Leisure Farm & Resort - Broker Ver

16/08/2023

Discover and invest now in our Best-Selling Leisure Farm and Resort in Nasugbo Batangas. You can earn passive income by renting it out or sell it in the future at a higher price.

We are thankful today because this client was amazed by the world class amenities of our project in Nasugbo Batangas. She immediately decided to visit the site with us.

Thank you dear client for trusting us!

15/08/2023

When you are investing, you are buying a day that you don't have to work.

Invest now in our best-selling Leisure Farm & Resort in Nasugbu Batangas. You can earn a passive income by renting it out, AIR BNB, Staycation or sell it in the future at a higher price.

Contact us to know more about this project

30/07/2023

ATTENTION PROPERTY OWNERS

Please be advised that we, REAL ESTATE BROKERS, are mandated by PRBRES to secure an AUTHORITY TO SELL (ATS) BEFORE any selling activity may commence.

I have some sellers telling me that they will only give me an ATS when I already have a buyer. Sorry po, hindi ko po magagawan ng tamang programa ang pag lako ng inyong property if I don't get a signed ATS first.

Nakakalungkot at may naka usap akong property owner na Lawyer, at ako lang daw among the many brokers na kausap nya to sell her property ang nagpapa pirma ng ATS. Ambot.

Sa mga hindi po familiar what an ATS is - pag bibigay authority upang ilako namin ang property ninyo. Naka indicate po ang mga arrangements ang agreements sa ATS. Puede po itong EXCLUSIVE or NON EXCLUSIVE. EXCLUSIVE - all inquiries bagsak po lahat kay broker. Non Exclusive, mas careful po ang broker dito. We need to register our clients' names for proper crediting, otherwise puede pong "masulot".

Sana po mapaliwanagan ang mga property owners natin. Sa mga katanungan, pls feel free to contact me.

10/02/2023

Be part of our company PH TOP REALTY CORP

We are hiring sales leaders nationwide.

10/02/2023

Be part of our sales team. We are hiring leaders and sales agents nationwide.

30/01/2023

Real Estate 101 (Transfer of Title; From mother Title to individual Subdivided Lot)

The duration of the Transfer Process depends on the Nature and Origin of the Title.

In most cases, the ”Mother” title or the title that covers the entire property is usually under the name of the deceased parents or relatives of the Seller. This scenario takes the longest time to process. To wit:

1. Ex*****on of the EXTRAJUDICIAL SETTLEMENT OF ESTATE either for Partition or Sale. The ex*****on may take time becuase it requires the presence of all the heirs who have shares or interest of the property.

2. Next would be the Publication of the ExtraJudicial Settlement of Estate and the Processing and Payment of the Estate Tax.

3. Simultaneously, if the heirs agreed to a certain partition , they must Hire a competent Geodetic Engr., to survey and plot the Subdivision plan based on the agreed partition. Then, it will be submitted to DENR for approval. (This will usually take 3-12 months depending on the DENR.)

4. Upon completing the Publication Requirements, the heirs can now proceed with the BIR to settle the estate tax and wait for eCar to be released. (Usually 3-6 weeks)

5. Once the eCar is released, you may now proceed to the Registry of Deeds to update the Title. From the Old Title named after the deceased parents to the HEIRS.

6. Once the DENR will release the approval of the Partition/Subdivision plan, the heirs may now proceed to the Registry of Deeds (ROD) to apply for the Splitting of Title. This may take up to 6 weeks.

7. After the Titles are individualized and released, the heirs may now proceed to the Assesors for assessment, inspection and issuance of individual Tax Declaration.

8. Note: properties under estate taxes and subdivided among heirs will be annotated with encumbrances for its Liabilities under Sec. 4 Rule 74 for 2 years. This is a protection to all the heirs or creditors that are not aware or not uncluded in partition.

9. If you buy a portion of this property, you may now start the Transfer Process which may include the ff:

9A. Ex*****on of the final Deed of Sale with Title no. And description of the actual portion.

9B. Payment of Capital Gains Tax, Documentary Stamp Tax and other transfer Fees.

9C. After settling the BIR transfer Tax, you may now obtain your eCAR from from the BIR. (3-8 weeks)

9D. Once the eCAR is available, you may now proceed to the ROD for the transfer of title. (3-8 weeks)

9E. After the Release of the Title, you have to proceed to the Assessors office for inspection, assessment and issuance of new Tax Declaration.

The entire processing usually take 18-36 months depending on fast you can comply with all the requirements.

