Consumer complaint received 2025-03-28 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Struggling to pay mortgage — Trying to communicate with the company to fix an issue related to modification, forbearance, short sale, deed-in-lieu, bankruptcy, or foreclosure
Company: Selene Holdings LLC
State: LA

Complaint narrative:
I am concerned with the way that Selene Finance has handled the servicing of my mortgage loan, I have major questions regarding the past due balance as well as the outrageous and predatory fees that I have been charged, Originating with XXXX loan servicing. I believe that the accounting is inaccurate and I am frustrated that their loss mitigation department has obstructed and denied access to homeowner assistance programs that could help me work this issue out. My problem began with the previous servicer XXXX  who refused to offer any type of options to work with me when my tenant, a retired and XXXX XXXX. Veteran passed away in the subject property which led to legal complications that prohibited me from renting out the unit to a new tenant for several months. I filed a complaint against XXXX accusing them of predatory lending because they had an unconscionable clause hidden in their paperwork that they could charge me almost 20 % in interest calculated daily if I fell behind on the payments. This seems to be a violation of RESPA, this is not how mortgage loans work and the outrageous and illegal fees and charges have all been lumped into the past due balance that Selene Finance claims I owe. 

I have made multiple attempts to try and resolve this situation with Selene and get back into good standing but each time I have tried to get assistance for the mortgage I am given the runaround and the process is delayed, obstructed, stalled and stopped only to eventually result in a denial. I have been given multiple excuses by Selene as to why I do not qualify for assistance, but these evaluations are based on incorrect or outdated information. I feel that Selene Finance has not acted in good faith. 

I purchased the property in XXXX and the lender set aside some money for repairs but it was not enough and I needed to come out of pocket over $ XXXX using credit cards and savings in order to get a certificate of occupancy. Eventually a XXXX veteran and his family rented out the home and paid as agreed for a couple of years until he passed away in XX/XX/XXXX. This event coincided with multiple increases to my escrow account due to hazard insurance rates going up and up. The monthly payment went from {$1900.00} to {$2200.00} to {$2500.00}. At the same time the family fell behind on rent in XX/XX/XXXX and due to legal complications it took me about 6 months to get the family out of the home and get it cleaned out and ready for a new tenant. The first payment I missed was in XX/XX/XXXX and I contacted the lender XXXX  to ask if they could work with me or help me with any type of forbearance or workout or modification. They told me absolutely not, we cant do that for you, but we can charge you 20 % interest daily since you did not make the mortgage payment on time ( through no fault of my own ). I was shocked that this predatory clause was hidden in the small print of my mortgage loan and outraged that they would treat me this way. 

Once the loan was transferred to Selene I was able to at least talk to someone who said they could help me. The problem is that I have been unable to get any type of assistance from Selene, and I get a different excuse every time. My hardship is resolved, I have a new tenant and I have the ability to make the payment. Selene is stating that I am close to $ XXXX behind on this loan, even though my first missed payment was only 10 months ago. I dont understand how these numbers make sense, and I demand that Selene Finance provide all original loan documents, as well as a clear payment history, documenting all payments made and how they were applied as well as a breakdown of all fees, charges and interest that have been charged to my account.

Company response to consumer: Closed with explanation