How to Transfer Real Estate Titles in the Philippines (From a Sale)

Too often, when there’s a problem with the documents of a piece of land, it can be traced back to an improper transfer of ownership. And this simple mistake is the root cause of very long court proceedings in a lot of cases.

When the Title to a property is not properly transferred to the the new owner, it likely becomes a cause of conflicting claims in the future. It costs a lot of resources — not only money, but also time and energy — to resolve this when a long period of time has already passed.

Situations you don’t want to get into

Below are some problematic situations we’ve seen from previous and existing clients. And I’m sure you don’t want to get into any one of them, so I recommend reading the rest of this post. 🙂

• A sale of a property between two strangers. They only executed a Deed of Absolute Sale but the buyer did not proceed to transfer the Title to his name. The sale was not even registered with the Registry of Deeds. Many years later, the buyer died and his children assumed ownership of the property, also without completely processing the transfer of Title. When the seller also died, his children settled his estate. Included in there was the property already sold to the abovementioned buyer. A new Title was released for the property, in the name of one of the seller’s children. There are now conflicting claims between the children of the seller and the children of the buyer.
• A Transfer Certificate of Title issued to a person without complete supporting documentations. It turned out that this new Title was issued with the help of an insider “contact” or “connection” from the concerned government agency. But the supporting documents are lacking. A buyer bought the property relying on the authenticity of the said Title. Now, when he tried to transfer it to his name, the supporting documents for the previous transfer were required. They are nowhere to be found, so… big problem. (Sidenote: This is why an independent Title Verification is very important before buying a property from an individual seller.)
• A sale of a property by a corporation to an individual buyer. After completing his payment, the buyer did not proceed to complete the transfer of the Title to his name. The Deed of Sale was not registered and not even notarized. Years later, the corporation dissolved. Now the buyer wants to process the transfer of Title to his name. But in getting the Deed of Sale notarized, nobody can sign the documents in behalf of the corporate seller because the corporation is not existing anymore. Again, a big problem.

We have some more examples of these troubled situations involving real property Titles. But the above should be enough to give you an idea of how important it is to transfer Titles properly.

So, below is a practical and step by step guide on how to properly process a transfer of Title subsequent to a sale.

Important note: There are several different modes of transferring ownership of a real property. It can be through a sale, donation, exchange, inheritance, and others that are more complicated. Each of these modes has different sets of documentary requirements. The one I’ll be describing here is for a sale.

The Proper and Complete Process

I. Preparation

1. Prepare the necessary documents for execution of Deed of Sale:
   • Deed of Absolute Sale (or other variants, as appropriate in your case)
   • Acknowledgment of Payment (from buyer to seller)
   • Affidavit of non-tenancy and/or no pending case (as appropriate)
   • Affidavit of land holdings by the buyer (as applicable)
2. Signing of documents. Both parties should sign the following:
   • Deed of Absolute Sale
   • Acknowledgment Receipt of Payment by the buyer to seller

The seller should sign the:

• Affidavit of non-tenancy and/or no pending case

The buyer should sign the:

• Affidavit of land holdings

• 2 government-issued ID’s of both the seller and the buyer
• Tax Identification Number (TIN) of each party
• Original Owner’s duplicate of Title
• Marriage contract, if applicable
• Previous Certificate Authorizing Registration (CAR)
• Tax declaration
• Receipt(s) of Real Property Tax (RPT) payments
• Special Power of Attorney (SPA), if dealing with an attorney-in-fact (an authorized representative)

II. Secure payment computations and certified copies of the following documents.

1. Bureau of Internal Revenue (BIR):
   • Secure computation of fees for Documentary Stamp Tax (DST) and for
   • Capital Gains Tax (CGT)

Notes: Go to ONETT for DST and CGT computation; ask for the specific payee to be named in the manager’s check (if paying in check); and take note of their accredited banks, so you’ll know where to submit the payments.

• Secure computation of Transfer Tax
• Secure Tax Clearance

Notes: Ask for computation of the Transfer Tax; ask for the specific payee to be named in the manager’s check for payment (if paying in check).

• Secure Certified True Copy of the Tax Declaration

• Secure computation of Registration Fee
• Secure Certified True Copy of the existing Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT), as appropriate

Notes: Ask for computation of the Registration Fee; ask for the specific payee to be named in the manager’s check for payment (if paying in check).

III. Preparation of payments.

Now that you know the exact fees that you will have to pay, you should prepare these amounts. These fees are preferrably paid using manager’s checks. But you can also pay them in cash.

Take note of the following deadlines for the settlement of these fees.

1. BIR:
   • CGT – 30 days after the date of notarization of the Deed of Sale
   • DST – 5th day of the following month from notarization of the Deed of Sale
2. City Treasurer’s Office:
   • Transfer Tax – 60 days from date of execution of Deed of Sale or the Acknowledgment of Payment
3. Registry of Deeds:
   • Registration Fee – 1 year from the date of release of CAR from BIR + 6 months extension if approved by BIR upon due submission of request

IV. Process payments to BIR.

1. Present the following requirements to ONETT to obtain the official Computation Sheet:
   • Certified True Copy of the Title (TCT or CCT)
   • Certified True Copy of the Tax Declaration
   • IDs of the buyer(s) and the seller(s)
   • TIN of the buyer(s) and the seller(s)
   • Filled-out online DST & CGT BIR Forms
   • Deed of Sale
   • Acknowledgment of Payment
2. Pay the DST & CGT at the Accredited Agent Bank (AAB) of the BIR-RDO (Revenue District Office)
   • Fill out the bank form for the BIR payments
   • Present the verified DST & CGT BIR returns together with the MCs (or cash payment) and the bank form
   • Don’t forget the transaction slip!
3. Then go back to BIR to file the above listed documents together with the transaction slip for the processing of the new CAR

V. Process payment to the City Treasurer.

1. Present the following requirements to the Officer in Charge (OIC):
   • Deed of Sale
   • IDs of the buyer(s) and the Seller(s)
2. Submit manager’s check or cash payment to the designated cashier.
3. Bring the receipt to the OIC together with the above mentioned documents to process the Transfer Tax Clearance.

VI. Process payment to the Registry of Deeds.

1. Fill out an application form for transfer of Title and present the following requirements to the Examiner of the Day:
   • CAR from the BIR
   • Deed of Sale
   • Transfer Tax Clearance
2. Submit the manager’s check or cash payment to the cashier for the registration. Then attach the receipt to the application form together with the documents stated above.

VII. Follow up with the Registry of Deeds.

1. Contact the assigned examiner for the progress of your application for new Title.
2. Once the new title has been released, file a copy with the City Assessors’ Office.

VIII. New Tax Declaration.

1. Finally, when the new Title under the buyer’s name is already released, present it to the Assessors’ Office for the issuance of the new Tax Declaration.
2. Congratulations! You’ve now completed the proper transfer of Title.

Parting Reminders

Great care and attention to small details are required in this process. You are also going to need a lot of patience as this will involve a lot of waiting and sometimes long queues.

Little mistakes along the way may cause major delays and possible serious issues in the future. So please be careful to save yourself a lot of trouble. If there’s anything you are not sure about, ask questions to relevant persons, not just to anyone.

Also, if you’re in doubt as to whether an original or only a copy of a document is required, just bring the original. You can just make copies there if only copies are needed.

Would you rather have professionals do this Title Transfer for you? Contact us today and experience our award-winning services and client support that will save you tons of headaches along the way.

ABOUT THE AUTHOR

Joanne is a licensed real estate broker and appraiser. She founded Phil. Property Expert, Inc. – a top-notch real estate services company whose vision is being the most trusted company when it comes to competence and quality of service.

my colleague required TX TREC 32-2 some time ago and discovered an online platform that has a lot of sample forms . If others need to fill out TX TREC 32-2 also , here’s a http://goo.gl/CYcd3N

Gd pm po Atty. Magtatanong lang po ako ng advise nyo.
May binili po ang nanay ko na lupa sa kapatid nya noong year 2000.Nagagree po silang dalawa na nanay ko na po ang magbabayad ng capital gains tax komo mura lang binenta ang lupa sa nanay ko. Napanotaryo po nung 2010 lamang, pero di pa rin pi nabayaran ang capital gains tax hangang ngayun at wala naman parin pong changes ang nagawa ng nanay ko sa original na titulo, except kumuha lamang po kami ng certified true copy at nakita namin na malinis naman po ang titulo na binenta sa nanay ko. Kinausap po namin magkakapatid ang kapatid ng nanay ko na di pa rin namin nalilipat sa pangalan ng nanay ko ang lupang nabili sa kanya. Suggestion po nya na gawin na lang namin kung anong pwede solusyon para maayos namin, kasi may alzheimer na po nanay ko. Nung 2011, binigyan na po ako ng nanay ko ng SPA to take charge and decide tungkol sa lupang ito. Nagsuggest po ang manugang na CPA ng kapatid ng nanay ko na magpagawa na lang kami ng DEED OF DONATION para macancel out na lang ung original na deed of sale ng nanay ko at tiya ko since wala naman nagawa pang changes sa original titulo. Pwede po bang gawin namin un at kaming lahat na magkakapatid, instead na nanay ko, ang donees ng tiya ko at magiging dated 2016 na po ang deed of donation kahit nagbilihan naman po talaga ang nanay ko at tiya ko nuong 2000? Ano na po ang mangyayari sa original na notaryadong deed of sale? Maka-cancel na lang po ba yun automatically pag ung deed of donation ang binasihan namin ng pagbayad ng donor’s tax at pagtransfer sa names naming magkakapatid? Safe po ba na di sila maghahabol sa future kung lalabas na donated lang po ang lupa at kapag di pa namin nababayaran ang donor’s tax? If di po advisable at safe kami na palitan na lang ng deed of donation ang original deed of sale namin, pwede po ba na gumawa na lang po kami ng new deed of sale na dated na lang 2016 (para maging ngayung taon na lang po ang umpisa ng basis of computation ng tax). Ano po ang mas maganda naming magawa habang buhay pa po ang tiya ko (85 years old ) at nanay ko (84yrs old, last stage of alzheimer na po sya). Please help and guide us po. Maraming salamat po Atty. Looking forward po sa advise ninyo. God bless.
Sam

hi po, tanong ko lang po kung pwede band 2 buyers ang ilalagay sa deed of sale?gusto po kasi ng tita ko na sa amin dalawa nakapangalan ung new title pag tapos na..salamat

Hi Atty. Good evening, ei mag a2sk po ko about sa lupa ng lolo ko na nabili nya nong unang panahon pa tagal na ei patay na clang dalawa ni lola tagal na rin ei ang story po nsa uncle ko po iniwan ang lupa tpos c uncle nag SPA sakin pra ako ang ha2wak sa huli pero but the big deal is. wlang DEAD OF SELL na naiwan sa uncle ko pero ang sa BIR at sa ACESSORS office name na ng uncle ko but the big deal is ang mga anak ng dating may-ari hinahabol nla na ku2nin nla dahil wla daw title na bago ang tutuo wlng title pa pero my DEED OF SELL sbi ng mama ko,misplaced kng saan na un ang problem ei wla kmi nagawa inagaw nla cla ngayon ang nag-pasaka ng lupa at ngayon be2nta daw nla at my bi2li daw. Ei ang tanong ko kng sakaling bilhin un ng buyer ei pwede pa kya nmin mabawi un kng skaling mkita nmin ang papers. pls reply me here madam sa email ko need ko tlga answer mo [email protected]

Hello Atty. I am foreigner who bought a lot in PH in Samal island (Davao). On a name of my pinoy friend.
The land i bought is donated, so all I have is a blueprint (plan) and the deed of sale.
The question is: Can I (my pinoy friend) sell this lot withiut title but having deed of sale and blueprint only?
thank you. Salamat po!))
[email protected]

Hello Joanne, I would like to buy a house and lot but, the Title is still under their parents who already passed away since long time and none of the children made any action to transfer the TCT under their names. What will be the procedure in transferring the TCT if we will buy the property? Can we transfer it directly under our name? Also, the Property Tax that they are paying is low because it is declared as a Lot only. They actually constructed 5 small houses in one Lot. Will there be penalties if ever we bought this property? As far as I know, before the TCT can be transferred to the buyer’s name, the property tax should be paid first but before this, there will be an ocular inspection of the said property before we can proceed with the payment of Property Tax.

Hello Joanne
Im confused in one particular area of the process. So if the seller applied to a Bank for a loan to purchase the house and lot, When is the exact moment and time will the Seller have the buyers sign the Absolute deed of Sale? Upon the bank releasing the full amount of the purchase price that the
seller Loaned? I was told that its not the case , and that the seller has to wait 5 -6 weeks after the deed of Sale has been signed?

