estoppel issues?

[Talent312]

I just got a VM from Kym @ TRCS so we'll see what she has to say.

If you need her to do something for you - try holding your tongue.
But if she's just calling to close the case - I'd suggest that she go back to training camp.
.

 

[SmithOp]

LOL, fax machines, why do brick and mortar companies insist on still using them? Still clinging to their old business models.

When I sold my house recently it was all done through secure PDF and electronic signatures.


Sent from my iPad using Tapatalk Pro

 

[CiCi]

thanks everyone.
At least I know it's not just me. It's extremely frustrating though.

For *this* transaction, the faults (IMO) are:
1) I believe it was Ivey Henning (Judi's team I think) who has never stayed on top of the closing process.
2) Kym @ TRCS faxed the original stuff over (the have a "confirmation", but seriously we all know that doesn't mean squat with the way fax machines work), and then I had to prod them when we went over the 6 weeks to ask what was going on.
3) HGVC never responded to Kym or me (after I emailed HGVC asking what's going on and they said they don't have anything). They also never answered Kym's email inquiring if they actually received anything or not. Kym re-sent and THEN they acknowledge they got it.
4) Then after that, turns out that TRCS had the paperwork wrong, so they had to re-send an addendum to me and the seller to sign.
5) Then I waited some more, after 3 more weeks emailed what's going on, and then find out that they recorded the deed wrong or something.

So, IMO, 3 parties to blame:
1) Judi's team for not following up on things like they should, IMO. It's been me doing all the work.
2) Kym/TRCS for screwing up the paperwork 9 ways to Sunday.
3) HGVC for not bothering to respond to inquiries from TRCS if they got the paperwork. I'm cutting some slack on the fax transmissions because I know how fax machines work and just because it says "transmitted" doesn't mean squat. The receiving end could be out of paper, could've mangled it, could be out of toner and the whole thing is lost. It's like sending stuff via Priority Mail. USPS claims it got there and it never did (I have a package that still shows it's in George "out for delivery" 3 years later even though the recipient got it).

I'll have to dig up my paperwork from Diane Nadeau and see who she used for the closing company for my previous 3 resales. At least Diane was calling me very frequently (sometimes too frequently--haha) with updates vs. this whole mess.

I just got a VM from Kym @ TRCS so we'll see what she has to say.

When we used Diane for the purchase of our HGVC timeshare, she used Grand Vacations Title...things went great even with the holidays of xmas and new years in the mix.


Sent from my iPhone using Tapatalk

 

[CalGalTraveler]

When we used Diane for the purchase of our HGVC timeshare, she used Grand Vacations Title...things went great even with the holidays of xmas and new years in the mix.


Sent from my iPhone using Tapatalk

So resale buyers/sellers can use Hilton Grand Vacations title? How do you contact them for a resale transaction?

 

[CiCi]

So resale buyers/sellers can use Hilton Grand Vacations title? How do you contact them for a resale transaction?

Not sure...we worked through Diane and she took care of everything....she originally told us that was who would handle the paperwork/closing portion of the transaction.


Sent from my iPhone using Tapatalk

 

[hurnik]

So here's the story from Kym:

TRCS doesn't do title searches/etc. They basically just wait for the SELLER and/or Resort to send the paperwork and then they simply pass it along.
Turns out the seller has TWO HGVC contracts (one in Orlando) and had sent *that* deed instead.
TRCS doesn't bother double-checking, they just send along to the resort.

So beware, IMO, if you're using TRCS. They suck. Apparently if they actually bothered to look at things, it would cost hundreds of dollars more for closing costs (interesting as it's about the same price as what Diane Nadeau used with Grand Vacations or whatever title company).

I'm also seriously disappointed in Judi's team as they apparently just pass the buck and don't follow up and then it's not their fault.

 

[Talent312]

Turns out the seller has TWO HGVC contracts (one in Orlando) and had sent *that* deed instead.
TRCS doesn't bother double-checking, they just send along to the resort.

