Consumer complaint received 2026-06-15 00:00:00
Product: Mortgage — Home equity loan or line of credit (HELOC)
Issue: Applying for a mortgage or refinancing an existing mortgage — Delays in the application process
Company: U.S. BANCORP
State: IL

Complaint narrative:
EMERGENCY REQUEST : Foreclosure Auction Scheduled for XX/XX/XXXX. Financial Exploitation Claim of XXXX XXXX : U.S. Bank, N.A. Foreclosure Law Firm : XXXX XXXX XXXX, XXXX. Property Address : XXXX XXXX XXXX, XXXX XXXX, Illinois XXXX We are filing this emergency complaint to request immediate executive intervention regarding illegal " dual tracking, '' severe servicing violations, and the financial exploitation of elder citizens by U.S. Bank. The bank has scheduled a foreclosure auction on our home for XX/XX/XXXX, to seize $ XXXX in equity. This represents an egregious case of predatory loan servicing targeting XXXX XXXX. I am XXXX XXXX XXXX, my husband is XXXX XXXX XXXX, and we have lived in our home for 32 years. We have very deep roots in this community. Our primary first mortgage is perfectly current and has a decades-long on time payment history. U.S. Bank is weaponizing an intentional 5-year administrative delay to force an auction on vulnerable XXXX XXXX who are seeking to pay them in full. U.S. Bank has trapped us in a predatory " rolling application loop '' since XX/XX/XXXX after a XXXX XXXX forbearance program they proactively marketed. Attached is a 1-page summary document detailing our submission of 8 separate, complete loss mitigation packages. In direct violation of RESPA Regulation X ( 12 C.F.R. 1024.41 ), U.S. Bank has intentionally refused to issue a single formal approval or denial on any of these 8 applications over a five-year span. Instead, they weaponize repetitive requests for " more information '' to perpetually reset their review clock, running out the timeline to force an auction. We have just submitted a 9th application, and U.S. Bank is using verbal promises of a postponement of the auction to keep us from seeking judicial intervention while keeping the XX/XX/XXXX sale active. Furthermore, U.S. Bank engaged in explicit, illegal dual-tracking in XXXX XXXX. At that time, my loan modification application was designated as 'facially complete ' by the bank. The bank requested one final document : a hardship letter. My retained attorney submitted this letter on my behalf. Instead of reviewing the complete file as required by 12 C.F.R. 1024.41, U.S. Bank rejected the submission on the fabricated pretext that it came from my attorney rather than me directly. They immediately used this stall tactic to file a formal foreclosure summons within days, flagrantly violating federal dual-tracking prohibitions while a complete application was pending [ 1 ]. '' In addition, U.S. Bank has explicitly violated RESPA Regulation X ( 12 C.F.R. 1024.40 ) regarding continuity of care. Over this multi-year process, the bank has assigned us a " dedicated customer service representative '' at least half a dozen times. However, these individuals are entirely unreachable " ghosts. '' They are never available to take a live call, and U.S. Bank has disabled their voicemail systems so a message can not be left. Every single call forces us to speak to a completely different, un-briefed agent, which has been intentionally used to disrupt our continuity, lose our data, and prevent a formal determination. Simultaneously, U.S. Bank is actively violating the Fair Credit Reporting Act ( FCRA ). Following the pandemic forbearance, U.S. Bank closed the HELOC account but has systematically reported false, rolling " 60-days late '' monthly delinquencies to the credit bureaus. We formally disputed this reporting with XXXX XXXX, and XXXX, but U.S. Bank falsely verified the inaccurate data. This derogatory reporting has poisoned our credit score for the sole purpose of blocking us from refinancing. Our primary mortgage lender, XXXX XXXX, is fully prepared to pay off U.S. Bank 's ~ {$100000.00} balance in full at closing but U.S. Bank 's engineered credit block is preventing their automated underwriting department from funding the loan. U.S. Bank is acting in extreme bad faith by simultaneously blocking our ability to pay them off through credit sabotage and refusing to issue a formal modification decision on 8 separate applications, all while now rushing to auction to strip $ XXXX of equity from an XXXX and XXXX. Log of Applications Submitted to U.S. Bank 1st Application XX/XX/XXXX ( By Mail ) 2nd Application XX/XX/XXXX ( By Email ) 3rd Application XX/XX/XXXX ( By Email ) 4th Application XX/XX/XXXX ( By Email ) 5th Application XXXX, XXXX ( Submitted by XXXX XXXXal ) 6th Application XX/XX/XXXX ( Inside Mediation / Submitted by XXXX XXXX XXXX ) 7th Application XX/XX/XXXX ( Inside Mediation / Submitted by XXXX XXXX XXXX ) 8th Application XX/XX/XXXX ( Prior to Scheduled Auction XXXX ) 9th Application XX/XX/XXXX ( Priot to Scheduled Auction 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 monetary relief