Mortgage Fraud

Financial Institution Fraud General Overview

On September 17, 2004, The Federal Bureau of Investigation (FBI) announced action against hundreds of  individuals in the largest nationwide enforcement operation in FBI history directed at organized groups and individuals engaged in financial institution fraud.

The ongoing initiative reflects the FBI's ongoing mission and effort to identify, target, disrupt and dismantle criminal organizations and individual operations engaged in fraud schemes that target the nation's financial institutions.

Continued action is targeting a variety of fraud schemes to include mortgage and loan fraud, insider fraud, financial institution failure investigations, identity theft, check fraud and check kiting. Criminal investigations are ongoing nationwide and targets organized criminal groups and individuals engaged in significant financial institution fraud.

This initiative involved the coordination of 47 FBI Field Offices, the Criminal Division of the Department of Justice, participating United States Attorney's Offices, federal, state and local law enforcement agencies and financial institution regulatory agencies that work with the FBI on a daily basis in combating financial institution fraud.

From its inception in August 2004, the investigators have identified thousands of subjects in hundreds of investigations. More than 151 indictments, informations and complaints have been filed to date. These charges have thus far led to hundreds of arrests, convictions, sentences and millions of dollars in forfeiture and restitution. The cases represent potential losses due to fraudulent activities against financial institutions in excess of $3 billion.

From 2000 to the present, the FBI's investigations in the financial institution fraud arena have resulted in more than 11,466 indictments, 11,362 convictions and approximately $8.1 billion in restitution orders.

The Federal Bureau of Investigation received more than double the number of mortgage-related "suspicious activity reports" from 2003 to 2004.  Nationally, lenders reported 17,127 suspected incidents of mortgage fraud to the FBI in 2004.  FBI cases have grown from 534 in 2004 to 642 in the first half of 2005 alone.  At the IRS criminal investigations of mortgage fraud have nearly doubled from 2001 to 2004.

Mortgage Fraud

The increased reliance by both financial institutions and non-financial institution lenders on third-party brokers has created opportunities for organized fraud groups, particularly where mortgage industry professionals are involved.

Combating significant fraud in this area is a priority, because mortgage lending and the housing market have a significant overall effect on the nation's economy. All mortgage fraud programs were recently consolidated within the Financial Institution Fraud Unit, even where the targeted lender is not a financial institution. This consolidation provides a more effective and efficient management over mortgage fraud investigations, the ability to identify and respond more rapidly to emerging mortgage fraud problems, and a better picture of the overall mortgage fraud problem.

Each mortgage fraud scheme contains some type of "material misstatement, misrepresentation, or omission relied upon by an underwriter or lender to fund, purchase or insure a loan." The Mortgage Bankers Association projects $2.5 trillion in mortgage loans will be made during 2005. The FBI compiles data on mortgage fraud through Suspicious Activity Reports (SARs) filed by federally-insured financial institutions, and Department of Housing and Urban Development Office of Inspector General (HUD-OIG) reports. The FBI also receives complaints from the mortgage industry at large.

A significant portion of the mortgage industry is void of any mandatory fraud reporting. In addition, mortgage fraud in the secondary market is often under reported. Therefore, the true level of mortgage fraud is largely unknown. The mortgage industry itself does not provide estimates on total industry fraud. Based on various industry reports and FBI analysis, mortgage fraud is pervasive and growing.

The FBI investigates mortgage fraud in two distinct areas: Fraud for Profit and Fraud for Housing. Fraud for Profit is sometimes referred to as "Industry Insider Fraud" and the motive is to revolve equity, falsely inflate the value of the property, or issue loans based on fictitious properties. Based on existing investigations and mortgage fraud reporting, 80 percent of all reported fraud losses involve collaboration or collusion by industry insiders. Fraud for Housing represents illegal actions perpetrated solely by the borrower. The simple motive behind this fraud is to acquire and maintain ownership of a house under false pretenses. This type of fraud is typified by a borrower who makes misrepresentations regarding his income or employment history to qualify for a loan.

