Windsor Apartments Wanted by Buyers!

Dear Readers,

If you happen to know of any owners of Windsor apartments wanting to sell theirs, we have quite a number of buyers looking to buy them as follows:

* 640 sf, 1-roomed with car park, any facing - wanted by a lady buyer with a budget up to RM320,000.00;

* 1230sf, corner unit with car park , facing KLCC or Palace view - wanted by an expat with a budget around RM500,000.00;

* 500 sf, studio with car park, any facing - wanted by an investor willing to pay up to RM280,000.00;

* 1230sf, on low floors, facing swimming pool, with car park - wanted by a lady buyer willing to pay RM500,000.00;

* 1230sf, corner unit, facing Mont Kiara, 20th floor and above, with car park - wanted by 2 separate lady buyers with budget up to RM550,000.00;

* 1220sf, facing pool on 8th to 10th floor, with car park - wanted by a buyer willing to pay up to RM488,000.00;

* Any tenanted units at Windsor or Wardolf with gross rental return of 7.5% or more with a price tag of about RM600,000.00

For price comparisons, recent sub-sales (since May 2009) at Windsor by GT and others were:

1) 500sf, studio, nicely furnished, on the 8th floor, best pool view and nice KLCC view from the balcony, with 1 car park lot: sold by GT with Jynet of RF, RM308,000.00 (RM616psf);

2) 640sf, vacant and unfurnished, on the 11th floor, facing Dorchester or Sri Hartamas housing estate, with 1 car park lot: sold by GT for Indonesian Owners, RM280,000.00 (RM437.5psf);

3) 1230sf, vacant and unfurnished, corner unit, on the 8th floor, great pool view and KLCC view from balcony, all rooms well-lit by natural lighting, with 1 car park: sold by GT with Ng of JV, RM500,000.00 (RM406.5psf);

4) 1220sf, vacant and unfurnished, on 8th floor, great pool view and KLCC view from the balcony, with 1 car park: sold by a competitor, RM485,000.00 (RM397.5psf) - GT's offer of RM488,000.00 came 3 hours late!

5) 1230sf, vacant and unfurnished, on 11th floor, good pool and KLCC view from balcony, no car park, sold by another: RM495,000.00 (RM402.4psf) ;

6) 1230sf, vacant and unfurnished, on 19th floor, pool and KLCC view from balcony, no car park, sold by another: RM500,000.00 (RM406.5psf);

7) 1230sf, vacant and unfurnished, on 18th floor, good pool and KLCC view from balcony, with 1 car park lot, sold by GT: RM540,000.00 (RM439psf)

Owners from Malaysia, Indonesia, Hong Kong, Singapore, China, Europe, Britain, America and everywhere else are welcome to list your Windsor, Wardolf & Dorchester apartments for sale with us.

Regards,
Douglas GT Tan
GT REALTY
22-B (2nd Floor), Jalan 19/36
46300 Petaling Jaya
Selangor
Malaysia

Tel: 603-7958 8821 / 6012-288 6993
Fax: 603-7958 7821
Emails: tanhalim1@gmail.com; tanhalim1@yahoo.co.uk

FOR SALE (for RM308,000): Nicely Furnished Windsor Studio Apt at Up Market Sri Hartamas

Sri Hartamas (7.8.2009): An identical unit of this is now available for sale at the same price - that is RM308,000.00. Fantastic pool view (click on the 4th photo below)! Hurry, while it is still available!

Last Saturday (21.6.2009), a prospect - brought by this charming and capable lady Ms. Jynet - viewed and offered to buy at RM308,000.00 supported by 2% conditional earnest money; And the Offer was accepted by the Owner the next day - If everything goes smoothly like other cases, it can be considered SOLD!

Now, we are looking for expatriate / corporate tenant for this very lovely studio apartment with nice pool view during daytime and beautiful KLCC view at night.

We are prepared to let it out at between RM2000 to RM3000 per month depending on whether additional items are requested or not.

