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地契已经发出，为什么要尽快办理 Perfection of Transfer 与 Perfection of Charge？律师不是时光机

【新山律师事务所版权所有】

很多业主买了房子、拿了钥匙，也已经供楼多年，便认为产业手续早已全部完成。

但如果当年买房时，个人地契或分层地契还没有发出，发展商后来通知您办理：

  1. Perfection of Transfer（产业转名登记）；
  2. Perfection of Charge（银行抵押登记）；

请不要把通知放在一旁，也不要认为“以后有空再处理”。

这两项手续关系到您的名字及银行的抵押权益，是否正式登记在地契上。

1. 什么是 Perfection of Transfer？

Perfection of Transfer，简单来说，就是当地契发出后，把产业正式转到业主名下。

当您向发展商买房时，如果个人地契或分层地契尚未发出，发展商当时无法直接把独立地契登记到您的名字。

因此，即使您已经：

  1. 付清购屋款项；
  2. 拿到钥匙；
  3. 入住多年；
  4. 缴付门牌税、地税及管理费；

您的名字也未必已经登记在新发出的个人地契或分层地契上。

当地契正式发出后，业主通常还需要办理 Perfection of Transfer，才能把自己的名字登记为该产业的注册业主。

2. 什么是 Perfection of Charge？

如果产业仍有银行贷款，除了办理 Perfection of Transfer，通常还需要办理：

Perfection of Charge（银行抵押登记）

这项手续是把银行对产业的抵押权益正式登记在地契上。

简单理解：

  • Perfection of Transfer：把业主名字登记在地契上；
  • Perfection of Charge：把银行的抵押权益登记在地契上。

两项手续可能同时进行，但实际情况仍需视地契、贷款及银行要求而定。

为什么收到通知后应尽快处理？

1. 避免旧文件遗失

办理手续时，可能需要用到早期的买卖合约、转让文件、贷款文件及其他产业资料。

拖延多年后，文件可能因搬家、装修、潮湿或保管不当而遗失。补回旧文件可能需要更多时间，也未必每一份文件都容易重新取得。

2. 避免发展商日后难以联络

地契发出时，发展商通常会通知业主办理后续手续。

如果业主一直拖延，日后发展商更换管理层、公司停止营运或有关人员已经离职，寻找资料及完成手续可能变得更加麻烦。

3. 避免影响未来卖屋

当您准备出售产业时，才发现自己的名字还没有登记在地契上，可能需要先处理旧的转名手续，才能继续新的买卖交易。

原本预计几个月完成的交易，可能因为旧手续尚未完成而延误。

买家等不到、银行无法继续处理，交易甚至可能受到影响。

4. 避免影响再融资

如果您准备向其他银行再融资，银行一般需要检查地契及登记资料。

若业主名字和原贷款银行的抵押权益尚未完成登记，新的融资安排可能需要等待旧手续解决后才能继续。

5. 避免发生遗产问题

如果业主还没有完成 Perfection of Transfer 就不幸去世，家属可能需要先处理遗产手续，才能继续办理产业转名。

届时涉及的文件、程序、时间及费用，都可能比业主在世时处理更加复杂。

6. 避免银行不断追问

如果产业仍有贷款，银行可能要求业主配合完成 Perfection of Charge。

业主长期不回应，不代表银行的要求会自动取消。银行可能继续发出提醒或要求补交文件，因为产业仍是贷款的担保。

7. 避免日后费用增加

很多人认为：

“现在不处理，以后再做也是一样。”

实际上，拖延不代表手续会消失，也不代表费用会保持不变。

未来可能出现额外查询、补文件、重新签署、行政费用或其他成本。若有关文件未在规定期限内盖章，也可能涉及印花税罚款。

已经供完贷款，还需要处理吗？

需要!

如果贷款已经还清，银行抵押登记可能不再适用，但业主仍应确认是否需要完成 Perfection of Transfer，把名字正式登记在地契上。

如果之前已经签署：

Deed of Receipt and Reassignment（DRR）
《收款及再转让契约》

也不要因此认为所有地契手续已经自动完成。

DRR主要处理贷款还清后，银行把原有权益再转回给业主的问题；它不等于业主名字已经自动登记在后来发出的个人地契或分层地契上。

因此，完成DRR后，部分业主仍可能需要继续办理 Perfection of Transfer。

旧产业文件千万不要丢

无论贷款是否已经还清，请妥善保留：

  1. 买卖合约；
  2. Deed of Assignment；
  3. 贷款及担保文件；
  4. Deed of Receipt and Reassignment；
  5. 发展商通知；
  6. 付款收据及印花税证明；
  7. 其他与产业有关的主要文件。

