- Report: #864117
Report - Rebuttal - Arbitrate
Complaint Review: Cambridge at Holiday Park, Fox Lake & Tanneron Bay Condominium Association
Cambridge at Holiday Park, Fox Lake & Tanneron Bay Condominium AssociationWooster Lake, Ingleside Illinois Ingleside, Illinois United States of America
Cambridge at Holiday Park, Fox Lake & Tanneron Bay Condominium Association Wooster Lake Conservation & Control Association Responsible for slander of title and dissemination/recording of forged and falsified documentation Ingleside, Illinois
*Author of original report: Vocal Tanneron Bay President Blabs Grant Township & County Officials Are The Fraud Drivers!!!!
*Author of original report: Buyers & Realtors BEWARE of lake-access properties
*Author of original report: Chicago Tribune reports HISTORY OF FRAUD at large, lake-access property
*Author of original report: Fraud facilitated by officials in Lake County
*Consumer Comment: what is the problem really?
*Author of original report: Sheriff's Office declares Wooster "an open lake"
*Author of original report: Scam snowballing on Wooster Lake
*Consumer Comment: Silver Leaf Glen Was Deceived & Cheated
*Author of original report: 35+year owner of Wooster confirms ongoing scam
*Author of original report: WLCCA DCCRs disseminated from Tanneron Bay
In July 1999, Kenneth Calvert, the then President of Wooster Lake Conservation & Control Association (WLCCA) - a quasi association that has never had any legal authority and has never had any obligated members- "retyped" a draft set of covenants, called them the "Declaration of Covenants, Conditions, & Restrictions" (DCCRs), typed on the cover the attorney's name who had merely drafted them, forged lake owners' names on it calling them "Declarants" to the DCCRs, and forged their lake property addresses and PIN's on it. This is according to the August 1999 minutes of the WLCCA.
Documents found at the County indicate the WLCCA, including Vice President Gerry Stimpson, unsuccessfully solicited the Lake County Building and Zoning Dept to include these falsified DCCRs into a new development called Tanneron Bay Condominium Association with access to Wooster Lake. However the WLCCA was successful in convincing the Tanneron Bay board to voluntarily adopt them into their bylaws. Tanneron Bay posts this adoption of the DCCRs on their website at www.tanneronbay.com People have been and continue to buy into these false pretenses of private Wooster Lake.
Further expanding on the deception, in August 2001, the WLCCA successfully convinced the Village of Fox Lake board to adopt ordinance 2001-52, which contained a provision requiring the developer at Cambridge of Holiday Park -which had lake access- to insert the "Wooster Lake Subdivision covenants". After this ordinance with this provision was recorded at the Recorder of Deeds in Lake County on October 2001 under document #4770860, the developer immediately responded with a draft of the Holiday Park declaration inserting the (fraudulent, forged, invalid) WLCCA DCCRs and submitting the draft to the Village of Fox Lake attorney Howard Teegan. "I trust that the attached is acceptable to you." the developer's attorney concluded in his cover letter to Teegan with the DCCRs attached in the Holiday Park declaration draft. Once development neared completion, the developer on January 13, 2003 recorded the Holiday Park Declaration with the invalid, forged, fraudulent DCCRs included in document #5094179 recorded at the Lake County Recorder of Deeds. In addition to the DCCRs, on page 5 of #5094179 it falsely claims
"The use and maintenance of Wooster Lake is governed by that certain Declaration of Covenants, Conditions, and Restrictions" and
"Wooster Lake is administered by the Wooster Lake Conservation and Control Association".
Both verifiable lies. But people since that time had been and still are buying into these lake access properties with these false stipulations that Wooster Lake has special regulations as outlined in the DCCRs and that the owners of the lake have declared their properties obligated to those regulations.
In May 2005, 2 different private attorneys provided legal opinions regarding the invalidity and fraudulent nature of the DCCRs. Attorney Nakon is one of them and is referenced in an email stating the DCCRs were never finalized and were invalid because all the private owners of the lake had never willfully conceded their properties. Some Holiday Park residents and Tanneron Bay officials, including Penny Cummings the Vice President, were included on this notification as was Lake County Board Member Bonnie Thomson Carter.
The WLCCA board wisely rescinded the invalid, forged DCCRs from its manifesto on June 8, 2005.
