Will Marriott ding your credit for failure to pay MF/Foreclosure?? Title issue discovered during "deed back" attempt.

[bobertcom]

We have 2 weeks with Marriott Desert Springs Villas. One is points and one is deeded. We purchased them 15+ years ago through a broker who is long out of business along with the title company. They do NOT have loans and are paid off. I lost my job due to medical retirement, can't afford $4500+ MF etc.

Unfortunately, the TS's gotta go. We tried to deed them back to Marriott a little while back, but they said one of them has a "title transfer issue" see below:

On Dec 1, 2023, at 4:32 AM, Proia, Mary <Mary.Proia1@mvwc.com> wrote:

Hello Mr.

When you present the deed, it allows us to add you to our system so you can use the week or weeks. In this case while you have provided a deed, it appears that whoever performed the transfer between you and the last owner did not complete the process to take the old owner off the ownership. You need to go back to the title company or attorney resolve the issue. Otherwise, we cannot move forward. If you do not have or cannot find that information, you will need to find a title company that can research and resolve the issue for you.

We use First American Title Company to close our transactions if you want to try to ask them for assistance. There is a cost to this and I’m not sure what that amount would be for this type of service.

Respectfully,
Mary

MVW
Mary Proia
Manager I, Exit Services
Owner Exit Services

9002 San Marco Ct, Orlando, FL 32819

mvwc.com

We paid the 2024 MF hoping things would get better...they did not.

I have not paid 2025 MF fees as I do not have the money. Will Marriott report to the credit agency and lower our credit? What does Marriott do if we continue to not pay the MF?

Thank you!!

Bob

 

[dioxide45]

At some point Marriott will foreclose. They will have to clean up the mess during the foreclosure action by foreclosing on you and the prior owner.

How exactly is it messed up? Is the deed wrong? Did they not record the deed? Did they not transfer it correctly with Marriott? Who was your closing agent? If you can't get the prior owner or closing agent to help, quiet title is the next option, but can be expensive. So your action of defaulting may suit you best.

 

[bobertcom]

I should have included the first email:

I asked why we show up on title in Riverside county and have been paying the taxes for years... after which she stopped responding. I dropped it then because I had other medical things going on...

Do you (or anyone) know if Marriott goes after your credit score on a MF only foreclosure?

On Nov 27, 2023, at 5:50 AM, Proia, Mary <Mary.Proia1@mvwc.com> wrote:

Good Morning Mr.

In the process of preparing documents for the closing of this deedback request, it was found through a title search that last owner is still showing as an owner on the title.

Do you obtain a quit claim deed from the last owner? This will need to be addressed before we can move forward with the deedback process.

Let me know if you have any questions.

Regards,
Mary

MVW
Mary Proia
Manager I, Exit Services
Owner Exit Services

9002 San Marco Ct, Orlando, FL 32819

 

[dioxide45]

Doubtful that it would impact your credit. I would think the foreclosure action would be against the prior owner since title is still in their name. Do you have a copy of the deed from when it was transferred to you? Perhaps it just wasn't recorded and getting it recorded now should clear things up?

 

[dioxide45]

perhaps @LeslieDet might be able to weigh in.

 

[bobertcom]

Of course with my terrible luck, and the passage of time, I cannot find the records on that one. I did research the broker (Ebay) they are long gone...

 

[bobertcom]

I guess it also is worth mentioning, that the other/second timeshare is supposed to be correctly titled. We were considered paying (with borrowed money) the MF on both so we could deed back the "clean titled" one, but I am afraid we would be just throwing good money after bad... and having to deal with this "bad titled" one next year or later.

 

[Dean]

In order to do a deed back I suspect the fees would have to be up to date. At this point and given your situation I suspect the best option is just to sit back and and let what is going to happen, happen. I would contact MVC and explain the situation and see if they have any other suggestions that do not include you paying for a new deed/recording or paying the fees but I suspect they will not be able to help until it comes down to foreclosure. Given what you've shared it's not likely to make a big difference even if it does have some impact on your credit. We're all wishing you the best. Maybe Leslie will have other suggestions.

 

[bobertcom]

Apparently the "Exit Services" department does not take phone calls anymore. They only communicate via email. So I'll pen an email of the situation.

15+ years of good times and paying our bills for 2 TS's, but they won't talk to us anymore even when we just want to give the TS's away...not cool in my humble opinion.

I would like to "Thread the needle" and deed back the "bad titled" one and keep the "good titled" one, which is hard to explain properly in email.

 

[Dean]

Apparently the "Exit Services" department does not take phone calls anymore. They only communicate via email. So I'll pen an email of the situation.

15+ years of good times and paying our bills for 2 TS's, but they won't talk to us anymore even when we just want to give the TS's away...not cool in my humble opinion.

I would like to "Thread the needle" and deed back the "bad titled" one and keep the "good titled" one, which is hard to explain properly in email.

Could you rent them and kick the can down the road a while and maybe get enough extra to cover a new deed? I'm still not clear on what happened and why the deed is not correct since they added it to your account at the time and thus they thought it was correct then. Other thoughts would include looking at the deed and trying to figure out what happened and contacting the previous owners if possible and trying to get a new deed done and repeat the transfer process. Also posting here the broker/title company info might help as they may actually be around but in a different form or under a different company name.

 

[bobertcom]

We have tried over the years to rent them...Desert Springs Villas during the summer, nobody has ever rented them.

Case in point about the "title issue" and only communicating via email with exit services. They just stopped responding when I asked more questions. I'm working with my 3rd exit services agent "via email" to see if I get anywhere.