Do you mean to say that they couldn't see that the State+County on the deed was wrong?
That doesn't take a title search or checking, merely having a pair of eyes that can focus.
I rarely confront incompetence directly (I recently did with my insurance agent), but...
She or whoever she had do her work was blind, totally indifferent, or strung out on drugs.
.

 

[hurnik]

Do you mean to say that they couldn't see that the State+County on the deed was wrong?
That doesn't take a title search or checking, merely having a pair of eyes that can focus.
I rarely confront incompetence directly (I recently did with my insurance agent), but...
She or whoever she had do her work was blind, totally indifferent, or strung out on drugs.
.

I completely agree. Seems like everyone just wants to pass the buck.
Last time I deal with Judi's team, IMO and will certainly try to avoid TRCS in the future.

 

[Arimaas]

Here's the post I made back in October with respect to Judi K and TRCS:

https://tugbbs.com/forums/index.php...-listed-under-old-owners.263357/#post-2060755

 

[hurnik]

Here's the post I made back in October with respect to Judi K and TRCS:

https://tugbbs.com/forums/index.php...-listed-under-old-owners.263357/#post-2060755

Yeah, seems very similar.
I guess I'll start being more vocal about recommending Diane Nadeau. (I've had other issues with Judi's team previously where they'd post ads and then they'd be unavailable/sold and 3 months later they're still listing it).

 

[Judi Kozlowski]

Mr. Hurni,
Please accept my apology for the delay in your closing. I would be happy to return your $2500.00 plus the closing costs for the 7000 point Flamingo that you purchased. During the time that you purchased and for the next few months I was in Chicago burying my Sister and then my Brother had a massive heart attack so I stayed for his funeral. My family was in Orlando bracing for the hurricane. I came back the day after the hurricane to try to get my life back to normal. I think it is now back to normal so I am trying to look at exactly what happened.
1. This listing should not have happened. The property was very under priced. Would not have happened if I were there.
2. The Seller owned two Flamingo properties so I am not sure how you came up with the Sea World information. That did not happen. What did happen is that Kym took the deed to Hilton to try to rush the process because of the previous delay caused by Hilton's fax not working properly.


Hi Jay,

Re: ROFR & Estoppel Request - File No. T17-100

The fax you sent through MetroFax to 14077223710 was successfully transmitted.



Fax Details

Date:
Number of Pages:
Length of Transmission:
Receiving Machine Fax ID:

2017-08-25 17:44:50 (GMT)
19
737 seconds
14077223710

If you have any questions, please call us at (888) 321-3121 ext. 2 or visit our online help center at https://www.metrofax.com/support.

Thank you for using the MetroFax service.

Sincerely,
The MetroFax Team

This contract was signed on August 22, 2017. This is the email [that was] sent to Hilton.
Subject: Re: Successful transmission to 14077223710. Re: ROFR & Estoppel Request (34-7401) - File No. T17-100


Hi Wanda,


I hope all is well. The buyer and seller are inquiring about the estoppel request for #34-7401 that was submitted to your office on 8/25/2017. Per the buyer's conversation with your team, the request was never received; however, as shown below, the fax transmission was successfully received by your team. Please provide an honest/timely update on the estoppel request.


Thank you!


Best Regards,


[Name removedd - no longer with company]| Closing Manager


3. When the contract number was compared and did not match [we] immediately had the attorney correct the deed and then delivered the deed to Hilton the same day.
4. Due to the fact that there were no points for 2018 the contract stated 2019 as first use. Hilton requested the estoppel request be changed. This was not a mistake on our part. It was a change that Hilton requested.
From: Resale

Sent: Friday, August 25, 2017 2:55 PM

To: dana@judikoz.com

Subject: Goranson to Hurni


Hello Dana,


Maria just returned the waiver request to me. She says they cannot process the estoppel with 2019 usage. Although the buyer will be responsible for 2018 fees, the request must show 2018 usage. Please resend request.


