text:
Legal Fees for Property Transaction – Sales & Purchase
One of the most asked questions in a Sales & Purchase transaction involving immovable property is How much do I pay for legal fees? For a general outlook on what these legal fees cover, read my article on Legal Fees for Property Transaction and I would suggest that you start reading from there so that you can fully appreciate and understand the fee structure applicable. Today, I will share with you what you are expected to pay to your solicitors in legal fees for sales, purchases or other form of conveyances for completing any transaction involving immovable properties – be it a house, apartment, condominium, shophouse, commercial buildings, other types of buildings or land.
The remuneration of the solicitor is governed by the First Schedule to the Solicitors' Remuneration Order 2005 (which only applies to transactions from the 1st January, 2006 onwards) and this remuneration applies whether the solicitor is acting for the vendor, purchaser, transferor or transferee.
|Consideration or Adjudicated value
|Scale of Fees
|For the first RM150,000
|1.0% (subject to minimum fee of RM300)
|For the next RM850,000
|For the next RM2,000,000
|For the next RM2,000,000
|For the next RM2,500,000
|Where the consideration or adjudicated value is in excess of RM7,500,000
|Negotiable on the excess (but shall not exceed 0.4% of such excess
Notwithstanding the above rates, for transactions governed by the Housing Development (Control and Licensing) Act 1966 or any subsidiary legislation made under that Act (eg. where you buy a house from a developer rather than a sub-sale), the remuneration of the solicitor having the conduct of and completing the transaction shall be as follows:-
a) RM250, if the consideration is RM45,000 or below;
b) 75% of the applicable scale fee prescribed, if the consideration is in excess of RM45,000 but not more than RM100,000;
c) 70% of the applicable scale fee specified, if the consideration is in excess of RM100,000 but not more than RM500,000; or
d) 65% of the applicable scale fee specified, if the consideration is in excess of RM500,000.
There are other rules which are applicable for this transaction but it would be too tedious to name them all. One of the most important rule to remember is that a solicitor may only act for either the Vendor / Transferor or the Purchaser / Transferee and not both. There is no such thing as a solicitor acting for both as there will be conflict of interest in such a situation.
Do you think the fees are expensive? Compare it with the fees charged by a property agent which usually range between 1 to 3% of the value of the transaction. I don't mean to be argumentative but the professional liability of a solicitor towards the client compared to a property agent is definitely higher in its risk factor and rightfully, the fees chargeable by a solicitor should be higher.
98 Responses to "Legal Fees for Property Transaction – Sales & Purchase"
Henri on
October 5th, 2007
Do you know what kills you? The additional non-standard fees like
• Transportation (RM50-RM150) – It costs just RM6-RM12 for a courier service within Klang Valley, or RM2.50 for Poslaju
• Photocopying (RM50) – I though it costs 4 sen per page. RM50 is enough for 1250 pages.
• Printing (RM50-RM100) – how this is different from photocopying, I have no idea
• Land/title search (RM100-RM200) – A runner charges just RM30-RM80 for a search, the rest of goes to the firm to pay for the 30 sen phone call to the runner
Check your invoice for this tacked on items. The lawyers assume you don't know better and just pay. All these are NEGOTIABLE. The lawyer already makes a fair income from the standard fees (that's why they are *standard*).
pablopabla on
October 5th, 2007
Henri : I don't see how, if at all, paying RM500 (taking the maximum from your examples above) as disbursements could kill the client when the legal fees are proportionately higher. The way you put it is as if the disbursements are so high that the client suffers as a result. In any event, if you could say that other professionals like auditors, engineering consultants, architects, tax consultants, accountants etc. do not charge slightly higher for disbursements just like lawyers do, then I rest my case. By the way, land title search is as per what the land office charges. Not what the runner charges. Thanks for your comment anyway and I agree with your point that a client should always look into the bill (whether legal fees or disbursements) and make enquiries with the solicitor where he is unsure or dissatisfied.
henri on
October 5th, 2007
Dude, when a discharge of charge costs just RM300 and just involves presentation of the documents, another RM500 (it is usually more) is a killer.
But even going with your argument that if a S&P is RM15,000, another RM1000 is nothing, you forget: RM15,000 for an S&P is based on the market value of the property, not the actual work performed. This is not logical and we are being conned somewhat. If one were to say that the higher the value of the transaction, then slightly more diligence is required, then yes. But it is not proportional to such an increase! ie. the diligence required for a RM100,000 house is not all that much more than a RM1mil house, but the fees is so much more. For engineering consultants, architects et al, yes, the work for a RM1mil house is much more – it is a bigger house, a more complex house! The parity is not the same for conveyancing work and engineering work, you cannot compare the two! But lawyers are.
2) The Bar Council set the standard charges because it is a fair value (although as explained above, it is actually not fair to clients). So why must lawyers tack on a transportation charge of RM100? The very notion of RM100 for photocopying does not make sense either. If only the lawyers were brave enough to just say, the charge is RM1000 extra for our fees in illegal contravention of the Bar Council's rules, instead of labelling them with ridiculous names.
3) No, almost all lawyers use runners for searches, it is NOT the actual fee charged by the Land Office. I suggest the next time you buy a property to look at your invoice.
pablopabla on
October 8th, 2007
Henri : Glad to have you back Henri and thanks for your comments. With all due respect, I think we are going a bit off tangent here. This article discusses the fixed scale fees for professional legal fees chargeable by solicitors in respect of sale and purchase or transfer of immovable properties. It does not deal with discharge of charge (which will come in a later article). Neither does it discuss the amount of disbursements chargeable by solicitors. Whilst legal fees are fixed, disbursements may vary from solicitor to solicitor just like any other type of business. I am sure you would be able to appreciate the difference between professional legal fees and disbursements. The items covered by legal fees are discussed in the first article of mine.
I also do not see where I have mentioned RM15,000 or RM1,000 anywhere above and hence, would not be able to respond to you on that item you mentioned.
I am quite curious as to your statement that "No, almost all lawyers use runners for searches, it is NOT the actual fee charged by the Land Office." as you seem to say that all lawyers do not charge the actual fee charged by the Land Office for searches. Do you have the evidence to back up your statement regarding all lawyers or is it a mere sweeping statement?
At the risk of repetition but necessary in case there is any misunderstanding, this article is meant to inform the public about the fixed legal fees chargeable by solicitors. All solicitors will have to charge their fees according to the scale prescribed. These are professional fees – much unlike consultation fees when you visit a doctor. Disbursements, however, does not fall under the discussion of this article. It varies from solicitor to solicitor (just like business to business) and property to property (depending on what kind of search is involved, whether consent from authorities is needed, location of property etc).
It is almost impossible to discuss the reasonableness of disbursements charged by law firms for each and every conveyancing file because each case is different (unless it is a purchase from the developer because in such a situation, it is likely that all the transactions are alike and the disbursements incurred are the same – in which case, as shown above, the scale is some what lower than sub-sales).
Why You Should Be Represented By A Lawyer In A Property Transaction | Financial & Legal Matters on
January 21st, 2008
[...] Purchase Life InsuranceWhen You Should Reconsider Refinancing Your Mortgage?What is Hire Purchase?Legal Fees for Property Transaction – Sales & PurchaseLegal Fees for Property TransactionsTo Do List Prior To Bidding At A Property Auction6 Reasons To [...]
Amir on
February 29th, 2008
Dear good attorney's,
I just perusing the article above and slightly required some specific information to my home transactian legal fee's.
in general, I wish to bid an apartment at RM40k – RM50k. Could somebody advice me the legal fees that i will be expected to pay and very appreciated with the specific maximum fee on the worst case, if any.
I just prepare my self prior to bid through the property auction.
pablopabla on
February 29th, 2008
Amir : If the sale price of the apartment is RM50,000.00, you will need to pay RM500 for legal fees for the sale & purchase transaction. Bear in mind that this excludes disbursements eg. stamp duty, searches, private caveats etc.
Prior to an auction, you should conduct a search on the property to see if there are any encumbrances such as charge (mortgage) or caveat on the property. You should also find out from the developer / management company (if any) of the property on outstanding charges which the owner may have incurred. It is likely that you will have to pay off these outstanding charges first before the property could be transfered to your name.
Amir on
March 5th, 2008
Pablopabla : Thanks for your advice and your time perusing my queries.
Another queries, should the lawyer's send the disbursements invoice to me, may I ask the lawyer from them to prove the disbursements cost.
And yet, should the lawyers proof the receipt etc.. how much the reasonable allowance for lawyers profit & attandance to be added.
pablopabla on
March 5th, 2008
Amir : You have the right to ask the lawyer to show receipts for disbursements to be incurred / incurred. You are free to negotiate certain variables in disbursements (eg. photostating charges, transport) but not the legal fees because legal fees are fixed by law. Neither can you negotiate stamping fees because that is also fixed by law.
Amir on
March 11th, 2008
Dear Pablopabla,
Thank for your good responds on my previous queries.
Yesterday, I had a discussion with my cousin pertaining legal processing claimed by the solicitors for my cousin property transaction. Thus, I was check roughly and found several items that we could not understand, like:
1) Master Facilities Agreement, 1st Party assignment, Property Purchase Agreement, Property Sale Agreement .
we can't figure and can't understand the agreement as the property is through auction. Is it necessary?
2) Stamping fees on Master Facilities Agreement, Stamping fees on 1st Party assignment, Stamping fees on Property Purchase Agreement, Stamping fees on Property Sale Agreement, Stamping fees on Power of Attorney & Stamping fees on SD own occupation & bankruptcy
Is it necessary as the query 1.
3) Purchase standard loan documents.
Is it really the documents up to RM 100.00 while the transport fees are claimed separately?
4) Deeds of Assignments (By way of transfer)
Is it necessary?
5) Consent from developer
Is it necessary? The developer already imposed consent and management fees separately. and my cousin already paid to the developer.
6) Stamp Duty on DOA
Is it cost more than my legal fees?
(The lawyers charged to my cousin up to RM415)
For information, the property bought through auctioned unit and at RM40.5K.Thus, my cousin suffered the legal fees at RM3050.00 @ 7.53% from the unit price. In my opinion, the cost should be lower as the Sale & Purchase Agreement not required and comparatively; my friend bought a 2nd hand house with (legal) cost about +/-RM1800 only.
And yet, How the 'renumeration act' affect to the auction transaction solicators/legal fees.
Please Advice.
pablopabla on
March 11th, 2008
Amir : Whoa! That's a whole lot of questions there! LOL! Okay, for (1), (2) and (4), I believe that they are necessary. (3) is for the price of the standard loan document. You can check with Bank Negara Malaysia if you feel that the sum charged is exorbitant. (5) depends on the type of consent given. Stamp duty is higher than legal fees due to the scale imposed by law and that would be payable to the Stamp Office. I would advise that you ask the solicitors to explain to you the details of the charges so that you can have a better picture on what you are paying for. All I can say is that it is unlikely that the solicitors have overcharged because the fees are prescribed by law. The disbursements also should not differ much.
Amir on
March 11th, 2008
Thanks for you express respond and laughing out loud huh :p
actually, what we refer yesterday referring to solicitors remuneration act 1976 and your article above.
QA) what is the different with my Q.No.1 above with order 2(a)(ii) and 6th sch. item 2(a).
QB) order 2(c)(ii) and 6th sch. item 2(a).
QC) effect of order 2(d), 2(e), 2(f)
thats curious me with the invoice paid by my cousin. just checking.
btw, i just check with that 'bank' and they mentioned that no payment required for the standard loan documents.
sorry to my cousin huh,
Cat on
April 14th, 2008
Hi Pablopabla,
I found your article very helpful and would need your expertise advise over here. I'm planning to buy a freehold landed property through an agent for RM380K. Location of property in KL. However, I would like to appoint my own lawyer to represent me. I believe my legal fees alone should be around RM3110 (from your table above-please correct me if I'm wrong). So as not to be caught off guard, could you please advise me what are the other charges and searches involved & how much do I need to pay in total.
Really appreciate your help in this.
Thank you.
