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Showing posts with label Virtual Currency. Show all posts
Showing posts with label Virtual Currency. Show all posts

Thursday, September 11, 2025

Stablecoin Mortgage Payments

QUESTION 

I have been reading your articles about cryptocurrency and mortgage banking. Thank you for providing these articles. I have shared your website with many people, and I get the hard copy of your articles, which I use in our management meetings. 

I am a member of senior management and on the Board. We are a large lender and servicer in the northeast, with offices in almost all states. Recently, our servicing CFO asked the Board to consider accepting stablecoins for mortgage payments. Our attorneys gave us a demonstration of the various legal complexities. But I want a high-level outline, such as only you can do! 

You should know that most of the Board was not convinced that now is the time to adopt stablecoins (or any crypto) for mortgage payments. We have also been researching crypto-backed mortgages, which seems like a path some of us want to follow. I'm interested in your thoughts on allowing borrowers to make mortgage payments in stablecoin. Maybe, also, you could tell us what you think about crypto-backed mortgages. 

Should lenders accept stablecoin for mortgage payments? 

Are crypto-backed mortgages a better option? 

COMPLIANCE SOLUTION 

CMS Tune-up 

RESPONSE 

The idea of lenders accepting stablecoin for mortgage payments is emerging. Still, it is not a widespread practice and carries significant risks that have prevented adoption by most traditional financial institutions. Some Fintech companies, however, are exploring crypto-backed mortgages, which typically use stablecoins as collateral rather than for monthly payments. For traditional lenders, the risks involved generally outweigh the benefits. 

Please get in touch with me to discuss your plans. Legal risk is only one of several risk variables. We can help you develop rollout implementation strategies. The issues involved cover a wide range of variables, such as legal, regulatory, interest rate, liquidity, operational, market, compliance, reputational, strategic, and prepayment risks. Please view my response as a conversation starter. 

Here are some recent articles I have published on cryptocurrency vis-à-vis mortgage banking. 

·       GENIUS Act: Fool's Gold, 

·       GENIUS Act: Mortgage Banking Ambush, 

·       Cryptocurrency: Risks to Mortgage Banking, 

·       Cryptocurrency Dilemma, and 

·       Challenges of Cryptocurrency Compliance.  

Two types of lenders 

There are two types of lenders in crypto-related mortgage banking. These are: 

Traditional Lenders: Traditional financial institutions are highly regulated and cautious with cryptocurrencies. They typically require that any crypto used for mortgage transactions—including stablecoins—be liquidated into U.S. dollars and held in a verifiable bank account for a period of 30 to 120 days. 

Fintech Crypto Lenders: A niche market of Fintech firms that specialize in crypto-backed mortgages. These lenders offer loans secured by cryptocurrency collateral, often including major stablecoins. Borrowers pledge their crypto assets, and the lender issues the loan in fiat currency. 

Whether a lender should accept stablecoin payments depends on their risk tolerance, regulatory environment, and technological capabilities. 

·       For traditional banks, the regulatory and operational hurdles are high, and the risks often outweigh the potential benefits. Federal mortgage regulations and investor demands for stable, traditional assets reinforce their current cautious approach. 

·       For a niche Fintech lender, the calculation is different. By specializing in crypto-backed loans, they build the necessary infrastructure and accept the higher risks for a target demographic. 

For most borrowers, the most practical approach today is to convert stablecoins into cash well before applying for a mortgage through a traditional lender. As the regulatory landscape and market maturity evolve, perhaps the widespread acceptance of stablecoin mortgage payments may become more common.

Thursday, September 14, 2023

Pig Butchering

QUESTION 

We have a problem with a particular loan. Out of an abundance of caution, we filed a SAR on it. But we are not sure if we should have filed one. 

Our concern began when we found that our customer was involved in unusual account activity, Even though she always maintained high balances. When our manager asked her why there were sudden increases in activity, she said that she was involved in converting her money to virtual currency. 

