The Legal Side of Real Estate

[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