法拍屋

By grace keng

法拍屋

星島日報記者施秋羽布雷斯本報道

受次級房貸風暴影響，灣區阿拉美達縣以及帝利市的法拍屋如雨後春筍般滋長。連帶著很多打著提供法拍屋列表的網站，點閱率也節節高升，位於聖里安德魯兩房一廳的房屋，標價不到30萬元，讓人不心動都難，書店的架上也冒出了不少專攻法拍屋的新書。法拍屋似乎是撿便宜的絕佳途徑，但購買法拍屋的管道與程序繁瑣，一般民眾在買屋前，可得先做好功課了。

根據RE/MAX資深地產經紀耿竹萍(Grace Keng) 提供的DataQuick July24 2007數據顯示，灣區2007年第二季收到違約通知 (Notice of default) 的房屋戶數目前7696戶，比去年同期的2910戶成長了164.5%。

三藩市美亞輔鄰社的房屋發展部經理鄭柏健表示，「釋出法拍屋的屋主主要以拉丁裔與白裔為主，傳統上華人對自己辛苦供的房屋不會輕易放手，因此灣區法拍屋屋主華人所佔比率不到2%。次貸風暴引起的法拍屋效應在灣區阿拉美達縣與帝利市最為明顯，而三藩市的房價因居高不下，所以法拍屋的數目很少，也許一個月才兩三戶房子要法拍。」鄭柏健坦言，買法拍屋的確可以找到比較便宜的價錢，但也沒有如網站上面所寫的便宜到50%這麼誇張。

廣義的法拍屋(foreclosure)指是拖欠房貸款項，因而被債權人收回轉賣的物業。在美國法拍屋常常不是透過法院來拍賣，銀行、公家單位、地產公司、貸款公司、拍賣公司，都可能處理法拍屋業務的單位。

法拍屋通常有兩種情況，一種是欠稅法拍屋，主要因為拖欠土地、房屋稅款而遭法院拍賣，拍賣資訊會在地方政府的網站或公布欄公佈。而次貸風暴直接影響的，則是欠銀行貸法拍屋，屋主因為付不出房貸，房屋面臨被轉賣的命運。

一般民眾要購買法拍屋，有幾個主要管道：

地方的警長(Sheriff)辦公室主持法庭交付的拍賣業務，通常只站監督輔導的角度，真正的拍賣還是委託民間公司辦理，拍賣的資產複雜，商用建築、停車場、民宅，都是可能的拍賣項目。

拍賣會，大大小小的拍賣公司或物業公司針對不同的物產分類進行拍賣，法拍屋的產權項目與狀態都是民眾要事先注意的。拍賣會的節奏與程序非常的快速，一般非地產專業的民眾要參加可能會碰了一鼻子灰，最好是事先已經知道拍賣會上哪一棟房子是自己的目標，再來下手。

專業地產經紀，有專門負責拍賣屋的地產經紀，這些地產經紀或追逐拍賣通知尋找便宜的法拍屋，或代表買屋人參與拍賣會。負責拍賣屋業務的華裔地產經紀目前較少。

法拍屋網站，提供法拍屋資訊網站以會員制管理，會員一年約需付出600元左右來取得進一步的資訊。民眾使用法拍屋網站，主要是相信藉由網路的無遠弗屆，可以得到更多資訊，一方面也是存著「避開中間人」的心態，以節省層層附加下的成本，但事實上，大部分的法拍屋網站，在某種程度上也是仲介網站，列表的拍賣屋背後事實上都有地產經紀在處理。

政府機關如房屋與都市發展部 (HUD, Department of Housing and Urban Development)、退伍軍人局 (Veteran Administration, VA)、聯邦國家房貸協會 (Federal National Mortgage Association, 簡稱Fannie Mae)、聯邦住宅放款抵押貸款公司 (Federal Home Loan Mortgage Corporation ; 簡稱Freddie Mac)都會有房屋拍賣，其中HUD的房屋以1到4單位的民宅為主。一般民眾要與此類機關交涉買屋，通常需要透過該單位認證的地產經紀來下標，如果成交，部份機構如HUD也會支付地產經紀佣金。

