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Anu-ano ang batas tungkol sa land title?
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00:00.0
S-M-N-I. Truth that matters.
00:06.0
Sa atin pong paksa ngayong araw, may kugnayan pa rin sa
00:10.0
some way, somehow, parang kaugnayan to sa pusapin sa MANA dahil
00:13.0
MANA, lupa, kasi when say lupa kasi MJ, this is one of the best evidence
00:19.0
or best investments.
00:22.0
Ang lupa, one of the best investment but hindi, not necessarily mean an investment.
00:27.0
I repeat ha, lupa, yung mga properties, mga real estate, is one of the best investments
00:36.0
but not necessarily investment.
00:39.0
Anong ibig sabihin noon? Bakit not necessarily investment?
00:41.0
Kasi ang lupa, it can be an investment, it can also be a liability.
00:46.0
Paano maging liability? May bahay ka, tinitirhan mo yung bahay mo.
00:50.0
Ang luang bahay na yan, it's a liability. Bakit?
00:53.0
Gumagastos ka eh, nagbayad ka ng kuryente, bayad ka ng tubig.
00:58.0
Hindi naman, hindi naman nagbibigay ng kwarta sa iyo eh.
01:01.0
Yun ang liability. But kung may mga apartment ka, pinaupahan mo,
01:05.0
nagbibigay ng income sa iyo, yun ang asset.
01:08.0
So it means, hindi lahat ang real property, asset, sometimes it can be an asset,
01:13.0
sometimes it can be a liability.
01:16.0
Alright, okay Mark, ang ating pag-uusapan ngayon ay batas tungkol sa titolo ng lupa o land title.
01:22.0
Land title. Kasi land title ang pinag-uusapan natin dito MJ.
01:26.0
Kasi sa mga bangko ngayon, ang mga bangko mostly, ang tinatanggap nilang mga collateral sa mga utang, lupa.
01:34.0
So lupa through a title. So pag-uusapan po natin ngayon MJ, ano yung tinatawag na land title,
01:41.0
ano yung tinatawag na torrent system of titling, ano yung tinatawag na original certificate of title,
01:48.0
o yung tinatawag na transfer certificate of title.
01:51.0
Alright, pasotahan na natin kuya Mark agad. Ano bang ibig sabihin ng certificate of title?
01:57.0
Yung certificate of title, ang tawag doon sometimes si MJ is a torrents title.
02:02.0
Torrents?
02:03.0
Torrents title. Actually it's based ito sa Australia. Torrents title in America.
02:08.0
So ano yung tinatawag na torrents title and certificate of title?
02:13.0
Ang certificate of title, this is the best evidence of land ownership.
02:18.0
Best evidence of land ownership and it prevails over other evidence of land ownership.
02:24.0
Ano yung other evidence of land ownership? Tax declaration, real estate receipt, may deed of donation ka galing sa tatay mo, may deed of sale ka.
02:35.0
Those are also evidence of ownership.
02:37.0
But the best evidence of ownership is the certificate of title or sometimes it is called torrents title.
02:44.0
Land title?
02:46.0
Land title, torrents title or certificate of title, mayroon lang yan.
02:49.0
This is the best evidence of ownership.
02:53.0
For example, may property, ikaw may tax declaration ka.
02:59.0
Ako may certificate of title ako.
03:01.0
So anong masasunod? Sinong tunay na mamayari ng property na yan?
03:06.0
Yung may tax declaration or yung may titulo?
03:10.0
Yung may titulo ang the real owner of the property.
03:14.0
Because sabi ng batas, certificate of title or torrent system prevail over other evidence of ownership.
03:21.0
Other evidence of ownership like tax declaration, yung tinatawag na real estate receipt, yung tinatawag na deed of donation, yung mga deed of sale,
03:32.0
yun ang mga other evidence of ownership but still evidence of ownership.
03:35.0
But in case of conflict between certificate of title and tax declaration, the certificate of title will prevail.
03:42.0
Alright, yun na ba yun Kuya Mark, yung mga uri o kasifikasyon ng certificate of title yung binanggit po ninyo?
03:48.0
Hindi.
03:49.0
Ah, hindi pa yun?
03:50.0
Hindi yun. Those are only evidence of ownership.
03:52.0
Mga klase, mga ebidensya na ikaw yung owner ng property.
03:56.0
But dalawang klase ang titulo ng lupa or certificate of title.
04:00.0
May tinatawag tayong original certificate of title.
04:04.0
May tinatawag din tayong transfer certificate of title.
