4/19/22 - Ulster County Tax Foreclosure Real Estate Auction

Auctions Terms Are Listed Below... You Can Read Through All The Terms Below. However, iI May Be Easier To Print And Read From The Following Two Links... Either Way, Please Read Through All The Terms As They Are The "Rules" Of The Auction And Apply To All Bidders... Anyone Can Watch The Auction Proceedings, But Anyone Wishing To Register To Be Eligible To Participate In The Auction Will Be Required To Acknowledge And Agree To The Terms Before Registration Can Be Completed.

PRINTABLE BROCHURE - General Terms And Listing Of Parcels
ADDITIONAL TERMS - Printable Supplemental Terms Specific To Online Bidding Platform

TERMS AS OF 3/23/22:

NOTICE OF SALE AT PUBLIC AUCTION OF COUNTY LANDS
LIVE ONLINE BIDDING ONLY AT
WWW.GEORGECOLEAUCTIONS.COM
APRIL 19, 2022

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PRE-REGISTRATION IS REQUIRED
PRE-REGISTER ON OR BEFORE 5:00 PM APRIL 18, 2022 AT
WWW.GEORGECOLEAUCTIONS.COM
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Pursuant to the resolution of the Ulster County Legislature authorizing the sale of the parcels listed, and in the matter of the foreclosure of tax liens by proceeding in rem pursuant to Article Eleven of the Real Property Tax Law by Ulster County, and all of which have remained, for more than three years, unredeemed, and for all of which the County Commissioner of Finance has made and delivered his deed to the County of Ulster for the same. Listed parcels may include properties deemed hazardous, to which the County of Ulster has not taken title. If a bid is accepted with respect to such a parcel, an amended judgment will be obtained to authorize the conveyance of same directly to the successful purchaser and successful purchaser shall agree to fully indemnify Ulster County with respect to such parcel.
Please take notice that in the event a parcel is not redeemed and is thereafter foreclosed, the County of Ulster assumes no responsibility for any personal property located at the foreclosed premises, and any such personal property shall, as of the time the property is thereafter sold at public auction, be deemed abandoned.

TERMS OF SALE

1. The foregoing information and description are complete as far as the records and knowledge of the undersigned indicate. An express condition of this sale is that no warranty or representation is made as to the accuracy of any description or as to title. The County makes no representation that any parcel is free from mortgages, liens, judgments, or encumbrances of any kind; that any building or improvements exist, even though the descriptions may state that the building or improvements exist thereon.

2. Bidders should be aware that where property is located in a village there is the possibility of liens existing due to non-payment of village taxes. Bidders are advised to check on the status of such liens on the date of sale. In addition, any bidder should note that the County may or may not sign agreements with individual Villages to include in the sale the amount of delinquent village taxes. Whether or not such an agreement exists as to any particular parcel or Village may be ascertained from the County Commissioner of Finance on the date of sale.

3. The County Commissioner of Finance reserves the right but shall not be obligated to provide any additional information regarding any parcel on the date of sale. Research should be done prior to auction by prospective bidder.

4. The right is reserved by the undersigned to withdraw any of the aforementioned parcels from such sale at any time before the same are struck down, or to reject any and all bids made at the time of the sale with respect thereto.

5. All purchasers will sign a memorandum of purchase wherein the purchaser affirms that he or she is not acting on behalf of the former owner(s).

6. At the time the premises are struck down, the successful bidder will be required to pay 30% of his/her bid by credit card or debit card, by 5:00 PM April 19, 2022. The successful bidder shall be responsible for the payment of a three percent (3%) buyer’s premium at the time of the deposit. There is a three percent (3%) credit/debit card fee charged on the total deposit with the buyer’s premium included. The balance of the said bid must be paid in person by cash, certified check, cashier’s check or money order(s) to the Ulster County Commissioner of Finance within seven (7) business days. The Department of Finance will contact you to schedule your final payment appointment within 24 hours after the close of the auction. All bid balances must be paid in full at the time of the scheduled appointment or the offer shall be deemed withdrawn and the monies paid will be forfeited. There will be a deed recording fee due along with your bid balance in the amount of $195.00 or $310.00, depending on the classification of the property, for the recording fee for the deed. For properties in the Town or Village of New Paltz, the recording fee is $200.00 or $315.00, depending on the classification of the property.

