Brief summary: in may of 2017, after driving across the country, i arrived at the property located at xxx greendale circle, memphis tn, 38127. I purchased the home from landcentury.com on 2/22/17, from seller / grantor greenbridge holdings llc & rudik gevorgyan member–manager. My deed, created by gevorgyan, had language added specifically stating, "no legal description was done by any surveyor at the time of this conveyance; the legal description contained herein is exactly the same as the legal in the previous and last conveyance”, Meaning the property is the same on my 2/22/17 quit claim deed as when gevorgyan bought it weeks prior, on his 1/14/17 quit claim deed from the previous owner, daniel franz).
The property was not the same as described in the deed; the land was now vacant and the home gone, demolished, clearly a breach of our contract, landcentury's terms and our deed.
Greenbridge holdings & gevorgyan failed to disclose a minimum of 3 legal notices sent from the city to recorded owners since april 2016, and then negligently chose to disregard their duty as knowledgeable self-professed "real estate investors”, a 'real estate mogul’, multi-business Or llc) owners or even just act as good business stewards, but instead stated, "as-is, no guarantees” and "no refunds" in reply to my discovery of the vacant land and making them aware upon my arrival at the property address. It should be noted that rudik gevorgyan is the seller / grantor of the property as greenbridge holdings, llc; owner of the website, landcentury.com llc; and also the listing person for the property who listed it on landcentury.com. That makes him fully aware of anything and everything involving this property, as he had a hand in every aspect of this deal from beginning to end.
Resolution demand = $4000. Due march 26th, 2018 end of business banking day:
(1) if there was actually a 'mutual mistake / misunderstanding’, then i am seeking a quick remedy of a full recession of the contract back to the start with all fees & costs refunded, including recovery of all research and trip costs, as indicated below:
(1a) full deed retraction with my name completely removed with proof sent to me.
(1b) $500 fee refunded; for landcentury processing & paperwork services
(1c) $2000 original purchase price; for a property that no longer exists as stated on its deed. A deed that gevorgyan changed by adding specific language identifying the property to be identical to the previous deed and property, which is not common.
(1d) $1500; costs specific to the case - as well as hotels, meals and gas for a 2001 ford van packed full and loaded with work tools for my five-day roundtrip drive across country.
Payment in full is to be wired to my bank within 14 days - march 26th, 2018. Landcentury gave me 3 days to pay; i'm giving them 14 days.
The stress of this situation has given me tremendous anxiety, difficulty in doing my job, sleeping and in my relationship. If i don’t get a successful resolution on here or from the better business bureau posting within the 14 days allotted, i will take further legal action in the courts and ask for the maximum allowable by law.
(2) if it was not a 'mutual mistake / misunderstanding’ then it was done with intention or negligence and either of these will incur legal action with the full force of the courts. That will mean my $4000 plus court costs and if i have to go that route, adding punitive damages can be $10,000 - $15,000, depending upon where i sue.
I am very open to discussing the options for the next 14 days as should you be, mr. Gevorgyan, before the county sells the property in a tax sale and then you no longer have any property to sell but will still be found legally responsible for the recession and repayment.
A considerate outcome here will reflect highly positive on your businesses with other potential customers who may consider doing business with you in the future. A negative outcome will cost you way more than just my business on all of your llc's once they are linked to a very negative report with factual documentation.
It is in your best interest and i am willing to see this as a mutual mistake where we both believed there to be a home on the land, allow the repayment of the $4000 and recession of the contract and deed to be the final resolution, if done immediately. Don’t lose the land to the upcoming county tax sale. Thank you for your very quick and careful consideration.
If this doesn't convince you, i've included many of the specific details to the best of my recollection along with some email communications below. I have left out many other documents i am reserving for court proceedings if it gets to that, but i hope it does not.
Here are the very specific details: greenbridge holdings llc had a listing at xxx greendale circle, memphis, tennessee 38127, parcel id: 069031 00048 with a specific description and photo on the landcentury.com website, depicting a fire damaged home. The photo was taken on 01/21/2017, per an email by rina gevorgyan, by a local realtor. Based upon the detailed description and that photo, i purchased the home directly from rina gevorgyan at landcentury.com.
Once my ownership was legally recorded in april of 2017, i went to claim my home. I drove across the country and upon arrival at the property address; found an empty lot with brown grass and vacant land missing its home. While parked in front of the property, i immediately contacted the landcentury.com office and spoke with alex yudin, an employee, who stated he wasn’t aware of anything and said he would contact the main office of rina gevorgyan.
Later that day i got an email from rina gevorgyan stating that they were unaware the home was gone or anything about the property and that it was sold "as-is, no guarantees”. That was it and they were refusing to discuss it further or refund my money.
