The Legal Side of Real Estate

[rocco69]

okthnx sir roco how about fees sa register of deeds

very minimal, compared to your litigation cost

[rocco69]

sir roco, question, if an evidence was presented as an annex lang sa arguments or pleadings sa MTCC. and was not presented as an exhibit sa MTCC and RTC. when appealed to Court of Appeals next. can the party mention or use that evidence since it is part of the records even if not marked as an exhibit? sorry vague ung mga answers ng atty ko.

Technically, not having been formally offered before the lower courts, the same should not be considered. Kaya lang...

 

dahil part siya ng records, nakikita siya ng nagbabasa ng pleadings on appeal. Kung favorable sa akin yung evidence, babanggitin at babanggitin ko siya sa pleadings ko before the appellate court. Siyempre, pag ganun ang ginawa mo, dapat i-point out nung kabila na hindi nga siya kasama sa Formal Offer, and should not be considered in the other party's favor.

 

but ultimately, nasa discretion ng court yan kung icoconsider niya (sinasabi kasi minsan ng court na it can suspend the rules in the apllication of justice, haaaaay!). tapos, minsan, di rin naman marunong sa trial yung reviewer ng Justice sa appellate court kaya mali-mali din ang draft decision.

[chris_ewans40]

hello guys! nagpa survey kasi kami ng lupa and tapos na daw maglagay ng mga mohon as per our katiwala, ngayon hinihingian kami ng "clear copy" ng original title nung lupa para daw matapos yun blue print ng survey. Question po is, kailangan ba talaga yun copy ng title ng lupa para ma finalize yun blue print since natapos na nila lagyan ng mohon yun property and nabigyan na namin sila before ng copy ng title bago nasimulan yun survey. my concern is baka gamitin nila yun "clear copy" to fabricate a fake one then ibenta or isanla nila without our knowledge. Thank you po sa mga sasagot.

[rigger05]

there is a property being offered to us. the tct is under the name of a corporation and the taxdec is also under the name of the corporation. the corporation has already been dissolved or abandoned. the occupant has an existing deed of absolute sale from the corporation but the notarized deed of sale has been consumated more than 20yrs ago. the owners copy of the title was lost and the rd copy of the title was burned during the fire of qc rd. the property has a levy from the govt of 10m. how do you buy this if you are interested?

Better shy away.

[rigger05]

hello guys! nagpa survey kasi kami ng lupa and tapos na daw maglagay ng mga mohon as per our katiwala, ngayon hinihingian kami ng "clear copy" ng original title nung lupa para daw matapos yun blue print ng survey. Question po is, kailangan ba talaga yun copy ng title ng lupa para ma finalize yun blue print since natapos na nila lagyan ng mohon yun property and nabigyan na namin sila before ng copy ng title bago nasimulan yun survey. my concern is baka gamitin nila yun "clear copy" to fabricate a fake one then ibenta or isanla nila without our knowledge. Thank you po sa mga sasagot.

 

Baka malabo yung naibigay monna copy ng title. Better give them a certified true copy lang. Not the original owners copy.

They need to validate kung may encraochment na nangyari.

[drkalucard]

question regarding RROW, responsibility ba ng previous owner ng land /developer to provide us with a RROW? problem kasi nagkaroon ng falling out iyong developer at iyong dating may ari ng lupa. Ang problema ung tapat ng property namin which is our current ingress and egress eh pagmamayari pa ng dating may ari ng lupa. Ano kaya legal remedy dito since this has been going on for almost 5 years na. naghahablahan ung dalawa at naiipit kaming mga homeowner

[Berdeng_Anino]

Hi, want to ask if there would be a problem on this scenario,

 

the property has been transferred to my name 2years ago, but in said property me 2 bahay na pinapaupahan, at mom ko ang lessor.

 

as per her accountant, baka daw magkaproblema since lessor doesn't own the place anymore.

[davidbakeham]

What is the proper way to transfer the title of a commercial building in LRA?

