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: 

Private road access

Builder in good faith

Builder in bad faith

Trespassing and destruction of property must be avoided

Indirect contempt and docket fees

Foreclosure of mortgage

Chattel mortgage 

Chattel mortgage annotation

Chattel mortgage cancellation

Real estate mortgage

Real estate mortgage annotation

Real estate mortgage cancellation

Real estate loan and mortgage

Letter of guaranty has expiry/

Loan and mortgage annotation

Loan amortization 

Just compensation in expropriation

DPWH expropriation

NGCP expropriation

Adverse claim annotation

Affidavit of adverse claim

Land title and land deeds rules and annotations

File a case in court in good faith and with clean hands

Unclean hands is not good

Siargao properties 

Siargao broker

Guimaras surveyor and broker 

Guimaras properties increase in value

Real estate problem solver qualities of investors

Retain legal counsel and termination

Contributors may come from any place like:

 Samboan, Cebu: Basak, Bonbon, Bulangsuran, Calatagan, Cambigong, Canorong, Colase, Dalahican, Jumangpas, Monteverde, Poblacion, San Sebastian, Suba, Tangbo

San Fernando, Cebu: Balud, Balungag, Basak, Bugho, Cabatbatan, Greenhills, Ilaya, Lantawan, Liburon, Magsico, North Poblacion, Panadtaran, Sangat, South Poblacion, Tabionan, Tananas, Tonggo, Tubod

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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: 

Proving foreign law in philippine court

Doctrine of processual presumption

Presumption of innocence

Presumption of death

Presumed dead

No presumption of guilt

Guilt beyond reasonable doubt

Preponderance of evidence

Estate administrator and executor duties and obligations

Succession, inheritance, partition proceedings and problems

Recovery of possession and its technicalities

Recovery of ownership and its prescription

Effect of possession on recover of possession

Effect of possession on recover of ownership

imprescriptible

Will not prescribe

Will not expire

Actions for recovery will prescribe usually

Actions to nullify and its rules

Actions to cancel and its rules

Property regime

Donations by reason of marriage

Donation propter nuptias

Annulment and declaration of nullity of marriage

Property regime among spouses

Pre-trial in civil cases involving land dispute

Land Title and Deeds Rules and Laws

Transfer Certificate of Title fine prints

Original Certificate of Title fine prints

Tax Declaration Certificate fine prints

Judicial titling requirements and timetable

Ejectment and eviction requirements

Land survey requirements

Land surveyor duties to the client

Real estate broker qualifications and disqualifications

Notary public prohibitions

Notary public disqualifications

Notarial rules

Contributors may come from any place like:

 Poro, Cebu: Adela, Altavista, Cagcagan, Cansabusab, Daan Paz, Esperanza, Libertad, Mabini, Mercedes, Moabog, Poblacion, Rizal, San Jose, Santa Rita, Teguis, Western Poblacion

Ronda, Cebu: Butong, Can-abuhon, Canduling, Cansalonoy, Cansayahon, Ilaya, Langin, Libo, Malalay, Palanas, Poblacion, Santa Cruz, Tupas

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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: 

SETTLEMENT OF ESTATE

PARTITION

CO-OWNERS

CO-OWNERSHIP

PROBATE

LAST WILL AND TESTAMENT

EXECUTOR OF ESTATE

ADMINISTRATOR OF ESTATE

EASEMENT

LAND TITLE

BOUNDARY DISPUTE

CORRECTION OF ENTRY

RELOCATION SURVEY

VERIFICATION SURVEY

SUBDIVISION SURVEY

Donations by reason of marriage are those which are made before its celebration, in consideration of the same and in favor of one or both of the future spouses.

These donations by reason of marriage are governed by the rules on ordinary donations. 

Minors may make and receive donations in their ante-nuptial contract.

Express acceptance is not necessary for the validity of these donations.

The future spouses may give each other in their marriage settlements as much as one-fifth of their present property, and with respect to their future property, only in the event of death, to the extent laid down by the provisions of this Code referring to testamentary succession.

The donor by reason of marriage shall release the property donated from mortgages and all other encumbrances upon the same, with the exception of easements, unless in the marriage settlements or in the contracts the contrary has been stipulated. 

Contributors may come from any place like:

 Moalboal, Cebu: Agbalanga, Bala, Balabagon, Basdiot, Batadbatad, Bugho, Busay, Lanao, Poblacion East, Poblacion West, Saavedra, Tomonoy, Tuble

Oslob, Cebu: Alo, Balagbag, Bangcogon, Bato, Bonbon, Calumpang, Canangca-an, Canlumacad, Cansaloay, Cansayahon, Casay, Lagunde, Looc, Mainit, Nueva Caceres, Poblacion, Pungtod, Tan-awan, Tumalog, Tumpa

Pinamungajan, Cebu: Anislag, Binabag, Buhingtubig, Butong, Busay, Cabiangon, Camugao, Duangan, Lamac, Lut-od, Opao, Pandacan, Poblacion, Punod, Rizal, Sacsac, Sambagon, Sibago, Tajao, Tangub, Tupas

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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: 

Tax Declaration Certificate fine prints

Judicial titling requirements and timetable

Ejectment and eviction requirements

Land survey requirements

Land surveyor duties to the client

Real estate broker qualifications and disqualifications

Notary public prohibitions

Notary public disqualifications

Notarial rules

Notarization rules

Personal appearance before the notary public

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

Conjugal property

Family Code and Civil Code of the Philippines

The wife retains the ownership of the paraphernal property. 