-------------------------------------------------------------------------------------------------

Nice KLCC-view & Pool-view (click on the pool-view photo below).

To Let: Nicely furnished with 1 accessory parking lot.

Availability: Immediate

Location: Up Market Sri Hartamas / Mont Kiara

Superb Location: Very convenient because it's linked at 5th level to Plaza Damas - a cosy retail complex with many eating places to suite all tastes and nationalities; Starbuck; Coffeebeans; TGIF; Pizzas; forex money changers, etc. all available

Security: Tight 24 hours; By access card to the level of your unit only - all visitors must register at Grd Flr lobby for access to the floor of the unit you are visiting;

Corporate & Expat Tenants welcome!

Rental: RM2000pm upwards (incl. maintenance fees, sinking funds)

For viewing, contact Douglas
Tel: 012-288 6993 / 03-7958 8821

Regards,
Douglas GT Tan

GT Realty E (3) 0698
22-B (2nd Flr), Jalan 19/36
46300 Petaling Jaya
Selangor D.E.

Tel: 6-03-7958 8821 / 012-288 6993
Fax: 6-03-7958 7821

Email: tanhalim1@gmail.com; tanhalim1@yahoo.co.uk

Real Estate Agency Career Preview Free Talks By Douglas Tan

Date: First 3 Sundays of Every Month

Time: 2-4pm

Venue:
22-B (2nd Floor), Jalan 19/36, 46300 PJ
(in front of SS2 SRJK(C) Puay Chai, above Mungo Jerry restaurant)

Theme: Real estate agency career can earn you RM563,319,57 in agency fees over just 10 months - Want to know how (I did it)? Come for the free talk on Sunday at SS2 PJ. It's free!

To Register for the Free Talk:
Sms (Your Full Name) and (The Sunday's Date) to 012-288 6993; or Tel: 03-7958 8821

Recent Talks
"Here are some snap-shots of the 1st series of 3 FREE talks I gave in May 2009.

The attendance was quite okay - considering the fact that before the participants came, almost all have no idea who the speaker was.

The adverts in the Star ("Jobs" column) read: "Real Estate earn RM563,319.57 over just 10 months. Want to know how? Free talk on __ May (Sun), 2-4pm, PJ SS2. Tel: 03-7958 8821".

What they knew probably was that before such adverts could be put up, one has to satisfy the publisher of the adverts that indeed that amount of money has been earned over 10 months by the party putting up the adverts; otherwise those adverts could not be published!

I was very frank and candid in my talks.

And, this weekend (May 23 & 24, Sat & Sun, 9am - 5pm, 1-hr lunch from 12:30pm), I will be holding a 2-day Mentorship Programme for a good number of them. Some will join GT after the programme; some just want to be trained by GT. Affordable disbursements will be collected for this 2-day programme. Interested negotiators and property marketers can call 03-7958 8821 for details. Limited seats left. The next one will be 2 to 3 months from now (now brought forward due to repeated requests! The next one: end of June or mid July).

Topics Include:

• Outselling your competitors in the 4Ps of your real estate and the 3Ps of your services;
• Real estate marketing skills - the selling & letting/leasing process: From overcoming objections to after deal services;
• Law of contract relating to real estate transactions (Specific Reliefs Act included);
• Estate agency law & practice (VAEA Act, VAEA Rules, MEAS, Circulars, etc.;
• Malaysian land law (NLA, etc.)
• Your basic marketing tools;
• The winning strategy: goals, focus, passion, right attitude, problem-solving ability, team spirit, team spirit, choice of working territory; invest in the future, GT's experience...
• GT's Money-Back Guarantee Mentorship Programme - You get back every sen you pay for the programme if you can't close a single deal by the end of your 3 months' probationary period with GT: That's how confident and sincere we are in mentoring and grooming our people. Golden handshakes if you can't make it!

