{"id":3898,"date":"2024-04-17T07:04:30","date_gmt":"2024-04-17T11:04:30","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=3898"},"modified":"2024-06-16T10:25:07","modified_gmt":"2024-06-16T14:25:07","slug":"register-of-deeds-blasts-crooks-who-steal-homes-out-from-under-owners-funerals","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/register-of-deeds-blasts-crooks-who-steal-homes-out-from-under-owners-funerals\/","title":{"rendered":"Register of Deeds Blasts Crooks Who Steal Homes Out From Under Owners\u2019 Funerals"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-full is-style-rounded is-style-rounded--1\"><img loading=\"lazy\" decoding=\"async\" width=\"1430\" height=\"777\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/04\/register-of-deeds-blasts-crooks-who-steal-homes.png\" alt=\"\" class=\"wp-image-3899\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/04\/register-of-deeds-blasts-crooks-who-steal-homes.png 1430w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/04\/register-of-deeds-blasts-crooks-who-steal-homes-300x163.png 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/04\/register-of-deeds-blasts-crooks-who-steal-homes-1024x556.png 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/04\/register-of-deeds-blasts-crooks-who-steal-homes-768x417.png 768w\" sizes=\"auto, (max-width: 1430px) 100vw, 1430px\" \/><\/figure>\n\n\n\n<p>The Register of Deeds of Shelby County, Tennessee recently took to a live television newscast to warn the public about <a href=\"https:\/\/www.deeds.com\/articles\/ahoy-there-matey-look-out-for-the-title-pirates\/\">scammers<\/a> scouring funeral listings and obituaries. They\u2019re looking for dead people whose homes they can steal.<\/p>\n\n\n\n<p>They forge deeds. They record bogus title transfers.<\/p>\n\n\n\n<p>Once they have control over their ill-gotten homes, criminals sell them, borrow against them, rent them out, and evict rightful owners. &nbsp;<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Too Easy? Abuse of Quitclaim Deeds Highlighted<\/h2>\n\n\n\n<p><a href=\"https:\/\/wreg.com\/on-air\/live-at-9\/scammers-stalking-funeral-listings-to-steal-property-says-register-of-deeds-willie-brooks-jr\/\" target=\"_blank\" rel=\"noreferrer noopener\">Here\u2019s Willie Brooks<\/a>, taking to the airwaves to talk about protecting some of our most important assets: our homes. Brooks emphasizes criminals\u2019 easy access to <a href=\"https:\/\/www.deeds.com\/quitclaim-deed\/\">quitclaim deeds<\/a> as a threat to owners.<\/p>\n\n\n\n<p>Are quitclaims the problem? No! But the abuse of them is. As our regular readers know, a quitclaim deed is simply a legal document conveying (but not guaranteeing) the home\u2019s title. It\u2019s a good tool to pass homeownership between:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Divorcing partners.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Family members.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Individuals and their businesses or trusts.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.deeds.com\/articles\/owning-property-in-unequal-shares-as-tenants-in-common\/\">Co-owners<\/a>, when one is ready to come off the deed.<\/li>\n<\/ul>\n\n\n\n<p>Quitclaims are easy to use. The downside? Many <a href=\"https:\/\/www.deeds.com\/articles\/quitclaim-forgery-is-snatching-florida-homes-from-seniors-and-dead-people\/\">fraudsters prefer quitclaims<\/a>.