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LAND FRAUD NIGHTMARE – IT COULD HAPPEN TO YOU!

Shining the light on the ever-increasing crime of seller fraud, deed fraud, and seller impersonation Imagine sitting at home or working at the office, minding your own business, when suddenly you receive a disturbing phone call informing you that not only is someone impersonating you, but they are also in the process of trying to […]
The post LAND FRAUD NIGHTMARE – IT COULD HAPPEN TO YOU! first appeared on BlackPressUSA.

Published

3 years ago

June 14, 2023

Forward Times Staff

Shining the light on the ever-increasing crime of seller fraud, deed fraud, and seller impersonation

Imagine sitting at home or working at the office, minding your own business, when suddenly you receive a disturbing phone call informing you that not only is someone impersonating you, but they are also in the process of trying to sell your land without your consent or knowledge.

Believe it or not, deed fraud and land theft is very frequent in Harris County, and it happens more often than you think. As a matter of fact, it recently happened to someone very close to the Forward Times newspaper—its very own owner, Karen Carter Richards.

Earlier this year, a realtor came by Karen’s home on a Friday afternoon looking for her, but she was not home at the time. Fortunately, her son and his wife happened to be at her house that day. Once the realtor determined that he had indeed found “the real Karen Carter Richards,” he immediately informed her son that her property was set to be sold on Monday morning for $235,000. Yes, you read that right. Her property was set to be sold in a few days!

An imposter was seeking to hijack Karen’s property right from under her nose.

Karen eventually spoke with the realtor about her property over the phone and was told that the title company they had been working with on a land transaction involving her property made him aware of some serious red flags relative to the deal. They encouraged the realtor to locate “the real Karen Carter Richards,” because several things seemed abnormal and weren’t adding up.

Some of the red flags that gave the imposter away to the title company included them: not being able to provide key information and documents when asked; constantly telling the title company they couldn’t find certain requested items and were looking for them; trying to sell the property under market value; wanting to do a quick sell; and not wanting to come into the title company to sign important documents.

Once notified about the imposter and the suspected land fraud, Karen immediately contacted real estate veteran Gerald Womack at Womack Development & Investment Realtors, who handles all of her real estate properties. He spoke with the title company and the realtor and worked with them to put a halt to the fraudulent real estate transaction and prevent a catastrophe.

Gerald Womack

The case was then turned over to the Harris County District Attorney’s Consumer Fraud Division, who has been in contact with Karen multiple times. They discovered several fraudulent documents that had been created, where her signature was forged on them. Karen also filed a police report with the Houston Police Department (HPD) and investigators have been working with the Harris County District Attorney to bring criminal charges against the imposters.

The entire ordeal was extremely unsettling for Karen, who doesn’t know how something like this could have happened to her, let alone anyone.

“I was shocked that this could happen to a vacant piece of property that my family has owned and paid taxes on since I was a teenager,” said Karen. “This has never happened to any of our properties. I have learned that vacant land is a target, so I would encourage anyone to make a point to check on their property more regularly. These people had a For Sale sign on my property, but because I rarely go over there, I didn’t know.”

Womack states that outside of Karen’s situation, he recently has had two other instances where this occurred. In the first, the seller was alerted directly by the listing agent after she failed to show up to the closing. In the other instance, Womack states that he was pulling information for a client on their property and noticed that it was listed for sale online and was pending. When he brought it to the owner’s attention, the owner thought Womack was mistaken until he saw it for himself. Womack then contacted the listing agent and was able to get it pulled from the market.

Neither property was sold.

Womack believes that the only way this type of crime works is under anonymity.

“Historically, a seller will meet with a real estate agent in person and list their property,” said Womack. “We have become an email and text driven society and thus these criminals are able to carry out this scheme by creating fictitious email addresses, temporary phone numbers, and mobile applications, which provides them ways to text from untraceable numbers.”

Womack states that when he is made aware that a property owner may be subjected to some fraudulent activity, the first thing he does is have them contact the listing agent who is marketing the property and get the information of the title company. He also advises anyone in this situation to alert the local authorities to file a police report.

“In my experience, this crime is generally only done with vacant land, but that is not to say it could not happen on inherited property, abandoned property, or run-down property either,” Womack emphasized. “Property owners need to routinely check their respective county appraisal’s website to confirm there has been no change in ownership. I would also suggest that they visit their property, especially if it is not where they reside, to ensure no changes have been made without their knowledge.”

