EXHIBIT 10Stradley Ronon Stevens & Young, LLP STRADLEY es Washington, DC 20006-1871 #RONON vos WY a Fax 202.822.0140 male March 20, 2020 vi and Ce Cynthia Zoceali 118 Meredith Drive Spring City, PA 19475 Re: PHH Loan No.: 7140123683 Property Address: 118 Meredi Spring City, PA 19475 Dear Ms. Zoccali, This firm represents PHH Mortgage Corporation (“PHH”) with regard to the above referenced loan (“the Loan”). I write to address the concerns raised in your communications to PHH via Facebook messages from March 2020. In your messages to PHH, you identify the following concerns: 1. You claim that you're not delinquent on the loan and that you have made payments via check but only one of those payments have been applied to your account; 2. You claim you are no longer in bankruptey; 3. You claim PHH has sent “incorrect & fraudulent statements” to you and your former attorney, who does not represent you on this matter; 4, You claim that PHH has not been paying your real estate taxes; 5. You claim PHH failed to respond to your email correspondences; and 6. You claim you filed a complaint with the attomey general's office. This letter confirms the receipt of your addressed concerns. Our firm will conduct an investigation and provide a response in due course. Separately, to the extent these concerns echo the prior disputes you have raised with PHH and were addressed through its counsel, Duane Morris, in their leiters dated January 15, 2020 and February 27, 2020, I have attached those correspondences for your reference. In the interim, please forward to me any documentation that you may have in reference to your raised concerns. For instanee, any documentation in support of your claim that you are not Philadelphia, PA Harrisburg, PA * Malvern, PA + Cherry Hill, J + Wilmington, DE * Washington, DC + New York, NY + Chicago, IL TT menstas Law Fins WoRLOWIDEdelinquent on your loan will aid our firm’s investigation. Please feel free to contact us if you have any questions or concems. Best regards, Len Fisher Encl.VY #NewRez JO PHH Mortgage Services PO Box 5432 Mount Laurel Ni 08054 3/26/2020 CYNTHIA ZOCCALL [MEREDITH DR 325 SPRING CITY, PA 19475-1253 Dear Cynthia Zoceali, ‘Account Number: 7140123683, Property Address: 118 MEREDITH OR SPRING CITY, PA 19475-1253, ‘customer(s): Cynthia Zoccalt Robert Shapley (case Number: 28856470 Regulatory Case ID: 200325-4866162 ‘Thank you for the opportunity to asist with your request regarding the above-referenced mortgage account. We will review the isues raised with the goal of providing a written response by 4/24/2020. If we are unable to fully respond by this date and a 15-day extension is necessary, we will For any questions | can be reached at 800-280-3863 ext. 66732. notify you in advance. Customer Service can be reached toll-free at 800-449-8767 for adaltional information regarding this mortgage account. We are available Monday through Friday 8:00 am to 9:00 pm and Saturday 8:00 am to 5:00 pm ET. information about this mortgage account may also be found online at mortgagequestions.com. Sincerely, cecilia Chettiar Consumer Account Analyst Office of the Consumer Ombudsman NMS # 2726 ‘This communication is from a debt collector attempting to collect a debt; any information obtained will be used for that ‘purpose. However, ifthe debt isin active bankruptcy or has been discharged through bankruptcy, this communication is provided purely for informational purposes only wth regard to our secured lien on the above referenced property. It's not Intended os on attempt to collect o debt from you personally.STRADLEY aim Site 26 #RONON ee Telephone 215.56 8000 Fax 215608120 Lon Alen Fisher sherry com 2155648006 April 8, 2020 Via Overnight M: Cynthia Zoccali 118 Meredith Drive Spring City, PA 19475 Re: CFPB Complaint No. 200325-4866163 PHH Loan No. 7140123683 118 Meredith Drive, Sprins PA 19475 Dear Ms. Zoccali Please allow this letter to serve as a response to both your March 25, 2020 Consumer Financial Protection Bureau complaint (“CFPB Complaint”) directed at PHH Mortgage Corporation (“PHH") and your various disputes submitted on Facebook. As discussed in the previous March 20, 2020 and March 26, 2020 correspondences, this firm has been retained by PHH to investigate and respond to your disputes conceming your loan (the “Loan”) and loan