Foreclosures & REO Properties

During times of high unemployment Californians default on their home loan obligations that are monthly. Whereas they would normally sell their houses and pay off their mortgages, they are prevented from doing this when properties are undervalued throughout a depressed housing market. Faced with the inability to cover their monthly obligations and unable to sell their houses to get enough cash to escape from beneath their loans, many Californians will face foreclosure during these difficult times. A burden to many, foreclosures do pose home purchase opportunities to others, however.

What Is Foreclosure?

Investors of commercial loans in California get Trust Deeds at settlement that include”Due on Sale” clauses. They ensure that creditors are paid the remainder of the loan once the home is sold. When a debtor defaults on his monthly home loan repayment commitments, his creditor engages in a foreclosure procedure that sells the property in a trustee’s sale. Because the Due on Sale clause creates provisions for the creditor to commence the sale of their home without court intervention, the sale is an illustration of a nonjudicial foreclosure. When a home loan is made out of personal funds, though, a Due on Sale clause may not be a portion of their loan documentation, and also the personal creditor will probably sue the defaulting debtor in a judicial foreclosure.

The California Nonjudicial Foreclosure Procedure

Once a borrower has defaulted on his mortgage payments, his lender files a Notice of Default (NOD) with the county recorder in which the property is situated. The debtor has 90 days from the filing of the NOD to”cure” the default option at the foreclosure’s”Redemption Period.” If the default continues, the lender records a “Notice of Trustee Sale” (NOS). Twenty-one days after having listed the NOS, the property has been sold to the maximum bidder.

Foreclosure Opportunities for Buyers

Bids at trustee’s sale start using a minimum amount that comprises the outstanding loan balance, any accrued interest, and all related foreclosure fees. The successful buyer will pay the winning bid with certified funds and will purchase the property in a”as is” condition, possibly with inhabitants, outstanding liens and potential maintenance issues. If the home fails to sell, its possession reverts to the lender who will sell it as an REO property.

What Is an REO Property?

When property fails to sell in a trustee’s sale, it adheres to the creditor who currently owns it as”Real Estate Owned” or REO property. The creditor evicts any tenants, if needed, and guarantees that all real estate taxes and any remaining liens are paid. The creditor may also perform enough maintenance to sell it to the general public, although in California, he is exempt from having to issue a”Transfer Disclosure Statement” that would otherwise be required from real estate agents if they recorded the property under normal conditions.

REO Property Opportunities for Buyers

Beginning investors may find REO properties less risky to purchase than those at trustee’s sales. The lending company will probably have paid all outstanding debts and will have evicted the inhabitants. These solutions will not be achieved as a consequence of a trustee’s sales along with the winning bidder is going to need to manage them directly. In preparation for an REO sale, the creditor may also have completed some upkeep, while foreclosed home comes in an”as is” condition. On the flip side, however, REO properties have a tendency to be much more expensive than those bought at trustee’s sales. Lenders will generally attempt to sell these properties in the greatest prices possible by countering offers with higher counter-bids. Unlike a trustee sale, a REO purchase may also take longer to process since numerous individuals in the lending organization must agree on the terms of the sale.

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