关于房价下跌，业主破产

tonyblair

看到版上讨论，很好奇，就放狗搜了一下

官方说法  https://www.afsa.gov.au/insolven ... at-happens-my-house

What happens to my house?
When you become bankrupt, your trustee[?] becomes the owner of your share of any house or property that you own. This means your trustee now has control over the property and can sell it to help pay your debts.

There is important information below to help you understand how this may impact you. We encourage you to seek financial advice for further understanding.

Property may include your:

house
apartment
land
farm or business premises.
Your trustee determines how to deal with the property. They may investigate:

the value of the house
how much you owe to creditors
what the creditors intentions are with the property
the number of co-owners and their intentions.
Houses with a mortgage
If you have a mortgage over your house, this is a secured debt. If you fall behind on your repayments, the secured creditor (your bank or lender) can repossess and sell your house. You may need to contact the creditor to discuss what your position is.

What if there is no equity?
No equity means that you owe more to the creditor than the house is worth.  

For example: you owe $400,000 to the bank on your mortgage, and the current value of the house is $320,000. This means you have no equity in the property and owe $80,000.00 to the bank.

Your trustee or a secured creditor can still make a claim against your house, even if there is no equity.

What happens if I jointly own a house?
If you own a house with another person or people, your trustee becomes the owner of your share. You will no longer have any legal capacity to deal with the house. The co-owner won't be able to deal with the property without your trustee’s consent.

If the co-owner is also bankrupt, they may have:

the same trustee (who then owns 100% of the house) or
another trustee (each trustee then owns a share).
If the co-owner is not bankrupt and wants to keep the house:

they can submit an offer to your trustee to purchase the share you owned before you became bankrupt.
Some things to consider when proposing an offer:

It should reflect what the trustee would get from selling the property on the open market.
Your trustee doesn't need to accept the offer simply because it is from a co-owner.
Your trustee has a duty to seek the best financial benefit for creditors.
If all parties are not able to agree, your trustee may take legal action to proceed with the sale. If the court grants permission to sell the house, the trustee can use the proceeds to pay the sale costs. The trustee will divide any remaining money with the co-owner based on their share of ownership.

The co-owner may be liable for any outstanding debt owing to the secured creditor after the sale. You and the co-owner may wish to seek independent legal assistance regarding your legal standing.

Will the trustee take my partner’s house?
If you don’t have a financial interest in the house, your trustee is not able to claim it. However, your trustee can investigate your financial interest in your partner's house. This applies even if you are not on the title. If you do have a financial interest in the house, your trustee may take action to claim your share.

Your trustee may ask your partner for evidence that supports their claim as sole owner of the property including:

if you live in the house
whether you contribute to the mortgage
if you financially contribute to other joint expenses
when your partner acquired the property
when your relationship started
intentions of you and your partner over time.
Will the trustee come to my house and take my stuff?
You will normally be able to keep most everyday household items. You need to disclose all items of value in your bankruptcy application. Your trustee can sell items of significant value or above a set amount.

What happens to my house when my bankruptcy is over?
Your trustee has the right to sell the house even after your bankruptcy ends. However there are limits that apply to the amount of time your trustee has to deal with the property.

How do I remove a caveat?
When you become bankrupt and own property, your trustee may either:

lodge a caveat against the property to reflect their interest or
transfer the land title into your trustee's name.
Your trustee does this through the local state or territory land titles office.

Normally, to remove a caveat, the same party who lodges it needs to make a request. Alternatively, a court can order the removal. If you require further information about any caveats, you need to contact your trustee to discuss.

What happens to the money when the trustee sells my house?
Proceeds of the sale of your assets go towards paying:

your mortgage
other creditors in the bankruptcy
outstanding fees and charges owing to your trustee.
If there is a remaining balance after paying these costs, your trustee will return it to you. If you still owe money (shortfall) after the sale, you can list this debt in your bankruptcy.

What if someone else’s house forms security for my debts?
If you fall behind on your repayments, the creditor can repossess and sell their property to pay your debts. For example, in order to secure a loan, your parents offer their house as security.

Houses you sell or transfer before bankruptcy
Your trustee can investigate assets that you owned previously, including houses that you sold prior to your bankruptcy. The trustee may be able to reverse the sale, recover proceeds and sell the house for a fair market price.

