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TCT, CCT, Title Transfer, and Annotation Defined(3-min read)

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

1. 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.

2. 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.

 

 

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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325 thoughts on “TCT, CCT, Title Transfer, and Annotation Defined(3-min read)

  1. 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?

    1. 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.

    1. 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


  2. 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

    1. 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.


  3. 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.

    1. 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.

      1. 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

        1. 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.

  4. 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.

    1. 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.

  5. 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.

  6. 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!!

  7. 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!!

  8. 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???

  9. 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 🙂

  10. 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 🙂

  11. 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.

  12. 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.

  13. 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

  14. 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.

  15. 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.

  16. 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.

  17. 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.

  18. 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.

  19. 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.

  20. 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

  21. 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.

  22. 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.

  23. 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.

  24. 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.

  25. 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.

  26. 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?

  27. 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.

  28. 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?

  29. 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.

  30. 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?

  31. 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.

  32. 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.

  33. 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!

  34. 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!

  35. 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.

  36. 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.

  37. 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?

  38. 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.

  39. 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.

  40. 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.

  41. 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. 🙂

  42. 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.

  43. 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.

  44. 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.

  45. 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.

  46. 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.

  47. 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.

  48. 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.

  49. 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?

  50. 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?

  51. 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.

  52. 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.

  53. 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?

  54. 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

  55. 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

  56. 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.

  57. 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.

  58. 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?

  59. 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?

  60. 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”?

  61. 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.

  62. 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.

  63. 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.

  64. 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.

  65. 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.

  66. 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.

  67. 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.

  68. 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.

  69. 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.

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

  71. 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…

  72. 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

  73. 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.

  74. 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

  75. 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.

  76. 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.

  77. 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

  78. 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..

  79. 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?

  80. 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?

  81. 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.

  82. 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.

  83. 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.

  84. 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.

  85. 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.

  86. 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.

  87. 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.

  88. 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.

  89. 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?

  90. 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?

  91. 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.

  92. 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 ?

  93. 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.

  94. 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.

  95. 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?

  96. 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.

  97. 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?

  98. 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.

  99. 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?

  100. 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

  101. 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.

  102. 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.

  103. 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

  104. 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

  105. 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.

  106. 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.

  107. 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

  108. 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?

  109. 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.

  110. 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.

  111. 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.

  112. 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.

  113. 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.

  114. 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.

  115. 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.

  116. 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

  117. 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

  118. 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

  119. 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?

  120. 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….

  121. #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,,…

  122. 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

  123. 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?

  124. 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

  125. 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.

  126. 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.

  127. 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..

  128. 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.

  129. 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.

  130. 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.

  131. 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.

  132. 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.

  133. 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?

  134. 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!

  135. 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.

  136. 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.

  137. 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.

  138. 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.

  139. 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?

  140. 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.

  141. 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.

  142. 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?

  143. 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?

  144. 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.

  145. 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!

  146. 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

  147. 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.

  148. 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.

  149. 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.

  150. 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!

  151. 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.

  152. 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.

  153. 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?

  154. 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??

  155. 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??

  156. 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.

  157. 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

  158. 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.

  159. 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?

  160. 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.

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

  162. 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.

  163. 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.

  164. 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.

  165. 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.

  166. 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.

  167. 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.

  168. 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.

  169. 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.

  170. 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.

  171. 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.

  172. 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.

  173. 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

  174. 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

  175. 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!

  176. 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?

  177. 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…

  178. 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…

  179. 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.

  180. 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.

  181. 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?

  182. 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.

  183. 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.

  184. 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.

  185. 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.

  186. 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.

  187. 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

  188. 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!

  189. 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.

  190. 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.

  191. 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?

  192. 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?

  193. 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!

  194. 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!

  195. 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.

  196. 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?

  197. 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.

  198. 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?
    .

  199. 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?

  200. 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.

  201. 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.

  202. 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!

  203. 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.

  204. 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.

  205. 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.