pablopabla on
April 14th, 2008
Cat : Hello! Yes, the basic legal fee for the Sale & Purchase Agreement is RM3,110.00 as you rightly calculated. Your lawyer may also advise you to enter a private caveat to protect your interests as a buyer which will cost you RM200 in legal fees alone (for entry and RM150 for withdrawal).
You are also expected to pay stamp duty which will be assessed by the Stamp Office. I would estimate that around RM6,100.00.
All in all, I would think that you should have RM10,000 in reserves to cater for legal fees and disbursements for the whole transaction. This excludes financing costs.
Cat on
April 14th, 2008
Hi Pablopabla
Thanks for your advise. At least I won't have a heart attach later.
Razif R on
April 14th, 2008
I recently purchased a house from the developer. I was very interested to read the Q&A above. I just received the bill from the S&P lawyer and it reads like this:
Stamping S&P A (born by developer) – 0
Stamping Deed of Mutual Covenants – 0
Stamping of MoT – RM7356
Registration fee on Transfer *- RM650
Registration fee on Consent to transfer* – RM10
Adjudication* – RM10
Search fee* – RM40
Affirmation Fee* – Rm4
MIsc* – RM50
Government Tax* – Rm50
Could you advise me, sepcifically on the items with (*) as to what they mean & which ones can be negotiatied. I only managed to knock down the MISC charges to 0, as my argument was that their legal fees are paid by the developer.By the same argument, which other fees can be negotiated?
So far all communications have been sent via snail mail only (not courier), and the rest has been via fax. The purchase value of the house was RM380, and I took an upgrae package which brings the value to RM417k.I took a loan for Rm350k.
Thanks in advance.
Razif R on
April 14th, 2008
Hi again,
I will be expecting a similar bill from the loan lawyers, which I was told would be to the tune of RM5772. Do you have some guidelines on the fees I should be expected to pay from the housing loan lawyers? Does it follow the same scale?
Thanks again. I hope the questions are not a nuisance. This is my first property purchase.
pablopabla on
April 15th, 2008
Razif : Wow! You are already saving much with the developer paying the legal fees. The disbursements payable to the lawyer is pretty standard and justified. Most, if not all of it, are paid to government departments.
The legal fees for loan is on the same scale as the S&P calculated on the amount of loan i.e. 350k. Stamp duty is RM5 per RM1k of loan.
The questions are not a nuisance but the negotiating of disbursements with the lawyers might be a nuisance to them! LOL!
Razif R on
April 15th, 2008
Pablopabla: Thanks for the feedback. That gives me a little peace of mind when dishing out the buckets of dough for the property. As a matter of principle, I tend to be very particular about paying only for what I get, so I guess you could say I can be a tough customer at times!
Razif R on
April 29th, 2008
Pablopabla: When I look at the article you have written above, am I correct to say that for a new house bought from the developer, the lawyers professional fees for the loan lawyer (Rm350k loan) should in fact be RM2030, ie RM2900 x 70% as per the Housing Development (Control & Licensing) Act 1966 or any subsidiary legislation made under that act. If I find that my lawyer is in fact charging RM2900, what action can I take? The loan lawyer is charging the following. Could you please explain what each term means and if the amount seems reasonable, please.
Professional fees
Charge RM2900
Loan Agreement RM200
Consent to Charge RM300
Stamping of Charge RM1780
Stamping of Loan Agreement RM40
Registration of Charge RM60
Registration of Consent to Charge RM10
Apply Consent to Charge RM70
Stamping Statutory Declaration RM20
Affirming Statutory Declaration RM20
Land search RM40
Official Land Search for consent RM40
Bankruptcy Search (Insolvency) RM22
5% government tax RM170
Thanks in advance.
pablopabla on
May 28th, 2008
Razif R : As a customer, you have every right to ask the solicitor to explain to you the Bill and how each item is charged. There may be a mistake in the legal fees chargeable.
jamie on
May 28th, 2008
pablopabla: I hope you can give me some professional advice on a case related to property. My mom received an injunction from my uncles to stop her from collecting rental for my dad's (deceased) property as well as a claim of RM700k as they claimed that the property's rental should be shared by all of them. The property is a 4 storey building (each uncles and my mom own a floor).
My mom won the injunction case, is the RM700k case still valid if my mom already won the injunction? Her lawyer says that it will be brought to court for full trial. Is that necessary when the judge had acknowledged that the property is belonged to my mom? Thanks in advance for your assistance.
pablopabla on
May 30th, 2008
Jamie : The details which you gave me are still a bit sketchy. Please email me instead. Thanks.
jamie on
June 2nd, 2008
pablopabla: Thanks for your reply. I have met up with my mom's lawyer last week and things are clearer now. Thanks again
ria on
July 31st, 2008
can you help me out pls. do i have to pay solicitors fee for a non sale and purchase of house
ria on
July 31st, 2008
im selling my house and purchasing a new one. we are near completion but because its taking a while for my house to be sold the owner of the house im purchasing backed out…
so my house still for sale @ the minute…but solicitor asking me to pay them £780.63 for the avorted sale and purchase
Shahril on
September 12th, 2008
Dear Pablopabla,
I would like to ask a favour from you. I just want you you to estimate the fees that would be charged to me in this transaction. I intend to sell my house for RM60,000 (purchased using a bank loan).
As the seller:
1. What is the basic legal fees in the situation above? (Please estimate the maximum fees that the lawyer could charge me)
2. In 'reality' could the seller and the buyer appoint the same lawyer?
For the buyer:
1. —same as Question 1 above—
Thanks, your help is highly appreciated
pablopabla on
September 12th, 2008
ria : Sorry I missed out your comments earlier. I am not aware of the current practice in the UK (I am assuming you are in the UK by virtue of your quoting pound sterling) but I would think that you still need to pay your solicitors for work done notwithstanding the abortion of the proposed sale & purchase.
Shahril : The legal fee for the seller and buyer will be the same i.e. RM600.00. You should also provide reserves to pay for the legal fees for the redemption of your loan and disbursements. If state consent is required for the transfer, you will also have to incur fees for the application which may differ from state to state.
As mentioned above, a lawyer cannot act for both the buyer and seller in respect of the sale & purchase agreement. A lawyer may act for one and attest the signature of the other. Attesting the signature is not the same as acting as a solicitor. This is where many people get confused.
wacha on
November 24th, 2008
hellooo alll…
I just bought a double storey house(free hold) priced at 362k which is sub sale. So could you guys helped me on figuring out how much should i pay for the S&P and other legal fees? pLs HeLP!!
Thanks in advance..
pablopabla on
November 27th, 2008
Wacha : Legal fees for Sale and Purchase Agreement would be RM2,984 excluding 5% service tax and disbursements. Stamp Duty would be RM6240 for the transfer. Your legal fees will increase if you enter a caveat. I would say you should apportion about RM10,000 to RM11,000 to be on the safe side.
If you are taking a loan, you will also have to pay legal fees and stamp duty separately unless you are taking up one of those zero-costs package offered by banks where they absorb the costs.
zura on
December 28th, 2008
I nak tanye ckit….
I dlm proses beli rimah di kinrara puchong…
rumah 2nd hand….
harga rumah 60K…
berapa agaknye bayaran yang berpatutan perlu
i bayar kepada lawyer untuk buat s&p sahaja…?
& kepada lawyer yang buat loan aggrement plak, brape
yg berpatutan?
Pls…cz i x tau either my lawyer ni charge mahal
or normal…
iamthewitch on
January 19th, 2009
Hi pablopabla,
Found that your website is very useful! I have a question, my friend has recently sold a property at a price of RM174k. I asked around and many have told me that as the seller, there would not be any fees incurred except for the broker fees and discharge fee. So I'm wondering if that is true? Because I read from your comments above that the seller will also need to incur legal fees of 1%? What is this for if the buyer is the one preparing the S&P and necessary documents for the transfer?
Basically, my question would be what are the charges incurred as a seller.
pablopabla on
January 20th, 2009
zura : Legal fees for preparation of S&P Agreement would be RM600.00. This excludes application for consent to transfer (if leasehold property). Disbursements are also excluded. The legal fees for preparation of loan agreement is also RM600.00.
iamthewitch : If the seller prefers not to appoint a solicitor to represent his interests, then the seller would most probably need to pay for fees and disbursements in regards to the Discharge of Charge / Receipt and Reassignment (if there is an existing loan on the property). If the property is a leasehold property, then there would be fees and disbursements payable to obtain the consent to transfer. The legal fees for both the items I mentioned are minimal.
If, however, the seller appoints his own solicitor to protect his interests, then the legal fees for the Sale & Purchase Agreement would be RM1,668.00 excluding disbursements. Fees for discharge of charge / consent are separate.
iamthewitch on
January 20th, 2009
Thanks a lot! Appreciate it Will let my friends know, definitely!
Ravinmandy on
January 27th, 2009
I bought hse in 2004,
i had financial problem in 2007, i received 1st auction in feb n 2nd on march 2007.
in march itself before the auction date i hv settle all the outstanding. N i hv ask any payment outstanding the manager say no
at the suddent i recieved 3rd saman from pejabat tanah. I when pejabat tanah ask them they say my bank instruction, i ask bank they say ask lawyer, when ask lawyer they say im not his client the bank.
my loan stable until i recieved letter from morgage company say that my loan is nonperforming account.
But after the auction my loan payment stable. My loan from 133,000 increase to 138,000.
The legal fee when up to 5k, Is tis true. Pls help.
chipin on
February 25th, 2009
Dear Sir, I am thinking of transferring my house and land to my wife. I would like to know the legal fees and disbufsements involved. A house nearby and on land about the size of mine was sold a few years ago for about RM1.2 million. What will it cost me to transfer the property to my wife on *love and affection" basis. I understand that stamp fees for the transfer of landed property from husband to wife qualifies for 50% discount. Does this stamp duty covers the cost for the change of name of ownership and its subsequent registration in the land office. Please let me know what other charges are involved. Much obliged & many thinks.
Yvonne on
September 16th, 2009
I read thru all the comment, I still in blurr. Hope you can help me clear out all the doubts. This is my 1st time buying house. The house value is RM370K, we borrow RM333K. May I know what is the legal fees involve? Kindly list out in detail as I am so confused. Developer offered free S&P legal fees, stamping fees and they said we need to pay stamp duty. Problem start : banker said they cover loan legal fees, stamp duty and title of transfer. Then, banker said if using their panel lawyer their lawyer can free S&P legal fees and told S&P fees is cheap not compulsory use developer's lawyer.
1. How many times we need to pay stamp duty?
2. Please help est. how much I need to ready money to pay legal fees?
3. In Bank Negara website, which portion should I go and refer? As I unable to find it.
4. May I know is title of transfer are same meaning of memorandum of transfer(MOT)? As banker said they will pay title of transfer and I don't know what is that. I m so louzy.
5. Are we still need to pay another stamp duty on MOT when we cleared housing loan again?
6. What is stamping of charge?
7. Do you think is it worth to switch over to banker panel lawyer?
8. Please lis out the items of charge involve as I unable to get it on other website.
pablopabla on
September 17th, 2009
Yvonne : Hi! You are buying a house from a Developer. Your house is RM370k. You wish to take a loan for RM333k. This is what you are expected to pay:-
1) Legal Fees and Disbursements for the Sale & Purchase Agreement (SPA).
2) Legal Fees and Disbursements for the Loan Agreement (LA).
For the SPA, your legal fees is based on RM370k. Therefore, the legal fees will be RM3040.00. Since you are buying from a developer, the legal fees is only 70% i.e. RM2,128.00. You will also have to pay stamp duty for the SPA. The stamp duty payable will be RM6,400.00. You will also have to pay RM 106.40 being the 5% service tax on the legal fees and disbursements for smaller items (should be less than RM500.00).
For the LA, your legal fees is based on RM333k. Therefore, the legal fees payable is RM2,781.00. But because you are buying from Developer, you only need to pay 70% i.e. RM1,946.70. There is a 5% service tax amounting to RM97.35. Then, you will need to execute either a Charge (if there is a Title) or Deed of Assignment (if there is no Title) in favour of the Bank. The stamp duty will be RM1,665.00. You will also need to pay disbursements such as land and bankruptcy search etc.
You will need to pay legal fees and stamp duty for SPA and LA separately because they are different transactions. You don't need to pay stamp duty again (based on the above calculation) when you redeem your property from the Bank but you will need to pay nominal stamp duty for the redemption.
When the Developer and the Bank said they will cover the costs of legal fees and / or stamp duty if you use their lawyer, it basically means they will pay their own lawyer's fees and also pay the stamp duties on your behalf. In such a scenario, you are not represented by a lawyer separately. The Developer's and / or the Bank's lawyers are merely witnessing your signatures when you agree to them acting in this transaction.
