{"id":2700,"date":"2023-01-06T10:00:00","date_gmt":"2023-01-06T15:00:00","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=2700"},"modified":"2024-04-25T23:18:11","modified_gmt":"2024-04-26T03:18:11","slug":"pennsylvania-sues-broker-for-recording-sneaky-liens-on-homes","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/pennsylvania-sues-broker-for-recording-sneaky-liens-on-homes\/","title":{"rendered":"Pennsylvania Sues Broker for Recording Sneaky Liens on Homes"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"354\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/pennsylvania-sues-broker-for-sneaky-liens-1024x354.jpg\" alt=\"\" class=\"wp-image-2701\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/pennsylvania-sues-broker-for-sneaky-liens-1024x354.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/pennsylvania-sues-broker-for-sneaky-liens-300x104.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/pennsylvania-sues-broker-for-sneaky-liens-768x265.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/pennsylvania-sues-broker-for-sneaky-liens-1536x531.jpg 1536w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/pennsylvania-sues-broker-for-sneaky-liens-2048x708.jpg 2048w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>The Harrisburg office of Attorney General Josh Shapiro recently announced a&nbsp;<a href=\"https:\/\/www.attorneygeneral.gov\/wp-content\/uploads\/2022\/12\/2022-12-14-MV-Realty-Timestamped-Complaint.pdf\" target=\"_blank\" rel=\"noreferrer noopener\">lawsuit<\/a>&nbsp;against Amanda Zachman, founder of MV Realty, and the company itself. A.G. Shapiro slammed the company for misleading Pennsylvania homeowners with a so-called Homeowner Benefit Program and recording liens on homes without notice.<\/p>\n\n\n\n<p>MV Realty charges an upfront payment in return for getting exclusive listing rights on homes for 40 years \u2014 in a deal which Pennsylvania\u2019s highest legal officer has declared a scam.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">\u201cUnfair and Deceptive\u201d<\/h2>\n\n\n\n<figure class=\"wp-block-image alignright size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"291\" height=\"291\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/unfair-and-deceptive.png\" alt=\"\" class=\"wp-image-2702\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/unfair-and-deceptive.png 291w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/unfair-and-deceptive-150x150.png 150w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2023\/01\/unfair-and-deceptive-100x100.png 100w\" sizes=\"auto, (max-width: 291px) 100vw, 291px\" \/><\/figure>\n\n\n\n<p>MV Realty targets people through telemarketing, assuring homeowners they needn\u2019t pay anything back to the company \u2014 unless they decide to list their homes on the market. Here\u2019s the rub. MV Realty\u2019s exclusive listing rights bind the homeowner for 40 years. Imagine being locked into an agreement for 40 years. The entire time, you may call only one specific transaction brokerage \u2014 MV Realty \u2014 to sell your home.<\/p>\n\n\n\n<p>While MV Realty can locate potential buyers for the sellers, the homeowners who sign these agreements give up their prerogative to list their homes on the Multiple Listing Service. MV Realty does not negotiate in the best interest of the homeowner. Why not? Because MV Realty plays a broker role only.<\/p>\n\n\n\n<p><em>\u261b<\/em>&nbsp;<strong><em>A transaction brokerage isn\u2019t a real estate agent. Be sure to understand how&nbsp;<\/em><\/strong><a href=\"https:\/\/www.deeds.com\/articles\/your-real-estate-agents-fiduciary-duties\/\"><strong><em>Your Real Estate Agent\u2019s Fiduciary Duties<\/em><\/strong><\/a><strong><em>&nbsp;strengthen your position whenever you may need to list your home.