全美50个州的房地产拍卖方法(Foreclosure Method)简述
全美50个州的房地产拍卖方法(Foreclosure Method)简述
-在美国经营房地产的体会之六
如山
(2009年6月20日)
鉴于收到很多网友询问关于Foreclosure的相关问题,由于各州不一样,程序可能很大方别,甚至完全不同。现作简单介绍。请注意,本人只对本州(Lien理论使用Deed of Trust)的Foreclosure熟悉。其它的只是本人在阅读中的理解,并不一定正确。请与本州专业人士了解。也希望对自己本州Foreclosure懂行的网友作出补充和说明。
借款人所签的借款文件
当借款人向银行(Lender才是正确的说法,但为简单并对所有人容易理解,下面全部用银行代替Lender),银行要求借款人签两类文件:第一类是承诺付款的票据(Promissory note)。标明借款人同意支付贷款的具体金额、利率(变动或固定)还款年期等等贷款条件;第二类是为了保障放款人(银行)的利益而签订用房地产作抵押品的抵押契约。这种抵押契约文件在全美有两种:一种叫Mortgage,另一种就叫Deed of Trust。至于用哪一种,就牵涉到使用这个州是使用Title理论还是使用Lien理论。Title理论使用Mortgage,而Lien理论使用Deed of Trust。选用哪一个是由州法决定。
Mortgage和Deed of Trust的分别
Mortgage和Deed of Trust的主要不同点在于:Mortgage只有借款人和银行两方参与,而Deed of Trust有借款人、银行和一个叫“受托人(Trustee)”的中立方三方参与。
Mortgage和Deed of Trust的另外一个不同点是:当发生Foreclosure时,使用Deed of Trust的就由“受托人(Trustee)直接拿去拍卖; 而使用Mortgage可能要经过法庭程序后才能拍卖,或者不经过法庭程序也可以拍卖。这就是由州法决定。在下面的表中,你们可以看到有些是“Mortgage – Judicial”,就是说是使用Mortgage的,并必须经过法庭程序才能拍卖;而有些是“Mortgage - Power of Sale”,就表明是使用Mortgage,但是不需通过法庭程序,可以直接拍卖。
总括而言,Foreclosure有需要经过法庭程序的(Judicial Foreclosure)和不需要经过法庭程序的(Non-Judicial Foreclosure)两种。法庭程序与非法庭程序Foreclosure对借款人、银行和买家的影响
法庭程序(Judicial Foreclosure)对银行的好处是假如拍卖所收回来的钱不足够付原来借款人的欠款,银行有权进一步向借款人追讨所欠余款。不好的地方是程序复杂,时间长。通常前后要一年左右。对借款人的好处是可以“免费”住一年。坏处是房子被拍卖之后还可能会被银行追讨所欠余款而可能导致破产。对买家的好处是可能接受定金竞投,有时间贷款Closing。不好是这种州由于拍卖不容易进行(程序长),所以可供选择的数量也少。非法庭程序(Non-Judicial Foreclosure)对银行的好处是拍卖程序简单,快。通常只有4到6个月。不好的地方是拍卖所收回来的钱假如不足够付原来借款人的欠款,银行不能再向借款人追讨所欠余款;同时,因为不是经过法庭程序,经常会被原借款人找借口挑战其Foreclosure程序的正确性,从而令原借款有机会免费住在房子一段时间(几个月到几年)。对借款人的好处是房子被拍卖之后不会被银行追讨所欠余款。就算你还要其它房子或钱,银行也无法向你要。坏处是房子很容易被拍卖。只要欠款超过一个月(州有不同),就会被发出Foreclosure note。对买家的好处是可供选择的数量多。不好处是买进的Title是AS-IS。买前要查得很清楚,并懂得什么Lien将会在拍卖后依然停留在物业上。全美50个州的房地产拍卖方法(Foreclosure Method)表
State - Foreclosure Method
Alabama - Mortgage - Power of Sale
Alaska - Deed of Trust - Power of Sale
Arizona - Deed of Trust - Power of Sale
Arkansas - Both - Power of Sale
California - Deed of Trust - Power of Sale
Colorado - Deed of Trust - Power of Sale
Connecticut - Mortgage - Strict Foreclosure
Delaware - Mortgage - Judicial
Dist.of Columbia - Deed of Trust - Power of Sale
Florida - Mortgage - Judicial
Georgia - Mortgage - Power of Sale
Hawaii - Deed of Trust - Power of sale
Idaho - Deed of Trust - Power of Sale
Illinois - Mortgage - Judicial
Indiana - Mortgage - Judicial
Iowa - Mortgage - Judicial
Kansas - Mortgage - Judicial
Kentucky - Mortgage - Judicial
Louisiana - Mortgage - Judicial
Maine - Mortgage - Entry& Possesion
Maryland - Deed of Trust - Power of Sale
Massachusetts - Mortgage - Power of Sale
Michigan - Mortgage - Power of Sale
