Thank you very much, Mr. Chair, for the opportunity to appear before this committee.
Our association is the Title Insurance Industry Association of Canada. We are federally regulated title insurance companies. The objects and purposes of our association are to promote the common interests and concerns of the title insurance industry in Canada, to provide information and education to its members and the public, to advocate for the betterment of and on behalf of the title insurance industry, and to maintain professional standards and ethics in the title insurance industry in Canada.
Our association is supportive of Bill S-4 and the importance of strengthening the provisions related to identity theft and fraud. My comments here today are in no way meant to be interpreted as a lack of support for the bill, but rather as an attempt to strengthen provisions to deal with the devastating crime of title and mortgage fraud.
Title insurance is a relatively new product in Canada, so I'm just going to give a little bit of background about it. It protects the holder of an interest in real property, either as an owner or as a lender, by indemnifying against loss that may be suffered if title is other than as stated in the policy. It includes a duty on us, the title insurers, to defend the insured’s interest in the title in addition to an indemnity coverage.
As title insurers, we provide policies to all parties involved in a transaction, whether they be owners, borrowers, buyers, or lenders, and on both sides of the equation. Title insurers are on the front line of preventing mortgage and title fraud. We have accumulated expertise in detecting title and mortgage fraud, and this allows us to prevent fraudulent mortgages from being granted by Canadian financial institutions, which clouds the title of innocent homeowners and potentially leads to increased fraud claims in the public system.
Let's talk about real estate fraud. It includes both title fraud and mortgage fraud. It's a sophisticated white collar crime that relies on knowledge of real estate conveyancing and mortgage lending professional practices. Typically, a fraudster targets a house, forges a transfer deed—that's the title fraud—registers the title to the property in his or her own name, forges a discharge of the existing mortgage, and borrows against the clear title—that's the mortgage fraud. In the event of identity theft, a victim faces financial losses, banking issues, and ruined credit history.
We, as title insurers, estimate the average case of real estate title fraud in Canada to be in the range of $300,000. In comparison, the RCMP pegs the average credit card scam in Canada to be around $1,200. The impact of real estate fraud on the victim is extensive. It's not only loss of credit rating; they may lose access to their property, may be saddled with an unpaid mortgage, and may be facing litigation.
I'm going to give you some real-life examples of what has happened to people in Canada. Some of you may be familiar with them.
Snowbirds returning home are greeted by a new homeowner at their door—an innocent third party who's bought the home from a fraudulent conveyor.
A landlord is faced with a new owner of his or her rental property when a tenant fraudulently conveys that property.
The spouse maintaining the home in a divorce finds a foreclosure sign on the lawn because the former spouse has taken out a new mortgage with the assistance of an impersonator, usually a new boyfriend or girlfriend or a family member. This is very common.
A child with the same name as a parent mortgages the parent’s property and absconds with the money. One of our companies is in the midst of litigation over this exact issue.
A fraudster makes a bona fide purchase and then flips the property several times to straw buyers to defraud lenders, also known as the “Oklahoma flip”.
A real estate agent makes a fake MLS listing and sells the non-existent property to immigrant investors.
A lawyer does not pay off a mortgage to obtain a discharge, but rather takes the money, and the new owner is subject to the prior mortgage. This case in B.C. was probably the biggest case of real estate fraud in Canada. It was exactly that the lawyer had not discharged the prior mortgages.
We also see fraud on commercial properties with impersonation of corporate directors. A title insurer recently paid $876,000 in order to resolve the claim for the insured lender. A fraudster filed a forged notice of change, appointing himself as the director of a corporation. The fraudster obtained a first mortgage that was title insured. Shortly after closing, the mortgage went into default, and the fraud was discovered when the insured lender initiated mortgage enforcement proceedings.
Well, these crimes often go unpunished or lightly punished. According to Gary Ford, who's the author of The Canadian Guide to Protecting Yourself Against Identity Theft and Other Fraud, which I'm sure every member of this committee has read:
The risk of Jail time is not strong in Canada. For example, there was a recent case of one convicted mortgage fraudster who was sentenced to 30 days in jail to be served on weekends. Another fraudster convicted of 33 charges of fraud was sentenced to 38 months. Not much of a deterrent considering the large sums of money involved.
So what are we recommending to the committee today? Well, number one, we'd like to see you improve sections 386 and 387 so that they can be used, and educate the police force on how to use them. I know the latter part is not really your role. Second, we’d like to see real estate fraud added to subsection 380.1 as an aggravating circumstance, in terms of sentencing, and that the maximum penalty for fraud be increased from the current 14 years.
Let’s talk about sections 386 and 387. We've raised this point with the minister. As well, I believe Mr. Comartin has raised this issue with the learned adviser from the Department of Justice. In both cases they indicate that these sections are rarely used. Our view is that they should be improved if they are rarely used, so that they can be used effectively. Furthermore, as the RCMP commissioner advised this committee in his comments, police forces need to be educated on how to apply these sections.
The federal government needs to act to strengthen the provisions of the Criminal Code to ensure that the fraudsters who commit real estate fraud are prosecuted. In my brief I have the following highlighted in bold print: “Steal a homeowner’s title or equity in their property and there should be mandatory jail time. In Georgia, there’s a minimum of one year for a first offence and three years for a second offence.”
Currently, section 386, “Fraudulent registration of title”, and section 387, “Fraudulent sale of real property”, of the Criminal Code should address real estate fraud but are deficient in a number of ways. Section 386 imposes three hurdles to a conviction. The crime must have been, one, committed “knowingly”; two, “with the intent to deceive”, and three, by making a “material false statement or representation”.
Section 386 contains no minimum penalty like Georgia's does. Section 386 does not include other persons involved in the fraudulent process, such as the recipient of the fraudulent funds, or does not include the registration of a fraudulent instrument.
Section 387 is limited to fraudulent sales and excludes fraudulent mortgages, and section 387 is limited to where the accused knows “of an unregistered prior sale”, which makes conviction under this section difficult.
Let’s talk about subsection 380.1 and the proposed increase in the maximum penalty.
Our related concern is that some of the sections related to identity fraud may be difficult to apply in the cases that we’ve seen in title fraud and mortgage fraud. For instance, in the aforementioned case, where family members have the same name--which I refer to as the George Forman phenomenon--and in the case of an abused power of attorney, I raise whether the court will be able to apply the impersonation or identity fraud sections.
I also note that we are seeing many different types of forgeries. We’ve seen a forged MLS listing, a forged registration of corporate directors, forged corporate signing officers, etc. It is likely that we will see more and varied approaches in the future.
I believe that the minister noted when he was here that this legislation was “just catching up” and that it was focused on ensuring that identity theft, the enabler to identity fraud, also be a crime. I fully agree, but I also want to ensure that the $300,000 crime carries a stronger penalty than the $1,200 crime. I think it’s incumbent on legislators to ensure that there are no loopholes when a homeowner is deprived of equity or title to their property. Again, we believe the perception is that there are nominal penalties related to real estate fraud and that they go unpunished. So we’d recommend that these crimes be included as aggravating circumstances and the maximum penalty be raised.
Thank you very much. I look forward to your questions.