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COVID-19 Mortgage Forbearance Warning

  • VENTURA, California – District Attorney Gregory D. Totten warned today that county residents should be extra vigilant about mortgage, forbearance, and loan modification scams as financial predators seek to exploit the current COVID-19 pandemic. As a result of the economic fallout from the COVID-19 virus, last month alone, mortgage forbearance requests increased by approximately 2000 percent. Such conditions are ripe for financial predators seeking to exploit desperate homeowners with false promises of assistance to delay their overdue mortgage payments.

    The District Attorney recommends the following tips to avoid becoming a victim of this type of fraud:
  • Never pay any person or business for mortgage or forbearance assistance, including the negotiation of a new, lower mortgage payment. It is unlawful for any entity to charge an advance fee to negotiate on a borrower’s behalf with a lender. Borrowers should contact their lender directly to discuss forbearance options, and never go through a third party.
  • Never sign a deed that transfers any portion of home ownership to another person or entity as part of a mortgage assistance or forbearance scheme.
  • Never make any portion of a mortgage payment to anyone other than your lender. Such payments are never passed on to the lender and this often unnecessarily triggers foreclosure proceedings that otherwise may never have commenced.
  • Never stop making mortgage payments to your lender on the advice of a mortgage or forbearance “expert.”
  • Be wary of mailed or telephonic advertisements promising mortgage or forbearance assistance. Legitimate assistance will not come to a borrower, it must instead be sought out.
  • Homeowners struggling to pay their mortgage payment should contact their lender directly to learn what assistance programs may be available.

The Department of Housing and Urban Development has also announced that the Federal Housing Administration is offering various mortgage relief options for FHA mortgage borrowers affected by the COVID-19 crisis. Details are available at www.hud.gov/answers.

Finally, county residents that need further information on mortgage forbearance scams can contact the District Attorney’s Office Real Estate Fraud Unit directly at (805) 662-1750, or obtain a complaint form at the District Attorney’s website located at www.vcdistrictattorney.com.

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Real Estate Agent Charged with Grand Theft and Money Laundering

Zucaro Booking PhotoVENTURA, California – District Attorney Gregory D. Totten announced today the filing of a criminal complaint against Megan Elizabeth Zucaro (DOB 7/11/70), of Thousand Oaks, charging one felony count of grand theft, one felony count of diversion of construction funds, and one felony count of money laundering. The investigation and prosecution of Zucaro was conducted by the District Attorney’s Real Estate Fraud Unit.

Zucaro, a real estate agent licensed by the California Department of Real Estate, is accused of misappropriating approximately $165,000 in loan proceeds. Zucaro convinced a 90-year-old victim to give her a 50 percent interest in his property in order to obtain a loan to develop the property on his behalf. Zucaro paid nothing in return for her interest in the property, which has an estimated value of $2 million. After being added on to the property’s title, Zucaro used it as collateral for a loan with net proceeds of $165,000. Within 30 days of receiving the $165,000, Zucaro allegedly spent these funds on personal expenses unrelated to the victim’s property development.

Arraignment is scheduled March 5, 2020, at 9:00 a.m. in courtroom 12 of the Ventura County Superior Court. Zucaro is currently in custody with bail set at $500,000. If convicted, she faces a maximum sentence of 3 years 8 months in prison.

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14th Annual Fraud Awareness Forum

newscheck12019 REFAT Annual Fraud Awareness Forum:

This is an educational event brought to you by REFAT and geared to real estate professionals. REFAT’s mission is to prevent, detect and report real estate fraud. We strive to accomplish this through education.

The Real Estate Advisory Team (REFAT) is a unique collaboration between the Ventura County District Attorney’s Real Estate Fraud Unit and Ventura County real estate professionals.

The combined knowledge and expertise of these volunteer team members help identify the types of frauds taking place, striving to educate people about the ever-changing tactics of scammers who seek to take advantage of Ventura County residents.

2019 Sponsors FinalB

For Sponsorship Opportunities, Download Form.

Date and Time:
Tue, October 22, 2019
11:30 AM – 1:15 PM PDT
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Address:
Residence Inn Oxnard River Ridge
2101 W Vineyard Ave
Oxnard, CA 93036
View Map

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Wire Fraud Advisory

VENTURA, California – District Attorney Gregory D. Totten warned today of a fraud scheme in which individuals purchasing a home or engaging in business transactions can be tricked into wiring large sums of money to thieves.  Sadly, in many cases, the money cannot be retrieved.

