Cebu Surveying Services, 4th Street Extention Friendly Homes , Bulacao Talisay City, Talisay (2026)

23/05/2026

Saturday Lot Survey By Team 1 here in Brgy.Guadalupe, Carcar City Cebu .

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23/05/2026

Friday Lot Survey By Team 1 here in Brgy. Sangat, San Fernado Cebu .

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23/05/2026

Saturday Lot Survey By Team 2 & 3 here in Brgy. Calaboon, Dumanjug Cebu .

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23/05/2026

💢 𝗬𝗼𝘂 𝗝𝘂𝘀𝘁 𝗙𝗼𝘂𝗻𝗱 𝗬𝗼𝘂𝗿 𝗟𝗮𝗻𝗱 𝗕𝗼𝘂𝗻𝗱𝗮𝗿𝘆 𝗠𝗮𝗿𝗸𝗲𝗿 𝗠𝗼𝘃𝗲𝗱. 𝗬𝗼𝘂 𝗞𝗻𝗼𝘄 𝗪𝗵𝗼 𝗗𝗶𝗱 𝗜𝘁. 𝗕𝘂𝘁 𝗪𝗵𝗮𝘁 𝗖𝗮𝗻 𝗬𝗼𝘂 𝗗𝗼 𝗔𝗯𝗼𝘂𝘁 𝗜𝘁?

Some cheating neighbors think moving a mohon (land boundary marker) is just a small, civil problem — something to settle with a handshake or a barangay chat. But under Philippine law, it's actually a criminal offense.

Article 313 of the Revised Penal Code explicitly punishes anyone who alters or destroys boundary markers. And thanks to R.A. 10951, the fine was updated to as much as ₱20,000 — with possible imprisonment of up to 30 days.

If the act involved damage to property with clear malicious intent, it can even escalate to a Malicious Mischief charge (Articles 327–329 of the RPC), which carries heavier penalties: up to 4 years and 2 months in prison, plus fines ranging from ₱40,000 to ₱1,000,000.

If land grabbing or encroachment follows the mohon tampering, Article 312 (Usurpation of Real Property) can also come into play.

📋 𝗪𝗵𝗮𝘁 𝘁𝗼 𝗗𝗼:

1️⃣ 𝗗𝗼𝗰𝘂𝗺𝗲𝗻𝘁 𝗲𝘃𝗲𝗿𝘆𝘁𝗵𝗶𝗻𝗴 𝗶𝗺𝗺𝗲𝗱𝗶𝗮𝘁𝗲𝗹𝘆. Take photos and videos of the disturbed or missing mohon. Note the date, time, and if possible, the GPS location.

2️⃣ 𝗛𝗶𝗿𝗲 𝗮 𝗹𝗶𝗰𝗲𝗻𝘀𝗲𝗱 𝗴𝗲𝗼𝗱𝗲𝘁𝗶𝗰 𝗲𝗻𝗴𝗶𝗻𝗲𝗲𝗿 (𝗟𝗚𝗘). Request a 𝙧𝙚𝙡𝙤𝙘𝙖𝙩𝙞𝙤𝙣 𝙨𝙪𝙧𝙫𝙚𝙮 based on your title's technical description. This is your technical ammunition in any legal battle.

3️⃣ 𝗙𝗶𝗹𝗲 𝗮 𝗯𝗮𝗿𝗮𝗻𝗴𝗮𝘆 𝗯𝗹𝗼𝘁𝘁𝗲𝗿. Creates a contemporaneous record. For cases with no criminal complaint yet, barangay conciliation is usually required first.

4️⃣ 𝗙𝗶𝗹𝗲 𝗮 𝗰𝗿𝗶𝗺𝗶𝗻𝗮𝗹 𝗰𝗼𝗺𝗽𝗹𝗮𝗶𝗻𝘁. Bring your evidence to the Prosecutor's Office. 𝘼𝙘𝙩 𝙛𝙖𝙨𝙩 — as a light felony, Article 313 cases prescribe in just two months.

