HGVC's Deed Back Process

[HuskerATL]

I suspect they take back as few as possible.

 

[Springmills]

I inquired about doing this for my timeshare at HGVC's Ocean 22 property in Myrtle Beach, SC, and they sent me a letter dated January 16, 2024 saying they would take back my property as long as the balance was paid off, and issue me a warranty deed. They stated the offer was good for 15 days from the date of the letter. Since we had just paid the annual maintenance fee and had a significant amount of points, I called and asked if the offer could be extended to some time toward the end of the year. The agent said they could not be sure they would make an offer then. In any event, I did not take the offer since I would like to get some advantage of what I've paid for 2024.

 

[HuskerATL]

I inquired about doing this for my timeshare at HGVC's Ocean 22 property in Myrtle Beach, SC, and they sent me a letter dated January 16, 2024 saying they would take back my property as long as the balance was paid off, and issue me a warranty deed. They stated the offer was good for 15 days from the date of the letter. Since we had just paid the annual maintenance fee and had a significant amount of points, I called and asked if the offer could be extended to some time toward the end of the year. The agent said they could not be sure they would make an offer then. In any event, I did not take the offer since I would like to get some advantage of what I've paid for 2024.

Strand tends to take all SC properties since they are the developers so then taking O22 doesn't surprise me

 

[dayooper]

I inquired about doing this for my timeshare at HGVC's Ocean 22 property in Myrtle Beach, SC, and they sent me a letter dated January 16, 2024 saying they would take back my property as long as the balance was paid off, and issue me a warranty deed. They stated the offer was good for 15 days from the date of the letter. Since we had just paid the annual maintenance fee and had a significant amount of points, I called and asked if the offer could be extended to some time toward the end of the year. The agent said they could not be sure they would make an offer then. In any event, I did not take the offer since I would like to get some advantage of what I've paid for 2024.

You would have no problem getting rid of that deed. Strand Capitol (who owns the ROFR on the SC deeds) is very aggressive on buying back those deeds. If it's a good enough deed to sell, put a low price on it and someone will take a chance on it. It will likely be bought back with ROFR. Either way you will get the sales price from it. If it's a lower deed, give it away here on Tug. Either someone will have a new deed or they will exercise ROFR on the deed. Use the points on your deed and then get rid of it.

 

[alwysonvac]

I inquired about doing this for my timeshare at HGVC's Ocean 22 property in Myrtle Beach, SC, and they sent me a letter dated January 16, 2024 saying they would take back my property as long as the balance was paid off, and issue me a warranty deed. They stated the offer was good for 15 days from the date of the letter. Since we had just paid the annual maintenance fee and had a significant amount of points, I called and asked if the offer could be extended to some time toward the end of the year. The agent said they could not be sure they would make an offer then. In any event, I did not take the offer since I would like to get some advantage of what I've paid for 2024.

Thanks for the update.

I agree with Dayooper. If you can sell it without any additional cost to you (buyer paying all closing cost and reimbursement of MF) that would be the preferred method .
Strand has been using their Right of First Refusal (ROFR) but you'll get the sale regardless of the outcome.

 

[HuskerATL]

its a lodge

Contact Andrew at Craig Lodges to see if they can sell it for you, https://www.craigendarroch.com/sales/

 

[JD727272]

Contact Andrew at Craig Lodges to see if they can sell it for you, https://www.craigendarroch.com/sales/

We have had it up for sale for yonks but nothing we r happy to just hand back. I have contacted Hilton at the address mentioned in this feed regarding deed hand back on 10/1 but no response as yet! I have emailed Andrew to see if he can help. Disappointed thus far to get no response.

 

[HuskerATL]

We have had it up for sale for yonks but nothing we r happy to just hand back. I have contacted Hilton at the address mentioned in this feed regarding deed hand back on 10/1 but no response as yet! I have emailed Andrew to see if he can help. Disappointed thus far to get no response.

Try again. He is responsive when buying from him but I have not tried to sell. However, many of the weeks that we have bought there came from other owners.

