【新山律师事务所版权所有】

卖屋与买家“共用律师”真的省钱吗？新山卖家必须了解的法律风险

在马来西亚二手产业买卖中，有些卖家为了节省律师费，会告诉自己：

“买家已经有律师，我就跟买家使用同一间律师楼。”

表面看来，这样似乎比较省钱、文件较少，交易也更容易沟通。

但卖家必须先弄清楚一个重要事实：

买家委任的律师，通常只代表买家。卖家没有委任自己的律师，并不等于买家的律师也代表卖家。

马来西亚律师公会亦曾提醒，在一宗产业买卖中，即使买方律师协助卖家处理赎回银行贷款、州政府同意或RPGT文件，也不代表该律师在买卖合约中代表卖家。若卖家没有另外委任律师，卖家实际上可能处于没有独立法律代表的状态。马来西亚律师公会说明

“共用律师”与“卖家没有律师”有什么分别？

很多卖家认为：

“同一间律师楼正在处理整宗交易，所以律师应该同时照顾双方。”

实际上，现行的《2023年律师酬金令》规定，在有关买卖及转让交易中，律师只能代表卖方／转让人，或者买方／受让人。《2023年律师酬金令》

因此，所谓“共用律师”，很多时候真正的情况是：

1. 买家正式委任有关律师；
2. 律师主要负责保障买家的利益；
3. 卖家没有委任自己的律师；
4. 买方律师可能协助完成卖家需要办理的部分行政手续；
5. 但卖家并没有自己的律师审查和争取合约权益。

卖家支付某些文件或手续费用，也不一定代表已经成为该律师楼在买卖合约中的客户。

在签署任何文件前，卖家应直接确认：

“请问贵律师楼在这份买卖合约中代表买家，还是代表我？”
“如果贵律师楼只代表买家，谁负责保障我作为卖家的权益？”

为什么买卖双方的立场本来就不同？

买卖双方当然希望交易顺利完成，但双方需要保障的利益并不完全相同。

例如：

这些立场并不表示任何一方不诚实，而是买方与卖方在交易中自然拥有不同利益。

当合约出现以下问题时，卖家更需要自己的律师：

1. 买家要求延长付款期限；
2. 买家迟延支付销售余款；
3. 双方争议订金是否可以没收；
4. 产业存在未经批准的装修或扩建；
5. 地契附有转让限制；
6. 银行赎回金额高于预期；
7. 买家要求提前取得钥匙；
8. 双方争议维修、欠费或交屋状况；
9. 买卖合约可能被终止；或
10. 卖家需要决定是否给予买家宽限。

买方律师可以向卖家传达买家的要求，但不应被当作专门替卖家分析风险和争取条件的律师。

没有自己的律师，卖家可能忽略什么？

1. 买卖合约可能更倾向保障买家

二手产业买卖并非所有情况都有一份完全固定、适用于每宗交易的标准合约。

买卖合约可能涉及：

1. 付款期限；
2. 延期利息；
3. 产业瑕疵；
4. 空置占有；
5. 现状交付条款；
6. 违约后果；
7. 订金没收或退还；
8. 州政府批准；
9. 银行赎回；以及
10. 终止交易的权利。

如果卖家没有律师，便可能需要自行阅读、理解和接受由买方律师准备的条款。马来西亚律师公会也指出，买方律师既然代表买家，合约中的许多条款自然可能更有利于买方。律师公会：产业交易中的独立法律代表

2. 没有人专门跟进卖家的收款与期限

卖家最重要的目标之一，是按照合约期限收到销售余款。

如果卖家没有自己的律师，便需要自行确认：

1. 买家是否已支付订金；
2. 银行贷款是否已批准；
3. 赎回款项是否已付给卖家的银行；
4. 销售余款何时到期；
5. 买家是否已经迟延；
6. 是否可以收取迟延利息；以及
7. 什么情况下可以终止合约。

