买一间屋子，律师费真的占了很多吗？

在新山，买东西要求折扣是一件很平常的事。

买家具要折扣、装修要折扣、产业经纪佣金可以谈，甚至到了律师楼，很多人开口问的第一件事也是：

“你们的律师费可以折扣多少？”

“外面的律师楼可以给超过50%的折扣，为什么你们这么贵？”

“我已经需要支付很多费用了，可以不要收律师费吗？”

“我只想支付产业经纪的费用，不想支付律师费。”

这些问题，相信不少处理产业交易的律师和律师楼职员都曾经听过。

但是，在要求律师费折扣以前，我们不妨先了解一个更重要的问题：

买卖一间产业时，您所支付的全部款项，真的都是律师费吗？

律师楼给您的账单，不代表全部都是律师费

很多人收到律师楼的报价单后，看见一笔不小的总数，便自然地认为：

“律师做这宗交易，收了我这么多钱。”

事实上，律师楼报价单里的款项通常可以分成不同部分，包括：

律师专业费用；
转让文件的印花税；
贷款文件的印花税；
土地局注册费；
查册费；
宣誓、认证或文件费用；
州政府批准或其他申请费用；
银行、估价师或有关机构收取的费用；
其他代客户支付的杂费。

其中很多款项并不是律师的收入，而是律师楼代客户支付给政府部门、土地局、印花税局、银行或其他相关单位的费用。

换句话说，客户交给律师楼的总数，并不等于律师最终赚取的金额。

如果根据个别交易图表计算，律师费可能只占整体交易费用的一小部分，例如大约19%。不过，这个比例只是特定案例的说明，并不代表每一宗产业交易的律师费都固定占19%。实际比例会受到房价、贷款额、交易类型及其他费用影响。

因此，比较报价时，不应只看最下面的“总数”，而应要求律师楼清楚列明：

哪一部分是律师专业费用；
哪一部分是政府税务及注册费用；
哪一部分是代垫费用；
哪些额外费用只有在实际发生时才需要支付。

产业律师费并不是随意开价

马来西亚产业交易的律师费并不是由律师楼随意决定。

现行的《Solicitors’ Remuneration Order 2023》对产业买卖、转让、贷款文件及其他非诉讼法律事务的收费作出规定，并已于2023年7月15日生效。马来西亚律师公会：Solicitors’ Remuneration Order 2023

律师也不能为了争取生意，随意给予法律没有允许的折扣，更不能把律师费当成佣金，与没有律师资格的人分享。马来西亚律师公会在2025年的通告中再次提醒律师，超出法定范围给予折扣，可能构成违反专业规则，并可能面对纪律处分。马来西亚律师公会：Non-Permitted Discount on Legal Fees

所以，当一家律师楼没有答应给予50%的折扣，并不一定代表该律师楼收费特别昂贵，也可能是因为律师必须遵守现行的收费规定及专业纪律。

为什么产业交易需要律师？

有些人认为，产业交易只是填写表格、打印买卖合约，然后拿去签名。

事实上，一宗产业交易背后可能涉及许多不同的法律问题，例如：

卖方是否真的是合法注册业主；
地契上是否存在银行抵押、私人洞穴或其他限制；
产业是否需要州政府批准才能转让；
土地用途及使用条件是否存在问题；
卖方是否有权出售有关产业；
买卖合约是否公平地保障双方；
买方贷款如果延迟，谁需要承担利息；
卖方银行什么时候解除抵押；
产业是否存在欠税、欠管理费或其他拖欠；
交易无法完成时，订金应该如何处理；
钥匙、空置交付及风险应在什么时候转移；
款项应该在什么条件满足后才能释放；
交易是否涉及产业盈利税申报与保留款项；
如果其中一方违约，另一方拥有什么权利。

