Complaint Review: US Bank Home Mortgage

if you are with US bank home mortgage and you are in any way behind in your mortgage--GET a lawyer ASAP. US bank will present to you that they want to work with you but they have no intention of doing so. they are one of the worst offenders for taking peoples homes--even if you qualify for restructuring the loan or for the hamp program. they will take your home even if you can make payments for once-missed payments. here is why they are snake in the grass: if you have a us bank mortgage and you have a temp hardship or other issue that involves working with them to refinance or restructure your loan--they first file a summons. then a lawyer from us bank will contact you. the lawyer will be nice, warm and friendly. he/she will tell you that you can save your home and not to worry because the bank really doesnt want to take your home. he/she will connect you to a loss mitigation person at usbank home mortgage.they will work with you to gather documentation to reinstate the loan. they are usually friendly and nice and seem to care about your personal situation. BEWARE: this is what they do so you do not get a lawyer. becasue while you are feeling all safe and warm and fuzzy that the bank will accept your payments and you can just make up whats missed or resturcture the loan to add some payments to the end of it---while your going forward with the loss mitigation process--that sweet us bank lawyer is marching the forecloure and sheriffs sale of your home through the court system as fast as he can. us bank has ZERO intention of refinaning or restructuring your loan. WHY? because they have were given alot of funds to help you, the homeowner to not lose your home if you qualify to refinance it. they were essentially given bail out money to ease their hardship so they would be more able to refince people who qualified for refinancing. but guess what? there is NO OVERSIGHT on whether they approve you or not--the bank keeps this money given to them by the government, they take out 'foreclosure insurance' on your house, they chew up alot of your time in the loss mitigation process---while letting this insurance policy 'mature'..the loss mit person may tell you you arent approved b/c you make too little money--then telly ou to resubmit your paperwork--starting all over again because its four months later--then she will come back and say you arent approved bc you make too much money. the loss mit process is about wasting YOUR time, and giving you FALSE hope that your mortgage wil be reinstated with US bank. because you are working with face people at the company, you dont realize you NEED a LAWYER ASAP becasue the bank is putting on a face for you while they aggressivly and thru legal channels finalize the forclosure and sale of your house. the loss mit person then says shes going to do a forebearance, where she will accept 6 monthly payments to the bank so that you are looking to be in good standing with them. you will then think, o, great, im on my way to working with the bank--i dont need a lawyer, ill save the money i would spend on a lawyer and give it toward a missed payment--that should make me look even better to the bank! oh, you sweet innocent archiac beleiver in how things used to be and still should be moron. the bank has no intention of working with you. they are now behind the scences working to get your house closer to a sherrifs sale. they take the money from gov programs to assist people to not lose their homes or to ease their burden and rush to foreclose on homes, then they take out the foreclosure insurance on your home, they waste your time submitting endless forms and bank statements and profit and loss statements. they 'lose' them, need you to resubmit, need you to update,need you to fax this, scan that and overnight with original signiture--all buying time while the policy matures on your house in foreclosure. they accept your measly 6 months of payments, and they will also get the auction money for an overinflated appraisal of your home. so lets add it up: they can work with you to get small payments and the mortgage over time. OR they can auction your 250,000 home[which has been appraised by their people for 300,00---now when it goes to auction it must not sell for less than 200k. meanwhile if you sold it yourself, you'd lose money] so the bank has the reserves of gov cash ultimately designed to help good homeowners not lose their homes, --with noone making sure the countless people in foreclosure are actually being approved to get their mortagges reinstated. the bank is going to get at least 200k from the auction, its going to collect on its matured foreclosed property insurance policy AND, AND, AND it is going to write off any costs incurred in this process AS A LOSS. IT is a winWIN for the bank. they have no intention of working with you and do not be guided by the nice loss mitigation person who helps you. they are not your friend and they are not the bank lawyer who is marching forward to foreclose on your home. they are also not the underwriter  who is going to deny your application no matter what you earn or what you show, who never has to talk to you or know you have special needs child or that you volunteer and manage a house on your own as a woman. when the loss mitigation person finally comes back to tell you after all the hoop jumping and all the proving you can afford your mortgage and even make higher payments to cover missed payments that you didnt get approved--she will not even have to give you a reason!!!!! she will just say, it doesnt say why you werent approved, you just werent. the foreclosure issue right now is a hot ticket money making button for banks who see an easy way out of two facing consumers: have a loss mitigation dept that woos consumers and givem them positive feedback their home is going to be allright, while having a legal dept do the court process--in some states you are not even given notice of what is going on court-wise in your own foreclosure. in other cases, when they 'serve' you, they will do so at a former address you havent resided in for years--just to add further distance from you getting a lawyer--because you dont even know that they have set a sherrifs auction date on it!  many banks dont want you represented by a lawyer because back in 2006-2008 when banks were selling loans left and right to other banks, the paperwork often had an overlap. the new lender would start collecting on your loan before they even had the paperwork giving them the right to do so, somne of the new lenders dont even hold a note on your house! new laws passed in congress say that if the bank trying to do the foreclosure did not have the paperwork to your home at the exact time they took over the loan--that they CANT foreclose on it--the FORCLOSURE IS THEN THROWN OUT in court. alot of banks had this overlap--they do not want you to get a lawyer so that they might discover there is a loop hole that nullifies your foreclosure. be smart, know that us bank and prob most other banks have zero intention of helping u refinance your home or catch up with payments. they get more from taking your home than they would by extending the loan. they write off any loss with you, but you cant write off your loss of your home! they also will then try to come back and sue you for the difference between the price you got at auction and what you owed on your mortgage. they inflate the appriasial to get the auctiuon bottom line number up, they collect the foreclosure insurance when they get to auction your home, they dont have oversight on the gov program money given to them to help you and they will also collect 6 months of your money during the forebearance process that will simply sweeten the pot. this is the new 2012 scam banks are up to these days and lawyers have caught on to it. find a good lawyer who knows the latest laws passed in congress and secure them or else you'll be hard pressed to save your home. i worked with us bank for over a year, i make 4000 a month and have a 900 mortgage. i could easily reinance my home. they told me i made too little. then they told me i made too much. then they collected the mortgage for 6 months. then the denied me without any explanation and the nice lady who helped me all this time? she's gone, no answer to emails or return calls. they will auction my home dec 7th. i didnt even get served on the process as in my state you have to actually call the clerks office to find out if the lender has issued a sale. then you have to call the sheriff dept to find out when the sale is set. the displacment of me and my special needs child will be dec 17th. the whole expereince has been so heart wrenchingly frustrating and maddening. what banks like us bank and boa are doing is why tort reform law suits are popping up--people are getting their homes foreclosed on when they qualify to refinance or restructure their loans and also by banks that dont even have the paperwork to show they bought your loan when it was sold to them by the original lender. i am currently having to jump thru new hoops trying to secure a chap 13 to save my home and avoid being displaced. say a lil prayer for me.