@ PPC INTERNATIONAL sx (0047 T)ePPCc arra INTERNATIONAL es Charo Surveyors, Registered Valuers & Estate Agents, Poet & Propety Managers, Development Constants No. 81 (18 Floor), Kompleks Perniagaan Sultan Abdul Hamid Sepaanunenn 40.0, Persiaran Suitan Abdul Hamid (Jalan Pegawai) See (05060 Alor Star, Kedah Darul Aman, Malaysia Dru ssaresan sauna. 08%) Tel: (608) 777 1800/1801 Fax: (608) 777 1802 Frat ar tuera eve Email: admin-kedah@ppc.com.my Website: www.ppe.commy Toe tie NEE Pl Cire: | PPCIKDH/19/V0263 Sea saw ua YourRef : 0798210010051 Bs rena UO fn Pca, ‘Asoc econ /egtee Voes Seon won saucn@ cus 22” May 2019 Stennett The Manager, AmBank (M) Berhad Level 6, Tower 2, Wisma AmFirst, Jalan Stadium SS 7/15, 47301 Petaling Jaya, Selangor PRIVATE & CONFIDENTIAL, Dear Sirs, REPORT AND VALUATION OF PAJAKAN MUKIM 8, LOT 33 SECTION 4, LOCALITY OF SUNGAI LALANG, BANDAR SUNGAI LALANG, DISTRICT OF KUALA MUDA, STATE OF KEDAH DARUL AMAN. (NO. 18, RANCANGAN RUMAH MURAH, 08100 SUNGAI LALANG, KEDAH DARUL AMAN). (BORROWER: HASAN BIN HUSIN). We refer to the above and your instruction letter. Accordingly, we have inspected the abovementioned property, conducted the necessary searches and investigated all available data relevant to the matter. We confirm the Valuation Report and its contents herein submit to you are true and genuine and have been prepared in accordance with guidelines laid down by your Bank. It is validated for your use and we accept professional liability accordingly. We hereby have the pleasure in submitting the same. Yours faithfully SrN Associate Director B. Surv. (Hons) Property Mgt, MRISM Registered Valuer (V-734) Sys Offices In Malaysia: Kuala Lumpur, Shah Alam, Penang & Alor Setar.TABLE OF CONTENTS ‘Summary of Report and Valuation 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 Terms of Reference Date of Inspection Date of Valuation Location Neighbourhood Title Particulars Description Occupancy Status Services Town Planning Basis of Valuation Method of Valuation Marketability Factor Opinion of Value Limiting Conditions Appendix A ‘a Location Plan B= Site Plan C = Floor Plan D = _ Photographs Pan \ weZo SUMMARY OF REPORT AND VALUATION Our Reference Account No. Client Borrower Purpose of Valuation Date of Valuation Address Property Type Title No./ Lot No. Land Area (sq. feet & sq. metre) Floor Area (sq. feet & sq. metre) Tenure Title Status Occupancy Status Local Authority Registered Proprietor Market Value/ Forced Sale Value Auction Purpose PPC/KDH/19/V0263. 0798210010051 ‘AmBank (M) Berhad. Hasan Bin Husin. Auction. 22" April 2019. No. 18, Rancangan Rumah Murah, 08100 Sungai Lalang, Kedah Darul Aman. An extended single storey low-cost intermediate terrace house. Pajakan Mukim 8 / Lot 33 Section 4 1,023 square feet & 95 square metres. 1,023 square feet & 95 square metres. 99-year leasehold interest expiring on 26" October 2090 (71 years remaining). Individual title. ‘Occupied. Majlis Perbandaran Sungai Petani Hasan Bin Husin (NRIC: 5750723) RM50,000.00/ RM40,000.00. we1.0 20 3.0 TERMS OF REFERENCE We refer to your instruction to ascertain the Market Value of the unexpired 99-year leasehold interest in Pajakan Mukim 8, Lot 33 Section 4, Locality of Sungai Lalang, Bandar Sungai Lalang, District of Kuala Muda, State of Kedah Darul Aman, which is hereinafter referred to as the “Property’, for AUCTION purposes. “It is pertinent to note that this Report and Valuation is prepared specifically for the above intended purpose only and should NOT be used for any other purposes without our prior written consent.” ur valuation is on the basis that vacant possession is available and the Property is free from all encumbrances. We further draw your attention to the standard Limiting Conditions attached to this report. DATE OF INSPECTION The Property was inspected by Syazatul Nadhrah binti Idrus on 22” April 2019. DATE OF VALUATION The material date of valuation is taken to be as the date of inspection, which is 22" April 2019. PPCIKDH/19/V0263 14.0 5.0 LOCATION The Property fronts onto an unnamed metalled road, within Rancangan Rumah Murah, 08100 Sungai Lalang, Kedah Darul Aman. It lies approximately 8.0 kilometres to the north of the Sungai Petani town centre. The present approach to the Property from the Sungai Petani town centre is via the Sungai Petani - Pekan Sungai Lalang main road for a distance of about 7.3 Kilometres, turning left onto an unnamed metalled road which leads to Sekolah Kebangsaan Sungai Lalang, turning left again onto another unnamed metalled road leading to Rancangan Rumah Murah (Sungai Lalang) and finally right turns onto the frontage metalled road, where the Property is sited. For easy identification, the Property is marked red in the Location and Site Plans attached herein as Appendices “A’ and “B" respectively. NEIGHBOURHOOD, Rancangan Rumah Murah (Sungai Lalang), within which the Property is sited comprises mainly single storey low-cost terrace houses. The neighbourhood is generally residential and commercial in characters. Neighbouring housing estates include Taman Sungai Lalang Fasa | & Il, Taman Desa Aman, Taman Makmur, Taman Merpati and Taman Gemilang. Prominent landmarks nearby include Sekolah Kebangsaan Sungai Lalang, Sekolah Rendah Jenis Kebangsaan Cina Chung Hwa Sungai Lalang and Petronas petrol filling station. ‘Sungai Petani town is the main administrative and commercial centre for the district. PPCIKDH/19/V0263 2“— = (( q 6.0 TITLE PARTICULARS Brief particulars of title extracted from a search of the Registered Document of Title at the Kuala Muda District Land Office in Sungai Petani on 21% May 2019 are as follows :- Title No. Pajakan Mukim 8. Lot No. Lot 33 Section 4. Locality Sungai Lalang. Town Bandar Sungai Lalang. District : Kuala Muda. State Kedah Darul Aman. Tenure : 99-year leasehold interest expiring on 26” October 2090. Land Area : 95 square metres. Annual Rent : RM45.00. Category of Land Use : “BANGUNAN" Registered Proprietor : Hasan Bin Husin (NRIC: 5750723) Express Condition 2 KEDIAMAN Tanah yang terkandung dalam hakmilik ini hendaklah digunakan sebagai tapak satu bangunan untuk kediaman sahgja Restriction-In-Interest Nil. Encumbrances : Charged to MFB Finance Berhad, vide Presentation No. 5042/1996, dated 14" September 1996. Not i ‘The above tile search has been carried out specifically for the purpose of conducting this valuation. In this context, we draw your attention to item 8 of our standard Limiting Condition ji. We advise a solicitor be appointed to verify and confirm all material facts relating to the above. PPCIKDHI19/V0263, 37.0 DESCRIPTION The Property is an extended single storey low-cost intermediate terrace house, bearing postal address No. 18, Rancangan Rumah Murah, 08100 Sungai Lalang, Kedah Darul Aman. 74 The The site is rectangular in shape with a titular land area of 95 square metres (1,023 square feet). It has a road frontage of about 6.099 metres (20 feet) and a depth of about 15.540 metres (51 feet). The land is generally flat in terrain and lies level with the frontage service road, The site boundaries are is not demarcated by any form of fencing. PPCIKDH/19/V0263 472 The Building We have not been able to conduct a detailed inspection of the building as we were refused entry at the time of inspection. Hence, we only conducted a cursory external inspection and it should therefore be clearly understood that the Market Value reported in this report and Valuation is without the benefit of a detailed internal inspection of the building. Based on our external inspection of the Property and our internal inspection of a standard neigbouring unit, we noted that the building is basically constructed of a concrete floor, reinforced concrete framework infiled with