What the public record reveals about you
If you hold “title” to real estate in your name, all of the following ends up on the public record. Switch the title holder and watch what a stranger can — and can’t — see.
6facts about you, public
A creditor, a litigant, a scammer, or anyone with internet access can see where you live, what you own, and what you owe.
Name one benefit of having “title” to your home in your name.
Go ahead — we are waiting.
Eight things that can happen when title is in your name
1Anyone can find out where you live.
In this era, that can be dangerous — especially if you are a high-net-worth or high-profile individual.
2Anyone can find out your approximate net worth.
You become a target for predatory lawsuits.
3Your property can be a significant source of liability.
If someone accidentally dies or is injured on your property, the damage may far exceed your liability policy. This can cause you to lose every asset held in your name — including your house. Landlords are particularly susceptible to this risk.
4The car you drive every day can expose your house.
Like your house, the car you drive every day can expose all assets held in your name to the risk of loss. Where there is a catastrophic accident with damages in excess of your automobile liability policy, you can lose your house if the “title” is held in your name.
5The IRS or any other judgment creditor can seize it — or lien it.
The IRS or any other judgment creditor can either seize your house or place a Lien against it.
6Foreclosure can ruin your personal credit.
In the real estate debacle of 2007–2008, many homeowners who faced foreclosure had their personal credit ruined when they filed a Bankruptcy to save their homes. If “title” is not in your name, the Land Trust can file the Bankruptcy — thus saving your credit.
7NEW: the latest scam is the filing of FAKE LIENS against your Title.
Bogus liens recorded against a property can stall sales and refinancing for months. See the Urgent Update below.
8A house in your name can make you ineligible for government benefits.
Having a house in your name will make you ineligible to receive state or federal government benefits. This may be especially important for Medicaid planning for your elderly parents.
The J E Holdings, LLC Land Trust Structure
Our unique Asset Protection Land Trust Structure is designed to make the discovery of the true ownership of real estate virtually IMPOSSIBLE and, therefore, safe from seizure. Click each layer to see what it does.
Land Trust Agreement On the public record
The Land Trust holds “title” to the property. This is the only name anyone looking up your address will ever see.
Documents making the LLC the true owner Private
A private document secretly removes ownership of the property from the Land Trust and places it in your LLC.
An out-of-state ANONYMOUS ownership LLC Private
The LLC is the true owner of the property. No one knows this except you. This is your “ace in the hole.”
SEARCH: [your name] — real property, Los Angeles County
RESULT: 0 parcels found.
SEARCH: [your address]
OWNER OF RECORD: ________ LAND TRUST
TRUE OWNER: not discoverableNeither a judgment creditor nor the IRS can lien or seize what they can’t find.
Who will benefit
Select every description that fits you.
The procedure
Four steps. Click each one as you follow along.
Named whatever you like — the name is the only thing the public will ever see.
An essentially anonymous entity that becomes the true owner of the property.
Transferring “title” to the property into the name of the Land Trust.
Anyone looking up your home address will no longer see your name. The Land Trust now holds the title.
Why — and when
The essential tenet of Asset Protection is that you should never “own anything.” If you “own nothing,” no one can take anything away from you.
You can be dispossessed of your house by a lawsuit judgment as a result of a catastrophic auto accident, death or injury to a guest on your property, a lawsuit judgment as a result of your business activity, the IRS, Divorce, and any one of approximately 100 State and Federal Civil Forfeiture statutes.
History is replete with the names of famous and not-so-famous people whose homes have been seized by the IRS (under Section 6334) or other judgment creditors. That credit card company that obtained a $20,000.00 judgment against you can place a lien on your house. Now you cannot sell your home without paying them off.
Famous names whose homes were seized by the IRS include Willie Nelson, Redd Foxx and David Allan Coe. Even where homes were not seized, many were forced to sell to pay off an IRS tax obligation.
See seized homes for sale now at the U.S. Marshals Service →
There are significant benefits to being an essentially anonymous homeowner. Anonymity makes you less of a target for predatory lawsuits — especially if you are a celebrity or a high-net-worth individual. You do not want where you live to be discoverable by anyone with access to the internet.
Persons who have a judgment against you will often put a Lien on your home. The IRS can do the same thing “without a judgment,” by the way. Neither can do this if they can’t find out what you own.
