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 transactions must keep amicable settlement as an option

annulment and nullity of property contracts may be done out of court

agreements and sales are recorded by the deeds to have a good record of the transaction

land possession and occupancy rights are interesting concepts 

protests and legal claims on lots are nice learn

writs of execution and demolition are used to enforce decisions of courts

land types such as timberland and mineral land are inalienable lands

foreshore and salvage zone regulations would be nice to know

road easements and no-build zones have legal basis

classification and reclassification of land

zoning use and change of land use

valuation of land and properties

injunctions and temporary restraining orders

prescriptions and property rights

road classifications and easements

boundary markers and legal issues

subdivision survey approvals and rescission

compulsory heir rights in estates

inheritance laws for ascendants and descendants

guarantee letters and loan releases

mortgage annotations and real estate loans

expropriation and just compensation processes

role of expert witnesses in land cases

claims and lis pendens in property disputes

agricultural tenant rights and DARAB

recognition of foreign judgments in property law

land possession issues and legal consequences

publication requirements for legal cases

barangay and community legal processes

trespassing and arson legal actions

reconstitution of lost land titles

Exclusive Property of Each Spouse

Brought to the Marriage

Acquires by Lucrative Title

Right of Redemption

Exchange with Other Property

Purchased with Exclusive Money

Promissory notes and checks

Warranty Against Eviction

Fraud and Frivolous suits

Property Donated or Left by Will

Paraphernal Property

Designation of Determinate Shares

Share and Share Alike

Onerous Donations

Paraphernal Property Charges

Husband's Capital

Conjugal Partnership

Credit Payable

Life Pension

Cebu property and 2025 legal updates

Guimaras land and title issues involving Guimaras land would be nice to know

Oslob real estate prices and valuations

Boljoon land transactions

Moalboal property rights and the effects of pending cadastral proceedings

Industrial property conversion from agricultural classification

Residential property and famous township development

Unlawful detainer and eviction proceedings

Lease negotiation and enforcement

Rental dispute resolution

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

land survey types and procedures

real estate broker responsibilities

property trespassing and legal consequences

boundary marker removal issues

title transfer and ownership processes

capital gains and documentary stamp taxes

BIR CAR or B.I.R. C.A.R. for property registration

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

cancellation of sales and cancellation of titles are best done by amicable settlement

estates, role of executor, and role of administrator, and the duties of executors or administrators

right of way and easement laws must be seen as tools to keep the peace

buyers usually seach how to do due diligence and the duties of real estate attorneys abroad

Are there real estate attorneys abroad? 

Are there real estate lawyers abroad?

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

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

Marriage and family law including rights and obligations

Inheritance and estate planning including doing it legally and fairly

Real estate litigation must be done with clean hands

Waiver and quitclaim can give protection if done according to law

Property planning and mapping are interesting tasks

Breach of contract are best resolved amicably

Small claims and its legal procedure

Legal affidavit drafting and its do’s and dont’s will help you keep a peaceful life.

Legal possession and ownership of land is way to live peacefully.

Marital annulment is best called judicial annulment of marriage contract

Divorce abroad and its effects on child custody in the Philipines

Defamation and libel must be avoided if you want a peaceful life.

Land title cancellation can be accomplished peacefully.

Contract nullification may be a remedy to keep the peace.

Cadastral and land survey are tools to bring peace to land owners.

Writs and writs of execution are legal tools to enforce court decisions.

Land classification in the tax declaration certificates and its effects

Right of way and access to dominant estate can be achieved by peaceful means

Police assistance for trespassing cases must be peacefully accomplished

Criminal defense protects innocent people from frivolous suits

Boundary disputes and fencing disputes are so common in unpopulated areas.

Real estate loan is usually a loan secured by a real estate mortgage.

Loan and mortgage as a guarantee to the loan

Land expropriation is a proceeding and it is related to the power of eminent domain

Road development and property development have rules that must be followed

Adverse possession and adverse claim

Property law and estate law are interesting topics

Landlord and tenant dispute can be resolved peacefully

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?

Child custody case unintentionally hurt also the children involved.

Family legal matters are best resolved out of court and amicably.

Cyber libel defense requires a lot of research and preparation.

Land Title and deeds includes land registration topics

Distinctions between Sale, contract to sell, contract of sale, and deed annulment

Land registration may be opposed by the Republic of the Philippines through the OSG

Occupancy and possession in the concept of an owner is not available for tenants

Land use classification must be followed 

Land misuse can be a violation

Tree cutting permit is important

Tree transportation permit is essential

Writ of kalikasan and other court writs

Public and private road access rules

Squatter eviction and their rights

Legal assistance in trespassing defense may be through PAO

Criminal misappropriation of public funds is not good

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 

Agricultural landlord

Court case filing may be done by PAO if you qualify

Siargao real estate is booming and this triggers the rise of land disputes also.