Since it did not appear her account activity was without an economic purpose nor used for criminal activity, we took no action. But then she applied for a HELOC, and alarm bells went off in our compliance department. We found she used the proceeds to wire her funds to a virtual provider to buy virtual currency. 

At this point, we filed the SAR. FinCEN contacted us, and they are now investigating. I have never seen anything like this and wonder if you can tell us what is happening. Thank you for your awesome weekly newsletter. 

Why are home equity proceeds causing a red flag when used to buy virtual currency?

COMPLIANCE SOLUTION

Anti-Money Laundering Test and Training 

ANSWER 

Your question is the first we’ve received from our readership that describes an insidious scam that takes a wrecking ball to an individual’s financial stability. The Financial Crimes Enforcement Network (FinCEN) has known about this scam for some time, but the problem is growing quickly. This con is one of the many cryptocurrency investment scams. 

Perhaps you have not heard the term before, but this type of scam operates by fraudsters gaining the confidence of their victims before eventually enticing them to invest in fraudulent virtual currency trading platforms. 

The scam has a rather gruesome term: Pig Butchering. 

This grisly term comes from a Chinese term[i] that translates to pig butchering. The pig butchering confidence game originated in Southeast Asia and has spread globally. ProPublica published a detailed article last year about this scam and how it works.[ii] There has been considerable media attention to pig butchering and regulatory interest in this scam, including, most recently, a FinCEN alert.[iii] 

Update your AML Program with guidelines for staying notified of SAR compliance. You should conduct an AML Test and AML Training annually to ensure that you comply with all BSA’s Anti-Money Laundering Program requirements. For information and scheduling, please contact us here. 

These scams are called “pig butchering” because they resemble the practice of fattening a hog before slaughter. Victims in this situation are referred to as “pigs” by the scammers who leverage fictitious identities, the guise of potential relationships, and elaborate storylines to “fatten up” the victim into believing they are in trusted partnerships. The scammers then refer to “butchering” or “slaughtering” the victim after their assets are stolen, causing financial and emotional harm to the victim. 

In many cases, the “butchering” phase involves convincing victims to invest in virtual currency or, in some cases, over-the-counter foreign exchange schemes. But scammers go beyond virtual currency into other modalities, such as electronic funds transfers, foreign currency and dollar-denominated Forex gold contracts, as well as wire transfers – as was the case with your customer. 

The goal is to defraud the victims of their investment. Indeed, U.S. law enforcement agencies estimate victims in the United States have lost billions of dollars to these scams and other virtual currency investment frauds.[iv] In fact, in 2022, investment fraud, as a general category, caused the highest losses of any scam reported by the public to the FBI, totaling $3.31 billion. Fraud involving cryptocurrency, including pig butchering, represented the majority of these scams and increased 183% from $907 million in 2021 to $2.57 billion in reported losses in 2022.[v] 

SAR COMPLIANCE 

Your customer may be a victim of a Pig Butchering scam. You acted appropriately by filing a Suspicious Activity Report (SAR). In the future, when you file the SAR, the narrative should include the key term “FIN-2023- PIGBUTCHERING” and select “Fraud-Other” under SAR field 34(z) with the description “Pig Butchering.”[vi] 

PIG BUTCHERING 

There are four parts to the Pig Butchering scam: Initial Contact, Sales Pitch, Promising Huge Profits, and Point of No Return.   

Initial Contact 

A scammer typically makes initial contact with a potential victim through text messages, instant messaging, professional networking sites, social media, dating sites, or other communication tools and platforms. A common ruse is to contact a victim under the guise of accidentally reaching the wrong number or trying to re-establish a connection with an old friend.[vii] The scammer, who may claim to be an investor or money manager, may also create a social media profile that showcases wealth and an enviable lifestyle. Once the scammer elicits a response from a victim, the scammer will communicate with them over time to establish trust and build a relationship.[viii] 

Sales Pitch 

Once trust or a relationship is established, the scammer introduces the victim to a supposedly lucrative investment opportunity in virtual currency, directing them to use virtual currency investment websites or applications designed to appear legitimate[ix] – but which are fraudulent and ultimately controlled or manipulated by the scammer. Legitimate applications with third-party plugins allow the scammer to manipulate or falsify information presented to the victim.[x] 

According to the FBI, many victims also report being directed to make wire transfers to overseas accounts or purchase large amounts of prepaid cards to buy virtual currency. Wire transfers appear to be the method used by your scammed customer. 

