{"id":1547,"date":"2026-08-03T15:59:37","date_gmt":"2026-08-03T13:59:37","guid":{"rendered":"https:\/\/ff-finanzrecht.com\/lliquidierung-von-vermoegenswerten-liegenschaftsvollstreckung-zwangsvollstreckung\/"},"modified":"2026-08-26T16:32:53","modified_gmt":"2026-08-26T14:32:53","slug":"realisation-of-assets-enforcement-against-real-property","status":"publish","type":"page","link":"https:\/\/ff-finanzrecht.com\/en\/realisation-of-assets-enforcement-against-real-property\/","title":{"rendered":"Realisation of Assets, Enforcement against Real Property, Enforcement"},"content":{"rendered":"\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-145nae-651eae05fb78bdd4dd273144f78011ac\">\n.avia-section.av-145nae-651eae05fb78bdd4dd273144f78011ac{\nbackground-repeat:no-repeat;\nbackground-image:url(https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/hero-blurred.jpg);\nbackground-position:50% 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modern-quote modern-centered  avia-builder-el-2  avia-builder-el-no-sibling  av-inherit-size'><h1 class='av-special-heading-tag '  itemprop=\"headline\"  >Realisation of Assets, Enforcement against Real Property, Enforcement<\/h1><div class=\"special-heading-border\"><div class=\"special-heading-inner-border\"><\/div><\/div><\/div><\/div><\/div><\/div><\/main><!-- close content main element --><\/div><\/div><\/div><div id='av_section_2'  class='avia-section av-qet8u-a4ecfa2daca0efb943b32ae83d31f62a main_color avia-section-default avia-no-border-styling  avia-builder-el-3  el_after_av_section  avia-builder-el-last  avia-bg-style-scroll container_wrap fullsize'  ><div class='container av-section-cont-open' ><div class='template-page content  av-content-full alpha units'><div class='post-entry post-entry-type-page post-entry-1547'><div class='entry-content-wrapper clearfix'>\n<div class='flex_column_table av-9wkhy-53-5aa56aba7ecbec47c4713a653c8e7b9f sc-av_one_third av-equal-height-column-flextable'>\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-9wkhy-53-5aa56aba7ecbec47c4713a653c8e7b9f\">\n#top .flex_column_table.av-equal-height-column-flextable.av-9wkhy-53-5aa56aba7ecbec47c4713a653c8e7b9f{\nmargin-top:0px;\nmargin-bottom:70px;\n}\n.flex_column.av-9wkhy-53-5aa56aba7ecbec47c4713a653c8e7b9f{\nborder-radius:3px 3px 3px 3px;\npadding:0 0 0 0;\n}\n<\/style>\n<div  class='flex_column av-9wkhy-53-5aa56aba7ecbec47c4713a653c8e7b9f av_one_third  avia-builder-el-4  el_before_av_two_third  avia-builder-el-first  first flex_column_table_cell av-equal-height-column av-align-top av-animated-generic left-to-right av-zero-column-padding  '     ><p>\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-m2c7cios-c1800b2d940b550a4b9d0fbf92cce31e\">\n.avia-image-container.av-m2c7cios-c1800b2d940b550a4b9d0fbf92cce31e img.avia_image{\nbox-shadow:none;\n}\n.avia-image-container.av-m2c7cios-c1800b2d940b550a4b9d0fbf92cce31e .av-image-caption-overlay-center{\ncolor:#ffffff;\n}\n<\/style>\n<div  class='avia-image-container av-m2c7cios-c1800b2d940b550a4b9d0fbf92cce31e av-styling- avia-align-center  avia-builder-el-5  el_before_av_textblock  avia-builder-el-first '   itemprop=\"image\" itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/ImageObject\" ><div class=\"avia-image-container-inner\"><div class=\"avia-image-overlay-wrap\"><img decoding=\"async\" fetchpriority=\"high\" class='wp-image-1391 avia-img-lazy-loading-not-1391 avia_image ' src=\"https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/services3.jpg\" alt='' title=''  height=\"1000\" width=\"1000\"  itemprop=\"thumbnailUrl\" srcset=\"https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/services3.jpg 1000w, https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/services3-300x300.jpg 300w, https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/services3-80x80.jpg 80w, https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/services3-768x768.jpg 768w, https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/services3-36x36.jpg 36w, https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/services3-180x180.jpg 180w, https:\/\/ff-finanzrecht.com\/wp-content\/uploads\/2018\/05\/services3-705x705.jpg 705w\" sizes=\"(max-width: 1000px) 100vw, 1000px\" \/><\/div><\/div><\/div><br \/>\n<section  class='av_textblock_section av-msravkb4-4607c08dd4e4612824ac97b79dfd7463 '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class='avia_textblock'  itemprop=\"text\" ><h3><b>How does the compulsory auction of a property actually proceed?<\/b><\/h3>\n<ul>\n<li>A bailiff serves the enforceable judgment or title on you. In addition, the local court (Amtsgericht) must grant the creditor\u2019s application for compulsory auction.<\/li>\n<li>A court-appointed expert proposes a date for the inspection of your property. You may object to that date only on proper grounds \u2014 a medical appointment or a holiday already booked, for example.<\/li>\n<li>At the site inspection the expert examines your property and records both value-enhancing and value-reducing features. The creditors also attend that appointment.<\/li>\n<li>You receive the valuation report containing the expert\u2019s assessment. Study it carefully to satisfy yourself that your property has genuinely been valued fairly and that no value-enhancing aspects have been overlooked. The court will ordinarily allow you up to three weeks to submit proposed amendments to the report.<\/li>\n<li>The local court determines the market value of your property, generally relying on the expert\u2019s report.