Consumer complaint received 2025-08-31 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Struggling to pay mortgage — Foreclosure
Company: Prominence Capital Partners, LLC
State: CA

Complaint narrative:
URGENT FORECLOSURE EMERGENCY - CFPB COMPLAINT SUBMISSION Subject : EMERGENCY - Systematic Consumer Protection Violations - Foreclosure XX/XX/XXXX Dear CFPB Intake Team, I am submitting an emergency complaint regarding systematic violations of federal consumer protection laws that have created an imminent foreclosure threat on my primary residence scheduled for XX/XX/XXXX. 

This case involves coordinated professional negligence by licensed fiduciaries ( escrow and title companies ) who abandoned their neutral duties to facilitate a fraudulent loan scheme designed to circumvent Truth in Lending Act requirements through artificial " business purpose '' classification. 

KEY EMERGENCY FACTORS REQUIRING IMMEDIATE INTERVENTION : XXXX. FORECLOSURE DEADLINE : XX/XX/XXXX ( 32 days ) XXXXXXXX XXXX XXXXXXXX XXXX  : {$160000.00} paid directly to personal mortgage servicer proves consumer purpose despite fraudulent business classification XXXX. XXXX  VIOLATIONS : Pattern matches Federal Reserve research on coordinated consumer protection circumvention XXXX. MULTIPLE LICENSED PROFESSIONALS : Coordinated scheme involving escrow, title, lenders, processor, and attorney IMMEDIATE CFPB INTERVENTION REQUESTED : - Emergency halt of XX/XX/XXXX foreclosure proceedings- Enforcement of mandatory TILA rescission under 15 U.S.C. 1635 - Investigation of systematic professional negligence enabling consumer protection circumvention - Regulatory action against all licensed parties for coordinated violations This complaint demonstrates clear federal law violations with irrefutable evidence and requires emergency intervention to prevent wrongful foreclosure of family home through systematic consumer protection circumvention. 

Attached is comprehensive complaint with full documentation of violations. 

Time-sensitive response needed due to imminent foreclosure deadline. 

Respectfully, XXXX XXXX XXXX XXXX -- - CONSUMER FINANCIAL PROTECTION BUREAU ( CFPB ) COMPLAINT URGENT - FORECLOSURE EMERGENCY Complainant : XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX, CA XXXX Phone : XXXX Email : XXXX Property Address : XXXX XXXX XXXX XXXX XXXX, XXXX, CA XXXX Foreclosure Sale Date : XX/XX/XXXX Respondents : XXXX XXXX XXXX XXXX XXXX. 
XXXX XXXX XXXX XXXX XXXX, CA XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX, XXXX XXXX XXXX, CA XXXX XXXX, XXXX XXXX XXXX XXXX XXXX, CA XXXX Prominence Capital Partners , LLC XXXX XXXX XXXX XXXX, CA XXXX XXXX XXXX XXXX XXXX. 
XXXX XXXX XXXX XXXX, CA XXXX XXXX XXXX, XXXX XXXX XXXX  XXXX XXXX XXXX XXXX, CA XXXX XXXX. EMERGENCY SUMMARY OF SYSTEMATIC VIOLATIONS I am submitting this urgent complaint regarding systematic violations of federal consumer protection laws that have created an imminent foreclosure emergency on my primary residence. The coordinated actions of licensed professionals have enabled a fraudulent loan scheme designed to circumvent Truth in Lending Act and Real Estate Settlement Procedures Act protections through artificial " business purpose '' classification. 

The loan in question was systematically misclassified despite being used exclusively to pay my existing primary mortgage ( {$160000.00} paid directly to XXXX XXXX  XXXX ). This deliberate misclassification circumvented mandatory TILA disclosures, including my right to rescind, and created the foreclosure threat scheduled for XX/XX/XXXX. 

This pattern matches Federal Reserve research ( XXXX ) documenting systematic consumer protection circumvention through coordinated professional schemes targeting vulnerable homeowners. 

XXXX. IRREFUTABLE EVIDENCE OF CONSUMER PURPOSE - XXXX  XXXX The most compelling evidence proving systematic violations : {$160000.00} of loan proceeds were disbursed directly to XXXX XXXX XXXX to pay my existing primary residence mortgage. 

Under federal Regulation Z ( 12 C.F.R. Section 1026.3 ( a ) ), a loan used " primarily for personal, family, or household purposes '' qualifies as consumer credit requiring full TILA protections. 

Paying a home mortgage is the quintessential consumer purpose under federal law. The respondents knowingly and systematically misclassified this obvious consumer transaction as " business purpose '' to deny me mandatory federal consumer protections. 

