Two-decade wait for title

Taman Putra Perdana Cluster 8 and 9 property owners worry that the lack of individual titles will affect their property value and ownership status.

Angered by the non-issuance of individual titles after a 20-year wait, property owners in Cluster 8, Taman Putra Perdana, Sepang, have gathered to voice their discontent.

Speaking on behalf of some 98 property owners, Cluster 8 Residents Association chairman Aziz Ismail said theirs was not the only area affected.

He estimated that some 1,746 units of landed and high-rise properties in Cluster 9 and two apartments in Ruvena Villa and Rosana Villa were also facing the same problem.

“In October 2011, Sepang District Land Office (PTD Sepang) issued a notice to the developer to settle the owed premium of some RM6.7mil within six months so that the individual titles could be issued to the owners.

“The notice has since expired and none of the owners is close to getting their individual titles yet,” said Aziz.

Without the title, property owners said they faced disadvantages in terms of resale value and legal complications in the event of disputes over property ownership.

Although a sales and purchase agreement is deemed sufficient to enable the transfer of ownership from one buyer to another, the owners said it was not a straightforward process.

Ruvena Villa apartment owners are still waiting for their strata titles.Ruvena Villa apartment owners are still waiting for their strata titles.

Property owner Jeyachandran Barnabas G. Jesudason, who wants to sell his house in Jalan Putra Perdana 8/10, said only one bank was willing to offer housing loan to potential buyers.

This has made it difficult for him to sell his property.

“Although prices in Taman Putra Perdana are lower compared to other locations in Selangor, buyers have told me they would prefer to pay more for properties with individual titles,” he said.

Other owners claim that some banks refused to refinance their homes and those that did, offered rates that were not competitive.

Ahmad Fareed Azman Lingam, from Jalan Putra Perdana 8/6, said the absence of an individual title would make it difficult for him to transfer his property to his next of kin.

Mohamed Hatimi Abas, who was handed vacant possession to his property in Jalan Putra Perdana 8/7, said it was the developer’s responsibility to pay the premium as demanded by the state authority.

“If the developer refuses to pay, then the authorities must take action,” he said.

Jeyachandran says few banks are willing to offer housing loans to his potential buyers, making it  difficult to sell his property.Jeyachandran says few banks are willing to offer housing loans to his potential buyers, making it difficult to sell his property.

But not all property owners were feeling disadvantaged.

Izman Mohamed, a 37-year-old father of four, has just bought his second apartment unit in Taman Putra Perdana, although he knew fully well the units did not have strata titles.

“I came here to look at the place and liked the feel of it immediately. I felt it was a good place to bring up my children.

“There are not many high-rises. The highest building is no taller than five floors.

“There is a primary school just next to my apartment so it is easy for my children.

“The Putra Perdana Mosque is nearby and the Maju Expressway makes it easy for me to travel to Shah Alam, Putrajaya, Cyberjaya and Kuala Lumpur for work,” said Izman, who is also Ruvena Villa joint management body chairman.

Ruvena Villa appears to be in a convenient location, close to amenities. There is a bus stop across the street along with shops – two restaurants, mini markets and a barber. ATM machines and electronic payments systems are also available in the neighbourhood.

Izman looked at four banks before finding one that would give him a housing loan.

It took another three months before he got the nod for a 90% loan.

“There was no hassle. I had my downpayment and the seller appointed a lawyer to take care of the legal documents,” he said.

Properties in Clusters 8 and 9 along with the Ruvena and Rosana Villa apartments were built in the Dengkil district.

A check with the Selangor Land and Mines Office showed that the land lease will expire on Oct 19, 2093.

A restriction in interest has been put on the title and consent from the state will be required to transfer, lease or charge the land.

Aziz says property owners feel they have been robbed of their right to their property titles.Aziz says property owners feel they have been robbed of their right to their property titles.

When contacted, a Cekap Mesra Development spokesperson said the developer was not yet able to provide a definite date on when it will be able to issue property owners with their titles.

However, the developer said even without individual or strata titles, the company was aware that sub-sale and refinancing activities had been going on in the area.

Explaining the process, it said even in the absence of an individual or strata title, a sales and purchase agreement or deed of assignment was proof enough of property ownership.

“In the event of a sub-sale or the making of a will, owners or buyers will need to appoint a lawyer to handle all legal documentation,” said the spokesperson.

“For sub-sale, the lawyer will have to write to the developer to obtain a written confirmation of the property’s title status and for particulars of the current owner.

“The lawyer must also check for any outstanding loans to see if there is a need to compensate the bank. Once the buyer pays seller and is handed the keys, the sale is done.

“For wills, the owner just has to state who the property will go to after his demise and either register it under a grant of probate in court or under ‘Inheritance’ at the Land Office,” the spokesperson added.

As Cekap Mesra is still in operation, property owners with complaints or who need assistance can pay a visit to the marketing department at Level 11, Menara Maxis Segar, Jalan Pandan Indah 4/2, Pandan Indah in Kuala Lumpur or call 03-4290 2111 during office hours.

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