{"id":2529,"date":"2022-10-20T10:00:00","date_gmt":"2022-10-20T14:00:00","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=2529"},"modified":"2024-04-25T23:18:13","modified_gmt":"2024-04-26T03:18:13","slug":"deed-scam-update-fake-documents-transfer-dead-floridians-houses","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/deed-scam-update-fake-documents-transfer-dead-floridians-houses\/","title":{"rendered":"Deed Scam Update: Fake Documents Transfer Dead Floridians\u2019 Houses"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-large is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/deed-scam-update-1024x458.jpg\" alt=\"\" class=\"wp-image-2530\" width=\"1024\" height=\"458\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/deed-scam-update-1024x458.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/deed-scam-update-300x134.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/deed-scam-update-768x343.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/deed-scam-update-1536x686.jpg 1536w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/deed-scam-update-2048x915.jpg 2048w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>In Daytona Beach, a suspect has pleaded \u201cnot guilty\u201d to organized fraud. The crime involved two homes, stolen by deed fraud, with multiple notaries enlisted as part of the scheme.<\/p>\n\n\n\n<p>The Volusia County, Florida suspect faces a first-degree felony charge, punishable by up to 30 years in prison. He is accused of creating <a href=\"https:\/\/www.deeds.com\/articles\/the-quitclaim-deed-and-fraudulent-real-estate-transactions\/\">fraudulent quitclaim deeds<\/a> indicating that prior property owners (who are dead) had willingly transferred their homes.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Notary Know-How Was Nowhere to Be Found&nbsp;<\/h2>\n\n\n\n<p>In Florida, the person who transfers real estate must sign a deed in front of a notary public and two witnesses. But the notarizations on these deeds didn\u2019t adhere to Florida requirements.<\/p>\n\n\n\n<p>So, how were the notaries used in the scheme?<\/p>\n\n\n\n<p>The con artist, a resident in the area where the people had died, quickly looked up local notaries and went to them with the improper deed. But why did the notaries assist in the fraud? Here are the explanations:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>One notary later claimed not to understand how a quitclaim deed worked, having only been a notary for a year and a half at the time. This person notarized the deed although it was mostly blank, and despite the absence of the owner. Well, the owner\u2019s ghost, given that the named transferor was now deceased. The notary said the suspect found the notary business online; the notary was not in on the action.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Another notary claims to have refused to verify the document, and thinks the fraudster or his accomplice walked off with the rubber notary seal and faked the notarization. In this case, one of the deceased owner\u2019s survivors figured out that fraud was afoot.<\/li><\/ul>\n\n\n\n<p><strong><em>Pro tip:<\/em><\/strong> Homeowners and their representatives can set up property fraud alert messages in Volusia and several other counties in Florida, and in counties in many states nationwide.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Rest in Peace? The Vulnerability of a Deceased Title Holder<\/h2>\n\n\n\n<figure class=\"wp-block-image alignright size-full is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/rest-in-peace-the-deceased-homeowner.jpg\" alt=\"\" class=\"wp-image-2531\" width=\"309\" height=\"334\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/rest-in-peace-the-deceased-homeowner.jpg 412w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/10\/rest-in-peace-the-deceased-homeowner-278x300.jpg 278w\" sizes=\"auto, (max-width: 309px) 100vw, 309px\" \/><\/figure>\n\n\n\n<p>A few days after Charles Gadson died in his Daytona Beach home, the county deed recorder accepted a quitclaim deed that appeared to transfer the home from Gadson to another person. That other person lived across the street. Gadson didn\u2019t know him.<\/p>\n\n\n\n<p>Gadson\u2019s surviving sister says the signature on the deed doesn\u2019t even look like Gadson\u2019s.<\/p>\n\n\n\n<p>Five months later, the suspect evidently sold the Gadson property to another person\u2014a real estate investment business owner, who recorded the new deed in the name of the company. The business owner believed the home was the seller\u2019s inherited property. The business owner began paying property taxes on the home.<\/p>\n\n\n\n<p>Gadson\u2019s distraught sister filed a complaint against the business owner in the Governor Ron DeSantis\u2019s office, attempting to recover the house. Reportedly, neither the local authorities nor the governor\u2019s office took action to help Gadson\u2019s sister.<\/p>\n\n\n\n<p>Finally, the sister decided to call a local investigative news team. The News 6 team tracked down the culprit \u2014 who turned out to be using the same tactics in multiple cases. &nbsp;<\/p>\n\n\n\n<p>The Florida D.A. subsequently filed felony charges against the alleged perpetrator of an organized scheme to defraud. The court date is yet to be determined.<\/p>\n\n\n\n<p>The notary\u2019s commission is reportedly under review.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">\u201cWith Friends Like This\u201d? Deed Forged at the Expense of Suspect\u2019s Incarcerated Friend<\/h2>\n\n\n\n<p>Another deed in the investigation involves an incarcerated \u201cfriend\u201d of the same suspect. After the inmate\u2019s mother died, no one took her name off the house deed. But the imprisoned son considered himself the heir to the family home in Daytona Beach. &nbsp;&nbsp;<\/p>\n\n\n\n<p>Here again, the Volusia County fraudster took advantage of a vulnerable person by fabricating a quitclaim deed. It appeared to be a deed signed over by the mother. But she\u2019d been dead four years on that date.