The defrauding of mortgage lenders should not be compared to predatory lending practices which primarily affect borrowers. Predatory lending typically effects senior citizens, lower income and challenged credit borrowers. Predatory lending forces borrowers to pay exorbitant loan origination/settlement fees, sub-prime or higher interest rates, and in some cases, unreasonable service fees. These practices often result in the borrower defaulting on his mortgage payment and undergoing foreclosure or forced refinancing.

Although there are many mortgage fraud schemes, the FBI is focusing its efforts on those perpetrated by industry insiders. The FBI is engaged with the mortgage industry in identifying fraud trends and educating the public. Some of the current rising mortgage fraud trends include: equity skimming, property flipping, and mortgage related identity theft. Equity skimming is a tried and true method of committing mortgage fraud. Today's common equity skimming schemes involve the use of corporate shell companies, corporate identity theft, and the use or threat of bankruptcy/foreclosure to dupe homeowners and investors. Property flipping is nothing new; however, once again law enforcement is faced with an educated criminal element that is using identity theft, straw borrowers and shell companies, along with industry insiders to conceal their methods and override lender controls.

Property flipping is best described as purchasing properties and artificially inflating their value through false appraisals. The artificially valued properties are then repurchased several times for a higher price by associates of the "flipper." After three or four sham sales, the properties are foreclosed on by victim lenders. Often flipped properties are ultimately repurchased for 50 - 100 percent of their original value.

A recent analysis of mortgage industry fraud surveys identified 26 different states as having significant mortgage fraud problems. Although every survey identified Georgia and Florida as having significant mortgage fraud related investigations, the survey also identified nine other states in the South and Southwest, seven states in the West and five states in the Midwest as having mortgage fraud problems.

COMMON MORTGAGE FRAUD SCHEMES

Property Flipping - Property is purchased, falsely appraised at a higher value, and then quickly sold. What makes property illegal is that the appraisal information is fraudulent. The schemes typically involve one or more of the following: fraudulent appraisals, doctored loan documentation, inflating buyer income, etc. Kickbacks to buyers, investors, property/loan brokers, appraisers, title company employees are common in this scheme. A home worth $20,000 may be appraised for $80,000 or higher in this type of scheme.

Silent Second - The buyer of a property borrows the down payment from the seller through the issuance of a non-disclosed second mortgage. The primary lender believes the borrower has invested his own money in the down payment, when in fact, it is borrowed. The second mortgage may not be recorded to further conceal its status from the primary lender.

Nominee Loans/Straw Buyers - The identity of the borrower is concealed through the use of a nominee who allows the borrower to use the nominee's name and credit history to apply for a loan.

Fictitious/Stolen Identity - A fictitious/stolen identity may be used on the loan application. The applicant may be involved in an identity theft scheme: the applicant's name, personal identifying information and credit history are used without the true person's knowledge.

Inflated Appraisals - An appraiser acts in collusion with a borrower and provides a misleading appraisal report to the lender. The report inaccurately states an inflated property value.

Foreclosure Schemes - The perpetrator identifies homeowners who are at risk of defaulting on loans or whose houses are already in foreclosure. Perpetrators mislead the homeowners into believing that they can save their homes in exchange for a transfer of the deed and up-front fees. The perpetrator profits from these schemes by remortgaging the property or pocketing fees paid by the homeowner.

Equity Skimming - An investor may use a straw buyer, false income documents, and false credit reports, to obtain a mortgage loan in the straw buyer's name. Subsequent to closing, the straw buyer signs the property over to the investor in a quit claim deed which relinquishes all rights to the property and provides no guaranty to title. The investor does not make any mortgage payments and rents the property until foreclosure takes place several months later.

Air Loans - This is a non-existent property loan where there is usually no collateral. An example of an air loan would be where a broker invents borrowers and properties, establishes accounts for payments, and maintains custodial accounts for escrows. They may set up an office with a bank of telephones, each one used as the employer, appraiser, credit agency, etc., for verification purposes.

