Circular No: 020/2026
Date: 11 February 2026
Dear Members of the Kuala Lumpur Bar,
The Corporate and Conveyancing Practice Committee of the Kuala Lumpur Bar (“KLBC CCPC”), together with the Malaysian Bar’s Conveyancing Practice Committee (“BC CPC”), held a meeting with the Federal Territory of Kuala Lumpur Director’s Land and Mines Office (“PTG WPKL”) on 25 September 2025 to address various operational and procedural issues affecting legal practitioners. The KLBC CCPC was represented by its Co-Chairperson, Faez Abdul Razak, its Deputy Chairperson, Richard Teh and its Senior Executive Officer, Noratikah Shaharudin.
Subsequently, on 6 January 2026, the KLBC CCPC was invited to attend a meeting with the Director General of Federal Territories Department (“JWP”) and representatives of PTG WPKL on issues concerning land registration at PTG WPKL. The KLBC CCPC was represented by the Chairman of the Kuala Lumpur Bar, Nimalan Devaraja, the Co-Chairperson of the KLBC CCPC, Jeremiah Rais bin Badrul Hisham, its Deputy Chairperson, Richard Teh and its Senior Executive Officer, Noratikah Shaharudin and Executive Officer Rosilawati Ibrahim.
The key matters discussed during the meetings are summarised below:
Long Queues, Extended Waiting Times and Limited Queue Numbers
The KLBC CCPC raised issues relating to long queues, prolonged waiting times and the early exhaustion of queue numbers at PTG WPKL. The BC CPC suggested that all available counters be opened to alleviate congestion, given that the necessary infrastructure and facilities are already in place.
PTG WPKL informed that although approximately 200 queue numbers are issued daily, its office is only able to process approximately 120 queue numbers per day due to the high volume of transactions and manpower constraints. However, members of the public are still able to obtain queue numbers and be attended to before the counters close for the day.
As an interim measure, PTG WPKL has reduced the document presentation limit from 20 to 10 presentations per queue number. This adjustment is intended to enable a greater number of firms to conduct transactions at PTG WPKL’s Registration Division Counter. A circular dated 17 October 2025 by the PTG WPKL was issued on the limitation on documents for presentation. Click here for further information.
Notwithstanding the above, as a gesture of indulgence and a good-will basis, firms intending to submit bulk presentations exceeding the prescribed number of presentation may request an appointment for presentation, subject to prior approval.
PTG WPKL also informed that a new kiosk system known as “Terra Box” is currently being developed and is targeted for implementation in the second quarter of this year. This system is expected to enhance operational efficiency, streamline existing processes and alleviate pressure on counter services, thereby reducing waiting times and improving overall service delivery to Members.
Prolonged Registration Period
In response to feedback from Members that certain presentations have taken up to, or more than one (1) month before a new title is issued, PTG WPKL informed that with the upcoming implementation of “Terra Box”, the processing time for registration ought to be one (1) working day for transfers of landed titles and fourteen (14) working days for strata title and other applications, provided that there is no rejection and no discrepancies or error in the supporting documents (or other issues that may arise affecting the registration process).
PTG WPKL reaffirmed its commitment to improving the efficiency of its registration processes wherever possible.
Repeated Rejection
KLBC CCPC highlighted feedback from Members concerning instances where documents were rejected without clear or consistent reasons. In some cases, amended documents were rejected again upon resubmission, including after review by different officers, with differing grounds for rejection.
PTG WPKL advised Members to be guided by the “GARIS PANDUAN PENDAFTARAN URUSNIAGA DAN BUKAN URUSNIAGA PTGKL dated 29.12.2015” and to disregard the “GARIS PANDUAN PENDAFTARAN URUSNIAGA DAN BUKAN URUSNIAGA PTGKL dated 16.11.2016”. On 13 January 2026, the BC CPC issued a circular in relation to this matter. Click here for further information.
PTG WPKL is currently preparing an updated guideline, and both the BC CPC and KLBC CCPC will be invited to an engagement session to provide input and feedback prior to the issuance of the new 2026 guideline.
PTG WPKL also reminded law firms to review and ensure that documents submitted are fit for registration to avoid rejection and delays. PTG WPKL noted that counter staff receive high volume of documents and may not be able to review and check every mistake in the documents.
Misuse of Individual Queue Numbers
PTG WPKL reported instances where firm representatives attempted to circumvent its queue management system by obtaining individual queue numbers instead of using firm queue numbers.
Members are reminded to strictly comply with the queue management system implemented by PTG WPKL.
Amendments to the Federal Territory of Kuala Lumpur Land Rules 1995
PTG WPKL informed that it has reviewed the existing Federal Territory of Kuala Lumpur Land Rules 1995 and is in the process of finalising amendments to modernise and improve the regulatory framework.
PTG WPKL Initiatives
PTG WPKL shared several initiatives aimed at enhancing efficiency and service delivery:
- Mobile Application
- A mobile application has been introduced, enabling users to access services and make online payments via mobile devices.
- Terra Box Kiosk System
- Terra Box is an upgraded version of the Smartbox system currently used by the Selangor Land Office and will be integrated with the existing e-Tanah system.
- The system is targeted for implementation in the second quarter of this year. Guidelines on the use of the system will be made available on YouTube in due course.
- Firms will be required to submit applications and make online payments through the e-Tanah system in order to present documents via the Terra Box Kiosk System.
- Firms will be notified via email, and only authorised personnel will be permitted to collect the documents.
- A penalty will be imposed on firms that fail to collect the documents within the stipulated time.
- The system is expected to operate beyond normal working hours, subject to security considerations.
- Implementation of Biometric Verification
- To enhance security and prevent fraud, biometric verification will be made mandatory for all firms.
- Biometric verification equipment will be required for dealings with the Land Office. Further details will be provided in due course.
- Cashless Counters
- PTG WPKL will implement cashless payment methods at its counters in 2026.
The KLBC CCPC will continue to engage constructively with JWP, PTG WPKL and BC CPC to address Members’ concerns and to improve the efficiency of land office processes. Members are encouraged to provide further feedback so that these matters can be raised in future discussions.
Faez Abdul Razak
Jeremiah Rais Badrul Hisham
Co-Chairpersons
Corporate & Conveyancing Practice Committee