HGVC foreclosure costs and time frame [Merge Thread]

[alwysonvac]

hello, So, having joint this forum , story is: they won't let me deed back I have contacted the right department. I have send back and e-mail arguing, but not expecting results.

Be patient!

You indicated on Friday (5/31) that you sent an email to the right department.
Several folks have reported success after finally reaching out to the right department. Read their stories and timeline in the deedback thread.

Some additional stories below

DEEDBACK TO HGVC - Free Gold HGVC - 5,440 Points - Las Palmeras, Orlando, FL

HGVC Timeshare available for free, buyer to pay closing, transfer, and other fees (LT Transfers preferred). Fully paid off, maintenance fees paid for 2023; 2024 due January 1st. All 2023 points still available. Seller willing to pay half of 2024 maintenance fees and to save 2023 points to 2024...

tugbbs.com

​

Hilton Elara 1 Br: 5440pts EOY

Hilton Elara 1 Br: 5440pts EOY 1 bedroom Gold season Total due for 2024 MF fees: $970 Points: 5440 EOY Even years. Renovated: This resort was completely renovated and redecorated 2 years ago. Title Transfer: www.lttransfers.com Buyer: Pays closing costs - but I am willing to pay if we...

tugbbs.com

​

Any recent information about deed back to HGVC? I'm looking for contact information for inside HGVC, not for outside timeshare resale brokers.

We own a deeded one-week timeshare at West 57th by Hilton in NYC. It is paid off and dues are current through the end of 2023. Due to my husband's age and poor health we can't use it any longer. I asked about deed back the last time we used it and was told that someone named "Seth" (no last...

tugbbs.com

Anybody can give some insight on interest fees, how long after missed HOA payment (or do they wait for maintenance payment missed?), I would appreciate!

Most folks that decide to take this path don't stick around!
Think about it... would you check this forum daily to answer questions about the foreclosure process once you're done?

Here's what has been collected

[ 2022 ] Timeshare Default Credit Report/Collection Tracking

Some of you know I have been tracking this. Out of four (4) more TS defaults reported on TUG Facebook, one (1) got his credit affected. I have tabbed the following stats(updated 5/2022): TS defaults w credit drops: 47 out of 107 TS defaults w collections: 12 out of 107 TS defaults w...

tugbbs.com

​

Links to Official State Timeshare Laws and Guides/Manuals

@TUGBrian @DeniseM @CalGalTraveler take a look. This weekend, I’m creating a spreadsheet with official links to states’ timeshare laws, as well as their statuses as to non-judicial, anti-deficiency foreclosures. In the meantime, I will just keep adding notes. * Legal Disclaimer: This list...

tugbbs.com

 

[tah]

Maybe it would helpful to the OP if someone in the community could post something that could be cut and pasted into an email. The OP keeps saying the deedback was denied because they have owned it for more than 10-days. This seems to me that the issue is getting the right dept at HGVC to understand the request rather than HGVC not being the developer/owner. I think it is possible the OP could be communicating with the wrong dept, is using the wrong terminology, or is struggling to be understood because english is not their native language. If I was confident I could use the correct terminology I would give it a shot...

to: pfoliosvc@hgvc.com
subject:
body: 1 or 2 sentences with the right terminology

 

[knits1]

Be patient!

You indicated on Friday (5/31) that you sent an email to the right department.
Several folks have reported success after finally reaching out to the right department. Read their stories and timeline in the deedback thread.

