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TCT, CCT, Title Transfer, and Annotation Defined

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18Aug2016 Update: Before investing in real estate, please read this first: Invest in Property PROPERLY.

08Nov2015 Update: Click here for a more visual step by step guide.


In my previous posts, I provided insights on choosing a home loan provider, as well as the major steps in getting a home loan. Here I will provide the basic definitions of a TCT, a CCT as well as title transfer and annotation so that we are familiar with the key definitions before we dive into the title transfer process. In another post, I will detail the steps on title transfer and annotation.

What are the types of property titles anyway? In the Philippines, there are two usual kinds:


Transfer Certificate of Title (TCT)

Refers to the property title of a land, or a land with a built property in it (e.g. house and lot). This is the certificate of ownership of the land and including the air space in it (i.e the building or house). This details the property location (coordinates and geographical address), plus the size of the land, the registration number and the owner. It also details the previous TCT’s that were cancelled due to the transfer of ownership.

 

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Condominium Certificate of Title (CCT)

As the name implies, this certifies the ownership of a condominium unit. Haven’t seen one but it makes sense to expect that the CCT details the location of the condominium, the name and developer of the condominium, the rightful owner of the unit, and the location and size of the unit (floor, unit number, unit size, etc). Note though that CCT ownership only conveys ownership of the air space (where the unit is located), and not the lot space (where the whole condominium stands, and where all other units are located). This is a marked difference compared to TCT. Naturally, the TCT of the condominium will be named after the developer of the condominium.


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Now, what is a title transfer and what is annotation?
 
In layman’s terms (disclaimer: these are NOT legal definitions, but rather a friend’s attempt to explain to you dear reader. If you need legal definitions, consult a lawyer), title transfer signifies the transfer of ownership of a property usually via sale of that property (which in turn is usually documented via a deed of absolute sale). In a title transfer, the old title where the previous owner is named, is legally cancelled and superseded by a new title, wherein the new owner is named.

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Annotation meanwhile, is when a loan provider (e.g. a bank) writes entries on the title to signify that the property is mortgaged or loaned to the loan provider, albeit ownership remains with the named owner in the title. This annotation documents that there is a certain claim to the title, that the annotated party may actually call on that claim when necessary (i.e. in case of default), although for now, ownership still resides with the owner. In the title verification process, a clean title actually refers to a title with no annotations from a lender.

Now since we’ve gotten this settled, we can now proceed to the steps in a title transfer and annotation.

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 CTC Land Title Life Hacks TCT

330 Responses

  1. doris c tan says:

    Good Afternoon po

    Gusto ko lang itanong kung ano ano po ang mga requirements kung ako ay magpapa anotate. Kabibili ko lang na lupa
    na 100sqm. Wala pa akong pero para pa title. May nakapagsabi sa akin na office mate na ipapa anotate ko lang daw muna.

    • Admin says:

      Annotation po is pag may ilalagay sa note sa titulo ng property, for example yung bank will annotate na property A is owned by Mrs B, but is mortgaged to Bank C which means Bank C has the right to that property.

      If hindi nyo po mapatransfer yung titulo sa inyong pangalan, baka maaari pong annotate muna yung titulo na may right kayo over the peroperty. Inquire nyo po sa Registry of Deeds na nakakasakop sa property dahil depende po ang fees sa value ng property at ibang charges ni RD. Pero mas maganda pa rin po malipat sa inyo yung titulo dahil yun ang pinakabinding at legal na hawak nyo na talaga ang pag mamay-ari sa property. Hope this helps.

  2. Cozylist says:

    Hi! I’m drafting a contract for my client (seller) whose property is still named under the developer as it is still mortgaged with PagIbig. In the CCT, it is annotated that there’s a contract to sell between the developer and my client in favor of my client. Now this property is being sold to a cash buyer who is willing to pay the whole contract price — a portion of which will be paid to PagIbig and a portion to the seller. Once fully paid, Pagibig transfers the title to the seller and then the seller transfers the title to the buyer. In the contract to sell between seller and buyer (while property is still under developer’s name), is it correct to say that the seller (my client) is the absolute and registered owner of the property? Otherwise, what is the correct term to use given the annotation in the CCT? Thank you!

    • investmentjuan01 says:

      Caveat, I am no lawyer po ah so if contract clauses best to consult a lawyer.
      Aside from saying the that seller is the owner of the property, maybe it is also ok to mention that such property is mortgaged with pag-ibig, and that the buyer will pay both pag-ibig and the seller. So at least it’s clear in the contract who the parties involved are. Anyway once this is notarized it shall be reviewed by the notarial lawyer.

  3. Anonymous says:

    sir mali po definition niyo. Lien or Money claim po yung definition niyo. Update niyo nalang po para po walang mag kamali….

  4. Mario Calvelo says:

    We are selling our lot and already have some prospective buyers. The lot title is clean and no claims against it and all taxes have been paid to date. We will need a lawyer to help us go through the selling process up to the signing of the absolute sale contract. My question is, how much does a typical lawyer would charge us for this service? I heard some charges 1,500 to 5,000 pesos per hour and some will charge between 1 to 5% of the selling price? Can you shed light on what cases a lawyer would charge up to 5% of the selling price? Is this not too excessive?

    • Geri says:

      Sorry sir but we don’t have an estimate of the private lawyer fees. Some transactions weve had only went through the notary lawyer so only one lawyer for both parties and they only charge for the notarial fee, around 1% of selling price. I guess it depends per lawyer and location too.

  5. Kevin Lorenzo says:


    https://polldaddy.com/js/rating/rating.jsSir question can a property have same TCT’s ? like a have a property here in manila with TCT 101613 but meron din sa mandaluyong .

    • Geri says:

      Hmmm that’s sounds odd. Ang alam ko unique ang TCT kasi it is referenced kapag may icacancel na lumang TCT kapag binili. Nonetheless all TCTs have descriptions naman nung location so I guess ok lang same number baka magkaiba location and technical descriptions

  6. Marilyn moredo says:


    https://polldaddy.com/js/rating/rating.jsMagtatanung lang po ako, may nabili po kc ako bahay at lupa , 2 po may ari nung lupa kinatatayuan nung bahay, isa po 80 sq.meter, at 40 sq meter . Ung pong 80 sq meter meron na po akong titulo dun po sa 40 sq meter, wala pa pong ako hawak nang titulo, kc po hinuhulugan ko pa sa may ari, tanung ko lang po,panu po computation pag magbabayad na ako na tax declaration nang bldg. Kc eh nasakop po nang bahay ung 80 at 40 sq meter na lupa

    • Geri says:

      Confirm nyo po sa munisipyo how much. Baka partial nung tax dec nung 2 may ari na binilhan ninyo. Mas maganda mapatitle nyo na ng solo yan para maayos docs ng property na pinaghirapan nyo.

  7. Anonymous says:

    https://polldaddy.com/js/rating/rating.jsMeron po kami cloa title..meron daw po kami babayaran sa land bank at yearly po kami nagabbayad ng tax..pagnabayaran po namin yun pwede na po b marelease un title.at sino po magrerelease sa amin nun

  8. Maria H. Cabag says:


    https://polldaddy.com/js/rating/rating.js
    https://polldaddy.com/js/rating/rating.js
    https://polldaddy.com/js/rating/rating.jsSir my nephew and I are the co owners of the lot. We are planning to make a loan from Pag ibig for the construction of the house and its my nephew who is a government employee will make a loan from Pag ibig. My problem is the pag ibig personnel inform my nephew that there should be only one owner of the lot so that he can be granted a loan. What shall I do Sir we only loaning for the construction materials and the payment is through salary deduction also. What shall we do so that we can push though our plan for house construction. Thank you Sir.

    • Geri says:

      I don’t understand why there should be one owner only. If both of you are named in the property title then both of you should sign in the loan documentations. Unless it is the policy of pag ibig not to lend to properties with multiple owners – you should clarify this with them. Or another issue might be only your nephew is qualified to loan as a member and you are not (are you a member or have you met the necessary savings months etc). Worst case scenario you can consider loans outside of pag ibig.

      • cabagmary129 says:

        https://polldaddy.com/js/rating/rating.jsThank you Sir for your advice, formerly I am a member of Pag ibig now I am retired as government employee. I am now a pensioner. I will check personally if they have such policy. What is in my mind  as co owner  I will give execute an agreement that I give  consent to my nephew that he can construct a house in our lot. I dont know if this is okey. Thank you again sir. God Bless.

        Maria H. Cabag Chief, Secondary Education and Planning, Policy and Research Division Department of Education Region VI – Western Visayas Duran Street, Iloilo City Tel. No. 033-336-28-16

        • Geri says:

          Well that’s also possible. If I were Pag Ibig, my lookouts will be to ensure only members get the benefits of housing loans and that only legal owners get to mortgage the properties with them. Hope they have accommodations for retired pensioners like you since you did your part anyway while you were still working. God bless.

  9. Anonymous says:

    Hello po Mr. Geri, matulungan nyo sana ako sa problema ko. Naka bili me ng lupa sa banko pero nagka problema sila dahit ayaw umalis ng dating may ari, so pinalitan nila ng bagong Lupa. Yung binigay nilang bagong lupa ay pag aari na ng SPV. at nag dagdag pa ako ng bayad sa SPV.

    Ang problema po ngayon.
    1. Nabili ko po ang Lupa (agricultural) year 2010 pero ngayon pa lang maasikaso ang TCT. Hindi po nila kmi mabigyan ng bagong Deed of Sale ksi baka magka problema sila sa BIR.

    Ang Seller ng lupa ay SPV pero ang TCT title nya ay naka pangalan pa sa bangko so ako po ang 3rd party.
    meron sa kontrata na “As is Where is” kaya wala daw po silang maiitulong sa akin.

    Anong pwede ko pong gawain dito. Naway matulungan nyo ako.

    • Geri says:

      Ano po yung SPV?

      Totoo po na hindi na sila magrelease ng bagong Deed of Sale lalo na kung dated na yung nauna ninyong deed of sale. Check nyo po sa BIR kung magkano ang magiging penalties dahil late filing po ito. Gayunpaman, dapat magbigay ang bangko ng tax return showing na bayad na nila ang Capital Gains Tax based sa 2010 transaction ninyo.

      Meron po dapat ang bangko ng documents na sila ang rightful na may-ari ng lupa kahit SPV pa ang nakapangalan sa title, like annotation sa titulo na may utang si SPV sa kanila kaya may claim si bank sa lupa at kaya naforeclose nila ito. As is where is po talaga usually ang pagbil ng foreclosed properties (yung kundisyon ng property, no more renovation etc) but it should still be supported by documentation, especially yung kasundun ni SPV at ni bank. Ipakita nyo po sa RD ang documents ninyo (DOAS, other bank documents showing the banks claim sa title ni SPV). Then inquire with BIR ROD na nakakasakop sa property ninyo how much aabutin ng transfer taxes. Dapat din po kayong tulungan ni bank sa pagprovide ng kung anumang documents nila to prove na sila na ang owner ng property, kahit na SPV pa yung name. Goodluck po. Balitaan ninyo kami.

  10. Geri says:

    Ano po ba ang sabi ni Pag-ibig? Are they willing to process the loan if mali yung title? If yes, baka willing si developer na revise yung title basta they have letter of guarantee from Pag Ibig or bank na approved na kayo ng loan. If approved na kayo ng loan then mafully pay na si developer and sa bank / pagibig na kayo may loan.

    But from what I know, lenders don't accept deficient titles so you must convince developer to revise the title since no one will lend to you given the present title. Check nyo rin baka namin dinedelay lang ni developer especially if inhouse kayo ngayon malaki kasi interest sa inhouse eh.

  11. Anonymous says:

    Hi po

    magtanong lang po sna ako regarding sa Land Title namin, kumuha po kasi kami ng house and lot sa isang developer then yung title na binigay nila is 80sqm tpos po after 1 yr ininform nila kmi na yung actual lot ay naging 84sqm, inapply po nmin siya ng Housing loan sa PAGIBIG and naapprove namn po sya kya lng need dw po mabago yung title based sa actual na 84sqm. ayaw nmn po baguhin ng developer yung title.. babaguhin lng dw nila pag nafullpayment na nmin yung bhay. how come pa na iapply nmin sya sa pagibig kung iffull namin dba.. kya sna po matulungan nio ako kung may ibang option para maiapply nmin xa ng housing loan sa PAGIBIG or bank?

    Maraming Salamat!!

  12. Anonymous says:

    Hi po

    magtanong lang po sna ako regarding sa Land Title namin, kumuha po kasi kami ng house and lot sa isang developer then yung title na binigay nila is 80sqm tpos po after 1 yr ininform nila kmi na yung actual lot ay naging 84sqm, inapply po nmin siya ng Housing loan sa PAGIBIG and naapprove namn po sya kya lng need dw po mabago yung title based sa actual na 84sqm. ayaw nmn po baguhin ng developer yung title.. babaguhin lng dw nila pag nafullpayment na nmin yung bhay. how come pa na iapply nmin sya sa pagibig kung iffull namin dba.. kya sna po matulungan nio ako kung may ibang option para maiapply nmin xa ng housing loan sa PAGIBIG or bank?

    Maraming Salamat!!

