OFAC’s Guidance for the Real Estate Industry
“The sanctions programs targeting SDNs are of great importance to members of the real estate industry.”

“There is also an absolute prohibition against engaging in transactions with individuals or entities on OFAC’s list of Specially Designated Nationals and Blocked Persons (the “SDN List”), named parties owned or controlled by, or acting for or on behalf of, targeted governments or groups such as international narcotics traffickers or terrorists… The listing is considered partial because every U.S. individual or organization engaging in transactions with foreign nationals must take reasonable care to make certain that such foreign nationals are not owned or controlled by, or acting for or on behalf of the targeted governments or groups.”

"Criminal violations of the statutes administered by OFAC can result in corporate and personal fines of up to $1 million per count and, in the case of individuals, a maximum of 10 to 12 years in jail per count. OFAC also has independent authority to impose civil penalties from $11,000 to $275,000 per count depending upon the sanctions involved.”

 
Oceanfront Condominium in Key Biscayne, Florida Seized in Money Laundering Investigation
The government seized, and seeks to forfeit, a $2.7 million condominium unit purchased with funds allegedly derived from illegal activity. The investigation, which is part of a "pilot" enforcement initiative using a newly created task force in Miami, revealed the funds used in the purchase were derived from misappropriation, fraud and conspiracy. According to the government, the unit was purchased through a series of transactions using fictitious corporations and individuals, wire transfers and foreign bank accounts. This case illustrates the potential for criminal enterprises to target residential real estate properties and projects to further their unlawful activities.
 

Helpful Links

Executive Order 13224

USA PATRIOT Act

Office of Foreign Assets Control (OFAC)

Financial Crimes Enforcement Network; Anti-Money Laundering Program Requirements for "Persons Involved in Real Estate Closings and Settlements" – Advance notice of proposed rulemaking

Financial Action Task Force (FATF)

U.S. Immigration and Customs Enforcement

"USA PATRIOT Act and Terrorist Financing Regulations: Beware Your Compliance Obligations and Strict Liability" by Christopher A. Myers and Bradley B. Furber (PDF)

"Conflicting Advice May Cause Real Estate Lawyers to Violate Anti-terrorism Regulations" by Christopher A. Myers and James H. Rodio (PDF)

"Confusion May Cause Timeshare Companies to Violate Anti-Terrorism Regulations: New ARDA Partnership Can Help Avoid Problems" by Christopher A. Myers and Robert M. Chasnow (PDF)


 
 

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