plastered brickwalls and a timber pitched roof covered with corrugated asbestos sheets. The building accommodates a car porch, living & dining, two (2) bedrooms, a kitchen, a bath and a we. ‘The doors are generally of flushed plywood. The windows are of adjustable glass louvres. At the time of our inspection, we noted that the front portion of the building has been extended to provide a larger built-up area. The estimated main floor area of the building is about 95 square metres (1,020 square feet). Externally, the building was observed to be in a fair state of decorative repair and maintenance. ‘A Floor Plan and selected Photographs of the Property are attached as Appendices and “D" respectively. PPCIKDH/19/V0263 68.0 OCCUPANCY STATUS ‘The Property is currently occupied by the owner's family. We were verbally informed by the borrower's daughter that the borrower has passed away. 9.0 SERVICES The essential public utilities such as water, electricity and telephone lines are available in the neighbourhood and connected to the Property. The Majlis Perbandaran Sungai Petani provides the usual public services to the area. Public transportation such as buses and taxis is available along the main road, 10.0 TOWN PLANNING As indicated in the title, the Property is designated for building (residential) use. PPCIKDH/19/V0263 6= sO | 11.0 114 11.2 BASIS OF VALUATION Market Val “Market Value” is the estimated amount for which an asset or an interest in a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s length transaction after proper marketing wherein the parties had acted knowledgeably, prudently and without compulsion Forced Sale Valu “Forced Sale Value” is the estimated amount that may reasonably be received from the sale of an interest in a property under mortgagee public auction circumstances, The Forced Sale Value is based on the assumption that the property will fetch lower than the market value in a mortgagee public auction due to the usual circumstanoos prevailing such as inadequate marketing period and publicity, inappropriate mode of sale, disposal under compulsion and rigid condition of sale. PPCIKDH/19/V0263 712.0 124 122 METHOD OF VALUATION ‘The Property is valued by using the Comparison Method, Comparison Method The Comparison Method entails comparing the Property with comparable properties which have been sold or being offered for sale and making adjustments for factors , market con which affect value such as location and acces: ns, size, shape and terrain of land, tenurial interest and restrictions if any, occupanoy status, built-up area, building construction, finishes and services, age and condition of building and other relevant characteristics. Sale Evidences In our analysis of sales data available, we have considered the transactions of comparable properties in the locality. In particular we have considered the following transaction 'No. 19, Lorong Jati 328, ‘A single storey 4, | Taman Bandar Baru, 08100 | 102sq.metres | low-cost oe ~ | Sungai Lalang, Kedah Darul | (1,098 sq. feet) | intermediate oo biter 04/03/2018 No, 13, Lorong Jati 506, A single storey 9, | Taman Bandar Baru, 08100 | 102sq.metres | low-cost Listes Sungai Lalang, Kedah Darul | (1,098 sq. feet) | intermediate ae ‘Aman. house No. 63, Lorong 3, Taman 120.77 sq.__| Asingle storey | pay6o,000.00 3. | Desa Aman, 08100 Sungai |, ee i suitor Lalang, Kedah Darul Aman. ae iaine 03/05/2018 PPCIKDH/19/V0263 813.0 VRS MARKETABILITY FACTOR For this valuation exercise, we are required to provide the “marketability factor”. The marketability factor for the Property is estimated to be 6.50. The marketat ty factor, based on a scale of 1 to 10, is to reflect the sale ability of the Property based on the Auction Sale Price as shown earlier in the report and which also takes into account other macro and micro factors surrounding the property under consideration. The provision of this marketability factor is meant to serve only as a helpful guide immediately before a decision to extend credit facilities is made. The marketability factor provided does not in any way result in additional professional liability being extended to AmBank (M) Berhad. PPCIKDH/19/V0263 9 eS14.0 144 14.2 OPINION OF VALUE Market Val Having regard to the foregoing, we are of the opinion that the Market Value of the unexpired 99-year leasehold interest in the Property, Pajakan Mukim 8, Lot 33 Section 4, Locality of Sungai Lalang, Bandar Sungai Lalang, District of Kuala Muda, State of Kedah Darul Aman, with vacant possession and free from all encumbrances, as at 22” April 2019, is RM50,000.00. (Ringgit Malaysia: Fifty Thousand Only). Forced Sale Value The Forced Sale Value is RM40,000.00. (Ringgit Malaysia: Forty Thousand Only). Yours faithfully PPC INTERNATIONAL SD} BHD. Associate Director B. Surv. (Hons) Property Mgt, MRISM Registered Valuer (V-734) Syz PPCIKDH/19/V0263 1010. 1" 12, 18, 14, 18, 16, a, ( q LIMITING CONDITIONS Ths valuation Report is carried out in accordance with the Manual of Valuation Standards published by the Board of Valuers, Appraisers and Estate Agents. ‘All measurements are carried out in accordance with the Uniform Method of Measurement of Buildings issued by The Royal Institution of Surveyors, Malaysia, This report is confidential to the Client or to whom it is addressed and for the specific purpose to which it refers. It may only be disclosed to other professional advisors assisting the Client in respect of that purpose, but the Client shall not disclose the report to any other person, Neither the whole, nor any part of the Valuation Report or Certificate or any reference thereto may be included in any way without our prior written approval ofthe form and context in which it may appear. We shall bear no responsibilty nor be held liable to any party in any manner whatsoever in the event of any unauthorised publication ofthe Valuation Report, whether in part or in whole. ‘The opinion of value expressed in this Report shall only be used by the addressee for the purpose stated or intended in this Report. We are not responsible for any consequences arising from the Valuation Report being relied upon by any other party whatsoever or for any information therein being quoted out context Whenever possible, a private tile search is conducted at the relevant Land Registry / Office but this is done to establish ttle Particulars relevant to valuation only. Whilst we may have inspected the title of the property as recorded in the Register Document of Title, we cannot accept any responsibilty for its legal validity or as to the accuracy and timeliness of the information extracted or obtained from the relevant Land Registry / Office. We have not conducted any land survey to ascertain the actual site boundaries. For the purpose of this valuation, we have ‘assumed that the dimensions correspond with those shown in the tile document, certified plan or any relevant agreement. While due care has been taken to note building defects in the course of inspection, no structural surveys were ‘made nor any inspection of woodwork or other parts of the structure which were covered or inaccessible were ‘made. We are therefore unable to express an opinion or advice on the condition of uninspected parts and this Report should not be taken as making any implied representation or statement on such parts. Whilst any defect or items of disrepair may be noted during the course of inspection, we are not able to give any assurance in respect of any fot, termite or pest infestation or other hidden defects. Whilst due care is taken to note the presence of any disease or infestation, we have not carried out any tests to ascertain possible latent infestation or disease affecting crops or stock. We are therefore unable to account ——] for such in our Report. Unless otherwise stated, no considerations are made in our valuation for any joint venture agreements, | developments right agreements or other similar contracts. In the case of buildings where works are in hand or have recently been completed, no allowances are made ‘or any liability already incurred, but not yet discharged, in respect of completed works, or obligations in favour of contractors, sub-contractors or any members of the professional or design team, No investigations have been carried out to determine whether or not any deleterious or hazardous materials had been used in the construction of the property (building) or had since been incorporated and we are, therefore, unable to account or report ‘on any such material in our Report. ‘We have not carried out investigation into the past and present use of either the property or any neighbouring land to establish ‘whether there has been any contamination or if there is any potential for contamination in our Report. Enquires as to the financial standing of actual or prospective lessees or tenants are not normally made unless specifically requested. Where properties are valued with the benefit of lettings, itis therefore assumed that the lessees or tenants are ‘capable of meeting their obligations under the lease or tenancy and that there are no arrears of rent or undisclosed breaches ‘of covenants and/ or warranties. Unless otherwise stated, no allowances are made in our valuation for any expense of realisation or for taxation which might arise in the event of a disposal, deemed or otherwise. We have considered the property as if free and clear of all charges, lien land all other encumbrances which be secured thereon. We also assumed the property is free of statutory notices and ‘outgoings. ‘A Valuation is current as at the valuation date only. The value assessed herein may changes significantly and unexpectedly ‘over a relatively short period (Including as a result of general market movements or factors specific tothe particular property). We do not accept labiliy for losses arising from such subsequent changes in value. ‘As Applicable2PPC aga INTERNATIONAL =" LOCATION PLAN FILE REF: PPC/KDH/19/V0263 co aaAAT Hat eae AIG GlRRRAR Gar} HHT APPENDIX “B” :Be By = = S = = coc S & = ne 0 O OINTERNATIONAL es General view of the Property (Indicated by the red arrow) Front view of the Property PHOTOGRAPH PeeweeINTERNATIONAL Klinik Desa Sungai Lalang Pondok Polis Sungai Lalang Sekolah Jenis Kebangsaan Cina Sekolah Rendah Kebangsaan Sungai Chong Hwa Lalang APPENDIX “D” PHOTOGRAPH FILE REF: PPC/KDH/19/V0263 CHECKED BY: >CATATAN CARIAN PERSENDIRIAN HAKMILIK DAN MAKLUMAT TIDAK BERKUATKUASA Jenis dan No, Hakmilik : PM Nombor Lot Lot 33 SEK 4 Bandar/Pekan/Mukim : BANDAR SUNGAILALANG ——Tempat SUNGAT LALANG. Keluasan 95 Meter Persegi Daerah KUALA MUDA | Nombor Syit Piawai — : 13D Nombor Pelan Akai: 62836 ‘Taraf Pegangan Pajakan 99 talvun ‘Tarik Luput Pajakan: 26 Oktober 2090 (Selaa-tamanya atau Pajatan) (lika Berkenaan) ‘Tarikh Daftar 5 30 Jun 2005 Cokai Tanah RM45.00 Kawasan Rizab Tiada (lta Bertenaan) Kategori Kegunaan Tanalt Bangunan Syarat Nyata : KEDIAMAN ‘Tanah yang terkandung dalam hakmilik ini hendaklah digunakan sebagai tapak satu bangunan untuk kediaman sahaja. Sekatan Kepentingan Rekod Ketuanpunyaan: HASAN BIN HUSIN , No. Kad pengenalan : $750723 Warganegara Malaysia , 1/1 bahagian Rekod urusan dan endosan lain: ‘Nombor Perserahan : F26735/1998 Pengisytiharan Tanah Bandar idaftarkan pada 31 Mac 1994. jam 10:00:00 pagi Nombor Perserahan : $042/1996 Jil, 301 Fol. 44 Gadaian menjamin wang pokok oleh HASAN BIN HUSIN, ,No. kp : 5750723 ,1/1 bahagian kepada MBF FINANCE BERHAD didaftarkan pada 14 September 1996 jam 10:10:00 pagi Nombor Perserahan : 4951/2015 Pindaan Cukai Tanah didaftarkan pada 7 September 2015 jam 07:06:58 petang ‘Urusan-urusan dalam Perserahan yang belum didaftarkan = Tiada Hakmiik + 020S4sPMo0000008 Mukasurat =: 1 (21 Terith = 21/08/2019Urusan-urusan dalam Perserahan yang digantung : Endosan-endosan yang terdahulu yang tidak berkuatkuasa lagi: Tiada Hakmilik yang terdabulu : (ik hakrmi: samburgan) Tarikh mula diberimilik + 27 Oktober 1991 Hakmilik Asal (Tetap atau Sementara) : MUKIM SUNGAI PETANI HSM 587/91 Hakmilik Terdabulu daripada ini MUKIM SUNGAI PETANI PM 48 Perkara lain yang melibatkan hakmilik = ‘Cukai tanah dipinda dari RM 60 kepada RM 45 ‘menurut Seksyen 101 Kanun Tanah Negara mulai day 1 Januari 2016. (No Warta. MMK No.6(F)230/2015 bertarikh 29 Julai 2015.) Dikeluarkan pada: 11:50:52 pagi Tarikh 1 21 Mei 2019 Bayaran dijelaskan : RM 50.00 Nombor Resit + 20190521DYO10 Hiakmilik + 02086sPN400000008 Mulasuat 2027 Tarikh © 21/08/2019MAJLIS PERBANDARAN SUNGAI PETANI ‘Menara MPSPK, Jalan Patani, 08000 Sungai Petani, Kedah Tel : 04-4296666 samb 6612,6615 Faks : 04-4296655, HASAN BIN HUSIN http : //www.mpspk.gov.my NOAKAUN : — 105101/000000018 18 RANCANGAN RUMAH MURAH TARIKH 23/04/2019 08100 SG LALANG TEMPOH Jan- Disember 2019 (08100 BEDONG, KEDAH KEDAH DARUL AMAN ALAMAT HARTA BUTIR-BUTIR BAYARAN Cokei Pintu Semasa RM 72.00 18 RANCANGAN RUMAH MURAH Tunggekan Cukai Pinty RM 1,296.00 BURN SCEACANG. FiBorang & RM 68.00 08100 BEDONG KEDAH DARUL AMAN JUMLAH BESAR Ru 1,436.00 PLOT REtedte , KETERANGAN PEMAKLUMAN KADAR ee BAYARAN JUGABOLEH OIBUAT MELALULAJEN.AJEN NILATTAHUNAN 900.00 'BAYARAN YANG DLANTIK SEPERTI BERIKUT TTAKSIRAN TAHUNAN 72.00 Jom Nj ‘JomPAY online di Perbankan internet dan Telefon Mudah ‘lh dengan akaun semasa, simpanan atau kad kredit BANKGSLAM [ERG] KAUNTER “icra KIOSK BAYARAN 30 pg-8.30 mim bs coxa Ee : 24.JAM OPERAS| KAUNTER PANDU LALU : MENERIMA BIL TERKINI SAHAJA DAFTAR SEGERA DI “c Taksiran” UNTUK MENYEMAK (CUKANTAKSIRAN SERTA MENDAPATKAN BL TANPA PERLU KE PEIABAT LAVARI wwwmpsplegovimy YaNe pibeerua _MAJLIS PERBANDARAN SUNGAI PETANI TKEDAR DARULAMAN x MAJLIS PERBANDARAN SUNGAI PETANI MAKLUMAT PEMILIK HARTA BUTIR-BUTIR NOAKAUN = Soup arr 6VALUATION REPORT CHEKLIST FOR RETAIL BANKING - AMBANK (Must be filled and attached in the Valuation Report) No items Please : tick (v)_| 1 Instruction | Inspection / Valuation Date provided. va } 2___| Registered valuer signature s ve 2 FMV /FSV/FIV provided : ne aie 4 | Property address (with Posicode) _ | 5 Internal inspection conducted. | (Clearance request from CMU had been obtained and the justification is provided in | the Valuation Report for external inspection) ! 6 Renovation/Extension details and photo provided in the valuation report. _ 7 | Comparables details such as address, area, transaction date, and price provided 8 Comparable sales used not more than 2 years from of valuation. (To provide justfication, if any). a 9 For residential properties, the comparable sales must be within the same scheme. (To provide justification on the selection and the distance between comparables sales and the i subject property if the comparable sales within different scheme). 10 Comparables variance with the FMV is within 15%. v (To provide justification if the variance exceeded), I 11___| Critical issues and negative findings highlighted (if any). i 42__| Title search conducted. ee | - 13__| Title abnormalities highlighted (any). 44 Title details as per title search findings provided jv Be 45 | Tenure and expiry date (if any) of master title provided at Ele i 46 ___| Photo of the property enclosed, = vy 17__| External / Internal photo enclosed. = wana 18___| Block view photo enclosed (es) [19 [MF template enclosed wt 20 | MF template according to property type [ 21___| MF scores with 2 decimal points i _ Vieweereal| 22 | Limiting Condition enciosed [esstbeeste Name: Cpoastal Nadtorals Lint ebewg Date: 92/sfacin Veluaton Refereno No PRE/| row /' 14/ vores,