04:08.0
Yung una, Kuya Mark, ano ibig sabihin nun?
04:10.0
Yung original, ibig sabihin ikaw yung unang nagpa-registered ng property.
04:13.0
So ang tanong dyan, sino ba ang may right na kumuha ng original certificate of title?
04:20.0
For example, ang property hindi registered.
04:23.0
Tapos, for example, may mga tao na pwedeng mag-apply ng titulo ng lupa sa registry of deeds.
04:32.0
Ang tawag doon original certificate of title kasi una palang na-registered ang property.
04:38.0
So yun ang tinatawag na original certificate of title.
04:41.0
Yung pangalawa, Kuya Mark? Transfer?
04:43.0
Yung transfer, ibig sabihin na-registered na ni Pedro ang property.
04:48.0
Tapos, binenta niya ni Juan. So i-transfer niya ang property ni Juan.
04:52.0
So si Juan may tinatawag na transfer certificate of title.
04:55.0
Opo. Kanina yun po i-issue, Kuya Mark, yung original certificate of title?
04:59.0
Ang original certificate of title, actually tatlong tao ang pwede issuean ng original certificate of title.
05:04.0
Those who by themselves, sila, or their predecessor in interest, yung kanilang mga kamag-anak,
05:10.0
they have an open, continuous, exclusive, notorious possession or occupation of an illenable or disposable property of a public domain.
05:22.0
Sabi ng batas, public domain.
05:24.0
Ba't may notorious?
05:25.0
Ibig sabihin, sila lang.
05:27.0
Open, exclusive. Walang iba naka-occupy. Naka-occupy, naka-possess ng property as in a concept of an owner since June 12, 1945 or earlier.
05:38.0
Kasi yun ang word na ginamit ang batas. Kasi parang may determining point.
05:43.0
Ibig sabihin, you occupied the property since before 1945.
05:48.0
Ikaw o yung kayong mga kamag-anak, ang property hindi registered.
05:53.0
But you occupied, you possessed the property since June 12, 1945 or earlier.
05:59.0
So pwede kang mag-apply ng original transfer certificate of title.
06:03.0
Pangalawa, you acquired the property, the ownership of a private property by prescription.
06:10.0
Meaning prescription for a long period of time.
06:13.0
Doon kinakatira, ginamit mga property, wala namang owner ng property na yan.
06:18.0
So by prescription, you can apply or trade through acquisition.
06:21.0
You see, acquisition, for example, may property.
06:23.0
Dahil sa bagyo, lindol, lumalaki ang property mo.
06:28.0
Dati, dagat lang yan.
06:29.0
Pero yung dagat, walang dagat, natabunan ng lupa.
06:32.0
So lumaki ang property mo.
06:34.0
So yung property na yan, nagkatabi sa lupa mo, nagkatabi.
06:38.0
So pwede kang mag-apply ng original certificate of title.
06:42.0
Patituluhan mo na.
06:43.0
Patituluhan mo kasi biglang lumaki ang lupa mo dahil sa lindol, dahil sa bagyo.
06:47.0
Through natural situation or circumstances, lumalaki ang lupa mo.
06:53.0
So by acquisition ang tawag doon.
06:54.0
So yan, pwede kang mag-apply ng original certificate of title.
06:58.0
Sino lang po ba, Kuya Mark, ang pwedeng magmay-ari ng lupa sa Pilipinas?
07:03.0
Yung mga may pera lang ba?
07:05.0
Actually, as a general rule, Pilipino lang ang pwedeng magmay-ari ng real property sa Pilipinas or a corporation.
07:13.0
A corporation at least 60% owned by Pilipino.
07:17.0
Yun ang general rule.
07:18.0
But may mga situation na mga foreigner pwede mag-own ng property sa Pilipinas.
07:24.0
So hindi totoo yung hindi pwede ang own ang foreigner mag-own ng property sa Pilipinas.
07:30.0
Pwede mag-own ng real property sa Pilipinas ang mga foreigner.
07:34.0
Paano ang moves?
07:35.0
Una, the foreigner acquired the real property before 1935 Constitution.
07:43.0
Dati kasi before 1935, pwede pa ang mga foreigner mag-own ng real property sa Pilipinas.
07:49.0
Walang economic restrictions?
07:51.0
Yes, before 1935.
07:53.0
Ang tagal na nun.
07:55.0
Panahon pa yata ni Senator Enrique Enrique.
07:58.0
Before 1935 Constitution, yun.
08:01.0
Pwede ang foreigner na mag-own ng property sa Pilipinas.
