n****q
发帖数: 464 | 1 Under California Law, your purchase loan is automatic non recourse loan
which
means you can walk away from your home (if it is well below your mortgage
amount), even you have millions $ cash.
Bank can not chase you down in this case!
However, if you did refinance, your loan might be changed to recourse loan.
In this case, the risk of your home purchase would increase a lot!!
Did your loan agent tell you about that? |
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y*******w
发帖数: 5917 | 2 我是越来越糊涂了，贷款40万，现在房子28万，怎么是“贷款数比现在房子的价值低十
几万”？难道40比28低？
不管你在哪个state，美国大部分的mortgage都是non-recourse的，虽然很多州home-
equity loan是recourse的。我住在recourse的州，但是我借过的几个mortgage都是non
-recourse的，你仔细读一下你的loan document应该就能发现是不是recourse的。其实
想一想也知道，如果-recourse州的mortgage都是recourse的话，那么这些州的贷款利
率就会比non-recourse州的利率要显著的低，但是事实上其实相差都不大。当然如果你
住在recourse州，最好是读一下你的文件。 |
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x*******e
发帖数: 1905 | 3 美国的房屋贷款有两种
1. Non recourse loan
针对于自住房，这种贷款银行只能够以房屋作为抵押，房主放弃之后，银行不能够追债
。但是，如果是负资产，银行有损失，这部分债务的免除对于房主来说并不是完全FREE
的，这一部分一般会作为房主的收入上报IRS，因为银行把这个损失打入了自己的成本
从而可以减少IRS的保税。但是在次贷危机的时候，暂时把这个房主TAX的LIABILITY免
除了。
2。recourse loan
一般对于投资房，这种情况，房主断供，银行除了可以收回房屋以外，还可以追债，如
果房主有其他的资产，就必须偿还。当然这要走法律程序，如果成本太高，银行就懒得
搞了。比如负资产就1万块，请律师走法律追债，花销不少。
一般而言，自住房如果REFI了或者转化为出租房之后，non-recourse loan 就会转化成
recourse。 |
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l****n
发帖数: 14 | 4 最近在考虑refinance，在网上作research的时候看到有些关于“recourse loan"和”
non-recourse loan"的讨论。大概意思是第一次的贷款by law基本都是"non-recourse"
的，但是refinance以后就是“recourse"的了。主要的区别好像是如果万一forclose了
，银行有没有权利追讨房产以外的财产。可是看到大家讨论refinance的时候好像没有
关于这个问题。不知我是不是太多虑了。 |
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h*x
发帖数: 207 | 5 It depends on the loan. If it's said a "RECOURSE" loan, the bank has the
right to go after you for the difference.
The following states are non-recourse states for most residential mortgages:
Alaska, Arizona, California, Hawaii, Minnesota, Montana, Nevada (for most
residential mortgages initiated from October 2009 onward) North Carolina,
North Dakota, Oklahoma, Oregon, Washington
Other states may be non-recourse (they may not try to collect on the
deficiency) for certain types of debts. |
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c**i
发帖数: 6973 | 6 Michael J Ybarra, Man On a Quest; For one era, a saint and martyr; for
another, a racist and imperialist. Wall Street Journal, June 2, 2011
http://online.wsj.com/article/SB1000142405270230406650457
6347721603459128.html?mod=WSJ_Books_LS_Books_5
(book review on Frank McLynn, Captain Cook; Master of the Sea. Yale Univ
Press, 2011)
Note:
(a) James Cook (1728-1779)
http://en.wikipedia.org/wiki/James_cook
His first two voyages were circumnavigation. In his third voyage, he was
killed at Hawaii and hi... 阅读全帖 |
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f******d
发帖数: 2394 | 7 居然没有人知道美国房屋贷款是Non-Recourse Loan。抵押物就是房屋本身，银行无权
追索屋主其他财产。连破产都不需要。中国和香港一样，都是Recourse Loan。 银行可
以无限追索屋主所有财产，包括未来收入。更不用说中国不能破产。所以当年香港才有
所谓负资产。这个是真的负资产。不像美国，交了房子，银行还可能有巨额存款。 |
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f******d
发帖数: 2394 | 10 美国房子是Non-recourse loan, 付不起月供把钥匙寄回给银行就两清了。中国和香港
一样是recourse loan. 交了房子也没用，需要还债到生命的最后一天。跳楼百万，这
是中央决定涨价去库存那天就定好的国策。 |
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j***1
发帖数: 158 | 12 the #1 problem why most of the group projects fail is, trust.
if you believe and trust the general partner then do not question his
credibility, if you think the general partner do not have the background and
credentials then DO NOT invest in him.
