Pursuant to the Office Memorandum No.RI 08-CLOA from Provincial Assessor of Leyte and in accordance to the Assessment Manual, hereunder are the requirement/policy on CLOA Title;
1. Requirement under the Manual by analogy:
a. Certified true copy of CLOA must be submitted or the CLOA itself signed by the DAR;
b. Approved survey plan signed by the DENR Regional Director or a certified copy;
c. Registration from the Register of Deeds of Deed of Sale and other alienations such as Donations, Adjudication per Assessor’s Manual, Annex A.
2. In case this CLOA is covered by an existing tax declaration, the tax declaration shall be presented so that it can be cancelled in case this is a voluntary offer to sell by the landlord.
3. In case there is an existing tax declaration but the declarant is not the person in the CLOA, the said tax declaration shall be presented so that an annotation can be made on that tax declaration and on the tax declaration covered by the CLOA.
4. For the CLOA that are having an encumbrance showing on the face or back of the CLOA that it is not yet fully paid, the encumbrance shall also be annotated in the tax declaration issued and on the other tax declaration, the same annoatation is made since the tax declaration with different declarant is not cancelled.
5. Exemption from taxes of CLOA transaction refers only to penalties and interest, and does not include exemption of payment of real property taxes and certification fees pursuant to an ordiance by the Provincial Government. (Local Finance Circular 1-94)
6. A certification from the Land Bank of the Philippines that the land covered by CLOA has already been paid is no longer necessary as there is already an annoatation to the encumbrance in the title itself showing that it is not yet fully paid, which annotation should be carried over to the tax declaration.
7. These policies shall be follwed for Emancipation Patents or other titles issued by the DAR.
8. Before a new tax declaration is issued, the tax declaration reciept for the real property tax paid for 10 years under Sec.222 of RA-7160 shall be presented or a xerox copy thereof. In case it is a cancellation of old tax declaration, the current tax reciept for real property tax shall be presented or a xerox copy.
Welcome to the Official Website of Burauen Municipal Assessor 
how to transfer from CLOA to a clear CTC?
Dear Jojit,
First of all, thank you for log-in in our website.
Your inquiry about how to transfer from CLOA to a clear CTC? May be it is TCT (Transfer Certificate of Title). To answer that, you must first abide the condition set by the CLOA Title which state that “that it shall not be sold, transferred or conveyed except through hereditary succession, or to the Government, or to the Land Bank of the Philippines, or to the other qualified beneficiaries for a period of ten (10) years.” You must wait first the completion on the prohibition period of ten (10) years before you can transfer the title.
Secondly, you must submit the following documents to ROD (Registry of Deeds), as for in case of Deed of Absolute Sale document;
1. Deed of Sale duly notarized and stamp paid from the BIR;
2. Copy of the Original Owner’ Copy of title;
3. As for in case of portion only of the lot, blue print of Subdivision Plan duly approved from Land Management Service (LMS-DENR);
4. Certificate Authorizing Registration (CAR) issued by BIR, this is in payment for Capital Gain Tax and Documentary Stamp Tax;
5. Tax Clearance Certificate from Local Treasurer Office, this is in relation to payment of real property taxes;
6. Official Receipt on the payment of Transfer Fee;
7. A copy of certified true copy of tax declaration.
Thank you very much,
Burauen Assessor
Hello po, merun po ako nabili lupa na pinipresent ko sa bank as collateral. It is a TCt under my name pero merun cya nakalagay na memorandum of encumbrances sa likod that states this original certificate is a CLOA..ano po ibig sabihin nun? Humhingi po kasi ang bank ng certificate from LBP na full payment. Accordingly, sabi po nila ung mother title ay cloa po pero napa subdivide na at isa po ako sa nakabili ng lupa nasa 600sqm with TCT under my name. Thank you!
GOOD DAY SIR,
bumili po kami kasi ng lupa na under cloa. my deed of sale na po at nasamin na po yung orignal. pero po sabi po after 4 years pa popwede ma transfer, pwede po pa po ba gamitin yung deed of sale after 4 yrs po in case e transfer na ponmin?
Dear Rolly,
Salamat sa pag bisita mo sa aming website. Ang Deed of Sale ay walang expiration at puede mo itong gamitin after 4 years during sa processing ng pag transfer mo ng owenrship sa iyo. Since, ikaw na po ang owner ng property, ikaw na rin po ang mag babayad ng annual real property taxes o amelyar. See to it na dapat bayaran mo ito, or else baka ito po ay maging deliquent sa taxes at ma-auction (subasta) ito ng government.
BurauenAssessor
Dear Burauenassesor
Gusto ko po sana ikonsulta ang kaso ng aking asawa tungkol sa lupa nila sakahin.
Meron po namana sakahin lupa (1.7hec.) ang kanya Tatay(Melchor) sa kanya tiyuhin si (Juan) wala po sya anak. Si Juan po ang kasama ni Mrs. XXX may ari po ng lupa sakahin. Noong 1980 po ay ipinasa nya kay Melchor ang kanya karapatan sa lupang sakahin bilang tagapagmana at tinanggap naman po ito ng may ari.
At noong 1983 yun po lupang sakahin ay hiniram ng kapatid ni Mechor na si Ricardo subalit di na po ito isinuli kay Tatay Melchor hangang sa ito ay mamatay noong 1990. Lahat po na dokumento na nagpapatunay mula kay Juan, Melchor ay nakuha po ni Ricardo bago ito mamatay at wala na po kami makita dokumento na magpapatunay na ito ay mula kay Juan o Mechor kahit sa ano man opisina ng DAR.
Taon 2005, ang nasabi lupang sakahin ay nagkaroon CLOA title under Ricardo name as beneficiary, dahil marami sya koneksyon o kaibigan sa DAR at RD kaya nagawa nya ng paraan ipangalan sa kanya ang karapatan na inagaw nya kay Melchor.
After 1 year (2006), ang CLOA under Ricardo names ay natransfer sa TCT under the same person Ricardo name. At sa mga sumunod na mga taon may lumabas ulit na TCT with subdivision plan in 9 lots(1 agri lot and 8 lots for residential). At noong 2012 ang 1.3hec agri lot ay na transfer sa pangalan ng kanya 2 Apo gamit ang DOAS at ung iba residential lots ay nabenta na rin po iba tao. Tanong: Ito po ba ay legal under CLOA condition?
Noong 2011 si Ricardo po ay namatay nang di naisuli ang hiniram na lupa sa kanya kapatid o sa pamangkin. FYI si Ricardo po ay wala anak, pero may isa sila ampon(Reynaldo- di ko alam kung may legal adaption papers), si reynaldo po ay 2 anak na lalaki (Dexter at Jun-jun) na syang pinagbentahan ng lupa sakahin ni Ricardo. Subalit ang DOAS na gamit para matransper ang lupa ay parang palsipikado, base date ng execution ng DOAS na nakalagay CTC issuance Sept. 12, 2011 at notarized sworn statement ay Feb. 28, 2012. Kung saan si Ricardo ay namatay ng Sept. 1, 2011. Ang isa pang kahinahinala ay ang signature ni Ricardo ay magkaiba sa VLT kumpara sa DOAS. Tanong: Possible po manotarized at maging legal ang DOAS kahit patay na yun nagbebenta? At maari po ba magkakaiba signature na ginagamit sa mga land property?
Mga Tanong:
1. May posibilidad po ba mahabol ang lupa sakahin mana ni Melchor(Tatay ni Mrs.)?
2. Puede po ba gawin legal doc. ang Affidavit statement ng mga farmers ng kalapit bukid? Na sila ang magpapatunay na si Melchor ang talaga nagsasaka nung bukid na ipinamana ni Juan at hiniram lang ni Ricardo? Para sa paghahabol na gagawin ni Mrs.
3. Kung sakali mapatunayan na ang DOAS na ginamit ay palsipikado, Ano po ang maari gawin ni Mrs upang makansela ang title under Dexter at Jun-jun? Para di nila maibenta.
4. Ano-ano pa po ba ang iba-ibat’ paraan o dapat namin gawin para kahit paano ay makaparti sa lupa mana?
Maraming salamat po at umaasa po kami ng inyo legal na payo.
Emmanuel
Dear Emmanuel,
Salamat sa pagbisita mo sa aming website. Ang CLOA title ay issued po ito ng DAR under the CARP law at ang beneficairies nito ay ang mga tenants na walang lupain. Pero before po ito ma issuance ng title may mga certain documents na dapat munang makompleto. Pero sa case mo, medyo from the beginning fraudelent na ang ownership ng lupa na na-issuance ng CLOA title. Ang lupang under CLOA title ay hindi puedeng gawin residential lots unless meron itong DAR Clearance na nagpapatuany na ang lupa ito ay not economically suitable anymore for agricultural purposes. Sa pag gawa ng subdivision plan as residential lots dito medyo it is under question. May problema po dito sa aspect na ito.
Sa tanong mong puede pa ba itong mahabol? Yes, puede pa po itong mahabol. Ang gagawin lang nyo ay mag hire ng competent lawyer para mag file ng petition for cancellation of title sa korte. Dito po ay kailangan po kayong mag produce ng mga documentary evidences at mga affidavits, and one more thing ito po ay isang civil case, medyo matagal-tagal ang kasong ito.
Ang affidavits na executed ng adjacent farmers can be contested sa korte. Dito malalaman ng korte sa counter affidavit nyo na ibibigay sa korte as one of the evidence. During sa paglilitis, dito lalabas kung mga totoo ba ang mga dokomentong na attached prior to issuance of title. Malaking evidence na po ang mag kaibang signature sa dalawang dokomento. Right now ang dapat gawing ay mag consult o mag hire ng abogado at pag gathered ng documents para sa kailangan sa korte.
And since meron po kayong rights sa pag mana ng lupa, you to have to assert your rights through the proper court by extra-judicial settle or partitions of the property of the deceased owner.
BurauenAssessor
Burauen Assessor,
Kung ang CLOA title ay my prohibition 10 years na dapat tapusin. Bakit po ung CLOA title na issue kay Ricardo(Uncle ni Mrs) noong year 2005 at napaTCT ng 2006 with darab case no. ay nagawang TCT at naisubdivide sa 1 agri lot at 8 residential sa lood ng 10years. Legal po ba ito o illegal? Emmanuel Bumagat
Dear Emmanuel,
Salamat sa pag bisita mo sa aming website. Yes, tama ka na meron restriction sa CLOA, ang naka lagay sa CLOA ay “it shall not be sold, transferred or conveyed except through hereditary succession, or to the Government, or the Land Bank of the Philippines, or to the other beneficiaries for a period of ten (10) years”. Kung nag pagawa sya ng subdivision (means the lot has been subdivided), pero walang changes ng ownership, puede yon. Pero kung may transfer of ownership, ibang story na po yon. With regards naman to the DARAB (DAR Adjudication Board), ito po ay isang quasi-judicial entity na lahat na mga legal cases pertaining to agrarian ay dito po seni-settle, hindi na po sa regular court. So, ano po ang specific case sa DARAB sa property na ito?
BurauenAssessor
Good day po
Pwedi ko ba e loan ang cloa tittle as colateral kahit wala pang 10 years restriction period.
Salamat po
Dear Ulysses,
With regards po sa pag loan, try to ask po sa Land Bank kung puede po itong ma loan.
BurauenAssessor
Hi Sir,
Good day to you.
I’m planning to buy a CLOA titled agricultural land from my Aunt. She never paid anything to Land Bank nor process the TCT after it was awarded to her in 1996. Would there be a problem if she will transfer the rights to me and I will be the one to process the TCT? Is there a grace period set by DAR to obtain a TCT otherwise the land will be forfeited? Can I get a Certified True Copy of Ownership directly from Registry of Deeds because some farmers kept the original copies and are not willing to share them with us?
My grandmother also owned a CLOA title and paid her obligations to Land Bank. The agent who is processing the TCT since 2008 is asking her to prepare around Php500,000.00. Is this legitimate and reasonable amount to complete the whole process of obtaining a TCT?
Thank you Sir for your help and God bless you more.
Chinita,
Thanks for visiting our website.
Your inquiry is about acquiring a property with CLOA Title. Yes, your Aunt may transfer the rights to you. You will need for prepare a Deed of Conveyance (either Deed of Donation or a simple DOS) and of course you’ll also to pay to the LBP. Under CLOA title there is a prohibited period of 10 years that the property shall not be sold, but since it was awarded in 1996 it is already elapsed. Yes you can request a certified true copy (CTC) of the title at ROD. Just present the Lot No. of the property and the CLOA Title No. to them.
The cost of 500T is too much and I believe this is not a legitimate. Seek or ask first to govt. offices like the BIR for the payment of Capital Gain Tax (if Sale), or Donor Tax (if Donation),etc.., at the ROD for registration fees and the Assessor’s Office for Real Property Taxes.
If you have time, you can process it personally so can be able to know the actual cost for the processing of all the documents.
Engr. R. Mandreza
Burauen Assessor
Thank you Sir for your reply. I was told that this cloa property has lis pendens. Will it affect the processing of title? Please advise.
Yes, it will definitely affect the titling process. LIS PENDENS (Sec.76 of PD-1529) is a memorandum or notices stating the institution of court action or proceeding in court together with the Writ of Execution thereof and the Certificate of Title number of the affected land shall be filed and registered at the ROD. So, there must an annotation in the Title, it should be cleared first before you can proceed the processing of your documents.Verify at the court on what is the pending case of the Title.
Engr. Mandreza
Burauen Assessor
Sir,
Ask ko lang po kung ano po yung tinatawag nila double docket, legal po ba ito o illegal? Kasi po na kansel po ung CLOA o EP title sa isang Darab case no. at resolution. Posible po pag isahin ang case no. ng 2 tao magkaiba title ng lupa? salamat
Dear Emmanuel,
Salamat sa pag bisita mo sa aming website. Double docket ay isang legal terms na dalawa ang nag file sa the same case. Ito po ay pinag-iisa nalang. Depende sa appreciation sa case, meron diyan iisa lang ang lote pero magkaiba ang lot number. In this case, pag-iisahin na lang case to determine the exact lot number.
BurauenAssessor
BurauenAssesor
Base to your explanation dated Aug. 2, 2017. Nagfile kami sa DARAB Nueva Ecija ng Recovery and Possession of Property, Since si Ricardo ay wala naman ligitimate child at sa pagproseo ng title ay nagkaroon ng irregularities like
1. naisubdevide at natransfer sa iba na wala pang 10years duration.
2. Naitransfer ang Title from Ricardo to his apo(kuno) na palsificado ang deed of sale. Sep. 1, 2011 ay namatay si Ricardo; DOS naexesecute at na notarize Feb.28, 2012 ito ang dokumento ginamit nila Regiter of Deeds kung saan ang signature ricardo ay ginaya lamang base sa ohinal na signature.
July 21, 2017-Nagdesisyon ang DARAB na idismiss ang kaso dahil sa lack of jurisdiction sa dahilan wala raw owner at tenant relationship.
Nagfile din kami ng Falsification and used falsified document sa PTC pero naidismiss rin ang kaso sa 3 reason
1. wala raw karapatan si Ronald(kapatid ni Mrs. upang kwestyonin ang bentahan.
2.na ang pinakikita video.
kung saan ay pinaguusapan ng Asawa at apo ni Ricardo at ng engineer ang pagpatranfer ng title. subalit ng aking kausapin ang nasabing engineer sa video ay di naman ang nasabi bukid ang pinaguusapan kundi ang title bahay at lupa. at wla naganap na pagtransfer ng title tungkol sa lupa. sa katunayan sya ang nagbigay sinumpaan salaysay na wala naganap na pagaayos ng lupa sakahan.
3. wala daw dito sa Pilipinas ang Apo ni Ricardo kung saan ito nagttrabaho sa ibang bansa nung panahon naisekyut at natransfer title at ang nagpatransfer daw ng title ay ang asawa ni ricardo di ang mga apo.
Tama po ba DARAB at ang Fiscal ng PTC tungkol sa mga kaso aming isinampa.
Salamat po.
Emmanuel
Dear Emmanuel,
With regards sa DARAB case, I think they are right dahil wala naman pong owner at tenant relationship. Pero try kausapin mo ang legal counsel nyo kung meron pa bang avenue to file for motion for reconsideration. At sa RTC case naman, the same advice also. Better consult ng magaling na lawyer.
BurauenAssessor
I bought land which is CLOA title and I have an Absolute Deed of Sale and the original title in the original owners name. The problem is the previous owner says she acquired another title from the (ROD) . I have spent millions of pesos building a house and garage, also planting coconuts and soon sugar cane on the property. I have not seen the title she speaks of, but I feel threatened by what she says. Does she have a legal right to do this AFTER she already sold the land me. (I bought over 4 years ago) By the way I have processed all of the requirements listed above.
Yours sincerely,
Michelle Russack
Thanks for visiting our website.
Since you have already the DOS and Titles, to eliminate your worries better check or verify the other title (previous owner) at ROD. You can check that documents by presenting the the LOT NO. of your CLOA title. If the previous owner saying that he/she has another title, may be it is already CANCELLED. You must verify also at the Assessor’s Office if there is an existing tax declaration of the CLOA title and also to the previous owner.
It is advisable to process all your documents so that the ROD shall issue now your new title in your name (Transfer Certificate of Title).
Burauen Assessor
Engr. Mandreza
Our local DAR/PARO told me when I was trying to process the CLOA land titles into my name that I could not do this because the titles are under the Agrarian Reform and cannot be sold. But on the titles it says that it cannot be sold “before ten years”. In my case the Original Owner had the land for about 16 years before he sold it to us. Title is dated 1993.
I processed all the papers such as Tax declaration (I paid the back taxes the original owner did not pay-although he signed in front of my lawyer when I bought the land that there were no encumbrances), Capital gains tax return, Declaration of real property and also a certification from the Office of the Municipal Assessor, as well as the Office of the Provincial Assessor that declares the original owner whom we bought the land from was in fact the genuine owner. Also from the Office of the City Assessor, upon my request I have a certification for the purpose of securing ESTATE TAX CLEARANCE from the BIR. This also states that the original owner never declared that land for tax purposes. I paid the necessary fees so things would be in order. I am now abroad and have all original documents with me.
Is there any more documents that I would need to be able to apply for a title into my name from ROD? Also what sort of title is it called then? (i.e. I want a CLEAR TORRENS title)
Yours faithfully,
Michelle Russack
If have already completed all the documentations from the Assessor’s Office, Tax Clearances from BIR, and also the important DAR Clearance (if Agricultural), submit all your documents to ROD for registration of your Deed of Conveyance (DOS) and for titling of your new Transfer Certificate of Title (TCT). I dont understand the advice from DAR that you could not process your papers, the prohibition period has already been lapsed. Ask them for the legal basis on why they cannot process or seek a lawyer for this purpose.
Engr. Mandreza
Burauen Assessor
Hi good mrning po
Ask ko pang po kung may karptan po ba ang aming magulng sa cloa na inward sa knla noong 1991,at àfter 27 years nlaman lang namin na co owners po sla ng cloa,kmha po kmi ng crtfre true copy sa rd,pwde po ba nmin hblin at magpgwa ng tct khit hnde p slla nkinbang sa ani ng lpa,at pwde po ba khit isa saknla magbyd ng bayarin sa lbp ay may krptn din po ba ang magulng nmin ,mraming sapmat po
Dear Babylyn,
Salamat po sa pag bisita mo sa aming website. Kung sa CLOA title ay nakalagay ang mga magulang nyo as co-owners, meron silang rights of ownership. Puede nyong habulin yan, at puede rin kayong mag pa separate ng title thru TCT. Medyo mahaba lang ang process nito, dahil magpapagawa po kayong ng approved subdivision plan kung ano ang nakasaad sa sharing ng CLOA title at may mga bayarin po sa BIR.
BurauenAssessor
Just want to seek your assistance po regarding land ownership of tenants like my father.
Nakikisaka or nakikisama po ang aking tatay. Pangalan po nya ang gamit nya sa mga ticket sa truck sa pag papatubo. Ang lupang sinasaka po ng aking tatay ay sa batangas kung saan tubo po ang pangunahing sinasaka. Ang lolo ko po, ama ng tatay ko ay meron din po sinasaka. Un nga lang po mas malaki ung sukat ng lupa ng tatay ko. Tulad ng tatay, nakpangalan sa lolo ko ang bawat transakyon sa amo namin (may ari ng lupa). 5 po ang magkakapatid ang mga tatay ko. Padalawa po sa panganay ang tatay. Ung panganay kong tito ay may sariling trabaho at ung 2 kong titia ay ganun din po. Mula po ng mamatay ang lolo ko, sa tita ko pong bunso ipinangalan ung lupang sinasaka ng lolo ko. Sa madaling salita, pangalan na ng tita ko ang ginagamit nya, Ngayon po, napagdesisyonan po ng amo namin na sukatin na po ang lupang sinasaka ng tatay at ng tiya ko at ibibgay na po sa amin ang ikatlo.
Ano po ba ang tamang hatian? Kxe po pinagtutulung tulungan po kmi ng tito at 2 kong tita. Meron daw po silang kasulatan na nagpapatunay na ang lupang sinasaka ng tatay ko ay nkapangalan sa lolo namin kung kayat dapat daw po na pagsamahin ang lupang sinasaka ng lolo at tatay ko and then hatiin daw po sa limang magkakapatid.. ung isa ko pong tita na nasa abroad ay ndi nkikihati at ndi naman daw po sya nagpakahirap magtrabahao sa lupa. Mulat sapol po ay ang tatay ko at lolo ko lang po ang nagtrabaho and the later on ung tita ko po after mamatay ang lolo namin.
Sa totoo lang po, wala naman po silang kasulatan na nagpapatibay. Hindi po ba ang may karapatan na magdesisyon ay ang may ari ng lupa kung kanino nya ibibigay ang hatian ta discretion na lang ng tatay at tita ko kung hahatian ung ibang kapatid sa makukuha nilang lupa? Pakiramdam po kxe namin ggawan po nila ng paraan na mahati sa lima. pag nagkataon po, nakinabang po sila pero ndi naman po sila nagtrabaho ng literal sa lupa.
Sna po ay matulungan nyo kmi na mabigyan ng magandang payo. Itatanong ko na din po kung kanino kmi ppde lumapit. Meron na po kme nakuhang abogado. Natatakot po kxe kmi na baka gamitan nila ng lagay ung ibang opisyal ng DAR para pumanig sknila.
Maraming Salamat po.
Best regards,
Reah,
Sorry for the late reply. With regards sa problema mo, sa ownership sa lupang sinasaka ng Lolo mo kung ibibigay na ito ng may-ari ng lupa (amo) nya (1/3 portion) it should be divided into five (5) silang mga anak ng Lolo mo. Kasi we have to follow our law, or else magiging malaking problema ito sa pamilya nyo. Pero kung in case ang may ari ng lupa ibinigay ito sa tatay mo in his name, wala ng share ang mga tito at tita mo.
Tama pong maghanap ka nang magaling na abogado, yong lawyer na bihasa sa mga legal issue about sa lupa specially related to the agrarian reform cases. And see to it na hindi sya bias to the other party (sa mga tito at tita mo.).
Good luck and God Bless.
Engr. Mandreza
Burauen Assessor
Dear Sir,
Been searching for information regarding CLOA and your blog is the answer to my questions.
I am planning to buy a farm lot under Right but with CLOA although I am a bit doubtful about its legalities and the future problem I may encounter regarding DAR. However, based on your replies for the previous posts, it seems fine to buy CLOA from the person who has been awarded. I also realized that it is fine to process the TCT if 10 years has lapsed already.
What are the things that I have to secure first from the owner (person awarded) to make sure that the documents I need are complete.
Thank you so much. Your reply will truly enlighten me.
Best regards,
Edz
Dear Edz,
Sorry for the late reply, we are having internet problem right here in Leyte. Anyway for your inquiries,
first ask from the lot owner a photo copy of the CLOA Title then verify it personally at the ROD for authenticity of the title. Verify also at the Assessor Office if the CLOA has already current tax declaration in the name of the owner. Ask also the from the Treasury Office if the real property tax are paid for the current year. And lastly, has an ocular inspection of the property if it has a tenant or improvements or verify the actual condition or boundaries of the lot. If every thing is okay, contact a lawyer to prepare for the Deed of Absolute Sale. Don’t forget from the owner to get all the documents that is related to the property that you are to going to buy especially the original copies.
Thank you.
Engr. Mandreza
Burauen Assessor
Hello Sir,
Magandang umaga!
Ako po ay nagpapasalamat dahil natagpuan ko ang blog na ito.
Sir, hingi sana ako ng payo nyo tungkol sa lupa ng father ko na naka-VOS at na approved sa taong 2002 at ang CLOA ay naka pangalan sa Uncle ko. Ang agreement (verbal only) ng father at uncle ko ay tatayo sya as DUMMY dahil ng panahon na iyon hindi pa ako sa legal na edad.
Sa ngayon sobra na sa sampung taong ang nakalipas at gusto ng father ko na ma transfer sa name ko, pero dini-deny na ng uncle ko na DUMMY sya at gustong angkinin ang lupa. Sa kasalukuyan hindi na kami pwedeng gumalaw sa lupa dahil siya na daw ang nag mamay-ari. Masakit ito para sa father ko at sa aming mga magkakapatid lalo na’t wala kaming proof na DUMMY ang uncle ko dahil ito ay verbal agreement only.
Ito po ang aking mga katanungan:
1. Bilang isang orihinal na nag mamay-ari ng lupa, may karapatan pa ba ang father ko sa
lupa kahit na ito ay already approved/awarded sa uncle ko?
2. May paraan pa ba na pwede naming gawin para ma restore namin ang lupa?
3. Pwede bang mag file for withdrawal ng VOS?
Maraming salamat po!
Lubos na Gumagalang,
Noybem
Dear Noybem,
Good day. Medyo complicated ang problem nyo sa lupa. Since awarded na ito sa uncle mo medyo mahihirapan na po kayong makuha ang lupang ito sa uncle mo. Unless may consensya ang uncle mo na they have a “gentlemen agreement” between ng father mo. What you would do is try to visit your local DAR office to verify who is the actual beneficiary of that land. If it is your father who is the actual beneficiary, you can now file for cancellation of title to the DARAB (Dept. of Agrarian Reform Adjudication Board). Also, consult a lawyer about your situation for legal advice.
Engr. Mandreza
Burauen, Leyte
Hi Sir,
I’m glad nakita ko ang blog nyo, ang case ko po kasi is, bumili ng lot ang parents ko nung naka abroad ako and ngayong umuwi ako ittransfer ko na po sana sa name ko kasi di pa naasikaso ng parents ko maliban sa pagbabayad ng realty tax. Nung pumunta ako sa RD para magpa annotate sana, ang sabi po sa akin doon eh hindi ko maittransfer ang title sa akin kailangan pa daw po ma “upgrade” ng title dahil CLOA(awarded 1991) lang ang hawak ko, kailangan ko daw po kumuha ng court order. Sa pagbabasa ko po dito wala ako nakita nangangailangan ng court order lalo na ang “upgrade” na tinutukoy. sana po matulungan nyo ako. Salamat
Dear Aila,
Thanks for visiting our website. Your inquiry is about the transfer of real property pero ang title is CLOA. If the date of issuance of title is in 1991 it means na nag lapsed na ang prohibited period of 10 years as indicated on the face of the CLOA. Puede mo na yan ma process to transfer into your name. I presume na ang Deed of Sale ay sa pangalan mo. Kung sa parents mo napangalan pa, you would need another Deed of Conveyance before ma transfer sa iyo.
With regards sa “upgrade” sa title, I think there is no legal basis about that. To clarify the issue I advice you to go to the DAR office, ask them what is this “upgrade”. The best thing to do now is to start the processing of your documents: Go to the Assessor’s Office request for CTC of tax declaration, certificate of no improvement; pay the rpt tax for current year, pay also the transfer fee at treasury office. Then go to BIR for the payment for Capital Gain Tax and Documentary stamp tax. Upon issuance of CAR (Cert. Authorizing Registration) by the BIR, proceed to ROD for registration of your document and issuance of new title. But prior to that you would need the DAR Clearance because it is classified as agricultural land that is subject to such clearance. And dont forget if you have already the title (in your name), you still shall to go to the Assessor’s Office for the transfer of Tax Declaration into your name.
Engr. Mandreza
Burauen
Gud day sir, nakabili ako ng portion sa isang CLOA na land pero hindi pa lumagpas ng sampung taon ang pag grant nito. Ang worry ko po is baka biglang mamatay yung owner baka wala na akong habol sa lupa since yung mga heirs niya ang magti take over sa lupa. Ano kaya ang gagawin ko sa situation na ito?Thank you in advance sir
Mark,
Thanks for visiting our website. Under CLOA title, there are prohibition period that the property should not be sold with in 10 years. Because of that hindi ka makapag-process sa pag trasnfer of title into your name. Naturally, malaking problema kung ang original owner ay mawala na, and the heirs will automatically possessed the property. What you should do is to have an annotation sa nabili mong lupa. Dalhin mo ang DOS together with the “Original Owner’s Copy” of the title to ROD for annotation of your legal claim (portion only). Kung annotated na sa title ang nabili mong lupa, wala nang makaka-claim na iba even sa mga heirs sa nabilhan mong lupa.
Burauen Assessor
Based on the law isn’t it that one cannot sell the property before the 10 years has elapsed? Can it even be annotated and uphold in court if anyone questions its validity since it was purchased before the 10 years elapsed and technically the contract is invalid? I’m just wondering cause I am faced with the same question.
Dear Rex,
Thanks for visiting our website. Sorry for the late reply, we’re having problem in our internet connection just after the Yolanda. With regards to your question, Yes,based on the prohibition on the CLOA title the property is cannot be sold within the 10 years period. First of all, the ROD will not annotate the sale on the title because of this restriction/prohibition. If somebody question the validity of the DOS, yes it will definitely invalidate such contract. My suggestion is since your deed of conveyance (DOS) has already been legalized (means notarized), you should ask to the seller of the property to have another contract in replacement of the first, because of this predicament. Then do not yet have it notarize until the elapse of prohibition period. In this case you are safe, and no one can question that.
Salamat po at may ganitong site napakalaking tulong po nito sa amin patungkol po sa CLOA.
May lupa po kami sa probinsya nakapangalan sa lolo ko ang amilyar,nakafile po sa RD since April 1990 ang Extra-judicial settlement of unregistered land with waiver of right ni lola (para po sa apat na anak nya kabilang po ang nanay ko), mayroon din po approved advance plan of lots file 1984, bayad po estae tax at may affidavit of publication din pero di po natapos mapatitulo ng nanay ko dahil namatay po sya at hindi po napagpatuloy.
Anim po kami magkakapatid at isa po sa kapatid ko ay nakatira sa probinsya nalaman na lang po namin na nagkaroon na ng titulo ang lupa namin under CLOA(et al po sa mga kapatid ni nanay) kaya lang po ang parte ni nanay ay napangalan sa kapatid ko na nakatira sa probinsya. Ang CLOA po ay year 2000 at nais po namin magkakapatid na makuha na po ang aming parte sa lupa? Sabi po sa DAR sa Quezon City ay maari namin transfer dahil sa amin naman ang lupa pero ang MARO at PARO po ay gusto po ay CLOA pa rin pag individual at intay na naman kami ng 10 years bago namin pwede mailipat sa amin magkakapatid. Magkaiba po ang sinasabi ng MARO ay PARO sa probinsya at DAR sa quezon city. Ano po ang dapat naming gawin?
Good day Adela,
Salamat po for visiting our website. First of all, yung mga documents nyo na nakafile sa ROD since 1990 ay medyo wala nang bisa because nagkaroon na nang title ang property under CLOA, and still in the name of her siblings which include ang nanay mo but represented sa kapatid mo. You can get nalang all the documents at ROD for your at least personal copy na lang. Baka magamit pa yan in the future. With regards to your inquiry, since wala na ang nanay mo, you can directly transfer the title to you and of course to your mga kapatid.You should prepare legal document para ma-transfer sa inyo, the document is either Extra-Judicial Partitions among sa nanay (represented sa kapatid mo) mo at kapatid nya, or you can prepare an Adjudication document na kinukuha nyo ang share nang nanay mo. To do this, you will need a lawyer. If you have already the document, you can now start the process by paying the RPT tax, Estate tax at BIR, approved subdivision plan, etc. .and then the registration of the Deed of Conveyance and the issuance TCT at ROD. By the way, in transferring of title you’ll need the original duplicate copy of title.There is no need anymore to wait for 10 years kasi directly to be transfer naman sa inyo. Dont you worry sa mga opinion nang MARO and PARO,as long as you follow the legal process sa mga documents mo.
Burauen Assessor
Hi Sir,
magandang araw po!
gusto ko po malaman kung safe po ba ung binenta sakin na kapirasong lote under c.l.o.a.
1,600sq. m po ung buong lupa,
binenta po saken ung 400sq.m. at gumawa lng po kami nang kasulatan at ipina notaryo sa abugado.
– sapat na po ba ang kasulatan na hawak ko?
– pwede po ba mailipat sa name ko ung lote para hiwalay ang pagbayad sa land bank?
-anu-anu po ba ang mga dapat gawin para malipat sa pangalan ko ung 400sq. m na nabili ko?
* more than 10yrs. na po awarded sa kanila ung c.l.o.a ,
*he never paid anything to Land Bank nor
process the TCT after it was awarded to him.
sana po mapaliwanagan nyo ako.
maraming salamat po.
Dear Melvin,
Thanks for visiting our website. With regards to buying a real property, the most important thing is dapat you have the legal document. It means a deed of conveyance, in this case Deed of Absolute Sale na naka-notarized. In your case, don’t you worry because you have the necessary legal papers. With regards to payment to Land Bank hindi puede pa ma-segregate ang 400 sq.m. na nabili mo unless you are fully-paid sa Land Bank. Since you want to separate sa nabili mo ikaw ang magbabayad lahat sa Land Bank. Sa pag transfer of property ito ang dapat gawin mo; a.) The DOS should be registered at ROD; b.) Approved subdivision plan (by LMS-DENR), because portion lang ang nabili mo. You will hire a geodetic engineer or surveyor for this; c. Pay the Capital Gain Tax, DST at BIR; d.) Get tax clearance from your local treasurer; e.) Pay the transfer fee at the local tresurer; f.) Get certified copies of tax declaration, and certificate of no improvement at the local assessor; g.) Pay the registration fee at ROD; and DAR Clearance if the property is classified as agricultural land.
Burauen Assessor
hi sir,
good day sir! this blog really is a big help.
i have a concern that ill refer to you below.
i am presently processing the requirements for DAR clearance which is needed for transfer of title of the CLOA awarded parcel of land to my father’s name. one requirement is the income tax return of the vendee. in this case, may father had already retired since 1995 and thus, does not have an income tax return. ano po ba ang pwedeng replacement kung walang income tax return ang vendee (my father in this case).
the CLOA was awarded last 2001 and the Deed of Sale was notarized last 2003 and the CAR was already issued. will this DEED of SALE still enforceable considering na hindi umabot ng 10 years prohibition pero nabili na ng father ko ang pupa?
thanks a lot po.
Dear Ai-yen,
Good day and thanks for visiting our website. Your concern is all about the CLOA title and the prohibition of it. For your first concern is the DAR requirement about the income tax return of your father which is the vendee. I believe the income tax return is not one of the requirement in getting the DAR clearance. The ITR is only requirement in BIR because of the TIN which is needed in payment of capital gain tax at that office (BIR). For what purpose of the ITR is in requirement at DAR. The concern only of DAR is for issuance of clearance certificate is that the property owner has not exceed the land ownership of more than 5 hectares. Ask them (the DAR) on the legal basis for the requirement of ITR. And the last concern is the prohibition of 10 years; in this case the notarization is within the prohibition period, medyo you have a problem on this. In your submission of documents to ROD, your DOS will not be accepted even though that you have already the CAR. It cannot be used as primary documents in transferring the ownership, because it will violate the provision in the CLOA. What you should do is to prepare another DOS (just copy the original DOS) and then have it notarized this year (2014). For this, the period has already lapsed of 10 years.
Burauen Assessor
hello sir good day!!! tanong lang po ako kasi meron sana kming lupa na bibilhin kaso cloa sya ,ano ano po ba ang dapat naming unahing gawin para makuhaan sya ng legal papers,un mayhawak po nyan ngaun ay sabi nya po award daw iyon sa kanila…maitanong ko po kailangan po bago naming sya bilhin may papers na hawak un may ari o kami na pupunta sa cloa mismo.slamat po
Dear Melyn’
Just read two posts or emails today and thank you for visiting our website. CLOA ay titulo na issued by the Department of Agrarian Reform (DAR). Ito ay isang title sa lupa na inaward specially para sa mga tenant na wala pang lupa. Ito ay isang programa sa agriculture sa panahon pa ni Presidenting Marcos. Para sa mga katanungan mo before bilhin mo ang lupa, you have to verify first the following; First, ask a photocopy of the CLOA Title from the owner, have it verify at the Registry of Deeds (ROD) for the authenticity and other annotation; Second, ask sa may ari ng lupa kung bayad na ba ito sa Land Bank, kung bayad na get all the receipts, kung wala pa verify at your local Land Bank kung magkano pa ang outstanding balance; Third, verify also at your local Assessor’s Office kung may tax declaration na ito, at the same e-verify din kung bayad na po ito sa mga annual buwis sa local treasurer’s office; and the last is you should visit or you should go to where is the property is. Tingnan mo ang lugar kung wala po itong problema na property especially to the adjoining boundaries. Kung okay na po itong lahat, you can contact a lawyer para gumawa ng legal na documento o Deed of Absolute Sale (DOS). Please take note na ang CLOA ay may 10 years na prohibition period na hindi ito ay puede maibenta.
Burauen Assessor
good day po!
tanong ko lang po sana kung sapat lang ang sinisingil ng processor sa binibili namin lupa. ang case po ng lupa ay CLOA pero above ten years na. dalawa yung titulo nila so kailangan pa cancel ung isa. eto po ang sinabi gastos.
upgrading CLOA to TCT – 35,000
BIR- 6,000
Register to ROD- 5,000
survey- 6500
cancellation – 2000
THANKYOU and GODBLESS!
Dear Jordan,
Thanks also for visiting our website. Your inquiry ay about sa processing of documents for new title (TCT) kung sapat ba ang sinisingil ng processor (aka: Fixer). Actually in our office deni-discourage namin ang amin mga real property owner/tax payer na hindi kumuha ng fixer, dahil tataga-in lang kayo sa singil nila. Usually it is more than twice ang singil nila kaysa kayo na mismong personal na magprocess. Very simple lang ang pagprocess ng mga dokomento, ganito lang ang gawin mo; Ang una mong pupuntahang office ay ang Assessor/Treasury Office- pay the RPT tax, get CTC of tax declaration, certificate of no improvement; Pangalawa sa BIR- kung DOS ang dokumento mo you must pay the Capital Gain Tax (6%), Documentary Stamp Tax (1.5%). The basis for the computation ay basi sa amount sa DOS, sa Market Value sa tax declaration at sa Zonal Value ng BIR which ever is the highest; at kung ExtraJudicial Settlement with Sale ang dokumento mo babayaran mo naman ang Estate Tax. If tapos na kayo sa BIR bibigyan kayo ng CAR (Certificate Authorizing Registration), then after this pupunta kayo sa ROD (Regsitry of Deeds) for registration sa mga documents mo at issuance of title. With regards sa survey, it depends kung ano ang gusto mong ipagawa sa surveyor; relocation survey (masmababa ang price nito); approved subdivision plan/survey (price is Ph 8000-up per lot depende sa layo).
Basi sa ibinigay mong data (price), talagang mataas. My advice better ikaw na mismo ang mag process.
Good Day po sir!
Ask ko lang po kung yung may ari ng CLOA ay matandang dalaga. Then may pamangkin sya inalagaan at ngaun sya ang nagbibigay ng tulong sa kanya. Gusto nya ipamana sa pamangkin yung lupa kaso 5 years pa lang simula ng award sa kanya yung CLOA. Yung lupa na ipapamana nya sa pamangkin ay kailangan hatiin pa sa 2 kasi ibinenta na yung isang lote pero di naman malipat kasi nga under ng CLOA. ngaun masasakitin na yung mayari. Gusto na ipamana sa pamangkin kasi madami sya kapatid at iba pamangkin na maari magmana. ngunit yung bata na lumaki sa kanya at ngsusuporta ang gusto nya pamanahan. Ano po ba dapat nya gawin. Maraming salamat po.
Dear Jeffrie,
Salamat sa pagbisita mo sa amin website. Ang tanong mo kung ano ang gagawin sa may ari ng lupa o sino ba ang kanyang pagpapamanahan? Actually Jeffrie, it is the discretion of the property owner kung sino ang kanyang gustong bigyan ng lupa. In this case na meron nag aalaga sa kanya, ang gusto nya sa pamangking na nag aalaga sa kanya. So, ano ang dapat gawin. Dapat gumawa kayo ng Deed of Donation na ang lakahating parte ay ibinibigay sa pamangkin nya. For this, mag konsulta kayo ng abogado para maprepare ang mga legal documents.
BurauenAssessor
Hi. I am glad I found this website. I am really lost and need your expertise. My grandparents owned four parcels of land that we have inherited. My grandparents were in possession of the properties until they passed away. To present, my mom and her siblings are still in possession of the property. We have been consistently paying the yearly taxes and the tax declarations are in my grandfather’s name. I recently looked into the the tiles of the said prperties and I was shocked to find that my grandparents’ titles were cancelled and that a CLOA TCT was issued in 1994 to another person we do not even know. I did my readings online and I am under the imoression that this was a DAR issuance. How was this posible? How is DAr able to arbitrarily award the hard earned properties of my grandparents without properly compensating them! In case you are curious, We have not received a single centavo from DAR/Land Bank of the Philippines. How do we go with the restoration, if posible, of the original title? Ishis even viable. It has been 20 years since the issuance of the CLOA TCT. I need this resolved but I do not know how. really hoping for your advise.
Dear Vima,
Thank you for visiting our website. Yes, your correct if it is CLOA title it is issued by the DAR. The issuance of CLOA title is by the virtue of PD-27, it is a law during the Marcos time which is the emancipation of farmers (for those tilling the land that they are not owned). It is awarded to them. There are several amendments already of this law and with the present regulations of the DAR, the owner of the land is authorized only to have 5 hectares, while their sibling is 3 hectares each only.