Feel free to ask further
Yvonne on
September 24th, 2009
Hi Pablopabla, thanks for your info 1st. Now, I understand that SPA legal fee will be RM2128 and stamp duty of SPA is RM6400. While on LA legal fee is RM1946.70 and stamp duty on LA is RM1665.
The RM6400 is stamp duty of transfer, pay to Land office? Am I right?
Is there still have stamp duty of transfer of strata title? 1st RM100K x 1% and next RM270K x 0.5% total cost is RM2350 and transfer legal fee? As I was informed by friend that after properties completed build, we need to pay on transfer of strata title. I am confuse how many times of transfer $ need to pay?
pablopabla on
September 24th, 2009
Yvonne : Stamp duty is paid to the Stamp Office, which I believe is a department of the Inland Revenue Board. Once you have paid the stamp duty for the transfer, you need not pay stamp duty again when a strata title is issued. Your lawyer merely need to show your Deed of Assignment (which contains the stamp duty endorsement) to help you prove that you have already paid for the transfer.
muliadi on
October 6th, 2009
i plan to buy house RM175000.how much i will spent to pay for lawyer and stamduty and all related payment.tq
teem on
October 19th, 2009
Hi, i really need your opinion… i have no experience in buying a house. i am buying a rm230k house… so i understand that i have to prepare to pay rm2300 legal fees(correct me if im wrong)….the landlord said that she has S and P and our only task is to apply bank loan to settle everything….
1.what does she mean?
2.do i need a lawyer on my behalf since the landlord said she already has a lawyer?
3.i have to pay 10% deposit….that is 23000….do i pay cash and make a rm207,000 loan? or should i demand to look at the S and P with my lawyer
Thanks so much for your reply. i really appreciate it considering i have no clue on the process needed on buying house
pablopabla on
October 20th, 2009
muliadi : The contents of this post above would be able to give you the answers.
pablopabla on
October 20th, 2009
teem : You should always appoint a lawyer to act for you as there are many steps involved in the purchase of a house. Though the seller has her own lawyer, her lawyer would not be representing you in the transaction and owes you no duty to advise you on the terms of the agreement.
In most cases, a purchaser would pay a small booking fee (also known as "earnest deposit") on the house prior to signing a sale & purchase agreement. This amount varies between 2 to 3% of the sale price. Then, on the day the sale & purchase agreement is signed, the purchaser pays another 7 to 8% to complete a total of 10% as deposit. The balance 90% would be payable within 3 months or more depending on the parties' negotiation. It is up to the Purchaser to decide how he wants to finance the purchase – whether by cash or bank loan.
teem on
October 23rd, 2009
tq, recently i payed rm2k as the booking fee to the landlord where she signed my payment voucher and then she said that she will give me 7 days for the rest of the deposit….not knowing anything bout buying a house….i agreed…after that i quickly found an agent who will get me a bank laon and refer me to lawyer….suddenly i was suprised when the agent said that normally, the seller will give 14 days so that the buyer would have time to settle loan which took 7-10 days…this will avoid high loss if the loan fail to be approved..she also showed me a copy of Option to Purchase agreement from 1 of her clients stating 14 days…
i have called the landlord where she said it is true that 14 days is given, but she was desperate for the deposit (money for her business and benefit) and wanted the money 7 days earlier so she can use it which suprised me coz she was taking advantage of my situation…. she then said that if our loan wasnt approved(which she couldnt wait to know), she will return the money back..rm21K for me is a whole lifetime of saving in ASB and im very reluctant to give the money in lum sum…not only im putting the risk of loosing my money, im also putting a risk on the dividen i will get if the money is left in my ASB (say that i dont buy the house)…
i would like to ask…is it ok if i put that statement she said in the S and P ageement?the part where she will pay back my money if my loan didnt approve?can i do that?im thinking of putting "return rm21000 in 30 days if bank loan isnt approved" in the S and P agreement…
thanks alot..really appreciate it
Joyce on
October 31st, 2009
Halo Pablopabla,
So nice to have this website to let ppl ask the question about the legal fee for purchase of property. I have just buy a house of RM148k which get 90% of loan.
Below is the lawyer fee charged by lawyer:
S & P agreement RM 300
Transfer for the consideration 148k RM 880
Assessment Roll RM 100
stamp duty on S & P agreement RM 40
Stamp duty on transfer RM 980
Registration fee on transfer RM 300
Affirming on statutory declaration RM 20
Search fee RM 30
Change of name of assessment roll RM 40
purchase printed document RM 210
postage & travelling expense RM 100
miscellaneous RM 50
Govn tax RM 147.50
Total RM 3,200
May i knw the charges reasonable? Can i know which fee can be negotiatied? what is the fee for assessment roll? Registration fee for transfer need abt rm 300? printing oso need abt rm 210? travelling n courier oso need rm 100?
Please advice…thanks in advance
pablopabla on
November 3rd, 2009
Joyce : I'm not quite sure what you mean by "assessment roll". Can you please check with your lawyer again?
Joyce on
November 3rd, 2009
Halo Pablopabla,
Thanks for the reply. I will try check with my lawyer. Then for the printing, as i knw from my lawyer yesterday, she tell me the printing is included bank loan agreement printing. But i take the ZEC package from bank which the bank loan agreement legal fee will bear by bank. But hw come the printing for bank loan agreement i need to bear for it? I ask my lawyer, they said is like tat 1…i oso not sure is hw for tis…is it this printing i need to bear it?
Please advice…thanks
pablopabla on
November 3rd, 2009
Joyce : You will have to read the Letter of Offer from the bank to ascertain whether the bank will charge you for the copies of the loan agreement. ZEC may vary from bank to bank and the Letter of Offer would provide a clue on what is included and what is not.
Joyce on
November 3rd, 2009
Icic…okok…thanks for the advise…
eunice on
December 1st, 2009
Halo pablopabla
I believe you can help me to sort out my question. I'm going through a sub-sale property now. I've paid the 10% deposit to the vendor and also paid the lawyer fees as they've already settle the documentation (DOA + S&P). After 1 week my lawyer told me that there's a problem with the S&P as the developer lawyer refuse to accept the signed S&P without the vendor's ex-wife signature(the property is under two name and the wife already file for divorce and produce a court order to give her portion of the property to the husband). So now after 1 month, the new S&P is still pending her (ex-wife) signature. Seems like everyone is taking their sweet time here. My lawyer also doing the same thing as I already paid the fees therefore it seems like he's not doing his job. How am I protected in this case? If the ex-wife doesn't want to sign, can this sale still be continue?
pablopabla on
December 1st, 2009
eunice : Hi, how many lawyers are there in the sale and purchase transaction (excluding the lawyer acting for the developer)?
Ali on
December 8th, 2009
hye there,
Im a bit curious. Im planning to buy an apartment @ 150K (leasehold). The agent offer me her lawyer that cost 3k-3.5k to do all the purchasing agreement. She did mention that since im a 1st time buyer, 50% discount will be given but im not sure to which expenses. Would that be a very good deal, having to pay that range of 3k-3.5k for a 150K property?
anyway thanks a lot man…u did teach me sumtg..
pablopabla on
December 9th, 2009
Ali : The estimated legal fee would be RM1,500.00 for the Sale and Purchase Agreement. Service tax at RM75.00. Stamp duty would be RM2,000.00. Add other disbursements estimated at not more than RM500.00.
The law does not allow the granting of discounts for legal fees. Neither is there any discounts offered by the Government as far as stamp duty is concerned. So, if the lawyer is giving you a discount, you are essentially dealing with a lawyer who has no qualms breaking the law just so that he can get your work. Now, though you may want to rejoice in saving money (who doesn't?), do bear in mind that it is highly likely that the lawyer would be paying a certain commission to the agent (for introducing the work). If the lawyer is earning substantially lesser than what he is rightfully entitled to under the law, do you seriously think that you'll get a good deal? I always believe that if you pay peanuts, you'll get monkeys.
And always remember this : there is no such thing as a standard agreement. If there is, there would not be any need for lawyers anymore to protect your interests because everything is standard.
Ali on
December 14th, 2009
hye again,
I've already talk to the lawyer regarding the discount. she told that since im a first time buyer, so i entitle for a 50% discount for the stamp duty. So i have to pay RM 4100 upfront and then she will reimburse me RM1000 for the discount later. May i know whether all this is true? Did the gov. really give discount?
pablopabla on
December 17th, 2009
Ali : As far as I know, there is no provision for 50% discount for first time buyer. Transfers between spouses or parent to child for love and affection qualify for stamp duty at half-rate. So, I'm not aware where the discount comes from. If you are buying the property at RM150k, the stamp duty payable is only RM2,000.00. I think the lawyer is misrepresenting about the discount because she is not allowed, under the law, to grant any discount on legal fees and meanwhile, stamp duty is also fixed by law. So, instead of saying that she's granting a discount on legal fees, she claims that it is the government who is providing the discount.
syifa on
December 28th, 2009
Can you please advise whether this legal fees for loan is reasonable or not for housing loan of RM 118,588.00?
Legal Fees:
Property Sale Agreement RM 1,190
Property Purchase Agreement RM 150.00
Memorandum of Charge RM 150.00
Entry & Withdrawal of Private of Caveat RM 350.00
5% Service Tax RM 92.00
Total = RM 1932.00
Property Sale Agreement (ori) RM 595.00
Duplicate (3 copies) RM 30.00
Memorandum of Charge RM 40.00
Letter of Offer RM 35.00
Statutory Declaration RM 20.00
Total = RM 720.00
Memorandum of Charge RM 150.00
Entry & Withdrawal of Private Caveat RM 350.00
Application & Registration Fee on Consent to Charge RM 150.00
Total = RM 650.00
Land Search RM 120.00
O.A. Search RM 50.00
Purchase Agreement RM 250.00
Affirmation RM 50.00
Certified True Copy of Title RM 50.00
Total = RM 520.00
Telefax/telephone/courier service RM 170.00
Miscellanous, Stationary RM 50.00
Transportation, travelling, etc. RM 350.00
Total = RM 570.00
Grand Total = RM 4,392.00
Please advice. Thank you.
syifa on
December 29th, 2009
Hi, regarding my previous question. I'm now buying an apartment. It's still in a process. Right now the lawyer for bank loan has given the the invoice. But i'm curious whether their charges are reasonable or not. For your information, the legal fees has been included in the loan, but now i have to top-up RM1,100 more.
pablopabla on
December 29th, 2009
Syifa : May I know what is the topping up for?
syifa on
December 29th, 2009
My loan only cover RM 3,292 for legal fees. Before this, i never knew that i have to top-up anymore for the legal fees. But after i received the invoice from the lawyer, only i knew that i have to pay the actual legal fees amounting RM 4,392. The lawyer didn't mention much why they charge more for RM1,100. Only they said that the bank require the caveat.
pablopabla on
December 29th, 2009
Syifa : Okay. First of all, legal fees are distinct and separate from service tax and disbursements. You have to split them apart. Next, you have to read your Bank's letter of offer to see what is specifically included in their loan package – whether they cover the legal fees, service tax and disbursements or just legal fees alone. It is hard for me to advice you without having a look at the letter of offer.
In any event, the lawyer has a duty to explain to you what is being charged, what is absorbed by the bank and what is payable by you.
The legal fees for the Loan Agreement should be 1% of the loan sum i.e. RM1,185.88. Legal fees for the Charge would be 10% of the legal fees for Loan Agreement i.e. RM118.59. Legal fees for entry of private caveat would be RM200 and withdrawal of private caveat would be RM150.
syifa on
December 29th, 2009
Thank you for your info.
Nurul on
December 30th, 2009
Hi Pablopabla,
I have received a letter form my developer asking to sign the MOT. My house price is RM189,100 ( fully government loan ). Could you please advice me what is the lawyer fee for this MOT?
Thank you very much.
Ali on
March 18th, 2010
Can u tell me when is the right time to pay for legal fees and stamp duty. Since i havent paid the S&P lawyer yet for any of both amounts. Eventhough the S&P have been made and delivered to the Bank panel lawyer and now the S&P lawyer is in the midst of awaiting the vendor's bank statement. My bank is now awaits that statement before they can disburse the first phase of payment to the vendor's bank. So back to my question, should i pay my lawyer now or after the disburse of first payment.
p.s my S&P lawyer is also vendor's lawyer.
Alicia on
March 19th, 2010
For a joint name property, if one of the property owner is at abroad, what are the legal choices for the owner to sign the S&P? Faxes, emails are recognised?
Thank you in advance!
pablopabla on
April 20th, 2010
Ali : Depends on the lawyer.
Alicia : The original S&P has to be forwarded to the other owner to be signed before a Notary Public (if he is residing in a commonwealth country) or before the High Commissioner of Malaysia.
skwang on
June 1st, 2010
I am buying a new condo for abt RM295000 and take a loan of RM274K inclusive of MRTA. The developer is paying for the legal fee of S& P as per their brochure.The legal fee is estimated at RM5585, is it reasonable. As I am buying the property from the developer, from your past enquiries, I am suppose to pay only 70% of the LA legal fee am I right, But when I enquired the developer told me that the panel lawyer is not allow to give any discount, please advise.