Credits: Jumar Estor

29/01/2023

HELPFUL TIPS for your PAG-IBIG LOAN🏠
- Kung mapapansin, habang nagbabayad tayo ng amortization, kada buwan ay lumiliit ang napupunta sa interest at lumalaki naman ang sa Principal. Ito ay dahil sa tinatawag na Diminishing Balance kung saan nakadepende ang iyong interest sa laki ng iyong Principal.
- Pwede ba magbayad sa Principal ng diretso?
PWEDENG PWEDE!! isa ito sa pinakamagandang features ng housing loan ni Pag-IBIG na sa ibang mga bangko ay merong kapalit na fee kapag ikaw ay magbabayad directly sa principal.
Una, kailangan ay advance ng isang buwan ang bayad mong amortization. Sasabihin mo sa frontline desk ni Pag-IBIG na magbabayad ka directly to Principal. Bibigyan ka ng order form na nakalagay APPLY TO PRINCIPAL at saka ka magbabayad sa cashier.
Kailangan ay sa Pag-IBIG mismo magbayad dahil naka specify dapat na Apply to Principal. Walang ganitong features sa bayad center, gcash or iba pang payment facility. Ang default na bayad ay palaging maaapply as amortization. Ang sobra din na bayad sa monthly amortization ay mapupunta para sa susunod na buwan at hindi sa principal.
Kailangan din ay bayad mo na ang iyong Unpaid Amortization from Bayanihan 1 and 2 bago mag-apply to Principal.
- Kung magbabayad directly to Principal, kailangan ay bayad muna ang monthly amortization. Hindi maaari kapag may past due.
, kung magbabayad ka sa principal ng 100,000 kada may Christmas bonus ka, matatapos mo na ang loan within 5 years dahil 635,000 lang ang Principal.
- 30 YEARS TERM KO, MAS MAGANDA BA NA PAIKLIAN PARA HINDI AKO MALUGI SA INTEREST?
Mas maganda ang 30 years term na loan. Dahil mas mababa ang amortization nito. Kung may pera ka, maaari mong bayaran directly ang Principal para hindi na umabot ng 30 years. Kung nagipit at nagkaroon ng financial problem, at least nasa pinakamababa ang iyong monthly amortization.
, kapag tinapos mo ang 18 years na term na pagbabayad monthly ng amortization, ikaw ay maglalabas ng total of 1,147,534.56 (amort x 18 years).
Ito ay okay lang kung talagang sapat lang ang kinikita mo kada buwan. Yes malaki ang binayad mo sa interest pero yun naman talaga ang purpose kaya ka nanghiram, dahil hindi pa kaya na bayaran in full ang iyong tahanan.
NGUNIT! Kung ikaw ay kumikita ng malaki at may kakayanan naman na bayaran ang iyong Principal, ngunit hindi mo ito ginagawa dahil kuripot ka, ay decision mo na ito 😁.
Ang pagkuha ng housing loan ay nababagay para sa mga nagsisimula ng pamilya. Dahil bago pa lang kayo sa inyong trabaho at maliit ang kita, ikaw ay magloloan ng maximum of 30 years para maliit ang iyong babayaran monthly. PERO hindi mo papangarapin na tapusin ang 30 years! Ang goal mo, after 10 years ay dapat stable na ang iyong work at napromote ka na, at saka mo na babayaran in full ang iyong bahay. Ganun po ang ideal na scenario para sa isang may housing loan.
Kung kaya na ng ating financial capacity, bayaran na ng buo ang loan. Bakit mo pa patatagalin? Kung dipa kaya ngayon, magbabayad muna tayo ng interest. Which is okay kasi nanghihiram tayo ng pera ng ibang miyembro.
Maging financially-wise po tayong lahat sa pagpaplano ng ating housing loan.

29/01/2023

Real Estate Advisory...PUBLIC AWARENESS

Warning: Buyer's Beware!😊

Please copy paste and share to your friends or public.

Complex Subdivision lots for sale and installment for a long term(2 - 5 years to pay) zero% interest IF NO License-To-Sell from Housing and Land Use Regulatory Board (HLURB) ARE ILLEGAL.
For more info visit: www.hlurb.gov.ph

I posted this status few months ago, to see if how many people would agree with me or not. And one of the affirming comments is of course from the Professional Regulation Commission (PRC) Director Dr. Eduardo Ong now Honorable Ofelia Binag.

We have been seeing a lot of postings lately about agricultural lots converted to residential lots and being sold in smaller cuts of land in a very inviting price. Some sell it at 35,000 pesos per 200 sqm., some sell it at 150,000 pesos for 0.5 hectares of land. If you see it, the prices are very affordable, how much more if you can pay it in equal installments without interest. Then months and years after you start to build your house, you fenced it and when you’re ready to apply for utilities like water and electricity, you meet trouble. You can’t apply for the following because they will ask you documents you don’t have in the first place. So the series of issues begins.

But would you rather go through with this than have a hassle free investment?

Here are the things you need to check before buying a subdivided piece of land or the so called YUTA-DATA-DATA (Lot for Installment) in the Philippines;

1. Check the LAND TITLE. The land title contains the total land area of the land you are trying to purchase. If it is subdivided into small cuts of land for residential use, the seller should also have the map of the subdivided lots and a copy of land titles for each small cut of land. And make sure that the lot is not included in the non-negotiable for conversion or reclassification under AO 20 (1992);

2. The subdivided lot should have the certificate of reclassification from agricultural land to residential land from LGU. You need to check for this inorder to make sure that you will be able to install utilities and apply for them from the providers of the city/municipality.

Lots are being zoned and classified according to use. Some zones have building restrictions and you are not allowed to install utilities for residential use. Failure to check on that will lead you getting a wrong investment and waste of money. Not all lots you see available are good for residential use.

3. You need to check on subdivision plans. Which includes plans for the drainage systems, access roads and road right of way.

4. Always look for HLURB License to SELL to make sure you have a legit investment. Always guard your investments. You are spending your hard earned money in the first place.

Please keep in mind that there are developers that sells, lot only projects. And some have installment mode of payment. As long as you have all documents present most specially the HLURB License to SELL Number, your investment is pretty much in good shape.

For lot investments or purchase of land outside subdivision projects always do due diligence. Always check the title and get a certified true copy of it from the Registry of Deeds Office, updated TAX Declaration and all the maps and certificates. If they can’t present to you a HLURB LTS, at least they can provide a copy of the certificate of approval for reclassification of the land from agricultural to residential.

—————–

For Guidance please refer to MEMORANDUM CIRCULAR NO. 54

SECTION 1. Scope and Limitations. –

(a) Cities and municipalities with comprehensive land use plans reviewed and approved in accordance with EO 72 (1993), may authorize the reclassification of agricultural lands into non-agricultural uses and provide for the manner of their utilization or disposition, subject to the limitations and other conditions prescribed in this Order.

(b) Agricultural lands may be reclassified in the following cases:

(1) when the land ceases to be economically feasible and sound for agricultural purposes as determined by the Department of Agriculture (DA), in accordance with the standards and guidelines prescribed for the purpose; or

(2) where the land shall have substantially greater economic value for residential, commercial, or industrial purposes as determined by the sanggunian concerned, the city/municipality concerned should notify the DA, HLRB, DTI, DOT and other concerned agencies on the proposed reclassification of agricultural lands furnishing them copies of the report of the local development council including the draft ordinance on the matter for their comments, proposals and recommendations within seven (7) days upon receipt.

(c) However, such reclassification shall be limited to a maximum of the percentage of the total agricultural land of a city or municipality at the time of the passage of the ordinance as follows:

(1) For highly urbanized and independent component cities, fifteen percent (15%);

(2) For component cities and first to third class municipalities, ten percent (10%); and

(3) For fourth to sixth class municipalities, five percent (5%).

(d) In addition, the following types of agricultural lands shall not be covered by the said reclassification :

(1) Agricultural lands distributed to agrarian reform beneficiaries subject to Section 65 of RA 6557;

(2) Agricultural lands already issued a notice of coverage or voluntarily offered for coverage under CARP.

(3) Agricultural lands identified under AO 20, s. of 1992, as nonnegotiable for conversion as follows:

(i) All irrigated lands where water is available to support rice and other crop production;

(ii) All irrigated lands where water is not available for rice and other crop production but within areas programmed for irrigation facility rehabilitation by DA and National Irrigation Administration (NIA); and

(iii) All irrigable lands already covered by irrigation projects with form funding commitments at the time of the application for land conversion or reclassification.

(e) The President may, when public interest so requires and upon recommendation of the National Economic Development Authority (NEDA), authorize a city or municipality to reclassify lands in excess of the limits set in paragraph (d) hereof. For this purpose, NEDA is hereby directed to issue the implementing guidelines governing the authority of cities and municipalities to reclassify lands in excess of the limits prescribed herein.

SECTION 2. Requirements and Procedures for Reclassification. –

(a) The city or municipal development council (CDC/MDC) shall recommend to the sangguniang panlungsod or sangguniang bayan, as the case may be, the reclassification of agricultural lands within its jurisdiction based on the requirements of local development.

(b) Prior to the enactment of an ordinance reclassifying agricultural lands as provided under Sec. 1 hereof, the sanggunian concerned must first secure the following certificates form the concerned national government agencies (NGAs):

(1) A certification from DA indicating –

(i) the total area of existing agricultural lands in the LGU concerned;

(ii) that which lands are not classified as non-negotiable for conversion or reclassification under AO 20 (1992); and

(iii) that the land ceases to be economically feasible and sound for agricultural purposes in the case of Sec. 1 (b-1).

(2) A certification from DAR indicating that such lands are not distributed or not covered by a notice of coverage or not voluntarily offered for coverage under CARP.

(c) The HLRB shall serve as the coordinating agency for the issuance of the certificates as required under the preceding paragraph. All applications for reclassification shall, therefore, be submitted by the concerned LGUs to the HLRB, upon receipt of such application, the HLRB shall conduct initial review to determine if:

(1) the city or municipality concerned has an existing comprehensive land use plan reviewed and approved in accordance with EO 72 (1993); and

(2) the proposed reclassification complies with the limitations prescribed in SECTION 1 (d) hereof. Upon determination that the above conditions have been satisfied, the HLRB shall then consult with the concerned agencies on the required certifications. The HLRB shall inform the concerned agencies, city or municipality of the result of their review and consultation. If the land being reclassified is in excess of the limit, the application shall be submitted to NEDA. Failure of the HLRB and the NGAs to act on a proper and complete application within three months from receipt of the same shall be deemed as approved thereof.

(d) Reclassification of agricultural lands may be authorized through an ordinance enacted by the sangguniang panlungsod or sangguniang bayan, as the case may be, after conducting public hearings for the purpose. Such ordinance shall be enacted and approved in accordance with Articles 107 and 108 of the IRR of the LGC.

(e) Provisions of Sec. 1 (b-2) hereof to the contrary notwithstanding, the sanggunian concerned shall seek the advice of DA prior to the enactment of an ordinance reclassifying agricultural lands. If the DA has failed to act on such request within thirty (30) days from receipt thereof, the same shall be deemed to have been complied with. Should the land subject to reclassification is found to be still economically feasible for agriculture, the DA shall recommend to the LGU concerned alternative areas for development purposes.

(f) Upon issuance of the certifications enumerated in Section 2 (b) hereof, the sanggunian concerned may now enact an ordinance authorizing the reclassification of agricultural lands and providing for the manner of their utilization or disposition. Such ordinance shall likewise update the comprehensive land use plans of the LGU concerned.

SECTION 3. Review of ordinances reclassifying agricultural lands. – All ordinances authorizing the reclassification of agricultural lands shall be subject to the review and approval by the province in the case of a component city or municipality, or by HLRB in the case of a highly urbanizable or independent component city in accordance with EO 72 (1993).

SECTION 4. Use of the comprehensive land use plans and ordinances as primary reference documents in land use conversions. – Pursuant to RA 6657 and EO 129-A, actions on applications for land use conversions on individual landholdings shall remain as the responsibility of DAR, which shall utilize as its primary reference documents the comprehensive land use plans and accompanying ordinance passed upon and approved by the LGUs concerned, together with the National Land Use Policy.

SECTION 5. Monitoring and evaluation of land reclassification by LGUs concerned. – Within six (6) months from the issuance of this Order, the HLURB shall design, in coordination with DA, DAR, Department of the Interior and Local Government (DILG), NEDA, League of Provinces, League of Cities and League of Municipalities, and install a monitoring and evaluation system for the reclassification of agricultural lands authorized by cities and municipalities. The HLURB shall submit semestral reports to the Office of the President. A copy thereof shall be furnished the DA, DAR, DILG, NEDA, League of Provinces, League of Cities, and League of Municipalities.

SECTION 6. Transitory provision. – Provisions of Secs. 1 (a) and 2 (b) to the contrary notwithstanding, cities and municipalities with land use plans approved not earlier than 01 January 1989, may authorize the reclassification of agricultural lands in accordance with the limitations and conditions prescribed in this Order. However, when the LGU has not reclassified up to the said limitations, further reclassification may be exercised only within five years from approval of the plan. Thereafter, all reclassifications shall require approval from the President pursuant to Sec. 1(e) of this Circular.

SECTION 7. Effectivity. – This Circular shall take effect immediately.

Sources:

To know more about converting agricultural lands to residential lots click here: Reclassification of Agricultural Land.

Attn. Agents/brokers, please be honest to our buyer's and please help share this information for the benefit of the public.😊😊😊

For more information and clarification visit: www.hlurb.gov.ph

ANNOUNCEMENT The IRR of the Department of Human Settlements and Urban Development Act (RA 11201) (Printer Friendly Version) MC-19-04: Cut-off period of effectivity of the adjusted Price ceiling as per Board Resolution No. 973, Series of 2018 MC-19-02: Mandatory Review of CLUPs of Local Government Un...