Mayan Palace and Grand Mayan transfer info...

[rikkis_playpen Diamond Club Contributor Find all posts View Profile Close rikkis_playpen]

Wow! Was looking over the Transferring Ownership threads and realized that I hadn't added anything new in quite a while.. Sorry about that! Here's a program that can be VERY confusing.....


For Mayan Palace and Grand Mayan transfers:


Ownership is transferred via an Assignment of Contract form. Currently, the process takes approx 30-45 days from when the notarized docs are sent to the resort.

The required transfer fee depends on the contract's original purchase date:

Contracts purchased before July 2001 will pay 1 current Maintenance fee as assignment fee.

Contracts purchased between August 1, 2001- November 5, 2005 will pay 10% of the total original purchase price (including equity).

Contracts purchased after November 5, 2005 will pay 5 times the current Maintenance fee.

The Vacation Fair (bonus weeks) usage also causes quite a bit of confusion.. This benefit will transfer on some of the older contracts, but newer contracts no longer allow the bonus weeks to transfer to your buyer.

There are numerous contract variations for reservation purposes as well.. Most Mayan Palace owners and Grand Mayan owners can only book 6 months in advance. Bliss unit owners can book 8 months in advance. Profile A designation lets you book 12 months in advance and make special unit requests (higher floor, far/near elevator, close to swimming pool, etc.), so supposedly you will normally get one of the more desirable oceanview units. Profile A owners also get a free fruit tray at check-in! There may be other reservation designations- but I've only seen the two mentioned.

[dreamdancer224 Junior Member Find all posts View Profile Close dreamdancer224]

Maz Pack transfers?

Hi rikkis_playpen, thanks so much for the helpful info. I'm just beginning the process of figuring out how to sell my Mayan Palace timeshare and your post taught me a couple of things right off the bat.

I'm wondering if you know anything about whether an additional benefit called the Mazpack (I think that's the name) will transfer. I have one week per year in studio unit (any week except Christmas, New Year's or Easter), plus an optional 2 weeks per year in a 2 BR unit at Mazatlan. I only pay for the Mazatlan weeks if I use them of course. This can be a nice benefit for someone if they decide to take friends/family sometime, but I'm not sure whether it will be included in the transfer and therefore whether I can advertise it as a feature or not. Do you know anything about this?

Thanks again for your help!

[flexible Senior Member Find all posts View Profile Close flexible]

Wow! Was looking over the Transferring Ownership threads and realized that I hadn't added anything new in quite a while.. Sorry about that! Here's a program that can be VERY confusing.....


For Mayan Palace and Grand Mayan transfers:


Ownership is transferred via an Assignment of Contract form. Currently, the process takes approx 30-45 days from when the notarized docs are sent to the resort.

The required transfer fee depends on the contract's original purchase date:

Contracts purchased before July 2001 will pay 1 current Maintenance fee as assignment fee.

Contracts purchased between August 1, 2001- November 5, 2005 will pay 10% of the total original purchase price (including equity).

Contracts purchased after November 5, 2005 will pay 5 times the current Maintenance fee.

The Vacation Fair (bonus weeks) usage also causes quite a bit of confusion.. This benefit will transfer on some of the older contracts, but newer contracts no longer allow the bonus weeks to transfer to your buyer.

There are numerous contract variations for reservation purposes as well.. Most Mayan Palace owners and Grand Mayan owners can only book 6 months in advance. Bliss unit owners can book 8 months in advance. Profile A designation lets you book 12 months in advance and make special unit requests (higher floor, far/near elevator, close to swimming pool, etc.), so supposedly you will normally get one of the more desirable oceanview units. Profile A owners also get a free fruit tray at check-in! There may be other reservation designations- but I've only seen the two mentioned.

Thanks Rikki for the great information!

Sounds like we need to be careful if we upgrade to ensure we maintain our 'senior certificates.' We've never used any of our fair weeks but it would be good to know whether they will ever transfer if we sell our contracts.

There are probably quite a few others who purchased in 2006. I would appreciate any feedback about the upgrade options/contract changes.

We have two 2 bedroom "Profile A" Mayan Palace contracts with senior certificates (no maintenance fees since my husband is over 77 years old). Both contracts include equal numbers of fair weeks. Both contracts exclude Christmas/New Years/Holy Week/Easter.

First contract is for 2 weeks and was upgraded in December 2006.
Second contract is for 4 weeks and was purchased in January 2007.

Every five years a refurbishment fee equivalent to one maintenance fee per week is due. We want to figure out the options/contract changes to upgrade the 2 x 2 week contract before the refurbishment fee is due.

We only need 2 of the 6 weeks to be upgraded because the goal is to be able to use the 4 week contract for Weeks 47/48/49/50, then the 2 week contract for week 51/52 (requiring an upgrade)/followed by weeks 1/2/3/4/5/6 alternating every other year.

In 2007 after Mayan doubled their capacity of Mayan Palace buildings in Mayan Riviera we were able to reserve Christmas/New Years but I believe that was unusual. We used 6 weeks in Nueva Vallarta in 2008 and heard people mention they were told some of the MP buildings would be demolished to make more room for new Grand Bliss buildings. I saw new Grand Bliss buildings under construction but I do not know if they have reduced capacity for MP. We then used 6 weeks in early 2009 at MP Mazatlan and I believe there will be changes there too. If anyone has an update about the changes I'd appreciate it.

We are booked for 6 Nov -18 Dec 2010 for MP Riviera Maya. We don't need Christmas/New Years 2010 because we used RCI for a Tradewinds Cruise in Belize. It would be nice to know ahead of time if we will be better off paying the refurbishment fee and waiting to upgrade at the 10 year mark.