负责买家的律师会推进买家的购屋手续，但并不等于该律师有责任从卖家的角度追究买家的违约。

3. 卖家可能在未了解后果前签署文件

卖家可能被要求签署：

1. 买卖合约；
2. 转让文件；
3. 州政府同意申请；
4. RPGT申报文件；
5. 赎回授权；
6. 钥匙交付文件；或
7. 延期及补充协议。

如果没有自己的律师解释，卖家可能只知道“这份文件需要签”，却不了解签署后承担的责任。

4. 出现争议后，原来的律师未必能替卖家处理

如果买卖双方后来发生直接争议，代表买家的律师不能因为曾经协助卖家处理部分手续，就自动改为代表卖家对付买家。

卖家届时可能仍须另外委任律师，而新律师也需要时间重新了解交易和检查文件。

最危险的误解：以为有人正在保护自己

卖家最大的风险，往往不是完全没有律师，而是：

卖家以为买方律师也在保护自己，但买方律师实际上只代表买家。

因此，在交易开始时，卖家应取得清楚的书面确认：

1. 律师楼代表哪一方；
2. 卖家是否属于该律师楼的客户；
3. 律师楼为卖家办理哪些手续；
4. 哪些事项不属于服务范围；
5. 谁负责检查卖家的合约风险；以及
6. 出现买卖双方利益冲突时，卖家应向谁取得意见。

不要只因为所有文件都由同一间律师楼发出，便假设该律师楼代表交易中的每一个人。

自己委任律师，只是增加一份律师费吗？

独立的卖方律师可以从卖家的立场协助：

1. 审查及修改买卖合约；
2. 核对订金和销售余款；
3. 跟进买家的付款期限；
4. 处理银行赎回及解除抵押；
5. 解释RPGT申报责任；
6. 检查迟延利息及违约条款；
7. 处理州政府同意或地契限制；
8. 确保钥匙和空置占有在适当时间交付；
9. 就买家提出的延期或修改要求提供意见；以及
10. 在交易出现问题时，从卖家的角度采取行动。

卖家委任独立律师的目的，并不是要与买家对抗，而是确保双方在交易中各自获得适当的法律保障。

各自拥有律师，不代表双方不信任；反而可以使各方责任、期限和文件更加清楚。

卖家委任律师前应询问什么？

卖家可以先询问：

1. 贵律师楼是否只代表我，不代表买家？
2. 谁会亲自负责和监督我的交易？
3. 服务是否包括审查及修改买卖合约？
4. 是否会跟进买家支付销售余款的期限？
5. 是否包括银行赎回及解除抵押手续？
6. RPGT计算和申报由谁负责？
7. 如果买家要求延期，谁会向我说明风险？
8. 什么时候才可以交出钥匙？
9. 交易出现违约时，服务是否包括发出通知？
10. 完成交易后，我会收到哪些结单和文件？

常见问题

1. 买家已经委任律师，卖家还需要自己的律师吗？

法律上是否必须委任，应视交易情况而定。但如果卖家没有委任自己的律师，买方律师通常只代表买方。卖家便可能需要自行审查买卖合约、跟进期限和处理自身风险。

2. 买方律师帮我处理银行赎回和RPGT，是否代表他也代表我？

不一定。买方律师可能协助办理卖家需要完成的部分手续，并向卖家收取相应费用，但这不必然表示该律师在买卖合约中代表卖家。卖家应要求对方书面确认代理范围。

3. 买方和卖方可以正式委任同一名律师吗？

根据现行《2023年律师酬金令》，产业买卖及转让交易的律师应只代表卖方／转让人或买方／受让人。因此，双方应清楚确认律师究竟代表哪一方，而不是假设同一名律师会同时保障双方。

