Understanding How Your Property Is Handled in Your Will in Malaysia

Last update: 17th Dec 2025

For many Malaysian residents, property is often the largest and most valuable asset in an estate. Because Malaysian property ownership and mortgage rules can be complex, it’s essential to understand how your share is handled under your Will and how the legal structure of ownership affects distribution when you pass away.

Below is a comprehensive guide tailored for Malaysian property owners, including how property is distributed in a Will, how ownership structure affects your estate, and what happens to mortgages after death.

How Do I Include My Property in a Will?

In Malaysia, your property can form part of your residuary estate, unless it is owned in a way that prevents this (e.g., joint tenancy — see below). This means:

Your property will be distributed to your beneficiaries according to your Will.

Your executors have flexibility to make practical decisions, including:

• Selling the property and dividing the proceeds,
• Transferring the property to one beneficiary with financial equalisation to others, or
• Retaining the property as an investment for the beneficiaries.

Executors in Malaysia are expected to act in the best interests of the beneficiaries and manage any mortgaged property according to bank agreements and legal requirements.

How Property Ownership Affects Your Will in Malaysia

The way you own your property determines whether your share can be distributed through your Will.

1. Sole Owner

If the property is registered only under your name:

It forms part of your residuary estate.

Your beneficiaries inherit according to your Will.

If mortgaged, your executors may:

• Continue mortgage payments,
• Sell the property, or
• Transfer the property subject to bank approval.

This is the most straightforward structure for estate planning.

2. Joint Tenants (共同擁有 / Right of Survivorship)

In a joint tenancy:

Each owner holds an undivided, equal share.

Upon the death of one owner, their share automatically passes to the surviving owner(s).

The share does not form part of the deceased’s estate and cannot be distributed through a Will.

This is common among married couples and family members. To change this, you may consider converting the ownership to a tenancy in common, which requires legal assistance from a conveyancing lawyer.

3. Tenants in Common

Each owner has a specific share of the property (e.g., 50/50, 70/30).

Your defined share forms part of your estate and can be distributed according to your Will.

Your co-owner does not automatically inherit your share.

This is useful for:

• Second marriages
• Siblings co-owning
• Friends or business partners investing together

How to Check Your Property Ownership Structure

In Malaysia, you can check your property ownership details through the National Land Code via the Land Office (Pejabat Tanah). It will show whether the property is:

• Joint Tenants (Right of Survivorship), or
• Tenants in Common, and the share ratio.

What Happens to Mortgages After Death?

Mortgages continue – the loan and interest do not automatically end.

Bank accounts may be frozen – until probate is granted, accounts used for repayment may be restricted.

Joint owners – must continue mortgage payments; the bank will decide whether the mortgage can be transferred.

Estate keeps property – executors may:

• Rent out the property to cover payments,
• Sell the property to repay the mortgage, or
• Transfer it to beneficiaries (with bank approval).

Living Arrangements After Death

Spouse in family home – may continue to reside until the property is sold or according to the Will.

Tenants with lease – tenancy agreements remain valid.

Unmarried partners – no automatic right to stay unless specified in the Will.

Overseas Property

Foreign jurisdictions have their own probate rules.

A Malaysian Will does not automatically grant authority overseas.

Separate arrangements may be required for smoother administration.

By reviewing your property ownership and planning ahead, you can reduce stress, delays, and disputes for your loved ones. Having the right Will ensures your wishes are respected.

Frequently Asked Questions (FAQs)

Can I leave my Malaysian property to someone in my Will?

Yes, if you are the sole owner or tenant in common. Joint tenancy property passes automatically to surviving owners.

What is the difference between joint tenancy and tenancy in common in Malaysia?

Joint tenancy: automatic transfer to surviving owners. Tenancy in common: specific shares that form part of your estate.

Does a mortgage end when the owner dies?

No, interest continues and the mortgage must be managed by executors or surviving owners.

Will the bank freeze my mortgage repayment account?

Yes, temporarily until probate is granted. Executors should liaise with the bank quickly.

Do I need a separate Will for overseas property?

Foreign assets may be subject to local probate and may require a separate Will or estate plan.