pablopabla on
June 15th, 2010
skwang : When you mentioned that the developer is paying for the legal fees, then rightfully, you will not be required to pay towards the same. And yes, lawyers are not allowed to give discounts on scale fees. For such a transaction (purchase from a developer), the legal fees would be 70% of the prescribed fee since the rules stipulates it.
Fiona on
June 26th, 2010
Hi Pablopabla,
I received qiotation from my lawyer for a sub-sale property purchase at 325,000. The charge is extremely shock to me, could you pls help me to review is there any item that is over-charge or double charge? Thanks a lot.
Legal Fees
Sale and Purchase of Agreement 2,725.00
Filing of CKHT 2A (x 2 pax) 400.00
Lodging & Withdrawal of Private Caveat 350.00
Add: Service Tax 5% 173.75
Land Search 80
Bankruptcy Searches 50
Stamping of Sale and Purchase Agreement 40
Estimated stamping of Memorandum of Transfer (Subject to valuation) 5,500.00
Entry Private Caveat & Notice 320
Registration fee – Withdrawal of Private Caveat 60
Registration for Transfer 300
Affirmation fees 40
Adjudication fees 10
Transportation and dispatch charges 250
Telephone calls, facsimile 150
Misc 50
Total Disbursement = 6,850.00
Total = legal fees + disbursement = 3,684.75 + 6,850.00 = 10,498.75
pablopabla on
June 26th, 2010
Fiona : The legal fees and service tax are as prescribed under the law. There is no over or under-charge. As for the disbursements, the amount quoted is also fair and reasonable. If you really want to, you might want to ask your lawyer if he can reduce the transportation and telephone charges. Do consider that you are buying a property worth RM325,000.00 and your legal fees is only 1.07% of the transaction cost. That is what your lawyer is actually earning from you for the professional work done to protect your interests. The legal fees charged is what he is entitled under the law. The rests are fees paid to the relevant government agencies and expenses.
pablopabla on
June 26th, 2010
WPY : Every piece of property is supposed to have its own identity, just like a car has its own registration card. However, sometimes, the land office has not issued a title to the individual houses (especially those newly built). When a buyer takes a loan, he needs to pledge his property to the financier. If the title has not been issued by the land office, then the buyer will have to sign a document known as a Deed of Assignment to assign his rights in the property to the financier. If a title is available, then the buyer signs a Form to have the title endorsed (charge) in favour of the financier.
pablopabla on
June 26th, 2010
Fiona : Payment to the lawyer (for fees and disbursements) is usually upon signing of the Sale & Purchase Agreement. The deposit for the purchase of the property is usually issued in the name of the Vendor.
yleng on
July 6th, 2010
wan to get advice…if purchase house in rm180,000 how much shld i reserve for the lawyer fee for both side (S&P and bank side)..thanks in adv
Simon on
July 27th, 2010
Recently, I have purchase a new under con property and the developer is providing SPA for free. But when their lawyer call me to proceed the SPA, they are forcing me to let them do the bank loan agreement in order to get the SPA free. I have double check with the developer again. She told me that, if they ask, ask them to refer to the developer.
Why such things happen? My main concern is I would afraid that the lawyer would provide some form or letter to sign together with the SPA and enforcing me to let them do the bank loan agreement.
Your advice would be grateful.
pablopabla on
July 30th, 2010
Simon : The lawyer cannot force you to do things you don't wish to do. If he persists, ask for a formal letter from. Thereafter, report to the Disciplinary Board of the Malaysian Bar.
pablopabla on
July 30th, 2010
yleng : Legal fees alone would be RM1,710.00 for the S&P. The legal fees for the loan depends on how much loan you are taking. Take note that legal fees does not include 5% service tax and disbursements.
harvy on
August 5th, 2010
May I know how long it takes to complete a Memorandum of Transfer?
I've paid for the charges 9 months ago and have yet to hear from the lawyer firm.
Sherry on
August 6th, 2010
What will be the simplest and cheapest way to transfer the ownership of the property between siblings? In year 2003, me and my sister bought an apartment RM165K. We have not done the perfection of transfer upon issuance of strata title. Now, my sister sold her share to me and I have paid her. I intend to make full settlement to the end financier. My problem is how to remove my sister name from the title? I was advised by lawyer to do a Love & Affection transfer? What will be the cost incurred? Do you have any advise?
pablopabla on
August 6th, 2010
Harvy : The endorsement of a transfer on the land title takes place when the Land Office receives the duly executed and stamped Memorandum of Transfer. The whole process (length of time needed) from the signing of the sale & purchase agreement leading to the endorsement of transfer on the land title depends on many factors which is difficult for me to advise without having fuller details.
pablopabla on
August 6th, 2010
Sherry : Your lawyer is right. Firstly, redeem the property from the financier. Then, get your sister to transfer her portion to you for love and affection. The legal fees chargeable would depend on the Revenue Office's assessment of the market value of the property divided by half.
Li on
August 19th, 2010
What do you mean by the legal fees chargeable would depend on the Revenue Office's assessment of the market value of the property divided by half. Can you give an example?
pablopabla on
September 2nd, 2010
Li : All immovable property sale transactions require a valuation by the Revenue Office to ascertain the market value and stamp duty payable. Once the Revenue Office ascertains the market value, eg. RM300,000.00, then your solicitor's fees would be based on half of RM300,000.00. In other words, RM150,000.00. Then, apply the scale fees on the RM150,000 to determine the legal fees payable.
AL on
September 7th, 2010
Dear Pabloplabla,
I wish tp purchase a condo from my cousin at RM500k. I am intending to settle all her outstanding loan with the bank and pay her the balance without taking a bank loan (ie: cash buyer). Her condo is already 7 years old and therefore will not incur any RPGT. We both wish to have a standard S&P and will sign it with the same lawyer as the one she appointed earlier when she purchased her condo. Therefore, I believe our legal fees shd be cheaper. Her developer just issued letter to inform her tht her strata title is out and since she is selling to me her leasehold condo, can it be transfered to my name directly? I receive the quote from the lawyer and they are charging me:
Legal feesRM3,950.00
1. Stamp Duty on the Sale & Purchase Agreement RM 40.00
2. Registration of transfer RM 400.00
3. Registration of Blanket Consent RM 130.00
4. Stamp Duty on the Memorandum of Transfert (estimated) RM 9,000.00
5. Developer's Confirmation fees RM 50.00
6. Land Search RM 100.00
7. Telephone, fax and printing RM 120.00
8. Courier service RM 150.00
9. Travelling RM 200.00
10. Miscellaneous RM 60.00 RM 10,250.00
AL on
September 7th, 2010
sorry, i accidentally sent the incomplete email to you.
My cousin's fee is :
Receipt & Reassignment RM 400.00
Direct Consent RM300.00
1. Affirmation on Statutory Declaration RM 20.00
2. Stamping on the Deed of Receipt & Reassignment RM 50.00
3. Registration of Power of Attorney RM 20.00
4. Telephone, photostating & fax RM 100.00
5. Travelling charges RM 200.00
6. Courier Charges & Posting RM 150-00
7. Miscellaneous RM 60.00 RM 650.00
May I know if this fee is reasonable considering that we are using the same lawyer and that I am paying cash and paying off her bank loan soon. I am paying her the total of 500k directly without going through the lawyer. We just go and sign the S&P without question. My cousin and I are very close and we have no problem. In fact, I have already paid half of the amount and waiting for bank to let us know the redemption amount to settle off her loan. We just need an S&P to transfer the condo to my name. Will I be able to get a cheaper rate than the above from another lawyer? We thought by using her existing lawyer (whom she bought the condo from), we can save some money. But it appears to be quite expensive. Do you think the fee is reasonable? If not, can you recommend me another lawyer? Thank you.
Thank you.
pablopabla on
September 7th, 2010
AL : On the first part of your question, the lawyer's quote is correct and follows the provisions under the Legal Profession Act 1976 and the Solicitor's Remuneration Order 2005. Under the SRO 2005, no discount may be given for the legal fees charged – which is RM4,150.00 only in your case. Whilst you may feel that it is a friendly transaction, the solicitor is rendering a professional service and he is taking his work seriously.
pablopabla on
September 7th, 2010
AL : On the 2nd part of your question, again, this lawyer is quoting based on what the law stipulates. I am not in a position to recommend another lawyer. If you were to come to me, I will also be charging the same. Do note that any lawyer who gives a discount are in breach of the Solicitor's Remuneration Order 2005. Would you willingly pay a lawyer to do your job albeit at a discount if this very lawyer is one who knowingly breaks the law?
sherry on
September 28th, 2010
thanks for your feed back regarding the transfer among siblings share/portion for love and affection. The apartment assessment value is RM160K. What is the cost I should pay for the transfer of my sister's share to me as a gift??
JS SIOW on
December 29th, 2010
JS SIOW on
December 29th, 2010
this is my first time pur house, i just received quotation from my lawyer, and i feel quite expensive…so anybody can give me advise?
pablopabla on
December 29th, 2010
JS Siow : The fees are as per the law. Disbursements are also accurately reflected.
JS SIOW on
December 29th, 2010
thank so much for ur feed back. tqvm!
WILSON SELING JALONG on
March 19th, 2011
I bought a house for RM248,000 end of 2007. I paid RM500 for booking fee. Sales/marketing officer asked for RM1000.00 for commission. i paid Rm1500.00 on 16 Feb 2008 for legal fee but was given a temporray receipt value at RM3,388.00. the developer informed me that the price of my house was revised to RM246,000.00 on 10 Dec 2007. When i asked for the difference of RM2,888.00, i was told that the money is for paying legal fee. How come i have to pay another RM2888.00 when the price of the house was reduced to RM246,000.00. I got confused and do not know what the developer and legal firm are doing. Would you mind explain all these to me?
pablopabla on
March 21st, 2011
Wilson : Ask for a copy of the Invoice for the Legal Fees & Disbursements from the lawyer. Based on a selling price of RM246,000.00 and being a purchase from a developer, the legal fees (excluding disbursements) alone would be RM1,520.40.
CL on
September 6th, 2012
I bought a house at RM250K,taking loan at RM198,050 ( including MRTA), when i receive a invoice from lawyer for LA, the lawyer fee & stamp duty is charged as per standard. but i confuse about the entry & withdrawal of private caveat . The lawyer charge me 2 times.( under disbursement site charged RM420.00, professional site it charged RM350.00 Total RM770).I bought the house direct from owner .Is this charges compulsary or double charge ? My S&P lawyer was verbally inform me they will do the tittle search for me.Shall i need to pay this entry & withdrawal to the LA lawyer ?Hope to hear from yr asap coz i must sigh the agreement tomorrow.Thks.
pablopabla on
September 6th, 2012
CL : Private Caveats are entered to protect the interest of the Purchaser. This will prevent the Vendor from attempting to deal with the Property eg. to sell to another person, etc. after having signed an agreement to sell to the Purchaser. The client will have to pay his solicitor the Legal Fees to draw out the Entry of Private Caveat [RM200] (as well as Withdrawal of Caveat [RM150]) and pay the Disbursements (registration fee for entry and also withdrawal) which is about the amount quoted by your solicitor. The Purchaser can always choose not to enter a private caveat and save himself the fees and disbursements but in the event the Property is sold to another person and complications arise, the Purchaser is likely to have to pay multifold legal fees and disbursements to resolve the legal mess.
It is always necessary for the Purchaser's solicitor to conduct a search on the Title to ensure that the Property is legit and free from encumbrances other than that disclosed by the Vendor.
Hope you'll find the above helpful.
iza on
April 16th, 2013
can someone help to explain me these cost and how they calculate it? im buying a house cost of RM270k and notice charges that i didn't familiar with..
The house status still under developer and owner wants to transfer the status directly to ours.
below are charges that i need clarifications :
CKHT 2A Form – RM400 (is that bcoz of im sharing this house with my husband in S&P? how they calculate this or can this amount negotiated?
Registration of Transfer – RM200 (what this is about?)
Land search – RM90 (can this be negotiated?)
Photostat and travelling amount of RM250 (negotiated?)
Please i hope someone could help me clarify this
pablopabla on
April 16th, 2013
Iza : CKHT2A Form is chargeable at RM200.00 per person. So, where the house is in both you and your husband's name, then the total amount would be RM400.00. This is provided under the 5th Schedule of the Solicitors' Remuneration Order 2005 and non-negotiable. If you wish to save this amount, you can submit the CKHT2A Form yourself to your IRB branch.
Registration of Transfer means the fees payable to the Land Office to register the transfer of the Property.
Land Search – you can ask the lawyer for the land office receipt on the amount paid for the land search.
Photostat and Travelling – You can ask for detailed breakdown as this comes under disbursements.
iza on
April 17th, 2013
Thank you for your detail explanation.
You got something to say?


