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Having unravelled a good number of these, I find sound legal advice invaluable. Florida Law is more than a bit complex in these matters. It is not what it might seem reading the Statutes, lawyers are useful because through precedent in a court of law, they get to understand what the terms actually mean.
Turnover in general happens when the developer sells a particular number of lots or the "magic lot" depending on how the covenants are structured. In the case of a percentage, turnover just happens when the threshold is reached, usually this is accompanied by some sort of board organization meeting where things are formalized and a new report is filed with the Division of Corporations listing the new officers.
In some cases there is a "magic lot" (my term), that is vested with more votes than all the other lots combined. This is usually where the sales center or office is located. When sold, the developer loses control of those votes and the lot changes membership type, so it has only one vote going forward. Defacto turnover occurs at that point because the developer is generally no longer a member of the corporation.
Common areas are generally dedicated to the HOA by plat. Plats must be recorded before the sale of the first lot, so generally the "common areas" are HOA property from the moment lots go up for sale. Some developers back this up with a quit-claim deed, others don't, it generally does not matter.
On occasion, when things go really wacky, a real estate predator will snag valuable common areas on a tax deed. This can happen during a period around a bankruptcy when no one is sure who owes the taxes. I have seen them held hostage.
Alternate means that title may pass during a bankruptcy can include a certificate of title, awarded by a judge.
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