Apakah itu Kebenaran Pihak Berkuasa Negeri?

Pihak Berkuasa Negeri merujuk kepada keputusan Mesyuarat Exco Kerajaan Negeri. Bagi sesetengah Suratan Hakmilik, terdapatnya Sekatan-sekatan Kepentingan. Antara lain, ianya berbunyi seperti berikut:

TANAH INI TIDAK BOLEH DIPINDAH MILIK TANPA KEBENARAN MENTERI BESAR

Ianya juga sering disebut sebagai MB Consent. Jadi sekiranya ada terdapat sekatan yang seperti di atas, maka suatu permohonan Kebenaran Menteri Besar dan atau kebenaran Pihak Berkuasa Negeri hendaklah dipohon bagi membolehkan Pindah Milik dan Gadaian dilaksanakan.

Kenapa adanya MB Consent ini?

Ianya lebih bersifat polisi dalam kerajaan bagi mengawal proses Pindah Milik dan Gadaian bagi sesuatu kawasan tertentu. Ada antaranya dikawal supaya jumlah komposisi pemilik mewakili pelbagai bangsa dan ada antaranya bagi tujuan mengawal jumlah pemilikan tanah oleh bumiputera.

Apakah itu Suratan Hakmilik?

Suratan Hakmilik ibarat dokumen pengenalan diri bagi sesuatu hartanah. Pada setiap Suratan Hakmilik ada nombor yang kita panggil ia sebagai No. Hakmilik. Bagi tanah tersebut pula ada juga no. siri yang merujuk kepada tanah tersebut yang kita namakan sebagai No. Lot. atau No. PT

Apabila sesuatu tanah telah siap diplotkan dan dikeluarkan Suratan Hakmiliknya; pejabat Tanah yang berkenaan akan mengeluarkan dahulu Suratan Hakmilik Sementera (Qualified Title). Setelah tanah itu diukur dengan sempurna, barulah Suratan Hakmilik (Final Title) dikeluarkan.

Ada Suratan Hakmilik atau tanah yang ditabir selia oleh Pendaftaran Pejabat Tanah dan Galian yang kita panggil sebagai State Title. Manakala ada juga yang ditadbir selia oleh Pendaftaran Pejabat Tanah dan Daerah yang kita panggil sebagai Mukim Title.

Bagi tempoh pemajakan sesuatu tanah daripada Kerajaan Negeri terdapat dua jenis pemajakan. Satu jenis pemajakan ialah selama 999 tahun atau dipanggil Geran untuk selama-lamanya. Dan satu lagi pemajakan untuk tempoh 99 tahun atau 60 tahun atau 30 tahun. Ini biasanya disebut sebagai Pajakan Negeri atau Pajakan Mukim, mengikut mana yang berkenaan.

Urusan Konveyansi Antara Setiap Negeri Berbeza Dari Segi Urusan Administrasi Pejabat Tanah Masing-masing

Demikianlah urusan konveyansi pada setiap negeri-negeri di Malaysia. Ini kerana urusniaga tanah di Malaysia di tadbir mengikut negeri. Prinsip asas undang-undang tanah yang dirangka oleh Kanun Tanah Negara 1965 semuanya adalah sama. Iaitu Sistem Torrens. Namun perbedaan ini hanya terdapat dari segi undang-undang prosedural sahaja. Di mana setiap negeri punya alasan masing-masing mengapa dan kenapa ianya mesti diurus begitu dan begini.

Kali ini anda mungkin boleh belajar satu perkara paling asas. Iaitu tentang Title atau Suratan Hakmilik. Bahasa pasarnya sering disebut sebagai Geran. Istilah Geran telah disalahgunakan pada istilah Suratan Hakmilik. Mulai hari ini janganlah dipanggil dokumen itu sebagai Geran lagi. Ianya Suratan Hakmilik. 

The right for the original purchaser in the midst of the liquidator getting the Vesting Order.

Generally, the conveyancing of any property from A to B is governed by Sale and Purchase Agreement. For a perfect S & P ; it should contain this very clauses i.e.

Binding Effect of Agreement

This Agreement shall be binding upon the parties hereto, their respective heirs personal representatives successors in title liquidators and assigns.

AND THIS CLAUSE

Specific Performance

The parties hereto shall be entitled to specific performance of this Agreement. Provided that they have respectively complied with all the terms and conditions and obligations herein contained.

Therefore, any signed and stamped S&P between the Developer and Purchaser and the scenarios are below mentioned:-

1. If the property is not completed and the developer wind up - The Agreement is still bind against the liquidator and/or any parties becoming heirs/successor in title/assignee. The original purchaser's right in the S&P continues as well as they can seek any specific performance if they need to do so.

2. If the property cannot be completed for any reason whatsoever; the original purchaser can claim damages as provided in the S&P (from liquidators or any parties become heirs/successor in title/assignee) for all the monies as per progressive claim subjected to the liquidation process.

Back to the Question : What is the right for the original purchaser in the midst of the liquidator getting the Vesting Order?

The original purchaser will have all their right as per S&P including damages for Late Delivery, any penalties, as clearly provided so.

Note: This advice is given without prejudice

DIY Coveyancing : Pros and Cons

DIY-conveyancing is perfectly possible. If you are not put off by legal jargon and willing to deal with the large amounts of paperwork involved then you might manage without a professional conveyancer or solicitor. However, it is advisable to think about this very carefully, as it is a complex and time-consuming business. If it is not carried out properly you could, for example, find yourself involved in costly legal disputes over boundaries, or discover that there is a new road planned to be built opposite your home, or even that the seller did not have the legal right to sell the home.

In reality very few homebuyers undertake the conveyancing themselves, for three main reasons:

Many mortgage lenders will insist on employing a solicitor to protect their interests. They will not risk having shoddy conveyancing work.

There is a higher chance of things going disastrously wrong.

The other people involved may not be happy with you doing your own conveyancing, and may even reject your offer on this basis.

There are some cases in which DIY conveyancing is particularly inadvisable, for example:

the property is being sold by a divorcing or separating couple (this requires specialist skill or knowledge).

the property is not freehold.

the property is unregistered.

the property is not a house.

Who does the Conveyancing?

In Malaysia, most people hire a solicitor to undertake the legal side of buying their home. It is possible to do the conveyancing yourself, but it is time-consuming and also risky if you lack the necessary expertise. Although professional services are expensive, they have become cheaper in recent years and it is well worth the cost to successfully complete the purchase and to resolve any possible problems. This part of the process is crucial.

What is Conveyancing?

The term 'Conveyancing' refers to all the legal and administrative work associated with transferring the ownership of land or buildings from one owner to another. The conveyancing process starts after an offer has been made and accepted to buy a property and solicitors' details exchanged by the two parties.

Property and Conveyancing In Malaysia

Property and Conveyancing In Malaysia