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  • Geebo 9:00 am on February 23, 2024 Permalink | Reply
    Tags: business email compromise, ,   

    The costly conundrum of real estate email compromise 

    The costly conundrum of real estate email compromise

    By Greg Collier

    Two years ago, a California couple embarked on the daunting journey of finding their dream home amidst a competitive market and low-interest rates. After viewing 50 homes, facing disappointment with three failed bids, they finally secured a house, breathing a sigh of relief. Little did they know, their ordeal was far from over.

    Navigating through the intricacies of the escrow process, the couple encountered an unexpected twist at the eleventh hour. What seemed like smooth sailing turned into a nightmare when they received wire instructions for their down payment via email, purportedly from their escrow agent. Trusting the legitimacy of the communication, they wired a substantial sum, only to realize days later that they had fallen victim to a scam.

    The email, meticulously crafted by fraudsters, mirrored previous correspondences, complete with a familiar tone and personalization, lulling the couple into a false sense of security. This suggests potential breaches in the escrow company’s email system as the point of entry for the scammers.

    This incident, known as business email compromise, has become alarmingly prevalent, with FBI data revealing staggering losses amounting to billions of dollars annually. Despite mandatory reporting of fraud by escrow companies, recourse for victims remains elusive.

    Attempts to seek redress from the couple’s escrow company yielded no response, leaving them grappling with the harsh reality of their depleted savings and mounting debt. Forced to borrow from family to salvage their homeownership dreams, they now face the arduous task of repaying borrowed funds, a burden that weighs heavily on their shoulders.

    When making a down payment on a home, always confirm wire instructions through direct communication with trusted contacts, avoiding reliance solely on email correspondence. If prompted to call for wire instructions via email, ensure that you dial a known or verified number.

     
  • Geebo 8:00 am on April 6, 2023 Permalink | Reply
    Tags: , business email compromise, home buying, , , ,   

    Family loses $160K to home buying scam 

    By Greg Collier

    Lately, we’ve noticed an uptick in news stories about the business email compromise scam. While this is only anecdotal evidence, it can mean that scammers are getting better at it, or more people are coming forward about it. Either way, it seems we can expect to see increasing incidents of the BEC scam.

    For those who may not be familiar, the BEC scam is a scam that targets businesses and individuals who regularly perform wire transfers or make large payments via email. In this scam, the attackers use social engineering tactics to trick the victim into sending money to a fraudulent account instead of the intended recipient.

    In the context of buying a house, the BEC scam typically involves impersonating a real estate agent, lawyer, or title company representative. The attacker sends an email that appears to be from one of these legitimate sources and instructs the homebuyer to wire transfer the funds for the down payment or closing costs to a specified account. The email may seem convincing and use language that mimics that of the real estate professional, including branding and logos.

    A family from Ohio recently fell victim to this scam while closing on their home after the husband retired from the military. Since they were a military family, they are familiar with the home buying process. However, in Ohio, it’s required by law to wire any closing costs over $10,000, instead of paying by check. They received an email from who they thought was the title company, and followed the included instructions on where to wire the funds. The transfer was for $160,000. It wasn’t until the next day when the family discovered the title company wasn’t the one who requested the transfer.

    The family contacted their bank, and the wire transfer was stopped before going into the scammer’s account, but the bank is allegedly dragging their feet as far as issuing a refund to the family. This isn’t surprising considering the amount of bank scams we’ve seen where the banks refuse to issue refunds.

    The family was still able to close on their home, but not everyone has that luxury.

    To avoid falling victim to a BEC scam when buying a house, it is important to always verify payment instructions before sending any money. This can involve calling the real estate professional or company to confirm that the account details are correct. Additionally, it is wise to be cautious of emails that seem urgent or that request immediate wire transfers without sufficient verification.

     
  • Geebo 8:00 am on March 21, 2023 Permalink | Reply
    Tags: , business email compromise, , ,   

    When buying a home, double-check that email 

    When buying a home, double check that email

    By Greg Collier

    The business email compromise scam has become popular with scammers over the past few years because it is extremely profitable for them. It only takes one victim to fall for the scam for the scammers to make hundreds of thousands of dollars.

    There are typically two versions of the BEC scam. The first one targets corporate interests. Scammers send emails to employees or executives in a company, pretending to be a high-ranking official, such as the CEO or CFO. The email will often instruct the recipient to transfer funds or provide sensitive information such as bank account numbers, passwords, or other personal data.

    The other version of the BEC scam is the one we’re interested in today, and it’s where scammers will try to intercept the wire transfer of funds from the home buyer to the seller or the escrow company.

    For example, a man from Stamford, Connecticut, almost lost $426,000 to BEC scammers. The scammers had infiltrated the man’s email exchanges with his realtor, and told him to wire the money to a fraudulent bank account. Luckily, his bank was able to freeze the transfer before the scammers could make off with his money. Unfortunately, not every BEC scam victim can recover their money.