I believe the DAR has sent to your grandparents or administrator of your property a “notice of coverage”. This documents is the formal letter from the DAR informing that the landholdings of your grandparents has been subject for coverage. In the process, your grandparents should therefore apply for “retention of the property”. Since it is long time ago of the issuance of the title, you’re real have a problem on this. My advice is, you should hire/consult a lawyer to file for the annulment of the titles at the DARAB. But prior to this, you should get first important documents such as Tax Declarations, receipts of the payment real property taxes, and certified true copies of titles issued by DAR. You can get a copies of the CLOA titles at ROD, and request also of that office all the transfer/attachment documents prior to issuance of titles. They have all the files and this very important documents, with this, you would be able to know on why it is awarded to other persons and this would be the basis for filing for petition for annulment of title. And lastly, if you have already the documents, make a formal request/inquiry to the Land Bank if they have already released the compensatory amount of the property and who is the beneficiaries.
BurauenAssessor
gud pm po….happy po ako at nahanap ko ung blog site nyo nato….
mag ask lang po sana ako ng some info
im ariel…may nabili po kasi kaming lot na under cloa title pero na i award po sa kanila ay nung 1986..agricultural po xa… ngayon.sabi po kasi saming nung tenant na wala na daw po kaming aalahanin sa land bank gawa ng ung nabili po naming portion ng lote nila ay bayad na po sa land bank..un lang daw po na portion ang binayaran nila sa land bank..may pinakita din po silang receipt samin.ang lote po kasi nila ay 4000sq meter…ay binenta po samin ay ung 500 sq meter…tama po bang wala na kaming iicipin pa sa land bank?hindi po ba kami magkakaproblema sa landbank?pwede po ba namin ma pa tituluhan sa name namin ung portion ng lote na nabili namin?ano ano po ba dapat naming gawin…deed of sale…notarized…lang po ang documents na hawak ko at kasulatan sa baranggay..sana po mapaliwanagan nyo po ako…
thankyou po…god bless
Dear Ariel,
Salamat po sa pagbisita mo sa aming website. Meron ka pangpag-iisipan dahil ang hawak mo lang mga documents ay ang DOS at sa brgy. You still need na iparehistro ang DOS mo sa Registry of Deeds. To do that, first you have to check sa Land Bank kung totoo bang ok na ang mga payment doon. Request for certification na fully paid na sila. Then pumunta ka sa local assessor nyo,magpa compute ka sa realty tax at bayaran mo sa treasury office. Humingi ka sa kanila ng mga tax clearnces. Secondly, go to BIR para bayaran mo ang Capital Gain Tax at Documentary Stamp Tax, after this pupunta kana sa Registry of Deeds (ROD) for registration sa DOS mo. But, prior to this kailangan mag pa survey ka sa nabili mong 500 sq.m. Dahil portion lang ito at ang pangalan sa survey mo ay “Approved Subdivision Plan” with approval sa Land Management Service (LMS-DERN). Kung ok na ang lahat (it means meron ka nang title in your name), babalik ka pa sa Assessor Office para naman magpagawa ka nang iyong tax declaration. Then be reminded na you have an obligation to pay your annual real property tax.
Burauen Assessor
thanks po sa reply nyo…..
pwede po ba kaming magbayad kahit saang branch ng mga assesor at bir?kasi ung lote ay sa silang…pero mlapit lang po kami sa sta rosa at merun din po mga branch don…nalito lang po ako sir,…ung tungkol po sa survey…kanino po ba kami lalapit para sa pagpapasurvey?anong sangay po ng ahensya?at may isa pa po akong concern…ung lupa po kasi na un ay ilang hectares na hinati hati sa mga tenant…tapos ung isa pong tenant ay nagbenta samin nung portion na 500 sq meter…nagyon po nagpunta po kami sa Registry of deeds at ang sabi po samin ay may pending case po ung cloa title na un gawa ng hinahabol po un ng apo nung dating may ari…pero nakalagay po sa binigay samin duon ay Transfer Certificate of Title….tapos dumerecho po kami ng DAR ng trece matirez….pinakita namin sa legal counsel ng DAR ung hawak namin papeles na binigay ng ROD…sabi samin wala naman daw pong problema duon gawa ng naka transfer na daw ung title…nalito po kami sa sagot ng ROD at DAR..kz ang ROD sabi may pending case at ang DAR naman ay ok naman daw walang problema..hinge lang po ako ng opinyon sa inyo…
maraming salamat po…..
In reply to your mga tanong: Ang pag bayad ng real property tax ay hindi puede kahit saan lang. Dapat doon ka mismo kung saan lugar ang lupa mong na-erehistro sa Assessor. For example, kung sa Silang ang location ng lupa mo doon ka magbabayad ng buwis. One more thing, ang Assessor ay hindi doon nagbabayad ng buwis, sila lang ang nag-cocompute sa assessed value ng property. Sa Treasury Office ka magbabayad dahil sila ang may legal authority to collect and accept payment sa realty taxes. Sa BIR payment naman, doon din po sa sa malapit na BIR Office kung saan ang location ng lupa mo.But it is usually sa BIR sa City’s or sa kanilang regional office. But, try lang to ask sa local BIR ninyo kung they will compute and accept payment. With regards to survey works, maghahanap ka nang “private surveyor” or “Geodetic Engineer” para mag conduct ng subdivision survey. Ang pangalan sa survey plan as “Approved Subdivision Plan” na permado ng surveyor at approved ng Land Management Service (LMS) ng DENR. Magbabayad ka lang sa surveyor at sila na lang ang bahalang magsubsubmit sa LMS-DENR for approval. After that, request a copies (blue print) of the approved survey plan.
With regards sa last question mo, medyo magkakaproblema ka dito if kung totoong may pending case ang CLOAng naibenta sa iyo. Dahil kung may pending case, hindi ka makakapag transfer sa nabili mong lupa until such time na maresolve positively (in favor to the CLOA owner) ang result sa court decision. You have to ask again or verify at ROD, kung saan court na file yong case; ask din po kung may adverse claim na nafile sa ROD, if they have, ask for a copy; verify also sa kanila (ROD) kung may annotation sa original CLOA Title. Parte naman sa sinabi ng DAR, “na walang problema na daw dahil ito ay natransfer na yung title”. It means na ang title ay naitransfer na sa beneficial owner based on DAR law. So, they have legal documents to support the issuance of title. Pero, it does not meant that no one na mag keclaim or mag pafile ng case to claim a certain share of that property, as for in this case ang isang apo. I beleive that if meron talagang pending case, ang DAR ay tatawagin ng courte and defend the issuance of CLOA title, dahil ang DAR naman ang nagbigay sa title na ito. So, upon gathering of all the information, dapat mag consult ka ng lawyer or counsel, para he will advice you on the legal matters so that your rights on that property is protected especially the financial aspect.
BurauenAssessor
hello salamat nahanap ko ang blog nyo.may itanong po ako ? ito ang probelma po ng kapatid ko binigyan na sya ng certificate of title from cloa ,since year 2000 at ngayon ang may ari ng lupa gusto nya ibenta ulit sa kapatid ko.paano na naka umpisa bayad na po ang kapatid ko sa land bank and taxes since na award sa kanya ang lupa puide pa ba ng may ari yan makuha nya ang land nya sa brother ko .actually ang lupa yan nerented ng ama namin sa may ari noong 1970 at namatay ang father nmin at nong year 2000 na award sa brother ko po ang lupa .pero bakit ibenta pa ulit ng may ari sa brother ko ang lupa .my papers na po ang brother ko galing ng cloa since year 2000 na sa kanya na po ang land transfer of title. so maibinta pa ulit ng may ari ang lupa na iyan sa brother ko or sa ibang tao?
Dear Ivan,
Salamat sa pag bisita mo sa aming website. Maraming cases na naganito rin ang mga problema regarding sa mga CLOA. Ang ClOA or Certificate of Land Ownership Award ay isang titulo ng lupa na issued by the DAR in accordance to CARP Law. Ang mga beneficiaries nito ay ang farmers (tenants) na walang pang lupa. So, in your case dahil ang Tatay mo ay nagrerent lang, he is awarded to this through your kapatid. It means na kayo na ang may ari nitong lupa, hindi na yong original na may-ari. Hindi na ito puedeng ibenta ng may-ari. In short, wala na siyang “rights”sa lupang ito. One more thing, kung ma-fully paid na ang bayad nyo sa Land Bank, ask or request them a certificate na fully paid na kayo. Also, ask the Land Bank also kung nabayaran na ba nila ang original owner, and ask a certificate na nabayaran na nila ang original owner.
BurauenAssessor
maraming salamat po sa inyong respond.may itanong po ulit ako sana ,ang kaso po ay sa likod ng cloa ng kapatid ko my nakasama na isang tao pero mula noon hindi sya naka pag work dyan sa lupa at pero binigyan sya ng pangalan at mula noon ang kapatid ko po ang nag bayad sa land bank at sa land tax since. paano po ba may kapangyarihan po ba sya or ang mrs nya or anak makuha nya ang lupa na wala naman sila nag trabaho since .ano po ba ang gagawin po ng brother ko po kasi ang brother ko po ang nag work since sa lupa na yan na binigay sa tao nang pangalan at yong tao yan lumayo po .at alam nya po na indi sya naka tira noon at nakapag trabaho sa lupa na iyan so ano po ang dapat gawin po ng kapatid ko po. maraming salamat po
Dear Ivan,
Good day….So, lumalabas na hindi lang ang brother ang may-ari ng lupa. It means na “joint ownership” ang CLOAng ibinigay sa kanila. With regards to the Mrs. o mga anak sa co-owner ng lupa, sila ay may “rights” o ang sinasabing mong may kapangyarihayan sila sa share ng lupa, even though hindi sila nagtratrabaho o nagbabayad sa taxes ng lupa. They are the direct heirs sa lupang iyan. So, para maging sulo na lang ng brother mo ang lupa, dapat kausapin nya ang kanyang ka co-owner at dapat mag execute ng waiver (affidavit) na he’s waiving his rights to the property para sa brother mo. In that way, meron na syang documentong nagpapatunay na siya na ang may-ari sa boung lupa.
BurauenAssessor
once again maraming salamat po sa iyong respond ,may sulat po ang tao na indi daw sya intersado sa lupa at binigay po sa isang tao ang lupa sa case po ng sulat walang notary ng ng lawyer nga binigay nya sa tao ano po ang gagawin ng kapatid ko 3 hec din po yon so indi na makuha ng kapatid ko po ang bayad sa land bank at taxes po maraming salamat
Dear Ivan,
So, kung ibinigay nya sa ibang tao ang kanyang share, it is the discretion nya as the co-owner per CLOA title. Ang problema lang ang sulat ay hindi pa ito notarized, medyo hindi pa ito proof na naconvey na ang property sa ibang tao. Suppose to be dapat “Deed of Donation” at saka notaized by the lawyer. Kung gusto ng brother mo na makuha ang 3 hec. na lupa, ang dapat gawin nya ay kausapin nalang nya ang binigyan ng lupa (the 3rd person) at saka bilhin nya ito, kung papayag or kung hindi naman papayag wala syang magagawa. With regards to taxes, hindi na puedeng ma refund ang nabayad nya including the payment sa Land Bank.
BurauenAssesor
thank you so much for your help god bless you
Your welcome. God bless also.
dear sir madam,may tanong po sana ako yong pamangkin ko po wala naman pangalan naka lagay sa cloa pero noong 2004 pinabayad kmi ng land bank kasi naka lagay daw ang pamangkin ko sa cloa pero itong weeks my nag punta sa amin [ DAR ]at hinahanap ang lot kasi sabi daw ng DAR indi daw binayaran ng landbank yong may ari ng lupa noon kasi bata pa daw yong naka pangalan sa pag measure ng lupa isang araw pumunta ang taga DAR at sabi ng DAR sa kapatid ko indi daw binayaran ng landbank yong may ari ng lupa kasi bata pa daw noon yong pamangkin ko .at bakit alam pala ng DAR namaliit pa ang bata noon at hindi nila sinabi sa amin ng totoo ngayon lang namin nalaman kong hindi sila pumunta sa amin at sinabihan kmi na ganoon .kong hindi kami panay sabi ng may ari nga ibinta nila ang lupa.hindi namin alam kasi ang alam namin ay bakit tinanggap noon ng[ banko] land bank ang bayad at ang land tax kong indi pala na bayaran ng landbank ang may ari .sa pinakatagal tagal na panahon ngayon lang nalaman namin.so ano ang kalagayan ng pamangkin ko ngayon.makuha ba ng may ari ang lupa sa pamangkin ko kasi ang alam namin bakit may pangalan ang pamangkin ko sa landbank at indi nalakip sa cloa .pero kapag nabayadan na daw ng landbank ang may ari malagay na daw ang pangalan ng pamangkin ko sa cloa.please help
Dear Daithi,
Good day at thanks sa pag visit mo sa website namin. Your inquiry is about the payment of beneficiary of CLOA to the Land Bank. CLOA or Certificate of Land Ownership Award ay issued ito ng DAR, ang mga beneficiary nito ay mga farmers na walang lupa, especially those farmers na mga tenants. Suppose to be dapat hindi muna kayo nagbayad sa LB unless na sure kayo na meron kayong hinahawakan documents (like CLOA) indicated the beneficiary of your family. If hindi ito binayaran ng LB ang lot owner, it is possibly na ibigay ito sa ibang qualified beneficiary. Ang mabuting gawin nyo ay pumunta kayo sa inyong local DAR office, ask for assistance on what to do na para maibigay ang lupa sa inyong family, may be kung mga bata pa sila, ay sa ibang qualified person sa family nalang ipangalan. Also verify and secure a copy of CLOA at the Register of Deeds (ROD) in your locality, kung ano ang mga details sa title (CLOA), baka naibigay na ito sa ibang tao. Lastly, for the mean time huwag muna kayong magbayad sa Land Bank kung wala kayong hinahawakan CLOA title mismo. Masasayang lang ang bayad nyo, at saka hindi na ito puedeng marefund.
BurauenAssessor
We have a problem. Our problem is.
We are the sons and daughters of our parents why is it that we are not stated as one of the beneficiary of our Land in the CLOA? CLOA was being made and issued Nov. 2011.
RM Rafols
Dear Rafols,
Thank you for visiting our website. You query is all about the beneficiary of CLOA. Under the CRAP law, only those “direct” beneficiary shall annotated in the CLOA title. As for in this case, your parents, it does not anymore includes the siblings. So, don’t you worry about this because as sons and daughters of your parents you have the right as ‘direct and compulsory heirs” of your parents of that real property you mentioned.
BurauenAssessor
Good day po sir, Meron po akong gustong malaman tungkol sa pagpalipat ng CLOA title sa TCT title sa pangalan naming mag asawa. Nakabili po kami ng lupa 2 years ago with CLOA title awarded last 1992, Nung nagpunta po sa local DAR office ang aking asawa para lakarin ang transfer ng titulo ng lupa na isalin sa pangalan namin sinabihan po siya ng empleyado doon na dapat daw ay i annotate muna ng original na benificiary ng lupa yung CLOA title sa pangalan niya o sa madaling sabi pagawan muna niya ng TCT. Pagkatapos po maproseso yung bagong TCT ay bibilang pa po kami ng 10 taon bago naman mailipat sa amin yung TCT provided na meron kaming Deed of Conveyance (Meron na po kaming DOS and Extra Judicial Settlement at pirmado na po ng bawat panig).
Bakit po kailangan na ipangalan ulit sa dating may ari yung pagpa annotate ng CLOA title samantalang nabili na namin ang lupa? Pwede po ba na sa amin na derektang ipangalan yung titulo ng lupa gayong nabili na namin yun? Saka pinapagbabayad po ang asawa ko ng 19K bilang interest daw kasi hinde nagbayad sa DAR yung dating may ari pero binayaran nila yung mga buwis simula ng i award sa kanila yung lupa. Kailangan pa po ba na bumilang kami ng10 taon simula ng ma annotate yung titulo ay doon pa lang pwede namin ipalipat ang bagong TCT. Hinde ko po alam kung tama po ang sinasabi ng DAR sa aking asawa. Papano po kung hinde naka rehistro sa ROD ang lupang nabili namin pero may CLOA title sya, valid pa rin po ba ang titulo ng dating benificiary?
Sana po ay matulungan ninyo ako at malaman ko kung tama ang sinasabi ng taga DAR as aking asawa ang kung ano po ang dapat kong gawin.
Maraming salamat po.
Dongming.
Dear Dongming,
Salamat sa pagbisita mo sa aming website. Yong lupa mong nabili with CLOA title ay awarded na since 1992, it is means na ngalapsed na yong 10 year prohibited period. it is also means na you can process na sa mga documents para sa pangalan ninyo. You have already the DOS and Extra-Judicial Settlement, there is no need anymore ipa-annotate yong mga original na benefeciary sa titulo. Dapat sa inyong pangalan na ang mailagay sa titulo which ay TCT na ito. With regards sa payment ng buwis, ask them sa mga resibo or other documents to support na totoo silang nag bayad, the you have to verify it either sa local treasury office ninyo o sa Assessor office. Ask them also a copy of the tax declaration of that property.
Your last question ay papaano kung hindi rehistrado ang CLOA sa ROD? Medyo may problema ka kung ang nabili mong lupa na may CLOA title na hindi pa po ito registered. Maraming goverment agencies ang gumawa ng mga “TITULO”, isa na dyan ang DAR, ang DENR, at saka ang Court mismo. Pero lahat ng mga title ay dapat rehistrado sa Registered of Deeds. Yong title na hindi pa rehistrado sa ROD naturrally hindi ito valid. Ang original title ay dapat munang dalhin sa ROD for registration. Malalaman mo yong title na rehistrado dahil meron mga initial and signture of the ROD Officer. To make it sure dapat you have to validate or verify the authenticity of that title sa ROD office mismo.
BurauenAssessor
Good day…what if seller (grantee) of land only have CLT since 1996…and said land was used to pay for debts made by the grantee…. and he (grantee) did not pay for anything at all to get the CLOA? All docs will be filed only now, do we still need to wait for another 10 years? before we can have the CLOA changed to TCT and it be transferred to our name? Or does the 10 years starts on the day he gets the CLT? If CLOA cannot be used or transferred to another person for 10 years? and we agree to his terms to have the said land as his paymenty…What if the grantee dies (hwag naman sana) before the 10 years is over? That would mean contract made to use the CLT (Land) as payment for his debt is forfeited or be considered null and void? I assume that if that happens the said land (CLT) would be transferred to is immediate heir.
Good day it is me again, thank you so much for your blog, it is very informative. Such a big help for us novice in real estate.
I have additional question though, can a CLOA grantee issue another CLOA to a buyer? Though base from this blog and your answer to all questions here, I guess not, since as you have said, “CLOA is given by the governement to tenants (farmers) who till land that is not theirs”. Dit I get it right? I just need to hear from an expert like you that what the grantee is offering would be sort of a fraudulent transaction. The CLOA holder suggested that he will issue another CLOA (as payment for his debt) in our name in exchange for the CLOA that he is holding. By the way, found out that the grantee have the CLOA since 1996 guess 10years prescriptive period is out of the question here.
So what he wants is cancel his CLOA and issue another CLOA on our behalf. Which from the looks of it is not legal since we are not farmers and did not till the land in question. We suggested that have the CLOA changed to a TCT on his (grantees) name and once TCT on his (grantee) name is available that is the time transfer the TCT on our name. Is there a shorter way than this? Can a TCT be issued to us even if CLOA is not in our name?
Another thing, we will get only a portion of the land, “Approved Subd plan” is duly signed by LMS-DENR.
sorry for the long vent and lotsa of questions here.
I want to do everything myself and do not want to make use of the Grantees help anymore, here are the only documents that I am holding right now.
1. Deed of sale
2. Approved Subdivision Plan
From here don’t know where to go, the grantee referred me to someone who could help us, but he suggested (same as grantee) that CLOA will be issued on our name. Which of course we are not in favour of.
He (fixer) gave us a list on the things that needs to be issued. I haven’t seen any of this lists on your blog.
1. MARO Edoresement
2. Legal Ocular Inspection
3. Written request to transfer awarded land by the transferor
4. Certified True Copy of Title
5. Certified True Copy of Tax declaration
6. Certificate of full payment of amortization DAR
7. Certification from NIA
8. Certification regarding Loans (equipment, production,etc.)
9. Tax Clearance
10. Affidavit of Transferor stating that the subject property has no pending case at Darab, or any of its adjudicator, DAR office of the President.
11. Affidavit of the Transferee on the aggregate area on his agricultural area and non filling income tax
12. Community tax Cert of Transferee
13. Certification of the provincial Assessor office regarding the extent of the agricultural land holding
14. Certification by the Municipal assessors Office regarding the extent of the agricultural land holding of the transferee within the province
Please help me enlightn n why do they need all the things enumerated above.
And how can we process the transfer on our own having only the two documents stated above.
Thank you so much.
Dear Jit,
Thanks a lot for visiting our website. Your concern are all about how to process the documentation of “transfer of real property” and a lot of question about this. Firstly, CLOA or Certificate of Land Ownership is title given to the farmer’s beneficiary, but it doesn’t mean that it cannot be transferred anymore to non-farmers. Once this property has been convey to another person (not his direct heirs), the buyer has the legal right already to this property. Also, the CLOA (Original Title) can be transferred already to the buyer through a TCT (Trasfer Certificate of Title) upon processing and complete documentation requirement by concern government agencies. Secondly, the 10 years prohibited prescribed period; the 10 years prescribed shall start based on the date indicated on the face of the CLOA title, as for in this case which is 1996 therefore it is already out of question. The waiting period is already over, therefore there is no more additional waiting of 10 years. You should process now your papers in order that title of that property be in your name already.
Another concern also of yours is the forfeiture or annulment of debt payment if CLOA be transferred to the immediate heirs. You have already the Deed of Sale (portion only), as long as you have this documents you have already the legal rights as new owner of a portion of that property. Make it sure that your DOS is legally notarized.In your second email your question is “can a CLOA grantee issue another CLOA to buyer?” Yes.. the buyer can issued a CLOA title but in form already of a Transfer Certificate of Title or TCT. The CLOA title being issued to the beneficiary or grantee is the “Original CLOA”, and next succeeding issuance of title is already TCT.
And lastly, since you would process personally your papers and by not having hire a fixer to do the complicated works. Here are the processing involve;
1. Go to your local Treasurer Office pay for your real property taxes of your bought lot, then request for Tax Clearance Certificate, and pay for the “Transfer Fee”;
2. Go to your local Assessor Office request for certified true copy of tax declaration of that property. Request also for Certificate of No Improvement of the lot;
3. The next office you should go to is the BIR, you must pay the Capital Gain Tax (6% of the amount in consideration in the DOS or the Market Value of the Tax declaration or the Zonal Value of BIR which ever is higher); pay also the Documentary Stamp Tax (1.5%)and the Certification Fee. Once you are cleared from the BIR , they will issue one document which is called “Certificate Authorizing Registration or CAR”. This is one important document that to be submitted to ROD and Assessor Office. Note: At the BIR, prior to processing of your documents, they will give you a lists of requirements that you should comply.
4. The next office is the ROD, for the registration and titling of your bought property. At the ROD you should submit the following documents; a.] DOS duly stamp with BIR; b.] CAR or Certificate Authorizing Registration; c.] Certified True Copy of tax declaration and certificate of no improvement; d.] Tax clearance certificate and O.R. of payment of Transfer Fee; e.] The Original CLOA Title (not certified copy); f.] Approved Subdivision Plan; g.] DAR Clearance Certificate: The list of 1-14 you mentioned are the DAR Clearance requirement. Under the law, the processing for titling of an Agricultural land must have a DAR Clearance, this is important in order to determine the compliance of CARP Law. 5.] And lastly of course, the payment of Registration Fee to be determine by ROD. Please take note also that the ROD has their owned set of requirement that to be comply also.
Once you have completed at the ROD, means that you have already the Title in your name, you must mandatorilly go to your Assessor Office to “Transfer” the tax declaration in your name. For the requirement at the Assessor Office visit again this website. Please don’t forget to pay your annual realty taxes on time to avoid penalty.
BurauerAssessor
Hello po,
Safe po bang bumili ng land na rights lang po.
Dear Shep,
Thank you for visiting our website. Basically NO, it is not safe na bumili ng lupa na “rights” lang. You should ask the seller kung meron itong “Title”, tax declaration, receipts of payment of real property taxes, and you have have an ocular inspection kung saan ang lupang ito. And don’t forget to authenticate sa mga documents na ibinigay sa iyo. Kung “Title” you must go to the Register of Deeds, if tax declaration at receipts of payment dapat pumunta ka sa Assessor at Treasury Office respectively.
BurauenAssessor
One more thing po,
Sa pagkakasabi nyo po hindi safe bumili ng rights lang po,Ano po ang best way na dapat gawin if nakabili na ng land na rights lang po galing sa barangy?
Maraming salamat po
Dear Shep,
Good day…can you give more details sa nabili mong lupa. Meron ba itong Deed of Sale? Ano ba ang mga documents ang hawak mo?
Bakit galing sa brgy? Ano ba ang classification nito “Timber Land”, Public Land”, o ” Alienable and Disposable land na ba ito?
BurauenAssessor
Good day po,
Can a holder of a CLOA which was ‘bought’ recently, lease it out to a third party? Third party will engage in agricultural activities. Area for the lease agreement is around 50 hectares.
What should the third party consider in this lease agreement (e.g. CARP)?
Very much appreciative of the time and attention given, not just to my query but also all others.
Maraming Salamat Po!
Dear John,
Thank you for visiting our website. As for your inquiry, Yes, the land owner has the right to lease his/her property depending on their lease agreement. Every real property owner, we have the so called principle of “bundle of rights”. As real property owner you have the right to use your property; either to develop it, depose, lease, sale, donate, etc.As for in this case, the third party might develop it into commercial farming, e.g. devoted commercial livestock, or fruit farms,or orchards, etc. What is important here is to develop the said land into productive one so that it can help the local economy where this property is located and in general our country.
Burauenassessor
Good morning po. I am planning to buy a parcel of land po which is still under CLOA. We have to wait for five years po raw kasi nakaka-five years na po sa 10 year-period. Voluntary po raw na ibinigay yung lupa sa tenant. Ideal po bang bilihin yung lot? Kasi po agricultural ang classification so mas mura po market value pero ibinebenta po sa amin for Php 1,500 per sq. meter. Nakakatempt po kasi gawa bagama’t agricultural classification eh malapit lang sa mismong bayan. Kaya nga lang po, nagdadalawang-isip pa rin po kami kasi maglalabas din kami ng pera at mahal din naman po yata ang pagpapatitulo. Thanks po.
Dear Ronnel,
Thank you for visiting our website. Any holder of CLOA title who is the recipient or beneficiary of the CARP law who are willing to sale their property ay pueding bilhin. Ang importante lang ay dapat mong ma verify or ma-validate ang mga documentong hawak ng may-ari ng lupa. Ang CLOA title ay dapat ma verify ang authenticity sa ROD, bayad na ba ito sa Land Bank, meron na ba itong tax declaration at mga payment na ba ito sa buwis. Tama ba ang ibinigay na location sa lupa, dapat mag conduct ka ng occular inspection nito. Mag tanong ka sa mga nakatira doon, verify it baka may dispute nitong lupa at saka baka may problema pa nito. All of this ay dapat maconsider mo, mahirap na later on na nabili mo na then may mga problema pala itong lupa.
Burauenassessor
Dear sir,
i bought a lot not knowing the same as cloa title although the 10 years had already lapse when i will transfer the same to my name it was denied on the grant that i already bought more than 5 hectares.\
how can i transfer the property i bought even if i have more than 5 hectares cloa titles? Thank you very much..
edsel
Dear Edsel,
Thank you for visiting our website. Under the CARP law (RA-6657), the owner of land (agricultural) is allowed only to owned the maximum of 5.0 hectares and if he/she has children it is only 3.0 hectares each. In you case, since you have already attained the maximum allowed ownership of agricultural land naturally the DAR will denied your request. That is why in processing for the titling of an agricultural land, the ROD required a DAR Clearance Certificate. This is to determine in the compliance of the CARP law. In your question on how you can transfer a property even you have more than 5.0 hectares, you cannot definitely transfer that property in you name but if you have children, or brother or sister the law allowed that.
The irony is all the documents is not in your name but in principle and in reality you are the true owner.
Burauenassessor
Dear Sir:
Magandang araw…Maraming salamat at nakapa informative ng inyong site.Meron po akong idudulog na kaso sa inyo…Ako po ay nakabili ng lupa(residential lot) noong 2007 sa aming barangay na may sukat na 365 sq.m.Tanging ordinaryong kasulatan lamang at kopya ng Tax declaration ng Seller ang hawak namin.Ako na rin ang nagbayad ng mga buwis sa munisipyo mula sa taong di nabayaran ng Seller.Sa napakatagal na panahon ang lumipas ng pagbayad ng buwis,hindi ko naasikaso ang paglipat sa aking pangalan at sa pagpapatitulo.Mahabang proseso daw..Kaya this summer,inasikaso ko.Magpagawa po ako ng Deed of Sale,at pumunta sa BIR para magpa compute sa capital gains tax pero di ko po tinuloy ang pagproseso sa dami pa ng requirements at sobrang taas ng babayaran ko .Pag uwi ko nakausap ko yong friend kong nagtatrabaho sa isang bangko.Sabi nya sa ROD daw ako muna pumunta baka makapagbigay sila ng suggestions sa pagpapatitulo ng lupa.Sa DENR daw ako pupunta sa pagpapatitulo ng lupa,aniya ng ROD.Ngunit tinanggihan kami ng DENR kasi,hindi nila sakop or in jurisdiction ang aming barangay.Hawak daw ito ng DAR at ayaw daw nila manghimasok sa lugar ng DAR.Kaya sa DAR ko tinanong ang mga bagay tungkol sa pagpapatitulo.Di tulad ng DENR na TCT ang titulo nila,CLOA daw ang ibibigay ng DAR.Gusto ko sanang makakuha ng titulong TCT…Pero kong sa DAR ako magpatitulo,,ano -ano ang mga proseso at requireements na kailangan nila…Hindi kasi malinaw at ayaw nilang ihayag ang mga proseso.Gusto pa muna nilang magpasa ako ng Waiver of rights ng Seller.
Seventy percent of the barangay land use is for residential and the rest is in agricultural and other purpose.Only few of the residents have CLOA titles.Most of the residents are employees and businessman and thus the place,considered as the commercial center of our municipality.DAR and DENR offices are located in our barangay.Last year,the DAR refused to accepts application for titling for the reason of a certain order issued by their regional office.Furthermore,I would like to ask these questions:
1.Wala ba kaming chance magpatitulo sa DENR dahil sa within jurisdiction kami ng programa o sakop ng DAR?
2.Ang DAR ay para sa mga agricultural farm,bakit namimigay sila ng residential lot?at bakit hindi nila inasikaso ang CLOA nang namigay sila noon hanggang ngayon ?
Maraming salamat po sa inyong tugon….Mabuhay po kayo.
Dear Sandro,
Thank you for visiting of website. Sorry for the late reply medyo may problema kami dito sa internet. It is very clear to me na medyo you are frustrated sa mahabang processo sa documentation sa real property mo. Majority sa nakakabili ng lupa ayaw nang magpatuloy sa pag process dahil sa daming requirements at medyo mataas pa ang bayarin. Ang iba dyan no other choice but to hire a fixer at mas lalong mahal ang services charges. So, sa unang tanong mo “Wala ba kaming chance magpatitulo sa DENR dahil sa within jurisdiction kami ng programa o sakop ng DAR?” Kung ang nabili mong lupa ay classified na itong “Residential” its means that under the tax declaration ito ay residential na you can have titled that at the CENRO-DENR. Meron ngayon bagong law under RA-10023 “New Free Patent Act on Residential Land” (March 2010), it provide the specific provision on the maximum coverage on this law. For Highly Urbanized Cities only 200 sq.m.; for Cities – 500 sq.m. ; for 1st – 2nd Class Municipalities – 750 sq.m. and for other Municipalities – 1,000 sq.m. Here of the several requirements of that office: the Deed of Sale, Tax Declaration, approved survey plan of your lot with technical description. Kindly visit your CENRO office for more detailed attachment.
On your second question: Yes meron rin issued residential lot under CLOA but this is a part or portion of an agricultural being distributed to the farmers beneficiary. Basically itong area (residential) ay yong tinitirikan ng bahay nang farmer which is considered or classified as residential. Hangang ngayon maraming problema ang mga lupang covered ng CLOA. It is not only in your place but its all over in our country. Hindi matapos-tapos ang mga processo, in fact some of this has created problems between the land owner and the tenant (beneficiary).
Burauenassessor
Sir,
I just found out that my forefather has three (3) Emancipation Patents (EP) and I have already copies from the Registry of Deeds. These EPs was encumbered in favor of Land Bank of the Philippines. Upon checking at the LBP, the said titles was not in their registry which means we could not pay it. What would be the best thing to do to process these titles and to acquire TCT? I have also acquired copy of the approved plan from the LMS-DENR. Thank you and hoping for your respond sir. God bless.
Dear Joe,
Thank you for visiting our web site. As for inquiry, first thing you should do is to prepare a Deed of Conveyance:Deed of Extra-Judicial Settlement of the heirs of your forefather. You should produce the original duplicate copy of EPs title because w/o this document you cannot transfer a TCT at the Registry of Deeds. You should pay also the rpt taxes and the transfer fee at your local treasurer office. Then go to the BIR for the payment of Estate Tax and Documentary Stamp Tac. Once you have already the CAR-Certificate Authorizing Registration you can proceed now to ROD for registration of your docs. and issuance of TCT. Also since this is an agricultural land, the ROD would require DAR clearance. One more thing, you should clear the encumbered annotation of the title at the LBP.
Burauenassessor
Hi, balak po kasi nmin bumili ng lupa.. Cloa title po eto. hindi pa bayad sa landbank at may kakulangan din ang dating may ari sa pagbabayad ng amelyar.
magkakaron po ba kami ng problem sa lupa pag nabili na namin? papano po ba nmin mapapatransfer sa pangalan nmin ang title? ano ano po ba ang dapat unahin at gawin
Dear Mayren,
Salamat po sa pag bisita mo sa aming website. Ang unang mo ay humingi sa may ari ng lupa ng copy sa CLOA title. Echeck mo ito ang kanyang authenticity sa ROD at saka tingnan kung kelan ito na issue (date) dahil meron ditong 10 years na prohibited period na hindi ito pweding ma ebenta during this period. Hindi ka dapat magproblema as long na ang documento ay mga lengal. Sa pag transfer na sa title, the basic ay ang Deed of Sale, payment sa rpt taxes at transfer fee, payment din sa BIR-Capital Gain Tax at Doc. Stamp tax; Tax Declaration from Assessor. Importante din ang original duplicate copy sa CLOA title.
Burauenassessor
Sir I am now in the process of buying land classified as CLOA. The owners are saying that the 10 years prohibition to sell has already lapsed because the mother title (CLOA) was awarded to them a brother and sister co-owning 4.5 has last Dec ,2000. Now they are are in possession of 2 titles that essentially divides the original property between them but now includes the name of their respective spouses. These titles are also classified under CLOA awarded Dec 2013. They are advised that they can sell the land because they are the owners of the original title and that the 10year prohibition has lapsed since it was awarded in the year 2000. They claim to have consulted the provincial DAR and are representing that the transaction can proceed. My question is would current titles which are classified CLOA and sill carries the 10 prohibition cause a problem in this transaction? What would you recommend under these circumstances? Both couples are willing to sign the appropriate deed of conveyance and are presently aquiring certificates from the land bank and DAR.
Dear Dan,
Thank you for visiting our website. Your main inquiry is the 10 years prohibited period of the current CLOA title which is already a TCT. If the Transfer Certificate of Titles (under CLOA) is still indicated in the face of the title, therefore it is still carries the prohibited period which shall be reckoned on the date of issuance of the title (2013). If they have claimed that its okay to sell this per DAR office, better consult for a second opinion on the legal interpretation by appropriate lawyer. But for me its don’t hold water, you might have a problem later on. Better check first before your final agreement or perfection of contract (DOS).
Burauenassessor
Dear Sir:
Good day! I am planning to buy an agricultural land under CLOA. Almost 7 yrs na po sa kanila n naka CLOA. Ano po ang maganda namin gawin? Okey lang po ba bilhin nmin yun bukid? hindi po ba kami magkakaroon ng problema balang araw? salamat po
Dear Alon,
Thank you also for visiting our website.
Wala naman problema kahit sinong tao ang bumili ng lupang under CLOA as long as ito ay mga legal na documento. Ang importante lang gawin mo ay e-double check mo ang mga documents na ibibigay sa iyo nang may-ari ng lupa before ka magbayad. For example ang CLOA title mismo, verify it sa ROD sa authenticity; ang tax declaration kanino ba ito naka pasapangalan sa CLOA owner na ba o baka sa original previous owner pa ito; bayad na ba itong lahat ang mga prt taxes; mag conduct ka ng ocular inspection sa lupang ito at mag tanong ka sa mga adjacent lot owner baka my “dispute” ito or may kaso na ito sa courte.
So, be investigative at sayang lang ang pera kung later or may problema pala ito.
Salamat,
BurauenAssessor
Hi Sir,
Good day!
My father is a CLOA beneficiary of 5,000 sq. meters of land in Floridabalanca, Pampanga. He told me that he already paid taxes for the whole 5,000 sq. meters. He gave us 600 sq. meters each children (5) for a total of 3,000 sq. meters. Then he hire a fixer to process subd plan for individual T.C.T.. Below are the break down of the expenses that the fixer wants to collect so we can claim the land title.
Expenses Summary for Titling
Re: survey..land conversion from sugarcane land to subd to individual T.C.T.
Expenses for individual titling of T.C.T.
500 – deed of sale
2,500 – re: survey
1,000 – approval of survey plan
375 – title transfer
5,000 – title of registration
3,000 – certification, documentation
2,000 – miscellaneous expenses
1,000 – share for 3 title T.C.T. of road
6,750 – BIR ( Area= 600 sq.m. x P150 = 90,00 x 7.5% = 6,750)
P 22,125 – total expenses for area of 600 sq.m.
We need to pay the fixer P 22,125 each children to claim our the land title.
Question:
Is the cost given to us legitimate?
Thanks in advance for your reply on this matter.
Mhon
Dear Edmon,
Thank you for visiting our website. The processing of documents of real property being transfer are very tedious work and takes a lot of time, and course some it involve substantial monetary amount. For those people who are busy or hesitant to do the tiresome work they resort to hiring of a fixer. Fixer or processor is a good alternative to do the work as long as it can be controlled by the one who hire. It must be clear for both party on what services (documentations) to be deliver and the corresponding value of services. As in your case, comparable to the present rate for processing of documents it is already somehow reasonable. What is important here is to monitor on what stages are the processing already and to control the release of money.
BurauenAssessor
gud eve,,,i like reading your replies to some of the queries about CLOA Land. We have one too but one of the co-owners used it as collateral in the bank for a loan under his name. Now the other owners want to separate from this mother title and underwent DARAB Case where the decision is already final and executory for individual CLOA title.This is still under cloa because it is only 7 yrs. But the one who loaned it is not willing to retrieve the title from the bank. The bank only issued a certification that the title is in them.Can any agency retrieve the cloa title like DAR? since the one who loaned it said he will not honor the court’s decision and has no plan retrieving the title from the bank.
Dear Vilma,
Thanks for visiting our website. The property was mortgaged at the bank and the collateral is the CLOA title but with in the name of one co-owner’s only. Definitely the bank will not release the title unless it will be fully paid by the mortgagee. The bank has the legal basis to hold the said title, and any court will not issue such release of the document because of the law on mortgage unless otherwise the loan is matured or fully paid. Since you have to separate the title, to must need the original duplicate copy of title. Without this important document you cannot start the processes on the separation of the title.
BurauenAssessor
so what shall we do now? is that original duplicate copy of title is the one submitted in the bank? or we can secure that from which office? because we really want to have separate title and we don’t want to wait for the full payment of the loan since the mortgagee is not also paying it religiously..
Dear Vilma,
First you should request a certified copy of title at the Registry of Deeds (ROD). Then, try to request to bank that you would borrow the “original owner’s duplicate copy” of the title in order na para ka makapag transfer sa titulo. But, before that you will need to hire a geodetic engineer to subdivide the property and have it approved by the Land Management Service (LMS) of DENR.
BurauenAssessor
Hi My Boss want to buy cloa lot? Ang sabi po ng DAR, kailangan po nila ng clearance.. mahirap po ba ilipat ang CLOA?
Good day,
Nkabili po ang boss ko ng 8 hectares cloa title,
Tpos ang sa DAR ang dami kailangan CLEARANCE? DADAAN SA DARAB AT PROVINCIAL MARO
KAILANGAN BA TLGA UN SA REGISTER OF DEED?
WALA BANG MAS MABILIS NA PARAAN?
Di ba kasaaad na title 10 years pede na ibenta? bakit ang dami pa hinihinge?
Dear Mc,
Thank you for visiting our website. We have law on property registration (PD-1529) being implemented by the Registry of Deeds. Ito ang batayan nila kung nag paparegistro tayo ng lupang nabili natin. What is the purpose of registration? Basically, its our protection sa nabili nating lupa. There are so many cases na maraming property owner na nag “dodouble sale” sa lupa nilang na ibenta na. For example, dalawa kayong nakabili ng the same property, tapos ikaw hindi mo naparegistro ang nabiling lupa mo, kung mag kaso o dispute ito sa korte ikaw ang magiging talo dahil yong property mo ay hindi registered sa ROD.Kailangan ba ang DAR Clearance, yes, ito ay one of the requirement bago mo makapagregistro o maka pag transfer of title. Ito ay requirement for those land classified as Agricultural Land at wala na itong ibang paraan, you have to comply all the requirement of the DAR.
BurauenAssessor
THANK YOU FOR YOUR reply..i’ve been waiting for it. The requirements provided by ROD are already complete including the subdivision plan and the decision of finality from DAR after it underwent DARAB case.. it is the mother title that we are lacking because it is in the bank where only one of the owners has submitted it as collateral. When we asked him to sign in the undertaking so we could borrow the mother title from the bank, he refused.He said, he does not honor any decision from the court because of personal reasons. He just said that we should wait until the loan is fully paid. But the other 5 owners could not wait anymore especially that the loan is not paid religiously. Our problem is, how can we get the original title from the bank or is there another copy of it from ROD or DAR that we could borrow?
Dear Vilma,
There is only one “original duplicate owner’s copy” of the title, in this case the title is in the bank, while the “original copy” of the title is at ROD as their file. The original copy cannot be release by the ROD. In order to have a transfer certificate of title (TCT), you’ll need the owner’s copy because it will be annotated by the ROD that the property has been sub-divided by the co-owners. Since, you have already the finality of the decision from DARAB, try to have a presentation or talk to the DARAB, to make a formal request directly to bank requesting to borrow the title for segregation of the property by the co-owners based on their final decision.
