The company you send your monthly mortgage payment to is your servicer; it may not own your loan. To identify the current servicer, check your latest mortgage statement. Then ask that servicer who owns the debt, or use the official Fannie Mae or Freddie Mac lookup tools if either may own your loan.
Owner and servicer: what’s the difference?
The owner holds the legal right to the mortgage debt. The servicer administers the account: it collects payments, sends statements, tracks balances, and handles other routine loan matters. The Consumer Financial Protection Bureau (CFPB) describes the servicer as the company you pay each month and contact about mortgage assistance. See the CFPB’s guidance on finding who owns your mortgage and its explanation of mortgage servicing.
One company can serve both roles, but they are not the same. A lender may sell a loan while continuing to service it, or servicing may move to a different company without the loan being sold. A new payment address alone does not tell you whether ownership changed.
Other names you might see
- Subservicer: A company that performs servicing for a master servicer but does not own the right to service the loan.
- Trust and trustee: A loan may be held in a securitization trust. In some cases, the servicer’s response to an owner-information request identifies the trust and trustee. A trustee is not necessarily the company servicing your account.
- Investor, guarantor, or insurer: These labels do not automatically mean the named party legally owns the debt. Federal rules distinguish legal ownership from certain beneficial interests and risk-bearing interests; for example, Ginnie Mae’s guarantor role alone does not make it the owner for this information request.
How to find who owns your mortgage
- Find your current servicer. Check your latest mortgage statement or coupon book for the company’s name and contact details. The CFPB also points borrowers to MERS ServicerID to look up a servicer.
- Ask the servicer who owns the loan. CFPB guidance says the servicer must provide, to the best of its knowledge, the owner’s name, address, and telephone number. Ask for the owner’s information specifically; the payment recipient may not be the owner.
- Check Fannie Mae or Freddie Mac if relevant. The CFPB links to tools for checking whether these entities own a mortgage: Fannie Mae’s loan lookup and Freddie Mac’s loan lookup. These tools can help establish whether Fannie Mae or Freddie Mac owns the loan; a negative result does not identify another owner.
- Send a written information request if you need a formal answer. Include your name, enough information for the servicer to identify your loan account, and the information you want. If the servicer has designated an address for these requests and notified you of it, use that address. The CFPB explains how to submit a Request for Information or Qualified Written Request and provides a sample letter.
The response may name a person or company on whose behalf the servicer receives payments, or, for specified trust arrangements, identify the trust and trustee. Federal rules also provide additional response instructions for certain Fannie Mae or Freddie Mac cases. The CFPB’s Regulation X information-request rule describes these requirements.
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What changes when a mortgage is transferred?
Three things can change independently: the legal owner of the debt, the company with servicing rights, and the company performing servicing as a subservicer. A loan sale can leave the same servicer in place; a servicing transfer can change the payment contact without establishing that the owner changed. Compare the notice’s effective date and payment instructions with your statement, then ask the servicer what changed if ownership is still unclear.
If servicing moves to a new company
Under the general timing described by the CFPB, the old and new servicers send notices around a servicing transfer: typically, the old servicer’s notice at least 15 days before the transfer and the new servicer’s notice within 15 days after it. The notices explain when the old servicer stops accepting payments, when the new one begins, and how to contact the new servicer. Exceptions can apply. See the CFPB’s servicing-transfer guidance.
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For 60 days after a servicing transfer, the new servicer generally cannot charge a late fee or treat a payment as late if you sent it to the old servicer on time or within the applicable grace period. Update any autopay instructions and check that payments are credited to your account.
If ownership of the debt changes
For covered transfers of legal ownership, Regulation Z generally requires the acquiring person to provide a disclosure on or before the 30th calendar day after the transfer, subject to exceptions. This rule concerns legal ownership; it does not mean every investor with a beneficial interest in a mortgage-backed security owns the underlying debt. See Regulation Z § 1026.39.
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