STRATA TITLE (AMENDMENTS) ACT 2007

STRATA TITLE APPLICATION

OCT08Q3(a) The strata title application can be done voluntarily by the land owner or through

mandatory obligation enforced by the authority. What do you understand by this

statement? 4M

Section 7 STA 1985

Proprietor of alienated land may apply for subdivision of building and land

1. The proprietor of alienated land which has building of two or more storeys which being held under

Final Title or Qualified Title may apply for subdivision of the building and the land parcels.

2. For the land which being held under Qualified Title must duly surveyed and the certified plan has

been approved by the Director of Survey.

3. For the purpose of subdivision of building, the building must have certificate of completion and

compliance.

Section 8 STA 1985 (Amendment 2007)

Compulsory for the Proprietor to apply for subdivision of land and building

1. The proprietor of the completed building which has sold or agreed to sell any parcel of the building

shall apply for subdivision building.

2. The application of subdivision of building must take place within 6 months after the sell agreement.

STA AMENDMENTS

Land Parcel

OCT09Q4(a) Under the Strata Titles (Amendments) Act 2007, the term "land parcels" has been

introduced. Explain further on your understanding of these "land parcels". 4M

1. Pindaan bermaksud untuk membenarkan tanah dipecahbahagikan kepada petak tanah

2. Pindaan bermaksud untuk membenarkan tanah bersama bangunan boleh dipecahbahagikan

kepada petak tanah

3. Pindaan bermaksud untuk menggantikan takrif tertentu dengan takrif baru:

Pelan tandaan ertinya pelan yang menunjukkan tandaan petak tanah

Petak tanah ertinya suatu unit yang terkandung di dalam tanah yang telah dipecahbahagikan

beserta diatasnya bangunan tidak melebihi 4 tingkat yang dipegang dibawah suatu hakmilik

Strata.

Special Building

OCT09Q4(c) Another amendment introduced is on "Special Building". What do you understand by

this term "Special Building"? 4M

1. Any building occupied before June 1996

2. Any building which could not make a strata title

application because:

doesn’t has Certificate of Fitness for

Occupation (CFO)

building plan was destroyed or lost

Provisional Blocks

1. allow the provisional block to be build on a land or

a building

2. allow for a phased development like podium or

building tower

Original building plan missing

APR07Q6(b) What are the actions to be taken when the original building plan is not available

(missing) before the strata title application can be submitted? 5M

1. In the amendment of STA 2007 this case is fall in the category of Special Building which the

application of the strata title could be made because of the building plan is lost or destroyed.

2. The amendment allowed with the absence of the original building plan, the as – built plan can be

used for the submission of strata title application.

3. The as – built plan must be prepared from as – built survey after the completion of the building and

get the approval from planning authority

4. The as – built survey must be done accordance to the survey regulation and must be certified by a

Licensed Land Surveyor

TERM

OCT08Q3(b) Saudari Atiqah has just browsed through the Strata Title Act 1985 and she came across

some new words, among others parcel, land parcel, accessory parcel and common

property. She approaches you for explanation. Please explain to her the meaning of

these words and state some examples. 8M

APR09Q1(a) Briefly define the following terms in strata title survey:- 10M

i) Parcel

ii) Accessory Parcel

iii) Provisional Blocks

iv) Common Properties

Parcel

Means one of the individual units comprised in the subdivided building and being held under separate title

And means one of the individual units of land parcel in relation to subdivided land.

Accessory Parcel

Means any parcel which is used in conjunction with a main parcel and shown in Strata Plan as Accessory

Parcel

Common Property

Means a unit that not comprised with any parcel or accessory parcel or provisional blocks which shown in

an approved strata Plan. E.g. stairs, corridors

Provisional Blocks

1. Applying for a separate Provisional Strata Title;

Means a block of proposed building in a proposed strata plan which to be erected on a land or

building

2. Registration of Provisional Strata Title;

Means a block shown in an approved strata plan

3. Book of Strata Register;

Means a block shown therein for which a provisional strata title has been registered

Land Parcel

Means a unit of land comprised in subdivided land which has a completed building not more than 4

storeys which being held under a Strata Title.

LAND PARCEL

Delineation Plan

OCT09Q4(b) As a result of the introduction of "land parcels", a delineation plan has to be prepared.

What are the items/data to be shown in this delineation plan? 6M

Pelan Tandaan

Setiap pelan tandaan hendaklah mengandungi:

1. Pelan Tapakbina – Menunjukkan sempadan lot dan kedudukan bangunan betul didalamnya.

2. Pelan Petak Tanah – Menunjukkan sempadan petak tanah dengan bearing dan jarak, keluasan

petak tanah dan ikatan petak tanah ke sempadan lot.

3. Pelan Petak Aksesori di luar bangunan

4. Sijil Perakuan Jurukur Tanah Berlesen

Pelan Tapakbina – Perakuan bahawa bangunan, petak tanah dan blok sementara adalah terletak

sepenuhnya dalam sempadan lot.

Pelan Petak Tanah & Petak Aksesori – Perakuan bahawa telah membuat perbandingan pelan

petak tanah dan aksesori adalah sama dengan pelan bangunan asal yang disediakan oleh arkitek

atau jurutera professional.

Land Parcel Plan

APR09Q3(b) The recent Strata Title (Amendment) Act 2007 allows land to be subdivided into "land

parcels", each of which is to be held under a strata title or as an accessory parcel. Based

on Director General of Survey and Mapping Malaysia Circular No. 3/2007,

i) Explain the procedure to survey the boundaries of this land parcel, 10M

ii) What must be shown on the land parcel plan? 4M

OCT07Q5(b) In the recent Strata Title (Amendment) Act 2007 allows land to be subdivided into "land

parcels", each of which is to be held under a strata title or as an accessory parcel. Based

on Director General of Survey and Mapping Malaysia Circular No. 3/2007,

i) Explain the procedure to survey the boundaries of this land parcel. 10M

ii) What must be shown on the land parcel plan? 4M

Prosedur untuk Mengukur Sempadan Petak Tanah

1. Sempadan petak tanah wujud setelah arkitek mengesahkan bahawa bangunan yang dibina

mengikut Pelan Bangunan yang diluluskan oleh pihak berkuasa.

2. Bangunan hendaklah disahkan berada sepenuhnya di dalam petak tanah oleh Jurukur Tanah

Berlesen.

3. Sempadan lot hendaklah diukur semula mengikut peraturan ukur

4. Sempadan petak tanah hendaklah ditanda dan diukur mengikut peraturan ukur

5. Sempadan petak tanah bagi bangunan berkembar atau teres hendaklah diukur berdasarkan Party

Wall Survey.

6. Tanda sempadan yang digunakan hendaklah seperti yang diluluskan oleh JUPEM

7. Keluasan petak tanah hendaklah ditunjukkan dalam meter persegi yang hampir.

8. Semua pengiraan keluasan petak tanah hendaklah dalam format Jilid Kiraan dan perlu dimajukan

kepada JUPEM

Pelan Petak Tanah

Setiap pelan petak tanah hendaklah dilukis mengikut skala dan mengandungi:

1. Tajuk

2. Skala

3. Arah Utara

4. Tanda sempadan petak tanah

5. Sempadan petak tanah dengan bearing dan jarak

6. Ikatan Bearing dan Jarak dari sempadan lot ke petak tanah

7. Nombor petak tanah

8. Keluasan petak tanah

9. Offset ke bangunan pada petak tanah

RIGHT OF THE PARCEL OWNER

OCT09Q4(d) The proposed allocation of share units in a strata scheme shall be equitable as it will

determine certain rights of each parcel owner. Discuss. 6M

Right of the Parcel Owner

1. Right in the relation to parcel same as right in relation to land in NLC

2. Right to use the common property and accessory parcel

3. Right of support – right to subjacent and lateral support by the common property

4. Right of service – right to the passage of water, sewage, drainage, gas, electricity, garbage and

artificially cooled or heated air

5. Right to place pipes, wires, cables and ducts to the parcel.

6. Right of replacing, renewing or restoring shelter

PERMANENT CONSTRUCTION FEATURE

APR09Q3(a) What are the "characteristics of permanent feature" in determining the limit of parcel

boundary in strata title survey as outline in Director General of Survey and Mapping

Malaysia Circular No. 3/2006? 6M

OCT07Q5(a) What are the "characteristic of permanent feature" in determining the limit of parcel

boundary in strata title survey as outline in Director General of Survey and Mapping

Malaysia Circular No. 3/2006? 6M

APR07Q6(a) What are the definitions of "permanent construction features" which are used to

determine the boundaries of strata parcel as stated in the Pekeliling Ketua Pengarah

Ukur? 5M

Ciri – Ciri Binaan Kekal

1. Meliputi semua jenis binaan yang tahan lama dan layak untuk dijadikan rujukan had sempadan

petak.

2. Contoh, metal strip yang ditanam pada lantai, pelantar bunga, ruang letak penghawa dingin, ruang

hadapan pintu utama dan langkan.

3. Ditunjukkan dengan jelas dalam pelan bangunan yang diluluskan oleh pihak berkuasa.

4. Layak dijadikan sebahagian daripada petak

5. Dinyatakan dengan jelas dalam perjanjian jual – beli dan dipersetujui antara pemaju dan pembeli

Non-Compliances

OCT08Q3(c) One of the main reasons for the delay in approving the strata title application is the

applicant's non-compliance to the specified conditions imposed by the authority on land,

building and parcel. List out these non-compliances. 8M

1. The building block has encroached over its land boundary.

2. The proposed strata plan differs from the approved building plan.

3. The air space permit is not submitted although there are balconies which project over a road

reserve.

4. The parcels have no adequate means of access.

5. The area of parcels is bigger than the area stated in the Sale and Purchase Agreement.

Mistakes in Strata Title

APR07Q6(c) State ten (10) typical mistakes which are identified when JUPEM staff checks the strata

title application in office and site. 10M

Application

1. The developer make a late payment of fees;

- Fees of survey

- Fees of Application of Strata Title

- Fees of Preparation and Registration of Strata Title

2. The application does not obtain the consent of the majority proprietors entitled to the land

3. Agreement of purchase between the developer and the parcel owner are not submitted –

importance to determine the exact parcel area if there were differences of area in the building plan

and the strata plan

Building

4. The building situated not wholly within the boundaries of lot

5. The erection of the building has encroached to the State Land or Reserved Land

6. The awning, balcony, and eave has projected over the road reserve does not obtain a permit

7. The building doesn’t obtained the certificate of completion and compliance

8. The building has been built not accordance the building plan and specification

Parcel unit

9. The area of parcel are not equitable accordance the plan

10. The parcel access and internal communication has passing through another parcel

11. The accessory parcel shown in the plan are not clearly relate to which parcel

12. The subdivided land still has outstanding revenue

13. The proposed strata plan is different with the approved building

APR07Q7 In administering the strata title survey, JUPEM is bound to a specific time frame fixed by

the Land Authority which is 55 days (phase 1) and 80 days (phase 2). Nevertheless, the

process always takes a much longer time which has caused JUPEM to be held

responsible for the delay.

Explain the appropriate actions to be taken by JUPEM in relation to the following cases

by referring to the Surat Pekeliling Ketua Pengarah Ukur Bil. 3/2003: 20M

a) The building block has encroached over its land boundary.

b) The proposed strata plan differs from the approved building plan.

c) The air space permit is not submitted although there are balconies which project

over a road reserve.

d) The parcels have no adequate means of access.

e) The area of parcels is bigger than the area stated in the Sale and Purchase

Agreement.