The Legal Side of Real Estate

[blackwolf]

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?

 

 

if i may intrude, please double check the source title

[japlog]

Sir salamat sa reply. I went to the RD but un copy kasi nila na nasa computer is just a scanned copy of the TCT that I have. Saan ko po ba pwede makita un orig title ng lot ko?

 

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!

[japlog]

Sir..Thanks sa reply! San ko po ba pwede makita un source title?

Nakapunta na kasi ako sa RD pero un scanned copy lang ng title na hawak ko ang nandun sa computer database nila.

 

if i may intrude, please double check the source title

[rocco69]

Per my original answer:

 

... 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").

 

Sir salamat sa reply. I went to the RD but un copy kasi nila na nasa computer is just a scanned copy of the TCT that I have. Saan ko po ba pwede makita un orig title ng lot ko?

[jombratero]

Good day,

I have vacant room at my house that i use to store stuffs and im converting it to bedspace or room for rent. Do i need to get a business permit and bir registration?

[spadon]

May I ask for advice on a house and lot being offered to me.

 

Said property was awarded to the new owners (who are selling it now to me) after Sheriff's Final Deed of Sale was given to the new owners by the RTC in Valenzuela City and the period of redemption expired with the debtor and all possible redemptioners failing to exercise right of redemption in 2007.

 

Several manifestations and petitions were filed by the debtor redemptioners during the years 2011, 2012, 2013 and in all instances an Ex-Parte Motion for Writ of Possession was granted by RTC Valenzuela, denying the debtor's petitions. This year 2013, the Sheriff executed the Writ of Possession and the new owners are finally now in possession of said property and are offering to sell to me.

 

If I purchase the property and when already titled to me, the debtor redemptioner elevates the case to the Court of Appeals and assuming the case gets elevated further to the Supreme Court what are the possible scenarios for me as purchaser and new owner if the SC rules in favor of the debtor redemptioner?

[Cleoerwin]

Hi to all,

I just want to ask if I could file a case against my parents for not giving me any kind of support since I was 3 months old. They gave me to my grandparents. No legal adoption was made.

Thanks in advance.

[LEX]

Spadon, I suggest you look at the title to check if there is a notice of Lis penden. If none, your ownership is safe because a buyer of a titled property does not need to look beyond the certificate of title.

 

Cleo, how old are you now?

[play_boi]

Magandang Araw po. Mag tatanung po sana ako sa mga attorneys natin re: Acquisition of a land. May binibili po kami na property sa isang individual. Nag pa check kami sa RD kung clean ang title ng seller. Lumabas na walang annotation pero may isang kaibigan na nag sabi na mag back check or silipin yung pinangalingan na documents bago mag confirm. Lumalabas na ang documents tulad ng previous title ay may mga annotations ngunit na cancel na ang mortgage. Nailipat ang title mula kay company A (developer) nuong 2012 sa new owner. Ang tanung ko po, possible ba na may iba pang owner na baka may hawak ng title? Kasi may hindi magandang reputation etong si Developer. Kung ma bibili ba namin na clear na ang present title at walang annotation incase sabihin natin na may mag hahabol for whatever reason maabala pa kami?

 

Maraming salamat po!

[spadon]

Spadon, I suggest you look at the title to check if there is a notice of Lis penden. If none, your ownership is safe because a buyer of a titled property does not need to look beyond the certificate of title.

 

Cleo, how old are you now?

Thanks for your advice. We did not acquire the property. The said property was purchased by another buyer.

[zyxel09]

hi good afternoon po, I'm having problems with my mother who is always attacking my current social status(financials) which gives me stress and left me since im one year old' she makes my life miserable, my mother is not a filipino citizen which is considered alien I think, I'm 21 years old, what legal charges can I consider to make my life much better. thank you

[beastie]

A friend borrowed money from me and used an original certificate of title loaned to her, as her collateral my friend no longer communicates with me and does not want to pay me anymore. Can i have the title stamped with lien or encumbrance? Because i am afraid that she might advise the RD that they lost the title and can get a new one leaving me with nothing for my claim

[Little John]

tanong po sa pagbili ng condo. kapag binili mo yung condo unit and fully paid na siya and binabayaran mo naman ang maintenance fees kada buwan. leased pa rin ba yung condo unit or under my ownership na siya?

 

naguguluhan ako kasi sa condo policy na leased lang daw ang payment sa condo at hindi talaga siya "to own"

 

Kailangan mo basahin ang mga kundisyon ng kontrata mo kung "Contract of Sale" "Contract to Sell" o "Lease to own"

Meron kasi mga kontrata na kahit hinuhuluhan mo ang condo ikaw na ang mayari. Meron din naman lilipat lang ang pagmamayari ng condo pag "fully paid" na. Ang lease to own, depende sa tagal ng contrata at kung ilang payments ang kailangan mo ma kumpleto bago mapapasayo ang condo.

