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Title: Title with encumbrance
Post by: jda on Oct 14, 2008, 12:11 AM
Hello to all, sana matulungan nyo ako... eto ang sitwasyon

May 1,000+ sq m na lupa ang lolo namin, may dalawa syang anak na lalaki. ang tatay ko ang unang anak sa unang asawa at ang tito namin naman sa ikalawang asawa. Namatay na lang ang lolo namin, ang buong lupa ay hindi pa nahahati sa dalawang anak nya.

Namatay na rin ang tatay namin, ang parte nya sa lupa hindi pa rin naibigay sa nanay namin bilang beneficiary sana ng lupa ni tatay.

Ang title ng lote ay nakapangalan sa tito namin, ewan ko baka forged ang signature ng lolo namin, kc bakit naman nya ibibigay ang buong lupa sa isang anak nya lang.

Sa wakas pumayag na ang tito namin na hatiin na ang lupa. Ang concern lang namin, na-i-loan nya ang lupa, pero bayad naman daw lahat. Paano ba ang proseso, kasi deed of donation bali ang mangyayari dito. Ang title ay may encumbrance pa. Ano2x ang mga dapat gawin para ma transfer na sa amin ang parte ng tatay namin.

Salamat in advance....
Title: Re: Title with encumbrance
Post by: pingles on Oct 14, 2008, 02:19 AM
napaka-extra-ordinary naman ng lolo mo, kase 3 generations ago, that isang mga lolo eh naging productive 60-100 years ago, ang average na no. of children eh at least 12. pero ang lolo mo tig-iisa lang sa 2 naging asawa...amazing.
Title: Re: Title with encumbrance
Post by: ric_TNT on Oct 14, 2008, 04:25 AM
Mabuti at ibibigay ng tito mo ang parte ninyo ganung nasa pangalan na niya ang title.

Titles are processed in the Register of Deeds.

Anyway, in my opinion, kailangan ng tito mo na mag execute ng transfer document ng partent ibibigay niya (e.g. deed of sale or donation) sa father mo or his benefeciary for adjudication. Then, para ma process yun, kailangan malinis muna ang encumbrance (tubusin muna kung nakasangla or kung anuman encumbrance or annotations na nakasaad).

Then, solicit a Geodetic Engineer services for subdivision an approved subdivision sa Bureu of Lands.

Next step is to settle BIR taxes (donor's tax if donated, capital gains tax kung thru sale).

After BIR clearance, title will be processed sa Register of Deeds ng province na nakakasakop sa lugar ng lupa.

There are people who can work it out for your (for a fee).

Just sharing based on my experiences.
Title: Re: Title with encumbrance
Post by: jda on Oct 14, 2008, 08:56 AM

napaka-extra-ordinary naman ng lolo mo, kase 3 generations ago, that isang mga lolo eh naging productive 60-100 years ago, ang average na no. of children eh at least 12. pero ang lolo mo tig-iisa lang sa 2 naging asawa...amazing.


Actually, may mga anak pa sya sa labas :D
Posted on: Oct 14, 2008, 08:45 AM

Mabuti at ibibigay ng tito mo ang parte ninyo ganung nasa pangalan na niya ang title.

Titles are processed in the Register of Deeds.

Anyway, in my opinion, kailangan ng tito mo na mag execute ng transfer document ng partent ibibigay niya (e.g. deed of sale or donation) sa father mo or his benefeciary for adjudication. Then, para ma process yun, kailangan malinis muna ang encumbrance (tubusin muna kung nakasangla or kung anuman encumbrance or annotations na nakasaad).

Then, solicit a Geodetic Engineer services for subdivision an approved subdivision sa Bureu of Lands.

Next step is to settle BIR taxes (donor's tax if donated, capital gains tax kung thru sale).

After BIR clearance, title will be processed sa Register of Deeds ng province na nakakasakop sa lugar ng lupa.

There are people who can work it out for your (for a fee).

