Right to property question

[si_ako]

Help! Sorry mga Sis sa title ng thread, hindi ko kase alam ang exact legal term. Here's the case:

My grandfather has real estate property. Then yung isang part dun like around 1,000sqm nakatayo yung house namin, which was built by my parents 3 decades ago. dun na rin kami lahat lumaki. so yun ang old home namin. yung kabuuan na yun kasama ng tinatayuan ng bahay namin is under my grandfather's name.

Here are some of my questions:
Yung family friend namin sabi nya, sa letter daw nakalagay na binibigay na ni grandpa yung property na yun sa parents ko, signed by an attorney. My grandfather is also willing to transfer that property to my parents, kase para samin daw talaga na yun.

1) posible ba to at ano pong tawag?
2) is it the easiest and most practical way na gawin? 3) mga magkano kaya aabutin?

Sabi nila hindi naman daw eto legal na legal, dahil anytime pwedeng mabago, ok lang yun wala naman maghahabol. We just need this letter kung posible nga talaga.

Many thanks!

[annie_barzaga]

kung wala ng ibang kapatid po ang iyong parents at nag-iisa lang naman sya as in sole heir ng properties ng grandparents mo, actually alam ko hindi na kailangan pa ng letter. pero mas maganda na rin ang may proof na the property was given and the agreement was written.

mas maganda siguro sis kung patransfer nyo na yung title sa name ng parents nyo para hindi na kayo mahirapan pag dumating ang panahon na kailangan nyong magliquidate... 

[ratacutie]

Sis, buhay pa ba grandfather mo?  If so, best if he executes a Deed of Donation in favor of your parents.  Subdivided na ba yung property na ito?  Or is the land on which your house is built part of a bigger property covered by one title and only that part on which your house is built will be given to your parents? Ang gastos lang ng parents mo dyan is the Donor's Tax (which I assume your parents are willing to shoulder), Transfer Tax and fees, and registration fees. Madali lang yan.

[si_ako]

Sis annie and ratacutie thanks for replying.

Sis ratacutie, yup buhay pa si grandpa. it's a big land, then part nun yung bahay namin, pero yung house namin may bakuran na kasama na yung lot na para samin daw nung tinatayo pa lang. hindi pa sya subdivided, one title lang under my granpa's name. mga magkano kaya aabutin sa lahat ng gastos?

Deed of Donation pala ang tawag dun? so we just need to request that from a lawyer then let my granpa sign on it? What's next after Deed of Donation letter, pa notaryo? then pay the necessary taxes and fees? valid na rin ba yung deed of donation kahit hindi pa nabayaran yung taxes and fees? sorry daming tanong=) many thanks

[ratacutie]

^Sis, is it the intention of your gradfather to cede to your parents the entire property covered by the title?  The Deed of Donation, as long as notarized,  is valid with respect to your parents and your grandfather, as well as 3rd parties.  Pero puede pa rin ma-contest yun UNTIL you are able to transfer the title in your parents' names.  You can only transfer the title once you pay the taxes and fees.  It depends where the land is located and fair market value or zonal value nung property, dun magbebase yung taxed and fees. Once transferred na yung title sa name ng parents mo...then you can breathe easy.

[si_ako]

^thanks a lot Sis ratacutie, brilliant! yup it was my grandfather's intention.

nakapag download ako ng format ng letter:http://www.sample-legal-forms.netfirms.com/deed_of_donation.htm

pwede bang kami na lang gumawa then pa sign na lang yung dapat pumirma? so does it mean na hindi na kaylangan ng attorney to process this? many thanks

[ratacutie]

^Sis, puede naman.  Although kelangan matyaga kayo mag lakad lalo na sa mga BIR and stuff. Please remember also to process it agad (transfer of title, payment of taxes) right away kasi may mga deadline sa payment of DST and donor's taxes from date of notarization ng document.  Otherwise, mapepenalty pa kayo. Sending you a pm also.

[bankerII]

you need not undergo all those processes if your father is the sole heir.

 

[annie_barzaga]

sis, base lang sa akin experience, siguro mas madali kung ang i-execute e Deed of Absolute Sale kesa sa Deed of Donation, kasi nga I remember pag Deed of Donation pwedeng may magcontest and undergo talaga sya ng legal or court orders kahit walang ngcontest, madami pang pagdadaanan at mas malaki ang babayarang taxes kesa sa deed of absolute sale, where palalabasin nyo na binenta ng lolo nyo sa parents mo ang property at binayaran kayo sa halagang you want to refer sa DAS... mas maliit ang taxes kasi binabayaran pag sale of land kesa sa donation... 

[ratacutie]

^sis, yung taxes ng Deed of Donation vs. Deed of Sale depends on the zonal valuation of the property.  Hindi laging mas mababa ang CGT over donor's tax.  May instances na mas maliit ang donor's tax talaga kasi may exempted amount pa pag sa donor's tax if the donor is related to the donee.

[aquacharly]

SI AKO --- may I just share the important points with regards to property given out as inheritance by a living donor...

1.  IF your grandpa wants to give your parents that property ... and he is STILL ALIVE ..  a Deed of Sale is the best conveyance.  Ang Deed of Donation is a most abused transfer vehicle... kaya pareho lang ang taxes que Deed of Donation or Sale per our lawyers.

2.  Since your Lolo is still alive... que se hoda kung 100 ang anak nya. Basta ma transfer ang TCT to your parents ... that is it.  It belongs to your family 100%.

3.  That letter will not hold water... walang saysay yan IF hindi na transfer ang property to your parents BEFORE your Lolo dies.

Kahit ilang sulat pa yan, kahit na magpa AVP your lolo saying that property goes to your parents ...

This is what the lawyers say:  anything that contravenes the law is not valid.  And you cannot dis-inherit Compulsory Heirs... unless that person makes an attempt on your life. 

So, hahati sa property na yan ang Lola mo (if she survives your Lolo) and all the legitimate and illegitimate children of your Lolo.
(Division accdg to law).

4.  So there, even with that letter, if the property is not transferred BEFORE your Lolo dies .... that property becomes part of your Lolo's Estate...

5.  Ang hatian ng estate is as follows:
      50% to the Lola (if still alive and legally married sila)
      the 50% balance is divided among the Lola (again, may share ang Lola = to the share of 1 legitimate child) and the legitimate and illegitiamte children (illegitimate children get 1/2 the share of a legitimate child).

Sorry, but grandchildren are not Compulsory Heirs... unless specified in the Free Portion of the estate as contained in a Probated Last Will and Testament (complicated yan so only the very very very rich do that).

So, SI_AKO ... to spare your family grief, do everything now to make your Lolo transfer that property to your parents' name.   Maniwala ka,  pag namatay ang Lolo mo ... guerra patani na (generally) with the Compulsory Heirs. 

[bankerII]

simplify matters.
ilan ba ang anak ng grandparents mo?
kung sole heir - no problem.
kung more than one, a better route is thru a Deed of Donation ( no donor's tax if value is P100,000 and below). Deed of Sale is
a.  not exempted from cap.gains tax
b. your parents can still legally claim against the
    estate of your grandparents later on.
c. the other heirs can question the sale later on.

..just my opinion

[si_ako]

thanks a lot mga Sis for replying. now i have 2 options, either Deed of Donation or Deed of Sale, at least i already know those legal terms, in case we consult a lawyer we already have an idea. will compare all your posts to choose which is a better option. my parent has brothers and sisters also but not all them are in the phils.

[ratacutie]

^Naku sis, if your lolo has other children, baka kasi ma-consider as impairment of their legitime yung donation sa inyo ng lupa.  Kasi kaming magkakapatid, ginawa ng Daddy ko, nag assign na ng properties for each one...we dont really care kaya ok lang sa amin yung mga Deed of Donation kung kani-kanino.  In other words, they have started to transfer their properties na to our names.  May mga natira pa, pero more or less they started dividing the properties amongst us na.  Ok lang ba sa mga kapatid ng parent mo?  Regardless whether the other siblings are in the Phils. or the US, they still have the right to inherit their legitimes (inheritance mandated by law).

You may opt for Deed of Sale, but I have to warn you that sometimes, this may also be contested as impairment of the other heirs' legitimes, lalo na if they are able to prove that no "real sale" occurred.

[si_ako]

^thanks Sis. ah i see. pero in good terms silang magkakapatid and they already know even before na yung property na yun para talaga sa parent ko.

[bankerII]

you can never foretell the future.
either route you will take, ensure that
you get formally the conformity of all the other heirs.
just to be on the safe side.
 

[si_ako]

^thanks Sis, yup you're right. will also inform my parents about that.

[ratacutie]

^^ay naku sis, even if may kasulatan yan with the other siblings, minsan it can still be contested.  Puede naman yan i-partition na nga lahat ng properties ng lolo mo in terms of mana para wala nang gulo.  Pero no guarantees din.  Hirap ano? hehe 

[angelvan]

mga sis...u might know something about this situation of mine..

[textspeak!] tatay ko may property cla ni mama, eh wala na c mama 4 yrs na..pero wala kme ginawa like distribution of properties or anything!kc kesyo buhay pa daw [textspeak!], at kpag tigok na [textspeak!] tsaka pa lang daw nmen mkukuha!

as in makukuha nmen lalo na ngayon sa situation..

[textspeak!] na problema, nag asawa ngyon c tatay, ang tanong may karapatan ba [textspeak!] ASAWA nyang BRUHA sa properties nila mama? eh na acquire nila un ni MAMA as their conjugal!! bka at the end, kmeng magkakapatid ang mawalan ng haus at [textspeak!] ASAWA nya ang makinabang plus [textspeak!] mga ANAK din nya( FYI, may anak din [textspeak!] BABAE sa una nyang ASAWA)....

hope someone can share something about this!!

after that may isa pang scenario, later na [textspeak!] ito po muna..

thank u!

[aquacharly]

^^ay naku sis, even if may kasulatan yan with the other siblings, minsan it can still be contested.  Puede naman yan i-partition na nga lahat ng properties ng lolo mo in terms of mana para wala nang gulo.  Pero no guarantees din.  Hirap ano? hehe 

RATACUTIE is right.... push for a partitioning of properties now...  Deed of Sale, IMO, is still best.   
To nail tighter the partitioning .. have each heir execute a Waiver.  Parang later on hindi puedeng sabihin... eh, I did not know fully etc etc etc.

Pati husband/wife should sign the Waiver.