我村forced closure程序
John Doe一年前花40萬買一個房子，首付5%， 貸款38萬，年利6%。現在斷供。銀行啟動forced closure程序。
已付本金4,666.44。尚欠銀行375333.56。假如根據現在市場和房子本身的情況，這個房子頂多能買37萬。銀行此時會考慮short sale。 short sale，不是賣得快，而是賣出去後銀行不能全額收回虧欠。
所以short sale 成交，還需要銀行認可，看虧的錢是不是太多。銀行虧得太多，會考慮否決短售合同。
short sale期間如果沒賣出去，下麵就是法拍。法拍時，銀行是債權人，但房主依然持所有權；銀行不能在法拍前搶奪房門鑰匙。
Can I purchase the property before the sale?
Yes, but only the owner(s) can sell. The lien holder or mortgage company who brought the action do not own or have title to the property and as such does not have the authority to sell it.來自法院官網
也就是說，法拍前欠債人仍然有機會擺脫困境。如果欠債人沒能抓住這一機會，房子就會在法院拍賣廳上市。
現在說說法拍的潛規則：
法拍現場債權銀行都會派代表駐守。銀行隻竟拍自己是債主的房子，而且出價不會超過所欠金額。拍賣場經常有出價有整有零的人，這人就是銀行的代表，此人會力爭把銀行的貸款如數收回；拍價超過銀行應收款，此人不會跟繼續跟社會閑雜人等竟拍。
解釋一下：銀行的資源對我們來說是無限的，如果銀行間互相競爭，將浪費資源；而且超賣的錢不歸銀行。超賣的錢，扣除稅費後，會返還原房主。
通常法拍隻能拍到估價的80%。但有時社會閑雜人等會在拍賣場發飆，拍價失控，大大超乎真實價值。
Can I see or inspect the property before the sale?
The owner(s) or the occupants of the property are the only persons able to give permission to prospective bidders, but they are under no obligation to do so. If you can get permission or entry from them, then you may inspect the property, but the commissioner’s office cannot assist in this process. Other information regarding the property may be found at the Property Valuation Administrator's office or at its Web Site at www.FayettePVA.com.
Master Commissioner Sales are "Buyer Beware" Sales. The Property is sold "As Is" "Where Is." The condition of the property is not warranted by the Court, by the Master Commissioner, or by the Plaintiff. If you bid on property, you should have done your due diligence before you bid, not after!來自法院官網
大部分人都沒有機會在開拍前進去看，法拍幾乎就是開盲盒。理智競拍者一般不會出高於估價的80%，留有餘地修繕。我見過狀況最差的法拍房是被前房主惡意漫水浸泡，買家拿到鑰匙開門後，裏麵地板，天花板，牆等處都是黑莓。
如果房子銀行拍回，銀行有可能通過合同代理公司或商業拍賣網站繼續上市。