I've been advised that greenbridge holdings llc purchased the home and released the previous owner daniel franz of his past taxes owed for a very small fee of $1 and a quit claim deed. That sale recorded on 1/17/17, securing greenbridge & rudik gevorgyan’s ownership. This would allow gevorgyan to flip the property within days for a fast profit. I imagine if you multiply that process by a dozen or more times a month across the country you will find gevorgyan's business model with his companies landcentury, greenbridge & netwealth llc to be very profitable with no downfall like refunds.
On 1/26/17, shelby county tennessee sent a final notice of condemnation stating that the county had held a hearing and the property was found unsafe and to be demolished within approximately 14 days of that dated notice. Per the county manager’s office, they had sent previous notices to the owner of record and posted notice on the property in question since april of 2016. The hearing was held so that if the owner wanted to repair the property, all they had to do was show up and state as such. No one ever showed up or responded to any notices. Had i known, i would have shown up, as my intention was to repair the home as indicated by my 5-day drive across the country with a van packed full of tools.
I specifically purchased this home on this land with the intent to repair it, based solely upon the description and photos advertised on landcentury.com. Rina gevorgyan never disclosed anything in the emails between us in relation to any possibility of a demolition due to it being a 'damaged’ home. Landcentury gave me only three (3) days to complete my paperwork and wire the money, which i did. Rina sent me an email to verify my correct information and address for the deed. I confirmed in an email that all was correct.
Somewhere between rina gevorgyan receiving and filing my paperwork with the county, she messed up and filed incorrectly, to where the deed was not sent to me but returned to her. I had confirmed the correct information she sent via email originally and had nothing else to do with the recording. It could only have been through her missteps that any problems occurred with the incorrect address given to the county. The deed recording should have taken only days whereas it took almost 3 months due to rina gevorgyan’s mistake. I have lived in the same home for over 10 years and have not moved although she tried to say i moved or i gave the wrong address, both of which are incorrect. She was the only person who had the ability to forward the documents to the county after i confirmed them with her. This was just another mistake of landcentury’s and showing how poorly they run their business and their lack of accountability.
Landcentury.com lists all kinds of properties and some of the properties listed are distressed properties such as the one in this case. Greenbridge was able to get it cheap and then flip it in the hope for a fast profit stating 'as-is’ without having to go see it. Their own 'terms of service’ states they don’t go see the properties and they do this all across the country. But as-is may only stand when there isn’t a breach of contract, which there is here. Their own terms of service also state that only what’s in the ads is what you get Or don’t get) and so when they have a photo of a home and describe it's dimensions, and the dimensions are all on the public and tax records etc., and then there is no home, they did not deliver and have breached their own terms of service.
My deed states the previous owner Greenbridge holdings llc) never did a survey and that what is currently on the land is exactly what was on the land when they bought it from daniel franz, their previous owner. That language was specifically written by the registered manager / agent rudik gevorgyan who personally prepared and added that to the deed, he didn’t need to add that but he chose to. Per his own 'seller’s’ terms on landcentury.com he was and is 100% responsible for his property being what he advertised it to be and went out of his way to specially create language describing it to be on my deed.
As the seller - registered manager, agent for the property as well as the owner of the advertising website, landcentury.com, there are no disclosures anywhere on the website and you won’t find out unless you dig into the business licenses that gevorgyan, landcentury, greenbridge holdings and netwealth llc’s are all one and the same. Rina gevorgyan, in an email to me, referred to the seller in my purchase as "a company” instead of disclosing that it was their company, greenbridge holdings llc, just with a different llc designation.
My purchase was based solely upon the detailed advertisement of the photo and property description on the landcentury.com website of this specific property. Had it not been for those details and photos, i would never have purchased this property. Because it was a property that needed work done, is the sole reason i bought it and for this company to not show up at the hearings and state that the property was to be repaired, specifically and personally harmed me.
Landcentury.com is an internet website that lists commercial, residential & vacant land for sale/auction. The company, landcentury.com llc stated that their site is an 'advertising website’. We were able to find that the owners of landcentury.com, llc, who also own several other llc companies and some of those companies list properties for sale on the same site that they claim is just an advertising website. Gevorgyan is listing and selling properties and stating that they are 'other’ companies and not admitting that they are mostly his companies on the advertising web sites. We have not been able to find that greenbridge, rudik or rina gevorgyan were or are currently licensed in real estate anywhere although one document does list landcentury as a 'broker'.
My girlfriend has emailed at least 5+ times since that first day trying to work something out with greenbridge holdings llc, landcentury.com llc and rina and rudik gevorgyan to no avail.
If you check the better business bureau under netwealth, llc, you will find the business categories as 'land companies’ and 'real estate investors’. Look below that and it states, alternate business names, and written clearly is landcentury.com llc. It is listed as an alternate business name, which would connect it to being other than an advertising portal or for marketing purposes solely.
