Defaulting Payments - Know Your Rights under the Maceda Law (Republic Act 6552)

theson

Hi,

Ako po ay isang OFW na kumuha ng 210sqm prime lot property sa isang developer sa Pinas. Nakahulog na po ako ng 26 month equity at P12,840/month, nasa 20% n po ng TCT yung naibabayad ko.

Nung last November-Dec.2014 nag bigay po sila ng 3 notices of turnover pero hndi po ako nakapunta. Last Dec. 15 po ang 3rd and last notice. Dahil di po ako nakadalo, ung lahat ng kulang na bayad sa property ay dinedemand na nila at sa bawat buwan na delay ay kailangan ko magbayad ng 10% interest. Nasa P2.3M pa po ang kulang, kaya bawat buwan dadag-dagan nila ng 10% ung kailangan kong bayaran.

Ngayon po, pina-process ko na yung pag loan sa banko na sa tingin ko nman ay maa-approve.

Ito po ang aking options at reasons:

Option 1. Kung itutuloy ko po, kailangan kong

a) mag-loan ng mahigit P2.3M sa banko;

b) magbayad ng interest sa developer na nasa 2 months @ 10%/month of remaining balance ~P460k;

c)magbayad ng interest sa banko para sa nautang na pera ~P1.09M d) plus travel sa pinas at miscellaneous expenses sa pagprocess

d) may lupa akong pwede kong patayuan ng bahay

2. Kung hindi ko itutuloy, ito po ang posibleng mangyayari

a) magfi-file ako sa HLURB para makuha ang <50% ng naibayad gamit ang Maceda Law

b) baliwalain ang naihulog na P353K at kalimutan nalang ang lahat

c) wala akong babayarang utang at interest sa developer at banko at maka-ipon ng pera pang-cash /bayad sa susunod na kukuning property

d) maghahanap ng sunod na kukuning property

Anu po ang iyong magandang advice na dapat kung gawin?

Maraming salamat po in advance.

Joanne Almaden

Hi @disqus_jWuDBN7PK9:disqus,

Thank you for dropping by.

To answer your concerns:

1. Have you explained to the developer why you weren’t able to answer those notices that were sent to you? 10% interest per month is a lot of money for a penalty! I think it would be best to talk to the developer about it and draw up a compromise regarding your situation.

Almost always, developers are willing to meet halfway if your reasons are valid. Communication from both parties is very important so that no one is left hanging.

2. As for option 1, 10% interest from the developer would be amended if you will, again, talk to your developer as explained above.

Regarding travelling here in Pinas to process everything, you don’t really have to do this. You can just issue an SPA (Special Power of Attorney) to a trusted relative, if you have any. This way, travel expenses would be significantly cut down.

You have mentioned that your property is in a prime location, if the property’s potential outweighs the bank’s amortzation, maybe consider keeping it… and of course if your current finances permit.

For option 2, Maceda Law is an option for you if you are unable to continue your payments for whatever reasons you have. However, P353K is still a lot of money. And still you have to travel all the way here in PH to file a request for the refund, if you dont have anyone to do it in your behalf.

So it won’t be just P353K that will be lost, the money for travelling, time and energy as well.

3. Here are my suggestions, do the math of the numbers involve in the ff:

If you are going to pursue:
a. talk to your developer for the compromise of your penalty.
b. expenses in travelling to process things yourself vs. if you are going to issue an SPA
c. bank expenses for the loan processing

If you are not going to pursue:
a. how much is the total refund if you are going to opt for Maceda Law
b. how much is your loss after the refund of Maceda Law
c. expenses in travelling to PH to process things vs. if you are going to issue an SPA

Alternatively, if you believe that the property has potential for a positive return, consider arranging all the necessary documents so you can resell it afterwards.

Buyers would prefer to buy properties with clean documents or have it as a rental property for passive income. This way, you will not be wasting the money and more importantly, the time that you have already put in to this property of yours.

Hope this helps you sort it out.

All the best to you!
- theson
  
  Hi Ma’m Joanne,
  
  Very much thanks sa valuable advice and suggestions. It helps me a lot.
  Aalamin ko po muna sa pag-uwi ko yung mga actual na consequences ng both options dun sa developer and bank and with reference sa future financial capability ko, I will decide then.
  
  I highly appreciated your advice.
  
  all the best!
  
  -theson
  - Joanne Almaden
    
    You’re welcome @disqus_jWuDBN7PK9:disqus.. Glad to be of help.
    - Joan
      
      Hi Pwede po ba akong mgtanong.
      
      Ganito po ang sitwasyon ko – Ang full DP ko is until Dec 30, 2014. Nka in house financing po ako at 19% sa developer. Ngayon Na approve po ako ng bangko Dec 11, 2014 sinabihan ko talaga ang bangko kng kelan ang last DP ko which ng assure nman ang bangko na mahahabol nman nla. Ngayon Jan 12, 2015 lng na bigyan ng final approval based sa collateral considerations/documents. So napadala ng bangko ang LOG ko Jan 28, 2015 na pero ang Monthly Amortization ko is due by Jan. 31, 2015 pa.
      
      sabi ng bangko ang tagal din ng developer ko mkipag coordinate sa kanila kaya natagalan ang LOG. Now, ang developer ko is mgpapataw ng interest sa akin kasi d daw nla natanggap ang LOG by Jan. 1, 2015 dini-dispute ko ito kasi kng d ako ngkulang s apgtawag sa developer at bangko para mg follow up para mapadala na ang LOG. Sabi ko mgbabayad ako ng penalty pero d ako mgbabayad ng interest na same na ang amount halos sa monthly amortization ko sa bangko. Ang LOG ng bangko is 80% na…d pa due ang in house ko which is January 31, 2015 mgpapataw na cla ng interest.
      
      Ano po ang pwede kong gawin sa case ko? Ayoko mgbayad ng extra sa developer ko na wala man lang ginawa. wala akong tulong man lng na natanggap sa kanila n follow up na or advise sa case ko at ako pa mismo ang nglakad sa bank financing ko…ang agent ko po ay naglaho na parang bula. Tapos ang laks ng loob nla mgpataw ng interest sa akin npaka unfair nman po.
    - Nimrod Flores
      
      Hello disqus_KEtsMv7Rue:disqus,
      
      We totally understand your frustration po. And yan po talaga kadalasan ginagawa ng mga agents, lalo na mga unlicensed – naglalaho nalang na parang bula kapag oras na’ng kailangan ang tulong nila. Na-experience po talaga namin yan firsthand bago kami nagstart ng brokerage. At kaya nagpapublish kami ng mga informative posts kagaya nito, kasi mga situations na ganito, ayaw namin ma-experience ng mga clients namin at ng general public.
      
      Anyway, to answer your question po, what we can recommend is to make your demand official. Write your developer a letter, explaining your side. Kagaya lang po nitong pinost nyo dito. You can write it in English or Filipino, whichever way you can express your point clearly. Make sure you get a receiving copy of your letter, signed by the developer (whoever is authorized to receive it) – para may proof kayo na nakipag-usap kayo sa kanila. Any verbal communication po kasi is almost useless.
      
      Bigyan nyo po sila ng time frame kung kelan nyo gustong mkareceive ng official reply galing sa kanila. 7 – 30 days is reasonable enough. Kasi, from our experience, they will just ignore your letter if walang ganun.
      
      Kung wala pa rin talagang written, official reply galing sa developer nyo, escalate nyo na po ang reklamo nyo. Mag file po kayo ng official complaint sa HLURB against your developer. Sila na po doon ang mag-gaguide sa inyo kung ano ang process ng proceeding nila sa complaint nyo.
      
      Hope this helps and hope you’ll get what is rightful for you po.
    - Joan
      
      Thank you po advise nyo. Yun nga po ang frustrations ko po kasi d namn ako ngkulang. To be honest d ko po alam na dapat pala ang LOG ma send ng Dec 30, 2014 kasi nga po wala tumutulong sa akin mg process nito ako lng po talaga nasa Singapore pa ako. Ako pa ba dapat ang mg coordinate sa bangko at developer ko po? Tama po ba yun? At ang isa ko pa po na point atleast 3X ako tumawag sa developer sa helpdesk nila ni isa sa kanila wala nkapag advsie sa akin na dapat pala ang LOG ma send ng Dec 30. At bakit di nla ito sinabi sa bangko eh dapat nkipag coordinate nman din cla sa bangko dba?
      
      May ilalaban po ba ako nito kng dadalhin ko sa HLURB?
    - Kim Yoo Park
      
      Mam pls sana matulungan nyo ako. Nagbabayad poh kami ng bahay ng tatlong taon na. Yung contract namin for 10yrs lang. Ang problema poh hdi stable ang lupa dahil tambak lang poh ito. Nag pa extend kami ng kitchen, unti unti poh lumalaki ang crack sa wall, pati yung tiles sa kitchen nag kandahulog na. Sa ngayon poh sobrang laki na ng awang. May karapatan ba kaming mag palipat ng ibang unit or refund lahat ng ginastos namin kasama ang pag pa extend. Feeling ko kasi hdi na kmi sa safe sa bahay namin. Salamat poh sana matulungan nyo ako Godbless
- Mags Gonzales Garcia
  
  hi mam joanne, anu po pd gawin my binili po kmi house and lot sa silang cavite at bayad npo namin full equity 3yrs ago, but until now dp po nila inuumpisahan ang construction. last dec 2105 ng email ako at ang sbi nila ggwin n by this jan 2016, pero pgpunta ko last marc 12, 2016 sa site dp din nauumpisahan…. gusto ko sana i refund nlng mkukuha ko b un 100% salamat po
  - Nimrod Flores
    
    Balikan nyo po muna yung contract nyo. Basahin nyo po uli. Kung hindi po talaga nila sinunod yung napagkasunduan nyo dun sa kontrata nyo po, you may file an action for rescission of your contract so that you can get a full refund. You should also check this other article:
    
    PD 957 – Your Protection Against Misrepresentations
    
    You may need to see a lawyer na rin po, to properly guide you on what to do next.

Karen Peradilla Aquino

Hi @Joanne Almaden,

Thank you for posting this. I would like to ask if there is any law protecting the buyer’s right, should the seller forfeited the contract without any notification when the buyer failed to settle the payment on the date mention on a “promissory” note.

It was an honest negligence that i really failed to check on the date I mentioned on my promissory note. I took a property which allowed me to settle the downpayment in 15 payable months. Due to some financial reasons after the 12th month of payment, I wrote a request completing the full downpayment (3months) altogether on the 15th month. However, it was my mistake that I did not get track of my payments that I settled it a month after the date I promised to pay. Later then I was advised by my authorised family member that the whole contract has been already forfeited. Since I’m an OFW, I ts convenient for me to get in touch with the realtor by email due to time differences. My concern was, I was never notified that they will cancel my contract and all the amount I paid. I read from the contract that the seller shall immediately send a Notarized Notice of Cancellation of the Contract to the Buyer should i still fail to settle mt outstanding obligations within 30 days after service of the said Notice. But I never received any. I sent my concern to the property developer but I never received any response. Then, my representative in the Philippines was advised, should I sign for a new contract of the same property (which is a lot more expensive) I could get partial of the payment, about PHP 140k from PHP 314k i paid. I was demanfing for at least a computation for all my losses which never came. Then recently, I was advised that they can credit PHP 98,000 only ( still subjected for audit). Please let me know if I have any right to appeal for this matter.

Thank you in advance,
Karen

Joanne Almaden

Hi @karenperadillaaquino:disqus,

I totally understand how frustrating your situation is as I’ve been in a somehow similar situation myself.

Some developers really have this tendency to take advantage of their buyers, especially when they find some fault on the part of the buyer, just like what you admittedly described.

Nevertheless Ms. Karen, you still have the right to uphold your contract and your developer can’t just rescind the contract without notifying you; especially given the fact that, as you’ve mentioned, this was expressly included in your contract.

If you are totally sure that your developer did not send you a notice about them cancelling the contract, then you have a case against them.

First thing that comes to mind, that you can use is Book IV, Title II of the New Civil Code. You can read up on this to find out more about contracts and your rights as one of the contracting parties.

I recommend you tell your developer, in writing, that you did not receive any notice of cancellation coming from them, and that the options they give you now are very disadvantageous on your part and unfair, so you don’t want to choose any of them.

Tell them further that you want to continue with your existing contract to sell instead and that you intend to take legal actions against them if they don’t let you.

Be sure to get a proof that they have received this letter. Like a signed receipt from the courier if sent via courier or a receiving copy if sent in person by yourself or your representative.

If they still don’t reply within a reasonable time, like say 30 days, then it’s time you file a complaint with HLURB. Get a lawyer to help you build your case for greater chances of success.

Hope this helps. But still, I’m not a licensed lawyer and you should not take this as a legal advice. Best advice I can give is still, to consult a lawyer.
- Karen Peradilla Aquino
  
  Hi @Joanne Almaden,
  
  Thank you very much for your help. Yes indeed, very much frustating. I do accept any consequence of failing to fulfill what I have signed for, they have the right to do whatever action as long as it is properly documented. However, if the communication including figures deemed to be received properly is sent to me through “Facebook message” and the discrepancy is not well explained, there must be something going on.
  
  Again, thank you, will do the readings, and hopefully I could get what is just for me. Good luck to you, and all the best!
  
  Regards,
  Karen
  - Joanne Almaden
    
    You’re welcome.. glad to be of help. Good luck to you as well.
  - Nimrod Flores
    
    Facebook message? o_O
    
    That’s ridiculous of them Ms. Karen. Don’t let them get away with it.
    - Karen Peradilla Aquino
      
      Yes @ Nimrod Flores. Ms Joanne Almaden provided a very good explanation regarding Maceda Law.
      
      Will just consult a legal advise. I think this is very much common to OFW’s, since we are not home based and cannot monitor things we are paying for, we are taken advantaged, specially once they get a chance to, like what happened in my case.
      
      Still, will work out for this, hopefully I could manage to fight for what is left for me.

Mel Ursabia

Hello!

Bumili po kame ng townhouse property located sa isang subdivision. Pinili po naming sa umpisa palang ng Transaction sa seller ay BANK financing scheme, since masyado mahal ang inhouse financing. For 15 months (Oct 2013) fully paid na po ang downpayment/equity. nabayaran na po ang full DP, pero hind pa nlabas sa bank ang Loan proceeds. Kaya po ang sabi ng seller, continue pa rin po kame magbayad ng in house dhil wla pa daw po loan take out galing sa banko. From nov. 2013 up to Feb 2014, nakapagbayad po kame ng in house sa loob ng apat ng buwan. at Dahil sa masyado nga pong may kamahalan ang in house (42,796/mo), napatigil po ang aming pagbabayad dhil na rin po sa pakiusap namen. Last Oct 2014, nareleased na po ang loan proceeds at natanggap na po ng seller ang kabuuang bayad sa bahay. Samakatuwid, Bayad na po kame sa seller. Ngyon po hind po kame palipatin ng seller dhil daw po sa dun sa months na hind namin pagbabayad ng in house, khit na po HINDI namen nalipatan ang bahay. Samakatuwid, kami ay nagbabayad ng inhouse sa seller khit kami ay hind naman nkalipat.

Ang mga katabnungan ko po ay:

1) Under borrowers name na po ang Titulo ng bahay. Kami po ba ay may karapatang lumipat na dahil PAID in full na po sa seller ang TCP ng bahay?

2) Kailangan po ba namin bayaran ang mga buwan ng hind namin paghulog sa in house, kahit na kami ay BANK FINANCING at hind pa po natitirahan ang bahay?

3) Anu po ba ang karapatan namin sa nabiling Bahay? hind po kc kme payagan ng seller na lumipat

Joanne Almaden

Hi @melursabia:disqus,

Thanks for your question.

In my professional opinion po, based on the details you’ve described, I think there’s been a bit of negligence on your part in terms of following up with the bank on your loan.

With us here at PPE po, we really assist our clients even in the processing of their bank loans. However, it is the still actually the client’s responsibility to make sure that the loan gets released on or before the end of your equity payments. Part of that responsibility is complying with all the documentary requirements and following up with the bank about the status of your loan application.

If you were not aware of this and no one tried to help you or inform you of what you were supposed to do, then maybe your agent/broker was not doing his job or not thinking about what’s best for you. (More on this in our video here.)

So to answer your questions:

1. I don’t have a straight answer as to whether you have the right to move in to the subject house because sadly po, that is a misinformed belief that you have already paid your dues in full.

The total contract price, maybe yes, it’s all paid in full; but you still have incurred penalties for the months that you were not paying your developer (Feb to Oct). Your developer was supposed to receive your payments during those months but you were unable to make the payments, so your developer was at losses during that period. This is why they will have to charge you penalties. Unless you executed an additional written agreement about your request with them to pause your payments. In that request po sana, you should have made clear with them whether they will charge you with penalties or not.

2. I’m afraid I can’t give you an accurate answer to your second question; but generally, I would not say you will have to pay the whole amount of your monthly payments for those months. You should just be charged with penalties only, not the whole amount of your monthly payments, because those payments were supposed to be already covered by your loan takeout.

To clear this up, I recommend talking with your developer/seller. Tell them your loan from the bank has already covered those months. And ask them to just charge you with penalties only, for being late with the payment for several months.

Kahit po kasi sinabi nyo sa seller na bank financing kayo, hindi po kasi yun responsibility ng seller ang pagsecure ng loan ninyo from the bank.

3. For your last question, I’d say you almost have every right to the property. But the seller also, still has their right to demand from you the remaining payments that are due to them – ito po yung mga penalties that I mentioned above.

Additionally, I recommend going back to your Contract to Sell po. Read it entirely, to know your rights and responsibilities. And if you have to, pakiusapan nyo nalang po yung seller nyo na penalties nalang bayaran nyo.

I hope this helps and I hope you can move in to your house soon na po.
- Annie Rillera
  
  Good pm maam joanne.meron lang po akong katanungan kung pasok po ba sa maceda law ang case nmin..nag housing loan po ang mister ko sa pag ibig nung 2009 om nman po ang hulog nmin continous po hanggang sa nitong 2012 nagkaproblema matagal nmin d nahulugan ang MA nmin sa pag ibig hanggang sa nagpadala sla ng notice of cancellation at need to vacant the house kc forclosed na daw po ung bahay nmin.ang ginawa po nmin pinasalo ko po sa sis ko ung bhay kc dat tym may work pa po sya sa isang casino sa manila. Unfortunately sa madaming kadahilanan hinde na nman po nmin nahulugan ang bhay hanggang sa ma forclosed po ulit ang unit.ask ko lang kung applicable po sa case ng busband ko ung maceda law.if may marerefund po ba kmi sa pag ibig or wala na po.maraming salamat po. God bls!
Lou

Good afternoon po.

Halos same case po kmi ni ma’am.. Pinadaan din po kmi Inhouse since pending pa po yung Bank approval loan namin. Ang difference Lang is nakalipat na po kmi since the full payment po namin yung DP pwde na daw mag move in agad.

I paid Inhouse payment for 3 months since OFW po ako they are asking me a lot of requirements so they delay my bank application until I complete all the requirements. After submitting and completing the requirements I stop paying the Inhouse po since mabigat po talaga sya.. Now they are asking me to continue paying the in house dahil wala pa naman daw Yung bank approval ko.

My questions are:

1) is it really required to pay Inhouse po kahit wala naman kmi signed agreement to undergo Inhouse? From the start I prefer bank loan application po
2) no fine print and official contract signed yet between me and the developer is this allowed transaction?
3) possible step to take po since I’m not really comfortable paying the Inhouse payment anymore and just want to wait for my bank approval loan.

Thank you

Juancho Juanito Juanato

ask ko lng po do we have a right na magsamapa ng kaso kung the situation po eh ung equity po nmin sa isang subdivision ay full paid na pero wala parin pong house nanaitatayo sa lot n kinuha nmin?

Joanne Almaden

@juanchojuanitojuanato:disqus,

Thank you for dropping by.

To answer your question if you have the right to file a case against the developer, first you have to check the provisions of your contract. Sometimes, developers will only construct your house once you are fully paid with the equity and other fees involved, plus with the release of the loan. While other developers will start the construction of the house if you have fully paid the equity or nearing full payment of the equity even without the loan release yet.

Secondly, talk to the developer regarding your concern so you would understand the situation better.

Lastly, if you have done all your due diligence and you found out that the developer has neglected to do their part, then I would suggest you seek legal advice.

I hope this helps.

ro mac

Tanong ko lang po kung entitled ba ako for a full refund kung:

1. nagpareserved ako ng condo last 2011 pero ang license to sell was released last 2013
2. till to date wala pa pong binibigay ba contract agreement ung developer saken.
3. wala din pong official receipts ung mga payments ko.

In line with the above, nagcharge po sila ng penalties saken due to non-payment for four months, pero i did pay all the balance when i was properly informed/advised… ndi po ba pasok un sa RA 6522 section 3a.

Me legal basis or me chance po bang marefund ko in full ung mga nabayad ko?

Thanks and more power…

Nimrod Flores

ro mac,

Hindi po itong Maceda Law ang appropriate sa case nyo. Pls read carefully the full text of PD 957.

I was personally in a similar troubled situation before (back when I didn’t know much about the industry yet). But the big difference with my case was that I made sure I had receipts for every payment I made.

Receipts are a serious matter po talaga. You have to always ask for Official Receipts every single time you give money to anyone for any business transaction. Otherwise, you don’t have anything to show and prove to anyone (especially the court) that you gave them your money.

Anyway, with my case before, I was able to get 100% refund of all my payments after I sued the developer for violating the provisions of PD 957 by selling me a condo unit at a time when they haven’t secured a license to sell from HLURB yet.
- AlltimePacquiaofan
  
  Nimrod,
  May I ask how did you sue the developer? Did you go straight to the court or did you file complaint at HLURB?
  - Nimrod Flores
    
    @alltimepacquiaofan:disqus, in cases involving real estate developers, the body with competent jurisdiction to hear the case is only HLURB. You may be able to file your complaint at one of our courts but their decision can easily be petitioned and reversed by your opponent just because the court is not the proper authority to try your case.
    
    So yes, I went straight to HLURB because again, they are the government authority with jurisdiction over these matters.
    - Jenny
      
      Sir Nimrod,
      
      Ang akin po namang case ay nakapagbayad na po ako ng 9 months equity with a total of P90,443. Equity is payable in 1 year. Now, gusto ko na po mag-back out dahil ang supposed TCP is 857 Thousand, under in-house po ay umabot po ang breakdown nila ng 1.6M in 10 years contract. Kumuha po kase ako dahil sa promotion scheme nila na very affordable pero marketing strats lang pala. Misconception po ako at umabot po ang amortization ng 12,780 something monthly. Ang nangyari po sa akin ay OFW po ako at late po ang salary namin lagi. So, monthly meron po ako penalty. To make the story short namigatan na po ako kaya nag-back out po ako. Sabi po ng developer wala daw po akong refund?
    - Michael Java Borlagdan
      
      Sir Nimrod
      
      Tanong ko lang sa case ko In House ko po nakuha yung bahay then almost 3yrs na ako mahigit nag babayad kaso ngyon pandemic 5 months ako na delay mg bayad. Ngyon nagbabayad po ako kasama penalties pautay utay kaso minsan ginigipit po ako ng opisina mg Borland if mag decide po ako ng refund may makukuha po ba?
- heizel
  
  @@jimlefleur:disqus. Sir Thank you very much for this blog and your posts po. We had the same situation and dahil sa mga natutunan ko sa blog na ito, I now have the guts na ipaglaban ang rights namin. Ngayon, would like to kindly ask lang po kung paano ba mag-file ng case sa HLURB, anong mga requirements and gaano usually tumatagal ang process. Maraming salamat po.
- Angela
  
  Hi sir nimrod,ask q lng po k my knuha po kming bhay s cavite bale nkapagpa-reserve n po aq ng 10k last july and then naka-2nd month of equity n din po kmi…ngaun po gusto n nmin mag back out isa po s reason is paisa-isa po ang hingi nla ng requirements ng mga agents nmin pngalawa for personal reason po kc hnd n nmin sya kya ituloy…ano po b dpat nmin gwin?my mkukuha p b kmi?
  - Recy Ann Sabejon Samson
    
    Nakuha nyo po ba yung refund nyo sa hinulog nyo?
- Aileen Gordola
  
  Hi sir nimrod flores; entitled din ba kami sa Maceda Law kung nag purchased kami ng property 2015 and this yr pina palitan namin sa house and lot na medyo lower price sa una namin na kinuha. Then nagka financial problem kami and d na namin icontinue.. gusto nalang namin icancel.. nasa 300k plus na nahulog namin and full dp na yung house and lot. 2yrs n din kami naghulog starting 2015.. thanks sa reply.
- Jebo M. Arguelles
  
  sir sa case ko po AMIA po ako kumuha ng condo gusto ko na sanang i give up kasi di ko na talaga kaya ,I paid 10 % as down payment sept 13 2019 ko po inavail yung unit delay na po ako ng two months ngayon paadvise naman po kung ano maganda gawin
jessica lindt aguasin

Hello po sa inyo, gusto ko lang po magtanong may problema po kme sa isang developer, ksi bumili po kme ng condo unit by installments, nung malapit na macomplete ung condo, d p nmen kaya ifull payment, so sinuggest nung developer iupgrade kme at inofferan kme na kumuha nlng ng ibang condo unit na kanila din na on going pa dn ung building pra masolutionan ung d nmen mabayaran pa ung nagawa na unit at kht papano mahaba pa yung time nmen, so ang nangyari innilipat nila ung payments na nagawa dun sa nauna condo unit which 1br to 2br, and different building. Ngaun po nung nailipat na nila ung payments ung parking payments nmen hindi nila tinransfer dun sa bago unit, if entitle po kme sa full refund nung parking payments na ginawa nmen? Ksi pinagpipilitan nila 50% lang, eh cla may kasalanan nun, ang tgal na nmen cla hinahabol about dun hindi nla kme sinasagot tpos in the end ssbhn nla smen 50% lng dw kme entitled. Pwede po b nmen cla idemanda? May nkakaalam po b sa inyo ng gantong sitwasyon? Salamat po,

Jen Jersey

hi mam joanne,
ofw po ako, 2010 po kumuha po ako ng lote sa Filinvestland, dalawa lote po magkatabi, both corner lots, side by side, 252sqm at 253sqm. yun isa ko po lote, thru bank finance, kumuha po ulet ako isa yun po inhouse thru Filinvestland itself. This year po matatapos na ko dyan sa Filinvest (inhouse financing) sa July 2015, kya nag email po ako sa kanila asking for my Statement of Acct. Nag reply po cla na cancel na daw po ang lote ko at binenta na sa iba. Buwan buwan po ako nagbabayad, ang huling email nla nun June, informing me for my 2 months pas dues,kht bayad ako, tapos po nasend ko po sa kanila ang May and June, which is diligent po ako nagbabayad ng buwan buwan on or before my due dates. Sbi po nila sa email nla, we are requesting you to send receipts for posting, hindi ko po nabasa ito email na ito, kya di ko po na send sa kanila yun receipts ko at patuloy pa rin ako nag babayad sa filinvest buwan buwan up to now. bakit po bigla na lang nila icacancel ang unit ko at binenta sa iba ng wala notice? nag reply po cla, nagpadala daw po cla sa bahay at ofc ko here thru courier eh wala po ako na rereceive. Bakit po hindi sa email ko nla pinadala lahat ng notice nila, for 5 years po nakikipag communicate ako sa kanila thru email. and everytime na may past dues ako (which is wala naman po talaga ako delay kc buwan buwan ako nagbabayad sa kanila sa Filinvest acct nla thru metrobank), bakit po di ako inemail at pinadaan sa MAILS at di ko narereceive?
gusto ko po yun lote ko tita kc kya nga 2 binili ko magkatabi pra malaki, kc nag email na cla, na talaga nabenta na raw po yun lot ko at cash daw po binayaran sa kanila ng iba client. Sana po matulungan nyo ako kung ano mga hakbang gagawin ko. pinaghirapan ko po bunuin yan hulog ng dalawa lote, tapos yun isa mawawala nalng ng ganun. kaya po dalawa magkatabi kinuha ko for the purpose of building 4units for my 4 kids. gusto ko po ilaban ang lote ko kc po sa July 2015, fully paid na po ako, tapos mawawala ng para bula. salamat po.sana po matulungan nyo po ako.

Toni

Hingi lang po ako ng advice about my problem sa developer ko:

Oct 2011 nung kumuha ako ng property and I asked my agent kung nag pa PAG-IBIG financing sila at pwede naman daw basta less than 1M ang TCP ng property, mine was at 923K. When my property was built somewhere in 2nd quarter ng 2013, nag start na ako lakarin ang mga kailangang papers for pag-ibig housing loan, but then I found out na hindi na subdivided yung title ng properties sa subdivision namin at yung tax declaration pa ay naka “agricultural” so hindi sya tinanggap ng pag-ibig that time. So my developer gave me this so called “special in house” financing scheme na same interes rate daw ng pag-ibig which I can avail until ma comply na nila yung mga kinakailangan kong docs…since wala naman akong choice, i grab their offer which is 8.50% ang interest rate na bngay nila.

So came July 2014, nag follow up ako kung available na ba yung mga kailangang docs for pag-ibig housing loan application, but unfortunately hindi pa rin. So monthly ako nag follow-up until naging available sya ng Nov. 2014 at nakumpleto ko lahat ng mga kailangan ko and submitted them sa pag-ibig fund last December 2014.

February 2015, i received a message sa pag-ibig fund na approved na yung loan ko and advised me na kunin ko yung notice of approval and letter of guaranty na kailangan kong ibigay sa developer ko, kc may mga docs pang kailangang i-comply yung developer para totally ma release na yung check from pag-ibig.

Nung nagpunta ako sa office ng developer ko, there was this accounts officer who told me na not intended daw for pag-ibig financing ang mga properties sa subdivision namin dahil may right of way issue daw na hindi pa na se settle. I asked her the full details regarding the issue pro hndi nya yun ma explain, I even asked for supporting documents kasi sabi nya 2012 pa daw nila yun advise, e wala naman akong natatanggap na notice, saka kung advise na nila yung nuong 2012 pa..bkit wala syang maprovide na supporting docs. Ang sabi nya lang ay internal disagreement na daw yun ng pag-ibig at ng developer ko. Binibgyan nila ako ng option na mag in house or bank financing na hindi ko naman preferred.

I went to pag-ibig to ask kung may known issues ba ang subdivision ko, pro consistent sila sa pagsasabi na hindi ma a approve ang loan ko kung may technical issues yung subdivision ko. I even sought a legal advise sa PAO and yung nakausap ko dung abogado ay kumbinsido din na walang right of way issue at malamang daw ay delaying tactic lng yun ng developer ko para matali ako sa financing scheme na gusto nila.

Ilang beses na ako nagpabalik balik sa office nila pro di ko nakukuha yung tulong na kailangan ko. Actually yung main office nila willing naman akong tulungan, kaya lang yung mga docs na kailangan ko ay andun sa office ng broker kaya dun ko kailangan makipag coordinate. Last Feb 20 ay nagbgay na ako ng final demand letters sa parehong offices niila, bingyan ko lang sila ng 15 days to put in writing kung ano yung controversy about right of way and how it will affect my housing loan application…but until now wala akong nakukuhang matinong sagot sa knila…na kesyo for discussion pa dw ng legal, pag-ibig group nila at ng liaison officer nila yung issue. Bakit ngayun lang? kung may ganung issue na matagal na hindi ba dapat meron na sila agad supporting docs na maibbgay sakin? Bakit kailangan pa ng discussion at napakatagal nila umaksyon?

Ano bang kailangan kong gawin? kasi hanggang May 5, 2015 lng yung bnbgay skn ng pag-ibig para ma comply lahat ng docs pra sa release ng check or else forfeited na yung loan ko. 🙁

Pwede ba ako mag demand ng stop payment since fault naman nila kaya hindi ma transfer sa pag-ibig yung property? sv kc nila may technical doc daw sila na hindi ma co comply sa pag-ibig at pag na transfer na daw yung titulo sa pangalan ko, duon lang daw malalaman ni pag-ibig yung issue. Bakit ganun? e ang isa lang naman sa mga requirements ni pag-ibig ay yung TCT ilipat sa pangalan ko then lagyan ng annotation na sold in favor of HDMF…..yun lang naman,…kaya hindi ko maintindihan kung anong magiging impact nung sinasabi nilang right of way issue, to think approved naman yung loan ko at wala namang ibang hinihinging gawin sa titulo kundi yun lang.

Ano bang maari kong gawin? Nag seek na ako ng help ng media eh, kaya lang tigas talaga ng mukha ng developer ko, nung tinawagan sila on-air ang sabi e kesyo daw nasa field yung accounts officer na makakasagot ng concern ko. Unbelievable!

Sana po ay may makatulong sa inyo po sa akin dito. Nag 2 isip kasi ako mag file sa HLURB dahil baka maging bias yung decision dahil kilalang developer tong irereklamo ko eh.

Nimrod Flores

@disqus_1usoQBl8Be:disqus, there really is no substitute for filing an official complaint with HLURB against your developer. Kahit ano pa po ang sabihin namin dito o kung alin mang media program, still they all remain as our opinions only.

Here at PPE po, we agree that your concern is valid and in my personal opinion, you are being abused by your developer. Pero hindi po kasi kami ang authority na may power na mag-impose ng decision sa kung anuman ang talagang dapat na mangyari sa case po ninyo. Kagaya na rin ng media program na nilapitan nyo, hanggang sa pag-express lang kami ng aming mga opinions.

So like I always do po, I’d really recommend that you go ahead and file an official complaint against your developer dun sa HLURB. Wag po kayong matatakot na magiging biased ang decision nila. Of course andyan yang possibility na yan. Palagi naman po yang andyan. But you will never know talaga until you make your complaint official. This is what I kept in mind when I sued my developer about 2 years ago. And I won my case against this developer that’s been in the market for 27 years already and is one of the big players in the country. I didn’t even have a lawyer who helped me with my case, andami ko pang mali mali during the process.

Bad developers like yours are counting on the fact that there are a lot more people like you po that just voice their complaints but never really file an official complaint at HLURB, than those who actually do file. And they know that there’s no other authority who has the power to force them to give what their clients rightfully demand. As soon as you make your complaint official, it will be a totally different story for them. But until then, they will never really take you seriously.
- Toni
  
  Hi Nimrod,
  
  I really appreciate your response regarding my problem about my developer. Actually the 15 day final demand letter ko sa knila will expire on March 10, i just receive an email from them last Friday that they will proceed with the transfer of title pro mag se set pa sila ng meeting on April 7 which is tentative pa depending on their availability. It is pretty obvious that they are delaying everything and it seems like hanggang dun lng ang gagawin nilang action pro I’m still hoping that they comply before umabot sa binigay na deadline ni Pag-Ibig Fund otherwise mag pa file na tlg ako sa HLURB ng case. I actually gathered yung mga residente dito na same yung sinapit and I am also in contact na rin dun sa isang couple na dating nakatira dito sa amin na nag file na rin ng kaso sa HLURB against our developer, yun nga lang mag 2 taon na pro wala pa ring nangyayaring reconciliatory meeting. Ganun ba tlg katagal ang process ng HLURB? Napapaisip kc ako bk bias sila dahil politicians ang may ari ng developer namin.
  
  Meron lang din akong follow up questions:
  
  1. Since may letter of guaranty na ako at notice of approval from Pag-Ibig may right ba ako na mag stop payment ng monthly amortization? By May 2015 kc ubos na yung PDC na inisyu ko sa aking developer. Natatakot kc ako baka mag incur ng penalty tapos iilit nila yung property. May law ba na nagsasaad ng stop payment? Fault naman kc ng developer ko kaya delay ang processing ng papers ko.
  
  2. Tama rin po ba na papirmahin nila ako ng DEED of Absolute Sale at DEED of RECONVEYANCE para sa pagtatransfer ng title? Kc dun sa binigay ng Pag-Ibig Fund sakin na step by step procedure ng transfer of title, wala namang nabanggit dun about DEED OF RECONVEYANCE, nagtataka lang ako kung para saan ba yun? Kc d na sya nirerequire ni PAG-IBIG FUND pero pinapipirma ako ng ganung document ng developer ko. Wala na kasi akong tiwala sa developer ko dahil sa mga ginagawa nila, kaya nag-iingat na ako sa mga pinipirmahan kong documents.
  
  Maraming Salamat sa advice. 🙂
  - Nimrod Flores
    
    First, I wanna say something about the “reconciliatory meeting” that you mentioned. Requesting for a reconciliatory meeting is different from filing a “verified complaint”.
    
    Yung mga meeting-meeting lang, yun ang unang ino-offer ng HLURB, hoping to resolve the conflict with very minimal resources on their part. Usap-usap lang kasi ito at walang case talaga na officially na file against anyone.
    
    Dumaan din ako nito at sa 3 meetings na napaschedule ko ay ni minsan hindi ako sinipot ng developer ko or their representative. Kaya feeling ko rin noon additional delay lang yun.
    
    So I proceeded to actually filing a verified complaint na. Ito na yung official case against the developer na. And that’s when I got an official response from them na, after almost one year of trying to get an accountable response from my developer.
    
    The first hearing was scheduled the following month agad, after filing my official complaint. But even then, dun pa sa second hearing sumipot ang abogado ng developer at humarap sa akin. But my point is they only started taking me seriously when I filed a verified complaint.
    
