Consumer complaint received 2025-10-03 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Struggling to pay mortgage — Foreclosure
Company: Shellpoint Partners, LLC
State: CA

Complaint narrative:
As a XXXX XXXX  senior who suffered a major XXXX XXXX and XXXX XXXX XXXX in XXXX, I am filing this urgent complaint against Shellpoint Mortgage Servicing for predatory practices constituting financial elder abuse under California Welfare & Institutions Code 15610.30. Shellpoint, servicer for my loan # XXXX ( secured by the above property ), has willfully engaged in fraudulent actsinflated reinstatement quotes, ignored Qualified Written Requests ( QWRs ), uncredited payments, and post-bankruptcy demandsthreatening my homeownership. These violate RESPA ( 12 CFR 1024.35 ), California Civil Code 2943, and 11 U.S.C. 524, causing severe financial hardship, credit damage, and emotional/physical distress that aggravates my XXXX XXXX. XXXX XXXX XXXX XXXX XXXXXXXX ( XXXX XXXX ), the trustee, has failed its oversight duties under the Pooling and Servicing Agreement ( PSA ), enabling this abuse. A wrongful foreclosure is set for XX/XX/XXXX. 

Key Violations : Inflated Reinstatement Quote ( Elder Abuse ) : Quotes jumped {$32000.00} from {$160000.00} ( XX/XX/XXXX ) to {$190000.00} ( XX/XX/XXXX ) in 36 days ( XXXX XXXX XXXXXXXX ), exceeding reasonable interest ( XXXX XXXX XXXX XXXX XXXX XXXX} principal at 3.75 % ). The XXXX quote omits principal ( unlike XXXX XXXX {$120000.00} ), breaching Civ. Code 2943. This predatory escalation targets my vulnerable XXXX XXXX XXXX status, violating Secrest v. Security National Mortgage ( 2010 ) 167 Cal.App.4th 544.

Unapplied Funds & RESPA Breach : {$3700.00} in payments remain uncredited, inflating balances ( RESPA 1024.35 ). My QWR ( certified mail XX/XX/XXXX ; received XX/XX/XXXX ) demanded correctionno acknowledgment ( due by day 5 ) or resolution ( due by day XXXX ). Shellpoints willful neglect compounds elder abuse.

Post-Bankruptcy Violation : XX/XX/XXXX statement notes my XXXX bankruptcy discharge, yet XXXX quote demands personal payment of {$190000.00}, violating 11 U.S.C. 524s injunction ( Johnson v. Home State Bank ( 1991 ) 501 U.S. 78 ). This exploits my health and senior status. 

Void Assignment & Wrongful Foreclosure : XXXX loan ( modified XXXX at 2 % ) transferred to XXXX trust in XXXX ( post-PSA cutoff ), void per Yvanova v. New Century Mortgage Corp. ( 2016 ) 62 Cal.4th 919 and Glaski v. Bank of America ( 2013 ) 218 Cal.App.4th 1079. Unauthorized rate hike to 3.75 % and XX/XX/XXXX foreclosure lack standing, targeting me as a vulnerable senior. 

Shellpoints pattern ( XXXX  CFPB complaints in XXXX XXXX for payment issues, Hodges v. NewRez zombie lien case ) shows systemic elder exploitation. Ive paid XXXX XXXX XXXXXXXX on a XXXX XXXX  loan, yet face foreclosure due to these willful acts. 

Attached Documents ( Evidence ) : Monthly Statement ( XX/XX/XXXX ) XXXX Reinstatement Quote ( XX/XX/XXXX ) XXXX Reinstatement Quote ( XXXX XXXX XXXX ) XXXX  QWR Certified Receipt ( XX/XX/XXXX ) XXXX Prior Complaint to XXXX XXXX ( no response ) XXXX When Did This Take Place? 
Ongoing ; escalated XX/XX/XXXX ( QWR ) ; latest quote XX/XX/XXXX. Foreclosure : XX/XX/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