这些问题并不是单靠一份标准格式的买卖合约就能够自动解决。

律师必须根据产业情况、地契内容、交易安排、贷款条件及双方的要求，判断合约是否需要增加、删除或修改条款。

律师真正提供的是什么？

律师提供的并不只是一份文件，而是一套法律保障和交易安排。

在一般的产业交易中，律师可能需要：

确认客户身份及交易背景；
进行土地、公司、破产或其他必要查册；
审阅产权、地契限制及现有抵押；
准备、审阅及修改买卖合约；
向客户解释重要条款、付款期限及违约后果；
与对方律师、银行、发展商、产业经纪、土地局及其他单位协调；
处理贷款文件、赎回银行贷款及解除抵押；
计算并处理印花税、注册费及有关款项；
监督订金、赎回款项及交易余额的支付与释放；
处理转让文件及土地局注册程序；
在交易发生延误或争议时，提供法律意见及解决方案；
保存交易记录，并对所处理的款项和文件承担专业责任。

很多工作发生在客户看不见的地方，但“看不见”不代表没有价值。

一宗顺利完成的产业交易，看起来可能没有发生任何事情；然而，律师工作的其中一项价值，正是提前发现问题、控制风险，并尽量避免问题发生。

律师的价值，往往在交易出问题时才会被看见

当交易顺利完成时，客户可能觉得律师只是准备文件。

但是，一旦发生以下情况，律师的重要性便会马上显现：

银行迟迟不发放贷款；
卖方没有能力解除现有抵押；
地契存在限制或私人洞穴；
产业无法获得转让批准；
一方迟延付款或拒绝继续交易；
产业交付情况与约定不符；
交易款项被错误释放；
合约没有清楚规定延期、利息或违约责任。

如果合约一开始没有妥善保护客户，即使后来愿意支付更多律师费，也未必能够完全补救。

因此，选择产业律师时，不应该只问：

“可以给多少折扣？”

也应该问：

“如果交易出现问题，这位律师有没有能力发现并处理？”

为什么产业经纪费比较容易被接受，律师费却经常被要求折扣？

产业经纪所提供的服务较容易被看见，例如介绍产业、安排看房、协助议价和促成交易。因此，客户比较容易理解经纪工作的成果。

律师的工作则大部分发生在文件、法律审查、风险控制及各方协调之中。客户没有看到律师如何修改条款、追查文件、处理银行要求或阻止款项被过早释放，便可能认为这些工作只是“打字”。

其实，产业经纪和律师扮演的是不同角色。

产业经纪协助促成交易；律师则负责处理交易的法律结构、文件、程序及风险。两者的工作不能互相取代，也不应该单纯以哪一方“看起来比较忙”来判断价值。

要节省费用，先分清楚哪些费用可以讨论

买屋是一项重大的财务决定，客户当然有权了解费用，并选择适合自己预算的律师楼。

不过，在比较不同律师楼的报价时，可以先做以下几件事：

要求提供清楚及分项的报价；
确认律师费是否按照现行收费规定计算；
分清律师费、印花税、注册费及代垫费用；
了解报价是否包括贷款文件；
询问是否可能产生额外工作或额外费用；
不要只根据最低价格作决定；
与负责律师见面，了解对方是否能够清楚回答问题；
确认由谁实际负责及跟进您的案件。

