重点摘要｜联名产业先记住这六点

1. 联名产业可登记为1/2，也可按实际安排登记1/3或者1/7等不同比例。
2. 即使其中一名联名业主承担较多购屋款项或贷款供款，也不会自动改变地契上所登记的产权份额
3. 一般联名买房并不代表其中一人去世后，另一人会自动取得整间产业。死者拥有的份额通常会成为其遗产，再按照遗嘱或相关继承法律分配。
4. 一方不肯卖时，另一方不能擅自出售整间产业。
5. 共同拥有协议应写明供款、居住、出租、买断、出售、身故及违约安排。
6. 若贷款申请资料失实，银行采取什么行动取决于融资文件及失实事项的严重程度。

两个人一起买房时，大家通常只想两件事：贷款能不能批，以及每个月要供多少。很少有人会在关系还好的时候问：如果有一天其中一人不肯卖、突然离世，或双方对出资比例各说各话，这间房会怎样？

真正麻烦的地方，是“联名”只说明地契上有不止一个名字，却没有自动回答谁出了多少钱、谁可以住、租金怎样分、什么时候必须卖，以及一方离世后由谁接手。无论买房的人是夫妻、未婚伴侣、兄弟姐妹、亲戚或生意伙伴，这些问题都应该在签约前谈清楚。

联名买房一定是各占一半吗？

答案：不一定。在柔佛地契上，每名联名业主所拥有的产权通常会以分数注明，例如二分之一（1/2）、三分之一（1/3）或其他比例，而不是以每月供款数额来决定。

如果地契注明甲拥有二分之一，乙拥有二分之一，代表双方在法律登记上各持有该产业的一半权益。如果登记的分数不同，则每名业主按照地契上所注明的份额拥有该产业。

必须注意，谁支付较多头期、律师费、装修费或贷款供款，并不会自动改变地契上已经登记的产权份额。换句话说，即使其中一方长期承担较多购屋费用，其地契份额也不会因此自动增加。

如果实际出资与地契登记不一致，发生争议时，法院通常不会只计算双方分别支付了多少钱。法院还可能审查：

1. 当初为何同意按照该份额登记；
2. 双方是否签署过共同拥有协议；
3. 买房时双方的真实意图；
4. 贷款、租金及其他产业开支如何处理；
5. 双方之后的行为是否与原来的安排一致。

在2022年的一个案件中，法院处理未婚伴侣之间的产业权益争议时，不只是比较双方的付款数额，也考虑双方的真实意图、关系性质、共同账户及整体安排。

因此，准备买卖及转让文件时，应先确认地契上登记的分数是否真正反映双方的安排。关系良好时只靠口头承诺，日后发生争议时往往较难证明。

联名产业一方去世，另一方会自动取得全部吗？

答案：一般不会。死者在联名产业中的份额通常进入遗产，再按照遗嘱或无遗嘱继承规则处理。

一般情况下，不应这样假设。马来西亚常见的土地联名登记属于按未分割份额共同持有。某位共有人离世后，其份额通常进入遗产，由遗嘱处理；若没有有效遗嘱，则由适用的无遗嘱继承法处理。换句话说，仍在世的共有人可能突然要和死者的配偶、孩子或父母一起成为利益相关人。

以下比例只讨论《1958年遗产分配法令》第6条下常见的情形，主要适用于西马及砂拉越无有效遗嘱的非穆斯林遗产。穆斯林遗产、沙巴产业、收养或非婚生子女身份、代位继承、旧式地契及其他特殊情况，必须另作确认。

注意：表内比例是分配“死者自己的遗产份额”，不是整间房子。

例如，一间房子由甲、乙各持50%。甲无遗嘱离世，留下配偶和孩子。进入遗产分配的只是甲的50%：配偶取得甲份额的1/3，也就是整间房子的1/6；孩子取得甲份额的2/3，也就是整间房子的1/3。乙原有的50%不会因为甲离世而被重新分配。