<\/p>\n\n\n\n<p>Warranty deeds, in contrast, do come with a guaranty that the transferor stands behind the title\u2019s integrity. But even warranty deeds are used in improper transfers, as technology is making fake documents more believable and easier to create. Either way, when a bad actor goes to record a forged or otherwise improper transfer, ownership is officially gone from the earlier owner. The county will record the deed transfer if it meets all the procedural rules. Under Tennessee law, the county must do so. Under many states\u2019 traditional real estate laws, the county recorder\u2019s role doesn\u2019t include investigating deeds presented to them. &nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Free Title Alert System: County Encourages Residents to Sign Up &nbsp;<\/h2>\n\n\n\n<p>Now, the county\u2019s Register of Deeds, Willie Brooks, Jr., wants residents to know about an important resource: the county\u2019s free Fraud Alert system.<\/p>\n\n\n\n<p>Alert systems are showing up in county after county, as local governments focus on letting deed holders know if anything happens with their deeds. Without such systems, shady actors can sell, borrow against, or slap a lien on a title, without the owner having any idea. &nbsp;<\/p>\n\n\n\n<p>Shelby County\u2019s Fraud Alert system notifies a deed holder within 24 hours if anyone records a claim on the deed. Residents have three ways to sign up: by phone, through the county\u2019s new mobile app, or by logging onto the county\u2019s Fraud Alert webpage and entering their email addresses to get started.<\/p>\n\n\n\n<p>An impressive 19,000 households have already registered for deed fraud alerts in Shelby County, Tennessee.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Seniors Targeted: How Titles Get Chosen by Thieves<\/h2>\n\n\n\n<p>Senior citizens are the most vulnerable targets of quitclaim fraud, says Willie Brooks. Many older adults have held their deeds for decades. They\u2019ve paid their mortgages off. So there\u2019s a lot of equity in their homes. And there\u2019s no lender ready to spot a new recording and contact the homeowner.<\/p>\n\n\n\n<p>Some seniors have moved out of their homes for medical support. Others leave second homes untended. Many die with deeds in their names. Their homes are easy targets.<\/p>\n\n\n\n<p>But how do these deed thieves know which homes fit their profiles?<\/p>\n\n\n\n<p>Bad actors cruise neighborhoods, says Brooks, looking for vacant homes. They comb through funeral listings and obits. Some criminals use obituaries, death certificates, etc. for identity theft purposes.<\/p>\n\n\n\n<p>All of their fraudulent schemes, says Brooks, involve leveraging your grief for their gain.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">In Detroit, Financial Vulnerability Enables Quitclaim Fraud<\/h2>\n\n\n\n<p>This year, <em>Realtor.com\u00ae<\/em> reported on a Detroit case that shows how financially vulnerable deed holders can also be easy victims. Be careful who you trust, this case seems to say.<\/p>\n\n\n\n<p>This federal case involves more than 30 Detroit-area homes. All were stolen with forged quitclaim deeds that transferred ownership to fake companies. The homes were then sold to unsuspecting buyers.<\/p>\n\n\n\n<p>And here\u2019s the zinger. The deed forger held a management position with a charity group meant to help vulnerable people <em>keep<\/em> their homes.<\/p>\n\n\n\n<p>It gets worse still. In this alleged conspiracy involving identity theft, wire fraud, and money laundering, the forger worked with a county employee and a notary to take the deeds from their rightful owners.<\/p>\n\n\n\n<p>Owners chased out of their homes included sick, poor, and older adults.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Proposed in Georgia: Not on My Deed Act<\/h2>\n\n\n\n<p>Claudia Marie lived in Clayton County, Georgia. In April 2022, Marie supposedly signed her deed away to a company known as EBA Capital Inc., which recorded the deed in the county.<\/p>\n\n\n\n<p>On the date the deed was signed and transferred, Claudia Marie had been dead for three months.<\/p>\n\n\n\n<p>Investigative journalists from the Atlanta-area outlet WANF went to Marie\u2019s former home to check things out. Someone was home \u2014 but who?