Jan Edmond Ruz.

ATTORNEY-AT-LAW / LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: janruzlaw@gmail.com

Viber/WhatsApp/Globe Cell # 0917.678.4457 +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp.

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics:

It is a common idea that property tax law experts work as public officials in the LGU.

It is a common idea that real estate law experts usually work in the LGU offices.

your local civil registry

LCR in your area

local civil registrar in your area

national statistics office in your area

Separation of Property Preceding Dissolution
Bed and Bedding Exclusion
Delivery to Surviving Spouse
Payment of Paraphernal Property
Debts and Charges Payment
Liquidation of Husband's Capital
Credit of the Conjugal Partnership
Receivership or Administration by Wife

Separation of Property

Express Authority in Public Instrument

Administration of Husband's Estate

Disposition by Will

Half of Conjugal Partnership Profits

Purposes Specified in Articles 161 and 162

Improvements for Utility or Adornment

Advancements from the Partnership

Buildings Constructed During Marriage

Reimbursement for Land Value

Paraphernal Property

Husband's Capital

Livestock Upon Dissolution

Presumption of Conjugal Partnership

Charges and Obligations of Conjugal Partnership

Tax regulation and declaration
Lot boundary adjustment
Birth and death record correction
Legal separation and divorce
Child custody and support
Cyber defamation defense
Deed of sale cancellation
Land registration and titling
Real estate financing and loan

Mortgage application and approval

Expropriation and land acquisition

Development and zoning law

Property annotation and claim

Tenant and landlord legal

Court representation for real estate disputes

Real estate transaction and closing

Rental agreement and lease

Public access and land use

Dispute resolution for property issues

Legal surveying and land mapping

Siargao property transaction

Certificate correction
Marriage and family law
Inheritance and estate planning
Real estate litigation
Waiver and quitclaim
Property planning and mapping
Breach of contract and peaceful remedies
Small claims are legal remedies
Legal affidavit drafting
Legal possession and ownership
Marital annulment
Divorce and custody
Defamation and libel
Land title cancellation
Contract nullification
Cadastral and land survey
Writ and execution
Land classification
Right of way and access
Police assistance for trespass
Criminal defense is a tool to protect the innocent

Criminal defense is a tool to protect the guilty from tampered evidence

Contributors may come from any place like:

Kampingganon, Doong, Hilotongan, Lipayran, Luyongbaybay, Mojon, Obo-ob, Patao, Putian,

Dakit, Gairan, Guadalupe, La Paz, La Purisima Concepcion, Libertad, Lourdes, Malingin,

It does not matter where

Jan Edmond Ruz.

ATTORNEY-AT-LAW / LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: janruzlaw@gmail.com

Viber/WhatsApp/Globe Cell # 0917.678.4457 +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp.

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics:

My cousin will not give me my share of inheritance

Mining Claims and Rights

Trade-marks and Trade-names

Registration of Trade-marks

Goodwill as Property

Transfer of Business Name

Possession and Its Kinds

Ownership Retention of Isolated Land

State Ownership of Formed Islands

Ownership of Alluvial Deposit Islands

Right of Accession with Respect to Movable Property

Union of Movables Without Bad Faith

Ownership of Principal Thing

Indemnification for Accessory Value

Determination of Principal and Accessory

Presumption of Continued Possession

Object of Possession

Acquisition of Possession

Material Occupation of a Thing

Exercise of a Right

Action of Our Will

Legal Formalities for Possession

Possession by Legal Representative

Ratification of Unauthorized Possession

Removal of Useful Improvements

Non-refundable Luxury Expenses

Bad Faith Reimbursement Obligations

Liability for Litigation Costs

Natural or Time-induced Improvements

Liability for Deterioration or Loss

Exclusion of Improvements without Payment

Presumption of Continuous Possession

It is a common idea that property tax law experts work as public officials in the LGU.

It is a common idea that real estate law experts usually work in the LGU offices.

your local civil registry

Penalty with Civil Interdiction
Declared Absent
Legal Separation Granted
Abuse of Administrative Powers
Abandonment by Husband

LMB in your area

partition co-owners

evidence of co-ownership

probate procedure

last will and testament requirements

executor and administrator

Contributors may come from any place like:

Dakit, Gairan, Guadalupe, La Paz, La Purisima Concepcion, Libertad, Lourdes, Malingin,

Duangan, Gaas, Ginatilan, Hingatmonan, Lamesa, Liki, Luca, Lumboy, Matun-og, Poblacion,

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

Jan Edmond Ruz.

ATTORNEY-AT-LAW / LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: janruzlaw@gmail.com

Viber/WhatsApp/Globe Cell # 0917.678.4457 +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp.

