Astalegale portal - Online Sales
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USER MANUAL


REAL ESTATE AUCTIONS - OTHER AUCTIONS

 

PROPERTIES

The Astalegale.net Real Estate Auction Portal for the on-line sale of real estate property, enables interested parties to consult court foreclosures and, after registration, to participate in on-line auctions for these properties. The platform allows registered users to participate in foreclosure auctions in a safe and transparent manner. Through the Portal’s home page, the user can consult the procedures for which an on-line auction is envisaged.

To participate in an on-line auction and send in a bid, you must have a certified email box as required by Italian Ministerial Decree No. 32 of February 26, 2015. A certified email box is granted to applicants providing the certified email message identifier issued by their own certified email provider.

If your certified email is not identified, you will need a digital signature device (digital key or smart card) and this must be used when signing all documentation.

Use the filters on the home page to search through the properties published (for example you can search by Region and Province). Then click “Search” to start searching according to the parameters set.

Having identified the property you are interested in, click on the announcement to view the property description page. (Figure 2)

Figure 2

At the top of the property description page, the title of the property is shown along with the town where it is located and, to the right of the main photo, all related information: minimum price, bond and minimum opening bid, deadline for submission of bids, day on which the envelopes will be opened.

The other sections display additional photos of the property along with all documentation made available by the Auctioneer/Receiver (e.g. announcement, ordinance, appraisal, floor plans, etc.), description and address of the property to be auctioned, technical and cadastral data and procedure data.

At the bottom of the property description page, you will also find all references to the Receiver you can contact for further information about the property. (Figure 3)

Figure 3

The “Participate” button on the property description page lets you participate in the on-line auction for the property you are interested in and begin creating your virtual bid envelope.  

If you have not already done so, you must register on the Portal  See “Registration and Portal access” section.

If you are already registered but have not yet logged in, a screen automatically appears where you can enter your username and password. (Figure 4)

After entering your credentials, you can start creating a virtual bid envelope.  See “Creating a bid envelope and participating in an on-line auction” section.

Figure 4

The “Attend auction” button on the property description page lets you attend the selected auction electronically, without participating.  See the “Attend on-line auction” section

To participate in an on-line auction and send in a bid, you must have a certified email box as required by Italian Ministerial Decree No. 32 of February 26, 2015. A certified email box is granted to applicants providing the certified email message identifier issued by their own certified email provider.

If your certified email is not identified, you will need a digital signature device (digital key or smart card) and this must be used when signing all documentation.

 

PORTAL REGISTRATION AND ACCESS

To participate in or attend an on-line auction, you must be registered on the Portal. To register, click on “Access/Register” at the top right-hand side of the home page. (Figure 1)

Enter all required data (fields highlighted in red) on the registration form; then choose the “username” and “password” you will use to log into the Portal.

You can register as an Individual or as a Legal Entity. If you register as a Legal Entity, you must also fill out the “Company Data” section, checking the entry “Legal representative of the company.”

Figure 1

Once the registration form has been completed, read the site rules and the privacy disclosure at the bottom of the page and click “Accept Terms and Create User” to accept the terms and complete the first step in the registration process. (Figure 2)

Figure 2

 

After accepting the site rules and privacy disclosure, the Real Estate Auction Portal automatically sends an email to the address indicated on the registration form containing the link needed to confirm your registration. (Figure 3)

Open the email received and click on the link to complete the account verification procedure. Only after you have clicked on the link and confirmed your registration will you be able to use your “username” and “password” to access the Portal.

Figure 3

 

Accessing the platform

To access the property auction Portal, click on “Access/Register” at the top right-hand side of the page, select “Real estate auctions” and enter the “username” and “password” you selected during registration. (Figure 4)

Figure 4

 

PASSWORD RECOVERY

While accessing the portal, if you experience errors or have forgotten your credentials, you can recover the data by clicking on “Can’t access your account?".

To recover your credentials, enter the email address you used in registration or your date of birth and tax ID/VAT number.

By clicking “Recover” the system will automatically send an email with the personal credentials requested to the address indicated during registration. (Figure1)

Figure 1

 

PERSONAL HOME PAGE - REGISTERED USER

Entering your username and password, chosen during registration, calls up your home page providing direct access to the main functions needed to participate in on-line auctions. (Figure 1)

To participate in an auction and create a virtual bid envelope, click “Create new envelope”.

To view envelopes already created and their send/approval status, click “Envelopes management”.  See “Creating a bid envelope” and “Opening bids and on-line auction” sections

To change your registration data, click “Edit profile”.

