I saw this one for sale house with agent name and number at it.

If i direct contact the owner of said house and make other deal will it cause any problem for the house owner? (Since he already engage the agent to sell his house?)

Usually no because most house owner does not sign any contract with the agent(s). It's mostly first come first serve situation.

of course no issue, owner will be happy cos no need give agent the commission :X

Heed my advice bro, as u should heed the others too

Property agents are hamkachan pukimak setan whole family mati kind of pipul, u deal with them once u curse their entire 18 generations forever

Tldr, if u can dun deal with poorperty agents

A real estate lawyer I spoke to lamented that they (lawyers) do so much work but get paid less fee than agents.

Personally prefer agent, less hassle, some owners are hard to deal with, especially when it comes to price nego, might even get ghosted.

Wanna visit house also need to be at owner’s convenience. Agent will get the keys and try to make it at your time.

That’s just my thoughts. Bought my sub sale from agent. Didn’t mind letting him earn, house is less than 1m..

you don't need agent, just need a lawyer kawtim everything.

this is so true.

Can share the steps to buy/ sell without agent?

Hello Good Night.

I am property agent. My name is Jee Wah. Do you have any property that is going to sell or rent? I have potential clients...

If they whatsapp you this, what will you do?

That's the thing between sales and support
Just like any other company
Support team after sales team admin team will be "doing alot more than the sales person' who chit chat drinking goyang kaki bodek and close the sealm

its normal if buying big houses

just dig the owner info out from "somewhere"

and direct call

u can do that. but rmber dont pay anything to owner directly.

ah those spammers...

Ask him to call me via his hp, not whatsapp, then lipot on Truecaller

If selling property is simple, the owner would have sell himself and save on agent's fee, no ?

And if a buyer is willing to help the owner to sell without any effort and save on agent's fee, why not ? Is something like winning a starter prize in magnum 4d. 🤣

As a owner seller, I will still collect a deposit and forfeit it if buyer change his mind B4 signing snp 😀

This post has been edited by mini orchard: Jul 10 2025, 06:50 AM

got engage lawyer for your earnest deposit agreement?

Don't have to reach that stage yet and spend money on legal fee.

Will draft a simple agreement on tnc rgd deposit payment. Deposit in my bank is better than in someone else bank for faster action 🤣.

If buyer don't agreed, then he is free to contact my agent.

This post has been edited by mini orchard: Jul 10 2025, 07:46 AM

U can’t buy direct from owner without offer and contract. Period.

Agent acts as the safekeeper and middle person for the sales unless u want to engage two lawyers to act for you. End up costing even more.

What u can do is deal with the owner and agreed a fixed price then only find an agent for offer/contract purposes at a fixed sum. In this way u can skip the commission part.

And the agent is gonna do it as a free service ?

pejabat tanah,,,,

but still need a lawyer right?else pay deposit to who,tak takut lari or say no collected

Pejabat Tanah cannot find owner unless have the right info. They don't store info based on address.

If don't want to deal through agent, then have to take risk.

owner engage agent coz he has no time to handle all the viewings / side stuff..

what to do . if u engage owner , pls at least don't waste his time . that is what the agents are for .

Some people think agent earn commission very easy. Spend time drink coffee and eat char koay teow in kopitiam can close deal.

Go find out iProp how much they charge agents to advertise !

This post has been edited by mini orchard: Jul 10 2025, 09:41 AM

With or without agent, you still need a lawyer.

yeah , imagine 10 prospective buyers, 10 different time slot to view, and sometimes all 10 loan not passed or something, owner oso have their own work to do , dun la . btw ayam just thinking owner POV here. maybe TS lucky if can get understanding owner

There cases where buyers wants to abort the deal B4 reaching the lawyer's office for reason only known to the buyer.

If owner seller don't collect deposits, he may missed out on another potential buyer waiting in line without any compensation for time wasted dealing with the buyer.

This post has been edited by mini orchard: Jul 10 2025, 09:51 AM

Wow.. say like owner are very good.