 

[JD727272]

Try again. He is responsive when buying from him but I have not tried to sell. However, many of the weeks that we have bought there came from other owners.

Thank you

 

[DogLover1234]

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. Property Maintenance and Expenses (Homeowner’s Association Assessments).
If all the terms and conditions of this Agreement are met, you will be released from all remaining property maintenance and expenses (“HOA Fees”) associated with your vacation ownership interest upon the successful conveyance of your vacation ownership interest back to us.
2. Satisfaction and Release of Liability (HOA Liens).
If all the terms and conditions of this Agreement are met and, upon conveyance of your vacation ownership interest to us by Warranty Deed (or the equivalent in the state where your vacation ownership interest is located), we will release any liens held by Hilton encumbering the vacation ownership interest. Upon recording the required lien release(s), as any Homeowner’s Association lien(s) for delinquent assessments (if applicable) will be satisfied, which will result in Hilton (and/or its affiliates) foregoing all rights to pursue a deficiency judgment.
3. Foreclosure Sale Suspension – only applicable to owners already in foreclosure.
We will suspend any foreclosure sale date until the conveyance of your Property has been completed, provided you return a validly executed and recordable deed and continue to abide by the terms and conditions of this Agreement. If any of the terms and conditions of this agreement are not met within 45 days as of the date of this agreement, we may initiate or continue the foreclosure process as permitted by the mortgage documents, recorded liens and/or governing association documents.
4. Termination of This Agreement.
We may terminate this Agreement at any time if:
a. Your financial situation improves significantly, you qualify for loan modification, you bring the account current or you pay off the obligations associated with the account (mortgage, association assessments, and/or other fees) in full.
b. You fail to act in good faith with the Agreement.
c. A significant change occurs to the property condition or value.
d. There is evidence of fraud or misrepresentation.
e. You file for bankruptcy and the Bankruptcy Court declines to approve the agreement.
f. Litigation is initiated or threatened that could affect title to the property or interfere with a valid conveyance.
5. Settlement of a Debt.
The proposed transaction represents our attempt to reach a settlement of your account, which may be associated with delinquent obligations (such as a delinquent mortgage or Homeowner’s Association assessments). You are choosing to enter into this Agreement even though there is no guarantee that the transaction will be successful. In the event this transaction is unsuccessful, we may exercise our remedies under the mortgage or governing association documents, including foreclosure. In consideration for Hilton’s willingness to accept the return of the Vacation Ownership Interest (VOI), you agree to release Hilton from and against any and all present or future claims and/or disputes that you may assert or may have asserted against Hilton of any nature whatsoever, known or unknown and immediately withdraw any such complaints made against the Indemnified Parties with any local, state, or federal agency, and cancel any credit card dispute or investigations it may have opened in connection with the Contract.
6. Credit Reporting Considerations
We cannot provide opinions or assumptions as to the impact to the borrower’s credit score, nor do we have control over, or responsibility for, the impact on the borrower’s credit score.
7. Membership Benefits.
Benefits associated with the above contract and HGVClub Membership shall automatically terminate once you no longer own a vacation ownership interest at an affiliated resort. Once HGVClub Membership is terminated, benefits and privileges of HGVClub Membership automatically and immediately cease. For instance, any unused Bonus Points or any Hilton Honors privileges granted solely in connection with HGVClub Membership shall automatically expire. Furthermore, reservations are subject to cancellation upon termination of the HGVClub Membership.
8. No Refund.
Owner understands and agrees that no refund of any amounts paid by the owner in connection with the VOI will be due or payable to Owner or any third party. Additionally, any chargeback attempts on credit card or debit card payment(s) previously made in connection with the VOI may be deemed as a failure to act in good faith by the owner and result in termination of this agreement.

We used the email that @funnywoman posted here and are being allowed to deed back our timeshare. We are extremely relieved. Having said that, we have somewhat of an unusual situation and they were very sympathetic to our ask. Now all we have to do is wait for paperwork and we are done. A big thank-you is due to this forum since otherwise we might still be stuck with a timeshare we can't use.

