Sticky - Hilton Vacation Club / DRI now accepting deedbacks - Give back your HGV/Diamond Resorts Timeshare

[dioxide45]

TPNOVO, dayooper, and geist1223 thank you for the suggestions of either selling or giving away our deeded weeks. We had considered it but decided we didn’t want to deal with this. The Hilton system is complicated as it relates to Diamond. A buyer would have to do their homework to understand the implications of buying these deeds, what they would be getting and what they wouldn’t be getting. We are looking for a easier solution.

But it is really up to the buyer to educate themselves. Also note, most resale buyers are already more educated than the regular timeshare buyer/owner. They know enough already to look at resale. If you are selling deeded weeks, then it is really simple as to what you disclose in the ad. Indicate that the buyer can use their deeded week at the home resort, exchange through Interval International or exchange through DEX. Indicate they can't join The Club and can't use the point system. Direct any people asking lots of detailed questions to the TUG forum here to ask their questions.

 

[TPNOVO]

TPNOVO, dayooper, and geist1223 thank you for the suggestions of either selling or giving away our deeded weeks. We had considered it but decided we didn’t want to deal with this. The Hilton system is complicated as it relates to Diamond. A buyer would have to do their homework to understand the implications of buying these deeds, what they would be getting and what they wouldn’t be getting. We are looking for an easier solution.

I’ll admit I spent a number of hours making a lot of phone calls and finding/researching all the legal documents etc, to gather all the info my (free/buyer) requested, before taking on my deeded ownership. But compared to the alternative of waiting and hoping I could deed it back, I’m quite relieved to have rehomed it here, within a few months time, and for under $600 out of pocket, before another year of MFs were due. Perhaps a current DRI/HGVC deeded owner who already knows how they work, would be interested in adding your deeded week(s) to their own, without needing a lot more research on what they’d be taking on. Can’t know unless you try

 

[GT75]

I’ll admit I spent a number of hours making a lot of phone calls and finding/researching all the legal documents etc, to gather all the info my (free/buyer) requested, before taking on my deeded ownership.

I certainly agree with @trnovo statement. They spent a lot of time figuring out the new resale users rights on their HVC/DRI deeded ownerships. In the end, that deeded ownership was transferred to the new owners. They also did an excellent job listing the ownership. The key was (IMO) it was deeded HVC/DRI ownership.

SOLD - Ridge on Sedona Golf Resort AZ (HVC, previously Diamond), Traditional/Deeded 2 BR lock-off, Floating Week 1-52, Odd Years

Ridge on Sedona Golf Resort AZ (Hilton Vacation Club, previously Diamond) https://www.hiltongrandvacations.com/en/resorts-and-destinations/arizona/ridge-on-sedona-a-hilton-vacation-club Traditional/Deeded 2 BR/2 BA lock-off (800 SF 1 BR + 470 SF Studio = 1270 SF total space) **Can split to 1...

tugbbs.com

 

[TPNOVO]

I certainly agree with @trnovo statement. They spent a lot of time figuring out the new resale users rights on their HVC/DRI deeded ownerships. In the end, that deeded ownership was transferred to the new owners. They also did an excellent job listing the ownership. The key was (IMO) it was deeded HVC/DRI ownership.

SOLD - Ridge on Sedona Golf Resort AZ (HVC, previously Diamond), Traditional/Deeded 2 BR lock-off, Floating Week 1-52, Odd Years

Ridge on Sedona Golf Resort AZ (Hilton Vacation Club, previously Diamond) https://www.hiltongrandvacations.com/en/resorts-and-destinations/arizona/ridge-on-sedona-a-hilton-vacation-club Traditional/Deeded 2 BR/2 BA lock-off (800 SF 1 BR + 470 SF Studio = 1270 SF total space) **Can split to 1...

tugbbs.com

Thank you @GT75 - I got lots of wonderful advice and help here, so happy I found this community when I did <3

 

[geist1223]

They would be getting the Original Deeded Weeks - fixed or floating, Room View, etc. You should exchange information with artringwald. He probably does not need or want additional Weeks but he is an excellent source of info concerning Point at Poipu.

 

[artringwald]

They would be getting the Original Deeded Weeks - fixed or floating, Room View, etc. You should exchange information with artringwald. He probably does not need or want additional Weeks but he is an excellent source of info concerning Point at Poipu.

Most of what I know I've learned from other TUG members. When we first bought in 2004 (from the developer), it was a deeded week but came with Club membership. P@P first started selling fixed week/fixed units. Then they sold floating week, floating view. Next they sold floating week, fixed view category. Followed by selling deeds with Club membership. Finally, the sold only Club points. Club membership allows you to use your points in any of the DRI collections, also called trusts. If you own a deed or points, you can quit the Club. Without Club membership, deeded owners can only book their home property or deposit it in one of the exchange systems such as Destination Xchange, RCI, or Interval International. Points owners without Club membership can only book within their home collection. If you sell your ownership, deeds or points, the Club membership is not transferable. If you give your ownership to a friend or relative, Club membership is transferable. All of what I've said should be true for any of the properties formerly owned by Sunterra/Diamond.

