[2008] Southcape Resort

[ChrisH]

FESTVA Pubic Offering Statement in MA

Sorry for the typos:

Festiva Resorts Adventure Club
Commonwealth of MA
Public Offering Statement

Developer of the FSAC is Festival Development Group, LLC, a Nevada limited liability company with a principal address on One Vance Gap Road, Asheville, NX 28805.

The Seller of Club Memberships in MA is New England Vacation Services, LLC, a MA limited liability company with a principal address of 135 E. Hickory, Denton TX, 76201. Pursuant to an Affiliation Agreement between FSAC and NEVS, NEVS has prepared this POS, based upon information provided by FSAC, and is offering Club Memberships for sale in MA for its own account.

The Club is a multi-state, multi vacation site vacation program featuring ….

A purchaser does not acquire real property interest in any Festiva resort or other resort property, nor does he or she acquire title to any Unit. Instead, title to, or the right to use each Unit is held in the name of InterCIty Escrow Services, as Trustee (the ‘Trustee’) under the FSAC and related Trust Agreement.

V. Managing Entities
The operation of the Club is the responsibility of the Association, which is a South Carolina non profit, non stock corporation. The Members of the Association consist of all owners of Points including the Developer, which is deemed to be the owner of all unsold Points. The location of the Associations principal place of business is on Vance Corp Rd, Ashville, NC.
…
The Developer currently controls the Association, and the Developer has the right to retain control of the Association after a majority of Points has been sold.

To assist in its responsibilities, the Association has entered in to the Management agreement with the Manager, Festival Mgt Group, LLC. A copy of the MGT Agreement is available from the Association upon request. The Manager, an affiliate of the Developer, and is located at one Vance …. The Manager was formed on March 24, 2005. The sole member of the Manager is Festival Hospitality Grp Inc, a Nevada corporation.

New England Vacation Services, LLC, a MA limited liability company with a principal address of 135 E. Hickory, Denton TX, 76201 is the same address as Outfield Marketing.

 

[ChrisH]

Partial Discharge

These are 'partial discharges' from the Mortgage Lien for specific units/weeks. One is for release of Unit 409 week 9 and the other is for Unit 403 week 9.


Gtor: NEW ENGLAND VACATION SERVICES LLC (Gtor)

Gtee: COLEBROOK FINANCIAL COMPANY LLC (Gtee)


Ref By: 03-18-2009 Partial Discharge In book: 23537-176 RELEASE OF UNIT 409 Week 9
Ref By: 03-18-2009 Partial Discharge In book: 23537-181 Release of UNIT 403 TIME 9

 

[ChrisH]

$1.2 Million Doc is a Quitclaim deed

Bk-Pg:23138-109 Recorded: 09-04-2008
Type: Deed Doc$: 1,200,000.00
Desc: SEE INSTRUMENT

Town: MASHPEE Addr: 950 FALMOUTH RD
Town: PROVINCETOWN Addr: ROUTE 6A

Gtor: BARTH, VINCENT J (AS ID AS TR &O) (Gtor)
Gtor: WOODS, ROBERT P (AS ID AS TR &O) (Gtor)
Gtor: SOUTHCAPE TRUST (BY TR &O) (Gtor)
Gtor: ACQUISITIONS INC (&O) (Gtor)
Gtor: SOUTHCAPE RESORT & CLUB COMMUNITY ASSOCIATION INC (&O) (Gtor)
Gtor: JEC PROPERTIES INC (&O) (Gtor)
Gtor: SAND CASTLE NOMINEE TRUST (BY TR &O) (Gtor)
Gtor: ROYAL COACHMAN CONDOMINUM TRUST (BY TR &O) (Gtor)
Gtor: SAND CASTLE CONDOMINIUM TRUST (BY TR &O) (Gtor)
Gtee: NEW ENGLAND VACATION SERVICES LLC (Gtee)

The contents of this document is a quitclaim deed, releasing the following to NEVS from the above Gtors.

