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Foreclosure fraud: the natural next step in mortgage fraud August 9, 2009

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Mortgage scams from 2005 to 2008 are just being uncovered today.  With all of the foreclosures going on last year and this year, I am sure we will see a wave of foreclosure fraud arrests in the next several years.  However, it seems like Garth Celestine of 535 Dean Street, Apartment 515, Brooklyn, New York and Phil Simon of Brooklyn – both better known collectively as “Home Savers Consulting Corporation” were ahead of the game. 

NEWARK, NJ—It’s the type of  story that is becoming increasingly more common: FBI Special Agent In Charge Weysan Dun announced today the arrests of GARTH CELESTINE, age 44, of 535 Dean Street, Apartment 515, Brooklyn, New York; and PHIL A. SIMON, age, 34, of Brooklyn – both better known collectively as “Home Savers Consulting Corporation”.  Both were arrested this morning at their residences without incident and charged with attempt and conspiracy to commit wire fraud in connection with a home foreclosure scheme. 

Celestine and Simon owned and operated Home Savers, which held itself out as a foreclosure rescue company, at 946 Fulton Street, Brooklyn, New York and 350 North Main Street, Freeport, New York.  The company conducted business in both New York and New Jersey.  According to the complaint, Celestine and Simon allegedly conspired with each other to defraud both homeowners facing foreclosure and mortgage lenders by making materially false representations and promises and causing wire transfers to perpetuate the scheme.  A key aspect of the scheme was the targeted victims:  homeowners with substantial equity in their homes who were facing foreclosure because of an inability to make the monthly payments.   The criminal complaint specifically alleges five incidents of fraudulent mortgage loan applications generated by the defendants in August and September of 2005 for properties located in Bergenfield, Paterson and Elizabeth, New Jersey.   The defendants are suspected of additional incidents in New York, but have not been charged in those matters.

Based on the complaint, there were three separate groups of victims.  First, there were the defrauded homeowners. Celestine and Simon would promise to help the homeowners keep their homes by avoiding foreclosure and repairing their damaged credit.    The homeowners would be required to allow the title of the homes to be put in the names of “straw buyers” (third party purchasers) for one year –all with the promise of obtaining more favorable mortgages on those homes and having the title returned to them at the end of the one year period.  Furthermore, Celestine and Simon allegedly told the homeowners that any equity withdrawn from their homes would be kept in escrow and used to pay the mortgages and expenses on those homes, as well as to repair the original owners’ credit. 

The second victim-group consisted of the straw-buyers.  Celestine and Simon allegedly recruited individuals with good credit scores to act as “buyers” of the homes facing foreclosure.  This was accomplished by misrepresenting to the straw-buyers that they were helping the true owners to “save” their homes.  The straw-buyers were also paid a fee up to $10,000 per property in exchange for their participation in the transactions.

The third group of victims were the mortgage lenders.   Based on the criminal complaint, Celestine and Simon submitted and caused to be submitted fraudulent loan applications to lenders in the straw-buyers’ names.  The applications contained false personal and financial information about the straw-buyers, most importantly their income, assets, and debt.  The combination of the high equity properties, the good credit ratings of the straw-buyers, the false information in the loan applications, and the promise that the straw-buyers intended to live in the homes in question all unfairly influenced the mortgage lenders into granting the mortgages.  Celestine and Simon also allegedly applied to different lenders for multiple mortgages on the same properties at the same time to extract the maximum available equity from each property.

According to the complaint, Celestine and Simon attended each loan closing and controlled the payout of the loan proceeds.  Once all the homeowner’s debts and other fees were paid off, the remainder of the loan proceeds was deposited in one or more of three different company accounts owned and controlled by Celestine and Simon. However, Celestine and Simon kept every penny for themselves.  Furthermore, the complaint charges that Celestine and Simon eventually failed to make the mortgage payments in nearly every case and caused the loans to default.  In the end, Celestine and Simon caused lenders to fund more than  $10 million worth of fraudulent loans and stole  $1.5 million worth of equity from the properties.

After reading the details of this scheme, one might assume Celestine and Simon were experts in the mortgage business.  In fact, Simon currently cuts hair at his salon, “House of Hair” located at 615 Washington Avenue in Brooklyn, New York.  This is an example as to why the public should research the credentials of anyone with whom they intend to do business in the mortgage and real estate industry.

Celestine and Simon are scheduled for an initial appearance today before the Honorable Esther Salas, United States Magistrate.  If convicted, the defendants could face a maximum sentence of up to thirty years in prison, a $1,000,000 fine, or both.  A criminal complaint is merely an accusation.  Despite this accusation, every defendant is presumed innocent unless and until proven guilty beyond a reasonable doubt.

Mortgage fraud crackdown continues July 28, 2009

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Six people, including an attorney were charged by the FBI this week with wire fraud.  With many of these investigations, the allegations stem from incidents that occurred in 2005.  As 2010 nears, the Feds have to focus on cases from 2005 or risk running into the statute of limitations.

Of course, the mortgage industry didn’t fall apart until 2008, so we will see these cases crop up for years to come.

Press release:

Six Mortgage Industry Insiders Charged by FBI and IRS

NEWARK, NJ—FBI Special Agent In Charge Weysan Dun announced today the arrest of Daniel Verdia, Don Apolito, Jaye Miller, and Chrystal Paling (all on Tuesday, July 21), as well as the surrender of Robert Gorman and Philip Blanch (on Friday, July 24)—all in connection with a mortgage fraud scam operated out of an office in Hasbrouck Heights, New Jersey. All of the arrests occurred without incident. The six defendants are each charged with one count of wire fraud, in a joint investigation between the FBI and IRS titled “Operation Follow The Money.”

