Sale of non-core assets and collateral of banks. Bank sale: is it worth buying mortgaged property at auctions
I am often asked what I think about bank mortgage real estate: profitable-not profitable, dangerous-not dangerous... With today's material we answer your questions, and also publish more than 50 links to secret sections of banks where you can find this very property.
Why secret? Because most banks are trying not to advertise these pages too much. For different reasons. Someone does not want to publicly declare that he has a lot of non-payers, someone is just too lazy ...
Those buyers who make their way through the motley files, tables and databases will be rewarded with interesting objects at an interesting price.
In general, we have accomplished a feat especially for you, we have gone through a huge number of bank pages, found the right one, and today we are posting them in the public domain. Necessarily share this information with friends - maybe they are faster find your dream apartment!
So, while I answer the questions:
Is it profitable or not profitable to buy collateralized real estate of banks?
If you are looking for a purchase with a 50% discount from market value, then I can upset you - such options are usually on open market do not fall, but diverge "in their own way". All that an ordinary buyer can deal with is a maximum of 10-15% (if you're lucky).
But. As I always tell at seminars - if you managed to buy a property for less than the market price, you are already in the black. If the market sags further, you will simply get closer to a new mark without losing money. If in the future the real estate market stabilizes or goes even to minimum growth- you have already earned.
Output : if you manage to find and buy real estate cheaper than the market, then it is profitable.
Dangerous or not dangerous?
Almost all mortgaged real estate in banks is what they once approved for a mortgage. And frankly fraudulent options will not be here. Another issue is that banks usually do not delve deeply into the history of real estate, leaving it to the conscience of the insurance company. What comes out of this - you can see from time to time in the media when the apartment is taken away from the buyer.
Moreover, the collateral real estate of banks is heterogeneous - these can be objects on the bank's balance sheet, or maybe those that are still owned by borrowers.
Output : You still need to check.
By the way, if you need help and legal support of the purchase similar real estate- pay attention to .
Where to look for collateral real estate?
This is where we come to the most important thing - our list of secret and semi-secret pages with collateral real estate.
- Bank VTB24 . Many apartments in Moscow and the Moscow region. Prices are almost everywhere market. But. Everywhere there is definitely the possibility of bargaining, as we write below, in the section "What to do next?" Special conditions mortgages on these objects - a rate of 12% in rubles.
- Bank Delta Credit . List of objects in excel file. There are not so many objects in the public domain, mainly in the regions. Special conditions on mortgages are also promised.
- Sberbank . Very easy property search. On the page, press the orange button "Select an object" and enter the main parameters - region, city, type of property.
- MTS bank . Two options - an excel file with a description of the property and a description on the site itself. The site gives the phone numbers of the owners of apartments for sale. Mostly Moscow region and regions. There are new buildings.
- Moskommertsbank . Concessional lending no. Real estate objects in the Moscow region and regions.
- Binbank . Mostly local real estate. Sochi, Kazan, Saratov, Novosibirsk, etc.
- Absolut Bank . PDF file. In Moscow, the prices are clearly too high. I think the same is true for the regions. To bargain. To bargain. And bargain again...
- Bank of Moscow . In connection with joining VTB24, all collateral real estate moved there.
- Raiffeisen bank . There are many real estate options. There is a choice of regions. Tab - collateral real estate.
- Uniastrum Bank . The bank went under the wing Eastern Bank- no collateral.
- Alfa Bank . There are few objects, and they are scattered over several regions.
- Rosselkhozbank . We made a convenient search.
- Rosevrobank . Now there are only 5 objects, there are interesting ones.
- Gazprombank . For this property, the bank promises to reduce interest rate on mortgages by 0.5%. The section was removed from public access
- Moscow credit bank . There is not much real estate here, but mostly Moscow and the region. Prices are not indicated.
- MDM bank . The bank has progressively designed a section with collateral real estate on Avito :). Conveniently. They also vaguely hint at bargaining and preferential terms for lending to these particular objects.
- Rosbank . Large selection of objects in all regions. There are also many in Moscow and the region. Starting prices look good in some cases.
- Khanty-Mansiysk Bank . The bank moved to the structure of Otkritie Bank.
- Capital Bank . The bank has closed.
- Ural Bank for Reconstruction and Development . There are few residential properties. For example, a plot in Sochi worth 795 thousand rubles.