08:06.0
Second, yung mga foreigner na naka-acquired ng real property by hereditary succession.
08:12.0
Hereditary, namanan niya.
08:15.0
Amerikano siya.
08:16.0
Tapos yung tatay niya, Pilipino.
08:19.0
So nakabanas siya ng property by hereditary succession.
08:22.0
Pwede rin.
08:24.0
For example, condominium.
08:26.0
Pag condominium, the foreigner can own condominium unit provided that at least only up to 40% of the interest of the condominium project owned by foreigner.
08:36.0
At pang-apat yung mga former natural born Filipino citizen.
08:41.0
So they can still own property sa Pilipinas but may mga limitation lang with respect to the former natural born Filipino citizen.
08:49.0
So yun yung issue, Kuya Mark, na kaya ang mga congressman ngayon nais nilang luwagan ang Constitution.
08:54.0
Maybe gusto nilang ibalik bago ang 1935 Constitution.
08:58.0
So tignan natin kung ano yung magandang debate nila doon po sa Congress.
09:03.0
Pero ang batas ngayon, ang saligang batas 1987, purely Filipinos lang makapagmamayari ng lupa.
09:10.0
Filipino or a corporation at least 60% owned by Filipino.
09:14.0
So ibig sabihin, under the current law, foreigners can still own real properties in the Philippines provided it can only be done through a corporation.
09:25.0
Ibig sabihin, ang foreigner can only own up to 40% of the shares of the corporation and yung corporation na yan pwede mag-own ng real properties sa Pilipinas.
09:34.0
Alright. Bigyan natin, Kuya Mark, ng emphasis.
09:36.0
Halimbawa, dati akong natural born Filipino pero nagpa-naturalize na ako as an American citizen, Kuya Mark.
09:43.0
Pwede pa rin po ba akong magmayari ng lupa dito sa Pilipinas?
09:47.0
Yes. Kahit na dati kang Filipino, tapos nagpa-naturalize ka sa America,
09:52.0
nagpa-naturalize ka sa China, nagpa-naturalize ka sa Japan,
09:56.0
naging Japon ka na, naging Taiwanese ka na, naging Arabo ka na.
10:01.0
Ang tanong dyan, can you still acquire or own real properties in the Philippines kahit na hindi ka na Filipino but dati kang natural born Filipino citizen?
10:11.0
Yes, pwede. But may limitation.
10:14.0
For residential purposes, within urban areas, urban city Metro Manila, Cebu, Davao, mga urban areas, up to 1,000 square meters.
10:29.0
Pag mga probinsya, mga rural areas, up to 10,000 square meters.
10:36.0
For purposes of residential.
10:38.0
But for purposes of business, urban areas up to 5,000 square meters,
10:45.0
pag rural area up to 3 hectares.
10:49.0
Yun lang ang limitation, sabi ng batas.
10:51.0
Pag lumampas dyan, anong penalty?
10:53.0
Bawala, hindi na pwede. So it can't be registered anymore.
10:56.0
Basta pag lumampas na, for example, may lupa ka, gusto kang mag-own a property sa Pilipinas,
11:03.0
pag more than 5,000 square meters na, but for commercial purposes, hindi na pwede yan.
11:09.0
Hindi na ma-registered yan under your name.
11:11.0
Alright. Ito pang isang sitwasyon kayo, Mark.
11:13.0
Kalimbawa, bumili ako ng lupa.
11:15.0
For example, tapos na-issuehan yan ng deed of sale.
11:20.0
Tapos paano ko i-register ang deed of sale sa Registry of Deeds?
11:24.0
Simple lang.
11:25.0
For example, bumili ka ng lupa, mayaman ka, dami kang cash, gusto kang bumili ng lupa.
11:29.0
Tapos anong gagawin mo para ma-register ang lupa na yan under your name?
11:35.0
Simple lang. Una, ipanotorize mo ang deed of sale sa notary public.
11:43.0
First yan, inotorize mo ang deed of sale.
11:45.0
Second, yung deed of sale na yan, ipresent mo sa BIR.
11:49.0
Within 30 days from the notarization.
11:53.0
Within 30 days lang.
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Or within 5 days at the end of the month of the notarization.
12:01.0
So yun ang second rule, ipresent mo dapat sa BIR as soon as possible.
12:05.0
Third, you need to pay yung tinatawag na capital gain tax.
12:10.0
Mayayarin mo ang capital gain tax.
12:11.0
Then pagkatapos, yung deed of sale, isubmit mo or file mo sa BIR.
12:17.0
Then the BIR will issue a tax clearance or certificate authorizing registration.