The investigation centered around activities occurring between February and September of 2005. According to the criminal complaint, the defendants obtained five mortgage loans by fraud between February and September of 2005 and deceptively converted the proceeds of those loans to their own use. This was done by first misrepresenting to the buyers and sellers the terms of the mortgage financing the purchase, the disbursements of the mortgage proceeds, and the source of the proceeds to pay off the mortgages, among other details. The second phase of the fraud involved falsifying information on the mortgage loan applications—namely the income and assets of the purchasers on the loans, the source of the down payments on new purchases, and the disbursements of cash related to the mortgage proceeds. The defendants allegedly accomplished their misdeeds through numerous interstate wire transfers. In the end, the only people who made a profit were Verdia, Miller, Apolito, Gorman, Blanch, and Palings.

Background

According to the complaint, Verdia, age 51, has owned and operated mortgage brokerage companies since 2001, beginning with Challenge Mortgage Services, LLC which was located at 377 Route 17, Hasbrouck Heights, New Jersey. Challenge later became Monarch Mortgage Services, LLC, which eventually moved to 1 International Boulevard, Mahwah, New Jersey in 2007. In February of that year, Verdia and his associates closed Monarch and opened The Mortgage Exchange at the same address.  While he operated Monarch at the Hasbrouck Heights location, Verdia also owned Capital Investment Strategies (CIS), LLC which operated out of the same office and purportedly was the source of funds for Verdia’s real estate ventures. According to the complaint, CIS is a shell company used by Verdia and his associates to fraudulently conceal money.

Defendant Jaye Miller, age 50, has actively worked with Verdia since 2000 and has functioned as a loan officer and loan processor within Verdia’s companies. Miller was also a 50% owner of CIS and endorsed checks made out to that entity—monies that were allegedly proceeds of fraudulent activity. Robert Gorman, age 60, has also worked in many of Verdia’s businesses. Gorman obtained information from the mortgage applicants and processed the applications. This involved knowingly signing and submitting applications with false information, according to the allegations. Don Apolito, age 37, has done business with Verdia since 2002 and operated a number of companies that supplied warehouse lines of credit that funded Verdia’s alleged fraudulent transactions. All three of the companies operated by Apolito—Nina Funding, Matrix Funding, and the Mortgage Exchange—were operated out of Verdia’s Hasbrouck Heights office. Additionally, the complaint alleges that Apolito also served the same function as Gorman: knowingly signing and submitting loan applications with false information. Attorney Philip Blanch, age 69, closed all of loans in question. It was his responsibility to ensure the legality of the transactions and to verify the accuracy of the information in the closing documents and disbursement of funds.  Blanch did this by signing the federal Uniform Settlement Statements (HUD-1) forms involved in the transactions.  However, the complaint alleges Blanch was well aware that information he “verified” on the HUD-1 statements was false. Crystal Paling, age 49, worked for Blanch. The complaint alleges that Palings recruited individuals to purchase and sell the properties that were the subjects of fraud in this case. The complaint also alleges that Palings authored many of the documents associated with these transactions and facilitated the wire transfers to and from Blanch’s trust account.

The Scheme

The following outline is based on allegations made in the criminal complaint.  In the simplest terms, a victim home owner (two of which in this case were suffering financial hardship due to medical expenses) was convinced by one of the defendants named above to either sell or refinance his or her home through Monarch Mortgage Services, LLC as part of a foreclosure bailout scheme. The defendants then recruited a straw buyer who was promised a sum of $5,000 for his or her participation. The defendants explained to the straw buyer that the original owner would repurchase the home after a short period of time when the owner had recovered from financial difficulties. The defendants also told the straw buyers that the mortgage payments for the newly purchased properties would be paid by Monarch. The defendants then falsified the financial information in the paperwork associated with the transaction. In one of the transactions, the falsified application was submitted to one of the companies under Apolito’s control, Matrix Funding, for loan approval and then later sold to an outside mortgage company. But in all other cases, the fraudulent applications were submitted directly to outside mortgage lenders. Once the loans were approved, the mortgage lenders wired funds to Blanch’s attorney trust account. At Blanch’s direction, Palings, would then wire all or most of the proceeds to CIS as a fee or payment. In the end, three of the victim homeowners received no compensation whatsoever for the sale of their homes. Furthermore, one of those three victims suffering financial hardship was lead to believe he was refinancing his home when in reality, he sold it for a 100% loss. The other two victims received a fraction of the money they were legitimately owed. The defendants, however, all received financial compensation for each of the five transactions.  None of the resulting mortgages from these five transactions were ever paid and all of them went into default. The total fraud in these five transactions is estimated at $1 million. 

“Those who are engaged in foreclosure bailout schemes are opportunistic thieves,” said Weysan Dun. “The defendants in this matter are charged with preying on the financially weak and desperate, our lending industry, and ultimately the taxpayers.To swindle people out of the roofs over their heads is just deplorable. But we will continue working with our partners in uncovering these schemes, bringing the fraudsters to justice, and educating the public.”

Acting SAC Julio La Rosa, IRS-Criminal Investigations stated, “We will continue to work closely with our law enforcement counterparts at the FBI to investigate allegations of mortgage fraud. These types of financial crimes add to the underground economy, erode the integrity of our tax system, and threaten the financial health of our communities.”

