Q. GREETINGS Atty. Wong!! May tanong po ako about sa Land Rights. Meron pong ibenebentang lupa na taniman sa akin less than a 1 hectare, ang problema po wala itong titulo, rights lamang ang meron sila. Sinasabi naman po sa akin na pedi ko itong patituluhan. Okay lang poba na bilhin ko ang lupa(rights) at pwedi ko po ba talagang mapatituluhan ito? Salamat po!
ANS: Alamin mo muna kung anong klaseng”rights” and pinanghahawakan ng nag bibenta lupa? Kung mayroon Tax Declaration ang lupang ito,at walang titulo at nakapangalan ito sa nag bebenta maari mo itong maging legal na basihan sa bintahan ng isang “Unregistered Land”, ayon sa Public Land Act .
Ang bintahan o transakyon hinggil sa lupa ay maaring ma-register ang Deed of sale ninyo sa Register of Deeds . Although pag walang titulo ang lupa, mayroong risk na sa future mayroong may mag claim nito as owner. I-check mo rin kung nag babayad ng amelyar or real property tax at updated ang payments nito.
Pag na-register na ang bilihan ninyo sa lupa sa Register of Deeds at ang tax declaration nito ay nasa pangalan mo na, maari mong gawing legal na basishan for Judicial Titling ng lupa in the future, ayon sa Property Registration Decree o P.D. No.1529 .
Kung wala namang maipakitang Tax Declaration ang nagbebenta sa iyo, at mga kaakibat na dokomento kung saan nagkaroon ito ng legal rights or interest doon sa lupa, medyo masyadong risky ito. For all you know, ung lupang ina-alok sa iyo, ay isang forest or watershade, military reservation, national park, these lands are beyong private ownership dahil ang mga ito ay inalienable and disposable land of public domain. As a rule and maari lang papatituluhan as mga public at
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cadastral lands na nagkaroon na ng declaration ang government na open for private ownership, tulad ng free patent, sales patent, homestead etc. Have the property confirmed first with the appropriate government agencies tulad ng Department of Agriculature and Environment(DENR), Land Management Bureau, among others. Sabi nga sa batas….”Caveat emptor” or “ buyers’ beware”.
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