Consumer complaint received 2025-03-17 00:00:00
Product: Mortgage — FHA mortgage
Issue: Struggling to pay mortgage — Applying for or obtaining a modification, forbearance plan, short sale, or deed-in-lieu
Company: PNC Bank N.A.
State: MD

Complaint narrative:
I am writing in response to PNC Banks letter dated XX/XX/year>, in which I was offered the opportunity to submit a hardship application for loan modification. However, despite following PNCs own process and submitting a completed application, I received a simultaneous denial, with PNC falsely claiming that I was not within the 60-day delinquency period.

1. Bad Faith Loan Modification Practices & Notice of Intent to Foreclose Despite my timely submission of a hardship application dated XX/XX/year>, PNC : Offered me the opportunity to apply for a modification on XX/XX/year>, then denied my application based on an arbitrary and misleading standard. 
Submitted a Notice of Intent to Foreclose via the Maryland Department of Labor while my loan modification was pending, directly violating Regulation X ( 12 C.F.R. 1024.41 ( f ) ), which prohibits foreclosure activity while a complete loss mitigation application is under review. 
Sent a hardship application suggesting that I filled it out, despite my actual submission containing official paperwork dated XX/XX/year>. 
I have submitted proof of these violations through CFPB Complaint # XXXX, which includes my paperwork verifying my hardship application date and PNCs improper denial. 

XXXX. Unjustified Interest Rate Increases & Breach of Loan Terms PNC has continuously increased my interest rate during multiple loan modifications, despite my loan originally carrying a fixed rate of 3.75 %. This wrongful escalation to nearly 7 % violates : Truth in Lending Act ( TILA ) 15 U.S.C. 1601 et seq. : PNC has failed to properly disclose the terms of these rate increases, violating Regulation Z ( 12 C.F.R. Part 1026 ).

Real Estate Settlement Procedures Act ( RESPA ) 12 U.S.C. 2601 et seq. : PNC has not provided full disclosure of the factors leading to these unjustified rate increases, violating 12 C.F.R. 1024.36.

Consumer Financial Protection Bureau ( CFPB ) Mortgage Servicing Rules : PNC has engaged in misleading mortgage servicing practices, in contradiction of 12 C.F.R. Part 1024.

3. Unauthorized Solicitation & Third-Party Inquiries Regarding My Home PNCs repeated mismanagement of my loan has led to unauthorized solicitation and unwarranted inquiries into the sale of my home. I have received unwanted real estate offers, which is a direct consequence of PNCs mishandling of my account. 

I am formally demanding that PNC immediately cease any third-party inquiries or solicitations related to the sale of my home. 

4. Formal Demand for Resolution To rectify these violations, I demand that PNC : Revert my mortgage interest rate back to 3.75 % as per my original loan terms. 
Cease all foreclosure proceedings, as my hardship application was improperly denied. 
Provide a complete and detailed explanation of prior loan modifications, including documentation of all interest rate increases. 
Halt any unauthorized solicitation or third-party inquiries regarding the sale of my home. 
Communicate solely through secured email or recorded phone conversations for documentation purposes.

5. Legal & Regulatory Consequences If PNC fails to comply with the above demands, I will take further action, including but not limited to : Escalating my case to the CFPB, Maryland Attorney Generals Office, and the Office of the Comptroller of the Currency ( OCC ). 
Pursuing legal action for breach of contract, wrongful denial of loan modification, predatory lending practices, and violations of federal mortgage servicing laws.

Company response to consumer: Closed with explanation