Consumer complaint received 2025-07-25 00:00:00
Product: Debt collection — Mortgage debt
Issue: False statements or representation — Attempted to collect wrong amount
Company: Selene Holdings LLC
State: NV

Complaint narrative:
Dear CFPB, I am filing this complaint against Selene Finance LP based on newly discovered evidence from a U.S. Department of the Treasury FOIA response ( Case Number XXXX, dated XX/XX/XXXX ) that confirms Selene lacked authorization to service my FHA-insured mortgage at XXXX XXXX XXXX, XXXX, NV XXXX XXXX under the Home Affordable Modification Program ( HAMP ) or other federal programs. This evidence exposes Selenes fraudulent servicing practices, deceptive misrepresentations, and unauthorized foreclosure actions, which violate federal consumer protection laws and threaten imminent loss of my home, causing significant financial and emotional harm.

Details of the Complaint : 1. Fraudulent Misrepresentation of Servicing Authority : a. The Treasurys FOIA response ( Exhibit EE, Case Number XXXX, dated XX/XX/XXXX ) states, A search was conducted within Treasurys Departmental Offices for records responsive to your request. No records were located. This confirms that Selene Finance LP was not an approved HAMP servicer for my loan, nor was it authorized to service or modify the mortgage under any Treasury-managed program. 
b. Despite this, XXXX XX/XX/XXXX, letter ( Exhibit S, referenced in court filings ) falsely claimed it serviced my loan on behalf of XXXX XXXX  XXXX, XXXX, as Trustee for XXXX XXXX XXXX, a non-existent entity per SEC FOIA response ( No. XXXX, dated XX/XX/XXXX ). This misrepresentation violates the Consumer Financial Protection Act ( CFPA ), 12 U.S.C. 5536 ( a ) ( 1 ) ( B ), prohibiting deceptive acts or practices, and the Real Estate Settlement Procedures Act ( RESPA ), 12 U.S.C. 2605 ( k ), which prohibits servicers from engaging in unfair practices.

2. Unauthorized Foreclosure Actions and Imminent Threat : a. Selene, through its counsel XXXX XXXX XXXX, P.A., and in coordination with XXXX XXXX XXXX XXXX ( XXXX  ), initiated foreclosure proceedings, including a Notice of Trustees Sale ( dated XX/XX/XXXX ), relying on fraudulent assignments of the deed of trust dated XX/XX/XXXX ( Document IDs : XXXX and XXXX ). These assignments, involving XXXX  XXXX XXXX, N.A.s transfer to XXXX, and XXXX XXXX XXXX XXXX Mortgage Servicing transfer of the deed of trust and note to XXXX XXXX  XXXX, XXXX XXXX as Trustee for RCF2 Acquisition Trust, are void due to the lack of legal standing of RCF2 Acquisition Trust and Selenes unauthorized status. 
b. The imminent foreclosure threatens my homeownership, violating CFPB regulations under 12 C.F.R. 1024.41, which prohibit actions without proper authority. Selenes actions also violate Nevadas foreclosure laws ( NRS 107.080 ), as they lack a valid beneficiary interest, rendering the foreclosure certificate issued on XX/XX/XXXX, void. 
XXXX. Deceptive Custodial Claims and Unlawful Fees : a. Selene Finance LP failed to provide accurate responses to my Qualified Written Requests ( QWRs ) and Notice of Errors, dated XX/XX/XXXX, XX/XX/XXXX, and XX/XX/XXXX, as required by RESPA ( 12 U.S.C. 2605 ( e ) ). Instead, in a letter dated XX/XX/XXXX, prompted by the Consumer Financial Protection Bureau ( CFPB ), Selene falsely claimed XXXX XXXX was the custodian of my mortgage documents without providing evidence of a custodial agreement or chain of endorsements. This deceptive tactic obscured Selenes lack of standing and facilitated unauthorized foreclosure actions.