Assuming you’re the seller, see if you can ask the bank to give you a “letter of guarantee” that the funds are ready to be released in behalf of the buyer. This is usually what they give developers when the buyer takes a loan from a bank to pay for his balance. The letter of guarantee from the bank is enough for developers to execute the deed of absolute sale and get started with the process of transferring the title. It might be enough for you as well.

Thank you for your reply here, it seems that there is a bit of uncertainty in the process with your answer to my question . so the bank might or might not hand me the Letter of Guarantee upon my request for them to do so? Shouldnt that be a standard procedure by the Bank to Hand in the letter to avoid any fraud ? Or is it another way for the banks way to wash their hands off to avoid any Responsibilty to the public?

It’s more like an “industry practice” rather than a “standard” or a requirement. In the case of property sales between developers and individual buyers, the usual process when there are loans involved is for the bank to issue a letter of guarantee to the developer. In your case, since you’re both private individuals, there may be other considerations or circumstances that affect the process and the actual documents involved. For that, the issuance of a letter of guarantee by the bank may or may not be automatic on the part of banks. I can’t tell you for sure since I don’t know much about your case, not even the bank/s involved. That’s why I said “…see if you can ask the bank to…” I wouldn’t say it’s a way to avoid responsibility.

I see, bottomline is more red tape to dwell on for individual like myself just to obtain a piece of document that should be a standard practice rather than a industry practice on the part of the banks regardless of how the circumstances are. As far as im concern , When the Buyer’s loan had been legally approved by the Bank, that letter of Guarantee should be readily available as proof that the Buyer has means to purchased the said property. As for the Seller, as long as he or she complied with all the required documents as per listed on your Guide to Selling , then the Bank should not have any reservations whatsoever to release the Letter of Guarantee.

I wouldn’t consider it red tape also. As far as the bank is concerned, it does not have any direct business with the seller. The person who applied with them for a loan was the buyer. If the bank does not know that the seller wants or requires that letter, then they may be unnecessarily disclosing sensitive info to a third party. Besides, you can make that letter one of your requirements from the buyer so that the buyer will get it from his bank for you and so you won’t feel like you’re too inconvenienced.

hi. my aunt is trying to sell her house and lots. actually, the house is built, as confirmed in its tax declaration, on 2 adjacent lots, each one having its own TCT and tax declrtn. does she need to execute 2 deeds of sale to the same buyer? or, will 1 deed of sale suffice since there’s only 1 seller and 1 buyer?

i refer to deceased spouses with no will, leaving 4 children( 3 who are deceased with children also). Do u suggest making individual EJS or one ? Also is tax dec based on year of death or closest to year of death for estate tax computation purposes. thank you

You can do the things you mentioned in one document but the payment of estate taxes will be per deceased. If there is a donation or sale in the document, it will be subject to donor’s or capital gains tax.

Hi, I am a non Filipinoa married to a Filipina. We have two children 1 and 3 years old respectively. I want to buy a 150sqm land in the Philippines and put it in my children’s names. Is that possible? Thank you. Robbie

Having a Filipino mother means your children are considered as Filipino citizens as far as Philippine law is concerned. [Article IV, Section 1 (2) of the 1987 Constitution] Consequently, the answer to your question is, yes.

For taxation purposes, the BIR might see this as donation because minors have no capacity to purchase. Donation to a stranger is taxed as 30%.

Hi. So if we buy the land in my wife’s name and then she transfers the title deed to the children’s name – who are filipino citizens – will that work or not?

is it ok to sell a land property without signature of one of the persons in the land title? My grandmother has 5 children. Only 4 of them agreed that they’re willing to sell our land property. Can they still proceed selling the land without permission of the other one?

Good Day Ms. Joanne,
Three days ago, we have fully paid a subdivision lot in Bulacan
and we are in the process of transferring the property to our name.
Your article is very much informative and helpful to my situation.
Thank you for sharing your expertise.God Bless!

Here’s a situation: a parcel of land X is jointly and equally owned by Juan and Maria henceforth the land title is named after Juan and Maria. However, owner Maria wants to sell/donate her potion to a relative(s) named Pedro. Is there a way to transfer the title from Juan and Maria to Juan and Pedro without splitting the title? Co-owner Juan is in favor of Maria selling/donating his portion to a relative(s). Many thanks!

Yes, because the ownership is on an undivided share. Splitting of title happens only when the property is actually divided setting forth the boundaries of each owner. The parties just need to execute a Deed of Sale with Consent of Co-Owner (Juan). Hope this helps.

Hi Miss Joanne, I hope you or anyone can give me some answers to my questions. I bought a parcel of land (400square meters) over 10 years ago from the family of my brother in law in Bulacan. (It was their share from their forefathers) I was told then that they will do all the documentation and they have asked me to keep the remaining P60,000 pesos that they then assume will be the cost for the work on the documentation for the transfer to me, and the only cost I have to pay is for the title of parcel I bought from them. So at the moment the P60K is still in the bank. After all these years nothing has happened, so I decided to instruct my sister to deal with the documentation of this instead. After all the hassle, all they had given us, (aside from the deed of sale) was a photo copy of the mother title. Clearly they haven’t done anything after all these years. My questions: What are the necessary documents do we need to get to start the process for doing this complicated matter? How long normally does this kind of case going to take? Any idea on how much will it cost to work on this from start to finish? What are the different things we need to pay? If ever this get sorted and already for Titling, can it be name to my son? My greatest appreaciation to anyone who can give me light on this. Thank you. Teody T Foulkes

What are the necessary documents do we need to get to start the process for doing this complicated matter? – A lot of documents. Get first the certified true copy of the mother title from the registry of deeds to make sure that the property is still in tact. If it is so, and you just bought a portion of the property covered by the mother title, you need to have the property subdivided by a licensed geodetic engineer and approved by the DENR, LRA and other agencies. From their, you pay the corresponding taxes, fees, penalties, and others concerning the sale. You will transact with BIR and Treasury Office in addition to what i have mentioned. How long normally does this kind of case going to take? – With the scenario I mentioned, it may take you 6 months to 1 year to have the property titled under your name. Any idea on how much will it cost to work on this from start to finish? What are the different things we need to pay? Consult a lawyer on this as expenses will depend on the particular services you need. f ever this get sorted and already for Titling, can it be name to my son? – Yes if the buyer is your son who is financially capable to purchase. Otherwise, if minor for example, you can legally donate to your son. Hope this helps.

Hi, How will be the process for a foreclosed property that I would like to purchase. The title is already under the Bank’s name, but the tax declaration is still under the Original Owners’s name. The real estate tax are still unpaid for the last 5 years. The bank’s policy is ‘As-Is-Where-Is’. Is this still doable? Thank you very much.

good day PHIL PROPERTY EXPERT. I would like to ask if Palawan have a different laws when it come to property and is it true that it is not allowed to title the property if its tax declaration. they said it was hold. and how complicated the old US title property? I also wanted to know if right of way is a must or do we go to the court for this? AND can I ask if the blue print been subdivided by the geodetic engineer does the seller and the buyer need to sign this as well? thank you so much in advance…
raiza

Good day Miss Joanne, Ask ko lang bakit kailangan kumuha pa ng Certified true copy ng tiltle, meron naman ng original copy.
and also acknowledgement receipt, meron naman ng Deed of sale. Nakalagay namn sa deed of sale ang halaga ng lupa, pirmado din ng seller.

Baka po “Open Deeds of Sale” ang hawak nilang papel. Ang pagkakaalam ko po kasi pag open deeds of sale blanko po ang new owners name at price ng lot. Pirma at copies of valid id’s po ng original owner at ibang documents ang kailangan. Madalas gawin ng mga buy and sell ang open deeds of sale.

Ang official copy po ng title ay nasa Registry of Deeds. Yung copy po na nasa may-ari ay duplicate copy lang po. Kung meron naghahabol sa property, sila ay pupunta sa Registry of Deeds para matatakan ang official copy dahil hindi naman alam ng naghahabol kung nasaan ang duplicate copy. Dahil dito, kailangan po ng certified true copy mula sa Registry of Deeds para malaman kung ang official copy ay intact pa or cancelled na. Ang acknowldgment receipt ay kailangan para malaman kung magkano ang actual na natanggap ng seller, dahil minsan ang nakalagay sa Deed of Sale ay mas mababang halaga para umiwas sa mataas na buwis.

Hi Miss Joanne. Sa first sample po ng conflict, pano po makukuha ng anak ng buyer yung right sa lupa?
If

You will have to file a case in court. First thing you should do is engage the services of a lawyer, preferably one specializing in real estate, or at least civil law.

Hi mam ask ko lang po.I was wondering how our land was transfer to the sister of my father & the Deed of Sale seems to be fake as it was the withness who signed on all pages and signature of my father was forged too.I went to RDO of Binangonan & they couldn’t give me any trace back as to what happen why our land was transfer to our auntie’s name. And now the apo just came evicting us from our lot.We only have our residence tax declaration and lost copy of land title? Can I sue the RDO of Binangonan if they don’t want to give us the trace back of our lot or any solution for us to trace how my aunt manage to put our land on her name?

If you think your father’s signature was forged, you should immediately consult a lawyer or go to the NBI for assistance.

Hello po asked lang po bakit po ba kailangan pa ng city of assessor ang Special Power of Attorney sa pag transfer ng tax declaration na may titolo na kami..ganito mo kasi yong dead of absolute sale namin gumamit ng SPA..since matagal na po wala na po yong SPA parang na submit na sa parents ko sa Register of deeds.

Ang deed of sale po ay isa sa mga requirements ng assessor’s office. Kung gumamit po ng SPA para sa deed of sale, talaga po reqiuired isubmit ang SPA since part po ito ng deed of sale. Pwede po kayo kumuha ng certified true copy ng SPA sa regsitry of deeds kung saan ito naipasa. Pero wag po kayong magalala, kung sino po ang nakapangalan sa title, siya po ang tinuturing na owner.

I see the name of my father, Victor, in the National Archive Office but the land is now owned by Maria as found in the Registry of Deeds…. Maria has NO NAME in the National Archive. I am confused. Please help. Salamat po.

Hi Miss Joanne. Nakabili po kami ng property sa Pasig 7 years ago at nakapangalan na sa amin yung title. Ngayon lang po napansin nung nagbayad kami ng tax nakapangalan pa din sa dating may ari yung property. Ano po ang dapat namin gawin at may babayaran pa po ba?nasa abroad po kasi kami ng asawa ko.

Hi Kenshin, you need to submit certain documents to the Assessor’s Office in order to transfer and record the tax declaration under your name. For more details please email me @ [email protected]

Hi Ms Joanne, Please help nman po kz inaayos ko po yun transfer ng title s asawa q..kya lng nun 1989 pa po nbili un lupa at now lng namin naasikaso.hnhanapan po aq ng TIN ng seller ng lupa, e mtgal npo patay un at wla n kmi balita since nun.pano po kya pwede ko gwin Mam Joane?ngtry po ako ipahanap s system ng BIR based lng po s name nun seller pero wala po kita.Wala po b iba paraan para ma transfer un title?yun seller po awardee lng po s NHA kya sbi po s registry of deeds pwede daw po itransfer un lupa dti kht wla TIN dhl award lng ng NHA kya ndi cguro hinanapan ng TIN un seller dti.panu po kya pwede ko gwin?salamat po! Godbless

Hi Miss Jane,
Your proper and complete process deals only with an ideal case of purchase. I am Australian however we with my wife as a buyer, have encountered many other problems in the process of Transfer of of title.
For example:
A. Names of the Seller’s in the original Title and Deed of Sale do not match.
Solution : Secure a certified copy before you signing the contract and pay any money. If the original title holder is dead then secure a death certificate.
B. DST and CGT are easy to calculate but BIR also verifies whether all the buyers and sellers have cleared all their taxes even with respect to other properties they are holding in the Philippines. You may have paid the seller the entire purchase price of the Real Property but to your surprise you suddenly find out that a huge sum of money in taxes is yet to be cleared.Normally the seller is reluctant to pay back any money. If you are in a hurry you may end up paying with other people’s taxes. This is very unfair in the Philippines. BIR should tell before hand if any one mentioned in the draft Deed of sale has a Tax debt. Since you are an expert please tell me how to overcome these issues. Kind regards

Hi Manjur Sarder, you have to secure a tax clearance (land and/or bldg) from the assessors office in order to make sure that there is no tax delinquencies.

