Consumer complaint received 2025-12-09 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Closing on a mortgage — Fees or costs after closing
Company: U.S. BANCORP
State: IL

Complaint narrative:
XX/XX/XXXX XXXX XXXX PROPERTY TAX PAYMENTS : TAX YEARS XXXX MORTGAGE HAZARD INSURANCE PAYMENTS : XXXX To whom it may concern : Request for Refund of Escrow Advances Based on the circumstances outlined above, I am formally requesting that all advances made to XXXX XXXX Property Taxes and Mortgage Hazard Insurance be refunded . These escrowed advances, which continued to be paid on the property following its transfer and the name removal of ownership, should be returned accordingly. 
Background and Property History On XX/XX/XXXX, the XXXX XXXX XXXX XXXX XXXX, Illinois, issued a Judicial Sale Deed for the property ( see attachment Judicial Sales Deed issued by the XXXX XXXX XXXX XXXX XXXX, Illinois, dated XX/XX/XXXX ). The property was transferred to XXXX XXXX XXXXXXXX, my Equity Line second position, because of this judicial sale, and it was officially taken out of my name ( See attachment Proof of Ownership via Been Verified & Timeline ). 

US Bank, which held the first position mortgage, continued to pay XXXX XXXX XXXX XXXX and Mortgage Hazard Insurance on the property from XXXX to XXXX, even after the property transfer to XXXX XXXX XXXXXXXX and recorded on XX/XX/XXXX. These Advances for Property Taxes and Hazard Insurance were added to my US Bank Mortgage Escrow Account. Despite multiple attempts, efforts to stop the Property Tax and Hazard Insurance advances were unsuccessful. 

On XX/XX/XXXX, the US Bank mortgage was paid in full, including all XXXX XXXX XXXX XXXX and Mortgage Hazard Insurance advances. There were XXXX XXXX Property Tax overpayments made by both the new owner and US Bank from XXXX XXXX XXXX through XXXX ( see attachment XXXX XXXX - Overpayment Property Tax Overview for Tax Years XXXX XXXX ), which were paid to the XXXX XXXX XXXX XXXX. The XXXX XXXX XXXX XXXX determined that I was not liable for these property taxes and refunded the taxes for those years. 

XXXX XXXX Property Tax Overpayment Refunded : Tax Years XXXX The XXXX XXXX XXXX XXXX issued the following tax overpayment refunds to me : TAX YEARS INSTALLMENT US BANK DATE PAID XXXX XXXX TREASURER REFUND XXXX XXXX Installment XXXX {$2800.00} Check # XXXX Dated XXXX XXXX XXXX Installment XXXX {$3500.00} Check # XXXX Dated XXXX XXXX XXXX Installment XXXX {$3200.00} Check # XXXX Dated XXXX XXXX XXXX Installment XXXX {$3700.00} Check # XXXX Dated XXXX XXXX XXXX Installment XXXX {$3000.00} Check # XXXX Dated XXXX The Total XXXX XXXX Property Tax - Overpayment Refunded was {$16000.00}. 

Request for XXXX XXXX Property Tax Refunds : Tax Years XXXX Between Tax Years XXXX and XXXX, the XXXX XXXX XXXX XXXX concluded that no overpayments were made regarding the property and subsequently denied my request. During this timeframe, the property was not registered in my name ; therefore, I am not legally responsible for the corresponding property tax liabilities ( see attachment XXXX XXXX Property Tax Information for Tax Years XXXX XXXX ). US Bank paid these property taxes from my escrow account for a property in which I did not possess legal ownership. Consequently, US Bank declined my refund requests for the aforementioned years ( see attachment US Bank Rejection Letters ). 

I am seeking your assistance in securing XXXX XXXX XXXX XXXX advance refunds for the years XXXX through XXXX from US Bank. These property taxes were paid from my escrow account, despite my lack of legal liability for these amounts ( see attachments US Bank - Annual Escrow Account Disclosure Statement from XXXX XXXX and US Bank XXXX Property Tax Disbursements for XXXX XXXX Letter ). The total amount I am requesting is {$37000.00}, as outlined below : TAX YEARS INSTALLMENT DATE PAID AMOUNT PAID XXXX XXXX Installment XXXX {$3700.00} XXXX XXXX Installment XXXX {$4900.00} XXXX XXXX Installment XXXX {$4700.00} XXXX XXXX Installment XXXX {$4500.00} XXXX XXXX Installment XXXX {$5100.00} XXXX XXXX Installment XXXX {$4600.00} XXXX XXXX Installment XXXX {$5300.00} XXXX XXXX Installment XXXX {$4200.00} The XXXX XXXX XXXX XXXX XXXX - Refund Requested from XXXX through XXXX is {$37000.00}. 

Request for Mortgage Hazard Insurance Refunds : XXXX Furthermore, I am seeking assistance in securing advance refunds for Mortgage Hazard Insurance payments disbursed from my escrow account between XXXX and XXXX ( see attachment US Bank - Annual Escrow Account Disclosure Statement from XXXX XXXX ). These insurance premiums were paid from my escrow account, even though I did not have a legal obligation for these amounts. The total amount I am requesting is {$13000.00}, as outlined below : MONTH/YEAR ACTUAL MORTGAGE HAZARD INSURANCE DISBURSEMENT FROM ESCROW XX/XX/XXXX {$1200.00} XX/XX/XXXX {$1200.00} XX/XX/XXXX {$1200.00} XX/XX/XXXX {$2300.00} XX/XX/XXXX {$2300.00} XX/XX/XXXX {$2400.00} XX/XX/XXXX {$2500.00} The Total Mortgage Hazard Insurance - Refund Requested from XXXX to XXXX is {$13000.00}. 

Total Requested Refund XXXX XXXX XXXX XXXX Property Taxes {$37000.00} XXXX XXXX Mortgage Hazard Insurance {$13000.00} TOTAL {$50000.00} Supporting Documentation To facilitate my request, I have included copies of pertinent documents, which are attached for your reference : Judicial Sales Deed issued by the XXXX XXXX XXXX XXXX XXXX, Illinois, dated XX/XX/XXXX Proof of Ownership via Been Verified & Timeline - Property Transfer Records dated XXXX XXXX XXXX - Overpayment Property Tax Overview for Tax Years XXXX XXXX XXXX XXXX XXXX XXXX XXXX for Tax Years XXXX - XXXX. This includes proof of owners name, mailing address, tax amounts billed, received, and applied for each year. 
US Bank - Annual Escrow Account Disclosure Statement from XXXX - XXXX Proof of XXXX XXXX XXXX XXXX XXXX Mortgage XXXX XXXX, payments made after the property was removed from my name on XX/XX/XXXX by US Bank US Bank XXXX XXXX XXXX XXXX for XXXX XXXX Letter US Bank Rejection Letters Request for Refund Information Please let me know if you need any more information to process my refund. Thank you for your help and I look forward to your prompt response.

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