4. 买家是亲戚或朋友，卖家还需要独立律师吗？

亲友关系不能取代清楚的法律文件。即使双方目前关系良好，付款期限、银行贷款、产权问题、税务责任及日后的家庭情况仍可能发生变化。

5. 产业没有银行贷款，交易很简单，还需要卖方律师吗？

没有银行贷款可以减少部分赎回手续，但交易仍可能涉及合约条款、订金、付款期限、RPGT、产权限制、欠费和空置占有。卖家应根据产业价值和实际风险决定是否委任律师。

6. 独立律师会不会令交易变慢？

不一定。双方律师分别确认各自客户的责任，反而可能较早发现问题并减少日后的争议。延误通常来自文件不完整、银行赎回、贷款、产权限制或双方迟延履行，而不只是律师人数。

7. 卖家可以在签署买卖合约后才委任律师吗？

可以寻求法律意见，但部分条款和责任在签署后可能已经确定。卖家最好在接受不可退还的订金或签署Offer to Purchase和买卖合约前，先让自己的律师审查文件。

省下律师费，不一定等于降低交易成本

产业交易涉及的可能是卖家多年储蓄、退休资金或下一间房屋的首期付款。

卖家需要比较的不只是律师费，也应考虑：

1. 谁负责保障自己的权益；
2. 谁检查合约；
3. 谁跟进销售余款；
4. 谁在买家违约时提供意见；以及
5. 谁确保产业不会在不符合条件的情况下被交付或转让。

真正昂贵的，往往不是委任独立律师的费用，而是交易出现问题后才发现自己从未获得独立法律保障。

如果您准备出售新山、士古来或柔佛一带的产业，建议在接受订金或签署买卖文件前，先确认有关律师代表哪一方，并考虑委任一名只代表您利益的卖方律师。

William Florence & Partners
新山律师事务所 | Johor Bahru Lawyer

产业交易与贷款｜公司与商业法律事务｜商业合约｜民事与商业纠纷｜债务追讨｜劳工与工业纠纷｜家庭与遗产相关法律事务

总行 — Larkin（新山）
地址：No. 34-01, Jalan Idaman 2, Taman Larkin Idaman, 80350 Larkin, Johor
电话：07-226 6533 / 07-224 2277
传真：07-223 7722
WhatsApp：016-788 9176
电邮：william.lim@wfpartners.com.my

第二分行 — Southkey（新山）
地址：C-3-28, Block C, Pusat Komersial Bayu Tasek, Persiaran Southkey 1, 80150 Johor Bahru, Johor
电话：07-287 7925
电邮：florence.toh@wfpartners.com.my

第三分行 — Nusa Jaya Mas（士古来）
地址：15A, Jalan NJM 1/1, Taman Nusa Jaya Mas, 81300 Skudai, Johor
电话：07-559 2883
手机／WhatsApp：016-800 6743
电邮：william.lim@wfpartners.com.my
网站：https://wfnpartners.com/

免责声明

本文仅供马来西亚半岛公众作一般法律知识及风险意识参考，不构成针对任何个别产业交易的法律意见，也不针对或评价任何律师事务所。

律师是否代表某一方、能够办理哪些手续以及服务范围，应根据委任文件、书面通知和实际情况确认。每宗交易的买卖合约、产权、银行融资、税务责任和事实均可能不同。卖家在接受订金、签署Offer to Purchase、买卖合约或其他具有法律约束力的文件前，应就本身情况向合资格律师取得正式法律意见。

Is “Sharing a Lawyer” with the Purchaser Really Cheaper? Legal Risks Every Johor Bahru Property Seller Should Understand

In Malaysia’s subsale property market, some sellers attempt to save legal fees by telling themselves:

“The purchaser has already appointed a lawyer, so I will just use the same law firm.”

On the surface, this may appear cheaper, involve fewer documents and make communication easier.

However, the seller must first understand one important fact:

A lawyer appointed by the purchaser will generally represent only the purchaser. The seller’s failure to appoint a separate lawyer does not mean that the purchaser’s lawyer also represents the seller.

The Malaysian Bar has also explained that even where the purchaser’s lawyer assists the seller with matters such as redeeming the property, obtaining State Authority consent or preparing RPGT documents, this does not necessarily mean that the lawyer represents the seller under the Sale and Purchase Agreement.

If the seller does not appoint a separate lawyer, the seller may in reality be legally unrepresented. Malaysian Bar’s explanation

What Is the Difference Between “Sharing a Lawyer” and Being Unrepresented?

