Foreclosure News

Foreclosure Corruption in Florida is not in short supply. Please expose the foreclosure corruption that is occurring in Florida destroying our state and its economy, subscribe to the RSS feed below and post this website to your social media network by clicking here now. It is not too late to save your home or our State. This website provides information and education for those being damaged by Florida's foreclosure mess, please review the links on the left, and forward to all you know.

Erin Collins Cullaro Caught Lying To The Court... Again?

posted Jul 14, 2010, 6:31 AM by Bill Trudelle   [ updated Jul 14, 2010, 7:11 AM ]

Erin Collins Cullaro currently works for the Florida Attorney Generals Office here in Florida as an Assistant Attorney General. Cullaro previously worked for Micheal Echevarria, owner of The Florida Default Law Group. Oddly enough Erin Cullaro was responsible for investigating and prosecuting White Collar Crime, including the vast crimes alleged by numerous parties committed by The Florida Default Law Group.  Erin Collins Cullaro has already been exposed for filing numerous affidavits on behalf of her ex-employer(ex ?) Florida Default, testifying that the legal fees and practices of the firm were all done properly, which is false on its face.
(All Of Florida Defaults Foreclosures are done by commiting fraud, violating RESPA)
Additionally, Cullaro signatures were affixed to affidavits during times she could not have been available and are so inconstant that there is serious doubt if she signed the affidavits. You would think Erin Cullaro would have cleared herself by claiming Florida Default forged her signature. Her problem is the person involved with the affidavit scheme is LISA CULLARO.
March of 2010 when this story was revealed to the public (not by mainstream media) and Erin Collins Cullaro was to be deposed about her disingenuous oaths, Cullaro went into a court of law and promised the court she would no longer provide affidavits for the Florida Default Law Group. Guess what? Affidavits dated June 2010 submitted to the court demanding Florida Defaults illegal fees be paid bear Erin Collins Cullaro as the notary for Lisa Cullaro.
With a date of service to the court completed by The Florida Default Law Group on June 28, 2010
The Florida Bar Card... Don't Commit A Crime Without It!
For more on this story see

Foreclosure, You Can Beat The Bank and Their Stupid Lawyers

posted Jun 13, 2010, 9:31 PM by Bill Trudelle   [ updated Jun 13, 2010, 10:19 PM ]

Florida Foreclosure Defenses, Just The Easy Ones (For Now)

If you are in foreclose, this blog post referencing the findings of Judges could strike at the heart of almost every single foreclosure case. In my studied observations of the courts (non-lawyer pro se mortgage broker), foreclosure lawyers are the sloppiest, most incompetent of all lawyers, they have zero practical experience because they win their cases by lying to the courts with inadmissible evidence to obtain default judgments. These gutter lawyers in too many cases take homes with sewer service  disregarding due process. This is a position I have held for years as a mortgage insider fighting the systematic foreclosure fraud plaguing Florida which is now being proven correct in courts throughout Florida.

Foreclosure Service of Complaint

First let's address sewer service, this occurs when a process server does not hand serve a lawsuit to a defendant, the process server typically leaves the suit on the front porch, then the process server commits perjury when filing an affidavit with the court staying the suit papers were properly hand served to the foreclosure defendant. This "sewer service" is all too common particularly in foreclosure cases where the suing law firm actually and inappropriately (conflict of interest) OWNS the process service company (Florida Default Law Group owns Lighting Service of Florida).

Foreclosure Complaint Deficiencies

Second almost every single foreclosure lawsuit; Fails to State a Cause of Action, fails to establish standing to sue (See Shapiro Motion To Supreme Court), makes false statements about the note and in too many case the plaintiff did not own the note. Several cases have been identified where two different banks filed a lawsuit to foreclose sometimes the same law firm filed the lawsuits with affidavits proving at least constructive fraud by the law firm.