NJ continues crackdown on mortgage industry July 15, 2009

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I’ve said it before and I’ll say it again: the mortgage industry is under assault here in New Jersey and anyone associated with it must be very careful.  The NJ AG announced today that her office has filed two more law suits against 10 defendants charging them with mortgage related fraud.

These defendants allegedly promised to help modify mortgages for people struggling to keep their homes. However, they allegedly pocketed the fees paid by homeowners instead of providing the assistance.

The first lawsuit was filed in Mercer County against Best Interest Rate Mortgage Company which is located in Haddon Township.  They allegedly solicited distressed homeowners in the mail, sending a form that appeared government authorized.

The second lawsuit was filed in Essex County against nine defendants, including Newark attorney Ejike Uzor and Stephen Pasch of Green Brook Township. Seven corporate and nonprofit entities, including New Day Financial Solutions in Newark were also charged.

The attorneys here face  a massive risk here as their ability to practice  law is in jeaporday.  If this case is going to settle, and most of them do, they should settle before the discovery gets too far.  Otherwise, they are going to get locked into a statement which could be used against them in the future.

Story is here.

NJ AG’s office charges six people in three separate, unrelated mortgage fraud cases June 30, 2009

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Mortgage fraud cases continue to heat up in New Jersey.  I have predicted this and I predict that it will continue.  Anyone associated with the mortgage business that even thinks that they may be a target should contact an attorney ASAP. 

Since it is a press release and rather detailed, I figured I’d just copy the whole thing.

TRENTON – Attorney General Anne Milgram announced today the indictment of six people charged in three separate, unrelated mortgage fraud cases, including two women charged with spearheading a conspiracy to use stolen identities to obtain more than $1 million in unauthorized mortgages, lines of credit and credit cards.

“The conduct charged in these indictments is unconscionable. It is the kind of greed-driven fraud that is harmful not only to those who were directly victimized but, ultimately, to consumers and legitimate businesses throughout the industry. We are committed to identifying, investigating and prosecuting this type of crime,” said Milgram.

Charged in a 17-count State grand jury indictment with conspiracy, eight counts of theft by deception, seven counts of identity theft and one count of money laundering are Yi Feng Reid, 48, of Closter, Bergen county, and Yu Jane Chen, 42, whose last known address was Philadelphia.

Charged in the same indictment with one count each of conspiracy, theft by deception and identity theft are George Liu, 33, and Ji Gang Chen, 53. Both men once lived in New York, and now reside in China.

According to Division of Criminal Justice Director Deborah Gramiccioni, defendants Reid and Yu Jane Chen both were involved in the mortgage and small business loan industry in the Bergen County area, and unlawfully used the identities of other people to obtain mortgages, other types of loans and unauthorized credit card accounts from 2004 through mid-2007.

Gramiccioni said some victims of the alleged identity theft gave Reid and Yu Jane Chen their personal and financial information in the process of seeking, and ultimately obtaining, a loan. In other cases, victims provided their personal information while beginning the loan process, then changed their minds and elected not to seek a loan.

Those who provided Reid and Yu Jane Chen with identifying information later learned their names had been used to secure unauthorized mortgages, loans and credit cards.

Reid and Yu Jane Chen are accused of being the principal co-conspirators. With their help, co-defendant George Liu allegedly obtained two mortgages on a family member’s house totaling $314,000 by using that relative’s identity, along with false tax returns and phony employment information. Co-defendant Ji Gang Chen, also assisted by Reid and Yu Jane Chen, allegedly obtained four mortgages on a family member’s house totaling $446,000 by using the family member’s identity, as well as false employment and wage information.

In all, the four defendants are charged with obtaining seven mortgages totaling $850,000 by using stolen identities and false information. In addition, 13 bank-approved loans and credit accounts worth a total of more than $300,000 were opened using stolen identities. Numerous banks in Pennsylvania, New Jersey and New York were defrauded.

Among other things, Reid and Yu Jane Chen allegedly used checks, credit card transactions and cash proceeds from their unlawfully-obtained accounts to make ATM withdrawals, and to buy goods at supermarkets, gas stations, toy stores, jewelry stores and other retail outlets. Other credit and cash proceeds were allegedly used to pay for ponies to entertain Reid’s child, to pay Reid’s nanny, to pay for the EZ Pass account of a Reid family member and to pay the expenses of Reid-operated businesses.

Yu Jane Chen allegedly used credit and cash proceeds to make a variety of jewelry purchases, and to pay the expenses of several businesses in which she was involved. Thousands of dollars also went to pay a spiritual adviser shared by both Reid and Yu Jane Chen. In some cases, proceeds from the unauthorized loans were used to make payments on other fraudulently-obtained credit accounts.

Most offenses charged in the Reid/Yu Jane Chen indictment are second-degree.

In an unrelated indictment, commercial loan broker Ramon Coscolluela, 30, of Union, was charged by a State grand jury with one count each of theft by deception (second degree) and attempted theft by deception (second degree).

Coscolluela, owner of Templar Group LLC of Newark, allegedly falsified five loan applications submitted to Commerce Bank in 2007 and 2008 on behalf clients who paid him fees ranging from $1,000 to $6,000.

Four of the loan applications were rejected, but a fifth loan request for $100,000 was granted. When the borrower defaulted on the loan, it prompted a bank review of the other four applications Coscolluela had submitted.