b. Selene charged {$9400.00} in corporate advances, including legal fees ( {$430.00} ), property inspections, and foreclosure-related costs, without proof of authority or valid assignment. These fees constitute unfair and deceptive practices under the CFPA, 12 U.S.C. 5536 ( a ) ( 1 ) ( B ), and violate RESPA, 12 U.S.C. 2605 ( k ) ( 1 ) ( C ), prohibiting unlawful charges. 
XXXX. Failure to Comply with FHA and CFPB Regulations : a. As my loan is FHA-insured, Selene is required to comply with the FHA Single Family Housing Policy Handbook ( HUD Handbook 4000.1 ) and CFPB servicing rules ( 12 C.F.R. Part 1024 ).

b. The Treasurys no records finding confirms Selene lacked authorization to service my loan, violating FHA requirements for approved servicers and CFPB rules for loss mitigation and foreclosure procedures ( 12 C.F.R. 1024.41 ).

c. Selenes unlawful pursuit of foreclosure based on fraudulent documents, has caused financial harm and emotional distress, exacerbating the threat of imminent eviction.

5. Pattern of Fraudulent Conduct : a. The Treasurys FOIA response, combined with prior evidence ( e.g., FHFA FOIA confirmation of A search of FHFA files and records did not locate any records responsive to your request, XXXX XXXX  deactivation in XXXX, XXXX XXXX XXXX XXXX XXXX with the Nevada XXXX of XXXX ), and the retroactive registration of XXXX XXXX SFR-GSB Holding, LLC ( Entity No. XXXX, filed XX/XX/XXXX ) with XXXX Acquisition Trust with the Nevada XXXX XXXX XXXX, falsely embedded as an officer constitutes a fraudulent attempt to fabricate legal standing and conceal prior unauthorized foreclosure actions, violating NRS 239.330 ( offering false instrument for filing ) and undermining the legitimacy of the foreclosure process for XXXX XXXX XXXX XXXX XXXX, NV XXXX. 
b. Selene misrepresented its authority, relied on a fictitious trust ( XXXX Acquisition Trust ), and used robo-signed endorsements ( Exhibit T ) to fabricate standing, violating the CFPA and Nevadas Deceptive Trade Practices Act ( NRS 598 ).

c. Selenes actions, facilitated by XXXX XXXX XXXX and XXXX, constitute a coordinated scheme to seize my property through deception, as evidenced by the retroactive registration of XXXX XXXX SFR-GSB Holding, LLC ( Entity No. XXXX, filed XX/XX/XXXX ) to falsely legitimize XXXX Acquisition Trusts role. 
Argument Against Selene Finance LP : Selene Finance LPs actions represent a blatant abuse of the mortgage servicing process, exploiting my status as a pro se homeowner to advance an unauthorized and fraudulent foreclosure. The Treasurys FOIA response ( Exhibit EE ) is a damning admission that Selene had no federal authorization to service my loan, undermining its every actionfrom charging fees to initiating foreclosure. This lack of authority, coupled with Selenes reliance on a non-existent trust ( XXXX Acquisition Trust ) and void assignments, strips it of any legal standing to enforce the deed of trust, as required by Nevada law ( NRS 107.080 ( 2 ) ( c ) ) and federal regulations ( 12 C.F.R. 1024.41 ). 
Selenes deceptive claims, such as naming XXXX XXXX as custodian without evidence, and its imposition of {$9400.00} in unlawful fees demonstrate a pattern of bad faith designed to mislead me, the courts, and regulators. 
Moreover, XXXX XXXX fraudulent declaration, which falsely asserts authority or facts regarding the mortgage or foreclosure process for XXXX XXXX XXXX, XXXX, NV XXXX, lacks notarization, rendering it legally invalid and further evidencing deceptive practices by Selene Finance LP and its affiliates. 
These actions not only violate the CFPA and RESPA but also erode public trust in the mortgage servicing industry. Allowing Selene to proceed with foreclosure would reward fraud and cause irreparable harm, as I face imminent eviction from my home of nearly two decades.

The CFPB must act swiftly to hold Selene accountable for its deceptive and unauthorized practices, protecting my rights as an FHA borrower and preventing further consumer harm.

Company response to consumer: Closed with explanation