Should I Opt In to Moratorium ~ 4th July 2021(During MCO 3.0 Extension in Malaysia)

This is a FB Live video which I think will be very resourceful and helpful to everyone to have better understanding on what effect Moratorium will bring on overall. This include the extra interest incurred and also extra term incurred after the 6 month moratorium. Jonathan de Ho, the founder of Mpighome.com is honor to invite the experience mortgage loan specialist Jessica Jong from FB: Mortgage Management to provide us more in-depth knowledge about Moratorium and what is next. You will be surprise to see what is the effect after 6 month moratorium and what if u extend further. Sorry the video may be blur as file is too big to put in High Resolution Definition, but the key is the sharing.

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It is to provide the latest updates on Property Industry, knowledge related to Real Estate, latest new project launching etc. You can register for latest updates at https://bit.ly/mpighome.

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现在马来西亚年轻人月入马币3千能买房吗？马来西亚300千的屋子还能买到吗？

　　许多国人投诉房屋价格难以负担，但一味埋怨并不能解决问题。说到底，想要拥有自己的房屋，还需靠自己。

不过买家也要记得，购买房屋应注意不要超过自己的可负担范围。马来西亚房屋投资集团(www.mpighome.com) 执行董事兼任房屋资深经纪Jonathan de Ho 建议，应先了解自己的财务状况，才做出重大的财务决定，例如买房子。如果是能负担起的话，建议先买房。

现在的年轻人，马来西亚首购族可从购买较便宜的房产开始，2020和2021是个挑战的一年，随着疫情的侵略，全球经济前景愈发暗淡。可是随着MCO3.0的到来，毕竟疫情已出现了超过一年，大马很多商家也已改变策略以应付经济需求的变化。事实上，经济已逐渐的恢复。

当收入增加后再逐步升级。根据大马统计局的数据，大马人的平均月薪为RM3,087。因此我们以月入RM3,000为例，若想购买入门RM30万的房产，应该怎么做才能达成目标？
 
规划财务和准备首付款项
　　要筹措房屋的头期款需要决心、纪律和耐心。假设一间RM30万房屋的头期款为RM3万。对一名月入RM3,000的人来说，每月储蓄RM500至RM833（占薪水的15%至30%）是可行的，但需坚持至少三至五年。还有事实上现在很多新项目都有给很多的优惠，RM300千房屋是可行的。

　　与此同时，这段期间应避免背负其他贷款，例如车贷，或为了奢侈消费而贷款。Jonathan建议购买便宜的二手车、使用公共交通或居住在靠近公司的地方。
 
申请房贷
　　储蓄目标达成并支付头期款后，余款则向银行贷款。我们仍假设月入为RM3,000，不过通常五年后，一名有进取心和肯努力的人的收入应会有所提高。

　　Jonathan表示，应尝试争取更长的还贷期限，以降低现金流吃紧的风险。这样你的供期会降低，你的负担也不会太大，需要时还有些现金流可以应急一些紧急事件。
 
为偿还贷款做规划
　　2021年，买屋子需要多少钱？若能成功争取到RM29.6万贷款和35年的还款期（马来西亚条例，最长还款期是35年或最高年龄达70岁），以3%利息计算，每月还款则为RM1,139。若月入RM3,000，每月RM1,139的还款还算健康（净收入对比是38%），因为它少于净收入的一半，健康的比率应在40%或以下。给此案，在这几年增加收入是非常重要的，是还可以购买房地产的，因为通货膨胀也会使屋价提升，现在不买，将来买的可能会更小间或价格更高。到时可能更加的难买了。

　　另外，若购买的是二手房，贷款人在银行释出贷款后就要立刻还贷。新项目方面，因为按进度付款的关系，给予贷款人一些缓冲时间来增加收入。新项目建筑中时期，贷款者只需付款利息而已。
 
需要注意的三大条例
　　Jonathan表示，从个人理财的角度来说，购屋者需要注意三个条例：
　　1. 需要注意与妥善管理资金流 — 不规划开支，可能导致入不敷出，进而拖慢买房进度或贷款违约。
　　2. 需要拟定财务计划 — 财务计划考虑的是财务状况和目标，是长期的理财策略，能够帮助一个人做出更好的财务决定。
　　3. 不要对财务和人生过于乐观 — 相信船到桥头自然直是自欺欺人的。我们应该清楚认识到买房所伴随的挑战，并尽早做好应对的准备。
 
