Consumer complaint received 2025-06-17 00:00:00
Product: Debt collection — Mortgage debt
Issue: False statements or representation — Attempted to collect wrong amount
Company: Ocwen Financial Corporation
State: WA

Complaint narrative:
I am submitting this comprehensive complaint against PHH Mortgage Services and XXXX XXXX ( located at XXXX XXXX XXXX, XXXX XXXX XXXX, FL XXXX ), XXXX  XXXX XXXX XXXX ( XXXX XXXX XXXX, XXXX, GA XXXX ), XXXX  ( XXXX. XXXX XXXX, XXXX, TX XXXX ), and XXXX  ( XXXX. XXXX XXXX, XXXX, PA XXXX ) ( collectively, the Respondents ) for multiple violations of federal consumer protection laws, including the Fair Debt Collection Practices Act ( FDCPA, 15 U.S.C. 1692 et seq. ), Fair Credit Reporting Act ( FCRA, 15 U.S.C. 1681 et seq. ), Truth in Lending Act ( TILA, 15 U.S.C. 1601 et seq. ), and Washington state laws, including the Collection Agency Act ( RCW 19.16 ), Foreclosure Fairness Act ( RCW 61.24 ), Fair Credit Reporting Act ( RCW 19.182 ), and Consumer Protection Act ( RCW 19.86 ). This complaint consolidates all relevant exhibits ( A-W, Y, Z, Z.1Z.5 ) to demonstrate the Respondents ongoing misconduct. I request that the CFPB investigate these violations and impose the maximum penalties allowed under applicable laws. 
Account Information Account Number : XXXX Respondents : PHH Mortgage Services and PHHN XXXX  XXXX XXXX XXXX XXXX  XXXX  Summary of Violations On XX/XX/XXXX, I initiated a debt validation process by sending a Notice of Dispute ( Exhibit A ) via certified mail to PHH Mortgage ServicesXXXX XXXX hereinafter PHHN ), received by PHHN on XX/XX/XXXX, requesting a certified copy of the original promissory note as it now exists, chain of endorsement for the note and DOT, and Pooling and Servicing Agreement ( PSA ) to verify the debts ownership and PHHNS standing to collect. PHHN have failed to provide the requested documents, yet continued collection activities, including billing statements, fee assessments, inaccurate credit reporting to CRAs, and foreclosure proceedings. I disputed the debt with XXXX XXXX and XXXX  on XX/XX/XXXX ( Exhibits O, P, Q ), XX/XX/XXXX ( Exhibits W, Y, Z ), and XX/XX/XXXX ( Exhibits Z.2, Z.3 ), providing detailed evidence of PHHNs non-compliance. The CRAs failed to conduct reasonable investigations or correct the inaccurate reporting, perpetuating harm to my credit. 
Supporting Evidence Exhibit A ( Initial Dispute, XX/XX/XXXX ) : My initial Notice of Dispute demanded validation of the debt, including a certified promissory note and chain of endorsement. 
Exhibit B ( Notice of Fault, XX/XX/XXXX ) Exhibit C ( XXXX response to Notice of Fault ) Exhibit D ( Notice of Default, XX/XX/XXXX ) Exhibit XXXX ( Request for copy of XXXX Washington debt collector license ) Exhibits F, G, H, I, T ( Foreclosure Notices ) : XXXX issued foreclosure notices, with Exhibit T ( XX/XX/XXXX ) confirming escalation despite the dispute. 