modification agreement (“Loan Modification”). We have completed our investigation and provide the within response: CFPB Complaint 1: You first state that you experienced issues submitting your monthly payment in March 2020. Specifically, you provide that you attempted to make an online payment on March 13, 2020, ‘but believing the payment was not processed by the online payment system, you subsequently mailed a check payment to PHH. You state that you later discovered the March 13, 2020 online "By way of brief background on the Loan, you and your father, Robert Shapley. signed and exeeuted a mortgage and rote secured by real property located at 118 Meredith Drive, Spring Hill, PA 19475 (the “Propenty”). The March 10. 2006 mortgage and note were recorded in the local land records. In August 22, 2016, you and your father signed and ‘executed the Loan Modification. Phitadephia, PA» Harrisburg, PA Malvern, PA » Cherry + Washington, DC* New York, NY + Chicago, I “Bi sacnrras caw fines woRLoWiDe 45186500.Cynthia Zoccali April 8, 2020 Page 2 payment had been processed, and you “immediately stopped payment on the other check.” You also claim that PHH is “harassing” you for the cancelled check. Respons PHL confirms that you submitted payment on March 13, 2020 via the online payment portal in the amount of $1,702.00. Your March 13, 2020 payment was applied to the past due balance on the Loan as addressed herein. PHH also confirms receipt of your mailed check on March 18, 2020. However, PHH was notified on March 27, 2020 that the payment on the check had been stopped by the sender, a fact you confirm in your complaint. You also state that you are being “harassed” for stopping payment on the check mailed to PH, an allegation, which is not supported by PHH’s servicing records. Please provide any and all documentation/evidence that ‘you have in support of this allegation and we can investigate this claim further. CFPB Complaint 2: ‘You state that PHH “claim[s] [you are] behind on [your] payments despite repeated proof and [PHH] still denfies] it.” Response: PHH and this firm conducted a thorough investigation into your claim and the accounting of your Loan. PHH confirms that you are currently delinquent on your Loan and are currently due on your February 1, 2020 payment. As a courtesy, I have provided a chart detailing the accounting of your Loan from the date of the Loan Modification to the present, which is attached as Appendix Ato this letter. ‘The attached detailed chart of your payments shows that after the Loan Modification was implemented, your account was brought current as of November 8, 2016. Thereafter, you made timely payments on your Joan until December 2017. While PHH received your payment on December 18, 2017, that payment was returned to you because the received check was unable to be processed and deposited. As PHH did not receive a replacement payment from you in December 2017, the payment due on December 1, 2017 remained outstanding, and you fell one payment behind at the time. You subsequently failed to make any payments in June 2018 and fell two payments behind. On July 17, 2018, you made three payments — the first was applied to the payment due on May 1, 2018, the second was applied to the payment due on June 1, 2018, and the third was applied to the payment due on July 1, 2018. Accordingly, as of July 17, 2018, you were current on the Loan Modification terms. However, you failed to make any payments in August 2018 and you again fell one payment behind. You made monthly payments from September 2018 through March 2019, but again failed to make a payment in April 2019. Therefore, as of April 2019, you were two payments behind (ie. for the missed payments in August 2018 and April 2019). You continued to make monthly payments from May 2019 through March 2020 but remained two payments behind, 48186500.1Cynthia Zoceali April 8, 2020 Page 3 ‘Your most recent payment made on March 13, 2020 was applied to the payment due on January 1, 2020. You are now past due for the February 1, 2020 and March 1, 2020 payments.