马来西亚300千的屋子还能买到吗？
            在马来西亚300千的屋子还能买得到吗？不是不能，是还能的。二手屋或新项目都有。二手屋，你可需要将就屋子的现况，你需要准备付款10%头期和律师费用以及印花税等等的费用。至于新项目，300千的屋子不多，尤其是在市中心。PJ屋子新项目今年市场价格是在于每一方尺RM800-1000。如果一RM800一方尺来计算，RM300千项目最多可以购买到375方尺的楼盘。马来西亚首购族以及年轻人买房子在2021年，要买300千屋子，地段要在市中心会比较难。
 
RM300千屋子二房一厕的楼盘
小编这里刚好有朋友介绍一个RM300千一下的楼盘是。这楼盘的价格是RM270千在PJ八打灵再也，一方尺才RM490，低于PJ市价最少40%。。这楼盘是2房1厕的设计，总面积是550方尺，也附送一个停车位。

•  这是一个非常难得的新项目，位置在于一个新的超大购物中心（Mid Valley与The Garden的面积），五星级旅店和Grade A Office Tower的区域。
• 距离最近的MRT和LRT站1.5公里。
• 其他附近的购物中心包括Ikea，IPC，One Utama等等

 
这不是Rumawip 或 Rumah Selangorku的项目，而是一个实实在在的公寓。

此楼盘的买家需要是：

• 21 岁以上的马来西亚公民 (年轻创业者年龄低于40岁）
• 个人收入低于RM10千或夫妻联名收入低于RM15千
• 即使你已拥有其他的地产业，也是可以拥有的
• 没有买过 LPHS (Lembaga Perumahan Dan Hartanah Selangor) 的楼盘

事实上就很多首购族与年轻人都可以购买的笋盘。
你可以按此捷径"RM270千PJ屋子楼盘“来登记与了解此楼盘.

A mortgage insurance policy frees the borrower’s dependents from any debt as it is designed to pay off the remaining debt on repayment mortgages in the event of death or TPD.

Which mortgage life insurance do I need?
In Malaysia, there are two types of mortgage life insurance available – Mortgage Reducing Term Assurance (MRTA) or Mortgage Decreasing Term Assurance (MDTA) and Mortgage Level Term Assurance (MLTA).
However, MRTA and MLTA are often misunderstood. Which do you need as a homeowner?

MRTA is a life insurance plan with decreasing sum assured over time, and it used just to cover your home loan owed to bank. This plan is usually offered by the bank you are getting the mortgage from, as it is used as protection for the bank in case of misfortunes that stop you from servicing the loan.

On the other hand, MLTA is a slight variation from MRTA and offers an alternative for a borrower who is looking for a life insurance which offers protection plus savings and in some policies returns on the premium. This is a personal plan that you purchase separately through an insurance broker or agency, where you and your dependents are financially protected when you are no longer around, or have lost the ability to generate income.

Why Buy Mortgage Reducing Term Assurance ( MRTA)?
The bank encouraged everyone to buy Mortgage Reducing Term Assurance ( MRTA ). Typically people buy it because of the attractive Home Loan interest rates offer.

If you buy a Mortgage Reducing Term Assurance ( MRTA ), the bank will offer lower Home Loan interest rates in comparison to someone who doesn’t.

The fact is most banks have a flexible policy on this. It is not compulsory and only optional.
However, when people buy Mortgage Reducing Term Assurance ( MRTA ), they want the coverage and protection for their family.

Mortgage Reducing Term Assurance ( MRTA ) Premium
Mortgage Reducing Term Assurance ( MRTA ) cost depends on the insured age, coverage amount, home loan interest rate, gender, and years of coverage.

Also, paying methods like paying with cash or finance in the loan will increase the Mortgage Reducing Term Assurance ( MRTA ) insurance premium. Usually, when you finance MRTA with the home loan, the premium tends to be pricier.

The Misconception Of Mortgage Reducing Term Assurance ( MRTA )
Everyone will think MRTA will cover the latest home loan outstanding balance.
But, the truth is. The statement is only partially real.

Mortgage Reducing Term Assurance ( MRTA ) Surrender Value
Surrender Value is when you no longer need the policy, and you surrender the insurance policy back to the insurance company.
Let said, you have pay RM18,841 premium, then you surrender it within the first year. So, you’ll get back RM14,262.00 from the premium you paid.
You will not get back the RM18,841, but the insurance company compensates you with RM14,262.00. The difference amount is RM4579. It’s going to be lesser from one year to another because the insurance company is giving you protection all over the years until you surrender the policy.

