A delay

 

You said:

What happen if in a sale and purchase of a house the seller cause delay in the completion date

ChatGPT said:

If in a Sale and Purchase Agreement (SPA) for a house the seller causes delay in completing the transaction, what happens depends on the contract terms and the reason for the delay. Here’s a clear explanation (especially relevant in Malaysia):

1️⃣ If It’s a Subsale (Secondary Market Property)

The SPA will state:

Completion period (usually 3 months)

Extension period (usually 1 month with interest)

Late Payment Interest (LPI) rate

✅ If the Seller Delays (e.g., late signing documents, slow redemption, missing documents)

The buyer may:

🔹 Claim Interest (Late Delivery Compensation)

If the delay is caused by the seller, the buyer can claim:

Interest on the purchase price

Based on the rate stated in the SPA (commonly 8%–10% per annum)

🔹 Demand Specific Performance

The buyer can demand the seller complete the sale through legal action.

🔹 Terminate the SPA

If delay exceeds the agreed extension period and seller fails to remedy it, the buyer may:

Cancel the SPA

Claim refund of deposit

Claim damages (if applicable)

2️⃣ If It’s a Developer Property (Under Construction)

Under the Housing Development Act (HDA) in Malaysia:

Developers must:

Deliver vacant possession within the agreed period (e.g., 24 or 36 months depending on property type)

If delayed:

🔹 Buyer Entitled to LAD (Liquidated Ascertained Damages)

Usually 10% per annum

Calculated daily from due date until delivery

This is automatic compensation under the standard Schedule G/H SPA.

3️⃣ Common Reasons for Seller Delay

Delay in bank loan settlement/redemption

Incomplete documents

Title issues

Consent from state authority not obtained

Seller refuses to vacate

4️⃣ What Should You Do?

If you're the buyer:

Check the SPA completion clause

Ask your lawyer to issue a formal notice

Claim interest if delay is seller’s fault

Consider legal action if serious delay

If you're the seller:

Inform buyer immediately

Request extension (if allowed)

Avoid breach to prevent penalty or lawsuit

If you want, tell me:

Is this a subsale or developer unit?

How long is the delay?

Are you the buyer or seller?

I can explain your exact legal position more specifically.

You said:

I am the buyer of a subsale house. It was 4 months delay

ChatGPT said:

Alright — since you are the buyer and this is a subsale property in Malaysia, a 4-month delay is already very significant.

Most Malaysian SPAs for subsale follow the standard structure:

Completion period: 3 months

Extension period: 1 month (with interest)

After that: seller is in breach of contract

So at 4 months, the seller has normally exceeded even the extension period.

What the Law Says (Your Rights)

1️⃣ You can claim Late Completion Interest (from seller)

If the delay is caused by the seller (not bank, not lawyer, not you), the seller must compensate you.

Typical clause:

Seller shall pay interest on the purchase price calculated daily from expiry of completion period until actual completion.

Interest rate commonly: 8% – 10% per annum

Paid to: You (the buyer)

📌 This is NOT optional — it is contractual damages.

Example Calculation

Let’s say:

Purchase price: RM400,000

Interest rate: 8% p.a.

Delay: 4 months (≈120 days)

Interest per day =

RM400,000 × 8% ÷ 365 ≈ RM87.67/day

Compensation ≈

RM87.67 × 120 = RM10,520

(Your lawyer will calculate exact figure)

2️⃣ You may terminate the SPA

Because seller already breached beyond extension period, you may:

Cancel the SPA

Get full refund of deposit (usually 10%)

Claim damages (legal fees, valuation, loan processing, etc.)

This is called repudiatory breach.

But ⚠️ once you terminate, you cannot continue buying the house — so think carefully.

3️⃣ You may force completion (Specific Performance)

Most buyers choose this option:

You proceed with purchase AND

claim interest compensation from seller.

This is usually done via lawyer’s formal notice.

Important: Who Actually Caused the Delay?

You only can claim if delay caused by seller, such as:

✔ Late signing documents

✔ Title/consent problem

✔ Late redemption statement

✔ Seller bank slow because seller didn’t act

✔ Seller missing or uncooperative

You normally cannot claim if delay caused by:

✘ Your bank late release

✘ Your loan approval late

✘ Your lawyer slow

✘ Land office backlog (depends)

What You Should Do Now (Step-by-Step)

Ask your lawyer:

“Please confirm seller is in breach and calculate late completion interest.”

