{"id":5723,"date":"2025-01-01T20:44:35","date_gmt":"2025-01-01T12:44:35","guid":{"rendered":"https:\/\/yhalaw.com.my\/?p=5723"},"modified":"2025-01-01T20:44:37","modified_gmt":"2025-01-01T12:44:37","slug":"land-law-property-sold-twice-ownership-not-transferred-in-first-sale","status":"publish","type":"post","link":"https:\/\/yhalaw.com.my\/zh\/land-law-property-sold-twice-ownership-not-transferred-in-first-sale\/","title":{"rendered":"LAND LAW &#8211; PROPERTY SOLD TWICE: OWNERSHIP NOT TRANSFERRED IN FIRST SALE"},"content":{"rendered":"\n<h3 class=\"wp-block-heading\">Summary and Facts<\/h3>\n\n\n\n<p>The Court of Appeal (COA) case <em>Malayan Banking Bhd v Mohd Affandi bin Ahmad &amp; Anor and another appeal [2024] 1 MLJ 1<\/em> involved a dispute from the sale of two properties initially purchased by the deceased under valid Sale and Purchase Agreements (SPAs) but not transferred due to a lapse of 50 years. The vendor subsequently sold the same properties to another purchaser, leading to a charge created in favor of Malayan Banking Bhd. The administrators of the deceased\u2019s estate challenged the second SPA and the bank\u2019s charge.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Legal issues<\/h3>\n\n\n\n<p>i. Were the SPAs executed by the deceased binding and enforceable?<br>ii. Did the vendor hold the properties in trust for the deceased\u2019s estate?<br>iii. Did the second purchaser and the bank qualify as bona fide purchasers for value under Section 340(3) of the National Land Code (NLC)?<br>iv. Was the bank negligent in verifying the legitimacy of the second SPA?<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Court Findings<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The deceased\u2019s SPAs were deemed valid and enforceable, as the full purchase price had been paid, recorded in the vendor\u2019s ledgers, and ratified by subsequent acts.<\/li>\n\n\n\n<li>The vendor was held to hold the properties on constructive trust for the deceased\u2019s estate. The first defendant&#8217;s prolonged inaction and acknowledgment supported this conclusion.<\/li>\n\n\n\n<li>The second purchaser was not entitled to deferred indefeasibility as both the deceased and the second purchaser were considered first-layer immediate purchasers.<\/li>\n\n\n\n<li>The bank, relying on the defective second SPA, could not claim protection as a bona fide purchaser due to its failure to exercise due diligence.<\/li>\n\n\n\n<li>The bank\u2019s omissions, including inadequate verification of the payment and property conditions (misrepresented as vacant lands), disqualified its claim for bona fide purchaser status. A simple site visit or evaluation would have revealed the properties were occupied.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Practical Implications<\/h3>\n\n\n\n<p>This case reinforces the binding nature of the Sales and Purchase Agreement and serves as a stark reminder of the critical role of due diligence in safeguarding legal interests.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Reference Case and Legislation<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><em>Malayan Banking Bhd v Mohd Affandi bin Ahmad &amp; Anor and another appeal [2024] 1 MLJ 1<\/em><\/li>\n\n\n\n<li><em>He-Con Sdn Bhd v Bulyah bt Ishak &amp; Anor (as administrators for the estate of Nor Zainir bin Rahmat, the deceased) and another appeal [2020] 4 MLJ 662, FC (refd)<\/em><\/li>\n\n\n\n<li>National Land Code s 340(3)<\/li>\n<\/ul>\n","protected":false},"excerpt":{"rendered":"<p>This legal update examines the Court of Appeal&#8217;s decision in Malayan Banking Bhd v Mohd Affandi bin Ahmad &#038; Anor [2024] 1 MLJ 1, which reaffirmed the binding nature of valid Sale and Purchase Agreements (SPAs) and the establishment of constructive trust. The court dismissed claims of deferred indefeasibility by subsequent purchasers and a chargee bank, emphasizing the critical importance of due diligence in property transactions. The decision serves as a cautionary tale for financial institutions and vendors, reinforcing the need for meticulous compliance with legal and equitable obligations.<\/p>\n","protected":false},"author":1,"featured_media":5724,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[3574],"tags":[3573],"class_list":["post-5723","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-land-law","tag-land-law"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>LAND LAW - PROPERTY SOLD TWICE: OWNERSHIP NOT TRANSFERRED IN FIRST SALE | Yew Huoi, How &amp; Associates | Leading Malaysia Law Firm<\/title>\n<meta name=\"description\" content=\"This legal update examines the Court of Appeal&#039;s decision in Malayan Banking Bhd v Mohd Affandi bin Ahmad &amp; Anor [2024] 1 MLJ 1, which reaffirmed the binding nature of valid Sale and Purchase Agreements (SPAs) and the establishment of constructive trust. The court dismissed claims of deferred indefeasibility by subsequent purchasers and a chargee bank, emphasizing the critical importance of due diligence in property transactions. The decision serves as a cautionary tale for financial institutions and vendors, reinforcing the need for meticulous compliance with legal and equitable obligations.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/yhalaw.com.my\/zh\/land-law-property-sold-twice-ownership-not-transferred-in-first-sale\/\" \/>\n<meta property=\"og:locale\" content=\"zh_TW\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"LAND LAW - PROPERTY SOLD TWICE: OWNERSHIP NOT TRANSFERRED IN FIRST SALE | Yew Huoi, How &amp; Associates | Leading Malaysia Law Firm\" \/>\n<meta property=\"og:description\" content=\"This legal update examines the Court of Appeal&#039;s decision in Malayan Banking Bhd v Mohd Affandi bin Ahmad &amp; Anor [2024] 1 MLJ 1, which reaffirmed the binding nature of valid Sale and Purchase Agreements (SPAs) and the establishment of constructive trust. The court dismissed claims of deferred indefeasibility by subsequent purchasers and a chargee bank, emphasizing the critical importance of due diligence in property transactions. 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