Is it worth having?
Most mortgage officers recommend mortgage life insurance (either MRTA or MLTA) when buying a new home. However, before committing to an insurance policy, it helps to do as much research as you can on the product.
Mortgage life insurance is aimed at providing security to your loved ones from being burdened by home loan repayments if you pass away or are afflicted by permanent disability. However, if you do not have anyone to leave your property to and money is tight, getting a mortgage life insurance may not be your highest priority. For those with dependents however, it’s worth considering.
What do you stand to lose if you do not have a MRTA or MLTA? If you are planning to pay off your mortgage within a few years, then an MRTA or MLTA may not be on the top of your list. However, if you are planning to service it for the next 30 to 35 years, and especially if you are co-buying with someone else, it will be best if you are protected.
For example, if you are purchasing a property with your spouse, and each will be paying 50% of the repayment every month, a death or permanent loss of income may be a huge blow on the couple’s finances. Having a mortgage life insurance will provide you the peace of mind that you will not lose your property even if the other person is unable to pay for the mortgage.

Suitability
The MRTA is most suitable for those who have adequate standalone life and medical insurance, and do not have many financial dependents. This type of insurance will only take care of your home loan, if it is not fully repaid in the event of TPD or death. The sole beneficiary of the policy is the bank, not your family members. However, your family get to inherit the property without having any bank loan attached.

MLTA is best for those who need an extra financial protection in the worst case scenario, as it also has a cash value at the end of the policy. This is best for those who have many financial dependents, for example young children and a stay-at-home spouse.  However, MLTA is a normal life insurance policy that is not part of your housing loan and customers must ensure they understand the terms and conditions fully otherwise they may find themselves in a tight spot if the insurance company does not approve the claim and the bank loan remains unpaid while the dependents are left without any cash payout either.

CLTA
CLTA is a relatively new product in the market. CLTA is also known as Credit Term Life Assurance. This product is only offered by limited Bank. CLTA is similar as MLTA as in the coverage will remain same. For other more details, please seek advice from the banker that offer CLTA. 

Progressive Interest and Billing Explained
Buying a property that’s under construction is one of the best ways to get a great deal. It’s because when you buy a unit in an early phase of the project, you’ll get it at a great price! After the next phase is launched, the price of a home can increase by 10% to 30%.  

Nonetheless, the loan process is a little more different than when buying a completed house - where your bank will have to release the full loan amount upfront. This is because the payment for a home that’s under construction is progressive, i.e. in stages. Such stages is shown in Schedule (as shown below). Some of the schedule will stated when is the expected claimable date and some dont.

Essentially, how it works is-
When the developer has completed a certain stage of the building process, your bank will release a bit of money to pay them. These stages and amounts are set by The Ministry of Housing and Local Government (KPKT).
For commercial title non HDA, it works differently, normally developer will claim and bank will release the portion of disbursement even when its not complete.

Progressive Interest is the interest you’ll need to pay on these stage-by-stage payments which have been released by the bank. Bear in mind that the payments you need to make before 100% of the loan are released are on interest only, but you do have the option of paying more right from the start! This means you get started reducing the original amount loaned, and the interest that is charged on top of it earlier! 

If you have other financial obligations like the rent for your current home, however, it can help to take it slow as the payments begin in small amounts, so you won’t be overburdened at the start, but it’s still going to come down to managing your finances. At the end of the day, a home is a financial responsibility as much as it is an asset. So let’s give you a pat on the back!

As an EXAMPLE for calculation
(Shown as below) - Let’s assume your interest rate is 3%, and the bank has released RM100,000 out of the total RM500,000 (20% disbursement) you’ve borrowed for your new home.

Why buy property now?
After Malaysia Government new announcement lately on the extension of HOC, Free MOT and even Mortgage Loan for 3rd Property is more than 70% LTV... here is why buy property now.

The market is slow and economy is slow as well. It is getting worse with MCO is excited for months. Once the 6 month moratorium is end, you could foresee there are many property under urgent sales and Below Market Price.

Here is some tips and steps on how to filter and choose the great property investment method.

Your tenants can only pay their rent on time if they can afford it in the first place. Hence, their monthly salary is a good indication of their ability to be good paymasters. Ideally, your rental amount should never be more than half of your tenant’s monthly income. This is to ensure that they are capable of comfortably meeting their daily expenses while having the surplus to pay for the rent. Give priority to potential tenants who are capable of furnishing you with a salary slip, best if it is verified by the human resource department.

