Panduan mengelakkan pening kepala bila beli rumah lelong

Wah sukanya aku hari ni...tadi dapat call dari lawyer yang handle satu case client aku..lawyer cakap bank client dah disburse duit ke bank pelelong..basically ini bermakna part client aku boleh dikatakan selesai la..kira dah boleh nak masuk rumah la lepas ni...

Namun perjalanan proses pemindahan hak milik rumah ini tidak mudah. Penuh dengan pancaroba dan halangan. Dari pengalaman menguruskan kes ni, banyak yang telah dipelajari. So mari kita sama2 belajar...

Ni antara halangan2 yang aku hadapi :

1. Market value

Memandangkan client aku bersungguh2 nak beli rumah ni, harga yang ditetapkan sebenarnya hanya berdasarkan kesimpulan semata2 dengan melihat pada harga new launch di tempat yang sama. Sedangkan cara yang betul ialah dengan melihat pada berapa valuation semasa yang boleh diberi oleh pihak valuer. So bila menang rumah ni, rupanya valuation agak jauh lebih rendah dari harga yang dimenangi. Kacau oo kalau jadi macam ni. Katakan menang pada harga rm400k, tapi valuation cuma dapat rm320k. Bank hanya akan finance setakat 90% dari valuation bukan pada harga beli. Mana nak cekau duit untuk cover the difference? Nasib client aku baik sebab rumah ni mmg heavily renovated dan aku dapat kontek valuer yang sanggup kasi valuation ikut harga yang kitorang nak. Solve satu part...

2. Proses mintak owner keluar

Rumah ni owner asal yang tinggal. Tu pasal rumah ni sangat cantik. Memang sangat berbaloi untuk dibeli. Cuma nak jadi cerita, owner lama ni ada masalah kewangan yang agak teruk (bisnes tak menjadi), so somehow rumah ni terlelong sebab owner tak buat bayaran bulanan.

Bila aku datang ke rumah tu untuk berunding, terpaksa la menghadapi situasi drama melayu. Owner mintak budi bicara supaya tak proceed untuk beli rumah dia. Aku tak boleh nak kasi harapan sebab client aku memang nak rumah ni. Lepas beberapa kali berjumpa, rundingan berjaya dijalankan dengan baik. Owner lama setuju untuk keluar. Owner lama ni pun orang yang baik2. Its just that nasib dia je tak berapa baik pada ketika ini. Semoga beliau akan dapat bangkit semula di masa akan datang...

3. Banyak cuti + bank/lawyer slow

Part ni tak banyak yang boleh dilakukan sebab kita hanya menunggu orang lain buat kerja. Kita cuma boleh terus menerus membuat follow up agar setiap pihak sentiasa membuat tugasan mereka sebaik mungkin. Di sini penting untuk kita memilih lawyer yang bagus dan cekap sebab tanpa mereka, kita susah nak bergerak. Kadang2 bank pun buat perangai juga. Kena pula ada cuti panjang, ramai orang bercuti. Memang file kita tu tak bergerak la jawabnya. Kat part ni la yang menyebabkan case client aku ni tidak dapat diselesaikan dalam tempoh 120 hari yang diberikan.( Untuk pengetahuan, dalam kes ni lawyer aku telah menjalankan tugas dengan begitu baik. Cekap dalam mengejar pihak2 yang terlibat agar pantas menjalankan tugas. Aku pun kena kejar dengan lawyer ni hehe. Kes ni jadi sedikit lewat disebabkan delay masa nak apply loan, nak tunggu loan approve, nak hantar kes pada lawyer, nak tunggu balance duit deposit etc)

4. Pastikan duit balance 5% sentiasa sedia bila diperlukan

Part ni perlu diberi perhatian jika masa kita menang lelong, kita hanya diperlukan membayar 5% deposit sahaja. Kadang2 kita lupa. Seronok sebab kuar duit sedikit masa menang sedangkan balance 5% deposit tetap perlu diselesaikan bila tiba masanya. Tu pasal kita kena asingkan duit balance deposit 5% tu dan jangan digunakan untuk tujuan lain. Bila lawyer minta kita jelaskan, terus je submit duit tu pada lawyer. Jangan tangguh2. Kalau tangguh, memang ada kemungkinan untuk request extention la jawabnya sebab selalunya lawyer minta balance deposit time dekat2 nak disburse duit loan.