    And to answer your other questions:
    
    1. As far as I know (and I’m not a lawyer yet), we don’t have a law about stopping payments. And reasonable lang din sa side ng developer na magcharge ng penalties if may delays sa payments nyo. However, it seems valid naman yung reason nyo rin para mag pause muna, until maibigay nila ang docs na required ng PAG-IBIG.
    
    Ganyan din ang concern ko noon, and ang ginawa ko ay sumulat ako sa developer ko, informing them that I intended to stop with my payments until my issue is solved. I think you can also do the same.
    
    Pag nagfile na kayo ng complaint, isama nyo sa mga demands nyo na ayaw nyong i-charge kayo ng interests or penalties.
    
    2. About naman sa Deed of Absolute Sale, tama lang po yun. Yan na kasing DOAS ang pinaka patunay ng pagkabili nyo ng unit nyo. At yang Reconveyance naman ay usually applicable in situations where loans are involved in the transaction, which is appropriate naman sa case nyo. Just be sure to read and understand everything carefully lang po.
    - Toni
      
      Thanks Nimrod sa response. Actually nakuha ko na yung Deed Of Absolute Sale ay Deed of Recoveyance, nagtanong na rin ako sa ilang abogado and they said na normal na documents naman daw ang mga yun. Pero bakit kinakailangan pa daw ng developer ko ng deed of reconveyance e sufficient na yung deed of absolute sale para maprocess yung transfer ng title. Medyo in doubt lang ako kc yung deed of reconveyance lahat in favor ng developer lalo na yung huling clause dun na wala silang any liabilities pag nagkaproblema yung title. I really have trust issues with my developer na rin kaya ang hirap magtiwala, meron na kasi silang binenta yung property sa bangko na hindi alam nung homeowner. Ayaw ko namang abutin ang ganung sitwasyon dahil lalong gugulo ang lahat.
    - Nimrod Flores
      
      Medyo confusing nga po ang gustong gawin ng developer nyo with that Deed of Reconveyance.
      
      Dahil kulang po ang info na binigay nyo, I can think of 2 possible situations kung bakit gusto nila kayong papirmahin ng reconveyance na yan. You will have to clarify this with your developer po kung bakit kailangan talaga nila ng reconveyance na yan.
      
      It’s either:
      
      1. Since napasok na kayo sa in-house financing, baka nai-apply na ng developer nyo ang pagtransfer ng title sa pangalan nyo. If this is the case, technically, nakapangalan na talaga sa inyo ang property, pero nka-loan pa rin ang remaining balance dun sa developer din mismo. Kung baga, sila na rin muna ang sumagot sa balance nyo. Kaya po ito tinawag na “in-house” financing.
      
      So kung nakapangalan na sa inyo ang property, kailangan nilang bawiin uli ito from you, kasi ititigil nyo na ang in-house loan nyo sa kanila, at papalitan nyo ng loan sa PAG-IBIG. Para mabawi nila ito, kailangan nilang pumirma kayo ng Deed of Reconveyance.
      
      And then, when they receive your loan proceeds from PAG-IBIG, that’s when they can consider that the property has been fully paid by you. By then, itatransfer na naman uli nila ang title ng property to your name.
      
      OR:
      
      2. Baka gusto lang talaga nilang bawiin ang property from you for whatever reason they have in mind. Kasi po, yung pinaka plain and simple na ibig sabihin ng nakasulat dun sa Deed of Reconveyance nyo is this:
      
      “I am transferring the ownership of my property back to my developer.”
      ——————
      
      So ayun po, that’s why I said you have some clarification to do. If your developer cannot give you a sensible explanation, then don’t sign that reconveyance.
    - Toni
      
      Thanks Nimrod for checking the document I have posted. That deed of reconveyance truly confuses me sa totoo lang. Actually yung titulo ng property ay nakapangalan pa rin sa developer ko, kc nung kumuha ako ng certified tru copy ng title last November 2014, sila pa rin ang owner dun eh. I was able to clarify via email to my accounts officer kung ano ang purpose nung deed of reconveyance kasi sufficient na yung deed of absolute sale para maprocess yung transfer of title…ang tanging sagot lamang ng accounts officer ko as quoted “it was a supporting document need to be signed along with the Deed of absolute sale for those accounts with application to other financing.” Diyan pa lang sa sagot niya duda na ako eh, kc kung normal na process nila yan for accounts na may application sa ibang financing scheme, e di pinapipirma din nila yan sa mga homeowners na nag apply tru bank financing right? I asked my friends dito sa subdivision namin at sa iba ding branch ng subdivision ng developer namin na nag apply tru bank financing kung may pinirmahan ba silang deed of reconveyance, pero lahat sila ay tanging deed of absolute sale lang pinirmahan sa office ngdeveloper, wala silang natatandaang deed of reconveyance.Tingin ko kc ay iniipit nila ako para hindi ko ma itransfer ang property ko sa Pag-Ibig Fund. Ang hirap kc magtiwala sa kanila sa dami ng mga kalokohang ginawa nila sa iba.
    - Toni
      
      Eto pala yung deed of reconveyannce na pinapapirma nila sa akin. Lakas talaga ng kutob ko na may kalokohan silang gagawin kaya pinapipirma nila yan bukod pa sa deed of absolute sale. Pwede nyo po bang matingnan? Maraming Salamat.

Sam

Hi! I have requested a 50% refund from my developer under the Maceda law last year in July. July was my 24th payment, they accepted and told me to wait for 6 months. Which bring me to January, they then told me to wait a bit longer. They usually don’t answer my phone call, i finally got a hold of them on the phone and told me to wait until May. That would make it a 10 months wait. Maybe they will tell me to wait again. They said if i really want the money now, i will have to settle for a 25% refund only or wait till May for the 50%.
I am scared that they are just trying to avoid paying. I was wondering if the law doesn’t say how long should be the maximum waiting time? Is there a time limit for them to pay back the refund?
I’d like to thank you in advance for your help.

Nimrod Flores

Unfortunately @disqus_IJvFjFdmeh:disqus, the Maceda Law does not include a provision for how long the refund should take. And as a matter of fact, what you are experiencing now is pretty common. (See this article for more details.)

I recommend filing an official complaint against your developer at HLURB.

katherine bauya

Hi! Ito po yung situation ko..
Last first quarter of 2012,
nag-apply po ako ng house and lot sa isang subdivision dito sa Tacloban
City, Leyte sa ilalim ng Pag-Ibig. Nagbayad ako ng 30k na processing fee
sa broker pero wala akong nareceive na receipt.. Yung bahay, nakatayo
na siya and may electrical wirings na. Nagsubmit ako ng mga requirements
sa developer at ngfill-out ng Pag-Ibig loan form.. Then they told me to
wait kasi ipaprocess na yung papers/requirements ko. I remember also
signing a contract sa developer.. Sinabihan pa ako nga agent/broker na
baka daw sa last quarter of that same year, pwede na daw akong
mag.occupy sa bahay.

On the following year, second quarter of
2013, binayaran ko yung equity in full, which amounted to 88k.. They
issued a receipt for that and asked me to pay 150pesos also for the
certificate and blueprint of the house. They gave me the blueprint of
the house and the keys.
However, I didn’t occupy the house. That
year also, 2013, I was asked again by the developer na mag-file ulit ng
mga requirements. hindi ko alam kung ano yung nangyari sa finile ko
nung 2012. Sabi nila na-overlook ito kasi wala na sa kanila yung broker
kung saan ako unang nakipag-usap. I was disappointed kasi akala ko
matetake-out na yung unit. Dun ako nagkaroon ng second thoughts kung
icocontinue pa yung application ko or hindi. Then, nag-yolanda po dito
sa Leyte, November 2013, so everything about sa processing ng documents,
nagstop muna. After yolanda, first quarter of 2014, the developer asked
me again to file yung mga requirements, nainis na ako kasi matagal na
akong nag-aapply at pabalik-balik nalang yung pagrenew ko ng
requirements sa Pag-ibig so dahil dito I expressed to the developer my
intention of cancelling my application kasi (1) matagal yung pagprocess
nila ng papers ko (2) yung location ng bahay ay nasa last street which
is 200 meters sa shoreline at naabot siya ng storm surge. Nagharap-harap
kami ng developer at ng Pag-ibig staff, sinabi nila na yung title daw
ng lot ay nasa pangalan ko na, so parang dinidiscourage ako ng developer
na icancel yung application ko.. So, sa meeting namin na yun (2nd
quarter of 2014) sinabi ng developer na aayusin nila ang bahay which was
devastated by the supertyphoon and by nov or dec 2014 daw ay okay na
ito. Pero pagdating ng oct, they texted me to check out the unit, pero
hindi pa pala totally maayos, so nafix na talaga yung mind ko na hindi
ko na itutuloy yung application ko. Sinabi naman ng developer na baka
hindi na raw sila makapagbigay ng refund sa equity dahil gagamitin nila
ito sa pagtransfer ng name ng title sa sinumang magkainteres na
mag-apply sa housing unit na iyon. Tama ba itong rason na sinabi nila?
Tama ba na gamitin nila yung equity ko for that purpose?

Since
verbal lang yung pagkakasabi ko na icacancel ko na yung application ko,
so I wrote a letter to the developer last Feb 2015 demanding a refund of
the equity and a copy of the contract that I signed with them since
hindi pa po ako nila binibigyan ng copy of the contract since the time
na nag-sign ako.. Hindi pa po sila nagrerespond to my letter.. Hindi ko
rin ito nafollow-up since nabusy din ako sa trabaho ko this onth.
What
should be my next step? Tama po ba yung iniisip ko na may karapatan
akong humingi ng refund sa ganitong situation? Thank you and God bless!

Nimrod Flores

Katherine, I’m afraid I have to tell you that it looks like you don’t really have a strong and valid reason for demanding for a refund.

Your developer may have their share of shortcomings, but they were able to deliver on their promised property and you mentioned it’s now available for your use. If it’s true that the property is already titled with your name on it, then that means they have already fulfilled their part of the deal. They have already incurred costs for that, so it’s just reasonable for them to have your equity payment cover those costs if you change your mind.

Changing your mind about the purchase because of your developer’s inefficiencies may still be a valid reason for asking for a refund. The only way to find out is by actually filing an official complaint for it.

Nestor Naesa Jr

Hi.,

I just want to know about this matter., for example i paid 10% of downpayment and after few weeks i decided not to push through on buying the property. Do i still have the right to refund the downpayment that i made?

Thanks
Nestea

Nimrod Flores

No you don’t po.
- Nestor Naesa Jr
  
  Thanks for your response Mr Nimrod Flores. But the payment terms of the property is not for 2 years or more. I paid my 10% downpayment just few weeks ago and my deadline for the 90% will be this month, i talked to my bank but my loan application had a problem thats why i want not to push through with buying that property.
  
  Is there any possible way i can request for refund, i just paid them a month ago.
  
  thanks
  - Nimrod Flores
    
    Sir as far as the Maceda Law is concerned, unfortunately, you are not entitled to a refund po.
    
    However, halos lahat naman po nadadaan sa usapan. So if you can just explain your situation to your seller, maybe you can work things out naman siguro.

Nimrod Flores

Hi @disqus_QqQEqRl2d9:disqus,

Before anything else, pls know that I am not yet a lawyer and I have never made such claim. So technically po, I am not qualified to give you legal advice and any advice we provide our readers here are not to be taken as legal advice. We only give people advice based on the professional opinions of our licensed brokers and our own experiences.

Now, that aside, here’s what I can tell you:

Your case is not yet done, so you can’t file another case against your developer. However, you can move for the termination of your mediation proceedings so you can proceed to filing your position papers. Dun sa position paper nyo sabihin kung anong gusto nyo from your developer.

From there, yung HLURB Arbiter nyo na ang maghuhusga ng case nyo.

Nimrod Flores

hi @deliap:disqus,

Sorry for the late reply. I have sent you an email for more details on what I recommend you do. But here’s the short version of it:

You sue your developer, at HLURB. That’s the only way they will take you seriously and for you to get a Full Refund. Yes, you can get a full refund because in your case, the developer is at fault. The provisions of PD 957 apply to you. You can forget about the Maceda law above, this is not the one applicable to you.

Pls check my email for more details.

Melanie Pecho

I reserve a house & lot unit under bank financing but were not aware for the salary requirements needed by the bank. and yet we what to withdraw the account can we still refund the reservation amount? and the developer issued as Acknowledgement Receipt even though we pay cash?? thank
you hopping for prompt reply.

Joanne Almaden

Hi @melaniepecho:disqus.

If reservation pa lang naman naibayad nyo and it hasn’t been 30 days yet, you can still withdraw from the purchase and get your money back with some developers. However, this may not be the case with all developers. Some may totally forfeit your reservation payment if they are not the party at fault. In your case, it seems the fault is on your end po.

About the receipt concern, it’s just normal to get an Acknowledgement Receipt at that stage. Most likely, you were dealing with an agent or broker, that’s why you only got an AR. But this doesn’t mean you won’t get an OR. Pag nai-submit na yung reservation nyo dun sa developer at naprocess na sa accounting nila, you will be given an OR by then. And you should ask for it if you don’t receive it in 30 days.

Gijie Devad

Hi po,
Magtatanong lang po ako kung sakaling hindi na po naming itutuloy yung house loan po naming may maibabalik pa po ba samin sa mga naibayad namin? Less than 2 years po ung naibayad namin sa bank at sa developer kaso po nahihirapan po kasi kmi magbayad ngayon so gusto na po sana namin bitawan ung house.
Nasa half a million narin po kasi ung naibabayad po namin kaya mejo hirap po kmi magdesisyon kung bibitawan po namin.pero kung sakaling may maibabalik naman po ok na din bitawan, Sana po matulungan nyo po ako.

Joanne Almaden

Hello @gijiedevad:disqus,

As far as the Maceda Law is concerned, you are not entitled to a refund if that’s your case. And if your developer does not have any fault on their end, unfortunately, wala po talaga kayong habol for any refund.

I suggest continue nyo nalang yung property kung if you don’t want to put to waste all that you’ve already paid.

Joanne Almaden

Mam if your property is being foreclosed by PAG-IBIG na po, tama po yung sabi dun sa PAG-IBIG. Lagpas na kayo dun sa stage na pwede kayong magparefund. I’m sorry about your situation po.

Lualhati Reyes

Ms. Joanne ask ko lang po what does it mean po if due for Legal Endorsement? My home loan is under BDO bank financing. Can I still negotiate for my payment balances?
- Winky
  
  Same concern po Miss Joanne.
  My home loan is under BDO bank financing din. Na stop kasi ako mg pay simula nung ng pandemic Apri 2020 pero December 2020 ngpa reconstruct po ako and was approved after paying 46k yata yun. Kaso the problem is the new plan involves me paying for 120k+ sa January 2021 then monthly of 25k+ for some reason sobra gipit po talaga that time my last money was paid dun sa reconstruct so d ako nkpagpay sa January 2021 and months after until today. Now I receive final demand from BDO and was endorsed to credit collection agency. Huhu ano po dapat kong gawin. Totally wala na po ba akong any remedies dun? I’m planning to just sell it to someone soonest pra I can pay the full balance and somewhat mkakuha ng kahit kunti man lang for the payments I made in the past. Until when po kaya pwede mkpaghintay ang bank bago ko isettle or isurrender (hopefully not) natatakot at nininerbyos na po ako first time kasi.

mark

Hello

May tannong po ako 2 years na po ako ngbabayad ng condo ko pero hindi pa rin tapos ung building nung condo and turn over date n sabi nila ay 2015. So ang plano ko po ay magrefund na kaso ayon sa maceda law makukuha mo lang ay 50% lang ang marerefund ko but nabasa ko naman sa presidential decree 957 na may karapatn akong makuha yung full refund ko since hindi nila matuturn over yung condo ng sinabi nilang year. So parang maceda law vs decree 957.. Makukuha ko po ba yung 100% refund or 50% lang?

Nimrod Flores

@kram1234:disqus, before I address your question, let me first clarify one important detail. The actual deadline for the developer to turn over the sold units to their buyers is not really the date that they “told” you. Well, it may be, but it may also be not.

The official deadline for them is that which is indicated in their License to Sell. If it says in their LTS that they are to finish the project in April, 2015, they are legally required to deliver it by April, 2015. You can go your nearest HLURB office and ask for a copy of your developer’s LTS for that project where you bought your unit in.

That said, after verifying that your developer is already past their deadline, you now have a good reason to ask for a full (100% refund), using the provisions of PD 957.

The Maceda Law is intended for buyers who cannot continue with their installment payments, for whatever reason they have (usually financial incapacity). It does not take into consideration the matter of the developer being the party who is at fault.

In your case, if your developer is really past their delivery date, your developer is the one who is at fault, not you. You then have the option to exercise your rights under the PD 957 or under the Maceda Law. I’m sure you already know which one is best for you. 🙂

joanne

hello po
ask q lng po merun po aq na avail na house & lot s cavite under SHDC
Oct 2012 pa po nmin un kinuha tas nung Nov 2013 nag start po kmi ng Monthly amortization nmin.
Bank Financing po pinili ko na pagbbayad kso ang tagal po nila mapasok sa banko kya dun po aq sa opisina ng developer ngbbayad hanggang ngaun po, tas ngaun pong ipapasok n nila sa banko ndi daw po aq ma approved kc merun po akong credit card dati n ndi nabayaran sa ibang banko. Gus2 ko nlng po sana i widraw ung kinukuha kung bahay sabi po nila wala daw po refund. Panu po kaya iyon? anu po magandang gawin q? Thanks Godbless

odhie seno

good day! quick question lng po. in default ako s monthly installment for my condo with bdo. they emailed me of the payment schedule charging me additional interest. I am willing to settle the principal and its corresponding original interest. I ask them about maceda law but they said I’m not covered by that. Instead Rea Estate Mortgage law applies to me. Please advise.
Thank you very much.

Abdel Quingco Ibrahim

Hi sir. i have a question regarding po sa lupa n knuha ko. For now sir nagbabayad po ako ng dp ko sa lupa mga 14mos n rn po ako nagbabyad sa loob ng 2yrs. Ang prblem ko po kasi change of plan po nrealized ko kasi na hndi ko pa afford ngaun magpatayo ng bahay sa subd n knujanan ko kasi sa sbrang taas ng standard. Ang balak ko po sana iwithdraw ung nhulog ko n 14mos whic is aabot n almost 200k. Pero ng nagtnung ako sa developer ang sabi nla wala daw ako mkukuha forfeited lang ang mangyyari pag hndi ko tnuloy. Sakop po b ung prblem ko ng maceda law?

Nimrod Flores

Hi @abdelquingcoibrahim:disqus, I hate to say this but you do not qualify for protection under the Maceda Law yet. So what your developer told you is unfortunately, right.

Pumasok po kasi kayo sa isang kasunduan at ngayon balak nyo nang i-abandon ang obligasyon nyo dun sa kasunduan na yun. Wala naman po problema dun, yun nga lang ang kapalit, forfeited talaga ang payments nyo.

Gumastos na kasi ang developer dun. Nung kinuha nyo ang lote nyo, umasa ang developer na ikukumpleto nyo ang pagbabayad sa full amount. At hindi na inoffer ng developer yung lot nyo sa iba. Nawalan na sila ng opportunity na mabenta yun sa iba, kasi umasa sila na bibilhin nyo talaga yun sa buong halaga, hulog-hulugan nga lang.

Kaya po kahit mag-Maceda Law kayo, (kung qualified na kayo), ay 50% lang ang makukuha nyo.

Magka-qualify na po kayo sa Macedaw Law protection kung may at least 2 years na kayong nkapag-hulog. Iba po yung “14 months sa loob ng 2 yrs”.

Kaya kung ayaw nyo na talaga sa lote nyo at gusto nyong may 50% pa rin kayong refund kahit papano, ituloy nyo nalang hanggang makabuo kayo ng 24 months. Saka kayo mag-apply ng request for refund. Otherwise, forfeited na talaga yung 14 months nyo ngayon.

Abdel Quingco Ibrahim

Hi mam joanne. My problema po ako kasi sa ngaun po kmuha ako ng lupa na 151sq.151sq.mtrs sa isang exclusive subd. Ang equity ko po for 2yrs e 13k monthly. Sa ngaun po nkakahulog n ako ng 14mos. Almost 200k na po ang nhuhulog ko. Kaso balak ko po mag change of plan kasi feeling ko hindi ko afford magpatayo ng bahay sa subd n un which is 4m pataas ang price ng bahay. Ang balak ko po sana icancel ang contract umaasa po ako n my mrrefund ako. Kaso tumawag sa sa developer at ang sabi nila wala daw ako mkukuha ksama daw ung sa pnirmahan ko. I have two options po. 1st to continue n magbayad until mtpos ung lupa and after that mag ipon po pra sa pagpatayo ng bahay. 2nd is hayaan ko n lang mzayang ung nhulog ko na. Pero mas prefer ko pa sana kng mrrefund ko ung nhulog ko n na pera khit 50percent po. Mpprotektahan po ba ako ng maceda law. ?

Joanne Almaden

Hi @abdelquingcoibrahim:disqus, Nimrod already answered your question below. We have the same opinion, unfortunately.
- Ma.rose san miguel
  
  Hello po,ask ko po sna kung mrerefund nmin ng hubby ko ung pera nmin,kumuha po kc kmi ng lot s subdvision payable for 2yrs w/out interest,pro dhil po s situation nmin now due to financial problem bka po hnd n nmin mtuloy ang pghuhulog,4months plng po kmi nkpghulog at ung ndownpayment nmin n 20% pro promo po cla kya nkaless 10% kmi s downpayment nung ngdown kmi.sna po mtulungan nyo ko,salamat po

Estate Planning Service

Although both generally protect the same problem which is refunds.

Henry N

Good Day po ! Tanong lang din po :

Kumuha po ako ng House and Lot nung 2008, Isa po akong OFW , nung 2011 po ako nawalan ng work at the same time d na rin po ako nakakapag hulog sa bahay , pero i inform them about my situation which is they will put penalty 3% po per month bali po 29 months yung defaults ko at umabot ng halos triple ang babayaran ko kumpara sa original contract price as of Date po Nag start po ulit ako maghulog ng 2013.. matatapos po sana ang hulog for 10 years term which is 2018. Pero yung Nakita ko yung Ledger halos wala pong nababawas dun sa principal . Kinausap ko po sila about discount or kung pwede i wave yung mga surcharges .. binigyan po ako ng 50% discount sa surcharges. pero sobra pa rin pong laki.

Ang tanong ko po pwede ko po bang hindi na ipag patuloy ang hulog ? at Iwan po ang bahay
Applicable po ba yung Maceda Law? if Applicable may makukuha ba akong refund.
Saan po ako pwedeng lumapit for the process like legal kung hindi ko na po itutuloy ang hulog and to get refund.

Thank you and Waiting for your advise.
More Power po.

Joanne Almaden

Hi @disqus_2g3zZcicJf:disqus, if you’ve read the above article po, it says you’re qualified to ask for a refund based on the Maceda Law.

ciannehearts

Good day po, Maam and Sir 🙂
I have a few questions po and I would really appreciate it if my mind can now finally be put to rest. Hehe.

My parents were planning to get a house of their own and for us to finally stop renting. They have already paid the equity in full tapos po inaantay nalang yung approval po ng banko for loan. Hindi po na approve. So they made it into an in-house so mas naging mabigat yung mggng payments per month compared sa pag sa bank kami. In the long run, hindi na nakayanan bayaran po. Is it possible for them to get a full (or even partial) refund if:

1) Matagal na po since my parents last had contact with profriends, and I’ve read din po sa post nyo dito na within 60 days lang pala ang deadline for buyers if they aren’t able to pay na. Ang ginawa po kasi ng parents ko they just let it go nalang po. Kasi ang sabi sakanila no refund daw po. So is it still possible pa po?

Joanne Almaden

Possible pa naman po but depende kung gaano na rin katagal and depende rin po yun kung qualified kayo sa refund based on Maceda Law above.
- Alex
  
  @joanne Almaden
  
  Hello po 😉
  Questions po sana
  
  Bumili po kasi ko ng house and lot and natapos ko na po ung downpayment. Which is almost 2m po. 18 months po un
  
  And now po hindi po ko ma approve sa bank loan po sa pilipinas dahil po sa last name ko. Kasal po kasi ko dito sa america then divorced na pero iam still using po ung last name ex ko.
  
  So sa cenomar ko po sa pinas kasal pa pala ko which is my last name Schmidt din.
  
  So kahit po mag file ko nG RECOGNITION OF FOREIGN DIVORCE lahat po ng valid id ko Schmidt pa din po.
  
  Pano po gagawin?
  Pwde po ba cancel nlang ung bibilhin kong property sa pinas since Hindi po ko ma approve sa bank loan and I can’t pay cash po kasi.
  
  May fault din po kasi sila
  Bakit hindi po nila nakita un bago sila nag start.
  
  Please help po!

Rochelle De Guzman Puschnik

good day Everyone!! Salamat po sa sasagot.. Tanong ko lang po kung tama lang na singilin ako ng vat sa lote na binili spot cash namin sa developer last 2008?? we bought 2 lands in a developer last 2008, we intend to pay cash pero 90% lang po ang siningil sa amin, dahil daw po hindi pa ready ang title. after 5 years siningil na po kami ng 10%, yung isang lote binayaran na po namin wala pong problema, may vat lang po syang nadagdag at miscleneous fees, total of 400k sa 2.4 M worth na land.. yung isa po, nadagdagan ang contract price, lumaki po at lumaki din po yung lote ng 18sq. tama po ba na bayaran namin yung excess na lupa , samantalang hindi man lang kami ininform na ganuon po ang nangyari.. kaka research ko po , last 2012 lang po sila nagka liscence to sell. at yung DOAS po, wala po duon ang sukat ng lupa, nasa Annex A na hindi na man ako binigyan ng kopya.. dapat po ba naming bayaran itong sobrang lupa? At yung VAT dapat ba naming bayaran ito sa developer?

Joanne Almaden

I recommend na tanuning nyo muna yung developer nyo sa buong detalye. Hingin nyo na rin po yung annex na hindi binigay sa inyo. Kasi hindi rin naman tama yung pipirma kayo ng Deed na hindi kumpleto ang detalye, especially yung description pa ng subject property and wala.

tungkol naman dun sa VAT, kung vatable naman po ang amount/price, kailangan nyo talaga magbayad ng vat nyan.

and lastly, if you want to back out of the whole transaction kasi feeling nyo niloko kayo ni developer, pwede nyo naman silang sampahan ng kaso sa HLURB. And you can use the fact that they did not have their license to sell when they sold you those properties, among your other reasons.

See Section 5 of PD 957 for more details about this po.
- Legna Aca
  
  Hello po,
  Ask ko lang po sana advice. Bumili po ako ng condo, 5yrs mahigit ko na po syang binabayaran, sabi nung before turnover my penalities pag di na bank financing before turnover. Ginawa ko na po lahat para mkapasok sa bank financing pero kulang ako sa requirements. Una ipa refund ko sana kasi ayaw talaga sa bank, tpos my tumawag sakin cancel na daw po unit ko… Ngayon po ipapa assume ko sa friend ko, pumayag sila pero ang laki ng penalty almost 800k.. Ano po dapat kong gawin????
- Ian Cosico
  
  Hello po! We acquired a pre-selling unit way back in 2018. The developer offered an RFO unit but the lot is 22sqm larger. According to them, the revised TCP will include 12 percent VAT despite a non-taxable year acquired. We believe that the 22sqm excess lot should be entitled only to VAT with the exclusion of TCP acquired during the non-taxable year. Ano po stand nyo dito? Salamat po sa advise 🙂

Syali Rabz

Hi, I need to know what can I get out of my current situation.

I purchased a house and lot (a subdivision in Silang Cavite) and paid the reservation in July 2013. In July last yearI have already completed the full Dp of Php 349k, the full purchase price is 1.7M. I have initially applied for inhouse financing (for 24%) to facilitate the sale at the time because i am an ofw..

The dilemma now is this. I want to transfer to bank/pagibig loan but the unavailability of individual tax declaration is stopping me from doing so. There has been a case going on with the developer for the land where the house and lot i purchased is located, the developer did not disclose this to buyers. I have learned that there is another developer that bought the same land, giving me the impression that the whole subdivision has 2 buyers (or 2 developers) I only heard of this from another reliable source and I am not sure if this is true. But what else could be the reason why they cannot produce individual tax declaration?

In this regard, i want to cancel the purchase. Since this is a fault on the side of the developer, can I get more than 50% of the money i have invested if i want to request for refund and cancel the purchase?

Also, they are asking me to continue paying, but the house is not built yet, i have finished the DP alright, but it is legal to ask me to pay the amortization, given that the house is not built yet? And charge me penalty if i stop paying the amortization for a house that does not exist?

I appreciate your response so I can decide soon, thanks in advance.

Joanne Almaden

Hi @syalirabz:disqus, the short answer is yes, you can definitely get not just 50% of your money but all of it.

For more details, you can refer to the following article and you can read PD 957:
P.D. 957 – Your Protection Against Real Estate Misrepresentations
- Syali Rabz
  
  Thank you!, we already applied for a full refund and is now waiting for check voucher preparation.

Irate Buyer

Hello, ngayon lang po ako nagkaroon ng time na maasikaso ito. Baka dito makakuha ako ng information o guide kung ano ang pinakamabuting gawin. In advance, thank you po sa public service na ito.

1. Mayroon po akong na-fully paid na dalawang lote sa isang dinedevelop na subdivision sa irisan, Baguio City. Since 2007 pa bayad ang lote. Ang tanging kulang na lang ay ang Transfer of Title, na sabi nila pwede ko nang gawin pero dinelay ko sapagkat wala akong nakitang improvement sa development mula noong panahaon na iyon. Gate man lang, signage o kaya model house ay wala even though na sold-out ang project. (Alam ko kasi naging creative consultant nila ako for one year/2009).

2. Sa ni-release na Deed of Absolute Sale may nakita akong sentence na kung isasauli ng buyer (ako) ang nabili ko, 40% lang ng ibinayad ko ang aking pwedeng makuha.

Ang tanong ko po ay:

– May legal na basehan po ba ang ganitong “clause”? Hanggang saan po ba ang rights at protection ng buyer sa mga ganitong sitwasyon?

Wala pong ganitong usapan noong binabayaran ko pa lang ang property. Kaya beforehand, hindi ko po alam. Good thing may mga dated documents akong nagpapatunay na noong nabayaran na, saka na lang ipinaalam na malulugi pala ako ng 60% kung isasauli ko ang aking nabili.

Matagal ko nang pinapa-resell sa kanila ang property (I believe since 2010 pa) para mabawi ko ang pera pero until now wala pa naman silang ginagawang action.

Kaya ko gustong isauli kasi nakita kong hindi nila kayang i-deliver ang kanilang mga ipinangako.

– Pwede ko bang idulog sa HLURB ang ganitong case?

May mga OR po ang aking payments. Thank you so much po sa assistance, and more power!

Joanne Almaden

Yes, pwede nyo naman sampahan ng kaso sa HLURB yung developer nyo kung may mga terms sa contract nyo na hindi nila sinunod.

Yung question nyo about dun sa “clause”, you can read section 7 of the Maceda Law in the article above. It answers your question in more detail po.

dennis lozada

Tanong lang po..
kumuha po ako ng bahay..dp palang po ang binabayaran ko 3 years to pay naka 2 years napo ako last may 2015.planning to back out due to financial problem..makakakuha po ba ako by refund at kung magkano po ang maibabalik sa akin..salamat po ng marami

Joanne Almaden

In the above article po, you’ll see that under the Maceda Law, you are entitled to a 50% refund since naka 2 years na kayong nagbabayad.

Angge Cortuna Espino Sarcia

ask q lang po, ung downpayment po nmin sa developer is 36 months, bale 10 months remaining na lng po ung natitira nung nacancel ung contract nmin sa kanila, so nagrequest po kme ng refund last april pinadalhan po nila kme ng computation tapos magwait daw po kme ng 2-3weeks pra sa check ng refund nmin. Dumating po ung ika 3rd week sabi po ni developer pinahold daw ng head office kc may bago policy c pagibig na wala na buy out ng unit c developer kay pagibig, malulugi daw c developer pra dun sa 10months na nde pa nmin nabbyadan, kaya po up to now nde pa din nmin nakukuha ung refund nmin. ano pong dapat nming gawin. thank you in advance po

Joanne Almaden

Kung sa developer pa lang po kayo nakipagdeal, wala pong kinalaman ang PAG-IBIG dyan. Kung meron man, in between na ng developer nyo at ng PAG-IBIG yun.

So wala rin kayong dapat concern tungkol dun sa mga changes ng policy ng PAG-IBIG or ng developer nyo. The provisions of Maceda Law still applies to your case and you are still entitled to your 50% refund.
- Angge Cortuna Espino Sarcia
  
  hello po, nagemail po c developer saken na 14months pa lng naibbayad q, kc po ibang unit ung kinuha nmin nung una tapos nagdowngrade po kme ang intial dp po nmin ay nov 2011 binoboldoser pa lng po ung buong subd nung time na to tapos nagfull dp po kme nung dec 2011 tapos nagstart po aq ng monthly july 2012 next payment q po oct 2012 then dec 2012 then jan 2013, then mar 2013, then may 2013, then nov 2013 for 2 months po bnyadan q then feb 2014 for 4 months po bnyadan q tapos ang last payment q po may 2014 for 2 months, tapos mga sept or oct 2014 po magdecide kme na idowngrade ung unit kc nawalan po aq ng work, pinabbyadan po nila saken ung remaining na dp na 88k w/in 10months na lng daw po, ksbay na din po eto ng monthly q sa pagibig, nakabayad pa po aq sa pagibig hanggang dec 2014 after po nun nde na q nkpagbayad pati ung remaining na dp nde q na din po nbyadan, kaya nakarcv po aq ng letter na kinacancel na nila, then nagtanong po aq kung may marer3fund nagsend po sila ng computation na 94k daw marerefund q nsa 210k po kc total na naibayad q na. tapos un nga po hinold nila bec of new policy daw ng pagibig tapos ngaun nmn po dahil 14months pa lng nbbyad q, eto pokc e sa 1st unit na kinuha nmin pro kung itototal po malaki na po ung naibayad q pra sa downgraded na unit. then ung pagibig po nagffollowup pa po samen ng payment sbi q po sa kanila pano pa aq magbbyad e cancelled na po ung unit. may mahahabol pa po ba aq sa developer? sayang din po kc ung naibayad q na
  - Angge Cortuna Espino Sarcia
    
    sorry..nung nov at dec 2011 po pala ay reservation ung binayad q
    .salamat po sa inyong rply
    - Nimrod Flores
      
      Yung 1st po ninyong kinuhang unit ay hindi na kasama yun sa bilang ng 2 years na installment para magqualify kayo sa protection ng Maceda Law. Nacancel na po yun kasi.
      
      Dun na po kayo mag umpisang magbilang sa pangalawang unit na kinuha nyo – yung “downgrade” na sinasabi po nyo.
      
      Kung simula nung month na yun ay wala pang 2 years, hindi nga po talaga kayo illegible for any refund.
      
      And aside po dun, since pinasok nyo na pala sa PAG-IBIG yung unit nyo, dun na po kayo may utang kay PAG-IBIG nyan. And dahil po dito, hindi na kayo sakop ng protection ng Maceda Law. So lalo na pong wala na talaga kayong habol for any refund, unfortunately.
    - Angge Cortuna Espino Sarcia
      
      thank you po sa immediate response, matatahimik na po aq ngaun. thank you thank you po

Bryan Dela Cruz

How would the Maceda Law act sa current situation ng ‘Rizal park photobomber?” What are the rights of the Investor?

Chin

Hello Sirs,

I have a question:

I did paid 18 months for a condo unit. However, i prefer not to pay anymore since i dont have funds. The developer said, i need to pay 6 months more to make it 24 months in total then i can have a refund. Does Maceda law applies on my situation. Am I correct on understanding that I will only get 50% of the 24 months payment that I paid to the developer? Is it true that if i dont pay the total 24 months, i wont be able to get anything if i decide to cancel the contract?

Thanks,

Chin

Joanne Almaden

Hi @anonymous_aquarius:disqus, in the above article, you’ll see that in terms of refunds, Maceda Law does not apply to you if you haven’t paid up to 24 monthly payments (or 2 years) yet. So you won’t get any refund at all.

And yes, if you were able to make at least 24 monthly payments, you are entitled to only 50% refund.

Jasonn Darroca

Good Day!just want to ask,I purchased a house sa isang subdivision,I loaned it sa pag-ibig and the remaining balance,the equity is payable for five year at 1% per month. Tanong ko lng po kng pde naba mgcharge ng interest ang developer sa akn kng hindi nya pa tinurnover sa akin ang unit at not yet fully furnished as we agreed,til now hindi nya pa natapos ang unit ko,I started paying the pag.ibig already.

Joanne Almaden

If that’s part of your agreement (your contract), then yes. And if you signed that contract, that means you agreed to pay those interests.

