Dec 11, 2025 | Consumer Tips, Home Buyer Tips, Home Seller Tips, Home Tips, Homebuyer Tips, Interesting Stuff
If there’s one thing we hear often from agents and loan officers, it’s this: “I would like more warm referrals — not cold leads that waste my time.”
Here are three easy wins you can put into play immediately. These aren’t theory. They work because they make people think of you first, without you chasing anyone.
1. Send a “5-Minute Holiday Check-In” to Past Clients
Don’t overthink it. Keep it simple:
“Hey, just wanted to check in before the holidays. Anything going on with your home or your plans for 2026 that you want to bounce off me?”
This message hits the sweet spot — it’s warm, personal, and not salesy.
Every year, people start thinking about tax implications, life changes, refinancing, upsizing, downsizing, and renovation goals right around the holidays.
You’re giving them permission to talk to you again.
2. Share One Useful Local Market Snapshot (No Fear Tactics)
Clients don’t want national stats. They want to know what’s happening within 20 miles of their front door.
You can send something like:
“Quick update: Inventory is shifting in our area, and buyers/sellers are getting opportunities we didn’t have six months ago. Want me to send you the 60-second version for your neighborhood?”
This positions you as the guide — not the alarm bell.
3. Ask Local Professionals for a “Holiday Bump” Exchange
Reach out to:
- insurance reps
- accountants
- estate attorneys
- contractors
- property managers
Say:
“Holiday rush is starting. Want to exchange a couple warm intros for clients who could use each other’s services before the end of the year?”
You’d be surprised how many pros love this, because they’re also trying to finish the year strong.
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
Jun 19, 2025 | Around The Home, Around The Hoome, Artificial intelligence, Buying Real Estate, Chapter 7 Bankruptcy, Consumer Tips, Credit Scoring, Fair Housing, Federal Reserve, FHFA, Financial Crisis, Financial Fraud, Financial Reports, Foreclosure, Happy Thanksgiving, Holidays, Home Building Tips, Home Buyer Tips, Home Buying Tips, Home Care, Home Care Tips, Home Closings, Home Decorating, Home Financing Tips, Home Maintenance, Home Mortgage, Home Mortgage Tips, Home Seller Tips, Home Selling Tips, Home Tips, Home Values, Homebuyer Tips, Homeowner Tips, Housing Analysis, Housing Market, Interesting Stuff, Investment Properties, Legislation, Market Outlook, Mortagage Tips, Mortgage, Mortgage Guidelines, Mortgage Lenders, Mortgage Rates, Mortgage Tips, mortgage-rates-whats-ahead-september-17-2012, News, Organization Tips, Personal Finance, Probate Law, Rankings, Real Estate, Real Estate Agent Information, Real Estate Definitions, Real Estate Tips, Real Estate Trends, Realtors, Selling Real Estate, Selling Your Home, Short Sales, Statistics, Success, Taxes, The Economy, Title Insurance
Whether you’re buying with cash, investing from abroad, transferring property to a family member, or just trying to close without a headache, you’ll want to know what can trigger federal scrutiny — and how to stay off the radar.
From flagged wire transfers and shell companies to gift-of-equity sales and land near military zones, this isn’t your average title-and-keys situation.
It’s real estate with a side of national security, tax enforcement, and financial crime prevention.
Is Big Brother Watching Your Home Sale?
What Buyers and Sellers Should Know About Federal Oversight
You’re Not Paranoid — They Might Actually Be Watching
What you didn’t know on how federal agencies keep tabs on select real estate transactions.
Your Closing Packet Could Be a Federal File
How Your Paper Trail Might Raise Red Flags — And What You Can Do About It
What the FBI, IRS, and Homeland Security
Could See in Your Closing Docs
We’re unpacking what agencies might spot inside your deal’s fine print.
