Conveyancing
(Real Estate)

At Edward Ng & Partners, our Conveyancing team is dedicated to providing comprehensive legal services for all types of property transactions. Whether you are acquiring, disposing of, or leasing real estate in Malaysia, we assist you every step of the way — ensuring the transaction is smooth, compliant, and in your best interests.

What is Conveyancing?

Conveyancing refers to the legal process involved when ownership or interest in property is transferred (for example on a sale or purchase) or when property is subject to charges, leases or other dealings. In Malaysia, the process is governed by legislation such as the National Land Code 1965, which regulates land title registration and dealings. Our role is to guide you through the legal, regulatory and practical matters that accompany the transfer or change of property rights.

Core Services We Provide

Here is a breakdown of the key services our firm renders in the realm of conveyancing:

• Pre-transaction due diligence & title searches
  We conduct checks on land titles, existing charges, encumbrances, caveats and approvals required from the Land Office or State Authorities.

• Drafting and review of the Sale & Purchase Agreement (SPA)
  For both landed and non-landed properties (including sub-sale and new development projects), we draft or review the SPA, advising on your rights, obligations, completion timelines and any special conditions.

• Handling finance works and bank/loan matters
  Where the purchase is financed, we coordinate with banks or lenders, review loan agreements, prepare and perfect any charges over the property.

• Consent applications and approvals
  We manage applications for required consents (for example state authority approval for foreign buyers/new development transfers), discharge of existing charges, perfection of transfer and registration at the Land Office.

• Completion, registration and post-transaction formalities
  Upon settlement, we ensure the memorandum of transfer and related documents are properly stamped, executed and lodged at the relevant land registry, and that any necessary filings (e.g., discharge of charge) are completed.

• Leasing, tenancy and alternative disposals
  Beyond outright sale and purchase, we also advise on leases, tenancy agreements, repossession, assignment of leases or sub-sales (in developments), and other property-related dealings.

• Advisory on developer and project-related transactions
  For purchasers of units in new developments, we review developers’ agreements, advise on defects liability, completion obligations, and relevant statutory protections.

How the process typically works

1. Initial consultation – Review of your intentions, identification of property details, outline of legal and cost considerations.

2. Letter of offer / SPA negotiation – We draft or review the SPA, check that title, approvals and development status are acceptable.

3. Loan/financing & title search – We coordinate bank documents (if applicable), conduct the title search and check for encumbrances or restrictions.

4. Consent, if required – We apply for any state or regulatory approvals required (especially for foreign purchasers or sub-sale transactions).

5. Settlement, stamping & registration – The transaction is completed; payment made; documents stamped and lodged at the Land Office; transfer of title and charges registered.

6. Post-completion formalities – Discharge of any prior charge; registration of new ownership; closing off the file and providing you with the registered documents and advice if needed.

Common issues we help you avoid

• Hidden encumbrances or caveats on the property that were not searched.

• Delays in obtaining state consent, particularly for low-cost housing, foreign purchasers or transfer of developer title.

• Unclear contract terms in the SPA (e.g., deposit handling, completion date, defect liability).

• Overlooking stamp duty, quit rent, assessment charges, or bank/financing conditions.

• Improper or delayed registration at the Land Office leading to legal title risk.