Phase Two will noty be ready by March

Hi Photos soon, but I have been in the office today and there is a slight delay in completion of phase two. Now expected to be April or May. This, apparently, is due to the occupation licence having not yet been issued or something. I think it's because there is still a lot to do. There is much progress since I was here last in November, but looking at the site today, I was not surprised to hear that there is a slight delay. There was a lot of work going on today, but parts of the phase are not ready at all. More when I have it.

Hi Dave. My original understanding was that the build would be completed end of March and that it would then take maybe 6-12  weeks to get the occupation licence. Hence contractual completion would be around June. Did I get the wrong end of the stick? I know that some developers apply early for the licence, in anticipation of build completion and perhaps this is what MENA did. Are they now anticipating contractual completion (subject to snagging) in April/May? 

Very good question Plexx, and one that no one seems to be able to answer. Good progress today, the bridges over the pool appeared as if by magic during the day! They weren't there this morning but they are now! This is what I think. I think there is too much work to be done to be finished by March, but it really won't be much longer than that. I was in the office again today, poor Maja must be sick of me. I specifically asked her 'Does completion mean that all is finished and the licence is granted, or that the licence will then be applied for', and she simply doesn't know, because they don't tell her much! She's very nice and tollerates pushy buyers like me, but she's there to sell and can't answer many of our questions as she doesn't know. I think they are in the process of applying for the licence, but the licence can not be issued as the site is not finished. My understanding is that it takes 6-8 weeks to get the licence, ours is from Ojen not Marbella, but I don't think the site has to be 100% complete before the process can start. My best guess, and it's just a guess, is that the site is likely to be finshed by end of April, I'd be surprised if it's longer than that, with occupation likely in May, perhaps June, but there doesn't seem to be any reason why it will be longer than that. Don't hold me to that!

Hi Plexx. Talked to your neighbours today, nice people. I know a little more now, having spoken to a mortgage broker, about this licence buisness, I'll try to post a little more about that in a few days. I've been here 4 days now and progress is excellent. Lots of things that I saw on Monday that needed doing, have been done. The bridges are in on the two pools that have them. Today the outside lighting on the public areas is going in, as are the outdoor seating. The vast majority of apartments apparently are almost complete inside, except for mirrors, but there are pallets of mirrors all over the place ready to go in though! It's looking good.

Thanks Dave. You seem to be enjoying yourself!

I was, but not anymore as I'm now back in England! Photos: www.elsotodemarbella.co.uk/progress

I spoke to a mortgage broker this week, and this is what he told me. The developer can apply for the Licence of Single Occupancy, that's what he called it, before the development is finished. It will be inspected and providing it is structurally sound and has been built as per the plans that where originally submitted, then the first occupancy licence will be granted. It's anyone's guess how long that will take, 6-8 weeks is a common guess. At that point the developer can ask us to complete and hand over our money. The developer then has to finish the phase exactly as the original plans, right down to the correct number of trees, poolside seating etc. Then a second licence is issued, I don't know what that one is called. Only when that has been issued can you get your electricity and water connected and order your telephone line, broadband, etc. This is why you hear so many stories of people still being on 'Builders electric'. The first occupancy licence is issued, they have your money and aren't really in a hurry to finish the job. Obviously you get free electricity and water, but they can switch that off at any time! So I imagine, but don't know for sure, that Mena have applied for the first licence, if so I don't see why we have to wait until April or May. I said earlier in the week that I thought there was still too much to be done for the site to be complete by March. Having seen the speed of progress this week, I'm sure it will be finished by the end of March or perhaps during April. Perhaps that's what they are now aiming for.

This message was last edited by daveporter on 1/20/2007.

Well Dave, the problem is - as some of us know - that in some important aspects, the development has not been built exactly as per the original plans that are lodged at the Ojen town hall.

I know what you mean Plexx, but my understanding is that the changes that you asked for, and which were agreed by the developer, HAVE been submitted to the Town Hall and are therefore in the plan that is current at the Town Hall now. So there should be no problem as a result.

Hi Dave, I'd be interested to know from where you got that understanding.  I have a report from a Spanish architect, completed less than two months ago, that my lawyer confirms states otherwise. i.e that the change to which I object is not on the plans at the town hall. Any info most welcome. Cheers.

i am looking at purchasing a property on this development and I have been told by the promotors that all licences etc. are in place for phase 2 obviously not the occupancy licence yet as they have not completed. However I have read a few disturbing reports on this forum saying they are having problems with Mena! Can anyone enlighten me on this?

I look forward to your response.

Jay, Don't be put off. This looks like a good build in a lovely setting. Phase 2a was late because the builders were changed and that was the cause of complaint for some buyers. Phase 2b is on time. In effect all phase two will be delivered together. Also, some of us have had some 'surprises' concerning changes to the plans we saw when we purchased some time ago, but this will not happen to you. Coming in at this very late stage in the development, you will see exactly what you are getting - and it appears that like many others, you like it. In my opinion, the environment at El Soto takes some beating.

Hi Plexx. Your information is obviously more up to date than mine. But I was told, by your neighbour, that the changes to the patio doors in the lounge were made some time ago and the plans to include the changes were submitted to Ojen then. Therefore what has been built on the site agrees with the plans. I find it difficult to believe that they have made changes and NOT submitted revised plans otherwise that would hold up the licence. I'm just talking about the patio doors, I don't know about any other changes to your apartment.

Hi Jay, I agree with what Plexx says. I'm buying a 2 bed apartment. I have stayed in quite a few elsewhere, and I can tell you that the size of these 2 bed apartments, the standard of finish, and the level of included equipment, microwave, electric shutters etc., is much higher than many other I have seen. That and four pools, a nice clubhouse and great views. What more could you want?

Dave, you think the buildings will be complete by end of March.  Mena's secretary told us they would notify owners 2 months before completion so those who wish to can arrange a mortgage.  We have no news from them and Mena has not answered our lawyer's request for info.  Therefore I suspect they will NOT be complete by end March or that the License of First Occupancy will not be ready.

On a different topic, what is the general situation of TV stations?  The buildings do not seem to have satellite dishes.  How can one obtain Sky TV without a satellite dish on the roof?  I assume that Spanish cable TV does not carry English channels.

Satellite UK TV is not provided by MENA as it is not a requirement and technically is illegal here. Spanish TV is a requirement and should be provided. If you wish to avoid the pitfalls experienced in phase 1, UK owners should organise through the Community to have a SKY dish fitted to each building in the designated area only. Each owner can then be connected for a one-off fee. Some phase 1 owners ignored the Horizontal Property Act by installing their own dishes, these then had to be removed and the communal satellite used instead. To avoid any misunderstandings and bad practice only one company is allowed to install satellite dishes in phase 1. Ducting was already present in phase 1 through which the cables could be drawn whereas some owners had cables attached to the outside of the building - these have nearly all now been removed and the rest should be removed in due course. Some less scrupulous operations even disconnected the Spanish TV and used the cable for the SKY connection. Hope this helps!

We have recently returned from El Soto and can tell you that they have started to errect satelite dishes on phase 2.  We have also been speaking to someone who is hoping to complete the first week in March.

I am not a purchaser of a phase 2 apartment but if phase 2 is following the same pattern as phase 1 then the dishes provided are for Spanish TV (Digital Plus), are too small for SKY and are pointing in the wrong direction.

Hi Icaru. I think there could be a difference between when the building work is complete, and when the first licence is issued. I think it may well be possible for them to have finished building work by the end of March. All of the cranes are now gone and much of the site has been cleared of building rubbish etc. There is not much left to do. But, like you, I have heard nothing from my lawyers and the office are talking about April or May for completion, so that is likely I think. All of the blocks on Phase two already have satellite dishes, I've seen them, but I don't know which satellite they are pointing at! I would certainly prefer there to be just one dish on the roof.

Hi,

We were out at El Soto the first week of January, we managed to actually get into out apartment for a look around with someone from the office (apparently this isquite rare because they are very worried about health and safety!)  Our apartment looked pretty complete - last few fixtures and fittings were going in - terraces were complete and even had the plastc boxes in ready for planting.    The office was still suggesting early March for completion although like everyone else we have no definite dates.  Our spanishlawyer has told us that the certificate from the architecht would arrive late January or early February.  After this the certificate of fitness for inhabitation will be issued by the townhall and a date then provided for completion.  Hopefully this wont be too delayed!!

 

Chris and Caroline