Once the victim acquires the virtual currency, the scammer directs them to “invest” the funds through the bogus investment websites or applications. However, the funds are funneled to virtual currency addresses and accounts controlled by scammers and their co-conspirators. 

Occasionally, scammers leverage high-pressure sales tactics such as telling their victims that they will lose out on the opportunity if they do not invest by a certain deadline.[xi]  A scammer may also encourage the victim to bring their friends and family to invest in the scheme.[xii] 

Promising Huge Profits 

At this point, the victim has been snookered. They have invested in the scam, and the scammer shows them incredible returns on their investment. All those returns, of course, are fabricated. To convince the victim of the authenticity of their investment, the scammer may even allow the victim to withdraw a small amount of that investment to further build the victim’s confidence before urging the victim to invest more. Victims have been known to liquidate holdings in tax-advantaged accounts or take out home equity lines of credit (HELOCs) and second mortgages on their homes to increase their investments. And that seems to have happened to your customer! 

Point of No Return 

If a victim slows or stops investing, the scammer uses aggressive tactics to extract final payments. For instance, the scammer may present the victim with supposed losses on the investment and ask them to make up the difference through additional deposits. But if the victim attempts to withdraw their investment, the scammer demands that the victim pay purported taxes or early withdrawal fees. Inevitably, once the victim cannot pay more into the scam, the scammer abruptly ceases communication, making off with the victim’s entire investment. 

RED FLAGS 

FinCEN compiled three types of red flags relating to pig butchering: behavioral, financial, and technical, consisting of a total of fifteen indicators. Lenders Compliance Group has a checklist for these red flag indicators. Please contact us here if you would like a copy of the Red Flags Indicators.


Jonathan Foxx, Ph.D., MBA
Chairman & Managing Director 
Lenders Compliance Group


[i] “Sha Zhu Pan” is the Chinese term that loosely translates to pig butchering.

[ii] What’s a Pig Butchering Scam? Here’s How to Avoid Falling Victim to One, by Podkul, Cezary, September 19, 2022, ProPublica

[iii] FinCEN Alert on Prevalent Virtual Currency Investment Scam Commonly Known as “Pig Butchering”, FIN-2023-Alert005, September 8, 2023, Financial Crimes Enforcement Network

[iv] See The FBI Warns of a Spike in Cryptocurrency Investment Schemes, Public Safety Announcement, Alert I-031423-PSA, March 14, 2023, FBI

[v] See 2022 Internet Crime Report, FBI, March 9, 2023, at p. 12.

[vi] Idem

[vii] See Cryptocurrency Investment Schemes, Public Service Announcements, Alert I-100322-PSA, October 3, 2022, FBI

[viii] Idem

[ix] The term for this is “spoofing.” The term “spoofed” refers to a cyberattack in which fraudsters or hackers seek to persuade individuals that a web address or email belongs to a legitimate and generally trusted company, when in fact it links the user to a false site controlled by a cybercriminal.

[x] A scammer may also request remote access to the victim’s devices to register accounts with virtual currency service providers (i.e., virtual asset service providers, or VASPs) on the victim’s behalf. The scammer may also instruct their victims to take screenshots of their device so that the scammer can direct them through the process of purchasing virtual currency.

[xi] See Scammers Defaud Victims of Millions of Dollars in New Trend in Romance Scams, Public Service Announcement, Alert I-091621-PSA, September 16, 2021, FBI

[xii] See Criminals Steal Cryptocurrency through Play-to-Earn Games, Public Service Announcement, Alert I-030923-PSA March 9, 2023, FBI. The scammer may also invite the victim to join online or mobile games, advertised as “play-to-earn” games offering financial incentives to players, but which in reality are fake gaming applications created by the scammer to steal virtual currency from players.