INTERNATIONAL HOUSE REALTY LLC Reports & Reviews (3)
INTERNATIONAL HOUSE REALTY LLC Contacts
If you know any contact information for INTERNATIONAL HOUSE REALTY LLC, help other victims by adding it!
Add new contacts
SCAMPULSE
|
SCAMPULSE
If you know any contact information for INTERNATIONAL HOUSE REALTY LLC, help other victims by adding it!
Scammer's address 201 North Illinois Street 16 Floor South Tower Indianapolis IN 46204, Indianapolis, IN 46204, USA
Scammer's email [email protected]
Country United States
Victim Location AZ 85083, USA
Total money lost $30,190
Type of a scam Travel/Vacations
Submitted by Mr. and Mrs. Gaylord (our full names were deleted from this document)
March 3, 2020 – June 30, 2020
On March 1, 2020 I was contacted by phone by Brian Whittaker a sales representative for a company called International House Realty LLC located at 201 North Illinois Street, 16th Floor, Indianapolis, Indiana 46204. Mr. Whittaker asked me if I was interested in selling my Club Regina Timeshare to a Mexican Client, who for business and tax write-off purposes want to but this specific property. I told him I might be interested and for him to send me a written offer.
One March 2 I received an email from International House Realty (IHR) for my 10,000 annual points at our Club Reginal Resorts in the amount of $42,600. This was a little over what I paid for this timeshare and wanted to go to the next step.
On March 4, 2020 Donald Ballard a Sr. Broker with IHR called me and told me that they have done a number of these sales and that the process would be done by phone and email and that it would take approximately 1 to 2 weeks to complete. I would need to only pay to obtain a Federal Temporary Tax ID Registration in Mexico and establish a non-refundable bank account in Mexico which IHR would guarantee all funds be paid out to us at closing. Donald Ballard sent us via email the contract, and the bank account opening forms for Citibanamex Financial Group. On March 7, 2020 we held a contract review meeting by phone with Walt Walker, Legal and Contracts. After this call we signed the contract for a sales price of $45,700.00 USD between Javier Moreno Castillo (Buyer) and IHR (Company) and us (Seller). We then paid $3,260.00 USD by wire to:
Ben. Bank: Banco Santander Mexico S.A.
Ben. Bank Branch: 1046 SUC PYME Cancun
Ben. Bank Address: Plaza Atrium Av. Nichupte MZA 2 Lot 20 #20 Cancun Q. Roo CP 77500
Ben. Bank Swift: BMSXMXMMXXX
Final Beneficiary: Urbanita Inmobiliaria SA DE CV
Address: Ave. Nader MZA 1 Lote 27 Smza 2 Cancun Q.Roo C.P. 77500
Final Pmt Clave #/Clabe#: 014691655072637620
Final Account #: 65-50726376-2
IHR sent me a copy of the paid receipt and a written Reimbursement Guarantee letter for $46,675.00 USD dated March 9, 2020. On March 9, 2020 we called the reference given to us by Donald Ballard. David Cohn (267-341-1173) said there were some red flags but IHR came through and he received what they promised.
I also looked up and reviewed the State of Indiana’s Secretary of State filings of IHR and all looked current. I looked up the Indiana realtor license information on both Donald Ballard #RB14019416 and Greg Howard #RB14017259 and both were in good standing.
On March 13, 2020 we received the receipt for the Mexican Tax ID from Donald Ballard.
On March 17, 2020 I emailed Donald Ballard asking for a status of the sale.
On March 23, 2020 Donald Ballard called to tell me the Mexican Service Tax Administration (SAT) required us to pay a 15% Capital Gains Tax of $6,855.00 USD before they would release the funds. I objected and told IHR to pay it or get the Buyer to pay it. IHR said it would be illegal for anyone besides the Seller to pay this. IHR contacted the Buyer and the Buyer agreed to pay 40% the maximum they could by law. I was told that all these taxes would be returned to us at closing which is why I needed the Mexican Temporary Tax ID to be treated as a business not an individual. We also needed to have all payment go to a IHR Mexican accountant to pay the SAT directly. We were told the SAT would not accept any foreign payment sources. We wired our portion $5,855.00 to the using the same wire instructions mentioned above on March 24, 2020. We received the paid receipt from the SAT through IHR via Email on March 30, 2020.
On March 24, 2020 we received and updated Reimbursement Guarantee for IHR for $52,530.00 USD.
