Ep. 1 > 20 conceptos básicos sobre subastas en España

Hello and welcome to Mr. Subastas podcast, a meeting place where we will discuss the interiors of the world of the subastas in Spain and we will talk about how is life of a little subastero after the brief presentation that we had in chapter 0, the previous chapter where we put ourselves face, I think it is interesting to address this first chapter with a set of questions and answers about basic concepts of the subastas. This brief popurri of about 20 random questions, I have wanted to do them in an random way so that you go into totally basic concepts in this subastas sector. Those who are already familiar with the mobile world, the great majority of questions and answers, I will have them very clear, you can even move on to the next chapter, but you may be able to learn some basic concepts for when I publish the following chapters and between them in material, you will understand at least those concepts that we will repeat in the day to day. I am going to try to answer each one of the questions with the most colloquial language possible, I could quote many laws, many technical details, right, but I think the intention of this podcast is just to get you closer to this world, as I said, it would be a bit complicated from the outside to any investor who has time, desire and money to want to venture into the same. Finally, and before starting, I advise you that if you are at home, don't worry, because you go stopping the podcast every time you ask a question and try to answer with your own words. Once I have that answer, let's see if you have seen it right or not. I am going to try to do it, Richard, as soon as possible, surely omitted a lot of technical information and I have wanted to do it in a random way, you can ask yourself why, because you are going to see that everything is mixed up, right? Because I think that in this way it will be easier for you to start with those concepts. Tomorrow, when I am recording your podcast and we talk about the subject of possession, we talk about how many percent are the minimums to be able to judge ourselves enough, or how to get possession, what parameters do we need to judge, or, I don't know, many, let's say, many procedures that we will have in the look, well, I think it is totally necessary that we have these things quite clear, okay? Apart from how is the beginning of the podcast, well, I think it is totally necessary that we put ourselves a little bit a day. Once we have this clear, as I told you before, we will be able to venture into other topics. Therefore, I have prepared 20 questions, which I am going to try to do as simple as possible so that we can move forward. Therefore, let's begin. Question number one, what is a auction? A auction is nothing more than a strong public sale of an asset, for what? To pay for a passive. When this auction happens, when a person, a company, does not voluntarily fulfill their payment contract, their debt, and a judge or an administration installs the sale of this asset to pay for the passive that we were talking about. Question number two, then you can ask yourself, why do we always hear that the bank has removed the house from my neighbor? Brutal error, the house has not really been removed from the bank by anyone. That house belonged to your neighbor, we will do the same with your neighbor, imagine that neighbor. That house belonged to your neighbor and the same because it has a record mortgage with which I could buy the house. Your neighbor asked, in this case, the mortgage, that money, to be able to pay, in this case, the house. When your neighbor, in this case, stopped paying the same, stopped paying the mortgage, the bank did all the judicial procedures to remove their money. And after a long time, the judge, who carefully, the players in Spain, are very slow, seeing that the situation has not been fixed and after a complex legal process, which does not come in the case to explain to you here, because it would take me all the podcast to talk about that, he removed the house from his public interest, right? Surely your neighbor had a very high taxis and the debt with the bank was also due to it. That is why the manager, our friend the bank, had to judge the asset because he covered his debt and no one improved his position or it was true. What does it mean that it is true? That no one pushed, that no one cared about that house, for the characteristics that it had to pay. Let's remember that banks do not want floors, banks want money, that is, it is a fact, with all the above it is clear to us that the bank did not remove the floor to your neighbor. In addition, your neighbor, that neighbor Gorrón, seeing that he could not pay, he did not want to sell his floor at the time and go from rent to sell the same at his stop. In this case, because that is why I comment that all this cycle that I hear very often in my, well, when I am going to have a coffee or I am going to have breakfast, I find that many people comment on what we were talking about before. The bank has removed the floor to my neighbor, to this acquaintance and really the bank is not a more than another actor in this procedure, that the only one who wants is his money and a person who made a contract with this company called the bank, then he has not fulfilled it and therefore, well, the mortgage is being