BurauenAssessor
thank you for your enlightenment… you are so generous of your ideas even for free..we will try what u said..again thank you.
good day po
magtatanong lang po sana ako meron po kasi ako CLOA LAND TITLE but suddenly hindi ko na po makita i didnt remember kung saan ko nilagay ibig sabihin po nawawala yung CLOA TITLE ng lupa namin
paano po ako makakuha ng copy ng land title namin and how can i transfer it to TCT
salamat po ng marami
Dear Toh-sing Tan,
Thank you for visiting our website. Kung nawala ang CLOA Title mo medyo may problema dahil you cannot transfer a title with out the original owner’s duplicate copy. Pupunta ka sa court para magpetition for issuance of second owner’s copy. Medyo gastusin didto dahil you have to hire a lawyer for the petition, and saka medyo matagal ang processo dahil magcoconduct ito ng court hearing. Kung meron copy kana sa title puede ka nang mag pa transfer, all you have to do is pay muna ang realty taxes, bayaran mo ang capital gain tax at documentary stamp tax sa BIR, at saka iparehistro mo ang deed of sale mo sa ROD including sa pag transfer of title to TCT of that same office.
BurauenAssessor
If the darab will request for the title, does the bank have no right to refuse to let darab borrow the title for segregation of other owners who are not mortgagee?
Dear Vilma,
I think the bank would not refuse because DARAb has a legal existing as quasi-judicial entity unless otherwise the bank has a legal basis not to do so. Just try lang to talk with DARAM office.
BurauenAssessor
Thank you…the bank is cooperative though they even gave us the certification that the title is in their custody…but im just afraid if the mortgagee might tell the bank to refuse anybody who will borrow the title because he says he does not honor any court’s decision.But your input is very helpful.
Dear Vilma,
Your welcome….just dont forget “in every problem there is always a solution”.
Good luck.
BurauenAssessor
Good day po, may problema po kame ngayon saming lupa, under Carp voluntary offer to sell since 1997 po, nung nagfollow kame para dun sa cloa title namen nawawala po daw sa DAR/PARO pampanga. Pero sa computer system nila may CLOA serial no. Napo kame yung hard copy nawawala po daw, sa loob ng 18 years madalas po kame nagfafollowup sa DAR ngayon lang po nila sinabi na nawawala po yung isang folder na ang laman ay mga cloa title, wala po kaming nabayarang tax kasi nga po wala notice samen. Ngayon po may pumasok sa lupa namen at nagbabakod na kukunin na daw nung may-ari yung lupa namen at walang magawa ang mga pulis at barangay kasi daw for peace and order lang po daw sila, medyo nakakatension na dito sa lugar namen. Pano po kay magagawan nang paraan yung nawawalang cloa title sa DAR mismo nawala? Maraming salamat po sana matulungan nyo po kame sa issue namen
Dear Stevie,
Salamat sa pag bisita mo sa aming website. Base sa salaysay mo, kayo po ay isang beneficiary sa CARP at saka meron ng issued na CLOA title. Kung ang CLOA title na ito ay registered sa ROD, puede kang mag request ng certified true copy of that title sa Registry of Deeds. Kung hindi pa, medyo may problema tayo. What you should do ay mag formal demand ka sa DAR kung bakit ito ay nawala, at saka magpatulong ka nalang sa kanila (DAR) kung papaano ito gawin ulit para ma issuance ka ng title. With regards sa pumasok sa lupa nyo at saka nagtayo nag bakod dapat ay ipa blotter mo sa barangay at saka sa police station. In that way, importanteng recorded ang nangyari dyan sa lupa nyo at saka you are protesting sa pumasok dyan. Kung sakaling later on may court litigation kayo at least meron mga documentong ma-pro-produce at meron din mga witnesses.
BurauenAssessor
Good day. May tanong po ako regarding collective CLOA title (VLT). Yung nabili po naming Lupa under CLOA ay may 6 na beneficiaries na naka-indicate sa CLOA. Lapse na po yung 10 year prohibited sale period na nasa title ( noong 1999 pa). Sabi po ng MARO nung ipa-transfer na sana namin sa pangalan namin yung lupa ay naka-schedule raw po na hati hatiin yung lupa sa 6 na beneficiaries kaya ang suggestion nya ipa-sukat na lang muna para mabigyan ng individual titles at ibibigay sa amin yung 6 na titles. Pagkatapos, maghintay pa ng another 10 years bago mapalipat sa amin yung individual titles. Meron na po kaming DOS galing sa mga beneficieries. Tama po ba ang advise ng MARO na hatiin muna sa mga pangalan ng benefeciaries ang lupa at saka maghintay ng 10 taon bago ipalipat sa pangalan namin? Pwuede ho ba naming bilhin yung existing collective cloa at i-transfer na rin sa isang collective title na nasa pangalan na namin para mapadali yung transfer gayong tapos na naman yung 10 year prohibited sale period? May posibilidad ho ba na maging iba ang advise ng MARO at ng DAR legal? Kailangan ho ba ng MARO endorsement para ma-transfer yung title sa amin? Paano ho kaya ang Capital gains tax na dapat naming bayaran sa BIR kung another 10 years pa ang hihintayin? Salamat po for any advice you can provide.
Dear Cris,
Thank you for visiting our website. Surely, ang property mong nabili ay ikaw na ang rightful owner. You have all the DOS of those beneficiaries naman. Ang problema lang ay ang pagtransfer sa title. Dapat kausapin mo ang mga nagbenta (benefiacies) sa iyo ng lupa na make a formal request (Black & white) to DAR/MARO na huwag ng ipagpatuloy ang pag segregate or pag issue ng individual title dahil ito ay naebenta na. Sa tingin ko ang mga benefiacies ay may request sa MARO na ma-issuance sila ng kanikanilang title. With regards to advise of MARO and DAR legal, yes, may posibilidad na iba ang kanilang suggestion o advise. But mas maganda kung sa DAR legal ka mag request for clarification about your property dahil mas meron silang legal authority to say so.
Actually, ang isang kailangan sa pag transfer ng title (for agricultural land) is DAR Clearance Certificate. Ang MARO endorsement ay isa lang sa pagproceso sa pag kuha ng DAR Clearance. Ang nag i-issue ng DAR Clearance Certificate ay ang PARO. But prior to this, nag e-endorso muna ang MARO to PARO. With regards naman sa BIR CGT, kung babayaran muna, itago lang muna ang mga reciept (OR) of payment, ito ay puede pa rin even after 10 years. Pero its better na e-process mo na ang mga documents mo (DOS), have it registered at ROD and have it transferred also the tax declaration at your local assessor, kahit wala ka pag title in your name. In that way meron ka nang proof of ownership dahil meron ka ng registered property at saka nagbabayad ka na ng annual realty taxes.
BurauenAssessor
Magandang hapon po sir
May nabili po kami lupa, sabi po nung may ari eh nilalakad n daw po un title and since first time nmin bumili ng lupa and kaibigan po ng family un nag bebenta/may ari so sobrang tiwala po kami. Meron po kami hawak DOS and nung nag follow up po ako sa binilhan namin about sa title eh naging iba n po ang sagot na kesyo daw po wala silang sinabi na under process n po un title. Malaki po un lupa nila and parte lang po un nabili nmin and gusto ko po sana ayusin mag pa titulo and hindi ko po alam saan mag sisimula.
Nag tanong tanong po kami sa kalapit na lugar and napag alaman po nmin na wala pa kahit sino sa tenant ang may hawak ng title since un lupa was award lang daw po and until now nag hihintay pa sila ng pag bigay ng certificate? Wala sila tax na binabayaran sa gobyerno kasi agricultural land daw po un?
Ano po ba ang dapat ko gawin and saan po ako dapat mag tanong para malaman ko ano talaga status nung lupa n nabili ko.
Maraming salamat po in advance sa tulong.
Dear Sheryl,
Salamat sa pag bisita mo sa aming website. Sa tingin ko ang lupang nabili mo ay under sa CARP law, dahil ang mga beneficiary nito ay ang mga tenant. So, you can inquire sa inyong Mun. Agrarian Reform Office (MARO), magtanong ka kung ang loteng nabili mo ay may meron bang CLOA Title. Ask kung ano na ang status at kung meron ng title, request for a xerox copy. Dapat pumunta ka rin sa inyong local assessor office to verify kung meron na ba itong tax declaration. At isa pa all land regardless kung ano ang classificition either agricultural, o residential, etc. ay dapat meron tax declaration.
BurauenAssessor
Sent from Yahoo Mail on Android
From:”Welcome to the Official Website of Burauen Municipal Assessor” Date:Wed, Jul 29, 2015 at 10:06 AM Subject:[New comment] Registration of CLOA Title
SHERYL FOLE commented: “Magandang hapon po sir May nabili po kami lupa, sabi po nung may ari eh nilalakad n daw po un title and since first time nmin bumili ng lupa and kaibigan po ng family un nag bebenta/may ari so sobrang tiwala po kami. Meron po kami hawak DOS and nung na”
Dear Rosemin,
Salamat sa pag bisita mo sa aming website. Sorry, medyo hindi ko makuha ang inquiry mong na post. Can you send again the full text sa inquiry mo.
Thank you and good day.
BurauenAssessor
hello good day, sa nbasa kong isa sa mga advice nyo dito na pwd mkatransfer ng tax decleration sa name ng buyer kahit wala pa siyang own title at sa seller pa, pwd ba ho tlaga yon? anu ang mga proseso? at nkapangalan na sau yong tax decleration kahit ngproprocess kapa lng ng title para sau, tnx po
Dear Romar,
Salamat sa pagbisita mo sa aming website. Yes, puede kang mag patransfer ng tax declaration even wala pa itong title as long as ang DOS mo ay registered sa ROD. Maraming mga lupa na wala pang mga title, meron na itong mga tax declaration. Ang pinaka importante sa pagtransfer ng tax declaration dapat ang mga documento mo ay registrado. Ano ang proceso? Una, bayaran mo muna ang realty tax sa inyong local treasurer office, request for certified true copy ng tax declaration sa Assessor office. Then, sa BIR ay dapat mong bayaran ang CGT, DST, at kung ma issuance ka na ng CAR you can proceed now sa ROD para sa registration ng DOS mo. At kung tapos ka na sa ROD, balik ka naman sa assessor office para pag transfer ng tax declaration.
BurauenAssessor
Hello Sir,
Nakabili po ang mama ko ng CLOA title na lupa, ngaun hawak po namin ang Mother title ng CLOA at nakasaad doon na 4 ang nagmamay ari ng lupang ito. Ang di ko po maintindihan kasi kumpleto na papeles namin at gusto ko po sana ipa registro sa ROD. Pumunta po kme sa lawyers office at nakausap ko yung secretary, tiningnan nya lahat ng dokumento (subdivision plan approved by LMS, CAR, Tax dec , etc.) pero sabi nya para mapa rehistro sa ROD kailangan daw yung Deeds of Partition /settlement. Sabi naman ng nagbenta sa akin , wala silang hawak na ganun kundi ang investigative report lamang ng Survey na ginawa. sabi sa akin, kailangan ko muna hintayin na lumabas ang TCT ng nagbenta bago ako makapag sumite sa ROD. ano po ba ang processo para ma pa registro sa ROD?
Ang nagbenta po sa amin ay anak ng owner ng lupa, at may hawak po syang Deeds of Donation. Nung pumunta ako sa DAR sabi sa akin, matagal po daw ma transfer sa akin kc dapat po raw ang nagbenta sa akin mismo ang owner. totoo po ba ito? pag na transfer na sa Anak nya ang parte ng lupa, mag aantay pa po ba ako ulit ng 10 taon pag may TCT na? or puede agad malipat sa akin? sana matulungan po ninyo ako kasi naguguluhan po ako sa sitwasyon. maraming salamat po.
Sincerely,
Liz
Dear Liz,
Salamat sa pag bisita mo sa aming website. Base sa salaysay mo, kayo po ay may mga completong mga documento na para maregistro sa ROD. Since lahat-lahat ay completo na, dapat sa ROD ka na pumunta, isubmite o ipakita mo ang mga documents mo sa ROD. In that way, ang ROD na ang magsabi sa inyo kung may kulang kapang mga papeles. Huwag mo ng intendiehen ang ibang tao o opisina with reagrds sa lupa mong nabili. Magugulohan ka lang.
Good luck and God Bless.
BurauenAssessor
Gud day sir, ask ko lang po, paano po kung gustong gamitin na collateral ang isang CLOA na may annotation ng Landbank? Paano po ito macacancel ang Landbank Annotation?
Dear Sharon,
Thank you for visiting our website. Kung ang title ay may annotation about sa Land Bank due, it must be first be cancelled bago mo itong gamitin as collateral. Ang dapat mong gawing ay bayaran mo muna sa Land Bank ang mga bayarin, then request from that bank a certification na you are fully paid na. Then dalhin mo ang title together with the certification to ROD for the cancellation sa annotation. After that puede mo nang gamitin ang title mo sa collateral sa loan mo.
BurauenAssessor
ask ko lang po kung pagkatapos mgpasurvey,,sino ang magfoforward ng technical description at survey plan sa denr para sa aproval, at ano po yong pagkakaiba ng plan na parang nasa white paper na transparent at sa plan na blue print?
dear Romar,
Thank you for visiting our website. Kung magpapasurvey ka ng lupa or lote, kailangan mong mag hire ng isang Geodetic Engineer. Sila po ang may kapas or authority sa pag survey ng lupa. All the necessary documents like tech. description, survey plan at iba pang mga attachment sila na po ang nag subsubmit sa LMS-DENR for approval. Ang survey plan or drawing sa lupang sinurvey ito ay inalalagay sa isang “tracing paper”, ito ang transparent na papel na sinasabi mo. Ang tracing paper ay ginagamit din po ito ng mga engineer at architect sa paggawa ng plano sa bahay,o building o sa iba pang mga structure for construction. Ang tracing na may mga final drawing na, ito ay nagiging “original plan”. Ang “blue print” naman ay isang copy na galing sa original “tracing paper”. So, ang original plan (tracing paper) ay dapat tagoin ito ng mabuti at sa secure place na hindi ito mabasa kasi nag iiba ang texture ang papel na ito once mabasa. At saka mahihirapan na kayo later on kung magpa-blue print kayo.
BurauenAssessor
Hi Sir..maraming salamat po sa mga info at tulong nyo sa pagsagot sa mga inquiry namin dito.
My inquiry rin po ako. Paano ba malalaman na CLOA ang title? Ang tatay ko po ay na_awardan ng farm land na matagal niya sinaka thru DAR noong 1998. Nag_loan po sya sa LandBank at ginawang collateral ang title nafully paid naman nya ang loan. Hanggang namatay po ang tatay namin at nawala ang orig title kaya nagrequest po kmi ng duplicate title. Dumaan sa court hearing at tumagal rin ng 1yr bago na_release ang title. Nakapangalan pa po sa tatay ang title..ngayon napagkasunduan naming mga siblings at ng nanay na ibenta ang lupa. Possible po ba ito? Nagtanong tanong kc kmi ang sinasabi hindi dw pwde ibenta at ang pwde lang ay ipamana. Lahat po kc kmi siblings ay mga babae at hindi maasikaso ang lupa dahil lahat kmi ay may mga trabaho kaya iniisip na namin na ibenta ito. Possible po ba ito ibenta at papaano po ang proseso?
Salamat po sa magiging tugon nyo?
Dear Johuana,
Salamat sa pagbisista mo sa amin website. CLOA o Certificate of Land Ownership Award ay isang title sa lupa na issued ng DAR (Department of Agrarian Reform). Ito ay malalaman na CLOA dahil sa title mismo nakalagay ang “CLOA No.” at meron din “Department of Agrarian Reform”. With regards tanong mong puede na itong ibenta? Yes, puedeng-puede nyo itong ibenta, but you must comply muna sa provision ng CLOA. Sa mismong CLOA title if you read carefully meron nakalagay na “To have and to hold in ownership and to use productively said parcel of agricultural land with all the rights and privileges appurtenant thereto, subject to the condition that it shall not be sold, transferred or conveyed except through hereditary succession, or to the Government, or to the Land Bank of the Phil., or to the other qualified beneficiaries for a period of ten (10) years. x x x”. It’s mean na after ten years puede na itong ibenta to another person. At ang proceso naman ay mag papagawa lang kayo ng Deed of Sale sa abogado nyo.
BurauenAssessor
gud pm po…CAN WE SUE one of the owners of a cloa title (there 7 of them) who submitted it to a bank for mortgage and refuse to sign the undertaking stating that the title be retrieved so that it could be submitted to ROD as one of the requirements for separate titles? The 4 of them signed and provided spa to this man so he could process the loan using this title..but the other two were not able to sign. It is 7 yrs under cloa. now, we asking him to retrieve the title because there is already a decision and finality from darab that the portions of the land were owned by separate people.that is why the other owners wanted to have separate titles. but now he does not want to sign because he is claiming the entire title Is his alone and he says he does not honor any court decision.. CAN WE SUE HIM FOR NOT COOPERATING, HOW?
Dear Vilma,
Thank you once again for visiting our website. Your problem still dragging you. Based on your statement, you have already the DARAB decision and finality to make individual titles of those co-owner of the land. Filing for case or suing are more costly, but you can sue that person if you wish. Since your problem is only to have that original title to be presented at the ROD to be able to issue separate title, try to have a petition through your legal counsel for writ of mandamus. Writ of Mandamus is a judicial remedy wherein its primary purpose is to command and expedite. It is an order from the court that compel the individual/person to adhere what is embodied thereto, as in your case the original duplicate copy of title be presented to ROD.
BurauenAssessor
thank you..this is really a big help…
Dear Vilma,
Your very much welcome and God bless….
BurauenAssessor
Good day po.
may tanong lang po ako tungkol sa CLOA, kapag binenta po nang nagmamay-ari ano po ang panghahawakan ng bumili?
thanks po
Dear Myla,
Thank you for visiting our website. Kung bibili ka ng isang real property, ang dapat hawakan ng nakabili ay ang 1.) Deed of Avbsolute Sale na duly notarized by the lawyer; 2.) Ang original na title ng CLOA o kahit hindi CLOA; 3.) Certified true copy sa tax declaration at mga resibo ng nabayaran sa amelyar; at 4.)iba pang mga documentong galing sa may-ari ng lupa na connected sa nabiling lupa (e.g.kung meron man ang subdivision plan o survey plan, previous sale documents…)
BurauenAssessor
good day sir!!
Ask ko lng po sana kung kelangan pba ipa resurvey ang portion ng land na nabili po namin to have our own blue print? kc po ang blueprint na hawak nmain eh kasama pa po ang ibang portion ng lot ng may ari?or is there another way na we dont have to spend money for resurveying the land and having our own blueprint.thanks po
Dear Roseline,
Thank you for visiting our website. To answer your inquiry, dalawa ang scenario na nakikita ko. Scenario 1: Kung ang nabili mong lupa na portion lang na meron ng subdivision plan, means meron ka ng specific subdivision lot number, there is no need na pagpa-survey pa. All you need to do is magpa-blue print ka nalang. Wala na itong gastusin, payment lang sa blue print. Sa Scenario 2: Kung ang nabili mong lupa ay wala pang specific lot no., ikaw ay magpapasurvey. Ang tawag nitong survey ay “Sub-division Survey”, mag ha-hire ka ng geodetic engineer para mag survey at saka ito ay ipapa-approve sa Land Management Service ng DENR (LMS-DENR). Once ma-approved, bibigyan ka nito ng “Sepya Copy” (Original Copy) at saka ang blue-print. Dito meron na itong malaking gastusin. Ang mga documentong ito ay kailangan sa ROD kung mag papa-title ka na sa nabili mong lupa.
BurauenAssessor
Hi Sir,
Sir paano po ang process ng EP Title from CLOA Title. Ako po nakapangalan sa CLOA Title. May nag-advise lang kasi na mas ok kapag EP ang title kaysa CLOA ang title. Totoo po ba ito? Kung totoo, ano po ang proseso? Thank you sir
Dear Sakurago,
Salamat sa pag bisita mo sa aming website. EP or Emancipation Patent title ay isang titulo ng lupa na issue ito ng DAR under PD-27. Ang CLOA or Certificate of Land Ownership Award title ay isa din titulo ng lupa na issue rin ng DAR under naman it sa RA-6657. Ang mga beneficiary nitong mga titulo ay ang tenant-farmers na wala pang lupa. Ito ay isang programa ng ating national government. Both nitong title ay may mga restriction na dapat sundin natin. Ang proceso ng pag issue ng EP title ay the same lang sa CLOA title, at ito ay pino-proceso sa DAR office mismo. All you have to do is pumunta ka sa local DAR (MARO) nyo for the further information and mga documentation. Pero, base sa salaysay mo, meron ka nang CLOA title, so kung meron ka ng titulo, ito ay hindi na pueding isyuwan ng another EP title.
BurauenAssessor
Dear Engineer Mandreza,
My partner bought a land here in the province, and unfortunately it is one of the project of DAR (CLOA as it is called). It is a 1.5 hectare land owned by two person. We haven’t known the legal process regarding the land. And nalaman pa namin na di talaga pwede ibenta ang lupa hanggat di natapos ang 10 years.
I am really anxious how it would affect our ownership on the land. Kasi ang nangyari, nabili namin ang lupa ng walang kaukulang papel mula sa nagbenta na awardee ng CLOA. Kumbaga, ang nangyaring pagbabayad sa presyo ng lupa ay nangyari sa pamamagitan lang ng usapan sa barangay level, walang attorney na involved.
Recently, kami na ang nagbayad sa balance nila sa LandBank and that is P26,000. We have talked also to the DAR coordinator in the area, and he said that ang meron pa lang CLOA title sa 1.5 hectare ay isa pa lang (kasi dalawa dapat ang title na lalabas, dalawang tao ang dating may-ari ng lupa). We brought the two owner of the land in LandBank to ask permission to the DAR personnel in order for us to get a copy of the said title. But the personnel disagreed and he said that pwede lang namin makuha ang title ng CLOA kung tapos na ma-process ng DAR ang lupa.
Ang tanong ko po, pwede po bang gawan ng Deed of Sale ang lupa na may CLOA title? Kasi Kasulatan sa Barangay lang po yung papel na pinanghahawakan namin. Anu-ano po ba yung mga requirements kung sakali?
We really need your expertise regarding this matter sir. We hope to hear you soon.
Sincerely,
Charies
Dear Charies,
Thank you for visiting our website. CLOA o Certificate of Land Ownership Award ay isang land title na issued ng DAR under the CARP Law. Ang beneficiaries nito ay ang mga tenant-farmers na walang pang mga lupa. Under the CLOA condition ito ay may restriction na hindi ito puedeng ibinta sa loob ng 10 years. Since nag bayaran lang kayo sa barangay na without proper documentation, medyo you are at risk sa investment mo o ang perang nabayad mo. All you have to do now ay mag contact ng isang lawyer para magprepare ng DOS, but this DOS ay hindi pa ito puedeng i-notarize until maglasped ang 10 years. Ang importante lang dito ay ma secure ang ownership mo sa lupang nabili mo. Dont wait na sa release pa ang isang title, let them affix (sellers) their signature sa DOS. Ito ang mas importante. Anyway lalabas din iyon isang title na hindi pa na process. Another thing is dapat mag posisyon ka na o gamitin mo na ang nabiling mong lupa. Kung kailan e-fence mo, mas maganda o di kaya taniman mo kung ano ang suitable na tanim sa lupa mo. In that way, you can establish the ownership also at saka malaman ito ng general public na sa iyo na itong lupa. One thing also, visit also your local assessor para malaman mo kung kay sino napangalan ang tax declaration, and then bayaran mo na ang amelyar o real property tax. With the official receipt na ikaw na ang nag bayad sa realty tax, it is already a documentary proof of ownership.
Before you can prepare a Deed of Sale (DOS), kailan mo ng certified copy of title, certified copy also of the tax declaration, technical description of lot (this includes the Lot No.and the boundaries of that lot),and mga valid IDs o residence certificate ng mga dalawang sellers.
Good luck and God Bless.
BurauenAssessor
Engr. R.S. Mandreza
Dear Engr. R.S. Mandreza,
It’s been 10 years since my father became an ARB and he was given around two hectares of agricultural land with CLOA. We want to pay the full amount that we owe to Land bank but they are always telling us that we cannot pay it yet because some documentations/calculations are not yet ready. Pinapaasikaso ko lang po sa kapatid yung pagbabayad kc nasa ibang bansa po ako. Ano po bang tamang proseso sa pagbabayad sa land bank? Can we go directly to land bank and tell the bank employee that we want to pay an amount related to the lot #.
Thanks and more power to you.
Dear Joe,
Thank you very much for visiting our website. The beneficiary of Agrarian Reform must pay the value of the property being awarded. It is the LB who shall do the the paper works and computation. Upon completion of all of the documents, the beneficiary is advised by the LB with regards to his due. Since medyo matagal na, just wait lang muna anyway the bank has already told you na hindi pa tapos of mga documentation. What you should do now is from time to time, you should follow-up the bank kung ano na ang status nito. Also, try to visit also your local DAR to inquire the documentation of your father’s awarded lot. All documents dito po sa DAR pina-process before it will be endorsed to the Land Bank for final computation.
BurauenAssessor
Hello po, nakapag comment na po ako sa isang comment din, but i want to ask again…ano po ung memorandum of encumbrance na nagsasabi this original title is a CLOA? May nabili po ako lupa na 600sqm na may TCT na po under my name ako na din ang nagbabayad ng tax sa munisipyo at may tax declaration na din po and clearance … I presented it as collateral sa isang bank, hinhingan po ako ng landbank certificate of full payment at DAR oder? Ano po ba ibig sabihin ng mga to? Thank you and God bless
Hello po, nakapag comment na po ako sa isang comment din, but i want to ask again…ano po ung memorandum of encumbrance na nagsasabi this original title is a CLOA? May nabili po ako lupa na 600sqm na may TCT na po under my name ako na din ang nagbabayad ng tax sa munisipyo at may tax declaration na din po and clearance … I presented it as collateral sa isang bank, hinhingan po ako ng landbank certificate of full payment at DAR oder? Ano po ba ibig sabihin ng mga to? Thank you and God blesss
Dear Gr33nrose,
Thank you very much for visiting our website. Basically, ang memorandum of encumbrance is a record of any claim or lien on a parcel of real property. Ang example nito ay ang mga mortgages, deeds of trust, recorded abstract of judgement, unpaid real property taxes, o di kaya ang tax liens at iba pa. As for in your case, mayroon encumbrance to be settled first because the other bank requested for LB certificate of full payment and which include also the DAR order. Also, since that your TCT has an encumbrance na ang mother title nito ay CLOA, it means that it is recorded that the OCT is a CLOA issued title. Under CLOA title may mga conditions that should be followed. Kung cleared kana sa mga encumbrances, ito naman ay dapat ma-cancell na. You have to go to the ROD of your title for “cancellation of encumbrances”.
BurauenAssessor
Sir ibig sabihin po ba nito possible na dipa nagbayad ang original owner sa landbank? Nasa abroad kasi ako ng bilhin ko to pero now po nasa akin pangalan na po ung TCT… 2013 po nung matapos ung 10yr period kaya that year lang din po ipangalan sa akin… As for the cancellation of encumbrances , may fee po ba ito at requirements na need ang ROD…salamat po sa pagtugon nyo…
Dear Gr33nrose,
Salamat again sa pagbisita mo sa aming website. I understand walang problema na doon sa LB between sa land owner (original owner) at saka yong Land Bank dahil meron kanang TCT, all you have to do now ay magbayad ka lang sa Land Bank kung hindi mo pa nabayaran doon at saka mag request ka for a certification na fully paid ka na para naman ito ay ma-cancel ang encumbrances sa title mo sa ROD. With regards to payment of cancellation of encumbrances sa ROD, yes meron itong cancellation fee, pero minimal lang ito.
Good luck and God bless.
BurauenAssessor
Sir sa paglalakad ko po ng papel nalaman ko po na fully paid na cya sa landbank at cancelled nanpo ung CLOA unfortunately wala po cya DAR order/clearance ang sabi po sa bank kung saan ako nagloloan dapat daw po lahat ng CLOA ay may order /clearance na ito ay pwede na maging residential…tama po ba ito? Dipo ba strict ang ROD sa ganito na dapat hingin po muna nila ito bago isubdivide at iTCT ang lupa sa iba
Dear Gr33nrose,
Its ok na pala dahil fully paid na ito sa LB. With regards po sa pagpa-subdivide, kailangan muna may DAR Clearance especially ito ay gagawin ng residential land. You need also to convert the agricultural land into residential land. Dito mag pa file ka ng Land Conversion sa DAR, kasi under the law prior to subdivision of land into non-agricultural usage (e.g. residential or commercial) shall under go first for land conversion. At saka if you file for titling (into residential land) directly to ROD, the ROD will not process your documents unless you have the DAR Clearance/Land Conversion. Ang ROD ay hindi naman sila strict, they are only following the law, and also the rules and regulations.
BurauenAssessor
Salamat po sa muli nyo pagreply…ito po ang nalaman ko sir na wala po cya DAR order/clearance pero naipatitulo na po ng may ari sa amin na nakabili ng mga lupa…gaya po ng sabi ko nasa pangalan ko na po ang TCT pero wala records sa ROD at maging sa DAR ng clearance …sa ganito po situation ano po maganda remedyo lumalabas po nashortcut ang process…muli thank you po at malaki tulong po ang site nyo..God bless po
Dear Gr33nrose,
Just read your email ngayon araw lang. With regards to your titulo sa lupang nabili mo, dahil meron ka nang TCT na sa pangalan mo I think there is no need
sa mga DAR order at Clearance. Dahil itong mga documento ay kailangan lang before ka mag pa transfer ng title (TCT). So, right now there is nothing to worry about it.
At sakaling mag pa transfer ka ulit (sa third person), ang DAR order at Clearance ay kailangan na ito. Just reminding you, kung hindi mo pa itong lupa mo na issuance ng tax
declaration in your name, dapat ay pumunta ka sa local assessor office nyo, para ito ay mapasapangalan sa iyo ang tax declaration at meron ka ng annual obligation para mag bayad
ny amelyar o realty taxes.
BurauenAssessor
Hi sir/mam
Super thankfull ako and meron ganitong blogs under cloa.
Question po: i bought a land under cloa residential po siya awarded 1994 so mahigit 10 years na so pwede na po siya transfer to tct under my name? Anu po steps for transfer?
BiR req.
A. Capital gain tax 6% which ever us higher zonal etc
B . Doc stamps 1.5 %
C . Reg fee 0.25 %
Is this correct po? Meron pa po ba kelangan bayaran sa RD? And how much po?
Best regards
Sherwin
Dear Sherwin,
Thank you for visiting our website. Ang CLOA title ay puede ng i-transfer into TCT, all you have to do ay eprocess mo na ang mga documents mo. First step is you have to pay the real property tax o amelyar sa local treasurer ninyo, then pay also the transfer fee. Request also tax clearance certificate sa local treasurer ninyo. Secondly, go to Assessor’s Office for the certified true copies of tax declaration and certificate of no improvement, if any. Thirdly, you must proceed now to BIR for the payment of Capital Gain Tax, Documentary Stamp Tax, and the certification fee. Once you have completed at BIR, they will issue you the CAR (Certificate Authorizing Registration). After makumpleto mo sa BIR, you will now go to ROD for registration of your documents and titling of your bought property into your name. Ang babayaran mo lang sa ROD ay iyong registration fee. Minimal naman ito. After makumpleto lahat, ang titulo ay ibibigay na sa iyo ng ROD. Hindi lang dito nag tatapos ang processing, after ma-isyuhan ka ng title, babalik ka ulit sa Assessor’s Office para naman ma-transfer ang tax declaration sa pangalan mo. After that may annual kang responsibility para magbayad ng amelyar o real property tax. By the way, kung ang nabili mong lupa ay “portion” lang sa whole parcel, the ROD will require you to have an “approved subdivision plan”. Ito ay ginagawa ng isang geodetic engineer at pina-aaprobahan sa Land Management Service-DENR (LMS-DENR).
BurauenAssessor
Hi Sir, question lang po regarding CLOA Title. Kailangan po ba matapos muna ang 10 years period bago mo siya maicollateral sa bank for Real Estate Mortgage? Salamat po!
Dear Remuel,
Thank you for visiting our website. Ang restriction o prohibition sa CLOA title ay sa pag benta land(transfer of ownership). It is not included kung ito ay eloan mo sa banko at gawin collateral.
So, upon receiving the title, pu-puedeng mo na itong gawin collateral sa pag loan sa banko.
BurauenAssessor
Good afternoon Mam/Sir,
Nakabili po kami ng CLOA title and based po sa mga Q&A dito, most of them nasagot na yung questions ko except this po:
-If mattransfer ung CLOA title to TCT, magkakaroon po ba ng annotation sa TCT na dati itong CLOA?
-Yung purpose po ba ng LAND nakalagay po ba saang document? kase as per dun sa napagtanungan namin, kung ano ung puspose ng land na nabili, un din po ung magiging use nya even matrasfer sa bagong owner.
Thank you in advance.
Dear Anastasia,
Thank you for visiting our website. Ang CLOA ay isang title sa land na issiued ito ng DAR. Ito ay indicated mismo sa face ng title. So, kung mag pa transfer ka na, ang “original” na CLOA title ito ay magiging TCT (Transfer Certificate of Title) na. Since, ito ay CLOA, ganun pa rin it will indicate na CLOA pa rin ito sa TCT. At saka lahat ng mga restriction ay indicated also dito rin sa TCT. With regards sa second question mo, all CLOA title ang classification nito o usage ng lupa ay “agricultural land”. So, kung mag patransfer ka ganun pa rin ang classification unless you request for land conversion to non-agricultural usage (e.g. residential, commercial, etc.). Ang classification ng land ay makikita sa Tax Declaration, dito nakalagay ang specific classification at ano pang mga improvement (e.g. coco land, rice land, etc.). Kung mag patransfer ka ng lupa ganun pa rin ang classification nya, kung ito ay coco land, coco land rin sa pag transfer unless meron na itong ibang purpose per actual use sa property.
BurauenAssessor
hello po naka bili po ako lot sa CLOA, pero 2 years pa po bago maglapsed ang 10 years,
1. ok na po ba yung deed of sale ko, at Map o survey ng geodetic engineer, para sigurado na after 2 years pwd nakong magpatransfer? paano po kung mamatay yung original owner?
2. sakaling maglapsed na po ang 10 years, uulitin pa po ba yung deed of donation para sa date?
3. yung original owner po nagbigay po sya ng 1.5 meters sa harap ng lote ko bago naglagay ng muhon. harap po kasi kme ng kalsada, kung baga mula sa muhon may sobra kami na 1.5 meters para daw po proteksyon kung sakaling mag widening, pwd po ba nming kunin yun o isama muna sa pagbakod ang 1.5 meters habang wala pa pong widening? o kme na po ang may ari nun?
Dear Angel,
Salamat sa pag bisita mo aming website. Ok lang yong DOS mo, after sa pag lapse ng restriction period puede ka ng mag pa transfer. Kung in case namatay ang owner, ok lang yong walang epekto na man ito dahil during sa execution sa sale buhay pa man sya. The same also sa survey ng geodetic engineer, wala rin itong problema. With regards sa DOD, you have to change the date after the lapse period. And lastly with regards to the easement na ibinigay (1.5m), mas okay yon dahil baka nga mag widening ang government apektado ang lupa mo. For the meantime, puede mo itong isama sa pag bakod. Pero dapat ang bakod mo ay siempre hindi lang muna permanent, temporary lang muna. Its better to check sa DPWH o di kaya sa local municipal/city engineer office nyo with regards to the RROW ng road diyan sa lupa mong nabili.
BurauenAssessor
gud pm po sa inyo,,ask ko lang po about sa nabili kong lot, Nakabili po ako ng lot dati mother title pa ang ginamit at nakasulat po don na title # at lot # sa deed of sale ko at sa nakuha kung CAR ay sa mother title pa, ngayon eh di ko pla alam na paghahati-hatiin pa pla nila ito magkakapatid para makaprocess ako para magkaroon ako ng title.. pagkatapos after a month ngkaroon sila ng kanya knyang title magkakapatid so nagng iba na yong title no at lot no., ask ko lang kung magpapagawa na nman po ba ako ng another deed of sale at kukuha na nman po ba ako ng CAR para magtugma yong mga title number at lot number?
Dear Romar,
Thanks sa pag visit mo aming website. Hindi ka na dapat mag pagawa ng another DOS. Since, na una ang pag benta nila sa iyo thru DOS kaysa paghahati. Ang dapat mo na lang gawin ay sa during sa paghahati o pag subdivide ng lote, ang nabili mong area ay dapat na maseparate na ito. Its mean that during sa preparation sa pag divide, ang lote mo ay may separate na na lot number. Kausapin mo ang may ari na dapat ito ang dapat gawin ng geodetic engineer for the survey and subdivision works.
Puede rin mag pagawa ng another DOS, pero its another cost naman ito dahil you’ll have to pay the notarial fee and of course the taxes prior to issuance ng CAR. I think its not wise na mag pagawa ulit nag DOS unless you have an extra monies.
BurauenAssessor
Hello! Good day! Your site is very informative. I hope you can help me on my queries. I would like to inquire po sana kasi meron kami nabili na lupa 1500 sq nka cloa hindi pa nahati hati portion lang yung nakuha namin. Hindi pa din nka lagpas ng 10years but we are willing to wait nmn po. My question are the ff:
1. ano po dapat kunin namin sa beneficiary? Yung binigay po nya is just plain kasulatan na binebenta nya lupa nya. Signed by him and his wife.
2. Tinayuan po namin ng poultry yung lupa. So now, gusto namin kunan ng business permit. Sabi ng tga zoning (first step sa pgkuha ng business permit) kelangan yung mg aaply Ng permit for the poultry Si cloa title holder. Meron pa po ba ibang options na para hindi namin ma ipangalan yung business sa kay cloa title holder? Kasi yun ang sinabi ng taga city since c cloa title holder may ari ng lupa dpat sya din yung mag mamay ari ng poultry. Ang hirap nmn ksi nun. Kung meron sya ibang atraso madadamay pti business namin.
3. Nkita ko po in one of the posts sa taas na pwede po ipa lease ni cloa title holder yung lupa? Does it also goes the same with our case? If so,
4. Pwede po ba, na sa zoning since c cloa title holder pa din yung rightful owner sa knya ipa ngalan, then pg dating na sa permits, papakita ko po na meron kmi lease agreement? Pwede po ba yun? Or ano po pinakamainamn na gawin namin?
Hoping for your response po. Thank you very much! Godbless.
Dear Aissa,
Thank you for visiting our website. Basically, kung bibili tayo ng real property, ang dapat natin kukunin sa seller ay yong mga papeles yung Deed of Sale mismo, original copy ng title, mga copies ng tax declarations including the receipts of payment (O.R.), survey plan of the lot (blue print), and other documents related to the property. With regards sa pag kuha ng business permit, since hindi pa puede ang DOS dahil within the prohibited period pa, puede na yung lease contract. Contract of Lease ay hindi naman ito prohibited sa CLOA. You can apply the business permit in your name by using the lease contract agreement.
BurauenAssessor
Hello po,nakabili po ako ng lupa nakalagay po original certificate of title cloa, merun din po ako deed of sale at xerox ng tax dec galing sa may ari. Nag patulong po ako sa kakilala ko ,kaso 1year mahigit na po wala po nangyari,paanong proseso po ang dapat kung gawin para matransfer po sa name ko ang title ng lupa,thank u po
Dear Jotanaid,
Thanks for visiting our website. Kung mag papatransfer ka ng ownership sa lupa. Ito ang dapat mong gawin. First you have to pay the realty taxes sa local treausrer office ninyo. Request for tax clearance certificate at kumuha ka rin ng certified true copies of tax declaration, certificate of no improvement (kung wala itong bahay or improvement), pay also the transfer fee sa treasury office. Then you have to proceed to BIR to payment the CGT, DST, at certification fee. Once you have completed at the BIR, they will issue now the CAR ( Certificate authorizing Registration). And lastly, kung completo na sa BIR, puede ka ng mag proceed to ROD for registration of you deed of conveyance documents including the transfer of title into your name. At saka kung tapos ka na sa ROD, you’ll go to again to the Assessor’s Office for the transfer naman ng tax declaration. Once you have already the tax declaration in your name, meron ka ng annual obligation to pay the realty tax o amelyar.
BurauenAssessor
hi.po may tanong po ako 2013 po ng mabili ng bf ko yung condo unit at that year then na transfer na yung ownership ng condo under his name nakuha narin nia yung certificate of tittle ang issue lang po nagbayad kami nung isang araw ng tax kaso po nasa pangalan pa po nung dating may ari yung tax..?which is dapat name nia na nakapangalan tas sabi po samin ng nasa assessor’s office we need to submit ng deed of sale,BIR,TITTLE.tska latest tax payment??dba dapat po nung 2013 nung matransfer natransfer narin yung ownership sa tax???????/please answer po thank you???????/
Dear Darmashana785,
Thanks sa pag visit mo sa aming website. There are “two transfer” of transaction na dapat malaman ng isang buyer sa real property. The first transfer ay ang pag-transfer ng title (TCT) sa Registry of Deeds (ROD), and while the other one ay ang pag transfer naman ng “Tax Declaration” sa Assessor’s Office. Karamihan ng mga real property owner kung meron na silang titulo, hindi na sila pumupunta sa Assessor’s Office which very important din po dahil meron na silang obligation to pay their annual real property tax o amelyar.
As in your case, it is very clear na hindi pa po kayong nag pa transfer ng inyong tax declaration. Wala naman babayaran sa Assessor’s office, all you have to do ay e-submit lang ang mga documents nyo. The following documents ay dapat mong e-submit:1. DOS with stamped registered at ROD; 2. Certified true copy of TCT from ROD; 3. CAR (Certificate Authorizing Registration) from BIR; 4. Tax Clearance Certificate from local treasurer office (this is the payment sa amelyar); 5. O.R. payment of Transfer fee (from local treasurer office also); 6. Sworn Statement of True Market Value of your property (form shall be provided by the Assessor’s Office, and to be fill-up na lang by you); and 7. Community Tax Certificate o cidula. All of this things o documents ay meron ka ng copies dahil meron ka ng title na issued in your name.
Good day and good luck.
BurauenAssessor
Good day sir, may i ask, i bought a land which is cloa to a person which im not related, is it possible that the title be transfer in my name someday.? And what would be the process, the land was awarded to them last may 2002. Thanks.
