Ray White Offices Delivered a Sucker Punch by ex-Agent? **updated**

**This article has been updated at the bottom with a response from Brian White of the Ray White Group.**

An ex Gold Coast real estate agent and current property developer, Rod Lambert has been broadcasting an interesting email to agents throughout the country today. If you have not got it in your inbox yet, chances are it will arrive soon.

I have a real problem with what Rod has done but first read the email yourself :-

*********************************************

Dear agents, the website hereunder will become one of the greatest listing devices you have ever come across against Ray White.

I am a property developer who was defrauded by Michael Kollosche of Ray White Broadbeach and have complained bitterly to Ray White and provided evidence that he conspired with a three time convicted fraudster and criminal to force us into buying a property that was artificially inflated by $2.74 Million dollars.

I now intend to expose this mercenary company for their ruthless and underhanded tactics which Brian White supports and advocates.

As we all know, we have heard the numerous complaints over the years about Ray White agents and their unscrupulous and underhanded conduct, particularly at auctions.

 The Chairman Brian White does nothing to stop it.

 The case in point is that of the Ray White superstar Michael Kollosche from Ray White Broadbeach who is under major investigation by the OFT and the QPS after multiple complaints were made about his conduct in relation to artificial price hiking on the Gold Coast’s Mermaid Beach beachfront.

There have been complaints including allegations of fraud and misleading and deceptive conduct by several parties.

Ray White still employ him, and  Brian White backs him.

Kollosche was recently named and shamed in the Queensland Parliament by the Member for Rockhampton, The Honorable Robert Schwarten MP.

 He has admitted to The Australian Newspaper of knowing about fraud on the Mermaid beachfront yet Brian White does not make him go to the Police. Why?

The truth is White thinks he is above the law and this web site that has been designed in the public interest and will shed light onto what this company is really about and what some of them get up to.

Have a look in the Austlii search section in the site and type in Ray White and see how much litigation Ray White is involved in.

It is frightening…..your sellers, buyers  and landlords should be made aware of it!

Please get this web site out to as many people around Australia as you can.

Be sure the CEO’s of major Agency groups see this site.

One thing is for sure, if you are up against Ray White for a listing in the future, be sure the seller views this site, once they do the listing will be yours!

www.donttrustraywhite.com

Regards,
Rodwell Lambert

Property Developer

Mobile 0408 780 065
Email rlambert@onthenet.com.au
PO Box 350, Nobby Beach Q 4218

 ********************************************

My problem with Rod’s actions is about how he is attacking the whole Ray White membership with what some individuals have alledgedly done.   I know if  a salesperson in a First National office on the other side of the country  wronged a client I would be disgusted but equally so I would also be disgusted and out for blood if  local agents tried to use it against me in a listing presentation here on the Gold Coast.

You have to give  credit to Rod for one thing, he is standing openly by his claims and not hiding behind anonymous websites.  I have no knowledge if Rod’s claims are true but if they are I hope that the Queensland Police and OFT bring the hammer down.

The issues themselves that are raised on the website have already been featured heavily in the public domain in newspapers and even on Today Tonight.

I think Rod’s choice to concentrate on the whole Ray White network in the domain name itself and by asking agents to show sellers the site is a bad one and will effect on good people throughout the network that have done nothing to him. In my opinion he should have kept the fight to just the Broadbeach office.

Obviously Rod has had problems with Brian White as well which is why he might be justifying the attack on the whole network.  I would like to hope that Brian is waiting until the QPS and OFT investigations are finalised before doing anything drastic but again it does not matter,  the rest of the network are not at fault.  If they individuals are found guilty they will and they should be punished to the full extent of the law.

I believe that agents should refrain from using the site to attack their local Ray White real estate offices. Besides the legal implications of doing so I just dont think its right or fair.

There are many advantages of belonging to a real estate group but one of the disadvantages is in times like these when actions of other members reflects badly and unfairly on you.  If this is used like Rod is asking Brian White and the whole Ray White group are going to find themselves  in need of a fantastic Reputation Management consultant.

Is it fair to attack the whole team if one of the players has done the wrong thing?

What do you think??   Is Rod right or wrong on this one?

*********UPDATE*********

This response from Brian White was received in the comments section of the article :

A comment from Brian White, Chairman, Ray White Group:

You may have received an email pertaining to a commercial dispute between a former practising real estate agent and developer and one of our agents on the Gold Coast.

This dispute has been particularly painful for me and my family. Our business has been in operation for 110 years. It has been built on the hard work and strong ethics of so many people for so long.

When complaints are made we, as trustees of the Group, investigate them diligently. Where there is proper evidence of wrongdoing we do take immediate action. We do however stand by the presumption of innocence and, in the absence of evidence to the contrary, we support our people wherever possible.

This particular issue is complex and has been running for a number of years without any clear findings from any of the external authorities to date. During this time we have also investigated this matter extensively with the full support of the Ray White parties involved. We have also cooperated fully with the Office of Fair Trading in it’s independent investigation.

The Office of Fair Trading has indicated it cannot provide a time frame for its decision. However they understand the urgency of the matter. We hope it will be concluded soon and, of course, we will comply fully with any findings the Department makes.

In the meantime, we appreciate the overwhelming support from members of our network as well as those industry professionals who operate externally from our Group.

 

Brian White, Fraud, Michael Kollosche, Ray White, Ray White Broadbeach

SEO For Real Estate
Listing Leads
Agentpoint Real estate

About Glenn Batten

Glenn Batten is the General Manager at First National Real Estate Nerang and Principal at the First National Real Estate Upper Coomera office and has over 20 years real estate experience and a passion for technology. Glenn has been writing from an agents perspective on industry issues and covering a range of topics on Business2 since 2007.

117 Responses to Ray White Offices Delivered a Sucker Punch by ex-Agent? **updated**

  1. Jonno Welsh January 13, 2012 at 1:05 pm #

    The post by Rob Lambert makes me lose faith in humanity.

    Idiots. Idiots everywhere.

  2. Robert Simeon February 2, 2012 at 10:11 am #

    I received this last night and again today so it will no doubt go viral which in-turn will do enormous damage to their brand and reputation(s). It’s an attack on the culture of the brand which creates a perception that it may be endemic – never seen this type of industry attack before using online.

    It will be interesting to watch the SEO results and tracking.

    Personally, I don’t believe it is right.

  3. Greg Vincent February 2, 2012 at 10:30 am #

    Glenn, can I say firstly that it is so refreshing to see an agent from a completely different network stick their hand up and speak out about this! I applaud you.

    Appalling behaviour by the agents concerned, but I agree that if Rod Lambert has an issue with some of the staff at Ray White Broadbeach then the bad review should (in the ideal world) only be based on the individuals who were involved rather than tarring the whole network with the same brush (especially since the majority of the offices are independently owned and operated).

    I’m sure that there are some great people who work/worked at this office who are innocent by-standers who now appear guilty through association.

    Unfortunately, company brands do get caught in the crossfire whenever they have representatives who behave poorly. On the upside, brands also benefit from the good reputation of the representatives who do a great job which ultimately will make the difference to the success or failure of any company brand.

    One thing that I really take exception to within Rod Lambert’s site is this link http://www.donttrustraywhite.com/?page_id=552 where he says:-

    “Go to the Austlii database site http://www.austlii.edu.au/forms/search1.html and type in Ray White. You will be horrified to see how much Court action this organisation is involved in.

    Be careful, this could be you in Court with this company and don’t expect any help from Brian White when you are wronged by Ray White Real Estate.”

    When you do a search as he suggests, all of the matters that I looked at which were before the courts are appeals via Tenancy Tribunals against tenants for damages to landlords property and non-payment of rents. This is so wrong!

    Naturally there are pages and pages of these as you would expect from a large network of agents who do Property Management.

    Whilst I sympathise with him if he was caught in a sting, this suggestion to search austlii.edu.au is disgusting and could be portrayed as false and misleading.

    It will be interesting to see how Ray White and other networks/agents within the industry react to Rod Lambert’s site?

    Trust is the Master Key that will open so many doors in real estate BUT betray people’s Trust and nowadays Social Media will continue to slam doors shut over the internet around the clock (168 hours a week) forever.

    Before Social Media, it used to be said that if a customer had a bad experience they would tell 20 people, whereas with a good experience they’d tell a handful.

    Nowadays with Social Media and it’s ‘World of Mouth’ anyone with access to the internet can literally tell the world. ( eg. the well documented http://en.wikipedia.org/wiki/United_Breaks_Guitars and highly publicised story of poor customer service ‘Dave Carroll – United Breaks Guitars video on YouTube’ has now had over 11 million views http://www.youtube.com/watch?v=5YGc4zOqozo )

    PS: Recently I read an alarming stat about how consumers react to bad reviews. Apparently, a person who reads a bad review about a company/service is less likely to use that company or service than the customer who posted the bad review in the first place. Strange but true! Often people will rather go with the devil they know than try someone new? Go figure??? (doubt that would ever happen with Rod Lambert)

  4. Peter Ricci February 2, 2012 at 10:45 am #

    My take on this is simple, I take what the person has written seriously, but with a grain of salt, at this stage it is very much an opinion piece that can cause harm only to people not associated with this person and associated with the group.

    One thing to take from this and LJ Hooker and others have seen this first hand in the past. Franchise Groups must deal with these issues immediately and publicly. Waiting and damage control already affects the brand. This is the Internet people and people can say and do things that can be far from the truth.

    Newspapers print retractions on corrections/falsehoods very quickly, but we all know the original piece already causes more harm and more readership than the retraction.

    This person may have done nothing wrong, but a press release detailing allegations (not necessarily mentioning persons name) and details of the investigation should be put out very quickly.

  5. david February 2, 2012 at 10:51 am #

    All I want to know is that how could you be goaded into buying the over inflated priced property.
    We all make our own decisions dont we?

    I cant imagine Michael standing over you with a gun, forcing you to sign the contract.
    How did he do this miracle, Id like to know that.
    Im an Ex Ray White franchise licencee.

    I like Brian, he is an excellent guy and has good ethics,

    Sometimes it seems like Amway of the real estate world, but they are an excellent organisation.

  6. Christine Shaw February 2, 2012 at 10:54 am #

    Just think about this: replace ” Ray White” with LJH, Independent, PB, First National, or any other agency and imagine how bad you would feel being tarnished and have your small business decimated? Most of the people I have met in this industry are ethical, love their job, provide great service and try their hardest, and work in a collegiate manner, abiding by good business practices. Naturally, we have some people in real estate that may do things that put the rest of us in a bad light, and who try and knee-cap their grandmother to do well in this business. BUT this tactic, this website, this approach is just not right. As someone else has said, damaging the entire network because of one person is not right and I think would lead to an interesting discussion on defamation. I personally know a fair few Ray White agents here in Canberra, and they are nice people and I would be appalled to think any agent would be using this against them in a listing presentation. AND I would hope if those other bottom-of-the-barrell agents try that tactic, that the smart vendor would see them as scrapping to bad practices and dismiss them out of hand.

  7. Glenn Rogers February 2, 2012 at 11:09 am #

    1/ By posting that here you risk court action against B2

    2/ Why do you insist on posting new topics when the last topic/conversation isn’t really over ?

  8. vic Del Vecchio February 2, 2012 at 11:21 am #

    Christine,

    Great response.

    Just because a guy “perceives” he has been wronged does not necessarily mean he “has” been wronged. The courts are the place to fight this out and get justice done.

    Any agent taking advantage of the situation should have a close look at their own ethics.

  9. Glenn Batten February 2, 2012 at 11:30 am #

    Glenn,

    This email has been sent to thousands of agents and in addition to the emails being sent from Rod it is been forwarded around over and over again in the industry and being discussed on facebook etc.. One agent told me he has 5 copies of it in his inbox this morning. The allegations have been in the newspapers and on today tonight (or maybe it was a current affair).

    The allegations are not the story here today. It is that Rod is asking the industry to attack Ray White members around the country and I think that is wrong. The article is topical right now that’s why I submitted it and I assume why the guys published it. It has nothing to do with when another article has run it’s course or not.

    Who would have issue with it do you think? Rod because I disagree with his tactics or Ray White because we are supporting their network and asking the industry to not attack their members?.

  10. Glenn Batten February 2, 2012 at 11:31 am #

    I total agree Christine.. No agent should do what Rod is asking…

  11. Glenn Batten February 2, 2012 at 11:34 am #

    It would be good to see the Institutes come out and ask their members not to follow this crazy request

  12. Bill February 2, 2012 at 11:36 am #

    My take:

    I think Rod Lambert showed a lack of judgement when he sent the email.
    I think Glenn showed a lack of judgement posting the email to this forum.
    I think B2 showed a lack of judgement publishing it but do understand their position.

