The Legal Side of Real Estate

[Roubaix]

On 5/13/2022 at 7:31 AM, barneyxharvey said:

Good morning. I was hoping to get free legal advice here. Our company deals with the transfer of real properties. One of our clients is a bank. What happened here is they had a former employee who embezzled a substantial amount of money. This employee is now hiding and cannot be found. The bank filed a sum of money case against the former employee. Luckily there are properties under the name of the said employee. There's already a notice of levy on attachment on the former employee's properties. This notice was annotated on the titles. The properties were awarded to the bank as the highest bidder on the auction date. The one-year redemption period has already lapsed, and thus our services were tapped by the bank. My question here is, do we need to reconstitute the title? Or can we proceed with the registry of deeds for the transfer of title even if we do not have the owner's duplicate copy? 

 

Thank you in advance and stay safe!

Proceed with the transfer. Show the court order on the finality of the redemption period.

[trggerman]

Help namam compute... 

Property has 2 owners on title
Man1 married to wife1. They have 1 son - sonA1
Man2 married to wife2. They have 3 sons - sonB1, sonB2, sonB3

Wife1 and man2 died leaving 5mm property.

How much will man1, wife2, sonA1, sonB1, sonB2, sonB3 get? 

[marauderviking]

I bought a house na pasalo sa Pag-ibig.  Is deed of sale enough to ascertain wala ng claim ang previous owner?

[2ae]

Question? Ano po Ang bisa Ng tax Dec na document? Ito po ba ngangunguhulugan sila na ang may ari Ng lupa? Kami Kasi Ang nagtratrabaho sa lupa for many years already. Kami Rin po nagbabayad Ng real property tax nitong lupang sinasaka namin. Wala po kami hinahawakan na doc. 

[lymer]

question po kelan ba dapat magcommence by law ang paniningil ng HOA of newly develop and starting pa lang ang HOA sa isang subdivision? dapat ba during nagpagpirma mo sa contract to sell khit wala pa existing at wala pang incorporated na HoA or kapag nakapagregister na and na incorporate na yung HOA??

[Pen15]

On 6/6/2022 at 3:58 AM, 2ae said:

Question? Ano po Ang bisa Ng tax Dec na document? Ito po ba ngangunguhulugan sila na ang may ari Ng lupa? Kami Kasi Ang nagtratrabaho sa lupa for many years already. Kami Rin po nagbabayad Ng real property tax nitong lupang sinasaka namin. Wala po kami hinahawakan na doc. 

Tax Dec only means you are a good citizen paying your taxes but it does'nt mean you legally own the property. Pero kung ang hawak mo ay TCT under your name and issued by the Registry of Deeds then by all means you are the owner. Mahabang proseso po ang ipatitle ang lupa na tax dec lang ang hawak pero wag po mag worry possible naman.

[jamesbalingit]

On 6/6/2022 at 2:58 PM, 2ae said:

Question? Ano po Ang bisa Ng tax Dec na document? Ito po ba ngangunguhulugan sila na ang may ari Ng lupa? Kami Kasi Ang nagtratrabaho sa lupa for many years already. Kami Rin po nagbabayad Ng real property tax nitong lupang sinasaka namin. Wala po kami hinahawakan na doc. 

kung walang titolo yan. pwede kahit sino magbayad ng tax dec

kung walang sumawsaw ,okay.. kung meron .yari ka. at sa korte ka dederecho

[Dealdealers]

How to authenticate property docs?

[jcob]

On 9/29/2022 at 9:25 AM, Dealdealers said:

How to authenticate property docs?

Get certified true copies from agency who issued the paper. I.e. for TCT, you can get it with your local RD or with the central kiosk at LRA compound QC. 

[keenpee]

hello po i need legal advice.

we have this property consisting of two lots, that is under an RTC case for accion reivindicatoria. the defendants are tenants of the other adjacent lot which is not ours. they have been possessing our lots since they know that we did not use it for a long time. the defendants do not have any documents that gives them any legal right on our lots.

the case is submitted for decision already this april.

currently we have a prospective buyer asking about one of the lots.

my questions are:

1) can we sell one of the lots or both even if the lots are under a case? even now that is for decision already?

2) if we do sell it, and the defendants get to know it and reports it to the rtc will it affect the decision?

3) if sold, the new owners will be the ones continuing the case or negotiating with the defendants. will this be ok of will affect the case, will the judge rule in favor of the defendants or will not agree to the sale?