Hi miss jane ask ko lng po bumili ang kptd ko ng prperty under ng bdo ang dating holder po ay c H ngayon po ehh under nsya ni P . Tas ang hawaak kong tax dec ay yung ky H .hinihingi ni BIR ang bgong tax dec P ..ngayon po nkpending ang papers ko kay BIR.1 week ko ng hiningi ky bdo ang bgong tax dec pero wala clng mbigay ano po dapat kong gawin?

U can get tax dec at city hall assessor’s office , f u dnt know the tax dec number pwedi ka mag request.

Ngrequest npo ko kaso ang sbi ni assessor di p daw po ntransfer ni bdo under ng pcib..ngayon hinihingi ko po ky bdo lagi nilang cnsabi is on the process npo 1 month npo gaano po b katagal ang pgprocess non.

Good pm po ask kolang po sana tungkol sa lupain naiwan ng Lola ko ang Lola ko po at dating tenant taga pag alaga ng mga lupa at sa Tagal napo na pAg aalaga ay na ibigay sa kanila ang titulo pero mga ilang Taon po kinuha ng denr at ang sabi ay nagkamali daw ang sukat . Tapos bigla pong namatay ang Lola ko ng mamatay po bumalik ang dar at cancel nayong titulo tapos nAgtanong po sila Kung Ilan ang nakatira sa lupain yon ang sagot ng nakatira ay anim sinukat po at may nagbayad naman isa Kong tiyahin at bawat nabigyan ay kanya kanya ng titulo lahat po yon mga anak . Ngayon po nalaman namin apat kaming di nabigyan pero patay napo mga magulang namin gusto po namin mag hahabol pano po ba ang dapat namin gawin

Wala po kasing kaming Hawak na Kahit anong papel ang gusto po namin sukatin ng bago lahat po denr ang nag ayos bale wala naraw yong unang title at Mali nga daw cancel daw yon ang nakapag tataka bakit nahati sa anim tapos yong isang binigyan ng hati ay patay natin magulan unfair naman po sa Amin mga pinsan patay natin po mga magulang namin na anak ng Lola ko . At saka di Nila sinabi na nag hatian maraming salamat po . Dipo ako makapag asikaso dahil nasa Ibang bansa ako sana po mabigyan ninyo ng opinion God bless

Ma’am Ask ko lang po. My bibilhin po akong lupa, maluwag po sya my titel daw ang whole lot, pero 306sqm lang po ang bibilhin ko.
Ano po ba ang mga steps na dapat kung gawin. Kc yong tenant ang sabi dina dadaan sa BIR. tama po ba yan or legal?
Ano po mfa dapat na gawin ko or hingin sa owner side

Maam, Gusto ko sana magpa transfer of title ng lupa nabili ko, ang problema kasi walang judicial partition yung magkapatid. tapos hindi sila magka-sundo. tapos ang duplicate title ng lupa ay hindi mahagilap. pydi ko po bang ma transfer ang title kahit walang partition ang magkapatid at ang hawak ko lang ay photocopy ng title? anu po advise nyo? salamat….

hindi po. kailangan ng duplicate title, kung nawawala, kailangan magpaissue ng replacement, petition po ito sa korte. kung hindi nagkakasundo sa hatian, kaso din ito sa korte. kailangan niyo po sumangguni sa abogado para sa problema ninyo

Hi mam jane, ask q lang po , panu po “deed of sale” lang po ung sakin , naka pangalan. Makukuha pa po ba un ng mga anak?

Hindi po, must transfer the title first. Yung deed of absolute sale is just nothing f hndi na transfer. After a month ng deed of sale u need to pay cgt asap to avoid surcharge,interest and compromise and every 5th of the following month u need to pay dst also. When transferring the title u need the ff.: 1)deed of absolue sale 2)acknowledgement receipt issued by the seller 3)OR issued by the lawyer who made the legal docs 4) original title (owner’s copy) 5) ctc-blue copy of the title ,make sure to cancel the encumbrances (if there is). It takes 22 working days to delete the encumbrances/mortgage lien 6)ctc of tax dec 7)orig tax clearance frm cityhall assessor’s office, it s also a proof that the the owner/seller s paying the taxes,all cleared. Go to BIR and bring all the docs, onett will compute the cgt and dst ask them where to pay, if the amount of cgt or dst is above 30k u need to issue a manager’s check, they won’t accept cash or personal check (ask the bank about it, and take note every bank has diffrent format. Example: if china bank the payee’s will start CBC FAO BIR IFO ,your name and TIN number, other banks will not accept your MC if the format is wrong. You can’t pay at Land bank if ur payee is CBC ——- now, before making MC’s, go to the bank first and ask some details. Go to the bank earlier bfore lunch if possible (some bank’s won’t accept MC’s aftr 2pm/12nn/11am) After paying go back to BIR bring the important docs, and both buyer and seller must have TIN because they will verify your tin numbers. Onett will give u claim slip for your CAR, follow-up after (five day period will start once payment is uploaded and five day period may be suspended due to the ff.: ocular inspection,add’l docs/requiremnts,deficiency taxes.) BIR told me, maybe after 2/3 weeks the CAR is ready to pick-up, – that’s all for now, because am not yet finish, still waiting for the Certificate Authorizing Registration (CAR). 😉 😉 😉

Hi! ask lang po… almost 5 years na po pina process ung lupa ng pmilya namin,,(comercial lot / hectares) mayron po kcing umangkin sa lupa at pinagawan ng pekeng titulo which is hindi nmn naka register sa LRA and last month sabi po nila is ok na daw , dhil napatunayan na na peke ung titulong pinagawa nung umngkin sa lupa..at naka publish na daw po sa dyaryo.. wait nlng daw po ung buyer… ano po ba ibig sabhin pg naka publish na sa dyaryo. .. nasa ibang Bansa po kc ako kaya mdyo naguguluhan din po ako.. maraming salamat! Godbless

Hi Ma’am, How and where do we request for the Updated Tax Declaration and Updated Real Estate Tax Receipt? Thank you!

Tax Declaration, you get this from the assessor’s office. Real Estate Tax Receipt, you get this from the Treasurer’s Office, both situated at the City/Municipal Hall where the property is located.

Hi po ang transfer title ba talaga yun na yung blue kasi dating title red kasi yun eh…ask lang po naguguluhan lang ako…salamat

dati red, ngayon blue na yung frame tapos mahaba na yung title number. tawag sa titl ngayon ay e-title.

Hi Ms. Joanne. Ask ko lang po. Need kasi namin isettle yung estate tax ng grandfather ko. He passed away 10 years ago. However yung isang lupain po niya, binenta daw sa uncle ko bago mamatay pero hindi napapalitan ng pangalan sa titulo. Ngayon, nagappear pa sa certificate of total landholdings under my grandfather’s name yung lupa na yon, eh requirement po sa BIR ang extrajudicial partition ng lahat ng lupain na nakapangalan sa kanya, okay lang ba na ipakita yung deed of sale nila instead na isama sa partition? Tapos binenta din nung uncle ko sa ibang tao yung lupa this 2015 lang. Ganun din po, hindi pa napalitan yung pangalan. Salamat po.

Yes, wag na ninyo isama sa extrajudicial settlement yung nabenta na property. Ipakita niyo sa BIR yung mga sale documents kung paano nabenta yung property, para hindi na masama sa computation ng estate tax.

Salamat po Ms. Joanne! Another question po, yung hinihingi po ba ng bank na BIR clearance para mawithdraw yung pera ng isang deceased person ay ang CAR din o Certificate Authorizing Registration ng lupa?? Salamat po ulit.

CAR is the acronym for Certificate Authorizing Registration po. They’re the same thing. As to that clearance that you’re asking about, iba po ibig sabihin ng bank nyo dun. The CAR applies only to real property, it does not apply to cash in bank. BIR will issue you that clearance that you need, once you’ve executed the settlement of estate of the deceased and paid the corresponding estate taxes.

Pano po kung dead of sale lang po meron kami..Pano po namin itransfer yung pangalan ko sa titulo po ng lupa…ano po gagawin ko?

Hi . What to do if your grandfather verbally bought a land and has been living on it and paying the taxes for the past 40 years . He is still alive but the seller is not. What is the proper procedure to take

You need to ask the heirs of the seller to sign a deed of sale in favor of your grandfather. However, they need to undergo settlement of estate of the seller. For more details, please email [email protected]

Hi mam joanne I just I want to ask if a property was donated to us by my grandmother and the title of property is still my lola’s name. Can I sell the property or not?

Yes, but if there is no Deed of Donation, the prospective buyer might not be interested for lack of proper documentation.

If the lot has no title, the seller or the buyer can apply for titling by Judicial Application (thru court) or by Administrative Application (thru the DENR).

Ms. Joanne I just want to ask i was suppose to avail a home loan and as part of the requirement is to transfer the property to my name sadly the home loan did not transpire how is the title going to be transferred to the actual owner again since no payment or sale was done

Hi. By sale or donation, but this will entail payment of taxes and fees to transfer the title back to the previous owners. Try to apply for a loan to other banks so that the previous owners will be paid.

Hi miss joan. Ask ko lang po kung sa pagrelease ng id sa deeds of registry eh kelangan pa ng birth certificate ng whole family like brothers sisters grand children. Sabi for verification lang daw para marelease ung id. And need pa ng orig copy or pwede na xerox copy nalang? TIA.

Hi Ms. Joanne, tanong ko lang pong isang property samin na up for sale at gusto ko sanang i apply sa home loan. Ang proble
ma, you titulo nakapangalan po sa auntie niya (walang anak) kaya ibinigay sa kanila (seller) nung namatay. Pano ba nila mapaplantsa ang issue na yan para maging clean title at ready to transfer sa prospective buyer (ako)

Kung pinamana sa pamangkin ng auntie niya, kailangan dumaan sa settlement of estate na kung saan pipirma at idodonate sa pamangkin ang property.

Pagka may settlement of estate na..di na po ba kaylangang itransfer sa kanilang pangalan ang titulo? Di po ba magkakaroon ng issue si seller pag pinatransfer na nya sa kanyang pangalan? Salamat po ng marami ms joanne. Have a nice day po.

Hindi na po kailangan ng actual transfer sa kanilang pangalan pero babayaran pa rin po yung transfer sa kanila.

Hi Ms. Joanne,
Need your advise ma’am. May gusto akong bilhin na property. Kaso yung title eh nakapangalan sa mag asawa and patay na yung wife. Pede po ba ibenta nung tatay yung property and as a buyer how do I protect myself na walang magiging issue in the future? Salamat ma’am.

Pwede po ibenta, pero ang magbebeta ay yung tatay para sa conjugal share niya, at yung mga tagapagmana doon sa naiwan ng wife. Dadaan din po yan sa extrajudicial settlement. kung kailangan niyo po na karagdagang impormasyon, email po kayo sa [email protected]

Hi Ms.Joan,paano po Kung bank financing,magbbgay Ng dp Yung buyer sa owner,then Yung balance manggagaling sa bank. Pagka lumabas na po Ang letter of guarantee,Yung approval Ng bank,ano na po Ang gagawin kz,namention na kailangang may acknowledgment of payment Ang seller. Thank you po

Opo, kailangan po an acknowledgment of payment ng seller kahit hindi pa bayad ng buo dahil para maprocess ng bir ang papeles. paghindi po maprocess ng bir yung papeles, hindi po malilipat sa buyer ang property at hindi din masasangla sa bangko, at yung loan ay hindi na marerelease. isa sa condition ng bank guarantee ay kailangan malipat sa buyer ang titolo. email po kayo sa [email protected] for more information.

Hi Ms Joan. I have the same scenarion . Pag nagbigay po ba ng acknowledgement of payment in full kahit DP pa lang ang nabibigay may risks involved like what if takbuhan ka ng buyer? Ano po ang protection ng buyer? Can they claim your property and cancel the bank loan? Thanks po in advance

Protection ng seller is the bank guaranty letter. kung hindi matuloy yung loan nila, the buyer should return the property to you, otherwise, kung takbuhan ka, pwede mo kasuhan.

Hi Ms Joanne! Pwede po ba mabenta ng auntie ko yung bahay namin kahit di po nakapangalan sa kanya? Nasa kanya po kasi ang deed of sale. Siya po kasi bumili nung bahay pero naka pangalan po yun sa mama at uncle ko(pareho na po Silang patay na at single po yung uncle ko). Pero yung bahay po eh binigay niya na po sa mama ko. Eh ngayon po gusto niyang ibenta. Tanong ko lang po bilang anak kung may karapatan po ba kami sa bahay na yun? Pwede po ba naming i-claim na amin na yun? Dun na po ako pinanganak sa bahay na yun sobrang halaga po nun sa amin. May magagawa po ba ako para mapigilan yung auntie ko sa pagbenta nung bahay? Sana masagot niyo po mga tanong ko. Salamaot!