    My view of the post is it wreaks of incitement against the Ray White group and would find it stressful if I was an ethical agent or agency operating within the Ray White group.

  13. Stewart Bunn February 2, 2012 at 11:44 am #

    Hi Glenn,

    This email hit my desk early yesterday and I was appalled as you.

    The suggestion that First National agents should use its information as a listing tool against Ray White breaks the first rule of salesmanship – Don’t knock the competition!

    While there’s clearly an issue for Ray White here, any agent who engages in dragging down his or her competition does not deserve to operate in this profession.

    Customers should be presented with nothing other than an agent’s record of success and his or her plans for the marketing and sale of their property.

    First National Real Estate’s Member Services Managers have been instructed to discourage any participation in the furthering of this information as a competitive tool.

  14. Brett February 2, 2012 at 11:49 am #

    If any agent uses this email to make themselves look better in the eyes of their potential clients, then they really should be looking in the mirror as to how they are operating.

    Using this is the exact same as slandering another agent in the marketplace over something else.

    If you keep watching what others are doing, you will forget yourself what you are meant to do.

  15. Geoff Brand February 2, 2012 at 11:54 am #

    Wow! It’s certainly a can of worms if ever I’ve seen one! As we all know, Rod Lambert is a very experienced real estate agent – but that doesn’t mean he can’t be conned. On the contrary, most sales people are so keen for a sale to go ahead, they can be easily misled.

    I agree it is not fair to tarnish an entire group just because of the actions of some. But if you got food poisoning from McDonalds, you may feel different about this topic! The matter has dragged on for far too long and obviously Mr Lambert is frustrated that it has not come to an end.

    Having worked the Hedges Avenue strip many years ago, and having my life threatened on many occasions, I can tell you, the top end of town is ‘dog eat dog’. I can understand how consumers and real estate agents would be disgruntled if one agent is not playing by the rules. And you would be disgusted with the tactics that some of the ‘top’ agents use in order for their competitors to not gain ground.

    Perhaps Rod Lambert is targeting the CEO because that’s the only way he feels he will get a result and Mr White is probably the only person in the group with sufficient funds to put an end to the fiasco, either by a payout or by funding appropriate legal resources.

    In my opinion it is a sad day in general for an industry that is not only ethically challenged, but poorly thought of by consumers. Only one in ten consumers actually like real estate agents.

    The other side of the story is that there are no shortage of comsumers who by lack of education, experience or understanding get themselves into a pickle and choose to blame the agent for their mistakes. Any agent involved in a multiple offer situation will probably have felt a consumer’s anger at some stage. Even agents who sold properties over the past five years will be copping it from sellers whose properties have decreased significantly in value. Sadly we see too many agents not comply with the law or the Code of Conduct in Queensland.

    There are a number of similar cases in the USA where consumers have tried hard to take down big corporations. Pepsi fell victim in 1993 http://www.roadsideamerica.com/rant/pepsipanic.html As a result the FDA arrested 53 people in some twenty states for lying about consumer product tampering.

    I think it will be up to Fair Trading and the QPS to bring this to an end. I don’t think too many people will stop using Ray White because of it. And no agent should be slamming their competition in any way ever, it is not a successful method of selling. Unfortunately our politicians don’t lead by example on this topic, so the younger generation would think it normal!

  16. david February 2, 2012 at 12:35 pm #

    Glenn, ask yourself the simple question, woul Ray White use this against you if the situation was reversed, answer in less than a heartbeat. Regardless of the rights or wrongs of the website the industry needs a good clean out and fish stink from the head.

  17. Peter Ricci February 2, 2012 at 12:56 pm #

    Bill, this posting has been released after careful consideration, our job is as a news agency on this site, we have reposted this email being sent to thousands of people each day, we have made it clear this is not our position, but it is newsworthy and that is our remit.

    Google News

    This is not the first of this and these dealings have been mentioned in many news outlets. We had to make a decision, allow it in its entirety or edit it, editing it ended up not being a smart option.

  18. Sparty February 2, 2012 at 1:17 pm #

    Geoff,
    your comment: “Having worked the Hedges Avenue strip many years ago, and having my life threatened on many occasions, I can tell you, the top end of town is ‘dog eat dog’. ” Is it really true that your life was threatened? Or was that hyperbole to get your point across?

  19. Lyndsey Douglas February 2, 2012 at 2:27 pm #

    A comment from Brian White, Chairman, Ray White Group:

    You may have received an email pertaining to a commercial dispute between a former practising real estate agent and developer and one of our agents on the Gold Coast.

    This dispute has been particularly painful for me and my family. Our business has been in operation for 110 years. It has been built on the hard work and strong ethics of so many people for so long.

    When complaints are made we, as trustees of the Group, investigate them diligently. Where there is proper evidence of wrongdoing we do take immediate action. We do however stand by the presumption of innocence and, in the absence of evidence to the contrary, we support our people wherever possible.

    This particular issue is complex and has been running for a number of years without any clear findings from any of the external authorities to date. During this time we have also investigated this matter extensively with the full support of the Ray White parties involved. We have also cooperated fully with the Office of Fair Trading in it’s independent investigation.

    The Office of Fair Trading has indicated it cannot provide a time frame for its decision. However they understand the urgency of the matter. We hope it will be concluded soon and, of course, we will comply fully with any findings the Department makes.

    In the meantime, we appreciate the overwhelming support from members of our network as well as those industry professionals who operate externally from our Group.

  20. Greg Vincent February 2, 2012 at 2:34 pm #

    Geoff, you say ‘Sadly we see too many agents not comply with the law or the Code of Conduct in Queensland’ and then you go on to say ‘I don’t think too many people will stop using Ray White because of it. And no agent should be slamming their competition in any way ever, it is not a successful method of selling.’

    Yet, yesterday you posted the contents of the email in it’s entirety onto your blog (excluding the sign off & contact details of Rob Lambert). The blog post displays an image of Brian White and you introduce the email content with…

    “Another happy customer of Ray White Real Estate, Rod Lambert today circulated this letter to real estate agents accross the country, announcing the launch of his new website.”

    “Dear agents, the website hereunder will become one of the greatest listing devices, etc, etc”

    http://www.geoffbrandrealestate.com.au/lambert-launches-anti-ray-white-website/

    You’re kidding??? That’s sooo wrong!!!

  21. George Savva February 2, 2012 at 3:14 pm #

    This is shocking, I know many Ray White agents in my market and compete with them very vigorously, but these hard working individuals should not be tainted by alleged wrong doing of someone who is 1000 kilometers away.

    Rod you should take the site off line and go through the courts if you feel you have been wronged.

  22. Glenn Batten February 2, 2012 at 3:25 pm #

    Stewart,

    Hopefully the other networks follow the lead and ask/request/demand members not to use this to target their local Ray White offices.

  23. Peter Mericka February 2, 2012 at 3:43 pm #

    See this posting by Tim O’Dwyer back in 2007 “How The Regulator Went Through Ray White Like A Dose Of Salts” at http://reic.com.au/blogs/australian_real_estate_blog/archive/2007/05/04/how-the-regulator-went-through-ray-white-like-a-dose-of-salts.aspx

  24. Glenn Batten February 2, 2012 at 4:21 pm #

    Thanks Greg, I appreciate it.

    Just about everyone I have heard from has indicated that they also agree.

    A couple of people thought B2 had broke the story but as you already know it has run over the past year on Today Tonight on tv and in countless newspapers such The Australian, Gold Coast Bulletin, The Courier Mail and online at News.com as well as numerous online property forums and blogs such as Macro Business, Australian Property Forum and Your Investment Property Magazine

    We have never touched it here because it was a dispute between the parties and did not really effect the industry at large but as soon as Rod started broadcasting thousands of these emails to agents around the country asking them to use it against their local Ray White office it fit the bill.

  25. Lisa Tremolada February 2, 2012 at 5:24 pm #

    Attacking anyone personally online doesn’t work. For every person you may get behind you, you have more against you. Dirty laundry should be left between the individuals. I think Rod will come out of this worse and michael will gain more support. If michael handles this right of course. Once you have a public fight, people take sides. If there is only one side of the argument presented, then people can put it down to sour grapes. I think if michael keeps quiet, and leaves it to the courts. He ll have more online support. If an agent came to me with that as a reason why i shouldnt list with ray white, I would think, is that all you’ve got? This is a major reason why as agents, we need a brand protection strategy. Part of the essential foundations of online marketing.

  26. Brett February 2, 2012 at 5:35 pm #

    Well spotted Greg! Really wish some people would take their own advice. That is amazing that Geoff laments the fact that the younger generation won’t learn different and then assists in slandering the other agents

    Pot calling kettle black?

  27. Greg Vincent February 2, 2012 at 6:07 pm #

    Brett, unfortunately some agents see Rod Lambert’s email as an opportunity to try to hurt their Ray White competitors’ but the uneducated could actually find themselves in some serious hot water. (as Glenn Batten mentioned in his article – “I believe that agents should refrain from using the site to attack their local Ray White real estate offices. Besides the legal implications of doing so I just dont think its right or fair.”)

    I believe agents should simply delete the email (don’t touch it with a ten foot pole), get on with looking after their own clients and let the legal entities sort it out. It’s a big enough mess and has tarnished our industry enough already via Today Tonight, etc,

    The last thing this issue needs is more legal battles between agents/franchises.

  28. Julie Rayner February 2, 2012 at 8:02 pm #

    I am a working real estate agent with the Ray White Group. I can’t believe that anyone would post such rubbish. This dispute is between the parties involved and does not require comment by those who don’t know the full facts.
    As a well known agent, Mr Lambert should have done all of his own research before purchasing said property. If he did not complete this and relied on the information he was given, then more fool him. Buyer Beware! That is not to say that I endorse or support the actions of unscrupulous agents who exist in all real estate offices, not just Ray White. Anyone who does not understand this is simply fooling themselves.
    Choosing a real estate agent is a very personal thing and requires a lot of thought. I like to believe that most of us are ethical and only a small percentage are the ‘rotten apples’. Unfortunately, the majority of press shows the industry to be full of people wearing horns and carrying pitch forks! To improve our reputation we need to promote positive press, not give in to the negative views and actions of the minority.
    I would suggest that Mr Lambert take a long, hard look at himself. Is this whole beat up a result of his case going badly within the legal process?
    Anyone that would suggest that an entire organisation is tainted by the actions of one member is deluded.

  29. Glenn Batten February 2, 2012 at 11:41 pm #

    Bill,

    You are entitled to your opinion, but I would like to think I was a moderating voice rather than inciting anybody against Ray White.

    I got the email on the morning of the first….(I wrote the article last night) and every agent I had spoken with throughout the day had seen the email, one had seen it 5 times as it was being forwarded around. The email itself was out there, the issue had been out there for years.. Honestly, the only concern I had with the article was that it might be hijacked by anonymous comments attacking Ray White but in the end I was pretty proud how the industry responded and hopefully it sent a message to anybody who thought to use it the way Rod asked.

    I even heard from Rod late this afternoon and I got a chance to explain to him why I disagreed with him. I am sure he would have rather I did not do the article at all but in the end he said he understood why I asked the industry not to follow his request.

    Ray White has a big problem from all of this but I am confident it is not from our doing. As I explained to Rod, it would really piss me off to hear that some young receptionist in an office in Perth got the sack because business was slow as their competitiors were using the website against them. They were 4300km away when it all went down….

  30. Peter Ricci February 3, 2012 at 2:45 am #

    Hi Julie

    Thanks for posting your comment. You have to understand that as a news organization, we have a legitimate right to post news and events affecting real estate agents. This was not posted without any thought for either party. I made a comment earlier that I take allegations with a grain of salt. What interests me most is the nature of the email circulating to thousands and thousands of people.

    There is no doubt that the person involved has a vendetta against Ray White as a whole and this is sad and reflects pretty poorly on this person, I know many great people at Ray White and enjoy some of them as my clients.

    I made a promise when I launched this site 10 years ago, that I would not play favorites with anyone, I never tell my contributors not to post articles, they are free to post at their will, but hold discussions with them from time to time on the content of their articles.

    Would Glenn have posted this if it was a First National Agency? Possibly not, but someone else more than likely would of, as this has spread like wildfire over past few days.

    Now some interesting things from this.