Best regards,

______________________________________________________

Martine Lambert
Resale Specialist
Hilton again delayed this process. The addendum had to be signed by Buyer and Seller which delayed the process.
5. The ROFR was received November 10, 2017. Closing documents went out November 22, 2017. Deed was recorded December 5, 2017
6. Transfer was completed January 9, 2018.

Again this is not our normal time for closings but as you can see this delay was not due to errors on our part. Unfortunately there were more delays than
normal with this. It was not due to me not staying on top of it. If I were here the outcome would have been different because the unit would never have been put on the market for $2500.00. I am very happy that it closed and that Mr. Hurni got such a great deal. I am sorry his experience was not a good one.
If title insurance had been requested on this the deed situation would not have happened. It would have been checked from the beginning. When Seller's own more than one property we will occasionally have this problem. That is why we check the contract numbers with Hilton. Had that not been done this would have taken another month to correct.

 

[Judi Kozlowski]

I too had an experience like this on my recent purchase through Judi. Everything worked out in the end, but the trek along the way was similar to yours.

Hi Ari,
Your sale was similar to Mr. Hurni's. The Seller had two contracts with Hilton and submitted the wrong one to us. So sorry
this happened. We really appreciate your patience during the correction. Judi Kozlowski

 

[taterhed]

My 2c.

Kudos to Judi for stepping up, owning up and addressing the issue.

I believe it's exactly this type of feedback/response that makes TUG and those who post on TUG an invaluable resource.
Glad it worked out in the end.......
Sounds like a pretty good deal for 7k points...

This is why I love TUG.

 

[Judi Kozlowski]

My 2c.

Kudos to Judi for stepping up, owning up and addressing the issue.

I believe it's exactly this type of feedback/response that makes TUG and those who post on TUG an invaluable resource.
Glad it worked out in the end.......
Sounds like a pretty good deal for 7k points...

This is why I love TUG.

Thank you Rob

 

[taterhed]

No problem. I respect accountability.

 

[JIMinNC]

I'm in the process of closing on our first HGVC. We bought it through Judi's folks and are working with the closing company right now. So far it's been very smooth and communication has been excellent. Just returned our signed closing docs today.

 

[Arimaas]

Hi Ari,
Your sale was similar to Mr. Hurni's. The Seller had two contracts with Hilton and submitted the wrong one to us. So sorry
this happened. We really appreciate your patience during the correction. Judi Kozlowski

Thanks Judi. I appreciate the mea culpa. And I am sorry to hear about all the personal issues in your life. I hope that the return to normal brings you some closure.

BTW, I may have missed the part where you offered me a refund as well, so I figured I would let you know I take cashier's check, cash and PayPal

-Ari

 

[hurnik]

Mr. Hurni,
Please accept my apology for the delay in your closing. I would be happy to return your $2500.00 plus the closing costs for the 7000 point Flamingo that you purchased. During the time that you purchased and for the next few months I was in Chicago burying my Sister and then my Brother had a massive heart attack so I stayed for his funeral. My family was in Orlando bracing for the hurricane. I came back the day after the hurricane to try to get my life back to normal. I think it is now back to normal so I am trying to look at exactly what happened.
1. This listing should not have happened. The property was very under priced. Would not have happened if I were there.
2. The Seller owned two Flamingo properties so I am not sure how you came up with the Sea World information. That did not happen. What did happen is that [we] took the deed to Hilton to try to rush the process because of the previous delay caused by Hilton's fax not working properly.


Hi Jay,

Re: ROFR & Estoppel Request - File No. T17-100

The fax you sent through MetroFax to 14077223710 was successfully transmitted.



Fax Details

Date:
Number of Pages:
Length of Transmission:
Receiving Machine Fax ID:

2017-08-25 17:44:50 (GMT)
19
737 seconds
14077223710

If you have any questions, please call us at (888) 321-3121 ext. 2 or visit our online help center at https://www.metrofax.com/support.