On 1/26/17, the county of shelby sent out a final letter to the owner of record for the home located at xxx greendale circle, memphis, tn, that they held the hearing without the owner and made the decision that this property was to be demolished as no one had ever come forward to state that they would be fixing it. At the same time, 1/26/2017, per the county of shelby, they posted a notice on the structure that they would be demolishing it based on it being deemed a "dangerous structure” per their typical and standing laws, or as the county of shelby does if no one comes forward. The home was declared a nuisance, a 'dangerous and damaged structure’.
If as the county letter stated the property would be being demolished within 14 days of the notice, which would be approximately 2/10/17, or near there, this sale should never have taken place. Someone had a duty to inform me that this was happening, these letters and postings were ongoing for almost a year. The owners, greenbridge holdings, llc had no right to list the home for sale if it was to be demolished and not disclose this information, especially since they were not only the website owner of landcentury.com, but also the listing agent of same property and sellers of same property, just different llc’s.
But for the alleged improper conduct of landcentury.com llc, greenbridge holdings, llc, rina gevorgyan & rudik gevorgyan, this deal was based solely upon false, fraudulent, negligent and misrepresented information and had i been notified or informed, i would never have made this purchase.
If the property were to be demolished on 2/10/17 or near there, then showing it for sale with a home on the land after that date could possibly be advertising fraud, voiding my contract totally as a definite breach of contract based on landcentury’s own terms of services for sellers posting. The property still showed a home and a value for the home on the website, the deed and when it recorded, even in may of 2017. The property was never taken off landcentury.com’s website and they continued to advertise it for sale even though it had been or was to be demolished any day, without any disclosure.
While we understand 'as-is’ as it has to do with the current condition of a home and accepting it as it is, that concept does not apply here, as this home no longer existed or exists. The deed signed stated there is a home as well as explaining that the property description was identical to the previous deed. Except it wasn’t because with that deed there was a home on the property and now there was not.
Below in italics is the email that my girlfriend received from rina from landcentury.com after i called their employee alex yudin upon discovery of the demolished home. Landcentury / greenbridge aka gevorgyan take no accountability that they mailed the deed and had all the correct information but did it incorrectly; they deceived us about who bought the property and sold it to me and then they showed a lack of knowledge that they had some degree of responsibility to the home being demolished and not informing or disclosing anything to me.
[["hello *****, the county mailed you a deed and it came back as undelivered. Meaning the address that serge provided was not good or he moved away. When the property is sold as is with quit claim deed, it means there are no guarantees. I believe serge called alex yudin or emailed to him about this situation and alex forwarded the complaint to our office. The property was sold by a company, not a real estate agent. The company bought the property as is and flipped it - sold to serge. Thank you, rina gevorgyan”]]
And here is my girlfriend’s response to rina gevorgyan’s email:
[["honestly rina, we were hoping that greenbridge llc, you, landcentury.com and rudik gevorgyan would be honest about all your mistakes that were made in this deal, take responsibility and offer to return all of serge’s money, rescind the contract and take back the quit claim deed. Good customer service would have been to make things whole again for serge. Unfortunately, you chose to go the path that will bring the most inconvenience and costs to all.
As a business whose owner, manager etc. Represents himself as a 'real estate mogul’ having done over 50+ property deals, or a real estate consultant, it would be assumed by most that you, greenbridge holdings llc, rudik gevorgyan etc., would have at least the minimum of an investor’s grasp of the basic knowledge of the real estate industry if nothing less. Your standard for due diligence and disclosure as both a grantee and grantor in separate dealings with this specific property, was and is much higher than serge’s as a first time individual homebuyer.
In response to your email comments above:
(1) the only address serge ever provided was the one you Rina) sent him to approve for your paper processing of the deed. He approved what was written as we verified the information in the email before he sent it back.
(2) serge has lived in the same home for ten (10) years and has not moved. If there was an incorrect address sent to the county, it could only have been supplied incorrectly by those who sent the information to the county, being you rina or landcentury.com or greenbridge, llc - all one and the same.
(3) serge did immediately call alex yudin and report that what he bought and that which was described in the quit claim deed description did not match, Based specifically on the additional paragraph added by seller rudik gevorgyan pertaining to the property description).
(4) the 'property’ was not sold by 'a company’ as you describe in your email, it was sold by you, greenbridge holdings, llc, rudik gevorgyan, not a real estate agent but a self proclaimed 'real estate mogul’. Most likely you told mr. Franz he would no longer be responsible for the taxes owed and could walk away free and clear if he would just sign over a quit claim to greenbridge and then you tried to do a quick flip to profit. It’s interesting when we inquired as to who was the seller etc., rina never disclosed that it was her, greenbridge, rudik etc., but only to say "a company…”. That right there shows your choice to deceive as you had the chance to come clean.