    1. It is one persons opinion and Michael Kollosche is completely innocent until proven guilty.
    2. Rod Lambert has some serious questions to answer as to how he obtained all of these email addresses and SPAMMED so many thousands of people most likely breaking Privacy Laws in
    Australia
    3. The Interest of this article is how one person gets to besmirch another quite easily online and in doing so a whole organization. If he simple sent this to us to put up, it would not have happened. And more importantly how Ray White responds.
    4. Ray White employs many thousands of people and like any organization has the majority of them as wonderful people who are dedicated to the industry, their clients and peers. LIke all large franchises they have a number of people (small minority) that are not this way inclined and damage the name of others in the process.

    Thanks for your email and contribution to Business2!

  31. Brett February 3, 2012 at 6:49 am #

    Was there an unsubscribe feature in the email out? As it is a mass mail-out, they could hit him under the Spam Act.

  32. Peter Ricci February 3, 2012 at 8:41 am #

    Wouldn’t matter – if you didn’t subscribe in first place!

  33. vic Del Vecchio February 3, 2012 at 8:54 am #

    Julie,

    Your post is articulate. But your one comment “buyer beware” would have me run a hundred miles away from ever taking you on as my agent. What serious ethical agent believes in this mantra today?

  34. Glenn Batten February 3, 2012 at 9:05 am #

    Julie.

    The majority of the comments and the article itself have not really focussed on the dispute at all. That is playing out with the authorities and we will find out hopefully soon how that works out. What most of the comments and the article was about was supporting non-ray white office and staff from using it as a business “weapon” against you.

    If you don’t appreciate the support by almost everyone here then that’s certainly your right but I know others in the network who have appreciated it.

    You said “To improve our reputation we need to promote positive press, not give in to the negative views and actions of the minority.” This is not a site targetted to the public but primarily for Australian Real Estate Agents and those associated with the industry most of which had already been sent a copy of this email.

    You said “As a well known agent, Mr Lambert should have done all of his own research before purchasing said property. If he did not complete this and relied on the information he was given, then more fool him.”

    Immediately before this you commented that people should not comment if they don’t know all the facts. Since you are not even on the Gold Coast I think you are going to be included in this group and I think we all need to wait for the outcome before we are certain just where the finger is pointed.

  35. Glenn Rogers February 3, 2012 at 10:30 am #

    I repeat I don’t think it was wise at all the post the content of such a defamatory piece of work.

    If that email was targeted at REA in the same tone, you’d be in court right now.

  36. vic Del Vecchio February 3, 2012 at 11:19 am #

    Glenn R,

    I respect your view, but Brian White obviously doesn’t see it your way as he has posted a fairly level and measured response.

    A number of people are sharing this report in their facebook groups and the general responses have been positive towards the Ray White group but scathing of the alleged scam itself. It seems that the further afield this moves within the industry the better it is becoming for Ray White agents in general and for the ethics of the majority of Real Estate agents.

    Having said this, it should be a wake up call for REIs in particular to get their main focus back to monitoring their codes of conduct and ethics training.

  37. Robert Simeon February 3, 2012 at 11:19 am #

    Glenn – you are wrong on every count!

  38. Glenn Rogers February 3, 2012 at 2:57 pm #

    You’re entitled to your opinion but I’m right and you’re wrong, how’s that.

    Any lawyers out there ?

    Posting it here is different to an individual talking about it on FB

  39. Peter S February 3, 2012 at 4:25 pm #

    My thoughts are mixed on this whole fiasco. Rod Lambert has allegedly been wronged and so he took his complaint to the police, the Queensland Office of Fair Trading and to Brian White. I read an email from Adrian Slinger to Brian White making a complaint about Kollosche. What I found absolutely astounding is that when Brian White relied to the email, he cc’d Lollosche in the email. Here is the email and the response: http://www.donttrustraywhite.com/?s=email+from+brian+white. Is this the sort of response one would expect from alleged wrongdoing by one of your franchise employees?

    Obviously a lot of people haven’t read or seen the media reports as to how Lambert was duped. It is alleged that there was a large scale fraud perpetuated by valuers, lawyers and agents against not only purchasers and vendors, but also against the banks. Had the banks will been out of pocket due to the alleged fraud Mr Lambert probably wouldn’t have taken this tactic.

    Although I do not support his attack on the whole Ray White franchise, I support his cause. Greed of some in this industry is what tarnishes the reputation of the whole industry. In the 70’s my parents were duped by agents into selling a property for significantly less than it’s true value to associates of theirs. They then onsold it prior to settlement for 3 (three) times their purchase price. My parents immediately sued but it took nearly 15 years to finally see it to its conclusion. By this time some of the guilty parties were dead – but the good news is that my parents won the law suit and were paid the loss of profit, plus interest plus damages. As a child at the time I vowed that I became an adult, I would never let anyone take advantage of my parents again.

  40. I was shocked to see the website this email refers to, and concur with the other posters on this site who have already criticised the unethical suggestion that the site be used as a listing tool by non-Ray White agents. Any agent doing so would have to question their own morals.

    Every individual has the right to be presumed innocent until proven guilty and to use this dispute to attempt to tarnish the reputation of a large group of individually owned businesses is outrageous. Furthermore, I have had dealings with both Peter Camphin and Brian White throughout my career and have the utmost respect for both of them and what they have done not for only Ray White, but our industry as a whole.

    It appears that Ray White has followed all the appropriate guidelines around this dispute and have not involved themselves in a public slanging match, showing great integrity.

    Sincerely,

    Jason Andrew Auctioneers
    (07) 3368 2077

  41. Greg Vincent February 3, 2012 at 5:26 pm #

    Glenn, plenty of people get caught by the law over things they post on Facebook. Not the safe haven you may think.

  42. Brett February 3, 2012 at 5:59 pm #

    Please don’t ask for a lawyer, Peter Mericka may turn up again

  43. Davo February 3, 2012 at 7:07 pm #

    As a dual citizen of both Oz & Middle Earth, I’ve been watching this with thread with genuine & sincere interest……

    Have always been of the belief, excepting the input of psychos, that where there is smoke…well just perhaps then there might just be bit more than a hint of a flame……….

    At the very least, we are seeing here a great experiment in realtime social media in action…..truly a great thing.

    That thing….to bring individuals attention to some of the various ways and/or methodologies of the “players.”

    Real Estate agents do often get tarred….but is that because of the whole industry….no I doubt it at all.

    Its just certain individuals, and importantly some of their activities, exactly the sort of thing that snopes.com exists for in the 1st place.

    Goodness me, here downunder in NZ, since the intro of 2008’s REAA, there are so many checks. counter checks, and cross checks, I’d suggest that many of the “players” of the last 10-20 years would struggle to even get to first base today, and that in my humble opinion, is truly a fabulous thing for all of us.

    My previous mention of Mr Wheelhouse ‘s action (just this past wkd, actually, for interested parties) should activate acute awareness, especially to my Kangaroo cousins…if not…then CEOs reading this should tomorrow ensure that your IT dudes /dudettes have all possible google alerts / & the rest set to let them know immediately the “radar” picks up any company comment.

    Kudos to Brian White for getting a response up so quick.

    But like they say in the Nelson region, bad apples, they just don’t command the big bucks!

  44. Glenn Batten February 3, 2012 at 9:05 pm #

    Brett, That made me laugh!!

  45. Matt February 3, 2012 at 9:08 pm #

    Guess that just secured you a bit more auction work with the Ray White Group, Jason? Good PR.

    Matt

  46. Jason Andrew February 4, 2012 at 9:48 am #

    Matt, despite your cynicism, I can assure you my comments reflect my genuine feelings. In fact, Ray White have their own in-house auctioneers, so they are industry peers, not clients. This event is something that is significant for all of us, be it competitors, clients or other unrelated parties and I hope as an industry, we choose to support ethical process.

  47. Glenn Rogers February 4, 2012 at 2:58 pm #

    If they can be identified.

  48. Scott February 4, 2012 at 4:58 pm #

    Very interesting comments Davo. Morse code might have been a little easier to understand though!!!

  49. Rod Lambert February 4, 2012 at 8:32 pm #

    Glenn, for three years we have tried to sort this out with Ray White. It’s not just me, 6-7 complaintants with the OFT, 3 alleging fraud with the QPS about Kollosche. Brian Whites response in your blog is an outright fabrication and I will tell you why.
    How can you conduct an investigation without speaking with the alleged victims or complainants. Not one person from Ray White has spoken to Adrian Slinger, Daryl Platt, Peter Graham or myself about this matter. Brian Whites response to Adrian Slingers email in the website typifies how Brian White treats complaints. A comment was posted by a Franchisee yesterday who again was treated with contempt by Brian White. To claim he has investigated the matter internally is an outrage. Gary Gannon who has now provided evidence against Kollosche told me in December that Ray White were going to sack Kollosche. Just before Xmas he said things are happening and you will be happy with the outcome. In early January I asked Gary what were they doing. He said that they were finally going to undertake an investigation. Please this is after three years.He aslo advised that that James Bell QC was going to undertake an investigation! This was less than a month ago! Essentially White lied to everyone that read your blog yesterday. Please look at my response to Whites assertions of your blog in my site. I have clearly articulated the truth that no investiagtion has ever happened., I have attached evidence proving this. Feel free to ring Gary Gannon and ask him?

    Recently Ray White had an emissary approach a Gold Coast Politician to convince him that the complaints were a nonsense. I dont beleive the approach worked, but you can rest assured they are doing everything in their power to cover it up.

    The fraud perpetrated on the Beachfront is sophisticated and complex and yes I am an experienced agent and developer. I was not however aware of how these criminals put together complex and fraudulent Put and Call options whereby they onsold the property for millions more effectivly artificially inflating the price by millions and corrupting the public record. How they do it is by not paying the Grantee or Option holder the difference between the two prices. The Solicitors signed the Form 1 transfer documents in the case of 107 Albatross Ave and that of the Platinum Beachhouse in Surfers Paradise stating the the consideration had been paid and received. It had not, and the transfer was signed fraudulently. The fraud is firstly on the financier, secondly on the next person who buys and thirdly on the public.

    Please know this, when I purchased the property, RP data dispalyed a price of $10.59 Million. If someone can explain to me how I was supposed to know it was a fraud, I am willing to listen. The Chief Justice himself is entitled to rely on the public record. This scam has gone on for years and multiple parties are involved. I spent many hours with the QPS today and they are taking the matter very seriously. as are the OFT.

    The OFT have a provision called being a fit and proper person to hold a Real Estate Licience. When Adrian Slinger had to ring 000 because two Ray White men were threatening him, ask yourself whether these people are fit and proper people to hold an agents licience. Once again, Brian White did nothing. No apology to Adrian, you should hear the story of how badly this event effected his family. Are these people fit for our industry?
    Kollosche is still out their selling today. If one of my staff had complaints as serious as Kollosche is facing , they would have been stood down instantly. Is Brian White unable to hear and read, look at the evidence I have posted about the conduct of these people. Why would the Hon Robert Schwarten MP name and shame Kollosche in Parliament if he did not beleive that very serious offences had occured.The Hansard link is hereunder.

    http://www.parliament.qld.gov.au/documents/Speeches/spk2011/Robert%20Schwarten%20spk%20Rockhampton%202011_10_13_86.pdf#xml=http://www.parliament.qld.gov.au/internetsearch/isysquery/53bfce3a-d68b-4df8-987b-01c669fb58c9/1/hilite/

    Glenn, ask Brian White to present evidence of the investigations he is purporting to have undertaken? I have put my evidence in the public arena. I have nothing to hide! Get White to articulate what he has done, I know the answer….nothing! Ask Peter Camphin why a gag order was placed on him?

    If you want to understand what happened on the Beachfront read newsletter no 4 on the site.
    It’s complex and not easy to instantly grasp, however all agents should understand a lot more about Form 1 transfer documents and different types of options and other mechanism’s to buy properties. The other methods of fraud on the beachfront were multi million dollar rebates without disclosure to the financier and hidden supplemental deeds hiding discount provisions to the next buyer. People will be amazed when the truth comes out about this massive fraud. One day people may thank me for exposing the truth. I do not want to hurt the innocent…I do however want Brian White exposed for his appalling conduct as Chairman of Ray White by treating customers with serious complaints with utter contempt and doing nothing to punish the guilty! The agreived have tried for years to have the executives at Ray White act responsibly and failed. Now they are being exposed, so blame them, not me or the other victims of these scandalous frauds!

