To find out who services your mortgage, start with your most recent monthly statement: the servicer’s name, payment address, and phone number are printed on every bill. If you don’t have a statement handy, three free lookups will usually answer the question in a few minutes — the MERS ServicerID tool, your credit report, and the Fannie Mae or Freddie Mac loan lookup tools. Getting this right matters because servicers change often, and a payment sent to the wrong company can trigger late fees and credit damage.
Check Your Latest Statement or Transfer Letter
Your monthly mortgage statement or payment coupon lists the servicer’s name, mailing address for payments, and customer service number. Online account holders can also identify the servicer from the portal URL and login page.
If servicing rights changed recently, look for a transfer letter. Federal law requires the outgoing servicer to notify you in writing at least 15 days before the transfer takes effect, and the incoming servicer to send its own notice no later than 15 days after. The two can combine their notices into one letter, but the combined version has to reach you at least 15 days before the switch.1Consumer Financial Protection Bureau. 12 CFR 1024.33 – Mortgage Servicing Transfers
A legitimate transfer notice lists the effective date, the new servicer’s name and toll-free phone number, the old servicer’s contact information, and the exact date the old servicer stops accepting payments. It must also say whether the transfer affects any optional insurance tied to the loan.2eCFR. 12 CFR Part 1024 Subpart C – Mortgage Servicing If a letter announcing a new servicer is missing any of those pieces, treat it with suspicion and verify through one of the lookups below before redirecting your payment.
Use the Free MERS ServicerID Lookup
The Mortgage Electronic Registration Systems (MERS) runs a free tool called ServicerID that covers a large share of U.S. residential mortgages. You can search three ways: by property address; by your name and Social Security number; or by the 18-digit Mortgage Identification Number (MIN) printed on the mortgage or deed of trust you signed at closing. The MIN isn’t required.3MERSINC. Homeowners ServicerID
The result page shows the current servicer’s name and the investor that owns the loan. MERS also runs a voice response system at (888) 679-6377 that returns the same information over the phone.3MERSINC. Homeowners ServicerID
One caveat. MERS only tracks loans registered in its system, so mortgages from small community banks or credit unions that don’t use MERS won’t turn up. A blank result doesn’t mean anything is wrong with your loan; it just means you need a different method.
Look at Your Credit Report
Every open mortgage appears on your credit report, along with the name of the company reporting the account. Servicers report monthly, so the mortgage tradeline will show the current servicer’s name even after a recent transfer.
You can pull your report from Equifax, Experian, and TransUnion once a week for free at AnnualCreditReport.com. Weekly access became permanent in late 2023.4Federal Trade Commission. You Now Have Permanent Access to Free Weekly Credit Reports Equifax offers six additional free reports per year through 2026 at the same site.5Federal Trade Commission. Free Credit Reports
If the servicer name on your report is stale after a recent transfer, you can dispute it with both the credit bureau and the company that reported the information. The bureau then has 30 days to investigate.6Federal Trade Commission. Disputing Errors on Your Credit Reports
Check the Fannie Mae and Freddie Mac Lookups
Your servicer and your loan’s owner can be two different companies. The servicer processes your payments; the owner is the investor holding the note, often Fannie Mae or Freddie Mac. Knowing the owner matters when you’re applying for relief programs, refinance options, or forbearance plans limited to government-sponsored enterprise loans. These tools also work as a fallback when MERS returns nothing.
Fannie Mae’s free Loan Lookup asks for your first and last name, street address, city, state, zip code, and the last four digits of your Social Security number. You have to confirm you’re the property owner or acting with the owner’s consent.7Fannie Mae. Fannie Mae Loan Lookup Tool
Freddie Mac’s tool at MyHome.FreddieMac.com asks for your house number, street name, street suffix (from a dropdown), city, state, zip code, and the last four of your SSN. The site warns that abbreviations, typos, or typing “Street” or “Avenue” into the street name field can produce inaccurate results. Freddie Mac also accepts email requests that skip the SSN but take longer to answer.8My Home by Freddie Mac. Loan Look-Up Tool
If neither tool finds your loan, it may be held in a private portfolio or securitized through Ginnie Mae, which backs FHA, VA, and USDA loans. Ginnie Mae doesn’t offer a consumer lookup, so in that case you’ll need to ask your servicer directly who owns the note.
Send a Formal Request for Information
When none of the free lookups work, or when you need official documentation of who services your loan, federal law gives you a formal channel: a written Request for Information under Regulation X.
The letter needs your name, enough information to identify the mortgage (loan number or property address), and a clear statement of what you’re asking for. Don’t write it on a payment coupon; servicers aren’t required to treat those as formal requests.9eCFR. 12 CFR 1024.36 – Requests for Information
The servicer must acknowledge your request in writing within five business days. For requests about the identity and contact information of the loan’s owner, the servicer has to provide that information within 10 business days. Other requests get a 30-business-day deadline, extendable by 15 days if the servicer notifies you in writing before the initial period runs out.9eCFR. 12 CFR 1024.36 – Requests for Information
Send the letter certified mail with return receipt requested. If the servicer ignores you or misses the deadline, that failure strengthens any complaint you file with the CFPB.
File a Complaint With the CFPB
If a servicer won’t answer your inquiries, skipped required transfer notices, or is mishandling your payments during a transition, you can file a complaint with the Consumer Financial Protection Bureau online at consumerfinance.gov/complaint or by calling (855) 411-CFPB (2372).10Consumer Financial Protection Bureau. How Do I Dispute an Error or Request Information About My Mortgage
The CFPB forwards your complaint to the servicer, which then has 15 days to respond. It creates a federal record, and servicers typically treat regulator-routed complaints more seriously than a second call to customer service. Servicers are required to maintain procedures that comply with federal servicing rules, and documented complaints can draw supervisory attention.11Consumer Financial Protection Bureau. Your Mortgage Servicer Must Comply With Federal Rules
What Protects You During a Transfer
The window between servicers is where things tend to go wrong. A letter arrives from a company you don’t recognize, your due date is close, and you’re not sure yet whom to pay. Federal law builds a cushion.
For 60 days after a transfer takes effect, a payment sent on time to the old servicer cannot be treated as late. No late fees. No negative credit reporting. No default notice based solely on the payment landing at the previous company.12eCFR. 12 CFR 1024.33 – Mortgage Servicing Transfers
The transfer itself cannot change the terms of your mortgage. Your interest rate, remaining balance, and payment schedule all stay the same. What changes is where the payment goes and who answers the phone. If you carry optional mortgage life or disability coverage, the transfer notice must tell you whether the transfer affects it and what you need to do to keep it in force.2eCFR. 12 CFR Part 1024 Subpart C – Mortgage Servicing
The 60-day grace period is a safety net, not a workaround. Once you’ve verified the new servicer through one of the methods above, redirect your payments and update any autopay to the new company right away.