 

[Greeneyedscorpio]

We have had it up for sale for yonks but nothing we r happy to just hand back. I have contacted Hilton at the address mentioned in this feed regarding deed hand back on 10/1 but no response as yet! I have emailed Andrew to see if he can help. Disappointed thus far to get no response.

Call HGVC portfolio services at 833-214-1016 M-F 8am-4pm ET. Have your contract number ready and tell them you never heard from them. I had emailed them on 1/7/24, got a letter dated 1/18 saying they anticipated being able to respond to me within 30 business days. About that time, I called that number and found out that they HAD emailed me on 1/30/24, but I hadn't gotten it and it wasn't in my junk. They re-dated the offer (it's only good for 15 days) and re-sent.

 

[Greeneyedscorpio]

Another data point- HGVC has agreed to take our deed back. Here's pertinent info:

Tuscany Village Orlando, FL
Gold
3BR
9280 points yearly

 

[JD727272]

Call HGVC portfolio services at 833-214-1016 M-F 8am-4pm ET. Have your contract number ready and tell them you never heard from them. I had emailed them on 1/7/24, got a letter dated 1/18 saying they anticipated being able to respond to me within 30 business days. About that time, I called that number and found out that they HAD emailed me on 1/30/24, but I hadn't gotten it and it wasn't in my junk. They re-dated the offer (it's only good for 15 days) and re-sent.

Thank you it was 13th

Call HGVC portfolio services at 833-214-1016 M-F 8am-4pm ET. Have your contract number ready and tell them you never heard from them. I had emailed them on 1/7/24, got a letter dated 1/18 saying they anticipated being able to respond to me within 30 business days. About that time, I called that number and found out that they HAD emailed me on 1/30/24, but I hadn't gotten it and it wasn't in my junk. They re-dated the offer (it's only good for 15 days) and re-sent.

Thanks it was 13 January and not heard a thing. I will have to phone craigendarroch and get my contract number as I don’t have ie. I will call next week fingers crossed.

 

[JD727272]

Thank you it was 13th

Thanks it was 13 January and not heard a thing. I will have to phone craigendarroch and get my contract number as I don’t have ie. I will call next week fingers crossed.

Meant o ask did they email the letter and if so which email address was it from? I could then search my inbox and see if I’ve had anything.

 

[Greeneyedscorpio]

Meant o ask did they email the letter and if so which email address was it from? I could then search my inbox and see if I’ve had anything.

The first letter was mailed, stating they would review it in the next 30 days. The next one, telling me they'd take it back was an email.

 

[JD727272]

The first letter was mailed, stating they would review it in the next 30 days. The next one, telling me they'd take it back was an email.

Thanks im trying to call them today - line seems to be constantly busy.

 

[JD727272]

Taken longer than a week to get back to me.
I signed the Voluntary Surrender document in December, but have heard nothing back, tried chasing them regularly throughout January which have had some responses but none that the answer the question.

Any idea on best e-mail address to use to get.a response?
I filled their online contact form again yesterday.

Did you hear anything back - is your timeshare in Scotland? Wondering is anyone has has success in UK. Thanks

 

[dylan.smith19941994]

Sorry for being naive. We have an outstanding loan. Any shot of this working for us? We are just planning to not pay and have it foreclosed at the moment.

 

[TUGBrian]

no sadly, surrender programs like this will require your loan balance to be paid off.

 

[alwysonvac]

Sorry for being naive. We have an outstanding loan. Any shot of this working for us? We are just planning to not pay and have it foreclosed at the moment.

If it's a true financial hardship, it doesn't hurt to contact them. Please share the outcome.
They may send a hardship document (not a surrender document based on an earlier poster who didn't bother to share details).

​

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[Snezz1e]

Update on my deed back process so far.

