Categories贴士

申请永久地契 需要团结……

2022年09月7日

俗话说得好,
团结真的是力量!

地契快到期,很多业主想申请转换成永久业权,原来不是随便找个律师就能轻松“解决”的。

其实,这种申请程序繁杂,而且业主要集体行动,一起申请,成功率才会比较高。

国家消费人行动议会产业及屋业与地契组主席邓杰威指出,申请转换永久地契费用高,且手续复杂,鼓励业主集体申请。

吉隆坡甲洞武吉马鲁里花园居民,近期掀起转换永久地契热潮,居民还发起说明会,邀请议会代表和律师团出席。

沈雯瑜律师团队为武吉马鲁里居民讲解转换永久地契程序。

别被第三方骗了!

邓杰威说,转换永久地契主要是屋主和律师之间的交易托付关系,过程不应涉及第三方。

他指出,之前就接获不少相关投诉,因此出席说明会,也是为了监督和提高人们的意识,避免堕入骗局或被人敲诈。

武吉马鲁里花园及孟加拉拉有5000户,出席当天说明会的才约200户。

邓杰威认为,有必要持续办类似说明会,提高业主的意识及避免不法之徒诈骗得逞。

同时列席的律师沉雯瑜解释,揭转换地契成永久期限,先要由律师代表业主向高等法院提出申请,等法院发出庭令就可向土地局申请和注册。

可能耗时1

一般来说,整个过程需时4至12个月。

要办理申请,业主需准备的文件包括身分证、门牌税及付税收据、地契、买卖合约等。

当中涉及的费用约5000令吉,业主必须预付3000定金以启动申请程序,若申请失败,律师费会全额退款。

有些业主可能因为借贷的关系,地契还在银行,要领出需付500令吉手续费。

万一申请过程中业主逝世,若已提呈法庭就先照程序进行,待转换成功后才办转名手续。

Categories问诊室

缺陷保修期,只有60天?

2022年08月23日

法律专家:张玮真律师
VALERIE CHONG & CO
vc@valeriechong.com

 

问:

张律师,您好!

我最近在发展商那里下定了一套已建好的双层排屋,售价约45万,贷款已经批准了,只差还未签房屋买卖协议(SPA)。

但我发现SPA上的缺陷保修期(DLP)条款有异样,即只有60天的保修期,而不是跟着房屋发展法令(HAD)所规定的24个月。

请问这是合理的吗?或是发展商有权不跟从HDA?

第二个疑问,假如缺陷修复之后,60天以后,问题重复出现,我的权利还受到保障吗?

Chin


答:

Chin,您好!

如果合同是在HDA的监督下,DLP应该跟从SPA里所规定的时间。

如果60天后该缺陷重现,虽然您的DLP已经过期,但您又不满意,可以考虑聘请专家调查缺陷的严重性。

如果是潜在缺陷(Latent Defect ),业主可以在首次发现缺陷之日起 3 年内,就其房屋中发现的缺陷对发展商采取行动,即使缺陷发生已过去 6 年。但是第6A(3)条确实规定缺陷发生 15 年后不得采取任何法律行动。

你也有关于房地产的问题?不管是融资、法律、物管、装修、验屋……都欢迎你电邮到prop@eNanyang.my,由驻站专家为你解答。

 

Categories趋势

迟交屋 发展商要求豁免赔偿…

2022年04月22日

若发展商逼你签豁免赔偿同意书,
该怎么办?

根据法令,若发展商延迟交屋,买家有权追索赔偿金。但有一些发展商尝试“扭曲”买家,要求他们放弃自己“追数”的权利。

马来西亚购屋者协会(HBA)名誉秘书长拿督郑金龙近日在EdgeProp.my的专栏中就提醒,买家们不应放弃自己获得赔偿金的权利。

他在文中提到,一些发展商在未能按时完工时,会想办法避免向买家支付逾期迟交房屋赔偿(LAD)。比如说,尝试通过误导买家的方式或向房屋管制处(Controller of Housing)寻求延期,若皆失败,还可能通过房政部长寻求批准。

买家可以“放弃自己的权利”?

他们会提出各种藉口来试图拖延或拖延责任,包括让买家签署“豁免赔偿书”。

那问题来了,当买家已经签署了这“有约束力”的豁免赔偿书,自行放弃自己的权利,发展商就可以依靠此类的豁免赔偿书来逃避支付LAD吗?

