To: Bedok Court Subsidiary Proprietors
Re: Revised Collective Sale Agreement
On 26 December 2007, between 7:00 pm to 10:00 pm., kindly be advised that members of the Collective Sale Committee & Dennis Wee Realty will be visiting your unit in Bedok Court to deliver the Revised Collective Sale Agreement (CSA).
The CSA has been revised to include the feedbacks from the 15.12.2007 General Meeting and discussions between the CSA Task Force members, Solicitors & Property Consultants.
Kindly contact Mr. K. Tanapalan (hp: 9871 6989) or Miss Lucy Wong (tel:64422415 ) if you have not received a copy of the revised CSA.
Thank you
Regards
Heng Hock Heng
On behalf of
Collective Sale Committee
Post date: 26.12.2007, 05:30 hour
Last update: 26.12.2007
Tuesday, December 25, 2007
GM3: Summary Report
,
THE 3rd GENERAL MEETING
We like to inform all Subsidiary Proprietors/First Mortgagees, especially those who were unable to attend the meeting that the following motions were passed at the 3rd General Meeting of the 21st Management Council held on 15th December 2007.
1.0. The minutes of the Extra Ordinary General Meeting held on 11th August 2007 were approved and adopted.
2.0 The minutes of the General Meeting held on 27th October 2007 were approved and adopted.
3.0 The motion of “To consider and if approved, the Duties, Functions and Powers of the Collective Sale Committee in accordance with Appendix 3A of the Collective Sale agreement (CSA)” was carried.
Valid vote cast “For” Valid vote cast “Against” Spoilt votes cast
615 share values 41 share values 5 share values
4.0 The motion of “ To consider and if approved, the Duties, Functions and Powers of the Representatives in accordance with Appendix 3B of the CSA” was carried by poll.
Valid vote cast “For” Valid vote cast “Against” Spoilt votes cast
634 share values 20 share values 5 share values
Thanks & Regards
Heng Hock Heng
On behalf of CSC
Post date: 26.12.2007, 05:20 hour
Last update: 26.12.2007
THE 3rd GENERAL MEETING
We like to inform all Subsidiary Proprietors/First Mortgagees, especially those who were unable to attend the meeting that the following motions were passed at the 3rd General Meeting of the 21st Management Council held on 15th December 2007.
1.0. The minutes of the Extra Ordinary General Meeting held on 11th August 2007 were approved and adopted.
2.0 The minutes of the General Meeting held on 27th October 2007 were approved and adopted.
3.0 The motion of “To consider and if approved, the Duties, Functions and Powers of the Collective Sale Committee in accordance with Appendix 3A of the Collective Sale agreement (CSA)” was carried.
Valid vote cast “For” Valid vote cast “Against” Spoilt votes cast
615 share values 41 share values 5 share values
4.0 The motion of “ To consider and if approved, the Duties, Functions and Powers of the Representatives in accordance with Appendix 3B of the CSA” was carried by poll.
Valid vote cast “For” Valid vote cast “Against” Spoilt votes cast
634 share values 20 share values 5 share values
Thanks & Regards
Heng Hock Heng
On behalf of CSC
Post date: 26.12.2007, 05:20 hour
Last update: 26.12.2007
Thursday, December 20, 2007
Minutes of Collective Sale Meeting No.7
Date of Meeting: 11.12.2007
Venue: at the office of the Solicitors, Colin Ng & Partners,
36 Carpenter Street Singapore 059915
Members Present:
Mr. Heng Hock Heng (Chairperson)
Mr . Paul Lim
Mr. Walklin Russell
Mr. Karuppiah Tanapalan
Mr. Alan Verghese
Ms Audra Foo
Mr. George Lim
Mr. David Ng
The quorum is complete. The Meeting was presided by the Chairperson,
Mr Heng Hock Heng.
Representatives of the Solicitors present:
Mr Paul Tan
Mr Chan Wai Mun
Ms Maria Ng
Mr Vikram Singh
Mr Haresh Kamdar
Miss Sia Huan Ying
The Meeting commenced at 5:00 pm
Minutes:
1. The Meeting was convened for the purpose of discussing with the Solicitors, the presentation before the Subsidiary Proprietors (“SPs”) on the draft CSA at the General Meeting on 15/12/2007.
2. The Draft CSA
2.1. The Solicitors went through the draft CSA and informed the CSC of some minor amendments to the same.
2.2. The following matters in the draft CSA were also dealt with:
(a) Clause 2.1. The members of the CSC were appointed on two separate dates and their dates of appointment were noted. Clause 2.1 and Appendix 3 of the draft CSA will be amended to specify that 4 of the CSC members, namely, George Lim, Audra Foo, Alan Verghese and David Ng were appointed on 27/10/2007 and the Representatives namely, Heng Hock Heng and K Thanapalan were appointed on 20/11/2007.
(b) Clause 6.6. CSC requested to specify that this relates to monies paid and held on and for behalf of the SPs.
(c) Clause 10.1(9). CSC requested for the confidentiality clause to be removed as the draft CSA is to be widely distributed and posted.
(d) Clause 15.1. CSC requested for a provision in this clause and Appendix 2 Paragraph 1 to indicate that the Apportioned Consideration may vary subject to the total sale price of Bedok Court.
2.3. Paul Lim queried Clause 4.1 of the draft CSA. It was explained by the solicitors the context and purpose of this clause and in any event it was not meant as a general exclusion clause to absolve the solicitors from professional liabilities. Upon consideration, all the members except Paul Lim agreed to retain this clause as it is.
2.4. Paul Lim suggested that Clauses 6.2, 6.5 and 6.6 of the draft CSA be examined further. The Chairperson set out various scenarios with regard to the Stakeholders’ interests under Clauses 6.2 and 6.5. The Stakeholders’ monies and interests could be held by either: the Solicitors, Law Society of Singapore, the CSC or an Escrow account with an independent agent. However, this is subject to agreement from the Purchaser/Developer. George mentioned that leaving the Stakeholders’ monies and interests with the CSC, an Escrow agency or Law Society of Singapore is not feasible due to legal and administrative issues. These agencies will also charge an administrative fee for such services. George suggested that the CSC follows the industry practice for the Deposit to be held by the Solicitors as Stakeholders. The CSC agreed with this suggestion.
3. The Presentation Slides/FAQs
3.1 The CSC viewed and deliberated on the proposed presentation slides and draft FAQs prepared by the Solicitors.
3.2 The following matters were discussed by the CSC:
(a) Paul Lim requested for the proposed and estimated time-lines for the Collective Sale process. These were found in the FAQs.
(b) The Chairperson informed the CSC that one of the CSC members, Ms Cheng Ah Lain, resigned on 26 November 2007 and therefore, her particulars should not be in the draft CSA and presentation. Ms Cheng’s resignation is accepted by the CSC and the draft CSA and presentation slides will be amended accordingly to reflect the change.
(c) The Chinese version of the FAQs will be made available at the General Meeting on 15/12/2007 and a representative from the Solicitors will be present that day to explain the draft CSA to Chinese speaking SPs.
4. Other Matters
4.1 The Chairperson highlighted that the existing letter of appointment for the Property Consultants inserted as Appendix 5 of the draft CSA will have to be amended to include the Property Consultant’s letterhead and the terms and conditions of their appointment. Paul Lim indicated his preference that the Property Consultant includes the Reserve Price in their letter of appointment. The CSC agreed to have this arranged urgently.
4.2 The CSC discussed that in the event the Collective Sale is successful for the final audit of the Management and Sinking Fund to be arranged by the MCST to ascertain how much (if any) is to be refunded to the SPs.
4.3 The CSC discussed Motion 2.2 (“the Motion”) which was passed at the General Meeting held on 27/10/2007. After deliberation, the CSC agreed that the Motion should be reversed, to maintain the democratic set-up of the CSC to allow room for dissenting views in the interest of transparency. It was unanimously agreed that this issue should be taken up at the subsequent General Meeting.
4.4 Paul Lim presented copies to the CSC, his proposed draft amendments to the Minutes of the CSC Meeting No.6 held on 20/11/2007. The CSC except Paul Lim agreed to discuss this at the next CSC Meeting as they needed time to consider the numerous proposed amendments and it was not part of the agenda for the Meeting and for the remaining CSC members to deliberate on the draft proposal.
Meeting ended at 8.35pm.
Recorded by: Audra Foo (Ms)
Confirmed by: Heng Hock Heng (Chairperson)
Signed by Mr Tanapalan Karruppiah for an on behalf of the Chairperson
Post date: 21.12.2007, 02:38 hour
Last update: 21.12.2007
Venue: at the office of the Solicitors, Colin Ng & Partners,
36 Carpenter Street Singapore 059915
Members Present:
Mr. Heng Hock Heng (Chairperson)
Mr . Paul Lim
Mr. Walklin Russell
Mr. Karuppiah Tanapalan
Mr. Alan Verghese
Ms Audra Foo
Mr. George Lim
Mr. David Ng
The quorum is complete. The Meeting was presided by the Chairperson,
Mr Heng Hock Heng.
Representatives of the Solicitors present:
Mr Paul Tan
Mr Chan Wai Mun
Ms Maria Ng
Mr Vikram Singh
Mr Haresh Kamdar
Miss Sia Huan Ying
The Meeting commenced at 5:00 pm
Minutes:
1. The Meeting was convened for the purpose of discussing with the Solicitors, the presentation before the Subsidiary Proprietors (“SPs”) on the draft CSA at the General Meeting on 15/12/2007.
2. The Draft CSA
2.1. The Solicitors went through the draft CSA and informed the CSC of some minor amendments to the same.
2.2. The following matters in the draft CSA were also dealt with:
(a) Clause 2.1. The members of the CSC were appointed on two separate dates and their dates of appointment were noted. Clause 2.1 and Appendix 3 of the draft CSA will be amended to specify that 4 of the CSC members, namely, George Lim, Audra Foo, Alan Verghese and David Ng were appointed on 27/10/2007 and the Representatives namely, Heng Hock Heng and K Thanapalan were appointed on 20/11/2007.
(b) Clause 6.6. CSC requested to specify that this relates to monies paid and held on and for behalf of the SPs.
(c) Clause 10.1(9). CSC requested for the confidentiality clause to be removed as the draft CSA is to be widely distributed and posted.
(d) Clause 15.1. CSC requested for a provision in this clause and Appendix 2 Paragraph 1 to indicate that the Apportioned Consideration may vary subject to the total sale price of Bedok Court.
2.3. Paul Lim queried Clause 4.1 of the draft CSA. It was explained by the solicitors the context and purpose of this clause and in any event it was not meant as a general exclusion clause to absolve the solicitors from professional liabilities. Upon consideration, all the members except Paul Lim agreed to retain this clause as it is.
2.4. Paul Lim suggested that Clauses 6.2, 6.5 and 6.6 of the draft CSA be examined further. The Chairperson set out various scenarios with regard to the Stakeholders’ interests under Clauses 6.2 and 6.5. The Stakeholders’ monies and interests could be held by either: the Solicitors, Law Society of Singapore, the CSC or an Escrow account with an independent agent. However, this is subject to agreement from the Purchaser/Developer. George mentioned that leaving the Stakeholders’ monies and interests with the CSC, an Escrow agency or Law Society of Singapore is not feasible due to legal and administrative issues. These agencies will also charge an administrative fee for such services. George suggested that the CSC follows the industry practice for the Deposit to be held by the Solicitors as Stakeholders. The CSC agreed with this suggestion.
3. The Presentation Slides/FAQs
3.1 The CSC viewed and deliberated on the proposed presentation slides and draft FAQs prepared by the Solicitors.
3.2 The following matters were discussed by the CSC:
(a) Paul Lim requested for the proposed and estimated time-lines for the Collective Sale process. These were found in the FAQs.
(b) The Chairperson informed the CSC that one of the CSC members, Ms Cheng Ah Lain, resigned on 26 November 2007 and therefore, her particulars should not be in the draft CSA and presentation. Ms Cheng’s resignation is accepted by the CSC and the draft CSA and presentation slides will be amended accordingly to reflect the change.
(c) The Chinese version of the FAQs will be made available at the General Meeting on 15/12/2007 and a representative from the Solicitors will be present that day to explain the draft CSA to Chinese speaking SPs.
