Consumer complaint received 2025-06-05 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Struggling to pay mortgage — Trying to communicate with the company to fix an issue related to modification, forbearance, short sale, deed-in-lieu, bankruptcy, or foreclosure
Company: Selene Holdings LLC
State: PA

Complaint narrative:
I have sent a Qualified Written Request ( QWR ) to Selene Finance LP requesting documentation, records, and information regarding my mortgage loan. Specifically, the requested information is as follows : Complete Payment History : A full list of all payments I've made, including dates, amounts, and how each was applied ( e.g., to principal, interest, escrow, or suspense accounts ). 

Breakdown of Arrears : A detailed itemization of any claimed delinquencies or arrears, including all fees and charges you say I owe. 

Explanation of Amount Due : Explain how the amount due on my Monthly Billing Statement was calculated and why it changed in recent statements, including all statements since you began servicing the loan. 
Foreclosure Fees and Costs : Provide the dates, purposes, and recipients of any foreclosure-related fees or costs charged to my account. 

Escrow Charges : List the dates, purposes, and recipients of all escrow charges since you took over servicing, plus a breakdown of the current escrow charge, how it's calculated, and reasons for any increases in the last 24 months. 

Escrow Statements : Provide copies of all annual escrow statements and notices of shortages, deficiencies, or surpluses for the last 3 years. 

Suspense Account Balance : State the current balance in any suspense account as of XX/XX/XXXX, and explain why funds are held there. 

Loan Transaction History and XXXX  Timeline : Provide a complete transactional history from your software system, including the XXXX  timeline and MIN number, with explanations of any codes used. 

Mortgage Insurance ( Ml ) : List all mortgage insurance carriers ( LPMI or PMI ) for this loan, including contact information and details of any MI claims paid to the note.

Forced-Place Insurance : If homeowners ' insurance lapses, which company would you use for forced-place insurance?

Loan History and Chain of Title : Provide the full history of the loan, including any acceleration, chain of title, and proof of the noteholder under UCC S 3-301 and S 3-302. Address concerns about periodic statements during bankruptcy per 12 C.F.R. S 1026.41 ( d ) ( 2 ).

Foreclosure Trustee : If foreclosure begins, identify the Mortgage Loan Trustee handling the sale. Confirm if this loan uses a XXXX XXXX XXXXXXXX Deed of Trust or Note, and explain why XXXX XXXX and XXXX XXXX databases do not list my property. 

Servicing Notes : Provide all servicing notes from when you began servicing the loan to the present. 

XXXX XXXX XXXX XXXX ( XXXX  ) : Explain any involvement of XXXX with this loan. 

Broker 's Price Opinions and Yield Spread Premiums : Provide copies of all broker 's price opinions and details of any Yield Spread Premiums paid at closing. 

Original Note Location and Copy : State the physical location of the original note, provide a true copy, and identify the custodian of the collateral file with contact information.

Escrow Analysis : Provide detailed copies of the last two escrow account analyses.

Loan Sale Plans : Disclose any plans to sell this loan to another servicer, per 12 U.S.C. S 2605.

Additional Demands : Prove corporate ownership of the note, including the original note with endorsements, assignments, and servicing agreements, per UCC Articles 3 and 9 and Federal Rule of Bankruptcy Procedure 3001 ( c ).

Provide all XXXX  numbers for the loan to verify ownership via an XXXX search, as mismatched XXXX  numbers indicate you lack the authority to collect. 

Confirm the noteholder 's identity and your authority to act, including corporate records, assignments, or a Pooling and Servicing Agreement ( PSA ) if the loan is securitized. 

Address whether using a XXXX XXXX or XXXX XXXX contract ( if applicable ) constitutes a breach due to misrepresentation, per your addendum. 



The QWR was received via certified mail from USPS on XX/XX/XXXXXXXX  to the address listed on the Selene Finance LP website and sent to attention of the appropriate party listed accordingly. I have contacted Selene on numerous occasions over the last 12 years to address my loan and specific details within the loan. I have no knowledge of who my point of contact is that is currently assigned. Each time I have called, I am told of a different individual. Often times I ask to speak to a supervisor/manager, only to be told that they are unavailable to speak with me and that they sent a request for a call back within 48 hours. No calls are ever returned to me as promised. I receive statements on a monthly basis from Selene that often contain errors and inaccurate information. For example, I am supposed to have a fixed interest rate of 2 %, however, that interest rate has been 2 % at times and 4.5 % at other times. There is no method or specific reason known to me. Also, the arrears and other monetary values listed on the statements are also inaccurate. And finally, none of my previous monthly payments or payments made earlier seem to reflect as it should on the new statement. I have called the recorder of deeds in my residing county on XX/XX/XXXX, and they have stated to me that the information they have on file is inaccurate as well. According to their records, I have satisfied my mortgage as of XXXX.

Company response to consumer: Closed with explanation