Saya dah lama ingin membeli rumah teres dua tingkat di Denai Alam, cuma ianya agak mahal dan agak susah berdasarkan harga rumah semasa untuk saya cover loan rumah dengan duit sewa rumah.
Jadi saya menunggu peluang untuk dapat rumah yang berpatutan, sehingga lah ada sebuah rumah di Denai Alam yang dilelong pada harga RM485k dan saya berjaya bida pada harga RM530k.
Rumah lelong ini saya beli pada Januari 2023.
iklan rumah lelong di mudah-my
Harga pasaran semasa adalah dalam RM650k – RM700k di kawasan tersebut.
Kajian Pasaran
Sebelum saya bercadang untuk membeli rumah di Denai Alam, saya telah melakukan kajian dari segi
harga sewa semasa
kesenangan untuk mencari penyewa (vacancy rate)
persaingan rumah sewa lain dari segi kemudahan yang disediakan seperti kitchen cabinet etc.
Berdasarkan kajian, saya dapati kena ada kitchen kabinet, kipas siling & lampu (mesti ada). Selain itu saya tambah water heater dan water pump untuk memudahkan saya mendapat penyewa dengan lagi cepat.
Selain itu, vacancy rate adalah dalam 2 – 3 bulan.
Peluang Rumah Lelong & Lawatan Tapak
keadaan rumah lelong
Rumah ini telah dilelong untuk kali ketiga, menyebabkan harga rizab jatuh kepada RM480k. Bila saya tanya jiran berdekatan, mereka memberitahu pemilik sebelum ini cuba menjual rumah terbabit tetapi disebabkan MCO covid, tidak ada pembeli sampailah dilelong.
Saya dapati rumah terbabit mempunyai grille, kipas dan lampu. Keadaan cat luar macam baru dicat.
Kerosakan yang ketara ialah atap bocor selain itu ada semak samun di depan dan belakang rumah.
Sesi Lelongan Di Talian (online)
Selepas membuat analisis, saya telah mengambil keputusan untuk bida rumah terbabit. Saya sasarkan harga maksimum saya akan bida ialah RM500k.
Saya menang bidaan rumah tersebut pada harga RM530k. Terlebih RM30k! Ini kerana ada 6 orang yang ikut serta lelongan ini.
selepas menang lelong masuk rumah yang kosongkeadaan toilet rumah lelong – masuk rumah selepas menang
Sementara menunggu kelulusan pinjaman bank, saya mula masuk ke rumah lelong tersebut memandangkan rumah tersebut memang kosong pun. Saya ambil gambar kerosakan rumah dan sebagainya. Seterusnya plan renovasi apa yang patut dibuat di rumah tersebut.
Saya sediakan dokumen di mana saya tampal gambar-gambar, ukuran rumah dan skop kerja renovasi.
Saya bagi kepada beberapa kontraktor untuk dapatkan bajet kerja-kerja baik pulih.
Saya lakukan kerja-kerja baik pulih, selepas mendapat kelulusan pinjaman bank walaupun belum sampai langkah “fund disbursement” iaitu di mana bank pinjaman saya membayar baki harga lelong kepada bank yang melelong rumah terbabit.
Tindakan ini agak berisiko, ini kerana kalau bank lambat bayar baki harga lelong, rumah boleh dilelong sekali lagi dan segala kos baik pulih saya sendiri akan tanggung kerugian.
Tetapi saya telah membuat pengiraan di mana saya dapat kurangkan risiko dilelong semula apabila berbincang dengan peguam bank.
Saya juga menukar dengan cepat nama pemilik Air Selangor. Ini kerana bekalan air telah dipotong. Untuk membuat kerja-kerja baik pulih saya perlu sambungkan semula air dengan menukar nama pemilik Air Selangor
Selain itu, saya juga menukar pemilik pengguna TNB. Ini disebabkan TNB telah mengeluarkan notis pemotongan bekalan. Saya juga tidak ingin menggunakan elektrik yang mana akaun TNB masa atas nama pemilik lama kerana jika guna elektrik atas nama pemilik lama macam mencuri pula.
Semua penukaran nama saya gunakan dokumen MOS (memorandum of sale) & POS (proclaimation of sale).
Iklankan Rumah Di Mudah.My
iklan rumah saya di denai alam di mudah.my
Saya dapat siapkan kerja-kerja baik pulih pada 11hb Mac 2023 dan walaupun masih ada sedikit kerja-kerja baik pulih masih berjalan, saya terus iklankan di Mudah.My.
Alhamdulillah, saya mendapat penyewa pada 16hb Mac untuk kemasukan 1hb April 2023. Saya mendapat penyewa dalam tempoh 5 hari.
Dalam kajian saya, saya agak akan dapat penyewa dalam 2 – 3 bulan tapi saya dapat dalam 5 hari sahaja.
Saya rasa ini berkat saya buat yang terbaik dengan buat kerja-kerja baik pulih, bersihkan rumah dan buat renovasi yang membuatkan orang selesa duduk rumah tersebut. Selain itu saya tidak mengenakan bayaran sewa yang tinggi berbanding pesaing-pesaing yang lain.
