ERS Legal Office & Notary Public

ERS Legal Office & Notary Public Contact information, map and directions, contact form, opening hours, services, ratings, photos, videos and announcements from ERS Legal Office & Notary Public, Lawyer & Law Firm, 202 B Christ the King Bldg. National Road, Tunasan, Muntinlupa City.

29/01/2026

Why Should a Landowner Pay When the Register of Deeds Loses Its Copy of the Title? ⚖️🏛️

Under our land registration system, there are two copies of every land title:
1️⃣ Owner’s Duplicate Title – kept safely by the landowner 📄
2️⃣ Original Title – kept by the Register of Deeds 🏛️

The government’s copy is the official record and is meant to be securely preserved 🔒.

Yet when the Register of Deeds loses or the its copy is destroyed, the law still requires the landowner to go to court and pay for the reconstitution - lawyer’s fees 💼, court costs 🏛️💵, and costly publication 📰.

This is required under Republic Act No. 26 (Reconstitution of Lost Title) in relation to PD 1529 (Property Registration Decree), even when the loss happened while the title was under government custody.

What seems unfair ⚖️ is that the landowner is made to bear the full cost of restoring a title that was lost while in government care.

R.A. 26 was enacted in 1946 📆. With today’s high legal and publication costs 💸, it may be time to revisit the law and consider fairer solutions when the loss is on the government’s side.

Land title protection is a public responsibility 🏛️. The cost of restoring that protection should not fall solely on private owners ⚖️🇵🇭

Send a message to learn more

03/01/2026
16/12/2025

🏠 DUE DILIGENCE

Before Buying Property in the Philippines

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WHAT IS DUE DILIGENCE?

Careful legal, factual, and physical verification of the property and seller to ensure clean, valid, and marketable ownership.

🔍 QUICK DUE DILIGENCE CHECKLIST

📄 TITLE

* Certified True Copy (should be secured by the Buyer in the Registry of Deeds - do not rely on seller's copy)
* Check the title if there are no liens, mortgages, or adverse claims

👤 SELLER

* Registered owner or with valid Special Power of Attorney to sell
* Spousal / corporate consent (if seller is a corporation)

💰 TAXES

* Updated Real Property Tax
* Matching Tax Declaration

👀 PROPERTY

* Actual ocular inspection
* No occupants/squatters or encroachments

⚖️ LEGAL STATUS

* No court cases or third-party claims

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⚠️ WHY IT MATTERS

No due diligence, you will not be considered a buyer in good faith (with legal protection as such) and may result in possible loss of property and annulment of sale.

✅ KEY TAKEAWAY

> A clean title alone is not enough!!!
> Verify before you buy.

📣 *General information only. Not legal advice.*

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It should be highlighted that the parties are allowed to agree on who shoulders the followings costs.
11/12/2025

It should be highlighted that the parties are allowed to agree on who shoulders the followings costs.

📢 HIRING: LAW OFFICE ADMINISTRATOR📍 Location: Tunasan, Muntinlupa CityWe’re looking for a Law Office Administrator to he...
24/09/2025

📢 HIRING: LAW OFFICE ADMINISTRATOR
📍 Location: Tunasan, Muntinlupa City

We’re looking for a Law Office Administrator to help with office operations and client coordination.

✅ At least college level or Senior High graduate
✅ Organized, trustworthy, and willing to handle court/government errands
✅ Experience in office or legal work an advantage (but not required)

📌 Duties: Filing documents, liaising with courts/agencies, assisting lawyers, and keeping the office running smoothly.

👉 Send your resume to [email protected] with subject line: Law Office Administrator Application.

21/06/2025

WHY I BELIEVE ACCOUNTING IS A BETTER PRE-LAW COURSE THAN POLITICAL SCIENCE (A PERSONAL REFLECTION)

When I graduated from high school, I didn’t have anyone to guide me in choosing a college course. My parents, both of whom only finished elementary school, gave their full support, but they couldn’t help me navigate career paths, board exams, or professional licenses. At the time, the internet wasn’t as accessible or informative as it is today, so I had to rely on advice from people around me.

