ORTIGAS CENTER | Exchange Regency [42F|res]

[[jeyps]]

so far, i think credits should be given to hii. magaling ang handling nila (sa nvi??? nevermind).

[dededog]

Originally Posted by jobbilon

thanks dededog for the link. at least they are now working on the promotion for the condotel. most probably they'll go full blast on the promotion pag natapos na fitting ng condotel units. i'll be in manila this week to accept my unit and sign contract with the condotel operator. tanong ko kung kelan talaga ang start ng condotel operation.

Thanks. Paki share the outcome of your meeting. Could you please ask about out of the country owners on how their contracts is going to be signed?

[art_garcia0924]

Originally Posted by jobbilon

thanks dededog for the link. at least they are now working on the promotion for the condotel. most probably they'll go full blast on the promotion pag natapos na fitting ng condotel units. i'll be in manila this week to accept my unit and sign contract with the condotel operator. tanong ko kung kelan talaga ang start ng condotel operation.

Would advise you to bring along your check book with you as you won't be able to take possession of your unit until you pay all of NVI's unreasonable fees.

[bola-bola]

By Tessa Salazar
Philippine Daily Inquirer
MANILA, Philippines—The contract says you bought a 24-square-meter condominium unit. But when you receive the title, it says there you only got 23 sq m. What do you do then?
The Housing and Land Use Regulatory Board advises specific recourses for “shortchanged” buyers.
HLURB had earlier confirmed to Inquirer Property that there have been “many similar complaints” from condo unit owners, although the board did not indicate the actual number.
Mike Denava, legal officer of the HLURB, said discrepancies cannot be avoided, and if condo buyers encounter this problem, he or she should consider the following steps:
1 The unit owner may choose a refund of the excess payment or demand the developer to correct the size of the unit. If there’s no possibility to adjust the unit physically, then ask for the refund.
2 The owner should also review the master deed of restrictions. This deed stipulated the rights and obligations of both parties—developer and buyer—such as what belongs to the common area or up to what point belongs to the unit owner.
3 If it turns out that the measurement is short, follow suggestion No. 1. Denava explained that should a conflict arise between a developer choosing to refund the excess payment and a buyer demanding the unit be readjusted physically, the settlement of the case would take longer. “The HLURB, being the quasi-judicial agency, would have to decide on the issue,” he said.
4 The unit owner can file a complaint with the HLURB and the agency can conduct an ocular inspection upon the unit owner’s request. The HLURB’s authorized engineers (technical services unit) can then conduct actual measurements of the unit. Afterward, what is indicated in the title would be followed.
5 The standard way of measuring the unit is to measure from one face of the wall up to the other face of the wall, according to Section 6 of the Condominium Act or Republic Act 4726. This is unless otherwise expressly declared on the master deed of restrictions, said engineer Octavio Canta, head of HLURB technical services.
6 Can unit owners have an independent technical body measure the unit? Denava said the HLURB cannot assure owners that the findings of an independent body would be acceptable or conclusive for HLURB.
Buyers can get in touch with the HLURB for further questions or to lodge their complaints at 9273061 or at www.hlurb.gov.ph. / HOPE it can help this INFO. to all investors..

[dededog]

anyone interested in spending more $$$$?
http://www.zoom.ph/~noble/?project=la-nobleza-terrazas

[jobbilon]

met with NVI last friday for the acceptance of my units and signing contract to join the condotel pool. During signing of contract I handed in the fitout package payment and php1000 per sqm fee (500 per sqm joining fee + 500 per sqm operating capital). NVI informed me that condotel operation will start in June. Total of 4 floors ang condotel so sa tingin ko end of June pa ang opening since fitting being done on one floor pa lang. Although fullblast naman gawa. The interior of the condotel units are well designed and I still believe on the good location of the place. I did not check my unit anymore since Hii will be accepting the units from NVI. Ngayon pa lang they are already checking the units on flaws which need to be fix. Last friday me party uli sila. This is to promote the place to travel agencies. Last week they had travel agencies from abroad who visited the place.

dededog, overseas din ako. i took a day trip to do the acceptance and signing of contract. kung me trusted family member ka in manila who can do these things for you, send ka na lang ng power of attorney and deposit the money to NVI account. you can coordinate with Axil Cruz via email a.cruz@noblelandventuresinc.com.

