Foreclosure Scams: How to Avoid the Rescue Cons When Renate Brevard of New Carrollton, Md., refinanced the three-bedroom home she purchased for $108,000 a few years ago, she thought she was doing the smart thing. Trouble is, she didn't know the lender was switching her to an adjustable rate mortgage. Her payments eventually went from just over $1,000 to nearly $1,600, which proved too much for her budget.

So Brevard sought help, and found it in a company that offered to take over the mortgage while they worked out a lower payment for her. She signed what they said was paperwork to lease her home from them, not realizing that she had actually signed over the deed to her home. She "leased" her home from them with the promise that she could buy it back later. That never happened.

She rented her home from the company for about two years before she got suspicious and hired a lawyer, who told her she had been scammed, but promised to save her home. He asked her for a retainer to get started on a loan modification, and she signed right away. He also told her to stop paying the lease-buyback company, and to pay him instead while he worked out new payment arrangements. As part of his legal services, he said, he would go to court and file motions on her behalf to keep her home out of foreclosure. He advised her to stop opening mail from the lender, and to forward any lender correspondence to him.

But the lawyer was scamming her, too. He never went to court on her behalf. By the time she realized, it was too late: After paying him $13,000, she and her two children came home one day in April 2009 to find their belongings in the front yard and her home in foreclosure.

More than a year later, Brevard is sad, hurt, bitter. "It took a while before I could go back to my old neighborhood to visit neighbors," she says.

But she has learned from her mistakes. "Make sure you read everything," says Brevard. "Don't just let someone point and say 'sign here.' You can't assume that even a lawyer is legit, look up everybody. This was such an ordeal because it was tough on my children. This is something none of us will forget."

"Life goes on," she says, and explains that she's working on forgiving her lawyer. Though she lost her home, she was able to recover the $13,000 she paid the attorney from the Client Protection Fund in Maryland.

Foreclosure Notices Attract the Scam Artists


America's foreclosure crisis remains in the headlines. October marks the 20th consecutive month during which more than 300,000 U.S. homeowners received a foreclosure notice. One in every 389 housing units received a foreclosure filing during October, according to RealtyTrac's U.S. Foreclosure Market Report for October.

While lately, the news has been about robosigners and the flawed procedures of banks, the worries don't end there. Many so-called foreclosure rescue companies or foreclosure assistance firms are scams forcing homeowners into even deeper debt and despair.

Once the bank files a foreclosure lawsuit, your name and address are publicly available.

"Right away you might notice letters, postcards, and phone calls offering you all kinds of deals," says Ronald Kanuik, co-managing partner at the law firm of Ricardo, Wasylik & Kasniuk, which specializes in foreclosures defense, bankruptcy and consumer issues." Most are legal, even if they aren't always in your best interest. But every year, more and more people are getting sucked into schemes and con games by people who want nothing more than to steal your money, your house, or both."

The problem has skyrocketed, and may get worse before it gets better, predicts Robert Eisenstein, president of HomeRun Homes, a rent-to-own marketplace operator. The bogus companies seem more concentrated in urban settings, where direct access to individuals in their homes is much easier, points out Scott Dillon, a bankruptcy attorney with Tully Rinckey. If you don't want to get kicked when you're already down, be smart and suspicious. It's not paranoia: They really might be out to get you. Here are a few things to remember.

Know the Familiar Scams. A lease-back or repurchase scam begins with a con artist's promise to pay your mortgage and lease your property back to you. But if you sign over the deed, you sign over all your rights. The new owner has the power to evict you, raise your rent, or steal the equity you have in your home, says Carol McKay, a spokesperson for the National Consumers League. Ir refinancing frauds, the con artist tricks you into signing over the ownership of your home by saying that you are signing documents for a new loan to lower your payments. Steer clear of anyone asking for a huge payment up front: They may just take the money and run.

