CEBU LAWYER - PHILIPPINE REAL ESTATE LAWS | CASES

Jan Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

CO-OWNERS and co-heirs

CO-OWNERSHIP by co-owners

PROBATE and probate proceedings

What is the purpose of going through probate proceedings?

Testator and his last will

Holographic will versus notarial will

LAST WILL AND TESTAMENT

EXECUTOR OF ESTATE

ADMINISTRATOR OF ESTATE

EASEMENT and set-backs

LAND TITLE and tax declaration certificates

Land Status and Lot Status

BOUNDARY DISPUTE 

CORRECTION OF ENTRY

Correction of erroneous entry

Administrative correction of entry

Judicial correction of entry

RELOCATION SURVEY and joint survey

VERIFICATION SURVEY

SUBDIVISION SURVEY

Lease contract termination must be fair and just

Renters not paying can be evicted but must be according to law

Judicial land titling and reversion cases

The role of the Office of the Solicitor General (OSG) in reversion cases

Solicitor General in reversion cases

Timberlands and forest lands

Administrative land titling as compared to judicial titling

Occupancy permit processing and compliance

Electrical permit after issuance of occupancy permit

Building permit requirements for a land that is not under my name

Proof of ownership and evidence

Proof of possession and evidence

Surety bond

Property bond

SRRV Visa and if property bond is needed

Retirement Visa and if property bond is needed

Retiree Visa and if property bond is needed

Last will and testament

Estate administrator

Used as road for a very long time and its effects

Used as a right of way for a very long time and its effects

Heir must be willing to travel anywhere in the philippines to gather signatures of co-heirs

Heir must be willing to travel anywhere abroad to gather signatures of co-heirs

Used as access road for a very long time

Used as walkway for a very long time

Suddenly closed the road

Road closure

Marangog, Nailon, Odlot, Pandan, Polambato, Poblacion, Sambag, Santo Niño, Siocon, Sudlonon, Taytayan

Boljoon, Cebu: Baclayan, Balakawan, El Pardo, Arbor, Granada, Lower Becerril, Lunop, Nangka, Poblacion, San Antonio, San Miguel, Talisay, Upper Becerril

Carcar City, Cebu: Bolinawan, Buenavista, Calidngan, Can-asujan, Guadalupe, Liburon, Napo, Ocana, Perrelos, Poblacion I, Poblacion II, Poblacion III, Tuyom, Valencia, Valladolid

Danao City, Cebu: Babag, Bacsan, Bayabas, Cahumayan, Cambanay, Cambubho, Cogon Cruz, Dawis Norte, Dungga, Guinsay, Guinacot, Kabangkalan, Looc, Magtagobtob, Maslog, Masaba, Oguis, Poblacion, Sabang, Sandayong Sur, Santa Rosa, Sinsin, Suba, Taboc, Taytay, Tuburan Sur

Carmen, Cebu: Baring, Cantipay, Cantukong, Cogon East, Cogon West, Dawis Norte, Dawis Sur, Duangan, Hagnaya, Ipil

