Processing Fee

[badsekktor]

Two years ago, we purchased 4 lots sa isang subd developer by Landco. my wife also bought 2 lots sa same subd. We paid th full amount in cash and same with my wife. Ang problema eh sabi nung sales agent kay wifey ay may babayaran pa daw sila para ma-release yun title. around 18 thou daw per lot which is the processing fee, according to the agent tapos syempre tinanong kami ni wifey kung may binayaran kami since ang sabi nung agent ay may binayaran daw kami pero wala ako nalalaman na binayaran na processing fee.

Ang problema, sabi kay wifey eh i-rerecompute daw yun binayaran namin at kung kulang daw eh magbabayad kami ulit. Tama ba yun? i mean sino ba dapat ang mag-shoulder ng processing fee or attorney's fee ng transfer title? di ba dapat yun developer?

Last year and this year may binili din kami 2 house and lot and yun seller ang nag-asikaso lahat. binayaran lang namin yun transfer fee.

anybody who can enlighten me on this? two years ago yun and bayad in full tapos may biglang sisingilin sa min? medyo nakakapag-init din ng ulo kasi 4 lots din yun tapos 18 k per lot tapos 2 lot kay wifey so medyo malaki din yun.

[1D4LV]

ang alam ko, may mga processing fees talaga that are involved for the transfer of titles.. pero not sure how much, but i think it depends on the value of the property.

[mazingerZ]

The usual payments to be made would be the following:

1. notarial fee (meron ang mga abugado ng taripa - 1% ata or lesser, pero pwede namang 4 lots in one deed of sale);
2. Capital gains Tax - 6% of the deed of sale amount;
3. Doc. Stamps Tax - 1.5% of the deed of sale amount;
4. Mga little petty expenses sa BIR for the CAR (cert. authorizing regn), etc. - P2k siguro all in na;
5. registration expenses with the Registry of deeds - meron ding taripa (pero estimate ko is deed of sale amount / P200 multiply by 2);
6. Transfer tax - 3/4 of 1% of deed of sale amount;
7. Tax declaration transfer fees - P2k all in na;
8. Petty city assessor's fees (tax clearances, etc) - budget ka ng P1k;
9. Plus the lagay sa ROD, BIR, City hall;

In most instances, in a land sale transaction, the seller usually pays for the capital gains tax, the rest to be shouldered by the buyer;

Pero IMO, P18k x 4 = P72k, is already too much na. Hingan mo nag lahat ng resibo ng binayaran nila, baka rinaraketan ka na (which i pray di sana).

Hope this helps. .

[badsekktor]

yun nga ang problema... i smell something fishy... medyo pricey nga yun pagkakabili and nung pinuntahan namin eh bitak na kagad yun mga streets samantalang di pa na-gagawa lahat ng streets at wala pang bahay sa phase na yun. Hindi ko alam kung policy ba ng Landco which is the developer or raket ng mga agents. Yan nga din lang ang alam ko na babayaran since yun two other house and lot na nakuha namin eh yan lang ang inasikaso. Ang nakakainis pa eh 2 years na tapos 3 title pa lang ang nakukuha dun sa 4 lots and kay wifey yata eh isa pa lang meron titulo. Ayoko magparatang sa Landco which I believe is a reputable developer pero medyo alangan ata yun maniningil pa sila ng kung-anu-ano samantalang binayaran na namin ng full payment yun two years ago pa.

anyway another query is kelangan ba namin magbayad ng homeowners fee kahit hindi naman namin tatayuan ng bahay ang mga lote na yun?

[mazingerZ]

Why not go directly to Landco head office? Baka di pala totoo ang mga fees na ipinapatong sa inyo. Ang homeowners fee dependent sa subdivision bro.

[coiter]

last year nagpaprocess din ako ng transfer of title sa seller ng lupang nabili ko. umabot din ng mga 16k. may complete list naman ng expenses and receipts and mostly yung mga government agencies ang mahal. so i guess yung 18k na hinihingi e roughly the right amount depending on the price stated on your deed of sale. pero to be sure, check mo na rin sa developer nyo or do the transfer yourself. pero sooobrang hassle yun. dami mong pupuntahan. good luck!

[badsekktor]

bukas nga pupuntahan namin para i-clarify yun. salamat sa mga replies.

sir coiter so you mean 18k per lot ang babayaran namin? hindi ba pwedeng batch ang processing nun at isang bayad na lang? saka alam ko talaga eh yun seller ang dapat mag-shoulder nyan lalo na developer sila di ba? I mean 2 years ago pa binayaran in full and nakuha na namin4 titles out of 6 so bakit kami sisingilin ng processing fee which is hindi nila siningil nung unang-una pa lang? alam naman nila na i-cacash namin lahat yun?
anyway i-clarify din namin sa office nila bukas.

[mazingerZ]

One thing you should check is the deed of sale bro. Dapat di pa na notarize kasi baka nanotarize na yan two years ago, patay ka sa penalties sa capital gains, doc stamps at transfer tax. 20% yan na surcharge plus 1% per month na interest.

