Dear qkumba,

1. There isn't any silly question, every question is a question to be answered diligently.

2. For normal housing purchase, 10% down payment is paid upon signing of SPA.

3. Usually if you do a mark up on the SPA price, you need to get consent from the seller, then you need a lawyer to help draft the contract of agreement. Hence, you don't need to pay the 10% DP, seller will wait for the disbursement. Technically, you won't lose your 10% as you didn't pay it.

This is standard procedure, there's other different modus operandi.

Dear,

There's a different between this two

1.
Full flexi:

1) current account tied to loan account
2) auto debit from current account at month end and interest is calculated based on outstanding balance minus amount in current account
3) maintenance charge of RM10 per month
4) setup/ processing fee of Rm200 (certain bank)
5)The liquidity comes in the form of an ATM card or a linked CASA account to the housing loan. 
Example: You have a shop that is opened Monday to Satuday, rest on Sunday. On Saturday, you deposit all your proceeds of the week into the flexi account, on Sunday, you would save [(your-HL-interest-rate)/365]*AmountDeposited worth of interest. On Monday, you withdraw the money to run your business
6) Withdrawal of money or crediting of money through ATM,CHEQUE,OVER THE COUNTER, or online

Semi Flexi

semi flexi package typically has these features:
1) requires you to phone in to indicate the extra payment as early settlement of advance payments
2) if you fail to indicate, you will be charged 1% (some banks do this afaik)
3) if you indicate advance payment, no additional interest is saved as "advance" payment will only be credited to your loan account when it reaches your cycle date, so it is plain advance payments. and must be in multiple of your monthly payment.
4) For redrawable prepayments, you need to indicate separately and Redraw charge of RM50 is imposed (M*B charge Rm25)
5) Withdrawal of money or crediting of money through Cheque or Over the counter
2.
Term loan
1) can pay extra but only into early settlement
2) cannot withdraw the cash
Hence it is troublesome to have term loan account, term loan account quite dinasour age for housing loan. Housing loan nowadays more of opting for flexi.

is your purchase an undercon project ?

If so, the property agent can't take in this 10% as this is out of the norm, most likely he's trying to tie you down with this 10% story to get you committed.

But this is not the usual practice, you may argue this with the property agent. If he still insist, it's up to you to decide to pull out or commit this 10% ... it's a huge risk for you as the purchaser

For example

If you took a loan of 300k for 35 years @ 4.5% interest
Your repayment is RM1,419 per month

Now if you put in RM10,000 into your account
The repayment would have drop to RM1,372

So literally, you're saving about 47 per month or RM1.57 per day.

Of course that's based on 10,000 deposit, what about higher amount ?

If you're looking at return of investment, definitely putting all your money into the flexi account will not save you alot of cost since the interest is around 4.5%, if you got any other investment that generates 7%, please go for it, use it to pay off 4.5% and you still earn 2.5%

The agent is only entitled to hold 2-3% of your deposit, the rest is in S&P for the remaining 7-8% deposit. This is totally out of the Board of Valuers and Property Agent practice. If convenient, please call me further to discuss on this matter.
yaeep, you reduce your monthly installment per month and you have the option to pay higher amount e.g instead of the usual RM1350, you pay off RM1600, you will effectively reduce your loan tenure as well.