Some additional stories below

DEEDBACK TO HGVC - Free Gold HGVC - 5,440 Points - Las Palmeras, Orlando, FL

HGVC Timeshare available for free, buyer to pay closing, transfer, and other fees (LT Transfers preferred). Fully paid off, maintenance fees paid for 2023; 2024 due January 1st. All 2023 points still available. Seller willing to pay half of 2024 maintenance fees and to save 2023 points to 2024...

tugbbs.com

​

Hilton Elara 1 Br: 5440pts EOY

Hilton Elara 1 Br: 5440pts EOY 1 bedroom Gold season Total due for 2024 MF fees: $970 Points: 5440 EOY Even years. Renovated: This resort was completely renovated and redecorated 2 years ago. Title Transfer: www.lttransfers.com Buyer: Pays closing costs - but I am willing to pay if we...

tugbbs.com

​

Any recent information about deed back to HGVC? I'm looking for contact information for inside HGVC, not for outside timeshare resale brokers.

We own a deeded one-week timeshare at West 57th by Hilton in NYC. It is paid off and dues are current through the end of 2023. Due to my husband's age and poor health we can't use it any longer. I asked about deed back the last time we used it and was told that someone named "Seth" (no last...

tugbbs.com

Most folks that decide to take this path don't stick around!
Think about it... would you check this forum daily to answer questions about the foreclosure process once you're done?

Here's what has been collected

[ 2022 ] Timeshare Default Credit Report/Collection Tracking

Some of you know I have been tracking this. Out of four (4) more TS defaults reported on TUG Facebook, one (1) got his credit affected. I have tabbed the following stats(updated 5/2022): TS defaults w credit drops: 47 out of 107 TS defaults w collections: 12 out of 107 TS defaults w...

tugbbs.com

​

Links to Official State Timeshare Laws and Guides/Manuals

@TUGBrian @DeniseM @CalGalTraveler take a look. This weekend, I’m creating a spreadsheet with official links to states’ timeshare laws, as well as their statuses as to non-judicial, anti-deficiency foreclosures. In the meantime, I will just keep adding notes. * Legal Disclaimer: This list...

tugbbs.com

Thank you for all the links and information. Inread you loud and clear on patience but probably will need more tips and ammunition. I have contacted portfolio people their. The emailed letter saying I hear in 30 days. I got a call and was told I don't qualify because I own the property for more than 10 days, meaning11 years.
That is part of my frustration, other people where granted and they got a written response! No way they only owned it for 10 days. Didn't know about anderson being special since i bought thru hilton when i first joined. So going with that you never get the same answer at Hilton I send an email to that department, portofolio, copying info I found in here and stating I qualify and I like a response in writing. Also stating in a second email, maybe I didn't use correct terminology. Didn't care for not having a written response and found that odd too. But maybe they are still sending it and just haven't gotten it.
I googled law for resort in SC, and it looks like there they don't have to go to court to take it back. Clicking on the link on the tug website doesn't work and only generates an error and goes to an empty page. So probably the page has moved since it was linked. I try my best to muddle thru the legal language, although my English is great and i am a citizen, I do have limitations not being a native english speaker when reading documents like that. But from what I understood no court involved.
Hadn't come across the info on defaults, thanks for that info. I'm catching on to all the abbreviations everyone is using. Still going to search if I need to default how long they drag it along.
I understand people tend to not come back after they figured things out. I have not had a chance to check and see if there is info on the resort I did succesfully do a deed back, specially since they got bought and all that so I can provide insight for that time share and how to do a deed back. It was also a bit odd to me since it now goes thru orange lake. Although it looks like you all have it covered. I definitely would hang around and provide updates and info, I feel really jerked around by them which is a great motivator when I'm dealing with a company as huge as them, that just bought more resorts, increased their stock value and I'm such a small potato to them. Mine isn't even an every year. In general I'm a giver and help when I can.
I feel like all these timeshares are gobbling up small ones and hotel chains to where the only way you can afford to stay in a decent hotel is thru a time share. Also the reason I thought mine might be a benefit to someone to increase their points or get in and upgradeif they wish. Or use it like we did for the perks. Specially since it came from the legency system. I seen so many changes the past 40 years in timeshares, that I can't help but think that that is the "grand plan". Make people get into timeshares to afford decent hotels. Won't affect me since I will be past my experiation date...lol.