text:
Daily Parenting Inspiration
From time to time, all parents need a little help. Sometimes, a piece of solid, encouraging advice can help you have an "a-ha" moment that changes the way you think and act. Click on each image for inspiration, and be sure to pass the inspiration along!
Like ParentFurther on Facebook for more inspiration!
Follow our Quotes and Inspiration board on Pinterest!___________________________________________________________________________________________________
Free Webinar: Join Us!
Enriching Families' Community Connections: A Two-Way Street, presented by Dr. Eugene C. Roehlkepartain, Vice President, Research and Development at Search Institute and Dr. Hedy Walls, Vice President of Social Responsibility at YMCA of the Greater Twin Cities
Tuesday, July 8, 2014, 12PM - 1PM, CDT

subset: commoncrawl


text:
Cyber charter school makes Mahoning Valley move
Published: Jun 27 2013 08:00:00 PM EDT Updated On: Jun 28 2013 08:35:25 PM EDT
A cyber charter school is relocating in the Mahoning Valley.
Commonwealth Connections Academy has bought the former JEM classic car museum in West Penn Township, Schuylkill County.
The academy says it's relocating its offices from just down the road in Lehighton, Carbon County.
The academy says the former museum will provide more space for teaching, after-hours clubs and other activities.
The academy is expected to move in for the 2014-2015 school year.
Copyright 2013 WFMZ. All rights reserved. This material may not be published, broadcast, rewritten or redistributed.


text:
Home » Opinion » Editorials
Really, America? Must everything always be political?
Picking a side and sticking to it is not a flaw in politics or sports or much else. Being guided in politics by a core philosophy is not just OK, it's the way politics should be done. But so many Americans are now driven almost entirely by ideology or partisanship (there is a difference) that historic moments that should unite us all become opportunities to divide us further.
The injured were still being removed from Boylston Street on Monday when partisans on the left and the right speculated that surely this must be the work of the other side. If they were not blaming the other side directly, they stated with no evidence whatsoever that the blasts confirmed their own political views.
Former U.S. Rep. Barney Frank, D-Mass., used the moment not to call for unity, but to take pot shots against people who advocate for lower taxes and smaller government. Conservative activists used the moment to bash the media, ironically getting facts wrong while complaining about news reports that, in the chaotic aftermath of a terrorist attack, were sometimes off base.
Have we really reached the point at which not even the bombing of a major American city can cause people to put down their partisan swords for a day?
- Another View - Charles Lane: Obama's wedge issue is the seductive lure of golf - 0
- Jonah Goldberg: If the Islamic State is not evil, then what is? - 2
- George Will: Will we build the Navy we need? - 1
- Betsy McCaughey: Congress should take the lead on Iraq - 2
- Another View - Rick Santorum: When Israel needs our help, we have to be there - 0
- Thomas Sowell: Liberal urban police policies won't quell riots - 0
- Another View -- Frank Guinta: I am uniquely qualified to represent NH in Congress - 12
- Deroy Murdock: The indictment of Rick Perry is bizarre and unfounded - 0
- Another View - Marc Champion: A strong terror policy would cure Obama's golf woes - 0
John Stossel: The other green monsterREADER COMMENTS: 0
- On Baseball: Fisher Cats manager Meacham learned a few things, too - 0
- First and 10: Old No. 1 begins as new No. 1 - 0
- NHIAA Girls' Soccer Preview: All eyes on Bedford, Exeter - 0
- Another View -- Dan McGuire: We Free Staters are not some threat to be feared - 0
- Taxpayer rights: Left, right should restore them - 0
- Hooksett highs: A good multiple choice test - 0
- No paper Monday - 0
- Patriots' Garoppolo solid, but Giants eke out 16-13 win in preseason finale - 0
- Education business tax credit program upheld - 0
UNH football preview: Wildcats thinking big, thanks to returning starsREADER COMMENTS: 0
Enter to win tickets to see Paula Poundstone
Win tickets to see Steven Wright
Where is Shaheen? Hiding from you
Tuition tax credits make a return


text:
November 28, 2012
From the powerful voice of Mumia Abu-Jamal opening the event to jazz rapper Do D.A.T.'s video-illuminated revelations on life in the hood, from beloved journalist Kevin Weston's story of his escape from death's door to renowned filmmaker Kevin Epps' telling about his first job delivering the Bay View, Black Media Appreciation Night at Yoshi's Nov. 26 saw stars like Panthers Big Man and Emory Douglas, Phavia Kujichagulia, Walter Turner, Donald Lacy, Wanda Sabir, Greg Bridges, JR Valrey and Dr. Willie Ratcliff place Black media on the front lines of the struggle for justice.
June 12, 2012
San Francisco Bayview's own, the undefeated Welterweight Champion of the World, Karim "Hard Hitta" Mayfield (16-0-1), brings his knockout power to the San Francisco Black Film Festival. "In the Hive" director Robert Townsend is coming a day early, on Thursday, to promote his film, which opens the festival. It stars Michael Clarke Duncan, Loretta Devine, Vivica A. Fox and newcomer Jonathan McDaniel.


