Consumer complaint received 2025-12-04 00:00:00
Product: Mortgage — VA mortgage
Issue: Trouble during payment process — Trying to communicate with the company to fix an issue while managing or servicing your loan
Company: LAKEVIEW LOAN SERVICING, LLC
State: IL

Complaint narrative:
SAME UNFAIR OR DECEPTIVE ACTS OR PRACTICES ( UDAAP ) XXXX VA mortgage Trouble during payment process XXXXXXXX XXXX/LAKEVIEW SERVICING, LLC XX/XX/XXXXXXXX  Consumer Financial Protection Bureau XXXX XXXX XXXX Washington , DC XXXX CFPB XXXX XXXX Reporting UDAAP ( Unfair, Deceptive or Abusive Acts or Practices ) DOD FRANK ACT 12 USC 5531and Section 5536 Contacted the Veterans Administration ( VA ) on Friday XXXX XX/XX/XXXXXXXX  about Mortgage Confusion to avoid foreclosure. XXXX XXXX XXXX XXXX  Foreclosure letter received XXXX. XXXX XXXX XXXX XXXX  Foreclosure XXXX XXXX - Attorney Appointment on Wednesday, XX/XX/XXXX. ( XXXX XXXX received ). Contacted XXXX  XXXX ( XXXX ) XXXX ( No help ) on Wednesday, XX/XX/XXXX. XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX on Friday, XX/XX/XXXXXXXX  asking for help given Same numbers XXXXXXXX XXXX XXXX Foreclosure Mediation Program and XXXX which still offered no help. Reached out to the VA again on Wednesday, XX/XX/XXXXXXXX  a XXXX and a XXXX responded with no guidance or help. ( Assistants to XXXX XXXX and XXXX respectively. ). 

Reached out to XXXX who no longer works with Foreclosure Mediation on Wednesday, XX/XX/XXXX. On XX/XX/XXXXXXXX  asked XXXX and XXXXXXXX XXXX XXXX XXXX Representatives for a Mortgage Payoff Request, no response. Friday, XX/XX/XXXX XXXX XXXX Foreclosure Mediation Program received e-mail from HUD Housing Counselor XXXX XXXX XXXX from XXXX. Acknowledged on Monday, XX/XX/XXXXXXXX  speaking with her on this date. XX/XX/XXXXXXXX  hearing Judge ordered XXXXXXXX XXXX XXXX XXXX XXXX ( XXXX ) Attorney at XXXX XXXX XXXX XXXX XXXX ordered to carbon copy court due to we were having trouble contacting and communicating with XXXX XXXX XXXX XXXX  and its representatives. E-mail sent with proof of reinstatement payment on Monday, XX/XX/XXXXXXXX  to court, attorneys and CEDA HUD Housing Counselor. Fax sent successful on Tuesday, XX/XX/XXXXXXXX  about foreclosure and mortgage confusion, no response. 
E-mail sent to CEDA HUD Housing Counselor on Monday, XX/XX/XXXXXXXX  about lack of proper communication from XXXX XXXX XXXX XXXX. We paid over {$25000.00} in reinstatement amount due with no receipts, communication nor letter. 

We attempted to reach out on XXXX XXXX XXXX XXXX  mortgage portal messages several times to no avail to pay our mortgage and their legal representative. They uploaded statements late and did not respond to our request for current mortgage amount or reinstatement letter confirmation. 

We did not receive proper due diligence from XXXXXXXX XXXX XXXX Foreclosure Mediation Program or the HUD Approved Housing counselor the services stated on their website. Please see below. 

Services Offered by XXXX XXXX XXXX  Foreclosure Mediation Program : Legal Assistance : Homeowners can access free legal advice and representation to help them understand their rights and options during the foreclosure process. 

Mediation Services : The program provides mediation sessions where homeowners can negotiate directly with their lenders to find mutually agreeable solutions, such as loan modifications or repayment plans. 

Housing Counseling : Participants can receive counseling to assess their financial situation, explore alternatives to foreclosure, and prepare necessary documentation for mediation. 

Help line : A dedicated Help line is available for homeowners to get immediate assistance and information about the program. 

XXXX HUD Approved Housing Counseling : During the counseling process you can expect : Review of your financial situation and hardship Budget preparation Development of an action plan based on your individual needs Negotiations with your lender to find a solution Follow up and housing and budget information We have been trying to get answers to no avail and the e-mails and correspondence we sent are to numerous to upload as well as the documents removed from the message inbox and the contradictory uploaded documents from XXXX XXXX XXXX XXXX but can be provided it needed. 

We would like to ascertain if Lakeview Servicing , LLC and its subsidiaries are license, able to conduct business in Illinois, and have the right to foreclose since no affidavit nor proof was given during the foreclosure proceedings. 

Our Rights that were not honored. 

