Mansion Law Office

11/05/2026

Bago bumili ng lupa, mas mabuting kumuha muna ng electronic copy ng titulo mula sa Registry of Deeds.

Makakatulong ito upang masigurong tunay ang titulo at malinis ang record ng property bago ituloy ang transaksyon.

In, 𝐒𝐩𝐨𝐮𝐬𝐞𝐬 𝐌𝐚𝐧𝐚𝐥𝐞𝐬𝐞 𝐯. 𝐓𝐡𝐞 𝐄𝐬𝐭𝐚𝐭𝐞 𝐨𝐟 𝐭𝐡𝐞 𝐋𝐚𝐭𝐞 𝐒𝐩𝐨𝐮𝐬𝐞𝐬 𝐅𝐞𝐫𝐫𝐞𝐫𝐚𝐬, 𝐆.𝐑. 𝐍𝐨. 𝟐𝟓𝟒𝟎𝟒𝟔, 𝐍𝐨𝐯𝐞𝐦𝐛𝐞𝐫 𝟐𝟓, 𝟐𝟎𝟐𝟒, the Supreme Court affirmed the rulings of the lower courts declaring the sale and subsequent transfers of two parcels of land in Sta. Teresita, Angeles City, null and void. The properties were originally owned by Spouses Narciso and Ofelia Ferreras, who died in 2005 and 1992, respectively. Despite their passing, a Deed of Absolute Sale dated 2009 was allegedly executed in favor of Carina Pinpin, who then sold the properties to Spouses Orencio and Eloisa Manalese and their son, Aries, in 2010. The petitioners argued they were innocent purchasers for value, citing clean titles and lack of visible claims.

Nonetheless, the Court found that they failed to exercise the required level of diligence, especially in light of the obvious impossibility of a valid sale executed by deceased persons. The Court held that the petitioners were not buyers in good faith and upheld the annulment of their titles.

09/05/2026

Today, our clients successfully received their title, marking another completed transaction.
Thank you, for your trust in our service.

For any inquiries regarding the transfer of land titles, feel free to message us or visit us at ATLAS Law Office, Tuguegarao City from Monday to Thursday, or at Mansion Law Office, Lasam every Friday and Saturday.

08/05/2026

21/04/2026

“Mission accomplished! 🎉 Our client has successfully received their title today. Thank you, Ma’am for trusting us with your transaction.

If you need assistance in transferring your property into your name and other legal processes, don’t hesitate to message us.”

14/04/2026

𝗔𝗡𝗡𝗨𝗔𝗟 𝗜𝗡𝗖𝗢𝗠𝗘 𝗧𝗔𝗫 𝗥𝗘𝗧𝗨𝗥𝗡 𝗗𝗘𝗔𝗗𝗟𝗜𝗡𝗘 𝗠𝗢𝗩𝗘𝗗 𝗧𝗢 𝗠𝗔𝗬 𝟭𝟱, 𝟮𝟬𝟮𝟲

The Bureau of Internal Revenue (BIR) has issued Revenue Memorandum Circular No. 30-2026, extending the deadline to May 15, 2026 for the filing of 2025 Annual Income Tax Returns, payment of the corresponding taxes due thereon, and submission of required attachments.

“In line with the directive of President Ferdinand R. Marcos Jr., this extension is meant to make tax compliance easier for taxpayers at a time when many are managing added strain from the ongoing energy crisis,” Commissioner Charlito Martin R. Mendoza said.

Taxpayers may file through the BIR’s electronic filing platforms and pay electronically through available payment platforms, or manually through the nearest Authorized Agent Banks.

RMC No. 30-2026: https://tinyurl.com/RMC302026

29/10/2025

Dear PAO,

06/08/2025

The invalidated a sale of two parcels of land because the buyer knew that the seller was not the real owner.

In a Decision written by Associate Justice Maria Filomena D. Singh, the SC’s Third Division cancelled the sale made by Bayani S. Cerilla (Cerilla) to Edward C. Ciacho (Ciacho). The SC found that Ciacho knew the sold properties did not belong to Cerilla.

The properties were inherited by Adolfo De Guia which were about to be foreclosed due to unpaid debt. De Guia asked Cerilla to pay off the mortgage. They signed a deed of sale, and land titles were transferred to Cerilla’s name.

After a few months, another agreement was signed to re-sell the properties to De Guia. The latter filed adverse claim on the titles.

Cerilla and De Guia entered into a subsequent agreement where Cerilla would buy the properties for PHP 15 Million but only after De Guia ejects the illegal settlers from the properties.

As De Guia failed to remove the illegal settlers, Cerilla had to undertake the same but was not successful in doing so. As a result, Cerilla incurred expenses for ejectment which caused him to obtain a loan from a bank and from Ciacho.

Ciacho agreed to lend Cerilla with the properties as collateral. Because Cerilla could not pay the loan, Ciacho asked him to sign a deed of sale on the properties but with a request from Cerilla not to register the same.

De Guia learned that Ciacho registered the properties under his name. Thus, he filed a case with the RTC to invalidate the sale. After finding in favor of De Guia, the case was appealed to the Court of Appeals.

Both RTC and CA found that Cerilla had no authority to sell the properties as he was just a mere “accommodation party” to avoid foreclosure of the properties but was not the real owner.

The Court agreed with the RTC and CA finding that there was no real intention to transfer ownership from De Guia to Cerilla. Even after the land titles were transferred under his name, Cerilla did not act as if he owned the lands.

Under the Civil Code, for a sale to be valid, the parties must agree to the sale. The parties’ actions during and after the agreement can serve as basis to determine their intent. The seller must also be the owner of the property or has authority to sell.

Here, the re-sale of the properties from Cerilla to De Guia within a short period of time coupled with the fact that Cerilla asked Ciacho not to register the properties under his name, indicate that there was no intention on the part of De Guia to transfer ownership of the properties.

The Court added that Ciacho cannot claim to be an innocent buyer because he was aware of facts that should have raised doubts about Cerilla’s ownership. He knew of the earlier sale between De Guia and Cerilla and the former’s claim as annotated on the titles.

Read the full text of the press release at https://sc.judiciary.gov.ph/sc-no-valid-sale-if-buyer-knows-seller-is-not-true-owner/

Read the full text of the Decision https://sc.judiciary.gov.ph/259051-edward-c-ciacho-vs-spouses-adolfo-t-de-guia-and-fe-alma-v-de-guia-et-al/

Read the Separate Concurring Opinion of Associate Justice Alfredo Benjamin S. Caguioa at https://sc.judiciary.gov.ph/259051-separate-concurring-opinion-justice-alfredo-benjamin-s-caguioa/

Copying of this content is subject to the SC PIO’s Credit Attribution Policy: https://sc.judiciary.gov.ph/credit-attribution-policy/.

07/07/2025

We are pleased to inform you that Mansion Law Office is now open for Notarial Services:

OFFICE HOURS:
>Friday: 9:00 AM - 5:00 PM
>Saturday: 9:00 AM- 3:00 PM

LOCATION:
2nd Floor, Vidad Building, Centro 2, Lasam, Cagayan

Contact No: 09695929243
For inquiries, you may also message this page directly.