New builder on the scene

THE long-abandoned project opposite Club De Vegas and Parkroyal Kuala Lumpur along Jalan Imbi may be given a new lease of life soon.
Kuala Lumpur mayor Datuk Ahmad Fuad Ismail said a new developer has come on board and submitted plans for the project but has been asked by the Kuala Lumpur City Hall (DBKL) to revise the plan.
Driving down along Jalan Imbi, it is hard to miss this neglected concrete structure that has become an eyesore over the last decade.
The structure has some partially completed floors and the site has been hoarded up.
“We have asked the new developer to amend and improve on the design so that it blends with the surroundings,” said Ahmad Fuad.
This development has already changed hands twice and is now in the hands of the third developer.
Based on records from the DBKL, the first planning approval issued by City Hall was for mixed commercial development known as CN Gallery, comprising three building blocks — one block of 27-storey hotel (352 rooms), two 12- and 20-storey office blocks, five floors of shopping podium and four basement car park floors.
It was to be built on Lots 230-232, 625-631 and 647-649 in Section 67, Jalan Imbi by the first developer Tetuan Metro Jelita Sdn Bhd.

According to the DBKL’s records, construction works stopped in 1998. The said developer went into liquidation and receivership by bankers.
Then in 2004, another developer called Urban Shift Sdn Bhd wanted to revive the project and changed the name to Nas Pavillion. According to the signboard that still stands outside the hoarded site, there are four building blocks for this project — Block A comprises a 29-storey service apartment, Block B a 31-storey service apartment, Block C a 22-storey service apartment, five floors of shopping podium and six basement floors.
However, this too failed to take off and the developer went into liquidation.
Ahmad Fuad said although the property had service apartments, it was classified as commercial premises at that time and hence not covered under the Housing Development (Control & Licensing) Act 1966 (Act 118).
“The DBKL has no power to prosecute developers of abandoned projects and the most we can do is issue compounds to the owner for breeding mosquitoes in stagnant water and sheltering drug addicts, if there are complaints.”
However, issuing compounds is pointless now that the two developers have gone into receivership. It is learnt that a court ruling in 2008 decided on scheme of settlement to be paid to the two batch of purchasers who were affected. The first batch was given 25 sen of every RM1 paid as deposit while the second batch only received10 sen per RM1 on an ex-gratia basis.
It is learnt that 400 buyers for the original project and 200 for the second were affected.
In earlier reports, buyers of the two abandoned projects had reportedly formed an action committee to get back their deposits after a meeting held with Bukit Bintang MP Fong Kui Lun.
The National Housebuyers Association (HBA) honorary secretary-general Chang Kim Loong said since April 12, 2007, the Housing Development (Control & Licensing) Act 1966 has been amended to cover all housing accommodation that includes service apartments, although they are on commercial lands.
“As the two previous developers went into liquidation before the Act could be amended, therefore the Act could not apply then.
“But effective April 12, 2007, all housing developments have come under the Housing and Local Government Ministry for developers’ licence and sales and advertisements permit.
“So once the new layout plan is approved by the DBKL, it will be considered a new development that falls under the purview of the ministry,” said Chang.
He added that all developers were also required to submit the Form 7 (f) of the Act every quarterly starting Jan 1, 2010, instead of the previous bi-annual practice.
This is a comprehensive set for developers to update the progress status of their projects.
Ahmad Fuad said the DBKL had received the new plan to modify the original planning approval from new developer Tetuan Carribean Gateway Sdn Bhd.
The new application is also for mixed commercial development comprising five blocks - one 25-storey block of service apartments, one 29-storey block of service apartments with one level of facilities and swimming pool, one 23-storey office block, two 22-storey blocks of ‘condotel’ with one floor of facility and swimming pool, five-storey shopping podium and four basement floors.
“This application has been considered by the DBKL One-Stop Centre committee on March 12 and April 9 this year and it was decided that the proposed plans have to be further amended to adhere to technical needs as we are the approving authority for the design and layout plan.
“Up until now, the applicant has yet to present the revised plan as ordered,” said Ahmad Fuad.

