“Ala, Borang Booking Je Pun…” – Hati-hati, OTP Bukan Sekadar Kertas Kosong!

Pernah dengar kes orang hilang deposit beribu ringgit atau kena saman sebab nak batalkan beli rumah?

Selalunya, semuanya bermula daripada satu dokumen yang nampak “ringan” — Offer to Purchase (OTP).

Ramai pembeli (dan penjual) anggap selagi belum tandatangan Sales and Purchase Agreement (SPA/S&P), semuanya masih belum serius.

Hakikat sebenar:
👉 Sebaik sahaja tandatangan OTP, anda sudah terikat secara undang-undang.

Kenapa OTP Ni “Berbisa”?

Biasanya ejen hartanah akan bagi borang siap cetak (pre-printed). Kita cuma isi ruang kosong—harga, nama, tarikh—lepas tu terus tandatangan.

Di sinilah risiko mula muncul:

⚠️ Antara masalah biasa:

Syarat bercanggah
Contoh:
Atas tulis 14 hari bekerja, bawah tulis 21 hari kalendar.
👉 Mana satu nak ikut?
Janji mulut vs hitam putih
Ejen kata: “Rumah as is where is.”
Pembeli pula ingat penjual akan baiki bumbung bocor.
👉 Kalau tak tulis, memang tak wujud.
Batal tak tentu hala
Pembeli tarik diri?
Penjual tiba-tiba nak jual lebih mahal?
👉 OTP akan tentukan siapa rugi, siapa bayar pampasan.

Checklist Wajib Sebelum Tandatangan OTP

Jangan main tandatangan. Pastikan semua perkara ini jelas:

Kategori	Perkara Yang Perlu Disemak	Nota Penting
Pihak Terlibat	Nama penuh & IC (Pembeli, Penjual, Ejen, Saksi)	Elak kesilapan identiti
Identiti Rumah	Alamat, no. hakmilik, status (Freehold / Leasehold / Bumi Lot)	Pastikan tepat seperti geran
Harga & Duit	Harga jual, booking, baki deposit 10%, cara bayaran (Bank / LPPSA / KWSP)	Elak salah faham bayaran
Timeline	Tempoh untuk tandatangan S&P (14 / 21 hari bekerja)	Pastikan konsisten
Isi Kandungan	Apa yang kekal (aircond, kabinet, lampu, dll.)	Semua mesti ditulis
Kondisi Rumah	“As is where is” atau perlu pembaikan	Elak konflik selepas beli
Status Penyerahan	Rumah kosong atau ada penyewa, tarikh dapat kunci	Penting untuk perancangan
Klausa Pembatalan	Penalti jika pembeli batal / pampasan jika penjual tarik diri	Lindungi kedua-dua pihak
Peguam	Siapa uruskan urusan guaman	Elak kelewatan proses

Tips Pro (Ramai Orang Terlepas Pandang)

🧠 1. Jangan Terburu-buru

Walaupun ejen kata:

“Ada orang lain nak tengok rumah ni…”

Ambil masa 10–15 minit baca setiap baris.
👉 Silap hari bulan, kesannya bertahun.

⚖️ 2. S&P Memang “King”, Tapi…

Betul, S&P akan gantikan OTP nanti.

Tapi:
👉 Kalau berlaku masalah sebelum S&P ditandatangani,
OTP lah dokumen yang akan digunakan.

👨‍⚖️ 3. Tanya Peguam Dulu

Kalau:

Deposit besar
Syarat nampak pelik
Ada klausa tak faham

👉 Hantar dulu pada peguam untuk semak.

OTP bukan sekadar borang “booking”.

Berdasarkan tiga contoh borang Offer to Purchase dan Agreement to Purchase yang di bawah ini, berikut adalah ringkasan struktur kandungan, panduan, dan kesan pelanggaran kontrak tersebut:

10 Isi Kandungan Utama dalam Terma Perjanjian

Maklumat Hartanah & Harga: Menyatakan jenis hartanah, alamat penuh, dan harga jualan yang dipersetujui secara mutlak.
Earnest Deposit (Deposit Pendahuluan): Jumlah wang yang dibayar sebagai tanda jadi (biasanya 1%–3%) yang akan dikira sebagai sebahagian daripada deposit 10% kemudian.
Dasar "As Is Where Is": Pembeli bersetuju membeli hartanah dalam keadaan sedia ada semasa pemeriksaan dibuat, termasuk segala kerosakan atau kekurangan yang nampak.
Tempoh Menandatangani SPA: Had masa (biasanya 14 ke 30 hari bekerja) untuk kedua-dua pihak menandatangani Perjanjian Jual Beli (SPA) rasmi.
Syarat Perampasan Deposit (Forfeiture): Jika pembeli membatalkan urus niaga tanpa sebab yang dibenarkan, deposit pendahuluan tidak akan dikembalikan.
Pampasan Oleh Penjual (Indemnity): Jika penjual membatalkan urus niaga, penjual wajib memulangkan deposit dan membayar pampasan tambahan yang sama nilai kepada pembeli.
Penyelesaian Baki Harga Belian: Tempoh masa (biasanya 90 hari atau 3 bulan) untuk menjelaskan baki 90% harga rumah, termasuk tempoh lanjutan (grace period) dengan faedah.
Tanggungjawab Kos Guaman & Duti Setem: Pembeli biasanya menanggung kos guaman dan duti setem sendiri, manakala penjual menanggung kos pelepasan gadaian (jika rumah masih ada hutang bank).
Peranan Pemegang Amanah (Stakeholder): Agensi hartanah bertindak sebagai pihak ketiga yang memegang wang deposit sehingga SPA ditandatangani untuk keselamatan kedua-dua pihak.
Syarat Khas / Ekspres: Terma tambahan seperti pampasan khusus untuk ejen jika transaksi batal atau syarat kelulusan pinjaman bank.

5 Do's (Perkara Perlu Dibuat)

Semak Status Hartanah: Pastikan geran adalah bebas daripada sekatan atau kaveat sebelum membayar deposit.
Patuhi Garis Masa: Pastikan anda menandatangani SPA dalam tempoh yang ditetapkan (contoh: 14 hari bekerja) untuk mengelakkan deposit dirampas.
Bayar Kepada Agensi: Pastikan semua pembayaran dibuat ke akaun amanah agensi hartanah (bukan akaun peribadi ejen) untuk mengelakkan penipuan.
Ambil Gambar Keadaan Rumah: Kerana terma "as is where is", ambil gambar keadaan asal rumah sebagai rujukan jika terdapat kerosakan baru sebelum serah kunci.
Baca Syarat Pembatalan: Pastikan ada terma yang menyatakan deposit dipulangkan penuh jika pinjaman bank anda ditolak (sekiranya berkaitan).

5 Don'ts (Perkara Jangan Dibuat)

Jangan Bayar Tunai Tanpa Resit: Elakkan menyerahkan wang tunai secara terus tanpa resit rasmi daripada syarikat.
Jangan Tandatangan Borang Kosong: Pastikan semua butiran harga, alamat, dan tarikh telah diisi lengkap sebelum menurunkan tandatangan.
Jangan Abaikan Syarat Tambahan: Jangan abaikan "Special Conditions" (seperti bayaran kompensasi RM2,000 kepada ejen jika batal) kerana ia mengikat di sisi undang-undang.
Jangan Lambat Mohon Pinjaman: Jangan tunggu sehingga saat akhir untuk memohon pinjaman kerana proses kelulusan boleh mengambil masa.
Jangan Rahsiakan Masalah Kredit: Jangan sembunyikan status CCRIS/CTOS anda daripada ejen/bank kerana ia akan melambatkan proses dan merisikokan deposit anda.

5 Kesan Jangka Masa Panjang Jika Melanggar Perjanjian

Kerugian Kewangan Besar: Kehilangan wang deposit (untuk pembeli) atau terpaksa membayar pampasan dua kali ganda (untuk penjual).
Tindakan Undang-Undang (Specific Performance): Pihak yang tidak bersalah boleh mengheret anda ke mahkamah untuk memaksa urus niaga diteruskan secara sah.
Rekod Buruk dengan Agensi Hartanah: Anda mungkin disenarai hitam atau dituntut untuk membayar yuran profesional/perkhidmatan ejen walaupun rumah tidak jadi dijual.
Sekatan Terhadap Hartanah: Jika berlaku pertikaian mahkamah, kaveat mungkin dimasukkan pada geran rumah, menyebabkan rumah tersebut tidak boleh dijual kepada sesiapa pun dalam tempoh bertahun-tahun.
Kos Guaman Tambahan: Selain pampasan, pihak yang melanggar kontrak mungkin terpaksa menanggung segala kos guaman dan kos mahkamah yang melibatkan pihak lawan.

