P.D. 957 – Your Protection Against Real Estate Misrepresentations

Posted by: Joanne Almaden in Real Estate Laws On:September 21, 2013 Last updated: April 1, 2018

Presidential Decree No. 957 otherwise known as “Subdivision and Condominium Buyer’s Protective Decree” was initiated by the late President Ferdinand Marcos on July 12, 1976 and applied with the latest revised implementing rules and regulations in 2009.

The primary purpose of this decree is to protect the buyers of condominium projects and subdivision developments against misrepresentations and fraudulent activities of developers, sellers and operators.

Nowadays, real estate competition among developers, agents and operators is becoming more stiff. Some of these people would do anything just to close the deal with their clients. And the idea of “doing just anything” to close the deal is a double edged sword.

To do anything good to benefit both parties (the client and the seller) is what’s ideal and just. However, what if only one party benefits more in the transaction? In this case, it is usually the seller.

This happens when sellers (property developers, operators, brokers and salespersons) over-promise something to clients but under-deliver, deceive the client by fraudulent presentation or by simply feeding the client with information which are not true, incomplete or incomprehensive.

There were (and still are) numerous complaints against these unscrupulous activities of property developers, operators, brokers and salespersons reported to different government agencies such as the Housing and Land Use Regulatory Board (HLURB) and National Housing Authority (NHA).

Thus, this decree, PD 957, was passed to resolve these problems and to protect the welfare of the property buyers.

Section 9 of the PD 957 talks about the revocation of registration certificate and license to sell.

This is upon a verified valid complaint and satisfactory evidences by the buyer against the property developers or operators, of the following grounds:

Is insolvent; or

has violated any of the provisions of this Decree or any applicable rule or regulation of the Authority, or any undertaking of his/its performance bond; or

Has been or is engaged or is about to engage in fraudulent transactions; or

Has made any misrepresentation in any prospectus, brochure, circular or other literature about the subdivision project or condominium project that has been distributed to prospective buyers; or

Is of bad business repute; or

Does not conduct his business in accordance with law or sound business principles

Delayed Turnover?

Aside from the above mentioned sanction to the owner or the developer of the condominium or subdivision project, Section 23 of P.D. 957 covers the most common dilemma of property buyers, delay in the delivery of the project.

SECTION 23. Non-Forfeiture of Payments.

No installment payment made by a buyer in a new or existing subdivision or condominium project for the lot or unit he contracted to buy shall be forfeited in favor of the owner or developer when the buyer, after due notice to the owner or developer desists from further payment due to the failure of the owner or developer to develop the project according to the approved plans and within the time limit for complying with the same. Such buyer may at his option be reimbursed the total amount paid including amortization interests but excluding delinquency interests, with interest thereon at the legal rate.

It is almost always that buyers of the condominium or subdivision properties cannot do anything about the announcement of delays in the delivery of their purchase. However with Section 23 of P.D. 957, the buyer can actually do 2 things:

Desist from further payment after due notice to the owner or developer of the project and clearance from the Board (HLURB) as mandated in the 2009 revised implementing rules and regulations for the decree. See the 2009 revised IRR for PD 957 here.
Demand to be reimbursed the total amount paid including amortization interests but excluding delinquency interests, with interest thereon at the legal rate.

“No Downpayment” Scam

Here is another misleading activity, the “NO DOWN PAYMENT” ad in the flyers of sales agents and brokers.

SECTION 19. Advertisements

Advertisements that may be made by the owner or developer through newspaper, radio, television, leaflets, circulars or any other form about the subdivision or the condominium or its operations or activities must reflect the real facts and must be presented in such manner that will not tend to mislead or deceive the public.

The owner or developer shall [be] answerable and liable for the facilities, improvements, infrastructures or other forms of development represented or promised in brochures, advertisements and other sales propaganda disseminated by the owner or developer or his agents and the same shall form part of the sales warranties enforceable against said owner or developer, jointly and severally.

Failure to comply with these warranties shall also be punishable in accordance with the penalties provided for in this Decree.

The “NO DOWN PAYMENT” promotion when presented to common people, will ordinarily be perceived as “no equity required” for the unit and the buyer will just have to mortgage the whole amount or otherwise pay the total contract price upfront.

But actually, this “NO DOWN PAYMENT” that they’re saying, only means there is no lump sum amount needed for the down payment to purchase the unit. This is because the down payment (or the equity) of the property is stretched out to the allowable term given by the developer or owner of the project.

For example, most developers usually require 20% downpayment and the rest can be bank-financed or HDMF-financed (PAG-IBIG); What they do is they allow buyers to pay the 20% downpayment over a period of several months or years.

And it is only when that 20% payment is completed and when a loan for the remaining 80% has been taken out, that the buyer can start using his property. So essentially, there still is a downpayment required. Don’t be misled by advertisements like this.

Most importantly, know Section 33 of this P.D which states:

SECTION 33. Nullity of Waivers

Any condition, stipulation, or provision in contract of sale whereby any person waives compliance with any provision of this Decree or of any rule or regulation issued thereunder shall be void.

Purchasing a real estate property is very exciting especially if it is your first time. Oftentimes, emotions can carry the buyer away. Sadly, there’s a number of misrepresentations going on right now in the real estate industry to overwhelm your emotion.

So as a prudent buyer of a real estate property it is very important to know your rights and the laws which protect these rights.

Below is the full text of Presidential Decree 957 together with its Implementing Rules and Regulations from the HLURB. For offline reading, you may also download it using the link below the viewer.

Download [657.83 KB]

You might also want to check:

Are you are looking to buy a property in the Philippines?

Whether it be it a condominium, house, lot or commercial property, choosing your broker or agent also makes a huge difference! You don’t only need a broker who is licensed and knowledgeable.

You also need your broker to be always there for you when you have concerns about your real estate transaction. And you need him/her to be there even long after your purchase.

That’s one of the things we guarantee our clients here at PPE and the reason why our clients voted us the Most Trusted Brokerage Firm in the Philippines.

See how we can help you today:

Disclaimer: The information in this post is not meant as legal advice and should not be taken as such. See our full legal disclaimer.

ABOUT THE AUTHOR

Joanne Almaden

Joanne is a licensed real estate broker and appraiser. She founded Phil. Property Expert, Inc. – a top-notch real estate services company whose vision is being the most trusted company when it comes to competence and quality of service.

Jose Mari Trinidad

Hi Ms. Joanne, I’ve seen you earlier today on Serbisyo All Access, and I would like to ask some information regarding the Contract to Sell. We’re first time buyers and we purchased a property(house and lot) from Avida dated July 2012 and had finished paying the remaining balance last August 2014. Unfortunately, we discovered during our visit at the property in October of last year, the house is not yet finished. We’ve contacted our agent and we’re being forwarded to a representative of Avida that handles customer concerns. We found out that there have been some untoward instances that caused the delay/stoppage of construction and up to this time they’re not doing anything to resolve our case. To add more insult to injury, as we requested our agent to secure us with a copy of the contract to sell, we’re informed that the CTS is not yet prepared. We just received the copies to be signed last Monday, January 26 and has a deadline on or before Feb. 9. Is this the usual practice of developers/sellers? Also, is it right that we are signing the CTS even without the presence of any representative from Avida, what if we have questions or we don’t understand some parts of the contract, we’ve been advised by our agent to just email our queries/concerns, is this OK? We’re complacent enough to trust Avida/Ayala that no such thing will happen and yet we felt that we’re being deceived. We’re planning to refuse signing the CTS and demand a full reimbursement of the purchase price. What’s the usual waiting time of reimbursement? I hope you could assist us with our case. Thanks a lot in advance.
- Joanne Almaden
  
  Hello Jose Mari Trinidad,
  
  Thanks for posting your questions here.
  
  The first thing I can tell you is that you should have received your CTS at the beginning stage of your transaction, right next to your reservation. It was supposed to be the document formalizing your agreement with the developer that you are going to buy one of their units.
  
  The usual practice for this is, after you’ve paid the reservation, you should start complying with the documentary requirements of the developer, for the Contract to Sell. If you don’t delay this step, this can easily be finished within one month and you should get your CTS by then, already signed by the developer also. With us at PPE, our time frame for this is maximum of just 3 months.
  
  Ideally, you should have been asked by your agent/broker to sign the CTS before you paid the first installment of your equity.
  
  That is how we do it with our clients here at PPE.
  
  What happened to you was that you were like paying money to the developer without obligating them to give you something or anything in return. Because you did not have a binding, written agreement with the developer about what all those payments were for. What’s worse is even until now, you still don’t have this binding agreement.
  
  With our clients here at PPE, we make sure this step in the transaction gets done first and foremost, for the protection of the buyer. However, this is technically not the responsibility of the agent/broker. Securing the CTS first, is the first important responsibility of a buyer to himself. An agent or broker who thinks of his client’s welfare just takes care of this for the client’s convenience.
  
  Fortunately, you can still rely on the provisions of PD 957 to prove that you have an agreement with the developer about this sale. Section 2, para. b of this decree defines sale as “every disposition, or attempt to dispose, for a valuable consideration, of a subdivision lot, including the building in a subdivision project.”
  
  Just make sure you kept all your payment receipts.
  
  For your concern about not having a representative from the developer to be with you for the signing of the CTS, what I can tell you is that this is just normal practice. If you have questions, your agent was supposed to be the first one you should ask for quick clarifications.
  
  This is part of what the developer is paying them commissions for. But if he can’t help, you can always go to the customer service department of the developer, which is usually not the quickest way to get answers.
  
  And lastly, about asking for refunds, you should have a valid reason for doing so. And that reason should be a serious negligence on the part of the developer. That is, if you want to get a full refund. In your case, this is going to be a challenge, because you don’t have the specifics of what the developer is supposed to deliver to you at this stage. That takes us back to the CTS, which you don’t have yet.
  
  In my professional opinion, your best chance for a refund is only up to 50% of the total amount you’ve paid, under the Maceda Law, because sadly, from what you have described, it’s not clear where the developer is at fault.
  
  And when you take the Maceda Law route or any kind of way for demanding for a refund, it’s going to take you at least a year before you’ll get your money. In our own experience, it took us almost 2 years.
  
  To save the value of your investment and to save yourself some further headaches, I recommend you just take the chance to make things right with this transaction and go ahead with the signing of the CTS this time. But make sure you’re dealing directly with your developer this time since your agent doesn’t seem to have your best interest in mind.
  
  Also, you should talk directly with your developer about the real reasons why you still don’t have your house like you are expecting. For all you know, it could be just because you still don’t have a contract to sell with them.
  
  Hope this helps you with your situation and save you a lot of headaches.
  
  All the best,
  Joanne
  
  Disclaimer: I am a licensed real estate broker and appraiser, but I’m not a lawyer. Any references to provisions of the law I made above, should not be taken as legal advice. The services of a licensed lawyer is still highly recommended.
  - Chona
    
    Tanong ko lang po if pwede pa po marefund yung money na binigay ng boyfriend ko sa agent issuing only a hand written receipt as reservation po yung P2, 500.00? Kukuha po sana sya ng rent to own na house and lot via Pag-IBIG financing, kaya lang po may medical condition po sya na kailangan unahin kesa panghulog sa equity nung bahay, kaya mgbaback-out na po sya, kaya lang po non-refundable daw po yung pera kasi based daw po sa agreement yun. Wala pa din po kami napapasa na kahit anong documents sa knila, may pinapirmahan lang po na reservation agreement.
    
    Wala pa po binibigay yung broker/agent na kung anong phase, block no/unit no. kung alin po ba yung pinareserve kasi sold out na daw po yung mga unit, waiting pa daw po yung sa kanya, magaantay pa daw pong may mag open house.
    
    yung project na phase 2 po nila is hindi pa po nasisimulan, wala pa pong house na nakatayo, in short up to this time there is no unit that have been reserved for me yet. Dahil nga po sa health condition ng boyfriend ko, nagdecided po kame not to pursue the purchasing.
    
    Can you please advise me if I can insist for a refund? Kasi unofficial din po yung receipt na binigay nila. Parang acknowledgement receipt lang po sya na hand written.
    
    I hope matulungan nyo po ako.
    - Nimrod Flores
      
      If wala pa naman pong specific na unit binigay sa inyo, ibig sabihin wala pang naka-reserve talaga sa inyo kahit may pinirmahan na kayong pro-forma na agreement. Kahit ito lang ang reason nyo po, you can still ask for your money back.
Jelopre Magtoto

Hi! Long time we wanted to buy the parcel of land located beside our property but the owner says that it is not for sale and now we heard from a neighbor that she is selling it and a potential buyer was leaving near our place. I do not if we have the right to interfere with the sale. Thanks
- Nimrod Flores
  
  @jelopremagtoto:disqus, mam I think what you meant to ask is whether you have the “right of first refusal“.
  
  Since you never mentioned anything about you occupying as a tenant of the subject property, and since the other potential buyer is in the same place as you, then at first consideration, you are in equal footing with that other interested buyer. So in my opinion, the owner of the property has the right to choose that other buyer to sell to.
  
  However, this matter can easily become very complicated and delicate. You can read this relevant case from the Supreme Court to learn more about your rights in this situation:
  
  http://sc.judiciary.gov.ph/jurisprudence/2010/december2010/168325.htm
  
  Although that case is between a lessor and his lessee, there are citations made (that are relevant to your case), if you read further down the decision.
  
  Hope this helps.
  - Jelopre Magtoto
    
    Thanks and we are planning to send her letter of intent.
    - Nimrod Flores
      
      Yes, that’s right po. Put your offer and intention to buy, into writing. So that if you really have to go as far as going to the court, then you’ll have something to show for your claims.
      
      But if pwede naman po, siguro dalhin nyo na muna sa maayos na pag-uusap. To save time and money na rin. Going to court should be your last resort.
jul

hi,
can someone please help me

bumili po ako ng property sa isang developer may nakatayo ng bahay
nabayadan ko na lahat ng downpayment or equity na 10% then saka ko lng na i apply sa pagibig and na approve naman ako tapos bnaydan ko na din ung loan difference ng approve ng pagibig pero sabi ng developer kailangan ko pa ding magbayad ng interest sa kanila habang di pa na tatake out ung loan ko sa pagibig pero ang problema sobrang tagal na ng processing nila para maipas asa pagibig ung mga req na need diba unfair sa akin un kasi mag momonthly ap din ako ng interest sa kanila.

pwede ko bang i pa freeze na ung payment sa kanila and intayin na lng na ma release ung loan ko and pwede na ba akong lumipat sa property kasi lampas 20% na din naman ang nababayad ko sa kanila.
- Nimrod Flores
  
  @disqus_ap1FM65ZQl:disqus, What you want is reasonable. And what I’d recommend you do is to ask your developer what you want. Put your request into writing and send it to someone within their company who has the authority to decide on such matter, like their president or their CEO.
  
  Make sure you get a signed receiving copy of your letter, for reference and evidence in case things will not go your way and you’ll need to file a complaint.
  
  Ask them for a specific time frame for their response, so you can make follow-ups. Things like this can sometimes be just a matter of having to bug them. Ganyan po kasi usually eh, kailangan lang ng follow up and a little push.
  
  If they won’t agree on what you ask them, which I also think is unfair on your part, or if they will not reply to you for a reasonably long time (like after a month), I’d suggest you go to your nearest HLURB branch office and file a complaint.
  
  However, on your other question – whether you have the right to move in to the property already – I’m afraid I can’t say that is reasonable. You really have to pay the seller in full before you can start using the property; or in your case, have HDMF (formerly PAG-IBIG) pay the balance so that your debt is transferred to HDMF from the seller.
  - Jelopre Magtoto
    
    We are not her tenant but owner of the property next to her. Her property is in front of us but we have a right of way which is included in our TCT. Now we heard that she wanted to sell her property and her potential buyer is leaving next to my parents house. We wanted to buy it long ago and my husband talked to her long ago that if she wanted to sell it we are very interested.
    - Nimrod Flores
      
      @jelopremagtoto:disqus, this “right of first refusal” that I’m talking about po, means the right of a person to be given priority when a property is to be sold.
      
      The person who has the right of first refusal should be the first one to be offered the property. If he refuses to buy it, then that’s the time the seller can offer it to other buyers.
      
      Like I’ve mentioned po, based on your description of your situation, our opinion is that you do not have this right of first refusal. So the seller technically has the right to offer it to anyone he feels like selling to.
      
      Unfortunately po kasi, you do not have a valid reason to be prioritized in this sale. If you were a tenant of the said property sana, you have the right of first refusal. But you made it clear na po that you are not a tenant of the subject property.
      
      Further, you also mentioned that you already have a right of way. Lalo na po kayong walang reason to force the owner to sell the property to you.
      
      And also, again po, if the other buyer was not from the same place as you, then you might have the right of first refusal since you are living next to the subject property and you’ve been offering to buy the property for a long time. But unfortunately, the other buyer is also your neighbor. So you are in equal footing when it comes to the matter of which buyer gets priority when the property is sold.
      
      Disclaimer: This is just our opinion po. We could also be wrong. Our opinions here cannot be taken as legal advice. The services of a licensed lawyer is still recommended for proper guidance on your situation.
symonwho

Anyone can help?

I have a contract to sell with Empire East-Sonoma project in Santa Rosa. They are now asking me to accept turnover of the lots for which I have to pay in full the remaining balance. I am willing to pay in full provided they furnish me the TCT of the lot, annotated or not.

They informed me that there is no individual TCT yet so I asked that they provide me a letter of undertaking committing that they will have the TCT under my name within six months and I will pay in full. They refuse to provide the letter of undertaking.

As per PD 957 section 24, I can demand for a copy of the TCT to ensure I am paying for a registered lot.
Am I in the right?
- Nimrod Flores
  
  @symonwho:disqus Yes sir, based on your description above, the default is you are in the right.
  
  I recommend you put your demand in writing, to document it and have your developer sign it for receipt. This will be your proof when you file a complaint at HLURB.
  
  It’s like a standard reply of developers to deny requests/demands like that if they know they can’t provide it, or if they know it is not beneficial to their company, even if they know what they’re doing is illegal. They are counting on the fact that only a very, very small percentage of client complaints actually ever get officially filed against them at HLURB.
  
  So the only way to really enforce your rights as a buyer, is to file an official complaint at HLURB.
  
  But before that though, also check your contract-to-sell. Some recent condominium developments are using this thing called “non-perpetual ownership” to get around the regulations when they build projects in a lot that they don’t really own.
  
  What happens is they just lease the lot for a long term, and they build their project there. But in their contract with the buyers, they indicate that it will not be perpetual ownership that they are selling. So technically, they really can’t give CCT’s to their buyers. They are only selling something like a “right to use”.
  
  If they can do it with condominiums, it’s very likely they can do it also with subdivision properties.
  - symonwho
    
    Thank you. You have been very helpful.
Jen Jersey

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.
- Joanne Almaden
  
  Hi Jen,
  
  On your part, you have to make sure you have the following:
  
  1. copy of your contract to sell – read it through so you would know the provisions.
  2. receipts of your payments
  3. all the communications you have with Filinvest
  
  Firstly, this is because Filinvest will now have the burden of proof about their claim that they have sent you communications (mails) regarding the cancellation of the lot you’ve purchased.
  
  Secondly, demand for an explanation regarding the cancellation of your lot. Filinevest has to explain to you as to the grounds for cancelling your unit and subsequently selling this unit to another person. If their reasoning about this cancellation is your lack of payments (lapses), then present to them your receipts as proof of your remittances to their account.
  
  Lastly, demand that you have the right to get the unit (lot) back without further costs on your part.
  
  All your correspondence with them should be in writing, either in Filipino or English as long as you can convey clearly your points to them. Have the letter received accordingly in their office and indicate a reasonable response time (7 to 30 days would be reasonable depending on your demands) in your letter.
  
  After you have exhausted all the diplomatic approach, and still you are not happy or satisfied with their response, then you have to escalate the matter to HLURB. You may be required to hire a lawyer to represent you since you are currently working outside the country and won’t be physically possible for you to represent yourself.
  - jenalynjimena
    
    Thank you Mam Joanne, this is the last email I got, then I reply, see reply below. up to now wala na po ako nakuha sagot sa kanila
    
    Dear Ms. Jimena,
    
    We understand Mam, that you are paying religiously however
    proof of payments made were not sent on time for posting to your account. Based
    on the email sent to you, you were advised to send us copy of your proof of
    payments every time you will pay for your property. Since Filinvest did not
    received copy of your remittance payment from July 2014 to October 2014,
    account was recommend for cancellation.
    
    Please be advised that reminding
    the buyer to pay her monthly due is actually an extra effort to follow up the
    payment. Unfortunately, we were not able to reach you. We believed that every
    time you pay, you were advised to send the copy of your proof of payment since
    you paid through remittance (as stated on the email sent by Merriam) Since no
    proof of payments received, account became past due and was recommended for
    cancellation.
    
    Honestly, we can no longer returned
    your Lot 22 because the property was already fully paid upon reservation of the
    new buyer. What we can offer now is to provide you a new property for transfer
    with the same location. We are now coordinating with department concerned for
    the new transfer site. Mam, don’t worry we are here to help you. Kindly
    give us chance to put everything in order.
    
    Sincerely,
    
    Karen Mendoza
    Collections
    
    this my reply.
    Hi Ms Karen,
    
    I am working offshore here,
    minsan nasa laot (offshore) minsan nasa ofc, last 2013 and 2012 pindala ako sa
    Australia, kaya nga email is my way of communication to Filinvest. kung di ko
    na isend sa inyo ang monthly payments ko you refer to July, dapat inemail
    nyo ko to inform NOTICE OF NON PAYMENT, gaya ng ginagawa nyo. And monthly ako
    nagbabayad sa FILINVESTLAND ACCT, natatanggap nyo ang payments ko, at first
    thing to do, You must send the buyer a notice of Non payment, same as the email
    you are sending every month for 2014, naka cc ka pa sa mga emails, check the
    emails. And our way of communication is thru EMAIL. Kaya bakit mula July 28-Nov
    8, sa mails/ courier nyo dinaan if you are trying to reach me, ALL YOU CAN DO
    IS TO SIT ON YOUR COMPUTER, ONE CLICK TO SEND THAT FIRST NOTICE, EH DI SANA NARECEIVE KO AND I DO THE NECESSARY ACTIONS LIKE SENDING YOU MY RECEIPTS,
    at para di nyo GINAWAN NG CANCELLATION AGAD AGAD. DAHIL AS A BUYER, I AM
    SENDING MONTHLY PAYMENTS, PUMAPASOK SA ACCT NG FILINVEST ANG HINUHULOG KO, SO
    IF YOUR BUYER IN YOUR SYSTEM REFLECTS NO PAYMENTS, YOU NEED TO CALL THE
    ATTENTION OF YOUR BUYER BY COMMUNICATING AND YOU CAN REACH ME THRU EMAIL ALAM
    NA ALAM NYO YAN DAHIL OFW AKO. YOU NEED TO INFORM THE CLIENT, NA MARERECEIVE NG
    CLIENT MISMO, THAT IS THE SOP AND THRU EMAIL SEGUNDO LANG MARERECEIVE KO ANG
    FIRST NOTICE NYO KUNG DITO NYO SEND SA EMAIL KO. PLEASE SEE COMMENTS
    BELOW. LAHAT NG IYAN NAKA BOX NA YAN KUNG SA EMAIL NYO DINAAN, SINCE JULY 28,
    IT WAS RESOLVED COZ I AM YOUR GOOD CLIENT.
Den Morales Ratay

May on-going hearing po ako sa HLURB for a demand for refund sa binayad ko due to SUPER delayed turnover ng ETON Philippines. Pumayag na sila for refund but they refused to pay me with interest. Should I proceed to the next level and take it to the court?
- Nimrod Flores
  
  Yan na pong HLURB ang pinaka “court” na may jurisdiction pagdating sa cases involving real estate developers. So they still are the next level. The other courts don’t have jurisdiction over these matters po, so they will not be able to help you.
  
  But that point aside, di pa naman tapos yung case nyo diba? Antayin nyo muna yung decision ng arbiter. If you are not satisfied with the settlement your developer is offering you, you don’t have to accept it.
  