Mas matimbang po ang deed of sale ng auntie niyo kaysa sa pagbigay sa nanay ninyo na walang papeles. Pwede niyo po-iclaim bagamat ito ay dadan sa korte kung hindi papayag ang auntie ninyo.

Kung nakapangalan po sa mama at uncle niyo ang deed of sale, hindi po pwede ibenta ng auntie niyo amg property dahil hindi naman po siya ang may-ari based sa deed of sale.

Hi Ms. Joanne, how to remove the names of my deceased siblings from the said property title. And if I do keep their names, would it give me problems later down the road if I decide to sell the property? Thank you..

Good evening po Ms. Joanne pa help naman how can my uncle transfer the condo title to his name nabili po nya yung condo sa ex-wife nya. Ano po ang mga documents and step by step na procedure na dapat po namin gawin. Thank you po.

@Ruth first and foremost dapat nasa inyo na yung condo title if na fully paid at may Deed of Absolute Sale na both signed by two parties… Dapat bayad na yung mga taxes such as DST, CGT, Transfer Tax and othe miscellaneous expenses. dapat mga mga certified true copy kayo ng condo tile, Tax Declaration and Real estate tax payment, kapag lahat yan ay complete na pwede nyo na ipa transfer yung condo unit nyo.

Good day!magtatanong Lang po ako kung ano pwede ko gawin doon sa pinagbilhan ko ng lote
Binili ko po yung lote year 2014.
Until now wala pa din po yung title. Pero sabi ng pinagbilhan ko if gusto ko daw mapadali mag bigay ako ng 60k para ibayad sa mga pag babayaran para daw mapabilis.
So nag bigay naman po ako. Pero hanggang ngayon po wala pa din. I trusted to her kase isa siya sa nag ttrabho sa DAR ( department of agricultural resources ) . Please help me po.

Nagbabayad din po ako ng yearly amilyar since nung nabili ko yung lote. Ang pinag tataka ko po kung bakit wala pa sakin ang titulo. Bayad din po yung sa BIR tapos na sakin din dead of sale . Titulo Lang po talaga yung wala. Yung 3 months na pangako nila sakin na maibibigay din agad ang titulo wala pa din po 2017 na.
Ano po kaya pwede ko gawin sa kanya? Hindi ko naman po masabi scammer sya dahil sa DAR sya nag ttrabaho at yung mga bumili ng lupa sa knya na katabi ko Lang din mga government employee. Wala pa din po sila titulo dahil sa Hindi nmn daw nila agad inaasikaso dahil nga magastos daw.. sakin naman po nagbayad agad po ako . Binayaran ko lahat even yung sa lote cash din po. Kase ang kailangan ko nun titulo dahil sa may pag gagamitan po ako that year.
Ngayon po gusto ko na po tlaga makuha yung titulo dahil sa gusto ko na din ebenta yung lote dahil sa may pag gagamitan kami ng pera.
Please ma’am i need your help.

Meron po titulo yung owner .pero Hindi pa po natratransfer sakin. Year 2014 ko po sya binili cash, then nag bigay ako extra money same day nung nag bayad ako ng lote para sa mga gagastosin sa paglipat sa pangalan ko. Then They said it just take 3 months .
But until now po wala pa din.

Get a lawyer and see if you can file a criminal case for estafa. With this, baka matakot yung seller at ibigay lahat ng kailangan mo

@mains medyo risky moved yung ginawa mo. In this kind of situation Mains medyo emotionally attached ka sa kausap mo with the word “trust”. If they keep you asking extra money na di nman talaga kasama in the original discussion or agreements nyo with seller, I think medyo may something sa kausap. If I were you seek an advice from a lawyer, let the lawyer deal with your problem with the seller…. sana nakatulong ako sau kahit paano.

good afternoon po Ms. Joanne, gaano po ba katagal inaabot ng pagpapa-titulo? nasa Registry of Deeds na po at ang status po nung nag on line tracking system po ay : HOLD FOR ON GOING TRANSACTION. from San Jose, OCcidental Mindoro po. thank you po. ang entry date po sa RD ay April 3, 2017.

@mark the best thing you can do is to directly proceed at the Registry of Deeds and talk to the assigned examiner of your document and ask what is mean by “HOLD FOR ON GOING TRANSACTION”. Kc ang pagpapa-title ng property di yan umaabot ng 60 days basta na meet mo lahat ng requirements na hinihingi ng Registry of Deeds.

Hi Ms. Joanne, Good day. Ask ko lang po yung advise nyo regarding this scenario: I bought a property 5 years ago from an individual but it was through an installment mode which ended a week ago. Now I have a prospect buyer and we would like to know if I can sell them the house while; the Title is not yet under my name, but the Absolute Deed of Sale is notarized with my name as the buyer. Is it possible to use my existing absolute deed of sale (from the original owner) and then create a new deed of sale between myself and the new buyer also notarized, which then he will both use when he wants to transfer the title under his name? Your advice on this is highly appreciated.

Yes, you can sell the property to your buyer with another deed of sale while your title is being processed. You existing deed of sale is your proof that you own the property being sold.

Hi mam, I need your advice. My sisters tried to cheat me and my mother out of our share of my father’s estate when he died in feb 2008. They forged my father and mother’s signature on a deed of donation and managed to transfer 3 property titles to one of my sisters name. I filed criminal charges against them. Now they want to settle out of court but I want the properties divided individually, each with our own titles to these properties, although one property had been sold by them, I would like them to me my share instead in cash to the portion of my share with interest. How much would it cost to subdivide the properties with our own individual titles to our name? Can you help? My mother just died recently and we are arguing with each other. As it is, the criminal charges still stand since the charges have not been dropped. Thank you

If you have a lawyer in the criminal case, consult him/her. If you do not have one, you need to hire because there is a criminal case already. You need to make sure that your rights are protected.

Yes but you still have not answered my question “how much would it cost to subdivide the properties with our own titles to our own shares? There are three properties in three locations and various sizes. One property they sold already.”

Subdividing itself may cost about 7k-15k per lot deoending on the fees of the geodetic engineer. This does not include the taxes and fees for the transfer and registration of the properties which is about 10% of the value of properties.

When you say “10% of the value of the property”, do you mean the assessor’s value, the market value, or zonal value? Market value varies as prices go up depending on prices of comparable properties in the area so it is not always the same.

Market value is stated on the tax declaration where assessed value is computed, usually adjusted every 5 years, determined by the assessor’s office. Zonal value is from BIR. If the transfer is not by sale, the 10% is based either on the market value or zonal, whichever is higher. If thru sale, either on the market value, zonal value, or selling price whichever is higher. You might be referring to fair market value (FMV) which varies depending on the prices of nearby properties.

we are aiblings fighting with each other over the properties with each other. To end this argument I want to just divide the properties three ways with equal share each to end the arguments. So I want to divide the properties with our own titles to ownership so we could make our own decisions to what we want to do to our shares after it has been divided equally. So I suppose fair market value is what it will be after it is divided because not all of us (three of us siblings) would sell our properties. I want to build a 5 storey apartment bldg on my share.

Hi Ms Joanne… I would like to get your opinion on our case. Seven years ago on year 2010, we bought a forclosed piece of property on a cash basis from a reputable bank. Said property is still for consolidation and in our deed of sale, it was specifically mentioned that the bank is responsible for the consolidation of that property “within considerable period of time”. Six years ago, using our deed of sale, we were able to put up a structure on the said area. Never remiss in following up the consolidated title from the bank, we were relagated from officer to another until 3 years ago, the last bank officer told us the truth: that the earlier set of officers of the bank failed to pay the capital gains and all the while they cannot proceed with the process because they were exhausting all means to find out if indeed capital gains were paid or not. As of late, they were apparently dealing with the BIR for the eventual payment of the capital gains. Three months have lapsed since and it seems the bank officer has lost interest in answering my query through texts as to the status of the consolidation despite my repeated texts. It’s so frustrating to be ignored, and to think that we are so far from Manila main office (as we live in the province) and as the bank officer has said, “just the same we’d tell you that we are still going through the process if you come personally to the Manila head office to personally follow-up”. I have been so anxious and stressed out already, especially that we are not getting any younger and that, further construction on the site has been halted pending resolution of said consolidation, lest our investment may go to waste. My question is, considering 7 years have lapsed since they signified “consolidation within a considerable period of time”, what options do we have to compel the bank to make good with their promise to deliver consolidation? If we resort to legal means, what chances do we have of winning against a giant corporation?

You need to get a lawyer. There is a need for a formal demand letter so that the bank may realized the urgency.

Hi po ma’am Joanne,
Ask Lang po kasi nagpapa transfer Kami ng title from the developer to ours. Nag start daw sila nung January 2017. Until now nasa BIR pa din daw. Ask Lang po Kung papano namin ma-coconfirm na talagang ongoing? Kasi Dapat 2015 pa namin nakuha. Kaso Hindi pala nila inasikaso. Sobrang tagal na po kasi and the property is also up for sale. Thanks po.

Hingi po kayo ng copy ng received ng BIR ng mga sinubmit na docs ng developer nyo. Sa case namin, 3 weeks may CAR na kami from BIR.

Hello po… Thank you po for this very helpful tips about properties.
Hingi lang po ako konting advice.
We are trying to buy po house and lot.
Yung owner po is 90 years old na at hindi na nakakapirma at yung asawa po nya at 5 years ng patay.
Ang nagbebenta po ay anak at may 4 pa syang kapatid.
Ano po ang mga requirements or tips na dapat meron yung nagbebenta bago ko bilhin yung lupa?

kung nakapangalan po sa mag-asawa yung house and lot, kailangan pa po dumaan sa settlement of estate, para mabenta ng mga tagapagman sa inyo.

Hello ma’am Joanne, Nakabili Ang papa ko ng Lupa pero wala pang titulo.Yong owner decease na tapos ung nagbinta ung pamangkin, kc yong owner walang anak.Nakasaad sa Deed of seal yong name na nagpatunay na pwd niya mabinta.Pumunta kami sa accesor,Tapos Ang sabi ok daw mabili daw namin.Pero paano ba kami magsisimula sa pag process ng titulo?Sabi ng Papa ko may title daw sa probinsya pero Hindi na tapos at Hindi napasa sa city yong record.Please enlighten me,Thank you.

Dear ma’am, Panu po ba procedure para paitrnasfer sa seller yung title halimbawa yung bibilhin property ay partial lang ng mas malaking property. For ex. 1.5 hectare yung property pero 2000 sq.meter lang ang bibilin? Thanks in advance.

Hi Ms Joanne, goodpm. Nkbili po ako ng lot sa individual seller and ok siya sa bank financing. Approved narin ako s bank. Waiting nlng this week ng letter of guarantee. Ask ko lang po ano po requirements para mtransfer title if bank financing. Thank you.

Hi Ms Almaden, i want to appreciate your loyalty and giving us your viewer a hindsight of our problem. It is very refreshing that there are ways of dealing a land problem without putting your hand in your pocket. I know it will in long run however at least you have an idea what to ask your lawyer or other government official that is involve with the said problem. After reading several issues, I thought to myself why not give it a try. My land issue are the ff: > bought a land in 2006 only the deeds with all the next of kin had signed and they are not going to be interested after the sale. He whom we bought the land gave us the blue print with all the measurements.
> when we bought this property, we are very keen to apply for the title, he (the custodian) promise to help us, unfortunately he passed away and the land is not titled
>this area was told that government was going to give the title to the farmer . as they are this custodian for 3 generation
>an update was released by the government +/- 2 years ago; they are going to build a green land, and partial area of our land will be taken, there are other land near to our land for widening the road was given an incentive (money) as this was discuss to them by the LRA.
> as our land still intact, i am very interested to apply for its title. what are the procedures ? how long will it take ? this is agricultural land that i would like to develop as a cooperative with other farmers around the area.
> but i cannot move as i am still skeptic the land will taken from us after this had been developed.
Can you guide me, what is the first move i need to take?
i have invested time and money ;;unfortunately my family and other people had been greedy.
i am looking for my retirement and looking forward to share what i have learned and help children around this local area.
i hope you can give a head start. Many thanks

Hi we are looking for a broker for the lot transfer of tittle I’m a buyer.. Can you me to process my.. Can you advise and give some information… Thanks

Hi we are looking for a broker for the transfer of lot tittle.. I’m a buyer… Can you help me.. Please advise and give some information… Thanks

Ask ko lang po, my mom bought a townhouse in pasay po kasi pero thru bank loan. According po dun sa company ng townhouse, prinocess na po yung pag transfer ng papers under my mom’s name. Last month po they told us na narelease na yung sa bir po, ask ko lang after that ano po next? And gano pa po katagal bago matapos yung whole process? Thanks

As to what’s next, you may refer to the main post above po. As to the duration of the whole process, it mainly depends on who’s doing it. Of course, the cooperation and availability of the relevant government offices will also matter, pero from our experience, mas mabilis if talagang pinafollow-up yung progress. It may take as quick as 1 month, or could also be as long as 3 months. Note that in case of financed purchases, the actual transfer will usually be started by the seller (developer) only after nila mareceive yung buong sale price.