4. Other Matters
4.1 The Chairperson highlighted that the existing letter of appointment for the Property Consultants inserted as Appendix 5 of the draft CSA will have to be amended to include the Property Consultant’s letterhead and the terms and conditions of their appointment. Paul Lim indicated his preference that the Property Consultant includes the Reserve Price in their letter of appointment. The CSC agreed to have this arranged urgently.
4.2 The CSC discussed that in the event the Collective Sale is successful for the final audit of the Management and Sinking Fund to be arranged by the MCST to ascertain how much (if any) is to be refunded to the SPs.
4.3 The CSC discussed Motion 2.2 (“the Motion”) which was passed at the General Meeting held on 27/10/2007. After deliberation, the CSC agreed that the Motion should be reversed, to maintain the democratic set-up of the CSC to allow room for dissenting views in the interest of transparency. It was unanimously agreed that this issue should be taken up at the subsequent General Meeting.
4.4 Paul Lim presented copies to the CSC, his proposed draft amendments to the Minutes of the CSC Meeting No.6 held on 20/11/2007. The CSC except Paul Lim agreed to discuss this at the next CSC Meeting as they needed time to consider the numerous proposed amendments and it was not part of the agenda for the Meeting and for the remaining CSC members to deliberate on the draft proposal.
Meeting ended at 8.35pm.
Recorded by: Audra Foo (Ms)
Confirmed by: Heng Hock Heng (Chairperson)
Signed by Mr Tanapalan Karruppiah for an on behalf of the Chairperson
Post date: 21.12.2007, 02:38 hour
Last update: 21.12.2007
Friday, December 14, 2007
General Meeting 15/12/2007
Notice of General Meeting
(A gentle reminder)
Date: 15th Dec.2007
Time: Start 10:00 am
Venue: Bedok View Secondary School
4th Level, AV Auditorium
6 Bedok South Ave.3
Agenda: Bedok Court En bloc Sale
Kindly be advised the Bedok Court Collective Sale Committee, with the permission from the Management Council, has invited the Solicitors from Colin Ng & Partners and the Property Consultants from Dennis Wee Realty Pte. Ltd. to conduct the Presentations / Question & Answer session on Collective Sale Agreement and the Method of Sale Proceeds Apportionment respectively.
Your attendance and participation are most welcome!
Thanks & Regards
Heng Hock Heng
On behalf of the Collective Sale Committee
Bedok Court Condominium
14th Dec.2007
.
Post date: 14/12/2007, 1737pm
Last update: 14/12/2007
(A gentle reminder)
Date: 15th Dec.2007
Time: Start 10:00 am
Venue: Bedok View Secondary School
4th Level, AV Auditorium
6 Bedok South Ave.3
Agenda: Bedok Court En bloc Sale
Kindly be advised the Bedok Court Collective Sale Committee, with the permission from the Management Council, has invited the Solicitors from Colin Ng & Partners and the Property Consultants from Dennis Wee Realty Pte. Ltd. to conduct the Presentations / Question & Answer session on Collective Sale Agreement and the Method of Sale Proceeds Apportionment respectively.
Your attendance and participation are most welcome!
Thanks & Regards
Heng Hock Heng
On behalf of the Collective Sale Committee
Bedok Court Condominium
14th Dec.2007
.
Post date: 14/12/2007, 1737pm
Last update: 14/12/2007
Wednesday, December 5, 2007
Notice of BCSC Meeting No.7
Notice of Meeting
Bedok Court Collective Sale Committee Meeting No.7
Meeting date: 11th December 2007, Tuesday
Venue: Colin Ng & Partners Office, 36 Carpenter Street, Meeting Room
Time: Start 5:00 pm
Proposed Meeting Agenda:
1. To consider the Collective Sale Agreement
2. To discuss the 15/12/2007 General Meeting agenda
3. Any other matters
From:
Heng Hock Heng
On behalf of
Bedok Court Collective Sale Committee
Post date: 05/12/2007, 20:00 hour
Last update: 05/12/2007
Bedok Court Collective Sale Committee Meeting No.7
Meeting date: 11th December 2007, Tuesday
Venue: Colin Ng & Partners Office, 36 Carpenter Street, Meeting Room
Time: Start 5:00 pm
Proposed Meeting Agenda:
1. To consider the Collective Sale Agreement
2. To discuss the 15/12/2007 General Meeting agenda
3. Any other matters
From:
Heng Hock Heng
On behalf of
Bedok Court Collective Sale Committee
Post date: 05/12/2007, 20:00 hour
Last update: 05/12/2007
SP Meeting No.3 Notice
Meeting date: 07/12/2007, Friday
Time: Start 8:00 pm
Venue: Block 295 Function Room
Agenda: Discussion on En bloc Sale of Bedok Court
Time: Start 8:00 pm
Venue: Block 295 Function Room
Agenda: Discussion on En bloc Sale of Bedok Court
- This is an INFORMAL DISCUSSION Meeting, no recording of minutes
- Question & Answer Session with Sale Committee Members
- All discussion is strictly WITHOUT PREJUDICE basis
- All Bedok Court Subsidiary Proprietors are WELCOME
Collectively, work towards a FAIR & SUCCESSFUL En bloc sale of Bedok Court Condominium
Post date: 05/12/2007, 16:30 hour
Last update: 05/12/2007
Tuesday, December 4, 2007
Finance Statement: Expenses 04/12/2007
En bloc Sale Expenses
No Date Subject / Supplier Amount S$
1 29.06.2007 Strata Roll Fee--MCST 1130 $140
2 03.07.2007 Function room rental-- MCST 1130 $25
3 10.07.2007 Chair rental--XingLong $80
4 11.07.2007 Table rental--MCST 1130 $10
5 07.11.2007 Handout photocopy -- Lucky Printing $4.5
6 18.07.2007 Kenwood Amplifier--Moment Sound $80
7 20.07.2007 Speaker wires--Poh Ho Services $10
8 21.07.2007 Handout photocopy -- Lucky Printing $18
9 31.07.2007 Chair rental--XingLong $70
10 14.08.2007 MC Meeting Minutes--MCST 1130 $5
11 13.08.2007 Audio tapes--Three Stars $12
12 27.08.2007 Courier invitation letters Fee-- Smile Post $30
Year-to-date Total $485
From:
Heng Hock Heng
On behalf of Collective Sale Committee
Post date: 04/12/2007, 19:18 hour
Last update: 05/12/2007
No Date Subject / Supplier Amount S$
1 29.06.2007 Strata Roll Fee--MCST 1130 $140
2 03.07.2007 Function room rental-- MCST 1130 $25
3 10.07.2007 Chair rental--XingLong $80
4 11.07.2007 Table rental--MCST 1130 $10
5 07.11.2007 Handout photocopy -- Lucky Printing $4.5
6 18.07.2007 Kenwood Amplifier--Moment Sound $80
7 20.07.2007 Speaker wires--Poh Ho Services $10
8 21.07.2007 Handout photocopy -- Lucky Printing $18
9 31.07.2007 Chair rental--XingLong $70
10 14.08.2007 MC Meeting Minutes--MCST 1130 $5
11 13.08.2007 Audio tapes--Three Stars $12
12 27.08.2007 Courier invitation letters Fee-- Smile Post $30
Year-to-date Total $485
From:
Heng Hock Heng
On behalf of Collective Sale Committee
Post date: 04/12/2007, 19:18 hour
Last update: 05/12/2007
Tuesday, November 27, 2007
En bloc News: 28/11/2007
News Update:
1.General Meeting 15/12/2007 Sat, start 10:00am.
- On 28/11/2007, the Managing Agent has started to send notice for the 15/12/2007 General Meeting to all SPs. The draft Collective Sale Agreement (CSA) is enclosed with the notice.
- All SPs are urge to study the CSA and to advise the Collective Sale Committee or the Solicitors if there is any point of concern or suggestion or any amendment needed. Kindly address your concern /amendment /suggestion to : (1) Mr. K Tanapalan, Secretary, Collective Sale Committee, email address: palan_1927@yahoo.com.sg or (2) to the Solicitors: Mr. Chan Wai Mun, Colin Ng & Partners, email: wmchan@cnplaw.com
- On 30/11/2007 , 07/12/2006 @ 8pm and 02/12/2007, 09/12/2007 @ 5pm, the Collective Sale Committee members plan to visit SPs in Bedok Court to collect proxies for the upcoming General Meeting to facilitate the minimum 30% Share Values quorum needed before 10:00am on 15/12/2007 for the commencement of the General Meeting, failing which such meeting has to be cancelled by the MCST. Your support will be most appreciated.
2. Appointment of Property Consultants
- The terms and conditions of the Appointment of the Property Consultants were posted on the 6 Notice boards in Bedok Court on 27/11/2007.
3. Appointment of Solicitors
- The terms and conditions of the Appointment of the Solicitors were posted on the 6 Notice boards in Bedok Court on 27/11/2007.
4. Resignation from Collective Sale Committee
- Please be informed that Ms Cheng Ah Lain has sent her resignation from the Collective Sale Committee (CSC) by email on 26/11/2007, 11:08 am.
- The CSC thank Ms Cheng Ah Lain for her past voluntary contributions.
- SPs from block 299 and or Penthouse units are hereby urged to come forward to join the CSC to work towards a FAIR & SUCCESSFUL en bloc sale of Bedok Court Condo.
- All SPs interested to join the CSC are kindly requested to contact Mr. K Tanapalan (palan_1927@yahoo.com.sg) or Mr. Russell Walklin (musclemass@hotmail.com) for more information.
Post date: 28/11/2007, 17:28 hour
Last update: 28/11/2007
Monday, November 26, 2007
Minutes of Collective Sale Meeting No.6
DRAFT COPY
Held On 20/11/2007 @ 295 Bedok Court Function Room
Members Present:
Mr. Heng Hock Heng (Chairperson)
Mr. Paul Lim
Mr. Walklin Russell
Mr. Karuppiah Tanapalan
Mr. Alan Verghese
Ms Audra Foo
Mr. George Lim
Mr. David Ng
Absent: Ms Cheng Ah Lain
As a majority of members are present, the quorum is complete.
Representatives from Colin Ng & Partners (CNP): Mr. Chan Wai Mun and Mr. Vikram Singh
Meeting commenced @ 8: 00 pm
Minutes:
1.0 The minutes of BCCSC Meeting No 5 were reviewed and confirmed. Proposed by Russell and seconded by Audra.
2.0 Update on Activities
2.1 Report on Property Consultant – On 16/11/2007, the Marketing sub-committee has a meeting with Daniel Ong from Dennis Wee Realty Pte Ltd. Topics of discussion included the reserve price of $500 million, development baseline and plot ratio and various methods of apportionment. Daniel expressed his appreciation to all Subsidiary Proprietors for the Appointment of Dennis Wee Realty Pte. Ltd as the Property Consultants for Bedok Court En bloc Sale.
2.2 Report on Solicitor – The Legal sub-committee had two meetings (15/11/2007 & 20/11/2007) with CNP to discuss and to finalize the Terms and Conditions of the Collective Sale Agreement (CSA). A copy of the CSA will be attached to General Meeting Notice to be given to all SPs prior to the General Meeting on 15/12/2007.
3.0 To consider and to agree on the Power, Duties & Functions of the Collective Sale Committee
3.1 Heng explained that the Solicitors advised that the Duties, Functions and Powers of the Collective Sale Committee must be considered and approved by the SPs in a General Meeting.
3.2 The details are listed in Appendix 3A, which was prepared by the Solicitors, a copy was given to all CSC members for discussion.
3.3 Paul Lim requested that item 4 on Appendix 3A to be removed. He objected to the empowerment on determination of apportionment method be given to the Sale Committee members.
3.4 The CSC voted whether to accept the Appendix 3A without amendment. 7 members voted to Accept and Paul Lim voted Against. On the basis of the majority vote Appendix 3A is accepted without amendment by the CSC.
4.0 To consider and to agree on the Power, Duties & Functions of the Representatives
4.1 A copy of Appendix 3B stating the Power, Duties & Functions of the Representative was given to all members for review and confirmation.
4.2 Paul Lim objected to item 2 on Appendix 3B.which spells out the facilitative power given to the Representatives on matters pertaining to appointment of valuers, surveyors, consultants and architects and other professional persons or entities for the purposes of the collective sale whenever required and be authorized to pay Professional Costs to such persons or entities
4.3 With approval from the CSC to address the meeting, Mr. Chan Wai Man explained that the Strata Title Board (STB) is empower to instruct the Representatives to perform any of the above requirements, thus, the Representative should be empower by the SPs to perform the requirement from the STB for the purpose of collective sale application.