【建议内链：为什么买了产业后仍需要立遗嘱？】【建议内链：没有遗嘱过世，遗产怎样分配？】

联名产业一方不肯卖，另一方怎么办？

答案：不能擅自出售整间产业，但可先协商买断或共同出售；无法解决时，可考虑依据《国家土地法典》第145条申请终止共同拥有，并要求分割或出售。

共同拥有不等于任何一方可以单方面把整间房卖掉。若全体同意，最省时间和费用的做法通常是共同出售，或由其中一方按双方接受的估值买下另一方的份额。

谈不拢时，法律并非让产业永远被冻结。《国家土地法典》第145条提供终止共同拥有的途径。在 Sarinah binti Jabil v Borhan bin Abdul Wahab（2023）一案，法院确认在其他共有人不同意时，共有人仍可依据第145条申请终止共同拥有。Kumaradevan Rajadevan v Jeevamalar a/p Kumarasubramaniam（2024）则涉及母子关系破裂后的联名产业，法院确认可在适当情况下命令出售。法院也可命令公开拍卖，但这不是每宗案件都会自动得到的结果；法院会看产业性质、登记份额、能否实际分割、建议方案是否公平，以及证据是否完整。

实务上通常先经过以下步骤：

1. 查明最新地契、限制条件、银行押记及每位共有人的登记份额；
2. 由律师发出建议方案，例如共同出售、由一方买断，或进行土地分割；
3. 如考虑分割，先由土地测量师和土地机关确认面积、用途、出入口及规划条件是否允许；
4. 无法解决时，再决定向土地机关申请，或在符合第145条的情况下向高等法院寻求终止共同拥有、分割或出售命令。

时间与费用可按阶段理解：第一阶段是查册、审阅文件、估价及律师函；第二阶段是协商买断、共同出售或准备分割方案；第三阶段才是土地机关或高等法院程序；取得命令后，还可能需要估价、拍卖、转让及分配净售款。共有人人数、反对程度、是否需要测量、文件送达、全面审讯、上诉和法院排期都会改变总时间与费用。律师应在看过地契和事实后提供分阶段预算，而不是笼统承诺固定期限或固定总价。

【建议内链：马来西亚产业转名流程与费用】

夫妻或家人联名买房，可以签共同拥有协议吗？

答案：可以。协议可预先规定供款、居住、出租、买断、出售和违约安排，但不能规避土地法、银行文件或第三方权利。而且通常比发生争执后才重组双方说法更安全。共同拥有协议可以约定双方的权利和责任，但协议不能用来规避土地法、银行融资文件、法定限制或第三方已经取得的权利。

一份实用的协议至少应考虑：

1. 登记份额及实际出资比例；
2. 头期、律师费、装修费、贷款供款、门牌税、地税、管理费和维修费由谁承担；
3. 谁可以居住，是否要支付占用费，以及能否出租；
4. 租金收入和税务责任怎样分配；
5. 任何一方想退出时，另一方是否有优先购买权，估值由谁进行；
6. 逾期供款、拒绝签署出售文件或违反协议时的处理办法；
7. 身故、失去行为能力、破产、分手或离婚后的安排；
8. 争议解决方式，以及双方是否可向法院申请禁令、赔偿、强制履行或出售。

协议也应办理适当的印花手续。没有及时盖印不代表文件必然从世界上消失，但会产生罚款，并可能在诉讼中面对不能直接作为证据使用的问题，直到欠付印花税及罚款获处理。HASiL现行说明指出，在马来西亚签署的文书一般须在签署后30天内办理盖印；自2026年起，部分一般协议已分阶段纳入印花税自我评估制度。