I was a working student then, employed as a kitchen helper at The Aristocrat Restaurant in Malate, Manila. One day, I asked one of the waiters—who was already studying law—what course I should take in college if I wanted to become a lawyer. Without hesitation, he told me:
“Take Political Science. That’s the course most aspiring lawyers choose.”

So I did.

Political Science gave me the foundation to think critically, write clearly, and understand government and society. When I entered law school, those skills helped. But looking back now, with the benefit of real-world experience, I can honestly say:
👉 My only regret in my educational journey was choosing Political Science as my pre-law course.

Here’s why:

✅ After graduation, I realized how limited my job prospects were. There was no board exam or professional license to lean on. Most jobs available to me were low-paying, administrative, and with limited growth.
✅ Had I taken Accounting, I could have become a Certified Public Accountant (CPA)—a profession that opens many doors, even outside the legal field.
✅ Accounting would have given me a fallback, a license, and stability, whether or not I pursued law right away.
✅ In law school, I faced completely new subjects like Taxation and Business Law. These are part of the accounting curriculum. Having studied them beforehand would have made a big difference.
✅ CPA-lawyers are in demand—in tax, corporate law, estate planning, and compliance. Their dual expertise gives them better opportunities and higher earning potential.

While Political Science graduates eventually catch up, CPA-lawyers often start strong—and stay ahead.

If I could go back and give advice to my younger self—the kitchen helper at Aristocrat trying to figure it all out—I would say:

👉 “Take Accounting.”

Not because it’s easier, but because it gives you options. It gives you a profession, a future, and something to hold on to even if plans change.

To all aspiring lawyers out there—especially working students, first-generation scholars, and dreamers from humble beginnings:
Choose the course that opens more doors. Choose the one that prepares you for both the dream—and the reality.

If I had known then what I know now, I would have made a different choice.

Send a message to learn more

https://www.facebook.com/share/p/1Bcy1puRkG/
23/04/2025

https://www.facebook.com/share/p/1Bcy1puRkG/

The (SC) has ruled that land buyers must verify ownership by checking the certificate of title and reviewing the records in the Registry of Deeds to avoid fraudulent transactions.

In a Decision penned by Associate Justice Alfredo Benjamin S. Caguioa, the Court’s Third Division upheld the rulings of the Regional Trial Court and Court of Appeals which voided the land titles of a married couple who failed to conduct due diligence when they bought the properties from someone who acquired her titles through fraud.

Orencio and Eloisa Manalese purchased two parcels of land from Carina Pinpin, who presented certificates of title in her name and claimed to have bought the properties from the original owners, the late Narciso and Ofelia Ferreras.

However, the administrator of the Ferreras estate, alleged that Pinpin fraudulently obtained duplicate titles by submitting a false affidavit of loss and a forged deed of sale. Pinpin then used these to sell the properties to Spouses Manalese a year later.

The Supreme Court upheld the lower courts’ findings, stressing that buyers must check both the certificate of title and the Registry of Deeds records before purchasing land. Relying solely on a certificate of title is insufficient, especially if there are signs of fraud or irregularity.

In this case, the Spouses Manelese failed to investigate despite multiple warning signs, making them liable for not exercising due diligence. Several key documents were already on record, including the affidavit of loss procured by Pinpin, the issuance of another set of duplicate titles, a second affidavit of loss by a certain Zenaida Ferreras, and the nearly simultaneous registrations of these three annotations on the titles.

Said the Court: “Since petitioners did not inquire into the register, and even without such inquiry, they are nonetheless constructively notified of every registration affecting the said subject properties, they cannot feign ignorance of such
registrations.”

Read the full text of the Press Release at https://sc.judiciary.gov.ph/sc-land-buyers-must-check-both-title-and-registry-of-deeds-records/.

Read the full text of the Decision at https://tinyurl.com/3njh86mk.

Read the Separate Concurring Opinion of Associate Justice Henri Jean Paul B. Inting at https://tinyurl.com/3k2p236k.

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

24/09/2024

Address

202 B Christ The King Bldg. National Road, Tunasan
Muntinlupa City
1773

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Monday 8am - 5pm
Tuesday 8am - 5pm
Wednesday 8am - 5pm
Thursday 8am - 5pm
Friday 8am - 5pm
Saturday 8am - 12pm

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