Southcape Trust, recorded June 12, 1987, Book 5771, p 278;
Sandcastle Nominee Trust, recorded Feb. 4, 1986, Bk 4911, p 284
Royal Coachman Trust, dated Apr. 9, 1979, BK 2897, p 273
Sandcastle Condo Trust, dated June 21, 1983, BK 3776, p 115

for $1.2 million to NEVS, LLC 93 Haws Avenue, Hyannis. Parcel 1 Units of Southcape in Master Deed and Timeshare supplement, July 23, 1982 Bk 3626, p 52, amended Bk 3743, p 281.

Parcel 2 Southcape Units in Master Deed and TS suppl, May 7, 1986, Bk 5937, p64

Parcel 3 Units in Sandcastle Bldg of Master Deed March 22, 1979, Bk 2897, p 242; amended Bk 3052 p 230; Bk 3073, p 308; Bk 3495, p 109.

Parcel 4 Dune Bldg Units, Master Deed June 30, 1983, Bk 3778, p. 78.

The next pages are individual lists of each building/resort which are included in this deed and released to NEVS, LLC. They are only the units which were held by the Gtrs.

Again, apologize for any typos, but I have to open each indiv page, copy down the info, and then retype it in. Cannot cut and paste. Copies are $1/page!

 

[ChrisH]

$2.5 million document is the Mortgage on the properties.

Bk-Pg:23138-185 Recorded: 09-04-2008 Inst #: 46645
Pages in document: 82
Grp: 1
Type: Mortgage Doc$: 2,500,000.00
Desc: SEE INSTRUMENT
Town: MASHPEE Addr: 950 FALMOUTH RD
Town: PROVINCETOWN Addr: ROUTE 6A
Gtor: NEW ENGLAND VACATION SERVICES LLC (Gtor)
Gtee: COLEBROOK FINANCIAL COMPANY LLC (Gtee)

The previous document was the QuitClaim deed releasing the said units in each resort to NEVS for $1.2 million.

This document is the Mortgage between NEVS and Colebrook Financial on those same properties for $2.5 million.
The first several pages (185-196) are the details of the mortgage, subject to insurance of the properties, liens on the properties, defaults, remedies for defaults etc. etc. etc. Typical mortgage stuff.

The next batch of pages (p 197 - 264) listed by resort are the individual units in each resort/building etc. by interval which are included in this mortgage. It lists the Units/intervals which NEVS obtained in the previous quitclaim deed. So if you have a deeded week and did not join Festiva, you unit/interval should NOT be listed.

The final pages 265- 266 list any easements related to the properties such as easements for the electric company etc.

 

[Fig]

The Seller of Club Memberships in MA is New England Vacation Services, LLC, a MA limited liability company with a principal address of 135 E. Hickory, Denton TX, 76201. Pursuant to an Affiliation Agreement between FSAC and NEVS, NEVS has prepared this POS, based upon information provided by FSAC, and is offering Club Memberships for sale in MA for its own account.

Chris, thanks for the detective work!

For the record, here is the value of the shed at 135 E. Hickory that these real estate moguls at NEVS run their operation out of.

http://www.dentoncad.com/index.php?...tive=on&Year=2009&MinVal=0&MaxVal=&Results=10

Yup, that's right. The glorious headquarters of this huge corporation are worth a whole $1,450. Even two of these headquarters will still fall short of the money Outfield Marketing is asking for a SINGLE Festiva membership conversion.

For a picture of the shack that these guys cite, shift left on street view until you see a white truck. That little white tool shed is the address these guys expect us and the Commonweath of MA to believe they call their primary address.

http://maps.google.com/maps?q=135+E...otkE&sa=X&oi=geocode_result&ct=title&resnum=1

 

[Sou13]

Thank you, ChrisH!

ChrisH, I can't thank you enough for all the info you've dug up and reproduced here without being able to copy and paste!

