修,應該還有20萬元賺頭。 沒想到在拍賣的法庭上,競爭激烈,不到三分鍾,競標的價格便超過100萬元。後來更飆到118萬元,歐陽先生不甘一年的觀察時間白白損失,便出價120萬元。結果他得標。 過戶之後,因為過戶前幾年沒有人維護該房屋,他發現單是政府開出的罰單,罰金總額已經超過20萬元。經過律師以及建築師上法庭力爭的結果,罰金減到4萬元。可是當他開始裝修時才發現,當初因為沒辦法進入屋內去詳細檢察,再加上材料費漲價,他的裝修費要足足超出10萬元。前後算下來,他的費用總共是155萬元。 從估算到裝修完工,已經超過一年,房地產的市價已經從漲市轉到跌市,歐陽先生很擔心他要承擔一筆不小的損失。 Academic Enrichment Programs for 1st - 8th Grade Students Join Us To Be Elite Tel: 571-217-2357 本案啟示: 法拍屋生意和其他生意一樣,不是每一個做的人都會賺錢。搶手的法拍屋常常被超拍,很多在場競拍的人不見得是真的要買的,被拍賣的屋主也有可能親自或找親友競拍,以保護他的權益。而且市場好的時候,想去競拍的法拍新手很多,有些人甚至想買下來修理後,自己住,這些人都願意出比較高的價格。想要投資的法拍客必須要精打細算,若是超過自己的預算,千萬不要競標。 法拍房屋的買主得到的只是所有權。假使前屋主還住在房屋裡,得標人必須自己去趕;違規也要自己處理。額外的費用不少,這些都要計算在成本之內。 最大的未知數是房屋的狀況。被火燒過的房屋很容易漏水,一旦房屋經年累月漏水,狀況就很糟了。買法拍屋的人應該用保守的態度來估計房屋的情況。 Offering serious and challenging mathematics to intellectually gifted students 「短缺」的買賣 派翠克小姐是一家餐館的經理,她做了幾年後便結婚了。先生是一位木匠,收入還不錯,兩夫妻買了房屋,售價40萬元,向銀行借了30萬元。兩年後先生有外遇,兩夫妻離了婚,房屋給了派翠克小姐。她經此打擊,一改過去樂觀的性格,消頹不振,工作也沒辦法去做。幾個月後,貸款便付不出來,半年後銀行發動法拍程序。派翠克小姐的困境越陷越深,兩年後,她終於下定決心,把她的房屋賣了,打算離開這個傷心地。 這個時候派翠克所欠的本金、利息加上房地產稅、規費、保險費、銀行遲付的罰金、遲付利息、還有銀行的律師費,已經超過35萬元,加上房屋缺乏保養,沒有人願意出35萬元以上的價錢來買派翠克的這棟房屋。 最高的價格只有31萬元。付了所有的手續費用之後,銀行連28萬元都拿不到。派翠克小姐答應出售,可是她擔心這樣的價格銀行不會答應放手。房地產經紀人叫她不要擔心,讓他去處理就好了。 這位房地產經紀便要求買賣當事人聘請律師,簽好契約後,送給銀行請求批准,銀行經過考慮之後也同意了。 過戶的時候,銀行出了一份貸款付清的證明,買主的產權公司也接受這份證明,派翠克終於脫離被法拍的噩夢。 本案啟示: 在法拍的程序中,銀行一般都願意和解,損失一點金錢以解決壞賬,這樣銀行的評等才可能提高。銀行本身是不能從事房地產業的,所以被拍賣人如果有解決問題的決心,銀行很有可能快刀斬亂麻,損失一點錢把壞債清理了。這種買賣便叫做Short Sale(短缺的買賣)。所謂的「短缺」,指的是銀行得不到足額的清償。 一般短缺買賣中,經紀人的角色很重要。一般說來,他們都是和銀行長期合作的經紀,瞭解銀行的底線,甚至受銀行之托去遊說屋主出售房屋。透過這些經紀,成功的可能性很大。 法拍程序的終止並不表示被法拍人的信用紀錄沒問題。銀行一般都把被法拍人遲付、不付的情形報給信用公司,被法拍人會背著這個不好的紀錄好多年。 (作者為紐約州執業律師) Award-Winning After-School Math Program for K-12 Students 4/28/2019 By DAN VAN BENTHUYSEN Few real estate terms carry as much negative and emotional baggage as "foreclosure" - a word that inevitably signals some family's financial distress that has resulted in an eviction or abandonment of their home. In many cases, homeowners with little or no equity in a house find themselves falling behind in their mortgage payments for a home now worth less than the money borrowed to purchase it. For some, the ruined credit and loss of a home that are part of the foreclosure experience are nonetheless preferable to the pressure to keep up those now impossible payments. The depressed housing market has seen some parts of the country - such as Stockton, Calif., andDetroit - swamped with bank-owned homes for sale. Here on Long Island, in both Nassau and Suffolk counties, there's been a gradual but nonetheless substantial increase in the number of foreclosed homes for sale. For a number of years until the middle of 2006, about 25 homes per week were foreclosed and added to the inventory as bank-owned homes for sale in each county. Those numbers have doubled in the past two years to about 50 per week per county, and, says Pat Ammirati, president of the Long Island Real Estate Report, the numbers have not leveled off. But while the word "foreclosure" carries ominous connotations for most, it also is misunderstood by those who think a foreclosure represents a threat to home values in their neighborhood, or by those who think buying a foreclosure represents a bargain. Those who imagine that a foreclosure offers an opportunity for a fast purchase are likely to be surprised, as well. Here is a look at some of the myths of foreclosure, according to Danielle Babb, co-author of "Finding Foreclosures" (Entrepreneur Press, $21.95): MYTH REALITY Principal, Tel: (301)906-6889; (240)912-6290 Licensed in MD, VA, DC, WV, PA, DE, NC, SC, FL WeChat ID: sunnychenyuqing NMLS # 1220187 MYTH REALITY MYTH REALITY MYTH REALITY MYTH REALITY MYTH REALITY Foreclosed homes are more attractive to investors and handymen who can afford to wait while the bank moves at its own speed. They are attractive to buyers who have no deadline to move in. If foreclosed homes are not such a great bargain in this depressed market, what is a bargain? Experts like Babb say the best deals are in short sales - sales in which the homeowner is having trouble making payments but not yet in foreclosure. In a short sale, both the bank and the homeowner have agreed to take a negotiated lower price for the sale of the home to avoid foreclosure. Short sales require that the bank be willing to accept less than the amount called for in the mortgage, so this means the bank is a third party to negotiations that in other sales involve only the buyer and seller. | Artificial Intelligence / Machine Learning weekly classes (ONLINE) ![]() Quality Tutoring ALL-IN-ONE ONLINE REGISTRATION SOFTWARE Principal, Tel: (301)906-6889; (240)912-6290 Licensed in MD, VA, DC, WV, PA, DE, NC, SC, FL WeChat ID: sunnychenyuqing NMLS # 1220187 President, Principal Loan Consultant, Leader Funding, Inc. 电话: (240) 784-6645 Rockville, MD Phone: 301-366-3497 |
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