Minnesota - Mortgage - Power of Sale
Mississippi - Deed of Trust - Power of Sale
Missouri - Deed of Trust - Power of Sale
Montana - Mortgage - Judicial
Nebraska - Mortgage - Judicial
Nevada - Mortgage - Power of Sale
New Hampshire - Mortgage - Power of Sale
New Jersey - Mortgage - Judicial
New Mexico - Mortgage - Judicial
New York - Mortgage - Judicial
North Carolina - Deed of Trust - Power of Sale
North Dakota - Mortgage - Judicial
Ohio - Mortgage - Judicial
Oklahoma - Mortgage - Judicial
Oregon - Deed of Trust - Power of Sale
Pennsylvania - Mortgage - Judicial
Rhode Island - Mortgage - Power of Sale
South Carolina - Mortgage - Judicial
South Dakota - Mortgage - Power of Sale
Tennessee - Deed of Trust - Power of Sale
Texas - Deed of Trust - Power of Sale
Utah - Mortgage - Judicial
Vermont - Mortgage - Strict Foreclosure
Virginia - Deed of Trust - Power of Sale
Washington - Deed of Trust - Power of Sale
West Virginia - Deed of Trust - Power of Sale
Wisconsin - Mortgage - Power of Sale
Wyoming - Mortgage - Power of Sale
以上只是我个人看法,不一定正确,仅供参考。读者做任何决定前请咨询当地专业人士意见。
(注:本文为如山原创,转载请与作者联系)
法庭程序与非法庭程序Foreclosure对借款人、银行和买家的影响
法庭程序(Judicial Foreclosure)对银行的好处是假如拍卖所收回来的钱不足够付原来借款人的欠款,银行有权进一步向借款人追讨所欠余款。不好的地方是程序复杂,时间长。通常前后要一年左右。对借款人的好处是可以“免费”住一年。坏处是房子被拍卖之后还可能会被银行追讨所欠余款而可能导致破产。对买家的好处是可能接受定金竞投,有时间贷款Closing。不好是这种州由于拍卖不容易进行(程序长),所以可供选择的数量也少。非法庭程序(Non-Judicial Foreclosure)对银行的好处是拍卖程序简单,快。通常只有4到6个月。不好的地方是拍卖所收回来的钱假如不足够付原来借款人的欠款,银行不能再向借款人追讨所欠余款;同时,因为不是经过法庭程序,经常会被原借款人找借口挑战其Foreclosure程序的正确性,从而令原借款有机会免费住在房子一段时间(几个月到几年)。对借款人的好处是房子被拍卖之后不会被银行追讨所欠余款。就算你还要其它房子或钱,银行也无法向你要。坏处是房子很容易被拍卖。只要欠款超过一个月(州有不同),就会被发出Foreclosure note。对买家的好处是可供选择的数量多。不好处是买进的Title是AS-IS。买前要查得很清楚,并懂得什么Lien将会在拍卖后依然停留在物业上。全美50个州的房地产拍卖方法(Foreclosure Method)表
State - Foreclosure Method
Alabama - Mortgage - Power of Sale
Alaska - Deed of Trust - Power of Sale
Arizona - Deed of Trust - Power of Sale
Arkansas - Both - Power of Sale
California - Deed of Trust - Power of Sale
Colorado - Deed of Trust - Power of Sale
Connecticut - Mortgage - Strict Foreclosure
Delaware - Mortgage - Judicial
Dist.of Columbia - Deed of Trust - Power of Sale
Florida - Mortgage - Judicial
Georgia - Mortgage - Power of Sale
Hawaii - Deed of Trust - Power of sale
Idaho - Deed of Trust - Power of Sale
Illinois - Mortgage - Judicial
Indiana - Mortgage - Judicial
Iowa - Mortgage - Judicial
Kansas - Mortgage - Judicial
Kentucky - Mortgage - Judicial
Louisiana - Mortgage - Judicial
Maine - Mortgage - Entry& Possesion
Maryland - Deed of Trust - Power of Sale
Massachusetts - Mortgage - Power of Sale
