Independent Loan Document Review
Forensic Loan Audit
Documenting the paper trail behind your loan
Mortgage. Auto loan. Student loan. Credit card. Every loan has a paper trail. We follow it back, document breaks in the chain, and explain what we find. Free consultation, 9am–6pm Pacific, seven days a week.
Why Homeowners Order a Forensic Audit
A forensic loan audit is an in-depth, multi-point examination of the documents behind your home mortgage or consumer loan. We compare the note, deed of trust, assignments, disclosures and servicing history with federal lending regulations and the public record, looking for red flags such as missing endorsements, overcharges, miscalculations, undisclosed fees or signs of mortgage fraud.
Most people call us when a lender or servicer is moving toward foreclosure, a modification has stalled, or the numbers on a statement no longer add up. Daniel Guillemot, our client representative, talks through what you are facing with you personally, then put the findings in a written summary you can share with counsel or a real estate professional.
Servicing versus independent review
SDAudit is not a lender and does not collect payments. A servicer works for the note holder; our work focuses on the documentation, assignments and compliance history that support your loan, and on whether the lender’s records match what was disclosed to you.
Sharing the findings with counsel
The summary organizes each finding with its supporting record, so conversations with counsel, negotiators or other professionals start from facts. We review mortgage, auto, student and credit-card documentation and identify documented compliance concerns.
Detailed, Documented, Independent
A thorough examination of your file and the lender’s practices, organized around the records that matter.
Detailed
Comprehensive analysis
Expert
Professional review
Documented
Sourced exhibits
Fast
Quick turnaround
Mortgage, Auto, Student and Card Reviews
Our team reviews the major consumer loan types with close attention to the documents, disclosures and transfer records involved.
Mortgage & Real Estate
Reviews of residential home mortgage and real estate loans for documentation, disclosure and transfer issues.
- TILA/RESPA compliance verification
- Ability-to-repay documentation review
- Chain of title analysis
- Note endorsement validation
- Mortgage assignment review
Auto Loans
Detailed reviews of auto finance contracts, dealer practices and disclosure issues.
- Truth in Lending disclosure review
- GAP insurance compliance
- Repossession practice analysis
- Interest rate markup validation
- Dealership fee structure audit
Student Loans
In-depth analysis of student loan documents for regulatory compliance issues.
- FFELP compliance verification
- Private loan term analysis
- Servicer transfer validation
- Interest calculation review
- Promissory note verification
Credit Card Debt
Thorough examination of credit card account terms and collection practices.
- Card agreement compliance check
- Interest rate verification
- Fee structure analysis
- Debt collection practice review
- Account statement validation
Want a Second Look at Your Paperwork?
Start with a free consultation. We will tell you honestly whether a forensic loan audit makes sense for your situation.
How the Review Works
We use a structured approach to examine ownership and transfer records and document the issues that may matter to your situation.
Chain of Title Analysis
We trace ownership from origination to the entity claiming collection rights, looking for missing, late, or conflicting transfers.
Filing & Perfection
We examine relevant UCC filings, amendments, continuation records, and other evidence that supports a claimed security interest.
PSA Compliance
We compare recorded transfer activity with the applicable Pooling and Servicing Agreement, cutoff-date rules, and authority records.
Enforcement Analysis
We review the available documents relevant to real-party-in-interest, servicer authority, and applicable enforcement requirements.
Inside a Sample Findings Summary
See the detail and organization we use when a forensic loan audit traces a loan into a trust.
Forensic Securitization Audit
Comprehensive Evidentiary Summary
A review can identify key participants in a securitization chain and organize source records, documented transfers, and relevant findings for review.
Executive Summary
The sample analyzes a retail installment sales contract that was transferred into a securitization trust. It identifies the parties in the ownership chain, notes available public records, and presents the material findings with supporting record references.
Chain of Title Analysis
The chain-of-title review documents each known transfer event and notes whether supporting assignments, endorsements, or recordings are present in the records examined.
Trust Identification & CUSIP Review
Public SEC EDGAR records and trust documents can provide information about a securitization vehicle, its capital structure, and the records associated with the referenced transaction.
Documented Issues & Authorities
Findings are organized with the underlying records and relevant statutes or authorities for independent review by the client’s counsel.
Video overview
Why the Ownership Trail Matters
Learn why the ownership trail behind a loan matters and how documented breaks or inconsistencies can inform the next conversation with a qualified professional.
Most of the records behind a securitized loan are public. Trust prospectuses and pooling and servicing agreements are filed with the SEC and searchable in EDGAR. Assignments are recorded at the county level, and registered loans can be looked up through the MERS Servicer ID tool. Servicing and disclosure obligations sit in the CFPB’s Regulation X and Regulation Z. Our job is to find those records, line them up against your loan file, and show you where they do not match.
SDAudit focuses on the technical and documentary review of loan records. A completed audit is not legal advice, is not a promise of any outcome, and does not replace the advice of a licensed attorney. The FTC and the CFPB publish guidance on evaluating loan audit services; we recommend reading it before hiring anyone in this field, us included.
Why Clients Trust SDAudit
Real clients. Real findings. Real results.
★★★★★
“The audit found a break in the chain of title that my attorney said was exactly what we needed. The report was detailed, clearly written, and ready to file.”M. Torres · Mortgage Audit Client, California
★★★★★
“I ordered the securitization audit on my auto loan and they found the trust assignment was executed after the PSA cutoff date. That one finding changed everything in my case.”D. Reyes · Auto Loan Audit Client, Texas
★★★★★
“The report came back with documented violations including TILA disclosures and a missing endorsement on the note. My attorney was impressed.”K. Whitfield · Mortgage Audit Client, Florida
Frequently Asked Questions
Do you work with borrowers in all states?
We work with borrowers across the United States. Each engagement is tailored to the available loan documents, records, and applicable federal or state requirements.
How does a real estate audit help homeowners?
An audit reviews the home loan documentation and transfer records for issues that may matter in a homeowner’s discussions with the lender or a qualified advisor.
What makes SDAudit’s services different?
SDAudit focuses on the technical and documentary verification of debt ownership, securitization, and servicing records. We are not a lender or a law firm, and we help each client personally from first call to final summary.
Is the work recognized in court?
Our findings are organized around the documents and findings reviewed. Whether any document is admitted or used in a specific legal matter depends on the facts, governing law, and qualified counsel.
What is included in a standard review?
You receive a structured review of the available loan history, ownership-chain documentation, securitization evidence, and compliance-related findings relevant to the package ordered.
How long does it take?
Timing depends on the package, the completeness of the available documents, and the depth of record review required. We will provide timing information during the order process.
SDAudit provides document and securitization analysis. The information on this website is for general informational purposes and is not legal advice, a promise of outcome, or a substitute for advice from a licensed attorney.
Talk With Us Before You Decide
Free consultation, 9am–6pm Pacific, seven days a week. Call 888-450-4221.