- Bank Zenith . Excel file with real estate for all regions. A lot of the Moscow region, especially plots. They offer attractive terms.
- Sovcombank . There are few residential properties. The central region, there is the Moscow region. They ask you to bargain and offer your prices :).
- Sevastopol Sea Bank . Bank Sevastopol, therefore, real estate here is Crimean. If you were just thinking about buying an apartment in the Crimea - here's an option. There are many photographs of the objects.
- All-Russian Regional Development Bank . There are only 3 properties left.
- Bystrobank . The property is not listed on the site, they offer to immediately call the specialists and find out.
- Housing Finance Bank . A wide range of options - from Omsk to Moscow. There are attractive options.
- Bank Uralsib . Sooo many different real estate. There is a choice of regions. There are interesting options.
- Bank "Saint-Petersburg . A considerable number of options. The bulk - St. Petersburg and the Leningrad region.
- Baltinvestbank . Mortgage property of the bank is sold through a special office.
- Bank Soyuz . There is a choice of real estate by region. Most of all in Moscow.
- Zapsibkombank . Most of all - Siberian real estate, in the Moscow region at present - 3 objects.
- Bank opening . Objects are piled up, all regions are in one place, which is inconvenient. And they are few.
- Fia bank . The bank is going through bankruptcy proceedings.
- Ria bank . Real estate catalog in excel file. There are few objects.
- Bank North-Eastern Alliance . Various regions. Mostly land, and large ones.
- SKB bank . Various regions of Russia. Various properties. There are no objects in Moscow.
- NBD bank . Mainly real estate Nizhny Novgorod and areas.
- Globex bank . PDF file with real estate in different regions. Moscow and the Moscow region are also present.
- Intesa Bank . Real estate of different regions is discordant. There are photos of objects.
- Lipetskkombank . PDF file. Objects mixed. Mostly commercial property.
- Bank Trust . PDF and Excel files. Commercial and residential real estate in various regions.
- Bank Legion . Excel files with various real estate in different regions.
- Surgutneftegazbank . Mostly commercial property. From residential - only plots.
What to do next?
If the borrower does not make any payments on the loan for six months, without responding to the requests, persuasions and even threats of the creditor, then the bank sues such a debtor. If the court understands that the borrower does not want or cannot independently resolve the conflict that has arisen between the two parties, then he will take the side of the bank and oblige the debtor to repay the loan with property. If the loan was collateral, then the bank implements mortgaged property and at the expense of the proceeds from the sale of funds will return his money with interest. If the loan was issued without collateral, then the bailiffs will come to the borrower's home and take everything they see fit, and if the amount of the debt is too large, then this property may turn out to be a house or apartment owned by the borrower. It is worth noting that the bank is interested in precisely liquid property, which can be easily and. No one will ask the borrower's consent to the alienation of this or that property.
In order to put up collateral for sale, a bank does not always need a court order; in some cases, it will only need a notary's executive signature. Based on this document, the bank applies to the state executive service and sells collateral through special trading organizations.
How to buy mortgaged property at auction?
In order to be able to take part in the auction, which will sell property that is pledged to the bank, the buyer must pay a registration fee - from 3% to 15% of the value of the property being sold. If, following the results of the first auction, the collateral property was not sold, then at the next auction it the price will fall 15-20% of the initial cost. The result of the auction is considered valid only if at least 3 buyers participate in them.
Buying bank collateral - possible risks
The undoubted advantage of buying bank collateral is its low cost, but this is perhaps its only plus. Such a low cost is due to a number of problems that the buyer may have in the future.
When real estate is sold under such a scheme, the homeowner may not be aware of its sale, and the buyer runs the risk of receiving angry residents in addition, who will have to be evicted from the purchased housing on their own. Exactly the same problems can arise when buying a car that was previously pledged to the bank.
When purchasing a car at an auction, there is a risk of receiving a low-quality product. In order to be able to sell a car at an auction, the bank puts it on the wanted list, the traffic police find it, confiscate it and put it in the parking lot, from where vehicle is sold in the form in which it is - without keys, documents and possibly in poor technical condition.