Situations where this may apply:

You gave away a house for little or no money (including to a spouse).
You sold it for less than it was worth.
You sold the house and gave the proceeds to somebody else (other than your creditor).
Example
John owned a house. In 2011, he transferred ownership to his girlfriend Lisa in return for her 'natural love and affection'. Lisa did not pay any money for the house. John went bankrupt in 2012. The trustee finds that the house is now worth $500,000. There is still a $200,000 mortgage. This means the house has $300,000 equity. The trustee can reverse the transfer of the house to Lisa. They can then sell the house and pay off the mortgage. After paying the costs of sale, they can use the remaining proceeds to pay John's creditors.

tonyblair

大神们进来解读一下，顺便互喷一场

tonyblair

其中举例

For example: you owe $400,000 to the bank on your mortgage, and the current value of the house is $320,000. This means you have no equity in the property and owe $80,000.00 to the bank.

在房价下跌破40w之前，银行就要采取行动强迫你卖掉房子吧，否则银行怎么保证你能按时还款呢？口说无凭

如果人人能够忽悠银行按时还款而保留房子，那为啥股票市场还有强制平仓这回事情

反正据说股票也会涨回去的

tonyblair

多军们进来喷一下



房子至始至终都是银行的，高位买入的房东不过是帮银行打工而已


看看title就知道了

仙人抚我顶

tonyblair 发表于 2018-11-9 09:35
多军们进来喷一下

多军一般喜欢跟你编个故事之类的，根本不敢拿干货证明，你可以理解为一群孔乙己或者阿Q。

panadol89

强制平仓这个实在太狠了。当年香港负资产跳楼那么多，太恐怖了。

大江东去

意淫是没用的

麻烦找一个澳洲银行在贷款者能按时还利息的情况下，强制拍卖的例子看看

click

银行不傻
房价跌到90%
然后如果预期还会大幅下跌
人家就会要求你补钱的
不可能那么实诚等到80%的

你要是补不上
就拿出去拍卖喽
只要房价能买到80%银行就不亏
100万的房子跌到90万
银行80万就卖，能卖出去不？

revstar

最基本常识，股票，外汇，期货用保证金杠杆交易的哪个下跌到一定幅度，银行会不要求补充保证金，你补充不了就强制平仓

对于房产这个大标的，反而网开一面不适用？可能吗？动动脑子


所以大胸说的对，前两年很多多军占有了与其智商不匹配的财富，现在该吐出来乃至倒贴了

jack9889

tonyblair 发表于 2018-11-9 09:23
其中举例

For example: you owe $400,000 to the bank on your mortgage, and the current value of the h ...

你们这些空军不但是法盲，而且是英语文盲。

我读了你的发全文也没看到一个强行平仓的例子，就算在你意淫的世界里面所有房子全部都强行平仓，业主的最大损失是他们的首付，其它的债务都可以最终转嫁给银行。

jack9889

revstar 发表于 2018-11-9 10:25
嗯嗯，SB炒房客不用担责，债务全扔给银行，然后房利美房地美破产，政府用税金救助，这就是你的算盘吧

想 ...

真到那一步，澳洲政府不救市，就要面临银行倒闭，货币贬值，金融体系垮掉。

现在只是沙盘模拟，不是说经济环境真会恶化到那种地步。

银行能保全自己的唯一办法就是，在房价下跌之前，收回所有贷款。

revstar

人家资本主义玩300多年了，你把资产阶级后台老板和澳洲政府都当傻逼了

revstar

jack9889 发表于 2018-11-9 10:30
真到那一步，澳洲政府不救市，就要面临银行倒闭，货币贬值，金融体系垮掉。

现在只是沙盘模拟，不是说经 ...

你觉得澳洲政府靠啥救

现在不敢加息，危机真的来了，怎么放水

危机来了，政府有魄性顶着更加愤怒选民的压力开放移民吗？

羞射的彤狗狗

jack9889 发表于 2018-11-9 09:22
你们这些空军不但是法盲，而且是英语文盲。

我读了你的发全文也没看到一个强行平仓的例子，就算在你意淫 ...

我不多我也不空，路过表示不理解，就是这个转嫁给银行，是不是最后相当于转嫁给所有人。

juntz

理论上是理论上，实际上呢，强行平仓低价拍卖，银行也是亏的，这样的情况多了银行自己会破产。不平仓只要按时付贷款，银行就不会亏损。你觉得银行会轻易强拍吗。
对于没有房贷的人，醒醒吧，如果银行破产你的日子会比投资客好多少？除了保证的50k其他一分也拿不回来

revstar

juntz 发表于 2018-11-9 10:44
理论上是理论上，实际上呢，强行平仓低价拍卖，银行也是亏的，这样的情况多了银行自己会破产。不平仓只要按 ...

www.forcedsale.com.au

封之子

juntz 发表于 2018-11-9 10:44
理论上是理论上，实际上呢，强行平仓低价拍卖，银行也是亏的，这样的情况多了银行自己会破产。不平仓只要按 ...