    Read the updates…and my response to Whites comment from yesterday. http://www.donttrustraywhite.com

    Rod Lambert February 4 2012

  50. Rod Lambert February 4, 2012 at 9:27 pm #

    Glenn, hereunder is an emailing gaging the Queensland CEO of Ray White from speaking with me. This is Brian Whites idea of running an investigation! Some of your readers should check in with Peter in relation to his involvment in the investigation???? Considering he is the man in charge of Ray White Queensland, one would have thought that Peter would be the man to undertake an investigation into such serious allegations? This was in March 2010 just after I met with Peter. Peter spoke with Rick Bird who advised me by text that Peter was convinced of major wrong doing.
    I have posted a photo of the phone with the text message from Rick on my website….White gaged him!!!! Why, becuase Peter spoke out about the conduct of Kollosche….Peter has admitted if he challenged White he would lose his job…Fear and intimidation!

    It is very important your readers know the truth!

    Peter did not even respond to Daryl Platt from Hong Kong who was also defrauded by Kollosche when he emailed Peter complaining about about Kollosche. Daryl will post a comment tomorrow confirming this! Cheers. Rod.

    Rod
    I have been advised by the Ray White Group CFO, Mr Andrew Jamson, that all correspondence in relation to matters concerning Michael Kollosche, Gary Gannon (Galacoast Pty Ltd) are to be directed to him at the following address ajamson@raywhite.com . I have forwarded on to him all of your previous correspondence sent to me.
    Thanks
    Peter

    Peter Camphin
    Chief Executive – Queensland

    Ray White Real Estate Pty Ltd

     Level 8 Riverside Centre, 123 Eagle Street. BRISBANE QLD 4000
     (07) 3231 2200
     (07) 3831 9117
    pcamphin@raywhite.com
    http://www.raywhite.com

  51. Rod Lambert February 4, 2012 at 10:38 pm #

    Julie, as a Developer you rely on recent sale evidence, valuations, as do the banks to provide finance. Hereunder is a copy of the RP Data confirmation that the fraudster who purchased the property at 107 Albatross Ave paid $10,597,500. I did my research as you would and as a Valuer would or any sensible person.Kollosche was involved in this transaction from start to finish.

    This was not the price, the transfer documents were fraudulently signed. Most agents have never bothered reading a Form 1 Transfer document. It states that what is inserted into the consideration section of the transfer is true and correct. With the flick of a pen a crooked Lawyer can create fraud in the millions in a split second. That is what happened Julie. The journalists from the Australian got a call from Sydney the day the story broke saying the same thing was happening in the luxury market in Sydney.

    If you could kindly explain to me how you would have known it was a fraud and the real price paid for the property was $7.84 Million, please let me know, becuase then, you are correct, I am a fool?

    Many people have commented on this matter without having the faintest understanding of the complexity of the fraud. Do you think Award winninf National Chief Corresopondent of The Australian Hedley Thomas would have written multiple articles about the matter if he had not done painstaking and thorough research. Do you think Newscorp would have published such serious allegations of price fixing without thorough research and risk being sued. The fact is the matter is complex and 99% of people have no understanding of what these crooks were doing. It will come out…unless they kill me first!

    It took Hedley and Michael McKenna a while for the penny to drop about the fraud however once they got it, they understood and reported on it, whilst being out under duress by Ray White who did everything in their power to stop it’s publication.

    When the truth is published about the complex method’s of this fraud, including the Put and Call’s, huge hidden rebates, and hidden legal deeds designed to misled the next buyer, you will all change your opinion.

    The truth is I have had the guts to stand up and expose wht these crooks have been doing. Remember, I have had death threats and had to get a restraining order for two years against Gary Gannon because I stood up for what is right. I dont blame Gary for this by the way…he just caught up in it, but should have known better.

    PS. There are many great Ray White agents, Michael Nelson the former No 1 was one of my best friends and I did the eulogy at his funeral.

    Brian White has acted disgracfully in this matter….just read his response to Adrian Slinger. I am not the only complainant by the way.

    Note hereunder the RP Data information from 25/10/06.

    Cheers Rod.

    Both the Form 1 and Form 24 state the price to be $9,045,000 for Lots 1-5 BUP455. It also appears that the Stamp Duty that was paid supports this price.

    There is a figure of $1,552,500 crossed out on the Form 1, but this was probably a typo as Lot 6 BUP455 was sold for this figure to the same purchaser on a different transfer dealing.

    25/10/06 9,045,000 LEARY BELINDA J & R L

  52. Peter Ricci February 4, 2012 at 11:17 pm #

    Rod, just remember your facts are really at this stage only your opinion and all readers should be aware of this!

  53. Rod Lambert February 5, 2012 at 10:43 am #

    Peter, my entire objective is to deal in facts and not opinion and innuendo or self serving comment. The site is full of evidence including the secret loan, documents, emails, behind our backs, I have published RP Data Illistrating that the property was entered into the public record well before I bought it at $10.59 Million. The real price paid was $7.84 million. This is a fact. This is not my opinion, these are facts. The Grantee in the transaction (Middleman) was not paid the difference and has signed a Statutory Declarition to this affect in front of my Lawyers.

    I am also happy to post this on my site if you want. You see, this matter is about evidence and truth, and they frauds have taken place. The QPS do not take on investigations unless a thorough case assesmant has taken place to determine the legitimacy of the complaint.

    If you wish me to produce any evidence relating to comments I have made I am happy to do so. Please clarify what you consider to be my opinion, and I will attempt to provide incontrovertible evidence to support it.

    Case in point is that of Peter Camphin, I enclosed the email….he was shut down.

    Cheers

    Rod.

  54. Rod Lambert February 5, 2012 at 11:01 am #

    Thankyou Peter, I have waited for years for the OFT and the QPS, admittedly they are getting close now.
    When the truth is exposed about this scam people will be amazed.
    There are a group of us who have tried to deal with Brian White and he does not respond.
    Read his response to Slinger.
    He relies on smashing you out of Court through his Barristers becuase afrer you have been fleeced he knows you dont have the money to fight.
    Gannon has turned on Kollosche and things are heating at up Ray White now.

    I dont want to hurt innocent people, however they left us with no choice, and it’s not me, there are other people involved in this matter.

    White misled the readers about an investigation….not one complainant has had a call from Ray White….please how do you conduct an investigation without speaking to the alleged victim.

    Ask him to post his evidence of the investigation…..its a fabrication Im afraid….

    Rod

  55. Rod Lambert February 5, 2012 at 11:05 am #

    Peter, i forget to mention this. I do not know of a Real Estate agent ever being named and shamed in Parliament in history. These people are the ones destrying the good reputation of the industry, it was me that was named in Parliament. MP’s donr name people in Parliament unless they have incontrovertible evidence. Read hansard and ask waht this is doing to the Real Estae industry!

    http://www.parliament.qld.gov.au/documents/Speeches/spk2011/Robert%20Schwarten%20spk%20Rockhampton%202011_10_13_86.pdf#xml=http://www.parliament.qld.gov.au/internetsearch/isysquery/53bfce3a-d68b-4df8-987b-01c669fb58c9/1/hilite/

  56. Glenn Batten February 5, 2012 at 12:17 pm #

    Rod,

    I think it is important to highlight that this article has only ever focussed on one part of your campaign and that is asking non Ray White offices to target their local Ray White offices. My position on this is pretty clear as is most of the feedback on this blog and elsewhere on the internet. Real Estate agents get tarred with the same brush all the time, you just have to look at Peter Mericka and Neil Jenman for that. It’s wrong when they do it, and it’s wrong when you do it. You are obviously certain in your mind that you have been wronged, but it is no excuse to hurt innocents as collateral damage in your campaign against them.

    The media and industry exposure you have generated over the past year has been incredible but its a complex issue and most people dont go to the trouble of understanding it. I am sure the delays have been frustrating but you dont need to attack the other members of the Ray White Group. Besides being unfair I think it reflects negatively on anything you are trying to say.

    BUT… please dont assume how I or in fact anybody feels about your case in general just because we dont like one facet of your campaign. Your website provides all of the email, documents and audio supporting your case and there is really no need to repeat them here.

    Your particular fight with Ray White Broadbeach itself is not really an issue for the industry at large (and therefore not really covered by this blog) but some of the issues at play are and we may discuss them here in greater detail once the QPS and/or OFT releases the findings on their investigation.

    IMHO even if nobody is found guilty of any actual criminality here the issues you have highlighted relating to put and call options and the ability for false data to be entered into the official records needs to rectified.

    I would argue that if the put and call options allow a different price to be entered into the records than was actually exchanged then the potential for any party that does not have direct knowledge of the transaction (ie… the buyer, seller, agent and solicitors) to be be mislead about the sales price is massive. Once they fully understand how these put and call options work it would be interesting to hear from anybody outside Queensland if it could be used similarly in other states.

    If this practice becomes widespread across the nation the government, banks, valuers and real estate agents would lose faith in the government records. This loophole would be open to any nefarious characters to exploit around the country. If this is not already covered by legislation I hope that the Queenlsand government alters their legislation to ensure that the sale records reflect the real and true consideration in the sales transaction that everyone can rely upon.

    I think both sides of your issue are claiming that the OFT at least is coming close to the end of their investigation although the opinions of just what is going to be handed down naturally differ. 🙂

  57. vic Del Vecchio February 5, 2012 at 2:17 pm #

    Rod,

    I did take the trouble of reading as much as I could about the issues that affected you and others on the Gold Coast. I sincerely hope that enough people lobby those in influential postitions to fully investigate and to bring the matter to justice. I feel for you and those that have been caught up and lost millions and individuals need to be brought to account and quickly, not only for you but for the health of the Real Estate Industry.

    However, I must totally agree with Glenn’s comment above…..your campaign against other Ray White agents nationally will not get you anywhere and may even hurt your cause. Can I suggest you swallow pride and retract the email and just concentrate on promoting your website.

  58. P Hayes February 5, 2012 at 4:12 pm #

    I have just discovered this page and have noted the many comments of support for Ray White and the criticism of Rod lambert. I have become aware of Rod.s campaign which I believed was against Mr kollosche who was the person instrumental in the many cases of deception and falsification of official records in the mermaid beach area and who of course caused Rod.s anguish.

    I too am a victim of Mr Kollosche’s confidant Mr Mario Girado who now is a guest of her majesty for 4 1/2 years along with his hired gunman who has a 6 year sentence to complete. Girado’s actions which defrauded westpac bank, east coast mortgage trust and private mums and dads of more than $30 million from 2006 to 2009 when he was aided and abetted by solicitors, banking officers, compliant valuers etc etc also caused my demise.

    As I have prepared my court case, I have had reason to search literally thousands of court documents during which i found evidence of at least 6 cases similar to what Kollosche and Girado and co did to Rod lambert.

    Perhaps if Mr White had thoroughly checked the trail of Mr Kollosche back in 2009, Rod lambert might not have been driven to do the desperate things that have occurred.

    Time will tell who is telling the truth here

  59. Rod Lambert February 5, 2012 at 6:11 pm #

    Glen, the issue lies with Brian White, in his response to Hedley Thomas’s article in the Australian in May 2010 he described me as a man that bought at the top of the market. Not once did he meet with me or give me the courtesy of a hearing to discuss the frauds. The evidence as you rightly point out is on my website and White once again now has the chance to carefully and thoroughly evaluate it and do something about it!

    All Brian White did is make the following comment to the journalist without evaluating the allegations.

    “Brian White, chairman of Ray White, says he welcomes any investigation by police, adding that Lambert, whom he describes as a former “key player in real estate and development on the Gold Coast and a fantastic real estate agent himself”, has behaved appallingly and threatens to ruin reputations. Lambert denies this”

    I am going to make this simple point and I hope you understand it as a moral and ethical person who has a genuine concern for others. Kollosche has admitted to Hedley Thomas and I quote ” there were only a couple of isolated incidents” Glenn, he has admitted to knowing about fraud in the millions. Brian White, Peter Camphin, Gary Gannon have done nothing about such a serious admission and not made him go to the Police and advise them which properties there were, and who was involved! As an honest, moral, decent and concerned human being do you think this is right Glenn? HE HAS ADMITTED KNOWING ABOUT FRAUD!!!!!!

    One was 107 Albatross that is for sure!.

    If you are so concerned about my site damaging Ray White officesand the innocent which I take on board,ask Brian White have Kollosche to report to Broadbeach Police at 8.30 in the morning and have him report the frauds he knows about.

    This is not speculation, this is not assumption, this is public record fact whereby Hedley Thomas will swear on the bible in Court this is what Kollosche admitted to him. There is your challenge Glenn!

    I will meet you and Kollosche at the Broadbeach Police at 8.30 in the morning and the site will be immobilised after he has conducted a full and thorough breifing to the Police about what happened on the beachfront with fraudulent transactions.

    Brian White is the head of Ray White, it his his job to act with competence and authority when he knows of wrong doing. Again, he Kolllosche admits it Glenn. Why does Brian White need the OFT and the QPS to make a determination, his own sub contracter has admitted to knowing of fraud???