[dededog]

Originally Posted by jobbilon

met with NVI last friday for the acceptance of my units and signing contract to join the condotel pool. During signing of contract I handed in the fitout package payment and php1000 per sqm fee (500 per sqm joining fee + 500 per sqm operating capital). NVI informed me that condotel operation will start in June. Total of 4 floors ang condotel so sa tingin ko end of June pa ang opening since fitting being done on one floor pa lang. Although fullblast naman gawa. The interior of the condotel units are well designed and I still believe on the good location of the place. I did not check my unit anymore since Hii will be accepting the units from NVI. Ngayon pa lang they are already checking the units on flaws which need to be fix. Last friday me party uli sila. This is to promote the place to travel agencies. Last week they had travel agencies from abroad who visited the place.

dededog, overseas din ako. i took a day trip to do the acceptance and signing of contract. kung me trusted family member ka in manila who can do these things for you, send ka na lang ng power of attorney and deposit the money to NVI account. you can coordinate with Axil Cruz via email a.cruz@noblelandventuresinc.com.

Thank you.

[LivingInManila]

I got my unit turned over among the first. And after four months, there is still no way to get PLDT or Globe telephone lines. Supposedly SkyCable is available. If you ask for dates for availability, no one in charge will give them. They just pass the buck somewhere else. Such as "ask xxxs in Admin" and when asking xxxx in Admin being told, "the phone company is not communicating with us".. (Note: I am not putting the names on this post, hoping that it will be more difficult for me to be identified by NobleLand, as I do not think the possibility of revenge is out of the question.)

Association dues are now due, even though there are no phones, the place is still dirty and construction workers clog the elevators and hallways. Amenities on the 3rd floor are now generally open, so that is the justification.

My pet peeve...the elevators are already very slow as I predicted some months ago. Three elevators for basement parking, service, condotel, and residential floors, in an approximately 40-level building are not nearly enough. In the future, elevator wait time will explode exponentially from here, as the condotel starts, occupancy increases and demand for the elevator generally increases. Especially pity those on the higher levels. I wish I had been more careful when I decided to buy.

I checked Sulit for Exchange Regency ads for sale. I see prices ranging from 90K/sqm to 130/sqm. I am not sure how the Exchange restrictions are being applied...that first right of refusal should go to unit owners. No one has contacted me, a unit owner.

My shower does not drain correctly...the tiles are not properly slopped so the water stands. But I didn't catch this on my punch list before I signed off. So I was told it is my problem since I already signed off. It is true I didn't notice this, so in that way it is my fault. But clearly it is a construction defect that I was given at turnover, and it is their fault and nothing caused by me. I wish they would take care of it from that regard.

[siopao.asado]

livinginmanila...i understand your sentiments. i do hope our condotel operator has good eye on nvi's flaws which seems to be a LOT!

have you checked your water? is it clean? for me, it smells like used oil. and my water filter system gets clogged by dirt in less than a week.

[art_garcia0924]

Originally Posted by LivingInManila

I got my unit turned over among the first. And after four months, there is still no way to get PLDT or Globe telephone lines. Supposedly SkyCable is available. If you ask for dates for availability, no one in charge will give them. They just pass the buck somewhere else. Such as "ask xxxs in Admin" and when asking xxxx in Admin being told, "the phone company is not communicating with us".. (Note: I am not putting the names on this post, hoping that it will be more difficult for me to be identified by NobleLand, as I do not think the possibility of revenge is out of the question.)

Association dues are now due, even though there are no phones, the place is still dirty and construction workers clog the elevators and hallways. Amenities on the 3rd floor are now generally open, so that is the justification.

My pet peeve...the elevators are already very slow as I predicted some months ago. Three elevators for basement parking, service, condotel, and residential floors, in an approximately 40-level building are not nearly enough. In the future, elevator wait time will explode exponentially from here, as the condotel starts, occupancy increases and demand for the elevator generally increases. Especially pity those on the higher levels. I wish I had been more careful when I decided to buy.

I checked Sulit for Exchange Regency ads for sale. I see prices ranging from 90K/sqm to 130/sqm. I am not sure how the Exchange restrictions are being applied...that first right of refusal should go to unit owners. No one has contacted me, a unit owner.

My shower does not drain correctly...the tiles are not properly slopped so the water stands. But I didn't catch this on my punch list before I signed off. So I was told it is my problem since I already signed off. It is true I didn't notice this, so in that way it is my fault. But clearly it is a construction defect that I was given at turnover, and it is their fault and nothing caused by me. I wish they would take care of it from that regard.

You mean you accepted your unit without asking for the warranty? Its the Developers responsibility to issue this warranty against defects valid for one (1) year back to back with the defects and liability period the Contractor is giving the developer. Even if you have accepted it if not working properly it's still NVI's responsibility. I haven't taken possession of my unit though I'm fully paid because I'm demanding the Warranty, issuance As Built Drawings, Copy of Master Deed of Restrictions, Deed of Absolute Sale, Certificate or permit to operate of Elevators from appropriate agencies and justifiable explanation on their Other Fees and Charges.

[siopao.asado]

they already started billing assoc dues last month.... but one elevator is not functioning .... sauna facilities are not yet functioning.... dust are all over the halls.... that is nvi's professionalism tsk tsk tsk.