[rave123]

question po.may tita ako nasa states lahat don lahat nakatira kahit mga kapatid nya gusto nya ibenta ung lupa nila dito sa pilipinas ako po ang gagawin nyang pipirma sa deed of sale at gagawa ng spa.pano po gagawin nya sa consul kailangan po ba na may pirma ang consul sa spa.thanks

[rocco69]

question po.may tita ako nasa states lahat don lahat nakatira kahit mga kapatid nya gusto nya ibenta ung lupa nila dito sa pilipinas ako po ang gagawin nyang pipirma sa deed of sale at gagawa ng spa.pano po gagawin nya sa consul kailangan po ba na may pirma ang consul sa spa.thanks

Hindi na kailangang pumunta sa Phil. Consul para sa mga dokumentong legal galing abroad.

 

Para sa SPA mo (siyempre, pirmado ng lahat ng may-ari ng lupang ibebenta), ito ay ipapanotaryo lang nila sa kanilang lugar (maghanap sila ng notaryo), at pagkatapos nilalagyan na lang ng Apostille (may international Convention na sinang-ayunan ng Pilipinas para mapadali ang proseso sa pagpapatunay ng mga dokumentong galing abroad).

 

Para madali, sabihan mo ang tiyahin mo na hanapin nila sa Google ang pinakamalapit na nag-Aapostille sa lugar nila. Ito usually ay ang Secretary of State sa lugar nila. Meron din naman mga naglalakad, for a fee, ng Apostille. Nakikita rin ito sa Google. Siyempre, pinakamura ang sila mismo maglalakad sa opisina ng Secretary of State sa lugar nila (nasa Google rin ang opisina, mga branch, magkano babayaran, at oras, ng Secretary of State

 

Pag may Apostille na, ipadala na dito yung dokumento (FedEx o anuman)

 

Note: May mangilan-ngilan na bansa, tulad ng Canada, na hindi kasali sa Convention. Pag di kasali, kailangan pa rin dumaan sa Phil. Consul at magpalagay ng red ribbon at gintong selyo sa dokumento

Edited June 7, 2020 by rocco69

[ScrewDrew]

Hi our Legal Lawyers

I just want to consult on something.

A friend died leaving a husband and 2 kids aged 18 and 15. they still have a house and lot and the Dad wants to Pawn or Sell the house. Do the kids have any say on this matter?

The house is still named to my dead friend and hasnt been transferred to his Husband nor the kids.

My concern is the Dad doesnt have a job/ hasn't had a job for decades, a senior citizen now and is really bad with money. If they pawn or sell the property now the kids will be left homeless and penniless.

Do the kids have any legal right to the property even though they are just teenagers?

Thanks so much to those who can answer.

[junrag2019]

Hi our Legal Lawyers

 

I just want to consult on something.

 

A friend died leaving a husband and 2 kids aged 18 and 15. they still have a house and lot and the Dad wants to Pawn or Sell the house. Do the kids have any say on this matter?

 

The house is still named to my dead friend and hasnt been transferred to his Husband nor the kids.

 

My concern is the Dad doesnt have a job/ hasn't had a job for decades, a senior citizen now and is really bad with money. If they pawn or sell the property now the kids will be left homeless and penniless.

 

Do the kids have any legal right to the property even though they are just teenagers?

 

Thanks so much to those who can answer.

Yes they kids definitely have a say. The husband is entitled to 1/2 of the estate of your friend, while the 2 kids are entitled the other half. The husband can't sell the house without first settling the wife's estate and paying taxes.

[ScrewDrew]

Yes they kids definitely have a say. The husband is entitled to 1/2 of the estate of your friend, while the 2 kids are entitled the other half. The husband can't sell the house without first settling the wife's estate and paying taxes.

 

Thanks for the advice. Can he pawn the property though? without any signed document from the kids?

[rocco69]

 

Thanks for the advice. Can he pawn the property though? without any signed document from the kids?

Yes. If the lender is foolish enough to do so. But the children can always contest the transaction.

[MartinDomingo]

Just want to ask , We bought a property a fews years back , the title was clean; no encumbrances, no pending case or dispute.

But now, some squatter who was living in a different property , located at the back of ours claimed that it is his. and started barricading it and then chained the gate to our property.

We have complete documents and title

all he has is a mother title.

what case can I file against them? criminal trespassing?

I know land cases in the philippines, takes forever to get solved.