常见问题 FAQ

夫妻联名买房一定各占50%吗？

答案：不一定。双方可按安排登记相等或不相等份额；若登记资料没有列明不同比例，通常会被视为相等份额。

我供款比较多，可以自动取得更大份额吗？

答案：不可以这样假设。地契登记是重要起点，法院也会查看书面协议、付款证据、双方真实意图及整体行为。

一个联名业主去世，产业会自动归另一人吗？

答案：一般不会。死者份额通常进入遗产，按遗嘱或适用的无遗嘱继承规则处理。

一个人不肯卖联名产业，另一个人可以强制出售吗？

答案：在适当情况下，可依据《国家土地法典》第145条申请终止共同拥有。法院可按事实命令分割、出售或作出其他公正命令。

共同拥有协议需要盖印吗？

答案：应办理适当印花手续。在马来西亚签署的文书一般须在30天内处理；逾期可能产生罚款及证据使用问题。

共同拥有协议可以代替遗嘱吗？

答案：通常不能。协议处理共有人之间的权利义务；遗嘱处理立遗嘱人去世后的遗产分配，两者功能不同。

资料来源与法律提示

本文根据《国家土地法典》、《1958年遗产分配法令》、《1950年合约法令》、《1950年特定救济法令》及《1949年印花税法令》的相关原则作一般说明，并参考有关终止共同拥有、分割、出售及实际权益争议的马来西亚案例。本文不是针对任何个案的法律意见。产业所在地、地契类别、宗教、婚姻身份、融资条款及家庭结构不同，结果可能不同。

如您正考虑与家人、伴侣或商业伙伴共同购买产业，或现有共有人已经无法就出售、供款或遗产问题达成协议，可先准备最新地契、买卖合约、贷款文件、付款记录及双方通讯，再向 William Florence & Partners（新山律师楼）取得针对个案的法律意见。

William Florence & Partners 联络资料
本所设有以下三个办事处。前往前可先致电有关办事处预约。

总行｜Larkin
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: 0167889176
电邮：william.lim@wfpartners.com.my

第二办事处｜Southkey
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

第三办事处｜Skudai
15A, Jalan NJM 1/1, Taman Nusa Jaya Mas, 81300 Skudai, Johor
电话：07-559 2883 / 016-800 6743
电邮：william.lim@wfpartners.com.my
网站：www.wfnpartners.com

办公时间：星期一至星期五，上午9时至下午6时；午休下午1时至2时。星期六，星期天及公共假期休息

免责声明

本文仅供一般法律资讯及教育用途，不构成针对任何人士或个别情况的正式法律意见。读者阅读本文、联系本所或使用本文资料，并不会自动建立律师与客户关系。本文内容仅针对西马的产业及相关法律，并根据文章发布时可获得的马来西亚法律资料整理。法律、土地政策、银行规定及政府部门程序可能不时修改，而且每宗案件的事实、地契条件、产权份额、融资文件及家庭情况都可能不同。因此，读者不应仅依赖本文内容作出购买、出售、转让、贷款、遗产分配或诉讼决定。本文所举例子仅用于帮助读者理解一般法律原则，不代表任何个案必然会得到相同结果。涉及穆斯林遗产、婚姻财产、信托安排、破产、未成年人权益或特殊地契的情况，可能适用不同的法律和程序。如需针对个人情况采取行动，应先让律师审阅相关地契、买卖合约、贷款文件、共同拥有协议、付款记录、遗嘱及其他有关文件，并取得正式法律意见。本文如包含第三方网站链接，仅为方便读者查阅资料。本所不保证有关网站的内容持续准确、完整或最新。

Joint Property Ownership in Malaysia

Jointly purchasing a property does not necessarily mean that both owners will always hold equal shares. It also does not mean that when one owner passes away, the surviving owner will automatically inherit the entire property.

For purchasers in Johor Bahru, Johor and elsewhere in Malaysia, the registered ownership proportions, financial contributions, loan obligations, exit arrangements and estate planning must be considered separately.

Where one co-owner refuses to sell, an application may, in appropriate circumstances, be made under section 145 of the National Land Code to terminate the co-proprietorship. The court may order the property to be partitioned or sold.

Six Important Points About Jointly Owned Property

1. A jointly owned property may be registered in equal shares of one-half each or in unequal proportions such as one-third, one-seventh or another agreed share.
2. Even if one co-owner pays a larger part of the purchase price or housing-loan instalments, this does not automatically alter the ownership share registered on the title.
3. Joint ownership generally does not mean that the surviving owner will automatically receive the entire property when the other owner dies. The deceased’s share will ordinarily form part of the estate and be distributed according to the Will or applicable intestacy law.
4. If one owner refuses to sell, the other owner cannot unilaterally sell the entire property.
5. A co-ownership agreement should address payments, occupation, rental, buyouts, sale, death and default.
6. If false or inaccurate information was provided in a financing application, the bank’s response will depend on the financing documents and the seriousness of the misrepresentation.