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics:

Positive and Negative Easements

Inseparability from Estate

Indivisibility of Easements

Legal and Voluntary Easements

Acquisition by Title or Prescription

Apparent Sign of Easement

Rights for Easement Use

Obligations of Dominant Estate Owner

Modification by Servient Estate Owner

Ownership Retention by Servient Owner

Extinguishment by Merger

Nonuser Extinguishment

how to know if a property is safe to buy

how to know if a land is safe to buy

Temporary or Conditional Easement

Renunciation of Easement

Public Use Easements

Private Interest Easements

legal procedures for donation reduction

relationship between donations and wills

donation agreements and legal obligations

impact of donations on estate distribution

strategies for protecting donation rights

succession as mode of acquisition

definition of decedent and testator

Alienation of Usufruct Right

Livestock Replacement Obligation

Ordinary and Extraordinary Repairs

Payment of Taxes and Charges

Matured Credits and Security

Mortgaged Immovable Usufruct

Notification of Third-Party Acts

Expenses in Legal Suits

Extinguishment of Usufruct

Death or Expiration of Period

Merger with Ownership

Good Faith Possessor

Bad Faith Possessor

Mistake in Law Basis for Good Faith

Presumption of Good Faith

Burden of Proof for Bad Faith

Loss of Good Faith Character

Presumption of Continued Possession

Object of Possession

Acquisition of Possession

Material Occupation of a Thing

Changes to Water Courses

Permission for Water Use

Rights of Lower Estates

Construction of Rainwater Reservoirs

Subterranean Water Exploration

Artificially Brought Forth Waters

Natural Course Abandonment

Defensive Works for Water Control

Clearing Obstructions in Water Courses

Contribution to Construction Expenses

Contributors may come from any place like:

Canbantug, Canbanua, Candabong, Canlaob, Colawin, Conalum, Dagatan, Gutlang, Jampang,

Bantayan, Cebu: Atop-atop, Baigad, Balidbid, Bantigue, Baod, Botigues, Kabac, Kabangbang,

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

Land classification

Public road access

Private road access

Indirect contempt as a remedy

Real estate mortgage

Real estate loan

Letter of guaranty

Loan annotation

Correction of entry as an administrative proceeding

Adoption and types of adoption are interesting topics

Suit or case are remedies to legal disputes

Answer to summons within reglementary period

Affidavit is a sworn statement and notarized

Bail reduction is a common move if bail is set too high

Inheritance distribution happens after settlement of estate and partition

Real estate litigation must be avoided at all times

Adjacent property dispute must be avoided at all times

Legal effects of a waiver depends if it is valid or not and how it was written

possession and occupation issues

protests and lot claims

actual occupancy and writs of execution

timberland and mineral land issues

foreshore leases and salvage zones

easements from road centerlines

no-build zones and illegal conversions

land classification and zoning usestransfer of title and ownership

capital gains tax and documentary stamp tax

certificate authorizing registration (CAR)

geodetic engineering and land surveying

land conversion and classification

dealing with squatters and illegal occupants

Contributors may come from any place like:

Marangog, Nailon, Odlot, Pandan, Polambato, Poblacion, Sambag, Santo Niño, Siocon,

Balamban, Cebu: Abucayan, Aliwanay, Arpili, Buanoy, Cabagdalan, Cantuod, Cansomoroy,

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

Jan Edmond Ruz.

ATTORNEY-AT-LAW / LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: janruzlaw@gmail.com

Viber/WhatsApp/Globe Cell # 0917.678.4457 +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp.

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics:

Tax Declaration Certificate (TD)

technical descriptions and lot data

apostille trends

adjoining lot owner laws

land disputes in Cebu

encroachment and boundary disputes

evidence in real estate cases

cadastral surveys and maps

property and estate law

real estate litigation

adjacent lot disputes

effects of waivers and quitclaims

new property titles and lot plans

vicinity maps and contract preparation

breach of contract and damages

bouncing checks and contract annulment

declaration of nullity of sale

contracts to sell and deeds of sale

memorandum of agreement (MOA)

possession and occupation issues

protests and lot claims

administrative correction of entry

erroneous entry

clerical error

typographical error

forest lands

timber lands

timberland

forestland

forestral land

mineral lands

accion interdictal

accion publiciana

accion reivindicatoria

assessed value

market value

fair market value

appraisal of value

jurisdictional value

jurisdictional amount

Probate of a last will and testament

Estate administrator and executor

Succession, inheritance, partition

Recovery of possession

Recovery of ownership

accion interdictal

accion publiciana

accion reivindicatoria

assessed value

market value

fair market value

appraisal of value

jurisdictional value

jurisdictional amount

Probate of a last will and testament

Estate administrator and executor

Succession, inheritance, partition

Recovery of possession

Recovery of ownership

Contributors may come from any place like:

Compostela, Cebu: Bagalnga, Basak, Buluang, Cabadiangan, Cambayog, Canamucan, Cogon,

Oguis, Poblacion, Sabang, Sandayong Sur, Santa Rosa, Sinsin, Suba, Taboc, Taytay, Tuburan Sur

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

Jan Edmond Ruz.

ATTORNEY-AT-LAW / LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: janruzlaw@gmail.com

Viber/WhatsApp/Globe Cell # 0917.678.4457 +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp.

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics:

Cebu real estate is booming in the outskirts which increases the rate of land disputes.

Guimaras real estate service providers are booming because of the real estate boom.

Oslob property or oslobe properties are not exempt from the effects of land disputes.

