Forged Deeds in Pennsylvania: Don’t Let this Happen to You
- May 22
- 5 min read
Many people are surprised to learn that criminals sometimes attempt to steal property ownership through forged deeds — a crime commonly referred to as deed fraud or home title theft. In some situations, the scammer attempts to transfer ownership of the property into their own name. In others, they use fraudulent documents to take out loans against the property, sell the property, or even rent it out without the true owner’s knowledge.
As an attorney-owned title agency, Clover Lane Settlement Services and our affiliated law firm, Fiffik Law Group, work with Pennsylvania homeowners, buyers, sellers, lenders, and real estate professionals on title and property ownership matters every day. In this article, we explain how deed fraud happens, which properties are most often targeted, how Pennsylvania homeowners can monitor for suspicious activity, and how free county property alert systems can help protect property ownership rights.
How Does Deed Fraud Happen?
Deed fraud usually starts with a scammer gathering basic information about a property owner, much of which is publicly available online. County property records, tax databases, and other public websites often show an owner’s name, property address, and parcel details. In some cases, this information can also be exposed through data breaches or other online sources.
Once a scammer has enough information, they attempt to impersonate the property owner or create fake transfer documents. This typically involves forging signatures and preparing a fraudulent deed that makes it appear the owner has transferred the property to someone else.
The fraudulent deed is then submitted for recording with the county Recorder of Deeds, either in paper form or through electronic recording systems (eRecording). While electronic filing has made recording faster and more efficient, it has also made it easier for documents to be submitted without in-person verification.
County Recorder of Deeds offices in Pennsylvania do not investigate whether a transaction is legitimate before recording a document. Instead, they review filings only to confirm they meet basic legal and formatting requirements. Once a fraudulent deed is accepted for recording, it becomes part of the public record until it is discovered and challenged. There is no law that requires the property owner to receive some type of notice of the deed filing or property transfer.
In many cases, the true property owner does not learn about the issue until they try to sell, refinance, or review their title history.
True Story
Mr. Robinson passed away in 2017 owning a property in Philadelphia. He was survived by two daughters, both of whom lived in North Carolina. They commenced a probate proceeding to administer his estate but they never changed ownership of the property. The property was vacant for several years. In 2021, scammers prepared a deed with Mr. Robinson’s notarized signature (which was fake of course) conveying ownership of the property to a shell company for $5,000. The deed wasn’t recorded until 2022. That shell company later flipped that property to another buyer. Mr. Robinson’s daughters didn’t find out about the transfer for years.
Which Properties Are Most Often Targeted?
While any property can be targeted, scammers typically focus on properties they believe are less likely to be actively monitored.
This often includes:
Properties owned by dead people
Vacant land
Homes owned free and clear (no mortgage)
Properties owned by elderly individuals
Properties owned by out-of-state owners
Warning Signs of Possible Deed Fraud
Most property owners do not discover deed fraud immediately. In many cases, it is only uncovered during a sale, refinance, or title search.
However, potential warning signs can include:
Unexpected mortgage or loan documents
The real owner no longer receives tax bills
Notices addressed to someone else at your property
Unknown liens appearing on the property record
Utility or tax account changes you did not authorize
Mail from attorneys or title companies you were not expecting
Attempts to list or market your property without your permission
Free Pennsylvania Property Fraud Alerts
One of the most effective early warning tools available in Pennsylvania is enrollment in county property fraud alert systems. Many counties now offer free notifications that alert property owners when a deed or other document is recorded using their name. These alerts can provide early notice of suspicious activity before a homeowner would otherwise be aware of it, making them a valuable layer of protection against deed fraud.
How Title Insurance Can Help Protect Property Owners
Title insurance is designed to protect against certain title defects, including issues involving forgery, fraud, and errors in the public record that affect ownership rights. Before closing, a title company performs a title search to identify liens, ownership issues, and other recorded matters that could affect the property.
At Clover Lane Settlement Services, our team works closely with the attorneys at Fiffik Law Group to help clients navigate title issues and real estate transactions throughout Pennsylvania. While no system can completely eliminate fraud risk, proper title review and insurance coverage can provide important protection if issues arise later.
What Should You Do If You Suspect Deed Fraud?
If you suspect that a fraudulent deed or unauthorized transfer has been recorded against your property, it is important to act quickly. Even if you are not fully certain, these situations should be treated as urgent and reviewed as soon as possible.
You can start by checking your property records through your county Recorder of Deeds office or online portal to see exactly what has been recorded. This can help you confirm whether there are any deeds, mortgages, or liens that you did not authorize or recognize.
If anything appears suspicious, your next step should be to immediately contact a Pennsylvania real estate attorney and a trusted title agency. These situations often involve complex legal and title issues, and early involvement of professionals can make a significant difference in how quickly and effectively the issue is identified and addressed.
Deed fraud cases frequently require legal action to correct the public record, challenge fraudulent filings, and restore clear title to the property. In some situations, a court proceeding such as a quiet title action may be necessary to formally resolve ownership and remove the fraudulent document from the chain of title.
You should also, with guidance from your attorney and title professional:
Notify your title insurance company if you have a policy in place
Report the issue to your county Recorder of Deeds office
File a police report if fraud is suspected or confirmed
Separately, as part of ongoing protection, homeowners should monitor their credit reports and financial accounts for any unusual activity, especially if there is concern that the fraud may involve attempts to obtain financing against the property.
The key is acting quickly and involving the right professionals early. While reviewing records can help you understand what has been filed, deed fraud cases are rarely resolved through self-investigation alone. Working with an experienced real estate attorney and title agency ensures the issue is properly evaluated and addressed before it creates further complications with your property rights.
Protecting Your Property Starts With Awareness
Understanding how deed fraud scams work and what warning signs to look for can help property owners better protect themselves.
If you have concerns about your property or want your title records reviewed, contact a Pennsylvania real estate attorney and experienced title agency as soon as possible. The team at Clover Lane Settlement Services can help you understand your situation and determine the appropriate next steps.