Lots of great information on this topic... but has anyone gone through the process, and have some first-hand experience with what ended up happenning? Thanks

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Originally Posted by RADD32

DON'T USE THIS COMPANY! YOU NEED TO GO TO THESE GOVERNMENT WEBSITES WHO HAVE RECENTLY PUBLIUSHED PUBLIC WARNINGS ABOUT THESE PEOPLE!!! AND READ MY STORY!!!

FEDERAL RESERVE BOARD-
FRB: 5 Tips for Avoiding Foreclosure Scams

US DEPARTMENT OF JUSTICE-
USTP - Bankruptcy Fraud Scams

FEDERAL TRADE COMMISSION-
FTC Sues Mortgage Foreclosure “Rescue” Operation
Foreclosure Rescue Scams: Another Potential Stress for Homeowners in Distress
A note to Homeowners Flyer
Mortgage Payments Sending You Reeling? Here’s What to Do

FDIC-
FDIC: Beware of Foreclosure Rescue Scams
FDIC: Beware of Foreclosure Rescue Scams
FDIC: Beware of Foreclosure Rescue Scams
FDIC: Beware of Foreclosure Rescue Scams
FDIC: Beware of Foreclosure Rescue Scams

US TREASURY DEPT-
Consumer Advisory 2009-1

THESE ARE ALL RECENTLY RELEASED PUBLIC AWARENESS STATEMENTS BY THE U.S. GOVERNMENT AND ALL THE PROOF YOU'LL NEED TO NEVER DEAL WITH WILSHIRE OR ANY OTHER BUSINESS LIKE THIS!

I am a tenant in property that "Wilshire Holding Group, Inc" has aquired the Deed to, in fact they aquired Deeds to 3 properties on my street, which have 2 rentals at each property, so 6 rentals. I have lived here for 8 years, and many of my neighbors have lived here for 5 years or more, with no problems. In February 2009, "Wilshire" sent a letter notifying 2 of us that they were the new property owners, and to mail rent to them. Now I wouldn't have been so sceptical but:

1- The letter didn't have a postmark anywhere on the envelope
2- The return address was in Santa Clarita, California
3- Inside were self addressed stamped envelopes to mail our rent to a P.O.Box in Land O Lakes Florida
4- The letter stated to contact "Lisa" on her direct line, which was a Las Vegas number, and when each of us tenants called, we could never get an answer or any kind of voice mail of machine to leave a message, no matter what time of day or night we called.

After not beign able to contact anyone we looked "Wilshire" up online and were all in shock about the "claims" and the pictures of his staff, looked so generic, and thought some might possibly be hookers. At this time, the website had a Las Vegas Address listed as their business address and "Lisas" direct line as the business number.

Within a few days from the first time I looked at their website, it all changed, it looked more "professional" the address changed to 18803 Soledad Canyon Rd. Canyon Country, Ca 91351 and now had 877 and 800 numbers.

On May 17, 2009 I printed out some pages from their site and everything was the same.

On May 22, 2009, I was showing a neighbor their page and I couldn't believe it, they added a staff member "Nicole" and the address had changed AGAIN, its now 27013 Langside Ave, Ste C, Canyon Country, Ca 91355 AND has P.O. Box 1067, Land O Lakes, Fl 34639 listed.

I too, looked on the BBB right away. In February 2009 "Wilshire Holding Group" had a D- for their grade. The BBB stated this grade was given becasue they couldn't verify that the business was doing business with valid and required licenses. They were listed as a Las Vegas business then. To my surprise, when I logged onto BBB May 17 2009, the BBB had NR or No Rating for "Wilshire Holding Group" but amazingly had another business "Wilshire Holding Group INC" listed as one of their "Accredited Businesses" with an A- as the grade and a "business license" # listed in Florida. After researching the BBB, I found that you can't go back and look at past "gradings" and that to be an "Accredited Business" with them, the business listed pays $500 a year to be an "Accredited BBB Business" which is where the money to pay the BBB's employees and expenses comes from, those very businesses that pay to be "Accredited" Now how does that work out? If the BBB was giving "bad" grades to these businesses then that business probably won't pay for their "Accredidation" next year. The BBB has been under scrutney for their business practices for years now. I DON'T TRUST THE BBB after my own experience. Search "Wilshire Holding Group" (no INC) and see what comes back.