My Steps Installing Nodejs using Node Version Manager (nvm)
1) Firstly list the node version you want to install
nvm list remote
1
nvm ls-remote
ubuntu 22 – choose node version
2) Secondly, choose the version you want to install. I chose LTS v18 @ lts/hydrogen
node install hydrogen
1
nvm install lts/hydrogen
ubuntu 22 – install node v 18
3) Check if you have installed the right version.
node version
1
node-v
ubuntu 22 – successfully installed node v18
If You Got Checksum Error
At first, I had the checksum error, when I checked on the internet it was due to curl installed using SNAP (which I did). I have to re-install my curl using APT and remove the snap path from the path environment.
ubuntu 22 – install node v 18
Curl still point to snap/bin.
1
curl
ubuntu 22 – curl still point to snap
1
echo$PATH
ubuntu 22 – installing node problem due to curl installed by snap
Remove the snap/bin from the environment. Edit it using nano
For Non-LACA auction property, you have to settle payment to bank that auction the property within 120 days, if not the bank has the right to re-auction it. Meaning to say, your deposit will be forfeited if it is re-auction.
This is my experience of going through the legal process after winning the bid of non-LACA & vacant auction property.
What is Non-LACA Property
Non-LACA property means the title is already issued to an individual owner while LACA the property / land title still under master title which is under housing developer’s name.
Non-LACA property will be auctioned at high court and it is safer vs LACA auction where there is a possibility of delay due to double transfer.
It means that you must pay up the balance of auction value within 120 days. If you take loan, your applied bank must release the payment to the bank that auction the property within 120 days.
Even though the transfer of name is not yet completed but the payment is already released than it is consider safe (no more re-auction).
Important Documents to Settle for Fast Loan Disbursement
For my auction property, I use Bank Islam for my housing loan. In order for the bank to do execution process (mean start the process of loan disbursement), below documents must be ready.
Valuation report
MRTT / MRTA approval
Stamping of Letter of Offer from Bank to Legal firm
Previous owner land title documents (so the legal firm can cancel the previous owner caveat and insert new one)
If you take loan from bank, they will ask to take valuation report and MRTT from their panel.
For valuation report, it is advisable to get in touch immediately with the valuer firm even before Letter of Offer from bank comes out and request them to start doing the valuation for example taking photos and site visit.
MRTT, you need to fill in quickly the MRTT form application and push your banker to make it happens.
Besides, push your banker for the bank to issue quickly the LOA to the legal firm so they can do stamping and doing the legal works.
Previous land title documents are kept by legal firm appointed by the bank that auction the property. You must make sure you have that legal firm person in charge of the auction property and their contact details so you can share immediately with your legal firm so they can contact them asap.
After all those 4 documents are ready than the bank can start their execution process. You can follow up with your legal firm to push for it and get in touch with the banker to assist the lawyer in pushing their credit department.
high level legal process for loan disbursement
My Experience – Timeline for Overall Legal Process
Based on my experience, the Bank Islam & its legal team able to complete the #5 steps within 46 days which is much earlier vs 120 days.
Usually bank will ensure the process is fast for auction property but it is still advisable to get banker & legal team who have auction property experience. I chose Bank Islam because when I did my study they were the one who was really responsive and knowledgeable in handling auction property.
Take note though, it doesn’t mean that all Banker or all Bank Islam legal firm are fast and responsive, ensure you do your own due diligence.
freehold property with ready title legal process timeline
The Legal Team I Use
I’m really fortunate to have very responsive and knowledgeable legal team to support me. They are also helpful and explaining me the jargon of the legal process.
First time in my property investment, I met very responsive and helpful legal firm. Most of the time, the legal team is slow in responding.
azlin hafiz & partners legal firm – bank islam panel
Conclusion
This was my first time in successfully win a auction property. I was anxious whether the deal could be closed within 120 days because from normal property buying experiences, it always exceeds 120 days.
Fortunately, the deal is closed within 46 days based on my diligent follow through and choosing the right legal team and chose the right bank branch.
I purchased an auction property and did repair and renovation where needed.
It took me 2 months to do all the repair and renovation.
Photos of Repair & Renovation
denai alam repair renovation – new awning n walldenai alam repair renovation – new gate and auto gatedenai alam repair renovation – repaint water meter grilledenai alam repair renovation – repaint rubbish doordenai alam repair renovation – cleaned porch and new tilesdenai alam repair renovation – cleaned floor repaint grilledenai alam repair renovation – repaint door grilledenai alam repair renovation – replaced with new LED lampsdenai alam repair renovation – new LED lampsdenai alam repair renovation – living room new LED lampsdenai alam repair renovation – kitchen hood n hob shoes racksdenai alam repair renovation – backyard before renovationdenai alam repair renovation – clothes hangers, shelf and hooksdenai alam repair renovation -repaint main door repaired leaked pipedenai alam repair renovation – new water pumpdenai alam repair renovation – replaced faulty LED lampdenai alam repair renovation – new water heaterdenai alam repair renovation – cleaned toilet floordenai alam repair renovation – floor grouting n new toilet coverdenai alam repair renovation – new toilet bowl n floor trapsdenai alam repair renovation – replaced toilet doors
Cost to do the Repair & Renovation
Walls, awning, grille, wiring, gate and auto gate: RM10,790
Replace lamps, another wiring: RM1,200
Kitchen hood & hob: RM948
Buying paints: RM1,000
Water pump: RM739
Water heater: RM 616
Others (e.g gutter, screws, hooks, hanger, shelves, toilet bowl etc): RM8,775
