Consumer complaint received 2025-10-02 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Closing on a mortgage — Changes in loan terms during or after closing
Company: SIMMONS FIRST NATIONAL CORPORATION
State: MO

Complaint narrative:
This communication is made in good faith and intended to highlight several significant inaccuracies, omissions, and misleading statements made by the bank in their response. 

Simmons Bank has described me as an unauthorized third party to justify its refusal to acknowledge my legal and equitable interest in a parcel of land used as collateral in a XX/XX/XXXX refinance. I have diligently searched all public-facing Simmons policies , terms of service, borrower guidelines, and regulatory filings, and I can find no definition, policy, or basispublic or legalfor this classification. 

I respectfully request disclosure of any such internal or external policy that would apply to someone holding a documentable equitable interest in property, such as myself. Until such documentation is produced, I ask CFPB to view this label as an unsupported and potentially retaliatory categorization intended to silence a legitimate party seeking redress. 


Simmons own Deed of Trust from the XX/XX/XXXX REFINANCE of the XXXX XXXX XXXX XXXX XXXX XXXX XXXX, Mo XXXXXXXX parcel signed by XXXX XXXX XXXX and XXXX XXXX XXXX contains multiple representations made under penalty of perjury, including : Borrower swears under penalty of perjury that all information contained in the Borrowers application for the loan evidenced by the Note is true and correct. 

However, I had previously demanded transfer of this exact 20-acre parcel beginning in XX/XX/XXXX through XX/XX/XXXX. These demands are well-documented in communications with one of the borrowers. Simmons was also made aware through XXXX, who was told of my interest when my wife and I acquired another property through the bank in XXXX. 

Worse, the borrowers themselves acknowledged in writing that the land was used as collateral. A XX/XX/XXXX text message from my mother ( a co-borrower on the loan ) clearly states : Weve had to refinance our mortgage to SURVIVE. The land is tied up now as collateral on our loan. Its OUR land & we can do with it as we please. 

This eliminates all ambiguity. The land was knowingly pledged after my documented claims of ownership, which makes Simmons reliance on the phrase alleged loan in their CFPB response especially offensive. There is nothing alleged about this refinance ; it occurred, and the land I was promised and made improvements to was used without consent. 

Frankly, I do not understand why Ive received so much resistance from both Simmons Bank and the borrowers. The legal description of the land was drawn up years ago. The only reason the transfer hadnt occurred yet was unpaid property taxes, something the borrowers could resolve instantly with a single trip to the abstract office. Simmons Bank, for its part, could easily have addressed this by informing the borrowers that their loan is now compromised by materially false statements under oath on the deed of trust. 

Instead, both parties have chosen to ignore my long-standing equitable interest, despite my efforts to resolve this amicably. I have been the only one acting in good faith Several statements in the Deed of Trust recorded in XX/XX/XXXX contradict Simmons attempt to ignore my claim : Governing Law : This Security Instrument shall be governed by federal law and the law of the jurisdiction in which the Property is located., In Missouri  XXXX equitable interests are recognized and enforceable via XXXX XXXX. I am within my legal rights to file a Notice of Interest and assert protection. 
Truthfulness Under Oath : Borrowers affirmed under oath that the collateral was unencumbered. Yet my interest was well known to them, and to the bank through its employees. Simmons took no action to verify clear title or resolve outstanding claims, which is negligent at best and willfully complicit at worst. 

While the banks response letter is dated XX/XX/XXXX, it was not actually submitted to the CFPB until XX/XX/XXXX This delay undermines the spirit of timely good-faith resolution and suggests internal efforts to synchronize replies in a way that avoids scrutiny or allows coordinated deflection. 

I want the CFPB to reflect that I Have demanded resolution and transfer of this land since XXXX, when under the guidance of Simmons employee XXXX XXXX a legal description was made. 
Notified the borrowers and Simmons of my interest repeatedly, Offered direct communication before filing any public notice, and Submitted this CFPB complaint only after being ignored. 

In contrast : The borrowers made sworn false statements on a federally regulated loan document, Simmons ignored known adverse claims and continues to hide behind invented classifications, And no effort has been made to engage with me in good faith. 

I respectfully request the CFPB 1. Compel Simmons Bank to disclose any policy they are relying on to deny communication with me as an unauthorized third party. 
2. Acknowledge that Simmons collateralized property with known adverse claims, in conflict with Missouri law and CFPB standards. 
3. Accept this response as documented evidence of bad-faith behavior and continue processing this complaint as unresolved.

I remain willing to engage in direct communication with Simmons Banks compliance or legal team to avoid further legal escalation. 

Thanks, XXXX

Company response to consumer: Closed with explanation