Judgment debtor forged transfer of title to a dead person

Judgment debtor forged transfer of title to a dead person

Investor · Los Angeles, CA · Member since 2017 · 9 posts · 1 vote

Without going into the fraud and embezzlement by the judgment debtor, I will just go into the specifics of this unique collections situation.

10 years ago, this husband and wife were investigated by the state attorney generals of AZ and NV for fraud. In prep for a potential collection against them, they moved assets around to try to protect them from seizure.

On May 21, 2008, this couple had the deed of their home in Henderson, NV switched from one of their investigated shell companies (which is now closed) to a guy name Dominic. They still live in this house and call it their primary residence; however, since it appears as if they don't own the title, it can't be levied as a result of a judgment or collection.

Here is where more of their fraud kicks in. Dominic died on May 17, 2007 ... a year before the transfer of title shows he signed to take ownership of the title!

I contacted LAPD (where I live) and the Henderson, NV PD and they were no help. One completely disinterested detective said "would be considered a forgery however only the victim (whois deceased) can testify that it is not his signature".

Any suggestions on how to pursue this?

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Jay HinrichsBusiness Member
Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
7y

I am sure there are more details but based on what you posted.

1. check to see when the deed was signed and dated.. a deed does not need to be recorded to be valid.

could they have signed it when Dominic was alive and recorded it after death.. also who is the notary. needs a notary to record.. 

2. if by chance this had title insurance.. Forgery is a covered item.. although you would not have standing.

We work on these types of deals.. you have to FORCE probate.. expensive and complicated.. working one right now.

I would Buy Rick the Probate guys course.. he no longer participates on BP but he is an expert in these deals you learn how to work these and they can be a gold mine.

But you have to be willing to risk some serious legal fees up front the one I am working on currently I will probably be in it 30k with no guarantee of success but if I do succeed.. well you can figure out the upside.

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  • Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    7y

    They probably quit claimed it to someone. That someone was dead, which might mean they quit claimed it to his estate.

    You might have to be one of their creditor's to "have a dog in this fight", check with a Las Vegas attorney (fraudulent transfer).

    They might have a living trust with Dominic listed as trustee also.

    They might be politically connected in Las Vegas (getting kid glove treatment) (Don't overlook this, LV is not Los Angles re this).

    After so many years as "squatters" in LV they may be able to reclaim the home.

    Good Luck!

  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y

    I am sure there are more details but based on what you posted.

    1. check to see when the deed was signed and dated.. a deed does not need to be recorded to be valid.

    could they have signed it when Dominic was alive and recorded it after death.. also who is the notary. needs a notary to record.. 

    2. if by chance this had title insurance.. Forgery is a covered item.. although you would not have standing.

    We work on these types of deals.. you have to FORCE probate.. expensive and complicated.. working one right now.

    I would Buy Rick the Probate guys course.. he no longer participates on BP but he is an expert in these deals you learn how to work these and they can be a gold mine.

    But you have to be willing to risk some serious legal fees up front the one I am working on currently I will probably be in it 30k with no guarantee of success but if I do succeed.. well you can figure out the upside.

  • Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
    7y

    As Jay said, "look at the Notary". It might be a forgery, or be a Notary known to the courts there to be a problem. 

    There were other shady attempts in LV to hold onto homes large and small after the bubble involving shady and fraudulent Notaries.

    So run the notary's name in the internet and against the Review Journal site to see if anything "odd" pops up.

    Good Luck!

  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y

    @Tom Gimer  Tom you have any thoughts on this..  ?  those were off the top of my head

    but seems like the first thing to do is get a full title report and see what is necessary from a title insurance perspective then work it backwards.

  • Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
    7y

    The recipient of a deed Doesn’t sign the deed. I’m guessing this was a QCD. 

    Solution.....have no idea. 

  • Member since 2019 · 5 posts · 2 votes
    7y

    This is actually kinda clever.  Jay is right, there is no law that requires a person record a deed. Look at any title policy and you will see it specifically doesn't cover "unrecorded transfers".   What if a shell company deeded it to a real person and thereafter recorded a deed to a dead guy?   Which title company will write a policy knowing that there is most likely another "real" unrecorded deed floating around?


  • Tom GimerBusiness Member
    DMV · Member since 2017 · 3k+ posts · 3k+ votes
    7y

    @Jay Hinrichs

    https://www.leg.state.nv.us/NRS/NRS-112.html

    Start with NV law concerning fraudulent transfers. If the deed was made to defraud creditors and the debtor maintained control of the asset it sounds like this is within the statute. The problem would seem to be the statute of limitations... 4 years, or 1 year from when the transfer could reasonably have been discovered.

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