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00:00.0
Good morning po. Welcome back sa ating lecture room.
00:04.2
Ngayong araw na ito, pag-uusapan po natin itong isang Latin legal term na pacto diretro.
00:11.5
Ano po bang ibig sabihin itong pacto diretro?
00:15.1
As usual, ginagawa po natin is nagbibigay po tayo ng example.
00:20.2
At ang parties po dito sa ating pacto diretro na usapan,
00:25.2
ito si Pedro de la Cruz, mayari po ng house and lot, at binibenta po niya kila Juan at Maria Reyes.
00:32.8
Alright, so ang transaksyon nila na pinasok is that it is a pacto diretro sale.
00:42.5
And what is this pacto diretro sale?
00:47.5
Well, basically, itong pacto diretro sale, ang ibig sabihin lang po nito,
00:53.6
So, in usual language na narinig natin, the usual term na narinig natin is
00:59.6
deed of sale with right to repurchase po.
01:02.0
Ibig sabihin, bibenta niya, pero meron siyang karapatan na bilhin ito balik.
01:06.9
Kaya nga, deed of sale with right to repurchase.
01:10.6
Okay, so, ang ibig sabihin po ng deed of sale with right to repurchase is
01:16.3
a pacto diretro sale is a sale transaksyon
01:19.9
where the buyer immediately acquires,
01:23.6
but the seller can repurchase the property within a specified period of time.
01:31.1
If the seller does not repurchase the property within the agreed time,
01:36.8
the ownership of the buyer becomes absolute
01:39.2
and he may ask now the court for the consolidation of ownership.
01:44.4
At sa Tagalog po, meron po tayong Tagalog version,
01:47.8
ang pacto diretro sale ay isang transaksyon sa bentahan
01:53.6
ang property na nabili ay pagmamayariin agad ng buyer,
01:57.7
ngunit maaring bilhin muli ng seller ang property sa loob ng itinakdang panahon.
02:04.3
Kung hindi bibilhin muli ng nagbenta or ng seller
02:07.6
ang property sa loob ng itinakdang panahon,
02:11.3
magiging lubos na ang pagmamayari nito ng buyer
02:15.4
at maari siyang humiling sa hukuman para i-consolidate
02:20.6
o pagsamahin ito bilang kanyang buyer.
02:23.6
Pagmamayari or kasama sa kanyang ari-arian.
02:26.5
So yan po ang pacto diretro sale.
02:33.1
ang pacto diretro sale, as I said,
02:35.3
may deal of sale with right to repurchase mo.
02:38.3
Ang right to repurchase po,
02:41.5
is that yung karapatan niya na bilihin balik ito.
02:44.2
Meron palang mga transaksyon na ganyan.
02:46.3
Benta tapos bawi.
02:47.7
Yan ang benta-bawi.
02:51.5
naalala po ninyo,
02:52.4
nag-discuss na tayo ng legal report.
02:53.6
Ito po ang deal of sale with right to repurchase
02:56.4
is conventional redemption.
02:58.8
Yung sa legal redemption na na-discuss natin,
03:00.9
yung sa previous natin na episode,
03:02.8
is that abatas ang nagtakda ng karapatan.
03:06.5
This co-owner or co-heir
03:09.3
na binenta nung kabila na co-heir,
03:11.6
akin lang property,
03:13.3
yung share nila sa estate.
03:15.6
So, pwede pong i-redeem, no?
03:18.5
That is legal redemption.
03:19.7
Ito po, conventional redemption.
03:21.3
Eh, sino po ang nagbibigay?
03:23.1
Itong itawag nating right to repurchase
03:26.1
o karapatan na bilihin ulit.
03:27.9
Kasi right eh, karapatan.
03:30.1
Yan pong right to repurchase
03:31.6
o yung karapatan na bilihin ulit ito,
03:33.6
nanggaling po ito sa kontrata po
03:36.1
na ginawa or in-execute ng parties, no?
03:41.2
Ito si Juan at saka si Pedro and Maria Reyes.
03:44.8
So, yun po ang kanilang ginawa, no?