Lawyer issues Notice to Complete / Claim Interest

Decide:

Continue purchase + claim money (most common)

Or terminate SPA

Reality Tip

In Malaysia, many buyers recover RM5k – RM30k from seller for long delays — so don’t ignore it. The compensation is legally enforceable.

If you want, tell me:

What reason seller gave for delay?

I can help you judge whether you will win the claim (very important).

You said:

My lawyer said that i cannot claim anything even if the seller is wrong. I think she lie to me

ChatGPT said:

I understand why you feel uneasy — in a Malaysian subsale SPA, a seller delaying beyond the completion + extension period normally triggers contractual consequences.

But your lawyer may still be correct depending on the wording of your SPA and the true cause of delay.

Let’s go through this carefully.

First: The Key Principle

In Malaysian conveyancing, the buyer can only claim late completion interest if the delay is legally attributable to the seller.

Not every delay = seller liability.

Many SPAs contain protective clauses for the seller.

Situations Where You CANNOT Claim (very common)

Your lawyer is likely relying on one of these:

1️⃣ Delay caused by Seller’s Bank (Redemption Bank Delay)

Example:

Seller bank slow issuing redemption statement

Bank slow discharge charge

Most SPAs state:

Seller not liable for delay caused by bank / authority / circumstances beyond control

Courts in Malaysia often treat this as not seller’s fault

→ So no compensation payable

2️⃣ Land Office / Consent Delay

For leasehold property requiring state consent:

State authority late

Land Office backlog

Usually protected under SPA clause:

Delay beyond vendor’s control

You cannot claim interest.

3️⃣ Your Bank Paid Late

Even if indirectly:

bank documentation defect

banker requested correction

loan agreement late stamping

Legally → buyer side delay.

4️⃣ “Stakeholder Release” Clause

Many SPAs say completion only occurs after:

valid redemption statement + undertaking received

If that arrives late → completion date automatically shifts.

So technically: no breach happened

When You DEFINITELY CAN Claim

You can claim if seller personally caused delay:

✔ Seller refused to sign

✔ Seller missing

✔ Seller didn’t apply consent

✔ Seller changed lawyer repeatedly

✔ Seller refused vacant possession

✔ Seller late settle quit rent / assessment

✔ Seller breach undertaking

Why Your Lawyer Said No Claim

Your lawyer cannot lie easily because:

They are regulated by the Malaysian Bar and giving wrong advice risks disciplinary action.

More likely:

👉 The SPA clause protects the seller

👉 The delay legally classified as “not seller’s default”

Very frustrating — but common in Malaysian property transactions.

What You Should Do NOW (Important)

Ask your lawyer these 3 specific questions:

“What exact SPA clause prevents my claim?”

“Who legally caused the delay — seller or third party?”

“If I sue, will I lose?”

A genuine lawyer will show you the clause number.

If You Still Suspect Something Wrong

You can:

Option A — Ask for written legal opinion

Request email explanation (lawyers become very precise in writing)

Option B — Get second opinion

Send SPA to another conveyancing lawyer

(cost: usually RM200–RM500)

Honest Reality

Many buyers think:

“Seller late = I get compensation”

But in Malaysian subsale:

👉 Only default delay gives compensation

👉 Administrative delay gives nothing

If you want, upload or type the delay reason the seller gave you (exact wording).

I can usually tell within seconds whether you actually have a case or not.

You said:

She said the seller delay in giving redemption statements for 2 months

ChatGPT said:

Ah — this detail is very important.

Seller delayed giving redemption statement for 2 months

This is usually NOT protected by the normal “beyond control” clause.

Because:

Bank preparing redemption statement → bank’s responsibility

But requesting it early → seller’s responsibility

If seller only applied late, Malaysian conveyancing practice treats it as seller’s default.

So your lawyer saying you cannot claim anything at all is a red flag — unless your SPA has a very unusual clause.

Why This Matters Legally

In a subsale transaction:

The seller must do these within the completion period:

Request redemption statement from bank

Provide undertaking

Allow purchaser’s bank to release loan

If seller waits 2 months before requesting →

The whole transaction cannot proceed.

👉 This is called failure to give good title within completion period

Courts normally consider this vendor-caused delay, not bank delay.

Simple Logic Used by Courts

Late bank processing = not seller fault

Late application to bank = seller fault

Your case fits the second category.

What You Are Normally Entitled To

After 3 + 1 month:

You can claim late completion interest from seller.

Typical clause wording:

If Vendor fails to complete within completion period, Vendor shall pay interest to Purchaser calculated daily…

Your 2-month redemption delay likely pushed completion beyond contractual time.

So compensation should exist.