Michigan - Mortgage - Power of Sale
Minnesota - Mortgage - Power of Sale
Mississippi - Deed of Trust - Power of Sale
Missouri - Deed of Trust - Power of Sale
Montana - Mortgage - Judicial
Nebraska - Mortgage - Judicial
Nevada - Mortgage - Power of Sale
New Hampshire - Mortgage - Power of Sale
New Jersey - Mortgage - Judicial
New Mexico - Mortgage - Judicial
New York - Mortgage - Judicial
North Carolina - Deed of Trust - Power of Sale
North Dakota - Mortgage - Judicial
Ohio - Mortgage - Judicial
Oklahoma - Mortgage - Judicial
Oregon - Deed of Trust - Power of Sale
Pennsylvania - Mortgage - Judicial
Rhode Island - Mortgage - Power of Sale
South Carolina - Mortgage - Judicial
South Dakota - Mortgage - Power of Sale
Tennessee - Deed of Trust - Power of Sale
Texas - Deed of Trust - Power of Sale
Utah - Mortgage - Judicial
Vermont - Mortgage - Strict Foreclosure
Virginia - Deed of Trust - Power of Sale
Washington - Deed of Trust - Power of Sale
West Virginia - Deed of Trust - Power of Sale
Wisconsin - Mortgage - Power of Sale
Wyoming - Mortgage - Power of Sale
以上只是我个人看法,不一定正确,仅供参考。读者做任何决定前请咨询当地专业人士意见。
(注:本文为如山原创,转载请与作者联系)
对借款人的好处是可以“免费”住一年。坏处是房子被拍卖之后还可能会被银行追讨所欠余款而可能导致破产。对买家的好处是可能接受定金竞投,有时间贷款Closing。不好是这种州由于拍卖不容易进行(程序长),所以可供选择的数量也少。非法庭程序(Non-Judicial Foreclosure)对银行的好处是拍卖程序简单,快。通常只有4到6个月。不好的地方是拍卖所收回来的钱假如不足够付原来借款人的欠款,银行不能再向借款人追讨所欠余款;同时,因为不是经过法庭程序,经常会被原借款人找借口挑战其Foreclosure程序的正确性,从而令原借款有机会免费住在房子一段时间(几个月到几年)。对借款人的好处是房子被拍卖之后不会被银行追讨所欠余款。就算你还要其它房子或钱,银行也无法向你要。坏处是房子很容易被拍卖。只要欠款超过一个月(州有不同),就会被发出Foreclosure note。对买家的好处是可供选择的数量多。不好处是买进的Title是AS-IS。买前要查得很清楚,并懂得什么Lien将会在拍卖后依然停留在物业上。全美50个州的房地产拍卖方法(Foreclosure Method)表
State - Foreclosure Method
Alabama - Mortgage - Power of Sale
Alaska - Deed of Trust - Power of Sale
Arizona - Deed of Trust - Power of Sale
Arkansas - Both - Power of Sale
California - Deed of Trust - Power of Sale
Colorado - Deed of Trust - Power of Sale
Connecticut - Mortgage - Strict Foreclosure
Delaware - Mortgage - Judicial
Dist.of Columbia - Deed of Trust - Power of Sale
Florida - Mortgage - Judicial
Georgia - Mortgage - Power of Sale
Hawaii - Deed of Trust - Power of sale
Idaho - Deed of Trust - Power of Sale
Illinois - Mortgage - Judicial
Indiana - Mortgage - Judicial
Iowa - Mortgage - Judicial
Kansas - Mortgage - Judicial
Kentucky - Mortgage - Judicial
Louisiana - Mortgage - Judicial
Maine - Mortgage - Entry& Possesion
Maryland - Deed of Trust - Power of Sale
Massachusetts - Mortgage - Power of Sale
Michigan - Mortgage - Power of Sale
Minnesota - Mortgage - Power of Sale
Mississippi - Deed of Trust - Power of Sale
