Trying to Sell Land in Angono: need some advice

Hi raptor and welcome to the forum.

While we have never sold here we have purchased a tax declared beach lot and the connecting titled lot behind and our instructions to the attorney was to encumber the title in my name with a 25 = 25 year lease,,,,, get the title finally after 6 months and no encumbrance,,,,,, The fight, no we can't do that sir as you are only the lessor,  yes Mr. attorney why didn't you explain that when we gave you our brief? Another attorney and 2 years later we got an encumbered title paid for by the real estate agent that recommended the first mouth piece.

If your land is titled I don't see the problem  as that info is freely available. My father was a surveyor with Nat Map Australia for 30 odd years and they remapped the whole country through the 50's, 60's and 70's and now satellite.

Thing is if it's a titled lot it has already been surveyed, We had our lots here resurveyed a few years ago for piece of mind, fences and extensions and perfect, the lot owner next door had their lot surveyed and he told me that I was half a metre in his property, offered to show him my survey plans, he declined and a week later another survey crew arrived and used satellite gear and a week later he apologized.

Our surveyor charged 5 or 6K (PHP) from memory. I think someone as you say is taking the p@ss.

OMO but if that's a titled lot you don't need that cr@p, The previous owner here never went through that and the titled lot from memory is comprising of around 1,000 M2 of agricultural and 700 M2 residential and 800 M2 tax declared. I think you need to find another attorney.

Cheers, Steve.

Hi Raptor, welcome to you, and g'day BP

Land surveys for vendors do seem to vary with the size of the land, and whom you know.

For example, last month my wife and I had 15 hectares surveyed on Palawan and we were charged 60k PHP all up for two days. That's with two province-qualified and registered GPS surveyors, a couple of along-the-ground go-fers, and also their company draftman for producing the three new title plans. We still needed to supply them all with lunch though, as usual, except for the draftsman

As you haven't mentioned your land size, it will probably be a bit difficult to suggest what would be a fair price to tell you the truth, and even then, professional services seem to vary dramatically in both quality and price all over the Philippines. But, BP did very well as usual.

Anyway and over all, we wish you well with selling your land Raptor. One suggestion we would make is to aim your advertising at we whiteys, and also to find a red-hot and keen, young and newly-married female sales rep.

They're often the real killers at selling just about anything for you in the Philippines.

@raptorsfan001 The 40K survey cost seems out of line. Is this a residential lot or commercial?  I am assuming the former. We have paid 5-7 K for a complete survey with benchmarking on a lot 2.4K sq-m. The following source would put 10K php on the high end: https://www.absurveyingph.net/land-surveyor-philippines We have sold land here but succeeded only after we moved here and we were able to go to court (and win) to remove a frivolous adverse claim by a relative of the seller. I could never have done that from the US; we would have had to pay his demand of 150K php to remove the claim.

Its common inland agricultural land is very hard to find buyer to. Many interested but them, who are interested, dont have money usualy 

BUT is it titled?  If so a GOOD real estate broker can assist with the buyer get big part financed by bank loan and the remaining percents can be solved by you give a loan to the buyer at that part.

If not titled, you can think of making a "Rent to buy deal"  =Simplifed told "Buyer" pay rent, but higher than normal rent and if he pay long time enough then he has bought the real estate. (Make contract.)

DONT let such renter pay the property tax by you need to know its paid otherwice YOU get a dept as long as you stand as owner. Same with bills for such as electricity and water, they follow the PROPERTY NOT the user and have to be regulated before ownership can be transfered and its possible leasee leave without paying the real estate related bills...

Even if it is surveyed, they use so crapy cement mix so the cement crumble    If its a small lot, its perhaps possible to find these crumbles, but not at a big lot. Then survey need to be repeeted when selling so buyer see where the boundries are. 

DENR has CHEAP surveys (e g 6000pesos) BUT they have very long queue so many dont wait and pay PRIVATE survey engineers instead to get things done soon. Then its common with 40 - 60 000 pesos.

((We had to get the survey repeeted when we bought a big land by it was impossible to find the crumbled marks, but nephew to seller worked in DENR so he made DENR engineer go there at weekend, so we got it fast for a bit more than the normal DENR fee at workdays instead of waiting half year or so.))

Its common inland agricultural land is very hard to find buyer to. Many interested but them, who are interested, dont have money usualy
BUT is it titled? If so a GOOD real estate broker can assist with the buyer get big part financed by bank loan and the remaining percents can be solved by you give a loan to the buyer at that part.
If not titled, you can think of making a "Rent to buy deal" =Simplifed told "Buyer" pay rent, but higher than normal rent and if he pay long time enough then he has bought the real estate. (Make contract.)

If not titled with a deed of sale, you cannot say you are an owner. And never represent ownership with a tax declaration. Many relatives may have a claim on any lot without a title. You will find that out when the ROD insists on signed statements from any potential heirs that they release any claims (usually requiring you to oay some money to get them to sign). Eventually, to sell it any intelligent buyer who is ultimately spending thousands per sq m  will insist on a title before entering into a land contract. If you make a contract, you may not be able to obtain a title when the time comes to sell it to him and you could be sued.

"DONT let such renter pay the property tax by you need to know its paid otherwice YOU get a dept as long as you stand as owner."

Agree. Furthemore, no renter of sound mind would pay the owner's property tax (or HOA fees etc.).

"Same with bills for such as electricity and water, they follow the PROPERTY NOT the user and have to be regulated before ownership can be transfered and its possible leasee leave without paying the real estate related bills..."

Agree.

"Even if it is surveyed, they use so crapy cement mix so the cement crumble If its a small lot, its perhaps possible to find these crumbles, but not at a big lot. Then survey need to be repeeted when selling so buyer see where the boundries are.

DENR has CHEAP surveys (e g 6000pesos) BUT they have very long queue so many dont wait and pay PRIVATE survey engineers instead to get things done soon. Then its common with 40 - 60 000 pesos. "

We have had 3 lots surveyed by private surveyors in Siquijor and Negros Oriental and never paid anything close to 30K lol. Sounds like you were charged the foreigners tax. Average price was 6K.

And never a problem with crumbling cement.

"((We had to get the survey repeeted when we bought a big land by it was impossible to find the crumbled marks, but nephew to seller worked in DENR so he made DENR engineer go there at weekend, so we got it fast for a bit more than the normal DENR fee at workdays instead of waiting half year or so.))
-@coach53"

We never knew DRNR offered the service and always used reasonably priced private

surveyors. When selling land we expect the buyer would pay for the survey if he needed to confirm boundaries for his own title or other purposes.

Its common inland agricultural land is very hard to find buyer to. Many interested but them, who are interested, dont have money usualy
BUT is it titled? If so a GOOD real estate broker can assist with the buyer get big part financed by bank loan and the remaining percents can be solved by you give a loan to the buyer at that part.
If not titled, you can think of making a "Rent to buy deal" =Simplifed told "Buyer" pay rent, but higher than normal rent and if he pay long time enough then he has bought the real estate. (Make contract.)

If not titled with a deed of sale, you cannot say you are an owner. And never represent ownership with a tax declaration. Many relatives may have a claim on any lot without a title. You will find that out when the ROD insists on signed statements from any potential heirs that they release any claims (usually requiring you to oay some money to get them to sign). Eventually, to sell it any intelligent buyer who is ultimately spending thousands per sq m will insist on a title before entering into a land contract. If you make a contract, you may not be able to obtain a title when the time comes to sell it to him and you could be sued.

You go on writing as I dont know things 

I have NOT said the real estate dont have title, I said foreigner's name never need to be at it, still he inherit whole if she dont have any kids, or the majority if kids.

"DONT let such renter pay the property tax by you need to know its paid otherwice YOU get a dept as long as you stand as owner."

Agree. Furthemore, no renter of sound mind would pay the owner's property tax (or HOA fees etc.).

There are situations where its sold by contract but the title isnt transfered yet.

"Even if it is surveyed, they use so crapy cement mix so the cement crumble If its a small lot, its perhaps possible to find these crumbles, but not at a big lot. Then survey need to be repeeted when selling so buyer see where the boundries are.

DENR has CHEAP surveys (e g 6000pesos) BUT they have very long queue so many dont wait and pay PRIVATE survey engineers instead to get things done soon. Then its common with 40 - 60 000 pesos. "
We have had 3 lots surveyed by private surveyors in Siquijor and Negros Oriental and never paid anything close to 30K lol. Sounds like you were charged the foreigners tax. Average price was 6K.

Now you messed up me with others - again...

And never a problem with crumbling cement.  -@danfinn

Perhaps your place is an exception 

Its common Filipinos mix in to litle cement even when build houses...!!! 

Have you ever heared of the test of droping hollowblocks to see if they have used to litle cement?

You go on writing as I dont know things

DON'T BE INSECURE. PEOPLE WILL KNOW WHETHER YOU KNOW THINGS, ESPECIALLY THOSE WHO KNOW EVERYTHING.

have NOT said the real estate dont have title, I said foreigner's name never need to be at it, still he inherit whole if she dont have any kids, or the majority if kids.

Agree. Furthemore, no renter of sound mind would pay the owner's property tax (or HOA fees etc.).
There are situations where its sold by contract but the title isnt transfered yet."

HUH? I WOULD HOPE THAT THE PARTIAL YEAR TAX BILL WOULD BE NEGOTIATED BY THE PARTIES FOR THIS VERY TEMPORARY SITUATION. I WAS TALKING ABOUT THE YEARS THAT THE LAND IS STILL IN THE ORIGINAL OWNER'S NAME PER THE LAND CONTRACT. IN THAT CASE THE TITLE TRANSFER DOESN'T START UNTIL THE DEED OF SALE IS SIGNED. THEN YOU BEGIN HOA AND TAXES AS AGREED.

And never a problem with crumbling cement. -@danfinn
Perhaps your place is an exception
Its common Filipinos mix in to litle cement even when build houses...!!!
Have you ever heared of the test of droping hollowblocks to see if they have used to litle cement?

HAVING BEEN INVOLVED IN TWO MAJOR HOUSE EXPANSIONS THIS YEAR, I AM AWARE OF THE POSSIBLE PROBLEM AND WE ALWAYS INSPECTED HOLLOWBLOCK DELIVERIES. YOU CAN HIT THEM WITH A HAMMER TO SEE HOW MUCH SAND FILLER IS USED. SINCE WE PAY HOURLY AND NOT BY JOB, ENSURING QUALITY IS MUCH EASIER. AS FOR SURVEYORS DOING THIS,WELL, IT IS POSSIBLE TO USE CHEAP MATERIALS BUT IF THEY ARE CERTIFIED BY DENR, ONE WOULD HOPE THEY COMPLY WITH BENCHMARK STANDARDS AS PART OF THEIR CERTIFICATION BUT WE NEVER HAD A PROBLEM. THIS IS SORT OF AN OFF THE WALL CONCERN. I AGREE THAT ANYTHING CAN BE A PROBLEM DUE TO POOR QUALITY WORK.

@coach53WITH NO TITLE, YOUR POSITION IS WEAK.ORIGINAL OF THE NOTARIZED DEED OF SALE IN YOUR NAME AS "SPOUSE" FOR BENEFICIAL OWNERSHIP CLAIMS. BUT WHOMEVER'S NAME IS ON THE TITLE CONTROLS THE PROPERTY NO MATTER WHAT YOU THINK YOU ARE INHERITING.

Hello everyone,

Please avoid writing in all caps on the forum... it is the internet code for yelling ...

Thank you in advance,

Bhavna

@Bhavna No it isn't when used in this format. When splitting a quotation and the original is in small letters, then you can use caps to differentiate your response to the quoted text. If you do not differentiate, then the post is very confusing. I do realize that the sensitive kiddies on facebook and twitter consider caps to be "yelling". I do not. I thought it might not apply here but i see it does.

@Bhavna No it isn't when used in this format. When splitting a quotation and the original is in small letters, then you can use caps to differentiate your response to the quoted text. If you do not differentiate, then the post is very confusing. I do realize that the sensitive kiddies on facebook and twitter consider caps to be "yelling". I do not. I thought it might not apply here but i see it does.
-@danfinn

Dan a problem we have with the moderation of the Philippine Form is five fold.

(1) The moderator is hip, we are not

(2) Age Gap: The moderator is young and we are old enough to her parent.

(3) Social Gap: The moderator is from Mauritius which has different values than us Westerns.

(4) Gender Gap: Our group is primary males.

(5) Bhavna has guidelines set down by the owner of Expat.com and she is trying to adhere to them to the best of her knowledge.

@Bhavna No it isn't when used in this format. When splitting a quotation and the original is in small letters, then you can use caps to differentiate your response to the quoted text. If you do not differentiate, then the post is very confusing. I do realize that the sensitive kiddies on facebook and twitter consider caps to be "yelling". I do not. I thought it might not apply here but i see it does.
-@danfinn
Dan a problem we have with the moderation of the Philippine Form is five fold.

(1) The moderator is hip, we are not

(2) Age Gap: The moderator is young and we are old enough to her parent.

(3) Social Gap: The moderator is from Mauritius which has different values than us Westerns.

(4) Gender Gap: Our group is primary males.

(5) Bhavna has guidelines set down by the owner of Expat.com and she is trying to adhere to them to the best of her knowledge.
-@Enzyte Bob

I do understand. Thanks Bob. On a different subject, you had asked why I do not use Philippine banks and just before sending it I lost it all due to a software glitch on this forum. It was lengthy and I didn't want to repeat but at some point I will write it down again.

@Bhavna No it isn't when used in this format. When splitting a quotation and the original is in small letters, then you can use caps to differentiate your response to the quoted text. If you do not differentiate, then the post is very confusing. I do realize that the sensitive kiddies on facebook and twitter consider caps to be "yelling". I do not. I thought it might not apply here but i see it does.
-@danfinn
Dan a problem we have with the moderation of the Philippine Form is five fold.

(1) The moderator is hip, we are not

(2) Age Gap: The moderator is young and we are old enough to her parent.

(3) Social Gap: The moderator is from Mauritius which has different values than us Westerns.