The info I've been copying and pasting is to be a guide in complaining to the Massachusetts AG as well as the possibility of filing a class action lawsuit if that's the course of action that we must take. But first of all we have to get the attention of Southcape and Sandcastle owners who are being scammed out of their deeded weeks!

I found an article about a class action lawsuit against RCI which is very interesting:

[PDF] RCI Hit With Class Action Suits
45k - Adobe PDF - View as HTML
RCI Hit With Class Action Suits. Complaints filed same day allege improper rentals, fraud ... by RCI affiliates. The class action filed in New Jersey. Superior Court, ...www.tstoday.com/members/magazine/issue87/front.pdf

I am currently trying to find the post that gave a link to the Missouri settlement, and trying to locate and help Southcape owners who have been scammed out of their deeded weeks.

 

[Sou13]

$2.5 million mortgage

Someone in the front row at the meeting May 16th asked Cliff "capeguitarguy" Hagberg about the $2.5 million mortgage. Is there anyone reading these posts who can recall his answer? It wasn't satisfactory IMVHO!

The explanation given for how the Town of Mashpee got possession of the 3rd parcel and the two smaller parcels was that the bank holding the mortgage had failed back in the late 80s and that the FDIC had neglected to pay the taxes. So now we have a $2.5 mortgage on the NEVS holdings and I can't find any records of any sales in the Barnstable County Registry of Deeds and don't know how NEVS is finding the money to make payments on that $2.5 million mortgage other than scamming owners out of their weeks!

 

[Carolinian]

The whole modus opperendi of some of these American points purveyors was perfected by a number of shady points operations in South Africa some years ago and has since spread to the US, Canary Islands and other places, and yes, the key is conning an owner out of his property for self-printed ''points''.

The South Africa board at the old Crimeshare website, a rather freewheeling discussion board, run behind the scenes by a leader of a major timeshare consumers group, had a lot of discussion on this subject, which is now rather fascinating when we see what is going down in our country. Because one of the most notorious South African points sharks is now trying to gobble up a well-run independent resort there that has a lot of US owners, I found a timeshare consumer leader in the UK who had saved the Crimeshare South Aftica board and provided it to me. I edited it to eliminate discussion of problems other than the particular points scam that was threatening the resort in question.

For those who want to see how all of this began, look for the posts with the Crimeshare material in this thread:

www.timeshareforums.com/forums/sout...r-areas/93039-takeover-attempt-dikhololo.html

It makes interesting reading, the similarities are so striking.

 

[Sou13]

Thank you for the link!

The whole modus opperendi of some of these American points purveyors was perfected by a number of shady points operations in South Africa some years ago and has since spread to the US, Canary Islands and other places, and yes, the key is conning an owner out of his property for self-printed ''points''.

The South Africa board at the old Crimeshare website, a rather freewheeling discussion board, run behind the scenes by a leader of a major timeshare consumers group, had a lot of discussion on this subject, which is now rather fascinating when we see what is going down in our country. Because one of the most notorious South African points sharks is now trying to gobble up a well-run independent resort there that has a lot of US owners, I found a timeshare consumer leader in the UK who had saved the Crimeshare South Aftica board and provided it to me. I edited it to eliminate discussion of problems other than the particular points scam that was threatening the resort in question.

For those who want to see how all of this began, look for the posts with the Crimeshare material in this thread:

www.timeshareforums.com/forums/sout...r-areas/93039-takeover-attempt-dikhololo.html

It makes interesting reading, the similarities are so striking.

I clicked on the link and discovered that a "Refback" was created to this discussion. The explanation for this is as follows:

"A Refback is also a link. However in this case, Site A (link originator) does not need to "tell" anything to Site B (receptor). Instead, the receptor Site "discovers" this link immediately after the first web visitor gets to the site by clicking on the link. This is done by analyzing information carried by this web visitor's browser referer header."

It looks as though I may have created the Refback by clicking on the link!

For those of you who are wondering whether 28 pages may be too intimidating to first-time visitors to this discussion, consider what happens to all the info contained here when someone goes off in another direction. By keeping this one current and on topic, we are able to reach more Southcape owners with our informational posts.

