The Legal Side of Real Estate

[rocco69]

sale of land to a foreigner or a corporation 40+ percent of which is owned by foreigner/s is prohibited (see Sec. 7, Art. 12, Constitution)

 

seeking help on what are the prohibited provisions in an absolute deed of sale in order to avoid rejection when registration is sought with the RD... do you have any circular, memo, guideline, IRR to guide me?

 

will await advice.

 

thanks.

Edited January 19, 2013 by rocco69

[oliverjohnholmes]

sale of land to a foreigner or a corporation 40+ percent of which is owned by foreigner/s is prohibited (see Sec. 7, Art. 12, Constitution)

 

 

 

thanks sir

 

aside from this, is there a specific guideline prohibiting the inclusion of a resolutory or penal clause in the deed of absolute sale?

[rocco69]

Generally, no.

 

Note, however, that for penalties involving the payment of interest, interest of 3% or more per month (36% per annum) has been declared unconscionable by the Supreme Court. By implication, 35.9% would be perfectly acceptable (resulting in credit card companies now charging 2.75% interest per month or 33%/annum).

 

Also, penal clauses that are contrary to law would not be allowed (eg. to pay 1 gram of shabu/month for failure to pay on time)

 

Note also that sale of real property is governed by the Maceda Law (which prohibits unilateral forfeiture of installment payments if the buyer has made 2 years or more of installment payments; as well as unilateral rescission of installment sales. See RA 6552).

 

thanks sir

 

aside from this, is there a specific guideline prohibiting the inclusion of a resolutory or penal clause in the deed of absolute sale?

Edited January 23, 2013 by rocco69

[oliverjohnholmes]

Generally, no.

 

Note, however, that for penalties involving the payment of interest, interest of 3% or more per month (36% per annum) has been declared unconscionable by the Supreme Court. By implication, 35.9% would be perfectly acceptable (resulting in credit card companies now charging 2.75% interest per month or 33%/annum).

 

Also, penal clauses that are contrary to law would not be allowed (eg. to pay 1 gram of shabu/month for failure to pay on time)

 

Note also that sale of real property is governed by the Maceda Law (which prohibits unilateral forfeiture of installment payments if the buyer has made 2 years or more of installment payments; as well as unilateral rescission of installment sales. See RA 6552).

 

 

 

thanks again kind sir... may the force be always with you

[sasuke8]

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

[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!