-the star-

質疑銀行允第二發展商接手‧遭擱置公寓業主報反貪局

（吉隆坡）燕美路某擱置公寓行動委員會成員在行動黨武吉免登國會議員方貴倫的陪同下，前往聯邦直轄區反貪污局投報，要求反貪局徹查為何銀行批准財政背景不強的第二個發展商，向購屋者收取10%的首期。

方貴倫表示，行動委員會成員於今日（週四，11月27日）進行投報，主要是質疑為何銀行會允許財政背景不強的第二個發展商接手工程，并向逾200名新的購屋者收取10%首期。第二個發展商在2002年至2004年之間接手工程，但之後卻失蹤了。據瞭解，該公寓共有20%至30%的外國購屋者。

他說，反貪污局接受了行動委員會成員的投報，並建議行動委員會成員前往警局商業罪案調查組報案。基於此，委員會成員將在較後直接前往警局報案。

“除了向警方報案，我也將於下個星期陪同行動委員會成員前往財政部，向財政部反映此事，以及瞭解銀行方面的做法。”

他表示，銀行應該退回100%的首期，并加上過去幾年來的利息給購屋者，而不是退回首期的10%而已。他將繼續為購屋者爭取權益，並在國會上向財政部施壓，要求正視此問題。

同時，來自沙地阿拉伯的購屋者哈登巴漢登表示，他在4年前購買該公寓的其中一個單位，繳付了6萬令吉首期。

他說，此次事件的發展令他失望，也不明所以。他認為，吉隆坡市政局應該插手瞭解事情的始末，切勿因此影響了外國人對吉隆坡的印象觀感。

光明日報‧2008.11.27

Buyers form committee to get back money

KUALA LUMPUR: Buyers of the abandoned CN Gallery and Nas Pavillion projects in Jalan Imbi have decided to form an action committee to get back their deposit money.

The decision was made at a meeting attended by some of the buyers and Bukit Bintang MP Fong Kui Lun and Segambut MP Lim Lip Eng in Pudu on Saturday.It was also proposed that the buyers lodge a report with the anti corruption agency on the abandoned projects.Fong said: "The action committee will seek the help of the finance ministry."

He said he raised the issue of the abandoned Nas Pavillion project in parliament on Oct 22.Fong said about 30 per cent of the buyers were from countries such as Japan, Singapore, Australia, Indonesia and the Middle East."The abandoned project has tarnished the image of the country and it is only proper that the government helps those affected to get back their money," he added.Nas Pavillion was launched in 2004 to revive the abandoned CN Gallery commercial project which started 10 years ago.

There were 400 buyers in the initial project and 200 in the subsequent one which was also abandoned.Fong said purchasers of units in the CN Gallery project had received 24.6 per cent of their deposit while the bank which held the mortgage for Nas Pavillion was willing to pay back 10 per cent of the purchasers' deposit."The full amount of the deposit paid by the buyers plus interest should be paid to them. When the CN Gallery project was started, land cost in the Bukit Bintang area was RM200 to RM300 per sq foot.Now, in the Golden Triangle where the site is located, land prices are between RM1,500 and RM2,000 per sq foot.

"So, if the bank sells the land, they can receive much more and therefore should be paying the deposit and interest to the buyers in full,".Fong pointed out that in his reply in parliament to Federal Territories Minister Datuk Seri Zulhasnan Rafique, he had said that the government did not have a mechanism or special power to ensure that private developers complete their abandoned projects.

"If innocent buyers of abandoned projects are to be helped, then amendments are needed to the housing act."Lim said buyers of abandoned projects were always on the losing end."Our laws do not protect property buyers adequately. We need to come up with reforms to the housing act to safeguard the interests of buyers," Lim reiterated.

http://www.nst.com.my/Current_News/Streets/Tuesday/Stories/2409928/Article/index_html

商業住宅擱置計劃僅賠10% 購屋者血本無歸求助

（吉隆坡11日訊）燕美路某商業住宅計劃20年來竣工無期，在2005年第2次擱置至今，惟經過法庭判決，銀行只需賠償訂金10%至24%給購屋者，數百購屋者血本無歸。

購屋者指出，經過高庭判決，銀行需要賠償第一期購屋者所繳付訂金的24.6%，而第二期購屋者則獲得訂金的10%賠償。

他們說，賠償金額根本微不足道，銀行最低限度應退回購屋者所繳付的訂金。

他們認為，他們第二期的購屋者給了10%訂金，法庭卻宣判計劃擱置后，他們僅獲得訂金10%賠償，等于屋價的1%，根本于事無補。

“我們希望有一個公道的賠償。”

他們今日向武吉免登區國會議員方貴倫求助時，如是指出。

有關計劃于1988年開始動工，惟第一手發展商90年代因財務問題，導致計劃擱置。

新發展商于2005年接手，並再次招攬新購屋者，惟新發展商同樣面對財務問題，導致計劃再度擱置。

當時新發展商已將土地抵押給銀行。

方貴倫：下月國會提問題冀第二財長插手

武吉免登區國會議員方貴倫指出，他會在10月19日召開國會討論2009年財政預算案時，提出“燕美路商業住宅計劃擱置”的問題，促政府作出交代。

他說，他也會會見財政部第二財長，商討有關問題，希望財政部插手，以向購屋者作出合理賠償。

他說，有些購屋者在1999年，他初當上武吉免登區國會議員時，即已上門投訴。

“據我所知，該處購屋者約300名，其中多數為外國人投資，財政部為了國家聲譽，有責任去解決這項問題。”

他指出，1988年與今日的地價今非昔比，以往每方呎300令吉，如今應已是每方呎2000令吉，任何發展商只要完成工程后，一定可以賺取利潤。

“銀行也無必要將利益建在購屋者的損失上。”

住宅商業發展計劃擱置‧購屋者要討回公道

（吉隆坡）市中心金山角地區一個住宅商業發展計劃一波三折，繼十多年前首名發展商不知去向後，擱置工程至4年前才有次名發展商接手，豈料工程只進行2年，又再停工，該發展商也失去蹤影，令新一批購屋者非常氣憤！

根據了解，第一批因受首名發展商倒閉影響的購買者，問題至今還沒有徹底解決，如今又出現第二批受影響的購買者。

第二批購買者週六（26日）向行動黨武吉免登國會議員方貴倫求助，並在方貴倫協助下召開新聞發佈會，講述事件始末。

成立5人小組解決問題

週六（26日）出席的這批購買者共有10人，他們也在會上成立一個5人小組，以處理此事，他們吁請其他購買者現身聯絡他們，以便集合力量向有關方面討回公道。

有關5人小組成員分別是朱莉芝、許衍球、藍志豪、楊永貞和利志仁。涉及的發展計劃包括逾300個公寓單位和一些商店。該發展計劃是底下5層停車場，之后3層是商店，接下來28層是公寓單位。當初公寓售價介於19萬8千至50萬之間。

方貴倫:應保障購屋者利益

方貴倫說，上述發展計劃座落在吉隆坡市中心，在10年前就面對首名發展商不知去向及工程擱置情況，直到2004年，次名發展商接手後，工程再展開，並且把之前未售完的單位繼續出售。
“沒想到才過了2年左右，工程於2006年又再擱置，發展商又失去聯絡。

“新一批購買者是於2004至2005年與新發展商簽署買賣合約，他們之中有些已付了20至30%首期。”

他認為政府必須為上述問題負上責任，因為現有房屋法令沒有保障購屋者的利益。政府應該仿傚外國，對所有物業都進行先建後售條例，而不是像現在只用在房屋買賣上。

將有關發展商列黑名單

他說，他會將此事件帶入國會，要求修改法令，保障購屋者的利益。同時把有關發展商列入黑名單。

另外，他吁請受上述發展計劃影響的購買者也聯絡他的服務中心，以便給予協助，電話：03-2141 2762。

針對上述事件，週六（26日）早上方貴倫在其服務中心撥電聯絡發展商辦公室，可是對方的辦公室電話進留言箱。

較后，《大都會》記者也用手機嘗試聯絡有關發展商辦公室電話，仍是進入留言箱。

不憤所簽署合約無效

週六（26日）投訴者都是住宅單位買主，他們很氣憤於不久前在與貸款銀行接洽時，有關銀行負責人竟說只會退回他們所付首期的10%條件，他們如果不接受，最終一分錢也沒有。

其中一名投訴者楊永貞說，銀行指出，先前他們與發展商簽署的合約並無效用，不僅如此，連合約上的印花稅也無效，這點令他們萬分驚訝，因為該文件白紙黑字且有政府印花稅，怎可以說無效。

“如果有政府印花稅都是無效，那購屋者何來保障？如果合約無效，為何當初這銀行在處理我們申請的借貸時，會批准我們的申請？”

銀行只答應退回10%

他們認為銀行的做法很不公平，因為有些購屋者已付了6萬令吉首期，如今銀行只答應退回10%，即6000令吉。

他們要求銀行退回所有首期，或是讓新發展商繼續工程后，他們可以用優惠價購買單位，又或是其他選擇，總而言之他們是不會接受10%退款。

另外，他們也很不滿前先向馬華領袖投訴和求助時，遭對方嘲笑，指他們倒霉，要他們就當買股票輸掉了錢。