1st, identify the unit you wanted, go view and upfront tell agent you are not paying for the 1% buyer fee, since you are the one who contacted them, unless you request agent to find specific unit for you, then pls pay them the 1%

2ndly, once decided then can try to negotiate the pricing to your liking, once all done, its time to pay them the 2% booking fee and sign the letter of offer

3rd, best is get a lawyer you are familiar with, ,issue the 2% to them, and the rest get the seller or agent to get their lawyer to deal with you, never ever use the seller's lawyer even if they tell you can have a better discount on lawyer fee. DO NOT save on the lawyer fee, get your own to protect your ownself

Subsequently is to go apply for loan, then pay another 8% to complete the 10% downpayment, after signing of SPA got another 90 days to pay balance depending on how much the bank is lending you. Need to clear the remaining before bank release the sum to the seller

Do remember subsale u will need to fork out additional close to 6% for the stamp duties and lawyer fee for both loan n spa