Heard long queue on the CAFFRA 20 x 65 2.5 / 3 storey units, starting from 783k... 100 units almost fully grabbed, true?

Huh.... strong sales, I heard is BBB mode till people queue overnight, true?

Thanks for sharing bro....

You say some come 1 week earlier, izzit a typo? ....

Huh... 1 week before... this is even more BBB then EcoMajestic phase 1...

Stronge sales indeed... 100 unit sapu kering kering...

Apparently still very strong sales post Tan Sri period....

Yeah, key person from PNB enter the SPS board ..

This post has been edited by samkps: Jan 12 2015, 10:36 PM

Claims:

"Still a lot of units left when I went there yesterday noon. Sales are not as strong compared with 2 years back."


In the paper: 99% sale

http://biz.sinchew.com.my/node/108761


So, should trust which one...

Boss, in my opinion, the terms "Gated and Guarded" are referring to the security features rather than title. As long as the the project able to obtain the formal approval from local authority for full perimeter fencing, guard house and top notch security feature, for me it is already a "Gated and Guarded" housing, clearly dictated by the names itself.

Strata or individual title for me is just a "tool" on how effectively the RA/JMB/MC can undertake and maintain the "GnG" scheme.

The main difference between Strata and Individual in implementing the GnG scheme shall be as following:

1.) Maintenance fees collection
- For strata title, there is a protection from the strata title act on this maintenance fees collection. If one owner not paying the maintenance fee, JMB/MC may initiate a legal process against the owner. It maybe easy to be stated in the act, but to implement it, it is not as easy as illustrated. JMB/MC need to file a summon, obtain a court order, to get a warrant of attachment, etc... It's definitely not Ah Beng or Ah Lian can do it, most likely JMB/MC shall employ a lawyer for this purpose and thus incur charges.

That's why we still can see that Strata title is not a 100% guarantee for maintenance fees collection. For example, I believe almost all condo/service apt in KV is under strata title, but how many of them actually can get 100% maintenance fees collection every month?

Nevertheless, with the protection from strata title act, especially for those convicts who may face RM 5k fine and imprison for 3 years, I presume the percentage of maintenance fees collection shall be higher and hence more effective in GnG implementation.

- For individual title, there is no such act protecting the fees collection, rather a DMC normally applied. A DMC actually an agreement under seal, which from my perception is legal document. JMB/MC can actually execute legal exercise on those purchaser who didn't pay the maintenance fees. Of course the loophole would be on the subsale purchaser who doesn't sign the DMC during purchase. They may claim they are not aware about this maintenance fees (though everyone also knew they are lying).

Nevertheless, the DMC that I signed before normally have clause saying the the DMC apply to both current purchaser and subsequent purchaser. There is even a clause mentioning the as long as the subsequent purchaser is not undertaking the DMC, they shall not be allowed to access to the project. I am not legal expert and not sure the validity of this claim and whether the JMB/MC can sue the first purchaser who didn't comply with the DMC clauses. Nevertheless, there are still some legal protection according to DMC, although it is not as strong as the Strata Title Act.

Or course, they will be still stubborn parasite who refuse to pay the maintenance fee before legal action taken against them, but I believe it should not be the majority. These stupid maniac of course can lodge a court case to challenge the validity of the guard house etc, but there is already a precedent case mentioning guard house and boom gate actually is legal.

http://www.thesundaily.my/news/1365490

Therefore, as long as the JMB/MC able to secure enough fund, the GnG scheme shall be able to be continued. Nevertheless, the percentage of maintenance fees collection I presume should be lower than those strata title.

2.) Access to the property
- Strata title only regulate about the maintenance fees payment, but if one owner is not paying or delaying the maintenance fees, I don't think JMB/MC can prohibit them to enter to their property as well. Please enlighten if you know more.

If the non-paying owners have friend / relative come to visit him, I think somehow their access cannot be blocked as well, although the road is belonging to the JMB/MC. Please correct if I am wrong.

For public who just wants to come inside for visiting the park or jalan-jalan, the guard can block them directly since it is priviate property.

- For individual title, either the owner is paying or no paying the maintenance fees, he will still allowed to go to his property. Of course more restrictions shall apply.

If the non-paying owners have friend / relative come to visit him, they are allowed to go in with restrictions of course.

For public who just wants to come inside for visiting the park or jalan-jalan, by law the guard should allow so, but in real life mostly will reject. Of course that particular person can lodge a court case to challenge why he is not allowed to do so since it is public road / park, but in reality how many will really spending time, money and effort to do this, simply because they are not allowed to enter into the park in fencing area just for leisure?

So, in conclusion either it is strata title or individual title, for me both of them also Guarded and Gated community. Nevertheless, strata title has more advantage and more effective to implement it due to the strata act. Nevertheless, as long as JMB/MC/RA for the individual title neighbourhood collect enough funds to implement the security features that are approved by the local authority, I would definitely consider it is a GnG neighbourhood as well.


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Boss, strata title for condo/service apt already long time.. Have you heard of any legal case before?

Lol, rabel boss... I presume Banana from Jade Hill and TKJ from SEH precinct 3 shall strongly against this, since both are individual title...

This post has been edited by samkps: Sep 27 2015, 07:22 PM

Rabel taikor,

When the condo/apartment owner already obtained the individual strata title, still need to get the letter of consent from MC for the subsale?

I knew if still under master title, the first purchaser need to get the letter of consent from the developer/JMB for subsale. But after the strata title already issued, the owner still need to get a letter of consent from the MC to proceed to the MOT?

This is exactly same like for landed, under master title, need to get consent from the developer. But after individual title is issued, the owner can do the subsale and conduct the MOT freely, no?

Good news to the Strata MC/JMB

Bad news to the flipper of strata property...

My godness, then good for flippers... but bad for RA/JMB/MC then...

Once the strata title obtained, izzit confirm can do the TOL without any notification to the JMB/MC?

Thank you boss, it should be MOT, not TOL..

The buyer lawyer going to check for you with the MC?

So is it confirm the money taken by the lawyer shall be given to the MC?

Do you get an official receipt from the MC for example on the maintenance fees deducted by the buyer lawyer?

Oic, good citizen.. So that's mean the buyer lawyer request you to send in the latest statement of maintenance fees, TNB and Syabas bill before they make the payment clearance, is that true? If let say you refuse to give them the statement of maintenance fees, then the transaction cannot be carried out?

Based on my experience on individual title subsale (which is not GnG), the lawyer also request the same - TNB / Syabas / IWK etc as well.

Perhaps it is routine?

The question here would be just in case if there is seller who already have the strata title is owing maintenance fees, is it a rule that MOT then cannot be transferred?

If the lawyer who is doing this transaction is same to the seller as well, they will do the same also?

I just wondering whether is it a "must have" procedure for the lawyer to check the maintenance fees bill before completing the subsale transaction, with strata title.

This post has been edited by samkps: Sep 28 2015, 09:48 PM