  13. Anonymous says:

    Good afternoon, tanong ko lang po kung ano ang dapat po naming gawin sa lupa na kinatitirikan ng bahay namin.. Nabili po kasi siya ng lolo ko wayback 1975. Wala pong kasulatan and documents at all.. Nasa amin na po yung titulo ng lupa pero under pa rin po kay seller yung pangalan.. Sa tax declaration nya po na luma naka lagay po sa owner is yung dating may ari parin nung lupa, pero naka indicate din po dun is “HEIR: (pangalan po ng lolo ko)”.. tatay ko na po ngayon ang nagbabayad ng amilyar nung lupa. may documents pong hawak yung tatay ko na “Sworn Statement of True and Current Fair Market Value of Real Property” na nakalagay yung pangalan ng lolo ko as present owner ng lupa, nireceive ng Assesor's Office with rubber stamp.. pero po yung latest tax dec nya, nawala na po yung panglan ng lolo ko as HEIR… as of now, wala nman pong naghahabol na mga kamag anak nung seller ng lupa.. ano po kayang pwede naming gawin regarding this matter Sir/Ma'am???

  14. Anonymous says:

    Good evening sir Geri! I'm Carla. I really find your site very helpful. Halos parehas ng case po yung saakin ni Shiela. Nangutang po ng money saakin kaya sinanla yung 2 title. Nagpanotary ako ng mortage agreement. Both signed. Hindi po siya nakabayad sa taning na panahon.

    Questions are…..

    Malaki po ba ang chances na mapasaakin yung title?
    Ano po ang dapat kong gawin para mapasaakin yung title?

    Thanks in advance 🙂

  15. Anonymous says:

    Good evening sir Geri! I'm Carla. I really find your site very helpful. Halos parehas ng case po yung saakin ni Shiela. Nangutang po ng money saakin kaya sinanla yung 2 title. Nagpanotary ako ng mortage agreement. Both signed. Hindi po siya nakabayad sa taning na panahon.

    Questions are…..

    Malaki po ba ang chances na mapasaakin yung title?
    Ano po ang dapat kong gawin para mapasaakin yung title?

    Thanks in advance 🙂

  16. Geri says:

    I think the old TCT remains valid but when you sell it, both spouse must agree to the sale and sign the documents as this is now conjugal property.

  17. Geri says:

    I think ipaparevise yung title sa RD (re-assess etc) but it shouldn't affect your rightful claim of ownership to the property.

  18. Anonymous says:

    Good pm ask ko lang po. Nakapurchased akk ng lot 105 sqm tapos ko na sya bayaran yung down payment the remaining balance is tru pagibig na. Na found out na di pala maclose kasi instead na east naging west.kha may technical description error and yun din ang records sa bureau of lands. Ano po ang gagawin. Thanks.

  19. Anonymous says:

    Hi Geri, just want to clarify… i own a parcel of land as evidenced by the TCT i have but it was issued when i was still single. Now i want to sell it, do i need to request with RD to change it to me and my wife or the existing title is valid? thanks

  20. Geri says:

    This is a case of misleading developers. Try nyo na po lumapit sa HLURB baka they can penalize these developers and pressure them to expedite your case. Goodluck and God bless po.

  21. Anonymous says:

    Sir Geri regarding po sa BIR medyo sinisilip nila yung hawak ko na DOAS and Contract to sell transaction is between me and Developer AAA then yung TCT, registration cert ant License to sell nakapngalan kay developer BBB. meron po akong hawak ngaun na Memorandum of Agreement na sinsabing may internal connection si 2 developer and authorized si developer AAA na magbenta ng bahay. Ask ko lang sir, ito po bang hawak ko na MOA is puwede ko ibigay sa BIR para mag move na un processing ko ng papel for transfer of tittle? wala po kasi akong matanong sa BIR-Olivarez hindi gumagana lahat ng telepono.

  22. Geri says:

    Best to inquire directly with BIR po since they need to see whether yung agreement sa MOA and binding (like if example they are sister companies etc). But as a general rule po, dapat yung mismong developer na binilhan nyo at gumawa ng bahay ang may permit, license etc.

  23. Anonymous says:

    nag purchase po ako ng bahay thru developer named Developer AAA. ipinasok po namin sa pag-ibig housing 25yrs to pay. within 6years na fully paid ko na po yung bahay ngaun po na mag aasikaso na ko ng Transfer Cert of Tittle. nalaman ko po sa B.I.R na parang may issue po na ginawa si DEVELOPER AAA like the following:

    ang ginamit po nilang License to sell at Certificate of Registration ay nakapangalan sa DEVELOPER BBB. sabi po ng DELEOPER AAA meron daw po silang Memorandum of Agreement na puwede silang magbenta so hinihingi ko po yun more than a week na pero lagi po nilang siansabi na tawag na lang ulit at hinahanap pa.

    pangalawa po, iyong pong capital gain tax na dapat ay sagot ng DEVELOPER AAA ay hindi rin po nila binayaran. na confirm ko po yan sa B.I.R kasi po hingin ko daw sa developer ung form 1606 kaso po wala din sila maibigay ang sagot pa nga po sa akin ay nakapila daw ang nghihingi nun sa kanila and fully booked na ang sept-oct.

    Complete documents po ako kaso ang probelma sabi ng B.I.R yung contract to sell ko at yung Deed of Absolute Sale ang nag issue sa akin ay DEVELOPER AAA pero ang nasa Transfer Cert of Tittle ko, license to Sell at registration certificate ay si DEVELOPER BBB. Limapit na rin po ako kay DEVELOPER BBB na baka puwedeng sa kanila na ako mnghingi ng DOAS kaso hindi po nya ako mabigyan dahil ang presyo daw po nila ng abhay is nasa 300,000 lang pero ang pagkakabenta sa akin ni DEVELOPER AAA ay 600,00K mahigit. lumalabas po dito na pinatungan nila yung presyo.

    nag offer po si DEVELOPER AAA na sila mag aayos ng titutlo ko unang ingil ay 48k estimated ppero di po ako nagbigay may nakusap po ako sa DEVELOPER BBB na nagmamalasakit sabi nya meron daw po akong 35, 210 na retention from pag ibig (NOA) un daw po ay dapat na i less nila sa pag process at hindi ko daw dapat i shoulder lahat ng gastos.

    eto na ngayun sir, nun malaman ni DEVELOPER AAA na alam ko kung magkano ang retention ko sa PAG-IBIG bumaba yung 48k sa 21K. nghihingi po ako ng computation pero walang maibigay, pinapatagal po nila sa hindi ko malamang kadahilanan.

    saan po ba ako puwedeng lumapit at kung mayroon pa po bang paraan na ma transfer ko ang titutlo ko sa pangalan ko. as of now may penalty na po ako sa B.I.R kasi po december 2015 ko pa na full pay yung bahay. hindi ko na po alam paano ang proseso na aggawin ko kasi po sa ngayon nag aantay pa rin po ako ng computation ni DVELOPER AAA at yung copy ng MOA nila.

  24. Geri says:

    In general CGT is shouldered by seller since they are the ones who gained from the transaction. But some developers pass this on to buyers by putting it in their DOAS. If hindi pa notarized pwede nyo pa ihabol at ipabago sa developer, that is kung papayag sila.

  25. Geri says:

    They won't be able to annotate the title without your consent and without the consent of the bank where the home loan is (unless they're the same banks?). But still, this is not a common practice among credit card issuers dahil may additional costs pa, especially if hindi naman malaki yung utang sa card. Baka they're just trying to intimidate you to make you pay.

  26. Geri says:

    Were you able to check po na magkaiba ang name sa Deed of Sale and sa MOA? If legitimate yung developer nyo they should easily provide the requested documents. Generally, capital gains tax is paid by the seller so check nyo na hindi nakasingit sa mga documents nyo na kayo ang magbabayad ng CGT

  27. Geri says:

    Hmmm this is weird. Might be a case na maling title yung na-annotate sa RD? When annotation is done, the owner's copy and the copy sa RD are both annotated. I suggest you pursue this with RD / LRA to prove na hindi yung property na yan ang may claim. RD should also be able to trace the documents that led to such annotation, and see if tamang title yung na-annotate.

  28. Geri says:

    Check with developer first baka contract to sell lang yung hawak ng seller which is transferable to you as new owner. Not sure if Pag ibig allows it since as a lender, they would want to make sure that the rightful owner is the one selling the property. Check as well why the seller only has deed of assignment, and why not a title of the property itself.

  29. Geri says:
    1. Usually Capital Gains Tax is sagot ng developer but some developers secretly ask the buyer to pay for it, that's why nasa deed of sale mo sya (na I hope binasa nyo bago pirmahan). Since napirmahan and notarized na then ikaw na ang magbabayad nun. Unless iparevise mo sa developer and execute kayo another DOAS.

      2. Dapat po meron sila nung requested documents ni BIR assuming legitimate seller sila. As we always ask every Juan, invest in property PROPERLY where L stands for legitimate. Dapat po mabilis nila maprovide yun kasi usual naman hinihingi yung docs na yun. If wala po lapit kayo sa HLURB kasi baka hindi legitimate yang developer nyo.

  30. Anonymous says:

    Hi! We are planning on buying a condominium and we are thinking of loaning some of the money thru pagibig for the payment. However the seller only has the deed of assignment. The title is still under the name of the developer. Do you have an idea if pagibig will honor and accept it? Thank you.

  31. Judai says:

    Grabe na nga ang Tax ko sir Geri. nanghihingi pa po yung B.I.R ng documents like
    “1.)HLURB-license to sell,
    2.)HLURB-cert of registration and
    3.)1606 for this transaction”
    kasi nabasa daw po ng B.i.r ko yung MOA ko, it says na un property binili ko sa AAA developer pero yung aking Deed of Absolute sale ang nakapirma na is presidente ng BBB developer. Parang magkaibang developer sir. pero sabi po sa akin hingin ko na lang daw ung mga documents (1,2&3) para ma less daw ako kahit paano sa babayran (capital gain tax) ata yun.

  32. Judai says:

    Sir nagpunta un Papa ko sa B.I.R-Olivarez para magpa compute ng capital gain tax and documentary stamp ng property na binili namin sa developer. Yung hawak ko na deed of absolute sale galing sa developer ko may nakalagay na ” All expenses from the preperation of the papers and or documents required registration fees documentary stamps transfer fees and all other incidental expenses needed for the transfer of the tittle and registration shall be account of the vendee.” Pirmado ko, pirmado ng witness at ng presidente ng developer pero wala pa pong Notaryo. tanong sir, 1.)Ako ba dapat ang magbabayad ng capital gain tax? hindi po ba dapat sila ang magbabayad nun?
    2.)since hindi pa po naka notaryo yung Doas ko, pwde ko pa po ba ipabago sa developer? may batas po ba nagsasabi na sagot nila yun or hati lang kami?

  33. Anonymous says:

    1.)Sir un po capital gain tax diba dpat sagot ng developer. Meron ako nkita sa contract ko nakalagay dapat shoulder ko (vendee) pirmado ko na and napa notaryo na ibig po sabihin sagot ko na yun?
    2.)May issue din po sa MOA ko pirmado ng dveloper kaso sa deed of absoulute sale na bigay nila sa akin, ibang developer name na ang nakapirma. Hinahanapan ako ng b.i.r mga documents like a)license to sell, b)cert of registration and c)1606 for this transaction. Kunin ko daw po yan sa developer na nakapirma sa deed of absolute sale ko. Tanong ko sir,paano po pag wala sila mabigay?saan po ako pwde humingi ng tulong? And kung meron po sila mabibigay diba sir dapat mabilis lang un kasi copy lang di naman un aabutin ng buwan? Kasi habang tumatagal lumalaki penalty ko sa b.i.r.

  34. Anonymous says:

    Hi sir. Yung father in law ko po just passed away last june. May naiwan pobsya na house and lot sa timog qc. Gusto po ng family na ibenta yun pero may nagsabi po sa amin na may case/claim yung isang bank sa property. Naka annotate po sa title nung kumuha kami ng copy sa rd at lra pero nasa amin po yung original land title na malinis at yung case po sinasabing nag guarantor yung byenan ko sa isang loan for private company.yung property number po sa case ay hindi match sa property po ng father in law ko at binata at wala pa pong property yung father in law ko nung nangyari yung loan sa annotation dahil 17 yrs old lang po sya by that time. Ano po dapat gawin para malift yung annotation at gano po kaya katagal process? Talamak po ba yung ganitong case sa pinas pag deceased na yung may ari ng property?

  35. Ajay Teves says:

    Hi Sir,
    I'm planning to buy a lot to my grand mother bu installment. What documents is needed or what to do in able this transaction to be legal or documented?

  36. Geri says:

    Hi Ajay, I suggest you go through our Nov 8 2015 post for the step by step guide. Aside from the property title, notarized deed of sale will be needed, as well as IDs, receipts on updated payments of real estate property tax (amilyar), tax declaration on the property. The payment arrangement with your lola need not be presented to BIR / ROD so you may want to execute a separate agreement for that. But the whole selling amount will be taxable, regardless if its in installments or full payment.

  37. Anonymous says:

    1. Say a title is named as “John Doe, husband of Jane Doe”, tapos namatay na si Jane Doe, problema ba ito kung gustong ibenta na ni John Doe ang lupa?
    2. which transaction may have less tax or closing cost, to sell it or to gift the title to a relative. and why? Thank you. Hoping for your reply.

