2 Street Lights at park not working

There are 2 street lights at the park near Olivia that are faulty and not working recently. The area under these 2 lights are dark and pose a danger to residents.

Hope IOI / MSPJ will promptly change the light bulbs.

Car Accident at Jalan Persiaran Puteri

Today at around 4pm, a car accident happened at Jalan Persiaran Puteri, near the turning into Jalan Puteri 11. I do not know what caused the accident but I believe the driver must have been speeding very fast for the car to over-turn like that.

Please do not speed. Speed kills.

Wish the driver is alright.

Meeting this Sunday 27 September at 9:00 am Venue Playground

Dear RA Committee,

Lets have a meeting this Sunday 27 September at 9:00 am Venue Playground.

Regards,
Chiam Tun Cheng

Selamat Hari Raya Aidil Fitri

We wish all Puteri 11 muslim neighbors Selamat Hari Raya Aidil Fitri. Mohon Maaf Zahir dan Batin.

Guards Observation

Mr Mahendra
The past few weeks I have been having a lot of visitors. My observation are as follows :-

1. If you come in through Puteri 12 then the guards stop every car and ask for the driving licience and give them a visitor pass. Usually they arent asked to register as per the board.
2. If you come in through the Puteri 11 enterance (Next to Bayu Puteri) the guards just ask where are you going and you can drive through.
3. Puteri 12 guards by the RA(white uniform) handle the registration and the driving licience collection. IOI guards purple and in our case light brown uniform.
4. We can be more stringent when the Puteri 11 RA takes over the guards from IOI. We have to wait for the Primrose handover process to complete.
5. We have guards that come calling as soon as you leave your main door open. And if your car alarm goes off at night they come and ring your door bell to wake you. They also come running when your house alarm goes off. A few of this incidence actually happend on Jln Puteri 11/11 and even in my house last weekend I left gate open to let my visitors drive in and park the guards on the round came by.

I hope most of our neighbours are willing to spend on this when when we implement it.

Mr Khaw
I agreed with Lee on what he mentioned on his friend's observation. The guards at no time try to stop any vehicle from getting into the housing area. It is as if the guards are meant to prevent straying cows and goats from getting into our are housing area. Puteri 6 (Ixora) has one of the best guards around. Judiously stopping every vehicle without sticker and registering every vehicle and driver. Of course the guards need some basic education in order to do that. I think our payment for guards are being fully utilised and maybe we can check with IOI and the status. If there is going to be another collection of RM50/month per household, then we can actually tell IOI we will vet through the guards.

RM7billion LRT Extension Alignment

Extension Alignment

theStar: RM7b LRT extension

The proposed Kelana Jaya LRT extension line will commence from Lembah Subang – Kelana Business Centre, through Subang, USJ, Alam Megah and ending at the hub in Putra Heights. The proposed line will consist of 13 new stations and approximately 17km of guideway.

The proposed Ampang LRT extension line will commence from the present Sri Petaling station, passing through Puchong, Kinrara and ending at the hub in Putra Heights. The proposed line will consist of 13 new stations and approximately 17.7km of guideway.

All stations will have facilities such as lifts, escalators,public telephones, suraus and toilets. The stations will also be equipped with facilities for the physically disabled such as ramps, lifts, tactiles, low ticket counters and toilets.

Both lines are expected to be commissioned by end of 2012.The proposed Kelana Jaya LRT extension line will commence from Lembah Subang – Kelana Business Centre, through Subang, USJ, Alam Megah and ending at the hub in Putra Heights. The proposed line will consist of 13 new stations and approximately 17km of guideway.

The proposed Ampang LRT extension line will commence from the present Sri Petaling station, passing through Puchong, Kinrara and ending at the hub in Putra Heights. The proposed line will consist of 13 new stations and approximately 17.7km of guideway.

All stations will have facilities such as lifts, escalators,public telephones, suraus and toilets. The stations will also be equipped with facilities for the physically disabled such as ramps, lifts, tactiles, low ticket counters and toilets.

Both lines are expected to be commissioned by end of 2012.

Staircase tiling at the park

This morning the IOI workers began work for tiling of all the staircase at the park. Thank you IOI.

Frequent Blockage of Manhole (Part 4)

Here are some updates, information of which is very useful for all especially all sub-sale owner. My encounter today, which reminds me that I am in Malaysia true heritage that is around for 52 years – things get passed around.

For information to all Puteri 11 residents, all defects are now handed by Cik Manisah (manisah@ioigroup.com or 03-8064 8801). Through her I learnt that I need to talk to Ms. Christine Wong of Sales Administration (03-8947 8632) to get information of Stakeholder who is withholding the final 2.5% retention sum which could be claimed for defects not made good by Vendor (Flora Development).

From my first conversation with Christine Wong I established that the stakeholder is Messrs Soo Thien Ming & Nashrah (details as follows).