On March 30, 2020 we were informed that the SAT required a 9% State Tax for $4,113.00 to be paid. I again took greater offense to this and told IHR that this must be a SCAM. I told them I should not be paying any more for this transaction and wanted to back out. IHR was very persuasive and told me that they would get a guarantee from the owner of IHR that this would be the final payment. I did receive this letter but replied back to Donald Ballard that I would not accept it. I remined him that the contract said I would not need to pay for anything beyond what was stated in the contract and that I now am requiring a $9,215.00 USD down payment to go forward, a confirmation of the escrowed balance by a legitimate title company otherwise I will considered IHR in Breach of the Contract.
On April 1, 2020 we received an email from IHR with a letter attached from Citibanamex:
Banco Nacional de México,
S.A.Presente:
Name of beneficiaries: (Names withheld)
Card Number: 1526842170795310
Folio Number: 125690
Expedition Date: April 1, 2020
To Correspond:
Through your request with respect to the #1526842170795310 account. The account has a current balance of $62,600.00 U.S.D. Once we receive the Tax Administration Service documentation, the account will be settled to the aforementioned beneficiaries, (Names withheld).
We are pleased to be able to assist you with this application.
Advisory Executive.
Daniel Orozco Ramirez
Tel: 561-426-8986
We wired this 9% State Tax of $4,113.00 using the same wire instructions mentioned above on April 2, 2020. We did not receive a paid receipt through IHR.
On April 8, 2020 IHR forwarded a letter from the SAT office below and another invoice for Title Transfer and Erasure of Records fee of $5,100.00 USD:
April 8, 2020
To Whom It May Concern:
With reference to the bills, citing the Taxes/fees required by the transaction registered under folio 445218765, please keep in mind that these invoices must be paid in full to the liens precautionary can be deleted in its entirety.
While foreigners have been able to enjoy a good profit in the past, we have refused the payment of Taxes/fees in various forms to our government, and certain taxes/fees are paid by Law by the seller (physical person Mexican) or commercial entities of Mexico. This new policy requires foreign nationals to pay the taxes/fees on sales of timeshares or memberships holiday, by giving the first step of several to be implemented gradually, in order to lead to the foreigners to pay the same taxes/fees that the taxpayers of Mexico.
I regret to have to inform you that our government remains firm in these new policies, therefore not exceptions will be made. These Taxes/fees are refundable at the end with a retention of 15% to individuals. Registered Companies get your refund in its entirety. This way our offices are guaranteed that once satisfied the fee for the Transfer of Title and Eliminator Records there will be no other tax/fee that cater in the transaction registered under folio #445218765 and that all funds will be released.
Lic Jaime Garcia Hernandez
The Central Manager Regulatory Tax
At this point I decided to cancel the sale and informed IHR of that decision. IHR required that I speak to their Contract Administration Legal department to cancel. On April 9, 2020 I spoke with a Mr. Walker who was fine with us cancelling the contract BUT they would not help us at all with anything dealing with this transaction and that we would be on our own to find representation, accounting, finance and tax assistance from a Mexican source. In other words, we would be left stranded without direction. He then told me this would be the final payment and that IHR would guarantee that.
On April 9, 2020 we wired the $5,100.00 to the same bank account all other wires were sent to. IHR sent an updated Reimbursement Guarantee letter for $61,943.00 which included $300.00 extra for the wire fees I had already paid.
On April 13, 2020 I sent the following email to Gregory Howard, Donald Ballard and my new contact going forward - [email protected]:
Hello all,
Everything you asked of me I have delivered to satisfy the extreme measures from Mexico to get a clear and free certificate so you can close on the timeshare sale. It is now the end of day Monday and I have not heard from any of you on the closing. Per previous communications, I was expecting closing last Friday or today at the latest. Please follow up with this and get back to me on the timing of the close. I have attached the wire information for the transfer.
Please give me a call to confirm the receipt of this request.
Thanks,
On April 17, 2020 Melony call me to say they were waiting on the SAT and she would let me know.