  Just go on with the case and let the arbiter declare his decision. If you are still not satisfied with his decision, you can still make an appeal to the HLURB board, assailing your arbiter’s decision.
  - Den Morales Ratay
    
    Salamat po sa prompt response. Ang arbiter po ba ay ang representative ng hlurb na humaharap tuwing may hearing po kami? Kung Oo ang kasagutan, ito po ang problema, nagiging one sided po ang arbiter na yun, lage po sya sumasang ayon sa sinasabi ng Eton, sya po ang nag tutulak sa akin na tanggapin na un offer. Dumating pa nga po sa puntong matapos ang aming hearing ay nagpasalamat ang arbiter sa “regalo” na natanggap ng opisina ng hlurb mula sa Eton Philippines na parang lumalabas na may Red Tape na nagaganap Sa tingin ko. Naka ready na raw un cheke para sa kabuuang binayad ko bilang refund. Hinde ko pa ba ito tatanggapin?
    - Andres Manipula
      
      Pano naman yung iyong loses sa ilang buan na delay nang ETON? Puede ba yun na si Lucio Tan na may ari nang ETON na masiado nang madaming pera pero jiniram pa ang iyong pera para kanya gamitin tapos ibalik sa iyo na ikao ay ualang pakinabang? Fuera pa nyan, yung pera na ibalik sa iyo, yun ba ay puede pa makabili nang ka perejo na value nang property na iyong dapat binili? Pag natapos na iyan dajilan sa iyong pera na nag fondo sa kanila o kanilang ginamit, kanila i venta sa precio na mas mataas na 10%-12% cada taon simula sa taon na iyong binili. Ito ba ay iyong ma bibili pa kung sa kali tapos na? Indi na. Kaya ikao ay na guisa nila sa iyong sariling manteca. Kaya ang pinakamababa na interest nang iyong pera na dapat kanila kinita ay 10% cada taon. Dapat kanila i sauli sa iyo ay 12%.
      
      Uag ka mag pa loco! Uag pumayag na ualang interest!
    - Jessa
      
      Sir, bakas pwede nyo po ako bigyan ng advice kung saan magsisimula sa pag file ng case sa HLURB? at kung gaanun po katagal ang kaso? Thanks in advance.
Maricar Galor

Hi,

Me and my boyfriend reserved a condo unit in Pioneer Woodlands worth 3.5M. The agent told us that we need to pay for 14,500 monthly until the turnover of the unit this late quarter of 2015. We computed it and told the agent that we will only be able to pay for 5% of the total amount by the time of the turnover, and he told us that we will be applying for a home loan for the rest (95%). As i’ve learned based from what i’ve read, most of the banks here in the Philippines only approve 80%, rarely 95%. The agent told us that i can apply as a co-borrower of my boyfriend since we will be living both on that unit, thus will give us a higher chance of getting approved also with his help. I am a bit skeptic about it and asked him what if we were not granted for such loan? He told us that we just need to complete the 14,500 monthly until we finish the 20% and hanggang ma approve kami ng bank for a home loan, after that we can transfer na sa unit, simple as that. I also asked him kung gaano katagal yung palugit para hindi ma-forfeit ang unit, he told us maximum of 4 years. We want to know if we can rely on this? and how would we know na totoo ang sinasabi nya na our unit won’t be forfeited for 4 years? Because if this is true then we’ll definitely get the unit.

Kindly help us with this. Thank you!

Maricar
- jason lubrica
  
  i work for empire east before yung scheme na sinasabi nya is 5-15-80 meaning to say 5% spot dp 15% payable in 24 months no interest and 80% bank financing the only condominium or developer na inaalow ng 95% is ortigas ang company preferably circulo verde kasi sila ang may moa with bpi
- jason lubrica
  
  kung n2015 ang tunover nyan i foforce kqaung magbayad ng 5% na penalty bakit di ko din alam sorry to say pero imcompetent yang agent mo
- Nimrod Flores
  
  @maricargalor:disqus, it looks like your agent is saying just about anything in order to get you to proceed with the purchase.
  
  We are currently assisting a client looking to get a 90% financing for his property purchase and 90% nga lang to, nahihirapan kaming maghanap ng bank na willing magpaloan sa kanila.
  
  95% loanable amount is almost impossible pa dito sa atin, especially if you are applying as individuals, kahit pa dalawa kayo as co-makers. I think what @jasonlubrica:disqus mentioned below is probably what your agent meant. It’s the 5-15-80 payment scheme.
  
  About the 4 years na hindi maforfeit ang unit: I’m not sure what you’re actually referring to here, but 4 years holding a unit without making monthly payments is wildly crazy.
  
  Lastly, how would you know na totoo ang sinasabi ng agent nyo? Go to the developer directly and verify things yourself. Ask to talk with one of their sales supervisors or anyone higher in office and more credible.
  - Ryan Sevilla
    
    Hi!
    
    I have a similar situation with Ms. Galor. I reserved a unit from Empire East on Dec 2013 and started a monthly payment of 11000+ on Feb 2014.
    
    When we signed the Request for Reservation and Offer to Purchase (RROP), we were informed that we can move in once the unit is ready fro occupancy which will be late 2014. The scheme our agent offered was a “rent-to-own” scheme of 20-10-70. 20% stretched out for 4 years, 10% on the 5th year then the remaining 70% will be through financing.
    
    I called Empire East today to ask for any update from the unit. They told me that they are already sending out letters for turnover. And once we receive it we can schedule a date to check our unit. I asked the requirements for us to move in. They said that we need to pay the remaining balance of the 20% downpayment then apply for financing for the remaining 80% or cash payment.
    
    I told them that when I signed the RROP I was given the assumption of rent-to-own which means “I move in when it is ready, pay my monthly till the 4th year or 5th yr then apply for financing for the remaining balance”. That was what the sales agent told me in Dec 2013. They replied that “this was on our Contract to Buy and Sell, that we need to pay in full on move in/turnover date (20% cash and 80% financing).
    
    Which brings us to issue #2, I have not received or signed my Contract to Buy and Sell. Maybe that is the reason why I am not aware of this. I requested for a copy through email to review it.
    
    As of today, I have only paid 5% of the downpayment which means I will need to pay in cash the 15% if ever the turnover letter comes let’s say next week, which I don’t have. Obviously, failure from my part to pay will mean forfeiture of the unit.
    
    What can you advice me to do in this situation?
    - Nimrod Flores
      
      Hi @ryansevilla:disqus, thanks for dropping by and posting your question.
      
      In your case, it does not seem like there’s a failure on the part of your developer. What they told you is common practice in the industry. Even if you are on a rent-to-own scheme, developers usually ask for you to put in a bulk downpayment before they let you start using your unit.
      
      What your agent told you on the other hand, is pure manure. My first thought is that your agent just tricked you into closing the sale. He/she just told you that it was *that* easy to buy your unit, when in fact, it takes a little more than that.
      
      To make things worse, your agent did not work on securing your contract to buy. This is actually your responsibility as a buyer to ask for this. But in practice, it is the agent who follows up on this so that the buyer can get his contract before the first installment, right after your reservation.
      
      If you had received your contract when you were supposed to, you should have actually read yourself what your developer just told you now – that you are required to complete the 20% DP before you can move in.
      
      Now here are what we can recommend to you:
      
      1. Get a lawyer (optional) and sue your agent for deceiving you. Or sue your developer for letting their agents trick buyers like what just happened to you. You should not let them get away with what happened ( see our video here for more details. )
      
      2. If you’d still like to continue with your purchase, you can just complete the instalments like they are scheduled now. But you will have to wait until you complete your DP before you move in to your unit.
      - Ryan Sevilla
        
        Thank you for your reply Nimrod! I think I texted/called my agent a couple of times for the contract last year.
        
        If I decide to not continue with the purchase, what will happen to the payments I made? Is there a way for me to get it back?
      - Albert John Arrubio
        
        Hi I also have another problem with Empire East fir Pioneer Woodlands aside from the fact na super late ang turnover. After I received the turnover letter, I went to see my unit and requested for some repairs to the unit (scratches, door jamming,etc). I was expecting them to tell me if they have finished the repairs but they did not. And then I receive a statement that says I already have penalties amounting to almost half a million. This is very unfair considering the buyers do not charge the developer any penalty for delivering the project late. What can you recommend as my next course of action? I have a ready loan waiting but i don’t like to pay the penalty.
wenalyn chu

hi po magandang umaga, may tanong sana ako, pwd ba akong mag demand sa developer na ako ang mag pa process nang pag transfer nang title sa aking pangalan.

bumili ako nang condo somewhere in the philippines, full payment pa. hanggang ngayon hindi pa nila sa transfer ang titulo kasi hindi ako nag bayad nang other charges para sa pag transfer nang titulo koh, kasi nung una ako ang mag pa process, pero sa kalunan nag sabi ang developer na hindi pwd ako yung ang mag pa proces dapat ang developer, may right ba kong mag demand na ako yung mag pa proces, hindi naman naksaad sa kontrata na sila dapat ang mag pa process..

thank you,
- Nimrod Flores
  
  Hi @wenalynchu:disqus,
  
  I’m assuming this is a new condominium unit that you’ve purchased because you said you bought it from the developer.
  
  The thing about condominium titles is that they are not the same with land titles. When you are the first owner of a unit, there are still documents that only the developer holds and communications that have to be done between the developer and the registry of deeds only.
  
  This is why this is not appropriate for a first owner of a condo unit to process the title for his unit himself.
  
  Talking about your rights, you may have the option to do it yourself, but it will be like going through a thread hole of a needle. And the hassle will not only be yours to bear, you will also be causing an additional and unnecessary burden for the developer.
  
  So I’d recommend you weigh your options thoroughly before you insist on upholding your right in this particular issue.
- Ronilo Ysmael
  
  You have all the right! send them your demand letter via registered mail with return card. You can sue them in HLURB if they still refuse after you have established that they have receipt your demand letter.
Nimrod Flores

Hi @disqus_9wh1iuzrpi:disqus,

Basing on what you said alone, you definitely have the right to demand for a full refund because they violated provisions of this PD 957 – at least 1, which is Section 20 (see above).

However, you have to check your contract if the print actually says what your developer or agent verbally told you. And/or you also have to check your developer’s license to sell for that particular project. Particularly, check for the date of completion that is stated in the license to sell.

If your developer has already gone past their completion deadline, you need to file a verified complaint at HLURB, demanding from your developer for your full refund.
Marciana Gregorio

Good day po! I hope u can give me best advise on what to do regarding my problem with the lots I purchased in a subdivision which is paid via 3-year installment. I completed the last payment this month of March 2015. Just this March, the seller is asking me to sign revised 5 pages Deed of Restrictions but I refuse to sign because I already signed 1 page Deed of Restrictions when I signed the Contract to Buy & Sell in 2012. The seller said the Deed of Restrictions in contract is different from Deed of Restrictions in Deed of Sale. She insist they cannot process my transfer title if I will not sign the new Deed of Restrictions that will be attach in my TCT/Deed of Sale. Before I travel back abroad this month I am issuing them check for processing fee of TCT but they do not accept. They said I must talk to their lawyer. I believe that the 1 page Deed of Restrictions I signed in 2012 is the one that should be attach in my TCT. The seller/developer also started the covered court just recently after few years of selling the property. I also find out that their drainage system was installed to the lots I purchased & they do not provide pathway as well.

Is it true that they cannot process my TCT if I do not sign revised Deed of Restrictions?
Are they allowed to force me to sign Deed of Restrictions that only shown when I am about to have my TCT? Then, how about the 1 page Deed of Restrictions I have signed from the start with my contract? The seller said the first restrictions & documents I signed before is null & void because the partnership in that contract was dissolved. Before its partneship name is HIRATO but now by seller’s name alone after business partner was removed.

I work hard to have land on my own and the seller is doing tactics by responding “talk to my lawyer”. Please give me advise. Maraming Salamat po!
Elmer Sumat Mendoza

Good evening po!
I bought a property in cavite and I made the full payment and all related fees (transfer and registration) in March 2010. As per deed of sale, the developer need to transfer the title within 6 months after the fulll payment has been made. However, till now the title still on the developer name and they keep on promising. The developer handed over the property in May 2009 and since then I’m the one who is paying the real property taxes.
I would like to seek your advise on how to handle my case. Also, I would like to know if there is possibility that the developer can sell this property to other buyers? Can the developer/anyone can ask me to vacate the property? What is the process if I want to file a case against the developer?
Thank you very much po!
Joanne Almaden

Hi anthony. Let me clear a couple of things about your case.

1. There’s a difference between “in-house agents” and “brokers”.
2. Your problem isn’t really the fault of the developer.

In-house agents are sales people who are directly on the developer’s payroll. A lot of them are not licensed real estate practitioners, especially during the time you purchased your unit. The laws that regulate the real estate profession were more loose back then.

There are a lot of these agents (and I’m not saying all), who are just there for the money and they don’t really care what happens to their clients because they don’t have anything to lose even if things go bad for their clients. This is why they just disappear when they have to leave the developer and their clients just stop hearing from them, like you’ve experienced. So, I think it wasn’t a licensed broker you were dealing with, it was an in-house agent.

This matters a lot because when you’re dealing with people who don’t have anything to lose if they behave badly, they tend to “behave badly” if that’s what it takes in order to get what they want – in your case, their commissions for the sale.

That is also the reason why I want to make it clear that it wasn’t entirely the developer’s fault. A great part of it was your agent’s fault, but then you also have your own shortcomings. As the buyer, it was your responsibility to follow up on the Contract-to-Sell. Ideally, you should have received it immediately after you paid your downpayment. But in practice, this is impossible because of the “processes” the company has to do in order to produce the contract; so usually, buyers have to wait up to a maximum of 30 days.

As someone who is handing a considerable sum of money to someone else, you should never have waited for “a few months” before following up for your CTS. You should have asked for it within a few weeks from when you made your first payment.

But then, you’re not the only one who made this mistake. People do this all the time because they did not know. That is one of the reasons we started this blog.

To be fair, the developer also has their own fault in this. As a corporate entity doing business with the public, it’s supposed to be their responsibility to make sure that their agents are held accountable for their actions.

But since you are already in your situation right now, In my opinion, you only have 2 options.

1. Take the time, effort and money to file a case against the developer or your agent (or both). If you have read the above Presidential Decree, the proper authority who has jurisdiction over your case is the National Housing Authority. But now, they have already assigned this to the Housing and Land Use Regulatory Board, or HLURB. That is where you should file your complaint.

This way, you will have the chance to uphold your rights. As the one who was taken advantage of, you shouldn’t be the one who pays. It should be the one who took advantage of you.

2. Or if you don’t have the resources (most importantly, time) or the will to undergo such a lengthy process, you can just pay the penalties imposed on you and then move on. Think of it as one of the lessons they never taught us in school, so we just have to learn it the hard way.

The choice is yours to make. Either way, I hope this helps.
- Jessa
  
  Hi Ms. Joanne, could you please elaborate on “time, effort and money” to file a case against the developer? Say for example the developed failed to deliver the unit on time, gaanu po ba katagal yung process and what are the fees involved in this process?
  
  Thanks in advance.
John Chua

Good day!

My wife and I are both seafarer and most of the time is out of the country. We purchased a 64 sqm 2BR condo unit, it is on a 5 years 0% interest scheme with the developer. We have been paying all dues diligently and already payed more than 3 years. All sorts of communications was thru email, and every time we are on vacation we visit the show room which is very closed to the condo.

Main problem is when we got back from vacation May of 2014, we were advised that there were changes in the unit. the developer combined our unit with another unit without our consent and the unit became 94sqm. Only option given to us is 1.) pay the difference or 2.) move to a different unit. since we are on a budget, we allowed them to show us new computation for available unit same location. from 32nd floor they offered us 29th floor, But what’s funny is the 29th floor is almost the same price as the 32nd, (P1000 difference). so we refused. It took them about 5 months to produce us new offer which at this time we are already pissed, so we decided to demand what we have been paying for for the last 3 years which is 32nd floor 64 sqm unit.

We have met with the senior documentation officer last October and been promised to be contacted within a week, but did not get anything from her. I contacted the office, through phone calls, cellphone calls, sms and email but to no reply. Finally by chance I have met the President of the company and spoke to her, but only passed me to a different person. and so its gone in full circle.

to this date we have not sort anything yet, turnover should be December 2014 with 6 months grace period, i have sent an email requesting to hold payment (cc my bank) until we settle the shortcomings of the developer but they keep on depositing the checks (3 months now) which I now being charge of penalty by the bank (bounce check).

I have also contacted the HLURB through their contact us form but failed to get a response.

Can you kindly assist us on what we can do and should do? if you are in our shoe.

Thanks and more power!

John
April Lagutan

May question po ako. Paano po ba sinusukat ang condo? sa loob ba ng walls or sa labas ng walls including space that divides the other unit? kasi po may nabili po kami ng condo around Ayala Ave Makati and nung sinukat po namin ung condo kulang ng 4sqmeter. ang explanation ay un daw ang walls ng unit at ung space na ngdivide sa kabilang wall ng kabilang unit. Nagtanung kami sa ibang developer. Ang sabi nila, sa loob ang sukat ng unit. Second po, ang developer ng condo ay hinde ang owner ng land. Ang sabi po nila, may part kami sa land so after few years, we still have right sa space. pero since nalaman namin inde sila ang mayari ng land. paano ba yun? Salamat po
Elma Rose Cayabyab

Is it illegal to require payment of the amortization of a parking building space if the developer is not yet finished with the building? I already paid my downpayment in full and was supposed to start this month for the amortization of the parking space but they are still constructing the building. This is for in-house financing.
- Nimrod Flores
  
  If you signed a contract agreeing to it, then it’s perfectly legal.
Ning O

Hello. I recently bought a unit with a well-known developer. The contact says I should pay in full upon notice of turnover. First notice came in Dec 2014 but upon inspection, there were several defects that I asked the developer to fix. I did not pay in full yet in Dec as the unit had the defects. However, I learned in Feb 2015 that I incurred penalties already as notice for turnover was given. Currently the unit has been paid but the developer is still pursuing me to pay the penalty of P250k. This doesn’t seem fair as the unit up to now has not been turn-over (defects still not fixed).
Any advice is appreciated please. Thank you.
joy

please advise. kasi my binbayaran akong lupa na installement for 5 years i’ve been paying for more than 2 yrs. when i first acquired the lot eh ngpreservelng kmi and our reservation was made and written sa record nila. but no contract was presented to us kung ano ang contract price, scheme of payment. tiwala kmi kc kakilala nmin ung staff ng developer. all he told us is dpt byrn yun in 5years. so in short we trust him. We have OR nmn sa lht ng payments, then n delay ako tpos nung bbyrn ko n yung for the month of june eh hnd n nila nirereceive ung payment ko kc lapse n dw at porfeit n dw lht ng ibinayad ko, kasi un dw ang nklgy sa contract (according sa isang staff nila) at nkpgsign n dw ung lawyer nila kc hnd n dw mababago ung. eh wl nman sila ibinibogay n copy ng contract at wl ako any documents n nsign for that. please advise. thank you.
- Nimrod Flores
  
  If you haven’t signed anything @joyann1112:disqus, then it means you don’t have a contract yet. Very simple. It doesn’t matter kung ano yung pinirmahan ng abogado nila, hindi kayo bound nun kung di kayo pumirma nun.
  
  And kung nagbayad kayo ng more than 2 years na, without that contract, all you did was give them your money for nothing. Dapat po kasi talaga, may kasunduan muna kayong pinipirmahan bago kayo magbayad ng magbayad.
  
  Dapat balikan nyo po yung kilala nyo na staff ng developer at linawin kung ano ang nangyari. But one thing I’m sure of, is that hindi pwede yang sinabi nilang forfeited na yung lahat ng naibayad nyo, dahil lang di kayo nakapagbayad ng isang buwan.
Ryan Joseph

good afternoon po.. i will really appreciate your advise.

bumili po kami ng house and lot, yung developer is nagbigay ng commitment sa amin na yung turn over date ng bahay is sa 2nd week ng July kasi we asked kailan yung possible turn over date para makauwi kami at makapag plan kami ng Leave namin since we are working abroad. binigyan nila kami ng date which is 21st of July at ang punchlist date is earlier should be on the 18th of July. nakapag plan na kami, we booked our tickets 4 months before ng July kasi nagbigay sila ng assurance na matatapos yung bahay ng 21st of July. they even signed a letter stating the commitment.

ISSUE: uuwi na kami pero nalaman namin na hindi pa din tapos yung bahay. hindi mangyayari yung turn over sa 21st of July. ang daming damages na ang nangyari, msasayang yung uwi namin for the house, storage fee ng mga biniling gamit, overseas call kasi hindi sila nkikipagcommunicate sa amin.

anu po yung pwede namin gawin, pwede ba kami magfile ng case sa court about this issue? (ayaw naman namin kasi tatagal lang at hahaba) ang only solution namin is magprovide na lang si developer ng ticket for us after 2 on the date na matatapos ung bahay pero mukhang ayaw nila. parang as a consumer sobrang inconvenience at traumatic yung ginawa nila…

its about not honoring the commitments they have with the consumer. they signed a commitment letter that is why we are confident that they can deliver and finish the house on that day. we booked our ticket ahead of time, plan the activities inlcluding the house blessing, we bought necessary things and appliances for the house and now we have to shoulder the storage fee since we cannot occupy the house yet.

Please help us..

Thank you.
Dennis Quiambao

Good Day po, I purchased a unit in amaiaskies cubao, my downpayment will end on August 2015 and is fully paid na po, now my problem is that amaia is already looking for me to start my loan this september. The turnover date that is in my CTS indicated 2nd quarter of 2017 but when I went to their main office in cubao, I was informed that the new turnover date would be 2nd quarter of 2018. ayaw ko pa mag loan because I will already start paying loan interest without any assurance of the actual turnover, 2015 vs 2018 is 3 years gap before I even feel my condo unit. Can I request sa developer for me to stop payment and start my loan in a closer date to 2018? or have them extend my downpayment period to at least 1 more year dhil nadelay din nman ung turnover date na binigay nila. what are the possible outcomes based on your professional experience?
- shuttereyebags
  
  Hi po. Pareho kami ng situation ni Dennis. Any advise po? Thanks
  - June Anthony Quintos Duque
    
    Hi Dennis and Shutteryebags,
    
    We’ve got some similar sentiments against Amaialand. Mine is worst though. Can I ask you guys, where are you standing on your circumstances now?
    
    I’d like to reach out to as many buyers as I can to start forming a group and file a legal dispute against this matter.
    
    Their system of management is so infantile that they don’t even communicate with each other. I am an OFW for nearly a decade in Dubai, UAE and travels to Phils at least 3 to 4 times a year. I started buying a couple of condos from them last 2013 and even sold 3 more units to my friends as I trusted them so much carrying Ayala’s Enormous name.
    
    At 90-95% of the time, they won’t respond to you on email. They will, if you start calling them and starts yelling for the lack of communication. After that, its an ordinary day and back to square one.
    
    Unreliable customer service. Very bad and very disappointing. I have never missed my 20% payment schedule, always advance on payments, and they even double charged me a couple of times. Thank God I’m very hands-on on my accounts as they would take your monies out upon signing the ADA for BPI.
    
    Here is the worst, they asked me to settle the 80% for both of my units as they said that the turnover of the units will take place on either the 1st quarter or 2nd quarter of 2017! I was jumping to joy for hearing this. All my hardships and hate just vanished that very second.
    
    I did not take a bank loan nor the silly-in house financing, I saved my money specially for that. The moment came and I took the manager’s cheque from my bank so they can clear my liabilities out and hand me the Deed of Absolute Sale. Moment of Truth!
    
    Paid them off, handed me a receipt, received a Thank You very much sir and a fake smile. When I asked where is my DAS (Deed of Absolute Sale), they said, please give us some time to process it. I thought, they want me to wait in their Itsy-Bitsy-Tiny-Winny Office and I was like ok, I’ll wait here. But they were actually referring to wait for weeks. I was stunned held my breath for a second and went back to reality.
    
    I said to my wife, lets leave it like that and give them a week. I received one DAS a couple of months ago (Its 24th July 2016 today). They were still late. One is still pending and God knows when will I have the 2nd DAS.
    
    To my dismays, I did some researches and I’m planning to involve my lawyers on my September 2016 visit to Phils however after extensive searches, so far, only the Maceda Law covers our rights as a buyer. Part of it mentions that the purchaser is entitled for a 50% refund from the DPs made and possible damages if you win the arbitration, still not convincing. All proof obviously should be ready and studied by your respective lawyers.
    