7. No Recourse. Bidders shall not hold Ulster County and/or George Cole Auctions, Inc. responsible for any failure due to the loss of the internet connection supplied by the Provider.

8. Every bid made at the sale shall be deemed a firm offer to purchase, subject to acceptance or rejection by the Ulster County Legislature in its sole and absolute discretion. If accepted, a quitclaim deed conveying the interest of the County in the parcel of land will be executed and delivered. The successful bidder is subject to the condition and covenant that the said County of Ulster shall in no event be or become liable for any defects in title so conveyed for any cause whatsoever, and no claim or demand of any nature shall ever be made against the said County of Ulster arising from such sale or proceedings leading thereto. In the event any offer is rejected by the Ulster County Legislature, the monies paid there under shall be promptly refunded.

9. Bids will not be submitted to the Legislature until they are paid in full. Transfer gains and E & A forms must be fully completed by a bidder to allow recording of the deed. If bidder fails to comply with these requirements, his/her bid will be rejected, and money returned or forfeited.

10. The opening bid shall be the redemption amount listed for each property except, in instances where the County Commissioner of Finance has established a lower minimum opening bid. Succeeding bids must be made in multiples of at least $100. Interest is not paid on bids rejected by the County Legislature.

11. The purchaser of any of said parcels shall, at the time and place of his/her appointment to settle, sign a memorandum of his/her offer to purchase and an agreement to comply with the terms and conditions of sale herein contained, and to execute transfer gains and E & A forms to allow recording of the deed. When taking title to property in more than one name, please be specific as to the form of ownership you would like the deed to be in, i.e. ( tenants in common, joint tenants with the right of survivorship or in the case of a married couple tenants by the entirety). There are significant differences in each form of ownership, so if one is unsure or has questions, a private attorney should be consulted. If you are taking title in the name of a single or multi-member LLC, all members, managers, and other authorized persons of the LLC must provide their name(s) and address(es). If any member of the LLC is itself an LLC or other business entity, a list of all shareholders, directors, officers, members, managers and/or partners of that LLC or other business entity’s name(s) and address(es) must be provided.

12. Upon the approval of the purchase bid, the deed will be filed with the County Clerk.

13. POSSESSION OF PROPERTY IS FORBIDDEN UNTIL THE DEED IS RECORDED WITH THE ULSTER COUNTY CLERK CONVEYING TITLE TO THE PURCHASER. TITLE VESTS UPON THE RECORDING OF THE DEED.

14. SUCCESSFUL BIDDERS SHALL BE RESPONSIBLE FOR PAYMENT OF 2022-2023 SCHOOL TAXES, ANY VILLAGE OR TOWN WATER AND SEWER RENTS AND ASSESSMENTS, ANY OTHER APPLICABLE CHARGES (INCLUDING BUT NOT LIMITED TO, OMITTED AND PRO RATED TAXES, DEMOLITION CHARGES AND INTEREST AND PENALTIES), AND ALL SUBSEQUENT TAX LEVIES.

15. Evictions, if necessary, are the sole responsibility of the successful bidder once the deed has been recorded in their name.

16. All registered bidders are required to provide proper picture I.D. with a signature.


PLEASE NOTE: Ulster County has a Reacquisition Policy, for residential and commercial properties only, that allows the former owner of a property to buy back their property after a bid has been received but prior to Legislative approval, for an amount in excess of the highest bid at auction plus buyer’s premium including processing fee. If this occurs, the bidder will be reimbursed his/her bid monies paid, including the buyer’s premium with processing fee.

