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准备在新山、士古来或柔佛卖屋时，很多卖家会先查看网上银行显示的房屋贷款余额，然后才决定售价。

但是，房贷余额不一定等于银行最终的赎回金额（Redemption Sum）。

某些银行贷款文件可能允许银行在解除产业抵押之前，把卖家在该银行或同一银行集团的其他债务一并计算。

因此，卖家在接受订金、签署Offer to Purchase或买卖合约之前，最好先向银行确认正式赎回金额。

a) 什么是银行赎回金额？

如果产业仍抵押给银行，卖家出售产业时，必须先清还银行要求的款项，银行才会办理：

1. 解除抵押（Discharge of Charge）；或
2. 收据及重新转让契据（Deed of Receipt and Reassignment）。

银行发出的赎回结单（Redemption Statement），会列明在指定日期内清还贷款所需支付的金额。

这份结单上的金额，才是卖屋交易应参考的重要数字。

网上银行、贷款月结单或卖家自己计算的房贷余额，只能作为初步参考，不能完全取代银行正式发出的Redemption Statement。

b) 为什么赎回金额可能高过房贷余额？

银行贷款文件通常有几十页。某些文件可能包含：

1. Consolidation（债务或账户合并）；
2. Right of Set-Off（抵销权）；
3. All Monies Clause（所有应付款项条款）；以及
4. Personal Liability（个人还款责任）。

根据卖家实际签署的贷款、抵押及担保文件，银行可能有权在解除产业抵押之前，把其他相关债务一并考虑。

这些债务可能包括：

1. 信用卡欠款；
2. 个人贷款；
3. 透支账户；
4. 商业贷款；
5. 其他融资；
6. 卖家担任担保人的债务；
7. 联名账户涉及的责任；或
8. 同一银行集团下的其他应付款项。

因此，卖家不能只看这间房屋的贷款余额，就认定银行一定会按照该金额解除抵押。

银行是否可以合并债务、可以合并哪些债务，以及是否需要发出通知，必须根据实际银行文件判断。不是每一份银行贷款文件都完全相同。

c) 一个卖家容易忽略的例子

假设卖家的情况如下：

1. 产业售价：RM600,000
2. 网上显示的房贷余额：RM350,000
3. 同一家银行的信用卡及其他债务：RM40,000
4. 相关利息、费用及法律费用：RM10,000

卖家可能以为清还RM350,000后，自己大约还可以拿回RM250,000。

但如果有关银行文件允许银行合并其他债务，正式Redemption Statement的金额便可能高过RM350,000。

卖家最终可以获得的钱，也会比原先预计少。

如果交易款项不足，卖家可能必须自行补钱，银行才会继续办理解除抵押。

d) 银行为什么可能迟迟没有发出Redemption Statement？

有时卖家会问：

“我的房贷余额已经很清楚，为什么银行还不能马上发出赎回结单？”

其中一个可能原因，是银行需要进一步核对：

1. 卖家在银行的其他账户；
2. 信用卡或个人贷款；
3. 同一银行集团下的其他融资；
4. 卖家曾经签署的担保；
5. 产业是否同时担保其他贷款；或
6. 银行是否可以行使合并账户或抵销权。