Neil Charles Mondia

Good day po,
Ask ko lang po kumuha po ako ng condo last july 2013 and paid 10k for reservation. I started paying my downpayment on aug 2013 and pang 2 years ko na this july 2015 and ma turn over na po ang unit this coming dec 2015. Due to something happened 1 year na akong di nakag work. So, plano ko po na until july 15 nalng maghulog and iavail yong 50% refund dahil sa di ko na kayang ipatuloy ang pagbayad. Since pasok namn po ako sa Maceda Law gusto ko po sana malaman kung anong dapat gawin para mas mabilis ko po makuha yong refund. Kahit papano magagamit ko yung pera pang apply uli.
Sana po mabigyan nyo ako ng advice kung ano ang dapat kung gawin pra makuha ko yung 50% na refund. Nasa akin po yung mga OR ng payment.

Thank you in advance and more power.

RICHIE DOMINOS

hello po Sir Neil,
Ask ko lang po kung ano na po update sa case niyo.. Parehas po kasi tau ng situatioun sa Dec 2015 din maturnover ung unit ko.. pero 1 year na rin akong walang work ..
Please pakiupdate po ako kung ano po ang ginawa niyo sa case niyo, Maraming salamat po.

Neil Charles Mondia

Hi po,
Ask ko lang po sana if ano kailangan na mga documents para makuha yong 50% refund… mag 2 yers po ako this july 5. Dahil sa wala na po ako trabaho di ko na mkayanan pa na ipagpatuloy ang pagbayad.
Sana po matulongan nyo ako sa mga hakbang na gawin para maavail yung refund na mas mabilis..
thank you and gobless.

Joanne Almaden

You should ask your developer about this. Sa kanila po kasi kayo mag-aaply nito, so sa kanila nyo po dapat hingin ang mag requirements at tanungin ang mga steps.

Different developers have their own different ways of processing these things.
- Neil Charles Mondia
  
  Thnaks sa reply mam…I received a reply na poh pala from the company.. is it true na ala tlaga ako makuha na refund dahil nag voluntary cancellation ako even if nakabayad poh ako ng 24 months… if incase poh na di tlga nila irefund saan ako pwede tumungo pra humingi ng tulong..
- Neil Charles Mondia
  
  Is it true poh na ala kang makuha na refund kasi monthly palang ng equity ang binyara kahit na naka 24months ka na sa pagbyad..

Jherson Carbonell

Hi,

I have a Cancelled Contract with Megaworld. Ang Terms na binigay samin is 20% of TCP to be paid for 5 yrs, then remaining 80% is for bank financing upon turnover.

We were at our 3rd year installment. almost 900k na ang paid amount namin. But unfortunately, di na namin matutuloy ang loan for some reason. So the contract was cancelled/ forfeited.

Ask ko lang if applicable sa case ko ang Maceda Law which will entitle me for at least 50% of 900k I paid for 3 yrs. Thank you.

Joanne Almaden

Yes po, Maceda Law applies to your case.
Jinnequi Macapallag

Hi Jherson, same situation sa Megaworld din ako insist nila na wala na akong makukuha 3 years na akong nagbabayad. Gusto ko lang malaman kung ano ang mga action na ginawa mo for the cancellation of the Contract at ano ang mga requirements nila para formal na akong pupunta sa office nila?Please advise. Thanks.

krayzen

Hello po, my tanung lang po ako regarding sa kinuha namin na house sa molino cavite which is the developer po ay ang masaito. Nakapagdown na po kami ng 20% spot down which is around 450k also we also fully paid the title fee which cost 118k. Na 3yrs ko po pinagipunan yun para sa pangarap namin bahay namin magasawa Sept 2014 kami kumuha na house. Ang now June 2015 nasa process na po sya ng bank approval hindi daw po kami naapprove ng bank for the housing loan sabi ng developer. Sabi po ng developer masaito na di daw po pwede ipasok sa pag-ibig dahil wala sila appraisal sa masaito. And now they push us to inhouse financing which is di namin kakayanin ang monthly dahil 5 years to pay lang sya. Nag ask kami na if ever no choice di kami magkasundo sa computation ng in-house na irerefund na lang namin yung down po namin lahat ang sabi nila non-refundable daw po lahat ng iyon kaya nagulat po kami kasi ang sabi nila ililipat na lang kmi sa ibang location which hindi namin alam kung saan kmi dadalhin na location ang concern lang namin paano po kung di namin nagustuhan ang location so dapat po pwede irefund yung na full 20% dp namin at yung title fee na cash po lahat yun. Ang pagkakaalam ko lang po non-refundable ang reservation fee which is 20k. Meron po ba tayong batas para dito sa problema namin na ito. Matagal po namin pinagipunan yung pinangdown po namin dun na inaasahan namin na magiging ok na ang lahat, di nman namin kasalanan kung di maapprobahan ng bank.

I need some expert advise po sa ganitong problema hindi po kasi biro yun pinagipunan ko para sa pamilya ko ni hindi pa nga namin natitirahan pa yung bahay tapos po ganun ang mangyayari. I was so very upset na sinabi nila pati yung 20% DP at title fee is non refundable…wala po ako masyadong idea sa ganito klase ng problem but i hope na may makapagbigay ng advise. Thanks

Joanne Almaden

Kung pagbabasehan lang po natin mga existing laws natin protecting buyers of real estate sa Pilipinas, hindi po talaga kayo entitled to any refund.

However, I think you can sue them in HLURB based on the idea that you appear to be a victim in what we call predatory lending.

Kasi kung baga, alam ng developer nyo na hindi kayo qualified for a bank loan (or hindi nila kayo chineck kung qualified ba kayo), and still, they accepted your money and let you enter into a contract na alam nilang mataas ang chances na magdedefault kayo.

Pero nasa inyo po ang burden of proof nito na wala talaga kayong alam na ganito ang mangyayari, which can be very hard to prove. Kasi po when we sign contracts, we are declaring na alam na natin ang mga kalagayan natin and still, we want to bind ourselves with the terms of the contract.

Kung kasama sa terms ng contract na kailangan nyong bayaran ang balance after a certain period of time and alam nyong ang options nyo lang ay bank financing at in-house, dapat inalam nyo muna anong chances nyo for getting approved for a bank loan. And expected po yan sa atin kung pipirma tayo ng agreement like you did.

Ngayon po na andyan na kayo sa situation nyo (which I’m truly sorry for), you can either hire a lawyer to represent you and just file a case against your developer, demanding for a refund on your money. But please know there’s no guarantees to winning, because of what I’ve explained above.

OR:

..and I personally think this is a much better option: You can try and apply for a loan at other banks. And mag-apply po kayo sa hindi lang isa o dalawang banks. Mag submit kayo ng loan applications at as many banks or other financing institutions as you can. Tapos tingnan nyo kung alin ang mag-aaprove sa inyo.

baka po kasi isang banko lang din ang inapplyan nyo at biglang ganyan na agad.

OR:

kung di po kayo willing na gawin either dito sa dalawa, pa-forfeit nyo na lang yun lahat ng binayad nyo. But sayang naman po, pinaghirapan nyo rin yun.

Richelle Meneses

Hi Tanong lang po. initially nag-inhouse kami then we decided na itransfer siya to pagibig financing, so we paid a processing fee sa developer namin and passed all the requirements needed for pagibig loan to be processed. While we are waiting to pag-ibig loan approval, nagbabayad pa rin kami ng inhouse monthly amortization. Pero parang dumating na sa point na sobrang tagal na ng processing nila, umabot na almost 3 months before nila maforward sa pagibig yung papers namin, forward pa lang yun ah but to think na complete naman yung requirements namin at first pa lang. Hindi ko alam kung sinasadya nila para inhouse pa rin kami magbayad. So question ko po, we are expecting kasi this July dumating loan release from Pagibig pero yung next na payment kasi namin for inhouse is July 9 so possible or may rights ba kami na ipahold namin yung payment namin sa inhouse kasi hindi naman namin kasalanan na nadelay yung pagforward ng papers namin sa Pagibig and kasi we are expecting naman yung release ni Pagibig this July? Hope you could help us on this. Thank you and God bless.

Joanne Almaden

Simpleng usapan lang po kailangan nito. Send your developer a written request about what you want to happen. Then follow up with a call or visit in person. If they agree to what you ask, then make sure they put it into writing and make sure you have a copy of their approval on your request.

Kung hindi naman sila papayag, and you think you are being taken advantage of, you definitely have all the right to file a complaint against them at HLURB.

Joyce Protacio

Hi,

I bought a condo last May 2012 and i was able to pay 27 months amortization (Php28,106.73/month) and downpayment (Php25,000.00) which total to Php783,881.71/-.

Now, I am requesting for the refund which is entitled to me (as per Maceda Law Section 3) as the contract has been cancelled since June 2015 (because of non-payment for 8 months).

They have send me an email mentioned below:

“Approved refund amounting to P135,732.80, net of all standard company deductions”

This just 17.3% of what I have already paid.

Please advise what action should I take in regards of this.

Thank you.

Joyce Protacio

Joanne Almaden

You can start with asking them for a detailed computation on how they arrived with that figure.

Afterwards, if you think they are being unfair, file a verified complaint against them at HLURB.

Nick

Good Day po,

Ganito nmn po ang sitwasyon naming mag asawa.

Bale nakakuha po kami ng house and lot sa isang subdivision somewhere in Tarlac through PAG IBIG loan, tapos na po nmin nabayaran lahat ng downpayment at equity 2 years ago at simula last year po ngagamit n nmin ung unit kahit wala pa po official turn-over. ngaun nung hinihingi na po namin ung TCT copy para may pang hawakan manlang po sana kami, ang sagot po nila hindi pa nalalakad ung TCT sa kadahilanang hindi pa daw kami nkakabayad ng 50k para sa pag transfer ng title. so nireview po nmin ung copy ng loan nmin at nkita nmin n kasama na dun sa narelease na loan pati ung cost ng pagtransfer para sa title, nung ipakita po namin s kanila ung paper galing PAG IBIG sbi nila kasi daw hindi pa nila natatanggap ung amount na dapat matanggap nila kya dapat daw kami magbayad.

tama po ba ung dahilan nila at kuhanan pa kami ng ganung halaga? hindi din po kasi biro ung ganung halaga.. need your advise po.

Maraming salamat in advance, GOD Bless!

Joanne Almaden

You should check with PAG-IBIG. This is just a matter of clarifications po. Tanungin nyo ang PAG IBIG kung hindi pa nga ba talaga na-release yung loan nyo. Kung narelease na, ibig sabihin yung developer nyo ang may problema.

Kausapin nyo lang po sila ulit. At kung di nyo maresolve, magfile nalang kayo ng verified complaint sa HLURB.
- Nick
  
  Thank you very much s prompt reply, will try to talk to them again pag uwi po nmin uli jan sa atin.
  
  More Power and God Bless!

Jhoanna Shayne Kathleen Albert

Hi, Im an OFW . I bought a condo in Pasig 16 months ago, in our agreement, ill be paying 20% of the down payment for 24 months, which be due next year 2016. But just recently, the real state finance department informed me that the UNIT is now ready for turn over. And they are asking me for the complete downpayment within this month or the next. As written:

‘Thank you for your reply. As per double checking your account and contract particularly at Annex A about the clause which states that upon notice of turn over, any remaining of your balance should be due and demandable. It only means that, within this month or as early as now, I encourage you to look from our accredited bank for the application of a housing loan to avoid incurrance of penalty.

Payment schedule that you are referring to is good only until the property is not yet for turn over. As per our records, your downpayment will be until February 2018. Since Pioneer Woodland Tower 3 is now ready for turn over, you need to comply with the clause indicated on your signed contract.”

i did not expected that the turn over will this be early, so I wasn’t prepared financially. I was expecting the turn over will be at the end of this year, of 1st quarter of the year, as proposed to us by our Broker. So we have overlooked upon this issue. We weren’t updated about the development of the project, even though we contacted our broker and your office. So Im not quiet sure on how will I pay the remaining 14% of the down payment within a months time. Are their any other options for this matter? and if there aren’t any, can we close the deal and not continue to buy the Unit? If so, what are the things we must do?

Joanne Almaden

Contracts are very powerful and binding agreements for the parties who executed it. Kaya po kung andun yun sa pinirmahan nyo, kailangan nyo talaga sundin yun.

In your case, unfortunately, your broker did not do his/her job. Siguro hindi rin nya alam anong mga terms ng developer nyo.

But ultimately, you were the one who signed the contract and not your broker. So you right now, you are the one bound by that agreement.

And yes, you can walk away from the deal, but if you read the above article, that means you can’t get anything back. That’s because you are not qualified for a refund based on the provisions of the Maceda law. …or any other laws for that matter.
- Jhoanna Shayne Kathleen Albert
  
  Hi Ms. Joanne, thank you for you’re reply. I have another question, is their any possibilities that they will incur charges for not continues the deal? May right ok ba Ang seller gawin?
  - Joanne Almaden
    
    Yes, they will have already incurred costs if you will back out. Ganito po kasi yan, binili nyo na yung unit na yun. So hindi na nila inoffer yun sa iba. Nabenta na sana nila yun sa iba kung hindi nyo binili yun. But now na di nyo na itutuloy, nasayang na yung time nila na hindi nila binenta yung unit sa iba.
    
    Yung time and opportunity lost ang babayaran nyo po kung magbabackout kayo ngayon pa lang. And pati na rin yung costs ng pagprocess nila sa transaction nyo.
    
    Kaya po di na ibabalik ng developer yung mga naibayad nyo. It’s in your contract, so yes, they have the right to forfeit your payments and they will definitely do it. It’s even standard practice actually. I’m really sorry..
    - Jhoanna Shayne Kathleen Albert
      
      Last question Ms. Joanne, I know that they wouldnt be giving back the money that I have paid for the downpayment, which is ok for me. Im just worried that they will give additional charges. Would they do that? Would hey charge me other than taking my down payment? Or can they just forfeit the contract and they’ll just take my down payment.
    - Lualhati Reyes
      
      Ms. Joanne ask ko lang po what does it mean po if due for Legal Endorsement? My home loan is under BDO bank financing. Can I still negotiate for my payment balances?
    - Annie
      
      Good day Ma’am Joanne! regarding my complaint with developer for imposing huge penalty into my housing account. Before pandemic happened I already applied for bank loan hence the bank isn’t accredited at all and we got an email from developer that all loans were on hold because of the pandemic COVID-19. Since then I was worried about the loan which needed to be done immediately but in the end of developer no one responded for updates until November 2020. Communication is really important especially in business, I understand that they are in a skeletal workforce but in my side I did not lack anything to ask information updates about the account or what was needed from developer customer service representatives. The last reply I received from developer customer service representative was she’ll get back to me but no one else responded since then.
      
      Recently, I got an email from finance representative last May 4, 2021 that I have penalty. I’m in shock about this matter because I did not expect this to happen I trusted the developer.

need_help

ask ko lang if Maceda law is not covered if i defaulted my payments with the bank?

other question if i have defaulted payments with bank is true within one year i can still redeem the condo? with charges ba yun?
wish i researched before buying my condo.. was totally clueless..being the OFW with less time to think… lesson learned
keep up the good work PPE… wish i had known about you guys when i was buying a condo

Lea Laoag-Dela Cruz

Hi mam! 2014 pa po kami ntapos s DP till now wla pa pong update ang developer kung naaprove kami sa bank o hindi.. plus dami po palpak n gnagawa s bahay n nkuha namin though d pa na turn over lagi po nmin binibisita to check mga update. Dahil po dun nwalan n kami gana ituloy.. pwede pba nmin makuha ung nai down namin worth 210k?

Joan

Hi Mam Joanne,

I have a question po,we bought a lot thru in-house financing for 2yr contract..nbyaran na po namin ang 1yr downpayment at 10 months amortization,yet delayed po kmi ng 2 months for now for some financial issue. I sent an email po sa company asking kung pwd namin i cancel ang contract..they promptly reply nman po telling na sayang kasi malaki n nbyad namin and all,sabi nila if we’re sure na dw sa decision we need to send letter with signature for cancel. They informed us din po na per Maceda Law we are not entitled dw po for refund kasi under 2yr contract lng dw po kmi and Maceda Law applies for 5yr contract or more. Mejo magulo po sa side namin kasi i asked them kung entitled kmi for refund kung sakaling byaran nmin ang last 2 months na late kmi..then yun ung reply nila. What can we do po? Are we not really entitled for refund kahit buuin nmin ang 2 yrs? Thank you in advance,hope you can help us.

Sherwin

Hi May inavail po ako n bahay worth 1.4M nagdown n po ako ng equity which is installment for 2 years. after 2 years full paid n po ako kaso ung bahay dapat turnover na pero may prblema ung bahay may descrepancy s pagkkgwa ng bahay yung house and lot with garage dapt eh naging house and lot n lang. since hndi ako pmpyag n kukunin ko n ganun ung bahay may karapatan po ba ako n mafull refund ko ung buong 2 years DP ko n bnyaran?

NeoTobz

Hi,
Thanks for this site, it’s really helpful for buyers who is not aware of this law. Gusto ko pong itanong yung case namin ng wife ko sa pag-purchase namin ng condo unit. Purchased the unit last August 2014 under 24 months installment for downpayment, after 3-4 months naming naghulog we decided to pay in full yung downpayment since ready na rin yung unit for turnover. Naibigay na rin yung LOG ng bank for the remaining amount of unit at naghulog na kami sa bank for the home loan last April 2015. We’ve received na yung Final NOA but due to financial issue, gusto na naming I-cancel yung unit this month. Before we request for cancellaton, we’re wondering kung yung case po ba namin would be under the Maceda law? If not, may makukuha ba kaming refund from the developer? Or May additional charges ba kami in case?
Thanks and more power to you!

Missy

hi po,

Ng avail po ako sa preselling ng isang condo unit. Wla pa po akong napirmahan kahit anong documents except young computation table and resibo ng mga PDC na binigay ko. Equity is 30months to pay. Nasa 11th months napo akong ngbabayad ng equity and wla po akong pending or late payments. Then i decided to withdraw my interest in pursing the condo. How much refund could i get? I know hindi 100% pero how much po according sa law?

Sheila baldonado

Ask lng po. Kc po 30 months n po aq naghuhulog sa developer nka in house po kc at lagi po aq late payment kasi po 24k po monthly. So nag decide po kmi mag asawa to give up the property and wrote a letter to the developer if we can avail the refund under maceda law…Ilang percent po kya pwede maibalik sa amin ng naibayad namin.thanks po

jane

hello po
need ko lang po ng help mam joanne
kumuha po kame ng rent to own house & lot pero hnd n po namen kaya ituloy pero more than 24months n payment n nabigay nmen sabi naman nila n marerefund namen yung 50% percent binigyan po kme ng computation pero nakalagay po dun,tinangal muna yung mga deductions bago nag apply ng maceda law tama po ba un..ang nakalagay po sa maceda law dapat ung 50% ng laht ng binayad ung hahatiin sa 50%
ito po ung mga deduction at computation.
Cost of money : 80,800 Admin charges : 20,000 Marketing Expenses : 80,800…Option money 7,500
total deductions : 189,100
total principal payment: 670,242
total amount: 481,142
Maceda law : 240,571
tanong ko lng po kung tama ung pag apply ng Maceda Law at mga deductions?

thank you po malaking tulong po samen yung answer nyo..
thanks po.

richpinoy

Hi, We have just started paying (8 months of payment already) the amortization of our newly bank financed condo unit. I am currently having issues with my wife and with our finances as well. It looks like we may not be able to continue paying our loan but I’m afraid to skip a single month payment due to the 12 months PDC’s I have issued to the bank. May I know if will be jailed once I start to missed out on my payment and eventually the remaining PDC’s bounced?

Nita Øvretveit

Good day. I bought a house and two lots. But I was not satisfied with the quality of the house and the service they gave me so I decided to continue with it. I already talked with the manager about it but there was never any written agreement about the cancellation of the contract. It has been more than a month now and still I got no feedback from them. I already paid more than a million trhough bank financing and does not get any assurance that I would get back at least 50 percent as stated in the Maceda Law. (The manager told me the payments made to the bank is not included in the calculation for the 2 years minimum of payment in order to get qualifiied with the Maceda Law) Is this right? They said they would call me for feedback but they did not do it yet. I am also afraid I might be getting penalty from the bank if they did not make any actions about it. I really feel the developer does not care about my concerns at all. I have been there once and ask for updates but the lady just told me that she could not give me that because the manager was not around. They will call me but I know they will never do that. Is there any help I could get from HLURB? Or should I talk to a lawyer about this matter so I could get the proper treatment that I deserve. A million pesos is such a huge sum of money I think I fully deserve to get back at least 50 percent of that. Please help me with this matter. Thank you so much…

Nimrod Flores

Mam, I hate to be the bearer of bad news but the manager who told you that the payments made to the bank is not included in the calculation for the 2 years minimum of payment in order to get qualified with the Maceda Law, was right.

I explained more about why it is so, in this comment: click here

If you think your developer is at fault po, you can file a complaint at HLURB. But you cannot really expect the HLURB to provide the legal services to you po. It is not required that you be represented by a lawyer in filing your complaint, but if you’re not confident in doing it yourself, you will really have to get your own lawyer mam.
- Liezl Asintista
  
  Hi Sir Nimrod Flores.kailangan ko po talaga ang tulong nyo para masagot ang mga katanungan ko.. kasi po kumuha ako ng isang condo unit at nakapagbayad na ako ng reservation fee+ 3 mos. monthly amortization at sa ngayon balak ko po magback out…ano po ang pwd ko gawin?ma refund pa po ba ung naibayad ko?f marefund po mga ilang percent?thanks
  - Nimrod Flores
    
    @liezlasintista:disqus, kung wala po tayong valid na reason, hindi po tayo pwedeng basta nalang mag-“backout” sa isang kontrata. And by “valid reason”, it usually means kasalanan ng kabilang panig.
    
    So, kung wala naman pong kasalanan ang developer ng condo’ng kinontrata nating bilhin, wala po tayong karapatan na humingi ng refund kung gusto natin mag-backout. Unless, qualified po tayo for 50% refund under Maceda Law as described in the post above.
    
    Kayo po kasi ang lalabag sa kasunduan kung gagawin nyo po yan.
    - Zhel
      
      Tnx Mr Nimrod Flores…
    - chelle
      
      Hello Sir Nimrod. Kakareserve lng po namin yesterday ng unit amounting 2.9M on Futura homes under Filinvest.. Then 20K po reservation fe. Bukambibig ng broker is mgadown na kasi nagkakaubusan na daw po ng slot. And nagbreakdown nman po ng expenses. Sa unang breakdown nila manually, kaya naman po ung payment. Kaya nagdecide kami na tumuloy po. So ayon nagkabayaran na po. Then after magkabayaran, dun lng nagexplain ng requirements. Required po na may certain Gross Monthly Income requirement bigla na sinasabi whrein the frst place d naman nla sinabi/d kami ininform. Sabi nila, pepekein/ieedit nlng daw nila ung infos about samin ng parents ko pra maaprovehan ng bank ung loan aince financing kami. So di kami papayag dahil sa huli kami ang maiipit sa payment. Ang question ko po is are wd entitled for a refund? Given na ang laki ng downpayment namin? Ang lack at wrong information pa bngay nila sa amin and they are planning tofake our documents? PAF palang po pinipirmahan namin. We havent signed nor submitted any other documents yet. And nsa aminrin po official receipt.
    - Nimrod Flores
      
      Short answer po is, yes.
      
      For more details, check this article: P.D. 957 – Your Protection Against Real Estate Misrepresentations
    - Jose Ricardo de Laza
      
      Hi, did you get your refund? Experiencing the sami issue with Filinvest.
    - Joseph & Carmi Amurao
      
      Good day Mr. Nimrod.
      We are also encountering some problems with Futura Homes-Filinvest. Tapos na po downpayment namin last Nov.2016. Then we decided to loan take out at ipasok sa bank financing since we saw from the site na inumpisahan na nila construction. Unfortunately, they had several issues with the contractors they hired for the construction of our unit (actually buong block namin). Pahirapan ang follow up sa kanila tas hindi makapag-commit ng specific/estimated date to finish the house construction. We had several complains sa customer service helpdesk nila and super late response nila sa mga email inquiries namin. So last May2017, Filinvest finally got new contractor. Through several follow ups, they said they can finish the unit end of July 2017. We are already scheduled for turn over on Friday, July 28, 2017. So, we decided to visit the property yesterday. To our dismay, the construction was a complete mess. Ang daming major problems at very disappointing. It appears to be a low-cost housing. Where in fact we invested on a quality house worth 2.6M. Now, since major repair gagawin, hindi na kami kampante na madedeliver pa nila ang unit ng maayos. Not unless,they will reconstruct it or provide us a different unit na pulido ang gawa according to their plan at advertisement. Please kindly advise, what legal actions or demands can we do in order for us to be compensated with all the hassle and delays they are giving us?. Ipit na kami sa situation kasi nasa bank financing na kami. Is there still hope for us considering kami na naperwisyo at hanggang ngayon ngrerenta pa kami ng apt. apart from continously paying for the house? Your immediate advise is highly appreciated, wehave a meeting with the site engr.and contractor later today. Thank you.

Paul Dimabuyu

SIr may tanung po ako, kung halimbawang may interest na natitira na inde ko pa nababayaran, pero alam kong bayad na ako tapos ngayon ko lang nalaman na meron pa daw natitirang 2k na balance (interest) e since 1991 pa to. Kasalanan ko ba na inde ko alam or dapat pinapadalhan ako ng notice na umabot na daw sa 236k php yung 2k php na yun. Wala nman ako narereceive na notice as of march 1991. Regarding po to sa 2nd mortgage na 15k php lang.

alex

good day! thank God for this site… i just have to consult regarding my situation, I paid through postdated checks the 36installments of the 20% DP of the condo i purchased. after 36months, its not yet done so they offered me for a bridging program in which i paid for another 11 installments (supposedly 12). they keep on postponing the turnover. ..when i started the payment, they told me its 2014… its already 2015 and not even halfway. then one agent said its gonna be 2017, but i saw in their other ads, its 2018. i cannot wait any longer so i decided to back out. i wrote a letter to their aftersales dept asking for cancellation of contract and asked for 50% refund, since its mandated by the law and its what is stated in the contract. i gave them 30 days, afterwhich i told them that legal actions will take place.

its been 15 days (within the 30 day grace period) and so i followed up. they said its upon approval and it usually takes max of one year to have that 50% refund.

my problem now is, how shall i make them give my refund faster? theres no written agreement nor any law that states the amount of time to wait for the refund, right? im so pissed off right now. i was about to use that money for DP of the other condo i wanted but time is running out, i still dont have the refund and maybe not, still, in the next few months.

what shall i do now? 🙁

Lee

Isa din po akong ofw. Kumuha po ako ng bahay sa Cavite. After kong nabayaran ang DP di ko po nai-transfer sa PAG-IBIG so I ended up paying in-house. Me mga times po na nade-delay yung payments ko dahil sa dami ng obligations. Now after more than 4 years, gusto ko na sanang itigil na yung pagbabayad. Me delay na po akong more than six months sa bayaran. Applicable pa po ba ang Maceda Law dito? Kelangan ko po bang bayaran pa yung ilang months kong delay sa payments? Thanks po

Chezka

Hi, mag ask lang po
kumuha ako ng house & lot last May 2014 and both parties (me & developer) agreed that it will be finished within of 3-4months once downpayment been fully paid, in which downpayment settled within 6 months. (Nov 2014). but till to date nd paren ma hand over ang house due to unfinished works. although approved na ang bank loan at start narin ang payments.
now ng request ako at pay ng blue print copy, however incomplete details na nka print sa normal paper ang binigay wlang structural data at mga engr details kasi for approval pa daw if dapat akong bgyan.

pls. help ano po ang dapat kong gawing steps. ang daming complaint at demand letter na pinadala ko but it seems they dont bother kasi bayad na sila ng bank.

thank you.
Chezka

Miguel Sabando

Goodevening mam/sir, ask ko lng if what is the rights of seller if di nkabayad ang buyer ng remaining balance sa land properties in morethan 15yrs?

Neil Charles Mondia

Good day poh,
Just want to clarify things lang poh with regards sa maceda law. I went to the pro friends company last august 5 to cancell my payment since di ko na poh kayang bayaran yong monthly equity ng down payment. I made a letter to the company with regards of my cancellation and reason kung… after 3 weks nagreply sila trough email na forfeitted poh yung payment ko and wala daw ako makuha na refund… with regards namn poh sa installment ko sa equity I been paying it consistenly for 24 months from aug2013 to july 2015..
So tanong ko lang poh ala na poh ba tlaga akong makuha na refund even if 2 years akong nagbayad sa equity or downpayment… sabi sa email na according to reservation agreement na maforfwit yung byad if macancel o di na ako makabyad…
Patulong namn poh pra malinawan ako kasi di ko pa kasi kayang matnggap na alang marefund kahit ilang percent lang ng binyad ko… hope may maiadvice kayo sakin? At kung saan ako dapat humingi ng tulong incase may ga may makuha ako… ala na poh kasi ako trabaho for more than a year na and I am hoping na my marefund sakin kahit kunti lang…
Thank you poh in advance and god bless sa inyong lahat… I am in need of help pra malinawagan ako…

Desiree Vijandre Sumagaysay

hi po…tanong ko lang po situation ko kung pasok po sa maceda law. nakabayad po ako ng 15k a months for 2 years pero di ko po nabayaran ang ballooning na 70k every six months. nagrequest po ako ng refund pero di po grinant ng developer kasi daw po hindi nasatisfy yung equivalent amount for 2 years na dapat ko daw pong binayaran. may laban po ba ako kung ilalapit ko po sa hlurb ang concern ko po?

Joseph Raymond Padua

hi, may condotel akong binabayaran sa boracay and I want to sell it kc hindi ko na kayang bayaran. mahigit 2 yrs ko n din ciang hinuhulugan kaso nasa ibang bansa po ako. gusto ko sanang malaman kung anong magandang SPA ang pwede kong ibigay sa brother ko para cia na magprocess kung ibebenta ba to or kukunin ko n lng ung half ng nahulog ko po. Sana po matulungan ninyo po ako.

kian

Hello

Two years ago, I decided to abandon the condo I bought because: (a) I defaulted three-months of payments due to personal financial crisis despite my bank’s phone call notices; (b) I was informed by the bank that, by default of payment, I no longer have any option of continuing my bank loan with them, and that the loan from the bank has been paid for already by my developer, which assumed the role as the buyer of my property (yes, this means, I was not even given a chance to resolve this on my own with the bank); and (c) even though the bank offered an extension for me to settle my dues (let’s say 230k) that I was able to settle partially (paid 200k but left out the 30k) before the given due of transaction, they still pursued my payment default case. I felt hopeless.

The bank said my only option was to continue paying through In-house financing with my developer, and there was no more way to continue my loan with them.

When I talked to my developer over the phone, they informed me that, while my in-house financing case may still be subjected for approval, they will require me to start the payments all over again just so I can retain my condo. They explained to me that the payments I’ve been paying for was for my housing loan that financed my condo through the bank. However, since I defaulted the payment with the bank, all my payments with the bank through the next 5 years or so were all forefeited. Hence, its as if no payment was made. So to continue my intention to own the condo, I will have to pay a cashout of at least a portion of the unit condo cost, which at that time I do not have, and continue the ammortization from the start.

I was shocked and got depressed. I abandoned my unit without reaching out to both bank and my developer.
Two years had passed, I did not receive any notice from both parties, nor any communication given I am sure they are aware of my former address, which is still active. No phone calls, no any means of contact.

I just learned Maceda Law one day before I wrote this letter, and would like to know if my case would qualify. Getting a refund of at least a portion of the money I worked for during those times would be good news.

Bryne Dupa- Duran

Hello, we bought a house sumwer in Bulacan. We checked the area beforehand, the house was not constructed then. My husband and I are both OFWs and not able to physically check the lot oftentimes. We designated a representative, which happens also to be our Aunt and our Agent. But she stays in Nova and can only go there sometimes. Unfortunately, during her last visit, she noticed na mataas pala ung lupa sa likod namin hanggang balikat and during that time inuumpisahan ng i construct ang bahay. So she suggested that we transfer. I just wanna ask you whether it’s justifiable to ask 25000 php for a transfer fee. And this trasnfer fee wont be credited to the total contract price. I feel it’s too much thinking na they never thought of the resident’s welfare, dhil hndi patag ung lupa. They shouldve just consulted us. Wer willing to shoulder the payment pra mdagdagan ung lupa sana. Although i know, there are still lapses on out side kaC nga we wer not able to check palagi, pero siyempre if they’re really committed to provide excellent service these things shouldve been considered. I hope you can at least give me some insight on my concern and frustration. Thanks

Mark Lester Ogot

Hi sir,

Question po sana and sana po matulungan nyo kami. Nakakita kami ng post from BDO that they are selling lots sa bel-air. Sobrang gusto ko po yung location ng lot kasi gusto ko tlga tumira bandang sta. rosa laguna. so what we did is we grab the opportunity kasi mura tlga xa and sa totoo lng po kaya nmn nmin ung lupa na pinurchase namin so ginawa nmin is we signed all the forms from BDO and paid the reservation. and then weeks time a blessing happened, we didnt knew na my wife is already bearing a baby so I called up BDO to cancel sana the reservation kasi alam nmin sa budget namin na di nmin kakayanin gastos. What BDO said is forfeited na daw ung reservation because of clause in the form na

“Should the offer be withdrawn or canceled for any reason, despite BDO’s approval, the reservation fee shall be forfeited in favor of BDO.”

kaso we really needed the money din sana para sa panggastos namin sa magging anak namin… and having a baby is really pure expenses. is it true ba na di na nmin mkukuha yung reservation nmin? or Is there something we could do to have it back?

Thanks! hoping for your reply the soenest.

Regards,
Mark

Cherry Joy R. Paño

hello po, my question lng po ako,. sa case ko po nasa 8 years na po nababayaran ung bahay, 1yr and 10months nalang po ung kulang, tapos nakareceive ako final notice last july hinabol ko naman po ung payment pero may natitira pang remaining na 43k, mga 3 months na delay, kahapon lng po nakareceive ako ng cancellation of account,, pwede kopo ba makuha ung 50percent ng lahat ng binayad ko? salamat po

RICHIE DOMINOS

Dear Maam Joanne,

Good day!

Nabasa ko po ung site niyo sa pagseasearch ko sa paghahanap ng solution sa problema ko. Sana po matulungan niyo po ako. Ako po si Richie, OFW po ako dito sa Luxembourg. Eto po ung problema ko. Bumili po ako ng 1Bedroom unit sa Azure sa Century Properties last Dec 2011. It’s a pre selling condominium. Nakabayad na po ako ng 900K since Dec 2011 til this month Sept 2015 for 4 years. Supposed to be po matatapos ung unit ko Aug 4, 2016 pero nagemail po sila recently na ngayong Dec 2015 na po matatapos ang unit ko. So I need to pay all my remaining balance before December 31, 2015 para maprocess agad ung pagturn over ng unit sa akin po. So I have to pay a really big amount not before Dec 31. But the problem po ngayon is wala pa po akong trabaho kasi I moved to another country and got married last year then I got pregnant right after and now I’m taking care of my baby. Hindi rin po kami qualified sa bank financing. Ang concern ko po is kung magcacancel po ba ako sa contract ano po ang dapat kong gawin to get 50% refund from all my payments I made to them. Kelangan ko po ba muna mgrequest sa kanila the exact proof of receipts from the bank that I sent every month of my amortization since December 2011 until Sept 2015 bago ako mginform sa kanila na magcancel na ako sa contract. Magiistop na po talaga kasi ako sa amortization ngayong October. Please tulungan niyo po ako. I desperately need your help.

Maraming salamat po sa time niyo. I’m looking forward for your positive response.

Sincerely,

Anchi

After 1 year namin na nagbabayad sa developer rent to own, nag request kame ng june2015 ng smaller unit due to financial constraints . Inaprubahan nila ng septemebr 2015 after 3 months at chinacharge ng monthly
Amortization pati penalty sa new unit from june 2015. So dalawa ang babayaran namin na unit . Rental ng old unit (dahil nakatira pa po kame sa old rent to own unit dahil iniintay namin ang docs sa new unit) pati, monthly amortization na ng new and smaller unit na ni request namin. tama po ba yun? Ayaw na nila kame pakinggan after numerous requests. At gusto na lang po namin i cancel dahil mahirap at mabagal po sila mag process. June pa namin ni request dahil nga kulang ang cash flow namin tapos mula june chinarge na kame ng new uniteh wala pa naman finalization at ala naman po susi at docs na binibigay. Ano po ang dapat namin gawin? Thanks in advance

Ramon

Hello, I have a problem with regards, to Unit turnover! when I got my unit 2 years ago the deal was 5 years to pay with 0% interest and turnover is May 2018 that is what I have in my schedule of payments (payment is always on time). After 2 years the unit is finished they wrote me a letter and I have to pay the balanced for Turnover within 7 days! Since I work abroad and I cant’ pay nor apply for bank loan in the Phils. I don’t know what to do? what is my protection? Am I covered under the Maceda law? Can I file a court case for breach of contract? Do I still continue to put money in my bank for them to cash in my monthly installment as schedule? which will make me loose more money in the process! Can I get back my hard earn Php.1.2 M back. Thank you advanced for your advice!