Hi miss Joanne, ASk ko lang po regarding sa title. nakabili po kami ng lupa sa isang tao at isa syang Land lot po sya. dinivide ng may ari ng lupa para sa mga taong gustong bumili ng lupat na abot kaya lang nila. naipasukat na namin sa Eng’r. at hanggang ngayon hindi namin makuha ang titulo dahil gusto ng Eng’r. makuha lahat ng titulo isahang bugay kung baka po. ayaw nyang ibigay ng induvidual lang. di po namin makuha lahat dahil ang ibang buyers ayaw maki cooperate. tama po ba Ms. Joanne na i hold ng Eng’r, ang titulo at di nya pwedeng ibigay individual dun sa ibang buyer or nag pasukat ng lupa sa kanya? ano po ba ang mai a advice nyo maam? pwede po ba naming ipasukat at ipalakad nalang sa ibang eng’r.? at isa pa po pala wala pa po syang record na nai transfer na sa pangalan namin ang titulo sa city hall. pero may deed of sale kami. sana po mabigyan nyo ako ng advise. salamat po Best Regards, Edward

Hindi nyo po kailangan maghintay sa engineer na yun. Kung nagbayad na kayo for the survey, you are entitled to get the lot plan sa kanya. Kahit yung sa parte nyo lang. From there, pwede nyo na ituloy ang process on your own or by hiring another service provider. Di nyo na rin kelangan ang cooperation ng ibang buyers. Ang kailangan nyo lang ay yung cooperation ng seller mismo.

we are paying a land since 1950’s residential lot we also cultivate the residential lot,, but the name of residentiaL lot apeard in the map is the name of other or considered as dummy name.. what will i do to title the residential lot. waiting for answers waiting for your answers …tnx

You have to go through the land registration process. The end result of this land registration is an Original Certificate of Title.

Magtatanong lang po sana ako. Ang nanay ko po ay nakabili ng bahay at lupa noong dalaga pa sya. Then lumipas ang panahon, nakapagasawa sya at natituluhan ang bahay at lupa nya. Two years ago iniwan nya ang asawa nya dahil sa physical abuse. The next year merong nagkainteres na bilhin ang lupa’t bahay. Ang problema, ang original title ay naiwan nya sa bahay ng dati nyang asawa. So ang ginawa nya ay humingi lang sya ng kopya ng titulo at sinabi lang nya na nawala ang original. Hindi din nya sinabi sa bumili na may asawa sya. Ngayon po nagkakaroon ng problema dahil di daw mailipat sa pangalan ng bumili ang titulo ng lupa. Kailangan daw ng pirma ng asawa nya. Yun lang po ba ang way? Kasalukuyan pong may restriction order sa asawa nya. (Di sya pwedeng lapitan.) May iba pa bang way para mailipat ang titulo sa pangalan ng bumili? Sana po ay masagot nyo ang katanungan ko.

This situation is one of the unfortunate and unintended consequences of our family code. The right way to do it is talagang kailangan pumirma ng husband, kahit pa makuha nyo yung original ng Cert. of Title. Kasi, nung kinasal yung nanay nyo po, naging community property na nila yung bahay at lupa na yun. Equal owners na yung mag-asawa. (assuming walang marriage settlements prior sa wedding nila). And kahit pa may restriction order sa husband, hindi yun nagtatanggal ng right nya sa property. You can try sending a representative to get the husband’s signature. And if he doesn’t agree to the sale, you may have to bring the matter to the Court, and your nanay should have a very convincing reason to sell the property despite the disapproval of the husband. Kasi po, kahit yung korte, hindi nila pwedeng basta-basta nalang tanggalan ng karapatan yung husband on the couple’s common property. The fact that he’s beating your nanay, although very unfortunate, is hindi po kasi automatic yun magtatanggal ng karapatan nya on their property.

Hello, goodafternoon.. i just want to seek advice from the expert..Me gusto po akong bilhing land but the owner said that she cannot give me a title just a simple contract agreement that https://uploads.disquscdn.com/images/0def58d18b4973f182593a09982c2cb63732633b1feb2a6675d92db97113f5af.jpg sakin na yung lupa..Is it a valid document to prove na akin na nga yung lupa?

Same kami halos ng situation. Maraming nakabili ng lupa sa compound namin (213 MLQ Street Lower Bicutan Taguig), pero walang title. Waiver of Rights lang daw and ibibigay after ma-fully paid yung house and lot (13K per sqm yung presyo).Ang sabi samin, good na raw yung Waiver of Rights and ready na sya for Title Application. How true po eto? At tsaka isa pa, yung buong compound po is declared as Agricultural Land – DENR land – ma nakailang salin na ng Waiver of Rights. Legal po ba yung naging bentahan ng lupa sa lugar namin? Sa ngayon po is hesitant kami magbayad sa rent-to-own na usapan kasi nga pakiramdam namin is agrabyado kami sa bandang huli.

HI Ma’am/Sir, Good day! I have concern po sa developer namin (Grand Monaco) kasi more than 3 years na since fully paid wala parin binibigay sa aming title.
Deed of Absolute Sale lang pinanghahawakan ko. I already went to HLURB para sa assistance nila and twice naresked yung conciliation conference kasi staff lang nila ang pinadala na supposedly lawyer nirequest ko para man lang maka-comeup ng decision. Nagsuggest yung HLURB na magfile na kami ng case sa Grand Monaco since sa 2nd meeting eh di dumating lawyer. The following week tumawag yung abogado ng Monaco na andun na daw yung title namin, need lang magsign ng waiver na di na namin itutuloy yung kaso. Pinadala sa akin yung title through Viber pero Transfer of Title ng San Sebastian Allied Services to Monaco nakuha ko. Niloloko na lang ako ng Monaco. Ano po kaya pwede ko gawing paraan, kasi naka-ilang leave na ako sa office para puntahan sila at icheck yung titolo at yung conciliation meeting, yung pagod ko at stress na sa iba nakapangalan yung titolo.

Do what the HLURB advised you to do. File a verified complaint against the developer. Yung conciliation proceedings kasi, walang consequence sa other party kung ayaw nilang umattend dyan. But if you file a verified complaint, that’s already a legal action with real consequences. Kaya di na nila pwede bali-walain yan.

Thanks ng marami. Sinabihan nga ako ng father ko na magpatulong kay Tulfo sure na di matulog ang complaint namin. Thumbs up naman ako sa HLURB mabilis naman service nila.

Good to hear that about HLURB. I had a positive experience with them also when I filed a case back in 2013. It’s just important to note that they may be flooded with a lot of cases (verified complaints), so you’ll have to be prepared to understand if you will have to wait for a while before your case is scheduled for hearing.. and it will likely take several months also before you will receive the decision/order from the arbiter assigned to your case. It may feel na parang natutulog lang ang complaint (and this was how I felt myself when I didn’t know any better), but for the most part, hindi po ganoon. Talagang mas marami lang ang mga cases kesa sa kayang ihandle ng mga arbiters sa HLURB. But I hope the situation is already changing for the better.

Good day mam Joanne. Just
want to ask for a little advice if possible. I am buying a house and lot from a private person. Ang seller ay 4 na magkakapatid na nasa 50s na rin ang mga edad. Deceased na po mga parents nila na nakapangalan sa title. Ano po ang mga requirements/documents na kailangan nilang ihanda? Pwede nyo po ba akong mabigyan ng list of procedures/steps para sa seller and buyer sa ganitong situation. Thank you in advance and God bless.

Hello…i have a question hope you can answer me soon…..my husband is foreigner and we did buy a parcel of land…can they put both our name in transfer land title?

A foreigner cannot own land in the Philippines. So, they cannot put his name in the TCT. Even if somehow, you can have someone do that, anyone can then have that declared invalid.

Good pm po magtanong lng po sana ako .kc naka bili po ako Ng small house and lot sa isang developer Ng subdivision sa may Imus .Pero dahil ofw po ako dko nakuha agad Yung title house Ang huling cnabi po sa akin 3 to six months po Ang process Ng title house .Di Rin po ako maka uwi so pinatanong ko po Yung title sa ate ko.pero Ang Sabi hinihingan daw po ako Ng processing fee .So nagtataka po ako parang may mali nagging cash Napo Ang processing Ng bahay ko kc sobrang delay na cla sa turn over.tpos nung full out delay parin ako pa Yung nag follow up.then ito ulit sa title .Tama po ba ako pa mag shoulder sa title house?

Hi may tanong po ako. Gusto po sana nang mag magulang ko i patitulo Yung Lupa na minana nang Nanay ko sa Lola ko. Kasi po Marami silang magkakapatid kaya maliit lang Yung mag namana nila, at yung ibang mga kapatid nya binenta nila yung mana nilang lupa sa mama ko w/o deed of Sale bayaran lang nangyari. Ngayon po Gusto Sana nilang i patitulo Yung sa kandila at hiwalay dun sa iba. Papaano po ba dapat gawin at mag magkano kaya magagastos nasng mga magulang ko.

Hi Ms. Joanne,
Thank you for your useful information. Ask ko lang po kung paano mgpatransfer ng title from mother to a daughter. Yong real property title po is given by DENR for agricultural use good for 25 years. Then, expire na po yong title this year, gusto po ni mother ko itransfer sa akin yong title para ako na ang magasikaso ng pgbabayad ng taxes .
Kailangan pa rin po ba ng deed of sale sa ganitong case? Thank you po.

Hello Ms. Joanne, I have a question about how much does it cost to get the title of property? Kind regards.
Sophy

hello i need help, my mother is currently buying a land, nasa assessment of capital gain tax and documentary stage na sya ngayon, ang gusto niya, gusto niyang ipangalan sa akin ang title ng land, pwedepo ba yun?

The Title can only be transferred to the person whose name appears on the transfer instrument (in your case, the Deed of Sale). Kung sya yung nakapangalan na buyer dun sa Deed of Sale, then it can only be transferred to her name. If you want it to be under your name, either you execute another Deed of Sale and discard that first one, or she can execute a Deed of Donation/Sale after the property has been transferred to her name. This 2nd option means more work nga lang.