价格固然重要，但沟通能力、经验、责任感和处理问题的能力，同样重要。

最便宜的报价，不一定是最低的交易成本

律师费是一笔可以在交易开始时看见的费用，但错误所造成的损失，往往要到后来才会出现。

如果因为合约不完整、期限计算错误、风险没有被发现或款项错误释放，客户可能面对的就不只是几百或几千令吉的差额，而可能是：

订金损失；
迟延利息；
额外银行费用；
无法取得贷款；
无法完成转让；
长时间的法律纠纷；
甚至产业及交易款项的损失。

因此，产业律师的价值不只是“完成文件”，更重要的是协助客户避免一个原本可以预防的问题。

知识看不见，但不代表没有价值

我们习惯为看得见的东西付钱，例如房屋、家具、汽车和装修。

但是，对于法律意见、风险判断、专业经验及责任承担这些看不见的服务，社会往往比较难理解它们的价值。

一名有经验的产业律师，可能只需要很短时间便能够发现一项问题。但这项判断并不是凭空出现，而是来自多年的学习、经验，以及过去处理过的许多交易。

客户所支付的，不只是律师在某一天花费的时间，也包括律师多年累积下来的知识、判断能力及承担的专业责任。

在要求律师费折扣以前，先问清楚自己买到了什么

我们并不是说客户不能询问费用，也不是说律师的收费不需要透明。

相反地，每一位客户都有权要求清楚的报价、合理的解释及负责任的服务。

我们希望公众明白的是：

律师楼所收取的全部款项，不等于全部都是律师费；律师费也不只是购买几张纸或几个签名，而是支付专业知识、法律判断、风险控制、交易协调及专业责任。

当您下一次购买或出售产业，在要求律师费折扣以前，不妨先看清楚报价中的每一个项目，也了解律师究竟需要为您的交易处理什么、检查什么，以及承担什么责任。

买屋可能是一个人一生中最大的一项交易。

律师费通常只是整个交易成本的一部分，但律师所处理的，却可能关系到整间产业、整笔贷款以及您多年来累积的资金。

选择律师，不应该只选择最便宜的一位，而应该选择一位愿意说明、能够判断，并且会认真保护您合法权益的律师。

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

免责声明：本文仅供一般公众教育及法律常识分享，不构成针对任何个别交易的法律意见。每宗产业交易的事实、文件、费用及法律问题均可能不同。如有具体问题，应向处理该宗交易的合资格律师取得正式法律意见。

When Buying a Property, Do Legal Fees Really Make Up a Large Part of the Cost?

In Johor Bahru, asking for a discount when purchasing something is perfectly normal.

People request discounts on furniture and renovation work, negotiate estate agency commission and, when they visit a law firm, often begin by asking:

“How much discount can you give on the legal fees?”

“Another law firm is offering a discount of more than 50%. Why are your fees so expensive?”

“I already have so many expenses to pay. Can you waive the legal fees?”

“I am willing to pay the estate agent’s fee, but I do not want to pay legal fees.”

Many property lawyers and law-firm employees will have heard these questions.

However, before requesting a discount on legal fees, it is worth considering a more important question:

When purchasing or selling a property, is every amount paid to the law firm actually a legal fee?

A Law Firm’s Bill Does Not Mean That Every Amount Is a Legal Fee

When clients receive a quotation from a law firm and see a substantial total, they may naturally assume:

“The lawyer is charging me this entire amount for handling the transaction.”

In reality, a property quotation will usually contain several different components, including:

Professional legal fees;
Stamp duty on the instrument of transfer;
Stamp duty on the financing documents;
Land Office registration fees;
Search fees;
Statutory declaration, certification or document charges;
State Authority consent or other application fees;
Charges imposed by banks, valuers or other authorities; and
Other disbursements paid on the client’s behalf.

Many of these amounts are not the lawyer’s income. The law firm collects them to pay government departments, the Land Office, LHDN, banks or other relevant parties on the client’s behalf.

In other words, the total amount paid to the law firm is not the amount ultimately earned by the lawyer.

In one particular transaction illustration, the professional legal fee may represent only about 19% of the overall transaction costs. However, this percentage is merely an example and does not mean that legal fees will always represent 19% of every property transaction.

The actual proportion will depend on:

a) The property price;
b) The financing amount;
c) The type of transaction; and
d) The other applicable charges.

When comparing quotations, a client should therefore look beyond the total amount and ask the law firm to identify clearly:

Which amount represents professional legal fees;
Which amounts represent government taxes and registration charges;
Which amounts are disbursements paid on the client’s behalf; and
Which additional charges will be payable only if the relevant work is required.

Property Legal Fees Are Not Arbitrarily Determined

Legal fees for Malaysian property transactions are not simply decided by each law firm.