5. Jangan guna personal cek, guna bankers cek

Bila nak bayar balance duit deposit 5% tu, sila guna banker cheque. Jangan guna personal cheque. Bank tak terima sebab takut tak valid. So kalau kena reject, terpaksa la pula nak kena tukar jadi banker cheque pula. Dah buang masa.

6. Elakkan dari memohon extention

Tak semua bank kasi extention k! please remember that. Lebih2 lagi kena pula lelongan mahkamah atau pejabat tanah. Sebarang permohonan lanjutan masa tidak akan dilayan. Burn sia2 je duit deposit korang tu kalau tak jaga part masa ni. Extention masa juga merupakan satu pembaziran sebab kalau diikutkan, masa 120 hari tu memang cukup untuk setelkan sumer urusan. Jangan ingat extention masa tu sebagai satu luxury. Sila jimatkan duit anda. Daripada kasi bank duit penalti extention tu, baik la kasi aku kan hehe..

Ok tu la sedikit sebanyak pengalaman aku dalam menguruskan kes client aku ni. Walaupun aku dah kira ada pengalaman dalam bidang lelongan, kadang2 timbul masalah2 yang tidak disangka2 dan memerlukan kita untuk jadi kreatif dalam menyelesaikan masalah tersebut. Dan tidak lupa juga, pastikan kita ada team lelongan yang mantap seperti banker dan lawyer yang bagus. Kalau dapat team yang kerja macam kura2, siap la korang...gigit jari la jawabnya tengok deposit korang hangus...

Jalan2 Cari Makan - Penang Part 2

Sambungan dari Part 1

Ni citer hari kedua plak...Sebelah pagi, tade banyak aktiviti yang dirancang selain dari bfast n pergi mandi swimming pool.Anak aku dari semalaman dok bising nak cwimming.Siap kena beli floaty baru sebab yang sedia ada tertinggal kat rumah. Sementara anak aku membzkan diri cwimming, aku pun layan baca paper sambil menikmati ketenangan di area pool.Seronok gak sekali sekala lepak macam ni. Sambil2 lepak tu, boleh carik ilham cemana nak improve bisnes.

Sebelah tengah hari plak, aku bawak famili aku g Taman Rama2 di Teluk Bahang. Atas skit je dari Batu Feringgi. Saje aku pilih pergi Taman Rama2 sebab malas nak lepak tepi pantai. Cuaca kat Penang sekarang ni sangat panas. Boleh pening kepala beb.

Taman Rama2 ni pun dah banyak diupgrade. Dah makin cantik dan bersih. Cuma harga tiket pun dah naik la jugak. Dulu seingat aku, harga tiket dalam RM10 ringgit je untuk satu dewasa. Sekarang ni dah RM18. Ramai jugak orang yang datang. Majoriti pelancong luar. Parking boleh penuh plak. Padahal time ni bukan peak season. Kalau time peak, aku rasa kena parking tepi jalan kot sbb tak muat. Overall aku puas hati la dengan tempat ni. Anak aku pun seronok main kejar2 dengan rama2 yang banyak tak hingat tu. Tade pun dia takut ke apa. Siap marah2 sbb rama2 tu tanak hinggap kat tangan dia hehe...

Ok back to the food story. Lepas setel sessi kat Taman Rama2, aku terus bawak famili aku ke Padang Kota. Nak cover balik hasrat semalam yang terbantut sebab kedai tu tutup. Time ni cuaca memang sangat panas. Terik giler. Time2 panas macam ni la kalau dapat pekena Coconut Shake memang terangkat habisss..So bila dah sampai Padang Kota tu, tade nak buang masa, terus order Mee Sotong pinggan besar (RM6) dan 3 gelas Coconut Shake (RM2.50 each)...

Lepas setel dengan mee sotong n coconut shake, kitorang terus balik hotel n collapse. Kombinasi antara cuaca panas, kepedasan mee sotong dan ice freeze coconut shake telah membuatkan kepala pening dengan begitu hebat tapi ia tidak mematahkan semangat untuk terus mencari makanan2 sedap kat Penang ni.