    The problem is, Amaia doesn’t care. They don’t give a Sh** about us. They emailed me an apology letter that the turnover will take half of 2018, full stop! No offers, no rebates, no complimentary coffee or sky flakes to ease our disappointments, no nothing.
    
    They just threw the ball on us like that hoping that we’ll just sit down and watch them laugh. I shelled out around PHP 2.6 mill expecting to start my ROI (Return on Investment) on half of 2017 only to know the project has been delayed again on half of 2018. By the way their agents were originally marketing Amaia Skies Tower 2 in Cubao to finish on half of 2016!
    
    I had enough of the beating and decided to seek legal rights. I would highly most likely just let it go if they didn’t ask for my money, but lying to me over and over again is an insult.
    
    I am also on Facebook and my emails are [email protected] and [email protected]. Let me know if you want to join for a stronger case.
    
    My plan is to seek legal advices and if the situation is worth it, I will proceed filing a case otherwise, I’ll see what the lawyers will say.
Lovie

Good day!
This is my situation.
nung oct 2012 kumuha po ako ng house and lot dito sa Sto. Tomas batangas area ng reserve ako ng P5000 pesos and then settled the equity 34,000 and paid it for 9 months. i signed the necessary documents and submitted all the requirements. nung dec 2014 na approved ako ng pag ibig for housing financing and nagpadala sila ng notice of approval ng loan stating that i am qualified for the loan and need na ma settle ng developer ko lahat ng requirements sa pag ibig within 90 calendar days and if not ma cancel ung loan.
up to now wala pa advise si developer if ok na ma take out ang loan or mtransfer ang bahay sa name ko.
and ang worry ko is that baka na cancel na sa pag ibig ung loan ko kasi over na sa 90 days. if ever hindi ko na ituloy ang loan since matagal na masyado ang pg process ni developer may ma refund po kaya ako?

salamat po
Eula

Hi hope you can advise me. I recently bought a unit in SMDC. Paid in full the 20% DP and the bank payment of 80% has been remitted already. I notified my landlord since they gave me a date (August 28) of turnover. With so much excitement i prepared all my things so i can move in quickly. A new tenant is also coming in so there’s no way but move out. After several follow ups, they told me that turnover will be delayed for a week since they have to repair the “manifestations in the condo”. Given this i moved back to our house in Antipolo and experiencing the 3 hour traffic daily just to get to our office.

Today they called me to inform that my unit is not yet ready until end of this month and this is not definite yet.

Given the stress of this delay and the bank notifying me that i have to start paying the monthly amortization. Can i cancel the transaction and request for a full refund. It’s supposed to be a ready for occupancy but now i dont when they will give me my unit.

Hoping for your advice. Salamat po.
anthony paguia

Good Evening po. Mag inquire po sana ako regarding the Law ng Right of 1st Refusal and Maceda Law 6552 Sec. 5.

Eto po kasi scenario. i purchase a house and lot and paying for the downpayment. I need to complete po yung 10% ng tcp for 24 months. nakaka 15 months na po ako then now hindi ko na kaya ituloy ang payment. My broker wants to acquire the property and itransfer nalnag ang purchase under her name. cya na po yung mag babalik sakin ng mga nabayad ko na. but the developer ayaw niya pumayag. either sa relative ko lang daw po pwede ko itransfer yung sale. pero kung dun sa broker ko po di sila papayag. they are giving me the they are executing their rights as the developer under the Right of 1st Refusal. So ngayon po i want to know kung alin ang mas matimbang ang Maceda Law Article 6552 Sec. 5 which states that the buyer can transfer the rights under the installment stage of the property.

Hope matulungan nyo po ako bago ako magpunta ng HLURB.
Rachel Ruivivar

We bought a lot in lipa in a subdivision owned by sta lucia realty after almost 4 years of payment they informed me that they are using my lot as right of way and they are offering us another lot as a replacement. we didnt take their offer and opted for the reimbursement on the payments. Problem is when i went to follow up the refund they told me that the reimbursements will be made in 15 checks. i feel bad because i was hoping that lump amount of 700k can be used for a different purpose. they didnt even include interest for the 15 months before the turnover of all the check payments. is this legal? what can i do. please help
Drei

good day po. I hope you can give me advice regarding delayed turn-over for our condo. based on our CTS, 4Q 2015 ang turn over. I regularly check the developer’s website and wla ako mkita update. ang sbi ng agent ko delay ang turn over. pero it seems d pa ngstart construction ng bldg. namin. bldg A is done, bldg B is ongoing, ours is bldg E. tapos n DP namin and 1 yr n kmi ngbbyad ng loan s bank. ano po ba mganda gawin dto. kc ngbbyad n kmi interest tas d p namin napapakinabangan ung condo. at bk abutin pa to ng another 1 yr. kc building A should be turned-over 2014 pero 4Q 2015 lng sya naturn over.
thnks in advance!
Elizabeth Saplan

Hi I’m Elizabeth Saplan An OFW from saudi Arabia. Here is my problem I hope you can give me a good advice. I availed a house and lot at Lancaster in 2010 payable for 15 years it is a pre selling. I already paid the full equity in 14 months scheme.
As per our signed contract and upon orientation the turnover will be on 15 to 17 months
but I am so disappointed because hindi yun nasunod, not even any notication or updates from them halos pabalik balik kami for follow-ups that was already 2 years of waiting wala pa rin so we stretched my patients up to 3 years pero wala pa rin pong turnover n nangyari. So i decided not to continue and ask them to refund my money. But they refused to. according to them it is not refundable.
I am already upset po kung saan po ako pwede magreklamo or mahihinigian ng tulong sa problem ko.. I appreciate your advice for this matter,
- Gie
  
  Same with me. I paid the dp for 2 years and they promised that we can transfer immediately at the unit after we fully paid the dp. From so many write ups and law protecting us buyers.. maceda law. We can refund the said dp in full or 50% depending on the duration u r paying. I understand we signed also an agreement with them that we cannot refund it.. well, if they are the ones in fault or failed to deliver what is promised ro us. There is also a clause for this that nullify the signed aggreement of no refund. Infact in your case it should be 100% refund. 2 years. Wow! My developer was only late 4 months and im demanding for a refund.
  - bikolano
    
    ano po ang nangyari sa refund ninyo Ms. Elizabeth & Ms. Gie? yung sakin naman po 1 month delayed si Profriends, pero humingi na’ko ng refund. hahaha. matapos ang matagal na kulitan, ayun bumigay din at ibinalik yung pera ko, kasama pa yung reservation fee (na kung tutuusin ay non-refundable naman talaga 🙂 )
    - Gissele Ramos
      
      Hi po. Hingi lang po ko ng payo about sa case ko. Kumuha ako ng bahay at matatapos ko na ng equity ko next month. Pero bago matapos yg January nagsend ng notice ang developer ko na hindi daw abot yung income ko para dun sa kinuha kong bahay. So need ko daw ng co-borrower. Pero nung nagpresent n ko ng co-borrower ang sabi himdi pa rin daw abot yung income ko at ng co-borrower ko. Tapos nagbigay sila ng another option which is the loan difference. Sabi ko lalong hindi kaya kung magbabagsak kami ng 81K or 55K. Pwede rin naman daw magbigay p ng isa pang co-borrower. Medyo nainis na ako kasi dapat umpisa pa lang alam na nila na di aabot yung income ko para dun sa kinuha kong bahay. Kung kailan patapos na ako sa equity next month tsaka may mg ganyan silang sinasabi.
      Gusto ko na sanang irefund yung binayad ko sa kanila for 10 month. Hindi ko na rin kasi binayaran yung pang February ko kasi nainis na ko. Pwede ko pa po kaya marefund yon ng full? Diba po reservation fee ang ang non-refundable?
      By the way ang developer ko nga po pala eh PROFRIENDS!
      
      Sana po may makapagbigay ng payo sa akin. Sayang po kasi yung 81K n nabayad ko sa equity ko.
      
      Salamat po
      Ghie
      - bikolano
        
        Hi Ms. Ghie,
        
        Non-refundable nga daw po yung reservation fee pero isinasauli pa rin naman ng PFI kapag nagrant na yung refund 😉 Kaya yan Ms. Ghie! ganyan din yung nangyari dun sa kaibigan ko na kakarefund lang din this February, hindi daw sapat yung income para sa loan. yung sa kaibigan ko nga na yun 2014 pa sya last nakipagusap sa PFI kasi napagod na din at nawalan na ng pag-asa, nagresume lang sya uli nung October 2016. nabsa ko lang yung post din nya sa ibang blog at pinagawa ko lang din sa kanya yung mga nabanggit ko sa thread sa ibaba pa po ng page na ito at sa awa ng Diyos nakarefund siya early February 2017. Wag po mawalan ng pagasa. Fault ng PFI yun kasi from the very start may due diligence dapat sila sa mga Buyers na tinatanggap nila. hindi yung tanggap lang ng tanggap sila ng pera mula sa Buyers tapos pag nagkaproblema sa loan kasalanan na ng Buyers. not nice 🙁 if decided na po kayo na humingi ng refund, pakibasa po yung thread sa ibaba para po may idea kayo. nandun na din yung mga email adds na gagamitin nyo (veify nyo lang po sa mga websites nila baka nag-update na sila ng addresses). via email lang po lahat and gagawin nyo, no need to come to PFI office or HLURB office, or hire lawyers, etc.
        
        Anong phase po pala kayo sa PFI? may kopya kayo ng License to Sell/ Cert of Registration? pakibasahin nyo din po yung PD957 sa itaas para po magkaroon kayo ng idea sa rights nyo po.
        
        By the way po, hindi po ako property expert tulad nina Maam Joanne, base sa experience ko lang po yung sine-share ko and i hope it will work din po sa inyo the same way na nagwork siya sa’min 😉 the best of luck po sainyo..
      - Gissele Ramos
        
        Hello Mr. Bikolano,
        
        Thanks po sa pagreply sa message ko. Sa KS15-0707 po ako. Isa pa pong problema wala po akong kopya ng mga papers ma pinirmahan ko. Ang meron lang ako yung Buyer’s Information Sheet. Pati mga Payment Schedule lang. Tsaka yung sinend nila na acknowledgement receipt nung reservation ko na 10K. Tapos kahapon nagsend sila ng e-mail sa akin tungkol don sa unsettled payment ko for this month the due nung February 19, 2017. Send ko yung e-mail nila. Need ko pa ba bayaran yan? Di ba ko makakasuhan kapag di ko binayaran yan? Next month tapos na sana ko sa equity ko eh. First time ko maginvest sa bahay kaya wala talaga kong idea.
        Sana wag po kayo magsawa magbigay ng payo sa mga katulad kong may problema sa housing loan.
        
        Thanks,
        Ghie
        
        https://uploads.disquscdn.com/images/f4a426199c7098cda56c7d4c32d57232089775dc888935c849ad56c4884681a5.png
      - bikolano
        
        Hi Ms. Ghie,
        
        don’t worry po, same lang din naman naging sitwasyon natin. natuto lang din ako after ko ma-experience yung naranasan ko sa PFI. anyway, kelan po kayo nagbayad ng reservation fee? humingi po kayo ng kopya ng License to Sell sa HLURB STR ([email protected]). if decided na po kayo na tumigil at humingi ng refund, wag na po kayo magbayad. ano po ang email add ninyo? i will send you some references po na hopefully magamit ninyo sa paghingi ng refund.
        
        Regards po
      - Gissele Ramos
        
        Hello Mr. Bikolano,
        
        March 2016 pa po ako nagbayad ng reservation fee. April nagstart na ko magbayad ng equity. Ah pwedeng mag e-mail lang ako sa HLURB STR para sa copy ng License to Sell?
        Ito po e-mail add ko [email protected].
        
        Thanks po,
        Ghie
      - Edwin Briones Aquiatan
        
        Hi po bikolano, I need po help, suggestion po mula sa mga naexperience nyo po,.at issue ko po ay,, kumuha po ako ng property sa cavite, last october2016, nagbayad ako 30k reservation fee, tapos nagstart na rin po ako magbayad ng 20% DP, noon nov2017-march2017, kinausap ko na po yung developer na sstop na ako magbayad for DP, dahil sa sitwasyon ng work ko ditto sa ibang bansa, nagtanngalan po kase ung company naming at isa ako sa mga hindi na marrenew ng contract , inform k agad ang developer na hindi ko na madederesto ang pagkuha ng property sa kanil ( SUNTRUST ), sabi po nila meron daw sila computation na ipapadala sakin ,pra sa refund,, bale ang nbyad ko po sa kanila lahat lahat ay 30k-DP – at 5months na 186k , tapos ang lumabas na computation nila ay ang marerefund ko lang ay 29k lang, para hindi po tama ang proseso nila, kaya magtatanong po ako kung my laban pa ako sa kanila pra mapabalik yung pera ko, ang panglaban nila sakin ay ung mga form na may sign ko, salamat po..
        ito po email ko: [email protected] – isa po akong OFW
      - Charlie Ann
        
        Hi po good day!
        
        ASk ko lang po if ano po yung dapat kung gawin same po kay Ms. Ghie regarding po sa hindi sapat na income basis.
        Tapos na po ako maybayad ng eqquity since August pa.. nagpresent na po ako ng coborrower but still 6 months na po antagal pa din nung process.. gusto ko na po sana icancel pero sabi po nila hindi daw po marerefund.
        
        ano po ung dapat kung gawin?
        
        Thanks po.
      - bikolano
        
        Ano po ang email add nyo Ms. Charlie Ann? tnx.
      - Charlie Ann
        
        [email protected] po.
        though naging okay naman na po lahat..
        sabi waiting na lang daw po ako for take out.
        Ask ko na lng din po, if ever na macancel pa din.. kasi almost 2 years na din..mag two two na po sa july.
        Thanks po.
      - bikolano
        
        Kelan po kayo dapat nakalipat sa unit nyo? Give them a deadline po and make it clear to them na kapag lumampas pa sa grace period nyo yung turn-over ng unit eh magdedemand na kayo ng full refund. Although if lampas na talaga sa turn-over date as per CTS eh pwede na kayo humingi ng full refund due to undue delay.
        By the way, may good news na yung kay Ms. Ghie 😉 thanks be to God 🙂
      - Ross Legacion
        
        Ross
      - mabel lim
        
        hi po…ask ko lang possible ba na may palakasan din sa hlurb? lets say may malaking connection and mismong developer sa hlurb?
      - Janine
        
        Hi po same po yan ng sitwasyon namin ngayon after namin maghulog ng dp for 1yr tsaka sila nag advice na magkakaproblema daw kami kc may problema daw sa employment ng asawa ko dahil d daw siya regular sa work kaya binigyan nila kami ng option na ipacancel nalang daw namin ung unit tapos magbibigay sila ng 80% refund.. gusto po sana namin marefund lahat ng hinulog namin at ung reservation fee kc hindi naman nmin fault un dahil unang una palang alam nmn po nilang hindi regular work ng asawa ko pero sabi nila maaapprove daw po loan namin sa pag-ibig tapos ngayon hindi naman pala.. salamat po sana matulungan nyo ko sa dapat pong gawin..
saxah999

Hello, Saan po ba mag submit ng complaints against a certain housing agency, delay ng delay sa construction kaya pinacancel ko and kalahati lang ng 50k equity/down ang sinauli, iwas ng iwas about the other half
Pixie Dust

Hi, I am an OFW, so all of my transaction is through my agent like chat and emails. Recently I complied the requirements to purchase a condo unit in Damosa Land. I issued pdc for 24 months as one of the requirements although I have not signed any contract yet. later my husband and I decided to cancel the purchase and informed my agent about it. We were told that we can’t refund the reservation fee anymore, but we agreed about it, rather than a further loss.We are advised to wait until the pdc are pulled out, until I saw from my bank e-statement that they have debited the down payment! So my question is, Are they allowed to collect payments even without the contract to sell? I already sent a request for cancellation but still they collected payment from me. I told my husband to go to the office to settle the cancellation personally but my agent told us to wait for her advise! I requested for a refund and they told me that they can’t assure of the refund! so disappointed.
Aiza Rodrigo

Good day po! I’m Aiza po from Cebu. I hope you can give me advice regarding po sa cancellation sa na reserve naming house and lot unit. Aside from the reservation payment, nakapagbayad na po kami ng equity for 12 months. Eh, gusto lang namin e’cancel kasi ang bagal ng development ng project, tsaka di pa kami nakapag’sign ng contract. Tanging “Reservation Agreement” lang ang napirmahan, na nasaad dun di na makukuha ang payment worth “10,000.00”.

We already sent a request for cancellation sa offer nila, but almost 2 months na wala pa silang update samin, and sabi ng staff they can’t assure for the refund! Mag’antay nlang daw kami kung anu ang decision ng head nila.

Do we have the right to ask a full refund sa equity naming nabayad?
What are the necessary things to do?

Looking forward to your response.

Thanks!
Rachelle Dela Cruz

Hello.. Sana po masagot niyo tanong ko.. Ang problem ko po magkaiba ang Lot Area ng Contract To Sell ko (which is what I know based sa pinirmahan ko) at Copy of Title. Mas malaki yung nsa Copy of Title na hindi ko kayang bayaran. Gusto ko sana mag-refund. Possible po ba yun? Maraming salamat po..
Wendy Betito-Divina

Hi Ms. Joanne. My concern is nag acquire kme lot sa yung DP is is 20% payable in 12mos. Naka 5mos na kme pay DP and were planning na i cash na yun reamining ng DP at yung remaining 80% ng TCP. Wala daw kme maleless pag nagbayad ng cash kase for 2 years na wala nmn daw interest yun? Pwede po ba yun na wala kme madisiscount eh cash na po babayaran?. Nagtaas cla lot price ngayon, nagcompute kme. Mas mura pa nmin makukuha yung lot kung cash nmin compared sa nakuha nmin na mas mababa lot price noon. Pero yun nga wala daw kme maleless kahit cash bayad nmin. Nakakafrustrate 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])
Help help thank u po sa sasagot
Johannes B. Eran

Hello po. May concern din ako. Nag assume kasi ako ng bahay nang kaibigan ko. 1 year sya Hindi nagbabayad sa PAG IBIG kaya inuna ko bayaran yun. Yung equity is payable for 3 yrs. kasi restructure nila. Ang concern ko kasi minsan Hindi ko ma bayaran yung equity kasi inu una ko ang pag ibig. Pero Hindi naman sila pumapalta sa pagbigay ng interest po. Kaya lalo lumalaki ang binabayaran ko. And concern ko lang po ay Kung bakit patient tubg pinuputulan nila ako. Hindi po ba pweding I reklamo yun? Palagay ko kasi parang unfair po sa side ko kasi Ina update ko pag ibig ko tapos binabayaran ko naman ang mga patong patong na interest po. Sana masagot po ang katanungan ko.. Salamat!
princes devio

Hi joanne greatly appreciate the information. May i ask how many months/years usually the newly constructed H&L warranty? And what are the inclusions/items in the warranty claims?
Casper

Please help po.. Isa po ako sa mga buyer ng ProFriends project in Cavite. Actually for inspection na yung house… kaso ilang beses na kaming pabalik balik for the inspection pero wala namang nagagawa or naaayos dun sa mga areas na sinabi naming dpat ayusin kaya hindi namin ina-accept pa yung house. Is there any way na pwedeng i-cancel yung contract at ma-refund namin ung mga naibayad na? please help po kasi eto lang sana ang pundar ko as ofw
- bikolano
  
  Pasingit po ako Sir. Share ko lang po baka makatulong sainyo. Kung firm na po kayo na ipa-cancel yung contract nyo w/ PCFI at humingi ng refund, gawa po kayo ng letter at email nyo sa Profriends executives + customer service + GTCap at i-cc nyo po yung mga government agencies (HUDCC, HLURB Main, HLURB Legal Svcs, HLURB PAC, HLURB STR, Presidential Mgmt Staff, Presidential Action center, OVP, etc). ipaliwanag nyong mabuti young circumstances ng sitwasyon ninyo (i-highlight nyo po yung deficiencies and non-compliance ni PCFI sa PD957 at sa Contract to Sell) pero make sure you have the back-up documentations to prove your point. pag-aralan nyo po yung PD957 para mas maliwanagan kayo sa mga rights ninyo. Mas accommodating na po si PCFI ngayon sa demand for refund compared dati (maybe because of PDutz) kaya mas madali ng humingi ng refund basta po valid yung demand. hope that helps. thanks.
Xian Aidan Glory

Gud day po. Pls advice po. My problem is 4 months delayed na po turn over sakin ng howsing loan ko. Sabi nila my problema daw sa ducuments nila pero aproved n po aq sa pag ibig. Waiting nlng po sa turn over bayad n nmn po lahat ng kylangan. Bigla po aq binigyan ng option na e transfer aq na ibang unit n wala problema. Ano po dapat nmn gawin pabalik balik n po kami. May alam po b kayo na pwde aq magreklamo na ma complaint cla. Sila pa po kasi parang galit na lagi aq nag pafolow up. Salamat po
Jessa

Hello po, may i know what happened to you case? Same situation po kasi sa amin.
Jessa

Hi Ms Joanne, I clarify Section 23 po kung anu po ba ang mangyayare sa bank penalties if ever mag pa stop ka ng payment due to delayed turnover of the developer? Ibabawas po ba yun sa i-rerefund sayo ng developer? Panu naman po yung binayad nyo na Mortgage and Fire Insurance, i-rerefund din ba yun ng developer if ever? Mas maganda po ba na mag file ng case sa HLURB or antayin nlng ang update sa developer mo? Thank you in advance and more power!
lovemyhusband

hi.. nagpurchase po ako ng house and lot sa Via verde. natapos ko po ang 12 months installment para sa downpayment. pero one year na mahigit eh di pa rin natatayo yung bahay. kahit isang hollow block wala pa..

ngayon nagsulat ako ng letter stating that i want a full refund.. pero pinipilit nila yung maceda law… sabi ko sa kanila may PD 957 kasi hindi sila sumunod sa time frame.. ano po bang dapat kong gawin
mat bel casipit

Hello, my name is maybel casipit. thank you for your information about our rights as buyers. May i please ask if i have a total contract price of 3.218million pesos and the loanable amount is 2.896million. I have paid in 18mos the difference but the bank had only granted me of 2.252.600 then i have to pay tue 643k out of it. I have requested the developer if i can pay them in 36mos For the completion of the equity but they are forcing me to pay the 400k becauae they said that they can only grant me 200k for the remaining equity. Who is at fault here and until now they are not giving me any resolution of my issue. If i back out, will i get a 100% refund since i am not at fault? Thank you for your answer. God bless and more power to you.
Annie

Hi,

My name is Annie at isang OFW. Bumili ako ng condo around 2013. And expected turnover ay 2016. Ilang months na lang at matatapos na yong 20% DP pero nalaman ko na sobrang delayed ang project. Hindi pa nagstart ang construction ng bldg2(kung saan ako bumuli ng unit). And nagstart lang nilang iturnover ang mga units ng bldg1 this year. Accdg sa developer expected start ng construction ng bldg2 ay 2nd quarter ng 2017. Hindi ko na itutuloy ang pagkuha ng unit at irefund na lang yong mga naibayad ko na sa kanila. Nagstop na ako ng payment last month and magfifile ako ng complaint against sa kanila.

I’ve checked sa hlurb yong license to sell was issued around 2011 for the condo project C. Pero yong LTS ng Bldg1 ng Project C was issued around Aug 2015 and yong LTS naming ng bldg2 kung san ako kumuha ng unit , naissue lang sya around June 2015. Sinend sa akin yong Contract to sell para mapirmahan ko around Sept 2015 pero unitl now ndi ko pa narereceived yong signed form. And then sa form walang nakalagay na completion date.

May chance ba na makuha ko yong refund in full ? Bakit 3ng license to sell ang naissue sa kanila? And anong sections sa PD 957 ang pwede kong i-apply para maging case sa kanila at makuha ko yong refund?

Hope you can advise me on this.

Maraming Salamat po.
Annie
Kimberly Rose Espelmbergo

DGood Day,

I would like to seek help regarding our situation. Me and my husband purchased a property in Cavite last February 2016. We did pay the P 10,000.00 reservation fee through our broker Corey Realty and then the home developer is Homemark Inc. (also goes by the name Peakland Property Inc.) During the reservation we did get a receipt but the documents that we signed as an agreement form for the reservation is with the broker. After that we were turned over to the home developer for us to pay the equity for 9 months which we started by March 8, 2016 until June 8, 2016. During that time period, our broker kept on calling us because the home developer keeps on marking us on their “red list” that we are for cancellation. So what our broker did is process all the requirements and provided us the loan docs to sign. When we got the documents, I was very hesitant because the details are all blank and there is an existing signature already on the documents. Our broker said that it was normal but I was very hesitant. So we called pag ibig to ask help and yes, the documents should be with complete technicalities. We scheduled for our signing at their office but to no avail. As per the person who faced us, the officer in charge of us is absent and we should ask for a reschedule. However our time would never meet so 3 weeks has passed we receive a text message saying that our property was for encroachment and that they will look for another unit in phase 2 of that subdivision.