I tell u purchaser out there, it is confirm safe to use a legal REN property agent to safe guard your own deposit, be it rent or sale

U never heard of eerie story owner take multiple deposit from purchaser and disappear with all your deposit.. because u got no stakeholder (real estate agency) to protect u in case anything happen, deposit is safe.

Deal with owner, owner ask u place deposit 3% for his house direct transfer to his name, if he do 5 times to diff fella, and disappear because he need cash, u jao lok gao ad.
Usually such case is they sell super cheap one, and tell u pay deposit to their own name

This post has been edited by Boomwick: Jul 10 2025, 09:59 AM

agent also use thier lawyer...say if pay 3.xx% from the unit price then they will remove the ad on fb,

Of course need to pay earnest deposit to book the house mah.

Earnest deposit is either paid to buyer's lawyer (who will then write to seller's lawyer to confirm status and transfer the money to the seller's lawyer, or the real estate agency.

If owner asks to pay to him directly, I'll pass. Kinda scary.

if u have time and resources direct to owner but using agent is easy just pay commission to them and all document they will settle

Some agent's do or dont remove ad after collecting deposits.

A 3% deposit is not a 100% confirmed sale until the SnP is signed. Even with SnP signed, either party can still cancel the deal and the aggrieved party agreed to accept monetary compensation to abort it.

A deal is only completed when the full purchase price is paid and the buyer takes possession of the keys to the property.

Buyers normally don't pay commission unless he engage one to lookout for a property.

Property agents are normally engaged by the seller and therefore he pays the commission.

Problem for house owner? No.

Problem for you? 99% Yes.

Agents help you in a lot of the process stuff, so you have less headache to worry about. You can do yourself, but chances that you mess up is very high.

What work they do? Lawyer work when come to this is just busy work, most of it is template, change abit here and there, submit documents, etc.

Agents have to do damn a lot of work for a single sale. Lawyer sit in office, get work to do because engaged with the agency already. Work is fed to them. The agent has to go out find units, go out show units to people. 10 people see house, maybe not even a single one buy. The travel cost is quite high, sometimes a single sale for rent just enough to cover cost for a month.

Not the case in Johor and Penang.

Can do discretely. The agent normally will bring the potential buyer to the property. Normally what will happen after yours agent will show them till exhausted. If consumer want to secure deal and not go through agency and they like seller they come direct but make sure your lawyer and their lawyer do things above board no shortcut. Last time I buang agent cust came to use save us 20k

Exactly very important point no bypass lawyer .

But if is market practice in the particular town, then just follow. Otherwise, the norm is seller obligations.

We should not compare the fees and scope of work for different professions. Each have different work scope to complete the transaction and the fees are govern by their professional bodies.

It may look simple from other pov but the responsibilities in ensuring is completed without error is important. In short, don't screwed up when one is paid to do the job, no matter the price.

This post has been edited by mini orchard: Jul 10 2025, 11:05 AM

This agent si the tohsuikah why I fucking hate them now, before sale say atmost 6 months can kaotim move in, now almost a year already call lawyer they said administration stuffs changed so became much longer and mafan, also told them to tell agent call me, hkc agent never called back. Before sign snp he even said if he could bring the agreement to me for signing this tohsuikah hkc

This agent deserved a slap for over promising things but don't equate one to all. Maybe one day, you meet a good one.

Btw, no lawyer's allow outsider to handle signing snp outside their office. Even if it can be done, it will be by their staff for special clients.

I am agent here. Yes U can do so.

But kesianlah that agent spent money & effort to advertise that house and suddenly you just bypass his effort. Let's say if U wanted to get like 2% cheaper to bypass agent fees, can ask agent to help nego for you one ma.

My advertisement in property guru cost RM108/7 days.

If 2 months there also close to 900 not including yet other platform. Let him cari Makan also loh

Buyer should pay based on what he thinks is fair market price and not to knock off agent's commission from the seller.

If this approach is taken, the buyers will want to knock off lawyer's fee, stamp duty, valuation fee and even disbursement.

Seller oredi pay your fee, yet he has to deduct further to make your buyer happy ?