4.4 The CSC voted whether to accept the Appendix 3B without amendment. 7 members voted to Accept and Paul Lim voted Against. On the basis of the majority vote Appendix 3B is accepted without amendment by the CSC.
5.0 To elect the Representatives
5.1 Paul Lim suggested 3 Representatives
5.2 Mr. Chan Wai Mun, explained that the Representatives appointed must act jointly on all
issues required by the STB and 2 Representatives are recommended by the Solicitor.
5.3 David proposed and Palan seconded that there shall be 2 Representatives. 7 members voted to Accept and Paul Lim voted Against. The number of Representatives for Bedok Court En bloc Sale is 2
5.3 George Lim proposed, Russell seconded that Heng Hock Heng and K. Tanapalan be elected as the 2 Representatives. All members agreed and on the basis of the unanimous vote Heng Hock Heng and K. Tanapalan are elected as the 2 Representatives
6.0 To consider and to agree on the Method of Apportionment of Sale Proceed
6.1 Based on the recommendation from the Property Consultant, Daniel Ong of Dennis Wee Realty Pte Ltd and after checking with the Solicitors from Colin Ng & Partners Solicitor on the legal consideration, Heng proposed that the CSC accept the 50% share value + 50% strata floor area as the method on the sale proceeds apportionment for Bedok Court En bloc sale.
6.2 Paul Lim suggested that partial valuation method be considered. He also stated that Penthouses at block 299 should not be paid the same amount as Penthouses at block 295, considering the fact like the view from 19th floor. Paul also mentioned that he does not represent the Penthouse on the 19th Floor.
6.3 Russell mentioned that he is willing to forego $140,000.00 (base on the 50/50 Method compare to Share Value Method) to ensure that the enbloc is successful.
6.4 David proposed, Alan seconded that the 50% Share value + 50% Strata Floor Area Method shall be the Sale Proceeds Apportionment Method for the Bedok Court En bloc Sale. 7 members voted to Accept and Paul Lim voted Against. On the basis of the majority vote 50% Share value + 50% Strata Floor Area Method is accepted as the Sale Proceeds Apportionment Method for the Bedok Court Collective Sale.
7.0 EOGM (GM) no. 3 Matters (15th December 2007)
7.1 To confirm minutes of first EOGM
7.2 To confirm minutes of second EOGM
7.3 To consider and to agree on the Power, Duties and Functions of the Collective Sale Committee
7.4 To consider and to agree on the Power, Duties and functions of the Representatives
7.5 To consider the Sale Proceed Apportionment Method to be presented by Dennis Wee Realty Pte. Ltd.
7.6 To consider the Terms and Conditions in the Collective Sale Agreement, to be presented by Colin Ng & Partners.
8.0 Any other matters
8.1 Paul proposed that a reputable architect to be appointed for the determination of development baseline and application for increase in plot ratio.
8.2 Paul suggested that partial valuation method be considered for the Sale Proceeds Apportionment.
8.3 Mr. Loh (297#11-03) said that Valuation method is costly, subjective and chaotic, hence, the CSC should be mindful of it.
8.4 Heng informed all members and SPs present that the next and forthcoming CSC meetings will be held at CNP office at 36 Carpenter Street S(059915).
Subsidiary Proprietors Present (15 members) as observers:
1.Tan Hong Siang-299#03-15, 2.M. Verghese-295#13-07, 3.Walklin Victor-299#03-07, 4.Dirk-295#17-05, 5.Freddie Khoo-299#04-01, 6.Jaafar-297#03-06, 7.Lee Fook Kee-295#08-02, 8.Goh Puay Hua-295#04-01, 9.David Seow-295#01-04,.10.Kang Hian Hwee-295#08-08, 11.Kwek Eng Noy-297#01-05, 12.Teo Kwee Kee-295#02-03, 13.Christine Teo-295#08-03, 14.Loh Ah Soh-297#11-03, 15.Low Yew Khen-295#07-08.
Meeting ended at 9.30pm.
Recorded by: Audra Foo
Confirmed by: Heng Hock Heng
Post date: 27/11/2007, 02:00 hour
Last update: 27/11/2007
Held On 20/11/2007 @ 295 Bedok Court Function Room
Members Present:
Mr. Heng Hock Heng (Chairperson)
Mr. Paul Lim
Mr. Walklin Russell
Mr. Karuppiah Tanapalan
Mr. Alan Verghese
Ms Audra Foo
Mr. George Lim
Mr. David Ng
Absent: Ms Cheng Ah Lain
As a majority of members are present, the quorum is complete.
Representatives from Colin Ng & Partners (CNP): Mr. Chan Wai Mun and Mr. Vikram Singh
Meeting commenced @ 8: 00 pm
Minutes:
1.0 The minutes of BCCSC Meeting No 5 were reviewed and confirmed. Proposed by Russell and seconded by Audra.
2.0 Update on Activities
2.1 Report on Property Consultant – On 16/11/2007, the Marketing sub-committee has a meeting with Daniel Ong from Dennis Wee Realty Pte Ltd. Topics of discussion included the reserve price of $500 million, development baseline and plot ratio and various methods of apportionment. Daniel expressed his appreciation to all Subsidiary Proprietors for the Appointment of Dennis Wee Realty Pte. Ltd as the Property Consultants for Bedok Court En bloc Sale.
2.2 Report on Solicitor – The Legal sub-committee had two meetings (15/11/2007 & 20/11/2007) with CNP to discuss and to finalize the Terms and Conditions of the Collective Sale Agreement (CSA). A copy of the CSA will be attached to General Meeting Notice to be given to all SPs prior to the General Meeting on 15/12/2007.
3.0 To consider and to agree on the Power, Duties & Functions of the Collective Sale Committee
3.1 Heng explained that the Solicitors advised that the Duties, Functions and Powers of the Collective Sale Committee must be considered and approved by the SPs in a General Meeting.
3.2 The details are listed in Appendix 3A, which was prepared by the Solicitors, a copy was given to all CSC members for discussion.
3.3 Paul Lim requested that item 4 on Appendix 3A to be removed. He objected to the empowerment on determination of apportionment method be given to the Sale Committee members.
3.4 The CSC voted whether to accept the Appendix 3A without amendment. 7 members voted to Accept and Paul Lim voted Against. On the basis of the majority vote Appendix 3A is accepted without amendment by the CSC.
4.0 To consider and to agree on the Power, Duties & Functions of the Representatives
4.1 A copy of Appendix 3B stating the Power, Duties & Functions of the Representative was given to all members for review and confirmation.
4.2 Paul Lim objected to item 2 on Appendix 3B.which spells out the facilitative power given to the Representatives on matters pertaining to appointment of valuers, surveyors, consultants and architects and other professional persons or entities for the purposes of the collective sale whenever required and be authorized to pay Professional Costs to such persons or entities
4.3 With approval from the CSC to address the meeting, Mr. Chan Wai Man explained that the Strata Title Board (STB) is empower to instruct the Representatives to perform any of the above requirements, thus, the Representative should be empower by the SPs to perform the requirement from the STB for the purpose of collective sale application.
4.4 The CSC voted whether to accept the Appendix 3B without amendment. 7 members voted to Accept and Paul Lim voted Against. On the basis of the majority vote Appendix 3B is accepted without amendment by the CSC.
5.0 To elect the Representatives
5.1 Paul Lim suggested 3 Representatives
5.2 Mr. Chan Wai Mun, explained that the Representatives appointed must act jointly on all
issues required by the STB and 2 Representatives are recommended by the Solicitor.
5.3 David proposed and Palan seconded that there shall be 2 Representatives. 7 members voted to Accept and Paul Lim voted Against. The number of Representatives for Bedok Court En bloc Sale is 2
5.3 George Lim proposed, Russell seconded that Heng Hock Heng and K. Tanapalan be elected as the 2 Representatives. All members agreed and on the basis of the unanimous vote Heng Hock Heng and K. Tanapalan are elected as the 2 Representatives
6.0 To consider and to agree on the Method of Apportionment of Sale Proceed
6.1 Based on the recommendation from the Property Consultant, Daniel Ong of Dennis Wee Realty Pte Ltd and after checking with the Solicitors from Colin Ng & Partners Solicitor on the legal consideration, Heng proposed that the CSC accept the 50% share value + 50% strata floor area as the method on the sale proceeds apportionment for Bedok Court En bloc sale.
6.2 Paul Lim suggested that partial valuation method be considered. He also stated that Penthouses at block 299 should not be paid the same amount as Penthouses at block 295, considering the fact like the view from 19th floor. Paul also mentioned that he does not represent the Penthouse on the 19th Floor.
6.3 Russell mentioned that he is willing to forego $140,000.00 (base on the 50/50 Method compare to Share Value Method) to ensure that the enbloc is successful.
6.4 David proposed, Alan seconded that the 50% Share value + 50% Strata Floor Area Method shall be the Sale Proceeds Apportionment Method for the Bedok Court En bloc Sale. 7 members voted to Accept and Paul Lim voted Against. On the basis of the majority vote 50% Share value + 50% Strata Floor Area Method is accepted as the Sale Proceeds Apportionment Method for the Bedok Court Collective Sale.
7.0 EOGM (GM) no. 3 Matters (15th December 2007)
7.1 To confirm minutes of first EOGM
7.2 To confirm minutes of second EOGM
7.3 To consider and to agree on the Power, Duties and Functions of the Collective Sale Committee
7.4 To consider and to agree on the Power, Duties and functions of the Representatives
7.5 To consider the Sale Proceed Apportionment Method to be presented by Dennis Wee Realty Pte. Ltd.
7.6 To consider the Terms and Conditions in the Collective Sale Agreement, to be presented by Colin Ng & Partners.
8.0 Any other matters
8.1 Paul proposed that a reputable architect to be appointed for the determination of development baseline and application for increase in plot ratio.
8.2 Paul suggested that partial valuation method be considered for the Sale Proceeds Apportionment.
8.3 Mr. Loh (297#11-03) said that Valuation method is costly, subjective and chaotic, hence, the CSC should be mindful of it.
8.4 Heng informed all members and SPs present that the next and forthcoming CSC meetings will be held at CNP office at 36 Carpenter Street S(059915).
Subsidiary Proprietors Present (15 members) as observers:
1.Tan Hong Siang-299#03-15, 2.M. Verghese-295#13-07, 3.Walklin Victor-299#03-07, 4.Dirk-295#17-05, 5.Freddie Khoo-299#04-01, 6.Jaafar-297#03-06, 7.Lee Fook Kee-295#08-02, 8.Goh Puay Hua-295#04-01, 9.David Seow-295#01-04,.10.Kang Hian Hwee-295#08-08, 11.Kwek Eng Noy-297#01-05, 12.Teo Kwee Kee-295#02-03, 13.Christine Teo-295#08-03, 14.Loh Ah Soh-297#11-03, 15.Low Yew Khen-295#07-08.
Meeting ended at 9.30pm.
Recorded by: Audra Foo
Confirmed by: Heng Hock Heng
Post date: 27/11/2007, 02:00 hour
Last update: 27/11/2007
Friday, November 16, 2007
En bloc News: 17/11/2007
- COLLECTIVE SALE AGREEMENT: On 15/11/2007, seven sale committee members (Heng H.H., K. Palan, Walklin Russell, David Ng, Alan Verghese, Geroge Lim, Audra Foo) had an intensive four hours meeting with the solicitors at Colin Ng & Partners office to discuss the terms and conditions of the Collective Sale Agreement (CSA). A draft copy of the CSA will be send shortly to all SPs for their consideration and comment.
- Sale Proceed Apportionment: On 16/11/2007, six sale committee members (Heng H.H., K.Palan, Walklin Russell, Alan Verghese, George Lim, Audra Foo) had a detailed discussion and clarification meeting with Mr. Daniel Ong of Dennis Wee Realty at Bedok Court Block 295 Function Room to explore the various methods of sale proceed apportionment and updating present market conditions for the enbloc sale.
- General Meeting: Next week, the Sale Committee will liaise with the Management Council to held the Third EOGM. The tentative EOGM date is 15/12/2007, 10:00 am.
- Collective Sale Committee No. 6: The CSC Meeting will be held on 20/11/2007, 8:00 pm at Block 295 Function Room.
