Woman Recovers Home Title Lost In Equity Stripping Scam; Judge Belts Sale Leaseback Peddlers w/ $75K In Punitves, Refers Case To Criminal Prosecutors

In Bergen County, New Jersey, the New Jersey Law Journal reports:

• A Bergen County, N.J., judge [...] ordered the president of a mortgage firm and one of its salespeople to pay $75,000 in punitive damages, and more in attorney fees, for leading a homeowner into unknowingly selling her house and losing $162,000 -- for their own benefit. The defendants "continuously concealed the character of their enterprise and the true nature of the transaction" and "preyed" on the homeowner's "weakened health condition and financial vulnerability," Chancery Division Judge Ellen Koblitz said in the case, One West Bank, FSB v. Capo, F-5952-09.(1) (when link expires, try here).

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• When [the unwitting bank that financed the sale leaseback] foreclosed on [straw buyer Maria] Capo, [victimized homeowner Marva] Coleman was included as a defendant by her status as tenant. Coleman brought a third-party complaint against the [foreclosure rescue operators]. Coleman also named Capo but dismissed claims against her [...] when Capo agreed to deed the property back to her.

• Koblitz said Coleman demonstrated the five elements of common-law fraud: material misrepresentation of facts, knowledge or belief by the defendant of its falsity, intention that the other party rely on it, reasonable reliance thereon by the other party and resulting damages. Koblitz ruled that the deed conveying Coleman's house to Capo and the mortgage Capo took out on the house were void ab initio. Koblitz also ordered IndyMac's successor, One West Bank, to issue an equitable mortgage in Coleman's name on the house.(2)

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• She referred the case to the Bergen County Prosecutor's Office and the state attorney general's office to determine whether the third-party defendants committed criminal acts.

Attorney Anthony Viso, Lodi, N.J., reportedly successfully represented the screwed-over homeowner.

For the story, see Mortgage Rescue Firm Hit With Punitive Damages, Attorney Fees.

See also Cliffview Pilot.com: How a mortgage scheme nearly claimed an innocent victim.

For Judge Koblitz' court ruling, see One West Bank, FSB v. Capo, Docket No. F-5952-09 (N.J. Super. Chancery Div., Bergen County, July 19, 2010) (when link expires, try here).

(1) According to the story, Charles Kohout, president of Salvation Home Buyers LLC of Bergenfield, N.J., and Linton Gentles, a salesman, offered to help arrange refinancing when Marva Coleman of Teaneck, N.J., a home health aide, fell behind on her mortgage payments.

The story states that a seriously ill Coleman had been taken by ambulance to a local hospital, where she remained for a week on oxygen and medications, and that Gentles visited her with numerous documents prepared by Salvation and she signed them from her hospital bed. Coleman was not given copies and later did not recall signing the documents, but the contract she signed conveyed her house for $422,000 to Maria Capo, who obtained a mortgage from IndyMac Bank, according to the story.

(2) Although she found both the deed and the mortgage to be absolutely void, Judge Koblitz reportedly then awarded the lender an equitable lien / equitable mortgage against the home to the extent that the proceeds of the loan that financed the scam were applied towards Coleman's benefit, the story states. The amount of the equitable mortgage awarded to the lender was $268,156, and breaks down as follows:

• Payment of Coleman's existing first mortgage at the time of the ripoff - $231,950,
• Payment of judgments in her name - $7,500,
• Back taxes owed by Coleman - $2,800,
• Cash received by Coleman - $10,000, and
• One West's payment of real estate taxes and homeowner's insurance - $15,116 and $760.

To the extent the proceeds of the new loan did not benefit Coleman, but were instead diverted into the pockets of the foreclosure rescue operators, the lender was left holding the bag. According to Judge Koblitz, One West "was not involved in the fraud and should not be penalized beyond losing that portion of their security in their $337,600 loan beyond Coleman's original debt."

Reportedly, Koblitz then set punitive damages against Gentles at $20,067, the amount he profited in the scheme carried out by Kohout. Finding Kohout the mastermind of the deal, the judge set his punitives at $55,500 -- three times the profit he realized, the story states. "His casual, flippant, self-important attitude and disrespect for Coleman and others in economic distress was readily apparent. Kohout's arrogance is exemplified by the letter of gratitude he required Coleman to write after he defrauded her," Koblitz wrote.