Bimbo Solano

Hi Good Day,
Ask ko lang po kasi my binili po akong property (housing loan) payable for 3years sa Profriends (di ko na po sabihin yung address). Nabayaran ko po sya for 1year and 4months na po but unfortunately nawalan po ako ng work last April 2015 so starting po ng May 2015 hindi ko na po sya mabayaran dahil wala pa po akong work till now,nasa waiting list pa po ako…so 5 months na po ung pending…Then last week po tumawag po sakin yung agent ng ProFriends sabi po sakin kailangan ko na daw isettle yung amount na hindi ko nahulugan kasama ung 5months interest,my 1week nalang daw po ako para isettle lahat un dahil subject for cancellation na daw po yung property na hinuhulugan ko…anu po yung pwede n’yong maadvise sakin..? Maraming Salamat po…

Ramon

I bought po Condominium sa megaworld for my retirement 2 years ago knowing that the turnover is 2018 as promised by Sales Manager and Sales Rep. which I believed. after a year they sent contract but I did not sign it and was not authenticated in the Philippine consulate. My mistake was I did not go to a lawyer to review the contract as I am so busy here abroad. Now they said Turnover is 2015 and forcing me now to take the unit but I want to back out cause is going to be hard for me to pay both installment and bank or in-house financing at the same time! I already put down payemnt, a year lump sump and monthly payments a total of P1.1M. My question is: 1.) Am I covered with Maceda Law? 2.) Is the Contract they sent me valid even if I did not sign it. I am sure they will use section 7 of Maceda law? 3.) Can I file a complain at HLRUB even I am away working abroad? Thank you po mam Joannne in advance hope to hear some insight from you soon.

Pilipinas Magbago ka

Good Day to you! I hope pls you can help me with my concern. First of all we bought 2 condo units, the 1st unit is name to my daughter and I and the 2nd unit is named as for me and my husband.We have been paying for 9 months now for both Units but I still haven’t sign any CONTRACT TO SELL. My question is, can I cancel the other unit and can still refund the money or perhaps transfer all my payments to the other Condo?Hoping for your reply.Thank you

xinunix

Hi Miss Joanne,

May query lang po ako. I live in Canada and I bought a condo unit sa Quezon City. I have completed the 30 months DP then when I started applying for the home loan sa pinas I could not get a loan bc the bank needed my ex dahil daw sa pinas walang divorced and divorced ako sa Canada. I’m in the process of cancelling my contract with the developer but not so sure If I will get at least the 50% refund of my DP. Will I be entitled to use the Maceda Law on this situation? Please advise. Thanks

Jing Astoveza-Villamor

Hi po tanong ko Lang po Kung may mrerefund ako kc ngstart na kmi ng downpayment sa developer Nkaka250K na kmi ndi nmn maapproved ng bank ung loan nmin… D nmn nmin Kakayanin ang in-house… Pag ng back out ba kmi may makukuha ba kmi o mrerefund ba nmin?

Xyra Ibasco

hi Mam @@joanne_ppe:disqus possible ko pa po b makuha ung nahulog ko sa 20% downpayment hindi ko n po kc kaya taposin e. from Felinvest

Belen

Hi, kindly advise if pwede pa ba ako magrefund ng reservation ko with a Filinvest condominium. A day before magsesettle na ako ng 5% DP ko with the agent para at the same time we could open a checking account with endorsement sa bank, i was told na me move in fee na PHP 22,000. Sabi ko, that was never mentioned before. Sabi ng agent, sinabi nya. Sabi ko if sinabi impossible I wouldn’t ask what is it for, so i will definitely remember. When the agent said na nasa computation sa paper na binigay nya, i rest my case. I thought, if it was written there, it’s my fault if I did not notice. The day after that, it was the day we will be opening my checking account and pay the 5% of the TCP. But all of a sudden, I saw the paper she gave me for the computations – and lo and behold – the move-in fee of PHP 22, 000 is not there. So I called my agent and told her that. Sabi ko, I explicitly mentioned 1st time pa lang, i don’t like surprise fees. So magcacancel na lang ako, coz what if mangyari ganto in the middle of the payment terms – medyo disappointing, the more na mahirap na magback-out by then. So I cancelled – that wast Oct 2, 2015. The 5% was suppose to be settled Oct 3 ( Saturday kasi), which is the 30th day from reservation date. Could I still refund my PHP 20,000? Thanks!

Arnold Mendoza

Good day Ms. Joane. How about po sa sitwasyon ko. Nakapag down na po ako ng mahigit sa 50% pero hindi pa po naitatayo ung bahay, meaning wala pa po nabibiling kahit anong bagay para maitayo nung developer ung kinuha kong bahay. Balak ko pong hindi na ituloy. Makukuha ko po ba ng buo ung 50% na na i-down ko na?
Lubos na umuusa po sa inyong mahalgang kasagutan, salamat po

James Heroni

Dear Ms. Joanne Almaden,

Good afternoon, mam ask lang po kami ng advice, bumili po ng condo unit ang kaibigan namin, nagbayad po sila ng 20 percent down payment sa seller, at pagkatapos po ay nag loan sila sa bangko para po doon sa remaining balance na 80 percent, yun loan sa banko ay 15 years to pay, nasa 4 years na slang nagbabayad ng loan sa banko, tapos po hindi na nila kayang magbayad dahil sa bumaba daw ang suweldo nila, may habol pa ba sila under maceda law? kapag naka loan na po sa banko ay puwede po bang masakop pa ito ng maceda law? nag email na po kami sa HURLB ng tatlong beses pero hindi po sila sumasagot, siguro po very busy sila, saka tumawag po kami sa HURLB office at wala daw silang time makipag usap on the phone dahil busy sila. paki advise na lang po salamat.

Very Respectfully,
James Heronia

James Heroni

Dear Ms. Joanne Almaden,

Good afternoon, mam ask lang po kami ng advice, bumili po ng condo unit ang kaibigan namin, nagbayad po sila ng 20 percent down payment sa seller, at pagkatapos po ay nag loan sila sa bangko para po doon sa remaining balance na 80 percent, yun loan sa banko ay 15 years to pay, nasa 4 years na slang nagbabayad ng loan sa banko, tapos po hindi na nila kayang magbayad dahil sa bumaba daw ang suweldo nila, may habol pa ba sila under maceda law? kapag naka loan na po sa banko ay puwede po bang masakop pa ito ng maceda law? sinabihan po namin sila na lumapit sa HURLB office para humingi tulong para ma process ang refund, kapag nagsimula na po iprocess ng HURLB ang refund ay kailangan po bang umalis na sa condo unit yun kaibigan namin? o puwede po ba silang mag stay sa condo habang hinihintay ang approval ng refund? paki advise po, maraming salamat po.

Very Respectfully,
James Heronia

James Heroni

Dear Ms. Joanne Almaden,

Good afternoon, mam ask lang po kami ng advice, bumili po ng condo unit ang kaibigan namin, nagbayad po sila ng 20 percent down payment sa seller, at pagkatapos po ay nag loan sila sa bangko para po doon sa remaining balance na 80 percent, yun loan sa banko ay 15 years to pay, nasa 4 years na slang nagbabayad ng loan sa banko, tapos po hindi na nila kayang magbayad dahil sa bumaba daw ang suweldo nila, may habol pa ba sila under maceda law? kapag naka loan na po sa banko ay puwede po bang masakop pa ito ng maceda law? sinabihan po namin sila na lumapit sa HURLB office para humingi tulong para ma process ang refund, kapag nagsimula na po iprocess ng HURLB ang refund ay kailangan po bang umalis na sa condo unit yun kaibigan namin? o puwede po ba silang mag stay sa condo habang hinihintay ang approval ng refund? paki advise po, maraming salamat po.

Very Respectfully,
Mr. James and Natalie Heronia

Reena Vi Lepiten

Hello po, may right po ba ang developer to stop me from doing bank financing?
They said it’s only either In-house financing or Pag-ibig ang allowed.

I want to pay my condo in 3 years time, and bank financing is the best way to do it kasi super taas ng sa in-house nila.
Napre-qualify na po ako ng BPI and they’re asking for a contact person from the developer’s side so that they could ask for a statement of account. But then yun nga, when I called the developer, they said hindi yun possible sa kanila.

Is it legal?

!!!!!

hello need ko po sana ng advice or help kasi po may binili po akong bahay halos nababayaran na po sya ng 14 months and almost 36 thousand dollars na po naibibigay ko , ang kataon po na nawalan po ng work ng asawa ko at di na po kaya bayaran ung bahay sabi po sa suntrust eh ang maibabalik lang daw po sa amin eh¸20 percent which is 6000 dollars lang daw po, tanong ko po sana kung applicable po sa maceda law ung situation ko po na nakayad na po ng 14 months at kung kakalkulahin po pati downpayment eh nakaka bayad na po kami almost more than 2 years na , kaso sabi nila di daw po applicable ung 10 months down payment sa years na binabayaran ng bahay kaya 14 months lang daw po , sa tingin nyo po ba may possiblitiy po ba na ma apply po sa situation ko ung maceda law, in house loan po ang kinuha ko paki advice po ako patulong po salamat po ng marami sa inyo

!!!!!

kahit man lang po sana maibalik nila sa amin kalahati sana po, patulong po sino po kaya pede naming lapitan para maka hinge din po ng tulong salamat po ng marami

khayreyes

good day po,
kumuha po kmi ng asawa ko ng house and lot, after 3 months ang take out and true to their word after 3 months nga,but the problem is the nila kmi ininform na magsisimula ang monthly amort. upon take out of unit kya sabay xa sa binbyran nming equity, and worse pa ng bisitahin ang bhay dinuplex type nila kmi nung neighboring unit and ang 177 sqm corner lot na nasa paper is lumlbas na 77sqm lng..3 months plang kming nkkpgbyad ng equity,is it possible na i refund nalng nila ang binyad nmin at iwiwithdraw nlng nmin ang pagbili? nkakadisappoint ung nkita nmin…any advice po..thanks

Shiela Magdaong

Hello po..

May tanung lang po ako and also need an advice. Bumili po kami ng asawa ko ng house & lot at nakapaghulog na po kami sa developer ng downpayment at dahil malaki pang in house financing kaya nag apply kami for housing loan sa bank at na e release naman na ung loan namin. actually for turn over na nung developer yong property. Ngaun po almost 7 months palang po kami nakakapag bayad ng monthly amortization sa banko, Sa kadahilanang hirap kami sa pera ngaun naisip namin mag asawa na e pacancel nlng ung loan namin. kung sakali pong ganun may maibabalik ba na pera sa amin? o anu po kayang mas magandang gawin..medyo hirap mag decide, d namin alam ang gagawin. salamat po.

Akin Ka Lang

Good evening po,
50 percent na po ang nahuhulog ko sa sub. pero d na po kinaya ng pinansyal kasi nagkasakit tatay ko,gusto po namin makuha ang refund pero sabi sakin hindi na daw pwede. kac yung kasunod na payment is next day na po.

Akin Ka Lang

problemado po ako now,wala daw akong marerefund kahit 50% na nahulog ko.

mikel

hi! Guyz I-Shareko lng na-iapply ko sakin itong Maceda Law sa sitwasyun ko thru this page tnx Ms JOAN
……and this is my story start april 2008 kumuha ng unit H & Lt nabayaran ko un equity(DownPayment) 18mos + Monthly Amm.11 mos. tapos diko naipagpatuloy ang payment na-stop sya due to some personal reason thinking na nawala na un ininvest ko so diko na pinag-patuloy or na-neglect ko na until this year nun nabasa ko un Blog ni ms.Joan na pwede akong makapag-apply ng Maceda Law since na i paid The DP18mos.+ MA11mos＝29mos so i call the developer ask for BackOut With Refund And good thing the developer answer positively they say yes it is possible after they check my record since september of 2010 is the last known record i pay they add the Downpayment + Mo.Amm. & they also ask me for a Letter With explaining what are my reason i stop my payment with my sign & contact after 3-4 weeks they email me asking na pwede ko na i-claim un half ng nahulog ko but of course they also deduct all the the expenses like legal fee,commision of agent & penalties ,but more or less u will get 35-40% of your invested money ok narin sakin kc for almost 5 years ago kala ko wala nako makukuha but really this BLOG really Help me a lot. so ithink dun sa mga question nyu na hindi pwede isama ang DP sa 2 years calculation to apply for maceda law wag kayung paloko sa mga developer na ganun & i think para di na kayo malagyan pa ng kun anu anung penallty at nahihirapan na kayung makapagbigay ng Hulog if u think u are entitled sa maceda law apply for it right away para di nmanmasyadu masakit pag walang mabalik kahit magakanu Tips ko rin when u are writting letter to the developer indicate it on your letter that u know about the maceda law so the developer aware that u know the LAW…… pero diko po nilalahat ang sitwasyun ay katulad sakin maaring iba un sa inyu kaysa sakin Gusto ko lng i-SHARE un naexperiece ko for small knowledge that might help others dealing in some situation similar on this .. Salamat po mabuhay!!

Mitch

Hi. Pwede po bang malaman kung thru in-house financing ang pagbayad ninyo ng monthly amortization? Bank financing po kasi yung sa amin at may nabasa po ako sa isang forum na hindi daw po applicable ang maceda law kung pagibig o bank financing, may idea po ba kayo kung totoo yun? 12 months po kasi yung DP namin sa developer tapos more than 3years po sa bank. Nagkaproblema po kasi kami kaya hindi na namin maitutuloy ang paghuhulog. Thank you in advance.
- Nimrod Flores
  
  Hi @disqus_ei4dmRzf4Q:disqus, basing on @disqus_PKuiSpFeDy:disqus’s narration, he was on in-house financing. Kaya po sya naging eligible for his refund.
  
  Unfortunately, tama po yung nabasa nyo sa isang forum. I’ve explained more about it in this comment: Click here.
Nimrod Flores

Thank you for sharing your story with us @disqus_PKuiSpFeDy:disqus! This will really help a lot of people who are facing the same problem. It will encourage them to fight for their right and get what is lawfully theirs.

I’d like to add however, that it may not be fair nor lawful for them to still deduct from your 50% those fees and the agent’s commission. That’s because they already have the other 50% to cover for those things.

On the other hand, apparently this is the prevailing practice among developers today. And to shorten the waiting time, most people availing the benefits of the Maceda Law just concede to this.

We’ll be updating this post as we get more info on this topic.

mikel

nvvj

mikel

hi! Guyz I-Shareko lng na-iapply ko sakin itong Maceda Law sa sitwasyun ko thru this page tnx Ms JOAN
……and
this is my story start april 2008 kumuha po ako ng unit House & Lt nabayaran
ko un equity(DownPayment) 18mos + Monthly Amm.11 mos. tapos diko
naipagpatuloy ang payment na-stop sya due to some personal reason
thinking na nawala na un ininvest ko so diko na pinag-patuloy or
na-neglect ko na until this year nun nabasa ko un Blog ni ms.Joan na
pwede akong makapag-apply ng Maceda Law since na i paid The DP18mos.+
MA11mos＝29mos so i call the developer ask for BackOut With Refund And
good thing the developer answer positively they say yes it is possible
after they check my record since september of 2010 is the last known
record i pay they add the Downpayment + Mo.Amm. & they also ask me
for a Letter With explaining what are my reason i stop my payment with
my sign & contact after 3-4 weeks they email me asking na pwede ko
na i-claim un half ng nahulog ko but of course they also deduct all the
the expenses like legal fee,commision of agent & penalties ,but more
or less u will get 35-40% of your invested money ok narin sakin kc for
almost 5 years ago kala ko wala nako makukuha but really this BLOG
really Help me a lot. so ithink dun sa mga question nyu na hindi pwede
isama ang DP sa 2 years calculation to apply for maceda law wag kayung
paloko sa mga developer na ganun & i think para di na kayo malagyan
pa ng kun anu anung penallty at nahihirapan na kayung makapagbigay ng
Hulog if u think u are entitled sa maceda law apply for it right away
para di nmanmasyadu masakit pag walang mabalik kahit magakanu Tips ko
rin when u are writting letter to the developer indicate it on your
letter that u know about the maceda law so the developer aware that u
know the LAW…… pero diko po nilalahat ang sitwasyun ay katulad sakin
maaring iba un sa inyu kaysa sakin Gusto ko lng i-SHARE un naexperiece
ko for small knowledge that might help others dealing in some situation
similar on this .. Salamat po mabuhay!!

Leo

Please help me… I am an ofw in dubai. I bought a condo unit in SMDC I completed the 3 year downpayment and currently on a process of a home loan with PSBANK. At first I was given a 2 months extension by SMDC to find a bank for a housing loan and I chose PSBank. After I paid 46k php for a processing fee and the papers that they need for requirements which took me a considerable amount of time the bank denied giving me a letter of guarantee for a reason that my signature inconsistency in my documents. They give me 2 options redo the SPA or appear personally for signing the documents. The problem is when i ask smdc for another 2 months extension they gave me 1 month only. I told them that it is impossible for me to go to the philippines in christmas time becoz of the airfares and i dont want to process my SPA for there is no assurance that the bank will be ok with my signature. Plus the fact that ill be taking my vacation on january nxt year to personally sign the papers thats why im asking fir a 2 month extension and instead they gave me until the end of december only. If i cant make it I will be penalized for 100k php. According to smdc… so can anyone help me on my problem???

Always 2nd Best

Hi Joanne, me and my wife bought a unit at Green Estate 3 in Imus last May 2013. We had completed paying the equity in the same year hoping that we will be able to move-in summer of 2014. However, until now the unit has not been turned over to us. And it’s almost 2016. My question is, if we decide to discontinue the transaction with the developer, are we entitled to a full refund of the equity we paid them?

Mylene Pedroso

I sell my lot 2012 and the buyer promise to pay in 6 months but she did not pay it until this year 2015…I want her to be arrested…can I do that?

mayeth gutierrez

Hi ms joan I have question po cause I am ofw kumuha po ako unit sa profriends sa umpisa po ok ako hulog pero nagka taon namatay nanay ko so na delayed ako bayad pero hinabol ko po ung delayed payment ko then sa Di ko inaasahan under negotiations kami un pala ibinenta na nila ung unit ko tas ng pumunta po dun ang SPA ko pinapili nila bago unit bilang kapalit dun sa dati ko unit so agree na kami pero un pala ndi pa rin ok naka 3 kami pili ok na daw tas pag uwi ko pinuntahan ko prsonally profriends aba ang sabi wala daw ako confirmation na un na pili so sa Inis ko gusto ko na mag back out kz ginagawa nila ako tanga nag request ako refund khit ndi lahat bsta may may balik lang kz almost 400k na rin hulog ko aba ang sabi skin ngaun hindi daw pwede approved un kya wala ako makukuha. Pero may hawak po ako proof & receipt na nakipag negotiate ako pero sila isa pa pasa pasa humahawak acct ko kaya iba iba sagot at puro sila paasahin almost a year ako sinagot. Ano po best ko gawin kz I have right ng ma basa ko maceda law. Thanks po sa sagot niyo this is mayeth gutierrez from paris u can suggest me pls at my email [email protected] thanks

Milyn bagcal

Mam mayeth can we meet in pinas. Pede po tau sama demanda sa profriends
- mayeth gutierrez
  
  Yes mam malyn pauwi po ako this august and mam I can forward also some of my proof regarding my case. Kz ndi ko pa rin sila tinantanan ginagawa nila ako tanga.
Nimrod Flores

You did not mention po if you are really qualified for a refund under the Maceda Law but if you believe you do po, and they are denying you your refund, pwede nyo po sila sampahan ng complaint sa HLURB.

n3m0

Tatanong ko lang po kumuha po kc ako condo nakabayad nako 20% downpayment at nag issue nako cheque for turn over fee, ang sabi po kc december turnover na pero till now wala pa balita at pati yung loan status ko hindi rin nila masagot. If ever po na hindi ako satisifed sa proseso nila pwed mag backout at mag reimburse ng mga binayad ko?

Michael Espina

May tanong po ako. Bumili po ako ng condo at financed sya ng bank. I started paying since 2012. Ngayon po, every time na may delay ako sa monthly payments ko even matter of days nag pepenalty ang bank. Tama po ba itong ginagawa ng bank as per section 3 of republic act 6552? Thanks and more power!

Nimrod Flores

First and foremost po, di na applicable ang RA 6552 sa situation nyo. Kasi yung condo nyo is hindi na naka installment. When you took a loan from your bank, you borrowed money from them. Then you used that money to pay the developer in full. (This happened in the background, di na dumaan sa kamay nyo ang pera)

So ngayon po, yung condo nyo is bayad na, technically. Pero yung utang nyong pera from the bank, hindi pa. At yan yung binabayaran nyo ngayon. At kaya hindi na applicable yung Maceda Law.

Secondly, about the bank’s penalties, it’s both fair and legal for them to do that po. And I’m sure you were informed about it when you took the loan… If not verbally, andun po yan usually sa mortgage agreement nyo.

Ganun po talaga kapag may loan tayo, we have the responsibility to pay on time. The penalties are just the consequences of our failure to comply with that responsibility.

Jaye-Anne Maquito Villanueva-C

Hi
bumili po kami ng husband ko ng lot last 2013, nakaspread ung 10%dp for 1 year (that time both of us are working), 2014 (around 2nd qtr) before mag end ung installment ng dp namin, we applied for home loan sa psbank. After few months of waiting sa home loan, we called psbank for update and told us na sila na lang ni filinvest ang mag communicate and they will call us na lang if ok na ung loan take out… then early 2015 wala pa rin ung loan kasi daw may hindi pa nabbgay na requirements si filinvest. On dec 2015 (many instances happened to us ng 2015, and i am now a full time mom), since wala pa ung loan take out we decided to pull out our account (we are asking filinvest help desk how to process it) but they told us that they’d talked with psbank and sabi daw po the bank will proceed na ung loan without the ctc of traceback title.

with this situation po, possible po ba namin mapull out ung account namin with refund? 10% of contract price p lng ung nbigay namin, and 1 year pa lang (for spread ng downpayment) kami nakakapag-pay sa knila since di naman nag fall to in-house financing ung remaining

Nimrod Flores

Check nyo po uli yung Contract to Sell nyo. Kung wala po doon anything about cancellation of your purchase, usually naman nadadaan pa yan sa pakiusap. Sulat lang kayo ng formal na request to your developer. And talk to them, to the people who can make the decisions, hindi lang yung mga nasa customer service.

However, you cannot expect to get a full refund na po, if ever. Kayo po kasi ang nag breach ng contract in this case. In fact you cannot even expect a 50% refund as provided po dito sa Maceda Law. Kasi you don’t qualify for it pa po, wala pa kayong 2 years sa installments nyo.

Your only recourse now is to ask for some consideration from your developer/seller.
- Jaye-Anne Maquito Villanueva-C
  
  ok, thanks for shedding a light on this 🙂

Milyn bagcal

Hello last 2013 kumuha ako bahay sa lancaster house and lot.

After 2years wala pa po naipakita unit ang company kaya decide kmi kumuha n ng RFO or ready for occupancy and according sa company need lng namin antay ng 1 to 2months or less at kailangan lng linisin at pintorahan bahay, pero natapos na 3months nun inquired n kmi sabi nila halos 93 % pa lng ang natatapos…and we are so sis appointed kaya request na kmi ng refund..ang lahat ng request nila documents for refunds processing is naibigay na po. After a week nakatangap kami ng email na void ang request namin for refund instead they are forcing us to continue.

Meron narin nakausap ang spa ko sa hlurb at katatapos lng ng ikalawang paguusap today January25 2016 pero ayaw nila refund at tapos na daw bahay…

Ano po gagawin nmin pls help.
Thank you

heizel

Good day! Thank you so much for this blog, very helpful and ang dami naming natutunan. Would like to kindly ask your advise kung paano po mg-file ng case sa HLURB. Recently, we just knew na ung developer ng property namin is wala pang License to Sell (LTS) and Certificate of Registration nung time na nagbayad kami ng DP. No contracts to sell were even signed yet. And due to lots of inconsistency, we decided to full out our investment and demand for refund. A letter was already sent to them, yet wala kaming na-receive na any respond. Hope matulungan nyo po kami sa process and best way kung paano ma-settle ito and get our money back. Thanks again.

Lai

Hi, ask ko lang din kung covered ba ako ng Maceda Law. Kumuha ako ng condo way back 2008 and due to recession hindi ko ito natuloy bayaran. Aside from the reservation of 50k, nakapagbayad ako ng monthly amortization for 16 months only. Dahil sa stress sa work, hindi ko na naasikaso yung paghingi nggrace period, etc. In short, hinayaan ko nalang. I was still able to keep the contact and receipts nung payments ko. Entitled ba ako to any refund? Thank you in advance.

azkalsunited

Hi,

Good Day!

Just want to get some advice if Maceda Law is applicable on my case.

Me and my Mrs bought a plot of land in a developed subdivision worth 1.8 million under a 5 years payment condition way back in May 2007.

-Paid the deposit (April 2007)

-Paid monthly amortisation for 3 years (May2007-April2010)

-4th year we only managed to pay 4 mos. out of 12 (May/June/Oct/Nov)

-We were unable to pay from Dec. 2010-July 2012 due to some huge financial constraints. So in this case it build up HUGE interests!

Hoping to finish off what we started, we restructured the payment terms.

-Started paying again from Aug2012- Feb2013. Then another crisis hit us big time so we unable to sustained monthly payments again up until the present time.

I asked for the STATEMENT OF ACCOUNT August 2015.

– So far amount we paid in total is 1.4 million

-BUT the Principal+Interests+Penalty will cost us another 1.9 million in total outstanding balance to pay.

Now we have decided to just let go of the property. We thought whether we continue paying for it or let go of it, we are already in a LOSS LOSS situation.

Can we get a refund based on the “Maceda Law” and how much likely?

Kindly advice us what actions/steps we should do to start the process of defaulting it and claiming the refund. How long does it normally take to complete the process?

Many thanks.

Sincerely,

Mario

Werna Aquino

Were you able to get an answer from them po?
- Estefan.M
  
  Similar situation po … please somebody might highlight Mr. Mario and myself! From my point of view, the owner of the land has the advantage to resell the land at the actual higher price. I am still negotiating the terms to surrender partially the lots, but i find even the Macedo Law very unfair and unappropriate to handle house and lot affairs. To surrender and get back 50% is so extremely favourable for the landlord or owner/developer!! Land has no abuse or loss in value mostly so surrendering doesn’t cause any damage apart the penalties & Interests not paid … even the interests the owner will recover from selling the land again at much higher price!! How to be fair??
  Is there a prejudice that courts follow?

reyna refuerzo

Hi ask ko lang if covered kme ng Maceda law even if the house and lot we purchased is under bank financing? 2 years na kmeng nagbabayad and spot cash din po yung downpayment na binigay namin. until now wala padin turn over.

Rosalie De Vera

Hi,tulong naman po tapos na po ko magbayad ng equity since July 2015 nung pumirma ako ng contract (which is di nila ako binigyan ng copy) sabi end of 2015 daw turn over.Then nagremapping sila hanggang sa nagfollow up nako sabi dahil daw preselling at namove ako end of 2016 or beginning 2017 daw turnover –wala silaing binibigay na legal doc shows kung kailan ba talga turnover gusto ko ng i-cancel pero nanghihinayang ako sa nagastos ko.

Ma. Renalyn Nicole Corpuz

ganyan din ang situation ko.. But i’ve read na applicable sayo yung PD 957 section 24 : Non-forfeiting of payments…

nakalagay dun na hindi pwede maforfeit ang iyong bayad dahil sila ang may problema.. magfile ka ng complaint kasi hindi nasunod yung time of completion.. pls file sa HLURB..
- lovemyhusband
  
  yes ganyan din situation ko.. lets file sa HLURB… nasa PD 957 yun.. di sila nakasunod sa time of completion.

Dorris Lee Sabidong

@Nimrod Flores Hi Ask ko lang po if applicable saken yung maceda law, nag purchase po ako ng condo unit last 2012 tapos ngayon gusto ko na sya iaapply for bank finance kasi nasa P600,000 na ang naibabayad ko dun ang requirements lang po ng bank ay 20% lang ng selling price pwede na iaapply for home pero noong mag inquire ako sa developer ang sabi saken kelangan ko pa daw magbayad ng 100k pa para ma aapply for bank loan.. dahil sa interest lang daw po napupunta ang mga binayad ko.. masyado na pong malaki ang 600k para sa 20% ano po ang pwede kong gawin? ayoko na ipag patuloy ang pagbabayad dahil naiinis na ko pwede po ba akong mag ask ng refund sa developer?

Nimrod Flores

Hi @dorrisleesabidong:disqus, balikan nyo po ang kontratang pinirmahan nyo. Basahin nyo ulit ang mga stipulations para makita nyo kung tama ba yang sinasabi sa inyo ng seller/developer nyo.

Kung wala po kayong makuhang sagot dun, yung post po sa taas naipaliwanag na rin po doon kung sino ang qualified under Maceda Law. Kung pasok po kayo, then mag-aapply itong batas na ‘to sa kaso nyo po.

Note: hindi po percentage ang basehan ng Maceda Law, kundi yung length of time na naghulog kayo.
- Dorris Lee Sabidong
  
  Sabi po sa contract to sell forfeited daw yung nabayad na namen.. Also ask ko lang po if applicable yung maceda law pag na turn over na yung unit? Dun na po kasi kami nakatira
- Dorris Lee Sabidong
  
  @Nimrod flores
  Sabi po kasi sa contract to sell forfeited daw yung nabayad namen.. Also ask ko lang po kung applicable yung maceda law pag na turn over na po yung unit? Dun na po kami nakatira ngayon eh.. Wala po akong nabasa kung applicable yun para sa mga na turn over na unit
  On Feb 23, 2016 3:22 PM, “Dorris Sabidong” <
  - Nimrod Flores
    
    Generally po, kung di naman labag sa batas yung nakasaad sa kontrata nyo, mangingibabaw po yun. Sa kaso nyo, since nag-agree po kayo na mapo-forfeit ang payments nyo kung di na kayo tutuloy, yan po ang masusunod. Di po kasi yan pinagbabawal ng batas ang ganyang kasunduan. Maliban nalang kung halos tapos na kayo sa buong contract price (ito yung exemption sa general rule).
    
    At tungkol naman sa applicability ng Maceda Law if turned over na sa inyo ang property, yes applicable pa rin po yan as long as you are still paying the installments to the seller/developer. Pero kung naipasok nyo na sa PAG-IBIG or bank financing, di na po yan covered ng Maceda Law. Please see here for detailed explanation.
- Dorris Lee Sabidong
  
  On Feb 23, 2016 3:22 PM, “Dorris Sabidong” <

Miffy

Hi! I have question. Not really related to Maceda law pero about excessive/unreasonable charge from developer.

I want to transfer our loan sa bank kasi mas maliit yung amortization. Approved na yun loan kaso we need to pay the registration fees sa developer. In-house finance kasi yung condo namin.

Ang problema, sobrang laki nung processing fee nila, php40,000! Tapos yung registration fee mismo hindi same sa supposed na percentage na charge based sa schedule, mas malaki by php30,000! Dahil dito, hindi namin afford yung charges kaya hindi matuloy-tuloy paglipat ng loan sa bank.

Meron pa case na times two yung charges nila if hindi nila accredited yung bank. Security daw nila just in case di sila bayaran ng bank, bayad na ang pagpapabalik nila sa name nila nung tct!

Nag-appeal na ako sa management for consideration pero wala pa silang reply.

May batas ba laban sa sobra at unreasonable na charges ng developer?

Hope mabigyan nyo ako ng advice.

Salamat po!

Gina Dy Bongcayao

GOOD DAY! PO GUSTO KO PO MA SHARE SA INYO ANG KASO NG BILIHAN NG LUPA NG TATAY KO SA ISANG SEAMAN. PERO PO HINDI NA PO NILA ITINULOY KASI ANG BINILI PO NILANG LUPA AY YUNG SA KAPATID PO NG TATAY KO. MASAMA PO ANG LOOB NG TATAY KO KASI PO KAYA SYA NAG BEBENTA NG LUPA PARA MABILI NYA ANG LUPA NG KAPATID NYA NA DATI NYANG SINASAKA. ANG NANGYARI PA PO AY EDENIMANDA SYA NG BUYER NYA NG LUPA PARA SA CANCELAHIN ANG BILIHAN AT IBALIK ANG PERA NILA, NGAYON PO KUMUHA NA KAMI NG ABOGADO PARA HARAPIN ANG KASONG ISINAMPA SA TATAY KO AT ANG FINDINGS NYA AY PASOK SA MACEDA LAW ANG NANGYARI. KASO PO NGAYON AYAW NA NILA SA COURTE AT SA MEDIATION OFFICE NA LANG GINAWA NG ABOGADO NILA TA GUSTO IBALIK LAHAT ANG NAIBIGAY NILA. PATULOY PO ANG PANG GUGULO NILA SA TATAY KO NA 78YEARS OLD NA. HINDI DAW EPEKTIBO ANG MACEDA LAW DAHIL DAW PO HINDI NAMAN CONDO AT SUBDIVISION ANG BENIBENTA NAMIN, AT ISA PA PO WALA DAW GANYAN SA PROBENSYA PANG SYUDAD LANG DAW PO ANG MACEDA LAW SABI NILA. PWEDE PO BA NAMIN MALALAMAN KUNG MAY GANUN NA PO BANG KASO SA MACEDA LAW NA ANG SELLER ANG NADEDEHADO? THANK YOU PO SANA MASAGOT NYO PO KATANUNGAN KO.

Nimrod Flores

Walang pong sinabi sa Maceda Law na sa condo at subdivision lang sya applicable. Covered po lahat ng bentahan ng real estate na naka-“installment”. At di rin po sinabi na sa mga cities lang sya applicable at wala sa probinsya.

Kung wala naman pagkukulang ang tatay nyo dito sa transaction nila, at kung pasok ito sa Maceda Law, then 50% lang ang dapat nyo i-refund sa kanila.

And lastly, since may sinampa nang kaso, dun nyo nalang tapusin sa korte kung mas lamang kayo dun. Wag na kayong makipag-usap sa kanila sa labas ng korte kung dehado kayo sa hinihingi nila.
- Lee
  
  Hi @Nimrod Flores… Tanong ko lang po yung sa case ko about sa house and lot na hinuhulugan ko. Noong 2010 ko pa sya nakuha tapos nagbayak ako ng 230K na down payment. Medyo nagkaroon ng problema financially kaya di ako nakakapaghulog on time kaya madaming penalties sa tuwing magbabayad ako. Almost 1.6M na ang nahulog ko but I decided na to back out kase di ko na kaya yung monthly amortization. Hindi na ako naghulog since late last year. I sent an email dun sa developer. Sabi ng legal dept nila hanggang 200K lang ang max na pwede kong makuha which is sobrang baba dun sa naihulog ko na. Yung sa computation ba ng refund kasali ba ang lahat ng ibinayad ko or kelangang ibawas yung sa mga penalties. . Please advise. Thanks
  - Nimrod Flores
    
    isipin nyo po ng ganito:
    
    – Yung developer nyo, may obligasyon sa inyo na ibalik ang 50% ng lahat ng naibayad nyo sa kanila, kung pasok yung case nyo dito sa Maceda Law.
    
    – At kayo naman po, may obligasyon kayong bayaran ang mga penalties na pinataw nila sa inyo dahil sa paglabag nyo sa kasunduan ninyong dalawa. Usually po kasi yung mga schedule of payments, kasama sa kontrata yan at kung late kayo, may corresponding penalties din yan usually na nakasaad sa kontrata nyo.
    
    So, with that said po, kahit bayaran kayo ng developer ng 50% ng kabuohan ng lahat ng naibayad nyo sa kanila, kailangan nyo pa rin bayaran din sa kanila yung penalties nyo na hindi pa nabayaran. So parang kasama na rin talaga ang penalties sa computation. Unless, mapakiusapan nyo sila na i-waive nalang ang mga penalties na yun.
    - Mhel Marquez Zantua
      
      melona zantua here i had rent to own contract with my developer and now after 2 yrs they forgot to remind me on my contract and need to apply for a bank loan.. unfortunately i am seafarer and out of the country till now.. so not till dec i havent heard from there and ask me to pay from.june to dec… so i just had 118k that time now i am behind of 6 mnths but i was asking them if i can pay 2 mnths now and pay the rest on march.. now they told me they are cancelling it unless we pay cash till feb 20
    - Mhel Marquez Zantua
      
      just wanna know what i need to as i am really surprised i know i owe 6 mnths i was willing naman po magbayad @nimrod flores maybe you can help me if this applicable with maceda law
- erick
  
  good day po.. ask ko lng ksi 1 month delay ako ng payment sa house sa
  valid reason naman kami. meron po akong 1 month dep and 1 month advance.
  pwede ko ba gamitin ung isang buwan ko dun khit di pa ko aalis ng bhay
  dahil 1 month delay na kami.. thanks po..
Jasmin Chu

Ang nabayaran ko lng po ay 12 months na downpaymet. Gusto ko na po siya itigil. So that means, wala pong maibabalik sa akin? Thanks.

Bench Tampos

Kabayan maari poh bang makahingi ng payo? OFW poh ako sa Kuwait at kumuha ng isang unit house&lot sa isang estate company, im in the middle of paying equity. which is 500k sana. almost 300k na yung nabayad namin di pa kasali ang down payment na 50k. Ito poh story ko its not the problem of that estate co. di na kasi namin kayang maipagpatuloy ang payment kasi na invest namin ang pera namin at na scam. we cancel our contract with that estate pero di na poh daw nila maibibigay ang pera namin kasi “non-refundable” daw poh under MACEDA law. Ito poh tanong ko maari pa ba namin makuha ang aming pera?