Thank you, Carolinian, for saving those posts and reproducing them in Timeshare Forums!

 

[Sou13]

Meeting Minutes?

I've been holding back from attempting to report what was discussed at the owners' meeting May 16th because I didn't want to be accused of posting "untruths" or "misrepresentations" but now that Southcape deeded owners are receiving what are called "meeting minutes" in the mail, it's time to compare our experiences with what's been reported!

These were not "meeting minutes" but rather are a report of what the new trustees want us to believe took place at the meeting. They weren't signed "Respectfully submitted" because Rosaleen Cassidy is no longer the Clerk and wasn't taking notes when she was trying to explain the financial reports.

I was hoping that the financial reports would be included with the minutes, but since they were not, it looks as though it's up to owners to request them, along with the "minutes" (again, report, not "minutes") of the 2008 meeting which were passed out but not mentioned in the report.

So now that we have the report, let's openly discuss how our perceptions and recollections compare with what the more than 1000 owners who were unable or unwilling to attend the meeting missed, and what they really need to know!

 

[Sou13]

Let's compare our reports with the agenda

This isn't a copy and paste, I did it manually in the hope of helping others recall and fill in where my recollection is fuzzy. If you're an owner new to TUG please help me so we'll get different perspectives. Here, then, is the

AGENDA

Welcome - Cliff Hagberg, NEVMS (12:08 p.m.)
Approval of Minutes from last year's meeting
Financial Report - Rosasleen Cassidy - GM
Management Report - Cliff Hagberg

What we found when we took over management
Delinquent owners
Computer system
Wireless internet
Web site
New resort affiliations
Maintenance update
Exterior Renovations
Interior Renovations
Septic update
Parking lot
Owner Rentals
Owner's Advisory Committee​

Annual Meeting date
Questions and Answers on agenda
Adjournement (Changed to "Recess" by request of owners) (1:50-2:10)
Owner question and answer session

The reason I'm not reproducing the report here is that every owner should have received one. The reason I reproduced all the previous reports that I could find was that many owners had never received them and I am trying to get to the bottom of the lack of owner representation on the Board of Trustees.

When Cliff "capeguitarguy" made his entrance onto this discussion he claimed that he wanted to clear up "untruths and misrepresentations" which is why we should have been able to expect the report to be full and accurate. However, there were many omissions if not outright "untruths" and "misrepresentations" in the report we received. Every owner who gave an email address at the meeting has been sent a link to this discussion and encouraged to register with TUG. Now is the time to make yourselves heard! What omissions and corrections need to be addressed here?

 

[Sou13]

Southcape owners needed here!

:deadhorse:

I know it's Saturday and we're all overwhelmed by the deaths of Farrah Fawcett and Michael Jackson, but I can't keep this "discussion" going without your help!

I've emailed copies of the financial reports to everyone on my "Concerned Southcape Owners and Friends" elist. Some TUGgers who have posted to this discussion have not replied to my email via TUG which is why you don't have those financial reports and other documents that I've been emailing to Southcape owners.

If you've been to Southcape since this discussion began or if your recollection of what happened at the meeting concurs with or even disagrees with mine, please post a reply.

 

[w.bob]

I received a copy of the minutes yesterday. I did not attend the meeting so I am relying on those of you who were kind enough to attend to help me get this straight in my mind. I remember reading here that some repairs at Southcape may have been performed before the current assessment was levied and those repairs were one of the reasons for the assessment. On the 1st page of these so called Minutes it states "Extensive repairs were found to be necessary. These included: interior and exterior renovations, failed septic systems, and an outdated computer system. Did they go into further discussions regarding the special assessment and what are your thoughts regarding the need for the assessment? I have made 2 payments totaling $200.00 towards the assessement. I have not been to the area for a number of years so I am not familiar with the condition of the place and I realize that there will always be updates needed and maintainence issues. I have heard that a number of repairs have been made and I ws wondering how the place is looking.