1. 1% finder's fee is normal
2. management fee can either be 4% of total collection or 20% of NOI.
3. refi fee, if non-recourse should be no fee, if recoursed, 1% is ok.
Multi family refi, if under 2mil its not worth really not worth it, fees can
be a... 阅读全帖 |
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p********r
发帖数: 1980 | 13 Refinance往往会把贷款从non-recourse变为recourse loan. |
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s*8
发帖数: 1933 | 14 非常感谢您的回答，我也觉得美国好像买房子的一切文书只有签字才有效，我在白纸黑
字中并没有发现什么recourse的条款，感觉应该是不能recourse的。只不过买房子过程
中动不动就是数千块钱的上下，而且所有的agent（包括buyer agent, listing agent
，attorney，mortgage broker）统统是逼迫人越快deal越好，根本不告诉买家实际情
况，所以心中没底，上来问一下看看有没有什么隐藏条款我是不知道的。
,
a |
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n*******e
发帖数: 340 | 15 A MUST READ FOR ALL HOMEOWNERS BEFORE HIRING ANYONE / DON'T BECOME THE
NEXT VICTIM!
WATCH THE VIDEOS BELOW / NEVER TAKE ANYONES WORD WITHOUT CHECKING THEIR
CA. STATE CONCTRACTORS LICENSE
As an owner hiring an unlicensed individual you assume full
responsibility for all phases of your project and its integrity.
Unlicensed individuals most likely carry no Liability Insurance or
Workers Compensation Insurance. What does it mean when they are injured
while on your property ? This means YOU the homeo... 阅读全帖 |
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M**i
发帖数: 19 | 16
non
這事大意不得，一定要找律師（最好還加上會計師），而且要好的有本州執照的律師。
第一個loan可能是non-recourse，home-equity and refinanced loan可能就是recourse，
但需要律師來看才說的準。而且你的mortgage如果被MERSed過，很可能bank根本找不著你的note，
如果你有夠狠的律師搞不好可以幫你弄個free house，還是找個好律師把對策搞清楚再行動。 |
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b***r
发帖数: 233 | 17 non-recourse, 不付月供的话, 银行可以吧房子收了, 但不会去碰你别的财产
recourse, 不付月供的话, 银行把房子收了, 还查你别的财产,拿来抵债.
under |
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n*******y
发帖数: 3337 | 18 Apr 5, 13, 1:09 pm #1
jaytmoore
Join Date: Dec 2011
Location: SFO/SJC/MRY
Programs: AA EXP 792k SPG Gold Chase Private Client
Posts: 173
Chase closes INK Bold and takes more than 380,000 UR's
Balance as of March 26 2013
Previous Points Balance 36X,xxx
+ 1 point per $1 earned on all purchases 2X,xxx
+ Points for Ultimate Rewards Travel 0
+ Bonus points from Ultimate Rewards Mall 0
+ 4 pts per $1 intrnt, cable, phone, ofc sply st xxx
+ 1 point per $1 on hotels & gas stations xxx
- Points... 阅读全帖 |
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b******y
发帖数: 1684 | 19 可以。commercial的很多是以LLC作为holding entity.
你自己（或者加上配偶，如果多人合伙就一起）做guarantor就好了。
然后就查一下guarantor们的credit history，询问asset and annual income.
如果是recourse loan反正最后还是要guarantor们赔差额。
如果是non-recourse loan，lender是估计房子价值怎么着跌也不会低于贷款额，
但是他还是会要查一下guarantor们的credit history，不希望你是习惯性拖欠的主 |
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G*******1
发帖数: 6411 | 20 请问
1）做guarantor跟我自己以个人名义申请mortgage有什么区别吗？比如以LLC申请(我个
人作ganrantor)15万，和我自己申请15万mortgage是不是一样？
2）我个人最多可以申请40万mortgage的情况下，做ganrantor能担保的loan的上限是不
是也是40万？
3）你说的commercial是跟我们平常个人身份申请的mortgage loan有什么区别？利息有
差别吗？
4）lender对于LLC能够借款的上限封顶吗？假如我能有持续的cache flow，是不是
lender会考虑继续给我loan
5）recourse loan和non-recourse loan对LLC来说各有什么有缺点，能不能展开说说。
新手，问题有点多 ^_^ |
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g*****u
发帖数: 14294 | 21 一个博弈的toy problem， 不过没有recourse.