Untuk minum petang, kitorang ke Jalan Penang untuk menikmati Sup Hameed. Sup yang tidak pernah mengecewakan. Bila dah petang ni, cuaca pun agak sejuk dan macam nak hujan. Maka pilihan sup memang sangat tepat. Sup Hameed ni ada macam2 option. Ada sup ayam, sup daging, sup puyuh etc. Biasanya aku akan pilih sup puyuh je dengan roti. Memang faveret aku everytime aku datang sini. Cuma harga dia macam dah mahal skit tapi takpe la janji puas hati.

Untuk dinner plak, haa ni la ultimate food yang kitorang target since sebelum gerak dari Penang lagi. Kedai yang terletak bersebelahan dengan Masjid Kapitan Keling. Nama kedai pun dah menggambarkan kehebatan makanan dia. Kedai Nasi Beratur. Nama tu tak tipu beb. Memang kena beratur panjang tak hingat. Kedai ni plak start pukul 10pm tapi since dari 930pm line dah pun panjang.Jenuh jugak la aku beratur nak tunggu turn order makanan. Mau sejam gak la. Memandangkan anak aku dah meragam time tu, terpaksa aku bungkus bawak balik makan kat hotel. Dah la tengah kelaparan. So tak sempat aku nak snap gambar lauk2 yang aku pilih. Terus selamat masuk perut :P

Keesokan harinya tade apa yang menarik aku nak citer. Hari perjalanan balik. Bfast pon kat hotel je pastu terus cabut balik KL.

Lepas ni nak plan jalan2 cari makan kat tempat lain plak. Banyak lagi pilihan kat Malaysia ni. Kelantan, Johor dan Penang. Maybe Kelantan kot pasnie? hmmm...

Jalan2 Cari Makan - Penang Part 1

Wah penat sungguh badan setelah lama tak buat long distance travel..tade la jauh mana pun, penang je..tu pun plan yang sudah tertangguh setelah berbulan lamanya..

Sapa tak kenal Penang sebagai salah satu negeri kat Malaysia ni yang menjadi 'food heaven' . Banyak sungguh makanan best kat sini dan yang paling fames of cos la nasi kandar...Boleh dikatakan setiap tahun aku akan mencari sebab2 untuk datang ke Penang semata2 untuk makan. Kalau dulu masa aku keje kat TM, ada la can nak turun Penang atas urusan kerja ( boleh claim hehe). Sekarang ni terpaksa la keluarkan kos sendiri tapi trip ke Penang memang tak pernah mengecewakan.

Aku mulakan perjalanan pada pagi ahad dan sampai ke Penang dalam tengah hari. Memandangkan aku bawak famili, saje je nak g pulau menggunakan feri. Happy betul anak aku dapat naik feri. Bila dah sampai pulau tu, plan asal nak terus ke Padang Kota dan mencari Mee Sotong dan Coconut Shake, sekali tak bukak la plak. Aku pun taktau tempat tu tutup pada hari ahad. Terus kitorang buat back up plan dan menuju ke Hamediah ( Jalan Campbell ). Tempat ni terkenal dengan murtabak tapi kitorang memang tak sabar2 nak belasah nasi, so order la nasi beriani..

Personally, aku tak minat sangat beriani hari tu. Tak kena dengan tekak kot. Aku order beriani kambing tambah dengan ikan kari. Kira boleh tahan je la. Tekak aku masih mendambakan nasi kandar huhu..

Lepas setel lunch sumer, aku terus bergerak ke hotel untuk check in. Aku pilih hotel Royal yang terletak di jalan larut. Tak jauh dari Komtar. Not bad jugak hotel ni.Dalam bilik ada internet and tak perlu bayar lebih. Swimming pool and gym tu kira standard la. Rate satu malam ialah RM 188 (non peak season) complete with breakfast for 2. Kalau time peak, bilik yang sama berharga RM 320 per nite. Gilos sungguh. Reception girl tu siap cakap masa CNY yang lepas, hotel sumer fully book. Tu pasal aku suka g cuti time2 time2 bukan holiday ni. Hotel murah dan tak sesak. Jalan pun tak jem.Syiokkk...

