Consumer complaint received 2026-01-25 00:00:00
Product: Mortgage — Other type of mortgage
Issue: Struggling to pay mortgage — Foreclosure
Company: Peer Advisors, LLC
State: VA

Complaint narrative:
Unauthorized and Defective Foreclosure Complaint complainant is XXXX XXXX the living woman, XXXX XXXX XXXX XXXX, Virginia [ XXXX ]. Against XXXX, XXXX, XXXX XXXX XXXX firm was hired by XXXX XXXX ; XXXX XXXX is the servicer ; HUD/FHA Federal oversight of XXXX loans Deceased Trustee ( XXXX I XXXX XXXX ) died in XXXX. 
Background and Property information Property XXXX XXXX XXXX XXXX, Virginia [ home, trailer, barn, shed and 56 acres ] ; Owner of record is XXXX XXXX the living woman. Loan/Deed in question XXXX  /FHA loan allegedly held or serviced by XXXX. Foreclosure type NON-JUDICIAL Foreclosure initiated by XXXX, XXXX, XXXX on behalf of XXXX XXXX. 
Description of the problem. The law firm initiated a non-judicial foreclosure on the property, claiming authority through XXXX XXXX  and the original Trustee. 
The Trustee named in the deed of Trust XXXXXXXX XXXX XXXX  since XXXX, XXXX, XXXX and XXXX is deceased, and died in XXXX, meaning there is no valid authority to foreclosure. The loan is defective from origination violating : HUD/XXXX  regulations ( borrower eligibility, disclosure requirements, proper execution of loan documents ) ; Virginia property law ( proper deed execution, recording assignment, and trustee authority ) .

Property identification clarification : the foreclosure action was initiated against XXXX XXXX XXXX, which is the primary residential structure on the parcel. County tax records listed the same parcel under XXXX XXXX XXXX for tax billing purposes. Both residences refer to one continuous parcel of land, which includes the residence, trailer, barn shed and 56 acres. I previously resided in the trailer located on the parcel and later moved into the primary residence at XXXX XXXX XXXX. There is no separate parcel and no subdivision of the land. 
XXXX, XXXX XXXX and XXXX XXXX  allegedly have made false claims of authority, debt ownership and enforceability in foreclosure notices and filings. 
HUD oversight failed to prevent or correct these violation, exposing deficiencies in federal program administration. 
Violations/Legal Basis A Rule 11-False Factual Contentions Attorneys must certify that factual statements are supported by evidence. XXXX XXXX XXXX claims about standing, ownership and enforceability of the defective loan are false and misleading, violating Rule 11 and constituting unfair, deceptive or abusive acts ( UDAAP ) under CFPB regulations. Rule 5.1 Constitutional and Public Interest Challenge Rule 5.1 requires notification when legal actions raise questions about statutes affecting public interest. This foreclosure attempted XX/XX/XXXX, implicates Article IV, Section 3 Clause 2 ( property clause ) because HUD/FHA programs involve federal property interests. The law firm, acting as agents of XXXX XXXX, lacks federal authorization, making standing and authority questionable. 
Dead Trustee/Standing issue The named trustee is deceased, meaning that the deed of trust can not legally convey authority to foreclosure. Non judicial foreclosure requires a valid living trustee, proceeding other is unauthorized and unlawful. XXXX XXXX. XXXX placed on fix deed of trust XX/XX/XXXX, remained on documents XXXX, XXXX and XXXX, but died in XXXX. 
Loan defects/regulatory violations The XXXX/FHA loan is defective from origination violating federal program requirements : borrower eligibility verification, disclosure and execution of documents servicer and trustee obligations. Violations of Virginia property law improper recording assignment and trustee authority. Enforcement of this defective loan is unenforceable and constitutes misrepresentation.

HUD oversight/Federal Program negligence HUD/FHA is responsible for ensuring compliance with XXXX  regulations. Allowing unauthorized foreclosure to proceed violates federal program and public interest, undermining trust in HUD/FHA oversight .

Harm of Complaint Threat of losing legal ownership of property. Financial and emotional hardship and potential damage to credit, property rights and documentation.

Company response to consumer: Closed with explanation