[badsekktor]

One thing you should check is the deed of sale bro. Dapat di pa na notarize kasi baka nanotarize na yan two years ago, patay ka sa penalties sa capital gains, doc stamps at transfer tax. 20% yan na surcharge plus 1% per month na interest.

ok i'll check. tnx bro!

[BackSpace]

ganyan talaga mga developer minsan pag alam nila may pang bayad ka abusado naman,Taka lang ako sayo nag bayad ka ng cash hindi mo agad na kuha ang title malamang naka sanla pa yan at nasa mother title pa kaya wala pa silang pondo na pang ayos. Depende sa subd. minsan may mga home owners na agad kahit konti palang bahay tapos nasingil na sila ng mga monthyl dues kahit wala pang bahay marami ako alam na ganon katwiran nila nag tatabas daw sila ng damo sa lote mo

[smooth]

One thing you should check is the deed of sale bro. Dapat di pa na notarize kasi baka nanotarize na yan two years ago, patay ka sa penalties sa capital gains, doc stamps at transfer tax. 20% yan na surcharge plus 1% per month na interest.

are you a broker? galing ng post mo kasi. detalyeng detalye.

correct si mazingerz. kung na-notarize na yan 2 years ago, yari ka sa penalty.

OT question to mazingerz: ano ba ang responsibilities ng broker? we just acquired a property ourselves kasi and yung sa pag-transfer ng title e humihingi ang broker ng 7K na "processing fee" from us for the legwork. hindi ba dapat kasama na yun sa commission niya? also, yung paglakad ng kuryente at tubig, hindi ba trabaho ng broker yun? hindi ko kasi alam ano talaga role ng broker. thanks.

[CVT]

If you have the title transferred under your name,- then you will pay for the real estate tax from thereon.... Otherwise, the developer pays for it until it's transferred under your name... That is how I understand it.....

So, there is no real motivation to transfer the title under your name, unless you want to do some improvement on the land (e.g. build a house)....

5101:pcwhack:

[badsekktor]

ganyan talaga mga developer minsan pag alam nila may pang bayad ka abusado naman,Taka lang ako sayo nag bayad ka ng cash hindi mo agad na kuha ang title malamang naka sanla pa yan at nasa mother title pa kaya wala pa silang pondo na pang ayos. Depende sa subd. minsan may mga home owners na agad kahit konti palang bahay tapos nasingil na sila ng mga monthyl dues kahit wala pang bahay marami ako alam na ganon katwiran nila nag tatabas daw sila ng damo sa lote mo

mukha nga abusado bro. actually nakuha na namin yun 3 na titulo so 3 pa ang wala.

we are in a hurry kaya binayaran na namin kagad since 1 week lang kami mag-stay dito sa pinas kayabinayaran na kagad and since landco is a known developer, may tiwala kami na hindi kami gagaguhin pero mukhang nagkami kami.... anyway... lesson learned na lang...

by the way, sino ba dito ang may properties na landco ang developer? gusto ko lang malaman kung pareho ba yun nasa contract ninyo sa min?

At dun sa mga balak bumili, heads up kayo. basahin nyo muna mabuti yun kontrata bago nyo pirmahan. better yet, pa-check nyo muna sa attorney yun contract. baka madali kayo ng mga sales agents, apurahin kayo pumirma na parang ayaw pauwi at pabasa sa inyo yun kontrata.

To legal advisers ask ko lang, meron kasi mga clause sa contract na questionable. Nakalagay kasi sa contract na kung haliwbawa ibebenta mo na yun property eh sila ang may priority na bumili and yun price eh hindi yun current market value nya but kung magkano mo sya nabili sa landco less mo pa yun 14% then ikaw pa mag-shoulder lahat ng expenses sa pagtransfer.

another clause is dapat daw tayuan ng bahay within 5 yrs. buti sana kung walang limit yun price ng bahay. limit is 3.5 m pa naman yun

[shadow]

oh man..napakaraming clause naman nyan.....and puro advantage pa sa developer.....

[badsekktor]

oo nga eh..... that's what you get when not reading contracts...... anyway i dont think may magagawa sila kung gawin namin idle yun lots since we dont intend to live there....

[shadow]

is it even legal? I don't think pwede yan....anong pakialam nila eh saiyo na yun lupa...I'll build a house kung kailan ko gusto, hinde kung kailan nila gusto...

[Altis6453]

mukha nga abusado bro. actually nakuha na namin yun 3 na titulo so 3 pa ang wala.

we are in a hurry kaya binayaran na namin kagad since 1 week lang kami mag-stay dito sa pinas kayabinayaran na kagad and since landco is a known developer, may tiwala kami na hindi kami gagaguhin pero mukhang nagkami kami.... anyway... lesson learned na lang...

by the way, sino ba dito ang may properties na landco ang developer? gusto ko lang malaman kung pareho ba yun nasa contract ninyo sa min?

At dun sa mga balak bumili, heads up kayo. basahin nyo muna mabuti yun kontrata bago nyo pirmahan. better yet, pa-check nyo muna sa attorney yun contract. baka madali kayo ng mga sales agents, apurahin kayo pumirma na parang ayaw pauwi at pabasa sa inyo yun kontrata.