The Solicitors’ Remuneration Order 2023 regulates fees for property sales, transfers, financing documents and other non-contentious legal work. It came into operation on 15 July 2023. Malaysian Bar: Solicitors’ Remuneration Order 2023

Lawyers cannot disregard the applicable rules and offer any discount they wish merely to secure business. They also cannot treat legal fees as commission and share them with an unqualified person.

In a 2025 circular, the Malaysian Bar again reminded lawyers that granting discounts beyond the legally permitted range may breach professional rules and expose the lawyer to disciplinary proceedings. Malaysian Bar: Non-Permitted Discount on Legal Fees

When a law firm refuses to offer a 50% discount, this does not necessarily mean that its charges are unusually expensive. The firm may simply be complying with the applicable remuneration rules and professional obligations.

Why Does a Property Transaction Require a Lawyer?

Some people believe that a property transaction involves only completing forms, printing the Sale and Purchase Agreement and arranging for signatures.

In reality, a transaction may involve numerous legal issues, including:

Whether the seller is the lawful registered owner;
Whether the title is subject to a bank charge, private caveat or another restriction;
Whether State Authority consent is required for the transfer;
Whether the land use or title conditions present any issue;
Whether the seller has the legal authority to sell the property;
Whether the Sale and Purchase Agreement fairly protects the relevant party;
Who bears interest if the purchaser’s financing is delayed;
When the seller’s bank will release its security;
Whether there are outstanding taxes, maintenance charges or other arrears;
What happens to the deposit if the transaction cannot be completed;
When the keys and vacant possession must be delivered and when risk passes;
When the transaction monies may be released;
Whether the transaction involves RPGT filing and a statutory retention sum; and
The available remedies if either party defaults.

These issues cannot always be resolved automatically by using a standard Sale and Purchase Agreement.

The lawyer must consider the property, title, transaction structure, financing conditions and parties’ requirements before deciding whether any contractual provision should be added, removed or amended.

What Does a Lawyer Actually Provide?

A lawyer provides more than a document. The lawyer provides a legal framework and protection for the transaction.

In an ordinary property transaction, the lawyer may need to:

Verify the client’s identity and understand the transaction background;
Conduct land, company, bankruptcy and other necessary searches;
Review the ownership, title restrictions and existing security;
Prepare, review and amend the Sale and Purchase Agreement;
Explain important provisions, payment deadlines and consequences of default;
Coordinate with the other party’s lawyer, banks, developer, estate agent, Land Office and other authorities;
Handle financing documents, redemption of the existing loan and discharge of security;
Calculate and deal with stamp duty, registration fees and related payments;
Supervise the payment and release of the deposit, Redemption Sum and transaction balance;
Handle the transfer documents and Land Office registration;
Provide legal advice and possible solutions when the transaction is delayed or disputed; and
Retain transaction records and assume professional responsibility for the money and documents handled.

Much of this work takes place outside the client’s view. However, work that is unseen is not without value.

A successfully completed transaction may appear uneventful. Part of the lawyer’s value lies precisely in identifying problems in advance, managing the risks and attempting to prevent problems from arising.

A Lawyer’s Value Often Becomes Visible Only When Something Goes Wrong

When a transaction proceeds smoothly, a client may assume that the lawyer merely prepared documents.

However, the importance of the lawyer becomes immediately apparent when:

The bank delays the financing disbursement;
The seller cannot redeem the existing charge;
The title contains a restriction or private caveat;
The required transfer consent cannot be obtained;
One party pays late or refuses to proceed;
The property’s condition upon delivery does not comply with the agreement;
Transaction monies are released incorrectly; or
The agreement does not clearly address extensions, interest or liability for default.

If the agreement did not adequately protect the client from the beginning, paying higher legal fees later may not completely remedy the problem.

When selecting a property lawyer, the client should therefore ask more than:

“How much discount can you give me?”

The client should also ask:

“If a problem arises, does this lawyer have the ability to identify and resolve it?”

