Consumer complaint received 2026-05-17 00:00:00
Product: Mortgage — FHA mortgage
Issue: Trouble during payment process — Payment process
Company: WELLS FARGO & COMPANY
State: FL

Complaint narrative:
This is a continuation of complaint XXXX due to not being able to upload all of the referred to items in my complaint. I have copied only a portion of the full complaint,XXXX, to reference additional documents that I am uploading to CFPB. The documents are : Item 19, as referenced below. Wells Fargo communication re : transferring servicing of my mortgage loan to XXXX, XXXX XXXX XXXX XXXX. There was not " account '' information in that communication from Wells Fargo, and there should have been. I should have been able to tie it out with the Welcome letter communication that I received from XXXX, XXXXXXXX XXXX XXXX XXXX I have attached XXXX, XXXX XXXX XXXX XXXX Welcome letter communication as well. XXXX XXXX, XXXX XXXX XXXX reflects conflicting information. It shows the true origination date of my Mortgage, XXXX of XXXX, as well as the amount of my mortgage, {$220000.00}. It also shows the inflated mortgage amount that I am disputing. More disturbing, it states that my mortgage loan originated in XXXX, and was for {$240000.00}. This is the third set of conflicting information that I have received from XXXX, XXXX, XXXX XXXX XXXX I do not know where they got their information from, if Wells Fargo provided it to them, or if they created it, either way, they have stated/acknowledged on other documents, that my loan originated in XXXX, XXXX, XXXX, and XXXX. All with different amounts. All of those documents have been uploaded previously. I am now requesting the CFPB to officially investigate this due to potential violation of : FDUTPA, ( FLA.STAT. s 501.201 ) - Deceptive trade practices, specifically the use of backdated documents. RESPA, ( Regulation X s 1024.38, failure to conduct a reasonable investigation after 8 ( eight ) formal Notices of Error ) Additional RESPA violation ( Regulation X s 1024.38, again, for failure to maintain accurate records regarding the XXXX XXXX XXXX Disaster Relief Deferrment, TILA Elder Financial Exploitation ( FLA. STAT s 8/25.103 ) - Knowingly depriving a senior of home equity through systemic accounting manipulation. FCRA ( Unauthorized " re-aging '' of loan to XXXX, erasing my actual XXXX origination date ) Breach of Fiduciary Duty- Failure to exercise the required duty of care in administering government mandated XXXX assistance. Negligent Servicing - Systemic failure to apply disaster relief credits as required by XXXX XXXX guidelines. ( reduction of my loan should have matched the full deferral amounts, per XXXX XXXX guidelines attached below. Civil Theft, Manufactured Default - Flipping protected XXXX XXXX relief payments/suspension of payments into foreclosure collections. Code on emails changed from ______ to XXXX. Fraudulent Inducement -Coercing a loan modification through a document produced in XXXX, but backdated to XX/XX/XXXX, it also appears that papers were not even " signed '' until XXXX of XXXX. Double Capitalization/Double Dipping, Agency Guideline Non-Compliance , ( XXXX XXXX , ) Interest Overcharge Principal Balance Discrepancy Internal Coding Error : Misuse of service codes to bypass the " Deferred '' status promised in communications from XXXX XXXX and WFHM. Systemic Bad Faith Accounting : Intentional " book cleaning '' and data re-aging during the transfer to XXXX, XXXX XXXX XXXX XXXX Wells Fargo replied on XX/XX/XXXX denying any errors and attaching my Customer Account Activity document from inception of the mortgage in XXXX. Also attached was a loan modification that I was seeing for the first time. XXXX XXXX XXXX See item 19 attached. WFHM Response to Notice of Error When taking a closer look at the modification the following items were noted : The date was XX/XX/XXXX. I was receiving communications about some type of payment assistance in XX/XX/XXXX. There is no loan number on the document. Thet is a handwritten number that does not match my loan number. The amount of the modification is listed as {$12000.00}, which is the amount iin arrears during the disater relief period for XXXX XXXX and were to be deferraled for up to 12 months, per XXXX XXXX directives for XXXX XXXX starting in XXXX. IN ADDITION, looking closely at the Modification document, you will note that Wells Fargo Home Mortgage quietly rolled my deferrals totaling {$28000.00} back into my loan, yet they had not corrected the {$21000.00} had not been properly removed from my loan balance as should have been when the deferral went through. My mortgage now became over stated, and I had been paying interest ( $ XXXX plus ) on the {$21000.00} that should not have been in my balance. That coupled with the {$12000.00} that Wells Fargo Home Mortgage took from being a disaster relief amount to a straight up arrears collection foreclosure amount, erroneously increased my loan balance by the deferred amount of {$28000.00}, the ghost amount never reduced from my loan balance when the deferrals went through of {$21000.00}, the {$12000.00} that was to be deferred under the XXXX XXXX disaster relief program, and the approximately {$8800.00} in additional interest that I paid. The Notice of errors was sent out over 7 times. Each notice was acknowledged by Wells Fargo Home Mortgage and XXXX XXXX XXXX XXXX XXXX but both responded each time that there were no errors. They were looking at the same documents that I was. In fact, they provided me with the documents in an attempt to prove that there were no errors. I now am forced to go back into the fulltime workplace due to the shortage of monies that were improperly and illegally withheld from me. DISCREPANCIES IN LOAN ORIGINATION DATA ( RE-AGING ) Actual Origination Date : XX/XX/XXXX. XXXX Reported Dates : Documentation provided by