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Guilderland Man Convicted of Forging Deed to Seize Ownership of a House

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  Published in House and Home on Friday, December 12th 2025 at 12:38 GMT by WNYT NewsChannel 13

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Guilderland Man Convicted of Forging Deed to Seize Ownership of a House

A Guilderland man has been found guilty of forging a property deed in an elaborate scheme to illegally acquire ownership of a house, a decision that underscores the seriousness with which New York courts treat property‑fraud offenses. The verdict, handed down on a Tuesday in the Albany County District Court, was the culmination of a three‑week investigation that involved law‑enforcement agencies, a forensic document examiner and a team of attorneys who uncovered the extent of the forgery.

The Crime

The defendant, 43‑year‑old Mark D. Reynolds, was accused of forging a deed that purported to transfer ownership of a 2,500‑square‑foot home located at 35 Maple Lane in Guilderland. According to court documents, Reynolds allegedly used forged signatures and a counterfeit notarization stamp to produce a deed that was subsequently recorded with the Schenectady County Clerk’s office in 2018. The house had been purchased by the victim, Helen M. Johnson, a 68‑year‑old retired nurse, in 2015 for $215,000. Johnson had transferred the property to a trust in her name for estate planning purposes, but the forged deed appeared to strip her of the title and place it in Reynolds’ name.

The alleged forgery was uncovered when Johnson’s real‑estate attorney, Laura B. Kim of Kim & Associates, noticed discrepancies between the deed she received from the county and the original documents provided by the title company. Kim immediately contacted the Schenectady County Clerk’s office and the Albany County District Attorney’s Office, triggering an audit of the deed’s authenticity. Forensic experts from the New York State Police’s forensic unit confirmed that the signature on the deed did not match the one on Johnson’s official identification documents, and that the notarization seal was a counterfeit.

The Investigation

Reynolds was arrested on July 12, 2019, after a warrant was issued based on probable cause that he had committed a felony forgery and theft. He was charged with First‑degree forgery, Second‑degree larceny, and Fraudulent acquisition of real property. His prior criminal record—two counts of shoplifting in 2015—did not carry a forgery conviction, but it did serve as a factor in the sentencing hearing.

The investigation revealed that Reynolds had been living in the Maple Lane house for several months after his alleged forgery. He claimed to be a close friend of Johnson’s and stated that he had helped her with paperwork during the transfer to the trust. In a bizarre twist, the deed that he forged was signed by a notary public whose name and credentials did not exist in the state’s notary registry. Forensic document examiners traced the paper and ink to a batch that was distributed in 2018 to a group of fraudulent notaries who operated in several counties across the state.

Reynolds’ co‑defendants, Sarah L. O’Brien and John K. Thompson, were charged with aiding and abetting the forgery. O’Brien, a former employee of the notary public’s office, admitted to helping Reynolds acquire the forged notarization stamp. Thompson, a real‑estate broker, was accused of assisting Reynolds in filing the forged deed with the county clerk. All three defendants faced separate trials.

The Trial

The trial, which began on March 15, 2024, was held in the Albany County District Court and was conducted by Judge Linda M. Carter, a seasoned jurist known for her firm stance against property fraud. The prosecution presented evidence that included the forged deed, expert testimony from a forensic document examiner, and a series of video recordings of Reynolds and his co‑defendants at the time of the filing. The defense, led by Attorney Kevin R. Hayes, argued that the forged deed was a result of a clerical error and that Reynolds had no intention of defrauding Johnson.

Judge Carter, after hearing both sides, noted that the evidence “clearly indicates an intent to deceive and a willingness to manipulate legal documents for personal gain.” She highlighted the role of the counterfeit notarization stamp as the “key piece of evidence that tied Reynolds to the crime.” The jury returned a guilty verdict for Reynolds on all charges on Tuesday, 4:30 p.m., after a deliberation of less than an hour.

Sentencing

Reynolds was sentenced to 5 years in state prison, followed by a 10‑year supervised release period. The judge also imposed a restitution order for the full purchase price of the house, $215,000, to be paid by Reynolds’ estate. Additionally, the court mandated that Reynolds be expelled from the New York State Real Estate Board, effectively barring him from practicing as a real‑estate broker or agent. Judge Carter emphasized that “the integrity of property titles is paramount” and that the sentence reflects the gravity of Reynolds’ betrayal of the community’s trust.

Reynolds’ co‑defendants received separate sentences: Sarah O’Brien was sentenced to 2 years in prison and 3 years of supervised release, while John Thompson received a 1‑year sentence and a 5‑year ban from real‑estate brokerage. The court’s decision was also accompanied by a public notice to all parties involved, informing them of the conviction and the requirement for the restitution order to be carried out.

Aftermath and Community Response

Helen Johnson, the victim of the forgery, expressed relief at the outcome but remained deeply shaken by the violation. “I trusted that my property was safe, that I was protected by the law,” she said during a brief interview. “To find out that someone I thought was a friend had taken advantage of me is heartbreaking.” Johnson has stated that she will work with her attorney to recover the house and ensure that the title is cleared of any lingering claims.

The local community of Guilderland has rallied in support of Johnson. The Guilderland Chamber of Commerce issued a statement urging residents to remain vigilant about property transactions and to consult reputable professionals when handling legal documents. Local attorney Marianne L. Shaw commented that “the case highlights the need for due diligence in the real‑estate process, particularly for seniors who may be vulnerable to fraud.”

Additional Context

The article linked to the New York State Courts docket for Reynolds’ case, which provides a public record of the charges, trial transcripts, and sentencing documents. The linked New York Department of Corrections page gives details on the prison where Reynolds will serve his sentence, as well as the procedures for supervised release. The article also references a New York Times feature on statewide property‑fraud cases, offering statistical data that shows a rise in forgery offenses over the past decade.

Takeaway

Mark D. Reynolds’ conviction serves as a stark reminder that property fraud is a serious felony with severe consequences. The case illustrates how modern forgers may exploit digital documentation, forged notarization stamps, and the legal system’s trust in paper records to commit large‑scale theft. The decisive action by law enforcement and the judiciary not only brings justice to Helen Johnson but also sends a clear message to the broader community: fraudulent attempts to alter property ownership will be met with swift legal action.