Ignore the Hype. Simple and straight-forward messages, like "Stop foreclosure now", "We guarantee to stop your foreclosure," and "We have special relationships within many banks that can speed up case approvals" are red flags, according to the Federal Trade Commission. Be wary of "modification saviors," warns Darren Fish, an attorney with Fish Brydges & Associates. In fact, attorney Joseph McCaffery does not recommend modification unless it involves a reduction of the principal to current market value. "Otherwise, you're simply stacking substantial additional costs on the back end of the loan," he says. Consider a nonprofit and or government agency. They offer help for free. "We have seen a few clients successfully complete a modification process and see their foreclosure withdrawn by the lender and dismissed by the courts," he adds.

Know When to Run. Anyone who does the any of following is almost certainly a con artist:
  • Tells you not to contact your lender, lawyer, or credit or housing counselor;
  • Accepts payment only by cashier's check or wire transfer;
  • Tells you to make your mortgage payment directly to them, instead of your lender;
  • Offers to fill out paperwork for you;
  • Pressures you to sign paperwork you haven't had a chance to read thoroughly
Get away from these people -- fast. Those scenarios are unlikely to end in your favor.

So where should you go when you need help?

"Don't panic," cautions Eisenstein of HomeRun Homes. "Once you panic, you lose. Don't take the bait from the first company you meet. Make sure you don't create exponential problems along with the current problems of impending foreclosure."

You can start with a counseling office that is certified by the U.S. Department of Housing and Urban Development. They receive financial support so they can provide services for free. Your city, county or state may also have resources. Also, check out organizations like NeighborWorks.

Due Your Due Diligence

Thoroughly investigate any organization that you are about to entrust with the task of helping you through this crisis. Check with the Better Business Bureau for any complaints. Google them and see what pops up. Check the age of the organization's website at Networksolutions.com. Get references. Better still, get a referral from a family member, friend, or your accountant.

You can also ask your local bar association for names. But they key is to ask for help. "Scammers prey on those who are embarrassed, ashamed and scared. Any attorney will take a couple of minutes to talk to you free of charge if you ask," says Fish. Know too, that while it's best to reach for help early, it's never too late to seek advice, adds Bruce McClary, a certified credit counselor with ClearPoint Financial Solutions, a nonprofit that offers housing counseling.

If you think you're a victim of foreclosure fraud, you should contact the FTC, your state attorney general or your local Better Business Bureau.

Says Fish, "It doesn't matter what the reason is why you're in foreclosure. It does matter that you fight back to make sure you are not being unknowingly robbed of your greatest asset."

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11 Comments

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anzela.willim

I personally think that bankruptcy is much better than foreclosure. You seem to bounce back from bankruptcy a lot faster now days. They have secured credit cards and all kinds of ways to rebuild you credit. But foreclosure is more like an event that even with recovered credit, could keep you from buying another home.


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July 20 2013 at 8:16 AM Report abuse rate up rate down Reply
ultraz2

You call the banks banksters, it use to be people robbed banks, now banks look for the opportunity to rip off their customers with high overdraft intrest while hardly paying anything on CD 'S

November 29 2010 at 1:49 AM Report abuse +2 rate up rate down Reply
ultraz2

What will it take for Congress to give people TARP money to bal them out?? After all ther loans are troubled assets loans.

November 29 2010 at 1:44 AM Report abuse +1 rate up rate down Reply
fasteddie1257

http://www.youtube.com/watch?v=PTUY16CkS-k

November 28 2010 at 7:33 PM Report abuse rate up rate down Reply
fasteddie1257

Excuse me HR2159...You know.

November 28 2010 at 7:32 PM Report abuse rate up rate down Reply
fasteddie1257

Ck out HR4646...S2159...You think you have a grasp on your life and personal property.

November 28 2010 at 7:27 PM Report abuse rate up rate down Reply
fasteddie1257

The Barry facade' is so busy contaminating this Country. the Masta cannot see the missles being launched 30 miles from LA. This mo-fo is a waste of human flesh.

November 28 2010 at 7:23 PM Report abuse rate up rate down Reply
fasteddie1257

Fannie and Freddie were not investors...They are Government entities...get a clue, tennis-shoe.