当然，并非每一次延迟都代表银行正在合并债务。

但是，如果卖家在同一家银行拥有多项贷款、信用卡、公司融资或担保责任，就不应假设银行只会查看房屋贷款余额。

e) 卖屋前必须进行的银行债务尽职调查

卖家在决定售价或接受订金前，建议完成以下检查：

i) 查询正式赎回金额

尽早向贷款银行申请最新的Redemption Statement，或至少先向银行查询估计赎回金额及赎回条件。

ii) 列出同一家银行的所有债务

检查自己在该银行或同一银行集团是否还有：

• 信用卡；
• 个人贷款；
• 汽车贷款；
• 商业融资；
• 透支账户；或
• 其他欠款。

不要因为其他贷款每个月都有按时供款，就假设它们一定与房屋赎回无关。

iii) 检查自己是否担任担保人

卖家也应确认自己是否曾经：

1. 为公司贷款担保；
2. 为配偶或家人的贷款担保；
3. 用产业担保第三方贷款；或
4. 签署其他担保及抵押文件。

即使贷款是以公司或其他人的名义申请，卖家亲自签署的担保责任也不会自动消失。

iv) 检查银行贷款文件

应特别留意贷款文件是否包含：

1. Consolidation；
2. Set-Off；
3. All Monies；
4. Cross-Collateral；
5. Guarantee；或
6. Personal Covenant等条款。

若卖家不确定条款的影响，可以在签署产业买卖合约前，让律师检查相关文件。

v) 计算卖屋所得是否足够

卖家除了银行赎回金额，还应计算：

1. RPGT法定扣留款；
2. 产业经纪费；
3. 律师费及相关支出；
4. 地税和门牌税；
5. 管理费及Sinking Fund；
6. 解除抵押费用；以及
7. 其他卖家须承担的费用。

产业售价高过房贷余额，不代表卖家一定有足够的钱完成交易。

f) 不要还没确认赎回金额，就承诺售价

在银行赎回金额尚未确认之前，卖家应谨慎处理以下决定：

1. 接受买家的订金；
2. 签署Offer to Purchase；
3. 签署买卖合约；
4. 答应降低售价；
5. 承担买家的额外费用；
6. 承诺一定可以在某个日期完成交易；或
7. 把预计收到的余额用于购买另一间产业。

如果卖家签约后才发现赎回金额超出预算，通常不能单凭“卖屋后拿回的钱变少了”便要求买家提高售价或取消交易。

卖家仍可能需要按照买卖合约完成交易，并自行补足赎回差额。

g) 这项检查为什么应该在卖屋前完成？

很多卖家是在找到买家以后，才第一次要求银行发出Redemption Statement。

如果赎回金额没有出现问题，交易当然可以继续。

但如果银行把其他债务纳入计算，卖家便可能面对：

1. 卖屋所得比预计少；
2. 没有足够资金解除抵押；
3. 需要临时筹钱补足差额；
4. 交易进度延误；
5. 须承担迟延利息；
6. 买卖合约被终止；或
7. 与买家发生订金及违约争议。

所以，向银行确认赎回金额，不应该只是签约后的普通手续，而应成为卖家决定出售产业前的重要尽职调查。

h) 新山卖屋前检查清单

如果您准备出售新山、士古来或柔佛的产业，建议在找买家或接受订金前先准备：

1. 最新银行Redemption Statement或估计赎回金额；
2. 同一家银行及银行集团的债务清单；
3. 信用卡、个人贷款和商业融资资料；
4. 自己曾经签署的担保文件；
5. 产业贷款、抵押及转让文件；
6. 产业买入成本和RPGT费用证明；
7. 地税、门牌税及管理费记录；
8. 产业地契或原有买卖合约；以及
9. 完成交易后预计可收到的实际余额。

完成这些检查后，卖家才能更准确地决定：

1. 产业最低售价；
2. 是否有能力承担交易费用；
3. 是否需要准备额外现金；以及
4. 是否适合现在出售产业。

常见问题

1) 房贷余额就是银行赎回金额吗？

不一定。正式赎回金额还可能包括截至付款日的利息、相关费用及贷款文件允许银行考虑的其他款项。卖家应以银行正式发出的Redemption Statement为准。

2) 银行可以把信用卡欠款加入赎回金额吗？

视卖家实际签署的贷款、抵押、信用卡及银行账户条款而定。若文件包含债务合并、抵销或所有应付款项条款，银行可能有权把相关债务一并考虑。

3) 银行一定会合并卖家的所有债务吗？

不一定。不同银行、贷款产品及文件的条款不同，银行能否行使有关权利也须根据合约条款为准。因此，卖家应在签约前向银行确认。

4) 产业售价高过房贷余额，为什么还可能需要补钱？

因为卖屋款项还可能用于支付RPGT扣留款、经纪费、律师费、欠费及其他交易支出。如果银行赎回金额也高过预期，交易款项便可能不足。

5) 可以等签署买卖合约后才申请Redemption Statement吗？

实际交易中经常是在签约后取得正式赎回结单（redemption statement)，但卖家若同时拥有同家银行其他债务、担保或融资，最好在承诺出售前先向银行查询。否则，卖家可能在签约后才发现赎回金额远高于预期。