<\/p>\n\n\n\n<p>The notary involved, who owns a mobile notary service, would later tell investigators she did meet the suspect for a deed signing. The notary didn\u2019t go through with the act because she didn\u2019t like that the deed was handwritten, not printed. She says her signature on the quitclaim deed is a fake.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Fraud Avoidance Tip: Take the Late Owner\u2019s Name Off the Title<\/h2>\n\n\n\n<p>When a homeowner dies, surviving co-owners sometimes don\u2019t take any action to update the title. Typical situations (and recommendations) for a survivor look like these:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>A sole owner dies:<\/strong> This house title will go into probate court, which will remove the deceased owner from the title. The personal representative should have the court deed signed and notarized, and recorded in the property\u2019s county.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>A deceased homeowner left no will:<\/strong> State intestacy law directs the assets to relatives. The probate process takes care of removing the name of the deceased owner from the title. Here again, the personal representative deed must be signed, notarized, and recorded.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>The deceased owner held the property as a tenant in common:<\/strong> Here, the deceased person\u2019s ownership interest goes into probate. The probate court takes care of removing the late owner\u2019s name from the title. The personal representative passes the real estate along, as the will (or intestacy law) directs.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>The deceased owner is survived by a joint owner with rights of survivorship or a tenant by the entirety:<\/strong> The surviving joint owner continues to own the property, inheriting the deceased person\u2019s interest by operation of law when the other owner dies. Although there\u2019s no need for probate, the surviving owner should record an affidavit of survivorship, thereby taking the deceased person off the title.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>A surviving spouse co-owned the real estate as community property:<\/strong> The deceased spouse\u2019s or domestic partner\u2019s interest fully passes upon death to the surviving co-owner. Did the couple draw up a community property agreement? Then the surviving co-owner may record it to clear the home\u2019s title without probate. Otherwise, the probate court will transfer the title into the surviving owner\u2019s name.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>When there\u2019s a transfer on death deed:<\/strong> Some states allow for a transfer of real estate to a designated beneficiary automatically, without probate. The procedure upon death is state-based. The beneficiary typically records an official copy of the owner&#8217;s death certificate, accompanied by a state-specific affidavit to accompany the recorded <a href=\"https:\/\/www.deeds.com\/transfer-on-death-deed\/\">transfer on death deed<\/a>.<\/li><\/ul>\n\n\n\n<p>If the house doesn\u2019t go through probate, check state law for what\u2019s required and then take the time to remove a deceased owner from the title by deeding the home over to the beneficiary\u2019s name. Gather up the house title, the documentation of the late owner\u2019s death, the <em>lack of probate affidavit<\/em> form and the <em>preliminary change of ownership report<\/em> (PCOR) form. Expect to pay a county processing fee for recording the transfer of title. Receive the new title deed and keep it safely together with your important documents.<\/p>\n\n\n\n<p>Dealing with title work after a death is hard work \u2014 but it\u2019s important to keep a home\u2019s title safe from fraud. An experienced attorney in your state can provide the necessary guidance for following state and county requirements.<\/p>\n\n\n\n<p><strong>Supporting References<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size\">Mike DeForest for WKMG Orlando Channel 6, a division of Graham Media Group, via <em>ClickOrlando.com<\/em>: <a href=\"https:\/\/www.clickorlando.com\/news\/investigators\/2022\/09\/12\/florida-man-used-fake-deeds-to-take-ownership-of-2-homes-court-records-claim-heres-how\/\" target=\"_blank\" rel=\"noreferrer noopener\">Man Accused of Stealing, Selling Dead Man\u2019s Home Arrested in Volusia County \u2013 News 6 Investigation Prompts Arrest Over Fraudulent Deeds<\/a> (Sep. 12, 2022).<\/p>\n\n\n\n<p class=\"has-small-font-size\"><em>Deeds.com<\/em>: <a href=\"https:\/\/www.deeds.com\/articles\/should-you-remove-a-deceased-owner-from-a-real-estate-title\/\">Should You Remove a Deceased Owner from a Real Estate Title<\/a>? (Sep. 23, 2019).<\/p>\n\n\n\n<p class=\"has-small-font-size\">And as linked.<\/p>\n\n\n\n<p class=\"has-small-font-size\">Photo credits: <a href=\"https:\/\/www.pexels.com\/photo\/a-person-with-handcuffs-holding-a-sign-that-says-fraud-6266506\/\" target=\"_blank\" rel=\"noreferrer noopener\">Tima Miroshnichenko<\/a> and <a href=\"https:\/\/www.pexels.com\/photo\/man-in-brown-crew-neck-t-shirt-sitting-on-black-leather-couch-7821580\/\" target=\"_blank\" rel=\"noreferrer noopener\">RODNAE Productions<\/a>, via Pexels.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>In Daytona Beach, a suspect has pleaded \u201cnot guilty\u201d to organized fraud. The crime involved two homes, stolen by deed fraud, with multiple notaries enlisted as part of the scheme. The Volusia County, Florida suspect faces a first-degree felony charge, punishable by up to 30 years in prison. He is accused of creating fraudulent quitclaim [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[119],"tags":[],"class_list":["post-2529","post","type-post","status-publish","format-standard","hentry","category-deed-fraud"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Deed Scam Update: Fake Documents Transfer Dead Floridians\u2019 Houses - Deeds.com<\/title>\n<meta name=\"description\" content=\"The Volusia County, Florida suspect faces a first-degree felony charge, punishable by up to 30 years in prison. 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