12:25.0
Pagkatapos yan, you need to pay transfer tax sa treasurer's office sa LGU kung saan located ang property.
12:33.0
Bayad ka ng transfer tax.
12:34.0
Pagkatapos yan, that's the time that the registry of deeds will issue a new transfer certificate of title.
12:42.0
Simple ba yun? Ang dami nun.
12:43.0
O yun yung proseso.
12:44.0
So first step, ibig sabihin, bago ka pupunta sa registry of deeds, kailangan ka magpana-authorize,
12:51.0
magbayad niyang buhis, and may clearance dapat sa BIR.
12:55.0
Alright. Kasi kung wala yun kayo Mark, negative.
12:57.0
Negative. Hindi ma-register yan kasi one of the requirement for the registration of the certificate of title,
13:03.0
may tax clearance and yung tinatawag na certificate authorizing registration.
13:09.0
Ang mag-issue niyan ang BIR.
13:11.0
O ito mga kababayan, pakinggan nyo itong tanong na ito dahil ito'y mahalaga at paraming makakarelate.
13:16.0
Kuya Mark, ano-ano ang mga bayarin at dapat bayaran sa paglipat ng pangalan sa titlo ng lupa sa ibang tao?
13:25.0
Actually, for example, may bumili ka ng lupa.
13:29.0
Ang tanong dyan, sino bang magbayad ng mga buhis?
13:32.0
Kasi may experiences yan eh.
13:34.0
From Mr. A, ilipat ang property to Mr. B, magbayad ka dapat ng buhis.
13:40.0
Ang tanong, sino magbayad? Si buyer o si seller?
13:43.0
Sabi ng batas, pwede mag-agree si buyer o si seller kung sino magbayad.
13:48.0
Pwede lahat ng bayarin ang magbayad si seller.
13:51.0
Pwede lahat ng bayarin ang magbayad si buyer.
13:54.0
But under the natural situation, mga normal situation, ito yung normal na situation.
14:00.0
Pag seller, ang bayarin ng seller talaga yung capital gain tax.
14:04.0
Which is 6.5% of the selling price or the fair market value.
14:10.0
Capital gain tax.
14:12.0
Pag seller is a corporation, siya ang magbayad ng withholding tax.
14:16.0
Siya din magbayad ng real estate tax pag may due.
14:20.0
And siya din magbayad sa komisyon ng mga broker.
14:25.0
Yung mga broker di ba may mga komisyon yan?
14:26.0
Ang magbayad yan dapat si seller.
14:29.0
Si buyer naman, ang bayarin ni buyer, in a normal situation, mga normal na mga transaksyon.
14:35.0
Cost of registration.
14:37.0
Kasama doon yung documentary stamp tax.
14:40.0
Which is 1.5% of the selling price or the fair market value, whichever is higher.
14:46.0
Yung transfer tax, 0.5%.
14:49.0
Yung registration fee, 0.25%.
14:53.0
And other incidental expenses.
14:55.0
Ang magbabayad yan ang buyer as a general rule.
14:59.0
But hindi naman mag-prevent ang batas.
15:01.0
Pwede naman mag-usap yung buyer and seller na pwede ang lahat na magbayad sa lahat ng muhis, lahat ng expenses.
15:06.0
Si buyer tapos si seller, malinis yung kanyang income, kitaan niya malinis.
15:12.0
At lahat ng mga bayarin sa government, si buyer ang magbabayad.
15:16.0
Pwede magkasundo sila.
15:17.0
Ang sinasabi ko lang sa mga taxes na ito, as a normal situation, normal na mga transaksyon, kung walang usapan.
15:23.0
Sino talaga ang magbayad ng capital gain tax?
15:26.0
Sino ang magbayad ng transfer tax?
15:28.0
Ito yung sinasabi ng batas with respect to the buyer and the seller.
15:31.0
Si Manny Balion, may tanong ko yung Mark.
15:32.0
Atoryo niyo, yung natalong complainant sa admin case, may panaragutan po ba sa batas?
15:37.0
Kung natalong complainant sa admin case, actually, hindi ko masasabi yan kasi very broad yung question.
15:44.0
But ang pag-file kasi ng kaso, as long ang kaso mo, you file it in good faith.
15:49.0
Hindi naman bad faith yung mag-file mo yung tinatawag na malicious prosecution.
15:54.0
Kasi pag malicious prosecution, nag-file, file ka lang para just to harass a person that is a ground, yung pwede maging liable siya for damages.
16:03.0
Provided that yung pag-file ng kaso, it is a malicious filing of a case.
