Consumer complaint received 2026-01-29 00:00:00
Product: Mortgage — FHA mortgage
Issue: Trouble during payment process — Trying to communicate with the company to fix an issue while managing or servicing your loan
Company: Shellpoint Partners, LLC
State: GA

Complaint narrative:
XXXXXXXX XXXX : Search, Organize, Conquer -- -- - Forwarded Message -- -- - From : " XXXX XXXX '' XXXX To : " XXXX XXXX XXXX XXXX Fr I am borrower-age XXXX and my husband is age XXXX ) we hold an FHA-insured mortgage serviced by Shellpoint Mortgage Servicing Newrez/ Debt Collector/ XXXX XXXX XXXX XXXX XXXX Collector Shellpoint Mortgage Servicer/Newrez Servicer refused lawful monthly payments XXXX manufactured arrears , misapplied payments , imposed force-placed insurance despite proof of coverage, accelerated foreclosure without a timely demand letter, failed to offer or evaluate FHA loss-mitigation, and recorded a deed containing my signature that was forged. I can several samples of my authentic signature. 

Further, the total payoff now mirrors the original XXXX purchase price, despite 17+ years of paymentsindicating systemic accounting fraud and unjust enrichment. 

These acts constitute a wrongful attempt to foreclosure on our property, RESPA violations, FHA servicing violations, elder financial exploitation, forgery, and civil mortgage fraud, warranting immediate injunctive relief. 

CRITICAL FHA VIOLATIONS -FAILURE TO OFFER FHA LOSS MITIGATION ( MANDATORY ) The rule ( non-discretionary ) For an FHA loan, the servicer must : Evaluate borrower for FHA loss-mitigation options Offer FHA loan modification ( or issue a written denial with reasons ) None of this was implemented, instead I was offered Shellpoints Predatory Loan Modification, in which I did not request, nor did I sign. Hence, my refusal to sign and agree to the Predatory loan modification, Shellpoint Mortgage Servicing Newrez/ Debt Collector decided to accelerate a Foreclosure Notice in which I no knowledge. I did not receive a demand letter 30 days, before I received a letter that my home would be sold as a foreclosure on XX/XX/XXXX. 

The servicer is required to complete a loss-mitigation review before acceleration / foreclosure A servicer can not skip FHA options and proceed to foreclosure. 
Shellpoint Mortgage Servicing Newrez nor XXXX never offered an FHA loan modification, nor any other type of assistance as forbearance, repayment or deferment. 

When I asked about the aforementioned options last year, I was the investor ( MCLP ) would not agree to any but a Short Sale or Deed in lieu of foreclosure. 
Moreover, Shellpoint never issued a written FHA denial -Accelerated foreclosure anyway Therefore the pending foreclosure is procedurally defective and voidable under FHA servicing rules and Georgia wrongful foreclosure law.

Additionally, DUAL TRACKING / ILLEGAL ACCELERATION Shellpoint Mortgage Servicing/ Debt Collector placed me into a trial payment structure that I did not request.

The Servicer/ Debt Collector refused normal payments unless I paid inflated amounts that I did owe. I sent Shellpoint bank statements, proof of home insurance, and tried to state my case to several Shellpoint Mortgage Servicing representatives, and no one would listen, and they didn't make changes until around XXXX. By that time they had refused around XXXX payments, plus put me on a trial modification for a loan modification that I never requested. 
This is dual tracking and payment refusal fraud under RESPA and FHA guidance. 

GEORGIA WRONGFUL FORECLOSURE ( XXXX XXXX ) Please see the following Infractions below : NO TIMELY DEMAND LETTER Under O.C.G.A. 44-14-162.2, before foreclosure : Borrower must receive proper notice. 
Notice must precede acceleration Notice must identify secured creditor with authority Shellpoint Mortgage Servicer Newrez/Debt Collector Accelerated first Refused payments Sent foreclosure notice without valid prior demand Shellpoint Mortgage Servicing Newrez/Debt Collector attempt to foreclosure on my property is invalid under Georgia law. 
XXXX. 
Shellpoint Mortgage Servicer, Newrez/ Debt Collector committed the following Infractions : FORCE-PLACED INSURANCE MANUFACTURED DEFAULT I had insurance They charge me anyway. 

This alone supports : RESPA XXXX ( k ) violation Breach of escrow duty Elder financial exploitation Unfair & deceptive practices My home insurer and I notified Shellpoint Mortgage Servicer that I had home insurance, but charges continued anyway The Escrow inflated by approximately $ XXXX Payment refusal followed Also, Shellpoint misapplied payments and suspense abuse ACCOUNTING FRAUD Payments were not credited when received. I paid {$2000.00} in XXXX, {$2000.00} in XXXX, and {$2000.00} in XXXX, but there is only XXXX {$2000.00} payment being reflected on my statement. 

Further there are payments placed in suspense improperly Fees assessed first to create arrears Payoff unchanged after years of payment This type of action is Forensic accounting fraud Unjust enrichment Civil XXXX pattern evidence ( as this is a repeated conduct ) Shellpoint ( and/ or their affiliate XXXX XXXX XXXX XXXX : Recorded a deed containing my forged signature Used it in the chain of foreclosure XXXX Please note that under Georgia law : Forged deeds are void ab initio No standing to foreclose Foreclosure based on void instrument fails automatically This is : Felony forgery Quiet title trigger Emergency injunction grounds Because my husband is XXXX and I am XXXX. Shellpoint Mortgage Servicing/ Debt Collector and XXXX XXXX XXXX are guilty of Elder Financial Exploitation in Georgia for the following reasons. 

Pattern of coercion, manipulation, deprivation Financial exploitation Deprivation of essential services. In this case, housing.

Borrower

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