Find your mortgage servicer

Your mortgage servicer is the company that collects your monthly payment, manages your escrow, and handles loss mitigation (modification, short sale, etc.) on your loan. It's often not the same as the company that originated your loan, and it may have changed since origination.

Knowing your current servicer is essential for short sale or any other loss mitigation work. Different servicers use different platforms, have different policies, and follow different procedures. This page walks through how to identify your servicer.

Quick lookup

[TOOL: Address-based servicer identification — enter property address, system performs MERS ServicerID API call and presents result]

The address-based lookup above uses the same data sources we use for our practice. Enter your Florida property address and we'll identify your current servicer.

On this page

• What "servicer" actually means
• Why this changes
• How to identify your servicer
• The MERS ServicerID system
• What if MERS doesn't have your loan
• Common servicer name confusions
• What to do once you know
• Frequently asked questions

What "servicer" actually means

Three distinct entities are involved in most mortgage situations:

Originator. The company that originated your loan when you bought the home. This is the entity you applied with, signed documents with, and closed with. Common originators: Quicken Loans, Wells Fargo, Bank of America, mortgage brokers (who don't keep the loan), local banks, credit unions.

Owner (investor). The entity that owns the legal right to collect on your loan. Often a different entity than the originator. Common owners: Fannie Mae, Freddie Mac, FHA (loans backing Ginnie Mae securities), private mortgage-backed securities trusts, individual investors, the originator itself for portfolio loans.

Servicer. The company that performs the day-to-day administration of your loan — collecting payments, managing escrow, sending statements, handling customer service, processing loss mitigation. The servicer works on behalf of the owner.

These three roles can be:

• The same entity (your bank originated, owns, and services your loan)
• Two different entities (originator sold to another lender who owns and services)
• Three different entities (originator sold to investor, who hired a servicer to handle administration)

For short sale purposes, the servicer is the operational counterparty. They're who you (or your broker) communicate with about loss mitigation.

Why this changes

Servicing rights are bought and sold. Your loan's servicing may have transferred multiple times since origination. This is normal and legal. Each transfer is supposed to be communicated to you through specific federal notices (Notice of Servicer Transfer), but homeowners sometimes miss these.

The servicer at the time you originated may not be the servicer today. The servicer two years ago may not be the servicer today.

When servicing transfers:

• The new servicer is required to honor the existing loan terms
• Your payment amount doesn't change
• Where you send payments changes
• Customer service contact changes
• Loss mitigation files in progress should transfer (though transitions can cause delays)

How to identify your servicer

Several reliable methods:

1. Check your most recent monthly statement. The servicer's name and contact information appears prominently on every monthly mortgage statement. If you're current on payments and receiving statements, this is the easiest method.

2. Check your most recent annual escrow analysis. Same source as monthly statements but sent annually.

3. Use the MERS ServicerID system. The Mortgage Electronic Registration Systems (MERS) maintains a public ServicerID lookup. Enter your property address or Social Security number to find the servicer. MERS ServicerID

4. Use the Recourse address lookup above. We perform the MERS lookup and present results in context with what we know about Florida foreclosure timing.

5. Check Fannie Mae's loan lookup. If your loan is owned by Fannie Mae specifically, their lookup confirms ownership and typically identifies the servicer. Fannie Mae loan lookup

6. Check Freddie Mac's loan lookup. Same for Freddie Mac. Freddie Mac loan lookup

7. Call the originator. If you can't find your current servicer through other means, calling the original lender (using contact info from your closing documents) can sometimes identify the current servicer.

8. Pull your credit report. Mortgage trade lines on your credit report show the current servicer reporting your account.

The MERS ServicerID system

MERS (Mortgage Electronic Registration Systems) is the mortgage industry's centralized database for tracking servicing rights. Most U.S. mortgages are registered with MERS at origination, and servicing transfers are updated in MERS.

What MERS ServicerID provides:

• Current servicer for the loan
• Last update date
• Loan reference information

What MERS ServicerID doesn't provide:

• The investor (loan owner)
• Specific loan terms
• Payment status

Limitations of MERS:

• Not every loan is registered with MERS (some loans, particularly older portfolio loans, never were)
• Updates can lag the actual transfer date
• Some private investor loans may not be reflected

For the substantial majority of Florida mortgages originated in the last 15+ years, MERS provides reliable servicer identification.