Violet Castillo

hello po, ask ko lang po kay may makaka advise po ba sa akin sa situation ko po ngayon.
July 2013 po ako kumuha ng isang subdivision unit with 3 years equity and the rest is through pag ibig financing.
As of this date po, bayad napo ang equity and we’ve paid mga 3 months na po sa pag ibig although sa halip na 6k per month eh 20k per month po ung hinuhulog ko. November 2015 nung pinresent ng developer ung house para ma check namin and if wala kaming reklamo, i tuturn over na po kasi dapat matagal na dapat na turn over tong house na to. Kaso nung nag inspection po kami, maraming mga cracks, bulok na po ung door sa likod at marami po kaming mga napuna kaya po ni reklamo namin sa developer engineer para po matugunan. February 2016 binalikan napo namin and we still saw the same thing kaya po nag decide ang husband ko na mag back out nalang. So ang question ko po ay pwede po ba kaming maka hingi ng full refund sa lahat lahat considering na it was the developer’s fault for not delivering the promised turn over date? How about the money that we paid through pag ibig po, paano po ba ma refefund un at ung loan sa pag ibig automatic po ba na macacancel?
Salamat po ng marami sa mga sasagot po. Thank you very much and god bless.

JP Casilao

tanung ko lang po kung entitled po ba akong makakuha ng refund?

may hinuhulugan po kaming lote, ang contract po is 1year to pay. Nabayaran na po ung 25% downpayment, plus 7months na installment, 5months na lang po ung natitira but since nagkaroon po ng personal problem, hindi na po namin maipagpapatuloy ang pagbabayad. plan magbackout nalang. makakakuha po ba kami ng refund? thanks

May Ho

gud day po kumuha po ako ng house and lot sa isang subdivision at may 2 months pa akong natira sa downpayment na di ko nabayaran, 10 months na po na di ko nabayaran ang kulang na yun dahil sa mga di inaasahang pangyayari at binigyan na ako ng notice of cancellation and recission. may makukuha pa po ba ako duon sa naibayad ko na

erick

good day po.. ask ko lng ksi 1 month delay ako ng payment sa house sa
valid reason naman kami. meron po akong 1 month dep and 1 month advance.
pwede ko ba gamitin ung isang buwan ko dun khit di pa ko aalis ng bhay
dahil 1 month delay na kami.. thanks po..

gie

hello po Ms. Joanne,
magpapa advice po sana ako. kumuha po kasi kaming mag-asawa ng house and lot sa isang subdivision. cost 1,100,000. Ngbayad kami ng 350K sa Developer then ung balance na 750k inapply namin sa Pag-ibig housing loan. 2 years na po kmi ngbabayad sa pag-ibig then plan nmin i fullypaid this june 2016, humingi kami ng computation sa Pag-ibig office kung how much babayaran kpag i-fully paid n. Tas ang binigay sa amin is 730k. prang sa 2 years na bnyaran nmin (6000 x 24months = 144,000) prang nd rin nbwasan. Ano po gagawin nmin para mpa baba pa ung babayaran nmin. O ung computation lang tlga nila susundin? pls p help nman po.. THANK U. (email: [email protected])

Razhel Ambito Amago

Hello po, ask ko lang po kung ano ang dapat naming gawen kung di na namin itutuloy and paghulog sa nakuha naming bahay at lupa because we change our minds po because of inconvenience. Nag down po kame ng 20k and 9 mos. na po kame ngmomonthly amortization. What we should do? And once po ba na nagstop na kame ng hulog my penalties po ba silang ibibigay? Kasi po nakalipat na po kame sa bahay and under in house finance po kame tska under CTS Gold po ang pagkuha namin. Sana po matulungan niyo kame as soon as possible po. We are trying to reach our developer pero parang di naman po iniintindi ang situation namin at laging we will update you soon Sir and Ma’am ang laging sagot nila sa amin. We will very much appreciate your help po.

renz

tanong lang po:

may notice of cancellation n po ung homeowners dun s kinuha naming haws & lot for 10 years worth 2.8M including interest.
d po kasi ko nakabayad ng 6 months …nagkaprublema kasi ko d2 s Saudi d kami nakasweldo ng ilang buwan….
nakabayad n po ako ng 500T anu po pde ko gawin….please give me advise..salamat po

May Ho

Good Day. Tanong ko lang po kung may marefund pa ako di ko natapos ang 12months na dp sa developer kulang pa ako ng 2 months and after 8 months nacancel na nila ang account ko at forfeited na daw lahat ng payments.

Kim Cabrera

Hi po Ms Joanne, may tanong din po sana ako and hope you can help. I believe my case is not applicable for maceda law since my unit is already under bank financing. I am an OFW, I purchased a condo unit sa filinvest and I have been paying my monthly amort for 9-10 months. My question is, I am in deep financial crisis right now and will be out of job in a few months time… Is there any way po for me to cancel my bank loan? Ano po ang dapat kong gagawin i wanted to give up my loan and the unit as well kasi hindi ko na po ito kayang bayaran. Can u please give me an advice po kung ano ang pwede kong gawin at kung saan ako lalapit? Maraming salamat po.

Edgar Evangelista

Hi Sir Nimrod Correct me if am wrong..please check section 3 of the republic act

SECTION 3. In all transactions or contracts, involving the sale or financing of real estate

on installment payments, including residential condominium apartments but excluding industrial

lots, commercial buildings and sales to tenants under Republic Act Numbered Thirty-Eight

hundred forty-four as amended by Republic Act Sixty-three hundred eighty-nine, where the

buyer has paid at least two years of installments, the buyer is entitled to the following rights in

case he defaults in the payment of succeeding installments:

“Hindi po ba ibig sabihin neto ay kasama ang Pag-ibig Financing or bank financing”. baka po kasi na miss interpret ko..pgkakaintindi ko po kasama po ang Pag-ibig and bank financing

Nimrod Flores

May point nga kayo sir, dahil sa na mention na “sale or financing”. However, if you read this in conjunction with Section 3 (b), may sinabi rin po kasi na “the seller shall refund to the buyer”.

So when taken together po, they will mean that the financing referred to in the first paragraph of Section 3, means financing from the seller. At kaya sa application po ng batas na ito, hindi kasama ang PAG-IBIG at mga banko. Kasi kung sa developer po kayo bumili, yung developer po ang “seller” at hindi yung PAG-IBIG or yung bank na nag finance ng purchase nyo.

Additionally, when you use bank financing or PAG-IBIG financing po kasi, you enter into an entirely separate contract with those institutions, distinct from the contract of sale na pinirmahan nyo with the developer.
- Edgar Evangelista
  
  Thank you for the information Sir… Isa na lang po yung po bang memorandum circular no.316 ng Pag-ibig may rights po kami… Situation ko po… yes I’am a delinquent payer ako…due to financial problem…4 month na kc due ko is it possible na entitled kami sa memorandum ng Pag-ibig ?
  - Nimrod Flores
    
    The terms of that circular sir are not clear whether it applies to (1)Contracts-to-Sell where they are the seller OR (2)CTS where they are only a third party financing provider.
    
    You will have to clarify this one with them. If this circular applies to no. 2 above, and your CTS is between you and the developer, then it appears you have the right to the refunds described in that circular.

Trin

Hi. I hope somebody can help me with my concern. I already paid 20% of my unit. Then i incurred 100k plus penalties because pf late layment of the turn over balance. I agreed to pay it given that it will be inculded on my bank loan approval amount given by the developer through its submitted Statement of account to the bank i am applying the loan to. When they finally received the loan docs for a 2.3M loan, biglang may deficit daw sa amount. They have update the SOA which shows alrready reflects the additional 100k plus penalty thus 2.4M na daw ang dapat kong bayaran. They a re currently having the deficit reduced but according to them i need to may the deficit first through outright cash before they process the bank docs when in fact it was their fault. I want to know if the developer is already violating any law? Thank you

Nimrod Flores

Based on the above lang po, parang wala namang na-violate ang developer nyo. You mentioned it yourself, you incurred those penalties because of late payments. It follows po that you have the obligation to pay it in any way you can and the developer is not obliged by law to assist you in securing a loan to pay for the penalty, as an addition to the amount of the 80% balance. But instead, they can demand its payment from you.

Lance

Hello,

Sorry if this question has been answered, hindi ko pa po nababasa lahat ng comments below.

Help please.

This is my situation, bumili po ako ng condo unit last year and started paying down payment Feb 2015. The problem po with my downpayment is that although matatapos na po ako ng downpayment by April 2016, hindi pa po ito 2 years. Kailangan ko Na mag-bank Finance by May 2016.

Nag-decide po Kami ng wife ko to stop our purchase for personal reasons.

Amaia condo po ang kinuha namin.

May makukuha pa po ba kaming refund if Na-full down payment namin pero less than 2 years? Salamat sa tulong in advance.

Nimrod Flores

Unfortunately po, one of the requisites to avail of a refund under the Maceda Law, is that you have been paying installments for at least 2 years.
- rio
  
  Hi Good Day po, I have the same case as Mr. Lance above but we have been paying for more than 29 months already. am i entitled to the maceda law?.
Lance

Thank you very much for your quick response. Another question po please regarding my situation. I failed to mention that I have not submitted and signed the CTS (but still on time with my DP), is there an effect if I wanted to get refund? thank you in advance po and more power to you!

Leigh Sto. Domingo

Hello po,
We have a situation right now , may nakuha po akong lupa in rizal worth of PHP380k, nabayaran namin ang downpayment which is 30% of the amount (PHP114K) and payable for 6 months, so may balance syang PHP266K + 14% Rate nad payable for 24 months pero nagkaruon kami ng financial crisis kaya di namin nahulugan now for 8 months , but all I know since ung cousin ng husband ko e boss yung may ari ng lupa we requested if possible bang di kami makapaghulog for few months, and then ung cousin ng husband ko told us that sh will talk to the owner, and that was January 2016, few days ago tinawagan kami na kailangan na naming masettle ung lupa kase sayang naman kung mababalewala ung binayad namin, they gave us only 2 days to pay 50k , pero nung nkaharap ang owner ng another cousin ng husband ko pinabayad na lang ng 40k, restructed na lang daw ng 1 year which is 14% rate na naman, and based on the computation na pinakita sa amin lumalabas na 36% ang interest per month kaya ung 40k na binayad namin para lamang sa interest and di na daw nila nilagyan ng penalty.

I dont know po kung tama bang dito po ako sa inyo magtatanong but we very much appreciates if masagut nyo po.

Usually po ba ilang percent po ba talaga ang standard interest na pinapatung nila if you failed to pay the monthly amount?

Talaga po bang hindi inilalagay sa contract ang condition kapag di ka nakahulog monthly?

Pwede po ba naming irequest na instead 14% RATE for 1 year installment eh maging 7%?

And in case we want pay in full ung lupa possible po bang maibigay sa amin ng wala ng babayaran pang interest?

Thank you po.

angka chua

Hi mam. Just want to ask you about our situation .
I applied a housing loan from a land developer. Upon reservation and application, i was informed that my salary is not enough to qualify for my application, i was supposed to back out by that time but then they suggested that i could make my girlfriend ba my co-borrower. After 5 months of paying the equity they called informing me that my co-borrower should be my wife or another relative but i couldn’t get one. My question is if i cancell my application due to the developer’s misinformation could i get a full refund.?

Roy Tan

Hi, I bought a condo from a developer with the payment terms of 30% down payment (30 months installment from March 2014 to Aug. 2016) and the 70% balance on turnover date which is Sept. 2016. Unfortunately, as of today May 11, 2016 the developer is still on the foundation stage of the building. Meaning, they are late in the supposed promised of the turnover of the condo unit and told us that the new turnover date is on October 2018. I received my Contract to Sell (CTS) recently, and as per the Annex of the contract to sell, I need to pay the 70% in full by cash or bank financing one month after paying the full down payment on August 2016 otherwise, I will be automatically placed under in-house financing. I did not sign yet my CTS.

My questions are:

1. Does the developer has the right to ask for the 70% full payment considering that the building is still in the foundation stage?

2. What are my options if the developer will automatically place me under in-house financing which is 15% per annum interest?

3. Do I have the right to ask the developer to amend the CTS to state that the 70% will be paid on turn-over date? What shall I do if they will not amend it.

Thanks and more power.

RB Pineda

Hi… I badly need your advise. I have acquired a condo from a pre-selling deal and finished my amortized downpayment in one full year.. Problem is, I had to give it up due to relocation. I have heard before that if I discontinue with the project, I may not be getting my money back. So I decided to look for a new buyer myself so just that I could get my full investment back. And so I applied for a TOO and submitted everything they required, including a blank Contract To Sell which they made me ask the new buyer to sign. But it has been since February 2016 and only in late April that my TOO application was disapproved. Their said that the new buyer was disapproved by their Credit Investigation Team. I questioned this reason because the new buyer is earning more than I do, so why would I be qualified to own a condo when he cannot. I had a notion that it was disapproved because the new buyer is a lawyer coz I’ve heard somewhere that developers don’t want to deal with lawyers. When I insisted to know why was it disapproved, they said it was disapproved because the new buyer not only signed on the blank CTS but also put a notation “Received”. They said it is not allowed to put any notations. But the new buyer (being a lawyer) doesn’t want to sign a black document. I tried explaining the situation with the developer but they still wouldn’t listen to the position of the new buyer. It’s now May and the matter has been dragged for so long it still has no favorable action. I am now in the middle of the position of the developer and the new buyer. I also have been suffering all the penalties attributed to this delay… Please help me. I am only fighting for this because of my investment. It is not some money i picked up somewhere. I deserved what i worked hard for. And this developer seemed to be giving me the hardest times and delaying tactics they play on clients. Appreciate your help.

FrancisB

Good day po.

Isa po akong OFW at gusto ko lamang po isangguni ang aking sitwasyon.

August 2013 nang magsimula akong magbayad (reservation, downpayment, processing) sa developer ko.

Napagkasunduan din po namin na habang ginagawa pa lamang ang aming bahay ay sa in-house finance muna ako maghuhuluog para sa principal balance at itra-transfer sa bank finance kapag nai hand over na sa akin ang bahay dahil ito daw po ay isa sa requirement ng banko at pinangakuan nila ako na matatapos ang construction sa loob ng 8 buwan.

Ngunit hanggang sa ngayon ay hindi pa ako nakakatanggap ng confirmation galing sa developer ko na tapos na ang construction.

nahinto ang aking pagbabayad mula November 2014 hanggang June 2015 (7 months). Nagbayad po ako nung July 2015 upang makahabol sa mga buwan na hindi ko nabayaran and to my surprise I was informed na yung ibinayad ko ay napunta lamang sa accumulated interest at hindi sa principal balance, ang tanong ko po ay ito:

1. maari po ba akong magfile ng 100% refund sa kadahilanan na hanggang ngayon ay wala pa akong natatanggap na confirmation na tapos na ang construction ng aking bahay?

2. umabot lamang sa 21 na buwan ang kabuuan ng aking nabayaran, applicable po ba ang Maceda Law sa aking kaso?

Maraming salamat po at sana matugunan ninyo ang aking katanungan.
Mabuhay!

Crissy88

Hi I availed a condominium property in Makati, so far I have already paid more than 2 years or 52% of the DP, not including the penalties they have imposed with my late payments as well as GF/MF. Now due to personal issues, I have failed or defaulted payment for my monthly payment for more than 60 days, my last payment was last February. Now I received a very late notice informing me that my unit has been included again their inventory last April 30 and was eventually sold already, they are offering me to explore other units, can I just withdraw and cancel and will I be eligible to full refund? or just 50% of what I have paid?

Thanks in Advance.

Kelvin Chester Galman

Hi sir, ako po si Kelvin mula sa Muntinlupa,

Gusto ko po sana maginquire tungkol sa binabayaran ko dati na lupa. Bali po I already asked for cancellation for it 1 year n po nakakalipas. Hindi po ako nakakuha ng kahit anong refudn from them kasi sabi nila wala pong refund policy ang company nila. The problem was, they offered ung land then nung magiisang taon n po and I was assuming that they would help me find ng bank na magapprove sa application ko since nakainhouse payment ako for equity for one year. inoffer po nila ay % ng total amount pero ang allowed n dw ngaun e 20%. Yung agent ko hindi ko makontak and missing in action kasi hindi ko alam gagawin ko and nung ako n mismo ang naglakad sa bangko ang laking amount ang kailangan nila para maapprove ung home loan ko dahil dun nagdecide na lng ako n ipacancel ung contract ko sa knila and wala po akong nakuhang refund. Tama po b un o hindi? Gusto ko lng po malaman kung entitled ako sa refund even though 1 year na nacancel ang contract ko at kung oo, pano ko po sya makukuha? Thanks po

korch Cahilig

Hi Maam Joan/ Sir Nimrod,

Question lang po regarding sa situation ko. We bought a house and lot nong 2013. Sabi nong agent, after mabayaran ang DP na 20% mag start na ang construction ng bldg. And we did pay the 20% at 1 payment. but until now hindi pdin natataos construction. Lately nalaman ko na year 2015 lang pala sila nabigyan ng permit to sell. So ang deadline nila is December 2016 pa. We are also informed that there is some changes with the lot number in the contract. May revision daw. Pero Same unit pdin. And they sent us a new contract to sell. Pero hindi p nmin naibabalik sa kanila.

Questions:
1. Is old contract already void?
2. Can we still get the 100% refund?
3. Does purchase application form will do as a contract?

Thank you in advance.

Mhaldita

Good day po…tanong ko lang po kahit po ba fully paid ko na yung bahay then gusto ko na iparenovate kailangan ko pa rin po ba magbayad ng construction ban?to think na sa akin na yung bahay..tnx po sana may makasagot saken

liam paul

Walang sinasabi sa article kung may refund din ba yung section 4? Kung meron, full refund ba yun or 50% din po?

monica delo

Hi Ms.Joanne,

Ask ko lang po. Meron po kami housing loan sa developer. A total
of 2.5M and nkakapag hulog po kami ng 600K.

Matagal po kaming di nakapag-bayad since last last year. Now lang
po kame asikaso ng douments papasok po sana naming sa Pag-ibig. Kinuha na po namin
lahat ng documents sa kanila last year. Lahat naman po ready except sa isa nung
check ni Pag-ibig.Yung TCT nka-mortgage sa bank..madami nap o kami follow up
pero until now di nila ma-provide. Ready to move in na nga po kami kaso di nila
ma-provide yung TCT na may cancellation of mortgage.

Hindi po naming mapasa sa Pag-ibig dahil lang po doon. ANu po
dapat naming Gawin?

Thank you.

Regards,

Monica

kambal gamino

Hi i have the same problem kumuha po ako ng townhouse but i decided to stop because almost a year of payment the developer did not issue a official receipt from the start even my reservation fee. the only i have is the copy of my check deposited to their account and the xerox copy of the reservation agreement… i always ask them of my OR but lagi nila sinasabi na inaayos pa nila ang system and i ask them for a refund pero wala na daw ako makukuha pa kasi dahil sa MACEDA law

Nimrod Flores

They cannot hide behind this Maceda Law if the fault is in their part. For details, you may check the PD 957 post which is linked in the main article above.
- monica delo
  
  Hi Sir Nimrod,
  
  Ask ko lang po. Meron po kami housing loan sa developer. A total
  of 2.5M and nkakapag hulog po kami ng 600K.
  
  Matagal po kaming di nakapag-bayad since last last year. Now lang
  po kame asikaso ng douments papasok po sana naming sa Pag-ibig. Kinuha na po namin
  lahat ng documents sa kanila last year. Lahat naman po ready except sa isa nung
  check ni Pag-ibig.Yung TCT nka-mortgage sa bank..madami nap o kami follow up
  pero until now di nila ma-provide. Ready to move in na nga po kami kaso di nila
  ma-provide yung TCT na may cancellation of mortgage.
  
  Hindi po naming mapasa sa Pag-ibig dahil lang po doon. ANu po
  dapat naming Gawin?
  
  Thank you.
  
  Regards,
  
  Monica
- kambal gamino
  
  thank you po nagfile napo ako sa HLURB still waiting for the result sir.
- Paul Christian Moran
  
  hi po, someone can advise me, or mr. nimrod, if masasagot po ninyo. I will gratefully thank you, tanong ko po is, even po ba, nakalagay sa contract to sell is if voluntary or willfully cancel the contract by the buyer, no refund shall give? ma-cocover parin po ba ako ng maceda law? I paid 15months, downpayment and 9months amortization on the developer, and i want to cancel the contract because they are so much delay for the turnover, a year na po sila delayed, and d po pwede mag ask ng full refund if sa side nila ang default? marming salamat po and God bless!
  - Nimrod Flores
    
    Please read the post on PD 957 linked in the main post above.
    - sheila singapore
      
      sir nimrod pls answer my question..uuwi po kse aku next month may nagbbenta po sken house and lot sa cvite nsa US po may ari yung kaptid nya dw po representative nya sinend nya sken copy titulo in viber. ask questions ko po. anu po papel na dpt ku pirmahn at ipakita nila sken n legitimate ang lahat ng papel n ppirmhan ku once mabigay ku dowpayment ko.. 1.9 M po yung bhay sbi po may ari the balance ay payable ku for 30months.. sbi nya contract to sell dw muna ibbigay nya may habol p b aku if ever n may prob yung ppel i mean kung peke pla or what? pls sir i need ur answer marmig salmat po sir.. sheila in siangpore
    - Nimrod Flores
      
      These articles will help you po:
      
      1. How to check a Title
      2. Where to verify the authenticity of a Title
      3. How to transfer a Title
      4. Difference between a “Contract to Sell” and “Contract of Sale”

Vhonnelle Amarillo

Hi po.. Sir nimrod may tanong po sana ako.. Kumuha po kasi ako ng condo unit sa filinvest way back 2014 po.. Kinuha ko po ito kasi sabi po nila maganda dw po for investment. Bilang OFW po syempre gusto ko po may extra income. After a year po pina-apply na po nila ako sa bank loan. Unfortunately po, until now wala pa rin po silang nakikitang tenant para sa flat na un kasi po ang liit liit nman po kasi ng room. At sabi po nila pwede dw po iyong mapaupahan gang 15k kung fully furnished. Pero sa knila na po nanggaling na until now marami pa rin sa unit ang bakante. So ako po nagbabayad monthly sa PSbank. Ngayon po gusto ko na po syang bitawan kasi po mabigat po masyado sa bulsa. Nakaka-isang taon plang po ako ng hulog at may 14 years pa pong natitira. Mababa lang nman po kasi ang kinikita ko dito sa abroad. Ano po kaya ang maganda kong gawin para dito? Natatakot po kasi akong makulong sir.. Please tulungan po ninyo ako.

Nimrod Flores

Ganun talaga usually ang nangyayari sa in-house na leasing services mam. Kasi they don’t really do any active marketing for the units they manage. And whether they get tenants or not, they still get paid their salaries, so there isn’t that much incentive for them to get tenants.

Anyway, how big (or small) is your unit po ba in terms of floor area? Kasi with the units we manage, we are able to rent units as little as 20sqm or even slightly smaller than that.

Also, which condo project is your unit in po?

You may check the property management services we offer, see if you’d be interested in availing it. May several clients na rin kami’ng galing nga dyan sa mga in-house leasing ng mga projects nila and they didn’t get tenants for 2 to 3 years na, so they looked for another manager and found us. Some of them got a tenant within a month. Some a little longer, but not longer than 3 months.

As to your bank loan, I’d recommend not quitting it. Kasi po, pinirmahan nyo na yang mortgage contract nyo, so may responsibility na kayo na bayaran yun. You will not be imprisoned for that naman po, but sayang lang yung pinaghirapan nyo kasi. I was an OFW myself and I know life and work can be tough overseas.

‘Pag nag default po kasi kayo ngayon, most likely wala na kayong makukuha dun sa lahat ng naibayad nyo, kasi nasa bank financing na part na kayo. Yung utang na binabayaran nyo ngayon is hindi na dun sa property nyo, kundi yung sa perang hiniram nyo sa bank para ibayad dun sa developer para sa unit na binili nyo. Ngayon, yung property nyo is the collateral dun sa utang nyo sa bank, so if you default on your payments, the bank can take the property from you and even demand more from you if kulang pa yung value ng property.
- Vhonnelle Amarillo
  
  Hi sir.. Thank you so much po sa reply nyo.. 12.60 lang po sya. As in napakaliit po.. Tama po kayo, sayang po tlga ung binayad namin dun. Naisip ko rin po yan sir. Sa ngayon po naiisip ko pong ipaayos sya para marentahan na po kung hndi man e pwede po naming magamit kahit papaano. Maraming maraming salamat po sa reply nyo sir. Maginhawahan po ako nang maayos.. Salamat po talaga.. ???
  - Nimrod Flores
    
    You’re welcome po.
MCM Palis

Naku, same tau ng Real Estate Ma’am Vhonnelle, at ngayon po nasakit ang ulo ko kasi pinapahirapan nila ako na makuha ung refund sa excess payment ko. Nabayaran na po kc sila ng PNB ng buong halaga, pero di po nila ako ininform na hindi na ako dapat maghulog sa kanila. Ang sabi pa nila eh dapat daw magbayad pa din ako sa kanila para sa bwan ng August 2016. Un naman pala eh bayad na sila ng PNB. So, nirerefund ko po ang excess payment ko na sa halip mapunta sa kanila eh sa bangko na. Kaso halos ayaw nila ako asikasuhin at kanina lang ako nakatanggap ng email na kailangan ko pa daw maghintay ng 1 to 2 months bago ibalik ang excess payment ko. Aug 14 pa ako naghulog, today lng nila ako nireplayan kung hindi ko pa sila tinawagan paulit ulit at ininail ng isang damakmak!

Jasmin Chu

Ang nabayaran ko pa lang po ay 12 month downpayment para sa condo unit na kinuha ko. Gusto ko na pa siya itigil. So that means po, wala ako makkuha ? Thanks.

Nimrod Flores

Kung wala naman pong pagkukulang ang developer/seller nyo, at kung wala naman nakasaad sa kontrata nyo na may maibabalik pa sa inyo kung gagawin nyo po yan, then wala po talaga.

khaye Nueda

Hi, ask ko lng po, kc po actually na buy back ung account ko sa bank and now naka inhouse xa para maitransfer ko sa pagibig. Tapos eto na 2yrs nq dto sa property and nun dec lng aq natransfer sa inhouse.

at nun nag aauz aq ng tittle i discovered na wrong municipality ung nakalagay sa title ko. I called my developer at sinabi nla na bka mali daw ung title no. pero ndi. Actually my binabasa cla skin thru phone na title.

Pero iba sa binigay nla skin at nun tinignan kong mabuti ung clients copy ko ng title is nakapatong lang ung Dasmarinas sa silang and for a month na na walang aksyon. kung magfile po pba aq ng case sa binigay nilang copy smin pwede po ba my liability b cla dun and kung mapatunayan na my ginagawa clang tampering sa title my chance b na maibalik smn ung iba nahulog nmn like dp and misc. na til now d p pla nila naprocess

Thanks po

khaye Nueda

Up

Julia dela Cruz

hi guys! gusto ko pong humingi ng advice sa inyo? paano ko po ba kayo maku-kontak? thanks! – afv

Xavina Burgos

Hello,

I wanna consult if the Maceda Law can be applied in my case and if i am entitled for the full or half payment. here’s my story.. my husband paid the 20% dp or equity year 2014. the house is ready for occupancy but we are still awaiting for bank approval. because we cannot afford the inhouse financing. the developer which is Profriends is the one assisting us with the bank finance application, there were 3 banks who denied us already. the reason why we are being denied is because of the Toyota Vios car we have voluntarily surrendered to Toyota. we were given a voluntary surrender form which states that we do not have any balance to pay anymore and that we are cleared with our financial responsibility with Toyota. during background investigation banks were able to identify this as a bad record or bad credit history. we went to Profriends head office in Mandaluyong and we were told that they will re-apply with other bank provided that we give a copy of notarized voluntary surrender form from Toyota. we were able to provide and submit the notarized copy and still awaiting for the status of the bank application. we tried to do individual application to BPI they accepted us but they wanted us to provide a TCT and tax declaration but Profirends is not able to provide it because they only have the mother title. we cannot afford inhouse financing. we thought of Pag-ibig however Profriends would like us to still go through inhouse financing while pagibig application is still on process. my husband and I decided that if in case the bank denies us again we would like to drop it na because it been 2 years already. we wanted to move in already but we are stuck with profriends. we would like to take the refund and transfer to different developer who will be able to provide us papers like TCT and tax declaration so we can apply to Pag-ibig. Do we have a valid reason to make a refund, can you pls give an advise on what we should do. appreciate your assistance. Thank you in advance.

Mrs. Burgos

ricky sandoval

Hello.

May balak po kami bilhin condo unit directly from the owner. We entered a contract to sell agreement. Nag downpayment po kami and pinatira na kami ng may ari sa unit while processing the loan. Initially balak namin mortgage through pagibig however nanghihingi sila ng mother title kaso nawala ng LRA. Sa bank payag naman so ok na din through them. Kaso yung unang bank na inapplyan namin di ko kaya yung terms nila kasi prepared ako sa 20 years or more. So lipat kami ng bank and under processing na.

Unfortunately lampas na kami sa closing date ng contract. Ngayon pinipilit kami pagbayarin ng owner ng rent for extension ng contract. Sabi ko payag naman ako sa commensurate rent na babayaran ko until mag release ng bank note to transfer title. Ang gusto nya bayaran na yung rent for one month. Hindi ako pumayag kasi baka lumabas na yung approval anytime. Ngayon galit na yung may ari and pinapaalis kami sa unit.

Pwede ho ba yung ginagawa nya?

Naomi Escabusa

Hi, I would like to know if Maceda law is applicable to my case, kumuha po ako rent to own unit sa isang developer . I paid 2 months down payment para makapag move in, kaso ngkaroon ako ng probs Kaya di ko na tinuloy. Entitled Kaya ako for refund? Thank you in advance

Jona

Hi Nimrod,

Kumuha po kami ng lot , naghulog po kami ng down payment and for the first month. So for now halos 7 months na po namin na stop ung pagbabayad for some reason. Then ung seller po my balak na po nyang ibenta sa iba ung lupa kahit na ang usapan po is 2 years naming babayaran yun , mag 1 year plang po sya this Sept.. Ano po pwd naming gawin?

MCM Palis

Hi, paano naman po kaya kapag narelease na ng Bank yung loan mo at naibayad na sa Real Estate, kaya lang hindi ka nainform ng Real Estate kaya tuloy naghulog ka pa sa kanila ng 1 month, which is hindi na dapat kc bayad na ng bangko un at sa bangko kana dapat maghulog. Now, you are requesting for refund of your excess payment and the Real Estate seems to ignore you and in the end give you a waiting time of 2 months? What legal action should I take? Besides, my property costs 1,023,000 and after 20 months of payment I have paid Php 315, 188.64 but my account was pulled out from Inhouse Financing they charged the bank Php 916,570.30. Out of my monthly payment of 16,688 only around 3,000 goes to my principal.

Ca Reen

Hi, po,
I would like to seek for an advise.
I have decided to terminate the contract with the developer due to payment issues. Under the Maceda Law it was said that we are entitled of 50% refund but in our case the 50% was deducted by unclear charges and as per their calculations the total refundable is only 2.5% (around) of the Total payments made. Please can someone advise me on this?
Thank You.

Ruell

Hi po,
Tanong ko lang po kong pwede ma apply ang maceda law.Bank financing po ang bahay ko colateral ko po ang titulo mismo pinatayuan ng bahay,15years to pay po ,sa ngayon 5years na po ang bayad ko,sa ngayon 4months na po na di ako nakabayad due to the financial problem,baka ma foreclose sayang naman ang pinag hirapan ko.waitingfor reply,thanks po

Kathleen Pocklington

Good day po..may problem po ako dun sa inhouse nmin sa isang subdivision..nhulugan po nmin sya ng 15 months..ung nahulugan po namin is worth 500k na sa total ng house ay 700k..nalugi po ung negosyo nmin kaya hindi nmin naituloy na byaran.humingi ako ng option pero ung option na ibinigay ay diko po pa rin masustain since gipit po talaga ako.january 2016 expire ng contrata nmin and now ifoforward n daw po nila sa legal para ipasara ung unit nmin.ung 700k n unit nmin before ay inabot ng almost 800k dahil sa interest na ipinatong po nila.wala b kming habol kasi nkakontrata po kmi sa knila…

Ana

Hello po. Isa po akong ofw and naka purchase ng condo unit. Nag voluntary cancel po ako nung nagkaroon ng health problem ang eldest brother nmin. I paid the reservation fee which was deductible and 2 yrs dp plus amortization of almost 4yrs. I asked for a refund and provided health certificate which they requested but unfortunately they declined my request without any explanation. I insisted since I think I’m covered under maceda law but once again declined. Stil insisted giving them an attachment of maceda law and got a reply that they will give me feedback. I think I’m being ignored since I’ve been sending follow ups but no replies po.
Kindly pls give me an advice.
Thank you and more power

Gyn Win

Hello,
I just want to know if the maceda law is applicable to my case. I bought a house and lot and paid for the downpayment for 18 mos. I just finished paying for the downpayment and suppose to start paying the monthly amortization for 6 months thru in house financing until the construction of the house is finished, unfortunately, due to some circumstances, i will not be able to continue paying it. will I able to get anything back of the money that i paid? Please help…
thank you

Lavic

Tanong ko lang po kung kaya ko pa ilaban un case ko. Kumuha ako ng hpuse n lot sa carmona, nun inalok nila samin to ang sabi thru pag ibig, kaya pumayag kami. Tapos na namin bayaran un 24 mos na dp, sinabihan kami na may pronlema daw sa pag inig kaya ipababank finance daw nila kami. Unfortunately, di kami approved..gusto nila gawin in house pero di kami pumayag sabi namin di namin kaya ng inhause at kaya kami pumayag dahil pah ibig dapat un loan. Nag apply ulit sila ng bank loan, this time nagbayad kami ng 4 months amort kasi sabi nila approve na kami..pinacheck pa un bahay samin kasi ready to move in na..sabi nun ahente namin wag daw kami pipirma hanggat wala pa un bank approval..kaya nagtaka kami…tapos pilit ng pinapipirma samin kung ok na daw un bahay..nagkataon nagka emergency kami nun kaya di kami nakapirma..ngayon nabalitaan namin na binenta na daw um bahay sabi ng mga kapitbahay. San po kaya papasok un sa law natin un problema namin..di po ba breached of contract sa una naming pinirmahan na dapat pag ibig finanincing ang gawin namin..tapos binago nila dahil blacklisted sila sa pagibig. Sana po matulungan nyo kami.

Leana Mae Solano

hi!
Need some help. I was able to acquire a condo unit but I want to cancel it due to personal reasons. Nakapagbigay palang po ako ng reservation fee. Next month, November 2016, I will start to pay the downpayment. How do I cancel the contract? Should I pay any penalties for doing so? What are the possible documents that I can submit para maging valid yung cancellation ko?

realestatenewbie

Hi Nimrod and Joanne,

Very grateful for this post which is a ray of hope for the current situation i’m in with DMCI. Hoping for your wisdom on the following: Have been paying downpayment for 41 months, already paid the closing fee and the bank is processing the letter of guarantee to pay the full drawdown amount which was due last Oct 7. Since I didn’t make the deadline, the DMCI contract says i’m given a 15-day grace period for them to receive the drawdown, which would be Oct 22. But i’ve been informed that DMCI needs an additional 30 days to process everything, and this would be past the Oct 22 grace period deadline. Penalty for delayed payment of the drawdown is 3% of the bank loan. I really would not want to pay for the penalty because the processing days from both the bank’s and DMCI’s sides have been and will be beyond my control. Can the Maceda Law apply in my case, so I can request for a longer grace period (90 days in fact, based on the law) and not pay the penalty?

Grateful for any advice you may have.

All the best,
di.

Nimrod Flores

I would say you can use the Maceda Law as a reference in asking for an extension of the grace period. You’re right, you do have earned a longer grace period as provided by this law.

Fair gamer

My current case is that i have paid 3 years straight years via in house financing. Due to the nature of my work, which is contact based, i experience a lot of lay offs. Recently i haven’t been able to pay. Since i’ve reading about the maceda law, it was somewhat good to know that i’ll be getting something in return. My main question is, how many percent will i refund? Because according to the developer representative, i could only get 25% or less of refund due to all fees that they will be deducting. Is that fair? On one of the posts here, i’ve read he got 35-40% refund.
Just want to get the most of what i should rightfully get

Nimrod Flores

To put simply, the Maceda Law expressly provides that if a buyer is qualified for the protection granted by it, then the minimum refund he is entitled to, is 50%.

We are aware that it has been a common practice in the industry that developers and sellers deduct all sorts of expenses from the 50% due to be refunded to the buyer. But in our opinion here, this is against the law. You should insist to get at least 50%. That is the guarantee provided by the law.
- Fair gamer
  
  Thanks for your reply. I was thinking the same thing. The developer was talking about their loss that refunding shouldn’t be happening in the first place but since it was the law, they have to oblige.
  I was thinking, for 50% they were telling me they are at loss? I mean they can still sell the house and earn back while i am more on the losing end here.
  We’ll have another hearing in a couple of weeks and I will definitely put in mind your suggestion to me.
  Cheers!
  - Nimrod Flores
    
    Well, I personally agree that the developer somehow loses if a buyer backs out of the contract. And that’s actually recognized by law as “loss of opportunity”. But on the other hand, you can also tell them that that’s what the 50% forfeited in their favor is for.
    