However, instead of Holiday Park and Tanneron Bay working to similarly remove these invalid DCCRs from their recorded documents and bylaws/website, respectively, the Tanneron Bay officials and Bonnie Thomson Carter - without authority to do so- worked behind the backs of the legal owners of Wooster Lake and the WLCCA and without any prior notification to the lake's legal owners convinced the Village of Round Lake officials on September 6, 2005 to covertly adopt an illegal, extraterritorial (beyond municipal borders) cover up ordinance, to make moot the being-exposed invalid DCCRs. Bonnie Thomson Carter is on record that evening providing a false legal opinion and falsely interpreting state statute claiming the village had legal jurisdiction to zone extraterritorially over Wooster Lake, then also telling the village board she needed the ordinance because so many people at associations with lake access like Holiday Park and Tanneron Bay had "bought into the (phony) covenants of no wake". Carter was successful in strong-arming the village board into doing this action and adopting no wake ordinance 05-O-27, despite the village's own attorney writing an email advising the village officials again not to proceed with Carter's agenda, emphasizing lack of legal jurisdiction to do so.
Their village attorney was correct. It was all illegal.
Many private and public attorney opinions were since in written opining on the illegality of the ordinance 05-O-27 peddled by Bonnie Thomson Carter.
Costly litigation ensued and dragged out, a lawsuit the village could not win. However the Illinois State legislature had had enough, intervened, and in August 2008 enacted a clarification bill HB3441 of the 95th General Assembly into law 95-0852, clarifying the illegality of such local government including that on Wooster Lake orchestrated by Bonnie Carter, Tanneron Bay, and Village of Round Lake. Also highlighted in the legislative history was the wasteful nature of the illegal zoning scheme.
Village of Round Lake never enforced 05-O-27 on Wooster Lake despite people continuing to operate at wake-producing speeds like they historically always had. In 2011 the village rescinded the illegal no-wake ordinance it had adopted in 2005. For vigilante behavior had begun errupting from those wanting to enforce the illegal regulations one way or another, and Round Lake apparently saw the emerging liability. Additionally, letters were written from a Round Lake subdivision association confirming they had never asked for the ordinance. Police reports include people testifying that assaults were being made against children tubing on the lake who created a wake. Police reports also include complaints of a member of Tanneron Bay using his boat as a weapon, to ram another recreating boat filled with kids and with kids in tow on a tube.
Because of all the ongoing deceit and turmoil, the general membership of the voluntary WLCCA stopped meeting in October 2006, yet years after a person impostering as an Officer of the WLCCA attempting to trying to keep the WLCCA lie alive at the Secretary of State and the County, continued to file falsified papers of the WLCCA to the State and then recorded such an application for reinstatement at the County Recorder of Deeds. This nonsense eventually stopped and the Secretary of State once again dissolved the quasi WLCCA in April 2011, where it remains dissolved today.
In September 2011, Attorney Nakon came to realize however some around Wooster were still inexplicably disseminating and other wise presenting the WLCCA DCCRs as valid, all with his name typed and misreperesnted on it. As some still were believing they were valid, Attorney Nakon again wrote on Sep 1, 2011 that he had merely written a draft of the DCCRs and the owners of the lake had never actually signed on. He once again confirmed he never prepared any finalized version. In the letter, attorney Nakon officially called for a cease and desist of his name being falsely used with this invalid, forged document.
Not seeming to care, both Tanneron Bay and Holiday Park to this day April 4, 2012 refuse to redact, remove , or otherwise void the WLCCA DCCRs they have adopted and otherwise continue to disseminate, including on website and/or via the Lake County Recorder of Deeds Office. People continue to under such false pretenses buy and sell properties at these associations with this website, bylaws, and Declaration 5094179 in tact recorded at the Lake County Recorder of Deeds.
At least 1 other association whose members have legal access to the lake have joined in on the nonsense. An association now calling themselves the "Wooster Lake Improvement Association" has in the 2007-2008 timeframe been filing at the Recorder of Deeds a document called the "Declaration of Covenants, Conditions, and Restrictions" of the WLIA, their version of covenants that purport no-wake usage of Wooster Lake.
Still, all the legal owners of the lake have never actually conceded their properties and only they can make such a designation of their private lake. Not lake adjacent associations. Not lake adjacent municipalities. Not Bonnie Thomson Carter. Not any combination.
Bonnie Thomson Carter has never apologized for her actions with regards to the use of local government, nor to the children assaulted because of her lies she's instilled in some around Wooster Lake. Instead, in her hubris, she has incriminated herself admitting in writing she used to live on the lake and was even a past board member at one of these associations, admitting she knows all about the historical gentlemen's agreement that owners have never agreed to. Carter has since moved away from Wooster, but still has friends on Wooster Lake who are well entrenched with this nonsense.
