Is there a way to banks' left hand talk to their right hand?

[Sam Leon]

I am having a real frustrating time dealing with the banks who's servicing my loans on two of my properties as it pertains to insurances.

Property A

The bank insists of paying insurance (regular, windstorm and flood) through an escrow.  So every year, we receive a notice of cancellation from the insurance carrier of "imminent policy cancellation" due to non-payment, followed by the bank saying they received a cancellation notice from the insurance carrier that if I fail to carry the necessary insurance they would have to take action...OK what action?  They are the one not paying on time.  They have the money in escrow.  They insisted on paying.  Now they blame me for not paying on time causing the insurance carrier to threaten to cancel?  Now if this is just one time, something slipped through the crack, OK.  But this is now three years in a row.  I can't find a live person on the other hand able to help, other than transferring me to voice messages of someone...

Property B

Different bank. Again insurance related. a few years ago FEMA was doing updates to their flood risk assessment maps. Down here in South Florida we are required by the banks to carry flood insurance in accordance to the flood risk assessment of your property. Usually how it is done is there is a paper map (or online map) for the region published by FEMA, showing the different areas with flood risk designations A, B, etc...and the insurance rates depend on your flood risk assessment. At the time I was in zone A, and required by the bank to carry flood insurance. However, if you believe FEMA's risk assessment is in error, you can submit evidence to FEMA and have them do an individual evaluation of your property. So I sent in a survey and elevation certificate, because this property is raised an additional 18" higher than surrounding houses, it is at a lower risk. FEMA did an evaluation and gave me an official letter of map amendment determination, and reclassify it to zone X, which DOES NOT REQUIRE flood insurance. I sent the letter to my insurance agent, who quoted me a new rate, my flood insurance went from $2000 to $400. I also called the bank, who at the time told me to send in the official letter. I told them since flood insurance is no longer required, I would like to remove the flood insurance from the escrow. In other words, I want them to stop dealing with my flood insurance since it's no longer required. I want to then handle the insurance myself, whether I decide to carry it or not. I eventually decided to carry the flood insurance since it came down so much.

However, every year, I get a letter from the bank saying I am required to carry flood insurance (in accordance to the 50 year old paper map someone there uses), and they need to be handling the flood insurance. Every year I send in the FEMA letter telling them no I don't need to carry flood insurance...but actually I DO have flood insurance, but you are not handling it for me like regular and windstorm. Every year there is this big confusion, gets resolved and the next year, things start again.

I know I am venting, but is there a department in the banks' loan division that is equipped to deal with these kinds of matter so that it doesn't happen every year?