What to check before buying lots...

[Boy Torotot]

Hello pipol, tanong ko lang ano kelangan i-check to know kung walang sabit or legal ang mga lots(agricultural or residential) na binebenta? May narinig ako sa radio dati to check with a certain government office...just can't remember what office it was and what info i need to provide them to check.

Any info would be highly appreciated.

[Psylocke]

Go the the Registry of Deeds. Get a "certified true copy" of the title. You'll pay a minimal amount. Check the title if it's mortgaged, etc.

Also a good idea to get certified copies of the titles that were cancelled in favor of the new title for the new owner. They show the names of the previous owners of the lot. Their TCT (transfer certificate of title) number is indicated in the current title.

Then get a geodetic engineer to relocate your lot and bury those concrete cylinder monuments (muhon).

[jaeger]

AFAIK :
1- Original Title - check with the Register of Deeds (RD) of that location
2- Clean Title - no liens, no encumberances, make sure hindi to naka-collateral sa bangko. tingnan mo likod nung title (TCT) kung may mga tatak ng bangko o ng RD at kung serado na mga ito (case closed)
3- No Tax Arrears - make sure lahat ng property taxes are paid up-to-date
4- Clean Possession - can turnover property to buyer without any squatters on it
5- Zoning Check - tama ba description sa title vs. zoning ng municipio (e.g. residential vs. agricultural)
6- Pa-compute ka na rin ng lahat ng relevant taxes sa BIR section ng municipio where the property is located (cap gains, transfer tax, DST, etc.)

ito requirements naming mga taga-bangko, can lawyers in this forum add more?

[mikey177]

Then get a geodetic engineer to relocate your lot and bury those concrete cylinder monuments (muhon).

Sir, tanong ko lang kung ano yung purpose ng pag-bury ng concrete markers? Is it so you can easily tell where the boundary lines of your property are? How much would it cost to have this done?

[yebo]

^^^^ lahat ng sinabi ni jaeger, especially yung tignan mo yung copy na nasa register of deeds sa likod, dapat walang nakatatak na "encumbered" or "mortgaged". kung meron man dapat cancelled na yun.

as for the taxes, buyer normally pays the capital gains tax. surf mo bir website andun ang rates. ikaw din magbabayad lahat ng fees. so on top of the sales price be prepared to pay around 20% more for government fees, geodetic survey and taxes.

pag may squatter, kahit residential, commercial o agricultural, forget it. patay ka na di mo pa matuntungan ang lupa mo. sa agricultural kung may tenant forget mo na din, lalo na kung may bahay dun ang tenant. kahit na less than 7 hectares yun kung maghabol ang tenant baka mas malaki pa mapunta sa kanya kesa sa iyo. di mo din pwede paalisin ang tenant kahit na maliit lang yung agricultural land na bibilhin mo. may case kami dati na 2 hectare na land (minana ng ermats ko sa lola niya) hindi namin nakuha hangat hindi namatay yung tenant. fortunately hindi pwede ipamana ng tenant yung rights niya sa anak kaya lang nakuha ng ermats ko.

[yebo]

"muhon" delineates property boundaries. kaya mo dapat ipa-survey kasi baka may kapit-lupa ka na switik tapos nilipat nya yung "muhon" para palakihin ang lupa niya. tingin ka sa classifieds may mga geodetic engineers/firms dun tawag ka na lang.

OT: boy torotot! hehehehe! see my email address here sa tsikot, almost same --- monsignortorotot hahahahaha!

[Psylocke]

Sir, tanong ko lang kung ano yung purpose ng pag-bury ng concrete markers? Is it so you can easily tell where the boundary lines of your property are? How much would it cost to have this done?

Yes to know the actual boundaries of your lot, to avoid trouble and disputes over the boundaries. We've had many experiences with neighbors disputing these boundaries. Also to be sure where to erect your (expensive) hollow block fence.

For subdivision lots about 5-10k here in the province...

[kimpOy]

ako ginawa ko pinalagay ko sa developer ng subdivision ang muhon.
with accordance siyempre sa register of deeds...


also eto non paperworks tip.
check mo rin ang binibilhan mong lupa kung may kalapit na piggery or poultry kasi bro for sure malangaw...at mabaho
check mo rin kung may factory sa tabi tabi...hazardous sa health yan.

[111prez]

AFAIK :
1- Original Title - check with the Register of Deeds (RD) of that location
2- Clean Title - no liens, no encumberances, make sure hindi to naka-collateral sa bangko. tingnan mo likod nung title (TCT) kung may mga tatak ng bangko o ng RD at kung serado na mga ito (case closed)
3- No Tax Arrears - make sure lahat ng property taxes are paid up-to-date
4- Clean Possession - can turnover property to buyer without any squatters on it
5- Zoning Check - tama ba description sa title vs. zoning ng municipio (e.g. residential vs. agricultural)
6- Pa-compute ka na rin ng lahat ng relevant taxes sa BIR section ng municipio where the property is located (cap gains, transfer tax, DST, etc.)

ito requirements naming mga taga-bangko, can lawyers in this forum add more?

all of the above and:

7. make sure you have the tax declaration of the property. the classification of the land is there

8. if you have time, check with the local regional trial court. kung maraming branches, then try the executive judges office first and check if there are claims/cases filed involving the land

9. i suggest that you have the land surveyed also and, as discussed here, tama ang pg lagay ng mga muhon. this is very important

you might also want to check the adjacent lots and talk to the occupants. they can give you some valuable legal and non legal information on the lot you are buying

[franz]

ako ginawa ko pinalagay ko sa developer ng subdivision ang muhon.
with accordance siyempre sa register of deeds...


also eto non paperworks tip.
check mo rin ang binibilhan mong lupa kung may kalapit na piggery or poultry kasi bro for sure malangaw...at mabaho
check mo rin kung may factory sa tabi tabi...hazardous sa health yan.

add ko na rin, check mo rin yung road conditions and yung location nya papunta. bka naman sa kasuloksulokan palang yung lote, kahit na mura sya per area, baka matatalo karin in the long run. Also check the the type of soil if your going to use it for agricultural purpose.

good luck sir

[leinahtan]

1) Lot history/documents. Check mo sa RD, better provide urself a certified true copy. Check any encumbrances. Kung wala ok lang. Protection mo yan against future claimants.
2) Lot location. Includes easy access to transportation, roads, church, market, etc.
3) Neigborhood.