[bola-bola]

Originally Posted by LivingInManila

I got my unit turned over among the first. And after four months, there is still no way to get PLDT or Globe telephone lines. Supposedly SkyCable is available. If you ask for dates for availability, no one in charge will give them. They just pass the buck somewhere else. Such as "ask xxxs in Admin" and when asking xxxx in Admin being told, "the phone company is not communicating with us".. (Note: I am not putting the names on this post, hoping that it will be more difficult for me to be identified by NobleLand, as I do not think the possibility of revenge is out of the question.)

Association dues are now due, even though there are no phones, the place is still dirty and construction workers clog the elevators and hallways. Amenities on the 3rd floor are now generally open, so that is the justification.

My pet peeve...the elevators are already very slow as I predicted some months ago. Three elevators for basement parking, service, condotel, and residential floors, in an approximately 40-level building are not nearly enough. In the future, elevator wait time will explode exponentially from here, as the condotel starts, occupancy increases and demand for the elevator generally increases. Especially pity those on the higher levels. I wish I had been more careful when I decided to buy.

I checked Sulit for Exchange Regency ads for sale. I see prices ranging from 90K/sqm to 130/sqm. I am not sure how the Exchange restrictions are being applied...that first right of refusal should go to unit owners. No one has contacted me, a unit owner.

My shower does not drain correctly...the tiles are not properly slopped so the water stands. But I didn't catch this on my punch list before I signed off. So I was told it is my problem since I already signed off. It is true I didn't notice this, so in that way it is my fault. But clearly it is a construction defect that I was given at turnover, and it is their fault and nothing caused by me. I wish they would take care of it from that regard.

You can get intouch with Mr. Roger the project manager he might do something about the problem in the shower area. PLDT and the rest even the project manager cant do anything. All in the hands of NVI i think they not doing their job. I have alot of complains in the building I talk to Roger and he do something about it. But most of my complains still ?????..You are not the only one who have prob. in the bathroom.

[bola-bola]

Originally Posted by art_garcia0924

You mean you accepted your unit without asking for the warranty? Its the Developers responsibility to issue this warranty against defects valid for one (1) year back to back with the defects and liability period the Contractor is giving the developer. Even if you have accepted it if not working properly it's still NVI's responsibility. I haven't taken possession of my unit though I'm fully paid because I'm demanding the Warranty, issuance As Built Drawings, Copy of Master Deed of Restrictions, Deed of Absolute Sale, Certificate or permit to operate of Elevators from appropriate agencies and justifiable explanation on their Other Fees and Charges.

I think you got point there....and to all of the papers thay want you to sign for the turnover of the unit you must read it carefully and check the date...I not sign all of it since its not part of turnover and they cant force to sign it.

[LivingInManila]

Originally Posted by art_garcia0924

You mean you accepted your unit without asking for the warranty? Its the Developers responsibility to issue this warranty against defects valid for one (1) year back to back with the defects and liability period the Contractor is giving the developer. Even if you have accepted it if not working properly it's still NVI's responsibility. I haven't taken possession of my unit though I'm fully paid because I'm demanding the Warranty, issuance As Built Drawings, Copy of Master Deed of Restrictions, Deed of Absolute Sale, Certificate or permit to operate of Elevators from appropriate agencies and justifiable explanation on their Other Fees and Charges.

Art, Do you know if I have the legal right to insist on a Warranty? It can't hurt for me to ask, but since I have already signed and paid everything, I might just have to surrender if they say "no"?

I needed to move at the early date when I did, so I just did what they said and signed everything put in front of me. It was already so delayed. I even paid all the inflated turnover costs, but then on their own they approached me and refunded a large part of it (40%?) -- perhaps because of complaints from other unit owners and they realized doing so was a serious mistake.

Siopao, yes my water smells, but much less than before. I learned that the building cleaned the water system, since there have been times it has been turned off for that purpose. At this point I am hyper-sensitive to the smell in the water, and even it may be OK, I smell it. I don't trust it and I don't use it except for the toilet.

Bola Bola, thank you for the suggestion on Mr. Roger.

My opinion is that NVI leadership is greedy and inexperienced. There is a lot I don't know, but some critical information they have told me has been plainly wrong, and even beginners ought to know better. I had to prove them wrong to be able to move in with my stuff, yet they still never actually admitted they were ignorant and wrong. However I believe they want Exchange Regency to be a nice place and some of their bad rules and excessive inspections are meant to keep the place nice, but unfortunately are also done in ways to benefit themselves at the unit owner's expense.