When two people purchase a property together, they will usually focus on two matters:

a) Whether the financing will be approved; and
b) How much the monthly instalments will be.

Few people ask, while the relationship remains good:

“What will happen if one person refuses to sell, passes away unexpectedly or later disputes the parties’ respective contributions?”

The difficulty is that “joint ownership” merely means that more than one name appears on the title. It does not automatically determine:

a) Who contributed how much;
b) Who may occupy the property;
c) How rental income should be divided;
d) When the property must be sold; or
e) Who will take over a deceased owner’s share.

Whether the purchasers are spouses, unmarried partners, siblings, relatives or business partners, these matters should be discussed before the transaction documents are signed.

Does Joint Ownership Always Mean Equal Shares?

Answer: No.

On a Johor title, each co-owner’s interest will generally be recorded as a fractional undivided share, such as one-half, one-third or another proportion. It is not determined by the amount of the monthly loan instalments paid by each person.

If the title states that A owns one-half and B owns one-half, each party is legally registered as holding a 50% undivided share.

If different fractions are registered, each owner holds the proportion stated on the title.

Importantly, the person who pays more of the deposit, legal fees, renovation costs or loan instalments does not automatically obtain a larger registered share.

Even if one party has borne a larger proportion of the acquisition expenses over many years, that party’s registered share will not automatically increase.

If the parties’ financial contributions differ from the registered ownership, a court dealing with a subsequent dispute may consider more than the amount paid by each party. It may also examine:

1. Why the parties initially agreed to register the property in those proportions;
2. Whether they executed a co-ownership agreement;
3. Their true intention when purchasing the property;
4. How they treated the loan, rental income and other property expenses; and
5. Whether their subsequent conduct was consistent with the original arrangement.

In a 2022 case involving a property dispute between unmarried partners, the court did not merely compare the parties’ payments. It also considered their true intention, the nature of their relationship, the use of a joint account and the overall arrangement.

The parties should therefore confirm, when preparing the transaction and transfer documents, whether the fractions registered on the title genuinely reflect their arrangement.

A verbal understanding may appear sufficient while the relationship remains good, but it may be difficult to prove after a dispute arises.

Will the Surviving Co-Owner Automatically Receive the Entire Property?

Answer: Generally, no.

A deceased person’s share of a jointly owned property will ordinarily form part of the estate and be dealt with under the Will or applicable intestacy law.

Jointly owned land in Malaysia is commonly held in undivided shares. When a co-owner passes away, that person’s share ordinarily forms part of the estate.

If there is a valid Will, the share will be dealt with according to the Will. If there is no valid Will, the applicable intestacy law will determine its distribution.

The surviving co-owner may therefore find themselves sharing an interest in the property with the deceased owner’s spouse, children, parents or other beneficiaries.

The following table illustrates common situations under section 6 of the Distribution Act 1958. It principally concerns the intestate estates of non-Muslims in Peninsular Malaysia.

Muslim estates, Sabah or Sarawak property, adopted or non-marital children, representation by descendants, older forms of title and other special circumstances require separate legal consideration.

Important: These proportions apply only to the deceased person’s estate share—not the entire property.

For example, A and B each own 50% of a property. A dies without a Will and leaves a spouse and children.

Only A’s 50% share enters the estate:

a) The spouse receives one-third of A’s share, equivalent to one-sixth of the entire property;
b) The children receive two-thirds of A’s share, equivalent to one-third of the entire property; and
c) B retains the original 50% share, which is not redistributed because of A’s death.

Suggested internal links:

a) Why Should You Prepare a Will After Purchasing Property?
b) How Is an Estate Distributed When Someone Dies Without a Will?

What Can One Owner Do if the Other Refuses to Sell?