  206. 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

  207. 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

  208. 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..?

  209. 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?

  210. 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?

  211. 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

  212. 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.

  213. 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…

  214. 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!

  215. 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.

  216. 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

  217. 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

  218. 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.

  219. 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.

  220. 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.

  221. It can be transferred directly to you. Happened to me too. The heir just needs to produce a Quit Claim document where all other possible heir signed.

  222. Geri I need clarification please. In the absence of CTC can i still sell/transfer my ownership to a buyer? Thanks in advance!

  223. Good day. I acquired residential vacant lot way back 1991. Now that I can able to make improvements, I found out po that my neighbors occupied a totall of 40sqm out of 190sqm of my lot based on the measurement surveyed and attested by the licensed geodetic Engr I hired.

    As I informed my neighbors in writing which they received, the matter has been elevated to Barangay to settle things but to no avail. My neighbors who occupied my lot doesn't have any land title because their improvements are erected in creek side owned by government.

    Ano pong kaso puede ko isampa..gaano katagal po katagal un mga ganitong case and what damages i can claim from them??

  224. Good day.

    I bought a vacant residential lot way back 1991. Now that I am planning to put some improvements, I found out based on the survey being done by a licensed geodetic Engr that big portion of my lot has been occupied by my neighbors who doesn't have any land title at all kasing po in mga houses nil a at nakatirik sa creek side na pag aari ng gobyerno

    Ano po bang kaso puede kp sa kanila isampa PRA makuha ko po un 40sqm na nakuha Nola out of my 190sqm lot?

    Gaano po rin katagal un mga ganitong process in court??

    Sana po mabigyan nio ako ng advise.

  225. Magandang araw po! Paano po ba malalaman kung magkano ang pag-transfer ng titulo? nakabase po ba ito sa halaga ng lupa? Nais ko po sanang malaman kung hindi ba masyadong malaki ang sinisingil sa amin ng agent na nabilihan namin ng lupa. Salamat!

  226. Hi Sir,
    I am buying a house and lot but the owner reflects on the TCT is already dead, is it possible that it can be transfer to my name? Or still need to be transferred to his wife name then to my name?

  227. Kulang yan, kailangan mo muna ang due diligence bago mo bayaran ang lupa, meron bang titulo o tax declaration lang? Yong property ba nakapangalan mismo sa seller, lahat ba ng tax updated (amilyar), sino mag bayad ng capital gain sa BIR? kong ok na lahat yon, dapat ibigay sa iyo owners copy ng title kasi kailangan mo yan pag lipat ng title sa name mo. Thanks

  228. One of the reason why the owner cannot produce the title because he pledged the title(owners copy) to somebody for a certain amount and was yet to pay the borrowed amount. I wonder why pay the property w/o the owners copy available? Need a lawyer

  229. hi me nabili kami na half portion lng ng property…dpat ipapa subdivide nmin pra magkaroon ng sariling title kaya lng sa sobrang liit parang hindi sulit ang pag process isa pa baka later ibebenta rin sa amin ang natirang portion…so inisip nmin para lng magkaroon kami ng hold don sa nabili naming parte what if ipapa-anotate lng muna nmin ang title papalabasin nlng muna na nakasangla ang portion na aming nabili…thanks sa reply

  230. Hi! Will a title still be binding if the property covered by such title has been occupied by people who claimed to have bought the portions of land and they are issued tax declarations and religiously paying their taxes?

  231. Hi..I'm buying a house and lot still under bank mortgage by the Vendor for 6 years more, she acquired the property while she was still single but she is now married. What name should the Vendor use in our contract to sell and deed of absolute sale documents? Should it still be her maiden name or her married name already?

  232. Good day, ask ko lang po ang dapat gawin.. ung tittle po ng property naka pangalan pa din po sa mga magulang ko.. pero namatay na po sila last 2008. hindi pa po ito natra transfer sa mga pangalan namin na mga anak.. ano po ang dapat gawin para maitransfer po ang tittle sa pangalan namin. thank you

  233. Hi assuming you own the condo and named after you, some options will be via sale or donation or inheritance. There will be tax implications and expenses though. Best to check with RD/ BIR if there are other least costly but legal transfer means.