Thank you for using the MetroFax service.

Sincerely,
The MetroFax Team

This contract was signed on August 22, 2017. This is the email [tat was] sent to Hilton.
Subject: Re: Successful transmission to 14077223710. Re: ROFR & Estoppel Request (34-7401) - File No. T17-100


Hi Wanda,


I hope all is well. The buyer and seller are inquiring about the estoppel request for #34-7401 that was submitted to your office on 8/25/2017. Per the buyer's conversation with your team, the request was never received; however, as shown below, the fax transmission was successfully received by your team. Please provide an honest/timely update on the estoppel request.


Thank you!


Best Regards,


[Name removed - no longer with the company| Closing Manager


3. When the contract number was compared and did not match [we] immediately had the attorney correct the deed and then delivered the deed to Hilton the same day.
4. Due to the fact that there were no points for 2018 the contract stated 2019 as first use. Hilton requested the estoppel request be changed. This was not a mistake on our part. It was a change that Hilton requested.
From: Resale

Sent: Friday, August 25, 2017 2:55 PM

To: dana@judikoz.com

Subject: Goranson to Hurni


Hello Dana,


Maria just returned the waiver request to me. She says they cannot process the estoppel with 2019 usage. Although the buyer will be responsible for 2018 fees, the request must show 2018 usage. Please resend request.


Best regards,

______________________________________________________

Martine Lambert
Resale Specialist
Hilton again delayed this process. The addendum had to be signed by Buyer and Seller which delayed the process.
5. The ROFR was received November 10, 2017. Closing documents went out November 22, 2017. Deed was recorded December 5, 2017
6. Transfer was completed January 9, 2018.

Again this is not our normal time for closings but as you can see this delay was not due to errors on our part. Unfortunately there were more delays than
normal with this. It was not due to me not staying on top of it. If I were here the outcome would have been different because the unit would never have been put on the market for $2500.00. I am very happy that it closed and that Mr. Hurni got such a great deal. I am sorry his experience was not a good one.
If title insurance had been requested on this the deed situation would not have happened. It would have been checked from the beginning. When Seller's own more than one property we will occasionally have this problem. That is why we check the contract numbers with Hilton. Had that not been done this would have taken another month to correct.

First, I am truly very sorry for your loss, Judi.
My mother passed last year from colon cancer and I had to watch the end (3+ weeks) in hospice, so I can truly sympathize with the situation. Please accept my sincere condolences.

Second, thank you very very much for the extremely kind offer. But that's "too much", IMO. (As much as I'd like $2500, that's way above and beyond and I feel I'd be taking advantage if I accepted that much). I'll email separately, if that's OK.

For the rest of the TUGGERS:
Judi's action speak volumes and this proves to me (anyway) that she's gone way above and beyond the call of duty here. I am completely amazed and overwhelmed by the gracious offer and would definitely do business with Judi's company again.

Thank you.

 

[Cropman]

Personally I hate faxes.

 

[hurnik]

Thanks Judi. I appreciate the mea culpa. And I am sorry to hear about all the personal issues in your life. I hope that the return to normal brings you some closure.

BTW, I may have missed the part where you offered me a refund as well, so I figured I would let you know I take cashier's check, cash and PayPal

-Ari

Apparently you and I must've misinterpreted the offer. The refund offer is if I sell back the unit to Judi's company.
I decided to keep the unit, as it was a good deal regardless.

 

[hurnik]

Yep, completely unreliable, probably worse than email, IMO.
At the least, someone from Judi's office should've called/followed up to confirm that the fax was actually received.
They also should've (IMO) followed up with me (like their email said) and they never did.

But what's done is done. Others can judge for themselves. Unless another "good" deal comes along, I think I'll stick to my preferred agent next time.