Each of the applications was allegedly found to contain inflated or false information not supplied by Coscolluela’s clients. Applications submitted by Coscolluela on behalf of his clients typically contained false information about the liquid assets they possessed, the value of their homes and/or the net worth of their businesses.

Coscolluela’s clients were never refunded the fees he charged them.

In a third mortgage-fraud indictment, Terrance Givens, 32, of East Orange, was charged with one count of theft by deception (second degree.)

According to Criminal Justice Director Grammicioni, Givens lied about his employment history on a mortgage application in 2005. Specifically, he falsely listed his employer as Wall Designs, Inc. of Newark, a business founded by a relative that, for all intents and purposes, never existed.

In addition to misrepresenting his employment history to the New Century Mortgage Company, Givens allegedly submitted false W-2 forms for the years 2002, 2003 and 2004 showing annual wages of between $67,000 and $72,000.

On the basis of the false information he provided, Givens was approved for, and received, a $200,000 mortgage loan which subsequently went into foreclosure.

An indictment is merely an accusation. All defendants are presumed innocent until proven guilty. Second-degree crimes carry a penalty of between five-and-10 years in prison and fines ranging from $150,000-to-$500,000 per offense.

Mortgage insurance companies use private investigators to kick-off prosecutions June 13, 2009

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Most people realize that they are in hot water when the police call.  However, the same cannot be said when an investigator for a company calls to ask some questions.  What these people fail to realize is that every move they make going forward could very well determine whether they will spend some time behind bars even though the police know nothing about them at that moment.

As I have discussed before, most insurance fraud prosecutions start off with investigations from insurance companies and not law enforcement.  In fact, some insurance companies employ dozens of full-time investigators.  If you read some of the press releases from New Jersey’s Insurance Fraud Prosecutor, you will see that the insurance company that initiated the investigation is usually mentioned. 

Some mortgage companies are knee-deep in foreclosures and other problems due to the meltdown of the real estate market to bother you these days.  However, other companies are doing what it takes to stay alive, especially companies that provide private mortgage insurance or PMI. If fraud is suspected, the company will have an investigator attempt to put all of the pieces together.  That means that he is going to call you and ask you some questions.

Since this investigator is not a cop, anything you say to him will be used against you and there is virtually no way to keep these statements out of court.  But ignoring him won’t really help you since they could pull your PMI due to your failure to cooperate. 

The way to handle any investigation into your actions whether it be from an FBI agent, an investigator for a mortgage company or even an issue with your employer is to call an attorney before doing anything.  You need an attorney that knows how to develop a plan to move the situation forward without putting yourself at risk for prosecution. 

When clients first call me, they often ask what I will do with their case.  I tell them that there is no one way to handle every case.  In fact, my response to these cases is often unique to each case.  However, the results that can be obtained when a client hires me early on are quite often much better than they are when clients wait until their world is about to come crashing down on them.  In fact, a large number of clients that call me early enough can often avoid charges all together.  As a result, the costs to them are much lower.  Look at it this way, it is much easier and cheaper to prevent toothpaste from coming out of the tube then trying to put everything back into an empty one.

Bottom line, if you think a mortgage company or any other company, employer or law enforcement agency suspects you for fraud or any other crime, call a good attorney right away.  If it is in New Jersey, call me anytime.

Move over Ponzi schemes, mortgage fraud is hot! April 29, 2009

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I’ve said it before and I’ll say it again.  Mortgage fraud is going to be hot for quite a while, especially in New Jersey.   I’ve seen it in my own practice and in the news.  Of course, some of these cases are civil, others are criminal.  New Jersey’s Attorney General announced more civil charges today, this time against Property Solutions of New Jersey Inc.; its president, Edward Toledo; its vice president, Leon Toledo; and its treasurer, Raymond Vega; and PSRE Holding Co. LLC.

My concern here is that these defendants need both a civil defense team and a criminal defense team to work together, but they will only hire a civil defense attorney to reduce costs.  These charges have a criminal component to them and criminal charges may spring up from this case at some point. 

You can read more about the allegations here.

Mortgage fraud is heating up, time to lawyer up now April 14, 2009

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Just in the last few months, I’ve noticed an increase in mortgage fraud cases and investigations.  Some of these cases are older and some may be simply sloppy business practices, not actual crime.  However, I believe the powers that be (i.e.  politicians) have sent down word that the public wants these people to burn.  Thus, the focus has gone from the mafia to terrorism to mortgage fraud.

Anyone who in any way connected to the mortgage industry and has received a subpoena, a civil suit, a request to give a statement by law enforcement or any other sign of possible criminal activity is strongly urged to speak to an attorney as soon as possible.  If the attorney tells you that there is nothing you can do until you are charged, you may want to see someone else.

My fear is that anything that is slightly off will be looked at as criminal activity thus ensnaring a lot of innocent people.   Most of these people may call an attorney after it is too late.

NJ court holds that attorney cannot be prosecuted due to delay in prosecution February 17, 2009

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SUPERIOR COURT OF NEW JERSEY

APPELLATE DIVISION

DOCKET NO. A-5846-07T4

 

STATE OF NEW JERSEY,

 Plaintiff-Appellant,

v.

LAWRENCE S. COVEN,

Defendant-Respondent.

________________________________________________________________

 

 

Argued January 12, 2009 – Decided

Before Judges Lisa, Reisner and Alvarez.

On appeal from the Superior Court of New Jersey, Law Division, Somerset County, Indictment No. 07-11-00166-S.