Think about it. Don't be so cheapskate to close the deal ! You are suppose to act in the interest of the seller who is paying your fee !!!!!!

I don't blame some forumers here looking down on you guys agent if this is what the industry is doing.

This post has been edited by mini orchard: Jul 10 2025, 12:49 PM

Honestly what ur part in the business deal that earn u 2%?

Lets say u sold a 2m semi D house in nice area. 40k for 2%. Like. What work did u actually do. Other than take key bring potential buyer look see. This kind of work worth 40k?

Your view is narrow seeing only when he closed the deal.

What happens prior and if unlucky didn't close the deal ? What if seller decides not to sell later ? Who pays for his advertisements, travelling, phone bill and time cost ?

I know some agent's spend few K a month on advertisements dealing with high-end property.

If selling 2m property can close within 6 months, consider very lucky. 1 year is considered normal. How many has 2 mil or eligible for that loan ? 🤔

I know I cannot afford.

This post has been edited by mini orchard: Jul 10 2025, 12:46 PM

Without an agent, definitely boleh. That's how my hubby and I bought current join with joint account.

But I would strongly urge to get the same lawyer, meaning buyer and seller uses the same lawyer, so that reduces the back and forth hassle, this is where having an agent comes handy, they take care that part of it as well.

If buyer or seller ask me to use his lawyer, I won't agree.

I don't mind if he ask my lawyer to handle 🤣

We never force owner to take our services. Afterall it's just an offer that we have the client, you take our clients you pay for the fees. Otherwise you are free to say "it's okay I can sell/rent my property myself".

We never force. But if you can find the client by your own. Do it yourself. And don't ever badmouth agents. Not all agents are crook. At least I know I ain't cunning type of agent. I seek for tenant, I offer to landlord.

You just be like my friend brother in law. Saying that don't need to look for agent service. Can rent himself. After 4 months unable to secure tenant, then ended up take up agent service and cry lost 4months +1 month agent fees.

You try la look for buyer yourself. You think so easy just post 1 advertisement and get the client directly? We a specialized in diverty clients and recommend them what else other option they could buy according to their demand.

I post property A for rent. But after filtering out the client, I think property B or C is much more recommended. So I drag this tenant to B or C landlord. Don't you think owner of B or C should pay me for that?

yeah its a tough situation, this is where agent becomes handy.

As for our house, we were lucky as the loan to be and the house owner was the same bank. We were comfortable to use the bank lawyer and complete the S&P

How much money can you save?
Agent fees 1-3% only. Paid by houseseller

SPA, MOT etc. have to pay to gov regardless.

if u direct contact house owner and say u and the lawyer will kautim 100%. he will happy to the moon, becoz no need to pay agent commission.
but if u tell house owner, he need to work / do stuff for the sale, he will diu you and ask u to fly kite.

yes, agreed cause they make anthills become mountains. hantu is them, god also is them.
becoz normal ppl duno how buy / sell house works

what hantu 2 lawyers? only 1 lawyer required, if the lawyer is competent.
if the lawyer asyik nak shortcut, tak mau buat homework go find information.
then of course mau ramai2 loyar buruk to complete the job.

Normally this happens in the same taman.

If the seller knows the buyer from the same taman, more likely he will be firm with the selling price with little room for negotiation.

Who else will approach seller directly if he is not desperate to own the property and also living in the same taman. Maybe now living with parents and wants to be near.

One of my friend paid the asking price for his neighbour house without nego after leaning he wants to sell. I say it worth it because when is sold to others, got money also cannot buy.

This post has been edited by mini orchard: Jul 10 2025, 02:14 PM

Back to my orinigal question. What is your job during all these scenario that u listed? worth 40k ?

I am just asking what is the job of agent during the transaction. Can feel a lot of emotions in ur reply but u are not actually answering the question.

What did u do that justify the 2% ?

