Scam at Wooster Lake
Ingleside,#2Author of original report
Sat, September 29, 2012
In a combination of being driven by deceit and being just plain arrogantly stupid, Tanneron Bay President Penny Cummings while soliciting for an illegal extraterritorial ordinance from the Fox Lake officials ON RECORD at a Village of Fox Lake Board Meeting on Feb. 14, 2006 admitted that local government officials of Grant Township and Lake County have been driving the historical, widespread fraud by abusing their powers to insert the forged, invalid, falsified covenants document into the Bylaws and Declarations of subdivided, developed lake-access properties at Wooster Lake!!!!!
Cut & Pasted from the V. of Fox Lake Minutes 2/14/2006:
"Penny Commings a resident of the Tanneron Bay subdivision on Wooster Lake.
Penny Commings made the following statement: Allot of the people who have spoken up in opposition of
the ordinance have spoken up on the basis that they dont feel that government should be involved in this issue. I am here to say that government has been involved in protecting Wooster Lake for many, many years. If we take the history all the way back to Tanneron Bay and when it was developed without the involvement of Grant Township and Lake County, Tanneron Bay may not likely have had to attach the Wooster Lake Convenience to its By-Laws and Declarations. We thank Grant Township
and Lake County for getting involved to do that. During the development of Holiday Park Fox
Lake structured the annexation agreement to ensure that the Wooster Lake
Convenience would be attached to the Holiday Park Declarations and By-Laws......So I am here tonight
to say government has been involved for a long time and we are asking you to go
the extra distance and do whats right to protect the lake permanently so we
hopefully wont have to come before you repeatedly as development is being
built out around the lake. Thank you. "
To repeat: "government has been involved for a long time" both township and county.
Will State's Attorney Michael Waller ever do his job to prosecute these criminals posing as public officials and running the scam? Of course not. These crooks are politically-connected. Besides, he's too busy railroading innocent non-connected people in Lake County for crimes they verifiably did not commit.
Scam at Wooster Lake
Ingleside,#3Author of original report
Tue, September 18, 2012
Both buyers and realtors should BEWARE fraud persists TODAY with each sale of these 100's of lake-access properties sold under these pretenses. Many of those who have already been defrauded are by choice joining in with the association leaders, public officials, and developers historically attached to the fraud and by choice passing forward the fraud to other unsuspecting buyers via realtors today.
Scam at Wooster Lake
Ingleside,#4Author of original report
Fri, September 07, 2012
Documents unearthed reveal the fraudulent, forged, never-completed DCCR document began distribution in Sept 1995 where it was unsuccessfully solicited to Lake County Building & Zoning. It however actually worked its way into local government documentation (via ordinance 2001-52) by August 2001 at Fox Lake where a lake-access, developed property was being annexed, the property known as "Holiday Park". The Holiday Park developer at the direction of local officials recorded the DCCRs into the HP Declaration in 2003.
Tanneron Bay had however willingly inserted the DCCRs into its bylaws prior to this, in what appears to be 1999-2003. Some Tanneron Bay Officials were also doubling as WLCAA Officials at this time. Clearly these Tanneron Bay/WLCCA Officials had a major influence with what happened at Holiday Park development which formed after Tanneron Bay had formed and after WLCCA had formed.
So this particular stage of the real estate fraud involving local government began just after Tanneron Bay had formed.
What's interesting is documented fraud existed not only after Tanneron Bay had formed but also at that very same property just a few years prior!
In Dec 1994, the Chicago Tribune reported many investors were being "bilked" and defrauded when the then-owner of this very same lake-access property closed its doors and suddenly sold out to a developer, a developer of townhomes/condos. The Attorney General filed fraud charges, a lawsuit, and a property lien the problem was so bad.
http://articles.chicagotribune.com/1994-12-29/news/9412290125_1_vacation-resorts-campground-sold
http://articles.chicagotribune.com/1994-09-21/news/9409210292_1_motor-home-campground-round-lake
This very lake-access property later developed into Tanneron Bay.
Tanneron Bay Officials know about this historical fraud because they themselves advertise on their own website the history of their own property, even displaying a photo of it when it was then "US Vacation Resorts" as they themselves label the hyperlink to the photo of the property at that time. http://www.tanneronbay.com/history.html (then click the "US Vacation Resorts" hyperlink.)