We are really hesitant by this time because everything is summing up. There’s a reason as to why they gave us documents that is blank, why we were always on the “red list” and why our schedules would never meet. We did ask them what happened but the next response shocked us. The home developer said that they will find us a unit in phase 3.

Right there and then, we said no. We demanded a full refund and ask for the complete details as to what happened. The home developer did not respond. We called and she said that our refund is subject for approval. When we asked why, she started acting like she can’t hear us and then the call dropped.

We we’re so frustrated so we went to their office since they don’t answer their office number. We we’re faced by the person that we we’re talking to, Kathy Fuentes and another lady named Ces Canas.

According to Ces, which she claims that she is fairly new to the company, it happens all the time. That they were also not aware that the government will give new measurements and that our property will be affected.

To be honest, this is a very lousy explanation. No details at all. But she can’t give us any details so we decided to give her our cancellation letter and copy of the receipts. We have a receiving copy as well.

According to Ces, she cannot guarantee the full refund since they are not the ones approving it. It will go through different departments and that their “boss” has to sign it first.

At this point, we can tell that she has no idea what is the process. She cant even walk us through the process and can’t even answer us who is their “boss”. She has no idea how the organizational chart works and wouldn’t even show us one. It’ll take 3-4 months for them to process it which is really absurd so we ask why and again she only answered that they will give us monthly updates which is more absurd. So we didn’t stand up until we get atleast a letter saying that they will give us a weekly update and they did provide us one.

The day after, we asked for the full detail of the encroachment through text message but they don’t answer anymore.

Questions :

1. What is our next step?
2. If they don’t give us the full refund, including the reservation fee, what can we do?
3. Should they cover the damages as well since we did not go to our office that day and lost a whole day pay for both of us?
4. Can we demand for the refund process to be shorter?
5. Should we ask for legal help as early as now?

I have so many questions right now but that’s the top 5 on my list.

Thank you so much and God bless!
Tramadol Analgesic

I would just like to ask advice on what to do if your developer, with whom you agreed to use PAG-IBIG 3 years ago, when they were in the preselling phase, to finance the monthly amortization, tells you this year that this is no longer possible and is advising you to get a bank loan instead. They are supposedly going to complete the project this November. You actually don’t need to get a PAG-IBIG or bank loan coz you have the cash anyway to pay the whole thing. You have told them this but now they are making life difficult by turning a blind eye to this and insisting that you get a loan. What is the best thing thing to do?
Patricia Rathmell

Hi Joanne… I have had a recent turnover of my condo unit in ARYA in BGC by Arthaland. However, there was a surprise of new fees to pay. The broker of the Developer never told me explicitly what other fees I was expected to pay. They call it `turnover fees’. My gut feel says that I should question this. The condo unit’s occupancy rate is around 10% only. They expect me to pay immediately after signing the `Final Acceptance form’ … 2 months deposit of the Association dues and 2 months deposit of all utilities i.e. gas and electricity. I may go ahead and pay 1 month advance for the association dues but I refuse to pay for 2 months advance deposit and 2 months advance deposit for utilities that I have not yet used and not billed for yet. They have a way of twisting the circumstances making you feel like a bad person owing them money. When in fact I have fully paid for the unit and I haven’t used any utility services yet and the keys have NOT been turned over to me yet. I am about to start the `fit out’ finishing process but the Condominium Corp. personnel says I have to pay OR they will not allow my contractor to start the work. Is this legal? …. I can’t help but feel like a VICTIM of illegal extortion somehow, rather than a valued investor. Your comments please. What are my rights? What is my legal remedy?
leah aparente

Is the reservation fee not refundable? Eventhough, I have decided to cancel the next working day?
Karen

Hi, i fully paid my equity last aug 2015 it was promised that the turn over of my condo unit will be last quarter of 2015 however until now its not yet done. I opted to withdraw what i have paid but they will only refund 131k out of 416k that i paid. How will i go about this? This is so unfair.
- bikolano
  
  Hi Ms. Karen, makikisingit po ako ha 🙂 . mahahabol nyo po yan at makukuha nyo yung buong pera ninyo, you just have to know who to approach, via email will do, base po yan sa experience ko 🙂
  - Karen
    
    Hi, firm talaga cla to pay inly 50% however ung compitation nila grabe out from 416k naging 131k nalang. I filed a complain to hlurb… I dont really know what will happen?. https://uploads.disquscdn.com/images/9abb73db9fb44a8de9d8ea83be13e9ef5afc37479d8fabb9bf760604db91d585.jpg
    - bikolano
      
      Just to share lang po yung experience ko at nung mga nakasama ko sa paghingi ng refund, although sa ibang developer naman yung sa’min. same case din po, delayed turn-over (plus walang LTS at the time of reservation, misrepresentation, etc). ganyan din po yung istilo nila na mago-offer ng super unfair na refund samantalang fault nila entirely. pero walang pumayag samin, nagsend kami ng nagsend ng email sa developer at naka-cc yung mga government agencies (HUDCC, HLURB Main, HLURB Legal Svcs, Presidential Mgmt Staff, Presidential Action center, OVP, etc). persistent follow-up lang po at naka-highlght dapat sa email yung mga paglabag nila sa kontrata at sa batas (ie PD957) at naka-attach yung back-up documents. yan ang ayaw nila kasi, yung nae-expose yung ginagawa nilang panlalamang/panlilinlang sa kapwa. sa awa ng Diyos, nabawi namin lahat yung pera namin in full (kasama pa yung reservation fee na kung tutuusin ay non-refundable). hindi po kami nagfile ng complaint kasi wala namang mangyayari, mapapagod ka lang at gagastos ka pa. by email lang po.
      - Karen
        
        Thank u so much for your sharings. Will make sure to do ff ups.
      - bikolano
        
        yung sa case ko po, 1 month delayed lang yung turn-over but still nakuha ko yung full refund. ilang beses na-reject yung refund request ko pero nung kasama na yung government agencies sa email, nagbago yung ihip ng hangin 🙂 hahaha. sa mga makakabasa po nito na humihingi ng refund, wag po kayo mawalan ng pag-asa, pag-aralan po ninyo yung kaso ninyo, pagaralan ninyo yung PD975, kolektahin ninyo yung inyong mga back-up documents at alamin po ninyo yung mga concerned government agencies na dapat makaalam at mahingan ng tulong. wag iconfine yung usapan b/w you &the developer alone kasi ganyan talaga gagawin nila. perang pinaghirapan po natin ung ibinayad sa kanila kaya wag pong bibitawan ng ganun ganun lang.. have a nice day po..
      - Karen
        
        Hello po, we have an upcoming conference ng developer sa hlurb office… Ung sabi ng developer binigyan daw cla ng extensiong ng hlurb but in our end wala namang notice yong developer.. Kaya nga pinupush nila na 50% lang ung refund nila samin … Yan yong computation na binugay ng taft properties sa min. https://uploads.disquscdn.com/images/9abb73db9fb44a8de9d8ea83be13e9ef5afc37479d8fabb9bf760604db91d585.jpg
      - bikolano
        
        Ang tanging basehan nyo naman po is yung Contract to Sell ninyo with the developer. wala naman pong bearing sainyo kung anumang usapan meron sila with HLURB lalo’t di naman kamo kayo nainform (at hindi kayo nag-agree na hindi ma-turn-over sa tamang oras yung unit ninyo). hindi naman po ako property consultant, pero common sense naman na yun at parang nakakaloko na lang sila sa palusot nila. In violation pa rin sila ng Section 19 & 20 ng PD957. Dalhin nyo rin po sa email yung usapan at isama nyo sa cc yung HUDCC, HLURB Main, HLURB Legal Svcs, HLURB PAC, Presidential Mgmt Staff, Presidential Action center, OVP, etc) kahit may mediation efforts na po. Fight for it Ms. Karen. I am pretty confident na mababawi ninyo yung pera ninyo (just like me & my friends 😉 ) Godbless po at goodluck..
      - jhay
        
        Sir pwede malaman mga email adress ng HUDCC, HLURB Main, HLURB Legal Svcs, HLURB PAC, Presidential Mgmt Staff, Presidential Action center
      - bikolano
        
        [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected];
        [email protected]; [email protected];
        
        paki-veriy na lang po yung mga addresses na yan sa mga websites nila baka lang nag-update sila ng contacts. 😉
      - jhay
        
        Thanks sir
      - Drei
        
        nk-cc ba yan lahat s emails mo?
      - bikolano
        
        yes po…need nyo i-update yung sa HUDCC..
        note: kapag mag-email kayo sa developer i-cc nyo ung mga government agencies at kapag mag-email kayo sa government agencies na humihingi kayo ng tulong ay i-cc nyo din si developer para makita nila ang ginagawa ninyo. 😉
      - lovemyhusband
        
        Gusto ko po itanongito. ang problema ko sa kinuha kong
        bahay sa subdivision noong Feb. 2015 . Nabuo ko po ang downpayment ng
        buo sa loob po ng isang taon. Kaso 2 years na po mahigit ay wala pa rin
        pong naitatayong bahay dahil binisita po namin ang site pero lupa pa
        lang at wala pang bahay. Last year po ay gusto ko na po ipacancel dahil
        wala pa nga pong bahay at hinihingi na irefund yung binayad ko pong
        downpayment pero ayw po nila i-refund. Tinanong ko nga po kung bakit
        wala pang naitatayong bahay sa agent kaso ang sagot po sakin ay itanong
        ko na lang daw sa engineer nila. eh di ba po trabaho nila yun.
        
        Ngayon
        mga May 3 ay may ibang agent ng developer ang tumawag sakin at sabi
        yung mga kumuha ng bahay na nasa block 1 ay ililipat nila kasi may
        connovation daw na mangyayari. Nainis po ako kasi mahigit dalawang taon
        na kami naghihintay ay wala pang bahay tapos ngayon ay gusto po kami
        itransfer eh wala pa rin naman pong bahay.
        
        gusto ko irefund
        yung pera dahil naiinis na po ako dahil ang dami nilang dahilan. pati
        yung isang kumuha rin ng bahay doon ay nalaman ko na naiinis na rin at
        gusto na magreklamo.
        
        Nabasa ko rin po pala yung sa internet yung Tungkol po sa PD 957.
        
        Pwede ko po ba marefund ang bbinayad kong pera?
      - bikolano
        
        as per sa CTS nyo po, kelan yung Turn-Over date ng unit nyo?
      - lovemyhusband
        
        wala pong nakalagay dun sa CTS kung kailan ang turn over date pero malalaman ko naman po yun di ba sa liscence to sell?
      - bikolano
        
        although nakalagay normally sa point 1 ng LTS yung completion ng “project”, much better if makuha nyo yung specific mismo sa unit nyo. check nyo po yung Buyer information sheet. baka meron nakalagay dun na “days of construction” or “construction period” or anything na magdidikta ng turn-over date. sino po developer ninyo?
      - lovemyhusband
        
        Imperial homes corporation. ang name ng subdivision ay Via Verde
      - Drei
        
        hi, sino developer nyo?
      - bikolano
        
        profriends po.
      - Drei
        
        helpful ba HLURB syu? kasi in our case…d nmn ng-aadvise during conciliation. nanood lng.
      - bikolano
        
        Actually maraming beses ako nakareceive ng email from HLURB na pinapapunta ako sa office nila for conciliation daw. alam ko naman walang mangyayari kaya nangulit lang ako sa email. inignore ko lang emails ng HLURB. ang ginawa ko halos araw araw ako nagemail sa developer (customer service nila including their executives) at government agencies (HLURB, HUDCC, SEC, Office of the President, etc). nandito ako sa abroad the whole time na nangungulit ako para sa refund ko hanggang sa na-approve yung refund ko at na-release ung tseke ko. relative ko na nga lang pinapunta ko sa developer para kunin yung tseke. 😉 ang importante may basehan ka sa demand mo for refund at naka-attach lagi sa emails yung documents mo to prove your point..
      - Drei
        
        na-terminate n case namin s HLURB kasi ayw namin mkpagsettle s developer. they are only offering 40K! we lost 400k already dhl s interest at kung ano2 fees. if we want to return the unit, d rn namin mkkuha lahat. If we want to go to details dw, better s court. kya we decided to consult lawyer. kaso ang mahal!!!! tas wla nmn assurance n marerefund dw kahit nasa panig nmin batas.
        haay!!
      - bikolano
        
        At para ma-encourage kayo to fight on, ishare ko na din po ito: May isang buyer din na nagkaprob sa developer. 2014 pa sya last nakipag-communicate sa developer at tumigil na siya kasi nawalan na ng pag-asa na makuha yung refund nya. nabasa ko lang yung post nya sa isang blog din nung October 2016 at pinag-share ko lang sa kanya yung mga ginawa ko. every now and then humihingi sya ng advice kung pano magrespond sa email ng HLURB. Guess what, for release na yung tseke nya this February 2017! :D. you don’t have to spend sa pagkuha ng abogado or pagpunta-punta sa HLURB para sa mediation/ conciliation para makakuha ng refund. kulitan lang sa email at ang mahalaga alam mo yung basehan ng pinaglalaban mo at may documents ka to prove your point..hope that helps 😉
        tip: kunin nyo po yung emails adds ng mga executives ng developer nyo (wag lang customer service kasi copy paste lang naman ang response ng mga yan) para direkta nyo sila ma-email at kasama dapat sa email yung mga government agencies. 😉
      - Drei
        
        abogado na kasi ng developer kausap namin. sila ung pndala nong conciliation. before that, ilan beses n kami nangulit s email pero firm sila n sila ngrerefund. kya ng file n kmi complaint s HLURB.
      - Drei
        
        sino pla developer nong kinkwnto mo?
      - bikolano
        
        actually same kami ng developer po. ang problema po kasi kapag confined lang sainyo (buyer, developer, hlurb) yung usapan, nagmamatigas ang developer. ano nga naman ang laban ng Buyer kapag lawyer na nila yung pinaharap? ganun kasi yung nangyari sa’kin nung first few months, laging denied yung demand ko for refund nung si developer at hlurb lang kasama sa email. pero hindi ako tumigil hanggang umabot sa halos everyday na yung email ko. pinalawak ko yung recipients at humingi ako ng tulong sa Opisina ng President, HLURB Main, HLURB Legal, HUDCC, even SEC. Kinwento ko yung circumstances at nagrequest ako ng direct intervention kasi wala akong pera para sa abogado at may basehan ako sa demand ko for refund….to make the story short, the developer blinked at in-approve yung refund ko. ang unang pinakiusap nila, kung pwede stop na daw ako sa pag-email. hahahaha 😉
      - Drei
        
        pano ka humingi tulong s Opisina ng President, HLURB Main, HLURB Legal, HUDCC, SEC? did you email them lng? or personal ka ngpunta s office nila to ask help?
      - bikolano
        
        by email lang po. tulad nga po ng sinabi ko, overseas po ako the whole time na nangungulit ako ng refund hanggang sa narelease yung tseke po 😉
      - Drei
        
        s mga gov agencies n inemail mo, sino ngreply?
      - bikolano
        
        gawa po kayo ng narrative nung case ninyo (include the timelines). ilista nyo point by point yung mga provisions sa PD957 na nilabag ng developer at under each point ikwento nyo in detail kung ano yung nangyari sainyo pano nyo nasabi na nilabag ng developer yun. at i-attach nyo yung mga papeles nyo po to support your arguments. yung frequency ng pag-email, up to you po. yung sakin: una once a month, then once every 2 weeks, then once every week hanggang sa almost everyday nako nage-email. hahaha. lagi ka naman ata connected sa net? goodluck po sainyo 😉
      - Drei
        
        during conciliation pla, ayw nila mgdetalye, kung mgddetalye din lng dw nmn, sa court na lng. my mga nirraise kami pts pero ayw nla ientertain. take it or leave it dw ung 40k or s court na lng.
      - Sha
        
        I have the same situation with you but for us ay mas malala pa…the turn over of our unit should be end of Dec 2010 and till now hinihingi namin ang refund since 2014 at fully paid na ako since Sept 2014 at sinasabi nila na inaantay pa daw nila ang kanilang baong investor eh anong year na..you are right its really hard to deal with them directly lalo na at OFW din kami. Mag email ako sa HLURB at sana naman bigyan nila ng pansin.
      - bikolano
        
        Sino po developer nyo Ms. Sharon? Ako po overseas din the whole time na nakikipag-usap ako via email sa developer para sa refund ko po..
      - Sha
        
        Pacific Concord Philippines Incorporated as in ang tagal ng refund nila.
      - bikolano
        
        nandun po sa taas ng thread na to yung shared experience ko po Ms. Sharon. yung mga email adds ng mga government agencies na dapat included sa emails ay andun naman po sa pinagshare ko lower part ng thread. 😉
      - allhen
        
        sir panu po ko almost tapos na po ang equity at chneck q talahibhan padin. gus2 q ng mga ful refund mba2wi q po b pera ko?
        thanks
      - bikolano
        
        Basta hindi po nasunod ng developer yung nasa agreement nyo ang you have proof (emails, photos of the site, contract, etc) you can always demand for full refund. Nasa thread po yung strategy pano nyo gagawin pagdemand. Nasa thread din mga email add nung mga dapat na bulabugin niyo. Magbasa po kayo ng PD957 para maliwanagan kayo sa rights nyo at maging masipag at makulit kayo sa pagfollow-up. Initially irereject nila ang demand for refund pero balewalain mo lang. Tuloy ka lang sa pagdemand basta may proof ka. Make sure to involve the Office of the President as well. Goodluck..
        
        Ps. You don’t have to file for a case with HLURB (it will be a waste of time, money & effort) nor get a lawyer (waste of money). Ikaw lang mismo magagawa mong makapagrefund basta alam mo kung pano gagawin mo.. 😉
      - bikolano
        
        basta po hindi nasunod ng developer yung terms ng contract nyo, i.e. turn-over date, you have all the right to demand for full refund. so pakireview po ng contract nyo..as i said po sa case ko, 1 month delayed lang yung developer sa turn-over date pero nakapagrefund po ako. goodluck po..
      - Susan S Marcelo
        
        Sir Bikolano,
        na ishare niyo ba dito yung mga email addresses ng listed goverment agencies sa thread dito.thankls
      - bikolano
        
        yes po..
      - Susan S Marcelo
        
        thanks a lot for sharing. It helps me a lot, My case naman, ginamit ng developer anf accounts namen na magloan sa ibang bank,using other collateral projects but under our name. Ginawa ko yung advice mo dito na thru email nalang. Mag compose palang ako ng email ang kaso ayaw ibigay ng account officer ko yung email address ng executives.
      - bikolano
        
        hindi po talaga ibibigay yan if sa kanila ka mismo hihingi. search nyo na lang po sa google yung company. if may website sila, I’m sure nandun yung identities ng executives nila. otherwise, send an email sa BIR/HLURB/SEC etc. para matrace kung sino yung registered owners ng company. anong company po pala yan?
      - Susan S Marcelo
        
        Thank you for your reply, Grand Monaco Estate Developers Inc ang aming developer.. Bukod sa walang LS CR during selling,nagkaron lang sila last January 2016 lang, nagbigay kami ng reservation 2013 and 2014-2015 ang down payment, sigurado ako na internal corruptions ang nangyayari from the account officer of the developer to the bank financing, hindi dapat allowed ng bank ma approve ang loan kung walang LS CR ang CTS. I will send an email of complaint, then tomorrow I will give the original letter with notary of the public for formality of the complaint.
      - bikolano
        
        Labag nga po sa PD957 (Section 5) yung ginawa nila kasi hindi pa sila allowed magbenta pag wala pang CR/LTS. isa rin po yan sa mga justifications ko nung nagdemand ako ng refund (in addition to Sections 19, 20, 23) . good luck po sainyo Ms. Susan.
      - Susan S Marcelo
        
        Thank you, Nag submit ako ng complaint letter sa developer noong Feb 15,, pina notaryo ko pa nga, I gave them 1 week to respond at ma aksyonan nila until today. Pero ang sagot saken ng in charge, nandun na daw sa President nila yung mga documents,hihintayin ko hanggang mamayang hapon, pag hindi pa nila aksyonan, gagawin ko na yung ginawa niyo. Mabigat kasi din sa case namen kasi nag double loan sila, ginamit yung pangalan ng asawa ko sa ibang project nila, yung pangalan ko naman sa isang loan.
      - Jason Pascual
        
        Mam Susan, Kmusta po? Nakuha nyo na po ung refund nyo sa Grand Monaco? Same case din po ako Grand Monaco Casa Mia one year ko na po hinahabol ung refund ko, until now di ko pa nakuha.
      - Susan S Marcelo
        
        Sad to say,hindi pa din.Naka take over na sa bank yung samen,kaya itinutuloy pa din namen yung hulog,nakaka inis lang kasi hindi kami mabigyan nh copy ng title at guarantee letter ng Security Bank eh samantalang mag 2years na kami next month sa amortization namen
      - Lhei Amisola-Lim
        
        Hi Ms. Susan, anong project ng Grand Monaco yung sayo? Kmi nman katransact nmin yung contractor ng Grand Monaco. Ibinayad daw iyon ng GM sa Contractor kasi di daw makabayad si GM. This is accdg to the sales agent na kausap nmin.
      - Susan S Marcelo
        
        may nabili din kayo sa GM?
      - Susan S Marcelo
        
        Sir,pwede ko po makuha email address niu,may mga questions lang po ako.thanks
      - bikolano
        
        sure [email protected] 🙂
      - Aissa Marie Julia Llanto
        
        Hi Mr Bikolano,
        
        Pwede po mahingi yung list of emails ng mga government agencies na ginamit nyo?
        
        Hindi naman po ako nanghihingi ng refund. Happy naman po ako sa nabili kong bahay at lupa from Suntrust Properties. Ang problema po kase is I just recently found out na may “Lis Pendens” annotation yung TCT ng property. Naka in-house financing po ako at plano ko po na ilipat sa PagIBIG ang mortgage ng property. 2 months na po kame nanghihingi ng status update sa Legal Department ng Suntrust and 2 months na din silang walang maibigay sa amin kundi ang reason na inaalam pa nila until now kung ano ang history ng property.
        Lesson learned po ito sa akin as a buyer. I should have checked first with the Land Registration Authority before buying the property. Masyado lang akong tiwala na hindi magbebenta in bad faith ang Suntrust which is under the Megaworld group.
        Meron po ba kyong ma-advise sa akin at sa iba pang homeowners and lot owners dito sa The Gentri Heights sa General Trias. Nabanggit kse sa akin ng kapitbahay ko na maraming homeowners/lot owners na fully paid na pero wala pa ding hawak na TCT ng property nila.
Alvanna

Hi philpropertyexpert,

Greetings from Dubai, United Arab Emirates!

I saw your posts on your website, and I would like to ask your expertise.

Bumili ako ng property sa BellaVita Philippines located sa Tayabas Quezon last October 2015. When I settled the downpayment, they told me that turn over will be on April/May 2016. Months came and no news from them since nasa abroad ako.

Ang mode of payment ko 24 – month deferred payment, nakabayad na ako ng around 110K pesos, when I decided to change it through PAG-IBIG. They asked me requirements until rumors came from my family na 2017 na raw ang turn over. Then I decided to back out nung June 2016, I emailed and chased them and told me last August 2016 na it is not approved. I talked to them and informed them an at fault sila kasi hindi sila nag deliver ng promise nila wherein sa advertisements nila ay April/May 2016 ang turnover.

I called them many times to explain, until today, I receive an email saying na for the 3rd time na na-endorse nila ung refund request ko, approved na and they will send me the computation within this week.

Question ko po, can I expect full refund?

Thank you po and looking forward sa reply nyo.