Just sharing based on my experiences.


Thank you so much. Who are the people who can work this out with a fee? By the way, may real property tax billing na hindi pa nabayaran ng tito ko, from 2004 up to present amounting to P8,000 plus. Kailangan ba muna naming bayaran 'to as our first step? We opted kasi na kami na lang ang magbabayad sa realty tax eh.
Title: Re: Title with encumbrance
Post by: ric_TNT on Oct 14, 2008, 09:43 AM
I would suggest you do it yourself kasi most of people who does this transactions charges hefty fees (syempre in connivance ng mga nasa offices na dadaanan nito).

I think you need to give preference on (tito) executing the necessary document thru a lawyer before initiating any procedural action for you to have a a hold of your share on the said property.



Title: Re: Title with encumbrance
Post by: jda on Oct 14, 2008, 05:56 PM
Title: Re: Title with encumbrance
Post by: PClayton on Oct 21, 2008, 02:40 PM
Malamang forged yung signature ng lolo mo sa transfer document in favor of your tito. Nonetheless, if he's willing to convey it to you in the form of donation, ok lang. But you better check the encumbrance annotated on the title. You might end up spending to take out the encumbrance. If it is a real estate mortgage make sure your tito was able to get a notarized cancellation.

You need to pay the transfer tax with the local treasurer within 60 days from execution of the donation. Donor's tax should be paid by your tito on the 5th day following the date it was notarized and the documentary stamp tax within 30 days from the same date. Both taxes payable to BIR will be based on the zonal valuation or the fair market value, whichever is higher.

And since you first need to subdivide the land the best professional help you can approach is a geodetic engineer. He should be able to help you upto the issuance of the new title in your name.




Title: Re: Title with encumbrance
Post by: jda on Oct 21, 2008, 03:05 PM
Title: Re: Title with encumbrance
Post by: PClayton on Oct 27, 2008, 02:29 PM
If you can prove fraud in the earlier transfer in favor of your uncle, then I suggest you ask your lawyer to file a case of estafa. Nakalamang na sya noon para panabla lang.
Title: Re: Title with encumbrance
Post by: 1tabetai on Aug 15, 2011, 07:40 PM
To jda, pasensya na  :imsorry: at dito ka narin po nilagay ang tanong ko sa thread nyo since encumbrances din po. Meron po kasing nakalagay sa likod ng transfer certificate title na,   
MEMORANDUM OF ENCUMBRANCES: 
Entry No. 157xxxxxxx -LIABILITIES- to creditors, heirs, and other persons unlawfully deprived of participation in the estate of the deceased (namexxxx) for a period of two (2) years, pursuant to Sec 4, Rule 74 of the Rules of Court.
Date of instrument- xx xx 1995
Date of inscription- xx xx  1995

Ano po ba ang ibig sabihin nyan?
Maraming salamat po in advance.
Title: Re: Title with encumbrance
Post by: ric_TNT on Aug 15, 2011, 08:04 PM
To jda, pasensya na  :imsorry: at dito ka narin po nilagay ang tanong ko sa thread nyo since encumbrances din po. Meron po kasing nakalagay sa likod ng transfer certificate title na,   
MEMORANDUM OF ENCUMBRANCES: 
Entry No. 157xxxxxxx -LIABILITIES- to creditors, heirs, and other persons unlawfully deprived of participation in the estate of the deceased (namexxxx) for a period of two (2) years, pursuant to Sec 4, Rule 74 of the Rules of Court.
Date of instrument- xx xx 1995
Date of inscription- xx xx  1995

Ano po ba ang ibig sabihin nyan?
Maraming salamat po in advance.


Am not a legal expert, but it seems to be a provision (by law) for anyone who might have an adverse claim on an estate of a deceased to lodge their claim within the prescribed period of two (2) years. No other claimants shall be entertained by the court when it has lapsed.

You still have to file with the Register of Deeds the cancellation of the encumbrance/annotation.

Sharing an opinion lang po.
Title: Re: Title with encumbrance
Post by: 1tabetai on Aug 15, 2011, 09:40 PM
@ric_TNT, thank you so much for the opinion.
Lubusin kona rin po ang tanong, (sir ric_TNT) baka matulungan nyo ako sa sa gulo kong isip. 
(Lot 500sq. TCT  pamana din ng lolo ko sa tatay ko at uncle ko)
Ang transfer certificate title ay nakapangalan sa dalawang tao,
1.   Uncle John (kapatid ng tatay ko), married to xxx, 1/2 and
2.   Papa Mike (tatay ko) single, 1/2 ; all of legal age, Filipino Citizens.
May bahay si Uncle John sa half side at Papa Mike sa half side. Ng namatay na si Papa Mike (Tatay ko last 2004), pinaupahan konalang ang bahay namin. Hindi ko rin naaasikaso ang title dahil nasa abroad ako. (pero yearly nagbibigay ako kay Uncle John ng pambayad sa amilyar).
This year balak ko ng ipalagay sa name ko ang Title, at ng makita ko nga ang TCT single pa ang Tatay ko at yan ngang may nakalagay sa likod yang memorandum of encrumbrances.
Ang tanong kopo ay:
1.   7 years ng nakaraan mula ng mamatay ang tatay ko, may karapatan pa ba akong anak, na mailagay sa pangalan ko ang title. (kasal po ang tatay ko sa nanay ko, pero after 5yrs naghiwalay din po, no contact na sa nanay) Paano po ang dapat kong gawin.
2.   Ng kinausap ko si Uncle John na gusto ko ng paghiwalayin ang title sabi nya sa akin na mas malaki daw ang share ng lupa nya dahil yun daw ang gusto ng lolo ko, pero ang nakalagay sa TCT e 1/2 each, tama lang po bana pumayag ako sa gusto nya, para wala ng gulo? o kailangan sundin ang TCT na 1/2?

 (pasensya na jda medyo OT po)
Maraming maraming salamat po sa mga sasagot.
Title: Re: Title with encumbrance
Post by: bauer on Aug 17, 2011, 11:59 PM
tingin ko ganito nangyari,

ang lolo mo na original owner sa titulo ay malamang namatay on or before 1995.  May nag ayos ng paglipat ng ownership, siguro uncle mo or tatay mo or pareho sila.  ang tawag dito ay extra judicial settlement of estate.  nang malipat sa pangalan nila, minarapat lang ng korte na magbigay ng chance sa iba pang claimants, kung meron man. dapat mag file ng counter claim within 2 years or until 1997.

sa share ng tatay mo na 1/2, kung ikaw ay nag iisa lang na anak at ang nanay mo ay kasal at rehistrado ang kanilang kasal, ikaw ay may karapatan sa parte ng tatay mo at mali ang sabi ng uncle mo dahil hindi mo na malalaman ang totoo kung gusto talaga ng lolo mo na mas malaki sa kanya.  sa batas at sa titulo, ito ay hati sa dalawa.

Title: Re: Title with encumbrance
Post by: 1tabetai on Aug 18, 2011, 12:40 PM
@bauer, maraming maraming salamat po sa sagot nyo.
opo tama po kayo sa nangyari, namatay ang lolo before 1995, at ang uncle ko po ang nag-ayos.

kasi napansin ko na porket matatanda na sila at bata lang kami ng kapatid ko na parang gusto nila na sila ang masunod sa gusto nilang hatian na mas malaki ang parte nila.  (kasal ang magulang namin at rehistrado, dalawa po kaming anak).
Sana nga maayos ng walang gulo.

Maraming salamat po bauer, at medyo naliwanagan ang isip ko na may karapatan ako (kaming magkapatid) sa share na 1/2.
Title: Re: Title with encumbrance
Post by: bigteethty on Sep 09, 2011, 07:40 PM
Posible po ba na maalis ang memorandum of encumbrances? pano kaya? bumili kasi ako ng lot sa isang subdivision may nakalagay sa likod ng TCT ko na memorandum of encumbrances: Deed of restrictions mentioned in deeds of sale ang kaso hindi ko alam kung ano yung nakalagay sa deed of restriction dahil hindi ko pa nakukuha copy from the developer pero hawak ko na ang mismong Deeds of absolute sale at TCT. salamat po.
Title: Re: Title with encumbrance
Post by: naldcagape on Sep 09, 2011, 10:46 PM
Posible po ba na maalis ang memorandum of encumbrances? pano kaya? bumili kasi ako ng lot sa isang subdivision may nakalagay sa likod ng TCT ko na memorandum of encumbrances: Deed of restrictions mentioned in deeds of sale ang kaso hindi ko alam kung ano yung nakalagay sa deed of restriction dahil hindi ko pa nakukuha copy from the developer pero hawak ko na ang mismong Deeds of absolute sale at TCT. salamat po.

hindi mo po pwede patanggal ung deed of restrictions. part yan ng title pag bumili ka ng condo and sometimes subdivision. restrictions kasi yan ng community. ok lang yan, walang problema diyan.
Title: Re: Title with encumbrance
Post by: bigteethty on Sep 10, 2011, 01:18 AM
hindi mo po pwede patanggal ung deed of restrictions. part yan ng title pag bumili ka ng condo and sometimes subdivision. restrictions kasi yan ng community. ok lang yan, walang problema diyan.

Salamat po sa responsed, so ok lang po pala yun? kasi may nabasa din ako sa ibang forum about sa encumbrances, sa kanya naman nakalagay na parang something na bago niya maibebenta yung kanyang lot, dapat sa developer muna i-offer at pag hindi interesado yung developer tsaka palang niya pwede ibenta sa iba.
Title: Re: Title with encumbrance
Post by: naldcagape on Sep 12, 2011, 08:00 PM
Basahin mo na lang ung deed of restrictions kung ano sinasabi. I don't know if there's a law that prevents that but I most of the big ones don't have that.
Title: Re: Title with encumbrance
Post by: cjbarrion on Mar 22, 2013, 06:06 PM
I'm a newbie here, anyway I just want to ask something I found on my TCT regarding "MEMORANDUM OF ENCUMBRANCE". It is stated, quote-unquote:

" PUBLICATION LIEN: Pursuant to Section 9 of Ministry of Justice Circular No.17 dated May 24, 1983, the land covered by the reconstituted title is subject to a lien in favor of the Land Registration Authority for the payment of the proportionate costs of publication of the notice of hearing in the Office gazette."

Question: Does this mean I have to pay something to LRA to cancel this memo? The previous owner actually didnt discuss about this matter and I just found it at the back of my TCT when I'm browsing my title released under my name. Anyone here who has idea about this, please I need feedback.

Thank you.

Title: Re: Title with encumbrance
Post by: ferrariEverest on Mar 22, 2013, 06:11 PM
have you tried calling LRA and the previous owner?
kailangan po talaga ichecheck ang harap at likod ng titulo.
Title: Re: Title with encumbrance
Post by: cjbarrion on Mar 22, 2013, 06:48 PM
Not yet, probably on monday. I just need to ask if someone here has idea about this.
Title: Re: Title with encumbrance
Post by: vicces on Mar 22, 2013, 07:05 PM
I'm a newbie here, anyway I just want to ask something I found on my TCT regarding "MEMORANDUM OF ENCUMBRANCE". It is stated, quote-unquote:

" PUBLICATION LIEN: Pursuant to Section 9 of Ministry of Justice Circular No.17 dated May 24, 1983, the land covered by the reconstituted title is subject to a lien in favor of the Land Registration Authority for the payment of the proportionate costs of publication of the notice of hearing in the Office gazette."

