<human>: As part of finally growing up a little, I bought a house this year! I took advantage of the decent interest rates out there right now, and some other people must be in my boat here.

My loan was bought by USBank, and 18 days later the first payment was due to them. Now when a loan is transferred, the borrower (that's me!) is protected by a [federal law called RESPA] Since transferring a loan is kind of a chaotic process, we're protected from late fees for 60 days starting on the **effective date of transfer** of the loan.

US Bank charged me a late fee during this 60 day grace period, and they refuse to admit there is anything wrong. I have spent hours on the phone, sent many emails which are mostly ignored, and waited for days for callbacks that never came. I finally spoke with a supervisor who told me that they *always* start the 60 day grace period on the day they buy the loan. Well it doesn't take a lawyer to see that this is plainly illegal. RESPA goes out of its way to define in plain language exactly when the bank has to start your grace period:

>The term **effective date of transfer** means the date on which the mortgage payment of a borrower is first due to the transferee servicer of a mortgage loan

They started the grace period on the day they bought the loan, but they should have started it 18 days later when my first payment was due. 

Anyone else have this problem? The late fee was only $30, and the small-claims court filing fees where I live are higher than that. RESPA says if there is a "pattern ... of noncompliance" that the damages are "not to exceed $1,000." If I tried to represent myself, would winning a case like this have any effect on their business? I'll go for it if there's a chance it could cause USBank to start following the law for other people.

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<bot>: if you take advantage of good mortgage rates, know your rights!* Check your paperwork, and don't let the banks get away with violating the laws that protect us.