They are simply venue differences, scheduled for the convenience of both sellers and bidders. Please be aware that some properties selling online may be simultaneously sold live on the lawn or live in the studio auction venues.

Yes. With the exception of the Online Only Auctions, all properties are open the weekend prior to their scheduled auction date. Please visit the property detail page of the website for specific dates, times and directions.

No. All the information we are provided or have available is published on our website, and then finally in the sale day notes you’ll receive at the auction. Institutional and fiduciary sellers (courts, government agencies, banks and trustees) as well as Williams & Williams have typically not occupied the properties being sold so have very little information to provide. Properties are sold "As Is – Where Is" and should be fully inspected prior to bidding.

On most properties, Williams & Williams charges a 5% fee (minimum $1,500 for On-line Only Auction, $2,500 for all others) known as a Buyer’s Premium. This fee is added to the winning bid (also known as the “hammer price”) and is payable as part of the total purchase price of the property.

Example: If the winning bid is $100,000, then the Buyer’s premium is $5,000 ($100,000 x 5% = $5,000). The Buyer’s Premium is then added to the winning bid to calculate the total purchase price ($100,000 + $5,000 = total purchase price of $105,000).

The Buyer’s Premium is used to compensate the Brokers and/or Auctioneer and to cover the costs of sale from pre-auction through closing. It is a standard practice utilized by most auction firms.

Please review the property specific page or the Sale Day Notes to determine if a property has a Buyer’s Premium (or an Auction Services Fee).

On some properties where no Buyer’s Premium is charged, Williams & Williams applies an Auction Service Fee (minimum $1,500 for On-line Only Auction, $3,000 for all others). The Auction Service Fee is not part of the total purchase price and is payable at closing.

The Auction Service Fee is used to compensate the Brokers and/or Auctioneer and to cover the costs of sale from pre-auction through closing.

Please review the property specific page or the Sale Day Notes to determine if a property has an Auction Service Fee (or a Buyer’s Premium).

Williams & Williams provides institutional property sellers different methods of marketing properties. As a result, some properties have a Buyer’s Premium, while others have an Auction Service Fee.

Yes. Properties are transferred by deed prepared by seller (i.e. Special, Bargain and Sale, Quit Claim, U.S. Marshal’s, Trustee’s, etc.) with insurable title as determined by the title/closing company indicated on the contracts, which also prepares and issues a customary owner's title insurance policy. Current year’s property taxes are pro-rated through day of closing as customary.

No. Usually, any mobile or modular home has already been affixed to land and is considered part of the real property. If it has not, however, it will then be conveyed by a hold harmless agreement or quit claim bill of sale. If a separate certificate of title HAS been found or obtained, it will be noted in the disclosure for the property on the website or in the sale day notes.

Yes. The terms of sale which are pre-stipulated will still govern, however, specifically including that the insurable title as prepared and offered by the indicated title/closing company shall be the standard agreed to and accepted by the parties for conveyance and that buyer shall pay all costs already incurred and required by that company.

No. All sales are subject to court or seller approvals that require that the non-revocable offers be delivered to them for execution.

No. The properties are liquidated to the highest bidder subject to approval of the sale and execution of the offers.

Yes. If a Quick Close option is available (see property information or listen day of sale). Buyers can save all title closing costs (usually over $1,500) by paying the purchase price plus services fee and/or any other non-title fees noted in full on day of sale.

No. Whoever is the high bidder must execute the contract in their own name unless they have written proof of being an attorney in fact (a form you can pick up at an office supply store).

Yes. There are no contingencies (i.e. financing, appraisal or inspection) to these sales, however, so you should be pre-qualified by a lender as to the amount you can afford to spend for a property being sold for cash “As Is - Where Is.”

Yes. You must qualify and register per the terms of cooperation and policies published on the website and have proof that you submitted same at least 24 hours prior to the auction. There are no exceptions to this policy.

No. Practically all high bidders close on time, so opportunities to buy a property after an auction are very rare. A high bidder who defaults forfeits their down payment and is additionally liable for all costs and damages incurred to re-sell the property.

No. You will receive confirmation that your bid was accepted from the W&W contact person indicated in your contract.

No. Field service firms secure and maintain properties until closing. Buyers are not allowed to do any work on the property until after closing (filing of the deed).

No. Access or keys are only provided after closing, at which time the buyer should immediately re-key the property. If a professional (insurance inspector, etc.) needs access prior to closing, they should fax a copy of their license to 918.250.1916 and then call the W&W office to arrange access.