<\/p>\n\n\n\n<p>A police report shows investigators asking the home\u2019s resident, presumably Clark, for identification when they were called to the home in late 2023 by family. The home\u2019s occupant declined to show an ID. Police let the matter go.<\/p>\n\n\n\n<p>Under Georgia law, those who file claims or conveyances with the county deed recorder need not show ID. This is why someone who doesn\u2019t even own a home can transfer the deed. The recently introduced <a href=\"https:\/\/www.atlantanewsfirst.com\/2024\/01\/31\/lawmaker-wants-photo-ids-presented-when-deeds-are-produced\/\" target=\"_blank\" rel=\"noreferrer noopener\"><em>Not on My Deed Act<\/em><\/a> would let Georgia\u2019s county deed recorders ask for a government-issued photo ID before accepting a deed change. State Rep. Mandisha Thomas of South Fulton County introduced the bill after a wave of incidents like Claudia Marie\u2019s case. \u201cI\u2019m baffled,\u201d Thomas stated, that such a law hasn\u2019t been passed before.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">A Florida County Forms Teams<\/h2>\n\n\n\n<p>Unfortunately, Florida\u2019s sunshine laws \u2014 which create transparent, open legal records \u2014 give scoundrels information on whether people dying in Florida have or don\u2019t have heirs. But Broward County\u2019s Property Appraiser&#8217;s Office, located in Fort Lauderdale, now collaborates with Trauma Services\u200b and the Medical Examiner&#8217;s Office to deal with the issue.<\/p>\n\n\n\n<p>Using software that automatically flags unusual activity, these county officials now watch over the homes of people who die. If there\u2019s any change in property ownership, they investigate.<\/p>\n\n\n\n<p>Additionally, the Chief Administrative Judge in Broward County has issued an order to help the victims of title fraud. Their cases will now go into an expedited court process to help people recover their titles ASAP.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Fallback Plan: Does Title Insurance Help? &nbsp;<\/h2>\n\n\n\n<p>County deed fraud alert systems only notify homeowners after the fact. That\u2019s somewhat helpful, because it\u2019s more likely to get a title back through quick action. But getting a title back is still a court process which no one should have to go through.<\/p>\n\n\n\n<p>Some companies offer more than ordinary title insurance, with options known as the <a href=\"https:\/\/ltams.org\/resources\/title-insurance-faqs\/owners-policy-comparison\/\" target=\"_blank\" rel=\"noreferrer noopener\"><em>extended title policy<\/em><\/a> or a <em>homeowner&#8217;s policy of title insurance<\/em> that covers loss of title identity theft and\/or forgery. This is separate from regular homeowner\u2019s insurance.<\/p>\n\n\n\n<p>With the right coverage, a homeowner can make a claim and let the insurer resolve the issue in court.<\/p>\n\n\n\n<p>What if a homeowner isn\u2019t covered for a bogus claim against a title? Calling law enforcement quickly can help, and there are other potential backup mechanisms. If the home was acquired by&nbsp;<a href=\"https:\/\/www.deeds.com\/warranty-deed\/\">warranty deed<\/a>, the seller\u2019s title company may be able to help.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Takeaway: Awareness Matters<\/h2>\n\n\n\n<p>We all need to know what\u2019s going on with our deeds. And counties are stepping up to alert us.<\/p>\n\n\n\n<p>No matter which U.S. state you happen to live in, your county might have (or might be considering) a similar system. Check the website or call your county\u2019s register of deeds learn more.