比较破产程式中清偿债权 丧失抵押品赎回权和亏损出售的区别

很多客人不止一次问过我关於法律上破产程式中清偿债权,丧失抵押品赎回权和亏损出售的区别。由此可见,这 3个概念经常被人混淆。现在让我们先从定义上区别每个概念: 破产程式中清偿债权指法庭颁令免除破产申请人的一切债务。丧失抵押品赎回权是一个法律过程,指当债务人无法还清贷款时, 经债权人同意, 债务人以抵押品抵押之前所欠贷款。亏损出售是指当房主欠的贷款远比房屋的价值要多, 债权人愿意接受物业出售。

 一个客人在洛杉矶拥有市值约 25万美元的一所房子。这栋房子有3处抵押贷款: 第一处为欠A银行30万元; 第二处为按揭欠B银行5万元; 第三处按揭欠私人朋友为 2万元。根据破产法第七章规定,这个客人获得了破产程式中清偿债权。客户因为失去了工作, 所以并不想保留房子。A银行最终拿回了房产,因为客户已经有一年没有按揭支付房屋贷款了。在丧失抵押品赎回权拍卖中,奥巴马以20万元购买了该房产。那麽, A银行是否可以起诉该客户并且领取该客人所欠30万和房子卖出价20万之间的差额呢?答案是否定的, 原因有两个.如果房子是位於加利福尼亚州, 那麽丧失抵押品赎回权是法外处理,但是在加利福尼亚州没有丧失抵押品赎回权的漏洞。破产法庭下令免除破产申请人的一切债务。那麽B银行是否可以起诉一直没有偿还5万元贷款的客户吗?答案也是否定的, 理由是: 法院履行了这项清偿债权的申请.这个客人的朋友是否可以起诉他尚未还清的2万元呢?也不可以, 还是因为法院履行了这项清偿债权的申请.另一个问题是: A银行,B银行和客人的朋友是否可以给客户一个 1099从而使他以后的收入额抵销这些无法收回的坏账?不可以.第一个原因是清偿债权不能原谅,因为已经宣告破产并且清偿欠债。

COMPARE BANKRUPTCY DISCHARGE /FORECLOSURE/SHORT SALE

 Several clients have once again asked me questions that actually involve the distinction between the legal effects of a bankruptcy discharge, a foreclosure and a short sale. Consequently, there is confusion about these 3 concepts. Let’s start with defining each concept. A bankruptcy discharge is a court order from a bankruptcy court discharging or wiping out debt. A foreclosure is the legal process involved when a secured creditor takes the collateral back when debtor has defaulted on the loan. A short sale happens when a secured creditor agrees to accept an amount that is less than what is owed when the property is sold. To illustrate:

Client owns a house in Los Angeles with a fair market value of $250,000. There are 3 mortgages on this house. The first mortgage is owed to Bank A for $300,000. The second mortgage is owed to Bank B for $50,000. The third mortgage is owed to personal friend for $20,000. Client files for Chapter 7 bankruptcy and subsequently obtains a discharge from the court. Client decides that he does not want to keep the house because he lost his job. Bank A eventually takes the house back because client has not paid the mortgage for one year by foreclosing on the house. At the foreclosure auction, Obama buys the house for $200,000. Can Bank A sue client to collect the difference between $300,000, the amount owed to Bank A, and $200,000, the amount Obama paid for the house? No. There are 2 reasons. If the house was located in California and the foreclosure was extrajudicial, there is no foreclosure deficiency in California. The bankruptcy court ordered the debt discharged and wiped out. Can Bank B sue client to collect $50,000 which has not been paid? No. The reason is that the court discharged this debt. Can personal friend sue client to collect $20,000? No. The debt is discharged in bankruptcy. A further question is this: Can Bank A, Bank B or personal friend treats these debts as uncollectible bad debts and give client a 1099 thereby making these amounts income of client? No. The reason is a discharged debt cannot be forgiven because it was discharged in bankruptcy and there is nothing to forgive.