Dear Jared24blog,
Thank you for visiting our website. CLOA title can be transferred to another person even if it is not related to the lot owner, provided it has complied or not violated the restriction provision of the CLOA title. Since the title is awarded in 2002, if we have to compute the number years up to the present, it will result already to more than 10 years which is already lapsed the prohibited period.
For the process in transfer of ownership, please go to this website under the post/page on FAQ under Item No.2 “Documentary requirements in the real property transfer of ownership”; and Item No.3 “The process involves in the transfer of ownership”.
BurauenAssessor
Hi Engr.,
Informative site! About CLOA we are trying to negotiate a purchase of a property which has a TCT with no CLOA anywhere in it but on the TAX DEC it has TCT/OCT/CLOA printed on it but the usage of the land is commercial – why is it that the tax dec has CLOA in it and is it a hindrance in the sale of the property? Please enlighten. Thanks in advance God bless!
Jojo
Dear Jojo,
Thank you for visiting our website. CLOA title is issued by DAR which is exclusively for agricultural land only, this excludes non-agricultural lands e.g. residential, commercial, or industrial. So, if it is an ordinary TCT with no inscription of CLOA therefor it is not under CLOA. Since the problem is on the Tax Dec., you must request from the local assessor a detailed verification of the tax dec. Just request from that office the history or tracer of the previous cancellation or revision of that concern tax dec. In that way, we may able to known on why a CLOA was indicated in the tax declaration. If just in case there was a clerical error, you can request from the Assessor Office for correction of the tax dec. All you have to do is to advice the property owner to prepare and submit an Affidavit of Correction stating all the circumstances you found out.
Also, under the NEW Tax Declaration (revised 2006 from BLGF-DOF), under this new form of tax dec., at the upper left side face of the tax dec., there is a blank space to be fill-up which indicated the “OCT/TCT/CLOA No.:_____________” and the “Date of Issued”:______________” . If this space is still blank, the tax dec. indicate that no entry of titles, there is no problem with this. However, if there are entries, which includes the CLOA title number, the correction should be made.
BurauenAssessor
Good Morning. I would to inquire kasi mayroong ibininta na lupa sa amin under CLOA title and it was based on Mother CLOA. What is mother CLOA, the original title? ano po yong mga necessary document na kailangan ko hingin sa owner to legalize na ako na ang may ari nang lupa? ang pagpasurvey ba with my expense? kasi portion lang po ang bibilhin ko. ano pong yong mga documents na kailangan pra mka kuha ang TCT? at ano po yong DAR clearance? paano makakuha nang DAR clearance? Thank you in advance.
Dear Anabel,
Thank you for visiting our website. CLOA or Certificate of Land Ownership Award ay isang title of a land na issued ito ng DAR under the program of CARP Law. Yong sinasabing “Mother Title” it is basically the same with “Original Certificate of Title” o OCT. Sinasabing itong mother title because once this has been transferred to another owner, ang title na ini-issue ay nagiging “TCT” na o Transfer Certificate of Title”. Iisa lang ang issuance ng OCT, the next succeeding issuance’s are all TCT na. When we buy a real property, the most important documents we must secure are the duly notarized DOS, the original owner’s duplicate copy of the title, tax declarations, receipts of payment of real property tax o amelyar, survey plan of the lot, and all other documents that are related to the land to be acquired. Once you have already bought the property, ikaw na po ang magpapasurvey. So, in your case, portion lang ang nabili mo, you’ll need the “Approved Subdivision Plan” duly approved by DENR-LMS. All you have to do is to hire a geodetic engineer that would do the survey work. Ang surveyor na ang bahalang mag pa approved sa DENR-LMS, ang obligation mo lang ay to pay the surveyor. Without the approved subdivision plan hindi ka makapagpapa-transfer ng title. Ito ay isang mandatory requirement ng ROD. Ang DAR clearance naman ay isang document na kukunin sa DAR office prior to issuance of TCT, ito ay isang requirement rin ng ROD. Lahat ng agricultural land na nagpapa-transfer ay kailangan kumuha ng DAR clearance, ito ay pag determine na ang buyer at seller are complying the with condition of the CARP Law. Meron kasing limitation ang pag bili ng agricultural na lupa na not to exceed 5 hectares. Papaano makaka kuha ng DAR clearance? Just to go the office ng (MARO for Municipal o CARO for CIty), and apply for the said clearance. Meron silang ready form na you have to fill-up at saka may mga documentary requirement rin na you have to provide like the title, tax declarations, certificate of land holding for both the seller and buyer, and also a certification from BARC (Barangay Agrarian Reform Committee).
With regards to pagkuha ng TCT, sa ROD na po itong pina-process, the requirements are the DOS; Approved subdivision plan; CAR (Cert. Authorizing Registration) as to payment of Capital Gain Tax, Doc. Stamp Tax, Cert. fees; Tax Clearance Certificate (from local treasurer office); Transfer fee; and registration fee sa ROD.
BurauenAssessor
Thank you so much.
Mayroong po sana akong pahabol na katanungan, na discover ko po na ang lupa ay hindi pa fully paid sa Land Bank. Is it safe to buy? Is it possible to process TCT under my name even it is not yet fully paid in Land Bank? Thank you.
Dear Anabel,
With your pahabol na tanong, you must first check the outstanding balance sa Land Bank in that way you may able to know kung mag kano pa ang balance na bayarin. This balance ang magbabayad nito ay ang CLOA beneficiary o ang nag benta sa iyo ng lupa. You must negotiate with the seller na bayaran nya muna ang Land Bank or else kayo na po ang magbabayad nito. If you’ll notice sa title mismo ay may annotation of encumbrance in favor to Land Bank. Its better na ma cancel muna ang annotation sa title bago ito ma issuance ka ng ng bagong TCT. If just in case hindi ito mabayaran, still magkakaroon pa rin ito ng annotation sa TCT title which is you are very much obligated to pay dahil the TCT is already in your name. With regards to safety ba to buy the property na meron pang bayarin sa Land bank? Yes, safe naman ito but the burden sa bayarin ay nasa sa iyo na. Good luck.
BurauenAssessor
matanung ko lang po kau sir kc po meron po kaming hinuhulugang lupa sa roxas agricultural land po ito bali pang apat ng po kaming buyer at portion lang po ang nabili naming lupa at naka mother title daw po ang lupaing ito pero sa mga nakabili wala po silang hawak na titulo kung di tax decliration po recently lang po meron pong nakabili doon at lumabas na po ang titulo nila after a month taga DAR daw po ang nag processed nito ang tanung ko po maari po bang ma transfer ang pangalan ng lupa na ito sa amin ?sapat na po ba ang tax decliration na ang nakapangalan ay ang original na may ari ? at deed of sale part din po ba ito ng CLOA ? maraming salamat po
Dear Iflow Ket,
Salamat sa pagbisita mo aming website. Kung legal lahat ang mga documento nyo kahit tax declaration lamang, ito po ay pueding ma-transfer sa pangalan nyo. All you have to do ay dapat e-process mo yan para ma-registro sa ROD. In the process, dapat bayaran mo ang real property tax o amelyar sa local treasury office nyo, at saka ang transfer fee. Sa BIR naman, babayaran mo ang Capital Gain tax at saka ang Documentary stamp tax. Pagkatapos nito, puede ka nang pumunta sa ROD para sa registration sa mga documento mo at sa pag transfer ng titulo.
And the last question mo na “ang DOS part din po ba ito ng CLOA?”. You have to check mismo carefully kung ang lupang nabili mo ay part sa lupang mentioned sa CLOA title. You can verify it kung ang “lot number” sa tax declaration ay the same sa CLOA title. Also check the indicated owner sa CLOA compare to the tax declaration.
BurauenAssessor
Good day,
I am thankful to found this..this is very helpful.
I would like to seek for your advise. I am planning to buy a portion of a cloa lot (1996). The grantee, both the spouses were deceased already. The heirs, took over ownership, among their children, only 3 of them are living.. They decided to sell the land, they executed spa in favor of their brother..they have already ang approved subdivision plan and paid real property tax.n. They are selling it for reasonably low price with the condition that buyer will shoulder all the cost of transfer of title including the taxes to be paid with bir..my question is: does this case still needs filing and payment of estate tax first with bir before we can apply for the processing of captal gains tax to ultimately have the CAR in our favor?
Thanks,
France
Dear France,
Thank you for visiting our website. Before any Deed of Conveyances (DOS,DOD, Extra-Judicial Settlement, etc.) can be registered at the Registry of Deeds (ROD), it is a mandatory requirement that the transferee should pay first for Capital Gain Tax (for Sale), Estate Tax (for inherited property), and the Documentary Stamp Tax. With out the CAR (Certificate Authorizing Registration) from BIR, you cannot register your documents.
Step in registration of documents: 1. Pay at your local treasury office for the real property tax and request for tax clearance certificate, and pay also the transfer fee; 2. Proceed to local assessor office; request for Certified true copies of tax declarations, land holding certification (time of death) of the deceased owner, certificate of no improvement (if any); 3. Then proceed to the BIR for the payment of Capital Gain Tax (for sale) and Estate Tax (for inherited property) and Docs.Stamp Tax. Once you have completed all the requirements and payment, the BIR will now issued the CAR. After this, you can now proceed to the ROD for the registration of your documents and the transfer of title (TCT).
By the way, since the owner of the property are already deceased, the BIR shall advice you to produce the Death Certificate from local civil registrar and from NSO (now PSA).
Once you have already the TCT in your name, it is not yet totally finish in the processing, you must go to again at your local assessor office for the transfer also of tax declaration. This last step is very important because as a real property owner you have an obligation to pay for the annual real property taxes or amelyar.
BurauenAssessor
Good day Sir,
Thank you for your prompt reply.
Follow up question po. Since the Title is CLOA what are the necessary procedure I have to do at DAR office. Madali lang po ba magrequest ng clearance sa DAR. Anong tawag po sa document na yon? Possible na po ba kami makapagpatitulo individually kasi several buyers po kami kasi pinagawan na po nila ng subdivision plan yong lot..ang di ko pa po sure if naipaapproved ito sa DENR-LMS..I have to check po po. Pero ano po ang dapat na proceso?
Thanks,
France
Dear France,
Good day. Before you can transfer your documents (DOS) at pag transfer ng title, ang kailangan dito ay ang “DAR Clearance Certificate”. Ito ay isang certification na issued ng DAR certifying that the transferee at transferor has a land holding not more than 5 hectares and therefore ineligible for acquisition and distribution and allowed by retention pursuant to RA-6657. Ang mga requirement ng pagkuha ng DAR Clearance ay; a.) Written request to MARO or CARO; b.) Letter of Indorsement from MARO or CARO; c.) DOS or instrument to be registered at ROD; d.) Copies of OCT/TCT/ Tax Declarations; e.) Affidavit of Transferee stating that he/she and spouse have a total landholding inclusive of the land to be acquired of not more than 5 hectares; f.) Affidavit of Transferor stating that the land subject of the Deed is a retention or portion of the retention area; g.) BARC Certification averring therein that the land is tenanted or not; h.) Provincial Assessor’s Certification of land holding for both transferee and transferor; and i.) Municipal/City Assessor’s Certification of land holding for both transferee and transferor.
Madali lang ang pag process nito, just complete the requirement from the DAR and then submit it. with regards to individual titling, yes, puede kayong makapag title individually as long as meron kayong approved subdivision plan at saka individual lot technical description. And with regards to the process, this is previously discussed in my first reply.
BurauenAssessor
salamat po sagot nyo sa aking mga katanungan pahabol po na tanung
ang seller po kc naming ay pangatlo na po na may ari at wala parin siyang titulo ang balak po naming ay mag sabay sabay na mag patitulo meron po kaming kakilala na taga DAR sila na daw po daw ang bahala mag pa titulo at mag survery ng lupa na nabili namin ok lang po ba nag pirmahan kami ng DOS na hindi nakalagay ang title number at LOT number lang po ang ilalaga kc nga wala po sila titulo hawak ? pangalawang tanung ano po ang gagawin para mag karoon kami ng claim sa part ng lupa na nabili namin habang nag aantay sa titulo ? kc ang sabi po ng taga DAR baka abutin ng ilang buwan bago matapos ? ok lang po ba nag mag bayad kami ng full payment at mag pirmahan ng DOS kahit lot number lang ang nakalagay ?
marami pong salamat
god bless
Dear Iflow Ket,
Good day. Kung wala pang titulo ang nabili mong lupa, puede na yong tax declaration lang. It is legal naman kung tax dec. lang as long as duly notarized ang DOS nyo. Kung legal na lahat ang mag documento, you have to pay na the seller in full. Kung kayo ay mag papa-process sa ibang tao, see to it na you have to follow-up it every time and monitor kung ano ang progress sa mag documento. Sa pag claim ng lupang nabili nyo, have to take possession of it. Kung kailangan lagyan ng fencing, do it, and also you have to visit very often of your property in order to established of your ownership. One more thing also, it is very important that dapat bayaran mo ang real property taxes o amelyar annually.
BurauenAssessor
Dear Sir,
My father left 10 hectares of agricultural land and we wanted to share among 3 of us brother and sister, however the BIR said we have to pay the ESTATE TAX of all the properties of my father.
30 hectares of my fathers land already given to farmer beneficiaries under CARP. The problem now is all farmers beneficiaries did not declared their land titles and not paid any Real property tax since 1974. Can we just pay the ESTATE tax of the properties that we will sharing.
Thank you,
JUN
Dear Jun,
Thank you for visiting our website. In order that you would be able to subdivide or settle among your brother and sister the real properties of your parents you have to be cleared first at the BIR for the payment of Estate Tax (ET). The payment of ET were base on the time of death of the property owner, if in your case that during the time of death of your father, the properties were not yet given to the beneficiaries of the CARP then definitely the heirs should pay the ET as mandated by the law. However, if in case the land was already given prior to his death, there is no need to pay the ET. The land that was under CARP is now to be excluded for the computation of ET. Consequently, you would need to show documentary proof that the portion of the land was under CARP. You can get a certification and other relevant documents at your local DAR office for this purposes.
BurauenAssessor
Dear Sir,
I have another property left by my mom before she died, the total area more or less 1 hectare, however when she was about to transfer the land to me, she found out that her friend used the land title as collateral in bank.It was in the year 1981 when her friend created an SPA with forged signature of my mom in order to mortgage the property. The loan amount was annotated at the back of the title. Now the bank is no longer exist and it was no on the list of the PDIC liquidated banks. How to clear the encumbrance if the bank no longer exits and not in the list of PDIC.
Thank you again
JUN
Dear Jun,
Thank you for visiting our website. To cancel the annotation of encumbrance of the title, you will need a certification for the Release of Mortgage. Since the bank is non-existing already your can request to issue the PDIC for the certification for that purpose. If the “original” title is already at your hand, and it is not anymore listed at the PDIC liquidated banks, it means that the loan mortgage is already had been paid by the mortgagee. In this case, you should have to make a representation to the PDIC to issue such release of mortgage, and to file immediately to ROD for cancellation of encumbrance.
BurauenAssessor
Dear Sir,
Hope this site was still active.
Meron po kami nabili na property under CLOA and meron mortgage provision po. Nabili po namin sa tenant, pero ndi naman po sila ang nagmortgage nito kundi ung Benefactor (A Paper Pulp Company. Possible po ba na before pa ma award sa tenant ang CLOA ay mamortgage eto. Medyo confused po kami now na possible na maging hindrance eto sa pagtransfer ng title under our name.
It seems po na bago pa man maipasok sa CARP ang lupa ay naimortgage na po ito. Kindly advise us what to do po if my remedy pa po ba kami?
Pwede rin po ba matransfer sa pangalan namin un pero with the same mortgage provision? Paano po naman ma clear ung mortgate provision?
Salamat po. God bless.
Dear Edmund,
Thank you for visiting our website. I understand that prior to the distribution or award of that property to the tenant beneficiary of CARP, the subject property were already mortgaged, because the title has an annotation of encumbrances. To remedy the situation, you should get the Certificate of Release of Mortgage from the bank or from the mortgagee lending office kung saan ito ipinag-guarantee sa pag loan. Provided dito na it is already fully paid, or else ikaw na ang magbabayad ng remaining balance nito. Kung meron ka ng Certificate of Release of Mortgage, dadalhin mo ito together with the original CLOA title sa ROD for the cancellation of mortgage. Dito sa orginal title, ang ROD will annotate na cancelled na ang encumbrances na ito.
Puede rin po kayong mag pa transfer ng title into your name by not clearing first the encumbrances o mortgage provision, ang problema lang still it will carry over ang annotation of mortgage sa title mo. Since, your are already the absolute owner of the property, the burden is in your hand. So, its better to clear first the title of any encumbrances before you transfer that into your name. One more thing, if just in case meron pa po itong annotation of encumbrances sa title, medyo mahihirapan ka kung gagamitin mo na ito sa pag personal loan mo.
And lastly, kung cancelled na po ang mortgage sa title, you should go to also to your local assessor office to file for the cancellation of mortgage ng tax declaration. Importante din po ito dahil you cannot transfer (revised) the tax declaration kung meron pang annotation of mortgage.
Good luck.
BurauenAssessor
Hello. We will buy a land with CLOA under the name of the deceased husband. The wife is the one selling it to us. The CLOA was awarded in 1995. Can we immediately proceed with the Deed of Absolute Sale and then the CTC with only the signature of the the wife? Thank you.
Dear Nel,
Thank you for visiting our website. If the property is a “conjugal property” of both of the spouses, then the wife can directly sale it, and you can now prepare already the Deed of Sale. However, if it is not, the wife could not sale it to you. It should be the sibling who can perform of such sale. To check if it is a conjugal property, you can see directly at the CLOA title if it has indicated the owner’s name with notation that “married to” marking. Or you can ask the seller the condition of ownership of that property.
BurauenAssessor
Magandang gabi po. Magtatanong po ako about sa nabili kong Lupa na under ng CLOA at naiward sa may ri nung 1995. Ang kabuuang sukat po ay humigit kumulang na 3 ektarya. Nakabili po ako ng 500 sq. meters sa knila noong 2013. Ngayon po ay gusto ko ng magpatitulo para maipalagay na sa aking pangalan ang nabili kong lupa. May nakapagsabi po sakin hindi ko raw po maipapangalan yun sakin pag akoy nagpatitulo kasi di aaprovan ng DAR ang subdivision plan kasi agricultural yun at hindi residential. Totoo po ba yun? Ano po kaya ang maganda kong gawin? Maraming Salamat po sa inyong Pagtugon.
Dear Francis,
Salamat sa pagbisita mo sa aming website. Ang subdivision plan na prepared ng isang surveyor ang approval nito ay hindi po sa DAR kundi sa LMS-DENR (Land Management Service). During po sa pag process for titling kailangan nyo po ng DAR Clearance, since ang nabili mong lupa ay intended for residential kailangan mo muna ng “Land Conversion” na dito rin sa DAR pina-process. Dito ka na magkaka problema dahil hindi ito maa-approve ng DAR, unless otherwise you can proved na ang lupang ito ay hindi na po economically feasible and sound for agricultural purposes. One more thing, kailangan mo rin ma “re-classify” ang property mo dahil ang nakalagay sa tax declaration, ito po ay isa ring agricultural land, you need to submit a petition sa local sangguniang (council)ninyo para ma-reclassify ito. Ito po ay isand ordinance na gagawin ng local sangguniang ninyo. You can check or verify sa local Planning Development Office (MPDC or CPDC) for the present land classification sa lupang nabili mo.
BurauenAssessor
Good day sir. Ask ko lang po, may binibili po kaming lupa under CLOA, 1994 po yung date na nasa TCT. Nagbayad na po kami ng downpayment then yung remaining po ay installment for ilang months, kaya po meron po kami Contract to Sell. Ang concern ko po, yung owner na naka appear po sa TCT at yung seller ay different persons. Yung seller na ka transact po namin ay may SPA naman po galing dun sa owner na nasa TCT. Wala po ba magiging problema in the future pag itatransfer na po yung property sa amin after namin mag execute nung AIF ng Deed of Sale? Then sa likod po ng TCT may annotation po na yung CLOA is encumbered in favor of Land Bank. Ano po legal implications nun? Salamat po.
Dear Rech,
Thank you for visiting our website. Firstly, you verify sa SPA nya kung hanggang saan ba ang kanyang authority sa ibinigay na SPA. Kasi suppose to be the Seller ang nakalagay sa contract of sale,hindi yung may SPA, unless otherwise it was stated sa contract of sale he has the full authority to do so at saka at duly notarised naman siguro ito ng lawyer. Wala naman itong magiging problem, pero sa pag prepare ng DOS dapat ang “Seller” na ang dapat ang nakalagay sa dokumento.
With regards sa annotation san likod ng title, it means na hindi pa fully paid ang benefeciary ng CLOA. Meron pa pong babayarin sa Land Bank. Kung ikaw mismo ang makabili nitong lupa, ikaw na rin po ang mag babayad nito.To clarify the issue, you must visit the office of the Land Bank. Wala naman itong mga legal implications, pero for the peace of mind ipa-clear muna ito ng Seller para ma-cancel ang annotation of encumbrance.
BurauenAssessor
good day po sir, tanong ko lang po kung legal po ba ang deed of donation sa mga tenant, at ung nag donate naman ay isa sa 2 anak ng nakapangalan sa tax declarion. at namatay na po kasi ung nakapangalan sa tax declaration at ung nag donate sa tenant. ang pinang hahawakan lang ng tenant ay iyong deed of donation lamang ng anak na ginawa pa noong ika-10 ng hunyo 1988. at nag benta ang tenant ng portion ng lupa sa isang ka kilala nya, pero bago ito binili ng ka kilala niya ay pinabayaran niya ang tax declarion at sa tax declaration ay nakapangalan pa rin ito sa magulang ng nag donate sa kanya. legal po ba ang pagbili ng ka kilala nya? at plano ko rin po na bumili ng portion ng lupa ng sa tenant. wala po ba akong magiging problema kung sakaling magkabilihan kami at ano naman po ang pwede kong gawin para maging legal o mapasa panglan ko ang bibilhin ko na lupa sa nasabing tenant. salamat po.
Dear Angelo,
Salamat sa pagbisita mo sa aming website. Masasabi natin kung legal na ang DOD or ano mang Deed of Conveyances kung ito po ay isa ng notarized by a lawyer. However, sa salaysay mo ang nag donate lang ay ang isang anak sa may ari ng lupa. Dito medyo under question ang ownership sa anak na ng donate, dahil suppose to be ang original owner ang dapat mag donate. At isa pa bakit ang isang anak lang ang nag donate. Kung in case naman na wala na ang both tatay at ang isang anak, puede na ang isang naiwan anak ang magdodonate sa condition na dalawang lang ang anak nya, otherwise may problema po ito. So, before kayong bumili iverify muna kung sino ang true owner at ano ownership ng anak na ng donate. And lastly, before kayong bumili, ask first a copy of title (kung meron title), tax declaration, at have an occular inspection sa lupang bibilhin mo, and most of all consult a lawyer to prepare the legal documents.
BurauenAssessor
Hello good day ,may tanong po ako my nabili po un papa ko maliit na lupa award dw po un sa kanya un bili po nmin ay 115thou,at un title makapangayo padin sa nabilhan nmin nang lupa kasi 2013 lang na issue un title .pero sinurvey sya noong 2008 of June pero my kasulatan kami sa baranggay namin saying that we buy this land to this person and the person who sell the land pumirma nman po sya at also papa ko din at 2 witnesses .ngaun po hndi pa pala sya nagbabayad ng tax that she suppose too. my question po magkano ba un pag bayad ng tax at my penalty po ba un ang bili nmin is 115thou na survey un lupa noong 2008 na issue un title nya 2013 . please i need ur help thank you very much advance and God bless. . .
Dear Melyns,
Salamat sa pagbisita mo sa aming website. Ano tanong mo ay pagbabayad ng tax; but its not clear kung anong tax. Kung sa real property tax o amelyar ang pag uusapan natin, meron po itong mga penalties o interest kung ang isang tax payer po ay hindi nakakabayad sa saktong oras. Ang penalties o interest po ay depende sa lugar (city or municipality), base sa law (RA-7160) sa City ang rate ng tax ay maximum of 4% sa assessed value ng property; kung municipal naman ay 2%. At saka ang interest nito ay 2% per month with maximum of 36 months o 3 years period. One more thing kung hindi nakabayad ang isang tax payer kahit isang taon lang ito ay nagiging tax delinquent property, at puede na po itong ipa-auction sale o ipa-subasta ng gobyerno. Since kayo ay naka bili ng portion lang ng lupa, see to it na dapat bayaran kada taon ang real property tax or else baka ma-include pa yan sa auction sale. Masasayang lang ang perang nagastos nyo.
Kung sa BIR tax naman ang pag-uusapan natin, during sa pag “transfer” nyo ng property meron po kayong babayaran na 6% Capital Gain Tax at saka 1.5 % Documentary Stamp Tax. Ang computation nito ay depende sa pinaka-highest value na pinipilian ng BIR; sa Market Value sa tax declaration, o amount consideration sa Deed of Sale o ang Zonal Value ng BIR dyan sa lugar na nabilhan mo ng lupa.
Lastly, base sa salaysay mo ang kasulatan ng pagbili nyong lupa ay sa barangay lang, my advice ay dapat ang kasulatan o Deed of Absolute Sale ay prepared po ito ng isang abogado at ang importante po ay dapat duly notarized po ito ng isang lawyer.
BurauenAssessor
Magandang hapon po.
Pwede po ba i subject sa public auction sale of delinquent real property taxes ang CLOA property na hindi nabayaran ang amilyar after i award sa beneficiary?
Dear Sir/Madam,
Thank you po sa pagbisita nyo sa aming website. CLOA o Certificate of Land Ownership Award ay isang title ng lupa na issued po ito ng DAR under sa government program ng CARP Law. Ang covered lang nito ay ang mga agricultural lands na ang mga beneficiaries nito ay ang mga tenant farmers na landless. So, kung ang isang benefciary ay may CLOA na po sya, sya ay dapat ma-issuance din ng tax declaration at sya din po ay magiging liable to pay the corresponding annual real property tax. Under the Local Government Code of 1991 (RA-7160) at saka sa local ordinance ninyo I am sure na meron dyan provision kung papaano ang pag conduct ng auction sale o subasta ng mga real properties na tax deliquent. In fact just in one year na hindi po ito mabayaran ang real property tax o amelyar, ito po ay magiging deliquent real property na at subject na po ito sa pag public auction sale.
BurauenAssessor
hi! tanong ko lang ho, medyo lihis po sa topic pero Sana sumagot. kakabili ko lang ho ng bukid sa nueva ecija. gamit ko Iyong id ko ng philhealth na may lumang pirma. pirma ko since elementary. iyon din ang pirmang ginamit ko sa deed of sale. philhealth lang kasi id ko nung oras na iyon. Yung sss at postal ko updated na ang pirma kaso hindi pa naddeliver. Kapag ho ba nag Punta ko ng bir Para sa pag aayos ng titulo, Diba ho bibigyan Ako ng tin doon? sisiyasatin pa ba doon Kung bago o dating pirma ang gamitin ko sa tin? ang mangyayari ho Yung deed of sale ay lumang pirma at sa tin naman ay bago. pwede ho ba iyon? . salamat po.
Dear Phytonry,
Good day…salamat sa pagbisita mo sa aming website. Ok naman ang inquiry mo, it relates naman sa acquisition of real property. In your case, its about the signature sa legal document which is very important. Meron kang dalawang signatures, meron old at saka new. Karamihan ng mga tao especially mga professional ay may dalawang signatures, meron signature na “initial” lang na medyo shorten ang dating at meron naman silang mga “full signature” ito naman ay ginagamit nita especially sa mga important documents; like mga cheke, official communications,etc.
Kung mag process ka sa BIR, I think hindi naman nila ito sisiyatin masyado, pero just in case that they will question that meron kang dalawang choices na gagawin; 1. Puede kang mag “execute ng affidavit” na ang old signature mo at ang bagong signature ay truly sa inyo mismo ito; or 2. You can request your lawyer na palitan ang Deed of Sale at pipirmahan mo ng new signature mo which is ito na po ang permanent na signature mo na ginagamit sa ibang mga IDs/other documents.
BurauenAssessor
Good pm po..Ask ko lng po about s title..
Meron n po kming EP title.
Ano po ang gagawin nmn para malipat ng regular title?
Pwd po b nmn ichange ng residential ung lupa?
Dear title832,
Salamat sa pag bisita mo sa aming website. Emancipation Patent title ay isang titulo na issued po ito ng DAR under PD-27 sa ” Operation Land Transfer” ng government. Kailangan po kayo ay mag transfer ng title para ito po ay maging regular title. Gagawa po kayo ng Deed of Conveyance at mag process sa mga payment ng rpt tax at BIR taxes, and ipapa-registered po ang mga documents sa ROD and eventually sa pag transfer ng title. In order po na ma re-classify ang property nyo into residential land, kailangan nyong mag petition sa DAR for the conversion ng property into non-agricultural usage. And at the same time, ma request din po kayo sa local Sangguniang Bayan or Lungsod nyo ng re-classification sa property nyo.
BurauenAssessor
Good am po Sir! Maraming salamat po sa pagtugon nyo sa aming mga katanungan.
Tanong ko lang po, may house and lot po kasi kaming gustong i-apply sa pagibig housing loan. Yung lupa ay TCT na siya kaya lang po may nakalagay sa dulo na CLOA daw po ito. Pinapatanggal po ito ng Pag-ibig. Kailangan daw po kasi clean title.Pano po mawawala sa TCT ung CLOA?
Maraming salamat po!
Dear Jojo,
Salamat sa pagbisita mo sa aming website. Ang CLOA title ay issued po ito ng DAR at registered po ito sa ROD. Lahat ng CLOA title ay may mga restriction o prohibition na nakalagay sa face mismo ng title. Sa pagka-alam ko, kung kayo po ay mag papa-transfer nito, all the notation or provision ay kina-carried over po ito. It means na hindi po ito tinatangal ang notation na “CLOA”. Pero, just try lang sa Registry of Deeds, kung ano ba ang legal way nito. Baka meron na ngayon bagong government circular parte nito.
BurauenAssessor
Hi Sir / Mam,
Good day!
By the way I’m Dan, Just want to ask an advise from you prior me to purchase a farm lot under CLOA title. I’ve already check the authenticity of the ownership of the titles at ROD including Tax Declaration at the assessors office and all documents are genuine. The farm lot about 2.8 hectares and i would like to purchase it and divide the lot under my name and the other half to my nephew. Can i still purchase this lot directly and subdivide it the parcel in-half under our names so that we can process altogether the pertaining documents in order to save time and money. And aside from that, for how long is the processing time did the title will be transferred under our names. CLOA title can be transferred to TCT? Can i acquire more than 10 hectare of CLOA title farms by different owners. I mean 3 hectares each owner under CLOA title.
Thank you very much..
Dear Dan,
Thank you for visiting our website. The best way to buy the lot that this would be later on be divided into two parts is both of you should be indicated in the DOS as the buyer. Because during the preparation for the subdivision survey/plan by the geodetic engineer, the surveyor shall need the deed of conveyance document in order to subdivide it. If in case, you are only the buyer, later on prior to the conduct of the survey you are required to prepare a deed of conveyance the portion that shall be the part of your nephew. One more thing, it is much shorter in processing time at the BIR and ROD if both of you are the buyer. The processing time until the issuance of title at ROD, it takes 3-4 more months.
If it is an “Original Title” on CLOA it will be transfered into TCT (Transfer Certificate of Title), but still it is a under CLOA title. Under the DAR CARP Law, only 5 hectares is allowed and 3 hectares for each siblings.
BurauenAssessor
Good day BurauenAssessor,
May lupa po ang mga Ramos Family (6 hectares) at nakapangalan po kay Andres. Nagasawa po si Andres ng Ms. Sabado. Pero hindi po sila nagkaanak.
Ang aking lolo ang naging tagapagalaga ni Andres nung sya matanda na sapagkat ang ina ng aking lolo at si Andres ay magkapatid.
Namatay po si Andres. Nung bago mamatay si Mrs Sabado-Ramos, pinangako nya sa lolo na mabibigyan sila ng lupa bilang regalo nila kani Lolo at Lola sa kasal nila.
Namatay na po si Mrs. Sabado-Ramos. Napunta ang titulo sa isa pang kapatid ni Andres.
Namatay na rin po ang kapatid ni Andres, kaya napunta ang titulo sa mga anak nya – sina Gundang, Fely, at Bursyo.
Subalit nagawan po ng paraan ng mga kamag-anak na mga Sabado upang maipasok sa CLOA ang mga titulo, nahati hati na po ang lupa ngayon sa mga Ramos at Sabado/Rumbawa subalit mas malaki po ang napunta sa mga Sabado. less than half hectares lang po ang napunta sa mga magkakapatid na Gundang, Fely, at Bursyo. Ang aking lolo din ay binigyan ng less than half hectares din, kayat ang 5 hectares ay napunta sa mga Sabado/Rumbawa. Nasa aking ama ang CLOA na nakapangalan sa aking lolo sapagkat namatay na rin ang aking lolo.
Ang kina Gundang, Fely, at Bursyo ay binenta sa amin ng 40K pesos, 8years ago. Subalit nagkasundo sina Gundang at aking ama na 35K lang ang ibigay muna nya hanggat mabigay sa amin ang title ng lupa. May sinumpaang salaysay na nakapirma sina Gundang, Fely, at Bursyo sa amin na nagpapatunay na may binigay kami na 35K.
Hangganga ngayon ay wala pang title sa amin. Subalit sinasaka namin ang lupa sapagkat katabi lamang sya ng lupa ng aking lolo. May konting mga puno na rin kaming naitanim duon.
Subalit ngayon ay nagbago na ang gusto ni Gundang, gusto na nyang ibenta yung lupa sa iba, at ibalik na lang nya yung 35K sa amin. Ayaw din naman ng aking ama na magyari iyon.
Nalaman ko rin po ngayon sa aking pagbabasa na hindi po pwedeng ibenta ang lupa na may CLOA.
Anu po ba ang karapatan namin sa lupang aming binayaran? Hindi po ba kami kasama sa mga “qualified beneficiaries”?
“that it shall not be sold, transferred or conveyed except through hereditary succession, or to the Government, or to the Land Bank of the Philippines, or to the other qualified beneficiaries for a period of ten (10) years.”
Salamat po!
Dear Lany,
Salamat sa pag bisita mo sa aming website.Sa makatuwid since nabili na po ng tatay nyo ang lupa, as mga anak kayo po ang direct heirs sa lupang nabili. Ang deperensya lang ngayon ay wala pa kayong formal o legal na Deed of Sale. Isang kasulatan lang na permado ng mga nag benta which is in good faith naman nilang ebeninta sa tatay nyo. Just in case ibenta sa iba ang lupang yan, meron pa kayong habol because sa sinumpaang salaysay na permado nila. Sa ngayon, its better na pagawan ninyong ito ng legal na Deed of Absolute Sale with duly notarized ng lawyer.
As to the qualified beneficiaries, ang DAR po ang nag de-determine as to the beneficiaries sa awarding ng CLOA. In your case, ang tatay nyo ang naging beneficiary ng CLOA, therefore as mga anak kayo ang direct heirs nito at the same time also the qualified beneficiaries, in so far as the CLOA title na awarded sa tatay nyo. With regards naman sa restriction or prohibition sa CLOA title na hindi po ito puedeng ibenta within 10 years reckoning sa date ng issuance ng title. Kung nabili ng tatay nyo ang lupa within sa restriction period pa, hindi po ito puede. Bawal po. Pero kung sakaling after 10 years na po ito, pagawan na po ninyo ng Deed of Sale.
BurauenAssessor
Nalaman ko po na pinagbebenta ng mga Sabado/Kumbawa ang kanilang mga CLOA lands, anu po bang pwede namin gawin? sapagkat sa simula’t simula ay sa tingin ko hindi tama na sila ang nagkaroon ng CLOA dahil hindi naman sila mga Ramos.
Dear Lany Sun,
Sa makatuwid ang property ay pagmamay-ari ng mga Ramos, ito po ay hindi conjugal property ng Ramos-Sabado. Ito po ay may ari ng Ramos before mag asawa si Andres kay Ms. Sabado. Actually, puede po kayong mag question regarding sa ownership nito, puede po kayong mag file sa proper court parte nito. Dapat mag consult po kayo ng isang lawyer.
BurauenAssessor
Good day Sir. Im Jonathan from Pasig. Im currently overseas when i stumbled on this property that is for sale but have CLOA title.
Question is ano po mga papeles ang dapat ko hingin sa owner pra malaman ko na sya ung tlagang ngmamayari ng land?
And pano ko po malalaman na wala pa ibang nkabili or wala pa syang ibang pinagbentahan ng lupa?
About mmn po sa registration ng lupa is it registered on where the property is located or can i check it here sa ROD in Manila?
Regarding nmn po sa paglipat ng name or pag transfer from CLOA to TCT. Nbasa ko po ung mga previous comments nyo and you seldom mentioned about DAR clearance. Requirements po ba tlaga bago ma tranfer ung title sa pngalan ko n mag secure ako ng DAR clearance? How to know if i need to secure a DAR clearance. Is it stated in the CLOA title itself?
Bout payment. If i pay the owner besides the Deed of Sale ano pa po documents ang kylngan nsa akin to make sure n ndi n nya maibenta pa sa iba or magamit pa ung title in the future? And ano pa po kylngan ko gwin to make sure na ndi n nya maibenta sa iba.
What if naibenta n pla nya sa iba then here i come buying and paying as well. What wud happen and who wid have the right on the said property?
After payment. Ano po dapat documents ang hawak ko to prove na ako n ung bagong owner ng property. Kc next yir may pa po ang uwi ko. Dun ko pa lng maasikaso ung transfer if ever.
Regarding po pala sa Certificate of no improvement. Meron n po kc nkatayo n kulungan ng baboy cemented and may bubong n yero pero wala bahay. Is it considered no improvement?
One last thing 5years plng dw po pla ung CLOA title. Mandatory na po ba ung 10years bago pede ibenta or depende kung ano po ang nkasaad sa CLOA title.? If i decided to buy khit ndi pa 10years wud it still make me the real owner. Will i have all the rights sa property or not unless 10years have passed?
Maraming salamat po and pasensya n po sa maraming katanungan. Hope you can help me. Thanks. And more power.
Dear Luteria,
Just read sa posted inquiry mo and thank you sa pag visit mo sa aming website. As a first timer na buyer ng real property, ano una mong gagawin ay mag hingi ng mga legal na documents sa seller ng lupa. You have to ask the original title, tax declaration including the receipt of payment sa real property tax o amelyar, sketch plan of the lot, and other related documents. Para malaman mo ng hindi ito ebeninta sa ibang tao ang bibilhin mong lupa, you have to check at the Registry of Deeds kung may annotation sa title mismo or you can request for a certified true of the title sa the same office. Kung saan ang location ng lupang bibilhin, kung sa municipality ito, you can check sa Provincial Registry of Deeds sa locality nyo or kung sa City naman, City Registry of Deeds. As of today “on line” na po ang registry of Deeds, you can check that.
Sa pag pa register ng lupa o mag pa-title, kung ito ay classified na isang agricultural land, mandatory po na kakailangan ng “DAR Clearance”. Kung ang lupang bibilhin mo ay isang agricultural, you have to get ng DAR Clearance. To make it sure na hindi na po ito ma ebenta sa ibang tao ang bibilhin mong lupa sa dating may ari, you have to make it transfered into your name. Kung ikaw na po ang napangalan sa title, you have already the full rights of ownership of the real property. In the process sa pag transfer, you have to pay first the real property taxes sa local government unit kung saan ang location ng property mo, next is to have to pay at the BIR for Capital Gain Tax/Documentary Stamp Tax in case kung Sale ang transaction; kung ito naman ay Extra-Judicial Settlement with Sale, babayaran mo rin ang Estate Tax. Once ma completo ka na, the BIR ay bibigyan ka nang CAR (Certificate Authorizing Registration). After this pupunta ka na sa ROD for registration sa Deed of Conveyance na documento mo at the same sa pag transfer ng title into your name. Kung meron ka nang title babalik ka again sa local assessor office nyo for the transfer naman ng tax declaration into your name. And most importantly you have to pay na the annual real property tax o amelar. With regards sa tanong momg kung na ebenta na ito sa iba, ang gagawin mo ay you have a file court case para ma recover ang property mo.
With regards sa Certificate of No improvement, ito po ay kinukuha sa local assessor nyo at kung ito ay walang pang record o tax declaration sa improvement, you have to ask the assessor to issuance such improvement, in your case a piggery house. Hindi ka bibigyan ng certificate of no improvement dahil sa actual mismo meron na itong improvement. Coordinate nalang sa local assessor nyo.
Kung ang mabibili mong lupa ay isang CLOA title, you have to wait to expire the 10 years restriction na hindi po ito puedeng ebenta. Puede mong bilhin ang lupa even na hindi pa ito umabot ng ten years, ang problem lang dito walang abogadong na mag no-notarize, you have to wait after the prohibition period. Kung in case bilhin mo ito, to make it na ikaw na real owner, you have to take possession sa property or to actuually occupy or develop it para makita ng ibang tao na ikaw na po ang tunay na may ari.
BurauenAssessor
Good pm, I find this blog very helpful based on the replies I have read: This is my query:
We have a lot under the name of my father and his 4 siblings, 3 of them are deceased including my father. My uncle and auntie decided to sell the lot which is under CLOA but the prohibition of 10 years have passed since it was entered in the registry of Deeds August 20, 1996.
My questions are the following:
1. Can we sell the lot directly without need for transferring it from OCT to TCT, I have the original copy of owner’s duplicate certificate (being the eldest daughter of the eldest among the 5 owners)?
2. What are the documents needed to be submitted by the legal heirs since three (3) among the owners/siblings are deceased (including my father)?
3. Is it possible to appoint one representative for all since my uncle and aunt are also in their old age and it would be difficult for them to do the processing?
4. Is it really required that all legal heirs should prepare document called extra-judicial partition (?) or is it extra judicial settlement as mentioned by Land Bank personnel?
5. Please guide me on a step by step procedure on what to do because I am here in Manila and the property is in Inopacan, Leyte. I want information before I proceed with contacting a lawyer regarding this matter.
Thank you.
Dear Tess,
Thank you for visiting our web site. There is no need anymore to transfer it into TCT, you can directly prepare for Deed of Conveyance for this with the OCT. You can prepare an Extra-Judicial Settlement with Absolute Sale, it must be represented by one of each of the sibling of the deceased owners who shall affix their signature in the document. For this kind of document, it is a mandatory to have signatures of all those represented of the deceased owners. For those person that cannot do anymore the processing, you can prepare an SPA (Special Power of Attorney) for this purpose as a representative. Before you hire a lawyer, gather first the original copy of the CLOA title, latest tax declaration, community tax certificate/cedula or any government IDs if any, date of death of deceased, and of course the notarial fee of the lawyer.
