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Sunday, November 19, 2017

Titling of Land in Philippines - Pagpapatitulo ng Lupa sa Pilipinas

Sa mga nagbabalak magpatitulo ng lupa, basahin nyo po ito bago kayo maloko!

Singkwenta pesos (PhP 50.00) lang ang bayad sa pagpapatitulo ng lupa sa DENR. ( Reference: Caraga New DENR Regional Director, Charlie E. Fabre)

Package: PhP 185.00 - including the application fee, stamp & clearance.

Di kailangan magbayad ng 10,000 or 20,000 ++.

Walang bayad ang survey dahil binabayaran at pinapasahod ng gobyerno ang surveyor!

This is the new information that the new DENR wants the people to know!


Update as of 7 Feb 2017 6:11 AM: Read this blog below of Atty. Laserna. Though this is quite long but it's worth reading it.


For purposes of legal research of foreign readers visiting this blog, on the subject of the legal system involving the titling of public lands in the Philippines, may I share some basic readings thereon as published in the website of the Department of Environment and Natural Resources ( I have also added a relevant 1999 Supreme Court decision on the same subject matter.

Frequently Asked Questions:

How can one acquire TITLE?
For original registration, when no title has yet been issued over a parcel
of land, it can be acquired either by:
1. Judicial proceedings - by filing petition for registration in Court.
2. Administrative proceedings - filing an appropriate application for
patent (e.g. homestead) in the Administrative body (DENR) and
registration of this patent becomes the basis for issuance of the
Original Certificate of Title by the Register of Deeds.

What are the main classification of lands as to ownership?
1. Private properties - those which are titled.
2. Public lands - those which have not been titled as
well as those public dominion or outside the commerce
of man such as road, public plaza and rivers.

What are Public Lands?
All Lands that are not acquired by private person or corporation, either by grant or purchase are public lands. The common understanding therefore, is that all lands which have no title or not registered to private individual are public land. These are
grouped into:
1. Alienable or disposable (A & D Lands) - those that can be acquired or issued title. Our constitution provides that only agricultural lands can be disposed of to private citizens.
2. Non-alienable lands - includes timber or forest lands, mineral lands, national parks. No title can be issued over any portion within this area.

What are the modes of disposition or how can one acquire title over A&D lands? The modes are:
1. by Homestead Patent
2. by Sales Patent
3. by Lease
4. By Free Patent or Administrative legalization

What are the evidence or proof of ownership over a parcel of land?
The best evidence of ownership is the certificate of title duly issued by the Register of Deeds concerned. However, in the absence of a title, tax
declaration coupled by actual possession and existence of improvement also substantiate claim for ownership.

What is a TITLE?
A title refers to the legal right to own a property and the certificate of title is the document which confers such right of ownership to an individual, association or corporation.
How can one acquire TITLE?
For original registration, when no title has yet been issued over a parcel of land, it can be acquired either by:
1. Judicial proceedings - by filing petition for registration in Court.
2. Administrative proceedings - filing an appropriate application for patent (e.g. homestead) in the Administrative body (DENR) and registration of this patent becomes the basis for issuance of the Original Certificate of Title by the Register of Deeds.

In subsequent registration of Title, what are necessary to effect the same?
Transfer of title is effected by executing a document such as deed of sale wherein the registered owner (seller) transfer the ownership to a buyer. The capital gains tax and other taxes must be paid before clearance can be secured from the BIR. This will be submitted to the Register of Deeds concerned, together with the title which will be surrendered for issuance of a new title in the name of the buyer.
Subsequent registration of title is a function and jurisdiction of the Register of Deeds under the LRA as the land involved is already a private property outside the jurisdiction of the DENR.

In case the registered owner dies, how can ownership be transferred to the heirs?
When a registered owner died without leaving a last will and testament, the heirs can transfer the title to themselves by executing an extra-judicial settlement of the estate, on condition that the heirs are in agreement of how to
dispose the properties. If there is conflict and heirs can not agree, they should
bring a case before the court which will make a decision for them.