[wildswans]

Sir, let's say, my parents decided to sell the condominium unit that they rent out for investment. Is it under the law that they should first ask the tenant renting the place if they would be interested in buying the property or not before selling it to others? If so, should it be done in writing? Thanks in advance.

Edited July 4, 2014 by wildswans

[kadosmerc]

Sir, let's say, my parents decided to sell the condominium unit that they rent out for investment. Is it under the law that they should first ask the tenant renting the place if they would be interested in buying the property or not before selling it to others? If so, should it be done in writing? Thanks in advance.

 

Unless there is a right of first refusal in your contract of lease, the current tenant does not have the preferential right to purchase the leased property.

 

Notwithstanding the foregoing, you may try to offer the property first to the current tenant as they would most likely be interested in the property.

[johnlove]

May I ask for advice on a house and lot being offered to me.

 

Said property was awarded to the new owners (who are selling it now to me) after Sheriff's Final Deed of Sale was given to the new owners by the RTC in Valenzuela City and the period of redemption expired with the debtor and all possible redemptioners failing to exercise right of redemption in 2007.

 

Several manifestations and petitions were filed by the debtor redemptioners during the years 2011, 2012, 2013 and in all instances an Ex-Parte Motion for Writ of Possession was granted by RTC Valenzuela, denying the debtor's petitions. This year 2013, the Sheriff executed the Writ of Possession and the new owners are finally now in possession of said property and are offering to sell to me.

 

If I purchase the property and when already titled to me, the debtor redemptioner elevates the case to the Court of Appeals and assuming the case gets elevated further to the Supreme Court what are the possible scenarios for me as purchaser and new owner if the SC rules in favor of the debtor redemptioner?

If possible, try to have a out of court settlement with the debtor.

Otherwise, forget about the deal, it is not worth it. It is not easy to travel around in bulletproof cars and walk around in bulletproof vest all the time.

[baddoy]

Guys I hope some free advise from the lawyer/attorney here.

 

We owned a land parcel and lost the "dead of sell". My problem is how to claim the right of ownership (if there is) invested on that land parcel.

 

Ito po kasi. We back 1988 my parents bought a commercial land and land land parcel at ang katabi ng lupa namin ay Agrarian. My father planted a tree and after almost 25 years pinaputol na yung kahoy. Completo ang permit of cutting from barangay and DENR. Ang may ari ng agrarian land claiming na kanila yung land parcel. The case was filled on the court and after court hearing the case dismissed at ang Court decision ay ang lupa ay pag mamay ari na ng land lord.

 

Ang tanong ko is there a way na pwede namin kunin lahat na kahoy? Ano ang pwede naming gagawin in legal process?

 

Salamat sa tulong.

[jons11]

Hi Masters, need some advice regarding deed of sale. This deed of sale was executed waaaaay back in 1977 but was never notarized. Can I have it notarized today to make it valid? TIA.

[chups10]

Hi Masters, need some advice regarding deed of sale. This deed of sale was executed waaaaay back in 1977 but was never notarized. Can I have it notarized today to make it valid? TIA.

WITHOUT THE LEGALESE...

LEGALLY, BAWAL NA YAN,BAKA PATAY NA YUNG PUMIRMA NUNG 1977..STRICT NA KASI YUNG BAGONG RULES NG NOTARIAL PRACTICE,LALO PA NGAYON KAILANGAN NG GOVT ISSUED ID AT HINDI CEDULA..

IN PRACTICE THOUGH,WALANG IMPOSIBLE SA PINAS.. MAY MAGNONOTARYO PA DIN NYAN,ILLEGAL NGA LANG..USUALLY MAHAL SINGIL SA GANYAN..

IMHO,WAG NALANG.. MEDAMANDA KA PA )

[chups10]

Guys I hope some free advise from the lawyer/attorney here.

 

We owned a land parcel and lost the "dead of sell". My problem is how to claim the right of ownership (if there is) invested on that land parcel.

 

Ito po kasi. We back 1988 my parents bought a commercial land and land land parcel at ang katabi ng lupa namin ay Agrarian. My father planted a tree and after almost 25 years pinaputol na yung kahoy. Completo ang permit of cutting from barangay and DENR. Ang may ari ng agrarian land claiming na kanila yung land parcel. The case was filled on the court and after court hearing the case dismissed at ang Court decision ay ang lupa ay pag mamay ari na ng land lord.

 

Ang tanong ko is there a way na pwede namin kunin lahat na kahoy? Ano ang pwede naming gagawin in legal process?