 

Phillip Leahy, Deputy Attorney General, argued the cause for appellant (Anne Milgram, Attorney General, attorney; Mr. Leahy, of counsel and on the brief).

 

Michael J. Rogers argued the cause for respondent (McDonald & Rogers, LLC, attorneys; Mr. Rogers, of counsel and on the brief).

 

The opinion of the court was delivered by

 

LISA, P.J.A.D.

 

By leave granted, the State appeals from an order dismissing four counts1 in an indictment charging second-degree misapplication of entrusted property, in violation of N.J.S.A. 2C:21-15. These charges arose out of four mortgage refinance closings, for which defendant, then a licensed New Jersey attorney, served as the settlement agent. In each instance, defendant received loan proceeds from the new lender, and had an obligation to immediately pay off the mortgage being refinanced. Defendant did not pay off the original mortgages, but instead appropriated the proceeds to his own use. He continued making monthly payments to the original mortgage holders in order to conceal his misapplication of the funds. In time, in each case, the homeowners discovered defendant’s misdeeds, and defendant eventually paid off in full each of the mortgages.

The indictment was returned on November 30, 2007, which was more than five years from each of the four settlements, but less than five years from when each of the old mortgages was paid off. Judge Edward M. Coleman granted defendant’s motion to dismiss the four counts because the State failed to commence the prosecution within the five-year limitation period. The judge rejected the State’s argument that misapplication of entrusted property is a continuing course of conduct offense that was not complete until the original mortgages were paid off. We agree with Judge Coleman and affirm.

These were the events forming the subject matter of the first count. Homeowners Mark and Susan Diana were refinancing their home in Watchung. Their home was encumbered by a mortgage due to United Trust Mortgage (United Trust) with a balance of $246,562.21. They arranged for a new mortgage with Chase Manhattan Mortgage (Chase) in the amount of $375,000. The closing took place on September 6, 2001. On September 11, 2001, after the passage of three business days under the homeowners’ right of rescision, plus two weekend days, Chase wired into defendant’s account the net mortgage proceeds, after withholding certain closing costs, of $372,273. Defendant was obligated to immediately pay off the United Trust mortgage. But he did not do so. Instead, he made monthly payments as they became due to United Trust, keeping that mortgage current in order to conceal his actions. Defendant used the mortgage proceeds for his own debts and expenses.

The Dianas did not know that the United Trust mortgage had not been paid off at the time of closing. They remained unaware until September 2002, when Mark Diana received a new coupon book from United Trust, which alerted him that something was wrong. He called defendant in October 2002. Defendant told him he would “try to coordinate a resolution with the bank.” Sometime around October 10, 2002, the Dianas received a phone message from defendant that the situation had been “resolved.” On December 27, 2002, they received confirmation from United Trust that the mortgage was paid in full. Records established that the mortgage was paid off on December 11, 2002.

We need not recount in detail the events involved in the other three transactions. They all followed a similar pattern. It is sufficient to set forth only the applicable dates and dollar amounts.

In count two, the homeowners obtained a new mortgage for $227,000, by which they would refinance their home and pay off their existing $225,645 mortgage. Settlement was held on October 31, 2001. On November 5, 2001, the new lender wired $227,416.39 into defendant’s account. After the homeowners discovered that their original mortgage had not been paid off and contacted defendant, he eventually paid the original mortgage on November 13, 2003.

In count three, the homeowners borrowed $96,400 to refinance and pay off their existing $93,966.21 mortgage. Settlement was held on January 31, 2002. On February 5, 2002, the new lender wired into defendant’s account $95,708.31. After being caught, defendant eventually paid off the original mortgage on April 22, 2004.

The fourth settlement was also held on January 31, 2002. The homeowners borrowed $105,600, of which $102,857.97 was to be paid to their original mortgage holder to satisfy that mortgage. On January 31, 2002, the new lender wired $102,834.73 into defendant’s account. In this case, unlike the others, defendant was not obligated to immediately pay off the other mortgage, but was required by law to hold the funds for three business days (plus any intervening weekends) and then pay it off. However, defendant again failed to do so and made monthly mortgage payments until he was caught. He eventually paid off the original mortgage on April 6, 2004.

It appears undisputed that the funds in each case were wired into defendant’s attorney trust account. See R. 1:21-6. The record does not disclose whether defendant ever transferred any or all of the funds out of the trust account into a personal account. The State did not present information in that regard to the grand jury. We can conceive of no reason why such information could not have been ascertained through investigation by examining defendant’s bank records. Nevertheless, as we will explain, whether or not defendant removed the funds from his trust account is not dispositive in the circumstances of this case.

Defendant was disbarred on April 2, 2002. In re Coven, 171 N.J. 143 (2002). The disbarment order restrained disbursement of funds then existing in defendant’s accounts maintained pursuant to Rule 1:21-6 and directed transfer of those funds into the Superior Court Trust Fund pending further order of the Court. Id. at 143-44. It is thus clear that defendant’s defalcations were known to the homeowners within the timeframes we have set forth, and were a matter of public record by the time of defendant’s disbarment. Nevertheless, the State did not present this case to the grand jury until November 30, 2007, on which date the indictment was returned.