    As many people have commented about the fact that I am targeting the wrong people, White heads up Ray White and he owns it so it his responsibilty to tell the truth. I have had overwhelming response to the site with agreived former customers, former staff and many others stating that is about time something like this happened. Its not a popularity contest, its about exposing the truth about sinsister and criminal conduct and underhanded conduct of agents. I suggest you read the comments on the home page of the site and see what so many people have to say!

    Hereunder is the quote from the article written by Hedley Thomas from May 2010:-

    An earlier beachfront transaction involving Mr A (Girardo) and a put and call deed saw a property being purportedly sold for $8.5m when in truth it reaped $5m for the vendor. The amount lent to Mr A (Girardo) for the purchase was $6.8m because Westpac was led to believe the sale price was $8.5m. The property was sold by Westpac as mortgagee in possession in late 2008 for $3.5m. Westpac was oblivious. A Westpac spokeswoman, who confirmed Mr A (Girardo) was bankrupted by the bank, said lenders relied on the honesty of customers.

    She could not comment on individual transactions.

    Property experts disagree over the scale of the scheme.

    Ray White Broadbeach and its top agent, Kollosche, insist there were only a couple of isolated incidents.
    (THIS IS THE ADMISSION HE KNEW)

    But other agents and valuers with a long record of experience believe the use of put and call options help to explain explosive price growth of properties on Hedges and Albatross avenues.

    A respected Gold Coast agent with knowledge of the practices on the beachfront says other transactions were manipulated by people other than Mr A.(Girardo)

    “This part of the strip became a playground for a number of individuals who used the put-and-calls, swaps and trades to jack up the prices,” he says.

    “It was like pass-the-parcel with some of the properties but it is only now that Rod Lambert has come along to rock the boat.

    There is your challenge Glenn, happy to meet at the Police at 8.30 in the morning. Kollosche’s number is on the internet. Let me know if he agree’s?

    We should all be focusing on getting to the bottom and exposing this criminal conduct within the property industry and possibly the biggest property fraud in Australian history! The sooner it gets exposed the sooner things will go back to normal. White needs to act like a Chairman and stand up and be counted!

    Has he provided evidence that the investigations took place because no one from Ray White has ever spoken to me. I did spend several hours with the QPS yesterday though.

    Hope to see you at 8.30 Glenn?

    Rod Lambert.

  60. Glenn Rogers February 5, 2012 at 7:39 pm #

    Rod,

    Ranting about it in here will get you no where and might get you in trouble, lawyers are very sneaky they may be gathering evidence to go you for defamation.

    Take it to the media, one of the current affairs shows, they wil run with ot and have their lawters go over it first,

    Then there is the courts, if what you say is correct there is a strong case to get justice there.

  61. Glenn Batten February 5, 2012 at 7:45 pm #

    Sorry, I have another appointment but lets just hope Michael turns up but I would not go counting on it if I was you 🙂

  62. Glenn Batten February 5, 2012 at 7:57 pm #

    Glenn,

    I have a suspicion that he is hoping they will start an action. I am guessing he would love to put a stack of documents in front of a judge as his defence rather wait for the QPS and OFT to finalise the investigation.

    I can only guess before he starts an expensive civil action he is hoping for the OFT and QPS to find against the other side. It would certainly be an easier and less expensive civil action. Since the investigations have been going on for 2 to 3 years that matter is not as simple as either side would probably have you believe.

    The issue has been on the current affairs shows multiple times already (and probably will be again) plus most major newspapers in Australia including The Australian.. I am sure quite a few lawyers have fact checked the basics in the case.

    I do agree with you that repeating the claims here that are on his website is counter productive.

  63. Glenn Rogers February 5, 2012 at 10:30 pm #

    Didn’t realise it has been going on for so long, guess I should read everything instead of skimming through it, No wonder Rod is so frustrated.

  64. Rod Lambert February 6, 2012 at 10:23 am #

    Glenn, I apologise if I was ranting.

    Understand, I have nothing, dafamation can not hurt me, our site is full of factual evidence.

    One one Queensland’s leading llitigation Solicitors who is acting for Daryl Platt and others said this.

    Imagine Ray White suing you for defamation and you present you evidence in front of a magistrate.

    He said, the judiciary would be horrified by what they have done to you and would immediately refer the the matter to the DPP. (Department of Public Prosecutions).

    Have a look at my updates this morning.

    Also, when you go to Court you have your chance to put your case to a fair minded well trained Legal expert who will carefully assess both sides. Too many people are scared about Court and you seem to refer to Courts quite often. They are designed to protect us!

    Lastly, Glenn, I am already in trouble, we have lost everything becuaser of this fraud, my health has suffered terribly as a result, and we have not a thing to lose….what trouble Glenn, we are all ready at the bottom mate!

    Thanks for your interest though and good luck!

  65. Rod Lambert February 6, 2012 at 10:24 am #

    Read my updates this morning Glenn!

    Gannon has also admitted that Damien Ingwersen was in the thick of fraud as Kollosche did to the Australian….this is where my focus lies……

  66. Rod Lambert February 6, 2012 at 10:27 am #

    Thanks Pat, I dont know about desperate, I just think I want transparency and I dont trust that Ray White have not been interferring at the highest levels to make this go away!

    They have already apprioached a Politician!

  67. Rod Lambert February 6, 2012 at 10:39 am #

    Glenn, the reason I put them up again is to illistrate the criminal content. I appears to be dismissed by so many so easily!

    I do it because it seems that your focus and others is about my email which you dont agree with, which I accept, however very little creedence is placed on the real issues.
    Fraud, price manipulation, criminal conduct, corruption of the public record and Ray Whites and particularly Brian Whits failure to act.

    Please focus on these things, and help get these very serious crimes that have cost tens of millions to so many and hurt innocent people out there!

    I accept your criticism of my email…..lets focus on the real issues though!

    Thanks for the input, I am signing off as I have a great amount of work to do for the Police over the next few days….see if White will have Kollosche make a statement to the Police….isnt that the right thing to do Glenn and not get caught up about my email.

    You seem to dismiss the previous damage done by Ray White (Brian White is Chairman) and focus on the damage that you claim my email could do….spare a thought for Daryl Platt….lost everything because of Kollosche, Adrian Slinger who was physically threatened by Ray White agents, the Lamberts who have been decimated…I notice no sympathy here!

  68. Peter Mericka February 6, 2012 at 11:53 am #

    I have to correct you there Rod. The REIV managed to get Mr. Bruce Atkinson MP, who is now the President of the Legislative Assembly of the Parliament of Victoria to stand up and to name me and my law firm, Lawyers Real Estate in an effort to ruin my business and to prevent me from breaking open the real estate agent monopoly over residential real estate sales.

    Mr. Atkinson had no evidence of any wrongdoing, did not contact me before or after the event, and repeated it two more times. He also had access to information that he was not entitled to.

    You will find that politicians tend to favour the real estate industry over consumers.

  69. vic Del Vecchio February 6, 2012 at 12:07 pm #

    Rod,

    Most readers of this blog would empathise with your cause. Most see the injustice served to you and others through the alleged criminal activities of a group of greedy individuals.

    However what you seem not to realize is that only a small proportion of agents that received your email visit B2. You have sent out a broadcast fax to what, 10,000 agents. These agents to the letter would not consider using the tactic you espoused.

    The point I made earlier about getting out a retraction email, is simply to show agents that you really want their support for your justice cause and not their support for a vendetta that will hurt other innocent Ray White agents.

    Send the email apologizing for suggesting the tactic and direct them to your website, asking to show support for a full investigation into the practices on the Gold Coast.

    Take a step back to move forward. If you do so you will have my support- but not whilst it is coupled with an unscruplous tactic of your own.

    I believe that most agents in Australia act ethically all the time. I believe that they are ready to support a cause that will see their industry begin to be cleaned out and their reputations improved.

    With the recent surveys showing agents at the bottom of the rung…and them wondering what they deserved to get there, I have no doubt they would support any action that would put the focus on the shonks and those endeavouring to protect them.

    I really want you to get justice.

  70. Jezza February 6, 2012 at 2:36 pm #

    it’s all about you Peter, all about you.

  71. vic Del Vecchio February 6, 2012 at 3:16 pm #

    Come on Jezza fair suck of the Sav,

    Peter’s contribution is relevant to the discussion – and as a contstant advocate for the rights of buyers has a right to comment on this subject 🙂

  72. Brett February 6, 2012 at 5:13 pm #

    Damn it. Who was the one that summoned Peter here? I told you this would happen 😛

  73. Glenn Batten February 6, 2012 at 5:59 pm #

    Actually, I think if you look more closely you will see that virtually nobody has shown support for the office or individuals involved, choosing not to comment on the case …. but they have supported the Ray White offices that have not been involved in any way with Rod’s or your issues.

  74. adrian February 8, 2012 at 12:04 am #

    Brian,

    Your third paragraph states ‘ when complaints are made we,as trustees of the Group ,investigate them diligently ‘.

    Your statement is not correct.

    In 2012 heads of Corporations,Institutions,Governments etc and those in responsible positions are held more accountable for their spoken word than back in the 70’s and 80’s.

    On August 30th 2007 and well before the current complaints to Ray White a property that my company owned at 33 Hedges Avenue Mermaid Beach was settled after being sold at auction by your agent Michael Kollosche.

    Kollosche though had seriously mislead me.

    Amongst many other issues your star agent had on presentation of the Market Analysis Statement (prior to auction) detailed properties sold in the preceeding years and properties potentially coming on the market in future (most of which never materialised).The intent of his presentation appeared to seek to lower my price expectaion which is questionable but not my main issue.

    His attention to detail though somehow escaped him on one property in particular as he failed to advise me that the adjoining property on my southern boundary was actually on the market (with Ray White ).Brian as a man of your experience knows the adjoining property is rather pertinent and serves as the best guide for comparison particulary given same allotment size ..same beach view however a newer but not for everybody house.The asking price..a not so insignificant $3,000,000 more.

    To explain further.I was not residing at the subject house at the time and therefore not in a position to see agent activity next door and on my meeting with Kollosche or on the day of the auction there was no visible signage however one appeared a few days later.Yes asking prices can be unrealistic at times but in the week following my auction the property sold..for well over $3,000,000 more than my property.

    Your star agents deceit also extended to him advising me that the owner of this particular property would be a bidder on my property.This was significant as I was under the clear understanding going into the auction that this neighbour would be an strong competitive bidder to a certain Tony Smith who was very keen to add my property to his almagamation.Well Brian there was no strong competitive bidder..strange ? Well of course not as the neighbour had already bought elsewhere.

    Perhaps worthwhile mentioning to is your Michael Kollosche told me that he would have somebody at the auction to tickle things along.Brian infact Michael introduced me to him..Ron Bakir.I am told he is somebody well known on the Gold Coast.

    Brian,I am sure your company makes best efforts to train and provide the necessary skills in the finer workings of Real Estate,contracts etc.I have absolute confidence therefore that all Ray White agents would have been thoroughly trained with the knowledge that any changes to a contract need to be signed by both parties.

    Well Brian,post auction your agent in consult with the purchaser deleted a condition on the Special Conditions Annexure and overlooked pointing out this detail to me.At that time Brian had I been advised by Kollosche of this change it would have given me the option to opt out of the contact which I would have done immediately as I was bitterly disappointed with the conduct of the auction and price acheived ( this even prior to knowledge of the neighbouring properties price)

    These matters and others made me seek legal advice prior to settlement.On the day of settlement notice was given by my lawyers to Ray White not to release commissions as there was a dispute.Being the family buisness that Ray White was I expected that in the course of time matters would be discussed in a civil way..explanations given etc.

    Evidently that is not the way your operatives work sometimes Brian.Your star agent Kollosche and his principal Gary Gannon turned up.They threatend me Brian.They were demanding I sign a form they had brought to release their commissions.Brian they threatened to impound my car.Brian I had to call the police.I eventually made a call to my lawyer who happened to know your Gary Gannon and eventually persuaded the boys to leave.

    Brian you said in your statement the dispute with Lambert was particulary painfull for you and your family.Then Brian you will have some compassion for me because as a result of the confrontation with Kollosche and Gannon I lost the single most important thing left to me from my late wife.

    But none of this is new news to you Brian.

    Following this altercation and the conduct of the auction I sent in a detailed complaint to Ray White.Being an existing client of Ray White (had both bought and sold previously ) and also Ray White being a principled and family owned company for 106 years (at that time) I had assumed my complaint would have been investigated diligently.Perhaps I thought..that an officer of Ray White would contact me for an interview or at least I would receive some correspondence.Umm no.Nothing.No response in any shape or form.

