Hot Resale At The Golden Tulip - Foreign Quota

[The Danimal]

18 minutes ago, usexpat46 said:

Regarding asking price per sq meter, when I was looking to buy a condo all the projects that I looked at this price would vary depending on the floor.  The lowest price would be the lowest floor and the highest price would be the top floor.  Also on a couple projects the price would vary depending on the side of the condo was your view. Another factor is the units at the end of the hallway where they only had 1neighbour were the most popular.

This is how it should be...and usually is...but for this project it was baht/meter regardless of location afaik.  I was actually shocked that my unit was still available when I bought.

[talung66]

5 hours ago, usexpat46 said:

Regarding asking price per sq meter, when I was looking to buy a condo all the projects that I looked at this price would vary depending on the floor.  The lowest price would be the lowest floor and the highest price would be the top floor.  Also on a couple projects the price would vary depending on the side of the condo was your view. Another factor is the units at the end of the hallway where they only had 1neighbour were the most popular.

yes of plan from developer 

[talung66]

9 hours ago, Yabusaki said:

Greetings, 

Any large one-bedroom unit available for longterm lease?

Thanks.

i have given you a lead twice now

[brutox]

On 13/12/2019 at 14:07, Swinga said:

 

 

.... This development will only be finished as people pay and settle up, and until then, your sinking fund fees are probably paying for shit, that was never done right before you took hold of your title.

It's simple, the developer is not paying to do anything until condo owners hand over cash and you can all hope, enough people do, so it gets finished in 2022 or beyond.

I would be asking many expats for advice, about forming a comittee to protect/see that your sinking fund fees aren't paying for items that were meant to be done "before/during/in construction/before your handover".

 

 

On 14/12/2019 at 20:51, talung66 said:

I am not an owner in centara but know there is still no committie  4 years on.

It is something about they need a certain percentage of chanots to start one.

maybe an owner there can elaborate.

Both, very good posts .. the private equity investment firm for whom I was working acquired control of a then-insolvent publicly-traded Thai property developer during the 1997 Thai Currency Crisis, so I became quite familiar with a number of Thai regulations, including the Thai Condominium Act B.E. 1979 (amended in 2008).

Before the act was created and subsequently amended, developers were doing exactly what Swinga cautioned about above .. they controlled the Juristic .. they used the sold units sinking fund fees as a piggy bank for their incomplete work or defective workmanship  .. they contributed no sinking fund fees or monthly operating fees on the units that they still owned .. and, they charged exorbitant fees for poorly managing the Juristic themselves .. it was a mess, as only an unregulated Thai developer can make.

The 2008 amendments required the developer to turn over control of the Juristic to the tenants when they no longer owned a majority of the sellable building area.

I suppose, though, that there is nothing in the act to prevent the developer from holding onto the titles, and maintaining control of the Juristic as long as they can .. under their control, the sinking fund paid by new buyers could be used to correct building defects that should be corrected at the developer's expense.

Owners might check into this .. I rather doubt the developer feels too threatened if they know the owners are smeared all across the globe and have no collective, organized voice, much less any local legal counsel who knows the regulation and can either negotiate, or force the issue.

Anyone who buys off plan from a local developer who is insufficiently creditworthy to get a construction loan rolls the dice and takes their chances.

 

Edited December 16, 2019 by brutox

[talung66]

7 hours ago, brutox said:

Owners might check into this .. I rather doubt the developer feels too threatened if they know the owners are smeared all across the globe and have no collective, organized voice, much less any local legal counsel who knows the regulation and can either negotiate, or force the issue.

Anyone who buys off plan from a local developer who is insufficiently creditworthy to get a construction loan rolls the dice and takes their chances.

All my info is second hand from one owner about what the others have and are doing. for centara in our conversations.

All farang owners that are there that know each other in passing have there chanotes. I can't say anything about Thai and overseas owners like chinese that there are many.

I have also hear about one asking many times to see the books for many months .As yet best of my knowledge still nothing to see.

 

[talung66]

On 15/12/2019 at 19:33, Larssonn said:

pity this one who posted today accepting a 30% loss :

https://www.bahtsold.com/view/grand-avenue-2-bed-2bath-condo-direct-from-owner-best-price--381043

160% increase vs a 30% loss , will be intresting to se if he can sell at this pricing and maybe intresting for someone in here aswell with more education .

there are others

https://www.bahtsold.com/profile/110742

[likeaking]

9 minutes ago, talung66 said:

there are others

https://www.bahtsold.com/profile/110742

I automatically eliminate any ad that has only "artist renderings" rather than actual photos of the property, especially of the interior of the unit. 

[wido]

On 15/12/2019 at 05:39, paulyd2k said:

well that chap wido is living there and he still has no chanote, and i know he used to be on site everyday before near completion,  so i would imagine that he is hounding them for his,   does anyone know anybody who has their`s,  made me laugh on the e-mails they sent out showing pictures of stacks of chanote`s , and saying all ready to go,   typical of this place,lol

Meantime i've got the chanote.  I can read Thai, and i didn't see my name on it, only Testanorm Property Pattaya as the name of the condo. They let me sign a few documents for the goverment. After 2 or 3 months when they get back this they will fill in my name. Also for the other people the same procedure.

I had also to pay 2500 baht transfer charge before they give me the chanote. See on your grand total settlement.

Edited December 20, 2019 by wido

[Oukiva]

4 hours ago, wido said:

i've got the chanote.  I can read Thai, and i didn't see my name on it, //

Your name should be on the fourth column of the last row. (See sample below)

If not, what is written in the second column ?

 

[wido]

4 hours ago, Oukiva said:

Your name should be on the fourth column of the last row. (See sample below)

If not, what is written in the second column ?