Missouri - Deed of Trust - Power of Sale
Montana - Mortgage - Judicial
Nebraska - Mortgage - Judicial
Nevada - Mortgage - Power of Sale
New Hampshire - Mortgage - Power of Sale
New Jersey - Mortgage - Judicial
New Mexico - Mortgage - Judicial
New York - Mortgage - Judicial
North Carolina - Deed of Trust - Power of Sale
North Dakota - Mortgage - Judicial
Ohio - Mortgage - Judicial
Oklahoma - Mortgage - Judicial
Oregon - Deed of Trust - Power of Sale
Pennsylvania - Mortgage - Judicial
Rhode Island - Mortgage - Power of Sale
South Carolina - Mortgage - Judicial
South Dakota - Mortgage - Power of Sale
Tennessee - Deed of Trust - Power of Sale
Texas - Deed of Trust - Power of Sale
Utah - Mortgage - Judicial
Vermont - Mortgage - Strict Foreclosure
Virginia - Deed of Trust - Power of Sale
Washington - Deed of Trust - Power of Sale
West Virginia - Deed of Trust - Power of Sale
Wisconsin - Mortgage - Power of Sale
Wyoming - Mortgage - Power of Sale
以上只是我个人看法,不一定正确,仅供参考。读者做任何决定前请咨询当地专业人士意见。
(注:本文为如山原创,转载请与作者联系)
非法庭程序(Non-Judicial Foreclosure)对银行的好处是拍卖程序简单,快。通常只有4到6个月。不好的地方是拍卖所收回来的钱假如不足够付原来借款人的欠款,银行不能再向借款人追讨所欠余款;同时,因为不是经过法庭程序,经常会被原借款人找借口挑战其Foreclosure程序的正确性,从而令原借款有机会免费住在房子一段时间(几个月到几年)。对借款人的好处是房子被拍卖之后不会被银行追讨所欠余款。就算你还要其它房子或钱,银行也无法向你要。坏处是房子很容易被拍卖。只要欠款超过一个月(州有不同),就会被发出Foreclosure note。对买家的好处是可供选择的数量多。不好处是买进的Title是AS-IS。买前要查得很清楚,并懂得什么Lien将会在拍卖后依然停留在物业上。全美50个州的房地产拍卖方法(Foreclosure Method)表
State - Foreclosure Method
Alabama - Mortgage - Power of Sale
Alaska - Deed of Trust - Power of Sale
Arizona - Deed of Trust - Power of Sale
Arkansas - Both - Power of Sale
California - Deed of Trust - Power of Sale
Colorado - Deed of Trust - Power of Sale
Connecticut - Mortgage - Strict Foreclosure
Delaware - Mortgage - Judicial
Dist.of Columbia - Deed of Trust - Power of Sale
Florida - Mortgage - Judicial
Georgia - Mortgage - Power of Sale
Hawaii - Deed of Trust - Power of sale
Idaho - Deed of Trust - Power of Sale
Illinois - Mortgage - Judicial
Indiana - Mortgage - Judicial
Iowa - Mortgage - Judicial
Kansas - Mortgage - Judicial
Kentucky - Mortgage - Judicial
Louisiana - Mortgage - Judicial
Maine - Mortgage - Entry& Possesion
Maryland - Deed of Trust - Power of Sale
Massachusetts - Mortgage - Power of Sale
Michigan - Mortgage - Power of Sale
Minnesota - Mortgage - Power of Sale
Mississippi - Deed of Trust - Power of Sale
Missouri - Deed of Trust - Power of Sale
Montana - Mortgage - Judicial
Nebraska - Mortgage - Judicial
Nevada - Mortgage - Power of Sale
New Hampshire - Mortgage - Power of Sale
New Jersey - Mortgage - Judicial