<\/em><\/strong><\/p>\n\n\n\n<p>The Pennsylvania lawsuit alleges that the full contract is \u201cwildly different\u201d from what\u2019s promised over the phone. Homeowners are unlikely to guess that the agreement they\u2019re signing enables the company to place a mortgage lien on homes as an enforcement mechanism.<\/p>\n\n\n\n<p>One Pittsburgh-area homeowner who signed an MV Realty contract recounted: \u201cI was unaware a mortgage was placed on my property until a news reporter showed up at my house the following morning.\u201d<\/p>\n\n\n\n<p>The homeowner also claimed MV Realty didn\u2019t describe the contractual term as lasting 40 years.<\/p>\n\n\n\n<p>Similar stories have emerged from hundreds of Pennsylvanians, painting a picture of systematic exploitation of older and financially stressed people, by offering them cash incentives.<\/p>\n\n\n\n<p>The lawsuit asks the court to:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Void out the mortgages MV Realty placed on Pennsylvania homes.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Order MV Realty Pay to pay back losses to exploited homeowners.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Order MV Realty to stop touting its so-called Homeowner Benefit Agreement in Pennsylvania.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Order civil penalties of $1,000 for each time MV Realty violated the PA Consumer Protection Law ($3,000 per instance, if the exploited person is aged 60+).<\/li>\n<\/ul>\n\n\n\n<p>The lawsuit calls MV Realty\u2019s terms \u201cunfair and deceptive\u201d and contrary to Pennsylvania\u2019s <a href=\"https:\/\/www.attorneygeneral.gov\/wp-content\/uploads\/2018\/02\/Unfair_Trade_Practices_Consumer_Protection_Law.pdf\" target=\"_blank\" rel=\"noreferrer noopener\"><em>Unfair Trade Practices and Consumer Protection Law<\/em><\/a>. Yet this case has much wider significance. MV Realty is active in states other than the Commonwealth of Pennsylvania. \u201cAccording to company statements,\u201d states the lawsuit, \u201cunder Zachman\u2019s leadership, the Homeowner Benefit Program scam has grown substantially from 7,778 homeowners nationwide under contract in 2021 to 32,000 participating homeowner victims as of August 2022.\u201d<\/p>\n\n\n\n<p><em>\u261b <\/em><strong><em>Note: If you are a Pennsylvania homeowner mistreated by MV Realty, the Attorney General\u2019s office urges you to submit an online complaint with the\u00a0<\/em><\/strong><a href=\"https:\/\/www.attorneygeneral.gov\/submit-a-complaint\/consumer-complaint\/\" target=\"_blank\" rel=\"noreferrer noopener\"><strong><em>Bureau of Consumer Protection<\/em><\/strong><\/a><strong><em>. The Bureau\u2019s phone number is 1-800-441-2555. You can also write to <\/em><\/strong><a href=\"mailto:scams@attorneygeneral.gov\"><strong><em>scams@attorneygeneral.gov<\/em><\/strong><\/a><strong><em>.<\/em><\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Eyebrows Raised in Michigan and Elsewhere<\/h2>\n\n\n\n<p>MV Realty unnerved local professionals when it started marketing its&nbsp;Homeowner Benefit Program&nbsp;to northern Michigan homeowners, offering measly upfront payments: from $300 to $5,000. Those who accept these funds get stuck with a 40-year, binding contract. If the owner wants to tap into the home\u2019s equity, and a title search is carried out, the binding right-to-list agreement on the home will show up \u2014 potentially shutting off a homeowner\u2019s financing options.<\/p>\n\n\n\n<p>Granted, home sellers sign exclusive listing contracts with real estate agencies all the time. These are binding promises to let one specific agency market a home. But real estate companies generally don\u2019t call people on the phone, offering to pay lump sums to homeowners in order to impose claims against their hard-earned home equity. And the typical listing agreement only ties a seller\u2019s hands for three or six months, or a year.