Title will not state bumi lot and you will not see it in SPA also.

Check the title again under 'Sekatan-sekatan Kepentingan' if stated Nil then ok to transfer but if it states something like this 'Tanah ini tidak boleh dipindah milik digadai atau dipajak melainkan dengan kelulusan pihak yang berkuasa' then you have issue. Well i think in your case its the latter.

However normally for property >5 years old, with good reasons the appeal will go thru. Quiet standard for the authority to reject the first application.

Yes I experienced few lawyers who don't understand the Sekatan... Sometimes I need to advise them rather then them advising me ha ha

If the reason is related to health ex. need money for medical treatment etc. will easily be approved. On your case the property is 20years old normally the authority are a bit relax on the reasons. The lawyer can also check with the related Pejabat Tanah as they can advise accordingly.