Be careful of tenants who are too keen to sign the tenancy agreement. Possibly, they are about to be evicted by their previous landlord, thus their urgency to find the next roof. On the other hand, quality tenants often take their time exploring the available opportunities. They may ask many questions as they are interested in renting for the long term. So be there to answer all their queries.
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When renting to a family unit, you may want to prioritize couples with dual-income as their purchasing power is stronger. Unemployment is a tragic but likely prospect in the current economic state. If a spouse happens to lose his or her employment, the other can serve as a backup. The same cannot be said to a household propped by a singular breadwinner. All the eggs are in a basket, and the monthly income may just be enough for the family to get by.

If you are renting to a college or university student, give priority to those who are studying full time, especially if their finances are being backed by their parents. Strangely, students who juggle work and education usually make bad paymasters. Possibly, their family is financially constrained, hence the need to pick up a vocation while studying. (This is merely a general guideline. Circumstances and factors, both internal and external, need to be taken into consideration.)

Greenhorn landlords may assume that relatives are more “reliable” when it comes to coughing up that monthly rent. They are in for a rude awakening as the opposite is often true. Relatives, especially, are notorious at not paying up on time due to the “relative factor” and they make you feel guilty for chasing them for the rent.
​
You can’t evict them either, not without causing a strain to the relationship, if not outright enmity. Opportunistic individuals are like a package deal, and they typically come with backstabbing tendencies too. They may inform the whole village and all your kin about the suffering that they endured (real or imagined) in your cruel hands, effectively ruining your reputation.

Placing the linchpin on this point is the fact that you have to meet them on festive seasons, exchanging fake smiles across the reunion table. To make matters worse, they usually demand unnecessary rental discounts on the reasoning of having similar genes with you, regardless of how watered down it is. Maintain a good relationship with your relatives by telling them that your properties are fully rented.

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Articles refer from starproperty.com

Whether Property Prices Are Going Up Or Stagnating, These Home Updates Will Help You Achieve The Maximum Resale Value For Your Home

​Even if you don’t intend to sell or rent your property out in the near future, these upgrades can benefit you and your family with a safer and more comfortable home environment. Here are some tips and tricks to help you maximise your property’s resale value.

First impressions count – especially when it comes to getting the maximum value for your property. Since the first impression is likely made when potential buyers arrive at your front gate, why not upgrade it? Get that manual front gate automated to get bonus points for convenience and to alleviate security concerns, and in the event of extensive corrosion, you could spend some time repainting it or go as far as replacing the gate entirely to achieve maximum allure

You never know what a coat of fresh paint can do for your kitchen, especially when it has the ability to revive and brighten up a tired space. Choosing neutral colours such as beige, white, or light brown are universally appealing, enhancing your interiors while making your kitchen look polished. Another great way to make sure your kitchen stays relevant is by updating your kitchen cabinets or by replacing the countertops to give your kitchen a fresh new look. Additionally, you may also consider adding a kitchen island for more working space.

Thanks to our humid weather, chromed items like towel racks, shower mixers, and toilet paper holders tend to look tarnished or dulled over time. Replacing these fixtures is one of the easiest ways to add sparkle to your property while working with a tight budget.

As practical and stylish decorative additions to any home, curtains are a great way of ensuring privacy. But after some time, the fabrics may present stains and signs of discolouration. Replacing old curtains with new materials and updated designs will give your home a fresh look at a minimal cost.

Extra storage is always appreciated. Whether you intend to expand your storage solutions to the kitchen, bedroom, or living room, try adding built-in cabinets. Make them ceiling-height for maximum storage, and include doors that complement the existing décor to do more than just keep the space looking spacious and clutter-free. Storage also benefits your home by imbuing every nook and cranny with functionality.

Over time, walls can develop unsightly superficial cracks – sometimes stemming directly from the weather, holes made for hanging pictures, or even peeling paint exposing the wall's internal structure to the elements. Apply putty filler on exterior walls or Plaster of Paris over the cracks on interior walls and apply a fresh coat of paint to restore your walls to their former glory.


You should also check the sealant in bathrooms and kitchens as there could be mould growing and chipped wooden skirtings due to wear and tear. You can easily repair these with wood or plastic filler and replace the sealant to make everything good as new.

A simple solution to modernising your home is to change up your switch plates. To enhance the lighting in your home, you could also choose to add dimmer switches to the dining area and hallways for additional lighting options during various times of the day.
To make your home ready for the most discerning of tenants or buyers, consider smart switches that will make the automation of the home's appliances a mere matter of plug-and-play.

