Analyze Auction Notices for Legal and Financial Risks

Edital Analysis skill performs a specialist audit of Brazilian judicial and extrajudicial real-estate auction notices (editais de leilao), extracting and scoring every critical clause across eight blocks. Block 1 identifies and classifies the auction (process number, auctioneer registration, platform, judicial vs extrajudicial, 1st vs 2nd auction). Block 2 verifies the property description against the land registry (matricula), flagging area mismatches or vague descriptions. Block 3 extracts the appraisal value and minimum bid, calculates the discount versus market value, and flags appraisals over 12 months old or values far from market. Block 4 classifies occupancy status (vacant, cooperative debtor, resistant debtor, tenant, invader) with an estimated cost and timeline table for eviction risk. Block 5 checks debt responsibility (IPTU, condo fees, utilities) by parsing the notice's actual wording against an interpretation table (e.g. "sold as-is" implies debts may carry over; "free of encumbrances" implies the buyer does not), plus registered liens like mortgages, prior fiduciary transfer, usufruct, and marine-land forfeiture (laudemio). Block 6 totals acquisition costs: auctioneer commission (5% typical), ITBI transfer tax (2-3% by municipality, with a reference table for major cities), registry costs, and estimated legal/eviction costs. Block 7 checks documentary and legal regularity against Brazilian civil procedure code requirements (publication deadlines, mandatory notifications of debtor/spouse/lienholders, auctioneer credentials). A risk matrix scores seven factors (possession, debts, liens, documentation, legal challenges, appraisal currency, discount depth) 0-2 each for a 0-14 total, classified low/medium/high/very-high risk, feeding a final verdict template with recommended action (bid, bid with caution, wait for 2nd auction, do not bid, or further diligence needed). A separate section covers direct-sale notices from banks (Caixa/CEF, Banco do Brasil, Santander, Itau), which follow a different non-judicial format, including Caixa's FGTS and in-house financing options and the specific risk that "as-is and encumbered" wording means the buyer assumes all debts. A top-10 common-traps table and a full costs worksheet template are included.

python agent-orchestrator/scripts/match_skills.py "analisar edital leilao"

Use this skill when analyzing or auditing a judicial or extrajudicial Brazilian real-estate auction notice (edital de leilao) for hidden risk, dangerous clauses, debt exposure, occupancy status, and true acquisition cost.

Do not use it for tasks unrelated to auction notices, when a simpler tool fits, or when the user needs general-purpose assistance without this domain expertise. The skill is knowledge-based only: it does not access court records directly and analyzes only the information provided about the notice, and it does not store any analyzed notice data.

Inputs: the text or key data of an auction notice (edital), and access to the property's land registry (matricula) if available for cross-checking.

Outputs: a structured audit covering identification, property verification, valuation/discount analysis, occupancy risk, debt and lien exposure, total acquisition cost estimate, documentary regularity checklist, a 0-14 risk score with classification, and a final bid/wait/pass recommendation.

Can be invoked directly or via an orchestrator script (agent-orchestrator/scripts/match_skills.py). Logs each analysis via an action_log for traceability, applies rate limiting, requires user confirmation on a "do not bid" verdict, and auto-flags risk scores above 10/14. Complementary skills in the same auction ecosystem: leiloeiro-avaliacao, leiloeiro-ia, leiloeiro-juridico, leiloeiro-mercado, junta-leiloeiros.

Buyers, investors, and professionals evaluating Brazilian judicial or extrajudicial property auctions who need a systematic risk audit of the auction notice before bidding.