哥们你有点2007年沪市6700点时，股民认为政府救市调调啊

dedge

没有金融知识，不研究银行资金的循环和风险控制，不明白凯恩斯主义系统下的国家调控，抛开数量谈价格，一厢情愿的强制拍卖。

还能说什么呢？开一门地产相关的货币银行学再辅导一下宏观经济学？

jack9889

dedge 发表于 2018-11-9 11:07
没有金融知识，不研究银行资金的循环和风险控制，不明白凯恩斯主义系统下的国家调控，抛开数量谈价格，一厢 ...

在另一个帖子里面已经分析过了，足迹有些人就知道强行平仓，房价已经跌破贷款，银行强行收回房子拍卖，业主破产，银行还是要承担拍卖价格和房贷之间的差价的。这里的拍卖损失最终是银行承担了。如果拍卖一家损失一部分钱，这样继续强拍下去，银行最终走向倒闭。

银行这个时候最好的办法是按兵不动，等待房地产复苏。还有澳洲的法律是不允许银行强行拍卖业主的自住房的。2008年金融危机不仅房价大跌，很大一部分澳洲家庭都是资不抵债，还无力偿还贷款，银行当时做了什么? 强行拍卖房子? No, 银行是让业主暂停还贷款半年，让业主和银行一起度过难关，之后房地产很快复苏了。

juntz

revstar 发表于 2018-11-9 10:53
www.forcedsale.com.au

你这force sale是因为房价下跌补不上差价，还是因为没按时还贷款？搞清楚原因先

jack9889

juntz 发表于 2018-11-9 11:21
你这force sale是因为房价下跌补不上差价，还是因为没按时还贷款？搞清楚原因先 ...

其实大部分是业主已经申请破产了，银行只能选择拍卖房子。

adelle

炒房客以前都能这么想房价不会涨到现在这个地步，也就无所谓破产了。

leinlee

日本当年房价跌了那么多，能还钱的人还不是老老实实还了一辈子，只要不断供银行才不会强拍。强拍只会亏更多而已，澳洲对债务人没那么绝的，把业主搞破产对银行一点好处都没有。

icac

tonyblair 发表于 2018-11-9 06:35
多军们进来喷一下

请问哪里可以找这种拍卖？还是必须银行内部认识人？

revstar

Negative equity -- When it happens to a small part of the market, they'll turn a blind eye. When it happens on mass, then they'll really care.

It certainly happened in USA and UK during 2009. Nothing stopping it from happening Australia.

revstar

Whirlpool上找到的，我相信AU应该与UK一脉相承

But that's just spreading FUD. I'm still looking for evidence that it even happened during the GFC in the US and UK.

I had a staff member whose brother had 9 properties, gave up his stable job, to study architecture and got in on the property boom in UK from mid 2000's... He thought he was god.

Then the GFC hit, one phone call: "You've got a fortnight to tip in 50k pounds or we foreclose"... Yep, lost 9 properties in a fortnight, and spend the next 7 years living on his mates couch.

Of course there isn't a new article about that.... Even if there was you'd declare "Fake news".

Don't know why you guys jump to the banks defence.....

Oh hang on... yeah I do.

Just remember he who has the gold makes the rules. There's very good reason why the banks looked the other way on Canberra's bank tax, but destroyed the SA one.

datou1981

tonyblair 发表于 2018-11-9 08:23
其中举例

For example: you owe $400,000 to the bank on your mortgage, and the current value of the h ...

我解释一下我知道的..
股票不会强行平仓.....最多下市...期货和外汇这些附带杠杆的才会强行平仓.要不然你就要追加保证金.

银行这个,我朋友说会的,但是论坛的同志说不会的....反正我也不是业内人士..我也搞不清楚.

datou1981

leinlee 发表于 2018-11-9 11:00
日本当年房价跌了那么多，能还钱的人还不是老老实实还了一辈子，只要不断供银行才不会强拍。强拍只会亏更多 ...

澳洲还真不知道...日本当年银行倒闭了的哦......存款一分钱都没有了.....
现在老的日本人都不用银行卡...都是现金...

hellobottle

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