After all the upgrades and repairs, put on a fresh coat of paint! It’s an excellent way to refresh an outdated space while making your home look clean and welcoming. By painting the interior and exterior walls of your home, you can also cover permanent marks and stains.

A beautifully landscaped lawn can make a world of difference to the overall setting of your home – so try to belay the impulse to pave over or tile your garden. Even if gardening is not your forte, all you really need is a gardener to remove the weeds and tidy up the plants once a week. A modest garden boosts curb appeal and helps to make a good first impression. If you want to give your exterior a fresh new look, consider getting a professional landscaper to help you out.

You’ll never find a better return on your investment than updating your doors and windows. You could repaint the window frames and doors, replace worn hinges, or just replace door handles and doorknobs with shiny new ones. Also, doors with multipoint locks are harder to break into than those that use a singular lock.

This article originally appeared on Recommend.my - Malaysia’s #1 Home Improvement Services Platform.
Recommend.my offers a safer and more convenient way to hire the best service professionals to fulfil your home improvement and home maintenance needs. Find the best local contractors and professionals at your fingertips and get free quotes from aircon servicing to interior design and renovations. Get automatic protection against home damage, theft and job abandonment when you hire their professionals.
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Found the property of your dreams? What can you do to ensure that the property particulars are what you are told they are? In Malaysia, under the Torrens system, the person named as proprietor on the title of the property is deemed the legal owner. It is advisable that you conduct a title search at the land registry or land office to verify the particulars of the title of the property before you pay any money or commit to a purchase.

​   A lawyer can assist you to do so or you can conduct the search yourself. When you are satisfied that there is no impediment to the vendor transferring ownership of the property to you, you can then pay and proceed to secure the purchase.A word of caution, though. Before you do that, you should inspect the crucial terms of the offer to purchase, which you will be asked to sign when paying an earnest deposit. If you are uncertain what they mean, you should consult a lawyer before signing or making payment.

Official search or private search?

Previously, a register was maintained in the land office (or registry). Lawyers would conduct a manual search of the title, presentation book or correction note book maintained by the land office. The person conducting the search will note down details contained in those books.
Today, most land offices have computerised their system and printed title search results can be obtained upon payment of a fee. An official search certified by the registrar costs more than a private search. It may or may not be more accurate or reveal more particulars. It also affords a claim for compensation under the National Land Code for loss due to an error or omission in the certificate.

What does a search report reveal?

> Ownership and title detailsFirstly, the title search should reveal who the registered owner is.
If the owner is an executor, administrator or trustee you can then make provisions to ensure that that he has the authority to enter into the transaction. Particulars derived from the title search such as the title number, mukim and district can be verified against the information provided by the vendor.

The title search will also show whether the property is subject to restrictions in interest i.e. whether there are limitations endorsed on the title. A property which is subject to restrictions in interest will be endorsed with words like the land cannot be transferred, leased or charged without the consent of the State Authority. If there is such a restriction in interest, the vendor must obtain the consent to transfer in favour of the buyer.

> Status and tenure
The search result will also reveal the status of the title i.e., whether it is freehold or leasehold. A freehold title is a title in perpetuity whereas a leasehold title is for a specific tenure (eg 99 years).

It is prudent to ascertain the expiry date of the leasehold term, particularly if you intend to obtain a loan as banks are reluctant to finance properties that have a short lease of, say, 40 years or less.

The margin of financing as well as the tenure of the loan may be significantly reduced.

> Encumbrances including caveats
If the vendor previously obtained a loan on the security of the property, the title will most likely be encumbered by way of a charge to the bank. A search will reveal if the property is charged to a bank. A search will also reveal if a caveat has been entered. A caveat is a form of notice entered by a person who has an interest in the property. It gives notice to the world that the caveator has an interest in the property. If you are buying free of encumbrances, you would want to investigate why the caveat was entered and to insist that the vendor gets the caveat removed.

> Other information
A title search will also reveal the area of the land, whether there are conditions affecting the use of the property, whether anyone has taken a lease of part of the property or, whether anyone a registered right of way across the property.


Where a separate title has not been issued, a search will be conducted on the master title. But, this search will not show who owns the property or whether there are any encumbrances on the property. To ascertain this information, one would have to write to the developer of the property to obtain the information. In conclusion, it is crucial that a proper title search be conducted and the particulars be verified before you commit to purchase a property.

The writer, Susan Joseph, a lawyer practising at Messrs Azman Joseph & Associates, is a member of the Conveyancing Practice Committee, Bar Council, Malaysia. This column is for your information only. It does not constitute legal advice.

The article is refer from starproperty.