Sandcastle Provincetown vs Festiva
- Created on Sunday, 17 May 2009 18:23
- Published on Sunday, 17 May 2009 18:23
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Festiva resorts is now managing the Sandcastle Condominiums in PTown, Cape Cod. On my recent visit they invited me to the office review the recent owners meeting.
The agent told me that RCI was probably not going to continue with Sandcastle as a resort. That RCI was giving up weeks exchanges. That I could become a member of Festiva Points System by PAYING THEM to take over my deed - and sign a Quitclaim deed.
So they want my deeded week (for life) and I am to PAY THEM to take it??? In exchange I will get points to use Festiva or Interval Int. I checked Festiva on the web - numerous complaints, being sued or investigated in several states by the Attorneys General - lost their case in MO, etc.
They said this was NOT A SALE of any kind but an exchange of ownership - yet their documents state SELLER and BUYER on every line. They being the seller and I being the buyer, investigate before you sign.
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I was interested in buying weeks 31 and 33 in units 325 /326 but have no idea who owns them or how to find out, can you help me.
Thanks
David
You have a deeded week to Sandcastle. Probably long ago paid in full.
Now you can PAY them to TAKE your DEED and give you a Timeshare License instead. So far the payment have been about $3000 to $9000 range. Or they'll finance that for you.
Some examples of recent recorded transactions:
Intervals 26-35: Summer float - $5900 ND; Summer float - $3290 ND; Summer studio - $8900;
Intervals 21-25 and 36-41: Prime Float - Studio - $6295; Prime Float Studio - $6900; Prime Float Studio - $6900; Prime Float Suite - $3295*
Now until you sign here, on the dotted line, today and today only at this special offer price, YOU OWNED a deeded week FREE and CLEAR
ND = no designated on document;
*It is interesting to note that the Prime Suite cost less than the Prime Studio which doesn't make sense unless they are trying to get suite inventory.
By definition in the Mass General Laws - Chapter 183B Timeshare:
“Time-share license”, a right to the occupancy of a unit or any of several units during five or more separated time periods not coupled with a freehold estate or an estate for years."
Time-share estate. "Time-share estate" means any interest in a unit or any of several units under which the exclusive right of use, possession or occupancy of the unit circulates among the various time-share owners in the unit in accordance with a fixed time schedule on a periodically recurring basis for periods of or a specified portion thereof.
Freehold Estate: A freehold estate is an estate in which ownership is for an undefined length of time.
These are the categories:
Prime Float weeks = 21-25 and 36 -41
Summer Float weeks = Intervals 26 -35
Getaway Floating weeks = 9-20 and 42-48
And you can use your float week by making a Reservation, just follow these rules:
Reservations not more than 18 months or less than 7 days in advance of the requested period.
No accrual or carryover from the previous year.
No reservation can be made until all maintenance fees etc are paid up.
Bonus use: units not reserved 7 days in advance and deemed available, may be reserved 6 days (or less) in advance as a "Bonus" week by Getaway and Prime Float owners with a 'per diem' charge. I believe you can reserve these on a daily or weekly basis. No more than a total of seven bonus days may be reserved by any float week owner.
If you don't make a reservation, don't ASSUME you'll get your week. It's in the pool as far as I can tell. So call quick or you'll get week 9 and be at the beach in early February, if you can get there through the snow.
ANNUAL FEES are DIFFERENT:
These are the 2010 figures listed in the document. They don't appear to by unit size but by season. You'll notice that a summer studio is $550 while current studios are $354, and summer suites are $750 while current suites pay $512 in maintenance fees, and weeks owners pay their maintenance fees according to the square footage and common areas as described in the Master Deeds and Trusts.
Studios: Getaway week = $250
Studios: Prime Float = $350
Studio Summer Float = $550
not $354
Suite: Getaway Float = $350
Suite: Prime Float = $550 not $512
Suite: Summer = $750
not $512
You no longer own your week. You no longer have a deed. Your Timeshare License will expire in 2059. Your grandkids won't have to worry about inheriting it.
Or you/they can rebuy it at a new price , to be determined much later I'm sure.
Details can be found at the Barnstable Registry of Deeds. Search for this Document:
NEW ENGLAND VACATION SERVICES LLC (AS TR)
Declaration Of Trust
10-13-2010
BK-pg: 24904-224
Pages in document: 17
To see recent sales type in: SANDCASTLE INTERVAL OWNERSHIP TRUST
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Here is the link for the news report from last night (Mon., July 26, 2010).
http://wbztv.com/local/time.share.investigation.2.1826266.html
Copied from the above report:
"Festiva Resorts gave us a statement saying complaints at the Sandcastle are largely related to the actions of Cliff Hagberg and Outfield Marketing, not Festiva. The company did say, however, that it will return property deeds to any Sandcastle owners who feel they were pressured to join Festiva."
There is also an RSS feed that you would have to sign up for to view the video content.
At the end of the report there is a section for comments on this news report. You must register and provide an email address to use this function although your email won't be visible to the public and you can have a username, so that your name does not appear if you don't want it visible.
Owners at Sandcastle/Roya l Coachman should take this opportunity to express their opinions on this public format.[/i]
See the 'register here' link under Add Comment at the end of the report on the WBZ website and shown below.
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The opinions in this post, are mine and mine alone, and should not be distributed via mail, email, internet posting or in any other format without my written permission. >
Jon said the short segment about Sandcastle will be aired on the 11 o'clock news next Monday night. ( It will probably be repeated on the morning news Tuesday)
For those of you who are out of state, you will most likely be able to watch the segment by going to http://wbztv.com/local on Tuesday and locating the story in the local news section.
Usually at the end of each story section you may also post comments! So here is a chance for more owners to air their views in the media.
Also, they are evidently working on the Sandcastle website now. There are a few new pics of the decks/outside.
The 'Owners' page has a short blurb about the snackbar and activities as well as the work in progress. It states that this is a 'test' page.
http://sandcastlecapecod.com/
Chris
Reach other Sandcastle owners at scresponds
I will be reporting via the regular email list on my week of July 3-10 within the next few days.
Just finishing typing it up.
Chris
I'd appreciate some update as to the current state of repairs and use of the assessment funds. Could this be part of the referenced "newsletter"?
I look forward to receiving it.
Thanks for your continued efforts.
A.S.
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