Consumer complaint received 2026-01-02 00:00:00
Product: Mortgage — FHA mortgage
Issue: Closing on a mortgage — Closing disclosure or other related disclosures
Company: United Shore Financial Services, LLC
State: AL

Complaint narrative:
I am filing this complaint regarding significant concerns with the handling of my mortgage loan, including inconsistent disclosures, inaccurate or misleading information regarding loan type, interest rate, closing costs, appraisal timing, and post-closing corrections. 

During my home purchase in XXXX XXXX, I was initially told I was approved for a conventional loan. XXXX  financing was later attempted and denied due to debt-to-income ratios, and on XX/XX/XXXX, I was told XXXX XXXXould be the XXXX option. I was not provided clear or consistent documentation explaining when or how my loan type changed, nor was I provided copies of all conditional approvals at the time they were issued. 

I was guided on how much I could offer on the property and told I could offer up to {$270000.00}. My offer of {$270000.00} was accepted on XX/XX/XXXX. Prior to closing, I repeatedly asked for estimates of my closing costs and was told my estimated closing costs and prepaids would be approximately {$7500.00} with the purchase price being {$270000.00}. 

I was only ever provided XXXX XXXX XXXX, dated XX/XX/XXXX. I was not informed that revised Loan Estimates should be issued when material loan terms changed, nor was I provided additional Loan Estimates reflecting changes to loan type, interest rate, discount points, or total closing costs prior to receiving the Closing Disclosure. 

My loan file reflects underwriting dated XX/XX/XXXX, showing a purchase price and appraised value of {$270000.00}. However, the appraisal inspection did not occur until XX/XX/XXXX, and the appraisal report was not completed until XX/XX/XXXX. I am concerned that an appraised value was reflected in underwriting documentation prior to completion of the appraisal. 

On XX/XX/XXXX, I was told the appraisal came in at {$270000.00} with no repairs needed. I was later informed that my approximate cash to close would be {$13000.00} without discount points. Discussions regarding discount points were general, and I was never clearly informed of the final amount I would be paying toward discount points or that my total closing costs would exceed {$16000.00} until XX/XX/XXXX, XXXX days prior to closing. 

My loan approval conditions list a note rate of 6.375 %, while my Closing XXXX dated XX/XX/XXXX reflects an interest rate of 6.542 %. On XX/XX/XXXX, I was instructed via text message to wire {$16000.00}, which I did that same day. However, the original Closing XXXX reflects a cash-to-close amount of {$16000.00}, and the updated Closing XXXX issued after closing reflects a different amount of {$16000.00}. I was never provided a clear explanation for these discrepancies. 

Approximately XXXX months after closing, the lender issued an updated Closing XXXX due to an internal audit identifying errors with my loan. I was not informed what was corrected, why the correction was required, or how the original disclosure was inaccurate. 

In XX/XX/XXXX, the loan XXXX contacted me regarding refinancing, which prompted me to review my loan file and discover these discrepancies. When I raised these concerns, the response provided did not resolve them. I have since learned the lending company has ceased operations and am submitting this complaint to ensure the handling of my XXXX  loan is reviewed for regulatory compliance.

Company response to consumer: Closed with explanation