https://www.facebook.com/1254459914573938/

Girl Boss Realtor Contractor Ph

Home
Philippines
Tanauan
Girl Boss Realtor Contractor Ph

Call Directions Contact the business

Has set up an Internet-based real estate property search engine which allows clients to examine various Real Estate Property in one click. DPWH OBSERVER

REB : 0011104
DSHUD : 1137
AMCL : DNFBP-20240916125932-5

GBRC REALESTATE AGENCY

06/10/2026

In Philippine real estate, Land Acquisition and House & Lot (H&L) Selling are two entirely different business models with distinct operational pipelines, capital requirements, income structures, and risk profiles.

Here is a side-by-side comparison of the two models, followed by strategic directions to consider based on market position.

Key Differences:
Land Acquisition vs. House & Lot Selling

Which One Wins?

1. For Total Lump-Sum Earnings per Deal: Land Acquisition

Why: The sheer size of transaction values makes single payouts massive. Closing a 5-hectare land deal at ₱2,000/sqm equals a ₱100,000,000 transaction. Even at a 3% commission rate, that single transaction yields ₱3,000,000.

The Catch: You might only close 1 or 2 of these deals every 2 years due to complex due diligence, BIR zonal disputes, estate settlement issues, or corporate buyer board approvals.

2. For Cash Flow, Consistency, & Business Growth: House & Lot Selling

Why: You build compounding income through volume sales. Selling two ₱6,000,000 house-and-lot units per month at a 5% commission grosses ₱600,000 per month (₱7,200,000 annually).

The Advantage: Developers often issue commission releases as buyers hit down payment milestones, providing predictable cash flow to cover marketing overhead and expand a sales team.

Strategic Recommendation

The Best Strategy: Use House & Lot Selling as your foundational bread and butter to cover monthly operational expenses, sustain agent networks, and generate consistent revenue.

Treat Land Acquisition as a high-margin secondary play—working on 1 or 2 large land assemblies in the background for windfall profits.

29/09/2026

If you'd like a legal or practical breakdown of that scenario, here is how real estate transactions and commission claims typically work in the Philippines under civil law and real estate regulations:

1. The Role of a Letter of Intent (LOI)

An LOI is generally non-binding—it merely expresses a buyer's intention to purchase or negotiate terms.
By itself, an LOI does not constitute a perfected contract of sale or a binding agreement to pay a broker/agent commission unless explicitly structured as a binding contract signed by all parties.

2. Requirement of an Authority to Sell (ATS)

Under Article 1874 of the Civil Code of the Philippines, when a sale of a piece of land or any interest therein is through an agent, the authority of the agent must be in writing; otherwise, the sale (or agency representation) is void.

Without a written Authority to Sell (ATS) or an explicit broker/listing agreement signed by the seller:
The seller has no direct contractual obligation to pay you a commission.
You cannot legally bind the seller to the transaction.

3. Possible Exceptions / Practical Considerations

Procuring Cause Doctrine: If you were the recognized procuring cause of the sale (meaning your efforts directly brought the buyer and seller together resulting in a closed deal) AND the seller accepted your intervention or signed documents acknowledging your role, you may have grounds to request quantum meruit (fair compensation) or enforce an implied agency.

Ratification: If the seller later acknowledges your authority or agrees in writing to pay commission in a subsequent document (e.g., in a Deed of Absolute Sale, Earnest Money Agreement, or a formal Memorandum of Agreement), the lack of a prior ATS can be cured.

Direct Buyer-Seller Circumvention: If a seller intentionally bypasses you after you introduced a ready, willing, and able buyer under a mutual understanding, you may need to present proof (emails, messages, buyer acknowledgement letters) to establish that an agency relationship existed in practice.

Note: Legal outcomes depend heavily on the specific documentation and communications exchanged. Consulting a real estate lawyer or a licensed real estate broker is recommended for specific legal actions.

29/09/2026

A lawyer cannot act as a real estate broker or agent for compensation without a valid Professional Regulation Commission (PRC) license and registration.

Under the Real Estate Service Act of 2009 (Republic Act No. 9646), being a licensed attorney (passing the Bar Exam) does not grant an automatic exemption from the real estate licensing requirement.