(5) in an email not included but that can be produced at any time, rina gevorgyan stated they had the photo of the home taken on exactly 1/21/17 and yet the email below states february 2017? Also, greenbridge had previous knowledge that the structure was a 'fire’ house and not able to be lived in as rina gevorgyan stated in her email dated 5/4/17, addressed to serge;
{"hello serge, we have logged a phone call with complaint about the house you purchase in tennessee. We do not have a record that the house was demolished. In fact, in february we have paid a realtor to go and take pictures of the house that was burned down. The property was sold as is with quit claim deed. In addition, your deed was returned to us by usps mail with a note unable to forward. You could of received a notice from county, but the address was changed and you never used forwarding service. Please email us your address, so we can forward the documents to you. Thank you, rina gevorgyan}”
Excerpt taken from shelby county code enforcement ** as the sellers of property in shelby county tennessee; you were responsible for knowing: all buildings or structures, including among others, garages, sheds, fences and similar accessory structures, which have any or all of the following defects shall be deemed "dangerous structures" and are defined as but not limited to the following: d. Those which, by damage or deterioration of the non-supporting outside walls or covering, including the roof and floors, are dangerous to the occupant or are detrimental to public safety and welfare; e. Those which have been damaged by fire, wind or other causes so as to have become dangerous to life, morals or the general health and welfare of the occupants or the people of the city; those, which by reason of inadequate maintenance, dilapidation, obsolescence or abandonment are unsafe, unsanitary or which constitute a fire hazard; declared a public nuisance. All dangerous structures within the terms of the section above are declared to be a public nuisance and shall be condemned and vacated, repaired or demolished, as provided in this article.
As such, you, the 'knowledgeable' real estate mogul rudik gevorgyan, wouldn’t have been able to 'flip’ this home without disclosing to the buyer, serge, that the house was a 'dangerous structure’ and in consideration to be "condemned and vacated, repaired or demolished” per shelby county codes. And yet as both a knowledgeable buyer and seller of said property you told serge nothing.
Rina stated it was "a flip” which explains why you felt you could turn it around fast and make a big payday. But now you have added the lack of the home value, interest accruing and the demolition costs and that will all be passed back to you. Sincerely, *****]]
We did not get a response to that email. Lastly, i realize this is a unique situation and that is why we tried 3 plus times to get the seller to rescind the contract and have us all go back to where we started before the sale. It is our hope that something positive comes from this yscam. It has only taken this long for us to make this report, although still timely, because my girlfriend has had an ongoing family tragedy to deal with.
If the county puts the property up for sale for lack of tax payments for the past two years, we will still go after you for everything, except you won’t have the land to try to sell to make the money back. Time is definitely of the essence here mr. Gevorgyan if you want to have a chance to get the property back to resell the land. I wont be paying the taxes to keep it current, as it is not what i purchased.
The deed dated 2/22/17 between greenbridge holdings, llc and sergey k. For xxgreendale circle, memphis, tn 38127, parcel id: 069031 00048 was not correctly / legally sold, which makes this:
(1) a breach of contract - which makes this deal null and void and landcentury.com, greenbridge holdings llc & rudik gevorgyan are holding my funds against my authorization.
(2) after being informed in detail with the situation, i was told "too bad”, i feel they have misrepresented the property in their advertising and been negligent throughout the deal.
(3) they have misrepresented the purchase in what i would be getting in exchange for the agreed upon amount of funds based on the actual value, i believe this equates to theft.
(4) they have falsely advertised the property since i have asked them to rescind the contract as what is there is not what was there when it was advertised and knowing that is so, they still just said "as-is, no guarantees”.
Their attitude shows that they are not doing honest business and recession of the contract is absolutely called for here. They could easily go back and sell this properly as land only, which would be the correct listing and they would still make money. Therefore their attitude shows malice in their negligence, their ability to inflict harm and suffering on me and not care.
There are also punitive situations when a company knowingly is doing false and fraudulent things that are not in the consumer’s best interest and not good business and cause financial and emotional harm to the customer that can be considered. I have been trying in good faith to correct this situation to no avail. It is one thing to not be aware but it is completely another to become aware and not care and specifically perform opposite your fiduciary duty if they purport to have a real estate or broker's license.
** "california places heavy legal responsibilities on the seller in a real estate transaction to provide "meaningful disclosures” about the property they are attempting to sell. ... It is not appropriate for a seller to simply list a property "as-is.” Anonymous real estate law firm)
Although you are in florida and the property is in tennessee; we may still be able to connect you to california through your many documented and completed sales from greenbridge holdings, llc and landcentury.com llc in california.
I sent at minimum 2-3 emails asking for resolution here without having to use outside help or force Better business bureau & yscam) to get them to act properly in handling this unique situation and was only told 'no refunds" by rina gevorgyan. So i am also open to sharing my research and information with anyone else in a similar situation or attorneys who see any legal issues worthy of pursuit if i cannot come to a resolution here quickly.