I have a general opinion that they see the residents/buyers as needing to be excessively controlled since they think we will be out of control, while at the same time trying to extract money from us residents, spend no more on us once we are trapped. The lower level staff generally try to do their jobs, to about the same level as they do everywhere else. But they are also constrained by management and they are tied into the company...otherwise they would have quit. It might take years, but eventually the balance of power will shift more toward unit owners as more and more take possession of their units. The condotel currently has only something like 5 floors, so that block of voting power in the long run will never be a majority on its own.

For example of possible self-serving, there have been and will be more functions held by NVI on the 3rd floor for brokers, condotel, etc. Did NVI pay the fees to the Association for the usage, as per the guidelines? The association dues are now payable so the Association should be active and charging all users. I don't know the answer to my question, if NVI paid the association usage charges, but it would be reassuring if they actually did pay for their functions, just as any other unit owner would need to do.

It seems to me that for the time being residents are at NVI's mercy and the kindness of various staff, unless real legal issues are involved and one has the legal hammer to insist.

I have started to become more comfortable in my unit as time goes on. One just learns how to adapt for the better. Eventually the hallways will be clean, the water will be OK, the amenties functional. But the long waits at the elevators will only get worse, and will be terrible forever.

[beecube]

Anyone planning to rent / sell their units? Pls PM me.

Thanks!
Melissa

[dededog]

Originally Posted by beecube

Anyone planning to rent / sell their units? Pls PM me.

Thanks!
Melissa

How much is the ongoing price now for the 24 sqm? Thanks.

[beecube]

Originally Posted by dededog

How much is the ongoing price now for the 24 sqm? Thanks.

Send you a PM.

[siopao.asado]

image hosted on flickr

ceramic filter gets this dirty in less than a week....
see how brownish the filter compared with the scrubbed area....
water system in the building has been sanitized already at this point.

[LivingInManila]

Originally Posted by siopao.asado

image hosted on flickr

ceramic filter gets this dirty in less than a week....
see how brownish the filter compared with the scrubbed area....
water system in the building has been sanitized already at this point.

How recent is that picture? Before or after the sanitization?

[art_garcia0924]

Originally Posted by LivingInManila

Art, Do you know if I have the legal right to insist on a Warranty? It can't hurt for me to ask, but since I have already signed and paid everything, I might just have to surrender if they say "no"?

I needed to move at the early date when I did, so I just did what they said and signed everything put in front of me. It was already so delayed. I even paid all the inflated turnover costs, but then on their own they approached me and refunded a large part of it (40%?) -- perhaps because of complaints from other unit owners and they realized doing so was a serious mistake.

Siopao, yes my water smells, but much less than before. I learned that the building cleaned the water system, since there have been times it has been turned off for that purpose. At this point I am hyper-sensitive to the smell in the water, and even it may be OK, I smell it. I don't trust it and I don't use it except for the toilet.

Bola Bola, thank you for the suggestion on Mr. Roger.

My opinion is that NVI leadership is greedy and inexperienced. There is a lot I don't know, but some critical information they have told me has been plainly wrong, and even beginners ought to know better. I had to prove them wrong to be able to move in with my stuff, yet they still never actually admitted they were ignorant and wrong. However I believe they want Exchange Regency to be a nice place and some of their bad rules and excessive inspections are meant to keep the place nice, but unfortunately are also done in ways to benefit themselves at the unit owner's expense.

I have a general opinion that they see the residents/buyers as needing to be excessively controlled since they think we will be out of control, while at the same time trying to extract money from us residents, spend no more on us once we are trapped. The lower level staff generally try to do their jobs, to about the same level as they do everywhere else. But they are also constrained by management and they are tied into the company...otherwise they would have quit. It might take years, but eventually the balance of power will shift more toward unit owners as more and more take possession of their units. The condotel currently has only something like 5 floors, so that block of voting power in the long run will never be a majority on its own.

For example of possible self-serving, there have been and will be more functions held by NVI on the 3rd floor for brokers, condotel, etc. Did NVI pay the fees to the Association for the usage, as per the guidelines? The association dues are now payable so the Association should be active and charging all users. I don't know the answer to my question, if NVI paid the association usage charges, but it would be reassuring if they actually did pay for their functions, just as any other unit owner would need to do.

It seems to me that for the time being residents are at NVI's mercy and the kindness of various staff, unless real legal issues are involved and one has the legal hammer to insist.

I have started to become more comfortable in my unit as time goes on. One just learns how to adapt for the better. Eventually the hallways will be clean, the water will be OK, the amenties functional. But the long waits at the elevators will only get worse, and will be terrible forever.

Hi,

Yes you have a legal right to demand for the warranty to your unit and that is one year from the time it was delivered to your possession. All the defects should be rectified on Noblelands account as they will just pass this on to their Contractor who has a big amount of money being held by Nobleland as retention until the Defects and Liability Period of one year has lapsed.