The Legal Side of Real Estate

[69cyclemind]

need your advice..when i married my wife that was when i realized she owes a lot of people a lot of money..shes been receiving letters from law office..a while ago i received a subpoena for her. i think her case is bp 22. i think over all she owes this particular person 2mil. we dont have the means to pay such amount right now..im only about to leave to work abroad. what option can i do?thanks

 

this was posted a month ago, hope you were able to consult a lawyer so that the preliminary investigation of the case could be properly attended to. it's merely a subpoena so I would assume that it came from the prosecutor's office. if you chose to ignore the subpoena, there's a good chance that a warrant of arrest will soon by issued by the court.

[lapertz]

Hello po, I really don't know kung natanong na to dito, pero sobrang haba kasi ng thread so I figure out I just go ahead and ask this question, I hope you guys can help me.

 

Q> Considered bang current title owner ang lola ko kung namatay ang lolo ko and ganito ang nakalagay sa title ng lupa?

 

It is hereby certified that certain land situated in the blah blah blah.....is registered with the provisions of the Land Registration Act in the name of (name ng lolo ko), of legal age, Filipino, married to (name ng lola ko), as owner blah blah blah...

 

Automatic ba na since deads na lolo ko eh lola ko na ang owner or is it just declaring lang talaga na asawa siya ng lolo ko? I'm asking this kasi balak namin pa transfer yung lupa from my lola to my mom.

 

Thanks a lot.

[rocco69]

1. Automatic ba na since deads na lolo ko eh lola ko na ang owner or is it just declaring lang talaga na asawa siya ng lolo ko?

 

Hindi automatic!

 

Ang may-ari ng lupa ay ang lolo mo (at sa pangalan nga niya nakarehistro ang lupa).

 

Depende rin kung itong lupa ay naipundar ng lolo mo gamit ang kanyang kinita, sweldo, o paghahanap-buhay, o kung ito ay ibinigay lang (donation) o mana niya.

 

a. Kung ito ay naipundar gamit ang kanyang kinita, sweldo, o paghahanap-buhay nung siya ay nabubuhay pa, 1/2 ay pag-aari ng lola mo

 

b. Kung ito ay ibinigay lang (donation) o mana niya nung ang lolo mo ay nabubuhay pa, lahat ay pag-aari nya.

 

 

Nang mamatay ang lolo mo (kung wala siyang last will and testament), yung pag-aari niya (either 50% o 100% ng lupa, depende nga sa mode of acquisition) ay AUTOMATIC na namana ng kanyang mga tagapagmana.

 

Sino-sino ang kanyang tagapagmana?

 

Hindi lang ang asawa niya (lola mo) kundi pati ang kanyang mga anak (isa na dun ang nanay mo) ang kanyang tagapagmana. Sa madaling salita, dahil nga AUTOMATIC ang pagmamana, nung mamatay ang lolo mo, ang may-ari na ng lupa ay ang lola mo at mga anak nila (in equal shares), hindi lang lola mo ang may-ari.

 

Pero kailangang may katibayan na sila na ang may-ari, kung kaya't kailangan magkaroon ng Extrajudicial Settlement of Estate para sa mga ari-ariang naiwan ng nasira mong lolo. Ang extrajudicial settlement ay dokumento kung saan nakalagay ang kasunduan ng mga tagapagmana sa paghahati-hati sa ari-arian na iniwan ng namatay. dahil ito nga ay kasunduan, pwedeng pagkasunduan ng mga tagapagmana na ang property (50% o 100% ng lupa, depende nga sa mode of acquisition) ay mapupunta lahat sa lola mo. pwede rin na mapupunta sa kanilang lahat in equal shares, o di-kaya'y mapupunta lahat yun sa nanay mo.

 

Ang isang problema mo pa ay ang buwis. para sa pagmana ng ari-arian mula sa isang namatay, nagpapataw ang BIR ng estate tax. ang rates ng tax ay makikita sa http://www.bir.gov.ph/taxinfo/tax_estate.htm

 

Ang problema mo, ang tax ay dapat bayaran sa loob ng 6 na buwan mula ng mamatay yung lolo mo, otherwise may 25% agad na penalty charge dun sa halagang dapat bayaran. pagkatapos mayron pang 20% per year na interest. Dahil mukhang matagal nang namatay ang lolo mo na hindi inaayos ang kanyang estate, malaki-laki na rin sa palagay ko ang babayaran nyo (isipin mo lang, kung lampas 5 taon na mula ng siya ay mamatay 100% na ang interest kaya doble na ang halaga ng buwis na babayaran nyo).