Caught in the Crosshairs? What Triggers Federal Interest in Your Home Sale
The Top Red Flags That Could Invite a Closer Look from Washington
Cash, LLCs, or Land Near a Base? You Might Just Be a Target
The warning signs that put your deal on the government’s radar — and how to stay clear.
Follow the Money: How the IRS Tracks Financial Crimes Through Real Estate
From Unreported Income to Shell Game Schemes
— What IRS-CI Is Looking For
Your Closing Could Be an Audit Trigger — Here’s How the IRS Sees It
Explore the patterns, documents, and loopholes that turn ordinary deals into criminal cases.
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
“As a realtor, the Rocheford team went above and beyond to make sure my client was not only protected from a legal standpoint but also operated in a timely manner to execute the sale of my client’s dream home.
Thank you for the great experience for myself and my client! Looking forward to our next deal together!”
Realtor®
“I don’t usually use attorneys that often. But if an attorney is needed, I couldn’t recommend this law office enough. I always pride myself on responding quickly to emails and calls, but I was in awe of how fast paralegal Robert Heckman would respond to us. We sold our house a couple months ago and then did a two-part land swap with neighbors and my folks, and both transactions were seamless, including coming in to sign paperwork.
In short, if you need a law office that is responsive and attentive to detail, definitely consider them!”
Leominster, MA
“Excellent, conscientious and professional.
The communication throughout our Real Estate transaction was better than expected. We thought the fee to be very reasonable considering the work accomplished on our behalf. The law office handled the entire closing without us having to be in attendance….as we requested. I have had experience with very competent lawyers and law firms as the result of my previous profession. I would place this law office right up there among the best in their real estate field of expertise and surprisingly at very reasonable and affordable rates/fees.”
Buzzards Bay, MA
Jun 19, 2025 | Buying Real Estate, Financial Fraud, Home Buying Tips, Interesting Stuff, Investment Properties, Mortgage Lenders, Mortgage Tips, Real Estate
If you’re buying or selling a home, you might assume it’s a personal, private transaction — just you, your agent, and the closing attorney. But in certain cases, federal agencies like FinCEN, Homeland Security, and even the FBI are quietly watching the real estate market.
This isn’t a reason to panic, but it is worth understanding. Here’s how — and why — the government may be involved in your next transaction:
Anti-Money Laundering: FinCEN’s Role in Real Estate
The U.S. Treasury’s Financial Crimes Enforcement Network (FinCEN) monitors real estate deals in specific high-risk areas to crack down on money laundering through all-cash home purchases.
- These regulations apply in select cities through Geographic Targeting Orders (GTOs).
- They require title companies to report the beneficial ownership of entities buying real estate in cash over certain thresholds.
- As of 2024, targeted areas include New York, Miami, San Diego, Los Angeles, San Francisco, and Boston.
Read more on FinCEN’s official Geographic Targeting Orders
CFIUS and Foreign Buyers: National Security Meets Real Estate
The Committee on Foreign Investment in the United States (CFIUS) has expanded its oversight to include foreign real estate purchases near sensitive sites, like military bases and ports.
- Under the Foreign Investment Risk Review Modernization Act (FIRRMA), CFIUS can now review real estate deals — even when no company is being acquired.
- In 2023, the Air Force raised national security concerns after a Chinese firm purchased land near a base in North Dakota.
Learn how CFIUS reviews real estate deals under FIRRMA
Read CNBC’s coverage of the North Dakota land controversy
Immigration Status & Mortgage Oversight
Mortgage lenders are required to verify a borrower’s identity and legal status — and that can intersect with immigration records. While not a direct Homeland Security audit, your file could draw attention if:
- False immigration documents are used
- Fraud is suspected on the loan application
- You’re applying for a government-backed loan, like FHA or VA
See FHA loan requirements for non-citizens
FBI & IRS Involvement: When Real Estate Becomes a Red Flag
The FBI and IRS-Criminal Investigations (CI) monitor patterns that may suggest:
- Title fraud or forged documents
- “Straw buyer” schemes where someone falsely claims to be the primary buyer
- Real estate used to hide unreported income or launder money
These agencies don’t monitor every deal, but they do act when something doesn’t add up.