Many sellers assume:

“The same law firm is handling the entire transaction, so the lawyer should be protecting both parties.”

In reality, the Solicitors’ Remuneration Order 2023 provides that, in a sale and transfer transaction, a solicitor shall act only for the vendor or transferor, or the purchaser or transferee. Solicitors’ Remuneration Order 2023

What is commonly described as “sharing a lawyer” may therefore actually mean:

1. The purchaser has formally appointed the lawyer;
2. The lawyer’s primary duty is to protect the purchaser’s interests;
3. The seller has not appointed a lawyer;
4. The purchaser’s lawyer may assist with certain administrative matters required from the seller; and
5. The seller has no independent lawyer to review and protect the seller’s contractual rights.

Paying the purchaser’s lawyer for certain documents or procedures does not necessarily mean that the seller has become that lawyer’s client for the purposes of the Sale and Purchase Agreement.

Before signing any document, the seller should ask:

“Does your law firm represent the purchaser or me under this Sale and Purchase Agreement?”
“If your firm represents only the purchaser, who will protect my interests as the seller?”

Why Do the Purchaser and Seller Have Different Interests?

Both parties naturally want the transaction to be completed successfully. However, their respective interests are not identical.

These differing positions do not mean that either party is dishonest. They simply reflect the fact that a purchaser and seller naturally have different interests in the transaction.

A seller may particularly need an independent lawyer when:

1. The purchaser requests an extension of time;
2. The purchaser is late in paying the balance purchase price;
3. The parties dispute whether the deposit may be forfeited;
4. The property contains unapproved renovations or extensions;
5. The title is subject to a restriction in interest;
6. The bank’s Redemption Sum is higher than expected;
7. The purchaser requests early possession or access;
8. The parties disagree over repairs, outstanding charges or the condition of delivery;
9. The Sale and Purchase Agreement may be terminated; or
10. The seller must decide whether to grant the purchaser further time.

The purchaser’s lawyer may communicate the purchaser’s request to the seller, but should not be treated as a lawyer appointed to analyse the seller’s risks and negotiate exclusively for the seller.

What Might a Seller Overlook Without an Independent Lawyer?

1. The Sale and Purchase Agreement May Favour the Purchaser

Subsale transactions do not always use a single fixed agreement suitable for every property.

The Sale and Purchase Agreement may address:

1. Payment deadlines;
2. Late-payment interest;
3. Defects in the property;
4. Delivery of vacant possession;
5. “As is where is” provisions;
6. Consequences of default;
7. Forfeiture or refund of the deposit;
8. State Authority consent;
9. Redemption of the existing financing; and
10. Rights to terminate the transaction.

If the seller has no lawyer, the seller may need to independently review, understand and accept the terms prepared by the purchaser’s lawyer.

The Malaysian Bar has also explained that because the purchaser’s lawyer represents the purchaser, many provisions may naturally be drafted in the purchaser’s favour. Malaysian Bar: Importance of separate legal representation

2. No One May Be Specifically Monitoring the Seller’s Payment Rights and Deadlines

One of the seller’s main objectives is to receive the balance purchase price within the contractual period.

Without an independent lawyer, the seller may have to personally determine:

1. Whether the purchaser has paid the deposit;
2. Whether the purchaser’s financing has been approved;
3. Whether the Redemption Sum has been paid to the seller’s bank;
4. When the balance purchase price is due;
5. Whether the purchaser is in delay;
6. Whether late-payment interest may be claimed; and
7. When the agreement may be terminated.

The purchaser’s lawyer will advance the purchaser’s acquisition, but this does not mean that the lawyer is responsible for pursuing the purchaser’s default from the seller’s perspective.

3. The Seller May Sign Documents Without Understanding the Consequences

The seller may be required to sign:

1. The Sale and Purchase Agreement;
2. The instrument of transfer;
3. An application for State Authority consent;
4. RPGT documents;
5. Redemption authorisations;
6. Documents relating to the delivery of keys; or
7. An extension or supplemental agreement.