  38. Geri says:
    1. I think there should be no issues since John owns the property. Even if the title is Spouses John and Jane Doe, I don't think there are issues. I'm no real estate broker or lawyer though.
      2. A quick check on BIR Donor's tax rate says that rate is max 15% if property is around 10M but can reach 30% if donation is to a stranger (and BIR defines a stranger in their website including far relatives). In selling, capital gains tax is 6% of property value. I would assume the title transfer costs are the same. So from that alone selling looks cheaper. But then again I'm not a tax expert so best to inquire with BIR folks.
  39. Geri says:

    Hmmm. Not sure if ROD is willing to issue a certified true copy of a copy still exists (with your brother). Best to ask ROD directly. I think they will issue a new one granted that the owner's copy was lost, but if for this instance only, I don't think so. Let me know what ROD says though!

  40. Hannah says:

    Hi Geri, I'm buying a condominium unit from my brother (who is working abroad) and am now applying for a PAG-IBIG loan. Before he left, he forgot to leave his CCT so now I have to request from the Registry of Deeds for a certified true copy of the CCT on his behalf. Would you know the requirements when requesting for one? Not necessarily CCT since you mentioned that you haven't seen one – the reqs for TCT would do. Thank you very much!

  41. Geri says:

    Is your condo under bank financing or Pag-ibig? If yes, the lender will have the title of your unit. But if fully paid then yes you should have a copy (Certified True Copy), aside from the master copy in Registry of Deeds. If you have time, check ROD if it's indeed there (for your peace of mind) but definitely the owner should have a copy.

  42. Anonymous says:

    Hello, I bought a condo last 2012 and they have not given me the Condominium certificate of title up to now. They've been telling me that it's in registry of deeds. I have been demanding for the said title last year pa.

  43. Geri says:

    Hi. Not really sure how long the redemption period for foreclosed property is but yes, former owners are given some time to redeem their property. But I hope that in the documents you signed, in case of redemption, there is a clause saying the former owner or the bank will pay you (assuming you already made a cash outlay). Usually the annotation will say that the property is owned by you but mortgaged with the bank. I wonder though what RD annotated in the title? That is assigned to you already?

  44. Geri says:

    BIR will compute the taxes and fees based on the transaction date. if matagal na po nyo nabili yan eh mahal po ang tax dahil as if late filing. So some people change the dates. CGT will be paid by the developer supposedly po. Sa Bank financing po sa simula ito ginagawa pero I guess Pag-ibig waits for the loan to be finished before processing of documents. Developers can also process the documents for you but they do it in batches kaya minsan tumatagal (pero at least they know the right people in govt office to expedite, if you know what I mean). In my personal case ako naglakad (hence this blog post) but I did it at the start of my loan, not sa dulo since bank financing po.

  45. Geri says:

    Honestly this is a rampant case in PH. Selling properties not yet in their name or buying properties from sellers whose names are not in the title. So yes this can be done but a bit more complications in the processing steps. Assumption is when you bought the property all the fees and taxes have been paid on time, and last step na lang yung hindi nagawa: go to RD. Kasi si RD rin will have to trace yung multiple transfers of ownership.

  46. Geri says:

    Pre-selling po ba ito? If yes, wala pa yung actual title ng property. RA and CTS are the usual documents po if for turn-over pa yung property at a latter date. Usually meron din schedule of payments detailing the 12 months you will pay the balance. And the receipt na 800K has been paid na. Assumption here is you trust the developer po ha.

  47. Geri says:

    See Aug 8 reply below.

  48. Geri says:

    Please see above. God bless you too.

  49. Geri says:

    At some point you really have to give up the original title that you have for the process of transferring the title to commence. I assume you have copies of signed DOAS, payments on taxes, fees etc. And of course the LOG. The LOG should state that they need the title from you, among other things, and once these are complied with and the title transferred, BPI will pay you. Sit back but don't forget to get updates. 🙂

  50. Geri says:

    Best to go straight to Pag-ibig po. Sa bank financing po kasi, upon release ng funds from bank to developer, nakapangalan na yung title sa buyer, and no longer sa developer. Not sure if the same is true kay Pag-ibig, or they wait a few years or for the loan to finish before naming title to borrower / buyer. In any case, ang pag alis naman po ng developer sa isang lugar ay hindi nangangahulugan na hindi na sila pwede pumirma ng documents. As long as they are still in operations (kahit sa ibang lugar, basta alam niyo kung saan opisina nila), the paperwork to name the title to you can still be processed.

  51. Geri says:

    You have to tell BIR po na nawawala na yung mga original copies etc and the alternative documents that will be acceptable to them, if any. I'm no broker, but personally, I don't recommend buying properties with overlapping deeds of sale, then the buyer like you will be the one to suffer the difficulties of processing the paperwork. Better clean title, clean documents po. Goodluck po and God bless. Sana maayos ninyo iyan.

  52. Geri says:

    Cancelled title po means may iba nang title number for that particular property. Usually this happens when there is a change in ownership, the new owner gets new title with new number, old title is cancelled.

  53. Geri says:

    Yes, it will be better to file a formal complaint since falsified yung docs they provided to you (and nakalusot pa sa banks). Tsk tsk.

  54. Geri says:

    Usually, when there is a change in ownership in the title, the tax declaration is also updated. Check with the city / municipality where the tax declaration is since they will need documents to transfer the names to you. But I don't think this will be a show-stopper. Better to be sure though.

  55. Geri says:

    Hmmm. Usually the buyer in the DOAS is the one named in the title. Unless you want to redo the DOAS to include your name.

  56. Geri says:

    Best to check with RD since this is their process. Usually takes 1 to 3 months but if the RD handling the property is busy, might be longer.

  57. Anonymous says:

    Hi,
    just want to know the procedures that we should follow after buying a foreclosed property?

    We bought the property from a financing institution few months ago. We already have the tct and the deed of assignment. We also had the tct annotated by the rd a week ago.
    According to my understanding, we should wait for a year(from the date of annotation) before we could start processing and transfer the title under my name (Since the tct is still under the original buyer). It has something to do with the redemption period, they said.

    Is it correct? Or should we do anything within 1 year after annotation? And what info should the annotation contain? Is it still under the financing institution?

    Thanks and god bless.

  58. Anonymous says:

    Good Morning Sir,

    Tanong lang po. Bumili po kami ng mother ko ng lupa, ung DOAS po nakapangalan sa mother ko. Ung land title po ba pede ipangalan sa aming 2 ng mother ko? Thanks in advance.

  59. Anonymous says:

    Hello po! We are planning to buy a house and lot from a corporation. The title is under the corporation's name pero accdg. to them the tax declaration is named after the developer from where they got the property pa. They paid this year's estate tax. We are planning to pay through pag-ibig, will there be any complications in our loan application and in the transferring of the title to our name because of this?

  60. Judai says:

    Sir nag purchase ako ng house and lot sa isang developer, pinasok ko ng PAG-IBIG housing loan. Na fully paid ko na po siya ng December 2015, yung po titulo na bigay ng pag ibig sa akin nakapangalan pa sa developer. Sabi po ng Pag ibig ako daw po mag aayos nun sa Registry of Deeds sa Calamba pero daan daw po muna ako sa BIR-Olivarez para sa Capital Gain Tax at Documentary stamp. Binigyan po ako ng developer ng “Deed of Absolute Sale” kasama daw po yun sa requirements ko para sa BIR. May nakapag sabi po sa akin na wag ko muna ipa-Notaryo yung “Deed of Sale” ko kasi mag base daw po yung babayaran ko sa Date na kung kelan sya na notaryo. Ibig po ba sabihin ipapa notaryo ko lang pag pupunta na ako mismo sa BIR-Olivarez ganun po ba? saka sir tama ba na ako mag process nito?? diba dapat yung developer ko or yung PAG-IBIG mismo?

  61. Anonymous says:

    good morning po.nakabili kami ng bhay thru bank and i have all the documents including title,deed of sale and turn over memorandum pero hindi q pn transfer sa name q. then i decided to sell the property. pwde po ba i sell kahit hindi p n transfer sa name ko ung property.

  62. Anonymous says:

    good day sir! we're planning to avail a house and lot in a subd. TCP po nya ay 1.3m. Mag DP po kami ng 800k para maavail ung 0 % interest and the balance will be divided for 12 mons. Pero ang sabi po nila ang maibibigay lang nila sa amin upon downpayment ay RA reservation agreement at ang contract to sell. Tama po ba un? Ano pa po ang pwede namin idemand na papers para may assurance lang kami na sa amin na mapapapunta ung ownership nun. Salamat po sa inyong pagtugon.

  63. Anonymous says:

    Hello po! We are planning to buy a house and lot from a corporation. The title is under the corporation's name pero accdg. to them the tax declaration is named after the developer from where they got the property pa. They paid this year's estate tax. We are planning to pay through pag-ibig, will there be any complications in our loan application and in the transferring of the title to our name because of this?

  64. achak says:

    Hi. I recently sold my property, and the buyer went thru a mortgage loan at BPI. My question is, when do I surrender my original TCT to the buyer? Because I already have it to him when we signed the deed of sale,. Because he told me he needed it to transfer the title to his name so he could submit it to BPI bank for the loan. He did give me a letter of guarantee from BPI. Thanks for your help and advise. God bless

  65. achak says:

    Hi. Really appreciate all the valuable advises and help you extend to people who have questions about their investments on property. On that note, I would like to ask if it's correct that I surrendered the original copy of my TCT to a recent buyer of my lot? The buyer has not paid me in full yet, but will undergo a loan from BPI bank. The buyer did give me a letter of guarantee from BPI. So does this mean that the LOG is sufficient enough for me to receive the full payment once all the necessary documents are processed already? Thanks God bless

  66. Anonymous says:

    good morning po…may housing loan po ako through pag-ibig, and we have been paying for five years. ang problema ko po is yung developer is paalis na dito sa area namin since tapos na yung project nila tapos yung title po kasi ng property is named po sa developer. may nakapgsabi po sa akin na after two years since naturn-over sa amin yung property, pwede na pong itransfer to our name ung title ng property, varify ko lang po if this true, and if it is, can you give samples of request letter for the transfer of title to our names from the developer. thanks.

  67. Anonymous says:

    good morning po…may housing loan po ako through pag-ibig, and we have been paying for five years. ang problema ko po is yung developer is paalis na dito sa area namin since tapos na yung project nila tapos yung title po kasi ng property is named po sa developer. may nakapgsabi po sa akin na after two years since naturn-over sa amin yung property, pwede na pong itransfer to our name ung title ng property, varify ko lang po if this true, and if it is, can you give samples of request letter for the transfer of title to our names from the developer. thanks.

  68. Anonymous says:

    hello po.,
    Sir, magtatanong lang po ako kung anong dapat kong gawin kasi po yung nabili kong lupa mayron pong tatlong pasa ng deed of sale.Ganito po ang sitwasyon Halimbawa po si A=unang may ari ng lupa nasa kanya po nakapangalan ang mother title B=nakabili ng bahagi ng lupa kay A.C=nakabili ng lupa ni B.D=nakabili ng lupa kay C ako po ito.Ito po ang mga dokumentong hawak ko
    deed of sale between C&D-original copy w/ receipt
    deed of sale between B&C-original copy w/receipt
    deed of sale between A&B- xerox lng po(anak ni A si B).
    mother title-
    Ang problema ko required po sa BIR pagbayad ng gain tax yung original copy ng deed of sale b/n A&B.Ano po ang pwede kong gawin kasi wala na po c A.Si B and C wala din original copy.Pinuntahan ko na po yung fiscal na nakapirma sa deed of sale ni A&B,wala na rin daw na file kasi nawala na nung bagyo kaya di raw siya mkakapag issue ng certified true copy.Ano po ang pwede kong gawin?

  69. Annie says:

    Follow up questions sir sabi p ng developer ko gumagawa lng dawaq ng kwento. And ask ko lngdn po u g cancelled tittle po na nkalagay anu po ibig sabhin nun at tama po ba na sa likod xa nakalagay?

  70. Annie says:

    Good pm sir, ask ko lng po paano po ba ang hagawin kc ngpurchase kmi ng h&l last 2014 and then naipasok ito sa bank. After a year mejo dnging maganda finances nmn kya na buy back xa ng developer.kya bumalik kmi sa in house. We decided to apply it thru pag ibig.then the prob. Arises, nung lumipat kmi ngbgy cla ng clients copy ng certified true copy ng tittle. Then nun kumukuha nq sa RD my discrepancies mgkaiba ung municipality,knowing na ung clientscopy nmn is ok. Nkipagusap aq sa developer ko they claimed n ayos tlga un..and i rrquested a copy kung meun nga but 2 months na wala then i follow up every week regarding dun. Early July i called someone on there office at umamin na d nga daw po ayos ung tittle ko. My concern is they provided us a tampered docs. Upon move in. And kung d p ngka problema d nmn malalaman na my ganun prob. Kc naapproved xa sa bank knowing mahigpit cla sa mga ganong klaseng transactions. Is it better to file a formal complaint regarding thier acts of giving us a “falsified docs”?

  71. Geri says:

    Hi Melanie. It's tough to peg an actual data since the process usually takes a while, with munisipyo, ROD etc and if magaling yung maglalakad ng papeles, if you know what I mean. It can range from 1 month to 6 months, based sa feedback naming from banks who also process their papers.

