Property owners in Sullivan County are being warned about a growing wave of property deed fraud, a scam that county officials say is becoming more common, more sophisticated, and more damaging.
In a recent interview with Radio Catskill, Sullivan County Clerk Russell Reeves said his office has handled multiple cases in which scammers attempted to sell or transfer property without the owner’s knowledge.
“This is becoming more and more prevalent,” Reeves said. “It’s a big issue with property fraud, deed fraud.”
How the Scam Works
According to Reeves, scammers often obtain information from publicly available land records and then pose as legitimate property owners. Using fake or altered deeds, they attempt to sell property or take out mortgages, sometimes without the real owner realizing anything is wrong until it is nearly too late.
In one case, Reeves said, a separated couple jointly owned a property. One party attempted to sell the property without the other’s knowledge using fraudulent notarization. That case ultimately led to an arrest.
In another instance, a Sullivan County property owner who was staying in Florida received a letter from the county clerk’s office notifying them of a pending property transfer. That alert helped stop the sale before it went through. Reeves said that case involved someone operating from outside the country and remains under investigation.
“These scams are happening across the country,” Reeves said. “It’s not just here.”
Seniors and Absentee Owners Targeted
Reeves said scammers often target seniors, absentee owners, and people who own multiple properties. In some cases, scammers list properties for sale through real estate agents without the owner’s consent.
He described a situation in which neighbors noticed a “for sale” sign on a property whose owner had repeatedly said they had no intention of selling. When contacted, the owner was shocked to learn their land had been listed. The listing turned out to be fraudulent.
“They’ll get a copy of a deed or create a fake deed,” Reeves said. “They pose as the owner, advertise the property, and once the money is gone, especially if it leaves the country, it is very hard to recover.”
Two Victims, One Crime
Reeves emphasized that these scams often create two victims, the legitimate property owner and the buyer who unknowingly purchases stolen property rights.
“The buyer thinks they’re acting in good faith,” he said. “But once that money is gone, there’s usually no way to get it back.”
If a fraudulent sale goes through, the original owner must go to court to prove they are the rightful owner. While they may eventually recover the property, Reeves said the legal process can be costly and stressful.
How the County Is Fighting Back
Reeves said the county clerk’s office has implemented safeguards to catch suspicious activity. One key measure is sending notification letters whenever a property transfer or mortgage is recorded.
“These letters work,” he said. “They’re catching a lot of this stuff.”
To strengthen protections, the clerk’s office also offers a free Property Owner Fraud Alert system. Property owners can sign up online to receive email alerts whenever activity is recorded against their property.
“There is no charge,” Reeves said. “If anything happens with your property, you get notified by email.”
For residents who may not use email, particularly seniors, Reeves recommends designating a trusted family member or friend to receive alerts on their behalf.
How to Sign Up
Residents can sign up by visiting the Sullivan County Clerk’s website and navigating to:
County Clerk
Land Records
Property Owner Fraud Alerts
The system allows users to monitor multiple properties and has proven to be an effective deterrent, Reeves said.
“If someone needs help signing up, they can call my office,” he added. “We are happy to help.”
What to Do If You Suspect Fraud
If a property owner believes fraudulent activity has occurred, Reeves said the matter is referred to the Sullivan County District Attorney’s Office for investigation and prosecution.
“Time is of the essence,” he said. “The sooner we know, the better chance we have of stopping it.”
Reeves encouraged all Sullivan County property owners, especially seniors and absentee owners, to stay alert and take advantage of the free monitoring tools available.
“This is serious,” he said. “We are talking about hundreds of thousands, sometimes millions of dollars. These are people’s homes and land.”