Categories意见

土地转卖失拥有权 买家有责

2022年06月13日

林国强律师
林国强律师事务所资深合伙人

 

先付款买下一块地但被转售?
有可能要不回来…

如果买家已全额支付所购买产业的价格,但该产业并未登记在其名下,卖方可否将该物业出售给另一位买家?

案情

(1) 起诉人指他于1987年向一名叫桑康阿都沙曼的人购买一块土地,并全额支付了收购价。

(2) 起诉人(简称为“第一买家”)宣称,他在与桑康阿都沙曼签订协议后,获得后者的授权书中,授权接管该土地。

(3) 起诉人过后接手有关土地,并在土地上进行耕作。过后,原告于1996年搬离沙巴斗湖,将该土地交给其代理人打理,而后者在该土地上盖了一间房屋,并住到现在。

(4) 桑康阿都沙曼去世后,起诉人得知第二答辩人即桑康的儿子已继承和接管该土地。

(5) 根据志期2018年8月14日的买卖合约,第二答辩人作为土地的注册地主,以40万令吉的价格将其出售给第三答辩人(“后续买家”)。起诉人称,由于桑康阿都沙曼生前已将该土地卖给他,因此第二被告无权转让该土地。

(6) 起诉人在入禀法庭的索偿申请中,寻求履行他与桑康阿都沙曼当初签署的协议,并将土地转让和登记在其名下。

(7) 另一方面,后续买家宣称本身是一名真诚的买家,并已支付买价,且不知道第一买家与桑康阿都沙曼之间的交易。

本案的核心问题,在于起诉人作为第一买家,还是第三答辩人即后续买家,对该土地有更好的拥有权。

法庭判决

(8) 法庭认为后续买家是真诚买家,并已支付买价,且对第一买家与桑康阿都沙曼之间的交易不知情。

(9) 后续买家已与该土地的注册地主即第二答辩人进行交易。

(10) 第二答辩人于2016年9月1日成为该土地的唯一注册地主,而他过后于2018年8月14日签署转售土地给第三答辩人,两者之前间隔将近2年的时间,但第一买家并未在这期间提出任何索赔的证据。

(11) 正如印花税所示,后续买家所支付的40万令吉收购价,是依据市价。该土地转售交易经过正当的程序进行,包括提交农业局要求的各项必要报告,以及遵守土地与测量局针对地契条款的条规。因此可以说,后续买家是一名真诚的买家,并已支付收购价,且不知道第一买家与桑康之间的交易。

(12) 由于第一买家的行为极其怠慢,导致后续买家相信并据此假设,第二答辩人是真正的地主。

(13) 第一买家身为一名买家,却没有在有关土地的地契于2014年2月2日以桑康名义发出后,申请产业冻结令。即使在他得知第二答辩人声称该土地是桑康遗产的一部分后,他也明显地忽视或未能就该土地提出产业冻结令,以警惕潜在买家。

(14) 何况,第一买家本可依据桑康给予的授权书行使他的权力,以索取地契并执行土地转让。他本可继续根据授权书,将土地转让给他自己或他的提名人。然而,他在发现第二答辩人有意索取该土地后,很长一段时间都没有这样做,直到该土地于2018年被转让,并登记在后续买家的名下才来采取行动,但为时已晚。

(15) 法庭裁定后续买家对该土地拥有更好的拥有权。后续买家是该土地的合法注册地主。

(16) 第二答辩人须向第一买家支付40万令吉的赔偿金。

结语

(17) 作为一名谨慎的买家,在进行买卖交易后应提交产业冻结令,这将向其他人发出明确信息,表明该物业有未完成的交易。

(18) 买家不应怠慢,应采取措施办理产业转让登记。

 

Categories趋势

森土地交易手续费暂不涨!

2021年07月6日

森州宣布暂时不调涨土地交易手续费。

该州原本在4月时宣布提高土地交易手续费,除了市价超过5万令吉的森州土地转让转名注册费调涨一倍,房产冻结令也从原本的90令吉调高到330令吉,解冻也从原有的60令吉涨到330令吉。