  72. Geri says:

    Wow ang tagal naman po. Turn-over na ba yung unit? If matagal pa turn-over most likely wala pa yung CCT per unit…

  73. Melanie says:

    Good day! I got into a loan contract with real estate mortgage. Usapan was, yung lendee yung lahat ng expenses re notarial, annotation. Before ko pirmahan yung contract as a lender, gusto ko sanang ipastipulate yung date kung kelan dapat mahand over yung annotated land title ng lendee. Ilang days or months kaya yung processing ng pag aannotate ng mortgage? Thank you.

  74. Melanie says:

    Good day! I got into a loan contract with real estate mortgage. Usapan was, yung lendee yung lahat ng expenses re notarial, annotation. Before ko pirmahan yung contract as a lender, gusto ko sanang ipastipulate yung date kung kelan dapat mahand over yung annotated land title ng lendee. Ilang days or months kaya yung processing ng pag aannotate ng mortgage? Thank you.

  75. Geri says:

    Pls check our Nov 8 2015 post for the requirements. As for the signing of new documents, best to ask the developer why. It could be that they're transferring the agreement to the new name of the developer, hence previously signed docs are being re-signed.

  76. Geri says:

    You may want to ask proof of full payment as well or receipt of the payment. Deed of sale usually says there was a sale for a certain amount, but it doesn't usually say when or how the payment will be made, or whether it was received already.

  77. Geri says:

    Try locating the first owner. Or consult a lawyer whether the expired ID still has a bearing anyway when the agreement was executed the ID was still valid.

  78. Geri says:

    You should convince either RD or Pag Ibig to give in. Ideally they talk to each other pero since maiipit kayo might as well help out in settling the minor issue. Some documents you will get a copy but the old title will be cancelled. What you'll get is a new title.

  79. Geri says:

    Kindly ask RD for the requirements in removing the encumbrances and liens. You might need to coordinate with the local government as well because they are the only ones who can say with certainty that there will no more road widenings.

  80. Geri says:

    Ask NHA for the breakdown of the 400K. Or is the property really fully paid? Does your girlfriend have the title for the property?

  81. Geri says:

    Kailangan talagang kulitin ang bangko at developer para matanggal na yung mortgage ni developer sa bangko. Kasi it means may claim pa ang bangko sa title, kaya hindi pa pwede gamitin ito sa Pag Ibig loan.

  82. Geri says:

    Please check our Nov 8 2015 article. If there are other requirements, best to inquire with the govt office requiring the extra documents.

  83. Geri says:

    It is changed. In the body of the new TCT, it will make reference to the old TCT number where it came from.

  84. Ruby Lark Kalagayan says:

    How long should I wait for annotation of affidavit of correction from the registry of deeds

  85. Anonymous says:

    Gudpm, naka-provide na po ako ng bank guarantee para sa condo unit. May paraan po ba para mapabilis ang proseso ng cct? Ang advise ay mga 8 months daw ang processing…

  86. Anonymous Anonymous says:

    Good evening po , question lang po regarding sa Land title namin , na from the ,mother title po kasi na carry over sa bago naming title yung lienss and encumberance sa thirda page regarding po na if there would be any case for a road widening na yung property po na yun e kukunin ng government. pro yun po e from the Mother title pa po , nung di pa po nasubdivide yung lupa , ngyon po na divided naa sya at subdivision na ,andun pa rin po sa bagong title namin . Yung lupa po namin e nasa dulo na ng subdivision at may mga 30 -40 houses pa po from the main road. and as per the developer po . taposna yung road widening at naadjust na rin po yung subdivision . Ggmtin po sana namin for loan yung title pero ang gusto nila e ipacancel yung last page with the liens. paano po kaya ang solution dun . and paano kaya ipapacancel yung liens page . Thanks

  87. Anonymous says:

    Hi Geri. May binibili po kaming prop.nabayran napo namin CGT, transfer tax, etc. Ng nsa RD na po for the assessment of registration fee.. Ayaw n naman i assess kc kulang daw po pirma ng dalawang witness sa first page ng DOS. Kaso ayaw po ng pagibig ng may pirma sa 1st page ng DOS ang witness..kung sino lang ang buyer at seller yon lang.. At saka notaryado n naman po. Talaga po bang ganon ang RD. One more question pa po ibabalik din po ng RD s amin yong mga original n documenta aftr mabayaran ng processing fee or ibabalik yon kasama na ng bagong TCT? Salamat po sa pagsagot.

  88. Edman tayco says:

    Dear Sir,

    Please i need your Help po nakabili po ako ng bahay na naka loan sa pagibig actually im 3rd owner na,so i have all spa fro 1st and 2nd owner with Id's and now natapos ko na po yung bahay as in fullypaid ko na siya sa Pagibig.Ang problema ko po now is yung ID ng first owner expired na last year pa at need daw ng valid id ng first owner and problema hinde namin mahanap yung first owner pano po ba ang legal action pag ganito po yung sitwasyon?medyo natataranta na po ako kasi di naman biro yung mga giastos ko para lang magkabahay.Salamat po sa pagsagot

  89. Anonymous says:

    Sir Geri,

    Plan ko po buy ng lot 160 sqm from a mother tittle. Pinaghatihati na po kc ang malaking lupa at on the process na gagawin ng subdivision. lahat po ng lot ay tig 160sqm. kukuha po ako isang lote babayaran ko ng cash. Sabi po sa opis ng developer bayad daw po lahat ang tax declaration and other duties ng mother tittle. may mother tittle number din po sa RD. and it will take 3 to 4 months bago ko makuha ang tittle ko for my own 160 sqm. ang tanong ko po pag nagbayad po ako ng cash ok na po ba ang dead of sale muna ang ibigay sa akin? proof na nagbayad na ako ng cash. at wait ko na lng po tittle? Ang opsina din daw po kc ang gagastos sa lahat ng expenses ng process ng tittle pag bayad ng cash ang lupa. thanks in advance sir Geri.

  90. Anonymous says:

    Dear Mr/ Geri,

    Tanong ko lang po, yung mama ko bumili ng house and lot from 1st buyer, c 1st buyer hndi pa fully paid nagkasundo sila some amount to pay kay 1st buyer then the rest balance amount will be paid through bank housing loan sa developer by cheque. Ngaun sa bank na kami nagbabayad. Its going to 2yrs at ngaun palang iprocess ng mama ko ung land title anu ba ang requirements para dto? Kase ang developer nagpalit ng pangalan dahil mas ng gain ung company nila ngayon may mga kailangan pa ba palitan sa dati nila aggreement kase my pinapapirmahan sa mama ko sa pagkakaintindi ko ay yun yung first agreement ng dati may ari at developer nakasaad dun ung amount na nabayaran nun dati may ari at whole amount and yrs to pay nya. Ang tanong ko bakit kailangan pa pumirma ng mama ko sa reservation agreement na yun e bayad na nya yun buo by bank loan sa may ari at sa developer. Meron ang mama ko mga documents when she gave the cheques sa developer at may ari. Anu ba ang requirements para sa land title ng nabili ng mama ko. Thank u in advance i hope you will respond for this at malinaw ko napaliwanag to answer my queries.

  91. Unknown says:

    Hi! Is there someone who s willing to give me a copy of TCT with more than 500 sq. meters. I am Civil Engineering student and I need only a copy of TCT for my project in Theory of Structural. Please. Di po ako manloloko or what. Need ko lang po talaga. Copy lang! Not the original. 🙁 — iamjulieanneterry@gmail.com

  92. Akhko Mabajo says:

    Hi Geri. Is the TCT number changed when a TCT is transferred tot a new owner or is it maintained as is?

  93. Anonymous says:

    Hipo Sir Geri,my itatanong po ako regarding sa pg transfer ng Deed Of Sale to Title ano po bang mga needs na documents nito?kc po pina asikaso ko po sa pinsan ng pinsan ko na nagwowork sa DAR almost 3yrs na po saka pa lng sinabi na my problema sa extrajudicial at di ko po tlga maintindihan kc mg 3 yrs.na sa kanya ngaun lng pinaalam sa amin…thanks po appriciate ko po reply nyo..

  94. Anonymous says:

    My filippina girlfriend have bought a house and lot in Manila. Renovate it and now she say it need to be paid to National Housing Authority NHA to get ownership of The house. Can it be accurate to pay 400000 peso for that?
    In 6 months?
    Is it like that?

  95. Missy Nix says:

    Ask ko lang po. Meron po kami housing loan sa developer. A total
    of 2.5M and nkakapag hulog po kami ng 600K.

    Matagal po kaming di nakapag-bayad since last last year. Now lang
    po kame asikaso ng douments papasok po sana naming sa Pag-ibig. Kinuha na po namin
    lahat ng documents sa kanila last year. Lahat naman po ready except sa isa nung
    check ni Pag-ibig.Yung TCT nka-mortgage sa bank..madami nap o kami follow up
    pero until now di nila ma-provide. Ready to move in na nga po kami kaso di nila
    ma-provide yung TCT na may cancellation of mortgage.

    Hindi po naming mapasa sa Pag-ibig dahil lang po doon. ANu po
    dapat naming Gawin?

  96. Christian Quisto says:

    Maraming salamat sa response sir.

  97. Geri says:

    Hmmm you have to be careful not to alienate them too much kasi pag nagalit sila sa inyo baka hindi na nila asikasuhin. Kulitin nyo po ng kulitin para asikasuhin nila. You may also file a complaint sa BSP siguro since rural banks are governed by BSP pa rin.

  98. Geri says:

    Sa RD po manggagaling ang bagong title if ever, similar po siguro sa magpareconstitute ng lost titles. Pero assuming developer pa rin ang may ari ng property, the developer can initiate the process with the RD. Maybe you can tell them na interested kayo sa lote para magka-incentive naman sila to process a new title with RD.

  99. Anonymous says:

    Gud pm po.itatanong ko lang po sana kung ano po gagawin ko kasi sinanla ko po ung title ng lupa ko sa isang rural bank dito sa province namin. Tapos nong nabayaran ko na po tsaka nila natrace na wala sa office nila ung title d pa daw po nila naclaim sa RD 2013 pa po nong sinanla namin un at tinubos po namin ng 2015 tapos ngayon lng nila nalan na hindi pa daw po nila naclaim sa RD noong pinatatak nila ung title para mairegister at maisanla namin. Hangang ngayon po d ko pa po nakukuha. Same reason na bigyqn daw muna ng time na hanapin kc sa RD daw po may kasalanan. Same reason same excuses po. Ano po pwede king gawin at pwede po bamg pagmultahin ung bangko sa kapabayaan nila? Thanks po.

  100. Christian Quisto says:

    Hi sir, good day. Magtatanong lang po sana ako regarding sa maliit ng idle/vacant lot na gusto ko pong bilhin dito sa bacoor cavite.. Katabi po siya ng bahay namin na nasa loob po ng subd. Nagpunta po ako sa RD para po iverify yung title. Ang sabi po ng evaluator, cancelled na daw yung title pero wala daw pong annotation na sale.. Sinuggest niya na pumunta daw po ako sa developer para humingi ng copy.. Nung nagpunta napo ako sa developer, kinomfirm po nila yung property pero sabi nila wal daw po silang copy ng title sa kanila.. Paano po next step kong pwedeng gawin? Pwede po bang magrequest sa developer para magissue sila ng panibagong title para po dun sa lote? Sana po matulungan niyo ako.. Thanks in advance.

  101. Christian Quisto says:

    Hi sir, good day. Magtatanong lang po sana ako regarding sa maliit ng idle/vacant lot na gusto ko pong bilhin dito sa bacoor cavite.. Katabi po siya ng bahay namin na nasa loob po ng subd. Nagpunta po ako sa RD para po iverify yung title. Ang sabi po ng evaluator, cancelled na daw yung title pero wala daw pong annotation na sale.. Sinuggest niya na pumunta daw po ako sa developer para humingi ng copy.. Nung nagpunta napo ako sa developer, kinomfirm po nila yung property pero sabi nila wal daw po silang copy ng title sa kanila.. Paano po next step kong pwedeng gawin? Pwede po bang magrequest sa developer para magissue sila ng panibagong title para po dun sa lote? Sana po matulungan niyo ako.. Thanks in advance.

  102. Geri says:

    Yes correct. But all you can do is keep on chasing them. Baka may signatories na hinihintay or baka pending sa ibang govt agencies. But if fully paid mo na, sa condo ka nag fully pay or nag loan sa bank? Because if it's the latter, the bank will usually not allow you to loan unless they get a hold of the title. Which means a title named after you already exists. Just my thoughts.

  103. Geri says:

    The best way pa rin is to have your property titled. Get in touch with the seller and encourage them na ipahati na yung lupa para may sarili na siyang title, then title transfer sa iyo. Mas magiging mahirap pa po yan if pati yung mga nagmana eh namatay na baka maiwan kayo na DOAS lang hawak ninyo and copy ng title. Consider the penalties as well. Every DOAS executed must be filed with BIR and RD within a prescribed period.

  104. Geri says:

    From what you said it looks like DAR will process yung pag split ng property and hopefully every one of you gets the title. If DAR is the one processing we assume sila na bahala sa Registry of Deeds with all the requirements. If CLOA ba ito, you need to ask the original owner if they got it via award.But then again, if DAR will process we pressume they are aware if na-meet yung requirements if CLOA yung lupa.

  105. Geri says:

    As far as we know kailangan yung title number. In fact kailangan nung title itself. Don't buy properties without titles. Why invest your hard earned money sa property na hindi mo nakikita ang title?