Dear sirs/madam I Just want to get an advice po. Nakabili po ako ng lupa. (Residential lot) May dalawang bahay na nakatira sa lupa. Bali yun sa pinsan ko saka po yun saamin na house. Actually yun unang name na nakapangalan sa titulo is yun tita ko. Pero dahil naisanla nila sa bangko. Tinubos naman nun pinsan ko. At napag desisyunan na ibenta sa amin yun portion size na 222 sqm. Bali 493 sqm un buong lupa. So yun 222 sqm babayaran ko sakanya. Pina transfer ko muna sa pangalan ng pinsan ko yun titulo to clear the taxes and everything. To cut the story short po. yun titulo under na ng name ng pinsan ko po. Kaka release lang din 2 months ago nun titulo nya. Ask ko lang po kung mag deed of sale ba kame maitatransfer ko po ba yun portion size ng lupa ko babayaran, Under my name? Napag usapan na din namin about sa (CGT) “Capital GainTax “. Na sya mag bayad dahil part nya yun as a seller. At ang babayaran ko lang na taxes and fees ay yun nararapat kong bayaran as a buyer. Like po yun doc stamp transfer fees.. yun lupa po pala, Na pa survey na din nila. Yun pina “mohon” ang tawag?. Wala syang blue print or mapping magastos daw po kasi yun. Need ko pa po ba yun? Hahanapan pa po ba ko ng ganon? Kapag ipahiwalay ko ang titulo ng lupa na bibilin ko? Yun about sa documents na hawak nila: is.. Original Title or TCT, Tax Declaration, at May CAR from BIR sya hawak. At kung sakali po gaano katagal po kaya ma i transfer yun titulo sa pangalan ko. Maraming Salamat po!
Merry Christmas in advance. Tirzy

Hello Miss Joanne, I would like to ask some info about this matter : 1) My husband inherited a piece of land form his father when he is still single and it states in the Land Title too.
2) We are now married for 25 years and we have a son , age 24 years old and we are living abroad.
3) What is the best way that we can also include my name and my sons name in the Land Title ?
4) Securing whatever happen to my husband and me since we are not that young anymore, our son is one of the official owner. I hope you will have time to response about my inquiry. Thanks a lot. Best regards, Lilia

Hi Miss Joanne, I bought property (lot only) on installment basis, I am on the last payment nalang. It so happen na nawala yung Copy ng Title nila pero na process na one year ago, upon checking sa BIR for release na. We have agent and we have agreed na ang cost ng transfer ay ang iso shoulder ko. I have ready different articles and info online kung ano ang mga magiging gastos ko sa transfer. I am confused sa CGT kung sa seller ba or sa buyer? kc ang usapan namin is after sale sa akin na ang cost ng transfer. Can I ask for your advise? thank you

These things are supposed to be agreed upon at the beginning of the transaction, when you executed the contract to sell. Developers usually add these Title Transfer Fees/Costs to the things you’ll have to pay and these are mentioned in the contract. But I’m not sure if all developers are doing this. If you’re buying from an individual seller, it’s all the more important na ma-specify nga ‘to sa contract – kung sino ang magbabayad ng CGT, DST, Notarization, Registration fees, etc.. You should check your CTS. But if your CTS doesn’t mention anything about this, you can rely on that “agreement” that you mentioned, where you’re supposed to shoulder the transfer costs. If walang specification kung anong “costs” exactly, that means pati CGT sa inyo na po yun. CGT can be reasonably considered part of the transfer costs. As to your question on the “cost” of the Title transfer, this is not just one amount. The “transfer costs” is just a collective term usually used to refer to the CGT, DST, Notarial fee, Transfer Tax and the Registration Fee. CGT and DST are 6% and 1.5% respectively, of whichever is highest among the sale price, the BIR zonal valuation and the assessed value from the City Assessor’s office. The notarial fee will depend on the notary public, but it can range from 1% to 2% of the selling price. For the Transfer Tax and the Registration Fee, it would be your City Treasurer’s office and the Registry of Deeds that can give you their rates for this.

Thank you very much for your reply Sir Nimrod. I guess wala na akong magagawa kung sa akin talaga ang CGT. Nasa 28k ang CGT kung sakali, may office mate kc ako pero yung naging cost ng transfer nya ay umabot lang daw ng 25k ang gastos. Ang bangit kc ng Agent ko aabot ng 45k ang magiging cost ng transfer ko. So nag wowonder lang ako bakit malaki sa kanya where in 25k lang sa kasama ko na ang value ng lot nya is 500k which is close sa akin. Heto po ang naka state sa CTS namin,
Upon full payment of the purchase price, the Seller shall immediately execute the Deed of Absolute Sale and shall deliver the Transfer Certificate of the Title covering the subject property, the Tax Declaration, Tax Clearance and other pertinent documents relative to the transfer of the ownership, to the Buyer; Salamat po sa info nyo, lalu na sa mga first time palang bumili. By the way, individual seller naman po sya, di naman sa developer. Mabait naman po ang Seller willing naman na understated yung value sa Deed of Sale para bumaba ang transfer cost ko. Pero I am not sure kung anong disadvantage ng ganito.

Well, from the term itself – “Capital Gains Tax” – this is the tax imposed on the gains on (or proceeds of) the sale. Since it is the seller who receives the money, he is really, by default, the one who is supposed to be taxed. Kaya lang po kasi, ang nangyayari in the real world, after making the payment, it is now only the buyer who is interested in getting the Title transferred. And it cannot be transferred without first paying the taxes for the sale. Kaya ang ginagawa po namin in the transactions we facilitate, we see to it that right at the beginning, it is clear between the parties kung sino ang magbabayad ng aling fees and taxes.

Hi there. I just want to get an advice po. Nakabili po ako ng lupa. Actually yun unang name na nakapangalan sa titulo is yun tita ko. Pero dahil naisanla nila sa bangko. Tinubos naman nun pinsan ko. At napag desisyunan nila na ibenta sa amin yun portion size na 222 sqm. Bali 493 sqm un buong lupa. So yun 222 sqm babayaran ko sakanya. Dahil babayaran ko nmn sakanya ng buo yun lupa. Pina transfer ko muna sa pangalan ng pinsan ko yun titulo to clear the taxes and everything. So yun titulo under na ng name ng pinsan ko po kaka release lang din a month ago nun titulo nya. Ask ko lang po kung mag deed of sale ba kame mai tatransfer ko un portion size ng lupa ko babayaran? Napag usapan na din namin about sa CGT na sya mag bayad dahil part nya yun as a seller. At ang babayaran ko lang na taxes and fees ay yun nararapat kong bayaran as a buyer. Like doc stamp transfer fees.. yun lupa po pala, Na pa survey na din nila. Yun pina “mohon” ang tawag. Wala syang blue print or mapping. Need ko pa po ba yun? Hahanapan pa po ba ko ng ganon? Yun nalang po yun palaisipan sakin na dokomento. Dahil yun yun about sa taxes may tax dec. Original title or TCT sya. May CAR from BIR sya hawak. At kung sakali po gaano katagal po kaya ma i transfer yun titulo sa pangalan ko. Maraming Salamat po!
Merry Christmas in advance Tirzy

Dear sirs/madam I Just want to get an advice po. Nakabili po ako ng lupa. (Residential lot) May dalawang bahay na nakatira sa lupa. Bali yun sa pinsan ko saka po yun saamin na house. Actually yun unang name na nakapangalan sa titulo is yun tita ko. Pero dahil naisanla nila sa bangko. Tinubos naman nun pinsan ko. At napag desisyunan na ibenta sa amin yun portion size na 222 sqm. Bali 493 sqm un buong lupa. So yun 222 sqm babayaran ko sakanya. Pina transfer ko muna sa pangalan ng pinsan ko yun titulo to clear the taxes and everything. To cut the story short po. yun titulo under na ng name ng pinsan ko po. Kaka release lang din 2 months ago nun titulo nya. Ask ko lang po kung mag deed of sale ba kame maitatransfer ko po ba yun portion size ng lupa ko babayaran, Under my name? Napag usapan na din namin about sa (CGT) “Capital GainTax “. Na sya mag bayad dahil part nya yun as a seller. At ang babayaran ko lang na taxes and fees ay yun nararapat kong bayaran as a buyer. Like po yun doc stamp transfer fees.. yun lupa po pala, Na pa survey na din nila. Yun pina “mohon” ang tawag?. Wala syang blue print or mapping magastos daw po kasi yun. Need ko pa po ba yun? Hahanapan pa po ba ko ng ganon? Kapag ipahiwalay ko ang titulo ng lupa na bibilin ko? Yun about sa documents na hawak nila: is.. Original Title or TCT, Tax Declaration, at May CAR from BIR sya hawak. At kung sakali po gaano katagal po kaya ma i transfer yun titulo sa pangalan ko. Maraming Salamat po!
Merry Christmas in advance
Tirzy

Hi,
The wife is selling her lot and her husband is already dead.
Their name are in the title. I have confirmed that they got married and her husband is already dead as she showed a copy of their marriage and her husband death cert.
Is there a specific document that she should get that we will be needing to transfer the title?
What are the extra steps that I need to do in this case?
Thank you

dear miss joanne,
can a MOA that they have, a part lot of our main lot considered deed of sale? the only description is they have 78sq. m. from our 500 sq.m. lot. no technical description. thanks and merry christmas

Hi gud pm. I just want to ask some questions about my father property. Apat po clang mgkakapatid at yong property galing sa parents nla patay na ang father nla pero buhay pa ang mother nila but sadly 97 na. My property iniwan skanila ang lolo nmin and then nkalagay sa TCT na apat ang nkalgay n names pero nong ngverify kmi sa RD burado yong name ng tito q and yong father q sa TCT. Pero nong nkita nmin yong original TCT sa RD mababasa pa yong names nla kc ink lng ang nabura dhil nka typewritten yon bumakat sa papel yong mgnames nla. It its possible na mgbura sa titolo? Kc ayaw na nla ibigy yong share ng father q. Tnx for the answers and advice. God blessed

Hi Miss Joanne, I just want to get advice po tungkol dun sa nabili kong lupa ,Parehas po ito sample scene #3 regarding sa nabili kong lot na walang deed of sale na naibigay sa kin.Tapus hindi ko mahanap ung seller para humingi ng deed of sale para ma tranfer ko na yung title sa name ko.Duplicate Copy lang po ng title na nkapangalan pa din sa seller ang hawak ko,Ano po ba ang pede kong gawin para maitransfer ko na sa name ko ung title. Maraming Salamat sana ay mabigyan nyo ako mgandang payo.More power…..

How to transfer the land title to my brother if both our parents were deseased. Can anyone help. Thanks and appreciates your input.

Hi Good day to all, Help lang po sana kung sino man pde makatulong. May titulo po kami ng lupa na nakapngalan sa LOLO ko na namatay na tapos ang before po nun ung titulo naka sangla ung tatay ko po ung tumubos s pagkakasangla and may documents din po n paid by my father kaso ung father ko po e patay n din, pero ung mother ko nlng po ung buhay. Tanong ko lng po since nasa amin po b ung titulo may rights po kami para ibenta ung lupa? and may way pa po ba na matransfer sa mother ko un titulo? salamat po sa makakatulong.

Hi Ms. Joanne, My parents bought 2 lots with separate title for each lot under my parents’ name. They built their house on the first lot but the second lot still vacant just beside it. I’m already married and my parents offered me the vacant lot to build our house, however, my husband doesn’t want to build not until the title of the land already transferred to my name. My parents has all the requirements that we need and he even paid the property tax for 2018. He gave us the photocopy of the Certificate of Title and the only thing we don’t have yet is the Deed of Sale. My first question is, “Need ba namin magpagawa ng Deed of Sale or Deed of Donation?” My second question is, “What are the requirements & procedure for Deed of Donation?” Which is advisable for us to do? Thank you so much for your help.

hi Miss joanne, i hope you can give me some answers. my sister and her husband ( foreigner ) bought a parcel of land .
and since her husband is a foreigner . would that be possible if her husband will be included sa title ng land?
he is also included sa deed of sale.

gudam!
patulong nmn po ako mam..bumili po kame sa tita ko ng lupa..eh yung lupa po na iyon ay binili din ng tita ko saiba…
Ngayun po! nabayaran na nmin sa tita ko..pano po kaya yun maililipat sa amin? saan po kame magsisimula? eh yung tita ko po na pinagbilihan eh wala ding hawak na titulo..
Yung lupa pong yun eh sa isang tao nakapangalan..hinatihati na po sa magkakapatid..yung isa pong portion ang binenta sa tita ko na ngayun po eh nabili na namin..sana po i matulungan nio
po ako..maraming salamat po

Hi I would like to ask for advice, eto po yung situation..yung name nang mother ko is andun sa land title but the problem is nakalagay dun yung name nang mother ko na married cya to my father pero hindi po sila kasal and yung apelido nang mama ko yung andun sa title. Gusto po sana namin tanggalin yung name nang papa ko dun. Anu po kaya pwede naming gawin para yung pangalan lang nang mama ko nasa title.?

pa help naman po..panu po b ang procedure ng pag transfer ng title kung yung pinag bilan ng lote ay deed of absolute sale lang din ang hawak?

Is it easier to transfer a title if it’s an inheritance versus buyer/seller? My mother-in-law has a property in the Phils that she wanted to transfer the title to her son’s name (my husband), but all of us are in the US. What is the easier process and would cost less to do (inheritance vs buy/sell) and what do we need so that we can do the transfer if my mother-in-law can no longer travel back to the Phils due to health to sign documentations.
Appreciate the help and response

Hi.. just for inquiry apektado ba ng new tax reform ang (CGT) “Capital GainTax “.
Thanks in advance.. for the answer..

hi miss Joanne.
I would like to seek advise from you. My grandfather had a lot (2,504 sq. mtr)which is now inherited by his 8 children. Some time in year 2005 he passed away. And now the lot is subdivided and has its own lot name/number (313 sq. mtr) including my father, but each subdivided land title still bears my grandfather’s name, and we have to transfer it to my father’s name. But the most complicated situation, I am not his biological daughter nor a legal daughter, I am adopted with no legal papers that I am officially and legally their child. Now, my father wanted to transfer the title to my name. But prior to that decision, some piece of his land (50sq mtr) under my father’s part was bought by his nephew (who is my cousin). My question is, what must be our first step to do. Transfer the title from my grandpa to my father? and later on transfer it to my name? Am I possible to inherit or even transfer it to my name? And how about my couzin’s bought land? What shall we do. We do not have any document that he bought it. Please do reply. Thank you so much.

