Consumer complaint received 2025-12-02 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Trouble during payment process — Loan sold or transferred to another company
Company: Shellpoint Partners, LLC
State: MD

Complaint narrative:
To : Consumer Financial Protection Bureau Re : It Is Unlawful For Shellpoint Mortgage Servicing To Alter Or Change The Mortgage Terms Established By Rocket Mortgage as The Mortgage Servicer. 

This Writer contends that outright fraud exist, deceptive banking practices are established, when a mortgage servicer herein identified as Shellpoint Mortgage Servicing knowingly with malice aforethought misrepresents the Mortgage Contract Terms that were established by the Mortgage Originator ( Rocket Mortgage ). 

Shellpoint Mortgage Service is the ( mortgage servicer ) and has No Legal Authority to change or alter the terms of this Writer 's mortgage contract by increasing the monthly mortgage payment under the guise of claiming this escrow account is in arrears of - {$3600.00}, when the facts show that this Writer 's property taxes are paid in full for the year with no arrears. 

Claimant contends that Shellpoint Mortgage Servicing allegedly violates the Consumer Protection Code 37-1-101 et seq., by purposefully, knowingly, deceptively misrepresenting the mortgage loan terms that includes the monthly amount to be paid in accordance to the mortgage contract is {$870.00} per month. 
The mortgage has a 40 year term, not 43 years inn accordance to Shellpoint. 

For the record, this writer informed Shellpoint Mortgage XXXX that XXXX XXXX will pay for his own Home Owner Insurance Policy and did so on XXXX. 
This writer 's insurance representative provided Proof of Home Owner Insurance, policy number over 30 days ago. On XXXX Shellpoint Mortgage XXXX sent an email message to inform that Shellpoint allegedly used {$2500.00} from this writer 's escrow to acquire Hazard Insurance at this writer 's expense in pretext to justify squandering this writer 's escrow money, while knowing in fact that this writer have already paid for a Home Owner Insurance Policy with Travelers Insurance over 30 days ago for {$2500.00}. 

On XXXX Shellpoint Mortgage Service sent an email to inform that they are preparing to pay {$1300.00} on XXXX for property taxes, when in fact this writer is paid in full till XX/XX/XXXX. There are no current property taxes due or owing. 

On XXXX this writer requested that Shellpoint Mortgage Servicer provide a Certified Accounting of Claimant 's mortgage payments to date, balance owed and there should be {$2900.00} in escrow pending the reimbursement of Claimant 's misused money that Shellpoint recklessly spent for an unwarranted Hazard Insurance that Shellpoint was not authorized to spend in this reckless manner. 

Given the following this writer contends that unfair or deceptive acts or practices ( UDAAP ) have occurred. 
Claimant contends under what legal authority, law or procedure does Shellpoint Mortgage Services have the right to manipulate XXXX XXXXXXXX XXXX escrow money for an unwarranted Hazard Insurance that was not needed, nor have this writer been provided with any Proof Of Insurance, as this writer did on XXXX. 
Wrong is wrong and wrong establishes gross negligence and liability. 

Request was made on XXXX for Shellpoint Mortgage Servicing, to provide a Certified Accounting of what mortgage amount have been paid to date, what is the current mortgage balance paid to date, and evidence of the amount of {$2900.00} USD needs to be factually documented in this Writer 's escrow account. 

Given the level of alleged outright mortgage fraud observed in this writer 's case this writer will pay his own property taxes when it becomes due and have already provided evidence of having purchased Home Owner Property Insurance for the year with Travelers Home Insurance to Shellpoint Mortgage. The relevant facts also demonstrate the following. 

The relevant record will establish that Shellpoint Mortgage falsely represented to XXXX Credit Bureau, XXXX XXXX XXXX that this writer failed to pay his mortgage this past XX/XX/XXXX, and claimed that no payment was received in XXXX, XXXX, XXXX, when in fact that was a clear false representation, an outright lie meant to cause malicious damage to this writer 's credit and to cause financial harm, when in fact all payments to date have been made. 
Shellpoint shows negligence when it chooses not to accept this writer 's payments, thus this writer was caused to send certified mail payments. 

The relevant historical facts will establish that this Writer 's monthly mortgage in accordance to the mortgage contract is {$870.00} not {$1400.00} that Shellpoint Mortgage Servicing demanded this writer pay, when Shellpoint reported that this writer 's escrow was deficient. This writer satisfied the alleged deficiency by obtaining a Tax Credit from the Maryland Assessment & Taxation Dept. this past XX/XX/XXXX in the amount of {$3.00}, XXXX that was retroactively applied to Claimant 's escrow account on XXXX. According to Shellpoint Mortgage a total of {$2700.00} was paid from this writer 's escrow account. 

The adjusted total from the Tax Credit amounting to {$3500.00} plus {$2700.00} paid from this writer 's escrow account totals {$6200.00}. 
The property taxes for XX/XX/XXXX totaled {$5700.00}. 

The relevant record will show that this writer paid the requested amount of {$1400.00} from XXXX through XX/XX/XXXX. The sub total of the four ( 4 ) payments amounted to {$5700.00}. In accordance to Shellpoint {$680.00} x 4 = {$2700.00} was deducted to pay the principal. The amount of {$730.00} x 4 = {$2900.00} was deducted for the interest. Under what legal authority does Shellpoint Mortgage Servicing have the right to alter the terms of Claimant 's mortgage contract as the servicer for the mortgage? 

This Writer should have received a credit of {$2700.00} after the property taxes were paid. There should be absolutely No Negative balance of {$3600.00} as Shellpoint Mortgage Servicing falsely represents. The adjusted sub total from the four ( 4 ) payments at {$1400.00} should have allowed for an escrow credit of {$2700.00}. This writer have written to the Maryland Assessment & Taxation Dept. 
to confirm that Claimant ( XXXX XXXX XXXX has no property tax arrears in the amount of {$3600.00} that Shellpoint Mortgage falsely represents with no evidence, other than faulty accounting practices. 
Claimant 's mortgage balance should be less then {$180000.00} USD not {$180.00}, XXXX USD. A certified accounting is requested to insure Shellpoint Mortgage is not misappropriating any of Claimant 's hard earned income and payments made. 

Legal action will be sought if Shellpoint Mortgage Servicing, XXXX XXXX as alleged President of Shellpoint continues to fraudulently misrepresent, slander Claimant 's name and falsely accuse claimant of being in arrears or negligently claiming that payments are 30 days late, which is proven ly false. 

" Where there is evidence of bad faith, slander, misrepresentation of the facts on the part of the mortgage servicer ( Shellpoint MortgageServicer ), the representations by Shellpoint lose all trustworthiness. " If Shellpoint Mortgage Servicer 's representations are not trustworthy, Shellpoint Mortgage Servicer have no case ''. XXXX XXXX XXXX XXXX XXXX, XXXX XXXX XXXX, XXXX ( XXXX ). 

XXXX XXXXXXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX  Md. XXXX

Company public response: Company believes it acted appropriately as authorized by contract or law
Company response to consumer: Closed with explanation