    Then on June 1st 2010 as more complaints were being publically aired about Michel Kollosche I decided to write to you personally Brian.I detailed as best I could (4000 words) some of the deception and lies that I had been subjected to.I was sure on this the second occasion and in light of the other complaints that had been made that my complaint would be given a hearing and diligently investigated.

    Brian your 36 word reply beggars belief.To remind you of how diligently you investigated my claims you replied promptly the following day and said..

    I have received your letter
    Doubtless ,in your gallery,you have had artists atempt to defraud you and you have responded appropriately
    Strange-Lambert claims he was “oversold “and you claim to be ” undersold’

    Brian.Also to remind you of your govenance standards (and desire to dilligently investigate) you copied your reply to none other than the subject of my complaint..Michael Kollosche.

    Had you or Ray White bothered to investigate my initial claim of 2007 and acted accordingly after reviewing the evidence then the likes of Rod Lambert most likely would not have been exposed to conduct that has caused them great distress and loss.

    Brian,the press Ray White is receiving is a result of your own inaction.The duress caused to your own agents and others is because when my complaint (and others)was made you did not

    ..investigate them dilligently

  75. Rod Lambert February 8, 2012 at 11:07 am #

    Glenn, hereunder is a response from Adrian Slinger that I could not find readily….I thought I would resubmit it.

    Brian,

    Your third paragraph states ‘ when complaints are made we,as trustees of the Group ,investigate them diligently ‘.

    Your statement is not correct.

    In 2012 heads of Corporations,Institutions,Governments etc and those in responsible positions are held more accountable for their spoken word than back in the 70′s and 80′s.

    On August 30th 2007 and well before the current complaints to Ray White a property that my company owned at 33 Hedges Avenue Mermaid Beach was settled after being sold at auction by your agent Michael Kollosche.

    Kollosche though had seriously mislead me.

    Amongst many other issues your star agent had on presentation of the Market Analysis Statement (prior to auction) detailed properties sold in the preceeding years and properties potentially coming on the market in future (most of which never materialised).The intent of his presentation appeared to seek to lower my price expectaion which is questionable but not my main issue.

    His attention to detail though somehow escaped him on one property in particular as he failed to advise me that the adjoining property on my southern boundary was actually on the market (with Ray White ).Brian as a man of your experience knows the adjoining property is rather pertinent and serves as the best guide for comparison particulary given same allotment size ..same beach view however a newer but not for everybody house.The asking price..a not so insignificant $3,000,000 more.

    To explain further.I was not residing at the subject house at the time and therefore not in a position to see agent activity next door and on my meeting with Kollosche or on the day of the auction there was no visible signage however one appeared a few days later.Yes asking prices can be unrealistic at times but in the week following my auction the property sold..for well over $3,000,000 more than my property.

    Your star agents deceit also extended to him advising me that the owner of this particular property would be a bidder on my property.This was significant as I was under the clear understanding going into the auction that this neighbour would be an strong competitive bidder to a certain Tony Smith who was very keen to add my property to his almagamation.Well Brian there was no strong competitive bidder..strange ? Well of course not as the neighbour had already bought elsewhere.

    Perhaps worthwhile mentioning to is your Michael Kollosche told me that he would have somebody at the auction to tickle things along.Brian infact Michael introduced me to him..Ron Bakir.I am told he is somebody well known on the Gold Coast.

    Brian,I am sure your company makes best efforts to train and provide the necessary skills in the finer workings of Real Estate,contracts etc.I have absolute confidence therefore that all Ray White agents would have been thoroughly trained with the knowledge that any changes to a contract need to be signed by both parties.

    Well Brian,post auction your agent in consult with the purchaser deleted a condition on the Special Conditions Annexure and overlooked pointing out this detail to me.At that time Brian had I been advised by Kollosche of this change it would have given me the option to opt out of the contact which I would have done immediately as I was bitterly disappointed with the conduct of the auction and price acheived ( this even prior to knowledge of the neighbouring properties price)

    These matters and others made me seek legal advice prior to settlement.On the day of settlement notice was given by my lawyers to Ray White not to release commissions as there was a dispute.Being the family buisness that Ray White was I expected that in the course of time matters would be discussed in a civil way..explanations given etc.

    Evidently that is not the way your operatives work sometimes Brian.Your star agent Kollosche and his principal Gary Gannon turned up.They threatend me Brian.They were demanding I sign a form they had brought to release their commissions.Brian they threatened to impound my car.Brian I had to call the police.I eventually made a call to my lawyer who happened to know your Gary Gannon and eventually persuaded the boys to leave.

    Brian you said in your statement the dispute with Lambert was particulary painfull for you and your family.Then Brian you will have some compassion for me because as a result of the confrontation with Kollosche and Gannon I lost the single most important thing left to me from my late wife.

    But none of this is new news to you Brian.

    Following this altercation and the conduct of the auction I sent in a detailed complaint to Ray White.Being an existing client of Ray White (had both bought and sold previously ) and also Ray White being a principled and family owned company for 106 years (at that time) I had assumed my complaint would have been investigated diligently.Perhaps I thought..that an officer of Ray White would contact me for an interview or at least I would receive some correspondence.Umm no.Nothing.No response in any shape or form.

    Then on June 1st 2010 as more complaints were being publically aired about Michel Kollosche I decided to write to you personally Brian.I detailed as best I could (4000 words) some of the deception and lies that I had been subjected to.I was sure on this the second occasion and in light of the other complaints that had been made that my complaint would be given a hearing and diligently investigated.

    Brian your 36 word reply beggars belief.To remind you of how diligently you investigated my claims you replied promptly the following day and said..

    I have received your letter
    Doubtless ,in your gallery,you have had artists atempt to defraud you and you have responded appropriately
    Strange-Lambert claims he was “oversold “and you claim to be ” undersold’

    Brian.Also to remind you of your govenance standards (and desire to dilligently investigate) you copied your reply to none other than the subject of my complaint..Michael Kollosche.

    Had you or Ray White bothered to investigate my initial claim of 2007 and acted accordingly after reviewing the evidence then the likes of Rod Lambert most likely would not have been exposed to conduct that has caused them great distress and loss.

    Brian,the press Ray White is receiving is a result of your own inaction.The duress caused to your own agents and others is because when my complaint (and others)was made you did not

    ..investigate them dilligently

    Reply

  76. vic Del Vecchio February 8, 2012 at 11:22 am #

    Rod,

    Thought I was seeing double, but I’m not. This has already been posted by Adrian above and you have added nothing new.

  77. Jezza February 8, 2012 at 6:54 pm #

    Vic – yes he does.

    I also have the ability to point out that Peter talks about himself more than the people his is trying to help.

    Peter and Neil Jenman are pee’s in a pod. Self promoters using an almost odd hatred for agents to make a quid.

  78. You know who I am February 10, 2012 at 11:39 am #

    I worked at Ray White for a period of time and the tactics I was encouraged to use, looking back.. WELL – Disgusting sums it up. I was young and was taught like a good Ray White agent to List at any cost, convert to auction THEN Crunch, not the buyer the seller often.

    I Resigned – and freelanced to Developers amalgamating

    Now its time we make it RIght – Watch out Ray White!

    PS

    There were no breaches of the spam act as there was no comercial nature to the communication.

    Under the Spam Act 2003 it is illegal to send, or cause to be sent, unsolicited commercial electronic messages. The Act covers email, instant messaging, SMS and MMS (text and image-based mobile phone messaging) of a commercial nature. It does not cover faxes, internet pop-ups or voice telemarketing.

    I find it strange that agents still dont understand basic rules surrounding SPAM……

    Purely factual messages with no commercial content whatsoever are also exempt.

    What is a commercial electronic message?
    The Spam Act defines a commercial electronic message as any electronic message that:

    offers, advertises or promotes the supply of goods, services, land or business or investment opportunities
    advertises or promotes a supplier of goods, services, land or a provider of business or investment opportunities
    assists a person to dishonestly obtain property, commercial advantage or other gain from another person.
    The Act classifies an electronic message as ‘commercial’ by considering:

    the content of the message
    the way in which the message is presented
    any links, phone numbers or contact information in the message that lead to content that has a commercial purpose – as these may also lead the message to be defined as ‘commercial’ in nature.

  79. Rod Lambert February 10, 2012 at 5:50 pm #

    Glenn, read what has just come in from a Ray White Franchisee….not sure about Sucker punch mate!

    There will be an inquiry into Ray White…..the comments are comming in hourly!

    I am a Principal and Licensee of a Ray White Franchised office.
    I preface my comments with the fact that I and my sales and property management staff act with the highest ethical and professional standards. We operate with transparency in all our dealings and adhere rigidly to the one maxim in real estate – to always act in the best interest of our principal – “the vendor”.

    This stated, I make the three following points and observations:

    1. I firmly believe that the hierarchy of Ray White has lost the plot and have far exceeded their “use by” date. I concur and sympathize with the many correspondents to this website who have expressed the same. An indication of this is the quality and integrity of the consultants and advisors they have employed to propagate their selling philosophy of “sell at any price and by whatever means – as long as it is by auction”. One such “guru” is Mark McLeod who has been rampaging around Australia and bullying offices to take up the Auction Method of Sale irrespective of whether it is in the best interests of our vendors. His teaching of “park the good offers” and present the poor offers to condition the vendors, is not only unprofessional and unethical, it borders on fraudulent behaviour as it flies directly in the face of what we are employed to do – act in our vendor’s best interest. His gutter language, belligerent demeanour and diatribes on those who do not heed the message, do little to enhance the professionalism that we strive for. As for Brian White, what can be said?? No action on the important issues and long, boring and incoherent ramblings about “his family”. Yes, I think it is time Brian.
    2. If we have cancer, we do our best to cure it. It sometimes means an operation to cut it out. The same applies to Ray White. Have the guts to come out publicly and admit to our cancer and then excise it so the rest of the genuine and honourable agents can move forward.
    3. This website has cited (and condemned) many incidences of deception and malpractice, most of which are undoubtable true and accurate, however seems to me there is a degree of deception and ulterior motives from within. If the agenda is to bring the Ray White hierarchy into the 21st century, maybe it would be better achieved by the many ethical franchised offices banding together to force the issue instead of hanging out the dirty washing to public scrutiny and ridicule.

    I am a Principal and Licensee of a Ray White Franchised office.
    I preface my comments with the fact that I and my sales and property management staff act with the highest ethical and professional standards. We operate with transparency in all our dealings and adhere rigidly to the one maxim in real estate – to always act in the best interest of our principal – “the vendor”.

    This stated, I make the three following points and observations:

    1. I firmly believe that the hierarchy of Ray White has lost the plot and have far exceeded their “use by” date. I concur and sympathize with the many correspondents to this website who have expressed the same. An indication of this is the quality and integrity of the consultants and advisors they have employed to propagate their selling philosophy of “sell at any price and by whatever means – as long as it is by auction”. One such “guru” is Mark McLeod who has been rampaging around Australia and bullying offices to take up the Auction Method of Sale irrespective of whether it is in the best interests of our vendors. His teaching of “park the good offers” and present the poor offers to condition the vendors, is not only unprofessional and unethical, it borders on fraudulent behaviour as it flies directly in the face of what we are employed to do – act in our vendor’s best interest. His gutter language, belligerent demeanour and diatribes on those who do not heed the message, do little to enhance the professionalism that we strive for. As for Brian White, what can be said?? No action on the important issues and long, boring and incoherent ramblings about “his family”. Yes, I think it is time Brian.
    2. If we have cancer, we do our best to cure it. It sometimes means an operation to cut it out. The same applies to Ray White. Have the guts to come out publicly and admit to our cancer and then excise it so the rest of the genuine and honourable agents can move forward.
    3. This website has cited (and condemned) many incidences of deception and malpractice, most of which are undoubtable true and accurate, however seems to me there is a degree of deception and ulterior motives from within. If the agenda is to bring the Ray White hierarchy into the 21st century, maybe it would be better achieved by the many ethical franchised offices banding together to force the issue instead of hanging out the dirty washing to public scrutiny and ridicule.

    murray.blanchard@raywhite.com

    Make up your own mind Glenn….the truth is coming out now!