Exhibit J ( PHHN response, XX/XX/XXXX to debt validation ) Exhibit K ( My refusal of XXXX XX/XX/XXXX and XXXX, XXXX Notices of Default ) Exhibit L ( MERS Fraudulent assignment, XX/XX/XXXX ) Exhibit M ( PHHN response to charge of incorrect reporting, XX/XX/XXXX ) Exhibit N : PHHN delinquent credit reporting ( XXXX XXXX ) Exhibits O, P, Q : CRA disputes XXXX XX/XX/XXXX ) Exhibit R : My response to PHHN ( XX/XX/XXXX ) Exhibit S ( PHHN Response, XX/XX/XXXX ) : PHHN admitted possessing the note but refused to provide a certified copy or PSA, claiming it unnecessary, and noted the debt is held by XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX Series XXXX, with XXXX Bank as trustee. 
Exhibit T : Foreclosure notice ( XX/XX/XXXX ). 
Exhibit U ( Inspection Fee, XX/XX/XXXX ) : PHHN assessed a {$20.00} inspection fee, refused for cause by me. 
Exhibit V ( Billing Statement, XX/XX/XXXX ) : I refused this statement for cause, citing the unvalidated debt, attached Fraudulent MERS assignment XX/XX/XXXX and MERS deactivated on XX/XX/XXXX. 
Exhibits XXXX, Y, Z ( XX/XX/XXXX, CRA Disputes ) : I disputed inaccurate reporting with XXXX  ( Exhibit W ), XXXX  ( Exhibit Y ), and XXXX  ( Exhibit Z ), alleging retaliatory reporting by PHHN. 
Exhibit Z.1 ( My Response, XX/XX/XXXX ) : I refused PHHN XX/XX/XXXX, billing statement and XX/XX/XXXX, {$20.00} inspection fee for cause, asserting PHHN year-long failure to validate establishes the debts invalidity. 
Exhibits Z.2, Z.3 ( XX/XX/XXXX, CRA Disputes XXXX : Second disputes with XXXX  ( Exhibit Z.2 ) and XXXX  ( Exhibit Z.3 ) detailed PHHN admission of non-compliance with the PSA request, MERS discrepancies ( MIN deactivated in XXXX, not XXXX ), and late Deed of Trust assignment XXXX XX/XX/XXXX ). 
Exhibit Z.4 ( PHHN Billing Statement, XX/XX/XXXX ) : This statement includes an escrow analysis projecting payments from XX/XX/XXXX to XX/XX/XXXX, showing escalating amounts due ( e.g., {$2100.00} for XX/XX/XXXX, {$3000.00} by XX/XX/XXXX ), reflecting ongoing collection attempts. 
Exhibit Z.5 ( PHHN Fee Assessment, XX/XX/XXXX ) : This notice lists a {$20.00} inspection fee ( XX/XX/XXXX ) and a {$1500.00} foreclosure attorney fee ( XX/XX/XXXX ), indicating further foreclosure escalation. 
Specific Violations XXXX. Failure to Validate Debt by PHHN ( FDCPA, 15 U.S.C. 1692g ( b ) ; RCW 19.16.250 ) My validation demands ( Exhibits A, B, Z.1, Z.2, Z.3 ) requested a certified promissory note, chain of endorsements, and PSA. PHHN XX/XX/XXXX, response ( Exhibit XXXX ) admitted inability to provide the PSA and offered only a non-certified note, failing to meet 15 U.S.C. 1692g ( b ) and RCW 19.16.250 requirements.

