Consumer complaint received 2017-10-24
Product: Mortgage — FHA mortgage
Issue: Applying for a mortgage or refinancing an existing mortgage — 
Company: Angel Oak Home Loans LLC (IL)

XXXX XXXX, and XXXX XXXX completely mishandled my loan application. Repeatedly asked for information that had already been submitted, claimed they were not aware I had a Chapter XXXX bankruptcy until a month after I applied, apparently withdrew my application w/o my knowledge and reopened it after I recvd approval from court for purchase, disclosed my personal credit info to the seller 's realtor, pulled hard inquiry on my CR 4 times in three weeks, lowering my credit score, delayed processing of application and treated me unfairly, different from others by repeatedly requesting specific letters from student loan processors and bk atty when payment history and status documents which are normally sufficient had been provided, claimed my middle score was XXXX  even though I received a credit disclosure letter from Angel Oak stating my middle credit score was XXXX, refused to give me a copy of my CREDIT report or scores from the 4 times they pulled the report, Did n't get my consent to pull my report 3 of the 4 times, refused to provide me with a conditional approval when they claimed there was one in the file but instead tried to make me liquidate my 401K account and deposit it in my checking account prior to getting a loan approval, attempted to charge excessive closing cost and refused to explain these cost and ignored numerous calls and emails from me, my attorney and my realtor for status on the account. The result was that after almost 3 months of extensions the sellers cancelled the contract which resulted in my losing {$1000.00} on appraisal and inspection and I am still waiting on refund of the {$1000.00} Earnest money. I incurred hotel costs due to the fact I was supposed to close on the houseXX/XX/XXXX and committed to move from house I was renting. The landlord gave me an extension until XX/XX/XXXXbut when the loan still was n't closed I had to move with my XXXX  children and dog to a hotel. The details of exactly are explained below. On XX/XX/XXXX I submitted mortgage application on lending tree. I immediately received a call from XXXX XXXX XXXX XXXX XXXX of Angel Oak Home loans stating I had been pre-qualified and could start looking for a home to purchase. He sent me a letter with the documents I need to submit to get the approval. I returned these documentsXX/XX/XXXX and received a Pre-approval letter. I submitted a contract to purchase home on XX/XX/XXXX. OnXX/XX/XXXX I received email from Appraisal Company XXXX  which Angel Oak uses advising I needed to pay for appraisal and have it scheduled. I paid {$490.00} for appraisal and it was done XX/XX/XXXX. On XX/XX/XXXX my realtor contacts XXXX to see if appraisal was ok to get seller concession. XXXX advised realtor he would check on it. OnXX/XX/XXXX loan officer XXXX tells me I need to get approval from bankruptcy court to get mortgage. I called BK atty made arrangements called XXXX back to advise Bankruptcy atty will go to court XX/XX/XXXXto get approval My attorney sent letter advising everyone we had received an extension until XX/XX/XXXX. XX/XX/XXXX I emailed the court order to XXXX XXXX XXXX  ( XXXX ) and XXXX XXXX at Angel Oak home loans. The week of XX/XX/XXXX I was told by XXXX the loan was delayed because they were not aware of my bk but they were expediting it now. This was strange because my bankruptcy atty emailed the bankruptcy petition to XXXX and myself. XX/XX/XXXX we were told get extension until XX/XX/XXXXI was told the loan was suspended until I could provide bk, payment history, student loan status and payment history, child support court order and payment history. I submitted those the same day.XX/XX/XXXX XXXX spoke to the sellers realtor and disclosed info personal credit information to the listing agent without my consent.XX/XX/XXXX we were told I needed to show funds to close in my account before loan could be approved. But we were told there was a conditional approval in the file.XX/XX/XXXX we were told there were disputed items on my credit report that the underwriter wanted removed. XX/XX/XXXX we were told my credit score had dropped to XX/XX/XXXXso I needed to pay off some items. I paid these and sent proof. XX/XX/XXXX I received a credit score disclosure from Angel Oak in the mail showing XXXX but when I asked XXXX he said that was a mistake and my score was still XXXX. It is worth noting however on the denial letter XXXX emailed me on XX/XX/XXXX it still shows only the credit score disclosure of XX/XX/XXXX showing my middle score of XXXX. There is no indication that my score ever dropped to XXXX as I was told onXX/XX/XXXX by XXXX and then again on XX/XX/XXXXby XXXX. On XX/XX/XXXX I was told they needed an actual letter from credit card company showing balance. XX/XX/XXXX I was told the loan would be sent to processor. XX/XX/XXXX received an email from XXXX with info from processor requesting proof of funds to close.XX/XX/XXXX I spoke to processor and advised that I wanted to get an approval before liquidating my 401k. She agreed. XX/XX/XXXXXXXX sent email saying underwriter had all the documents but was questioning bk payment history document and student loan history doc and wanted an actual letter from Student Loan company and bk atty. I called my BK atty they advised the lender was being ridiculous and the docs I provided were all that is available. BK atty advised me to tell underwriter to call the atty and they would verify info or answer questions but there was nothing else to provide. I advised XXXX and XXXX what my BK atty had stated. XX/XX/XXXX spoke with XXXX who told me without the child support ( {$610.00} ) my DTI was 2 % higher than what is needed for program but we might be able to get around it on the " front end ''. I asked what were they considering because I have not debt. He says Student loans but they should be able to get around it on the friont end. I began to ask about the excessive closing cost and errors in funds to close statement and he advised he had to go to a meeting and ended the conversation. XX/XX/XXXX XXXX sends email stating we have reached the end or the road and if I refused to liquidate my 401k nothing else could be done. XX/XX/XXXX The seller did not agree to another extension and cancelled the contract.XX/XX/XXXX I received an email from XXXX stating my loan was denied due to DTI being to high.