The Legal Side of Real Estate

[Marty111]

Question. In notarizing documents such as lease agreements, is it required to notarize it in the same city as the property? Because for other documents doesnt matter naman diba? Like affidavit of support or loss

[rocco69]

Question. In notarizing documents such as lease agreements, is it required to notarize it in the same city as the property? Because for other documents doesnt matter naman diba? Like affidavit of support or loss

Not really. The important thing is the parties appeared before the notary public in the place where he has authority to perform notarial acts. What is improper is for a notary public to notarize documents outside of his jurisdiction, i.e. notarizing a document in Quezon City, when he is commissioned in Pampanga. But if the lease agreement is for property in Quezon City, and the parties appear before him in Pampanga, that is OK.

Edited January 16, 2019 by rocco69

[bangkok]

Question:

 

The Dept of Transportation and Communication sent a letter to us asking us to donate our property to the state, because our property will be part of the road widening they needed for the construction of MRT 7. Can somebody enlighten me regarding this situation? Thanks

[rocco69]

Question:

 

The Dept of Transportation and Communication sent a letter to us asking us to donate our property to the state, because our property will be part of the road widening they needed for the construction of MRT 7. Can somebody enlighten me regarding this situation? Thanks

Its up to you whether you want to donate. If not, that should force them to BUY the property, through the power of eminent domain.

 

Personally, why would you donate if you can get paid for the property.

[bangkok]

Thank you 😀

[LIMMICM]

Hi, how is the process of transferring the name in the TCT from my mother to us siblings? We are 3 and all are married, the property is 110 square meters located in the City of Manila, the value of the property is about 5million pesos. please advise and how much estimate will we need. thanks.

[nursefatso]

good am! mga boss magtatanong lang po ung bahay at lupa ng lolo at lola ko bibilhin ko po nakapangalan sa lola ko anu po ba ang mga dapat gawin ko para malipat sakin ung pangalan ng titulo ng lupa and magkano ang aabutin na bayad sa tax

[rocco69]

Hi, how is the process of transferring the name in the TCT from my mother to us siblings? We are 3 and all are married, the property is 110 square meters located in the City of Manila, the value of the property is about 5million pesos. please advise and how much estimate will we need. thanks.

basically, deed of donation yan, which will be subject to donor's tax (under the TRAIN law, the tax rate is 6% of the zonal valuation or current market value, whichever is higher); plus documentary stamp tax, at transfer tax (ang transfer tax sa LGU naman). Dati, you could opt for a Deed of Sale (which was subject to a 6% capital gains tax) as the rate for donor's tax was graduated. Now, its a flat rate of 6%, so wala nang pinag-iba, whether donation whether sale, pareho 6%

 

Look up the zonal valuation of the property at the BIR website (usually, di na sila nag-iimbestiga kung ano ang market value, happy na sila sa valuation nila) to have an idea of how much the BIR thinks property costs (note that the zonal valuation is only for land, buildings and structures on the land will further jack up the value of the property).

 

After executing the Deed of Donation, you get a clearance from the BIR, then submit your documents to the Register of Deeds of the place where the property is located.

 

Around 10-15% of the value of the property would be a good estimate of the expenses you will incur.

Edited February 10, 2019 by rocco69

[rocco69]

good am! mga boss magtatanong lang po ung bahay at lupa ng lolo at lola ko bibilhin ko po nakapangalan sa lola ko anu po ba ang mga dapat gawin ko para malipat sakin ung pangalan ng titulo ng lupa and magkano ang aabutin na bayad sa tax

Kung buhay pa lolo at lola mo, Deed of Sale lang yan, tapos BIR clearance, tapos sa Register of Deeds na. Sa gastusin, maghanda ka ng mga 10-15% ng halaga ng property para sa capital gains tax, documentary stamp tax, transfer tax at iba pang gastusin.

Edited February 10, 2019 by rocco69

[LIMMICM]

basically, deed of donation yan, which will be subject to donor's tax (under the TRAIN law, the tax rate is 6% of the zonal valuation or current market value, whichever is higher); plus documentary stamp tax, at transfer tax (ang transfer tax sa LGU naman). Dati, you could opt for a Deed of Sale (which was subject to a 6% capital gains tax) as the rate for donor's tax was graduated. Now, its a flat rate of 6%, so wala nang pinag-iba, whether donation whether sale, pareho 6%

 

Look up the zonal valuation of the property at the BIR website (usually, di na sila nag-iimbestiga kung ano ang market value, happy na sila sa valuation nila) to have an idea of how much the BIR thinks property costs (note that the zonal valuation is only for land, buildings and structures on the land will further jack up the value of the property).