Collection activities continued, including billing statements ( Exhibits U, V, Z.1, Z.4 ), fee assessments ( Exhibits U, Z.1, Z.5 ), and foreclosure notices ( Exhibits F, G, H, I, T, Z.5 ), violating FDCPAs mandate to cease collection until validation. 
2. Inaccurate Credit Reporting by PHHN and CRAs ( FCRA, 15 U.S.C. 1681s-2, 1681i ; RCW 19.182.050, 19.86.020 ) PHHN : Reported the account as delinquent ( Exhibit N ) despite the dispute and lack of validation, as reflected in the delinquency status in Exhibit Z.4, violating 15 U.S.C. 1681s-2 ( a ) ( 2 ) ( B ) ( Exhibits Z.1, Z.2, Z.3 ).

XXXX, XXXX XXXX XXXX  Failed to conduct reasonable investigations into disputes filed on XX/XX/XXXX ( Exhibits O, P, Q ), XX/XX/XXXX ( Exhibits XXXX, Y, Z ), and XX/XX/XXXX ( Exhibits XXXX, XXXX ), violating 15 U.S.C. 1681i ( a ) and RCW 19.182.050. The CRAs ignored evidence of PHHN non-ownership, MERS discrepancies ( MIN deactivated in XXXX, not XXXX ), and late Deed of Trust assignment ( XX/XX/XXXX ) ( Exhibits Z.2, Z.3 ). 
XXXX. Continued Collection Contacts by PHHN During Dispute ( FDCPA, 15 U.S.C. 1692g ( b ) ) Despite my cease-and-desist request ( Exhibit C ) and ongoing disputes ( Exhibits A, B, O, P, Q, W, Y, Z, Z.1, Z.2, Z.3 ), PHHN issued billing statements ( Exhibits V , Z.1, Z.4 ) and fee assessments ( Exhibits U, Z.1, Z.5 ), including a foreclosure attorney fee, violating FDCPA requirements. 
XXXX. Fraudulent Practices and Misrepresentation by PHHN ( FDCPA, 15 U.S.C. 1692e ; TILA, 15 U.S.C. 1611 ; RCW 19.86.020 ) PHHN claim of debt ownership by XXXX XXXX XXXX XXXX XXXX XXXX Trust, Series 2007-SEA1, without certified proof ( Exhibits S, Z.1, Z.2, Z.3 ), and discrepancies in MERS and Deed of Trust assignments ( Exhibits XXXX, XXXX ), constitute deceptive practices. 
Fraudulent MERS conveyance ( XX/XX/XXXX ) due to MERS account deactivation ( XX/XX/XXXX ), ( Exhibit V ). 
XXXX. Unlicensed Collection Activity by PHHN in Washington State ( RCW 19.16.110 ) Neither XXXX nor PHH is licensed as a collection agency in Washington ( Exhibit E ), yet they continue collection efforts ( Exhibits Z.4, Z.5 ), violating RCW 19.16.110.

6. Violation of Washington Foreclosure Fairness Act by PHHN ( RCW 61.24.031 ) Foreclosure notices ( Exhibits F, G, H, I, T ) and the {$1500.00} foreclosure attorney fee ( Exhibit Z.5 ) were issued without validating the debt or engaging in good-faith resolution, contravening RCW 61.24.031.

7. Failure to Respond to Qualified Written Request by PHHN ( RESPA, 12 CFR 1024.36 ) My Qualified Written Request ( QWR ) demanded the PSA, certified note, and servicing transfer details ( Exhibits Z.2, Z.3 ). PHHN response ( Exhibit S ) violated RESPA requirements.

Harm to the Consumer Credit Damage : Inaccurate reporting by PHHN, perpetuated by the CRAs failure to correct despite disputes ( Exhibits O, P, Q, W, Y, Z, Z.2, Z.3 ), has significantly reduced my credit rating, causing financial harm ( e.g., higher interest rates, loan denials ) ( Exhibits Z.2, Z.3 ).

Emotional Distress : Ongoing collection efforts ( Exhibits V, Z.1, Z.4 ), fee assessments ( Exhibits U, Z.1, Z.5 ), and foreclosure threats ( Exhibits F, G, H, I, T, Z.5 ) have caused significant stress.

Financial Burden : Fees of {$20.00} ( inspection, Exhibits U, Z.1, Z.5 ) and {$1500.00} ( foreclosure attorney, Exhibit Z.5 ), atop an unvalidated debt, exacerbate financial strain.

Requested Relief Investigation and Penalties : Investigate all Respondents and impose maximum penalties under FDCPA, FCRA, TILA, RESPA, and Washington state laws. Tier 3 Violations apply to a person who knowingly violates a federal consumer financial law. Respondents have knowingly violated these laws.

Cease Collection and Foreclosure ( PHHN ) : Order PHHN to halt all collection efforts and foreclosure proceedings until the debt is validated with a certified true copy of the currently existing promissory note, abstract of endorsements, and PSA for XXXX XXXX XXXX XXXX XXXX XXXX Trust, Series 2007-SEA1.