6) 买家律师会替卖家检查这些风险吗？

买家律师的主要责任是保障买家利益，银行律师则代表银行。卖家若希望有人专门检查赎回金额、其他银行债务及卖家在合约下的风险，就建议自己委任自己的律师。

先确认赎回金额，再决定是否卖屋

准备卖屋时，不要只问：

“我的房贷还剩多少？”

卖家更应该向银行确认：

“银行解除这间产业的抵押之前，实际要求我清还多少钱？是否还涉及我的信用卡、其他贷款或担保责任？”

这项检查看起来简单，却可能决定卖家能否顺利完成交易。

如果您准备出售新山、士古来或柔佛的产业，尤其是在同一家银行拥有多项贷款、信用卡、商业融资或担保责任，建议在接受订金前先完成银行赎回金额及相关债务的尽职调查。

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

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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
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免责声明
本文仅供马来西亚半岛公众作一般法律醒觉及资讯参考，并不构成针对任何个别产业交易的法律、税务或财务意见。银行能否合并债务、抵销账户或把其他款项纳入赎回金额，须依据实际贷款协议、抵押文件、担保文件、账户条款、银行通知及个别事实判断。不同银行及贷款文件的条款可能不同，读者应就本身情况向有关银行及合资格律师取得正式意见。

Confirm the Bank’s Redemption Sum Before Selling Your Property

When preparing to sell a property in Johor Bahru, Skudai or elsewhere in Johor, many sellers first check the outstanding housing-loan balance shown in their online banking account before deciding on the selling price.

However, the outstanding housing-loan balance is not necessarily the same as the bank’s final Redemption Sum.

Some banking documents may allow the bank to take into account other debts owed by the seller to the same bank or banking group before releasing its security over the property.

Before accepting a deposit, signing an Offer to Purchase or entering into a Sale and Purchase Agreement, the seller should therefore confirm the formal Redemption Sum with the bank.

A. What Is the Bank’s Redemption Sum?

If the property remains secured to a bank, the seller must first settle the amount required by the bank before the bank will execute the relevant:

1. Discharge of Charge; or

2. Deed of Receipt and Reassignment.

The Redemption Statement issued by the bank specifies the amount that must be paid to redeem the property by a particular date.

The amount stated in this document is the important figure to be considered in the property sale.

The balance shown through online banking, a monthly loan statement or the seller’s own calculation may provide a preliminary indication, but it cannot entirely replace the bank’s formal Redemption Statement.

B. Why Might the Redemption Sum Exceed the Housing-Loan Balance?

Banking documents commonly contain numerous terms and conditions. Some documents may include provisions concerning:

1. Consolidation of debts or accounts;

2. Right of Set-Off;

3. An All Monies Clause; and

4. Personal Liability.

Depending on the actual loan, charge and security documents signed by the seller, the bank may be entitled to consider other related liabilities before releasing its security over the property.

These liabilities may include:

1. Credit-card debts;

2. Personal loans;

3. Overdraft facilities;

4. Business loans;

5. Other financing facilities;

6. Debts guaranteed by the seller;

7. Liabilities involving joint accounts; or

8. Other amounts payable within the same banking group.

A seller should not assume, merely by checking the housing-loan balance, that the bank will necessarily release the property upon receiving only that amount.

Whether the bank may consolidate debts, which liabilities may be included and whether notice must be given will depend on the actual banking documents. Not every loan document contains identical terms.

C. An Example Sellers May Overlook

Assume that a seller’s position is as follows:

1. Property selling price: RM600,000;

2. Housing-loan balance shown online: RM350,000;

3. Credit-card and other debts with the same bank: RM40,000; and

4. Related interest, charges and legal fees: RM10,000.

The seller may assume that after repaying RM350,000, approximately RM250,000 of the sale proceeds will remain.

However, if the relevant banking documents permit the bank to consolidate other liabilities, the formal Redemption Sum may exceed RM350,000.