当下的美债问题当然有recourse. Veto后造成Default的责任大头跑不掉。 |
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y****i
发帖数: 17878 | 22 BTW, after a refinance your mortgage becomes from non-recourse to recourse
debt
not that it is the worst thing in the world, rather, it is something you may
want to be aware of. |
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a****t
发帖数: 7049 | 23 The lien is placed against the specific house as collateral, but unless it's
a non-recourse loan, you still owe the bank money if the collateral's value
is less than the debt owed.
Refinanced loans in California, equity loans, loans made to investment
properties, are probably recourse loans, so indeed with a court order, the
bank can come after other assets. It's just a little less automatic. |
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p********l
发帖数: 259 | 24 不是说看你有没有refinance过吗？据说original loan是non-recourse的，但
refinance loan是recourse的。 |
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n******h
发帖数: 2482 | 25 That's exactly what re-fin does. It converts non-recourse loan to recourse
loan. |
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t*s
发帖数: 383 | 26 从 non-recourse 变成 recourse 不用考虑么
， |
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z*********a
发帖数: 335 | 28 The Ideal Mortgage Amount Is $1 Million Dollars (If You Can Afford It)
http://www.financialsamurai.com/the-ideal-mortgage-amount-is-1-million-dollars/
Whoah, that’s crazy! I can hear some of you who don’t live in an expensive
part of the world say. Meanwhile, some of you are surely thinking you can’
t get anything livable with a $1 million mortgage. The ideal mortgage amount
of $1 million is based on the premise that the ideal income for maximum
happiness is $200,000 per person.
Back in 2002, a ... 阅读全帖 |
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a**********6
发帖数: 253 | 30 结果出来了，是选择C
因为without recourse，意味着receivable售出就没有所有权了，无论是否能收到钱都
没有关系了。所以选择C。
如果是with recourse,就应该选择A。
谢谢上面的姐妹回复了 |
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i***s
发帖数: 39120 | 31 Yichun Xu, a 19-year-old community college student from China, is being arraigned on four counts of vehicular assault for a high speed crash on a residential street in Des Moines on Nov. 10, 2012. He is at the The Norm Maleng Regional Justice Center in Kent. The driver of the car he hit later died. At left is his interpreter, at right is defense attorney Scott Leist, who blocked the media from photographing his face. Judge Mary E. Roberts presided over the arraignment.
根据美国媒体报道，该名中国留学生在去年11月10日驾... 阅读全帖 |
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w***s
发帖数: 15642 | 32 呵呵，很有意思，学习了。正好最近看了些美国独立战争时期的文章和文物，也来分享
一下。
弗吉尼亚宪章是1776年6月12日通过的，Thomas Jefferson未能参与的原因是他当时远
在Philadelphia参加第二次大陆会议，并于6月11日加入了the Committee of Five来起
草独立宣言。因为这个五人小组没有留下任何讨论/文字记录，所以关于独立宣言的具
体起草过程很难给出一个完整轮廓。比较确定的说法是Adams建议由Jefferson来起草而
不是他自己；Franklin给出了四十多处修改。如果说在这短短不到一个月的时间内，
Jefferson/Adams/Franklin这些人都深深受到刚刚发布的弗州宪章的影响，似乎有些武
断。
再说说弗州宪章。Jefferson一生中错过了两次书写Constitution的机会，这是第一次
。但是他并非全无准备；有史料证明，他曾经提交过一份弗州宪章的草稿，但是因为草
稿到达时弗州宪章已经生效，他的草稿从来没有被采纳过。在这份草稿里，他有一系列
对乔治三世的指控，与独立宣言中的一系列指控十分相似。参见
http://www.hi... 阅读全帖 |
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c*****1
发帖数: 3240 | 33 ☆─────────────────────────────────────☆
sailor2 (水手) 于 (Wed Aug 15 16:04:45 2012, 美东) 提到:
乔治•梅森是美国独立战争时期重要的思想家、政治家，也是弗吉尼亚权利法案
的撰写人。但因为他后来拒绝在美国宪法上签字（原因下面详述），他的贡献常常被人
们忽视。关于梅森的传记非常少，而据我所知，中文的译本更是没有。
同时期但稍后的由托马斯•杰弗逊起草的独立宣言，现已是美国历史上最重要的
文件之一，但其中的很多思想其实来自于弗吉尼亚权利法案。比如说我们来对比弗吉尼
亚权利法案的第一条和独立宣言的导言：
弗吉尼亚权利法案第一条
1. That all men are by nature equally free and independent, and have certain
inherent rights, of which, when they enter into a state of society, they
cannot, by any compact, depriv... 阅读全帖 |