I do engage agent for properties all. For me is the safety, never know who am i dealing with and i am sure not gonna meet some stranger in empty house/shoplot. But this safety for 2% is a bit too much IMHO which is why i am asking what else did u guys do other than connecting me to potential buyer. Those paperworks which again, IMHO, is the heavy lifting in transaction which is done by lawyers.What's your role during all this?

Yes it is easy to nego price with agent because the price is already marked up from selling price the owner set

You want to know, go be an agent and reply to your own question so the rest will know 😆

Btw, remunerations of estate agents are regulated by by-laws.

This post has been edited by mini orchard: Jul 10 2025, 04:35 PM

All product prices in the market are marked-up to allow for bargaining and ALL customers don't buy unless there is a 'bargain' 🤣

My agent was young and made a mistake of letting the owner meet me.

The owner himself privately contacted me and suggested to bypass the agent. (He's a Dato' Lawyer).

But in the end, kesian the agent and gave him some commission.

Unless you give him your hp number or a namecard, there is no way he can contact you.

If you really kesian the agent, you should do the right thing and know he earning an honest living.

But then, greeds overrides ethics when the seller gave few thousands discount on the selling price to bypass the agent. With your generosity, nett nett also lit bit gain but the agent know your ethics.

What goes around will come back to where it starts.

This post has been edited by mini orchard: Jul 10 2025, 05:09 PM

as buyer, better go through agent to safeguard your interest, if loan not approve at least u still can get back the 3% downpayment if u wrote the term in the booking form.

sales commission is paid by owner, normally they will mark up by higher selling price. unless u wanna deal directly with owner with cheaper price, maybe about RM10-20k lesser.

I remember my friend did as agent, the buyer go contact the owner directly via neighbour and kena scold, ask him where does he get his number and information and curse him, some owner might want their privacy and prefer not to be kacau.

- engage contractor to fix/repair the property damage
- advertising at online platform and find potential buyer
- advise the owner to sell at near market price, agency normally has data of last 5-10 transaction value and giving advise to owner, some owner thought their house renovated and can sell 1mil, padahal market value only 700k. Agent need to negotiate owner and reach a price agreeable by both parties.
- filtering customer, normally they can filter based on the gross income, if high DSR is not your potential customer and don't waste time on it
- Connect buyer and seller with lawyer and banker, normally different bank has different DSR ratio, buyer may fail to obtain loan from Maybank but Ambank can make it.

Basically is like a broker job, it sound easy but when u deal with it, it is quite headache especially for newbie.

Your agents dont have to justified your commissions to sellers because the fees chargeable is transparent and governed by your Board.

If sellers think is excessive comparable to the work done, he can diy or lodge a complain to the Board.

Your agents is to close deals and get the best price for sellers but dont waste time with sellers having issues paying commission. Even if a seller wants to pay 5% commission for a poor property location and condition, musang king don't drop down straight away !

This post has been edited by mini orchard: Jul 10 2025, 06:41 PM

1yr also cannot kaodim?

U are ill advise? Buying a condo where strata is issued and owner did not perfect the strata, hence need double transfer.. take times lo

Where u get the free idea?

On a cheapskate basis, you use one lawyer who acts as the sole source just to do the transfer etc for both side.

If the terms is skewed or with added terms, u find your own lawyer. Tak pernah beli ke? This is not /k. Don’t sound your kkj like it’s a norm. One lawyer going to act in the interest of buyer or the seller? Want cheap then there’s the risk.

You mean paying few hundreds to get the contract out.?

No professional would want to draft a contract when he is not involved in the negotiation. In the event of a disputes, he will not be able to answer in court.

The rules and regulations of estate agent is that 3% of sales transactions is the agent commission. And that the main reason of coz is connecting the seller and buyer.

But if you think that is it, then U really think this job is too damn easy. Why not U try becoming an agent?

To secure a deal, you didn't see that as an agent, we need to answer alot of questions. What the are the property market value, bank value, developer title, status of the strata, is the title granted, if no, why? Developer liquidated, what should you do, what required for bank loan, negotiating tenancy condition and term between 2 parties, understanding the property so that can answer the tenant/buyer such like what are the management fees, sinking fund, what is the size of the unit, what renovation can or cannot be do.