To legal advisers ask ko lang, meron kasi mga clause sa contract na questionable. Nakalagay kasi sa contract na kung haliwbawa ibebenta mo na yun property eh sila ang may priority na bumili and yun price eh hindi yun current market value nya but kung magkano mo sya nabili sa landco less mo pa yun 14% then ikaw pa mag-shoulder lahat ng expenses sa pagtransfer.

another clause is dapat daw tayuan ng bahay within 5 yrs. buti sana kung walang limit yun price ng bahay. limit is 3.5 m pa naman yun

It sounds strange to me that they'd include a buy-back option for the developer with fixed or built-in discount. You can definitely challenge it's legality before the Courts or the HLURB. Another suspect provision is the absorption of the transfer expenses by the Seller (medyo garapal ata). From experience, very few developers have the resources to buy back property from their buyers even if they do have this provision in their Contracts to Sell or Deed of Absolute Sale. Check mo rin sa title mo kung naka lagay yung provision regarding buy-back. If there's no such annotation on the title, you can sell to anyone you choose. Tignan mo rin kung meron yan sa Master Deed which is usually annotated din sa title.

Just to clarify, is it a cost ceiling of P3.5M for constructing a house or is it a minimum? Developers put that in the Master Deed to be able to preserve the aesthetics and perceived value of the subdivision. Dami namang pwedeng lusot jan. Just ask your contractor or architect.

[badsekktor]

It sounds strange to me that they'd include a buy-back option for the developer with fixed or built-in discount. You can definitely challenge it's legality before the Courts or the HLURB. Another suspect provision is the absorption of the transfer expenses by the Seller (medyo garapal ata). From experience, very few developers have the resources to buy back property from their buyers even if they do have this provision in their Contracts to Sell or Deed of Absolute Sale. Check mo rin sa title mo kung naka lagay yung provision regarding buy-back. If there's no such annotation on the title, you can sell to anyone you choose. Tignan mo rin kung meron yan sa Master Deed which is usually annotated din sa title.

Just to clarify, is it a cost ceiling of P3.5M for constructing a house or is it a minimum? Developers put that in the Master Deed to be able to preserve the aesthetics and perceived value of the subdivision. Dami namang pwedeng lusot jan. Just ask your contractor or architect.

it is really strange dahil ngayon lang kami naka-encounter ng ganitong kontrata. kaya nga we always deal in cash and full payment lalo na kung kaya din lang bayaran, and medyo mabigat din sa kanila since 6 lots yun.

minimum po yun 3.5 m na cost ng bahay. yun master deed ba yun copy ng register of deeds? sorry medyo hindi ako familiar sa terms. ok check ko din sa title kung may annotation ng buyback. Question lang is it legal? i mean yun buyback and their provisions na same price when we purchased the lot from them kahit na nag-appreciate na yun property value? medyo malaki kasi talaga ang potential nung property since maganda talaga ang location.

and how about sa pagtatayo ng house and lot within their time frame na 5 yrs? pwede ba to or legal ba to? I mean it is our lot and prerogative namin kung tatayuan namin ng bahay yun or hindi di ba? we dont need another house naman since medyo madami kaming bahay

[Altis6453]

it is really strange dahil ngayon lang kami naka-encounter ng ganitong kontrata. kaya nga we always deal in cash and full payment lalo na kung kaya din lang bayaran, and medyo mabigat din sa kanila since 6 lots yun.

minimum po yun 3.5 m na cost ng bahay. yun master deed ba yun copy ng register of deeds? sorry medyo hindi ako familiar sa terms. ok check ko din sa title kung may annotation ng buyback. Question lang is it legal? i mean yun buyback and their provisions na same price when we purchased the lot from them kahit na nag-appreciate na yun property value? medyo malaki kasi talaga ang potential nung property since maganda talaga ang location.

and how about sa pagtatayo ng house and lot within their time frame na 5 yrs? pwede ba to or legal ba to? I mean it is our lot and prerogative namin kung tatayuan namin ng bahay yun or hindi di ba? we dont need another house naman since medyo madami kaming bahay

The Master Deed is also sometimes referred to as the Deed Restrictions governing the entirety of your subdivision, meaning lots and common areas. The terms and conditions of the Master Deed should be annotated on the back of the title of each lot located inside your subdivision. A copy of the Master Deed is deposited with the Register of Deeds and you can request for one.

Under our Civil Code, parties can enter into contracts so long as it is not illegal, immoral or against public policy. So, the question of validity of the buyback provision will ultimately have to be brought before the courts. From a personal view, I think it's quite unconscionable and confiscatory for a property owner to re-sell his property to the developer at a forced discount.

The provision requiring the lot owner to build a house within a certain period of time is industry practice, especially among hi-end subdivisions. This is to obstensibly prevent the onset of property speculators who just buy lots to resell later on without any interest or intent in using it for building a residence.

HTH!

[badsekktor]

ok thanks bro! anyway yun provision about building a house on the lot ay pwede naman humingi ng extension. By the way, after the developer sold all the lots ba, effective pa rin ba yun mga policies or provisions sa contracts? how about yun turnover ng management ng subd? kelan ba to? after ba na ma-benta lahat ng lots?