<\/li>\n<li>The auction date is fixed \u2014 usually three to six months after the decision on market value \u2014 and you are notified of it in writing.<\/li>\n<li>The first auction hearing takes place, although it is rare for the property to change hands on that day.<\/li>\n<li>Further auction hearings follow (seldom more than three) until your property is finally sold.<\/li>\n<\/ul>\n<\/div><\/section><\/p><\/div><div class='av-flex-placeholder'><\/div>\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-9wkhy-50-93767cdd1bceae904c81bc6c685e417f\">\n#top .flex_column_table.av-equal-height-column-flextable.av-9wkhy-50-93767cdd1bceae904c81bc6c685e417f{\nmargin-top:0px;\nmargin-bottom:70px;\n}\n.flex_column.av-9wkhy-50-93767cdd1bceae904c81bc6c685e417f{\nborder-radius:3px 3px 3px 3px;\npadding:40px 40px 40px 40px;\nbackground-color:#f7f7f7;\n}\n<\/style>\n<div  class='flex_column av-9wkhy-50-93767cdd1bceae904c81bc6c685e417f av_two_third  avia-builder-el-7  el_after_av_one_third  avia-builder-el-last  flex_column_table_cell av-equal-height-column av-align-top av-animated-generic left-to-right  '     ><p><section  class='av_textblock_section av-jgrx3l5f-8a36b3c947446d8518a6ac296ef57fb2 '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class='avia_textblock'  itemprop=\"text\" ><p>Every crisis holds within it something of a fresh start. The remark <em>\u201cA crisis is a productive state. One need only rid it of its aftertaste of catastrophe\u201d<\/em> is attributed to Max Frisch. Where a crisis arises, we take the time to examine the position critically and thoroughly, and then work with you to develop a solution that is legally sound and commercially sensible. In out-of-court matters in particular, and above all in commercial mediation, we draw on more than twenty years\u2019 experience to arrive at workable proposals.<\/p>\n<p>Where assets are realised in order to be converted into cash, enforcement is closely bound up with the law of loans and the law of security interests.<\/p>\n<p>In enforcement proceedings the owner has important remedies available, and they should be used.<\/p>\n<p>Where we are instructed on the side of the owner of the charged asset or property, the task is to build a strong and effective defence. The objective must be to avert realisation permanently. That defence must be in place in good time and within the applicable time limits, before realisation can occur. Anyone who waits until realisation has begun, and only then seeks to salvage what can be salvaged, risks having already forfeited significant opportunities to pursue remedies.<\/p>\n<p>Realisation of a property also arises on death, whether voluntarily or sometimes involuntarily. Here the firm FF FinanzRecht\u00ae \u2014 including in its role as executor \u2014 serves as a protective shield for the heirs, so far as this also accords with the wishes of the deceased.<\/p>\n<p>Where a pledged share portfolio, a property given as security or other collateral is subject to compulsory realisation, we act on instruction to resist and avert it, drawing among others on the following remedies:<\/p>\n<ul>\n<li>Where the security holder seeks to realise a share portfolio or other tangible security, an interim injunction and an action for an order restraining realisation may be considered as immediate protective measures, where a sale is imminent or an irreversible loss of ownership is threatened.<\/li>\n<li>Interim protection from enforcement under section 769 of the Code of Civil Procedure (ZPO).<\/li>\n<li>Objection to enforcement measures under section 766 ZPO.<\/li>\n<li>Once real property is at stake, further remedies are advisable: an application to stay the compulsory auction under section 30a of the Compulsory Auction Act (ZVG).<\/li>\n<li>At certain procedural stages, an application for recusal on grounds of bias under section 42 ZPO.<\/li>\n<li>An application for protection from enforcement under section 765a ZPO.<\/li>\n<li>An action opposing enforcement (Vollstreckungsabwehrklage, also known as Vollstreckungsgegenklage) under section 767 ZPO.<\/li>\n<\/ul>\n<p>Above all, it is important to know which measures and remedies a provider of security may deploy during compulsory auction proceedings, and at what point each of them is worth pursuing. To that end we work out a strategic contingency plan in close consultation with the provider of security and implement it by way of an effective remedy. It is incumbent on counsel to identify procedural defects in the enforcement proceedings, to file the necessary applications within time, and thereby to help avert the compulsory auction where that remains possible.<\/p>\n<\/div><\/section><br \/>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-jgf4q5kq-47-701e1fcf4af9e10f36bd57facb787fb4\">\n#top .hr.av-jgf4q5kq-47-701e1fcf4af9e10f36bd57facb787fb4{\nmargin-top:50px;\nmargin-bottom:65px;\n}\n.hr.av-jgf4q5kq-47-701e1fcf4af9e10f36bd57facb787fb4 .hr-inner{\nwidth:50px;\nborder-color:#d3d3d3;\nmax-width:45%;\n}\n.hr.av-jgf4q5kq-47-701e1fcf4af9e10f36bd57facb787fb4 .av-seperator-icon{\ncolor:#072f4c;\n}\n.hr.av-jgf4q5kq-47-701e1fcf4af9e10f36bd57facb787fb4 .av-seperator-icon.avia-svg-icon svg:first-child{\nfill:#072f4c;\nstroke:#072f4c;\n}\n<\/style>\n<div  class='hr av-jgf4q5kq-47-701e1fcf4af9e10f36bd57facb787fb4 hr-custom  avia-builder-el-9  el_after_av_textblock  el_before_av_image  hr-center 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