LEILÃO DE IMÓVEIS CAIXA, VENDA DIRETA E MUITO MAIS, conheça tudo sobre as modalidades de venda caixa

Summary

The video script discusses the journey of a repossessed property from the bank's possession to direct sale. It outlines the steps and processes involved in selling a property that has been reclaimed due to default on a loan. The bank must conduct two mandatory auctions as per the fiduciary alienation law before moving the property into its asset portfolio. If not sold in these auctions, the bank can use various methods to sell the property, including open and closed bidding, and direct sales both online and conventionally. The video emphasizes the importance of understanding these processes for those interested in purchasing properties at discounted rates, often up to 70% off. It also highlights the differences between the various selling methods, such as the speed of online sales versus the bureaucratic nature of traditional direct sales.

Takeaways

• 🏠 The process begins with properties that banks acquire through foreclosure when individuals default on their mortgage payments.
• 📝 Banks consolidate property ownership after paying necessary taxes like IPI (a Brazilian tax) and registering the property transfer in the land registry.
• 🔍 Properties are first offered through a legal auction process, which includes two mandatory auctions (first and second auction) to comply with the fiduciary alienation law.
• 💰 The first auction typically starts with an evaluation price that doesn't offer much benefit to buyers, often leading to no sale.
• 🎯 The second auction usually offers a discount, which increases the chances of a property being sold.
• 🏦 If a property is not sold in the first or second auction, the bank incorporates it into its assets and issues a clearance certificate to the previous owner.
• 📢 Beyond the mandatory auctions, there are five additional selling modalities offered by the bank, including open bidding and direct sales.
• 🕰 Open bidding is an auction promoted by the bank without the legal requirement and involves a public process where the highest bidder wins.
• 📬 Closed bidding is a less common method where interested parties submit sealed bids, and the best proposal is chosen without the bidders knowing the competition's offers.
• 🌐 Direct online sales are a newer modality where properties are listed on the bank's website, and interested buyers can submit offers directly online.
• ⏳ In direct online sales, the property is offered with a countdown timer, and the bank has the right to pre-empt the best offer received when the timer runs out.
• 🏃 Traditional direct sales involve a more bureaucratic process where interested buyers must visit a bank agency, open an account, and deposit a percentage of the property value as a guarantee before submitting their proposal.

Q & A

What happens to a property when a person defaults on their mortgage payments?

When a person defaults on their mortgage payments, the property they put up as collateral is taken back by the bank. The bank then puts the property up for sale to recover the money that was lent.

What is the first step a bank takes after repossessing a property?

The bank consolidates the property under its name, pays the IPI (a tax in Brazil), and registers this information in the property's registry, effectively transferring the property title to the bank.

What is the law of fiduciary alienation?

The law of fiduciary alienation governs the financing contracts where the property itself serves as a guarantee for the financing. It mandates that when a bank repossesses a property, it must make it available for two auctions to fulfill the legal requirements.

What are the two mandatory auctions that a repossessed property goes through?

The two mandatory auctions are the first auction (primeira praça) and the second auction (segunda praça). These auctions are required by the law of fiduciary alienation for all repossessed properties.

Why might a property not be sold in the first auction?

The first auction often starts with a self-assessed value that does not offer much benefit to potential buyers, leading to a lower chance of the property being sold at this stage.

What happens if a property is not sold in the first or second auction?

If a property is not sold in either the first or second auction, the bank incorporates the property into its assets, issues a discharge letter to the former owner, and then the property is sold through other means at the bank's discretion.

What are the five additional modalities for selling a repossessed property that the bank may use?

The five additional modalities include open auction, closed auction, online direct sale, conventional direct sale, and another form of direct sale which is more bureaucratic and involves a public notice.

How does an open auction work?

An open auction is promoted by the bank without the requirement of the law of fiduciary alienation. The bank prepares a list of properties and makes them available for bidding by the public, with the highest bidder at the designated time winning the property.

What is a closed auction and how does it differ from an open auction?

A closed auction is a bidding process where interested parties submit their purchase proposals in sealed envelopes containing the proposed value and required documentation. These are opened publicly at a set date, and the property is awarded to the highest bidder. It differs from an open auction as the bidding is not transparent and is done in secret.

How does an online direct sale work?

In an online direct sale, the property is listed on the bank's website. Interested buyers can submit an offer directly through the website. The property is sold to the first interested party that registers a proposal with the minimum value after a countdown timer on the website reaches zero.

What is the difference between the online direct sale and the conventional direct sale?

The online direct sale is newer and allows buyers to submit offers through the bank's website, with the property going to the first proposal received at the minimum value once a countdown timer expires. The conventional direct sale is more bureaucratic, requiring interested parties to visit a bank agency, open an account, deposit a 5% guarantee of the property value, and submit a written proposal.

Why is it important for investors to be aware of all the different sale modalities?

Being aware of all the different sale modalities allows investors to take advantage of various opportunities to purchase properties, potentially at a significant discount. It also helps them to understand the process and make informed decisions when participating in property auctions or direct sales.