Since the purchase of a foreclosure house is subject to the purchase restriction and loan restriction policy, customers who purchase a foreclosure house should know whether they meet the conditions and understand the relevant taxes and fees of the auction house.
Securities Times reporter Wu Jiaming
"Shenzhen Bay's shop (Sanxiang Haishang), the original owner spent 12.51 million to buy in 2017, and now 5.72 million has been auctioned, and the loss is big!" In a WeChat group of foreclosures, for the foreclosure market The joys and sorrows, the group friends will often discuss, but they are more silent attention, hoping to find out.
For the national property market, "Foreign auction house" is definitely one of the key words. Some people who have nowhere to put their attention seem to turn to the foreclosure house market, making foreclosure houses a hot topic in the market.
Now, there are many legends about the foreclosure market. What is the truth?
A surge in the number of foreclosures?
Since last year, news about mortgage loan cuts and a surge in the number of foreclosures has often been the focus of market discussions.
According to data from research institutions, a total of 669,200 foreclosure houses were put up for auction in 2020, a year-on-year increase of 9.7%.
In 2021, the number of foreclosure auction houses nationwide will increase by about 150,000 units compared with 2019 before the epidemic.
Overall, the number of listed auctions in the national online foreclosure market has seen a certain degree of growth in recent years.
The Securities Times reporter also found that many market data will count the listings on the same auction platform.
Taking the Shenzhen market as an example, a reporter from the Securities Times also sorted out the data on Ali’s auction. There were 77 residential listings that ended the auction in May, and 137 residential listings that ended the auction in June. From July 1 to 20 There were 121 residential listings that ended auctions, a marked increase in the number.
Securities Times reporters also interviewed professionals from first-tier cities such as Shanghai and Shenzhen. In their opinion, the above data may have been auctioned multiple times for the same property. Since this year, Shenzhen and other cities have not seen the number of legal auction houses. surge situation.
Moreover, there are 7 online judicial auction platforms identified by the Supreme People’s Court, of which Ali Auction has the largest volume. However, if we only refer to the changes in the data of one platform, it will exaggerate the changes in the number of judicial auction houses nationwide.
Another data shows that in 2020, the number of residential legal auction houses on the seven major platforms in the country will be 429,500 units, an increase of only 2.34% year-on-year. In 2021, this number will decrease by 3.59%, and the number of commercial and industrial legal auction houses will increase. far more than ordinary housing.
Therefore, the increase in the number of foreclosures should also be "differentiated".
At present, the overall number of foreclosures is relatively small, and it is still a niche market.
Taking the Shenzhen market as an example, data from the Leyoujia Research Center shows that in the first half of this year, more than 1,400 residential foreclosures in Shenzhen were put up for auction, and nearly 430 were sold, with a transaction value of more than 2.8 billion yuan.
In contrast, second-hand housing transactions in Shenzhen in the first half of this year recorded the worst performance since 2007, 52% less than in the first half of 2008, but there were still 9,965 transactions.
Is there something tricky about "starting at 1 yuan"?
The foreclosure market also lacks confidence
Securities Times reporters have also seen on multiple auction platforms, including some houses in the Internet celebrity area, many listings have hundreds of people's attention, but no one has signed up, and the phenomenon of unsold auctions can be seen everywhere.
At the same time, the "1 yuan starting auction" also began to appear.
The reporter saw on the Ali auction platform a set of permanent use rights for a house located in Pingshan District, Shenzhen, "starting at 1 yuan". The house is a building built by the village committee, and there is no real estate certificate, and it is indicated that the buyer needs to pay extra after the transaction Software service fee (0.5%~1% of the transaction price) and additional commission (1.5% of the transaction price), and no one signed up even after more than 9,800 onlookers.
According to industry insiders, most of the "forensic houses" that start at one dollar are houses that are in the second stage of judicial auction or even sold. These houses have more or less flaws, and the landlord may already be heavily in debt.
Yan Yuejin, research director of the Think Tank Center of the E-House Research Institute, said, "The 1-yuan auction shows that the current house sales and purchases have encountered pressure and resistance, so there will be such novel operations. The 1-yuan auction is a gimmick to attract home buyers. Pay attention to whether there is any behind it. Other tricks and liabilities prevent new costs from being borne after the subscription."
Similar to the second-hand housing market with normal transactions, despite the reappearance of favorable factors such as the expectation of loosening control and the reduction of interest rates, the confidence of home buyers is still insufficient.
In the foreclosure market, Wang Qing, general manager of Midland Property Transaction Management Department & Guarantee Department, said that the court recently introduced a new policy of paying taxes and fees, but the market response was not enthusiastic, and buyers generally lacked confidence in the future market.
It has become a common phenomenon for one shot to pass, and it is rare to see the price of the second shot surpassing the first one.