Against this backdrop, we analyze whether the State commenced the prosecution within the applicable limitation period. N.J.S.A. 2C:21-15, entitled “Misapplication of entrusted property and property of government or financial institution,” provides in relevant part:

A person commits a crime if he applies or disposes of property that has been entrusted to him as a fiduciary, or property belonging to or required to be withheld for the benefit of the government or of a financial institution in a manner which he knows is unlawful and involves a substantial risk of loss or detriment to the owner of the property or to a person for whose benefit the property was entrusted whether or not the actor has derived a pecuniary benefit. “Fiduciary” includes trustee, guardian, executor, administrator, receiver and any person carrying on fiduciary functions on behalf of a corporation or other organization which is a fiduciary.

 

If the benefit derived from a violation of this section is $75,000.00 or more, the offender is guilty of a crime of the second degree.

 

To obtain a conviction under the statute, the State must prove the following five elements beyond a reasonable doubt:

1. Defendant knowingly applied or disposed of property;

 

2. The property at issue was either (a) entrusted to defendant as a fiduciary, or (b) belonging to or required to be withheld for the benefit of the government or a financial institution;2


3. Defendant’s application or disposition of the property was unlawful;

 

4. Defendant’s application or disposition involved substantial risk of loss or detriment to the owner of the property or to a person for whose benefit the property was entrusted;

 

5. Defendant knew both that his conduct was unlawful and that it involved substantial risk of loss or detriment.

 

[Model Jury Charge (Criminal), "Misapplication of Entrusted Property (Fiduciary Duty)" (2008); Model Jury Charge (Criminal), "Misapplication of Entrusted Property of Government or Financial Institution" (2008).]

 

The “essential elements” of the offense are that “the defendant knowingly misused entrusted property.” State v. Manthey, 295 N.J. Super. 26, 31 (App. Div. 1996) (quoting Matter of Iulo, 115 N.J. 498, 502 (1989)). In Iulo, the Court noted that the essential elements of N.J.S.A. 2C:21-15 track those of a disbarment proceeding under In re Wilson, 81 N.J. 451 (1979):

[The prohibited conduct] consists simply of a lawyer taking a client’s money entrusted to him, knowing that it is the client’s money and knowing that the client has not authorized the taking. It makes no difference whether . . . in fact he ultimately did reimburse the client . . . . [I]t is the mere act of taking your client’s money knowing that you have no authority to do so that requires disbarment.

 

[Iulo, supra, 115 N.J. at 502 (quoting In re Noonan, 102 N.J. 157, 160 (1986)).]

 

The statutory prohibition exists only within the context of property received by the actor from another in which a third person has a right or for whose benefit the actor received it. State v. Damiano, 322 N.J. Super. 22, 44 (App. Div. 1999), certif. denied, 163 N.J. 396 (2000). It does not encompass a relationship strictly between a debtor and creditor with no intervening rights of any third persons. Ibid. The statute covers persons entrusted with funds required to be paid to a financial institution. Id. at 43.

The statute of limitations for this offense is five years. N.J.S.A. 2C:1-6b(1). Prosecution is commenced when an indictment is returned. N.J.S.A. 2C:1-6d. “An offense is committed either when every element occurs or, if a legislative purpose to prohibit a continuing course of conduct plainly appears, at the time when the course of conduct or the defendant’s complicity therein is terminated.” N.J.S.A. 2C:1-6c. The “plainly appears” standard “in effect, establishes a presumption against the fact that an offense is a continuous one.” State v. Meltzer, 239 N.J. Super. 110, 116 (Law Div. 1989) (quoting New Jersey Penal Code: Commentary, Final Report of the New Jersey Criminal Law Revision Commission (1970)).

The State points to nothing in the legislative history underlying N.J.S.A. 2C:21-15 to support its argument that the Legislature plainly intended that the crime be one of a continuing course of conduct. The State relies on the nature of the crime itself, as defined by its terms. The State argues that determination of the limitation period for this offense “necessitate[s] evaluation of a period of time, not merely the exact moment at which defendant [mis]applies the property.” The parties do not dispute that, under the statutory element requiring that the property is put at substantial risk of loss or detriment to the owner or person for whose benefit it was entrusted, the risk may increase or decrease and continues to exist over a period of time. But, according to the State, because the risk of loss continues to exist every day the property remains misapplied, this “leads to a murkier determination of when the violation of the statute has been completed, as compared to a crime whose elements are not based upon the result of the conduct.”

Judge Coleman found this argument unpersuasive, and so do we. The moment the property is put at substantial risk of loss or detriment to the owner or person for whose benefit it was entrusted, that element is satisfied.

In a somewhat analogous context, we have considered the statute of limitations as it applies to the crime of misapplication of entrusted property. State v. Modell, 260 N.J. Super. 227, 251-53 (App. Div. 1992), certif. denied, 133 N.J. 432 (1993). With respect to one count in that case, the defendant, an insurance agent, received funds entrusted to him for the purchase of a retirement plan. Id. at 234-35. He did not purchase the retirement plan but misapplied the funds. Id. at 234-36. The funds had been transmitted to the defendant by a check on June 12, 1984. Id. at 252. He deposited the check into his personal checking account on August 13, 1984. Ibid. In 1986, when the client confronted the defendant about the defalcation, the defendant repaid the full amount advanced plus interest. Id. at 235-36. The indictment was returned on August 2, 1989. Id. at 251.

The defendant argued that the statute of limitations had run and, specifically, that offenses under N.J.S.A. 2C:21-15 “are not continuing.” Id. at 233. The defendant argued that the five-year limitation period expired before the indictment was returned on August 2, 1989 because it began to run when the check was issued to him on June 12, 1984. Id. at 251. The State argued that the crime was not complete until August 13, 1984, and therefore, the indictment was returned within the limitation period. Ibid.