This irrefutable documentary evidence in the settlement statements creates absolute liability for systematic consumer protection violations by all parties who participated in processing, closing, and recording this fraudulent transaction. 

XXXX. SYSTEMATIC VIOLATIONS OF FEDERAL CONSUMER PROTECTION LAWS A. TRUTH IN LENDING ACT VIOLATIONS ( 15 U.S.C. 1635 ) Systematic failure to provide mandatory TILA disclosures due to fraudulent business purpose classification designed to circumvent federal requirements. 

Deliberate withholding of three-day right of rescission notice required for consumer credit transactions secured by primary residence. 

Extended three-year rescission period applies due to material disclosure violations caused by systematic misclassification scheme. 

Federal law makes rescission mandatory upon proper notice - creditors have no discretion to refuse compliance with statutory TILA requirements. 

B. REAL ESTATE SETTLEMENT PROCEDURES ACT VIOLATIONS ( RESPA ) Licensed fiduciaries ( escrow and title companies ) systematically abandoned neutral duties required under RESPA to facilitate fraudulent loan classification. 

Settlement statements were deliberately structured to misrepresent the consumer transaction as business purpose to enable systematic TILA circumvention. 

Professional negligence in processing obvious consumer credit transaction without required federal consumer protection compliance. 

XXXX COORDINATED PROFESSIONAL NEGLIGENCE ENABLING SYSTEMATIC VIOLATIONS Multiple licensed professionals coordinated to enable systematic consumer protection circumvention through abandonment of regulatory compliance duties. 

Pattern matches Federal Reserve research ( XXXX ) titled " XXXXXXXX XXXX XXXX : XXXX XXXX  That Circumvent State Usury Laws '' documenting coordinated schemes targeting vulnerable homeowners through artificial loan structures. 

Systematic violation of professional licensing standards requiring federal consumer protection compliance in residential mortgage transactions. 

XXXX. SPECIFIC ROLES IN COORDINATED VIOLATION SCHEME A. XXXX XXXX XXXX XXXX XXXX XXXX XXXX ( Primary Fiduciary Liability ) Systematically abandoned neutral fiduciary duties under California Civil Code Section 1057 and Insurance Code Section 12340.11 by processing fraudulent documentation designed to circumvent federal consumer protections. 

Professional negligence in failing to identify obvious discrepancy between fraudulent " business purpose '' classification and reality of disbursement to personal mortgage servicer. 

Enabled entire systematic consumer protection circumvention scheme through abandonment of regulatory compliance duties required for licensed fiduciaries. 

XXXX XXXX, XXXX XXXX PROMINENCE CAPITAL PARTNERS , LLC ( Systematic TILA Violations ) Coordinated lenders who systematically misclassified consumer credit as business purpose to evade mandatory federal disclosure requirements. 

Structured predatory loan with 12 % interest and over {$32000.00} in fees through artificial business classification designed to exploit regulatory compliance gaps. 

Systematic violation of Truth in Lending Act disclosure requirements through coordinated regulatory arbitrage targeting vulnerable homeowner. 

XXXX XXXX XXXX XXXX XXXX ( Coordinated Processing Violations ) Individual loan processor who systematically participated in fraudulent documentation processing despite obvious consumer purpose evidenced by payment to personal mortgage servicer. 

Collected excessive processing fees through artificial business loan structure designed to circumvent federal consumer protection requirements. 

Enabled systematic consumer protection violations through professional processing of deceptive loan classification targeting vulnerable homeowner. 

XXXX XXXX XXXX ( Legal Malpractice Enabling Violations ) Attorney who systematically failed to protect client interests by allowing obvious consumer protection violations to proceed without identification or prevention. 

Created undisclosed conflicts of interest through referral arrangements while failing to ensure federal consumer protection compliance. 

Professional malpractice in failing to identify systematic TILA violations that any competent consumer protection attorney should have recognized and prevented. 

XXXX. IMMEDIATE QUANTIFIABLE HARM FROM SYSTEMATIC VIOLATIONS FORECLOSURE EMERGENCY : Foreclosure scheduled XX/XX/XXXX, threatening immediate loss of primary residence due to systematic consumer protection violations. 

PROPERTY TAX CONSEQUENCES : Fraudulent loan recording triggered XXXX XXXX property tax reassessment from {>= $1,000,000} to {>= $1,000,000}, creating {$13000.00} annual excess tax burden directly caused by systematic violations. 

FINANCIAL EXPLOITATION : Lost statutory consumer protections including mandatory right of rescission worth over {$160000.00} in loan principal plus interest and costs. 