Sounds good? What are you waiting for? Join the upcoming Mentorship programme (Tel: 03-7958 8821) or look out for our 2nd series of FREE talks or previews which begins on June 14 - more girls are attending, I noticed"

Regards,
Douglas GT Tan

For Sale: Furnished Sri Hartamas Windsor Studio Apt

Dear Readers,

Are you looking to invest in an 'easy-to-let-out' petite apartment in the enclave of the rich and well-to-do? Well, here is a good one for your consideration:

• Size: 500 sf /46.45 sq. m.
  
• Type: Studio Serviced Apartment
• Conditions: Furnished; Brand new; Certificate of Occupation issued in August 2008;
• Car-park Lot: One (1) Accessory Parcel on Level 6;
• Floor: 16th - 20th (exact floor will only be revealed to genuine prospect);
• Unit No.: 8
• View: Clear view towards Sri Hartamas housing area;
• Main Door Facing: East
• Balcony Facing: West
• Curtains: Day curtain (thick);
• Glazed/glass Shower Compartment;
• Fire-fighting features: Sprinkler heads and fire extinguisher
• Fully furnished: Aircond; bed with linens; Big Colour TV; Fridge; Vacuum Cleaner; Wardrobe - please see picture;
• Monthly Maintenance Fee: RM0.32 psf
• Security: 24-hour tight security; individual floor access card;
• Facilities: Nice swimming pool; jacuzzi; massaging jets; squash court; well-equipped gym; well-equipped children's playground; karaoke room; movie roomed; aerobic room; snooker room; landscaped water features around pool areas; hotel-style lobby; access card to car-park;
• Develper: Mayland Group
  
• Asking Price: RM310,000 only ( Sense of Value: 2 weeks ago, I sold an unfurnished 640sf 1-bedroomed unit on lower floor (11th) with 1 car-park and same facing at RM280,000.00)
• 
  

Hurry, investment opportunity waits no man and of course woman too.

Douglas GT Tan (E 1579)
GT REALTY [E (3) 0698]
H/p: 6-012-288 6993
Tel: 6-03-7958 8821
Email: tanhalim1@yahoo.co.uk; tanhalim1@gmail.com

A Free Talk On Real Estate Agency Career On 3 May 2009

A Community Service Real Estate Agency Career Talk

Date: 3 May 2009 (Sun)

Fees: Free of Charges (Previously, RM80/pax); and, FREE drinks provided.

Time: 2 - 4 pm

Venue: GT Realty, 22-B (2nd Floor), Jalan 19/36, 46300 Petaling Jaya, Selangor D.E.
(above Mungo Jerry Restaurant, in front of SRJK (C) Puey Chai, SS2 PJ)

Topics Covered:
1. You can earn RM563,319.57 over 10 months in real estate agency career;
2. What qualities, attributes, knowledge and tools must you have to be successful in this career?
3. How, where and when do I start? And,
4. Many more insightful topics...

The Speaker:
Mr. Douglas GT Tan holds a B.Sc. (Bldg) degree from the National University of Singapore; passed his Test of Professional Competence (TPC) in 1 sitting; practised real estate agency more than 15 years since 1992; closed big-ticket and low-end deals - 3 of which raked in RM563,319.57 over just 10 months; lectured part-time in a well-known college in 2003 & 2004 on "Real Estate Agency Practice", "Real Estate Agency Law" and "Principles and Practice of Marketing"; conducted 2 TPC workshops; held a similar talk in the college in Sept 2003 where more than 50 participants paid RM80/pax to attend; and... NOW: It's given free...only at PJ...Hurry, limited seats only!

Learn from the experience of someone who has done it. A talk not to be missed by anyone interested or seeking to know more about estate agency career.

To Book Your FREE Seat:
SMS 012-288 6993 spacespace; or
Email: tanhalim1@yahoo.co.uk

See you on Sunday!

