What makes a Notarized Document Invalid?

Understanding the Role of Notarized Documents in Foreclosure Defense

When it comes to foreclosure defense, one critical area of focus is the validity of notarized documents. Homeowners facing foreclosure often encounter documents that appear official and binding simply because they bear a notary’s seal. However, not all notarized documents are created equal. In fact, many documents used in foreclosure cases may be invalid due to improper notarization practices. This can open the door for a strong defense. Living Lies breaks down what makes a notarized document invalid and how it impacts your case.

What is a Notarized Document?

A notarized document is one that has been signed in the presence of a notary public, who then affirms that the signature is authentic. The notary’s job is to act as an impartial witness and ensure the signer’s identity. This process is supposed to safeguard against fraud and ensure the integrity of the document. Once notarized, the document is generally considered valid for legal purposes. But “supposed to” doesn’t mean it always is.

Common Issues with Invalid Notarized Documents in Foreclosure Cases

Foreclosure cases often involve a mountain of paperwork, including promissory notes, assignments of mortgage, affidavits, and other critical documents. If any of these are improperly notarized, their validity—and by extension the entire foreclosure action—can be called into question.

Here are some of the most common reasons a notarized document might be invalid:

1. Lack of Personal Appearance: The law requires that the person signing a document must do so in the physical presence of the notary public. If the signer was not physically present, the notarization is invalid. In foreclosure cases, it’s not uncommon for documents to be “notarized” without the signer ever meeting the notary. This is a serious violation.
2. Failure to Verify Identity: A notary must verify the identity of the person signing the document. If they fail to do so, or if they rely on insufficient identification, the notarization may not hold up in court. For example, a notary cannot simply take someone’s word for who they are; they must see valid ID or have personal knowledge of the signer’s identity.
3. Forgery or Fraudulent Notarization: Unfortunately, cases of forged signatures and fraudulent notarizations are not rare in the mortgage industry. If a document is proven to have been forged or fraudulently notarized, it is invalid and cannot be used to justify a foreclosure.
4. Notary’s Conflict of Interest: A notary must remain impartial. If the notary has a financial or personal interest in the transaction, their notarization is considered invalid. In foreclosure cases, this could happen if the notary works for the lender or servicer involved.
5. Improper Notary Seal or Certification: A valid notarization requires the notary’s seal and certification. If the seal is missing, incomplete, or improperly affixed, the document may be invalid. Similarly, if the notary’s commission has expired, any documents they notarize are invalid.

How an Invalid Notarized Document Can Impact Your Foreclosure Defense

An invalid notarized document can be a game-changer in your foreclosure defense. Here’s how:

• Breaks the Chain of Title: Many foreclosure cases hinge on the chain of title, which tracks ownership of the mortgage and note. If an assignment of mortgage or other document in the chain is invalid due to improper notarization, the lender’s standing to foreclose can be challenged.
• Creates Procedural Violations: Courts require lenders to follow specific procedures when filing for foreclosure. Submitting invalid documents is a violation of those procedures and may result in the dismissal of the case.
• Exposes Widespread Fraud: Challenging notarized documents can uncover broader issues of fraud or negligence by the lender or servicer. This strengthens your defense and may even lead to sanctions against the lender.

What Can You Do?

1. Examine Every Document Carefully: Look for signs of improper notarization, such as missing seals, expired notary commissions, or questionable signatures.
2. Request Depositions: If you suspect a document has been improperly notarized, request to depose the notary or the person whose signature appears on the document. This can reveal whether the notarization was valid.
3. Hire a Forensic Document Examiner: In cases of suspected forgery, a forensic document examiner can provide expert testimony to challenge the validity of the document. Here at livinglies.me we have qualified team members who can prepare audits on all aspects of the foreclosure process and provide expert affidavits that can be used in legal proceedings. Our experts are also qualified to testify at trial and have done so successfully all across the USA.
4. Work with an Experienced Legal Professional: Foreclosure defense is complex, and successfully challenging notarized documents often requires legal expertise. We here at Livinglies.me understand foreclosure law and how notarization requirements can significantly improve your chances of success. Here is a link to a prior post by my mentor Neil Garfield on how challenging the notarized document in court saved the day for the homeowner.

Conclusion

The validity of notarized documents is a cornerstone of foreclosure cases. Understanding what makes a notarized document invalid and knowing how to challenge it can be the difference between losing your home and staying in it. Don’t accept every notarized document at face value; investigate, question, and, if necessary, fight back. The law is on your side when lenders cut corners or engage in fraudulent practices.

Need help in assessing your case? Does your attorney need our help? Use our services to help guide you through the process early enough to avoid mistakes that can cost you your home in an illegal foreclosure action.

Yes You DO Need a Lawyer

Contact our office today at 844.583.5339 to inquire if we can help. You can also submit a case statement here and get a complimentary recommendation from Living Lies – foreclosure defense attorneys, to your best course of action.

FORECLOSURE DEFENSE IS NOT SIMPLE. THERE IS NO GUARANTEE OF A FAVORABLE RESULT. THE COMMENTS ON THIS BLOG AND ELSEWHERE ARE BASED ON THE ABILITY OF A HOMEOWNER TO WIN THE CASE NOT MERELY SETTLE IT. OTHER LAWYERS HAVE STRATEGIES DIRECTED AT SETTLEMENT OR MODIFICATION. THE FORECLOSURE MILLS WILL DO EVERYTHING POSSIBLE TO WEAR YOU DOWN AND UNDERMINE YOUR CONFIDENCE. ALL EVIDENCE SHOWS THAT NO MEANINGFUL SETTLEMENT OCCURS UNTIL THE 11TH HOUR OF LITIGATION.

But challenging the “servicers” and other claimants before they seek enforcement can delay action by them for as much as 14 years or more. In addition, although currently rare, it can also result in your homestead being free and clear of any mortgage lien that you contested. (No Guarantee).

Posted in discovery, expert witness, Fabrication of documents |