 

[HappyRon]

We applied for transitions months ago. So are we going to have to pay our maintenance fee for next year AND pay 1 1/2 years maintenance fee.

Is there at least a way to USE next year's usage before we transition out? Earlier posters said you have to cancel or use all trips before applying.

 

[HappyRon]

We're thinking of getting the time and immediately moving it to RCI/interval (whichever Hilton is connected to) so we won't be disqualified

 

[kc01075]

Many states, where the property is located have a Quitt Claim Deed back process where the owner can deed your timeshare to whomever you want. You can use this process to deed it back to the timeshare company. The cost to do this may vary slightly by state but it's usually less than $100. The second approach is to hire a family attorney to write a letter to the timeshare company indicating youre deeding the property back to the company. Diamond wanted to charge a friend $10,000 to deed back his properties. An attorney friend handled the transaction for $500. Don't get ripped off.

 

[lazyj2478]

Has anyone else received any recent updates on this? @NachoDaddy just shared a rather unfortunate update on a different thread. Curious if rumors are just leaking, or they’re officially changing the program to try and suck more money out of all of us still waiting to give back our crappy contracts

When Diamond was sold several years back, Arizona Atty. Gen. filed a lawsuit and we were able to join the group who he said were mislead by Diamond. We were able to cancel our Timeshare with them. I am not sure if the new Atty General would consider doing this again? We are lucky that in AZ the timeshare groups have a bad reputation. We now just check for anyone that has posted a listing to sell the time and location of our choice. It is a lot less of a headache. Plus we now RV more and like it much better.

 

[GraceMom]

Many states, where the property is located have a Quitt Claim Deed back process where the owner can deed your timeshare to whomever you want. You can use this process to deed it back to the timeshare company. The cost to do this may vary slightly by state but it's usually less than $100. The second approach is to hire a family attorney to write a letter to the timeshare company indicating youre deeding the property back to the company. Diamond wanted to charge a friend $10,000 to deed back his properties. An attorney friend handled the transaction for $500. Don't get ripped off.

Hi - new here and trying to read all these messages to learn what to do to get rid of our Orlando timeshare that we've owned since 1990! Does the timeshare company have to take back the property if you file this Quitt Claim Deed? Wish I would have known about this decades ago!

 

[T_R_Oglodyte]

Many states, where the property is located have a Quitt Claim Deed back process where the owner can deed your timeshare to whomever you want. You can use this process to deed it back to the timeshare company. The cost to do this may vary slightly by state but it's usually less than $100.

It might not be quite that simple. For example, below is the section of the Washington statutes regarding Quit Claim Deeds. Note the part highlighted in red. "Consideration" means something of value given to the grantor by the grantee. The way I read it, to comply with this form you can't just file a quit claim and walk away from the property. You have to convey it to someone or some entity AND that person or entity needs to give you something of value (consideration) in exchange.

BTW - "Consideration" doesn't have to be money. It can be for services or anything else the parties deem of value.

This is what I see for Washington. Requirements are likely different in other states.

RCW 64.04.050​

Quitclaim deed—Form and effect.​

Quitclaim deeds may be in substance in the following form:
The grantor (here insert the name or names and place of residence), for and in consideration of (here insert consideration) conveys and quitclaims to (here insert grantee's name or names) all interest in the following described real estate (here insert description), situated in the county of . . . . . ., state of Washington. Dated this . . . . day of . . . . . ., (year) . . . .
Every deed in substance in the above form, when otherwise duly executed, shall be deemed and held a good and sufficient conveyance, release and quitclaim to the grantee, his or her heirs and assigns in fee of all the then existing legal and equitable rights of the grantor in the premises therein described, but shall not extend to the after acquired title unless words are added expressing such intention.

 

[TUGBrian]

Hi - new here and trying to read all these messages to learn what to do to get rid of our Orlando timeshare that we've owned since 1990! Does the timeshare company have to take back the property if you file this Quitt Claim Deed? Wish I would have known about this decades ago!

yes, the timeshare would have to accept it. its not just a one way transaction.

 

[HappyRon]

Thought I posted this but it didn't appear.
We called up to check on the status of our transition request and were told that they still didn't know when the program would start back up.
We told them we were originally quoted in April that it would be only $1000 and the person called us back and said yes they would honor that $1000. We further asked them if we would be responsible for the 2025 Maintenance fee as we were originally told we would not be. She said she would connect us to the application department and they said we had been told that in April when we inquired about the program but they had no record of us being told that in July when we actually applied. He said he would contact his supervisor and get back to us next week.

I was surprised as I thought it would just be "terms have changed".
It seems they keep records of conversations, they aren't complete but they acted like they were dedicated to keeping their word as to what was in their records as to what we were told.

Will they? We shall see