Alvanna
Christian Tolentino

Good Day Ma’am Joanne and Sir Nimrod

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
Armando Francisco

Hello Mam,

Good day po, ask ko lang po kung ano mabuti kong gawin dito sa kaso ng bahay at lupa kong nakuha sa isang subdivision? bale po 2nd owner na po ako..naka pagbigay na po kasi ako total of 500k dun sa broker at ito po ay nabayaran ko sa loob lamang ng 6 na buwan, 200k po dun sa representative ng 1st owner tapos po 300k po dun sa broker/ developer. Bale po siguro ito yung Equity at yung naibayad na ng 1st owner..hindi po ako binigyan ng O.R. nung broker sa halagang naibayad ko, kundi nag bigay lang sya ng conditional sale agreement na doon nakasulat yung hinulog ko..pero 200k lang po sa name nung representative ng 1st owner at ako..yun pong 300k napunta sa broker pero wala ng legal document kundi sulat kamay lang sa 1 papel nung broker bilang patunay. Komo ho tiwala naman ako at taga dito din naman ho sa Baliuag Bulacan, ibibigay na lang daw nya ang O.R. ng worth 300k after a week, pero wala din po, ok naman sa akin na maghintay, ito poy nag start ng 2013 to 2014..tapos po nagusap uli kami na kung pwede mag start na ko ng paghuhulog sa bahay, IN HOUSE po..last year lang po kami nag usap..nung nag usap na ho kami..pinag open nya ako ng tseke sa bangko..thru post dated po ang sistema ng hulog ko monthly..ang masakit lang po pinapirmahan nya sa akin yung 24 pcs. ng tseke ng wala man lang kami legal o notarized agreement o kontrata na pinapirmahan sa akin at nya bilang representative ng developer..at sabay sabi nya na tumaas na ang current price nung house and lot na halos wala pang 2 taon kmi nag usap..parang force to sign ng tseke ang ginawa nya without providing any legal agreement o written sign agreement naming dalawa ayo ho sa bagong price nitong bahay at lupa..bale aka 13 month na ho ako ng hulog starting october 2015.
Ngayo po dumating ang pagkakatao wala na ho ako financial sources o kakayanang ituloy po itong bahay at lupa.dahila sa mga sunod sunod na problemang pamilya at pinansyal ang dumating sa buhay ko. pwede ho ba ako mag default payment o i cacel a ito..dahil talaga po hindi ko na kaya.ano po ba ang dapat kong gawin? ito po bang kaso ko ay nakapaloob sa P.D. 957 o R.A. 6552..ano po ba ang rigths ko dito at mga paglabag na ginawa ng broker sa akin? sana po ay matulungan ninyo ako sa problemang ito. Marami pong salamat at naway pagpalain kayo ng dios sa inyong mabuting pagtulog sa kapwa

Gumagalang
G. Armando Francisco .
- Nimrod Flores
  
  Sir, ang maganda nyo pong gawin, punta po kayo sa Public Attorney’s Office dyan sa Bulacan. Libre lang ho ang mga abogado ng PAO kung wala kayong kakayahang kumuha ng private na abogado. Patulong po kayo para magsampa ng kaso dun sa broker or developer na binilhan nyo.
Justine

Hello ma’am
My name is justine from Toronto. I paid the deposit and paying monthly for the lot in nasugbu, the company name is landco.corp. nagsent po cla Sa amin Ng contract for signature and red ribbon, so we did everything to Philippines consulate here in Toronto . We sent it back to them but unfortunately, I received a call from landco staff at sinabi na nawala Ng 3rd party Nila Un papers. It’s been 1.5 years na po since we paid the deposit. Ano po ba dapat namin gawin.

Many thanks,
Justine
- Nimrod Flores
  
  Kung talagang nawala po ng someone from their end, then it should be their responsibility to reproduce the documents and have them signed again. They can’t just do nothing about it and you should demand from them that they do something to correct it. It’s very risky on your part to keep paying for a property you don’t have something to hold on for.
Armando Francisco

Good Morning ho Mam Joan, Sir Nimrod,

Ako ho si Armando Francisco, hihingi ho sana ako ng advice o suggestion kung ano ang dapat kong gawin..Nai share ko na ho ang problema ko last 11 days ago, tungkol ho dito sa bahay at lupa na hinuhulugan ko. Salamat ho and God Bless sana po ay mabigyan nyo ako ng advice kung ano dapat ko gawin. More Power po
- Nimrod Flores
  
  I’ve posted a reply to your previous post na sir. Hope you’ll get your money back.
Oliver

Hi! I am a real estate broker and sold a property from a reputable developer. However, I’ve recently found out that the title of the land is not yet under the developer’s name because the bank refused the loan due to the fact that title of the property is not yet transferred to the developer from the original seller. and now client wants a full refund and is saying that if they dont get one, they will reimburse from me. Can they do that? And am I legally liable also due to developer’s misrepresentation and bad practice? Thank you
- Nimrod Flores
  
  Yes, that’s possible. One important professional responsibility of the broker, is to protect the interest of his clients. But this doesn’t mean you’ll surely be liable. You may still defend yourself, if you’ve really done your job as you’ve sworn an oath to when you were granted your license.
Francisco Mendoza

Ma’am ask ko lang po kung tama po ba na kami ( buyer) ang gumastos sa pag tatransfer po ng lupa nabili po naming sa Sta Lucia Realty?
- Nimrod Flores
  
  It’s common industry practice for developers to charge these costs to the buyers. This is only because the actual legwork is done by the developers’ own staff and the price you paid for the property does not include the actual costs of transferring the Title to your name. And this is actually for your own convenience na rin.
richa suzette samonte

nakakuha kami ng townhouse pero makukuha ko ba ang full amount dp 900k(10months to pay) at misc 97k na binayad namin last feb-nov 2015 natapos, if cancel ko na lang.dahil nawala nila ang orig Land Title kaya hindi ma process ung transfer sa name namin nung time na lumabas na ang letter of guarantee from bank(ngaun expired na at for re-application ulit mangyayari)..
at first ang reason nila matagal daw un city hall sa transfer ng title, after few months na pangungulit namin bakit ang tagal,after 3months inamin nila na nawala nila ang orig title..based sa research ko aabot ng 1 year bago marelease ang bagong orig copy ng land title saka pa lang maapply sa bank home loan..as of now waiting pa rin kami ng update from developer. Pwede ba ito ilapit sa HLURB?
- Karen
  
  Hi… Im fighting for my refund also due to late of turn over of our condo unit.. You can go to HLURB and check if the developer is teally legit and they have contract to sell with the property u bought… You may also write a letter of intent to the developer on ur decision to withdraw all the money you have given them.
  - richa suzette samonte
    
    Thank you for the advise karen..
  - Drei
    
    hi Karen, any news po s case nyo, our condo is delayed if for 1yr+ already. we filed complaint na rin s HLURB pero wla rin nangyari. nanood lng sila during conciliation. d man lng ng-aadvise.
Bert

Hi Ma’am, I am Gilbert and bought a house and lot, already paid the 20% down payment and about to accept the unit but found out that the lot and floor area is less than what is on contract. To make it worse, there is delayed turnover and for that I asked for some refund of the interest I am paying to the lender(bank financed) until the loan amount has been fully released to the developer. My loan was released in tranches according to the accomplishment of the project. The last release of the loan is 10% of the loan amount and will be released when construction is completed and ready to be the turned over. My monthly amortisation will start after the said release. But since they do not want to make the refund the unit is not turned over to me yet. As a result they proposed to buy back the property. My question is, how does this buy back being done? Is this legal and are there any law that relates to this. I find it unfair because they(developer) said that they will give my money back when the property to be bought back has another buyer. I hope you can help me with this. Thanks in advance!
- Nimrod Flores
  
  You mentioned po that it’s just a “proposal”. That means you are given the choice to accept it or not. Di naman din illegal ang pino-propose nila. But if you don’t think the proposal is reasonable or fair, you can decline it and maintain your claim for refunds.
  
  As to the details on how it works, there is no standard or required arrangement for that. You are free to negotiate and agree on how it should work.
  - Bert
    
    Thank you very much sir! Appreciate your response.
Katy

Hello po Sir Nimrod. Ask ko lang po… kumuha po ako nag house and lot sa subdivision bali in house po ung contact ko sa kanila. Gusto nag developer na mag transfer sa PAG-IBIG kasi ayaw na nila sa in house financing. Pumayag na man ako. I fully paid the equity and 14 months amortization na nabayaran ko. Yong remaining balance ko sa kanila na 1.5M yung pinirmahan ko for pag-ibig loan. My question is…. pwede ba ako mag pagawa nag new contact sa kanila na subject to pag-ibig loan at hindi na in house financing?
Gusto nila continue ang bayad ko sa kanila monthly hanggang ma approve yung loan ko sa pag-ibig. Sabi ko sa kanila pwede hintayin na lang ung pag-ibig para hindi na ako magbabayad sa kanila kasi malaki interest ung sa kanila. Sabi nila mag refund daw sila kung ma approved ung pag-ibig loan.
May karapatan ba akong hindi sumang-ayon sa kanila na hindi na magbabayad until ma approve ung loan ko sa pag-ibig.
Ur response Sir is really appreciated. Please help me po. Thanks and God bless.
- Nimrod Flores
  
  If they are changing the terms of your agreement, then yes, of course po, karapatan nyo talagang ipabago rin yung pinirmahan nyong kontrata or hindi sumang-ayon sa mga bagong terms na gusto nila.
  
  About sa reklamo naman po, HLURB ang tamang office para dyan.
  - Katy
    
    Maraming salamat po sa reply sir Nimrod…. sir, follow question lang po. I found out that our developer was issued 2014 a Cease and desist order from HLURB for non-payment of violations and incomplete development. Until now sira pa rin ung road namin at walang amenities na na develop. Sir, may rights po ba akong hindi Muna magbabayad sa ka nila nga amortization until they can fix their problems in HLURB? THANKS PO SIR NIMROD AND GOD BLESS.
Paula

Hi, what could be the remedies if the seller does not provide a contract to sell even if the buyer continuously demand for it? Thank you.
- Nimrod Flores
  
  If an issue cannot be solved through an amicable settlement, then you’re constrained to involve other parties, preferably the authorities, commence a legal action. In your case, the specific authority will depend on whether the seller is a developer, or a private individual who’s not really in the business of selling properties.
  
  If it’s the former, then you should go to HLURB. If it’s the latter, you can go directly to the civil court.
John

Hi Sir Nimrod,

I have a loan for a condo where the payment will be completed in two months. When I checked with the bank and the developer, I found out that there is still no CCT under my name. Apparently the mother title is still with the developer and still not divided into the condo unit owners. The developer said that the whole process will still take more than a year. Who will be liable for this issue? And where can I complain?

Thanks!
Joanne

Hi I am Joanne and an OFW. I would like to know if it is possible to file for a refund based on PD 957 due to the following:

the promised village and amenities were not followed,
no LTS during the time it was sold to me,
With a cease and desist order during the time it was sold
building walls, hallways and posts already have a lot of cracks
some that seem to be starting to collapse and not being able to hold the structure and weight of the building.
changes in the masterdeeds are constantly changing without the involvement of residents, thus the original village that we bought was not delivered.

There was a cease and desist order but we were still paying. Unfortunately, I found out about those things a little late as I didn´t move into the village sooner.

When I got the unit last 2005, we were led to believe that there would be McDonalds, 7-11 convenience store, and that it would be similar to Eastwood. But even as of today, those cannot be found in the village. Just a few years and cracks can be found in the hallway floors, walls, building walls outside and there was even a building which has one corner post that looked like it cant hold the building up anymore.

There were changes in the original Masterdeeds which also involved altering the number of floors of some buildings from 4 floors to 12 floors which was why there was a cease and desist order, but the developer ignored hlurb´s notice. HLURB didn´t do anything about it as well.

I have stopped paying since 2013 as I have filed a complaint directly to the developer, but they have not given me any options. They only responded to a meeting with HLURB and my representative, but nothing came out of it.

The credit and collection have been sending me demands for payment and they are saying they have a no refund policy when I stated that I have been demanding a refund but no decision have been made. I have paid for more than 5 years (around 8 years +/-), as a delinquent payer, I believe I am entitled to a partial refun, though I would want to get a full refund.

We feel that HLURB is taking the side of the Developer as they are not doing much about the complaints. Not all of us of course have the financial means to spend money paying for the filing fee with HLURB just to be re-appealed again and again until our pockets run dry. That is why many (filipino) residents there could not file with HLURB, and the foreigners who are very vocal were given refunds.

I would appreciate your advise regarding my case. There is more to it but I think my message is pretty long enough. I hope you can give me some advise on how to handle this and demand a refund.

Thank you
richard villanueva

Hi. I purchased a lot in Nuvali last september 2015. Developer is Alveo
TCP is 5M
The terms was 20% DP payable in 18mos monthly installment and 80% balance upon completion of DP

The lot is to be turned over on early 2018, and according to my payment terms, i need to pay the 80% balance on APR 2017(i will do bank financing).

My question is does the developer have the right to claim the 80% balance on APR 2017, as i have signed the payment terms. Or do i have the right to withold the 80% balance until the lot is ready for turnover? As i understand that once i go for bank financing, the bank will pay the developer in full. Its like paying a car in advance but you can only use it one year after.

Another dilemma is the Contract to sell is still not given to me, as ALVEO is pushing me to issue a PDC of the 80% balance before they can issue the CTS. They told me that its their “policy”

I already sent a formal request to the developer to withold the 80% dp until they are ready for turnover, but they havent reply and it has been 3 months

Can someone please help me with this issue,

Thanks
- JM GH
  
  When is the stipulated date of completion of the project?
Shirley Calub

Hi! We are currently having this problem:

Last Feb 2012, it’s our first time to purchase a lot for 0% 5 years to pay. We are already in our 5th year of payment when the turn-over associate is forcing us to pay the remaining balance telling us that the balance is due and demandable after turn-over notice. We haven’t signed the contract to buy yet nor we have any info before we bought the unit that we need to pay the remaining balance when the unit is already for turn-over. We are asking any signed document or prior information from them, but then wala silang ma-provide. The associate said that it was in the backpage of a certain reservation/sample computation document, but she can’t provide any. Do we have any rights to not to pay the remaining balance and continue to pay with our signed payment scheme?
- Rico
  
  Hello po, Pareho po kmi ng problema ni Ms. Shirley Calub.
  Last December 2016 nkatanggap ako ng email at letter galing sa developer ng binili kong lupa at pinipilit ako na byaran ang kabuuang halaga ng lupang binili ko, pro under pa ako sa 50/50 payment schem nila at sa ngyn nakaka 25% palang ako ng paghuhulog. ang kanilang dahilan sa akin ay dahil daw ang unit ay for turn-over na at ung 50/50 schem ay void na! ako din ay walang kontrata na pinipirmahan pero pinipilit nila na ang account ko daw ay due and demandable na! nais ko po malaman kung legal po ba ang ganitong ginagawa ng mga developer na pipilitin pabayaran ng buo sa aming mga kliyente ang aming lupang hinuhulugan kahit na wala kami kasulatang na pinirmahan at nsa kalagitnaan ng aming paghuhulog. at kanino at saan kami pwede lumapit para sa ganitong mga reklamo. maraming salamat po.
  - Hrnan Munoz
    
    HI, pareho po tayo ng situation ko ngayon, ano na po ang update sa inyo? pa help kung paano nyo na solve.
- Hrnan Munoz
  
  HI, pareho tayo ng situation ko ngayon. ano na po update sa inyo? saan kayo humingi ng tulong? thanks
  - Shirley Calub
    
    Wala po kami nahingan ng tulong. Since remaining 1 year na lang po kami, nakipag-negotiate kame na at least 3 installment na bulk payment yung remaining. Believe me, sobrang haba ng communication namen sa knila about this matter pero walang kumakausap samen na lawyer nila. Wala kaming pinirmahan na CTS. I think if you can hire a lawyer, may laban eh. Balance mo na lng kung ano kaya mo bayaran as of the moment. Bayad na namen since last year, hangang ngayon wala pa rin DAS and Title.
Dr. Christoph Grandt

Hello poh

I have not yet received my Certificate of Title for my unit in Chateau Elysée, Parañaque even three (3) years after full payment. I finally want to RESCIND (ANNUL) the contract with full refund of all payments because I don’t believe I will ever get the title, SMDC is obviously sending me false excuses every three months. Do I have the right to rescind the contract? How do I proceed. My name is Christoph Grandt, a German resident in the Philippines, working at the German European School Manila. Thank you!!
- JM GH
  
  Hi,
  
  Unfortunately, you are not entitled for a refund. Under PD 957, refund can only be demanded in the case of delayed handover. But you have the right to demand your Certificate of Title with them. What I can advise is, ask a lawyer to draft you a demand letter indicating that you will file a complaint against them with HLURB if they fail to transfer the title within time stipulated by you. But be ready, as most developer will brush it aside until they received a notice from HLURB. In any case, if it goes through HLURB arbitration, the arbiter MAY just find it that SMDC is acting on bad faith and may award exemplary damage to you, ask them to pay you the attorneys fee and the cost of the case. Don’t be afraid to file complaints against SMDC, you have all the law on your side.
  - Dr. Christoph Grandt
    
    Thank you very much for your extensive reply. In the meantime, probably because of all the letters I sent, the title is supposedly there, at least SMDC sent a scan. However I don’t hild it in my hands…
    Thanks again,
    
    Chris
    
    ———-
    Sent from iPhone
    ———-
Drei

Hi,

We bought a condo unit that was supposed to be turned-over
4Q 2015. Nkbank loan n kmi since Aug 2014. We requested to extend DP til turn over pero as per our agent, is not allowed daw. So we don’t have choice but to loan or else,
magpenalty. Until now d pa rin natturn-over ang unit. I heard 4Q 2017 pa. it
means by that time 3 yrs na kmi ng nkbank loan without utilizing the unit. We already
filed complaint s HLURB. After 2 concilations, nkkpagsetle na ang developer ng
40k. we already paid 400K for monthly amortization so we didn’t accept it. If
we decided na s court na lng, my laban ba kami? Is PD 957 applicable to us?
- JM GH
  
  Definitely! Be ready to b awarded exemplary damages, attorneys fee and other awards from the court.
Mrl

Hi Ma’am/Sir,

I reserved a house and lot unit last May 2015 and paid the required full equity in November 2015 (3 months earlier than what they required). We were advised that unit will be constructed upon payment of full equity and will be completed within 3 months but the construction is delayed or too slow. Contract to Sell was signed last September 2016 and PAG-IBIG take-out notice was released on October 28, 2016. From November 2016, we are continuously paying the monthly amortization at PAG-IBIG but until now the unit is still under construction. Can we file for refund for the months of delayed turn-over?Turn-over deadline is not indicated in the Contract to Sell, however it is stated in their License to Sell that unit must be completed one (1) year from the date of purchase. Does purchase date starts during the reservation date or during the execution of Contract to Sell? Kindly advise. Your help will be very much appreciated. Thank you.
- JM GH
  
  Hi Maam,
  
  Once the company requested to HLURB a request for extension of time, it is considered as delayed regardless of what your contract says. New IRR of HLURB implicitly dictates that delays shall means delays from the approved license to sell date from HLURB. You can demand for a refund under Section 23 of PD 957.
  - Mrl
    
    Thank you Sir. I requested for the refund of my monthly amortization computed one month from the date of PAG-IBIG take-out until the unit is turned-over. The developer however would not grant my request since according to them loan has already been taken out at PAG-IBIG. What could be my possible next action on this Sir?Thank you.
    - JM GH
      
      Hi,
      
      Refund can only be done if you are opting to cancel everything due to delayed of handover. But if you mean to say that you want to penalize or demand for damages due to delay, then the best thing you can do is to demand compensation from your developer for month theyre delayed, for example, 15,000 per month to cover the rental expenses you are paying because you have to rent another house because the house you bought is not yet ready. If they dont budge with your demand, feel free to escalate this to HLURB. HLURB will advised you to go through reconciliation first, if both parties cannot agree on something, then you can opt to file a verified complaint which will be brought to an arbiter. The filing of a verified complaint will require you to some payment depends on how much compensation you are asking. Nonetheless, if the three months completion date is indicated in the contract, it is already established that they are delayed and you maybe entitled for a compensation. HLURB may advised you that you will require a legal representation, a lawyer, but remember, under 2011 Revised Rules of Procedure of the HLURB under Section 11 of BOC Resolution No. 871, the appearance of counsel or representative is optional.
      - Mrl
        
        Thank you sir.Will be sending letter to hlurb to inform them of my concern.
Cathy Pagco Zabala

Hi po,ask ko lang if ano po ang right namin as a buyer. Na take out po namin ang bahay 1 mo. ago,napansin po namin na d maganda ang pagkagawa ng bahay,ung outlet po mejo nakanganga, ang septic tank hndi po nakasemento,kulang po ang jelously ng isang bintana, hindi masara ang french window.ilang beses napo kami cge tawag sa contractor pero paasa lang po ang natatanggap namin.ano po ba ang kelangan na gawin? D rin kc xa macategory as low cost kasi more than 1M ang cost ng house and lot nla.thanks po if makaadvise po kayo.
- JM GH
  
  Hi Ms Cathy,
  
  Usually po Maam may Defects Liability Period (DLP) po tayong sinasabi sa mga real estate development po. Ang norm po for DLP is 1 year unless specified sa contract nyo po Maam. This means na anything na masira o magloko because of “workmanship” o “quality” sa property, the developer still needs to come back to it and repair it po Maam. Ang issue lang po dyan is, during the stage of handover, may punchlisting po dapat ang buyer. On this punchlisting process, doon nyo po dapat brinought up yung mga “aesthetic” concerns nyo po Maam. Kasi like for example, nakanganga na outlet, unless it can be argued na sira po or it posed hazard sa mga occupiers, “aesthetic” reason is usually not an immediate ground for a repair po Maam. You could pursue, but it would take a long process po Maam kasi subjective po yung binobrought up nyong issue. But for the case of hindi masara yung french window, this falls under workmanship. Pwede nyo pong icomplain yan sa developer and they should repair it. For the septic tank, unless you have a copy of the approved plans and it says that it should be cemented, then it should be followed. But most likely, local regulation dictates septic tank should be properly insulated to prevent leeches, so cementing it is preferred. You can coordinate po sa local engineering office po, brought it up to them, ask them what is the regulations and if it goes against their regulation, why was it not followed in that project.
- Ronilo Ysmael
  
  Ireport mo sa HLURB!
Arnold Caranguian

Meron po akong Housing Loan thru inhouse financing tapos napo ang equity monthly amortization na po kami as of now 3 months delayed na po kami sa monthly amortization (15k / month) we receive contract cancelation already na may 1 month grace period demanding us to pay the 3 months which is 45k. Nakikiusap po kami sa developer na baka pwede na kami mag move in para di na kami umuupa at yung iniuupa namin idagdag namin sa monthly amortization at dahil sa may Policy sila na kailangan walang delay sa monthly amortization hindi nila kami pinayagan. Hindi ba talaga pwede na ganun talaga bang stick to policy ang mga developer? meron nabang naka experience ng ganitong scenario? Sir Nimrod Flores can you give me advice on what to do? medyo mahirap mag raise ng 45k na biglaan.
taloPikon

Hi,

I bought a property here in Cabanatuan City from one of the biggest developer. It was turn over to us last December 2013. We barely used the unit as we only return once or twice a year for few weeks only. We however return for good last February 2017. That’s when we found out about the leak on my 2/F T&B which affected also the Master’s Bedroom underneath it. I was told that the leak was not covered by warranty anymore, as such I have undertaken the repair myself. To my horror, when we removed part of the ceiling, I saw that part of the beam was chipped off and the rebars were cut to make way for the sanitary line. What can I do? All i know is that the beam will be weakened by what they did. Is the developer liable to that? The unit was turnovered to us with the ceiling on and due to were abroad when they construct, it’s impossible for us to see these defects which I think is deliberate.

The property is still mortgaged to the bank with a year to go. https://uploads.disquscdn.com/images/cf6ef346f712a85f1716dbd5a693b2edc40ef79d76962ffcd98fd602ac1bae22.jpg
- Nimrod Flores
  
  That looks bad, really. And it can only be deliberate nga po.
  
