Consumer complaint received 2025-12-29 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Trouble during payment process — Trying to communicate with the company to fix an issue while managing or servicing your loan
Company: Freedom Mortgage Company
State: FL

Complaint narrative:
I am filing this complaint regarding serious violations of federal consumer protection statutes by Freedom Mortgage Corporation in connection with their servicing of my mortgage loan and their filing of a foreclosure action despite lacking standing and despite failing to comply with federal law. 
LOAN INFORMATION Property Address : [ Insert your property address ] Loan Number : XXXX Original Lender XXXX XXXX XXXX XXXX XXXX 
Original Loan Date : XX/XX/XXXXXXXX  Current Servicer : Freedom Mortgage Corporation Foreclosure Case : Case No. XXXX, Eleventh XXXX XXXX XXXX XXXX XXXX XXXX Florida XXXX OF XXXX Freedom Mortgage Corporation has violated the Real Estate Settlement Procedures Act, the Truth in Lending Act, and the Fair Debt Collection Practices Act. Despite my repeated demands for information and compliance with federal law, Freedom Mortgage has refused to respond. Freedom Mortgage has filed a foreclosure action claiming to own my mortgage note, but the evidence shows Freedom Mortgage transferred the note to a third party via a blank endorsement marked " without recourse. '' When I demanded proof of ownership and standing to foreclose, Freedom Mortgage went silent. Freedom Mortgage is attempting to foreclose on my home without proving they have the legal right to do so and without complying with federal consumer protection statutes. 
RESPA VIOLATIONS- 12 U.S.C. 2605 On XX/XX/XXXX, I sent Freedom Mortgage a Qualified Written Request pursuant to 12 U.S.C. section 2605 ( e ). I sent this QWR via certified mail to Freedom Mortgage 's servicing address. The QWR was delivered on XX/XX/XXXX, as confirmed by USPS tracking number [ insert tracking number ]. 
My QWR requested the following information : Complete payment history and accounting showing all payments received, dates, amounts, and how each payment was applied to principal, interest, escrow, fees, and charges Proof that Freedom Mortgage owns the promissory note or has been authorized by the current owner to service the loan and pursue foreclosure Explanation of the blank endorsement " without recourse '' that appears on the promissory note, including when it was executed, to whom the note was transferred, and who currently owns the note Complete chain of title documentation showing all transfers of the note from XXXX XXXX at origination through the present Evidence of compliance with all applicable federal disclosure requirements including TILA section 1641 notice requirements Responses to all previous inquiries I had sent Under 12 U.S.C. section 2605 ( e ) ( 1 ) ( A ), servicers must acknowledge receipt of a qualified written request within five business days. Freedom Mortgage failed to acknowledge my QWR. 
Under 12 U.S.C. section 2605 ( e ) ( 2 ), servicers must provide a substantive written response within thirty days, either providing the requested information, conducting an investigation and providing results, or explaining why the information is unavailable. Freedom Mortgage has now failed to respond for more than forty days.

Under 12 U.S.C. section 2605 ( e ) ( 3 ), servicers are prohibited from providing information to consumer reporting agencies regarding any overdue payment related to a period covered by the borrower 's qualified written request until the servicer has complied with the requirements of this section. I do not know whether Freedom Mortgage has complied with this prohibition.

Under 12 U.S.C. section 2605 ( f ), these violations entitle me to actual damages, statutory damages up to {$2000.00}, costs, and attorney 's fees. Freedom Mortgage 's refusal to respond to my QWR is a clear violation of federal law.

TILA VIOLATIONS- 15 U.S.C. 1641 Freedom Mortgage has violated the Truth in Lending Act by failing to provide required notices regarding the transfer or sale of my mortgage loan.

Under 15 U.S.C. section 1641 ( f ) ( 2 ), when a mortgage loan is sold or otherwise transferred, the new creditor must provide the borrower with written notice of the transfer no later than 30 days after the date the new creditor acquires ownership. The notice must include specific information about the new creditor, the outstanding balance, the interest rate, and the effective date of the transfer.

I have never received any written notice from XXXX XXXX XXXX, Freedom Mortgage Corporation, or any other entity regarding the sale or transfer of my mortgage loan from XXXX XXXX to Freedom Mortgage. I received a letter from XXXX XXXX on XX/XX/XXXX, stating that " the SERVICING of your mortgage transfers from XXXX XXXX XXXXXXXX XXXX XXXXXXXX Freedom Mortgage Corporation '' effective XX/XX/XXXX. This letter described a servicing transfer, not an ownership transfer. No notice was provided regarding ownership transfer as required by TILA section 1641 ( f ) ( 2 ). 
Additionally, the promissory note attached to Freedom Mortgage 's foreclosure complaint shows that Freedom Mortgage endorsed the note in blank with the notation " without recourse. '' This endorsement suggests that Freedom Mortgage subsequently sold or transferred the note to a third party. If such a transfer occurred, no notice was provided to me as required by TILA section 1641 ( f ) ( 2 ).

Under 15 U.S.C. section 1641 ( g ), servicers must provide borrowers with periodic statements for each billing cycle. These statements must include specific information about amounts due, principal and interest breakdown, fees and charges, and other required disclosures. Freedom Mortgage has not provided proper periodic statements as required by this statute.