On April 20, 2020 IHR forwarded to us a letter from the bank informing us we were chosen for an audit and that we had an option to pay a fee to expedite or wait 180 days to them to complete. I contacted Melony at IHR and ask that the Mexican Accountant they were using contact the bank and arrange for the $2,500.00 fee to be taken out of the account. Below is the letter we received:
Banco Nacional de México,
S.A.Presente:
Name of Beneficiaries: (Names withheld)
Card Number: 1526842170795310
Folio Number: 445218765
Date of Issue: April 20, 2020
Mr. and Mrs. (Names withheld) :
I would like to inform you that the liquidation of your Club Regina Resort was ready to be sent via International Bank Transfer. This transfer was selected at random for a bank audit. Our internal audit team will conduct an audit of the Quality Management: International Bank Transfer system. The purpose of this audit is to review and review the legitimacy of the transfer and ensure that all required compliance has been met. There should be no restrictions or limitations on the scope of this audit and, under any circumstances, internal audit personnel shall have unlimited access to all records and personnel involved. The audit is scheduled to take approximately 180 days to complete and, if any documentation is required, we will notify you at that time. We will inform you of the resolution as soon as we complete the audit. In order for us to work as efficiently as possible, it is understood that your cooperation is highly appreciated. This process can take up to 180 days. International House Realty's accounting department has provided the bank with all required documentation regarding this transfer. Please indicate how you want to proceed. The available options are as follows:
1.Pay a fee for early release, this speeds up the audit process and allows the release of your transfer within 7 business days of cancellation of this payment. The amount to accelerate is $2,500.00 U.S. dollars.
2.Allow the process to meet the estimated completion in no more than 180 days.
Thank you for your attention to this matter and we look forward to closing it as soon as possible.
Advisory Executive.
Joshua Gonzales Pérez
Tel: 011-52-1-561-426-8986
Melony called me back on April 21, 2020 and said the bank would only take a Mexican payment and that I needed to pay this by wire.
On April 21, 2020 we wired $2,500.00 to the same bank account all other wires were going to. IHR sent us another updated Reimbursement Guarantee letter now in the amount of $64.443.00.
On April 27, 2020 we received a receipt from the bank for the $2,500.00 payment:
(Receipt available upon request only)
On April 27, 2020 we received by email the IHR Method of Payment Form to fill out for the ultimate final payout to us of our guaranteed payment. Form below:
We sent IHR our bank wire instructions the same day.
On April 29, 2020 we received an invoice via email through IHR from the SAT for %5,027.00 for a 11% Non Patriot Tax. I told them enough is enough and that someone else should pay this as they gave me their word that no more payments would be required to close this transaction. IHR said they would talk to the buyer and see if they would pay the maximum of 49%.
On April 30, 2020 IHR forwarded to us a letter from the SAT below:
SAT
April 30, 2020
Mr. & Mrs. (Names withheld) :
With reference to the invoice citing the Non-Patriot Tax required by the transaction registered under folio
445218765, please note that this invoice must be paid in full for precautionary attachments
can be removed entirely.
While foreigners who have been able to enjoy a good benefit in the past, have been denied payment of
Taxes / Fees in various forms to our government, and certain Taxes / Fees are paid by Law through the
seller (Mexican natural person) or Mexican commercial entities.
I regret to have to inform you that our government stands firm on this policy, therefore no exceptions will be made.
This Tax is refundable at the end with a withholding of 15% to individuals. Registered Companies they get their refund in full.
Our office guarantees that once the collection for the Non-Patriot Tax is satisfied there will be no other Tax / Fee
To be satisfied in the transaction registered under folio # 445218765 and that all funds will be released.
Lic. Jaime Garcia Hernandez
The Central Tax Regulatory Administrator SAT
Melony at IHR told me that the Buyer would pay 49% so this transaction could be completed. At that we wired $2,564.00 to the same bank all other wires to Mexico went to. IHR sent us an updated Reimbursement Guarantee letter now for $64,607.00.
On May 1, 2020 Melony at IHR sent this Email:
Good Morning Mr. (Names withheld),
Thank you for the receipt for the S.A.T. invoice. We shall certainly be pushing to get this completed as soon as possible for you.
Have a great weekend.
On May 8, 2020 we received the SAT paid receipt for the 11% Non Patriot Tax via email from IHR.
On May 11, 2020 we were informed by IHR that there would be yet another fee from the SAT. This time it was a 14% Unpredictable Disaster fee due to coronavirus. Letter attached below:
May 12, 2020
To whom it May concern:
Due to the coronavirus pandemic, the Mexican Senate has instituted a 14% tax
on all property related sales. This new policy requires citizens
Mexicans and foreigners pay this tax related to property sales. The purpose of
This tax is sanitation, health exams, and repatriation through immigration. East
Tax was imposed on May 08, 2020 and will remain in effect until further notice.
Processing will be completed in 3-5 business days. I regret to inform you that our government remains
Firm on these new policies, therefore, no exceptions will be made.