 

Pagkatapos maayos ang estate ng lolo mo, pwede na rin ibigay yung share ng lola mo sa mga anak nya (kalahati ng ari-arian ng lola mo ay pwedeng ibigay sa nanay mo, hindi lahat, dahil ang iba nyang kapatid ay may karapatan din sa mana mula sa ina nila, unless solong anak ang nanay mo). depende rin kasi kung ilan ang magkakapatid kung paano maididispatsa yung property na naiwan.

 

Maaari ka ring kumunsulta sa abugado, kung gusto mo pumunta ka sa Public Attorney's Office, o di-kaya sa IBP, o sa kakilalang abugado para mas mapayuhan kayo. Marami din kasing ayusin at gastusin sa pagpapalipat ng titulo(di lang estate tax, kundi ang transfer tax, doc. stamp tax, real estate tax ang babayaran, may pa-dyaryo pa na kailangan sa extrajudicial settlement) . para di kayo maloko.

 

 

 

 

 

Hello po, I really don't know kung natanong na to dito, pero sobrang haba kasi ng thread so I figure out I just go ahead and ask this question, I hope you guys can help me.

 

Q> Considered bang current title owner ang lola ko kung namatay ang lolo ko and ganito ang nakalagay sa title ng lupa?

 

It is hereby certified that certain land situated in the blah blah blah.....is registered with the provisions of the Land Registration Act in the name of (name ng lolo ko), of legal age, Filipino, married to (name ng lola ko), as owner blah blah blah...

 

Automatic ba na since deads na lolo ko eh lola ko na ang owner or is it just declaring lang talaga na asawa siya ng lolo ko? I'm asking this kasi balak namin pa transfer yung lupa from my lola to my mom.

 

Thanks a lot.

[spadon]

Can a landlord take possession of an apartment and personal effects left inside by a tenant who abandoned the premises because he is unable to pay the rent? What is the legal way of doing this?

[rocco69]

file a complaint for non-payment of rent with the barangay first (using the apartment as the tenant's address).

 

if the tenant fails to show up at the hearing (as he has already abandoned the premises), have the abandonment entered in the barangay blotter.

 

wait for a reasonable period (a week or so should suffice), then bringing along a representative from the barangay, enter the premises and inventory/catalog the belongings that are still there. then have your entry into the premises and the inventory entered in the barangay blotter. That should cover your behind from any belated claims of loss/theft of belongings by a disgruntled tenant, should he come back.

 

Can a landlord take possession of an apartment and personal effects left inside by a tenant who abandoned the premises because he is unable to pay the rent? What is the legal way of doing this?

[cbotc]

My mom let a distant relative stay on her property in the province for free to look after the place. No written document covered the arrangement. After over ten years of this situation, my mom wants me to let her relative sign a document acknowledging the arrangement and a promise to leave should we decide to use or sell the property.

 

What kind of document should I prepare for him to sign, assuming he is willing to sign it?

[rocco69]

A Kasunduan containing the terms you wrote down

 

My mom let a distant relative stay on her property in the province for free to look after the place. No written document covered the arrangement. After over ten years of this situation, my mom wants me to let her relative sign a document acknowledging the arrangement and a promise to leave should we decide to use or sell the property.

 

What kind of document should I prepare for him to sign, assuming he is willing to sign it?

[mel_ian19_2001]

baka pwede nyo namana ko bigyan ng form - Estate Settlement: Declaration of Heirship / Extra-Judicial Settlement of Estate with Waiver of rights o Share

 

Thanks po

Edited April 22, 2013 by mel_ian19_2001

[dictum]

baka pwede nyo namana ko bigyan ng form - Estate Settlement: Declaration of Heirship / Extra-Judicial Settlement of Estate with Waiver of rights o Share

 

Thanks po

 

Please send me a p.m. so I can send you the forms directly to your personal email. Thanks.

[jackingdash]

Ask lng ng advise po...

I am staying in a small porperty of my father.the lot is still under my father's name. I plan to renovate/develop the property kesa kumuha ng house and lot kasi malayo na, maliliit pa ang lot. anyways,

my concern is.... Do i need to transfer the land title to myself first? and if so, whats the best way to do it? tnx!

[jazon7099]

Ask lng ng advise po...

I am staying in a small porperty of my father.the lot is still under my father's name. I plan to renovate/develop the property kesa kumuha ng house and lot kasi malayo na, maliliit pa ang lot. anyways,

my concern is.... Do i need to transfer the land title to myself first? and if so, whats the best way to do it? tnx!