This scam is called Business Email Compromise (BEC).  Typically, the suspect hacks into an email account to monitor communications about an upcoming real estate purchase or business deal.  When the deal nears completion, the suspect will send a “spoofed” email to the purchaser that falsely appears to be from a real estate agent, escrow officer, or title agent involved in the transaction.  The fraudulent email provides instructions on wiring the funds (e.g., a down payment for a house) and the consumer wires money to an account under the suspect’s control. Once received, the funds are rapidly – sometimes within minutes or hours –  wired overseas or converted to cryptocurrency such as Bitcoin. Too often, these funds represent the consumer’s life savings.

Recently, the Ventura County District Attorney’s Office received reports of fraudulent BEC transactions targeting consumers in our area. A prompt investigation resulted in the return of most of the stolen funds to the victims.  In one case, $358,405 of funds an individual had sent to purchase a small business was recovered.  In another case, $142,770 of a down payment for a home was recovered. Quick action by consumers and investigators was essential to thwart these crimes.  Unfortunately, in many cases, by the time the theft is discovered, the funds have been transferred and cannot be recovered.

Last year in California alone, over $42 million was lost to BEC scams. Fifty percent of victim losses stemmed from BEC fraud involving real estate transactions. Nationwide, BEC causes $3.1 billion in losses. The District Attorney recommends the following tips to avoid becoming a victim of this type of fraud:

  • Obtain names and phone numbers from all real estate professionals – including the buyer’s or seller’s agent, escrow agent, attorney, and any other professionals that may be involved in the purchase or sale of the property – at the beginning of the transaction.
  • Never wire or electronically transfer funds (including opening deposits, down payments, or earnest money) without first calling and verifying all emailed wire instructions. Use a known phone number obtained at the beginning of the transaction for this confirmation. Do not use any phone number provided in an emailed wire transfer instruction. This confirmation should be accomplished by voice, not by text or email.
  • Throughout your real estate transaction, provide sensitive information only by voice rather than by email or text. Limit social media use, including location information and check-in sites, and do not discuss pending real estate transactions on any form of social media. Such information may be used to target your transaction and to better time fraudulent wire transfer emails.
  • Insist your real estate professionals communicate with you using secured business email accounts instead of free email services such as Gmail, Yahoo, Hotmail, etc. Secure your own email accounts with multi-factor authentication, strong passwords, and virtual private network (VPN) services if using free email services.

Consumers who believe they have already wired funds to an unauthorized account should immediately do the following:

  • First, contact your bank, in person, and demand a wire recall. Obtain confirmation that the wire has been reversed. If the transfer has been made after normal business hours, call your bank’s 24‑hour customer support line.
  • Second, immediately file a fraud report with the Federal Bureau of Investigation at https://bec.ic3.gov/
  • Third, submit a real estate fraud complaint form to the District Attorney’s Office through www.refat.org

In light of the pervasive spread of business email compromise activity, consumers must be especially vigilant. Once funds have been wired out of a consumer’s account, successful recovery of those funds is often impossible.

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The Ventura County District Attorney’s Office is the public prosecutor for the county’s 850,000 residents. The office employs approximately 280 employees including attorneys, investigators, victim advocates, and other professional support staff who strive to seek justice, ensure public safety, and protect the rights of crime victims.

Follow the Ventura County District Attorney’s Office on Twitter @VenturaDAOffice  Download Press Release

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13th Annual Fraud Awareness Forum

42107966_2616259461721370_6431242354962726912_nDATE AND TIME: Wed, September 19, 2018  12:00 PM – 2:00 PM PDT

LOCATION:
Residence Inn by Marriott Oxnard River Ridge,
2101 West Vineyard Avenue,
Oxnard, CA 93036

The Real Estate Advisory Team (REFAT) is a unique collaboration between the Ventura County District Attorney’s Real Estate Fraud Unit and Ventura County real estate professionals. The combined knowledge and expertise of these volunteer team members help identify the types of frauds taking place and keep on top of the ever changing tactics of scammers who seek to take advantage of Ventura County residents.