这些旧文件可能是证明您如何购买产业、贷款如何处理，以及日后办理转名的重要资料。

建议原件集中保管，同时保存清晰的电子副本。

常见问题

1. 房子已经住了很多年，不办理可以吗？

入住多年不代表名字已经登记在地契上。只要地契已经发出，业主便应了解自己是否仍需完成转名登记。

2. 发展商通知后，可以等到卖屋时才处理吗？

不建议。卖屋时才处理，可能同时面对旧转名和新买卖两套手续，增加交易延误的风险。

3. Perfection of Transfer和Perfection of Charge一定要一起做吗？

不一定。是否需要同时办理，要看产业是否仍有贷款、地契情况及银行要求。

4. 没收到通知，是否代表地契还没发出？

未必。通知可能寄到旧地址或没有成功送达。购买多年的产业，业主可主动查询地契目前的情况。

收到通知，不要只放进抽屉

Perfection of Transfer和Perfection of Charge不是发展商多寄来的一份普通文件，而是地契发出后的重要登记手续。

越早处理，文件通常越齐全，有关单位也比较容易联络。

拖到准备卖屋、再融资，甚至业主去世后才处理，问题往往会变得更复杂。

如果您的产业位于新山、士古来或柔佛其他地区，并且收到发展商有关地契、Perfection of Transfer或Perfection of Charge的通知，应尽早携带有关文件向产业律师查询。

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
本文仅用于提升公众对 Perfection of Transfer及Perfection of Charge的基本认识，不构成任何个别案件的法律意见。每项产业的地契、贷款、发展商文件及登记情况不同，是否需要办理有关手续及具体要求，应由律师审核完整文件后确认。

The Title Has Been Issued—Why Complete the Perfection of Transfer and Perfection of Charge Promptly? Your Lawyer Is Not a Time Machine

Many property owners assume that all property-related procedures were completed long ago because they have collected their keys, occupied the property and serviced the housing loan for many years.

However, if the individual title or Strata Title had not yet been issued when the property was purchased and the developer subsequently asks you to complete:

  1. Perfection of Transfer; and
  2. Perfection of Charge,

do not put the notice aside or assume that it can be dealt with whenever you have time.

These procedures determine whether your ownership and the bank’s security interest are formally registered on the title.

1. What Is Perfection of Transfer?

Perfection of Transfer simply means formally transferring the property into the owner’s name after the title has been issued.

When you purchased the property from the developer, the developer could not register the separate title in your name if the individual title or Strata Title had not yet been issued.

Therefore, even if you have:

  1. Paid the purchase price in full;
  2. Collected the keys;
  3. Occupied the property for many years; and
  4. Paid the assessment, quit rent and maintenance charges,

your name may still not be registered on the newly issued individual title or Strata Title.

After the title has been issued, the owner will generally need to complete the Perfection of Transfer to become the registered owner of the property.

2. What Is Perfection of Charge?

If the property remains subject to a housing loan, the owner will generally need to complete the following in addition to the Perfection of Transfer:

Perfection of Charge

This procedure formally registers the bank’s charge over the property on the title.

In simple terms:

  • Perfection of Transfer: registers the owner’s name on the title;
  • Perfection of Charge: registers the bank’s security interest on the title.

Both procedures may be undertaken at the same time. However, the actual requirements will depend on the title, financing arrangements and the bank’s instructions.

Why Should You Act Promptly After Receiving the Notice?

1. Avoid Losing the Old Documents

The process may require the original Sale and Purchase Agreement, transfer documents, loan documents and other property records.

If the matter is delayed for many years, the documents may be lost because of relocation, renovation, moisture damage or improper storage. Replacing old documents may require additional time, and not every document can be easily obtained again.

2. Avoid Difficulties Contacting the Developer Later

When the title is issued, the developer will generally notify the owner to complete the necessary procedures.

If the owner continues to delay, it may become more difficult to obtain the necessary information and complete the process if the developer subsequently changes its management, ceases operations or the relevant personnel leave the company.

3. Avoid Delays When Selling the Property

If you only discover when preparing to sell that your name has not been registered on the title, you may first need to complete the outstanding Perfection of Transfer before the new sale can proceed.