    Good luck on your next hearing.

Ayna

Hi Mam Joan,

Ask Lang po nakapag dp ako for 1yr sa house and lot na nabili ko sa cavite then 3yrs paying monthly amortization kasu po 3years ko na din po di nabayaran am I qualified for maceda law po. Paanu po computation for the refund?

Thank you

Yen Ensenada Garrard

Hello. Hingi lang sana ako ng tulong dito. Kumuha po ako ng house ang lot sa Camella butuan pero I made my first down payment na pero two days after my broker receive my first down payment at nakapag desisyon ako na e cancel nalang yung pakuha ko sa bahay so I ask for money back kasi it was just two days lang naman ang dumaan na pagbayad ko. Di ko na daw makuha yung pera na pinambayad ko na first down payment. I send $1895 my first down payment. Ang tanong ko, makukuha ko pa ba ang pera?

Christian Tolentino

Good Day! Sir/Ma’am

Kumuha po ako ng pre-selling condo unit nung AUG. 2014, and sbi nila sisimulan n dw yng ground breaking by DEC. 2014. after ko daw mabayaran yung 36 months DP by 2017 pwd ko na daw matirhan and tapos na yung construction. lumipas ang taon, pag nagtatanong po ako skanila if kelan sisimulan ang construction, paiba iba na po sila ng cnsv skn. medyo nakakaduda na. at last na nagtanong ako wala pa daw exact date kung kelan masisimulan. at lagi cnsv skn “SIR GS2 NYO PO BIGYAN NA NMIN KAYO NG UNIT PARA MAGAMIT NYO NA YNG BINABAYAD NYO” ibig nila sbhin yung lumang bldg. bibigyan dw nila ko ng unit dun.. xmpre ayaw nmin kc mag 3yrs. na kmi nag babayad ng DP so mas lalo pa lumuma yun db. and khit masimulan nila yng construction ng 2017. kelan pa po matatapos yun diba so mag aantay nnmn kami. pero as of now wla prn cla mabigay skn if kelan masisimulan.

Ang tanong ko po, pwd ko po ba makuha yun lahat ng binayad ko if hindi prn cla nagsisimula ng construction by end of 2017? or after nmin matapos yung 3yrs DP sa AUG. 2017? and nag rerent po kmi now sa tita ko.. may DAMAGES din po ba cla skn?

Thank you very much po more power and God bless

Cel

Hello po pahingi naman po ng advice…kumuha po kac kami ng condo unit ng partner ko june 2014 preselling po siya…supposed sabi mo ng agent and staff sa opis ng condo turn over po is 2017 this coming year binabayaran po namin ung 20% na downpayment now..nagsign na rin po kami ng cts dis yr po yata un arround jan. Di ko matandaan wla naman po prob sa payment kac kht po my penaltys binabayaran naman po namin kaya lang po ng pinapuntahan ko ung site wala pa po naitatayong kahit hukay po doon sa lugar sabi po uumpisan daw po dis 2017 and naghihintay po kami ng copy ng cts na pinirmahan namin until now wala pa po kinukulit ko po na asan na ung copy namin ng cts…nagpadala po cla ng bago na pepermahan…tama po ba na peperma ulet kami or mas magandang e refund nalang namin ung nahulog namin?kac kasalanan naman po nila and i think cover po ng maseda law ito…tama po? Thanks in advance

Grace

Hi may bahay po kmi hinuholgan sa parc regency, bali nkabayad na po kmi resrvation at 9 months equity para sa down payment. Ngayon po paiba iba cla sinabai kesyo 50% completed na daw ung bahay pero nung pinabisita ko sa titat ko puros putik pa ung area at wala pa main road.Tpos po ung penalty kasi my nag bounced kmi check na isa at ininform nila kmi 5 mos ago, may penalty. sabi nung agnet settled n adw un pla hndi pa. OFW po kmi kaya di nman mapuntahn kaso talga stress kmi sa style ng parc regency. Pwde po ba nmin mkuha lahat ng deposit namin at ibinayad

Christian Tolentino

Sir Nimrod..

SAME CASE PO TAYO.. kumuha po ako ng pre selling na condo nung 2014.. and mttpos ko na po yng 3yrs. Downpayment.. galing po ako sa HLURB last week. nalaman ko po na wla pa cla license to sell hanggang ngyon.. ano po pwd ko gawin para marefund ko po yng binayad ko? and gano po katagal b4 nyo na refund yng sa inyo? thanks po.. sna po matulungan nyo po ako d2.. God bless…

Nimrod Flores

You file a “verified complaint” against them sir. Dun lang din sa HLURB. I recommend getting a lawyer to help you if you’re not sure or not confident to do it on your own.

Edith

Hi Ms. Joanne ask k lng po kung qualified ba kmi sa maceda law. Meron po kmi napurchased na lot dto sa cavite paid napo ung lot. Tapos ngayon nagpurchase kmi ng house model nila nagdown napo kmi bali 23mos. Namin binayaran taz nag apply po kmi sa bank para sa bal. Kaso ndi po kmi naapruban sa bank kya pinasok nalang po ng inhouse financing bali 54k ang monthly namin nakapaghulog napo kmi ng 5 months po kaso ndi na namin maituloy gawa ng napakabigat po kaya nagpasya kmi na magparefund nalang po kaso nasa 274k lng po ang makukuha namin sa 811k na total nahulog. Bali 2 yrs and 4mos. Na po kming naghulog. Ask k lng po ung 50% po ba sa maceda law sa buyer ba ibabawas ung expenses? Like commission sa mga ahente at iba pa. Tapos ung 50% po sa developer buo po sa kanila hindi po fair un? Saka wala pa namn pong house na construct sa lot namin. Pls. Advise po. Thank you

Jona C.

Hi there ask lng.. It’s actually not related to maceda law. May 24- Month dp po kc ako with the developer bgo ipasok sa pagibig.. By next yr pa mttpos ung dp kso si developer ngask n ng mga requirements for pagibig loan last yr 2015. Sbi ko bkit ang aga, sbi nila kc dw may times na inaabot ng 1yr ang application. Dumating ung approval ng after three months at sbi ko kay developer hnd ko kya pgsbyin ang dp at monthly amort so nacancel. Tpos mgrefile nlng dw ulit pra sumakto sa tpos ng dp. Dpat ba ipashoulder sa akin ung mga fees sa unang loan application na ncancel? Thank you po sa mkksgot

Evangeline Limjoco Castro

May tanong po ako. Kumuha pa ako ng combined condominuim unit. Nakapagbayad po ako ng 20% downpayment payable in 3years and the ung remaining 80% is morgaged sa bank. After one year of payment ko sa bank, nagkaroon po ako ng financial problem at hindi na ko nakapagbayad. So nagkaroon ng Buy-Back ang Bank. Ang tanong ko po is kung pwede ako magrequest under Maceda Law ng Refund sa 20% naibayad ko sa Condo unit ko . Thank you and more power.

Grace

Good day. I’d be grateful if you could advise re my case po. I wrote to the developer that I cannot continue with our monthly amortizations anymore. I’m on my 3rd year of payment, never defaulted. I also quoted in my email the Maceda Law and this is their reply:

“Reference to your request for refund of payments made for the subject unit. We are sorry to inform you that Management did not allow our request as company holds no refund policy, hence all payments made will automatically be forfeited. This is one of the provisions in the Request for Reservation and Offer to Purchase which you have signed, to wit…
“Should I fail to pay on schedule any part of the Contract price, and/or perform and execute any of the above conditions within the periods stated above, for any reason whatsoever, the reservation made will automatically be cancelled and the reservation fee and all other payments I have made shall be forfeited in your (Megaworld Corporation’s) favor.”

You mentioned in this article that Section 7 of Maceda Law “emphasizes the overriding power … against the contract made by the developer and the buyer..”
It’s clear that the developer doesn’t want to return ANY amount that we’ve paid…What is the next step po kaya na maaaring gawin? Thanks very much

Nimrod Flores

Classic first move by developers. Don’t fret. The law always prevails over contract provisions.

What you should do is file a proper complaint at HLURB. Now, you don’t really need a lawyer to file a case there, but to be safe, we always recommend consulting with one and hiring their services for legal representation. Don’t worry about the costs, you can charge it all to the developer when you win your case.

Hope you get what’s due to you, Grace. All the best!
- Grace
  
  Maraming salamat, Sir Nimrod! I’ll do that 🙂
  - alolod
    
    To Sir Nimrod po Tanong ko lang po ang bahay at lupa po namin ay hinuhulugan ng papa ko na pinangalan sakin nung 2011 pero simula p
    o ng namatay sya natigil ito 2013 pero ang natitira nya n lng po na nababayaran ay 200,000 anf halaga po ng bahay ay nsa humigit kumulang 1million hindi n po nmin ito nabayaran hqnggang sa binigyan n po kmi ng notice of cancellation of contract nki usap po ako na bka magawan ng paraan so binigyan nman po kami extension pero patong patong na po interesr at inabot ito ng 470,000 nkapagbayad namin po kami ng dalawang buwan na 74,000 at isang 50,000 at ngqyon po nahirapan nman kami hulugan ang ngyare n naman ng default ako kaya bumalik na nman po yung interest ang labas parang yung interest na lang natitira ayy na iinterest pa din… umabot na nman po mahigit 300,000 ngayong december 6 2016. At binigyan nman po kami ng notice of cancellation. Nabasa ko po dito sa maceda law n kung bibigyan ng grace period hind po nila kelangan magdadag ng interest pero yun nga po ginawa nila halos yung interest na may interest pa po ang nacompute nila meaning po bayad ko na po total amount na hindi nabayaran ng papa ko.. ano po ba pwede ko gawin?
  - rio
    
    Hi Ms. Grace, were you able to get your money from the developer?. We are the same case and i’m thinking of filing a complaint in HLURB
    - Grace
      
      Hi Rio, yes I was able to get around 50% of what I paid. Better file with HLURB so they will take you seriously.
    - rio
      
      We are exactly in the same situation also more than two years payment but due to some personal financial reason we cant continue anymore so wrote to the developer that we will cancel. They replied immediately that the payments as per our signed agreement will be liquidated as damages. I did not quote maceda law in my first email, now i replied quoting maceda law. let’s see if what they will reply.
      By the way did you hire an attorney to file the complaint or there was no need?. and how long did it take you to file till you get the payment, im an ofw and im not sure if i can go home just to file the complaint personally.
      Thank you for the quick response really appreciate it.
    - Grace
      
      Hi Rio there’s no need to hire a lawyer. Go to your consulate and prepare a POA for your family/relative back home who can arrange to take all the documents to HLURB and make the necessary “appearances”. The process will take around 3-4 months from the time of filing to release of cheque.
    - rio
      
      Hi Ms. Grace thank you po talaga for taking the time to answer my questions. the developer also replied and said they will refer to management so hopefully no need for me to file a complaint, but just in case i need to, last question na po, anong documents po ang sinubmit nyo sa hlurb. thank you again and much appreciated.
- Kathleen
  
  Hello po.. ask ko po sana un s case nmin.. kumuha po kami ng rent to own house s malagasang cavite wellington residence. since ung ate ko po ang my work as ofw sya po ang ng apply at ako po ang representative..
  
  August 2014 Nag attend po ako ng seminar nila at after nun ng pa reserve narin worth 5k non refundable daw po. 30k daw po un equity payable in 6 mos. So less po un 5k. Pero sabi po s seminar klngan atleast 1yr po un Contract pg ofw. Bago po ko ngbayad ng reservation sinabi ko s knila n wla ng 1 yr un contract ng ate ko ok lng daw po un sabi nung kumuha ng documents. So ayun, sept 2014 ngpasa po ako nung lhat ng reqs needed. At ng byad narin po ng equity Tuloy tuloy po un hinulogan hanggang january 2015 after po ng last payment ngpunta po ako s office ng broker tinatanong ko kung na i process n nila. Pero s dami ng papeles nila s table natabunan n yata hinanap p nila. At sabi dahil ng palit cla ng tao kya wala n un dating my hawak ng papers nmin.. tapos nun plang nia ulit chineck lahat ng docs. Dahil wla ng 1 yr un contract ng ate ko bka daw ndi ma approve dahil s contract. Pero ttry daw nia ipasa. Hanggang pabalik balik un papers daming hinihingi hanggang nkauwi nlang un ate ndi parin tumakbo un paper. Kya sabi nmin mg back out nlang kami. I refund nmin un 25k. Kasi non refundable un resrvation fee so un nlang hinabol nmin. Pero sabi nung agent ndi n daw m refund un kc s developer daw un binayad un daw ang ginamit pang gawa ng bahay.. sabi nmin ndi p nman n process un papel. Wla p n pprocess kahit ano.
  Help nman po sir ano po pde gawin nmin.. mahabol p po b nmin un binayad nmin.. salamat po..

alolod

Tanong ko lang po ang bahay at lupa po namin ay hinuhulugan ng papa ko na pinangalan sakin nung 2011 pero simula p
o ng namatay sya natigil ito 2013 pero ang natitira nya n lng po na nababayaran ay 200,000 anf halaga po ng bahay ay nsa humigit kumulang 1million hindi n po nmin ito nabayaran hqnggang sa binigyan n po kmi ng notice of cancellation of contract nki usap po ako na bka magawan ng paraan so binigyan nman po kami extension pero patong patong na po interesr at inabot ito ng 470,000 nkapagbayad namin po kami ng dalawang buwan na 74,000 at isang 50,000 at ngqyon po nahirapan nman kami hulugan ang ngyare n naman ng default ako kaya bumalik na nman po yung interest ang labas parang yung interest na lang natitira ayy na iinterest pa din… umabot na nman po mahigit 300,000 ngayong december 6 2016. At binigyan nman po kami ng notice of cancellation. Nabasa ko po dito sa maceda law n kung bibigyan ng grace period hind po nila kelangan magdadag ng interest pero yun nga po ginawa nila halos yung interest na may interest pa po ang nacompute nila meaning po bayad ko na po total amount na hindi nabayaran ng papa ko.. ano po ba pwede ko gawin

jean delos santos

good pm.. 2 years na po akong hinde nakakabayad ng monyhly amortization, ngayon po nakipag kasundo ako sa developer na aalis ng bahay kung hinde pa ako maka bayad sa January 10, 2017 kasi gusto nila Dec 15 2016 umalis na kame. Ang tanong ko po kung sakaling may sasalo ng bahay ko at babayaran ung arrears kasama po ba ang interest at penalty? maraming salamat po.

Ria de Leon

hi! sana makatulong sa amin ang forum na ito. may missed payments po kami sa kinuha naming property. townhouse. ang running bal is 80thou. i know for a fact na hindi namin nasunod ang promisory note na ginawa namin nung july 2016. ang missed payments namin ay from july 2016 to dec 2016. we are begging na bigyan kami ng hanggang jan 31, 2017 to settle the outstanding arrears and even the remaining equity payments till aug 2017. sabi ng developer eh hindi na kami mapapagbigyan. is it legally right for them to cancel the contract without them sending us a written notice? they only advised us regarding the deadline which is dec 29, 2016 over the phone.

Rosie

Hi Sir! I just want to ask po, i purchase a condo almost 4 years ago ( though d p po natuturn over ) it supposed to be this coming May 2017 but we decided to cancel it due to Bad economy. So im paying every month, sabe nmn po wala kmeng penalty. But then sabe nila saken sa 50% babawasin p nila doon yung commision, and notary and other expenses. Gnun po b ang Maceda Law? Then sabe po nila bka wala akong mkuha dahil daw po dun sa mga babawasin p. ? Please help po.

Ann Alfonso

Hi. Please reply to this msg.May I know if Maceda law is applicable to my situation.

Na- turn over na sakin un house and lot. Nabayaran q na po un reservation at equity.

30 years to pay un house and lot. Less than 1 year q plng nababayran. Unfortuntly, I cant afford to pay anymore. Anu po ba pde q gawin? Wala naman po gusto bumili or magcontinue.

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Alice Carey

Now,, I get it. This has to say some of the means says the contract. Great guide for me by the way.

Mariz Hernandez

Hi may prob din po ako kung meron man kayong maipapayo mas ok po nabasa ko po na di pala aapply ang maceda law pag bank loan na but my question is makatarungan ba na icancel agad ng bank ang isang contract na di namn nila nagcocommunicate sa amin. Na bigla na lang magpapadala ng cancellation and dapat i pay ng full in 3 days upon recieving daw nung letter na nagdate ng december 1 dumating sa bahay ng january6. Nanghihinayang lang ako medyo hirap kami now but ginawan namen ng paraan para macover up yung late but di nila kinuha ano ba magagawa ko dito?

leny nimer

hello po. help nmn po. kc nakakuha ang kapatid q ng hulugang bhay sa pnas sa residencia de muzon yr 2013. sabi my promo p nga dw cla n aircon. ngtanong km qng qualified sis q. they ask some question abouy s sis q. sb qualified nmn dw sis. kya ngpareserve km ng 20k. bngyan km ng compitation ng downpayment sb 10%dw down payable for 9 months. ang sb s bank financing dw para mababa ang hulog. but if d ma.aaprubhan mag.iinhouse dw. natapos nmn ng maaaus ung hulog nmn ng down so we expect n by next month mgmomove in na. pnafallow nmn lagi. minsan wla km inaabutan. yas ng my makausap n km binigyan lng km ng# sa main. twagan dw nmn dun km makipag.usap. tnatawagan nmn namin lagi kso laging cannot be reach. tas mga ilang buwan dn lumipas wla parn update qng ano n. tas un mga bandang nov my dumating n notice. pnagbabayad n km ng amortisation with penalty. kc ilang bwan n dw km d nagbabayad. kya ngpunta ng makati ang mother q n sister. nagtatanong sis q bakt ganun. kc wla mnlang nga km natatanggap n notice n kailangan n nmning mgmonthly wherein. d p nga km nkakabayad ng movein fee. kc wla p nga update s kanla.
last year pumunta samn ung broker nmn. sb kailangan dw nmning mgbayad .gagawan dw nya ng paraan mapasok un s banko. kso sb ng nany masyadong malaking halaga un. sasabihn nya muna sa sis q. qng sakali po b marerefung pa po nmn ung bnayad nmn . mai.aaply po b d2 ang maceda law. pls help po..

Drei

hi, I want to know kung applicable ba skin ang PD 957. Nkapag bank loan n kmi since 2014 pero original turn over is 4Q2015. til now d pa natturn over at baka abutin pa ng 4q 2017. we already filed complaint s HLURB pero la nangyari. Developer wants to settle for 40k lng which is 10% lng ng gsto naming ma-claim. malaki na ung interest namin s bank plus we are paying dn s insurance.
Ano po ba maganda gawin? if ever we hire lawyer, my laban kya kami?

Luz Macayayong

Hi,

per explanation na if take out na ang unit at sa bank na nagbabayad, condo to be specific hindi na sya qualified under Maceda law. sa situation na di na kayang bayran sa banko ano ang negotiation na pwede or law na ma i apply to recover portion of the payments made from DP up to the MA? please help…Tnx

redge fider

Hi ask ko lang po, i’ve been paying the dp for a preselling condo for about 18months already, wala pa po akong contract with the developer, pero yung devolepment naman ng project tuloy tuloy, can i request for a full refund s mga payments ko since wala pa akong contract to sell with the developer? Kung hindi naman po ako qualified for 100% refund, can i request to change my DP terms, 40% DP kasi yung binabayaran ko, is it possibleto change it to 20%dp para maging mas magaan sakin yung payment terms ng DP. Thank you.

Eric Naz

Question po. Sa SMDC ako nakakuha ng unit. And the first thing that I asked the agent was if it is a pet-friendly place. She said it is as long as the pet is small. So we went through the usual process of acquiring the unit. After turnover, while we were fixing up the unit, we were told that pets are not allowed. We have already paid 3 months of the 5% downpayment. Can we pull out of the contract and ask for a refund? We are also told that it it indicated on the House Rules of the Condo, whcich they only gave to us during the turnover day.

Jamie

@jimlefleur:disqus Hello and good day Mr.Nimrod Flores. I would like to ask an advice from you. This is our situation, My Mother loaned our house for P1M and will be payed in 2years to a loaning company. During the first year we were able to pay the monthly but on the 2nd year we had some financial troubles thus we were unable to pay. So we sent them a letter prior to the due date the we might not be able to pay in time. Luckily my family was able to gather the money but we were 3months behind and 3 days late. The loaning company did not accept our payment and we are in fear of foreclosure! 🙁 What can the loaning company do to us? And what can we do to keep our ancestral house? We already have the money to pay them back its only we got late about 3 days from the due date. Im hoping for you rreply and Godbless you Mr.Nimrod Flores.

Gerlito Patidungan

Hi Maam/Sir
Magandang araw Po,nagloan Po Kami ng bahay sa bank,bayad Na poh ang downpayment at nakabayad Na din Kami ng more than 3yrs. Di namin akalain Na magkaproblema Kami sa financial. Di namin nabayaran ang Loan namin for about 15 months. Nagpadala ang bank Na bayaran daw namin ang buong amount Na natira,so ngayun Po ay nakabalik Na ako sa trabaho,gusto namin Na ma save ang bahay namin,piro ang demand ng Bangko ay bayaran namin ang buong amount. Di namin kayang bayaran,gumawa Kami ng sulat Para sa bank together sa amount Na Kaya namin Na mabayaran. Tanung ku poh, pwedi ba namin mahabol pa ang bank kung di cla papayag sa hininge namin Na palugit? Alam di ko magamit ang Maceda Law sa case namin.salamat poh

Mike

The developer sent me a “computation” email for my refund and they deduct the following from my total payments made: evat, less 50% (after evat deduction), reservation fee and commission?

So I’m only basically receiving about 13.6% from my total payments.

The evat deduction is about 46% from my total payments — so almost half!

Is this correct? From my understanding, I should be getting at least 50% from my total payments?

Any help will be greatly appreciated.

Thanks

Maybel Aboy

Hi. Ask ko lang po anung rights ko as buyer for h&l in cavite. I’ve paid for down payment and 6mos for amortization.suddenly i received final notice of cancellation even without receiving prior notice. I only have 3days left for the due.anu po pwede kong gawin kasi di ko na kayang ituloy ang pagbabayad? Thanks in advance

Marvin

Pde po ba ako magtanong isa po akong ofw taga pampanga may malapit po samen na subdivision bali kumuha po ako ngng unit isang taon kuna po xa hinuhulugan sabi nila sken kpag nkapag downpayment dw ako ng 1year malilipatan kuna ilan buwan napo lumipas ndi ko parin xa natitiran ano po ba dpat kong gawin para mbawi ung dinownpayment ko pa help nman po

Andrea

GoodDay sir NimRod
Nagbabayad plng po kmi ng dp by installmnt.. gus2 q n po i cancel for financial crisis.. question q po ay pwede po ba i apply s case q un maceda law.. mrami pong slmat s reply

Samuel Molina

Sir hingi po sana ako advice regarding po sa bahay na kinuha namin. Pasok po ba kami sa maceda law. My rigths pa po ba kami n makarefund kumuha po kami ng house and lot sa isang developer May 2010 nagfull down payment kami sa parehong buwan at taon din po. Pre selling po ang kinuha namin bahay kaya naghintay pa kami ng 18 months after 18 months po n paghihintay di pa rin po natransfer samin ang bahay dahil di pa daw po tapos nagstart na po kami mag monthly amortazation nagkabayad na po kami ng 2 months n MA pero wala pa rin pong bahay na naitransfer samin. Nagrequest po kami ng stop payment muna dahil nagkaron ng emergwncy sa family nmin. Di daw approved ang stop payment nagsuggest po sila n mag downgrade na lang daw po kami ng unit pero ang sabi po nila ung matitira lang daw po sa penalty ang mattransfer sa ipapalit na unit. At dahil po may sakit n cancer ang aking kapatid nastop muna kami sa payment para masurvive ang chemo ng aking kapatid. Ang tanong po may karapatan po ba kami na makarefund sa nacancel namin bahay . Pls sana matulungan nyo ako

Alex Xander

helow may ask ko lang po pasok po ba sa maceda law ang late ang turn over ang sabi 4 years but i found out 2018 pa ang turnover so so lumalabas ng mag six years na? any advice kung pano mag claim ng full refund about this if covered sa maceda thanks

Anna F

Hi, we purchased a condominium unit in 2008 and then later on, in 2009, a parking lot in the same building. The condo unit, we paid off via bank loan but the parking lot, we are paying via in-house financing (loan with the condo developer). Now, we want to give up only the parking lot since we will soon have the condo unit rented and will have no use for parking, will this law apply to us?

Alex Bernabe Adion

Hi PPE Team, I just have been reading your articles for the past week which turned out to be very helpful. I want to consult a case of my friend who has paid the equity in full for a house and lot unit but apparently was declined for a bank loan. The developer only allows BDO loan with no in-house financing option as well.

Not aware of her rights, my friend (who is actually based in Japan) was told by the developer that her equity payment has been forfeited. Could the Maceda Law be cited to initiate a refund claim from the developer?

Tinsky

Good afternoon.. ask ko lang po.. nakapagbayad na po ako ng equity at yung payment scheme ay sa pag ibig… nakapag settle po ako ng 1st and 2nd amort..then nagkabalance na po ako ng 4 mos because of health problems…kahit walang letter from pag ibig nagpunta na po ako sa kanila to ask if ok to settle the 2 mos first at hahabulin ko na lang yung 2 mos pa sa susunod.. i was referred sa collecting agencies nila at pinipilit nila akong isettle ang buong unpaid bakance which is 48k.. na hindi ko naman po kaya na isettle agad pano po dapat ang gagawin ko…may mga nagsasabi n di dapat agad ako pumunta kung wala pang letter of cancellation ke pag ibig…

roncols

Hi Ms. Joanne. I badly need your advice and expertise.
on the first week of January 2016, I was in Dubai when I made an overseas call to my developer to complain that I had already been paying for two years and my payment will soon be completed in a few days but the house and lot I purchased from their company is not yet handed over to me properly according to my attorney in fact. I asked someone from Admin Department to stop or hold my cheque payment issued to your office since Camella Homes were not able to deliver my purchase on time but according to her, I am fully paid already and that she will send me a certificate of full payment and a ledger through email.

Before they issued the certificate, I reminded them that I still have a cheque issued to them dated January 30, 2016. I even told her that If they are going to issue a certificate, I will not fund the cheque and she said that in their system I am fully paid. So the admin staff issued the certification and a ledger showing zero balance on jan. 18 with OR number and cheque details which I think they are the only one who understands that ledger.So, before my last billing date which is every 30th of the month, i have those documents.

When I arrived in the Philippines on September 2016, to my surprise, I received a notice of unpaid amorization, accrued interest and penalties total amounting to P111,349.92 from Receivables Management Group. I personally visited their office and had to look for an Account Officer who’s handling my case to verify with her that I have the certificate of full payment and a ledger. Surprisingly, Ms. Carmela told me that the admin staff was not authorized to issue a certificate but I did not believe her as this document was signed by Head of Admin Department.

In the end, I told her that I have nothing to do with their administrative procedure and that I am only their buyer.

Cheph Zibah

Hi thanks so much sa site nyo dhil dami ko natututunan dito. Ask ko lng ho if meron po bang charges pag nagdecide na magstop na sa paghulog ng condo? Kasi di ko na kaya hulugan yung unit na kinuha ko and I understand di na marerefund yun mga binayad ko pero gusto ko lang malaman if may mga charges pa babayaran pag mag stop na. Thanks sa reply in advance.

Lovely Cruz

Hello po. I would like to ask lang po. meron po kami nabili na condominium property almost 5 years na kami nagbabayad. nagka roon kami ng mga default payments tapos august last year muntik ma forfeit yung unit. last payment namin august kasi need mag re issue ng tseke kaso ayaw nila tanggapin hanggat di daw binabayaran lahat ng kulang na payments namin. nag gawa kami ng mga request letter ang problem umabot sa 400k ang need ibayad with penalties. dahil na din sa sobrang tagal nila mag approve kaya tumagal dumagdag ang mga penalties. nag request kami ulit na kung pwede namin hulugan ang 400k up to now wala pa din desisyon. ang question ko po. gusto na lang namin iapply ang maceda law dahil sa sobrang stress na binibigay sa amin. paano po ba yun? ibabawas po ba nila lahat ng penalties sa total ng ibabalik nila or 50% ng total na nailabas namin na bayad? sana may makatulong. Thank you

ian andrew gozun

Hello po just want to ask a question ms joanne. me and my wife bough a house and lot and we already paid 23 months of it. all is well until I changed my job and my workplace is not what I have anticipated bec itll now be farther so I back out and sent a back out letter to the developer but I stated there that I humbly req if they can atleast refund or reimburse some of the percentage of my hard earned money and I dont expect a 100%. Will I get some of the money I paid? which law can be applied to my concern?

alona

ask ko lang po, pano po pagnakapagpareserve na ng down payment para po sana sa kukuhaning unit sa isang subdivision, pero hindi po kami nabigyan ng contract or kahit mga requirements para aasikasuhin namin, at kung ano2 po ang mga reasons nia everytime na nagtatanong kami, in short po para kaming naloko sa isang agent. Mayron po bang paraan para makuha po ung pinareserve namin? Or mayron din po bang ibang way na puede namin gawin dun sa agent na nabigyan namin ng down payment?

busyV

Hi Ms. Joan,
ask ko lang kung considered din yung case ko sa maceda law. Nagbayad ako ng spot DP pero di naapprove yung application ko sa bank? I have been penalized for not paying the unit in full amount after the dp tapos ngayon forfeited na. Anong pwedeng gawin? also kung ganun ba ang nangyari, hindi na ba ako eligible to apply for a housing loan sa bank or pag-ibig?
Thank you.

elsie

Hello po. May problema po kasi kami tungkol sa kinuha naming bahay sa Lumina Tanza. Nahulugan na po namin ang 1 yr DP at naka15 mos. na rin sa mo. amortization . Sabi ng Lumina after 6 mos. makakalipat na daw kami pagkatapos naming hulugan ang DP pero ang sabi hintayin namin yung loan approval ng Pag-ibig kaya inabot ng halos 8 mos bago kami sinabihan ng approved na daw. Pinagseminar na kami sa Pag-ibig at hintayin na lang daw ang take-out. Hanggang inabot na ng 1 taon wala pa rin kaming balita kung magmomove-in na kami. Nung pumunta kami sa opisina sabi ay may problema daw sa hulog namin sa Pag-ibig hindi updated. Ang nangyari po kasi ay nung march 2016 nagresign ang mister ko sa work niya at di agad siya nakapasok sa work hanggang ngayon kaya di namin nahulugan yung pag-ibig. Sa madaling salita po hindi naaprobahan ang loan namin sa Pag-ibig. Ang tanong ko po pwede po ba naming marefund ang mga ibinayad namin dahil hindi naman naaproved yung loan namin? Ang sabi sa opisina kung irerefund namin ay 1/4 na lang ng naihulog namin ang mababalik. Bakit po ganun kung di naman po pala kami maaprobahan ng pag-ibig bakit patuloy pa nila kaming sinisingil ng mo. amortization. Bale mag 3 mos na po kaming di nakahulog at sabi macacancel daw ang account namin. Sana po pala bago nila kami pagbayarin ng DP at mo. amortization ay siguraduhin muna nila na maaprobahan kami dahil masyado namang unfair yun sa amin na bayad kami ng bayad mababalewala din pala ang hinulog namin. Ano po ba ang dapat naming gawin? Salamat po.

Roland

@joanne_ppe:disqus , Ma’am magandang umaga po jan. Ako po ay isang OFW dito sa Saudi Arabia. Bumili po kami ng condo unit ng asawa ko last October 2016, nkabayad na po kmi ng on the spot reservation fee na 20,000 pesos at after po nyan ay nagkapermahan kami ng mga documents pra mabili na namin yung unit at mula nuon at hanggang ngayon ay regular kaming ngbabayad ng humigit kumulang 35,000 pesos na yun. Ngayon po ay 8months n kming ngbbayad at suma total ay halos aabot na sa 300,000 ang nabayad namin. Dito po kasi sa Saudi ay my crisis at apektado ang companya namin, kasi halos 4 months na po akong hindi sumasahod kaya po namin naisipan na itigil na namin ang pgbbayad sa condo. Ang tanong ko lang po kung may matangtanggap po kami na refund sa binayad namin na almost 300,000 kahit 50% man lang sa 8month nmin na pgbabayag. Maraming Salamat po.

Jhunnry Mira Flores

Sir Tanong ko lang may full refund po ba ako makukuha..ang scenario po
May nakuha po akong condo unit nung 2014..sinabi nila sakin verbally maaring maturn over eto last quarter ng 2016..until now 2017 na sabi nila na delayed daw..at sa 2018..nanaman..nag disisyon na ako mag refund…

nakompleto ko na po ang bayad down payment,monthly ammor. Nakunbisi pa nila ako mg add voluntary dahil sabi nila maspapabilis daw at mas mapagkakatiwalaan daw ako ng banko..Kaya nag add po ako…ini-stop ko po 2016 sa pag add kc nawawala na po ako ng gana sa kanila dahil sa walang magbigay na tentative ng turn over..merun bang chance na mafull refund dahil sa pabago bago na date of turn over…

Randy Palma

Tanung lang po. how many percent in refunds po kung kaya makukuha ko from developer in this case mag-cancle ako for some reason ;
1. reservation + 50% downpayment of equity is paid – 18 months equity installment

2. 5 months installment paid from 18 months of equity
3. di pa po nauumpisahan yung bahay at equity palang po ang hinuhulugan ko

salamat po ng marami

Estefan.M

Looks to me that the Maceda Law is pretty UNFAIR for buyers!! Land & Real Estate property is not like a car where there is a devaluation. Owners already own a lot just by waiting thus this law is completely overtaken by reality (like many laws).
As always, buyer should compensate for any losses and damages incurred, but not pay for something he will not even own!

Sahara Des

Ask ko lang po sana, may binili akong lot, nagbayad po ako ng 5 years sa agent na company din, authorized to sell lands ng isang bigger real estate company. After ko siya ma-fully paid, di ko na napapagkita ang manager, halos palaging nakasara na ang office nila. Nung pumunta ako sa real estate company na owner ng land, sabi nila ay halos 3 years na hulog ko ay di niremit. Pero authorized agent nila ang company na binilhan ko ng lupa. Pwede ba akong magclaim ng 100% refund ng lahat ng payment ko? Or at the maximum, pwede ko bang i-claim ang deed of sale? Salamat po.

Noel Young

Hi,
Whilst on holiday from Australia in the Phillipines , I made a commitment to purchase a condo.Upon my return , I paid a “reservation”fee of $1100 AUS , and on the 19th June paid a deposit of $13,524.61 by bank transfer. I have received no receipt for this payment, and asked for one,along with a copy of the contract ,weeks ago. I still have not received either. Can I claim a refund of my money ?

jlyn

hi! po. ask lang po. if bayad na po ang equity tas even transfer charges lahat byad na po about 1M peso na po nabayaran ko so my balance is about 3m so yung balance po ebankloan ko na sana kaso nadisapproved po aku ng bank since hindi aku mkakuha ng working certification ditu sa ibang bansa kasi part time lang po lahat ng work ko, but my savings po aku sa bank ng about 300k at everymonth my dinedeposit din po aku na about 20k or more. ngayun po tapos na po ang contract ko inhouse na equity but still need time to apply for bank financing. How long po ehohold ng developer ko ang property ko? while im still looking for the right bank to approve my house loan.

Issah Del Barrio

Hi, I have a question. We bought a property im Camella Altea Homes Cavite. We paid 365k for the DP in full. However, the bank loan process was the problem since my aunt is abroad we were not able to complete the documents yet. The developer then cancelled our account without our knowledge. The last thing and info we know is that we can move in as long as the housing loan is already completed which did not happen yet. Does the developer have the right to cancel our account just like that?

Miko Belza

Hi, we bought a house and lot in 2014 but due to some personal reasons, we stopped paying monthly downpayment in 2015, more or less a year after the sale date. We have informed the developer via a signed letter as advised to us for a downgrade. The first request was sent to the developer in October 2015 and was followed by a second request dated May 2016. We were advised by the developer of the decision giving 50% discount on surcharges. From then, we have requested for a re-computation so we can settle accordingly.

It has been more than a year now but no response from the developer side with regards to the re-computation. In November 2016, we decided to buy a new unit in their newest project which we saw a good and sound investment for us. Now, we would like to know the following:

1. Is there any possibility of the money paid from the previous investment be transferred to the new one?
2. Is the developer at fault of not updating us on the requested re-computation for over a year now.

Appreciate your feedback on the same.

Thank you.
Michael

Mark

Hi po hingi po ako ng advice..
About po sa nairesrve ko pong unit.ayaw knpo sanang ituloy.patapos plng po yung 20% na dapat kong bayaran.kaso dahil nggipit po ako dhil sa family concerning issue dina ako nkakahulog.possible po bng meron akong mabawii sa naihulog ko.kahit konti lng po.?

Zal Gullon

Hi,

We purchased a house and lot (duplex type) last November 2016 and here are some of the important details.