Post date: 17/11/2007, 04:25 hour
Last update: 17/11/2007.
Wednesday, November 7, 2007
Appointment of Property Consultant
We are pleased to advise that on 6th November 2007, Dennis Wee Realty Pte. Ltd has been appointed as the Property Consultant for the enbloc sale of Bedok Court Condominium.
The contact details are as follow:
Dennis Wee Realty Pte. Ltd.
490 Lorong 6 Toa Payoh Hub #03-12
Singapore 310490
Tel: 6259 7747
Fax: 6352 5515
Website: www.denniswee.com
Mr. Daniel Ong
Head, Investments Division
email: investments@denniswee.com
The Collective Sale Committee members-in-charge are:
The contact details are as follow:
Dennis Wee Realty Pte. Ltd.
490 Lorong 6 Toa Payoh Hub #03-12
Singapore 310490
Tel: 6259 7747
Fax: 6352 5515
Website: www.denniswee.com
Mr. Daniel Ong
Head, Investments Division
email: investments@denniswee.com
The Collective Sale Committee members-in-charge are:
- Mr. Walklin Russell (musclemass@hotmail.com)
- Mr. George Lim (george_limsw@yahoo.com.sg)
- Mr. K. Tanapalan (palan_1927@yahoo.com.sg)
Collectively, we work toward a FAIR & SUCCESSFUL enbloc sale of Bedok Court Condominium
Post date: 08.11.2007, 04:11 hour
Last update: 08.11.2007
Appointment of Solicitor
We are pleased to advise that on 1st November 2007, Colin Ng & Partners has been appointed as the Solicitor for the Bedok Court Condominium enbloc sale.
The contact details are:
The contact details are:
Colin Ng & Partners
36 Carpenter Street
Singapore 059915
Tel: 6323 8383
Fax: 6323 8282
Website: http://www.cnplaw.com/
The Solicitors-in-charge are:
- Mr. Chan Wai Mun
- Mr. Paul Tan
The Collective Sale Committee Members-in-charge are:
- Mr. K. Tanapalan (palan_1927@yahoo.com.sg)
- Mr. David Ng (ngsayken@singnet.com.sg)
Collectively, we work toward a FAIR & SUCCESSFUL enbloc sale of Bedok Court Condominium
Post date: 08.11.2007, 03:55 hour
Last update: 08.11.2007
Minutes of Collective Sale Meeting No.5
DRAFT COPY
Date of Meeting: 01/11/2007
Venue: Block 295 Function Room
Members Present:
Mr. Heng Hock Heng
Mr. Paul Lim
Mr. Walklin Russell
Ms Cheng Ah Lain
Mr. Karuppiah Tanapalan
Mr. Alan Verghese
Ms Audra Foo
Mr. George Lim
Mr. David Ng
Meeting commenced @ 7.10pm
1.1 Mr. Paul Tan and Legal team from Colin Ng & Partners (CNP) giving a presentation on the following :
Date of Meeting: 01/11/2007
Venue: Block 295 Function Room
Members Present:
Mr. Heng Hock Heng
Mr. Paul Lim
Mr. Walklin Russell
Ms Cheng Ah Lain
Mr. Karuppiah Tanapalan
Mr. Alan Verghese
Ms Audra Foo
Mr. George Lim
Mr. David Ng
Meeting commenced @ 7.10pm
1.1 Mr. Paul Tan and Legal team from Colin Ng & Partners (CNP) giving a presentation on the following :
- Introduction of CNP
- The Collective Sale Process
- Q&A Session
- CNP’s Appointment Letter
1.2 CNP’s Recent Collective Sale Transactions:
- Balestier Court
- Concorde Residences
- Loyang Lodge
- Satnam House
1.3 CNP Legal Team Supporting Bedok Court Enbloc Sale
- Mr. Paul Tan
- Mr. Chan Wai Mun
- Ms Donne Marie Aeria
- Ms Grace Kwek
- Ms Tian Geok Peng
- Mr. Haresh Kamdar
1.4 Collective Sale Procedure
Role of CNP
- Drafting & preparation of CSA
- To present the CSA
- Explaining terms & conditions and mass signing of approved CSA on site over 2 weekends
- Signing of CSA by SPs who are not present during the mass signing
- 5 day “cooling off” period after the SPs sign the CSA
- Certifications of consents obtained under the CSA once every 4 weeks
- Sale by public tender/public auction, preparation of tender documents
- Strata Title Board Application
- Conveyancing process
- Completion of collective sale
2.0 Appointment of Solicitor & Property Consultant
2.1 It was unanimously agreed by the all members of the Sale Committee to appoint M/s Dennis Wee Realty Pte Ltd as the Property Consultant and M/s Colin Ng & Partners as Solicitor for the Collective Sale of Bedok Court Condominium.
3.0 CSC Meeting
3.1 At 8.25pm, CSC meeting commenced with amendments initiated by Paul to Minutes of Meeting No 4, proposed by Palan and seconded by George Lim.
3.2 Mr. Walklin Russell has been elected as Treasurer, proposed by David Ng and seconded by George Lim. All members agreed.
3.3 Mr. Heng put forward the issue on fund collection for CSC activities and George Lim suggested that the marketing agent, Dennis Wee Realty Pte Ltd should bear the costs. All members agreed.
3.4 Finalized on Terms and Conditions for appointment of Marketing Agent, namely, commission agreed upon is 0.5% of sales price. No Enbloc Sale, No Fee to Subsidiary Proprietors
3.5 Finalized on Terms and Conditions for appointment of Solicitor, namely, initial low sign on fees at $100.00 per apartment and no penalty if the application is rejected by STB.
4.0 Any Other Business:
4.1 Mr. David Ng volunteered to liaise with the Solicitor on behalf of SC and SPs
4.2 There are 26 subsidiary proprietors recorded in the meeting attendance record.
The meeting ended at 8.45pm.
The next CSC meeting is scheduled on 20th November 2007 at 8pm.
Recorded by: Audra Foo
Post date: 08.11.2007, 03:37 hour
Last update: 08.11.2007
Thursday, November 1, 2007
Sale Committee Members (01.11.2007)
- Heng Hock Heng, Chairman, heng232@pacific.net.sg
- K. Tanapalan, Secretary, palan_1927@yahoo.com.sg
- Walklin Russell D., Treasurer, musclemass@hotmail.com
- Alan Verghese, a.v.enbloc@hotmail.com
- Ms. Audra Foo, audra.foo@mac.com
- Mr. David Ng, ngsayken@singnet.com.sg
- Mr. George Lim, george_limsw@yahoo.com.sg
- Mr. Paul Lim, paulpaullim@yahoo.com.sg
- Ms. Cheng Ah Lain, lainkoh@hotmail.com
The Sale Committee seeks your continuous participation and support.
Thank you
Date: 02.11.2007, 03:55 hour
Last update: 09.11.2007, 22:28 hour
Sunday, October 28, 2007
Notice of BCSC Meeting No.5
The meeting date is change to 1st Nov.2007, Thursday, start: 7:00 pm
Meeting Date: 01/11/2007, Thursday
Venue: Bedok Court Blk 295 Function Room
Time: 7:00 pm
Proposed Agenda:
- 7:00 pm to 8:00 pm Meeting with Colin Ng & Partners
- 8:00 pm to 8:30 pm Meeting with Dennis Wee Realty Pte. Ltd
- 8:30 pm CSC meeting:
- Review & Confirm the Minutes of CSC Meeting No.4
- To Elect Treasurer for Bedok Court CSC
- Consider and Approve the Fund Collection for CSC Activities
- Finalize Terms & Conditions for Appointment of Property Consultant
- Finalize Terms & Conditions for Appointment of Solicitor
- Any other business
From: Heng Hock Heng, 29/10/2007, 04:24 hour
Last update: 29/10/2007, 23:43 hour
EOGM 27/10/2007 Summary Report
The summary for the 27/10/2007 EOGM are as follow:
- The number of the Bedok Court Collective Sale Committee (CSC) member remains as nine (9)
- Any CSC member shall deem to have resigned if he/she fails to sign the CSA==For 659 Share Value, Against 63 Share Value, Spoilt Vote 10 Share value. Motion 2.2 Passed
- Four new CSC members are elected, namely Mr. David Ng-Blk.295 #11-05, Mr. Alan Verghese-Blk.295 #13-07, Ms Audra Foo-Blk.295 #16-04, Mr. George Lim-Blk.297 #06-02.
- The SPs authorised CSC to finalise the terms & conditions for the appointment of Dennis Wee as the Property Consultant
- The SPs authorised CSC to finalise the terms & conditions for the appointment of Colin Ng & Partners as the Solicitor
- The others 2 motions (Co-opt new CSC member, Sale proceed apportionment method) are withdrawal to allow the CSC to seek further consultations with the Solicitor and Property Consultant.
Reported by: Heng Hock Heng, 29/10/2007, 04:10 hour.
Thursday, October 25, 2007
Minutes of Collective Sale Meeting No.4
Minutes of CSC Meeting No.4
MINUTES OF MEETING DRAFT COPY
Date of Meeting: 16.10.2007
Venue: Bedok Court Block 295 Function Room
The BCSC Chairman called the meeting to order at 20:05 hour.
Members Present
1. Heng Hock Heng
2. K Tanapalan
3. Cheng Ah Lain
4. Russel D Walklin
5. Paul lim
Agenda
1. To review & confirm the Minutes of BCCSC Meeting No.3
2. Update on activities:
1. Report on Property consultants,
2. Report on Solicitors
3. Land Titles (Strata)(Amendment) Bill No.32 / 2007
3. EOGM Matters (27th Oct.2007)
4. Any other matters (invite comments from SP Observers)
Minutes:
1.0 The minutes of BCSC meeting No.3 were reviewed and confirmed. Proposed by Russel and seconded by Tanapalan
2.1.0 The Chairman announced that Lian, Russel, Robert, Carol, George, Palan and himself made a visit to 2 Marketing Consultants on Tuesday (09/10/2007); Dennis Wee and CB Richard.
2.1.1 Daniel Ong of Dennis Wee presented their proposals to market Bedok Court at the original reserve price of $500mil. This was followed by discussions where most of the answers given were satisfactory. The discussion lasted 2hr 40mins.
2.1.2 Impression given by CB Richard during the short discussion was one of disinterest – not keen on marketing the collective sale of Bedok Court aggressively. The reserve price was still maintained at $322mil. In fact, CB Richard has officially written in to withdraw their proposal.
2.1.3 The chairman highlighted that the terms & conditions of the property consultant’s proposal have not been negotiated.
2.1.4 The Chairman proposed that a summary of Dennis Wee’s proposal & the company’s profile be given to all SPs at the EOGM.
2.1.5 CSC proposed that the appointment of Dennis Wee as marketing agents be put up at the EOGM for SPs to vote on their acceptance.
2.2.0 Paul informed that additional solicitors have submitted their proposals. In summary:
· Infinitus law - Will collect a fee of S$450 if the collective sale does not go through.
· De Souza Tay & Goh - No payment for legal fees and disbursement fees if no collective sale.
· Collin Ng & Partners – most expensive but lowering their fees
· Hilborne law firm – no Pro-enbloc experience (so CSC members decided not to consider their proposal)
2.2.1 According to the Chairman
· Dennis Wee had recommended 3 law firms – 2 of which are busy, and the third, Legal 21 has submitted their proposal.
2.2.2 Paul suggested that since all the law firms have en bloc experience, the only criteria to judge them on is cost.
2.2.3 The Chairman encouraged all CSC members to study the proposals received and shared his criteria when considering a law firm:
· track record on conveyancing
· number of lawyers in the company
· number of lawyers in conveyancing
· number of law clerks and legal assistants (as they do most of the work)
· reputation (top notch, middle or bottom?)
· sales turnover
· professional indemnity insurance
· date of establishment of firm
2.2.4 After much deliberation and debate amongst the CSC members it was voted and agreed upon that each law firm will be given 30 – 45 mins to present their proposals prior to the EOGM. This will be held at the Bedok Court function room. SPs will be given a copy of the law firm’s profile and proposal at this meeting.
2.2.5 Due to time constraints, no law firm or marketing agent will be invited to the EOGM as the meeting has to end by 1 pm sharp. There are already 7 agenda items to be discussed within 3 hrs.