    A similar thing happened to a retired teacher from Colorado. She lost almost $200,000 to BEC scammers while trying to buy a home. At some point, while exchanging emails with the title company, the conversation was hijacked by scammers. The victim was pressured into wiring the closing costs to a scam account. When she went to the title company to close on the home, she was devastated when they told her they never received any payment. The $200,000 was all the money the woman had. Even with the involvement of the Colorado Bureau of Investigation, it’s not certain she’ll recover her money.

    BEC Scams can happen one of two ways. Sometimes the scammer will use an email address that’s similar to the authentic email address. So, when dealing with realtors, banks, and escrow companies, double-check the spelling of the email address before replying. The other way the BEC scam happens is when a company has had their business emails compromised by hackers or malware. In this instance, if the email appears to be legitimate, always double check with a phone call to the party that’s supposedly requesting the payment.

     
  • Geebo 9:00 am on January 19, 2023 Permalink | Reply
    Tags: business email compromise, , , , , ,   

    Scam Round Up: Fake check scam targets lower income families and more 

    Scam Round Up: Fake check scam targets lower income families and more

    By Greg Collier

    This week on the round up we’re bringing you two scams that take advantage of the disadvantaged and one that can affect any business and its customers.

    ***

    The business email compromise scam is one of the more insidious scams. While it targets businesses, it’s usually the customers who lose the most. This is when scammers hijack a business’ email client and use it to deceive customers into making payments to the scammers. Typically, we’ve seen this when scammers convince homebuyers to send their closing costs to the scammers.

    More recently, scammers hijacked the email client of a roofing company in Florida. If you’ll recall, many Florida residents are still recovering from Hurricane Ian. The scammers sent emails to customers asking them to send their payments through the Zelle payment app. One customer lost $1800 to the scammers.

    If a business that you’re dealing with that you’re expected to make a large payment to, be wary if you’re suddenly asked to pay in nontraditional means. These can be payment apps like Venmo and Zelle, wire transfers, or cryptocurrency just to name a few. If you receive one of these emails, call the business to verify the payment request.

    ***

    Our next scam is one of the oldest scams out there and predates the internet. Residents in Pennsylvania have reported receiving letters in the mail that are promising them an inheritance. This isn’t just a tired plot device from old TV shows, and victims have fallen for this scam.

    One of two things typically happen with the inheritance scam. The victim is either asked to make some kind of payment to secure the inheritance, or they’re asked for their banking information. Either way, it can be a devastating financial loss for the victims, especially if they’re in desperate financial need.

    If you receive one of these letters, toss it in the trash. The odds that the letter is legitimate are slim. If you still think there’s an outside chance it might be real, check your family lineage first before making any payments.

    ***

    Our last scam is quite an insidious one. Scammers are sending fake checks to families in traditionally low-income areas. Victims are being told that they’re receiving a payment from UNICEF because of their income status.

    As with any fake check scam, the victims are being instructed to deposit the check and are being asked to send a portion of the payment to a third party. Some of the checks have been as much as $9600.

    If you’ve been reading our blog for a while, you’ll know that the banks will allow the victims to access that money as a courtesy before the bank discovers the check is fraudulent. Then the victim is responsible for paying the amount of the check back to the bank. Meanwhile, the scammers make off with the amount that the victim sent to the third party.

    If you receive a check in the mail you’re not expecting, dispose of it. Especially if you’re being asked to send a part of it somewhere else. That can only end up as a substantial financial loss.

     
  • Geebo 8:00 am on May 10, 2022 Permalink | Reply
    Tags: business email compromise, , , , ,   

    Homebuyer loses $155K in email scam 

    Homebuyer loses $155K in email scam

    By Greg Collier

    A woman in the state of Georgia was getting ready to close on a new home when she received an email from her lawyer. She was given instructions to wire transfer the $155,000 for the closing costs. However, the money did not go to the attorney. Instead, it went to the bank account of a local scammer who was recently arrested on felony theft charges.

    So, how was the scammer able to fool the victim? This scam is known as the business email compromise scam, or BEC for short. In this scam, the scammers hijack compromised email accounts of real estate attorneys, title companies, or banks. This way, the scammers can monitor the emails for people who are getting ready to close on their homes. Then, the scammers either use the hijacked email address or a spoofed address to give fraudulent instructions to the homebuyer to wire the money to the scammers. Meanwhile, the victims think they just closed on a new home.

    According to the FBI and other law enforcement agencies, this scam is becoming more common. This scam is so profitable, the scammers only need one victim to fall for the scam to make a ton of money.

