Wednesday, November 13, 2013

Budget 2014: Increasing home ownership

THE STAR Business News

Published: Friday October 25, 2013 MYT 6:17:00 PM 



KUALA LUMPUR: The Government will review the Real Property Gains Tax (RPGT), as well as prohibiting developers from implementing projects with Developer Interest Bearing Scheme (DIBS).
During the tabling of the Budget 2014, Prime Minister Datuk Seri Najib Tun Razaksaid that for gains on properties disposed within the holding period of up to three years, the RPGT rate is increased to 30%; whereas for disposals within the holding period up to four and five years, the rates are increased to 20% and 15% each.
For disposals made in the sixth and subsequent years, he said no RPGT would be imposed on citizens, whereas companies are taxed at 5%.
For non-citizens, Najib said RPGT would imposed at 30% on the gains from properties disposed within the holding period of up to five years, and disposals in the sixth and subsequent years, RPGT is imposed at 5%.
Najib also proposed to increase the minimum price of property that could be purchased by foreigners from RM500,000 to RM1mil.
He said property developers will have to display detailed sales price including all benefits and incentives offered to buyers such as exemption of legal fees, stamp duty, sales agreements, cash rebates and free gifts.
He said the Government would also prohibit developers from implementing projects with DIBS features, to prevent developers from incorporating interest rates on loans in house prices during the construction period.
“Therefore, financial institutions are prohibited from providing final funding for projects involved in the DIBS scheme,” he said.

Wednesday, October 31, 2012

The Sun Daily: End to data abuse

Posted on 23 October 2012 - 05:24am
Last updated on 23 October 2012 - 02:49pm



Monday, May 21, 2012

Personal Data Protection Act Malaysia - Why are we waiting?

Teh Tai Yong: Personal Data Protection Act Malaysia - Why are we waiting?

The Malaysian Personal Data Protection Act 2010 ("PDPA") has been passed and Gazetted for about 2 years ago. 

As of today, the PDPA status is "Not Yet In Force". Why are we waiting ... ?

Besides the Credit Reporting Agencies Act 2010, which has the same faith having the status "Not Yet In Force" as the PDPA , many other Acts of Parliament passed in 2010 or even 2011 & 2012 have come into force.


1. WHISTLEBLOWER PROTECTION ACT 2010 (ACT 711)   CRIME, LITIGATION   Date of coming into force: 15 December 2010 [PU(B) 537/2010]



2  COMPETITION ACT 2010 (ACT 712)   CONSUMER   Date of coming into force: 1 January 2012 [PU(B) 410/2010]



RENEWABLE ENERGY ACT 2011 (ACT 725)   ENERGY & MINING   Date of coming into force: 1 December 2011


PEACEFUL ASSEMBLY ACT 2012 (ACT 736)   CIVIL AND HUMAN RIGHTS   Date of coming into force: 23 April 2012 [PU(B) 147/2012]

On 22 November 2011, it was reported in The Star that "The long awaited Personal Data Protection Act 2010 will be enforced next year. Information, Communications and Culture Minister Datuk Seri Dr Rais Yatim said the Ministry was in the process of getting "the right personnel with the right expertise" to set up the Personal Data Protection Department." 






(Photo obtained from
http://foongchengleong.com)

                                             

However, when the Minister launched the new Personal Data Protection Department on 12 February 2012, despite much anticipation that he would announce the date of enforcement of PDPA, he did not do so. Instead, he highlighted the importance of the law.

Mr Minister, Why are we waiting? What are we waiting for? 

Thursday, March 29, 2012

Look before you leap, Know the laws before you invest (Interview with Teh Tai Yong)


By Daniel Sim | March 29, 2012

Photographs courtesy of Teh Tai Yong

Look before you leap

Know the laws before you invest




Teh has been focusing on real estate matters for the past seven years.
Novice property investors need to arm themselves with the facts before signing the Sale and Purchase Agreement (SPA).

A new buyer may not need to worry if the property is a new housing development under construction, as the SPA between a home buyer and property developer has been standardised throughout Malaysia. And such an agreement is governed by the Housing Development (Control and Licensing) Act 1966.

It would be a different matter, if you were to sign the SPA for a “sub-sale” transaction, as such an agreement is not governed under the Act. So, the terms are not standardised. This is where it would be good, if you have some knowledge on the legal aspects of acquiring property.

Profitability Starts From the Legal Aspects is a book written by Teh Tai Yong, 31, a lawyer who has been specialising in real estate issues for the past seven years.

“I took four months to write this book but I have readers who told me that they finished reading the book within three hours and after that have more confidence to buy property than before,” says Teh.

Some of the highlights in the book, are sample documents of SPA for new developments and sub-sale deals as well as search documents for land titles, loan documentation, typical fees for new development and sub-sale transactions. Most importantly, it tells you the things that your lawyer should do or advise you before you purchase the property.
Rather than trying to figure out complicated legal terms, why not read a simple book on buying property from the layman’s point of view?
Sub-sale agreements
There is no law regulating the SPA for a sub-sale property transaction, here are a few pointers that Teh suggests that home buyers should pay heed.
  • Payment term
    In a typical transaction, the payment term will be three months after the signing of the SPA and buyers who cannot meet the payment term will usually be given one-month extension. This extension usually comes with an 8% interest on the outstanding payment.
  • Condition Precedent
    There are cases where the sub-sale property is still under construction when it is transacted to a new buyer. One thing that the vendor or the seller needs to fulfil is that the property must be issued with a Certificate of Completion and Compliance (CCC) previously known as Certificate of Fitness for Occupation (CF).
     