BurauenAssessor
Another question I would like to add in this comment of mine is that, my mother is still alive and her name is stated in the OCT to whom our father is married to, but is incapacitated to take part in the negotiation of selling the land. What can we do about this? I think we don’t need to prepare the document of Extra Judicial Settlement of Estate since our mother is still alive, is there any document that we need to prepare for my mother?
Dear Tess,
If your mother shall not do anymore on the negotiation, you can prepare an Affidavit of Waiver of Rights. Just contact your lawyer, he can prepare the necessary legal document about this.
BurauenAssessor
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Hi..good day. You can share with our blog as long as it is related to the subject matter.
Thank you very much for visiting our website.
BurauenAssessor
Good day sir,
Ask ko lang po sana, meron kaming binabayaran na lupa and my contract kami na nakalagay is “conditional Sale” nag down po kami ng 30k and ung remaining na 80k is payable for 5 years. under CLoa po ang title, aware po ako na not for sale ito unless na-mana, and I guess namana po ito nung ka-contract ko now. Dun sa blue print po nila is talagang binibenta na po nila sa mga tao ung lupa since hatihati po sila magkakapatid duon sa lupang namana nila. Ang question ko po, if babyaran ko na po ba ung 80k today pwede ko na po ilakad ung titulo nung lupa namin kahit na parcel of land lang ung nabili ko? Thank you po in advance.
Dear Catherine,
Thank you sa pag bisita mo sa aming website. Kung babayaran mo na in full ang lupa, gagawa ka muna ng Deed of Absolute Sale, then puede ka nang mag process ng mga documents. Magpapagawa ka rin ng survey plan o subdivision plan na approved ito ng DENR-LMS, then sa mga payment sa BIR ng capital gain tax and documentary stamp tax. Also, ask from the owner yung mga dokumento like; tax declaration, OR payment of RPT tax, the original title, and other related document sa lupang bibilhin mo.
BurauenAssessor
Good day to you, May binibili po akong CLOA TITLE awarded ito sa kanila year 2000. Noong 2012 gumawa kami ng contract to sale ng owner in 3yrs to pay sa amount na napagkasunduan namin,, but noong 2014, may nagfile ng cancellation of CLOA nila kaya medyo kinontrol ko ang payment dahil gusto ko po ma clear muna ang case bago ko ito i-full pay.. and until now under process pa ito ng DAR, Actually ito po ay may isang mother title at divided po ito ng tatlong CLOA at isa po dito ang nakuha ko,, pinakakansel ang CLOA o mother title dahil yung dalawa katabi ko ay ginawang subdivision w/out Dar clearance at yung isa naman ay Nagkaroon ng TCT pero wala din DAR clearance at nadamay lang yung sa akin sa kasong ito,
My question is Kung makansel ba itong mother title Cloa na ito Maaring madamay ang sa akin na wala namang Labag sa Dar na ginawa? at Puede ko ba itong ipa-transfer to TCT maski under Cancellation pa ito sa DAR, ano po ba ang dapat gawin dito?
your immediate response is highly appreciated.
thanks,
AR CRUZ
Dear AR,
Thank you for visiting our website. Just wait lang muna sa final decision ng DAR sa particular na cancellation of CLOA title. Definitely, ang mabibili mong lupa ay apektado nito, because ang CLOA title sa mabibili mong lupa ay ito po ay eminating sa original na CLOA na subject for cancellation. Kung in case mag process ka na nito, you shall have a problem in getting the DAR Clearance becuase it is a mandatory requirement from ROD prior to registration of documents and the issuance of a new TCT. So, for the meantime, mag hintay muna tayo sa decision ng DAR.
BurauenAssessor
Good day, may plan ako to buy a portion of agricultural land under Cloa. 14 hectares ang total area ng mother cloa at divided into 18 persons. One of the 18 persons binibenta ang kanyang land sa akin. Nabili nya rin ito sa original na naka pangalan sa cloa. Meron sya docs na affidavit of surrender from the original owner at sya na ang nag bayad sa land bank ng land. Wala sya copy ng orignal cloa or yung mother cloa. Yung pangalan na nasa clia ay patay na. Meron subdived plan na blueprint at naka pangalan sa 18 persons. Nabili ng seller ang lupa sa isa sa 18 names na nasa blue print. Ang sabi sa akin ng seller puede na daw ipangalan sakin ang tct directly pag nabigyan ng title. Ang tonong ko. Safe ba na bilin ang lupa kung ang document nya lang ay certificate ofnpayment sa land bank, at affidavitnof voluntary surrender ng mayari. Ano pa ang dapat kong gawin para malaman ko na legit ang bentahan at sa kanya talaga ang lupa? Thanks
Additional question po. Pano ko malalaman na na legit ang bentahan ng lup. Ang hawak ng seller ay payment cert sa landbank at at affidavit of voluntary surrender ng previous seller to the current seller. Pano ko malalaman na ang seller ay isa sa nag mamay ari ng lupa? Or isa sya sa 18 na nag mamayari at present ng lupa na under mother cloa? Thanks
Dear Rolandironman,
Salamat sa pag bisita mo sa aming website. Firstly, you didn’t mention kung kelan ito na issue na CLOA title, because under the CLOA title meron po itong restriction na hindi po ito puedeng ibenta within the 10 years period. Kung nasa restriction period pa po, ang bentahan ay nagiging null and void. Ang officially considered na legal document ay Deed of Sale na notarized ng lawyer. Kung affidavit of voluntary surrender and certificate of payment lang, ito po ay medyo malabong mga documents. The best thing to do ay mag pagawa kayo ng DOS at you must a copy of title, tax declaration, subdivision plan, and reciept of payment of real property taxes.
BurauenAssessor
Sorry didnt mention the years. 1996 pa issued ang cloa so puede na nya ibenta. Sorry medyo malabo ang pag explained ko ng situation. If i may qualify ang inquiry ko; ang nag bebenta ng lupa sa akin ay si vivian na nabili nya kay pedro nuong 1996. Ang hawak na document ni vivian ay payment sa land bank, voluntary surrender ni pedro, at received copy ni pedro na katunayan natangap nya ang pera ni vivian. Ang original na cloa at nakapangalan sa isang tao pa. According sa subvidision plan or blue print, naka sub divided na ito sa 18 people at isa si pedro sa 18 people na iyon. Ang tanong ko po. safe ho ba na sabihin na ang lupa ni pedro dati ay pag mamay ari na ni vivian ngayun? Ano ang dapat ko hingiin kay vivian kung bibilhin ko ang lupa sa kanya? Bale tatlong salin na ng pangalan ang cloa na lumalabas – origin owner ng clo then kay pedro then kay vivian. Pero ang cloa ay nasa original pa na pangalan at wala pa kay pedro. Thank you
Dear Roland,
So in this case, dapat meron pong legal document na nag co-convey sa ownership. With out the deed of conveyance (DOS) medyo malabo ang dating ng bilihan. You need to get the Deed of Sale from the original owner to Pedro, ganon din from Pedro to Vivian. You have to prepare DOS from Vivian to you. Ang voluntary surrender at saka receipt copy ng bayaran are not considered as form of conveyance, legally. So, to have to get the DOS, plus the title, tax declaration, approved subdivision plan, receipt of payment of rpt taxes, and other related document to that lot. If ma completo muna ito, you have to process na to transfer of ownership to you, you have to go to BIR for the payment of CGT/DST, sa local treasurer ninyo to pay the realty taxes, transfer fee, and eventually to ROD for registration of the document and transfer of the title (TCT).
BurauenAssessor
Good afternoon sir,
Im ruel from financing Company ask lang po ako kung pwede po ma annotate ang free patent land for morethan 10 years. and was already transferred to the name of client.
thank you
Dear Ruel,
Thank you for visiting our webdite. The annotation sa any tilte ay depende sa transaction or purpose, e.g.mortgage, bailbond, court order, atbp. Kung mortgage po ito na ginamit as collateral sa pag loan or pag utang sa financial institution, puede po ito ng 10 yrs and even more than that. Depende po sa loan contract aggreement. Take note na ang pag annotate ay ginawa sa ROD at sa tax declaration sa Assessor Office.
BurauenAssessor
Good day sir!
Salamat po at nakita ko ang website na ito, napakalaking tulong po ang naibigay nyong payo sa aming lahat sir… Ang asawa ko po ay may apat na mga kapatid na pawang may mga asawa na rin, siya po ang pinaka bunso sa lahat at pinakahuling nagka-asawa. Ang nanay naman po ng asawa ko ay naging “kabo” o “tagabantay” sa 9 hectares na lupa ng amo nya for 20 years. Ngayon po ay ibininta ang lupa at naging benificiary ang nanay nya at ang dalawa pang kapatid na lalaki ng asawa ko (panganay at pangatlong anak), bali tig 3 hectares po slang tatlo. Hindi po nabigyan ang mr ko that time kasi daw binata pa sya, nganon yung dalawa naman nyang kapatid na babae ay nasa malayong lugar nakapag-asawa kaya hindi qualified for beneficiary (Manila at Gen. San.)… Ang mga katanungan ko po sir ay:
1. Pwede po bang ilipat ng nanay nya ang title ng lupa na tatlong ektarya sa pangalan ng asawa ko kasi kami naman po ang sumusuporta ngayon sa lahat ng pangangailangan nilang dalawa ng tatay at nanay nya maging ang pagbayad ng lupa at ang principal na kailangan para sakahin ang lupa ay sa amin din?
2. Kung sakaling pwede po, pwede naba kahit isang taon pa lang naming nababayaran yan sa LBP simula ng mabigyan ang nanay nya ng CLOA title?
3. Kailangan pa ba na hatiin nami ang tatlong ektarya sa kanyang mga kapatid na babae na nasa malayo na napakatagal na po na panahon na hindi nakauwi dito? Kung sakali po, sa paano pong paraan?
4. May trabaho po ako at ang mr ko sa gobyerno, magiging dahilan po ba iyon na hindi ma transfer ang title sa amin o kahit mabigyan man lang kami ng kahit isang ektarya pra makaparsimula kami ng aming sariling pamilya?
Kailanagn ko po ang iyong payo sir.. Salamat po ng marami.
Dear Arjel,
Salamat po sa pag visit mo sa aming website. With regards sa mga katanongan mo, sa unang tanong, pupuede po itong mailipat sa Mr. mo ang lupang sa Nanay nya. All you have to do po ay gumawa ng Deed of Donation. Pero dapat mga waive ng rights ang ibang kapatid nya. Kasi legally, lahat ng mga anak ng parent nya ay may legal rights sa lupa ng parent nila. Kung hindi po sila mag waive ng kanilang rights, medyo magkakaron po kayo ng problema. With regards sa LBP payment, kayo na po ang mag co-continue pagbayad until ma fully paid. Sa pag transfer naman ng ownership ng lupa, it doesn’t matter kung may trabaho ka o wala or kung saan ka man ng tratrabaho. Ang importante po ay isang kang Filipino citizen. Non-Filipino or foreigner base sa ating constitution ay hindi po puedeng mag owned ng lupa.
BurauenAssessor
good day! nagloan po sa bank yung pinsan ko. ginawa po nyang collateral yung lupa under cloa. issued po yon nong 1993 pa sa akin po nakapangalan , 3 kami ang co-owner kaso photocopy na lang po yung natira sa amin kasi kinuha yon ng taga DAR lyong original title last year (2014)for the purpose na gawing basis sa survey at isubdivide daw sa amin 3 ang lupa para kanya-kanya na kami titulo, ng hinanap ko yong titulo sa kanila nawala daw binigyan nalang nila ako ng photocopy ng duplicate copy of title. ang problema pa vinerify ko sa assessors office sa amin yong cloa, ang tax dec ay nakapangalan sa lolo ko at sya rin rin ang may-ari ng lupa. ano po ba ang dapat naming gawin para matransfer na aming tatlo ang lupa at magkaroon kami ng kanya-kanyang titulo. pwede po ba na mag-issue ang DAR ng panibagong titulo kasi nawala nila yong title na sinurrender namin sa kanila kasi sila naman ang nakawala?
salamat.
maila
Dear Myla,
Thank you po sa pag visit mo sa aming website. Una sa lahat, dapat ang “original duplicate copy” ng title ay dapat hindi po ito ibinibigay sa ibang tao. Puede naman mag bigay ng xerox copy lang. So, kung nawala ang original title, malaki ang gastosin nito to issuance ng second copy. Mag pa file po kayo ng petition sa court to issaunce the said title. It will cost approximately 50k-70k, depende sa klase ng lawyer. Hindi na po mag iisyo ang DAR ng panibagong title, pupunta na kayo sa korte to issue another copy. Kung gusto nyong ma e transfer ang name nyo sa tax declaration from your Lolo, you have to prepare legal document, e.g. extra-judicial settlement or partition, then babayaran nyo ang mga ka buwisan ng rpt, BIR, and the registration fee sa ROD. Sa pag transfer ng title, dapat nan dyan sa inyo ang original duplicate copy ng titulo. With out nito, hindi po kayo makaka-pag transfer ng title.
BurauenAssessor
Nice and informative blog..I have this nagging question sir. Somebody wanted to sell a portion of his property which is covered by CLOA title. The10-year prohibitory period had long elapsed. I am very interested with his property because I don’t have property where to build my house. However, I was disappointed when I inquired from the DAR office because they told me that: (1) Properties covered by CLOA title could not be sold by portion. Meaning, I have to buy the whole 11 hectares; (2) Even if I could afford to buy the whole property, the CLOA title must first be cancelled and a TCT be issued to another beneficiary. ARE THESE COMMENTS FROM THE DAR CORRECT?
Thank you ang more power sir.
Dear Alfred,
Thanks for visiting our website. Under the CLOA title there is no restriction as to the area to be disposed by the land owner. It is only the prohibition of 10 years that the property could’t be sold.It is the prerogative of the owner. In our Philippine setting on real property ownership, we have the so called principle on “bundle of rights”. As property owner, you have the absolute rights of your property, e.g. to use, to sell, to lease, to give away, or to exercise all of these rights. So, in this case, I believe the DAR is not in line with our basic rights of real property.
If the original CLOA title has co-owners, it is must better to subdivide it first and be process to transfer to individual owner by way of issuance of TCT. In that way, it so simple to conduct and prepare a deed of conveyance to the willing buyers.
BurauenAssessor
Actually sir, the whole 11,000-square meter- property belongs to a single owner who wanted to sell the same irregardless of the area you could afford. As per his price, my available cash could only afford to pay 1,000 square meters. However, at the risk of being redundant, I was given a caveat by an officer of the DAR office that property covered by a CLOA title could not be sold piecemeal or should I say, by portion only. I took exception to his caveat reason that I sought your assistance,
At any rate, your answer is well-appreciated, sir. good luck and more power.
Gud evening po Sir,
Panu po ba malalaman kung naitransfer na ang CLOA sa ibang pangalan?
Hoping for your response po. Thanks in advance po.
Dear Kim,
Thanks sa pag bisita mo sa aming website. Ang CLOA po ay issued po ito ng DAR na dapat registered po ito sa Registry of Deeds para official and legally binding na document. In short legal po, pero yong mga title na hindi na ka registro sa ROD, ito po ay hindi pa officially legal. So, para malaman natin kung ang isang CLOA title ay nai-trasnfer na, doon mismo sa title natin makikita. Kung transfer na po ang title, ito ay nagiging TCT (Transfer Certificate of Title) na hindi na po OCT (Original Certificate of Title).
BurauenAssessor
Good day!
Ang pamilya po namin ay kasama (tenant) sa batangas. Ang lupang sinasaka po namin ay tubo ang pangunahing produkto. Nasa 70-80years na po ang pamilya namin na tenant ng lupa simula pa lang nung binata yung lolo ko hanggang sa nagkaanak. Ang mga tanong ko po:
1. May mga kamag-anak/kakilala po kami na nagsabi na hindi daw nakarehistro ang lupang sinasaka namin sa LRA.Pwede daw kami magpa-harvest under our name. Paano po ba malalaman kung nakarehistro nga ang lupang sinasaka namin doon sa amo namin?
2. Nag-start po ako na mag-verify sa Registry of Deeds at humingi ng copy ng titulo na nakapangalan sa amo namin, pero ang nakarehistro lang sa RD ay 1,587sq.m lang. Pero ang sinasaka ng pamilya namin (kasama yung sa lolo ko) ay mahigit sa 6 na ektarya. May posibilidad po ba na hindi talaga nakarehistro yung lupa na sinasaka namin?
3. Kung sakali na sundin ko yung payo ng mga kamag-anak namin na magpaharvest ako ng tubo under sa pangalan ko (patay na po lolo at tatay ko), may posibilidad ba na makasuhan ako ng amo namin?
4. Ano pa po ba ang ibang hakbang para malaman kung may titulo nga ang lupa na sinasaka namin?
Maraming salamat po.
Jay Barrientos
Dear Jay,
Salamat sa pag bisita mo sa aming website. Ang unang dapat mong gawin ay e verify sa local DAR sa inyong lugar. Dito po natin malalaman kung ang mga parents mo ba ay registered tenant. Kung hindi po registered na tenant sila, mahirap po maging beneficiary sa isang lupa/CLOA under the DAR program. Pangalawa, you can verify also sa local assessor office ninyo with regards kung sino ang owner base sa tax declaration. Dito po natin malalaman kung ano po ang Lot No. at saka ang total area sa sinasaka ninyo. With the data sa tax declaration, you can verify now sa ROD kung meron po ba itong title at kung sino talaga ang may ari nito. With regrads naman sa last na tanong mo, kung susundin mo ang payo ng mga kamag-anak mo, mag kakaroon po kayo ng problema kung sakaling mag harvest kayo na walang prior notice/clearance from the land owner. Since meron po kayong owner-tenant relationship, you have to respect that. Kung sakaling sa inyo na po itong lupa na ma-award, you can do anything na po, dahil meron ka nang full ownership. So, for the meantime, better check sa DAR kung official registered po kayong tenant sa sinasaka ninyo lupa.
BurauenAssessor
Good day Sir Burauen Assessor, You blog is very helpful to us..And I would like to ask you regarding this situation of my parents. My mother is an Agrarian Reform Beneficiary. Actually they are 34 in one group I think.. Then there comes a so called chairman who use to guide them since all of them are not totally oriented about CLOA. . The chairman then said since the mother lot is not yet divided they decided to let somebody use the land for lease temporarily while papers all on processed by DAR.Just this early the DAR released the papers individually including the CLOA ,the computation of the amount payable to the Land bank and etc.. Now the problem is that they signed a contract of lease for 6 years ..from 2016-2022 .My question now is what is the best way to solve this situation legally so that we will not be forfeited and disqualified.. We are planning to pay for the annual payable including interest starting 2015-2017 computed by the office is this right?.I hope you can help me solve this my mother is very much worried about it
thank you
We will be paying 3thousand plus to landbank for 1st 3 years staring 2015-2017 since it is reflected in the computation . this 3 thousand plus per year for 3 years when not paid this year what are the consequences.
Dear Janice,
You have to comply with the payment schedule to the Land Bank, if just in case you’ll not going to pay or you forgot to pay, I’m sure, the bank will imposed the penalty and interest.
BurauenAssessor
Dear Nhicey,
Thank you for visiting of our website. Since the property is now under leased, you have to respect that. You’ll wait up to 2022 for expiration of the contract. For the meantime, if you have already the computation for the payment of dues to the Land Bank, you can pay that, anyway after the lapsed of the lease contract the property will now be turn over to your mother. The ownership of the property still in your mother. Since, you have already the CLOA title, make it sure to process at your local assessor office for issuance of tax declaration. It is necessary that the property should be registered or be included in the assessment roll at the assessor office and correspondingly pay also the annual realty taxes.
BurauenAssessor
Good day Sir/Mam. This is a very helpful site. I hope you can also help me regarding my concern. I am currently in discussion with a lot owner about the possible purchase of his property. I learned from the Original Certificate of Title he sent me that the property came to his possession by virtue of CLOA dated March 2000. I understand that there is a condition that the property can be sold already since the 10-year ban on its sale has lapsed. But I also found out that the property hasn’t been fully paid in Landbank. So I have my reservations, specially because I plan to purchase the land using a bank loan,which would most likely require a clean title without any encumbrances. But I am also considering buying the property using cash and negotiate with him that whatever obligations that needs to be paid to Landbank be deducted from the price for which the land is being sold to me. Do you think this is a sensible arrangement? Or would you suggest that I just ask and wait for him to settle his Landbank encumbrances before we proceed with the sale? Thanks in advance.
Dear Vincent,
Thanks for visiting our website. Actually you can proceed already to buy that property, your proposition to deduct the dues at the Land Bank should be deducted from the selling price. It is very important to clear or to cancel first the encumbrances of the title, especially if the said property is to be use as collateral for loan/mortgages purposes. Verify also or check the record at your local assessor office, if the property has an annotation on mortgage and the usual dues of realty taxes. This aspect is very important also because, upon transferring of title to your name, you must transfer also the ownership of the tax declaration which is required under real property taxation law.
BurauenAssessor
Dear Sir/Mam,
Thank you very much. I hope you don;t mind if I ask an additional question. This is regarding the exit patent/clearance application from DAR. As I understand it, the lot, since it is covered originally by CLOA, needs to be cleared at the DAR office first before it can be transferred to the name of the buyer. Is this correct? Also, whata re the requirements for this? Does this have to be applied before or after the execution of the deed of absolute sale? What are the requirements and how long does it take to process? Salamat po nang marami.
Dear Vincent,
As to the usual DAR Clearance (CLOA Title) requirements prior to transfer of ownership of the property, I have inquired from our local MARO. Pursuant to AO8, Series of 1995, an additional requirements is needed at the DAR; 1. For the transferor/awardees shall file with the DARMO: a] An awardees shall file a written request to DARMO for transfer his/her awarded land; b] LBP Certificate of full payment in case financed by LBP or DAR Certificate in case of lands covered by VLT/DPS; c] NIA certification of full payment; d] Certification regarding loans (Equipment, productive, etc. DAR/LBP); e] Tax Clearance Certificate (Treasury Office); and f] Affidavit of the transferor that the subject property has no pending case at the DARAB or any of its Adjudicator, the DAR, the Courts or at the office of the President. 2. For the Transferee/Buyer: a] Affidavit of the total agricultural landholding; b] Income tax return (certified copy); c] Provincial Assessor’s Certification as to the land holding; and d] Residence Certificate. And with regards to the length of processing period, it take around 1 to 2 months.
BurauenAssessor
maraming salamat pong muli sa matiyagang pagsagot. yung pplicaiton po ba ng transfer sa DAR gagawin before or after the sale? thanks in advance po
Dear Vincent,
Usually pag mag transfer na po ng ownership of the property, ito ay gagawin after na po sa sale. In the case sa DAR, same process po ito.
You have to comply all the documentary requirements.
BurauenAssessor
Gud pm Sir/Ma’m, Ask ko lang po if pwede matransfer sa name ko ung landtile na nkapangalan sa namatay kong sister sa abroad. Inabandona ng sister ko ung pgbabayad nya sa lupa kaya matagal ko na pong binabayaran ung RPT for more than 10 years. meron po ba akong karapatan na ariin ito at ipangalan ito sa akin. My naririnig ako na pwede raw ilipat sa akin basta 10 straight years na ako ang nagbabayad ng tax ng lupa . Adverse Possession po ba na matatawag itong gusto na mangyari.
More Power to your Department!
Respectfully yoiurs,
Anthony Perez from Pangasinan
Dear Nathan/Anthony,
Salamat sa pag bisita mo aming website. Adverse possession is one of the process of acquiring a real property under our law (Civil Code). It requires the actual, open, hostile and continuous possession of the property for a significant period of time. To qualify as adverse claimant, dapat kayo po ay matagal nang mismong ginagamit ang lupang yan, you have the burden of proof para ma satisfy ang mga requirements na ito. Ang pag ke-claim at saka pag bayad ng real property tax na walang actual possession sa property are not sufficient sa application mo as adverse claimant ng property na yan. In order na maka pag start ka na sa iyong claim, you have to contact a lawyer to prepare several important and relevant documents.
BurauenAssessor
Good day Sir/Mam.. Meron po kaming cloa na nakapangalan po sa tatay ko,pero ang nakakapagtaka po kasi yung cloa na nka pangalan po kay tatay ko ay nsa tita ko po na kung saan benebenta po nila ito kahit hnd po pumapayag yung tatay ko,gusto ko po sana itanong kung maiibebenta po ba ng tita ko yun kht po hnd pumyag yung tatay ko?, maaari dn po ba kumuha ulit yung tatay ko ng kopya ng cloa? Maraming Salamat po.
Dear Jennifer,
Thank you for visiting our website. Ang CLOA title ay issued po ito ng DAR. Under the title meron pong restriction na hindi po itong ibenta within the 10 years period reckoning from the date of issuance. After that period, pupuede na po itong ibenta. Pero in your case, kung ang naka pangalan sa CLOA title ay ang Tatay mo, hindi po puedeng ibenta ng ibang tao, unless nag issue po sya ng authority to sale or SPA sa tiya mo. One more thing, during sa pag prepare ng DOS ang tatay mo, sya pa rin ang mag peperma sa DOS para maging legal ang deed of conveyance. With regards po sa another copy of title, puede kayong mag request ng “certified true of copy” sa ROD, hindi na po yong “owner’s duplicate copy”
BurauenAssessor
Hi Admin,
good day
planning to buy 1000sqm lot from 1 hectare lot under cloa. please advise process/steps and if how much estimate na magagastos? hoping for your reply. thank you
Dear Nika,
Thank you for visiting our website. In buying a real property it needs more patience and diligence especially if your are the one that will process the documentations until the last step for the transfer of ownership. Herewith are process involve in transferring of ownership of real property (land);
1. Before preparing for the DOS, get first the copy of CLOA title, tax declaration, receipt of payment of realty tax o amelyar. Verify all this documents; for the title at ROD; for tax declaration & receipt of realty tax at the local assessor/treasury office;
2. Once you have already the notarised DOS, pay the current realty tax and “transfer fee” at your local treasury office, and then request from the local assessor office for the certified true copies of tax declaration, and certificate of no improvement;
3. Contact for a geodetic engineer to prepare the a “subdivision plan” to segregate the 1,000 sq.m.The subdivision plan should be approved by the LMS-DENR. The cost is approximately 16k-20k, depende sa location ng property;
4. Pay the Capital Gain Tax (CGT) and Documentary Stamp Tax (DST) at BIR. The CGT is 6%, while the DST is 1.5% of the amount in the Tax Declaration (Market Value), or amount consideration in the DOS, or the Zonal Value of the BIR in that particular area of the property which ever is the highest. Once you have already completed, the BIR will issue a CAR (Certificate Authorising Registration);
5. Since the property is classified as an agricultural you’ll need a DAR Clearance. There are several requirements prior to issuance of DAR Clearance Certificate;
6. Once you have already completed the documentations at Assessor’s Office, BIR, Approved Subdivision Plan at LMS-DENR, DAR Clearance, you’ll now to proceed to ROD for registration of the DOS and transfer of title (TCT) into your name. The original copy of the CLOA title should be submitted also to the ROD. The registration fee at the ROD is minimal, it entails only around 1.8k to 2.5k.; and
7. Once you have already the TCT (CLOA) in your name, the last step is the transfer of tax declaration into your at the Assessor’s Office. The requirements are the photocopies of registered DOS, certified true copies of TCT, blue print of approved subdivision plan, copy of the CAR from BIR, current receipt of payment of realty tax, receipt of transfer fee, sworn affidavit of the true market value of the property, and residence certificate. Once you have already the tax declaration, you have now the annual obligation and responsibility to pay the realty tax.
Good luck.
BurauenAssessor
Good day po nagpapatulong and Lola ko sa lupang binahagi ni marcos sa kanila, noong 1972, pero nung magkasakit un anak nila naisanla nila sa tao ng 200 peso nuong araw, at may kasulatan sila sa barangay. 40+ at gusto na nila tirahan may mga bahay na nakatayo na ngayon doon. Pero hawak pa ng Lola ko ang lumang titulo na ipinamahagi ni pangulong Marcos. Anu po na pwede naming gawi para mabawi ng lola ko ang lupang isinanla nya.
Dear Esmeralda,
Salamat sa pag bisita mo sa aming website. Since nasanla lang ang lupa ng Lola mo, siya pa rin ang nag mamay-ari nito. At isa pa, sa barangay lang ito ginawa ang dukomento. Sa tingin ko, ang dokumentong ito ay hindi pa na notarized ng isang abogado. Although in good faith naman ang pagsanla ito sa ibang tao, may mga technicality na dapat nating sundin especially sa bagay na ito. Ang malaking problema lang nito ngayon ay maraming ng nakatayong bahay, which is napakahirap mag magpa pa transfer sa mga ito. Ang unang mong dapat gawin ay bayaran ang nasanlaan ninyo at kausapin na gagamitin na ninyo ang lupa. Ang value nito ay hindi na pareho (200 pesos- 1972) ng dati. Dapat kausapin mo ang sinanlaan. Kung in case hindi na po pumayag ang sinanlaan, you have two choices; Puede nyo itong ebenta na lang sa kanila especially may nakatayong bahay na ito, or you have to file a case na po sa korte para ma recover ang lupa ng Lola mo. Meron naman kayong full proof of ownership dahil nasa inyo naman po ang titulo ng lupang yan.
Good luck.
BurauenAssessor
Good day po ma’am/sir;
Salamat po sa pagrespundi sa aking katanungan.
Paano no po ba ang proseso ng pagpalit ng titulo mula Certificate of Land Transfer na ibinahagi ni Dating Pangulong Marcos kay Lolo, at gagawin itong Transfer Certificate of Title. Sinasabi po kasi nilang hindi pa ito bayad sa Land bank, at magkano po kaya ang istematong halaga ang dapat bayaran para aming mapaghandaan. Maganda po kasing malaman ko na dito palang para minsanan nalang ang lakad na aming gagawin.
Dear Esmeralda,
Ang proseso sa pag transfer ng title from OCT (Original Certificate of Title) to TCT (Transfer Certificate of Title); una po ay gagawa kayo ng Deed of Conveyance (legal ng dokomento, e.g. extra-judicial settlement or partition), ito po ay ginawaga ng isang abogado. Pagkatapos nito ay babayran nyo muna ang real property tax sa local treasury office at assessor office nyo, sabay na sa pagbayad ng transfer fee. Then, pupunta kayo po sa BIR para naman bayaran ang Estate Tax. Kung ma clear kayo sa BIR, bibigyan po kayo ng isang dokumento na ang pangalan ay CAR (Certificate Authorizing Registration), without nitong documento ay hindi po kayong makakapag-registro ng Deed of Conveyance at pag pa-transfer ng titulo. Kung completo na po kayo, together sa mga documento at ang Original Title ng Lolo nyo, ito po ay dadalhin nyo sa ROD (Registry of Deeds) for registration sa documento at saka pag transfer na po ng title into TCT. One more, kung meron na kayong bagong title (TCT), pupunta din po kayo ulit sa Assessor Office para naman mag-transfer ang Tax Declaration sa pangalan ng nasa-titulo, at annually magbabayad na po kayong ng real property tax o amelyar. With regards naman sa Land Bank, kung hindi pa po nabayaran sa banko, ito po ay dapat din bayaran. You have to visit sa LB para malaman mo kung magkano lahat ang bayarin.
BurauenAssessor
Sir/Ma’am:
May nakausap po kaming ahente at dinala nya sa abogado ang lumang CLT na mula pa nung 1972 at pinakalkola nya po kung magkano ang halagang babayaran namin, aabot daw po ng Php160,000 at marami pa dw lalakarin sa manila ang ganung katagal na CLT. Ganun po ba talaga kahirap ang sitwasyon na iyon? eh sa tanang buhay po nila hindi pa sila o kami nakakahawak ng kahit 20k, kahit po 70+ na edad nila nagtatanim parin sila ng palay magkaroon lang ng pambili ng ulam. Wala po bang Gobyerno para sa kawang gawa na pakakabawas man lang ng gastos sa pag-aasikaso ng titolo?
Dear Esmeralda,
Good day po. When it come po sa bayarin sa pag process ng documento ng lupa, medyo malaki talaga ang gastosin. Mas lalong malaki pa kung kukuha po kayo ng ahente (fixer), alsmost double po ang gagastusin. Napalaki naman ang 160k na bayarin nyo, kung kaya nyo kayo nalang personally ang mag process para iwas sa service fee ng ahente. Siguro mga 60-70K lang ang gagastusin nyo. Ang gastusin mulang ay sa payment ng real property tax sa local treasurer office nyo, ang transfer fee which is minimal naman po ito, ang notarial fee ng abogado, ang payment sa BIR ng Estate Tax and Documentary Stamp Tax, then sa ROD naman ang publication sa Extra-Judicial Settlement or Partition document at payment po ng registration fee. With regards po sa government agency na gumawa ng free services o minimal na bayarin sa pag process ng documento ng lupa, wala po tayong ahensya nito. Talagang burden po ito ng nagmamay-ari ng lupa.
Good luck.
BurauenAssessor
Gud pm. Another question po.
Yyng nabili ko na lupa ay part lang ng collective cloa. Puede ko ba pa transfer sa pangalan ko yung lote or separate ko individual na title sa pangalan ko kahit ang ibang nag mamay ari ng lote sa collective cloa ay hindi interesado na mabigyan ng individual title? Kailangan ko po paba ng consent ng ilang kaparte ng collective cloa bago ako mag pa title sa lote ko? Yung collective cloa as meron 14 na families na nag mamayari. Thank you
Dear Roland,
With regards sa collective CLOA, under the new CARP Law – RA-9700, under Sec.10 it provide that “With regard to existing collective certificates of land ownership award, the DAR should immediately undertake the parcelization of said certificates of land ownership award, particularly those that do not exhibit the conditions for collective ownership outlined above. The DAR shall conduct a review and redocumentation of all the collective certificates of land ownership award. The DAR shall prepare a prioritized list of certificates of land ownership award to be parcelized. The parcelization shall commence immediately upon approval of this Act and shall not exceed a period of three (3) years. Only those existing certificates of land ownership award that are collectively farmed or are operated in an integrated manner shall remain as collective.” Base dito sa bagong law, DAR na ang mag paprocess nito, so better coordinate na lang sa local DAR ninyo.
BurauenAssessor
Magandang umaga po, mayroon po akong katanungan. May bibilhin po ako na lupa, CLOA po sya at wala pang narerelease na title, ang may-ari po ay nasa australia. Ano po ang dapat kong gawin upang maging legal ang pagbili ko sa lupa na ito?
Dear Emilio,
Thank you for visiting our website. Before po kayong bumili ng lupa, sigurohing nyo pong meron kayong certified true copy of Title, tax declaration, at mga receipt sa payment ng mga taxes. You can get a copy of the title from the owner o di kaya sa Registry of Deeds (ROD), just request the copy, provided po na meron kayong reference Lot number or di kaya ang title number. Sa Tax Declaration naman, you can get at the local assessor nyo kung saan man ang location ng property. Then, after this, you can contact already na ng isang lawyer who shall prepare the Deed of Sale, since nasa Austriala po ang may ari, ang DOS ay ipapadala nyo sa kanya for signature. The document shall be authenticated at the Philippine Embassy in Austriala to make it legally binding. Just in case, uuwi dito sa Pilipinas ang may-ari ng lupa, no need na po mga pa-authenticate ng document.
BurauenAssessor
HI Sir/Maam,
I have queries po regarding sa CLOA.
1. The CLOA title is already in TCT but still has these annotations from the DAR. Since the lot has been sold and transfered from the name of old owner to the new one. The date of transfer stated on the TCT was in Nov. 2006 and I guess the 10 years period already lapsed. My question is, why is it that this title(being transfered from the original title[CLOA also] is still under the DAR when it was sold and transfer to the new owner?
2. Is there any possibilities that the owner(new) of the TCT can process new TCT without the appearance of “CLOA”(or erasing it from the title), or the DAR and other annotations(e.g.: NOT to appear on the TCT Document)?
3. What documents we will be preparing to make this happen?
we already have the following documents:
a. Vicinity Map
b. Tax Declaration(new Owner’s Name) from City Treas office
c. Certificate of No Improvements from City Assessor’s Office
d. CTC of title from ROD
e. still we are processing the Certification from the Land Bank on its amortization.
4. where we will go? How long will the processing be and your estimated cost for processing?
Hope to hear from you the soonest…
Thank you,
Jay-r
Dear Jear,
Thank you for visiting our website. As all we knew, CLOA title is issued by the DAR under the CARP Law (RA-6657), even if it is a TCT all of the conditions of the CLOA title will still be reflected. The issuing office or agency cannot change that, unless otherwise there is an enabling law to do so. We have to abide to that, anyway the title is the same rights and privileges to other title (not DAR issuance), but with some a little bit restriction. I believe you are in the process for transferring of title, all you have to do now to proceed to BIR for the payment of Capital Gain Tax (6% of the amount in consideration) and Documentary Stamp Tax (1.50% of the amount in consideration also). Once you have already paid, the BIR will issue now the CAR (Certificate Authorising Registration), which a requirement at the ROD for the registration of the deed of conveyance and the titling of the property (TCT). With regards to cost may be 40k-60k will suffice the expenses and the length of processing time, its about 3-4 months.
Burauen Assessor
Thank you for the reply.. We wanted to acquire loan from a finance company(not in a bank) using the CLOA as the collateral but most of them refused to accept it because of some reasons just like the processing span of time of transferring the title to the company if in case the property will be foreclosed. According to one of the credit company, the name of the DAR and the CLOA can be removed but the annotations and condition will still be there. (please refer the image to this link: https://drive.google.com/open?id=0B_SZSspdion9aExzQjRUTndnYXM for your reference)
On the link you will see the portion of the CLOA Title that can be removed. just to let the title be in consideration to be used as collateral. This advice comes from a financial company we meet during our queries regarding loans). Here are my question:
1. Is it really possible or true that it can really be removed from the title except for some annotations stated below the encircled part of the sample title to be acceptable as collateral for a loan?
2. if it is true, may i know the requirements needed for the processing?
thank you,
Jear
Dear Jear,
Thank you for visiting our website. Per my inquiry from the ROD, DAR issued title upon transferring it into a TCT at ROD, all the data indicated in the original title e.g. the name of DAR, the restriction or prohibition indicated therein, is to be carried-out to the TCT. It means it cannot be removed, issuance of title into an ordinary title is in violation of RA-6657 (the CARP law). Right now the DAR title still has the restrictions, unless or otherwise there is a new regulation or law to do so.
BurauenAssessor
Dear Sir/Madam:
Good day po, at salamat sa inyong very informative blog.
Meron po sana ako mga katanungan:
Meron pong for sale na CLOA lot about 1.3 hectares, pero ung date na nasa TCT ay noon lang December 2007. Samakatuwid po ay this coming December 2017 pa mag-lapse yung 10-year prohibition sa conveyance.
1. Ok po ba na magpirmahan na ngayon ng deed of sale at sa December (after the lapse) na ipa-notaryo? o kelangan po ng panibagong deed of sale na may updated petsa sa December?
2. Paano po kung hindi pa fully paid ng beneficiary (seller) sa LandBank yung property? Ano po mga options? pwede po ba mag-object yung LandBank?
3. Sino po dapat magbayad ng capital gains tax, yung seller po ba o yung buyer? o pwede po bang pagkasunduan na lang nila kung sino magbabayad?
4. Gaano po katagal yung processing ng transfer of title at estimated cost/expenses?
Thank you in advance po sa inyong tugon. All the best!
Dear Juan,
Salamat sa pag bisita mo sa aming website. Sa iyong unang katanungan, yes, popuede pong magpaperma ng DOS sa seller but huwag munang lagyan ng petsa, later on na lang during sa pag notaryo. With regards sa Land Bank, kung hindi pa po bayad ng beneficairy sa banko, kayo na po ang magbabayad nito unless otherwise ma-negotiate mo na dapat ibawas sa sale kung ano man ang bayarin sa Land Bank. Sa Capital Gain Tax naman, ang mag babayad ay ang seller not the buyer. Kung baga ang seller ang naka “gain” sa sale na yan, kaya tinawag ito na “Capital Gain Tax”. During sa negotiation nyo, dapat ibawas rin ito sa agreed amount. Ang CGT ay 6% po sa amount consideration sa DOS, or MV sa tax declaration or sa Zonal Value ng BIR which ever is the highest. At saka meron pang bayarin sa BIR na Documentary Stamp Tax na 1.5% na ang magbabayd nito ay ang buyer na. Kung gaano ka tagal, depende sa pag process kung complete lang ang mga documents mga 2-3 months at cost naman mga betwen 50-60k.
BurauenAssesor
Follow up question po. The collective cloa was awareded 1995 and until now po wala pa title sa individual. Or hindi pa na parcelized. Nag pa follow up naman po sa DAR but until now wala pa rin po. The property is located sa Tarlac. Anonpi ang next step kung wala oa rin action ang local DAR? Slamat po
Dear Roland,
Ang dapat mong gawin ay mag prepare ng communication/letter address to local DAR copy furnish sa PARO. Write it kung ang ano purpose mo sa inquiry mo; e.g. process and the cost involve. With your letter, they are required to reply within 15 office days.
Good luck.
BurauenAssessor
Good evening po. Ano po requirements para ma approved ang subdivision plan sa LMS-DENR? Hiningian po kasi kami ng 15k para sa survey. Kapag po ba na survey na, pwede po ba na kami na lang mismo na nagpagawa ng plan ang magpa appove sa LMS-DENR?
And regarding po sa Tax dec., yung lupa po na na acquire namin is under cloa, 5000sqm portion land kaya po pinasurvey tama po? Pwede na po ba namin bayaran ang tax dec habang ginagawa pa po ang plan? Kung pwede na po, paano po ang gagawin namin? Salamat po
Dear John,
Salamat sa pag bisita mo sa aming website. Kung mag papagawa kayo ng approved subdivision plan, kayo po ay mag ha-hire ng geodetic engineer (license surveyor) na gagawa ng survey plan. Ang surveyor na po ang mag sa-submit ng mga survey computations/technical description of the new subdivide lots to LMS-DENR. Ang 15k na payment I think reasonable na siguro, same price lang dito sa amin. All you have to do, kung ma approved na, dapat humingi ka sa surveyor ng blue print copies and the original “sepya” copy of the approved subd. plan. With regards naman sa tax dec., hindi pa po kayong pueding mag bayad ng real property tax o amelyar kung wala pa po kayong tac dec. Kung mag papa-transfer kayo ng tax dec. (revision), you need the “approved subd. plan”. Ito po ang mga requirements sa pag transfer ng tax dec.; 1. DOS duly registered at ROD; 2. Kung may title, certified true copy of title from ROD; 3. Approved subd. plan; 4. CAR (Certificate Authorising Registration) from BIR; 5. Tax Clearance Certificate from local treasury office; 6. OR payment of Transfer Fee from local treasury office; 7. Sworn Affidavit of True Market Value of the property; and 8. Residence Certificate of the lot owner/administrator. Kung completo na po ito, you can proceed now to your local Assessor’s Office for the transfer of tax dec.
BurauenAssessor
Matagal o mahirap o depende pa po ba kung maapprove and subd. plan? Hinihingian po kasi kami ng another 20k for approval daw po ng plan sa denr.
Another question pa po, yung mother cloa po ay may ET, AL. At yung area po is 268 hectares. 5000sqm yung na acquire namin. Kung magpapagawa po kami ng deed of sale, kanino po namin pwede ipapangalan na binili namin kung yung lupa kung yung tao po na kasama po sa cloa ay wala na. Nabanggit nyo po kasi na kailangan ng DOS na duly registered sa ROD.
Pero, binigyan na rin po kami ng DAR ng certificate na kami po ang nagooccupy ng nasabing 5000sqm since 1992.
Dear John,
Ang processing ng approval ng subd. plan sa LMS-DENR it will take mga 2-3 months as long as na completo ang mga documents. Ang 20k na additional payment ay masyadong excessive na siguro. Try to negotiate with them. Ang pag gawa ng DOS kung wala na po ang owner na nakalagay sa CLOA, ang ipapangalan ay ang mga heirs or mga anak ng yumaong owner. Pero hindi na po itong purely DOS, ito ay magiging Extra-Judicial Settlement with Absolute Sale na po. Ang iyong lawyer na po ang bahala nito sa pag prepare ng klasing documento. Sa pag register naman sa ROD, kung ma-completo mo na ang previous requirement na na-discussed ko sa iyo, yun na rin ang mga requirements sa pag register sa ROD. At dahil ito po ay isang agricultural land, kailangan din po ng DAR Clearance prior to registration.
BurauenAssessor
Meron na din po kami certification galing sa BARC na kami naka occupy sa area.
Wala po kasi deed of sale, parang verbal agreement lang po dati. Tapos wala na po yun nakapangalan sa cloa, wala din beneficiaries po. Paano po kami makakapagregister sa ROD?
good morning po,isiangguni ko po sana ang lupa ng biyenan ko,cloa po sya at naka pangalan po sa sa 2 tao na may lawak na 7has.pareho na pong namatay ang 2 may ari,paano po ba ang proseso para mahati sa 2 lote at magkarun ng title ung lupa at magiging TCT na po.maraming salamat po sa pagsagot ng aking mga katanungan at more power.GODBLESS
Dear Analiza,
Salamat sa pagbisita mo sa aming website. Kung lahat ng owner sa lupa ay mga patay na, ang gagawin nyo ay mag pagawa ng Extra-Judicial Partition na document. Mag kokontact po kayo ng isang lawyer na gagawa nito. All the heirs sa mga namatay ay mag peperma sa dokumentong ito. Once meron na kayo nito, mag paprocess na po kayo para ma-transfer ito into sa TCT. Pero before kayong makapag-TCT dapat ay bayad na po kayo sa real property tax o amelyar, ganun din sa BIR (bayad ng Estate Tax), and then sa ROD para naman sa registration fees para ma-transfer ang title into TCT.
BurauenAssessor
Hello,
Itatanong ko lang po kung ano po ba yung process/steps na kailangan kong gawin para mabigyan ng title yung rice field (4,813 sq. meters) ng tatay ko. Nabili po nya yung rice field nung 2002. Ang meron lang po kasi sa kanya eh yung CLOA na award nung Nov. 25, 1993 at Deed of Sale signed noong Jan 24, 2002. Unfortunately, nawala na yung resibo nang binayaran nila sa Landbank.
Dear J1015,
Salamat sa pag visit mo sa aming website. Ang process sa pagpa title ay mag start sa payment mo ng rpt taxes sa local treasurer office kung saan ang location ang lupang nabili. Bayaran mo na rin ang transfer fee, then request ng certified true copy ng tax declaration at certificate of no improvement sa local assessor office nyo. Ang next ay sa BIR for the payment ng capital gain tax at saka payment ng documentary stamp tax. Kung tapos na po ito, the BIR ay bibigyan po kayo ng CAR – Certificate Authorizing Registration. Then, deresto na po sa ROD for registration ng DOS at saka pagpa transfer na po ng title. Dalhin mo lang lahat ang mga documents at ang original na title sa ROD. Prior sa pag pa title, kailangan din po kayong kumuha ng DAR clearance certificate dahil agricultural po ang lupa nyo. Kung ok na po lahat at meron na kayong bagong title, pupunta again kayo sa local assessor nyo para naman ma transfer ang tax declaration sa tatay nyo at dont forget na you have to pay na sa annual rpt taxes o amelyar.
Good luck.
BurauenAssessor
Hi,
Salamat po sa pag reply. May idea po ba kayo kung magkano po kaya lahat ang babayaran? Kakailanganin po ba yung resibo ng Landbank? At may effect po ba yung matagal na hindi na process yung pagpapa titulo?
Thank you po.
Dear Jh1015,
With regards sa bayarin, depende po ito sa amount ng DOS nyo, ang babayaran sa BIR for Capital Gain Tax ay 6% sa amount consideration, at Documentary Stamp Tax naman ito po ay 1.5%. Kung late na po kayong magbayad ito ay may penalty at interest charges. Kung sa RPT tax naman medyo kunti lang ito, depende rin po sa assessed value ng lupa nyo. At sa ROD naman para sa registration and titling mga around 3-5k po. The best thing na gawin mo ay magpa compute ka lang muna sa lahat ng bayarin, you decide later on. Ang epekto lang ng matagal na pag patitle e kung gusto mong mag loan na gamit ang title na yan hindi ka po puede maka-loan muna. Pero its better na ma process ang mga papers mo, para wala kang kaba kung ang title ay nasa pangalan nyo na. Ang resibo ng Land Bank ay kailangan yan para sa cancellation of emcumbrances sa titulo. Kung fully paid na po kayo, mag hingi kayo ng certificate of full payment sa LandBank, then dalhin nyo ang titulo sa ROD para macancel ang encumbrances.
Good luck.
BurauenAssessor
Hello..ask ko Lang po..may nabili po kasi kaming lupa Bali 2.6 hectares na palayan..ang ND namin alam ung lupa pla na un dati ipinasok Ng may ari say dar program for beneficiary at binibinta dati Ng may ari sa dar kaso at the end nd nmn binili Ng dar back on 2013..now bininta Ng may ari sa Amin..bigla ngaun naghabol ung dar na need daw magbigay Ng 5000sqm para sa benificiary eh nagkasundo na Naman ang tenant at may ari na binigyan sila nG pera at nag perma na sila Ng affidavit of surrender..Kaya bakit pa naghahabol any dar para Jan eh wla nman reklamo ung mga tenants..nd daw magbibigay ang dar ng clearance para Sana sa pag process Ng transfer of tiitle at bawal daw galawin ung lupa..panu Naman po Yan lugi na kmi Nyan na bagong bumili Ng lupa wla Naman kmi Alam na dati pla Yan ksma sa programa Ng dar.plz help Kung anu gagawin namin
Dear Jeneffer,
Salamat sa pag visit nyo sa aming website. Since nabili na ninyo ang lupang yan, at saka meron naman permadong affidavit ng CARP beneficiary at binayaran naman sya sa dating may-ari. I believe wala na pong masyadong problema. Ang gawin lang po ninyo kung mag process na po kayo, you have submit to the DAR ang affidavit na yan at saka ang acknowledgement receipt na binayaran na sya. As reminder for purposes sa pagbili ng lupa, its better po na e double check muna ang property before bilhin. You can check sa Assessor Office sa tax declaration kung sino ang may ari. Sa ROD with regards to titulo, verify it kung meron itong mga annotation ng encumbrances. At DAR naman, kung ito ay covere sa CARP Law and of course sa location ng lupa kung meron ba itong mga tenant.
BurauenAssessor
Hello,
Meron po kaming 1 hectare land na binigay sa amin sa side ng husband ko under CLOA (under na sa name namin ng husband ko) . We paid the amount in Land Bank and we already had the Certificate of full payment issued by LB to us. That was still in 1997 so more than 10 yrs na. Gusto po namin na matransfer ang title from CLOA to TCT at the same time mag request kami for a reclassification from agricultural land to residential land. Can this two process be done at the same time? What are the steps to be taken so that we can start doing this already.
Thanks in advance and I really appreciate your feedback.
Dear Ariam,
Thank you for visiting our website. First you should do is to have a legal document (conveyance) from the previous owner to you and to your husband. You can produce this document by hiring/consulting a lawyer that would prepare the document. Then, you should get the necessary documents like tax declaration, tax clearance certificate form your local treasurer for the payment of RPT, payment of transfer fee. After this, you may proceed to BIR for the payment of Capital Gain Tax for Sale or Estate tax if decedent was already pass-away, and the payment of Documentary Stamp Tax. Once you have already completed this, the BIR will give you the CAR (Certificate Authorising Registration). After in BIR, you shall now proceed to ROD for registration of your Deed of Conveyance and the most importantly the transfer of OCT to TCT. But prior to this, you need also a certificate from DAR (DAR Clearance Certificate), because the property is an agricultural land. With regards for the re-classification of the land from agricultural to residential, you should need to file a petition to your local Sanggunian Bayan for Municipality or City Council if the property is within the City. Just write a letter of your intention/purpose of the property. You will need to attach the tax declaration, the title, certificate from the agricultural department that the property is not anymore suitable for agricultural purposes, and DAR clearance also as to the land conversion. With this two process, you can process it at the same time, because this are different offices for the separate transaction.
Good luck.
BurauenAssessor
Hello..Thank you so much for the reply. Just point of clarification po: Ang CLOA is under na sa name namin ng husband ko and deceased na po ang nagbigay na aunt niya. In this case what is the replacement document of conveyance prior to getting of documents like tax declaration,etc? The rest of the processes that you have mentioned above is really appreciated and noted and ito lang po ang concern ko because I think this is the first step to be taken to start the process..Again thank you so much for the time and looking forward to hearing your reply soon….
Regards,
Dear Ariam,
With regards sa inquiry mo sa pag issue nag tax declaration, since ang CLOA ay in the name na sa inyong mag-asawa, all you have to do ay pumunta sa Assessor Office para ito ay ma-issuance ng “new” tax declaration. Ang mga requirement ay ang certified true copy of the title (certified by ROD); Certificate of the Technical Description of the lot indicated in the title (this is coming from LMS-DENR); Sworn Affidavit of the True Market Value of the property; and residence certificate. However, in case na meron po itong existing tax declaration sa previous owner, you’ll need ng Deed of Conveyance. Since, bigay po ito sa Aunt ng husband mo, at patay na po ang nag bigay nito, kailangan po nyo mag pagawa ng “Confirmation of Deed of Donation”. Kung meron na po nitong legal document, you have to process it po sa BIR (payment sa Donor’s Tax), sa ROD for the registration, and then sa Assessor Office para po ma issuance ng “revised tax declaration”.
BurauenAssessor
Hello,
I really appreciate your effort of answering my queries. Salamat po. I can now start processing our documents. This site is very helpful for people like me. Two thumbs up to the people behind this site. Kudos to everyone!
God bless!
Your welcome po mam.. God bless and good luck…
Good day po.. ask ko lang po.. maari po bang ibenta sa iba ang lupang inaward ng DAR?
Dear Rex,
Thanks sa pag visit mo sa aming website. Ang CLOA title ay may restriction po na within 10 years sa issuance date ay hindi po ito pueding ebenta. You have to wait po after sa prohibition period. You can read po sa face mismo ng tile. Nakalagay dyan ang condition.
Burauenassessor
Dear Sir,
I am buying a land with CLOA 2005 issued. but then i Went to RD, they said they COD it already? what is COD and how long before i can ask for the certified true copy of the CLOA. The reason I requested for the certified true copy is i think this is a requirement before i can pay BIR for the Captail gain? Please advice. Thanks
Dennis
Dear Den,
Just read your inquiry and thank you for visiting our website. I have inquiry about the COD, but I’m not really sure about COD. What I know COD is Certificate of Deposit. Its better to inquire itself to ROD about this. With regards to other inquiries, on the issuance of certified true copy of title, as far as I can know it takes only three days to get that document and the ROD will give you the ecopy of the certified title. Yes, the certified true copy of the title is one of the basic requirement at the BIR for the payment of CGT and DST. Don’t forget also to get a certified true copy of the latest tax declaration, it is also a mandatory requirement.
Thank.
BurauenAssessor
Good Day Sir, tanong ko lng po, may babayaran po kaming lupa ngayon under ng CLOA pero 2013 lng po n award sa may ari, so may 5 years pa po bago maitransfer samin, meron na po kami ngayong deed of sale kasi binayaran na po namin, it means after 5 years pa po namin magagamit yong DOS sa pag papatransfer nung lupa samin, mag kakaproblema po ba kami sa BIR dahil sa DOS na hawak namin at Notarized Date at ngayon 2018 ei 2023 p po namin magagamit sa BIR. salamat po
Dear Reymark,
Salamat sa pagbisita mo sa aming website. Ang CLOA title ay may restriction o prohibition na hindi ito pueding ebenta sa iba with the 10 years period. Nasa front face mismo ito nakalagay sa CLOA title. Since 2013 palang ito na award at na-ebenta na po ito sa loob pa nag restriction period, mag kakaroon po kayo ng problema nito sa pag process nyo sa BIR at eventually sa ROD. So, its better na konsultahin nyo ang inyong lawyer about this, baka puede pa itong hanapan ng paraan.
Salamat.
BurauenAssessor
Sir, ask ko po kung may DENR approved plan na ako, what’s the next step to obtain title po?
Dear Tec,
Thank you for visiting our website. You didn’t mention kung ano ang conveyance na documents na hinahawakan mo. But, any way kung deed of sale yan, you need first to pay the real property tax sa local treasury office nyo, you must go to the BIR for the payment of Capital Gain Tax (CGT) at saka Documentary Stamp Tax (DST). Kung meron kanang Certificate of Authorizing Registration (CAR), puede kanang pumunta sa ROD together with your approved plan from the DENR for titling. See to it nadala mo rin ang “original” owner’s duplicate copy ng titulo, kung wala ka nitong documento, hindi ka makakapag-pa title.
BurauenAssessor
Hello,
Thank you for the very informative site, Gusto ko rin po sana masolusyunan ang problema namin sa lupa.
May naiwan pong 5972sqm na riceland ang lolo ko, may lima po syang tagapagmana kasama ang tatay ko. Pero ang Title po ay CLOA, May TCT na po na nakapangalan kay Lolo pero CLOA No. pa rin po ang nkalagay sa title at hindi TCT No.
Ang titulo po ay kasalukuyang nasa pangatlong kapatid, dahil namatay na po ang panganay at ang pangalawa.
Gusto po namin itong ayusin para mahati na sa Limang tagapagmana, ang kaso ang Lolo ko ay namatay pa noong 2003? may posibilidad bang mabawi ito ng gobyerno sa tagal na hindi naproseso?
Kung hindi naman, pano ko ito mapapahati at mabigyan ng kanya kanyang titulo ang mga tagapagmana? Kailangan ko pa din bang dumaan sa DAR? o maari na kong dumiretso sa BIR?
Nagtanong ako sa abogado para kumuha ng extra judicial settlement, inalok ako ng abogado na pwede nyang iproseso hanggang magkaron kami ng kanya kanyang titulo pero sinisingil nya kami ng 600k para sa limang title.
kaya nais ko sanang ako na lang ang maproseso dahil na rin wala ding kakayanan ang ibang kapatid ng tatay ko na magbayad ng gnong kalaki na halaga, sana po ay matulungan nio ako. salamat.
Dear Jay,
Just read your post today and salamat po sa pag visit mo sa aming website. Ang CLOA title ay issued po ito ng DAR under sa CARP law. Hindi naman po babawiin ng government sa inyo. Kung gusto niyo na paghati-hatiin ang lupang yan, your have to prepare legal na document e.g. Extra-Judicial Settlement or Partition. With regards sa gastusin, I think hindi naman ito aabot ng 600K, ang medyo malaking bayarin lang dito ay ang pagpa-survey; “approved subdivision plan”. Sa BIR ang babayaran lang ninyo ay ang Estate Tax at Documentary Stamp Tax. Then sa registration and titling (individually) sa ROD hindi naman ito malaking bayarin.
Kung mag decide na process ka na nito, ang unang gagawin mo ay ang pagpagawa ng Extra-Judicial Settlement o Partition, puede mong pag sabayin ang pagpa-survey at sa BIR. And then mag process ka na rin po sa DAR para sa “DAR Clearance”. Kung ito ay completo na, you can procees na po sa ROD for registration and individual titling.
And dont forget na kung meron na po kayong title, you must go to the Assessor Office para ma issuance na po kayo ng individual tax declaration and you must pay the annual real property tax o amelyar.
BurauenAssessor
Magandang araw po… Magtanong lang po. May binili po ako Lupa in year 2015 at na pagawaan ko na ng Title. Ask ko lang po kung ilang years bago ko po ulit maibenta ang property. Kase marami po nangungulit na bilhin ang property…Pero nIam not sure kung may Batas tayo na nagsasaad na after 10 years after Title saka pa lang pwuede ulit ibenta.. Please answer naman po
Dear Cyna,
Salamat po sa pag bisita mo sa aming website. Kung ang lupang may ordinary title (means not CLOA title) ito po ay wala prohibition. Pu-puede po itong ebenta kaagad, wala po ito restriction. Pero kung under CLOA title po ito, hindi po ito puedeng ebenta within 10 years period base po kung kailan po ito na-issue. Ang restriction ng CLOA title ay nababasa mismo sa face ny title. You can read it. So, you can verify ang hawak mong title if is under CLOA or hindi.
BurauenAssessor
Hello sir, good day pd po bah malaman kung ano ang mga requirements to proces agricultural land into subdivision residential land
Dear Presto,
Thank you for visiting our website. With regards sa inquiry mo, you need a “re-classification” of the property from agricultural into residential. Ang may authority lang po sa re-classification ay ang local sangguniang bayan o panlungsod (Sec.20 of RA-7160). Ang mga requirements po ay; Department of Agriculture (local) certification that the land ceases to economically feasible and sound for agricultural purposes; that the land shall have substantially greater economic value for residential; Certification from local Planning and Development Coordinator as to zoning classification of that area; tax declaration and title; Certification from DAR land conversion of the property; and a petition letter to the SB or SP.
BurauenAssessor
Hi Sir
Can i buy title cloa land even i am not a relative of the seller.
Salamat po
Ulysses Garcia
Dear Ulysses,
Thank you for visiting our website. Yes, you can buy a real property like land with CLOA Title as long as na wala na po ito sa restricted or prohibited period na 10 years. Ang restriction lang po ay during lang 10 yers period na puede rin ma transfer of ownership sa mga relatives lang.
BurauenAssessor
Hello BurauenAssessor,
I am planning to buy 456,840.00 sq.m. agricultural land but it has the following document problems:
1. Property is covered by CARP / CLOA (447,062 sq. m.)
2. Discrepancy noted in the issued TD: New tax declaration issued is for 23,565 sq.m while based on TCT, net area is 9,778 sq.m after CARP.
3. Erroneous Technical Description, Polygon does not close.
4. Other Annotation: Request for issuance of TCT in the name of the Rep. of the Phil. with a lot area of 44.7062 hectares which has been subject to Voluntary Offer to Sell (VOS) in accordance with RA 6657 by PARO. Certification issued by LBP that it has reserved the amount of P2,614,469.48 as compensation for the land covered by VOS.
Will you please help me understand the implications of these and if it will cause me to shell out large additional cost?
Salamat po in advance sa tulong.
Dear Excelsis,
Thank for visiting our website. There are many discrepancies on this property, from CLOA Title, tax declaration and the previous TCT. Since you are willing to buy this property, you have to request for correction at the Assessor’ Office the area in the tax declaration based on the CLOA Title (44.7062 hectares) while on the tax dec. it is only 2.3565 hecatres. Verify also if the previous TCT (0.9778 hectare) if already cancelled from the ROD. Since may bago nang CLOA title, ang previous title should cancelled. Hindi kasi puede na isa lang lote ay dalawa and titles. Also, the survey plan of the lot (polygon) should be closed, kung hindi po ito na close how could they arrive the computation of the lot area. Verify kung sinong geodetic engineer (surveyor) ang nag survey.
With regards naman Annotation sa Title, it appears that the 44.7062 hectares was already under VOS with corresponding funding (Ph 2,614,469.48) for release to the property owner, and that the area of 44.7062 hectares has already land beneficiaries for distribution by the DAR. Therefore, the remaining portion of the property is only 0.9778 hectares (456,840 – 447,062) which is under a TCT. Therefore, you cannot buy the whole lot, only 0.9778 hectares is available.
BurauenAssessor
Hi Sir,
I saw your prompt response to the previous questions, and Im hoping I’ll get an answer to this.
We’re planning to buy a lot in Tanay pero untitled pa ito at barangay certificate lang ang meron ang seller, walang amelyar.
Maari ko bang bayaran ang amelyar? According to assesor’s office, need to pay 10 years back plus the current year na amelyar.
May idea po ba kayo? Paano ang proseso ng pagbabayad ng amelyar? Anong mga documento na kailangan?
Maraming salamat.
Tine
Dear Tine,
Thank you for visiting our website. Amelyar or real property tax ay puede lang bayaran sa local treasurer ninyo if you have tax declaration. Since wala po kayong hawak na tax declaration, you need to check/verify sa Assessor’s Officer kung meron ba nitong tax declaration. Kung wala pa pong tax declaration, you’ll need to request for issuance of new tax declaration. The requirements are as follows:1.] Certified true copy of Title from ROD; 2.] Certificate of Technical Description of the lot from LMS-DENR; 3.] Affidavit of the Administrator (if he/she is not the owner of the lot reflected on the title); 4.] Sworn Statement of the True Market Value of the property; and 5.] Residence certificate. The payment of 10 years backward plus the current year is in accordance to Section 222 of RA-7160 (Local Government Code). Ang payment nito po ay after sa approval ng tax declaration.
BurauenAssessor
Hi Sir,
Hope all is well!
We are a group of faculty who happened to bought a CLOA property under the 3 original co owners as annotated in the CLOA. We bought only the portion/share (8,6000 sq m) from one of the original co- onwers in the CLOA.
CLOA title was issues last 2002 with 30,000 sq meters.
We already paid the taxes due since 2002 and at present updated na po ang real property taxes.
Please advise us… What are the things we need to process and transfer the said portion of lot to each faculty members?
Thank you,
Alger
Dear Alger,
Thank you for visiting our website. Transfer of ownership or title needs the following processing and documentations prior to transfer: 1.] Your DOS should be registered at ROD; 2.] Prior to registration of DOS, a payment for first at the BIR should be made e.g. Capital Gain Tax (CGT)(6% of the sale), Documentary Stamp Tax (DST) (1.5% of the sale), and other certification fees; Once you have completed this, the BIR will issue the eCR or Certificate Authoring Registration (CAR), without this document (CAR), you cannot register the DOS and eventually the transfer of title. 3.] Since portion only of the property should be transfered, you need the Approved Subdivision Plan. You will hire a geodetic engineer or license surveyor to do this. This document should be approved by the Land Management Service of DENR (LMS-DENR). 4.] Tax Clearance Certificate for the payment of real property tax from the local treasury office. 5.] Tax Clearance Certificate for the payment of Transfer Fee from the local treasury office. 6. Since the property is under CLOA, it means that the land is classified as Agricultural. It needs a DAR Clearance Certificate form the Department of the Agrarian Reform office in your locality.
Please take note that prior to registration of DOS and transfer of individual titles, you need to borrow the “original duplicate owner’s copy” of the title form the seller. This title should be submitted also to ROD. In addition, once you have already the individual title, you’ll need also to go to the Assessors Office to transfer also the tax declaration to the present owner/s and the pay the annual real property taxes/amelyar.
BurauenAssessor
Hello po..meron po kami pinatayuan ng commercial bldg.pero cloa title po siya agricuturel land po naka lagay pero nag apply na po ako ng convertion sa DAR to commercial bali ang binigyan lang po kami ng dar ng notice of land use conversion kasi yun lot area niya po is 6,997 sqr.mtr eh yun sa amin po ay 500 srq.mtr lang kaya yun lang po inapplayan namin sabi sa DAR hindi daw po yun pwede dapat daw po yun kabuohan ng lupa ang dapat applayan tama po ba yun?yun area po pala ng lupa decleared na po ng city as commercial area at yun ka sulatan po namin ng may ari ng lupa is lease of contract with option to purchase real property kasi na grant po yun lupa march 2012 kaya 2022 pa po kami makakagawa ng deed of sale..ngayon po meron po inutangan yun may ari ng pera tapos meron po sila kasunduan na pag hindi siya naka bayad part daw ng lote yun ang ibabayad..so hindi naka bayad yun may ari ng lupa kaya ngayon gusto ng pinagkakautangan niya na lupa ibigay kaso ang gusto sa 100k na utang ka tumbas na 300sqr.mtr.ibigay sa kanya tas dapat daw 20mtrs yun lapad po sa harap ayaw naman po ng may ari kasi umaabot na po ng 4k ang bentahan ng lupa sa area na yun gusto ng may ari sa likod nalang po siya bibigyan..ngayon nag punta po siya sa DAR yun inutangan ng may ari at nag reklamo don na yun cloa awardee ng lupa nag benta na kahit hindi pa naka 10 years…sabi po ng DAR mag conduct daw po sila ng investigation at pag na patunayan daw po na nag benta na yun may ari ng ilan part ng lupa babawiin daw po nila..anu po yun magiging prosero ng DAR? Kasi yun lote po na yun yun iba po binigyan niya po mga kapatid niya tas yun sa amin na meron lang contract of lease with option to purchase real property at meron din po part ng lote nabibilhin pero hinuhulogan lang hanggang 2022 pero hindi pa siya nag posisyon don sa lote bakante pa po yun. lahat po kami wala pa po ginawa na deed of sale..meron po ba basehan ang DAR para po bawiin ang lote?meron po ba kami ma gagawa para po hindi ma bawi ng DAR?
Dear Dexzo,
Salamat sa pag bisita mo sa aming website. Under po sa CLOA title, ang lupang covered nito ay hindi po puedeng ibenta within 10 years reckoning doon sa year of issuance of title. May authority po ang DAR sa pag bawi ng lupa kung labag po ito sa batas ng DAR/CLOA. Ang lupa kasi na under CLOA ito po ay ibinibigay sa mga farmer beneficiaries na wala lupa, at para naman ma cultivate nila na maging productive nito. Kung in case tutuong nagbenta ang may-ari nito puede pong kunin ito ng DAR.
With regards naman sa conversion, ito po ay a-applyan mo ng buo ang whole lot. Pero sabi mo declared na ito ng city na commercial land, its better e check mo sa City Planning Office kung totoo po ito at humingi ka ng Certification na ang lupang tinitirikan ng building mo ay under na po sa Commercial classification sa CLUP nila.
BurauenAssessor
Hi sir,
Good day po.
Tanong lang po tungkol sa CLOA title pero may memorandum of encumbrances. Ang dami nyang annotation (entry no. 1300, 1302, 1475 and 1638). Ano po ibig sabihin nun?
Salamat
Dear Cacar,
Thank you sa pag visit mo sa aming website. Ang annotation ng encumbrances sa isang title na CLOA man o hindi, ito ay isang record na may obligation o burden ang titulong yan. For example kung ang title ay ginawa itong collateral sa pag loan sa banko, ito po inilalagay sa tilte to guarantee the obligation to pay. Kung hindi makabayad, ang title at lupa ay kinukuha ng banko in form of foreclosure. With regards naman sa mga entry no. ito number series sa registry book ng Registry of Deeds.
BurauenAssessor
Hi,
I saw your prompt reply to inquiries here.
We’re buying 7 hectares with 7 Cloa titles and 7 owners in Rizal.
2 of them deceased with heirs (their spouse).
Cloa title was issued last 2011.
That means, di pa namen pwede ipatransfer yung cloa title to TCT under our name kasi wala pang 10 years?
Tapos, need po ba ipatransfer muna ung CLOA under dun sa heirs?
Please advise us what to do. Thanks
Dear Tine,
Thank you sa pag visit mo sa aming website. Its better to transfer muna ang title sa mga heirs dahil kung bibilhin mo ngayon na hindi pa po transfer sa kanila, ikaw ang magbabayad Estate Tax sa BIR. Ang estate tax ang nagbabayad nito ay ang heirs hindi ang buyer. Just in case bilhi mo na hindi pa transfer, you have to negotiate with them na dapat ma deduct ang payment ng estate tax sa agreed sale amount ng lupa.
BurauenAssessor
Hi Sir,
Magandang buhay po.
Salamat po sa website nyo na ito.Very informative po.
May katanungan lamang po ako. CLOA title holder po ang biyenan kong lalaki. naissue po ito noong 1996. Deceased na po ang byenan ko noong 2011. Ang byenan ko naman pong babae ay pumanaw noong 2014. Meron po silang (11) beneficiaries/labing isang anak. 10, 834.90 square meter naman po ang kabuuan ng lupa. kung hahatiin po sa magkakapatid ay may tig 984.90 square meter po sila. Binili po naming mag-asawa ang (2) dalawang parte mula sa kanyang (2) kapatid.Notarized Deed of Absolute Sale po ang ipinagawa namin. Dahil hindi naman po waiver of rights yun, di po ba? Sa kasalukuyan po ay nag survey na po ang Provincial Agrarian at nasa proseso po ng pag kuha ng masterlist ng benefiaries. Ano po ba ang susunod ? Mag kakaron po ba ang mag kakapatid ng sari sariling titulo? Pede po bang diretso na sa amin pangalan yung sa mga kapatid nya na nabili namin? Maraming Salamat po
Dear Apple,
Good day. Thank you po sa pag visit mo sa aming website. Since on process na ang pag survey ng Provincial Agrarian, make it sure na ang kanilang survey of lot ay ito “subdivision plan”. It means na meron individual technical description per lot at ito po ay must be approved ng LMS-DENR. Kung meron individual technical description, puede po itong issuance ng individual title kada isa sa mga magkakapatid. Kung hindi subd. plan, ang title ay iisa lang, lahat ng magkakapatid at ilalagay ang pangalan sa title as co-owners. With regards sa pag transfer ng pangalan nyo sa title, puede itong gawin. All you have to do ay mag process sa BIR ng DOS, then pay the necessary taxes like Capital Gain Tax, Doc. Stamp Tax and saka ang Estate Tax. You’ll need also a copy of the approved subd. plan with the technical description of the two lot para ma transfer sa pangalan nyo.
BurauenAssessor
Hello po, kumusta po kayo? Thankfully nakita ko tong site nyo.
May problema po kasi kami, may nabili po akong lupa under CLOA awarded on year 1995. The mother land was split in two different parcels: 68,401 sqm; and 21,599 sqm. Meron pong 4 beneficiaries sa 10 hectares na ‘to. Now, yung nabili ko is only 20,000 sqm dun sa maliit na parcel. Nung nagpunta na ako sa Landbank to pay, ayaw nilang tanggapin ang bayad namin kasi wala pa daw kaming Ladis (individual CLOA). So, pumunta kami sa MARO to request for Ladis. Dun namin nalaman na may conflict pala sa distribution kaya hindi sila makapagbigay ng Ladis. May isang babae po na almost 2 years na syang namomroblema sa lupang ito, and hanggang ngayon wala pa rin syang nakuhang solusyon. Pwede po ba kaming magreklamo kung bakit hindi nila kami mabigyan ng Ladis and certification?
Heto po and details sa maling distribution nila:
1. Reynaldo – 3 has (from 68,401sqm title)
2. Jesus – 3 has (from 68,401sqm title)
3. Paquito – 18,401 sqm (from 68,401sqm title)
4. Virgilio – 20,000 sqm (from 21,599sqm title)
* eto po nabili ko**
Now, here’s the conflict:
Yung kay Reynaldo and Jesus, may separate title na sila tig 3 hectares. So and naiwan ay yung 18,401 sqm and 21,599 sqm. Ang 18,401 sqm ay nakapangalan pa kay Paquito and Virgilio. Pero si Paquito na ang nagcultivate ng area na yun.
Yung 21,599 sqm naman ay nakapangalan sa 4 beneficiaries! Pero verbally napagkasundoan na 20,000 sqm kay Virgilio nyan, at alam ng MARO ang agreement na yun. Ang pinaka-problema is yung 1,599 sqm.
Ang question ko po dito, pwede po ba nilang gawan ng redocumentation with corrections yung distribution? Mga gaano po ba katagal ang proseso?
Another option po na binigay sa amin is petition for inclusion/exclusion. Alin po ba ang mas mabilis?
Ang problema din kasi, dapat wala na ang pangalan nila Reynaldo and Jesus sa 21,599 sqm dahil lalampas na sila sa limit na 3 hectares. Kaya hindi makapagbigay ng certification ang Provincial Office dahil sa nasilip nila yung conflict. Kaso, nung bumalik sa MARO, yung naka-assign sa case na ‘to ay hindi man lang alam ang gagawin. Kaya almost 2 years na ang case pero wala pa ring naumpisahang solusyon.
Gusto sana namin magreklamo pero saan naman? Kahit anong pakiusap namin na ibigay nalang sa iba yung case, dun sana sa taong alam ang trabaho nya, ayaw naman nila.
Sana po maliwanagan nyo po kami… Baka po kasi tumataas na po bayarin namin sa Landbank eh.
Maraming maraming salamat po for taking the time to read and for some answers as well.
Dear Jhean,
Thank you for visiting sa website namin. Medyo may pagka-complicated ang problema mo. Its better na make it official ang position paper mo na mag request sa PARO/DAR. The way I see it medyo hindi siguro alam ang proceso nila. Since matagal na itong wala resolution (almost 2 years na), it better also na e brought out po ito sa higher authority. Try to contact 8888 Citizens’ Complaint Hotline under the Office of the President, CP No.0908-881-6565 or you can email at email@contactcenterngbayan.gov.ph. I’m sure na they will action it at once of your complaint.
Thank you.
BurauenAssessor
hello po..good day po.. meron po kasi ako na nabili lupa po and under po sya sa CLOA po at TIMBERLAND po sya.. pero ngayon parang naconvert na po sa agricultural lang po kasi sinasaka na po nang may ari since nabili ko po sya noong 2006 po at sinssaka ko na rin po.. posible po bang ma convert po ito sa TCT po o posible po bang maaplyan ko po for tittle po.. salamat po..
Dear Darwin,
Salamat sa pag bisita mo sa aming website. Kung ang lupa ay classified pa as timber land hindi pa po ito puedeng ma transfer sa TCT. Dapat ma re-classified muna ito into A & D (Alienable and Disposable) land. Yung sabi mong “parang na convert na” I think hindi pa po ito sure na converted na. Its better na ma check mo muna sa DENR o di kaya sa Assessor Office kung ano talaga ang classification ng lupa. Ang re-classification ng lupaing under Timber Land/Public Land, ang may authority lang nito para mag re-classify ay ang Congress or ang Presidente ng Pilipinas.
BurauenAssessor
salamat po sa detailed po na sagot nyo po.. sana po ma re classify na po.. kasi sa ngayon po sa area po sa lugar po nang area na nabili ko po halos lahat po nang area na under po sa timberland ay sinasaka na po..tinataniman po nang gulay, mais, at palay po na upland..sana po mapansin po ito nang DENR..sa katunayan po malaking supply po nang mais at gulay ang nanggagaling po sa area namin..salamat po…
Darwin,
Salamat din sa addional info mo. Try to have an official communication from your local sangguniang bayan to request for re-classification. Siguradao ako na they will help you about this reclassification, dahil ang sangguniang bayan ay gagawin sila ng endorsement in form of resolution sa higher authority o di kaya sa DENR concerning the land reclassification.
BurauenAssessor
Good morning po Mayroon pong sinasaka ang aking asawa sa loob ng higit 50 pong taon ng magkaroon po ng land reporm na ilagay po sa aking asawa legal na magsasaka .kami po ay nag bubuwis 2 beses 1 taon after harvest pirmado po ang anak ng may ari na tinatanggap nya ang buwis .Mayroon din po kaming resibo na kami rin po nag babayad sa patubig .nag babayad din po kami ng real property tax sa bahay na nakatayo sa lugar na sinasaka namin .
Ang tanong ko po
Kami po ba ay may karapatan mag apply ng CLOA?
Ano ano po requirements para ma ka pag apply ng CLOA ?
Dear Leticia,
Salamat po sa pag bisita mo sa aming website. Ang CLOA (Certificate of Land Ownership Award) ay ibinibigat po ito ng DAR. Kung kayo ay registradong tenant may karapatan po kayong mabigyan ng lupain under sa CARP Law. Mabuting pumunta kayo sa opisina ng local nyong DAR, e check mo kung kayo po ba ay qualified na beneficiary ng DAR. Kung sa mga requirements naman, sila na po ang magbibigay nito.
BurauenAssessor
Dear Sir,
Salamat po sa tulong nyo. May apat po akong tanong, salamat po sa pabor mo.
1. Pwedi bang ipa annotate sa ROD ang deed of sale sa nabili ko na CLOA tittle kahit wala pang 10 years ang tittle.
2. Ano ba ang pinaka best na documents kung bibili ako ng CLOA tittle na hindi pa lampas ng 10 years. Its DOS signed by
lawyer or open DOS with out lawyer signature.
3. Ano ang dapat na documents ang hawak ko ngayon para pag umabot ng 10 years ay pwedi ko ng ilipat sa pangalan ko.
4. Bumili ako ng portion 4 hectares cloa tittle na may 10 hectares ang lawak. Kailangan ba ito ng separate subdivision plan mula sa geodetic engr.
Salamat po Sir.
Regards
Ulysses Garcia .
Agusan del sur
Dear Ulysses,
Thank you sa pagbisita mo sa aming website. With regards sa apat mong katanongan; 1. Yes, pwedi po itong ipa annotate sa ROD, pero you have to process first the DOS sa BIR for the payment of Capital Gain Tax, Documentary Stamp Tax, etc. You have to pay also the payment of realty tax or amelyar sa local treasury office nyo. 2. Kung bibili ka ng lupa ng under CLOA title na within restriction period pa, its better na ang DOS ay hindi pa po ito notarized ng lawyer. Kasi it will null and void kung ito po ay nasa loob pa po ng prohibition period. 3. Mga documents na kailangan mo, a) DOS with signature of the lot owner. b.) Original Title. c.) Tax Declaration. d.) Approved subdivision plan if portion of lot only. 4.) Yea, you will need a separate approved subdivision plan sa nabili mo. Kung wala ka nito, hindi ka pupweding maka pa transfer ng title, dahil you will the separate technical description sa lote mong nabili.
BurauenAssessor
Thanks for this very useful website
Meron po ako tanong, may nabili ako portion ng land under mother title na cloa. Sa mother title devided ito ng 14 na tao. Nabili ko yung lupa sa isang tao na nag mamayati ng isang portion na under mother title. Na award ang mother title 1996 pa. meron na pong subdivision plan and signed na lahat ng departments. Pero wala pa sya tct para sa 14 na tao. Ang tonong ko po
1. Sa 14 na tao na nag mamayati ng 1 collectibe mother cloa, wala po ni isa ang nag babayad ng amelyar. Ang binilihan ko ng lupa ay hindi nag bayad ng amerlyar pero meron sya official receipt na nakabayad sa land bank amounting to 26k year 2006. Puede ko po ba bayaran ang amelyar ng portion lang ng mother title? Ano po document ppakita ko para mag bayad ng amelyar kung wala ako copy ng original mother title kung hindi xerox copy lang
2. Puede ko ho na mag pa title sa portion ng mother cloa? Or kailangan kaming 14 katao na nag mamayari ay sabaysabay na dapat mag apply?
3. Ang binilihan ko ng lupa ay wala sa original na copy ng collective cloa pero nanduon na ang name nya sa resolution ng petition for inclusion.
4. Meron ako DOS from the previous owner at sa akin. Puede ko po ba pa anotate sa ROD ang deed of sale namin kahit wala pa individual TCT
5. Puede po ba ako kumuha ng certified thru copy ng mother cloa or collective cloa from ROD? Ano po ang requirement para maka kuha ng certified thru copy ng mother title?
Mataming salamat po
Ako po pala si roland. Thank you
Dear Roland,
Salamat sa pagbisita mo sa aming website. Regarding sa mga katanongan mo;
1.] With regards to payment of amelyar or real property tax, you have to check first sa local assessor office nyo kung meron itong existing tax declaration. Kasi kung wala pa po itong tax declaration, hindi po kayo pueding mag bayad ng amelyar. Previously, ang pag bayad ng amelyar ay puede po itong bayaran kahit portion lang, but presently hindi na po pueding mag bayad ng portaion lang sapagkat kung portion lang ang nabayaran mo, ang ibang portion (remaining portion) ay nagiging delinquent sa real property tax. Kung in case mag-auction sale ang local government unit, ang portion mong nabayaran ay kasama rin sa pag auction sale. So, its better na lahat ay bayaran na.
2.] Sa pag transfer ng title, puede pong individual as long na completo ang mga documents mo. Kung meron mother title, sa pag transfer nito sa pangalan mo ito ay nagiging TCT na (Transfer Certificate of Title).
3.] Okay lang yan kung wala sa collective cloa, as long as ang pangalan nya ay nasa mother cloa title. Better check this at your DAR office.
4.] You can annotate the DOS mo sa mother title, all you have to do ay pumunta sa ROD and pay the annotation fee.
5.] Yes, you can get also a certified true copy of title sa ROD, all you have to do ay mag fill-up ng request form at magbayad ng bayarin sa ROD.
BurauenAssessor
Good afternoon! Meron po kaming gusto bilhing farm lot pro naka CLOA since Sept 2014 matatapos na po yung holding period na 5 years by Sept. 2019. Nakapangalan po sa seller yung Cloa title, SAFE po ba yung magiging transaction namin despite na hindi pa tapos yun holding period na 5 years? MAy assurance po ba na maipapa tituluhan namin sya next year po? Ano po bang kailangan gawin/verification prior sa pag purchase po namin? Thank you!
Dear Roselle,
Salamat sa pagbisita mo sa aming website. First of all, e check mo muna ang restriction period ng CLOA title, sa pagka-alam ko at nababasa sa face ng CLOA title ang restriction period ay 10 years, hindi 5 years. Unless or otherwise may bagong department order or circular na galing sa DAR na 5 years lang na po ito. Kung bibilhin mo ang property na nasa within restriction period pa, hindi po ito safe. Ang legal document mo o ang deed of conveyance ay nagiging null and void. So, its better na mag lapse muna ang restriction period before bumili. Consequently, kung hindi puede sa during the restriction period, definitely hindi po ito puedeng ma process for transfer of title.
Mga dapat gawin before bumili ng lupa; 1.] Verify at ROD kung ang title ay may mga annotation, e.g. mortgage, lis pendens,etc. 2.] Check sa local assessor kung meron itong tax declaration at kung may bayad na po ito. 3.] Visit the site or the location of the property, verify kung ano ba ang condition ng terrain o di kaya baka meron itong mga nakatira sa lupa.
BurauenAssessor
Magandang araw po!
Si ‘Beneficiary’ po ay may nabigyan ng CLOA noong 1993, ibinenta nya po kay ‘Buyer 1’ noong 1995 (may DOS sila); fast forward 2018, inaaalok po ni ‘Buyer 1’ kay ‘Buyer 2’ yung property (updated and tax).
Safe po bang bilhin? Hindi po ba null and void dahil yung first sale is within the 10 year prohibition period?
Maraming salamat po!
Dear Ian,
Thank you for visiting our website. Kung nabili po ito ng Buyer 1 during the restriction period, ito po ay magkaka-problema po later on sa processing ng transfer of ownership. Its very clear sa CLOA sa face mismo ng title na sinasabi nito na “TO HAVE AND TO HOLD IN OWNERSHIP AND TO USE PRODUCTIVELY said parcel of agricultural land with all the rights and privileges appurtenant thereto, subject to the condition that it shall not to be sold, transferred or conveyed except through hereditary succession, or to the Government, or to the Land Bank of the Philippines, or to other qualified beneficiaries for a period of (10) ten years.” So, its not advisable na si Buyer 2 na bumili nitong parcel of land. Magiging problema lang nya ito just in case mabili ito. In another scenario, puede itong bilhin ni Buyer 2, provided na palitan muna ang DOS ni Buyer 1 na lalabas na lampas na po sa restriction period.
BurauenAssessor
Hi Engr.,
I would just like to ask for your help regarding my problem.
A portion of my property was issued CLOA and by virtue of the CLOA, a TCT was issued. I did not question the issuance of CLOA and TCT within one year. (NOTE: The CLOA was issued through compulsary distribution by the DAR)
Question # 1: Can I still file a cancellation of CLOA and TCT despite the lapse of several years from issuance of that CLOA and TCT?
Question #2: If not, can I file cancellation of title with the court even if the title was issued more than ten years ago?
Dear Anna,
Thank you for visiting our website. CLOA title are issued by the DAR under the CARP Law, and Yes you can file for cancellation of title at the DAR, but you should have a legal basis or reason for cancellation of that title and there is no time element for cancellation of title. Just in case, the petition for cancellation of title at the DAR would result with a negative decision, you can elevate your legal remedy at the proper court.
BurauenAssessor
gud day sir, i acquired a land under cloa title, the prescription perion is 10 years, date of title is March 17 1998, is bought the land Janaury 2019, i wanted to transfer the title in my name, but the title is there are co-owners of the lot, but the true owners are the one whom we bought the land, what are the steps/procedure we will do to transfer the title in my name, thansk
Dear Umpay,
Thanks sa pag visit mo sa aming website. The CLOA title has already lapsed its restriction period, so it can be okay to sell. Since the title has a co-owners, better check at the DAR kung ang true owner sya pa ba ang may-ari. Dahil po kung awarded na po ito sa ibang parties (under the CARP Law), hindi na po sya ang may-ari nito unless otherwise nag file sya ng retention of property from the DAR. If everything is okay, the step in transfer of title you should go to first sa local assessor at treasurer nyo to pay the real property taxes and get some certifications with at office. Then you will proceed to BIR for the payment of Capital Gain Tax, Documentary Stamp Tax, and other necessary payment. After this, you will proceed to ROD for registration of your DOS and eventually the transfer of Title which now issued to you as TCT.
BurauenAssessor
Good day Sir,
We are planning to buy a land po with CLOA title. 4k sqm po ang total size pero portion lang po ang bibilhin namin and yung other portion po ay ibang tao ang nakabili. Gusto ko lang po sanang malaman if it’s possible na masubdivide yung land? pero di po babaguhin ang name ng owner since under restriction period of 10years pa po ito.
And kung possible po ito na magkaroon kami ng title para sa portion nung lupa na bibilhin namin enough na po ba ang Deed of sale na signed as witnessed ng heir ang naging bilihan para masabi na kami na po may right s property?
Thank you po.
Good day Sir.
Plano po sana namin bumili ng property with CLOA title pero portion lng po sa total size na 4K sqm.
Possible po ba na masubdivide yung title para mabigyan po kami ng title pra dun sa portion na bibilhin namin pero di po babaguhin ang owner’s name un pa din sa po original owner ipapangalan.
If possible po ito enough na po ba ang Deed of sale na signed ng heir as witness pra masabi na kami na po may right dun sa portion ng lupa na tinutukoy ko.
Salamat po
Dear Ann,
Thank you sa pag visit mo sa aming website. Ang pag subdivide ng isang lote ay puede po itong gawing based doon sa Deed of Sale kung ilan area ang nabili mo. All you have to do ay mag contact ng surveyor to do the work. It must be “approved subdivision plan”. The approved subd. plan is necessary para later on sa pag transfer ng title. Without this approved survey plan hindi po puede ma-process ito sa ROD for transfer of title. With regards to the name of the owner, puede yun ma-remain ang owner’s name sa survey plan, but hindi ito puede sa issuance of title which is already a TCT (transfer). Ang DOS ay legally okay kung ito ay duly notarized ng isang abogado. Kung hindi pa po ito notarized mas mabuting ipa-legal mo na. Ang proof ng ownership ng isang lupang nabili ay ang DOS na duly notarized. By the time (date) kung kailan ito na notarized, ito po ay pag mamay-ari muna, but you have to process it sa ROD for “REGISTRATION” because it the law that mandate for registration.
BurauenAssessor
We have a Deed of Sale for a collective CLOA purchased by a group of qualified buyers. We obtained from the beneficiaries an SPA to pay Land Bank and do all necessary transactions to transfer the title. Land Bank officers told me they will not compute the loan amount unless the CLOA is individually titled. (The collective CLOA was awarded in 2002.) LBP officers also told me that the reckoning of the10 years is when the CLOA is individually titled. The collective CLOA is held by DAR. Will we be able to transfer the title of this property to us?
Dear Anton,
Thank you for visiting our website. CLOA title issued by DAR has a restriction period of 10 years that should not be sold or transferred except through hereditary succession, or to other beneficiaries. Within this period it could not be convey, but after that it can now be transfer to the willing buyer. so, in your case it should be segregated first individually with its corresponding title. So, it will takes several times in order to transfer the property ownership of the CLOA title.
BurauenAssessor
Good day.. year 2004 po nung nagbenta ng rights sa lupa ang 2 farmers sa amin. kaso we are not sure kong may CLOA ba sila. sabi sa LB, ala pa naman daw sa kanila yung described land. saan at paano po namin malalaman kung EP or CLOA po yung mga lupa? madaming salamat po.
Dear Ara,
Thank you for visiting our website. Ang unang dapat gawin mong ay to know kung ang LOT NUMBER ng lupang nabili mo. You can go to the Assessor Office to request for the tax declaration, then verify the lot number sa tax declaration mismo at sa kanilang tax map. Then, you can go to sa local MARO/CARO (Mun./City Agrarian Reform Office) to verify kung na covered ba ito ng CARP Law, get data from thier office. To verify naman sa title, you can go to the ROD, at kung may title ito, request a certified true copy of the title.
BurauenAssessor
Hi, Good day! Nakuha na new TCT under my name after transfer of lot ownership. Then yung tax declaration is also under my name already. However, the TCT indicated in the tax declartion is still the previous TCT#. Ano pong proceso para po maindicate yung new TCT# duon po sa tax declaration at ano po reuirements. Then bayad po ba ito? AT ano po kung hindi ko na baguhin TCT # sa tax declaration, anyway under my name na rin naman? Thanks po in advance.
Dear Sap,
Thank you for visiting our website. Kung ang TCT ay sa pangalan mo na at saka yung Tax Declaration ay ganun din, puede na pong hindi mo na epa-update/correction of TD sa TCT No. lang. Puede na pong hindi ito mag revise ng tax declaration. Pero kung gusto mo itong new TCT mo ma-indicate sa tax declaration, mag re-revise po ng tax declaration, its mean na papalitan ang old TD ng bago. Ang mga requirements ay; 1. Certified true copies of TCT na galing sa ROD (2 copies); 2. OR sa payment ng RPTaxes/amelyar (2019)- 2 xerox copies; 3. Sworn Statement of the True Market Value ng property mo (may form po ito sa Assessor’s Office) – 3 copies; 4. Residence certificate or any valid IDs. Hope that na clarify ang concern mo.
BurauenAssessor
Salamat Po sa Blog Niyo marami akong natutunan hinggil sa CLOA Tile.Ipagpaumanhin po ninyo may katanungan lang po ako Ano po ba ang masusunod yung Petsa ng Decision ng Court sa Decree ng Award Decision ng CLOA o yung petsa ng Pag Rehistro sa LRA Alin po ba ang gagamitin bilang simula ng Ten year Period? kasi yung uncle ko (8) Eeight years waiting time bago nila nakuha yung CLoa sa LRA naglagay pa sila sa fixer doon.
Asahan ko po iyong advice. Maraming Salamat po…
Dear Winiefred,
Thank you for visiting our website. Ang CLOA title ay meron pong restriction na hindi po ito pueding ibenta for a certain period of time by the beneficiaries. Ang reckoning po ng restriction ay kung kailan ito na-registered sa LRA/ROD. Ang registration date po starting period sa restriction hindi po ang court decision.
BurauenAssessor
Hi po. Follow up question. Kung ang cloa ay collective cloa at wala pa individual title. Start ba ng prescription ay ang petsa ng colective cloa. Wala pa kasi ang individual title pero ang collective cloa na award 2003 pa. meron kasi ako nabili na lupa pero isa ang may ari na nasa colective cloa na divided into 14 people. Salamat
Dear Roland,
Thank you sa pag visit mo again sa aming website. Still kung kailan ang CLOA title na registered sa ROD, yon po ang reckoning date. Kung 2003 po ito na registro, dito pong year na naito mag starting ng restriction period even kung ito ay collective CLOA.
BurauenAssessor
Sorry last question. So puede na ibenta ng individual owner ang kanilang lot dahil tapos na ang 10 years prescription ng collective cloa? Ano po ang papel na pang hahawakan ng buyer kung ang individual title ay wala? Salamat
Dear Roland,
Yes, puede na po itong ebenta kung nag lasped na ang restriction period. Since, iisa lang ang original title (owner’s copy), you can request a certified copy ng title. Pero during sa pag transfer mo ng Title (TCT) sa ROD, you must borrow the original owner’s copy ng title dahil kung wala ang original, ang ROD ay hindi po sila mag-tra-transfer ng title sa pangalan mo na. Dont forget also to request a copy of tax declaration and payment (OR) of real property tax (amelyar). at kung meron po itong collective plan (blue print), mag hingi ka rin for your references kung saan ang parte ng lupa ang nabili mo.
BurauenAssessor
Sorry meron pa ako question. We are not paying amelyar yet. Kasj naka collective cloa title pa. since wala pa individual title hindi pa nababayaran ang amelyar. Ang meron lang yung individual payment sa Land Bank. Thank you
Dear Roland,
Pumunta ka sa local assessor office ninyo, e-verify kung meron na ba yan tax declaration. In case na wala pa, pa-issuance mo na ng new tax declaration ang whole collective CLOA title. It is very important na meron syang tax declaration, kasi during sa pag process mo ng transfer of title, pag pumunta ka na sa BIR for payment ng Capital Gain Tax at saka Documentary Stamp Tax, they will ask you ng tax declaration. And one more thing, hindi ka po makakabayad ng transfer fee sa local treauser office ninyo kung walang tax declaration.
BurauenAssessor
LAst question po. Kanino ho papangalan ang tax declaration ng collective cloa? Sa 14 person ho ba na nag mamay ari ngayun? Thank you
Dear Roland,
Kung sino ang naka-pangalan sa CLOA title sila ang dapat ipangalan sa tax declaration. Since 14 silang may-ari, hindi po silang lahat ma-isusulat sa tax dec., for example : Juan de la Cruz & 13 other co-owners, ang isusulat ay ” Juan de la Cruz, et.al (means and others).
BurauenAssessor
Hi Po,
Financing Company po kami tinatangap namin OR/CR ng ssakyan as collateral nagkataon lang po yung client namin hind nagbayad at yung mga collateral na trucks naibinta nila kaya hind namin na nakuha ang mga ito tinuloy po namin ang civil na kaso, nagkaroon ng deciison hangang umabot sa writ of execution at nakpag levied po kami ng clean title under sa name ng client namin pero naka CLOA po ito, na public auction po ito ng korte at ang company din po nmin ang highest bidder nagkaroon ng annotation ang certificate of sale sa RD at nakapag bigay ng 1 year redemption pero hind rin po nila ito redemp kaya nagkaroon kami ng Final Certificate of Sale issued ng sheriff..as per advice ng BIR po bayaran nmin lahat ng taxes, like amelyar,docs stamp at capital gain which is nabayaran na po namin, yung pinasuk na po namin sa RD nag advice po sila hind nila saklaw dahil naka CLOA ito ano po ang kailangan namin i provide pra mailipat na namin sa name ng highest bidder kc bayad na po lahat ng taxes sa BIR. salamat po
ACC
Dear Neofil,
Salamat sa pag visit mo sa aming website. Basi sa salaysay mo, legally kayo na po may-ari ng lupang pina-auction ng korte. Ang problem ngayon ayaw ng ROD mag transfer dahil hindi raw saklaw nila. Try to ask sa ROD kung ano ba ang legal basis na hindi po nila ito pueding ma-e-transfer. Even na CLOA po ito, puede po itong ma-e-transfer, provided na wala na po ito sa restriction period of 10 years. Sa CLOA title kasi ay may restriction po ito, ito po ay nakalagay sa face mismo ng titulo na nagsasabing “that it shall not be sold, transferred, or conveyed except through hereditary succession, or to the Government, or to the Land Bank of the Philippines, or to the other qualified beneficiaries for a period of ten (10) years”. So, kung labas na po ito sa prohibition period, puede na po itong ma-process for transfer ng title. At kung meron po kayong legal council, make it as an official inquiry sa ROD with regards sa pag transfer ng CLOA title. Good luck.
BurauenAssessor
Hello po mag tatanong lang po sana ako, una po kapag po ba ang lupa ay inaward sa isang tao pero wala pa pong title , maituturing po ba na pag aari na yung lupa na yung ng taong yun? Pangalawa po kung magpagawa ang title ang taong yun pero ipapangalan po sa kanya at sa iba pang tao , kahit hindi kasama sa award ang ibang taong ito maari po ba yun?
Dear 3115M,
Salamat po sa pag bisita mo sa aming website. Kung ang isang lupa ay ini-award po sa isang tao, at wala pa pong title ito po ay ma-consider na hindi pa po sya ang may-ari “legally”. Kasi ang proof ng ownership ng lupa ay ito pong Title mismo. So, its better na meron munang titulo. Kung ito po ay may title na marami silang nakalagay sa titulo, ito po ay collective ownership o co-owners po sila sa lupang indicated sa title. So, lumabas na sa isang lupa na may titulo ay madami po silang may-ari.
BurauenAssessor
Thank you din po sa sagot nyo, clear ko lang po yung second question ko, kung ang award po ay nasa isang tapo lamang at gusto ng taong ito na patituluhan ang lupa sa 6 na katao, pero ang lima po dito ay wala sa award maari po ba nya patituluhan yun sa 6 na tao kahit sya lang po ang nasa award?
Dear 3115m,
Legally kung ang isang tao lang po ang may award, sya lang po ang dapat nalagay sa titulo, but discretion na po nya kung gusto nya ito ipangalan sa ibang tao as co-owners sa lupang ini-award. But prior to include yong ibang tao, dapat meron po itong sapat na mga documento (legally).
BurauenAssessor
good day po! I’m here not to ask some advice instead I just want to say thank you po sa lahat ng mga tugon ninyo sa bawat mga tanong ko before sa inyo. Marami po akong natutunan about titling of land bcoz aside sa mga sagot ninyo sa mga tanong ko, binabasa ko rin po yong ibang tugon ninyo sa ibang tao dito sa blog , kaya Ive learned so much po. And another big thing, dahil sa inyo natulungan pong matituluhan yong lupa namin, kasi ako nalang po ang naglakad para mgsecure ng mga documents, dahil mas naging confident po ako nang dahil sa mga advice ninyo sa kabila ng maprosesong pagpapatitulo ng lupa. Ang tumatak po talaga sa aking isipan kaya naging eager po ako sa pagpatitulo ng lupa ay yong sinabi nyo pong ” asikasuhin agad yong pagpatitulo, baka dumating yong panahon magkaproblema kung papatagalin mo pa. So yon na nga ginawa ko at tagumpay ang nakamit ko. Sana hindi po kayo magsawa magbigay ng mga advice sa mga nangangailan, alam ko po mas marami pa ang may problema sa lupa. Once again maraming maraming salamat po. Mabuhay po kayo! and God bless!
Dear Romar,
You’re very much welcome. Since yuo have already experienced how to process land titling share nalang your experience to other.
God bless also.
BurauenAssessor
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Good Day Sir Burauen,
Natutuwa po ako at nakita ko ang website niyo na madaming kaalaman patungkol sa cloa. Hihingi lang po ako advice about sa nabili kong lupa sa kuya ko.
Ganito po ang scenario. Nakabili po si kuya ng agricultural land more than 2hectares from 2 co-owners ( yung isa .9ha tapos yung 1.2ha) sa isang titulo under cloa awarded June 2004 with 12has (may plan subdivide na sya sa 7 co-owners na nakaindicate sa title). Nabili po ni kuya ng December 2014 with deed of absolute sale separate sa 2 co-owners. Kaso hanggang ngayon po hindi nya napatituluhan at di din nkapagbayad daw ng amilyar.
So naibenta nya na po sakin pero hindi pa po kami nkapagexecute ng deed of absolute sale.
1. Ano po ang magandang gawing process para po mailipat sakin yung titulo nung 2hectares?
2. Maiseparate ko po ba yung nabiling lupa na 2has from the 12hectares under cloa ang title?
3. If maggawa kami ng DOS ng kuya ko pwede na po ba pagisahin yung 2 lot? Pati process ng pagpatitulo?or hiwalay po yun?
Salamat po and more power!
Dear Domingo,
Good day po sa inyo at salamat sa pag visit mo sa aming website. Generally ang tanong mo ay papaano mag transfer ng titulo. Sa pag transfer ng titulo ito po ang kailangan;
1. Sa local treasurer office nyo, kukuha po kayo ng tax clearance certificate na bayad na po kayo ng amelyar o real property tax at tax clearance certificate din po sa payment ng transfer fee;
2. Sa Assessor office naman, kukuha po kayo ng certified true copy ng tax declaration at certificate of no improvement sa nabili mong lupa;
3. Then, pupunta din po kayo sa BIR for the payment ng Capital Gain Tax at saka Documentary Stamp Tax. Kung ma cleared na po kayo sa BIR, bibigyan po kayong ng Certificate Authorizing Registration (CAR);
4. Then you have to go to na sa Registry of Deeds (ROD) for registration na ng DOS mo at saka pag transfer ng title. Ito po ang dapat dahil mo sa ROD;
a. All documents na galing sa Treasury at Assessor Office;
b. Ang CAR na galing sa BIR;
c. Approved Subdivision Plan;
d. Original Owner’s duplicate copy ng Title;
e. Payment ng Registration fee sa ROD.
At kung meron na po kayong separate ng title, you have to go to the local Assessor office nyo para naman ma-transfer ang tax declaration in your name. Then, as a reminder you have to pay the annual real property tax o amelyar.
Yes, puede po kayong mag pa separate ng nabili mong lupa, meron ka naman dyan approved subdivision plan. Pero yung pag-iisahin lang ang dalawang lupa, you need the consolidation survey. Mag ha-hire po kayong ng geodetic engineer para ma consolidate ang nabili mong lupa. Ang consolidation survey plan ay ina-approved po ito ng DENR-LMS na pina-process po ito ng isang surveyor.
BurauenAssesor
Thank you po for the reply sa specific process sir.
Ang concern ko din po ay :
1. Valid po ba ang DOS ng kuya ko(initial buyer) at nung seller kung notarized deed of sale lang ang meron sila at wala pang CAR from BIR and di pa nakaregister ang DOS sa ROD? Ano pong magiging effect nun sakin na bibili ng lupa ng kuya ko? Kelangan nya ba munang iregister sa ROD bago kami magexecute ng panibagong DOS? Or panibagong process na ito na ako na ang gagawa na hindi na kelangan gawin ng kuya ko?
2. Hindi ba mdodoble ang CGT from transaction ng kuya ko nung binili nya ang lupa at CGT namin na ako na ang bibili?
3. Iba pa po ba ang consolidation survey at yung sketch plan from geogetic engineer nung 2ha?un kasi ang nakita kong documents dito sa kuya ko.
Salamat po.
Dear Domingo,
Valid or okay din po ang DOS sa kuya sa previous seller kahit hindi pa po ito registered sa ROD. Ang effect na nito once binili mo sa kuya mo ngayon, yon DOS ay dapat ma-indicate po ang previous sell kung saan po ito galing. Then, kung mag process ka na kayo sa BIR dalawa na ang babayaran mong mga taxes, yun previous sell at saka sa present sell ng galing sa kuya mo. Actually dalawa talaga ang babayaran mong buwis kahit sa transfer fee, at saka sa registration fee sa ROD. Kung baga doble ang bayarin mo. With regards sa consolidation survey at saka sketch plan, ito po ay mag kaiba. Ang consolidation survey ay isa po itong survey ng more 1 lot say for example 2 na magiging isang lote nalang. Kailangan ito ng approval ng DENR-LMS. While yun sketch plan, ito ay isang plan ng lote based on technical description of the lot kung ano ang itsura o hugis ng isang lote. Ito po ay hindi po approvado ng DENR, kahit sinong technical personnel ay puede syang gumawa nito. Ito po ay isang reference only.
BurauenAssessor
Good day po. I’m planning to buy a CLOA land, the seller is not the original owner. She bought it from the original owner and claimed that it is on-processed for 3 years in ROD and after 5 years I can transfer it to my name if I buy it. She showed me the DAR certificate under the original owner’s name. May I know all the requirements/documents that the seller needs to present to me before we continue our transaction? The seller told me that the absolute deed of sale and Barangay certification are enough to prove my ownership just in case we closed the deal, is that correct?
Appreciate your reply. Thank you po.
Dear Peachpink,
Thank you for visiting our website. Before you buy a real property you’ll need legal documents that will support the ownership of the property. The absolute ownership of a property is the “Title”. The DOS and the barangay certificate is not an absolute ownership, but if the DOS is duly registered at ROD it will constitute as proof of ownership.
It means that DOS with registration at ROD has done already the processes in the payment of real property tax and BIR payment of CGT, DST, or Estate Tax, and has completed all the clearances prior to registration of the property which is covered by the Registration Law. So, if you are willing to buy a property, ask this to the seller; 1.] Certified true copy of the title (if have title). CTC of title can be secure at ROD; 2.] Photocopy of DOS. Verify if it is duly registered at ROD. In the DOS copy, you can see if the DOS has stamp-fixed from BIR and ROD; 3. ] Certified true copy of Tax Declaration; 4.] Visit the site of the property to validate the area. Ask from adjacent property if the land has a problems or land dispute or if it is tenanted.
BurauenAssessor
Good day po. Appreciate your quick response. The CLOA certificate is still being process and the original owner claimed that it will be released next year. The seller showed the notarized DAR master list for CLOA recipients and the original owner is included in the list. I’m having doubts in buying it because I have no idea of the process regarding CLOA lands. If I decide to buy it what are the documents to be accomplished that it will make the transaction smoothly. If the CLOA certificate is released, how much do I need to pay in Landbank? Please help me. Thank you po.
Dear Peachpink,
Under the DAR CLOA titles, there is a provision indicated on the face of the title itself the restriction or prohibition, it state that “it shall not be sold, transferred or conveyed through hereditary succession, or to the Government, or to the Land Bank of the Philippines, or to the other qualified beneficiaries for a period of ten (10) years”. So, if the CLOA title is to be release only next year, definite it will violate the restriction of the law. If you buy it now, your DOS is to become null and void. You cannot transfer that in your name. So, its better not to buy that property right now, you must wait to lapse the restriction period.
With regards to the payment of CLOA title at LBP, it is the obligation of the beneficiary to pay that. However, if you buy it, the burden is already yours. Also you can ask the LBP on how much is the cost of the property.
BurauenAssessor
Hi Sir, good day. Ang pamilya po namin ay beneficiaries ng DAR, 2006 po nagkaron ng NOC ang lupa. Ngayon July 2020 ay may nagpapakilala pong sila ang may ari at nagbakod agad sa lupain namin at karatig kahit walang fencing permit galing brgy at tax declaration lang ang pinanghahawakan nila.
Nagpunta po sa DAR ang tatay ko para iverify ang status ng CLOA. Xerox copy ng 1st page lang po ang nakuha nya bilang patunay na may CLOA na at sa August 2020 pa daw po ang awarding.
Nakalagay po sa copy na nakuha ni tatay, DEC 2010 ang issuance ng CLOA pero di pa registered sa ROD.
Ang tanong ko po, kapag nakuha namin sa August yun orig copy ng CLOA, pag dating ng December pwede na po ba namin iapply ng TCT yun provided na magbayad na kami sa landback at ipagbayad na din namin ng tax?
Sa totoo lang po kasi ay may naging violation pala kami sa CARP, nakapagbenta po kami ng lupa habang on process ang CLOA na labag pala sa CARP, nabasa lang po namin sa copy ng CLOA na bawal pala magbenta or magtransfer for the period of 10yrs. Ang bentahan ay nagkaron ng DOS.
Balak po namin mapaTCT muna yun CLOA bago magsampa ng kaso sa nagbakod sa lupain namin (forcible entry). Nagwoworry po kasi kami na ipetition kami sa DAR at ipacancel ang CLOA dahil sa violation namin. Sa ngayon ay nagpablotter pa lang po kami sa brgy.
Sa tingin nyo po, sa Dec 2020 or Jan 2021, pwede na po kami magpaTCT? Ang prohibition period po ba ng CLOA na 10 yrs ay nagsisimula ng ito ay maissue at hindi sa registration?
Salamat po sa magiging tugon.
Dear Ryan,
Good day po. As we know ang CLOA ay may prohibition or restriction na hindi po ito puedeng ebenta o e-transfer sa iba within the period of 10 years. Kung ma release palang ito this coming August 2020, it means na registered na po ito sa ROD, hindi pa po kayong maka pag-transfer into TCT. Dahil ang reckoning sa start ng counting ng restriction period ay kung kailan ito na registered sa ROD. With regards sa other claimant better na asikasuhing mo ang CLOA title, once ma release yan sa inyo you request at once sa Assessor Office na ma issuance ito ng tax declaration. At least kayo meron na kayong CLOA title at the same time ay magkakaroon na po ng tax declaration. One more thing, if have a copy or information about sa other claimant on his tax declaration, verify it at the Assessor Office the circumstances on the location of the property, the ownership, the lot number, and who pay the real property tax. There cases kasi na magkaiba ang lupang kini-claim ng iba at iba naman sa inyo.
BurauenAssessor
Salamat po sa reply, Engr.
Nakapagbenta po kami ng lupa at nagkaron ng deed of sale,ginamit po namin ang description sa approved plan para tukuyin ang lupa.
Kung hindi po CLOA ang binenta namin, sapagkat lalabas pa lang po ito this coming August, ang pagbebenta po ba namin ng rights ay considered violation na sa CARP na pwedeng maging basehan para makansela ang aming CLOA?
Salamat po muli.
Dear Ryan,
Kung nag benta kayo na wala pa ang CLOA title, lumabas na wala po kayong proof of ownership sa lupa, although nasa listahan na po kayo as agrarian qualified beneficiaries. So, just in case ang DAR ay mag conduct ng investigation about that, possible na yun ang bases nila para ma cancel ang CLOA title. Pero kung lalabas na this coming August ang title, I think na issuance na po ito ng CLOA title, ang lacking man lang ay ang registration sa ROD.
BurauenAssessor
Magandang araw po uli Engr. Nangako yun kausap ko sa RD na unahin nya marelease yun CLOA namin at maiforward pabalik sa DAR for official releasing.
Tanong lang po, once maiendorse na ng DAR ang CLOA sa Municipal Assessor’s Office for tax mapping at ipagbabayad na namin ng Tax ang lupa… yun tax declaration po ba ng other claimant ay maaari ng ikansela ng Assessor?
Sa katunayan, 1930s yun lolo ng other claimant ay may tax declaration din sa lupa, pero kinansela ng city assessor dahil nauna ng napatitulo sa pangalan ng ibang tao at naisalin sa isang corporation, na yon nga po ang iaaward sa amin na ARBs.
Ganun pa rin po kaya ang proseso? May authority pa rin po ba ang assessor na magkansela ng existing tax declaration sa pangalan ng ibang claimant or kailangan pong daanin sa korte?
Dear Ryan,
Kung ang title na e re-release ng DAR sa inyo ay OCT (Original Certificate of Title), hindi po tayo mag ka-cancel ng previous tax declaration. Gagawa po tayo ng isang new tax declaration in the name of that on the OCT. Base sa aming Manual on Real Property Appraisal and Assessment Operations (MRPAAO)-BLGF-DOF, mag-annotate lang kami sa both tax declaration na “This property is also declare in the name of Mr._______________ under Tax Declaration No._____________”. But kung ang na issue sa inyo ay TCT (Transfer Certificate of Title), tayo po ay mag-kaka cancel ng previous tax declaration. Ang mga attachment documents prior to pag transfer to TCT ay dapat ma submit din po as supporting documents sa pag transfer ng tax declaration.
BurauenAssessor
Goodpm po. Transfer Certificate of Title po ang nakita ko base sa advanced copy. Bali Engr, pag sinubmit na ng DAR yun CLOAs for tax mapping.. ang assessor po, ikakansela nya po yun tax declaration nun isang claimant?
Dear Ryan,
Kung TCT ang title, it means na transfer po ito. So, ang previous tax declaration ay ka-kancelen po. Prior to cancellation ng tax declaration may mga documentary requirement na dapat mong e-submit sa Assessor like, transfer document o transmittal na galing sa DAR, Certified true copy ng TCT Title, Transfer fee, OR payment ng amelyar o real property taxes.
BurauenAssessor
maraming salamat po uli.. Engr. napakalaking tulong po ng inyong replies.
Your very much welcome Ryan..keep safe. Good luck and God bless.
BurauenAssessor
Goodpm sir, may isa pa po akong katanungan.. ngaun araw ay nakuha na ng pamilya namin ang titulo at Indorsement para sa tax Mapping. ang sagot ng Assessor samin, kumuha daw kami ng indorsement sa “San Jose del Monte” kung saan unang narehistro ang lupa. 1990 nagkaron ng adjustment ang cadastro at nalipat sa “Norzagaray” ang parsela. Hindi po hiningi ng assessor ng Norzagaray sa San jose del monte at ngayon nga po ay gusto nilang pamilya namin ang kumuha ng indorsement.
Hindi po ba trabaho nila yun bilang assessor na alamin ang history ng lupang nalipat sa coverage nila?
Ang Indorsement po namin for tax Mapping ay galing ng Municipal Agrarian Reform Office, ang titulo naman ay dumaan na rin ng Register of Deeds at Norzagaray ang location. Tama po bang kwestyunin nila yun at kami pa ang utusan na kumuha ng Indorsement mula sa San Jose del Monte?
Dear Ryan,
Good day. Ang issuance po ng tax declaration na ito ay galing sa ibang bayan need the history or tracer para meron continuity at saka para hindi maging double taxation. Usually, ang client na ang kumukuha sa history o di kaya ang indorsement. But, puede po itong issuance ng “new” TD sa Norzagaray but you have to pay the 10 years backward assessment in pursuant to Sec. 222 of RA-7160. Ito ay ang Assessment of Property Subject to Back Taxes which mandated to pay for those real property “declared for the first time”. There’s no need for history or indorsement with this condition. Pero if you want na meron indorsement, you have to pay only for 1 year. Bale meron lang po continuation sa TD at saka ang TD sa ibang bayan e-ca-cancel na lang po yun. You have the choice.
BurauenAssessor
Ang problema po namin sir hindi pa kami makakuha ng Indorsement mula sa SJDM dahil wala pa daw finality and boundary dispute ng paglipat ng lote sa coverage ng Norzagaray.. Ok lang po ba kung ang title namin ay located sa Norz pero magbayad kami ng tax sa SJDM para magseries yun TD?
Ang problema namin Sir, yun other claimant ay nagbabayad ng buwis sa Norz at kahapon nga po ay nagpapareceive kami ng letter sa Head ng Assessor upang malaman ang mga isinubmit na documents ng nasabing claimant para sya ay maissuehan ng TD. Pero sa maayos namin pakikipag usap ay mataas ang boses ng Head at hanggang sa huli ay hindi nya nireceive ang aming formal letter.
Nais namin na sa Norzagaray magbayad para macancel ang TD ng other claimant. Possible po ba yun gusto namin mangyari na maissuehan kami ng New TD, at icacancelled ng aming TD ang TD ng land owner ng awarded samin lupa at TD ng other claimant?
Sa tingin ko po possible na mapacancel namin yun TD ng land owner ng awarded land sa SJDM basta mapakita namin yun proof of finality sa boundary dispute. Pero ano pong paraan ang maaari namin gawin para mapacancel ang TD ng other claimant sa Norz?
Dear Ryan,
With regards to indorsement, since meron pong boundary dispute ang dalawang municipality, you have to wait the finality of the decision ng Sangguniang Panlalawigan ng Bulacan. You can inquire sa kanilang SP ng Bulacan kung ano na ang status sa dispute nila. Sa payment naman sa taxes, you can pay ng amelyar o real property tax sa SJDM dahil doon naman ang original registration ng TD. Pay it para meron kang proof na nag bayad ka nang taxes. Medyo complicated ang issue mong ito, meron existing TD sa SJDM at meron din sa Norzagaray, at ang other claimant ay nag babayad din ng taxes. Hindi po puede mag issue ng new TD dahil meron po itong existing TD unless otherwise kakaselin muna ang dalawang TD which is mag hihintay ka po ng finality ng boundary dispute decision. The best remedy dito ay sulatan mo officially ang Provincial Assessor ng Bulacan with your issue and concern. Under the law, the imposition ng real property (taxes) is under the jurisdiction ng Provincial Government in case sa municipalities outside Metro Manila. So, ang dalawang LGU ay under po ito ng Provincial Assessor ng of Province of Bulacan. With your letter, and their reply you will know the opinion of your concern real property.
BurauenAssessor
Opo Engr.. bali parang rights lang po yun binenta namin.
Yun CLOA ay naissue year 2010 pero hindi po namin alam, nitong July 2020 na lang po sinabi ng ROD na for awarding na ng DAR. Kaya sa mga bentahan wala pong binabanggit na title number kundi approved plan lang po.
Salamat po uli.
sir ask ko lang po paano po kung ikinasela ng denr ang pagiging benifaciary ng isang magsasaka dahil sa isang nagawang violation na labag sa kasunduan ng DAR ang mga anak po b ng nasabing magsasaka ay ubrang mag apply ng panobago para muli ay maposisyonan nila ang dating sinasaka ng kinlang nama
Dear Ariel,
Thanks sa pag visit mo sa aming website. Kung na cancel na po as beneficiary, try to apply again. Just cite lang ang inyo condition o purpose o di kaya na matagal na po kayong sinasaka ang lupang yan. At yan din ang source ng livelihood ng inyong pamilya. Just request them na ma ibalik sa inyo ang lupang yan.
BurauenAssessor
good day po! ask ko lang po yong TCT ko po ay walang nakasulat doon sa origin ng title, bale po wala siyang patent no., decree no, at original owner. pero legit po siya, bakit pi ganun?
Dear Romar,
Salamat sa pag visit mo sa aming website. Ang TCT ay Transfer Certificate of Title. Ito ay galing sa OCT – Original Certificate of Title. Iisa lang po ang OCT, ito ang first issuance ng title ng lupa. Ang succeeding title (kung nag papa-transfer) ito ay nagiging TCT. Ang mga previous data sa OCT ay hindi na po ito kina-copy sa TCT like Patent No., Decree No., etc., pero below sa TCT may naka indicate dyan kung ano ang previous OCT No., date of original issuance at atbp. Ang TCT ay legit po yan, as long as permado ito ng Registry of Deeds.
BurauenAssessor
BurauenAssessor
kung wala nakaindecate sa ibaba yong origin ng registration nya, bsta registered at permado ito ng registry of deeds ok lang po yon at legit po yon?
Dear Romar,
Kung ito po registered na sa ROD at saka permado na po ito ng Registry of Deeds ito po ay okay na. Pero kung medyo kabado ka pa, try to request from ROD a certified true copy ng title mo. In that way, you have the proof na original ang copy mo yan at saka ang sa ROD. For your information, dalawa lang ang issuance ng isang title, ang isa ang “original title” na hawak ito ng ROD, at ang isa naman ang “original duplicate copy” na ibinibigay ito sa owner ng title. So, if you can get a CTC of your title, try to compare them. At kung makita mong meron pagkakaiba sa inyong copy at saka yung CTC, it’s mean peke ang hinahawakan mong title.
BurauenAssessor
Good day po, we’re very happy to find this site at nagkaideya kme regarding CLOA
May additional questions lang po kme regarding sa CLOA.
Ask ko lang po sa issue ng mother ng partner ko, way back Oct 2017, may notice yung barangay officials/hall nila na pupunta yung DAR, at may event for correction sa mga CLOAs e.g. transfer of title para sa mga deceased na na holder ng CLOA sa mga heir etc. Binigay/nirequire nila makuha Original copy ng CLOA title named sa deceased father ng partner ko to transfer sa name ng mother nya. Nagtiwala sila kasi organized or with help from their barangay officials yung event
ang situation po ay hnd po nakapagbayad ng land tax ever since magrant ang CLOA (1996). This year pa lang po nagsimula na po magbayad ng land tax sa Assessor ang mother ng partner ko per advise nung DAR official sa barangay event. medyo po nalate due to financial concerns.
Nagfollow up po ang mother nya sa Municipal DAR kung ano na ang update sa CLOA Transfer but as per municipal DAR hnd daw po sila ang nag initiate or launch nung event sa barangay.
In conclusion, missing po ngayon ang Original Copy ng CLOA
As per Municipal DAR, me chance daw po macancel ang CLOA dahil hnd na daw po agricultural ang mga CLOAs sa barangay nila noong 2017. Mostly po kasi ng CLOA land ay pinagtayuan n ng mga bahay, pero yung land ng sa magulang ng partner ko e malayo sa barangay proper at walang structure na nakatayo nung 2017 at ginagamit parin as agricultural land. Per Municipal DAR baka daw po Land Bank (LBP) yung mga punta noong 2017.
1st question: pwede po ba magrequest ng Certified True Copy ng CLOA si mother na wife ng deceased holder sa Register of Deeds?
2nd question: Nagpatayo po ng bahay sa mismong palayan (front side) ang brother ng partner ko, reason po ba to para sa cancellation ng CLOA ngayong taon (2020) pero lapse na po ang 10 years since na grant ang CLOA. magkakaroon po ba ng problem sa DAR clearance? May chance pa po ba malipat to from CLOA to TCT?
Thanks po,
Dear Raymund,
Salamat sa pag visit mo sa aming website. Ang CLOA title po sa issuance po ito ng DAR under the CARP law (RA-6657). Ang beneficiaries po nito ay ang landless farmers or mga tenant ng isang agricultural lands. Ang pag gawa ng title (any title) ay dalawa lang po, isang “original copy” na hinahawakan po ng Registry of Deeds (ROD) at ang isang naman na “original duplicate owner’s copy” ay ibinibigay sa may-ari ng lupa. Ang owner’s copy ng title ay dapat hindi po ito ibinibigay sa kahit sino, even to the court kung walang court order. Puede sigurong mag bigay ng xerox copy lang but never sa original.
Sa 1st question mo, yes puede po kayong mag request ng certified true copy ng title sa ROD. But ang pinaka importante nyo dito kung nasaan na yung original owner’s copy ng title. Try to ask sa LBP o di kaya MARO, o sa sino man ang nag organized dyan sa brgy. So, just in case na hindi na po ito makita, you can file sa proper court for issuance of new original owner’s copy of title, medyo magastos lang at matagal ang proceso.
Para sa last question mo, ang pag papatayo ng isang bahay sa agricultural land ng may CLOA title its not valid reason sa cancellation ng title. Under sa CLOA title may mga prohibition o restriction lang na dapat sundin, ito po nakalagay mismo sa face ng titulo and it say na “that it shall not be sold, transferred or conveyed except through hereditary succession, or to the Government, or to the Land Bank of the Phil, or to the other qualified beneficiaries for a period of 10 years”. So, if you want na ma transfer po ito sa mga anak, you can transfer it into sa TCT. Gagawa lang po kayo ng mga legal documents conveying the property to the siblings, then payment po sa amelyar, BIR taxes, and then registration ng mga documents and titling (TCT) sa ROD. With regards sa DAR clearance I think hindi naman siguro magkakaproblema as long as complete ang mga documentation ninyo.
BurauenAssessor
Good pm po.
Magtatanong po sana at nakabili po kasi ng agricultural land na kulang po kami sa knowledge .
nakabili po kami ng lupa sa Rosario Batangas sa isang CARP Beneficiary. ang lupa po ay a portion of a parcel of land na na award po sa kanya. Ang mga hawak po nyang documents ay and CARP Beneficiary Certificate na nakapanganlan po sa awardee nuong 1991 , Tax declaration at mga official receipt po ng pagbabayad nila ng amilyar which is updated naman po pero naka pangalan pa po sa original owner ng land. ang sabi po sa paliwanag po ng Bgy Captain ng nasabing lugar, and ang sabi po ay ready for release na raw po ang cloa title pero di lang po nila masabi kung kelan ito ma i i release na pwede po abutin ng 1, 2 o mahigit pa na taon. nagtanong din po kami sa assessors office ng munisipsyo at yun din po ang sabi na pede na raw po ito ibenta. naka 50% downpayment na po kami . ang tanong ko po , may nalabag po ba sa polciy ang nagbenta? kapag na release na po ba ang title, ay duon pa lang po magsisimula ng 10 years bago ma i transfer sa amin ang title. ano po ba ang dapat naming gawin kasi po ay nakapag bayad na nga po kami ng kalahati po sa napagkasunduang halaga?
MarAMING SALAMAT PO.
Ami Delos Santos
Dear Ami,
Thank you sa pag visit mo sa aming website. Ang proof na nagpapatunay ng ownership ng isang lupa ay ang title mismo. Ang tax receipts and declaration of ownership for taxation purposes are not incontrovertible evidence of ownership, ito po nagiging strong evidence of ownership acquired by prescription na sabay ang proof of actual possession sa property. So, with your case, may gray area na may risk ang pagbili mo ng lupa. We cannot sure dahil wala pa ang CLOA Title. So, better verify it sa MARO-DAR office kung ano ang status nito, at saka check din sa ROD kung meron ng submission ng mga documents galing MARO-DAR with regards sa issuance ng mga CLOA Tiltes. With regards sa paglabag sa policy ng pagbenta, its possible na may violation sa restriction ng pagbenta, dahil kung lalabas palang ang CLOA titles its means na current date ang registration nito sa ROD. So, within the prohibition period pa po na 10 years na hindi po ito puedeng ebenta sa ibang tao. Magiging null and void ang ginawa nyong DOS. At saka magkaka-problema po kayo later on kung mag process na po kayo sa pag transfer ng property sa inyo pangalan, especially sa pagkuha nyo ng DAR Clearance Certificate.
BurauenAssessor
Good morning po, itatanong ko lang po sana, I am planing to buy a lot kaso po CLOA Title un nga lang po hindi po ako anak or beneficiary ng lupa na iyun, am I allowed to buy the said land ? Ano ano po ung mga dapat naming malaman in buying the CLOA Land? Mga documents na mahingi mula sa may-ari ng lupa. Maraming Salamat po.
Dear Jayson,
Salamat sa pagbisita mo sa aming website. Puede po kayong bumili ng lupa na may CLOA title, as long as labas na po ito sa restriction period of 10 years. Ang dapat mong gawin before po kayong bumili ay humingi ka ng Certified True Copy ng Title (makukuha ito sa ROD), Sketch plan ng Lote, Tax declaration kasama na ang payment sa amelyar o real property tax, at mag ocular inspection po kayo sa actual location ng property (verify condition o itsura ng lupa). At mag tanong po kayo kung sino ang mga ka-boundary ng lupang yan, at ask din po kung may dispute po ito o wala.
BurauenAssessor
Ang sabi po kasi nila samin hindi pa daw po nila nakukuha ung title gawa ng hinuhulugan pa daw po nila ito sa LandBank. Pano po kaya un ?
Dear Jayson,
Usually ang “original owner’s duplicate copy” ng title ito po ay ibinibiagy sa lot owner. Kahit pa may hinuhulugan ito sa Land Bank, ibinibigay ito sa kanila. Pero doon mismo sa title may annotation nitong encumbrances na nag sasabi na meron siyang obligation regarding sa payment ng lupa. So, to make it sure na meron na itong title, kumuha ka mismo ng “certified true copy ng titulo sa ROD, para malaman kung meron na ba itong na issue na title.
BurauenAssessor
good eve po tanong ko lang po.nakabili po ako ng lupa pero sulat kamay na kasulatan lang po ang hawak ko.at lista ng pinagbayaran..sapat po ba ito lang pinanghahawakan ko para di mawala sa akin lupa ko…balak ko po pagawaan ng deed of sale sa abogado.salamat po
Hi Good Morning po, ask lang po ako regarding agricultural land. Balak ko po mag farming meron na po ako 5hectares of agricultural land retention, pwede pa ba ako bumili ng additional agricultural land na naka CLOA Title? nabasa ko po kasi na hanggang 5 hectares of agricultural land lang talaga ang limit for individuals pero hindi ako sure kung tama ba yun. Salamat!
Dear Vicente,
Thank you sa pag visit mo sa aming website. Yes, tama po kayo, up to 5 hectares lang ang allowed. Ito po ay nakasaad sa CARP Law -RA-6657. Pero kung gusto mong bumili po ng another lupa, ipa ngalan mo lang ito sa anak mo o kapatid mo o sa ibang tao na trusted mo, in that way hindi po ito napa-pangalan sa iyo. Karamihan kasi ngayon yung mga taong meron maraming landed na lupa, ito po ay napa-pangalan sa ibang tao to avoid sa CARP law.
BurauenAssessor
hello po. meron po akong nakitang binebenta. nakalagay rights lang sya pero sabi ni seller pde syang ipa CLOA title. paano po ako makakasure kung totoo. thanks po
Dear Erica,
Thank you sa pag visit mo sa aming website. We must be careful kung bibili po tayo ng isang lupa whether may title man ito o wala. To verify that, kailangan humingi ka ng copy ng mga documents like tax declaration, sketch plan ng lupa, mga receipts sa mga OR ng payment ng RPT taxes, at ang documents sa ownership ng lupa sa nagbebenta (e.g. DOS, DOD, etc.). To validate sa mga documents, for tax declaration (TD) pupunta ka sa Assessor Office para ma authenticate an TD. Sa sketch plan naman, verify sa Assessor Office din kung ano ang porma sa lupa based on Tax Map. E compare ang dalawa; tax map at sketch plan. Pumunta ka rin sa actual location ng property, para ma validate ang actual condition nito. Ask sa adjoining owners kung may problema ba itong lupa o wala, at pumunta ka rin sa barangay office, ask kung meron ba itong dispute na lupa. And lastly try to visit sa DAR office, verify kung may CLOA title issuance na po ito o wala, o di kaya may pending claim na ba ito sa ibang tao. Good luck to you and keep safe.
BurauenAssessor
salamat po sa tugon. meron po silang pinapakita na parang blueprint. sabi po nila naka subdivide ung lupa at merong mother title. meron nman pong parang survey plan na may mga nakasubdivide kaso sabi nila wala pa daw po ung copy ng title nung nakasubdivide dahil kulang pa yung bayad. possible po kaya iyon?
Dear Erica,
May mga case na nauna ang pag subdivide kaysa title. Ok lang ito, ang importante ay meron title. Kung bibili ka ng lupa, its better na meron ng subdivision plan at saka title.
BurauenAssessor
Good afternoon po. Tanong ko lang po. May ina’award po sa kapatid q ang na lupa way back 1992. Pero hindi po nya naasikaso sa Land Bank ang pagbabayad. Ngayon po, gusto na nya bayaran ng lumpsum. Pano po kaya ang pwedeng gawin at paano po ang proseso para makapag bayad. Maraming Salamat po
Dear Eye Gem,
Thanks sa pag visit mo sa aming website. With regards po sa property na na-award sa inyo, you have to go to lang sa Land Bank. Dalhin nyo ang original na title sa kanila, then ask kung mag kano ang bayarin nyo lahat. By the way dyan sa title meron dyan annotation na naka-encumbrance sa Land Bank. Also, verify kung may tax declaration yan property na recorded na sa Assessor Officer. Kung wala pa, punta ka din sa Assessor Office para yan ma-issuance na ng tax declaration and pay your annual real property tax o amelyar.
BurauenAssessor
hello Sir
first of all , let me commend you on this blog and your patient and clear answers and advices to those who ask questions.
just a simple question after going through all the informative exchanges in this blog
If the TCT of a CLOA has been issued … the TCT Number is in the form ” No. CLOA-XXX ” ???
thank you/
Dear DJ Bayonic,
Thanks sa pag bisita mo sa aming website. Based on our file submitted by various property owners, DAR issued CLOA Titles; on the title itself, TCT number it appears just below the “Transfer Certificate of Title” with “No. TC-XXXXX”. While the CLOA Number just below the “Department of Agrarian Reform” with “CERTIFICATE OF LAND OWNERSHIP AWARD NO. xxxxxxxx”. Both has a different numbers. Actually there are two numbers one is for TCT No. and the other one is for CLOA No. This is also similar to OCT title with CLOA No.
BurauenAssessor
Good day!
Pwede po ba akong magpaseparate ng title under my name sa nabili ko pong 2hectares agricultural land under cloa title (Original Certificate of Title of 12has under CLOA with subdivision survey for the co-owners). Nabili ko po ang lupa sa dalawang co-owners with Deed of Absolute Sale. 10years had lapsed already before buying the agri land.
Pwede ko po ba itong mapatitle na ung nabili ko lang na 2has?.,may nagsabi kasi samin na hindi ito pwede dahil dapat daw ay lahat un ay matituluhan sabay sabay. Concern ko din po ay ang amilyar.,pwede ko ba itong bayaran na ung 2has lang na nabili ko?..or ang amilyar ay para sa buong titulo?sana ay masagot niyo ito at maliwanagan po ako. Thanks
Dear Domingo,
Thanks po sa pag visit mo sa aming website. Its better po na ma separate ang nabili mong lupa. Puede naman mag pa separate o magpa-title sa nabili mong lupa. Wala naman prohibition sa pag separate as long as nabayaran mo lahat ang mga taxes. Kung hindi ka mag papa-separate ng title, hindi ka rin maiisuance ng separate na tax declaration which means ikaw ang magbabayad the whole 12 hectares na bayarin sa amelyar. So, proceed po sa pag pa title ng 2 hectares na nabili mong lupa.
BurauenAssessor
May nabili po akong lupa sa tita ko, isang 230 square meters part lang po ng 900 square meters and nabili ko. Yung title po ay CLOA issued 2002 under her husband, at may encumbrunces pa sa likod ng titulo. Nagexecute po kami ng deed of sale, at ang tita ko ang nakapirma dahi namayapa na ang tito ko.Tanong ko po paano maseseperate ang nabili ko at makakakuha ng titulo?
Dear Abner,
Thanks sa pag visit mo sa aming website. In order po na ma separate ang titulo, you to process it first sa payment ng real property o amelyar sa local treasury office ninyo, pay also the transfer tax/fee sa treasuty also. Get a certified true copy ng tax declaration at certificate of no improvement sa local assessor office ninyo. Then you have to proceed to BIR to the pay the Capital Gain Tax at Documentary Stamp Tax. Once ok na sa BIR, that office will issue a Certificate Authorizing Registration (CAR) na kailangan ng ROD. But, for the mean time dapat mag pagawa ka na ng Approved Subdivision Plan. Ito ay ginagawa ng isang surveyor o geodetic engineer. Ito ay kailangan dahil ang nabili mong lupa ay portion lang sa 900 sq.m. Kung completo na lahat you have to go to ROD for registration ng DOS mo at ang pag pa titling. Dalhin mo ang original owner’s duplicate ng titulo sa ROD, without nitong original copy hindi ka po makakapag-separate ng title in your name. One important thing, kung meron ka nang title sa pangalan mo, you have to go to again sa local assessor office ninyo para naman ma transfer ang tax declaration in your name and don’t forget to pay your real property tax annually.
BurauenAssessor
gud day po..
pa advice naman po..nakabili ako ng portion ng lupa 800 sqm..kaso ang title under CLOA dated 1999..5hectare..po kabuuhan ng lupa..portion lang sa akin.
di daw po nag bayad sa landbank since then. tel now..pero nag issue cya ng DEED OF SALE ng lupa.tpus nung naghngi ako ng TAX dec. ng lupa iba naman name nkalagay na name.pwede po ba yun.
gusto ko sana ma cleared and kung papanu po malipat sa name ko..kc lapsed naman ung 10 yrs..
anu po kaya gagawin ko..pasunod sunod..
maraming salamat po sa info na mabibigay ninyo in advance..
tnx,
Dear Ruel,
Thanks for your visit to our website. First thing muna, dapat bayaran ang payment sa Land Bank para ma cancel ang encumbrances sa title. Dapat ang magbabayad nito ay ang owner sa title. With regards sa pag transfer ng title, your have to pay first ng real property tax o amelyar sa local treasury ninyo, then you shall go to the BIR for the payment of Capital Gain Tax at Documentary Stamp Tax. At kung nagbigyan ka na ng CAR (Certificate Authorizing Registration) ng BIR, you’ll proceed now to ROD for registration ng DOS mo at the same pag transfer title in your name. But prior to that, you have to contact a surveyor para sa survey plan ng nabiling mong lupa (portion only). Ang survey plan na ito ay ang tinatawag na Approved Survey Plan. Ang nag-aaproved nito ay ang DENR-LMS. And you have to process also a DAR Clearance dahil CLOA ito at agricultural land. Kung ma kumpleto lahat ito makaka-transfer na po kayo sa title in your name.
One more thing, kung ang CLOA title ay OCT (Original Certificate of Title) puede po itong issuance ng new tax declaration subject however to 10 years backward assessment in accordance to Sec. 222 of RA-7160. Visit your local assessor office para mabigyan ka ng assistance para issuance ng tax declaration.
BurauenAssessor
hello po! tanong ko lng panu po kung patay na ang may ari ng CLOA title then may deed of donation lng po sa anak tapos po binenta ng anak .need pa po ba clearance sa DAR? may babayaran ba na estate tax? thank you
Dear Anamarin,
Thanks for visiting our website. Since Donation ang form ng Conveyance sa transfer of ownership at ito ay ebebenta sa ibang tao, hindi na po ito magbabayad ng Estate Tax. Pero ang babayaran na lang ay ang Donor’s Tax. Kung bibilhin mo ito, of course you have to pay the Capital Gain Tax and Documentary Stamp Tax. With regards sa DAR clearance, all agricultural lands for transfer of ownership ay subject po ng DAR clearance prior to registration at ROD.
BurauenAssessor
good afternoon po, Nakabili po kmi ng lupa last sept.2020 na meron tax declaration naka pangalan sa nagbenta(seller) at nang mafully paid na po namin ay nailipat na rin sa name namin ang tax declaration. Ngayon sinisimulan nmin magpagawa sa nabiling lupa at aayusin na rin ang pagpapatitulo nalaman po namin na yun palang nabili namin at may approved plan na sa DENR naka pangalan sa ibang tao( nakapangalan po sa corporation, land developer ) na alam pala naman ng nagbenta sa amin ng lupa.
Ang sabe ng nagbenta wag daw kaming mabahala at sila naman ang tunay na may ari, at sila rin ang nagbabayad ng buwis, sa katunayan daw sila rin ang binayaran ng DPWH noon kailangan bumahagi sa lupa nila para sa gagawin highway.. Ano po ba ang dapat namin gawin?
Kami po ba ay may karapatan magpatitulo nun nabili nmin lupa?
Dear Josette,
Good day. Thanks for visiting our website. Lumalabas dito na hindi po in good faith ang seller sa inyo. Hindi sya nag sabi ng totoo. So, ang gawin mo ay ask the seller kung ng benta ba sya sa sinasabing corporation. If nag benta sya, lumalabas dito na double sale ang pang benta nya. Malaking problema ito dahil magkakaroon kayo ng dispute na hahantong ito sa korte. Ask him (seller) seriously kung nagbenta sa sya sa iba sa lupang nabili mo. Ask him also na bakit may approved plan na, kasi sa approval ng survey plan o subdivision plan ito po kailangan ng Deed of Coveyance na galing sa owner. Verify also at Registry of Deeds (ROD) kung meron na itong title, at kung may title man request sa ROD ng certified true copy ng title. In case na may title na po sa corporation mahihirapan po kayong makapag pa title. At check mo rin sa Assessor Office kung meron na po itong tax declaration in the name sa corporation.
BurauenAssessor
Good afternoon po. tanong lang po ako sir/ma’am regardng lang po ito sa both property ng mother and father namin.mas may karapatan po ba or mas masusunod po ba ang taong beneficiary kaysa sa amin na mga ibang kapatid na hindi po beneficiary sa CLOA?
Dear Angelica,
Salamat sa pag visit mo sa aming website. What I know sa DAR process sa pag bigay ng property sa mga farmer beneficairy, ang DAR ay nag pro-produce muna ng total land holding ng isang property owner. With that property holding makikita nila ang totality ng lupa ng isang may-ari nito. Under sa DAR law, ang ma re-retain o maiiwan sa may ari ay hanggang 5.0 hectares lang and then sa mga sibling ay tag-3.0 hectares naman. Ang priority nito ay ang mga anak/sibling, then kung may sobra ito na ang ibibigay sa farmer beneficiary. Actually hindi ito free na ibinibigay sa farmer beneficiary, ito ay babayaran nila sa Land Bank, at the same time ang Land Bank naman ay binayaran nila kung magkano ang value sa may ari ng lupa. So, in your case e verify nyo sa local DAR ninyo.
BurauenAssessor
Good day po additional tanong lang po ma’am/sir, regarding pa din po ito sa CLOA, sa property po ng mother namin 8hectares po tapos na VOS po ang 3.0249hec sa elder brother namin at ang beneficiary ni elder brother po ay ang ampon daw nilang anak na babae which is hindi ko po sure kung may legal documents po na inampon po ba talaga.,then 2.1833hec po sa mrs.ni elder brother then beneficiary nya din po ang pangalawang anak nilang lalaki. Sa case na ito ma’am/sir nagclaim po ang isang brother namin kasi sa kanya daw po yung another portion ng lupa which is wala naman po akong alam o nakitang papel na pinamana na talaga yun ni mama sa elder brother at sa isang nag claim na brother namin kasi ang alam ko lang ay common pa po ang both property. Itong sa property ng mama po namin tanong ko po dito tama po bang nakapangalan na sa elder brother namin at sa mrs.nya ang property ni mama dahil patay na po ang mama namin? ito po kasi ang nakita ko na folder sa MARO po.pero pag may tax billing from assessor name pa po ni mama ang lumalabas. Tama din po ba itong ginawa nila ? At tama din po ba itong ginawa ni elder brother at pati mrs. nya may pangalan sa property ng mama namin kaysa sa amin na mga anak mismo ng mga magulang namin at wala pa kaming mga kanya kanyang party sa lupa inshort po pamana which is po wala po akong alam sa ginawa nilang pag VOS sa both property po ng parents namin kasi po bata pa po ako sa time ng pag VOS nila I think elementary pa po ako kasi inaward po itong kay mama 2003. Ang ibang kapatid ko po ay alam nila pero nagtatanong din sila nong na VOS daw po ang lupa kung saan ang pera na nakukuha nila kasi hindi naman po hinati hati sa aming magkakapatid eh. Need ko lang po ng payo para po maliwanagan ang isip ko ma’am/sir at para alam ko din kung anong mga steps ang dapat kung gagawin kasi kung tutuusin ko po hindi ko po alam ang mga ginagawa nila pagkatapos ngayon lumalapit sila sa akin ibang mga kapayid ko kasi nakapagtapos naman po ako sa aking pag-aaral sa awa ng Dios kahit nagworking student lang po ako.Tiniis ko ang hirap at nagtiyaga talaga ako sa pag-aaral kasi nong nag apply po ako sa municipyo namin for scholarship nadisqualified po ako kasi daw po malaki daw ang lupa both parents ko.. kaya binigay nalang ang slots sa mas nangangailangan daw kaysa sa akin.kaya po mula noon ay nawalan na ako ng gana na mag apply pa sa kahit anong scholarship.. kay inisip ko nalang na mag working student para mas sure pa na makatapos ako kahit mahirap.then ang naremember ko po one time po nag try akong humiram ng mga papers sa lupa ni mama hindi po ako pinahiram ng eleder brother namin kasi ayaw nila ipahiram na mag-asawa.ano po ba ibig sabihin nito wala po ba akong karapatan kasi sa sampo kaming magkakapatid 6 boys and 4 girls sa unang asawa po ng papa namin at may isang brother din po kami sa 2nd wife ni papa sa ngayon.Sa property naman po ni papa 8hectares din po, ang beneficiary nya po ay ang isang brother din namin ang 48,534 square meters more or less at ang kakilala lang din nila malapit naman din po sa family namin parang relatives lang din po ay 24,267 square meters more or less din po. Sa ngayon po ay ang mga naririnig kong salita ay sila daw ang masusunod sa lupa kasi sila ang may karapatan kasi po sila ang beneficiary. Tanong ko lang din po tama po ba itong mga ginagawa nila.?kaming ibang magkakapatid na hindi beneficiary ibig sabihin po ba nito wala na po ba kaming karapatan na magdecide sa lupa both property ng parents namin? wala na po ba kaming habol sa both property ng mga magulang namin.ihalimbawa ko nalang po sa part ko kasi ako naman po ang bunsong babae,wala po ba akong right na magclaim sa both property?kung mayron po ano ang mga steps na gagawin ko po?pwede po bang macancell ang mga beneficiaris?kasi po sa panahon ngayon dito sa amin talagang naexperience na po namin mismo sa pamilya namin kasi po ang beneficiary ay nagpapabayad na at nagdedemand mismo kung ano at magkano po ang gustong idemand na amount tama po ba ito? kasi po pina lote ng isang brother ko ang pamana nya daw na hindi pa naman sure.kaya ang beneficiary ay nagdedemand at binigyan na nila ng pera kaysa sa aming ibang magkakapatid..Gusto ko po talaga ng solusyon kasi may part po sa property ng mama namin na donated na po sa public school elementary po para maiwasan ang conflict kasi sa ngayon nag ooperate naman po ang school mula 2018 pero until now conflict pa kasi nga sa eleder brother na namin nakapangalan at sa mrs. nya.
Maraming salamat po.Tulungan nyo po ako ng mabawasan naman ang bigat sa ulo at damdamin ko kasi pag wala po itong solusyon talagang masisira po ang pamilya namin kasi hindi na kami nagkakaintindihan ng dahil sa mga beneficiaris at sa mga nakapangalan na sa CLOA na ito.Ako lang din po kasi ang nakapagtapos sa aming magkakapatid kaya po sa akin din lumalapit ang ibang kapatid ko kung ano ang dapat gawin.nakapagtapos naman po ako pero hindi ko naman po pinalaki ang ulo ko kasi ayaw ko din magmayabang hindi ko po kasi prinsipyo ang ganon, ang sa akin po ay pantay-pantay kaming lahat at walang apakan ng karapatan sa bawat isa.
Dear Angelita,
Thank you again for visiting our website. VOS or Voluntary Offer to Sell ay isa pong process na ang owner ng lupa ay buluntaryung ebenibenta ng mayari ang lupa sa gobierno (DAR) at ibinibigay ito sa farmer beneciary. Basically, hindi ito free na ibinibigay sa farmer, ito po binabayaran din ng farmer thru Land Bank. So, in your case ginawa ito ng iyong parent at naibigay naman ito sa iyong mga ibang kapatid. The question is, papaano ang ibang kapatid mo na hindi na bigyan? That’s the big question. Under the law natin, kada isa sa mga anak ay may karapatan sa share sa mga property ng mga magulang. My advice is una dapat pagusapan ninyong magkakapatid regarding sa pagpartition ng ari-arian ninyo. Pag usapan ng mabuti ang partihan nito. At kung sakaling hindi ito mag work-out, its better na mag consult po kayo ng isang lawyer para malaman mo ang legality nito sa mga lupa ninyo at mag prepare ng court litigation kung necessary. Medyo magastos lang ito process para makuha mo ang iyong share (rigths). One more thing, try to visit sa local MARO ninyo na mag file kayo ng retention sa lupa ng mga magulang mo. Just inform them (MARO) na sampo (10) kayong mag kakapatid na dapat benefeciary din ng DAR program.
BurauenAssessor
Hello po, mas may karapatan po ba ang mga bayaw kaysa mga magkakapatid regarding pa din po ito sa property ng aming mga magulang.. hindi pa rin po ba pwede iseparate ang lote kahit nabili na po ito? kasi po ang property po ng papa namin naging tayuan na po ng mga bahay dito po sa community namin.
Ano po ang mga steps na pwedeng gagawin? Maraming salamat po.
Angelita
Dear Angelita,
Ang mga bayaw ay walang pong karapatan sa mga lupa ng magulang mo. Hindi po sila mga heirs ng parents ninyo. With regards sa separation ng lote, puede po itong mag separate. Ang gagawin lang ninyo ay gagawa ng legal ng documento na Extra-Judicial Partition, then mag papa-subdivide kayo individually sa lupa thru geodetic engineer or surveyor. At kung gusto ninyo ma transfer sa inyong pangalan, you to process to sa BIR for payment of Capital Gain Tax (kung sale), Estate tax (kung extra-judicial) at documentary stamp tax. Then, pupunta na po sa Registry of Deeds for registration ng mga documents. Afterward, pupunta na rin sa Assessor’s Office for transfer naman ng tax declaration.
BurauenAssessor
Good evening po, kung ang property po ng mga magulang namin ay both na VOS po at hindi kami beneficiary wala po ba kaming karapatan sa property kasi po ang pagkakaalam ko ay dapat tamang hatian po ang sa mga anak/siblngs.kasi po ang nangyari sa amin ay hindi pa nga nahati hati sa aming lahat na magkakapatid panay na ang pagbebenta ng 2 brother ko sa pamana kunuhay nila eh ang alam ko po ay common pa namin ang both property ng mga magulang namin.kasi po 8 hectares po kay mama namin then ang na VOS ng elder brother namin ay 3.0249 hectares then kay mrs nya po 2.1833 hectares.Sa papa po namin 8 hectares din po ang na VOS naman ay 4.8534 hectares sa isang brother din po namin at ang 2.4267 hectares po ay sa kakilala din may pagkarelatives din sa amin. Tanong ko po kasi ako ang bunso sa 10 kaming magkakapatid at wala po akong alam tungkol po sa pag VOS nila kasi elementary pa po ako that time at ngayon kasi nakapagtapos na po ako sa aking pag-aaral lumalapit po ibang kapatid ko sa akin regarding po sa lupa namin..ano po ang mga dapat kung gagawin kasi po nong aaral pa ako ni isang lote wala po silang binenta para sa pag-aaral ko tapos po until now wala pa po akong share sa both property ng mga magulang namin at may kapatid din po ako na wala pa din pong share.gusto ko lang po ng maging pantay pantay dapat para po fair naman sa aming lahat at ayaw ko din yung mga nangyayari sa family namin kasi po mga misis na ang nasusunod kaysa sa amin po.
Need ko po ng advise ma’am/sir.Thank you po.
Angelita
Good afternoon po, ask lang po ulit papano po kung na VOS na tapos hindi pa po nabigyan ng shares ang ibang magkakapatid?
Dear Angelita,
Mag visit po kayo sa local MARO office, then inquire with regards sa filing ng retention ng lupa sa mga magulang nyo.
BurauenAssessor
Good morning po ask lang po ako ,papano po kung ang lupa ay na VOS na at hindi pa nabigyan ng shares ang lahat ng mga anak/siblings po?
hello po. bibili po kasi ako ng portion ng lupa under CLOA Title. nasurvey na po at may approved plan na po. dinala ko po sa ROD para mapaghiwalay yung dalawang lote at makapagrelease ng kanya kanyang title, pero hinihingan po ako ng Php 70,000 para daw po matransfer sa TCT. ganun po ba talaga kalaki ang babayaran, bukod pa po sa registration fee?. secondly, tama po ba yung ginawa ko, inuna ko muna sa ROD para paghiwalayin ang title. After kasi masegregate ang title, dun pa lang po kami gagawa ng DOS at magbabayad sa BIR? Salamat po
Dear Jacqueline,
Thanks sa pag visit mo sa aming website. Ang tamang pag process po ng pag transfer ng title ay nag e-start po sa pagbayad ng real property tax o amelyar sa local treasury office ninyo. Then, pupunta po kayo sa Assessor’s Office upang kumuha ng CTC ng tax declaration at certificate of no improvement (if any). After this, you’ll go to now to BIR to pay the Capital Gain Tax (CGT) – 6% of the amount consideration sa DOS, o Market Value sa Tax Declacation, o sa Zonal Value ng BIR which ever is the highest; pay also the Documentary Stamp Tax (DST) – 1.5% of the previously mentioned condition. Kung bayad ka nalahat, bibigyan po kayo ng BIR ng CAR (Certifacte Authorizing Registration), then this time you’ll now to proceed na sa ROD for registration ng sale document mo and transfer of titling to your name.
Ang ginawa mong pag directa sa ROD ay hindi ito po tama, since hindi pa complete ang mga document mo may mga fixer dyan na sila na ang gagawa para ma transfer ang title mo. Natural they will demand ng higher bayad. Be careful sa pag kuha ng fixer, may mga cases na ang ginagawa nila ay ang resulta ay “faking” mga title.
BurauenAssessor
Hello po. Nagtanong na po ako sa BIR regarding sa CLOA title na hawak ko. Nirerecommend po nila sakin na dapat maconvert ko muna yung CLOA title to TCT at dapat masubdivide muna ang titulo, para dun sa gagawing DAS ay nakalagay na ang bagong titulo ng lupa.Hindi raw po sila nagpprocess ng CLOA title. Pinababalik nila ako ulet sa ROD para dun magsubmit ng requirements. Kung babalik naman po ako sa ROD, mapipilitan ako magbayad ng malaki. Nalilito na po ako kung saan ako magsubmit ng documents. Ang lagi po sakin sinasabi dapat maconvert muna yung CLOA title to TCT at dapat nakasubdivide na siya para bagong title number ang ilalagay sa DAS.
Dear Jacqueline,
Ang CLOA o Certificate of Land Ownership Award ay title po ito na awarded sa mga farmer beneficiary. Ito po ay issued ng DAR, pero ito po ay dapat registered sa ROD. Ang CLOA is either OCT (Original Certificate of Title) o TCT (Transfer Certificate of Title). Kung OCT pa ito at gusto e transfer to TCT, you’ll need an Approved Subdivision Plan (ito ay approved ng DENR-LMS), but prior sa pagpagawa ng subdivision plan you’ll need legal document na Deed of Partition. Kung meron na po nitong document then puede na po kayong mag hire ng surveyor (geodetic engineer). Tama po kayo ang BIR ay hindi nag pa-process ng CLOA title, ang title po na under CLOA ay exempt sa payment ng BIR taxes under sa agrarian reform law (RA-6657). So, since ang title ay issue ng DAR, better visit your local DAR office. Ask or verify with regards sa subdivision ng property at the same time sa pag transfer ng title into TCT.
BurauenAssessor
Tanong ko lang po. Anu ano po ba mga requirements sa pagpapconvert ng CLOA Tilte to TCT? at san pong government agency ipapasa. Salamat po.
Good day po! Tatanong ko lang po sana saan nakakakuha ng DARAB order at clearance of finality. Hinihingan po kasi ako ng assessor’soffice dito sa town namin para mapatransfer ko po yung tax declaration. Dati po kasing CLOA yung hawak kong title. TCT na po ngayon. Bale tax declaration na lang po yung ipapatransfer po. salamat po.
Dear Jacqueline,
Thanks sa pag visit mo sa aming website. Ang DARAB o Department of Agrarian Reform Adjudication Board ay quasi-judicial office yan ng DAR. You can get sa hinihingi mong dokumento sa kanila. Usually, ang DARAB ay nasa office ng PARO (Provincial Agrarian Reform Office), or sometime sa regional office nila. Try to ask sa inyong MARO (Municipal Agrarian Reform Office) sa inyong towm kung saan ang DARAB ninyo dyan.
BurauenAssessor
Ako po, apo po ako ng isang tenant na ilang dekada ng nagsasaka sa lupaing hindi namin pagmamay-ari. Kaya siya po ay nag palista upang maging isang benepisyaryo. Napili po ang lolo ko ng Department of Agrarian Reform (DAR) upang maging isang land beneficiary. At sa tagal na ng panahon ng pagsasaka ng lolo ko sa lupaing iyon ay samot saring hirap ang kanyang tiniis. Sya po ay inabuso ng landlord at hindi naging tama ang pagpapa sahod nito. Ang kanyang kinikita ay mayroon lamang sampung libo sa loob ng isang taon kung kaya’t napakaliit na halaga para sa panggastos namin sa araw-araw. Matagal itong tiniis ng lolo ko at sa wakas ay natapos na ang tatlompung taong installment nito sa landbank at umaasa na mapagkakalooban na ito ng CLOA o Certificate of Land Owner under ng CARP. Ngunit ang makamit ang lupa ay unti-unti ng lumalabo. Hindi na namin alam kung ano ang dapat naming gawin. Mamamatay na kami sa gutom at ang lupang para sa amin hanggang sa ngayon ay hindi nakukuha. ano po ang maaari naming maging aksyon
Dear Desire,
Salamat sa pag bisita mo sa aming website. Pasensya na sa late reply sa inquiry mo. Medyo nag ka problema tayo regarding nitong covid pandemic. Any, ang tanong mo ay kung papaano ang gagawin sa lupang sinasaka ng Lolo mo na beneficiary po sa DAR-CARP. Ang dapat gawin mo ay mag follow-up o pumunta sa MARO-DAR office ninyo dyan. Sulatan mo sila to make it official ang inquiry ninyo at copy furnished sa PARO office. Kung meron kayong mga documents na hinahawakan regarding as beneficiary sa lupa, mag attached ka ng xerox copy sa sulat mo. Good luck na lang po. God bless.
BurauenAssessor
Hello po, super helpful po nitong blog nyo. Dami ko na pong natutunan sa pagbabasa lalo na po sa mga sagot nyo sa mga nagtatanong.
Meron po kaming bibilhing property na merong CLOA TCT, mahigit twenty years na po since na-award, at nakapangalan po sa seller ang titulo.
Ito po yung questions ko. Pasensya na po at mahaba at mostly po ay tungkol sa DAR clearance:
1. Nung nagpunta po kami sa ROD para sa list of requirements, sabi po sa amin kailangan daw po ng Transfer Clearance galing sa DAR (below 1 hectare po yung property, in fact below 1,000 sqm lang po). Kapag daw po more than 1 hectare ang size ng property, DAR Clearance daw po ang kailangan. Pero nung nagpunta po kami sa DAR office, sabi po sa amin ay DAR Clearance daw po ang kailangan namin i-secure kahit less than 1,000 sqm ang size kasi agricultural po yung nakasulat sa Title.
QUESTION:
Pareho lang po ba ang DAR Clearance at Transfer Clearance? Kasi magse-secure po kami ng DAR Clearance tapos baka pag-submit namin sa ROD, baka sabihin nila mali at dapat Transfer Clearance ang kinuha namin.
Related Question:
Ano po kaya ang basis ng ROD para huwag nilang i-require ang DAR Clearance kapag below 1 hectare ang agricultural property na tina-transfer sa buyer? Wala po kasi akong mahanap na memo or IRR na nag-eexempt sa pag-secure ng DAR Clearance based sa size ng agricultural property.
2. Sa list of requirements po na ibinigay po sa amin para makakuha ng DAR Clearance, kasama po ang Deed of Conveyance.
QUESTION:
Pwede po bang Contract of Sale ang i-submit as Deed of Conveyance? Ayaw pa po muna kasi naming magbayad agad sa seller nang buo dahil malaking halaga po yun at di po namin sure kung maa-approve ang DAR Clearance or may problema yung property na hindi pa namin alam. So once ma-release yung DAR Clearance, magfu-full payment na po kami sa seller at mag-eexecute ng Deed of Absolute Sale para makapagpagawa ng po ng bagong TCT sa ROD.
3. QUESTION:
Kailangan pa po ba naming ipa-convert sa DAR yung property to residential? Sa ngayon po kasi, may maliliit na bahay na dun at hindi naman po sila nagsasaka sa property so basically, residential na po ang use ng property na yun ngayon pa lang. Residential din po ang magiging primary use namin kung sakaling mabili po namin yun. Napakaliit po ng property para mag-apply pa po kami ng conversion sa DAR.
May nakapagsabi po sa aming sa Assessor’s Office na lang daw po ipa-reclassify to residential para mabigyan daw po kami ng building permit bago kami magpatayo ng bahay. Totoo po ba ito? May mava-violate po ba kaming batas or memo ng DAR kung magpatayo po kami ng bahay doon?
Salamat po at any info na mabibigay nyo with regard to my questions would be greatly appreciated. Thank you po ulit at mabuhay po kayo!
Dear Hacienderaako,
Salamat sa pag visit mo sa aming website. Talagang mahaba ang inquiry mo at may follow-up question pa. Anyway, its okay coz we have a clear info about your property. Karamihan ng mga inquiries dito ay about sa DAR issued titles and the processing itself.
Sa Question No. 1- DAR Clearance at Transfer Clearance ay the same ang purpose nito. Iisa lang ang purpose nito especially if you process for transfer of property. Kailangan ang document na ito – DAR Clearance – coz under the NIPAS Law hindi puede ang agricultural land na ang actual use nya ay rice land ay gamitin sa ibang purpose. Ito kasi ang source ng pagkain natin mga Filipino. Kaya it needed ng DAR Clearance o Transfer Clearance. Usually ang DAR personnel ay mag co-conduct ng inspection prior to issuance of clearance.
Question No.2 – Ang Deed of Conveyance (e.g. Deed of Sale, Deed of Donation, etc.) ay ang pinaka-primary document to transfer of owenrship of the property. Ang Contract to Sale ay hindi pa yan form of conveyance o pag transfer ng ownership. It is a “Contract only”, once you have made the full payment to the seller, you have now to prepare ng Deed of Absolute Sale. The irony is kung wala kang DOS, hindi ka makakakuha ng DAR Clearance, mas lalo na sa pag process mo sa BIR, it needs ng DOS kasi not Contract to Sale in order ma issuance ka ng CAR (Certificate Authorizing Registration). So, the way I see it, may risk ka dito, to avoid that risk, e verify mo ng maige ang property na bibilhin mo. You have to inspect the actual land at ano ba ang actual condition nito. You have to ask the adjacent property owner kung meron ba itong problema o dispute. Check mo rin sa ROD kung meron ba ito annotation of encumbrances sa title. Putahan mo rin ang Assessor Office, verify din ang status nito, wala ba itong ibang claimant. Bayad na ba ang real property tax nito at kung sino ang nag babayad as per record sa Treasuryy Office.
Question No. 3- Kung ang classification ng property sa tax declaration ay Agricultural even though sa actual use nito ay residential na, you need land conversion muna ng DAR. Ang process kasi ng re-classification from agricultural to other uses like residential, commercial, o industrial ay ng mumula muna sa DAR. Ito ay tinatawag na Land Conversion, after that pupunta ka na sa Sangguinag Bayan (SB) para sa re-classification. Ang Assessor po under sa RA-7160 o Local Government Code of 1991 ay walang authority to re-classify ng land. Ang authority ay vested sa SB under Sec. 20 of RA-7160. Puede po mag re-classify ang Assessor basta na sasaayon sa CLUP (Comprehenssive Land Use Plan) o Zoning Ordinance ng isang bayan. An ini-issue ng SB sa re-classification ay isang “Ordinance”. Kung mag patayo ka ng bahay na walang building permit, ito po ay violation po, pero kung meron kang building permit wala naman.
Good luck and have a good day.
BurauenAssessor
Hi sir,
Bumili po kmi ng lupa na CLOA tittle CLEAN TITLE napo wala ng annotation or incumbrance yong TITLe. From 2005 more than 10years napo sya.
Tanong ko po kaingalan pa rin po ba kunan ng DAR CLEARANCE since agricultural land po ito?
Wala ng annotation yong title.
Dear Venz,
Thanks sa pag visit mo sa aming website. Yes.. kailangan ng DAR Clearance before po kayong maka pag-transfer ng Title. Infact all agricultural lands na gustong magpa-transfer ng title ay kailangan ng DAR Clearance. It is a requirement from the ROD. One of the requirement is the certification sa barangay BARC (Barangay Agrarian Reform Council) kung ito po ay tenanted o hindi. Kung pupunta ka sa MARO-DAR, they give you the list of the requirements.
BurauenAssessor
Hi Po Good afternoon.
Magtatanong lang po sana. Kasi po yung lolo ko ay may CLOA na lupa. Ngayon po since na cloa po yung lupa wala naman daw po nakapagsabi na may babayaran sila. Ngayon po nag tanong po yung tito ko sa paro at may kelangan daw po silang bayaran sa Landbank na almost 500k for 20 or 30 yrs po ata sabi tas nakalipas na daw po 10 years e. May ganon po ba talagang babayaran? Hindi rin po kasi alam ng lolo namin yun at nito lang din po namin ito nalaman nung mag tanong po sila sa PARO
Good day po Drachir Nhoj,
Ang CLOA po ay program ng DAR, ito ay ibinibigay sa mga farmers beneficiary especially for those na mga magsasaka ng walang lupa. Ito po ay hindi free na ibinibgay may katumbas po itong monetary value. Since ang Lolo mo ay isang benefeciary may babayaran po kayo. Ang pag bayad nito ay sa Land Bank. Better check nyo sa malapit na Land Bank sa inyo para malaman nyo kung mag kano na ngayon ang lahat na bayarin ninyo. Dalhin lang ninyo ang original na title para madaling ma verify.
Kung babasahin nyo sa likod ng titulo may annotation doon na nakalagay ang “encumbered to Land Bank”. It means na meron kayong bayarin. So, better check na lang sa Land Bank.
BurauenAssessor
Good day!
I am on the process of buying a 4-hectare land with CLOA title issued 25 years ago and no encumbrances written at the back of the Title. The owner told me that the lot was part of his father’s 20-hectare land with Homestead Patent which his father voluntarily transferred to him, then he was issued a CLOA title.
1. Do I need to go to Landbank to verify if there are still outstanding fees to be paid for this land?
2. Would be glad if you can give me direction on what to do to proceed the sale.
Thanks.
Dear Bayking,
Thank you for visiting our website. CLOA title is issued by DAR under RA-6657 – the CARP Law. The CLOA title has a prohibition that within 10 years from the issuance date it cannot be sold. Since it is already 25 years ago, the property can be sold/bought already.
Yes, you need to verify from the Land Bank if still there are outstanding fees, or try to ask the owner if he/she has already made the full payment at Land Bank. With regards to prior sale of the property, get first a certified copy of the title at ROD, secure also a copy of the approved subdivision plan from DENR-LMS, verify at the Assessor Office for the tax declaration of that property, verify at the Treasury Office for the annual payment of real property tax, visit the actual site of the property in order to see that actual condition, ask from adjoining property owners or from the barangay official if the property is tenanted, and verify also if it has land dispute. Basically, you have invistagate first before you buy that property to avoid the future problem.
BurauenAssessor