1. The house is for construction within 6 months from the day we paid our downpayment (November 12, 2016). We were able to pay 20% of the TCP as downpayment prior the completion period of the construction. 80% of the TCP is thru bank financing as stated in our CTS

2. We were only able to apply for bank loan application last August 11, 2017 because the title of the property under the sellers name was only provided to us last August 9, 2017.

3. Property was only appraised by the bank last August 18, 2017. When the sellers found out that there is still a balance for equity, they want us to pay right away in 10 days as states in our CTS.

4. Deadline of Construction completion was May 15, 2017 with 10 days grace period but until now the unit is still unfinished.

5. We sent a Demand Letter to the sellers last July 2017 and sellers are willing to pay for delay of construction but sellers are not willing to sign the Demand Letter wherein we gave them September 1, 2017 as deadline for completion.

Our concerns are:

1. We don’t want to pay the sellers of the equity until such time the property is 100% completed.

2. We don’t want to process bank loan because it seems they are only after our equity payment first before they can continue the house construction.

Please advise if we have rights to demand for the unit to be finished first before we pay them the equity (less their penalties) and before we process our bank loan. We are pre-approved by the bank for housing loan.

Mie Ikaw Na

Hello po, good evening.. ask Ko Lang po may housing pag ibig loan po ako tapos Di Ko po nabayaran ng 4 months ma elite na po ba ang bahay Ko?

Maria Jesusa Mingo-Adorza

hi pls help help po need advice now ko lng po nabasa itong Maceda law
this is my story
nag full down po ako sa haus in 1 month
after po na process nmn po ung balnce sa bank loan 7 months plng po nkbayad e hindi npo nmin kinaya magbayad until ma porfeit npo ang bahay ko sa bank at may balnce pa pko ako sa developer na hindi n cover ng bank. after po mailit ng bahay sa bank cncngil nmn po ako ng may ari sa balnace ko or kakasuhan daw po ako
sobra npo hirap nmin dahil sa bahay until now nagbbyad p kmi sa loan para makapag down.kaya sobra po sakit ng nangyari sana po may makahelp samin

Jbautista

Hello po ask lng kung pwd ba to sa apply sa MAceda law?

Nagbyad po ako ng reservation na 30k sa developer tapos naka pag bayad po ako ng 1 month installment tapos hindi ko nlng pinag patuloy ang bayad then nag msg sa akin ang developer as warning for cancellation sa reservation peru Di na ako nag reply pwede ko pa ba makuha yung nbyad ko? Di PA nag 1yr since last payment ko.

tarte

Hi Joanne,
I have a similar situation as Mikel in which I paid the developer the deposit for 31 months starting Feb. 2008 with 2 balloon payments apart from the monthly until 2010. I was not able to continue making payments after the 31 months and whole thing was cancelled and I did not get any refund at all. Do you think I can still file for the refund at this point? It was a pretty big amount I had lost.

Harriet D. Forsyth

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([email protected])

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Harriet D. Forsyth

Mashadong Young

Hello po guys,

Kumuha po ako ng unit sa SMDC back in 2015 (Pre-selling) then turnover this year po. Na tapes ko na po young 24 months na DP. then pa Bank financing na po sana ako kaso hindi po kasi ako Filipino citizen and yung mga bank sa Pinas they require the the borrower to be Filipino citizen. Based po ako sa abroad, pero this month of October 2017 end na po yung 24 months na DP (which is I fully paid already) then they are chasing me for Lump sum balance, and they started to give me penalty worth of Php42,000 dahil hindi ako naka kuha ng Bank finance. Pero I sent an email back in September 2017 pa regarding my cases and I even contacted my agent back last year 2016 but they seems unhelpful after ng deal namin before. Sabi ng agent ko during pre-selling meeting okay naan daw kahit hindi ako Philippine Passport holder mobiles daw ako makakakuha ng bank financing. Guys please help what options are available on my case.

Regards,

Thank you po.

Tan

Luke Benjamin Liam Andrei

hello @j@joanne_ppe:disqus may concern lang po ako, kumuha po kame ng house thru pag ibig and take home april 2014 so far ok naman po yung hulog, but this year nagkaroon po ng problem. both my parents are government employees but we are facing difficulty because of some financial issues, these year hindi pa kame nakakabayad ng monthly due as of january 2017 up to now october 2017, and the pag ibig has a demand letter and foreclosed na daw ang house at nasa list na nila na kukunin. what should we do to this matter?? we already said to them na by december we will pay our balance. please help. thank you.

John Holt

Kailangan mo ba ng mga mapagkukunan upang simulan ang iyong sariling negosyo? Kailangan mo ba ng mga pautang upang bayaran ang iyong mga utang o binabayaran mo ba ang iyong mga bayarin o magsimula ng magandang negosyo? Kailangan mo ba ng mga pondo upang pondohan ang iyong proyekto? Nag-aalok kami ng mga garantisadong serbisyo sa pautang sa anumang halaga at sa anumang bahagi ng mundo (mga indibidwal, kumpanya, broker at institusyon) sa aming natitirang rate ng interes na 2%. Para sa pagpaparehistro at higit pang impormasyon bilang tugon sa sumusunod na e-mail address: [email protected]

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Mr. John Holt

Beverley Daquioag-Roxas

Bev,
Kumuha ako ng condo unit sa Cambridge Village Cainta last 2005
payable for 15 years, Empire East Landholdings Inc. ang developer, I regret it so much kasi aside from the monthly amortization I had the obligation to pay lump sum payment of 25,000 for 7 years ( which I’m really baffled why pay that extra amount), for 15 years ang total amount ng amortization ko ay umabot ng almost 4million, that amount is not justified by the property that I bought kasi itsurang low cost and substandard ang condo building, maraming faults ang pagkakagawa sa katunayan ang building ay meron ng cracks. Empire East developers ay is ang scam.

kei

ask ko lang if entitled ba sister ko (she’s an OFW) sa Maceda Law? nakapag purchased sya ng bahay last 2012 and this year 2017 nagkaron sya ng problem abroad and hindi na updated monthly amortization nya 10years lang po ung kinuha nya kaya medyo malaki ung MA. May marerefund pa kaya siya kung gusto na nyang iback out ung property?sayang din kasi pero as of now hindi pa nya kayang magbayad ng MA. Thank you!

Teng Miranda

Good day po sa inyo….

Gusto ko lang po sana humingi ng tulong/advise regarding po sa unit na kinuha namin since 2010.

Doon na po kami nakatira since then and we have been paying this property to Profriends thru inhouse financing for almost 6 years. Nagkaroon po kami ng malaking problem and unfortunately natigil po ang payment namin since May 2017. Pero constant po ang communications ko sa Profriends thru email requesting na mareconsruct po ang remaining balance from May 2017. Pero hindi po agreeable ang management. Kailangan daw po makabayad ako ng atleast 5 mos before they consider for plan of payment (recontruct) but subject for approval pa ulit.

Ang ginawa ko po is nagpadala po ako ng representative to pay the accumulated arrears/penalty from May 2017 up to date amounting to P15K plus, pero hindi po nila tinanggap. They also said na subject for cancellation na daw po yung unit ko.

I am also much aware of the Maceda Law for this case, pero ayoko na po sana umabot pa sa ganon.

Ano po ba ang pwede kong gawin to keep the unit kasi ayoko po sana mawala yon dahil yun lang ang maipapamana ko sa mga anak ko.

Presently po nasa ibang bansa po ako to find my luck dahil nga sa sunod sunod na problemang dumating sa akin.

Sana po matulungan nyo po ako sa problema ko.

Thank you for your time and more power!

Sincerely yours,
Mrs. Ortega

Vilma Gadayos

Hello po want ko po refund yung pera ko.. Actually first payment ko po ngayon (dec 10) pero nag advanced ako nung Monday(dec 4 2017).. Want mo ko back out yun.. Makukuha ko pa po b?

YahYah Alberto Tabilog

Hi Good day, this is Alberto. i just want to ask if I can still get any of the invested money of my deceased father in Condominium Unit? The total contract price is 3.8 million, and he started since 2011-2015 but he never finish because of his sudden death. Please help me out I am the last one that made the payment on January 4, 2015. This is my email [email protected].

Maria Liza Organo Eugenio

Hi! Tapos na po kami magbayad ng equity,and bank loan ang napili namin for amortization,pre selling yung property next year pa ang start. Sinabihan kami ng developer na continous payment dapat.

Legal po ba kung request for stop payment kami? Manggagaling kasi sa bank yung loan,technically wala pa nalo loan…kasi wala pa naman po yung property. So, bakit kami magbabayad ng utang na hindi pa naman nauutang?

Thanks.

She-Real Tolentino-Enero

Good Day, Sa kadahilanan di kme mapprove sa bank home loan kung kaya;t d po kme mkapgmove in nais po n lng nmin hndi ito ituloy. Maari po b nmin mkuha un mga naibayad nmin s knla? 4yrs po un issue q s knlang post dated cheque s developer at ito ay mgtatapos July 15, 2018, Ano po hakbang ang maari nmin gwin upang mkuha nmin ang aming naibayad? Maari nyo b kme matulungan?

Sebastian Freeman

Hi,
Thanks for all the info on this page. I just have a question about my case.

I have already paid the the 2-year equity for a pre-selling condo unit and now, as they say, is ready for turn-over. I am ready to pay the full amount of the remaining balance but I had to ask for the status of completion of my condo (photos, titles, and etc.) before I would do so ( since I am an OFW and I don’t have time to go to the Phils. and check for myself). They’re telling me that I have to settle the remaining balance before they can set an appointment for viewing the property and provide the other docs (!). And worse is, since they are beating around the bush with I had asked for, I have been penalized for 30k+ for being a month late for paying the full amount. Is it legal for them to not let me see my unit until I pay the full amount? and Is it legal for them to penalize me for late payment even though I’m all ready to pay the full amount and it’s them who are late in delivering what I had requested?

Jei Santos

Hello po. Meron po kaming kinukuha ngayon na dalawang unit, in house financing (pero through cheque ang bayad) and unfortunately nalate kami ng bayad so nag close na yung account namin sa bank. So before po, nakapag bayad na kami sa both unit ng 2200php for rebounce cheque dahil nga sa late ung payment namin and sinabi sa mother ko na once lang daw po mangyayari un per unit. Pero ngayon i don’t know anong nangyari at sinisingil nanamn kami ng penalty dahil nga daw tumalbog na ung cheque na nakaissue sakanila. They have daw this rule na everytime na malelate kami ng bayad at may hawak pa silang cheque eh may penalty daw po yun kahit na CLOSED na ung account namin sa bangko last year pa. Possible po ba yun? Hindi ko magets yunh system nilang yun. Hope.matulungan nyo po ako about this problem. Thank you

Wenslou Del rosario

Hi Ma’am Joanne Almaden

Meron po kase akong problema regarding sa house na kinuha namin and naipasok napo namin siya sa pagibig
naghuhulog napo kasi kame sa developer for almost 6 years then naisipan po ng mother in law ko na ipasok namin siya through pagibig financing then naapprove po siya and na takeout na so sa pagibig napo kame ngaun nagbabayad.

suddenly po na ung naapproved po pala sa pagibig financing is hindi po niya na takeover lahat ng balance namin sa developer ang balance po pala namin sa developer is 1.2m papo then ang naapprove lang po kay pagibig financing is 1.050m so may balance papo pala kaming 150k sakanila so kinausap po ng developer ang mother inlaw ko and sabi po na pede naman po itong iinstallment ung natitirang balance po namin kay developer ang kaso po OFW po kase si mother in law ko and naghihintay lang po kase siya na gawan siya ng schedule of payment dun para lam nya kung papano po ang pagbabayad nya hanggang sa lumipas po ang 1 year hindi po nagpaparamdam si developer saamin. then biglang pinutol po ni developer ang water line po ng bahay dahil nga daw po hindi daw po namin nabayaran ang balance namin na 150k na ang tawag po nila dun is EQUITY daw po hindi daw po icoconnect ang water line hanggat hindi namin binabayaran ang EQUITY (150K BALANCE) hanggang last month po pumunta ako sa developer para hingin ang computation ng EQUITY namin para bayaran napo namin siya at i connect na ang water line dahil ngapo hirap na kami na gigising kame ng maaga at pupunta sa bahay ng tita namin para maligo dahil nga po wala kaming linya ng tubig sa bahay. then nabigla nalang po ako sa binigay na computation nila ung 150k po na EQUITY ay naging 649k napo naniningil daw po sila ng penalty na 12% e halos lagpas 2 years nadaw po kase mula nung natakeout ung loan namin kay pag-ibig ang tanong ko po sana ma’am may right poba sila na i penalty kame ng ganun kalake? or meron poba kame pedeng gawin para maibalik ang balance namin sa 150k lang salamat po sana po ay matulungan ninyo ako

rhoel escobar

Hi..

Tanong ko lang po.. kumuha po kasi ako ng preselling condo at 18months na akong nghuhulog.. kaso di na kayang mghulog.. ngbackout na kc ung kasama ko.. at sa bank po ako nghuhulog.. ngissue po ako ng cheque for four years sa seller kaso ayaw ko na pong mghulog.. di na po kaya.. gipit na din kasi.. paano ko po ititigil? Need ko bang puntahan yung bank o pwde n bang iemail q nalang ung seller na di na aq tutuloy sa paghulog? And paano po ung mga cheques n bnigay q s seller? Monthly po kasi un.. di ko naman po mapuntahan ung seller at ung bank ko kc wala po ako jn s pinas.. OFW po aq.. paano po gagawin ko?

TIA po s magiging reply to nyo

Maria Helena Brillantes Nataño

Magandang Hapon po Mam,
Tatanong lang po kung covered po ba ng Maceda law ung irefund ko po ung downpayment ko dahil 3years na po delayed turnover. 9months to pay lang po ang equity ko at natapos ko na po ito ng may 2016. May possibilidad po ba na marefund pa ito dahil po sa deleveloper po ang may problema until now hnd nmkpag turn over under pag ibig.. Salamat po.

Pham Pineda

pwede po magtanong…
Kumuha po kami ng rent to own na bahay sa isang sub, ang prob po ngaun..hindi na po namin sana tutuloy kasi uuwi na kami ng probensya…sa mga magulang ko..nakapag bayad na po kami ng downpayment 14months na sa banko po kami nag huhulog…may makukuha po kaya kami kahit papano…
ohh pwede nalang po namin ipasalo sa iba ang pag babayad ng bahay..? Salamat po

Bernard Escasinas

Ask ko Lang po bumili po kami ng unit sa camella Alta silang, we already paid more than half of the tcp… tapos they let us know late na, na for development daw yun lugar na Nakuha namin…we want the place gusto nila sa likod kami ilagay..what is our option? Can somebody give us an advice..appreciate it

Jennifer Pandi

Ano po ba pwedeng gawin if si developer ay dinedelay yung processing ng PAGIBIG? 180 days na wala pa din loan take out. Dahil naka in-house financing transfer to PAGIBIG financing yun bahay need ko daw magbayad ng MA contineous sa kanila. I pay the down payment in full and ask them na yun financing scheme ko is ilipat agad sa pagibig. I make several follow up only to find out from pagibig na si developer ay hindi maka comply sa requirement nila like annotation. Pwede bang maging reason to para i pa cancle na lang yun contract dahil hindi ko talaga kaya magbayad if in-house financing. Ready for Occupancy yun unit

Randy Genorga

Hello po, sa case po namin 3 months pa lang kami nakaka pay ng equity, plus reserve fee. But due to personal circumstances i can’t pay those succeeding mobths. Will this apply to me and do i need to talk with the developer’s

Randy Genorga

Can we opt not to wait for 60 days for the section 4? Coz it says that the seller shall give 60 days grace period. But if the buyer doesn’t want that 60 days? What shall he do?

disqus_wGMfCNDVcJ

randygenorga important

maricon denuevo

Good day po ask ko lang po ksi po ang parents ko po nkabili ng bahay at lupa sa isang subdivision. More than 2years n po cla nkkabayad sa seller in-house po ksi un. Nkapangalan po as buyer sa father ko at sa mother ko ung contract to sell pro ang nakapirma lang sa contrata ay ang father ko. That time ksi nsa abroad po kasi ang mother ko kya ang father ko ang nagprocess. More than 2years n po nghuhulog sa bahay ang parents ko ng namatay ang Father ko then after that nman nwalan ng trabaho ang mother ko in other word wla n po kming capacity na maituloy ung pagbbayad sa bahay n nbili ng parents ko. Wla din pong hawak n kopya na titulo ang mother ko ang pinaka hawak n document lang po n hawak nya eh ung contract to sell n pirmado ng father ko. May habol po ba ang mother ko na maging kanya n ung bahay kahit d na po mabayaran ang balance? Anu po amg rights ng mother ko sa property na nasabi? Since po na nalaman ng seller na patay n ang father ko never n po sila nagpadala ng letter of demand na kailangan ituloy ng mother ko ang payment. Minsan lang po may pumuntang taga opisina ng seller sa bahay nmin para sbihin n kailangan daw isettle ng mother ko ang balance nmin sa bahay. Ang sabi daw po s kanya ng seller n kailangan nya bayaran ung buong balance kasama ang penalties at interest ng bahay… anu po ang dapat nming gawin?

Aj Cimafranca

Hi Maam Joanne,
Gusto ko po sana mgtanong about sa case ko. I am former ofw and while abroad around dec2013, kumuha po ako ng condo unit and was able to pay around 21 downpayments. Unfortunately last july 2016 my company had retrenchments and isa po ako s retrench. In short hndi na po ako nkapagcontinue mghulog. Last hulog ko po was may 2016 and around june 2016 i informed them thru phone call na hndi na po ako mkapaghulog and ask them ano pwedw gawin para mn lang makuha ko mga nabayad ko. And they told me the only way na maibalik yng baihulog ko is ibenta ko sa iba ang unit ko. So with this in mind, inalok2 ko po sa mga ibang ofw friends ko and also posted in the internet yong unit ko. There were those who inquired. But in short hndi ko po nabenta ang unit ko.

Then i get to know of this maceda law thru a friend and also googled about this. Thats why i was able to read this very informative blog of yours.

I want to get back atleast a fraction of my downpayments, is it possible? Especially dinadali nila ako sa technicalities like kelangan pala ng formal letter unforming para sa cancellation of my purchase. Kasi thru phone lang ako nag inform sa kanila and they never informed me that i should give them a letter. Palagi lang nila iniinsist na walang ibang way ibenta sa iba ang unit ko.

I hope you can help me with my case. Thanks in advance and God bless

Angel Gimeno

Hi po. Just wanna ask if this law applys to my situation.. I was planning to buy a house that costs 2.4…i already paid po ung 1.7 late last year.. Then we had an agreement po na pay ko ung kulang by march 12.. But unfortunately po we had some problem financially and wont be able to continue paying the said amount.. Will i still get a refund?

rio

Good Day po Maam @joanne_ppe:disqus and sir @nim@jimlefleur:disqus. I have been reading the comments in this post and i would like to say we really appreciate the advises you give here. I bought a condo 29 months back and have diligently paid my down payment and equity for the said period. Having fully paid my equity, they are now asking for the full payment, due to some personal finance problem, me and husband has decided not to pursue the purchase.
Questions:
1. As per your comments above, i’m definitely under the Maceda Law since i have paid more than two years but i did not default on my payment, am i still protected by Maceda Law?
2. I still did not sign the Deed of Absolute Sale and the original is still with me, does this have any effect if i want to cancel my purchase?.
3. In Section 3b it states that “…provided that the actual cancellation or the contract shall take place after 30 days from receipt of buyer of notice of cancellation…” I don’t understand this statement, does it mean po ba maghinihintay ako bigyan ng notice of cancellation ng seller or it’s okay for me to actually take the first step in requesting for cancellation?.
Pag di daw kasi ako nagbayad ng remaining amount is they will charge me 3% of the price every month so waiting is actually not an option for me.

Please help.

Thank you.

Rio E.

Julie Bona Magtulis

Hello po. Gusto ko po malaman kung paano ang tamang gagawin ko kase kumuha po ako ng housing loan sa pag ibig. Nag umpisa po nuong december 2009 hanggang 2016 naghuhulog po ako tapos nahinto po kase nawalan ako ng trabaho at nagkaanak. Ang sabi po ng pag ibig ay nsa acquired asset na daw ang unit ko, wala naman po kase silang sinasabi o wala silang pinapadalang sulat . Binigyan nila kame ng 15 days pra umalis sa bahay. Marerefund ko pa po ba ang mga binayad ko at downpayment ko po? Saan po ako lalapit? Salamat po.

Farasha Umri

Hi. How is the refund computed po? If lets say the buyer has already paid for 10yrs.
Theres a clause for the additional 5% after the first 5 yrs ng payment. Would anyone care to explain po sana how the refund is computed? Thank you po sa sasagot.

Jackylyn Okoli

Hello! Just want to ask something about the refund under the Maceda Law. Legal po ba na ibawas sa refund ng buyer ang broker’s commission at withholding tax pati past due payments ? Thanks for the response.

Wendy Joy Nobleza

Hi applicable din po ba yan sa pag ibig housinb loan? Kasi since 2012-2018 ko pa po nkuha ung unit ko and continous ung bayad ko kaya lang ngayun kailangan ko mag stop due to medical reasons kailangan kasi maoperahan ng dad ko. Do you think it will apply sa case ko thank you po!

TrUstindestiny MAe

Hello po magtatanong lang po sana ako regarding s problem ko po sa nakuha namin na unit s isang subd.noon po kasi bago kami mag move in nacheck po namin initial and final yung house okay nman po ngaun na nakatira na po kami nagkaroon po ng mga bitak2 yong walls at my bumigay na kisame ano po kaya pwede namin gawin at sabihin s developer kasi yn dw po nachexk namin na maaus bago turn over..ano pong rights or insurance pwede m.apply sa problema po namin?maraming salamat po sa pagtugon

Jaicel Reyes

Help nyo po ako ng full downpayment po ako sa isang subidivison 371k na po ang nabayad ko sa developer. Tapos po nag iba sila ng floor plan without informing us ngayon po hindi ko nagustuhan yung bago floor plan. Nung nag sabi po ako mg rerefund ako sabi po nila ibabalik na lang daw po date floor plan. Lage po sila ng cacancel ng site visit namin kc hindi pa daw po nababalik. Tapos po kahapon nag punta kmi sa site para icheck po ulit ung unit namin ganun pa rin. Nakaka frustate po. Sabi naman po sakin nung developer non forfeited yung downpayment namin lipat nalang daw po kami sa iba nila project kaya lang po hindi naman namin kaya yung iba nila project. qualified po ba ako mg request ng refund? Ayoko na rin po kasi ituloy dahil rin hindi nila kami binigyan ng maayos na update.salamat po.

Sandra Amora De Guzman

Hi Joane,
Bumili kami ng pre-selling unit sa azure. For more than 2 years nagbayad kami ng equity then nakatangap kami letter last january na i settle na yung kulang kc i turn over na yung unit and kung hindi namin ma settle yung remaining balance mag penalty kami every month.. Tama ba yung i penalty nila kami kahit na d pa na turnover yunh unit and naibigay na namin sa kanila yung mga requirements for bank loan. Salamat

cony cruz

Good day! i just want to seek advice, what to do if the buyer backs-out of the property you sold to them and a few weeks before the buyers full payment agreement want a refund, but half of the payment made was already dispose/used by the property owner/seller? does RA 6552 applies to this case? thanks

best regards, CCH

Vic Fronda

Hello po!

I’m backing out with my purchase of a condominium in Baguio. Maceda Law clearly states 50% refund of the total sum I paid to the developer. However, the developer is still charging me 30% marketing expenses, deducting the reservation fee (15k) and they even have 5k admin fee on top of the 50%. So basically, I’m only getting back less than 20% of my total payment. Aren’t these charges supposed to be included in the 50% indicated in the Maceda Law?

Thank you po for your guidance.

joyskie sebua

Hi good evening.

I want to seek advic3 from you all about my case.

2014 kumuha po ng preselling condo. They told us na December 2016 po ang turnover. But hindi po natuloy ang turnover kasi wala sila naipatayo na building. New turnover date nila is October 2018. Bayad ko na po ang agreed amount of 30%downpayment before turnover, 70% thru bank-financing. July 2017 nagemail po ako sa kanila na kung pwede ioffer nila ang unit ko kasi hindi ko na mababayaran ang 70% na balance. July 2017 wala pa po my na turnover na unit sa akin. Pumayag ang developer to resell my unit, but until now wala update sa kanila. Early 2018 po nakita ko sa social media na my anumalya pala na nangyari sa project,hanggang ngayon hindi pa naipatayo. Nagfile ako ng complaint sa HLURB. Developer claimed na ako ang nagcancel una kaya Maceda Law lng ang pwede hindi pwede full refund ang iclaim ko.

Matatawag po ba na cancellation ung email ko nung July 2017 na “kung pwede i-offer nila ang unit ko kasi hindi ko na mababayaran ang 70%”. Wala po notarized notice of cancellation na natanggap.

Nextweek na po ang hearing ko. I need all your opinion po.

Maraming Salamat po sa inyuh.
God bless.

jen

Hi,
Ask po sana ako, what if wala pang contract na naibigay, more than 2 years n po ako pay, full refund po ba pwede? or by maceda law na 50% ang marefund.
thanks

glez

Hi Ms. Joanne. We already completed 24mos (20%)worth of downpayment in a condo here in QC. But due to unforeseen circumstances, we cannot proceed with the payments. I understand that we qualify for a refund based on the Maceda law. But upon inquiry with the developer, we were informed that a number of deductions will be applied before we could get our refund. I know it was foolish of us that we did not thoroughly review the contract to sell before signing, but we found out that it was stated in the CTS that the reservation fee, doc stamps, vat, and even the agent commission will also be deducted from the 50% due for refund. We were told that we will only be getting around 25%-30% after all deductions have been applied. My question is, is it within the rights of the developer to sanction such deductions? Can we use Section 7 of the Maceda law so that we can demand that we get back 50% of what we actually paid?

JM “Jhoe” REYES

Hello ask ko lang po kase may kinuha ang mother ko sa fil invest tapos na siya ng downpayment nasa amortation na ang hinuhulugan nya sa kasamaang palad may nangyaring hindi maganda nakulong poh siya sa ibang bansa so hindi na nya mahulugan si fil invest mayron pa poh ba siyang mababawi kahit papanu sa nahulog nya, hindi naman poh nya kagustuhan ang pangyayari sana po mapansin nyo ang msgs ko nasa kulang 300k na poh ang nahuhulog nya.

Ma Josephina Salazar

Hello po! Patulong po kung ano ang dapat namin gawin.

Dahil wala pa kaming home owners association sa subdivision namin, sa developer pa kami nakikipagcommunicate. Ang bahay namin ay nabili ko sa dating may ari na bumili sa developer ng subdivision, meaning pangalawa na kaming tumira sa bahay na yun.

Lumipat kami sa bahay na ito noong sept 2015. Noong nakaraang May2018, nagpapintura ako ng bahay na may kasamang palita. Sinisingil kami ng developer ng bond kahit di naman iyon nakalagay sa rules nila. Nakiusap pa kami na wag kami icharge ng ganun at pumayag naman sila pero sinisingil nila kami ng Move in fee. Again hindi ako nagbayad kasi hjndi naman namin yun sa kanya binili kjndi sa dating may ari na sila ang katransaction. Noong nakaraang May 2018, nagkaroon sila ng sobrang charge sa akin sa water bill at dun nila binabawas ang dapat daw ay bayad ko as moving fee. Sinabi pa sa akin ng may ari na, subdivision nila yun at rules nya ang masusunod. Nabanggit nya din na anytime daw ay pwede nya pasukin ang bahay namin dahil nasa loob ito ng subdivision nya. Ano po ang dapat kong gawin dito?

Lalaine

Hi po! Manghihingi lang sana po ng opinions. May pinurchase po kaming condo dito sa Malabon City. Nakapagpareserve na po kami noong June 23, 2017. Pre-selling palang po noon. Nakapagdownpayment po kami noong August 15, 2017. Sabi po estimate turn over December 2017 pero hindi po naturn over pa nun. Nagdecide na po kami i-full yun payment at nag settle na po kami ng full payment noong April 4, 2018. This July 3, 2018 ang punchlisting po and orientation, noon lang po namin nalaman na wala pong telephone/internet provision ang unit. Ang pinapayagan lang po ay mga wireless wifi. Home-based work po kasi ako at kailangan ko po ng stable and fast internet as Medical Abstractor. Pero pumirma po kami. July 10, 2018 nag email na po sila ng key turn-over pero hindi pa po namin kinukuha ang susi dahil nagrerequest pa po kami payagan na magkaroon ng telephone line. Today, July 17, 2018, nagconfirm na po sila na magstick po sa building design na wireless internet lang po ang pwede. Hiningan na po kami ng request letter for refund bago pa po namin makita ang computation kung magkano po marerefund namin. Certificate of Title lang po ang hawak namin. Hindi pa po nila napoprovide ang Contract to Sell. May habol po ba kami na marefund full dahil hindi naman po nadisclose sa amin nung una pa na wala pala sila telephone line outlet? Hoping for your response. Thank you po..

mark ortiz

Hi Po!
May I ask po kasi yong unit ko hindi po kasi naayo ang outlets sira po, sabi aayosin daw within 6 months pero malapit na matapos yong 18months ko ang after that bank financing na papasok, I don want to have debts in the bank for a condo na may defects and I want to back out nalang, how can I proceed po?
Thanks.

Marilou Buenaobra

Hello! Possible po ba na makakuha ako ng backout with refund. Nakahulog nako ng 5 months sa downpayment at 3k para sa reservation fee ng rent to own rowhouse na kinuha ko. Kahit na nsa contract na hindi refundable kapag nacancelled or close na ung account kc di na nahulugan ung downpayment sa developer? maaapply ko ba ung maceda law? thanks po .

Edison Solomon Serrano

Hope you can help me

we hve property in pampanga. so totaly nkpaglabas n kami ng 80k dp and 11 months n MA then nadelay kami ng 2 months. Nung bbyaran n namin ung arrears namin last august 31, sabi ng company fo cancellation n unit nmin dahil 2months n kami hndi nkkpag bayad.ang due date is every 15 of the month so total of 75 days. As i read sa maceda law, 30 days ang grace period n ibbgay sa buyer af ter the receipt of notice.

“If the buyer fails to pay the installments due at the expiration of the grace period, the seller may cancel the contract after 30 days from the receipt by the buyer of the notice of cancellation or the demand for rescission of the contract by a notarial act.”

Ngaun, last sept 8, nung kukunin n namin mga gamit namin, naka hold na.ayaw ipalabas samin kasi cancelled n ung unit.pero walang bngay n notice or printed notarized n cancelled n ung unit.

Any suggestions.

camille mundin

hi ask ko lang po kasi kumuha ako ng bahay at lupa last march 2018 at nag DP po ako ng 270k, yun pa lang po naibabayad ko kasi next yr january po ulit start ng payment para matapos till dec 2019 yung full na DP , bale yung 270k po ay para sa April 2018 to dec. 2018 payment, kaso now po want ko na siyang i cancel due to some personal reason. my possibility po ba na may makuha ako?thanks po ka

Ann Lo

Good Day,
I would like to inquire if there is a possibility I can refund something from the bank related to my housing loan.

Me and my husband bought a house in Profriends – Lancaster
We have successfully fully paid the downpayment in Profriends although they have delayed the construction of the house for years.
Then we have been referred to the bank to apply for Banking Finance. Therefore, from then till date we are paying our monthly amortization in the bank. Unfortunately, for some reason.. Me and my husband are planning to cancel the banking finance but threatened that we might not get any refunds. We started our installment paying since August 2014 and updated till date. We are very depressed that we cannot do anything as both of us are OFW and our children are still young to assist us with this matter. I really wish you can help us as we are facing difficulties this time and afraid to totally lose our dream house. For now, we still manage to settle our monthly payment to the bank but afraid till when we can keep this. And we have mutually agreed, to just finally give up the house kesa tuluyan kame malubog sa ibang pagkakautang dito sa bansa kung san kame ngtatrabaho. Sa ngayon wala nama kameng problema sa banko updated ang bayad namen at nagbabayad kame ng mga penalties kapag nadedelay kame. Gusto na lang namen ihinto at nahihirapan na kameng magaswa sa monthly obligation since wala naman nakatira sa bahay mula ng ihandover samen last year lang dahil delay na nga ito sa construction at ang mga anak ko ay mga bata pa at nsa manila nagaaral. Kame ng asawa ko ay nasa malayo pareahas. Pinaplano namen hanapan ng buyer or paupahan pero nahihirapan din kame maghanap kahit RFO na ung unit.
We are hoping for your kind assistance at sana nga po ay matulungan nyo po kame.
Thank you and Godbless

cherry A gonzales

gud am po sir /madam hingi lang po ako nag advice ,,,,kasi may nabili po akong townhouse unit ,,ngayon naka pag full downpayment at may 1 yrs monthly na binayaran ko sa bank financing,,ngayon po nakuha ko na yung unit ko mahigit isang taon na sya pero di po kasi natirhan ,,walang nakatira dahil nasa abroad ako ,,,,ngayon di ko po inaasahan na gigipit po ako sa pera dahil sa magulang ko may sakit ,,,gusto ko sana ipapa assume sa ibang tao para sila na ang pagpapatuloy sa unit ko ,,,or ipapa cancel ko nalang sya sa banko pwedi bang maibalik ang pera ko ,,if ipa assume ko ung unit ko ano2x ba ang dapat gawin para maging legal at pumayag ang bank na ibang tao na ang magpapatuloy sa unit ko ?,,,,salamat po sa reply nyu

daguraino

Hello. Doesn’t maceda law applies to financing too? The section 3 of RA 6552 states “In all transactions or contracts involving the sale or financing of real estate on installment payments”.
Moreover, the ruling on the case GR No. 176791 is based on Maceda Law

Nimrod Flores

It applies to financing if the party providing the financing is the same party as the seller. This is exactly the case in [GR No. 176791] and that’s why the court applied the Maceda Law in their decision and ordered the reimbursement of the cash surrender value.
- daguraino
  
  Ohh thank you. I have another question. Under the rights where the buyer has paid at least 2 years of installments, when does the grace period start or exercised? Is it from the time of default?
- daguraino
  
  Oh thanks. I have another question. When does the grace period starts or exercised if the buyer has paid more than 2 years of installment?

Tiago Santiago III

@@joanne_ppe:disqus Hi Miss Joanne, i hope you could enlighten me with my situation.

Kumuha po kami ng condominium at wala pong naging problema sa lahat. Naturn-over nila ang unit in 6 months as promised. BUT, the reason why we agreed to take the property po is nangako sila na may MAGRERENTA AGAD AGAD PAG NATURNOVER Na. Bilang isang bago lang sa investment eh kami pong magasawa ay kumuha. Ngayon hirap na kaming magbayad dahil hanggang ngayon WALA PARING NAGRERENTA. Gusto na naming igive up dahil nagsasuffer na allowance namin. May pag asa ba kming khit makakuha man lang ng konti sa naibayad namin aroung 375,000 na po. Hindi pa na LOAN TAKE OUT sa bank ang property

Honey Bering

Hello po!
@Joanne Almaden Hi Miss Joanne, sana po matulungan niyo ako. 🙁
Kumuha po ako ng lupa sa isang kilalang real estate, bale 10yrs to pay yun at bale 8 yrs na po ako nagbabayad. Tapos nung March this yr, na curious lang ako kasi gusto ko malaman kung magkano nalang yung babayaran ko,so nag emaim ako at yun nag reply sila at sabi nabenta na daw yung lupa ko nung Sept 2017 kasi daw hindi na daw ako nagbabayad from Feb 2017, which is hindi totoo kasi hanggang nung March 2018 nagbabayad ako at may recibo ako from Feb 2017- March 2018. Though may mali ako kasi hindi ko na update yung contact details ko pero di po bah may kakayahan silang alamin kung may pumapasok bang pera sa kanila na galing sa akin. Ang ikinasama pa ng loob ko eh pumunta talaga ako sa kanila nung Dec 2017 tapos ang lagay pinabayad pa ako ng more that 10k kasi daw para community and so on, tapos d man lang sinabi na nabenta na nung Sept pa lang.
Ngayon gusto ko po i refund yung pera ko, pero 50% lang daw mabigay nila kasi daw po ying ang based ng Maceda law.
Please po tulungan niyo po ako.
Salamat.

Ghie Bondoc

Hi, paano po ba ung process sa pag request ng refund througj maceda law? Nka 2 yrs na po akong hulog sa kinuha ko na condo unit with empire east. And I can no longer afford to continue it. Medyo nabadtrip din kasi ako eh dun sa sales rep na nag introduce sa akin ng preselling property eh.. kasi after ko mag bayad ng reservation before. Umalis n sya company. So wala n nag assist s akin movig forward. Tpos nung viewing n ng property. Ndi nmn nasunod ung npagkasunduan nmin n corner unit ung akin. Though nung chineck ko ung contract ndi din nkalagay n corner unit ung akin Unit 1 lng nakalagay. Nweiz I already decided to give up the property it’s already due and demandable na din kasi. Hope someone can help me with this. Thanks

Jhonwel Jhonvals Valle

Hello po. Kumuha po ako ng condo unit. Tapos ko na nabayaran ang equity pero hindi pa sya na turn over ng seller, matagal. Ngayun gusto kung ipa cancel dahil lumaki na ang interest rate ng bank. From 5.8% fixed 5 years ngayun naging 8% fixed for 3 years. Kung na turn over lang sana ni seller ng maaga hindi sana magkaganito.