For commercial properties, what are the title of the land, what can it be done and what is prohibited, how many amp, how many tonnes of flooring, ceiling height, power point, etc etc.

If really that simple just post ads and go appointment and take money, you try come do.

I even provide after sales service that personally helps landlord to fix door, changing light bulb, replacement of furniture or and broken item inside the unit, assist on applying permit to move in/out. Guiding tenant how to make payment for sinking fund,TnB,water bill, other utilities.

And yeah, so many more things that has to be handled that you just don't know what we are actually doing.

Definitely can... especially if both parties know each other.

For others in house hunting, if going diy, get to understand the whole process first.

For both seller and buyer, get to know who you will appoint as your lawyer. Or you can elect to have the same lawyer. Ask friends/relatives for recommendations. Make a visit to the lawyer's office, get to know the lawyer and ask some questions on legal fees, what documents the seller have to submit, etc.

For buyer, get to know your financial first before house hunting and how much loan you can get. Approach a bank nearby, the loan officer may know the area and how much loan they can approve on the house/condo. You may have to do the legwork again after signing the s&p. The s&p will state the length of time to get the loan and complete the transaction. It will also state the penalties and late charges.

To make it more simple, as a seller, don't take booking fees. If the buyer is really serious, make appointment at the lawyer office to begin the process. The lawyer will draw up some documents and the buyer should straight away give 10% as 1st payment to the lawyer.

that agent said he can bring to me for signing sia...deswai we fucking rejected that

ended up signing in the lolyar office. honestly overpriced, slow and unresponsive

after kaotim take key i will shame them on their google review, tohsuikai hkc lolyar and agents overpromise now waste other ppls time...snp stated clearly for extended period of time meaning next year also baru kaotim also can

How would you get the homeowner's phone number? He could be from another town or currently abroad... that's why he listed the house with agent.

He could oso be a very private/shy person and don't like meeting people, hence he hired an agent to handle the sale.

No buyer is really serious without paying a booking fee. He can always cancel the appointment if he finds a better deal.

And no seller is also really serious without a booking fee. He will sell to the next buyer with a higher offer.

To bind a person to form a formal contract, money is important consideration.

In business dealings, money talks, gentleman word sucks 😂

Finding owners contact is not difficult.

But if buyer wants to contact owner, be prepared to offer better than what the agent is selling, otherwise don't bothered. No owner would want to turn away more money, no matter how busy he is ... lol.

This post has been edited by mini orchard: Jul 11 2025, 12:16 PM

I bought my subsale house without agent..

Just need a good lawyer

wow...what happen to your bitter experience?
can share?

Over promising before sign everything can can can very fast

After signing, never bothered to call back. Now just deal with lolyar

Many responses come from the perspective of a one-off experience with real estate agents. And if you’re only transacting once, sure—it makes sense that you might want to save on agent fees. But remember: a real estate agent exists to protect the interests of both the buyer and seller, serving as a neutral buffer if either party decides to pull out midway through the deal.

Most people only consider the best-case scenario—how much they can save. Rarely do they plan for the worst-case: what happens when things go wrong? Who steps in to safeguard your interests then? Before deciding to proceed without an agent, go look up a few real-life property deals gone bad and ask yourself—can you handle that kind of stress if things fall apart?

Secondly, a good agent isn’t just a transactional middleman—they’re a long-term strategic leverage. It’s surprising how many people overlook this. How do you leverage them? Simple: build a win-win relationship. Let the agent earn what they deserve, and in the future, when they come across a great opportunity or kan tao, who do you think they’ll call first? The cheapskate who counted every cent—or the owner who treated them with fairness?

You already know the answer.

Anchor tenants—like banks, popular F&B chains, or currency exchange networks—are often scooped up fast. But when agents can’t place all of them, who do they call next? The owner who was easy to work with. The one they trust. And the value doesn’t stop at one deal—it continues through insider access, good tenants, and deals that don’t hit the open market.