Noteworthy in the Tribune article is the Attorney General of the State had to be the one filing against the defrauders. Where was the Lake County State's Attorney with all this fraud was taking place? "On Vacation"?
Did the massive fraud in late 1994 then morph -with more shady deals cut by politicians- into this more recent, ongoing widespread real estate fraud? Or are we supposed to believe lightning struck twice on this same parcel of property, what is now called Tanneron Bay?
Yes, for marketing purposes they changed the name of the development from Lakeside to Tanneron Bay Condos. A more appropriate name change however would have been: "Bay of Pirates & Plunderers" brought to you by Bonnie Thomson Carter, "past board member" of a neighboring lake-access association.
Scam at Wooster Lake
Ingleside,#5Author of original report
Tue, May 29, 2012
The issue can be summed up by stating certain local government officials in Lake County and cronies have for several years been abusing powers of government, facilitating real estate fraud, s****.>
The Lake County State's Attorney's Office has inexplicably refused the requests of its own ranking police officers, refusing to produce a legal opinion of either the recorded, advertised covenants or the government ordinances peddled and adopted by local government officials. These ranking Sheriff's police officers requested the State's Attorney intervention because the issue is escalating from a serious civil matter and criminal one amongst politicians to an issue now endangering property owners and their children who are simply exercising their rights. This is apparently why the Lake County Sheriff's Department without the State's Attorney's Office earlier this year released the above statement, trying to clarify that Wooster Lake is in fact "an open lake", regardless of what ordinances or recorded covenants at the County these liars purport.
How sad is it a State's Attorney sides with lying politicians rather than enforcing the law and supporting its own police officers. A shameful cover-up of massive fraud and abuse of government power.
For more information on one of the chief architects of the fraud and abuse of government power, you can read:
www.ripoffreport.com/politicians/bonnie-thomson-carte/bonnie-thomson-carter-aka-b-c15a9.htm
Ramjet
Somewhere,#6Consumer Comment
Fri, May 25, 2012
Is there any way to condense this report into a couple of concise paragraphs?
Scam at Wooster Lake
Ingleside,#7Author of original report
Fri, May 25, 2012
As Bonnie Carter's friends at Tanneron Bay, the Wooster Lake Improvement Association, and Cambridge at Holiday Park continue to scam others with legal lake access about the valid use of Wooster Lake via use of (invalid) lake covenants recorded at Lake County Recorder of Deeds and on website www.tanneronbay.com/WLCCAcov.pdf ,
the Lake County Sheriff's Department released a statement clarifying the legal use of Wooster Lake.
On February 20, 2012 on behalf of the Sheriff's Department, Deputy Chief Kevin Parker stated:
"....The Sheriff's Office is in the middle. Our stance is that we will enforce the laws that are legal for us to enforce. The (Wooster) lake is considered an open lake by the laws of the state of Illinois and will be enforced as such."
So regardless of what Bonnie Carter and/or her friends continue to falsely record at the Lake County Recorder of Deeds Office or post on the web and sell to unsuspecting buyers of property with lake access, Wooster Lake is considered by the Lake County Sheriff's Department "an open lake".
Scam at Wooster Lake
Ingleside,#8Author of original report
Sat, April 28, 2012
Since at least May 2005 attorney Richard Nakon has made it clear to people around Wooster Lake the DCCRs Declaration bearing his name on it is invalid- a s****.>
"...the (mere) draft Declaration was never finalized, nor was it ever recorded (by all the owners of the lake) as the Declaration had never been approved or accepted by all of the owners of Wooster Lake....In order for the Declaration to have had any validity or effect, the Declaration would have to have been signed by all the owners of Wooster Lake and/or any other persons who had lake rights or access to Wooster Lake by previously recorded documents.
Please remove my name as Preparer of the Declaration and CEASE AND DESIST from disseminating any copies of the Declaration which bear my name and information."
Despite the lake's legal owners being the only ones who can collectively, legally adopt any special-use regulations on their lake if they all so chose, various documents recorded at the Lake County Recorder of Deeds Office in 2007 indicate yet another lake-adjacent association now with legal lake access and its attorney have apparently joined in to deceptively and falsely purport no-wake regulations on Wooster Lake.