[109]

nasabi ng lahat, wala na ko maidagdag.

check mo na lang kung kasya pambili mo
just kidding.
nangyari kasi sa kin yan, me inalok sa kin, kala ko 200T lang, 2M pala...nagkulang ng isang zero.

alam ko na. check mo na lang kung pano ka makakatawad :bwahaha:

[Boy Torotot]

Ayos! Maraming salamat! Actually, ermats ko bumubili sa probinsya. Advise ko na lang sa kanya mga payo nyo dito.

One thing i forgot to mention is that the land being sold by the broker is foreclosed by a bank. So since repossessed na 'to, should i expect na cancelled na encumberances nito(tama ba) and the title(from RD) be stamped as such?

Sir ,jaeger ano procedure nyo sa bank pag nag-repossess kayo with regards to the title?

[Boy Torotot]

OT: boy torotot! hehehehe! see my email address here sa tsikot, almost same --- monsignortorotot hahahahaha!

OT: kapatid!

[DEEPDIVER]

if foreclosed property ito then you will buy it sa bank,

1. kayo ba magbabayad ng tax arears nito o banko
2. the bank must cancel the mortgage at the back
3. pag ok naman yung bank and transacting ka with the manager, safe na din
4. dont forget the ones above

[Boy Torotot]

sa agricultural kung may tenant forget mo na din, lalo na kung may bahay dun ang tenant. kahit na less than 7 hectares yun kung maghabol ang tenant baka mas malaki pa mapunta sa kanya kesa sa iyo. di mo din pwede paalisin ang tenant kahit na maliit lang yung agricultural land na bibilhin mo. may case kami dati na 2 hectare na land (minana ng ermats ko sa lola niya) hindi namin nakuha hangat hindi namatay yung tenant. fortunately hindi pwede ipamana ng tenant yung rights niya sa anak kaya lang nakuha ng ermats ko.

sir yebo, saang law nakasaad mga rights ng tenants? at rights ng new owner? baka kasi tinatamnan pa nung old owner yong land habang wala pang new owner...so problema nga yon. at ilang hectares ba minimum para mapasok sa agrarian reform yong land, such that tenants can claim ownership of the parts of the land?

[j_avonni]

First, check if the lot is existing. Second, if it is really for sale. Third, if the seller is really the owner or has the authority. Then, follow the above suggestions. I understand Rizal Park has already been sold.

[yebo]

sir yebo, saang law nakasaad mga rights ng tenants? at rights ng new owner? baka kasi tinatamnan pa nung old owner yong land habang wala pang new owner...so problema nga yon. at ilang hectares ba minimum para mapasok sa agrarian reform yong land, such that tenants can claim ownership of the parts of the land?

depende yata sa classification kung rice land or vegetable/tree farm. ang alam ko pag rice land maximum is only 7 hectares. pero kahit na less than 7 hectares hindi mo pwede basta paalisin ang tenant. gaya nga ng sabi ko hindi namin nakuha ang right to till hangat hindi na-dedo yung tenant. di mo pwede paalisin o putulin ang tenancy nya dun. hindi naman nila makukuha yung lupa since less than 7 hectares, UNLESS the land was originally part of a bigger plot of land. ibig sabihin for example dating 20 hectares yung land tapos pinagbili nung may ari yung 14 hectares, so 6 na lang natira. pero yung dating tenant nung 6 hectares na yun e hindi pa nabigyan ng rights nya under land reform, yun pwede may makuha yung tenant. kung gusto mo paalisin the only way is for the tenant to "voluntarily" end his tenancy, in exchange for cash of course. ask ka sa lawyer about agrarian reform law (old marcos era agrarian reform law and the new CARL).

also pag ang land ay na-acquire ng original owner under the homestead program, maximum limit is 100 hectares for single ownership and 400 hectares for a corporation. exempted kasi mga homesteads sa land reform (assuming hindi more than the maximum i stated above).

pag yung old owner ang nagtatanim hindi naman siya considered na tenant e. actually tresspasser na siya dun kahit sa kanya dati yun.

[mikey177]

If it's a foreclosed property, make sure the bank will be the one to take care of moving its caretaker from the property before same is turned over to you.

We recently acquired a foreclosed lot here in the province, and we had a difficult time with the stubborn caretaker who didn't want to vacate the land and was making so many lame excuses to keep from moving out before the day of the turnover.

The weekend before the turnover on Monday, we inspected the lot and found that the caretaker hadn't even started packing his things and furniture. We called the bank officer and threatened to sue them for breach of contract if the caretaker was not yet gone on the day of the turnover.

On turnover day, the bank personnel were "assisting" the caretaker in moving his things, while all the time the caretaker was bitching and complaining about how we didn't give him enough time to get his things in order. This, even though he knew as early as August that we had already bought the property and were going to assume control of it by the first week of October.