New Mexico - Mortgage - Judicial
New York - Mortgage - Judicial
North Carolina - Deed of Trust - Power of Sale
North Dakota - Mortgage - Judicial
Ohio - Mortgage - Judicial
Oklahoma - Mortgage - Judicial
Oregon - Deed of Trust - Power of Sale
Pennsylvania - Mortgage - Judicial
Rhode Island - Mortgage - Power of Sale
South Carolina - Mortgage - Judicial
South Dakota - Mortgage - Power of Sale
Tennessee - Deed of Trust - Power of Sale
Texas - Deed of Trust - Power of Sale
Utah - Mortgage - Judicial
Vermont - Mortgage - Strict Foreclosure
Virginia - Deed of Trust - Power of Sale
Washington - Deed of Trust - Power of Sale
West Virginia - Deed of Trust - Power of Sale
Wisconsin - Mortgage - Power of Sale
Wyoming - Mortgage - Power of Sale
以上只是我个人看法,不一定正确,仅供参考。读者做任何决定前请咨询当地专业人士意见。
(注:本文为如山原创,转载请与作者联系)
对借款人的好处是房子被拍卖之后不会被银行追讨所欠余款。就算你还要其它房子或钱,银行也无法向你要。坏处是房子很容易被拍卖。只要欠款超过一个月(州有不同),就会被发出Foreclosure note。对买家的好处是可供选择的数量多。不好处是买进的Title是AS-IS。买前要查得很清楚,并懂得什么Lien将会在拍卖后依然停留在物业上。全美50个州的房地产拍卖方法(Foreclosure Method)表
State - Foreclosure Method
Alabama - Mortgage - Power of Sale
Alaska - Deed of Trust - Power of Sale
Arizona - Deed of Trust - Power of Sale
Arkansas - Both - Power of Sale
California - Deed of Trust - Power of Sale
Colorado - Deed of Trust - Power of Sale
Connecticut - Mortgage - Strict Foreclosure
Delaware - Mortgage - Judicial
Dist.of Columbia - Deed of Trust - Power of Sale
Florida - Mortgage - Judicial
Georgia - Mortgage - Power of Sale
Hawaii - Deed of Trust - Power of sale
Idaho - Deed of Trust - Power of Sale
Illinois - Mortgage - Judicial
Indiana - Mortgage - Judicial
Iowa - Mortgage - Judicial
Kansas - Mortgage - Judicial
Kentucky - Mortgage - Judicial
Louisiana - Mortgage - Judicial
Maine - Mortgage - Entry& Possesion
Maryland - Deed of Trust - Power of Sale
Massachusetts - Mortgage - Power of Sale
Michigan - Mortgage - Power of Sale
Minnesota - Mortgage - Power of Sale
Mississippi - Deed of Trust - Power of Sale
Missouri - Deed of Trust - Power of Sale
Montana - Mortgage - Judicial
Nebraska - Mortgage - Judicial
Nevada - Mortgage - Power of Sale
New Hampshire - Mortgage - Power of Sale
New Jersey - Mortgage - Judicial
New Mexico - Mortgage - Judicial
New York - Mortgage - Judicial
North Carolina - Deed of Trust - Power of Sale
North Dakota - Mortgage - Judicial
Ohio - Mortgage - Judicial
Oklahoma - Mortgage - Judicial
Oregon - Deed of Trust - Power of Sale
Pennsylvania - Mortgage - Judicial
Rhode Island - Mortgage - Power of Sale
South Carolina - Mortgage - Judicial
South Dakota - Mortgage - Power of Sale