<\/p>\n\n\n\n<p>And if MV Realty\u2019s customers should need to sell their homes at any point over those four decades, they can only work with an MV Realty broker. They even agree that MV Realty can use their photos in marketing materials. And when the home sells, MV Realty will, of course, take its commission.<\/p>\n\n\n\n<p>There\u2019s a big power gap between the company and its customers. And because MV Realty deals directly with homeowners, these targeted homeowners are getting no professional guidance to help them scrutinize the agreements.<\/p>\n\n\n\n<p>Homeowners in several states have filed legal actions attempting to get out of these agreements. But MV Realty is in a stronger position to spend money going after homeowners than the other way around. Homeowners who try to break free of MV Realty are fined. And they\u2019d better pay \u2014 or else a&nbsp;<a href=\"https:\/\/www.deeds.com\/articles\/how-a-lien-affects-the-real-estate-title\/\">lien for unpaid fees<\/a> will also be slapped on the title. Meanwhile, if the homeowner runs into further financial stress and loses the home to foreclosure, MV Realty will try to take 3% of the property value. &nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">MV Realty\u2019s Home State of Florida Is Also Taking Action<\/h2>\n\n\n\n<p>On Nov. 29, 2022, the office of Ashley Moody, Attorney General of Florida, took legal action against the Florida-based brokerage and its key leaders for \u201c<a href=\"http:\/\/www.myfloridalegal.com\/newsrel.nsf\/newsreleases\/E9E4A2F7281415CE85258909007259EC\" target=\"_blank\" rel=\"noreferrer noopener\">deceptive, unfair and unconscionable business practices<\/a>.\u201d Florida says that MV Realty makes its customers pay \u201c3% of the value of the home to MV Realty, regardless of whether the company ever provides any real estate listing services.\u201d<\/p>\n\n\n\n<p>Florida specifically alleges, among other things:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>MV Realty records a lien on the home spanning 40 years.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>If the homeowner dies, faces foreclosure, or simply wants to cancel the contract, MV Realty claims 3% of the home\u2019s value.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The company has a habit of \u201cabusive and deceptive\u201d phone calls. The company calls \u201cmillions of people on the National Do-Not-Call Registry\u201d and floods people\u2019s phones with robocalls.<\/li>\n<\/ul>\n\n\n\n<p>The Florida A.G. has asked the court to void MV Realty\u2019s abusive contracts, bar the company from continuing its unfair practices, direct the company to repay exploited customers, and issue civil penalties for the company\u2019s unlawful conduct.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">If a Deal Seems Too Good to Be True\u2026<\/h2>\n\n\n\n<p>MV Realty exploited an astounding number of people before having to face consequences. The takeaway from this story? There are selfish people out there, sometimes organized into companies, on the prowl for homeowner equity.<\/p>\n\n\n\n<p>For a company to deceives homeowners and siphon their home equity is \u2014 as Florida Attorney General Ashley Moody said \u2014 \u201cdisgraceful.\u201d<\/p>\n\n\n\n<p>We all need to recognize this style of predatory behavior, and warn others, especially our elders.<\/p>\n\n\n\n<p><strong>Supporting References<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size\"><a href=\"https:\/\/www.attorneygeneral.gov\/wp-content\/uploads\/2022\/12\/2022-12-14-MV-Realty-Timestamped-Complaint.pdf\" target=\"_blank\" rel=\"noreferrer noopener\">Commonwealth of Pennsylvania v. MV Realty<\/a>&nbsp;(December Term 2022; Case ID: 221201288).