XXXX inconsistently lists the loan origination as XXXX, XXXX, and XXXX. Impact of Error : These inaccurate dates constitute an unauthorized " re-aging '' of the loan. This effectively erases a decade of my verified payment history and allows the servicer to hide the accounting errors that occurred between XXXX and XXXX. Supporting Evidence : See Items 20 and 21 ( XXXX Loan History Summary and Welcome Letter ). In summation the following is what happened to me, along with violations carried out by Wells Fargo Home Mortgage and XXXX XXXX XXXX XXXX XXXX legal pursuable counts, and financial damage, both base and potential, to the customer : FINAL SUMMATION OF VIOLATIONS AND DAMAGES Statutory Violations : Elder Financial Exploitation ( Fla. Stat. 825.103 ) : Knowingly depriving a senior of home equity through accounting manipulation and the refusal to correct known errors. FDUTPA ( Fla. Stat. 501.201 ) : Deceptive acts involving the production of a modification document in XX/XX/XXXX that was backdated to XX/XX/XXXX. RESPA & FCRA : Failure to conduct a reasonable investigation after eight formal notices of error and the unauthorized re-aging of the loan history to XXXX. Realized Financial Damages : Principal Discrepancy : {$21000.00} ( The total amount improperly left in the principal balance following the XXXX and XXXX deferral errors ). Unearned Interest Paid : ~ {$8800.00} ( Estimated additional interest paid on the " ghost principal '' balance ). Misapplied XXXX XXXX Arrears : {$12000.00} ( Amount that was to be deferred under disaster relief guidelines but was instead rolled into a modification ). Total Equity Discrepancy : {$44000.00} ( The gap between the expected payoff of ~ {$180000.00} and the actual payoff demand of {$230000.00} ). Non-Economic Damages : o Loss of retirement security, forced re-entry into the full-time workforce at age XXXX, and severe emotional XXXX caused by the threat of foreclosure and the erasure of 10 years of credit history. A. List of Reported Violations Elder Financial Exploitation ( Fla. Stat. 825.103 ) : Knowingly and through deception depriving a XXXX XXXX of their home equity by failing to properly apply mandated deferrals. Florida Deceptive and Unfair Trade Practices Act ( FDUTPA ) ( Fla. Stat. 501.201 ) : Engaging in unfair methods of competition and unconscionable acts, specifically the issuance of " backdated '' modification documents to hide servicing errors. RESPA Regulation X Violations : Failure to maintain accurate servicing records and failure to conduct a " reasonable investigation '' after eight ( 8 ) formal notices of error. Fair Credit Reporting Act ( FCRA ) Violations : Intentional " Re-aging '' of the loan origination date to XXXX, effectively erasing years of positive payment history and damaging my creditworthiness. Breach of Fiduciary Duty : Failure to exercise the required duty of care in the administration of government-mandated XXXX and XXXX XXXX assistance programs . B. Legal Violation Counts 1. Manufactured Default : Intentionally flipping protected " Disaster Relief '' payments into " Foreclosure Collections '' to force a modification. 2. Fraudulent Inducement : Coercing a " Loan Modification '' through the use of backdated documents produced by XXXX XXXX in XX/XX/XXXX, but deceptively dated XX/XX/XXXX. 3. Double Capitalization/Double Dipping : Intentionally leaving {$21000.00} in the principal balance despite two formal deferral agreements, allowing the servicer to collect " ghost interest '' on funds that should have been moved to the back of the loan. 4. Agency Guideline Non-Compliance : Direct violation of XXXX XXXX XXXX and XXXX XXXX disaster relief mandates regarding the reduction of loan balances. SUMMARY OF LEGAL AND ACCOUNTING VIOLATIONS ( 14 COUNTS ) 1. Elder Financial Exploitation ( Fla. Stat. 825.103 ) : Knowingly depriving a senior of home equity through systematic accounting manipulation. 2. FDUTPA Violation ( Fla. Stat. 501.201 ) : Deceptive trade practices, specifically the use of backdated modification documents. 3. RESPA Regulation X 1024.35 : Failure to conduct a " reasonable investigation '' after eight formal notices of error. 4. RESPA Regulation X 1024.38 : Failure to maintain accurate records regarding the XXXX XXXX XXXX Disaster Relief deferment. 5. FCRA Violation ( Fair Credit Reporting Act ) : Unauthorized " re-aging '' of the loan to XXXX, erasing my actual XXXX origination history. 6. Breach of Fiduciary Duty : Failure to exercise the required duty of care in administering government-mandated XXXX assistance. 7. Negligent Servicing : Systematic failure to apply disaster relief credits as required by XXXX XXXX guidelines. 8. Fraudulent Inducement : Coercing a modification through a document produced in XX/XX/XXXX but backdated to XX/XX/XXXX. XXXX. Manufactured Default : Flipping protected XXXX XXXX relief payments into foreclosure collections ( Email Code XXXX ). 10. Principal Balance Discrepancy : Failure to account for the {$21000.00} discrepancy left in my balance after two deferrals. 11. Interest Overcharge : Illegal capitalization of approximately {$8800.00} in " ghost interest '' on funds that should have been deferred. 12. Agency Guideline Violation : Direct breach of XXXX XXXX XXXX XXXX " Lender Letter '' mandates for servicers. 13. Internal Coding Error : Misuse of service codes to bypass the " Deferred '' status promised in communications. 14. Systemic Bad Faith Accounting : Intentional " book cleaning '' and data re-aging during the transfer to XXXX In closing : I have submitted this same complaint this evening to you all, the CFPB, as well as XXXX XXXX The Florida Attorney General, and the FHFA Office of Inspector General. I expect this to be taken more seriously than it has been taken this past year, by all parties involved.

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