Correct Credit Reports ( CRAs ) : Order EXXXX XXXX XXXX to remove negative marks related to Account # XXXX, XXXX the account as disputed, and include a consumer statement per RCW 19.182.060 : The reported mortgage debt ( Account # XXXX ) is inaccurate, as PHHN failed to validate it, admitted non-ownership, refused the PSA, and misrepresented the MERS assignment ( deactivated XXXX, not XXXX ). The trusts ownership is unverified, and the reporting is unlawful. 
Damages : Award compensatory damages for credit harm, emotional distress, payments made, and fees including t not limited to ( {$20.00} Inspection fees ; {$750.00} penalty ; {$1500.00} foreclosure attorney fee ), plus statutory damages ( {$100.00} {$1000.00} per FCRA violation, 15

U.S.C. 1681n ), punitive damages ( RCW 19.182.070 ), {$350000.00} in liquidated damages ( Exhibit E ). Restitution : From PHHN, {$160
000.00} ( principal ) + ( 5 % interest from date of origin ; Quit Claim Deed : ( PHHN ) : Order production of the certified copy of promissory note as it currently exists, and endorsement chain, or discharge the debt, and execute a quitclaim deed for the subject property as PHHN can not reconvey as a non-owner of my Note and Deed of Trust. 
Investigation Reports ( CRAs ) : Require XXXX XXXX XXXX XXXX  to provide detailed investigation reports, including communications with PHHN, per 15 U.S.C. 1681i ( a ) ( 7 ). 
Supporting Evidence Exhibit A : Initial dispute ( XX/XX/XXXX ). 
Exhibit B : Follow-up dispute or clarification ( post-May XXXX, XXXX, reinforcing validation demand ). 
Exhibit C : Cease-and-desist request. 
Exhibit D : Cert of Default Exhibit E : Evidence of PHHN lack of Washington collection agency license.

Exhibits F, G, H, I : Early foreclosure notices.

Exhibit J : PHHN response.

Exhibit K : MY response to notices of default.

Exhibit L : Fraudulent MERS assignment.

Exhibit L.1 : PHHN response Exhibit M : My notice of false reporting to CRAs. 
Exhibit XXXX : PHHN delinquent credit reporting ( XXXX XXXX ). 
Exhibits O, P, Q : CRA disputes ( XX/XX/XXXX ). 
Exhibit R : My response to PHHN ( XX/XX/XXXX ). 
Exhibit S : PHHN response ( XX/XX/XXXX ). 
Exhibit T : Foreclosure notice ( XX/XX/XXXX ). 
Exhibit U : Inspection fee notice ( XX/XX/XXXX ). 
Exhibit V : Refused billing statement ; Fraudulent MERS assignment ; MERS MIN # XXXX deactivation ( XX/XX/XXXX ). 
Exhibit W : Dispute letter to XXXX  ( XX/XX/XXXX ). 
Exhibit Y : Dispute letter to XXXX  ( XX/XX/XXXX ). 
Exhibit Z : Dispute letter to XXXX  ( XX/XX/XXXX ). 
Exhibit Z.1 : My response to PHHN billing/fee ( XX/XX/XXXX ). 
Exhibit Z.2 : Second dispute letter to XXXX  XXXX XX/XX/XXXX ). 
Exhibit Z.3 : Second dispute letter to XXXX  ( XX/XX/XXXX ). 
Exhibit Z.4 : PHHN billing statement ( XX/XX/XXXX ). 
Exhibit Z.5 : PHHN fee assessment, customer refused ( XX/XX/XXXX ). 
Conclusion PHHNs persistent collection efforts, including but not limited to billing statements ( Exhibits V, Z.1, Z.4 ), fee assessments ( Exhibits U, Z.1, Z.5 ), and foreclosure escalation ( Exhibits F, G, H, I, T, Z.5 ), despite failing to validate the debt as demanded ( Exhibits A, B, Z.1, Z.2, Z.3 ), violate FDCPA, TILA, RESPA, and Washington laws. XXXX XXXX XXXX XXXX failure to correct inaccurate reporting after multiple disputes ( Exhibits O, P, Q, W, Y, Z, Z.2, Z.3 ) violates FCRA and state law, compounding the harm to me. I urge the CFPB to act swiftly to remedy these violations.

Company response to consumer: Closed with explanation