MORTGAGE FRAUD INDICATORS

Inflated Appraisals
• Exclusive use of one appraiser

Increased Commissions/Bonuses - Brokers and Appraisers
• Bonuses paid (outside or at settlement) for fee-based services
• Higher than customary fees

Falsifications on Loan Applications
• Buyers told/explained how to falsify the mortgage application
• Requested to sign blank application

Fake Supporting Loan Documentation
• Requested to sign blank employee or bank forms
• Requested to sign other types of blank forms

Purchase Loans Disguised as Refinance
• Purchase loans that are disguised as refinances
requires less documentation/lender scrutiny

Investors-Short Term Investments with Guaranteed Re-Purchase
• Investors used to flip property prices for fixed percentage
• Multiple "Holding Companies" utilized to increase
property values

A typical example from Texas:

June 13, 2006

Texas Attorney General Shuts Down Real Estate Scam Targeting Hispanic Home Buyers
Austin, Texas – Attorney General Greg Abbott has obtained an emergency restraining order and asset freeze against an Austin business that systematically targeted Hispanic consumers by selling them homes without making important disclosures, including failing to reveal pre-existing liens.

Defendants Roberto Flores, real estate broker Richard Allen Small, Jr and their company, Galindo Trust, are also accused of misrepresenting to consumers that tax and insurance payments were being made on their behalf, when in fact the defendants pocketed many of these funds. As a result of their scheme, numerous houses were placed in jeopardy of being foreclosed upon even though consumers had been diligent in making monthly payments. The homes are located on Galindo Street in east Austin.

“Homes are far and away the most important investment consumers make in their lifetimes,” said Attorney General Abbott. “It is unconscionable that unscrupulous businesses would line their pockets while causing consumers’ lifelong dreams of home ownership to degenerate into nightmares. I will take all necessary measures to hold these scam artists accountable and make certain they face the justice they deserve.”

According to the lawsuit filed under the Deceptive Trade Practices Act (DTPA), Flores allegedly told consumers that he was the “free and clear” owner of the homes he sold, but Galindo Trust was in fact still making payments on the same homes, which Flores and Small acquired in a mass purchase from Shriner’s Hospital. The lawsuit alleges that Flores never disclosed the pre-existing liens to most of the buyers. Shriner’s was not aware of the scam and is not a target of the Attorney General’s legal action.

The lawsuit also allegesFlores often told victims that the monthly payments included homeowners’ insurance premiums and property taxes. However, consumers eventually discovered that the defendants discontinued payments to insurers and the tax appraisal district, causing insurance policies to lapse and consumers to become delinquent on their property taxes. Furthermore, Flores assured consumers that payments for their homes would never change, but in fact payments increased as property taxes rose.

When some consumers who financed through Galindo Trust tried to sell their homes, they were unable to do so because of Shriner’s pre-existing lien on the properties. Only then did consumers learn that someone other than Flores had a legal claim on their homes.

Consumers’ problems grew when in 2004 the defendants ceased making payments to Shriner’s Hospital and instead pocketed the monthly payments consumers made to them, putting the homes at risk of foreclosure. Shriner’s is currently working individually with consumers to determine if they can be given title to their properties.

Galindo Trust operates primarily from an address at 307 East Croslin, Suite 114, in Austin, Texas.

A court hearing to consider issuing a temporary injunction against the defendants is scheduled to take place in Travis County on Thursday, June 15, at which time the Office of the Attorney General will ask the court to uphold the terms of the emergency restraining order and asset freeze until a permanent final order is issued following trial.

Attorney General Abbott offers consumers the following tips when buying a home:

• Take your time. Be wary of sellers who pressure you to make an immediate decision to buy or sign documents.
• Review all documents very carefully before signing; take them to a trusted independent person, such as an attorney, to help you review the terms if there is something you don’t understand.
• Make sure a title search company is involved in the transaction to determine who the owner of the property is and whether there are liens or outstanding debts for which you could be held liable.
• Never make payments in cash. Use checks or money orders.
• If monthly payments to the seller or financing institution include homeowners’ insurance and property taxes, check periodically with your county tax assessor and with the insurance company to ensure that the accounts are current.

[ Back to top ]