Without an independent lawyer’s explanation, the seller may know only that a document “must be signed” without understanding the legal responsibility arising from it.

4. The Original Lawyer May Not Be Able to Act for the Seller if a Dispute Arises

If a direct dispute subsequently arises between the purchaser and seller, the purchaser’s lawyer cannot automatically switch sides and represent the seller against the purchaser merely because the lawyer previously assisted the seller with certain administrative matters.

The seller may then need to appoint another lawyer. The newly appointed lawyer will require time to understand the transaction and review the documents.

The Most Dangerous Misunderstanding: Believing Someone Is Protecting You

The seller’s greatest risk may not be the complete absence of a lawyer. It may be:

The seller believing that the purchaser’s lawyer is also protecting the seller, when the lawyer actually represents only the purchaser.

At the beginning of the transaction, the seller should obtain clear written confirmation of:

1. Which party the law firm represents;
2. Whether the seller is a client of the law firm;
3. Which procedures the law firm will undertake for the seller;
4. What falls outside the scope of its services;
5. Who will review the seller’s contractual risks; and
6. From whom the seller should obtain advice if a conflict arises.

Do not assume that a law firm represents everyone in the transaction merely because all documents are issued by the same firm.

Does Appointing an Independent Lawyer Merely Add Another Legal Fee?

An independent seller’s lawyer can assist from the seller’s perspective by:

1. Reviewing and amending the Sale and Purchase Agreement;
2. Verifying the deposit and balance purchase price;
3. Monitoring the purchaser’s payment deadlines;
4. Handling the bank redemption and discharge of security;
5. Explaining the seller’s RPGT filing obligations;
6. Reviewing late-payment interest and default provisions;
7. Handling State Authority consent or restrictions in interest;
8. Ensuring that the keys and vacant possession are delivered at the appropriate time;
9. Advising on requests by the purchaser for extensions or amendments; and
10. Taking appropriate action from the seller’s perspective if a problem arises.

The purpose of appointing an independent lawyer is not to create conflict with the purchaser. It is to ensure that both parties receive appropriate legal protection.

Having separate lawyers does not mean that the parties distrust each other. It can make each party’s obligations, deadlines and documents clearer.

What Should a Seller Ask Before Appointing a Lawyer?

A seller may ask:

1. Does your firm represent only me and not the purchaser?
2. Which lawyer will personally handle and supervise my transaction?
3. Does the service include reviewing and amending the Sale and Purchase Agreement?
4. Will the firm monitor the purchaser’s deadline for paying the balance purchase price?
5. Does the service include bank redemption and discharge procedures?
6. Who will be responsible for the RPGT calculation and filing?
7. If the purchaser requests an extension, who will explain the risks to me?
8. When should I hand over the keys?
9. If the purchaser defaults, does the service include issuing the relevant notice?
10. What completion statements and documents will I receive after the transaction?

Frequently Asked Questions

1. The purchaser has already appointed a lawyer. Does the seller still need an independent lawyer?

Whether the seller must legally appoint a lawyer will depend on the transaction. However, if the seller does not appoint an independent lawyer, the purchaser’s lawyer will generally represent only the purchaser.

The seller may then need to review the Sale and Purchase Agreement, monitor deadlines and manage the seller’s risks without independent legal representation.

2. If the purchaser’s lawyer helps with the bank redemption and RPGT, does that mean the lawyer also represents the seller?

Not necessarily. The purchaser’s lawyer may assist with certain procedures required from the seller and charge the seller the applicable fees. However, this does not necessarily mean that the lawyer represents the seller under the Sale and Purchase Agreement.

The seller should request written confirmation of the lawyer’s scope of representation.

3. Can the purchaser and seller formally appoint the same lawyer?

Under the Solicitors’ Remuneration Order 2023, a solicitor handling a property sale and transfer should act only for the vendor or transferor, or the purchaser or transferee.

The parties should therefore clearly confirm whom the lawyer represents instead of assuming that the same lawyer will protect both sides.