💬 Bonus untuk anda:
Adakah anda sekarang dalam proses nak tandatangan OTP? Ini contoh borangnya

OFFER TO PURCHASE

No. P : EOTPXXXXXX

I / We : ........................................................................................the Purchaser/s do hereby offer to purchase (type of property) Residential located at (full address) ...........................................................................................................................................................................................................................................

'as is where is' basis with/without vacant possession for the total price of RINGGIT MALAYSIA: Two Hundred Eighty Thousand Only ( RM 280,000.00 )

by paying an earnest deposit of RINGGIT MALAYSIA Five Hundred Only ( RM 500.00 ) vide Cash / Online Banking /Cheque : No. ................................................................ with the terms and conditions of purchase as follows:

* Ten Percent (10%) of down payment of the total purchase price (inclusive of the earnest deposit paid now) shall be paid immediately upon signing the Sale & Purchase Agreement. The balance thereof shall be paid within Fourteen Only ( 14 ) DAYS (From the date of the Sale and Purchase Agreement or from the date of receipt by the Purchaser or the Purchaser’s Solicitors of the letter of consent to transfer from the State Authority if the said property is presently subject to restrictions or written confirmation from the Developer whichever is later) with an additional grace period ——— ( 0 ) DAYS at a chargeable interest of ——— percent ( ——— %) per annum calculated on a daily basis.

* The Sale & Purchase Agreement must be signed by both parties within Fourteen ( 14 ) working days from the date of acceptance by the Vendor.

In default of signing the Sale & Purchase Agreement within the above validity date:

2a) by the Purchaser, the said earnest deposit paid herewith shall be forfeited and shared equally between the Vendor & Maxxan Realty Sdn Bhd and this agreement shall be treated as null and void. Thereafter neither party shall have any rights or claims whatsoever over the other party.

2b) by the Vendor, he/she shall refund the said earnest deposit to the Purchaser/s together with a compensation sum of equivalent amount which shall be shared equally between the Purchaser and Maxxan Realty Sdn Bhd or the Purchaser shall be entitled to claim the remedy of specific performance against the Vendor.

* The Purchaser shall bear the stamp duty, registration fees and his legal fees incurred in the SPA in this transaction.

The Vendor shall bear his own solicitor’s fees, the discharge of charge or receipt and reassignment and cost of obtaining the necessary consent from the relevant authorities, if any.

* This Offer To Purchase is subject to the acceptance by the Vendor and if or when it is not accepted, the earnest deposit now paid herewith shall be refunded in full to the Purchaser, free of interest, and without any legal recourse and thereafter shall have no further claim whatsoever in the matter.

* This offer letter shall constitute a binding contract which shall be superseded only upon be execution of the Sale and Purchase Agreement.

* In the event that the Title for any reason whatsoever cannot be transferred to the Purchaser (save and except where there is a default on the part of the purchaser), the Vendor shall refund the earnest deposit to the Purchaser forthwith.

* All payment of professional fee or earnest deposit must be made payable by Cheque/Bank Draft/Online Bank Transfer/CASH to Maxxan Realty Sdn. Bhd. at Public Bank Account No. 3207653310.

* Special / Express Conditions: Sekiranya berlaku pembatalan transaksi oleh mana-mana pihak (Pembeli atau Penjual) selepas persetujuan dicapai, pihak yang membatalkan urus niaga tersebut hendaklah bertanggungjawab membayar ganti rugi (kompensasi) sebanyak RM2,000.00 kepada ejen penjual dan RM2,000.00 kepada ejen pembeli sebagai kos perkhidmatan dan pengurusan profesional.