16:08.0
Pero pag normal lang, nag-file ka ng kaso, kasi karapatan mo naman mag-file ng kaso tapos na dismiss,
16:13.0
hindi ibig sabihin na pwede kang balikan except,
16:16.0
pag yung pag-file mo ng kaso, walang basihan, purely harassment lang, pwede ka manibanda ng malicious prosecution.
16:23.0
All right. Si Dita Soledad may tanong kung isang foreigner ay gusto magmay-ari ng real estate, Kuya Mark,
16:29.0
pero ipinangalan niya sa kanyang Pilipinang asawa, possibly pa rin po ba na maging may-ari ang foreigner as conjugal property?
16:40.0
Hindi. Basic. Sabi ng Saligang Batas, under the 1987 Philippine Constitution,
16:45.0
pag real property ang pinag-usapan, Pilipino lang ang pwede mag-own ng property.
16:51.0
Exception dyan pwede corporation but only up to 40% owned by foreigner.
16:56.0
Yun ang sabi ng batas. Kung ginawa niyang dummy ang kanyang asawa, problema na yan.
17:00.0
Kung magkahiwalay sila, hindi siya makakuha ng share.
17:03.0
It is considered as a conjugal property kasi we followed the general rule.
17:07.0
The general rule, bawal ang foreigner maka-own ng real property in the Philippines as a general rule.
17:14.0
Ang tawag nila dyan, afam.
17:16.0
Afam. Bawal ang mga afam maka-own ng real property.
17:22.0
May exception lang kung maybe naka-own siya before 1935 Constitution, hereditary succession, pwede yan. May exception yan.
17:31.0
Condominium, pwede rin up to 40% or if that foreigner or afam is a former natural-born Filipino.
17:39.0
Pag ganoon, may mga exception sa batas.
17:41.0
But as a general rule, if you're an afam, a foreigner, a forger, anong tawag mo dyan,
17:46.0
hindi ka talaga pwede magka-own ng property sa Pilipinas.
17:49.0
Kung ipangalan mo sa asawa mo, that is your, nag-assume ka ng risk.
17:54.0
Kung magkahiwalay kayo, wala kang share over that property in the very first place.
17:58.0
Kahit na pera mo pa ang ginagamit, nagbigay ka ng ilang milyon sa asawa mo, o sige, bili ka ng lupa dyan.
18:04.0
Tapos naghiwalay kayo, hindi mo na mababawi yung lupa na yan.
18:08.0
Attorney, legal po ba, ayon kay Raul Batica, legal po ba ang isang titlo na accordingly,
18:15.0
ang nakalagay na location map ay mali ang lupa.
18:18.0
Ay nasa Tagaytay.
18:20.0
Pero ang nakalagay sa titlo, according sa PCS number, nasa Conception Tarlac yung property.
18:27.0
Ang layo, so sabi ng batas, pag title ang pinag-usapan, there is a presumption that it is legal.
18:33.0
There is a presumption that that is valid.
18:36.0
Kung tingin mo na illegal yun, mali yung nakalagay sa titlo,
18:40.0
you have the burden of proof na mag-file ka ng kaso sa court para mabago yung titlo na yan.
18:46.0
Kasi sabi ng batas, if it is in a torrent system, there is a presumption that that is valid.
18:52.0
So ikaw na you will question it, you need to file a case to the court.
18:57.0
O, siyempre, ang layo naman dun Kuya Mark.
19:00.0
Tarlac tapos Tagaytay.
19:01.0
Pero usually may man nangyayari po bang ganoon?
19:04.0
Maybe clerical errors.
19:06.0
Minsan may mga iba dyan under the table.
19:11.0
Minsan may mga ganyan.
19:12.0
Ay ganoon.
19:13.0
So naiba.
19:14.0
So kailangan lang natin na i-review natin ang titlo.
19:17.0
Yung titlo, there is a presumption that it's valid.
19:20.0
But there is no absolute validity.
19:22.0
So pwede mo i-question yung mga titlo na yan kasi may iba dyan na may mga fake titles,
19:28.0
may iba dyan na nangawala na yung mga titlo,
19:31.0
ni-issue na ng bagong titlo, natabo na ng ibang titlo.
19:34.0
So you can question it.
19:36.0
And that is your right to question it because title, yes, valid a title,
19:40.0
there is a presumption of its validity, but it is not absolutely valid.
19:44.0
You can still question it.
19:45.0
Basta may ebidensya ka.
19:47.0
Wala kang ebidensya, the presumption will prevail.