  As to what you can do, you should see a lawyer to help you file a case to compel your developer to fix this problem. Or pay for it.
- Ronilo Ysmael
  
  Send a formal Demand Letter to the the Developer to rectify the defects! Include a picture of the defects to your demand letter.It is their obligation to repair any hidden defect! It they refuse, report it to HLURB!
- Jean Bell Ploteña
  
  hi po Mr. bikolano..yung problem ko nmn po is ng bigay poh ako ng down payment sa condo na gusto ko..3 units po..30% yung down payment ksi nga dw after ng downpayment pwede nang lumipat..nung july 2013 poh nangyari to..hanggang ngayon wlah pong resulta..after the down payment marami nah ang sinabi..hndi pah dw pwede ksih dagdagan dw yung payment..tsaka po hndi dw poh ksih hndi sapat yung account namin..then we talk again prah kahit 1 unit nlng poh yung kukunin prah makalipat nah kmih..hndi rn daw pwede…panu poh bah marefund yung pera ko…mahigit 2M poh yung downpayment nmin sir..naubos nah nga po yung savings ko dahil jan..sir pls help me to know kung paanuh ko po marerefund yung downpayment ko..salamat po..just rply into this email [email protected]…salamat poh..
Jake

Hi, i purchased a condominum with RFO condition of paying p99k. We moved in on November of 2015 after paying the dp and reservation fee of p20k. They also asked me to pay p15k for 6 months before we transfer to bank financing. My bank applications were being handled by them, they have all of my requirements. Due to delays in bank loan processing, they asked me to pay for inHouse financing which has a very high interest, we ended up paying 24k per month when we were expecting only 13k if via bank financing. When we received the bank loan approval, it was only for 10 years so the monthly amort was too high for us, they told us they will work with the bank to move us to 20 yrs, until now… We have not heard from them on the bank’s feedback and since they agreed when we asked if we can pay inhouse with the same approved interest rate of the bank we waited for the new monthly amort rate for the PDC, since they have not been able to give the amount to us since october of 2016, we have not paid them anything until niw bec. We do not agree to continue paying them with the high interest rate. Please help as we want to back out. But not sure how this works when we’ve been living in the condo unit since day 1 of making the partial downpayment.
Donna G Esguerra

Good morning. Nagloan po kami sa Bank and paid na po in full ang developer. Nagstart na po kami ng monthly amortization pero hindi pa din natuturn over ang unit. Paano po ako magdedemand na reimburse muna sa akin ang binabayad ko monthly sa bank hanggang hindi pa natuturn over and unit ? Ano po next step ko ? Thank you
- Drei
  
  sino developer?
- Ronilo Ysmael
  
  Send a Demand letter to the Developer to pay you the interest of the money you paid as released by the bank! pag umayaw, ireport mo s HLURB!
nerisa almo

Hi, need ko po ng legal advice.

Is it really impossible to refund the reservation fee I paid for a studio-type condo even if I haven’t started paying the equity yet?

I paid 20k reservation fee po last Feb 26. I was assured that with my current gross income, I will get an approval for bank loan. I submitted all the requirement for the loan. It was only last Friday, March 24, when I was told that the bank still hasn’t given a reply about my bank loan (may chance naman daw po kaso di pa approved ng kinauukulan yung loan). The broker said I have an option to get a co-maker for better possibility of having my bank loan approved. However, payment for the equity should’ve started yesterday, March 26. I haven’t given any PDCs for equity yet since I want to know first if my loan po will be approved. I called the documentation officer of the developer earlier, March 27, and was told I may be charge for late payment for not paying the first month of equity.

But with what happened, I lost interest to continue my plan to get the unit po. If so, is there no chance po ba to get at least a percentage of the reservation fee? Since di naman din po na-deliver yung promise na maa-approve ako despite the document I signed about forfeiture of reservation fee, which I don’t have a copy yet. Sayang po kasi yung money, parang napunta sa wala.
- Ronilo Ysmael
  
  REport to HLURB!
HD Lonzaga

Hi, I’m a unit owner of SMDC BREEZE RESIDENCES. I want to ask for your help where can I file a case or take an ction to the management because of the delay handling over of my property. I want to ask help if a lawyer can help me to file this case. Thank you.
my email adress is [email protected]
- Marilyn Manalo
  
  Hi @HD@hdlonzaga:disqus, I’m also a unit owner of SMDC BREEZE RESIDENCES and having the same concern. Our unit should had been turned over since end of 2016 but until now nothing. Last week, someone from Customer Service sent an email informing that again the expected turnover is postponed by mid of July.
  Let me know should you have any update with your case.
Ferdinand Bañaga

Hi I’m Ferdinand. Ask ko lang po.
Nakakuha po ako ng house and lot sa isang subdivision dito sa Taguig City. on June 2017, Matatapos ko na po bayaran yung 20% downpayment (24 months to pay-no interest) . As of today, March 2017, di pa po sila nagsisimula sa construction nung block namin.After ng downpayment, sabi ng developer choice namin kung bank financing or in-house. Hindi namin gusto ang in-house kasi sobrang taas ng interest(8%). Approve naman kami sa bank(5.88%), kaya lang di nila i-rerelease yung loan hanggat di pa 30% completion ng construction. Hindi po ako confident na matatapos at least 30% ng construction by June 2017 – end ng downpayment ko. Malaki ang chance na in-house financing ito. To give you an overview magkano monthly amortization(thru in-house) after ng DP, Php 30,000 /mo (17,000 yung interest and 13,000 po dun yung lang ang mababawas sa principal).I don’t want a refund. Willing naman po ako ituloy yung lang, it seems na wala kaming choice kundi yung mas mataas na interest. Please advise ano po magandang gawin. Or any law na pwede namin gamitin against sa developer. Thank you in advance..
Edwin

Hi po sa lahat, I need po help, suggestion po mula sa mga naexperience nyo po lahat,.at issue ko po ay,, kumuha po ako ng property sa cavite, last october2016, nagbayad ako 30k reservation fee, tapos nagstart na rin po ako magbayad ng 20% DP, noon nov2017-march2017, kinausap ko na po yung developer na sstop na ako magbayad for DP, dahil sa sitwasyon ng work ko ditto sa ibang bansa, nagtanngalan po kase ung company naming at isa ako sa mga hindi na marrenew ng contract , inform k agad ang developer na hindi ko na madederesto ang pagkuha ng property sa kanil ( SUNTRUST ), sabi po nila meron daw sila computation na ipapadala sakin ,pra sa refund,, bale ang nbyad ko po sa kanila lahat lahat ay 30k-DP – at 5months na 186k , tapos ang lumabas na computation nila ay ang marerefund ko lang ay 29k lang, para hindi po tama ang proseso nila, kaya magtatanong po ako kung my laban pa ako sa kanila pra mapabalik yung pera ko, ang panglaban nila sakin ay ung mga form na may sign ko, salamat po..
ito po email ko: [email protected] – isa po akong OFW
- Fred Lomeda
  
  Under Maceda Law ang buyer ay entittled lamang sa 50% refund kung naka 2 years ka nang hulog sa developer.
alfred sumala

Good day. I would just like to ask for some advice. We are currently experiencing some issues regarding our property developer. Just recently, we had a problem regarding our water bill which cost a whooping 20k+ and reported it to Maynilad. Maynilad said that there might be some underground leaks in our water line. Mukhang naghuhugas po ng kamay yung developer na hindi nila sasagutin yung damages since out of warranty na yung bahay for more or less 7 months palang. may habol po kaya kami dun sa developer na i-shoulder nila yung bill namin sa Maynilad or atleast fix the problem sa water line namin since hidden po yung water line and we have no means to check the waterline nung tinurnover nila yung bahay since undergound po yun? I will very much appreciate any advice that you could give. God bless and more power
Marie

Just want to share with everyone. I bought a unit in Pioneer Woodlands owned and developed by Empire East and Megaworld. These 2 companies have the same owners.
Anyways po, my unit flooded last year due to leak from the upper floor. The wall paint inside the unit is bubbling. The sink cabinet is always leaking. The smell of the unit and the rest of the building is similar to smelling a sewage. It is too hot. There is no proper air circulation. Please spread the word and dont let your friends and family be victimized by Empire East.
Olyve Öl

Hi Elizabeth – thank you for your post! Very informative. I actually need assistance filing an official complaint promised turnover date is much delayed. I requested for a full refund but no response. Please advise next steps!
Mel Man

Hi! I am Mel and I bought a condominium unit in Century Azure Paranaque and I found out that that there was a misrepresentation of the sale. When the agent was presenting he presented it as 48-59 square meter unit for a 2 bedroom condominium but the contract they sent was only 38. Thinking of the agreed price we assumed the pre selling price was 140 t per square meter now turned out 160 t and that was 2013. Worst was when I asked in September 2016 what is the preselling price it is 160t so we paid a 2016 price in 2013 and now felt scammed all throughout the years. I asked to refund citing the misrepresentation but was cannot avail they said because there were only 20 months payment but still it’s almost 1 million hard earned money. I wanted an amicable settlement and would take even half the refund. By the way it went through all bank loan processing and we found out that it is not loanable to what they were telling us when the agent was presenting. so we wanted a refund. Can somebody help. Please?
- bikolano
  
  pakibasa po yung provisions ng PD957. the way i see it, you have all the right to demand for a refund. misrepresentation is one of the valid points per PD957. send a detailed email sa developer (cc: hlurb-manila, lsg-hlurb and all concerned government agencies i.e. hudcc, office of the president, PACE, etc) patungkol sa mga basehan ninyo sa paghingi ng refund and make sure you have back-up documents to prove what you’re saying. also, send an email directly sa concerned government agencies na humihingi ka ng assistance to recover you money and cc mo yung developer para makita ni developer na may ginagawa kang hakbang para mabawi yung pera mo. sa email lang mababawi ninyo ang pera ninyo, trust me. magbasa lang po kayo para din alam ninyo ang inyong mga karapatan. at maging masipag sa pag-follow-up kahit sa email lang. hope that helps. 😉
  - abigail go
    
    hi sir can i have the email addreas of the government agencies like HLURB na pwede ko i cc sa email ko para sa developer ng condo unit na naavail namin nun 2011 then until now hindi pa naturn over
    - bikolano
      
      [email protected]; [email protected] ; [email protected] ; [email protected] ; [email protected] ; [email protected] ; [email protected] ; [email protected] ; [email protected] ; [email protected] ; [email protected] ; [email protected] ; [email protected]
      
      pcc = presidential complaint center
      pms = presidential management staff
      
      pakivisit na lang po ma’am yung websites ng mga government agencies po para maverify nyo if yun pa rin emails adds nila. goodluck..
- Ronilo Ysmael
  
  REport to HLURB!
Elisa Masirag

Hello po. Hingi lang po ako advice. May kinuha po ako pre selling townhouse. Naka 11 mos. Na po ako sa 20% DP na payable in 24 months. I found out po na wala po palang License to sell ang developer. Nag check po ako sa HLURB. pwede ko pa ba ma refund un nahulog ko. Since nag violate po sila sa PD 957. Thank you very much.
- Nimrod Flores
  
  the short answer is yes po.
  - Arianne Concha
    
    What are the process to do this? I have the same situation po and I want out dahil sa bad customer service nila. Do I need a lawyer for this?
  - Mae
    
    Hi, I have the same situation. I asked for the license to sell on the project na kinunan ko ng unit. They gave me license to sell ng iba nilang project. They have been advertising six projects. Isa lang meron LTS sa HLURB. Pwede po ba yun same ng LTS sa dalawang project for the same developer?
- Anne Pauline Genavia
  
  Hello, I just wanted to ask if you were able to request a refund of your payment? I recently purchased a pre selling property and it turns out that the developer’s license to sell was also revoked. I’m also considering a refund of my down payment.
Robert Cruz

I badly need your help. Bumili kami ng lot sa Sta Rosaa Laguna last 2012 under Empire East. We paid for reservation fee, and a week after we issued the 60 PDCs because it was 5 years to pay. In first quarter of our third year paying the monthly amortization (that was 1st quarter of 2015) they gave us the notarized CTS stipulated the schedule of payments for 5 years and balance after turn over. Few months lang after we received the CTS tinern over sa amin yung lot same year thru letter. Same year din sinisingil na kami ng kabuuang bayad maski na ika 3rd year pa lang namin .Pwede ba talaga nila baguhin contract immediately from 5 years to 3 years? Kasi daw balance upon turn over. Sabi ko 3rd year pa lang e 5 years to pay yan. I asked them, was that a trick??? Pls help.
- Ronilo Ysmael
  
  Ask them to send you a formal letter, regarding the 3 year payment! wag magbayad pag di nagbigay ng letter! pag nagbigay naman report to HLURB, show the Contract and the letter! Patay sila!
- Hrnan Munoz
  
  the same situation to me, ano na po ang update sa inyo? please reply and help me also how to deal with this.
- Hrnan Munoz
  
  Sir, sa Sononma ba kayo nag avail ng lot? the same situation po tayo. ano na po ang update sa inyo?
Michael Moreno

Good day, we also bought a house and lot sa montalban, and nag dp kmi ng10% total of 135.800 then na iturn over na po sa amin at dun na kami nakatira unfortunately ang sabi ng agent namin na pde sya I pasok after ng dp stage which is 15 mos. At opt din na thru bank or in house. Syempre mas gusto namin sa pag ibig housing loan. Ng ma aaply na kami pr sa turn over ng bahay dun na sinabi sa amin na d pa pde I pag ibig dhil kulang pa sila sa requirements so nag offer ng bridge financing under pa rin ng developer that was june 2015, 3 mos dw po kaya napilitan kmi mag bayad monthly for 3 mos ng 16,495 a mo. After matapos nagtanong ako if pde n s pag ibig d pa rin dw kaya cont pa ang bayad namin ng 16495 ,dahil sa laki ng monthly namin na lalate kami at may time na d kami naka pag bayad. Pro nakipag usap kami at inayos nami. Ng demand sila ng payment at na reinstate n po kaya lang po un loanable amt na pinakita o present sa amin ng agent at s contract n 1.050.000. Po ang loananble e hindi po un ang nasunod madami ng computataion ang lumabas kesyo bumaba ang appraisal value ng hoise kaya maki ang naging difference ng loan at pinapabayaran na naman po sa amin un panibagong amort na abot ng 300k un 30% 2_3 mos at remaining 12 mos naguguluhan na po ako tama po ba ito nag patulong na rin kami s hlurb pro d pa kmi nkaka pag harap.
- Ronilo Ysmael
  
  Read your Contract, baka nandun ang answer sa nga questions mo!
Mhinnzy

Dear All,
Anyone, I just need your opinion in my situation about the condo unit which I completed already my Equity in 3 years. We follow up so many times to the developer the turning over of our unit, and we have learned from them that the construction not yet started due to their requirments and as usually they keep promising that the construction will be started as soonest but the thing is nothing started yet, so i decided to request a full refund on my payment since the delay and fault is with the developer. After many follow ups again the developer send me a letter With the subject of Voluntary Cancellation contract to sell and refund of payment, the content mentioned their confirmation to cancel my reservation agreement as I voluntary terminate my account to them and ghe condition stated that the resvation is not included in my refund, futhermore the refunding amount will be payables in 12 months via PDC. And their installment scheme with my refund is not acceptable for me since I completed the amount of my equity in 3 years without any grace period, and since all the delays is from developers. So Im planning to answer their letter with notary to disagree with the installment payment for my refund. Is their any law or conditions indicated in maceda law about this installment scheme refund of full payment by developer? Any idea? I Appreciate your thoughts thanks.
- Ronilo Ysmael
  
  You can file a Complaint with the HLURB. But this must be verified, meaning you need to certify that you have caused the Complaint personally. This must be notarized. This must be attached to the Complaint. The Complaint must be signed by a Lawyer, he can be the one who prepared it for you, or a non-lawyer, but the intended signatory Lawyer must be convinced of the Contents of the Complained which you will ask him to sign, as if he was the one who actually prepared it. Under the law, you will get refund, interests and damages. based on your story, your case is very strong!
Rolskie Amoller

Hi I am a condo unit Owner and I want to ask for an advise . My unit was just turnover tome last March 2017 and also during that time I have paid the 20% TCP and currently the 80% is under Bank Financing. I have signed that I have 1 year insurance for the unit, currently I have a lot of complaints , leakage during rainy days and electric wiring. Now all I want is to cancel it, will I still be eligible for cancellation ? or what actions should I take?
Thanks
- Ronilo Ysmael
  
  Report them to HLURB!
Raym Guyal

Hi Joanne, just want to consult my concern. I bought a townhouse and na take out na siya ni Pag ibig ng Aug. First week of Sept nag punchlist ako ng unit ko however I found some sections na kailangan pang irepair at baguhin. Sabi nila 2-3 weeks daw matatapos yun mga repair however yung head ng engineering department sabi mas matatagalan pa daw. Problem is wala sila binigay sakin na document na nagsasabi na ganito yung date na ituturn over yung unit. At dahil din dyan worry ko baka patagalin pa nila yung pag repair ng unit ko at matagalan ako maka move in dahil wala ako pinanghahawakan na document na nagsasabi na sa itong date dapat maka move in na ako. Ano ba magandang gawin? Salamat
陳佳智

good day ask ko lang po may kinuha pong bahay ung pinsan ko sa duraville realty in cavite nakapagreserved na po ng 20k then habang nagbabayad ng equity worth 171k nilalakad na po requirements ang problem po nung nagpareserved tinanong po namin kung pwede po divorced sa u.s pwede daw so pina consularized na nung fully paid na kami sa equity sakto papasa na ng mga requirements tska sasabihjn kelangan daw cenomar then hindi daw pwede pag hindi annulled dito sa pinas. panay padagdag ng mga requirements kaya nawalan na ng gana yung pinsan ko na kumuha ng housing loan kaya nirerefund nlng namin then sabi 20k lang daw makukuha sa refund. may laban po ba kami na marefund ang equity na binayad namin kasi hindi pa naman po nakapagpasa ng requirements and d pa turn over pls advice po thank you
~ cath
Lim Siblings

Hi we invested at a well known real-estate company 24 years ago at Lian Batangas property but until now there is no development we already went to their office for assistance last 2012 and just recently Sept 2017 but still no professional assistance nor have showed any concerns with their clients… PLEASE HELP US…
Efren Parafina

Hi,Need ko po ng advice. Bumili po kami ng bahay sa Bella vita Tayabas Quezon.Poli end unit 22 square meter floor & lot 50sqmtr. AngTCP is 713K.Isa po itong row house.Then nagbayad na kami ng 10% equity + taxes amounting 138K plus one time cash (breakdown 78K taxes & 60K date:1st quarter ng 2015) Then on July 2016 na take out ng pag ibig.Kaya lang need namin magbayad ng difference amount na 43K dahil nde na cover ng pag ibig loan.To date hindi pa rin turn over unit namin dahil half pa lang nababayaran nmin sa difference amount.(21k).My question tama ba hold nila turn over dahil sa difference amount? mahigit one year na begin on July 2016.Then other issue is nde namin pwede i visit unit namin,to inspect or to check, under develop pa lugar kulang amenities na promise nila tulad ng service in/out sa village (1.5 KM away sa main road) market at balita ko temporary lang connection ng tubig at koryente. Please advise..
Peter

Good afternoon Joanne.
In 2012 I purchased 2 studio units with Avida in IT Park Cebu and completed full payments in 2015. To this date we have not had turnover of our units and all we get from Amicassa are more excuses and downright lies . All attempts to contact AyalaSobell as Directors of Ayala Corp have met with failure. We are now two years overdue and have lost approximately 2million in rental income. Furniture that we ordered on their promised turnover date still sits in storage. It appears that Avida and Ayala don’t care about their clients once they receive their payments. We will be meeting with HLURB to demand compensation. Perhaps there are other Avida clients who would like to join a class action against Avida to save attorney fees.
Jean Bell Ploteña

hi po Mr. bikolano..yung problem ko nmn po is ng bigay poh ako ng down payment sa condo na gusto ko..3 units po..30% yung down payment ksi nga dw after ng downpayment pwede nang lumipat..nung july 2013 poh nangyari to..hanggang ngayon wlah pong resulta..after the down payment marami nah ang sinabi..hndi pah dw pwede ksih dagdagan dw yung payment..tsaka po hndi dw poh ksih hndi sapat yung account namin..then we talk again prah kahit 1 unit nlng poh yung kukunin prah makalipat nah kmih..hndi rn daw pwede…panu poh bah marefund yung pera ko…mahigit 2M poh yung downpayment nmin sir..naubos nah nga po yung savings ko dahil jan..sir pls help me to know kung paanuh ko po marerefund yung downpayment ko..salamat po..just rply into this email [email protected]…salamat poh..
Escobal Vic

Ang aming subd.ay pagaari ng banko, may isang pamilya na idinonate sa munisipyo ang mga road lots at tinanggap naman ng sangguniang bayan kahit na banko ang mayari into, ngayon halos ay nabenta na nila ang 6,537 sq m na mga Open Spaces pati na alley ng aming Subd. Pati na mga Amenities.
Escobal Vic

Pag-aari po ng banko ang aming subd, may isang pamilya na idinonate sa munisipyo ang mga road lots ng aming subd at tinanggap naman ng sangguniang bayan, ngayon ay naipagbili na nila ang 6,537 sq m,Alley kasama ang mga Amenities ng Subd.
Escobal Vic

Good pm madam Joanne Amaden, meron po ba kayong email add?
Richard Quinto

Hello Ma’am/Sir,
Hingi lang po sana ako ng advice. Bumili po ako ng condo unit, pre-selling way back 2015 (I was single then), signed the reservation agreement and contract to sell (CTS) with floor area of 35sqm bi-level with balcony, corner unit. I chose it kasi mejo maliit lang at kasya sa budget ko. Done na rin po ako sa downpayment early this year (2017). I also took the initiative to apply for bank financing (wala na po kasi yong agent ko to assist me sana) dahil mas ok ang rates compared to inhouse financing ng developer. To cut the long story short, the bank almost approved my application and supposedly scheduled for loan signing, except that they found out that there is a discrepancy on the floor area indicated in the CTS (35sqm) and the condo certificate of title (CCT) – 50sqm. Thus, they hold the loan signing pending clearance/clarification from the developer. Take note that i have no idea on the CCT because the developer directly provided it to the bank. Now, the developer is asking me to pay additional 1.5M for the excess due to “de minimis clause” in the signed CTS. They also provided me options like, transferring to the other unit of the same floor area but without balcony, or complete refund which i don’t accept.
Just want to ask kung may laban po ba ako in case magfile ako ng complaint/case against the developer. I just want them to deliver the unit 35sqm with balcony no more no less as what was described in the CTS. Can i also claim for damages since we’re expecting to occupy the unit since June 2017 because I and my wife just had a baby, plus the hassle, stress and so. Right now, we are still renting in a studio unit. Thank you po in advance sa inyong advise and expertise.
[email protected]
- Nimrod Flores
  
  Yes, you do sir. You have a contract with them that clearly shows what you’re expecting from them. You don’t have to accept the options they offer you if you don’t want them. Ang layo ng mga yun sa kinontrata nyo sa kanila. You can demand for what we call specific performance. That is to compel them to deliver to you what they have promised as per your contract.
  
  Clearly, someone made a mistake on their side, it’s not your fault, and hindi kayo ang dapat pahihirapan nila dahil dun. And since naabala kayo ng husto, yes, you have a great chance of being awarded damages if you ask for it in court.
Myra Sarmiento

Hi good day poe…ask ko lng poe sna if i have the right to demand poe n i refund ung full payment n ibinayad ko s binilan ko ng lupa cash payment poe,mskit n poe kc s ulo!!! After 5 months poe n pag intayin ako s titulo eh 54k poe ang hinihingi nila pra s pag process ng transfer…gnito poe b tlga klki ang gastos pra s transfer fee? Nagssawa n din poe ako ng ka2 follow up s knila,kea gus2 ko nlng poe sna bawiin ung pera ko!!! Ano poe bng tama kong gawin?
Evan

Hello po, nakabili po ako ng property sa isang subdivision na ipinagbibinta ng owner. Ito po ay through bank loan at ang cash amount po ay bayad na to the seller’s favor at ang title ay nasa aking pangalan na po. Ang hinihintay nalang po ay anf perang collectible nila sa banko.
Ang tanong ko po, Paano po maturnover ang bahay sa akin kung ang seller ay nag pupumilit na maninirahan ng isang buwan pa na ako na nga ang magbabayad sa amortization? Ano po ba ang gagawin ko at dinidiin po nila na sabi ng kanilang lawyer may grace period naman daw, eh may grace period ba na isang buwan eh babayaran ko ang banko ng isang buwan habang sila naman ang nakatira, Di ba unfair naman yun?

