Consumer complaint received 2025-11-29 00:00:00
Product: Mortgage — USDA mortgage
Issue: Trouble during payment process — Trying to communicate with the company to fix an issue while managing or servicing your loan
Company: Mr. Cooper Group Inc.
State: NC

Complaint narrative:
XX/XX/XXXXXXXX XXXX XXXX XXXX CFPB COMPLAINT : SYSTEMATIC SERVICING FRAUD + LICENSE REVOCATION XXXX XXXX XXXX XXXX  Nationstar Mortgage LLC d/b/a Mr. Cooper ( Debt Collector ) * * Mr Cooper sent an escrow analysis in XX/XX/XXXX claiming escrow shortage of {$650.00} and saying my payment would increase beginning XX/XX/XXXX to {$860.00} from {$770.00}. I knew something was wrong so I went into action to figure out what was going on. I lowered my homeowners insurance by raising my deductibles. so they actually sent me a {$78.00} refund due to this for my current homeowners policy for XXXX and it also lowered my rate for the coming year in XXXX that is not due and payable till XX/XX/XXXX. The alleged escrow shortage was claimed to be because my homeowners increased. So due to all this and them trying to raise my payment almost {$100.00}. I went digging and found a lot more wrong than a false claimed escrow shortage. I have been sending letters since XX/XX/XXXX to no avail and trying to work it out in good faith but they ignore me. So now I must report to yall. Our note was signed without recourse, and allonge has our names on it that we never signed or saw during closing, but has the date of closing on it. The signing of without recourse on the note prevents any one down the line from being a proper Holder in due course and they have not proved that they own the note to be Holder in due course and have the rights to collect. 

EVIDENCE SUMMARY : XXXX XXXX XXXX : XXXX XXXX ONLY ( NO assignments XXXX ) Closing attorney files : Original note ( NO allonge/FTC Holder Notice ) XXXX statements : " Nationstar d/b/a Mr. Cooper is a debt collector '' + " brand name '' XXXX # XXXX : XXXX day late response + forged XXXX False escrow : {$740.00} ( XXXX ) + {$650.00} ( XXXX ) despite adequate payments * * COMPLETE STATUTORY VIOLATIONS ( Federal + XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX Fiduciary duties + RESPA servicer duties XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX FTC Holder Rule Notice missing XXXX. * * XXXX XXXX XXXX. XXXX * * Improper automatic enforcement clauses XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX TILA rescission rights + notices undelivered XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXXXXXX XXXX XXXX  Servicer recordkeeping + QWR failures ( $ XXXX ) XXXX XXXX XXXX XXXX XXXX XXXX XXXXXXXX / 15 U.S.C. 1692e * * Deceptive practices + FDCPA ( $ XXXX ) XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX Failed complete loan accounting * XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX ) ( SAFE Act ) - LICENSE REVOCATION XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX  committed deceptive acts : - FORGERY : Unauthorized allonge ( printed names ) - ESCROW FRAUD : False {$740.00} + {$650.00} shortages - RESPA FAILURE : XXXX day late QWR - FALSE STANDING : No XXXX XXXX assignments DEMAND * XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX  XXXX revocation hearing 9. 12 C.F.R. 1026.41 ( Reg Z Mortgage Statements ) * * False periodic statements + debt amounts 10. 12 U.S.C. 4901 ( HPA ) / 12 C.F.R. 1024.17 * * Improper escrow/PMI handling * * CORE VIOLATIONS : * * * * RESPA 2605 ( e ) * * : 6-8 day late QWR response * * FDCPA 1692a ( 6 ) * * : Self-admitted debt collector + false " brand '' * * UCC 3-407 * * : Forged allonge ( printed names ) and note signed without recourse XXXX XXXX XXXX XXXX XXXX XXXX  : No recorded assignments = no standing XXXX XXXX XXXX XXXX  XXXXXXXX XXXX XXXX XXXX XXXX XXXX XXXX  : Mail/wire fraud * * DETAILED TIMELINE OF VIOLATIONS & RESPONSES : * * | Date | Plaintiff Action | Mr. Cooper Response XXXX Violation | | -- -- -- | -- -- -- -- -- -- -- -- -- | -- -- -- -- -- -- -- -- -- -- -| -- -- -- -- -- -| | XXXX XXXX XXXX XXXX XXXX XXXX | Receive false {$650.00} escrow shortage | Payment forced to {$860.00} | * * Escrow Fraud XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX RESPA XXXX ( XXXX ) * * | | XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX * * QWR # XXXX Delivered * * | Incomplete response ( no PSA/ledgers ) | RESPA + XXXXXXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX  Settlement Offer + Cure Notice * * | Continued false billing | Mail fraud predicate | | XXXX XXXX XXXX XXXX XXXX XXXX XXXX  | * * Notice of Breach Mailed * * | XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX | XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXXXX/XX/XXXX - Settlement/Cure : Delivered XX/XX/XXXX - Breach Notice : Mailed XX/XX/XXXX, Delivered XX/XX/XXXXXXXX XXXX XXXX  RELIEF REQUESTED : * * 1. IMMEDIATE CFPBXXXX INVESTIGATION under ALL cited statutes 2. XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX for XXXX ( XXXX XXXX XXXX. XXXX ( XXXX ) ) XXXX. FORENSIC LOAN AUDIT + XXXX proof 4. CEASE COLLECTIONS + revert to {$770.00} 5. CORRECT CREDIT REPORTS 6. FULL RESTITUTION + STATUTORY PENALTIES 7. INJUNCTION + attorney fees 1 Qualified Written Request ( QWR ) # 1 Delivered XX/XX/XXXX. 