 

thank you.

 

[Mar16]

2 hours ago, keenpee said:

hello po i need legal advice.

we have this property consisting of two lots, that is under an RTC case for accion reivindicatoria. the defendants are tenants of the other adjacent lot which is not ours. they have been possessing our lots since they know that we did not use it for a long time. the defendants do not have any documents that gives them any legal right on our lots.

the case is submitted for decision already this april.

currently we have a prospective buyer asking about one of the lots.

my questions are:

1) can we sell one of the lots or both even if the lots are under a case? even now that is for decision already?

2) if we do sell it, and the defendants get to know it and reports it to the rtc will it affect the decision?

3) if sold, the new owners will be the ones continuing the case or negotiating with the defendants. will this be ok of will affect the case, will the judge rule in favor of the defendants or will not agree to the sale?

 

thank you.

 

You can continue with the sale po. Pero yung right ng buyer as new owner will be affected by the fact na may pending case na subject yung lots in question. Lalo na if naka annotate po yung claim ng kalaban nyo sa titulo nyo o may visual signs na andun sila sa property nyo. Kasi kapag natalo kayo sa kaso, wala silang karapatan sa lupa at syempre mapipilitan din kayo na ibalik yung pera na ibinayad sa inyo.

Wala naman po effect sa case nyo yung bentahan. Kaso yun nga maaaring may effect yung kaso dun sa karapatan nung bumili as new owner of the property. Yan po kasi yung sinasabi nilang Caveat Emptor o "buyer beware".

[keenpee]

5 hours ago, Mar16 said:

You can continue with the sale po. Pero yung right ng buyer as new owner will be affected by the fact na may pending case na subject yung lots in question. Lalo na if naka annotate po yung claim ng kalaban nyo sa titulo nyo o may visual signs na andun sila sa property nyo. Kasi kapag natalo kayo sa kaso, wala silang karapatan sa lupa at syempre mapipilitan din kayo na ibalik yung pera na ibinayad sa inyo.

Wala naman po effect sa case nyo yung bentahan. Kaso yun nga maaaring may effect yung kaso dun sa karapatan nung bumili as new owner of the property. Yan po kasi yung sinasabi nilang Caveat Emptor o "buyer beware".

Ok tyvm sa advise, the tenants was only pursuing possession. They did not claim ownership. Si rtc lang nagsabi na accion reivindicatoria. Does this mean we lose our ownership kapag natalo kami? Kahit kami ung may title? Sila wala ni isang document for the legal right to possess or own.

[Mar16]

9 hours ago, keenpee said:

Ok tyvm sa advise, the tenants was only pursuing possession. They did not claim ownership. Si rtc lang nagsabi na accion reivindicatoria. Does this mean we lose our ownership kapag natalo kami? Kahit kami ung may title? Sila wala ni isang document for the legal right to possess or own.

Kung recovery of ownership pati na rin po kasi possession are both considered accion reivindicatoria. If the other party is not claiming ownership, yung right to use or possession lang po ang mapupunta sa kanila. Syempre, para magkaroon po sila ng right to possession or use, dapat may basehan. Hindi po magre-resulta ang pagkatalo nyo sa kaso sa pagkawala po ng ownership nyo sa property kasi sabi nyo nga, di naman nila claim ang property and it means na di naman nila siguro kinukwestiyon ang pagmamayari nyo sa lupa.

[Pogitoako]

Seeking free legal advise here.   Bought a condo property in QC back in 2019.  The original turnover date was supposed to be end of 2022.  Now they have moved the turnover date to end of 2024 with HLURB approval.  What rights do I have as a buyer? I am looking for some sort of compensation as my current plans have been affected. 

[Mar16]

5 hours ago, Pogitoako said:

Seeking free legal advise here.   Bought a condo property in QC back in 2019.  The original turnover date was supposed to be end of 2022.  Now they have moved the turnover date to end of 2024 with HLURB approval.  What rights do I have as a buyer? I am looking for some sort of compensation as my current plans have been affected. 

Check your Contract to Sell if there are provisions on penalties in case of breach. Yun po ang mangingibabaw na rule sa transaction nyo. If ever the breach of contract was committed without any valid or legal reason, the one committing the breach of contract may be held liable for damages.