Why Some Lawyers Avoid Claiming

This happens a lot in Malaysia:

They want smooth completion

Seller lawyer is their regular partner

Claim creates dispute

More paperwork

No extra fee for them

So they just say:

cannot claim

Not necessarily corruption — sometimes convenience.

What You Should Do (Very Important)

Send this message to your lawyer 👇

Message

Hi, I would like written clarification.

Since the seller only requested the redemption statement after 2 months, please confirm why this is not considered vendor default under the SPA and why late completion interest cannot be claimed. Kindly quote the specific SPA clause.

This forces a legal answer, not opinion.

If She Still Refuses

Then you should get a second opinion from another conveyancing lawyer.

(They only need SPA + chronology)

If they confirm claim valid → your current lawyer must follow your instruction.

My Professional View (based on Malaysian practice)

From what you described:

👉 High chance you actually can claim interest

But final answer depends on exact SPA wording.

If you want, you can type the SPA clause about completion here (or upload photo).

I’ll interpret it for you — that’s the only thing that decides this case.

Is this conversation helpful so far?

Baju Askar

Credit to En Azhari

A – Loreng klasik hijau gelap

Kelebihan

 • Hijau gelap + coklat sesuai dengan hutan matang

 • Baik untuk kawasan lembap, berkanopi tebal

 • Nampak “military traditional”, disiplin & kemas

Kekurangan

 • Corak besar, agak mudah “pecah bentuk” dari jauh

 • Kurang efektif di kawasan semak bercampur cahaya

➡️ Sesuai: Latihan asas, kawad, hutan tebal klasik

➡️ Zaman sekarang: Agak lama tapi masih relevan

B – Woodland moden (imbang)

Kelebihan

 • Gabungan hijau–coklat–hitam seimbang

 • Corak sederhana, pecahkan siluet lebih baik

 • Serasi hutan + kawasan pinggir (semi-urban, ladang, belukar)

Kekurangan

 • Tak terlalu “advance”, tapi solid

➡️ Sesuai: Hutan Malaysia pelbagai kondisi

➡️ Zaman sekarang: Masih sangat relevan & praktikal

C – Digital / pixelated

Kelebihan

 • Corak kecil, paling baik pecahkan bentuk badan

 • Efektif jarak dekat & sederhana

 • Nampak moden, selari doktrin tentera sekarang

Kekurangan

 • Di hutan hijau pekat, warna kadang nampak “kering”

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➡️ Sesuai: Operasi moden, latihan taktikal, hutan + mixed terrain

➡️ Zaman sekarang: Paling up-to-date

Kesimpulan ringkas & jujur

 • 🌳 Hutan Malaysia paling ideal → B

 • 🧠 Operasi & doktrin moden → C

 • 🎖️ Tradisi & disiplin klasik → A

Credit to En Azman.

.........................................................

Interesting to know this kind of information. But without thinking much, Ill go for C, then B, and lastly A.

My sis got the B uniform, and it was heavy duty fiber. It wont easily wear out, but it is heavy to wear. In contrast, our SUKSIS uniform is more lightweight and comfortable to wear. But ours is plain blue, making theirs better looking. Hehe..

Happy 2026

It's already too late for a happy new year, but anyway Im wishing a good happy year aheadd to everyone.🎆🎉😊 

Always, my priority is our health, but this year is a bit different because I want to maintain my weight at no more than 50 kg. Ill do the dieting (suku-suku separuh) and physical training. In my whole life of being underweight, this is the first time for me to be concerned about eating too much. I gained weight during my studies, when I always ate late at night. All this time friends always ask me to eat more since I was too thin. 😂

Recently, I logged into my Facebook. Looking at the old pictures, little did I know that when I smile happily, I close one eye. Only now that I noticed this pattern about myself. Even though it may look funny and weird, it was a sincere, happy smile to remember.🤪

2012 maybe... with Naty and Ika

The brightest smile of 2025

Again, hoping everyone has a blast ahead in 2026. May all the wishes come true. 😊 

PHM

 Laju betul ya PHM buat kerja mengikut trending. Keluar berita terus pop keluar juga sindiran dari mereka kepada individu.  Another news then another sinister post just in seconds. 

Iyelah orang tu buat salah yang besar. Makan rasuah berjuta-juta, 7 keturunan pun tak habis makan.  Manakala subordinate nya nak beli uniform untuk tujuan kerja pun kena gunakan duit sendiri. Rakyat lain pun rasa teranaiya sebab mereka pun penyumbang cukai. 

