Consumer complaint received 2015-03-30
Company: SUNTRUST BANKS, INC.
State: MD
Product: Mortgage
Sub-product: Conventional fixed mortgage
Issue: Loan modification,collection,foreclosure

Complaint:
I have applied for a loan modification. to split my past payments up over a certain amount of time to bring my payments current. I am a XXXX. XXXX # XXXX. I have access to the multiple listing services.SunTrust Mortgage did n't follow the Principles of Appraisal Practice and Code of Ethics the New Appraisal Standards, for my loan # XXXX. This broker price opinion does n't look like it is going by the uniform standards of professional appraisal practice.Here 's the translation : Appraisers ca n't get in trouble for coming up with a value that 's too low. Lenders do n't lose money in the accounting sense when the appraisal is too low. All that happens is that they do n't make money they could have made from doing that loan, an item that does not show up on financial statements. Appraisers can, however, get in trouble for coming in too high.I pulled XXXX corporation info ( supplied ) with the state of Maryland. It seems their corporation is expired. They are not licensed to do business in Maryland.Please investigate this. I am going to be contacting the agents whom listings were used as comps. Since the agent that supplied this broker opinion seems to have puffed my property to push its value up and downgraded these o beautiful listings to push my properties value up. I do n't know if emortgage or SunTrust made the agent manipulate the values this way. I hope the board of realtors and real-estate commission audits all brokers price opinions that emortgage has supplied for SunTrust. And invalidated any forced short sales SunTrust has performed due to the pushed values. I am also notifying the CFPB about SunTrust 's actions. 
Concerning the Broker Price opinion. This is n't a valid price opinion. I expect SunTrust mortgage to order a full appraisal by a licensed Maryland appraiser. I told SunTrust I would pay for the Appraisal. But now, I will not, since they keep playing games.XXXX. The address verification photo. Pre-dates this price opinion. This photo was on the other price opinion that was supplied by emortgage logic a few months ago.Check the roof. The old picture has no damage and the XXXX set of pictures by the sales person shows the recent roof damage. This should have set the stage for the sales person to rate the home as a fixer upper and not in average condition. As stated by the sales person. None of these comps are similar. Since they are all in immaculate and superior condition. I have enclosed pictures of the actual comps used. Showing their superiority. This broker price opinion does n't look like it is going by the uniform standards of professional appraisal practice. The Sales person 's MD license number of XXXX is n't included on the price opinion. There is a number of XXXX. This is not a valid Maryland License number.The company address on the price opinion does n't match the sales persons license of XXXX XXXX XXXX # XXXX, XXXX, MD XXXX. 
There is no date on this price opinion. This price opinion has been certified by emortgage logic. Their certification really does n't mean anything since they are n't licensed to do business in the state of Maryland.There is no state in the state box.After going over all comps. I have noticed ; Comp XXXX, XXXX XXXX. MLs # XXXX sales person said it was in average shape. The home was completely updates and not in average shape. And not inferior. My home was inferior to this home. I have enclosed the listing- realtor 's view and the beautiful pictures of this updated home. This home is on city utilities.XXXX . MLS # XXXX XXXX, This is another updated home. I have enclosed the agent 's copy of the listing and the beautiful pictures of the listing. This home was listed by the price opinion as average and my home as being superior. I have down loaded the whole letter.

Company public response: Company chooses not to provide a public response
Company response to consumer: Closed with explanation