Lepas dah setel check in dan kemas barang2, kitorang nap kejap sebab dah kenyang n nak hilangkan penat perjalanan. Bila dah tiba time petang, kitorang pun keluar la nak carik minum petang. Target nak pergi sup hameed, aisey sup hameed pon tak bukak jugak hari ahad. So terus ke Nasi Kandar Line Clear sebab hutang nasi kandar tak terbayar lagi. Nasi Kandar Line Clear ni terletak kat celah2 lorong je di Jalan Penang. Dekat je dengan pasar Chowrasta yang terkenal dengan tempat membeli jeruk. Nasi Kandar Line Clear ni dah upgrade. Dia buat tempat yang lebih selesa. Dulu orang cakap tempat ni agak kotor. Tu pasal dia upgrade kot. Apa2 pun, nasi kandar dia memang superb...kari ikan dia, pegghhh! Terangkat beb..

Ada lagi part 2...tungguu....

Buku Antik...

Sapa pernah tengok dan baca buku ni? Antik ni ooo...Aku baru jumpa...nak try tengok apa yang ditulis...Rasanya banyak info yang dah obsolete sebab dah lama sangat...dah 17 tahun since buku ni ditulis...banyak yang berubah dalam industri hartanah Malaysia sepanjang tempoh tu...cuma rasanya benda2 basic tentang hartanah masih boleh digunapakai...layannn je la...

Cover buku yang old school

Time ni aku masih kat sekolah menengah...PMR pon tak amik lagi :D

Wisdom words...

" You want to set a goal that is big enough that in the process of achieving it you become someone worth becoming"

- Jim Rohn - Self made millionaire, success coach and philosopher

Guide for buying Property thru Subsale

(Sumber : http://www.iproperty.com.my/news/3006/Buying-a-Sub-sale-House---What-To-Do-&-Avoid-)

A home is a place of residence or refuge and comfort. It is usually a place where an individual or usually a family can rest and relax, communicate, share, feast and be able to collect and store their personal properties. Therefore it is important that when you consider a place to call your home, it must be a safe and pleasant place to be in.

Buying a house is more often than not, the single largest investment most people ever make; yet all too often it's a decision made in a rush without adequate thought and preparation. In this article, we will explore some of the house-buying mistakes to watch out for in your property hunt.

Love At First Sight

You may be in love with the house at first sight, but you have to ask yourself if the house fits your family’s needs and budget. You have to make sure that you make a list of your needs and wants and also check whether the house fits your requirements. Besides that, you should check out the neighbourhood and the communities before you buy by visiting at different times of the day and week. Even if you do not have kids, you should also check out the local schools to make sure your resale value will be good. Get past the love at first sight to consider what it'd really be like to live there.

Pre-qualified and Pre-approved Financing

Being pre-qualified gives you a general idea of how much you can afford to borrow. It is a good idea to get in touch with your banker or mortgage officer early in the buying process so that you are aware of the amount you can borrow as this will determine your budget for the home. The mortgage officers will also be in a position to advise you on aspects of financing i.e. the possibility of having joint borrowers to strengthen the application or to lengthen loan tenures should the need arises.

Being pre-approved means your banker has verified your information and credit rating and agreed to provide you with a specific amount of money. You are in a better position to go house hunting knowing exactly how much you can afford and that you have the financing ready.

Over-Buying

You may qualify to borrow more, but you have to ask yourself again whether you can afford it or not. Borrowing more would mean higher monthly loan commitments for just the purchase of the house. You have not considered the cost of improvements on the house i.e. renovations and furnishings. What you need to do is analyze your monthly costs – food, transportation, entertainment, car loans and other commitments. Therefore you have to be sure to budget enough to cover closing costs (often two to five percent of the purchase price), plus moving and maintenance. Beyond mortgage payments, there'll be costs like insurance. You don't want your house to deprive you of your lifestyle.

Misplacing Your Trust

Remember that buying a house is a business transaction. Your decision is binding. You should do your own research and know your support team’s roles and responsibilities and not just depending on what one says 100%.

