Consumer complaint received 2026-04-01 00:00:00
Product: Mortgage — FHA mortgage
Issue: Struggling to pay mortgage — Foreclosure
Company: LD Holdings Group, LLC
State: IL

Complaint narrative:
I am submitting a complaint regarding loanDepot.com, LLCs mortgage servicing and foreclosure conduct. I am not the borrower on this loan. The borrower, XXXX XXXX XXXX, is deceased. I am an heir, occupant, and named defendant in the foreclosure action involving the subject property. loanDepot initiated and continues foreclosure activity without adequately demonstrating that it is the party entitled to enforce the mortgage and note against the estate or its heirs. The loan has an original principal balance of approximately {$140000.00}, and the company currently claims a balance of approximately {$130000.00}, plus interest, fees, and costs. Documents associated with the loan indicate that it was included in a securitization structure, in which loanDepot.com, LLC is identified as a servicer while rights to the mortgage assets were transferred into and are held within a trust administered by a trustee. Despite this, loanDepot has not adequately demonstrated its authority to enforce the note on behalf of the actual holder or trust. I requested proof of authority to enforce, identification of the true holder of the note, and documentation supporting the chain of title. This information was not adequately provided. This loan is FHA-insured. I dispute whether required FHA pre-foreclosure requirements, including borrower contact and loss mitigation efforts, were properly completed prior to initiating foreclosure. Additionally, a good-faith tender was made via certified mail in accordance with the terms of the note, supported by a letter of direction and documented proof of delivery. The legal effect of that tender and the reason for refusal or failure to process it were not properly addressed. Despite this, foreclosure activity continued. I made good faith efforts to resolve this matter directly with the company, including requesting information and attempting to clarify enforcement authority and account status. These efforts did not result in meaningful resolution. Supporting documentation is attached, including proof of certified-mail tender with delivery confirmation, letter of direction, affidavit evidence, and securitization documents identifying loanDepot.com, LLC as a servicer and showing that rights to the mortgage assets were transferred into a trust structure administered by a trustee. These issues raise serious concerns regarding compliance with federal consumer protection laws, including the Real Estate Settlement Procedures Act ( RESPA ), 12 U.S.C. 2605, and the Truth in Lending Act ( TILA ), 15 U.S.C. 1601 et seq., particularly regarding servicing accuracy, disclosure obligations, and failure to respond to borrower and interested party inquiries. I am requesting that loanDepot : 1. Provide written proof of its authority to enforce the note and mortgage ; 2. Identify the true holder or party entitled to enforce ; 3. Provide a complete and accurate accounting of the loan ; 4. Provide documentation demonstrating FHA compliance prior to foreclosure ; 5. Correct any improper servicing or foreclosure actions ; 6. Credit the account for any payments not properly applied ; 7. Explain the refusal or failure to process the certified-mail tender ; 8. Address whether enforcement was pursued without proper standing or authority. A fair resolution would include correction of the account, removal of improper fees, and monetary compensation for harm caused by improper foreclosure activity, failure to verify enforcement authority, and refusal to properly respond to lawful requests and tender. I am willing to resolve this matter in good faith through a negotiated settlement. Additionally, after submitting the certified-mail tender in good faith in accordance with the terms of the note, I received correspondence from loanDepot that referenced a different loan number, specifically loan number XXXX, which does not match the loan number associated with the original promissory note or the foreclosure action. This discrepancy raises serious concerns regarding the accuracy of loan servicing, account identification, and whether the tender was properly applied or reviewed in connection with the correct account. Despite providing clear direction and documentation with the tender, including identifying information for the loan, the company failed to properly process or apply the tender and instead responded using a different loan number, creating confusion and preventing proper resolution. This conduct raises concerns under the Real Estate Settlement Procedures Act ( RESPA ), 12 U.S.C. 2605, including failure to properly respond to borrower communications and failure to maintain accurate account servicing records. It also raises concerns under the Truth in Lending Act ( TILA ), 15 U.S.C. 1601 et seq., regarding accurate disclosure and identification of the loan obligation. The use of inconsistent loan numbers and failure to properly apply or address the tender further calls into question the accuracy of the account, the integrity of the servicing process, and whether foreclosure activity has been pursued on a properly identified and verified obligation.

Company response to consumer: Closed with explanation