These TILA violations are not technical or harmless. The failure to provide transfer notices has left me without clear information about who owns my loan, creating confusion about who the proper creditor is and to whom payment should be made. This directly impacts Freedom Mortgage 's ability to establish standing to foreclose. 
FDCPA VIOLATIONS- 15 U.S.C. 1692 On XX/XX/XXXX, I sent Freedom Mortgage a debt validation demand pursuant to 15 U.S.C. section 1692g. I sent this demand via certified mail to Freedom Mortgage 's servicing address. The demand was delivered on XX/XX/XXXX, as confirmed by USPS tracking number [ insert tracking number ]. 
My validation demand disputed the debt and requested that Freedom Mortgage provide : Verification that Freedom Mortgage owns the debt or has been authorized to collect it Proof of the amount claimed to be due with complete accounting Documentation establishing Freedom Mortgage 's authority to collect this debt Under 15 U.S.C. section 1692g ( b ), if a consumer notifies a debt collector in writing within thirty days that the debt is disputed, the debt collector must cease collection of the debt until the debt collector obtains verification of the debt and provides such verification to the consumer.

Instead of ceasing collection activities and providing validation, Freedom Mortgage filed a foreclosure action on XX/XX/XXXX, one day after receiving my validation demand. This foreclosure filing constitutes continued collection activity in violation of FDCPA section 1692g ( b ). 
Freedom Mortgage has not provided any debt validation. Freedom Mortgage has not verified that it owns the debt or has authority to collect it. Freedom Mortgage has continued collection through foreclosure proceedings in direct violation of the FDCPA. 
Under 15 U.S.C. section 1692k, these violations entitle me to actual damages, statutory damages up to {$1000.00}, costs, and attorney 's fees. 
STANDING ISSUE - EVIDENCE THAT FREEDOM MORTGAGE DOES NOT OWN THE NOTE The foreclosure action filed by Freedom Mortgage raises serious questions about whether Freedom Mortgage has standing to foreclose. The promissory note attached to the foreclosure complaint contains an endorsement in blank by Freedom Mortgage Corporation, signed by XXXX XXXX and marked " without recourse. '' According to Freedom Mortgage 's official Florida corporate records filed with the Florida Department of State, Division of Corporations ( Document Number XXXX ), XXXX XXXX is the duly appointed Corporate Secretary of Freedom Mortgage Corporation. This means the blank endorsement was an authorized corporate act, not a clerical error or unauthorized signature. 
Under the Uniform Commercial Code Article 3, section 205, a blank endorsement converts a promissory note into a bearer instrument and transfers ownership through delivery. The phrase " without recourse '' indicates that the endorser is disclaiming liability to subsequent holders, which is standard language used when selling a promissory note to a third party.

This endorsement evidence suggests that Freedom Mortgage transferred my note to a third party and no longer owns it. Yet Freedom Mortgage filed a foreclosure action claiming to own the note. When I demanded that Freedom Mortgage explain this endorsement and prove current ownership, Freedom Mortgage refused to respond. 
XXXX XXXX XXXX letter to me dated XX/XX/XXXX, stated that " the SERVICING of your mortgage transfers from XXXX XXXXXXXX XXXX XXXX XXXX Freedom Mortgage Corporation. '' This letter explicitly stated that only servicing transferred, not ownership. This contradicts Freedom Mortgage 's claim in the foreclosure complaint to be the owner of the note. 
The Assignment of Mortgage from XXXX XXXX to Freedom Mortgage was not recorded until XX/XX/XXXX, more than six weeks after the alleged servicing transfer date of XX/XX/XXXX. This unexplained delay raises additional questions about when and how Freedom Mortgage allegedly acquired any rights to this loan. 
On XX/XX/XXXX, Freedom Mortgage filed a Certificate of Possession of Original Promissory Note. However, this certificate only claims that Freedom Mortgage has physical possession of the note. It does not claim that Freedom Mortgage owns the note or has authority to enforce it. Possession without ownership does not establish standing to foreclose. 
When I demanded that Freedom Mortgage explain the blank endorsement, identify the current owner of the note, and prove authorization to foreclose if Freedom Mortgage is not the owner, Freedom Mortgage provided no response. 
MY ATTEMPTS TO RESOLVE THIS MATTER I have made repeated good-faith attempts to resolve these issues with Freedom Mortgage by sending statutory demands for information and compliance : XX/XX/XXXXXXXX  : Sent Qualified Written Request under RESPA and demand for accounting under UCC section 9-210. Delivered XX/XX/XXXX. No response received. 
XX/XX/XXXXXXXX  : Sent debt validation demand under FDCPA. Delivered XX/XX/XXXX. No response received. Freedom Mortgage filed foreclosure XXXX day later instead of providing validation. 
XX/XX/XXXX : Sent comprehensive demand letter to Freedom Mortgage 's registered agent, corporate office, and foreclosure attorneys, demanding withdrawal of foreclosure action and compliance with federal statutes. Gave seven-day deadline for response. [ Status : recently mailed, awaiting response ] Freedom Mortgage has ignored every attempt I have made to obtain information, verify the debt, and understand who owns my loan. This pattern of non-response suggests Freedom Mortgage can not answer these questions because they do not own the note and lack standing to foreclose.

Company response to consumer: Closed with explanation