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dave20063
Dec 12, 20243 min read

Buying Commercial Bank Foreclosure Properties in BC




What You Need to Know

Recently I have come across some bank foreclosure commercial properties 2 of which I have put on the bottom of this article.  I had a client buy a property earlier this year and it got me curious to learn more about the process.  Here is what I learned and I want to share with you. 


Purchasing a bank-foreclosed property in British Columbia (BC) can present opportunities to acquire real estate below market value. However, the process is complex and comes with unique considerations. Here's what you need to know:

1.Understanding the Foreclosure Process in BC

  • Judicial Foreclosure System: In BC, foreclosures are typically processed through the judicial system. This means that the court oversees the sale of the property.

  • Order for Conduct of Sale: The lender obtains this order from the court, allowing them to list the property for sale, usually through a real estate agent.

  • Redemption Period: The borrower has a period during which they can repay the debt and stop the foreclosure process.

2. The Buying Process

  • Initial Offer: Submit an offer to the listing agent representing the lender.

  • Court Approval: Once an offer is accepted, it must be approved by the court. Other interested buyers can present competing bids at the court hearing.

  • Sealed Bids: Competing offers are submitted in sealed envelopes to the court on the day of the hearing.

  • No Conditions: Offers in court are typically "subject-free," meaning they have no conditions attached (like financing or inspections).

3. Due Diligence

  • Property Sold "As-Is": Foreclosed properties are sold in their current condition. The lender and court make no warranties about the property's state.

  • Limited Access: Gaining access for inspections can be challenging. If possible, arrange a professional inspection before the court date.

  • Title Search: Conduct a thorough title search to identify any liens or encumbrances that may not be cleared during the foreclosure.

4. Financing Considerations

  • Mortgage Pre-Approval: Secure financing beforehand, as you'll need to provide a deposit and cannot have a financing condition.

  • Appraisal Issues: Lenders may be cautious with foreclosed properties, potentially affecting the mortgage amount they are willing to offer.

5. Legal Assistance

  • Hire a Lawyer: Engage a real estate lawyer experienced in foreclosures to navigate legal complexities and ensure your interests are protected.

6. Potential Risks

  • Market Competition: Increased interest can drive the price up, sometimes exceeding market value.

  • Occupancy Issues: The property may still be occupied by the former owner or tenants, and it could become your responsibility to manage their eviction.

  • Repair Costs: Properties may be in disrepair, leading to unexpected renovation expenses.

7. Tax Implications

  • Property Transfer Tax: You'll be responsible for the standard property transfer tax in BC.

  • GST/HST: Goods and Services Tax may apply, especially on new or substantially renovated properties.

8. Insurance Challenges

  • Obtaining Insurance: Insurers may be hesitant to cover foreclosed properties, particularly if they're vacant or in poor condition. Start this process early.

9. Working with Professionals

  • Real Estate Agent: Choose an agent familiar with the foreclosure market to guide you through the process.

  • Mortgage Broker: They can help find lenders comfortable with financing foreclosed properties.

10. Final Considerations

  • Patience is Key: The foreclosure purchase process can be lengthy and unpredictable.

  • Stay Informed: Laws and regulations can change. Keep yourself updated or consult professionals for the most current information.


Take away:

So as you can see depending on the property, buying a bank-foreclosed property in British Columbia can be a worthwhile investment if you conduct thorough due diligence and understand the legal and financial intricacies involved. You will want to engage experienced professionals to assist you, and be prepared for a process that differs significantly from standard real estate transactions.


Here are a couple recent commercial court ordered sales  I have come across this week.

Let me know if you would like more information on any of these or other properties

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