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www.Miami-Green.info |
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Miami Green Resort Condominium Owners Association,
Penang * |
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(a
printer-friendly 14 pages' A4 PDF-version of this
webpage is available: please click
here
to open it) |
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Strata Title
Application Approved |
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but Strata Title not
yet established as per 23-1-2007 !!! |
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Concerning the FEES
to be paid for the obtaining & registering |
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of
an individual Strata Title view a
specific information
here |
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further updated information
will be displayed as-it-happens here |
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as
well as on the corresponding "Strata Title
Announcements" board |
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of our new
forum (to
open here)
!!! |
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'The
Miami Green Strata Title Seminar' |
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Within 6 months from the issuance of
the ‚Certificate of Fittness and Occupation’ for the
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Miami Green Grand Tower the developer
Trans-Intan Sdn.Bhd. has to file the Strata Title |
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Application for all Buildings
of our Miami Green Resort! |
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According
to a verbally received information the developer has
handed over his
documentation |
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for this
application to his licensing agent already, who will
shortly register this Strata Title Application |
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on behalf of the
developer. |
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Why is this of interest ?? |
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Because all owners are automatically
member of the future Management Corpration and by
that they > we all !!!! < |
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will take over the responsibility for
the management and maintenance of the common
property areas which includes
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a complete joint financial
responsibility for the entire operation! |
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Here we tell it all: |
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please make
yourself familiar with the below-stated facts and
details, as neither we as 'parcel owners' (the legal
term |
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for purchasers of
single condominiums in a 'subdevided building') nor
the developer could just hide away from the fact
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that the moment
comes where all of us become in-charge and MUST take
over responsibility (click on the hyperlinks to |
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quickly reach the
point of interest) ! |
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1.)
Strata Title Act, 1985
back to top |
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the Strata schemes are meant for
owners to take charge of the
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maintenance and management of the
common property areas |
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within 6 months of issuance of the
CFO developer has to file the |
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Strata Title Application at his own
costs & expenses through a Licensing Agent |
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until the S.T. is issued the sole
right to charge a fee for the provision |
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of the necessary maintenance is given
to the developer |
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the local Land Authority informs
whether / when / once a developer |
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has filed his Strata Title
Application: |
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»
the Strata Title will be issued under the name of
developer |
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who
will transfer the Title to every single unit: |
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»
within 21 days from receipt of the Strata Title the
developer |
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will – provided the purchase price and maintenance
fees has |
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been paid - issue a valid and registrable Memorandum
of |
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Transfer of the particular parcel (condominium) to
all purchasers |
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2.) Strata Titles for all
purchasers
back to top |
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The HBA’s advice to house buyers is
to „get, keep and preserve“ the Strata Title for
their parcel for the following reasons:
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for their parcel for the following
reasons: |
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as ultimate proof of ownership; |
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without it owners won’t be able to
sell their properties with a straightforward S+P
Agreement, |
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any transaction and transfer has to
be done by way of an “assignment” |
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as dealing instrument for instances
of charging to banks for loans |
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to faciliate disposal should they
wish to sell – so they will no be imposed “consent
fees” by the developer |
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to be able to initiate and get
involved when the MC is formed by owners of the
units in a subdevided |
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building to maintain and manage the
common property areas |
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as final proof of the built-up area
of the unit, and ultimately,
the
apportionment of the share in the total |
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aggregate units |
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as long as the Strata Title have not
been transferred, the land and the common property
are still owned by the developer |
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Strata unit owners are advised by the
HBA to read the Strata Titles Act to get acquainted
with the rules and by-laws |
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governing sub-devided buildings! |
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Among the places this can be found is
the website of the National HBA
http://www.hba.org. |
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3.)