 

[JIMinNC]

I thought I would provide another data point...we just completed a purchase of a HGVC Sea World contract using Judi Kozlowski's company. Everything worked very smoothly, and we couldn't be happier with the process. We worked with Dana Kubiak to buy the unit, and her communication/guidance was excellent. We worked with Ivey Henning to sign the purchase contract and everything was then turned over to Timeshare Resale Closing Services, Inc. for ROFR and closing. [Name removed - no longer with the company] was the closing agent. The process went very smoothly and communication from both Ivey and [the closing agent] was excellent throughout the process. Here is the timeline:

November 20 - contacted Dana about the purchase
November 21 - received and electronically signed the purchase contract
November 22 - seller and buyer docs sent to closing company
November 23-26 - Thanksgiving Holiday
November 28 - ROFR and estoppel request sent to Hilton
January 2 - after Christmas/New Year holiday, received word that the ROFR waiver and estoppel had been received over the holiday
January 8 - received closing documents from the closing company
January 11 - returned signed buyer closing docs to closing company via FedEx overnight
January 16 - file uploaded for recording
January 17 - deed recorded
January 17 - ownership transfer documents sent to Hilton
January 22 - received paper copy of deed
January 29 - received welcome email from HGVC and set up online account

Total time from contract signing to account activation was just a little over two months, but we lost at least a week to 10 days due to the Thanksgiving and Christmas/New Year holidays. Of the two months, about half was waiting on Hilton to waive ROFR. So, suffice it to say, I was very pleased with Judi and her people and wouldn't hesitate to use them in the future.

One other point, in this thread, I've seen references to TRCS. Note that Timeshare Resale Closing Services, Inc and TRCS, Inc. are two separate companies, I believe. Timeshare Resale Closing Services, Inc. was the company Judi's firm used and they are based in Orlando, Florida. TRCS, Inc. is based in Ft. Myers, Florida. I happen to be working with TRCS, Inc. on another transaction right now, buying a Marriott Maui Ocean Club unit. They seem to do a very professional job as well.

 

[DMarsch]

I thought I would provide another data point...we just completed a purchase of a HGVC Sea World contract using Judi Kozlowski's company. Everything worked very smoothly, and we couldn't be happier with the process. We worked with Dana Kubiak to buy the unit, and her communication/guidance was excellent. We worked with Ivey Henning to sign the purchase contract and everything was then turned over to Timeshare Resale Closing Services, Inc. for ROFR and closing. [Name removed - no longer with the company] was the closing agent. The process went very smoothly and communication from both Ivey and [the closing agent] was excellent throughout the process. Here is the timeline:

November 20 - contacted Dana about the purchase
November 21 - received and electronically signed the purchase contract
November 22 - seller and buyer docs sent to closing company
November 23-26 - Thanksgiving Holiday
November 28 - ROFR and estoppel request sent to Hilton
January 2 - after Christmas/New Year holiday, received word that the ROFR waiver and estoppel had been received over the holiday
January 8 - received closing documents from the closing company
January 11 - returned signed buyer closing docs to closing company via FedEx overnight
January 16 - file uploaded for recording
January 17 - deed recorded
January 17 - ownership transfer documents sent to Hilton
January 22 - received paper copy of deed
January 29 - received welcome email from HGVC and set up online account

Total time from contract signing to account activation was just a little over two months, but we lost at least a week to 10 days due to the Thanksgiving and Christmas/New Year holidays. Of the two months, about half was waiting on Hilton to waive ROFR. So, suffice it to say, I was very pleased with Judi and her people and wouldn't hesitate to use them in the future.

One other point, in this thread, I've seen references to TRCS. Note that Timeshare Resale Closing Services, Inc and TRCS, Inc. are two separate companies, I believe. Timeshare Resale Closing Services, Inc. was the company Judi's firm used and they are based in Orlando, Florida. TRCS, Inc. is based in Ft. Myers, Florida. I happen to be working with TRCS, Inc. on another transaction right now, buying a Marriott Maui Ocean Club unit. They seem to do a very professional job as well.

Thank you! We appreciate the kind words! Dana Kubiak