Denai Alam Auction Property Terrace House at Jalan Elektron U16/93

There is an auctioned terrace house at Denai Alam Jalan Elektron U16/93.

I was browsing for terrace house at Mudah.my and attracted by the low price of RM485,000 for a terace house in Denai Alam.

When I checked it was an auctioned property.

It is auctioned for third time already that why its price was down by 20%.

Bank Value : 600 K
Dropped -20% ( -115 K )

Auction Price: RM486,000

Land size: 20×70 1,399sqft
Built-up: 1,680 sqft
Status: Vacant
Tenure: Freehold
Floor: 2
Bedrooms: 4
Bathrooms: 3
Parking lots: seems can fit one only at porch.

 

denai alam front view from far
denai alam front view from far
denai alam front view
denai alam front view
denai alam no water meter
denai alam no water meter
denai alam front door
denai alam front door
denai alam broken ceiling at porch
denai alam broken ceiling at porch
denai alam living room view
denai alam living room view
denai alam jasmine - high ceiling of 6.5 meter
denai alam jasmine – high ceiling of 6.5 meter

Transacted Price

brickz - denai alam property value jalan U16:93 - rm623k - 20220705
brickz – denai alam property value jalan U16:93 – rm623k – 20220705

Location

Jamine, Jalan Elektron U16/93, Denai Alam

Auction Details

denai alam jasmine - auction notice
denai alam jasmine – auction notice
denai alam auction info - second auction
denai alam auction info – second auction
denai alam auction info details second auction
denai alam auction info details second auction

Proclamation of Sale

Pengalaman Membeli Rumah Lelong

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
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

  1. harga sewa semasa
  2. kesenangan untuk mencari penyewa (vacancy rate)
  3. 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
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.

Baca artikel ini yang  menceritakan lagi mendalam pengalaman saya membida rumah lelong ini.

Proses Pinjaman Rumah & Guaman

Selepas menang, saya cepat-cepat uruskan memohon pinjaman dengan bank dan proses guaman di mana saya minta sebutharga untuk yuran guaman.

Sebenarnya saya dah buat ini sebelum masuk lelong lagi. Cuma saya jadikan secara rasmi dengan menghantar borang permohonan.

Baca artikel ini yang menceritakan lagi mendalam mengenai proses guaman rumah lelong.

Kerja-kerja Baik Pulih & Renovasi

selepas menang lelong masuk rumah yang kosong
selepas menang lelong masuk rumah yang kosong
keadaan toilet rumah lelong - masuk rumah selepas menang
keadaan 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.

Baca artikel ini yang menceritakan lagi mendalam mengenai kerja-kerja baik pulih yang saya lakukan di rumah terbabit.

Bekalan Api, Air & IWK

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.

IWK pun saya tukar ke nama saya secepat mungkin.

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
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.

 

 

 

 

 

Non-LACA Legal Process for Auction Freehold Property

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.

You can refer my previous article on Non-LACA & LACA auction type.

What It Means To Settle within 120 Days

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).

Refer to diagram – freehold property with ready title legal process timeline, the property is safe from re-auction if you reach #5, even though you haven’t complete the whole legal process yet.

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.

  1. Valuation report
  2. MRTT / MRTA approval
  3. Stamping of Letter of Offer from Bank to Legal firm
  4. 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
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
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
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.

Fastest Housing Loan Approval Based on My Experience

I planned to buy an auction property. So before buying, I tried to get the fastest bank in getting approval because the loan needs to be disbursed very fast to avoid my deposit from getting burnt.

Housing Loan Inquiry via Bank’s Website

I contacted few banks via their website to see which respond the fastest.

CIMB – no response at all, even thought CIMB said they will contact me as soon as possible.
Alliance – same as CIMB no response at all.
Ambank – Worst couldn’t find contact us / inquiry page.
Standard Chartered – I got voice call the next day after submitting the online inquiry.
Public Bank – I got response after 9 hours of online submission

housing loan enquiry - public bank email centre took nearly 9 hours to respond
housing loan enquiry – public bank email centre took nearly 9 hours to respond

Maybank – The fastest, I got response in 1 hour after submission

housing loan enquiry - fast response from maybank email centre - they responded within 1 hour
housing loan enquiry – fast response from maybank email centre – they responded within 1 hour

Visit Direct to Branch

Bank Islam – I was passing through Bank Islam Bukit Jelutong, so I decided to drop by to their housing loan department. I get pre-approval on the spot whether I could get loan if I win the bid & good thing the bank office has experience in handling loan for auction properties.

Check Bank Officers Responsiveness

You must check whether the bank officer respond you even during weekend and check how long the officer responds before taking loan with the bank. Besides you must check whether the office can influence their HQ to get fast approval.

Some bank officers will tell you that just pray to get fast approval some will inform you that they could push for it.

So based on my experience:

Bank Islam – the office was really responsive even during weekend and she said she had experience in pushing to get approval

housing loan - bank islam officer responsiveness even during weekend
housing loan – bank islam officer responsiveness even during weekend

Public Bank – Not responsive, have to follow up few times. In the image show that I have to follow up to get response.

housing loan - public bank officer slow respond
housing loan – public bank officer slow respond

Standard Chartered – Responsive as well but he couldn’t influence HQ.

Maybank – need to follow up but faster response compared to Public Bank and weekend stops responding

Check Bank Panel Laywer Responsiveness

At same time, before bidding, get their panel lawyer to check their fast responsive and experience in handling auction property. You ask questions regarding the process and see their response.

Bank Islam – very fast and well versed and confident can complete the transaction before 120 days

housing loan - bank islam panel lawyer fast respond and willing to share the process in easily understand words
housing loan – bank islam panel lawyer fast respond and willing to share the process in easily understand words

Standard Chartered – their lawyer also very fast and well versed.

Other banks I didn’t check because even if my loan approved by their bank, I might not take it because their officers were slow.

Check Bank Valuer Responsiveness

So far my experience Bank Islam & Standard Chartered valuers response were fast.

Bank Islam, I got appointment on the next day after I message the valuer.

housing loan - bank islam vlauer panel - fast response and get the appointment on next day
housing loan – bank islam vlauer panel – fast response and get the appointment on next day

Fastest Housing Loan Approval After I Won the Auction Property

After submission, I got housing loan approval as below.

Bank Islam – 5th January (documents submission) – 9th January  (housing loan approved)

Maybank – 5th January (documents submission) – 12th January (housing loan approved)

Public Bank -5th January (documents submission) – 12th January (housing loan approved)

Standard Chartered – 5th January (documents submission) – 18th January (housing loan approved)

Conclusion

In my case, Bank Islam was fastest even though I got better rate from Public Bank but I decided to take Bank Islam loan due to their fast response and even their lawyer and valuer were very fast.

My advice to check the bank officer because it doesn’t mean all Bank Islam officer will be fast as Bukit Jelutong branch. So better follow the steps I mentioned above to make your decision.