2.3.0 The Chairman reconfirmed that all CSC members were emailed a copy of the new Strata Title Act document. He highlighted the major changes:
· that the appointed law firm will have to explain the CSA to all SPs before signing
· SPs who have signed the CSA are given 5 days to reconsider
· all the SPs who owe Bedok Court MC money are entitled to vote
3.0 Paul voiced those clauses (2.2) and (2.3) on the 27/10/2007 EOGM agenda may be unlawful.
3.1 The Chairman reiterated he had included these clauses ,with the intention of saving the cost of holding an EOGM ($2000~$3000) to vote in new CSC member or to remove uncommitted CSC member.
3.2 It was agreed that the legality of these clauses would brought up to the lawyers during their presentation at Bedok Court prior to the EOGM.
3.3 The Chairman has requested Dennis Wee to do a summary report for all SPs regarding the sales proceeds apportionment.
3.4 The Chairman suggested that both the apportionment method (2.6) and the appointment of the solicitor (2.7) will be decided based on the highest votes received from the SPs.
3.5 At this EOGM, the Chairman plans to prepare the agenda for the next EOGM so that he can obtain SP signatures in advance (i.e. 20% Share Value or 25% apartment units must be obtained before an EOGM can be held)
4.0 George (SP) suggested and it was agreed that Dennis Wee should be present during the law firms presentation at Bedok Court to help explain on the apportionment methods should SPs have any queries.
The next CSC meeting will be held on 20th Nov.2007, 8:00 pm.
The meeting was declared closed at 9.05 pm.
Subsidiary Proprietors Present:
1. Walklin Victor 299#03-07
2. David Ng 295#11-05
3. George Lim 297#06-02
4. David & Cecilia Seow 295#01-04
5. Christine Teo 295#08-03
From: Heng Hock Heng, On behalf of CSC
Date: 26/10/2007, 02:15 hour
MINUTES OF MEETING DRAFT COPY
Date of Meeting: 16.10.2007
Venue: Bedok Court Block 295 Function Room
The BCSC Chairman called the meeting to order at 20:05 hour.
Members Present
1. Heng Hock Heng
2. K Tanapalan
3. Cheng Ah Lain
4. Russel D Walklin
5. Paul lim
Agenda
1. To review & confirm the Minutes of BCCSC Meeting No.3
2. Update on activities:
1. Report on Property consultants,
2. Report on Solicitors
3. Land Titles (Strata)(Amendment) Bill No.32 / 2007
3. EOGM Matters (27th Oct.2007)
4. Any other matters (invite comments from SP Observers)
Minutes:
1.0 The minutes of BCSC meeting No.3 were reviewed and confirmed. Proposed by Russel and seconded by Tanapalan
2.1.0 The Chairman announced that Lian, Russel, Robert, Carol, George, Palan and himself made a visit to 2 Marketing Consultants on Tuesday (09/10/2007); Dennis Wee and CB Richard.
2.1.1 Daniel Ong of Dennis Wee presented their proposals to market Bedok Court at the original reserve price of $500mil. This was followed by discussions where most of the answers given were satisfactory. The discussion lasted 2hr 40mins.
2.1.2 Impression given by CB Richard during the short discussion was one of disinterest – not keen on marketing the collective sale of Bedok Court aggressively. The reserve price was still maintained at $322mil. In fact, CB Richard has officially written in to withdraw their proposal.
2.1.3 The chairman highlighted that the terms & conditions of the property consultant’s proposal have not been negotiated.
2.1.4 The Chairman proposed that a summary of Dennis Wee’s proposal & the company’s profile be given to all SPs at the EOGM.
2.1.5 CSC proposed that the appointment of Dennis Wee as marketing agents be put up at the EOGM for SPs to vote on their acceptance.
2.2.0 Paul informed that additional solicitors have submitted their proposals. In summary:
· Infinitus law - Will collect a fee of S$450 if the collective sale does not go through.
· De Souza Tay & Goh - No payment for legal fees and disbursement fees if no collective sale.
· Collin Ng & Partners – most expensive but lowering their fees
· Hilborne law firm – no Pro-enbloc experience (so CSC members decided not to consider their proposal)
2.2.1 According to the Chairman
· Dennis Wee had recommended 3 law firms – 2 of which are busy, and the third, Legal 21 has submitted their proposal.
2.2.2 Paul suggested that since all the law firms have en bloc experience, the only criteria to judge them on is cost.
2.2.3 The Chairman encouraged all CSC members to study the proposals received and shared his criteria when considering a law firm:
· track record on conveyancing
· number of lawyers in the company
· number of lawyers in conveyancing
· number of law clerks and legal assistants (as they do most of the work)
· reputation (top notch, middle or bottom?)
· sales turnover
· professional indemnity insurance
· date of establishment of firm
2.2.4 After much deliberation and debate amongst the CSC members it was voted and agreed upon that each law firm will be given 30 – 45 mins to present their proposals prior to the EOGM. This will be held at the Bedok Court function room. SPs will be given a copy of the law firm’s profile and proposal at this meeting.
2.2.5 Due to time constraints, no law firm or marketing agent will be invited to the EOGM as the meeting has to end by 1 pm sharp. There are already 7 agenda items to be discussed within 3 hrs.
2.3.0 The Chairman reconfirmed that all CSC members were emailed a copy of the new Strata Title Act document. He highlighted the major changes:
· that the appointed law firm will have to explain the CSA to all SPs before signing
· SPs who have signed the CSA are given 5 days to reconsider
· all the SPs who owe Bedok Court MC money are entitled to vote
3.0 Paul voiced those clauses (2.2) and (2.3) on the 27/10/2007 EOGM agenda may be unlawful.
3.1 The Chairman reiterated he had included these clauses ,with the intention of saving the cost of holding an EOGM ($2000~$3000) to vote in new CSC member or to remove uncommitted CSC member.
3.2 It was agreed that the legality of these clauses would brought up to the lawyers during their presentation at Bedok Court prior to the EOGM.
3.3 The Chairman has requested Dennis Wee to do a summary report for all SPs regarding the sales proceeds apportionment.
3.4 The Chairman suggested that both the apportionment method (2.6) and the appointment of the solicitor (2.7) will be decided based on the highest votes received from the SPs.
3.5 At this EOGM, the Chairman plans to prepare the agenda for the next EOGM so that he can obtain SP signatures in advance (i.e. 20% Share Value or 25% apartment units must be obtained before an EOGM can be held)
4.0 George (SP) suggested and it was agreed that Dennis Wee should be present during the law firms presentation at Bedok Court to help explain on the apportionment methods should SPs have any queries.
The next CSC meeting will be held on 20th Nov.2007, 8:00 pm.
The meeting was declared closed at 9.05 pm.
Subsidiary Proprietors Present:
1. Walklin Victor 299#03-07
2. David Ng 295#11-05
3. George Lim 297#06-02
4. David & Cecilia Seow 295#01-04
5. Christine Teo 295#08-03
From: Heng Hock Heng, On behalf of CSC
Date: 26/10/2007, 02:15 hour
Sunday, October 14, 2007
BCCSC Meeting No.4:16/10/2007
Notice of Meeting
Bedok Court Collective Sale Committee (BCCSC) Meeting No.4
Meeting date: 16th October 2007, Tuesday
Venue: Bedok Court Block 295 Function Room
Time: Start 8:00 pm
Proposed Meeting Agenda:
1. To review & confirm the Minutes of BCCSC Meeting No.3
2. Update on activities:
(a)Report on Property consultants,
(b)Report on Solicitors
(c) Land Titles (Strata)(Amendment) Bill No.32 / 2007
3. EOGM Matters (27th Oct.2007)
4. Any other matters
From:
Heng Hock Heng
On behalf of BCCSC
Date: 15th October 2007, 03:25am
Bedok Court Collective Sale Committee (BCCSC) Meeting No.4
Meeting date: 16th October 2007, Tuesday
Venue: Bedok Court Block 295 Function Room
Time: Start 8:00 pm
Proposed Meeting Agenda:
1. To review & confirm the Minutes of BCCSC Meeting No.3
2. Update on activities:
(a)Report on Property consultants,
(b)Report on Solicitors
(c) Land Titles (Strata)(Amendment) Bill No.32 / 2007
3. EOGM Matters (27th Oct.2007)
4. Any other matters
From:
Heng Hock Heng
On behalf of BCCSC
Date: 15th October 2007, 03:25am
Tuesday, October 9, 2007
The Land Titles (Strata) (Amendment) 2007
WITHOUT PREJUDICE
A Summary for Bedok Court Subsidiary Proprietors
FIRST SCHEDULE
(1)This Act may be cited as the LAND TITLES (STRATA) (AMENDMENT) ACT and shall come into operation on 4th October 2007.
(2) The requirement that subsidiary proprietors with at least 80% of the share value and not less than 80% of the total area of all the lots in the strata title plan for developments that are at least 10 years old, must agree to a collective sale before an application for such sale may be made to a Board.
(3)The total sum ordered by the Board for all the objectors shall be paid from the proceeds of sale of all the subsidiary proprietors and shall not exceed the aggregate sum of 0.25% of the proceeds of sale for each lot or $2000 for each lot, whichever is the higher.
(4)A Board shall not invalidate an application to the Board for an order by reason only of non-compliance, if the Board is satisfied that such non-compliance does not prejudice the interest of any person.
(5)The Board shall not approve an application:
5.1 If the Board is satisfied that the transaction is not in good faith after taking into account only the following factors:
(A) the sale price
(B) the method of distributing the proceeds of sale; and
(C) the relationship of the purchaser to any of the subsidiary proprietor
5.2 The sale and purchase agreement would require any subsidiary proprietor who has not agreed in writing to the sale to be a party to any arrangement for the development of the lots and the common property in the strata title plan; or
5.3 If the sale committee does not consent to any order made by the Board
(6) The collective sale agreement shall be signed by the subsidiary proprietor,and , if signed in Singapore, in the presence of an advocate and solicitor who has a valid practising certificate appointed by the collective sale committee.
(7) A subsidiary proprietor may rescind( one time only) his agreement to be a party to the collective sale agreement by serving a notice of rescission within the 5 working days cooling-off period.
SECOND SCHEDULE:
Requirements for general meeting or EOGM on requisition
The council of a management corporation shall, on receipt by the secretary thereof of a requisition for a general meeting signed by :
(a) one or more persons entitled to vote in respect of one or more lots, the share value or the total share value of which is at least 20% of the aggregate share value of all the lots whose subsidiary proprietors comprise the management corporation; or
(b) not less than 25% of the total number of subsidiary proprietors of the lots whose subsidiary proprietors comprise the management corporation,immediately proceed to convene a general meeting of the management corporation to be held as soon as practicable but in any case not later than 6 weeks after the receipt by the secretary of the requisition
Notice of general meetings
(1) A notice of a general meeting of a management corporation shall be served on each subsidiary proprietor at least 14 days before the meeting.
(2) Every notice for a general meeting shall :
(a) specify the place, day and hour for the meeting;
(b) include each proposed resolution to be considered at the meeting;
QUORUM for EOGM
(1) A quorum shall be formed at any general meeting when the number of subsidiary proprietors who own at least 30% of the aggregate share value for all lots comprised in that strata title plan are present at the meeting, either in person or by proxy.
THIRD SCHEDULE
Members of collective sale committee
(1) A collective sale committee shall comprise such number of persons as may be determined in a general meeting convened in accordance with the Second Schedule, but in no case be less than 3 members or more than 14 members who are natural persons
(2)A person standing for election as a member of a collective sale committee who has any direct or indirect interest in any property developer, property consultant, marketing agent or legal firm, being an interest that could conflict with the proper performance of his functions as a member of a collective sale committee (should he be elected) shall, as soon as practicable after the relevant facts have come to his knowledge, disclose the nature of that interest at a general meeting.
(3)The chairperson of the collective sale committee shall be appointed from among its members.
Vacation of office of member of collective sale committee
A person who is a member of a collective sale committee shall vacate his office as such:
(a) if the person was a subsidiary proprietor at the time of his election and he ceases to be a subsidiary proprietor;
(b) if the person was the nominee of a subsidiary proprietor and the subsidiary proprietor who nominated him —(i) ceases to be a subsidiary proprietor; or(ii) notifies the collective sale committee in writing that the person’s office as a member of the collective sale committee is vacated;
(c) upon the receipt by the collective sale committee from the person of a notice in writing of the person's resignation;
(d) if the person is removed from office at a general meeting;
(h) if the person is convicted, by a court in Singapore or elsewhere of an offence involving fraud or dishonesty.