My deeds were:

Contract	Property	Room Type	Season	Points
35-38123	Elara	Studio	Gold	2560
35-38131	Elara Even	1 Bedroom	Gold	5440
35-38132	Elara	Studio	Platinum	3520
35-38181	Elara	Studio	Platinum/New Year	3520
34-25214	Flamingo	1 Bedroom	Gold	5440
34-25215	Flamingo	1 Bedroom	Gold	5440
37-29681	Paradise	1 Bedroom	Gold	5440

Timeline:
12/4/24: Emailed pfoliosvc@hgvc.com
12/11/24: Received surrender agreement in first post to sign which I returned same day.
12/12/24: Received warranty deeds to notarize/sign.
12/15/24: Signed warranty deeds delivered.
1/8/24: One of Flamingo deed recorded.
2/5/24: Another Flamingo deed recorded.
2/20/24: Four Elara deeds recorded.
2/21/24: Paradise deed recorded.
2/23/24: One of Flamingo deed removed from account.

Initially I thought the two Flamingo deeds recorded were related to my trade in transaction until I looked up the parcel numbers. Can't see content of Las Vegas deeds without paying. What's weird is the value reported for each transaction. Have one Flamingo deed at $24k and another at a bit over $1k. All four Elara's are under $1k each.

All seven deeds still show up under my ownership with MFs still due. Wondering if they are waiting for all deeds to be recorded before doing anything or they are just slow about making the changes to my account.

It seems HGVC is really slow about recording deeds. Just for some perspective I signed a trade in deal to trade in 2 LV and 2 NYC deeds for a LV and Hawaii deed on 12/1/24. So far they have only recorded the 2 LV trades. Still waiting on 2 NYC trade and my new LV/Hawaii deeds to record. They did update my new ownership and removed trades on my account around mid December.

I'll probably follow up on Friday to ask them to remove the recorded deeds from my ownership list. The MF are overdue beyond the 45 day grace period. They said I don't have to pay them but I do wonder if that is properly communicated/reflected on my account. I'm using my points for a friend for a stay starting 3/2 and I heard being behind on MFs can cause reservations to be cancelled and don't want that to happen.

 

[JD727272]

Thought I'd post an update on my progress I phoned the telephone number mentioned by @Greeneyedscorpio the lady was very helpful, I explained i had a lodge week at Craigendarroch Scotland - she said I would need to speak to the club people. She put me through to them. They said that I cannot hand my deed back I have to sell it as Its like owning a house you cant just hand it back. Im not sure if i am being fobbed off. To be clear we own the week we have outright - its a gold week all we pay is the annual maintenance fees. Its has been up for sale for £600 for quite a few years. Andrew at Craigendarroch is reluctant for us to drop the price (would of thought it would be up to us really). TBH I'd let it go for nothing. Any advice much appreciated.

 

[HuskerATL]

Thought I'd post an update on my progress I phoned the telephone number mentioned by @Greeneyedscorpio the lady was very helpful, I explained i had a lodge week at Craigendarroch Scotland - she said I would need to speak to the club people. She put me through to them. They said that I cannot hand my deed back I have to sell it as Its like owning a house you cant just hand it back. Im not sure if i am being fobbed off. To be clear we own the week we have outright - its a gold week all we pay is the annual maintenance fees. Its has been up for sale for £600 for quite a few years. Andrew at Craigendarroch is reluctant for us to drop the price (would of thought it would be up to us really). TBH I'd let it go for nothing. Any advice much appreciated.

You could post it on the HGVC resale FB group. Also, in the purchase agreement, it states that if the MFs aren't paid within 6 months of the due date, they can take it and sell it. Something to think about.

 

[JD727272]

You could post it on the HGVC resale FB group. Also, in the purchase agreement, it states that if the MFs aren't paid within 6 months of the due date, they can take it and sell it. Something to think about.

Oh Thanks, thats interesting I was under the impression that if i didn't pay the maintenance fee they would have the debt collectors after me - where can i get a copy of the purchase agreement?

 

[HuskerATL]

Oh Thanks, thats interesting I was under the impression that if i didn't pay the maintenance fee they would have the debt collectors after me - where can i get a copy of the purchase agreement?

You should have a copy when you bought it. You would have signed it and then the sellers. It is on page 11 of my purchase agreements. I am not sure non-payment in Scotland would lead to debt collectors in the US but I have not tried that and I am not sure how it would impact other weeks that you own. I would think that it would just impact this holiday certificate.