Atty. Jesanile A. Guillermo LAW Office

28/07/2026

Ay halla 😅

22/06/2026

🏡Usaping mana sa Lupa: Hanggang saan ba ang Karapatan mo?

Ang minanang property ng asawa ay exclusive property nito except sa mag situasyon na nakasaad sa batas.

Ang asawa ay compulsory heir kaya kahit mana ang property, meron pa rin siyang parte dito.

22/06/2026

Not all heroes wear suits in court — some manage the entire office behind the scenes. ✨⚖️

The powerhouse duo of the law office. 💪

21/05/2026

🧐 𝗛𝗶𝗻𝗱𝗶 𝗡𝗼𝘁𝗮𝗿𝗶𝘇𝗲𝗱 𝗮𝗻𝗴 𝗗𝗲𝗲𝗱 𝗼𝗳 𝗦𝗮𝗹𝗲 𝘀𝗮 𝗟𝘂𝗽𝗮. 𝗜𝗻𝘃𝗮𝗹𝗶𝗱 𝗻𝗮 𝗯𝗮 𝗶𝘁𝗼?

Technically, valid pa rin — pero may mabibigat na kakulangan.

Sa batas ng Pilipinas, ang Deed of Sale ay isang kontrata. At para maging valid ang kontrata, tatlong bagay lang ang kailangan: 𝘮𝘢𝘺 𝘬𝘢𝘴𝘶𝘯𝘥𝘶𝘢𝘯, 𝘮𝘢𝘭𝘪𝘯𝘢𝘸 𝘯𝘢 𝘱𝘢𝘬𝘴𝘢 (𝘢𝘯𝘨 𝘢𝘳𝘪-𝘢𝘳𝘪𝘢𝘯), 𝘢𝘵 𝘱𝘳𝘦𝘴𝘺𝘰. Hindi kasama ang notarization sa mga requirement na ’yan.

May mga desisyon pa nga ang Supreme Court na nagsasabing ang bentahan ng real property — 𝘬𝘢𝘩𝘪𝘵 𝘷𝘦𝘳𝘣𝘢𝘭 𝘭𝘢𝘯𝘨 — ay puwedeng magkaroon ng legal effect sa pagitan ng buyer at seller.

⚠️ 𝗣𝗲𝗿𝗼 𝗗𝗶𝘁𝗼 𝗡𝗮𝗴𝗶𝗴𝗶𝗻𝗴 𝗠𝗮𝘀𝗮𝗹𝗶𝗺𝘂𝗼𝘁

Magkaiba ang “valid between the parties” at “protected laban sa buong mundo.”

Kapag hindi notarized ang Deed of Sale, HINDI mo magagawa ang mga sumusunod:
— Makakuha ng Certificate Authorizing Registration (CAR) mula sa BIR
— Mailipat ang property sa pangalan mo sa Register of Deeds
— Makakuha ng bagong Transfer Certificate of Title (TCT) sa pangalan mo

At kapag wala kang rehistradong titulo? Puwedeng legal na ibenta ulit ng seller ang 𝘱𝘢𝘳𝘦𝘩𝘰𝘯𝘨 property sa ibang tao. At kung ang ibang buyer ang nakapagparehistro, mas protektado siya sa ilalim ng batas.

✅ 𝗔𝗻𝗴 𝗧𝗼𝘁𝗼𝗼𝗻𝗴 𝗣𝗿𝗼𝘁𝗲𝗸𝘀𝘆𝗼𝗻 𝗻𝗴 𝗣𝗮𝗴𝗺𝗮𝗺𝗮𝘆-𝗮𝗿𝗶

Ito ang tamang proseso para tunay na ma-secure ang pagmamay-ari mo:

1. Gumawa ng maayos na Deed of Sale
2. 𝗜𝗽𝗮-𝗻𝗼𝘁𝗮𝗿𝘆𝗼 𝗶𝘁𝗼 (para maging public document)
3. Bayaran ang mga buwis — Capital Gains Tax at Documentary Stamp Tax
4. Kumuha ng CAR mula sa BIR
5. I-register sa Register of Deeds → para makakuha ng bagong TCT sa pangalan mo

𝗛𝗶𝗻𝗱𝗶 𝗮𝗻𝗴 𝗻𝗼𝘁𝗮𝗿𝗶𝘇𝗮𝘁𝗶𝗼𝗻 𝗮𝗻𝗴 𝗳𝗶𝗻𝗶𝘀𝗵 𝗹𝗶𝗻𝗲 — 𝗮𝗻𝗴 𝗿𝗲𝗴𝗶𝘀𝘁𝗿𝗮𝘁𝗶𝗼𝗻 𝗮𝗻𝗴 𝘁𝗼𝘁𝗼𝗼𝗻𝗴 𝗺𝗮𝗵𝗮𝗹𝗮𝗴𝗮.

💡 𝗕𝗼𝘁𝘁𝗼𝗺 𝗟𝗶𝗻𝗲

Ang unnotarized na Deed of Sale ay hindi naman automatic na void. Pero iniiwan ka nitong 𝘷𝘶𝘭𝘯𝘦𝘳𝘢𝘣𝘭𝘦. Maaaring bayad ka na nang buo, pero ang ownership mo ay nasa papel lang — hindi kita ng batas, at hindi rin kita ng publiko.

Sa real estate, hindi sapat ang tiwala lang. Kailangan mo talaga ang Certificate of Title mo.

📎 𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀

• Article 1305, 1318, 1358, and 1403 of the New Civil Code of the Philippines
• Presidential Decree No. 1529 (Property Registration Decree), Section 112–113
• Supreme Court Decision in G.R. No. 129416 (Tigno v. Spouses Aquino)
• Supreme Court Decision in G.R. No. 150611 (Cenido v. Apacionado)

👉 Follow Phil. Property Expert for more discussions like this.

17/05/2026

⁉️𝗖𝗮𝗻 𝗔 𝗚𝗼𝘃'𝘁 𝗢𝗳𝗳𝗶𝗰𝗲 𝗧𝗲𝗹𝗹 𝗬𝗼𝘂 𝗧𝗼 𝗖𝗼𝗺𝗲 𝗕𝗮𝗰𝗸 𝗔𝗻𝗼𝘁𝗵𝗲𝗿 𝗧𝗶𝗺𝗲 𝗕𝗲𝗰𝗮𝘂𝘀𝗲 𝗧𝗵𝗲 𝗢𝗳𝗳𝗶𝗰𝗲𝗿 𝗪𝗵𝗼 𝗡𝗲𝗲𝗱𝘀 𝗧𝗼 𝗦𝗶𝗴𝗻 𝗢𝗻 𝗬𝗼𝘂𝗿 𝗗𝗼𝗰𝘂𝗺𝗲𝗻𝘁 𝗜𝘀 𝗔𝗯𝘀𝗲𝗻𝘁?

You go to a government office — BIR, Registry of Deeds, LRA, DENR, DAR, wherever. Everything is complete on your end. You went to get your requested document on the day they set for you. Tapos sasabihan ka lang: "Balik na lang kayo next week. Wala pa yung pipirma."

They're on leave. They're on a conference. Kung anu-anong dahilan.

That's not just frustrating — in many cases, 𝘵𝘩𝘢𝘵'𝘴 𝘪𝘭𝘭𝘦𝘨𝘢𝘭.

⚖️ 𝗪𝗵𝗮𝘁 𝘁𝗵𝗲 𝗟𝗮𝘄 𝗦𝗮𝘆𝘀

Republic Act 11032 — the Ease of Doing Business and Efficient Government Service Delivery Act of 2018 — is very clear:

When the authorized signatory is on official business or official leave, 𝘢𝘯 𝘢𝘭𝘵𝘦𝘳𝘯𝘢𝘵𝘦 𝘮𝘶𝘴𝘵 𝘣𝘦 𝘥𝘦𝘴𝘪𝘨𝘯𝘢𝘵𝘦𝘥 as signatory. The absence of an officer is 𝘯𝘰𝘵 𝘢 𝘷𝘢𝘭𝘪𝘥 𝘦𝘹𝘤𝘶𝘴𝘦 for inaction or delay.

The law even allows electronic signatures and pre-signed documents to be used — so there is practically no more reason for these kinds of delays.

🚨 𝗪𝗵𝗮𝘁 𝗛𝗮𝗽𝗽𝗲𝗻𝘀 𝗧𝗼 𝗢𝗳𝗳𝗶𝗰𝗲𝗿𝘀 𝗪𝗵𝗼 𝗗𝗲𝗹𝗮𝘆

Penalties are in place. Under RA 11032:

→ 𝘍𝘪𝘳𝘴𝘵 𝘰𝘧𝘧𝘦𝘯𝘴𝘦: 6-month suspension
→ 𝘚𝘦𝘤𝘰𝘯𝘥 𝘰𝘧𝘧𝘦𝘯𝘴𝘦: Dismissal from service
→ If connected to corruption: Criminal charges

✅ 𝗪𝗵𝗮𝘁 𝗬𝗼𝘂 𝗖𝗮𝗻 𝗗𝗼

If you are stonewalled by an absent signatory:

1. Ask for the 𝘥𝘦𝘴𝘪𝘨𝘯𝘢𝘵𝘦𝘥 𝘢𝘭𝘵𝘦𝘳𝘯𝘢𝘵𝘦 𝘴𝘪𝘨𝘯𝘢𝘵𝘰𝘳𝘺 by name — this is required by law
2. Document everything: dates, names, what was said
3. File a complaint with the 𝗔𝗻𝘁𝗶-𝗥𝗲𝗱 𝗧𝗮𝗽𝗲 𝗔𝘂𝘁𝗵𝗼𝗿𝗶𝘁𝘆 (𝗔𝗥𝗧𝗔) at arta (.) gov (.) ph
4. You may also escalate to the 𝗖𝗶𝘃𝗶𝗹 𝗦𝗲𝗿𝘃𝗶𝗰𝗲 𝗖𝗼𝗺𝗺𝗶𝘀𝘀𝗶𝗼𝗻 (𝗖𝗦𝗖)

🏆 𝗧𝗵𝗲 𝗕𝗶𝗴 𝗣𝗶𝗰𝘁𝘂𝗿𝗲

"Wala si Boss" is a classic red tape tactic that has cost Filipino citizens and businesses countless hours, lost opportunities, and stress. The law has already fixed this — the problem is, 𝙢𝙖𝙣𝙮 𝙤𝙛 𝙪𝙨 𝙖𝙧𝙚 𝙨𝙩𝙞𝙡𝙡 𝙣𝙤𝙩 𝙮𝙚𝙩 𝙖𝙬𝙖𝙧𝙚.

Now you know. Use it.

📚 𝗦𝗼𝘂𝗿𝗰𝗲𝘀

• Republic Act No. 11032 — Ease of Doing Business and Efficient Government Service Delivery Act of 2018, Section 5(d) on Limitation of Signatories and Section 16 on Penalties
• CSC Resolution No. 2000222 — violations of RA 11032 are classified as administrative offenses
• IRR of RA 11032 (CSC, ARTA, DTI Joint Memorandum Circular No. 2019-001)

👉 Follow Phil. Property Expert for more discussions like this.

15/05/2026

Beware 🚫

⚠️ URGENT NOTICE FROM THE IBP NATIONAL OFFICE ⚠️

The Integrated Bar of the Philippines (IBP) reminds the public to always verify the credentials of anyone claiming to provide legal services or representing themselves as connected to any court or government agency.

We are officially warning the public regarding an individual using the name "Atty. Allyssa Ann Nordstrome Agustin." Please be informed that this individual is NOT authorized by, employed at, or affiliated with the government and legal offices she claims a connection to.

Protect yourself from unauthorized legal transactions and misrepresentation. Before paying any fees or sharing case details, it is your right to:
✅ Check the official Supreme Court Roll of Attorneys.
✅ Demand to see their Roll Number, IBP Number, and current MCLE compliance.
✅ Contact our National Office or your local IBP Chapter to confirm their standing.

Do not fall victim to individuals refusing to show proper identification. Report suspicious transactions and preserve your evidence.

Contact the IBP to verify legal credentials today:
📞 Helpdesk: 8634-4696 / 8634-4697
📱 Viber: 0919-095-5859
📧 Email: [email protected]

Mag-ingat. Mag-verify. Huwag basta magtiwala sa nagpapakilalang abogado. ⚖️

27/03/2026

Ang mga compulsory heirs ay pwede lamang matanggalan ng karapatan magmana sa pamamagitan ng paggawa ng last will and testament kung saan nakasaad ang dahilan kung bakit ito dapat madisinherit.

Dadaan pa din ito sa korte.

Ang mga magulang ay magmamana lamang kung walang mga legitimate children ang namatay.

27/03/2026

Right of way.

16/02/2026

Kung napanotary na ang Deed of Sale bago mamatay si seller, ibig sabihin lang ang perfected na ang sale

16/02/2026

Kong hei fat choi! 🎉Open po kami today! ☺️

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