  234. Thank you so much Investment Juan01 for this! Anyways, for the most affordable house and lot in the Philippines visit Vistaland International.

  235. Hello Po may bibilhin Po akong lupa ok na Po ba deed of absolute sale ang hawak Ko or Kung need Po iPa transfer agad magkano po ang magagastos?salamat Po

  236. GOD BLESS YOU PO!
    MY PROPERTY THAT I BOUGHT WAS BEEN FULLY PAID IN THE YEAR 2008 UNFORTUNATELY TILL NOW NO TITLE YET. MANY TIMES I FOLLOW UP THE ISSUANCE OF MY TITLE SAME STORY I GOT SAME EXCUSES FROM OFFICER INCHARGE TILL I GOT TIRED AND DECIDED TO WAIT BUT AFTER COUPLE OF YRS LAST MARCH 2015 AND REQUESTED TO GET COPY OF MY TITLE IM SO DISSAPOINTED I GOT NOTHING TELLING ME THAT ITS ON PROCESS. TODAY I WENT REGISTRY OF DEEDS TO GET IDEA BOUT MY TITLE STATUS PERSONALLY AND SURPRISINGLY DISCOVERED THAT THIS DEVELOPER FILED A ” LOST TITLE” AND THAT THEY WILL PROCESS IT THRU COURT. DEVELOPER IS ” CAMELLA / CROWN ASIA” UNDER MANNY VILLAR OWNERSHIP. MY PROPERTY LOCATED IN MAIA ALTA ANTIPOLO CITY. WHAT CHARGES/ CASE CAN I FILE ?

  237. It takes about 4 to 6 months based from previous experience, especially since some developers tend to process these in batches.

    While waiting you might want to request for a certificate of full payment as proof that you've already graduated from a long term loan while the transfer formality is in progress (congrats by the way).

    Also keep all your correspondence with the developer as proof that you're fully paid (emails or texts) and that the transfer process is already ongoing.

    Just so you have supporting proof that you're fully paid in case you need to prove it to the world. Hopefully not.

  238. It takes about 4 to 6 months based from previous experience, especially since some developers tend to process these in batches.

    While waiting you might want to request for a certificate of full payment as proof that you've already graduated from a long term loan while the transfer formality is in progress (congrats by the way).

    Also keep all your correspondence with the developer as proof that you're fully paid (emails or texts) and that the transfer process is already ongoing.

    Just so you have supporting proof that you're fully paid in case you need to prove it to the world. Hopefully not.

  239. Hi, after I paid off a house and lot from a developer, is there anything I should do? How ling does it normally take for the developer to process the title ti be in my name? It hs been 4 months since i paid the property off and they said the papers are still in the BIR, should I be concerned? Is this a normal processing? Thank you.

  240. Hi, I purchased a house and lot from a developer and had it paid off after a 5 year in house financing. Now, my question is, how long does it take for them to have the title be in my name? I paid the property off 4 months ago and the developer said the papers are still in the BIR. Is there anythjng that I should do? Should I be concerned or is this just the normal processing? Thank you.

  241. Hi may binili kami na Townhouse sa Malate worth 6.8m? Ok nman location reasonable po yung price?
    Yung title ng townhouse nakaloan sa bank? Hindi ko na chevk sa RD kc for sure ok nman title niya tama po b?
    Nagloan po ako BDO na approved nman po Thank God
    Ask k lang may idea how much annotation at transfer ng title sabi po kc BDO na po magaayos lahat?

  242. Check with the RD covering the property what the requirements are for this. I would think an Affidavit of Loss would be one, as well as Death Certificate of the original owner. You might also want to inquire with RD on transferring the property to living heirs.

