法拍的潜规则

我村forced closure程序

 John Doe一年前花40万买一个房子，首付5%， 贷款38万，年利6%。现在断供。银行启动forced closure程序。

已付本金4,666.44。尚欠银行375333.56。假如根据现在市场和房子本身的情况，这个房子顶多能买37万。银行此时会考虑short sale。 short sale，不是卖得快，而是卖出去后银行不能全额收回亏欠。

所以short sale 成交，还需要银行认可，看亏的钱是不是太多。银行亏得太多，会考虑否决短售合同。

short sale期间如果没卖出去，下面就是法拍。法拍时，银行是债权人，但房主依然持所有权；银行不能在法拍前抢夺房门钥匙。

Can I purchase the property before the sale?
Yes, but only the owner(s) can sell.  The lien holder or mortgage company who brought the action do not own or have title to the property and as such does not have the authority to sell it.来自法院官网

也就是说，法拍前欠债人仍然有机会摆脱困境。如果欠债人没能抓住这一机会，房子就会在法院拍卖厅上市。

现在说说法拍的潜规则：

法拍现场债权银行都会派代表驻守。银行只竟拍自己是债主的房子，而且出价不会超过所欠金额。拍卖场经常有出价有整有零的人，这人就是银行的代表，此人会力争把银行的贷款如数收回；拍价超过银行应收款，此人不会跟继续跟社会闲杂人等竟拍。

解释一下：银行的资源对我们来说是无限的，如果银行间互相竞争，将浪费资源；而且超卖的钱不归银行。超卖的钱，扣除税费后，会返还原房主。

通常法拍只能拍到估价的80%。但有时社会闲杂人等会在拍卖场发飙，拍价失控，大大超乎真实价值。

Can I see or inspect the property before the sale?

The owner(s) or the occupants of the property are the only persons able to give permission to prospective bidders, but they are under no obligation to do so.  If you can get permission or entry from them, then you may inspect the property, but the commissioner’s office cannot assist in this process.  Other information regarding the property may be found at the Property Valuation Administrator's office or at its Web Site at www.FayettePVA.com.

Master Commissioner Sales are "Buyer Beware" Sales. The Property is sold "As Is" "Where Is." The condition of the property is not warranted by the Court, by the Master Commissioner, or by the Plaintiff. If you bid on property, you should have done your due diligence before you bid, not after!来自法院官网

大部分人都没有机会在开拍前进去看，法拍几乎就是开盲盒。理智竞拍者一般不会出高于估价的80%，留有余地修缮。我见过状况最差的法拍房是被前房主恶意漫水浸泡，买家拿到钥匙开门后，里面地板，天花板，墙等处都是黑莓。

如果房子银行拍回，银行有可能通过合同代理公司或商业拍卖网站继续上市。