Or can we just send a gang and rough them up

Edited July 10, 2020 by MartinDomingo

[charliehouse]

Question: Can former filipino own a condo in the Philippines?

[rocco69]

Question: Can former filipino own a condo in the Philippines?

It depends on the set-up of the condo.

 

If the condo is run by an association of condo owners, a foreigner cannot own a unit in the condo (as the entire building AND THE LAND ON WHICH THE BUILDING STANDS, is owned by the association; and foreigners ARE NOT ALLOWED TO OWN LAND IN THE PHILIPPINES) .

 

If the condo is run by a condominium corporation (with unit owners having shares in the condominium corporation), up to 40% of the shares (and corresponding units) can be owned by foreigners (as the corporation, being 60% owned by Filipinos, remains a Filipino, ALLOWED TO OWN LAND IN THE PHILS.).

 

AND THAT IS THE REASON ALMOST ALL CONDOS IN THE PHILS. ARE PRESENTLY RUN BY CONDOMINIUM CORPORATIONS (mawawalan ng significant source of buyers ang isang developer kung ang set-up niya ay condominium owner's association). You can most probably check the set-up with the condo administration.

 

In ending, kung condo owner's association, hindi siya pwedeng maging may-ari ng condo unit; pero kung condominium corporation, pwede siya, so long as hindi lalampas 40% ng shares ng condominium corporation ay sa foreigner.

Edited July 21, 2020 by rocco69

[rocco69]

 

Just want to ask , We bought a property a fews years back , the title was clean; no encumbrances, no pending case or dispute.

But now, some squatter who was living in a different property , located at the back of ours claimed that it is his. and started barricading it and then chained the gate to our property.

We have complete documents and title

all he has is a mother title.

what case can I file against them? criminal trespassing?

I know land cases in the philippines, takes forever to get solved.

Or can we just send a gang and rough them up

 

Other forms of tresspass (see Art. 281, Revised Penal Code), kaya lang, kailangan may "manifest prohibition" sa pagpasok.

 

If you can prove he is a "professional squatter" (he has sufficient income for legitimate housing), applicable ang Section 27 ng Republic Act 7279.

 

Kaya lang, ano ang nakalagay sa "mother title"? at ano ang ibinabandera niyang karapatan mula sa "mother title" para pumwesto sa lupa ninyo? Dahil kung may hinuhugot siyangf "karapatan" mula sa mother title, baka hindi pupwede ang criminal case. Baka ejectment ang hakbang na kakailanganin ninyong gawin (sibil lang ito).

Edited July 18, 2020 by rocco69

[charliehouse]

It depends on the set-up of the condo.

 

If the condo is run by an association of condo owners, a foreigner cannot own a unit in the condo (as the entire building AND THE LAND ON WHICH THE BUILDING STANDS, is owned by the association; and foreigners ARE NOT ALLOWED TO OWN LAND IN THE PHILIPPINES) .

 

If the condo is run by a condominium corporation (with unit owners having shares in the condominium corporation), up to 40% of the shares (and corresponding units) can be owned by foreigners (as the corporation, being 60% owned by Filipinos, remains a Filipino, ALLOWED TO OWN LAND IN THE PHILS.).

 

AND THAT IS THE REASON ALMOST ALL CONDOS IN THE PHILS. ARE PRESENTLY RUN BY CONDOMINIUM CORPORATIONS (mawawalan ng significant source of buyers ang isang developer kung ang set-up niya ay condominium owner's association). You can most probably check the set-up with the condo administration.

 

In ending, kung condo owner's associaiton, hindi siya pwedeng maging may-ari ng condo unit; pero kung condominium corporation, pwede siya, so long as hindi lalampas 40% ng shares ng condomimium corporation ay sa foreigner.

 

 

For example po may bibili ng condo from a pre-existing condo owner ano po ang requisites at mga bagay na dapat tandaan?

[rocco69]

 

 

For example po may bibili ng condo from a pre-existing condo owner ano po ang requisites at mga bagay na dapat tandaan?