Salamat po.
Shashings

Hello po, Tanong ko lang po, I purchased a condo paid the DP and 15 mos amortization sa bank and I can’t afford to pay it anymore. Can I just give up the property and will I able to refund the money I paid? Thank you.
Deosette Ternida

Hello po. Hingi po sana ako advice
regarding po sa house&lot n kinuha
ko sa malolos bulacan. Eto po mga binayaran ko:
Reservation fee – 15k- paid
20%DP – payable in 24months- paid (first DP Dec2015 – last DP payment Nov2017) Sa ngaun po wala pa po akong contract to sell. Tinanung ko po ung agent ko if pd na ako mgloan s bank sabi niya hindi pa daw pwede kz required ni bank nakatayo na ung bahay before ako pd magapply ng loan ksi checheck daw n bank ung property. Sabi po n agent sakin ituloy ko lng daw ung monthly DP kz by next year mga 3rd quarter daw po bka maitayo na ung unit ko. And nung nabasa ko po etong article ninyo chineck ko po ung website ng HULRB if meron n bng license to sell si developer pero hindi ko po makita ung project name nila s website. Paadvise naman po if anu po ba dpat kung gawin? Pwede po ba ako mgdemand ng full refund? Auko na rin kzng ituloy mxdong matagal pa po ung 3rd quarter next yr. Maraming Salamat po..
custer boone

Hello po. Bumili po ako ng pre selling n property nung march 2017 na duplex sa isang ginagawang subdivision. I paid the full equity. Then i received a letter from my real estate agent today dec 22 n may revision to improve the site development design plan. Yung block n binili ko eh tinanggal nila to improve road safety and traffic. Irerelocate daw kmi sa ibang lugar. My question, pano pag ayaw ko ng new location and i still want the original location that i agreed and paid for. Pwede b i cancel ko n lang and get a full refund since i was promised and i paid for the original lot location. Thank you
Mavhic

Hi po, Hingi po sana ko advice, kumuha po kasi ako ng bahay,paid na po yung equity nya nung 2016 pa,hanggang ngayon di pa po nagagawa yung bahay dahil daw po sa kinakausap pa po yung lugar na pag dadaanan ng mga materyales,gusto ko na po sana ipull out yung naihulog ko,makukuha ko po ba ng buo yung pera ko? Pasagot naman po…salamat
ems anderson

it saddens me to read the respective problems of house and lot. lot and condo unit buyers against the unsound business practices of abusive developers. CAN ANYONE SPEARHEAD IN ORGANIZING AN ASSOCIATION OR A GROUP OF UNIT BUYERS AND ACTING AS ONE PRESS THE GOVERNMENT TO MAKE A WAR AGAINST THIS UNSCRUPULOUS DEVELOPERS. let us pressure the government and its mandated agency to motu proprio cancel registration certification and license to sell of any developer making unsound business practice. This act is embodied in PD957. all we have to do is to unite and help one another in weeding out these abusive developers from continuously doing business. we are also victims of these big problem of housing industry. IF THERE IS WAR ON DRUGS AND WAR AGAINST ABUSIVE MINING COMPANIES, I BELIEVE IT IS ALSO HIGH TIME TO HAVE WAR AGAINST ABUSIVE DEVELOPERS. let us protect our hard earned money.
yviangv

I understand that the law states only 50% will be refunded if you pay at least two years, I paid 18months since I cannot chontinue my monthly amortization the developer closed my units to another buyer, then they advise me that they can give me a refund but it’s less than 50% of the amount I’ve paid. Lately, I learned that I don’t have a signed contract with them the agent failed to give me the contract. The documents that I signed was only for the acceptance and reservation of the unit since I worked abroad she forgot send me the contract for signature. Do you think I have the right to ask for the amount I paid? The developer said that they cannot give commissions that they paid to the agent. So sad to say that it’s quite a big amount for me.

I really appreciate your advise.
Rex Bernardino

I have purchased a house and lot from Filinvest. The seller told me that the house will be built as Basic ( means with fully furnished with divider, and painted already) But what happens during the turn over the house was built as Bare we will be the one who will fixed the divider and will paint the house. That’s why I did not signed the turnover documents. I the audio recorded
14120s

Hi mam,
Ask lng ako about sa CTS. Last January 2016, nagdecide po kame bumili ng house and lot sa bulacan. So before po nmen bayaran yung reservation, nagask kame sa agent kung pde ba yung following, (1) magpagawa ng extension additional like gate room extension sa ibang contractor bukod sa contractor nila. (2) yung pagpagawa ng mga railing or grills sa labas or nde sa knila. So sabi nila pwede nman. Magbabayad lng dw ng bond and for approval lng ang design. So upon hearing those words, nagbayad na kame reservation. Tas after a year binayaran din naman agad yung full dp pati processing fee para maitayo na yung bahay. About 400k po yun lahat. So before sya gawin, we need to sign the CTS and need to attend the seminar. Doon sa seminar and sa CTS nakalagay doon na exclusive lang sa knila pede magpagawa ng kahit ano from extension, gates, landscaping etc. So nagtaka po kame kung bakit ganon. Sabi nila marami daw pong nagviolate nung mga rules, kensyo kapag nagpaaprove po daw ng design ay iba ang ginagawa or nde sinunod ng lot owner yung plano kaya nagimpose sila ng bagong rules. Pro sa deed of limitations po meron nakalagay na pede sa iba magpagawa. Nagask ako sa knila about it pro sabi nila for lot only owners lang dw po iyon. Ang tanong ko po
Meron po ba akong way para magpagawa sa iba?(given po natake-out O natake-out na po ng pagibig sa real-estate). 2nd question ko po, saan po ako pede magreklamo kung sobra taas ng patong ng developer namen sa mga pagawain? Tingin ko po kase napakamahal nilang maninigil. Ang 10sqm po na kitchen extension ay maari po bang umabot ng 150k

Marami pong salamat
Joyce Yballe

Hi po good day!

ASk ko lang po if ano po yung dapat kung
gawin same po kay Ms. Ghie regarding po sa hindi sapat na income basis.
Malapit na po yung friend ko matapos magbayad ng equity dis september, nagpresent po sya ng coborrower but di daw po enough. Tapos po ang 2nd option is apply nya sa pag ibig pero di pa nga po sya tapos sa dp, di din makuha yung contract to sell na original which is isa sanmain required kay pag ibig. So plan na lng po sna nya na maaga tapusin ang payment ng dp nya na instead of september ay june or july 2018 nya full paid then request nya to as is ng september yung maging 1st monthly amort nya. Nag send sya kay developr ng letter of request to adjust pra sna may time sya 2mo. to process sa pag ibig pra di nmn sya maipit sa start ng amort. 40k inhouse nya pero until now di pa din po naapproved. Gusto nya na lng po sna icancel sabi po nila for approval pa din ang pag cancel. If ever po ba pwede sya mag demand po ng full refund? Almost 450k na po yung naibayad nya. Thank you and my email is [email protected]
Justine

Hello po.. I really need help po.. I’m based here in Toronto po. Kumuha po ako ng land property sa punta Fuego batangas, nakclosed deal po nun may2015 since then nagbabayad po ako ng monthly payments ko till December 2016 po nagrequest ako na kung pwede istop ko muna magbayad ng monthly ko kasi po wala cla bnbgay na documents samin, so pumayag po un manager na istop muna. November 2015 my sinend cla smin na papers at pinaAuthenticate po namin Sa Philippine consulate dto sa Toronto tas after po sinend na nmin ulit sknla tapos po every 2 weeks pinafollow up ko na sknla bkit more than a year na wala pa un paper then they finally said na nawala daw po nun 3rd party nla un legal papers. Early 2017 nagsend po ulit cla ng another papers na pinaAuthenticated namin dto sa toronto , September 2017 we finally received po our copy. And now their saying po we have to pay un arrears lum sum. I asked for extensions to pay but they declined it po. So now it’s pretty much po na finoforce nla kmi magbayad ng 400k this month or else icacancel nadaw po nla un property. Ano po dapat kung gawin?
Adrian Almirez

Hello po. Nakakuha po kami ng townhouse made of pre-cast material and in less than two years po na nakatira kami dito nagka-crack na yung mga walls and kisame. Is there a law that that can be apply to this para marefund yung binayad namin? Thanks po
J-rom Dela Cruz

Hello po, ask ko lang po. Kumuha kasi ako ng House and Lot unit last 2014. Nabayaran ko napo yong reservation fee at 1 year down payment(Payable in 12 months). Nagka problema kasi ako sa pag process ng banking kaya di approved yong loan ko sa bank. Since I decided n wag n lang ituloy at cancelled n po ung contract ko from developer,ask ko lang po kung may refund akong makukuha even 3 years passed na.
dian

hello po..meron po kmi unit na kinuha sa isang subdivision..bale deferred cash po mode of payment.ofw po kmi so ndi po nmin nababantayan ung construction..nung last vacay po nmin navisit nmin ung site tpos nkita nmin n ndi maganda ung gawa prng bara bara,tpos ngsend din ung agent ng pics ng unit sa picture p lng po ng bhay sa harapan ndi n po aus ung gawa.nag email n kmi tpos ang reply ksama nmn dw un sa punchlist n ichecheck sa turnover..anu po dapat gawin?
Maria Isabel Gbn

Hi! Question po.. delayed po kasi ung turnover ng house na nabili ko sa grand monaco. I already requested for a refund last feb 2018. Sabi saakin baka june onwards pa nila maprocess yung request ko since marami daw nagrequest ng refund and nagkaproblema daw sila sa isang site. Hindi po ba masyadong matagal yung june onwards? I already waited for 2yrs for nothing. Wala pa rin assurance ung sinabi nilang timeframe. May laban po ba ako incase magfile ako ng legal complaint?

Thank you!
Mapi Elazegui

Good day po!

OFW po ako, kumuha po ako ng 2BR Condo sa Empire East since May 2016. Almost 1.5 years ko po nababayaran, unfortunately dahil sa emergency ilang buwan ko pong hindi nabayaran, now, need ko magbayad ng almost 100k pesos. Paano po kung gusto ko nalang ipullout ung property? May makukuha pa po ba ako? Paano po ang procedure?

19k pesos a month po ang binayaran ko. Thank you po.
Jay M. Jano

Hello maam kumuha po ako ng isang unit along malate sabi nila turn over dapat nung 2015 hanggang ngayon d parin natuturn over under construction parin ang building nalaman ko lng yun nung nakaluha na po ako isang unit sabi sakin ng agent by 2021 nanaman daw turn over eh yung downpayment payable in 36 months,kung sakaling matapos ko na po bayaran lahat ng DP at hindi parin natuturn over sakin yung unit ano po pwede ko gawin?pwede po ba extend nlng muna yung DP payment hanggang sa maturn over?or stopped muna yung monthly amortization?kasi hindi pa po maaaprove yung housing loan ko kapag d pa tapos yung building
Rowie Hortelano

Hello magandang morning. Hihingi lang po ako ng advice about sa property ko. Ganito po un nabili po namin ang property Lot 44 so nagtayo po kami ng garahe, pool at guest room after 15yrs nalaman ko na ung property di po pala lot 44 instead lot 40 kc may nag claim na may ari . Ung property po ay under ni sta.Lucia cla po ang nagsurvey at naglagay ng mohon bago mag start ng construction. Binibigyan n lang po ako until june 30 ng lot owner para i abondone or idemolish ung property. Ano po ang pede kung gawin.
Maraming salamat po.
Leb dipal

Hello po..ask ko lang po kung pwede pa mairefund lahat ng naibayad mula reservation fee at downpayment gang sa 2 years na monthly na naihulog na sa unit in amaia.kasi gang ngyon di pa naipatayo yun unit…Balak nga namin itigil na bayad,makukulong po ba kami o magkakakaso incase?
Vircy Bendana

Hi po hihingi po sana ako ng advice regarding po sa condominium unit sa Cambridge Village Cainta. Nabayaran ko na po ang full downpayment since June 2016 pa pero hanggang ngayon hindi pa rin po naturn over sa amin ang unit. Nakarecieve ako ng sulat sa empire east dated March 15, 2018 informing us na hindi pa rin nila maturn over ang unit sa amin due to following problems: insufficient manpower, delay in the delivery of materials and delay in the deployment of necessary equipment. Binisita ko din ang site at sabi nga ng guard matatagalan pa daw po talaga ang turn over kasi wala naman daw gumagawa sa site. Nakausap ko din ang mga nakatira na doon at karamihan sa kanila nagsisisi sa pagkuha ng unit sa Cambridge Village. Dahil dito nag decide akong iparefund na lang ang nabayad ko na downpayment kaya nag-email ako sa empire east at nagrequest ng refund sa downpayment na binayad ko. Sabi ng credit and collection mag send daw ako ng back out letter with identification para maprocess ang request ko for refund. Ginawa ko naman at ininform nila ako na ang processing daw will take 30 days. Nag antay ako ng 30 days walang response akong natanggap. So I call their office to follow up my request of refund, ang sabi ba naman sa akin nakaprocess na daw ang cancellation ng unit ko pero ang request of refund ko daw hindi maprocess kasi ang policy daw nila is no refund. D po ba nakasulat naman sa P.D. 957 SECTION 23 Non-Forfeiture of Payments. Nawa matulungan po ninyo ako na makuha ko po ang pera na binayad ko po sa kanila. I will wait for your reply. Thank you very much. God bless po.
John Michael Galamay

Pag sinabi bang free aircon pag aalis kau sasabihin sa inyo free lng un sa unit. Para bang pahiram lng ano magandang gawin
Dhave Dayao

Hi, tanong ko lng po kung pede ko pa mabawe ung down payment ko kung di naapprove ung Pag-ibig housing loan application ko? TIA
Erika Louisse

Hi po, nung malaman po namin na iba ang sinasabi ng mga agents kesa sa policy talaga ng company, we cancelled our purchase immediately, however, nakapagdown na kami ng one month wich until now wala kami narereceive na resibo kundi yung sa reservation fee lang. di na kami maghabol sa reservation kasi sabi nila non-refundable daw un. if ever may habol pa ba kami dun sa nailabas na naming down? gusto namin mag pasa ng complaint report kaso pati yung manager nya ginagago na kami sa mga sagot.
Sharon Sarmiento Jayme

Tanong ko lang po… May chance pa po ba akong makuha ang full down payment ko na 750k sa developer na binayaran ko within 3 mos lang.. And nagmonthly ako for 1 year ng almost 60k after that naghiwalay kami ng husband ko at naputol ang pagbabayad ko 2013 po ang huling payment ko sa kanila. 5 years to pay lang po ang unit inhouse financing townhouse po. At binenta na nila ang unit. Wala po ako nakuha na kahit ano dahil ayaw na kmi papasukin sa subd after 5 mos of delinquency back then dahil sa depression ko umalis na lang kami. 5 years na po ngyong july may chance pa po ba na may makuha o maibalik sa akin kahit papano?3.2 million po ang halaga ng townhouse. Nka 1.4 na po ako ksama down payment. Salamat po sa sasagot.
Alvin Relos

hi Sir/Ma’am
Tapos na po ako mag equity waiting for process kaya lang po yung process na yun inabot na ng 3 years til now wala pa din, kaya po gusto ko na mag back out ma refund ko pa kaya yung equity na nabayad ko? at ilang besis na din nila ako hiningan ng requirement kasi daw malapit na pero wala pa rin. filinvest po yung realstate.

thanks to feedback

Alvin Relos
Ley Buldaken

Hello po. I bought a condo and already paid my 1st month and reservation fee. I wanted to know po if saan nakalagay ang turnover dates. I do not have my CTS yet. My agent told me that there will be no turnover dates indicated on my contract to sell. I called HULRB and they told me also they do not have turnover dates registered on their side. How can I protect myself from delayed turnover kung hindi indicated in papers or kahit sa HULRB? Please help. My developer has delayed turnover units issues before.
Scandy Marie Galac

Hi po, hingi po sana ako ng advice, nag avail kasi ako ng unit sa isang developer, nagstart ako mag dp way back Jul 2016 pa, until matapos ko dp ko at na released ng bank yong loan ko ng August 2017, sa copy ng docs meron ako is nakalagay expected turnover is Sept 2017, only to find out na until now wala pang napapatayo sa unit, mag one year na akong nagbabayd sa bank. Pwede ko pa bang icancel yong pag acquire ko ng property tapos full refund including yong amortization ko sa bank? Since super delay naman na yong ginawa nila. worried lang ako dun sa bank loan ko, sa akin kasi nakapangalan, baka mag ka negative record pa ako. Huhu I have the copy of contract to sell naman kaso sayang lang pera, wala naman nangyayari.
- Leb dipal
  
  halos samepo tyo..kmi 2 yrs na nkshulog wla pa rin nkatayong unit.
Leb dipal

Wala naman po ngrereply here
Lotis Agravante

Hi po. OFW po kami. Nag avail po kami ng house and lot sa camella tanza, cavite. Nag bayad po kami ng cash para sa downpayment ng 155k. Pero hindi pa po nila napapa approve sa bank financing. 4 years na po ang lumipas. Pero kinansel po nila ang contract pero hindi po nila ni-refund ang downpayment na binayaran namin ng cash. Di ba po naka state sa Maceda Law once na nag cancel ang developer ng contract, they should also give the refund. Pero hindi po sila nag refund. So ngaun po is ganito, nag mail po ako sa camella, pinapatuloy po nila ang housing loan ko pero ayaw na po namin din ituloy, gusto na lang namin i-refund pero nilalaban po din nila sa amin na under Maceda Law din daw po na non refundable daw po kami kasi under 2 years daw po ang naging payment namin. Eh hindi nga po kami nag installment eh binayaran po namin ng cash ang downpayment pero pinasok po nila sa system nila na installment kami. Please help us po. Thank you..
Ehs Li

good am po.. gusto ko lang po mag inquire meron po kc binibentang lupa sa barangay namin.. nakapagdown na po kami ng 100k at nakapagstart na po kami magbayad monthly.. supposedly po 5 years to pay sana siya.. pero naisip ko po siya ipasok sa pag ibig financing iallow po ba ako ng owner na ipasok yun lupa sa pag ibig? mas malaki po kc yun kita ng owner kung maghuhulog kami ng installment or monthly kesa kung ipasok namin sa pag ibig yun property… salamat po sa sasagot…
Ig

I reserved 2 condo units in Manila from Megaworld Corporation through its representatives from Megaworld International in Apr 2013 in Singapore. There was an error made in the payment term for 1 unit and I requested to change the payment term of the other unit since they have to correct the mistake for 1 unit.

While it seem fine at Singapore end, the wrong/old payment terms were still used when Megaworld Corporation ‘Demanded’ money from me when I waited for their updated payment term advice. With much hassle, the representatives assured me that all the confusion will be sorted and advised that I proceed to issue the cheques (for all payments) according to the new payment terms I have requested.

Unfortunately due to Megaworld internal procedures, the cheques were banked in 2 months later (in August 2013) not to my knowledge.

After much hassle, I received the correct Contract to Buy and Sell towards the later part of the year for me to notarize in Singapore. And the representatives also arranged for me to re-sign a Reservation Form with dates backed-date to April 2013 so as to ‘make things right’ for their record.

Now my unit has been turned over in 2018 but after I have paid all the fees and move in charges, Megaworld said that based on their record I have delayed my payment by 3 months since my reservation was in April 2013 but my 1st payment was in August 2013. They are now demanding that I pay the penalty before I could receive my keys for my units that have been fully paid for.

I need advice. Thank you.
abigail go

hi just want to ask for your legal advise. we acuired a pre selling unit to dmci last 2011 and on the contract to sell the turn over will be second quarter of 2013 but as of this time wala pa rin un unit samin until we file a request to waived the interest and applied as payment what ever difference will be paid in full. Unfortunately they disapproved our request twice. can I ask if pwede ba namin ilapit ito sa HLURB para maapprove un gusto namin since the developer has negligence on their end? we want the unit kaya po hindi po kami nag request for full refund.
Julius De Belen

Good day Sir / Madam

Gusto ko lang po humingi ng tulong if pwede ako mag refund, since January 2017 pa ako nag huhulog ng condo sa EMPIRE EAST, ang sabe ng ahente ko eh 1st quarter pa lang ng 2018 pwd na mturnover kea ako kumuha, but till now wala pang turnover, tumawag ako sa EMPIRE EAST mismo, naging regular raw ung contract ko “which is babayaran ko muna ng buo bago saken ma turnover” ngaun etong ahente ko nman mukhang panay pangako lang saken na schedule nya raw ako tungkol sa signing ng contract. Posible po bang ma refund ung binayaran ko? Ngaun ko lang nabasa sa F.B ung mga comments ng kumuha ng units sakanila puro negative. Help guys. Thanks.
Jeof De Torres

Hi po! Yung hinulugan po namin ng wife ko na lupa sa isang subd., ay mayroon palang kaso sa HLURB na NOTICE TO ATTACHMENT/LEVY UPON REALTY at may WRIT OF EXECUTION na against sa DEVELOPER. Nareceived ng developer ang WRIT OF EXECUTION last SEP 20, 2018, ngayong JAN. 23, 2019 lang namin nalaman na may ganito palang kaso. 18 MONTHS na namin binabayaran ang amortization. Gusto namin ma-refund lahat ng ibinayad namin, ano po ba ang pwede naming gawin? TIA
Lio De Paz

Hello po. Makahingi po din ng inyong payo sa aking hinaing.
nakuha ko ang condo unit ko 2013 po. yung mga amenities na ipangako nila ay wala pa pong nasisimulan at more 5 years na ako po dito pero di pa nagagawa ang mga amenities. isa pa po, yung wall divider ng comfort room at ng kitchen ay hindi wall concrete at ang tile sa unit ko kusang umaangat ang mga ito at basag.

pwede ko po bang ireimburse ang aking mga payments?
at sa paanong paraan ko ito magagawa?
Salamat po
cha

My parents withdrew their purchase of condo due to unforeseen financial difficulty. They asked for a refund as they already paid almost P900,000.00 but less than the 24month DP. The developer took more than a year to respond from any correspondents that we sent them. My parents never signed the CTS because the only copy they gave them has some errors. They asked to revise the CTS but the developer never sent a new one. Also, no notarized letter was given when they suddenly put my parents unit into inhouse financing. They neglected all our emails and has been passed on to different people leaving us no idea of what will happen nor what steps needed to be taken.

They are now offering less than P200,000.00 as refund. We feel that this is too low and my parents worked hard for that money. Do we have the right to demand more refund?
Gene Rosalyn Nama

Hi po. Gusto ko lng din po manghingi ng advise sa case ko. My kinuha po ako na property sa Laguna nung 2014 and nabayaran ko naman agad ung equity sa developer pero hanggang ngaun hnd parin nila tapos ung bahay. Nasa 80% palang xia at ang gus2 nila ay mag issue ako ng blank cheque pero hnd ako pumayag kc hnd ako sigurado na pag nagbigay ako ng cheke ay tatapusin na nila ung bahay. Gs2 ko nalang sana xia i-refund pero hnd rin daw nila cgurado kng kelan mabibigay sakin ung refund kng un ang gagawin ko. Initially ipapasok po xia sa pagibig gaya ng ibang bahay sa loob ng subdivision na una nilang nabenta kaso ngaun po hnd na pinayagan ng pagibig dahil may issue sa mga documents ung developer. Ang usapan nlng po ngaun ay magiging in-house xia pero same DAW ang terms and conditions including ung rate with pag-ibig pero hnd ko pa sure dhil wla png contract na binibigay samin. Sana po ay matulungan nio ako. Salamat.
Gene Rosalyn Nama

Hi po. Gusto ko lng din po manghingi ng advise sa case ko. My kinuha po ako na property sa Laguna nung 2014 and nabayaran ko naman agad ung equity sa developer pero hanggang ngaun hnd parin nila tapos ung bahay. Nasa 80% palang xia at ang gus2 nila ay mag issue ako ng blank cheque pero hnd ako pumayag kc hnd ako sigurado na pag nagbigay ako ng cheke ay tatapusin na nila ung bahay. Gs2 ko nalang sana xia i-refund pero hnd rin daw nila cgurado kng kelan mabibigay sakin ung refund kng un ang gagawin ko. Initially ipapasok po xia sa pagibig gaya ng ibang bahay sa loob ng subdivision na una nilang nabenta kaso ngaun po hnd na pinayagan ng pagibig dahil may issue sa mga documents ung developer. Ang usapan nlng po ngaun ay magiging in-house xia pero same DAW ang terms and conditions including ung rate with pag-ibig pero hnd ko pa sure dhil wla png contract na binibigay samin. Sana po ay matulungan nio ako. Salamat.
Junmeister

Hello po. Ano po bang pwedeng gawin if nalaman mo na walang license to sell yung developer nung nag sign ka ng contract. Bumili ako noon 2016 then pag check ko HLURB Sept 2018 lang sila nabigyan ng license to sell. Mag 1 year na po silang delayed sa turn over kasi wala pa ginagawa na bahay. Lupa pa rin pagpunta ko sa site.
Dianne Corilla

Hi po what if madaming damage after turn over ano po ba habol ko don? Lalo pag ayaw ayusin ng developer
anna liezl isorena

Hi, Asking for your advice, may nakuha kaming condo, unit in Tondo. nagpa reserve kami October 2018 2 bedroom (Unit 336- outer unit ) and parking lot. sabi samin ng magstart ang aming monthly amortization ng 2 bedroom once na mag move in na kmi, at pwede na kahit after a year or 2 pa kmi mag move in. reason why we decided na kumuha.