LandCentury Reviews
Brief summary: in may of 2017, after driving across the country, i arrived at the property located at xxx greendale circle, memphis tn, 38127. I purchased the home from landcentury.com on 2/22/17, from seller / grantor greenbridge holdings llc & rudik gevorgyan member–manager. My deed, created by gevorgyan, had language added specifically stating, "no legal description was done by any surveyor at the time of this conveyance; the legal description contained herein is exactly the same as the legal in the previous and last conveyance”, Meaning the property is the same on my 2/22/17 quit claim deed as when gevorgyan bought it weeks prior, on his 1/14/17 quit claim deed from the previous owner, daniel franz).
The property was not the same as described in the deed; the land was now vacant and the home gone, demolished, clearly a breach of our contract, landcentury's terms and our deed.
Greenbridge holdings & gevorgyan failed to disclose a minimum of 3 legal notices sent from the city to recorded owners since april 2016, and then negligently chose to disregard their duty as knowledgeable self-professed "real estate investors”, a 'real estate mogul’, multi-business Or llc) owners or even just act as good business stewards, but instead stated, "as-is, no guarantees” and "no refunds" in reply to my discovery of the vacant land and making them aware upon my arrival at the property address. It should be noted that rudik gevorgyan is the seller / grantor of the property as greenbridge holdings, llc; owner of the website, landcentury.com llc; and also the listing person for the property who listed it on landcentury.com. That makes him fully aware of anything and everything involving this property, as he had a hand in every aspect of this deal from beginning to end.
Resolution demand = $4000. Due march 26th, 2018 end of business banking day:
(1) if there was actually a 'mutual mistake / misunderstanding’, then i am seeking a quick remedy of a full recession of the contract back to the start with all fees & costs refunded, including recovery of all research and trip costs, as indicated below:
(1a) full deed retraction with my name completely removed with proof sent to me.
(1b) $500 fee refunded; for landcentury processing & paperwork services
(1c) $2000 original purchase price; for a property that no longer exists as stated on its deed. A deed that gevorgyan changed by adding specific language identifying the property to be identical to the previous deed and property, which is not common.
(1d) $1500; costs specific to the case - as well as hotels, meals and gas for a 2001 ford van packed full and loaded with work tools for my five-day roundtrip drive across country.
Payment in full is to be wired to my bank within 14 days - march 26th, 2018. Landcentury gave me 3 days to pay; i'm giving them 14 days.
The stress of this situation has given me tremendous anxiety, difficulty in doing my job, sleeping and in my relationship. If i don’t get a successful resolution on here or from the better business bureau posting within the 14 days allotted, i will take further legal action in the courts and ask for the maximum allowable by law.
(2) if it was not a 'mutual mistake / misunderstanding’ then it was done with intention or negligence and either of these will incur legal action with the full force of the courts. That will mean my $4000 plus court costs and if i have to go that route, adding punitive damages can be $10,000 - $15,000, depending upon where i sue.
I am very open to discussing the options for the next 14 days as should you be, mr. Gevorgyan, before the county sells the property in a tax sale and then you no longer have any property to sell but will still be found legally responsible for the recession and repayment.
A considerate outcome here will reflect highly positive on your businesses with other potential customers who may consider doing business with you in the future. A negative outcome will cost you way more than just my business on all of your llc's once they are linked to a very negative report with factual documentation.
It is in your best interest and i am willing to see this as a mutual mistake where we both believed there to be a home on the land, allow the repayment of the $4000 and recession of the contract and deed to be the final resolution, if done immediately. Don’t lose the land to the upcoming county tax sale. Thank you for your very quick and careful consideration.
If this doesn't convince you, i've included many of the specific details to the best of my recollection along with some email communications below. I have left out many other documents i am reserving for court proceedings if it gets to that, but i hope it does not.
Here are the very specific details: greenbridge holdings llc had a listing at xxx greendale circle, memphis, tennessee 38127, parcel id: 069031 00048 with a specific description and photo on the landcentury.com website, depicting a fire damaged home. The photo was taken on 01/21/2017, per an email by rina gevorgyan, by a local realtor. Based upon the detailed description and that photo, i purchased the home directly from rina gevorgyan at landcentury.com.
Once my ownership was legally recorded in april of 2017, i went to claim my home. I drove across the country and upon arrival at the property address; found an empty lot with brown grass and vacant land missing its home. While parked in front of the property, i immediately contacted the landcentury.com office and spoke with alex yudin, an employee, who stated he wasn’t aware of anything and said he would contact the main office of rina gevorgyan.
Later that day i got an email from rina gevorgyan stating that they were unaware the home was gone or anything about the property and that it was sold "as-is, no guarantees”. That was it and they were refusing to discuss it further or refund my money.
