Analyze Legal Aspects of Property Auctions

This skill equips an AI agent with specialized Brazilian legal knowledge for analyzing real estate auctions (leiloes de imoveis), covering both judicial auctions under the 2015 Civil Procedure Code (CPC, Law 13.105/2015, Arts. 774-925) and extrajudicial auctions arising from fiduciary alienation under Law 9.514/97. It walks through the full judicial auction flow - execution filing, debtor citation (Art. 829), attachment/penhora (Arts. 831-847), appraisal (Arts. 870-878), public notice/edital (Art. 887), mandatory notifications to spouse and creditors (Art. 889), first and second auction rounds, and registration of the arrematacao (winning bid) - and the parallel extrajudicial flow, where a defaulting fiduciary debtor is notified by the property registry, given 15 days to cure the default, and the property is consolidated to the creditor before a first and second auction round. It flags high-risk nullity triggers (missing spouse notification, missing debtor notification, defective public notice, outdated appraisal, undisclosed family-home status), explains which liens and encumbrances (mortgages, unpaid property tax/IPTU, condo fees, usufruct, easements) survive onto the winning bidder, and covers the 10-day and later-stage windows for annulling a completed auction (Art. 903 CPC) and third-party embargoes. It also addresses family-home protection (Lei 8.009/90) and its exceptions, fraud-to-execution analysis (Art. 792 CPC), land-title regularization (REURB, Lei 13.465/2017), compulsory adjudication for uncooperative sellers, digital-asset garnishment (SISBAJUD), and the tax treatment of a winning bid - ITBI transfer-tax base disputes (STJ Tema 1.113) and capital-gains tax on resale, including the exemption for reinvestment within 180 days.

Use it when a user asks about the legal risk profile of a specific judicial or extrajudicial property auction in Brazil - checking notification compliance, appraisal currency, lien survival, or grounds to annul a completed arrematacao. It is also useful for structuring due-diligence checklists before bidding, or for explaining a debtor's remaining legal options (installment payment under Art. 916, curing the default, contesting family-home status). Do not use it for auctions outside Brazil, for general real-estate transactions with no auction component, or as a substitute for a licensed attorney's opinion on an active case - the skill's own governance notes classify its output as educational, not legal advice.

Input is a natural-language question or case description (auction stage, whether notifications were made, property type). Output is a structured legal analysis citing the applicable CPC articles, Lei 9.514/97 provisions, or STJ precedents, plus a risk classification. Four named governance policies gate that output: requires_confirmation forces a confirmation prompt whenever a nullity or family-home risk is flagged, warning_threshold auto-triggers on a HIGH or VERY HIGH risk classification, action_log records each analysis for audit, and rate_limit keeps the skill purely local with no external API calls. It does not store case data.

Distributed as a SKILL.md file usable with claude-code, antigravity, cursor, gemini-cli, and codex-cli; it is knowledge-only and requires no dependency installation. It is designed to complement a set of sibling auction skills from the same author (junta-leiloeiros, leiloeiro-avaliacao, leiloeiro-edital, leiloeiro-ia, leiloeiro-mercado).

Real-estate investors and prospective bidders evaluating judicial or bank-owned auction properties in Brazil, attorneys and paralegals doing auction due diligence, and debtors (executados) trying to understand their remaining legal options before a sale becomes final.