executed and a raise is made and the house is sold. Therefore, if someone of you has problems to pay your mortgage or someone known, the most sensible thing before you enter your payment is that you plan to sell the same, but we will talk about that later without any doubts. Question number three, in addition to what we were talking about before, what does it mean that a raise is true? We have already commented on it, but it means that no one has made a push for it. When it happens, this is important, on most occasions, the owner remains active, except for some occasions, especially the pay rise, which the debt is very low and the price is not worth paying the rest to keep it, but we will see it in the following chapters. Normally when the debt is very high, the amount claimed is very high and the transaction also, this comes to us, for example, mortgage rise, mortgage mortgage mortgage mortgage, in 2010-2012 we see that the transactions are very high and there is no way to be able to judge them, right? The famous raise in the Sarep are also certain because the amount claimed is high and in this case the taxation, the type of raise is also very high, but we will talk about it, we will talk about it. Question number four, we have talked about mortgage, in question number two, but we are going to understand that concept. What is a mortgage? What do you understand by mortgage? Well, a mortgage is a financial agreement that gives the loaner the right to take a property if the money that has lent it is not paid, but the interests. In this case, this financial instrument is practically known by all, but there are many technical details that few people pay attention to. Now we are going to see some of them that serve us to understand the world of raise. At point five, returning to the example of before, we had also talked about the embargo of the bank to our famous neighbor. And what is a embargo? And you can say, hey, you are talking about a embargo, you are talking about a raise, a mortgage, I am creating concepts, right? We are going to try to fragment this point. When we talk about embargoes, it sounds ugly, right? Debt, bad luck in life, but we know what the embargo is, we have a clear concept, we can define, under my point of view, the embargo as a cautelary measure that falls over the profits of a person. In this case, we will talk about the debtor, from now on, who has not fulfilled any obligation or debt or something to another person, our famous creditor. The main objective of the embargo is to guarantee that the debtor fulfills the obligation or that he pays the debt in favor of the creditor, right? So, however, in summary, it is a measure that is needed so that the debtor pays. Let's go to point number six. We have talked about hypotheses. We have talked about embargoes, subsidies, and I think we can be a bit confused. What do we have to address in this question? Well, it is clear what the difference is between a mortgage and an embargo. In summary, what we have seen earlier, what did he tell us? He told us that a mortgage is a financial agreement in which a money is lent and a house is registered as a payment guarantee from the beginning that we obtain, that asset, right? Since we are considering this case the mortgage, the bank, the registration, the registration of the property, the payment for the redundancy, well, that payment guarantee. If we do not manage to pay our agreement month by month, well, our loans, in this case, are sufficient publicity in the registration, that mortgage, and we do not have to do, in this case, the bank does not have to do anything additional to give notice that, well, that house has a loan, which is the mortgage. Now, well, a embargo. When did a embargo happen? Normally, these embargoes come from administrations, such as the company, such as the appointments. Well, we have not paid the IVI of the last years, or we owe him a money for the company, and the company can not make a mortgage of that house, right? What it is doing is a embargo of the assets that we have to our name. It will give an analysis and say, well, he will understand what is the one that covers the debt in the right way. Let's imagine that we have, well, two cars, we have a house and we have a place, and we owe him only 300 or 400 euros. In this case, he will see the assets of a minor to an older age, but if we only have, well, a house to our name and we owe 500 euros, believe me, that I have seen your enough of usual houses for 500 euros of debt with the company. Therefore, that is the difference, a mortgage from the beginning and the embargo, according to what we have debts in the future, will be going back to the assets that are around there. I hope to see you, to see you, well, to have explained this case to you and to have given you a little light. Point number 7. Now you can ask yourself, and how do I know that a house has an embargo? through a public warning in the registration of the property that informs about the existence of a embargo in a well-off, called, in this case, a preventive embargo. It can be that if I am talking about houses that are the most common, they are the ones I focus on and I dedicate myself to. Now, well, it can also be from a well-off, either from a vehicle or from another active type. In this case, we must understand that the importance of the registration of the property, in