03:49.5
dandoon sa kontrata nakalagay
03:52.3
bilihin balik ang property.
03:56.3
ang tawag niyan is
03:57.0
back to the retro sale.
04:00.0
binibigyan ng six months, no?
04:02.1
Na you have the right
04:04.4
to purchase it again.
04:05.9
Bilihin mo ulit balik sa akin.
04:08.6
And within that six months time,
04:12.2
Although, sabi ng batas
04:13.6
and Supreme Court decisions,
04:16.2
kanya na yun, property na yun.
04:18.3
binibigyan lang niya yung nagbenta
04:19.8
ng karapatan na bilihin ito balik.
04:22.3
Magiging absolute lang ito
04:23.8
kapag dating sa six months,
04:25.3
hindi niya exercise yung karapatan niya
04:27.5
na nakasaad sa kontrata.
04:30.1
Ang karapatan po niya,
04:32.0
nakalagay po sa kontrata.
04:34.5
Now, take note of these
04:36.3
elements ng kontrata.
04:39.0
I-discuss ko po ito sa inyo
04:40.2
because very important, no?
04:42.1
Una, yung sasabi natin,
04:43.6
dapat may consent
04:44.7
at meeting of the mind.
04:45.8
So, pag mag-enter ka ng kontrata,
04:47.7
nagkakaintindihan kayo
04:48.8
kung ano yung pinag-usapan ninyo.
04:50.9
Kung ito ang transaction ninyo.
04:53.2
Kung deed of sale
04:54.1
with right to repurchase,
04:55.5
bibigyan ng six months
04:56.4
to repurchase it again.
04:59.8
Yan ang meron kayong
05:00.8
meeting of the mind.
05:02.5
another one is yung
05:03.3
object of the agreement.
05:04.2
Ano ba yung object?
05:06.0
Yun po ang subject matter natin
05:07.4
na kaya tayo nag-enter
05:09.5
at dahil interesado
05:15.2
to right to repurchase
05:16.0
is part of the agreement
05:18.9
And ano po ang consideration
05:22.1
Okay, binili ko sa'yo.
05:24.1
May right to repurchase ka
05:25.1
or bayad sa aking servisyo.
05:27.3
Mga things like that.
05:28.3
That is a consideration.
05:30.1
Yun yung mga elements
05:32.2
Para pagkompleto po
05:33.1
yung elemento na yan
05:38.4
Perfect po ang kontrata.
05:41.1
Hindi po makikwestion.
05:42.1
Kung makikwestion man,
05:42.9
matatalo yung nagkikwestion.
05:44.4
Kasi illegal ito siya.
05:46.1
So, having said that,
05:48.5
ang pinaka-importante po
05:50.6
na nagkakatalo minsan
05:52.1
talaga pagdating sa hukuman
05:55.0
or meeting of the minds.
06:00.2
Kasi iba ang interpretation
06:02.0
sa kanyang transaksyon.
06:07.0
ito ang interpretasyon ko.
06:09.4
hindi, itong interpretasyon ko.
06:11.5
Akala na nag-meet ang minds,
06:13.4
Hindi pala nag-meet
06:16.1
So, importante po yung
06:17.9
si meeting of the minds.
06:22.1
na dapat talagang
06:23.4
we are on the same page
06:26.0
ng ating discussion.
06:27.9
Kung ibig sabihin,
06:29.0
kung did of sale we drive to the purchase,
06:31.6
did of sale we drive to the purchase.
06:33.2
Wala na pong ibang interpretasyon yan.
06:35.8
Kung bentahan, bentahan.
06:37.9
Kung utang, utang po.
06:40.3
Huwag po kayong gumawa
06:44.0
iba kapag utang ang pinag-usapan.
06:46.7
Tapos kung may prenda
06:48.1
or collateral yung property,
06:52.0
mortgage agreement
06:54.0
Huwag po did of sale
06:54.8
we drive to the purchase.
06:56.7
inimin ko po, no?
06:59.5
in a certain situation,
07:03.3
we drive to the purchase
07:04.2
kasi utang ang usapan.
