Atty. Lord Rquin A. Gambe - Your Lawyer, Real Estate Broker & Appraiser

19/10/2026

The Myth of Verbal Land Sales

Did you know that a verbal agreement to sell land is totally void under Philippine law? Under the Statute of Frauds, the sale of land or any interest in it must be in writing and signed by the parties, and notarized to be legally enforceable. Always get it in writing! ✍️🏡

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16/10/2026

Lease Contracts – The Need for NOTARIZATION and Registration

If you rent commercial or residential space for more than one year, the lease contract must be notarized and registered with the Register of Deeds to bind third parties. If the landlord sells the property to a buyer who had no knowledge of an unregistered long-term lease, the new buyer can kick you out! 🏢🔑

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14/10/2026

Accretion – When the River Gives You Free Land

Own property next to a river? If the slow, steady current of the water gradually deposits soil onto your riverbank, that extra land legally belongs to you through a process called accretion. Nature's bonus real estate! 🌊🌳

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14/10/2026

Property Taxes are a Permanent Lien

Unpaid real property taxes (RPT) attach directly to the land. If you buy a property without checking local government tax clearances, you might inherit years of accumulated back taxes. Always demand a tax clearance certificate! 🧾🏛️

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12/10/2026

Buyers Beware!
(Hidden Defects and Caveat Emptor)

When buying real estate, the principle of caveat emptor (buyer beware) largely applies. Always inspect physical boundaries, check for hidden structural defects, and verify the ownership before handing over your hard-earned money. 🔍💰

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09/10/2026

Family Home Protection

Your family home (where you actually live) has special protection under the law! Generally, it is exempt from ex*****on, forced sale, or attachment for debts, up to certain statutory value limits. Your sanctuary is legally shielded. 🛡️🏡

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08/10/2026

Rights of Way – You Can't Trap Your Neighbor

If your property is surrounded by other people's land and has no access to a public highway, you have a legal right to demand an easement of right of way—provided you pay proper indemnity and the path chosen is the least prejudicial to your neighbor. No land is an island! 🛣️🚶‍♂️

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07/10/2026

Co-Ownership – Can One Heir Sell the Whole Family Property?

If you and your siblings inherit a house, you are co-owners. One co-owner cannot sell the entire property without the consent of the others. They can only sell their specific fractional share (e.g., their 1/4 share), not the whole house! 🏠👥

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05/10/2026

Building on Someone Else's Land (Builder in Good Faith)

What happens if you accidentally build a house on someone else's land thinking it was yours? If you built in good faith, the landowner cannot just demolish your house; they must choose between paying you for the building or forcing you to buy the land. Intent matters! 🏗️🤝

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04/10/2026