this case, is fundamental. Always and always, and we must validate the simple note of the asset that interests us. I have clients, most of my clients are positive clients, I call them who come with desire to buy and with the task of analyzing a auction and others. But I also have negative clients, let's say, who are those who have not done their job well and who have not analyzed the simple note well and are on the way to lose a deposit of 5,000 or 10,000 euros and we have to see how to solve it. Why? Because they have not validated the correct way the simple note or the load certification. For me, it is fundamental and today it is an important part of my work. Let's go to point number 8. We are going to talk about the auction, again, but with questions a little faster. I am going to try to be a little more exquisite. How long does a auction last? You know what is the time that a auction takes? Well, in this case, today we have a duration of 20 natural days since it is published, it is published all at 6 in the afternoon and ends at 6 in the afternoon of well, more than 20 days. And this can be prorogued for 24 hours more, as long as there is a push in the last lap, in the last hour. And what does this mean? You can ask yourself, does it mean that if you push at 5 and a half, the auction will end at 6 and a half? If another auction, instead, pushes at 6 and 20, it will end at 7 and 20, you see? More than an hour. And so, subsequently, five times, I want to remind you that I had to spend the night until dawn, when I arrived at 6 in the morning, pushing. And it usually happens, usually, when we do not put highs between the pushes. Sometimes they forget it, sometimes they do not do it in the game, but it does not usually happen very often. Well, point number 9. Where can we find these auctioneers? We are talking about auctioneers, but where are we going for them? The vast majority of auctioneers, instead of doubt, are on the portal, of auctioneers from BOE. www.subastas.boe.es. A small part of auctioneers, we can find it on the website of the Social Security. And then a endless of small auctioneers, of very few auctioneers out there lost, on websites of specialized entities, in the auctioneering company, the auctioneering company, the Ministry of Health and so on, there are different there. We will make a chapter about that for sure. But my point of view is that now with the BOE website, where the vast majority of auctioneers fall, I would lie, I would say a fact, but I think that about 27,000 auctioneers a year, more or less in total, in BOE. Therefore, we have a capital for a lot. What else? Point 10. What types of auctioneers do we find in the famous BOE? The vast majority of auctioneers are hypothetical, although we also find ourselves with voluntary auctioneers, we have notaries, auctioneers, we will talk long-term about each one, I believe, I tell you, I am focusing on this podcast, now we are just starting, but the truth is that it could be months recording because there is a lot of information to comment. Point 11. You can also ask what types of products are being raised, because most people will have the floors, the houses, which is really what I dedicate, the vast majority we dedicate, but although it is true that the vast majority of auctioneers are real estate, floors, houses, parking, solar, premises, ships, well, everything that covers the real estate sector, and that is why you are surely in this podcast, right? But there are also vehicles that, by the way, I do not recommend anything, the subject of the vehicles, we will talk about the subject of the vehicles, but the majority are damaged or they have modified the subject of the engine and I have found myself to make a book on this subject and I do not pull vehicles. There are furniture like clothes, for example, a company that goes here, because it has clothes, existences, well, there we can find actions of companies also, that of some company that has the contest, logos, debts, a little bit of everything, right? Ritero, I think that all of you who are listening to this podcast will be interested in the brick, but we can find everything. A while ago, as an anecdote, I bought with a client a jeguada, we bought different animals and, to be honest, from his point of view, I am not an expert, or much less, it was a great purchase, right? And then with another client, we bought ships and the truth is that I am not an expert on that subject, but I am an expert on paper, talking to the players, managing all the sections, but in this case I commented on the types of subsets, the types of products that there are. At the moment I do not know anyone, no expert on rustics, and the majority of rustics are certain. That person who is an expert on rustics, who knows how to value the earth, who knows how to value the inclination, the colinders, who know how to tie up an asset, I can say that, well, first contact me so that we make a collaboration together, but really, there is a great opportunity. Point number 12, the simple note, I have spoken before, the simple note, but what do you understand when we talk about simple notes? The simple note is the document in which different circumstances, circumstances of the legal situation of a certain good and bad. It is a summary of the data of the property registration, and in this case it can be good or bad, in