How Bluegrass Land Title Guards Against Real Estate Fraud

The Growing Threat of Real Estate Fraud

Real estate transactions involve substantial sums of money. For most people, buying or selling a home represents their largest financial investment, with hundreds of thousands of dollars at stake. Because of the high value of these transactions, real estate has become an attractive target for criminals who also exploit the complexity of the closing process.

Fraudsters employ various tactics to steal money and property. Wire fraud schemes, for instance, trick buyers into sending funds to fake accounts through emails that appear legitimate. Vacant land fraud targets properties where criminals impersonate owners and sell land they don't actually own. Similarly, identity theft allows bad actors to forge documents and steal proceeds from sales. These schemes become more sophisticated as criminals refine their methods.

The fraud landscape changes rapidly. Each week, Bluegrass Land Title's underwriters send one to three bulletins about new fraud attempts they're seeing in the market. However, comprehensive safeguards are in place to protect clients throughout every transaction. 

“We work very hard to stay current on emerging fraud patterns through regular communication with our underwriters, industry partners, and law enforcement officials,” Alison Sheshull, Director of Business Development at Bluegrass Land Title, explains. “We then use this knowledge to proactively implement multiple lines of defense to protect clients at every stage of the closing process. This protection is built into our processes from the beginning, when an order comes in.”  

Professional Staff Trained in Spotting Real Estate Fraud

Multiple sets of expert eyes review each transaction at different stages. This approach means team members catch details that others might miss. As Sheshull explains, "Many team members are essentially detectives. If we see something suspicious, we'll investigate it." Order entry managers spot red flags when files first come in. Search reviewers examine the chain of title for unusual conveyances or fishy timing. Closers verify identities and wire instructions before funds move. Each person brings a different perspective to the process.

The entire Bluegrass Land Title team receives training to recognize warning signs and understand what suspicious patterns look like in real estate transactions. When something feels off, staff members are empowered to flag it immediately for further investigation. For example, suppose an order entry specialist notices that a seller won't be attending closing or is refusing to communicate with the title company or agent in real time. In that case, they know to alert their manager right away.

The team's knowledge stays current through collaboration and ongoing education. Underwriters send regular bulletins about emerging threats, including local fraud attempts. Title companies in the area also communicate with each other about suspicious activity, alerting competitors when they encounter fraudulent schemes. This collaboration helps everyone stay ahead of criminals who often try multiple title companies with the same scam.

Beyond formal training, the company conducts regular employee audits. These tests ensure staff members can identify fraudulent emails and phishing attempts. If someone clicks on a suspicious link during testing, it creates an opportunity for additional education about security practices.

Processes that Prioritize Client Protection

Protection starts the moment an order comes in. Established processes at the order entry stage serve as the first line of defense, with protocols in place to review initial details for anything unusual. From there, each stage of the transaction includes verification steps designed to catch potential fraud. If concerns arise at any point, investigation protocols begin immediately rather than waiting until closing day.

These verification processes happen without disrupting legitimate transactions. Buyers and sellers moving through standard closings experience a smooth process, while suspicious situations receive additional scrutiny. Just because something seems unusual doesn't always mean fraud is occurring. However, the team will always investigate concerns to confirm legitimacy. This might involve contacting real estate agents to verify they've met clients in person or confirming that communication methods align with normal practices.

Multiple layers in the process create multiple opportunities to catch fraud. If something slips past one checkpoint, others remain in place to identify the issue. Different team members review transactions from different angles throughout the closing timeline. An order entry manager might notice warning signs based on initial details. A search reviewer might spot irregularities in the chain of title, while a closer might identify problems with wire instructions or identity verification.

The redundancy built into these processes provides peace of mind for clients. Even sophisticated fraud attempts that might evade one safeguard face additional hurdles at subsequent stages. Protection isn't dependent on one person catching one red flag. Instead, multiple opportunities exist throughout the transaction to identify and stop fraudulent activity before any money changes hands.  This layered approach means no single point of failure exists in the system.

Advanced Technology Provides Additional Security

Specialized software and technology provide additional protection throughout the transaction. Qualia serves as the primary platform for secure communication with clients, offering industry-leading security that far exceeds standard email. CertifID prevents wire fraud by verifying bank account information and confirming identities before funds transfer. Proof adds another identity protection layer to catch impersonation attempts. These systems catch details that human review might miss, automatically flagging suspicious patterns that warrant closer attention.

Technology works alongside human expertise rather than replacing it. Automated alerts trigger human investigation when something appears unusual. "In one recent case, CertifID flagged that a seller's phone number was being routed through Africa during what appeared to be a vacant land fraud attempt. The technology identified the anomaly, and the team investigated further to confirm the fraud and stop the transaction," Sheshull explains. Neither the technology nor the people work in isolation. Instead, they support one another to create stronger protection than either could provide alone.

A robust IT partnership provides ongoing security support. “We have advanced email filters that protect against phishing and spoofing attempts, preventing malicious messages from reaching inboxes in the first place,” Sheshull says. The IT company provides ongoing updates to address emerging threats and new vulnerabilities. 

Perhaps most importantly, they're available for immediate response to any security concerns that arise. “We can contact our IT company at any time with our concerns or questions,” Sheshull shares. This combination of preventive measures and rapid response capability means that security stays current even as threats continue to evolve. Both the technology infrastructure and the protocols for using it remain strong against increasingly sophisticated fraud attempts.

Fighting Fraud Through External Partnerships

Bluegrass Land Title doesn't fight fraud alone. Because real estate fraud is a criminal activity, we partner with both local and federal law enforcement authorities. "We have strong relationships with the police departments in Louisville and Lexington, so law enforcement receives immediate notification when suspicious activity occurs," Sheshull says. Beyond local contacts, the team also works with an FBI agent who provides guidance and feedback on fraud cases. This connection offers insight into broader patterns and helps refine detection strategies.

Industry-wide collaboration protects everyone involved in real estate transactions. When Bluegrass Land Title discovers a fraud attempt, the company immediately notifies competitors about the details. This includes names being used, property addresses, and tactics employed. Underwriters also share intelligence about new fraud attempts they're seeing across markets, preventing fraudsters from simply moving to another title company after being caught. 

Keeping Clients Safe at Bluegrass Land Title

Protection happens behind the scenes throughout your transaction. You don't need to worry about fraud detection or understand complex security measures. Multiple safeguards work at every stage while the team handles investigation and prevention. This allows your focus to stay where it belongs: on the excitement of buying or selling your home.

Coverage extends beyond closing day as well. Enhanced title insurance policies provide post-closing fraud protection, offering long-term security for your investment. This means peace of mind continues for years of ownership, not just during the transaction itself. Comprehensive protection spans from the moment your order arrives through decades of property ownership.

Real estate fraud grows more sophisticated each year. However, Bluegrass Land Title's protections evolve alongside these threats. The combination of trained people, established processes, and advanced technology creates a multilayered approach that adapts to new challenges. Each element strengthens the others, building a security framework that provides comprehensive protection for your investment.

Questions about fraud protection or security measures during your transaction are always welcome. The team is available to discuss any concerns and explain how specific safeguards apply to your situation. Your real estate transaction represents a significant investment. You can move forward with confidence knowing that comprehensive protective measures work behind the scenes to keep your funds and property secure.