Traditionally speaking, there are many ways to determine property value. There is what the seller is asking. There is the value the agent places on comparable properties in the neighborhood. There is the appraiser’s opinion of what a property is worth. At Williams & Williams, the true value of real estate is what a buyer will pay now, in an open and competitive auction environment. There’s a reason so many of the world’s assets are sold via auction. From stocks and bonds, to art and autos, to those forgotten treasures in Grandma’s attic, auctions effectively establish true market value at the most informed and competitive prices available. They can also be conducted quickly.

No. If more than one property is being sold from a sale site the properties may be sold buyer’s choice. This means the “#” of the property does not indicate the order in which it will be sold. Instead, when the auctioneer concludes the bidding, the high bidder (whoever bids the most) will choose which property they’ve bought. They may choose any of the properties in the group and they may also choose more than one. The purchase price bid is per a single property. For example, if the high bid is $50,000 and the high bidder chooses two properties, they pay $100,000 total. After the high bidder makes their choice(s), the auctioneer will open and start the bidding again. The second high bidder does not get to choose; only the high/winning bidder gets to choose and buy. The process is repeated until all properties for that group have been sold. This is done to accommodate bidders who have second and third choices and/or are investors and want more than one property (rather than selling the properties in an arbitrary order, not selected by the buyers).

Studio Auction properties are lotted and grouped in approximately one (1) hour increments. The property detail page will indicate the time range in which each property will sell. It is recommended that you be present at the studio at least one hour before the anticipated selling hour for your property.

After a high bidder has been declared by the auctioneer, they will be asked to sign a high bidder acknowledgement form which will state which property they purchased and what their high bid was. The high bidder and the high bidder acknowledgement form will then be taken to the closing area to fill out the contract.

There is no charge to register for an auction. Each high bidder (buyer) must make a 5% ($2,500 MINIMUM) non-refundable deposit per property at the conclusion of the auction. Electronic wire funds, cash, credit card, check by phone and cashier’s checks are the only forms of payment accepted. Once the seller approves the sale, the deposit will be credited to the contract. The balance of the purchase price and all closing costs are due within 30 days. Closing costs generally total about $1,500 and include title exam, title policy, closing fee, filing costs and any other fees noted. A services fee of $3,000 is also due for the local services provided pre-auction through the closing. Deposits will not be forwarded to any title company, or other party, for closing until Williams & Williams bank has received cleared funds for the deposit.

Yes. All down payment funds are deposited in less than 24 hours of the auction, so you should transfer funds into your checking account prior to the sale (if a sale is not approved, down payment is immediately returned).

You must first create a profile and receive your user name and password. It is FREE and only takes a few minutes. Next find the property you wish to bid on and click the "Bid Now" button. Complete the simple registration and accept the terms of the sale. You will receive a bidding approval within 24 hours.

A credit card is required to register for bidding to ensure you are of legal age to purchase real estate and confirm identity. No charges will be billed to your credit card although some banks will hold the $1 credit in a pending account for up to 30 days. Please see your bank for details. The name on your credit card must match the profile information you provided during registration. An email will be sent to you to confirm you are approved to bid or if additional information is required. Debit cards are not recommended. The verification process debits your account $1 per registration for deposit, but immediately reverses/voids the transaction. Most banks withhold these funds for up to 30 days before returning the funds your account. Williams & Williams does not hold these funds and can not be responsible for your bank's security policies. Please see your bank for details.

Yes. All personal information is strictly confidential, and will not be disclosed to any third party without your consent. It is kept secure and in confidence per our privacy policy.

You must check the box to receive auction alerts from Williams & Williams. You can check any of the following options for how you would like to receive auction alerts: email, postcard or text. Upon completion of your profile information, you will receive a confirmation email with your user name and password.

Yes. Simply click on the “View this Auction” button on the property details page and it will take you directly to the bidding screen. From this page, you can both view the property and current bids as well as register to place your own bid.

There is no charge to register for an auction.

Each high bidder (buyer) must make a 5% non-refundable deposit per property (minimum $2,500) at the conclusion of the auction. Electronic wire funds, credit card, check by phone and cashier’s checks are the only forms of payment accepted. Once the seller approves the sale, the deposit will be credited to the contract.

The balance of the purchase price and all closing costs are due within 30 days. Closing costs generally total about $1,500 and include title exam, title policy, closing fee, filing costs and any other fees noted.

