Grandview Las Vegas Misrepresentation?

[Violetflux]

I sent you a reply to your personal message box. Hope it's helpful!

[Pstreet1]

You are getting good information. Timeshares are easy to acquire. I just returned a 3 bedroom Powhatan to the resort and paid them to take it back. All my maintenance fees were paid through this year. To get them to take it back, I had to give up use of this years week and pay them a fee on top of that. Believe me, there are other owners like me who just want to get rid of them. In fact, I'll be giving away a South African week this next week.

Do not buy from the developer. You can do soooooo much better.

[Laurie]

I'm surprised that so many people continue to disbelieve the wisdom of the multitude of longtime tmeshare consumer experts on this website and on tugbbs.com re: rescinding and then doing more research.

Your rescission period is limited, but you can take as much time as you want to make a much more informed purchase.

When you buy resale, you'll probably save thousands of dollars. You can purchase at true value (what you can resell it for) rather than takin a huge loss if/when you decide to resell.

You have nothing to lose by rescinding, and everything to gain. So why agonize? Just do it. Instead of asking whether to do it, put your energy into how to do it. Take the time to do it correctly. And hurry!

[WopOnTour]

Well, I'm almost certain we're going to rescind, based on what I've read in these forums and other on-line resources. (I've got until 12 midnight tommorrow night) However as far as receiving ANYTHING that gives me complete instructions on howto do so - there is only 1 small blurb under the headin "Nevada Disclosure" located only on the purchase and sale agreement (we signed baicallywithout reading completely) that states " Th purchaser of a timshare may cancel, by written notice,<SNIP> The notice of cancellation my be delivered persoanlly to the developer or sent by certified mail or telegraph to the business address of the developer"

So would Violet's "sample letter" posted above still be suitable to perform this? Is there anything missing??

I plan to fax AND send the hard copy via couriour tommorrow. While I dont see any OTHER stipulations as previously mentioned, I WILL also sendback the RCI 2009 catalog as well as the property, and owners association booklets. Would I best send those items back to the property address? or the business address?
Thanks again to ALL for the valued help and guidance
WOT

[wackymother]

If it says that, you MUST send it by certified mail, return receipt requested. That's what it says in the contract, that's what you have to do. The return receipt is the KEY ELEMENT, because it will show that you mailed the letter within the recission period.

This is all you have to do for a rescind letter. You do not need to have it notarized. You do not need to give reasons.

--------------------------------------------

Date

Full address of company

Dear Sirs,

We wish to rescind our contract with your company. The contract is number [whatever]. Kindly refund the money we paid you, $X,XXX, to the address below. (Or "to our American Express card" or whatever way you paid.)

Thank you,

Your name and signature
Your wife's name if she signed, too, and her signature
Your address

--------------------------------------

If you need to return the sales materials, say that you will be sending them to the attention of so-and-so under separate cover. Then send those with a return receipt and insurance, too.

Don't give your phone number. Don't talk to them if they call you--they will try to talk you out of rescinding. But they HAVE to let you rescind, and they HAVE to return your money, because that's the law, period. Good luck!

[wackymother]

BTW, you can ALSO fax the letter or send it by Fedex (in addition to sending your certified letter with return receipt requested), but those methods will not "count" toward the recission, because you're not following the terms spelled out in the contract.

Generally the people here urge you not to hand-deliver a recission letter b/c it's all too easy to get talked into not rescinding once you get sucked back in. These salespeople are good--don't fall for their traps again!

[WopOnTour]

OK Thanks
I looked through my entire sales package an I did not receive any sort of formal rescind/revocation form. Does it really need to be notarized as the OP suggests?

There's notmuch opportunity to "hand deliver" the recind paperwork, as I'm now over 2000 miles away. I'm just glad we did our tour of the property at the END of our visit to Vegas, not at the beginning- else we would have probably not researched into it much and gone over the 5-day period. Beleive m they DID TRY to get us out the property the very first day we arrived, but we refused.

WOT

[wackymother]

Originally Posted by WopOnTour

OK Thanks
I looked through my entire sales package an I did not receive any sort of formal rescind/revocation form. Does it really need to be notarized as the OP suggests?

No, it doesn't, at least not in Virginia. If it makes you feel better, you can run out two letters, mail one certified mail return receipt requested via the US Postal Service, and then take the other and get it notarized and send it, too, also certified mail return receipt requested.

There's notmuch opportunity to "hand deliver" the recind paperwork, as I'm now over 2000 miles away. I'm just glad we did our tour of the property at the END of our visit to Vegas, not at the beginning- else we would have probably not researched into it much and gone over the 5-day period. Beleive m they DID TRY to get us out the property the very first day we arrived, but we refused.

WOT

Good for you! The salespeople count on that delay. And BTW--don't feel "bad" about rescinding, don't feel "bad" for your salesperson. This happens every day to every salesperson. If they call and try to guilt you out, don't fall for it!

[wackymother]

Why not start a new thread with into about where you live and how you like to vacation? Then we can start suggesting resorts for you to explore on the resale market. We all love to do that!

[dougp26364]

There are to many actual timeshare owners who know how the system really works. All of us are telling you to rescind the contract. You really should listen to the voice of experience.

Do a google search for Grandview Las Vegas and see what you turn up. $19,000 is FAR to much to pay for this resort. You could easily buy 19 units of equal quality for what you're paying for just this one 2 bedroom week that's a LONG ways from the Las Vegas strip. Also consider how easily you can exchange into this resort for week 8. According to the I.I. demand index, week 8 is not a particularly high demand week. It's one box over average demand. While your week might not exchange through Interval International, the demand for that week will be similar with RCI. It's not a hard week to get on exchange. I have a Branson, MO week that I paid $285 that I would bet could pull you $19,000 week at Grandview in exchange. I'll be the MF's on my week are less than that $19,000 Grandview week as well. The MFs on that particular week are $255/year.

Look at it this way. In a town well known for it's beaches, would you want to stay at a resort 5 miles from the beach or, would you rather stay at a resort that's ON the beach? Think of that in terms of exchange purposes when the time comes that you want to exchange this resort.


There are reasons for buying direct from the developer but, I don't think you'll hit on many with this purchase.

1. Very new resort in pre-construction phase and you absolutely must have a particular style unit and/or view. Grandview doesn't have particular views (certainly now strip views) and it's far from new. Resale units are easy to find for much less money.

2. There's an internal exchange system that's only accessable to those that buy from the developer. (Grandview does not have an internal exchange system with other resorts built by the same developer).

3. Perks only offered to those that buy from the developer. (Those bonus weeks are bogus. You'll figure that out after it's to late to rescind. Very few systems have benefits worth paying developer pricing).

As others have said you have all sorts of time to research and learn about timeshare but, you have very limited time to rescind. RESCIND NOW! Would you just buy any car off a lot without doing a little research on what you wanted? Why on Earth would you pay $19,000 for something you'll be stuck with for the rest of your life. Timesharing isn't for everyone but most don't find that out until it's to late. If you get into this without researching and discover the timesharing doesn't work for you, you're out $19,000. You'll never be able to sell this unit for what you've paid. At best you'll get $1,000 to $2,000 for that unit.

Timeshareforums and TUG are timeshare sites where timeshare owners come to talk about the timeshares we own. It's not a complaint forum filled with unhappy owners. Most of us on these forums have learned how to maximize out ownerships and travel almost exclusively with timeshare. We know of what we speak and we're telling you, you've made a huge mistake. Cancel this contract and then spend some time on this forum and maybe over at Timeshare Users Group learning about timeshare BEFORE you make that purchase. In the long run you'll be glad you did.