Forensic Mortgage Audit Services
If you are facing foreclosure, struggling with a loan modification, or suspect your lender has made errors in handling your mortgage, a forensic mortgage audit is your strongest line of defense. At Secure Defense Audit (SDAudit), we perform deep, technical reviews of your loan documents to uncover violations, errors, and fraud that lenders hope you never find.
What is a Forensic Mortgage Audit?
A forensic mortgage audit is a comprehensive examination of your original loan documents, closing disclosures, and payment history. We look for violations of federal and state laws, including the Truth in Lending Act (TILA), the Real Estate Settlement Procedures Act (RESPA), and the Home Ownership and Equity Protection Act (HOEPA).
Lenders make mistakes. Sometimes these are simple clerical errors, but often they are systemic failures in how the loan was originated, serviced, or securitized. Our job is to find those errors and document them against the source records, with exhibits.
Common Findings in Mortgage Loan Audits
When we conduct a forensic audit, we frequently uncover significant issues that give homeowners leverage against their lenders. The most common findings include:
- Missing or forged assignments: Breaks in the chain of title that mean the entity trying to foreclose may not actually own the loan.
- TILA and RESPA violations: Failure to properly disclose interest rates, fees, or yield spread premiums at closing.
- Securitization failures: The loan was not properly transferred into the trust according to the rules of the Pooling and Servicing Agreement (PSA).
- Dual tracking: The servicer proceeding with foreclosure while simultaneously negotiating a loan modification (which is illegal).
- Predatory lending practices: Approving loans without verifying the borrower’s ability to repay.
How an Audit Can Help You
The goal of a forensic mortgage audit is to provide you and your attorney with actionable evidence. This evidence can be used to:
- Stop or delay foreclosure proceedings.
- Force the lender to the negotiating table for a principal reduction or favorable loan modification.
- Challenge the standing of the lender to collect on the debt.
- File counterclaims for damages due to regulatory violations.
The SDAudit Difference
We are not a loan modification company or a law firm. We are independent, objective auditors who specialize in finding the technical errors that others miss. We use advanced technical search methods to trace the history of your loan and verify compliance at every step. Our reports are detailed and factual, and every finding is tied to the document it came from.
If you want to know exactly what your own loan file contains, contact Secure Defense Audit at 888-450-4221 for a free consultation about which review fits your documents.
Sources We Work From
Every finding in an SDAudit report is tied to a record you can look up yourself. Trust identity, cutoff dates and pooling and servicing agreements come from the SEC’s EDGAR filing database. Assignment and recording history comes from county recorder records and the publicly searchable MERS Servicer ID lookup. Servicing, disclosure and dispute obligations are set out in Regulation X and Regulation Z, and perfection of security interests is governed by UCC Article 9.
Before You Hire Anyone
Loan auditing is a field with a real history of bad actors. The Federal Trade Commission has warned consumers about firms that sell forensic loan audits as a guaranteed route out of foreclosure, and the Consumer Financial Protection Bureau has brought enforcement actions against companies that did so while charging illegal advance fees. Read both before you pay anyone in this industry, including us.
What we sell: a document review at a published flat rate, delivered on a stated timeline, with each finding tied to its source record. What we do not sell: legal advice, legal representation, foreclosure relief, loan modification, or any promise about the outcome of a dispute. Those conversations belong with a licensed attorney in your state.