Recorded 3/2/2007 in document #6145674 at the Lake County Recorder of Deeds Office on page 4 it makes misleading statements and claims:
"A "no wake" speed is enforced at all times."
"Any boat with a motor which exceeds five (5) horsepower shall not exceed speeds of fifteen (15) miles per hour.....or cause excessive wakes."
On page 1 of this recorded document, the Wooster Lake Improvement Association's (WLIA) Declaration of Covenants, Conditions, and Restrictions indicates this Declaration was prepared by Jordan Shefrin of the legal firm Kovitz, Shefrin, and Nesbit .
The WLIA's recorded document is apparently conflicting with attorney Nakon's accurate assessment of the legal use of the lake. They instead choose to record at Lake County Records special-use regulations on private Wooster Lake, when they have no authority to do so, over a private lake owned by people who are not even a part of the WLIA association and who have never conceded their lake properties to any such special-use regulations. So since 2007 when this document was recorded, people buying into private properties of the WLIA with legal lake access to Wooster are presumably buying into what is written in this yet another misleading, recorded document.
To be clear, private Wooster Lake is legally an "open lake" if one has legal access to it. NO LEGAL, SPECIAL-USE REGULATIONS EXIST ON PRIVATE WOOSTER LAKE, despite what any lying politician has purported or what any lake-adjacent association falsely implies, claims, or records at the Lake County Recorder of Deeds Office.
SLG Resident of Round Lake
Round Lake,#9Consumer Comment
Wed, April 11, 2012
It is nothing short of stupid this FISH TALE ON WOOSTER LAKE persists and my resources at Lake County are still promoting this lie. I would like to make it clear that Silver Leaf Glen residents were deceived and cheated by some public officials recruited by their lying friends on Wooster Lake. Thanks to them, Silver Leaf Glen has never received what the developer promised.
The Silver Leaf Glen Association on October 19, 2009 sent certified mail to the Mayor of Round Lake the following.
Village of Round Lake
Attention: James Dietz - Village President
442 N. Cedar Lake Road
Round Lake, IL 60073
Dear Mr. Dietz,
The Silver Leaf Glen Homeowners Association wishes to clarify any misconceptions or misinformation about the Association and regulation of Wooster Lake. The Board of Directors for Silver Leaf Glen has never asked for nor does it plan to ask for any regulations onto Private Wooster Lake. While the Board does feel the property known as Out LOT B should some day be returned to Silver Leaf Glen, seeing that it was part of the HOA on paper when Ryland sold us our properties, we would not want to have any undue restrictions placed on private Wooster Lake.
The Board also has been made aware of a petition that went through our neighborhood some time ago that purported to state that there was a move to change Wooster Lake into a wake lake. Many homeowners have told members of the Board that they feel that the individuals taking this petition around the HOA were misrepresenting the facts at the time and now regret signing that petition.
The Board does recognize that individuals may have their own position, but as far as the Silver Leaf Glen Homeowners Association is concerned, there is no desire to place any ordinance on Wooster Lake. To be clear, the Silver Leaf Glen Board of Directors did not sign nor approve of the contents of the petition that purportedly was taken to "keep Wooster Lake a wake free lake."
If you should have any questions in regard to this matter, please contact me directly at 847 XXX-XXXX or via email [email protected]
Sincerely,
Vanguard Community Management, Inc.
Senior Community Association Manager
Silver Leaf Glen Association Manager
cc. Board of Directors
Scam at Wooster Lake
Ingleside,#10Author of original report
Wed, April 11, 2012
(Update: Below is a letter written by David Bond a 35+year owner of Wooster Lake, letter dated April 2, 2012 submitted to Recorder of Deeds of Lake County, highlighting the gross invalidity of documents recorded at Lake County being used to deceive buyers of lake-access property of Wooster Lake)
Dear M(s). Vanderventer,
I have become aware of certain inaccuracies in the recording of some documents and am contacting you for clarification. In no way do I believe that your office caused these problems but rather that false information was funished to you and subsequently recorded. According to the Lake Conty State's Attorney, your office is required to record all written documents "entitled to be recorded". My concern centers around the meaning and ramifications of a document or documents being "entitled."