  243. Check with the RD covering the property what the requirements are for this. I would think an Affidavit of Loss would be one, as well as Death Certificate of the original owner. You might also want to inquire with RD on transferring the property to living heirs.

  244. Sir yung titulo po ng lupa ng papa ko ipinatago nya sa kapatid nya tapos nun 2014 nmatay un kpatid nya at mula nun hnd po alam kng nsan yung titulo khit mga anak ng kpatid ni papa hnd alm kng nsaan yung titulo pwd po b aq mkakuha ng certified true copy ng titulo nya khit wala yung original

  245. My Lola bought a lot in Zambales in 1961. She has a notarized Deed of Sale and has been paying the real estate tax all these years. Title was not transferred in her name. Real estate tax was being paid under the name of the previous owner. The lot is fenced and in our possession. Now, a relative of the seller was able to produce a photocopy of the OCT and is claiming ownership. What should we do to establish our ownership and get a TCT for the lot. Thank you.

  246. for an unknown reason the seller cannot release the TCT I already paid full as agreed, seller issued Deed of sale only, pals help what shall i do…thanks

  247. the seller issued a deed of sale but cannot present the title of the property, upon checking with the RD the title is clean, for an unknown reason the seller cannot present the land title what shall i do, is the deed of sale enough to apply for annotation of lien on the TCT thanks

  248. Hi Jojo. Assuming renting it out is no longer an option, yes probably the best option is then to sell it. Ideally seller should assume your bank loan and pay back you have shelled out as DP.

    Another one will be to sort of surrender the property to the bank, as if you've terminated the loan already and the bank assumes ownership. Just clarify though that this should not be a negative on your credit history since it was voluntary. But with this you may not get your DP back so you suffer a financial loss.

    PS. Care to share what developer and what rules?

  249. Hi Geri, My wife and I purchased two units condo purposely for investment. After we completed the downpayment we applied for bank financing (15 years term). Now that the units has been turned over to us, as if we are not satisfied with rules implemented to the unit owners imposed by the developer. Now we decided to give up the two units. We just finished 1 year with our amortization. My question is: Can we look for a buyer who will ASSUME our right from the bank? What is the best option on our part?

  250. Bring to the Registry of Deeds that governs the said property all the documents that prove the transfer. Deed of absolute sale, property taxes etc.

  251. hi, tanong lang po kung pano ang process ng pagtransfer sa pangalan ng lola ko nung certificate of land title na nasa name pa nung dating may ari.

  252. Hi Geri,
    I am a OFW planning to loan in PAG-IBIG to acquire an old house and lot. On the PAG-IBIG #14 CHECKLIST OF REQUIREMENTS FOR Pag-IBIG HOUSING LOAN is this “TCT/CCT with Deed of Assignment of CTS with SPA (With Buyer’s Conformity) duly annotated thereon (Owner’s Duplicate Copy)” could you explain this requirement in layman's term. Thanks.

  253. Sorry I'm not too familiar with what happened to your case. Suggest you consult with the previous owner and check why there was a segregation or maybe the land was reclassified, hence no longer for use of private individuals? Or best to get details from RD. Dear readers help on this one please.

  254. Good evening , nag patitulo ako ng lupa sa rod and submitted all the necesarry documents and it is accepted i got epeb # after they told me that the land most segregated 1st and asked me another suppporting documents w/c i did, it was filed july 2014 , i expected a result but surprisingly i follow up and ROD told me that it is for witdraw , is it legal what they are doing???wasted the money I payed ????and does mean ,I cant do anything anymore to have a title of my land???? so frustrating . pls advise thanks a lot

  255. Ang kailangan po para mabenta ang property ay ang titulo ng lupa at hindi lamang ang deed of sale dahil kung naibenta po ang property ay magkakaroon ng bagong deed of sale. Check nyo po sa RD kung pano naibenta o baka naman pineke ang titulo ng lupa na ginamit sa pagbenta.