After reseaching "Stuart Vener" (who also goes by Vener Stuart) and finding his numerous "real estate" businesses that have been listed at his home address and P.O. Box 1067 in Florida, and ones in Las Vegas Nevada, and the numerous times hes changed his business names, and the numerous times he's been sued, had leins against his properties, and not to mention that he has had "Lingere, Escort and Dating" businesses in He and his son Chris Vener's names in Clark County, Las Vegas (which supports my "hooker" comment from before) he seems to be a CON ARTIST!

He also claims to have real estate license in California and Nevada but if you search

CA Dept of Real Estate-
Department of Real Estate Home Page

1-click on the "Consumers" tab
2-click on "License Status Check"
3-type in "Vener"
4-click find

Click on Vener, Stuart David to see his status;

You see his "Broker" license (#00875431) was in Las Vegas and expired in 2000 and there is NO RECORD of any other type of Real Estate License in CA for him.

In Nevada-
License Lookup
1-click Continue
2-scroll down and in the Last Name box type Vener
3-click search- this takes a few minutes but it really is searching
When its done there will be a list under the search box area
click on "Vener, Stuart"

You can see the only thing under his name is a BROKER license (#B.0022237.INDV) that expired 4/30/1999

You can click back to the search page and search "Wilshire Holding Group Inc" and you'll see that- "No Results Found for Specified input" is what the search result is, which means they're not doing business legally in Nevada.

I also researched public records on the internet FOR FREE, 2 counties in California where I knew for a fact "Wilshire" had aquired Deeds from and found the results to be very upsetting. In ALL cases, the people who hired "Wilshire" end up having the forecloser process started OR being foreclosed on and losing their property in the end, within just a few months of Deeding their property over to "Wilshire." Here are the links to those counties, take a look yourself-

Tehama County-
TehamaPublic.CountyRecords.com

1-Click "Search Now" then "Official Records thru 00/00/2009"
2-In the "Grantor or Grantee" box type Wilshire Holding Group Inc
3-you can press enter or click search

THEN go back to the search page but this time,
In the "Grantor or Grantee" box type the last name of one of the people "Wilshire" got the Deed from, here are the names of the people from Tehama County-

Palmer, Eugene
Palmer, Jeanie

Valdovines, Jamie
Valdovines, Alysa

Monterey County has a strange web address but it is Monterey Countys Official Website
Monterey County-
Monterey County Recorder's Office

1-on the left side of the page click on Official Records
2-click on Granor/Grantee
3-In the "Grantor or Grantee" box type Wilshire Holding Group Inc
4-click search

THEN go back to the search page but this time,
In the "Grantor or Grantee" box type the last name of one of the people "Wilshire" got the Deed from, here are the names of the people from Monterey County-

Palmer, Jeanie
Torres, Ofelia
Espinoza, Juventino

Notice the order or the dates when different things happen (deed transfers, notice of default, notice of sale) and notice that "Wilshire" has the Deed, but the Notice of Default and Notice of Trustees Sale are ONLY given to the persons who DEEDED their property over to "Wilshire," with "Wilshire" having no financial or legal liabilty to anything! Notice that the Valdovines lose their prorerties, and they are sold at a courthouse auction. I've seen the records and what the highest bid was and "Wilshire" does not buy the property, nor do they owe anything on the property.

And in Clark County Nevada, you'll find that "Wilshire Holding Group Inc" has 2 Lein's and 2 Notice of Default's against them all occuring in 2009 most recent was 3/18/2009. Does this sound like actions that would be taken against a good business to you?