  106. Unknown says:

    Hi Sir Geri,

    I need your help. Nagparefinance ako sa hsbc and one of their requirement is title na nakapangalan sa akin. I have condo in linear makati. Ive been chasing them about the copy of my title. pero 6 months na ang nakalipas sabi nila on process daw. I just want to confirm with you. di ba po I have the right to chase them about the copy of my title since fully paid na ako sa kanila and sa bank na lang ako may utang. am i right to say that?

  107. baby P says:

    sir nakabili po kami nang lupa deed of sale lang meron kami,tsaka photocopy nang mother title kasi hindi pa po nabiyak yong mother tittle, ang nabilhan kasi namin ei isa sa taga pagmana nang lupa, at patay na kasi mga magulang nila kaya divided na yung lupa nila sa magkakapatid.

  108. Anonymous says:

    matanung ko lang po kau sir kc po meron po kaming hinuhulugang lupa sa roxas agricultural land po ito bali pang apat ng po kaming buyer at portion lang po ang nabili naming lupa at naka mother title daw po ang lupaing ito pero sa mga nakabili wala po silang hawak na titulo kung di tax decliration po recently lang po meron pong nakabili doon at lumabas na po ang titulo nila after a month taga DAR daw po ang nag processed nito ang tanung ko po maari po bang ma transfer ang pangalan ng lupa na ito sa amin ?sapat na po ba ang tax decliration na ang nakapangalan ay ang original na may ari ? at deed of sale part din po ba ito ng CLOA ?

  109. Anonymous says:

    hello po tanung ko lang maaring bang gumawa ng deed of sale kahit wala un title number.. at sa taga DAR po naming ipapalakad ang pag process at sila mag aasikaso ng lahat.

  110. Geri says:

    Some options. If you can get an unsecured loan (like personal or salary loan) no need for title transfers.

    Another option, since I assume the property is named after your in laws, they will have to be the one to get a secured loan (home loan or construction loan) since the collateral to be used is their property.

    Another option is execute a transfer first: donation or sale, from your in laws to you and your spouse. So technically they'll donate or sell a portion of their lot to you. Once this portion is titled in your names, then you can loan on your own for the house construction since you also own the collateral.

    Hope we're able to help.

  111. Dear Sir Geri,

    I would just want to inquire regarding SA paglipat ng title. Kasi nkatira po kami SA inlaws ko. And gusto namin magpatayo ng house on same lot. We plan na magloan pag magpatayo ng house. Pwede ba na ipangalan samin yung portion ng lot?

  112. Maria Genelee Anol says:

    Hi po nakabili po kami ng lot fully paid napo.nung hiningian na namin ng mother title ang owner nalaman namin na nakasangla pala ang mother title.dead of sale at receipt of payment lng po ang hawak namin.gusto namin may own title na kami.ano po ba gagawin?

  113. Unknown says:

    Hi po need ko po help ninyo i bought a 450sq lot and paid it already..huli na namin nalaman na nakasangla pala ang mother title sa lot na bnili nmin.may dead of sale na po kami but iba pa rin kapag may own title na kaming nahawakan.xerox copy lng po ng mother title ang nasa amin.anopo ba dapat gawin?

  114. Anonymous says:

    Hi sir. I purchase a house and lot to the developer. they told me that the house will be constructed in 3 months but it did not happened. they promised me again that in six months it will finished but then oe year has passed and no house was constructed.. They said that there will be no down payment or equity. but there is a miscellaneous fee that will be paid for 12 months. I've finished paying the miscellaneous then later on they change it to equity..

    Now im requesting for a full refund because of their false promises and misleading advertisement but they told me that they will not refund my money.. I have evidence that i print screen on facebook and our conversation. I have statements of accounts and official receipt. .. answer it.. thanks you

  115. Geri says:

    I assume you're the same person as above? Please see above.

  116. Geri says:

    To all readers please do not buy properties without checking the title first. You can actually verify the title with ROD by asking a certified true copy. And check that seller has actual possession of his duplicate copy of the title.

    In your case you mentioned that you already paid the property. Fully paid? If there was a deed of sale process the sale with BIR (buyer and seller pays the taxes)then with Registry of Deeds (to transfer the title). But you need the original title for this.

    If nakasangla yung property, check the title if there was an annotation na nakasangla. I would think the buyer has rights to the property given deed of sale since yung sangla usually is an informal agreement lamang. Check mo rin if nakadocument yung sanglaan nila. The seller should settle the sangla separately and you should be able to proceed with the transfer.

    This happens in the ideal world though. I think yung title ay hawak nung pinagsanglaan, and you need the title to process the title transfer. Or better yet kausapin ang pinagsanglaan, and sa kanya mo ibayad yung pambili mo ng lupa, wag sa seller. Assuming of course na hindi pa fully paid. Otherwise, you have to ask yung pinagsanglaan to give up the title.

    Bottomline, make sure the property is clean, look for the original title first from the seller, before buying any property. Magulo kasi ang kalakaran ng real estate dito sa Pilipinas eh.

  117. Geri says:
    1. Sorry for the harsh words but please don't be duped by developers saying there is no equity, because no developer will build without assurance that you will get the house. They just renamed it to miscellaneous but in reality you're already putting up equity. Nothing really bad with putting up equity payable in 12 months since no lender will lend you a home loan if you did not put up your own equity / down payment.

      2. What's bad is the developer didn't deliver what's promised. Suggest you take this up with NHA or HLURB. Usually for condo, down payment is not refundable if you only paid for 12 months. You get 50% refund if you paid for more than 2 or 3 years, not sure if this applies to house and lot as well. Still you are entitled to complain so bring this up with the authorities.

  118. Geri says:

    Please see my comment above po, April 29 11:05am.

  119. Geri says:

    Lakarin nyo na po ang pagpapatanggal ng annotation. Munisipyo rin po ba ang nagpa-annotate originally? I just assume since it's for a shoulder so might be the local government. Lapit rin kayo sa ROD para sa requirements to remove the annotation. Tama po, gastos talaga yan. Pero ganun talaga. All of us dream of having our own house and lot but we also have to be reminded that there are numerous costs involved in maintaining one.

  120. Geri says:

    I see. Having the DOAS and mother title is the start. Kelangan I-file sa BIR ang proper taxes based sa mga sale na naganap, then file sa Registry of Deeds para magawan ng separate na title ang bawat property. Check nyo po yung Nov 8 2015 article naming for the general process.

  121. Anonymous says:

    Dear Geri salamat po sa reply ninyo nakausap napo naming un mga nakabili doon marami na po kc nakapag patayo ng bahay na wala pa silang titulo ibig ko pong sabihin naka mother title pa po so un mga nakabili wala pang hawak na titulo may isa po doon naka bili nag work sa municipality hall at ang sabi na verified nya daw na registered ang title at active pag ang tax payment ng original owner paano po ba makakakuha ng copy ng title kc ang mga nakabili ang sabi nila nun bagyon Yolanda nawala un ibang copy so paano po ito ma papa po kami makakakuha ng copy ng title at paano eto papa transfer sa pangalan namin un seller po namin deed of sale lang ang hawak halos lahat po ng nakabli ng lupa DOAS lang ang hawak sapat na po ba itong katibayan ang DOAS at copy ng mother title at kung paano ang procedure marami pong salamat

  122. Anonymous says:

    Dear Geri!! salamat po sa reply ninyo nakausap napo naming un mga nakabili doon marami na po kc nakapag patayo ng bahay na wala pa silang titulo ibig ko pong sabihin naka mother title pa po so un mga nakabili wala pang hawak na titulo may isa po doon naka bili nag work sa municipality hall at ang sabi na verified nya daw na registered ang title at active pag ang tax payment ng original owner paano po ba makakakuha ng copy ng title kc ang mga nakabili ang sabi nila nun bagyon Yolanda nawala un ibang copy so paano po ito ma papa po kami makakakuha ng copy ng title at paano eto papa transfer sa pangalan namin un seller po namin deed of sale lang ang hawak halos lahat po ng nakabli ng lupa DOAS lang ang hawak sapat na po ba itong katibayan ang DOAS at copy ng mother title at kung paano ang procedure marami pong salamat

  123. Anonymous says:

    Good Morning Po Sir,

    Magtanung lang po sana ako regarding my case. Nakabili po akong maliit na lote lang 55 sqm. Yung lote po ay derived from a bigger lot, pinaghati hati lang po ng may ari di ko po nabigyan ng sobrang attention na yung lote ko po pala shoulder yung boundary anotation. Di ko po sya napansin during that time sa sobrang excitement na makabili ng lote out of my numerous years of savings.Napatayuan ko na po sya ng bahay paunti unti pero di pa po sya tapos dahil wala na budget. Namomoroblema po ako dahil pinayagan lang po ako ng municipal na makapagtayo sa lote ko provided ma patanggal ko ang anotation before ma kumpleto ang construction. Namomoroblem po ako to think na di pa nga tapos ang construction dahil wala na pera namomoroblema pa ako kung paaano mapapatanggal ang anotation or deal with corruption either way pera pa rin po. Sana po matulungan nyo ako sa kaso ko po.

  124. Geri says:

    If getting your money back is an option you might consider that. Or talk to the original owner kung kanino nakapangalan ang title. I assume the first deed of sale was not filed dahil hindi natuloy ang renaming of the title. SO talk to the original owner who has the title and maybe transfer from him/her to you. Better also if you have a written agreement with the seller about the 50% payment etc.

    Next time, it is prudent that before buying any real estate property, check the title and the tax declarations first to ensure that you are negotiating with the rightful owner.

  125. Anonymous says:

    Dear Sir may tanung lang po ako nakabili po ako ng lot sa roxas nagkaroon po kami ng deal ng seller na once makabayad ako ng 50% mag bibigay sila ng copy ng titulo pero nalaman ko na wala pa palang silang titulo at di pa rin nakapangalan sa kanya meron silang DOAS at mga tax receipt na galling sa unang owner ano po ba ang dapat gawin kc sa napagkasunduan po na sa CTA meron silang title na hawak tapos now wala pala paano ba eto mapapa transfer sa name naming ang lupa kung walang sya hawak na titulo

  126. Geri says:

    Check with SSS if they can amend the check? Or do the owners have a joint bank account where the spouse can deposit the check (and still convert it to cash) even if the spouse is no longer around?

  127. Geri says:

    It's best to ask RD for the breakdown of the expenses. Some expenses is a percentage of the selling price (400K) or if they find it too low compared to assessed value, then can also charge you based on assessed value. There might be penalties as well since transfer of ownership must be processed with RD asap. In this case it seems the transfer of ownership was in 2005 but the formality of transferring title to your names is just being processed this year. Check with RD to be sure.

  128. Anonymous says:

    Hi. I'm really glad you have a site like this 101. My sister acquired a housing loan from SSS in 1982 for fifty thousand and its fully paid since 2005 with release papers from SSS. I bought the property from her. According to the RD (my broker said) I have to pay for the cancellation of mortgage for the title to be transferred to my name. Is it really true that I have to dole out twenty five thousand fee for the cancellation of a fifty thousand SSS mortgage that has been paid for? How much is the fee really? The house and lot was sold to me for only 400 thousand and I have given the broker more than 100 thousand to facilitate the transfer for me. Can I be enlightened on this? Thanks.

  129. Louann Fajardo says:

    Hi what will happen if my loan proceeds from pag ibig (check) is named after the spouses (theowner of the lot i am purchasing) but 1 of the spouses died before the release of loan. Thanks and more power

  130. Unknown says:

    Hi sir, i have some problem with my pag ibig loan. Before the release of the loan one of the spouses (owner of the lot i have purchase) died. What will happen to the loan proceeds of the check is named after the spouses? Please help
    Thanks

  131. Geri says:

    Yes para maibenta ninyo you need to show TCT and prove that real estate property tax is updated. You may refer to our other posts for the requirement to transfer from buyer to seller.

    But since the property is not yet fully paid, you need to get in touch with pag ibig and inform them that you're selling the property, and that someone else will assume the payments of your loan balance.

  132. Geri says:

    Sorry I'm not familiar with section 7. What does it say?

  133. Geri says:

    The better way is to request for a new TCT through RD. Since you're a company you'd want to make all things above board. Now if you're pressed for time, how about creating and internal agreement first that the property is assigned to the company and just process the reconstitution separately? Not sure if that works.

  134. Geri says:

    Please refer to above. Generally, if you're the one renting you don't need to see the owner's TCT unless you really want to prove that the party your transacting with is the rightful owner and has every right to rent it out. But that's a big maybe.

  135. Geri says:

    The owner of the property should have the TCT or transfer certificate of title. You might have confused it with CTC or community tax certificate aka cedula.

  136. Geri says:

    Pwede pong gumawa ng separate na kasunduan si owner at buyer para idocument agreement nila na sa paraan ng bayaran. Then ipanotarize nya. Since fully paid na si owner baka may document sya from developer to prove it which shows ownership kahit walang DoAS. So pwedeng huwag muna nya ibigay ito kay buyer until hindi pa paid yung kasunduan. Just my thoughts.