First, grandfather to children (uncle, auntie and father). Then, father to you, either sale or donation. [email protected]

my uncle and mother both owned land one title a total of 3 hectares split 50/50. My mother passed away so i inherited her share of 1.5 hectares. My uncle about 4 years ago decided to sell his and my mothers share which was supposed to be my inheritance. the new owners were aware of this but proceeded to complete the sale. they however cannot transfer the title to their name because of this issue. i am now here to stake a claim on my inheritance or possibly work out a deal with the people my uncle sold it too. Do i still have any rights to this and what do i need to do if i do?

Hi Ms. Joanne, May I know po kung how much po ang magiging penalty na babayaran sa late transfer ng lamd title? 1999 pa napurchased yung property? Mas makakatipid po ba sa mga expenses kung gagawa na lng po ng new deed of sale? Thanks and Regards,
Shiera

Hi I just bought a property and found out that there’s need to correct technical description on the property. As for the transfer of title under my name it’s still under examination. Should I file to have the property corrected or wait until it’s transferred under my name? Thank you for the advise.

Good day! We (my parents and I) bought a parcel of land with 1TCT but since I am not physical present during the sale, Deed of sale was signed by my parents and the seller. We wanted to have to TCT transferred to us either with split TCT or whole TCT with 2 owners (Is this possible?). Which is of the following options is easier to execute: 1. Name the new TCT to my parents and prepare new docs to transfer half of it to us. or 2. Redo the Deed of Sale to include us, then have it named to us (co-owner)? Thanks a lot.

Good day! We (my parents and I) bought a parcel of land with one title equally. Since I am not physically present during the sale, Deed of sale was signed by my parents and the seller. We wanted the TCT to be transferred to us either with split TCTs or whole TCT with 2 owners (Is this possible?). Which of the following options is easier to execute:
1. Name the new TCT to my parents and prepare new docs to transfer half of it to us; or
2. Redo the Deed of Sale to include us, then have it named to us (co-owner)? Thanks a lot.

Hi everyone. I hope somebody could address my concern. I bought a parcel of land around 598 square meters 2 years ago. As far as I remember, only a Deed of Absolute Sale was signed by the owner, the copy of which was handed down to me, but was not yet notarized until now. She intended me to do the notarization. What should I do next after I have it notarized and get a new title? Do I have to go through all the process mentioned above? Thank you very much!

Hi Joanne, My ex fiancé and I bought a parcel of land 10 years ago. The title was named under the both of us. We had broken up 8 years ago and we agreed that I keep the land and just pay him the monies he had spent during the first 2 years of the mortgage, while I continue paying the bank loan for the rest of the loan period. I have paid him fully now, and the loan is going to end this year. He’s now married to another woman. What is the process of changing the name of the land title to just my name and remove his in this kind of situation. I have been planning to build a house on that plot but I want to change the name of the title first. I look forward to your advice. Regards, Kristina

Hi mam ang ang dami Naman hinihingi ang ROD affidavid of seller affidavid of buyer tapos clearances sa DAR pa daw

Hi i need an advice po… This is the situation… 1. Owner of the property is the grandmother of mu husband. She is 99 years old and still living. The father of my husband is the only son but he passed away years ago so the grandmother decided to give the property to her daughter in law. 2. Deed of donation was executed 2 years ago (2016). 3. BIR recommended to execute a deed of sale instead to avoid high penalty. 4. Land area is around 846sqm. 5. Transfer, taxes and other fees when computed reached around 700k. 6. 700k is to much for us to pay. Question: 1. do we have any other option ti lower the fees?
2. Can we not transfer the title? The original owner is the grandmother of mt husband.
3. If we will not transfer the title, will the deed of sale executed be null and void?
4. Can we have the deed of sale notarized when we were able to complete the payment needed?
5. Please give me more options so we could save resources. 700k is really a big amount for us to spend which we really dont have. Thank you in advance…

Hi Mam,
My mum and I are going about transferring land title of my grandmother from her name to both of our names and i asked our representative to speak to a lawyer to get an extra judicial papers done. My mom is already old, she is 87 years old and she is the only living child of my grandma. I wanted the new title in both our names ( and/or, not just ‘and’) so that in case something happens to my mom while in the middle of getting the transfer done, i can still continue with the processing of title transfer. Our representative though advised me that the lawyer suggested that the title be only transferred to my mom’s name and me noted as my moms representative on the extra judicial papers and apparently this is the only way i can continue with the transfer in the event something happens to my mom. I however find the advice doesnt make sense so i wanted to ask for your expert advice. Am i able to continue with the transfer if i am only noted on the extra judicial as my moms representative or my idea of having the title in both our names as joint ‘and/or the best option, that is, if such an option is available and legal. Thanks in advance and hope to hear from you soon.

Hello po Miss Joanne
I hope you could give me a good advice on how to transfer our property.
The scenario is that a parcel of land with apartments are under the name of 5 siblings: 1 already died, 1 is bed ridden, unable to move, and cannot make any decision , 1 is on dialysis and 2 are healthy..in short 3 of them wants to be transfer their property to their heirs and the 2 as is. my questions is this how do we transfer the 3? deed of donation, deed of sale ? How can it be done ? Thanks and God bless.

Good day,
Pwede po ba gawin/ipanotaryo yung Deed of Sale sa lugar (i.e. city) na naiiba dun sa address nang lupa?
e.g. Ang lupa ay nasa Las Pinas, pero ang Deed of Sale at Notaryo ay ginawa sa Quezon City.
Salamat po.

Hello. Pwede po na 3 kami nakapangalan sa deed of sale at sa title, parents ko po at ako? Married po ako pero pwede ba na na hindi kasama ang pangalan ng asawa ko sa title?

Good day.
I have a few questions which I really hope someone can answer me to clear our heads:
I bought a lot few months ago.
The owner is dead _conjugal property_the heirs (husband,6 kids which 2 are still minor (17 & &15)
so The Husband sell the lot to us and they executed an extrajudicial settlement of estate with simultaneous DOAS of whole property;
Now I paid already all taxes concerned to it.. estate tax gain tax transfer tax doc tax etc..
We are on the REGISTRY OF DEEDS process now.. beforehand we showed them all the papers and ask what are the steps to do and the requirements..they give a piece of paper with the checklist of requirements and we have all the documents (yung chenekan nila na needed) and paid already what we have to paid.. now, they refuse to accept all the docs and asking for Court order of guardianship for the minors.. and affidavit of publication
i was confused Since I was not there (my sister is the one who is processing in behalf of me)
Valid po ba ang extrajudicial w/ doas na ginawa without court order for guardianships since tatay nya naman ng represent sa kanya?
If its not valid, what will happen to all money we paid for bir city hall etc?
Do we have the rights now in the property?
salamat ng marami:

my uncle and mother both owned land one title a total of 3 hectares split 50/50. My mother passed away so i inherited her share of 1.5 hectares. My uncle about 4 years ago decided to sell his and my mothers share which was supposed to be my inheritance. the new owners were aware of this but proceeded to complete the sale. they however cannot transfer the title to their name because of this issue. i am now here to stake a claim on my inheritance or possibly work out a deal with the people my uncle sold it too. Do i still have any rights to this and what do i need to do if i do?

Hello po! Itatanong ko po sana kung ano ang maganda po nming gagawin.Nag housing loan po ako sa PAG IBIG naka pag fully paid na po kami ng mister ko.Kaso po nung i released po ng Pag ibig yung title nk pangalan pa rin po sa developer.Nagtanong po ako kung paano po mtatransfer sa name ko po yung title sabi po nila kausapin ko yung developer dahil sila ang responsible n mgtransfer.Dala dala ng mister ko yung title n nireleased ng Pag ibig pati n rin po yung cancellation of mortgage at pinuntahan ang developer.Kinuha po ng developer yung title at cancellation ng mortgage sabi after 2 months mtatransfer n po.Lumipas na po ang 3 years pero di p rin nalilipat sa pabgalan ko po.Nagulat na lang po kami isang araw tinawagan po kami ng isang private person na hawak po nya yung titulo dahil isinanla daw po sa kanya ng developer.Ano po ang dapat nming gawin? Di po ba liable din abg Pag ibig kung bakit di nagawang maitransfer yung title sa name ko gayung matagal n po ako nagbabayad sa knila bago ako ng fully paid? Sana po matulungan ninyo kami.Thank you po!

Hello po good am maam/sir
Nakabili po ako ng lupa na 60 sqm. At napatayuan ko po ng 3 story.
Meron po akong 2 anak legal child and parang anak ko na po yung isa.
May kinakasama po kasi ako ngayon at gusto kong ipangalan sa mga anak namin yung naipundar ko. The question is pwede ko po bang ipangalan sa dalawang bata ang lupat bahay or sa saakin muna sya dapat nakapangalan? Thanks for responding
God Bless

Hi Miss Joanna, My husband is a Slovakian National. I am buying a condominium unit and I want his name in the CTC as well. I understand the condition about a foreigner owning a condo in the Philippines. My question is, upon application for the transfer of title from the name of the seller to us, are there any special requirements or documents needed from my husband since he is a foreigner? The BIR requires TIN of both seller and buyer, what if my husband does not have TIN at the moment, does he need to get one. If so, will he be allowed to get one? Thanks and regards, Kim

Hi Ma’am Joanne, My aunt passed away 8 years ago and the lot title is in her name. We would now like to transfer the owner of the land to us (her nephews). What is the first process to do this? Is this possible? My Aunt’s Brothers and Sisters agreed to transfer it already to us since they are now old and we the generation to pass it to.

Hello, I hope this is still active. We want to buy a resale condominium unit. The CCT is registered under the maiden name of the seller who is now living abroad and it was indicated therein na single siya nung binili niya property (est 2015). We found out, however, na the seller is married since year 2006. Nevertheless, may joint SPA naman na inexecute si seller at ang spouse niya designating his brother as attorney in fact for the sale kaya may spousal consent. My question is, what do we need to do regarding the declared status and maiden name of the seller in the CCT? what do we need to do or ano kelangan requirements para matransfer yung title ng property to the seller. Thank you.

Dear Ms Joane,
Good day.
Me and my partner were planning to buy a property from my neighbor in one subdivision in Gen Trias. The house is under the banking finance what are the documents that we going to ask them to be probided with us.
Thank you. Melody

Hi! I hope this thread is still active and someone can help me. My mother bought a residential lot (3rd owner bale), we have the deed of sale, we have the title. But she is encountering some problems in RD re the ownership transfer. So here’s the story. The original buyer wasn’t able to pay the lot fully so naremata? ng PAGIBIG. Then another person bought the land from PAGIBIG, was fully paid naman. Then this 2nd owner sold the land to my mother. Kaso there is problem kasi yung lumalabas na seller to my mother is the 1st owner, not the 2nd owner. Eh, noone has contact details of the original owner. Tas naipasok na daw sa RD yung documents?… Additional problem pa is nakapagpatayo na ng apartment for rent dun sa lote yung mother ko.. How should we proceed to correct this problem?… Thanks a lot!

Hello po! Makahingi po ng payo. Bumili po ako ng lote sa isang widow with 4 minor children. Initially, ang original title po ay nakapangalan sa kamamatay lang na husband at sa first wife nito na namatay na noon pa bago sila ikasal. Nakapagpagawa na si widow ng extrajudicial at finally nailipat na rin ang title sa name ni widow. Meron po kami deed of sale at ang bagong TCT in the name of the widow. Ngayong ipalilipat ko na yong title sa name ko as buyer, sabi ng agent ko ay may kailangang kuhain sa court dahil sa mga minors na anak ni widow na hindi po malinaw if ano yon at 40k po ang perang hinihingi ng abogado sa pag process. Ano po kaya yong kailangang makuha sa court at tama lang po ba ang 40k na hinihingi ng abogado? Salamat po.

