1Initial Case Review and Risk Assessment
We begin with a structured intake that collects facts, timelines and documents. Each file is benchmarked against similar cases to identify likely issues early — for example, unregistered renovations, encumbrances not disclosed in the sale, or mismatched parcel numbers. That allows us to present prioritized actions and realistic timelines rather than vague assurances.
The initial review includes client objectives, statutory deadlines, lender requirements when applicable, and a risk matrix informed by precedent cases. From there we propose a tailored roadmap for drafting, negotiation and registration.
2Document Preparation and Drafting
Drafting focuses on transaction-specific clauses supported by examples from prior matters. For sale & purchase agreements we include conditional clauses, deposit handling, earnest funds arrangements and standard completion checklists. For leases we outline rent review, fit-out responsibilities and handover procedures.
- Standard Sale & Purchase Agreements with staged completion clauses
- Commercial and residential lease agreements tailored to landlord and tenant needs
- Loan, charge and assignment documents aligned with lender expectations
Each document is circulated with a change log and a short note explaining the purpose of key clauses and the practical outcomes they intend to produce, illustrated by real case excerpts where appropriate.
3Title Search and Due Diligence
Title searches and due diligence are conducted on the relevant land registry entries, encumbrance records, and planning approvals where applicable. We compare registry data to seller disclosures and flag discrepancies that could affect transfer or funding.
Case example: a buyer found a caveat lodged after the signing window; we outlined immediate steps to resolve priority issues and advised on conditional completion to protect the buyer's position.
Our due diligence reports include clear next steps — remedial drafting, required statutory forms, and expected timelines for registration — all demonstrated by the outcomes of similar prior matters.
4Negotiation and Settlement Support
During negotiation we present scenario options with anticipated activity-offs, such as shortened completion vs. additional warranties. Our role is to document negotiable items and prepare settlement instructions that reflect the agreed position.
We coordinate with banks, valuer reports and real estate agents when needed to ensure settlement documents are available and compliant on the agreed date.
Settlement coordination
After terms are agreed we manage the final documentation package and liaise with the land registry to confirm lodgment steps and any outstanding requirements that could delay registration.
5Post-Completion Documentation
Post-completion we prepare registration filings, update beneficiary records and provide clients with a completion pack that includes executed documents, a checklist of actions taken, and notes on any future monitoring needed, such as maintenance of charges or licence renewals.
Case study: a Malaysian landlord and a foreign buyer approached RumahMaxLaw to prepare a sale and purchase agreement after an initial verbal offer. We documented the timeline of inspections, drafted clear contingencies for title search outcomes, and formalized deposit release conditions. The client avoided a common pitfall—undisclosed encumbrances—through a targeted search and a tailored contract clause that allocated responsibility for remediation steps.
6Common Scenarios
Practical scenario planning for property transactions in Johor: we outline likely timelines, essential documents, and decision points. Each scenario includes sample clauses and an annotated checklist that clients can adapt to their situation.
- Scenario A — Residential sale between private parties: focused title verification, SST and stamp duty timelines, and conditional deposit handling.
- Scenario B — Lease to corporate tenant: notarized lease, rent escalation matrix, security deposit terms, and subletting restrictions.
- Scenario C — Transfer of strata property: management corporation consent procedures, sinking fund checks, and practical handover steps.
Each list item is accompanied by a short sample contract clause and a practical note on why it matters. We reference local registry practices and provide templates that can be adapted without legal jargon, highlighting risks and compliance tasks for each stage.
7Pricing and Packages
From initial due diligence to final registration, RumahMaxLaw uses scenario-based templates that reflect typical Malaysian practice. We illustrate with real-world examples (anonymized) showing how small drafting changes avoided disputes or reduced processing time.
Our approach emphasizes replicable workflows: document intake, prioritized searches, draft clauses tailored to the deal structure, client review rounds, and registrar submission checklists. Each workflow includes expected timelines and decision checkpoints derived from prior cases.