  137. Anonymous says:

    hi po,

    binebenta ko po ung acquired asset ko sa pagibig pero d pa sya fully paid and continous ko po binabayaran. ano po ang requirements na need ng buyer kc gumawa ang buyer ng contract to sell and nahingi po tct sa akin. ano po ba ang requirements talga sa ganito.

    salamat po

  138. Anonymous says:

    Hello, just want to ask if I still need to reconstitute my TCT if the previous owner's TCT was already reconstituted. Why is it that there is still a section 7 clause in my TCT?

  139. Anonymous says:

    para po sakin pag mangungupahan lang kau ang kaylangan lang is contract of lease… hindi naman need ung title.. pero to make sure lang po dapat nakapangalan sa may ari ang inu upahan nyo….

  140. Anonymous says:

    #unknown — an lau ng question mo.hehe .. related to business permit…as a lesse kc kayo.kaya ung iprovide mo lang is contract of lease na nirerentahan neu ung warehouse from the owner,,…

  141. derrick topres says:

    hi,

    we are planning to put up a corporation. one of our partners does not have enough cash to contribute for the paid in capital. however, as an exchange for his shares of stocks, he wants to assign his property to the corporation we are about to put up. the problem is, his owner's copy of TCT were lost during the typhoon last year. we verified the title by getting the authenticated copy of TCT from the RD, and we found out that the title is clean and free from any liens or encumbrances. My question is this, can we annotate the deed of assignment (in favor of the corporation) to be executed by one of our partner in the Registry of Deeds without the copy of original owner's copy? Because, we know in fact that reconstituting lost title will take time and we are behind the schedule of forming a corporation. Thank you

  142. Amelia Blazo says:

    Hi, ask ko lang po kung sino ususally nag po-provide ng TCT, need pa po ba ito kahit nangungupahan lang?

  143. Unknown says:

    Good day, nag lalakad po ako ng business permit ng company, nangungupahan lnag po kami ng warehouse, ask ko lang p kung saan nakakakuha ng TCT, sino po ba usually nag po-provide nito, yung may ari po ba ng warehouse o sa city hall?

  144. Anonymous says:

    Hi sir.. ask ko lng po ung client ko fully paid na sya sa developer pero di pa sya nagsign ng DOAS kasi pinabebenta nya na. May buyer na ko dun sa lot nya kya lng ung buyer gusto iloan sa bank.2M ung benta ng client ko, 400k lng ung dp ni buyer then ung balance for bank fin. Ano po dapat gawin para maloan sa bank ung property na may assurance naman po ung lot owner.kasi kapag natransfer na ung ownership deretso deed of absolute sale na po si developer sa pag transfer ng title sa bagong owner. Paano po gagawin ko? Thank u

  145. Anonymous says:

    Hi Sir geri, question lang po my nabili po na lote ang tito ko Naka transfer na po under sa name nya ang title kaya lng po d nya po napansin na my Naka indicate na after 5yrs nya pa Pwede I benta ang property kc po galing sa cloa po ang title sa dating my Ari po, pano po ang process ng pag pa tanggal ng ganun sa title po? Anu po ang requirements po? My buyer na po kc na bibili.. Thanks a lot po..sana po matulungan nyo po ako sa tanung ko po..

  146. Geri says:

    Sadya pong may ganyang provision ang CLOA properties dahil bagaman ito ay binili, ito pa rin ay awarded ng gobyerno. Kailangan pong I-honor ang 5 years na yan and hindi pwedeng ipatanggal. Bumili kami dati ng lupa dati 10 years naman ang CLOA prohibition from selling.

  147. Geri says:

    Will check with my developer. I might also check with the neighbor who resides in the unit # indicated in my title. There might have been a switch. Lastly, ask my developer to correct this with RD.

  148. Anonymous says:

    what do you do if after 18 years you realize that your condo title has the wrong unit # listed on it?

  149. Anonymous says:

    What do you do if after 18 years you realize that your condo title has the wrong unit # on it?

  150. Judei says:

    Ok sir. thank you very much.

  151. Geri says:

    Experienced this first hand during processing of one provincial property. Sadly red tape and corruption is still prevalent. Theoretically, this can be elevated to LRA, the agency overseeing RD.

  152. Geri says:

    No fixed timelines po eh. The document is easy to produce, but the actual signature is the one that takes time, especially if the President will be the one to sign it. Patience na lang po and kaunting kulit every week or 2 weeks siguro to put some pressure on them.

  153. Judei says:

    thank you sir. Currently I am requesting for a deed of sale sa developer ko. pianalagay ko na po is married name and pina include ko yun husband ko kasi ipapa conjugal na un property. Do you have an idea po kung gaano katagal ang process ng pagkuha ng deed of sale sa developer? more than a month na po kasi ako nag aantay sa pirma ng presidente nila.

  154. Mr. Bhoy says:

    Salamat po Sir Geri

  155. Geri says:

    So ngayon pa lang po ililipat ang title sa inyo kahit matagal na kayong nakaloan sa Pag ibig?

    Most likely the bank and governmentt agencies shall deal with you using your married name so you may use it and since your IDs already use your married name. Or if you want to trace the property to your single name (even if it's a conjugal property), you can execute an affidavit that your maiden name and married name refer to one and the same person.

  156. Geri says:

    Yes you have to abide by this rule. Sorry but it's best to consult a lawyer for this, on how to make sure the 60/40 rule is complied with.

    It might be that the deed of sale and the title will set a 40% portion (based on property size or value perhaps) owner by foreigner/s then the remaining 60% specified as owned by Filipinos. It will be great if you can share with us once you have the legal answer.

  157. Geri says:

    Ngayon po ay nakapangalan pa rin sa inyo yung 11sqm? All owners po should sign the deed of sale para matuloy ang title transfer. Curious though why your neighbor didn't bother finish the process to make sure that they also own the extra 11sqm. Have they paid for the 11sqm already?

  158. Geri says:

    You just need to go to a notary public (or if you know a lawyer) then they can make an affidavit for you. They would know what to include there but best to have the documents with you (Deed of Sale etc). If you're buying the property now that you are married, I believe this shall be conjugal property so the husband is also entitled to half of the property. If you want to claim sole ownership of the property, kindly ask the lawyer who shall make your affidavit. But I think this should have been settled before the marriage via a prenuptial agreement. Still I'm not a lawyer to best to check with a lawyer. Goodluck and God bless!

  159. Anonymous says:

    Sir,tanung ko lang,may nabili po kami lupa ng asawa ko nun lumabas un land title mali un spelling ng name ko.pwd na po ba ang annotation kung sakali ibebenta nmin?

  160. Geri says:

    If siya rin po yung magbebenta wala dapat kaso dun. May mga supporting documents naman to prove na sya pa rin ang owner kahit nag asawa na sya. Baka kelangan lang po na pumirma rin ang asawa lalo na if considered conjugal na ang property.

  161. Geri says:

    Or sometimes busy lang talaga ang mga pipirma sa dami ng kailangang pirmahan. Pakikulit na lang po talaga sila.

  162. Geri says:

    Best you can do ay kulitin sila. We've encountered other cases similar to this. Some developers already sell the condominium units yun pala nakasangla pa sa iba ang mother title and gagamitin ang proceeds of sale to settle existing obligations. Not saying this is the case sa inyo though. Kulitin niyo po sila, or ask help from social media, or news media as added pressure to them.

  163. Geri says:

    And sino po kausap nyo na nagsabi to provide an affidavit? Most likely kailangan nga ng affidavit as mentioned below.

  164. Geri says:

    Check with Pag Ibig. If loan with them is fully paid then they should be the one to process the removal of their annotation (claim) on your property.

  165. Geri says:

    Please see below. We can't speak on behalf of the ROD so better inquire with them.

  166. Geri says:

    Best to check this with RD po. Dapat pagkalabas pa lang ng title pinacorrect na ito agad. Inquire with RD if the annotation will work, together with some affidavit that you and the one named in the title are one and the same. Check with RD sila ang final rule sa ganyan.

  167. Anonymous says:

    good day po.. ask ko lang kasi ung title ko kulang po ung name na nakalagay ngayon po ibebenta ko na sana itatanong ko po sana kasi sabi.magprovide daw ako.ng affidavit.of 2 this interested person after ko po magprovide ipapaanotate pa po ba un sa ROD? at ilan days po un para maprocess.. need response po thanks.

  168. Anonymous says:

    I've purchased a lot and kay PAG ibig ako nag finance. Fully paid na sya since 2009 pa. ngayon, im plannign to sell the lot, kaso may annotation pa yung title. Would like to know what are the steps and requirement para ma clear ung title. Ung website ng LRA walang info and hindi ko makuha ung sagot sa mga questions ko.

    thanks po.

  169. Mr. Bhoy says:

    Good day, we purchased as condo in Megaword (Parkview)and fully paid since October 2013, until now they provide us the CCT,despite of provided all the required documents and payment. When we follow up according to them is still in the processes of signing. Can you please advise me what I need to do to?

  170. Mr. Bhoy says:

    Hipo, Tanong ko lang po, nabayaran ko po lahat yung condo ko sa Megaword Parkview Cubao noong October 2014, pero po yung CCT hanggang ngayun hindi pa po nila ibinibigay,kapag nag follow up po ako sabi lang po nila for signing pa raw po. Ano po kaya ang dapat kong gawin?

  171. Anonymous says:

    Magandang Hapon po Mr. Geri, tanong ko lang po kung ang property po na bibilin ay nakapangalan sa pang ka dalaga nang mayari ano po ang process non? maraming salamat and God bless po.

  172. Anonymous says:

    Sir, the deed of sale for a property I bought indicated that I'm married but my husband's name was not specified. Now, the registry of deeds requires an affidavit to include my husband's name to proceed processing on the transfer of title to my name. How to make an affidavit? What are the informations needed on the affidavit? Or what if we seaprated (knocked on wood)and I don't want my husband name to be on the transfer of title? What will I do? Please I need your advise badly..THANK YOU VERY MUCH!

  173. Anonymous says:

    hi sir..tanong q lang po..binili po ng kapitbahay namin 11 sqm from our lot kasi lumampas yung bahay niya sa lupa nami. so they asked to jus buy the 11 sqm para hindi na magiba bahay nila..there was a deed of sale on that transaction BUt they didnt transfer the 11 sqm to theirtitle..and now patay na yung papa ko and ang new title namin ay nakapangalan sa mama ko at sa aming 4 na magkakapatid…so my question is if kaming magkakapatid hindi mag sign if the buyer will want to transfer the title already..what will happen then? please i need ur advise..thanks

  174. Anonymous says:

    Hi..How can we sell our apartment building units to different foreigners and Filipino`s alike? Obviously we will have to abide by the 60/40 rule etc.. Any advice appreciated.

  175. Judei says:

    Purchased a House and Lot when I was still single to a certail Developer thru PAG IBIG. Now, I am 6yrs married and all identification cards changed to married name. I also fully paid the amount of my home loan at Pag Ibig. Now, with regards to TCT, Pag Ibig is asking me to get a “DEED OF ABSOULTE SALE” from my developer. Question: Should I sign the document (Deed of Absolute sale) using my signature when I was still single? Or should I require my developer to include my Husband, since it will becoming a conjugal property. and furthermore after I received the Deed Of sale next step is BIR, if I use my signature when I was single, isn't going to be a problem in BIR because I do not have any Identification having my single name anymore. all ID's changed to married name. Pls help.

  176. Anonymous says:

    Good Day, Sir! We bought a property in Camella Heights, Pangasinan. Fully paid 3 years ago but still wala parin binibigay na TITLE sa amin ang Camella. Saan po ba pwedeng magreklamo o icheck ang status ng TITLE, sir? Lagi kasi nila sinasabing “On Process”. Maging okay na 6 to 8 months after we full paid the property but until now…3 years na wala pa rin. Salamat po!

  177. Geri says:

    You may start checking with the RD handling your property address and see if the title transfer is indeed in process. Otherwise you really have to chase the developer since they are the ones processing it. We also encountered similar questions before, usually developer has pending permits or developer has yet to fully settle the purchase of the land hence they themselves don't have the master title yet. Worst case scenario, try asking for help from the media so the developer will expedite the process. It's your right anyway since you've fulfilled your end of the deal.

  178. Anonymous says:

    Good afternoon I am Kaye, i Will.purchase a property for P700,000. The seller and. I will partially pay worth P550,000 and on P150,000 balance will be given.next year 2017, will be divided into 12 months. The seller is willing to give out all the docs and the title. We agreed to have a contract to sell. What kind of security should I have for this kind of agreement. Do I have to pay the photographer caps gains tax already? Or can I wait until I completely paid the balance and proceed to Deed of Sale?

  179. Geri says:

    Up to you if you want to have a separate signed agreement on the side for the payment terms and schedule like have it notarized etc. From what I know, the CGT is due once you file the Deed of Sale with BIR. Also the BIR has a deadline on filing of Deed of Sale from signing date so take note that once you execute DOS you already need to pay BIR. I think it's workable that you sign DOS after the whole amt is paid (seller would prefer this) but as a buyer, I'd prefer that we get on with the DOS and transfer of title already asap even if I as the buyer is not yet fully paid (assuming seller is amenable since we have an agreement on the side). My thoughts only. Btw usually CGT is paid by seller unless you've agreed otherwise.

  180. Geri says:

    Check nyo po kung may kasulatan din yung sa sanglaan at baka mas binding iyong deed of sale na pinirmahan ninyo dahil notarized ito. Gayunpaman the best thing to do is keep on collecting from that person under whatever means and through whatever written agreements you can have. You can't force the person to sell the land to you as repayment dahil I assume wala kayong kasulatan nung nagkautangan kayo na ang collateral ay lupa. Unless you are willing to file a court case to force the borrower to liquidate whatever assets he has but his will also eat up your resources. Best not to alienate the borrower, baka lalo kang takbuhan for good.