Foreclosure Summary Judgment Lies

Last (for the sake of this post only) every single Summary Judgment obtained by a foreclose mill is accomplished with affidavits that do not contain admissible evidence and are usually perjured. Most being faced with a Summary Judgment in foreclosure can defeat the action by filing an objection in the record served on the lawyer stating
  • The evidence being used is inadmissible hearsay, and /or perjured testimony.
  • The affiant did not have personal knowledge, and was never in a position to have personal knowledge of any material facts.
  • The affiant failed to attach any alleged business records to the affidavit as required per Florida Rule of Civil Procedure 1.150

We know foreclosure mills have for years entered affidavits in support of summary judgment who were members of the law firm not members of the plaintiff party. How could the lawyer have any personal knowledge? No other area of law allows for such an absurd proposition, yet this has occurred for years with Judges rubber stamping the Judgment robbing Floridians of there homes. 

Foreclosure Is A Fight Worth Taking On

The greatest problem Florida foreclosure victims have is, they fail to put up any fight at all, where those who are fighting are sometimes getting there home awarded to them due to the banks and the Foreclosure Mills blatant fraud(s).  The Banks and Foreclosure Mills are having the tide turn, you have a very good chance of at least putting your bank into a corner and renegotiating you terms. Unfortunately our government via the FDIC has made some very stupid deals where the lenders are better off foreclosing on you and throwing you out because they will collect more from the FDIC insurance and other bailout monies. If you make foreclosure impossible they cannot collect anything, force the bank to play ball with you, lock in payments you can afford, or get stuck renting with terrible credit for seven years at least.

What can you do to halt your foreclosure? Here is some easy stuff you should discuss with your lawyer. If appropriate; file a Motion To Dismiss Due To Lack of Service or file a Motion To Set Aside Default Due To Lack of Service. File a Motion To Dismiss Due To Plaintiff’s Failure To Verify The Complaint,  or Motion To Set Aside Default Due To Failure To State A Cause of Action file a Judicial Notice attaching “Shapiro Motion For Rehearing” filed with the Supreme Court establishing “There Is No Party Available Who Has Personal Knowledge” of what has occurred with your mortgage file. File a Motion To Dismiss For Lack Of Standing Because The Plaintiff failed to establish they are the actual holder in due course of the note (there are so many improper mortgage assignments the paper trail between you and the mortgagee company was destroyed by bank obstruction or negligence). File a Motion To Dismiss Due To The Plaintiff Committed Fraud on The Court (appropriate when the Plaintiff knowingly enters fails “material” evidence to win case, read example and Florida Bar article). File an Objection To Evidence Submitted To Support Summary Judgment because it fails to comply with Florida Rule of Civil Procedure 1.150, no records are attached to the affidavit as required by said rule, the evidence is not authenticated, the affiant is not in a position to have personal knowledge rendering the evidence used to support Summary judgment as inadmissible hearsay and no exception applies. This is not an all inclusive list just the easy issues even lazy defense lawyers are failing to bring to the courts attention. These issues would in the least force the law firm to have to re-file the law suit, this will put you in a position to go back your alleged lender and renegotiate your note. If you are lucky they will file a contrary statement of facts and you may get a dismissal with prejudice.

There are a vast number of defenses that should be argued in a motion to dismiss and preserved with your answer filed with the court, you also have the right to counter sue, and should (coming article). These strategies shall be the subject of our next post. Please remember I am not a lawyer, this information is for education and discussion purposes and if you have a lawsuit, discuss your options with a real estate lawyer with experience in foreclosure defense if you want to have a chance at winning. (The Florida Supreme Court found Decemebr 2009 MOST Lawyers in foreclosure defense had no experience, were taking peoples money and did nothing).

Caught Padding the Foreclosure Bill, Owners Win Judgment

posted Jun 10, 2010, 9:25 PM by Bill Trudelle

Countrywide Will Pay $108 Million for Overcharging Struggling Homeowners in Foreclosure Actions; Loan Servicer Inflated Fees, Hired Subsidiaries Instead of Bidding Out Work, and Mishandled Loans of Borrowers in Bankruptcy. This is a Violation of RESPA 8a & 8b.

Two Countrywide mortgage servicing companies will pay $108 million to settle Federal Trade Commission allegations that they collected excessive fees from cash-strapped borrowers who were struggling to keep their homes. $108 million is one of the largest judgments imposed in an FTC case, so far, the largest mortgage servicing case,(however their are plenty in the pipeline). The judgment is suppose to be used to reimburse overcharged homeowners whose loans were serviced by Countrywide before it was acquired by Bank of America in July 2008, watch the money people get yours now. (Ask your attorney to amend your defense and claim a sett-off making your late mortgage current and modify your loan as a settlement). 