  • Tenure
    Sub-sale property buyers need to know whether the property is freehold or leasehold before purchasing it. If the property transacted is a leasehold property then it would usually require the state authority’s consent which would take between one to three months to process. A similar duration is also required to process the disbursement of loan. Therefore, one would only be expected to move into the property within the range of six months. This is different for freehold property as the release of loan can be processed soon after the SPA is signed.
     
  • As is, where is
    A buyer needs to check thoroughly for any defects found on a sub-sale property and inform the seller to rectify it before signing the SPA. This is because the new owner would be liable to rectify any defects found, after he or she moves into the property. In contrast to the standard SPA for new property under construction, the developer is responsible for the defect liabilities for the buyers, up to two years.
Explains Teh: “One of the reasons for this arrangement, is because in a sub-sale (transaction) the property is tangible. Therefore, the responsibility to check for defects, lies with the buyer whereas for a new development, the property is not constructed yet, therefore the purchaser is given the benefit of the doubt. And the developer will be held responsible for any defects on the new development.”
Setia Walk is another good property development to invest. 
Foreign ownership
For foreigners who want to purchase property in Malaysia, Teh will explain what are the issues expected. For example, Malaysian law states that a foreigner can only buy a home valued at RM500,000 and above. And any property transacted, need to have prior consent from the state authority.

Power of Attorney
“Recently, there have been many cases of fraud involving the transfer of property. One common method is by producing a document called the Power of Attorney (PA),” says Teh.
According to him, this document is so powerful that one who is entrusted with it, not only can sell but receive money on behalf of the owner.

“About three years ago, someone claimed that he represented the owner of a particular property that my client was interested to purchase. He did this, by showing me the Power of Attorney. Everything seemed fine on the surface but a thorough check revealed that the details provided were fake. For example, the document not only states that it was attested by a lawyer who was non-existent but even the law firm did not exist!” points out Teh.

“A responsible lawyer would run a thorough search to find out the authenticity of the document and check with the court whether the document has been registered with them,” he adds.


KL Eco City: Teh's firm will be one of the legal representatives handling the SPA for the project with a GDV of RM6bil in Bangsar. 
Bangsar
“I am a lawyer and a partner of Messrs Teh Kim Teh, Salina & Co., which is a law firm originally based in Klang. We have relocated to Setia Alam and expanded to Kota Damansara handling projects such as i-Residence serviced apartments by KLIA Land in Kota Damansara and Setia EcoPark by SP Setia in Setia Alam,” says Teh.

“The latest project we will be handling, has a gross development value of RM6bil. This project is sited on 10 hectares (25 acres) of prime land in Bangsar and will comprise commercial lots including offices, high-end retail outlets, serviced apartments and residential towers,” says Teh, whose company is one of the legal firms handling the SPA documentation for SP Setia.

“We plan to expand our company to Puchong and the southern part of the Klang Valley as these areas have upcoming townships,” adds Teh.

Property trends

“The trend now is not whether it is landed or high-rise property. The most important consideration is security. More buyers prefer a development that is gated and guarded,” says Teh.

Hedging on a lease option

Even if you are highly-geared and can no longer get a bank loan, there is still a way to “invest” in property and get rental yields.

According to lawyer and property investor Teh Tai Yong, the usual reasons for investing in property are for rental returns or capital appreciation. But with the current market situation and Bank Negara’s new policies making it more difficult to get a bank loan, less people will have the funds to invest.

“There is another way to go about it. Although, this is only applicable to property in the sub-sale sector but it is perfectly legal. This is called the lease-option agreement, which is still a new term in the Malaysian property market,” says Teh.

A lease-option agreement is when a property owner leases out a property to you, within a stipulated duration at a fixed-rate based on a legal contract. You, on the other hand, as a property investor would rent the property out to get a rental yield. This agreement is a way for property investors to invest for rental returns if they can’t borrow from the banks anymore.

Developed by SP Setia, Setia Eco Park is another project represented by Teh's firm in SPA transactions 

Team work
“For those who are keen to invest in property, they would need to know the game well,” cautions Teh.

“One way is to choose the right seminars to gain knowledge and have a good team of lawyers and bankers. You know you have a good team when they can give you practical advice on property investment more than just what they do for a living.”

Teh got into the legal fraternity specialising in real estate matters due to family influence.
“It is family influence that led me to choose law as a career,” says Teh, whose wife and brother are also lawyers.

He got into property investment while working for his uncle, Teh Kim Teh, who is also lawyer and property investor as well as having interests in a development firm.

100% returns

According to Teh, he started investing in property about three years ago. He claimed that some of his rental properties were giving him more than 10% returns. And some of the properties sold, generated over 100% returns.

