Salam and Happy Morning to all!

MESYUARAT MEMBINCANGKAN PERKEMBANGAN PROSES MENDAPATKAN SURAT HAKMILIK KEPADA PEMILIK-PEMILIK RUMAH-RUMAH TERES TAMAN SRI ANGSANA HILIR, AMPANG.

Please take note that a meeting regarding the above subject matter will be held as follows :

DATE : 10th May 2010 (Monday)
TIME : 10:00 am.
PLACE : Meeting Room, 8th Floor, Pej.Perbendaharaan,Bangunan SUK, S.Alam

Attendance:
1. YB Iskandar as State Exco.
2. Y.Bhg. Dato.Abdul Nasir b.Hasan, Director, PTG Selangor
3. Y.Bhg. Datin Paduka Alinah Ahmad, Exe.Director, Lembaga Perumahan & Hartanah Selangor.
4. Tuan Haji Zainal Abidin Aa’la, D.O. Hulu Langat.
5. Y.Bhg. Dato’ Mohammad bin Yaacob, YDP, MPAJ
6. Encik Faizal Mohammad Arshad, Chairman, PPTSAH.

Our association will be represent by FAIZAL, RAYMOND LEE, TAI SENG HOOK & REDZUAN.

Hopefully, this meeting can conclude our title issue that had been pending for more than 10 years.

Thank you & kind regards,
Faizal Mohammad Arshad

P/S: Please refer attachment for letter attachment from YB Iskandar

Circular number : TSAH 02-2010
21 January 2010

Greetings and salam sejahtera to all residents,

Titles Issue Update
We are aware of your concerns with regards to the long delayed title subdivision issue and the slow progress due to the multiple constraints which include the outstanding quit rent amounting to RM 460,000.00, outstanding premium of RM 1.5 million, 130 parties have lodged caveats on the master title, Ler Lum declared they have no fund to initiate the title application and the master title is charged to Ambank.

Upon numerous request from the committee to seek YB Iskandar to intervene on the land title application process, we are pleased to inform you that YB Iskandar Abd Samad has deliberated the title issue with the land authority and they decided to call a meeting with all relevant parties concerned to finalise an appropriate approach to resolve the title issue once and for all despite us getting negative advice from the land authority earlier on.

Finally, a meeting was called by YB on 19.1.2010, 3.00pm at Lembaga Perumahan dan Hartanah Selangor, Tingkat 5, Bangunan SSAAS.

The attendance of the meeting are as follow :

YB Iskandar Abd Samad - Adun and Exco member (YB)
Tuan Hj Meor Rithuan - Ahli Majlis MPAJ
Dato’ Abd Nasir Hassan - Pengarah Pejabat Tanah dan Galian (PTG)
Tuan Hj Zainal Abiddin - Pegawai Daerah Hulu Langat (PTDHL)
Officers MPAJ - Majlis Perbandaran Ampang Jaya (MPAJ)
Dr. Ler - Ler Lum liquidators
En. Faizal Mphd Arshad - TSAHRA
En. Mohd Redzuan Hassan - TSAHRA
Me. Tai Seng Hook - TSAHRA
Mr. Raymond Lee - TSAHRA

The meeting was concluded with YB Iskandar requesting Pengarah PTG to recommend an appropriate approach to resolve the title issue in two weeks’ time and we are hopeful that the title issue will have positive outcome soon.

We will keep you inform once we receive the next course of action from YB Iskandar and PTG.

Thank you.
Faizal Mohd Arshad
Chairman – Taman Sri Angsana Hilir Residents’ Association

Salam and Greetings to all.

I had sms Mr.Shamsul for Ler Lum regarding our title issue. He had reply my
sms as follows:

“Our lawyers preparing agreement with AMBANK. Once done can have master title discharged”

Kind regards
Faizal Mohammad Arshad

Dear All Committee Members & Block Reps,

Salam and Happy Morning to all of you!

Yesterday night, I received call from Mr. Shamsul, Ler Lum to update regarding the title issues as follows:-

ABONDON CONDOMINIUM STATUS:

As per our understanding, the liquidator, Ler Lum, during the 1st quarter of year 2009 had submitted to the Ministry of Finance and Ministry of Housing to request fund for the rebuild of the Abandon condominium beside our taman.

The first submission was rejected and the government requested the liquidator, Ler Lum to appeal the submission to be considered based on the stimulus package fund supported by the government. Regret, the appeal too, was rejected due to lack of fund.

AMBANK STATUS FOR DISCHARGE:

Ambank, IN PRINCIPAL agreed to discharge their claims towards the master title of our taman inclusive of our terrace house, condominium, low cost apartment, commercial area and Kg.Perwira Jaya.

The discharge is subject to condition for them to review the agreement proposed by the liquidator, Ler Lum. According to Mr. Shamsul, Liquidator, on Wednesday, had requested their lawyer to prepare the agreement to be review by Ambank.

Upon approval, the liquidator will arrange to meet the representative from the terrace house, condo’s, commercial area, low cost apartment and kg.perwira jaya discuss the subdivide or alienation fee, land premium and etc fee if any.

Mr. Shamsul further mentioned that at this stage, PTG had to participate actively to review our case since the the land premium laps amounted to 1.5 millions.

Hopefully, Ambank will have no objection on the agreements and any feedback received by me from Ler Lum, our liquidators will be update via email to all of you.

Kind regards

Faiza Mohammad Arshad

P/S: Mr. Raymond Lee: kindly update the above to all our residents via email. Thank you.

Dear All Committee Members and Block Reps,

Salam and Greetings.

