Consumer complaint received 2025-11-05 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Closing on a mortgage — Trying to communicate with the company to fix an issue with the loan closing
Company: LD Holdings Group, LLC
State: NY

Complaint narrative:
I am the court-appointed XXXX of the Estate of my late mother, XXXX XXXX XXXX and I am submitting this complaint regarding LoanDepot and XXXXXX/XX/XXXXXXXX XXXX 

LoanDepot originated a loan for this property by misrepresenting and mishandling the title, while knowing I was XXXX and vulnerable. Their actions created a void deed that corrupted the chain of title and enabled a third party to wrongfully interfere with ownership. XXXX is now attempting to foreclose based on that invalid title. 

Origination Conduct XXXX Discrimination and Pressure Tactics I originally applied for the loan with LoanDepot and was denied due to being permanently XXXX. Shortly after, LoanDepot began rotating loan officers to contact me repeatedly. 

I was told adding a co-signer was the only way to be approved. I explained many times that my grandmother held a life estate only and that title could not be changed under any circumstances. 

LoanDepot then cycled multiple representatives ( XXXX XXXX, XXXX XXXX, XXXX XXXX, and finally XXXX XXXX ). Each reassured me that the life-estate title structure was acceptable and would not be altered. I relied on these assurances. 

LoanDepot pressured me to use my elderly grandmother as a co-signer even though they were aware she was not an owner in fee and only held a life estate and that altering title would expose the property to harm. 

This appears similar to a boiler-room approach in mortgage origination : rotating personnel until the borrower agrees to proceed. 

Written Confirmation Title Would NOT Be Changed I have written proof that LoanDepot confirmed the vesting was correct and approved as-is, and that they would not alter the life-estate structure. 

Defective & Unauthorized Deed Recording Despite this, after closing LoanDepot recorded a new deed anyway without my knowledge and without proper execution or acknowledgment. The recorded instrument is defective because : My grandmother was incorrectly listed as a XXXX, even though she only held a life estate, not transferable ownership Signature pages were separate and not referenced on the face of the deed The recording was missing proper signature acknowledgment language Their title vendor emailed noting missing signatures and re-execution attempts The notary had to return multiple times and did not present full documents LoanDepot funded knowing the documents were defective This deed is legally void under state property law. It artificially created a joint tenancy interest that did not previously exist and could not legally exist. 

Resulting Harm Because of this improper recording, a family member exploited the false title structure to attempt to transfer interest out of the estate, causing years of litigation, financial injury, emotional distress, and property control issues. 

I am permanently XXXX and the situation worsened my hardship. 

Foreclosure Based on a Void Instrument The property is now subject to foreclosure under XXXX XXXX. XXXX filed by XXXXXX/XX/XXXXXXXX XXXX despite : The deed being void on its face Active quiet-title litigation in XXXX XXXX XX/XX/XXXX Court XXXX XXXX XXXX XXXX XXXX ) XXXX being on written notice of the defective deed My legal status as estate XXXX My XXXX and need for accommodation XXXX is attempting foreclosure on a legally defective chain of title created by LoanDepot. A lender can not foreclose without a valid security interest. 

Requested CFPB Action I respectfully request that the CFPB investigate and require : XXXX Review of LoanDepots origination practices and pressure to alter title XXXX. Correction of the defective deed and acknowledgment of my rights as XXXX XXXX. Full servicing records, title decisions, and escalation logs XXXX. Suspension of foreclosure activity until title is corrected XXXX. Fair lending compliance review due to disability-related denial and handling XXXX. Damages assessment for wrongful origination conduct and resulting harm This was not a misunderstanding it is a result of unacceptable lending practices, disregard of estate law, mishandling of notarization and execution, and ignoring a borrowers XXXX status and express instructions. 

The defective loan origination created a wrongful foreclosure situation that should never have occurred.

Company response to consumer: Closed with explanation