Key Legal Rules under RA 9646

1. Mandatory Licensing: Anyone who engages in real estate service practice—such as negotiating the sale, purchase, or lease of a property on behalf of others for a fee, commission, or compensation—must hold a valid PRC license as a Real Estate Broker or PRC accreditation as a Real Estate Salesperson.

2. Attorneys-in-Fact Exception: Section 28(d) of RA 9646 allows a person holding a Special Power of Attorney (SPA) to negotiate real estate transactions, only if it is done without requiring any form of compensation, commission, or remuneration.

29/09/2026

Here is the complete step-by-step process for transferring a real estate title in the Philippines, from initial agreement to getting the new title registered in your name.

Step 1: Pre-Transaction & Verification

Before exchanging money or executing documents:
Verify Title: Obtain a Certified True Copy (CTC) of the Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT) directly from the Registry of Deeds to ensure the title is genuine and free of liens or legal encumbrances.

Verify Taxes: Request a Tax Clearance from the Treasurer's Office to ensure there are no unpaid Real Property Taxes (RPT / Amilyar).

Step 2: Document Ex*****on & Notarization

1. Draft the legal conveyance document (e.g., Deed of Absolute Sale, Deed of Donation, or Extrajudicial Settlement).
2. Have the buyer, seller, and witnesses sign.
3. Notarize the document.

Step 3: Settle BIR Taxes & Secure the eCAR
Submit the required paperwork to the BIR Revenue District Office (RDO) holding jurisdiction over the property location:

Pay Capital Gains Tax (CGT): 6% of the gross selling price or zonal value (whichever is higher) — Due within 30 days of notarization.

Pay Documentary Stamp Tax (DST): 1.5% of the gross selling price or zonal value — Due by the 5th day of the month following notarization.

Receive the Electronic Certificate Authorizing Registration (eCAR): Once payments are verified, the BIR will release the eCAR. This serves as official proof that all national taxes for the transfer are paid.

Step 4: Pay LGU Transfer Tax & Get Tax Clearance

1. Go to the City or Municipal Treasurer's Office where the property is located.

2. Present the BIR eCAR, Deed of Sale, and existing Tax Declaration.

3. Pay Local Transfer Tax: Typically 0.50% (for provinces) to 0.75% (for cities) of the property's zonal/selling value.

4. Secure the Transfer Tax Receipt/Certificate and an updated Real Property Tax Clearance.

Step 5: Process New Title at the Registry of Deeds (RD)

Submit the complete application packet to the

Registry of Deeds:

Requirements:

📍Original Owner's Duplicate Copy of the Title
📍(TCT or CCT)
📍BIR eCAR
📍Notarized Deed of Absolute Sale
📍LGU Transfer Tax Receipt
📍Tax Clearance & Latest Tax Declaration
📍Valid IDs of Buyer and Seller

Pay the Registry of Deeds Registration & IT Fees.

The RD will cancel the old title and issue a new TCT/CCT under the buyer's name.

Step 6: Update Tax Declaration at the Assessor's Office

1. Bring the newly issued Title, Deed of Sale, and eCAR to the Municipal/City Assessor's Office.

2. Request the cancellation of the old Tax Declaration and the issuance of a new Tax Declaration under the new owner's name.

29/09/2026

No, you cannot legally execute or push through a title transfer claiming the deceased owner is still alive.

Attempting to process the transfer with the BIR or Registry of Deeds while pretending the deceased owner is living constitutes falsification of public documents, tax evasion, and forgery under Philippine law.

Here is what you need to know regarding this request:

Legal Consequences of Faking the Deceased's Status

1. The Transfer is Void: A deceased person cannot give consent or sign documents. Any Deed of Sale signed or dated post-mortem (or utilizing a Special Power of Attorney after death) is legally null and void.

2. Criminal Liability: Submitting false documents or antedating signatures to the BIR or Registry of Deeds exposes the involved parties to criminal prosecution for falsification under the Revised Penal Code, perjury, and tax fraud.

3. Future Legal Invalidation: Even if a new title gets issued, other heirs or government agencies can easily challenge and cancel the title in court by presenting a PSA Death Certificate, leaving the buyer or transferee with a completely void title.

Legal Alternatives to Transfer the Title
If you want to transfer property from a deceased person without executing an Extrajudicial Settlement (EJS), the law only permits alternative legal routes depending on the situation:

1. Judicial Settlement of Estate: If heirs disagree or there is a dispute, the transfer goes through court (probate or intestate proceedings). The court issues a decree that allows title transfer without an EJS.

2. Affidavit of Self-Adjudication: If there is only one single legal heir, an Extrajudicial Settlement is not required. The sole heir executes a notarized Affidavit of Self-Adjudication.

3. Direct Conveyance / Sale of Share by All Heirs: The heirs can jointly execute a Deed of Sale directly to a buyer, but they must still pay the BIR Estate Tax first to obtain the BIR Electronic Certificate Authorizing Registration (eCAR) before paying Capital Gains Tax / DST for the transfer.

The Right Way to Proceed

To transfer the property legally:

Declare the death to the BIR and file an Estate Tax Return (BIR Form 1801).
Pay the 6% Estate Tax under the TRAIN Law (subject to standard deductions such as the family home or standard deduction).

Secure the BIR eCAR legally so the Registry of Deeds can issue a clean, valid title in the new owner's name without risk of criminal prosecution or future title cancellation.

25/09/2026

YOUR NEW HOME IS READY! RFO UNITS

AVAILABLE IN ALAMINOS, LAGUNA! 🏡
Stop renting and start investing! Move immediately into your own home at Bella Vita Alaminos, Laguna.

🔥 Key Highlights:

• Ready For Occupancy (RFO) units available now
• Easy payment terms & Pag-IBIG accredited
• Peaceful, gated community near essential establishments

💬 Message us today to book a site visit before units sell out!

23/09/2026

The New Real Estate Equation

Agents who fight Al will be replaced by agents who use Al.

The goal is not to compete with technology, but to leverage it to deliver faster, smarter, and more personal service.

19/09/2026

The authority to sell is a critical legal and commercial prerequisite in any transaction involving real estate, vehicles, corporate assets, or intellectual property.

Without it, a sale is vulnerable to legal disputes, financial loss, or outright invalidation.

Here is why authority to sell is essential:

1. Protects Against Title Fraud & Illegal Sales
Authority to sell proves that the seller is the legal owner or an authorized agent (such as a broker, executor, or attorney-in-fact).

Without valid authorization, a buyer risks paying someone who has no right to transfer ownership, leaving the buyer with a void title and no legal right to the property or asset.

2. Guarantees Enforceability of the Contract
A purchase agreement signed by someone without the proper authority to convey ownership is generally unenforceable or legally void (void ab initio). If a dispute arises later, courts will not enforce terms against an owner who never granted the signee the right to sell.

3. Prevents Corporate & Multi-Owner Disputes
In transactions involving corporations, LLCs, estates, or joint property owners:

Corporate Assets: A single officer or shareholder usually cannot sell company-owned property without board resolutions or corporate authorization.

Joint Ownership: One co-owner cannot transfer 100% of an asset without explicit authority from all titled owners.

Estates: An heir cannot sell an inherited property until probate grants them formal authority as the executor or administrator.

4. Required for Title Insurance & Financing
Banks, mortgage lenders, and title insurance companies conduct strict due diligence before approving loans or issuing policies.

They require clear documentation proving the seller’s authority—such as a corporate resolution, grant deed, power of attorney, or court order—to ensure their financial interest is protected.

Acquisition
# 9.5 Hectares

#2026

18/09/2026

VALENCIA HILLS CONDO 🏢

📍FOR SALE
📍3BR W/ PARKING
📍FULLY PAID
👉15M ONLY

OPEN FOR REB | RES

INTERESTED? DM US !

12/09/2026

LAND ACQUISITION
1.9 HECTARES

REAL ESTATE

Address

Tanauan
4234

Telephone

+639213083066

Website

facebook.com

Alerts

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

Contact The Business

Send a message to Girl Boss Realtor Contractor Ph:

Want your business to be the top-listed contractor in Tanauan?