What happens after the purchasers have got their
single Strata Titles ?
back to top |
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The Strata schemes are meant for owners to take
responsibility
of the
common property areas |
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including a joint financial responsibility for the
entire operations: |
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once 1/3 part of the total parcels
excluding parcels held by the developer has been
transferred to
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individual parcel owners, the
developer will call for the First Annual General
Meeting: |
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during this AGM and provided a quorum
/ attendance of 50% of registered
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owners is reached, all owners vote by
show of hand or optionally “secret”
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the council of the
responsibility-taking new Management Corporation, |
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this council shall have minimum 3 to
max. 14 members |
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this MC - run by the elected council
- will be responsible for the management &
maintenance |
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of the common property areas in order
to give best benefits to all owners |
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the MC can
pay it’s council members a monetary
“incentive” for their work which should |
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be
reasonable and in ratio to the particularly
personally involved time and the number of
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parcel
units, respectively reasonable to the financial
volume & responsibility of the operation |
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the MC is
equipted with a wide range of
specific duties and powers, |
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e.g. to collect “maintenance
fees” or “service charges” from all parcel owners ! |
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Before the developer’s First AGM all
parcel owners are members of the MC. |
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Before the developer’s First AGM the
Director of Land and Mines could take over the
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chairman position of the MC, e.g. “to
kick out” an MC or single members of it |
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4.)
Time schedule
back to top |
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In Penang the time
required between a Strata Title Application and the
issuance of a Strata Title |
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is semi-officially
less than 9 months. |
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What if there should be delays delays ?? |
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When presenting this
information to you the Strata Title is only one
reason: |
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the second one is a
new law which is in the pipeline since two years and
according to a recently published |
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hint possibly being
passed "any moment from now" - and which would
create a completely different legal |
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situation, will
actually force developers and Residents Associations
to cooperate closely together: |
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5.)
The Building and
Common Property (Maintenance & Management) Bill |
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This law is aiming
exactly to property situations like ours
forerunning to the issuance of the
Strata Title: |
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the bill calls for the establishment
of a... |
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6.) Joint Management Establishment
(JME)
back to top |
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which is a committee comprising
developer’s representatives, the managing agent and
parcel owners. |
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The JME’s task is to undertake
maintenance & management of the subdevided building
and it’s common |
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areas to ensure the good condition of
the building is preserved so that the potential for
capital appreciation |
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is
not adversely affected. |
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The HBA has been working intensively
to achieve a fair setup of the JME’s ‚committee’:
one of the very |
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recommendations for transparency in
the building management is that owner’s
representatives should be |
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made signatory to the maintenance
fees account as well as to the sinking fund account. |
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Until the specific paragraphs of this
bill will have passed the HBA expects the duties of
the JME |
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will be as follows: |
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1./ |
To properly maintanin the common
property and keep it in a state of good and
serviceable repair |
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2./ |
To determine and impose charges that
are necessary for the repair and proper maintenance
of the common property |
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3./ |
To comply with notices or orders
given or made by the local authority or any
competent local authority requiring the
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abatementof any nuisance on the
common property, or ordering repairs or other works
to be done in respect of the |
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common property or other improvements
to the property. |
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4./ |
To prepare and maintain a register of
all purchasers. |
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5./ |
To maintain the building maintenance
account, to ensure it is udited and to provide
audited financial statements to |
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unit owners. |
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6./ |
To enforce house rules for the proper
maintenance and management of the building. |
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7./ |
To ensure developers insure the
building to the replacement value thereof against
fire |
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and such other risks as may be
determined. |
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8./ |
To
be informed of action to apply any insurance monies
received by the developer in |
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respect of damage to the building so
as to rebuild and reinstate it. |
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9./ |
To promote and educate building
owners on the concept of comunal living. |
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It is further expected that the JME
powers will include these
areas: |
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10./ |
to enter into contracts |
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11./ |
To collect from purchasers
maintenance & management charges in proportion to
the |
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provisional share units of their
respective parcels |
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12./ |
To authorize expenditures for the
carrying out of the maintenance & management of the
common property |
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13./ |
To inform the developer to recover
from any purchaser any sum expended by the JME in
respect of that |
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parcel in complying with any such
notices or orders |
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14./ |
To seek developer concurrences in
order to hold, enjoy, convey, asssign, surrender,
yield up, charge, mortgage, demise, |
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reassign, transfer or otherwise
dispose of or deal with, movable and immovable
property and interest vested in the JME.
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15./ |
To do all things reasonable necessary
with the concurrences of the developer for the
carrying out of its duties. |
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„No legal vacum“,
no
dependence on busy-ness nor good-will of the the
Land Office
and the
certain Competent Local Courts |
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but much more nearer to reach and
pragmatic in it's work: |
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7.)