General meetings convened by collective sale committee
(1) The collective sale committee shall convene one or more general meetings of the management corporation in accordance with the Second Schedule for the following purposes:
(a) to consider the appointment of any advocate and solicitor, property consultant or marketing agent;
(b) to consider the apportionment of sale proceeds;
(c) to consider the terms and conditions of the collective sale agreement;
(d) to give an update on the total number of subsidiary proprietors who,immediately before the date of the general meeting, have signed the collective sale agreement;
(e) to provide information of the sale proposal and sale process;
(f) to provide information on the number of offers received for the collective sale and the respective amounts; and
(g) to consider the terms and conditions of the sale and purchase agreement.
Meetings of collective sale committee
(1) At any meeting of a collective sale committee, a quorum shall consist of the majority of the members of the collective sale committee.
(2) A decision of the majority of the members of the collective sale committee present and voting at any meeting of the collective sale committee shall be a decision of the collective sale committee.
(3) A collective sale committee shall cause a record of its decisions and minutes of its meetings to be kept.
(4) The collective sale committee shall keep minutes of its proceedings and shall cause minutes of general meetings convened in accordance with the Second Schedule to be kept.
(5) If the management corporation is required by its by-laws to maintain a notice board, the collective sale committee shall cause a copy of the minutes of a meeting of the collective sale committee to be displayed on the notice board within 7 days after the meeting.
(6) A copy of any minutes shall be kept displayed on the notice board for a period of not less than 14 days.
(7) The collective sale committee shall ensure that proper books of account are kept in respect of all sums of money received and expended for the purposes of a collective sale specifying the matters in relation to which the receipts and expenditure take place
Collective sale by public tender or auction
(1) The collective sale of all lots and common property in a strata title plan shall be launched for sale only by way of public tender or public auction.
(2) A valuation report by an independent valuer on the value of the development as at the date of the close of the public tender or public auction shall be obtained by the collective sale committee on the date of the close of the public tender or public auction.
(3) Notwithstanding sub-paragraph (1), the collective sale committee may, within 10 weeks from the close of the public tender or public auction, enter into a private contract with a purchaser for the sale of all the lots and common property in a strata title plan.
FOURTH SCHEDULE
DEDUCTIONS ALLOWABLE BY BOARD
1. Stamp duty paid on the purchase of the lot or flat.
2. Legal fees paid in relation to the purchase of the lot or flat.
3. Costs incurred pursuant to the collective sale which are to be shared by all subsidiary proprietors or proprietors as provided under the collective sale agreement.
MCST SINKING & MANAGEMENT FUNDS
(1)No moneys in the management fund or sinking fund shall be used for any purpose of a collective sale of the property other than for the purpose of convening any general meeting under the Second Schedule.
(2)The moneys remaining in the management fund and sinking fund as at the date of the legal completion of a collective sale of the property shall be returned as soon as practicable to the subsidiary proprietors of the lots in shares proportional to the contributions levied by the management corporation on the subsidiary proprietors.
Date: 10/10/2007; 04:20am
Saturday, October 6, 2007
EOGM 27 Oct.2007, 10 AM
The Extra Ordinary General Meeting is on 27th October 2007, Sat.
Venue: Bedok View Secondary School, 6 Bedok South Ave.3
Start Time: 10:00 hour
(Please be puncture, if the required quorum of 30% Share Value is not met at 10:00, the Meeting may be cancelled by the Managing Agent.)
The Proposed Agenda:
1. To consider and, if approved, resolve to change the number of the Bedok Court Collective Sale Committee member from nine (9) to: The number of collective sale committee members shall in no case be less than 3 members or more than 14 members (note: to be in line with the "Land Titles (Strata) (Amendment) Act 2007)
2. To consider and, if approved, resolve that any aforesaid member of the collective sale committee shall be deemed to have resigned if he /she fails and /or refuses to sign the collective sale agreement within one (1) month from the date of the first signing of the collective sale agreement. (note: collective sale committee members should lead by example and to remove uncommitted member)
3. To consider and, if approved that if for any reason whatsoever, any member of the
collective sale committee shall resign or retire from the collective sale committee, the remaining members may by a simple majority vote and appoint a substituted member who is an owner in place of such owner who has resigned or retired. The substituted member so appointed shall have all the powers of the existing member of the collective sale committee. Such substituted member of the collective sale committee shall be deemed to have resigned if he /she fails and /or refuses to sign the collective sale agreement within one (1) month from the date of being appointed as a member of the collective sale committee (note: to enable committee to co-opted new member when need arises)
4. To consider and, if approved to elect more members for the Collective Sale Committee (note: 4 members resigned, balance 5 members left, committee need more support from PRO ENBLOC Subsidiary Proprietors)
5. To consider and, if approved to authorise the Collective Sale Committee to appoint Dennis Wee Realty Pte. Ltd as the Property Consultant for the collective sale of Bedok Court Condominium. To empower and to authorise the Collective Sale Committee to fix the fees, terms and conditions of the appointment (note: Mr. Daniel Ong of Dennis Wee Realty has been providing valuable supports to the Pro-tem sale team and the elected Collective Sale Committee since June 2007)
6. To consider and, if approved to agree to the method of the apportionment of sale proceeds for the Collective Sale Agreement. The methods for consideration are: (A)based purely on Share Value, (B)based purely on Strata Area, (c)based purely on Valuation, (D)based on Average of Share Value and Strata Area. (note: to collectively decide how to apportion the MONEY)
7. To consider and, if approved to the Collective Sale Committee to appoint a Solicitor for the
collective sale of Bedok Court Condominium. To empower and to authorise the Collective Sale Committee to fix the fees, terms and conditions of the appointment.
Date: 07.10.2007 ; 02:25 hour
Venue: Bedok View Secondary School, 6 Bedok South Ave.3
Start Time: 10:00 hour
(Please be puncture, if the required quorum of 30% Share Value is not met at 10:00, the Meeting may be cancelled by the Managing Agent.)
The Proposed Agenda:
1. To consider and, if approved, resolve to change the number of the Bedok Court Collective Sale Committee member from nine (9) to: The number of collective sale committee members shall in no case be less than 3 members or more than 14 members (note: to be in line with the "Land Titles (Strata) (Amendment) Act 2007)
2. To consider and, if approved, resolve that any aforesaid member of the collective sale committee shall be deemed to have resigned if he /she fails and /or refuses to sign the collective sale agreement within one (1) month from the date of the first signing of the collective sale agreement. (note: collective sale committee members should lead by example and to remove uncommitted member)
3. To consider and, if approved that if for any reason whatsoever, any member of the
collective sale committee shall resign or retire from the collective sale committee, the remaining members may by a simple majority vote and appoint a substituted member who is an owner in place of such owner who has resigned or retired. The substituted member so appointed shall have all the powers of the existing member of the collective sale committee. Such substituted member of the collective sale committee shall be deemed to have resigned if he /she fails and /or refuses to sign the collective sale agreement within one (1) month from the date of being appointed as a member of the collective sale committee (note: to enable committee to co-opted new member when need arises)
4. To consider and, if approved to elect more members for the Collective Sale Committee (note: 4 members resigned, balance 5 members left, committee need more support from PRO ENBLOC Subsidiary Proprietors)
5. To consider and, if approved to authorise the Collective Sale Committee to appoint Dennis Wee Realty Pte. Ltd as the Property Consultant for the collective sale of Bedok Court Condominium. To empower and to authorise the Collective Sale Committee to fix the fees, terms and conditions of the appointment (note: Mr. Daniel Ong of Dennis Wee Realty has been providing valuable supports to the Pro-tem sale team and the elected Collective Sale Committee since June 2007)
6. To consider and, if approved to agree to the method of the apportionment of sale proceeds for the Collective Sale Agreement. The methods for consideration are: (A)based purely on Share Value, (B)based purely on Strata Area, (c)based purely on Valuation, (D)based on Average of Share Value and Strata Area. (note: to collectively decide how to apportion the MONEY)
7. To consider and, if approved to the Collective Sale Committee to appoint a Solicitor for the
collective sale of Bedok Court Condominium. To empower and to authorise the Collective Sale Committee to fix the fees, terms and conditions of the appointment.
Date: 07.10.2007 ; 02:25 hour
Friday, October 5, 2007
Minutes of CSC Meeting No.3
MINUTES OF MEETING DRAFT COPY
Collective Sale Committee Meeting No.3
Date of Meeting: 25.09.2007
Venue: Bedok Court Block 295 Function Room
Collective Sale Committee Meeting No.3
Date of Meeting: 25.09.2007
Venue: Bedok Court Block 295 Function Room
- The BCSC Chairman called the meeting to order at 20:00 hour.
- Members Present
- 1. Heng Hock Heng
- 2. K Tanapalan
- 3. Laurence Pang
- 4. Ghalid Awang
- 5. Cheng Ah Lain
- 6. Russel D Walklin
- 7. Paul Lim
Agenda
- A.Review & Confirm Minutes of Meeting No. 2
- B. Co-opt new Sale Committee Member(s)
- C. Report from Task Force on Sales Proceeds Apportionment Meeting – Lain
- D. Open Bids from Marketing Consultants - Lawrence
- E. Organize Marketing Task Force from SCSC & SPs to evaluate the Marketing Bids
- F. Organize Solicitor Task Force from BCSC & SPs to evaluate the Solicitor Bids
- G. EOGM 27.10 2007 Matters
- H. Any other business (invite comments from SP Observers)
Mintues:
- A1.0 The minutes of BCSC meeting No.2 were reviewed and confirmed .Proposed by Ghalid and seconded by Russel.
- B1.0 The Chairman announced that 3 sale committee members had resigned, namely Freddie Khoo, Allen Walters and Ghalid Awang . He proposed to co-opt 2 new committee members, namely- George Lim (297 #06-02)- David Ng (295 #11-05)
- B1.1 Paul expressed his concern that co-opting of new members should be in accordance with the new Strata Titles Act, which will be enacted on 1st October 2007.It was agreed that their names would be proposed at the EOGM so that they can be officially elected by the SPs into the Sale Committee. The Chairman extended his invitation for more volunteers to join the Sale Committee.
- C1.0 Report from Task Force on Sales Proceed Apportionment 4 members of the sale committee met on the 19th Sept.2007.
- Chairman presented various methods of apportionmenti) Strata Floor Area (SFA)ii) Share Value (SV)iii) Valuation onlyiv) 1/3 SV + 1/3 SFA + 1/3 Valuationv) Valuation & Share Value (SV)vi) ½ SFA + ½ SV
- In answer to Russell’s question, the Chairman stated that (based on feedback received) the most common practice is ½ SFA + ½ SV.
- C1.1 Paul proposed that given the diverse apartment sizes at Bedok Court, perhaps the valuation method is the fairest method of apportionment. He proposed to engage (at least) 3 reputable independent Valuers to get a fair average valuation. The cost of an independent valuation is between $250-500 per unit/per valuation. If this is the preferred choice, the cost will be borne by the 80% (or more) of SPs, who voted in favor of the collective sale and to perform the valuation only after 80% SP have signed on the CSA.
- C1.2 The Chairman invited SPs to join the Sales Proceeds Apportionment Task Force to help research and have a better understanding of the various options. He also hopes that the task force will be able to shortlist 4 apportionment methods and to present these at the EOGM. The SPs will then vote on their preferred method.
- D1.0 Marketing Consultants2 official proposals were received from: i)Dennis Wee (min. reserve price S$??? M) ii) CB Richard Ellis (min. reserve price S$??? M – subject to negotiation)
- Declines were received from:
i) Credoii) DTZiii) Knight Frankiv) Savills
v) Chesterton - Colliers is still undecided.
- D1.1 The Chairman encouraged volunteers to join the Marketing Task Force to research,explain and advise SPs on the criteria for the selection of the Marketing Consultant during the 27th Oct.2007 EOGM.
- E1.0 Law Firms
One official proposal was received from Collin Ng & Partners. Khattar Wong has expressed their interest and will be submitting their proposal soon. - Declines were received from:
i) Lee & Leeii) Rodyk & Davidsoniii) Rajah & Tann
iv) Wong Partnership - Asia Law – no response
- Drew & Napier does not do collective sales.
