Fifth Third Mortgage-MI, LLC, Fifth Third Mortgage Company and Fifth Third Bank filed a civil lawsuit in the Circuit Court for the County of Oakland, Michigan alleging a fraud scheme with respect to at least seven mortgages against the following defendants:
Robert M. Hance
Stephanie Hance
Executive Estate Builders, LLC
Anthony Reed
Rockridge Holdings, Inc.
Tyrone A. Hogan
Ranjit Verghese
Investment Property, LLC
Continental Title Insurance Agency, Inc.
Paul J. Nicoletti
Mary Ann Nicoletti
Nicoletti & Associates, P.C.
Matthew A. Flynn
Flynn Financial Services, Inc.
James C. Boudreau
Bojam Properties, Inc.
Robert S. Shumake
Inheritance Automotive Group LLC
Meek Quarton LLC
Meek Overlea LC
Julian Glass
Michael T. Kahn, II
Tessler Investments, L.L.C.
Thompson Financial Group, LLC
State Appraisals, Inc.
Pamela S. Siira
The Appraisal Place, Inc.
Nathan Hogan
Greyhound Appraisals and Investments, L.L.C.
Christine D. Mays
CJ Appraisals, Ltd. (located in Oxford, Michigan)
Roselene Langhorne
Scott P. Lucia
Michael Bossenbery
Mercedes Turon
Felipe Ruiz Turon
Floyd Anderson III
Stephanie P. Glover
Chenzira Maples
Terri Gillum
Robert L. Watson
Direct Financial Services Corporation
Alan Lucia
First American Title Insurance Company
Shamil E. Halabu
Shamil E. Halabu, P.C.
Clear Title Agency, Inc.
Vistal Land & Home Development, LLC
Cyrus Development Properties LLC, aka
Cyrus Development LLC
Inter-Lakes Development Corp.
Land America Transnation
The lawsuit describes a scheme in which one or more of the defendants (referred to as the facilitating parties) would identify a residential property or vacant lot in Birmingham or Bloomfield Hills, Michigan and would obtain an appraisal from one of the appraiser defendants that was far in excess of the actual fair market value of the property. The properties were purchased from the existing owner in a one or two step transaction in which the purchase or purchase and immediate resale resulted in a purchase price far in excess of the property's value. The facilitators would utilize straw borrowers who were paid for their participation and the facilitators would submit false information to Fifth Third concerning the straw borrowers. The lawsuit further alleges that many closings on the fraudulent loans were arranged with the knowledge and participation of the title agency so the down payment was actually generated from the mortgage funds contributed by Fifth Third. Some of the transactions involved false HUD-1s that did not reflect the actual sources and recipients of funds from the closing proceeds.
The propeties that are subject to the lawsuit are:
Lot 88 Brookside, Birmingham, Michigan
286 Lone Pine Court, Bloomfield Hills, Michigan (vacant lot)
3320 Franklin Road, Bloomfield Hills, Michigan
4000 Overlea Court, Bloomfield Hills, Michigan
3941 Quarton Road, Bloomfield Hills, Michigan
3935 Quarton Road, Bloomfield Hills, Michigan
264 Lone Pine Court, Bloomfield Hills, Michigan
The lawsuit alleges civil conspiracy, fraud, conversion, unjust enrichment, accounting, negligence, negligent misrepresentation, breach of contract, constructive trust and seeks to foreclose on the mortgages.


Rachel Dollar, the editor of Mortgage Fraud Blog is an attorney and Certified Mortgage Banker who handles litigation for lending institutions and secondary market investors.