The wife shall have the administration of the paraphernal property.

Movables and immovables

Personal Property and Real Property

Contributors may come from any place like:

Medellin, Cebu: Antipolo, Caputatan Norte, Caputatan Sur, Curva, Daanlungsod, Dayhagon, Don Virgilio Gonzalez (Luy-a), Gibitngil, Kawit, Lamintak Norte, Lamintak Sur, Luyongbaybay, Poblacion, Tindog

Minglanilla, Cebu: Cadulawan, Calajo-an, Camp 7, Camp 8, Cuanos, Guindaruhan, Linao-Lipata, Manduang, Pakigne, Poblacion Ward I, Poblacion Ward II, Poblacion Ward III, Tiber, Tungkil, Tulay, Vito

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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 of death certificate

delayed registration of marriage contract

Prenup

Prenuptial agreement

Pre-nuptial agreement

double registration of birth

double registration of death

ONETT transactions

One Time Transactions

Certificate Authorizing Registration 

Bureau of internal revenue Certificate Authorizing Registration 

BIR CAR

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

Tax Clearance

Real Property Tax Assessment

Payment under protest

Prescription on real property taxes

Probate of a last will and testament

Prescription on probate

Foreigner decedent

Proving foreign law in philippine court

Doctrine of processual presumption

Presumption of innocence

No presumption of guilt

Guilt beyond reasonable doubt

Preponderance of evidence

Estate administrator and executor duties and obligations

Succession, inheritance, partition proceedings and problems

Recovery of possession and its technicalities

Recovery of ownership and its prescription

Effect of possession on recover of possession

Effect of possession on recover of ownership

imprescriptible

Will not prescribe

Will not expire

Actions for recovery will prescribe usually

Actions to nullify and its rules

Actions to cancel and its rules

Contributors may come from any place like:

 Madridejos, Cebu: Bunakan, Kaongkod, Kodia, Maalat, Malbago, Mancilang, Poblacion, Tabagak, Talangnan, Tarong

Malabuyoc, Cebu: Armeña, Balikmaya, Caleria, Cerdeña, Labrador, Looc, Mahanlud, Mindanao, Montañeza, Poblacion, Salmeron

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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: 

If the property of the conjugal partnership and the husband's capital are not sufficient

The personal obligations of the husband

Can not be enforced against the fruits of the paraphernal property

Redounded to the benefit of the family

A married woman of age may mortgage

A married woman of age may encumber

A married woman of age may alienate

A married woman of age may dispose of her paraphernal property

When can a married woman of age dispose without the permission of her husband

Rules on alienation of any paraphernal property

Rules on paraphernal property administered by the husband 

Right to the wife to require the constitution of a mortgage

Conjugal Partnership of Gains

Death certificate registration

Boundary dispute in Moalboal is a possibility

Property law

Boundary dispute in Cebu is a possibility

Boundary dispute in Siargao is a possibility

Boundary dispute in Bohol is a possibility

Estate law 

Conflict with foreign laws is a possibility

Domestic law and foreign laws

Conflict of laws is a possibility

Laws, interpretation, and explanation in layman’s terms is good.

Inheritance law is tricky

Share of inheritance can  be complicated

Real estate litigation will take time

Adjacent lot dispute is so common

Quitclaim affidavit can be repudiated or questioned

New tax declaration 

Revision of assessment by assessor’s office

Lot plan may not be a proof of ownership

Sketch plan may not be a proof of ownership

Vicinity map may not be a proof of ownership

Legal forms Philippines vary

Retainer agreement vary and is on a case to case basis

File a complaint or threaten to file a complaint are different

Counter affidavit must be notarized

Provisional liberty is temporary freedom

Title cancellation must be done in court unless party amicably settle

Deed of sale annulment can be done in court or extrajudicially

Contributors may come from any place like:

Dumanjug, Cebu: Bitoon, Bullogan, Bulak, Calaboon, Cawayan, Ilaya, Kabalaasnan, Kang-actol, Kanguha, Lamak, Liong, Mantalongon, Masa, Matalao, Paculob, Poblacion, Sima, Tapon, Tubod

Ginatilan, Cebu: Anao, Cambagte, Cambalid, Cambonong, Cañorong, Guiwanon, Looc, Mangaco, Palanas, Poblacion, San Roque, Santa Cruz

Liloan, Cebu: Cabadiangan, Calero, Catarman, Cotcot, Jubay, Lataban, Mulao, Poblacion, San Roque, Santa Cruz, Tabla, Tayud, Yati

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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: 

Death certificate registration

Boundary dispute in Moalboal is a possibility

Property law

Boundary dispute in Cebu is a possibility

Boundary dispute in Siargao is a possibility

Boundary dispute in Bohol is a possibility

Estate law 

Conflict with foreign laws is a possibility

Domestic law and foreign laws

Conflict of laws is a possibility

Laws, interpretation, and explanation in layman’s terms is good.

Inheritance law is tricky

Share of inheritance can  be complicated

Real estate litigation will take time

Adjacent lot dispute is so common

Quitclaim affidavit can be repudiated or questioned

New tax declaration 

Revision of assessment by assessor’s office

Lot plan may not be a proof of ownership

Sketch plan may not be a proof of ownership

Vicinity map may not be a proof of ownership

Legal forms Philippines vary

Retainer agreement vary and is on a case to case basis

File a complaint or threaten to file a complaint are different

Counter affidavit must be notarized

Provisional liberty is temporary freedom

Title cancellation must be done in court unless party amicably settle

Deed of sale annulment can be done in court or extrajudicially

Tax declaration cancellation can be done in court or extrajudicially

Cadastral survey and lot claimants are important

Land occupation and ejecment 

Writ of execution by court sheriff

Writ of demolition by court sheriff

Timberland ownership is not possible

Timberland is beyond the commerce of man

Land classification issuances

Zoning laws and rules

Right of way remedies in cases

Public road access

Private road access

Builder in good faith

Contributors may come from any place like:

 Dalaguete, Cebu: Ablayan, Babayongan, Balud, Banhigan, Caliongan, Casay, Coro, Cawayan, Dugyan, Dumalan, Jolomaynon, Langkas, Lanao, Manlapay, Malones, Mantalongon, Poblacion, Sacsac, Salug, Sandayong, Sibonga, Tabon, Tapon

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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: 

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

Bond by administrator

Bond by executor

Cash bond

Surety bond

Property bond

SRRV Visa

Retirement Visa

Retiree Visa

Last will and testament

Estate administrator

Estate executor

Executor of the will

Hologrpahic will

Alienable and disposable

A and D certificate

A and D certification

A & D certificate

A & D certification

Easement law and rules

Compel to give right of way

Used as road for a very long time

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

No more exit

No more point of entry

Landlocked

Land locked

No adjacent road

Contributors may come from any place like:

 Consolacion, Cebu: Cabangahan, Cansaga, Casili, Danglag, Garing, Jugan, Lamac, Lanipga, Nangka, Poblacion Occidental, Poblacion Oriental, Pitogo, Pulpogan, Sacsac, San Roque, Tolo-tolo, Tayud

Cordova, Cebu: Alegria, Bangbang, Buagsong, Catarman, Day-as, Gabi, Gilutongan, Ibabao, Pilipog, Poblacion, San Miguel

Daanbantayan, Cebu: Agujo, Bakhawan, Bateria, Bagay, Calape, Carnaza, Dalingding, Lanao, Logon, Malbago, Malingin, Maya, Pajo, Paypay, Poblacion, Talisay, Tapilon

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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: 

Donations by reason of marriage are those which are made before its celebration, in consideration of the same and in favor of one or both of the future spouses.

These donations by reason of marriage are governed by the rules on ordinary donations. 

Minors may make and receive donations in their ante-nuptial contract.

Express acceptance is not necessary for the validity of these donations.

The future spouses may give each other in their marriage settlements as much as one-fifth of their present property, and with respect to their future property, only in the event of death, to the extent laid down by the provisions of this Code referring to testamentary succession.

The donor by reason of marriage shall release the property donated from mortgages and all other encumbrances upon the same, with the exception of easements, unless in the marriage settlements or in the contracts the contrary has been stipulated. 

A donation by reason of marriage is not revocable, but with exceptions.

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

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

Renters not paying can be evicted

Contributors may come from any place like:

Cambangkaya, Candumaguit, Catmondaan, Duyan, Ginabucan, Macaas, Panalipan, Poblacion, Tabili, Tinabyonan

Compostela, Cebu: Bagalnga, Basak, Buluang, Cabadiangan, Cambayog, Canamucan, Cogon, Dapdap, Estaca, Lupa, Magay, Mulao, Poblacion, Tag-ubi, Tamiao

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

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: 

Land occupation and ejecment 

Writ of execution by court sheriff

Writ of demolition by court sheriff

Timberland ownership is not possible

Timberland is beyond the commerce of man

Land classification issuances

Zoning laws and rules

Right of way remedies in cases

Public road access

Private road access

Builder in good faith

Builder in bad faith

Trespassing and destruction of property must be avoided

Indirect contempt and docket fees

Foreclosure of mortgage

Chattel mortgage 

Chattel mortgage annotation

Chattel mortgage cancellation

Real estate mortgage

Real estate mortgage annotation

Real estate mortgage cancellation

Real estate loan and mortgage

Letter of guaranty has expiry/

Loan and mortgage annotation

Loan amortization 

Just compensation in expropriation

DPWH expropriation

NGCP expropriation

Adverse claim annotation

Affidavit of adverse claim

Land title and land deeds rules and annotations

File a case in court in good faith and with clean hands

Unclean hands is not good

Siargao properties 

Siargao broker

Guimaras surveyor and broker 

Contributors may come from any place like:

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

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.