Is possession the same as ownership? Who are informal settlers??
No. Possession means actual and exclusive control of property by physical occupation and this could be in good faith or in bad faith. On the other hand, ownership implies the legal right of possession, control and enjoyment by the owner who has established evidence that he owns the property.
Informal settlers are those in possession of land without the benefit of a title and without consent of the owner. Their possession is not permanent and has no legal basis for occupation. The possessor must strive to acquire title to the land before his possession can become permanent.

In cases where there are conflicting claims, who shall have a better right?
In cases where both claimants have no title, there are many factors to consider
like actual possession. The one who occupies the land especially in good faith has
better right as against someone with doubtful documents or has recently acquired
rights without knowledge of the one in possession. However, all factors must be
fully evaluated to determine preferential rights....

A free patent is a mode of acquiring a parcel of alienable and disposable public land which is suitable for agricultural purposes, thru the administrative confirmation of imperfect and incomplete title. Agricultural public lands classified as alienable and disposable are subject for disposition under Free Patent.

The applicant for a free patent must comply with the following qualifications:
1. He must be a natural born citizen of the Philippines.
2. He must not be the owner of more than twelve (12) hectares of land.
3. The land must have been occupied and cultivated for at least thirty (30) years prior to April 16, 1990 by the applicant or his predecessors-in-interest and shall have paid the real estate tax thereon.
4. A minor can apply for a free patent, provided he is duly represented by his natural parents or legal guardian and has been occupying and cultivating the area applied for either by himself or his predecessor-in-interest

The following are the steps leading to the approval and issuance of a free patent:
1. Filing of application;
2. Investigation;
3. Posting of notice for two (2) consecutive weeks in the provincial capitol or municipal building and barangay hall concerned;
4. Order of approval of application and issuance of patent;
5. Preparation of Patent in Judicial Form 54 and 54-D and the technical description duly transcribed at the back thereof;
6. Transmittal of the Free Patent to the Register of Deeds concerned for the issuance of the corresponding Original Certificate of Title.

The following officials of the Department of Environment and Natural Resources (DENR) are authorized to approve applications for homestead and free patents:
1. Up to 5 hectares – Provincial Environment and Natural Resources Officer (PENRO)
2. More than 5 Ha. to 10 Ha. – Regional Executive Director of the DENR.

Homestead Patent is a mode of acquiring alienable and disposable lands of the public domain for agricultural purposes conditioned upon actual cultivation and residence.

Where should Homestead Application be filed?

A Homestead application like any other public land applications should be filed at the DENR-Community Environment and Natural Resources Office where the land being applied for is located.

Who are qualified to apply
1. Citizens of the Philippines.
2. Over 18 years old or head of the family.
3. Not the owner of more than 12 hectares of land pursuant to the 1987 constitution

Can a married woman make a Homestead entry?
A married woman can now apply for a patent application under DAO-2002-13 dated June 24, 2002 issued by the then Secretary of the Department of Environment and Natural Resources Heherzon T. Alvarez. This is in accordance with Article II, Section 14 of the Constitution and Republic Act No. 7192 otherwise known as the "Women in Development and Nation Building Act" as implemented by DAO No. 98-15 of May 27, 1998 on "Revised Guidelines on the Implementation of Gender and Development (GAD) Activities in the DENR". This Administrative Order gives women, equal right as men in filing, acceptance, processing and approval of public land applications.

Legal Requirements
1. Application fee of P50.00;
2. Entry fee of P5.00;
3. Final fee of P5.00;
4. Approved plan and technical description of the land applied for;
5. Actual occupation and residence by the applicant;

Steps leading to the issuance of a Homestead patent
1. Filing of application;
2. Preliminary Investigation;
3. Approval of application;
4. Filing of final proof which consists of two (2) parts;
a. Notice of intention to make Final Proof which is posted for 30 days.
b. Testimony of the homesteader corroborated by two (2) witnesses mentioned in the notice. The Final Proof is filed not earlier than 1 year after the approval of the application but within 5 years from the said date.
5. Confirmatory Final Investigation;
6. Order of Issuance of Patent;
7. Preparation of patent using Judicial Form No. 67 and 67-D and the technical description duly inscribed at the back thereof;
8. Transmittal of the Homestead patent to the Register of Deeds concerned.

Signing and Approving Authority For Homestead and Free Patents:
Up to 5 hectares (has.) - PENRO
More than 5 Has. to 10 Has. - RED
More than 10 Has. - DENR Secretary

REPUBLIC ACT NO. 730 is an act permitting sale without public auction of alienable and disposable lands of the public domain for residential purpose.

The application to purchase the land is called the Miscellaneous Sales Application and the corresponding patent is called the Miscellaneous Sales Patent.
Who are Qualified to Apply?
A Filipino citizen of lawful age, married; if single, applicant must be the head or bread winner of the family;
He is not the owner of a home lot in the municipality/city where the land applied for is located;
He must have occupied in good faith the land applied for and constructed a house thereon where he/she and family is actually residing.
Requirements in the filing of a Miscellaneous Sales Application under R. A. No. 730
Application Filing fee of P50.00;
Approved plan and technical description of the land applied for;
Affidavit of the applicant stating that:
He is not the owner of any other home lot in the municipality/city where he resides.
He is requesting that the land be sold to him under the provision of R. A. No. 730.
If the applicant is single, he must submit an affidavit stating that he is the head or bread winner of the family;
The land is not needed for public use.

Maximum area that may be granted to an applicant
The applicant can only be granted a maximum area of 1,000 square meters.

Presidential Decree No. 2004 dated December 30, 1985 amended Section 2 of Republic Act 730 thus, lands acquired under this Act before and after the issuance of patent thereon are no longer subject to any restriction.

Steps in Acquiring a Miscellaneous Sales Patent
Filing of application at the CENRO;
investigation and appraisal of the land applied for;
Survey of the land if not yet surveyed;
Investigation report whether the applicant possesses the qualification for direct sales;
Comment and recommendation of the District/City engineer with the concurrence of the Regional Director, Department of Public works and Highways;
Recommendation to the PENRO for approval of appraisal and request for authority to sell without public auction;
Approval of appraisal and grant of authority to sell by the PENRO;
Posting of notice of sale without public auction for thirty (30) consecutive days in the following places:
CENRO Bulletin board
Municipal building bulletin board
Barangay Hall bulletin board
On the land itself
Submission of the proofs of posting and payment of at least 10% of the appraised value of the land;
Order of Award;
Proof of full payment of the purchase price of the land;
Order issuance of Miscellaneous Sales Patent in Judicial Form No. 167 with the technical description duly inscribed at the back thereof;
Approval and signature of the Miscellaneous Sales Patent by the official concerned;
Transmittal of the Miscellaneous Sales Patent to the Register of Deeds concerned for the issuance of the corresponding Original Certificate of the Title to the applicant.

Tuesday, August 22, 2017

Tradisyon sa Visayas

Tradisyon sa Visayas

Ang Kuratsa ay isang tradisyonal Sayaw ng panliligaw kung saan ang lalaki ay lalapit at susuyin ang babae sa isang anyo ng isang sayaw. Ito ay nangangahulugan ng ang panliligaw sa pagitan ng mga tandang at inahing manok. Ang Kuratsa ay mataas na napaboran sa pamamagitan ng mga Bisaya mga tao, higit sa Waray, ang rehiyon sa silangang bahagi ng Visayas.  Ito ay ipinapakita sa bawat mahalagang okasyon sa komunidas

kaugalian sa panliligaw ngayon noon sa panahon ng mga ninuno natin ang pagtatagpo ng babae at lalaki ay hindi pinapayagan. gawain ng lalaki sa tahanan ng babae 1. magsibak ng panggatong 2. mag-igib ng tubig 3. tumulong na magkumpuni ng bahay at kung anu-ano pang pipagagawa ng mga magulang ng babae. inaabot ng ilang buwan, at minsan taon, ang paninilbihan nito sa tahanan ng babaing nais ligawan. bigay-kaya 0 dote ito'y maaaring pera ginto o bagay na mahalaga ang semonya ng kasalan ay dinaraos sa pamumuno ng  BABAYLAN o KATALONAN. sa Visayas , ginagamit sa ligawan ang betel nuto buyo na ginagawang nganga. antas sa lipunan antas sa lipunan tatlong uri ng tao sa lipunan ng luzon maginoo
-maaaring ihambing natin sa mayayaman at makapangyarihan sa kasalukuyan. malayang mamamayan
-maharlika at timawa-
maaari silang ihambing sa gitnang uri ng kasalukuyang panahon sa ating bansa. alipin
dalawang uri ng alipin
aliping namamahay
aliping saguiguilid kalagayang panlipunan ng mga sinaunang Pilipino

Ang Pista ng Pintados, o tinatawag ding Pista ng Pintados-Kasadyaan, ay isang masayang pagdiriwang na tumatagal ng isang buwan, kung kailan din ginaganap ang "Leyte Kasadyaan Festival of Festivals", ang "Pintados Festival Ritual Dance Presentation" at ang "Pagrayhak Grand Parade". Ang mga pagdiriwang ito ay sinasabing nagmula sa Pista ni Señor Santo Niño tuwing ika-29 ng Hunyo. Ang mga taga-Leyte ay ipinagdiriwang ang nasabing pista sa isang bukod-tangi at makulay na pamamaraan. Bihasa ang mga Bisaya sa pagtatato, ang mga lalaki't babae ay mahilig magtato sa kanilang sarili.
Ipinapakita ng Pista ng Pintados ang mayamang kultura ng Leyte at Samar, sa pamamagitan ng pagsasama-sama ng mga katutubong sayaw at musika. Ang "Leyte Kasadyaan Festival of Festivals" naman ay nagpapakita ng bukod-tanging kultura at makulay na kasaysayan ng probinsiya ng Leyte. Sinimulan ni dating Gobernador Remedios Loreto-Petilla, ang pagdiriwang ay unang ginanap noong ika-12 ng Mayo, 1996. Ang mga pista ay hindi laging ginaganap tuwing ika-29 ng Hunyo dahil sa unang tatlong taon ay nangyari ito sa magkaka-ibang petsa. Noong 1999 lamang ito opisyal na itinakda sa araw ng Hunyo 29, ang Pista ni Señor Santo NIño de Leyte.

Sinulog Festival - Sumisiklab ang Lungsod Cebu, Cebu tuwing Enero dahil sa pagdiriwang ng Sinulog. Gaya ng Ati-atihan, ang Sinulog ay tinatampukan ng sagradong imahen ng Santo Niño, at sa himig ng “Pit Señor! Hala, Bira!” ay yayanigin ng tambol, palakpak, at hiyawan ng mga tao ang buong lungsod. Ang Sinulog ay binubuo ng halos isang buwan na paggunita sa mahal na patron ng mga Sebwano, at kabilang dito ang Sinulog Bazaar, ang timpalak Sinulog, ang sining at pangkulturang pagtatanghal, prusisyon, ang parada doon sa Ilog Mactan, ang Reyna ng Sinulog, at ang makukulay na kuwitis na pinasasabog sa himpapawid.
Ang salitang Sinulog ay nagmula sa salitang Cebuano na may ibig sabihin na, "tulad ng agos ng tubig." Itinutukoy dito ang sulong-urong na lakdaw padyak ng sayaw ng Sinulog. Ang mga mananayaw ay kadalasang sumasayaw ng pasulong at paurong kasabay sa tiyempo ng tambol.

Ang Dinagyang Festival ay isang relihiyoso at kultural na pagdiriwang na ginaganap sa lungsod ng Iloilo tuwing ikatlong linggo ng Enero o pagkatapos ng Sinulog sa Cebu at Ati-Atihan sa Aklan. Ginagawa ito bilang pagdiriwang sa pista ng Santo Niño at para na rin sa pagdating ng mga Malay sa Panay na nagdala ng ita sa lugar. Simula ng ito ay gawing taunang selebrasyon, marami ang nakapansin sa pagdiriwang at nabigyan ito ng National Commission for the Culture and the Arts ng karangalan bilang Festival of Excellent Folk Choreography.
Naging tradisyon ang Dinagyang matapos ipakilala ni Padre Ambrosio Galindez, isang pari sa parokya, ang debosyon sa Santo Niño noong 1967. Noong 1968, isang replica ng orihinal na imahen ng Santo Niño de Cebu ang dinala sa Iloilo ni Padre Sulpicio Enderez bilang isang regalo sa parokya ng San Jose. Ang mga miyembro ng simbahan, na pinangunahan ng Confradia del Santo Niño de Cebu ng Iloilo, ay nagtulung-tulong upang mabigyan ang imahe ng patron, kaya pumarada ang mga ito mula sa mga kalsada hanggang sa paliparan ng Iloilo. Noong una, ang pagdiriwang ay ginagawa lamang sa loob ng simbahan ngunit nang maglaon ay dinala na ito sa labas. Napagkasunduan ng Confradia na itulad ang selebrasyon sa Ati-Atihan ng Ibajay, Aklan, kung saan ang mga kalahok sa selebrasyon ay nagsasayaw sa daan habang ang kanilang mga katawan ay mayroong uling.

Ang Pista ng Binirayan ay isang taunang pagdiriwang na ginaganap sa lalawigan ng Antique tuwing katapusan ng Abril bilang paggunita sa pagsapit ng sampung datu ng Borneo sa Malandog, Hamtic, Antique noong ika-13 siglo. Isa ring itong pagkilala sa lahing Malayo bilang ninuno ng mga katutubong mamamayan ng Antique.
Kaiba sa mga pista sa Kabisayaan na nagpapakita ng debosyon o pananalig sa banal na Santo Niño, ginugunita sa pagdiriwang na ito ang mayamang kasaysayan ng lalawigan ng Antique. Sa Pista ng Binirayan, muling binabalikan at isinasadula ang Alamat ng Maragtas na nagsasalaysay sa pagdaong ng sampung datu mula sa Borneo sa Sapa ng Sirwagan.
Sa Borneo, isang mapagmalupit na pinuno ang naghahasik ng lagim sa kanyang nasasakupan – si Datu Makatunaw. Ang sampung datu ay palihim na nagbalak ng isang pag-aaklas laban kay Makatunaw sa pamumuno ni Datu Paimburong. Kasama ni Paimburong sa kanyang balakin ay sina Datu Bangkaya (kilala sa kanyang katalinuhan, pasensya at kahusayan sa sandatahan) at si Datu Sumakwel (dalubhasa sa paglalayag at sa aral ng Hindu, Shri-Vijaya at Ehipto). Noon ay malaki ang pangamba ni Paimburong na ang kanyang asawa na si Pabalunan ay maging biktima rin ng pagnanasa at katakawan ni Makatunaw sa pag-uulayaw. Ngunit sa halip na magbuwis ng mga buhay, mas pinili ni Datu Sumakwel na tumakas na lamang at mamalagi sa isang malayong isla at doon ay magtatag ng kanilang pamayanan. Kasama ang kanilang mga asawa, anak, alipin at konseho ay napagkasunduan nilang bagtasin ang karagatan sakay ang plotilya na biniday hanggang sapitin nila ang isla ng Panay.

Ati-atihan Festival - Ipinagdiriwang tuwing ikalawa hanggang ikatlong linggo ng Enero kada taon ang pista ng Ati-atihan sa Kalibo, Aklan, bilang pagdakila sa Santo Niño. Nagpapahid ng uling sa mukha at katawan ang mga mananayaw, samantalang patuloy ang ritmo ng tambol na waring nagsasagutan sa himig ng “Hala, Bira!” Makikilahok ang buong bayan sa pista, magbabahaginan ng pagkain at inumin, at isang linggong malalango ang mga lansangan. Hinango ang pista sa maalamat na pagtatagpo ng mga katutubo at ng mga Kristiyanong mananakop, at ang pagsamba sa Santo Niño na malimit hinihingan ng milagro.
Ang selebrasyon ng Ati-atihan ay dinadagsa ng mga lokal at dayuhang turista hanggang ngayon.
Noong ika-13 siglo (c.1212AD), ipinagbili ng isang grupo ng mga Ati ang isang maliit na lupain sa mga Malay datus. Ang mga Ati ay ang mga orihinal na naninirahan sa Panay Island. Sa sobrang katuwaan, ipinagbunyi nila ito sa pamamagitan ng pagpinta sa kanilang mukha gamit ang uling upang maging kahawig ang mga Ati.