* If you contest that you did not miss your August 2018 and April 2019 payments, then please provide any documentation/evidence you have in support of your claim and we will investigate further. Otherwise, PHH confirms that your account is two payments behind and is currently due for the February 1, 2020 and March 1, 2020 installments. CEPB Complaint 3: Your next complaint, which relates to your previous complaint, provides that “[PHH] [has] ruined [your] credit by reporting late payments i (sic) was never late on because of their error.” Response: {As explained in detail in the above and in Appendix A. you failed to make payments in ‘August 2018 and March 2019. Therefore, as of the date of this letter, you are currently two payments behind on your loan and PHH’s reporting of your loan is accurate. CFPB Complaint 4: You allege that “[PHH] also forged [your] father’s name on a mortgage document.” Response: Please specify and identify which “mortgage document” you are referring to so that PHH ‘can conduct a thorough investigation into the document. Please also provide what basis you have in forming your allegation. You may be aware that your father, Robert Shapley, the co-borrower on this loan, recently filed a Fair Credit Reporting Act lawsuit against PHH alleging that he never ged and executed the Loan Modification for this loan. To the extent the Loan Modification was forged, it may be deemed null and void thus reverting the Loan back to the origination terms, Facebook Complaints: ‘Throughout March 2020, you messaged PHH and NewRez, LLC several times through Facebook Messenger lodging complaints concerning your Loan. A copy of your Facebook Messenger complaints is attached hereto as Appendix B. This firm responded to several of your Facebook disputes on by letter dated March 26, 2020 which is attached as Appendix C. Your Facebook complaints are now addressed in turn, 2 PH also has not yet received payment due on April 1, 2020. You have until April 15, 2020 to make your April 2020 payment before itis considered late 4518650V.1Cynthia Zoecali April 8, 2020 Page 4 Facebook Complaint 1: You claim that you are not behind on your payments. Response: [As detailed above, PHH’s records show that you previously missed payments due on August 1, 2018 and March 1, 2019, and are currently due on your February 1, 2020 and March 1, 2020 payments. Please see Appendix A for a detailed chart outlining your payment history. Response: PHH acknowledges you are no longer in bankruptcy. PHH’s records indicate that you filed for Chapter 13 bankruptey on or about May 17, 2016, and an order granting discharge was filed by the court on of about September 5, 2019. Therefore, PHH’s records concerning your Chapter 13 bankruptey proceeding are accurate. Facebook Complaint 3: You claim that PHH sent “incorrect & fraudulent statements” to you and your former attorney, who does not represent you in this matter. Response: PHL denies sending “incorrect & fraudulent statements” to you and your former attorneys. Please specify which statements by PHH were allegedly incorrect and fraudulent. Separately. to the extent you are represented by counsel for any of the within disputes, please forward the attorney's contact information so that we may communicate with them directly. Facebook Complaint 4: You claim that PHH has not been paying your real estate taxes. Response: PHH's records indicate your real estate taxes have been paid and are current. Facebook Complaint 5: that PHH failed to respond to your email correspondences. 45186500.1Cynthia Zoceali April 8, 2020 Page 5 Response: PHH has attempted to respond to each and every one of your correspondences. For instance, upon receiving your complaints about your account, PHH responded, through counsel, ‘on January 15, 2020 and February 27, 2020. You have also received correspondences from this firm on behalf of PHH on March 20, 2020 and March 26, 2020. To ensure your correspondences are addressed, please contact me directly with any further questions or concerns you may have. Facebook Complaint 6: You claim in general terms that you want details concerning the application of your payments on your account. Response: As detailed above, a full breakdown of your payment history is pro Facebook Complaint 7: ‘You claim you filed a complaint with the attorney general's office. Response: ‘As PHH has yet to receive any correspondences or communications from the Pennsylvania Attomey General’s Office, PHH cannot speak to this complaint Facebook Complaint 8: You claim your father is not on the mortgage, Response: Per PHH'’s records, on March 10, 2006, you and your father, Robert Shapley, signed and executed a mortgage and note secured by real property located at 118 Meredith Drive, Spring Hill, PA 19475. The March 10, 2006 mortgage and note were recorded jn the local land records. In ‘August 22. 