Cebu real estate is booming in the outskirts which increases the rate of land disputes.

Real estate guarantee release can be accomplished by the mortgagor

Cebu geodetic engineer associations and groups are available in the island

Boundary dispute resolution is best done out of court

Property law and Succession law are interesting

Adjacent property dispute and amicable settlement out of court is a good step

Compromise agreement must always be on the table

Katarungang Pambarangay is crucial to help people live peacefully

Barangay Lupon have a very important role in keeping peaceful relations

When the husband and wife place in a common fund the fruits of their separate property and the income from their work or industry?

divide equally net gains

divide equally benefits

dissolution of the marriage

Public reserves

Inalienable land

Lands of the public domain

dissolution of the partnership

obtained indiscriminately by either spouse during the marriage

All property of the conjugal partnership of gains

owned in common by the husband and wife

When a man and a woman live together as husband and wife

When a man and a woman live together as husband and wife, but they are not married

When a man and a woman live together as husband and wife, but their marriage is void from the beginning

The property acquired by either or both of them

Property acquired by either or both of them through their work or industry or their wages and salaries

Rules on co-ownership 

Rights of co-owners

Obligations of co-owners

Co-owner selling the whole property cases

Repudiation of co-ownership

Quitclaim processing

Tax declaration issuance and revision

General revision and tax declaration

Legal map preparation

Checks and bouncing checks cases are common

Contracts and its breach are best resolved out of court

out of court resolution in breach of contract must be an option

out of court rescission is always an option unless prohibited by law

mutual restitution and rescission are options to arrive in amicable settlement

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?

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: 

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

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

Instances when the public instrument shall be recorded in the Registry of Property

As for the movables, the husband shall give adequate security

The fruits of the paraphernal property

Form part of the assets of the conjugal partnership

Payment of the expenses of the marriage

The daily expenses of the family

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

What does “redounded to the benefit of the family” mean?

Joint Survey

Judicial Affidavit

Simple Affidavit

Joint Affidavit

Joint Judicial Affidavit

Joint Relocation Survey

As-built survey

As-built plan

Sketch Plan

Lot Sketch Plan

Subdivision Plan

Consolidation Plan

Topographic Survey

Topographic Survey Sketch Plan

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 and Contract law

Boundary dispute in Cebu is a possibility for it is not limited to rural areas

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

Boundary dispute in Bohol is a possibility because it can happen anywhere

Estate law in the Palawan is the same in Cebu or Bohol or Boracay or Siargao

Conflict with foreign laws is a possibility especially in the case of death of aliensin the Philippines

Domestic law and foreign l

Damages

Actual damages

Moral damages

Damage to property

Cost of structures removed when destroyed for right of way

What everyone must know about processing Transfer of title and annotations

liens and encumbrances

Annotation of adverse claim

Expiry of adverse claim

Tax declaration and tax clearance

Tax declaration has no lot number

Tax declaration has no survey number

Tax declaration has no title number

Problem on how to transfer the property under my name when there are numerous heirs to sign

Tax declaration has no survey number

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

Is land survey sketch plan a source of a right or not?

Is a lot sketch plan a proof of ownership or not?

Consent of adjoining lot owner and how it is proven

Adjoining lot owner dispute and how to settle amicably

Encroachment case and how to settle amicably

Correction of birth certificate or marriage contract

Delayed registration and its process

delayed registration of birth certificate

delayed registration of death certificate

delayed registration of marriage contract

Prescription on probate does not exist?

Foreigner decedent

Alien decedent

Proving foreign law in philippine court

Doctrine of processual presumption

Judicial Recognition of foreign decree

Presumption of innocence

Presumption of death

Presumed dead

No presumption of guilt

Guilt beyond reasonable doubt as a quantum of proof

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 or imprescriptibility

Actions that will not prescribe

Actions that will not expire

Actions for recovery will prescribe usually

Actions to nullify and its rules

Actions to cancel and its rules

Property regime and the default regime

Donations by reason of marriage

Donation propter nuptias

Distinction between annulment of marriage and declaration of nullity of marriage

Property regime among spouses and how it is changed during marriage

Pre-trial in civil cases involving land dispute

Land Title and Deeds Rules and Laws

Checking the Transfer Certificate of Title and reading the fine prints

Checking the Original Certificate of Title and reading the fine prints

Checking the Tax Declaration Certificate and reading the fine prints

Judicial titling requirement

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