The
Strata Title Board = at 22nd floor of Komtar Penang
!
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As authority over all MC it does have
a wide range of actual powers and does have the
authority to make followg orders (!)
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1./ |
Revoking amendment of by-law |
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The Board can order the revocation of
an amendment to a by-law, the revocation of a new
additional by-law |
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or
even the revival of a revoked additional by-law |
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2./ |
Invalidating purpoted by-laws |
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If any parcel owner who is entitled
to vote in a meeting of an MC finds that the MC does
not have |
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the power to create a new by-law, and
if the Board concurs, it has the authority to
invalidate that new law. |
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3./ |
Power to invalidate proceedings |
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In the event any provisions of the
Strata Title Act is not complied with in relation to
a meeting of the MC, |
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the Board can either legalise or
nvalidate any resolution made at the meeting. |
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4./ |
Varying certain rates of interests |
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If the Board thinks that an MC has
imposed an unreasonable rate of interest payable for
late payment of a |
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contribution (maintenance gee) the
Board can order that no interest be payable, or
stipulate its own determined rate. |
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5./ |
Resolving denied voting rights |
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Acting by a complaint of a parcel
owner, and if the Board is satisfied that a
particular resolution would not have been |
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passed at a general meeting of an MC
if the complainant: |
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a)
was improperly denied a vote on the motion for the
resolution; or |
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b)
was not given due notice of an item of business
pursuant to which the resolution was passed, |
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the the Board can invalidate the
resolution from the date of the order. This is
provided that the complainant lodges
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his
protest within 21 days from the date of the MC
meeting. |
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back to top |
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6./ |
Varying amount of insurance to be
provided |
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The Board has the power to vary the
amount for which the MC has |
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insured the subdevided building if it
is considered not reasonable. |
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7./ |
Settling dispute on aspects such as
costs of repairs |
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The Board can settle or rectify a
dispute involving defects in: |
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a)
a parcelo (such as a particular unit); |
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b)
the sub-devided building; or |
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c)
the common properties. |
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It also has the right to determine
the liability of a parcel propietor for the cost of
work carried out |
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by the MC in the performance of its
power, duties or functions conferred or imposed by
law. |
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8./ |
Making or
persuing insurance claim |
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The Board can order the MC to pursue an insurance
claim in respect of |
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damage to the building or any other property insured
by the MC. |
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9./ |
Supplying
information |
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Following the application by a parcel owner, the
Board can order an MC, |
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the managing agent or any member of the council to
make available any |
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information to the parcel owner which has been
wrongfully withheld. |
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10./ |
Giving
certain consent affecting common property |
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If an MC unreasonably refuses to give it’s consent
to aproposal by a parcel owner to affect alteration |
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to part of the common property, the Board can order
that this consent be granted. |
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11./ |
General
provision |
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Orders may include such ancillary or consequential
provisions as the Board thinks fit. |
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back to top |
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12./ |
Doing or
refraining from doing a specified act |
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For the purpose of securing compliance, the Board
can order an MC, |
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the managing agent, any member of the council or
even a person with |
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interest in a parcel to either do or refrain from
doing a specified act in |
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the building or the common property. |
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All
proceedings before the Board are opened to the public |
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A person
who contravenes an order made by the Board is guilty of |
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an offence, and can be liable on conviction to a
fine not exceeding |
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RM 10,000, to imprisonment for a term not exceeding
two years, or both. |
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8.)