  181. Sheila says:

    Hello sir ask lang po sana ako ng advice kung any dapat gawin.. Ngkautang po kasi ung isang tao sa akin tapos ng decide po xa sa lupa nya n LNG ibabayad ibebenta nya daw sa amin tapos ibabawas lang daw ung utang nya sa presyo ng lupa nya. So pumayag po kame pumunta kme sa abogado pumirma ng deed of absolute sale. Tapos ilang days po nakatanggap kame ng rumors na ung titulo ng lupa na un naisangla nya sa isang tao. Tapos sinabihan namin siya ayaw naman umamin. Tapos ngsabi naman siya na Hindi na lang daw itutuloy nya na lupa ibabayad nya. Babayaran nya naman daw kame kada buwan hanggang mapaid ung utang nya. Kaso maghihintay na naman kame ng ilang taon bago mbayaran niya yun.tapos sabi niya punta na lang daw kame sa baranggay para gumawa ng promisory o kasulatan na babayaran niya iyong utang niya. Pero Hindi po ako kumpirme kasi matatagalan na naman..any po ang dapat nameng gawin?? At tanong lang po sana kung may madudulot ba na masama sa amin ung deed of conditional sale na pinirmahan naman malapit na po kasi mg end ung contrata any po bah ang dapat gawin??

  182. Sheila says:

    Hello sir ask lang po sana ako ng advice kung any dapat gawin.. Ngkautang po kasi ung isang tao sa akin tapos ng decide po xa sa lupa nya n LNG ibabayad ibebenta nya daw sa amin tapos ibabawas lang daw ung utang nya sa presyo ng lupa nya. So pumayag po kame pumunta kme sa abogado pumirma ng deed of absolute sale. Tapos ilang days po nakatanggap kame ng rumors na ung titulo ng lupa na un naisangla nya sa isang tao. Tapos sinabihan namin siya ayaw naman umamin. Tapos ngsabi naman siya na Hindi na lang daw itutuloy nya na lupa ibabayad nya. Babayaran nya naman daw kame kada buwan hanggang mapaid ung utang nya. Kaso maghihintay na naman kame ng ilang taon bago mbayaran niya yun.tapos sabi niya punta na lang daw kame sa baranggay para gumawa ng promisory o kasulatan na babayaran niya iyong utang niya. Pero Hindi po ako kumpirme kasi matatagalan na naman..any po ang dapat nameng gawin?? At tanong lang po sana kung may madudulot ba na masama sa amin ung deed of conditional sale na pinirmahan naman malapit na po kasi mg end ung contrata any po bah ang dapat gawin??

  183. Anonymous says:

    Is there a by law how long can it take for the developer or bank to release the tct to the owner's name once all the necessary fees are paid? Thanks

  184. Geri says:

    Sorry I'm not sure. What I know there is a deadline to file the deed of sale and pay all the necessary taxes to BIR. But after that not sure as there are many variables and delays involved. It would be good though if there is. Best to consult a lawyer.

  185. Jun Anne says:

    Ok, thank you so much po

  186. Jun Anne says:

    Nakabili kasi kami ng lupa sa Sta. Lucia developer,fully paid na pero nung binigay nila ang title sa kanila pa din nakapangalan, Ganon po ba talaga kami pa ang magpapa transfer?

  187. Geri says:

    Double check nyo po deed of sale nyo baka nakalagay doon na kayo pala dapat. Pero usually sila na especially fully paid n pala. And usually they add the cost of processing and title transfer sa selling price.

  188. Anonymous says:

    Thank you so much!

  189. Geri says:

    Pwede po i-outsource may mga service providers na naglalakad nyan. No hard and fast rule pero kung side ni buyer or seller. Pag developer si seller usually they are the ones who process the transfer but in batches. If individual si seller usually si buyer ang nagaasikaso. Pero in general depende sa agreement ng buyer and seller. The costs involved too depende sa agreement ni buyer and seller.

  190. Jun Anne says:

    Hi Geri tanong ko lang kapag ba bumili ka ng lupa ang title ba kelangan ba talaga ikaw pa magpapatransfer sa pangalan mo? Thanks

  191. Geri says:

    So there was a deed of sale but the title was not transferred to new owner? Check if RD if they can just honor two deeds of sale and transfer the title directly to you.

    Word of caution though. I'd rather buy properties with clean titles and documents, than enter into more complicated properties such as this. New seller might not be entitled to sell the property despite the deed of sale since TCT is not named after him — in short the process was not completed.

  192. Geri says:

    Kindly consult a lawyer for this on how to formalize your claim on the land especially if there are no other owners claiming ownership. But this might be hard to prove and original owners can just claim it's theirs. Check with RD too I'm sure they have the original title and see who's named in it.

  193. Geri says:

    Please check our Nov 8 2015 post on the fees involved etc. the biggest portion might be the transfer taxes which is dependent on property price.

  194. Geri says:

    All of them must have signed in the deed of sale, not as witnesses, but as buyers since RD just encodes the names of the buyers from the DOAS. Not sure po if RD will just correct this given your explanation. Baka you need to execute another deed of sale to correct this (which means another round of taxes and transfer fees). Not a lawyer though so please check with RD or lawyers of there's a better way.

  195. Geri says:

    See response above. Pwede rin siguro na hati kayong lahat ng buyers in processing the smaller titles since it will be named after you and assuming the whole property shall be divided and hindi yung paisa-isa. But the seller will have to shell out something along the way. Unless in your Deeds of Sale it was explicit that buyer shoulders all costs.

  196. Geri says:

    I don't think there's a hard and fast rule for this. Depende na po ito sa usap and agreement ng buyer and seller. But if I were the buyer I wouldn't want to shoulder the costs of splitting up the title into smaller titles. I'd expect the seller to shoulder this. That's just me though.

  197. Geri says:

    Kindly inquire with your bank where your original mortgage is. They might be the one who processes the annotation to another lender since it's in their best interest too. Otherwise, you may process that in RD.

  198. Geri says:

    Baka po less ang payment since affidavit lang naman (sa notaryo) and hindi sa RD. Better yet baka pwedeng itama ni RD ang pagkakamali for no cost.

  199. grace says:

    Hi Sir, 2nd buyer ako nung housing loan sa pag ibig.napatransfer q n sa name q ung title.
    Tapos ngaun ndi p maapprove ng pag ibig as a new loan kc my findings sa title kulang ung nilagay ng RD sa mga registry no…as per pagibig magpgwa dw aq ng affidvit of correction.tanong q lng magbbyad nnman b aq ng almost 13k para ipacorrect ung maling entry nila sa title ng ? E registry of deeds nman ang nag kamali.

  200. Unknown says:

    This is the scenario: I am selling a distressed property mortgaged at BDO. The property was acquired (in 2005) when the wife was still single. But BDO required an SPA from the husband (a Sudanist/foreigner) when it was mortgaged for a 2M loan back in 2011 and is now past due for more than a year and due for auction soon. My client is interested with the property and the payment scheme is now in process of approval. QUESTION: Do i need an SPA for the sale of the property to my client when the property is a paraphernal property of the wife? Will Registry of Deeds require an SPA again for the cancellation of the mortgage and for the signing of the Absolute Deed of Sale? I opined that it is no longer required, but my client's lawyer insists that the wife obtains a consularized SPA from the husband who resides in Dubai so that the wife can sign on his behalf (as Marital Consent) on the Absolute Deed of Sale. Any professional comment please will be highly appreciated.

  201. Anonymous says:

    Magandang araw po. Tanong ko lang. Inaayos po namin ng mother ko yung title ng lupa na nabili at bayad niya na sa bro niya. 200sq m sya pero 100 sq m lang ang nabili niya. For survey n sya and bayad na pati capital gains tax. Sa Registry of Deeds po pagpunta namin. I aannotaite daw po muna and we have to pay registration fees, mga almost 4k. Ganun po ba yun. Annotation muna before ipa Title. Pls enlighten. Ps. Yung another 100sq m naman po nabili ng sis ko and bayad n rin last dec 2015. So by deed of sale sabay n namin ipa survey and ipa title. May annotation din ba yung sa sis ko? Thanks in advance.

  202. Anonymous says:

    magandang gabi po.. nakabili po kami ng condo sa quezon city at fullypaid na sya nung 2012 pa hanggang ngaun di marelease yung title kc may problema po sila sa bir. ano po ba pwd namin magawang action? please help thank you

  203. Macy says:

    Hi. Ask ko lang. May nagbebenta sa amin ng lupa. Ung seller ng lupa, sya ung 1st buyer ng lupa. Kya lng di na-transfer sa name nya ung TCT dahil sabi nya, ibebenta rin naman nya ung lupa sa iba kaya sa 2nd buyer nlng ipapangalan diretso ung lupa. May mga pinakita naman sa aming documents ung seller like original deed of sale with signature of the original owner and 1st buyer, original TCT, location map, and tax declaration form with stamp and receipt. Nung vinerify din nmin ung TCT sa registry of deeds ng city hall, na-auction na dw ung lupa n un 2012 pa kya dapat daw mkipag-ugnayan ung owner ng lupa sa city hall. Kya lng ang prob, wala na pong may contact sa original owner ng lupa, kahit ung 1st buyer ay wala ng contact doon. Nung kinausap ulit namin ung seller, sabi nya, ipa-process na lang nya ung pag-transfer ng TCT sa name nya. Then pag nkapangalan na sknya ung TCT, saka namin bilhin ung lupa. Possible po ba na ma-transfer sa name nya ung TCT kahit walang presence mismo ng original owner at deed of sale with sgnature and notary lang mapakita nya? And how would we know na di kame maloloko sa mga documents na ipapakita nya sa amin? Ty

  204. Hi po!
    Here is the scenario. Im planning to buy a lot which currently owned by person other than the person reflected on the TCT. A deed of sale is existent to convey this transfer of ownership. The orig owner is still living. How do I proceed on this transaction? Hope you can advice me. Thanks!

  205. OrphanKid says:

    Hello,
    My mother bought a land without a title but they made a written contract. My mom lost the deed of sale and right now shed passed away, we dont have the document and the owner of that land passed away too. What can we do?

  206. Che says:

    Hi I bought a lot and finished payment 2008. Recently I learned that the title is ready for transfer. Developer gave estimate cost of 40000 for the transfer, developer has a 3rd party to do the processing. I would like to request for a list of things that I need to pay. It seems the estimate cost is too high…

  207. Che says:

    Hi please need help…I bought a lot (60 sq.m in Morong Rizal (in-house financing -directly paying sa developer) and 2008 finished paying but 2013 as per developer Title not yet available. Just recently I learned that the title is ready, I asked for an estimate how much I will pay for the transfer and they say is 40000 (developer said they have 3rd party)…I found it too high…Please advice if that is the currently estimate cost…what are the list of the things I have to pay…I know there are fees & taxes…

  208. Anonymous says:

    Hi sir geri! Ang bayaw ko ho ay nakabili ng lupa sa isang subdivision. Dahil nasa ibang siya, ang kapatid nya pong babae ang nag asikaso ng mga papeles. Nung lumabas ang titulo, tatlo silang nakapangalan sa titulo: siya, ang kapatid nyang babae at ang asawa nito. Ano po ang gagawin nya para mapatanggal ang pangalan ng kapatid nyang babae at asawa nito sa titulo ng lupa dahil sya lamang ang tunay na nagmamay ari nito.

  209. Anonymous says:

    Hi Sir, inquiry lang po. If an owner has 4,600 s.qm. land area based on his TCT copy and he is selling this land for a minimum lot cut of 100 sq.m. lot cut, and I'm going to purchase a 100 sq.m., what will be the process on individual titling. Given, that other buyers also bought 100 sq.m. each or more of his lot. (As per owner po kasi, titling is c/o buyer na po). Thank you so much.

  210. Anonymous says:

    Hi Sir, ask ko po, the seller has 4,600 sq.m. lot based on his TCT copy and is selling lots in minimum 100 s.qm. cut to buyers. If I'm going to buy 100 sq.m., paano po ang process for individual titling (for this lot to be under my name)? Kasi as per him, the process and cost should be shouldered by the buyer na po?

  211. sherwin perez says:

    Hello Sir Geri,

    What is the first step and requirement to transfer the mortgage annotation from bank to Pag-ibig fund? I already got the noticed of approval from Pag-ibig fund regarding my housing loan application. Need ko daw po muna ma-transfer yun annontation from bank to Pag-ibig fund bago ma process yun release ng loan check.

  212. Anonymous says:

    Hi Sir, we are to buy a lot(with a house), the problem is that the current owner did not have the title transferred to her name, she only has the photocopy of the deed of sale, the original one was lost, and the original owner is now dead, what should we do so we can transfer the title to our name?..thank you for your response

  213. Geri says:

    Hmmm. Might be best to file a complaint to HLURB or the RD? The company might not have full ownership of the land hence the issues with LGU. If they don't have full ownership then they can't issue individual titles since they don't have the mother title. This might be a problematic case so I suggest you seek government assistance already.

