Friday, November 18, 2005

Massachusetts Deed Scam Nets Guilty Plea

Hasan Hussain, 44, Westboro, Massachusetts, pleaded guilty to conspiracy, mail fraud and witness tampering in connection with his role in a deed scam. 

According to the indictment, Hussain participated in a scheme where they identified properties whose owners had died and/or that were subject to tax delinquencies.  They then located straw buyers to act as recipient of the properties and created forged and backdated deeds transferring ownership of the properties to the straw ‘buyers.’ The deeds were recorded and the new owners were reflected on the tax rolls. A story was concocted that the deeds were found among the belongings of the deceased parent of the new owner. Hussain, using the name Michael Anderson and representing himself as a lawyer, would confront the tenants, advise them of the change in ownership and either eject the tenants or offer them money to vacate.  Hussain and his coconspirators would then make repairs to the property and sell it.

According to authorities, in February, 2003, Hussain and others created a forged, notarized deed, which purported to convey 18 Ingalls Street, Worcester, Massachusetts from Emilija Mikalauskas to a straw buyer for $63,000. The deed was backdated to reflect the transfer occurred on March 15, 1991 and the deed was recorded on March 20, 2003.

Also in February 2003, Hussain and others created a forged, notarized deed, which purported to convey 101 Coburn Avenue, Worcester, Massachusetts from Mildred Preece to a straw buyer for $67,000. The deed was backdated to reflect a transfer to a second nominee on August 22, 1986 and the deed was recorded on March 19, 2003

Beginning in March 2003, Hussain and others took various steps to seize control and ownership of the two properties.

During an FBI investigation into the real estate transactions, Hussain met the two nominee witnesses and encouraged them to lie to the FBI. The FBI confronted the straw ‘buyers’ of the 18 Ingalls Street and 101 Coburn Avenue transactions who confessed to their roles in the scheme and agreed to assist the FBI by wearing concealed recording devices.

Sentencing is scheduled for January 30, 2006. Hussain faces a maximum penalty of up to 5 years in prison and/or a fine of $250,000 for conspiracy; up to 20 years in prison and/or a fine of $250,000 for mail fraud; and up to 10 years in prison and/or a fine of $250,000 for witness tampering.

mortgage fraud