Getting rid of a time share.

Ok, he did send me a letter stating that he will be taking over the timeshare and he did send me 20 dollars in cash, which is also in the letter, and the 20 dollars is on the quit claim deed. That letter is signed by him. What is a substitute quit claim deed? And the quit claim deed that i signed did not require his signature is that ok? Can i still record the quit claim deed myself. I have a duplicate. But like i said it has his info but no signature.

irinap5 wrote:

Ok, he did send me a letter stating that he will be taking over the timeshare and he did send me 20 dollars in cash, which is also in the letter, and the 20 dollars is on the quit claim deed. That letter is signed by him. What is a substitute quit claim deed? And the quit claim deed that i signed did not require his signature is that ok? Can i still record the quit claim deed myself. I have a duplicate. But like i said it has his info but no signature.

The signed letter setting out the agreement and signed by him will eliminate any claim he might make that your filing of the quit claim deed is fraudulent. It would be helpful had the $20 been in the form of a check to validate the consideration. A duplicate quit claim deed is identical to the original deed and in fact it is not necessary that it be identified as a duplicate since he has not recorded the original. Either the buyer or seller can record the deed although it is typically done by a third party closing company. The buyer does not sign the quit claim deed. Only the seller(s). Again, as stated above, you shoud alert him by certified mail that you are filing a duplicate deed if the original is not filing within a set time period.

These comments are not intended to be legal advice and you should confirm my suggestion with your own attorney. But, your cause is not hopeless since you have the signed agreement in writing and there was consideration in the form of $20. Good luck!

IF he sincerely offered to take your timeshare off your hands, then that's a rare occasion since the vast majority of resorts will not take deedbacks.

Vacation Village in Weston is always on the last minute rental and extra vacations list on RCI and they always seem to have plenty of inventory. Though all the Vacation Village resorts are nice, Weston FL is not near any of the major attractions in southeast Florida. You have to drive at least 20 miles to downtown Ft. Lauderdale and to the beach on the very busy Everglades highway.

It's evident that he's not answering your calls because he didn't follow through with the quit claim deed ... it would surprise me if he did.

carvana

irinap5 wrote:

"Ok, he did send me a letter stating that he will be taking over the timeshare and he did send me 20 dollars in cash, which is also in the letter, and the 20 dollars is on the quit claim deed. That letter is signed by him."

"What is a substitute quit claim deed? And the quit claim deed that i signed did not require his signature is that ok? Can i still record the quit claim deed myself. I have a duplicate. But like i said it has his info but no signature".

It would seem to me that if he signed some form of agreement and sent you $20 in cash (although that can't be proven), then that would be sufficient to change the deed to his name. If he didn't have to sign the quit claim deed then all you would have to do is present your evidence to the county deed department including the agreement letter.

ken1193 donaldd67 states in part: >> I AM 'interested' in HOW the Management of some TSRs can increase their MFs to $1200 and more. << ============================================

Where exactly are maintenance fees that high??? ...KEN1193.. I have to AGREE with you Ken, that IS High. However, I thought I was 'quoting' some other posters. I am NEW to this Forum stuff and have difficulty finding my way around..... even to get back here. My 'experience' is similar to yours... Under $600. It was good of you to question my 'observations'. I wish I could substantiate... srry!

Well, i checked my records and i already sent him an e-mail stating that i have been trying to reach him and if i don't hear from him in a couple of weeks then i would go and record the deed myself well that was july 7th, so should i send him a certified letter also or just record the deed? One more thing, say everything goes to plan and the deed gets recorded. What papers do i have to send to vacation village to let them know that it is no longer mine? I do greatly appreciate all of your help and advise. For some reason the attorneys i have spoken with are not helping me at all, their answer to this whole story is "just file a suit" well by doing that how does that guarantee that they will even find him. And they charge from $1500.00 and up just writing a letter to him. But my question is if they don't find him and he doesn't answer calls then what are they going to do....hm nothing but i an our of $1500.00. Or maybe I just don't have a good attorney who can really help me get rid of this, and make sure it won't come back to haunt me later. I just want to make sure the this timeshare is no longer in my name. I appreciate all your help.

donaldd67 wrote:

Where exactly are maintenance fees that high???!

