A lawyer is not a detective or a private investigator and will not be held accountable if it fell victim to a scam himself

July 11, 2023

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A couple of purchasers fell victim to fraud while purchasing an apartment in Kiryat Yam. The purchasers paid hundreds of thousands of shekels to an impersonating real estate broker and a woman pretended to be lawyer based on forged documents. The purchasers sought damages from their lawyer in the transaction.

The Court rejected the claim against the lawyer and held that the lawyer was not negligent and is not required to act as a detective or private investigator. An absolute duty to prevent harm should not be imposed on a lawyer. A lawyer is not a detective or a private investigator, it does not have special technical means to detect forgery and impersonation. Even a careful and skilled lawyer may fall victim to a skilled fraudster. Here, in a sophisticated sting operation in which a man posing as a real estate broker and a woman posing as a lawyer created a misrepresentation to the purchasers and their lawyer that they are operating on behalf of a person registered in the records of the Israel Land Authority and recognized as the owner of the rights to the property. After completion of the transaction the "broker" and the "lawyer", the impersonators, received about ILS 430,000 for the "seller", but the transaction was canceled because it turned out that the "seller" did not know the "broker" nor the "lawyer" and it transferred its rights to a third party many years ago, but the transaction was never recorded in the land registry due to a technical reason. The identity of the "seller" was verified by the lawyer in which the "broker" presented as its legal representative in the transaction (which was later revealed to be an impostor), but no suspicious indication arose during the transaction because a photocopy of an identity card, bills and Israeli land authority documents that were predicted to be authentic were presented. It cannot be stated that the lawyer was negligent in a way that justifies its obligation to pay damages to the purchasers as he fell victim to a fraud himself.

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