Consumer complaint received 2026-03-09 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Struggling to pay mortgage — An existing modification, forbearance plan, short sale, or other loss mitigation relief
Company: TD BANK US HOLDING COMPANY
State: MD

Complaint narrative:
Subject : Complaint Regarding TD Bank Loan Modification Reversal After Execution and Performance I am submitting this complaint regarding TD Banks denial of a loan modification that was previously approved, executed, and under which payments have already been made in accordance with the modified terms. TD Bank granted our household a six-month forbearance period. Following that period, we entered the loan modification process with the bank. In XX/XX/XXXX, TD Bank formally approved our loan modification. We signed, notarized, and returned all required documents and were instructed to begin making payments under the modified terms. Beginning in XX/XX/XXXX, I made each monthly payment required under the modification agreement. At no point during this time did TD Bank inform us that the modification was under review, at risk of denial, or otherwise invalid. Bank representatives consistently advised us that our file was being processed and that we should continue making payments under the modified payment terms. However, on XX/XX/XXXX, we received a notice from TD Bank stating that the loan modification had been denied. This was extremely concerning because the modification had already been approved, executed by both parties, and payments had been accepted for months under the modified terms. TD Banks acceptance of payments and continued instruction for us to perform under the modified terms after the modification was executed raises serious concerns regarding mortgage servicing practices and reliance on an approved loss mitigation agreement. Our understanding is that once a loan modification is approved, executed, and both parties begin performance under the agreement, it constitutes a binding agreement. We relied on TD Banks approval and instructions and continued making payments exactly as directed. We have made every payment required under the modification and have acted in good faith throughout the process. The sudden reversal of the modification after months of compliance has created significant uncertainty regarding the status of our mortgage and our ability to remain in our home. In an effort to demonstrate our continued commitment to resolving this matter responsibly, we have agreed to list our home for sale at full market value between XXXX and XXXX of this year after our children graduate from high school. I am a licensed real estate agent in the State of Maryland, and I intend to list and properly market the property so that it may be sold at fair market value and the loan obligation to TD Bank can be satisfied in full. We have also sought legal counsel in order to better understand our rights and responsibilities in this situation and to ensure that we are taking the appropriate steps to resolve the matter responsibly. Requested Resolution We respectfully request that TD Bank : 1. Reinstate the previously approved XX/XX/XXXX loan modification agreement. 2. Confirm that all payments made since XX/XX/XXXX have been properly applied under the modified loan terms. 3.Reverse and remove any interest, fees, or other charges that accrued on the prior loan balance after XX/XX/XXXX, as those charges appear to have been calculated under the original loan terms despite the executed loan modification and our continued performance under the modified payment agreement. 4. Provide written confirmation that no foreclosure activity will be initiated or continued while this matter is under review and while we remain compliant with the reinstated modification. We relied in good faith on TD Banks written approval of the loan modification and followed every instruction provided to us. We executed the agreement, returned all required documentation, and made each payment as directed under the modified terms. We respectfully request that TD Bank correct the account to reflect the modification that was approved and under which payments have already been accepted. We have complied with every instruction provided by TD Bank and relied on the approval of the loan modification and the guidance provided by TD Bank representatives throughout this process. We respectfully request that TD Bank review this matter carefully and provide clarification as to how an executed and performing loan modification could later be denied after months of accepted payments. Because this complaint is being submitted through the Consumer Financial Protection Bureau, we respectfully request that the account be reviewed by TD Banks mortgage servicing escalation or regulatory response team so that a prompt and accurate resolution may be reached. Our goal is to resolve this matter cooperatively while continuing to meet our obligations and preparing for an orderly sale of the property that will allow the loan to be satisfied. We respectfully ask that TD Bank honor the agreement under which both parties have already been performing and work with us toward a resolution that avoids unnecessary foreclosure proceedings. Thank you for your time and attention to this matter. We appreciate the CFPBs assistance and look forward to a timely response. Sincerely, XXXX XXXX

Company response to consumer: Closed with non-monetary relief