According to Redweek member carvana:

"Many "high end" timeshare MFs - e.g., Marriott, Starwood, Hilton, etc - exceed $1,200. Just a cursory review of Marriott listings on Redweek revealed several Marriott listings at Streamside Vail with MFs in excess of $1,200. The Redweek listings for Marriott Kauai Beach in Hawaii indicated MFs in excess of $1,616. There is one non-Marriott listing in Vail - Streamside Aspen - with a MF of $1,431. Within the last year I sold two timeshares in Vail because the MFs exceeded the fair rental value for summer weeks."

Why do maintenace fees vary so greatly on similar units within a resort? Do they raise them every time a resort is sold?

ken1193 wrote:

donaldd67 states in part: >> I AM 'interested' in HOW the Management of some TSRs can increase their MFs to $1200 and more. << ============================================

Where exactly are maintenance fees that high??? I have owned a handful of coastal U.S. location weeks, at several different resorts, for almost 25 years now. NONE of my annual maintenance fees have yet reached $600, so I'm genuinely curious about the factual basis for your $1200 MF reference (which is more than twice the amount which I pay for any of my weeks). Where exactly might that $1200 MF be, if I may ask?

Manhattan Club in NYC recently (last year or so) raised the maintenance to that level - some units are up to $2K or more per year. And the owners are hardly ever even able to get a reservation to use them! Go see the Manhattan Club topic board here on RedWeek for more details.

ken1193 wrote:

donaldd67 states in part: >> I AM 'interested' in HOW the Management of some TSRs can increase their MFs to $1200 and more. << ============================================

Where exactly are maintenance fees that high??? I have owned a handful of coastal U.S. location weeks, at several different resorts, for almost 25 years now. NONE of my annual maintenance fees have yet reached $600, so I'm genuinely curious about the factual basis for your $1200 MF reference (which is more than twice the amount which I pay for any of my weeks). Where exactly might that $1200 MF be, if I may ask?

jayjay wrote:

ken1193 wrote:

Where exactly are maintenance fees that high??? I have owned a handful of coastal U.S. location weeks, at several different resorts, for almost 25 years now. NONE of my annual maintenance fees have yet reached $600, so I'm genuinely curious about the factual basis for your $1200 MF reference (which is more than twice the amount which I pay for any of my weeks). not true i own a gold week during spring break in florida in orlando the fees are 1200, these resorts can do whatever they want and get away with it, that is why it is time to contact the attorney general in that state and start filing complaints, and then file with everyone in that state including the Governor. Then go to the FTC. someone has to stop these theives. Where exactly might that $1200 MF be, if I may ask?

He's probably talking about the high end timeshares such as Marriott, Westin, 4 Seasons, Hyatt, Hilton, Disney and others where the maintenance fees are always higher.

I know that Marriott had a substantial hike in maintenance fees for 2008 and their maintenance fees are now in the $1000+ range.

irinap5 wrote:

I am in a lot of trouble please help someone. I have a timeshare with vacation village at weston, and i am in desperate need to get rid of it. I got a call from vacation village resort member services, after speaking with the guy about the timeshare i told he i wanted to get rid of it, and that i would even do it for free, just sign it over. He told me he would call me back on his own time , which he did and i agreed to sign over the timeshare to him with a quick quit claim deed that he send me. I filled it out and got it notarized and sent it back and the was it. It has been two months since then and he has not recorded the deed to this day, i can't find him, he won't answer my calls. I don't know what to do, someone please help.

glenday2 wrote:

irinap5 wrote:

I am in a lot of trouble please help someone. I have a timeshare with vacation village at weston, and i am in desperate need to get rid of it. I got a call from vacation village resort member services, after speaking with the guy about the timeshare i told he i wanted to get rid of it, and that i would even do it for free, just sign it over. He told me he would call me back on his own time , which he did and i agreed to sign over the timeshare to him with a quick quit claim deed that he send me. I filled it out and got it notarized and sent it back and the was it. It has been two months since then and he has not recorded the deed to this day, i can't find him, he won't answer my calls. I don't know what to do, someone please help.

contact the attorney general and the governors office, it will eventually end up on your credit report he probably ended up putting it in his name, contact me at yakesluv@sbcglobal.net

Have you contacted the Vacation Village management about this? They will surely not want to have their employees running scams. MD

I would love to be able to help.

jayjay wrote:

ken1193 wrote:

Where exactly are maintenance fees that high??? I have owned a handful of coastal U.S. location weeks, at several different resorts, for almost 25 years now. NONE of my annual maintenance fees have yet reached $600, so I'm genuinely curious about the factual basis for your $1200 MF reference (which is more than twice the amount which I pay for any of my weeks). Where exactly might that $1200 MF be, if I may ask?

