United States v. John P. Moscony

927 F.2d 742, 32 Fed. R. Serv. 633, 1991 U.S. App. LEXIS 3576, 59 U.S.L.W. 2692
CourtCourt of Appeals for the Third Circuit
DecidedMarch 8, 1991
Docket90-1535
StatusPublished
Cited by123 cases

This text of 927 F.2d 742 (United States v. John P. Moscony) is published on Counsel Stack Legal Research, covering Court of Appeals for the Third Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
United States v. John P. Moscony, 927 F.2d 742, 32 Fed. R. Serv. 633, 1991 U.S. App. LEXIS 3576, 59 U.S.L.W. 2692 (3d Cir. 1991).

Opinion

OPINION OF THE COURT

GREENBERG, Circuit Judge.

I. PROCEDURAL AND FACTUAL BACKGROUND

This case is before the court on appeal by John P. Moscony from numerous convictions for offenses which he committed in the operation of his real estate business, arising from home mortgage insurance programs of the United States Department of Housing and Urban Development/Federal Housing Administration. Under these programs, see 24 C.F.R. § 203 et seq., § 221 et seq., there are, inter alia, three requirements: (1) the buyer must, in essence, put down at least 3% cash toward the cost of acquisition (the “minimum borrower investment”), 24 C.F.R. §§ 203.19(a)(1), 221.50(a); (2) the buyer must use the home as a residence to qualify for a 97% loan-to-value mortgage, 24 C.F.R. §§ 203.18(c), 221.20(a); and (3) the buyer must have an income sufficient to make the mortgage reasonably sound to insure, 24 C.F.R. §§ 203.33, 221.60(e). Information regarding the buyer’s compliance with these requirements, and other buyer-related information, is in part received by the FHA on mortgage applications, so-called “FHA 2900’s,” which bear this warning:

*745 Federal Statutes provide severe penalties for any fraud, intentional misrepresentation, or criminal connivance or conspiracy purposed to influence the issuance of any guarantee or insurance by ... the HUD, FHA Commissioner.

Buyer information and the particulars of the proposed transaction is also garnered through the purchase agreement — which, inter alia, discloses the names of the parties and the purchase price — , and through real estate broker “escrow letters” in which the broker sets forth the amount of cash that the buyer has on deposit with the real estate agency to use as a down payment.

Under the FHA mortgage insurance program as applied to the transactions relevant to this case, after a mortgage application was approved on the basis of the buyer/borrower information contained in the FHA 2900, the purchase agreement, the escrow letter, and any additional papers, the FHA agreed to insure the mortgage. The mortgage, in turn, was taken by an independent mortgage company for the loan to the buyer, and the loan check was written out to the abstract company from the mortgage company’s account in either New Jersey or Texas. The abstract company would then deposit the loan check in its account in Pennsylvania and, acting as settlement agent at closing, would write all the necessary checks from its settlement account. The seller received the balance of the loan proceeds after the claims of all interested parties were paid, and the settlement agent then filled out and sent to the FHA a settlement sheet showing the final particulars of the transaction — including the payments made at closing, and how much cash the buyer actually brought to the closing. Starting in 1984, under a so-called “direct endorsement” program, the initial decision to guarantee a mortgage based on all of the information submitted was delegated by the FHA to the mortgage companies, with the FHA retaining ultimate authority and responsibility over the guarantee.

Appellant John P. Moscony — real estate broker, real estate speculator, and homeowners’ insurance salesman — came under investigation when it was noticed that he had been involved in a large number of FHA-baeked real estate transactions in which the buyers defaulted on the mortgages. After a lengthy grand jury investigation, in June of 1988, Moscony, and his chief salesman, partner, and co-conspirator, Thomas Cullen, were indicted in multiple counts, of orchestrating an intricate and protracted fraud upon the FHA and the Internal Revenue Service. Cullen ultimately pled guilty and testified for the government at Moscony’s trial.

Count 1 of the redacted indictment charged Moscony with conspiracy to defraud the United States, in violation of 18 U.S.C. § 371. Two different methods of fraud were alleged — fraud by impeding HUD’s proper functioning of the FHA mortgage insurance program, and fraud by impeding the proper functioning of the IRS. The jury, by special interrogatory, found that Moscony had conspired to defraud the United States through both methods.

As the detailed evidence at trial revealed overwhelmingly, the conspiracy that Mos-cony directed against the FHA involved numerous acts of fraud by Moscony and others. To conceal the buyer’s or his own failure to produce the 3% minimum borrower’s investment, Moscony sent the mortgage company false escrow letters grossly overstating the amount the buyer had on deposit at Moscony Real Estate. In this connection, Moscony often withheld from the mortgage company promissory notes that had been executed between the buyers and Moscony Real Estate which represented the difference between the money actually in escrow and the amount stated in the escrow letters. The evidence at trial strongly suggested that no effort was made to collect on these promissory notes, as they were nothing more than a sham. It was Moscony Real Estate office policy not to send these notes on to the mortgage company. Also in connection with the buyer’s noncomplianee with the 3% requirement, Moscony arranged, and arranged to conceal in several ways, “seller assists,” whereby the seller essentially kicked back *746 to the buyer part of the purchase price, or assented to accept a lower gross amount for the home than that stated by the purchase agreement, to make it appear that the buyer had met the 3% minimum required investment. Although the FHA did not forbid seller assists per se, such arrangements had to be disclosed to ensure that the buyer, on his own, was still putting down at least 3% of the total acquisition cost of the home. Under Moscony’s scheme, agreements for these “seller assists” were made in endorsements to the purchase agreements. It was Moscony Real Estate office policy not to send these endorsements on to the mortgage company.

Moscony also lied, or caused his clients to lie, about whether the home was to be used as a primary residence, about whether the FHA-guaranteed mortgage was an original mortgage or was to be used to refinance, and about the borrower’s assets, liabilities, and income. Moscony also caused fraudulent settlement sheets to be executed at closings by cooperative settlement agents so that his various manipulations could be hidden. The evidence at trial showed that this “got to be an automatic thing_” Finally, but not exhaustively, because of the routine use of aliases throughout the transactions, Moscony-committed and Mos-cony-directed forgery was pervasive in connection with purchase agreements, FHA 2900’s, escrow letters, settlement sheets, and checks.

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Bluebook (online)
927 F.2d 742, 32 Fed. R. Serv. 633, 1991 U.S. App. LEXIS 3576, 59 U.S.L.W. 2692, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-john-p-moscony-ca3-1991.