“Life is hard enough for homeowners who are having trouble paying their mortgage. To have a any loan servicer like Countrywide piling on illegal and excessive fees is indefensible,” said FTC Chairman Jon Leibowitz. “We’re very pleased that homeowners will be reimbursed as a result of our settlement.”

According to the complaint filed by the FTC, Countrywide’s loan-servicing operation deceived homeowners who were behind on their mortgage payments into paying inflated fees – fees that could add up to hundreds or even thousands of dollars. Many of the homeowners had taken out loans originated or funded by Countrywide’s lending arm, including subprime or “nontraditional” mortgages such as payment option adjustable rate mortgages, interest-only mortgages, and loans made with little or no income or asset documentation, the complaint states. You must read the full story and bring this story to your lawyers attention, could open new defenses and settlement strategy.

Social Media To Expose Florida Fraud

posted Jun 9, 2010, 8:15 AM by Bill Trudelle   [ updated Jun 9, 2010, 5:33 PM ]

Foreclosure Fraud Exposed With Social Media 7F2V9QCSUE5D
It is amazing to me the vast resources we have in order to tell the world what is on our mind, what is happening to us or those around us. Unfortunately the world responds quite often with “I don’t care”. When reading the numerous stories about about how another family was illegally evicted from their home due to a bank, attorney and court error why do we as a society do nothing? People with free and clear homes have been thrown out on the street because the Sherriff went to the wrong house, but who cares. People have been thrown out because they got in a “temporary” tough jam, and if they were given a little time they would have recovered, but who cares. Then there is always the consummate horses ass posting to these foreclosure stories with, “they knew what the risks were when they bought” or “its not the banks fault they could not have afforded the property they signed a contract”. Here in Florida after 4 –years we have exposed some 10,000 felons improperly working as mortgage originators, they committed massive fraud for an unearned pay check (is a contract constructed by a con-artist a contract), but who cares. Even worse these felons were hired by Broker Business’, Lenders, and the Banks who ignored the criminal history of their new felon employees and took there business, but who cares.  Regardless no mortgage broker could have gotten a loan approved without; a Fannie Mae or Freddie Mac approval, the banks loan processor, underwriter and closing agent reviewing the file, but who cares. For some nine years every foreclosure is processed without any regard for the law or rules. The banks hired “Foreclosure Mills” who instigate litigation like no other civil proceeding is done, the Mills and the Courts remove people form there home with complete disregard for the facts or the truth. False affidavits by lawyers and their client banks along with manufactured documents where the Plaintiff failures to prove they even own the loan they are foreclosing, but who cares. Then there are the lawyer connected vultures that lurk at the clerks office arranged to buy the foreclosure property for pennies on the dollar, we are now discovering the bank would have been better off negotiating with original owner in good faith instead of forcing foreclosure and gong to auction, but who cares. I am a personal witness to people trying to negotiate a $400,00 payoff of a mortgage loan, instead the property sold for only $200,000 at auction. The owner filed a motion that the Judge denied and then the person willing to pay the original owner $4000,000 paid the lawyer vultures who made-off with a nice $200,000 profit in a two week flip (thanks Judge), but who cares

Who cares about foreclosure fraud, too few, that’s who.

I remember a priest story that circulated after world war two that went something:

When the Nazis came for all the Jews, I did nothing for I was not a Jew.

When the Nazis came for all the Polish, I did nothing for I was not Polish.

When the Nazis came for me there was no one left for me to cry for help.

I am William Trudelle a 20 year mortgage professional who cares, why don’t you. Please circulate this story using email and social media type in 7F2V9QCSUE5D to a search engine to find this unique story or go to your digg, stubleupon, , or any other social media account you use, and give this story a thumbs up, write a positive review, digg it or what ever necessary to show, You Care. America’s strength was always in its unity, something they we have forgotten and now we must reunite! 