Tanong ko lang po kung may right ba ako na ipa refund yung equity na binayad ko. Thank you po..

angela

Hi Ms. Joanne! Please spare me some time and a piece of your advice. I acquired h&l in 2015 thru bank financing. But due to negligence of my agent (they lost my co-borrowers docs na galing pa dubai) sabi ng developer hindi daw ako naapprove ng bank. Pinagpoproduce kami ng new set of docs ayaw na ng kapatid ko. Sabi ni developer ang option ko is to go in-house or look for a relative or friend na pwede magapply sa bank. I found one who willingly agreed to help. My friend applied and got approved. 3yrs na kami nagbabayad sa bank but unfortunate circumstances come which resulted for us to have defaulted in payment. 5months po kami hindi nakabayad as of Jan 27, 2019 18k/monthly. Sabi ng friend ko under litigation na daw po account and need to pay 170k to update. Wala po kami capability to pay that amount in one time payment. Subject for foreclosure na daw pag hindi agad nabayaran. Ano po mangyayari pag naforeclose un bahay ko? Isa pa po hindi sa kinnakapangalan un property may habol po ba ako? May makukuha pa po ba ako once maforeclose ang bahay? Patulong naman po please.
Thanks ahead

Red

Hello po pano po kung less than 1 year pa lang nakakahulog, ,is section 4 applicable? thank you po

junabeth bantugan

Hi,
Pacheck po kung pasok sa maceda law ( real estate misrepresentation ) .
Their leaflet says 4500 a Month for 2 years then after paying the equity daw we will start paying PagIbig 11,000. a month. However, after signing the contract and paying the first month of the equity Developer said Pagibig only approved less compared to their computation so we need to pay 69,000 at the top of 4,500 mo. equity . Then after 4 months of paying the equity sabi nila natake out na agad agad sa Pagibig yung House so we need to start paying na din for the 11,000. We already explained to them before na kukuhanin namin even we already have a house kasi affordable naman sya . Pero from 4,500 lng magiging 15,500 na agad ang monthly payment naming plus the 69,000 pa na pina pacash out nila. Please advise po what to do.

Bob

Good day po,

May tanong lang po ako. Kumuha po kasi ako ng condo unit 4 years ago, original schedule ng turnover nila is this year August. I almost paid the whole contract price, and was planning to paid all on the turnover date. Then We received an email galing sa developer that the turnover date have changed to March 2020. Gusto po sana namin ma reimburse kahit kalahati lang ng total paid at gagamitin nalang sana namin to other investment. Kasi matutulog lang ang perang na invest namin imbes na kikita na kami. Nasa maceda law din po ba ang gusto namin? Salamat po

Enaj Nosniv

Question po mam, bayad na kame ng equity namen for 2yrs, ngayon po almost 3mos na kame nagbabayad sa housing loan sa bank, pero gusto na namen iback out kasi po until now hindi padin ayos ang utulities sa kinuha namen bahay, applicable bpo sa ganito ang law na maceda?

Desiree Dayrit

Good am! Bumili po kami ng townhouse last 2014. Nabayaran po namin yong equity and nakakapagbayad naman po kami ng monthly ammortization. Sa hindi inaasahang pangyayari last year, 2018, nagkaroon po kami ng problem financially so hindi na po kami nakapagbayad ng monthly ammort last december 2018. Nagrequest po ako sa developer na kung pwede bigyan kami ng chance na makapagbayad in terms na hindi naman mabigat sa part namin. Ang sagot po nila atleast 50% daw ang dapat namin bayaran at yong remaining 50%, scheduled payments na thru post dated checks. Hindi po namin kayang bayaran yong 50% na yon, so pumunta pa din ako sa opisina nila at ibabayad ko po sana yong dala kong pera pero hindi sila pumayag. Hanggat naipon na po yong bayarin namin at umabot na po ng 231k as of this date, at mahirap na po talagang bayaran. Nabasa ko po yong maceda law, ang tanong ko po, may chance po ba na may makuha kaming pera from the payments na nabigay namin. Masakit po sa part naming mag asawa, kasi hard earned money po namin yon, pero hindi na po kasi talaga kayang bayaran yong unpaid ammort namin. Please give us advice naman po regarding this, thank you.

christine rosales

Hi Ms. Joanne. I hope mabasa nyo po itong question ko.

In my case, kumuha po ako ng property sa itatayong subdivision dito sa lugar namin. Ang sabi samin noong naginquire kami ay in 2-3 years, makakapagturneover na dahil nagsstart na daw po ng construction.. Nakapagbayad na po ako ng halagang P 4, 214 na monthly downpayment for 14months (September 2019 po yung 14th month).
ang kaso po, hanggang ngayon ay wala paring naitatayong kahit na ano dun sa site. nagkiclear pa lang po sila ng mga puno. at my mga balitang umiikot dito sa lugar namin na hindi matutuloy ang project. actually po, ilang buwan na po yung ganoong usapan. tinatanong ko ang ahente ko at ang developer, pero ang sagot lang nila ay tuloy ang project at inaasikaso naman daw, yun nga lang, inuuna nila matapos yung isang site nila na malapit din sa lugar namin.

ang sunod ko naman pong gnwa ay magtanong sa munisipyo namin lung ano ang status ng project ng developer. ang sabi sa akin ay hindi daw sila nagbigay ng permit sa developer at may mga concern din dw po kasi, kagaya ng pagputol ng mba puno at water source, etc. kaya nitong buwan ding ito ay nagrequest na ako ng refund.
supposedly po ay kailangan ko na dn magbayad ng Amortization na P 3,641 simula ngayong buwan (October 2019) sa developer dahil hnd pa marerelease ang pagibig loan dahil wla pa pong constructed sa site. Pinayuhan ako ng representative ng developer na magrequest ng freeze of payment para hindi kailangan mgbayad ng amortization habang wala pa ang pagibig loan pero kailangan ko pa rin dw pong magbayad para sa buwan na ito dahil one month daw ang processing ng freeze of payment. imbes na freeze of payment lang ay naisip ko po na magrequest na lang din ng refund kaya isinabay ko na po ito sa request for freeze of payment ko. sa tingin ko po ay mas mabuti na iinvest ko n lamang ang pera ko sa may kasiguraduhan na proyekto at hindi sa kanila.

kailangan ko pa rin po kayang bayaran ang Amortization ngayong buwan o hindi na po?
hindi na po kasi sumasagot ang representative ng developer. isang linggo mahigit ko na po sinend sa kanila ang email ko at sinubukan ko na rin siyang twagan nitong nkaraang araw pero hindi po sinasagot ang tawag ko.

nabanggit din po pala ng representative na nsa mahgit 25k po ng bnyad kong downpayment ang hindi na maibabalik sa akin dahil daw po sa mga processing charges na kanilang ginawa na. humihingi po ako ng kalkulasyon bakit ganoon.

ganoon po ba talaga iyon?

ang rason po ng hingi ko ng refund ay dahil sa walang kasiguraduhan ng pagkagawa, lalo na sa naaayon sa ipinangako nilang taon ng pgkagawa at pagturnover ng property.

halos 2years na po kasi pero wala pang kahit ano dun s site.
naiintindihan ko po na hnd madaling makagawa ng properties pero yung ipinangako nilang taon ang isa sa nakaudyok sa akin para kumuha ng property. ang naisip ko po noon ay maayos na ang lahat at wala namang anumang issue ang susulpot na makakadulot ng antala sa kanilang proyekto, ngunit hindi pala ganoon.

ano po kaya ang dapat talagang gawin?

maraming salamat po.

Bing Trinidad

Good afternoon po. Ofw po ako.
Kumuha po ako ng Pre-selling house and lot this year May 2019. Na full ko n po ung 10% downpayment sa developer which is 187,000pesos pro ung deadline po ng payment for the DP is next year p po May 2020 p po. Now gusto ko n po mag back out kc nalaman ko sa bank ung monthly amortization. Narealized ko n hindi ko sya kayang bayaran for 10yrs. dahil sobrang laki ng monthly.

Nagemail po ako s developer about the cancellation and if pwede marefund ung pera ko. Pero no refund daw po sila. My agreement daw po n napirmahan ung tita ko sa Purchased Application Form .

Hindi p po natatayo ung bahay. Naisip ko pong ipasalo pro hindi ko po sure if pwede po gawin un para lng po mabalik kht 50% ng pera ko.

Please help me with this matter. Thank you. Looking forward to hear your advice.

nora

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Sherill Grace Adriano

Hi. I applied for a Pagibig housing loan. I paid the developer the equity amounting to a total of Php 95k. Since RFO ung unit na turn over agad after 1 month lang from my full payment ng equity. Problem is hindi pako ready to move in since I’m still renting sa current na tinitirhan ko. Hindi pko nakakabayad ng move in fee and monthly ramortization kc mabigat magbayad ng 2 rentals. Now ung 3rd party collection ng Pagibig sinisingil nko and in process na foreclosure ng unit ko. Question ko po is mababawi ko pa ba ung naibayad kong equity sa developer? Obligated pa rin ba akong magbayad ng loan sa Pagibig kahit foreclosed na?

Azirac Mory Rotciv

Hi! I would like to ask for advice about what to do. I tried to acquire a unit in Lancaster with Profriends last August 2018, The unit is RFO, I already gave a reservation fee and the full down payment in hopes of getting my own home. Sabi nung agent sakin na as soon as I give the down payment , provide all requirements needed, okay na. Just wait 3 months the most for inspection and turnover. Pero ang nangyari, Im not qualified for bank finance , and they are offering me in house finance which I refused because masyadong mataas. So I requested for backout with refund pero they denied my refund request. Ano po dapat kong gawin, may advice po ba kayo
Katanungan ko po: Pwede ko po ba makuha yung full down payment at ano po dapat kong gawin. Since hindi po ako qualified for bank financing and ayoko po ituloy yung in house because alam ko po na hindi kakayahin, kanino po bang fault ?>

Leanie Maraviles Pascual

Hi poh gud day,gusto q lng poh sana maenlighten about poh s maceda law,kc base naman po s pagkakaintindi ko sa batas ay we are qualify to ask for a refund kasi bayad kami ng equity and monthly amortization accumulated ng almost 42mos.we asked for the computation kung magkano ang possible n na marerefund namin and as expected they did not disclosed any amount but rather sabi nila 50% of principal paid not the total payment lang daw ang marerefund less the penalties,commision and other charges.when we do the math,almost 80k lng daw vs s total payment namin n 537k. Grabe ang inis namin s kanila kc pakiramdam namin niloloko nila kami. Ano po kaya pede naming gawing legal action about po dun,nag aalala po kasi kami n if in case n ganun nga ang computation nila parang sobrang nakakaiyak po talaga at hinde n po biro ang perang naibitawan namin sa unit kakahabol na maqualify s maceda law. Pls someone help us.

Jenny

Hello! Any advice po kasi 1st time buyer po ako ng property, nung nagpagreserve po kasi kami hindi kami naghanap ng License To Sell which is kailangan pala na meron. Then nagcheck po kami sa HLURB, di namin sya makita doon. May chance po kaya na marefund yung mga binayad namin? 11months na po kami nagbabayad. At isa pa pong tanong, DP palang po ang binabayaran namin ngayon for 11 months na po, medyo nahihirapan na din po kasi kami magbayad. Pano po ba yung gagawin ko? Makakakuha pa po ba ako ng refund if ever?

Jian Cogollodo

Hello Po! last year poh nag Bayad po ako na 4 months advance DP in real state. Komuha po ako na 2 duplex unit nang yari po eh nag ka abirya sa pag-ibig hindi ma aprobahan dahil sa isang documents ko po na divorce. Kasal po ako sa pinas 2006 pero na divorce ko ex ko dito sa USA last 2015. Noong una bago ako kumuha na bahay ang una tinanong ko pwede ba divorce ko dito sa US para Panigurado na walang habol ang ex ko jan sa Pinas ang sabi naman nila ok lang. So nang na e process na hindi pwede, kailangan ma isali ang name na ex ko. Hindi naman ako pumayag. So ang sabi ko sa kanila pwede pag hintayin at aasikasuhin ko muna epa annul ang kasal Ko sa Pinas. Pero binigyan ako na tagal na isang buwan lang. Mawawala na lahat na na ibayad ko. Kung epa assume ko naman isang buwan din tagal binigay nila.
Ipa assume ko daw pero isang buwan lang din mawawala din ang pera ko hindi na maibabalik. At eto pa ayaw pa nila Ibigay sa amin ang mga kopya na papeles na na pirmahan. Ayaw nila ibigay ang kontrata para mabasa namin. Resibo lang ang meron kami.

Crispin Pereyra Constantino

Good Day po!
Isa po akong OFW na 61 years old na! at noon last year May 2019 nagplano po akong kumuha ng House & Lot dahil sa 61 yrs. na po ako. di na po ako entilled daw sa Pag ibig so sa In House Financing po nila ako ne recommend in short po tinaggap ko po dahil medyo ok pa naman po ang income, Nag down payment po ako ng cash na 221,000.00 para po sa Equity plus hanggang ngayon 8 months na ang hulog monthly sa amortization ay 21,383.00 totaling 171,064 para monthly Amortization, nagyun po 171,064 plus Equity Down payment 221,000.00 = 392 Thousand na po ang nahulog ko, ngayun po In bad condition na po ang Company namin sa ngayun at tila mapapauwi po kami ng wala sa panahon at nakakaiyak na magiging palaboy kaming mag asawa , Ang tanong ko po may pag asa po na kahit 50% sa binayad ko ay ma-refund ko? at nabanngit po sa Article sec. 4 na Less than 2 years under Maceda Law.. Salamat po.

Timm

Hi Ms. Joanne,

Thanks for your expertise. Ask ko lang po kung pwede pa ba akung magcancel ng approved loan sa pagibig? Takeout na kasi siya last November 2019 and due personal matters, I decided to cancel it kasi wala akung makihanap na pwedeng sumalo sa condo.

Looking forward to your kind reply.

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Mabait na magpadala sa amin ng isang email message para sa karagdagang impormasyon.

Lonito Micosa

Hello po,

Feb.2018 ko po pinareserve yung property from Filinvest(Developer). Feb.2019 ko po natapos yung DP then nag-apply po ako ng bank loan kay BDO kaya sa bank na po ako nagbabayad ngayon.Tandang tanda ko po yung sinabi ng sales agent ni Filinvest na after ma-fully paid yung DP pwede na daw pong lipatan yung bahay. Pero hanggang ngayon po June 2020, hindi pa din po natturnover sakin yung property. Tanong ko lang po if may grounds po ba ako to file a formal complaints. But upon checking the CTS, it’s not clearly stated po when will be the expected turnover ng property.

Thank you po in advance!

Joey duardas

Ask ko lang po sana mam.. Isa po akong ofw sa saudi na ilan buwan narin pong stranded dito sa pinas dahil sa pandemic.ako po ay may housing loan na binabayaran kada buwan sa banko ngunit dahil nga po sa pandemic hindi po ako agaad nakabalik sa aking trabaho bale ilan buwan mula april until ngayung buwan na eto(july) ay di na ako nakapaghulog sa banko. Nag sent na po ako ng letter sa collector ng banko… Ngunit palagi parin sila nagsesent ng email sakin na bayaran ko ang unpaid amortization ko.
Mam ano po kaya ang pwede ko gawin or meron po bang government agency ang pwede na makatulong sakin dahil ako po ay isang stranded ofw naman.
May chance po kaya ang mga katulad ko na bigyan ng pagkakataon ng banko na hindi muna humulog ng amortization ko habang di pa ako muling nakakabalik sa aking trabho sa ibang bansa?
Maraming salamat mam sana po ay mapaliwanagan nyo ako kung ano ang nararapat ko na gawin.. Dahil masyado na po ako stress out.

Renz Enrile

Ask ko lng po my posiblidad po bang ma full refund ko ang nabayad ko sa knuha kung house n lot, ung una po kc 3k or 4k for reservtion then 2mos na ko nkkpgbayad sa unit, tpos ngupgrade ako ng unit so ng add ako ng 1k total of 5k for resevtion den ngsimula ako ng payment for 34mos,fully paid xa ng last feb 2019,titulo ng unit ko gang ngaun wala prin,wala parin linya pra sa tubig at kuryente,

Jeanne Sy

Good day! OFW po ako. Bumili kami ng condo unit. Pinili namin ay nasa dulo malapit sa amenities ang binigay samin ng ahente ay yung nasa kabilang dulo malayo sa amenities. 1 and half year na kami nagbabayad nang mapansin ko ang kontrata. Ano po pwede namin gawin? Para kaming naloko para makabenta lang sila.

Junell Sanchez Zenarosa

Good day ask ko lang po sana. Meron po kasi kaming kinuhang House & Lot. 66% was already paid via PagIbig and the remaining 34% 600k na po yung binigay namin as DP. yung remaining na 407,869.63 pesos po was divided in 24 months as postdated checks. Pede po bang ma apply ang Maceda Law dto at mababawi pa po ba namin yung 600k and kung magkano man po yung mabyaran nmin in the future for the postdated checks? Sabi po kasi ng developer wala daw po silang ibabalik sa 600k if mag miss po kami sa funding ng postdated checks. Ni loan ko pa nman po yung 600k sa bank. Kaya pinapirmahan po nila ako ng Deed of Reconveyance na the Title will be transferred back to the developer. Kaya ko nman po ma pondohan yung sa monthly, inaalam ko lang po if an emergency happened may habol pa po ba kami sa 600k + future resolved postdated checks?

RC Aguirre Ruibarbo

my ask ako wala po refundable ang equity kung nkdalwang buwan na ng hulog?

Steph Galang

Hello po.ask ko lang po. Kc kumuha po aq ng bahay sa bria last 2018.since then po ay wala pa po nagagawang bahay ang developer nmin. Bayad na po ang equity ko ng 18 month at nag momonthly na din po ako ng 4 month na pero di pa po ako nakakapirma ng developer’s contract. Ok lng po ba un? ? Wala po ba akung magiging problema sa bahay na kinuha ko?? Kc ang balak ko po mag back out na since wala nmn po progress. Kya di pa po ako pumupunta sa bria para pumirma ng developer’s contract pero derecho nmn po ang hulog ko. Kung mag baback out na po ako malaki po ba ang chance ko na makapag full refund and ok lang po ba na di pa kp napirma sa knila ng developer’s contract for pag ibig processing???

chris vargas

Mam ask ko lng po kumuha ako condo unit 2017 i think and downpayment pa lng po binabayaran ko kasi ang turn over dapat is this dec. 2020 but nagkaroon pandemic sa nadelay at ako din is na stop sa work at ang last payment ko is march 2020… pasok po na ako sa maceda law? Balak kona po kasi icancel dahil matatagalan pa ang balik ko sa work as ofw(seabased) salamat po sa sagot

Jose Escote

Hi!
Good day!
I paano iaplay ang maceda law in our case?
This is the scenario we already paid more than 2yrs(exactly 26 months for March 2021 advance pay na). The problem ay delayed and project and I think malabo ma-turn over sa amin for this year since wala pa ni isang unit na-construct sa block kung san itayo yung property. Ang gusto ng developer magstart kami sa kanila ng interim amortization with interest this starting april 2021. Ang problem ang bank required to release the loan after 90%construction ng property. Ang sabi namin sa developer bakit hindi pwede na mag add DP kami na walang interest for another 6months since ang problem wala naman sa amin dahil sila ang delay. Eh nangungupahan kami until now kaya doble gastos pa rin tuloy kami.

Lou Eugenio

Hello Ms. JOY! Baka po pwedeng matulungan nyo kami. May condo unit kami na hinuhulugan sa bangko for 5 years now. Nag decide na kaming ibenta ang unit at may buyer na rin na kung saan ay approved na rin ng same bank ang kanyang loan. Hindi mag proceed ang proseso kasi sabi ng bank ay wala daw sa kanila ang CCT, tax dec copy and tax clearance. Dito nagtaka kami na bakit binayaran nila ang developer pero yung mga important documents ay wala sa bank. Ang ginagawa sa amin ng bangko ay patuloy kaming pinagbabayad sa amortization e samantalang pwede na sana yung bagong owner kung ang mga property documents ay nasa kanila. Ano po ang pwede naman gawin? Wala po kaming kopya ng contract ng loan sa bank. Nalimutan siguro ng anak namin na i follow up ang copy pero may email copy kami na sinasabi nila na dapat i sign na ng aming anak ang loan agreement dahil nag submit na daw ng papers ang developer sa bank at para ma release na ang payment.

Paki tulungan nga po kami. My email is [email protected]

Maraming salamat po.

Malou Samia

emmanuel staffing

hello po, pahelp nmn po sir madam, may kinuha po kc akung bahay done na sign contract with developer ngaun po, nakapag bayad na po ako ng iquity amount for more than a year, apg delay po payment ko nagbabayad po aq ng penalty and now dahil pandemic po nahirapan kami econtinue, pag nagback out po ba aq makukuha ko po ba yong pera ko? or may makukuha pa po ba aq? please help sayang po kc more than 100thousand na po kc yon sayang po lalo na kelangan po kc namin nawalan skeletal nalang work ko dahil sa pandemic .

Alexis Barawed

Hi. Ask ko lang po. Kasi bumili kami ng property ng husband ko. Rfo na ung bahay nagfull dp po kami last dec 2020. Ngayon po we decided not to continue to buy the property. Makakakuha pa po ba kami ng refund dun sa binayad namin na full dp? Thank you. K

Paul

Good evening.. May ask po sana aq at baka matulungan nyo aq.. Kumuha kc q house and lot sa camella rizal year 2014 updated nman po aq sa pagbayad sa bangko.. Tumaas na po kc ung interest ng bangko kaya i decided to transfer in the other bank that will offer low interest.. Now there’s a bank that offered me a low interest and I just need to provide all the requirements they need.. 1 of the requirement is Title .. So to make long story short when I asked about the title ang developer hnd aq mabigyan.. And bagsak pa sa customer service dahil wala makausap may number walang sumasagot at pagpapasa pasahan lng nila.. Kahit puntahan sa office gnun pa din wala makausap pumunta na sa main office gnun pa din.. Meron po ba way qng paano iistop q na pagbayad sa bangko q dati at kahit na marefund q na lng 50 percent ng nahulog q since 2014 until now July 2021..sana po mabigyan nyo q magandang advice.. Gus2 q I reklamo lahat ng nasa camella pero hnd q Alam qng saan aq magreklamo.. Salamat po

Dave Hamerson

Hello, Tanong lang po.
What if i applied for Car Installment plan and then ng down ng 70K pesos. What if the deal will gets cancelled na wala pa naman natapos yong unit or di pa na realease sa customer (me), can i get that full refund from the Car Yard company po?

Please help. Thanks

Irish Carreon

Hi po.. Seek po sana kami ng advice ng partner ko.. Di ko po sure kung applicable po kami sa Maceda Law.. Hindi po kasi namin alam ang ggwen sa situation namin with developer.. Hopefully po matulungan nyo ko..

Tapos na po kami sa Downpayment.. Approved na po kami sa Bank Loan kaso po 80 percent lang.. May natira pa pong 10 percent na need bayaran.. Nagrrequest po kami kay Developer kung pwede po mauna muna namin bayaran for one year yung 10 percent na ntira before yung monthly amortization dahil di po tlga namin kaya pagsabayin.. Okay namn dw po si Bank sa ganung set up.. Kaso po sabi ni Developer di daw po possible yun at need daw po pagsabayin ang 10 percent ang monthly amort. Meron po bang law na pwede iapply sa amin na mapayagan kami ni Developer dahil di tlga namin kaya pagsabayin ang 10 percent and monthly amort.. Thank you po sa sasagot.. God bless..

Éñróhl LS Sàgûn

Hello po…pwede po bang magtanong.kase po kumuha po ako ng bahay na hulugan sa Pro friends sa Lancaster..Sept 2018 ko po un hinulugan until 2019 december..tapos po nag back out ako dahil hindi ko na po kayang hulugan dahil po umuwi ako ng pinas dahil may sakit ung nanay ko..ngaun po ang gusto kung mangyare ma refund ung pera na hinulog qoe sa loob ng isang taon..umabot na din po ng 100k paano po ang gagawin OK

CathG

Hi would like to ask about our current situation we purchased a lot from a known developer with their promo 10% down and 90% financing, we were readily approved by the bank after the scheduled downpayment, but bank said they can’t take out the loan due to some pending title issue from the developer. Our account was not processed for several years and when we followed up they said we can apply again for loan so we did and got approved again last 2020. But it didn’t pushed through due to same reason for lot title docs. Then they asked we can have additional down of 20% so they can process the needed document for the title, we paid but now they are telling us to fully pay the lot or they will cancel our account. Hoping you can help us out as it seems we don’t have a choice anymore

killua

tanong ko lng po if pwd ko bang bawiin ang down payment ko, nag downpayment ako bali 100,000 kaso kinacel ko kasi may nhanap ka mura na bahay kaso my kontra pinirmahan magiging profited pag hnd binayaran this january 2022 ng buo tinanong ko bkt my ganon sa kontrata eh sabi nya wla lang yon etching lng daw yon, ngayon kinakasel ko na ng feb kasi nga my nahanap ako ng murang bahy sinasabi sa akin my pinirmahan na kontra kaya hnd ko daw mababawi pinsan ko po to feel ko na scum kami, pinsan ginulang pa kami nakakaiyak po sana matulong mo kami para sa akin malaking pera po yan sa kanila maliit lang daw yon, ano kaya pwd kong gawin?

Jenny Grace Timtim

Hello po ask ko lang po. Covered pa din po ba ng Maceda Law yung nangyare po sa amin na nakapagbayad na po kmi ng reservation fee at nacomplete na po namin ang 6 months equity ng bahay, ang kaso po after namin mabayaran yun nag email po samin ang bank na rejected daw po ung bank housing loan application namin. So ibabackout nalang po namin. Nakapag email na po kami sa Filinvest pero denedecline po nila ung request namin ng refund. Dalwang beses po nila dinecline ung request namin. Hoping po na masagot. Salamat.

Mohammed Gana

Testimomy on how I got my loan
I live in UK London and i am a happy woman today? and i
told my self that any lender that rescue my
family from our poor situation, i will refer
any person that is looking for loan to him,
he gave me happiness to me and my family, i
was in need of a loan of $250,000.00 to
start my life all over as i am a single
mother with 3 kids I met this honest and GOD
fearing man loan lender that help me with a
loan of $250,000.00 U.S. Dollar, he is a GOD
fearing man, if you are in need of loan and
you will pay back the loan please contact
Mr. Anthony Mitchell
via EMAIL : [email protected]

Marie Ann Gabriel

Hello gusto ko lang po mag tanong , kasi po bayad na po kami ng full equity dapat po 18months pero binayaran ko lng po ng 12 months , tapos po after non ilang buwan na wala pa din po progress sa processing ang dahilan po nila is inaantay pa daw po nila ang FCL nila , kung sakali pong madagdagan pa ng ilang buwan at di pa din po nila pinapasa sa pag ibig ang application nmin pwede po ba mag back out na lang kami at bawiin na lang po ang lahat ng hinulog namin? tutal hindi pa naman po nila pinapasa sa pag ibig? salamat po.

Zaldy Jr. Bacudo

Hi po, Kumuha po kami ng House ang Lot sa Deca Homes Iloilo. Nagka Family problems po kami at hindi na namin kayang magbayad sa monthly payment namin at mga 31 months na kami nakakabayad. Sa ngayon po nag request po kami sa Seller na e cancel na po namin yung pagbabayad sa bahay, tapos po tinanggap naman nila. So, ngayon po dumating yung computation nila mga 443K na po yung nabayad namin tapos under maceda law computation may 50% kami na makukuha amounting to 221K pero may mga deduction po si Seller pagkadami hanggang po wala na kaming makuha, total of refund po namin negative 35K yung babayaran namin sa kanila. Tanong ko lng po tama po ba ito? masaya na po sana kami na hakit papanu ay may makukuha kami sa nabayad namin, pero na dissappoint po kami na ni kahit pesong duling wala kaming makukuha

Zaldy Jr. Bacudo

Hi po, Kumuha po kami ng House and Lot sa Deca Homes Iloilo. Nagka Family problems po kami at hindi na namin kayang magbayad sa monthly payment namin at mga 31 months na kami nakakabayad. Sa ngayon po nag request po kami sa Seller na e cancel na po namin yung pagbabayad sa bahay, tapos po tinanggap naman nila. So, ngayon po dumating yung computation nila mga 443K na po yung nabayad namin tapos under maceda law computation may 50% kami na makukuha amounting to 221K pero may mga deduction po si Seller pagkadami hanggang po wala na kaming makuha, total of refund po namin negative 35K yung babayaran namin sa kanila. Tanong ko lng po tama po ba ito? masaya na po sana kami na hakit papanu ay may makukuha kami sa nabayad namin, pero na dissappoint po kami na ni kahit pesong duling wala kaming makukuha

Annc Fernandez

Hello po, maganda hapon. Seeking some help saan po magaapply ang case ko.

I reserved a unit April 2020, religiously pay my equity for 18 months. Bank loan ang option ko for MA.

I am having a hard time communicating with my developer kasi mga 1 month bago nila ako balikan despite numerous follow ups.

Decmber 2021 they offered me a n RFO unit kasi ung reserved h&L namin is lupa palang. So i grabbed it. January 2022 I signed some documents for the transfer to RFO unit and this time I selected pag-ibig fund.

They keep saying na I have to pay 10k for the transfer fee from bank to pag-ibig but when i ask san magbabayad palaging sinasabi na isesend nalang, iaadvise once nakapasok na kay pag-ibig papel ko.

I went back to their office Feb 2022 to change the payment years from 20-30byrs and signed a bunch of papers again.

Then i keep on following up the next weeks, months and then I went back Aug., they said na tatawagan nalang ako kapag ok na contract.Months passed by, no call no text, email despite of follow ups.

I went again Oct 5,2022, they prepared the contract but for the old unit not the RFO. they start being rude by saying na hindi pa daw ako natransfer from old unit to RFO unit. Like what? Since January na nagpapirma kayo hindi pa natransfer? nsan papers ko? wala na daw.
I never receive any receiving copy kasi they are saying na ipapanotaryo pa.

End of Oct they sent me the correct contract however parang may mali nanaman sa computation because I paid the equity already. Tumaas ung loanable amount ko ng 18K. They are saying na that 18k is penalty for non-payment of MA.

Whereas, hindi ito nadiscuss sa amin after reservation. They are saying na after mabayaran ang DP, maghulog lang kami ng any amount na gusto namin para mabawasan pa ung loanable amount. They didn’t discuss about the continues MA kahit di pa naloan take out or nasusubmit manlang ang papers ko sa bank or pag ibig.

I already paid 10k for transfer fee tapos may penalty pa ako na 18K.

Wala din kami receiving copy ng mga pinapirmahan sa amin and we are in good faith na hindi kami aware na may MA kami babayaran right after namin macomplete ang DP kaht di pa naloan take out.

Hope you can help me further know what are my rights in my situation. I want to back out due to the stress caused by my developer.

Angela Esguerra

Hi pwede nyo po ba kmi help… Badly need advice lang po… Bale po sa byenan ko po itong bahay Bellefort Estates under po ng Profriends Company. Ang alam ko po naka 7-8yrs na po clang nakabayad under inhouse financing. Since nag start po ang pandemic hbdi na po cla nakapag bayad sa bahay ksi nawalan po ng work ung byenan ko na nsa egypt. Senior citizen na po byenan ko at stroke patient nmn po ang asawa nya na ngayon ay nandto na po sa pilipinas. Pero ung byenan ko po na prinicipal buyer is still in egypt pa po. Meron po silang nag iisang anak na sya pong aking kinakasama ngayon. Since pandemic po cguro mag 3yrs na po or 2yrs palang hndi na po tlga kmi nakabayad ksi wala na pong work ang byenan ko at hndi din po kayang hulugan ng anak po nila. Ever since then, hndi pa po kmi nakaka recv ng email sknla if cancelled na po ang bahay. Pero nakapag commuicanlte na po cla via email sa profriends po na gusto sanaa nilang i downgrade nalang sa mas maliit na unit sana kesa wala pong mapuntahan ung binayad po nila for oger 7-8yrs… Nagbigay po cla ng samole na unit na pwede po nming lipatan noon kso po pinagbbyad po cla ng 60k for tramsferring the unit and other penalties… Pero nung mga panahon po naun wala po tlga silang mailabas na pera…. Kaya po sinabi nila sa email na wala po tlga silang mailalabas… Simula po noon wala na po clang update samin kung ano na pong nangyari sa unit nila… Bale po may 2-3yrs na po jmi ngayon dto na hindi na po nakabayad at wlaa din nmn pong cancellation letter na dumadating po samin… Pag nag i email po kmi sinasabi lang po nila na i e escalate dw po nila ang case sa higher authoroties. And untul then wala pa din pong update… Possibke po ba na makapag refund pa po kmi or since libre po kmi dto tumitura at hndi na nagbbyad eh bgla nalang po kmi nilang i surprise one day na wala an po kming mare refund? Ano po ba ang dapar nming gawin? Please need help po… Ty

Jan Nice

Wala po bang time frame kung kailan dapat ibalik yung refund? kasi yung developer matagal nilang binalik yung money ko na half of the total payments where as matagal na nilang kinancell yung contract and already available for selling before pa ako nag submit na required nila.

Myrna Iijima

Hi me and my husband purchase a house and lot sa isang subd sa cavite noong 2016 and last payment namen is 2018 due to personal reason di na namen na tuloy ang pag bayad hanggang sa namatay ang husband ko noong 2020 ngayon ko lang na kita ang mga resibo ng mga ihinulog namen na bayad sa bahay na yun. Tinawagan ko ang developer at pinag susubmit nila ako ng mga requirements for refund ang sabi 3-6 months daw ang process at subject for approval pa daw at di daw full amount ng kung ano ang naihilog ang makukuha ko dahil may mga deductions pa daw. Tama po ba yun please po pa advice ano ang dapat gawin ko. Thanks in advance.

Myrna Iijima

@Joanne Almaden

Kuya mo Polet

Hi good day,

Ask ko lang if ano pwede gawin, gusto na namin magrefund kasi almost 5 years na di pa din naloloan takeout sa bank, ang prob is may kulang na docs ang developer sa requirements which is lagi nilang sinasabi na malapit na daw matapos and pag tinatanong naman namin wala silang maibigay kung kailan, last year sabi nila august, then naging january, ngayon last update bihira na po sila sumagot sa mga calls and chat namin.

Hope na may makasagot o makatulong kasi sayang naman, almost 500k din yung naihulog namin sa equity. God bless po

Lloyd Gomez

Hello Ma’am,

May house and lot po ako na in house financing at ang balance po ay P800K+, kung I will pay po ang whole amount na balance magkano o ilang percent po ang dapat na discount o ma avail ko?

Maricel Mace

Hello,

I hope someone can help me understand the process. When the agent told me about the house somewhere in Laguna, she said that I avail it through pag-ibig however after paying the initial deposit, I was told that they can no longer accommodate this and they switched it to bank financing. I paid the down payment for 12 months after that, my account was declined by the bank. Now the only option I have is in-house financing for 10 years which doubled the amount I suppose to pay if it’s bank financing. I’m having seconds thought if I will push for this or not. What will happen to my 1 year deposit if I decide not to continue? Thank you for your help.

Adrian Sanchez

Kasama po ba sa Maceda Law ang parking slot?

Princess Mhirvy

Hello po, may kinuha din po aq na hulugang bahay at natapos q na din po ung hukugan ung equity, nakapagstart na din po aq magbayad sa bank ng ilang bwan pero sbi ng developer pagtapos ng equity pede na iturnover ung bahay kaso nasa dubai po aq at ung developer napakatamad magreply sa email mapag tantanung ko kung kailan maturnover ang bahay.tapos nagkapandemic, nde nko nakabayad at tinamad na din aq ittuloy. Magkakakaso po ba aq sa pinas? Auko kc magkaproblema sa mga banko.kht nde ko na mabawi ung naihulog q ok lang basta auko na.nasa 200k din un. Ni hindi ko man lang nga nakita ung bahay na un:(

Chris

Hi, if the condominium I purchased is up for turnover on my 23rd month of paying the DP Equity (based on the SOA) where the TCP balance is due on the 23rd month. Can I continue paying the DP Equity to satisfy the 24 months (2yrs) requirement to get 50% of my payments if I apply for Maceda Law?

Alex

Hello po, pwde po magpatulong
Bumili po ko ng bahay house and lot sa pinas
At natapos ko na po ang downpayment nung nov,2022
And ngaun po Hindi po ma approve ung bank loan ko sa pilipinas dahil po sa kasal ko sa america at na filed ko pala sa pinas ung marriage ko.
Pero divorced na po ko dito sa america and I am using po ung last name ng ex ko.

Pwde po ba i cancel ung property na binili ko since mahirap po kasi magpapalit ng last name dito.
Makukuha ko po ba ang downpayment ko ?
Since may fault din po sila kasi hindi nila nakita ung dlawang last name ko. Sana naasikaso agad tu.

Pa help po

Thank you so much!