 

After executing the Deed of Donation, you get a clearance from the BIR, then submit your documents to the Register of Deeds of the place where the property is located.

 

Around 10-15% of the value of the property would be a good estimate of the expenses you will incur.

[LIMMICM]

thank you boss, medyo malaki din pala magagastos

[rocco69]

thank you boss, medyo malaki din pala magagastos

In this world, there is nothing certain but death AND TAXES - Benjamin Franklin

[AqUiL]

Hingi lang po ng opinion...

 

Kami po ay nasa isang pribadong subdivision. May sariling basketball court

na kinalaunan ay inilapit namin sa aming punong lungsod para mapabubungan.

Nagkataon naman pinasa sa aming governor at naaprubahan gawing covered

Court. Pagkatapos maipatayo ang covered court, napagkasunduan po ng mga

officers ng homeowners na magkaron ng rules and regulations para sa oras ng

Pag gamit ng court. Pati mga katabing lugar ay pinapayagan namang makalaro.

Kaso may mga pagkakataong na bababoy ang paligiran dahil sa mga pagkakalat

At pagihi ng ilan sa mga gilid gilid ng court. Dahil diti ay nilimitahan ng Homeowner

Officers ang pag gamit ng mga taga labas ng court lalo na kung walang taga subd

ang naka supervise. Dahil dito ilang sa mga taga labas ang nagrereklamo gamit

Ang social media laban sa mga taga subd. Simula ng ito ay naipatayo, Ito po ba ay

pagaari na ng gobyerno? Lalo na at naka imprenta ang pangalan ng gobernador

na nagapprove ng proyekto? Salamat po sa sasagot.

[rocco69]

Hingi lang po ng opinion...

 

Kami po ay nasa isang pribadong subdivision. May sariling basketball court

na kinalaunan ay inilapit namin sa aming punong lungsod para mapabubungan.

Nagkataon naman pinasa sa aming governor at naaprubahan gawing covered

Court. Pagkatapos maipatayo ang covered court, napagkasunduan po ng mga

officers ng homeowners na magkaron ng rules and regulations para sa oras ng

Pag gamit ng court. Pati mga katabing lugar ay pinapayagan namang makalaro.

Kaso may mga pagkakataong na bababoy ang paligiran dahil sa mga pagkakalat

At pagihi ng ilan sa mga gilid gilid ng court. Dahil diti ay nilimitahan ng Homeowner

Officers ang pag gamit ng mga taga labas ng court lalo na kung walang taga subd

ang naka supervise. Dahil dito ilang sa mga taga labas ang nagrereklamo gamit

Ang social media laban sa mga taga subd. Simula ng ito ay naipatayo, Ito po ba ay

pagaari na ng gobyerno? Lalo na at naka imprenta ang pangalan ng gobernador

na nagapprove ng proyekto? Salamat po sa sasagot.

Simula ng ito ay naipatayo, Ito po ba ay

pagaari na ng gobyerno?

 

Ayon sa Section 31 ng PD 957:

 

The owner as developer of a subdivision shall provide adequate roads, alleys and sidewalks. For subdivision projects one (1) hectare or more, the owner or developer shall reserve thirty (30%) percent of the gross area for open space. Such open space shall have the following standards allocated exclusively for parks, playgrounds and recreational use:

1. 9% of gross area for high density or social housing (66 to 100 family lot per gross hectare)
2. 7% of gross area for medium-density or economic housing (21 to 65 family lot per gross hectare)
3. 5% of gross area for low-density or open market housing (20 family lots and below per gross hectare)

These areas reserved for parks, playgrounds and recreational use shall be non-alienable public lands, and non-buildable. The plans of the subdivision project shall include tree-planting on such parts of the subdivision as may be designated by the Authority.

Upon their competition as certified to by the Authority, the road, alleys, sidewalks and playgrounds shall be donated by the owner or developer to the city or municipality and it shall be mandatory for the local governments to accept provided, however, that the parks and playgrounds may be donated to the Homeowners association of the project with consent of the city or municipality concerned. No portion of the parks and playgrounds donated there-after shall be converted to any other purpose or purposes.

 

Lumalabas, ang basketball court ng subdivision ay public land.

 

Ngunit, subalit; datapwat...

 

Ayon sa HLURB Administrative Order No. 3, series of 2017, may kapangyarihan ang Homeowners Association to regulate the use of open spaces, as well as collect reasonable fees for the use of open spaces (See Section 6.1 and [f]).