  214. Geri says:

    Hmmm. Might be best to file a complaint to HLURB or the RD? The company might not have full ownership of the land hence the issues with LGU. If they don't have full ownership then they can't issue individual titles since they don't have the mother title. This might be a problematic case so I suggest you seek government assistance already.

  215. Geri says:

    Presumably the original title should be with pag ibig as they have a claim on the property and an annotation on the title. You'll get it once you have fully paid the loan.

  216. Geri says:

    Don't buy it! At least not yet. Have the present owner clear her ownership with RD first since the transfer shall entail costs, taxes and possibly late fees. Once the seller has the title under her name that's the time you buy it.

    Only buy clean and titled properties if you want to avoid future headaches.

  217. Anonymous says:

    Sir,we acquired a house and lot from a developer through pagibig financing program.the developer already released and gave us a copy of the certified true copy of the TCT in my name.my question is,when can we get hold of the original TCT?who is going to issue it,is it developer or pag-ibig after we paid the loan in full?thanks!

  218. Anonymous says:

    Hi. I have purchased a lot from Filinvest from one of their JV with another developer. I have paid the lot in full in March 2015. Got a Certificate of Full Payment and signed the Deed of Absolute Sale. However, to date, 1. DOAS is still not notarized, 2. Title is not yet transferred, 3. Filinvest still claims to having problems with the LGU, 4. Filinvest still cannot provide us with a copy of the tax declaration, and worst: 5. Filinvest is still telling us that we bought the property during the pre-selling stage and thus we should be aware that there are still documents that are not available. We started with the payment of the property in November 2010 (yes, they were “pre-selling” then but that was 5 long years ago). Can you give us advise on what can we do with this? I want to start with house construction since we are renting for 35 years already. Thank you.

  219. Geri says:

    The correction might entail costs. You willing to shoulder it? This also begs the question how the owner bought it from the previous seller? Anyway, this may be internally arranged between the buyer and seller as long as prior to formal purchase and transfer of title, the boundaries of the property in question are all in place.

  220. vic amante says:

    gud pm, im buying a property thru housing loan sa pag ibig, when surveyed accordingly hindi nag close yon property line pano po ba ipa correct ito? pwd b na ako as buyer na ang mag ayos nito since ofw kc ang seller?

  221. vic amante says:

    gud pm, im buying a property thru housing loan sa pag ibig, when surveyed accordingly hindi nag close yon property line pano po ba ipa correct ito? pwd b na ako as buyer na ang mag ayos nito since ofw kc ang seller?

  222. Geri says:

    Baka maaari ninyong ipakita sa RD at sa bagong may-ari yung kasunduan at pirmahang ginawa ng inyong ama at dating may-ari. Mas mainam rin kung may mga witness iyong kasunduang iyon. Hindi ko masabi kung may legal na basehan yung kasunduan ng iyong ama bilang tenant (dapat sana noon pa ay ipinahati na ang lupa para sya ay legal na kabahagi) pero maaaring legal yung bentahan na naganap dahil nailipat naman ang titulo sa bagong may-ari. Yan po ang mahirap sa mga kasunduan na kayu-kayo lang ang nakakaalam (tulad rin ng sanla ng lupa sa probinsya). Mura nga at mabilis pero madalas walang legal claims kapag nagkaipitan o nawala ang isang partido. Sana ang sa inyo ay documented na maaaring ipaglaban. Goodluck po!

  223. Geri says:

    Baka maaari ninyong ipakita sa RD at sa bagong may-ari yung kasunduan at pirmahang ginawa ng inyong ama at dating may-ari. Mas mainam rin kung may mga witness iyong kasunduang iyon. Hindi ko masabi kung may legal na basehan yung kasunduan ng iyong ama bilang tenant (dapat sana noon pa ay ipinahati na ang lupa para sya ay legal na kabahagi) pero maaaring legal yung bentahan na naganap dahil nailipat naman ang titulo sa bagong may-ari. Yan po ang mahirap sa mga kasunduan na kayu-kayo lang ang nakakaalam (tulad rin ng sanla ng lupa sa probinsya). Mura nga at mabilis pero madalas walang legal claims kapag nagkaipitan o nawala ang isang partido. Sana ang sa inyo ay documented na maaaring ipaglaban. Goodluck po!

  224. james silos says:

    sir ang tatay ko ay tenant upang maibenta ang lupang sinasaka niya pumirma siya sa kasunduan kapalit ng pirma niya ang halaga at 1000 metro ng lupa. sa hindi inaasahan pumanaw ang nakabili at ito ay na ibenta sa iba at napa tituluhan sa bagong may ari na uli na hindi nabawas sa kabuuan titulo ang lupang para sa tatay ko. may habol pa bo ba ang tatay ko? ano po ang mabuting gawin. Salamat.

  225. james silos says:

    SIR ANG TATAY KO AY ISANG TENANT NG PUMIRMA SIYA UPANG MAIBENTA ANG LUPANG SINASAKA NIYA NABIGYAN SIYA NG PERA AT 1000 sq M NG LUPA SUBALIT HINDI INAASAHAN PUMANAW ANG NAKABILI AT DI UMANO NAIBENTA AANG LUPA SA IBANG TAO NA HINDI PA NA IBABAWAS SA BUONG TITULO ANG 1000 METRO NA PARA SA TATAY KO. MAY HABOL PA BA ANG TATAY KO?

  226. Art.... says:

    Ok po sir gery…maraming marami salamat po sa mga natutulungan mo.nabibigyan mo advise again thank you very mich.goodbless you

  227. Art.... says:

    Din isa pa po.sir geri.pinasukat kuna po un nabili ko sa geodetic engineer..pero hindi nya pa po nabibigay samin un original lot survey na aprove ng LMB.dahil daw po kulang pa sa req.un ung OCT daw po..un un sabi ng engineer samin.require po ba un sa LMB khit.naka dastral survey na un area..at may lot no.na po?
    .

  228. Art.... says:

    Thanks for reply sir geri..napagawan.na po nmin sa abogado “deed of extrajudicial settlement of estate with sale”..pumunta narin po sa rd..then kilangan.daw po tlga antayin lumabas un OCT.bago ma anotate nila..ask ko po sir geri pwede ko nb po bayaran sa bir un capital gain tax ng share na nabili ko? Habang.hinihintay nmin lumabas un OCT ng may ari?

  229. Geri says:

    Pakiclear po sa BIR. Ang alam ko kasama sa requirements ng pagbayad ng CGT ay yung deed of sale at yung original title kasi they need to assess the value of the property, where is is the purchase price or the assessed value yung gagamitin for tax purposes.

    As for the survery, I'm not familiar as well. But it makes sense na kailangan muna yung original title, then the survey, saka iaapprove yung subdivided titles. Kumbaga survey pa lang meron sya and wala pang separate titles yung subdivided properties.

  230. Geri says:

    Annotation should be smaller than actual transfer since the latter includes taxes, fees etc. Best to inquire with RD. I'm no longer familiar with the annotation rates.

  231. Geri says:

    Can the broker do it for you? Or if a new house the developer? I cannot recommend anyone in particular, but there are lots of title transfer outsourced services in the country. Maybe you can start from there.

  232. Geri says:

    Hmmm. Not sure if RD will allow that but you may check. Best is to have a written signed agreement with the heirs (and probably notarized) saying that once they have fixed the partition / splitting of the land, you shall have the right for a certain portion since you bought it for X amount of pesos. Check with BIR as well since there is a penalty for delayed filing of capital gains tax. I'm assuming you already paid for it in cash but has yet to file with BIR since there is no title yet specific to your portion. Goodluck!

  233. Geri says:

    That's weird. RD can't find the original certificate, but they have a copy? The original is probably with the owner still.

  234. Geri says:

    Check with RD if they can re-issue the title with the middle name.

  235. Geri says:

    So it seems the downpayment you paid them was going to their bank amortization all along. The best way is to talk to the owner (if he's still selling) and the bank. See if you can assume the loan balance of the owner. Make sure you subtract the portion that you have been paying for the past year as DP.

  236. Geri says:

    Depende po sa usap ninyo yan. Ang sanla ay hindi naman registered sa RD so walang change of ownership sa title. Baka mas maigi, if willing si owner, ay ibenta na ang portion na naisanla sa occupant. Pero si occupant, dapat hindi rin sya naglagay ng 2nd floor or any improvements dahil sanla lang naman. Pag-usapan niyo na lang po.

  237. Geri says:

    Depende po sa usapan ng buyer and seller. If marami kayong buyers to split up the whole property, usually hati hati ang buyers.

  238. Geri says:

    Dapat po kinausap niyo muna ang Pag-Ibig bago ninyo binayaran si owner dahil ang title, ang may right at si Pag-ibig and not si owner dahil si owner ay may utang kay Pag-ibig. Anyway, check nyo na lng po sa pag-ibig the requirements to fully pay the loan. Check as well if the deed of sale will suffice as proof such that the title will be named after you once the loan has been settled.

  239. Neth Neth says:

    ask lang po magkano po aabotin kapag nag pa annotation sa sa taguig na ang lot is 36sqm. na approved po kasi sa housing loan ng pagibig worth 500k. at ang kulang ko nalang gawin ay pa annotation medyo nag woworry kasi ako baka malaki ang bayarin nito kasi napagastos na ako ng husto sa pag transfer ng title. nag based kasi sa sonal ng approved amount ng pagibig. sana po matulungan ninyo ako. thanks po

  240. Andie George says:

    Hi,

    We have just bought a house and need to arrange for someone to process the transfer of title. Do you know any reliable and trustworthy service providers for this please?

    Thanks,
    Andy and Bernadine

  241. Art.... says:

    This comment has been removed by the author.

  242. Art.... says:

    This comment has been removed by the author.

  243. Art.... says:

    Hello sir..may nabili po ako half portion lot samin 250sqm.din naka MOTHER TITLE pa po.nabili ko sa heirs.puede ko po ba ipa anotate muna sa RD.?habang inaantay nila mapagawan ng sariling titulo un lupa nila..?

  244. Anonymous says:

    I brought a residential lot knowing it has no Title yet until such time that when found out from RD that it has a Title already.I checked the owner but they cannot find the original certificate.What shall I do?

  245. Anonymous says:

    My buyer has an approved BDO home loan to buy my condo. I have transferred the title to the buyer's name. The problem is walang middle name ni buyer sa new title. first and last name lang. Bdo requires the full name. What should I do?

  246. Anonymous says:

    Hi Good Morning! I have paid a 10% downpayment to owner of property I would like to buy. During initial stage of our negotiation, we agreed that I will pay him monthly (like a rent to own set-up) for one year and after a year, I will pay him the balance thru bank financing. Almost a year had passed already and now I'm trying to apply for a bank housing loan. During the application stage, I learned that the property is currently mortgaged to a bank. Can we still work out something to proceed with our agreement? Will it be safe for me to proceed? Is there an option for me to back-out? Thanks

  247. Anonymous says:

    Good day!what if un isang portion ng lot eh nka sanla un bang kumuha ng sanla ay may right na magpalagay ng 2nd floor.

  248. Nicomedes Rino says:

    Bumili ako ng lupa mula sa isang mother title.. then kailangan mag pa split title.. sinu dapat ang mag shoulder ng processing ng split title

    Thanks…

  249. Anonymous says:

    Hello good day! May inassume po akong house and lot na naka mortage pa sa Pag-ibig. Binayran ko na po ang seller. Plano ko po, i-fully paid ang Pag-Ibig dahil hindi naman ako membro. Ano po bang documents na kailangan ko? Ang hawak ko lang sa ngayon ay DEEd Of ABSOLUTE SALE at photocopy ng TITLE na nakapangalan pa sa developer. Gusto ko pong manigurado. pagfully paid ko na ba, yong Title po ba is nakapangalan na sa akin? Ano po dapat kong gwain? Sana matulungan nyo ako..Salamat!

  250. Geri says:

    Yes, usually through a bank cheque. Usually bank issues you a letter of guarantee saying buyer has an approved loan with them and they guarantee to pay you an amount once the documents (i.e. title, tax dec etc) have been properly transferred to the name of the buyer.

    Note though that bank loans usually have a loan-to-value ratio, like 80% which means the bank will only shoulder a portion of the property value or selling price. Buyer will still have to pay you a certain amount as down payment.

  251. Dexterie Villan says:

    My lot buyer plans to buy through bank loan, does this mean bank pays me lump sum thanks

  252. Dexterie Villan says:

    My buyer wants to buy my land through bank loan. Meaning bank pays me lump sum? Thanks

  253. Anonymous says:

    Hi sir. I was applying for a loan and have provided the photocopy of the tct but the office is still asking for a CERTIFICATE OF TITLE. Is it not the same as the tct? Thank you

  254. unknown says:

    Sir may I ask if the certificate of title is different from the tct. I am applying for a loan, I have provided the photocopy of the tct but they are still askibg for the certificate of title. What could they possibly mean by that? Thanl you

  255. Geri says:

    Sorry we're not too familiar with court cases. Another option is to ask them to pay you for the portion of the land they have occupied, as if you sold it to them for a price.

  256. Geri says:

    Annotation will still require legal documents like deeds of sale or memorandum of agreement etc, which will still cost you money on charges and fees. Kung sangla, ang practice sa province is kasulatan lang executed in front of the barangay captain as witness.

  257. Geri says:

    I'm not sure but I don't think so. If you lost it, it's best that you get another copy from Registry of Deeds. They might require you to execute an affidavit of loss, among other things.