Tennessee - Deed of Trust - Power of Sale
Texas - Deed of Trust - Power of Sale
Utah - Mortgage - Judicial
Vermont - Mortgage - Strict Foreclosure
Virginia - Deed of Trust - Power of Sale
Washington - Deed of Trust - Power of Sale
West Virginia - Deed of Trust - Power of Sale
Wisconsin - Mortgage - Power of Sale
Wyoming - Mortgage - Power of Sale
以上只是我个人看法,不一定正确,仅供参考。读者做任何决定前请咨询当地专业人士意见。
(注:本文为如山原创,转载请与作者联系)
全美50个州的房地产拍卖方法(Foreclosure Method)表
State - Foreclosure Method
Alabama - Mortgage - Power of Sale
Alaska - Deed of Trust - Power of Sale
Arizona - Deed of Trust - Power of Sale
Arkansas - Both - Power of Sale
California - Deed of Trust - Power of Sale
Colorado - Deed of Trust - Power of Sale
Connecticut - Mortgage - Strict Foreclosure
Delaware - Mortgage - Judicial
Dist.of Columbia - Deed of Trust - Power of Sale
Florida - Mortgage - Judicial
Georgia - Mortgage - Power of Sale
Hawaii - Deed of Trust - Power of sale
Idaho - Deed of Trust - Power of Sale
Illinois - Mortgage - Judicial
Indiana - Mortgage - Judicial
Iowa - Mortgage - Judicial
Kansas - Mortgage - Judicial
Kentucky - Mortgage - Judicial
Louisiana - Mortgage - Judicial
Maine - Mortgage - Entry& Possesion
Maryland - Deed of Trust - Power of Sale
Massachusetts - Mortgage - Power of Sale
Michigan - Mortgage - Power of Sale
Minnesota - Mortgage - Power of Sale
Mississippi - Deed of Trust - Power of Sale
Missouri - Deed of Trust - Power of Sale
Montana - Mortgage - Judicial
Nebraska - Mortgage - Judicial
Nevada - Mortgage - Power of Sale
New Hampshire - Mortgage - Power of Sale
New Jersey - Mortgage - Judicial
New Mexico - Mortgage - Judicial
New York - Mortgage - Judicial
North Carolina - Deed of Trust - Power of Sale
North Dakota - Mortgage - Judicial
Ohio - Mortgage - Judicial
Oklahoma - Mortgage - Judicial
Oregon - Deed of Trust - Power of Sale
Pennsylvania - Mortgage - Judicial
Rhode Island - Mortgage - Power of Sale
South Carolina - Mortgage - Judicial
South Dakota - Mortgage - Power of Sale
Tennessee - Deed of Trust - Power of Sale
Texas - Deed of Trust - Power of Sale
Utah - Mortgage - Judicial
Vermont - Mortgage - Strict Foreclosure
Virginia - Deed of Trust - Power of Sale
Washington - Deed of Trust - Power of Sale
West Virginia - Deed of Trust - Power of Sale
Wisconsin - Mortgage - Power of Sale
Wyoming - Mortgage - Power of Sale
以上只是我个人看法,不一定正确,仅供参考。读者做任何决定前请咨询当地专业人士意见。
(注:本文为如山原创,转载请与作者联系)
全美50个州的房地产拍卖方法(Foreclosure Method)表
State - Foreclosure Method
Dist.of Columbia - Deed of Trust - Power of
以上只是我个人看法,不一定正确,仅供参考。读者做任何决定前请咨询当地专业人士意见。
(注:本文为如山原创,转载请与作者联系)