In addition, a direct link to your “Messages” area is also available where any unread messages are highlighted.

Figure 1

All the features listed above can also be accessed by clicking the “Reserved Area” and “Messages” buttons on the menu bar.

 

CREATING A BID ENVELOPE

Ref. Italian DECREE no. 32 of 26 February 2015 - Art.12 (How to submit bids and attach documents)

To participate in an on-line auction and send in a bid, you must have a certified email box as required by Italian Ministerial Decree No. 32 of February 26, 2015. A certified email box is granted to applicants providing the certified email message identifier issued by their own certified email provider.

If your certified email is not identified, you will need a digital signature device (digital key or smart card) and this must be used when signing all documentation.

To create a new virtual envelope containing a bid, you must log in using your credentials and then click “Create new envelope”.

From the list of properties, select the one you wish to bid for and follow the 4 steps indicated by Create Virtual Envelope wizard. (Figure 1)

Figure 1

Alternately, a new envelope containing a bid can be created by clicking “Participate” on the description page for the property you are interested in.  See the “Consultation of sales” section - Figure 3.

Step 1: Entering personal data

Specify whether you intend to bid as an Individual or as a Legal Entity and fill out all required information. (Figure 2)

At this stage, if you intend to bid on behalf of another person (to be named), you must also specify whether that person is not an EU national, whether you are the guardian of a minor or civilly-disabled person, and whether concessions are applicable for first-time home buyers. In the subsequent steps, you will be asked to attach certain documents according to what is indicated here.

Click “Continue” to move on to step 2;  

Figure 2

Step 2: Bid

In step 2, enter the data regarding your auction bid.

In the “Bid” section, if the procedure involves several properties, indicate whether you intend to participate in the bidding for other properties under the same procedure and whether the bid is being made by a single or multiple entities. If you wish to make a joint bid with other subjects, you must indicate the total number of bidders;

Caution: if you wish to participate in the bidding for other properties under the same procedure, you must indicate the reference number for the other properties later. Remember always to check the specific conditions indicated in each auction announcement.

Warning: if the bid is made by several subjects, always enclose a copy of the power of attorney, drawn up as an authenticated public deed or private agreement, issued on behalf of the holder of the certified email address by the other bidders. During step 3, the power of attorney must be enclosed in the special section of the virtual envelope.

Enter the bid amount; based on the figure entered, the Portal will automatically calculate the bond to be paid as stated in the auction announcement. Payment of the bond is a mandatory condition required before the bid can be submitted.

It must be pointed out that, if the Court so requires, the amount indicated may be automatically increased by the amount of the stamp duty (€ 16). In addition, check the methods for payment of the bond indicated in the court’s “Sale Order” available on the description page for the particular property.

In the “bond money transfer data” section, you must indicate the money transfer control number (MTCN), the day payment was made and the IBAN code of the account on which the Auctioneer is to refund the bond if another bidder wins the on-line auction for the property.

You can download the precompiled bid presentation form from the “Bid Form” section.

Click “Download bid form” to download the form.

To download the form, all information regarding “bond money transfer data” must be filled in.

For the bid to be judged valid for participation in the auction, the bid form must be completed in its entirety and re-attached to the virtual envelope.

You can fill in any missing information directly from your PC (by filling in the data entry fields) or it can be filled in manually. If completed manually, the form must then be scanned so it can be re-attached to the electronic envelope. If the information in the form is incorrect, it must be corrected before attaching the file to the envelope.

To place the completed form in the envelope, click “Choose File”, select the file using your computer's search window and then click “Upload bid form”.

Attach the transfer slip sent by your bank, or similar proof that the bond has been paid, in the “Bond payment receipt” section.

To load the receipt, click “Choose File”, select the file using your computer's search window and then click “Upload copy of payment”.

Click “Continue” to move on to step 3; (Figure 3)

Figure 3

Step 3: Administrative documentation

Step 3 involves uploading the documentation required to submit the bid.

Download the “Self-certification” required by the regulations, check that data entered are correct and upload the form once more to the pertinent section.

 In addition, a copy of the bidder’s identity document is required and must be uploaded. If the bid is submitted by several parties, the ID document for all the other bidders must be uploaded under “Other documentation”.

If the bid is submitted by a non-EU national, a copy of the person's “Permanent Residence Permit” must be included in the envelope. If you have indicated that you are submitting an offer as the guardian of a minor or civilly-disabled person, you must attach the authorisation issued by the tutelary Judge.