  256. Ang kailangan po para mabenta ang property ay ang titulo ng lupa at hindi lamang ang deed of sale dahil kung naibenta po ang property ay magkakaroon ng bagong deed of sale. Check nyo po sa RD kung pano naibenta o baka naman pineke ang titulo ng lupa na ginamit sa pagbenta.

  257. Basta po malinaw sa Registry of Deeds at suportado ng mga dokumento kung sino na talaga ang may ari ng property ay madali na itong gawan ng titulo. Pwede rin namang ayusin na ng maaga ni 1st and 2nd buyer ang kasunduan para si developer at 2nd buyer na lng ang haharap sa RD. Magpatulong po kayo sa developer dahil sanay na sila sa ganito.

  258. Tanong ko lang po kung paano maibenta ng isang tao ang isang property house and lot na wala naman sa kanila ang original deed of sale? At kung ano po ang hakbang para mabawi ito?

  259. hello! puede po ba na yung second buyer ang direct na magpa-title kung d pa napalagyan ng title ng owner ung property? complete naman ung papers galing sa developer para sa pag-apply ng title.thanks

  260. Magandang araw po. Tanong ko lang po kung ang Credit Card company po ba ay pwedeng ipaannotate ang TCT ng debtor na di nakakabayad ng utang? O kelangan po muna nilang magfile ng kaso sa korte aty hintayin ang desisyon ng korte? Yung TCT ay may annotation nang nauna kasi naka bank loan. Gagawin po kaya ng credit card company yun, maski na alam nila na naka bank housing loan ang bahay? Maraming salamat po sa sasagot.

  261. Wow 10 years is such a long time and that developer must really be irresponsible for failure to provide the CTC. Feel free to name the developer to warn others about it.

    Treat this as a friendly suggestion and not as a legal counsel because I am no lawyer. I would think the more prudent thing to do is to execute a last will and testament such that the condo will be named to the beneficiaries in case something happens to the owner. Check this old article:
    http://www.investmentjuan01.com/2013/01/last-will-no-witness-not-notarized.html?m=0

    The civil case might already establish your sister's ownership of the property and in case something happens usually the properties are transferred to the family. But it takes a much longer legal process if there was no last will that was prepared.

    Goodluck and thank you for reading.

  262. My sister bought a condo unit and was fully paid 10 years ago, up until now, the developer has not provided her the copy of her CCT. My sister filed a civil case against the developer.

    My question is, what happens if suddenly my sister pass away by accident or for some ailments, what happens to the condo she bought. Will this be claimed by our family or it will just simply be voided? What are the actions that can make our family take legal claim on the said condo unit if anything goes wrong on my sister side.

  263. Annotating the title puts a claim on your title likely from your lender bank or Pag Ibig etc. It means that though you own the property, someone has a hold on it in case you default. I forget the actual amounts but best to ask for the breakdown of the costs. Some costs are fixed such as processing while some are a % of the property value such as taxes etc.

  264. What s the purpose of annotating the land title and is there really a need to spend about twenty thou. We were advised by the liaison officer to prepare this amount? Please help us! God bless!

  265. One, of course you have to have the title of the property and verify in the registry of deeds whether the title is authentic, owned by the seller and free from lien (any claim). If you'll get a bank loan to buy this lot then the lender shall be the one to verify this.

    Two will be the real estate tax payments, make sure the payments are updated and again named after the owner / seller.

    Three is the location. I assume since you consider buying it the location suits your needs whether for residential or commercial use. Check that security of the area is acceptable, not prone to natural calamities, etc. And oh check the neighbors too if applicable.

    Four make sure you have enough money to finance the purchase whether via loan or cash payment. There shall be charges too in the purchase such as transfer taxes, sales tax, fees in Registry of Deeds and LGU, etc.

    Goodluck!

  266. when buying a lot ( 100 sqm ) what papers should i have??i want information about this since im still 21 years old and have no idea about this..thank you,,please
    reply..