Supposing you suffered damages because of the breach, then pwede po kayo mag file ng civil case for damages against the developer. Yun nga lang, if the claim is for actual damages lang, there should be actual damages incurred.

[keenpee]

Kapag meron title ung lote, pued ba gamitin ng illegal possessor ung ADVERSE POSSESSION? thnx

[crazypinoy]

question lang mga master, ng post ako ng reservation for house and lot although sinabihan naman ako na for 2026 pa move in, ngayun ng tataka ako after ko maka bayad ng 3 mons DP wala sila ma isyu na OR puro AR lang.

pag ba ganun mga lods pwede ko i refund mga binayad ko?sabi kasi nung ibang ng reserved wala daw license to sell ang developer + ang hirap kausapin ng developer iba iba dahilan nila bakit hindi maka isyu ng OR

[Mar16]

On 6/21/2023 at 4:23 PM, crazypinoy said:

question lang mga master, ng post ako ng reservation for house and lot although sinabihan naman ako na for 2026 pa move in, ngayun ng tataka ako after ko maka bayad ng 3 mons DP wala sila ma isyu na OR puro AR lang.

pag ba ganun mga lods pwede ko i refund mga binayad ko?sabi kasi nung ibang ng reserved wala daw license to sell ang developer + ang hirap kausapin ng developer iba iba dahilan nila bakit hindi maka isyu ng OR

Una, concerning sa kung pwede ka magpa refund, check mo yung contract nyo kung ano ang terms and conditions. Pero kung wala sila license to sell,  pwedeng pwede kayo humingi ng refund. No need to look into your contract, kasi yung right to refund will be based on the absence of the license to sell.

Pangalawa, kung may license to sell sila pero walang OR, it's either wala lang po sila OR pa or hindi sila registered sa BIR or pwede ding ayaw lang nila talaga mag-issue ng OR, which is really makes it very doubtful. Kaya pag nagbayad po kayo at wala pa ring OR, pwede nyo din sila i-video para may proof kayo na nagbayad nga kayo at kung ano ang binabayaran nyo.

Pangatlo, yung kawalan po nuila ng license to sell will not result to the invalidity of the sale. So ibig sabihin, valid pa rin yung kontrata nyo. Pero nasa sa inyo na king itutuloy nyo yung kontrata or hindi. Kasi yun nga, mas may risk lang sa parte nyo. Ang effect po kasi eh baka mas mahirapan na kayo to go after the seller kapag may breach of contract na mangyari. Dahil ang license to sell from hlurb is proof that the developer has a legitimate business and is financially stable. Ang isang epekto pa ng kawalan ng license is mae-expose yung developer/seller to penalties at pwede nga kayo mag-demand na i-cancel yung contract at i-refund nila yung perang binayad nyo.

Pangapat, kung gusto nyo i-verify kung may license to sell yung developer nyo o wala, pwede nyo po gawin yun sa HLURB. Check nyo na lang kung pwede nyo gawin online yun.

[Mar16]

On 6/15/2023 at 2:16 PM, keenpee said:

Kapag meron title ung lote, pued ba gamitin ng illegal possessor ung ADVERSE POSSESSION? thnx

Hindi. Unless meron syang ibang reason to prove his/her ownership.

Kaya kung adverse possession lang meron sya, pwede sya paalisin ng may-ari na nakalagay sa titulo nung lupa.

[keenpee]

22 hours ago, Mar16 said:

Hindi. Unless meron syang ibang reason to prove his/her ownership.

Kaya kung adverse possession lang meron sya, pwede sya paalisin ng may-ari na nakalagay sa titulo nung lupa.

Ty po, kahit 30 years or more sila in possession?

[Mar16]

4 hours ago, keenpee said:

Ty po, kahit 30 years or more sila in possession?

Basta po ba may titulo kayo. Imprescriptible po yung right nyo, kahit na pa 100 years nila hawak yung property. Hindi po mapapawalang bisa yung titulo nyo.

Magandang example po yung mga informal settlers. Kahit na ba 100 years sila sa property, hindi mapapasa kanila yung lote o property na pagma may ari o titulado sa pangalan ng iba 

[keenpee]

On 7/5/2023 at 9:23 PM, Mar16 said:

Basta po ba may titulo kayo. Imprescriptible po yung right nyo, kahit na pa 100 years nila hawak yung property. Hindi po mapapawalang bisa yung titulo nyo.