this case it can be a good and bad registration as well, and it is totally, well, very important and you must understand from now on that without that document we cannot work, we cannot push, there is an important difference between the load certification and the simple note, but it will be a future where we will see it, and in this case, the simple note, what cost does it have? Well, in this case, the great, that is, when there is a raise, the responsible for raising that simple note, that load certification certificate, is the register. The great majority of times, I know that it rises, but there are others that do not, and when we want to have a simple note updated, well, the cost is 9.02 euros, I want to remind you, it is a massive amount of money and online, and they answer you in 24 hours. It is important that you do not manage this request of simple notes through intermediaries, because they are going to charge more, although they are not euros more, that is the cost, and physically we can also get it, we can personalize it there and it costs less, 362 massive, if I do not miss the memory, and normally if you know the people of the register, you give them the same day, and if not, then you must go to the day after. If you do not have a hurry, there are others, then you can continue to get it, but hey, I, the majority, honestly, put online, my time is worth more, I have a little walk, and as I put it in all of Spain, because it is easier. At this point, well, we can also make a chapter with all the things that we can get from the register, but well, that you know that the simple note is essential. Come on, let's go to point number 13. From this point of view, we can ask ourselves what is the type of register, we are going to go to the main page of a register, the one that is the fastest, and you will see that it is the type of register, and well, it is the value that the active has after subtracting the previous charges to the taxation of the active register, listen again, it is the value that the active has after subtracting the previous charges to the taxation of the active register, I can no longer tell you what the taxation is, the taxation appears in the hypothetical executions and it was given when the register was constituted. In this case, well, if you have constituted a register for your house, or what am I, for something else, we have to tax the active, right? The bank has to tax the active to give you an 80% of the active, of the value of the active. The taxer has gone home and has taxed the company of 100,000, they will give us up to 80,000 euros, fantastic, it would work 90%, if not less, well, we will see, but then there is a taxation, and with this taxation, as we mentioned before, it is with which the mortgage, there is a clause until the end, normally we find that it is a valuation for the auction and it coincides with the taxation that was given on its day, so in case the person who receives the money in that mortgage does not pay the mortgage in time and in a way, and then the auction is carried out, the taxation of the active will be taken as the stipulated as a value for the auction, that value for the auction is fundamental, because if it is a mortgage execution, it will serve us to understand the so many percent, if it is a 70% direct adjudication, it is a 60% if it is not living as usual, and it is uncertain, well, there is an endless thing there that we will talk about, we will do it with tweezers, like the one that says, but I have said it, the taxation is very important and based on that, we will be able to stay active with tweezers in one way or another, the strategy to face the push, on the other hand, if it is a embargo, the one that promotes the auction, the taxation does not come from origin as the mortgage comes, the taxation comes from a pre-experience, because within the procedure of embargo, no, then it will be more updated than the mortgage, I told you before in this podcast that we find mortgage subsidies of the year 2010, 2008, 2012, that are super inflated, they are the famous subsidies of the Sharep, that we can find each other when they have a valuation, let's go, the bubble, and in this case, of course, the type of subsidy is very high, the taxation is very high and it is not worth pushing many times, then and this is vital, look, a trick, this trick is interesting, because very quickly also, when we see a subsidy, if we find that the value of the subsidy is different from the taxation, almost always, it means that we have previous charges, it is true that you should not only trust that, but it can be a very fast indicator so that you can filter those subsidies that make sense, I put all the months, all the months I dedicate it to filter, filter your interest, your interest, I can tell you that, well, with the experience it takes very little to be able to see if a subsidy makes sense, as for the terms of type of subsidy, taxation, and more, then it is already in detail in the area, if it is worth it, if it is on the market, if not, but well, it can serve you, that mini trick. Point number 15, in the hand of what we talked about before, we can find the rubric of the subsidy section, you will see that I told you that I sometimes stayed until nightingale, pushing because there was no section, or the section was 1 cent or 1 euro and missing 10 minutes to finish