<\/p>\n\n\n\n<p class=\"has-small-font-size\">Office of Attorney General Josh Shapiro: <a href=\"https:\/\/www.attorneygeneral.gov\/taking-action\/ag-shapiro-sues-real-estate-brokerage-firm-mv-realty-over-misleading-homeowner-benefit-program\/\" target=\"_blank\" rel=\"noreferrer noopener\">AG Shapiro Sues Real Estate Brokerage Firm MV Realty Over Misleading Homeowner Benefit Program<\/a> (Dec. 14, 2022).\u00a0<\/p>\n\n\n\n<p class=\"has-small-font-size\">Attorney General Ashley Moody News Release: <a href=\"http:\/\/www.myfloridalegal.com\/newsrel.nsf\/newsreleases\/E9E4A2F7281415CE85258909007259EC\" target=\"_blank\" rel=\"noreferrer noopener\">Attorney General Moody Takes Legal Action Against MV Realty for Swindling Florida Homeowners<\/a> (Nov. 29, 2022).<\/p>\n\n\n\n<p class=\"has-small-font-size\">Mardi Link for the <em>Record-Eagle.com<\/em>:&nbsp;<a href=\"https:\/\/www.record-eagle.com\/news\/40-year-right-to-list-contracts-concern-pros-in-real-estate-deeds\/article_c5eb53c2-e75d-11ec-8deb-e73fcf3cc504.html\" target=\"_blank\" rel=\"noreferrer noopener\">40-Year Right-to-List Contracts Concern Pros in Real Estate Deeds<\/a>&nbsp;(Traverse City, Michigan; Jun. 12, 2022).&nbsp;<\/p>\n\n\n\n<p class=\"has-small-font-size\"><em>Deeds.com:<\/em>&nbsp;<a href=\"https:\/\/www.deeds.com\/articles\/selling-your-home-a-few-things-to-know-about-listing-agreements\/\">Selling Your Home? A Few Things to Know About Listing Agreements<\/a>&nbsp;(Jun. 18, 2021).<\/p>\n\n\n\n<p class=\"has-small-font-size\"><em>Deeds.com:<\/em>&nbsp;<a href=\"https:\/\/www.deeds.com\/articles\/cash-for-listing-getting-paid-to-commit-to-a-future-real-estate-broker\/\">\u201cCash for Listing\u201d: Getting Paid to Commit to a Future Real Estate Broker<\/a> (Jul. 8, 2022).<\/p>\n\n\n\n<p class=\"has-small-font-size\">And as linked. Image credits: <a href=\"https:\/\/www.pexels.com\/photo\/law-book-in-a-podium-8730785\/\" target=\"_blank\" rel=\"noreferrer noopener\">Mikhail Nilov<\/a> via Pexels; and the <a href=\"https:\/\/commons.wikimedia.org\/wiki\/File:Seal_of_the_Attorney_General_of_Pennsylvania.svg\" target=\"_blank\" rel=\"noreferrer noopener\">Seal of Pennsylvania.svg<\/a> via\u00a0<a href=\"https:\/\/commons.wikimedia.org\/wiki\/User:Henrik~commonswiki\" target=\"_blank\" rel=\"noreferrer noopener\">Henrik<\/a> (Wikipedia NikNaks Gallery), CC by SA\u00a0<a href=\"https:\/\/creativecommons.org\/licenses\/by-sa\/3.0\/deed.en\" target=\"_blank\" rel=\"noreferrer noopener\">3.0 Unported<\/a>,\u00a0<a href=\"https:\/\/creativecommons.org\/licenses\/by-sa\/2.5\/deed.en\" target=\"_blank\" rel=\"noreferrer noopener\">2.5 Generic<\/a>,\u00a0<a href=\"https:\/\/creativecommons.org\/licenses\/by-sa\/2.0\/deed.en\" target=\"_blank\" rel=\"noreferrer noopener\">2.0 Generic<\/a>\u00a0and\u00a0<a href=\"https:\/\/creativecommons.org\/licenses\/by-sa\/1.0\/deed.en\" target=\"_blank\" rel=\"noreferrer noopener\">1.0 Generic<\/a> (unmodified).<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Harrisburg office of Attorney General Josh Shapiro recently announced a&nbsp;lawsuit&nbsp;against Amanda Zachman, founder of MV Realty, and the company itself. A.G. Shapiro slammed the company for misleading Pennsylvania homeowners with a so-called Homeowner Benefit Program and recording liens on homes without notice. MV Realty charges an upfront payment in return for getting exclusive listing [&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":[92],"tags":[],"class_list":["post-2700","post","type-post","status-publish","format-standard","hentry","category-fraud"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Pennsylvania Sues Broker for Recording Sneaky Liens on Homes - Deeds.com<\/title>\n<meta name=\"description\" content=\"A.G. 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