CODES FOR CLASSIFICATIONS
100 AGRICULTURAL, 200 RESIDENTIAL, 300 VACANT LAND, 400 COMMERCIAL, 500 RECREATION & ENTERTAINMENT, 600 COMMUNITY SERVICES, 700 INDUSTRIAL, 800 PUBLIC SERVICES, 900 WILD, FORESTED, CONSERVATION LANDS & PUBLIC PARKS

COUNTY OF ULSTER BY:
Honorable Tracey Bartels,
Chairwoman, Ulster County Legislature

CONTACT INFORMATION:
Burton Gulnick, Jr.
Ulster County Commissioner of Finance
Phone: (845) 340-3297
Website: www.ulstercountyny.gov/finance
AUCTION TERMS SUPPLEMENT REGARDING ONLINE BIDDING FOR APRIL 19, 2022
COUNTY OF ULSTER TAX FORECLOSURE AUCTION

Last Updated: 3/23/22

The Terms herein are a supplement to the terms listed in the “County Of Ulster Public Auction 2022” document which can be found on the County website, and the Auctioneer website www.georgecoleauctions.com.

The terms “GCA” and “Auctioneer” refers to George Cole Auctions - 845.758.9114 www.georgecoleauctions.com mailbox@georgecoleauctions.com , and “CofU”, "us," "we," or "our" as used herein all refer to “County Of Ulster”.

All lots are offered As-Is, Where-Is. All property and every lot for sale in the auction catalog is offered subject to the following terms and conditions, along with any changes that may be published or announced prior to or during a sale by George Cole Auctions, Inc. (GCA).

Unless otherwise indicated in the catalog or at time of sale, George Cole Auctions acts at all times solely as the agent for the seller County Of Ulster.

Time is of the essence as to the timeline when events described herein are scheduled to occur. All sales shall be deemed to occur in New York regardless of the physical location of the buyer, or physical location of the servers or other equipment used facilitate the online bidding.

It is incumbent on the bidder to be aware of auction terms of sale, all policies including payment policies & options, and to be aware of any updated information. “As Of:” dates are placed on every publication to allow the bidder to compare against previously published information in order to know if there have been any updates.

DEFINITIONS:

-FALL OF THE HAMMER: The moment when there are no more bids and the lot is declared sold.

-HAMMER PRICE: The winning bid received for a lot upon the fall of the auctioneer's hammer.

-AUCTION PREMIUM: The amount paid by the buyer as a percentage of the hammer price and in addition thereto. This covers the cost to prepare/host/serve the online auction catalog, conduct registration, the event execution, and post auction invoicing and reporting.

-STARTING BID PRICE: The minimum bid required to start the bidding on a lot, listed as tax amount or opening bid.

-RESERVE: Minimum price at which the lot may be sold, listed as the tax amount, also the Opening Bid.

-BUYER: The person or entity who buys property at auction or private sale.

-CONSIGNOR: The seller, or seller's representative, on behalf of whom property is sold at auction.

-LOT: The single item or group of items offered by us for sale.

-PROPERTY: The item or items comprising an auction lot being offered for sale.

-STRUCK DOWN: When a lot is ordered to be removed from the auction by court order or if the taxpayer pays the taxes owed and buys back their property.

-BUY BACK: When the tax payer pays all of the back taxes to buy back their property.

TERMS OF SALE:

Regarding Purchase of and Payment for Property, The sale of a lot shall be to the highest bidder as determined by the auctioneer, in accord with these Conditions of Sale. Buyer shall pay the Purchase price, as defined herein, and such other fees as may be due, in full, with First Payment being due by 5:00PM Eastern, Tuesday, April 19th, 2022.

THE AUCTION PROCEDURE:

1). REGISTRATION:

1a). Bidders must register online in advance to bid at auction. Prospective bidders may register by clicking the link posted on the auctioneer website www.georgecoleauctions.com.

1b). The Auctioneer / Online bidding platform will not allow any person to bid until registration is completed, submitted, and accepted. Deadline To Register is 5pm Monday, April 18th, 2022

1c). The online Registration Form must be completely filled out and all required materials received by auctioneer before the registration deadline in order to be registered. Additional Materials Required to complete registration are legible front and back copy of valid Driver’s License or Other qualifying State Issued ID, and legible front & back copy of credit card. Email copies of License & Charge Card to mailbox@georgecoleauctions.com. Include your name, username, USPS mailing address wherever you would want to receive official communique and the best EMERGENCY phone number where we can contact you if there is a problem with your registration or bid(s).

