Hi all,
I just signed my S&P and loan today at AK HQ. I have asked the Lawyer whether Hermington is sharing podium with Resisdensi Kuchaimas. Answer is "No". And loan officer also asking to check onParkhill, Holmes projects and other AK projects. The entrance is separated with RumahWip and run by different management.

Still waiting for my application. Another pic update for you guys.


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Hi, can someone provide me agent phone number for Residensi Kuchaimas?

thanks for update.. btw, which floor you get?

I don't see much progress different since Mar. So didn't fly drone photo shoot.

33A. KL view

This is what I called by MC problem. GO CHECK with DBKL if you don't believe me. I have posted the evidence and some of you still stubborn about this.

Please don't check with lawyer or agent or whatever so. I have too many friends got conned by so called lawyers. some lawyer are clueless about this MC issue.

FOR YOUR INFO:

as clarified by PTG (Pejabat Tanah Galian)

my friend went to see them regarding a project in kuchai lama name RIYANG also 2 block share podium. DEVELOPER keep insisted 2 separate entrance and both block paid different fee. Affordable block can't use the swimming pool while "bebas" block can use the swimming pool.

PTG said no such thing can separate the MC even if the entrance is shared.

PTG ask the following question.

1) Does the two block share the same emergency stair case?

2) Does both block share the podium? (They are not talking about two separate entrance). Riyang Kuchai lama create 2 separate entrance but yet 2 block still share the same podium. In strata title rules, THEY ALL WILL PAY THE SAME MAINTENANCE FEE THUS EVERYONE CAN USE ALL THE SAME FACILITIES REGARDELESS MAMPUMILIKK UNIT OR BEBAS UNIT.

so in order to to separate the two block, BOTH block must its own podium, own emergency staircase, own entrance, own guardhouse, own facilities.

Even the lawyer of Riyang doesnt know anything about this.

Please folks, check with revelant authorities before buy. many agent and lawyer are clueless. I repeat , this is not developer's fault but agents and lawyers who failed to consult you all.

nobody told me Hermington shared same entrance & guardhouse. Read my post properly.

The land looks so small, quite wonder if 2 building can fit to the area

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What is the meaning of MC ?

This post has been edited by Chervon: May 3 2018, 02:12 AM

Judging on Aset Kayamas other project, can be safe to say that it will be completed seperated. RUMAHWIP and non RUMAHWIP project. different block, different entrance, different gate, different perimeter fencing.

But for other developer then better check. Here some example:
- Residensi Rampai. Lower level is rumahwip (smaller size), upper level is non rumahwip unit. Everything else sharing. Located in the same block.

- Platinum Victory PV rumahwip. Different block but the base car park is shared. Meaning that some non rumahwip unit getting their car park allocated under the rumahwip block. Coz rumahwip only got 1 CP but non rumahwip unit come with 2 CP.


JMB or management corporation MC

Your judgement is absolutely wrong. Different projects can be different design due to many factors. anyhow. suit yourself. I have warned you all. Below is my reply to someone PM me. I might as well post here it to share with you all.

Both of block pay the same maintenance fees because of shared podium but look at another point of view as follows:

1) you will paying 400 to 500k for your unit while rumahwip paid less than 300k but both of u sharing the same facilties. Because of shared podium and under strata title law, everyone pay the same maintenance fee thus all deserve to use all the facilities provided. There is no such thing those paying more expensive for the unit deserve to use swimming pool while rumahwip can't. For example, Riyang Kuchai Lama claimed they built a wall separate 2 block, bebas block and rumahwip block. What the developer doesn't know that although it is approved by DBKL but later on after CCC, it can be illegal under strata law by PTG.

Please be aware that DBKL responsible for design/type/numbers of units of the building approval while PTG responsible for strata title issue typically your land titles/calculation of maintenance fee for you to pay. Thus DBKL and PTG is two different entities. They doesn't work to each other.

2) Secondly, if all of you paying the same maintenance fees, please remember that rumahwip is affordable housing scheme for low income people. So my question is will they able to pay maintenance fee? especially for those luxurious facilities which they doesn't actually need. That is why, i fully encouraged that rumahwip and bebas should be separated and not to be shared.

In my opinion and by common sense, rumahwip resident suppose to pay for basic maintenance fee for basic need such as guard house, CCTV, lifts, car park lightings. They not supposed to be incurred fee for luxuries non basic need such as swimming pool, gym, bbq yoga and etc.

3)Please be aware you are staying in a condo controlled by MC (Management Corporation) and not independently in a terrace housing. Ask yourself, if 30percent of the whole building not able to pay maintenance fees, many luxurious and basic facilities will failed to operate due inadequate fund to properly maintain, does your unit value appreciate or depreciate? Ask yourself again, what makes a condo unit value appreciates? Security? good maintenance? good facilities?

In my opinion, your unit will depreciate in value even if your location is superb because many failed to pay the maintenance fees.

4) As a conclusion, I do encourage rumahwip scheme but developer should separate them between rumahwip and bebas unts as both of them is of different segment. Rumahwip is for low income ppl while bebas units of for those people opting for more luxurious needs.

5) I do agree some of AK projects have separate block with separate podium and etc. but sorry to say, in this Hermington and Kuchaimas project, THEY ARE NOT. (I have previously posted the pictures confirming they are shared podium)

Reasons? the land is too small, they can't afford to separate it. separating two blocks require two different podiums hence take more land to achieve it.

6) Check with PTG for strata laws if you don't believe what I said. I can see some of the netizen were stubborn and strayed away from the facts. Many replied my statements with out of the scope answer.

Hope this helps you. How I knew so much? I supposed to buy Riyang Kuchai Lama but luckily I found out the actual facts when I went to check with DBKL and PTG.

This post has been edited by leslauliu: May 7 2018, 04:50 AM

Please don't confuse them. JMB is JMB. MC is MC.

JMB (Joint Management Body) occured right after your building obtained CCC but you haven't get your MOT letter to pay to obtain your geran tanah (land title). you can say it would be temporary MC with a representative from developer chaired with the resident. Anyone buy/sell during this period would have to obtain developer consent to change hand.

MC (Management Corporation) once residents of the building obtained the MOT letter and paid for it thus they able to officially vote to elect a chairman and commitee member during AGM. Developer will be out of the committee by this moment. Anyone buy/sell during this period would have to obtain PTG consent (if your land is lease hold) to change hand. Freehold land doesn't required PTG consent.

I signed everything with lawyer and bank in last year November. Anyone got their chopped S&P already? It's been so long.

The Hermington super Low unit available...

These pictures worth more than a thousand words. Judge yourself whether the podium is shared or not.


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hopefully this month or june ..

Hi, is this the facilities plan !?


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You too, waiting?