Ya saya pun benci pemakan rasuah. Tamak haloba betul macam kita akan hidup selamanya. Bila dah jadi macam ni, belum pun ke kubur telah mendapat susah. Mendapat malu, hinaan, bankrupt dan worst of all penjara. Hilang nikmat keselesaan dan kebebasan. 😭😭😭  harap jadi pengajaran buat kita semua. 

Saya rajin juga baca banyak-banyak komen. Baca, fikirkan dan ambil pengajaran.  Cuma bila PHM ni x habis-habis sindir secara sinister, sy pula meluat. Bukan mereka tiada hak, cumanya mereka kan public helath Malaysia.  Sepatutnya tunjukkanlah contoh yang baik. Bukan mengejar trending. Orang tu pun baru dituduh, belum lagi disabit kesalahan.

Kalau institusi atau individu lain sindir tak apalah, tapi bukan PHM. Askar, polis, doktor, acik-acik, kakak-kakak dan natizen nak maki pun ok lagi, tp bukan PHM. PHM kan yang selalunya bercerita pasal mental health etc. Tp dalam hal ni dia pula buli siber orang.  Contoh yang tidak baik. Kalau admin PHM ada pandagan nak sindir orang, buat secara individu jangan pakai nama institusi. Sebab tak selari objektif penubuhan dengan perbuatan. Tapi sejujurnya saya pun tak maklum PHM ni. Institusi kerajaan ke atau sekadar group fb. Cuma kalau lalu di wall dia selalu cakap mengenai kesihatan mental. 

Apapuan itu pandangan saya sahaja. Jaga nama institusi, buat apa yang dikata. Dia larang buli siber, dia pula pembuli. 

Kepada tertuduh pula,  inilah yang harus dihadap dan ditanggung atas kesalahan jenayah. Malu dan hinaan. Hikmahnya mungkin melahirkan rasa taubat dan menjadi pengajaran kepada kamu dan kami. Berani buat berani tanggung. 

Last but not least, dunia ini hanya sementara. Harta tidak boleh di bawa mati. Bercita-cita lah tinggi tapi dalam lingkungan kewarasan akal dan akidah. Ingat mati ingat pembalasan. 

Tapi tu lah. Kita tulis senang,  entah apa yang orang-orang ni hadapi. Mereka lagi bijak dari kita, berpelajaran tinggi dan telah tempuh macam-macam latihan ketenteraan. Saya hanya mampu berdoa, janganlah kita diuji sedemikian, kita pun entah macam mana nak hadap. Amin.. 

Respect Equal to Trust

 

Video credit to Kitty.TheDuchess

"Respect equal to trust, trust equal to attachment". Hamboi..... bukan main lagi ayat si kucing ni ya. Haha..

Tapi betul lah apa yang dikatakan.  Mereka bukan pilih siapa yang bagi makan, siapa yang sayang mereka. Mereka x suka chaos Mereka suka kedamaian atau sebenarnya mereka suka menempel pada yang tidak suka mereka. 

Macam saya punyalah layan baik si kucing tp dengan mak juga dia lebih sayang. Mak pula bukan x suka kucing, tp dia x suka dekat-dekat. Tp si kucing suka sangat menempel ke arah mak. 

Betul la. Kucing ni ada class berbanding haiwan lain. Bukan biasha-biasha. Majestic. Your highness. 

How to CPR dogs and cats ❤️

 

Credit to Amazing Only fb

Tolong Jangan Buang Sampah

Mulai 1 Januari 2026, peraturan lebih ketat telah dikuatkuasakan, Pembangunan Kerajaan Tempatan, Perumahan dan Pengangkutan, J.Arul Kumar berkata, kalau buang sampah merata-rata, bukan setakat denda maksimum sehingga RM2,000 boleh dikenakan, tetapi akan dikenakan Perintah Khidmat Masyarakat (PKM) sehingga 12 jam sekali.

“Oleh itu, saya mohon supaya JANGAN MEMBUANG SAMPAH di merata tempat, “Simpan sampah dan buang ke dalam tong sampah yang disediakan sahaja, “Jom kita jadikan persekitaran kita lebih bersih, indah dan sejahtera untuk semua,” katanya.

Arul Kumar tambah, di Negeri Sembilan penguatkuaan terhadap kesalahan pembuagan sampah ini telah dimulakan dan beberapa orang telah dikenakan notis atas kesalahan mereka, Mereka akan dihadap ke Mahkamah Majistret dan boleh dikenakan denda sehingga RM2,000 dan Perintah Khidmat Masyarakat selama 12 jam.

Sumber:-https://negerikita.org/tolong-jangan-buang-sampah/