Answer: One owner cannot unilaterally sell the entire property. However, the parties may first negotiate a buyout or joint sale. If no resolution is possible, an application may be considered under section 145 of the National Land Code to terminate the co-proprietorship and seek an order for partition or sale.

Co-ownership does not allow either owner to sell the entire property without the other owners’ participation.

Where everyone agrees, the most time- and cost-effective solution will generally be:

1. A joint sale of the property; or
2. A buyout under which one owner acquires the other’s share at an agreed valuation.

If the parties cannot agree, the law does not necessarily require the property to remain permanently frozen.

Section 145 of the National Land Code provides a process for terminating co-proprietorship.

In Sarinah binti Jabil v Borhan bin Abdul Wahab (2023), the court confirmed that a co-owner may apply under section 145 to terminate co-proprietorship even where the other co-owner does not consent.

Kumaradevan Rajadevan v Jeevamalar a/p Kumarasubramaniam (2024) concerned a jointly owned property following the breakdown of the relationship between a mother and son. The court confirmed that a sale may be ordered in appropriate circumstances.

A court may also order a sale by public auction. However, this is not an automatic outcome in every case.

The court may consider:

1. The nature of the property;
2. The registered ownership proportions;
3. Whether physical partition is practicable;
4. Whether the proposed solution is fair; and
5. Whether sufficient evidence has been provided.

In practice, the following steps will commonly be considered:

1. Conduct a current land search and determine the title conditions, bank charge and each owner’s registered share;
2. Have a lawyer propose a joint sale, buyout or partition arrangement;
3. If partition is being considered, obtain advice from a licensed land surveyor and the relevant land authority concerning area, permitted use, access and planning requirements; and
4. If the dispute cannot be resolved, consider whether to apply to the land authority or seek an order from the High Court under section 145 for termination, partition or sale.

The time and costs should be understood in stages:

a) Stage One: Land searches, document review, valuation and a lawyer’s letter;
b) Stage Two: Negotiating a buyout or joint sale, or preparing a partition proposal;
c) Stage Three: Proceedings before the land authority or High Court; and
d) After an order: Valuation, auction, transfer and distribution of the net sale proceeds may still be required.

The total time and expense may be affected by:

a) The number of co-owners;
b) The extent of the opposition;
c) Whether surveying work is required;
d) Service of documents;
e) Whether a full trial is necessary;
f) Any appeal; and
g) The court’s schedule.

A lawyer should provide a staged budget after reviewing the title and facts instead of making a broad promise of a fixed duration or total cost.

Suggested internal link: Malaysian Property Transfer Procedures and Costs

Can Spouses or Family Members Sign a Co-Ownership Agreement?

Answer: Yes.

A co-ownership agreement may set out the parties’ arrangements concerning financial contributions, occupation, rental, buyouts, sale and default.

It will generally be safer to document these matters while the relationship remains good instead of attempting to reconstruct the parties’ respective versions after a dispute arises.

However, the agreement cannot be used to avoid land law, financing documents, statutory restrictions or rights already acquired by third parties.

A practical agreement should address at least:

1. The registered shares and actual financial contributions;
2. Responsibility for the deposit, legal fees, renovation costs, loan instalments, assessment, quit rent, maintenance charges and repair expenses;
3. Who may occupy the property, whether an occupation fee is payable and whether the property may be rented out;
4. How rental income and tax obligations will be allocated;
5. Whether an owner wishing to exit must first offer the share to the other owner and how the valuation will be carried out;
6. What happens if one owner fails to make payments, refuses to sign sale documents or breaches the agreement;
7. Arrangements following death, loss of mental capacity, bankruptcy, separation or divorce; and
8. The dispute-resolution procedure and whether the parties may seek an injunction, damages, specific performance or an order for sale.

The agreement should also be properly stamped.

A failure to stamp the agreement on time does not necessarily cause it to cease to exist. However, penalties may arise, and the document may face restrictions on its admissibility in legal proceedings until the unpaid stamp duty and applicable penalty have been dealt with.