 

[ClamsCasino]

"Improvements"

I stopped by the resort over the weekend to see the "improvements".
The noticeable items were newly painted units 1-31, a painted indoor pool, a few pieces of new exercise equipment, and a paved patio area.
To my knowledge, there is still no wireless internet access for resort guests, no new phone system, and no new website - some of the things that were promised as part of the Special Assessment. Mr. Hagberg had also promised months ago on this board (and felt it was a good low cost idea that could be started right away) to upgrade the children's play area which is still an eyesore and unsafe. They were going to do something immediately - but nothing has been done there either. There are still small flags in the ground everywhere identifying TV/Cable lines - overall IMO the resort is not showing improvements to perspective owners or current guests - and July 1st is this week!

 

[Sou13]

Thank you for your replies!

Thank you for your replies, w.bob and ClamsCasino! You are two of the unrepresented 1000+ owners who are relying on those of us who were able to attend the meeting for an accurate accounting of what actually took place!

There are more than 25 owners who could be posting additions and corrections to these so-called "minutes" and the longer it gets postponed, the less likely it is for the truth to come out.

I've been trying to contact Rosaleen via email and my message has twice been returned undeliverable because the mailbox is full. So much for emailing rcassidy@southcaperesort.com!

 

[SCapeOwnersRUS]

More Trouble May Be UPON US BY YEAR END...

Heard from a source who heard from a source who heard......... etc etc etc
that by year end there may be more fees in store and assessed by the triage of (NEVS Festiva and Outfield) aka " The Trustees?"....

Seems that sales and conversions to points have not been going quite as well as they had hoped so the rumour is in an attempt to force some folks hand they will pass more assessments...

When does the Attorney General step in???????

 

[Sou13]

Heard from a source who heard from a source who heard......... etc etc etc
that by year end there may be more fees in store and assessed by the triage of (NEVS Festiva and Outfield) aka " The Trustees?"....

Seems that sales and conversions to points have not been going quite as well as they had hoped so the rumour is in an attempt to force some folks hand they will pass more assessments...

When does the Attorney General step in???????

Perhaps we should not be waiting for the AG to step in. This may be a civil matter.

Here's a message from an Equivest owner:

I understand your concern regarding the desire to resist takeover by Festiva. I am a member of the Equivest/Peppertree Vacation Club Advisory Committee and have had the opportunity to talk to Festiva Management. I have just two observations.

Nobody is holding a gun to your head to make the property convert to Festiva - it must be either a Board of Directors or membership decision. Sounds to me like a minority are trying to fight it. If it is the result of them 'populating' the BofD, that is a result of apathy on the part of owners not wanting to serve and allowing outsiders to 'sneak' in across time.

Once, and IF, they assume management control, you cannot use the word 'coerce' to address their encouragement to convert to Festiva's Adventure Club. What you need to learn is the word "NO!!!". They cannot MAKE you convert - they will try to sell you and sell you hard, They may mislead, quote irroneous information, and browbeat you, but they cannot MAKE you convert. I didn't convert and neither have about 5,300 other Equivest members. We have the right to say no.

Richard
​

I've been searching for the PDF of the Festiva AVC Order and have finally found someone kind enough to provide it. If the link works, you can read for yourselves what the AG was able to do for unhappy Festiva converts. I'm not happy with the settlement! Not a 100% refund, and the weeks are deeded back to Festiva!

 

[JackB62]

AG complaints and Civil Matter

OK Southcape owners, it's time to get to work!

I've been keeping in touch off line, but it's time to go public on a couple of issues.

1. The AG will do nothing unless more of us complain in writing. While many are "lurking" on the boards, few letters have been filed. This is the type of thing NEVS counts on...little action from you.

2. Civil action. It may be time for many of us to initiate a class action. A couple of lawyers I've spoken with are very interested. We have been wronged and the damage liability is going to be attractive to many attorneys.
However, we'll need some "upfront" money. Lawyers in this type of action do not work like accident and insurance attorneys where they get paid at the end.