REFAT’s mission is to prevent, detect and report real estate fraud. We strive to accomplish this through educating two groups; real estate professionals and the general public. Our industry outreach to agents, lenders, escrow companies, title companies, etc. is essential as these professionals directly participate in most real estate transactions and are the “front line of defense” since they are in an ideal position to detect warning signs and take action to prevent fraud. Our public outreach efforts are aimed at educating the public and to provide them tools and resources to detect warning signs of real estate fraud so they can avoid becoming a victim. REFAT also provides information on how to report incidents where you know or suspect that you or someone else has been defrauded.

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Upcoming Event: Legal update and upcoming BRE changes

BRE EVENT 2018bbREFAT Presents
Legal update and upcoming BRE changes
Where: VCCAR training room
When: Wednesday May 23rd, 2018
Lunch & check in 12:00
Presentation 12:15-1:15

EVENT IS FREE!

RSVP requested, but not required

Speakers:

  • Jennifer Felten, Attorney at law
  • Carlo H-Banki, Statewide Facilitator/ Special Investigator, BRE

 

 

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District attorney’s warns of rental frauds

gdt_meet_da-190x110The Ventura County district attorney’s office advises residents to be vigilant when using online listing services to secure rental housing.

Such services do not typically verify that the person advertising a property is actually authorized to list the property for rent. This creates an opportunity for criminals to prey upon unsuspecting victims.

Because of the ease of listing properties online on sites such as craigslist.org, scams are difficult to detect. An online rental scam can be orchestrated from anywhere in the world.

The VCDA’s office offers the following tips to renters to avoid becoming a victim of fraud:

  • Arrange to meet with the owner or agent to inspect the property before paying any money. If the “owner” is out of town or otherwise “unavailable” to show the property, or states the property may not be shown, renters should look for another rental property.
  • Be wary of advertisements offering a property at below market rent or at a significant discount.
  • Do not pay for rent or a security deposit with cash or via a wire transfer. Credit cards may offer some protection in the event of fraud.
  • Whenever possible, deliver payment to an open and established business and avoid sending money through the mail. Request a signed lease agreement and keys to a rental property in exchange for the initial payment.
  • Obtain identification from and make note of whomever is claiming to have the authority to rent out the property.
  • Be wary of people who claim to be a real estate or rental agent but provide a business card without a valid California Bureau of Real Estate license number.
  • Use websites that have visible customer feedback, ratings on landlords and a reputation for secure transactions.
  • To prevent identity theft, do not provide a Social Security number, driver’s license number or bank account number until verifying that the person renting the property is authorized to do so.

If a property is advertised by someone claiming to be a real estate agent, verify their credentials at the California Bureau of Real Estate website at www.dre.ca.gov.

If the listing is being advertised by a property management company, such companies are also licensed by the bureau. Their credentials can be verified at the website listed above.

The best practice is to work with a licensed real estate agent or property manager to find legitimate rental properties. If an agent fails to perform due diligence and a consumer loses money as a result, the consumer may contact the Bureau of Real Estate to seek restitution.

Victims, property owners or agents who find an unauthorized property being offered for rent online should immediately submit a report to the district attorney’s real estate fraud unit at rentalscam@ventura.org. Only report suspicious properties advertised in Ventura County.

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11th Annual Fraud Awareness Forum

Industry update on the latest fraud activities affecting real estate and mortgage industries.
Featured Speakers: Wayne Bell, Commissioner, California Bureau of Real Estate
Jennifer Felten, Esq., Principal Owner and Attorney RELAW, APC
Tony Wold, Deputy District Attorney, Real Estate Fraud Unit, Ventura County District Attorney’s Office

WHEN: Thursday, September 22, 2016 from 11:45 AM to 2:00 PM (PDT)
WHERE: Residence Inn Oxnard River Ridge – 2101 West Vineyard Avenue, Oxnard, CA 93036

We like to thank everyone who came to The 11th Annual Fraud Awareness Forum. For more information visit www.refatevents.org #Ventura#Camarillo #VenturaCounty #Moorpark #SimiValley #SantaPaula #Fillmore#Forum #Fraud #RealEstateFraud #RealtorsSlide 1small

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