[AqUiL]

Simula ng ito ay naipatayo, Ito po ba ay

pagaari na ng gobyerno?

 

Ayon sa Section 31 ng PD 957:

 

The owner as developer of a subdivision shall provide adequate roads, alleys and sidewalks. For subdivision projects one (1) hectare or more, the owner or developer shall reserve thirty (30%) percent of the gross area for open space. Such open space shall have the following standards allocated exclusively for parks, playgrounds and recreational use:

• 9% of gross area for high density or social housing (66 to 100 family lot per gross hectare)
• 7% of gross area for medium-density or economic housing (21 to 65 family lot per gross hectare)
• 5% of gross area for low-density or open market housing (20 family lots and below per gross hectare)

These areas reserved for parks, playgrounds and recreational use shall be non-alienable public lands, and non-buildable. The plans of the subdivision project shall include tree-planting on such parts of the subdivision as may be designated by the Authority.

Upon their competition as certified to by the Authority, the road, alleys, sidewalks and playgrounds shall be donated by the owner or developer to the city or municipality and it shall be mandatory for the local governments to accept provided, however, that the parks and playgrounds may be donated to the Homeowners association of the project with consent of the city or municipality concerned. No portion of the parks and playgrounds donated there-after shall be converted to any other purpose or purposes.

 

Lumalabas, ang basketball court ng subdivision ay public land.

 

Ngunit, subalit; datapwat...

 

Ayon sa HLURB Administrative Order No. 3, series of 2017, may kapangyarihan ang Homeowners Association to regulate the use of open spaces, as well as collect reasonable fees for the use of open spaces (See Section 6.1 and [f]).

[AqUiL]

Simula ng ito ay naipatayo, Ito po ba ay

pagaari na ng gobyerno?

 

Ayon sa Section 31 ng PD 957:

 

The owner as developer of a subdivision shall provide adequate roads, alleys and sidewalks. For subdivision projects one (1) hectare or more, the owner or developer shall reserve thirty (30%) percent of the gross area for open space. Such open space shall have the following standards allocated exclusively for parks, playgrounds and recreational use:

• 9% of gross area for high density or social housing (66 to 100 family lot per gross hectare)
• 7% of gross area for medium-density or economic housing (21 to 65 family lot per gross hectare)
• 5% of gross area for low-density or open market housing (20 family lots and below per gross hectare)

These areas reserved for parks, playgrounds and recreational use shall be non-alienable public lands, and non-buildable. The plans of the subdivision project shall include tree-planting on such parts of the subdivision as may be designated by the Authority.

Upon their competition as certified to by the Authority, the road, alleys, sidewalks and playgrounds shall be donated by the owner or developer to the city or municipality and it shall be mandatory for the local governments to accept provided, however, that the parks and playgrounds may be donated to the Homeowners association of the project with consent of the city or municipality concerned. No portion of the parks and playgrounds donated there-after shall be converted to any other purpose or purposes.

 

Lumalabas, ang basketball court ng subdivision ay public land.

 

Ngunit, subalit; datapwat...

 

Ayon sa HLURB Administrative Order No. 3, series of 2017, may kapangyarihan ang Homeowners Association to regulate the use of open spaces, as well as collect reasonable fees for the use of open spaces (See Section 6.1 and [f]).

Sir. Dati na po itong private na basketball court. Kung saan kami din po ang nag request na ito po ay gawing covered multi purpose gym ng aming subdivision...

[AqUiL]

Simula ng ito ay naipatayo, Ito po ba ay

pagaari na ng gobyerno?

 

Ayon sa Section 31 ng PD 957:

 

The owner as developer of a subdivision shall provide adequate roads, alleys and sidewalks. For subdivision projects one (1) hectare or more, the owner or developer shall reserve thirty (30%) percent of the gross area for open space. Such open space shall have the following standards allocated exclusively for parks, playgrounds and recreational use:

• 9% of gross area for high density or social housing (66 to 100 family lot per gross hectare)
• 7% of gross area for medium-density or economic housing (21 to 65 family lot per gross hectare)
• 5% of gross area for low-density or open market housing (20 family lots and below per gross hectare)

These areas reserved for parks, playgrounds and recreational use shall be non-alienable public lands, and non-buildable. The plans of the subdivision project shall include tree-planting on such parts of the subdivision as may be designated by the Authority.