Would you like to have your car stolen? Do you want to pay someone to take your car? These are the options we've been given.

Let's get rid of NEVS. They aren't managing the resort. They are stealing it from us.

Those who are in on the e-mail system please respond to Sou13. Those who haven't, get on board now. We are getting ready to organize a legal action.
Those who get involved early get compensated at a higher rate than the rest of the class. I don't care about the compensation myself...I just don't like having anything stolen from me.

 

[Sou13]

Festiva AVC Order

I've been searching for the PDF of the Festiva AVC Order and have finally found someone kind enough to provide it. If the link works, you can read for yourselves what the AG was able to do for unhappy Festiva converts. I'm not happy with the settlement! Not a 100% refund, and the weeks are deeded back to Festiva!

Just as I feared, that link cannot be accessed by anyone other than members of the Equivest-PeppertreeOwners Yahoo!group. I'll have to copy it an send it as an email attachment. Will get to that ASAP which is NOW!

 

[CIC3]

Owner Advisory Committee

I agree. We need to start taking action, especially writing to the Mass. Attorney General's office. I know the Annual Owners Meeting Report from Southcape mentions that an Owner Advisory Committee will be formed later this year, but I think we need to start pushing for that committee formation ASAP. The meeting report letter also mentions that "at the end of the Q&A period, some owners were nominated by other owners for positions on the Advisory Board. All names were noted." Does anyone have or know of the owners who were nominated? Does anyone know if we have to wait for elections or can these folks start holding informal meetings or make email contact with owners now?

 

[JackB62]

I posted this on the Sandcastle thread

I posted this to the Sandcastle thread and thought I'd do the same here:

Thanks for responding and wanting to complain to the AG.

We need more people to do so until we reach a critical mass.

The wording of your complaint isn't nearly as important as the number
of complainants.

Send to:

Martha Coakley
Attorney General
Commonwealth of Massachusetts
One Ashburton Place
Boston, MA 02108

 

[Sou13]

File a Consumer Complaint

At the risk of having a duplicate post deleted by a TUG moderator I am reposting this:

File a Consumer Complaint

Before Filing a Complaint

The Attorney General’s Public Inquiry & Assistance Center Hotline, (617) 727-8400, is staffed with trained professionals who will review your complaint and determine whether it is appropriate for a free, voluntary mediation service we provide, or whether to direct you to another government agency or other resource. If the complaint is one we believe we may be able to assist you with, the Hotline staff will contact you before they attempt to contact the business or other organization on your behalf to see if the matter can be resolved outside of court.

Please note that in order to expedite the processing and resolution of your complaint, we may refer it to a Local Consumer Program that serves your area. These programs are funded by and work in connection with our office, providing the same free, voluntary mediation services.

The AGO cannot provide legal advice to consumers. If you have questions concerning the specific application or interpretation of the law, we will suggest that you consult a private attorney. If you do not have an attorney we will provide information that may assist you in locating an attorney.

Before filing a complaint, please review the other consumer protection pages on this website for information that may help you to decide whether to file a complaint with the Attorney General’s Office or use other resources that may be more appropriate for your situation.

File a Consumer Complaint

To file a complaint, review the instructions below for filing by mail and filing electronically, and download and complete the Consumer Complaint Form:

Consumer Complaint Form (Fillable PDF)

Please note: if you need to attach additional documentation to your complaint, you must send these by regular mail rather than electronically. For security reasons, additional email attachments will not be opened.

File by Mail

To file your complaint via regular mail, you may complete the form and click the “Print Form” button on the bottom of the second page; or print out a blank copy by clicking the “Print Form” button on the bottom of the second page of the form and complete it by hand.

Send your paper complaint to:

PublicInquiry & Assistance Center
Attorney General’s Office
One Ashburton Place
Boston, MA 02108

File Electronically
You must have Adobe Reader Version 7 or higher installed on your computer to access the form. This program is available to download for free on the Adobe website.

