Bagulaya Law Office

Bagulaya Law Office A full-service law office in DULAG, LEYTE, TANAUAN, LEYTE, and TACLOBAN CITY

Mga menor de edad pa kami han namatay an amon tatay. Gin baligya ni nanay an amon mga tuna pinaagi hin pag himo hin Self...
09/05/2026

Mga menor de edad pa kami han namatay an amon tatay. Gin baligya ni nanay an amon mga tuna pinaagi hin pag himo hin Self Adjudication with Sale. Yana na kami maka sabot hini nga mayda na namon igo nga pangidaron. Waray na gihap hi nanay. Poyde pa ba namon ma lanat an amon mga malon?

Oo.

Base hiton balaod ngan desisyon hiton Korte Suprema, an pag pa waray bisa han Self Adjudication with Sale han iyo nanay, poyde buhaton bisan maiha na nga panahon an naka labay kay diri napapaso o na expire o na prescribe an katungod pag pa deklara nga waray bisa han dokumento nga daan waray epekto tikang katikangan sugad han dokumento nga gin himo han iyo nanay.

Pero balido an iya pag baligya han iya malon kay an tagiya mayda katungod pag baligya han iya malon bisan waray katugutan han iba nga tag-iya. An malon la niyo an poyde ma bawi.

Diri ini legal advice. Para han imo espesipiko nga sitwasyon pag konsulta hin abogado.

BAGULAYA
Land. Title. Transfer.

"Ambot hadto kanda Nanay ngan Tatay, waray man ini pan asikasuha nga mga dokumento."Asya ini iton linya nga akon nababat...
01/05/2026

"Ambot hadto kanda Nanay ngan Tatay, waray man ini pan asikasuha nga mga dokumento."

Asya ini iton linya nga akon nababatian pirmi ha akon mga kleyente. Aada ini nagawas matima ko kitaon an ira mga papel ngan masumatan nga makuri it pag aagian para maka pa titulo hira.

Makuri, pero diri imposible. Ngan mas masayon kun diri na palaguson hin usa pa ka henerasyon.

Diri man gud uso hadto an panitulo. Waray man nag aagrabyo. Kilala man han ngatanan nga hi Nanay ngan Tatay an tag-iya hadto.

Asya adto hadto.

Yana, hataas na an kantidad han tuna. Damo na an interesado. Kun an dokumento diri klaro, puwede manilikado.

Ano an imo bubuhaton kun ada ka hini nga sitwasyon?

Diri ini legal advice.
Bagulaya | Land Titling & Estate Settlement | Eastern Visayas

🤔
08/03/2026

🤔

02/03/2026

The Lot That Moved

A man decided to sell his land.
He brought buyers to the property.

“This is the lot,” he said.
There was a fence.
A small house.
A mango tree near the corner.
The buyers walked the perimeter.
Everything looked real.
They checked the title.
Clean.
No annotations.
Tax declaration updated.

They paid.
They signed.
They processed the transfer.

Then the survey came.
And the lot did not match.
The coordinates in the title pointed somewhere else.
The fence was built on a different parcel.
The house encroached on a neighbor’s land.
The mango tree? Not even inside the titled area.

The seller had occupied the land for years.
But occupation is not ownership.
The title controls.
The technical description controls.
The lot number controls.

Not the fence.
Not the trees.
Not the house.

The buyer did not buy what he thought he bought.
Because he relied on sight.
Not on relocation.

The Lesson

Before you buy:
• Conduct a relocation survey.
• Verify the lot number.
• Confirm the boundaries.
• Check the technical description.
• Geo-tag the coordinates.

Do not assume the land you are standing on
is the land described in the title. Don't believe the seller, hook, line, and sinker.

Land does not move.
But fences do.
And mistakes are expensive.

For general information only. Consult a lawyer for legal advice.

02/03/2026

The Only Child Who Wasn’t

A man said he was the sole owner of the land.
He showed the buyers the title.
He showed the tax declaration.
Both were in his parents’ names.
“My siblings waived,” he said.
“It’s already understood.”
“We’re not fighting.”
The buyers saw possession.
They saw fences.
They saw improvements.
They paid.
They signed.
They took over the land.

Months later, three siblings appeared.
“We never waived.”
“We never signed anything.”
“That land belongs to all of us.”

The title was still in the parents’ names.
No Extra-Judicial Settlement.
No Deed of Partition.
No proof of exclusive ownership.
The seller was not the sole owner.
He was just one heir among many.
And one heir cannot sell the whole property.
The buyer did not buy 100%.
He bought a problem.

The Lesson
When land is inherited:
• Check if the estate was properly settled.
• Verify if all heirs signed.
• Confirm there is a valid settlement or partition.
• Do not rely on possession alone.

If the title is still in the parents’ name,
no single child owns it alone.
Inheritance does not automatically create sole ownership.
And verbal assurances do not defeat the law.
Before you buy from an “only owner,”
ask:
Only according to whom?

For general information only. Consult a lawyer for legal advice.

02/03/2026

The Caretaker Who Became “Owner”

Juan owned land in the province.
He worked in the city.

Pedro stayed behind.
Caretaker.
Trusted.

When the DENR conducted a cadastral survey,
Pedro was the one present.
He signed as claimant.
Juan knew nothing.

Later, Pedro applied for a free patent.
A fixer “helped.”
Affidavits were prepared.
Declarations were signed.
Oaths were taken.
Pedro swore the land was his.
That he possessed it.
That no one else owned it.
The application was approved.
An Original Certificate of Title was issued.
In Pedro’s name.
Clean.
Fresh.
Government-issued.

But not legitimate.

Juan eventually discovered the title.
He went to court.
The OCT was cancelled.
And Pedro?
He did not just lose the title.
He faced perjury charges.
Because when you lie under oath
to acquire land that is not yours,
It is not just a civil problem.
It becomes criminal.

The Lesson
A clean title is not always clean ownership.
Free patents are not shortcuts to land ownership.
And fixers do not erase liability.
If you did not truly own the land,
an OCT will not protect you.
Paper can look official.
But truth controls.

Address

Dulag
6505

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm
Saturday 9am - 5pm
Sunday 9am - 5pm

Telephone

+639176205180

Website

Alerts

Be the first to know and let us send you an email when Bagulaya Law Office posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Contact The Practice

Send a message to Bagulaya Law Office:

Shortcuts

Share

Category