Magandang example po yung mga informal settlers. Kahit na ba 100 years sila sa property, hindi mapapasa kanila yung lote o property na pagma may ari o titulado sa pangalan ng iba 

ok thank you po. regarding this,  meron kasi now ung case for decision na, which is accion reivindicatoria.

the last court order was feb 28, for memo on both parties, 45 days binigay ng court we submitted ours some time before holy week. but the defendants did not file any. since it has been like more than 90 days na, wala pa decision.

1) usually gano katagal ung decision deadline?

2) is this typical na lumalagpas ng more than 3 months?

3) is it ok for us to make a followup?

4) kapag matagal usually negative ba results? or busy lang ung court?

 

thanks po

[Mar16]

On 8/6/2023 at 4:27 PM, keenpee said:

ok thank you po. regarding this,  meron kasi now ung case for decision na, which is accion reivindicatoria.

the last court order was feb 28, for memo on both parties, 45 days binigay ng court we submitted ours some time before holy week. but the defendants did not file any. since it has been like more than 90 days na, wala pa decision.

1) usually gano katagal ung decision deadline?

2) is this typical na lumalagpas ng more than 3 months?

3) is it ok for us to make a followup?

4) kapag matagal usually negative ba results? or busy lang ung court?

 

thanks po

Check nyo po kung may Motion for Extension yung kalaban nyo. Ask nyo po yung abogado nyo. Usually po eh sinasabi naman ng korte kung for Resolution na yung kaso.

Pwede po lumagpas ng 3 months bago nila ma release yung desisyon. Pero check nyo nga din po kung for decision na yung status. Alam po dapat ng abogado nyo yung status at kung ano nangyayari sa kaso. Obligasyon nya po kayo i-update. Pero pwede din po na kayo mismo ang mag follow up sa korte. 

Yung tagal po ng pagpabas ng decision eh wala po kinalaman kung talo o panalo kayo sa kaso. Nasa lakas po yan ng ebidensya nyo. Yun po ang makakatulong sa inyo sa ano mang kaso kung sakali.

[keenpee]

19 hours ago, Mar16 said:

Check nyo po kung may Motion for Extension yung kalaban nyo. Ask nyo po yung abogado nyo. Usually po eh sinasabi naman ng korte kung for Resolution na yung kaso.

Pwede po lumagpas ng 3 months bago nila ma release yung desisyon. Pero check nyo nga din po kung for decision na yung status. Alam po dapat ng abogado nyo yung status at kung ano nangyayari sa kaso. Obligasyon nya po kayo i-update. Pero pwede din po na kayo mismo ang mag follow up sa korte. 

Yung tagal po ng pagpabas ng decision eh wala po kinalaman kung talo o panalo kayo sa kaso. Nasa lakas po yan ng ebidensya nyo. Yun po ang makakatulong sa inyo sa ano mang kaso kung sakali.

Ok ty po

[keenpee]

On 8/10/2023 at 2:20 PM, Mar16 said:

Check nyo po kung may Motion for Extension yung kalaban nyo. Ask nyo po yung abogado nyo. Usually po eh sinasabi naman ng korte kung for Resolution na yung kaso.

Pwede po lumagpas ng 3 months bago nila ma release yung desisyon. Pero check nyo nga din po kung for decision na yung status. Alam po dapat ng abogado nyo yung status at kung ano nangyayari sa kaso. Obligasyon nya po kayo i-update. Pero pwede din po na kayo mismo ang mag follow up sa korte. 

Yung tagal po ng pagpabas ng decision eh wala po kinalaman kung talo o panalo kayo sa kaso. Nasa lakas po yan ng ebidensya nyo. Yun po ang makakatulong sa inyo sa ano mang kaso kung sakali.

need info lang again about this.

case is tagged as accion reivindicatoria by the judge.

 

the illegal possessors are using adjacent lot's documents which they are legal tenants to occupy and claim they are rightful possessors of our lots. 

we were not able to do physical lot surveys because the illegal settlers are threatening us even with barangay assistance.

our atty based their occupancy via four tax declarations which specifically stated that their improvements are on our lots. 

 

we were not able also to ask permission from court to do so. and the case was submitted for decision

 

my question is will the survey be vital that since we were not able to present it. will our case be dismissed or sapat na that the four tax dec stated it? also the defendants also admitted and claim that they are rightful possessors of our lots.