The Miami Green Resort Condominium Owners
Association
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“If no owner would care & would not
be willing to contribute = the developer could do
what he wanted” |
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…but this was not the reason for the
foundation: we are not a club of bored individuals
who don’t know |
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what to do with our free time… it
was/is the very intention of the lawmaker that
owners who do live in |
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subdevided building do form such
Residents Association: |
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extremely
important before the First AGM to be called by the
developer: |
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our Owner's
Association needs to
make sure that more than 250 parcel owners |
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are registered as members
of our RA |
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so that the number of votes of the owners will be
higher than the numbers |
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of parcels held by the developer |
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and the owners can actually make use of their rights
invented by the lawmaker |
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and can elect a MC (Management Corporation) and take
over the responsibility |
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since otherwise (in
case the developer should have a higher number of
parcel-votes |
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the developer will of course elect an MC of is own
best interest and our RA's actual |
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influence and
e.g. our ability to control the income + spending of
costs from the |
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maintenance fees and sinking funds paid by all of us
will remain zero !!! |
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PROXY
= legal power for our owners association |
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1./
registered proprietors of condominiums (whether or
not they live in the condo) |
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can appoint anybody to be their proxy: |
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to all fellow-owners, especially to outstationed
owners, we as Owners Association |
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offer - and actually request them! - to please make
use of this possibility and to |
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appoint us as your proxy - which will
certainly be for the best benefit of each single
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fellow-owner of you as well as for all of us! |
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Through the link given
here
you can open a drafted power in PDF-version and we
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request all of you to which this point applies to
please fill it out and send it to us |
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(addressee as per drafted power)! |
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2./
in cases, where the property is still charged to the
end-financier, the borrower |
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is entitled by the law to get a proxy from his bank
! |
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If this applies to you please kindly have your bank
completed the same power |
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(we repeat same link
here)
authorizing our RA to be the bank's = your proxy! |
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As per the
lawmaker's vision and intentions an RA's functions
are these ones: |
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to protect the owners
interests |
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to take over responsibility for the
management & maintenance of the common property
areas |
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so that the best care is granted and
the original calculated, maximum possible lifespan
of our |
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resort can be preserved to everyone’s
benefit! |
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a Residents Association like ours is
supposed to be the watchdog |
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for our
together-into-the-future-going community |
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to have a cohesive voice in the
interest of the community |
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to be organized when there is need
for contacts & communication |
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to share the workload should there be
need for sharing tasks |
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to share resources to maintain or
improve the community |
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to volunteer for good cause towards
an enjoyable life in our community |
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but not only this: at some point of
time – and this is the reason for
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his evening – we are obligated
by law to form a management corporation
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In our RA, in this talk-circle of
neighbors & friends, where we all
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are
becoming responsible in the sense of the here
described legal |
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scheme, in some cases share the walls
of our condominium with |
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the immediate next neighbor, want to
share / enjoy the clean water |
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of our swimming-pool everyone of us
is allowed to have your say! |
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a good dialogue enables a careful
advance planning (the sense for |
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this evening !!!) in the ratio we all
contribute we will see the beauty
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of the law makers idea will become
reality, |
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and also our developer will not be
able to go away from that but |
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will sense his benefits from
cooperating with us |
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9.) Let us together materialize
‘the Miami Green vision’ into reality!
back to top |
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the moment comes where we must take over the
responsibility towards |
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1./ all owners |
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2./ the public / neighborhood / Bomba
/ police / insurances and |
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3./ many service-companies |
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Please make up your mind what you
ideally would like to see happening here at your
home and email us !!! |
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Please help us
also by
being considerate: we need to setup things with a
“nerves-saving” professional sober attitude; |
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-
“neves-saving = we/your committee are
mostly busy professionals, |
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we ARE willing to contribute while our capacity
remains 100 %...!” - |
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here at our
communal home, everyone
wants / needs to be happy, wants peace, must be able
to unwind and |
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relax
from his daily business challenges and here at home
no-one
wants to spend his free time in
quarrels; |
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therefore please kindly help with
YOUR mental contribution also in form of polite/kind
emails or memos |
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that we can materialize 'the Miami
Green vision' TOGETHER! |
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10.)
Enlightment
about some specific terminology“ |
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common property areas = lifts,
garden, pool, playground, corridors, stairs, car
wash bay, guards house |
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parcel = legal term for 1
condominium-unit in a subdivided building |
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accessory parcel = car park; the
parcel is always attached with at least 1 accessory
parcel |
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penthouses mostly have got 2, may
have more |
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provisional block = 1 house of a
several houses resort |
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further hints regarding specific
terminology are found in your S & P Agreement under
“Interpretations" |
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11.)