We noted the defendant’s obligation to remit the money for its intended purpose “as soon as possible,” but agreed with the trial judge that we should not “‘speculate as to [the defendant's] intent from the time he received the check to the time he deposited it and whether his intent was manifested and enforced.’” Id. at 253. We held that the limitation period began to run on the date the defendant began treating the funds as his own. Ibid. We stated:

It was on August 13, 1984 — the date of deposit — when defendant affirmatively dealt with the property obtained as his own. He should not be allowed to benefit from the delay caused by his failure to remit the funds between the time the funds were received until they were deposited into his account on August 13, 1984.

 

It is unclear where the funds were between the date they were mailed and the date they were deposited in defendant’s account. The action taken by defendant that objectively and clearly demonstrated misapplication of the funds and the resultant substantial risk of loss was the deposit of the funds into his own account on August 13, 1984. Defendant’s action on that date constituted evidence of an element of the crime and was the cornerstone of the criminal conduct supporting his conviction. Prosecution prior to that occurrence may have been deemed precipitous.

 

[Ibid.]

 

Thus, although we did not couch our reasoning in terms of a “continuing course of conduct,” we impliedly rejected such an argument by isolating as the controlling moment the date a defendant objectively and clearly deals with the property as his or her own. Ibid.

In the case before us, unlike in Modell, the funds were wired directly into defendant’s account. Therefore, there was no period of ambiguity between receipt of the funds and misapplication by not immediately disposing of them in the manner required. Following Modell’s reasoning, a plausible argument could be made that a period of ambiguity nevertheless existed for a short period of time after defendant received the funds in each case. If, for example, he did not pay off the old mortgage on the first day he was required to do so, or if he delayed for several days, but retained in his trust account the full amount of the funds, this act of omission in such a short time period might be deemed ambiguous as to his intent to misapply the funds. However, when defendant made the first monthly payment on the old mortgage in each case, rather than paying it off in full and having it canceled of record to protect the homeowners’ and new lender’s interests, as he was required to do, any ambiguity was at an end. At that moment, defendant objectively and clearly misapplied the funds entrusted to him, all elements of the offense occurred, and the offense was deemed committed. N.J.S.A. 2C:1-6c.

At that moment in each case, if not before, a substantial risk of loss or detriment to the owner of the property or to a person for whose benefit the property was entrusted existed. The new lender did not have a first mortgage lien on the property, and the security of its funds was substantially at risk. The homeowners were also substantially at risk of losing their home, which was improperly encumbered by two mortgages and subject to possible foreclosure. We need not decide in this case whether the later date, on which defendant made the first monthly mortgage payment in each transaction, should trigger the running of the statute of limitations, because it is clear that a number of monthly payments were made on each of the four mortgages more than five years before the indictment was returned.

That the risk continued or might have increased after it was created does not change the fact that the risk previously created was substantial from the outset. Defendant’s actions after the misapplication of the funds were designed to conceal his wrongdoing. These acts would presumably be evidential in proving the case against him, but they are not elements of the offense itself.

Courts have found a plain appearance that the Legislature intended to prohibit a continuing course of conduct in situations involving a common scheme of ongoing conduct and where, by the terms of the statute prohibiting the conduct, the amounts involved can be aggregated to form a single offense. See State v. Childs, 242 N.J. Super. 121, 134 (App. Div.) (finding a continuing course of conduct for theft by deception charges where defendant raised cash for his corporation by making false representations to induce investors to lend money in exchange for unsecured corporate notes later found to be worthless, noting that “[t]hefts aggregated pursuant to N.J.S.A. 2C:20-2b(4) constitute a single theft”), certif. denied, 127 N.J. 321 (1990); State v. Tyson, 200 N.J. Super. 137, 139-40, 150-51 (Law Div. 1984) (finding continuous course of conduct where defendant made false representations to fraudulently obtain and renew welfare benefits noting that “[t]he defendant’s course of conduct was one scheme extending over a period of time involving the same victim perpetrated by the same deception” in which “the fruits of the defendant’s scheme were received in installments rather than in a lump sum,” and that the “consolidation of theft offenses provision in N.J.S.A. 2C:20-2b(4)” applies).

However, in other situations, the argument has been rejected. See Toussie v. United States, 397 U.S. 112, 115-17, 90 S. Ct. 858, 860-61, 25 L. Ed. 2d 156, 161-62 (1970) (holding that failure to register for the draft is complete immediately upon failure to register when required, and is not a continuing offense, notwithstanding the regulatory provision referring to draft registration as a “continuing duty”), superceded by, 50 U.S.C.A. § 462(d) (setting the limitation period for failure to register for the draft at either five years from the offender turning twenty-six or five years from the date the offender registers, whichever occurs first); State v. Weleck, 10 N.J. 355, 374-75 (1952) (holding that extortion and attempted extortion are not continuing offenses); State v. Insabella, 190 N.J. Super. 544, 553-54 (App. Div. 1983) (holding that tampering with a utility meter to obtain utility services fraudulently is not a continuing course of conduct offense, but is complete when the meter is physically altered); State v. Meltzer, supra, 239 N.J. Super. at 117 (concluding “that it is not ‘plainly clear’ the New Jersey Legislature intended to proscribe bail jumping as a continuous offense”).