the subsidy, I get 1 euro and they annoy me, another hour waiting, right? In this case, what are the sections? The subsidy sections are the amounts of money needed to be able to push in the next slot of the subsidy, they fix it, the players or the administrations that are providing the subsidy and, as I was saying, sometimes they forget and it is a disaster. Normally, I tell you, I have participated in many, many subsidies and the sections are interesting, but sometimes, sometimes we meet with that bastard who gives us more time. Point number 16, and what can we say about the deposit? We have not yet talked about the subject of the deposit yet. The deposit is a amount, normally it is 5% of the type of subsidy that is necessary to be able to push, it is like a requirement, in fact, in a short time there is a proposed law to pass it to 10% so that there is no rubric of the subsidies, we will talk about this in the subject of the rubric, if you win a subsidy and you do not pay the remaining, the difference between the subsidy and the subsidy that we have made is a rubric of the subsidy, you break the subsidy and you lose the same and that deposit that you have lost that 5% is used to reduce the debt of the debt, is constituted in seconds, the truth is that it is very fast and you must have a bank associated with the bank, normally they are the common ones, Santander, VBA, Bankinter, I advise you if you have done well in the subsidy study and others that you do it one day before, because I have only drawn hundreds of times, I have drawn hundreds of deposits and I have not given it to me in the program more than once and that time I was left without being able to push for a very cool floor in Benidor and I lost it, but in this case it no longer happens to me, I only do it the day before and everything remains fantastic, it is important, you can ask yourself, hey, but if you do not win the rubric, how much time do you have to do the deposit flying? Well, I advise you to do the deposit with 20 days, the first day you do the deposit because it is a money that will stay there in account of the play in the Santander, in fact, and it will be generating money for the State when it can be generating money for you in your remunerated account, then I do it the day before and if I do not win, then the same day or the next day I have returned the money, unless you have made a deposit reserve that I do not advise you, then what is the deposit reserve? The deposit reserve is a condition that allows you to leave your thumb waiting for the best bet, not to lose it, not to pay the total, then you stay on the line, on the line, if the first one does not pay and you are the second one, then they will judge you, you have the reserve, normally the deposit reserve goes in the hand of the break of the reserve and you can stay with your deposit, years, okay, there are years, I have a client who talked to him and he told him now reserve of position and well, he did not understand me who knows and he stayed with a deposit of about 60,000 euros and go for months, okay, the money is dead there, in the deposit, so what can we do to recover it? Well, nothing until the procedure is finished, which in this case the best bet pays, there is no way, among other things, to be able to come back because we are waiting to see what happens, then the issue of reserve of position, that option comes out when you are going to build the deposit, you can do the first push, ask you if you are going to do reserve of position and once you do it, because all the positions of that reserve are saved, it is important that at one point you like it, do not mark it, do not advise it, on the other hand, what is the break of the reserve? I am here linking concepts, the break of the reserve is when you are the maximum position and you do not pay for the rematch, as I said, you lose the deposit and it happens to the next if there is any reserve of position. Usually, and it usually happens from time to time, this goes hand in hand with the broken ones, what are the broken positions? In this case, imagine that a person from Alicante wants a house that is, I do not know, in Gandía and makes a push of, I do not know, in the debt, the amount of rematch we are talking about 40,000 euros and we can say that the type of auction is 120,000. In this case, the person from Alicante pushes for 40,000, does reserve of position and a friend of yours who lives in Galicia pushes and instead of pushing for 60,000, he escapes 1-0 and by chance he puts 600,000. What will happen? He will lose the first deposit because he will not pay and he will have the second, which is our friend from Alicante. This is totally punished with prison sentences, therefore there is no game and they have already caught a lot of people doing this topic, therefore be careful when making these tricks because Reitero is totally legal and I am totally against doing these practices. Next point, 17, the amount of rematch. The amount of rematch is the world that asks the creditor to execute. In this case, the experience tells us that if we do not cover at least this amount, it is practically impossible for us to judge the asset and you will ask yourself, but why? There are funds, Buitre, that buy the debts for 10% or 20% of the value of the debt, because in this case they make a liquidation of the debt and there is a