I've been advised that greenbridge holdings llc purchased the home and released the previous owner daniel franz of his past taxes owed for a very small fee of $1 and a quit claim deed. That sale recorded on 1/17/17, securing greenbridge & rudik gevorgyan’s ownership. This would allow gevorgyan to flip the property within days for a fast profit. I imagine if you multiply that process by a dozen or more times a month across the country you will find gevorgyan's business model with his companies landcentury, greenbridge & netwealth llc to be very profitable with no downfall like refunds.
On 1/26/17, shelby county tennessee sent a final notice of condemnation stating that the county had held a hearing and the property was found unsafe and to be demolished within approximately 14 days of that dated notice. Per the county manager’s office, they had sent previous notices to the owner of record and posted notice on the property in question since april of 2016. The hearing was held so that if the owner wanted to repair the property, all they had to do was show up and state as such. No one ever showed up or responded to any notices. Had i known, i would have shown up, as my intention was to repair the home as indicated by my 5-day drive across the country with a van packed full of tools.
I specifically purchased this home on this land with the intent to repair it, based solely upon the description and photos advertised on landcentury.com. Rina gevorgyan never disclosed anything in the emails between us in relation to any possibility of a demolition due to it being a 'damaged’ home. Landcentury gave me only three (3) days to complete my paperwork and wire the money, which i did. Rina sent me an email to verify my correct information and address for the deed. I confirmed in an email that all was correct.
Somewhere between rina gevorgyan receiving and filing my paperwork with the county, she messed up and filed incorrectly, to where the deed was not sent to me but returned to her. I had confirmed the correct information she sent via email originally and had nothing else to do with the recording. It could only have been through her missteps that any problems occurred with the incorrect address given to the county. The deed recording should have taken only days whereas it took almost 3 months due to rina gevorgyan’s mistake. I have lived in the same home for over 10 years and have not moved although she tried to say i moved or i gave the wrong address, both of which are incorrect. She was the only person who had the ability to forward the documents to the county after i confirmed them with her. This was just another mistake of landcentury’s and showing how poorly they run their business and their lack of accountability.
Landcentury.com lists all kinds of properties and some of the properties listed are distressed properties such as the one in this case. Greenbridge was able to get it cheap and then flip it in the hope for a fast profit stating 'as-is’ without having to go see it. Their own 'terms of service’ states they don’t go see the properties and they do this all across the country. But as-is may only stand when there isn’t a breach of contract, which there is here. Their own terms of service also state that only what’s in the ads is what you get Or don’t get) and so when they have a photo of a home and describe it's dimensions, and the dimensions are all on the public and tax records etc., and then there is no home, they did not deliver and have breached their own terms of service.
My deed states the previous owner Greenbridge holdings llc) never did a survey and that what is currently on the land is exactly what was on the land when they bought it from daniel franz, their previous owner. That language was specifically written by the registered manager / agent rudik gevorgyan who personally prepared and added that to the deed, he didn’t need to add that but he chose to. Per his own 'seller’s’ terms on landcentury.com he was and is 100% responsible for his property being what he advertised it to be and went out of his way to specially create language describing it to be on my deed.
As the seller - registered manager, agent for the property as well as the owner of the advertising website, landcentury.com, there are no disclosures anywhere on the website and you won’t find out unless you dig into the business licenses that gevorgyan, landcentury, greenbridge holdings and netwealth llc’s are all one and the same. Rina gevorgyan, in an email to me, referred to the seller in my purchase as "a company” instead of disclosing that it was their company, greenbridge holdings llc, just with a different llc designation.
My purchase was based solely upon the detailed advertisement of the photo and property description on the landcentury.com website of this specific property. Had it not been for those details and photos, i would never have purchased this property. Because it was a property that needed work done, is the sole reason i bought it and for this company to not show up at the hearings and state that the property was to be repaired, specifically and personally harmed me.
Landcentury.com is an internet website that lists commercial, residential & vacant land for sale/auction. The company, landcentury.com llc stated that their site is an 'advertising website’. We were able to find that the owners of landcentury.com, llc, who also own several other llc companies and some of those companies list properties for sale on the same site that they claim is just an advertising website. Gevorgyan is listing and selling properties and stating that they are 'other’ companies and not admitting that they are mostly his companies on the advertising web sites. We have not been able to find that greenbridge, rudik or rina gevorgyan were or are currently licensed in real estate anywhere although one document does list landcentury as a 'broker'.
My girlfriend has emailed at least 5+ times since that first day trying to work something out with greenbridge holdings llc, landcentury.com llc and rina and rudik gevorgyan to no avail.
If you check the better business bureau under netwealth, llc, you will find the business categories as 'land companies’ and 'real estate investors’. Look below that and it states, alternate business names, and written clearly is landcentury.com llc. It is listed as an alternate business name, which would connect it to being other than an advertising portal or for marketing purposes solely.