Sinking Fund |
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Both, the Strata Titles Act of 1985
and the new Schedule H of 1-12-2002 of the Housing
Developers Regulations
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of 1989 call the Sinking Fund a
„Special Fund“ to be put on a separate fixed banking
account |
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◊ |
so that it’s interests can be
used for the ongoing management & maintenance of the
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common property areas while the
Sinking Funds themselves remain untouched! |
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◊ |
with use and age, major items
deteriorate and need to be replaced |
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so that the aesthetic qualities of
the community can be maintained |
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◊ |
this is a reserve fund – not to be
mixed up with the maintenance fees - for the in
future necessary major repairs, |
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such as replacements of parts of the
common property – e.g. a new roof of a building,
eventually damaged by any
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force majeur, major swimming pool
repairs or painting the whole building/s newly and
similar major cases) |
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◊ |
it’s handling must be transparent &
accountable to it’s contributors |
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Consequentially - according to
recommendations of the HBA - we owners should be
consulted for our consent |
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in case repainting works should be
required, in the light of these laws we are supposed
to play an active role |
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once any such tenders should be
opened to invite offers from service companies. |
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According to the law, the Sinking
Fund can be used for: |
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1./ |
painting or repainting any part of
the common property, which is a building or other
structure |
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2./ |
the acquisition of any movable
property for use in relation with the common
property |
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3./ |
the renewal or replacement of any
fixtures or fittings comprised in any common
property |
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and any movable property vested in
the corporate; and |
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4./ |
any other expenditure not being
expenditure incurred under subsection (5) of section
43
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to meet a liability for maintenance
for settling any defaults in payment by a propietor.
*/ |
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back to top |
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*/ Section 43 (5)
is the subsection on the duties and powers of a
management coporation
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to recover monies in an action in
court for monies due to the management corporation
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for work, repairs or act done on
behalf of a parcel owner. |
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◊ |
The Sinking Fund is in fact a trust
fund entrusted to a trustee who plays the role of a
‚stakeholder’ |
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who should provide owners with a copy
of the annual audited accounts: |
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such
funds not to be used for a reasonable period of time
should be placed in an interest-bearing account; |
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those
stakeholders who unilaterally dig into the fund
without prior authorization should be held
responsible
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and accountable; |
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misappropriation
of the fund is tantamount to criminal breach of
trust (CBT) and is punishable by imprisonment. |
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◊ |
The developer must
pay the Sinking Fund for the unsold parcels held by
himself. |
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12.)
Maintenance Fees |
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Since the economic lifespan of
mechanical & electrical fixtures & fittings is only
30 – 50 years |
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an organized maintenanc e is
necesssary to prolongate and enhance the economic
lifespan: |
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◊ |
According to the HBA many “gouses”
are lodged to the HBA |
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because owners say they don’t pay it
because of the unsatisfactory |
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|
level of actual care / maintenance
given as well as lack of |
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transparency in revealing the actual
expenses incurred; |
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◊ |
developers (through the MC) often
argue (not in Miami Green) |
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|
they are unable to give satisfactory
maintenance because of the |
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owners haven’t paid their dues |
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◊ |
no up to date-formular exists, in our
case the developer’s account |
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|
statements and financial records for
the last/first 4 years will |
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|
convey whether the RM 165 we all pay
monthly “work” |
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◊ |
Attention: by law the MC (whether
owned by the developer or |
| |
|
engaged by an owner’s association) is
entitled to actually proceed |
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|
in various means against owners who
don’t pay their maintenance fees !!! |
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◊ |
The S.T.Act prescribes severe
penalties for those who don’t take |
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|
prerequisite steps leading to
issuance of the titles: |
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|
i.e. owners must have paid their
maintenance fees before the |
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|
developer must transfer the Strata
Title. |
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◊ |
The developer must
pay the Maintenance Fees for the unsold parcels held
by himself. |
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|
|
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Once
1/3 part of the Strata Titles have been transferred
to condominium owners |
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the
developer will call for the First Annual General
Meeting: |
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13.)
(Preparations
for) the First Annual General Meeting called by the
developer |
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the developer is requested to prepare
theses three documents: |
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1./ |
Notice of the First AGM |
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2./ |
An annual budget of the MC, detailing |
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◊
the opening balance in the management fund and the
Sinking Fund |
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◊
the itemised estimated income from all sources other
than levied contributions
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◊
a list of estimated expenditures from the management
fund |
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◊
the total of all contributions to the management
fund and the Sinking Fund |
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◊
each parcel propietor’smonthly contributions to the
funds |
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◊
the estimated balance in the funds at the end of the
fiscal Year |
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3./ |
A financial statement that sets out: |
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◊
the opening and current balance in the management
fund and the Sinking Fund |
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◊
the details of the MC’s income from all sources,
except the special levies |
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◊
the details of expenditures from the management fund |
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◊
income and expenditures by special levy, if any. |
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14.)