Bonnie Thomson Carter was last quoted on this no-wake, illegal ordinance topic in the Waukegan News Sun August 10, 2011 saying "I'm disappointed that a majority, several generations of people, have done everything they can to protect the lake." Ms. Carter would have you believe that fast boating harms the lake. The fact is no study was ever done. No study has ever concluded such a falsehood. In fact the Lakes Management of Lake County has been quoted in the Daily Herald saying "It's a myth fast boating harms lakes."
But Carter claims "generations" have wanted no-wake. She is admitting she knows all about the historical fraud that some have been committing over the years, as outlined above. And let's not forget, Bonnie Thomson Carter has in writing admitted she once was "a past board member" of one of these lake adjacent associations and that she "knows all about the rules of the lake". Bonnie Carter's own written words where she clearly would had an influence in all this.
It doesn't take Sherlock Holmes to understand why so many people want no-wake: they've historically been defrauded with invalid, forged DCCRs and illegal ordinances facilitated by some of our own public officials. Liars and cheats. Many of these documents are found recorded at the County's own Recorder of Deeds today.
A real property scam, and as Bonnie Thomson Carter admitted on record: how so many "bought into".
"Any fool can make a rule, and any fool will mind it."
-Henry David Thoreau
This report was posted on Ripoff Report on 04/04/2012 09:21 PM and is a permanent record located here: http://www.ripoffreport.com/r/Cambridge-at-Holiday-Park-Fox-Lake-Tanneron-Bay-Condominium-Association/Ingleside-Illinois-60041/Cambridge-at-Holiday-Park-Fox-Lake-Tanneron-Bay-Condominium-Association-Wooster-Lake-Co-864117. The posting time indicated is Arizona local time. Arizona does not observe daylight savings so the post time may be Mountain or Pacific depending on the time of year.
Ripoff Report has an exclusive license to this report. It may not be copied without the written permission of Ripoff Report.
If you would like to see more Rip-off Reports on this company/individual, search here:Search Tips
In order to assure the best results in your search:
- Keep the name short & simple, and try different variations of the name.
- Do not include ".com", "S", "Inc.", "Corp", or "LLC" at the end of the Company name.
- Use only the first/main part of a name to get best results.
- Only search one name at a time if Company has many AKA's.
Advertisers above have met our
strict standards for business conduct.
- Business's (11)
- Lawyers and Law Firms (5312)
- Administrative Law (11)
- Admiralty & Maritime Law (27)
- Agricultural Law (2)
- Alternative Dispute Resolution (10)
- Antitrust & Trade Regulation (1)
- Appellate Practice (72)
- Aviation & Aerospace (11)
- Banking Law (90)
- Bankruptcy (380)
- Business Law (232)
- Civil Rights (55)
- Class Actions (30)
- Commercial Law (13)
- Communications Law (1)
- Constitutional Law (1)
- Construction Law (83)
- Contracts (7)
- Corporate Law (75)
- Criminal Law (668)
- Debtor & Creditor (51)
- Education Law (14)
- Elder Law (77)
- ElectionCampaign & Political (0)
- Eminent Domain (5)
- Employee Benefits (7)
- Energy (0)
- Entertainment & Sports (17)
- Environmental Law (43)
- Family Law (13)
- Finance (0)
- Government (14)
- Government Contracts (2)
- Health Care (1)
- Immigration (482)
- Indians & Native Populations (1)
- Insurance (90)
- Intellectual Property (526)
- International Law (33)
- International Trade (0)
- Internet Law (7)
- Investments (1)
- Labor & Employment (12)
- Legal Malpractice (92)
- Litigation (20)
- Media Law (1)
- Medical Malpractice (13)
- Mergers & Acquisitions (0)
- Military Law (5)
- Natural Resources (10)
- Occupational Safety & Health (0)
- Personal Injury (842)
- Products Liability (21)
- Professional Liability (0)
- Real Estate (361)
- Securities (169)
- Taxation (142)
- Technology & Science (0)
- Toxic Torts (0)
- Transportation (2)
- Trusts & Estates (368)
- White Collar Crime (1)
- Wills & Probate (7)
- Workers Compensation (242)
- Zoning, Planning & Land Use (10)
- Legal Services (32)
- Arbitrators/Mediators (7)
- Automotive Expert Witnesses (0)
- Bail Bonds (0)
- Court Reporters (1)
- Electronic Data Discovery (1)
- Expert Witnesses (1)
- Forensic Experts (1)
- Jury Selection (0)
- Legal Assistants (8)
- Legal Speakers (2)
- Litigation Support (2)
- Medical Expert Witnesses (1)
- Other (14)
- Paralegal (5)
- Private Investigators (6)
- Process Servers (7)
- Translators/Interpreters (0)
- Miscellaneous Business Services (19)