What happens to the real estate tax? Real estate taxes which accrued before and up to date of filing of bankruptcy are discharged. Real estate taxes that accrue after date of filing of bankruptcy up to foreclosure sale date are not discharged. How about homeowner association fees? If client lived in this house, the HOA fees before and up to date of filing are discharged. HOA fees from filing date to foreclosure sale date are not discharged. HOA fees for rentals are not discharged irrespective of time period.

地产税是如何征收的呢？之前累计的房地产税到申请破产期间都是免税的。从申请破产之后到丧失抵押品赎回权期间是房地产税不免收的。那麽HOA费呢？如果客户住在这所房子，申请破产前和过程中都是免收的。但是, 申请破产一旦开始到丧失抵押品赎回权处理中是征收业主协会费的。业主协会的租金费用是不征收的，不论履行时间长短。

What happens if debtor does not have a bankruptcy discharge? Can Bank A sue debtor for $100,000 because Obama only paid Bank A $200,000 when $300,000 was owed by debtor? If the house is in California and it was extra judicially foreclosed, the answer is No because there is no foreclosure deficiency under such circumstances. If the foreclosure was judicial, the answer is YES. If the house is in Florida, the answer is YES because most foreclosures there are judicial. Can Bank B sue debtor for $50,000? YES, because debtor signed 2 documents, a mortgage and a promissory note. The foreclosure by Bank A nullified the mortgage, but the promissory note is unaffected and remains valid. Can personal friend sue debtor for $20,000? Yes, because the promissory note remains valid even though the house is gone. Can Bank A, B and personal friend give debtor a 1099 for amounts forgiven if they decide to forgive debtor? Yes, because these debts are not discharged in bankruptcy.

如果债务人没有获得清偿债权, 那又会是什麽样的情况呢？ A银行是否可以因为10万美元余款起诉债务人呢? 就因为奥巴马欠A银行30万美元房子抵押套现却只值20万美元吗? 如果房子是在加利福尼亚州, 答案是否定的. 因为加州的法律, 是没有在这种情况下取消抵押品赎回权的。如果一个州拥有取消抵押品赎回权的司法，答案就是肯定的。如果房子是在美国佛罗里达州，答案是肯定的，因为大部分法拍屋都有这种权力。 B银行可以因为50, 000元起诉债务人吗？是的，因为债务人签署了2份文件，抵押贷款和期票。取消抵押品赎回权的抵押贷款银行 A无效，但本票不受影响，仍然有效。这个人的朋友可以因为20,000元起诉债务人吗？是的，因为本票仍然有效，即使房子没有了。银行 A，B和私人朋友如果决定原谅债务人可以给债务人一个 1099吗？是的，因为这些债务没有履行破产。

Does it make sense to short sale house if you are going to file for bankruptcy? NO. Bankruptcy wipes out all debts; therefore there is no need for a short sale. With a bankruptcy discharge, debtor owes nothing to Bank A, B and personal friend; therefore short sale has no purpose.

如果你要申请破产, 那麽亏损出售房屋是否合理？不是的。因为破产抵销了所有债务，因此没有必要进行了亏损出售了。根据清偿债权，债务人就不再欠银行A，B和私人朋友的钱，因此也不需要亏损出售还债了.

Lawrence Bautista Yang is a graduate of Georgetown University Law Center and has been in law practice for thirty years. He specializes in bankruptcy, business and civil litigation and has handled more than four thousand successful bankruptcy cases in California. He speaks looks forward to discussing your case with you personally. Please call (626) 284-1142 for an appointment at 1000 S Fremont Ave Bldg A-1 Suite 1125 Unit 58 Alhambra, CA 91803.

劳伦斯.杨毕业於美国乔治敦大学法律中心，并已在法律界实践 30多年。他专门从事破产，企业和民事的诉讼，并已在加州处理了超过 4000个的成功破产案件。他期待着与你讨论你的案例情况。请致电（626）284-1142预约. 地址: 1000 S Fremont Ave Bldg A-1 Suite 1125 Unit 58 Alhambra, CA 91803