When you initially purchase the property, record the “Title” directly into the Land Trust FROM ESCROW. Imagine a creditor’s nightmare trying to determine whether you own real estate: your name never appears in the chain of title. If this homeowner ever faced foreclosure, he could bankrupt each entity — the Land Trust and the LLC — one at a time, and tie up the foreclosure for a very, very long time.
If you ever need to refinance, the funder will require you to put the property back in your name. After the refinancing, the property should again be placed in the Land Trust. We would be happy to perform these services for you if needed.
You should utilize this structure immediately. It is the ultimate insurance policy that will prevent your home from being taken away from you. However, like all insurance policies, it won’t work “after” the triggering event has occurred.
Only the J E Holdings, LLC Land Trust Structure will protect your home from seizure by the IRS or any other judgment creditor.
Cost
| Appraised value | Fee |
|---|---|
| $0 – $500,000.00 | $5,000.00 |
| $500,001.00 – $750,000.00 | $7,500.00 |
| $750,001.00 – $1,000,000.00 | $9,500.00 |
| $1,000,001.00 – $5,000,000.00 | $10,500.00 |
| $5,000,001.00 + | Quote |
Flat fee for a property appraised at $500,001.00 – $750,000.00. Includes the Land Trust Agreement, the private ownership documents, and the out-of-state anonymous LLC.
What we need from you
If you decide that the Land Trust Structure is right for you, we will need TWO NAMES: one for the Land Trust and one for your new LLC. Your Land Trust name can be anything. For your LLC name, please keep in mind that a generic-sounding name will probably not be available — if you wish, give us three names rank-ordered by preference. If the name is not important to you, we would be happy to generate names for you.
Nothing is sent until your email program opens; the names are kept on this device only.
If your email program didn’t open, nothing has been sent — call 310-837-3100 or write to info@thejeh.com and we’ll take it from there.
Land Trust name: ______________________________ LLC name(s): 1. ____________________ 2. ____________________ 3. ____________________
Property address: ______________________________________________________ Property APN: ____________________
Appraised value of property: ____________________
Please do not hesitate to call with any questions or concerns.
“Home Title Theft” is rising 5× faster than credit card theft.
This crime is only possible because the title to the property is held in someone’s name. The JEH Land Trust Structure makes it almost impossible to become a victim of this kind of crime.
The filing of FAKE LIENS against your “Title” is becoming increasingly popular.
Exhibits — real property profiles
Three title-company profiles. The first shows two owners on record after transfer to a Land Trust; the second pair shows the same two parcels before and after.
18235 Chatham Ln, Porter Ranch, CA 91326
Property information after transfer to the Land Trust. Note who the public record names as the owners.
Data deemed reliable, but not guaranteed. Copyright © 2004–2020 FIS Data Services. Profile pulled 01/07/2020.
1762 W 36th St & 1758 W 36th St, Los Angeles
Title-company property profiles for the same two parcels, before and after transfer to a Land Trust. Flip the switch and watch the vested owner change.
| Address | 1762 W 36th St |
|---|---|
| City / State / Zip | Los Angeles, CA 90018 |
| APN | 5041-014-008 |
| Current Vested Owner | Maceo XXXXXXXX, an Unmarried ManRED BARRON LAND TRUST |
| Purchase Date | Not Available |
| Purchase Amount | Not Available |
| Tax Status | 1st half is PAID 2nd half is Open for $47,156.601st half is Open for $310.42 2nd half is Open for $310.40 |
| Position | Amount | Recording Date | Default |
|---|---|---|---|
| First | $260,000.00 | 12/29/2016 | |
| Second | $185,600.00 | 11/06/2017 |
| Address | 1758 W 36th St |
|---|---|
| City / State / Zip | Los Angeles, CA 90018 |
| APN | 5041-014-009 |
| Current Vested Owner | Maceo XXXXXXXXXX, an Unmarried ManBRICK HOUSE LAND TRUST |
| Purchase Date | Not Available |
| Purchase Amount | Not Available |
| Tax Status | PAID – for each half1st half is Open for $179.59 2nd half is Open for $179.50 |
| Position | Amount | Recording Date | Default |
|---|---|---|---|
| First | $224,000.00 | 05/27/2015 |
Source: First American Title property profiles (2018) and the same profiles pulled after transfer to a Land Trust. Owner names shown exactly as they appear in the original exhibit.