Consumer complaint received 2025-02-14 00:00:00
Product: Debt collection — Mortgage debt
Issue: Took or threatened to take negative or legal action — Seized or attempted to seize your property
Company: WELLS FARGO & COMPANY
State: NY

Complaint narrative:
XXXX XXXX XXXX XXXX XXXX XXXX XXXXXXXX XXXX XXXXXXXX Phone : ( XXXX ) XXXX Email : XXXX XX/XX/XXXX To : XXXX XXXX XXXX XXXX XXXX Consumer Financial Protection Bureau ( CFPB ), Office of the Comptroller of the Currency ( OCC ), Federal Reserve, XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX and Any Other Relevant Entities Subject : Formal Complaint & Dispute Against Wells Fargo Bank , N.A . for Unethical Mortgage Servicing Practices and Violations of XXXX XXXX XXXX XXXX To Whom It May Concern, I, XXXX XXXX XXXX, am submitting this formal dispute and complaint against Wells Fargo Bank, N.A., regarding their role as the mortgage servicer for my property located at XXXX XXXX XXXX, XXXXXXXX XXXX XXXX. Wells Fargo has engaged in fraudulent, deceptive, and unethical practices by attempting to sell my home at a price far below its fair market value, despite my legal ownership rights. Their actions not only violate federal regulations but also several XXXX XXXX XXXXXXXX trust laws, unclaimed property laws, and consumer protection statutes. 

Legal Ownership & Violations of XXXX XXXX XXXXXXXX XXXX As of XX/XX/XXXX, this property has been reconveyed to my trust, confirming my legal right to control the property and its disposition. Despite this, Wells Fargo continues to act in bad faith by disregarding my legal ownership, attempting to force an undervalued sale, and failing to comply with XXXX XXXX XXXXtXXXX trust and unclaimed property laws. These actions violate multiple statutes, including : XXXX. XXXX XXXX Real Property Law ( RPL ) 329 Reconveyance and Recording Fraud Wells Fargo has failed to acknowledge the legal reconveyance of my property to my trust, which is a violation of RPL 329. Any fraudulent claim or failure to recognize legally recorded ownership is subject to civil and criminal penalties. 
XXXX. New York General Business Law ( GBL ) 349 Deceptive Acts and Practices Their ongoing attempts to undervalue and sell my property without proper authority constitute deceptive and fraudulent business practices under NY GBL 349. 
XXXX. New York Banking Law & Mortgage Servicing Regulations ( NYCRR Title 3, Part 419 ) As a mortgage servicer, Wells Fargo is legally required to act in good faith and provide transparent, fair, and lawful servicing. Their continued failure to recognize my trusts legal ownership, along with their attempt to sell my home against my rights, is a clear violation of these regulations. 
XXXX. New York Estates, Powers, and Trusts Law ( EPTL ) Breach of Trust Recognition My property is legally held in trust, yet Wells Fargo refuses to recognize or comply with this change. Their interference with my trust property violates New York trust laws, particularly concerning fiduciary duty and property rights. 
XXXX. New York Abandoned Property Law Mishandling of Assets If Wells Fargo holds any funds, escrow accounts, or surplus assets related to my property and fails to properly transfer or manage them according to state law, they may also be in violation of the Abandoned Property Law. 

Repeated Attempts to Resolve the Issue Have Been Ignored I have made multiple attempts to resolve this issue directly with Wells Fargos executive office, including speaking with an executive representative named XXXX on numerous occasions. I have explicitly voiced my concerns, cited the applicable laws, and demanded compliance, yet my complaints have been completely ignored. 

Despite my efforts, Wells Fargo has failed to provide a legitimate justification for their conduct, refusing to acknowledge the trusts legal ownership and continuing to act against my rights and interests. This ongoing disregard for New York law demonstrates intentional and reckless misconduct as a mortgage servicer. 

Demand for Immediate Action I demand that all overseeing regulatory bodies take the following actions immediately : XXXX. Halt Any Unauthorized Sale or Foreclosure Action Issue an immediate stop to any attempted sale of my home at an undervalued price or without my explicit authorization as the legal owner through my trust. 
XXXX. Investigate Wells Fargo for Violating New York Trust & Property Laws Conduct a full investigation into their mortgage servicing practices, failure to recognize the legal reconveyance of my property, and potential violations of state trust and unclaimed property laws. 
XXXX. Enforce Compliance with New York Banking and Consumer Protection Laws Ensure that Wells Fargo is held accountable for their deceptive actions and forced to comply with all relevant XXXX XXXX XXXX property, trust, and consumer protection laws. 
XXXX. Impose Penalties & Require Compensation for Damages If violations are confirmed, Wells Fargo should be required to pay restitution for any damages caused by their unlawful actions, including loss of property value, emotional distress, and financial harm. 

I am fully prepared to escalate this matter through legal action, media exposure, and further consumer protection filings if necessary. Please confirm receipt of this dispute and provide a response timeline at your earliest convenience. 

Sincerely, By : XXXX, XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXXXXXX XXXX XXXXXXXX Phone : ( XXXX ) XXXX Email : XXXX XX/XX/XXXXXXXX XXXX

Company public response: Company has responded to the consumer and the CFPB and chooses not to provide a public response
Company response to consumer: Closed with explanation