Kos yang perlu disediakan untuk beli rumah

Cost need to be prepared for buying a property:

1. Deposit of 10% from the purchase price;

2. Legal fees for sale and purchase agreement;

3. Legal fees for loan agreements;

4. Stamp duty for 14A (MOT) / Deed of Assignment (DOA);

5. Stamp duty for Loan Agreement / Charge;

6. Valuation of the property (usually includes in the loan amount);

7. insurance for the property (can be apply with the loan or separate);

8. differential sum (only if the loan amount approved less than 90% of the purchase price)

senaraikan kos agar tidak keliru

Berapa lama proses jualbeli rumah (completion date)?

How long is the sale transaction process?

Proses jualbeli hartanah/rumah adalah bergantung kepada kes itu sendiri. Tetapi standart period adalah tiga (3) campur satu (1) bulan.
Atau dengan kata lain 3+1. Di mana tiga bulan adalah masa tetap yang dihadkan untuk penyempurnaan jualbeli (completion date), dan satu bulan tambahan akan diberikan kepada pihak-pihak untuk penyempurnaan.

Commencement date atau tarikh mula transaksi juga dikira secara berbeza:-

-kes yang mempunyai geran individu (individual title):
jika pajakan / leasehold : 3 bulan dikira dari tarikh peguam memperolehi kelulusan pihak berkuasa;
jika pegangan bebas / freehold: 3 bulan dikira dari tarikh perjanjian disetemkan

-kes yang tiada geran individu iaitu geran masih atas nama pemaju (master title):
3 bulan dikira dari tarikh peguam mendapat surat pengesahan / persetujuan (confirmation) dari pihak pemaju perumahan (developer)

*Sekiranya kes tidak dapat diselesaikan dalam masa 4 bulan maka pembeli perlu meminta kebenaran dari penjual untuk masa tambahan.

Bila kena bayar bank?

Persoalan biasa yang ditanya oleh client biasanya ‘bila saya kena bayar bank ye?’, ‘bila saya mula bayar kat bank untuk loan rumah ni?’.

Jangkamasa biasa dalam proses jual beli rumah adalah dalam masa tiga (3) bulan. Tapi 3 bulan tersebut akan bergantung kepada kes bila ia akan dikira. Dalam 3 bulan tersebut, proses yang akan terlibat adalah:

1. pengeluaran cek yang pertama oleh bank pembeli kepada bank penjual (sekiranya penjual masih mempunyai hutang bank); dan

2. pengeluaran cek yang kedua oleh bank pembeli kepada peguam penjual.

Setelah berlaku proses 1. di atas, maka bulan seterusnya, pembeli perlu membuat bayaran pertama kepada bank. Jangan risau sekiranya, kes jualbeli anda dah tertangguh selama 5 bulan atau lebih, selagi proses pertama di atas belum berlaku maka anda belum perlu bayar kepada bank.

Ibarat kata, A meminjamkan RM100 kepada B, B hanya akan membayar balik duit tersebut sekiranya dia telah menerima RM100 tersebut. Jika B belum terima RM100 tersebut, dia tak perlu buat bayaran apa-apa kepada A.

 

Tips Beli Rumah

Ingin beli rumah? Rumah Pertama anda? Mesti masing-masing teruja untuk membeli rumah pertama, tak sabar nak dapat rumah cepat-cepat, tak sabar untuk masuk rumah dan segala-galanya nak cepatkan. Di sini saya ingin kongsikan tips untuk beli rumah, khas untuk yang pertama kali beli rumah dan umumnya untuk beli rumah yang kedua, ketiga dan seterusnya.

Jualbeli rumah bukannya proses yang sekejap ye, ia melibatkan banyak pihak antaranya pihak bank, pihak pemaju, lawyer dan juga penjual serta pembeli, lembaga perumahan, LHDN, Pejabat tanah, ejen hartanah dan ramai lagi. Bila melibatkan banyak pihak, masing-masing mempunyai pendapat sendiri dan juga peraturan sendiri. Amat sukar untuk bersetuju dengan tarikh dan juga ‘dateline’ yang diberikan.

Jadi inilah tips asas yang perlu anda cari untuk membeli rumah pertama:-

1. ILMU
Ya, anda akan melantik peguam untuk menyelesaikan proses jualbeli bagi pihak anda, tetapi anda kena tahu juga serba sedikit tentang proses jualbeli ini. Apa yang perlu anda sediakan untuk beli rumah, berapa banyak wang yang kena sediakan, siapa yang perlu anda hubungi dan bagaimana prosedurnya. Anda perlu tahu itu untuk mengelakkan kes penipuan. Untuk mengelakkan keterujaan anda bertukar menjadi kisah tragis.

Malah dalam kes-kes tertentu, Peguam hanya akan datang selepas anda membuat bayaran deposit kepada tuan rumah / ejen hartanah. Maka, nak tak nak, anda kena ada ilmu dan pengetahuan tentang apa yang perlu anda buat. Banyak sumber yang boleh dirujuk di majalah-majalah, buku-buku serta jaringan internet tanpa sempadan. Jangan malas dan ambil mudah tentang tip pertama ni.

2. WANG

Sekarang ni, jarang tuan rumah bersetuju untuk menjual tanpa deposit rumah kecuali anda mendapat 100% pinjaman. Bank hanya akan menawarkan 90% pinjaman ye untuk rumah pertama dan itu bergantung kepada nilai rumah. Ok, anda perlu sediakan sekurang-kurangnya 10% duit deposit dari harga beli rumah. Kos peguam yang akan melibatkan 2 kos (satu untuk perjanjian jualbeli dan satu lagi untuk perjanjian pinjaman). Kos lain, jika pinjaman anda tidak mencukupi 90% dari harga rumah, anda kena sediakan duit beza untuk cukupkan (top up) pinjaman yang tidak cukup itu. Kadang-kadang ada bank yang tidak masukkan dalam pinjaman, kos nilai rumah, maka anda yang perlu bayar kepada penilai nanti. Jika tidak bernasib baik pula, anda dikehendaki membayar caj kelewatan menyelesaikan pembayaran rumah kepada penjual (late payment interest).

Apa yang pasti, carilah info berkenaan kos-kos yang perlu disediakan sebelum beli rumah kerana silap percaturan, anda yang pening dan stress.

3. KESABARAN

Tips yang penting sekali dalam menyediakan diri anda untuk berhadapan dengan situasi-situasi yang tidak diingini. Sebagaimana yang saya nyatakan di awal tadi, kes jualbeli akan melibatkan ramai pihak dan satu pihak saja tidak dapat menyelesaikan kes jualbeli ini tanpa bantuan dan juga pemahaman pihak lain. Sekiranya pihak-pihak bekerjasama dan juga tahu tugas masing-masing dan berjaya mematuhi tarikh yang telah ditetapkan, itu sudah cukup baik dengan keterujaan anda. Tetapi sayangnya, bukan semua pihak memahami keterujaan kita itu.

Bersabarlah dalam perhubungan dengan peguam, pihak bank dan juga pihak-pihak lain. Kadang-kadang kita nampak macam tiada yang ambil berat tetapi itu hanya pandangan kasar mungkin, kita tak tahu mereka bertungkus lumus menyiapkan kes anda.

Bersabar dan saling membantu itu yang lebih baik dari menghentam dan juga saling menyalahkan. Pilihkan tindakan yang lebih membantu menyelesaikan masalah. Insyaallah, sekiranya anda banyak bersabar… pasti urusan berjalan lancar.

Pengalaman saya sendiri menguruskan kes, anak guam yang sabar dan sopan bicaranya lebih teratur kesnya dan tiada banyak masalah. Percayalah apa sahaja urusan, Allah akan permudahkan dengan mudahnya diri kita.

Proses Jual Beli Rumah

The process involved in getting you registered as owner of the property 

(in cases where title is issued)

1. Both seller and buyer sign transfer form 14A.
2. Lawyer send transfer form to stamp office for adjudication to ascertain how much stamp duty is to be paid/online.
3. Stamp office then stamps ‘’transfer form’’ for a nominal value of RM 10.00 and returns transfer form to lawyer.
4. Stamps office then informs valuation department of transaction. Valuation department then values property and informs stamp office of valuation.
5. Stamps office then issues PDS form to the lawyer. Buyer is normally given three (3) to four (4) weeks to pay stamp duty failing which, a penalty
would be imposed.
6. Lawyer collects stamp duty from purchaser and proceeds to stamp transfer form. It may take about two or three days for the stamp office to return
the lawyer the duly endorsed form. After stamping transfer form, lawyer presents the transfer form to the land registry / office for registration.

On presentation, you would be the registered owner of the property. However it may take one to two weeks (depending on which
land office) before the physical title is returned by the land registry/office. With the computerization process implemented in all land offices/ registries
in the country, the process is expected to be shortened.

*If you obtain a loan from a bank to buy the property, the title would be sent to the bank. You should get a photocopy of the title from the lawyer
for your record.

Appointment of lawyers

1. You have the right to appoint a lawyer of your choice to act for you in any transaction whether it is a purchase from a developer or an
individual. After all legal fees etc, are borne by you.

You should ascertain that:-
a) He is a lawyer;
b) That he has a valid practising certificate for the current year.
-Verification of the above can be done with the bar council.
-Each party to the transaction is advised to retain separate lawyers to protect their respective interests.

A lawyer can:
a) Advise, prepare and/or vet document such as SPA, deed of assignment, deed of reassignment, deed of mutual covenants, and deed of reassignment
and loan document. However, the SPA for purchases of residential properties from a developer is a standard form agreement fixed by law;
b) Conduct land, bankruptcy/ insolvency and company searches to ensure that there are no surprises, such as a different registered owner,
encumbrances (charges, caveats), conditions or restrictions on the title( important for a buyer), or that a party is bankruptcy/ insolvent;
c) If there is an individual title, to enter a private caveat to freeze all dealings in the property until it is transferred to the buyer;
d) Send document/instrument to the stamp office for adjudication and arrange for their stamping;
e) Act as stakeholder, to hold all money paid, retain 2% of the purchase price for the purpose of Real Property Gains Tax; and/ or to hold balance of
the purchase price;
f) Prepare and witness the execution of statutory forms;
g) For a sub-sale where the individual title has not been issued, get the consent of the developer to the sale of the property to the new buyer and to
undertake the registration of the property in the name of the new buyer. The lawyer should also get an undertaking from the developer not to further
encumber the property, and for a development project with a master title, a letter of disclaimer from the charge of the master title confirming no
right or interest in the individual property;
h) If the buyer takes a loan, get a letter of undertaking from the lender. The undertaking will include an undertaking that it will not foreclose the
property if the loan, interest, etc has been repaid/paid; and
i) Present the transfer (form 14A) and if applicable, the charge (FORM 16 A) for registration at the land office.

Lawyers’ fee

(for the scale of professional fees chargeable by lawyers).

House seller’s guide

Documents/ information you must provide buyers/buyer solicitors.
a) Copies of your previous sale & purchase agreement and loan agreement /title.
b) Current year quit rent receipt.
c) Current year assessment receipt.
d) Redemption statement from your bank (if you charged your house to the bank).
e) Letter of undertaking to purchaser’s bank to refund purchasers bank loan released to you in the event the transfer/ deed of assignment signed by
you in favour of purchaser cannot be registered/ is defective.
f) Income tax files reference number & which branch

Utility deposits

Make sure you make arrangement with purchaser to obtain refund of the remaining deposits i.e. water, electricity, telephone etc.

for apartments 

Make sure you make arrangements to obtain the refund of deposits which you have paid the developer. You would be required to provide the necessary original receipts to obtain the refund.

Notification of change of ownership of house/ apartment to local authority i.e. majlis perbandaran.

You or your lawyer must notify the local authority of any change in the ownership of any house/ apartment so that its assessment record could be updated. It is an offence if you fail to notify the relevant authorit

Receipt of balance purchase price

Generally, there would be a short time lapse between the payment of the balance price by the purchaser to your lawyer and the date when you receive the balance purchase price from your lawyer depending on the completion of documentation. Please seek clarification from your lawyer.

Info asas pembelian rumah

BUYING A HOUSE

1. ELIGIBILITY
All Malaysian citizens are free to purchase houses within Malaysia save for low-cost houses which can be applied for through the relevant land offices or registries based on the relevant rules for eligibility.

Houses built on Malay reserved land can only be purchased by Malays. Thirty percent of each housing project is to be reserved for bumiputra, purchasers who enjoy 5% to 8% discount on the purchase price.

Foreign purchasers are subject to the approval of the Foreign Investment Committee(FIC) of the Economic Planning Unit of the Prime Minister’s Department based on the FIC “Guidelines on the Acquisition of Properties in Malaysia by Foreign interest”.

2. TITTLE
There are two categories of titles:-
• Freehold-which gives the owner perceptual ownership:
• Leasehold-which allows the owner to stay in possession only for a specific period.
When the specified period ends, ownership reverts back to the authority which issued the title.

Generally, a house is issued a title for the piece of land on which the house is erected; and an apartment is issued a strata title for the specific area on the specific floor of the building in which the apartment or condominium is located.

A search can be done at the relevant lands office or registries to determine whether the title is encumbered. A search can be done on the master title on which the whole or part of the housing project is erected.

3. FINANCING
Bank and other financial institutions have different packages of housing loans to assist house buyers in their purchase. Pursuant to a recent Bank Negara guideline, house buyers can now only obtain housing loans of up to a maximum of 60% of the purchase price for the purchase of a second or subsequent house.

Other than financing from a bank or financial institution, the Employees Provident Fund (EPF) currently provides two schemes of withdrawal for its depositors prior to attaining the age of 50:-

• For purposes of buying or building a house or a shop house consisting of a residential unit, depositors can withdraw the difference between the purchase price and the loan obtained plus 10% of the purchase price, or 30% of the total amount deposited in the EPF whichever is lower;
• For purposes of reducing or settling housing loans (i. e for one property only), depositors can further withdraw 20% of the total amount deposited in account no. 2 with the EPF, or the amount of the housing loan remaining outstanding, whichever is lower after a period of 5 years from the first withdrawal and thereafter at 5- year intervals.