# XXXX. 

XXXX. Follow-Up Qualified Written Request ( QWR ) # XXXX Delivered XX/XX/XXXX # XXXX XXXX. Settlement Offer and Final Opportunity to Cure Delivered XX/XX/XXXX. 

# XXXX XXXX. Private Administrative Notice of Breach, Non-Performance, and Formal Request to Cure- ( mailed XX/XX/XXXX delivered XX/XX/XXXX ) # XXXX Failure to Provide Mandatory Information After XXXX Formal Qualified Written Request ( QWR ) In my Qualified Written Request, I lawfully requested the following documents, records, and disclosures. Under RESPA ( 12 U.S.C. 2605 ( e ) ), Regulation X ( 12 C.F.R. 1024.35 & 1024.36 ), TILA ( 12 C.F.R. 1026 ), UCC, and the XXXX XXXX XXXX, the servicer is required to produce these upon request. 

Nationstar/Lakeview/Mr. Cooper acknowledged my letters, but did not provide the required information below, leaving the loan unverified, unvalidated, and improperly accounted for. 

SECTION I Escrow & Payment Accounting ( Items XXXX ) I requested : 1. Complete escrow account history 2. Detailed escrow analysis supporting any alleged shortage or overage 3. Complete payment history showing how every payment was applied 4. Monthly payment breakdown ( principal, interest, escrow, fees ) 5. Full suspense account ledger 6. Itemized list of all fees and charges 7. Proof of all tax and insurance disbursements 8. Current balance and accurate payoff statement They did not provide this.

Instead, they continued to claim false shortages.

SECTION II Loan Documentation & Legal Standing ( Items XXXX ) I requested : 9. True copy of original wet-ink Promissory Note 10. True copy of Mortgage/Deed of Trust and all Assignments 11. Identity of the current servicer, sub-servicer, and attorney-in-fact 12. Name and contact information of the current investor/owner of the Note 13. Copies of all notices sent to me 14. Complete communication logs between borrower and servicer They did not provide : Wet ink note Valid allonge Chain of assignments Servicing authority Ownership disclosure Communication logs And the Lakeview/Mr. Cooper statement now says : Mr. Cooper is a brand name Nationstar Mortgage LLC d/b/a Mr. Cooper is a debt collector. 

This contradicts everything they have previously represented. 

SECTION III Holder Status & Securitization Disclosure ( Items XXXX ) I requested : 15. Proof of Holder in Due Course status 16. Identification of securitized trust or XXXXXXXX XXXX 17. Copy of the Pooling & Servicing Agreement ( PSA ) 18. XXXX XXXX XXXX XXXX XXXXlosures ( if applicable ) 19. Trustee disclosures and servicing rights validation 20. Full chain of title including XXXX  and all transfers/assignments They did not provide : Holder in Due Course evidence XXXX XXXX XXXX XXXX XXXX Any lawful transfer record County records show zero assignments from XXXX. 

SECTION IV Funding, XXXX, & Origination Compliance ( Items XXXX ) I requested : XXXX. XXXX ledgers for loan origination 22. Journal entries showing where the funds came from 23. Balance sheet classification of my Note 24. Funding wire confirmations 25. Documentation of lawful consideration 26. Risk and asset classification by original lender 27. Related tax documentation ( XXXX, XXXX, etc. ) XXXX. XXXX XXXX XXXX & TILA disclosures 29. Mailing logs for all disclosures & notices They did not provide : Any XXXX accounting records Proof of consideration Origination ledger Funding evidence Tax documents Mailing logs Or the required Notice of Right to Cancel at closing to either of us SUMMARY OF FAILURE Despite acknowledging my written requests, the company : Responded late Ignored federal timelines Failed to correct errors Failed to provide legally required documents Failed to prove ownership Failed to validate any escrow shortage Continued to bill me based on false information claiming Im late This is a violation of RESPA, TILA, Reg X, the FDCPA, XXXX XXXX XXXX XXXX XXXXXXXX, and UCC, and it creates a pattern consistent with mail fraud, wire fraud, and deceptive mortgage servicing.

Company response to consumer: Closed with explanation