Solo Mission

Buying a house is a complex transaction and should not be undertaken alone. You need to enlist the help of these individuals early in the buying process: Real Estate Agent, Banker, Lawyer and Property Inspector. It is also wise to get referrals and advice or tips from family and friends. When assembling your team, select rightly. Lack of experience in the person who’s supposed to be your guide can make your property hunt a frustrating experience.

Verbal Agreement

Get it right and get it in writing. Written agreements almost always trump verbal ones when it comes to contracts. Don't set yourself up for surprises when you move into that new house and some of the items in it are now missing. There are many details that make up the purchase contract that governs the particulars of your house purchase. It is not unusual for an item to be missed; especially those requests made by you of the seller or seller’s agent. If you ask for a toilet to be repaired or a chipped tile to be repaired, don’t simply take someone’s word that the item will be repaired prior to transfer of the property. Make sure every item that you agree on is put in the purchase contract.

Verbal agreements are hard to prove and even harder to enforce. They can lead to an ugly “he said, she said” situation. Once the property transfers to your name; problems or issues that you thought were going to be repaired are now your responsibility. Don’t let miscommunication or failed promises ruin the purchase of your dream home. Get all commitments - no matter how small - in writing.

Fine Print

You need to understand what you’re signing. As soon as possible, review the documents you'll be signing. You must always ask for documents in advance, make time to read them and ask questions, where necessary. Don’t just skim through the purchase contract. Real estate contracts are long and dense, but you need to know what you're committing to. Wrong assumptions, poorly written or missing clauses, and not understanding how the clauses affect the purchase can lead to increased costs or a void contract.

Do not sign documents in a hurry. Do not rush the closing.

Resale

You should avoid buying a home that costs much more than neighbouring homes and think before buying the most expensive house in the area. Your neighbours’ lower house values will weaken yours. Remember, markets change. If you buy intending to flip your investment and the market falls and you have to sell, your selling price may not be enough to even cover your mortgage.

Wrong Price

Many home-buyers forget that the market value of a house is affected a great deal by its neighbours. The best way to gauge a fair offer price is to get your real estate agent to pull prices that comparable homes nearby recently fetched. The listings will show not just the amounts but how long the house had been on the market and its condition and size. Note that the nearby houses will affect your house value. That means the most expensive house on the street may be pulled down in value by its cheaper neighbours, while a low-end one will benefit from posher surroundings.

Conditional Offer

It is good practice to have your offer to purchase the house conditional upon securing financing. The last thing you want happen to you is the forfeiture of your deposits for backing out on a purchase transaction because of it. One thing is being pre-approved, the other is the property itself. The banks will do a valuation on the property to confirm the market value and then to determine the margin of loan they are willing to offer you. There may be other conditions are well that you might want to add in at this point.

House Inspection

It is well worth your money engaging a House Inspector to check out the house before committing to the purchase. These Inspectors know what to look out for and can advise you accordingly on the state of the house, whether it is in need of repairs so that you are fully aware of the additional expenses needed. Don't take the word of the seller that certain repairs and maintenance has been made to the home. A formal inspection of wiring, plumbing, and general structure of the home is needed to avoid nasty surprises.

Inspection reports are great negotiating tools when it comes to asking the seller to make repairs. If a professional home inspector cites specific repairs in the inspection report the seller is more likely to agree to them than if you simply try to negotiate based on your observations. As we mentioned above, make sure that any last minute items that arise based on the inspection report or your own visual inspection during the walk through are addressed in writing and completed before you take ownership of the property. If the seller agrees to make repairs, have your inspector verify the work is completed properly. Do not assume that everything will be done as promised.

If you're buying a new house, off the plans from the developer, they will offer the Defect Liability Period upon Vacant Possession, where they will rectify problems, if any, with the house during Handover.

Buyer’s Remorse

No place is perfect. There will always be surprises. Don’t let a few initial blips spoil the whole ride. And don’t miss a great house waiting for the perfect one! Failing to jump on an opportunity, I believe, is a mistake. Too much shopping around can backfire. When you have done your homework and when you see something that matches you, go for it.