    While you may not be in the market for a home right now, you may be in the future. So, it’s best to have this knowledge now instead of finding out before it’s too late. When the time comes to buy a home, the best way to protect yourself is to verify everything by phone. If you get an email from someone involved in the process asking you to make a substantial payment, call them to verify the request. It might be even better to visit the sender in person to verify any requests. No one wants to go through the stressful process of buying a new home only to have their dreams of a new home dashed by losing money to a scammer.

     
  • Geebo 9:00 am on November 19, 2021 Permalink | Reply
    Tags: business email compromise, , , , ,   

    This mortgage scam is more common that you think 

    This mortgage scam is more common that you think

    By Greg Collier

    The mortgage scam we’re about to discuss we’ve posted about before. While it’s not a new scam, what surprised us is how often this scam supposedly happens.

    The scam is known as the business email compromise scam, but that phrase encompasses a number of scams where scammers cam imitate business emails that they’ve hijacked. Often these hijacked accounts are used to target someone else that’s in that business, such as someone in payroll or accounting who can issue checks. However, the BEC scam can also target outside customers as well. In this case, people who are getting ready to close on a home.

    In the mortgage version of this scam, scammers are monitoring the email accounts of title companies. The scammers have gained access to these email accounts through malware attacks. When the process is almost complete, the scammers will send an email to the home buyer that appears to have come from the title company asking for the final closing cost to be wired. In one recent case in North Carolina, that amount came to almost $50,000 that the home buyer lost to scammers. By the time the home buyer realized he’d been scammed, the money he wired had already been wired again to multiple locations.

    What really surprised us about this recent scam was that the FBI has said that this mortgage scam is more common than ransomware attacks. Since we hear about ransomware attacks against companies and hospitals on an almost weekly basis, this scam must happen quite often.

    The best way to protect yourself against this scam is to confirm any transactions with your title company over the phone before sending any money. Other tips include if the money wiring instructions are different from before or if there are grammatical errors in the email.

     
  • Geebo 8:00 am on July 8, 2020 Permalink | Reply
    Tags: business email compromise, ,   

    Increase in scams against businesses seen 

    Increase in scams against businesses seen

    We’ve discussed a certain scam that targets businesses only a handful of times in the past. The scam comes in a few different forms but the goal is always the same and that’s to steal money from the company.

    There’s the business email compromise scam where a scammer spoofs their email address to make it look like they’re a high ranking executive at your company. The scammer will contact an employee that has financial responsibilities like payroll or accounts payable through the spoofed email. They’ll then instruct that employee to send money to a new direct deposit bank account or issue payment to a phony vendor who is in league with the scammer.

    One particularly eerie scam was when scammers used deep fake voice technology to impersonate the company’s CEO and ordered a company director to wire $240,000 to a phony vendor.

    Like we said, these stories were edge cases that only happened a handful of times. Also, they happened when most people were still working in offices and not working from home.

    Now, with the current global pandemic, more people than ever are working from home and the scammers know this. Due to the record number of people working at home, the Better Business Bureau says that these business impersonation scams have increased exponentially. Without being able to just walk to your boss’s office it can be difficult to get confirmation from your higher-ups.

    If you get an email from a company executive to wire transfer money, send gift cards, or make a payment right away that’s out of the ordinary, contact that executive by phone to make sure the request is legitimate or not. While some bosses may get gruff over this idea you can always tell them you’re just trying to keep the company secure and save the company money. Also, you may want to address this situation with your bosses if it hasn’t already been addressed and suggest some kind of system to prevent these scams from being successful.

     
  • Geebo 8:00 am on September 12, 2019 Permalink | Reply
    Tags: business email compromise, Operation reWired,   

    Close to 300 email scammers arrested in global operation 

    Close to 300 email scammers arrested in global operation

    Recently, the Justice Department announced the arrests of 281 scammers that were allegedly involved in email and wire fraud. The scams that were involved ran the gamut including business email compromise schemes, phony employment scams, lottery scams, phony car sales, and, of course, romance scams. These particualr scammers are said to have scammed their victims in the US out of $3.7 million. Those arrested are from all over the globe including Nigeria, the United States, Turkey, Ghana, France, Italy, Japan, Kenya, Malaysia, and the United Kingdom.

    The business email compromise scheme is probably the costliest scam to hit the United States in recent times. In this scam, phony emails that look legitimate are sent to the financial departments of corporations trying to get money wired to overseas accounts. Often the emails will appear like they’ve been sent by the corporation’s CEO or some other high ranking official. According to the FBI, this scam has cost various companies tens of billions of dollars.

    [youtube https://www.youtube.com/watch?v=VsnK8JGeAfI%5D

    While this sweep, dubbed Operation reWired, was a major success for the DOJ, in the grand scheme of things, it’s just a drop in the bucket. As technology advances, so do the scammers. They’re constantly refining their techniques to outsmart their victims while the rest of us are trying to play catch up. The best any of us can do is to continue educating ourselves on what scams to currently look out for as they continue to emerge.

     
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