If you use a Web-based email system, rather than an email software client (such as Microsoft Outlook, Outlook Express, or Mozilla Thunderbird), please see below for additional information about filing electronically. To file this form via email, please make note of the following instructions:

If you typically use your installed email software client to send messages, fill out the form online and click on “Submit by Email.” Your email software will automatically open, addressed to emailcomplaints@state.ma.us, with your complaint attached to the message as an .xml file. Send the email to complete the filing of your Consumer Complaint.
If you typically use a Web-based email tool (such as Gmail, Yahoo, or Hotmail), fill out the form online and click on “Submit by Email.” Your email software will automatically open, addressed to emailcomplaints@state.ma.us, with your complaint attached as an.xml file. Before you close out of the email software, you will need to save the .xml file attachment to a folder on your computer. Once the document has been properly saved, you may open your Web-based email account and re-attach the .xml file. Please send your email message with the attachment to emailcomplaints@state.ma.us.


The biggest problem for me is deciding how to get the AG's attention. I have personally experienced the deceptive sales practices used by Outfield Marketing but my biggest complaint is with New England Vacation Services and the illegally assessed special assessment as well as denial of owners' rights to a copy of the owners' list and denial of the right to elect owners to the Board of Trustees, to name the most obvious violations of owners' rights.

 

[Sou13]

Complaints to the Federal Trade Commission

There are two ways to complain to the Federal Trade Commission. Here's the link to the electronic complaint form:
https://www.ftccomplaintassistant.gov/

You can also complain by telephone:

http://www.ftc.gov/bcp/edu/pubs/consumer/general/gen06.pdf

Here's a helpful pdf. about timeshares:

http://www.ftc.gov/bcp/edu/pubs/consumer/homes/rea15.pdf

Since our complaints include companies operating out of many different states, the FTC needs to be aware of these complaints:

Outfield Marketing (TX) is contracted by Festiva Resorts (NC) to contact owners of deeded intervals using the devious excuse of "explaining the changes" at a resort. Since owners live all over the U.S. and beyond, these sales reps are not necessarily licensed to do business in these owners' states. They enter the premises of deeded owners and proceed to make a case for converting those deeds to membership in the Festiva Resorts Adventure Club (SC). Many of these owners are elderly and haven't been using their weeks but are still liable for maintenance fees. If the Outfield Marketing sales rep is successful, the deeded week owner will be signing a contract which turns the week over to InterCity Escrow Services (CA) without being notarized or even reviewed (no physical copy) by the owner.

Upon review of the pdf. file of the Missouri "Assurance of Voluntary Compliance" which I have emailed to everyone on my "Concerned Southcape Owners and Friends" elist, I have come to the conclusion that the Missouri complaints were against Festiva Resorts, not Festiva Resorts Adventure Club. The complaint was that Festiva used deceptive sales practices in selling timeshares. Our situation is different because now we are being told that we will be subject to ever-increasing special assessments if we do not choose to convert our deeds to "points" membership in the Festiva Resorts Adventure Club.

Outfield Marketing is not licensed to do business in Massachusetts where Southcape Resort and The Sandcastle Resort are located. Nor is it licensed to do business in my home state, but because I met with Greg Hughes in Southcape Unit 32 that doesn't apply to me.

There are more reasons to complain posted at Festiva takes over resort

We're experiencing an electrical storm here and I might lose this post if I don't submit it now. I will be unable to post over the weekend, so if I don't get to post anything more until Monday, please have a safe and sane 4th of July weekend!

 

[Sou13]

Nevmsllc

http://www.tugbbs.com/forums/showthread.php?t=82489&goto=newpost

Now Cliff "capeguitarguy" is trying to convince Sandcastle owners that he's on their side. Do you believe it?

 

[NEVMSLLC]

Hey Sou

All I did was offer to answer their questions, not try to convince anyone of anything. Go and read it for yourselves.