text:
George W. Bush's days—along with his 20% approval rating—are numbered, America is electrified by an historic race, and much of the world awaits an answer to the question of whether the next US President will continue the extreme right-wing philosophy, self-serving machismo, childish incompetence and blatant injustices of the last eight years. Thanks largely to Bush's immoral and "failed" policies, Americans have recently been participating rather intensively in democracy, American-style. But while so many engaged American citizens have reason to be proud on the eve of our most recent experiment in democracy, the reins of the corporate republic unfortunately still remain in the hands of an elite few, with average Americans playing a relatively minor role in deciding the biggest political and economic questions.
By American-style democracy I mean that citizen attention and participation is sporadic—every two or four years people start getting serious in the run up to Election Day, then largely check out again—and the range of debate is narrower than in many other democratic countries. Most debate takes place between the confines of official Republican policy and official Democratic policy, both of which lie to the right of European policy, for example. For this writer, "democracy" simply cannot be boiled down to the infrequent question of whether you prefer candidate A or candidate B; deep democracy demands constant participation, open debate, and organized action by the citizenry. However, at this point in our history, and part of the reason we got ourselves two terms of the extreme right wing in the White House, is that we've allowed ourselves to settle for a brave new world of infotainment culture and consumption over political interest and responsibility.
Corporate mass media, with the blessings of Congress, have played a major role in transforming the country into a depoliticized consumer republic, which was the deliberate intent of prominent Americans in the first half of the 20th century (especially Walter Lippmann, a top journalist, and Edward Bernays, considered one of the fathers of the public relations industry, both members of the Creel Commission). The rise of consumerism as religion and the creation of false needs by the public relations industry for consumers not only enriched corporations but permitted increased control of public opinion by the "governing class," as Lippmann had it.
The news media in particular has undergone tremendous changes in the last 90 years, with most of the power of the airwaves having been gifted by Congress to wealthy private industry rather than to the public interest. While news media consumption is changing in interesting ways in the digital age, TV remains the most important medium. Americans increasingly state that the media's political discourse includes too much infotainment, horse race coverage, and tabloid gossip and not enough information on subjects that really matter. In America, while corporations (including media corporations, of course) are legally given the right of persons who possess immortal armies of Washington lobbyists, real flesh-and-blood people have much less of a say than they should in an effective democracy. According to the IRS, income inequality is at its worst level since 1929. Is an effectively functioning democracy possible when the top 1% of the country earns more income than the bottom 50% and owns more wealth than the bottom 90%, and the news and information that the public depends on is controlled by those at the very top? Is basic justice being served if those on the bottom of the social ladder have little or no realistic opportunity to significantly increase their economic status or reduce their oppression? (In related news, the UN this week released a report on global urban wealth inequality which warned that the US in particular may be facing rising social unrest and mortality due to race-based economic inequality.)
Democrats, Republicans, and others are mobilized after 8 years of the Bush/Cheney debacle and 30 years of neoliberal economic policies that have favored the already wealthy over the struggling lower classes, and ushered in a global economic crisis of profound proportion (while global populations are suffering, Exxon just reported record-breaking profits of $14.8 billion in the 3rd quarter of 2008). People are feeling inspired and coming out of the woodwork in unprecedented numbers to participate in politics. Some observers are predicting that up to 65% of the electorate may vote this year, a number which is usually unheard of in America. Because the half of the electorate that doesn't vote are generally poorer and more likely to be ethnic minorities, the closer that number gets to 80% or 90% or 99% in the coming decades, the closer we will come to policies that serve everybody's needs.
There are of course working poor women and men who vote for right-wing policies that are not in their economic interest but who are attached to other principles and ideas that appeal to them, like Jesus, aggressive posturing related to chauvinism and racism, guns, and/or making abortion illegal. Some people may not even have any particular reason for their allegiance except that voting for the GOP is simply what's normal and socially accepted in their social network. Republican propaganda has been almost Orwellian in its genuis and their get-out-the-vote machine has worked wonders in recent elections, and the ugly, divisive politics and fear-mongering by the McCain-Palin camp reached both farcical and tragic levels at times this season. But the left really seems to have much more room for improvement in registering voters and the bottom line is that the more people that vote overall, the greater likelihood for progressive policymaking.
This does not mean that all these votes will necessarily get counted unfortunately. In 21st century America too many people are legally and illegally disenfranchised. Because of an archaic electoral college system winning the most votes overall does not guarantee victory, something which would seem to be basic to a democracy. Voter suppression tactics including misinformation, intimidation, and purges from voter rolls have been reported far and wide for too long. Systematic vote fraud, although hard to prove, is suspected by many. Electronic voting machines, which are widely used, are easily hackable and are full of problems and many do not provide any paper trail.
Despite so many reasons for cynicism, many young people and marginalized groups, angry and disappointed with the current administration's blatant abuses of power and perpetration of injustice at home and abroad, have become more politicized than ever this election cycle and are unifying around a highly intelligent, seemingly genuine, empathic and thoughtful candidate with African roots and a compelling personal history, including an early passion for grassroots civil rights organizing with underprivileged and disenfranchised communities. Barack Obama, while he is not immune to the kind of narcissism all applicants for the job inherently possess, could make an exceptional American president due to the many positive features of his personality and his lifelong exposure to diverse human experience.
However, despite offering several very significant and concrete improvements over Bush, Obama's policies as a whole should not be mistaken for a platform supporting social justice. The Democratic National Commitee's attachments to corporate money, the Israel/Palestine status quo, and the military-industrial complex currently run too deep. Yet, an Obama Administration could potentially mean real progress in the direction towards social justice, possibly even significant progress. There is the open question of whether the Democrats can possibly win a filibuster-proof 60 seats in the Senate in order to begin to undo and remake the immoral policies of the neoliberal and neoconservative era in a time of economic crisis. But the bigger question, in my opinion, and the most important factor in determining the potential of an Obama era, is how intensely and how consistently the American people actively demand social progress from their government once the election is over. Unless he surprises us with an unsolicited overhaul of his inner circle and a host of broken promises and flipped positions after being elected (e.g. third-party health care, Afghanistan surge, FISA telecom immunity, death penalty, ethanol as an alternative fuel, redistribution of $750 billion from Main Street to Wall Street), citizens are going to have to stand up and demand justice. The door looks like it could be open for substantial policy changes with an Obama victory, but how much we get depends on how much the American people decide to stay engaged with the political process.


text:
Per Adam Schefter, Dallas Cowboys O Coord Jason Garrett has already interviewed with the Detroit Lions.
Well, he did. Garrett and the Lions met Monday in Detroit's latest quest to land a head coach to replace Rod Marinelli and snap the team's losing streak.
I'm not to high on having Garrett as a coach. I'm hoping it was lip service and nothing will come out of this interview.


text:
Twisted Science Cypherz
View Single Post
Twisted Science
Knolege Gawd Cyphah
Join Date: Feb 2009
Location: New Folsom, Cali
Age: 36
Posts: 588
Rep Power:
I remember Hip Hop with tha lemon drop, GZA n Raekwon was bumpin n tha girlies was hot / hand on my crotch, pipe filled at tha tweak spot, 20 dollar bills straight covered with snot, hand me tha speed rock / cooked up liters in beakers, whips flipped, wish I could reverse life, I write deep words on my kites / about rat fink men whos really mices, pack tha funk grams in my Phillie Titans, fuck man, Im tha God of Science / bad times arise when my rhymes recited, I twist a dime n ignite it, waitin to inhale exhale / nervous, I bite my nails, nostrils drippin fishscale assertive, expert at excursions under tha kerchief / for dime 1, I rock mics for fun to tha beats kicked by my own drum n yall ninjaz is ho-hum / I keep my throat numb, cant pay tha funds? I break ya effin thumbs, high-strung like guitar strings strummed / guns n ammo stashed under tha carseat, tha lump in my khakis is kosher yo, its all-beef / Im a foul Anglo-Saxon like tha cats who started 13 colonies, my iconoclastic ways smash idolatry / thoughts is scholarly n addressed properly, you praise my polished genes, trollaps get caught for collars, forensics trace em follicly / I shoulda went to college but I got problems with tha law, Im tha most Melanin Challenged MC
Any errors in Twisted's lyrics are solely that of typist & not in any way reflective of Twist's original handwritten work. Twist reviews typewritten work sent him by snail mail, any needed corrections are made & returned via snail mail from Twist who is in belly of beast.
Listen to me spit over phone from prison, serving 12 yrs for robbery
Follow Twist on twitter -
Follow Twist on Facebook -
Twisted Science
View Public Profile
Send a private message to Twisted Science
Visit Twisted Science's homepage!
Find More Posts by Twisted Science


text:
Jefferson Papers Indexes | Papers of Thomas Jefferson, Cumulative Index to vols. 1–20 | H | Hogg, Richard
To James Callaway, 5 April 1781 [Main Series 5:354]+
Documents in this publication are viewable by registered users only. Log in
Guest users have access to all documents in the Founders
Early Access publication.