Valerie Turner currently serves as Assistant District Attorney and is the head of the consumer fraud division at the Harris County District Attorney’s Office. She wants the public to know that the likeliest victims are people who don’t use a title company to close a land transaction.

“Without a title company to check the title history, it is easy for crooks to sell property they don’t own to unsuspecting buyers, who pay good money and expect good title,” Turner says. “If the buyer goes through a title company, purchases title insurance, and then there is a problem, the title company is on the hook to either get the buyer good title or refund all of their money. Of course, if a thief inserts his name into the title history using a forged deed, a title examiner will not catch that because the title company does not investigate beyond the four corners of the deeds. They don’t call the last true owner and ask, ‘Did you sign the deed to the (current seller)?’ They don’t research to find out whether the last true owner was alive at the time of the purported signing of the deed. That only happens once there is a complaint, and our office investigates.”

Turner tells the Forward Times that her office worked in conjunction with the Harris County Clerk’s Office to pass legislation in 2016, which no longer allows a person in Harris County to anonymously file a real property document.

According to Turner, the law now requires that the person present photo identification, which is then scanned in by the clerk. That information is not made public, but if a complaint is received and her office investigates, they can ask for a copy of the photo identification. This law only is applicable in Harris County, in that some of the smaller counties objected to such a requirement.

The areas in Harris County that most often see this kind of theft are neighborhoods with abandoned houses. The crook can change the locks, file a deed inserting him into the chain of title, and put up a sign advertising the house as for sale. Then they give the unsuspecting buyer a deed once payment is made in full. Because the buyer received the property via fraudulent deed, no ownership was conveyed. According to Turner, the Sunnyside community in southeast Houston is a neighborhood where deed fraud occurs frequently.

Turner states that a property owner might only find out this has happened to them if they were to drive by their property or their house and see that it is occupied. She states that the owner might also check the Harris County Appraisal District’s (HCAD) website, especially after not receiving a property tax bill for some time, and learning that the property is now in someone else’s name.

“To avoid falling victim to this crime, owners should check the HCAD website once a year to make sure the property is still in their name,” says Turner. “Also, they should make sure they receive their property tax bill. Buyers should always close with a title company. That way, if something goes wrong, they are protected. Another option would be to purchase deed fraud insurance. Homelock and other companies sell this product. I don’t know the details of the policy though. I’m not sure if they just alert the owner to the fact that the property has been taken out of their name, or whether they insure the value of the property if a sale occurs without the owner’s consent.”

Unfortunately, Turner states that if someone impersonates an owner and sells their property, which is most often what they see happen at title companies, the owner is often out of luck if the sales proceeds are actually sent to the land thief by the title company. But, Turner indicates, in a case like that, they are usually able to trace the money to an account and investigate from there.

“If a thief files a forged deed, and sells the property that way, then there will be a cloud on the title and the true owner will not be able to sell the property,” Turner emphasizes. “If the true owner does not want to sell to the unsuspecting buyer, then they will have to hire an attorney to file a suit to remove the cloud from the title. If the unsuspecting buyer contests the matter in court, it could cost up to $50,000 or more to correct the situation. The true owner could file a lawsuit against the title company for not confirming the identity of the seller. I don’t know how successful that would be, though.”

According to Turner, these incidents are criminal in nature, and the Harris County District Attorney’s office often files the following charges: Aggregate Theft, Forgery, False Statement to Obtain Property, or Securing Execution of a Document by Deception.

Turner states that if the land thief is caught and identified, prison time is a possibility depending on that person’s criminal history and their ability to pay restitution.

“If the thief has a prior felony conviction and served prison time, it is doubtful we would offer probation, so prison time would be more likely,” says Turner. “If there is a significant amount of restitution owed due to a defendant’s actions, then a requirement would be for the person to pay a substantial amount of restitution upfront and show an ability to pay the remainder of the restitution. If they can’t do that, then prison time will be our offer.”

Turner states that the amount of prison time a land thief serves is dependent on the facts of the case, the number of properties stolen and their values, and the defendant’s criminal history.