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w*******e
发帖数: 271 | 34 【 以下文字转载自 USANews 讨论区 】
发信人: whitehole (), 信区: USANews
标 题: 特朗普爷爷112年前信件曝光
发信站: BBS 未名空间站 (Thu Mar 9 13:24:53 2017, 美东)
当年一个“美漂”的德国人给德国王子写了一封信，恳求王子不要把他全家驱逐出境，
但被王子无情拒绝。
这个德国人不得不带着有身孕的妻子返回美国。
是的，你猜到了故事的结局，这个德国人的孙子是如今的美国总统——唐纳德·特朗普。
3月6日，美国微软—全国广播公司（MSNBC）的名主持人Lawrence O’donnell在《The
last word with Lawrence O’donnell》节目中朗读了1905年特朗普爷爷写给德国巴伐
利亚摄政王子的一封信，这封信没有改变特朗普家族被驱逐的命运，但改变了美国的命
运。
为什么有这封信，我们有必要简略回顾下历史。
据《环球时报》报道，特朗普的爷爷弗里德里希1869年生于德国莱茵兰·普法尔茨州的
小镇卡尔施塔特。1885年，16岁的弗里德里希离开家乡前往美国，先是奔赴纽约投奔自
己的姐姐，之后辗转来到... 阅读全帖 |
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c**i
发帖数: 6973 | 35 (1) To those who do not know a thing, The posting refers to
杭州图书馆对乞丐拾荒者免费开放 引一些读者不满http://mitbbs.com/article/Military/35073075_3.html
, which in turn copied without attribution or authorization from the Jan 19,
2011 issue of 青年时报 in Zhejiang.
(2) I never imagine that this is debatable. Not in US or Taiwan, anyway.
(a) How can you tell a person is a beggar in the first place?
(b) In US, there is a federal constitution.
Fourteenth Amendment to the United States Constitution
http://en.wikipedia.or... 阅读全帖 |
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M*****8
发帖数: 17722 | 36 隐形技术的血泪源头。（ZT）
The tearful origins of China's stealth
By Peter Lee
The recent test flight of China's J-20 stealth fighter has occasioned
certain uproar in international security circles, as well as paroxysms of
joy among China's more nationalistic netizens.
Despite no hard information on its stealthiness or its capabilities beyond
the fact that it was able to take off, fly for 15 minutes, and land, the J-
20 is already serving as justification for heightened concern and its
inevitable adjunct, h... 阅读全帖 |
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t*******h
发帖数: 2882 | 37 大意：
世界粮农组织警告，中国干旱将迫使世界最大小麦生产者（中国）大量进口谷物，使得
市场价格创纪录的攀升。
埃及起义的根本原因，是中国：亚洲的繁荣造成了对谷物的空前需求。
40%的埃及人每天生活费低于2刀--甚至比加沙地带的人害穷。
食品的上涨加重了埃及人对现政权的不满。
埃及不能像中国在1949年一样搞土改，一切已经太晚了。
http://www.atimes.com/atimes/Middle_East/MB10Ak02.html
Chinese weather on Tahrir Square
By Spengler
The late novelist James Clavell had a tiresome habit of driving the plots of
his potboilers into cul-de-sacs, whence he would extricate them with a
natural disaster.
Egypt had its Clavell moment on February 8 when the Food and Agricul... 阅读全帖 |
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y***u
发帖数: 7039 | 39 教义认为的合格的统治者必有的素质是狡猾和使相信 (make-believe， 欺骗)。 这样
的手段， 可以在国际政治活动中， 看出来， 比如说伊拉克有大规模杀伤性武器， 等
等。
The political has nothing in common with the moral. The ruler who is
governed by the moral is not a skilled politician, and is therefore unstable
on his throne. He who wishes to rule must have recourse both to cunning and
to make-believe. Great national qualities, like frankness and honesty, are
vices in politics, for they bring down rulers from their thrones more
effectively and more certainly than the mo... 阅读全帖 |
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w****2
发帖数: 12072 | 40 发信人: youdu (youdu), 信区: Military
标 题: 军版各位，有没有研究过锡安长老教义？
发信站: BBS 未名空间站 (Sat Nov 26 13:15:49 2011, 美东)
对理解过去三百年很有帮助。
http://www.biblebelievers.org.au/przion1.htm#TABLE OF CONTENTS
THE PROTOCOLS DIGEST-ED
Since discourse in the Protocols is often disjointed, we have taken the
liberty of grouping quotations (from Victor Marsden's 1934 edition) in what
seems a logical order of subject. We have also tried to minimize the more
offensive ones. Contemptuous references to goyim (the unfortunate Talmudi... 阅读全帖 |
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m***8
发帖数: 204 | 41 According to the Boston Consulting Group. In China, where nearly half the
population is still rural, just under 1% of households control more than 70%
of the nation's private financial wealth.