text:
Nov 11, 2009
how to come OUT
4 comments:
- mcky said...
awsome video its hard to be 16 and gay or thinking that ur gay but nomatter wat love urself and the hell with
every body esle
- 11 November, 2009
i'm allready dead, everyones existence is pointless... your obviously a dumbass, what are humans put on the world to do? nothing and we weren't put here for a reason we are simply another lifeform on the earth that has evolved over time... no meaning to life..... why do u think people are so religious? because they are to pussy to accept that there is NOTHING.
- 11 November, 2009
lovely video.i totally support what ur doing.its never easy,i have a gay best friend who recently came out and im still totally cool with him,so keep your eyes forward and dont let society get you down :)
- 11 November, 2009
- mcky said...
That really sucks! I can not believe in this day and time that gay youth still have to deny who they are to not be rejected. I hope you can find the strength to be who you are. You will find friends that wont care and if you have to you will make your own family. Take care of yourself. I have been there done that and happiness will come.
- 11 November, 2009


text:
Blank white walls are like children – they cry for your attention to be filled with all things colourful. Pacify those cries with this deal: Allegro Wallcoverings offers 1 Roll of Imported Exclusive Home Wallpaper.
The imported wallpaper from Korea and Italy for this deal measures at 57 sq ft. Installation for these washable wallpaper are between RM1.20-RM1.50 per sq ft, depending on the wall condition and its surroundings. However, walls of any taller than 10ft or 3 metres are subject to surcharge upon site inspections.
Allegro Wallcoverings believes in not just making homes look more trendy, but also comfortable with the right ambience for each type of room. Allegro has a variety of style and a wide range of refined selections, known for its passion that has been recognised by past clients in the residential, commercial and hotel industry. Get this deal now and expect total solutions with Allegro using the best products, services, design and concepts: watch the process of transformation and ambience change unfold by using Allegro wallcoverings.
Meteor Network Sdn. Bhd.
No 77, Jalan SS2/55, 47300, Petaling Jaya, Selangor Darul Ehsan
Tel: 03-7877 7796 / 016-213 1006 For detail please visit www.alibaba.com/member/my901258859.html


text:
Under Armour Women's HeatGear Sonic Printed Shorts IIItem Number: 28743526
Price: $21.99 $29.99*
You save: $8.00 (27%)
You save: $8.00 (27%)
Take an Additional 25% Off + Free Shipping and Returns Online Only on Select Athletic Apparel!! Discount Applied in cart (See Promotion Details)
Product Information
Customer Reviews
Size Chart
Get active in the Under Armour® Women's HeatGear® Sonic Printed Shorts. These versatile HeatGear® Sonic bottoms stretch to hug your body for lightweight, superior coverage throughout your workout. The stretchy material allows mobility and dries quickly for long-lasting comfort, while an antimicrobial finish prevents the growth of odor-causing microbes. Experience a new level of comfort in these UA HeatGear® Sonic Shorts.
- Fitted shorts
- Superior coverage HeatGear® Sonic fabric is softer, lighter and more comfortable than ever
- Signature Moisture Transport System wicks sweat away to keep you cool, dry and light
- 4-way stretch construction enhances mobility and maintains shape
- Antimicrobial technology prevents the growth of odor-causing microbes so your gear stays fresher, longer
- Wide waistband offers a secure, comfortable fit
- UA logo on right hem
- 2.5" inseam
- Fabric: 80% polyester/20% elastane
- Style: 1247578
- Under Armour
Country Of Origin: Vietnam
Customer Reviews
Rated 4.1 out of 5�by 23 reviewers.
Rated 5 out of 5�by LC Love these shorts Perfect fit and they don't ride up. Great quality too August 22, 2014
Rated 5 out of 5�by smorningstar LOVE! I absolutely love these shorts! They fit wonderfully and dont ride up too much. August 15, 2014
Rated 5 out of 5�by Beara Love these! Very comfortable. Runs true to size. I wear them for running. August 12, 2014
Rated 5 out of 5�by nbrink awesome!!! Love these shoets. Very comfortable. I recommend to those who workout alot August 2, 2014
Rated 5 out of 5�by jackieg Looks GREAT !!! Great for the high intensity workout ... feels good & looks great!!! July 16, 2014
Rated 5 out of 5�by Kaylee Love These I wear these shorts for crossfit and love them. The fit is true to size. I'm 5'2" 125 lbs and wear a size small. The wide waist band is comfortable but they don't fall down. I also like that the legs don't roll up. They're super soft and breathable. The price is great for the quality! July 11, 2014
Rated 5 out of 5�by jase Great for working out These shorts are like heaven. Or like a cloud. They're so soft and durable. I love them. July 3, 2014
Rated 5 out of 5�by Kelly1234 Great Running Shorts These shorts are fantastic for a run! Love that they don't ride up. They stay in place where they should be, with no worries! June 25, 2014
Rated 2 out of 5�by Jen3 underwear I absolutely loved the look of these shorts and bought them right away. Tried them on in the store and they fit great. The problem was when I went to actually run in them they slowly but surely worked their way up..did I mention I was running a 5K and everyone could see my butt cheeks! Won't be wearing these shorts again. June 24, 2014
Rated 2 out of 5�by Healthymomma Want to keep my privates private The material of these shorts be comes sheer when slightly stretched. So once I put them on you could see everything, and I mean EVERYTHING! I even tried changing my panties to see if that would help. No such luck. Such cute prints, but these booty shorts had to go back. June 24, 2014


text: I went looking over the weekend for ticket futures to the NCG, should LSU qualify. LSU ticket futures currently cost $50. This gives you the right to buy a ticket at face value (Endzone, $325), should LSU make the title game (if it doesn't, you get nothing, and don't get your money back). This is a futures market, so the price of these ticket futures can rise and fall significantly over the season. If anyone is interested, the website is: https://bcschampionship.teamtix.com/content/home. Interestingly, having made my purchase I got an email from them today. In the last 7 days, the hottest selling teams for futures tickets are LSU, followed by Louisville, Stanford, Aggies and UGA. The most expensive ticket at the moment is Bama, at $295, followed by Ohio State ($135) and Oregon ($80).


text:
Watch for Sale:
Fortis M597.18.11M All Black PVD 7750 Chronograph
Discontinued, sorry
Mail program opens only if defined in browser properties
Why I think this
WATCH is interesting:
Details about this Watch
Price: Is firm, my margins are very
small, no additional discounts sorry. See the
SPECIALS overview table for the price
Dimensions (mm):
Case diameter (excl. crown):
Height: 16
Lug to Lug: 47.5
Lug width: 20
Lug: from 20 mm to 18 mm
Weight: ca. 150 grams
Modern PVD watches are a lot more scratch resistant then their predecessors from the 70ies and 80ies, the black surface will stay black and not chip off as it was the case with some older PVD watches! My black PVD Orsa Quartz Diver got quite a bit of beating during my Swiss vaction, skiing, ice, snow, children playground etc. and still looks like new!
A very clean dial - actually FORTIS is one of the brands that always manages to create highly legible dials
On Helen's 13.5 cm or 5.25 inch wrist - as you can see, a lady could wear this watch too despite it's 40 mm diameter (excl. crown)


text:
Colt McCoy will enter training camp with the Washington Redskins - maybe as the 3rd team QB or maybe as the 2nd team QB if the Redskins trade Kirk Cousins.
We're going to lose this week, aren't we?
A history and a top five.
Monday's news brings injury reports for Huskers, as well as pictures of a finished Pinnacle Bank Arena.
Break out the tinfoil, as OTE's writers take on the Michigan State Spartans....
Michigan State is set for its first-ever appearance in the Buffalo Wild Wings Bowl this Saturday.
Andrew Maxwell has a strong tradition of Michigan State quarterbacks to live up to. He's hoping to lead his team to a Buffalo Wild Wings Bowl win on Friday in Tempe, Ariz.
Looking at Jack Ebling's book chronicling the 2010 and 2011 MSU football seasons.
Michigan State was expected to make a run at a Rose Bowl, but a series of narrow defeats sent them tumbling down the Big Ten bowl hierarchy in 2012.
If the odds-makers are correct, TCU and Michigan State could bring football back fifty years when they face off in Phoenix.
Michigan State is only .500 despite the efforts of Le'Veon Bell and a top-15 defense. How does Spartans blogger Chris Vannini of The Only Colors think his team will fare against Northwestern?
The last three games between these teams have been evenly matched and exciting.
As part of the new SB Nation launch, prior users will need to choose a permanent username, along with a new password.
Your username will be used to login to SB Nation going forward.
Please login to your Vox Media account. This account will be linked to your previously existing Eater account.
As part of the new SB Nation launch, prior MT authors will need to choose a new username and password.
Your username will be used to login to SB Nation going forward.
We'll email you a reset link.
If you signed up using a 3rd party account like Facebook or Twitter, please login with it instead.
You must be a member of SBNation.com to participate.
We have our own Community Guidelines at SBNation.com. You should read them.
You must be a member of SBNation.com to participate.
We have our own Community Guidelines at SBNation.com. You should read them.
Choose an available username to complete sign up.
In order to provide our users with a better overall experience, we ask for more information from Facebook when using it to login so that we can learn more about our audience and provide you with the best possible experience. We do not store specific user data and the sharing of it is not required to login with Facebook.


text:
Director: Stefano Della Casa
The European Coordination of Film Festivals proudly introduces documentaries that until now have only been accessible to a privileged section of cinema society, producing a programme composed of thirty films that include: archived documentaries, the history of European cinema and recently produced documentaries.
A varied and passionate selection of European cinema has been chosen which will give the audience the opportunity to discover or to rediscover a genre that is not often associated with popular media culture. The art of documentaries seemed to have disappeared but it is experiencing a resurgence and rebirth, transforming the way in which documentaries are made now and forever.
The thirty films of the programme, fifteen feature-length and fifteen short films, fifteen archived films and fifteen recently-made documentaries, have all been chosen by Film Festival Directors from the fifteen countries of the European Union.
This exciting programme is divided into three sets of ten films from five different countries. The premiere 2002 set is composed of Belgian, British, Danish, Italian and Portuguese documentaries.
Thanks to: Tele +, Fondazione Scuola Nazionale di Cinema - Cineteca Nazionale, CGRI - Communaut


text:
Boxed Pair "Dome Top with Bird" Sterling Spoons
click for more pictures for item 1722f
In addition to being of exceptional design merit, this boxed pair of 6 7/16" long, 2.1 T. oz. combined, preserve (or possibly large sugar) spoons have an impressive manufacturing and retailing provenance. They remain in their original leather presentation box that is impressed with the name of the prestigious retailer, "Howard & Co., 619 Broadway, NY," on the blue satin interior. The lower portion on which the spoons rest is a matching blue velvet, while the exterior is leather. "Howard & Co." is stamped on the hexagonal shanks of each spoon, as well as the words "Sterling" and "Patented."
These latter marks, as well as the overall form with a dome top immediately suggest Philadelphia's George Sharp as the manufacturer. Private, unpublished research, however, points in another direction. This source notes, "During the period 1866-68, three patents were taken out by silver designer Alonzo Hebbard of NYC (nephew or brother of Henry). The 1st patent was assigned by the patentee to one Edward Corning, also of NYC. These three patented patterns [one of which matches this design] were always marked the same way: 'STERLING PATENTED.' I believe that they all were manufactured by the firm of Gale & Corning, a short-lived partnership between Wm. Gale & Edward Corning." The association with William Gale, the 1866 founding date for Howard & Co., the Gale and Corning partnership documented for the late 1860's, and the patent dates noted above all correspond and support this attribution.
The literal "crowning glory" of these spoons is the cast bird that sits atop the dome of each piece. Made in the same period as Gorham's renowned "Bird's Nest" pattern, this engaging detail is reflective of the tastes of the day, which tended toward naturalism. The bowls are scallop shaped and retain a goodly portion of their original gold washes. These are without monograms or removals.The condition is mint estate. Apart from the polishing loss of some of the gold, there are no signs of wear, and no damage. The box remains in remarkably fine condition, with only light scuffing on the leather. It retains functioning clasps, a secure hinge, and even a paper label on the underside with the codes letters "ina" over "aei" hand written on it.


