Hope this can help.

1. Did you sign any offer to purchase letter or letter of intent to purchase? All registered agency should have the letter and to be signed upon you paying any earnest deposit to the agency. If yes, then you can refer to the terms and conditions stated in the form. Normally after both purchaser and sellers sign on the form, any party who decided to back out will subject to penalty. (in this case, if owner withdraw, then under a common rule owner will have to return your earnest deposit and compensate an amount equivalent value to the earnest deposit.

2. But if you did not sign anything, then basically the owner is not liable to any legal issues as he didnt accept your offer in the first place. Such, you can only deal with the agent. If you want, you can complain the said REN to the agency or directly to BOVAEP. here's the email address: complaint@lppeh.gov.my

seems like you have a very bad experience with agents.... mind to share? at least can let some other people know what could happen if they come across a bad one too...

Even myself as a REN, i do advise clients to do due diligence before committing. Can listen to all comments/advise but in the end, buyer must remember to do their own analysis before placing the deposit.