 

[alwysonvac]

Maybe it would helpful to the OP if someone in the community could post something that could be cut and pasted into an email. The OP keeps saying the deedback was denied because they have owned it for more than 10-days. This seems to me that the issue is getting the right dept at HGVC to understand the request rather than HGVC not being the developer/owner. I think it is possible the OP could be communicating with the wrong dept, is using the wrong terminology, or is struggling to be understood because english is not their native language. If I was confident I could use the correct terminology I would give it a shot...

to: pfoliosvc@hgvc.com
subject:
body: 1 or 2 sentences with the right terminology

Post #86 in the deedback thread (link)

 

[knits1]

Post #86 in the deedback thread (link)

I might send a 3rd email with info from other thread ....lol

 

[alwysonvac]

Thank you for all the links and information. Inread you loud and clear on patience but probably will need more tips and ammunition. I have contacted portfolio people their. The emailed letter saying I hear in 30 days. I got a call and was told I don't qualify because I own the property for more than 10 days, meaning11 years.

I'm referring to your most recent email that was sent on Friday (5/31). HGVC normally doesn't reply that quickly. You need to wait for that response.

 

[alwysonvac]

I googled law for resort in SC, and it looks like there they don't have to go to court to take it back. Clicking on the link on the tug website doesn't work and only generates an error and goes to an empty page. So probably the page has moved since it was linked. I try my best to muddle thru the legal language, although my English is great and i am a citizen, I do have limitations not being a native english speaker when reading documents like that. But from what I understood no court involved.

Here are the posts from that thread regarding South Carolina.

• The first quote has a summary which includes SC
• The second quote has links to the latest attachments

@TUGBrian @CalGalTraveler @Fredflintstone @pedro47 @COSkier1 @SNA27 @SteelerGal

This is the preliminary state TS Foreclosure/Deficiency/SOLs Laws Table, about 1/3 complete. Although 1/3 complete, I focused on noting states with any TS anti-deficiency treatment first. I note the following:
1) California, Florida, Maine, South Carolina, and Wisconsin provide anti-deficiency treatment for both defaulted MF and mortgages, although for the latter four states, one cannot object to a non-judicial foreclosure;
2) Colorado provides anti-deficiency treatment for defaulting MF (but not mortgage), and an objection may waive the anti-deficiency treatment;
3) Hawaii and Montana provide anti-deficiency treatment for defaulting mortgages (but not MF).
4) Illinois, Indiana, South Dakota, and Washington are permissive anti-deficiency states. IL, SD, and WA TS resorts may pursue: 1) non-judicial, anti-deficiency foreclosures, or 2) judicial, deficiency foreclosures. Maybe if in IL, SD, and WA, the TS owner only owes MF and with lawsuits being expensive, TS resorts might agree to non-judicial, anti-deficiency foreclosures. IN only has judicial foreclosures.

I'm hoping to try to finish this Table this next weekend.

@CalGalTraveler @Fredflintstone @pedro47 @TUGBrian @DeniseM @cyntravel @SteelerGal @RX8 @andre10056 @Bailey#1
Apologies that this update took so long. Work, fam, TS vacations, and being really sick for two weeks kept me busy. Attached is the most recent table. I am giddy this thread has 5k views and shows up on a google search.

Yellow highlights reflect filled-in MF and mortgage SOL from the last table. This version also adds legal authorities, MF and mortgage statutes of limitations, whether there are separate or nonjudicial TS foreclosures, operative language, links to laws, and notes for: CT, DE, DC, GA, Iowa, KY, LA, MD, MA, and NM. I have sixteen (16) states remaining (all deficiency states) taking four (4) more hours, which should finish in two (2) weeks to one (1) month. This table is about 85 percent complete. By the end, I will have spent twenty-seven (27) hours on this table/research, so please be patient about mistakes.

https://tugbbs.com/forums/attachments/prelim-ts-sol-deficiency-laws-table-2-pdf.20195/

https://tugbbs.com/forums/attachments/official-ts-laws-table-3-pdf.20196/

 

[Tamaradarann]

I copied the steps above and asked them again to deed back ,voluntary surrender or what ever its called to let me out of timeshare. We see what happens. I did list it under free resorts in case someone wants it. Not sure what else to do.....so odd.