On 1/26/17, the county of shelby sent out a final letter to the owner of record for the home located at xxx greendale circle, memphis, tn, that they held the hearing without the owner and made the decision that this property was to be demolished as no one had ever come forward to state that they would be fixing it. At the same time, 1/26/2017, per the county of shelby, they posted a notice on the structure that they would be demolishing it based on it being deemed a "dangerous structure” per their typical and standing laws, or as the county of shelby does if no one comes forward. The home was declared a nuisance, a 'dangerous and damaged structure’.
If as the county letter stated the property would be being demolished within 14 days of the notice, which would be approximately 2/10/17, or near there, this sale should never have taken place. Someone had a duty to inform me that this was happening, these letters and postings were ongoing for almost a year. The owners, greenbridge holdings, llc had no right to list the home for sale if it was to be demolished and not disclose this information, especially since they were not only the website owner of landcentury.com, but also the listing agent of same property and sellers of same property, just different llc’s.
But for the alleged improper conduct of landcentury.com llc, greenbridge holdings, llc, rina gevorgyan & rudik gevorgyan, this deal was based solely upon false, fraudulent, negligent and misrepresented information and had i been notified or informed, i would never have made this purchase.
If the property were to be demolished on 2/10/17 or near there, then showing it for sale with a home on the land after that date could possibly be advertising fraud, voiding my contract totally as a definite breach of contract based on landcentury’s own terms of services for sellers posting. The property still showed a home and a value for the home on the website, the deed and when it recorded, even in may of 2017. The property was never taken off landcentury.com’s website and they continued to advertise it for sale even though it had been or was to be demolished any day, without any disclosure.
While we understand 'as-is’ as it has to do with the current condition of a home and accepting it as it is, that concept does not apply here, as this home no longer existed or exists. The deed signed stated there is a home as well as explaining that the property description was identical to the previous deed. Except it wasn’t because with that deed there was a home on the property and now there was not.
Below in italics is the email that my girlfriend received from rina from landcentury.com after i called their employee alex yudin upon discovery of the demolished home. Landcentury / greenbridge aka gevorgyan take no accountability that they mailed the deed and had all the correct information but did it incorrectly; they deceived us about who bought the property and sold it to me and then they showed a lack of knowledge that they had some degree of responsibility to the home being demolished and not informing or disclosing anything to me.
[["hello *****, the county mailed you a deed and it came back as undelivered. Meaning the address that serge provided was not good or he moved away. When the property is sold as is with quit claim deed, it means there are no guarantees. I believe serge called alex yudin or emailed to him about this situation and alex forwarded the complaint to our office. The property was sold by a company, not a real estate agent. The company bought the property as is and flipped it - sold to serge. Thank you, rina gevorgyan”]]
And here is my girlfriend’s response to rina gevorgyan’s email:
[["honestly rina, we were hoping that greenbridge llc, you, landcentury.com and rudik gevorgyan would be honest about all your mistakes that were made in this deal, take responsibility and offer to return all of serge’s money, rescind the contract and take back the quit claim deed. Good customer service would have been to make things whole again for serge. Unfortunately, you chose to go the path that will bring the most inconvenience and costs to all.
As a business whose owner, manager etc. Represents himself as a 'real estate mogul’ having done over 50+ property deals, or a real estate consultant, it would be assumed by most that you, greenbridge holdings llc, rudik gevorgyan etc., would have at least the minimum of an investor’s grasp of the basic knowledge of the real estate industry if nothing less. Your standard for due diligence and disclosure as both a grantee and grantor in separate dealings with this specific property, was and is much higher than serge’s as a first time individual homebuyer.
In response to your email comments above:
(1) the only address serge ever provided was the one you Rina) sent him to approve for your paper processing of the deed. He approved what was written as we verified the information in the email before he sent it back.
(2) serge has lived in the same home for ten (10) years and has not moved. If there was an incorrect address sent to the county, it could only have been supplied incorrectly by those who sent the information to the county, being you rina or landcentury.com or greenbridge, llc - all one and the same.
(3) serge did immediately call alex yudin and report that what he bought and that which was described in the quit claim deed description did not match, Based specifically on the additional paragraph added by seller rudik gevorgyan pertaining to the property description).
(4) the 'property’ was not sold by 'a company’ as you describe in your email, it was sold by you, greenbridge holdings, llc, rudik gevorgyan, not a real estate agent but a self proclaimed 'real estate mogul’. Most likely you told mr. Franz he would no longer be responsible for the taxes owed and could walk away free and clear if he would just sign over a quit claim to greenbridge and then you tried to do a quick flip to profit. It’s interesting when we inquired as to who was the seller etc., rina never disclosed that it was her, greenbridge, rudik etc., but only to say "a company…”. That right there shows your choice to deceive as you had the chance to come clean.
