银行批准了short sale, 卖主有权利改变主意不卖房吗？有什么惩# Living
a*g
1 楼
大概过程：和seller签了一个标准的California Residential Purchase Agreement合
同，递上去被银行接受了，之后加价和银行谈妥了价格。现在，银行批准了short sell
,seller却不愿意卖了，宁可让银行Foreclosure房子。
合同上有SELLER RIGHT TO CANCEL,提到了三种情况下seller有权cancel合同，基本上
就是buyer在规定的期限内没有完成什么事情，或者seller催buyer,buyer没法完成，
seller有权取消合同。其他的就没有提到了。
合同上没有提到seller改变主意不卖有什么惩罚。但有一节dispuate resolution,基本
上就是要先mediation, arbitration，之后上法庭之类的东西。
现在有些问题请教：
1。卖主有权可以不卖吗？short sale的房子银行已经批准了，买主想买的话。
2。怎么样给卖主的房子弄个lien? 让卖主短时间内卖不了房子？
估计他不在乎卖不卖，但我不在乎买不买这个房子。
3。自己也懒得去搞什么meditation，可以直接去small court去要求什么吗？
这个short sale比较特殊，签了合同，没有进入escrow，因为要等银行批准（之后银行还会重新弄个新的合同，才能真正开始escrow），所以我们
啥也没做（inspection, loan application）。能要求什么吗：比如违反合同，给我们$500的折腾费？
也不是想要$500，只是想要个官司，帮卖住卖不动（因为他不想卖），坚定信心进入foreclosure :)。
4。是不是以后的traditioanl sale合同要加上保护自己的条款，比如要seller赔偿inspection
fee + appraisal fee+ run credit fee + additional 罚款？真正想卖的不会有这个
问题，但可以避免瞎折腾的卖主。
谢谢大家执教!!!
附件：
C. SELLER RIGHT TO CANCEL:
(1) Seller right to Cancel; Buyer Contingencies: If, within time specified
in this Agreement, Buyer does not, in writing, Deliver to Seller a removal
of the applicable contingency or cancellation of this Agreement then Seller,
after first Delivering to Buyer a Notice to Buyer to Perform (C.A.R. Form
NBP) may cancel this Agreement. In such event, Seller shall authorize return
of Buyer's deposit.
(2)Seller right to Cancel; Buyer Contract Obligations: Seller, after first
Delivering to Buyer a NBP may cancel this Agreement for any of the
following reasons: (i) if Buyer fails to deposit funds as required by 3A or
3B; (ii) if the funds deposited pursuant to 3A or 3B are not good when
deposited; (iii) if Buyer fails to Deliver a notice of FHA or VA costs or
terms as required by 3C(3) (C.A.R. Form FVA); (iv) if Buyer fails to Deliver
a letter as required by 3H; (v) if Buyer fails to Deliver verification as
required by 3G or 3J; (vi) if Seller reasonably disapproves of the
verification provided by 3G or 3J; (vii) if Buyer fails to return Statutory
and Lead Disclosures as required by paragraph 6A(2); or (viii) if Buyer
fails to sign or initial a separate liquidated damage form for an increased
deposit as required by paragraphs 3B and 25. In such event, Seller shall
authorize return of Buyer's deposit.
(3) Notice To Buyer To Perform: The NBP shall: (i) be in writing; (ii) be
signed by Seller; and (iii) give Buyer at least 2 (or
After Delivery (or until the time specified in the applicable paragraph,
whichever occurs last) to take the applicable action. A NBP may not be
Delivered any earlier than 2 Days Prior to the expiration of the applicable
time for Buyer to remove a contingency or cancel this Agreement or meet an
obligation specified in 14C(2).
同，递上去被银行接受了，之后加价和银行谈妥了价格。现在，银行批准了short sell
,seller却不愿意卖了，宁可让银行Foreclosure房子。
合同上有SELLER RIGHT TO CANCEL,提到了三种情况下seller有权cancel合同，基本上
就是buyer在规定的期限内没有完成什么事情，或者seller催buyer,buyer没法完成，
seller有权取消合同。其他的就没有提到了。
合同上没有提到seller改变主意不卖有什么惩罚。但有一节dispuate resolution,基本
上就是要先mediation, arbitration，之后上法庭之类的东西。
现在有些问题请教：
1。卖主有权可以不卖吗？short sale的房子银行已经批准了，买主想买的话。
2。怎么样给卖主的房子弄个lien? 让卖主短时间内卖不了房子？
估计他不在乎卖不卖，但我不在乎买不买这个房子。
3。自己也懒得去搞什么meditation，可以直接去small court去要求什么吗？
这个short sale比较特殊，签了合同，没有进入escrow，因为要等银行批准（之后银行还会重新弄个新的合同，才能真正开始escrow），所以我们
啥也没做（inspection, loan application）。能要求什么吗：比如违反合同，给我们$500的折腾费？
也不是想要$500，只是想要个官司，帮卖住卖不动（因为他不想卖），坚定信心进入foreclosure :)。
4。是不是以后的traditioanl sale合同要加上保护自己的条款，比如要seller赔偿inspection
fee + appraisal fee+ run credit fee + additional 罚款？真正想卖的不会有这个
问题，但可以避免瞎折腾的卖主。
谢谢大家执教!!!
附件：
C. SELLER RIGHT TO CANCEL:
(1) Seller right to Cancel; Buyer Contingencies: If, within time specified
in this Agreement, Buyer does not, in writing, Deliver to Seller a removal
of the applicable contingency or cancellation of this Agreement then Seller,
after first Delivering to Buyer a Notice to Buyer to Perform (C.A.R. Form
NBP) may cancel this Agreement. In such event, Seller shall authorize return
of Buyer's deposit.
(2)Seller right to Cancel; Buyer Contract Obligations: Seller, after first
Delivering to Buyer a NBP may cancel this Agreement for any of the
following reasons: (i) if Buyer fails to deposit funds as required by 3A or
3B; (ii) if the funds deposited pursuant to 3A or 3B are not good when
deposited; (iii) if Buyer fails to Deliver a notice of FHA or VA costs or
terms as required by 3C(3) (C.A.R. Form FVA); (iv) if Buyer fails to Deliver
a letter as required by 3H; (v) if Buyer fails to Deliver verification as
required by 3G or 3J; (vi) if Seller reasonably disapproves of the
verification provided by 3G or 3J; (vii) if Buyer fails to return Statutory
and Lead Disclosures as required by paragraph 6A(2); or (viii) if Buyer
fails to sign or initial a separate liquidated damage form for an increased
deposit as required by paragraphs 3B and 25. In such event, Seller shall
authorize return of Buyer's deposit.
(3) Notice To Buyer To Perform: The NBP shall: (i) be in writing; (ii) be
signed by Seller; and (iii) give Buyer at least 2 (or
After Delivery (or until the time specified in the applicable paragraph,
whichever occurs last) to take the applicable action. A NBP may not be
Delivered any earlier than 2 Days Prior to the expiration of the applicable
time for Buyer to remove a contingency or cancel this Agreement or meet an
obligation specified in 14C(2).
