The insurance principle may however purchase condominiums, buildings, and
A. The mirror principle This principle provides that, if through human enter into a long term land lease. The basis of this principle is that the register frailty (in the Registry), the mirror fails to give an K&C assists foreigners, non-Philippine nationals, of title is a mirror which reflects accurately and absolutely correct reflection of the title and a flaw Filipinos, OFW, Balikbayans and corporations completely the current facts that are material to title. appears, purchasing and acquiring real property in the With certain inevitable exceptions (ie exceptions to Philippines and can provide relevant information on indefeasibility) the title is free from all adverse anyone who thereby suffers loss must be put Philippine laws and regulations regarding property burdens, rights and qualifications unless they are in the same position, so far as money can do purchase and acquisition, review general contracts, mentioned in the register.3 The “mirror” ideal, that the it, as if the reflection were a true one.5 asset protection contracts, deeds of sale, taxes and register should reflect all facts and matters relevant to handle entire estate planning. In addition, K&C can the title to a parcel of land has not been fulfilled in any The insurance principle also involves a introduce you to local real estate brokers to assist you Torrens jurisdiction. curative process. Since it is the State rather than the in finding the property you are looking for in the One is the mirror principle, which means the parties which effects the transaction, registration Philippines. register correctly mirrors the information on the “sometimes confers a better title than the transferor property's title; if the property is sold, the mirror possessed” so that a purchaser can “acquire an Foreign Ownership of Land in the Philippines principle ensures that the only information that is indefeasible right, notwithstanding the infirmity of his Ownership of land in the Philippines is highly- changed in the register is the landowner's name. author’s title”. Thus the insurance principle, properly regulated with land ownership reserved for persons understood and fully carried out, involves far more or entities considered Philippine nationals or Filipino B. The curtain principle than that the owner’s title is guaranteed by the State. citizens. For this purpose, a corporation owned 60% The principle requires that the register is the sole It means: by Filipino citizens is treated as a Philippine national. source of information for intending purchasers. As the Foreigners interested in acquiring land or real Privy Council has put it, the main object of the Act: not only that registration will be carried on property through aggressive ownership structures literally as an insurance undertaking but also must consider the provisions of the Philippines' Anti- is to save persons dealing with registered that it is the privilege of the Registrar, or the Dummy Law to determine how to proceed. A major proprietors from the trouble and expense of Commissioner, or other responsible officer, restriction in the law is the restriction on the number going behind the register, in order to on bringing land under the Act, to cure the of alien members on the Board of Directors of a investigate the history of their author’s title, title of known defects so far as he possibly landholding company which is limited to 40% alien and to satisfy themselves of its validity.4 can. It implies that the whole business of participation. Another concern is the possible registration ought to be conducted with such forfeiture of the property if the provisions of the law The curtain principle is usually expressed in an economy of public manpower, public time is breached. individual Torrens statutes in terms that no notice of and public money that the saving which is Exceptions to the restriction on foreigners trusts is to be entered in the register book, thereby achieved far outweighs any payment of acquisition of land in the Philippines are the implying that they are of no concern to a disponee and compensation for errors or omissions which following: it is everywhere expressly stipulated that a purchaser may become necessary from time to time. Acquisition before the 1935 constitution is not to be affected by notice of any trust. This does insurance principle, which financially protects the Acquisition through hereditary succession if not mean that a fiduciary is allowed to escape from his landowner against loss should the registrar make any the foreigner is a legal or natural heir obligations for, after registration, he holds the land mistakes in the proper registration of the property. Purchase of not more than 40% interest in a upon the trusts and for the purposes for which the condominium project same is applicable by law although these equities are Philippines Land Ownership and Acquisition Purchase by a former natural-born Filipino behind the impenetrable curtain of the register book. In general, only Filipino citizens and corporations or citizen subject to the limitations prescribed curtain principle, the certificate of title serves partnerships with least 60% of the shares are owned by law. (natural born Filipinos who acquired as the main proof of ownership, eradicating the need by Filipinos are entitled to own or acquire land in the foreign citizenship is entitled to own up to for lengthy documentation Philippines. Foreigners or non-Philippine nationals 1,000 sq.m. of residential land, and 1 hectare of agricultural or farm land) Filipinos who are married to aliens who If holding a title as an individual, a typical situation Those who are not BI registered and retain their Filipino citizenship, unless by would be that a foreigner married to a Filipino citizen overseas should file the petition at the their act or omission they have renounced would hold title in the Filipino spouse's name. The nearest embassy or consulate. their Filipino citizenship foreign spouse's name cannot be on the Title but can Requirements: be on the contract to buy the property. In the event Birth certificate authenticated my the Foreigner Ownership as a Philippine Corporation of death of the Filipino spouse, the foreign spouse is Philippines National Statistics Office (NSO) Foreign nationals or corporations may completely allowed a reasonable amount of time to dispose of Accomplish and submit a “Petition for Dual own a condominium or townhouse in the Philippines. the property and collect the proceeds or the property Citizenship and Issuance of Identification To take ownership of a private land, residential house will pass to any Filipino heirs and or relatives. Certificate (IC) pursuant to RA 9225” to a and lot, and commercial building and lot foreigners Philippine embassy, consulate or the Bureau may set up a Philippine corporation in the Philippines. Former Natural-born Philippine Citizen now of Immigration This means that the corporation owning the land has Naturalized American Citizen Pay a $50.00 processing fee, schedule and less than or up to 40% foreign equity and it is formed Any natural-born Philippine citizen who has lost his take an "Oath of Allegiance" before a by 5-15 natural persons of legal age as incorporators, Philippine citizenship may still own private land in the consular officer majority of whom are Philippine residents. Philippines up to a maximum area of 5,000 square The Bureau of Immigration in Manila meters in the case of rural land. In the case of married receives the petition from the embassy or Foreigners Leasing Of Philippine Real Estate Property couples, the total area that both couples are allowed consular office. The BI issues and sends an Leasing land in the Philippines on a long term basis is to purchase should not exceed the maximum area Identification Certificate of citizenship to the an option for foreigners or foreign corporations with mentioned above. embassy or consular office. more than 40 percent foreign equity. Under the If a former Filipino who is now a naturalized citizen of Investor's Lease Act of the Philippines a foreign Filipinos & Former Filipino Citizens (Balikbayans) & a foreign country does not want to avail of the Dual national and or corporation may enter into a lease OFW Citizen Law in the Philippines, he or she can still agreement with Filipino landowners for an initial Former natural-born Filipinos who are now acquire land based on BP (Batas Pambansa) 185 & RA period of up to 50 years renewable once for an naturalized citizens of another country can buy and (Republic Act) 8179 but limited to the following: additional 25 years. register, under their own name, land in the Philippines but limited in land area. However, those For Residential Use Foreigners owning Houses in the Philippines who avail of the Dual Citizenship Law in the (BP 185 - enacted in March 1982): Foreigners owning a house or building in the Philippines can buy as much as any other Filipino Up to 1,000 square meters of residential land Philippines is legal as long as the foreigner does not citizen. Under Republic Act 9225 (Philippines Dual Up to one (1) hectare of agricultural of farm own the land on which the house is build. Citizenship Law of 2003), former Filipinos who land became naturalized citizens of foreign countries are For Business/Commercial Use (RA 8179 - amended Foreigners owning Condominiums & Townhouses in deemed not to have lost their Philippine citizenship, the Foreign Investment act of 1991): the Philippines thus enabling them to enjoy all the rights and Up to 5,000 square meters of urban land The Condominium Act of the Philippines, R.A. 4726, privileges of a Filipino regarding land ownership in the Up to three (3) hectares of rural land expressly allows foreigners to acquire condominium Philippines. Real Estate Transaction Costs in the Philippines units and shares in condominium corporations up to Purchases from Individuals: not more than 40% of the total and outstanding Steps to Gain Dual Citizenship: Philippines Capital gains tax - 6% of actual capital stock of a Filipino owned or controlled If you are in the Philippines, file a "Petition sale price. This is paid by the seller but in condominium corporation. However, there are a very for Dual Citizenship and Issuance of some cases it might be expected that the few single-detached homes or Townhouses in the Identification Certificate (IC) pursuant to RA buyer pays. This percentage could differ if Philippines with condominium titles. Most 9225” at the Bureau of Immigration (BI) and the property assessed is being used by a condominiums are high rise buildings. for the cancellation of your alien certificate business or is a title- owned by a of registration. Foreigners Married to a Filipino Citizen corporation, in this case the percentage is 7.5% Philippines Document stamp tax - 1.5% of the actual sale price. This is paid by wither the buyer or the seller upon agreement. Normally however, it is the buyer who shoulders the cost. Philippines Transfer tax - 0.5% of the actual sale price Philippines Registration fee - 0.25% of the actual sale price Purchases from Developers: Philippines Capital gains tax - 10% of actual sale price. This value might be expressed as part of the sale price Philippines Document stamp tax - 1.5% of the actual sale price Philippines Transfer tax - 0.5% of the actual sale price Philippines Registration fee - 0.25% of the actual sale price