My mortgage broker sent me a list of things we as borrowers can do, to combat against these lenders:
Here’s a step-by-step plan you can follow:
- Send a Formal Written Request (called a Qualified Written Request)
This is your most important next move. It’s a legal request under federal law that Selene must respond to in writing within 30 business days.
Your letter should include:
- Your full name and loan number
- A description of the issue — that payments have been held as partial and not applied
- A request for Selene to:
- Reapply funds to past due amounts
- Waive any late fees tied to this
- Provide a corrected payment history and escrow ledger
Mail it to this address listed on page 2 of your monthly statement:
📬 Selene Finance LP
Attn: Customer Service Research
P.O. Box 8279
Philadelphia, PA 19101-8279
Tip: Send it via certified mail with return receipt so you have proof of delivery.
- Contact a HUD-Certified Housing Counselor (Free Support)
These counselors are trained to help homeowners navigate loan servicing issues and can speak directly to Selene on your behalf.
Call HUD directly: (800) 569-4287
- File a Complaint with the Consumer Financial Protection Bureau (if needed)
If you don’t receive a satisfactory response within 30 days, you can file a complaint through the CFPB. They’ll forward it to Selene and typically require a response within 15 days.
- Request a Full Payment & Escrow History
If you haven’t already, you can request a full transaction ledger from Selene. This will help you verify exactly how your payments have been applied and what’s still sitting in the “unapplied” account.
I wrote a QWR and sent it both electronically and certified mail. The day I emailed my letter to them they contacted me and told me that my issues have been resolved.
We are still working to completely correct my mortgage, but at least Selene contacted me.
I hope this helps someone else. If I had known about the QWR 2 months ago we would have been better off.
This is close to what needs to be done, yet your broker is still keeping you inside their rules and guidance. You need to submit acceptance (clean hands) then renegotiate (demand) the actual required proof for you to be able to pay such “valid debts”. aka the information needed on traditional written requests, but MORE! If you do the bare minimum of the bare minimum outlined by the very system you are complaing about, do not expect good results.
STAY OUT of their jurisdiction, terms, language, and law definitions. What you are trying to accomplish with a written request is to privately trail the case before it ever gets into a court. After they give up responding to you, you win (sort of). The best way to attack this approach would be to ensure that your requests include the same no response conditional acceptance with daily charges accuring (marketable title and other damages). This added structure to the written request provides a response or a “tacit” agreement….aka an AGREEMENT. Only controversy can be heard in a court, with no controversy and only an overall agreement with newly attached conditions (all the state law conditions not stated as state laws to stay out of their jurisdictions) that they will never meet or argue since they know they have no actual evidence to show for such needed statements of “injury in fact”.
“”not legal or medical advice””
Thank you for your post. I too had the same frustration with Selene Finance for well over 5 years. Hence the reason I created this site.
Selene Finance is just one head on a larger Hydra here are just a few of the others:
Ocwen (Still in business)
Residential Credit Solutions (Now closed after CFPB investigation)
Litton Loan Servicing (Which Goldman Sachs sold to Ocwen)
Quality Loan Service Corp (Also caught the attention of WA state AG back in 2014)
Selene Finance in particular was founded by Lewis Ranieri formerly of Salomon Bros, who created the Mortgage Backed Security, which is what was blamed for the 2008 financial crisis. So the guy that caused the crisis created a company to “help” the crisis, sure.
If you want to know more about Ranieri check out Michael Lewis’ Book “Liar’s Poker” then you will understand the mindset of big bankers.
While stealing you home to turn a profit is as old as time, I once thought that what it was all about. However what is going on with Blackrock, Vanguard, owning shares in Invitation Homes thereby purchasing homes to turn into rentals on a mass scale. Why only turn a profit once when you can profit every month.
And then? I’m sorry but this has been done and multiple times and still nothing….I have 2 unlawful foreclosures they have tried to sue me for. They are crooks. There are 52 complaints on this site and NOTHING has been done??!! #53 will not have MY home STOLEN from me and I think Selene is just the scapegoat (servicer) for the larger banks trying to dispose of loans and steal our equity. There is a reason Selene is not correcting these errors for all 53 of us! There is a reason our stories are so similar. They stand to gain close to $1M from my house and my equity position. If you are losing that same amount then that is $53 M of STOLEN mob-style money they are taking from those of us that were current and trusting that the bank would not be acting like a mobster?? How many others have not stumbled on this site? How many others believed the bank and thought they were late when they actually were not? We were targeted. Otherwise we would not all be ignored and federal laws would have kept then legit if they were actually legit but they’re NOT! Countrywide known for fraud and predatory lending that ended in settlements I could have jumped on but did not because I could still afford my mortgage at the time was my original lender. My docs were serviced by Greentree a company who was also a scammer. It was not a coincidence that many of these loans were transferred right at the time a forbearance, or deferment, or modification plan was due. It was not a coincidence that they have told us they would fix it and still haven’t and instead tried to foreclose. It is not a coincidence that they told us not to worry about our payments until it was fixed. It was not a coincidence that they told us our documents are lost or haven’t answered our requests fully …maybe partially on purpose. It is not a coincidence that they force mods while in foreclosure status and waiting til the last minute. It is not a coincidence they want us to modify to a higher rate and pay our supposed arrearages or threaten us to foreclose. Bank of America knew they had messed up my escrows and sold it and I believe they sold it to a servicer to take the wrap but they made a profit and knowingly sold it badly and Selene knew it too but was told to take the wrap. Did you know that most of the heads of the old Mortgage Crisis are back as heads today…Organized crime, Greed. Just a different name. And now I believe my attorney and the local judge in Bexar County were also paid off. Why not? I am guessing we represent about 20% of the actual fraud but lets just take the %3M and that easily pays our judges and attorneys off for more than I am guessing we paid. Right? Because I don’t know about you but what judge sees a formal letter sent in January claiming the errors and asking for documentation which is a violation of RESPA, and sees her previous attempts to fight the bank, and sees she has equity and is willing to risk it instead of sell the home, and then the opposing counsel says it’s obvious she cannot afford it since she has not made a payment and the arrearages are this bad (all because of their negligence and malicious tactics) and according to deed of trust and note she is in breach of contract no matter any reason she gives, and the judge chooses this over the common sense of why would anyone give up $300k of their equity and their home? Because they’re buddies who see each other every day in court and go to lunch or play golf and are colleagues since they see each other daily. The judge probably has no idea they are being seduced. All parties prejudiciously assumed I could not afford it never being given my financials. That should not have been assumed regardless if I can or cannot afford it. It is an unfair assumption of my financial standing which has been affected by the lates reported erroneously on my credit report, my rates I am charged on credit cards, my auto loans, forcing me to pay more than I was previously for goods and services, and cost me a second home I was renting due to bad credit making my income because I travelled for business decrease. So when our DTI was already maxed at 50-55% of our income prior to Covid most people have already lost their homes and we have prevailed. But for some reason our loans are now costing them more than they want to handle, and they are doing everything they can including lying and stealing now to gain money for their hedge funds coming due. We are the last of the Mohicans. I don’t know about you but I want my home. I deserve my home. I did the right thing except stopped paying because I was told to by a bank I trusted and because lets face it who wants to pay if they let you get away with it ….esp when you tried really hard and continue trying because deep down we all knew what if they just take our home because it looks that way but a bank isn’t a mobster right? Isn’t that what we all thought? Or perhaps we tried and tried and tried and just got fed up and mad. You were the one wrong and I tried and you didn’t so we lost hope. Because who is going to give their money to someone we see is stealing from us? And how can we afford it as our credit and our livelihoods and our income is decreased. We can’t. And they know it and that is what they exploited from us. That and try to win a case in a judicial system against attorneys on staff that do just this every day for just them. Even the best attorneys in each city cannot compete with these attorneys. If you do the research hardly anybody wins individually and it is because of forms, laws that are so technical and jargon that is hard for anyone who does not have a degree in law to understand. We trust the judicial system will prevail because we are right. We were current and we tried to fix it and they didn’t. But they’re still winning. Do you not think they are aware of this as well? They are. They’re stealing. They deserve to have their homes, their credit, their livelihoods taken from them and their families and serve jail time for their blatant crimes they are getting away with. My question to you is this? Who else is being paid off? How far up the chain does this go when you are talking about this much money? If I said 20% of us have been the whistleblowers then $53M x 5 = $265M. They can pay off a lot of ppl with OUR money.