I/We the registered owner/s, hereby accept the offer price with its terms and conditions as mentioned above

Borang Bahasa Malaysia

TAWARAN UNTUK MEMBELI

TERATAKTOK PROPERTIES SDN BHD

(No. Syarikat: XXXXXX-X)

Alamat Pejabat: [Sila Masukkan Alamat Pejabat Anda Di Sini]

Tel: [Nombor Telefon] | E-mel: [E-mel Syarikat]

TAWARAN UNTUK MEMBELI (OFFER TO PURCHASE)

No. Rujukan: TTP/OTP/___________

Saya / Kami, ________________________________________________ (kemudian daripada ini disebut sebagai "Pembeli") dengan ini menawarkan untuk membeli hartanah yang dikenali sebagai:

(kemudian daripada ini disebut sebagai "Hartanah tersebut")

Atas dasar "seperti sedia ada" (as is where is basis) dengan / tanpa milikan kosong pada harga belian keseluruhan sebanyak:

RINGGIT MALAYSIA: _____________________________________________________________________________

(RM ____________________________)

Dengan membayar deposit pendahuluan (earnest deposit) sebanyak:

RINGGIT MALAYSIA: _____________________________________________________________________________

(RM ____________________________)

Melalui Tunai / Cek / Deraf Bank / Pindahan Atas Talian No: ________________ bertarikh ________________ dibayar kepada “TERATAKTOK PROPERTIES SDN BHD” sebagai pemegang amanah (stakeholder) dengan terma dan syarat pembelian seperti berikut:

1. PEMBAYARAN BAKI DEPOSIT

Sepuluh Peratus (10%) daripada jumlah harga belian (termasuk deposit pendahuluan yang telah dibayar) hendaklah dibayar serta-merta semasa menandatangani Perjanjian Jual Beli (SPA) oleh Pembeli.

2. BAYARAN BAKI HARGA BELIAN

Baki Sembilan Puluh Peratus (90%) hendaklah dibayar dalam tempoh Sembilan Puluh (90) hari dari tarikh menandatangani Perjanjian Jual Beli (SPA) atau tarikh penerimaan surat kebenaran (Consent) daripada pihak berkuasa yang berkaitan, mana yang kemudian, dengan tempoh lanjutan selama Tiga Puluh (30) hari beserta kadar faedah sebanyak Lapan Peratus (8%) setahun.

3. TEMPOH MENANDATANGANI SPA

Perjanjian Jual Beli (SPA) mestilah ditandatangani oleh kedua-dua pihak dalam tempoh Empat Belas (14) hari bekerja dari tarikh tawaran ini diterima oleh Penjual. Sekiranya gagal menandatangani SPA dalam tempoh tersebut:

a) Jika oleh Pembeli: Deposit pendahuluan akan dirampas oleh Penjual dan dibahagi sama rata dengan Terataktok Properties Sdn Bhd sebagai kos perkhidmatan.
b) Jika oleh Penjual: Penjual hendaklah memulangkan semula deposit pendahuluan kepada Pembeli bersama pampasan yang setara (RM 1:1) atau Pembeli berhak menuntut pelaksanaan spesifik (specific performance).

4. KOS GUAMAN DAN DUTI SETEM

Pembeli hendaklah menanggung kos Duti Setem, yuran pendaftaran dan yuran guaman bagi penyediaan SPA. Penjual hendaklah menanggung yuran guamannya sendiri, kos pelepasan gadaian (jika ada), dan kos mendapatkan kebenaran pindah milik.

5. DOKUMEN MENGIKAT

Tawaran ini merupakan kontrak yang mengikat sebaik sahaja ditandatangani oleh kedua-dua pihak dan hanya akan terbatal/digantikan setelah Perjanjian Jual Beli (SPA) rasmi dilaksanakan.

6. SYARAT KHAS / EKSPRES

Sekiranya berlaku pembatalan transaksi oleh mana-mana pihak selepas persetujuan dicapai, pihak yang membatalkan urus niaga tersebut bertanggungjawab membayar ganti rugi (kompensasi) sebanyak RM2,000.00 kepada ejen penjual dan RM2,000.00 kepada ejen pembeli sebagai kos pengurusan profesional.

DITANDATANGANI OLEH PEMBELI:

(Atau Wakil Kuasa)

Tandatangan: ________________________

Nama: ______________________________

No. K/P: ____________________________

Tarikh: _____________________________

SAKSI PEMBELI:

Tandatangan: ________________________

Nama: ______________________________

No. K/P: ____________________________

Tarikh: _____________________________

DITERIMA DAN DIPERSETUJUI OLEH PENJUAL:

(Tandatangan bermaksud bersetuju dengan harga dan semua terma di atas)

Tandatangan: ________________________

Nama: ______________________________

No. K/P: ____________________________

Tarikh: _____________________________

SAKSI PENJUAL:

Tandatangan: ________________________

Nama: ______________________________

No. K/P: ____________________________

Tarikh: _____________________________

Nota Penting: Sila pastikan semua pembayaran melalui cek atau pindahan bank dibuat atas nama TERATAKTOK PROPERTIES SDN BHD di Akaun [Nama Bank & No Akaun Syarikat Anda].

