By Alice T. Crowe
More than a dozen families in Brooklyn fell behind on their mortgage payments. They sought help from a lawyer who promised to facilitate a short sale —a transaction in which the bank allows the delinquent homeowner to sell the home for less than what is owed. These families soon found out that the lawyer now owned their house, and they were still facing foreclosure. That’s the nightmare 15 victims in New York City faced when they visited Sanford “Sandy” Solny’s office, a disbarred attorney in New York. Solny now faces prison time.
Sandy Solny promised to help Black and Brown homeowners prevent foreclosure. Instead, Solny transferred the property deeds from the homeowners to himself or 11 different holding companies under his management. Sanford Solny was found guilty in a New York court of 13 counts of third-degree criminal possession of stolen property, three counts of first-degree scheme to defraud and one count of third-degree grand larceny.
States should follow New York’s lead in protecting homeowners against the stealing and deceptive practices of organizations that prey upon vulnerable people seeking assistance when in danger of losing their property. For many Black and Brown homeowners, a house is their most significant asset—a means to build wealth, a place of comfort and security—a symbol of achieving the American Dream. When individuals fall behind on mortgage payments or inherit a house from a relative without a will or trust, it becomes easy for fraudsters like Solny to steal.
Although anyone can be victimized by fraudulent deed scams, Black and Brown homeowners bear the legacy of redlining and predatory lending. They are particularly vulnerable to white-collar grifters who hide behind shell companies. New York’s 2024 Deed Theft Protection Act expanded the definition of deed fraud and increased penalties for such offenses. It granted New York Attorney General, Letitia James, more power to prosecute and intervene in suspicious transactions.
Deed theft is a nationwide crisis, and states are in the best position to protect homeowners from this insidious crime which often occurs under the radar. The elderly and people living in gentrifying neighborhoods, where property values are increasing, are the biggest targets. The National Association of REALTORS’ 2025 Deed and Title Fraud nationwide Survey revealed that 63 percent of respondents had witnessed title fraud or deed theft in their markets within the past year, with the Northeast experiencing a startling 92 percent prevalence rate. This year, the Boston Division of the Federal Bureau of Investigation (FBI) warned property owners and real estate agents about a steady increase in reports of quitclaim deed fraud.
Deed theft often goes undetected, and homeowners frequently discover it too late. A fraudster will usually forge an owner’s signature on a deed and then file the deed with the county clerk’s office, transferring ownership to themselves or a shell company. This type of theft happens when no one is looking. Solny and other scammers often get away with deed theft, as the public record system was not equipped to deal with “stealing by paper.” County Clerks are required to record documents submitted so long as the documents submitted contain the proper formatting and filing fees. The is no requirement for verification of identity or cross-checking with the current homeowner.
To be sure, homeowners should regularly check their property records at the local county clerk’s office to ensure no one has made unauthorized changes to their deeds. Homeowners should get title lock service or property alerts from their local county clerk’s office. But states are in the best position to stop deed theft before it starts. States should learn from New York’s battles to combat deed fraud and empower prosecutors to file legal actions on properties involved in suspected deed theft. That flag would alert banks, insurance companies, and potential buyers and pause eviction proceedings in housing court for homeowners who can show evidence that they were ensnared in possible deed theft. By following New York’s blueprint, states can protect rightful homeowners from being forced out of their homes and stabilize communities under seizure by deed predators.
The opinions expressed in this commentary are those of the writer and not necessarily those of the AFRO.