Lic. Jaime Garcia Hernandez
The Central Administrator of Tax Regulations
This amounted to $6,398.00. IHR said once this is paid the closing would be within 3 to 5 days. This amount was wired on two payments one for $3,263.00 on May 13, 2020 and one for $3,135.00 on May 18, 2020. Both were wired to the same bank account in Mexico all others went to. IHR emailed us an updated Reimbursement Guarantee now at $75,790.00 dated May 18, 2020. This will be the final letter from IHR.
On May 22, 2020 we received this email from IHR:
Good Morning,
The International CPA will be speaking to the S.A.T. Office today. As soon as he lets Melony know she will give you a call.
Regards
We responded with this email to IHR:
Please give me your estimate of when closing will happen now that it is between 3 and 5 days.
Thanks
IHR responded with this email
Good Morning,
The International CPA will be speaking to the S.A.T. Office today. As soon as he lets Melony know she will give you a call.
Regard
On May 26, 2020 IHR forwarded to us a letter from the SAT below:
May 25, 2020
To whom it May concern:
Derived from the situation caused by the global health pandemic, the staff with whom
We have is limited, so we are experiencing delays in processing the information.
Therefore, we estimate that it will be at the end of August that this problem can be solved.
All folios that were sent before April 1, will have the option to speed up their process, so
the rate for those who wish to exercise this option will be 10% of the sale price.
If you accept this option, the processing will be completed in 5 to 7 days, so it will be necessary to tell us
your desire to exercise it.
The times are very short and given the urgency it is required to let us know your decision no later than
next May 28 with a limit time of 16:00 Central Mexico time.
Lic. Jaime Garcia Hernandez
The Central Administrator of Tax Regulations
On May 27, 2020 we sent the following letter to IHR:
International House Realty,
Please share this with Hayden Wright and Mr. Walker in your office as well.
This supposed simple sale of a timeshare in Mexico which began March 2, has turn into an experience worse than Covid 19 or even a heart attack experience to date. As my agent, I was expecting you all to push this process through the hurtles that you are experienced to deal with. The Mexican CPA who you rely on should represent your clients to the SAT office and escalate these matters to higher levels within the SAT to get resolve when absorbed financial requests. Covid 19 is not a reason to extort more money from either me or the buyer. I have gone above and beyond to satisfy International House Realty’s requests and the unimaginable request from the government and banking organizations which you chose and maybe had to work through on this transaction. Now you sent me another letter from this same SAT person, Jaime Garcia Hernandez, with still another delay even though this same person sent a guarantee that when past taxes were paid he would release the funds. I also have a signed letter from Hayden Wright per discussions with Mr. Walker that International House Realty would guarantee ALL future expenses related to this transaction after May 12, 2020. When talking to Melony she informed me that I was to satisfy this latest request and that International House nor the Buyer would pay SAT. Nor Will I.
I have suggested that pressure needs to be applied to the SAT by the International CPA as a agent of International House Reality and the Seller and Buyer. All of our money is tied up and we all are equally affected by this unwarranted process thrust upon us by unscrupulous Mexicans.
Thus I recommend that someone at International House Realty monitor this contract #1315 by requiring a correspondence be sent to the SAT every Monday morning requesting resolve of contract #1315 until such contract is finalized.
Please respond to this request as we all need to get this done hopefully in the next 15 days not 90 days(ridiculous).
Sincerely,
(Names withheld)
Contract #1315
On June 8, 2020 we sent the following letter to IHR to be forwarded to the SAT as IHR would not give me email addresses, mailing addresses, CPA names or any other contact information to follow up on:
Hello Melony,
As I requested in my previous email to you regarding the delay at the SAT to release our funds and ongoing communications to the SAT I’ve written my first collections letter to them that I want you to forward to the CPA and then on to the SAT office.
I would do this myself but even though I have repeatedly asked for mailing addresses and email addresses of the SAT contacts I have never received them from International House Reality. Maybe you can do that now.
Please let me know that my letter to the SAT was delivered as it is time sensitive.
Have a good day,
June 8, 2020
Lic. Jaime Garcia Hernandez
The Central Administrator of Tax Regulations
The Central Tax Regulatory Administrator
The Central Manager Regulatory Tax
Service tax administration
Central administration of tax regulations
We are writing to you to inform you that the situation caused by the global health pandemic and the SAT’s
forced delays in processing the information to release the funds for our legitimate transaction which we adhered to all of the SAT’s multiple financial and taxation requests in a timely manner has resulted and continues to result in a financial hardship to us.