1d). The CofU reserves the right at its sole discretion, to refuse anyone the right to register and participate at an auction if the person fails to complete the registration requirements.

2). MODIFICATIONS:

2a). We may, at the commencement of, or during Auction, announce changes in or modifications to the Lot Order, Lot Structure, Combine Lots, Split Lots, Modify the Catalog, Modify Conditions of Sale or descriptions of Property.

2b). REMOVAL OF LOTS: As with In-Person auction proceedings a property is subject to being bought back (overdue taxes paid in full by the taxpayer) at any time prior to the fall of the hammer. Nothing has changed in this regard. It is possible that a lot may be struck down during the auction, or even in the midst of bidding on that actual lot. If the judge calls before the hammer falls on the lot, we must nullify any bids on the lot.

3). ADVANCE BIDDING:

3a). For Bidder’s convenience, advance bidding is available. For strategy, some bidders like to wait until the last second to bid. We have seen some disappointed bidders lose lots because of walking away from the computer at the wrong time, checking in to the auction at the wrong time, forgetting, slow reflexes, internet connectivity issue, etc… Bidders placing advanced bid will know for sure that their bid has been accepted/logged. They will also have the advantage of being the first person at that interval. In the live part of the auction, only the current highest bid is revealed. In the event that a live bidder is bidding against an advance bid, the advance bid has the advantage of being accepted on every increment until the advance bid is exhausted.

4). AUCTIONEER'S DISCRETION: Regarding resolution for discrepancy and errors, the Auctioneer when acting in the interest of, and as agent of CofU has the absolute discretion to;

4a). Pass a lot or withdraw it from sale at any time prior to its actual sale;

4b). Refuse to recognize any bidder in the interest of time or for any other reason;

4c). Refuse to recognize any bid in the interest of avoiding trouble collecting, maintain a peaceable auction event, or for any other reason;

4d). Resolve any dispute between bidders or any doubtful bid by deciding who is the successful bidder or nullifying the auction of the lot. The Auctioneer's decision is binding as to disputes arising at auction. If a dispute arises post sale, our records of the sale shall be conclusive. GCA, CofU, agents and assigns shall be without any liability whatsoever resulting from the exercise of the discretion referred to herein.

4e). Resolve any issue occurring from any error made by auctioneer, recording clerk, or any other staff.

4f). Retract any bid when requested by bidder. Once bids are placed and confirmed, they cannot be retracted by bidders. Bids may be retracted only when the request meets ALL of the following conditions: Request is sent by bidder AND received by Auctioneer by email at mailbox@georgecoleauctions.com no later than 5pm on Monday, April 18th. Bidders enter their Bid, and then are required to confirm their bid. Bidding is open for more than a week, so there is plenty of time to bid correctly. It is the bidders responsibility to make sure they are bidding on the correct lot and to check (and double check) for typing errors BEFORE clicking to confirm the bid is correct. Failure to catch a mistake is not the fault of the computer or incorrect keystrokes. Your account is your responsibility. Do not let pets, young children or anyone else anywhere near your device while it is open to a bidding screen logged-in to your account.

5). RESERVES - Properties are offered for sale subject to a Reserve and terms herein and stated in the County Of Ulster Public Auction 2022 Brochure. In this auction, the Reserve is the Starting Price and has been set to be the same as the tax amount owed unless otherwise noted.

6). POST AUCTION:

6a). PAYMENT: Winning Bidder must complete payment as follows: Invoices will be sent via email to winning bidders following the auction. Winning Bidders will make 2 payments. Winning bidder is required to pay the first payment by credit/debit card, before 5pm the on Auction day. Following confirmation of the initial payment the winning bidder will be contacted to schedule an appt with CofU to complete second payment and sign appropriate documents which will complete the payment process.