I seems like you are on the right track now. The comment that you made about "their attorney" kind of threw people off. Was this just a person on the phone or who is this attorney?

 

[Tamaradarann]

Resale just sends you contract to have them list it on a broker site. One of the resale people gave me the attorney info that handles deed backs. They in turn send the info to the portfolio people who told me because I own it for more than 10 days, i don't qualify for deed back. So at this point I have send them their requirements for deed back and ask them why I don't qualify when it clearly shows I do and I want it in writing this time.

You must be dealing with the wrong department. There was no attorney that I needed to contact to do our Deedbacks. We sent them a request via e-mail, we got the forms and filled them out, had them notorized, sent them in and that was it. If they are sending you to an attorney then you are either in the wrong department or they have changed their procedure.

 

[JONC777]

Resale just sends you contract to have them list it on a broker site. One of the resale people gave me the attorney info that handles deed backs. They in turn send the info to the portfolio people who told me because I own it for more than 10 days, i don't qualify for deed back. So at this point I have send them their requirements for deed back and ask them why I don't qualify when it clearly shows I do and I want it in writing this time.

not true. once on a resale orlando contract they offered me $1449 to take back the deed. and another they did the feedback for zero cost.

 

[Tamaradarann]

not true. once on a resale orlando contract they offered me $1449 to take back the deed. and another they did the feedback for zero cost.

Interesting that they charge you $1449 to take back the resale Orlando contract. Was the one that they did the Deedback without charge a resale?

 

[JONC777]

Interesting that they charge you $1449 to take back the resale Orlando contract. Was the one that they did the Deedback without charge a resale?

they didn’t charge me. they paid me $1449

 

[Tamaradarann]

they didn’t charge me. they paid me $1449

That was great.

 

[Chris-ATX]

I appreciate the info. But unfortunately I don't know anyone that is willing to take the risk of "fake buying" the resort. I assume if they don't turn it down, the person than has to take it because of the sales contract. Is that a contract that is on the hilton website? Or one that I write up? How can a seller back out? Has anyone done it?

(emphasis added above).

I believe the point is - though you may have a contract, deals don't close all the time. Circumstances change (e.g,. the seller took too long to return paperwork was an example above). The "contracts" I've seen don't have a lot of language in them regarding buyers walking for convenience. So, unless you, as seller, want to try and enforce some contract terms (which may or may not be written down) on a friend who makes an offer... I'm not sure there will be an obligation to actually close.

Note: I am not a lawyer and I'm not giving legal advice.

 

[knits1]

not true. once on a resale orlando contract they offered me $1449 to take back the deed. and another they did the feedback for zero cost.

Not true...what makes you think inwould lie about this.....?

 

[knits1]

I'm referring to your most recent email that was sent on Friday (5/31). HGVC normally doesn't reply that quickly. You need to wait for that response.

Thought I give you an update. I got the standard "you here from us in 30 days" like I did last time via email. And someone from customer service resolution team called, but I didn't answer, just didn't have it in me to do another round tonight after working late hours. I had requested they answer in writing but all I ever get is that letter about 30 days. Pretty sure it's not the customer resolution team that handled deed back or surrender. I might wait until Monday to call them, not up for messing up another weekend....lol

 

[knits1]

They seem to be pushing owners to their resale department
One owner reported that they were told that they can pay $500 to list it on the resale market and it would take 18+ months to sell.
To me this is just a delay strategy to get owners to continue paying their fees.

Strand Capital Group developed the HGVC resorts in South Carolina.
Strand has been actively taking back their weeks via Right of First Refusal (ROFR). Just not sure if HGVC is working with Strand to take back weeks through their deedback process.