Encik Shamsul from Ler Lum had informed me today that the bank will state their stand in writing by next week. He suggests we wait and wait for their feedback by next week.

Kind regards,
Faizal Mohammad Arshad

Dear All,

Hopefully good news.

Pejabat Tanah & Galian Selangor had called me this morning and requested HLB Ler Lum contact no. They are arranging the meeting for our title issue.

At any time, PTG will update me on the status.

Take care all and may this bring positive outcome to resolve our title issues.

Kind regards
Faizal

Dear All Comm. Members and Block Rep,

Salam and Greetings to all.

As for your information, and based on Mr.Raymond Lee email last two weeks, I had met up the PTG Director as follows:

Meeting With : Dato’ Abd. Nasir bin Hassan, Director Pejabat Tanah & Galian Selangor
Place : Tingkat 4, Bangunan Sultan Salahuddin Abdul Aziz Shah, Shah Alam, Selangor.
Time : 8.30 am till 9.35am.

The meeting today is to give an overview of our problem regarding the title issues.

During the meeting, I had raised up all the issues relevant to our case such as project information (including land status, master charger and liquidators information), to seek PTG to waive outstanding quit rent & penalty, to seek PTG to waive additional land alienantion premium, to seek them to alienate the 237 titles of terrace house by way of surrender the master title and realienation of land. We request for the Residents Assoc. to undertake appoint licensed land surveyor to carry pre comp. plant and etc.

The Director, Dato’ Abd.Nasir is very humble and put full concentration on the briefing, and he resolves as follows:

1. Dato’ Nasir will study our case in full since our case involved with Insolvency Dept. According to him, by right, Insolvency Dept. should take responsibility to follow up and settled our problem accordingly. Hence, he believes that based on our explanation, the Insolvency is only acting as a medium to appoint a Liquidator and released the full task to be settled by liquidator (HLB Ler Lum). He further mentioned that, he need to request the PTG Legal Advisor to study the Insolvency Act to ensure that what we had done is according to the law and does not contradict with the current laws.The main concern he raised is he do not want any conflict occurred between PTG and Insolvency Dept.

2. Dato’ Nasir will further clarify whether our proposal to request sub divide or alienate based on our terrace house (237 units) is acceptable or not. Since he needs to find ways and solution to answer the Selangor State Government why only our terrace house is given the priority to sub divide. The state govt will also raised up issue what happen to the Condos’ Commercial Arrea and the low cost flats. He need to study it before committing an answer for this issue.

3. Currently, Dato’ Nasir agreed to call for a meeting to all related parties regarding our issue. The meeting will be held approximately within this April 2009 itself. He further mentioned that the relevant parties that will be called might be :-

a. Insolvency Dept.
b. MPAJ (PBT) since they have the comprehensive plan of the development in our area
c. Lembaga Perumahan
d. Kementerian Perumahan & Kerajaan Tempatan
e. AmBank Berhad
f. HLB Ler Lum
g. Taman Sri Angsana Hilir Residents Association.

4. Dato’ Nasir also requested us to check with MPAJ for the details comprehensive proposal plan of development for our taman especially regarding the sub division issue since every developer upon approval of project needs to submit proposal to PBT. Hence, he mentioned that MPAJ should have in hand the schedule of solution to divide the title accordingly based on the earlier submission to them for approval.

5. Last he did raised this question, who si the right parties to conduct our case? Whether is INSOLVENCY DEPT. or PEJABAT TANAH & GALIAN?

6. Dato’Nasir mentioned that to request for lower rate or rebet or waive for quit rent, penalty payment, sub divide or alienation premium should not be an issue, since precedents had shown a few case had been approved by the State Government Exco based on the facts of every case.

The meeting adjourned at 9.35am.

I had convey our thanks and appreciation for him to give us a chance to meet him and hopefully he will do his part as promised, to set up a meeting with the relevant parties as above by this April 2009.

Thank you and take care.

Kind regards
Faizal Mohammad Arshad

Dear committee,

The titles issues has been outstanding for a while since our last AGM whereby we have committed to pursue the titles issues but without much progress due to the developer under liquidation and PTG have not been giving us any specific direction in resolving the issues.
We have obtained an appointment with PTG Director on 1.4.2009, 8.30am at SUK and the representatives from our committee to attend the meeting has been agreed upon by our chairman as follow :

1. Faizal
2. Raymond Lee
3. Tai Seng Hook
4. Mohd Redzuan

This meeting is to brief PTG Director on the issues involved and seek his initiatives to conduct a series of meeting with the relevant parties on the specific process and cost involved in obtaining our titles. We hope we can obtain specific solutions before our next AGM meeting.

Rgds
Raymond Lee

Mr Raymond Lee briefed the meeting on the status of this matter. A meeting with the PTG was held on 19 Feb. During the meeting, PTG informed that there are 2 options leading to the subdivision of titles.
First option, through surrender and realieanation of titles directly to respective house owners.
Second option, by way of subdivision of titles whereby titles will be registered in the developer’s name and subsequently re-transfer to the house owners.

The first option may result in additional premium imposed on the houseowners. The committee agreed that a letter will be forwarded to PTG to request for a formal meeting involving all the relevant parties to deliberate on the processes involved. Mr Raymond Lee will volunteer to prepare a draft for our chairman’s confirmation.

Mr Raymond Lee has also informed that Ambank Bhd will cooperate on the surrendering of master titles subject to proper request from the liquidators and their lawyer’s advice. Mr Raymond Lee also emphasized that for the whole process to be implemented successfully, our ADUN’s constant involvement will be necessary.