“If we file Aggregate Theft for stealing from a true owner and unsuspecting buyer (or more than one of each), then the amount of the theft can go up rather quickly,” says Turner. “If the total amount stolen is over $300,000, then the punishment range (assuming no other prior felony convictions with prison trips) is 5-99 years or Life with the possibility of a fine up to $10,000. I’ve had land thieves sentenced to probation and others sentenced to 28 years, 40 years, etc.”

The Texas Real Estate Commission has been assisting the Texas Land Title Association in educating real estate license holders on trending fraud schemes.

The Texas Land Title Association has reported seeing more people fall victim to seller impersonators, with the prime target properties being vacant land or investment property such as vacation homes, second homes, rental properties, and any other instance where the tax mailing address is different than the property owner’s address.

According to the Texas Land Title Association, a typical scenario involves an impersonator calling a sales agent for a property to be listed below market value, so that the potential buyer thinks the purchase is a bargain, and then to lure the agent into taking the listing, the imposter might say something like:

“This is a quick sale.”

Not only are land and property owners susceptible to this type of activity, but realtors are also at risk of representing someone who is not the rightful owner to the property they are trying to sell.

“This type of fraud is terrifying because of how much it has increased and how quickly,” said David Tandy, chair of the Texas Land Title Association’s Seller Impersonation Fraud Task Force. “Until that real seller decides to do something like refinance or sell the property, they are not aware of the fraudulent transaction involving their property. And by that point, the duped buyer has lost all their money, the real estate agents have lost their commissions, and the entire transaction is void.”

Realtors can be a huge part of the solution if they know what red flags to look for and understand how important their role is. Those red flags include:

The property in question involves vacant land or an owner not living on property.
Imposter Seller wants a quick sale.
Imposter Seller wants a cash sale.
The property is listed below market value.
Imposter Seller only wants to communicate by email or text and does not want to meet in person.
Imposter Seller’s phone area code is unrecognizable or foreign.

Before listing a property, realtors should make sure the property owners are verified by getting a copy of two forms of identification, asking for a recent utility bill, and asking questions about the property that only the true owner would know.

“This just suddenly exploded. We’ve seen similar forged deed fraud in the past, but this new type of fraud is just pervasive” said Leslie Midgley, executive vice president and CEO of the Texas Land Title Association. “These criminals are highly sophisticated with their schemes and hard to detect if you aren’t vigilant. Title agents and underwriters have implemented many best practices to try and shut these transactions down, but there is much work to be done as significant losses have already occurred and the criminals seem to be increasing their efforts, not retreating.”

If you, or someone you know, are the victims of land fraud, please contact local law enforcement, report it online to the Federal Trade Commission at https://reportfraud.ftc.gov/#/, and if you are in Harris County, reach out to the consumer fraud division at the Harris County District Attorney’s Office at 713-274-5555.

The post LAND FRAUD NIGHTMARE – IT COULD HAPPEN TO YOU! appeared first on Forward Times.

The post LAND FRAUD NIGHTMARE – IT COULD HAPPEN TO YOU! first appeared on BlackPressUSA.

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COMMENTARY: The National Protest Must Be Accompanied with Our Votes

Just as Trump is gathering election data like having the FBI take all the election data in Georgia from the 2020 election, so must we organize in preparation for the coming primary season to have the right people on ballots in each Republican district, so that we can regain control of the House of Representatives and by doing so, restore the separation of powers and balance that our democracy is being deprived of.

Published

3 days ago

February 10, 2026

Oakland Post

Dr. John E. Warren, Publisher San Diego Voice & Viewpoint Newspaper. File photo..

By Dr. John E. Warren, Publisher San Diego Voice & Viewpoint Newspaper

As thousands of Americans march every week in cities across this great nation, it must be remembered that the protest without the vote is of no concern to Donald Trump and his administration.

In every city, there is a personal connection to the U.S. Congress. In too many cases, the member of Congress representing the people of that city and the congressional district in which it sits, is a Republican. It is the Republicans who are giving silent support to the destructive actions of those persons like the U.S. Attorney General, the Director of Homeland Security, and the National Intelligence Director, who are carrying out the revenge campaign of the President rather than upholding the oath of office each of them took “to Defend The Constitution of the United States.”

