8/3/2023 0 Comments Quit claim deed loopholes![]() The role of the Clerk as the County Recorder is ministerial. “The preparer of the document is responsible for making sure that it has been properly executed. In fact, that is the responsibility of the person who presents the deed, according to statements provided by the county. There is a particular loophole that James exploited to claim title to the Irminger’s new home: In Lee County, the clerk of court’s office does not verify the validity of quitclaim documents. The only thing needed to perform a quitclaim deed is a county document with the address of the property, the grantor’s signature and the signature of the title’s recipient. The quitclaim deed allows a property owner to transfer his or her interests in a property to another entity. James is able to convey properties using a legal process called a quitclaim deed. “Banks have no say so because we bailed you out.” “I did it because it was a message to be sent,” James said. ![]() He said he is trying to prove a point to banks, who he said required a bailout and shouldn’t own the titles to homes. “This is a fraud.”īut that’s not how James sees it. “Whoever has done this has gone and checked the foreclosure files and has sought foreclosed properties,” Rice said. That’s because James admits to filing claims on the titles of foreclosed homes that he does not own. James is what some, like real estate attorney Jeff Rice, would call a fraud - a total conman. “I heard from the realtor and she told me, ‘We have a situation,'” he said. Then Irminger received a concerning call from his realtor. The property had been foreclosed by Wells Fargo bank earlier this year, but he knew it would make a beautiful home for his new baby and three other young children. “We were elated at the idea that this would be able to be our home,” said Paul Irminger, a husband and father of four who was looking forward to his family’s move into their new Coral Lakes Home. A family from Indiana thought they had found their perfect Florida home and were ready to move in … until a realtor realized it had been in the hands of another man, Lemroyal James.
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