Clark County Recorder-
http://recorder.co.clark.nv.us/extRe...pleSearch.y=14

1-type in "Wilshire Holding Group"
2-hit enter
3-click in the box next to "Wilshire Holding Group Inc" name
4-click detail data

The Requestor is the person taking action, the 1st 2nd 3rd ext... Party, is the person action is being taken against. Document type is pretty obvious what it means. You can see "Wilshire" has a few things going on....

Needless to say, "Wilshire" aquired the properties in Jan 2009 the properties in my neighborhood got Notice of Defaults, AFTER "Wilshire" aquired the Deed, and they are now being sold at the courthouse, the first one, on June 4, 2009, second one on June 10, 2009, and mine will prob be July 10, 2009 because for some reason, the Notice Of Default on my house wasn't filed until 30 days after the one being sold on June 10th so I'm just guessing July 10th will be my houses sale date.

I have much much much more INFO and RESEARCH on Stuart Vener and his past businesses and his partner Fred Claridge. I think I've said A LOT here, but if you want more info, let me know.

Hope you weren't one of the people who got "CONNED" into this "SCAM"

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I would like more information on Stuart Vener I had been thinking about going through this program. I am aware that he lets the home go into Foreclosure. I can either walk away or Deed it over to him. When I get another mortgage or fill out that rental application and on the bottom of the app. It asks if I ever filed a Bankruptcy or a Foreclosure I can say No. Because I will have a copy of my settlement statement and Hud-1 closing package. Its also a good way to clean it of the credit report. The banks are not working with these short sale offers forcing home owners to foreclose. Him not being licensed is a big concern. Any information you have would be wonderful. I agree one of those staff members does look hookerish.;) Thanks Mmuuaahh

I would like more information on Stuart Vener I had been thinking about going through this program. I am aware that he lets the home go into Foreclosure. I can either walk away or Deed it over to him. When I get another mortgage or fill out that rental application and on the bottom of the app. It asks if I ever filed a Bankruptcy or a Foreclosure I can say No. Because I will have a copy of my settlement statement and Hud-1 closing package. Its also a good way to clean it of the credit report. The banks are not working with these short sale offers forcing home owners to foreclose. Him not being licensed is a big concern. Any information you have would be wonderful. I agree one of those staff members does look hookerish. Thanks Mmuuaahh

Hello,

Quickly looked at the Official Records of Orange Counnty Florida where I live. They are currently in Title to 3 properties. In searching the records they took title to 2 of the properties after the Lis Pendens was filed (start of foreclosure) therefore the deed where they took title is invalid because the Lis Pendens was filed first. Secondly there was no assumption agreement or loan modification filed on any of the three properties. Thirdly, 2 of the three houses have been foreclosed on and they have been lost. It appears it is a major scam. I am not an attorney but have been in real estate title for over 10 years.

Has anyone done this yet?
We are 100K underwater and our lender won't work with us, even though we've never been late and are current with our mortgage. We want to buy another home ASAP because real estate in Michigan is as cheap as double wide trailers. We'll need a mortgage before we are foreclosed on (or transfer to WIlshire).Who is lending to people with the HUD-1 closing documents Wilshire provides?

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Originally Posted by maciesmom

Has anyone done this yet?
We are 100K underwater and our lender won't work with us, even though we've never been late and are current with our mortgage. We want to buy another home ASAP because real estate in Michigan is as cheap as double wide trailers. We'll need a mortgage before we are foreclosed on (or transfer to WIlshire).Who is lending to people with the HUD-1 closing documents Wilshire provides?

