Legacy Communities (Atlanta, Canton, Forsyth: purchasing, inspections, subdivisions)

[CreditWitch]

Originally Posted by si7steve

Nice work digging this stuff up. I have come to the conclusion (but don't know for sure) that perhaps if there are liens (and there sure seems to be some) that these might be coming from the sub-contractors. I am going to ask if maybe they are getting supplies in Legacy's name.

Obviously I have been real happy with my experience so far, we close in less than a week, I really trust you will also have an enjoyable experience.

I would love to hear about how things go if you feel like sharing here.

Thanks!

Steve

Glad to hear things are going well!

I am glad she pulled up a website with the info. i cannot use mine as it is for my companies viewing purpose only and publication of their credit reports would jepardize my company...plus it is unethical. If they did order under Legacy name and had liens filed Legacy would have a huge lawsuit. By liening the property Sherwin Williams is saying they painted the house and with in 90 days they did not get paid. I know no credit manager that would let a sub order in Legacy's name especially in these times. They do it al the time to smaller builders or when partnerships are going bad.

Let us know how everything goes! And please, day before close, go to the magistrate and check your deed's book.

[JuneAtl]

You can read who the liens are from; Sherwin-Williams, etc. For labor and materials.


Since I work for Legacy I can answer this question. Our subs order from Sherwin and they were not paying Sherwin but we were paying the subs. Sherwin finally contacted us and we are working directly with Sherwin to clean up the subs mess. Yes, Legacy pays their bills, but some of our subs do not keep up with their paperwork well. That's what you have to deal with when you are using smaller company's. We address every lien we find out about.

[CreditWitch]

Originally Posted by JuneAtl

You can read who the liens are from; Sherwin-Williams, etc. For labor and materials.


Since I work for Legacy I can answer this question. Our subs order from Sherwin and they were not paying Sherwin but we were paying the subs. Sherwin finally contacted us and we are working directly with Sherwin to clean up the subs mess. Yes, Legacy pays their bills, but some of our subs do not keep up with their paperwork well. That's what you have to deal with when you are using smaller company's. We address every lien we find out about.

I have seen this before, but between partners. It stinks as the only way Sherwin will release the liens is that they get paid from someone. If I remember right, Legacy has a very strong vendor agreement. I would hire an attourney and sue them. I have a couple of names of attourneys that specialize in Construction Law if you PM me.

[JuneAtl]

Originally Posted by CreditWitch

I have seen this before, but between partners. It stinks as the only way Sherwin will release the liens is that they get paid from someone. If I remember right, Legacy has a very strong vendor agreement. I would hire an attourney and sue them. I have a couple of names of attourneys that specialize in Construction Law if you PM me.

Thanks, we have an in house attorney. We really try and work things out first. We've had to go to court recently because some sub decided we didn't pay when we had all the paperwork showing we had paid. It's a pain some days.

[Noeydes]

Can you tell me if this home is in Curtis Farms. We are curently under contract building there and this is scaring me to death.

[si7steve]

Originally Posted by Noeydes

Can you tell me if this home is in Curtis Farms. We are curently under contract building there and this is scaring me to death.

I just don't think these types of liens are anything worth worrying about. If there were any serious liens on a home you are about to purchase you would think the mortgage company would find it.

I guess if I heard stories about people actually loosing homes or having issues like that I would pay more attention. I don't think I will be looking into liens on our Legacy home in Hopewell Manor.

But it doesn't seem to hard to research these items so perhaps that would also help ease an uneasy mind. I find the best thing is simply ask "them" about it, I bet "they" will give you a straight answer.

Most people just don't ask about these types of things.

[si7steve]

We had our walk through today with Legacy and we are set to close on Friday. We tagged a ton of things that needed "polished" and they jumped right in to fix those items. Probably 60% fixed with in 24 hours, looks like the rest over the next 24 hours.

Amazing customer service and attention. Our great experience continues. We have our private inspector walk through tomorrow and I look forward to those results. I will let you know how they do.

Happy Hopewell Manor Customer,

Steve

[CreditWitch]

Originally Posted by si7steve

We had our walk through today with Legacy and we are set to close on Friday. We tagged a ton of things that needed "polished" and they jumped right in to fix those items. Probably 60% fixed with in 24 hours, looks like the rest over the next 24 hours.

Amazing customer service and attention. Our great experience continues. We have our private inspector walk through tomorrow and I look forward to those results. I will let you know how they do.

Happy Hopewell Manor Customer,

Steve

Wonderful! Perhapse you will prove me wrong. It happens. I am a woman and will never admit it. Please tell them to go give DR Horton lessons in customer service will ya. .....Still waiting on my appology from the warranty department manager who called me a name that rhymes with trucking itch....oppps forgot Dr. Horton laid off the entire warranty department.

[arameth]

Originally Posted by CreditWitch

FYI...all builders use subcontractors to build homes. For example, Plymart does the framing, Cemex does the concrete, Georgia Floors does the floors...nobody just drops off material and leaves it to the builder's crew to build the house. Houses would be exreamly over priced. As far as warranty....builders have an implied - in - fact warranty contract. They are to fix the stuff and back charge the subs. OR the subs have the right to come out and attempt to repair. it is in the fine print in EVERY warranty contract.

Get your facts straight about the building industry. granted I am not a fan of Legacy but the practices you sight are done by EVERY builder in Atlanta except for some custom builders.

I'm not sure I agree with your statement about the building industry...maybe you're referring to Georgia only? For example, in South Florida, the larger builders kept nearly everything in house, and only used contractors when their own teams are too busy to do the work themselves (although I've heard this is changing with the big downturn in new home construction). This was done for quality reasons mostly...using subs generally meant low quality, and Florida consumers can be downright vicious. Lawsuits regarding quality are not uncommon in Florida against home builders...they occurred sometimes before they even finished their subdivision. I wish/hope that some of that attitude comes here to Georgia, and that companies like Legacy get a good dose of reality when the people from Florida bring suit against them. My own quality problems with Legacy were not decisively actionable (though it could be argued that there IS a pattern evolving), but were enough for me to voice my opinion on forums such as City-Data, and use word of mouth to warn others.

If the practice of using subs exclusively is the norm here in Georgia, then I would qualify my original statement and say that this is something different than what I’d expect. I've only lived here for about two years. If you are in the industry and/or have lived here long enough to know this, then I concede the point.

[CreditWitch]

I am glad you brought it up. I am refering to Georgia only. I have no experience in the construction industry in Florida. From whati hearfrom other credit managers it is very interesting.