Consumer complaint received 2025-06-04 00:00:00
Product: Mortgage — VA mortgage
Issue: Applying for a mortgage or refinancing an existing mortgage — Delays in the application process
Company: Freedom Mortgage Company
State: SC

Complaint narrative:
I am writing to lodge a formal complaint against Freedom Mortgage Corporation ( Lender ID : XXXX ) for unlawfully refusing to process my application to assume a VA-backed mortgage on the property located at : XXXX XXXX XXXX XXXX XXXX XXXX XXXX SC XXXX VA Loan Number : XXXX Summary of the Issue : I submitted a completed application to assume the VA loan XXXX this property. My submission was sent by fax on XX/XX/year>, and Freedom Mortgage has acknowledged receipt. Despite this, they have refused to process my application or provide the required Loan Estimate, in violation of both VA policy and federal lending laws. 
On XX/XX/year>, licensed loan officer XXXX XXXX ( NMLS XXXX XXXXXXXX ) was in possession of all six pieces of required application data ( ALIENS ) but still refused to issue a Loan Estimate or advance the process. Instead, I was contacted by a non-licensed individual, XXXX XXXX XXXX, who stated that I would not be allowed to apply until XX/XX/XXXX, further delaying the transaction without legal justification. 
Even more concerning, I was solicited to pursue a new conventional loan or refinance one of my other loans while my legitimate request to assume this VA loan was being ignored. This appears to be a deliberate strategy to steer me away from the assumption option and into a more profitable product for the lender, which is wholly inconsistent with the obligations placed on VA servicers.

Legal and Regulatory Violations : VA Circular 26-23-27 : Mandates timely and fair processing of loan assumptions.

TRID ( 12 CFR 1026.19 ) : Requires a Loan Estimate be issued within three business days of application.

TILA and Regulation Z : Prohibits delay or discouragement once a complete application is submitted.

ECOA / Regulation B ( 12 CFR 1002.4 ( c ) ) : Prohibits discouraging applicants or refusing applications when the required data is submitted.

SC licensing rules : May have been violated by unlicensed personnel giving assumption-related guidance.

Relief Requested : Investigate Freedom Mortgages unlawful obstruction of my VA loan assumption request.

Require Freedom Mortgage to immediately process my application and issue the required disclosures.

Sanction or investigate the involved personnel for possible regulatory and licensing violations.

Monitor and correct this pattern of assumption obstruction, which I believe is harming not only me but potentially hundreds of other qualified applicants.

I am a licensed Realtor and fully understand the nature of loan assumptions and the legal obligations of lenders in handling such requests. Freedom Mortgages actions have compromised a pending transaction and placed undue stress on both myself and the seller. I respectfully request your prompt attention to this matter and am willing to provide all documentation and communications to support my complaint. 
Thank you for your time and consideration. 

- XXXX XXXX

Company response to consumer: Closed with explanation