Consumer complaint received 2026-03-18 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Struggling to pay mortgage — Foreclosure
Company: WELLS FARGO & COMPANY
State: CA

Complaint narrative:
Opening Statement This complaint concerns a foreclosure proceeding in which the mortgage servicer relied on a vendor declaration stating that a Notice of Trustee Sale was posted at my property. Documentation from the entity responsible for managing access to the gated community where the property is located confirms that the posting agent never requested entry and never accessed the community. This raises serious concerns regarding the accuracy of the foreclosure vendors declaration and the servicers oversight of foreclosure notice procedures. Complaint Summary This complaint concerns defective foreclosure notice procedures and inaccurate vendor declarations used in connection with foreclosure activity involving the property located in XXXX XXXX, XXXX. A posting affidavit prepared by a foreclosure vendor states that the Notice of Trustee Sale was posted at the property on XX/XX/XXXX. However, documentation from the XXXX XXXX Community Services District, which manages the controlled-access entrance to the community where the property is located, confirms that no process server or posting agent requested entry into the community on that date. Because the property is located inside a gated community that requires access authorization to enter, the posting agent could not have reached the property without requesting entry. This raises concerns that the declaration stating the notice was posted at the property may be inaccurate. Evidence Supporting This Complaint Vendor Posting Declaration A document titled Proof of Notice of Trustee Sale Posting prepared by the foreclosure vendor indicates that the Notice of Trustee Sale was posted on XX/XX/XXXX at the property address. The declaration indicates that the notice was posted at locations including the front door, gate, or garage of the property. Community Access Records XXXX XXXX XXXX Community Services District reviewed its records and confirmed the following regarding the date of the alleged posting : No process server or posting agent requested entry into the community No authorization for entry was granted No identification of an individual serving foreclosure documents was recorded No administrative record exists showing entry by a posting agent Because the property is located within a controlled-access gated community, entry authorization is required in order to physically reach the property. These records indicate that no such entry occurred. Documentation of Gate Posting The district further confirmed that on XX/XX/XXXX, an individual approached the community entrance gate and placed papers on the gate without requesting authorization to enter the community. The entrance gate serves more than XXXX homes and is located approximately XXXX mile from the property. Placing papers on the entrance gate is not equivalent to posting notice at the property itself. Material Discrepancy in Foreclosure Documentation The vendor declaration states that the Notice of Trustee Sale was posted at the property address. However, the access records maintained by the entity responsible for managing entry into the gated community confirm that the posting agent never requested entry and therefore never reached the property. This creates a significant discrepancy between the foreclosure vendors declaration and the independent records documenting access to the community. Consumer Protection Concerns Mortgage servicers remain responsible for the conduct of third-party vendors acting on their behalf during foreclosure proceedings. When foreclosure activity relies on vendor declarations, the servicer must ensure that those declarations are accurate and supported by verifiable documentation. Proceeding with foreclosure activity based on inaccurate vendor declarations raises concerns regarding unfair or deceptive servicing practices and inadequate oversight of foreclosure vendors. Requested Investigation I respectfully request that the Consumer Financial Protection Bureau investigate whether : 1. The foreclosure vendor submitted an inaccurate declaration regarding the posting of the Notice of Trustee Sale 2. The mortgage servicer relied on vendor documentation that conflicts with independent access records 3. Adequate oversight of foreclosure vendors was conducted 4. The foreclosure process relied on defective statutory notice procedures Requested Resolution I request that the servicer : Explain how the notice could have been posted at the property when the posting agent never accessed the community Produce the documentation supporting the alleged posting of the Notice of Trustee Sale on XX/XX/XXXX, including the vendor work order, service logs, and any photographs taken by the posting vendor showing where the notice was posted Confirm whether foreclosure activity relied on inaccurate vendor declarations Suspend foreclosure activity until this discrepancy is fully investigated Supporting Documentation The following documents support this complaint : Posting affidavit / proof of posting prepared by the foreclosure vendor Written confirmation from the XXXX XXXX Community Services District regarding access records and entry procedures Potential Systemic Concern The discrepancy between the foreclosure vendors declaration and the independent access records maintained by the XXXX XXXX Community Services District raises concerns that inaccurate posting declarations may have been submitted in connection with foreclosure proceedings. If a foreclosure vendor is submitting declarations stating that notices were posted at properties when access records show the vendor never entered the community where the property is located, this raises broader concerns regarding the accuracy of foreclosure documentation and the adequacy of servicer oversight of third-party vendors. I respectfully request that the Consumer Financial Protection Bureau determine whether similar practices may have occurred in other foreclosure proceedings involving this servicer or its vendors. Additional Context The documentation from the XXXX XXXX Community Services District dated XX/XX/XXXX has also been submitted as Exhibit C in pending court filings related to this matter. The court has not yet issued its order regarding those filings. Because this documentation is already part of the evidentiary record before the court, the discrepancy between the foreclosure vendors declaration and the community access records is currently under review. I am providing the same documentation to the Consumer Financial Protection Bureau so that the accuracy of the foreclosure notice procedures and the servicers oversight of its foreclosure vendors can also be evaluated. Because the documentation referenced in this complaint is already part of pending court filings and directly contradicts the foreclosure vendors declaration regarding the posting of the Notice of Trustee Sale, I respectfully request that Wells Fargo conduct an immediate review of the foreclosure file to ensure that the foreclosure process has relied on accurate documentation and proper statutory notice procedures.

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