Review the FBI’s real estate fraud alerts
Most buyers and sellers won’t hear from a federal agency during a transaction — but in today’s security-conscious landscape, transparency and legal compliance matter more than ever.
- Selling to a foreign investor? Disclose clearly and understand CFIUS boundaries.
- Buying in cash with a trust or LLC? Expect extra scrutiny in some cities.
- Applying for a mortgage? Make sure your documentation is accurate and legal.
As always, work with a reputable closing attorney and disclose honestly — it’s the best way to keep your deal (and your name) off anyone’s watchlist.
Want to Make Sure Your Deal Is Air-Tight?
Whether you’re buying or selling, we help you cover every angle — from contract review to full closing services. At The Law Office of David R. Rocheford, Jr., P.C., we work to keep your transaction compliant, smooth, and secure from start to finish.
Providing title, escrow, closing and settlement services to clients throughout Massachusetts and New Hampshire
“I would highly recommend David as a closing attorney. I have known David and have been using his office for many years. David’s professionalism when dealing with me, my closing department and most especially my clients has been always exemplary.”
SENIOR LOAN OFFICER, SHAMROCK FINANCIAL SERVICES
“The Law Office of Attorney David R. Rocheford, Jr. is by far the most exceptional real estate law office that I have had the pleasure of working with. The professionalism is by far second to none.”
SENIOR LOAN OFFICER, SALEM FIVE MORTGAGE SERVICES
“Attorney David Rocheford has provided settlement and title services for me and Greenpark Mortgage several years. He has assisted all of my clients, including my family and friends with mortgage closings. Always providing excellent service. Reliable and trustworthy!”
Mar 13, 2024 | Around The Home, Interesting Stuff
In today’s Leominster homes, front-loading washing machines are a popular choices as compared to traditional, top-loading machines for 3 main reasons:
- They wash more clothes per cycle, lowering household energy costs
- They’re environmentally-friendly, using less water per cycle
- They’re gentler on clothes, preserving colors and fabrics longer
They also require more care in the “cleaning” department.
Because of the way most front-loading washers are built, they tend to pool water in their drums, which can be a breeding ground bacteria and mildew.
Whether your front-loading washer smells “dirty” or not, you’ll want to follow proper procedures to keep it clean.
First, only use High Efficiency detergent. High Efficiency detergent is super-concentrated and creates fewer suds than traditional laundry detergent. Fewer suds means more soap is drained in the rinse cycle, leaving fewer chemicals and fragrances to sit in the drum. (more…)
Oct 13, 2023 | Buying Real Estate, Interesting Stuff, Mortgage Lenders, News, Realtors, Selling Real Estate
With all of the recent talk of improper foreclosures having taken place, and the issues with bank owned real estate title problems, the question of the need for title insurance has been a hot topic. I have always stressed the importance of purchasing an owner’s policy of title insurance. Regardless of who is selling the property, how long it has been in the family or how familiar you or the seller may be with the property you just never know (more…)
Sep 14, 2023 | Buying Real Estate, Interesting Stuff, Mortgage Lenders, Realtors
I have had a few clients ask me recently about the difference between buying a property at a foreclosure auction and buying a property owned by a bank (REO/Real Estate Owned).
A property purchased at a foreclosure auction or foreclosure sale is purchased through a bidding process by individuals at the auction. The property is sold to the highest bidder. If the foreclosing lender is not satisfied with the amount of the bids they may also bid on the property to raise the selling price. In the end the lender often ends up as the highest bidder and takes ownership of the property. Property that is acquired by the lender in this process is called REO property or Real Estate Owned property. The lender will in turn, eventually, place this property on the market with a Realtor for resale to the public. (more…)