(4) Gender Gap: Our group is primary males.

(5) Bhavna has guidelines set down by the owner of Expat.com and she is trying to adhere to them to the best of her knowledge.
-@Enzyte Bob

And like many Filipina's she looks kind of cute

@Lotus Eater Actually, she's Mauritanian (and married) but I would have to agree with the observation.

She is actually Mauritian like almost all the moderators of this forum.

Now, if you don't mind, let's get back to the conversation.

Cheers,

Cheryl

Expat.com team

She is actually Mauritian like almost all the moderators of this forum.
Now, if you don't mind, let's get back to the conversation.

Cheers,

Cheryl
Expat.com team
-@Cheryl

Port Louis being one of my favourite capital cities. Delightful.

You go on writing as I dont know things

DON'T BE INSECURE. PEOPLE WILL KNOW WHETHER YOU KNOW THINGS, ESPECIALLY THOSE WHO KNOW EVERYTHING.

But I DO know everything 

Well. Almost.  Years ago I joined a Forum with Filipinos about Philippine laws to get to know/double check a few things, some laws are fuzzy.

It ended up with

I learned some more about labour laws when I red the forum

got answer only at 3 of my 11 questions

but answer others over 1200 times when I happened to know what they asked   

Many dont know whats correct, thats why I have corrected false told things, specialy about real estate.

How did you manage to make the conclusion I am insecure???!!!

Its common Filipinos mix in to litle cement even when build houses...!!!
Have you ever heared of the test of droping hollowblocks to see if they have used to litle cement?

HAVING BEEN INVOLVED IN TWO MAJOR HOUSE EXPANSIONS THIS YEAR, I AM AWARE OF THE POSSIBLE PROBLEM AND WE ALWAYS INSPECTED HOLLOWBLOCK DELIVERIES. YOU CAN HIT THEM WITH A HAMMER TO SEE HOW MUCH SAND FILLER IS USED. SINCE WE PAY HOURLY AND NOT BY JOB, ENSURING QUALITY IS MUCH EASIER. AS FOR SURVEYORS DOING THIS,WELL, IT IS POSSIBLE TO USE CHEAP MATERIALS BUT IF THEY ARE CERTIFIED BY DENR, ONE WOULD HOPE THEY COMPLY WITH BENCHMARK STANDARDS AS PART OF THEIR CERTIFICATION BUT WE NEVER HAD A PROBLEM. THIS IS SORT OF AN OFF THE WALL CONCERN. I AGREE THAT ANYTHING CAN BE A PROBLEM DUE TO POOR QUALITY WORK.

So how come you didnt believe me when I told some boundry marks had crumbled? 

At small lots, knowing where to look, its possible to find them, but at biger lots specialy forests or undeveloped, it have been impossible even for owner to find the marks.

In an other case not even DENR survey engineere found where, he did put the new marks at southwest side 100 meters wrong!!! inspite of that was the easy side by neighbour had developed his lot. That made the lot heactares to small and the shape became square not a long rectangle as at the origin map!!!

(Its a lot we think/thought of buying but the owner still havent manage to make DENR put the marks at correct places.)

@coach53WITH NO TITLE, YOUR POSITION IS WEAK.ORIGINAL OF THE NOTARIZED DEED OF SALE IN YOUR NAME AS "SPOUSE" FOR BENEFICIAL OWNERSHIP CLAIMS. BUT WHOMEVER'S NAME IS ON THE TITLE CONTROLS THE PROPERTY NO MATTER WHAT YOU THINK YOU ARE INHERITING.
-@danfinn

You go on telling things as if I dont know things   

And I have NOT said Title isnt important. I have said foreigner dont need to be at the title (to get inheritance and solve legal matters concerning that.)

@coach53 Well, time to set debates aside and wush Merry Christmas to all Christians. May the rest have a Happy Hanukkah or where appropriate, a happy Winter Solstice and to our all knowing Svenska superstar @coach 😀 Gut Jul and Got Niew Ar (I used to travel to Sweden a lot). Enjoy the holidays all.

I guess some people will never learn the lesson about buying houses/lands as a foreigner in sea

@Filot It depends on the situation. If you have been married 37 years, 31 in the US and retired here, put two of your kids through college in the US, husband and wife are over 65 yo and have accounts and pension survivorship, it could be that buying a house and lot here in spouse's name might just be a low risk. If you just met online 6 months ago, different story. All situations are different.

-@danfinn Well, time to set debates aside and wush Merry Christmas to all Christians. May the rest have a Happy Hanukkah or where appropriate.

Received my Holiday present from Meralco today, P11.49 KWH. How do I return it for a refund?

I guess some people will never learn the lesson about buying houses/lands as a foreigner in sea
-@Filot

Some bought fast sold condos built fast during dry period - at a during rain period swamp