07:06.0
Pero ang document nila
07:09.9
Bakit hindi kayo gumawa
07:12.8
nung real estate mortgage
07:15.5
at saka promissory note.
07:16.7
Yun yung loan and mortgage agreement
07:18.1
kung utang talaga.
07:24.8
open did of sale.
07:33.0
ang pinirmahan natin
07:36.7
Hindi, mali yun, no?
07:42.4
of the instrument.
07:45.1
because hindi tayo
07:47.7
While nakaintindihan tayo
07:48.9
na talagang utang.
07:49.6
Pero ang pinapirman mo sa akin
07:51.6
sa did of sale, no?
07:54.1
with right to repurchase.
07:56.6
hindi yun para sa utang.
08:00.7
may karapatan lang siyang
08:01.7
i-re-purchase yun.
08:03.6
May mga transaction bang ganon?
08:06.6
gustong-gusto talaga
08:10.0
Yung isang tao naman,
08:15.6
nire-reserve niya
08:16.5
yung karapatan niya
08:17.3
na bilhin ito balik
08:18.8
for sentimental reasons
08:19.9
or for any other reasons,
08:24.5
nag-inbibili naman,
08:27.6
willing to take the risk
08:29.7
gustong-gusto nga
08:31.0
niya yung property.
08:33.1
bigyan kita ng time
08:33.8
to repurchase it back
08:34.8
and I will just hope
08:35.8
and pray na hindi mo
08:37.9
para akin na talaga
08:40.6
Yun po yung totoong
08:42.5
with right to repurchase.
08:47.0
ibig sabihin noon
08:47.9
kundi yun na yun.
08:49.6
yung invite sa utang.
08:50.9
Hindi po yung utang
08:58.1
with right to repurchase.
09:16.9
for a death trap.
09:20.5
bakit death trap?
09:22.0
Utang matatrap ka ba?
09:26.1
ng mga unscrupulous people
09:27.9
na mag-enter niya
09:28.6
na magpapahiram ng pera
09:30.2
ipapipirma sa iyo
09:35.0
with right to repurchase.
09:37.0
Ang gagawin nila,
09:38.5
isasabay ang did of sale
09:39.8
with right to repurchase
09:40.9
sa isang document.
09:42.3
Did of sale lang,
09:45.2
allowing to repurchase.
09:49.6
Para pagdating ng time
09:51.1
na hindi ka makabayad
09:56.2
itatransfer ang title
09:57.2
sa kanilang pangalan.
09:59.0
That is not right.
10:01.2
because malaki pang interest
10:04.3
That is unconscionable.
10:06.6
Sabi ng mga Supreme Court.
10:09.6
ng interest na yun.
10:11.2
And that is unconscionable.
10:15.6
mga remedies dyan.
10:19.6
ating isa sa mga subscriber
10:25.2
Pacto de Retro Sale
10:26.3
as a kind of land grabbing?
10:28.3
Nakua niya ito dun
10:29.1
sa isang mga video lecture natin
10:31.0
yung land grabbing,
10:33.1
scam na land grabbing.
10:34.7
Well, it could be used
10:36.2
itong Pacto de Retro Sale
10:38.1
as a means to land grab.
10:46.1
Magkano ang interest?
10:49.1
Dahil nangangailangan.
10:53.4
with right to repurchase.
11:00.6
6 months or 1 year
11:02.4
eh 10% per month.
11:03.3
50 mil ang buwan niyan.
11:06.7
na hindi ka makabayad
11:11.6
a principal at interest
11:14.0
That would now become
11:16.9
from the 500,000.
11:18.2
paano ka pa makakabayad?
11:22.2
you will be trapped.
11:23.7
Yung utang mo na trapped ka.
11:25.7
with right to repurchase,
11:29.8
ang value ng property
11:30.8
umabot ng 10 million.
11:33.0
for that amount alone,
11:38.2
magiging kanyang property.
11:39.7
That is a kind of trap.
11:41.5
And it's a kind of scheme
11:48.2
you are a person.
11:49.0
You know what you did.
11:50.1
You signed and everything.