Jan Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

responsibilities under testate and intestate succession

correcting errors in succession distribution

testamentary provisions and legal compliance

appointment and duties of executors

rules governing estate administration

trust companies as executors

collation requirements for compulsory heirs

impact of donations on legitime

exceptions to collation among heirs

inheritance rights and collation

treatment of gifts in collation

collation of professional and vocational expenses

reimbursement for collation-related expenses

partition and distribution of estate

ownership of estate before partition

rights of co-heirs in estate division

testator's authority in estate partition

division of indivisible estate items

reimbursement among co-heirs

subrogation rights of co-heirs

procedures for delivering property titles

distribution of titles among co-heirs

inheritance management and partition

property allocation in estate division

equality in estate partition

public auction for indivisible property

sale of hereditary rights to strangers

provisional partition for conditional heirs

legal framework for estate collation

treatment of inofficious donations

executor appointment and responsibilities

administration rules for deceased estates

trust company roles in estate management

collation impact on compulsory heirs' shares

exclusions from collation requirements

estate distribution and legitime protection

collation of gifts and donations

handling of educational and career expenses in collation

reimbursement for estate preservation costs

partitioning common estate among heirs

rights and responsibilities of co-heirs

testator's influence on estate division

managing indivisible estate assets

procedures for equitable estate partition

rules for succession without a will
inheritance rights across family lines
procedures for settling intestate estates
legal criteria for intestate heir eligibility
impact of heir incapacity on succession
succession rights for descendants
legal framework for intestate heirship
rights of adopted children in intestate inheritance
order of succession for surviving relatives
inheritance rights in absence of testamentary heirs
legal implications of intestate conditions
inheritance division among direct descendants
succession rights for half-blood relatives
inheritance management without a testament
impact of relationship on intestate rights
procedures for resolving intestate disputes
legal protection for intestate heirs

inheritance rights of ascending direct line

succession by parents and ascendants

equal shares for surviving parents

Jan Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

Delayed registration and its process

delayed registration of birth certificate

delayed registration of death certificate

delayed registration of marriage contract

Prenup

Prenuptial agreement

Pre-nuptial agreement

double registration of birth is not allowed

double registration of death is not allowed

ONETT transactions

One Time Transactions

T.I.N. or TIN or tax identification number

Certificate Authorizing Registration 

Bureau of internal revenue Certificate Authorizing Registration 

BIR CAR

B.I.R. C.A.R.

Tax Clearance from the treasurer’s office is not enough to know if there are arrears in taxes

Real Property Taxes and arrears

Real Property Tax Assessment

How to make payment under protest of real property taxes

Prescription involving real property taxes

Probate of a last will and testament

Correction of entry as an administrative proceeding

Adoption and types of adoption are interesting topics

Suit or case are remedies to legal disputes

Answer to summons within reglementary period

Affidavit is a sworn statement and notarized

Bail reduction is a common move if bail is set too high

Probation is a remedy in criminal cases

Contract to sell versus contract of sale

Contract of sale and its requisites

Restitution as a legal remedy in land disputes

Rescission as a legal remedy in land disputes

Default and delay in payment

Expired letter of guarantee and how it affects real estate transactions

Real estate as a guarantee for a loan and its subsequent release upon full payment of loan