  267. Not sure what Pag-ibig's process is but they definitely should have a copy of the title of your property. Either you are named the owner and just annotated in favor of Pag-ibig or still named after Pag-ibig since you have not fully paid yet. Either way Pag ibig should have the title. Another option is to request from Registry of Deeds a Certified true copy of the title.

    From personal experience, in bank financing, title will be transferred to borrower's name first then the bank will just annotate the title on their behalf. I have a photocopy of the title bearing my name but the original TCT is with the bank since my home loan with them is still outstanding.

  268. How about a photocopy of the TCT only? Actually you can go to the Registry of Deeds yourself and request for a certified true copy of the title. RDs copy should match the TCT you're holding on.

  269. Hi! I would like to ask where i can get documents of ownership of a house and lot that im currently paying thru pag ibig loan. Im paying it thru automatic deduction from my salary and my employer remitted it to pag ibig. Right now i dont have any evidence or documents to prove that said house and lot belongs to me. Can i get said document from the developer or from pag ibig. Just worried. Thanks a lot.

  270. hi the owner bedside my lot put a fence on my lot.he said that there's a different owner but i have all the documents to prove that it is my lot.the other owner beside my lot is offered his legal services for free.he will make a demand letter and ask me to provide a CTC of the title to be attach to the letter.is it ok to issue a CTC?will it not be use for other purposes w/o my knowledge?

  271. Some municipalities especially in small ones, influence and personal interest are common, if this happens what should we do if the RD hold or use delaying tactics in the processing of transfer of title? Is there any higher government sector other than RD to inquire the fast processing on this case? Thanks.

  272. How about the title that supposed to be have a co owner in it does not include his Name..all documents proof that it should have a co owner in the title…and the nha explain that it was typo error and suggest to ask the registry of deeds for a remedy and they say annotation is the answer? stating that there is someone claiming for his right..will it be legal for later plan of sub division of title or it will cause more trouble. both owner and co owner is dead.

  273. Hi Anonymous, I suggest you clarify this with VV Soliven as to why a CCT was used (which is usually for condominium) and not a TCT. But if HDMF honored it in the previous home loan, then maybe it's acceptable. Clear this with the bank as well before taking out a new loan.

  274. Hi Sir, my aunt is selling her property to us from VV Soliven it's a 99.8sqm house but VV Soliven gave them just the CCT, they made a loan at HDMF and the property was now fully paid but the TCT is withheld without any reason. Will there be problems in the future if we only have the CCT instead of TCT and can we use it for bank loans?

  275. Julius, first let me congratulate you for a fully paid home loan! Now for your question, as far as I know the bank should be the one to process and pay for the removal of annotation from your title since you have been a good customer. Might take time though but still they should be the one to do it if I'm not mistaken. Best that you confirm with them.

  276. Hi Sir, I already paid my home loan from the bank, I would like to know the steps and the requirements needed to remove the annotations on my TCT.
    Thank you

  277. my friend sister seems to be interestered on our property that's why she was trying to produce a manipulated agreement and let her friend in register of deeds office help her to annotate her improper deeds.For me to pay bigger amount.

  278. where to ask assistance regarding irregularities of LRE/OIC Register of Deeds.I found so difficult to make a complain. No one entertain me.My problem was all about our lot title were I left it to my friend sister. for I borrowed 15 thousand from her.there was no agreement made for annotation in fact it was just made in a very informal way and was witness by two person.I was surprised to know that it was already annotated at the backed of our original copy from register of deeds.Fortunately I was able to get a copy of mortgage agreement.The documents presented were manipulated. besides there was no residence certificate presented but it was sworn and subscribed by a notary public.Is this in a legal way? We wanted to have our owners copy but before that I want to file a complaint to the person who made those irregularities for them to know that Legal matters need Legal documents please help me

  279. annotation made without the knowledge of the lot title owner ,and the mortgaged agreement presented were not the prescribed form.besides their were no residence certificate presented on that documents.but it was deemed by the Agusan Del Norte register of deeds office.

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