(5) in an email not included but that can be produced at any time, rina gevorgyan stated they had the photo of the home taken on exactly 1/21/17 and yet the email below states february 2017? Also, greenbridge had previous knowledge that the structure was a 'fire’ house and not able to be lived in as rina gevorgyan stated in her email dated 5/4/17, addressed to serge;
{"hello serge, we have logged a phone call with complaint about the house you purchase in tennessee. We do not have a record that the house was demolished. In fact, in february we have paid a realtor to go and take pictures of the house that was burned down. The property was sold as is with quit claim deed. In addition, your deed was returned to us by usps mail with a note unable to forward. You could of received a notice from county, but the address was changed and you never used forwarding service. Please email us your address, so we can forward the documents to you. Thank you, rina gevorgyan}”
Excerpt taken from shelby county code enforcement ** as the sellers of property in shelby county tennessee; you were responsible for knowing: all buildings or structures, including among others, garages, sheds, fences and similar accessory structures, which have any or all of the following defects shall be deemed "dangerous structures" and are defined as but not limited to the following: d. Those which, by damage or deterioration of the non-supporting outside walls or covering, including the roof and floors, are dangerous to the occupant or are detrimental to public safety and welfare; e. Those which have been damaged by fire, wind or other causes so as to have become dangerous to life, morals or the general health and welfare of the occupants or the people of the city; those, which by reason of inadequate maintenance, dilapidation, obsolescence or abandonment are unsafe, unsanitary or which constitute a fire hazard; declared a public nuisance. All dangerous structures within the terms of the section above are declared to be a public nuisance and shall be condemned and vacated, repaired or demolished, as provided in this article.
As such, you, the 'knowledgeable' real estate mogul rudik gevorgyan, wouldn’t have been able to 'flip’ this home without disclosing to the buyer, serge, that the house was a 'dangerous structure’ and in consideration to be "condemned and vacated, repaired or demolished” per shelby county codes. And yet as both a knowledgeable buyer and seller of said property you told serge nothing.
Rina stated it was "a flip” which explains why you felt you could turn it around fast and make a big payday. But now you have added the lack of the home value, interest accruing and the demolition costs and that will all be passed back to you. Sincerely, *****]]
We did not get a response to that email. Lastly, i realize this is a unique situation and that is why we tried 3 plus times to get the seller to rescind the contract and have us all go back to where we started before the sale. It is our hope that something positive comes from this yscam. It has only taken this long for us to make this report, although still timely, because my girlfriend has had an ongoing family tragedy to deal with.
If the county puts the property up for sale for lack of tax payments for the past two years, we will still go after you for everything, except you won’t have the land to try to sell to make the money back. Time is definitely of the essence here mr. Gevorgyan if you want to have a chance to get the property back to resell the land. I wont be paying the taxes to keep it current, as it is not what i purchased.
The deed dated 2/22/17 between greenbridge holdings, llc and sergey k. For xxgreendale circle, memphis, tn 38127, parcel id: 069031 00048 was not correctly / legally sold, which makes this:
(1) a breach of contract - which makes this deal null and void and landcentury.com, greenbridge holdings llc & rudik gevorgyan are holding my funds against my authorization.
(2) after being informed in detail with the situation, i was told "too bad”, i feel they have misrepresented the property in their advertising and been negligent throughout the deal.
(3) they have misrepresented the purchase in what i would be getting in exchange for the agreed upon amount of funds based on the actual value, i believe this equates to theft.
(4) they have falsely advertised the property since i have asked them to rescind the contract as what is there is not what was there when it was advertised and knowing that is so, they still just said "as-is, no guarantees”.
Their attitude shows that they are not doing honest business and recession of the contract is absolutely called for here. They could easily go back and sell this properly as land only, which would be the correct listing and they would still make money. Therefore their attitude shows malice in their negligence, their ability to inflict harm and suffering on me and not care.
There are also punitive situations when a company knowingly is doing false and fraudulent things that are not in the consumer’s best interest and not good business and cause financial and emotional harm to the customer that can be considered. I have been trying in good faith to correct this situation to no avail. It is one thing to not be aware but it is completely another to become aware and not care and specifically perform opposite your fiduciary duty if they purport to have a real estate or broker's license.
** "california places heavy legal responsibilities on the seller in a real estate transaction to provide "meaningful disclosures” about the property they are attempting to sell. ... It is not appropriate for a seller to simply list a property "as-is.” Anonymous real estate law firm)
Although you are in florida and the property is in tennessee; we may still be able to connect you to california through your many documented and completed sales from greenbridge holdings, llc and landcentury.com llc in california.
I sent at minimum 2-3 emails asking for resolution here without having to use outside help or force Better business bureau & yscam) to get them to act properly in handling this unique situation and was only told 'no refunds" by rina gevorgyan. So i am also open to sharing my research and information with anyone else in a similar situation or attorneys who see any legal issues worthy of pursuit if i cannot come to a resolution here quickly.
Time is of the essence mr. Gevorgyan. . .