There are several ways to stop a sheriff’s sale in Ohio. This post discusses several ways to stop a sheriff’s sale with plenty of good information to help you understand your options.
Ohio Gets Rid of Wells Fargo
Ohio decided to cut doing business with Wells Fargo due to the recent, unacceptable behavior of creating millions of fake bank accounts with customer names. So far cities in Illinois, Washington, and the Wells Fargo home state of California have already suspended business with the bank for at least one year.
Between 2011 and 2015 Wells Fargo employees created millions of fake bank accounts to meet targeted sales and collect more money in fees from their customers who were unaware of the unauthorized accounts. Wells Fargo’s actions violated the Truth in Lending Act and threatened to destroy their customers credit score.
This month Ohio announced that Wells Fargo is suspended from doing business with the state for at least one year. Wells Fargo mostly participated in funding state bonds in Ohio and is now forbidden to do so because of the loss of trust between the public and the bank. Ohio will now solicit related services from other companies even though Wells Fargo has contributed over $800 million to state bonds in the last couple years. Whether Wells Fargo will be able to gain business with Ohio again after a year will be determined at a later time.
It was settled in September that Wells Fargo will pay $185 million dollars in penalties for their fraudulent acts. Another $5 million dollars will be distributed to customers who are victims of the unlawful act and fee generating accounts.
Robo-signing: A still present problem for homeowners
“Robo-signing”. Most homeowners are aware of the term as a type of fraud that involved banks and mortgage servicers colluding to fabricate false documentation. The servicer would fashion legal documents of property ownership they did not have in order to initiate foreclosures on properties. Countless homeowners lost their homes when these documents were filed with the foreclosure action as “true and accurate” documents before the courts.
There was an attempt at culpability for this debacle that ultimately resulted in a $25 billion National Mortgage Settlement among the five leading mortgage servicers. Robo-signing never should have happened in the first place, but most of America was given the impression that the settlement was the end of it.
However, writer David Dayden of the financial news and analysis blog Naked Capitalism asserts that robo-signing has continued to this day. Dayden presents as proof an email sent to a former mortgage industry loan officer-turned-licensed private investigator specializing in securitization and chain of title analysis. This former mortgage industry insider is often called upon as an expert witness in foreclosure defense lawsuits. The email came from a document services provider working for large mortgage firms. The sender promises clients “peace of mind” that if documents are missing in a mortgage recording, their highly-trained researchers will locate and record these documents. In doing so, they create plausible deniability for fabrication of mortgage records.
The email to the former loan officer turned investigator requests a signature for an assignment of mortgage from the investigator. The investigator informed Dayden this isn’t the first time he’s been solicited for such a request. He theorizes that these companies are attempting a form of mutually assured destruction. If they can get him to sign on a forged record, it would indicate he is complicit in foreclosure fraud and tarnish his reputation and credibility as an expert defense witness. Alternatively, he posits that maybe they really did just need someone to help produce this mortgage assignment, and his name came up because he’d previously worked for the bank that needed it.
However, it’s likely worth noting that this same company was just fined $1.6 million in restitution and civil penalties by the Consumer Financial Protection Bureau for not honoring modifications for loans transferred to them by other servicers.
The investigator initially feigns ignorance. He asks for more information from the firm. The company responds by again indicating that an assignment is needed to show the bank assigned the loan over to the services firm. The “team lead” who had been communicating with the investigator attached a copy of the mortgage – which included confidential information that likely violated privacy laws.
The investigator then asks for a “prepared assignment,” which is a template from the company to fill out. Company responds with an attachment with blanks for investigator to fill in. It’s pre-signed and pre-notarized, with amounts that differ from the actual note (indicating the company wanted the document to appear as if it was first created in 2002).
Dayden characterizes this as “solicitation to commit a felony,” specifically, to fabricate a mortgage document. The investigator says that by “recreating chains of title,” they are dumping “garbage” into the courts daily.
Catching this kind of flaw in the chain of documentation requires the help of an attorney who is familiar with the intricacies of the foreclosure process and can spot irregularities. The firm of Doucet & Associates specializes in foreclosure defense. If you are facing foreclosure, call Doucet & Associates to schedule a consultation and let us help you save your home.
How to Stop Debt Collection Calls
Debt collection agencies use a wide range of tactics to collect on past-due accounts. Many are illegal, including:
• Threatening arrest or jail time; • Calling employers about the debt; • Robocalling or texting a cell phone; • Calling before 8 a.m. or after 9 p.m.; • Saying liens will be placed on income; • Threatening violence; • Telling a lie, misstating the debt; and • Mailing a letter with false information in it.
Consumer lawyer Troy Doucet of the Dublin-based law firm Doucet & Associates Co., L.P.A. says consumers have the right to stop collection calls and letters. He explains that the most straightforward method is to write a letter to the collector asking it to stop calling. Collectors must comply with any written demand. Thus, Doucet recommends you make a copy and send it certified mail. Debt collectors are not required to stop calling if the request is only over the phone – the cease and desist demand must be in writing.
Another way to stop the collection agency from calling is to retain a lawyer. The moment a collection agency is aware of legal representation it must immediately stop calling and instead work directly with the debtor’s attorney. There is no written requirement here – merely telling the collector you are represented by counsel ends their ability to contact you further. However, Doucet notes that you must tell them your attorney’s name and phone number when asked.
The federal law governing debt collectors is called the Fair Debt Collection Practices Act (FDCPA). The law has considerable teeth, and the damages available to people under the law include requiring the collector to pay all attorneys’ fees and expenses. The law is designed so that any single violation of the law – including calling after a cease and desist letter is sent – triggers the law’s full protection and damages. Doucet recommends that anyone being harassed by a debt collector seek out legal representation. As he puts it, “going through a tough time in life does not give a debt collector the right to walk all over you.”