Question: Does this mean I have to pay something to LRA to cancel this memo? The previous owner actually didnt discuss about this matter and I just found it at the back of my TCT when I'm browsing my title released under my name. Anyone here who has idea about this, please I need feedback.

Thank you.

the annotation is pretty straightforward, and easy to understand --PUBLICATION LIEN, which is the cost of publishing the notice to the public in relation to the reconstitution of the title. If that annotation has not been cancelled, then you need to pay that amount and then ask for the cancellation of the annotation. It may not be that expensive especially if the reconstitution proceedings took place many years ago. not a big problem, imho.

 But take note, reconstitution of title is done over properties with supposedly lost or destroyed titles. It could happen that a fraudster claimed a title was lost due to fire, and caused for the reconstitution, when in fact he has no right over the said property, and the real owner is holding the original certificate of title (owner's duplicate). Find out the history of the land from the original owner, or the person who's name appears on the face of the title, or the last seller.

READ THIS TOO --> http://www.batasnatin.com/law-library/civil-law/land-titles-and-deeds/1547-judicial-reconstitution-under-republic-act-26.html (http://www.batasnatin.com/law-library/civil-law/land-titles-and-deeds/1547-judicial-reconstitution-under-republic-act-26.html)

Hth.
Title: Re: Title with encumbrance
Post by: naldcagape on Mar 22, 2013, 08:10 PM
Thanks Vicces. I learned something new today. I have not seen a lien like that.
Title: Re: Title with encumbrance
Post by: cjbarrion on Mar 22, 2013, 09:19 PM
@vicces, Thank you for sharing your insights.

God Bless!
Title: Re: Title with encumbrance
Post by: bauer on Mar 22, 2013, 10:04 PM
thumbs up vicces!
Title: Re: Title with encumbrance
Post by: elctaraki05 on Jul 17, 2018, 10:23 AM
Hi all, I'm a newbie here: i just want to ask your input regarding this matter:  may nabili po kami na lupa and nakalagay po sa Memorandum of Encumbrances ng Original TCT na nakapangalan napo sa amin  ay ganito:

"Memorandum of Encumbrances stating: "Entry No. --- Liabilities under sec 4, rule 74: To Creditors, Heirs and other persons unlawfully deprived of participation in the estate of the deceased --- as extra-judicially settled for a period of two years pursuant to section 4 rule 74 of the rules of court. date of instrument : April 7, 2017"

Can someone enlighten me about this?  pwede po ba namin  ipa tanggal sa  original TCT  itong clause na ito after two years from the date of instrument (April 7, 2019)?  Thank you in  advance.
Title: Re: Title with encumbrance
Post by: ymari on Oct 13, 2019, 10:22 AM
Hello po, ang problem ko naman po ay encumbrance sa pagkakasanla noon sa bank ng bahay ng parents ko. Pero natubos na yun bago namatay si papa. Hindi po nila napa cancel yun encumbrance at hindi po namin alam kung nasaan yung document at resibo ng pagkaka tubos. Ang bank po at close na. Pano po kaya maaalis yun encumbrance sa titulo? Kasi ipapa subdivide ko sana sa aming magkapatid at approve na yung plano.
Title: Re: Title with encumbrance
Post by: ymari on Oct 16, 2019, 02:47 PM
Hi, meron po ba dito naka experience na hindi napa cancel ang encumbrance sa titulo, at yung bank na pinagsanlaan ay matagal ng close, at yung mga document sa pagkakatubos ay hindi na nahanap dahil yung tumubos ay matagal na rin patay?  Paano po ninyo ito pina cancel ang encumbrance? Nag petition po ba kayo sa court?

Title: Re: Title with encumbrance
Post by: Shielasamarah on Dec 02, 2019, 05:32 PM
Same situation po may Memorandum of Encumbrances
Liabilities under sec. Etc...

Real Estate Mortgage : worth 54,100,100.

Pls enlighten me po anu po ba meaning nito? Yan po nalagay sa last page ng copy ng TCT namin.