Chan Ai Cheng
General Manager, S. K. Brothers Realty (M) Sdn Bhd
Registered Estate Agent with the Board of Valuers, Appraisers and Estate Agents Malaysia (LPPEH)
Certified Residential Specialist, National Association of Realtors USA
Member of the Institution of Surveyors Malaysia (ISM) and the Malaysian Institute of Estate Agents (MIEA)
Registered Financial Consultant with the International Association of Registered Financial Consultants (IARFC)

FAQ for 70% LTV

(Sumber : http://syahproperty.blogspot.com/2010/11/mof-ltv-ruling-q.html)

Ramai yang masih keliru dengan perlaksanaan sistem 70% LTV yang telah dikuatkuasakan oleh BNM pada 3 nov 2010 yang lepas. So aku rasa terpanggil juga nak kasi clarification setakat mana yang boleh. Thanks to blog faridadam for the useful info.

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Q : The BNM circular said "new housing loan extended... ", what does the word "extended" means ?
A : The word extended means all loans approved on 3rd November 2010 is subjected to the new LTV ruling (irrespective of submission date).

Q : What about refinancing with or without top up loan? Is it bound by this circular?
A : All refinancing inclusive of top up loan so long it is the third property is subjected to the new LTV ruling.

Q : What about projects with 2 SPA (one for property and one for renovation or for car park). Are both agreements subject to this 70% guide?
A : Yes, both are subjected to the new LTV ruling.

Q : Is it still possible to use FD pledge method to increase margin for loans for third property?
A : No, FD pledge is not the same tenor as loan tenor.

Q : Any guideline to define "on best effort basis" as per BNM? To what level of details should we be doing?
A : “On best effort basis” is up to the point of exhausting all avenues to determine whether the loan is for third property.

Q : What type of housing loans are affected by the new LTV ruling ?
A : The identification of such Housing Loans are as follows :
i) In CCH are those facilities with pre-fix HLFNPRSR (priority sector), HLFNNNPS (non priority sector) and STLNFNCE (staff Housing Loan).
ii) For applicants who are government servant - refer to salary slip & look out for Government Housing Loan deduction
iii) For applicants with Housing Loan as employment benefit - refer to the salary slip & look out for Housing Loan deduction.

Q : Are cases submitted before 3rd November 2010 and those pending documents and appeals but approved on 3rd November 2010 affected by the new LTV ruling?
A : The new LTV ruling is applicable to ALL housing loans approved from 3rd November 2010. Pending cases before 3rd November 2010 but approved on 3rd November 2010 will also be subjected to the new LTV ruling. Appeal cases (higher MOA, reinstatement and decline appeal), will also be subject to the new guideline.

Q : What is the treatment for joint accounts ?
A : For joint account housing loans, each joint account holder shall be deemed to have one account, eg. in the case of a joint housing loan account that is held by two borrowers, each borrower will be deemed to have one(1) outstanding housing loan account. The same principles apply if the borrower has other joint housing loan accounts with other borrowers.

E.g. husband & wife where husband has three housing loans in CCH and wife has only one housing loan in CCH. If they apply a new housing loan under joint names, then the new LTV ruling is applicable. However, if loan is applied under wife's name alone, then new LTV ruling is not applicable. The key word is BORROWER.

Q : What about financing of MRTA/GMTA ?
A : Financing for MRTA/GMTA shall be excluded from the computation of MOA. So, for cases that falls under max MOA 70%, we can still finance 70%+MRTA + Legal Fee + Valuation Fee.

Q : How about additional cost for renovation and add-on fixtures ?
A : Property value shall include the renovation and add on fixtures and the TOTAL purchase price shall be subject to the new LTV ruling for 3rd property.

Q : How about properties with commercial titles such as service apartments and SOHO ?
A : Service apartments and SOHO (Small Office Home Office) are considered for residential dwelling purposes, hence, are subjected to the new LTV ruling.

Q : How about companies buying residential properties and taking up a loan ?
A : Companies are considered non-individuals and buying residential properties and applying loans are subject to the new LTV ruling. The key word is RESIDENTIAL properties. In this regard, applying for TL loans is also considered affected by the new LTV ruling.

Q : What about financing of more than 2 properties under 1 CA/application?
A : Yes, the new LTV ruling applies.