http://online.wsj.com/article/SB1000087239639044423310457759357
Entrepreneurs who make it big and land on well-publicized rich lists in
China are more likely to draw government scrutiny, some new research shows.
That can be costly—to the business and the entrepreneur. And while plenty
of highfliers in the ... 阅读全帖 |
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s*****r
发帖数: 11545 | 42 What is more, the loan is non-recourse. LOL |
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b********n
发帖数: 38600 | 43 Here is a realistic scenario:
- This comment thread will be "analyzed" by U.S. intelligence agencies.
- If you say anything positive about Assange, your screen name will be
added to a classified watch list for terrorist sympathizers.
- Intelligence agencies will use their access to Google and Facebook to
easily determine your identity.
- If you continue acts of resistance to the American Empire, no matter how
small, you will find that you can no longer board an airplane. TSA will not
be able to ... 阅读全帖 |
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l*****r
发帖数: 2123 | 44 http://seattletimes.com/html/localnews/2020474352_chinesebailxm
A Chinese national who faces a vehicular-homicide charge for a Nov. 10
accident that left one woman dead and three injured in Des Moines has been
freed on bail after his family posted a $2 million cashier’s check.
Yichun Xu, 19, allegedly drove his newly purchased Mercedes-Benz at freeway
speeds through residential areas of Des Moines and ran through a stop sign,
crashing into another car.
The other driver, Brenda Gomez-Zapata, 25, ... 阅读全帖 |
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s*****r
发帖数: 11545 | 45 泡沫肯定是有的，但是没那么恐怖。
这些老美对中国人的特点不了解。
美国有泡沫主要是次贷，一大群本来就买不起房子的人买了房，结果利率一调整，很多
人就撑不下去了，反正贷款是NON-RECOURSE的，自己损失并不大，大不了搬出自己本来
就不配的住处，让全民买单。
中国还没到次贷的地步。而且中国人讲究量入为出，全家供房。不可能出现大规模
DEFAULT的情景。 买房的中国人出现DEFAULT的可能性大吗？没一定经济能力谁敢象美
国人一样买房？DEFAULT的后果如何？能像美国人一样排排屁股走人吗？ 更重要的是中
国有旺盛需求，而且严重的通货膨胀迫使大家只好买房。 |
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s*****r
发帖数: 11545 | 46 估计不会象美帝这那么潇洒吧？ 中国人讲究人死帐不烂， 会有 NON-RECOURSE LOAN
那么美的事？ |
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D**S
发帖数: 24887 | 47 Texas Jury Says It’s Cool To Murder Prostitutes For Not Having Sex With You
http://www.rawstory.com/rs/2013/06/06/texas-jury-says-its-cool-
Via Gawker: This story is beyond belief. Ezkiel Gilbert shot Lenora Ivie
Frago, which initially paralyzed her and then, after nine months, she
finally died. Even though Gilbert admitting killing Frago, the jury
acquitted him. Why? Because he claims he shot her because she wouldn’t
participate in an activity that is banned in the state of Texas.
Gilbert’s... 阅读全帖 |
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s*****r
发帖数: 11545 | 48 Don't be afraid. It is not the end of world.
Landlords want business. You are a good tenant. If your lady friend is
willing to have a novation, the landlord shall be very happy. But, you shall
know that you need to notify your landlord about your intent to move out,
assign or sublease. As a tenant, if you are not specifically released from
liability, you will always be held liable. If your assignee/subleasee does
not pay, you will have to pay. You only have recourse to your subleasee.
You ca... 阅读全帖 |
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r*****2
发帖数: 2682 | 49 Why the Future Belongs to India
Gurcharan Das
In preparing for a much publicised debate in London on the motion 'The
future belongs to India, not China', I was reminded of a conversation with
my mother. She had asked, what is the difference between China growing at a
rate of 10% and India at 8%? I replied that the difference was, indeed, very
significant. If we were to grow at 10% we could save twenty years. This is
almost a generation. We could lift a whole generation into the middle class
twen... 阅读全帖 |
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