your agreement sure got state if consent reject have to refund you the money, lawyer fee also can refund half prolly

lawyer fee i think cannot, but question. why you pay them before the signing tho?
i remembered paying only after the loan is approved, as in you sign S&P and Loan agreement then pay, gov cant reject cause you signed on paper already.
always remember, other than deposit of the house (which is refundable) you dont have to pay anything, not even MOT, stamp fees, lawyer fees. u pay MOT before you ambik kunci, you pay lawyer fees once your loan is approved and you are ready to sign paper, you pay stamp fees .... wait it's FOC for new house 

well the thing is, when many banks offer you their loans with X% interest .... you get to pick and choose correct? and at that time, they will collect your info and can tell you can approve or not. you dont pay them jackshit, if they ask, then it's red flag already. once you get offer letter from bank, you can proceed to sign both S&P and bank agreement on the spot same time. then pay the lawyer & bank agent after you signed both... i would recommending you meeting both your bank agent and lawyer for S&P at the same place to sign both papers.

Let me guess, is the property a leasehold?

My mistake. Then why need consent? Is this the freehold with state consent type?