Teh believes his business acumen and frequent dealings with other property investors such as real estate consultant Nancy Ng as well as developers and industry players, helped him in his decisions.

However, the market is not as favourable now, due to high property prices. This means, investors like him will have to be more selective and select a property that can generate at least, five percent rental returns.

“I will only focus on residential and commercial properties in the Klang Valley. At present I have about 20 properties and 30% of the properties are high-end investments. They comprise semi-detached houses and bungalows, while the other 70% are medium-range properties costing RM300,000 to RM500,000,” says Teh.

You may email taiyong@gmail.com for any enquiries or purchase of the book.

Value Investing Summit 2012 (by Ken Chee, Joey Yap, Pauline Teo, Teh Tai Yong etc)


http://valueinvestingsummit.com/my

Value Investing Summit 2012 - TEH TAI YONG: This is one of the Event which I will be speaking with other well known Speakers such as JOEY YAP, KEN CHEE, PAULINE TEO etc.

Brief description of the Event:
Whether you’re looking to strike your first million at 25 or 55, investment is clearly about the right knowledge and time. The great thing is know-how and execution are two things that can be taught. Let this handsome line-up show you just how:
Speakers:
  • Attlee Hue, Full Time Investor and Ex-Originator of Allco Commercial REIT
  • Joey Yap, Founder, Mastery Academy of Chinese Metaphysics
  • Ken Chee, CEO and co-founder of 8 Investment Pte Ltd
  • Pauline Teo, Director (Education & Training) of 8 Investment Pte Ltd
  • Teh Tai Yong, Partner of Messrs Teh Kim Teh, Salina & Co., law firm based in Kota Damansara
  • Mike Lai, Director of Pheim Asset Management Sdn Bhd

What you'll learn:
Session 1: Value Investing Unmasked
“How Anyone Can Make A Million Dollars With Value Investing- The Undisputed King of Wealth Creation”
Session 2: Value Investing In Stocks
“How You Can Easily Dug Out Profitable Companies and Leverage Them To Create An Insane Amount of Money –  Using the Warren Buffett way!”
Session 3: Value Investing- Life Changer
“How To Flood Your Mail Box With ‘CASH’, Getting Multiple Cheques From Companies Month After Month After  Month!”
Session 4: Value Investing In REITs
“How Anyone Can Own Multiple Prime Properties Such As Mega Malls, Hospitals and Hotel Chains, For Pennies On A  Dollar And Collect Passive Income For Life”
Session 5: Hidden Opportunities in 2012
“Unearth and Tap Into The Secrets of Wealth Creation Using The Earth’s Natural Energy – Feng Shui”

Details
Date: 31 March & 1 April 2012
Time: 9am-7pm
Venue: Golden Chersonese Mediahall, Level 10 Maju Junction Mall 1001, Jalan Sultan Ismail, Kuala Lumpur

http://valueinvestingsummit.com/my

Wednesday, January 4, 2012

Workshop on The Complete Lawyer: Mastering Time Management, Soft Skills and Finance Management on 11.02.2012 by Seira Sacha Abu Bakar, Syahredzan Johan, Janet Chai Pei Ying, Lee Shih, Sri Sarguna Raj, Teh Tai Yong



Workshop on The Complete Lawyer: Mastering Time Management, Soft Skills and Finance Management on 11.02.2012 

The Professional Development Committee in collaboration with the Young Lawyers Committee is pleased to present the above Workshop on Saturday, 11.02.2012 at 9.45am at the KL Bar Auditorium, 10th Floor, Wisma Kraftangan, No.9, Jalan Tun Perak, 50050 Kuala Lumpur.
 
Time Management – The Art of Planning 
Speakers :Seira Sacha Abu Bakar and Syahredzan Johan



Ÿ
Introduction - Do You Have A Problem With Managing Your Time?



(a) Time-related stress
(b) Why need to manage your time
(c) There are only 24 hours in a day


Ÿ
How To Manage Your Time - Techniques



(a) Categories of scheme to manage your time
(b) The various techniques to manage your time


Ÿ
Quiz - Analysis of Your Time Management


Ÿ
Q&A - Personal Experiences


 
Soft Skills
Speakers : Janet Chai Pei Ying and Lee Shih
 
In assisting young lawyers to become a more complete lawyer, this interactive seminar will cover certain key aspects of soft skills training. It will include the following topics: 


Ÿ
How to communicate effectively in a team:“There is ‘me’ in team”


Ÿ
How to strike up a conversation at a networking event: “How you doing?”


Ÿ
How to present yourself: Grooming 101


Ÿ
Business etiquette for lawyers: Handing out Business Cards, Who Pays, Where to Sit and other tips


Ÿ
Tips on how to give a good speech: “Friends, Romans, countrymen, lend me your ears”

Finance Management
Speakers :Sri Sarguna Raj and Teh Tai Yong
 
As young professionals, are we managing our finances well? Finance Management is undoubtedly one of the most challenging areas that is faced by  young lawyers. The speakers would be sharing through their experiences and also give useful tips on this issue. 

 
For further inquiries please contact Melissa at the KL Bar Sectretariat 03-26933585 or email at melissadass@klbar.org.my