Unang-una, ang identity ng seller, siya ba talaga ang may-ari (tingnan kung pangalan niya ang nasa Condominium Certificate of Title). Kung hindi siya, sino siya at ano ang karapatan niyang magbenta ng unit. May-asawa ba ang seller. Pag may-asawa ito, para walang problema, dapat kasama sa nagbebenta yung asawa, OR may Special Power of Attorney mula sa asawa. Kailangan ito, para wala nang habol ang asawa later (kapag ari-arian ng mag-asawa, hindi ito maaaring ibenta ng walang pahintulot ng esposo. Walang bisa ang bentahan kapag ganun. Kapag nakapagbayad ka na, at naghabol yung asawa, baka mabawi ang unit, tapos di mo pa mabawi ang binayad mo, buyer ang kawawa. Alalahanin mo rin, kahit nakapangalan lang sa isa sa mag-asawa yung titulo ng unit, pag-aari na nilang dalawa yun, kaya maaari talagang maghabol yung asawa).

 

Magtanong sa condominium corporation/administration kung may utang at iba pang outstanding accountabilities ang nagbebenta. Baka hindi yan nagbabayad ng dues at iba pang assessment sa condominium corporation, kapag nabili mo na, mas malamang sa hindi, ang kababagsakan ay - yung buyer ang sasagot.

 

Real estate tax. Ang condo ay subject din sa real estate tax. Kailangan din tingnan kung fully paid o may arrears sa real estate taxes ang unit (dalawa ang real estate taxes na binabayaran, yung isa para sa common areas, ang sumisingil nito, yung condominium corporation, so kasama na ito sa outstanding accountabilities na maitatanong mo sa administration. Yuing pangalawa, yung para sa unit mismo, sa City Assessor/Treasurer mo ito maitatanong, or pwede ka humingi ng Real Estate Tax Clearance mula sa seller)

 

Tingnan mo rin yung Condominium Certificate of Title (tingnan mo yung kopya sa REGISTER OF DEEDS, hindi yung kopya ng seller) kung meron o walang nakatatak na encumbrance sa likod ng titulo (minsan, nakasangla pala yung titulo, at nakatatak ito sa likod ng titulo, kapag ganun, kahit nabenta na sa iba yung unit, pwede pa ring maremata yung unit kapag di nakabayad yung nangutang; or minana pala yung unit, tapos may isang tagapagmana na hindi nabigyan ng parte, pag nakatatak ito sa titulo, maaaring maghabol yung tao). Dapat malinis yung copy ng Condominium Certificate of Title na nasa Register of Deeds, walang nakatatak na encumbrance o ano pa man.

 

Marami ding restrictions at rules sa condominium, magtanong sa administration kung ano-ano ang mga ito.Baka bibili ka, pagkatapos may mga rules and regulations sa condo na hindi ka pala sang-ayon. Huli na kapag ganun.

 

Dues! Pag bumili ka ng condo, may bayad buwan buwan para sa security, janitorial, maintenance, etc. Baka akala mo, pag nakabili ka ng condo, yun lang ang babayaran mo, kailangan kasama sa budget ang monthly dues (at malaki ring halaga ito).

 

Parking! May ginagamit ka bang sasakyan? Sa condo, limited ang parking. Baka wala kang mapaparadahan. Baka kailangan bumili ka rin ng parking slot (at minsan, halos milyon din ang halaga ng parking slot sa condo)

 

Number of people. Baka bumibili ka ng unit dahil sa amenities (gym, swimming pool, multi-purpose hall, etc.). As an example: Kung 20 floors ang condo, with 10 units per floor, mga 200 units yun. Assuming 4 persons per unit, 800 na tao yun. Dahil 365 days lang in a year, mas malamang sa hindi, araw-araw ay may 2 nagbi-birthday diyan. Pag lahat sila sa weekend ii-schedule ang party, MAG-AAGAWAN KAYO sa multi-purpose hall. Baka sobrang dami din ang gumagamit ng pool at gym etc. Kailangan mo ding tingnan ang aspetong ito.

 

In ending, mahirap kumita ng pera, kaya kailangang pag-isipang mabuti ang pagkakagastusan nito, katulad ng pagbibili ng condo unit.

Edited July 21, 2020 by rocco69

[charliehouse]

As always sir maraming salamat. Andami ko nang utang na loob po sa inyo po. Salamat po talaga.

