I am about to sign a tenancy agreement for the first time.

1.) Anyone has latest official reference to the tenancy laws, to ensure we won't be cheated by the agent?

2a.) How should the deposit (security/utility) be paid best, in cash? cheque?

2b.) To whom should we make it payable to? the landlord? the agency of the agent? To my understanding, we shall not proceed with any payments to the agent without any 3rd party present.

3.) How is rent best paid? Bank transfer to the landlord directly? I guess best to go with something that provides black-and-white proof.

4.) Maintenance - there seems to be some minor water leak in the walls of the landed property I am about to rent. How can I ensure it gets attended to if it gets serious later on after fixing now? Any use to state it in the agreement?

5.) Is it the norm/acceptable that as tenants, do not pay the last 2 months rent, just in case landlord refuse to return security deposit?

1. If not mistaken, there is no specific tenancy law to govern property lease, it is a private party contract between landlord and tenant.

2/3 Never paid in cash, unless you are getting a receipt that fully stated from whom and for what purposes upon paying the cash.
You have proper record by paying in cheque or bank transfer.
Some landlord may engage with property agent to manage their property, whereby they may request tenant to pay to agent, so be sure it is stated in the tenancy agreement. If not, the landlord may claim not receiving your rental if you are paying to agent. Also never pay to agent personal name, but agent company and be sure it is a registered property agent.

4. It is trust and contractual between landlord and tenant. You may point out that landlord has breached the contract by not repairing it through legal process but it is a hassle process, and may not worthwhile.
So it is more a trust between and sincerity between.

5. I know many may be doing this, but it is a breach of contract (tenancy agreement) by doing this.
Best to speak and discuss with the landlord.

Thanks, very useful!!

Since we have not met the landlord, can we ask the agent to show us the SNP, so we can compare with the details in the tenancy agreement?

SNP?
or you mean tenancy agreement?

You can always view the detail of tenancy agreement before signing.
If not agreeing anything in the tenancy agreement, then discuss with landlord for revised term.
If can't then don't agree, don't sign then no deal.

SNP, to prove the property belongs to the landlord.
Otherwise, utility bills/any duties can be an option, but not as strong as their purchasing evidence.

Title is the one showing who is the owner, not SNP.

Alternative, one can perform search at land office, this is the most accurate and ultimate to show the actual owner.

Thanks for your correction！