11:51.1
Yes, that's correct.
11:53.2
the law is still there
11:54.6
for those who are
11:56.0
being trampled upon.
11:57.8
Kung sino po yung inaapi ba?
12:00.6
Nandyan pa rin ang batas.
12:02.3
this kind of transaction,
12:03.9
you could ask the court na
12:05.2
i-dictary yan siya as mortgage.
12:07.4
You could file a petition in court
12:10.9
File ka ng complaint
12:14.1
ang aming totoong usapan nito
12:18.6
Bakit na-transfer sa kanya?
12:20.3
You want this to be declared
12:21.5
as a equitable mortgage.
12:26.6
yun yung susundin.
12:28.1
Magkano ba ang value
12:28.9
ng property market value?
12:33.1
O, magiging kanya?
12:35.3
hindi totoong sale yan,
12:36.6
kundi mortgage yan.
12:42.0
as equitable mortgage.
12:43.8
The person who borrowed the money,
12:47.0
yung nag-complain.
12:50.9
will be given one year
12:52.6
within which to redeem.
12:55.2
kung hindi mo maredeem yan,
12:56.2
pwede i-foreclose.
12:58.7
ang ibig sabihin niya, no?
13:01.8
But, we will discuss that
13:03.5
on another episode.
13:05.2
But, what I'm going to discuss,
13:06.8
yung real na pakto
13:10.6
Yung totoong pakto
13:11.6
diretro sale po, no?
13:15.4
with right to repurchase.
13:16.9
Bibigyan po kita ng
13:18.2
para i-re-purchase ito.
13:21.3
the property is worth
13:23.8
Nabili niya ng 10 million din.
13:29.4
Hindi siya undervalued
13:30.7
yung sa totoong usapan.
13:33.2
Hindi talaga siya utang.
13:35.4
in any other means, no?
13:37.4
So, ibig sabihin,
13:39.3
mayroon lang siyang karapatan
13:41.4
within which to repurchase.
13:43.2
Yun po ang totoong pakto
13:45.4
And, yan po is a valid
13:46.9
legal transaction.
13:48.2
May gumagawa ba yan?
13:50.3
pa konti-konti, no?
13:53.1
because hindi nga siya famous.
13:55.4
Meron lang iba talaga na
13:56.6
ayaw talaga i-let go
13:58.1
tapos di-reserve pa
13:59.2
yung karapatan na bawiin ulit.
14:01.8
But, nevertheless,
14:02.6
he has to pay all
14:07.0
Pero, kung may improvements doon
14:10.4
pwede na siya mag-improve,
14:12.0
iyon din i-reimburse na yun.
14:17.4
with right to repurchase.
14:18.8
suppose hindi po, no?
14:20.4
In this particular setting kasi,
14:22.6
itong nagbenta, no?
14:26.0
Pedro De La Cruz.
14:30.3
na bilhin ito balik
14:31.7
within the period of
14:32.6
six months na na-agree nila.
14:35.2
suppose hindi po niya
14:39.7
So, mangyari niyan.
14:47.7
anong gagawin natin?
14:49.2
Ay, transfer na natin.
14:50.8
Kung gagamitin nila
14:52.6
Pacto de Retro Sale
14:58.2
sa kanilang pangalan,
15:01.5
Kasi may nandun naman
15:03.5
Nag-expire naman.
15:05.6
six months nang lumipas,
15:07.4
eh may penalty na yan.
15:09.7
sa tiyatawag nating
15:12.4
capital gain tax.
15:15.5
pati sa documentary
15:17.7
So, ibig sabihin,
15:22.5
Pero sinasabi ko,
15:25.0
magpe-penalty ka.
15:26.0
Ang laki-laki niyan.
15:28.5
So, having said that,
15:29.7
ano ba ang remedy po
15:31.1
kung may ganitong
15:32.8
Pacto de Retro Sale
15:42.0
Ano po ang remedy
15:44.3
magka tax penalty?
15:52.5
at saka si Maria.
15:53.6
Juan and Maria Reyes.
15:55.3
Ano ba ang remedy nila?
