California Real Estate Fraud Report

Charles Head and Jeremy  Head (aka Mike Head), brother who owned Head Financial in Orange County, have been convicted for scamming $15 million from homeowners at-risk of foreclosure by promising the victims that they can keep them out of foreclosure and repair their credit (mortgage rescue scams, foreclosure fraud).

Charles Head was convicted on four counts of mail fraud; Mike was convicted on two counts. Their crimes were committed between January 2004 and March 2006, according to court documents.

The men used their own friends and relatives to act as straw buyers and gain title to the distressed properties without the homeowners’ consent (title fraud). They then applied for mortgages in order to suck any equity from the properties, as well as divided the rents paid by the homeowners among themselves. Of course, this resulted in the homeowners losing their homes to foreclosure, losing their equity and having their credit ruined.

Previous to the convictions, nine other defendants pleaded guilty.

 “The Head brothers preyed on the victims’ fear of losing their homes and then took advantage of those victims’ predicament to steal from them their last remaining equity in those homes, enriching themselves in the process,” according to U.S. attorney Benjamin Wagner. “As a result of their conduct, many of the victims who looked to the Head brothers for help were evicted and left destitute.”

Read the original article in National Mortgage News.

Blas and Nancy Arreola, a married Turlock couple, have been charged with multiple counts of identity theft, recording false or forged documents, and fraud conspiracy by the California Office of the Attorney General’s Mortgage Fraud Strike Force.

The apparent goal of the alleged fraud was for the Arreolas to forestall foreclosure of their home by the bank. The high amounts requested by the prosecutor for the bails for Blas, 37 and Nancy, 34, are $412,000 and $201,000, respectively – indicated that the Attorney General’s Office considers this to be very, very serious.

Investigator Glenn Gulley of the Stanislaus County District Attorney’s Office indicated in his arrest warrant that the Arreolas were trained in their failed strategy by Jacob and Aide Orona of Highland, which is located in San Bernardino County. The name of the Orona’s business is Document Recovery Forensic LLC. The website, which appears to be dormant, offered “A Life Changing Event” to occur after the reader enrolled in a “Mortgage Note Redemption Seminar” that was held in July 2012. Homeowners would “learn how you may be able to receive a settlement of anywhere up to 80 – 120% of the original amount of your mortgage note.”

The tone of these seminars are related to the settlements the Attorneys General for the 50 states negotiated with the major banks over their robo-signing policies.

According to the Federal Reserve, up to 50,000 homeowners in Stanislaus, San Joaquin and Merced counties may have been entitled to compensation due to banking errors with respect to foreclosures, but the deadline for review was December 31, 2012.

The Arreolas paid several thousand dollars to learn the tactic of selling a percent ”interest” in their two homes to people in bankruptcy. Such a strategy can block foreclosures but the people in bankruptcy never had any idea that the Arreolas and others piggy-backed on their bankruptcy filings and were thus unknowing parties.

Click on these links to get a copy of the Complaint and the Affidavit against the Blas and Nancy Arreloa.

Read the original article in the Modesto Bee.

Two men and a woman in the Santa Rosa area are facing serious charges by the Office of the California Attorney General for allegedly defrauding struggling homeowners (foreclosure fraud).

Ronald Cupp, 58, of Santa Rosa; Randall Heyden, 69, of San Rafael; and Angelle Wertz, 38, of Santa Rosa were arrested  and charged with 57 counts that theft, forgery, notary fraud and recording of false documents through their ”wekillyourmortgage.com” website. Randall Heyden is a licensed real estate broker in Rohnert Park.

The three entrepreneus are alleged to have collected thousands of dollars in upfront fees from $1,000 to $10,000. Cupps’ mortgage company, North Bay Trust Services, was used to fabricate documents that delayed the homeowners’ foreclosure, but according to spokesman Nick Pacillo of the California AG’s Office, did not “kill” the mortgage.

The alleged crimes first were reported to prosecutors in Marin and Sonoma counties but it is still unknown how many homeowners may have been victimized.

“ wekillyourmortgage.com” has been seized by the California Attorney General’s Office in order to both announce the State’s action and to provide a portal through which victims can file complaints. So has North Bay Trust Services.

Read the original article in the Mercury News. There is an updated article in the Press Democrat.

An attorney who served as attorney-of-record in what has been characterized as 130 predatory lending lawsuits has had her license pulled after a California State Bar Court judge accused her of having no remorse in a foreclosure rescue scheme.

Bar Court Judge Lucy Armendariz  heard the case against Sharon L. Lapin, 57, of Greenbrae. Lapin was a contract attorney for the firm known by various names as  US Loan Auditors LLC, US Loan Auditors Inc., My US Legal Services and US Legal Services and was paid $177,000 ($350 per hour) for her services for the period August 2009 through November 2010.

Sacramento-based US Loan Auditors charged homeowners in foreclosure fees to conduct “forensic loan audits” that were supposed to be used to convince lenders to give the homeowners loan modifications. Although the company has since filed bankruptcy and its main web page says it has “closed its doors,” its blog is still live, claiming to have “real clients that love US Loan Auditors.”

State Bar spokeswoman Laura Ernde said that Lapin was “culpable of multiple counts of professional misconduct, including moral turpitude, aiding the unauthorized practice of law, sharing fees with a non-lawyer, participating in a non-legal lawyer referral service, failure to perform legal services with competence, failure to maintain only legal or just actions and failure to avoid representing adverse interests,” according to an article in the Mercury News.

For her part, Sharon Lapin denies the charges, said she is innocent and promises to appeal, saying she “never engaged in a scheme to defraud clients.”

Bar spokesperson Ernde said that since February 2009, the State Bar’s Office of Chief Trial Counsel has been flooded with complaints against attorneys regarding loan modification fraud – 22 have been disbarred and 100 have received other disciplinary action.