We received confirmation in this thread that HGVC was willing to take back a Strand week (see post #27 dated Feb 2, 2024 ).

Please report back.

just seen this question, no, there was no charge to list it thru them. I have to look at the paperwork, but listing is free, they charge a transfer fee if they sell it thru the broker site they list it on (you get a listing number) and not if they buy it. I believe the transfer fee was based on a percentage of what you list the property for.

 

[knits1]

I'm referring to your most recent email that was sent on Friday (5/31). HGVC normally doesn't reply that quickly. You need to wait for that response.

Another update, so I bit the bullet and called them cause not dealing with them on Monday, and got stuff going on for next 2 weeks or so, I need to get a recorder so I can record the conversations with them. Told my case was closed because I didn't do the resell. So I'm telling this person that even on their contract to resell it talks about them taking the resort. Told him that I had their attorney, told them the name, that files the deed backs - understanding was checking with them to make sure Ii was paid up. Also told him, that I was told, they wouldn't take back because of the 10 day back thing--that was the reason I was told a week ago, and I have found out since than, this is plain not true. At which point he told me that they make a different contract for every single person that buys from them....(seriously????). So, at this point, I'm pushing the issue of getting things in writing, because his notes should state this- refusal because past 10 days, and not what he is telling me. Asking why I have to put in writing, and I feel at this time, they can just make things up because they won't put things in writing and feel like this is what is happening. So than he says....OH you want to do a deed back.....ROFL......I literally had put in my e-mail I want to do a deed back, surrender, whatever term they want to do and I will even pay them. As well as when I talked to them before....its not like I haven't done a deed back with another resort and been thru the process! So frustrating! I seriously have lost all respect for Hilton at this point

 

[brp]

Another update, so I bit the bullet and called them cause not dealing with them on Monday, and got stuff going on for next 2 weeks or so, I need to get a recorder so I can record the conversations with them. Told my case was closed because I didn't do the resell. So I'm telling this person that even on their contract to resell it talks about them taking the resort. Told him that I had their attorney, told them the name, that files the deed backs - understanding was checking with them to make sure Ii was paid up. Also told him, that I was told, they wouldn't take back because of the 10 day back thing--that was the reason I was told a week ago, and I have found out since than, this is plain not true. At which point he told me that they make a different contract for every single person that buys from them....(seriously????). So, at this point, I'm pushing the issue of getting things in writing, because his notes should state this- refusal because past 10 days, and not what he is telling me. Asking why I have to put in writing, and I feel at this time, they can just make things up because they won't put things in writing and feel like this is what is happening. So than he says....OH you want to do a deed back.....ROFL......I literally had put in my e-mail I want to do a deed back, surrender, whatever term they want to do and I will even pay them. As well as when I talked to them before....its not like I haven't done a deed back with another resort and been thru the process! So frustrating! I seriously have lost all respect for Hilton at this point

Not sure if you've seen the deed back sticky, but it may be useful if not. It does seem that they do deed backs without the need to do a sale, specifically. At least in some cases. Good luck.

HGVC's Deed Back Process

As of 12/28/2023 The contact email for HGVC deed back is pfoliosvc@hgvc.com. No additional fees as of 12/28/2023 May take 90-120 days to process the deed back. HOA VOLUNTARY SURRENDER PROGRAM TERMS AND CONDITIONS Other terms and conditions to the Voluntary Surrender Agreement (“Agreement”): 1...

tugbbs.com

Cheers.

 

[knits1]

Not sure if you've seen the deed back sticky, but it may be useful if not. It does seem that they do deed backs without the need to do a sale, specifically. At least in some cases. Good luck.