Upon their competition as certified to by the Authority, the road, alleys, sidewalks and playgrounds shall be donated by the owner or developer to the city or municipality and it shall be mandatory for the local governments to accept provided, however, that the parks and playgrounds may be donated to the Homeowners association of the project with consent of the city or municipality concerned. No portion of the parks and playgrounds donated there-after shall be converted to any other purpose or purposes.

 

Lumalabas, ang basketball court ng subdivision ay public land.

 

Ngunit, subalit; datapwat...

 

Ayon sa HLURB Administrative Order No. 3, series of 2017, may kapangyarihan ang Homeowners Association to regulate the use of open spaces, as well as collect reasonable fees for the use of open spaces (See Section 6.1 and [f]).

Sir. Dati na po itong private na basketball court. Kung saan kami din po ang nag request na ito po ay gawing covered multi purpose gym ng aming subdivision...

[AqUiL]

sorry na double post

[rocco69]

Sir. Dati na po itong private na basketball court. Kung saan kami din po ang nag request na ito po ay gawing covered multi purpose gym ng aming subdivision...

Yang basketball court ay siguradong kasama sa 30% na ini-reserve ng developer para sa open space. Bakit siya magtatayo ng basketball court sa lugar na sobra pa sa 30% na kailangang i-reserve, sayang din ang lote na pwedeng ibenta. Kaya't sigurado yan na ang basketball court ay kabilang sa 30% nung area na kailangang i-reserve.

Edited May 24, 2019 by rocco69

[AqUiL]

So may karapatan po ba ang taga-labas ng subdivision na mag reklamo kung limitahan sila o totally di palaruin? Ang problema kse maraming mga pasaway na naglalabas masok simula ng mawalan kami ng guard.

[rocco69]

So may karapatan po ba ang taga-labas ng subdivision na mag reklamo kung limitahan sila o totally di palaruin? Ang problema kse maraming mga pasaway na naglalabas masok simula ng mawalan kami ng guard.

Sa uulitin, ayon sa HLURB Administrative Order No. 3, series of 2017, may kapangyarihan ang Homeowners Association to regulate the use of open spaces, as well as collect reasonable fees for the use of open spaces.

 

Section 6. Powers and Duties. - The powers and duties of associations and the Board of Directors are as follows:

 

xxx xxx xxx

 

1. Regulate the use, maintenance, repair, replacement and modification of open spaces and cause additional improvements thereon;
2. Regulate access to, or passage through the subdivision or condominium roads for purposes of preserving privacy, tranquility, internal security and safety and traffic order;

xxx xxx xxx

 

e. Grant easements, leases, concessions and authority to use open spaces and petition for or consent to the vacation of streets and alleys;

 

f. impose or collect reasonable fees for the use of open spaces, facilities, and services of the association...

 

Dahil ang salitang ginamit ay "regulate", ibig sabihin, hindi pwedeng totally ipagbawal ang paggamit ng outsider, pero pwedeng limitahan o pamahalaan. Pwedeng maglabas ng regulasyon o alituntunin sa paggamit.

Edited May 24, 2019 by rocco69

[nursefatso]

Good morning po mga boss saan po pde magpagawa ng deed of sale?

[anonymous1234]

Tanong lang mga bossing, pano kung yung developer ng condo delayed na ng 5 years sa pinangako nilang turnover ng unit may magagawa ba tayo as buyer? tia

[rocco69]

Tanong lang mga bossing, pano kung yung developer ng condo delayed na ng 5 years sa pinangako nilang turnover ng unit may magagawa ba tayo as buyer? tia

oo, kung ikaw ay instalment buyer, wag magbayad ng instalment payment. Ayun sa Section 23 ng PD 957:

 

Section 23. Non-Forfeiture of Payments. No installment payment made by a buyer in a subdivision or condominium project for the lot or unit he contracted to buy shall be forfeited in favor of the owner or developer when the buyer, after due notice to the owner or developer, desists from further payment due to the failure of the owner or developer to develop the subdivision or condominium project according to the approved plans and within the time limit for complying with the same. Such buyer may, at his option, be reimbursed the total amount paid including amortization interests but excluding delinquency interests, with interest thereon at the legal rate.

 

Kung fully paid na, umatras sa bentahan at bawiin ang naibayad na. Kung ayaw pumayag, maghabla sa HLURB .

[rocco69]

Good morning po mga boss saan po pde magpagawa ng deed of sale?

sa abugado, minsan pwede rin sa sekretarya ng notaryo publiko. pwede ka rin pumunta sa PAO o di-kaya sa Legal Aid Clinic ng mga law school.

Edited June 12, 2019 by rocco69