He's probably talking about the high end timeshares such as Marriott, Westin, 4 Seasons, Hyatt, Hilton, Disney and others where the maintenance fees are always higher.

I know that Marriott had a substantial hike in maintenance fees for 2008 and their maintenance fees are now in the $1000+ range.

jayjay wrote:

If you merely want to get rid of your timeshare the charitable sites below might accept it. However, all maintenance fees must be paid up to date and there should be no liens (if you financed it) on the property:

http://www.timesharetrap.com/charities_that_accept_timeshare_donations.html

redbird wrote:

How does one get rid of a timeshare that we no longer use and can't sell for just one maintainace fee or less. We just attended a presentation with a company called Timeshare Relief Inc. Has anyone had any experiance with that Co. They wanted $3500 for one week and $4200 for two weeks to end all obligations to the timeshare that we own. Than they said that we could write off all the loss from purchase price and the amount they charged to get rid of the timeshare aginst capital gaines and never have to pay another maintaince fee again. Our timeshare is now going to charge an extra assessment plus maintaince to the total of just under $1,000 per week on a timeshare that we could not sell for $500. Also it is available for extra weeks on RCI for under $400. Need Ideas

I too am in trouble with my time share, I have been trying to get rid of my time share like everyone else the MF are outrageous. It seems since I am in California and my time share is in Florida they just increase and increase, I have been in contact with every government agency. I finally contacted the Division of Consumer Service Department of Agriculter Consumer Affairs, it turns out Island One/Club Navigo, Like Tiki is not even in their system, they may not even be a valid company. I may be saved. so anyone who needs to get out of their contract and needs hellp please call 850-488-2221 give them the address of your timeshare, and then file the complaint, I have filed a complaint with every other government agency and they never once told me this is the one agency I was suppose to start with. You want your money back this is the place to start. Glenda yakesluv@sbcglobal.net

charlesd100 wrote:

All timeshare owners should be shaking in their boots. I have owned my TS for a decade and have, luckily, exchanged it several times, as I haven't used it myself in over 5 years. In the first five years I used it twice. I befriended a man at my resort and we stayed in touch over the years. He tried to sell his after his spouse died. After almost three years, he went to a timeshare relief presentation and gladly accepted their offer, as they at least offered to take it off his hands for certain. He came away from the presentation completely convinced of the timeshare industy's half-truths and misdeeds. All parts of the TS industry from developers to resellers work in lockstep to rip off the consumer. He shared much of the information with me. I don't believe he paid anywhere near $3,500. But, regardless, this trend is disturbing. The TS industry needs to clean up it's act. To the man who left the timeshare relief presentation in disbelief, I hope at least he listened to what they said. From everything I've heard, the resort won't help you out. All they want is your MF's and club fees.

jennie wrote:

There is an excellent article on this topic at SmarterMoney.com. It's entitled, "Escape from Timeshare Hell". Here's a link to the article:

http://www.smartmoney.com/consumer/index.cfm?story=20060804&src=fb&nav=RSS20&pgnum=2

redbird wrote:

The rest of the story. I am the guy that asked the first question, How to get rid of a timeshare. We just returned from our time share in Florida. I went into the office and asked why I should pay a matainance fee of $1,265.00 on a week on a timeshare that I can't give away and I have tried. Or why I should give Sunterra $8,000.00, so they will give me 12000 points and pick up my matainance fees. (This is what they presented at what I was told was to be the owners meeting and not a sales presentation.) In the futurer than my fees will be only just over $1,000.00 for all the points and as all of know I will be able to probley get 4 weeks or more a year use if I convert to points and use them right. I don't want more timeshare time thank you. I have four weeks now. Here is what the manager at my timeshare told me why the need for the huge matainance fees. It seems that 20% of the weeks are not paying and because of the large deficit the people that pay have to bring the books up to date on the units that are not paying. Than when the 20% of the units are payed up and repossesed "Sunterra will take over the title and keep paying the maintainance fees. This sounds like in my opinion that Sunterra will be getting free units to sell more points on. Sunterra is building new units from the ground up just to sell points on and here they are just taking over these weeks after the loyal owners have paid till it hurts to clear the books on the defunct units. This has a funny smell to it. We haved owned these weeks for over 10 years and have always paid on time. Now it is our problem to pick up the deliquesce. I always felt that this resort was poorly managed but than what can one owner of two weeks do 1500 miles away. $1,268 per week in this resort amounts to over $65,000.00 Per unit week. I think you could build them new for that.