(a)
Subject to subdivision (h), the commissioner shall issue a final public report if all registration requirements have been met as set forth in this chapter and if all deficiencies and substantive inadequacies in the substantially complete application for a final public report for the time-share plan have been corrected.
(b)
The commissioner may issue a conditional public report prior to issuing a final public report for a time-share plan if the
requirements of subdivision (c) are met, all deficiencies and substantive inadequacies in the substantially complete application for a final public report for the time-share plan have been corrected, the material elements of the offering to be made under the authority of the conditional public report have been established, and all requirements for the issuance of the conditional public report have been met, except for one or more of the following requirements, as may be applicable:
(1)
A final map has not been recorded.
(2)
A condominium plan has not been recorded.
(3)
A declaration of covenants, conditions, and restrictions has not been recorded.
(4)
A declaration of annexation has not been recorded.
(5)
A recorded subordination of existing liens to the time-share instruments or declaration of annexation or escrow instructions to effect recordation prior to the first sale, are lacking.
(6)
Filed articles of incorporation are lacking.
(7)
A current preliminary report of a licensed title insurance company issued after filing of the final map and recording of the time-share instrument covering all time-share interests to be included in the public report has not been provided.
(8)
Other requirements the commissioner determines are likely to be timely satisfied by the applicant.
(c)
An applicant for a conditional public report shall submit the following information and documents with the applicable filing fee:
(1)
A copy of the statement set forth in subdivision (e).
(2)
A sales agreement or lease to be used in any transaction conducted under authority of the conditional public report. The sales agreement or lease shall include all of the following provisions:
(A)
No escrow will close, funds will not be released from escrow, and the interest contracted for will not be conveyed until a current final public report for the time-share plan is furnished to the purchaser.
(B)
The contract may be rescinded, in which event the entire sum of money paid or advanced by the purchaser shall be returned if (i) a final public report has not been issued within six months after the date of issuance of the conditional public report if the conditional public report is not renewed,
(ii) the final public report is not issued within 12 months after the initial conditional public report is received if the conditional public report has been renewed for an additional six-month period, or (iii) the purchaser or lessee is dissatisfied with the final public report because of a material and adverse change.
(3)
Escrow instructions to be used in any transaction conducted under authority of the conditional public report that includes at least the following information:
(A)
The name and address of the escrow depository.
(B)
A description of the nature of the transaction.
(C)
Provisions ensuring compliance with Section 11243.
(D)
Provisions ensuring that no escrow will close,
funds will not be released from escrow, and the interest contracted for will not be conveyed until a current final public report for the time-share plan is furnished to the purchaser or lessee.
(E)
Provisions for the return of money as prescribed in subparagraph (B) of paragraph (2).
(d)
A decision by the commissioner to not issue a conditional public report shall be noticed in writing to the applicant within five business days after his or her decision and that notice shall specifically state the reasons why the report is not being issued.
(e)
A person may sell or lease, or offer for sale or lease, time-share interests in a time-share plan pursuant to a conditional public report if, as a condition of the sale or lease or offer for sale or lease, delivery of legal title or other interest contracted for will not take
place until issuance of a final public report and provided that the requirements of subdivision (c) are met.
(f)
A developer, principal, or his or her agent shall provide a prospective purchaser a copy of the conditional public report and a written statement including all of the following information:
(1)
Specification of the information required for issuance of a final public report.
(2)
Specification of the information required in the final public report that is not available in the conditional public report, along with a statement of the reasons why that information is not available at the time of issuance of the conditional public report.
(3)
A statement that no person acting as a principal or agent shall sell or lease, or offer for sale or lease,
time-share interests in a time-share plan for which a conditional public report has been issued except as provided in this chapter.
(4)
Specification of the requirements of subdivision (e).
(g)
The prospective purchaser shall sign a receipt that he or she has received and has read the conditional public report and the written statement provided pursuant to subdivision (f).
(h)
The term of a conditional public report may not exceed six months unless renewed pursuant to this subdivision. The conditional public report may be renewed for one additional six-month period if the commissioner determines that the requirements for issuance of a final public report are likely to be satisfied during the renewal term. The renewal of a conditional public report shall not act to afford a purchaser who received the initial
conditional public report any additional rescission rights other than those provided to a purchaser when a final public report is issued and a material and adverse change has been made.
(i)
For single site time-share plans and component sites of a multisite time-share plan located outside of the state, a disclosure document that has been authorized for use by the state regulatory agency in the state in which the time-share plan or component site is located that contains the disclosures as determined by the commissioner upon review to be substantially equivalent to or greater than the information required to be disclosed pursuant to Section 11234, shall be accepted in lieu of a public report required pursuant to this section. The disclosure document shall contain a cover page issued by the commissioner certifying the approval of its use in lieu of the public report required herein.
(j)
Notwithstanding anything in this section to the contrary, the commissioner may grant a 12-month preliminary public report allowing the developer to begin offering and selling time-share interests, in a time-share plan regardless of whether the accommodations of the time-share plan are located within or outside of the state, while the registration is pending with the commissioner. The commissioner may grant one additional 12-month period if the developer is actively and diligently pursuing registration under this chapter. The preliminary public report shall automatically terminate with respect to those time-share interests covered by a final public report that is issued before the scheduled termination date of the preliminary report. To obtain a preliminary public report, the developer shall provide all of the following:
(1)
Submit the reservation instrument to be used in a form previously approved by the department with at
least the following provisions:
(A)
The right of both the developer and the potential purchaser to unilaterally cancel the reservation at any time.
(B)
The payment to the potential purchaser of his or her total deposit following cancellation of the reservation by either party.
(C)
The placing of the deposit into an interest bearing escrow account.
(2)
Agree to provide each potential purchaser with a copy of the preliminary public report and an executed receipt for a copy before any money or other thing of value has been accepted by or on behalf of the developer in connection with the reservation.
(3)
Agree to provide a copy of the reservation instrument signed by the potential purchaser
and by or on behalf of the developer to the potential purchaser, and place any deposit taken from the potential purchaser into a neutral escrow depository acceptable to the commissioner.