If the bid is instead presented as a Legal Entity, the Portal requires the obbligatory attachment of corporate documentation (Chamber of Commerce or business profile).

Additional documentation deemed necessary to participate in the auction can be attached in the “Additional documentation” section.  

Click on “Continue” to move on to the next step and send in the bid envelope (Figure 4).

Figure 4

Step 4: Sending in the envelope by certified email

Step 4 (final) lets you send in the envelope.

In this step you can see a summary of all documents included in the envelope and choose what method to use to send it by certified email.

Under the provisions of the decree concerning on-line auctions, it must be sent in by certified email message identifier.

Choosing the method for submission:  (Figure 5)

  • Certified email with certification in attachment
  • Certified email with certification in footer
  • Certified email + digital signature

Figure 5

  • 1. If you choose the “Certified email with certification in attachment” option, you must attach the Certified email message identifier issued to the owner of the email box by the provider.

    Click “Choose File”, select the file using your computer's search window and then click “Upload identifier”. (Figure 6)

Figura 6

  • 2. Choosing the “Certified email with certification in footer” option indicates that the email box owner's certified email message identifier is automatically inserted in a footer of the certified email message. CAUTION: You must check with your provider to ensure that such certified email identifier is present within the message.
  • 3. If you choose the “Certified email + digital signature” option, you must digitally sign all documents inserted into the envelope. Make certain that your digital signature device (digital key or smart card) has been connected to the computer and click “Sign documentation”. (Figure 7)

    The portal lets you use integrated signature software, thus making it easier to sign the documentation.

Caution: the system does not launch the integrated signature software if you are using Google Chrome and Mozilla Firefox version 52. To run it, you must use another browser (e.g. Internet Explorer, etc.)

Figure 7

At the prompt, enter the pin for your digital signature device and click “OK” to confirm.

Figure 8

If the documentation signature operation has been successfully completed, the message “Documentation successfully loaded and signed” will appear. To complete the bid submission, click “Generate and send envelope”. (Figure 9)

Figure 9

To send your bid by certified email, you must enter your certified email configuration parameters; these will be requested each time you present a bid. In fact, the Portal does not save a bidder’s certified email credentials.

After selecting your service provider (e.g. SpazioAaste, ArubaPEC, Legalmail, etc.) from the drop-down menu, enter your “username” and “password”.

Click “Generate and send envelope” to complete submission. (Figure 10)

  Figure 10

Enter the reserved area and click on the “Envelopes management” menu to view the envelope you just sent.

You can also check that the message was actually delivered through your Certified email box.

The certified email server will send a Delivery message and an Acceptance message regarding the bid envelope sent to the portal, and this will be displayed in your certified email “Inbox”.

All auction bids must necessarily be sent in by the “Bid Presentation Deadline” indicated in the auction announcement and on the property description page.

 

CONDITIONS OF SALE: OPENING BIDS AND ON-LINE AUCTION

Ref. Italian DECREE no. 32 of 26 February 2015 - Art.12 (How to submit bids and attach documents)

 

Opening bids and on-line auction

At the set time, indicated in the auction announcement, the designated Auctioneer examines all envelopes received.

The bids can either be accepted or rejected in the case of anomalies or irregularities.

You can check the bid submitted by logging onto the Portal, accessing your personal homepage and clicking “Envelopes management”. The third column on that page displays the status of the envelope presented and the outcome of the bid review performed by the designated Auctioneer. (Figure 1)

Figure 1

  

The status and the outcome of the bid review are automatically updated following the operations performed by the Auctioneer when opening the envelopes. (Figure 2)

Once the review has been completed, if the envelope presented is deemed “Valid”, your participation in the auction can continue, otherwise you will be barred from participation.

Figure 2

You can participate in the envelope opening process in real time if you log directly into the Portal. After having logged in and clicked “Envelopes management”, click “Negotiations area” for the property you are interested in.

The Negotiations area cannot be accessed until after the time indicated for the opening of the envelopes.

After clicking on “Negotiations area”, click “Confirm” to confirm your connection. (Figure 3)

Figure 3

During bid opening, when you access the Negotiations area, the status of the auction procedure is updated to read “Envelopes review”. (Figure 4)

Figure 4

The “Envelope opening” section is automatically updated, reporting the operations performed by the Auctioneer: the status of the envelope changes from “Sent” to “Opened”. During the opening process, the "Review outcome” field is also updated. (Figure 5)

Figure 5

  

Once review of the envelopes has been completed, a message appears on the screen indicating whether or not the bid has been accepted for participation in the on-line auction, the auction date and start time and the starting price.