We have to now consider that the funds you are not releasing be treated as a debt and the SAT is being put into collections. This debt is PAST DUE. As such, there will be a service charge and finance charge due for nonpayment equal to 974 pesos per day up to and including the day the funds are released.
We do need to remind you that you personally guaranteed that you would process and release our funds in your letter dated April 30, 2020.
All Services Charges and Finance Charges will be excused IF you process our release of funds for folio # 445218765 by June 11, 2020.
Please release these funds.
Sincerely,
(Names withheld)
Folio# 445218765
On June 20, 2020 Melony at IHR sent this email:
Good Morning,
I hope this email finds you well.
As requested, I have reached out to our International CPA for an updated status regarding your funds. Once I hear anything I shall be in touch.
Have a wonderful July 4th weekend.
Regards
Melony
On June 30, 2020 Melony at IHR called me and said the SAT would lower its expedited processes if we pay them 5%. I told her to say no and to continue to pressure them weekly to get their job done.
On July 8, 2020 after not hearing from IHR I sent this email:
Melony,
Don’t Forget About Me. These are very trying times with all the sickness and civil unrest all around us. I would like to eliminate the financial predicament with the Mexican/International House Realty transaction and will again ask that you continue to pressure whoever is not releasing our transaction funds. I would like you to send me some names and addresses of who ever you have been working with that is holding this up. I would like a physical address location of the Mexican SAT employee at the minimum (Street, City).
I am leaving town and will be back next Monday. I would like an update of this situation and an expected date of resolve by then.
Thank you.
On July 20, 2020 after not hearing from IHR I sent this email:
Hello Melony,
Happy Monday to you. Could you let me know what the current status is for the sale of our timeshare, the bank account statement and the SAT’s free and clear?
Hope you are well.
Thanks,
On July 23, 2020 after not hearing from IHR I called them and talked to the operator. I asked to talk to Melony and she asked for my name which I gave her. She said I’ll transfer you. I waited about 30 seconds when the operator came back on and started to say something and we were disconnected. I called back the rest of the day and only got a voice mail recording. We then sent the email:
Dear Melony,
I called you today but the operator disconnected me and your phone was busy when I called back. Please give me a quick call to discuss further steps related to our transaction.
Thanks
On July 24, 28, and 29, 2020 after not hearing from IHR I sent this email:
Hello Don, Greg and Melony,
I have tried over 10 times to call Melony to talk and either get disconnected by your operator or the extension is busy. I have sent 3 emails to Melony asking for information or just a reply that she got the messages and I have not heard back. Can anyone let me know if she is still working and who I need to contact with my questions? As stated below in your emails “Our Customers are very important to us.” Please respond within the next 24 hours.
Thank you,
I continue to call and leave messages on the phone but know that I have been robbed and the thieves are now long gone. I was fighting the idea that this was a SCAM from the beginning but I was too trusting and everything I checked kept coming up clean.
We lost $30,190.00 of our money to these very professional SCAM artists which has changed us into untrusting people forever into the future.
Addendum A
Here is the final Reimbursement Guarantee –
Addendum B
INTERVENING BETWEEN: Javier Moreno Castillo,
Hereinafter referred to as the “Buyer”
AND (Names withheld) Hereinafter referred to as the “Seller”
AND International House Realty, LLC., a domestic limited
liability company constituted under the laws of Indiana
having its main place of business at 201 North Illinois Street
16th Floor South Tower, Indianapolis, Indiana. 46204;
Hereinafter referred to as “Company”
WHEREAS the Seller wishes to sell his Timeshare as defined below;
WHEREAS Company represents that it holds all required legal licenses and permissions to perform the
services herein agreed to be performed and maintains a properly equipped staff of employees suitable to
render the services contracted for herein;
WHEREAS Company, including its foreign associates/representatives is the designated company for the
present Contract;
WHEREAS the Company represents that it has secured a bona fide buyer of the Seller’s Timeshare and
the full purchase funds have been deposited into a Guaranteed Account;
WHEREAS, Company desires to act as the broker based on the full purchase price funds deposited by
the Buyer for the Seller’s Timeshare;
NOW, THEREFORE, in consideration of the covenants and agreements contained herein, the Buyer,
Seller, and the Company:
1. GENERAL PROVISIONS
1.1 The preamble set out hereinabove forms an integral part of the present Contract;
1.2 The terms “Buyer” and “Seller,” though used in the singular, shall include the plural and all
pronouns shall include the singular and plural and all genders;
2. REPRESENTATIONS AND WARRANTIES
2.1 Seller represents and warrants being the exclusive owner of the Timeshare and to have good
right and lawful authority to sell and convey said Timeshare and that said Timeshare at the time
of closing this transaction shall be free and clear of encumbrances and not subject to limitation of
any kind other than stated in this Contract;
2.2 Seller hereby represents and warrants that the Timeshare description is correct, and agrees to
indemnify and hold harmless the Company, and any and all others relying thereon, as to any
errors therein;
2.3 The usual and customary procedures and costs for the examination of Timeshare rights and the
ability to provide free and clear transfer of ownership/rights and for the closing of transactions of
this nature shall apply, and the Seller agrees to deliver to the Buyer good and sufficient
document(s) as required for the transfer of ownership/rights to the Buyer, free and clear of all
encumbrances;
3. TIMESHARE
3.1 Seller hereby agrees to sell to Buyer and Buyer agrees to purchase from Seller the Timeshare
described as follows:
Membership #422268 with Ninety Thousand (90,000) Points per Year for a
term of Ten (10) Years at the Club Regina Resorts in Mexico and with Buyer’s
ownership and usage commencing with 2020;
(hereinafter referred to as the “Timeshare”);
4. PRICE, GUARANTEE AND TRANSACTION COSTS
4.1 Buyer hereby agrees to the exclusive guaranteed purchase of the Timeshare at the price and
upon the terms set out herein, or at any other price and upon such different terms as may be
hereinafter accepted in writing by all Parties;
4.2 Seller hereby agrees to the exclusive guaranteed sale of the Timeshare at the price and upon the
terms set out herein, or at any other price and upon such different terms as may be hereinafter
accepted in writing by all Parties;
4.3 It is expressly understood and agreed that the Company guarantees the Purchase and Sale of
the Timeshare described herein for the Total Purchase/Sale Price of FORTY-FIVE THOUSAND
SEVEN HUNDRED U.S. DOLLARS ($45,700.00 USD);
4.4 The Company hereby confirms and guarantees that the full Purchase/Sale Price funds have been
deposited by the Buyer into a non-refundable Guaranteed account, thereby making the guarantee
of this Purchase and Sale possible;
4.5 The Company further warrants and guarantees that the Total Purchase Price, less the 5%
Company’s Finder’s Fees, plus any and all applicable reimbursement(s), shall be paid to the
Seller at closing via Cashier’s Check to be sent by FedEx Next Day Air or via Bank Wire, with the
choice of payment to be determined by Seller and said choice shall be submitted by Seller to the
Company via electronic mail or Fax no less than seven (7) days prior to closing;
4.6 When governing law and/or the Timeshare Contract permits, fees, taxes, costs, etc. related to this
transaction and/or to weeks transferring to the Buyer shall be paid by the Buyer;
5. TRANSFER OF OWNERSHIP DOCUMENTS
5.1 Seller agrees to submit the fully-executed transfer of ownership/rights document(s), including all
required supporting documents, with original signature(s) and original initials when applicable, to
the Company via Federal Express Next Day Air delivery service within three (3) business days
following Seller’s receipt of full clear funds;
6. ESCROW AND COMPANY FEES
6.1 Buyer agrees to pay to the Company at closing the International Transaction Fee of FOUR
THOUSAND FIVE HUNDRED U.S. DOLLARS ($4,500.00 USD) and to pay the Company at
closing a Finder’s Fee of five percent (5%) of the Total Purchase Price herein stated for services
rendered for the Purchase and Sale of the Timeshare, and said Transaction Fee and Finder’s
Fee shall be paid to from funds deposited by Buyer and presently held by the Company;
6.2 No part of such payments by Buyer shall come from the portion of the purchase price payable to
Seller;
6.3 Seller agrees to pay to the Company at closing a Finder’s Fee of five percent (5%) of the Total
Purchase Price herein stated, for services rendered for the Purchase and Sale of the Timeshare
and said Finder’s Fee shall be deducted from the Sale proceeds payable to the Seller and shall
be paid to the Company at closing;
6.4 Seller agrees to prepay the Federal Temporary Tax ID Registration in Mexico for the amount of
THREE THOUSAND TWO HUNDRED SIXTY U.S. DOLLARS ($3,260.00 USD) to be reimbursed
at closing by the Buyer.
6.5 No Finder’s Fees shall be paid to the Company or any Agent representing the Company prior to
closing;
6.6 No additional fees, namely but without limitation, title, escrow, advertising or listing fees, shall be
due to the Company from the Seller other than its 5% Finder’s Fee due at closing;
6.7 The Buyer hereby grants exclusive permission to the Company, to represent and receive monies
and/or documents and/or Timeshare(s) from all Parties pertaining to the Purchase and Sale of the
Timeshare and/or arising as a result of this Contract, in accordance with the laws of the State of
Indiana and/or prevailing law and/or the law of the land and/or the Seller’s Timeshare
Agreement/Contract.
7. PAYMENTS
7.1 All Parties acknowledge and agree that payments to the Company shall be made via bank wire
only, must meet legal requirements, and must be completed as instructed by the Company;
8. ENCUMBRANCES
8.1 Seller agrees that all liens and encumbrances, past due balances, payments, maintenance fees,
taxes, insurance, and all other related costs as required by law and/or by Seller’s Timeshare
Contract/Legal Documents, if applicable, and incurred for or relating to 2020 and earlier shall be
prepaid by the Seller via bank wire as instructed by the Company a minimum of fifteen (15) days
prior to the scheduled closing date and/or within ten (10) days of receiving written notification by
Fax or email from the Company of said balance due, whichever is sooner. Company agrees to
assist client with any paper work concerning transfer of the Welk Resort Platinum Program.
8.2 Seller agrees that during the term of this Contract or any extension thereof, Seller shall not lease
the Timeshare, or any portion thereof, or otherwise encumber the Timeshare, unless such leasing
has been pre-approved by the Buyer and the Company in writing;
8.3 Seller hereby authorizes the Company and/or their designee(s) to solicit and obtain any and all
information concerning the Timeshare and all encumbrances thereon and Seller agrees to
execute any and all documents, to complete all procedures, and to make all payments required
for this purpose and for the purpose of rendering and/or maintaining the Timeshare free and clear
of all encumbrances within a minimum of fifteen (15) days prior to the scheduled closing date
and/or within ten (10) days of receiving written notification by Fax or email from the Company said
balance due, whichever is sooner;
9. EFFECTIVE DATE AND TERM
9.1 This Contract for the guaranteed Purchase and Sale of the Timeshare described above under the
name(s) of the Registered Seller herein named, shall become effective upon receipt via Fax or
email by the Company of a copy and/or copies of this document fully executed by all parties and
shall remain in effect for the following one hundred eighty (180) days or until closing, whichever
occurs first;
10. JURISDICTION
10.1 This Contract and all transactions contemplated hereby shall be governed by, construed, and
enforced in accordance with laws of the State of Indiana, prevailing law, law of the land, and the
terms and conditions of the Seller’s Timeshare Contract;
11. DEFAULTS, BREACHES AND DAMAGES
11.1 In the event that litigation results from or arises out of this Contract or the performance thereof,
the injuring Party(ies) agree(s) to reimburse reasonable attorney's fees, court costs, and all other
expenses of the prevailing Party, whether or not taxable by the court as costs, in addition to any
and all other relief to which the prevailing Party(ies) may be entitled. In such event, no action shall
be entertained by said court or any court of competent jurisdiction if filed more than one year
subsequent to the date(s) that the cause(s) of action(s) actually occurred, regardless of whether
damages were otherwise, as of said time, calculable;
11.2 The Company and/or any Agent representing the Company and/or its representatives shall not be
responsible for any default caused by an Act of God, Labor Disputes, Civil unrest, War, and/or
any other circumstance beyond the reasonable control of the Company;
11.3 The Company guarantees that if, for any reason, a Party in full compliance with the contract is
dissatisfied with the service provided due to misrepresentation or error on part of the Company,
said Party shall be entitled to a full refund of all fees paid to the Company, all funds in the
Guaranteed Account deposited by said Party; all out-of-pocket expenses, and all fees paid to the
Company which are related to this Contract. All Parties agree that, after providing the Company
with written, signed notification of any issue, all Parties shall provide the Company with sixty (60)
days to cure said issue before reporting the Company to any government and/or private authority,
office, agency, including but not limited to Consumer Protection, the Better Business Bureau, ect,
and/or before posting any negative online comments/feedback.