Moalboal cadastral proceedings are still pending making approval of survey returns longer.

Survey authority for subdivision survey approval

Divorce abroad and its effects on child custody in the Philipines

Defamation and libel must be avoided if you want a peaceful life.

Land title cancellation can be accomplished peacefully.

Contract nullification may be a remedy to keep the peace.

remedies for private nuisance

extrajudicial abatement process

liability for unnecessary injury

registry of property

inscription of property rights

annotation of ownership titles

public access to registry books

governance by mortgage law

intellectual creation ownership

author's rights to literary work

composer's ownership of music

artist's rights to art

Contributors may come from any place like:

Dumanjug, Cebu: Bitoon, Bullogan, Bulak, Calaboon, Cawayan, Ilaya, Kabalaasnan, Kang-actol,

Ginatilan, Cebu: Anao, Cambagte, Cambalid, Cambonong, Cañorong, Guiwanon, Looc, Mangaco,

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

Jan Edmond Ruz.

ATTORNEY-AT-LAW / LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: janruzlaw@gmail.com

Viber/WhatsApp/Globe Cell # 0917.678.4457 +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp.

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics:

Answer to summons is important not just by law but also out of respect to the system

Bail reduction is not guaranteed and payment must follow the bail fixed

Expired letter of guarantee can be re-applied

Real estate guarantee release can be accomplished by the mortgagor

Cebu geodetic engineer associations and groups are available in the island

Boundary dispute resolution is best done out of court

Rules on co-ownership

Rights of co-owners

Obligations of co-owners

Co-owner selling the whole property cases

Repudiation of co-ownership

Quitclaim processing

Tax declaration issuance and revision

Affidavit preparation and notarization

Affidavit of loss and its significance

Affidavit of explanation and its importance

Family legal matters and custody of children are painful situations

Cyber libel defense is complex and best approached with caution

Quitclaim processing

Tax declaration issuance

Legal remedy map preparation

Legal representation in the Philippines can be made easy if you approach the local lawyer chapter in the area to seek assistance

Land possession is an indicator of ownership sometimes

Marriage and proceedings for its nullity are subject to law and rules

Separation in fact or Separation de facto versus Legal Separation

Contributors may come from any place like:

Cantubaon, Dapdap, Gawaygaway, Hagnaya, Lambusan, Lawis, Libaong, Looc, Luyang, Maño,

Dalahican, Jumangpas, Monteverde, Poblacion, San Sebastian, Suba, Tangbo

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.

Jan Edmond Ruz.

ATTORNEY-AT-LAW / LAWYER

GEODETIC ENGINEER / LAND SURVEYOR

REAL ESTATE BROKER

Email: janruzlaw@gmail.com

Viber/WhatsApp/Globe Cell # 0917.678.4457 +63.917.678.4457

I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel.

Send links of 2025 real estate law updates to my email, Viber, or WhatsApp.

Please support my advocacy by sharing GOV.PH links on landmark cases and latest laws, rules, circulars, IRRs, and issuances involving real estate transactions and cases, especially on the following topics:

HEIRS

heirship

declaration of heirship

Proving that I am an heir

How to prove that I am an heir

How to know who are the heirs

DNA evidence

DNA testing

Other evidence that can be used to prove that I am an heir

Filiation and paternity

This prohibition does not apply to moderate gifts which the spouses may give each other on the occasion of any family rejoicing.

Donations during the marriage by one of the spouses to the children whom the other spouse had by another marriage are voidable, at the instance of the donor's heirs after his death.

Lease contract termination must be fair and just

Renters not paying can be evicted but must be according to law

Judicial land titling and reversion cases

The role of the Office of the Solicitor General (OSG) in reversion cases

Solicitor General in reversion cases

Building permit processing and compliance

Lost title case procedure and requirements

Title not returned to owner is a problem

Any refusal to return title is a problem if it has no legal basis

Refusal to deliver title is a problem if without legal basis to withhold title

Affidavit of adjoining owners and its contents

Why is an affidavit of adjoining owners required?

Requirements to compel the sale of right of way

When are you considered a servient estate?

When are you considered a dominant estate?

Expiry of adverse claim

Tax declaration and tax clearance

Tax declaration has no lot number

Tax declaration has no survey number

Tax declaration has no title number

Form part of the assets of the conjugal partnership

Payment of the expenses of the marriage

The daily expenses of the family

If the property of the conjugal partnership and the husband's capital are not sufficient

The personal obligations of the husband

cancellation must be done in court unless the parties amicably setTrespassing and destruction of property must be avoided

Indirect contempt and docket fees

Foreclosure of mortgage and its rules

Dacion in pago possible even before foreclosure of mortgage

Contributors may come from any place like:

Cebu City, Lapu-Lapu City, Mandaue City, Talisay City, Toledo City, Naga City, Carcar City, Danao City, Bogo City.

Tabuelan, Cebu: Bongon, Butong, Campino, Dalid, Kanlim-ao, Kantubaon, Liboron, Mabunao,

It does not matter where you are. Share a link on 2025 updates on real estate law. Lawyers and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey.