MANDALUYONG | Soho Central | 41 F| 160m

[GeorgeDeCarlo]

UPDATE: We have just been told that the smoke detector system is being worked on and the guards know to pay extra attention to any signs of problems when roaming the floors. There have not been memos being posted lately; this could have been done for such an issue.

UPDATE: Our other unit also has smoke detectors that are not blinking. I also noticed in the hallways a detector not working. So this may be a system-wide problem. Report all detectors that are not blinking to the 4th floor Century Properties Management Inc office since they were appointed to manage the building by the developers who still maintain total control over the building denying Unit Owners our seats on the Board. As has also been quoted from the law of the Philippines, they have not met their obligation in development of a Homeowners Association.

Where was this memo posted? We have not seen it anywhere in the building or our mail. This is the same company that sold us the useless intercom system. I had written a letter to them and the maker of the intercom in Spain. Of course, NO replies.

They had checked the smoke detectors last year before the warranty expired. Now our one unit has detectors that are not working as we just noticed the lights are not blinking as they should.

What is going on and where is the management imposed upon us?

Originally Posted by mba2000

Good day!

To ensure the reliability of our building Fire Detection and Alarm System (FDAS), please be informed that we will be conducting a testing of the system (smoke and heat detectors) inside each units to those who have not participated yet on the activity from May to June 30, 2012 by floors between the hours of 9:00 AM and 6:00 PM to be conducted by our FDAS service provider, YEK YEU MERCHANDISING, INC., as follows:

Unit Floors
Scheduled Dates

1
05th Floor
May 2, 2012...

We are looking forward to your support and cooperation to allow us to access your units on the said dates as this redounds to the fire safety interest of the entire building complex.

Should the above schedule is inconvenient for you, please reply to our email or call the concierge at 794-0638 and advise us of your preferred schedule, notice of which shall be received by us at least one (1) day ahead of your ideal schedule but is limited to working hours (9:00 AM to 6:00 PM) only so we can arrange it with the contractor. For your convenience, we can also accommodate you during Saturdays and Sundays.

Thank you.
Assistant Property Manager

[GeorgeDeCarlo]

There is a new General Manager or prime minster as stated today to me. Sorry, but this individual gets the lowest possible grade even before starting given the history of this building. She will have to prove that she is not like the others.

The qualities we have all been used to include lies, deception and having two or more faces as required traits for the jobs.

Gerry was just an Officer in Charge and not the head manager for the building. I have been told that the new General Manager will use the office taken from the Unit Owners. That office was a foyer and exit from the Residents' Lounge and larger lounge next door.

Yes, there is a problem with the Century Properties Management Inc employee being in that space since they are intruding upon Unit Owners. Tomorrow is the next Unit Owners meeting at 7PM in the Residents' Lounge. There will be no toleration of her or any Century or developer Board member staying in that office during the meeting.

[GeorgeDeCarlo]

UPDATE: The checks for service deposits for our two units have been picked up and Meridien aka Century Properties on the 8th floor has been warned that what was refunded by Meralco which we were told includes interest had better be what we receive from them once Greenfield Development makes the transfer. If not, I invite all Unit Owners to come to watch and listen.

So after the lie of Meralco where one to two months for them to process the check turned to two to three months, it was finally issued, signed, sent to the local Shaw branch and we were told picked up by Greenfield Development.

The next move is up to the one developer. Will games be played? When will the check returning the service deposit be given to Meridien aka Century? Will they forget the interest that Meralco pays? We will not accept the check if anything funny takes place such as not giving us the exact amount issued by Meralco.

Please look at past messages about this serious problem. This service deposit came from the "estimated service deposit" all buyers paid to the developers who still control the building using our money at will for all they decide. Remember, the developers kept the difference of what was given to Meralco for a particular unit from the 12,000 pesos.

They gave Ryan and I checks for that difference but forgot the interest on the money they kept without our permission. Theft? We had to find out about this when we went to change the name on the accounts to ours and this exposed the taking of the money.

To other units they gave credits to their accounts and called it a refund not explaining the refund to Unit Owners via the Century Properties Management Inc office on the 4th floor. Always remember that office does not work for us but them!!! Unit Owners thought it was some sort of overpayment and not the taking of their money without their permission.

Now Meralco has a service deposit from us directly and we will get back our original serice deposit via the almost year-long process. The reason for our deposits was to have the Meralco account in our names. It may reach a year if more games are played. Any more games will be followed by loud protests and charges brought to the authorities.

[GeorgeDeCarlo]

At the Soho Central Condominium Corporation's last board meeting which is held in secret a lease was approved for a spa operator. There was no vote taken by the Unit Owners as required by the Condominium Act.

https://docs.google.com/open?id=0B8s...NiMzZhNmYzYThj

« The Balikbayan act

Philippine Real Estate Laws - Foreign Investments Act of 1991 »

The Condominium Act

REPUBLIC ACT NO. 4726 June 18, 1966 AN ACT TO DEFINE CONDOMINIUM, ESTABLISH REQUIREMENTS FOR ITS CREATION, AND GOVERN ITS INCIDENTS.

Sec. 16. A condominium corporation shall not, during its existence, sell, exchange, lease or otherwise dispose of the common areas owned or held by it in the condominium project unless authorized by the affirmative vote of all the stockholders or members.

I would strongly suggest that concerned Unit Owners who are Filipino citizens contact your members of the House and Senate telling them about this violation. The Board which is fully controlled by the developers seems to do as they wish with the building. The Act passed by Congress makes no allowances for Boards or even Homeowners Associations.

From text messages sent after this was announced:

"They paid her to keep quiet corruption as always" and from the same person who is Filipino, "That is why I love the US." "Also George Pls Do Not say Any Info at the Homeowners Lounge. You know they're Listening."

Text from the legal representative for several units, "Goodness what does the Act serve now, just a pice of paper."

So is it just a "piece of paper" in the eyes of the Board?

more to be written...

[GeorgeDeCarlo]

UPDATE (06/28/12): Just heard that the word now spreading throughout the condominium industry is that the glut has begun and units are having a hard sell. I was also told by one of the brokers that many buyers pulling out from our neighbor. As I have written below, DO NOT buy prebuilt. Only buy existing. The new units have risen in price and are smaller.

I first suspected a glut would form seeing the massive building; and then when I heard rent to buy at one project, I knew the party was over.

***

This building continues to rise and we are free from the annoying sale agents on our steps and property.

I had told those interested or had purchased units there to see the concrete before they repair and add. HINT: Take photos for the future.

I have also spoken to those that purchase condos and they said the glut has begun in Metro Manila. HINT: They said do not buy prebuilt. Only purchase existing units. Oh, do not buy if there is any flooding around the building.

Oh, I also had an interesting conversation with someone on the MRT. He had no idea where I lived but mentioned his own buying of units and those of friends. It seems they stay away from Century controlled properties. He said it takes a month, if ever, to get anything done. He told me to stay away from them. Again, he had no idea where I lived.

It seems Century has a reputation. This reputation is also being spread outside the country when I witnessed someone in the 8th floor office and his ordeal and getting the Title having just flown into the country. He said he never experienced this is any other southeast Asian nation. He went on to explain. I told him it might just be Century Properties. HINT: Let us get rid of Century control of the property.

MAJOR HINT: Always ask the agent/broker for a copy of the Master Deed, Bylaws and Rules & Regulations. If they refuse walk away and tell everyone about their refusal. Century/Greenfield did not give us these documents and made us write a request for them. I have posted links to them.

[Mindavao]

7.5

[GeorgeDeCarlo]

UPDATE: There were two major arguments in the 4th floor Century Properties Management Inc office (They do not support us!) and the 8th floor Meridien aka Century Properties office today. This will be reviewed at 7PM in the Residents' Lounge tomorrow, Thursday, June 7. Our checks are being held up as more punishment. I will also discuss the situation of two Unit Owners and how their property is being treated. These are two serious cases. The one needs a lawyer and both should contact their representatives in the House and Senate.

Like the days of prohibition in the US, you must use the secret knock or they send the guards from the developer. I and another Unit Owner were knocking an hour before the lunch hour and all we got were three looks into the peephole.

The guards came and were given the instruction that someone else complained about the knocking. I told the guard and he witnessed the lookout peeking. Two more guards followed when we left. I explained to them what is going on in the building and how Unit Owners are being treated.

So I was not able to ask about the checks we are owed by Meralco via the developers.

SO THE NEW PROCEDURE WHEN GOING TO 802 (Meridien aka Century Properties) IS TO COVER OR TAPE WITH PAPER THE PEEPHOLE AND THEN KNOCK.

[frontact]

Selling my fully furnished studio @ P2.7M. RUSH, migrating to Australia. Still negotiable. Send inquiries to front_act@yahoo.com. Thanks.

[GeorgeDeCarlo]

I have been mulling what to do about a serious situation at this condominium controlled by the developers who refuse to give control to the Unit Owners and help establish a Homeowners Association as required by law. This involves one of the agencies that is hired by the developers who control the Board having secret meetings spending our money as they chose with no say from us.

Soho Central Condominium Corporation through the Board has no employees and hires agencies for the various staff positions.

I do no want to involve any Unit Owner in the discussion of this matter since we and not the developers or staff live here and own units here. I also have serious concerns about any employees doing their jobs being caught up in the mess. But, we all must learn that when being a part of various companies one may be associated with activity that is not wise.

A lesson taught to me when I was young was "do no s&^t where you eat."

So since our safety is involved as Unit Owners and our investments of millions of pesos is also involved I am forced to ask that all Unit Owners speak to each other about intimate activity of the staff with residents. I do not care what residents do in the privacy of the units. BUT, the staff must learn not to involve themselves as they have causing problems and presenting future problems for the building.

The agency I am referring to knows who they are and this activity was known at all levels within the managing of the building. I demand a change take place otherwise the Annual meeting in August besides having many statements of concern and disgust by Unit Owners will have details presented as to the current problem. Weeding several people from the agency as scapegoats for the agency as a whole is not acceptable.

I and others know those involved just in case anyone decides to take action against me personally. These liaisons are not just single individuals with a single staff member. Multiple services are being made. I do not think at this point I need to get more graphic.

[GeorgeDeCarlo]

UPDATE (06/27/12): Links to the 2011 Annual SCCC meeting booklet and ballot have been added below. (If any links I have ever provided in postings do not function, please let me know. I have corrected two links below.)

2012 Annual Meeting
Soho Central Condominium Corporation (SCCC)

Friday, August 31, 2012

TO UNIT OWNERS:

This meeting is held on the last Friday of each year according to the By Laws which like the Master Deed and Rules & Regulations were not given to all Unit Owners by developers upon purchase or turnover.

PLEASE DO NOT GIVE PROXY TO THE DEVELOPERS as represented by the current Board Directors. Give your proxy vote to relatives, friends or other chosen or legal representatives. Make this clear to SCCC in writing via email, postal mail and fax. The developers controlling the Board do not represent your interest as a Unit Owner.

Some Unit Owners may have to make it clear to the SCCC and developers controlling the Board that they are not to assume or continue to vote for them by proxy. Again, letters and calls are necessary.

If you were going to send letters about the issues of the building or personal disputes to the media, government agencies or Congressional officials, do so now. Special delivery is advised. If you were going to contact a lawyer about problems, please do so now.

Posts to this forum need to be made now so concerns may be addressed if necessary prior to the meeting.

The Board will try to limit voting as we witnessed problems last year. Make sure that any and all payments concerning the unit(s) for any and all parties are made and up to date. If there is a dispute, make it clear in writing that there is a dispute but you demand and expect the right to vote. Send a copy of this letter by special delivery to the Securities and Exchange Commission, Housing and the Justice Dept. Yes, I do not trust and tell others to question and give no blanket trust to the developers controlling the Board.

All letters should be sent in some form of special delivery and by email, postal mail and fax. You want to make sure that they do not have excuses to ignore you.

PREPARE your concerns, complaints and disgust in 5-minute prepared statements. You may prepare longer statements in case you get extra time. This is a once-a-year opportunity for us to meet since they have done all they can to stop other venues for Unit Owners to meet or limit participation.

Click document links:

Those who did not attend the 2011 Annual SCCC meeting would not have received this booklet. We have scanned it so you may review it: 2011 Annual Meeting booklet. This ballot as others was not used since the Board walked out of the 2011 Annual SCCC meeting. The ballot was also designed as one vote per unit which contradicts the Master Deed and Philippine law since the building is mixed use and should have been by area: ballot.

Master Deed | By Laws | Rules & Regulations

Philippines Condominium Act | Presidential Decree No. 957 - If you are having problems getting your Title, refer to sections 25 & 26. Also, speak to other Unit Owners and you may contact me. | Republic Act 9904 : "Magna Carta for Homeowners and Homeowners’ Associations"

Good Morning Philippines: "Tips on Buying a Condominium"

The developers' brochure that started the lies.

***

Republic of the Philippines
Department of Justice
Padre Faura Street Ermita, Manila 1000
632-523-84-81, 632-523-6826
632-526-7643 (fax)

Republic of the Philippines
Security and Exchange Commission
SEC Building, EDSA Greenhills
Mandaluyong, Metro Manila
632-584-0923
632-584-5293 (fax)

Expanded National Capital Region
Regional Director
Housing and Land Use Regulatory Board
2nd Flr., HLURB Bldg., Kalayaan Ave., cor. Mayaman St.
Diliman, Quezon City
Tel. Nos. (632) 926-1061, 924-6658
E-mail: ebarrameda@hlurb.gov.ph
Other ENCR E-mails:
Technical: technical@hlurb.gov.ph
Monitoring: monitoring-adjudication@hlurb.gov.ph
Homeowners Association: ncrhoa@hlurb.gov.ph

***

Good Morning Philippines
Times Chronicle Publishing
Attn: Editors
Unit 304 Pelbel Building 1
Shaw Boulevard, Oranbo
Pasig City, 1600 Philippines
02-655-5620
02-545-4288 (fax)

The Philippine Star
PhilStar Daily, Inc.
Attn: Editors
R. Oca, Jr. and Railroad Streets
Port Area, Manila
527-7901 to 15

Inquirer
Attn: Editors
P.O. Box 2353
Makati Central Post Office
1263 Makati City, Metro Manila
02-897-8808
02-897-4793 or 94 (fax)

Manila Bulletin
Attn: Editors
P.O. Box 769
Muralla corner Recoletos
Intramuros, Manila 1002
632-527-8121
632-527-7510 (fax)

Manila Times
Attn: Editors
2/F Sitio Grande Building
409 A. Soriano Avenue
Intramuros, Manila 1020
63-02-524-5664 to 67
63-02-528-1729

[Emma06]

Im so pleased with ur work Mr. George DeCarlo ....sana hindi ka magsawa for updating what is really happening there in Soho ....thumbs up and again thank u very much.


And to evryone who us interested im selling my unit there at 24 floor, studio type, fully furnished with water heater never used at all...... im just jobless at the moment and im scared that the Chinatrust will have it (pls........... help me).

Thanks a lot,
Emma

[mba2000]

hello ms emma how much na ba ngayon ang studio unit sa soho?

[Emma06]

hi mba2000, to be honest with u no idea but i just had a look and they sell the unit starting 3m i guess fully furnished..........

[Emma06]

Hi everyone, its me again for those who are interested to buy my unit 24 floor studio type pls. contact eblaya_10@hotmail.com (+639499791926).
Have a nice weekdays................

thanks a lot

[Emma06]

today had a little time to read some of the post..........just wondering about Merlaco saga,LUCKY for those owners whose got their refunds back ... (for me nothing at all) and i thought Century already pulled out (thats what Soho told to my proxy) had some issues with them like the monthly payment ,i had my RECEIPT with me ....and guess what said SOHO said they couldnt trace it (thats according to Century) and then they charged me so much for the penalty .......... should i take some action???

thanks a lot

[GeorgeDeCarlo]

Originally Posted by Emma06

today had a little time to read some of the post..........just wondering about Merlaco saga,LUCKY for those owners whose got their refunds back ... (for me nothing at all) and i thought Century already pulled out (thats what Soho told to my proxy) had some issues with them like the monthly payment ,i had my RECEIPT with me ....and guess what said SOHO said they couldnt trace it (thats according to Century) and then they charged me so much for the penalty .......... should i take some action???

thanks a lot

REMEMBER: Prepare for the 2012 Annual Meeting; read message #890 on page 45.

I will post another message about the Meralco Saga so I may update it. I can meet you and go to the 4th floor to discuss the fake refund they have been using as an explanation and not the word THEFT. Everyone should have gotten back the money taken by THEFT Ryan and I discovered. Ryan and I will be filing with the Justice Department to find out who had the difference from the "estimated service deposit" and the 12,000 pesos given to the developers. The complaint will also have the demand for interest.

We did not give permission to keep the difference which was not an "estimated service deposit" once Meralco was given what they wanted for a particular unit. After that deposit was made with them, the difference should have been returned immediately. But, it was kept with no announcement. Ryan and I discovered the truth when changing the Meralco bill to our names.

After we announced this last year before and then during the 2011 Annual Meeting, the Board totally controlled by the developers put a memo for a short time telling of their decision. We were furious and started telling everyone about the rewriting of history.

The LIES of the developers never end. Anyone here or outside the country buying from these developers (Century Properties, Meridien aka Century Properties and Greenfield) had better have a lawyer look over all paperwork before finalizing the sale. They cannot be trusted as we have learned.

Meridien is a dummy front group for Century Properties. Nothing is final and complaints to the government and lawsuit with the assistance of a lawyer are always an options. Yes, take action on past and current problems.

These developers need lessons from all Unit Owners. Yes, we have been the victims of reprisal by the developers as the Meralco Saga demonstrates. We are willing to help others with their problems with the building.

[GeorgeDeCarlo]

REMEMBER: Prepare for the 2012 Annual Meeting; read message #890 on page 45.

UPDATE (06/23/12): From a Unit Owner: "Every Thursday Century developers and engineers come to the repair upon request from from Meridien. How do we make that request and will it still be every Thursday?" (This is due to design flaws and poor construction.)

Next from this Owner: "How do we get the Titles (and Absolute Deeds of Sale) and (what) will be their direct phone number? I assume we call Gramercy and request the call be transferred?"

I was also thinking about those such as Ryan & I who have or will change the Meralco accounts to their names. Will we have to make a journey to get this done considering all the trips and arguments that must be made? Is this a way to stop the changes from taking place which slows the process to full ownership control of Soho Central?

UPDATE (06/26/12): Another problem with the Meralco "estimated service deposit" Unit Owners paid the developers who gave a portion to Meralco keeping the rest is what happens when you sell your unit? Yes, the developers make it nearly impossible for Unit Owners to get their deposits back since they are moving, time is an issue and they need to move on with their lives. So this is free(?) money for the developers when delay and sick paperwork games, the major problems, are barriers placed before the Unit Owners.

UPDATE (07/10/12) Meridien aka Century has moved out of the building. They are no longer in #802. I saw their office being moved out this morning using a passenger elevator then the elevators outside the lobby in the podium due to the service elevator not working for months. Meridien aka Century still handles the elevators since they have never worked properly. The admin office was not told of their whereabouts as they fled the scene. This will also cause problems for some in getting permits due to lack of Certificate of Parking Ownership which Meridien issued.

***

Yes, Ryan went to the Meridien aka Century Properties office on the 8th floor in Unit 802 to ask about the rumor I was told of by Century Properties Management Inc on the 4th floor in the administration office.

Ryan was told that they are moving to Gramercy Residences at Century City but do not when or where in that project. Right another mystery they are not disclosing.

So what is to become of all the unfinished business with the Titles and Absolute Deeds of Sale? What?

They are only making it more difficult for Soho Central Unit Owners to get their Titles and other paperwork.

Why is this important? Well, Titles may be used by them for loans. HINT: Think of all those projects out there. I recall one Unit Owner had an uncaring attitude about getting her Title until I told her what they can do in the Philippines as told to me by a lawyer.

See even though you paid in full for your unit, they can use that Title as collateral on their loans. Yes, if their projects fail some bank is coming for your unit. If you have a loan with a bank, that is between you and the bank and not them since the bank holds the Title or should be holding the Title. You should still get a certified copy of the Title and you can still get the Absolute Deed of Sale.

Please tell all Unit Owners you know that Meridien is leaving and that Titles and Absolute Deeds of Sale must be gotten NOW since they will make it more difficult by their move. If your are having problems and they are not following the Presidential Decree, seek a lawyer NOW.

[GeorgeDeCarlo]

REMEMBER: Prepare for the 2012 Annual Meeting; read message #890 on page 45.

Many will notice and some may not evaluate why work is being done around the building. The annual meeting is taking place this August and this gang of developers will be doing work to make it look as though they are accomplishing something.

This trick was probably taught to them in their Business 101 course as we would say in the US. To keep employees happy just have the company pretend that they care and want their opinion or even do some some superficial actions for the employees to give the facade of concern. This is the game being played now.

Yes, even the new hire of a Senior Manager with posted memos about the new hire are to give this impression. Well we all know what has taken place since turnover. We all know the lies, deception and two or more faces of the management and their bosses, the developers.

Always remember, it is Our Money the developers use to hire staff who work for them and not us. Unit Owners do not control the Board. The developers control the Board.

[GeorgeDeCarlo]

REMEMBER: Prepare for the 2012 Annual Meeting; read message #890 on page 45.

In an earlier message, I had written that no Minutes were made of Soho Central Condominium Corporate Board meetings. I stated this since Ryan submitted a request and was given resolutions and told that that was all they had with not even a hint to something else existing.

A lawyer in the building said they saw and read Minutes. Yesterday, Ryan went to the 4th floor and asked and they said they would look into it. Well, that was not enough, I went downstairs and had another major argument as to the lies, deception and two or more faces of the staff. Staff that is hired by the developers with no approval by Unit Owners since we do not control the Board.

It seems there are Minutes and they are not on the premises. I told them I want copies and soon and not just days before the Annual Meeting. I told them I would pay for the copies.

Where is the office for the Board? Where are they hiding information? Why hide the Minutes and other material from the Unit Owners?

[GeorgeDeCarlo]

REMEMBER: Prepare for the 2012 Annual Meeting; read message #890 on page 45.

All Unit Owners need to know they have the right to question all decisions in this building and to file complaints as I have written about in posted messages.

As an example, the security service agency's contract is up in July. This was discussed last year when it was coming due since the number, cost and whereabouts of security guards was a serious question then and now.

I had been told just a short time ago that changing the security force by open bids was not wise and I was given ridiculous excuses. Now management tells me there are bids. I guess the concern I and others had have initiated some action. But what will the process be and the result?

Will there be a proper examination of quality and cost?