Read the original article in the Mercury News, which contains the comments of Judge Armendariz regarding this hearing.

The California State Supreme Court still has to approve the disbarment action. You can read the documents filed with respect to this case by clicking on Sharon L. Lapin.

A former real estate agent from Hacienda Heights is facing serious time in prison after being convicted by a jury of 14 felonies related to a loan modification scam.

Laura Cecilia Carlson, 66, was accused of running a company called Global Team Consulting, which purported to help homeowners reduce the principal to their mortgages. According to prosecutor Dominic Kardum of the Ventura County District Attorney’s Office, she and her employees instead took advance fees from her clients and not only received no services, but in some cases, lost their homes to foreclosure.

It has been illegal to take advance fees for loan modification services since 2009,  when SB 94 was passed.

Kardum obtained convictions against Carlson for consulting fraud, grand theft, filing a forged instrument and money laundering. He had previously obtained convictions against Victoria Santos of Oxnard; Juan Alvarado Cervantes of Los Angeles; and Felipe Carlos Segovia Castro of Los Angeles. Defendant Margie Joanna Vargas, of Orange, avoided trial by pleading guilty to a misdemeanor.

The case was heard before Ventura County Superior Court Judge James Cloninger.

Maria Suarez, a Deputy Real Estate Commissioner with the California Department of Real Estate (DRE), filed an accusation against Carlson in October 2011 seeking to discipline her for her conduct with respect to homeowners Maria Arevalo, RenatoFernandez and Feliciano Betancourt. Laura Cecilia Carlson allowed her real estate salesperson’s license to expire in September 2012.

Read the original article in the Ventura County Star (VC Star).

Victims of fraud committed by a real estate license may be entitled to recover some of their losses from the California Real Estate Recovery Fund, also known as the Real Estate Consumer Recovery Account,  which is run by the DRE. You can read an excellent article about the fund that has been published in Property ID.

Two men who were managers at Westwood-based Direct Money Source (DMS) have been indicted as part of a nationwide investigation dubbed “Distressed Homeowner Initiative” by the U.S. Department of Justice.  The purpose of the nationwide opeation was to target businesses that lured distressed homeowners by promising “foreclosure avoidance” but which allgedly skimmed equity from many of the same homeowners. Over 500 people have been criminally charge in 285 cases filed by the Department of Justice across the country. The DOJ identified a staggering 73,000 homeowners as victims and losses to them and to lenders (loan fraud, mortgage fraud) as exceeding $1 billion.

David Singui, 49, the owner of Direct Money Source, and Aziz Meghji, 35, a DMS manager, were arrested last month and charged with conspiracy, wire fraud, loan fraud, aggravated identity theft and money laundering. Two other locals, Kiet Truong, 27, of Hawthorne, and Starr Smith, 31, face charges all of the same charges in the 42-count indictment except for money laundering.

Commenting on the arrests, United States Attorney André Birotte Jr. said “Shameless con artists seeking to prey on homeowners in financial distress need to know that law enforcement is hot on their trail. The results of this initiative demonstrate that the combined resources of federal, state and local authorities will be brought to the table in a concerted effort to bring fraudsters to justice and protect the nation’s homeowners.”

Read the original article in the Century City Patch and DSNews (Default Servicing News).

The Office of California Attorney General Kamala D. Harris sent out a press release today announcing it has arrested and charged two persons with 41 felonies, including grand theft, burglary, unlawful collection of advance fees, tax evasion and conspiracy in what it terms was “a wide-ranging mortgage fraud scheme.”

The suspects,  Joana Sosa, age 54 of Gardena, and Zoila Ortega, age 31 of Gardena, also face special enhancements for excessive taking and aggravated white-collar crime for losses to victims exceeding $350,000. Sosa and Ortega are alleged to have targeted member of their own community of Spanish-speaking homeowners (affinity fraud, ethnic fraud).

According to Attorney General Harris, “As the mortgage crisis continues, we are seeing a troubling rise in fraud that targets struggling homeowners, including those with limited English language skills.  The predators targeting these victims are ruthless, and I am proud of our prosecutors and special agents for helping to bring them to justice.” Deputy Attorney General David Peyman will be prosecuting this case.

The complaint against Sosa and Ortega accuses them, from 2008 – 2010, of charging their victims advance fees, promising them new mortgage payments they could afford and promising to protect their client-victims from eviction, which is exactly what happened to most of them.

In addition to the Attorney General’s Office / Mortgage Fraud Strike Force, the alleged crimes were initially investigated by the Los Angeles County Department of Consumer Affairs Real Estate Fraud Unit.

From 2008 to 2010, Rudy J. Calderon masqueraded as a foreclosure consultant in the Fresno area, swindling more than a dozen distressed homeowners out of money (loan modification fraud, loan modification scams) and property worth over $300,000.  He promised mortgage relief via loan modifications that would lower payments, principle, and interest rates.  In several instances, he visited victims in their homes and persuaded them to deed their property to him so that he purportedly could either negotiate with lenders or assume the loans himself.  Calderon performed no services and was never licensed to conduct such transactions.

The Fresno County District Attorney’s Office, the California Department of Real Estate (DRE) and the California Department of Justice (DOJ) investigated Calderon; the Attorney General’s Mortgage Fraud Strike Force prosecuted the case; the prosecutor was Leslie Westmoreland.  On March 27, 2010, DOJ agents arrested and jailed Calderon.  On May 14, 2012, pending a preliminary hearing, Calderon pled guilty to the “strike” offense of 1st degree residential burglary and two theft-related offenses.  On June 12, 2012, Calderon was sentenced to four years, eight months in state prison.