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Foreclosure Win! Supreme Court Says New Rules Stand

posted Jun 3, 2010, 12:45 PM by Bill Trudelle   [ updated Jun 3, 2010, 2:18 PM ]

Foreclosure Filings In Florida Must Be Filed Under Oath Or Be Dismissed. Foreclosure Fraud Rule 1.110(B) Shall Stand, Sorry Foreclosure Mills

In a very simple one line order the Supreme Court stated: "
"Ben-Ezra and Katz, P.A.’s Motion for Rehearing and Shapiro and Fishman, LLP’s Motion for Rehearing or Clarification are hereby denied."
The court has revised there opinion to clarify the rule(s) requiring foreclosures be verified (filed under penalty of perjury). Several foreclosure mills were playing fast and loose with the facts claiming the new rule really was not final because a motion for rehearing was pending so the rule did not yet apply to them. These arguments were meant to halt the series of motions to dismiss filed by foreclosure defendants do to the foreclosure mills failure to follow the very clear rules. The motion for rehearing addressed the fact that the lenders and the servicers could not verify a complaint because they did not have personal knowledge regarding all the underlying facts (thank God theses guys are so stupid). A plain reading of the Court order regarding SC09-1460 and SC09-1579 reveals that the only issue open for rehearing was a new form created by the Supreme Court numbered 1.996. The courts addressed this pathetic insult of a filing with a very rapid denial. Motions pending and granted to dismiss the foreclosure mills faulty fillings should now not be appeal-able and readily granted by the courts. Foreclosure activists across the state are very pleased as the slop filings by the major foreclosure mills are going to have to be refiled properly under oath or lost forever if no filing occurs in 20 days. If you are in foreclosure, you and your attorney need to be aware of this new ruling and act immediately to get your foreclosure dismissed if your foreclosure mill failed to follow the new rules. See the Supreme Courts new order and make sure your Judge applies the law.
Over 25,000 court record sources

Florida Default Law Group Argues the New Verified Complaint Rule Does Not Apply To Them... Yet.

posted Jun 2, 2010, 2:52 AM by Bill Trudelle   [ updated Jun 2, 2010, 3:07 AM ]

Florida Default and other Foreclosure Mills are now arguing to Judges that their unverified foreclosure complaints should not be dismissed because the supreme courts rule mandating all foreclosure complaints must be verified is not a final order. Florida Default argues, "The decision by the Supreme Court in Florida specifically says 'Not final,'" said Miami attorney Gerald Richman, who is still fighting the new requirement. The issue may have to be settled by the Florida Supreme Court, though nothing is scheduled.

Some claim the continuing problems with the foreclosure process could affect the speed at which the housing market recovers by slowing the process of reselling properties and stabilizing the market. I believe the allowing people to keep their home and recover from the situation is by far better because after these people are removed form home ownership, they will probably not be eligible to own a home for the next seven years which will have a far greater negative effect on Florida's economy.

The vast majority of the state's housing lawsuits come from Florida's five foreclosure mills, all of whom have vast ethical problems being brought to light in the courts and Judges are finally starting to react.

The Feds Investigate Florida Default Law Group Allie

posted May 26, 2010, 5:02 PM by Bill Trudelle   [ updated May 26, 2010, 5:15 PM ]

A U.S. Attorney’s Office in Florida is investigating a Lender Processing Services Inc. subsidiary that processes and files lien releases and mortgage assignments for lenders. Jacksonville-based LPS was contacted by the U.S. Attorney’s Office in February with regard to a subsidiary, DOCX LLC, based in Alpharetta, Ga., said Michelle Kersch, LPS’ senior vice president of marketing and corporate communications, in an e-mailed response. “We have representatives speaking with the U.S. Attorney’s Office and we are cooperating with all inquiries made by the U.S. Attorney’s Office.”

Read more at: Feds probe LPS subsidiary - Jacksonville Business Journal
It only took the government 5 years to do something this website reported five years ago, way to catch up gang.