11.4 Should any Party fail to comply in a timely manner with the terms and conditions contained herein
due to a substantiated medical emergency and/or slow response from the Resort, said Party shall
not be considered in default or in breach of contract, provided said Party does comply at the
earliest possible time;
11.5 It is expressly understood and agreed that in the event that any Party reneges, forfeits, breaches
the Contract, fails to make required payment(s), retracts and/or disputes any payment(s) made,
the Company shall retain as liquidated damages, any and all deposit(s) of the injuring Party
without further legal process required and may accept said deposit(s) as payment in full or as
partial payment of: ten percent (10%) Finder’s Fee which would have been paid to the Company
pursuant to the Purchase and Sale (5% from Seller and 5% from Buyer); all out-of-pocket
expenses of all opposing Party of this Contract; Title/Escrow Fees/Service Fees due to the
Company; all other relief/damages as may be determined mutually or by legal procedure; and the
balance of said deposit(s) shall be paid to the opposing Party(ies) as damages in direct
proportion to the amount(s) that would have been received had the transaction been completed.
If said deposit(s) is/are insufficient, the injuring Party must pay the difference to the Company to
be distributed as stated herein;
12. ASSIGNMENT
12.1 No Party may assign this Contract without the express written consent of all Parties;
13. PERSONAL INFORMATION
13.1 The Company may not use or distribute the name or personal information of any Party of this
Contract; including the Seller and the Buyer; in connection with marketing; advertising; renting; or
re-selling of the Timeshare;
13.2 The Company hereby agree to protect the identity and personal information of the Buyer and the
Seller, and to keep said information strictly confidential;
13.3 The Company hereby agree that all Parties’ personal information shall not be sold to or shared
with any other company or entity;
14. MISCELANIOUS
14.1 This Contract and all documents arising from this Contract may be executed in counter parts, and
all counter parts taken together shall constitute one Contract and/or one document;
14.2 This Contract and all documents arising from this Contract and any and all notices and related
correspondence given hereunder may be transmitted by facsimile and/or electronic mail and shall
be binding on all Parties;
14.3 Signatures and/or initials on this Contract and all documents arising from and/or related to this
Contract sent by facsimile and/or electronic mail shall constitute original signatures and/or original
initials for purposes of this Contract;
14.4 This Contract and all documents arising from this document sent by facsimile and/or electronic
mail containing one or more signatures and/or one or more set of initials including original, faxed
or electronically mailed shall be binding on those signatories and/or on those who have affixed
said initials;
14.5 All notices and/or correspondence sent by Fax and/or electronic mail by any Party shall be
accepted as legally delivered;
14.6 In the event that any one or more of the provisions of this Contract shall for any reason is held to
be legally invalid, such invalidity shall not affect any other provision of this Contract;
14.7 All covenants and agreements contained herein are binding upon all Parties hereto, and their
respective heirs, successors, legal representatives, and assigns as the case may be;
14.8 The Timeshare described herein, this Contract including its terms and conditions, and all
documents related to this Contract, shall be deposited to the Guaranteed Account at signing and
shall remain held by the Company until closing and/or distribution;
14.9 This Contract contains the entire agreement of the Parties and no oral statements or prior
agreements shall have any force and/or effect. This Contract shall not be modified unless such
modification is accepted and executed in writing by all Parties hereto.
14.10 Upon receipt of a fully-executed copy of this Amended Guaranteed Purchase-Sale Contract, said
fully-executed copy of this Contract shall supersede all previously-dated versions of this Contract.
BY SIGNATURE BELOW, I/WE ACKNOWLEDGE THAT I/WE HAVE READ, UNDERSTOOD, AND
ACCEPT THE TERMS AND CONDITIONS OF THIS CONTRACT.
Accepted by End-Buyer by the authorized signatory below:
March 7, 2020
Signature of Javier Moreno Castillo, End-Buyer Date
Accepted by International House Realty, LLC., by the authorized signatory below:
March 7, 2020
Signature of Hayden Wright, President International House Realty, LLC., Date
Accepted by Owner by the authorized signatory/ies below:
_____________________________________ _____________________________________
(Names withheld) Date (Names withheld) Date
BUYER SELLER COMPANY
Total money lost $20,000
Type of a scam Other
Scammer's website internationalhouserealtyllc.com
Scammer's address 201 North Illinois St 16th Floor Indianapolis Indiana 46204, Indianapolis, IN 46204, USA
Scammer's email [email protected]
Country United States
Victim Location IN 46033, USA
Type of a scam Business Email Compromise