In Malaysia, all registered real estate negotiator must follow guideline stated in the Malaysian Estate Agency Standard (MEAS).

First, let me share the general practice of selling/buying a secondary market property with you.

Step 1: Once the buyer and the seller had agreed all the terms and conditions (price, property condition, and etc) and enter into legal document - Offer to Purchase. Meanwhile, the Buyer request to make an earnest deposit (says, 3% of the agreed price) to Real Estate Agency which will be the stakeholder.

Step 2: Within 14 working days, the Buyer shall execute the SPA and pay the balance 10% to Lawyer or the Seller. And the Buyer needs to settle the balance 90% of the agreed price to the Seller in 90 days from the date of SPA**

** Freehold and without consent property, the Buyer needs to settle balance 90% of the agreed price from the date of SPA
** Leasehold and Freehold with consent property, the buyer needs to settle the balance 90% of the agreed price from the date of consent approval.

So, when the agent commission will payout?
For Freehold and without consent - SPA signed and stamped
For Leasehold and Freehold with consent property - after Consent approved.

I hope this help.