 

Salamat sa tulong.

WOULD NEED MORE FACTS,KAHOY NALANG BA BINABAWI NYO? MAHIRAP KASI BAKA KASAMA NA SA JUDGMENT NG CASE NA NATALO KAYO (LANDLORD NANALO AT D KYO DB?) YUNG MGA KAHOY. ANO BA YUNG UNANG CASE NA FINILE?

[jons11]

WITHOUT THE LEGALESE...

LEGALLY, BAWAL NA YAN,BAKA PATAY NA YUNG PUMIRMA NUNG 1977..STRICT NA KASI YUNG BAGONG RULES NG NOTARIAL PRACTICE,LALO PA NGAYON KAILANGAN NG GOVT ISSUED ID AT HINDI CEDULA..

IN PRACTICE THOUGH,WALANG IMPOSIBLE SA PINAS.. MAY MAGNONOTARYO PA DIN NYAN,ILLEGAL NGA LANG..USUALLY MAHAL SINGIL SA GANYAN..

IMHO,WAG NALANG.. MEDAMANDA KA PA )

 

 

Maraming salamat master! I appreciate the input.

[chups10]

Maraming salamat master! I appreciate the input.

glad to help

[baddoy]

WOULD NEED MORE FACTS,KAHOY NALANG BA BINABAWI NYO? MAHIRAP KASI BAKA KASAMA NA SA JUDGMENT NG CASE NA NATALO KAYO (LANDLORD NANALO AT D KYO DB?) YUNG MGA KAHOY. ANO BA YUNG UNANG CASE NA FINILE?

first case filed was thief against to my father. but the one who filled the case is not the landlord but the agrarian owner who have interest in the said land parcel. We also filled illegal arrest to the son of agrarian owner and at the same he has no SPA from his deceased parents. at the end the real owner of the land parcel is the landlord.

 

I am asking if there is other legal way for us to claim kahit kahoy nalang? As of now, as advised by the lawyer "may karapatan daw kami sa mga kahoy" But my father is afraid that same thing will happen again. Wala kaming pinanghahawakan na docs as reference na pwede namin putulin yung kahoy. As of now, nasa position parin namin ang land parcel but not legal. Di din naman kini-claim ng land lord from our position. We are after for the trees dahil may value na sya. What we can do para ma claim namin legally yung mga trees na yun? Dahil yung anak ng may-ari ng agrarian na katabi namin intersado at gusto nya makuha.

 

Thanks for the reply...

[chups10]

first case filed was thief against to my father. but the one who filled the case is not the landlord but the agrarian owner who have interest in the said land parcel. We also filled illegal arrest to the son of agrarian owner and at the same he has no SPA from his deceased parents. at the end the real owner of the land parcel is the landlord.

 

I am asking if there is other legal way for us to claim kahit kahoy nalang? As of now, as advised by the lawyer "may karapatan daw kami sa mga kahoy" But my father is afraid that same thing will happen again. Wala kaming pinanghahawakan na docs as reference na pwede namin putulin yung kahoy. As of now, nasa position parin namin ang land parcel but not legal. Di din naman kini-claim ng land lord from our position. We are after for the trees dahil may value na sya. What we can do para ma claim namin legally yung mga trees na yun? Dahil yung anak ng may-ari ng agrarian na katabi namin intersado at gusto nya makuha.

 

Thanks for the reply...

NATALO NA KAYO DIBA,BAKA MAG PAEXECUTE NA NG DESISYON YUNG LANDLORD..YARI KAU PAG GANUN AT BAKA MAPALAYAS,O MAWALA NA PAGKAHAWAK NYO SA LUPA..SINCE POSSESSION IS WITH YOU,MADALI NYO MAPEPERA ANG KAHOY..KAYA LANG OF.COURSE KAKASUHAN KAYO ULIT,MALAMANG NUNG LANDLORD..SB M MAY LAWYER KAYO,LET HIM.WORK FOR YOU..MAHIRAP SA GANITO FORUMS,PURO KULANG ANG ADVICE AT GENERALIZATIONS LANG ANG BASIS NG LEGAL OPINION..

KUNG GUSTO NYO NA TALAGA PERAHIN ANG LUMBER,DO A COST BENEFIT ANALYSIS COMPARING THE VALUE OF THE LUMBER VS. GETTING SUED FOR THEFT..LEGALLY,YOU CAN WIN IF.YOU APPEALED YOUR CASE AT MANALO KAYO SA LANDLORD..HANGGANG SUPREME COURT NMN YN EH..MAY PAGASA PA..THATS THE BEST YOU CAN DO NOW

[baddoy]

@chups

 

Thanks. We'll try to talk to our lawyer.