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DO NOT use these people! It is a scam, and unfortunately I was scammed by them. They took our money, changed the deed to their name and did nothing. When we finally got a hold of someone, they transferred us to the President of the company. He said that since nothing had been done, they would probobly let the house go into foreclosure. We are signing a release form from them to get our deed back, and losing the $2000 we spent on this so called program. If you are looking to get rid of your home, go to a large realty firm and tell them you want to do a short sale. You pay nothing and in a lot of cases they can get the mortgage company to not make you pay any difference owed. Don't make the same mistake we did.

Hi RADD32,
I was considering using this business and have several personal questions to ask you regarding Wilshire Holding Group Inc.
After reading your previous posts regarding your research I figured it would be best to discuss with you about several key questions I have first before I take any action.

Can anyone please give me a lot more accurate information on Stuart Vener and the Wilshire Holding Group business??

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Originally Posted by Jasper221

Can anyone please give me alot more accurate information on Stuart Vener and the Wilshire Holding Group business???

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What are you looking for? Anything else anyone here knows is available by using Google.

I would like to know if there are any individuals who have used this business and can validate whether this is a complete scam or whether it is legitimate. After searching around on Google I have come across mixed reviews, much of which were negative remarks about the business.

For legal reasons I don't believe anyone here can give you a definitive answer. This is one of those "do your homework and make your own decision" questions.

Sorry but no one wants to post something they can't back up and get sued and every situation is different. What I think and what happened to me might not be what happened to you.

Have you tried your State's Attorney General?

We used wilshire about a year ago and I might as well have just gone into foreclosure myself. My credit is screwed up (theres no fixing it), and I paid wilshire to do it. Don't waste your money. Just go through a trusted company and you'll be better off!

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Originally Posted by wbert

we used wilshire about a year ago and I might as well have just gone into foreclosure myself. my credit is screwed up (theres no fixing it), and I paid wilshire to do it. don't waste your money. just go through a trusted company and youll be better off!

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An individual can't put himself into foreclosure. Do you mean bankruptcy?

What company do you consider to be trusted?

Thank you for all of your comments. DO NOT do business with any of Stuart Vener's companies. This is now more than 2 years since we have signed and transferred our timeshare to Timeshare Assistance INC / Wilshire Holding Group. Since then, we have been continuously harassed by our time share company regarding the nonpayment of the bills. The latest bill is $1510.44 from their company. As far as I can see, there has never been any payment made from Stuart Vener's Timeshare Assistance to our timeshare company since our transfer. He and his staff had even told us and emailed us that we are no longer the owner of the timeshare and do not need to pay any bills and to ignore the bills. And that Timeshare Assistance "will take care of it."

We have sent a certified letter and email to Stuart Vener, the owner of Timeshare Assistance, INC on 11/29/2010. We requested within 10 business
Days that he complete the followings:
1. Full payment of all maintenance fees and any other fees due to the timeshare compnay
2. Any necessary steps finalizing the transfer of the Property from Sellers to Timeshare Assistance, Inc.; and
3. Confirmation in writing with me that (1) and (2) above have been finalized.

I have NOT heard from Stuart Vener nor has any of the above actions been undertaken.

In summery, Timeshare Assistance INC was paid more than 2 years ago to transfer our timeshare. Timeshare Assistance has repeatedly assured us during that time that they will proceed with the transfer even though they have never done anything or paid the necessary transfer fees to complete the transfer. Timeshare Assistance INC even told us not to pay any of the bills because Timeshare Assistance would take care of it. Now we owe the maintenance fees for the last 2 years. We are both retired senior citizens, > 65 years old, and on fixed income.

If anyone has any suggestions, we would really appreciate it! Thanks in advance.

I don't believe this statement. Customers know the truth. If you can open your window and throw your money away, then do it because you will be no more and no less screwed in the end.

Well put. My lender had NEVER spoken to them, heard from them or even knew I "sold" the place and I was told not to speak with the lender.
I could have walked away and ruined my credit all on my own!

"The Lender is who decides whether or not you get a 1099 for debt relief or to calls the loan due."

