United States v. O'Connor
This text of United States v. O'Connor (United States v. O'Connor) is published on Counsel Stack Legal Research, covering Court of Appeals for the First 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. O'Connor, (1st Cir. 1994).
Opinion
USCA1 Opinion
UNITED STATES COURT OF APPEALS
UNITED STATES COURT OF APPEALS
FOR THE FIRST CIRCUIT
FOR THE FIRST CIRCUIT
____________________
No. 93-2044
UNITED STATES,
Appellee,
v.
ROBERT O'CONNOR,
Defendant, Appellant.
____________________
APPEAL FROM THE UNITED STATES DISTRICT COURT
FOR THE DISTRICT OF MASSACHUSETTS
[Hon. Robert E. Keeton, U.S. District Judge]
___________________
____________________
Before
Selya, Circuit Judge,
_____________
Coffin and Bownes, Senior Circuit Judges.
_____________________
____________________
Deirdre Lee Thurber for appellant.
___________________
William P. Stimson, Assistant United States Attorney, with whom
___________________
Donald K. Stern, United States Attorney, was on brief for appellee.
_______________
____________________
June 22, 1994
____________________
BOWNES, Senior Circuit Judge. Defendant Robert
BOWNES, Senior Circuit Judge.
_____________________
O'Connor and three others were indicted on eight counts
charging violations of 18 U.S.C. 1343 (fraud by wire,
radio, or television) and 18 U.S.C. 2 (Principals). The
indictment alleged that the defendants and others had devised
a scheme to defraud and obtain money by false pretenses,
representations, and promises, and had made or caused to be
made wire transmissions in interstate commerce in order to
carry out the fraud.
The three other defendants pled guilty prior to
trial. Defendant opted for trial and was found guilty on all
eight counts by a jury. This appeal followed.1
THE SCHEME
THE SCHEME
__________
In order to understand the issues on appeal a
description of the scheme to defraud is necessary. The
progenitors of the fraud were two real estate brokers, Barry
and Diana Tevrow. Its purpose was to secure financing so
individuals could purchase residential real estate without
the necessity of making down payments. To effectuate this,
the Tevrows engineered successive purchase and sale
transactions of residential properties so as to inflate the
ultimate purchase prices. Lenders would then be induced to
advance loans for substantially more than the properties were
actually worth. In order for the scheme to work, the Tevrows
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1. Appellate counsel for defendant was not trial counsel.
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2
had to persuade the buyer(s) to give false information on the
loan application(s) anent their income and assets. This
required that the Tevrows falsify documents, such as income
tax withholding statements and bank statements, to support
the false loan application.
Defendant became part of the scheme because he was
an experienced real estate appraiser. His role was to
appraise the subject property at an amount that would
convince the lender that the property had sufficient value as
collateral to secure the loan. Defendant met with the
Tevrows and they explained their scheme to him, which was to
buy the property in the first instance through a straw and
then immediately resell it at an inflated price. The
inflated price was determined by adding to the initial price
the following amounts: (1) $35,000; (2) any amount of cash
up to $15,000 that the final purchaser wanted to receive at
the closing; plus (3) 20% of (1) and (2).2
Defendant was told that he had to prepare
appraisals that would "come in" at the price determined under
the formula. It was agreed that defendant would be paid
$1,000 for every successful closing in addition to his usual
fee of $250-300 for the appraisal. Defendant was paid in
____________________
2. We note the obvious, that the success of the fraud
depended upon the Tevrows' obtaining buyers who were willing
to submit false loan applications.
-3-
3
cash or by money order; at times defendant's "cut" was
deposited directly into his bank account.
Defendant's experience as an appraiser did not
extend to the North Shore area of Massachusetts. He overcame
this deficiency by using Diana Tevrow, who was not a trained
appraiser, to help him. She obtained a listing sheet
prepared by the Multiple Listing Service for each property
that was to be used. The listing sheet described the
property and gave the seller's offering price. Tevrow also
obtained a "field card" describing the property from the city
hall in the locality in which the property was located. She
took photos of the outside of the house and made a sketch of
its interior. Tevrow had the further assignment of selecting
"comparable sales" properties. This entailed choosing
recently sold properties whose sales prices could be used as
benchmarks to help establish the value of the property to be
used in the fraud scheme. Tevrow was told by defendant to
select "comparable sales properties" solely on the basis of
price and not to worry about whether the properties were in
fact comparable in location, appearance, structure, and size
to the subject property. According to Tevrow, defendant
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