I would like to draw your attention to the following document. (included is a picture of the official, stamped recording #5094179- recording of Cambridge at Holiday Park, V. of Fox Lake)
Please refer to page 5,
"The Development Area includes portions of what is commonly referred to as Wooster Lake, a private lake. The use and maintenance of Wooster Lake is governed by that certain Wooster Lake Declaration of Covenants, Conditions and Restrictions, a copy of which Declaration is attached hereto as Exhibit C ("Wooster Lake Declaration"). Wooster Lake is administered by the Wooster Lake Conservation and Control Association ("Wooster Lake Association"). Each Resident of a Dwelling unit shall be entitled to use Wooster Lae subject to the terms of the Wooster Lake Declaration and rules and regulations adopted from time to time by the Wooster Lake Association......"
There are several false statements in the foregoing. The Wooster Lake Association "WLCCA" does not, and has never, governed anything and furthermore is incapable of governing anything. This Association is completely voluntary with no powers whatever to create any rules and enforce them unless each member agrees by way of recording in their deeds subjecting their (lake) properties to any such restriction, something that has never been done. The WLCCA has never recorded the "Wooster Lake Declaration" nor was the Association even able to live up to the claims made within said document.
So now I would like to refer you to Exhibit "C" page 35. An exerpt from that document follows below. Absolutely none of the requirements mentioned in that excerpt were met. The statements made were totally ignored amounting them resulting in a blatant lie. Furthermore referring to Exhibit "A" within Exhibit "C" (pages 46,47) is 100% falsified. Not one of the owners of the lake bottom properties has met the criteria of "declarant" as outlined on page 35. Therefore there never were any nor is there now even ONE existing declarant.
So here is my question, with the false information contained in this document what can be done to rectify this situation of what I would consider invalid, illegal, or non existent data having been recorded? What procedures are in place to remove such data? I realize that it would be an enormous task to validate every written word in instruments which are recorded but I would assume that some sort of checks exist to preven outright lies from becoming recorded thereby legitimizing false content.
As an aside the WLCCA held its last meeting Oct. 15, 2006 due to serious issues that the association was unable to properly deal with. In 2009 the association was dissovled by the State, duly recorded, and in 2009 a former (last officer) reinstated the WLCCA and had the reinstatment recorded. In 2011 the WLCCA was again dissolved.
I trust you will honor me with a response at your earliest convenience.
David Bond
Last president of the WLCCA
Scam at Wooster Lake
Ingleside,#11Author of original report
Fri, April 06, 2012
This is a direct link to Tanneron Bay Condominium Association's website www.tanneronbay.com/WLCCAcov.pdf claiming and advertising still today 4/6/2012:
1. on page 1 attorney Richard Nakon prepared the WLCCA DCCRs (when in reality attorney Richard Nakon has in writing admitted he never prepared any finalized WLCCA DCCR document and has been calling for a "Cease and Desist" of his name being disseminated with this phony document.)
2. on page 1 Kenneth C. Calvert was the one who "retyped" this document. Mr. Calvert is not an attorney. Mr. Calvert was rather the then-WLCCA President who also was arrested by the Lake County Sheriff for attempted murder in November 2003. www.lakecountyil.gov/CountyGovernment/NewsandInformation/Documents/KennethCalvert.pdf
3. on page 3, it claims the legal owners of the lake are "Declarants", refering to "Exhibit A" on pages 11-12 listing numerous people's names, addresses, and PINs (when in reality none of these individual lake properties has recorded and subjected themselves and/or their properties to the WLCCA DCCRs and the rules purported in this WLCCA DCCR document, none except Holiday Park development as recorded in #5094179)
Some of these names of people listed are currently not owners of Wooster lake. Some are no longer even alive.
If you google some of the other "Declarants'" names like Frank Urbina and Jack Kiesgen and Geraldine Stimpson, you will see they are/were "public servants" in local government around Lake County. Frank Urbina is a Building and Zoning Code Enforcer at the Village of Fox Lake, Jack Kiesgen is a former Village of Fox Lake Trustee and former Grant Highway Road Commissioner, and Geraldine Stimpson is a board member on the Lake County Zoning Board of Appeals where Bonnie Thomson Carter is the Chair of the Lake County Zoning Board.