Messrs Soo Thien Ming & Nashrah

No.1, 1st Floor, Jalan SS2/55,

47300 Petaling Jaya, Selangor

Tel: 03- 7874 8763

Fax: 03- 7874 4314

Legal assistant: Ms. Nicole

Lawyer-in-charge: Ms. Seow Yeat Wern

To my surprise, despite the transfer of title is completed months ago and I have even received quite rent assessment under my name, the stakeholder list with Soo Thien Ming & Nashrah still shows Mr. First Owner (identity withheld for privacy reason) as the rightful owner of the retention sum, NOT ME! So they were a bit hesitant to help due to lack of verification. But in any case, I learnt from them that all I need to do to stop release of the retention sum is to write to them and confirm via phone that they have received the letter. Sounds too simple but I guess the justification needs to be sound – which makes it difficult for layman like us to provide technical explanation of defects etc. That’s another big topic to be explored, I believe. Anyway, at least I managed to establish who is the stakeholder lawyer and at high level what I needed to do to proceed from here.

My conversation with Messrs Soo Thien Ming and Nashrah led me to second conversation with Christine Wong.

I called her again to ask why the list of stakeholder (for my unit) is not updated? Then she struggled a bit with explanation that normally for sub-sale transactions, updating stakeholders list or any other matter relating to changes to ownership do not go through Developer. Hence, Developers are not in the position to inform anyone.

Granted, usually that is the case. But for my case because the Mr. First Owner wanted to save the transfer fees (RM10,000+), he managed to get a waiver from Flora Developer and got away with a direct transfer i.e. he skipped the process of taking the title and then transfer the title to me. So, that excuse of Developer not aware does not hold water. I told her this arrangement but the conversation led to another non-committal remarks from IOI i.e. I can liaise with Soo Thien Ming & Nashrah and in the event that any confirmation required from IOI, they will do their best to help. Really?

To all sub-sale owner: If you think the little effort is still worth it i.e. to ensure you are the rightful stakeholder of the retention sum before expiry of Defect Liability Period, please make sure that you have done the necessary (which I will definitely share with all once I progress with my case). Anyone with experience, please enlighten me. Thousand thanks in anticipation.

On this aspect, my question is - who should be informing the stakeholder’s lawyer during a sub-sale transaction where in the Original Sale and Purchase Agreement is completely silent about the contact details? I believe Developer should either ensure that stakeholder lawyer particulars are included in the S&P or they owe all Purchase (subsequent purchase) some constructive obligations to make sure the list is updated as Developer still owe to all rightful owners obligations during the Defect Liability Period.

I will go through all my documents and will establish further how to go about it from here. Will update again.

Regards,

Sai Kit (saikit74@gmail.com)

Frequent Blockage of Manhole (Part 3)

Dear Puteri 11 Residents,

Following my comments on the Frequent Blockage of Manhole (Part 2) http://puchongputeri11.blogspot.com/2009/08/frequent-blockage-of-manhole-part-2.html#comments. Please find the following information that I have gathered thus far:

1. According to the original Sales and Purchase Agreement with Flora Development Sdn Bhd (if you are a sub-sale owner and don’t have this copy, you need to get hold of it as it is still applies to you as subsequent owner/assign). Clause 26 is reproduced below:


• Clause 26 (1)
  Any defect, shrinkage or other faults in the said Building which shall become apparent within a period of eighteen (18) calendar months after the Purchaser takes vacant possession of the said Building to which water and electricity are ready for connection to the said Building, and which are due to defective workmanship or materials of the said Building not having been constructed in accordance with the plans and description as specified in the Second and Forth Schedule as approved or amended by the Appropriate Authority, shall be repaired and made good by the Vendor at its own cost and expenses within thirty (30) days of it having received written notice thereof from the Purchase and if the said defect, shrinkage or other faults in the said Building have not been made good by the Vendor, the Purchaser may deduct such costs from any sum which has been held by the Vendor’s solicitors as stakeholder for the Vendor and subject to sub clause (2), the Vendor’s solicitors shall release such costs from such sum to the Purchase within fourteen (14) days after receipt by the Vendor’s solicitors f the Purchase’s written demand.


• Clause 26 (2)
  The Purchaser shall, at any time after expiry of the said period of thirty (30) days, notify the Vendor of the cost of repairing and making good the said defects, shrinkage or other faults before the commencement of the works and shall give the Vendor an opportunity to carry out the works himself within fourteen (14) days from the day the Purchaser has notified the Vendor of his intention to carry out the said works.


• To establish the takeover of vacant possession date, please refer to a form/certification that is signed between Flora Development and Owner (first owner if you are a sub-sale owner) and the 18 months starts from there. I believe most of the property have already passed 6 months from the vacant possession. This means that half of the 5% withheld by Vendor’s solicitor have been released. What is left to safeguard the remaining Defect Liability Period is probably the balance 2.5%, which for my case equals to RM11,995-00.


2. Messrs Swan & Partners is Not the Vendor’s solicitor.
   
   For information everyone, my wife had called Swan & Partners (name of legal firm that was printed on, I believe, most of the original Sales and Purchase Agreements) and established that Swan & Partners is NOT Vendor’s solicitor. Making more interesting is they claim they DON’T know who is the Vendor’s solicitor. I will call Flora Development later to find out the exact details of the mysterious Vendor’s solicitor.

More updates to come.

Regards,

Sai Kit, Ng (saikit74@gmail.com)