Sincerely yours,
Douglas GT Tan

P/s: You may view Douglas' published articles at: http://www.associatedcontent.com/user/118355/gt.html

COMPLETE MALAYSIAN HOME BUYERS’ GUIDE 2008

COMPLETE MALAYSIAN HOME BUYERS’ GUIDE 2008

Important Considerations for Buyers of Malaysian “Homes”:

1. Check Whether The “Home” Is Sited On Residential or Commercial Land:

Is it sited on residential or commercial land? The former – known as “housing accommodation” - enjoys specific protections and safeguards under the Housing Development (Control & Licensing) Act (HDA) & Housing Development Regulations (HDR); Whereas the latter (e.g. serviced apartments, condotel, resort apartments and the likes) do not – instead, they are governed by, among others, the Contracts Act and other Malaysian law.

Is it on a freehold or a leasehold land? If leasehold, how many years left?

Is it on Malay Reserve land which non-Malay cannot buy?

2. Check On The Developer:

A Malaysian home which is a “housing accommodation” under the HDA & HDR can only be legally developed and offered for sale by a developer with:
· A valid housing development licence;
· A valid advertisement licence for the housing development;
· A valid sales permit.

Obviously, you should also check on the developer’s track record in terms of:
· completion ability;
· delivery of quality;
· past customers’ experience.

3. Check: A “Landed Home” or “Strata Home”?

A “housing accommodation” under the HDA can be a “landed home” (such as bungalows, semi-detached houses and terrace houses) or a “strata home” (such as condominiums, flats, apartments and townhouses).

HDR Reg. 11(1) imposes different standard Sale & Purchase Agreements and different periods of completion for a “landed home” as opposed to a “strata home”:
· For “landed homes” - the legally expected date of completion is 24 months from the date of signing of the Sales and Purchase Agreement (SPA) as per Schedule G of HDR 1989; whereas,

· For “strata homes” - the expected date of completion is 36 months from the date of signing of the SPA (as per Schedule H of HDR 1989).

HDR Reg. 11(4) further states that the Purchaser’s solicitor is “entitled to a complete set of the contract of sale including…free of charge subject to the undertaking…to return…in the event…not executed by the purchaser within fourteen (14) days from the date of receipt…”

The rights of buyers must be understood as contained in the Sales and Purchase Agreement as in either schedules G or H of the Housing Development (Control and Licensing) Regulation 1989, whichever is applicable – please refer above

4. Get A Copy of The Brochure

Brochures for a housing development are usually given free by the developers. HDR Regulation 6(1) stipulates that certain information must be included in any advertisement – including the brochure. Do look out for the following information:
1. The Housing Development’s Licence number and the expiry date;
2. The Advertisement and Sales permit numbers and the expiry dates;
3. Name and address of:
· The licensed housing developer;
· The authorized agents (if any);
· The holders of power of attorney (if any);
· The project management company (if any);
4. Land details: tenure – freehold or leasehold expiring when? Land mortgaged to bank?
5. Development Description:
· Location;
· Building material specification;
· Size of the property;
· services/amenities.
6. Name of Housing Project (if any);
7. Expected Date of Completion;
8. Price of each type of home;
9. Number of units for each type;
10. Reference number of the approved building plan and the name of the local approving authority

5. First Payment 10% - No Payment Allowed Before Signing SPA.

The first payment of 10 per cent must be made upon signing of the Sales and Purchase Agreement. Please ensure the date of signing of the SPA and the date of first payment are the same.

Be informed that under HDR Regulation 11(2): the housing developer is not allowed to collect any form of payment by whatever name called (whether as booking fee, earnest money, earnest deposit or what not) without a Sales and Purchase Agreement being signed.

HDR Reg 11(4) further states that the Purchaser’s solicitor is “entitled to a complete set of the contract of sale including…free of charge subject to the undertaking…to return…in the event…not executed by the purchaser within fourteen (14) days from date of receipt…”

6. Architect Certification

Any demand by the developer for instalment payment must be supported by a certificate duly signed by an architect or a certified engineer.