  80. Daryl Platt February 10, 2012 at 6:52 pm #

    To Brian White:
    I read your above post and am amazed at the temerity of your response. I quote “Where there is proper evidence of wrongdoing we do take immediate action” – Brian – I have written to you, Peter Camphin, Christine Gray, Andrew Jamson about the FRAUD and misleading conduct that was committed by Michael Kollosche and others in relation to my groups purchase of 1/147 Hedges Avenue. NOT one person contacted me and asked for any evidence – no one rang or emailed me to enquire about the veracity.
    I summize you did you own internal investigations and saw how guilty Kollosche was but then balanced this against the amount of money he is making for yourself and then made a conscious decision to continue to back the criminal conduct of Kollosche.
    Brian look hard at yourself and the damage that this is doing to your companies reputation and the other honest people in the group….are you willing to continue to stand behind Kollosche at the expense of all others in the face of irrefutable evidence?
    There are more details to be revealed in the public spectre about mine and other cases – we are not going away – how long this lasts is entirely up to you.
    I have also made a formal complaint to the Office of Fair Trading and met with the Minister of Fair Trading the Hon Peter Lawlor MP to advise him of the matter and my concerns. I have also lodged a statement with the QPS which is now with the fraud squad for investigation. The Office of Fair Trading have launched their own investigation into the conduct of Michael Kollosche and Gary Gannon with respect to my complaint -as I am sure you are aware – I believe this hasn’t been wrapped up yet as continual new evidence and further wrong doings come to light!
    I have met with Joe Ganim ,my solictor,of Hopgood and Ganim and his perspective is that this is the clearest case of Fraud he has seen in several decades of Law. In the fullness of time our civil suit will be filed.

  81. John Vandenbergh February 10, 2012 at 7:57 pm #

    As Murray’s business partner, I was shocked to read this email – it is literally beyond my comprehension.
    I can only say at this point I emphatically disagree with the views he has put forward and they in no way reflect my own or that of my team. I have the utmost respect for Brian White, Mark McLeod and the Ray White corporate team. Mark McLeod is a superb trainer and he always instructs agents that every offer must be presented to a vendor.
    So strong is my belief in Brian White and the Ray White Group that I am actually in the final stages of starting a second Ray White business.
    I regret that the good name of my business and that of Ray White may have been sullied by Murray’s actions.
    John

  82. john vandenbergh February 11, 2012 at 1:05 pm #

    As Murray’s business partner, I was shocked to read this email – it is literally beyond my comprehension.

    I can only say at this point I emphatically disagree with the views he has put forward and they in no way reflect my own or that of my team. I have the utmost respect for Brian White, Mark McLeod and the Ray White corporate team. Mark McLeod is a superb trainer and he always instructs agents that every offer must be presented to a vendor.

    So strong is my belief in Brian White and the Ray White group that I am actually in the final stages of starting a second Ray White business.

    I regret that the good name of my business and that of Ray White may have been sullied by Murray’s actions.

    John

  83. Rod Lambert February 16, 2012 at 12:09 pm #

    Hi Glenn, maybe an update with this comment that came in this morning would be appropriate.

    I am an ex RW Qld corporate staff member who got fired after I expressed an opinion or 2 that with hindsight i shd have kept to myself- and can confirm that the problem is Brian White. And the whole place is so scared of him.
    Peter Camphin is weak, so he is backed up by Brian White’s new lap dog Tony Warland and both of these 2 are gutless to tell Brian the truth.
    It is so undignified How Peter clings to his job just for money without realising that his franchisees have lost respect for him as he clings on agreeing to job share with Tony Warland who is laughed at by most Qld franchisses but who force respect as he can shut yiu down without mercy so they pretend to respect him.
    Brian is full of greed and to produce profit, his CEO’s relentlessly sack junior staff members just to show profit…some family man you are, brian…
    If the OFT were to place RW under investigation they would find new franchisees opened up with owners having no skill to be owners, yet Brian, Peter and Tony don’t care. These people call pleading for help yet their pleas fall on deaf ears! All they care is abiut their 10% franchise fee! Yet the larger franchisees pay only 4% or 5% yet they force the smaller ones to pay more. Funny as Peter and Tony force their franchisees to take risks and recruit more staff , they themselves are sacking people the same time.
    When they shut down a franchise they steal databases that belong to their franchisees and encourage nearby RW offices to steal business from the outgoing franchisee.
    READ CAREFULLY ALL YOU CURRENT FRANCHISEES…!
    All the contacts, confidential landlord information you enter into the RWRE prescribed MYDESKTOP system is actually copied by senior RW Corporate staff secretly and without the business owners knowing about it, they can (and do) pass this information on to their favorite office owners.
    I have heard Tony Warland do this a number of times and I have seen him secretly order MyDeESKTOP company to download these sensitive details to him so that he can advise nearby franchises to spread false stories to scare landlords into shifting their business. ALL Ray White businesses are at grave risk and the owners have no idea. The day you decide to leave this group, they will rape your business too and all your rental managements which is your lifeline!
    Don’t ever say you were not warned!
    RWRE has failed morals… Brian White has lost direction and cannot stop being greedy at expense of people’s livelihoods- his brother Paul White still exploits young women and cannot keep his zipper shut yet no one dare complain as these men are very powerful.
    The Whites lost many peoples fortunes through the failed RAY White Invest arm which young Dan White ran but rather than take responsibility, Dan sacked the very people that gave this young boy clear warnings that what he was doing with people’s money was careless! Because they are White’s , people are scared to complain and tell them what they want to hear. This has blinded them.
    Brian supports thugs like Gannon; they encourage poor ethics in their training. They supported Amber brought her fraud, Michael kolosche blindly through his. And they use people like Andrew Jamson to clear up their mess.
    Someone needs to get an investigation going in that company- how the franchisees stick by them is unbelievable.
    I guess they have not seen what I have seen….

  84. vic Del Vecchio February 16, 2012 at 12:18 pm #

    Wow, loaded with rhetorical defamatory dynamite.

  85. Alan February 16, 2012 at 11:31 pm #

    Just reading Brian White’s response made me laugh. Such blatant spin doctoring from the man at the top. But isn’t it amazing how quickly a number of Ray White agents all jumped to Brian’s defense. Birds of a feather, I suspect!

    Unfortunately I know of far too many Ray White offices, (all of course who claim to be honest & ethical), who fail miserably when it comes to to walking their talk.

    If you really are one of the ethical Ray White franchise holders (and I’m sure there are a few) instead of attacking the victims, I suggest that you stand up and tell Brian White that his continued support of the rogue agents is damaging your business. He must do what is right by R/W clients or risk losing business for the brand as a whole, and losing you as a franchisee.

    If you really are an ethical agent like you claim to be, you will have no difficulty doing this…..would you?

    Having seen all the evidence so far, I have to support Rod Lambert on this one. And it’s time that the OFT got off their backsides and started tidying the industry up, instead of whitewashing consumer complaints in the way that they do.

  86. Murray February 17, 2012 at 10:21 am #

    Whilst the following will no doubt be exploited by Ray White detractors as an example of coercion and bullying by the Ray White Group, I stress that I make this statement on my own volition, with the purpose of giving my action of writing to what I now see as a very malicious anti Ray White website, a sense of balance and perspective.

    After considering the events of the last few days, I am staggered by what I perceive to be, a total lack of integrity by the person or persons operating the “Don’t Trust Ray White” website. The action of using my comments (which I believed were part of an open forum) in a spiteful and malevolent manner against Ray White for their own agenda is, I believe, deplorable.

    Whilst I clearly do not agree with some of the things that have happened in the Ray White Group, I do not believe that any of the issues are terminal for the organisation. If I did, I would not have re-signed my Franchise Agreement for a further period, which I did approximately twelve months ago. Overall, I am happy with Ray White and, having been part of another real estate franchise group previously, I see Ray White as “streets ahead” particularly in the areas of staff training and support.

    I concede that my comments about the issues on the website were in hindsight, un-informed and hasty. Further investigation has led me to believe that a number of the facts pertaining to the issues and incidences posted are one-sided, have been selectively used and are not the “entire” truth. I further believe that this selectivity is simply an attempt to publicly smear the veracity of the Ray White Group by people with their own agendas.

    I acknowledge the leadership role of Brian White. Brian has led the organisation well to this point and has overseen a period of very substantial change and evolution which has resulted in The Ray White Group being recognised as the premier real estate group in Australasia. Brian did not deserve my public attack and I therefore apologise for my remarks.

    Furthermore, and finally, I wish to sincerely apologise to anybody who may have been adversely affected by my actions.

    Murray Blanchard

  87. Peter Ricci February 17, 2012 at 10:54 am #

    Well written Murray

    To me there are no such thing as facts, there is only verifiable and falsifiable evidence, if it cant be verified and falsified, then it cant be considered evidence and it should be dismissed as such. Even DNA evidence has an error rate, ever so small, but it is an error rate.

    Just about everything on here are peoples opinions and we are right about as much as we are wrong. Conversations is what this is all about. That website, is pretty embarrassing for the guy who has put it up, it takes a ridiculously one sided approach and doesn’t rely on evidence but strong opinions.

    He could have done that website in such a way as it would garner respect, but really it is just a person with a vendetta, a little sad, but he has a right to say as he pleases and we have a right to challenge his opinions.

    Peter

  88. Sue Riotis February 17, 2012 at 3:35 pm #

    I am outraged at Mr Lambert’s attack on the Ray White Group and the Ray White family. They do NOT deserve this vicious attack.

    Mr Lambert take a good hard look at yourself, there are many many good agents who work very hard and honestly to provide for their families. You should be ashamed of yourself with your disgraceful email to try and hurt as many people as you can at Ray White.

    Please keep your opinions and personal vendetta to yourself, and stop trying to hurt innocent people.

  89. Toby February 17, 2012 at 6:49 pm #

    Jason

    I am surprised that a person of your standing would feel that the Ray white response is appropriate. They have refused to investigate their own employee – well, they would have obviously investiagetd it for their own benefit but they have failed to make the findings known to authorites.

    Whatever the investigation, Kollosche himself advised there were only isolated incidences of such pricing schemes having occurred.

    Does that mean if it is isolated, it becomes legal..?? Are we then allowed to break the law on the basis it was an isolated incident only..!

    I agree with most of what you say re: innocent till proven guilty, but saying back off as BW is a credible man in your dealings with him is quite ridiculous. brian white is a calculating, mean, greedy man who has no value for his people. he sacks people every christmas – just the day before x mas actually and he has no regard for his franchisees apart from his 10%.

    Before you comment further, try working for him…

  90. Toby February 17, 2012 at 6:57 pm #

    Defamation only when untrue things are said… please consider …

  91. Toby February 17, 2012 at 7:10 pm #

    I gather your partner was not too happy with your views either… did you get into trouble with him and rest of Ray white and is this simply a face saving reply from you to save your own hide…? from what i know of brian, he ruins dissent and esp when it comes from within. i guess his own CEO’s shrink into silence and you must be a much smaller man. if you did it out of fear, then shame on you, but if you did it because you believe it, hats off. but we both know it was fear.. your first blog was too detailed and thsi reply looks too orchestrated . thumbs down from me

  92. Glenn Batten February 17, 2012 at 11:03 pm #

    Murray,

    I have nothing to do with the website in question. My opinion on how Rod targetted Ray White offices not involved in this dispute is pretty clear…. Given the length of time this investigation has run I understand that the issues are complex and that the truth is probably not going to lie at either end of the argument, but somewhere in between.. But I have to agree with Toby on this one.. your response seems pretty crafted.

    You might have genuinely changed your mind and if that’s really true I respect it, but the response does not seem to have a total Colgate ring of confidence to it IMHO. In any car I have driven if you go from 100km/hr to reverse that quickly and absolutely you are going to crunch a few gears in the process…… 🙂

    I am sure you got lots of calls and emails….. so what was it that changed your mind?

  93. Dave Platter February 29, 2012 at 9:43 am #

    Glenn, there’s more on this story today. Read this from today’s excellent AFR story by Ben Hurley:

    “Lawyers acting for the Ray White real estate family have contacted Gold Coast developer Rod Lambert, demanding he cease his two-year effort to discredit the group or face legal action.

    “The move by the Whites follows the arrest of Mr Lambert on Sunday night for allegedly stalking the Ray White Queensland chief executive, Peter Camphin.”

  94. Glenn Batten February 29, 2012 at 3:19 pm #

    I have not had a chance to read the AFR article but I have read the Gold Coast Bulletin and Courier Mail article. It is an interesting twist.

  95. Brett March 2, 2012 at 12:03 pm #

    Looks like the site has been shut down also.

  96. Glenn Batten March 2, 2012 at 1:39 pm #

    Brett… I am not quite sure on that.

    The domain is still active.. and its still pointing to a webserver. It could be a configuration issue or something else… What is showing when you visit the website is “ftpquota”… which could mean that he has hit the bandwidth limits on his hosting account…

    That is pretty hard to do with a normal website and modern hosting plans but he did have a lot of big downloads for visitors to read so it’s possible he could have triggered his quota… If that is the case its proof positive that he is getting word out there as the files would have to be downloaded quite a lot to trigger bandwidth issues.

