Deed Theft

Deed Theft happens when someone intentionally alters, falsifies, forges, or misrepresents a property document to deceive the owner, defraud them, or unlawfully transfer or encumber their ownership rights. It also includes someone pretending to be the owner, or the owner’s representative, in order to take ownership or possession of the property.

Criminals use deed theft to take title to property without the owner’s knowledge or consent. Once a fraudulent deed is recorded, clearing your title can be difficult, time-consuming, and costly.

Deed Theft is part of a larger problem called title theft. Your “title” is your legal right to own and use your property. Title theft covers any scheme that causes you to lose that right, whether it starts with a forged deed, a stolen identity, or a fake lien or mortgage filed against your property.

Oklahoma now treats this as a serious crime. Two state laws took effect November 1, 2025:

• Senate Bill 877 defines deed theft, requires real estate licensees to complete deed theft education, and requires buyers to receive a written deed theft notice at closing.
• Senate Bill 925 makes title theft a felony, punishable by 3 to 10 years in prison, fines of up to $5,000, and mandatory restitution to victims. It also gives victims a new way to fight back.

Scammers typically use one or more of these methods:

• Forging the owner’s signature on a deed that transfers the property to themselves or someone working with them.
• Recording a fake deed at the county clerk’s office so it becomes part of the public record.
• Impersonating the owner or the owner’s representative, often to “sell” the property to an unsuspecting buyer or take out a loan against it.
• Using stolen identity information to transfer ownership.
• Filing fake liens or mortgages that put a debt on your property without your knowledge.

Once a fraudulent document is recorded, the scammer may sell the property, borrow against it, or rent it out. Homes that sit vacant for long periods are frequent targets because the owner may not notice right away.

• For Property Owners:
  • Mail or notices about loans, mortgages, or utility accounts you didn’t open.
  • Property tax bills or notices you expected but never received.
  • Your name removed from public property records without your knowledge.
  • A deed, mortgage, or lien in public records that you didn’t sign or authorize.
  • New loans or lines of credit tied to your property showing up on your credit report.
  • Unexpected offers to buy your property from people you don’t know.
  • Strangers visiting, photographing, or moving into a vacant or rental property you own.
• For Buyers:
  • A seller who refuses to meet in person or communicates only by email or text.
  • Pressure to close quickly or accept an unusually low price.
  • A seller who wants to use their own notary, title company, or attorney and won’t work with yours.
  • Requests to wire funds to an account that doesn’t match the seller’s name.

• Check county land records periodically to make sure your name is still on the title.
• Check your credit report regularly for signs of identity theft.
• Investigate suspicious mail right away. Don’t ignore unexpected notices or transactions involving your property.
• Don’t leave your home looking empty. If you’ll be away for a long time, ask someone you trust to look after your home, and don’t let mail pile up.
• Keep an eye on vacant, inherited, or paid-off properties. These are common targets because owners may not notice changes right away.
• Read the deed theft notice at closing. Oklahoma law now requires your broker to give you a written notice about the risks and signs of deed theft, and you’ll be asked to sign an acknowledgment. Ask questions if anything is unclear.
• Verify identities of anyone you’re buying from, and work with a licensed real estate professional and a reputable title company.
• Keep your personal and financial information secure, since stolen identities can be used to transfer ownership.

• Contact your county clerk right away to review the documents recorded on your property.
• File a Notice of Fraudulent Conveyance. Under SB 925, victims can file this notice with the county clerk to alert the public that ownership of the property is in dispute. The notice must be verified and describe the affected property. The clerk will send a copy to the District Attorney for investigation.
  • If the clerk rejects your notice, you can petition the court.
• Report it to law enforcement immedietely and keep a copy of the report.
• Get legal advice from a real estate attorney about clearing your title and recovering your property.
• Talk to a licensed real estate professional if you have questions about a transaction.
• Contact your title insurance company if you have an owner’s policy.
• Report it to OREC if a real estate licensee was involved in the transaction.