Foreclosure Fraud is a Crime

posted May 26, 2010, 12:15 PM by Bill Trudelle   [ updated May 26, 2010, 1:25 PM ]

My name is Bill Trudelle, I have been posting to this website since 2005. I acquired the domain name after the idiot lawyer who owned it let it expire. Anthony Woodward had sued me for a year because I had bought another expired domain name of his friend and business associate Didier Malagies, they lost in arbitration and the court case costing me dearly for no other reason than me and my wife were named witness in his diverse case. During my in court battles with Woodward and Malagies I discovered an elaborate scheme being perpetrated on the people of Florida, by Lawyers, Bankers and FAMB Mortgage Brokers. Everyone was making money and no one cared about the massive frauds being accomplished to obtain mortgage loans and process foreclosures, "Damn The Laws and Rules, no one is losing money here." (yet) was the prevailing sentiment of the day. That was 2004 when every high ranking government official was warned and did nothing. If you have a mortgage and foreclosure fraud story please send it to use for review and publication.
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The foreclosure lawyers are out of control. They get sanctioned pay hefty fines yet continue in there illegal and immoral activity. IT is time to stop them in there tracks, the tide is turning and the courts are being painted in a corner where they have to listen to your complaints. Take action now or all will be lost.

Bank Wants Foreclosure Reversed Because There Motion Was Defective (and the $220,000 property accidentally sold for only $8,000)

posted May 26, 2010, 11:00 AM by Bill Trudelle   [ updated May 26, 2010, 11:15 AM ]

Lazy Judge Doyle, literally ruining lives with a rubber stamp denial of foreclosure motions where a hearing was required.
Yes you read the title correctly. Lasalle Bank foreclosed on a client, then tried to get the foreclosure set aside claiming a loan modification with the client, then filed to have it set aside due to a short sale. Both motions were denied by the rubber stamp (literally) of EX-Judge (thank God) John Doyle of Volusa County. LaSalle then filed a motion to have the foreclosure set aside claiming they were not entitled to summary judgment because there motion was defective and failed to comply with the rules. After the Judges third rubber stamp the case was appealed to the 5th DCA and that court released jurisdiction to the new judge handling the case to generate and actual order verses a rubber stamp on a motion.
Why did the lender want to get the foreclosure reversed you ask? Because they failed to show up at the county auction and a third party bought the $220,000 property which had a $201,000 balance for only $8,000. The bank now knows what it is like to be pressed in the unresponsive foreclosure mill rocket docket.


posted May 25, 2010, 7:25 PM by Bill Trudelle   [ updated May 25, 2010, 7:53 PM ]

In a Stunning Anti- Foreclosure Fraud Victory the Florida Judiciary is Finally Sending A Message

Bailey_Jennifer7Miami-Dade Circuit Court Judge Jennifer Bailey sent a message to every  lender who presupposes that simply being owed money by a borrower is enough to circumvent laws, orders or anything else that under any other circumstances would simply not be tolerated in a court of law. Florida courts have long held that if you commit fraud in a court of law your case gets dismissed with prejudice. For wht ever reason courts have been rubber stamping foreclosure filing by the sholock Foreclosure Mills like The Florida Default Law Group, well the tide is finally turning.

Eslava vs. HSBC defended by The Florida Default Law Group

The substance of the case was: THe borrower was looking for a loan modification to make payments more affordable.  Essentially unable to come to terms, the lender’s motion to foreclose was granted … but, HSBC (the lender) lost the mortgage note.  Because of this, the court mandated that the lender post a bond to avoid any issues from another lender filing a claim against the borrower.

HSBC never posted the bond and proceeded to foreclose, violating a specific court order.  Eslava’a attorney Shaleen Khan, sought to overturn the sale based on HSBC’s violation. Judge Bailey threw the book at William Huffman, who represented HSBC through Florida Default Law Group.

Ruling and What It Means Going Forward

Basically holding Huffman in contempt, Judge Bailey overturn the foreclosure and she wiped out Enslava’s entire $207,000 mortgage.  Bailey blasted Huffman saying the order she expects  performance not apologies and complained about the general “chaos and disorganization” of lenders and their lawyers.


Could Be A Landmark and Precedent Setting Ruling

 Thank you Judge Bailey for finally sending a message.  “Do your job or there will be hell to pay! We will have to follow this and see if it will be appealed and set presidence for the State.

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