The net amount ultimately received by the seller will therefore be lower than originally expected.

If the sale proceeds are insufficient, the seller may need to provide additional funds before the bank will proceed with the discharge or reassignment.

D. Why Might the Bank Take Time to Issue the Redemption Statement?

A seller may sometimes ask:

“My housing-loan balance is already clear. Why can’t the bank issue the Redemption Statement immediately?”

One possible reason is that the bank may need to verify:

1. The seller’s other accounts with the bank;

2. Credit-card or personal-loan liabilities;

3. Other facilities within the same banking group;

4. Guarantees previously signed by the seller;

5. Whether the property also secures other financing facilities; or

6. Whether the bank may exercise a right of consolidation or set-off.

Not every delay means that the bank is consolidating other debts.

However, where the seller has several loans, credit cards, business-financing facilities or guarantee liabilities with the same bank, the seller should not assume that the bank will consider only the housing-loan balance.

E. Banking Due Diligence Before Selling a Property

Before deciding on the selling price or accepting a deposit, a seller should consider completing the following checks.

1. Enquire About the Formal Redemption Sum

Apply to the financing bank for an updated Redemption Statement as early as practicable, or at least enquire about the estimated Redemption Sum and applicable redemption requirements.

2. List All Liabilities with the Same Bank

Determine whether you have any other liabilities with the bank or the same banking group, including:

a) Credit cards;
b) Personal loans;
c) Hire-purchase or vehicle financing;
d) Business financing;
e) Overdraft facilities; or
f) Other outstanding amounts.

Do not assume that another facility is irrelevant to the redemption merely because its monthly instalments have been paid on time.

3. Check Whether You Are a Guarantor

The seller should also determine whether they have previously:

1. Guaranteed a company’s financing;

2. Guaranteed a spouse’s or family member’s loan;

3. Used the property as security for a third party’s loan; or

4. Executed any other guarantee or security document.

Even if the financing was obtained in the name of a company or another person, a guarantee personally signed by the seller does not automatically disappear.

4. Review the Banking Documents

Particular attention should be given to whether the documents contain provisions relating to:

1. Consolidation;

2. Set-off;

3. All Monies;

4. Cross-collateralisation;

5. Guarantees; or

6. Personal covenants.

If the seller is uncertain about the effect of these provisions, the relevant documents may be reviewed by a lawyer before the Sale and Purchase Agreement is signed.

5. Determine Whether the Sale Proceeds Will Be Sufficient

In addition to the bank’s Redemption Sum, the seller should take into account:

1. The statutory RPGT retention sum;

2. Estate agency fees;

3. Legal fees and related disbursements;

4. Quit rent and assessment;

5. Maintenance charges and sinking-fund contributions;

6. Discharge or reassignment expenses; and

7. Other costs payable by the seller.

A selling price that exceeds the housing-loan balance does not necessarily mean that the seller has sufficient funds to complete the transaction.

F. Do Not Commit to a Selling Price Before Checking the Redemption Sum

Before the bank’s Redemption Sum has been confirmed, the seller should exercise caution before:

1. Accepting the purchaser’s deposit;

2. Signing an Offer to Purchase;

3. Signing the Sale and Purchase Agreement;

4. Agreeing to reduce the selling price;

5. Agreeing to bear additional costs for the purchaser;

6. Promising that the transaction will be completed by a particular date; or

7. Committing the anticipated balance proceeds towards purchasing another property.

If the seller discovers after signing that the Redemption Sum exceeds the budget, the seller generally cannot demand a higher purchase price or cancel the transaction solely because the expected net proceeds have decreased.

The seller may remain contractually obliged to complete the sale and personally provide any shortfall required to redeem the property.

G. Why Should This Check Be Completed Before the Property Is Sold?

Many sellers request a Redemption Statement for the first time only after finding a purchaser.

If no redemption issue arises, the transaction may proceed normally.

However, if the bank includes other debts in the calculation, the seller may face:

1. Lower net sale proceeds than expected;

2. Insufficient funds to redeem the property;

3. The need to obtain additional funds at short notice;

4. Delays to the transaction;

5. Liability for late-payment interest;

6. Termination of the Sale and Purchase Agreement; or

7. A dispute with the purchaser concerning the deposit and contractual default.

Confirming the Redemption Sum should therefore not be regarded merely as an ordinary post-contract procedure. It should form part of the seller’s due diligence before deciding to sell the property.

