SINGAPORE: A real estate agent with several juniors under his guidance helped an unregistered agent he was mentoring , handle a S$ 900, 000 ( US$ 688, 000 ) purchase of a condominium unit.
Under the Estate Agents Act, an unlicensed salesperson may promote property transactions.
When the agent for the unit’s sellers at Symphony Suites realized the mentee was unregistered, she complained to the Council for Estate Agencies ( CEA ), which oversees the real estate agency sector.
Spencer Ng Boxiong, a 32-year-old Singaporean, was ordered to pay S$ 8, 000 by a court on Monday ( Aug 19 ) for assisting a property purchase by an unregistered real estate agent under the Estate Agents Act.
The person he was mentoring, 33-year-old Singaporean Benjamin Chang Yongxie, was fined S$ 21, 600 for his role on Tuesday. He was charged with more crimes than Ng.
THE Event
According to court records, Ng knew Chang from about 2020. Chang informed Ng that he had begun taking a real estate seller course and was getting ready for the CEA exam by the end of April 2021.
Once he was registered, Chang intended to visit Ng’s group of officials at ERA Realty Network. In September 2021, he informed Ng that he had passed the exam.
In October of that year, Chang began messaging Ng to get tips on conversations he had with friends or acquaintances looking to purchase or sell real estate.
Ng listened to Chang’s questions and guided him through the steps necessary to accomplish a home purchase despite knowing that he had yet to be registered as a salesperson.
Even though he had not yet obtained his license, Chang asked Ng if he could post on Instagram that he was” for viewing” a friend’s home.
Ng responded with:” Yes do n’t worry” and” Just Insta”.
Chang reported to Ng that his companions had requested financial assistance in the form of a condo unit around October 16.
Ng praised Chang for expressing his support for his two companions, saying that it would be a “win-win” condition.
The two friends would n’t have to pay Chang because Chang would be co-broking and splitting the profits with the seller’s agent.
Chang gave his acceptance of this counsel and said he would “firm it up” with his client companions.
He also stated to Ng that he was attempting to persuade his friends to approach another friend who wanted to purchase a unit at the same property in Yishun. He was encouraged to try by Ng.  ,
Chang after stated to Ng that he would be presenting his two companions and their friend in their respective purchases. Ng responded with an encouragement.  ,
Ng continued to advise Chang on how to accompany a potential client, instructing him to close both purchases as soon as possible and to claim that the commission was “easy five ( figure )”.
He also taught Chang to” only remain it” and following his second customer while the seller’s agent conducted the viewing.  ,
Ng asked Chang on Oct 16, 2021, if he had already obtained his membership. Chang told him not.
Chang had spoken with an adviser from PropNex Realty, who was referred to in court records just as Irene, who represented the apartments unit’s dealers in Symphony Suites.
Chang claimed to have “buyers who are interested in this product” and that he was” Benjamin from ERA.”
His second customer claimed that Irene was represented by a Chang-based agent named” Ben” when they had spoken differently. Irene was unaware that Chang and the three customers were connected.
After Chang and his two companions had taken pictures of various properties, he sent Ng a picture of himself and his buddies posing with a blank copy of an exclusive land company agreement on October 17.
He suggested that Chang ask Ng if the image might be shared on social media, and he agreed.
Finally, Chang contacted Irene to express his two companions ‘ give of S$ 890, 000 for the condo device, after getting Ng to examine through the present.
Chang after spoke to Irene, who agreed to share her fee of 2 per cent of the property’s selling value with Chang likewise.
Ng encouraged Chang, saying:” Got 1 per share is great! “!,” great income” and “push for the 5 determine”!
He also explained to Chang that he would only have another S$ 1,100 payment to meet his five-figure goal.
Finally, Chang represented his two companions to get the condominium unit for S$ 900, 000.
Ng congratulated him and wished him good fortune, reminding him that” the key was making money and learning things” by facilitating the transaction.
FINALISING THE Purchase
On Oct 27, 2021, Chang and Ng met Irene to finalise the purchase. After Chang introduced Ng to Irene as his companion, they began to fill out the paperwork.
Because Chang was yet to be registered, Chang and Ng agreed that any purchases Chang handled may be “tagged” under Ng’s brand.
After Irene signed on the co-broke deal, Ng signed off as the “purchaser’s seller for and on behalf of ERA”, yet though he had not met the customers.
On November 3, 2021, Chang received his subscription and the home purchase was complete.
Around that day, ERA issued an receipt to PropNex for S$ 9, 630- 1 per share of the purchase price plus GST- for Ng’s supposed cooperation of the order.
Ng was to get only 90 percent in commission, with the remainder going to Chang.
Around Nov 16, while submitting exchange records to PropNex, Irene realised that the deal did not contain Chang’s description.  ,
She texted Chang and claimed that the terms of the agreement were unclear.
Chang replied that the facts were Ng’s, which prompted Irene to glance up Chang’s title in CEA’s open file. Before becoming a real estate agent, she realized that Chang had facilitated a deal.
In March 2022, Irene complained to CEA, and CEA immediately began looking into the matter.
In August 2023, ERA issued a credit statement to PropNex as a reimbursement for the payment PropNex had paid ERA. On the grounds of a committee debate, Chang and Ng had started the refund.
UNIQUE CASE WITH OVERLY EAGER MENTOR: Doctors
Prosecutors sought a great of S$ 9, 000 to S$ 10, 000 for Ng.
Ng’s doctors, Mr Anthony Wong and Mr Dominic Kwok from Lee &, Lee, sought a fine of S$ 5, 000 otherwise.
They claimed that this was a “unique event” where Ng had offended someone who he was mentoring had been too keen to get a good start in their new career rather than out of self-interest or private gain.
Despite the fact that Chang appeared to be obtaining his RES registration imminently ( and did receive his registration one week after the period of the offence ), the accused’s chief fault lay in disobeying the sanctity of the RES registration system, according to the attorneys.
They claimed that Ng, who has worked for ERA Realty Network since 2018, was promoted to a group leader when Chang first informed him about passing his exam. More than 10 agents later joined his team.
The attorneys claimed that Ng is now in charge of a group of 60 real estate agents, and that this was his second legal encounter, calling the court proceedings “highly distressing.”
Both Ng and Chang are also listed as real estate agents for ERA Realty Network, according to a search on the CEA’s public record.
Both gentlemen received full payment for their charges.
A conspiracy to aid in a home purchase by an unlicensed real estate salesperson could result in a prison sentence of up to 12 weeks, a fine of up to S$ 25 000, or both.