15:56.2
Well, yung Pacto de Retro
15:57.6
na document nila.
15:58.8
Mag-file lang sila
15:59.5
ng petition in court,
16:02.3
consolidation of ownership.
16:04.1
Hello, your honor.
16:06.8
Pacto de Retro Sale.
16:09.7
e hindi pa po siya,
16:13.3
And we are praying
16:18.8
So, ang gagawin ng korte,
16:21.5
summons yung pabila.
16:23.7
O, hindi ka nag-exercise
16:28.9
Kung hindi sagutin man niya
16:30.6
o hindi niya sagutin,
16:33.9
or hindi man siya magsagot,
16:39.8
For consolidation of ownership.
16:41.6
sa regional trial court po ito,
16:44.5
pecuniary estimation.
16:45.8
So, magkakaroon ng court order.
16:47.1
Order consolidating
16:58.9
his right to repurchase
17:00.6
within the period
17:05.7
order is being made
17:13.6
of consolidation po,
17:17.1
napakaganda po yun.
17:18.3
Yun po ang parang
17:19.5
deed of sale nyo.
17:20.5
Yun po ang gagamitin po ninyo
17:22.4
para magpunta na po
17:28.2
para bayaran natin
17:30.5
and transfer fee.
17:34.4
doon na magkaka-count,
17:36.7
period within which
17:43.7
capital gain tax na 6%.
17:48.7
documentary stamp tax
17:52.1
on transfer of real property
17:56.5
sa local government unit.
18:01.2
kasi yan lang sa amin
18:02.1
dito sa Davao City.
18:03.5
Now, yung capital gain tax
18:04.7
at documentary stamp tax,
18:06.8
Ito, ito, ito, dalawa,
18:09.2
sa national taxation yan.
18:15.2
national government.
18:17.1
itong tax on transfer
18:18.6
of real property,
18:25.5
sa local government.
18:28.9
Because it is part
18:30.3
of the local taxation
18:31.7
of the government
18:33.1
under Republic Act 7160
18:35.7
ng local government code.
18:38.2
Allowed po ang local
18:39.4
na mag-charge, no?
18:40.6
It's what we call
18:42.3
of real property.
18:44.4
having said that,
18:50.1
Consolidation of Court,
18:54.2
within which to pay
18:58.1
and local taxation.
19:00.9
Capital gain tax.
19:08.7
From the execution
19:12.3
But in this particular
19:18.6
the order of consolidation
19:21.0
final and executory.
19:24.4
of the court, no?
19:29.7
following the sale,
19:31.9
of real property.
19:33.6
Documentary stamp tax.
19:34.9
Ano pong sinasabi?
19:36.4
Fifth day of the month, no?
19:40.2
every fifth of the month
19:41.5
following the month
19:42.7
of naturalization
19:52.9
How about the tax
19:54.0
on transfer of real property?
19:56.2
Na dito sa dabo nga,
20:02.0
Paano po ang basis?
20:04.2
it shall be the duty
20:14.8
of the decedent's debt.
20:19.7
of consolidation,
20:22.5
ang 60 days period.
20:25.6
if you'll notice,
20:28.3
of the decedent's debt
20:29.9
dun din tatak ng 60 days.
20:31.5
So, having said that,
20:35.6
kung babayaran mo
20:36.6
sa period na yan.
20:38.6
Yung 6 months na,
20:41.5
back to the retro sale,
20:43.0
hindi yun na gagamitin mo.
20:50.9
which has already
20:55.1
mag-attain ng finality
20:56.8
or decision ng court?
20:58.8
motion for reconsideration
21:02.9
within 15 days po.
21:04.4
After 15 days po,
21:07.6
and executory siya.
21:08.8
From that moment on,
21:10.8
mag-start na na rin,
21:11.8
magkaka-count na naman
21:13.4
within which you have to pay
21:17.8
to the government.
21:20.7
thank you so much.
21:21.8
So, I hope you learned
21:22.8
something dito sa ating
21:31.4
interesting topics
21:35.8
Maraming salamat po.
21:39.7
weekend ahead of you.