Why Are Estate Agency Fees More Readily Accepted While Legal Fees Are Frequently Discounted?

An estate agent’s work is easier to see. The agent introduces the property, arranges viewings, assists with negotiations and helps bring the parties together.

Clients can therefore understand the visible outcome of the agent’s work.

A lawyer’s work largely takes place through documents, legal review, risk management and coordination between the relevant parties.

If the client does not see the lawyer amending contractual provisions, pursuing documents, responding to bank requirements or preventing the premature release of funds, the work may be mistaken for “typing.”

Estate agents and lawyers perform different roles.

The estate agent assists in bringing about the transaction. The lawyer handles the legal structure, documents, procedures and risks.

Neither role replaces the other, and their value should not be judged merely by deciding who appears busier.

If You Want to Save Costs, First Understand Which Charges Can Be Discussed

Purchasing a property is a major financial decision. A client is naturally entitled to understand the costs and select a law firm suited to their budget.

When comparing quotations, consider the following:

Request a clear, itemised quotation;
Confirm whether the legal fees are calculated under the current remuneration rules;
Distinguish professional fees from stamp duty, registration charges and disbursements;
Determine whether the quotation includes the financing documents;
Ask whether additional work or charges may become necessary;
Do not make the decision solely based on the lowest price;
Speak with the lawyer responsible and determine whether they can answer your questions clearly; and
Confirm who will actually handle and monitor your matter.

Price is important, but communication, experience, responsibility and problem-solving ability are equally important.

The Cheapest Quotation Does Not Necessarily Produce the Lowest Transaction Cost

Legal fees are visible at the beginning of a transaction. Losses resulting from an error may not become apparent until much later.

If an incomplete agreement, incorrectly calculated deadline, unidentified risk or improper release of funds causes a problem, the client may face more than a difference of several hundred or several thousand ringgit.

The consequences may include:

Loss of the deposit;
Late-payment interest;
Additional bank charges;
Failure to obtain financing;
Inability to complete the transfer;
Prolonged legal proceedings; or
Loss involving the property or transaction monies.

A property lawyer’s value lies not only in completing documents but also in helping the client avoid a problem that could have been prevented.

Knowledge Is Invisible, but It Still Has Value

We are accustomed to paying for visible items such as property, furniture, vehicles and renovations.

However, society may find it more difficult to recognise the value of less visible services such as legal advice, risk assessment, professional experience and responsibility.

An experienced property lawyer may identify a problem within a short period. However, that assessment does not appear from nowhere. It is the result of years of study, experience and handling numerous previous transactions.

The client is paying not only for the time spent by the lawyer on a particular day but also for the lawyer’s accumulated knowledge, judgment and professional responsibility.

Before Requesting a Discount, Understand What You Are Paying For

This does not mean that clients should not ask about fees or that legal charges need not be transparent.

Every client is entitled to:

a) A clear quotation;
b) A reasonable explanation; and
c) Responsible professional service.

However, the public should understand that:

a) Not every amount collected by a law firm is a legal fee;
b) Legal fees are not paid merely for several sheets of paper and signatures; and
c) The fees cover professional knowledge, legal judgment, risk management, transaction coordination and professional responsibility.

The next time you purchase or sell a property, examine each item in the quotation before asking for a discount. You should also understand what the lawyer must handle, examine and assume responsibility for in your transaction.

Purchasing a property may be one of the largest transactions in a person’s lifetime.

Legal fees will generally represent only one part of the overall transaction costs. However, the lawyer’s work may affect the entire property, financing and funds accumulated over many years.

Do not select a lawyer based solely on the lowest price. Select someone who is willing to explain, capable of exercising proper judgment and committed to protecting your lawful interests.

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

Disclaimer

This article is intended solely for general public education and legal information. It does not constitute legal advice for any specific transaction.

The facts, documents, fees and legal issues may differ in every property transaction. Formal legal advice should be obtained from the qualified lawyer handling the particular transaction.