7. Interest on Late Payment

A buyer (or whose end financier) who fails to pay the developer the progressive payment/installment within 21 working days from the date of the written notice of payment from the developer can, under the standard SPA, be charged an interest of 10 per cent per annum on the installment in arrear.

8. Termination of the Sales and Purchase Agreement

Any such failure to make the progressive payment or interest charged on late payment for a period of more than 28 days can give the developer the right to terminate the Sales and Purchase Agreement. The developer must serve the notice in writing by AR registered post of its intention to terminate the SPA.

9. Infrastructural Maintenance Fee

Buyers must pay the cost of maintaining the infrastructure from the date of vacant possession till the date the responsibility is taken over by the local authority or management corporation (in the case of a subdivided building).

Infrastructure is defined as:
a) For land and building - Road, driveway, drains, sewerage, pipelines and sewerage tank for the housing development;
b)For subdivided building - Road, driveway, drains, sewerage, pipelines and sewerage tank for the building.

10. Maintenance and Management Fee

From the date of vacant possession the buyer shall be responsible for paying for services such as:-

11. For land and building

i.) Refuse removal, upkeep of drains and grass-cutting on the road reserves;

ii.) The buyer is responsible for such payment until such responsibility is taken over by the proper authority;

iii.) The buyer must pay a six months’ deposit upon being handed vacant possession for the services to be rendered. After six months, if the services are still not taken over by the relevant authority, any subsequent payment shall be payable on a monthly advance.

12. For subdivided building

i.) Payment is for the cost of maintaining and managing the common area and payment starts when vacant possession is handed over.

ii.) The buyer shall pay one (1) month’s deposit and three (3) months’ advance in respect of the maintenance service charges and any payment thereafter shall be payable on a monthly advance.

iii.) Maintenance fee must be paid to the developer from the date of vacant possession up until the formation of a management corporation under the Strata Title Act 1985.

iv.) Once the management corporation is formed under the Strata Title Act 1985, maintenance services will be handled by the management corporation and the buyer must pay the maintenance fee to the management corporation and not to the developer.

(Reminder: Maintenance fee must be paid as long as the buyer owns a parcel in the said maintained building.)

13. Sinking fund

For subdivided building onlyThe buyer shall upon the date he takes vacant possession of the said parcel contribute to the sinking fund an amount equivalent to 10 per cent of the service charges. The buyer shall pay one (1) month’s deposit and three (3) months’ advance in respect of the service charges to the sinking fund and any payment thereafter shall be payable on a monthly advance.

14. Payment of Quit Rent, Rate Assessment, etc

From the date of vacant possession or date of assignment, whichever is earlier, the buyer is responsible for the quit rent, assessment, rate payment and other charges relating to the property bought.

15. Vacant Possession

Vacant possession on the building complete with water and electricity connection must be handed over within 24 calendar months from the date of signing of the SPA for landed property and 36 calendar months for subdivided building.Regulation and Rights of House Buyers during the Handing over of Vacant Possession.

Ensure the property is free from any encumbrances before accepting notice of vacant possession.If the developer leases the land or the property, the developer must settle the balance payment before handing over vacant possession.

Conditions that must be followed by housing developers:-
1.) Certificate from the developer’s architect stating thata.) the building is completedb.) water and electricity are ready for connection
2.) The developer has applied for:
a.) the issue of the Certificate of Fitness for Occupation (CFO) through Form E *
b.) the local authority has issued a notice stating that Form E has been checked and accepted by the relevant authority.
(* Form E is an application from the developer’s architect to the relevant authority for the issue of the CFO.)

The buyer is entitled to enter into occupation of the property only upon issue of the CFO by the relevant authority and renovation may be carried out only upon issue of the CFO and approval of the plan by the relevant authority. While inspecting the building, any defect is recorded and handed over to the developer to be rectified. Make sure you obtain a copy of the report. The buyer is entitled to claim for late delivery from the developer.