What if MERS doesn't have your loan

If MERS shows no result:

The loan may be a portfolio loan that was never registered with MERS. Some local banks, credit unions, and private investor loans never entered the MERS system. The originator likely still holds and services these loans.

The loan may be too old. Loans originated before MERS became widely used (early 2000s and before) may not be in the system.

The data may be stale. Recent servicing transfers may not yet be reflected.

If MERS doesn't show your servicer, fall back to other identification methods (monthly statement, credit report, calling the originator).

Common servicer name confusions

Some servicer names are easily confused:

Mr. Cooper / Rocket Mortgage. As of October 2025, Mr. Cooper is part of Rocket Mortgage following the acquisition. Loans previously serviced by Mr. Cooper are now serviced by Rocket Mortgage, though legacy Mr. Cooper systems continue operating during integration.

Newrez / Shellpoint / Caliber. These are or were related entities. Newrez is the originator brand. Shellpoint Mortgage Servicing handles servicing for many Newrez-originated loans and some loans transferred from other originators. Caliber Home Loans was acquired and consolidated into Newrez.

Truist (formerly BB&T / SunTrust). Truist was formed by the 2019 merger of BB&T and SunTrust. Loans originated under either of the legacy brands are now serviced by Truist.

Lakeview Loan Servicing. Often subservices loans owned by other entities. The actual loan owner may be different from Lakeview (Lakeview is the operational servicer, but they service for others).

SLS (Specialized Loan Servicing) / Selene Finance. Two separate companies but commonly confused. Both specialize in distressed loan servicing.

If you're not sure which servicer is yours, the MERS lookup and the Recourse identification process will clarify.

What to do once you know

Once you've identified your servicer:

1. Look up the Recourse servicer page. Browse servicer pages to find your specific servicer. The page covers their short sale process, typical timeline, and known operational quirks.

2. Locate the contact information. Your servicer's loss mitigation department contact information is on your monthly statement and on their website. Save this for reference.

3. Decide your approach. If short sale is the right path, enter your property address and we'll handle communication with your servicer on your behalf. If modification is the right path, contact your servicer's loss mitigation department directly or work with a HUD-approved housing counselor.

4. Verify any recent transfers. If you've received a Notice of Servicer Transfer in the last 90 days, the transfer may not yet be reflected in MERS. Verify with the new servicer directly.

Frequently asked questions

Why are there so many mortgage servicers?

Mortgage servicing is a specialized business that operates separately from origination. Many mortgage originators don't service their own loans — they sell servicing rights to specialized servicers. This creates the large servicer ecosystem you see today.

Does my servicer make decisions about my loan, or does someone else?

For most loans, the servicer makes operational decisions following the investor's policies. Standard situations (regular payments, normal escrow analysis) are entirely the servicer's purview. Non-standard situations (modifications, short sales, deeds in lieu) often require investor approval — the servicer recommends and the investor approves.

Can my servicer change while I'm in the middle of a short sale?

Yes, this happens. Servicer transfers during loss mitigation work can cause delays. The new servicer typically wants to validate the file before continuing. Active broker follow-up helps manage transfers.

Why does my mortgage statement come from one company but my late notice from another?

Sometimes collection activities are handled by different operational teams within the same servicer, or in some cases, escalated to specialized collection firms. The servicer is still the company on your monthly statement.

My loan was sold to "Trust 2017-A" — who do I contact?

The loan owner (a securitization trust) is different from the servicer. Look for the servicer name elsewhere — typically on monthly statements or correspondence. The trust owns the loan; the servicer handles operations.

What if I have two mortgages on the same property — same servicer or different?

They can be either. Your first mortgage and second mortgage (or HELOC) may be serviced by the same or different servicers. Each has to be identified and addressed separately for short sale.

Why does this matter for short sale?

Different servicers have different policies, different processing platforms, different document requirements, and different typical timelines. Identifying your servicer is the first step to understanding what your short sale will actually look like.

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Identify your servicer now

Enter your property address → — we'll perform the MERS ServicerID lookup and present results in context.

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Related resources

• What is a Florida short sale?
• Browse mortgage servicers
• The Equator platform
• The Florida foreclosure process
• How Recourse Works

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