In California, the primary comes in June 2026. The congressional races must be a priority just as much as the local election of people has been so important in keeping ICE from acquiring facilities to build more prisons around the country.

“We the People” are winning this battle, even though it might not look like it. Each of us must get involved now, right where we are.

In this Black History month, it is important to remember that all we have accomplished in this nation has been “in spite of” and not “because of.” Frederick Douglas said, “Power concedes nothing without a struggle.”

Today, the struggle is to maintain our very institutions and history. Our strength in this struggle rests in our “collectiveness.” Our newspapers and journalists are at the greatest risk. We must not personally add to the attack by ignoring those who have been our very foundation, our Black press.

Are you spending your dollars this Black History Month with those who salute and honor contributions by supporting those who tell our stories? Remember that silence is the same as consent and support for the opposition. Where do you stand and where will your dollars go?

Oakland Post

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Why Black Parents Should Consider Montessori

BLACKPRESSUSA NEWSWIRE — I have found that there are some educational approaches that consistently provide a safer, more enriching, and more affirmative environment for Black children. The Montessori method, developed by Italian physician Maria Montessori and introduced to the U.S. in the early 20th century, is one such approach.

Published

4 days ago

February 9, 2026

Oakland Post

By Laura Turner-Essel, PhD

As a mother of four children, I’ve done A LOT of school shopping. I don’t mean the autumn ritual of purchasing school supplies. I mean shopping for schools – pouring over promotional materials, combing through websites, asking friends and community members for referrals to their favorite schools, attending open houses and orientations, comparing curriculums and educational philosophies, meeting teachers and principals, and students who all claim that their school is the best.

But keep in mind – I’m not just a mom of four children. I’m a mom of four Black children, and I’m also a psychologist who is very interested in protecting my little ones from the traumatic experience that school can too often become.

For Black children in the United States, school can sometimes feel more like a prison than an educational institution. Research shows that Black students experience school as more hostile and demoralizing than other students do, that they are disciplined more frequently and more harshly for typical childhood offenses (such as running in the halls or chewing gum in class), that they are often labeled as deviant or viewed as deficient more quickly than other children, that teachers have lower academic expectations of Black students (which, in turn, lowers those students’ expectations of themselves), and that Black parents feel less respected and less engaged by their children’s teachers and school administrators. Perhaps these are some of the underlying reasons that Black students tend to underperform in most schools across the country.

The truth is that schools are more than academic institutions. They are places where children go to gain a sense of who they are, how they relate to others, and where they fit into the world. The best schools are places that answer these questions positively – ‘you are a valuable human being, you are a person who will grow up to contribute great things to your community, and you belong here, with us, exploring the world and learning how to use your gifts.’ Unfortunately, Black children looking for answers to these universal questions of childhood will often hit a brick wall once they walk into the classroom. If the curriculum does not reflect their cultural experiences, the teachers don’t appear to value them, and they spend most of their time being shamed into compliance rather than guided towards their highest potential, well…what can we really expect? How are they supposed to master basic academic skills if their spirits have been crushed?

Here’s the good news. In my years of school shopping, and in the research of Black education specialists such as Jawanza Kunjufu and Amos Wilson, I have found that there are some educational approaches that consistently provide a safer, more enriching, and more affirmative environment for Black children. The Montessori method, developed by Italian physician Maria Montessori and introduced to the U.S. in the early 20th century, is one such approach.

The key feature of Montessori schooling is that children decide (for the most part) what they want to do each day. Led by their own interests and skill levels, children in a Montessori classroom move around freely and work independently or with others on tasks of their own

choosing. The classroom is intentionally stocked with materials tailored to the developmental needs of children, including the need to learn through different senses (sight, touch/texture, movement, etc.). The teacher in a Montessori classroom is less like a boss and more like a caring guide who works with each child individually, demonstrating various activities and then giving them space to try it on their own. The idea is that over time, students learn to master even the toughest tasks and concepts, and they feel an intense sense of pride and accomplishment because they did it by themselves, without pressure or pushing.

I think that this aspect of the Montessori method is good for all kids. Do you remember the feeling of having your creativity or motivation crushed by being told exactly what to do, when to do it, how to do it, and why? The truth is that when presented with a new challenge and then given space, children actually accomplish a lot! They are born with a natural desire to learn. It is that spirit of curiosity, sense of wonder, and excitement to explore that Montessori helps to keep alive in a child. But that’s not the only reason that I think Black parents need to consider Montessori.