A transaction expected to be completed within a few months may be delayed because the earlier registration remains outstanding.

The purchaser may not be prepared to wait, the purchaser’s bank may be unable to proceed, and the transaction itself may be affected.

4. Avoid Problems with Refinancing

If you intend to refinance the property with another bank, the new bank will generally need to examine the title and its registration particulars.

Where the owner’s name and the existing bank’s charge have not been registered, the refinancing may have to wait until the outstanding procedures are resolved.

5. Avoid Estate-Administration Complications

If an owner passes away before completing the Perfection of Transfer, the family may need to undertake estate-administration procedures before the property transfer can proceed.

The required documents, procedures, time and costs may then be more extensive than if the owner had completed the matter during their lifetime.

6. Avoid Repeated Enquiries from the Bank

Where the housing loan remains outstanding, the bank may require the owner to cooperate in completing the Perfection of Charge.

Ignoring the bank’s requests does not mean that they will automatically disappear. The bank may continue issuing reminders and requesting documents because the property remains security for the loan.

7. Avoid Increased Costs Later

Many people assume:

“If I do not deal with it now, I can simply complete the same procedure later.”

In reality, delaying the matter does not make the procedure disappear, nor does it guarantee that the costs will remain unchanged.

Further searches, replacement documents, fresh execution, administrative charges or other expenses may arise in the future. If relevant documents are not stamped within the prescribed period, stamp-duty penalties may also apply.

Is It Still Necessary if the Housing Loan Has Been Fully Settled?

Yes.

If the loan has been fully settled, registration of the bank’s charge may no longer be required. However, the owner should still confirm whether the Perfection of Transfer must be completed so that their name is formally registered on the title.

If you previously executed a:

Deed of Receipt and Reassignment (DRR),

do not assume that all title-related procedures have automatically been completed.

A DRR principally deals with the bank reassigning its rights and interest to the owner after the loan has been fully settled. It does not mean that the owner’s name has automatically been registered on an individual title or Strata Title that was subsequently issued.

Some owners may therefore still need to complete the Perfection of Transfer after executing the DRR.

Do Not Discard Your Old Property Documents

Regardless of whether the housing loan has been fully settled, you should safely retain:

  1. The Sale and Purchase Agreement;
  2. The Deed of Assignment;
  3. The loan and security documents;
  4. The Deed of Receipt and Reassignment;
  5. Notices from the developer;
  6. Payment receipts and proof of stamp duty; and
  7. Other principal documents relating to the property.

These documents may be important in proving how the property was purchased, how the financing was handled and how the future transfer should be completed.

The original documents should be stored together in a safe place, with clear electronic copies retained as backups.

Frequently Asked Questions

1. I have occupied the property for many years. Can I leave the matter unresolved?

Occupying the property for many years does not mean that your name has been registered on the title. Once the title has been issued, you should determine whether the Perfection of Transfer remains outstanding.

2. Can I wait until I intend to sell the property before dealing with the developer’s notice?

It is not advisable. If you wait until the property is being sold, you may need to deal with both the earlier Perfection of Transfer and the new sale simultaneously, increasing the risk of delay.

3. Must the Perfection of Transfer and Perfection of Charge always be completed together?

Not necessarily. Whether both procedures are required will depend on whether the property remains subject to financing, the title status and the bank’s requirements.

4. If I did not receive a notice, does it mean that the title has not been issued?

Not necessarily. The notice may have been sent to an old address or may not have been successfully delivered. If you purchased the property many years ago, you may make your own enquiries about the present title status.

Do Not Simply Put the Notice in a Drawer

The Perfection of Transfer and Perfection of Charge are not merely additional documents sent by the developer. They are important registration procedures that arise after the title has been issued.

The earlier you act, the more likely it is that the necessary documents remain complete and the relevant parties can still be contacted.

If the matter is left unresolved until you intend to sell or refinance—or until after the owner has passed away—the process will often become more complicated.

If your property is located in Johor Bahru, Skudai or elsewhere in Johor and you have received a notice from the developer concerning the title, Perfection of Transfer or Perfection of Charge, you should bring the relevant documents to a property lawyer for review as early as possible.

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 improve public understanding of the Perfection of Transfer and Perfection of Charge. It does not constitute legal advice for any specific case.

The title, financing arrangements, developer’s documents and registration status may differ from one property to another. Whether these procedures are required and the specific requirements involved should be confirmed by a lawyer after reviewing the complete set of documents.

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