HGVC's Deed Back Process

As of 12/28/2023 The contact email for HGVC deed back is pfoliosvc@hgvc.com. No additional fees as of 12/28/2023 May take 90-120 days to process the deed back. HOA VOLUNTARY SURRENDER PROGRAM TERMS AND CONDITIONS Other terms and conditions to the Voluntary Surrender Agreement (“Agreement”): 1...

tugbbs.com

Cheers.

Thanks, yes I have and even included in my email to them as the process that's been outlined to me , specially since that's basically what their attorney/ legal assistant told me the process was. Specifically put, deed back or voluntary surrender in that same email, yet the person I just talked to acted surprised that I was actually trying to a deed back

 

[alwysonvac]

Another update, so I bit the bullet and called them cause not dealing with them on Monday, and got stuff going on for next 2 weeks or so, I need to get a recorder so I can record the conversations with them. Told my case was closed because I didn't do the resell. So I'm telling this person that even on their contract to resell it talks about them taking the resort. Told him that I had their attorney, told them the name, that files the deed backs - understanding was checking with them to make sure Ii was paid up. Also told him, that I was told, they wouldn't take back because of the 10 day back thing--that was the reason I was told a week ago, and I have found out since than, this is plain not true. At which point he told me that they make a different contract for every single person that buys from them....(seriously????). So, at this point, I'm pushing the issue of getting things in writing, because his notes should state this- refusal because past 10 days, and not what he is telling me. Asking why I have to put in writing, and I feel at this time, they can just make things up because they won't put things in writing and feel like this is what is happening. So than he says....OH you want to do a deed back.....ROFL......I literally had put in my e-mail I want to do a deed back, surrender, whatever term they want to do and I will even pay them. As well as when I talked to them before....its not like I haven't done a deed back with another resort and been thru the process! So frustrating! I seriously have lost all respect for Hilton at this point

Does this mean they are moving forward with the deedback process?

 

[knits1]

Does this mean they are moving forward with the deedback process?

nope, supposedly I been talking to the wrong department again and I'm suppose to call the attorney, at which point I already told them that attorney wants e-mail....ROFL. can't make this up.....ROFL

recap-did portofolio e-mail, who told me case was closed because I wouldn't relist with them. Person called yesterday, called them, they are some other Hilton customer service , including collections, who told me they are the wrong department, and I need to contact attorney....so e-mailing them again....LOL

 

[alwysonvac]

nope, supposedly I been talking to the wrong department again and I'm suppose to call the attorney, at which point I already told them that attorney wants e-mail....ROFL. can't make this up.....ROFL

recap-did portofolio e-mail, who told me case was closed because I wouldn't relist with them. Person called yesterday, called them, they are some other Hilton customer service , including collections, who told me they are the wrong department, and I need to contact attorney....so e-mailing them again....LOL

ok, I suggest that you wait for the reply to your 5/31 email instead of continuing the constant roundaround

 

[knits1]

ok, I suggest that you wait for the reply to your 5/31 email instead of continuing the constant roundaround

View attachment 94269

there reply was that the case is closed because i won't let them re-list it. When I called them , that's what they said, at which point I told them I wanted deed back not relist....again....and he referred me to this department, who referred me to lawyer, whom I sent an e-mail too. They have always called me back within 2 weeks or less. They don't put anything in writing.

 

[alwysonvac]

there reply was that the case is closed because i won't let them re-list it. When I called them , that's what they said, at which point I told them I wanted deed back not relist....again....and he referred me to this department, who referred me to lawyer, whom I sent an e-mail too. They have always called me back within 2 weeks or less. They don't put anything in writing.

I know it's frustating but it sounds like you're talking to the wrong folks.

If you read through the Deedback thread (of course skipping all of the side conversations ), you will see that folks sent an email request and received written responses. I would stop calling and wait for a written email response.

If you need to, send the email again. The email request needs to be short and to the point (NO ranting, NO references to prior conversations, NO hardship claims, etc). The goal is to make it as easy as possible for this department to read the request and give their approval to proceed with the deedback process.

See example below