November 28 2010 at 7:20 PM Report abuse rate up rate down Reply
richarddowning5

Investers like Fannie Mae & Freddie Mac, they started this whole mess. Some examples would be Mr & Mrs. Jones make a 100 grand a year between them and they have great credit. They are looking to get a 300,000 dollar home. By the time the realtor the servicer and Fannie Mae get done with them, they will be buying a 650,000 home.See this is the way they handled people who make great income and have a high credit score, they sell them way more house then they can afford usually by puting them in an adjustable rate mortgage with a low teaser rate.What this means is the first 2 to 5 years it will be an affordable mortgage, but after that it goes out of sight. The second way they do business is with subprime lenders. Lets say you have someone with not so good credit. Okay lets be honest this person has never paid a sole they were supposed to.They have a decent job and make a modest income and their mindset is they will never be able to own a house. Suddenly , not only can they own a house, but if they make 40k a year, they can qualify for a house around 200k.Fannie Mae and Freddie Mac were involved with millions of loans like this one.They saturated the country with these loans and then put the loans into bundles and were selling the loans to the highest bidder. They knew not all of the loans would be successful, but the majority would,at least thats what they thought.Well what they didn't count was the economy taking a dump.Now, both above scenario's failed. The person with good credit and great income lost their job and can't pay.The person who really probably didn't have the credit or the income to own the amount of house they bought has also lost jobs and this is why there were 3 million foreclosures in 2009 alone. It is still climbing with no end in sight.

November 28 2010 at 7:00 PM Report abuse +1 rate up rate down Reply
richarddowning5

Here is the deal, there are scams out there for sure.People who are writing these articles obviously are not facing foreclosure.The homeowner has to try to save their home and the banks are not helping.You call your lender and if you can actually get someone on the phone,you never get the same person twice and they do not know what they are doing.They are hourly workers there to collect money,thats it.Government counciling is the biggest joke yet,such as, NACA,HAMP & HOPE.Talk about false promises of low interest rates and lower payments.The lenders are not mandated to even work with these programs.Plus the Government sales these programs to the public and tries to appear that they have come to save the day for homeowners.If you buy into this you will be sleeping on a park bench soone than you think.There are privately owned groups out there,that can help you.Yes,it costs money,but they are effective. They stop the sale and work out a long term agreement so you can keep your home.So,before we decide to lump eveyone in the scam pile,please take a look at your own lender and here you will find the real cheats.Did you know everytime your lender has a sale date set for you, it costs you $3000.00 to $5000.00 in attorneys fees.Talk about a license to steal.Folks more importantly lets not forget.You made an agreement to buy a house and no matter what has happened to get you behind,you need to find a way to get back on track or leave.If you decide to stay try to work things out with your lender first.If that doesn't work find a privately owned agency, not a goverments agency to help you.This will we be your only chance.

November 28 2010 at 12:58 PM Report abuse +1 rate up rate down Reply
1 reply to richarddowning5's comment
jkennedy806

What you say is True Richard, however, the original contractual agreement between the homeowner, the loan guarantee and the Servicer (a.k.a. bankster) has been sckewed. There is also now an investor in this mix. I don't remember ever having to include an investor in any loan situations. My father had a mortgage for 30 years, with one bank, a local bank he had been with since he was 16 years old. I never ever heard on an investor. Also, when your loan is sold -- or acquired, or assumed or whatever the banksters are calling it -- the new deed work needs to be refiled in the deed office with the new owner's signatures. MERS was suppose to do this, to avoid filing fees every time a loan was flipped. When I venture down to the deed office, my paperwork is still the original paperwork I signed in 1998. Legally if I assume a mortgage, I need to file it in the deed office and pay all appropriate fees. Do you know how much monies were lost in each 50 states due to MERS -- that's why the State AG's are there. To re-coup the filing fees.

November 28 2010 at 2:17 PM Report abuse rate up rate down Reply