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IEASA KZN - News(Archived) FORCED SALES Article Date :20 May 2009Forced sales: Manage the process
Homeowners under pressure to sell their property because of credit difficulties are advised to manage the process as far as possible.
Dr Willie Marais, national president of the Institute of Estate Agents (IEASA), says selling your home when you fall behind on mortgage repayments should be a last resort, especially if you owe more than the property is currently worth.
“This is what is called a ‘short sale’ in the US and it means that the home seller has to pay the bank the difference between the selling price and the outstanding bond amount - and on top of that find alternative accommodation. However, it may be necessary to protect the seller’s all-important credit record, so that he or she can qualify for home financing in the future.”
He says consumers who do find themselves in this situation should urgently enlist the help of a trained estate agent, who will be able to manage the whole process efficiently and obtain the best possible price in the shortest possible time.
“Sellers should also inform their bank of their intentions if the selling price is likely to be less than the outstanding bond amount. They will also have to sign a debt agreement with the institution and make arrangements to pay off the shortfall.”
Marais adds that it is quite human to keep hoping that matters will improve when you find yourself in a difficult spot, but says a more pro-active approach may well prevent more serious consequences.
“The first response should be to approach the lending institution and try to reschedule the debt. The bank might be willing to extend the period over which the bond is repayable – for instance up to 30 years – in cases where the borrower’s financial difficulties are likely to be temporary.”
Another option may be to rent out the home and scale down to cheaper rental property yourself – although this will only work if the property will achieve rental income considerably higher than the rental that the owner will have to pay for alternative accommodation.
“And if all other measures fail, homeowners can go for debt counselling, in which case the bank will be informed and an intermediary will attempt to negotiate an acceptable agreement. Part of the agreement may be that the property is surrendered to the bank, and the property will be attached after due legal process. Although this will wipe the debt slate clean, owners will not be able to obtain credit again before they have been rehabilitated in terms of insolvency legislation.”
Gedwonge verkope: Bestuur die proses
Huiseienaars onder druk om hulle eiendom weens kredietprobleme te verkoop word aangeraai om die proses so ver moontlik te bestuur.
Dr Willie Marais, nasionale president van die Instituut van Eiendomsagente (IEASA), sê dit behoort die heel laaste uitweg te wees om jou huis te verkoop wanneer jou verbandbetalings agterstallig raak, veral as jy meer op die eiendom skuld as wat die heersende markwaarde is.
“In Amerika staan dit bekend as ‘n ‘short sale’ en dit beteken dat die verkoper die verskil tussen die verkoopsprys en die uitstaande bedrag op die verband aan die bank moet betaal – en boonop alternatiewe verblyf moet vind. In sekere gevalle kan dit egter nodig wees om die verkoper se allerbelangrike kredietrekord te beskerm sodat hy of sy in die toekoms weer vir huisfinansiering kan kwalifiseer.”
Hy sê verbruikers wat hulle in so ‘n situasie bevind, behoort dringend die hulp van ‘n ervare eiendomsagent te bekom om die hele proses te bestuur en die beste moontlike prys in die kortste moontlike tyd te beding.
“Verkopers moet ook hulle banke in kennis stel indien die waarskynlike verkoopprys minder as die uitstaande verband is. Hulle sal ‘n skuldooreenkoms met die bank moet onderteken en reëlings moet tref om die skuld af te betaal.”
Marais sê voorts dat dit heeltemal menslik is om aan te hou hoop dat sake gaan verbeter wanneer jy jou in ‘n moeilike posisie bevind, maar sê dat ‘n pro-aktiewe benadering dikwels meer ernstige gevolge kan voorkom.
“Die eerste stap is dus om die bank te nader en te probeer om die skuld te herskeduleer. Die bank mag byvoorbeeld gewillig wees om die lewensduur van die verband te verleng – tot 30 jaar – in gevalle waar die lener se geldelike probleme tydelik blyk te wees.”
Nog ‘n moontlikheid is om die eiendom te verhuur en self goedkoper eiendom te huur – alhoewel dié plan net sal slaag indien die eiendom teen ‘n bedrag wat heelwat hoër as die huurgeld wat die eienaar self vir verblyf sal moet betaal, verhuur kan word.
“As alle ander pogings misluk, kan huiseienaars vir skuldberading aansoek doen, in welke geval die bank ingelig sal word en ‘n tussenganger sal probeer om ‘n aanvaarbare skikking te onderhandel. Dit mag gebeur dat die eiendom ingevolge die skikking aan die bank afgestaan word en dat daar deur ‘n regsproses op die eiendom beslag gelê word. Hoewel so ‘n proses sal meebring dat al die skuld afgeskryf word, sal die verbruiker nie weer krediet kan bekom nie totdat hy of sy ingevolge wetgewing op insolvensie gerehabiliteer is.”
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Instituut van Eiendomsagente van SA