text:
The Register-News
---- — Florence Bertha Baltzell, 89, of Mt. Vernon, died 5:30 a.m. Wednesday, Jan. 29, 2014, at Mt. Vernon Health Care Center in Mt. Vernon.
She was born Saturday, Oct. 11, 1924, in Sorento, the daughter of Walton and Florence (Jenkins) Gullic. She married Ray Baltzell and he preceded her in death in March 1986.
Florence was a homemaker and a member of the Pentecostal faith.
She is survived by sons, Everett Baltzell and wife Sharon of Mt. Vernon, Delbert Baltzell and wife Debbie of San Antonio, Jesse Baltzell of Mt. Vernon and Gene Baltzell of Mt. Vernon; 10 grandchildren; and several great-grandchildren, nieces and nephews.
She was preceded in death by her parents, her husband, two half-brothers and one sister.
Graveside service will be held at 11 a.m. Saturday at Smith Veterans Cemetery in Jefferson County with the Rev. Steve Edwards officiating. Interment will be at Smith Veterans Cemetery in Jefferson County.
There will be no visitation.
For those who wish, memorials may be given to the St. Jude Children's Research Hospital and will be accepted at the funeral home or mailed to Hughey Funeral Home, P.O. Box 721, Mt. Vernon, IL 62864.
Arrangements have been entrusted to the care of Hughey Funeral Home where you may call 242-3348 or visit www.hugheyfh.com for further information and to send condolences.


text:
EXETER — The Department of Public Works will pick up Christmas trees Jan. 7-11.
Please remove all decorations and place trees curbside to be picked up on your regular rubbish day. If you miss the scheduled pickup you may also bring undecorated trees to the transfer station on Cross Road. Permits are not required for Christmas trees.
Monday, Jan. 7
Board of Selectmen — 7 p.m., Nowak Room, Town Offices
Tuesday, Jan. 15
Public hearing on proposed 2013 operating budget — 7 p.m., Nowak Room, Town Officies.
Saturday, Feb. 2
Town Deliberative Session — 9 a.m., auditorium, Exeter High School
Tuesday, March 12
Voting Day — 7 a.m. to 8 p.m., Talbot Gymnasium at the Tuck Learning Center.
If inclement weather is forecasted, you may call the Public Works' information line for more details.


text:
The Public Water District #3 in Stoddard County said Thursday the district is out of water.
They say they will be setting up a distribution point to give out bottled water. It will be at Richland High School cafeteria starting at 4:30 p.m.
Busted pipes lead to the water system not being able to keep the tanks full.
The communities impacted include:
Copyright 2014 KFVS. All rights reserved.
310 Broadway
Cape Girardeau, MO 63701
FCC Public File
EEO Report
Closed Captioning


text:
Review Details
Product Review (submitted on September 16, 2013):
I am 33 and have sensitive skin with rosacea. I bought this cream as it was recommended by Caroline Hirons, most reviews for this cream are excellent. Before I got it I was using Creme de La Mer with spf and oil of Olay with spf, skinceuticals feluric acid during the day and RoC retinol&hylauronic acid at night. Immediately after applying Goat my skin became reddened, it felt slightly itchy and tight, even though it was soft to the touch. The reddening and slight itchiness lasted all day untill I washed it in the evening. It also broke me out on my forehead, cheek and chin. The painful swollen spot on the forehead I had till today(4days after I stopped using Goat). I have rosacea but since I started using Feluric and retionl and hylauronic acid it disappered but after I applied Goat it trigerred my rosacea on my cheeks. I use Exfolikate Gentle and it is great for my skin but I am disappointed with Goat. I also purchased Quench mask which I have not tried yet. In the past I got my hands on Line release eye cream and it irritated my eye area to the etent I had to go to my GP and he suggested antihistamine tablets that helped but the reddening puffiness and rash lasted for about a week.
I use Goat for my decolette now and it is fine but clearly not for my face.
Lodon, AA
Would You Recommend? No
Item buy from? Katesomerville.com
Best skin concerns description? Sensitive
Owned this product since? 1 - 4 weeks
Product Usage? Every day
Email, once review posted? Yes


text:
The Beer & Cookies Tower of Power!!!
Saturday, June 15th, from 10 AM to 5 PM i'll be exhibiting at Eternal Con at The Cradle of Aviation Museum in Long Island.
If you can't attend Eternal Con and wish to buy a copy of Beer & Cookies and or other neat-o items created by myself online please visit:


text:
You know how all these women go around saying that no woman really enjoys having anal sex? Well, I'm living proof that they're wrong. The only way I can come, in fact, is by getting fucked in the ass. Nothing else will do, as far as I'm concerned.
The first time I told my boyfriend about my preference, he was thrilled. None of his previous girlfriends had ever asked to be fucked up the butt, and he was dying to plug my behind. After a few times, though, he asked me what I really liked. He couldn't believe that I liked having his cock up my ass as much as he liked putting it there maybe more. "Girls don't really like anal," he said, citing a bunch of past hookups as references.
"Well, maybe most girls don't like it," I told him, "but if I don't get to take a huge cock up my ass at least twice a week, I go crazy."
Lenny still wasn't convinced that I really loved anal like I said I did, but he wasn't going to put up a fight when I begged him to put it up my ass.
Sometimes I want him to bend me over and take me from behind, and other times I like when he lays me out missionary style and then pushes my legs up to my ears so he can stick his cock in my ass instead of my cunt. We always use a lot of lube, so it's always nice and slippery, and I like it best when he pounds into my ass like a jackhammer. He can save that soft, slow fucking for my pussy if he wants to take it easy, but if he's going to fuck my butt, it has to be hard and it has to be fast.
Take our last anal sex. I'd come home from work horny as fuck, and as soon as I walked into the house, I grabbed Lenny by the collar and dragged him to the bedroom. "I need you to plow my asshole," I begged. "I've been horny all damn day, and if you don't fuck me in the ass right now, I just might lose my mind!" I whined.
Lenny didn't need me to say anything else. He pushed me onto the bed and hoisted me up on my hands and knees. He pulled my tights down past my ass once I was in position, then got some lubricant out of the dresser and unzipped his pants, freeing his dick. I could hear him whacking off behind me, getting his dick hard, and then I felt the cold lube being smeared over my sphincter. I was seconds away from getting the ass fucking I'd wanted all day long.
As soon as I was lubed up, I felt the fat head of his cock nudge my butt, and then he pushed past my entrance and lodged his dick deep inside my asshole. His cock is the perfect size for butt fucking, longer than most but not too thick. He never has trouble shoving his shaft into me. Once he was all the way in, he started to thrust. He took maybe a dozen slow, steady strokes, just to get his angle right, and then he started to pound me like a madman. His balls slapped loudly against my ass cheeks as he pounded his cock into me. I cried out in pleasure with every single thrust, telling him to give me more, more, more.
My body was being shoved forcefully back and forth on the bed, but it still wasn't enough, and I started thrusting my ass back against my boyfriend's pelvis, trying to take his stiff cock deeper and faster.
It took only five minutes before I felt my orgasm building up, and I started moaning even louder, letting Lenny know I was on my way.
I came a moment later, digging my nails into the comforter as my orgasm shook my body. I didn't even have to play with my pussy or flick my clit or any of that shit other women say they have to do to come with a cock up their ass. The cock up my ass is all it takes to get me off.
Lenny came less than a minute after I did, and each shot of come into my ass turned me on more, until I felt a second orgasm building up inside me. Usually I don't come multiple times, at least not one on top of the other like that, but I guess I'd been even hornier than I realized. A healthy dose of anal loving was obviously exactly what I needed that day.
So to all your readers who still think that there aren't any women out there who really like anal sex, I hope this letter proves them wrong. If not, tell them to look me up. I'm always more than happy to prove my point over and over and over again especially if it ends in orgasms! S.J., Scranton, Pennsylvania


text:
Rustburg, VA - The Rustburg community will show their support Friday night for a high school student who's recovering from a terrible crash.
Ashton Powell, 17, and a friend were hurt in the accident on Gough Road in August.
Powell suffered serious head trauma and has had several surgeries.
At Friday's football game, 1,800 balloons will be released in her honor, students will wear lime green (her favorite color) and bracelets will be for sale.


text:
VIDEO: Pink poses nude for 'Who' magazine to promote positive body image
Pink wants to be the poster girl for positive body image, and she'll demonstrate by posing nude for Who magazine.
Adam Levine now looks like every platinum blond who ever lived
Levine must know that he looks like a certain … someone. Maybe even a few someones?
Billy Joel admits trying heroin
Billy Joel, an admitted alcoholic, now says that he dabbled in much harder stuff.
Pink is #trending again
The pink trend is still going strong for fall' 14.
Hanging with Karlie Kloss backstage at the Victoria's Secret show
Over the buzz of the blow dryer, we caught up with supermodel Karlie Kloss behind the scenes of the Victoria's Secret Fashion Show
Cocktail of the Week: Langham Place, Fifth Avenue's 'Cheers to Emily'
Think pink with this breast cancer awareness drink.
Pink P!nk, Grammy Award winning singer-songwriter and pop culture icon, announced that she will tour North America for the first […]
When should you get a mammogram?
Here's the latest on the rules that seem to keep changing.
How to do a breast self-exam
Checking your girls is the first step to early detection of breast cancer.
Breast cancer battle needs your help, says Dr. Susan Love
Dr. Susan Love says that the battle against breast cancer depends on mobilizing a younger generation — and she can show you how to do it, too.


text:
« Video: Juicy J f/ Wiz Khalifa – 'Know Betta'
Justin Timberlake and Timbaland Donate Supplies to Hurricane Victims »
Tracklisting: French Montana – 'Mac & Cheese 3'
French Montana piles on the guests for his new mixtape Mac & Cheese 3. The follow-up to 2010's Mac & Cheese 2 boasts appearances from hip-hop heavy-hitters including J. Cole, Ma$e, Rick Ross, Trina, Tyga, Fat Joe, Mac Miller, and his Bad Boy family members Diddy, Red Café, and MGK. The 18 tracks also feature production from Rico Love, Young Chop, Boi-1da, DJ Mustard, and more. See what French is cooking up with the tracklisting below.
You can leave a response, or trackback from your own site.
12 Comments
Leave a Reply
©Copyright 2014 Rap-Up.com. Rap-Up® is a registered trademark. All rights reserved.
A Member of Townsquare Music | Advertise