Real estate law actually involves civil law and special laws

Boundary dispute resolution can be brought before the barangay lupon for help

Property law involves real estate and even movables

Inheritance distribution happens after settlement of estate and partition

Real estate litigation must be avoided at all times

Adjacent property dispute must be avoided at all times 

Legal effects of a waiver depends if it is valid or not and how it was written

Tax declaration and tax clearance must be checked

Boundary dispute resolution can be accomplished out of court

Adjoining lot owner dispute must be avoided

Encroachment case should be resolved peacefully

Correction of birth certificate can be done out of court

Delayed registration can be done out of court

Death certificate registration is important

Boundary dispute in Moalboal, Cebu, is not uncommon

Property law is a tool for amicable settlement of real estate disputes

Estate law is a tool for amicable settlement of real estate disputes

Inheritance law is actually part of Succession Law

Real estate litigation may be caused by misunderstanding

Adjacent lot dispute may be caused by misinformation

Quitclaim affidavit can be useful

New tax declaration because of general revision is not unusual

Lot plan or lot sketch plan must be designed according to objectives

Sketch plan or lot sketch plan are tools

Vicinity map are tools t

CENRO, PENRO, MENRO roles

adverse cl

Jan Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

Ownership of Built, Planted, or Sown Items

Presumption of Owner's Works and Expenses

Use of Another's Materials with Compensation

Bad Faith and Obligation to Repair Damages

Removal Rights of Material Owners

Indemnity for Removal in Bad Faith

Good Faith Appropriation and Indemnity

Obligation to Buy Land or Pay Rent

Dispute Resolution by Court

Bad Faith Loss of Built or Planted Items

Demolition or Removal Demand

Compensation for Landowner Damages

Preservation Expense Reimbursement

Mutual Bad Faith Equating to Good Faith

Landowner Bad Faith Knowledge and Non-Opposition

Good Faith Builder with Bad Faith Landowner

Third-Party Material Ownership and Liability

Subsidiary Liability for Material Value

Negligence Despite Good Faith

Accretion to Adjoining Landowners

Rights Regarding Pond or Lagoon Changes

Segregated Land Retention and Removal

Ownership of Uprooted Trees

Separation of United Things Without Injury

Demand for Separation of Precious Accessory

Bad Faith Incorporation and Loss

Indemnity for Damages

Choice of Indemnity or Separation

Good Faith Assumption with Knowledge and Non-Opposition

Indemnity for Material Used Without Consent

Mixture or Confusion of Things

Proportional Rights in Mixture

Good Faith Mixing by One Owner

Legal or Equitable Title

Interest in Real Property

Extinctive Prescription

Remove a Cloud

Ruinous Buildings

Trees in Danger of Falling

Demolition Order

Co-ownership

Undivided Ownership

Proportional Share of Co-owners

Use of Common Property

Ejectment Action

Indivisible Property

Judicial Partition

Rights of Creditors

Mutual Accounting

Liability for Negligence

Defects of Title

Ownership of Waters

Public Dominion Waters

Private Ownership Waters

Use of Public Waters

Administrative Concession

Prescription for Water Use

Extinguishment of Water Rights

Use of Private Waters

Guimaras Island Real Estate Issues to know

Siargao Island Real Estate Issues to know

How can we be a smart real estate investor in the philippines

My share of the inheritance

My brother will not give me my share of inheritance

My sister will not give me my share of inheritance

My cousin will not give me my share of inheritance

Mining Claims and Rights

Trade-marks and Trade-names

Registration of Trade-marks

Goodwill as Property

Good Faith Possessor

Bad Faith Possessor

Mistake in Law Basis for Good Faith

Presumption of Good Faith

Burden of Proof for Bad Faith

Loss of Good Faith Character

Presumption of Continued Possession

Object of Possession

Acquisition of Possession

Material Occupation of a Thing

Exercise of a Right

Action of Our Will

Possession in Co-possession

Preference for Present Possessor

Judicial Deposit for Disputed Possession

Co-possession and Exclusive Rights

Civil Interruption of Possession

Good Faith and Received Fruits

Expenses of Cultivatio

Jan Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

It is a common idea that property tax law experts work as public officials in the LGU.

It is a common idea that real estate law experts usually work in the LGU offices.

your local civil registry 

LCR in your area

local civil registrar in your area

national statistics office in your area

NSO in your area

PSA in your area

Philippine Statistics Authority in your area

Land Management Bureau in your area

LMB in your area

partition co-owners

evidence of co-ownership

probate procedure

recovery of possession

ejectment process

judicial land titling

administrative land titling

denr siargao records

siplas records

occupancy permit processing

building permit processing

estate partition

estate distribution

estate liquidation

Administration of Property by the Wife
Transfer of Administration to Wife
Guardian of Husband

Declaration of Husband's Absence
Civil Interdiction of Husband
Limitations by Court
Fugitive from Justice
Husband's Inability to Administer
Powers and Responsibilities of Wife as Administrator

System of Absolute Community
Agreement in Marriage Settlements
Present and Future Property
Inheritance Renunciation Consent
Exclusions from the Community
Property Acquired by Gratuitous Title
Inheritance through Death of a Child
Presumptive Legitime of Children
Personal Belongings

Payment of Debts Contracted with Spouse's Consent
Chargeable Debts Without Spouse's Consent
Court Settlement of Disagreements

System of Complete Separation of Property
Rights to Separate Estate
Disposition Without Consent