 

Kung buhay pa ang tatay mo at wala pa nmang problema sa pagtira mo or pagpagawa ng bahay ay ok lang na kahit walang titulo. Pero kung kailangan na talaga para maiwasan ang anumang sigalot sa hinaharap, pwede kau gumawa ng deed of sale or deed of donation.

[jazon7099]

baka pwede nyo namana ko bigyan ng form - Estate Settlement: Declaration of Heirship / Extra-Judicial Settlement of Estate with Waiver of rights o Share

 

Thanks po

The easiest way is to just search whatever form you are looking sa google.

[jackingdash]

Kung buhay pa ang tatay mo at wala pa nmang problema sa pagtira mo or pagpagawa ng bahay ay ok lang na kahit walang titulo. Pero kung kailangan na talaga para maiwasan ang anumang sigalot sa hinaharap, pwede kau gumawa ng deed of sale or deed of donation.

 

buhay pa naman sir tatay ko. kaso mejo complicated set up ng family namin, separated na ang parents ko at may iba ng kasama ang tatay ko. and may half sister din ako sa iba. the porperty was acquired nung hiwalay na tatay at nanay ko. im just thinking of what is the best para walang legal complications in the future at baka masayang ang pagpagawa ko ng bahay....

[jazon7099]

buhay pa naman sir tatay ko. kaso mejo complicated set up ng family namin, separated na ang parents ko at may iba ng kasama ang tatay ko. and may half sister din ako sa iba. the porperty was acquired nung hiwalay na tatay at nanay ko. im just thinking of what is the best para walang legal complications in the future at baka masayang ang pagpagawa ko ng bahay....

 

mas mainam po talga pxecute ka na lang ng deed of sale. tapos, kahit naacquire ung property kahit separated na sila, kung separation naman ay separation in fact lang at walang annulment, ay s mainam pa din na ipaprima mo din ung deed of sale sa nanay mo for her marital consent.

[wildswans]

good day sir! i need some advice regarding the transfer of ownership/name of real estate properties. My parents wants to transfer the name of two real estate properties from my dad's name to i and my brother's name. what is the best way to do this and the most cost effective? are the deed of donation and deed of sale(where my dad supposedly sold the properties to us) the only option or are there option? if there's no other option than the two then which one among deed of donation and deed of sale is the better choice and the most cost effective?

[jazon7099]

deed of donation lalo kapag dad mo ang magbibigay.

Pero depende din kung san location ng property. hehehe

[wildswans]

deed of donation lalo kapag dad mo ang magbibigay.

Pero depende din kung san location ng property. hehehe

 

thanks sir. by the way, the properties are located in QC.

[Guest Jiraiya792]

good day sir! i need some advice regarding the transfer of ownership/name of real estate properties. My parents wants to transfer the name of two real estate properties from my dad's name to i and my brother's name. what is the best way to do this and the most cost effective? are the deed of donation and deed of sale(where my dad supposedly sold the properties to us) the only option or are there option? if there's no other option than the two then which one among deed of donation and deed of sale is the better choice and the most cost effective?

 

bro,

 

deed of donation kc mas mababa ang tax.

 

graduated ang rates ng donor's tax depending sa value ng property (See Section 99 A of the National Internal Revenue Code)

yang lower graduated rates ang mag aapply kc dad mo ang donor. kung stranger, 30% ang tax. malaki. (See Section 99 B of the National Internal Revenue Code)

 

pag deed of sale, capital gains tax na 6% of the selling price or zonal value, whichever is higher

 

compute mo na lang parehas para macompare mo =)

[wildswans]

bro,

 

deed of donation kc mas mababa ang tax.

 

graduated ang rates ng donor's tax depending sa value ng property (See Section 99 A of the National Internal Revenue Code)

yang lower graduated rates ang mag aapply kc dad mo ang donor. kung stranger, 30% ang tax. malaki. (See Section 99 B of the National Internal Revenue Code)

 

pag deed of sale, capital gains tax na 6% of the selling price or zonal value, whichever is higher

 

compute mo na lang parehas para macompare mo =)

 

Sir, when you say selling price, is it the current market price (need to be appraised?) or yung price na unang binili yung property? Also, may difference ba yung deed of donation vs deed of donation mortis causa in terms of tax and alin ang mas mabilis gawin? by the way, my dad is old(75) na rin and in a poor health na kaya naisip na niyang ilipat yung name sa amin magkakapatid.

[japlog]

Mag hingi lang po ng advise...

 

I have a lot na balak ko sana pagawaan ng house. However, when the architect plotted un

lot as described by the title, hindi daw nagsara yun property. sabi nya malamang type error

lang. Can someone please advise me on how to deal with this?