 

That's what they give us: 2 documents and 1 book

 

[wido]

4 hours ago, Oukiva said:

Your name should be on the fourth column of the last row. (See sample below)

If not, what is written in the second column ?

On the other pages of the book is nothing written. They let us sign papers as you show and say they have to send it to the goverment. It takes two or tree months before they get it back. Than she can write in the book. That's what the lady who's working on it told me.

[wido]

On 13/12/2019 at 08:07, Swinga said:

Thats cause old mate, that was posting on IG got jack of their shit and left them

This development will only be finished as people pay and settle up, and until then, your sinking fund fees are probably paying for shit, that was never done right before you took hold of your title.

It's simple, the developer is not paying to do anything until condo owners hand over cash and you can all hope, enough people do, so it gets finished in 2022 or beyond.

I would be asking many expatsfor advice, about forming a comittee to protect/see that your sinking fund fees aren't paying for items that were meant to be done "before/during/in construction/before your handover".

 

Right. That's what's happens now. The defects reported before the handover are done by the project workers. The defects after have you to report at the juristic office. There they don't understand English or only a few words. After they get what you mean the thechnicians of Grand Avenue comes to fix it, so  those technicians  are paid by us by the maintenance fee we paid already

Edited December 21, 2019 by wido

[Oukiva]

1 hour ago, wido said:

That's what they give us: 2 documents and 1 book

The blue book is not very useful as only Thai people can be registered in it.

The second one looks like a change-of-owner document, with name of a company (from) and - just over the 2 red circles - what must be your name in thai (to)

The important document is the chanote, your last picture (4th one), and owner name should be on the back of it...

Edited December 21, 2019 by Oukiva

[wido]

43 minutes ago, Oukiva said:

The important document is the chanote, your last picture (4th one), and owner name should be on the back of it...

On the back of it is nothing filled in, she said she can only do this after she get back the documents we have signed for the goverment. This will takes 2 or 3 months. At the end of February i have to go back at her office.

[wido]

54 minutes ago, Oukiva said:

The second one looks like a change-of-owner document, with name of a company (from) and - just over the 2 red circles - what must be your name in thai (to)

yes, my name and my fathers and mothers name in Thai.

name of the company is Testanorm Property Pattaya, that's the name of the company we did our final payment.

[Arnie85]

All sounds like a nightmare.  Why dont you guys have investment properties back in farangland and just rent them here?

[usexpat46]

1 hour ago, nzwolfgang said:

All sounds like a nightmare.  Why dont you guys have investment properties back in farangland and just rent them here?

Not all projects have these problems, I bought my condo without a problem.  Another positive with condos over here compared to the ones in California, no annual property tax.

[Yabusaki]

Greetings, 

I only have 50 to 55 days to select a 51sqm one bedroom/bath unit for a longterm lease.  Most likely if the price is reasonable, initially I'll sign 2 years and it could extend another 3 years, afterwards!  Therefore, if you know any owners,  let me know?

Thanks.

[Kahoy]

Or a studio for 4 months from mid January, 2020.

Thanks

[Oukiva]

On 21/12/2019 at 14:53, wido said:

Reading the "Visitors" paragraph, does that mean that if you rent a condo here you cannot have visitors?... (!)

"For safety reason, all visitors // must be escort by co-owners only" 

[Harry Brown]

6 minutes ago, Oukiva said:

Reading the "Visitors" paragraph, does that mean that if you rent a condo here you cannot have visitors?... (!)

"For safety reason, all visitors // must be escort by co-owners only" 

I read it that they have to check in to the front desk. Then they have to be accompanied by the owner of the condo  ( or tenant).  They are not allowed to make their own way around the building.

[The Danimal]

4 hours ago, Harry Brown said:

I read it that they have to check in to the front desk. Then they have to be accompanied by the owner of the condo  ( or tenant).  They are not allowed to make their own way around the building.

They do have security and as more owners mover in...the more strict it will get.  I have seen them turn down unescorted TG

[Yabusaki]

Major Problem,

Majority of the units at the Grand Avenue Residence doesn't have built in washer and dryer! The owner have to pay additional 10,000 bhat to put a line for washing machine! Lots of owners are hesitant to put an additional line for washing machine! I'm not going to sign a longterm lease without a washing machine!  Living in a condo without washer and dryer will be too troublesome and humbug!

Edited January 6, 2020 by Yabusaki

[usexpat46]

2 hours ago, Yabusaki said:

Major Problem,

Majority of the units at the Grand Avenue Residence doesn't have built in washer and dryer! The owner have to pay additional 10,000 bhat to put a line for washing machine! Lots of owners are hesitant to put an additional line for washing machine! I'm not going to sign a longterm lease without a washing machine!  Living in a condo without washer and dryer will be too troublesome and humbug!

When I bought my condo (Not Grand Avenue) it didn't have a built in washer and dryer.  On my balcony there was a water faucet and electrical outlet with a drain nearby so no problem.  Don't need a dryer as the clothes are hung up to dry which doesn't take too long with the heat and breeze on the balcony.

[Yabusaki]

5 hours ago, usexpat46 said:

When I bought my condo (Not Grand Avenue) it didn't have a built in washer and dryer.  On my balcony there was a water faucet and electrical outlet with a drain nearby so no problem.  Don't need a dryer as the clothes are hung up to dry which doesn't take too long with the heat and breeze on the balcony.

Well, I'm only talking about Grand Avenue Residence!

Also, at the Grand Avenue Residence's balcony, if you can find a water faucet and electrical outlet let me know!

Edited January 6, 2020 by Yabusaki