ONGOING HARM : Continued collection activities and foreclosure proceedings based on systematically invalid loan structure violating federal consumer protection requirements. 

XXXX. FEDERAL RESERVE RESEARCH CONFIRMING SYSTEMATIC PATTERN Authoritative federal documentation supports this complaint : Federal Reserve economists published research in XXXX documenting systematic consumer protection circumvention through coordinated professional schemes identical to respondents ' actions. 

Research titled " XXXX and XXXX  : Strategic Partnerships That Circumvent State Usury Laws '' specifically identifies transactions like mine as systematic regulatory arbitrage targeting vulnerable consumers through artificial loan classifications coordinated among financial service providers. 

This Federal Reserve research validates that respondents ' coordinated actions constitute documented patterns of systematic consumer protection violations requiring enhanced CFPB enforcement and comprehensive regulatory remediation. 

XXXX. REQUESTED EMERGENCY CFPB INTERVENTION AND RELIEF IMMEDIATE EMERGENCY ACTION REQUIRED : Direct intervention to immediately halt XX/XX/XXXX foreclosure proceedings based on systematic federal consumer protection violations. 

Emergency enforcement of mandatory TILA rescission under 15 U.S.C. Section 1635 with return of {$160000.00} plus statutory interest and penalties. 

Comprehensive investigation of systematic violations by all licensed parties involved in coordinated consumer protection circumvention scheme. 

COMPREHENSIVE REGULATORY ENFORCEMENT : Enhanced regulatory action against escrow and title companies for systematic fiduciary duty breaches enabling consumer protection violations. 

Professional licensing enforcement against all parties for coordinated abandonment of federal consumer protection compliance duties. 

Coordinated enforcement with state regulators for systematic professional negligence targeting vulnerable homeowners. 

CONSUMER PROTECTION AND REMEDIATION : Full restitution of all payments made on systematically invalid loan structure designed to circumvent federal consumer protections. 

Correction of property tax consequences directly caused by fraudulent loan recording enabled through systematic professional negligence. 

Enhanced penalties and damages for systematic willful violations of federal consumer protection laws through coordinated professional scheme. 

Any additional remedies CFPB deems appropriate to prevent imminent foreclosure and correct comprehensive consumer harm caused by systematic violations. 

XXXX. COMPREHENSIVE SUPPORTING EVIDENCE IRREFUTABLE DOCUMENTARY PROOF : Complete loan documentation showing fraudulent " business purpose '' classification despite obvious consumer nature. 

Settlement statements conclusively proving {$160000.00} disbursement to personal mortgage servicer XXXX XXXX. 

Property tax records showing illegal reassessment consequences directly caused by fraudulent loan recording. 

Communications with all parties documenting systematic abandonment of consumer protection compliance duties. 

FORECLOSURE EMERGENCY DOCUMENTATION : Official foreclosure notices and trustee communications confirming XX/XX/XXXX sale date creating immediate emergency. 

Correspondence with foreclosure servicer demonstrating ongoing collection activities based on systematically invalid loan structure. 

Evidence of imminent loss of family home due to systematic federal consumer protection violations. 

FEDERAL REGULATORY SUPPORT : Federal Reserve research documentation confirming systematic pattern of consumer protection circumvention through coordinated professional schemes. 

Legal authorities supporting mandatory TILA rescission for systematic disclosure violations in consumer credit transactions. 

Professional licensing standards requiring federal consumer protection compliance violated through coordinated scheme. 

XXXX. DECLARATION UNDER PENALTY OF PERJURY I declare under penalty of perjury under the laws of the United States that the foregoing complaint is true and correct to the best of my knowledge and belief. The systematic violations described herein are supported by comprehensive documentary evidence and require immediate CFPB intervention to prevent wrongful foreclosure of my family home through coordinated consumer protection circumvention. 

The 32-day deadline until foreclosure creates an emergency requiring immediate federal regulatory intervention to enforce mandatory consumer protection laws systematically violated by coordinated professional negligence. 

XXXX XXXX XX/XX/XXXX EMERGENCY CONTACT INFORMATION : Phone : XXXX ( available XXXX for emergency consultation ) Email : XXXX Address : XXXX XXXX XXXX XXXX XXXX, XXXX, CA XXXX This complaint requires emergency processing due to imminent foreclosure deadline and systematic nature of federal consumer protection violations documented through Federal Reserve research and irrefutable evidence of coordinated professional negligence targeting vulnerable homeowner.

Company public response: Company believes it acted appropriately as authorized by contract or law
Company response to consumer: Closed with explanation