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KittenKong

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  1. So many bars for sale= solved

    Anything that means fewer bars and less noise is a good thing as far as I'm concerned.
  2. Whose land is this in Soi 3?? Public or Hotels??

    Common practice for Thais to put cones (or old chairs or other crap) in the public street outside their shops so as to "reserve" the parking for themselves. They think they own it and inevitably dont care at all about anyone else.
  3. You seem to have missed the point that this onward sale of the contract to buy is to take place before the unit is finished. Therefore the building will not yet be registered, and there will be no JPM and no chanote. And there probably would not be any management company in place either. That's how "flipping" works: the contract to buy a unit is being sold, not the unit itself. You may have a long wait for a JPM to attend the Land Office for a condo sale. Why on earth should he? It's none of his business. All he has to worry about is issuing the debt-free certificate and the quota declaration, neither of which would apply in this instance anyway.
  4. I would approach the Office of Consumer Protection. A phone call from them will probably convince the landlord to be more reasonable. That said, any tenant should ensure that all such details are covered specifically in the lease before signing it. I did exactly that when I was a tenant here: changing the wording of the lease agreement myself and to suit me. The landlord had the option of agreeing or watching me walk away. Needless to say he agreed.
  5. A lawyer may not be needed in person but legal fees will be charged to cover the time involved in preparing the new paperwork. Also there is the question of the money that has been paid in the meantime by the first buyer who needs to be sure that he going to be reimbursed for it by the second buyer. This is much more complicated than the first sale contract is and it doesnt really have anything at all to do with the developer. In Pattaya I have heard of one-off payments required by developers of up to 50,000B, and also of some that impose quite large percentage payments. There is no fixed scale, of course, and everything to do with it is negotiable and may or may not be indicated in the original contract. However, as I pointed out, the developer is on a winning pitch as he decides whether it can happen or not and he can impose whatever conditions he likes as he has nothing to lose. In the very worst case he still owns the unit and can sell it to someone else if the original buyer defaults on his contract. I do not like the sound of your approach very much and, unlike the resale of an existing condo, I think it would always be a good idea to have your own lawyer check through any off-plan contract before signing. Even more so for the transfer of an off-plan contract as the Land Office will not be there to oversee the deal and the contract may contain some very undesirable restrictions. Before you sign is the time to remove those, not after. The JPM will presumably not be involved as the OP is not yet a co-owner. From the description given the condominium has not even been legally created yet. Only the developer will be involved for now, and eventually the Land Office but not before completion and transfer.
  6. "The owner cant ask tenant to pay the rent more than 1 month. >> what happen if they want to pay ahead for 1 year ? " Seems straightforward to me. The owner cant ask or insist but the tenant can volunteer if he wants to. "The owner can visit the room any time without informing the tenant. " Nuts to that one.
  7. The word "Moslem" looks like a mistranslation. They mean "Mosque". That part of the law applies to official religious buildings, not residences. I suppose that you could create the Holy Church of Jack and ask permission to build a place of worship for your followers. Good luck with that. As for the second part, I suspect that you would have to be under the US Amity treaty to benefit from it, or would have to invest a suitably large amount in some Thai business which anyone can do.
  8. You would need to check with the developer as to what terms and conditions they apply to this, and how much they will charge you in legal fees for doing it. As you are altering the original contract you have with them the decision is entirely theirs: they are not obliged to do it and they could just insist that you honour the original contract. Personally I suspect that anyone buying a resale off-plan unit may not end up with the full protection that the original contract allowed for, however little that may be. I also suspect that you may need to offer a big discount in order to find a buyer, unless perhaps you signed your contract very early on and got a very big discount yourself.
  9. An interesting documentary about the refit: http://www.channel4.com/programmes/the-worlds-most-luxurious-airline
  10. Phuket Condo Management Company

    The non-attendance of committee members was in both election years and non-election years. The ones that stood for re-election were re-elected thanks to proxy votes of dubious provenance, without actually being present at all. When the same committee members did attend a GM they generally took no active part in the meeting. Resignations (not always voluntary) also accounted for some of the poor attendance of committee members. Those meetings were chaired by a third party (not the JPM) and between them they presented the reports, such as they were. Yes, I've served on the committee in my building but unfortunately never with anyone else who was at all keen to put things in order. That made it very hard to achieve anything. I also got bored of spending time every month picking out childish mathematical errors in the monthly cash-flow and yearly financial report, and generally doing management's job for them. No, I dont own any rental units: just the condo I live in. One Thai condo is more than enough for me and I can think of a hundred easier and better ways of generating investment income than through Thai property. But I do often attend meetings in other buildings as a proxy holder for friends. This has allowed me to see the good and the bad, though there has not been a lot of the former.
  11. Phuket Condo Management Company