6b). FIRST PAYMENT – DAY OF AUCTION. Approximately 1-2 hours following the close of the auction. Invoices will be sent out to the email address in your bidding profile. It is the winning bidder’s responsibility to make timely payment. If invoice is not received within 2 hours from the close of the auction, winning bidders should call the auctioneer for instructions to meet payment deadline.

6c). 1st Payment will be as follows: a) 30% of hammer price + b) Auction Premium which is 3% of the Hammer Price + Payment Processing Fee which is 3% of the amount charged to satisfy the 1st Payment.

Example: $10,000 Hammer price would require a First Payment of 30% of Hammer ($3,000) + Auction Premium (3% of Hammer which is $300 in this example) + Payment Processing Fee (3% of $3,300 which is $99 in this example) So $3,000 + $300 + $99 = $3,399 would be the initial payment due in this example.

6d). We have posted helpful calculation sheets for you here:
EXCEL AUTOMATIC CALCULATION SHEET

MANUAL CALCULATION SHEET

test link [Last Updated Mar 19, 2022]

EXAMPLE CALCULATION FOR 1ST PAYMENT

EXAMPLE		FORMULA	FILL IN
Start With Hammer Price	$10,000	Write In Your Hammer ->	( )
Multiple By 0.30 To Get 30% Of Hammer	x 0.30	x 0.30	x( )
Calculate 30% Of Hammer AND Call This (a)	$3,000	Write in Solution Of Hammer Price x 0.30 ->	( )
Next Use The Hammer Price Again	$10,000	Write In Your Hammer ->	( )
Multiple By 0.03 To Get 3% Of Hammer	x 0.03	x 0.03	x( )
Calculate The Auction Premium & Call This (b)	$300	x 0.03	( )
Now Take (a) - (30% Of Hammer)	$3,000	Write In (a) - (30% Of Hammer) -->	( )
And Add (b) - (Auction Premium)	$300	Write In (b) - (Auction Premium) -->	+( )
To Get Subtotal Of 1st Payment (a+b)	$3,300	Write In The 1st Payment Subtotal (a+b) ->	( )
Now Take The 1st Payment Subtotal (a+b)	$3,300	Write In The 1st Payment Subtotal (a+b) -->	( )
Multiply 1st Payment Subtotal By 0.03 to Get 3%	x 0.03	x 0.03	x( )
Calculate The Payment Processing Charge (c)	$99	Write In The Payment Processing Charge -->	( )
Finally Add (a) 30% Of Hammer	$3,000	Write In (a) 30% Of Hammer -->	( )
To (b) The Auction Premium	$300	Write In (b) Auction Premium -->	( )
And (c) Payment Processing	$99	Write In (c) Payment Processing -->	+( )
(a+b+c) Gives Total Required 1st Payment	$3,399	Calculate (a+b+c) -->	( )
Need A Helping Hand? Click To Download This Handy Excel Automatic Calculation Sheet or a Printable Manual Calculation Sheet. Both make it easy to figure what your final cost will be!

6e). The First Payment is due by 5:00PM Eastern on Tuesday, April 19th, 2022 and must be made by Credit/Debit - Major Cards Accepted VISA/MC/AMEX/DISC or Paypal. Winning Bidders can pay electronically through their invoice or contact George Cole Auctions to facilitate payment over the phone. By registering to participate in our auction. In the event that online payment fails or processors refuse to process the card used to attempt the First Payment electronically, buyer must complete First Payment immediately directly to Auctioneer. 845.758.9114

6f). The 2nd/Final Payment will be as follows: Following completion of first payment, Winning Bidders will be contacted to complete the Second Payment. Second Payment will be in person with the CofU to pay the balance due for the Hammer Price (Hammer Price x 0.70) + deed recording fee (New Paltz Town/Village $200 or $315… Everywhere else $195 or $310) and sign necessary paperwork. Deadline for completion will be scheduled for immediate in-person appointments.

7). These Terms are a supplement to the terms listed in the “County Of Ulster Public Auction 2022” document which can be found on the County website, or the Auctioneer website www.georgecoleauctions.com.