16. Damages

If the developer fails to deliver vacant possession of the building as stipulated by the SPA, it must pay damages calculated on a daily rest, 10 per cent per annum of the purchase price.

17. Defect liability period

The defect liability period is 18 months after the date of vacant possession. Creation of Management Corporation for Subdivided BuildingA management corporation will be created once the strata title of each individual parcel is issued to the owners. Other functions of the management corporation include insuring and maintaining the building.

18. Enquiries and complaints

You may contact:

Monitoring and Enforcement Division
Ministry of Housing and Local Government
Level 3, Block B North, Pusat Bandar Damansara
50782 KUALA LUMPUR
Tel : 03-2094 7033Fax: 03- 2092 5049

This is a division under the Ministry of Housing and Local Government and it is responsible for the implementation and enforcement of the provisions of the Housing Developers (Control and Licensing) Act (Act 118).

Forward your complaints to the above division. Or e-mail its enforcement officers at enforcement@kpkt.gov.my, giving your full name, IC no, developer’s name, name of housing project, etc. and the gist of your complaint.

Douglas.

(Acknowledgments & Disclaimer:
The above summary is adapted mainly from information publicly available at the Official website of the Malaysian Ministry Of Housing & Local Goivernment. While every effort and care is taken to ensure accuracy, reliance on it wholly or partly is solely at the discretion and risks of the readers. The writer does not, cannot and will not give warranty of any kind whatsoever for the above summary which is given free and in good faith.)

Talk On Test Of Professional Competence for Malaysian Probationary Estate Agents (PEAs) - 30 Aug. 2008

To:
Principals, REAs, PEAs & Negotiators (of Malaysian Real Estate Agencies),

The 23 Aug 2008 "Talk On TPC" is now closed for registration.

Nevertheless, another "Talk On Test of Professional Competence" will be held on 30 Aug. 2008 (Sat) to take advantage of the long Merdeka weekend for the benefits of outstation participants based on feedback by some callers. This talk is to support and compliment similar TPC talks held elsewhere by others and to give PEAs more choices.

TPC Registration Form (Click this link) is downloadable at "My Links" of this blog. Details of the TPC Talk are as follows:

Topics covered:

How to prepare for:
1) Yearly Work Diary?
2) Record of Experience?
3) Practical Task 1?
4) Practical Task 2?
5) Professional Interview?

Date : 30th August 2008 (Saturday)

Time : 9:30am – 3:30pm (Lunch 12:30pm – 1:30pm)

Venue : Training Room
GT REALTY
22-B (2nd Floor), Jalan 19/36
46300 Petaling Jaya, Selangor.
(In front of SJK (C) Puay Chai Primary School, SS2, PJ)

Speaker : Mr. Douglas GT Tan - holds a B.Sc. (Bldg) degree from NUS, S'pore; passed his TPC in 1 sitting; practiced real estate agency more than 15 years since 1992; closed high-end & low-end properties; lectured part-time at HELP in 2003 & 2004 on "Real Estate Agency Practice", "Real Estate Agency Law" & "Principles & Practice of Marketing"; conducted 2 TPC talks in 2003. Secure your seats early to avoid disappointment!

Fee : RM250/person (RM220/person if register before Aug. 27 or group registration)
(fee includes notes, mints & bottled water plus lunch)

Payment : 1. Credit cash into Maybank Bhd A/c No.: 112763-020567 of TAN GEE TICK, or
2. Mail crossed cheque payable to TAN GEE TICK (to add outstation charges)

To Register: Please call Ms. Ester (017-6018 062) / Mr. Douglas (012-288 6993)

(Important Note: Participant shall not cancel paid registration but approved substitution is allowed; in the event of cancellation/rejection by organizer, full interest-free refund shall be given to the participant or his/her sponsor.)

Regards,
for Douglas.