Visit and also like his FB page E-Lawyers Online. "ATTORNEY, OK PO BA NA BUMILI NG "RIGHTS" SA LUPA?" ANG PAGBILI NG "RIGHTS" NG ISANG LUPA NA WALANG TITULO AY DELIKADO DAHIL WALANG KASIGURADOHAN KUNG TALAGANG ITO AY MATITITULOHAN.
Marami ang nagtatanong sa E-Lawyers Online kung maganda bang bilhin ang "rights" ng isang lupa na walang titulo. Usually ang mga "rights" na sinasabi ay ang mga pinagbibiling karapatan sa mga lupa ng gobyerno kung saan doon nakaposisyon ang nagbebenta. Dahil walang titulo ang nagbebenta, ang right o karapatan na pumusisyon sa lupa ang binebenta nila. Ganito ang question ng isang reader ng E-Lawyers Online: "Attorney, may nag-alok sa akin na bilhin ko ang rights niya sa lupa ng P40,000.00 na may area na 150 square meters. Pagkatapos kong ibigay ang pera ay pinabakyran ko ito. Ngunit pagkatapos po ng 2 taon ay pinapaalis na kami dahil ito daw ay gagawin part ng government project. May karapatan po ba kami na hindi umalis?"
Ang pagmamay-ari ng lupa ay napapatunayan sa pamamagitan na hawak na titulo na kung tawagin ay ang Transfer Certificate of Title (TCT) o Condominium Certificate of Title (CCT). Ayon sa maraming Supreme Court decisions “the best proof of ownership of a piece of land is the Certificate of Title” (Halili vs. Court of Industrial Relations, 257 SCRA 174 ). Ito ang tinatawag na titulo ng lupa at wala nang iba pa.
Ang "tax declaration ay hindi titulo ng lupa. Maraming Supreme Court decision din ang nagsasabi na "Tax declarations and receipts are not conclusive evidence of ownership. At most, they constitute mere prima facie proof of ownership of the property for which taxes have been paid. In the absence of actual, public and adverse possession, the declaration of the land for tax purposes does not prove ownership." Ibig sabihin nito na ang tax declaration ay hindi siguradong ebidensiya ng pagmamay-ari ng lupa. While tax declarations and receipts are not conclusive evidence of ownership and do not prove title to the land, nevertheless, when coupled with actual possession, they constitute evidence of great weight and can be the basis of a claim of ownership through prescription. (Spouses Aguirre vs. Heirs of Villanueva, G.R. No. 169898, October 27, 2006).
Kung ang nabiling "rights" ay walang titulo, ang nalipat lamang na karapatan ay ang karapatan na hawak ng nagbenta. Kung ang nagbenta ay wala talagang right sa lupa, dahil isa lamang siya squatter o may iba nang tao na may hawak ng titulo dito, ang bumili nito ay hindi matituluhan ang lupa. Kung ang lupa ay awarded land ng gobyerno, ito ay hindi pwedeng basta basta i-transfer kaninuman except sa ibang qualified beneficiaries.
Ayon sa Republic Act No. 7279 otherwise known as “Urban Development and Housing Act of 1992.”
Section 14. Limitations on the Disposition of Lands for Socialized Housing. - No land for socialized housing, including improvements or rights thereon, shall be sold, alienated, conveyed, encumbered or leased by any beneficiary of this Program except to qualified Program beneficiaries as determined by the government agency concerned. Should the beneficiary unlawfully sell, transfer, or otherwise dispose of his lot or any right thereon, the transaction shall be null and void. He shall also lose his right to the land, forfeit the total amortization paid thereon, and shall be barred from the benefits under this Act for a period of ten (10) years from the date of violation. In the event the beneficiary dies before full ownership of the land is vested on him, transfer to his heirs shall take place only upon their assumption of his outstanding obligations. In case of failure by the heirs to assume such obligations, the land shall revert to the Government for disposition in accordance with this Act.
Ayon sa Section 27 of Republic Act No. 6657, as amended by RA 9700, Comprehensive Agrarian Reform Law, which provides for the transferability of awarded lands, states:
SEC. 27. Transferability of Awarded Lands. – Lands acquired by beneficiaries under this ACT may not be sold, transferred or conveyed except through hereditary succession, or to the government, or to the LBP, or to other qualified beneficiaries for a period of ten (10) years: Provided, however, That the children or the spouse of the transferor shall have a right to repurchase the land from the government or LBP within a period of two (2) years. Due notice of the availability of the land shall be given by the LBP to the Barangay Agrarian Reform Committee (BARC) of the barangay where the land is situated. The Provincial Agrarian Coordinating Committee (PARCCOM), as herein provided, shall, in turn, be given due notice thereof by the BARC.
Kung gusto nyo na magkonsulta tungkol sa pagbili ng lupa, at kailangan na mga dokumento nito, register at my website at www.e-lawyersonline.com.
Jadi Akuti, is an Estate Agent and a virtual assistant working at home specializing online marketing to real estate properties in Baguio, Cebu and Metro Manila with the help of her team. She believed that distance is a not a barrier if you are working with a very great team. She works at home and coordinates with her colleagues who are far from her.