- E1.1 Paul suggested, and the committee agreed, that another 5 good and reputable law firms be invited to submit their proposals to be considered
- E1.2 The Chairman encouraged volunteers to join the Solicitor Task Force to help in the analysis, understanding and evaluation of the bids received. This is to ensure that SPs will make an informed choice when voting to appoint a law firm at the EOGM.
- F1.0 Organisation of Task ForceThe Chairman reiterated that volunteers do not need to be in the SC to be in the Task Force.
The following committee members have volunteered to be in the:
Marketing Consultant Task Force- Lawrence- Russell- George
Law Firm Task Force- Paul- Palan
Both the Task Forces will present their findings to the SC at the next BCSC meeting to be held on 16th October 2007. - G1.0 The Chairman highlighted that there is a clause in the CSA stipulating that the STB requires a maximum of 3 members from the SC to be representatives of Bedok Court (as signatories), in the enbloc sale. Committee members will nominate and vote amongst themselves.
- G1.1 The MCST has released the minutes of the 1st EOGM on the collective sale of Bedok Court. It was stated that there should be 9 members in the SC. However, the new law states there should be a minimum of 3 and maximum of 14 members. The Chairman proposed and the committee accepted that this should be brought up at the 27th October 2007 EOGM and rectified, to comply fully with the new law.
- G1.2 The committee agreed, that the CSA should not be discussed at the next EOGM, as it is a lengthy issue and needs to be explained in detail to every SP by the appointed law firm, both in English and Mandarin. This will be discussed at a later EOGM, after the one held on 27th Oct
- H1.0 Any Other Business
The Chairman stressed that Bedok Court should be in “Sales ready” mode by February of 2008, to capitalize on the new Master Plan, which might be announced in March 2008. - The meeting was declared closed at 9.20 pm.
- Subsidiary Proprietor Present:
1. N.Kumarasamy 295#10-02
2. Walklin Victor 299#03-07
3. David Ng 295#11-05
4. Steven Chan 295#17-04
5. Steven Teo 299#02-03
6. George Lim 297#06-02
7. Alan Verghese 295#13-07
8. Christine Teo 295#08-03
9. David & Connie Sim 295#05-04
10. David & Cecilia Seow 295#01-04
11. Lee Fook Kee 295#08-02
Date: 05/10/2007, 16:30 hour
Saturday, September 15, 2007
Notice of BCSC Meeting No.3
DRAFT COPY
Meeting date: 25th Sep.2007
Venue: Bedok Court Block 295 Function Room
Time: 20:00 to 21:30 hour
Proposed Meeting agenda:
- Review & confirm Minutes of Meeting No.2
- Co-opt new Sale Committee Member(s)
- Report from Task Force on Sale Proceeds Apportionment Meeting--Lain
- Open Bids from Marketing Consultants--Laurence
- Open Bids from Law firms--Paul
- Organize Marketing Task from BCSC & SPs to evaluate the Marketing Bids
- Organize Solicitor Task Force from BCSC &SPs to evaluate the Solicitor Bids
- EOGM 20.10.2007 matters
- Any other business (Invite comments from SP Observers)
Heng Hock Heng
On behalf of Sale Committee
15.09.2007, 17.03 hour
SP EOGM Meeting No.2: 27.10.2007
DRAFT COPY
The Extra Ordinary General Meeting No.2 / 2007
Proposed meeting date: Change to 27.10.2007
(date changed due to unavailability of venue on 20.10.2007)
Venue: Bedok View Secondary School
Time: 10:00 am to 12:30 pm
Proposed agenda:
The Extra Ordinary General Meeting No.2 / 2007
Proposed meeting date: Change to 27.10.2007
(date changed due to unavailability of venue on 20.10.2007)
Venue: Bedok View Secondary School
Time: 10:00 am to 12:30 pm
Proposed agenda:
- To vote :Number of sale committee members should not be less than 3 or more than 14
- To elect new sale committee members
- To vote : Sale Committee Members must sign CSA within 21 days after CSA Start date, otherwise shall deem to be no longer a member of the Sale Committee.
- To vote : Appointment of Solicitor
- To vote : Appointment of Marketing Consultant
- To vote :Sale Proceeds Apportionment Method (How the monies will be distributed among SPs)
- To vote: Compensation Amount
- To elect 3 Representatives of Bedok Court for collective sale matter
Date: 15.09.2007. Last update: 27.09.2007
Thursday, September 13, 2007
Minutes of Sale Committee Meeting No.2 (DRAFT)
DRAFT COPY
Date of Meeting: 07.09.2007
Venue: Bedok Court Block 295 Function Room
The BCSC Chairman called the meeting to order at 20:30 hour.
Members Present
1. Heng Hock Heng
2. K Tanapalan
3. Laurence Pang
4. Ghalid Awang
5. Cheng Ah Lain
6. Russel D Walklin
7. Allen Walters (arrived 21:30 hour)
Absent with Apologies
1. Freddie Khoo
2. Paul Lim
Agenda
A. Adoption of minutes
B. Committee Members contact update/meetings schedule
C. Update members on Invitations to Marketing Agents/ Solicitors
D. Deadline for Invitations
E. Mission Statement for BCSC
F. Forming of sub-committees
1. Cheng Ah Lain voiced that she would like to withdraw her resignation as she like to serve the committee.The committee welcomed her decision.
2. The minutes of BCSC meeting No.1 were proposed by Ghalid and seconded by Russel.
3. The chairman updated the contacts of the committee members.
4. The committee opted to have regular meetings on the third Tuesday of every month.
5. The committee agreed that urgent meetings could be called upon request from a minimum of 03 members and a quorum of 05 members is needed.
6. The Chairman updated the members of the Invitations sent to eight Marketing Consultants. They are CBRE Richard Ellis, Chesterton International, Savillis S Pte Ltd, KF Property Network Pte Ltd, Colliers International S Pte Ltd, DTZ Debenham Tie Leung SEA Pte Ltd, Credo Real Estate Singapore Pte Ltd and Dennis Wee Realty Pte Ltd.
7. The Proposals from both the Marketing Consultants and Solicitors should be received by the Committee Secretary on or before 17.09.2007
8. The Chairman also sent Invitations to eight Law firms. They are Colin Ng & Partners, Lee & Lee, Khattar Wong, Rodyk & Davidson, Asia Law Corp, Rajah & Tann, Drew & Napier and Wong Partnership.
9. The committee plan to open the proposals on the scheduled 18th September 2007 Meeting.
10. The chairman updated members on the new Blog for Bedok Court . ( http://www.bedokct.blogspot.com/ ). Laurence opined that it is good for info only and not to invite comments to prevent the numerous comments that may flow in. After much deliberation committee members agreed it for info only.
11. The Chairman commented on the proposed amendment that is coming for second reading in the Parliament on the 17th of September 2007. He also said that there have been personal request from committee members to write to the STB to clarify the legality of the BCSC. The Chairman said that our MA had advised that we are legal. The Secretary suggested that in view of this we should clarify our legality as EOGM elected Sale Committee after the bill has been passed in the Parliament.
12. The Chairman suggested to adopt a mission statement so that the Sale Committee will not be side tracked by other activities. There were some suggestions from the SPs present and it was adopted as : "To work towards a FAIR and SUCCESSFUL en bloc sale of Bedok Court Condominium"
14. The Chairman highlighted the costs that have been incurred so far and asked whether it can be passed on to the Marketing Agent once they have appointed. Ghalid suggested we could try and also noted other costs in terms of valuation, legal fees that SPs need to pay when the Sale process takes place.
15. The Chairman asked for lending of AV Equipment for the convenience of all persons present for future meetings. He also asked for volunteers who could take minutes of meeting and maintaining the Blog.
16. The idea of forming sub-committees tasked to look into the various issues of Sales Apportionment, Marketing, Solicitor to be appointed and block representatives for 295, 297, 299 to help in the Sale process were discussed.
17. Laurence suggested waiting for all Committee members to be present before assigning the task force but Chairman felt that time is running out as Invitations deadline are nearing. They can volunteer themselves in the various sub-committee. The issue was put to vote as four to one to proceed with the sub-committee.
18. The meeting was opened to the SPs for participation. The Chairman explained the time-line expectations to all present.
19. Allen Walters explained to the committee members what was discussed at unofficial meetings between certain members. The Chairman noted that there will not be any unofficial meetings in the future in order to prevent any misunderstandings of what is said and done.
20. The meeting was declared closed at 2220hrs.
SPs Present
1. Lee Fook Kee 295 #08-02
2. Steven Chan 295#17-04
3. V. Kumarasamy 295#10-02
4. David/Cecilia Seow 295#01-04
5. Simon Chew 297#10-04
6. Tan Bian Guan 297#11-01
7. Alex Chan 297 #11-02
8. Walklin 299 #03-07
9. Kwan Choon Meng 299#03-02
10.Patricia Lau 299#04-13
11.Tan Hong Siang 299#03-15
Date: 14.09.2007
Date of Meeting: 07.09.2007
Venue: Bedok Court Block 295 Function Room
The BCSC Chairman called the meeting to order at 20:30 hour.
Members Present
1. Heng Hock Heng
2. K Tanapalan
3. Laurence Pang
4. Ghalid Awang
5. Cheng Ah Lain
6. Russel D Walklin
7. Allen Walters (arrived 21:30 hour)
Absent with Apologies
1. Freddie Khoo
2. Paul Lim
Agenda
A. Adoption of minutes
B. Committee Members contact update/meetings schedule
C. Update members on Invitations to Marketing Agents/ Solicitors
D. Deadline for Invitations
E. Mission Statement for BCSC
F. Forming of sub-committees
1. Cheng Ah Lain voiced that she would like to withdraw her resignation as she like to serve the committee.The committee welcomed her decision.
2. The minutes of BCSC meeting No.1 were proposed by Ghalid and seconded by Russel.
3. The chairman updated the contacts of the committee members.
4. The committee opted to have regular meetings on the third Tuesday of every month.
5. The committee agreed that urgent meetings could be called upon request from a minimum of 03 members and a quorum of 05 members is needed.
6. The Chairman updated the members of the Invitations sent to eight Marketing Consultants. They are CBRE Richard Ellis, Chesterton International, Savillis S Pte Ltd, KF Property Network Pte Ltd, Colliers International S Pte Ltd, DTZ Debenham Tie Leung SEA Pte Ltd, Credo Real Estate Singapore Pte Ltd and Dennis Wee Realty Pte Ltd.
7. The Proposals from both the Marketing Consultants and Solicitors should be received by the Committee Secretary on or before 17.09.2007
8. The Chairman also sent Invitations to eight Law firms. They are Colin Ng & Partners, Lee & Lee, Khattar Wong, Rodyk & Davidson, Asia Law Corp, Rajah & Tann, Drew & Napier and Wong Partnership.
9. The committee plan to open the proposals on the scheduled 18th September 2007 Meeting.
10. The chairman updated members on the new Blog for Bedok Court . ( http://www.bedokct.blogspot.com/ ). Laurence opined that it is good for info only and not to invite comments to prevent the numerous comments that may flow in. After much deliberation committee members agreed it for info only.
11. The Chairman commented on the proposed amendment that is coming for second reading in the Parliament on the 17th of September 2007. He also said that there have been personal request from committee members to write to the STB to clarify the legality of the BCSC. The Chairman said that our MA had advised that we are legal. The Secretary suggested that in view of this we should clarify our legality as EOGM elected Sale Committee after the bill has been passed in the Parliament.
12. The Chairman suggested to adopt a mission statement so that the Sale Committee will not be side tracked by other activities. There were some suggestions from the SPs present and it was adopted as : "To work towards a FAIR and SUCCESSFUL en bloc sale of Bedok Court Condominium"
14. The Chairman highlighted the costs that have been incurred so far and asked whether it can be passed on to the Marketing Agent once they have appointed. Ghalid suggested we could try and also noted other costs in terms of valuation, legal fees that SPs need to pay when the Sale process takes place.
15. The Chairman asked for lending of AV Equipment for the convenience of all persons present for future meetings. He also asked for volunteers who could take minutes of meeting and maintaining the Blog.
16. The idea of forming sub-committees tasked to look into the various issues of Sales Apportionment, Marketing, Solicitor to be appointed and block representatives for 295, 297, 299 to help in the Sale process were discussed.