In our view, the statute in the case before us more closely resembles those in the latter line of cases than the former with respect to the statute of limitations analysis. Nothing in the statutory language of N.J.S.A. 2C:21-15 or in the nature of the conduct it prohibits evinces a clear legislative purpose to prohibit a continuing course of conduct after the misapplication of funds occurs. Relying upon those authorities, and amplifying the rationale we expressed in Modell, we therefore conclude that misapplication of entrusted property under N.J.S.A. 2C:21-15 is not a continuing course of conduct offense. Accordingly, the indictment was returned more than five years after the offenses alleged in counts one through four were committed, and the counts were properly dismissed for failure to commence the prosecution within the five-year limitation period.

 

Affirmed.

1 The indictment contains a fifth count charging defendant with third-degree issuing bad checks, in violation of N.J.S.A. 2C:21-5c(2) and N.J.S.A. 2C:21-8.1b. That count remains pending and is not implicated in this appeal.

 

2 Although the issue is not before us, defendant was potentially liable under either sub-part of this element. He stood in a fiduciary relationship toward his clients as the closing attorney and probably toward the mortgage companies as the settlement agent. In addition, the mortgagees undoubtedly fall within the meaning of “financial institutions.”

 

February 11, 2009

APPROVED FOR PUBLICATION

 

February 11, 2009

 

APPELLATE DIVISION

1 of 3 wanted suspects in foreclosure scam arrested January 10, 2009

Posted by whitecollarcrimenews in News.
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Jessica Refuerzo has been arrested while Julita Whittingham and Edgardo Orcino are still being sought for allegedly defrauding homeowners out of more than $100,000.  Authorities allege that the three along with two others that have already been arrested, told at least 17 people that “land patents” would protect them from impending foreclosure. 

According to San Diego’s DA, the group claimed that the patents would make the owners a sovereign nation and protect them because the banks would not own the land or be able to come into their property.  The story is here.   In other words, the bank would own the house but not the land under them.  Thus, without the land, the house is worthless.

I need more information about the players here before I can fully analyze the case and possible defenses.  While you can look at this can think that this is an obvious scam, it wasn’t obvious to the people that fell for it.  Likewise, many people are involved in questionable businesses without really understanding what they are selling and if it is true and/or legal.  One would assume that the head of the operation would know what was going on and that presents a more complex problem.  However, my defense for the lesser people involved would be that they thought that what they were doing was legit. 

First, they didn’t seem to hide in the shadows; this was an up front business.  I would beat that drum all day in front of the jury.  After all, if the client is engaging in criminal activity, why would you be so up front about it?  How could you ever hope to get away with it?  Instead, they are acting like every other legal business does.  Second, this wasn’t a novel idea.  There are plenty of other websites that proclaim that this is possible and the people behind them are not arrested.

Here’s a good example:  http://landpatentpapers.com/  While the website itself contains a lot of discussion about the history of land use without an explicit mention that you can avoid foreclosure, the title of the page (look at the top of your browser) says:  “Learn to be free of bank foreclosures”.  At the bottom of the page, it states that:  “For the procedure to acquire your name into a Land Patent you must take your name out of Color of Title (fictional characteristic usage of language) and bring it into the proper perspective of the Land Patent ( the truth of the language) such a procedure can be acquired with complete forms and instructions for a gift of $19.95 may be sent to  R. J. Elsarelli at P.O. Box 194 Durand Michigan 48429 with notification to LandPatentService@TheNorthernNews.net allow seven to ten days by mail or use the credit card system.” 

 The site seems to be registered to a Richard J Elsarelli of Durand, MI.  This information was found here.   Is Richard’s site slick enough to stay within the bounds of the law or is the 19.95 price low enough for the police not to care?  More importantly, what does this “procedure” indicate that you can actually accomplish? 

NJ woman gets 10 years for mortgage fraud December 20, 2008

Posted by whitecollarcrimenews in News.
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I’m sure the average citizen thinks this sentence is great.  However, as a criminal defense attorney, I have a real problem with the outcome of this case.

In June, Crystal Velitschkow pleaded guilty to second degree State money laundering charges.  Although the plea called for 10 years, the range is 5 to 10 years.  Thus, in order for the judge to give her 10 years, he would have to find that the aggravating factors strongly outweigh the mitigating factors.  Even though she had no record (I assume)  and she flipped on her boyfriend, she still got the 10 years!  Her attorney only asked for 7. 

As always, I know next to nothing about this case, but I just can’t imagine a situation where I would have told my client to take this plea.  I also don’t understand why her attorney did not ask for 3 years.  While the range is 5 to 10, the just could go as low as 3 years if there were a lot of mitigating factors present.  The whole situation makes no sense to me.

The State alleged that she conspired with her boyfriend Spiro Pollatos, ran numerous scams to steal more than $2.7 million.  Pollatos targeted victims in the Greek community by advertising his mortgage company in a Greek newspaper.  He offered to secure loans for victims and then charged clients excessive loan commissions and fees.  One part of the scam involved mortgaging homes well beyond their value while another part involved him keeping money that was suppose to be used for a down payment. 

Another one of his scams that he perpetrated involved the Yellow Rose Diner in Keyport, New Jersey.  He found a victim to secure $500,000 in loans to invest in the diner.  The sale was never completed and the victim lost all of this money.

Pollatos has also pled guilty and he is on track to get 15 years even though he was the mastermind and has a prior record.   I have a client right now that was in the same type of situation Velitschkow was.  Although it appears my client has a better case and involved only about one-third of the the money (1 million as opposed to almost 3), my client stands to come out far better than Velitschkow.  I hope to tell you about it soon.

The story is here.

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