4. Does the seller need an independent lawyer if the purchaser is a relative or friend?

A family or personal relationship cannot replace clear legal documentation. Even where the parties currently have a good relationship, payment deadlines, bank financing, title issues, tax obligations and family circumstances may subsequently change.

5. If there is no outstanding housing loan and the transaction is simple, does the seller still need a lawyer?

The absence of financing may remove some redemption procedures. However, the transaction may still involve contractual terms, the deposit, payment deadlines, RPGT, title restrictions, outstanding charges and vacant possession.

The seller should consider the property’s value and actual risks when deciding whether to appoint a lawyer.

6. Will separate lawyers delay the transaction?

Not necessarily. When each lawyer confirms their own client’s responsibilities, potential issues may be identified earlier and future disputes may be reduced.

Delays commonly arise from incomplete documents, bank redemption, financing, title restrictions or a party’s failure to perform—not merely because two lawyers are involved.

7. Can the seller appoint a lawyer after signing the Sale and Purchase Agreement?

The seller may still seek legal advice, but some terms and responsibilities may already have become binding after execution.

The seller should preferably ask an independent lawyer to review the documents before accepting a non-refundable deposit or signing an Offer to Purchase or Sale and Purchase Agreement.

Saving Legal Fees Does Not Necessarily Reduce the Cost of the Transaction

A property transaction may involve the seller’s savings accumulated over many years, retirement funds or the deposit for the next home.

The seller should compare more than legal fees. The seller should also consider:

1. Who is responsible for protecting the seller’s interests;
2. Who will review the agreement;
3. Who will monitor the balance purchase price;
4. Who will advise the seller if the purchaser defaults; and
5. Who will ensure that the property is not delivered or transferred before the applicable conditions have been satisfied.

The truly expensive part may not be the cost of appointing an independent lawyer. It may be discovering only after a problem arises that the seller never had independent legal protection.

If you intend to sell a property in Johor Bahru, Skudai or elsewhere in Johor, confirm which party the lawyer represents before accepting a deposit or signing any sale documents. You should also consider appointing a seller’s lawyer who acts solely in your interests.

William Florence & Partners
Johor Bahru Law Firm | Johor Bahru Lawyer

Property Transactions and Financing | Corporate and Commercial Matters | Commercial Agreements | Civil and Commercial Disputes | Debt Recovery | Employment and Industrial Disputes | Family and Estate Matters

Head Office — Larkin, Johor Bahru
Address: No. 34-01, Jalan Idaman 2, Taman Larkin Idaman, 80350 Larkin, Johor
Tel: 07-226 6533 / 07-224 2277
Fax: 07-223 7722
WhatsApp: 016-788 9176
Email: william.lim@wfpartners.com.my

Second Branch — Southkey, Johor Bahru
Address: C-3-28, Block C, Pusat Komersial Bayu Tasek, Persiaran Southkey 1, 80150 Johor Bahru, Johor
Tel: 07-287 7925
Email: florence.toh@wfpartners.com.my

Third Branch — Nusa Jaya Mas, Skudai
Address: 15A, Jalan NJM 1/1, Taman Nusa Jaya Mas, 81300 Skudai, Johor
Tel: 07-559 2883
Mobile / WhatsApp: 016-800 6743
Email: william.lim@wfpartners.com.my
Website: https://wfnpartners.com/

Disclaimer

This article is intended solely to provide the public in Peninsular Malaysia with general legal information and risk awareness. It does not constitute legal advice for any specific property transaction and does not target or evaluate any law firm.

Whether a lawyer represents a particular party, the procedures the lawyer may undertake and the scope of services provided should be confirmed by reference to the engagement documents, written communications and actual circumstances.

Every transaction may involve different contractual terms, title conditions, bank financing, tax responsibilities and facts. Before accepting a deposit or signing an Offer to Purchase, Sale and Purchase Agreement or any other legally binding document, the seller should obtain formal advice from a qualified lawyer based on the seller’s circumstances.