discount. Ok, but do you know why? This is because the creditor can push to the world, which is due, without additional cost. Therefore, normally the prosecutor is the one who pushes on the same day as he goes up from 5 pm, which is when he starts pushing them, you never push another detail here, you never push before 5 pm, it does not make sense, I am showing you your cards, well, back to what we talked about, if there is a debt of 40,000 euros, then the creditor has up to 40,000 euros to go up, in a free way, without putting a euro. Why is it going to let someone help you for 10,000? The rule says that no, the experience tells me that neither, unless they are very frustrated or that in this case it is already a Buitre fund that we find out there, that the debt has been left and for little money, and it allows someone to help you at least. Normally we should push to the world of the reclaimed amount plus 30% to cover interests and costs, you can ask what happens, what happens if we do not cover that amount and if it is possible to judge us actively, and well, the truth is that it is something that we will talk about later, because there is nothing trivial, and I think we need to split quite a bit about that point. Point 18, the minimum push, the minimum push, we can find the Buit's website and it is simple, the minimum amount so that it judges us actively, the theory. On this topic we must also talk long and clear, since the judicial ones have their point, they have their miga, as they did on my land, and depending on the type of interest, this value has greater or less consideration. You can serve as a basic orientation, especially for Hacienda, Hacienda does not usually judge anything, they put a minimum push and it does not meet, but the rest is not as relevant. The voluntary, yes, I like to buy volunteers who forget to put the minimum push, and there it is true that it is left like that, unless something happens, but almost always for you, I have bought, as we said, in the long run, some other pedotage, volunteers, lawyers who hire families, especially volunteers who come in detentions, who do not agree, forget to do the conditions of the correct hand, the volunteers, as we said, they appeal and we can get many interesting things, right? Point 19, identifier, although it is true that we find some codes in the BOE that start with Subasta, Sub, Guion, Medium, 2024, Guion, Medium, XXX, right? From "Jucando" channel, we must direct ourselves with the procedure, the execution, and what is the procedure code, right? Well, in this case, imagine, for example, the "Jugado 100", from the first instance of Madrid, the "Hipotecario 34519", this way, in the "Jugado" they will understand us perfectly, if we say in Subasta 2024, it is more complicated, under my experience, so I barely use that number, but you should know that there it is. And finally, to not do this longer, we will do another, the "20", the "edict", and what is the "edict"? The "edict" is an official announcement that is published in the BOE, the official statement of the State of Spain, and it contains very important and relevant information about the Subasta. These documents, under the point of view, are fundamental, and for any person to go and push, and they must always be consulted before the Subasta, right? To push. What do we find there? We find the identification of the furniture, the registration data, the disaster reference, the location, without a doubt, who are the tenants, the executed, if they are personed, in the procedure with a lawyer, the value of registration, as we talked about before, then it is like a summary of what we are going to face in the game. In addition, as I said, the procedure that helps us to identify which the character is executing in the simple note, as you can see there, and it is incredible, right? And well, in this case, we are close to the 35 minutes of podcasts, and I think that for this introduction, this chapter number one, there are many concepts together and fast that, well, as I said, if you are familiar with the Subastas or the mobile world, most of them, then this chapter will be controlled by home, for those who do not, well, I advise you to listen to it a couple of times, and any doubt, you can comment by email, by Twitter, or by Instagram. We are going to be deframing little by little the world of the Subastas, since you see that it is not trivial, it has its thing, right? And, well, the next chapter, which will be the chapter number two, we will also mark another, loose and loose, basic concept of the Subastas. So, in the first couple of chapters, we are going to take out the book, we are going to see how we are going to get to the day, okay? Before entering, without a doubt, to talk about specific Subastas and aspects that arise from the Subastas, well, from day to day, to finish, I ask you that if you have helped something, that you have learned something, that you vote, that you help me vote on the platform, that you are listening to the podcast, with the stars, or the note that you consider is opportune, and well, let's see if we get to five votes, okay? At the moment, I think there are two, a couple of family members, so nothing, a greeting to all of you from Mr. Subastas, good luck in your investments, and for me it has been a pleasure to direct myself to you during this time, okay? See you later!