<\/p>\n\n\n\n<p><strong>Supporting References<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size\">Kontji Anthony for <em>WREG News Channel 3<\/em> (Memphis, TN) via <em>WREG.com<\/em>: <a href=\"https:\/\/wreg.com\/on-air\/live-at-9\/scammers-stalking-funeral-listings-to-steal-property-says-register-of-deeds-willie-brooks-jr\/\" target=\"_blank\" rel=\"noreferrer noopener\">Live at 9 \u2013 Scammers Stalking Funeral Listings to Steal Property, Says Register of Deeds Willie Brooks, Jr.<\/a> (published Mar. 4, 2024 by Nexstar Media).<\/p>\n\n\n\n<p class=\"has-small-font-size\">Lisa J. Huriash for the <em>South Florida Sun Sentinel<\/em> via <em>Sun-Sentinel.com<\/em>: &nbsp;<a href=\"https:\/\/www.sun-sentinel.com\/2023\/08\/24\/its-disgusting-as-thieves-steal-dead-peoples-homes-heres-a-new-idea-for-fighting-fraud\/\" target=\"_blank\" rel=\"noreferrer noopener\">As Thieves Steal Dead People\u2019s Homes, Here\u2019s a New Idea for Fighting Fraud<\/a> (Aug. 24, 2023).<\/p>\n\n\n\n<p class=\"has-small-font-size\">Ciara Cummings and Amanda Alvarado for <em>WBTV News <\/em>via <em>WBTV.com<\/em>: <a href=\"https:\/\/www.wbtv.com\/2024\/02\/14\/its-been-really-hard-woman-dies-then-her-familys-home-is-stolen\/\" target=\"_blank\" rel=\"noreferrer noopener\">\u2018It\u2019s Been Really Hard\u2019: Woman Dies, Then Her Family\u2019s Home Is Stolen<\/a> (published Feb. 14, 2024 by WANF Atlanta\/Gray Television, Inc.). &nbsp;<\/p>\n\n\n\n<p class=\"has-small-font-size\">Keith Griffith for <em>Realtor.com<\/em>\u00ae: <a href=\"https:\/\/www.lmtonline.com\/realestate\/article\/deed-fraud-is-on-the-rise-here-s-how-to-protect-19375868.php\" target=\"_blank\" rel=\"noreferrer noopener\">Deed Fraud Is On the Rise. Here&#8217;s How To Protect Your Home<\/a> (Apr. 1, 2024).<\/p>\n\n\n\n<p class=\"has-small-font-size\"><em>Deeds.com<\/em>: <a href=\"https:\/\/www.deeds.com\/articles\/home-buyers-cover-your-assets-choosing-between-standard-and-extended-title-insurance\/\">Home Buyers, Cover Your Assets: Choosing Between Standard and Extended Title Insurance<\/a> (Dec. 11, 2020).<\/p>\n\n\n\n<p class=\"has-small-font-size\">And as linked.<\/p>\n\n\n\n<h3 class=\"wp-block-heading has-small-font-size\"><strong>More on topics: <\/strong><a href=\"https:\/\/www.deeds.com\/articles\/elders-and-real-estate-fraud-a-burgeoning-problem\/\">Seniors targeted for real estate fraud<\/a><strong>, <\/strong><a href=\"https:\/\/www.deeds.com\/articles\/deed-theft-is-a-crime-says-new-york-legislature\/\">New York makes deed theft a crime<\/a><\/h3>\n\n\n\n<p class=\"has-small-font-size\">Photo credit: <a href=\"https:\/\/www.pexels.com\/photo\/photo-of-a-grieving-woman-in-a-cemetery-8865473\/\" target=\"_blank\" rel=\"noreferrer noopener\">RDNE Stock Project<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Register of Deeds of Shelby County, Tennessee recently took to a live television newscast to warn the public about scammers scouring funeral listings and obituaries. They\u2019re looking for dead people whose homes they can steal. They forge deeds. They record bogus title transfers. Once they have control over their ill-gotten homes, criminals sell them, [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":3899,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[119],"tags":[214,1202,1200,806,757,438,267,1201,1203,1199],"class_list":["post-3898","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-deed-fraud","tag-deed-fraud","tag-fraud-alert-system","tag-homeowner-protection","tag-property-theft","tag-quitclaim-deeds","tag-real-estate-law","tag-real-estate-scams","tag-shelby-county","tag-title-fraud","tag-willie-brooks"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Register of Deeds Blasts Crooks Who Steal Homes Out From Under Owners\u2019 Funerals - Deeds.com<\/title>\n<meta name=\"description\" content=\"Learn how Shelby County\u2019s Register of Deeds, Willie Brooks, Jr., is combatting deed fraud with a free Fraud Alert system. 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