When purchasing collateral from banks, you should be prepared for the fact that you may be left without a purchase at all. So, the borrower can return the collateral back if he considers that it was sold at too low a price. Or, for example, the spouse of the borrower can dispute the sale of property by demanding part of the amount as alimony, etc. If the buyer loses the property acquired at the auction, then the money spent on its purchase will have to be returned through the court.
VTB24 put up for auction more than a hundred collateral objects. How much is their price below the market and is it worth buying apartments at bank auctions?
Banks are having a tough time. With the onset of the crisis, they issue fewer loans, but they have a lot of extra property: cars and apartments - collateral received on defaulted loans. “Today, there is more realizable collateral, which was collateral for loans,” says Denis Dyachenko, head of the department for managing overdue debts at DeltaCredit Bank.
At the same time, in contrast to previous years, the number of voluntary refusals of property has increased: customers are trying to solve their problems themselves by selling apartments, says Dyachenko. The fact that more and more objects of debtors are leaving the auction is evidenced by the data Federal Service bailiffs (FSSP). According to them, over the past period of 2015, 20 times more residential real estate (houses, apartments) was put up for public auction than in the same period of 2014: 13,045 and 653 objects, respectively. The situation is similar in the field of motor transport: 862 objects in 2014 and 17,438 in 2015.
public auction
Due to the growing number of collateral, banks are forced to seek various ways sales of apartments and cars. VTB24 decided to auction off its collateral property, which it had never done before, and announced the sale of about a hundred of its properties at auctions. One part of the auctions will be in-person, the other part - in absentia (through the "Unified Electronic Trading Platform"), and the objects on them are exhibited differently and the auctions will be held at different times.
During the auction it will be possible to buy a residential or commercial real estate, as well as vehicles - special equipment (dump trucks, truck cranes, trucks) and Cars. In total, there are 106 such objects, of which 43 are cars, the press service of the bank says. Everything else is real estate in Moscow and the Moscow region. The spread in the cost of objects is huge. You can bid on one-room apartment on Marshal Kozhedub Street (Lyublino metro station), the initial price of which is 5.9 million rubles. Or you can - for a four-room apartment in Zachatievsky Lane in Moscow for 80.9 million rubles.
However, the bank itself asks not to link the decision to hold auctions with the problems of their debtors. “Our borrowers did not pay worse on loans, this is an attempt to remove from the balance the objects that were “delayed” there,” said Andrey Osipov, Senior Vice President of VTB24 Bank. Instead of lowering the price on them, the bank preferred to try to sell them at auction and see what happens, he explains. The start of trading is scheduled for December 23.
Auctions will be of two types, the bank's press service explains: for an increase and for a decrease. The procedure of the first one is well known: participants are invited to increase the initial purchase price per step of the auction; whoever proposes wins highest price. Down auctions are a little more complicated: with each step of the auction, the price decreases, and any participant can stop it by placing an order to buy. Summing up the results of face-to-face auctions is planned in February 2016, electronic auctions for a fall (for real estate) - at the end of January - mid-February next year.
Individuals, individual entrepreneurs and companies can participate in the auction. The requirements are the same for everyone: first you need to send an application for participation in the auction to the bank, attaching a copy of your passport and a notarized consent of your spouse to participate in the auction. Then make a deposit to the bank account (if the auction is full-time) or electronic platform (if the auction is online). To participate in an electronic auction, you must also receive electronic signature. This can be done in one of the certification centersaccredited by the Ministry of Telecom and Mass Communications. Whether such a service will be paid is decided by the center itself, according to the website of the ministry. In addition, in both cases, to participate in the auction, you need to make a deposit, which is approximately 10% of the value of the lot.
Not only auctions
Selling collateral at auction is not the most popular strategy for large banks. Most of the top ten banks in the portfolio of mortgage loans prefer to sell property in other ways. Raiffeisenbank tries to look for buyers on its own, and if nothing comes of it (for example, real estate liquidity is low), the bank attracts real estate companies, says Stanislav Tyves, head of risk management for individuals at Raiffeisenbank. DeltaCredit Bank also sells collateral objects itself, Dyachenko said. According to the same scheme, they operate in Rosbank, according to the press service of the credit institution.
The situation is similar in Otkritie Bank: the bank posts information about collateral objects on its website. Any individual or legal entity can buy them, no advance payments are needed, says Andrei Velichko, director of the department for working with distressed assets at Otkritie Bank. He acknowledges that sometimes there may be an element of the auction: for example, if there are several people who want to buy an object, it goes to the one who offers the best price. However, the property of debtors is rarely transferred to the balance of the bank: as a rule, problem borrowers are persuaded to sell their property out of court, Velichko added.