[rocco69]

Ang sabi ng Section 108 of Presidential Decree No. 1529, otherwise known as the Property Registration Decree:

 

SEC. 108. No erasure, alteration, or amendment shall be made upon the registration book after the entry of a certificate of title or a memorandum thereon and the attestation of the same by the clerk or any register of deeds, except by order of the proper Court of First Instance.

 

Sa madaling salita, kung may typographical error sa titulo mo, kailangan mo ng court order para i-ayos ito. Kakailanganin mong magsampa ng kaso sa korte para dito (haaaaaaay, gastos na naman!!!).

 

Siguraduhin mo muna na may error nga sa titulo. Patingnan mo sa geodetic engineer o architect (o kahit sino na may alam sa surveying) yung "technical description" sa titulo mo para mai-plot nga ito (2nd opinion, kumbaga). Kung talagang di nagsasara, punta ka sa Register of Deeds at tingnan mo yung kopya nila ng titulo mo. I-compare mo ito sa owner's duplicate na hawak mo. Kung magkaiba yung technical description sa Register of Deeds copy at sa Owner's Duplicate Copy, yung error ay nasa copy mo lang (Ipa-check mo rin sa geodetic engineer yung technical description na nasa Register of Deeds copy. Kung nagsasara yung technical description sa Register of Deeds copy, AYUN, may typographical error dun sa kopya mo lang. Pwede mo nang gamitan ng eraser ang kopya mo ng titulo at i-retype yung tamang description DOON SA KOPYA MO. Solb ang problem!

 

Ang problema, kung pareho ang technical description sa copy mo at copy na nasa Register of Deeds.

 

Kailangan mo ngayon tingnan yung Torrens Title na pinanggagalingan ng titulo mo (makikita ito sa may babang bahagi ng titulo mo, yung portion na nagsasabi na "This certificate is a transfer from Original/Transfer Certificate of Title No. ________ which is cancelled").

 

Kumuha ka ng kopya ng titulong yun sa Register of Deeds at i-compare mo yung technical description dun sa technical description sa titulo mo. Kung magkaiba, kung saan nagkaiba, mas malamang sa hindi, yun na yung error. Ipacheck mo rin sa geodetic engineer yung technical description ng pinanggalingan na titulo kung nagsasara na siya. Kung nagsasara yung sa naunang titulo, AYUN, may typographical error sa titulo mo. Kung medyo bago pa lang na nai-issue yung titulo mo (or kahit hindi, baka sakaling makalusot) kausapin mo yung taga-Register of Deeds, kasi kasalanan nila, baka pwede nilang gawan ng paraan at i-erase na lang yung mali sa kopya ng titulo mo na nasa kanila (medyo suntok sa buwan na ito kung luma na yung titulo mo, at mas malamang sa hindi, naka-microfilm na yung titulo, di na pwedeng basta-basta gamitan ng eraser at i-retype yung mali sa kopya nila at sa kopya mo), tapos i-retype mo na rin yung mali sa kopya mo.

 

Kung pareho pa rin yung technical description sa pinanggalingan na title OR ayaw ng Register of Deeds na baguhin yung typographical error, mapipilitan kang magfile ng kaso sa korte para ipa-correct ang title mo.

 

Kung pareho ang technical description dun sa pinanggalingan na titulo (i-trace mo lahat ng titulo pabalik hanggang sa pinaka-unang titulo to see kung talagang mali ang description from the very beginning or may typographical error lang somewehere along the way) at mukhang mali talaga ang technical description from the very beginning, mapipilitan kang magpa relocation survey sa lupa mismo (haaay, gastos talaga!) para makita kung ano nga ba talaga yung mali sa description. Kakailanganin mo rin naman ito sa petition for correction na isasampa mo sa korte. Pag nalaman na yung mali, ayun, kumausap ka na ng abugado para sa paghain ng kaso mo.

 

Good luck!

 

Mag hingi lang po ng advise...

 

I have a lot na balak ko sana pagawaan ng house. However, when the architect plotted un

lot as described by the title, hindi daw nagsara yun property. sabi nya malamang type error

lang. Can someone please advise me on how to deal with this?

[chris_ewans40]

ask lang po ng advise mga bossing.........

 

may lupa kasi kami and hindi pa namin napuntahan yun exact location although mayroon kami title at nagbabayad kami ng real estate tax, mayroon din kami subdivision plan na luma and last time we checked sa LMB/DENR wala daw silang kopya (or baka nagaantay lang ng lagay para pagtyagaan nila maghanap kasi luma na yun dokumento..)...most likely may mga squatter na sa lupa namin since nakuha yun mga 20yrs ago pa...tanong ko lang po sana kung kailangan pa namin i pa survey ulit yun lupa para maibenta or kung pwede na sya ibenta or isanla w/ just the title/subdivision plan,

 

Thanks in advance sa mga magbibigay ng advice. :-)

[rocco69]

1. when you say selling price, is it the current market price (need to be appraised?) or yung price na unang binili yung property?