2016, you and your father signed and executed the Loan Modification. Therefore, you ‘and your father are both currently on the Loan. However, even to the extent your father’s signature ‘on the Loan Modification is in dispute, he is still an obligor on the original note and mortgage. Facebook Complaint 9: ‘You claim that you did not receive your Form 1098 from PHH. Response: 45186500.1Cynthia Zoceali April 8, 2020 Page 6 [As addressed in the March 26, 2020 letter, PHH mailed your Form 1098 to your listed address on January 17, 2020. As a courtesy, PHH send an additional copy of your Form 1098 on March 24, 2020. To the extent you would like to receive an electronic copy of this form please let me know. Facebook Complaint 1 You request that “you remove [your}self from the online payment system.” Response: ‘As addressed in the March 26, 2020 letter, your web payment information was removed from PHH’s online payment system on March 24, 2020, For the reasons stated above, PHH has addressed and responded to each of your complaints about your loan, and PHH does not believe that any further response to your CFPB Complaint is required. Best regards, ma om Len Allen Fisher Enclosures ce: Consumer Financial Protection Bureau 451865001APPENDIX A Date of Monthly Date of Payment | Received ‘Comments Payment Due Received Amount 11/01/2016 11/08/2016 $1,666.58 [As part of your bankruptcy proceeding, you entered into a Joan modification on August 22, 2016. You made payments on the loan modification that brought your account current as of November 2016. 1270172016, 1170872016 $1,672.08 1/01/2017, 11/27/2016 $1,644.29 2/01/2017 1/08/2017 $1,644.49) 3/01/2017 2/142017 $1,644.29 4/0/2017 3/20/2017 $1,644.29 5/01/2017 4/16/2017 $1,644.29 6/01/2017 5/29/2017 $1,645.00 7101/2017 (6/23/2017 $1,645.00 {8/01/2017 8/04/2017 $1,645.00 ‘9/01/2017 9/05/2017 $1,646.00 10/01/2017 10/14/2017 $1,675.00 1170172017 11072017 $1,680.00 12/01/2017 10772018 $1,650.00 | We note that you attempted to make payment on December 18, 2017, but because the check was damaged and unable to be deposited, the check was returned to you on the same date. After the finds were returned to you, you failed to make a valid payment in December 2017. Your payment on January 7, 2018 was applied to the December 2017 statement. 170172018, 2705/2018 ‘$1,680.00 2/01/2018. 3/08/2018. $1,692.00 3/01/2018 4/09/2018 $1,685.00 4/01/2018 5/06/2018 $1,685.00) ‘5/01/2018 TAT2O18 $955.38 [You failed to make any payments in June 2018. Your first July 17, 2018 payment was applied to your May 2018 statement.6/01/2018 ‘07/17/2018 $1,693.31 | This second July 17, 2017 payment was applied to the June 2018 statement. 7701/2018 O77172018 $1,693.31 | This third July 17, 2018 payment was applied to the July 2018 statement. As of this date, you were current on your account, 8/01/2018 (0970572018 $1,692.00 | You failed to make any payments in August 2018. Your ‘September 5, 2018 payment was therefore applied to your August 2018 statement. You fell one ‘month behind on your payments in August 2018. 970172018 1071472018 $1,693.00 10/01/2018 11/14/2018 $1,693.00, 11/01/2018 12/06/2018 $1,693.00 12/01/2018 1702/2019, ‘$1,700.00 1/01/2019, 2/13/2019. $1,705.00, 2/01/2019. 3/12/2019 $1,702.00) 3/01/2019. 5/07/2019. $1,710.00 4/01/2019. 6/12/2019 ‘$1,710.00 5/01/2019 722019 $1,710.00 6/01/2019) 8/14/2019 $1,702.00 | You made payment on August 14, 2019 in the amount of $1,702.00, which was short of the payment amount of $1,702.84. Therefore, your June 2019 payment remained due. ‘971972019 $1,710.00 | This payment satisfied the payment due on June 1, 2019. 770172019 1071472019 $1,710.00 | Your October 14, 2019 payment ‘was applied to the July 1, 2019 oe ie and August 1, 2019 statements. ‘970172019. 1172272019 $1,710.00 10/01/2019) 12/24/2019 $1,710.00, 1170172019) 1/08/2020 $1,710.00 12/01/2019 2/17/2020 $1,729.96 1/01/2020. 3/13/2020 $1,737.46 2/01/2020 Overdue ‘You are currently due on the February 2020 payment. 370172020 Overdue 4701/2020 Due J