The main purpose
of the First AGM: |
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will be the
election of the future MC (Management Corporation):
all individual parcel owners as well as
|
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the developer
(for the unsold parcels held by him) are entitled to
vote! |
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|
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at the First AGM the developer will
give the MC copies of the following: |
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◊
all plans required to obtain the building permit and
any amendments |
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◊
any document that indicates the location of service
facilities are not shown on the plan
|
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or plan amendments filed with the
local authorities / council |
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◊
all contracts entered into by the MC |
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◊
the registered Strata Plan and plan amendments |
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◊
the names and addresses of the project’s
contractors, subcontractors and suppliers |
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◊
all documentation and information related to common
property or assets |
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◊
minutes of special general meetings |
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◊
a detailed list of owners |
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◊
contacts of end-financiers |
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◊
names of tenants |
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◊
assignments of voting or other rights by parcel
propietors to tenants |
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◊
books of accounts showing money received and spent
and the reason for the receipt or expenditure |
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◊
the Act and Regulations |
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◊
a copy of the MC’s by-laws and rules |
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◊
any court decision and legal opinions in a
proceeding in which the MC was a party
|
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◊
income tax returns, if any |
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◊
correspondence sent or received |
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◊
bank statements, cancelled cheques and certificates
of deposit
back to top |
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15.)
After the First
AGM the developer will… |
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◊
transfer control of the MC’s money, keys to the new
MC council within a week |
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◊
ensure the MC’s insurance coverage continues for at
least four more weeks |
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◊
deliver an updated financial statement to the MC
within eight weeks |
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|
◊
pay any difference in the event the actual
management fund |
| |
|
expenses exceed the estimated
expenses to the MC within 8 weeks |
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|
◊
Most probably the coming ‘Building and
Common Property |
| |
|
(Maintenance & Management) Bill’ will
also determine that the |
| |
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developer
should prepare and disclose the initial budget to
assure |
| |
|
accurate estimation of
projected operating costs and the Special Fund.
|
| |
|
◊
Owners should get full disclosure and the
opportunity to develop the budget. |
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|
The revamped Schedule H of the
HousingDevelopers Development |
| |
|
(Control and Licensing) Regulations
1989 provides for a SERVICE |
| |
|
CHARGE FORM, which should be approved bythe
Controller of Housing or |
| |
|
relevant authority.
|
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16.) The
future COUNCIL of our future Management Corporation,
Duties & Powers |
|
|
|
the future Management
Corporation = automatically all owners |
|
|
|
the future COUNCIL =
owners, elected on 'First AGM' by the MC as
Council-Members |
|
|
|
The future Council... |
| |
◊ |
is authorized to setup new by-laws
(regulations) for which (in each case)
|
| |
|
a resolution has to be established |
| |
◊ |
the simple
majority of the council is entitled to decide about new
by-laws |
| |
◊ |
any new
by-law or amendment of a by-law has to be approved by
an AGM |
| |
|
to become legally valid |
| |
◊ |
appoints
any property service company as property manager upon the
decision |
| |
|
of the majority of it's
council members. Like any contracts it is prudent upon the |
| |
|
Management Council to tender
for quotes, short-lists candidates and state |
| |
|
why the Council recommends a
particular company |
| |
◊ |
to record
all notices & correspondence |
| |
◊ |
to record
/ maintain / audit all financial statements |
| |
◊ |
establish a management fund |
| |
◊ |
take over
from the developer and to maintain the “special account”
with the Sinking Fund |
| |
◊ |
at this
First AGM it should be agreed what percentage of the
incoming maintenance fees |
| |
|
should be kept aside on the “special account” as
Sinking Fund (5% - 10% - 15% ??) |
| |
◊ |
to issue a certificate for owners upon
application stating the amount of contributions |
| |
|
(maintenance fees) payable by owners with time and
manner of payment |
| |
◊ |
to issue a certificate about the
status of the owners’ contributions |
| |
◊ |
to issue a
certificate for owners stating the state of the management
fund |
| |
◊ |
to hold 2
x per year Annual General Meetings |
| |
◊ |
to setup /
amend housing rules & regulations |
| |
◊ |
to borrow
money to ensure it’s operations |
| |
◊ |
with ref
to paragraph 53 A: if a parcel owner does not pay his
service fees the MC can go |
| |
|
to Land Administrator (or Dir. Of Land and Mines)
and get court-order for such payment
|
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… instead of cutting gas / electricity or water… but
it may “be creative”…. !!!