 

When we say "selling price", we assume that your father sold the properties to you and your brother; that is, your father executes a Deed of Absolute Sale in you and your brother's favor. "Selling price" would be the price appearing in the Deed of Absolute Sale executed by your father in your favor (this, clearly, is not the current market price nor the price of the property when it was first bought, although your father could choose to use these values as the "selling price" in the Deed of Absolute Sale, it's entirely up to your father how much he sells the property to you and your brother)

 

The transaction would then be subject to 6% capital gains tax, based either on the price stated in the Deed of Absolute Sale, or the zonal valuation given to the property by the BIR, WHICHEVER IS HIGHER (With a selling price lower than the zonal valuation, you end up paying a capital gains tax based on the zonal valuation, the latter being the higher value.On the other hand, with a selling price higher than the zonal valuation, you end up paying a capital gains tax based on the selling price, its up to the parties really).

 

With a Deed of Sale, you ALWAYS pay a 6% capital gains tax.

 

With a Deed of Donation, for property whose market value or zonal valuation (whichever is higher) is less than 1.8M, you pay a lesser amount (as the tax rate is less than the 6% capital gains tax (see http://www.bir.gov.ph/taxinfo/tax_donors.htm#8119 for the applicable tax rates), provided you are donating to a member of your family or relative within the 4th degree of consanguinity (donations to a stranger is taxed 30% of the value of the property donated)

 

At a value of 1.8M, the capital gains tax and donor's tax are the same. For real properties valued higher than 1.8M, the donor's tax is higher than capital gains tax.

 

 

 

2. may difference ba yung deed of donation vs deed of donation mortis causa in terms of tax

 

Yes, deed of donation, you follow the form required for donations (see Art. 748 and 749, Civil Code). Donations mortis causa are more familiarly called wills. You follow the form of a will in the making of a donation mortis causa (see Art. 804, 805, 806 or 810, Civil Code)

 

For tax purposes, the donor pays a donor's tax in a deed of donation; while in donations mortis causa, you pay estate tax (for the privilege of inheriting property).

 

 

3. alin ang mas mabilis gawin?

 

The Deed of Donation is easier to make; plus you do not need to file a petition for probate. A will could be more difficult to make (unless its a holographic will [see Art. 810], and you need to have it probated (kailangan magsampa ng kaso sa hukuman para patunayan na ito nga ang huling habilin nung namatay), kaya dagdag gastos at pahirap.

 

Sir, when you say selling price, is it the current market price (need to be appraised?) or yung price na unang binili yung property? Also, may difference ba yung deed of donation vs deed of donation mortis causa in terms of tax and alin ang mas mabilis gawin? by the way, my dad is old(75) na rin and in a poor health na kaya naisip na niyang ilipat yung name sa amin magkakapatid.

[rocco69]

Kung may transfer certificate of title kayo, pwede na siya ibenta. risk na ng buyer kung may squatter dun o wala. Tanga rin naman yung bibili ng lupa na hindi titingnan yung mismong lupa.

 

ask lang po ng advise mga bossing.........

 

may lupa kasi kami and hindi pa namin napuntahan yun exact location although mayroon kami title at nagbabayad kami ng real estate tax, mayroon din kami subdivision plan na luma and last time we checked sa LMB/DENR wala daw silang kopya (or baka nagaantay lang ng lagay para pagtyagaan nila maghanap kasi luma na yun dokumento..)...most likely may mga squatter na sa lupa namin since nakuha yun mga 20yrs ago pa...tanong ko lang po sana kung kailangan pa namin i pa survey ulit yun lupa para maibenta or kung pwede na sya ibenta or isanla w/ just the title/subdivision plan,

 

Thanks in advance sa mga magbibigay ng advice. :-)

[blackwolf]

hey guys, can anybody help me? I bought a land in bulacan a year ago, the thing is my surveyor is not doing his job, so I prefer to do the job myself and I don't know where to start. I already have a deed of sale and paid the capital gain, can anybody help me guide step by step where should I go next?

 

thanks.

 

If i may intrude, where did you pay your capital gains tax? were you issued a certificate authorizig registration? the next step supposedly is to go back to the register of deeds and have your title issued. That is, assuming there are no modifications made on the technical description and the size is still the same.