Consumer complaint received 2025-11-14 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Struggling to pay mortgage — Foreclosure
Company: BANK OF NEW YORK MELLON CORPORATION, THE
State: CA

Complaint narrative:
I am filing this urgent complaint against The Bank of New York Mellon ( XXXX ), as trustee for my mortgage ( loan originating in XXXX, current balance ~ {$1.00} XXXX on a property valued at ~ {$4.00} XXXX ), for their blatant and ongoing violations of federal consumer protection laws, including the Real Estate Settlement Procedures Act ( RESPA, 12 U.S.C. 2605 and 12 CFR 1024.35 ), the Truth in Lending Act ( TILA, 15 U.S.C. 1601 et seq. ), and the Fair Debt Collection Practices Act ( FDCPA, 15 U.S.C. 1692 et seq. ). XXXX has repeatedly provided identical, non-substantive, copy-paste responses to my inquiries and prior CFPB complaints, deflecting responsibility without addressing core issues such as the identity of the true master servicer, chain of title defects, unapplied payments, improper fees, and escalating reinstatement quotes. Most egregiously, despite my explicit demand in feedback to prior CFPB Complaint ID XXXX closed on, XX/XX/XXXX ] ) for a substantive, non-repetitive response within 5 business daysincluding the exact name, title, direct phone number, and email of a responsible party at the alleged master servicer ( whether XXXX XXXX XXXX ( XXXX ) or otherwise ) XXXX has failed to comply, continuing their pattern of evasion and bad faith.

This failure constitutes a direct violation of RESPA 's error resolution requirements ( 12 CFR 1024.35 ), which mandate that servicers ( or trustees like BNYM ) investigate and provide a substantive response to notices of error within 30 days, or sooner if escalated. My demand for a 5-business-day response was reasonable given the repetitive nature of their prior replies and the imminent threat of wrongful foreclosure on my home at XXXX XXXXXXXX XXXX XXXX XXXX XXXX XXXX XXXXXXXX . Instead, XXXXXXXX XXXX latest response ( dated XX/XX/XXXX, attached as " Complaint Detail ank of new your mellon response XXXX '' ) is verbatim identical to previous ones, falsely claiming XXXX  as the master servicer without evidence or contact details. When I followed their directive and contacted XXXX  ( call logs attached, e.g., on [ insert dates ] ), XXXX representatives explicitly denied any current involvement, stating they have not touched my file since XXXX and have no updated information. This contradiction suggests XXXX is knowingly providing misleading information, potentially amounting to fraud under FDCPA 1692e ( false or deceptive representations ) and TILA 's disclosure requirements. 

XXXXXXXX XXXX  conduct is part of a systemic pattern of abuse : They have ignored my qualified written requests ( QWRs ) under RESPA for a full payment history, chain of title, and proof of authority, leading to inaccurate accounting ( e.g., unapplied payments totaling ~ {$1.00} XXXX over 19 years and fees inflated without justification ). 

Affiliated servicers like XXXX XXXX XXXX ( formerly XXXX ) and prior ones ( e.g., XXXX  ) have engaged in dual trackingpursuing foreclosure while my loan modification applications are under reviewin violation of the California Homeowner Bill of Rights ( HBOR, Cal. Civ. Code 2923.52924.20 ) and federal rules.

Despite my substantial equity and good-faith efforts to modify ( e.g., applications submitted [ insert dates ] ), XXXX has enabled predatory practices, including void assignments of deed of trust ( as alleged in my ongoing lawsuit, XXXX XXXX XXXX Case No. XXXX, where I oppose Peak Foreclosure Services ' non-monetary status due to similar authority defects ).

Previous CFPB complaints ( IDs :, e.g., XXXX, others ] ) were closed prematurely after XXXX 's recycled responses, allowing violations to persist and escalating my risk of losing my home.

This is not mere negligence ; it is willful non-compliance that exploits consumers like me, potentially constituting elder financial abuse and unfair, deceptive, or abusive acts under Dodd-Frank ( 12 U.S.C. 5531 ). XXXXXXXX XXXX refusal to provide basic contact information for the master servicer prevents me from resolving these issues directly, violating RESPA 's single point of contact mandate ( 12 CFR 1024.40 ) and hindering my ability to avoid foreclosure.

Company response to consumer: Closed with explanation