[rikkis_playpen Diamond Club Contributor Find all posts View Profile Close rikkis_playpen]

Mazpack?

I'm wondering if you know anything about whether an additional benefit called the Mazpack (I think that's the name) will transfer..... Do you know anything about this?

Thanks again for your help!

Thanks for sharing.....

However, that term is something new to me! Tony is a Mexico specialist, so perhaps he'll have heard of this before..

If not, try calling 1-800-292-9446 to ask if the benefit will transfer to a resale buyer. You can also email backoffice@grupovidanta.com

Please post what you discover.

Another bit of advice.. On your ad- try to keep it as simple as possible. Mention the perk (if it transfers) in the ad but don't explain it. You might find it's a good lead generation tool as people contact you to ask what it is..

Many of your buyer prospects won't be educated on your specific program so price is always the primary comparison point. You should be very careful not to overprice because of an additional benefit (unless you are advertising in a venue specific to your resort....and I'm not aware of any that exist for your program.)

Good luck!

[flexible Senior Member Find all posts View Profile Close flexible]

Thanks for sharing.....

However, that term is something new to me! Tony is a Mexico specialist, so perhaps he'll have heard of this before..

Please post what you discover.

I believe "Mazpack" is/was a perk sold with some MP contracts in Mazatlan that included X number of weeks at Mayan Sea Garden in Mazatlan. Not sure if/how much MF is required to redeem them. But I have heard of people with MP contracts including extra 25 or so optional Mayan Sea Garden weeks.

[rikkis_playpen Diamond Club Contributor Find all posts View Profile Close rikkis_playpen]

Update...

Grand Mayan intervals originally sold prior to November 5, 2005 allow the "Vacation Fair" weeks benefit to pass through to the second market purchaser. However, any
contracts sold prior to November 5, 2005 do not qualify for membership with the Registry Collection. They can be upgraded for a fee to the developer (several thousand dollars).

As always- resort policies can and do change without any notice so confirm all info with the resort directly if it is important to you.

[flexible Senior Member Find all posts View Profile Close flexible]

Refurbishment = X MF but varies by date of contract

Our first "Senior Certificate" contract for Mayan Palace was December 15, 2006.

I have been told that refurbishment clauses in contracts vary by date of contract.

Our contract is 1 x maintenance fee every five years.
Contracts after ours have 1.5 x maintenance fee every five years.
Later contracts have 2 x maintenance fee every five years.

I'd appreciate knowing if the increased "refurbishment costs" are only with "senior certificate" contracts or with all MP contracts.

[flexible Senior Member Find all posts View Profile Close flexible]

Are contracts for GL, GLV and GLSS all part of "Grand Luxe Residence Club?"

Contracts purchased before July 2001 will pay 1 current Maintenance fee as assignment fee.

Contracts purchased between August 1, 2001- November 5, 2005 will pay 10% of the total original purchase price (including equity).

Contracts purchased after November 5, 2005 will pay 5 times the current Maintenance fee.

Someone I met in the pool who just upgraded to GL said his contract has a clause that transferring ownership will be 10 x MF.

Would appreciate learning more about transferring ownership clauses in MP, GM, B, GB, GL, GLV, GLSS.

Also this person mentioned he purchased GLSS (Grand Luxe Signature Suites seem to be the predominant units in the new buildings in RM but that his contract uses the term "Grand Luxe Residence Club."

Are contracts for GL, GLV and GLSS all part of "Grand Luxe Residence Club?"

[JWC Super Moderator Find all posts View Profile Close JWC]

Their system certainly seems complicated and expensive. We have spent 10 weeks at the Grand Mayans in Riviera Maya and Nuevo Vallarta. We always booked 2 consecutive weeks at a time. It was all done on exchanges through SFX. We can make our request 18 months in advance. Exchanging into the Grand Mayans is very easy as exchanging into any Mexican timeshare is. We have stayed in Ocean View at NV during prime Easter weeks and also prime weeks at Riviera Maya.

I see no point in buying there unless they offer you some fantastic benefit that I haven't seen yet.

They are great resorts with fabulous service but I would never buy there or at any Mexican timeshare.

[stooksj Junior Member Find all posts View Profile Close stooksj]

Walking away

I have a unique thought, I feel as though I am going to be at the break-even point (I have rented enough times where my investment is equal to what the rooms would have cost) and I am ready to walk away from the place. I don't believe the contract is enforceable in the US, what do you think?

[bezerk Moderator Find all posts View Profile Close bezerk]

They do and will enforce the contract in US as far as I know. Would have effects on your credit report if they so wish.

Have a ??? when trading into Grand Mayan or Grand Bliss thru SFX...are there restrictions as they have with RCI, like one in four rule, cost for parking, safe, etc. ( That members get for free? )

[T. R. Oglodyte Moderator Find all posts View Profile Close T. R. Oglodyte]

Someone I met in the pool who just upgraded to GL said his contract has a clause that transferring ownership will be 10 x MF.

From what has been posted here in the past, that provision has been included in contracts for the last several years. An obvious effort to prevent there from being any resale market.

[JWC Super Moderator Find all posts View Profile Close JWC]

They do and will enforce the contract in US as far as I know. Would have effects on your credit report if they so wish.

Have a ??? when trading into Grand Mayan or Grand Bliss thru SFX...are there restrictions as they have with RCI, like one in four rule, cost for parking, safe, etc. ( That members get for free? )

No, there are no restrictions at all with SFX on how often you can visit any resort. We did exchanges with SFX every year for 5 years at the Grand Mayan, staying 2 consecutive weeks each visit. I don't know about parking as we never rent a car in Mexico. There was no charge for the safe. I suspect the parking is free for SFX exchangers as we have often gotten the same benefits as owners at many places on all our SFX exchanges.