不过,森州秘书拿督拉扎里在面簿上宣布,这项原订于7月1日执行的措施,因疫情关系延后,直到疫情缓和。

吕海庭

森州中华总商会会长拿督吕海庭发文支持这项决定:“希望政府在此疫情危机时期,打造利商环境,加速经济复苏的步伐。“

他说,各类土地交易的手续费若调高,会增加人民负担和经商成本。

吴健南

马华公民社会运动局主任吴健南,则发文告呼吁州政府重新检讨或完全撤回涨价,因为涨幅比雪隆区高出150倍。

他认为暂缓涨价只是缓兵之计且缺乏诚意,没承诺会重新检讨有关过份和不合理涨幅。

他指出,州政府近年来已拥有超过10亿令吉储备金,应雪中送炭折扣地税、门牌税、停车费或水费,包括完全撤回或检讨不合理和过于夸张的土地交易费用调涨。

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    This site is available “as is” and “as available” basis. We do not warrant that this service will be uninterrupted or error-free. There may be delays, omissions, interruptions and inaccuracies in the news, information or other materials available through this web site. We are not responsible for the availability or content of other services that may be linked to this web site. We do not make any warranties, express or implied, including without limitation, those of merchant quality and fitness for a particular purpose, with respect to this web site or any information or services that are available or advertised or sold through this web site. We do not make any representations, nor do we endorse the accuracy, completeness, timeliness or reliability of any advice, opinion, statement or other material or database displayed, uploaded or distributed in this web site or available through links in this web site. We reserve the right to correct any errors or omissions in this web site. Although we intend to take reasonable steps to prevent the introduction of viruses, worms, “Trojan horses” or other destructive materials to this web site, we do not guarantee or warrant that the materials that may be downloaded from this web site do not contain such destructive features. We are not liable for any damages or harm attributable to such features. If you rely on this information and any materials available through this web site, you do so solely at your own risk. Without derogation of the above and/or terms and conditions of the applicable agreements governing all the information and services of the web site, reasonable measures shall be taken by property.eNanyang.my to ensure the accuracy and validity of all information relating to transactions of products and services of related web site.

    property.eNanyang.my shall not be liable for any loss or damages howsoever arising whether in contract, tort, negligence, strict liability or any other basis, including without limitation any damages, loss or expense, direct, indirect, special, or consequential damage, punitive damages or economic loss arising from or in connection with: (1) any access, use or the inability to access or use this website, or reliance on the materials and/or any information in this web site; (2) any system, server or connection failure, error, omission, interruption, delay in transmission, or computer virus; and (3) any use of or access to any other sites linked to this web site. Any hyperlinks to any other websites are not an endorsement or verification of such web sites and such web sites should only be accessed at the user’s own risks. This exclusion clause shall take effect to the fullest extent permitted by law.

    Links from or to the web sites outside of property.eNanyang.my are meant for convenience only. This web site does not investigate, verify, monitor, or endorse the content, accuracy, opinions expressed and other links (if any) provided by such resources as such linked web sites are owned and operated by third parties and are not under the control of property.eNanyang.my. Therefore, we shall not be responsible and makes no warranties in respect of the contents of those web sites, the third parties named therein or their products and services. Furthermore, the links provided in this web site to other shall not be considered an endorsement or verification or approval of such linked web sites of the contents therein. Linking to any other site is at your sole risk and property.eNanyang.my will not be responsible or liable for any damages in connection with linking. It is advisable for you to read the privacy policy statements any web sites which are linked to this web site.

    You will on demand indemnify and keep indemnified property.eNanyang.my from all liabilities, claims, losses and expenses, including any legal fees that may be incurred by property.eNanyang.my in connection with or arising from (1) your use or misuse of this web site and the services provided herein, or (2) your breach of these terms and conditions howsoever occasioned, or (3) any intellectual property right or proprietary right infringement claim made by a third party against property.eNanyang.my in connection with your use of this web site.


    property.eNanyang.my reserves the right to terminate and/or suspend your access and/or your use of this web site at any time, for any reason. In particular, and without limitation, we may terminate and/or suspend your access should you violate any of these terms and conditions, or violate the rights of property.eNanyang.my of any other user or any third party.

    The failure of property.eNanyang.my to exercise or enforce any right or provision of these terms and conditions shall not constitute a waiver of such right or provision. If any part of these terms and conditions is determined to be invalid or unenforceable pursuant to applicable law, then the invalid and unenforceable provision will be deemed superseded by a valid, enforceable provision that most clearly matches the intent of the original provision and the remainder of the other provisions of the terms and conditions shall continue in full force and effect. All rights not expressly granted herein are reserved.

    These terms and conditions are governed by and are to be construed in accordance with the laws of Malaysia. By accessing this web site and/or using the services provided herein by property.eNanyang.my, you hereby agree to submit to the non-exclusive jurisdiction of the Malaysian courts in Kuala Lumpur, Malaysia in all disputes arising out of or relating to the use of this web site.

    私隐政策声明

      You agree that Nanyang Press Holdings Berhad and its subsidiaries (“Nanyang Group”) may process, use, disclose and/or retain your personal information in accordance with our Privacy Policy as long as necessary for the fulfillment of the Purposes stated herein.

      In order for us to provide our products and/or services to you in the most efficient and effective manner, we need to collect relevant personal information from you. The personal information collected by us may include, but not limited to, the followings: –

      • Name;
      • Address;
      • Phone Number;
      • Fax Number;
      • Date of Birth;
      • Email Address;
      • Gender;
      • Bank Information;
      • Identity Card Number; or
      • Credit Card Information

      Personal Information that you provide to us will be Processed (as defined in PDPA 2010) for the following purposes: –

      • to process your application and/or request for our products and/or services;
      • to complete transactions with you, manage and verify your membership of our customer loyalty scheme where applicable;
      • to provide you with the products and/or services you have requested or subscribed;
      • to understand and analyse our sales, your needs and preferences;
      • to develop, enhance, market and provide products and services to meet your needs;
      • to conduct marketing activities;
      • to direct market to you;
      • to determine how we can improve our services to you;
      • to process exchanges or product returns;
      • to process payments to you;
      • to enable you to participate in promotions and contests;
      • to investigate and resolve any service issues;
      • to keep in contact with you and better manage any business relationship we have with you;
      • to send you updates on our products, news and events, promotions and rewards, special privileges and initiatives of Nanyang Group, our partners and advertisers;
      • for debt collection purposes;
      • to respond to requests or complaints;
      • for future business opportunities and transactions;
      • for audit, compliance and risk management purposes;
      • to meet legal and regulatory requirements; or
      • for all other purposes incidental and associated with any of the above;
      collectively known as the “Purposes”.<

      Nanyang Group will treat all information we hold about you as private and confidential. In order to provide our products and/or services to you, we may need to disclose your personal information to the following third parties: –

      1. law enforcement agencies;
      2. government agencies;
      3. companies or individuals that act as our agents, contractors, service providers and/or professional advisers;
      4. any financial institution and charge or credit card issuing companies with which you have or propose to have dealings;
      5. our business associates in or outside Malaysia;
      6. to share the information with trusted business partners for the provision of their services
      7. any parties to whom you have given us your express or implied consent to disclose; or
      8. to such other parties as may be permitted under the laws of Malaysia.

      You may contact us at the following contact points should you have any queries regarding this Privacy Policy or you wish to have inaccurate information of you to be corrected: –

      Designation: Data Privacy Officer
      Telephone: 03-7872 6921
      Fax: 03-7872 6994
      Email: pdpa@nanyang.com.my
      Address :1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor

      We will keep this Privacy Policy under regular review and we may amend this Privacy Policy from time to time without prior notice. The updated version shall apply and supersede all previous versions. It is advisable that you check this Privacy Policy on a regular basis.

      This notice was updated: 5th February 2014

      © 南洋商报有限公司版权所有 | Copyright Nanyang Siang Pau Sdn. Bhd.(6164-V)

      电邮:prop@eNanyang.my

      地址: No. 1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor Darul Ehsan, Malaysia

      电话: +603-7872 6888

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        私隐政策声明

          You agree that Nanyang Press Holdings Berhad and its subsidiaries (“Nanyang Group”) may process, use, disclose and/or retain your personal information in accordance with our Privacy Policy as long as necessary for the fulfillment of the Purposes stated herein.

          In order for us to provide our products and/or services to you in the most efficient and effective manner, we need to collect relevant personal information from you. The personal information collected by us may include, but not limited to, the followings: –

          • Name;
          • Address;
          • Phone Number;
          • Fax Number;
          • Date of Birth;
          • Email Address;
          • Gender;
          • Bank Information;
          • Identity Card Number; or
          • Credit Card Information

          Personal Information that you provide to us will be Processed (as defined in PDPA 2010) for the following purposes: –

          • to process your application and/or request for our products and/or services;
          • to complete transactions with you, manage and verify your membership of our customer loyalty scheme where applicable;
          • to provide you with the products and/or services you have requested or subscribed;
          • to understand and analyse our sales, your needs and preferences;
          • to develop, enhance, market and provide products and services to meet your needs;
          • to conduct marketing activities;
          • to direct market to you;
          • to determine how we can improve our services to you;
          • to process exchanges or product returns;
          • to process payments to you;
          • to enable you to participate in promotions and contests;
          • to investigate and resolve any service issues;
          • to keep in contact with you and better manage any business relationship we have with you;
          • to send you updates on our products, news and events, promotions and rewards, special privileges and initiatives of Nanyang Group, our partners and advertisers;
          • for debt collection purposes;
          • to respond to requests or complaints;
          • for future business opportunities and transactions;
          • for audit, compliance and risk management purposes;
          • to meet legal and regulatory requirements; or
          • for all other purposes incidental and associated with any of the above;
          collectively known as the “Purposes”.<

          Nanyang Group will treat all information we hold about you as private and confidential. In order to provide our products and/or services to you, we may need to disclose your personal information to the following third parties: –

          1. law enforcement agencies;
          2. government agencies;
          3. companies or individuals that act as our agents, contractors, service providers and/or professional advisers;
          4. any financial institution and charge or credit card issuing companies with which you have or propose to have dealings;
          5. our business associates in or outside Malaysia;
          6. to share the information with trusted business partners for the provision of their services
          7. any parties to whom you have given us your express or implied consent to disclose; or
          8. to such other parties as may be permitted under the laws of Malaysia.

          You may contact us at the following contact points should you have any queries regarding this Privacy Policy or you wish to have inaccurate information of you to be corrected: –

          Designation: Data Privacy Officer
          Telephone: 03-7872 6921
          Fax: 03-7872 6994
          Email: pdpa@nanyang.com.my
          Address :1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor

          We will keep this Privacy Policy under regular review and we may amend this Privacy Policy from time to time without prior notice. The updated version shall apply and supersede all previous versions. It is advisable that you check this Privacy Policy on a regular basis.

          This notice was updated: 5th February 2014

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