Consumer complaint received 2026-06-02 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Closing on a mortgage — Closing disclosure or other related disclosures
Company: Angel Oak Home Loans LLC
State: FL

Complaint narrative:
COMPLAINT AGAINST : Individual Name : XXXX XXXX ( NMLS # XXXX ) Company Name : Angel Oak XXXX XXXX XXXX Violation Types : Fraudulent Bait-and-Switch, False/Manipulated Data Entry, TRID Disclosure Failures , and Severe Federal Data Security Breaches ( GLBA Violation ). DETAILED TIMELINE & STATEMENT OF FACTS : I am lodging this formal regulatory complaint against licensed Mortgage Loan Originator XXXX XXXX and his employer, Angel Oak XXXX XXXX, for predatory file manipulation, severe federal mortgage compliance violations, and a targeted " DTI Pinning '' bait-and-switch scheme. Unlawful Withholding of Disclosures ( XX/XX/XXXX Present ) : On XX/XX/XXXX, XXXX XXXX took full possession of my completed mortgage loan application file, corporate bank statements, asset documents, and real estate materials. Under federal TRID rules, a lender is required to issue a formal Loan Estimate ( LE ) within three business days of application receipt. XXXX XXXX held my file for over a month completely off-the-record, intentionally failing to provide the legally required disclosures to evade state and federal tracking of my loan terms. Unauthorized Credit Pull & Siphoning ( XX/XX/XXXX ) : On XX/XX/XXXX, XXXX XXXX executed a hard credit inquiry against my profile. This credit pull was run under entirely false pretenses, as no active, compliant loan profile or terms had ever been disclosed to me in writing. Predatory Data Manipulation & " DTI Pinning '' Scheme : When I formally challenged XXXX XXXX regarding the improper double-counting of my timeshare liabilities on my file, he engaged in immediate retaliatory file manipulation. He used verbal phone calls to inform me that he was artificially dropping my verified monthly business income down to a fabricated baseline. This reduction was intentionally calculated to " pin '' my Debt-to-Income ( DTI ) ratio at an unapprovable level ( ~49 % ) to construct a false financial trap. He then used this manufactured high DTI as leverage to issue an off-the-record verbal mandate demanding that I immediately pay down my auto loan out-of-pocket to secure approval. XXXX XXXX XXXX XXXX XXXX ( On/Around XX/XX/XXXX / Systemic Practice ) : During the transmission of my files, XXXX XXXX claimed that my bank statements " would not come through '' the secure corporate system. To protect my data, I sent them as password-protected PDFs. XXXX XXXX explicitly verbally instructed me over the telephone to strip all password protections and email the highly sensitive, unencrypted bank records directly to his inbox. This act directly violates the Gramm-Leach-Bliley Act ( GLBA ) Safeguards Rule ( 16 CFR Part 314 ), which mandates the secure transmission of Non-Public Personal Information ( NPI ). Intentional Spoliation of Evidence ( XX/XX/XXXX ) : As of today, XX/XX/XXXX, Angel Oak XXXX XXXX has completely scrubbed my secure online messaging account and user portal. My entire file history, document logs, and upload records have been entirely wiped and emptied ( as documented in the attached screenshot evidence ). This is a transparent effort to erase the digital audit trail and destroy timestamps proving their TRID and data privacy violations. MANDATED REGULATORY REMEDIES DEMANDED : I request that the Florida Office of Financial Regulation immediately open an investigation into XXXX XXXX and Angel Oak XXXX XXXX to : Subpoena and pull Angel Oaks internal VOIP/telephony call logs and recorded conversations between XXXX XXXX XXXX line and my phone number to verify his verbal instructions regarding password removal and predatory DTI manipulation. Order XXXX XXXX to immediately issue a corporate deletion request to the major credit bureaus to expunge the non-compliant hard credit inquiry executed on XX/XX/XXXX. Review backend system server logs to trace exactly who purged my consumer documents from the XXXX secure portal on or before XX/XX/XXXX. XXXX XXXX XXXX XXXX. XXXX XXXX XXXX XXXX XXXX XXXX

Company response to consumer: Untimely response