Administration and Enjoyment of Separate Property
Family Expenses Proportionate to Property

Classification of Property
Object of Appropriation
Immovable or Real Property
Movable or Personal Property

Immovable Property
Land, Buildings, Roads, and Constructions
Trees, Plants, and Growing Fruits Attached to Land
Fixed Attachments to Immovable Property
Public Works and Real Rights

Movable Property

Personal Property

Real Property as Personalty

Forces of Nature Controlled by Science

Transportable Without Impairment

Obligations and Actions for Movables

Demandable Sums

Shares of Stock

Agricultural, Commercial, Industrial Entities

Consumable Movable Property

Nonconsumable Movable Property

Contributors may come from any place like:

Carcar City, Cebu: Bolinawan, Buenavista, Calidngan, Can-asujan, Guadalupe, Liburon, Napo, Ocana, Perrelos, Poblacion I, Poblacion II, Poblacion III, Tuyom, Valencia, Valladolid

Danao City, Cebu: Babag, Bacsan, Bayabas, Cahumayan, Cambanay, Cambubho, Cogon Cruz, Dawis Norte, Dungga, Guinsay, Guinacot, Kabangkalan, Looc, Magtagobtob, Maslog, Masaba, Oguis, Poblacion, Sabang, Sandayong Sur, Santa Rosa, Sinsin, Suba, Taboc, Taytay, Tuburan Sur

Carmen, Cebu: Baring, Cantipay, Cantukong, Cogon East, Cogon West, Dawis Norte, Dawis Sur, Duangan, Hagnaya, Ipil, Luyang, Lower Natimao-an, Poblacion, Sac-on, Sac-on, Triumfo, Upper Natimao-an, Villahermosa

Dumanjug, Cebu: Bitoon, Bull

Jan Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

Easement and access rights

Land deed and title correction

Tax assessment and property declaration

DAR CLEARANCE

FORESHORE LEASE REQUIREMENTS

MENRO 

CENRO

PENRO

Boundary conflict and resolution

Record amendment

Child guardianship and custody

Family and marital law

Online defamation and libel

Property deed annulment

Land registration process

Occupancy and property rights

Zoning and land classification

Right of way negotiation

Trespassing and legal enforcement

Criminal defense and litigation

Fencing and property boundary

Property annotation and claim

Tenant and landlord legal

Court representation for real estate disputes

Real estate transaction and closing

Rental agreement and lease

Public access and land use

Dispute resolution for property issues

Legal surveying and land mapping

Siargao property transaction

Cebu land management

Guimaras real estate transaction

Oslob property rights

Boljoon real estate development

Moalboal land conversion

Agricultural to industrial conversion

Residential zoning and planning

Eviction and unlawful detainer

Rental contract enforcement

Dispute mediation for renters and landlords

Title transfer and recovery

Executor and estate law

Probate and inheritance

Mortgage processing and consultation with the bank 

Property expropriation and compensation

Land development planning

Property claim and annotation

Tenant eviction and rental law

Deed of sale cancellation
Land registration and titling
Property occupation rights
Land zoning and classification
Real estate access rights
Trespass and eviction legal
Criminal case defense
Property boundary and encroachment
Real estate and property loan
Mortgage and loan processing
Legal mapping and surveying
Real estate contract and sale
Siargao real estate services by locals in the island
Cebu property legal remedies
Guimaras land and title

Siargao real estate services by outsiders

Fruits, Pensions, and Interests

Usufruct over Children's Property

Improvements for Utility or Adornment

Advancements from the Partnership

Buildings Constructed During Marriage

Reimbursement for Land Value

Paraphernal Property

Husband's Capital

Livestock Upon Dissolution

Presumption of Conjugal Partnership

Charges and Obligations of Conjugal Partnership

Liability for Debts and Obligations

Benefit of the Conjugal Partnership

Arrears or Income Due

Charge Upon Property

Wife's Consent

Court Compulsion

Abuse of Powers

Receivership or Administration by Wife

Separation of Property

Express Authority in Public Instrument

Administration of Husband's Estate

Disposition by Will

Half of Conjugal Partnership Profits

Purposes Specified in Articles 161 and 162

Wife's Binding Authority

Division Proportionate to Duration and Property

Dissolution of the Conjugal Partnership
Termination of Conjugal Partnership
Death of Either Spo

Jan Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

Property Relations Between Husband and Wife

Contract Executed Before the Marriage

Provisions of this Code

Custom, customs, and traditions

Marriage Settlements

Absolute or Relative Community of Property

Complete Separation of Property

Relative Community

Conjugal Partnership of Gains

Minor and Marriage Settlements

Consent to Marriage Settlements

Family Council

Modification Before Celebration of Marriage

Statute of Frauds

Registry of Property

Civil Interdiction

Participation of the Guardian

Citizen of the Philippines and Foreigner

Property Relations Rules

Immovable Property

Registry of Property

Adequate Security for Movables

Fruits of the Paraphernal Property

Assets of the Conjugal Partnership

Expenses of the Marriage

Daily Expenses of the Family

Personal Obligations of the Husband

Benefit of the Family

Married Woman of Age

Mortgage, Encumber, Alienate

Dispose of Paraphernal Property

Appear Alone in Court

Alienation by Husband

Judicial Separation

Public Instrument for Waiver

Creditor Rights

Contract of Partnership Rules

Exclusive Property of Each Spouse

Brought to the Marriage

Acquired by Lucrative Title

Right of Redemption

Exchange with Other Property

Purchased with Exclusive Money

Promises Capital

Expense of the Common Fund

Industry or Work of the Spouses

Fruits, Rents, or Interests

Police assistance for trespass
Criminal defense is a tool to protect the innocent

Criminal defense is a tool to protect the guilty from tampered evidence
Boundary and fencing dispute
Real estate loan
Loan and mortgage guarantee
Land expropriation

Contributors may come from any place like:

General Luna, Dapa, Del Carmen, Pilar, San Isidro, Santa Monica, Burgos, San Benito.

Burgos, Siargao: Baybay, Bitaug, Matin-ao, Poblacion 1, Poblacion 2, San Mateo

Dapa, Siargao: Bagakay, Cambas-ac, Consolacion, Corregidor, Don Paulino, Jubang, Osmeña, Poblacion 1, Poblacion 2, San Carlos, Santa Fe, Union

Janiuay: Aguingay, Atimonan, Bangcal,

Lambunao: Abangay, Agsirab, Banban,

Leganes: Bigke, Buntatala, Calaboa,

Miagao: Aganan, Bacauan, Bagumbayan,

Oton: Abilay, Aganan, Bita Norte,

Pototan: Abangay, Amamaros, Barasan,

Santa Barbara: Agusipan, Aranas, Bagumbayan,

Camotes Island, Province of Cebu. 

Poro: Western Poblacion, Eastern Poblacion, Cagcagan,

Tudela: Northern Poblacion, Southern Poblacion, General,

San Francisco: Union, Western Poblacion, Northern Poblacion,

Pilar: Lanao, Moabog, Cawit.

Tuburan, Cebu: Alegria, Amatugan, Bagasawe, Bagatayam, Bakyawan, Barangay 1 (Poblacion), Barangay 2 (Poblacion), Barangay 3 (Poblacion), Barangay 4 (Poblacion), Bulwang, Cabangahan, Caduawan, Camp 8, Camp 4, Cantubaon, Caridad, Carmelo, Daan Lungsod, Fortaliza, Gaang, Kabangkalan, Kabkaban, Kalangahan, Kamansi, Kanluhangon, Kanumay, Kansi, Kawasan, Languyon, Lantawan, Mag-atubang,

Samboan, Cebu: Basak, Bonbon, Bulangsuran, Calatagan, Cambigong, Canorong, Colase, Dalahican, Jumangpas

an Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

Mortgage and loan processing

Legal proceedings for expropriation and just compensation

Land development and planning involved special laws

Property transfer and annotation of claims are common transactions

Land ownership and certificates of title, do’s and dont’s that would be nice to know

Tenant rights and eviction of tenants, the process, and the grounds

Legal processes and their filing in court and getting court representation properly 

Real estate transactions and avoiding land disputes 

Lease contract and rental agreement

Public and private land use

Real estate dispute and out of court resolution ideas

Legal proceedings and the use of mapping and surveying in the proceedings

Real estate contracts and sale transactions must be aimed to a peaceful ending 

relevant IRR that every siargao real estate service provider would want to know

Cebu property and 2025 legal updates

Lost title proceedings and title recovery

Estate distribution and role of an executor

Probate court proceedings and the role of executors

ejectment and eviction legal actions

recovery of lost land titles

land titling methods and procedures

patent title classifications

sales patent and how to avail

agrarian reform laws and programs

C.L.O.A. or CLOA and agrarian land titles

D.A.R. or DAR titles

D.A.R. or DAR certificate of titles

D.A.R. or DAR original certificate of titles

DAR and DENR administrative roles

role of geodetic engineering in land management

land conversion and zoning regulations

dealing with squatter rights and illegal occupancy

lease agreements for land and real estate

dispute resolution in real estate

building permits and land use approvals

title reconstitution and withholding of title issues

claiming land title and its requirements

co-ownership rights and disputes

best evidence in land disputes

last will and testament and related legal procedures for its probate

court clearance for property transactions are best procured before buying

Procurement of certified true copies of TCT and OCT land titles

technical descriptions in land surveys and how it is used in land transactions

apostille requirements and trends

how are apostille helpful in real estate transactions

laws and rules to maintain peace for adjoining lot owners

handling Cebu land disputes and how to amicably settle to keep the peace

encroachment and boundary legal issues may be resolved at before the lupon

real estate evidence such as certificates

land dispute resolution in Moalboal, Cebu are best done out of court

property law and estate management are tools to bring peace not disputes

litigation in real estate disputes, or real estate cases, are tools to bring peace if done with clean hands

impact of waivers and quitclaims on titles, ownership, possession, and occupation of land owners

vicinity maps and lot sketch plans are tools to keep the peace

contract breaches and legal remedies must be approached with peace as an end

handling bouncing checks in real estate transact

Jan Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp. 

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

Back-up and swap are commons moves to settle disputes amicably and peacefully

Assume mortgage or assumption of mortgage if done properly will help debtors in distress.

Assumption of mortgage is novation or is it not a form of novation?

Family legal matters and custody of children are painful situations

Cyber libel defense is complex and best approached with caution

Sale and deed of sale annulment can be options to settle disputes

Double sale must be avoided

First to register rule in double sale is not absolute

Buyer in good faith defense

Buyer in bad faith claim must be proven

Cultivation, control, occupancy and possession of land must be proven by evidence

Land use classification versus actual use

Re-classification in land use rules

Public and private road access

Legal assistance in trespassing can be by PAO if you qualify

Real estate sale contract can be helpful to avoid disputes

Real estate loan processing is complex but can be learned

Tax declaration issuance

Legal remedy map preparation

Legal representation in the Philippines can be made easy if you approach the local lawyer chapter in the area to seek assistance

Checks and risks of being an accused in a bouncing check case

Contracts and remedies for breach resolution

Small claims court and its procedure can be found in the Supreme Court website.

Legal retainer arrangement is on a case to case basis but you may approach local lawyer chapter for advice.

Legal procedure involved in complaint filing

Court summons and handling the tasks to be done after receipt of summons

Affidavit preparation and review before signing

Legal defense is best rendered with good research

Land possession is an indicator of ownership sometimes

Marriage and proceedings for its nullity are subject to law and rules

Separation in fact or Separation de facto versus Legal Separation

Is legal separation considered as the Philippine version of divorce?

Real estate sale contract and memorandum of agreement are tools to avoid disputes

Terms of understanding must be written clearly

terms and conditions as written in the contract must be followed unless illegal

Real estate loan contracts and processing

Loan guarantee like chattel or real estate mortgage

Post dated checks and rescission

Property expropriation and voluntary sale

Legal road widening process

Property annotation can protect property rights

buyer in good faith

mutuality of contracts

buyer in bad faith

Tenant and landlord legal

Agricultural tenancy 

Legal easement and dominant estates

Land title and deeds and relevant Cases and Dispute resolution

Certificate of Land Ownership Award or CLOA or C.L.O.A.

Agrarian Reform and beneficiaries

Retention limit of land owners

Retention limit is it per child or not

Tax declaration annotations and the common questions and explanation

Boundary dispute and encroachment issues in Cebu can be resolved peacefully

Trial by commissioners in boundary disputes may be an option

Certificate of correction of error

an Edmond Ruz. 

ATTORNEY-AT-LAW  /  LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: [email protected]

Viber/WhatsApp/Globe Cell # 0917.678.4457     +63.917.678.4457

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Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics: 

CO-OWNERSHIP by co-owners

PROBATE and probate proceedings

What is the purpose of going through probate proceedings?

Testator and his last will

Holographic will versus notarial will

LAST WILL AND TESTAMENT

EXECUTOR OF ESTATE

ADMINISTRATOR OF ESTATE

EASEMENT and set-backs

LAND TITLE and tax declaration certificates

Land Status and Lot Status

BOUNDARY DISPUTE 

CORRECTION OF ENTRY

Correction of erroneous entry

Administrative correction of entry

Judicial correction of entry

RELOCATION SURVEY and joint survey

VERIFICATION SURVEY

SUBDIVISION SURVEY

What prohibition does not apply when the donation takes effect after the death of the donor?

Every donation between the spouses during the marriage shall be void. 

This prohibition does not apply to moderate gifts which the spouses may give each other on the occasion of any family rejoicing.

Donations during the marriage by one of the spouses to the children whom the other spouse had by another marriage are voidable, at the instance of the donor's heirs after his death. It is not void. It is voidable.

Real estate agents and their duties

Residential lot conversion rules and procedure

Industrial lot conversion rules and procedure

Agricultural lot conversion rules and procedure

Lease contract termination must be fair and just

Renters not paying can be evicted but must be according to law

Judicial land titling and reversion cases

The role of the Office of the Solicitor General (OSG) in reversion cases

Solicitor General in reversion cases

Timberlands and forest lands

Tax declaration was cancelled

Annotation on the Tax declaration

How to annotate and where to start

Annotation process and what documents to prepare

Annotation of adverse claim and its importance

Annotation of lis pendens and its importance

Costs of annotation and charges by the registry of deeds

Cancellation of tax declaration and title

Cancellation of annotation

Cancellation of adverse claim

Cancellation of notice of lis pendens

Boundary dispute laws and litigation

Cadastral map is erroneous and its effects

Erroneous cadastral map

Which will prevail

Will the cadastral map prevail

PSA or P.S.A.

Local Civil Registrar

Local Civil Register

LCR or L.C.R.

Notarial rules

Succession as a transfer of ownership

Intestate succession and how to settle the estate

Testate succession and how to settle the estate

Notarization rules

Personal appearance before the notary public is a requirement

Donations during the marriage by one of the spouses to persons of whom the other spouse is a presumptive heir at the time of the donation are voidable, at the instance of the donor's heirs after his death. It is not void. It is voidable.

All property brought by the wife to the marriage

All property the wife acquires during the marriage

Paraphernal property

Exclusive property

Community property

Boundary dispute in Siargao is a possibility especially due to increasing value

Boundary dis