法拍資訊除了可以透過上述的管道獲得，也可以多注意地方報紙的分類廣告欄的法拍屋資訊。更積極的買屋人，也可以注意離婚啟事、訃聞等消息，因為此類事件也常將房屋送入市場求售。

不 管透過何種管道找到理想的法拍屋，對於買屋人來說資金調度可能說是一大麻煩，因為法拍屋在理論上是以現金交易的。一般的房地產買賣，可以用買賣的房屋向銀 行抵押借貸，但是法拍屋就是因為在貸款上出了問題，債權人要的就是變賣房屋求現來解決爛帳，因此不可能先過戶到買屋人名下，再來貸款慢慢還清。

當法拍屋得標之後，必須先下訂金，之後在法拍單位規定的期限下要全額付清，這段時間通常很短，最短可以短至14天。由於短時間內就需要結清款項，因此事前先確定有現金來源就顯得格外重要，目前部份銀行提供代墊服務，先替買屋人付款，等到房屋過戶後，再轉成一般房貸處理，但切記事先取得銀行的貸款核准，免得好不容易等到的房子，卻因為付錢付慢而給飛了。 短時間內要籌措大量現金，但偏偏又不是每個人都有良好信用，銀行的效率也不一定可以跟上買屋進度，所以透過短期融資(hard money) 借貸，是常見手法，這樣的借貸方式可想而知，利率比起一般貸款要高得很多，最高可以到29%。由於次貸風暴的源起即是不良信用借貸，因此在追求好價錢的同時，買屋人也必須多注意自己的財務規劃，量力而為。

另外與法拍屋相似的選項還有銀行或是貸款公司未拍賣成功房屋，此類銀行稱為銀行擁有屋REO (Real Estate Own)，銀行擁有屋的資訊通常不易讓一般的買屋人取得，通常銀行會委託房地產經紀人處理。銀行擁有屋通常銀行虧錢廉售（short sale），因為原屋主常已拖欠5個月以上的貸款，銀行需要錢不需要房屋，銀行將房屋以低於未還貸款的金額賣掉，房地產經紀人可以幫助你尋找這種廉售房屋。

耿竹萍表示，由於銀行是廉售交易的最後決定者，礙於銀行運作等結構性問題，廉售交易曠日費時，拖上數個月並不稀奇，有時銀行還會出爾反爾，因此買屋人可得多用上一點耐心了。

The rencent NY time reports that, “Allegations that granite counter tops may emit dangerous levels of radon and radiation have been raised periodically over the past decade, mostly by makers and distributors of competing counter top materials.

The Marble Institute of America has said such claims are “ludicrous” because although granite is known to contain uranium and other radioactive materials like thorium and potassium, the amounts in countertops are not enough to pose a health threat. “

The Silicon Vally Chris form the Holmes & Watson Inspection answered some of questions about the possible dangers of radon emitted from the granite counter tops. He said: “Granites often contain trace amounts of material that can produce measurable amounts of radon gas but the key word is “measurable”. As an illustration, imagine turning on a burner on your stovetop. The burner emits heat, but has little to no effect on the overall temperature of your house. Similarly, if your countertop emits a small amount of radon, it will generally be insignificant when diluted with the air in your entire home. There are hundreds of times more likely to be at risk for radon emanating from the soil beneath your home. The US EPA states it in the Consumer’s Guide to Radon Reduction: “In a small number of homes, the building materials (e.g., granite and certain concrete products) can give off radon, although building materials rarely cause radon problems by themselves. In the United States, radon gas in soils is the principal source of elevated radon levels in homes.”

Indeed, health physicists and radiation experts agree that most granite counter tops emit radiation and radon at extremely low levels. Chris recommended airing out the house a couple of times a week. The concerned homeowners can buy an inexpensive test kit at their local hardware store to test the granite counter top. If you need more reading material you can find the book of “What is home buyer should know about radon?” from EPA. The photo is credited to cbsnews.com

I received an email last month: Does Chinese believes the stairs way faces to the front door is bad Feng Shui?

1. Let us clear this question. If you stand in front of the front door, you can see cars moving toward to you. Bang! That is bad because the bad qi (un easy energy) could enter to the home directly.