17. Laurence suggested waiting for all Committee members to be present before assigning the task force but Chairman felt that time is running out as Invitations deadline are nearing. They can volunteer themselves in the various sub-committee. The issue was put to vote as four to one to proceed with the sub-committee.
18. The meeting was opened to the SPs for participation. The Chairman explained the time-line expectations to all present.
19. Allen Walters explained to the committee members what was discussed at unofficial meetings between certain members. The Chairman noted that there will not be any unofficial meetings in the future in order to prevent any misunderstandings of what is said and done.
20. The meeting was declared closed at 2220hrs.
SPs Present
1. Lee Fook Kee 295 #08-02
2. Steven Chan 295#17-04
3. V. Kumarasamy 295#10-02
4. David/Cecilia Seow 295#01-04
5. Simon Chew 297#10-04
6. Tan Bian Guan 297#11-01
7. Alex Chan 297 #11-02
8. Walklin 299 #03-07
9. Kwan Choon Meng 299#03-02
10.Patricia Lau 299#04-13
11.Tan Hong Siang 299#03-15
Date: 14.09.2007
Resignation of Committee Members: 13.09.2007
Dear Fellow Bedok Court Subsidiary Proprietors
Due to the above resignations, the Sale Committee workload shared will be heavier.
To all Pro-enbloc SPs, PLEASE come forward to render your time and services so that we could march forward together towards a FAIR & SUCCESSFUL collective sale of Bedok Court Condo.
The present situation:
Mr. Freddie Khoo has resigned on 10.09.2007 due to work commitments and personal reasons
Mr. Allen Walters has resigned on 11.09.2007 due to business commitments
After the 18.09.2007 meeting, Mr. Ghalid Awang will resign from the Sale Committee due to overseas assignment.
Mr. Freddie Khoo has resigned on 10.09.2007 due to work commitments and personal reasons
Mr. Allen Walters has resigned on 11.09.2007 due to business commitments
After the 18.09.2007 meeting, Mr. Ghalid Awang will resign from the Sale Committee due to overseas assignment.
We thank Mr. Freddie Khoo, Mr. Allen Walters and Mr. Ghalid Awang for their contributions.
Due to the above resignations, the Sale Committee workload shared will be heavier.
To all Pro-enbloc SPs, PLEASE come forward to render your time and services so that we could march forward together towards a FAIR & SUCCESSFUL collective sale of Bedok Court Condo.
Kindly contact the following if you have any comment or inquiry:
- Heng Hock Heng (hp: 90070072, heng232@pacific.net.sg)
- K Tanapalan (hp: 98716989, palan_1927@yahoo.com.sg)
- Laurence Pang (laupkt@singnet.com.sg)
- Paul Lim (paulpaullim@yahoo.com.sg)
- Cheng Ah Lain (lainkoh@hotmail.com)
- Walklin Russell (musclemass@hotmail.com)
Date: 13.09.2007
Minutes of Sale Committee Meeting No.1
Date of Meeting: 13th August 2007
Venue: Bedok Court Block 295 Function Room
The meeting was called to order at 20:00 hour.
Sale Committee Members present:
Venue: Bedok Court Block 295 Function Room
The meeting was called to order at 20:00 hour.
Sale Committee Members present:
- HENG HOCK HENG (Heng)
- FREDDIE KHOO (Freddie)
- LAURENCE PANG (laurence)
- K TANAPALAN (Palan)
- GHALID AWANG (Ghalid)
- ALLEN WALTERS (Allen)
- RUSSELL D WALKLIN (Russell)
- CHENG AH LAIN (Lain)
- PAUL LIM (Paul)
AGENDA
A. To elect office bearers for the En-bloc Sale Committee
B. Record contact/correspondence details of committee
C. Any other matters
1. The result of the election of office bearers are as follow:
Chairman –Heng Hock Heng
Vice-Chairman – Freddy Khoo
Secretary – K Tanapalan
Treasurer –Laurence Pang
2. The Chairman assigned the first task of the day to establish contact numbers and email addresses of the committee members. All members agreed.
3. After much deliberation, the members agreed that all handphone numbers will be for contact within the committee only and that email addresses are to be displayed so that Subsidiary Proprietors could correspond if necessary.
4. The Chairman opened the discussion to the floor so as to have interaction and transparency in all matters.
5. Philip Mah of 295 #08-03 suggested that Ms Cheng Ah Lain and Paul Lim should also be in line with the majority of the sale committee as they have voted against the en-bloc in the EOGM. Ms Cheng agreed.
6. Ms Cheng emphasized that she will go with the majority of the votes for the en-bloc and wanted to represent the minority as in penthouse owners and not for the minority voting against the en-bloc. She claimed that we have misunderstood her wish.
7. One SP David Ng B295 #11–05 also a MC member reiterated the point noted by the Chairman and discouraged wearing two hats.
8. The Chairman than asked Ms Cheng to give this a thought and urged her to resign from the MC and devote herself to the Sales Committee.
9. Paul Lim felt that we are pressuring Ms Cheng out of Sales Committee but Freddy Khoo clarified that the Sales Committee just wanted to have a clear stand so that we could do the job without any hindrance. Paul Lim also stated his stand that he is for the en-bloc provided that the price is right. The members re-emphasized, that is exactly what committee is here for.
10. To Allen Walters query whether he is for the common interest of the SPs since he voted against, Paul Lim said that he is going to share all his expertise from his job to work for the best interest of the Committee, and confirmed that he is for en-bloc.
11. SP Ricky Yap 295 #16-06 voiced that there cannot be two camps in the Sales Committee.
12. Ms Cheng suggested that as a trained accountant she could contribute effectively even though she would resign.
13. The committee welcomed her decision to serve and encouraged her to reconsider joining the Sales Committee instead of the MC.
14. The Chairman in closing the meeting said that ample notice would be given to SPs so that they could also participate in the meetings.
15. The meeting ended at 2100hrs.
SPs PRESENT - Recorded
1.Patrick Lau 299 #04-13
2.David Sim 295 #05-04
3.Tan Hong Yee 299 #05-12
4.Katie Wong 295 #08-06
5.Phillip Mah/Christine Teo 295 #08-03
6.Steven Chan 295 #17-04
7.Ricky Yap 295 #16-06
8.David Ng 295 #11-05
Date: 13.09.2007
Monday, September 10, 2007
HELP! You are WANTED
The Sale Committee is seeking your assistance and involvement in the following:
1.Task Force for Sale Proceeds Apportionment:
1.Task Force for Sale Proceeds Apportionment:
- Mission is to proposed alternative methods of Apportionment for the Fair & Successful enbloc sale of Bedok Court
- Register your interest with Ms Cheng Ah Lain (lainkoh@hotmail.com) or Palan (hp.98716989)
2. Task Force for "Appointment of Solicitor":
- Mission is to evaluate the "Proposals from Law firms" and finalise the Collective Sale Agreement (CSA)
- Make recommendations on the terms & conditions for the appointment of solicitor and CSA
- Register your interest with Allen Walters (96177724) or Paul Lim (paulpaullim@yahoo.com.sg)
3. Task Force for "Appointment of Marketing Consultant"
- Mission is to evaluate the "Proposals from Marketing Consultants"
- Make recommendations on the terms & conditions for the appointment of Marketing Consultant
- Register your interest with Laurence Pang (laupkt@singnet.com.sg) or Walklin Russell (musclemass@hotmail.com)
4. Task Force for "Documentation & Control"
- Mission is to organise and manage minutes of meetings/documents for Strata Titles Board submission, internal audit on compliance with Land Titles (Strata) (Amendments) Act 2007
- Register your interest with Ghalid Awang (g_awang@yahoo.com.sg) or Heng Hock Heng (hp.90070072)
Date: 11/09/2007
Saturday, September 8, 2007
Sale Committee Meeting Schedule:2007
The proposed Sale Committee meeting schedule in 2007 is as follow:
- 13.08.2007 Meeting No.1
- 07.09.2007 Meeting No.2 Start 8:30 pm
- 18.09.2007 Meeting No.3, Start 8:00 pm--Change to 25.09.2007
- 16.10.2007 Meeting N0.4, Start 8:00 pm
- 20.11.2007 Meeting No.5 Start 8:00 pm
- 18.12.2007 Meeting No.6 Start 8:00 pm
Last update: 15.09.2007, 15:25 pm
Monday, September 3, 2007
Notice of BCSC Meeting No.2
Date: 3rd Sep. 2007
Notice of Meeting
Bedok Court Sale Committee Meeting No.2
Meeting date: 7th September 2007, Friday
Venue: Block 295 Function Room
Time: 8:30 pm to 9:30pm
Meeting Agenda:
1. To confirm the Minutes of Bedok Court Sale Committee Meeting No.1 held on 13th August 2007.
2. To confirm Sale Committee members contacts.
3. Future Sale Committee Meetings Schedule
4. Update on activities:
(a) Invitation to Marketing consultants,
(b) Invitation to Law firms
(c) www.bedokct.blogspot.com
5. Update on the proposed Land Titles (Strata)(Amendment) Bill No.32 / 2007, read the first time on 27th August 2007.
6. Any other matters
Last update: 05/09/2007
Notice of Meeting
Bedok Court Sale Committee Meeting No.2
Meeting date: 7th September 2007, Friday
Venue: Block 295 Function Room
Time: 8:30 pm to 9:30pm
Meeting Agenda:
1. To confirm the Minutes of Bedok Court Sale Committee Meeting No.1 held on 13th August 2007.
2. To confirm Sale Committee members contacts.
3. Future Sale Committee Meetings Schedule
4. Update on activities:
(a) Invitation to Marketing consultants,
(b) Invitation to Law firms
(c) www.bedokct.blogspot.com
5. Update on the proposed Land Titles (Strata)(Amendment) Bill No.32 / 2007, read the first time on 27th August 2007.
6. Any other matters
Last update: 05/09/2007
Notice of SBSC Meeting No.1
Date: 12th August 2007
Notice of Meeting
Bedok Court Sale Committee Meeting No.1
Meeting date: 13th August 2007, Monday
Venue: Block 295 Function Room
Time: 8:00 pm
Meeting Agenda:
1. To appoint the office bearers: Chairman, Vice-chairman, Secretary, Treasurer
2. Update Sales Committee members contacts.
3. Any other matters
Notice of Meeting
Bedok Court Sale Committee Meeting No.1
Meeting date: 13th August 2007, Monday
Venue: Block 295 Function Room
Time: 8:00 pm
Meeting Agenda:
1. To appoint the office bearers: Chairman, Vice-chairman, Secretary, Treasurer
2. Update Sales Committee members contacts.
3. Any other matters
Thursday, August 30, 2007
Sale Committee
The email address for the Sale Committee members are as follow:
- Heng Hock Heng (Chairman) heng232@pacific.net.sg
- Freddie Khoo (Vice Chairman) fstkhoo@yahoo.com.sg
- K. Tanapalan (Secretary) palan_1927@yahoo.com.sg
- Laurence Pang (Treasurer) laupkt@singnet.com.sg
- Ghalid Awang (Member) g_awang@yahoo.com.sg
- Walklin Russell (Member) musclemass@hotmail.com
- Paul Lim (Member) paulpaullim@yahoo.com.sg
- Cheng Ah Lain (Member) lainkoh@hotmail.com
- Allen Walters (Member) walters.arw@gmail.com
Last update: 05/09/2007
Bedok Court Enbloc EOGM 11 Aug.2007
Brief report on the En bloc Sale EOGM held on 11 Aug.2007 :
- 857 share value (in person + proxy) registered attendance out of the total 1315 share value in the EOGM
- 677 Share value voted (SV) for and 131 voted against motion 2.1 respectively:The Subsidiary Proprietors voted to proceed with the en bloc sale activities and to establish the En bloc Sale Committee for Bedok Court Condominium.
- The total number of Sale Committee member shall be 9.
- The EOGM elected Sale Committee members are:
- Allen Walters -Blk.295 SV.4
- Heng Hock Heng - Blk.295 SV.5
- Walklin Russell -Blk.295 SV.3
- Paul Lim -Blk.295 SV.5
- Ghalid Awang -Blk.297 SV.5
- K. Tanapalan - Blk.297 SV.5
- Freddie Khoo - Blk. 299 SV.5
- Laurence Pang -Blk.299 SV.5
- Cheng Ah Lain -Blk.299 SV.7
Last update: 05/09/2007
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