Hi Miss Joanne,
I have a question.
My parents bought a land/house decades back and they are paying the tax since they bought it from the owner. Problem is:
1. My father has checked with the Register of Deeds in our municipality, however, the title is still registered to the owner (deceased).
2. My parents have the Title(under previous owner’s name) but we cannot find the deed of sale ( w/c we dont know if there was a document signed or not)
3. My parents have been living there for more or less 50 yrs now. How do we transfer the title to their name? Your response will be greatly appreciated. Thank you,
Anz

You need an “Extrajudicial settlement of estate of the deceased with sale” in order to transfer the title to the name of your parents. [email protected]

Good day Ms Joanne, I would like to ask regarding of the title of our condo in Cebu. We bought our unit fully paid last 2017 and also paid for the title and transfer fee of the unit which cost us P131,000.00. Its already been over 2 yrs now and still we dont received any update when we can get the title of our unit. Do you know how long the normal process for this? i am starting to worry because i dont reside in Philippines anymore. First, they told us that before 2019 we should get the title but recently when we follow up they told us that BIR are causing the delays. I really dont know anymore if they are just making excuses or what 🙁 Thank you very much in advance for your advise. Clare

Hi Sir, regarding po condo (2nd buyer) san po magbase ang CTC tax when transfer the title?CONDO is skeleton,26yr old building, do they still fall on Zonal value? Thanks

hi Ms. Joanne, paano po kung ang bibilhin ko pong house and lot ay naka open deed of sale? the situation is, ung lot is nakapangalan pa rin kay original owner then nag deed of sale sila ng 2nd owner, then binili ng 3rd owner kay second owner using Special power of attorney from original owner. ngyon po binebenta ni 3rd owner using special power of atty FROM the ORIGINAL OWNER. meron po bang risks or any other fees na babayaran aside of usual? need pa po bang magcancellation ng dalawang naunang deed of sale? TIA.

Goodmorning Ms. Joanne, May nagbebenta po sakin ng property/lot, pero hindi pa nya napatransfer sa pangalan nya yung lot na bibenta nya (biili lang din nya sa dating may-ari), meron syang deed of sale. Pano po kaya yun pag binili ko? Ano pong mga kailangan para mapa transfer ko sya sa pangalan ko? Maraming Salamat po.

Hi Phil Property Experts, We have a parcel of agricultural land which was left to us by my mother’s uncle (deceased). My mother’s uncle acquired the land by deed of sale (land already underwent a series of sale to other people before my mother’s uncle bought it). He don’t have his own family. He still have 2 sisters that are still alive.
We have been paying the tax declaration and we have the copy of deed of sale. Please advise is it possible to have the land title transfer to me (apo sa pamangkin)?
What are the necessary actions to undertake. I hope you can assist me with this matter. Thank you in advance.

Hi Ms. Joanne, I have a question regarding a lot for sale but not yet fully paid in the bank. Is it possible to transfer the title to the buyer? The buyer will purchase it through pag ibig. Then part of the proceed will be used in paying full the remaining balance int he bank.

Hi, Good day! May nabili po kming lupa. Meron na kaming Deed of Sale. Ang title po niya is under pa ng parents ng siblings ni seller. Pero meron na daw po silang extra judicial settlement. Nagfull payment po kami nun nagpirmahan ng deed of sale. Pero after po nun ay inilipat yun lote na nabili namin, at nakapagpadd kami ng ilan pang sq.m. Nagyon po ay, hindi pa namin binabayadan yun additional sq.m. Gusto po sana namin bayadan yun pag ready na itransfer samin un title. Questions ko po ay:
* Pwede po ba yun na tsaka namin bayadan un additional na sq.m?
* Pwede po ba magtransfer ng title na extra judicial settlement lng at Deed of sale?
* Nagpaprocess po ba kayo ng land title transfer?
Thank you in advance po 🙂

Hello po…
I have a problem, I have a property and I’m selling it right now. Pero un property naka under sa name naming mag asawa (Sps.. XXXX & YYY), now my husband died a year ago. May nakapag sabi kasi sa akin na di daw maibebenta un dapat daw alisin muna ang name ng patay sa title, so meaning need ko pa pong itransfer un sa pangalan ko bago ibenta?? Un original Title nasa akin na po, at hindi pa ako nagpupunta sa RD para sa Cancelation of Mortgage Hindi ko din pa na nonotify ang BIR about sa death ng asawa ko, now ko lang nalaman na dapat pala iinform agad ang BIR para daw sa Estate tax na tinatawag? Eh meron na po kasi akong sure buyer, ano ang dapat kong gawin? Salamat po in advance.

We have a property which is named to my wife which she owned when sha was still single. We did not bother to transfer the aforesaid property to ur name as a conjugal property which we both owned after getting legally married after 28 years. Can we still sell it just like that … or do we need additional process before we can sell the property?? The aforesaid property consists of land and improvement whose yearly Real Estate Taxes are being paid on time and we have latest Tax Declaration issued by Pasig municipality (2019).

Hello ask q lng po pag may portion n bibilhin from a mother title ..need b s concerned agency un physical title as a requirement o ok lng photocopy? Thanks po

Hi Ms. Joanne,
I would like to ask if a condominium certificate of title has an incorrect address compared to the actual condominium’s location, how can this be corrected? Thanks for any shared info.

My developer has asked me to sign a Deed of Absolute Sale which states an amount lower than what is stated in the Contract to Sell which states the actual total contract price. Upon inquiry, they stated that the “processing fees” were included in total contact price. But the processing fees were already included in the back loan charges and moving fees that I paid for separately. Is this normal to have this discrepancy or are they trying to avoid paying VAT by lowering the price of the property in the Deed of Absolute Sale. I don’t comfortable signing the document unless I have this discrepancy explained. I’d appreciate if you could help explain this. I would go to HLURB and BIR but due to the quarantine, that would have to wait. Thank you!

Hello po, found this page while looking for something helpful. I read through the transfer process and needed some help po. Bale po yung lupa is owned by my grandparents tapos hati hati mga magkakapatid. Both passed away na po. Ngaun may part ng land po is ibenenta daw nung ikakasal yung 2 anak which is share nila —taong 1972 daw po eto. Yung nakabili ng lupa is now claiming na nasakop yung lupa na yun at nakareport sa barangay. May papel sya na ipinakita na pinirmahan daw ng parent ko at mga kapatid nya (who are deceased and he was around 5 or 6 years nung 1972). Nagpasukat xa nung lupa and claiming na dapat makuha nya yung 640 meters dahil yun daw ang ibenenta sa kanila. Sa pagkakaalam po ng mga natitira pang magkapatid is nakuha na nung bumili yung portion of land na ibenenta nung ikasal yung 2 nilang kapatid. Yung papel po na sinasabeng pirmado daw nung mga magkapatid is valid ba? Buhay pa yung grandparent ko (na may ari ng lupa) nung ibenta ang lupa, so kailangan nya ba papirmahin yung mga anak (na wala pa sa hustong gulang) na magmamana nung lupa? Walang ibang papel na maipapakita except dun sa deed title na nasa grandparent name pa and hindi daw pirma nilang magkapatid ang na andun sa kapirasong papel. Ngaun ang suggestion nung nakabili is wag na daw maghabol kasi matatalo daw. Wala na po ba magagawa sa sitwasong eto? Nakakalungkot

hi po need ko po nang advice..may lupa po mr ko nakapanglan lang sa kanya kse donate ng parents nila nung binata pa sya.tanong ko po kung may karapatan po na ako sa lupa nya. kamamatay lng po ksi nya..kasal po kmi.salamat po..

Good day!
Need po ng advice
Kumuha kmi ng property house and lot sa isang subdivision dito sa Batangas. We already paid the equity 211k and we plan sana na bayaran na ng cash yung natitira which is nsa 1.5m pa. So my question is upon paying the 1.5m anong mga documents ang need ko idemand from the developer like DOS ? And sino po ang mag pprocess ng TCP?
And upon paying po ba ng 1.5m dpat may DOS na agad kumbaga Kaliwaan? Kasw syempre malaking pera yung bbitawan.
Salamat po sa sasagot

Hi’ maitatanong ko lang po kong pwede ba na tanggalin sa deed of sale ang isang tao na di naman fully sibling. sa akin po nka pangalan ang deed of sale kaso pilit na ipinalagay ng mama ko sa deed of sale ang pangalan ng kapatid ko sa labas na anak nya. habang ang lupa lang nman ay 21m lang ang width at 10m ang length. at ang pera naman po na pinangbili ay galing sa mesmong papa ko. ayaw ko lang po kasi ng gulo kasi may issue na sa akin at sa knya kaya ayaw ko po na meron din syang makukuha samantalang may lupa nman sya sa sarili nyang ama na mas malaki pa sa lupa na nabili namin ngayon.

hello po. gusto ko lang po itanong kung ano po ang mga requirements na kailangan ko para ma transfer ko ang title sa property namin after nabili sa NGCP a portion of our lot.

Hello po…. ok lang po ba bumili ako ng lupa sa isang tao, pero ang hawak lang nyang papel ay deed of sale?? … malaking lupa ung hawak nya… bale bibili ako ng 300sqm. sa kanya…. ok lang po ba yon.

Hello! Is it possible to transfer the title of a condominium to the new buyer without the original title?

Dear sir,
Hi ask ko lang po may nabili po ako property 10 years ago, din until now may balance pa po ako din ung title di pa po na transfer sa name ko kc nga may utang pa ako. at wala akong pambayad. my question is if ever po ibenta ng seller ung property ko (ang meron lang ako is CTS) ano po puede ko gawin at ang sabi ay wala na ako makukuha at i offset na lang dun sa accumulated balance ko. May habol pa po ba ako. Maraming salamat

-Seller and 3 buyers with Deed of sale no transfer of title till now
-1 of the buyer is my Dad married to my mom
-2 of the buyer is my Aunts both are single
-all Buyers and Seller is dead
-We are the only ones left as heirs of our aunts.
Can we transfer the title from the Seller to us Heirs of the Buyers directly?
What steps do we need to take?
Thank you and more power?

Hello Maam/sir! I need help po. Kasi my lupa po kaming nabili 30yrs. ago but we dont have any receipts kasi yung record is nasa seller po lahat at tuwing kukunin po nmn yung deed ang dami po nyang issue, pero we have the blueprint po ng lupa na nkapangalan sa amin since naibenta na nga po nila talaga sa amin at naipasurvey na ano po ang dapat naming gawin para makuha ang deed kasi gusto na po nmin mkuha ang deed of sale for land title.

May laban po ba kami since sabi ng my ari ayaw na nila ng binayad namin 30yrs ago at ang record nasa kanila po lahat saka buhay pa po nmn ang seller ng lupa.

is there a way we can trasfer title when the deed of sale previously executed was lost without it being registered in the ROD

Good morning po.. pwede po bang magtanong.. Nakabili po kami ng lupa na 200 square meters sa halagang 100 thousand noong 2020.. nong ipapatitulo na namin ngayong 2022 namatay si seller at Ang Asawa nya lang Ang may hawak kaso wala palang titulo Ang lupang pinabintahan sa amin.. Ang Tax declaration lang Ang hawak nila..ano Ang dapat namin Gawin para matransfer sa aming pangalan Ang lupa kung walang titulong hawak si seller. May deeds of sale kaming hawak pedo alam naming di yon sapat

Hello po .napanood/read ko po yung mga topics ninyo regarding raw lots..at nais ko pong idulog sa inyo yung status namin if mag fall sya sa raw lots…taga tarlac po kmi and this happens katatapos ng pumutok ng pinatubo na kung saan ang lahat ay naghahanap ng safe na lugar na matitirhan..kmi po ay nakahanap during the time of emergency sa tulong na rin ng mga local officials sa isang lugar dito sa amin na designated as temporary evacuation center..na may conditions na temporary lang kmi dito at walang dapat na permanent structures ang itatayo..during that time hindi naman nmin alam na wala namang permit ang may ari ng lupa..matagal din nmang ang threat ng pinatubo almost 15 years nag stay kmi dito at sa halos 12 hectares na agricultural land..sa panahon na iyon unti unti nakapagdevelop kmi ng mga bahay namin na permanente na..water and power supply were also provided including the concreting portions of roads and drainage sa tulong ng lgu..sa madaling salita develop na sya as a redidential areas dahil halos may 200 kabahayan na ang nakatayo dito..hangang may dumating kming ejectment order from the owners na pinaaalis na kmi..ang ginawa nmin nakiusap kmi na baka nman pwedi na nilang ibenta sa amin ng kanya kanya..at napapayag nman po nmin sila…ngayun po ang tanong ko ,pwedi bang kasuhan ang may ari ng lupa dahil ibinibenta nya ang mga loteng na occupy nmin ng walang authority to sell..eh inabutan na lang po nya kmi sa kanyang lupa ng walang paalam..pero willing nman syang pabayad ng presyo ay katangap tangap naman sa amin…marami pong salamat and more power