They asked me to send them this but it is not known if they paid it. They abandoned the property as far as the city is concerned.

I would never do it again. It cannot be more clear than that. I paid and I'm paying. Get it?

I can say from experience that I do believe the attorney general will someday chew this guy and his company up and I would never recommend it to someone I like. I actually paid him to ruin my credit.

They aren't going to pay a cent to anyone for anything. They apparently never do.
What JUDYKAYTEE doesn't seem to understand is that people that are finally willing to take a loss do not BEG and PAY for additional distress of being financially ruined by credit damage.
I hope you will find a remedy. For me it was bankruptcy. I had great credit and had to go bankrupt to get this off me. Karma will get this guy. For sure it will.

Judykaytee, why do you think people would pay them, give their houses away, then get permanent damage to credit?
Predators is what they are. You can act like they are business as usual, but that is telling of you, not the ones that READ & ASKED.

I'm truly sorry for your problem. Good fortune in the future and the New Year. When you buy your next home do your homework financially/legally before taking on new obligations. Bankruptcy to repair credit seems extreme. Many hard working Americans have suffered financially over the past several years; but, our country is too strong to let us down and you'll put this behind you and emerge stronger in the future. Regards.

Excellent comments Radd32 and superb research. It IS in the renters interest to know that rent payments are going to who actually owns the property. The alternative is a best case scenario that they are a pawn in the game or worse case that they are party to a crime.
The reason why you get mail that does not have post mark is that the sender is trying to avoid RICO Federal laws. RICO gets organized crime when they use the postal system as their venue of scam communication. If there is no post mark there is no RICO case. If there is no post mark you are being contacted by affiliates in organized crime. The reason why you come across so much evidence of name changes of entities and individuals is because there is a shell game being played in order to avoid prosecution. The criminals can get the property, strip the owners of their equity and leave them homeless yet, once they get the property (if they actually legally did get the property) they also want to preserve a cash flow. By cutting off that cash flow you cut off cash being paid to criminals who almost assuredly do not have the right to collect that cash in the first place. That is the Foreclosure scam 101 brief explanation.

As a renter maybe that is not your concern. A landlord should prove they own the property. It sounds like Wilshire holding is saying that by having the "Deed" they have "possession" of the property. To have true possession of the property they must have physical control of the property to "perfect" their interest in the property. It would be interesting to see that if rent was not paid, but held in an interest bearing account until proof of ownership was given, and see if they try to evict you. A promissory note and deed would be required to prove ownership which, I seriously doubt, these organizations would be able to produce.

What is really going on is that securities are being transacted as property transactions through the court systems. Stock is property and can be discerned as coming under the same laws as real property (a house). It is a game that bankers and their lawyers like to play because it is faster than doing it the legal way. These issues effect all of us because the court systems are being abused and some judges are playing along. The banks that manage pension funds for the local police for example are the one's that have a great deal of power and they will abuse it. Groups of investors buy into the mortgage, it's pooled, and now you have a bunch of people, you may even know or know you who actually own your mortgage and may not have an interest in seeing you retain your home when times get tough for you. Also; Your promissory note is also as good as currency. There was literally nothing from stopping bankers from photocopying that note and selling it again and again and again.

The scam is classic. They use renters, "the front man or woman" to perfect their interest. They then bleed the property of whatever profits they can. Your best bet is to find a home that is paid for and owned by a private individual you know and rent from them.

If you don't want to be a victim of the scams that even the big banks are party to then don't take out loans. When you take a bank loan you are taking on a partner who does not give a damn about you.

I know about the issues because my two homes and my business were stolen from me through the scams I mention. Though I thought I was the sole stock-holder of my business, stock was sold and without me knowing a thing. 15 years of building a multi million dollar company was stripped away from me over night.

The problem is with organized crime which is more prevalent than most want to believe.

To stay abreast for the issues got to the OCC, SEC, FBI and other websites to get the real 411 on mortgage and property scams.