    The "UK JPM" (I wonder if he has a valid work permit to perform that task: he needs one) may be submitting overpriced quotes but it's the committee who should be signing the cheques and indeed it's the committee who should be insisting on several quotes for every job being presented to them, and it's their decision which ones to accept or which ones to refuse as being too expensive. So it sounds like your committee is not doing its job. That said, and as for listening to the committee, in my experience it is quite possible that the committee is just a group of puppets nominated and elected by cronies of the JPM, or even by fraudulent proxy votes. I've seen it happen myself more than once. The amount of deceit and fraud in condo management here is simply astounding. The committee and JPM have no power at all to increase common fees, though they can recommend doing so. Any such decision can only be taken at a GM. At least one GM must take place every year, 120 days or less after the end of the condo financial year. The exact proportion of votes needed to raise extra cash will depend on whether the increase is permanent or on a year-by-year basis, and whether the GM is the first or second. (A second GM is called if the first does not have a quorum. The second meeting needs no quorum.) Year-by-year supplemental fees are extremely common in older buildings saddled with a low common fee that has never been increased, or badly-managed ones that have overspent. Such supplementary fees only require approval by a majority of those present at a second GM, with no minimum percentage of the total co-ownership at all. So they are much easier to pass than a permanent increase. This is how many older buildings function. At your next GM you should interrogate your committee and JPM as to whether they insisted on other quotes being obtained, and how much they were for. Then you can ask them why they chose the more expensive alternatives, if indeed they did. Of course if your committee does not bother to attend the GM you may find it hard to get any answers. I've been in several GMs that had no committee members present at all. You can draw your own conclusions about the integrity of such people. My opinion of them could not possibly be lower. I would never assume that budgets would be in any way accurate here. Ours, for example, are a joke. In fact they are so far removed from reality as to be totally irrelevant. I dont think that planning is a strong point of most Thai managements. There is nothing irregular about a JPM calling a meeting. Indeed he is the one who is responsible for calling the yearly AGMs, or indeed any meeting requested by a legal percentage of co-owners. He is also empowered to call a GM if, in his opinion, the good functioning of the building needs it. That said, it would be unusual for a JPM to call a GM without the approval of the committee and to do so would indicate some sort of problem somewhere. As far as I know the biggest condo management company in Thailand is QPM. I dont suppose that they became the biggest without doing a reasonable job, though like all Thai staff and companies I expect that they need to be monitored carefully. This is the committee's job, whatever they may happen to think about it. Apparently they operate in Phuket also. http://www.qpm.co.th/ The OP could try contacting them to see what they have to say.
  12. I cant believe the crass stupidity of some farangs who buy property here. You should just tell this friend to wire the money directly to the Thai girl's account and forget about it. He will save a lot of time and hassle that way, and the end result will most likely be exactly the same: he will have no money and no condo. However, if this friend manages to grow part of a brain over the next few days, the proper procedure would be: 1. pay no holding deposit at all 2. negotiate the price very hard, and negotiate who will pay the transfer fees/taxes 3. open a bank account in his own name here 4. transfer the purchase funds directly from overseas to that account only 5. obtain the FET form from the bank and then, finally, 6. go in person, with ID and a cashier's cheque for the full amount payable to the vendor only, to the Land Office where the transfer will be completed and the new owner's (his) name written on the chanote (title deed). Only at that time should he pay with the cheque, having verified that the chanote is actually for the unit that he thinks he is buying and not some other unit in another building. He will also need cash for the negotiated taxes/fees mentioned above. You dont actually need a lawyer for this at all as the lawyer will not do anything useful and certainly wont do what is known as "due diligence" in countries with a proper legal system. As for buying sight-unseen in Thailand, why on earth would anyone do that? There are hundreds of thousands of condos for sale here and little demand. No one is going to snatch this sub-2MB gem out from under his nose, and in fact the price he has been quoted is probably way over the top, including massive commission for everyone involved in the sale. Your friend sounds like a complete mug and many Thais will surely love him, at least until all his money is gone.
  13. TMN Internet

    I think that high price is for their top "pro" package. You gets what you pays for. When I tested the TMN domestic fibre package it was slow to international destinations and I did not extend the trial.
  14. Sri Racha

    Sri Racha nightlife is more geared up for Japanese than for Westerners. Accommodation prices are surprisingly high, or perhaps not surprisingly.
  15. Recommended sliding or bi-fold doors

    Ah. PA only offered me one option: imported with a long delay and a high price. It was a while ago and maybe the situation has changed. I will get back to them. Their "quote" was particularly uninformative being limited to only a price with no detail of the product, or the practicalities of installation, or what was or wasn't included, or indeed anything else at all. I dont like that. Aluzat are a joke. They have two email addresses on their website. One simply does not exist and you get no reply from the other. When telephoned they promise to get back to you but they dont. They cant even tell you when is a suitable day/time to visit their office to discuss a possible purchase. I would not entrust them with any sort of task, no matter how simple. Even after 40 years in Thailand I am constantly amazed by the inability of Thai businesses to communicate the most basic information. I wonder what those 4-5kB/sqm products were like? That is about what local manufacturers quoted me, but I found their products were much too flimsy to be used for anything other than shower cubicles or perhaps internal doors.
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