Of course, this is just my view. If you believe handling everything without an agent benefits you more, by all means—go ahead. Just remember: there are always two sides to every decision. Make sure you're prepared to live with the risks that come with going without professional representation.

have always been curious about these cases, as the buyer that has placed/paid to the owner - can't we freeze the owner account after lodging a police report then with the bank? then the hassle will be on the owner to open other account to continue the scam, but should be blacklisted by bank one by one each time the account kena frozen? unless the owner just want to quick cash and cabut - but then the property still dangling there?

if agent can help buy/sell property faster, so just use agent lorr..

Usually the case is despo case..
The house also mao kena lelong ad..

So he offer cheap cheap.. then purchaser naik bait..
Sekali ambik as much as he can.

Then cash out and also ready to siam ad one la

Save the 3% and go direct.

U might be overseen the fact that the person isn't the owner at the first place. This is a total scam that the person acting as the owner, collecting money and cash out by a mule account.

That is why we agent exist. Not to forget we contribute 8% SST to the government also.

Direct make deal with owner is not a big idea
Engage lawyer, pay lawyer the downpayment only. nothing susah
tell him once lawyer confirm with quick search/title search that he is the owner....then pay the 3% downpayment la

Meanwhile, when lawyer doing title search, can seller sells to another with a better offer ?

Or can the buyer fong fei kei ? 😂

This post has been edited by mini orchard: Jul 12 2025, 06:37 AM

Common sense apply. Think in a business way. Trust is still in place for buyer and seller.
Lawyer will still charge buyer.

Title search is just few day
So the game is to reach SnP stage to get both side to put down the signature

In business, if everyone hold on to trust, there won't be bad debts problems 🤪

If trust is in place, there is no need for snp. Money exchange with title .... barter trade.

This post has been edited by mini orchard: Jul 12 2025, 11:38 AM

So....play the game till u get into SnP bro...
get agent involve is just pre-game rules.
Whats ur point?

Blacklisted on TC and blocked forever.

Yes, same to me. I don't know why. When someone spams me this, another property agent will be following.

it seems like someone leaks the contact to the market and the property agents got the lists and spam everyone.

I sold all my properties after COVID-19 and still these maggots kept spamming.

Even the banks stopped spamming because I settled all my debts last year. Now debt free and they have no reason to offer anything.

Most recently, will writers kept spamming me instead. I did the same again. Bloody maggots.

This post has been edited by acbc: Jul 12 2025, 12:29 PM

My point is money talks, and trust sucks !

Is also like asking the bank to process the loan B4 having a property in hand and trusting the borrower he will buy eventually.

This post has been edited by mini orchard: Jul 12 2025, 12:56 PM

agent fees is only peanuts, compared to being scammed if try to DIY alone, think carefully TS

That is why SnP is important
TS is asking if he can skip Agent. sure he can

Just like buy OEM items, there are pro and cons. understand the risk before doing it only

Ya not easy, unless someone u know
Deal with lawyer on $$, dont give direct $$ to the Owner
If he is sincere, he can wait 1 -2 weeks. If he says rush for money, u know something is wrong

A. As for Bank loan, you can get owner to sign a willing to sell letter, take that letter to Bank loan officer to process that
Make sure process A is done first b4 engage lawyer. unless you want to buy in Cash, no loan involve

This post has been edited by taitianhin: Jul 12 2025, 02:01 PM

Without agent, use the lawyer as the middle man. Once the selling price is reached, the next step is meeting at the lawyer's office.

Buyer will hand over a sum of money to the lawyer as 1st payment, to begin the S&P process. Lawyer will give some documents to initiate the bank loan. Bank will still need the S&P to finalize the house loan. EPF too will need the S&P for house withdrawal.

The next step is signing the S&P once it is ready, usually about 2 weeks. Buyer and seller can sign it separately.

If remembered correctly, the handover of keys and final full payment is about 2-3 months at the lawyer's office. The cheque is made out by the lawyer to the seller.

For buyer, if afraid of scam, take a bank loan even if you can afford to pay in cash. The bank will verify all the documents before approving the house loan. This why it takes time for the house loan.