2. When you enter to your home, you saw the stairs to upstairs. Bang! That is bad also!

3. If you enter the front door, you see through a windows or backyard. Bang! That is bad again! The money could flow out. There are remedies for those bangs. We can use the Feng Shui theory to smooth the bad things out.

According the book of Feng Shui by Blinda Henwood. The front door or entrance is an opening from outside to inside. Ideally the front door should face the warmth of the sun. The size door should be proportion to the size of the house.

The goal is to attract the positive qi (energy) to the house:

1. Always keep the front door in good repair.

2. Remove any clutter.

3. Lighting is in good order.

4. Keep a porch light on.

We have immigrants came from everywhere to the Silicon Valley (Santa Clara County, California). It is never too late to learn more real estate knowledge. The below picture is from http://www.geomancy.net/resources/theories/fs-building.htm

Feng Shui and Real Estate Feng Shui is the ancient Chinese art of placement that creates harmony and prosperity in our lives. The following Feng Shui concept is from “The new life library practical Feng Shui” a book from Richard Craze - A lot of important principles of Feng Shui are based on Taoism, the ancient religion of China. According to Taoist thought, the universe can be divided into two separate areas, matter and spirit, things you can touch and hold, and thing that you cannot. Taoist philosophers called the things that were real – Yin , meaning earth or matter. And things that were ethereal Yang, or heaven.

Chinese means “Feng” means:”Wind” and “Shui” means “Water”. It is a system of arranging our surroundings so that we can live in harmony with them. Sometimes you walk in a house or a business office and you immediately felts good then we said it is in good Feng Shui. Feng Shui practitioners can balance the relationship between the natural and our living space. My clients taught me the beginner of Feng Shui. A little bit by bit I learned more about it and found it is very interesting.

The 1st fundamental rule of Feng Shui is “De Clutter”. You need to make time to clean up your environment : your home, office and your desk. You need pay extra attention to the entrance of your home. Don’t stack up old news papers or mails. Your kitchen needs to be in clean condition such as pots and pans, refrigerator need to be cleaned. The next step is clean up the bedroom that include of bed, closets. Don’t leave the TV set and or computer in the bedroom because it is place to rest. We can use this basic principal to clean up the home to make it easier to sell real estate or create a more comfortable home. Once I could not find my glasses and got very furstrate then I started cleaning up my bedroom and sure enough I found in under the bed. Good Feng Shui does created harmony for you.

2549 Butch Dr. Gilory CA 95030 5 bedrooms 4+ baths was sold for 2.4 Millions in March 2006.This 3 year new custom home on the hills of Gilroy is bank owned now and the asking price is $1.325 Millions which is about half it was sold in 2005.

Can you picture yourself live in a large home 6207 sf on the lot of 491,792 sq ft for only 1.325 Millions dollars?

It has2 master bedroom suites,beautiful chandeliers almost every rooms , with magnificent foyer,a large swimming w/spa,4 balconies w/mountain &city light view!

If I have the money, I will love to own this mansion.

3347 Cashdan Ct Santa Clara Ca 4 bedrooms 3 baths $484900

Larger lot small homes. The kitchen has been remodeled with granite counter top and newer cabinets. The both baths are redone also. I like the over sided lot with an old tree.

I know it does need new landscape but overall it is a good buy.

1070 MARYANN DR, San Jose 95050 (Santa Clara)
$545,000 Beds: 3 bed(s) Baths: 1 1/2 bath(s) It is located at just the cornor of Lawrence and Benton. It has a fireplace and updated.

2028 LOS PADRES BL, Santa Clara 95050 (Santa Clara)
$499,999 Beds: 3 bed(s) Baths: 2 bath(s) with an open floor plan and 1566 sf.This one is a short sale. If you want to know more about the short sale please check on this blog.

Those two homes are all sold. If you want to see more you can check with

Today Northern California CRS Chapter gathered at the Monterrey Plaza Hotel for the 3^rd Quarter Chapter Networking and Education Session. Pat Kitano of Domus Consulting Group talked about blogs at today’s  Northern California CRS Chapter meeting. Blogs are online diaries or commentaries giving way to the next generation of online exposure. Blogging is quickly becoming the most widely used symbol of real estate marketing. He said the single real estate blog can attract more traffic than traditional web sites and the social medium is the latest and newest ways for the people connects to each other.