Fostering a love of learning is great. But more importantly, I think that Montessori students excel at learning to love. It begins with Montessori’s acknowledgement that all children are precious because childhood is a precious time. In many school systems, Black children are treated like miniature adults (at best) or miniature criminals (at worst), and are subjected to stressful situations that no kids are equipped to handle – expectations to be still and silent for long periods, competitive and high-stakes testing, and punitive classroom discipline. It’s easy to get the sense that rather than being prepared for college or careers, our children are being prepared to fail. Couple this with the aforementioned bias against Black children that seems to run rampant within the U.S. school system, and you end up with children who feel burned out and bitter about school by the time they hit 3rd grade.

In my experience, Montessori does a better job of protecting the space that is childhood – and all the joy of discovery and learning that should come along with that. Without the requirement that students “sit down and shut up,” behavioral issues in Montessori classrooms tend to be non-existent (or at least, the Montessori method doesn’t harp on them; children are gently redirected rather than shamed in front of the class). Montessori students don’t learn for the sake of tests; they demonstrate what they’ve learned by sharing with their teacher or classmates how they solve real-world problems using the skills they’ve gained through reading, math, or science activities. And by allowing children a choice of what to focus on throughout the day, Montessori teachers demonstrate that they honor and trust children’s natural intelligence. The individualized, careful attention they provide indicates to children that they are each seen, heard, and valued for who they are, and who they might become. Now that’s love (and good education).

As a parent, I’ve come to realize that many schools offer high-quality academics. Montessori is no different. Students in Montessori schools gain exposure to advanced concepts and the materials to work with these concepts hands-on. Across the nation, Montessori schools emphasize early literacy development, an especially important indicator of life success for young Black boys and men. Montessori students are provided with the opportunity to be

successful every day, and the chance to develop a sense of competence and self-worth based on completing tasks at their own pace.

But I have also learned that the important questions to ask when school shopping are often not about academics at all. I now ask, ‘Will my children be treated kindly? Will they be listened to? Protected from bias and bullying? Will they feel safe? Will this precious time in their lives be honored as a space for growth, development, awe, and excitement? Will they get to see people like them included in the curriculum? Will they be seen as valuable even if they don’t always ‘measure up’ to other kids on a task? Will they get extra support if they need it? Will the school include me in major decisions? Will the school leaders help to make sure that my children reach their fullest potential? Will the teacher care about my children almost as much as I do?’

Consistently, it’s been the Montessori schools that have answered with a loud, resounding ‘Yes!’ That is why my children ended up in Montessori schools, and I couldn’t be happier with that decision. If you’re a parent like me, shopping for schools with the same questions in mind, I’d urge you to consider Montessori education as a viable option for your precious little ones. Today more than ever, getting it right for our children is priceless.

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LIVE from the NMA Convention Raheem DeVaughn Says The Time Is Now: Let’s End HIV in Our Communities #2

Set against the backdrop of the NMA conference, Executive Officers from the National Medical Association, Grammy Award Winning Artist and Advocate Raheem DeVaughn, and Gilead Sciences experts, are holding today an important conversation on HIV prevention and health equity. Black women continue to be disproportionately impacted by HIV despite advances in prevention options. Today’s event […]

Published

1 week ago

February 3, 2026

Oakland Post

Black women continue to be disproportionately impacted by HIV despite advances in prevention options. Today’s event is designed to uplift voices, explore barriers to access, and increase awareness and key updates about PrEP, a proven prevention method that remains underutilized among Black women. This timely gathering will feature voices from across health, media, and advocacy as we break stigma and center equity in HIV prevention.

Additional stats and information to know:

● Black women continue to be disproportionately affected by HIV, with Black women representing more than 50% of new HIV diagnoses among women in the U.S. in 2022, despite comprising just 13% of women in the U.S.

● Women made up only 8% of PrEP users despite representing 19% of all new HIV diagnoses in 2022.

● Gilead Sciences is increasing awareness and addressing stigma by encouraging regular HIV testing and having judgment-free conversations with your healthcare provider about prevention options, including oral PrEP and long-acting injectable PrEP options.