February naka receive kami ng notice na magstart na kmi ng monthly amortization ng 2 bedroom, nag first payment kami ng amortization ay March kaya napilitan na kaming mag move in, also around March din nalaman namin na iba ng na turnover samin na unit, ang na turnover samin ay Unit 366. Na iraise namin agad ang concerns namin,

but until last month walang actions, ngayon month palang sila nakipagusap samin, claiming na meron kaming pinirmahan na ibang SOA, as we check the signatures, ibang iba sa signatures namin mag asawa, at may lumutang na isang signature pa ng comaker, which is hindi namin alam, kasi kaming mag asawa lang naman ang nag sign, at isa lang ang pinirmahan namin na SOA (nasa amin po ang original).

They offer us other unit, parang 4 or 5 units un,but as we checked the actual unit, my mga current na nag mamay- ari.

We demand sa original unit na ni reserved namin, pero sabi nila may nag mamay ari na since early last year.

Now we want full refund of na naibayad namin sa 2 bedroom at parking plus morale damages and they want us to be punish for forging our signatures.

Please advice.
Raighne

We would like to seek advice regarding our purchased unit in SMDC, we’ve completed the downpayment and last month is the due date for full payment even if the unit is not yet turn-over. now we received a demand letter asking us to fully pay the unit plus the 126K penalty even if the unit will be delayed in turn over. Can we demand to waive the penalty? Thanks!
jedah

hi hinge lang po ng advise po…kumuha po ako ng unit (townhouse)noong 2016 po then ok naman po ang monthly payment until 2017 po ng 2018 po nawalan ako ng trabaho po at dahil doon nahinto ang pag huhulog ko sa unit po until nalaman ko recently na cancel na pala ang unit kasi di ko po nafofollow up po ,may rights po ba ako na mag apply ng o mag avail ng refund po… nakapag bayad na po ako ng half ng quity po..nagsadya po ako sa opisina ng developer para isubmit ang mga hinihingi nilang requirements para sa refund po then po ng di nila ko makontak they asked me na tawagan sila para mafollow up ang status ng refund po…nag tumawag po ako ang sabi nila wala daw po akong option kundi itransfer sa ibang unit yung previous paymnet ko po….sabi ko pano nga po ito wla ako trabaho as of now because of my complications po..ano po kaya ang magandang gawin po?
Cirsty Velunta

Hi Joanne, my developers Eng team is refusing to repair my house. Sabi sa akin due to I didn’t show up 2017 when repair was done hence it is deemed accepted kahit Di ako nakareceive ng notification at wala pa din akong keys ng bahay. San po ba pwedeng mag complaint regarding this matter or ano dapat gawin. Please help. Thanks in advance
Maria Franchesca

Hello po. Hingi lang ako advise. Kumuha po ako ng condo since 2015 with 4 year downpayment up to May 2019 and had already fully paid. However, the developer was delayed in construction for some reason. Kaya hnd rin muna ako kumuha ng bnk financing and other reasons such as malayo ang work at wlang time mgprocess. Idagdag p yung mbagal n processing and feedback ng inhouse agent and cust svc s mga concerns ko (not the orig agent since already resigned in the company). Kng hnd p ako pmunta ng main offc, d ko mkuha yung CTS. Nag issue sila ng notice about the delayed construction nung almost mlapit n turn over on June 2019 and said that the turn over will be final on Dec 2019. However, until now hnd pa rin po tapos ang construction. I also visited the site last year in June 2019 with the said agent and saw that isang bldg p lng po ang naitatayo under construction, their 1st bldg out of 11 bldgs (from the orig plan of 7 bldgs) of the same project, ksma po doon ang kinuha kong unit. Even the landscape, halos wla p. May iba p akong investment, naunahan p ito n mas nauna ko kinuha. Pumunta ako nun s main offc by Aug at dun ko nkuha yung cts. Nung mgrequest ako ng SOA may interest n dw yung outstanding bal, buti n lng, napa waive ko ung interest prior dhl lumalaki at wla p rin nman turn over s kondisyon n babayaran ko in cash yung outstanding balnce or thru financing. Kya ipa2dala nlng dw sakn new SOA. Yung request ko n new soa, umabot ng ilang buwan, nkailang follow up dn ako kpg may time dhl busy rin s work. Kaso mtagal sila mgrespond n almost wla k ng hinihintay. Nagsubmit p rin ako ng rqmts for financing thru accredited bnk, nka cc s email yung agent, pero hnd nmn naprocess. Hnd rin sila macontact. Parang laging busy. Hnd n rn ako pina follow up. Fast forward, natapos n Dec hnd p rin tapos ang construction. And even amenities. Hnd ko p binayaran outstanding balance dhl s work and pending turn-over due to delayed construction. Also, nahirapan n rin ako s bnk financing dhl s existing loan ko s bnk. Wla rn nmn sila follow up s akn. Actually nung medyo lumuwag sched ko, tumawag n ako s bnk dhl d rn sumasagot s email at wla rin dw nare2ceive galing sakn, n supposed to be trabaho ng agent yun. Sab p nila noon wla k iisipin s pg apply ng financing, sila n bhala pero parang wla n sila pakialam s client. After ko mgsubmit before ng rqmts, i thought they already made the arrangement kaso wla. Parang pinabayaan n yung s akn. Kya ngayon, after thinking many times, buti n lng d p ako nkpg bank financing, kasi nung una p lng n nadelay ng construction, ngdlawang isip n ako ituloy. What more ngayon, 2nd delay n sya. i finally decided to pull out my investment. My question is, possible po b marefund yung total n nahulog ko? nsa 800k mahigit po yung dp out 1.8m tcp if i demand under PD957? Or just under Maceda Law? Actually kng isasama yung interest ng late payments ko, aabot ng 871k po nbyaran ko, pero kht yung actual total dp n lng d ksma interest. I also need the money, kng maaga sana naturn-over, nagagamit ko n sna yung condo for investment. Pls give an advise po and ano dpat ko gawin step by step. 2nd question, Kelangan ko rn po b kumuha ng lawyer for legal advise or just talk to the agent at main offc and demand a full refund. Hope matulungan po ako. Thank you.
Jr Mendoza

Good Afternoon po. Hingi lang po ako ng advice about my bad experience in acquiring property in La Joya De Sta Rosa under Developer X (baka kc kasuhan ako). Ung property is 2 storey house and lot amounting to 1.8M(promo price). 20K reservation and 15 months and equity payment (PDC). Last December 11 natapus ko na ung 15 months na equity payment. Same month nag-ask na ako ng update then nagpasa na ng requirements for home loan processing. Mabilis naman ang feedback pero ang result is negative kc may bad record daw sa credit card year 2015 which is true but its different story. 2 lang banks nila (1) Chinabank (2) PNB and the same and result. Sabi ko i cannot settle kc it was due to unauthorized transactions abroad na di ko na na-nacleared sa credit card company. They offered options pero sa ending di parin daw ma-approved kc makikita ung record ko. Sabi ko mag-ask nalang ako ng refund kc ndi amenable sakin ung options at nawala narin ung interest ko because of the bad experience. Mababait ung mga tao nila sa loob pero cla mismo di rin nila alam anu gagawin. Ung hinihingi ko refund di daw ung possible kc kasama daw sa signed contract nila na di pwede i-refund ung 20k na reservation plus 175k na equity. Wala po ba ako laban d2? parang binigay ko nalang sa kanila ung total of 195k na wala manlang ako napala. tapus since di ako makapagcomply sa request nila na i-settle ung delinquent credit card account papadalhan na daw ako ng first letter of non-compliance. kapag naka-3times na daw ako pinadalhan ng letter of non-compliance ikacancel na daw ung loan application ko at pwede na ibenta sa iba ung house. Pa-tulong po please.
mirmo de pon

good day, bumili po kami ng unit sa isang subdivion developed by ovialand months pa lang po kami nakakalipat pero madami ng cracked sa dingding yung materials ay manipis,, at substandard is there anything we can do,,, its not just us but also majority of unit holder,,, some of problems are about leaks from ceiling na galing sa cr sa second flr, pag umulan po ay may pumapasok sa loob etc… thank you in advance
Grace

Hi. Kapag po na walang license to sell ang developer ng village, pwede sila tumanggap ng nonrefundable, non transferable reservation fees?
Romeo Jr. Carganillo

Tanong ko lang po, is it a right na dapat na mai-release muna ang Letter of Guarantee from the Bank before the Seller completes the construction of the unit as in ready for occupancy? Isn’t it the other way around that they complete everything before they demand the full agreed payment including the LOG from the Bank? Just asking.
Praise Armiane Quizmundo

hi hingi lang po ako ng advice regarding sa problem namin.

Due pandemic and other reason na delay kami ng payments for months dahil nalockdown kami somewhere outside our rent to own condo. the condominium management somehow called us and ask if were still going to continue to take the unit and we answered yes, we are just waiting for the lockdown to be gone so we can travel back to our home which is the condo. Then yesterday, we decided to travel back in Manila to clean our unit and get some stuff but we are so shocked to see our unit unlock with nothing inside. No single appliances or furniture, clothes and all our important documents just white wall and window. we asked the security and they said the condominium company did take all our stuff. and we asked why they didn’t call or sent a warning or message us that they were going to open our unit and take all our stuff. We wouldn’t know if we didn’t decided to check our unit.

Do condominium company has the right to force open our unit and take all our stuff without our knowledge? I really need help because all our importants documents and stuff are in their possession and didn’t let us get it back not at least our personal documents.
Well Lagman

Hello po. Helpful po itong post. Gusto ko lang po sana makihingi ng balita or tulong about sa refund na niraise ko sa Grand Monaco. Ang kaso ko naman po eh delayed ang project kaya gusto ko ng irefund ung downpayment. Hindi pa naman ako nagstart ng amortization. Baka po may story sa inyo na nakapagrefund na at how long kasi kelangan po ng pera sa panahon ngayon. Maraming salamat po sa makaksagot.
sphinxkey

MOST DEVELOPERS VIOLATED SECTION 27. OF P.D. 957- —–> Section 27. Other Charges. No owner or developer shall levy upon any lot or buyer a fee for an alleged community benefit. Fees to finance services for common comfort, security and sanitation may be collected only by a properly organized homeowners association and only with the consent of a majority of the lot or unit buyers actually residing in the subdivision or condominium project.
Jee Emm Enomar

Mam, i purchase a socialized housing unit po april 2018 paid off thru inhouse financing sept 2019… till now no title at may pending reklamo kasi nasa loob ng lot area ko ang poste ng kuryente… sa spbrang tagal ma release ang title i ask for a deed of absolute sale 663,750pesos po para may proof ako na paid na ang bahay. At nung nag follow up ako ng aking title nalaman ko sa ECAR na 400k lang ang value declared… at nag co firm ako sa DHSUD/HLURB 450K ang max ceiling price… do i jave the right to claim for overpayment refund?
Andrew samson

Good day, ask ko lang po kung ano pwedeng gawin ko, kc pinipilit po ako ng dev. Na mag bayad ng inhouse payment kahit hindi pa po nka tayo ang bahay na kinuha ko? And ayaw nilang i try ilipat sa ibang bank yung application ko kc na deny ako sa unang bank dahil my credit findings daw ako which is matagal ko nang na settle and my cert. Na po ako na nag papatunay na wala n akong utang… binigyan po nila ako ng deadline kahit na sobrang tagal na hindi parin natatayo ang bahay 3 yrs na. Thanks po.
rainiell guevara

Hello po, kailangan ko lang po nang advice, Na approve na po ang bank loan ko and almost 4 months na po ako nag babayad ng mortgage pero hangang ngayon hindi pa po nila na turn over yung unit sakin, wala po silang kusang loob na mag update kung bakit ang tagal ng process, I made a complain and sent them an email demanding update and the turn over of the unit ASAP, pero wala pa din silang reply sakin, Im planning to take some legal actions, meron po ba akong laban sa kanila? this is not the first time na nangyari ito sakin, same developer din and it took them 6 months before nila ma turn over yung previous unit ko. developer is AVIDA, bka meron din akong kaparehas na case or experience
Brando Bandido

Good day, i bought a pre selling house in cebu, i paid already the reservation fee and 6 months for the equity. Our process of payment and transcation with the agent was thru online banking due to the reason of lock downs and im from bohol. Now i have been patient with my agent for a long time. I have been sending money to the developers bank account and i am asking for an OR for our every transactions and they cant provide me with it. They say they have a record of our payment they will.give me the OR after paying all of the equity which is legally wrong anf unfair for my part as a buyer. This agent barely inform me regardy my property and does not actively reply to my inquiries with the property i bought. Now i decided to withdraw and im asking if i can have an reimbursement for the payments ive made? please help me with my situation. Thanks
Michelle Morfin

Hello my tanong lang po ako, bibili sana ako ng property sa isang subdivision nagdown na ako ng 330k pesos last july 2020 pa then sabi nila guaranteed naman yun na ma approved ako wala daw nadidisapprove sa loan, so for key handover na and contract nalang daw and eto na nga ngayon april 2021 lang sila huling nag update dahil nga pandemic na postponed ng napostponed daw. So ayun april 2021 sabi nila denied yung bank loan ko due to low income (i am based here sa CAlifornia). Then i was advised na request ako ng transfer sa pagibig financing. Then june 8 sabi nila hnd padn ako approved. Nung sabi ko why theyre asking na mag down ako ng 1.3M pa para sa additional equity. Wala akong ganyang cash. Sabi nila payable only within 3 months. Kaya nga ako magloloan kasi wala akong million. So both hnd approved. Ang question ko is pasok ba ako sa maceda law and p.d. 957??? Salamat!! Sana may sumagot.. nakaka stressed na ng sobra.. kasi sabi nila hnd guaranteed na maibabalik sakin yung $6000 ko. 😔
Jeffrey Claros

Hello! possible ba ma-forfeit ang equity payment na almost complete na ang full equity payment. due to pandemic hindi natapos ang babayarin. tapos nag add sila ng mga charges. meaning gusto nila e-thank you na lang sa kanila ang lahat ng binayad namin kung hindi namin mabayaran ang napakalaking charges and balance na umabot ng 25k this month. tinanong namin sila kung nacontruct na ba nila ang unit namin sagot nila wala pa. next year pa raw. na dapat 2020 pa maconstruct ayon sa last request nila sa amin. ngayon himingi na naman ng 1 year ulit para ma construct.. lalabas 5 years na yun from the time of our first payment 2017. (2 years equity).
Mellicent Joy Daniel

Good day po! Hingi po sana ako ng advice. May kinuha po kc akong pre-selling loft type house. Nagdownpayment po ako ng 10k. During slotting po that was on August 9, ang sabi ng head agent ay after one month mag-istart ang hulog para sa downpayment then, after slotting nalaman po namin na August 20 na ang start ng hulog. Sinendan po kami ng computation. Mejo nabibigla po ako doon. And wala pa din po kaming contract na pinipirmahan. Ang sabi magsesend daw but wala pa rin po. Dahil nagdadoubt na po ako kasi mejo nalalabuan na po ako sa process nila gusto na pong hindi ituloy ang pag-invest. Is it possible po kaya na marefund ang hulog ko po? Thank you po.
adeluisa faraon

Hello po.. magtatanong lang po ako about dun sa lot na binili namin.. nagbabayad po kami ng maintenance and then may ilan years din po kami hindi nakabayad ng maintenance.. so nagtanong ako how much na ang babayaran namin.. kaya nagpadala sila ng statement.. dun sa statement, lumalabas na wala pa kami naibayad sa maintenance kahit magkano..kaya sabi ko icheck nila. sabi nila, wala daw record sa computer kase hindi daw nilalagay ang bayad sa computer.. (pero take note: yung statement galing sa computer). nagreresibo lang daw pag nagbayad.. ang recibo naman namin ay hindi na makita kase yung bahay kung san nandun ang recibo ay nirenovate.. for some reason, baka napatapon na.. hindi po ba dapat may duplicate sila ng resibo? ang sabi sa akin baka nadispose na yung resibo.. ayaw nila buklatin yung records namin.. pinipilit na magpadala ako ng kopya or picture ng recibo.. sabi ko naman, hindi nila pwedeng sabihin na wala kaming record ng bayad.. kung idispose nila ang mga resibo di po ba dapat ay irecord muna nila bago idispose? Ang alam ko po ay trabaho din nila ang maghanap ng records ng mga clients nila di po ba?Ano po ba ang dapat kong gawin?
Jenielyn Dacer De Jesus

Goodafternoon po,
Nakabili po kasi kami ng unit. Naka inhouse financing (2 years contract). Nakalagay po sa Buyers Information Sheet ay 360 Days Construction po simula nung nagpareserve kami. July 2020 kami po nagpareserve. Tas continue ang monthly payment namin na 76,064. Tapos dahil nga sa pandemic ang sabi ni developer 15-18months na daw po ang construction ng unit. Pang 18months na po nila this January 2022 po hindi parin kami nakaka movein. Sinasabi na naman po nila April 2022 daw po initial turnover but still subject to change.

Sobra na po kaming nagaantay. San po kaya kami pede mag file ng case na walang bayad? Tas anu pong step ang dapat namin gawin at need namin dalhin incase na mag file na kami ng case po?

Salamat po in advance sa sasagot po.
Nica

Hi ,ask ko lang saan po ba dapat na Agency lalapit,may nakuha po kasi akong unit sa Subd.ngayon nung lumipat na kami pag malakas ang ulan pumpasok ang tubig sa likod namin at nakaka stress kasi wala pala silang drainage system and na stuck yong tubig sa likod ng bahy.nag water proofing naman sla nung unang complain namin,pangalawa ganon prn ,hanggang sa pangatlong complain namin na same issue prin hnd na kmi sinsagot ng admin ng subd.e cover pa ng 1 year warranty dpat
Thank you .appreciate your response
Jeff Biazon

Hello po. Ask ko lang po. Nagkuha po ako ng pre-selling sa isang developer. Ngaun po nais ko na pong magcancel ng contract at mag refund kaso sabi po sa akin ng developer ay not refundable po ang lhat ng down payment ko for 6mon base po dun sa contract na pinermahan ko po with their agent. Yun nga lang po that time na kumuha ako hindi po nila sa akin enexplain ung about sa contract at basta lang po nipa ako pinaperma.may makukuha pa po kayo ako dun. Thanks po
aesor

hello po, sana maaksyunan, dumadami po mga illegal agents sa fb, nagbbenta ng mga houses and lots without permit to sell, marami na rin po mga nabibiktima sa ganitong klase ng transaksyon.
Chitz Enriquez

Good day Ma’am Joanne Almaden.
Nagpurchase po ako ng house and lot under developer axeia corp. 20months po ang equity na nag start nung january 2022 at matatapos sa August 2023. Pero as of Nov. 2022 ay nafully paid ko n po in advance yung equity. Ngayon po sa December 17, 2022 ay pinagbabayad ako ng ADVANCE monthly amortization (kasi na sa reservation agreement daw po yun) kahit n hnd pa gawa ang bahay at hnd p din nmn approved ng pag ibig yung housing loan. Reasonable po b ang pagbabayad ng advance monthly amortization?
Clinton

Good Day , we just wanted to know how to tackle the situationnwe are 9n right now .

We have purchased a property in cebu in 2019 . By March we finished the bank work , but the agency did not invite us for the punchlisting . Covid started and we returned to our work based country away from the Philippines.

Due to covid the borders were closed and we could only return on 2022 . We noticed the agency has no idea about the sale and deal made in 2019 . They further told us that the turnover was done .

And now after thousands if emails they tell us that they cannot do any repair as the turnover was done .

How do we get a resolution please do guide us.

This is downright cheating and professional neglect
Pie Tuldanes

Hi, kumuha po ako ng bahay last Nov 2021 and na approved napo ang loan sa pag ibig May 30, 2022. 11 months napo akong nag huhulog ng monthly amortization sa pag ibig pero hanggang ngayon ay hindi parin natuturn over ang bahay. So nag babayad napo ako ng interest kahit di ko pa natitirhan ang unit. Ano po kayang magandang gawin?
Mik Mik

Hi just saw your post po. Question po, nag loan kami ng condo halos 5yrs ago na. 5th floor kinuha namin dahil sabi may elevator naman kaso pagka turnover wala pala. Kaya namomorblema kami dahil di kaya umakyat ng mataas ang parents namin na mga seniors. Ang sabi sa amin noon magdagdag kami para lumipat sa blg na may elevator which also means mas mataas ang payment. Di namin kaya, kaya nagtiis kami. Nagreklamo kami noon pero parang di sineryoso ng manager ng agent. Pwede pa po ba kami magreklamo formally? Parang naloko po kasi kami. Nagtiwala kami sa sinabi ng agent. Di kami makapag hain noon ng kaso dahil sapat lang ang kita namin noon. Maraming salamt po sa sagot ninyo!
shin

Is this PD still applicable 2023? I had purchased a house and the developer was already paid by BDO thru bank financing loan, the unit has not yet been turn over as we decline due to defects. Now my main problem is there is a cemetery in front of the property which you can view from the window. Before purchasing the unit I asked if there is a cemetery in there but the agent said no and added the cemetery is far. I have screenshots of the deception among many others. May habol paba ako under PD 957? I know Maceda law will not apply as the house was financed by the bank. Thanks in advance.
genica fernandez

Good day, hoping may makabasa at may makatulong po sa concern ko.

Nag avail ako ng housing loan sa imperial and nag bayad immediately ng full downpayment dahil sabi nila in 3 months mabibigay na yung house. Almost 1 yr na po hindi pa din po wala pa ding progress then Feb 2024 nag sabi sila na wala na yung housing loan na BALAI kaya lilipat kame to pag ibig loan which is 80% yung taas ng monthly nila amortization nila at babalik ulit kame sa umpisa. Nag rerequest ako ng refund pero ayaw nila dahil hindi raw pasok sa maceda law. Pero sila yung at fault kase hindi nila na meet yung pinangako nila, ang rude ng csr nila at ngayon pinipilot kame lumipat sa pag ibig loan. Hindi namin afford kaya po kame nag BALAI loan. Kase mura. Ano po kayang dapat gawin.
Elaine De La Fuente

Kumuha aq ng housing loan sa APEC HOMES PAMPANGA last Oct. 2021 sa Apec homes Q. C. branch kami ng pirmahan ng contract tpos na approved ng Pagibig lastJan. 2024. So nagpunta kmi sa pampanga pra ipakita na approved na ang loan ko at para magbayad aq ng move in fee kaso ung first contract na pinirmahan ko sa main branch yung move in fee ay 8500 ang babayaran ko pero sa apec pampanga ay sinisingil aq 11k e nag sign aq ng contract sa apec q. c. ay 8500 lang tpos may bagong contract na pinirmahan ko sa pampanga ay 11k tpos hindi pa naka specify at hindi naka itemized kung ano ano yung 11k nyon e sa 1st contract ko naka itemize ung 8500 kung anoano ang yung electric connection, street light fee at ect pero sa 2nd contract sa pampanga hindi nakaitemize ung 11k kung anoyung eto pa nakasulat sa contract na upon occupied the unit you must pay the electric meter ang street light ano yun e pra sa ano ung 11k kung magbabayad aq ulit ng electric meter at syreet light fee doble doble ang singil sa akin tma po ba yung contract nyon iba sa unang contrct at 2nd contract