I'll look up the broker information and post up here shortly

 

[Dean]

I'd talk to the Owner Modifications Department and see if you can find out what the issue is related to the deed.

 

[bobertcom]

I can try that! Does anyone have a phone number or email for them?

 

[Fasttr]

I can try that! Does anyone have a phone number or email for them?

Try either of these....or both

owner.modifications@vacationclub.com

customer.advocacy@mvwc.com

 

[dioxide45]

Apparently the "Exit Services" department does not take phone calls anymore. They only communicate via email. So I'll pen an email of the situation.

15+ years of good times and paying our bills for 2 TS's, but they won't talk to us anymore even when we just want to give the TS's away...not cool in my humble opinion.

I would like to "Thread the needle" and deed back the "bad titled" one and keep the "good titled" one, which is hard to explain properly in email.

The problem is, when you default on one they will probably lock you out of the reservation system for both. They may even lock you out of your Bonvoy account.

 

[oceanblue2]

Have you tried to contact Riverside County? It should be possible to trace the Grant Deed if you have an idea of when the transaction took place. It may be possible to do an online search. If they are billing you for taxes there must have been a recorded transaction somewhere.

This is a link to the Riverside County property search. You will need the APN number which is shown on your tax bill.

https://ca-riverside-acr.publicaccessnow.com/Search.aspx

 

[dioxide45]

I would like to "Thread the needle" and deed back the "bad titled" one and keep the "good titled" one, which is hard to explain properly in email.

I don't understand why you think Marriott would be willing to take the one with clouded title when they are the ones that told you about the title problem. Would you willingly take a deed with bad title? Unfortunately, while it was out of your control, is the mess that you are in. You can't pass it off on some unsuspecting buyer like you are trying to do in this thread.

If Riverside county has been billing you for taxes, they must have some record that you are the owner of record. How is that. Perhaps you need to contact the Riverside county recorder and see if there is a deed in your name that somehow the title search that Marriott did didn't turn up.

 

[bobertcom]

My apologies please take it easy

There was never any intent to pass it off on somebody. While I’m not real bright, I do know that I’ve posted things on a public forum here easily searchable, which took about 30 seconds for folks to have a cow. I do apologize that I was not clear on the listing.

If somebody wanted it for free, they can have it. and then I would pay to have the title fixed. Otherwise, we let it go to foreclosure.

I hope that makes sense.

 

[bobertcom]

I wouldn’t want to pay to have the title fixed just to have exit services for the third time. Tell me that they won’t work with me, and have it go to foreclosure anyway

 

[bobertcom]

I hope I have not upset folks that I still can't get advice... These kind of posts not only help me, but folks in the future.

The email from the bad titled unit was from 2011.

It was thru CJ Times Shares. Closing was thru Timeshare Closing Services Inc. CJ Timeshares seems to be unreachable...out of business? Timeshare Closing Services Inc appears to have become a LLC and does not return calls or emails.

 

[davidvel]

I don't understand why you think Marriott would be willing to take the one with clouded title when they are the ones that told you about the title problem. Would you willingly take a deed with bad title? Unfortunately, while it was out of your control, is the mess that you are in. You can't pass it off on some unsuspecting buyer like you are trying to do in this thread.

If Riverside county has been billing you for taxes, they must have some record that you are the owner of record. How is that. Perhaps you need to contact the Riverside county recorder and see if there is a deed in your name that somehow the title search that Marriott did didn't turn up.

I agree. My guess is some sort of defective deed issue vs. no deed at all. MVC must have seen a recorded deed of some type to transfer ownership on its books. There was another thread about a similar issue. MVC does not do a title search or even a rudimentary comparison of prior deed to current deed, IFIRC. If they deed is defective, they should demand that MVC remove them from the HOA's ownership rolls, as they are not entitled to be a member, and HOA cannot bill them. If they refuse, an attorney could easily sway them, as the HOA is 100% in the wrong if they do not own.

 

[davidvel]

I hope I have not upset folks that I still can't get advice... These kind of posts not only help me, but folks in the future.

The email from the bad titled unit was from 2011.

It was thru CJ Times Shares. Closing was thru Timeshare Closing Services Inc. CJ Timeshares seems to be unreachable...out of business? Timeshare Closing Services Inc appears to have become a LLC and does not return calls or emails.

Please use the search for your name/seller's names and variations thereof in RIV recorder at prior link. Tell us what you find. You can search by APN on your tax bill and get a copy of the deed. Thi si where you need to start.

 

[bobertcom]

I did do the APN search with riverside. It shows just the basics. I will have to call them tomorrow. Thanks again!

 

[davidvel]

I did do the APN search with riverside. It shows just the basics. I will have to call them tomorrow. Thanks again!

You need to get a copy of the deed to you from the seller, and the prior deed to the seller to find the discrepancy.

As I noted above, if MVC contends you do not own the property you should demand that you be removed from the HOA's owner rolls.

 

[5finny]

You need to get a copy of the deed to you from the seller, and the prior deed to the seller to find the discrepancy.

As I noted above, if MVC contends you do not own the property you should demand that you be removed from the HOA's owner rolls.

I fully agree with the above advice

I bought a resale Vistana
Deeds were/are fine (I have copies)
Vistana put them in their system but left the old owners name on the ownership
They cobbled together some sort of fix so I have use of the Star options ( It also shows I can convert to Abound??)
In short your problem could just be a Marriott internal screw up