If your property was affected by the wildfires in May, find resources and information on relevant county services here: 2025 Spring Wildfires

Deed Fraud Resource

 
 

The St. Louis County Recorder’s office is aware that deed fraud does occur, as reported by title insurance companies and others within the real estate and public records industry.Because the Recorder’s office records documents after transactions have already taken place, fraud may have occurred well before it has reached our hands.Continual conversation within the industry had helped to prepare professionals for that potential, and to have mechanisms in place that may help to deter, prevent, or respond to fraud in our communities. 

Some information that may be helpful in understanding what deed fraud is, what the recorder’s office can and can’t do, and future plans for actions that the recorder’s office plans to take:

What is deed fraud? Deed fraud can also be known as property fraud, house-stealing, or theft. Deed fraud occurs more frequently if a transaction relates to vacant land (as reported by National Association of REALTORS Research Group – 2025 Deed & Title Fraud Survey).

 

What are ways in which deed fraud can occur?

  • Forgery – fraudster impersonates the property owner and signs a deed.
  • Misrepresentation – property is acquired through false pretenses or misinformation.
  • Notary fraud – individual misrepresents their authority or falsifies a notarial act.

 

Red flags that property might be vulnerable to fraud:

  • Vacant property where owner does not occupy
    • In particular, vacant land
  • No outstanding mortgages or liens
  • Listed as “for sale by owner” or sold below market value
  • Seller refuses to attend the closing and only wants to communicate via email or text
  • Buyer or seller wants a cash only transaction and/or prefers cryptocurrency as payment
  • Notary is known to the seller
  • Notary does not require credential analysis or multiple-factor authentication

 

What recorders can’t do:

  • Cannot audit the content of a document to determine whether it is enforceable – a recorder’s responsibility is to record if the document meets recordability requirements
  • Detect fraud (however, recorders can help local authorities if fraud does occur)

 

What recorders can do:

  • Implement fraud alert systems
    • Early detection of issues
    • Comfort level
    • Prompt resolution
  • Assist victims and law enforcement
  • Help to educate the public
  • Help to enact legislation that helps to clarify the recorder’s role

Current mechanisms in place for searching records:

  • County Land Explorer:  The County’s Land Explorer, provides updates to property information on a daily basis (although certification of a transaction that has been recorded may take up to several days, depending on the type of transaction)  County Land Explorer
  • Recorder Inquiry System:  The County Recorder’ office maintains an index of property transactions by grantor/grantee as well as by property description.  Records can be viewed on computer terminals in the recorder’s office; individuals can subscribe to the inquiry system or call our offices to discuss any questions regarding transactions that may affect title to property.  For more information, please visit the recorder’s web page:  Public Records

Planned updates to the recorder’s land information system:

  • As part of the Recorder's office implementation of a new land records management system, the office plans to offer what's called Property Watch.  This feature will allow property owners to sign up for alerts to notify them of when anything has been recorded against their property.  While this won't prevent bad actors from committing fraudulent acts, it keeps property owners informed and allows title insurance policies to be triggered quicker if someone has or is trying to convey property without the owner's knowledge.  Prior to implementation of the Property Watch product (likely Spring of 2026), we will advertise this service and promote it through media outlets etc. 
  • In addition to the features noted above, the new system will have some enhanced features which will allow for searching our databases utilizing multiple search criteria enabling more accessibility and transparency.  In addition, as part of this project, we will be modifying our online land search subscription services to provide hourly and daily rates for subscribers.  This will help to reduce the cost for those who wish to access our system for a shorter duration.

 

 

MN Attorney General’s Office Resources:

 

American Land Title Association:

National Association of Realtors: