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Perfection of Transfer and Perfection of Charge: Everything property buyers need to know!

D on July 15, 2022

These two documents are essential for the property ownership transfer process. We will take a look at the differences between the Perfection of Transfer and Perfection of Charge, the costs and the processes involved. Buying your first home can be a cumbersome process that involves numerous steps. In this article, we will talk about two documents home buyers will encounter after signing the Sales and Purchase Agreement (SPA) – the Perfection of Transfer (POT) and Perfection of Charge (POC). The Perfection of Transfer is necessary for transferring ownership from the developer’s name to your name as the property owner whereas the Perfection of Charge is required to charge the property title to the bank. For a comprehensive view of the related documents involved in the entire house buying process, read this list of legal documents required when buying a house in Malaysia.

1. What Is Perfection of Transfer (POT)?

POT is a process to register a property title under the name of a property purchaser. This document is required in situations where an Individual title or strata title has yet to be issued for that property by the land office. This typically happens with new launch properties or primary units purchased from a property developer.

During construction of a landed housing development or a high-rise building, the entire property project will be under a master title as the developer owns the plot of land. This plot of land will then be divided into their individual building or parcel lots.

This means the entire development will remain under one big plan until divided into an individual share. The developer is required to apply for the strata titles or individual titles on behalf of the purchasers by submitting applications to the land office. Once approved by the land office, each property will have its individual or strata title. This revokes the previous master title and will allow the purchasers to register their names on the title. For a deeper understanding, read on the differences between master title, individual title and strata title.

Why is the Perfection of Transfer important?

If your name is not registered on the title, the land office swill not acknowledge you as the property owner. You will also not be regarded as the registered proprietor as per the National Land Code 1965 and would not be able to exercise all the rights as a registered proprietor.

Selling your property will be a lengthy process – you will have to request the developer to transfer the property to the new buyer.
You may have to bear additional costs when executing the Memorandum of Transfer or MOT (when applying for home loans with a bank) as the POT is used as an instrument of charge to banks for loans.
Without strata titles, owners of strata properties such as apartments, condominiums and serviced residences will not be able to initiate the formation of the management corporation (MC).

2. What is the Perfection of Transfer process like?

Step 1: The buyer pays legal fees, stamp duty and disbursements.

Step 2: The buyer appoints his/her lawyer.

Step 3: The lawyer sends a Letter of Authorisation to the property developer and liaises with the developer on necessary documents such as a copy of the title and the developer’s company documents.

Step 4: The lawyer prepares an MOT (Form 14A) which is signed by both the developer and the buyer.

Step 5: Once completed, the developer will deliver the original title to the lawyer to finalize the process of transferring property ownership to the buyer.

Step 6: The lawyer makes a dispute (adjudicates?) based on the MOT and the buyer then pays stamp duty to the Inland Revenue Board (IRB) according to the purchase price of the property.

Step 7: The lawyer presents and registers the MOT and finalises the transfer of ownership at the land office.

3. How is the cost for Perfection of Transfer calculated?

A Perfection of Transfer quotation will include the following:

MOT professional lawyer fees
Stamp duty
Disbursement fees by the lawyer such as registration fees, consent to transfer, land search, winding up and bankruptcy search, transportation and photocopies

Below are the legal fee rates in Malaysia. Do take note that these are the maximum fees one would normally pay and are subject to discounts.

PROPERTY PRICE TIER	LEGAL FEE (% of property price)
First RM500,000	1%
Next 500,000 (RM500,001 – RM 1 million)	0.8%
Following RM2,000,000 (RM1,000,001 – RM 3 million)	0.7%
Next RM2,000,000 (RM3,000,001 – RM 5 million)	0.6%
Thereafter (> RM 5 million)	0.5%

Here is an example Perfection of Transfer calculation, assuming that the property purchase price is RM650,000:

Professional Fees from Lawyer

Memorandum of Transfer = RM1,300

2. Disbursements

Stamp Duty on MOT = RM8,000

3. Registration Fees

State Registration Fees on Transfer = RM350

Consent to Transfer = RM150

4. Search Fees

Land Search/ CTC Title/ ROC Search = RM80

Winding up, Bankruptcy Search & ROC = RM20

5. Incidentals

Transportation, courier, etc = RM150

Photocopy, Printing, Faxing, Telecommunications, etc = RM150

Miscellaneous = RM100

GRAND TOTAL = RM10,300

Documents Required for the Perfection of Transfer

A copy of the purchaser’s identity card
A copy of the title
A copy of the SPA
The latest assessment receipt
The quit rent receipt
The assessment receipt
Other relevant documents

4. How is the POT related to the Memorandum of Transfer (MOT)?

MOT, or Form 14A as it is legally known, is an important piece of document that every home buyer must sign to gain ownership of a property (individual or strata title) from a developer.

An MOT is prepared and signed along with the SPA and housing loan documents. A signing of the MOT confirms an intention to transfer ownership of the property to the purchaser once the individual or strata title has been issued. This document contains details of the developer, purchaser and land title details for the land office.

So, how is MOT related to Perfection of Transfer? POT is a legal document needed before a property title has been issued. This document is used to set up ownership of the development and is issued during the building and construction phase. This is then followed by the MOT which enables a purchaser to have his/her name registered on a land title, which would then allow him/her to transfer the property legally.

Read: Ultimate guide on Memorandum of Transfer (MOT) and Stamp Duty in Malaysia

5. What is the Perfection of Charge (POC)?

The Perfection of Charge (POC) is a complementary process that is performed together with Perfection of Transfer. This process acts as the lending bank’s way to secure the loan taken out by the home buyer. Most buyers will apply for a housing loan to finance their purchase and will slowly “buy” back the property through recurring repayments of that loan over 20 to 30 years.

In return for the housing loan provided by the lending bank, the property title must also include the bank’s name as the chargee of the property. Here is where the POC comes into play – it serves as a charge, or security, to the bank’s loan. Should the buyer fail to make repayments, the bank will have an automatic right to sell the property to recoup the loan’s monthly repayments.

If you’re wondering who’s appointed to do the POC… you guessed it! It’s the bank. The bank is responsible for ensuring the ownership is transferred to the bank as a security measure for the loan. The bank’s lawyer is appointed for the registration of transfer and he will execute a discharge document or Form 16N to discharge the bank’s charge over the title. The homebuyer must forward the original property title to the bank once the title is registered by the Land Office, to enable the bank’s lawyer to proceed accordingly.

In short, Perfection of Transfer is needed to take ownership of a property from a developer whereas Perfection of Charge is required to then transfer that ownership to the lending bank. Previously, this process was completed through the Deed of Assignment (DOA) which is a different legal document that transfers ownership of a property from one party to another. This document is also required for homeowners who are applying for a home loan in Malaysia.

6. What is the Perfection of Charge process like?

Step 1: The lawyer prepares charge documents such as the Charge Annexure and Form 16A.

Step 2: The charge documents are executed by the buyer and signed by the bank.

Step 3: Once completed, the lawyer gets the charge documents stamped by the IRB.

Step 4: The buyer pays stamp duty of the charge documents (RM10 per copy)

Step 5: The lawyer presents the charge documents at the land office and registers the charge documents in favour of the bank.

Step 6: The buyer receives a copy of the title and a copy of Form 16A.

7. How is the cost for Perfection of Charge calculated?

A Perfection of Charge quotation is similar to the Perfection of Transfer except for the stamp duty. Generally, banks are responsible for paying the fees – which are dependent on the offer letter signed between the property purchaser and the bank’s loan agreement. For POC, the stamp duty is only RM40.

Documents Required for the Perfection of Charge

A copy of the homebuyer/ borrower’s identity card
A copy of the property title
A copy of the facilities agreement
The latest assessment receipt
The quit rent receipt

8. Other important information about the Perfection of Transfer and Perfection of Charge

If you had paid the stamp duty during the signing of your SPA, you could ignore this amount when completing a Perfection of Transfer. Homebuyers only need to pay the stamp duty once during a property purchase. Here are the latest stamp duty rates in Malaysia.
The property’s stamp duty is calculated based on the SPA price (at the time of signing) and not the current market value. If you bought a home in 2018 for RM650,000 and the current value is RM750,000, the stamp duty payable will be based on RM650,000.
Homebuyers who do not apply for a housing loan to finance their property purchase will not have to execute the POC.
For the execution of POT and POC, buyers can engage the same lawyer used during the SPA signing (where the SPA has been prepared but the strata title isn’t ready). In this case, the existing lawyer is allowed to charge the buyer only 25% of their full-scale legal fees, as per the Solicitors Remuneration Order 2017.
For property purchasers who engage a new lawyer specifically for the completion of POT, the Solicitors Remuneration Order states that the maximum charge the lawyer can charge is 50% of the mandatory legal fees.

Link : https://www.iproperty.com.my/guides/perfection-of-transfer-perfection-of-charge-malaysia/

Bumi Lot: How to check its status and the reasoning behind different Bumi quota in each state

D on June 28, 2022

Despite the National Economic Policy or NEP turning 50 this year, many are still unfamiliar with Bumi Lot and how it can benefit them. Here, we unveil the important things to know when buying a Bumi Lot.

As Malaysians, we all know about the New Economic Policy (NEP). The policy, which was adopted in 1971, included the creation of the Bumi Lot quota. These are units of land or property, which can only be purchased and owned by Bumiputeras.

With the aim of increasing the percentage of land ownership by Bumiputeras in Malaysia, at least 30% of property including housing developments had to be allocated to Bumiputeras. This applies to both residential and commercial property.

However, all land matters under Malaysian law fall under the jurisdiction of State Authorities. Therefore, the Bumi Quota differs from state to state. For example, the Federal Territory of Kuala Lumpur has the Bumi Quota set at 30%.

If you are interested in purchasing a Bumi Lot, we’ve outlined the important things you need to know below.

What is the difference between Bumi Lot and non-Bumi Lot?

A Bumi lot is cheaper than a non-Bumi Lot, usually by at least 5% all the way up to 15%. This is due to the Bumi Discount, which is a mandatory minimum discount offered to Bumiputeras on property.

As mentioned earlier, Bumi Lots can only be purchased and owned by Bumiputeras. However, it can be sold to non-Bumi. Do note that it will not be easy as it is a lengthy process and involves many procedures. In the majority of cases, these purchase requests are rejected.

It is also important to note that Bumi Lots are not the same as Malay Reserve Land (MRL). The latter is also known as “Tanah Rizab Melayu” and can only be owned and held by Malays as stated under the Malay Reservation Enactment 1913.

State guidelines on Bumiputra quota in Malaysia

As is the case with Bumi Quota, land laws fall under the jurisdiction of the State Government and therefore a Bumi Discount will also differ between the various states.

Below is a summary of Bumi Quota and Bumi Discount in each state in Malaysia:

State	Bumi Quota	Bumi Discount
Perlis	30 – 50%, depending on State consent Mostly are Malay Reserved Land	–
Kedah	Residential: 30 – 50% Commercial: 30%	Minimum 5%
Penang	30% for all properties	5% for all property stages
Perak	State alienated land: 30% Private land: 20%	Minimum of 5% discount except for low-cost property
Selangor	Residential: depends on State Constitution as per Lembaga Perumahan dan Hartanah Selangor’s Blue Print Perumahan Selangor Darul Ehsan Commercial: 60% for Low-Cost Commercial Units (S&P RM120,000) and 50% for other Commercial Units Industrial (more than 10 acres): 50% for Low-Cost Industrial Units (RM150,000) and 40% for other industrial units	Residential: 7% (except low cost) Commercial: 10% Industrial: 10%
Kuala Lumpur	30% for all housing and commercial projects	5%
Negeri Sembilan	Minimum 30% for housing and commercial projects	10% (except low cost)
Melaka	Residential: 40% in Kesidang, Kota Laksamana, and Bandar Hilir. 60% in other areas. Commercial: 35% in Kesidang, Kota Laksamana, and Bandar Hilir. 40% in other areas.	5 – 15%
Johor	40% for all residential, commercial, and industrial development with conversion approval before 11 December 2004 For residential with conversion approval after 11 December 2004: – 40% for selling price < RM200,000 – 30% for selling price > RM200,000 but < RM300,000 – 20% for selling price > RM300,000	15%
Pahang	Minimum 30% depending on State Exco’s decision based on the location of the project.	–
Terengganu	Private land: 30% Surrender and re-alienation land project: 50%	7 – 7.5%
Kelantan	Mostly are Malay Reserved Land	–

What’s the reasoning behind the Bumi Lot percentage in each state?

The percentage for Bumi Lots in different states is determined by the area population and planning made by local authorities. This may be the reason why some states have a higher Bumi Lot percentage and discount as they are more populated with Bumiputras and people who belong in the B40 income group.

For example, there is a distinctive difference between the Eastern state of Terengganu and the nation’s capital of Kuala Lumpur. Based on the Household Income and Basic Survey Amenities Report 2019 released by the Department of Statistics Malaysia (DOSM), the median income is RM5,545 while the mean income is RM6,815. Kuala Lumpur, on the other hand, has a median income of RM10,549 and a mean income of RM13,257.

These statistics are compounded by the fact that 97% of the population in Terengganu is Bumiputera compared to Kuala Lumpur’s 40.32% Bumiputera population. With a higher density of low-income Bumiputeras in the state, Terengganu has a relatively higher Bumi Discount and Bumi Lot percentage of 7.5% and 50% (for surrender and re-alienation land projects) compared to Kuala Lumpur’s 5% and 30%.

How can one’s Bumiputera status be verified?

This is a tricky situation as the term “Bumiputera” is not defined in the Federal Constitution. However, one’s Bumiputera status be verified via the following methods:

The ‘Keturunan’ column in birth certificates must reflect both parents of an individual to be a Bumiputera.
NRIC extracted from the National Registration Department.

Buyers who are looking to purchase properties should always ask developers if their properties are endorsed as Bumi Lots or are on Malay Reserve Land (MRL). Always check with the Land Office for various matters regarding the property before you decide to purchase.

Selling a Bumi Lot to a non-Bumi

As aforementioned it’s a tricky process to sell a Bumi Lot to a non-Bumi. According to real estate negotiator Johanizam Mustakim, if there are unsold Bumi Lots, the developer will make an application for release at the local Land Office.

“The developer will have to provide a report and convincing reasons for the release. An example would be the lack of demand for the Bumi lot even after years of advertising. A certain fee will have to be paid. The fee is determined by local authorities but is usually in the form of a refund for the initial discounted amount. For example, if the Bumi discount is 10%, then that is the amount that will be paid to the state.

“The developer can appeal to the Land Office if the initial application is rejected. If successful, the non-Bumi buyer will have to reimburse the developer with the discounted amount from the initial purchase” he said.

An important detail to keep in mind is that a “released” Bumi Lot does not make it a non-Bumi Lot. Once the non-Bumi owner of the Bumi Lot chooses to sell to another non-Bumi, he will need to apply again for the Land Office’s consent for the transfer of ownership.

Should you buy a Bumi Lot?

As with most things, Johanizam says that there are pros and cons to buying a Bumi Lot.

Pros of buying a Bumi Lot

Owning a Bumi Lot in a highly-populated Bumi neighbourhood such as Shah Alam, Banting and Sungai Buloh is a good investment as there is high demand if the owner plans to rent it out or sell it.
For Leasehold Bumi lots without restrictions, it is usually subject to easier approval by the Land Office when selling to a non-Bumi buyer.

Cons of buying a Bumi Lot

There is usually low demand for Bumi Lots due to the restricted market (Bumiputeras only). As The Real Estate and Housing Developers’ Association (REHDA) revealed, this is especially true in urban and non-Bumi areas.
In terms of capital appreciation, Bumi Lots are slow to increase. This may be due to the low demand. Owners reap only but a small profit from the sale of their property and therefore, are not the best long-term investments.
It is hard to convince the Land Office to release Bumi Lots to non-Bumis. The majority of applications are rejected.
A non-Bumi owner will have to apply to the Land Office again if he chooses to sell to another non-Bumi.

Presented by LBS Bina

15 Jun 2022

Published by: https://www.iproperty.com.my/guides/bumi-lot-check-status-reason-different-bumi-quota/

Budget 2022: 4 main property sector initiatives for Keluarga Malaysia

D on May 31, 2022

Local property developers are confident that the initiatives introduced in Budget 2022 will spur the country’s property industry and accelerate its recovery.

This article was translated from Bajet 2022: 4 inisiatif utama sektor hartanah untuk Keluarga Malaysia by Ashraf Wahab. On 28 October 2021, Finance Minister YB Senator Tengku Datuk Seri Zafrul Tengku Abdul Aziz tabled Budget 2022 in parliament , which carries the theme ‘Keluarga Malaysia, Makmur Sejahtera’ (A Prosperous Malaysian Family). With an allocation of RM332.1 billion, this is the largest budget in Malaysia’s history. In facing the global pandemic, most countries are forced to deal with two heavy challenges — saving lives and protecting the economy. However, the Government remains positive that next year, the country’s economy will expand between 5.5% and 6.5% based on strong fundamentals and a diversified economic base. Budget 2022 focused on three key areas, namely protect and drive recovery of lives and livelihoods for the people, rebuild the resilience of the economy, and catalyse socio-economic reforms. The COVID-19 pandemic and the Movement Control Order (MCO) enforcement have resulted in a sluggish number of transactions in the country’s property sector. According to Tengku Zafrul, the country’s real estate sector recorded 295,968 transactions worth RM119.08 billion in 2020, a contraction of 9.9% in number and 15.8% in value compared to 2019. Therefore, multiple initiatives have been introduced to revitalise the country’s property sector.

4 main property sector initiatives for Keluarga Malaysia

The following are the four main property sector initiatives for Keluarga Malaysia (Malaysian Family) which were unveiled during Budget 2022. We can make comparisons between the initiatives in Budget 2022 and the property initiatives for Budget 2021 which focused on first homeownership for Malaysians, especially those in the B40 and M40 categories.

1. Housing projects for the low-income group

The Government recognises that every member of Keluarga Malaysia has the right to own a home as a necessity of life. Towards that end, the Government will continue housing projects specifically for low-income groups, with an allocation of RM1.5 billion.

This particular move in Budget 2022 will indirectly help ease the burden of potential house buyers, especially those who belong in the B40 category.

During Budget 2021, the Government allocated RM500 million to build up to 14,000 homes under Program Perumahan Rakyat (PPR) and RM315 million to build 3,000 units of Rumah Mesra Rakyat (RMR).

2. The abolishment of Real Property Gain Tax (RPGT)

The Government will no longer impose Real Property Gains Tax (RPGT) from the disposal of real property by residents, permanent residents (PR), and other than companies starting from the sixth year onwards. For Real Estate and Housing Developers’ Association (REDHA) president Datuk Soam Heng Choon, he hoped that this measure will help invigorate our property market to make it more resilient and eventually translate into a positive multiplier effect on the economy. Additionally, he hoped that it would help spur the subsale market.

3. Housing Credit Guarantee Scheme (HCGC)

The Government has allocated RM2 billion under the Housing Credit Guarantee Scheme (HCGC). This was to help those without proof of fixed income. The Government is cognisant of the challenges facing gig workers, small business owners, and farmers in getting a housing loan.

In reality, many of these individuals have the capacity of repaying their loans but without documents proving of fixed income, the process of applying for a home loan is complicated. This initiative will not only benefit potential house buyers but also accelerate the growth of the local property market.

So far, BSN MyHome (Program Perumahan Rakyat) 2021 is one of the housing schemes in Malaysia intended to help people without any fixed income to own a house.

4. Optimal management of Malay Reserved Land

The Government will ensure that unused Government land and Malay Reserve Land (MLR) will be rented out for agricultural and business projects. This move will not only optimise the management of these lands but will also be a source of income for the Government. However, this move will need caution to avoid management leakage. It will increase areas of agriculture and also serve as opportunities for low-income groups, youths, and graduates to generate income.

Comparison of the property sector initiatives between Budget 2022 vs Budget 2021

There are a few initiatives in Budget 2022 and 2021 that are worth paying attention to:

Stamp duty exemption

Although the Government didn’t directly announce a stamp duty exemption in the latest budget, it was already stated during Budget 2021 that stamp duty exemption will be given for any Memorandum of Transfer (MoT) and purchase of a first home up to RM500,000. This exemption applies for purchase agreements from January 2021 until 31 December 2025.

Rent-To-Own (RTO) scheme

The RTO scheme will continue in 2022. It is made available for first-time home buyers. During the tabling of Budget 2021, the Government announced that it was collaborating with selected financial institutions to provide this scheme which involves 5,000 PR1MA homes worth over RM1 billion. This is a golden opportunity for those in the B40 income group to own their first home.

Program Perumahan Rakyat (PPR), Rumah Mesra Rakyat (RMR), dan PR1MA

The Government will continue the PPR programme and RMR scheme under Syarikat Perumahan Negara Berhad (SPNB) and PR1MA with a much higher allocation compared to last year’s budget.

Perumahan Penjawat Awam Malaysia (PPAM) programme

Through Budget 2022, a larger allocation is provided towards civil servants and this includes maintenance of quarters under the Property Management Division (BPH). A total of RM365 million is allocated in Budget 2022 compared to the RM125 million last year. The Government also expand personal accident protection up to RM100,000 for 40,000 new Lembaga Pembiayaan Perumahan Sektor Awam (LPPSA) borrowers.

Home Ownership Campaign (HOC)

HOC 2021 is scheduled to end on 31 December 2021. So far, it seems that the Government will not continue this programme as there was no announcement during Budget 2022. Many developers have urged this campaign to continue to help the property market to recover. However, the abolishment of the RPGT was a welcomed move by property developers as it is expected to stimulate the property market.

Presented by LBS Bina on 17 May 2022

Edited by Rebecca Hani Romeli

Published at: https://www.iproperty.com.my/guides/budget-2022-property-sector-initiatives-for-keluarga-malaysia/

Fahami konsep hibah. Bolehkah rumah yang masih bercagar dihibahkan?

D on April 29, 2022

Hibah hartanah bercagar atau Hibah Bersyarat Rumah Bercagar (HBRB) merupakan salah satu instrumen pilihan perancangan harta untuk mengelakkan perebutan harta pusaka di kemudian hari.

Pembahagian harta pusaka sering menjadi permasalahan rumit sekiranya tidak dirancang dengan baik ketika anda masih hidup. Selain wang ringgit, rumah juga merupakan aset yang sering menjadi rebutan dalam kalangan waris si mati tanpa memikirkan nasib anak-anak dan pasangan yang baru sahaja kehilangan insan tersayang.

Tidak dinafikan, ramai pasangan membeli rumah secara bersama bagi memudahkan urusan permohonan pembiayaan perumahan. Justeru, pada dokumen Perjanjian Jual Beli (SPA/SNP) akan terdapat dua nama iaitu nama suami dan isteri, dan kedua-duanya dimestikan untuk mengambil Insurans Jangka Pengurangan Gadai Janji/ Mortgage Reducing Term Assurance (MRTA) atau Takaful Bertempoh Gadai Janji Berkurang/Mortgage Reducing Term Takaful (MRTT).

Malang tidak berbau, sekiranya salah seorang daripada penama meninggal dunia, rumah tersebut akan terbahagi kepada dua. Diandaikan, jika harga rumah adalah sebanyak RM1 juta, nilai rumah tersebut akan terbahagi kepada dua:

50% Si Suami – RM500,000
50% Si Isteri – RM500,000

Sekiranya suami telah meninggal dunia, 50% bahagian suami tidak perlu dibiayai, ini kerana MRTA atau MRTT telah melangsaikan bahagian tersebut. Walaubagaimanapun, 50% baki selebihnya perlu terus dibayar oleh si isteri sehingga habis jumlah pembiayaan. Masalah yang timbul adalah apabila bahagian si mati iaitu si suami sudah pun menjadi harta pusaka. Jika suami masih ada ibu atau bapa, mereka boleh menuntut bahagian mereka (mengikut hukum Faraid) daripada 50% tersebut kerana si mati tidak hibahkan rumah.

Inilah isu kontroversi yang telah melanda negara baru-baru ini apabila selebriti terkenal tanah air yang telah meninggal dunia dan meninggalkan balu dan anak lelaki. Walaubagaimanapun, isu menjadi lebih hangat apabila keluarga si mati turut masuk campur dalam menguruskan harta si mati. Di sinilah pentingnya kita mempelajari ilmu Faraid. Namun, itu belum tentu menjamin bahawa agihan yang dilaksanakan akan berlaku secara adil dan saksama mengikut tuntutan sebenar.

Untuk mengelakkan konflik dan polemik berlaku seperti di atas dan anda ingin pasangan hidup tidak merana dan merempat selepas anda tiada nanti, adalah sangat wajar untuk anda melakukan Hibah Bersyarat Rumah Bercagar (HBRB) atau Hibah Harta Bercagar. Dengan menghibahkan rumah, banyak pertelingkahan dapat dielakkan dalam kalangan waris si mati.

1. Apakah yang dimaksudkan dengan Hibah Bersyarat?

Secara amnya, Hibah bersyarat dikategorikan sebagai Hibah yang menggunakan Sighah secara Idafah, Tawqit dan Ta‘liq. Disamping itu juga, Hibah boleh dilakukan dengan bentuk Taqyid, iaitu akad hibah yang bergantung dengan syarat. Hibah dengan syarat dibahagikan kepada tiga iaitu; hibah dengan syarat ‘Umra, hibah dengan syarat Ruqba dan hibah dengan syarat balasan.

Hibah dengan syarat ‘Umra

Hibah ‘Umra pula merupakan satu pemberian yang bersifat sementara dengan memastikan bahawa hibah tersebut diberikan kepada pihak yang masih hidup sekiranya terdapat satu daripada pihak yang meninggal dunia. Konsep ini diistilahkan sebagai ‘Umra kerana ia berkaitan dengan umur seseorang. Hibah ‘Umra tidak mempunyai takrifan syarak yang spesifik tetapi mengguna pakai makna yang sama dari sudut bahasa. Hibah ‘Umra lebih jelas sekiranya digambarkan dalam bentuk Lafaz Sighah.

Hibah dengan syarat Ruqba mempunyai persamaan dengan hibah dengan syarat ‘Umra kerana berkait dengan tempoh waktu. Walaubagaimanapun, Ruqba ialah menunggu waktu kematian satu pihak, manakala ‘Umra pula berkaitan dengan sepanjang hayat umur pemberi atau penerima hibah sebagai ukuran tempoh penerima hibah boleh menggunakan harta hibah.

Hibah dengan syarat Ruqba

Hibah yang diberikan secara Ruqba ditakrifkan sebagai pemberian hibah daripada seseorang kepada seseorang yang lain. Seterusnya, harta tersebut dikembalikan kepada pihak yang masih hidup setelah satu satu pihak meninggal dunia. Imam Abu Hanifah turut memberi takrifan yang hampir serupa dengan menyatakan konsep hibah Ruqba dikaitkan dengan kematian pemberi hibah dengan menyatakan Ruqba ialah pemberian harta kepada orang lain selepas kematian pemberi hibah. Justeru, Mazhab Shafi‘i, Mazhab Hanafi dan Mazhab Hanbali berpendapat bahawa apabila berlaku sesuatu akad hibah dengan syarat ‘Umra, harta yang dihibahkan tersebut akan menjadi hak milik penerima hibah serta waris-warisnya tanpa terikat dengan waktu.

Hibah dengan syarat balasan

Melalui konsep ini, hibah dilakukan oleh pemberi hibah dengan syarat penerima hibah membalas pemberian tersebut. Terdapat beberapa jenis syarat-syarat yang dimasukkan dalam akad hibah seperti penerima hibah perlu melakukan sesuatu komitmen atau melunaskan tanggungjawab bagi memastikan kepentingan pemberi hibah atau kepentingan waris pemberi hibah atau kepentingan pihak lain terjaga seperti yang dipersetujui dalam akad hibah di antara pihak yang terlibat.

Di antara produk hibah bersyarat telah dikomersialkan oleh institusi-institusi berkaitan seperti Amanah Raya Berhad (ARB), Wasiyyah Shoppe Berhad, CIMB, Tabung Haji, Amanah Saham Nasional Berhad (ASNB) dan Prudential BSN Takaful Berhad.

Justeru, dapatlah disimpulkan bahawa hibah ialah satu akad pemberian harta semasa hidup secara percuma atau dengan balasan yang tidak menafikan hakikat tabarru‘ dalam pemberian tersebut. Melalui hibah bersayarat, si suami boleh menghibahkan (50%) daripada bahagian beliau kepada si isteri dan sebaliknya. Jika suami meninggal dunia, bahagian suami akan dapat sepenuhnya kepada isteri. Jumlahnya ialah 100% dan begitulah sebaliknya. Ianya lebih selamat dan terjamin.

2. Apakah rukun-rukun hibah?

Berikut adalah rukun-rukun hibah yang anda perlu ketahui.

Pemberi hibah.
Penerima hibah.
Barang yang dihibahkan.
Sighah (ijab dan qabul). Sighah adalah perkara yang perlu dititikberatkan.
Walaubagaimanapun, terdapat beberapa negeri yang memasukkan Qabd sebagai aspek yang perlu ada bagi memastikan hibah berkuatkuasa.

3. Apa yang dimaksudkan dengan Hartanah Bercagar?

Hartanah bercagar ialah hartanah yang dibeli, diserah hak atau digadai pada institusi kewangan atau bank sebagai jaminan, sebagai menjamin kepentingan peminjam atau institusi kewangan yang membolehkan bayaran dikeluarkan kepada pemaju.

Hartanah bercagar terbahagi kepada dua:

Cagaran secara gadaian/charge

Dikenakan kepada hartanah landed yang mempunyai hak milik individu atau hartanah hak milik Strata yang sudah mempunyai pemilikan secara berasingan. Bagi hartanah hak milik individu atau hak milik Strata, ia juga merujuk kepada hartanah yang didaftarkan padanya gadaian (Borang 16A Kanun Tanah Negara)

Penyerahan hak/assignment

Dikenakan kepada hartanah landed (bukan hak milik individu) atau hartanah yang masih di bawah hakmilik induk (Master Title). Bagi kategori ini, ia merujuk kepada hartanah yang didaftarkan padanya Surat Ikatan Penyerahan Hak (Deed of Assignment By Way of Security)

Pemilik hartanah bercagar tidak boleh memindah milik hartanah ini kepada orang lain selagi pinjamannya tidak dilunaskan. Kebiasaannya, hartanah bercagar akan dilepaskan dari gadaian atau surat ikatan penyerahan hak selepas peminjam melunaskan segala pinjaman bank.

4. Bolehkah rumah yang belum habis dibayar dihibahkan?

Boleh. Ini diambil atas ijtihad Profesor Dr. Wahbah Az-Zuhaili iatu dengan syarat hutang atau pinjaman bank itu dilangsaikan jika meninggal dunia. Yang dimaksudkan oleh pernyataan tersebut ialah, perlu adanya MRTA atau MRTT. Kos MRTA atau MRTT adalah sekitar RM1,600 sahaja untuk satu hingga tiga geran rumah.

5. Macam mana nak buat pengisytiharan hibah?

Pengisytiharannya perlulah dibuat oleh peguam atau perunding pewarisan harta yang bertauliah dalam menguruskan hibah.

Dapatkan khidmat peguam atau perunding perwarisan harta dari syarikat amanah yang bertauliah. Pihak ini juga boleh bertindak sebagai pemegang amanah kepada harta pusaka.
Draf dokumen pengisytiharan hibah.
Buat pengesahan dokumen tersebut di Mahkamah Syariah atau masukkan Private Caveat (Kaveat Persendirian) di Pejabat Tanah. Ini bertujuan untuk mengelakkan ia dituntut oleh waris lain sebagai harta pusaka.

6. Apakah manfaat hibah?

Seringkali kita mendengar, waris si mati perlu turun naik mahkamah selama bertahun-tahun bagi menyelesaikan kes tuntutan harta si mati. Selain menelan belanja, ia turut mengganggu emosi si waris. Justeru, pemberian hibah dilihat dapat membantu mengurangkan masalah kelewatan menyelesaikan tuntutan harta pusaka peninggalan si mati. Selain itu juga, sifat hibah yang berkuatkuasa serta merta tidak memerlukan proses yang rumit kerana ia dilaksanakan semasa pemberi masih hidup. Ini dapat mengurangkan konflik dan ketegangan di antara waris si mati. Kes hibah akan diputuskan sebagai sah sekiranya memenuhi rukun hibah yang ditetapkan oleh Jumhur Fuqaha’.

Kesimpulannya, penyelesaian yang terbaik yang boleh mengelakkan konflik berpanjangan di antara waris ialah melalui Hibah Bersyarat atau HBRB. Kepada suami dan isteri, buatlah perancangan yang terbaik bermula dari sekarang. Walaupun hibah bersyarat telah mengundang pelbagai pendapat Fuqaha’, namun pada dasarnya, kita tidak terikat dan boleh menerima satu daripada pendapat mereka kerana konsep hibah tidak termasuk dalam perkara berkaitan akidah, akan tetapi merupakan satu daripada amalan muamalat yang tidak merosakkan akidah.

Perletakan syarat ketika memberi hibah semakin banyak dipraktikkan. Perletakan sebarang syarat yang bebas daripada unsur zalim atau menafikan sebarang tujuan hibah boleh diapplikasikan, termasuk syarat ‘Umra dan Ruqba. Selanjutnya, syarat-syarat tersebut mestilah tidak bercanggah dengan dasar syarak dan bebas daripada unsur haram. Kefahaman mengenai konsep hibah amat penting kepada masyarakat sebagai persediaan ilmu perancangan harta supaya pemilikan harta dapat diagihkan secara adil dan saksama.

Disediakan oleh LBS Bina on 17 April 2022

Diterbitkan

BM:https://www.iproperty.com.my/guides/hibah-hartanah-bercagar-ms/

ENG:https://www.iproperty.com.my/guides/concept-of-hibah-can-you-bequeath-a-house-that-is-under-a-housing-loan-to-someone-else/

Build your own house or buy a ready-to-move-in house? Which one is better?

D on March 16, 2022

Are you still on the fence about whether to build your own house or buy a house? No matter what your choice, make sure you first consider the costs, advantages and disadvantages, and other related things before owning your dream home.

For those who fantasised to own a dream home, you will definitely look at some of the options available before making the best decision. The most popular dilemma is often between building your own house or buying a house, which one is better? If some of you are still wondering about the best option, in this article we will share with you a few tips that can help you make the best choice for yourself.

1. First, study your goals

Before you go any further, the first thing to do is study the goals of why you want to own a house. Is your goal for investment or to live there?

Owning a house as an investment

If you wish to own a house as an investment, in this situation, you should buy a ready-to-move-in house. To get the best investment home, you can start by doing research on the location and price of the house. If you know where to get the best offer, the price of this house can be further slashed with a discount from the housing developer for under-con houses while for subsale houses you can negotiate the price with the landlord.

Owning a house to live in

If you wish to own a house to live with your family, there are two options; buy a house or build your own house. For those with better things to deal with and who cannot manage the process of building a house from beginning to end, just buy a house from the property developer or the subsale housing market. If you want a personal touch and style, you can build your own house for more satisfaction. There are 12 steps to building your own house in Malaysia if you are interested.

2. Do you own a piece of land or not

Now let’s see what to do if you own a piece of land and what is the option if you have none.

If you own a piece of land

Next, do you own land or not? If you already own one or want to build a house on your parents’ land, there is an assistance scheme that can be utilised, namely the SPNB Skim Rumah Mesra Rakyat (RMR). What is interesting regarding this programme is, successful applicants will get a construction subsidy of RM20,000. For those who are eligible, it is a relatively large amount and can be fully utilised. The Rumah Mesra Rakyat application can be made on the official website of Syarikat Perumahan Negara Berhad (SPNB), RMR Online System.

For those who are not eligible to apply for the SPNB RMR Scheme, you can hire contractors to build your house. Yet you need to be wary of irresponsible house contractors who may cause your home construction project abandoned and overdue for a long time. In fact, make sure that the house that has been completed has a warranty or guarantee to ensure that if there is any damage to the house due to unsatisfactory quality of work, you can still claim your rights.

To ensure that the process of building a house on your land runs smoothly, make sure you make a valid written agreement with the contractor. Make sure every item is clearly stated such as house price as well as construction period.

Many companies offer home building packages for landowners. You just need to do a compare and contrast, and research to determine which company is recognised and fits your budget.

Also, if you own a piece of land, this does not mean you can freely build a house on the site. This is because each land has its land status. For example, if you want to build a house on agricultural land, you may need to change the status of the ‘agricultural’ to ‘building’ first, subject to the approval of the District Council.

In fact, some bank policies require the status of agricultural land to be converted to building land for them to approve loans. Even if the District Council in your area has already approved a building plan on agricultural land, it does not mean that your loan will be approved by the bank. Therefore, make sure you know the status of the land on which you want to build a house, do not build it yet as you have to demolish it if you do not get the approval of the Local Authority.

If you do not own a piece of land

If you do not own a piece of land, buying a ready-to-move-in house is convenient if you want to save costs. If you want to build your own house without owning a piece of land, you have to pay twice the expenses; buy the land and build a house.

3. Determine the nearby public facilities

In addition, don’t forget to research nearby public facilities. While this is important, this factor is often overlooked by homeowners. Public facilities such as schools, public transportation, police stations, electricity, and water supply close to your home will make your life more comfortable. Here are some of the advantages and disadvantages of building a house as well as buying a house from the public facilities perspective.

Build your own house

If you own a piece of land and you’re planning to build a house but it is very remote and isolated, you need to be willing to incur extra costs to get supplies such as electricity and water (additional costs will apply for electricity poles and pipes).
If it is too far and isolated, do consider the safety aspect especially if you have a family in case there’s a medical emergency or crime. Travel distances between public facilities such as hospitals and police stations should also be taken into account. However, if the area itself is already within proximity to any of these public facilities, you can already start the project in peace.

Buy a ready-to-move-in house

One of the undeniable advantages of buying a ready-to-move-in home is the strategic location. As a tactic to attract buyers, the housing developer will offer public facilities that are already available and close to the construction project.
Some of the construction projects that have been built are within a short distance from job opportunities. Not just that, facilities such as public transport can also be one of the attractions to buying a ready-to-move-in house. So, as a homeowner, you just have to make a choice of which location you want.

4. Calculate the cost to build your own house and buy a house.

Attractive young woman and her handsome husband looking at each other while calculating family expenses, interior of spacious living room on background

It is not a 100% complete decision if you don’t make a cost calculation. Here are some important things to consider before making calculations for each of these options.

Build your own house

Cost calculation should be done from the beginning of the construction project to the end of it. Also, make more allocations as you may have to bear other additional costs such as rising building material prices. If you are taking a package with a homebuilding company, make sure you only pay the promised package price.

Loans for building a house

To build a house, two parties will usually provide house building loans, namely government loans for civil servants and bank loans. For Government Housing Loans/ Lembaga Pembiayaan Perumahan Sektor Awam (LPPSA), the government offers two types of loans for the construction of houses on your land with several conditions:

House construction can only begin after the loan is approved
The building plan is approved by the local authority and the approval period is still in force
The house must be built according to the plan during the loan approval
Fees will be paid based on the development of the stage of the house being built.

For bank loans, the approval conditions and loan policy depend on the bank itself. For a home-building loan with a bank, you need to ask your bank officer about the conditions that have been set.

Buy a ready-to-move-in house

For those who want to buy a ready-to-move-in house, the cost to be incurred depends on the home market whether subsale or undercon. As for the auction house market, it will depend on the price bid and any cost of repairing the damaged house. The calculation of the cost for this completed house is easier to anticipate because the costs involved do not depend on fluctuations in the price of building materials.

5. Allocate a budget that you can afford and evaluate

Once you’re done with the calculation, compare the required cost with your budget. Also, make sure the budget is made based on your capacity and not just because you can afford it. Many simply take their eligibility factors and continue to make housing loans with their available salary regardless of their monthly commitments as well as their lifestyle expenses. Also, set a maximum budget that you can afford. For example, if your income can only afford to pay a loan of RM150,000 make sure your budget does not exceed this amount. This can prevent you from incurring the burden of additional monthly repayment.

6. Advantages and disadvantages: Build your own house or buy a ready-to-move-in house

We compare the advantages and disadvantages between building your own house and buying a ready-to-move-in house to make it easier for you to make a decision.

Advantages of building a house on your land

If you want to build your own house, here are the advantages:

A home design can be set according to your taste
You can build a house with a budget as low as RM100/per sq. ft up to as expensive as RM300/ sq.ft
Those who plan to expand the size of the house in the future may plan from scratch. For example, in the future, you want to add a fish pond at home and you already have a budget. During the early stages of house construction, you can already allocate the land area for the desired fish pond.

Disadvantages of building a house on your land

At the same time, you must also take into account the disadvantages of building a house on your land.

To save costs, you need to have your land
You need to have a basic knowledge of the whole process of building a house to prevent you from being cheated by parties trying to manipulate you
There may be additional costs from the original calculation. Construction prices may go up or you have to hire other construction workers
Usually to build a house yourself need to make two loans, namely a loan to buy land (if you do not own a piece of land) and a loan to build a house
Housing loan payments should start as soon as the money is received. Therefore, while the house is being completed, you may have to pay off the loan (and maybe rent too) while waiting for your house to be ready
If you are not careful when choosing a home contractor services, you may face the risk of being scammed by the contractor.

Advantages of buying a ready-to-move-in house

Buying a ready-to-move-in house also has its advantages. You can choose to buy a house in the primary market or a sub-sale house.

You do need to know about the technical aspects of construction and construction costs, you just need to know the process of buying a house
The risk of going over a set budget is lower because most cost estimates will not exceed a set rate
There is no risk of being cheated by the contractor
Completed houses are usually complete with other facilities such as shops, schools, etc
For those who need loans, more housing loan assistance schemes are being offered to buy ready-to-move-in houses.

Disadvantages of buying a ready-to-move-in house

Now, let’s see the downside of buying a house.

An auction or sub-sale house can be at risk of being damaged and requiring additional repair costs
For the undercon housing market, irresponsible developers can risk the project being abandoned
There are no options for home design.

No matter whether you choose to build your own house or buy a ready-to-move-in house, each of these options has its advantages and disadvantages. What’s important, check your financial stability before making the choice that best suits you. Think wisely and consider all options before making a final decision. If you have experience in building your own house, share it with us. Whatever your choice is, good luck!

Presented by LBS Bina on 17 Mac 2022

Published at: https://www.iproperty.com.my/guides/build-house-vs-buy-house-which-one-is-better/

Kebaikan dan Keburukan Dalam Membiayai Semula Rumah Anda

D on February 21, 2022

Anda masih ragu-ragu untuk membiayai semula atau refinance rumah anda? Sebelum membuat keputusan sama ada untuk teruskan atau tidak, jom bandingkan kelebihan dan kekurangan membiayai semula rumah di dalam artikel ini.

Jika sebelum membuat pinjaman perumahan dahulu, anda perlu membuat kajian serta mendapatkan ilmu tentang pinjaman perumahan mana yang terbaik untuk anda, sebelum meneruskan pembelian, sama seperti membiayai semula atau refinance rumah, anda tetap perlu membuat perbandingan dan kajian sebelum membuat keputusan yang terbaik. Jika sebelum ini kami telah kongsikan tentang perkara yang anda perlu tahu tentang refinance rumah serta mengapa orang memilih untuk refinance rumah, kali ini pula kami kupaskan dengan lebih mendalam tentang kebaikan dan keburukan refinance rumah ini. Jadi, jom kita bermula!

Maksud refinance rumah ( membiayai semula pinjaman)

Sebelum kita pergi lebih lanjut, kita kongsikan secara ringkas apa yang dimaksudkan dengan membiayai semula pinjaman. Secara mudahnya, membiayai semula pinjaman bermaksud membuat pinjaman atau pembiayaan semula terhadap rumah yang masih mempunyai hutang dengan pihak bank. Pinjaman baru akan dibuat bagi membayar hutang pinjaman lama berdasarkan dengan harga nilaian semasa rumah. Oleh itu, pemilik rumah hanya perlu membayar ansuran bulanan bagi pinjaman baru yang dilakukan.

Kebaikan refinance rumah

Sebenarnya, refinance rumah atau membiayai semula pinjaman ini mempunyai beberapa kebaikan yang boleh dimanfaatkan oleh pemilik rumah dalam beberapa situasi kewangan. Berikut kami kongsikan beberapa kebaikan refinance rumah kepada pemilik rumah:

1. Kurangkan bayaran komitmen bulanan dengan memanjangkan tempoh pinjaman atau pembiayaan

Apabila anda membuat pinjaman baru, anda akan diberi tempoh masa yang baru untuk menyelesaikan hutang. Bagi sesetengah keadaan, tempoh pinjaman yang lebih lama dan kadar faedah yang lebih rendah akan mengurangkan bayaran ansuran bulanan kepada pihak bank.

Salah satu kebaikan refinance rumah yang pernah dikongsikan di dalam artikel kami sebelum ini ialah anda akan mendapat cashback daripada kenaikan nilai hartanah. Jika anda bijak menggunakan cashback ini, ia boleh digunakan untuk menyelesaikan hutang lain dan seterusnya mengurangkan bayaran komitmen bulanan.

Sebagai contoh, anda mempunyai hutang lain seperti pinjaman peribadi, kereta dan motor. Dengan mendapatkan cashback daripada refinance rumah ini, anda boleh melangsaikan hutang lain dan mengurangkann komitmen bulanan. Apabila komitmen bulanan semakin berkurangan, anda akan mempunyai lebihan tunai setiap bulan yang boleh digunakan sebagai simpanan.

Kami kongsikan suatu situasi dan pengiraan mudah:

Ali mempunyai hutang rumah, kereta dan juga pinjaman peribadi. Berikut merupakan pengiraan komitmen bulanan beliau:

Ansuran bulanan rumah semasa: RM 1 100

Ansuran bulanan pinjaman peribadi: RM 300

Ansuran bulanan kereta: RM500

Jumlah komitmen bulanan: RM 1 900

Sewaktu beliau membuat pinjaman rumah 5 tahun yang lalu, harga rumah tersebut ialah RM 238 000, Ali mengambil keputusan untuk refinance rumahnya setelah harga rumah itu naik kepada RM 400 000.

Dengan membuat pinjaman baru katakan dengan kadar faedah 3.1% dengan margin pinjaman perumahan sebanyak 90% selama 35 tahun. Setelah menyelesaikan semua hutangnya, Ali hanya perlu membayar pinjaman perumahan yang baru ini dengan ansuran bulanan sebanyak RM 1,700. Beliau telah mengurangkan komitmen ansuran bulanan beliau sebanyak rm 200 setiap bulan! Teknik ini juga dinamakan debt consolidation atau penyatuan hutang.

Penafian: Pengiraan yang ditunjukkan bukan nilai yang tepat. Jumlah yang dinyatakan hanya sebagai anggaran bagi memudahkan pemahaman. Sila rujuk kadar berdasarkan tawaran yang disediakan bagi setiap bank.

2. Dapat rebat atau diskaun penyelesaian awal pinjaman

Jika anda bijak memanfaatkan peluang yang ada, ada sesetengah bank akan memberi rebat dan diskaun sekiranya anda menyelesaikan hutang pinjaman perumahan lebih awal. Ini akan lebih menjimatkan wang anda!

Namun begitu, bukan semua pinjaman perumahan yang menawarkan diskaun pinjaman perumahan ya! Anda perlu berhati-hati kerana terdapat pinjaman perumahan yang mempunyai lock in period.

Lock in period ini secara mudahnya membawa maksud anda akan dikenakan penalti kerana menyelesaikan pinjaman perumahan lebih awal daripada tempoh masa yang ditetapkan. Ya, menyelesaikan hutang lebih awal jika tidak kena dengan caranya, menambah hutang anda pula! Jadi, pastikan anda tahu dan faham tentang jenis pinjaman perumahan yang diambil.

3. Boleh menukar pinjaman kepada bank yang berbeza

Katakanlah, anda kurang bersetuju dengan polisi pihak bank A, dengan cara refinance rumah, anda juga boleh menukar kepada pihak bank yang berbeza. Bukan itu sahaja, tahukah anda, bagi penjawat awam, mereka juga boleh menggunakan teknik refinance rumah ini daripada pinjaman LPPSA ke pinjaman bank? Malah, dalam beberapa situasi, keadaan ini akan lebih menguntungkan pihak peminjam.

4. Boleh menukar jenis pinjaman konvensional ke islamik

Bagi mereka yang beragama islam, mendapatkan jenis pinjaman islamik pastinya merupakan pilihan utama. Jika sebelum ini, pinjaman lama anda berunsurkan pinjaman konvensional, salah satu cara untuk menukar jenis pinjaman perumahan ini juga boleh dilakukan dengan teknik refinance rumah.

Berikut merupakan beberapa kelebihan pinjaman islamik berbanding pinjaman konvensional:

Kadar keuntungan siling merupakan keuntungan maksimum yang boleh dikenakan di bawah pembiayaan berasaskan jualan. Keuntungan pinjaman adalah berdasarkan kadar BFR Islamik dan boleh diubah berdasarkan keadaan pasaran ia tidak boleh melebihi kadar keuntungan siling.
Keuntungan akan dicaj berdasarkan prinsipal yang belum dijelaskan tanpa melibatkan unsur kompaun.Dengan tiadanya unsur kompaun, jumlah keuntungan yang mesti dibayar untuk pembiayaan adalah jauh lebih rendah berbanding pinjaman konvensional yang menjadikan caj pembayaran lewat juga lebih rendah.

5. Mengeluarkan nama daripada pinjaman perumahan bersama

Salah satu kelebihan pinjaman rumah bersama ialah anda boleh menggunakan nama bersama pasangan untuk mengukuhkan lagi pinjaman dengan menggabungkan sumber pendapatan daripada dua pihak.

Sekiranya, anda dan pasangan sudah stabil dan mungkin berniat membuat pinjaman perumahan baru untuk menambah rumah dan ini rumah yang ketiga, kebiasaannya, margin pinjaman perumahan yang akan diberikan kepada anda dan pasangan ialah 70 % sahaja.

Oleh itu, anda boleh memanfaatkan teknik refinance rumah ini dengan menukar pinjaman perumahan bersama in, tukar pinjaman di atas nama satu individu , suami sahaja (sebagai contoh) dan isteri akan mempunyai suatu lagi kuota margin perumahan sebanyak 90%!

Bukan sahaja sah di sisi undang-undang, anda juga akan menjimatkan lebih banyak wang bagi proses pembelian rumah ini.

Keburukan Refinance Rumah

Dalam setiap perkara, pastinya tidak ada semua yang sempurna. Setiap[ pilihan yang dibuat pastinya akan mempunyai kelebihan dan kekurangannya yang tersendiri. Berikut merupakan beberapa keburukan membiayai semula rumah anda.

1. Yuran terlibat bagi proses refinancing

Bagi mendapatkan pembiayaan semula ini, anda akan mengalami proses yang sama semula seperti membeli rumah termasuklah yuran penilaian hartanah atau property valuation.

Berikut merupakan beberapa kos lain yang mungkin terpaksa ditanggung oleh anda sebelum mendapatkan cash out atau cash back daripada rumah yang telah dibiayai semula iaitu:

yuran pemprosesan bank
bayaran guaman
duti setem
yuran perjanjian jual beli (SPA)
MRTA

Jika kos yuran yang perlu dibayar ini melebihi daripada apa yang anda dapat daripada cashback, mungkin anda patut fikirkan semula keputusan untuk meneruskan pembiayaan semula rumah ini.

2. Bayaran ansuran bulanan makin bertambah sekiranya memendekkan tempoh pinjaman

Sebenarnya, tempoh pinjaman yang lebih pendek boleh menjadi salah satu kebaikan refinance rumah. Namun begitu, sekiranya anda tidak mampu atau tidak mempunyai pendapatan yang stabil untuk membayar ansuran bulanan yang lebih mahal ini, ia mungkin seolah-olah jerat yang dipasang terkena diri sendiri.

Oleh itu, sebelum membuat keputusan terburu-buru untuk terus membiayai semula pinjaman perumahan hanya kerana ingin memendekkan tempoh pinjaman hanya kerana anda mempunyai pendapatan sekarang, nilai semula risiko ini dalam masa jangka masa panjang kelak.

3. Jumlah pinjaman makin bertambah mengikut harga rumah semasa

Apabila anda membiayai semula pinjaman perumahan atau refinance rumah, ia akan mengambil kira nilaian harga pasaran semasa. Ya, mungkin anda seronok mendapat lebihan wang tunai, tetapi jumlah pinjaman anda juga pastinya bertambah mengikut harga semasa rumah tersebut.

4. Refinance mungkin mengambil tempoh masa yang panjang

Jika anda ingin menggunakan lebihan duit daripada refinance rumah ini pada saat yang terdesak dan segera, mungkin ia bukan pilihan yang sesuai. Memandangkan proses membiayai semula pinjaman perumahan ini perlu melalui proses yang sama seperti membeli rumah semula, ia pastinya mengambil masa.

Secara anggarannya, tempoh masa yang diperlukan bagi semua proses ini mengambil masa 3 hingga 5 bulan jika tiada sebarang masalah. Sekiranya terdapat masalah lain, ia mungkin akan memakan masa yang lebih lama.

5. Risiko dikenakan penalti jika pinjaman ada lock in period

Seperti yang diterangkan sebelum ini, anda mungkin akan dikenakan penalti sekiranya pinjaman tersebut mempunyai lock in period. Jadi, pastikan anda berhati-hati sebelum meneruskan secara terburu-buru untuk terus pembiayaan semula pinjaman perumahan.

Sebenarnya, adakah refinance rumah atau membiayai semula rumah ini mendatangkan lebih banyak kebaikan atau keburukan? Tiada jawapan yang pasti sebenarnya bagi soalan itu. Semuanya bergantung kepada keadaan kewangan anda sendiri, untuk membuat keputusan yang terbaik. Bak kata pepatah, tepuk dada, tanya selera. Kali ini, tepuk dada, tanya situasi kewangan sendiri. Apapun pilihan anda, semoga ia yang terbaik!

Presented by LBS Bina on 17 Feb 2021

Published at: https://www.iproperty.com.my/guides/finance/kebaikan-dan-keburukan-dalam-membiayai-semula-rumah-anda/

10 Qualities of a Good Neighbourhood

D on January 27, 2022

Anyone who has ever bought a house knows that this can be scary. Sometimes you find out that the house is nothing like you wanted it to be, only to find out too late. That’s why it’s important to know which neighbourhood is the best fit for you.

The perfect house is not necessarily the one with the most bedrooms or bathrooms, not even the one with the biggest kitchen. It’s the one that makes you and your family happy, and a happy house means a happy neighbourhood. Neighbours are part of our daily lives. They are part of the process of socialisation. Socialisation is the process in which we interact with other people.

How is a good neighbourhood made

A truly great neighbourhood feels like it has been created with you in mind. It is well kept, quiet and there is a high level of pride shared by all the residents. Good neighbours enrich a neighbourhood. They check on each other during a crisis, organize charity events and cleaning days, and share tips for good deals. By the same token, bad neighbours can make life miserable. Through loud music or constant traffic, they can disturb the peace of a whole community.

Ask yourself if your new neighbourhood is suited to you. Neighbours represent an opportunity. Maybe you need what they have. Who knows, they may need what you could bring to them? Know that you are not alone in your neighbourhood; find out what the responsibilities of good neighbours are.

They say that the kind of company you keep can have a big impact on the way you live. The same goes for the kind of neighbours you have. A happy neighbour equals happy life. To have good neighbours, you must first become a good neighbour yourself.

What are the qualities of a good neighbourhood

We are always trying to look for a good area to live in, a nice house, and most importantly, good neighbours. This will influence the decision to either move to the area or start looking for another area. To help you decide what your needs and wants are, we have compiled a list of 10 essential qualities that make a neighbourhood feel like home.

1. Safe environment

A good neighbourhood is a safe, friendly place where most people know one another. A strong sense of community and a commitment to family values help keep a good neighbourhood safe for children and women. This will take the worries off your mind if you are a single woman who is living alone or busy parents who are struggling to ensure their children are free from harm.

2. Convenient neighbourhood

There is a reason why a convenient neighbourhood is high in demand. Find everything you need to live a happier, healthier, better life. Convenient and easy-to-use neighbourhood amenities create a sense of community. A convenient neighbourhood park, schoolyards within walking distance, grocery stores, and other businesses are all examples of elements that enhance the neighbourhood feel.

3. Pedestrian-friendly

The ability to freely explore the area on foot and easy access to public transit. Having both of these qualities makes for seamless travel. It’s safe and easy to get around on foot or by bicycle; you can enjoy great places to shop, as well as diverse entertainment and cultural experiences.

4. Green landscapes

What is good for the environment is good for everyone. A lot of property developers have started focusing on building eco-friendly residences. In Malaysia, green buildings are the next big thing and there are at least 17 certified green buildings in this country. Green landscapes with trees and small parks can often add a lot of value and character to a neighbourhood. A new approach to living that is healthier for us, healthier for our children’s children, and healthier for our world. Also, with parks just around the corner, you can wind down after a tiring day at work and you can even spend the weekend doing fun activities at the park with your family.

5. Accessible

A well-designed community enables easy access to all types of amenities and facilities, which a good neighbourhood provides. These include supermarkets, healthcare centres, schools, higher institutions, services and public transportation systems.

Nearby healthcare centres

The quality of healthcare is very important. Medical staff that can respond to emergencies quickly and accurately will drastically improve your well-being. Proximity to hospitals and medical facilities also helps prevent falls and accidents in homes, providing families with more safety and security.

Nearby public services such as police and fire station

Locating your home near the police station and fire station is one of the most important steps to take for achieving this peace of mind. This is to ensure help can be reached on time when unexpected incidence happen. Not just that, being close to public services like parks, banks, and government offices make like more convenient as you do not have to travel far to get assistance.

Nearby schools and higher learning institutions

A neighbourhood that is within a hop, skip and jump from schools and universities has always been a winner. There is always a demand for properties located near these amenities. For example, an area that is popular with international schools will be swarmed by the expatriate communities, whereas an area that is a short distance away from higher learning institutions is preferred by local and international students. The demand for properties in an all-rounded neighbourhood will never stop as people are always looking to settle down in this area.

Nearby public transportation hub

The best way to get around the city is via an LRT or MRT. If you live near one of the main train lines, you are never far away from your next destination. Other than easier commute, it promises a far bigger surge in property value as it is for both buyers and renters. Even though you might pay a more premium price for living close to the main rail lines, you will get to enjoy seamless accessibility. If you’re looking to buy a property in the Klang Valley, there are at least nine townships in the Klang Valley with the easiest access to LRT and MRT lines. In Cheras alone, there are more than 11 properties near MRT stations while in Subang Jaya there are more than 10 properties near LRT stations. Not just that, Shah Alam also has become a favourite for people who want to live in greener, quieter surroundings and yet still have easy access to amenities. Six of LRT 3 stations will be passing through Shah Alam when it starts operation in 2024.

6. Variety of housing types

A good neighbourhood should have a mix of housing options, including low-rise apartments to single-family homes, for people who want different lifestyles. On top of that, it also should be able to offer properties from different price spectrums so people have more options according to their budget. Different types of properties and houses in Malaysia also come with different titles. Thus, homebuyers should be aware of the titles as they will affect property ownership and the transfer of ownership.

7. Interesting architecture and design, comfortable and appealing

Thoughtfully planned and architecturally distinctive, with a comfortable and appealing climate every day of the year. A neighbourhood with a mix of architectural styles, comfortable and appealing public places and good bones for future development is the kind of place you would love to live in.

8. Active community to solve issues in the neighbourhood

A neighbourhood where neighbours take care of one another, connect with their community and gather together to solve problems.

9. Friendly and welcoming neighbours

You can live more comfortably when you are familiar with the people on your street. That is why the best neighbourhoods are ones where you recognize everyone on your block. Get to know your neighbours, and they will be there for you when you need help.

10. Low crime rates

We all want to live in a neighbourhood where we feel safe. A low crime rate can help you create a safe neighbourhood and take the worries off your shoulder. Do background research of your preferred neighbourhood before you decided to move there. You can talk to people who live within the area to get a glimpse of the neighbourhood.

How would you describe a good neighbour

Good neighbours are some of the best people in your life. If you ever help someone carry in their groceries or lend a hand when they are in need, you are being an exemplary neighbour. Although some people think that neighbours are just random people who live on either side of your home, there are some traits that all good neighbours have. These six rules will help you become a better neighbour today.

Take the time to create good conditions and build relationships with all neighbours.
Every time a neighbour does something nice, he or she passes it on to at least two other neighbours.
Good neighbours can be friends, but they do not have to be best friends.
A good neighbour knows how to bring people together, forcing this neighbourly communication could end up hurting more than helping.
Neighbours that know how to respect people. Good neighbours teach their children what boundaries mean, literally and figuratively, by explaining where their property ends and their neighbours begin, and what rules are involved.
Good neighbours will be helpful during difficult times. Offer to help your neighbours with chores, even if it’s just carrying in the groceries.

What are the responsibilities of a good neighbour

Being a good neighbour is as easy as being a good soul. If you wish to have a peaceful and safe neighbourhood, then be an ideal neighbour. This will not only teach you to live peacefully but also be responsible for your actions. The tips below are surely going to help you be a good neighbour.

Good neighbours keep the whole neighbourhood looking beautiful. By keeping up with basic yard work, making sure that the lawn is mowed, hedges are trimmed, and weeds are kept at bay.
Bring a level of security to a neighbourhood. When a neighbourhood has good neighbours, there tends to be less crime and everyone feels safer.
Continue seasonal maintenance. Neighbours who beautify their outdoor space with flowers and other greenery set an example for the rest of the street.
Actively participate in community changes and decisions. Caring neighbours stay informed about community issues and go to the polls.
Do not fight for the right to celebrate. The politest neighbours inform others of the gatherings and ask that they let them know if it gets too loud.
Be conscientious about outdoor decorations. Decorating for the holidays is a great way to spruce up your outdoor space, but make it a house rule to take down your haunted houses and fairy lights within a few weeks of the holidays.

Presented by LBS Bina on 15 Jan 2021

Published at: https://www.iproperty.com.my/guides/qualities-of-a-good-neighbourhood/

Common Rituals And Taboos Moving Into New House

D on November 30, 2021

Feng shui is a pseudoscientific traditional practice originating from ancient China, which claims to use energy forces to harmonise individuals with their surrounding environment. The term ‘feng shui’ literally translates as “wind-water” in English, and is considered as one of the Five Arts of Chinese Metaphysics, classified as physiognomy (observation of appearances through formulas and calculations). The feng shui practice discusses architecture in terms of “invisible forces” that bind the universe, earth, and humanity together, known as qi.

In today’s age, the new generations hardly believe in this practice anymore. In Malaysia, the practice of feng shui transcends through races. Each race has their own set of beliefs and whether you personally believe in it or not, today we are going to talk about the feng shui beliefs among Malaysia’s three main races.

The Malays, the Chinese, and the Indians, all have their own moving rituals that they practice before moving in into a new, empty house. Of course, these days, practicing these rituals is more of a pleasing act for the parents, although the belief is starting to regain popularity among youngsters who are interested in having “good energy” flow through their house.

For Malays, their moving ‘feng shui’ is based on their religion – Islam. As Muslims, they’d recite surahs from the Quran and perform azan and prayers when they first move in into an empty house. Muslims believe in the existence of other entities / spirits, and these entities are believed to often reside in empty, “abandoned” houses and by doing these moving-in “rituals”, it’ll alert the entities of new residents coming in and that they should leave the house. Muslims also believe this practice will help guard the house from any visit of these entities for as long as they reside there.

The Malays also often organise a housewarming event whenever they move in into their new house. Traditionally, the event begins with prayers recital known as ‘doa selamat’. Usually but not necessarily, a Tok Imam (religion leader) would lead this recital as to bless the home and the family living in it. Alternatively, this recital can also be led by an elderly male of the family. The event is then followed by a feast session that is meant to form bond between the family and their new community. It is also often used as a chance for them to introduce their family members and friends to their new neighbours and vice versa. This practice often initiates trustworthy relationships between the parties involved.

The Chinese community is also rich with traditions and feng shui beliefs when they want to move in into a new house. Traditionally they would leave the lights on starting three days before moving-in day as to fill the house with ‘yang’ (positive) energy and to rid of any ‘yin’ (negative) energy. Moving in into a new house filled with yang energy indicates a new positive beginning for the family that will hopefully lead to many fruitful opportunities and abundance of prosperity.

Another common Chinese tradition is to open all doors and windows when first moving in. Generally, this allows fresh air and sunlight to travel in and out of the house, creating a fresh atmosphere and making the new home feels vibrant. However, this ritual is also embedded in the yin & yang belief. By leaving the doors and windows open, it is believed that it will attract more positive and prosperous energy to flow into the home, increasing the family’s luck.

As for the Indians, their moving-in beliefs are just as interesting as the other two races. A huge majority of the Malaysian-Indians are Hindus, and when they first move in into a new home, they would invite a priest over to lead the moving-in prayer. This includes setting up a prayer room and displaying a photo of one of their Gods and setting up an oil lamp. Post-prayer, the family will then boil milk in a brand-new pot until it overflows and spills over. This milk is now considered as holy water, and it will be offered to the family’s patron God and the remaining will be served to the guests. A portion of it will be sprinkled around the house to ward off evil spirits and negative energies.

Another traditional feng shui ritual for the Indians is to break a coconut – a fruit that is considered as sacred and pure according to Hindu values. Families are encouraged to break a coconut by throwing it onto the ground when they are moving in into a new home as an act to receive blessings from God. This ritual is also a common practice during other various occasions such as weddings and festivals.

These are among the common feng shui practiced by the three main races in Malaysia. Being a melting pot of races and culture, there are plenty more races with plenty more beliefs that are practiced in Malaysia, and whether you believe in them or not, it sure is interesting to learn about them and to cherish the diversity among us Malaysians.

Savvy With Property Abbreviations

D on October 28, 2021

Planning to buy your first house? There’s really no better time to do so! Especially with the HOC extended till the end of 2021, as well as BNM maintaining its OPR at an all-time low of 1.75%. You also happen to have a healthy DSR? Great! Hold up, you look confused, did all these abbreviations confuse you? Believe it or not, we were once in that spot.

The process of buying your first home can be overwhelming because it is not merely a cash and carry process. Besides having an in-depth knowledge of the potential property, being well-versed with banking and property abbreviations is equally as important.

In this article, we won’t be going too in-depth on every abbreviation so that you can take your time to digest all this info. Here is our pick of property abbreviations that you need to know to help ease your way on your journey to securing your first home:

1. HOC

Introduced back in 2019, HOC is the abbreviation for Home Ownership Campaign, a government initiative intended to aid homebuyers in search to purchase their dream property and simultaneously catalyze sales of unsold properties in the housing market of Malaysia. The HOC comprises significant stamp duty exemptions on Instrument of Transfer, Instrument on Loan Agreement, and much more. Be quick though because this campaign is only here to stay till the end of 2021.

2. MPC, BNM, and OPR

Hear us out on why we place them together. The Overnight Policy Rate (OPR) is an overnight interest rate set by the Monetary Policy Committee (MPC) of Malaysia’s central bank, Bank Negara Malaysia (BNM) intended for monetary policy direction. Remember how we mentioned that at the time of speaking the OPR is at its all-time low and that’s a good thing? The lower the OPR is set, the cheaper it is to take a loan and thus, better capabilities of accessing capital, be it for personal or commercial reasons, and vice versa.

3. DSR

A Debt Service Ratio (DSR) is a method used by banks to gauge your ability to afford the loan that you just applied for. When purchasing a house, DSR is crucial as banks use this formula to determine the amount that you can afford to pay for your monthly property loan instalments. A healthy DSR is in the 30-40% range. In short, the lower your DSR, the merrier but should your DSR be on the high side, don’t give up just yet. You can always seek advice from your bank on the highest DSR that they accept because every bank’s DSR limits may differ.

4. CTOS

Credit Tip-Off Services or better known as CTOS in short is a report that is issued by CTOS Data Systems Sdn Bhd, which is one of our country’s leading private Credit Reporting Agency (CRA) which archives an individual or organization’s complete credit record. Contrary to a Central Credit Reference Information System (CCRIS) report which only tracks credit history for the past one year, CTOS reports are stored indefinitely. A good CTOS score will boost your credit application approval and ultimately, bring you one step closer to your dream home!

5. DOA

No no, it’s not prayer in Malay, but instead stands for Deed of Assignment. DOA is a legal document that is used to transfer the ownership of a property/a debt from one party to another. It confirms the transfer of ownership from the ‘Assignor’ (the individual who currently owns the property) to the ‘Assignee’ (the individual who is acquiring the property).

6. MOT

The Memorandum of Transfer (MOT) is a legal document that follows the SPA and confirms the actual transfer of the ownership of the property. It confirms the actual transfer of ownership of a property. Wait, MOT sounds very similar to DOA, yes? Signing the MOT signing signifies that the Land Title will be transferred from the developer to you. For high-rise units, once it is divided, the MOT needs to be filed at the Land Office to transfer the ownership of the unit from the developer to the buyer. The signing of the MOT is the legal confirmation of transfer of ownership and generally forms the final step of the transfer process.

7. SPA

The Sale and Purchase Agreement (SPA) is an extremely important document that defines the terms of a house sale. A legally binding contract between buyer and seller that confirms mutually agreed conditions such as the method of payment, defect liability period, conditions of the property, fixtures, and fittings, and other relevant clauses.

8. DLP

Do you know how our new phones and electronics come with warranty? Defect Liability Period or DLP in short is sort of the same thing but for properties instead. It is a specific period where your developer is responsible to fix any defects identified in your new home. Spotted misaligned or hollow tiles, uneven paint, or crack ceilings? It’s part of the SOP for developers to thoroughly inspect the property before vacant possession (VP), while you get all excited for your new house, knock and skim through every corner of the house! Under the Housing Development Act in Malaysia, the DLP period is 24 months for individual titles and 36 months for strata titles, beginning from the day you take the keys for your new house, so start checking away!

9. CCC

CCC stands for the Certificate of Completion and Compliance (CCC) which is also by far one of the most important documents in the journey of securing your dream home. This black and white is issued when your newly built house is signed off as completed and safe for habitation, as evaluated and submitted by an appointed architect known as Principal Submitting Person (PSP).

10. BLR

To make it easy to digest, Base Lending Rates (short for BLR) is the base interest rate that banks internally turn to prior to finalizing the rate to charge for your home loan. To describe more precisely, BLR is the rate determined by each bank according to the cost needed to borrow the money to be lent to borrowers, which is determined by the aforementioned OPR.

Well done! You’ve made it till the very end. Of course, there’s so much more to learn in the world of property and every abbreviation actually deserves its very own article. But no worries, we are confident that you are now much savvier than when you started. Did you like what you read? Let us know in the comments down below how we can help you be better equipped in buying your new house!

#Let’sBeSavvy

When Is The Right Time?

D on September 30, 2021

The past decade has witnessed an upward trend in property prices. However, the past two years have taken a halt in the trend due to oversupply and added pressure to keep the prices down caused by the pandemic. Owning a property involves a long time commitment which will affect one financial situation. Much thought is put into it before an individual decides to purchase their first home or even their next one. With the declining market price, multiple campaigns and incentives, is it the right time to purchase? Even if it is for investment purposes, with the uncertainties due to the pandemic, what is the right choice?

The Home Ownership Campaign (HOC) was reintroduced in 2020 by the Government as an initiative of stimulating the property market and providing financial relief to homeowners. The joint effort between the Housing and Local Government Ministry (KPKT) and Real Estate and Housing Developers’ Association (REHDA) Malaysia aims to help first-time homeowners. Even so, the campaign is open to all Malaysians with no limit on the number of purchases.

There are pros and cons to this campaign. Other than the stamp duty exemption and 10% discount on the price, the Overnight Policy Rate (OPR) is also at its lowest. Do keep in mind, these benefits are only applicable towards newly launched projects and not applicable towards commercial units. Competitive pricing, location, accessibility and safety are among the factors that will influence buyers in making a purchase.

With the implementation of the multiple Movement Control Orders (MCO) in the past years during the pandemic, data have shown that Malaysians are more interested in spacious properties outside of the dense city areas. Landed units with competitive prices have shown higher demands compared to high-rise buildings.

LBS Bina offers you affordable options to choose from. Terraced houses, townhouses and even serviced apartments. With prices as low as RM250,000 for a unit at KITA Ria serviced apartments, the property offers you a cosy apartment for a close-knit community. This guarded apartment is located in the KITA @ Cybersouth township located within the developing Southern Klang Valley.

Easily accessible via major highways including the Putrajaya-Cyberjaya Expressway through Elite Highway, Maju Expressway (MEX), South Klang Valley Expressway (SKVE), North-South Expressway (NSE), Damansara-Puchong Highway (LDP), and Jalan Dengkil-Banting. Strategically located between Putrajaya and Cyberjaya, KITA @ Cybersouth is close to various key public amenities, such as commercial hubs, financial institutions, governmental administration centre, international airport, healthcare providers, and many others.

With all the enticing offers in the market, isn’t it the right time for you to make your purchase?

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10 Qualities of a Good Neighbourhood

Common Rituals And Taboos Moving Into New House

Savvy With Property Abbreviations

When Is The Right Time?

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