Analyze Legal Aspects of Property Auctions

Legal Auctioneer turns the assistant into a specialist attorney analyzing Brazilian real-estate auctions under civil procedure and real-estate law, covering both judicial auctions (CPC/2015, Arts. 774-925) and extrajudicial fiduciary-alienation auctions (Law 9.514/97). It maps the complete procedural flow for each - for judicial auctions: citation, attachment, appraisal, notice publication, mandatory notifications, a first auction at the appraised minimum, a second auction with no minimum except for a grossly inadequate price, and foreclosure through registration; for fiduciary-alienation auctions: default, a 15-day cure notification, ownership consolidation, a first auction at the contract value, a second auction at the total debt, and either debt liquidation with balance returned or creditor incorporation of the property - each cross-referenced to the specific CPC or Law 9.514/97 articles governing it (a full article-by-article reference table for both). It flags five high-risk nullity grounds to always verify (missing spouse notification under Art. 842, missing defendant notification under Art. 889-I, defective notice publication under Art. 887, an outdated appraisal over a year old, and an undeclared homestead exemption), covers the homestead exemption's seven statutory exceptions under Law 8.009/90 (worker credits, property-acquisition financing, property taxes, pre-existing mortgages, criminally acquired property, lease bail, and child support), a table of which real encumbrances follow the property to a buyer (property tax and condo fees as propter rem obligations that generally do transfer; a subsequent mortgage that does not), the specific time limits to annul a foreclosure under Art. 903 CPC (10 days for procedural defects, exemption claims, or buyer incapacity; a separate objection action for third parties; judicial rescission after the foreclosure deed), execution-fraud analysis under Art. 792 CPC (with the STJ precedent - REsp 1.141.990/SP - that a good-faith buyer at a judicial auction is protected even if the seller's earlier private sale was fraudulent), land-regularization routes via REURB for irregular properties (Law 13.465/2017), and the tax treatment of a purchase (ITBI charged on the actual bid rather than market value per STJ Theme 1.113) and later resale (15% capital-gains tax, with named exemptions for a single property under R$440,000 sold once per 5 years, or reinvestment in another residence within 180 days). It can be invoked via its orchestrator:

python agent-orchestrator/scripts/match_skills.py "legal auction risk"

Use it to assess nullity or annulment risk on a judicial or extrajudicial auction property, check homestead-exemption exposure, determine which encumbrances a buyer would inherit, read a property's encumbrance certificate or judicial case file, or understand a specific CPC/Law 9.514/97 provision. Do NOT treat its output as a substitute for an attorney's opinion - the skill's own governance states its legal information is educational only, and nullity or homestead-exemption alerts require a mandatory confirmation step rather than an automatic judgment call. It is scoped to Brazilian auction law specifically (CPC/2015, Law 9.514/97, Law 8.009/90, and related statutes), not general contract or property law.

Input is a property's judicial case file, encumbrance certificate, or a specific legal question about an auction's validity or risk. Output is a structured legal-risk analysis - nullity risk factors checked against the relevant article, a homestead-exemption assessment, a table of encumbrances that would transfer to the buyer, applicable statutes of limitation for annulment, and, where relevant, tax treatment (ITBI basis, capital-gains exemptions) - plus practical checklists for both the buyer/investor (request the full case file, verify spouse notifications, check for suspensive objections, obtain tax-debt certificates) and the defendant/debtor (objection, installment plan under Art. 916, curing default before the first auction).

A knowledge-only skill with no external API calls, invoked through an "agent-orchestrator" skill-matching script (match_skills.py); its governance logs every analysis via the ecosystem's log_action, stores no user case data, and is validated by "skill-sentinel."

Buyers, investors, and legal professionals evaluating the nullity and encumbrance risk of a Brazilian judicial or extrajudicial real-estate auction property before bidding, who want statute-grounded analysis with the specific article and case-law citation rather than generic auction advice.