If indicated, a Buyer’s Premium of 5% ($1,500 minimum) shall be added to the high bid to total the purchase price. In the event a Buyer’s Premium is not charged on this property, an Auction Services fee of $1,500 shall apply.

Deposits will not be forwarded to any title company, or other party, for closing until Williams & Williams' bank has received cleared funds for the deposit.

NOTICE: If you are bidding on an On-Location or Studio Auction, deposits and service fees may be different.

There is no limit to the number of auctions that can be bid on at the same time, although you must register and be approved for each auction individually. Once registered you will continue to use the same user name and password for all auctions for which you have successfully registered.

Yes. We do recommend you register at least three days prior to the sale. Please refer to the terms and conditions of each auction for specific details of that auction.

Yes. Each auction will have its own set of terms and conditions that you will need to read, understand and accept prior to bidding. Once registered you will continue to use the same user name and password for all auctions for which you have successfully registered.

Once you have been approved to bid in the auction, a Java Applet will automatically be installed on to your computer. You can then click on the Bid Now Button to go to the bidder screen . When the lot number (#) you are interested in starts you can click on the Bid Button in the middle of the screen. It will show you the amount you are bidding when you click on the button. When you are the high bidder it will say you are the "high bidder" and it will not let you bid against yourself. The bar above the bid button will let you know when the bidding is about to end and when the property has sold. If you are the high bidder you will be contacted to start the closing process following the end of the auction, but less than 24 hours. Click here for a complete tutorial.

Yes, you can place an absentee bid. You must first register as an approved online bidder. Log in and select the property in which you are interested. Place your bid in the MAXIMUM absentee/proxy box, click the "Bid" button and confirm your bid by hitting the "Submit" button. You will receive an e-mail confirming your absentee bid. When the auction starts, the system will automatically raise your bid by the current increment and only if you have been outbid by another bidder. It will not allow you to bid against yourself and will not exceed your maximum bid. You will be contacted with in 24 hours of the auction if you are the high bidder.

You will receive a confirmation email shortly after you register and an email reminder one day prior to the sale. These will give you a link, which will take you directly to the auction. You may also click on the "Bid Now" button on the property page the day of the auction.

Bids may be submitted by clicking the "Place My Bid" button. You may enter the minimum for the next bid or the maximum bid (proxy) you wish to pay. The electronic proxy will automatically increase your bid at predetermined increments to maintain the high bid. It will only raise your bid if you have been outbid by another bidder and will stop when you have won the auction or reached your maximum bid.

If a bid is placed within two (2) minutes of the close of bidding, then another two (2) minute period commences from the time of the last bid until no bids are placed within the next two (2) minutes. The last bid shall be made final.

The bid increments for Online Only Auctions are set as follows: Bids increase at $500 on amounts up to $15,000. Bids increase at $1,000 on amounts up to $30,000. Bids increase at $1,500 on amounts up to $50,000. Bids increase at $2,000 on amounts up to $100,000. Bids increase at $2,500 on amounts up to $250,000. Bids increase at $5,000 on amounts up to $500,000.

Once you click the Place My Bid button the electronic proxy will automatically increase your bid at predetermined increments to maintain the high bid. You can refresh/reconnect your computer and return to the bid page to see if you are the high bidder.

No. By bidding you are representing to Williams & Williams and the seller that you have read and agree to be bound by the terms and conditions for this sale. If you do not agree with any of the terms and conditions DO NOT BID as you will be bound by those terms and conditions.

For security reasons, your legal representative and/or your agent are the only persons allowed to place bids on your behalf.

We recommend you start bidding as soon as the auction begins. The bid page will show the high bidder with each new bid. Refresh your bid page often to see the latest bids and remaining time.

This will happen if another bidder places the same bid but earlier in the auction. Additionally, the sale will be controlled by the auctioneer. The auctioneer reserves the right to regulate bidding and accept or reject any or all bids. Any and all decisions of the auctioneer regarding the order and conduct of the auction shall be the final and absolute without liability to any party.

Within 24 hours (one business day) immediately following the close of the auction, auctioneer or title company shall contact winning bidder (buyer) by electronic mail, telephone or facsimile to provide documents for execution. All purchase documents will be provided to the buyer and buyer will be required to sign and return all purchase documents to auctioneer via overnight delivery. Buyer shall have two (2) business days following the receipt of contract to return all completed documents or shall be subject to paying a liquidated damages amount equal to the down payment.