[RustyXIII]

May risk ba kung mabigyan ang agent ng photocopy ng TCT? Posible ba na makapag-forge ng titulo mula sa xerox?

[MRROUGHSEX]

Philippines should follow these suggestions:

 

* Fixed commission fee of 5%.

* Only one assigned seller agent per property.

* Any other agent who has a buyer to a property that already has an assigned seller agent shall split their commission 2.5% each.

* A buyer who has no agent representation is entitled to the 2.5% fee rebate.

* Non-owner agents selling properties should be under one accredited registered brokerage firm

* All non-owner agents should get a license on real estate as mandated by a regional government office

* Only houses/dwelling units can be sold by owners; lots/lands are to be sold by a contracted seller agent.

[rocco69]

May risk ba kung mabigyan ang agent ng photocopy ng TCT? Posible ba na makapag-forge ng titulo mula sa xerox?

1. May risk ba kung mabigyan ang agent ng photocopy ng TCT?

 

Lahat ng bagay may risk, ang paggising sa umaga ay may risk.

 

Ang isipin mo, KAHIT SINO PWEDENG KUMUHA NG XEROX NG TITULO sa Register of Deeds. Basta alam mo ang TCT number ng isang titulo (na madali ring malaman dahil pwede ring tumingin sa records sa Assessor's office kung ano ang number ng titulo ng isang lupa. Basta alam mo yung lugar, at maituturo mo sa mapa, makikita ito sa Assessor's Office), makakapag-request ka na ng copy sa Register of Deeds.

 

In short, kahit hindi mo ibigay ang xerox ng titulo, madaling kumuha ng kopya nito sa Register of Deeds.

 

2. Posible ba na makapag-forge ng titulo mula sa xerox?

 

Posible, kahit anong bagay na nakasulat, pwede i-forge. Ang pera nga, nafo-forge gamit ang xerox.

 

Ang tanong, KAPANI-PANIWALA BA ANG FORGED NA TITULO?

 

Dahil mahalagang papeles ang titulo, katulad ng pera, ito ay maraming security features. Hindi ito basta-bastang napepeke. basahin mo ito: https://infinit3solutions.com/blog/buying-real-estate-philippines/

 

para malaman kung ano ang dapat tingnan sa titulo para malaman kung ito ay peke o hindi.

 

 

Sa katapusan, ang pagbibigay ng xerox ng titulo sa ahente ay low-risk (dahil maaari naman siyang kumuha nito, sa ayaw o sa gusto mo)

 

Maaari ding makagawa ng pekeng titulo mula sa xerox, pero ang kalidad nito ay depende sa gumawa. At isipin mo, kahit anong ganda pa ng pagka-peke, iba ang nagtatanong. GAGO na lang ang bibili ng lupa na hindi pupunta sa mismong lupa at magtatanong sa nakatira doon kung ano ang karapatan ng nagbebenta sa lupa. Kahit pa high quality ang pagkakapeke ng titulo, kung ang tunay na may-ari ay nakatira sa lupa, malalaman mo na ang nagbebenta ay impostor. Magtanong din sa mga katabing bahay kung sino ang kilala nilang may-ari ng lupa. I-check din sa Register of Deeds ang titulo. Sa madaling salita, ang wais na mamimili ay nag-iimbestiga muna bago bumili.

[preler]

Can others use a private right of way may titulo po ung right of way and also the other party already modified the road at tinamnaman na din ng halaman. also does buying a land would also include a private right of way use kahit wala namang naka indicate dun sa titulo nung binili nyang lupa (paper street po ung right of way hndi pa na develope). and also can you sell a part of the right of way if the buyer owns the adjacent lots and the road is at a dead end. the other party insist na right of way un that he has all the rights to cross and modify when clearly it is a private right of way with the owners written on the title. the right of way title has "(existing right of way) of the subd. plan" as a defining phrase. on side note pinagmanahan po cya na lupa and then sold by the family members who own it to the other party the right of the family member to the right of way is not included on the sale. and also the buyer has access to road with or without the said private right of way pinag tuglong lang nya ung dalawang lots na pag aari nya by using the right of way which is nasa middle ng dalawang lots