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  • PRE-AUCTION: Visit our website, choose all the properties you are interested in, and perform your due diligence prior to the auction(s). Confirm the auction dates, times and locations.
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  • WHAT TO BRING TO AUCTION: Bring either cash or a cashier's check made out to yourself in the amount of your maximum bidding amount. You may not leave the auction to secure more funds once the auction process has begun. You will also need a valid government issued photo ID (driver's license or passport). If bidding on behalf of another party, bring all relevant documents, e.g. entity formation documents, resolutions, power of attorney, etc.
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  • AUCTION DAY: Be sure to arrive on time at the auction site. Hudson & Marshall staff will be on hand to help with the process every step of the way.
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  • WINNING BIDDER: If you are the winning bidder, payment is due immediately and in full on auction day, or as defined by State Law. Execution of sale receipt, deed upon sale and IRS Form 8300 will be completed immediately once the final payment is received (subject to state specific laws). Entity documents must be submitted within one day after the auction ends. If you are not the winning bidder, nothing else is needed.

HM Trustee Info Icon 1There is no registration process, but we may qualify the bidders based on state laws.

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HM Trustee Info Icon 2It's important you read and fully comprehend all due diligence documents and transaction details before the auction.

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HM Trustee Info Icon 3Prior to the auction, you may drive by the property you're interested in but it’s critical that you not trespass or have contact with the occupant(s).

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HM Trustee Info Icon 4Trustee Auctions are always conducted live at county courthouses and other locations throughout the country.

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HM Trustee Info Icon 5There is no Buyer's Premium on foreclosed properties in these auctions.

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HM Trustee Info Icon 6Accepted forms of payment include cash or cashier's checks. You will be required to pay in full, on auction day, or as defined by State Law.



WHAT IS VALUE-BASED BIDDING? The term "value-based bidding" applies to properties that are based solely on their value, not the final judgment value. As a result, this type of bidding allows you to take full advantage of investment opportunities. (Keep in mind not all properties have value-based bidding.)

WHAT IS A CREDIT BID AND AN OPENING BID? A credit bid can only be made by the beneficiary of the property (typically the bank/lender). The credit bid is the amount that is owed on the property, including trustee's fees. Bidding the amount owed to the bank/lender by the bank/lender is the same as bidding in cash by an outside buyer. This is known as a credit bid. The bank will be able to own the property outright by bidding the amount that it is owed and paying cash only to the extent of foreclosure costs. An opening bid is a credit bid made by the beneficiary which can sometimes be below the total amount due to the beneficiary.

CAN I INSPECT THE PROPERTY INSIDE AND OUT? You may not inspect properties as they may be occupied. There must be no trespassing or contact with the occupants.

WHAT IF A PROPERTY IS NOT SOLD AT THE AUCTION? If a property is not sold to a third party at the auction, the bank or lender will take possession of them.

WILL THE PROPERTY BE FREE AND CLEAR OF ALL LIENS? No, every property will be sold "as is, where is" with all faults and limitations. All prospective bidders should conduct due diligence on properties in which they are interested. We recommend that you seek independent counsel to perform your due diligence in order to fully comprehend the foreclosure process and trustee sales prior to the auction. You may find the title and property information online and determine that property's value based on whether you intend to personally occupy the property, rent it or sell it for profit.

WHEN IS PAYMENT DUE IF I AM THE WINNING BIDDER? Immediately after the bidding for the property closes, you will need to pay the full winning bid amount via cash or cashier's check for the property to the trustee. If you are unable to make the full payment amount, your bid may be rejected and bidding on the property will continue.

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