Consumer complaint received 2025-09-29 00:00:00
Product: Mortgage — FHA mortgage
Issue: Struggling to pay mortgage — Foreclosure
Company: WELLS FARGO & COMPANY
State: TX

Complaint narrative:
XXXX. Warehouse Line of Credit / Junior Lienholder Non-Disclosure Wells Fargo failed to disclose the involvement of XXXX XXXX XXXX XXXX and XXXX XXXX XXXX XXXX, XXXX, which held a warehouse line of credit connected to the property. 
Wells Fargo speculated that XXXX was a junior lienholder but provided no proof. 
If XXXX was indeed a junior lienholder, Texas law required disclosure of that lienholders status to the borrower, which was never done. 
This raises questions about whether the foreclosure sale was an arms length transaction or a collusive transfer. 
________________________________________ 2. Invalid Use of XXXX Foreclosure Order in XXXX Sale The foreclosure order was signed in XXXX, but the foreclosure did not occur until XXXX. 
Under Texas Civil Practice & Remedies Code 16.035, foreclosure must occur within four years of acceleration unless abandoned. 
A bankruptcy filing during that period triggered the automatic stay ( 11 U.S.C. 362 ( a ) ), which voided the foreclosure order unless re-obtained after stay relief. 
Wells Fargo did not seek or obtain a new foreclosure order, making the XXXX foreclosure invalid and void under Tex. R. Civ. P. 736.11 ( d ). 
________________________________________ 3. Failure to Provide Right to Cure Notice Wells Fargo asserts that the Notice of Default and Right to Cure were properly issued. 
In reality, only a Notice of Default was provided no separate Right to Cure letter was issued. 
Texas Property Code 51.002 ( d ) requires both default notice and a 20-day right to cure. 
Texas courts ( e.g., XXXX XXXX XXXX XXXX. XXXX, XXXX XXXX. XXXX. & XXXX XXXX XXXX ) hold that failure to provide cure notice renders foreclosure wrongful and void. 
________________________________________ 4. Failure to Provide Post-Foreclosure Accounting After foreclosure, Wells Fargo did not provide a breakdown of : o Loan balance at time of foreclosure, o Auction sale price, o Application of proceeds, o Any surplus owed or deficiency claimed. 
Under RESPA ( 12 U.S.C. 2605 ( e ) ; 12 C.F.R. 1024.36 ), borrowers are entitled to this information upon request. 
Wells Fargos failure to provide a foreclosure accounting violates both state surplus rules and federal servicing laws. 
________________________________________ 5. Failure to Respond to Written Requests ( RESPA Violations ) Multiple Qualified Written Requests ( QWRs ) and Notices of Error were submitted regarding account information, lienholder status, and foreclosure procedures. 
Wells Fargo failed to provide timely or complete responses as required by 12 C.F.R. 1024.36 ( d ) ( 30 business days ).

Wells Fargos blanket claim that complaints have already been resolved does not excuse ongoing noncompliance.

________________________________________ 6. General Denial Without Evidence Wells Fargo asserts that it complied with all laws and regulations but has produced no documentary proof ( no cure notice, no lienholder disclosure, no foreclosure accounting ). 
A servicer can not rely on a bare denial ; strict compliance with notice and foreclosure statutes is a condition precedent to foreclosure. Wells Fargo XXXX XXXX ID XXXX for attachments

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