Of the dozens of banks surveyed, only Absolut Bank admitted to organizing auctions. He sells collateral objects in two ways: either he allows the debtors to do it themselves, or he puts them up for public auction, the press service of the bank says. They are held only in person, while at least ten days before the start of the auction, the bank announces the auction. To become a member, you need to make an advance: 5% of the initial price of the object. In order for the auction to be considered valid, there must be at least two such bids. If a person manages to buy a lot, this amount goes to pay for the purchase. If not, the deposit is returned. Behind Last year Absolut Bank put up 120 collateral objects for such auctions, nine of them in November, the press service specifies. As a rule, buyers managed to get objects at the originally declared price or a little more - during the auction, the lots went up in price by 20-150 thousand rubles.
Ambiguous Benefit
The price of objects offered by VTB24 is approaching the upper limit in its segment, says Natalya Kruglova, director of the Real Estate business at Pro Consulting Global Limited. According to her, it is not worth counting on a discount, except that a discount can be obtained if the auction is "down". Kruglova also noted that those who were looking for just such real estate should take a closer look at the objects offered by VTB24 - in the same area, of the same footage. In other cases, this deal is unlikely to be profitable, she concluded.
The properties offered by VTB24 are adequately priced, agrees Igor Indriksons, real estate investment manager and creator of Indriksons.ru. However, this is a preliminary assessment: in order to make a final verdict, you need to get the opinion of the building engineer and appraiser. According to Indriksons, the price at the auction may still be attractive, although this does not mean that you will be able to buy the property. It happens, according to Indriksons, that instead of a real auction, a fictitious one is arranged: there is one real buyer and two dummy ones who "raise" the price.
Other difficulties
When buying real estate at an auction, one must be aware that not everyone from whom the bank took property agrees with this, says Roman Terekhin, managing partner of Delovoy Farvater. For instance, former owner mortgaged apartment may refuse to move out of it. It happens that new owner finds out about it only after the purchase. In this case, he will have to deal with the old tenants on his own, the bank is not responsible for this.
There is another risk: the former owner can challenge through the court both the fact that the bank took the property at all, and the auction procedure itself, notes the professor of the Department of Tax and financial law FU under the Government of the Russian Federation Ivan Solovyov. He has three years from the date of collection for this, but the court has the right to extend this period. If the recovery is deemed unreasonable, the new owner will have to return what was bought at the auction.
Solovyov also says that property can be encumbered. For example, housing may be mortgaged several times, and the bank may not know about it. Finally, the former owner, minor children or people with disabilities can be registered in the apartment. The latter can be impossible to write out, says Terekhin. To avoid such problems, he advises to contact the registration authority in advance and make sure that no one is registered in the apartment. In addition, it is worth making sure that the property was taken from the previous owner by a court decision, and also that he does not contest this decision.
The arrest of an apartment is one of the types of encumbrance, the possibility of which exists in case of debt to the bank.
In this case, the owner does not have the opportunity to sell, donate or make any other legal actions with his own real estate.
As a result, you can find arrested apartments of banks put up for sale by financial organizations themselves.
Why the apartment is under arrest
The main reason for the sale of the arrested apartments is the situation when the apartment was in a mortgage, and the debtor did not fulfill its loan obligations in a timely manner.
As a result, the bank goes to court to take property from a citizen or organization for debts. But this is observed only in situations where the amount of debt has accumulated significant, otherwise the court does not satisfy the claim.
Worth knowing: There are other reasons why apartments are removed from ownership and seized. So, this happens due to tax arrears, as a result of the division of property or other situations of this kind. In this case, all actions are carried out bailiffs based on a court decision.
How to buy a mortgage apartment as a pledge from a bank
Often, buyers are repelled by offers to buy a residential apartment, which is burdened by a mortgage.
However, with a competent approach to this process, both parties can win.
First of all, the buyer must independently check with the bank if they have any objections to the sale of a particular apartment. This is due to the fact that it is he who will have to carry out actions aimed at removing encumbrances.
For this you need to check:
- Is there a double burden on the property? Some owners manage to take out an additional loan, as a result of which another apartment will also have claims. financial institution.