To ensure auction transparency, in the “List of valid bids” section, each participant admitted to the auction sees the bids received and accepted: anonymity is guaranteed using pseudonyms automatically generated by the Portal; the only transparent bid will be your own. (Figure 6)

Figure 6

You can send a personal communication to the designated Auctioneer using the integrated chat window. After typing in your message, click on “Write to the Auctioneer”. (Figure 6)

 

Participating in the on-line auction

The on-line auction starts on the day, at the time and in the manner specified in the auction announcement.

During the auction, you can raise your bid so you can be the highest bidder and win the property being auctioned.

If you are not the highest bidder, the system enables you to automatically raise your bid, indicating the minimum increments to apply (last bid received increased by the minimum increment envisaged for the current procedure). You can change your bid at any time, cancelling your bid and entering a new amount, higher than that proposed.

Click “Bid” to send in your raised bid. (Figure 7)

Figure 7

The system normally prompts you to confirm your bid, thus avoiding sending and entry errors. (Figure 8)

The check is, however, omitted in the final stage of the auction (the last 15 seconds), thus avoiding delays in entry of the last valid raised bid.

Figure 8

The Negotiations Area is automatically updated each time the bid is raised, indicating “You are the highest Bidder” or “You are not the highest Bidder”. The “List of valid bids” is populated displaying the sequence of raised bids received during the auction.

With each bid received, the on-line auction closing time is updated according to a so-called “electronic hour glass” (in case of synchronous and mixed synchronous auctions), it, too, defined in the auction announcement. (Figure 9)

Figure 9

When the time runs out, if no higher bids have been made since the last bid received, the auction closes.

The auction procedure status reads “Closed” and the screen reads “highest bidder”.  (Figure 10)

Instead, for the other participants, the screen reads “You are not the highest bidder”.

The highest bidder must wait for notification from the Auctioneer who, after all due evaluations, awards the property.

Only then will the auction status be updated from “Closed” to “Awarded”.

Figure 10

Some types of auctions envisage a mixed mode: the auction takes place simultaneously on-line and at a designated location. The bidders present in the room can raise the bid and these bids are entered into the portal as required by law. This ensures that users connected on-line will be kept constantly up-to-date on the bids coming from the room. The screen displays the pseudonym “on-site user” each time the bid is raised by someone in the room.

 

ATTEND AN ON-LINE AUCTION

In compliance with current law, you can attend an on-line auction through the Real Estate Auction Portal, without actually competing for the property. By attending an on-line auction, you can view all auction operations on the screen in real time (opening of envelopes and raised bids made by participants).

To watch an on-line auction, you must be registered and logged in.

If you wish to watch the auction, you must send in a request, via the Portal, directly to the Auctioneer by the time indicated in the “Deadline for submission of bids”; this request may be accepted or rejected.

To send a request to attend the auction, enter your reserved area using your username and password.  After identifying the auction you are interested in, call up the description page for the property and click “Attend auction”. (Figure 1)

Figure 1

If your request has been successfully sent, the following message will appear on the screen:

Figure 2

Your message area displays the requests sent. Wait for Auctioneer approval, which will also appear within the same area. (Figure 3)

Figure 3

At the time scheduled for opening of the envelopes, you can enter the auction Negotiations Area and watch all operations: opening of the bids and any ensuing on-line bidding on the property will be updated on the screen.

To access the negotiations area and watch the auction operations, click once more on “Attend auction” on the description page for the particular property. (Figure 1)

 

CERTIFIED EMAIL MESSAGES AND COMMUNICATIONS AREA

The message area — available to registered users who have already logged into the portal's reserved area — contains all messages received and automatically sent by the system or by the Auctioneer during the course of auction operations. The area can be accessed from the menu bar by clicking on “Messages – All messages”.

Any new, as yet unread messages are highlighted in bold face. To read the message, just click on the message itself. (Figure 1)

Figure 1

The messages will be saved within the platform with indication of the texts and the date and time they were sent or received.

 

Certified email communications

In compliance with the Italian Ministerial Regulation governing real estate and property auctions through on-line bidding, when so envisaged by the Regulation, this Portal will also send certified email communications to the certified email address specified at registration.

All other communications are still recorded in the user messages area.

Still in compliance with ministerial regulations, and if a mobile telephone number has been entered in the user profile, some communications may also be received by text message.

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