对此,郑金龙表示HBA极力反对。

在他看来,房屋发展法令(或称118法令)多年来历经数次修法,无论是修法时或是后来的一些法庭判决,都明确该法令旨在保护购房者的利益,而且涉及的是公共利益。

必须履行SPA中的规则

只是这法令似乎和其他普通法一样有一般原则,即一个人可以放弃成文法授予他的权利。由于法规没有明确规定购房者不能放弃此法令赋予他的任何权利,所以给了一些不道德的发展商“走漏洞”的空间,误导粗心的买家签下豁免赔偿的文件。

根据1989年房屋发展(管制和许可)法令,规定了所有住房买卖协议(SPA)的格式,除非获得房屋管制处的批准,否则不能进行任何修改。也就是说,SPA是一项必须遵守当中所有规定的法定合约。

在SPA的附表G(Schedule G)的第22(2)条款,以及附表H(Schedule H)中的第25(2)条款中,若完工时间延迟,买家立即拥有获得LAD赔偿金的权利。

若同意豁免 损及大众利益

那这项“法定权利“可以由买家同意豁免吗?根据联邦法院,这胥视此类豁免会否造成立法的原意被破坏。

郑金龙解释,过去的庭案都明确认为,相关的住房法令都是为了保护买家而设,而且这不属于私人权利,而是关乎公共利益。若买家能单独豁免此权益,那国会为了保护买家的权益的原意就落空了。

“因此,结论很明确且简单,不能让买家通过书面同意豁免赔偿,这样的文件必须宣布无效。发展商必须停止规避支付LAD。”

被迫签豁免书?

他强烈建议买家们,不要为了避免和发展商发生不必要的法律纠纷,就签署了此类豁免赔偿书。

倘若发展商在交钥匙前,要求买家先签署这份豁免书,若不签就无法获得钥匙,那买家该怎么办。

买家不签署此文件,也可以训责在这文件上写明“不同意放弃获得LAD赔偿的权利,或在上面写此份文件无损自身在SPA下的权益(”without prejudice” to his rights under the SPA)。

如果发展商拒绝接受买家在文件上作出此修改,那买家为了拿钥匙而被迫签约后,应该立即向发展商发出信函表明,他是别无选择,不同意放弃LAD和其他权利。然后,马上向房政部的执法单位提出投诉,并通过房屋仲裁庭寻求赔偿。

记得,这两项都必须尽快完成。

如果买家是在发展商拒绝交屋的情况,而被迫签下文件放弃自身权利,由于是受到胁迫,那不能视之为有效放弃其自身权利。那要“恢复权利”,买家只需要提供他在签署发展商准备的豁免书前,所提出的赔偿文件。

 

Categories问诊室

发展商似要“跑路”了 怎么办?

2022年01月14日

法律专家:张玮真律师
VALERIE CHONG & CO
vc@valeriechong.com

 

问:

张律师,您好!

我新买了个公寓单位,但发展商工程延后,一直迟迟没有更新进度,打电话过去也只是敷衍了事,令人担心,万一发展商跑路就惨了。身为买家我该怎么办?

Melissa


答:

Melissa,您好!

根据 1989 年房屋发展(控制和执照)条例附表 H(Housing Development (Control and Licensing) Regulations 1989),发展商从签订买卖协议(SPA)之日起,有 36 个月的时间完成上述项目。

如果房子未在规定时间内交付,您可以向发展商要求违约金。

此外,如果发展商在买卖协议执行后,拒绝执行或延迟工程连续 6 个月或更长时间,您可终止您的买卖协议,并根据 1966 年住房发展(控制和执照)法则,8A 条(Section 8A of Housing Development (Control and Licensing) Act 1966) 要求全额退款。

但是,要行使此权利,需要满足 2 个要求:

(1) 需获得您的银行的书面同意;

(2) 获得房屋管理人员(Housing Controller)的证明,证明发展商拒绝在 SPA 日期后 6 个月内开展/延迟工作。

你也有关于房地产的问题?不管是融资、法律、物管、装修、验屋……都欢迎你电邮到prop@eNanyang.my,由驻站专家为你解答。

 

Categories意见

签署及付订金后 SPA即生效

2021年11月15日

林国强律师
林国强律师事务所资深合伙人

 

合约在买方向发展商支付第一笔款项时立即成立。

买方是否可以在签署了买卖合约后,只支付销售表格所规定的500令吉,作为取消费用?

以下是有关Country Garden Pacificview Sdn Bhd & Anor V Anand Raj Giri A/L Haripasar Giri诉讼的分析:

 

1. 根据撤销契约,从总额8万零445令吉20仙中,扣除10%的购买价6万7038令吉40仙, 以及发展上的费用4491令吉,发展商于是退还了8916令吉68仙给买方。

2. 买方在向发展商提出诉讼时声称,根据销售表格的第(f)项,只需扣除500令吉 (1万令吉的5%),以及他有权获得7万9945令吉20仙的退款 (8万零445令吉20仙 – 500令吉)。

3. 地庭允许买方提出的索赔。因此,发展商则向高等法庭提出上诉,该上诉获得批准,理由如下。

4. 买方案件的关键在于双方合约生效之日,更确切地说,生效之日是否是在买方表示不再希望受其约束之前,还是之后生效。

5. 因此,关键问题是 SPA 是从 11/10/2017 还是 7/8/2018 开始生效,以及销售表格是否优先于 SPA 。

6. 买方坚称相关日期是 7/8/2018,该日期是发展商签署SPA的日期,因此,买方声称他已根据销售表格第 (f) 项“取消了”购买,也因此, 有权获得7万9945令吉20仙的退款。第(f)项规定:

f. 假设我/我们因任何原因取消购买,我/我们在此确认,并同意您有权收取订金的 5%作为管理费,以及订金余额将无利息退还给我/我们,此后我/我们将不对您和/或该物业提出任何索赔,并且您有权以您认为合适的任何方式处理该物业,而无需进一步通知我/我们

7. 发展商辩称SPA已于11/10/2017生效, 当时买方已经签署该SPA并支付首期付款。

8. SPA于 11/10/2017 年生效,当时买方一并签署了SPA与销售表格、特别促销配套,并在同一天支付订金时,即11/10/2017。因此,该合同则在该日期生效。

9. 联邦法院在PJD Regency Sdn Bhd v Tribunal Tuntutan Pembeli Rumah & Anor And Other Appeals 案件裁决:
“在支付预订费时,已做出了议价。根据我们的判决,立法意图是,以订金的方式支付的首期付款, 是足以构成订立合同的意图及协议必须同时签署。”

10. 因此,买方是在合同于 11/10/2017成立后,才解约。

11. 买方还强调,由于发展商于 7/8/2018才签署了SPA,因此该协议自该日起生效,而不是更早。这个论点是很难维持的,因为根据法律, 在合同即使在仅由一方签署的情况下,如果有证据表明另一方选择被合约绑定, 该合约仍然可执行。

12. 在本案件中, 双方的行为则强化了发展商的论点,即双方有意从 11/10/2017日起受 SPA 的约束。这可以通过买方承认了分期付款是用来支付购买该物业,以及买方随后于 2019 年 1 月自愿无条件签署撤销契约的行为来证明。

13. 撤销契约的相关项款:

然而……

C. 双方则根据下文所载的条款,同意终止买卖协议和相互解除其所有义务和责任的所有。

现在特此同意如下……

3. 买方有责任支付发展商:

(a)如果买方支付了高达购买价格的五十巴仙 (50%) 的金额,购买价格的10%将作为违约金

14. 因此,这案件是在双方以契约式的同意,有关于双方该如何处理买方对 SPA 的撤销。依据高庭的观点,发展商只是根据撤销契约行使其合约上的权利。由于这些条款已由双方共同商定,因此买方现在否认该合约,并提出其他主张是不合理的。

15. 依据高庭的观点,地庭应考虑买方自愿签署的撤销契约,因为在法律上, 当合同的一方拒绝履行其在合约里的义务,另一方将拥有选择权,继续执行合约,或通过解约来终止合约。

16. 房屋法令1966 和房屋规章是属于社会立法,目的是保护买方的利益。然而, 这样的立法肯定不能让买方在改变对合约义务的想法时,肆意践踏他人的权利,并要求全额退款。正义是双向的,买方应承担在已经生效的合约中撤出的后果,以符合发展商合理的期望。

结论

17. 销售表格在买方和发展商签订 SPA 后,是已经无关了。

18. 尽管在买方签署 SPA 并支付分期款项后,发展商尚未签署 SPA,但买方仍受 SPA 的约束。

19.合约在买方向发展商支付第一笔款项时立即成立。

Categories贴士

付清MOT房产才属于你

2021年06月22日

身份证是我们个人的证明文件,
房子主人的终极证据就是地契,
老一辈的人叫它做“牙兰”,其实是马来文Geran的音译。

所以,当你买房子,即使签了买卖合约(简称SPA),这房子还不是你的,因为这只是买卖有关房产单位的证明。

房产的业权由一人转到另一人,不管你向发展商买新房子,还是买二手房,地契必须转名,并需付一笔费用处理地契转名备忘录(Memorandum Of Transfer,简称MOT),一天没付清费用,文件当然不会自动在土地局里头换名,那房产还不是你的。

如果你向發展商买房子,MOT就是把业权从發展商那裡转到你名下;如果买的是二手房,地契必须从原有业主转到你名下才算完成业权转让。

记住,记住,记住,付清MOT费用,地契转到你名下,拿到地契,房产才算是你的。

没付款处理MOT,你还不是真正的合法业主,所以不能把房产脱售、转让或抵押。

MOT转名涉及各种专业的法律文件,不能掉以轻心,建议交给律师处理。

地契也分个体地契(Individual Ttitle)和分层地契(Strata Title)。

分层地契法令出炉后,除了围篱楼盘的单位外,大多有地房产都是个体地契,当发展商转给你之后,你就是所在土地的唯一业主。

而公寓、组屋都是分层地契,有些有地的围篱式房产在新法令生效后,也依分层地契归类。

这种房产,地契是属于总地契(Master Title),拿到房子后,发展商向州政府申请分割地契,地契内也会阐明屋主获分配的土地或建筑空间等业权。

MOT一般都有特定格式,有發展商的抬头信纸,就是发展商向州政府提出申请,会列出转让中涉及的人、单位的具体细节,还要提交其他相关文件,包括要约函、双方买卖合约和设施协议。

最后,买家还要签署14A表格和MOT。

办理换名手续勿掉以轻心

这里要特别提醒,地契才是证明房产主人的真正文件,换名手续千万不能掉以轻心。

处理MOT转名毕竟是一个法律程序,涉及各种专业的法律文件,除非你本身是专业的法律人士,否则还是强烈建议,把工作交给律师处理。

律师会负责起草或检查各种复杂的法律文件,同时检查各种条款平衡公正;确保过程顺利,也可保障自己的权益。

律师还会确保所有涉及的文件都有盖章,在规定的范围内符合法律要求。

最最最重要是,律师楼还会处理和检查全部的复杂事物和资料,例如在土地局的登记资料库搜索,确定你购买的房产原有业主的确是属于卖方等等。

至于何时才需要处理转名,一般上,发展商申请MOT的信函文书都会致你和律师楼一份,只要地契准备好,律师会通知,费用付给律师楼就得了。

如果你不确定自己是否已经付了MOT的费用,最简单是向发展商了解,再来也可通过律师通过土地局的业权资料库搜索。

MOT印花税一般由买家负责

处理地契转名或MOT,除了涉及的律师费,还要缴付换名的印花税,费用依据房价计算。

MOT的印花税一般是由买家负,但现在很多发展商销售新楼盘,都会承担MOT费用,那买家就不要再掏口袋。

为刺激房产买气,并消化建竣但滞销房子,政府去年推出的拥屋计划(HOC),售价30万到250万的房子, MOT首100万免费,100万以上馀款才需付费。

这项优惠原本到5月底截止,政府在优惠期最后一天宣佈,特惠延长至年底。

也就是说,如是你是去年6月1日至今年底签SPA买房,房价首100万就可免MOT费用,超出100万则以3%计算。

下面是MOT原本的收费制,如果发展商没有承担这费用,又或不是在HOC期间签约,那就自己算算时间先备好弹药吧!

案例:房价RM500,000***
MOT 费用 = RM500,000 x 2% – (RM1,000)
= RM9,000

案例:房价RM800,000***
MOT 费用 = RM800,000 x 3% – (RM6,000)
= RM18,000

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Selangor Darul Ehsan, Malaysia

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      This notice was updated: 5th February 2014

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        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.

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        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)