#############

OFFER TO PURCHASE

Ref No: LOS 2199

I / We, ________________________________________________ (the Purchaser and / or nominee) do hereby Offer to Purchase the property known as __________________________________________________________________________________________________________________________________________________________________________________________________________________

on a “as is where is” basis for the total purchase price of RINGGIT MALAYSIA : __________________________________________________________________________________________________________________

(RM __________________________________)

by paying an earnest deposit sum of RINGGIT MALAYSIA : __________________________________________________________________________________________________________________

(RM __________________________________)

Via Cheque/Bank Draft No. ________________ dated ________________ payable to “GREAT CASA REALTY SDN BHD” as stakeholder with the terms and conditions of purchase as follows: -

Ten Percent (10%) of the Total Purchase Price inclusive of the earnest deposit sum collected shall be paid immediately upon signing of the Sale & Purchase Agreement (SPA) by the Purchaser.
The balance of Ninety Percent (90%) shall be paid within Ninety (90) days from the date of signing the Sale & Purchase Agreement / Receipt of Consent from the developer AND/OR Relevant Authorities (whichever is later) within an extension period of Thirty (30) days carrying an interest of Eight Percent (8%) per annum.
The Sale & Purchase Agreement (SPA) must be signed by both parties within Thirty (30) full working days from the date of acceptance by the Vendor and complete set of all relevant documents. (Sale & Purchase Agreement Copy and / or Title Copy & Vendor NRIC Copy) In default of Signing the Sale & Purchase Agreement (SPA) within the above validity date: a) By the Purchaser, the said earnest deposit sum paid herewith shall be forfeited by the Vendor. b) By the Vendor, the Vendor shall refund the said earnest deposit sum received from the Purchaser together with a compensation sum of equivalent amount which shall be shared equally between the Purchaser and “GREAT CASA REALTY SDN BHD”. The purchaser reserved the rights for specific performance.
The Purchaser shall bear the Stamp Duty Registration Fees and his Legal Fees incurred in the SPA in this transaction. The Vendor shall bear his own solicitor’s fees, the Discharges of Charge and cost of obtaining the necessary consent from the Relevant Authorities, if any.
Handing over possession with/without tenancy will only be executed upon full payment of the Total Purchase Price.
This offer to purchase is subject to the acceptance by the vendor and if or when it is not accepted, the earnest deposit sum paid herewith shall be refunded in full to the Purchaser without any interest and without any legal recourse.
This offer to purchase shall constitute a binding contract which shall be superseded only upon the execution of the formal Sale and Purchase Agreement (SPA). Additional clause (if any) :- _________________________________________________________________________

Signed by the said Purchaser(s)/Authorised Representative

Name : ______________________________________

NRIC No : ___________________________________

Date : ______________________________________

Witnessed by:

Name : ______________________________________

NRIC No : ___________________________________

Date : ______________________________________

Signed by the said Vendor(s)/Authorised Representative

Name : ______________________________________

NRIC No : ___________________________________

Date : ______________________________________

Witnessed by:

Name : ______________________________________

NRIC No : ___________________________________

Date : ______________________________________

Office Copy

£##############

Letterhead

AGREEMENT TO PURCHASE

No. ____________

TO: __________________________________________________________________________________________

DESCRIPTION OF SAID PROPERTY: ________________________________________________________________

PURCHASE PRICE: RM _________________________ EARNEST DEPOSIT: RM _________________________

EXECUTION OF THE SALE AND PURCHASE AGREEMENT:

The Purchaser(s) hereby undertakes to execute the Sale and Purchase Agreement (SPA) incorporating, inter alia, the agreed terms and conditions stated herein within the said Period of ________ ( ____ ) full working days (excluding Saturdays, Sundays and Public Holidays) from the date of acceptance of this offer by the Vendor(s).
In the event that the Purchaser(s) fails to and/or refuses to execute the SPA within the said Period, the Earnest Deposit shall be forfeited by the Vendor(s) as agreed liquidated damages PROVIDED that there is no delay on the part of the Vendor(s) or Vendor(s)'s Solicitor in agreeing to the terms and conditions of the SPA, and PROVIDED always that the non-execution of the SPA by the Purchaser(s) is not caused by, or attributable to, the Vendor's misrepresentation, misconduct and/or fraudulent acts. Thereinafter upon such forfeiture, this Agreement shall be terminated and be null and void and neither party shall have any further claims whatsoever against each other.
In the event that the Vendor(s) fails to and/or refuses to execute the SPA or to complete the sale transaction within the said Period, the Vendor(s) shall refund to the Purchaser(s) free of interest the said Earnest Deposit, together with a compensation sum equivalent to the Earnest Deposit as agreed liquidated damages, and thereinafter this Agreement shall be terminated and be null and void and neither party shall have any further claims whatsoever against each other; failing which the Purchaser(s) shall be entitled to seek specific performance, and/or damages, of this Agreement.

4. TERMS OF AGREEMENT

A. PAYMENT OF THE PURCHASE PRICE

Upon the execution of the SPA, the Purchaser(s) shall pay to the Vendor(s) ten percent (10%) of the Purchase Price (less such sums paid as Earnest Deposit).
The balance of the Purchase Price shall be paid to the Vendor(s) within three (3) / ________ ( ____ ) months* from the date of execution of the SPA or date of receipt by the Purchaser's Solicitors of the *Developer's Confirmation / Developer's Consent / State Authority's Consent / Statutory Body Consent and/or the issuance of the Certificate of Completion and Compliance / Certificate of Fitness, whichever is later, and whichever is applicable, failing which, the Vendor(s) shall grant to the Purchaser(s) an extension of ________ ( ____ ) month(s) and in consideration thereof, the Purchaser(s) shall pay interest at the rate of ________% ( ____ percent) per annum on the balance Purchase Price, or such sums as shall remain outstanding calculated on a day to day basis. *Delete whichever not applicable.

B. CONDITIONS OF TITLE & DELIVERY OF POSSESSION

The sale of the said Property is sold on an "As Is Where Is" basis, with vacant possession / without vacant possession* (i.e. legal possession and subject to an existing tenancy) and free of encumbrances but subject to all conditions of title, express or implied, in the document of title. The Vendor(s) shall deliver vacant / legal possession* (subject to an existing tenancy) of the said Property to the Purchaser(s) upon receipt of the full balance of the Purchase Price. *Delete whichever not applicable.

C. LEGALLY ENFORCEABLE DOCUMENT

The parties hereto expressly agree that notwithstanding the payment and clearance of the cheque for the said Earnest Deposit, this Agreement to Purchase shall only take effect upon the signing of this Agreement to Purchase by both the Vendor(s) and the Purchaser(s); and notwithstanding that the SPA execution is pending, this Agreement to Purchase, when executed by both the Purchaser(s) and the Vendor(s), shall constitute a legally binding document between the parties herein.

D. OTHER CONDITIONS ________________________________________________________________________

I/We the Purchaser(s), having inspected the said Property, hereby attach herewith the sum of RM ____________________ (Cash/Cheque No. ________________________________) payable to XYZ Realty as stakeholder / ________________________________, being Earnest Deposit towards the purchase of the said Property. In the event the Vendor(s) rejects this offer, the said Earnest Deposit shall be refunded to me/us immediately the Purchaser/s, free of interest.

PURCHASER(S):

Signature(s) : ____________________________

Name (1) : ____________________________

NRIC No. (1) : ____________________________

Name (2) : ____________________________

NRIC No. (2) : ____________________________

Address & Hp : ____________________________

WITNESSED BY:

Name : ____________________________

NRIC No. : _________________ Date: ________

ACCEPTED BY VENDOR(S):

Signature(s) : ____________________________

Name (1) : ____________________________

NRIC No. (1) : ____________________________

Name (2) : ____________________________

NRIC No. (2) : ____________________________

Address & Hp : ____________________________

WITNESSED BY:

Name : ____________________________

NRIC No. : _________________ Date: ________

Teratak Tok

Contoh Borang OTP