H. Pre-Sale Checklist for Johor Bahru Property Owners

If you intend to sell a property in Johor Bahru, Skudai or elsewhere in Johor, consider preparing the following before finding a purchaser or accepting a deposit:

1. The latest Redemption Statement or estimated Redemption Sum;

2. A list of liabilities with the same bank and banking group;

3. Details of credit cards, personal loans and business-financing facilities;

4. Any guarantee documents previously signed;

5. The property loan, charge and assignment documents;

6. Evidence of the property’s acquisition costs and RPGT-related expenses;

7. Quit-rent, assessment and maintenance-payment records;

8. The property title or original Sale and Purchase Agreement; and

9. An estimate of the actual net proceeds receivable upon completion.

After completing these checks, the seller will be better able to determine:

1. The minimum acceptable selling price;

2. Whether the transaction costs are affordable;

3. Whether additional cash must be prepared; and

4. Whether it is financially suitable to sell the property at that time.

Frequently Asked Questions

1. Is the housing-loan balance the same as the bank’s Redemption Sum?

Not necessarily. The formal Redemption Sum may also include interest up to the payment date, related charges and other amounts that the banking documents permit the bank to consider. The seller should refer to the bank’s formal Redemption Statement.

2. Can the bank include credit-card debt in the Redemption Sum?

This depends on the actual loan, charge, credit-card and banking terms signed or accepted by the seller. Where the documents contain consolidation, set-off or all-monies provisions, the bank may be entitled to consider the relevant debt.

3. Will the bank necessarily consolidate all of the seller’s debts?

Not necessarily. The terms differ between banks, financing products and documents. Whether the bank can exercise the relevant rights will depend on the contractual provisions. The seller should therefore confirm the position with the bank before signing the Sale and Purchase Agreement.

4. Why might the seller need to provide additional funds if the selling price exceeds the housing-loan balance?

The sale proceeds may also be applied towards the RPGT retention sum, estate agency fees, legal fees, outstanding charges and other transaction expenses. If the bank’s Redemption Sum is also higher than expected, the sale proceeds may be insufficient.

5. Can the seller wait until after signing the Sale and Purchase Agreement to request the Redemption Statement?

In practice, the formal Redemption Statement is often obtained after the Sale and Purchase Agreement has been signed.

However, if the seller has other debts, guarantees or financing facilities with the same bank, it is advisable to make preliminary enquiries before committing to the sale. Otherwise, the seller may discover only after signing that the Redemption Sum is considerably higher than expected.

6. Will the purchaser’s lawyer check these risks for the seller?

The purchaser’s lawyer is primarily responsible for protecting the purchaser’s interests, while the bank’s lawyer represents the bank.

If the seller wants a lawyer to specifically review the Redemption Sum, other banking liabilities and the seller’s contractual risks, the seller should consider appointing their own lawyer.

Confirm the Redemption Sum Before Deciding Whether to Sell

When preparing to sell, do not ask only:

“How much remains outstanding on my housing loan?”

The seller should also ask the bank:

“How much must I actually pay before the bank will release its security over this property? Will the amount include any credit-card debts, other financing facilities or guarantee liabilities?”

This simple enquiry may determine whether the seller can successfully complete the transaction.

If you intend to sell a property in Johor Bahru, Skudai or elsewhere in Johor—particularly if you have multiple loans, credit cards, business-financing facilities or guarantee liabilities with the same bank—you should complete the appropriate due diligence on the Redemption Sum and related liabilities before accepting a deposit.

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, tax or financial advice for any specific property transaction.

Whether a bank may consolidate liabilities, set off accounts or include other amounts in the Redemption Sum must be determined by reference to the actual loan agreement, charge documents, guarantee documents, account terms, bank notices and individual circumstances.

The terms may differ between banks and financing documents. Readers should obtain formal advice from the relevant bank and a qualified lawyer based on their own circumstances.