back to top |
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17.)
A good property
manager… |
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|
◊
|
keeps everything in good terms
|
| |
◊ |
matches his budget
|
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|
◊ |
makes the property value goes high |
| |
◊ |
will implement letting strategies |
| |
◊
|
maintain/secure adequate insurance |
| |
◊ |
will eventually
even advertise the resort to
secure that the occupancy is full |
| |
…so that all owners & residents are
happy! |
| |
|
|
| |
For the Property Management Business regulations do
exist but so far no “Iso Standard” or something
similar: |
| |
◊ |
in view of the financial aspects and
the responsibility and since this is a full time job
(!) |
| |
|
the MC must ensure the right Property
management service company is engaged |
| |
◊ |
bad or fraudulent property mgr can be
fined with up to RM 25,000.- |
| |
◊ |
the HBA advice is also: don’t
sacrifice on standards in terms of too low fees !
|
| |
◊ |
where
to find such property management company? |
| |
|
we
will refer to the Yellow Pages as well as to friends
in town who are satisfied with |
| |
|
the
property management company engaged by their own
condominium / RA |
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18.) The National House Buyers
Association, Kuala Lumpur
back to top
|
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is a non-profit,
non-governmental, non-political organization manned
by volunteers who are prepared to give free advice |
| |
"to people who are
nice to the HBA" = actually they have been extremely
kind and helpful to us setting up this webpage |
| |
respectively
filling it with detailed valuable information !!! |
|
|
For enquiries
contact the Honorary Secretary General Mr. Chang Kim
Loong at
info@hba.org.my.
ust by a double-click
here
|
| |
you can enter the
HBA's website, where lots of further information is
displayed! |
| |
|
| |
19.)
Where could owners get information whether the
developer has paid to his financing bank
|
| |
the loan for a particular parcel? |
| |
Each parcel owner
can check this through the lawyer which setup the
S&P Agreement for him. |
| |
The S&P Agreement
besides states "that vacant possession should be
given free from encumbrances"! |
| |
|
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20.)
Last not least all you, our dear fellow-owners, are
most welcome... |
| |
to read up on the
Strata Titles Act and it's regulations and also to
follow up case laws from newspapers etc please! |
| |
After all it is
delighting and easing the mind to understand that we
in Penang are luckier than condo-owners in |
| |
other parts of
Malaysia because we have got a Strata Title Board
(!) and MCs and parcel proprietors can refer |
| |
to this board to
settle any disputes! |
| |
The questions,
which arose at our 'Information Event' on 25th July
2005, we will publish here once |
|
|
we are in
possession of corresponding answers! |
|
|
Principally, we
intend to keep adding particularly interesting
information, therefore please keep re-checking for
updates! |
| |
|
| |
Be sure also of
this: the members and in particular the chairman of
our
Miami Green Resort
Condominium Owners Association |
| |
remain thankful
for any support and/or hints/remarks/comments which
help to improve our understanding and our work as
such! |
| |
|
| |
|
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|
emergency call from
H/P 112 - police 999 - ambulance 999 - bomba
994 - operator
assisted calls + directory dom. + abroad
all: 101 |
|
|
* Persatuan Pemilik Kondominium Miami Green Resort,
registered
at the ROS Penang under association no. 1618 |
|
We explicitly do not claim any
copyright for our website and even offer other RAs in
Malaysia to download a neutralized blueprint copy
here.
|
|
Neither the
author nor as RA we accept any
responsibility for the content published on our website nor
of articles published for any third party. |
|