LHDN’s current guidance generally requires an instrument executed in Malaysia to be stamped within 30 days after execution. From 2026, certain general agreements have also been brought into the Stamp Duty Self-Assessment System in stages.

Frequently Asked Questions

Do Spouses Who Purchase a Property Together Always Own 50% Each?

Not necessarily. The parties may register equal or unequal shares according to their arrangement.

If the registration does not state unequal proportions, the shares will generally be treated as equal.

If I Pay More, Do I Automatically Receive a Larger Share?

This should not be assumed.

The registered title is an important starting point. A court may also consider any written agreement, evidence of payment, the parties’ true intention and their overall conduct.

When One Co-Owner Dies, Does the Property Automatically Belong to the Surviving Owner?

Generally, no.

The deceased owner’s share will ordinarily form part of the estate and be distributed according to the Will or the applicable intestacy rules.

Can One Owner Force a Sale if the Other Refuses?

In appropriate circumstances, an application may be made under section 145 of the National Land Code to terminate the co-proprietorship.

Depending on the facts, the court may order partition, sale or another appropriate remedy.

Must a Co-Ownership Agreement Be Stamped?

The appropriate stamp-duty procedures should be completed.

An instrument executed in Malaysia must generally be dealt with within 30 days. Late stamping may result in penalties and evidential difficulties.

Can a Co-Ownership Agreement Replace a Will?

Generally, no.

A co-ownership agreement regulates the rights and obligations between the owners. A Will determines how the testator’s estate should be distributed after death. They perform different functions.

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Sources and Legal Notice

This article provides a general explanation based on relevant principles under the National Land Code, Distribution Act 1958, Contracts Act 1950, Specific Relief Act 1950 and Stamp Act 1949. It also refers generally to Malaysian cases concerning the termination of co-proprietorship, partition, sale and disputes over beneficial interests.

This article does not constitute legal advice for any specific matter.

The outcome may differ depending on the property’s location, title category, religion, marital status, financing terms and family structure.

If you are considering purchasing a property jointly with a family member, partner or business associate—or if the existing owners can no longer agree on a sale, financial contributions or estate matters—you should prepare the following before obtaining legal advice:

1. The latest title or land search;
2. The Sale and Purchase Agreement;
3. The financing documents;
4. Payment records; and
5. Communications between the parties.

William Florence & Partners provides legal advice based on the individual circumstances of clients in Johor Bahru and Johor.

William Florence & Partners Contact Details

The firm has three offices. Please contact the relevant office to make an appointment before attending.

Head Office | Larkin
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 Office | Southkey
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 Office | Skudai
15A, Jalan NJM 1/1, Taman Nusa Jaya Mas, 81300 Skudai, Johor
Tel: 07-559 2883 / 016-800 6743
Email: william.lim@wfpartners.com.my
Website: www.wfnpartners.com

Office hours: Monday to Friday, 9:00 a.m. to 6:00 p.m.
Lunch break: 1:00 p.m. to 2:00 p.m.
Closed on Saturdays, Sundays and public holidays.

Disclaimer

This article is intended solely for general legal information and educational purposes. It does not constitute formal legal advice for any person or individual circumstances.

Reading this article, contacting the firm or using the information provided does not automatically create a solicitor-client relationship.

The article concerns property situated in Peninsular Malaysia and the relevant laws. It is based on Malaysian legal information available as at the date of publication.

Laws, land policies, banking requirements and government procedures may change from time to time. The facts, title conditions, ownership proportions, financing documents and family circumstances will also differ in every case.

Readers should not rely solely on this article when making decisions concerning a purchase, sale, transfer, financing arrangement, estate distribution or legal proceedings.

The examples are provided only to explain general legal principles and do not mean that every case will produce the same outcome.

Different laws and procedures may apply to matters involving Muslim estates, matrimonial property, trust arrangements, bankruptcy, minors’ interests or special categories of title.

Before taking action, a lawyer should review the relevant title, Sale and Purchase Agreement, financing documents, co-ownership agreement, payment records, Will and other supporting documents.

Any third-party website links are provided solely for readers’ convenience. The firm does not guarantee that the third-party content will remain accurate, complete or current.