Some analysts said that foreclosures are not exactly the same as foreclosures, and foreclosures do not actually account for a high proportion of foreclosures. Many criminal cases, etc., are also caused by difficulties in business operations in recent years.
So how will the foreclosure market change?
Wang Shenglan, general manager of Blue Whale Foreclosures, believes, "Debt disputes and bankruptcy cases will increase, but foreclosures will not increase so quickly, because judicial auctions have strict disposal procedures, and the number of judges in the court is limited, so they will not enter so quickly. mass market."
Wang Qing said that the number of listings for foreclosures will not increase significantly.
When the market is bad, creditors will not be so active in going to the court to apply for enforcement, and the owners who are enforced will also try to delay the time for the real estate to be put up for auction. second-hand trade.
As the second-hand market improves, the number of foreclosures will increase.
Yan Yuejin, research director of the Think Tank Center of the E-House Research Institute, also said that the number of new and second-hand houses in normal transactions is also increasing, and the buying environment is relatively relaxed, which in turn will affect the sentiment of home buyers to participate in foreclosure auctions.
Intermediary routine?
Today, first- and second-tier cities such as Beijing, Shanghai, Guangzhou, Shenzhen, Xiamen, Nanjing, etc. have already included foreclosure real estate in the scope of purchase restrictions, and have also cracked down on the phenomenon of using foreclosure auctions to speculate on real estate.
Although foreclosures are a relatively niche market compared to normal second-hand housing sales, many institutions and home buyers have already set their sights on the foreclosure market.
In some foreclosure consultation WeChat groups, Securities Times reporters saw that the atmosphere was very active, and the "group owners" would update the listings and transaction data that looked like "bamboo shoots" every day.
Chen Jun (pseudonym) once bought a foreclosure house.
He told the Securities Times reporter that there are many novel stories such as small-scale speculation and competitive bidding games circulating on the Internet. It is true that you need to do your homework to buy a house.
On the other hand, foreclosure companies are also developing and expanding.
According to the data of relevant companies engaged in the foreclosure business in Tianyancha search, the number of companies established within one year nationwide accounted for nearly one-third of the total.
The Securities Times reporter found that there are already many auxiliary agencies specializing in foreclosure auctions in the market.
The intermediary manager of an auxiliary shooting agency told reporters that they will provide a thorough investigation before purchasing a house, make a risk assessment of the details of the house, and give corresponding suggestions. Loans and other services can be provided, and the fees are similar to those charged by general second-hand housing agents, which are also 2% to 3% of the transaction price.
"Although we don't need to find the house by ourselves or entrusted by the owner, our service process is much more complicated than the general second-hand house transaction, so there is not much discount on the charges." The intermediary manager said.
Unlike general second-hand housing transactions, foreclosures require a lot of research work before buying.
If the client doesn't end up taking pictures of the house, are there any charges for these services?
Regarding this question, the Securities Times reporter asked a number of auxiliary auction agencies and got different responses. Some agencies replied that no additional fees were required, while some agencies responded that the buyer should pay a sincere deposit of about 10,000 yuan in advance. If multiple auctions fail , will be charged a certain percentage of the service fee.
It can be seen that the charging standards of the auxiliary agencies in the foreclosure room still need to be improved.
Chen Jun also told the Securities Times reporter that he had been in contact with some auxiliary shooting agencies, and they would ask for a real auction price, such as 5 million yuan as the package price, but if the final transaction was 4.9 million yuan, the auxiliary shooting agency would also charge 500 yuan. million, earn the difference.
A senior foreclosure brokerage told the Securities Times reporter that, taking the Shenzhen market as an example, the current transaction price of most foreclosure listings will be slightly lower than the reference price of second-hand houses, and the starting price is about 30% to 20% off the reference price of second-hand houses. However, if it is a property with a high-quality degree, a large usable area or a good location, the transaction price will sometimes be close to the market price.
Just recently, the transaction price of a 191-square-meter foreclosure house in the third phase of China Resources City in Nanshan, Shenzhen, was nearly 36 million yuan, which is basically the same as the transaction price in the second-hand market.
"If a house buyer chooses an auxiliary shooting agency, they must include the fees of the auxiliary shooting agency. In fact, there is not much room for leaks in foreclosure houses."
Wang Qing said that since the purchase of a foreclosure house is also subject to the policy of restricting purchases and loans, customers should know whether they comply with the policy when buying a foreclosure house, understand the relevant taxes and fees of the auction house, and know the property rights and the actual delivery of the house. Happening.
When buying a house for foreclosure, you should also pay attention to whether the funds are available in time. The court generally gives 10 days for payment, and the down payment funds and loans must be determined in advance.
In addition, many real estates will have disputes over the delivery of the house, and it is also necessary to do a risk investigation in advance.