- Whether an arrest or a ban on the implementation of registration actions on real estate has been imposed. All data about this is obtained in the form of an extract taken from the Unified State Register (EGRP). You can take such a document through Rosreestr, MFC or the State Service portal.
But this is all extremely problematic and difficult. Another simpler option is to buy confiscated apartments in the bank itself. This is due to the fact that the collateral property becomes the property of a financial organization by a court decision.
Most banks that issue mortgage loans have a large amount of confiscated real estate that was taken for debts. Usually average cost of such objects has a price below the market and the amount of discount for apartments offered for sale is up to 15%.
Note: buying such property from banks, the seller deals directly with legal entity which is regularly reviewed by regulatory authorities. It's driving possible risks such transactions are kept to a minimum.
The acquisition of such an apartment is carried out in the following order:
- First, a preliminary agreement is concluded between the bank and the buyer. This document must be certified by a notary in the presence of the debtor, a representative of the financial institution and the buyer.
- Further, the bank provides several cells, where funds are placed in one to repay the loan, and in the second - money for the debtor (taking into account the amount paid to repay the mortgage).
- If no objections are observed, a sales contract is drawn up and a new owner is registered through Rosreestr, and the money from the cells is transferred to the intended parties.
Mortgage apartments from banks in Moscow
In the capital region, the number of apartments sold with encumbrance is the largest in the country.
Therefore, before buying, it is important to check the objects of interest.
Otherwise, this may lead to obtaining an apartment that is pledged or a mortgage is issued on it. This is the reason for the recognition of the sale and purchase transaction as invalid.
Sale of mortgaged real estate at auction
When real estate was arrested and seized from the debtor, its redemption is carried out at auction in an open auction site.
This is carried out within a few months after the arrest was made.
Usually a list of such real estate can be found using the FSSP website for the city of Moscow or in the regions. They indicate information about the objects being sold, as well as their exact address.
The initial cost according to the law is the amount specified in writ of execution or in the relevant court decision. Due to this, the starting, as well as the market price, usually differs significantly.
Take note: Auctions are considered to be held, where 2 or more buyers took part, who made their own incremental offers to the original cost. In all other situations, the auction is considered invalid.
Sale of apartments from Sberbank at auction
In the event of a debt from the borrower, Sberbank withdraws collateral from him by contacting statement of claim to court.
After completing all the formalities, the bank representative concludes an agreement with the debtor, which indicates the schemes for the sale of property. This usually happens through online trading on the financial institution's own site.
To take part in such auctions, you must register, as well as make an initial fee. The average duration of such sales varies within 3-6 months.
If it is impossible to sell in one go, re-implementation is carried out after 30 days.
How and where are auctions held?
Usually auctions are held on the open areas of the FSSP. To join them, you first need to become a member.
To do this, after choosing the apartment of interest through the website, a contract is concluded directly with the seller on making a deposit. Its size is indicated in the description of a particular object.
All bidders do this, and for those who lose, this amount is returned in full.
When the buyer won, but after that refused to buy an apartment, according to the rules, his deposit remains with the seller.
In total, after making a deposit, the following documents are required:
- an application for participation filled in a special form;
- payment documents, where there is a mark from the bank to confirm the fact of making a deposit;
- copy of the passport;
- an inventory of the submitted papers, where the date and time of sending the application are indicated;
- an envelope containing a sheet of paper, which indicates the amount of the transaction, which exceeds the starting one. It needs to be well sealed.
On the day of the auction, all documents of the participants are checked, as a result of which a person is admitted or not. Refusal can be received only in case of absence or incorrectness of the submitted documents.
Pros and cons of buying a mortgaged apartment from a bank
There are a number of disadvantages when purchasing a mortgaged apartment:
- the duration of the procedure;
- the ability of previous owners to challenge the sale through the courts;
- cancellation of a transaction with a loss of funds if the previous owner used maternity capital for the purchase.
But there are some positive aspects too:
- quality of real estate (banks, issuing loans, do not take junk as collateral);
- legal purity of the transaction;
- lower apartment price.
When people whose real estate is pledged to the bank do not repay the loan, the financial institution arrests it through the court. After that, through open auction, the apartment is sold.
Usually such objects are bought at a price below the market, which makes them attractive.