Service of Process. Failure of proper service can defeat a foreclosure action, as every litigant has a constitutional due process right to proper notice. A lender may obtain proper service of process by serving either the borrower or, any individual, age of XXXX or above, that resides at the property ( often referred to as substitute service ). If the process server can not serve the defendant personally ( or obtain substitute service ), the lender may submit an affidavit to the court in support of the service by publication in a local newspaper. Notice of the publication must then be sent to the last known address of the borrower. The county sheriff serves the borrower with a copy of the summons, complaint together with a Homeowner Notice, advising the borrower of mitigation rights including reinstatement and redemption. Improper service may nullify a foreclosure judgment as well as a foreclosure sale, including a subsequent real estate owned sale ( REO ). 


We attempted to respond to the foreclosure but we were unable to file and answer due to XXXX XXXX XXXX XXXX did not allow us to file. We notified court to no avail. Filing an answer and appearance. Within 30 days of being served, the borrower must respond by filing an appearance and must file an answer or otherwise plead, typically filing motions to address any procedural or substantive flaws in the complaint. Assuming the borrower fails to succeed in attacking the complaint, the borrower must then file an answer to the complaint including raising any affirmative defenses or counterclaims. 

The Bank Didnt Follow State Procedures The foreclosure process is complicated and time-consuming ; oftentimes, that leads to errors. If the bank or other lender didnt follow XXXX XXXX XXXX Florida foreclosure procedures, you might have a good case for stopping the foreclosure. 

The Mortgage Servicer Made Mistakes Mortgage services can make mistakes when handling homeowners accounts. Here are some of the most common mistakes to look out for : Dual tracking, which means pursuing foreclosure at the same time a different loan modification is pending Sending your mortgage payments to the wrong party Overstating the amount of money you owe for your mortgage payments Imposing excessive fees for late payments that werent stipulated in the mortgage contract. Reinstatement fees added we know the Mortgage Servicer and its representatives did not pay.

We believe the mortgage servicer made these or other mistakes, The Foreclosing Party Lacks Standing The foreclosing party is the entity that owns your loan. If the lender can not provide clear proof of ownership, they lack the legal standing to foreclose on your home. Without this proof, the foreclosure process can not proceed. 


This issue arises frequently because banks often bundle loans together and sell them to other financial institutions or investors. As a result, tracking down the current owner of your specific loan can become complicated, leaving room for challenges in the foreclosure process. 

Illinois The Foreclosing Party Lacks Standing In Illinois, the foreclosure party must demonstrate standing to proceed with the foreclosure process. This involves proving possession of the original promissory note and providing proper documentation of any assignments or transfers of the mortgage. If the foreclosure party fails to meet these requirements, they may be challenged in court, potentially leading to a dismissal of the foreclosure action. 


Additional Foreclosure Defenses We believe the lender violated federal regulations if you have a VA, USDA, or FHA loan. 
You never received a breach of contract letter from the lender informing you of the violation of your mortgage contract or deed of trust. 

Due to our limited resources and Lakeview Servicing, LLC and its Subservicers utilizing Unfair or Deceptive Acts or Practices ( UDAAP ) under Section 5 of the Federal Trade Commission Act ( FTC Act ) as well as Unfair, Deceptive, or Abusive Acts or Practices ( UDAAP ) pursuant to the Dodd-Frank Wall Street Reform and Consumer Protection Act ( Dodd-Frank Act ). Our precious home is now in foreclosure ( XXXX XXXXXXXX XXXX XXXXXXXX ) XXXX 

We are writing to formally report and express serious concern regarding the conduct of Lakeview servicing, LLC and its subservicer, who are debt collectors acting as a mortgage servicing entity currently managing VA-backed home loans. Based on our experiences and supporting documentation, We believe Lakeview Servicing, LLC and its subservicers are engaging in deceptive, unethical, and potentially unlawful practices that directly harm veterans and violate the principles of the VA Loan program. 

The issues include, but are not limited to : Misapplication of payments and unexplained fees Inaccurate account statements and failure to provide timely disclosures Threats of foreclosure despite compliance with payment obligations Obstruction of communication and refusal to resolve disputes Slow Responses and mis-communication with reinstatement payments creating and undue hardship. 


These actions have caused significant financial and emotional duress and appear to be part of a broader pattern of misconduct targeting veterans who rely on the protections afforded by their VA Benefits.

We respectfully urge your office to investigate this matter with urgency. We are prepared to provide documentation, correspondence, and any other materials necessary to support a formal inquiry. 

Our foreclosure process was before the XX/XX/XXXXXXXX  loan modification closures and we were reporting all efforts to rectify this situation to the VA loan representatives a few years before. Veterans deserve better! We earned our benefits through service and sacrifice, and we should not be subjected to predatory behavior under the guise of mortgage servicing. 

Thank you for your attention to this important matter and grave concern.

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