    We will find out soon enough if it comes back up….

  97. Geoff March 2, 2012 at 7:21 pm #

    I am interested to know what Rod Lamberts relationship is, with the new RW Broadbeach franchisee, larry Malan

  98. independent research March 4, 2012 at 4:55 pm #

    FRANCHISE REAL ESTATE AGENCY MYTHS
    Myth 1. Our franchise brand has the best global coverage!
    Fact: With the help of the internet all real estate businesses large and small have access to equal on-line coverage and they are on a level playing field with regards to national and international property exposure.
    Myth 2. Our franchise brand has the most offices around the world!
    Fact: With the help of the internet the vast majority of buyers and renters search by location not brand and they have no real need to enter a lavish franchise sales office. This growing trend has diminished the only real advantage franchise networks had in the past.
    Myth 3. Our franchise agents have access to the biggest data-base network !
    Fact: With excessive franchise fees, office and training costs, franchise agents are reluctant to share their buyer data-base and unwilling to network your property with fellow agents or agencies because of the simple fact that splitting their heavily gouged commissions with fellow agents is highly unfeasible.
    Myth 4. Our franchise agents are working in the vendors best interests!
    Fact: Franchises are offered heavily discounted advertising costs for bulk bookings so they often encourage their best agents to list as many properties as possible with highly appealing and inflated values. As a result the over committed franchise agent is unable to attend multiple open houses so unqualified temps or trainees are employed to accurately estimate market feedback. The franchise agent will hold back any good offers and explain to the vendor how interest has waned and the property’s value has suddenly dropped considerably from the agents “quoted value.” The franchise agent will then motivate the vendor to accept that the price will not improve without better offers and they will close the sale with the attitude “if our huge franchise agency cant secure a better price, then nobody can!”
    Myth 5. Franchise agencies are a win-win situation for all involved!
    Fact: There is only one winner in a Real Estate franchise arrangement,… the franchisors. They encourage franchisees to promote the brand with vendor paid marketing and they have carefully crafted strategies in place to avoid creditors, recover losses and maximize fee gouging from agents and vendors. They have access to a continuous revolving door of fresh franchisee’s and agents who unwittingly promote the franchise agency phenomena while they are drip fed a minimum wage and charged hefty fees for the privilege. Franchise agency practices give real estate agents a bad name.
    AS YOU CAN SEE THERE ARE NO ADVANTAGES TO EMPLOYING FRANCHISES TO SELL OR LEASE YOUR PROPERTY. IN FACT IT IS A MASSIVE DISADVANTAGE TO HAVE AN UNDERPAID FRANCHISE AGENT WHO’S ONLY OPTIONS ARE TO WORK IN THE BEST INTERESTS OF THE FRANCHISE BRAND OR RESIGN. ITS A SYSTEM BASED ON GREED WHERE THE VENDORS ARE THE MEAT IN THE SANDWICH.

  99. Glenn Batten March 6, 2012 at 8:56 am #

    The website is backup.. I suspect it was a bandwidth problem.

  100. Ray White Corporate March 28, 2012 at 11:19 am #

    On Tuesday 28th February 2012, we issued Mr David Rodwell Lambert, a seasoned Gold Coast real estate agent and property developer, with notice to cease his ongoing campaign which seeks to discredit the Ray White network.

    We have keenly awaited the findings from the police and Office of Fair Trading to whom Mr Lambert has made complaints about a 2008 commercial transaction, in order to take any appropriate action. Mr Lambert has not been willing to do this and further, to this stage has been unwilling to commence any court proceedings. His recent actions mean we can no longer wait for the decisions of the proper authorities and must act against Mr Lambert’s unacceptable behaviour.

    Mr Lambert made it clear via his latest communication with our solicitors that he has no intention of ceasing his malicious campaign of “cyber terrorism”, which is, as he himself acknowledges, unfairly affecting the more than seven thousand individuals in the Ray White Group who have nothing to do with Mr Lambert’s complaint.

    This has led us to the point where we filed a Claim against him with the Supreme Court on Friday 2nd March. Despite numerous attempts to serve Mr Lambert with the notice at his home and other locations he is known to frequent, we were unable to finalise the process up until last Wednesday 21st March.

    As one step in the process, we elected to file a request for an interlocutory injunction which was heard yesterday. This request was granted and we trust that Mr Lambert will respect the decision of the court in this regard. The court order restrains not only Mr Lambert, by himself, but also his servants and agents.

    We are committed to vigorously defending Ray White and its many thousands of members from the unfair and malicious allegations that have been made against the Ray White Group, through the appropriate legal channels as soon as possible.

    Brian White
    Chairman
    Ray White Group

  101. Wayne March 28, 2012 at 9:37 pm #

    That’s fine Brian. But, what have you done about the problems asociated with the fraud & deceipt perpetrated by Mr Kollosche etc etc.

  102. Geoff March 28, 2012 at 11:42 pm #

    Wayne,
    What he has done is silence the freedom of speech of the many people who have posted their experience with the ray white organisation on rod lamberts website. I hope that someone else can launch another website to continue the exposure of the ray white clulture.

  103. HOW IT IS... April 4, 2012 at 5:09 pm #

    Unfortunately Geoff, the website donttrustraywhite.com has exposed decades of deception commited not only by RW, but most franchise brands. It has shown me how they decieve the vendor with techniques promoted in official training, with approval from the top.

    this sort of behaviour give all agents a bad reputation and i applaud lambert for having the guts to bring it to public attention. after all it is the public who are getting ripped off.

  104. the feds April 4, 2012 at 5:15 pm #

    Calculated to deceive

    Its not just “feed the greed” that the brands and franchises get away with as the deception continues with outlandish stories about their data base which is blatant false and misleading advertising.

    After they feed the greed with inflated property valuations these agents will claim they have access to the biggest private database of buyers available just waiting to buy a property like yours. This is also highly appealing to the home owner and works well in the agents favour.

    These agents are trained to systematically use these tactics to fool unsuspecting vendors and win the listings so they can monopolise the market, park the positive offers, manipulate property prices and offer it to their “private database” who expect to pick up properties for a steel.

    One brand in particular claims on their website to receive 4600 new buyer registrations every month and they have an exclusive private data base of 120,000 buyers.

    CRAP, and it is ridiculous to assume that these so called buyers are only registered with the one brand but this is how it is sold to the home owner because it backs up their claim that your property is worth more with them.

    Everyone knows that web portals like Domain and Real Estate.com.au etc, etc hold much larger “genuine” buyer alert databases that eclipse all the brands and franchises combined.

    The Nielsen Online Australian Property Report from 2008 show that nine out of ten people use the internet to search for property by location. Realestate.com.au alone had 4.87 million unique visits to its website in the single month of March 2009.

    Next time a brand agent tells you they have a database bursting with buyers you will know why they have over valued your property. You can only “feed the greed” if you proclaim to have a big database, otherwise it doesn’t work.

  105. anothervictimofrwactivity April 4, 2012 at 5:30 pm #

    RW….ship of fools, THEIR ARE MANY MORE REVELATIONS TO COME BRIAN, the public will be the final judge!

  106. anothervictimofrwactivity April 4, 2012 at 5:43 pm #

    the flood gates have opened in case you havent noticed peter.

  107. Peter April 4, 2012 at 8:38 pm #

    Have seen Ray White in action at an auction at Arundel on the Gold Coast, the auctioneer had this old guy bidding against himself , disgracefull, will never deal with this mob, Peter

  108. calculated to deceive April 14, 2012 at 3:15 pm #

    Its not just “feed the greed” that the brands and franchises get away with as the deception continues with outlandish stories about their data base which is blatant false and misleading advertising.

    After they feed the greed with inflated property valuations these agents will claim they have access to the biggest private database of buyers available just waiting to buy a property like yours. This is also highly appealing to the home owner and works well in the agents favour.

    These agents are trained to systematically use these tactics to fool unsuspecting vendors and win the listings so they can monopolise the market, park the positive offers, manipulate property prices and offer it to their “private database” who expect to pick up properties for a steel.

    One brand in particular claims on their website to receive 4600 new buyer registrations every month and they have an exclusive private data base of 120,000 buyers. CRAP, and it is ridiculous to assume that these so called buyers are only registered with the one brand but this is how it is sold to the home owner because it backs up their claim that your property is worth more with them.

    Everyone knows that web portals like Domain and Real Estate.com.au etc, etc hold much larger “genuine” buyer alert databases that eclipse all the brands and franchises combined.
    The Nielsen Online Australian Property Report from 2008 show that nine out of ten people use the internet to search for property by location. Realestate.com.au alone had 4.87 million unique visits to its website in the single month of March 2009.

    Next time a brand agent tells you they have a database bursting with buyers you will know why they have over valued your property. You can only “feed the greed” if you proclaim to have a big database, otherwise it doesn’t work.

  109. reality check April 15, 2012 at 8:00 am #

    there are no ethical agents in ray white, just ask mcleod the corporate trainer. with the blessing of brian white he has trained unethical tactics for years. if it werent for lambert and all the staff, clients and vendors who have been ripped off by RW tactics we would all be in the dark and people would still be getting ripped off.

    Hundreds of victims all over australia cant be wrong. why would you contribute to donttrustraywhite website if you havent been ripped off? the accc should suspend all RW activity untl the complaints have been heard in a court of law, thats ethical dont you think?

    if your mum got fleaced by these ratbags what would you do? we are doing what we can to expose them and it seams like we are getting nowhere, the law has no clout and they are too scared to take them on, this is the primary reason for the website because no one is doing anything about it. what would you do???? SERIOUSLY, WHAT WOULD YOU DO????

  110. Peter Ricci April 15, 2012 at 9:24 am #

    Reality Check

    All Agents? You cannot be serious, I have met many great people from Ray White and dealt with an office in Bondi which was one of the best managing agencies I have seen.

    1. Please state unethical tactics?
    2. Are you a competitor of Ray White or a disgruntled ex client or just a concerned citizen?
    3. ACCC Suspend all RW? So what you want is a Middle East Style Judicial System, where you can put thousands of people out of work just to see if one or two parties acted illegally? I think innocent until proven guilty is probably a better system don’t you think?
    4. Hundreds of Victims? Name 10?
    5. What would I do? If I was taken by anyone and I could prove it with actual facts. I would take them to court!

    Sorry to heap this on you, but people come on this site hidden by fake names and throw all kinds of accusations at others – which I continually tell readers they have a right to do, as long as they do not pretend to be someone else – but also to take what they say with a grain of salt. I prefer (it is not a must) Real names so that people do not hide behind things. There can be a valid reason why no one wants to be known, but when they throw these types of comments or accusations, they are meaningless and most people if not all who read this know this!

  111. Geoff April 17, 2012 at 7:48 pm #

    things seem to have quiet?

  112. Michael April 30, 2012 at 7:00 pm #

    Interesting, this has also occurred on several high end properties sold in Brisbane at the same time, yet it is being kept quiet.

  113. Michael April 30, 2012 at 7:05 pm #

    Lets also try to investigate these people’s business partners. Kollosche may retire, but who are the people who will continue doing their bidding???

  114. Geoff May 10, 2012 at 8:06 pm #

    what has happened to Rod Lambert?

  115. robert June 8, 2012 at 6:34 pm #

    It seems that the Hedges ave affair has now been successfully swept under the carpet by Ray White. Evil wins when good people do nothing

  116. Andrew November 4, 2012 at 9:13 pm #

    Do you think that an investigation into the property market on the Gold Coast from 2004 to 2008 would reveal a far more sinister finding? Do you think that the whole Gold Coast area was subject to artificial price fixing by unscrupulous real estate agents? Do you think that the systematic auction tactics of these agents have contributed to the property doom and gloom that we are experiencing now? Do you think a CLass Action by all people affected against certain real estate group is overdue?

    I suggest that an Inquiry, if any, should start by previous agents…… who are willing to spell the beans!!

  117. Hariberry December 15, 2012 at 1:09 pm #

    So true. I just had a real estate agent from Ray White put a lot of pressure on me into buying a property, which was far higher than what it should have been sold for. When I cancelled the inspection prior, he called me up and practically blasted me over the phone. Truly unprofessional considering I have the freedom as to whether I wanted to inspect it or not. When I finally changed my mind and got there, he even pulled out the contract signed by another party (which I personally feel was entirely fake – typical sales tactics to get a higher price). There’s so many other properties out there, but I don’t think agents should be this immature and unprofessional to tell you the truth. LJ Hooker was SO professional!

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