5️⃣ 𝗣𝘂𝗿𝘀𝘂𝗲 𝗰𝗶𝘃𝗶𝗹 𝗿𝗲𝗺𝗲𝗱𝗶𝗲𝘀. You can file for forcible entry (within 1 year of intrusion), quieting of title, or claim actual and moral damages under the Civil Code. You can demand that your expenses for the re-location survey be reimbursed by the culprit, among other costs.

🏆 𝗧𝗵𝗲 𝗕𝗼𝘁𝘁𝗼𝗺 𝗟𝗶𝗻𝗲

Your land title is only as strong as the boundaries that protect it. A moved mohon isn't just an inconvenience — it can be the first step in losing portions of the land your family worked hard for. Philippine law gives you real teeth to fight back. Use them.

𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀

• Revised Penal Code, Art. 312, 313, 327–329 (as amended by R.A. 10951)
• Civil Code of the Philippines, Arts. 428–430, 476, 448–455
• R.A. 8560 (Geodetic Engineering Law)

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23/05/2026

𝗜𝘀 𝗗𝗔𝗥 𝗖𝗹𝗲𝗮𝗿𝗮𝗻𝗰𝗲 𝗦𝘁𝗶𝗹𝗹 𝗥𝗲𝗾𝘂𝗶𝗿𝗲𝗱 𝗜𝗻 𝗧𝗶𝘁𝗹𝗲 𝗧𝗿𝗮𝗻𝘀𝗳𝗲𝗿𝘀 𝗘𝘃𝗲𝗻 𝗜𝗳 𝗡𝗼𝘁 𝗖𝗟𝗢𝗔?

People think DAR clearance is only needed when selling land covered by a CLOA or Emancipation Patent. So when they see an OCT or TCT on an agricultural property, they assume: "Hindi na 'yan kailangan ng DAR clearance, regular title naman 'yan."

That assumption can cost you a lot.

⚖️ 𝗪𝗵𝗮𝘁 𝘁𝗵𝗲 𝗟𝗮𝘄 𝗔𝗰𝘁𝘂𝗮𝗹𝗹𝘆 𝗦𝗮𝘆𝘀

Under R.A. 6657 (the Comprehensive Agrarian Reform Law), as amended by R.A. 9700, a DAR Transfer Clearance is required for 𝘢𝘭𝘭 sales or transfers of agricultural land — whether the title is a CLOA, EP, OCT, or TCT.

DAR Administrative Orders actually classify agricultural land into two categories:

• 𝗔𝘄𝗮𝗿𝗱𝗲𝗱 𝗟𝗮𝗻𝗱 — covered by CLOA or EP (stricter rules, including a 10-year holding period)
• 𝗢𝘁𝗵𝗲𝗿 𝗔𝗴𝗿𝗶𝗰𝘂𝗹𝘁𝘂𝗿𝗮𝗹 𝗟𝗮𝗻𝗱 (𝗢𝗔𝗟) — land under OCT/TCT that was 𝘯𝘰𝘵 distributed through agrarian reform, including retained areas and land yet to be acquired under CARP

Both categories require DAR clearance before the sale can be registered.

📌 𝗪𝗵𝘆 𝗜𝘁 𝗠𝗮𝘁𝘁𝗲𝗿𝘀

The DAR Transfer Clearance verifies that:

• The buyer's total agricultural landholding won't exceed the 5-hectare ownership ceiling after the purchase
• The land isn't subject to a Notice of Coverage or pending agrarian case
• The agricultural lessee's right of pre-emption or redemption has been respected
• The transfer won't violate CARP objectives

Without this clearance, the Register of Deeds is 𝘳𝘦𝘲𝘶𝘪𝘳𝘦𝘥 to refuse registration of the deed. Worse, the Supreme Court has upheld that deeds of sale and TCTs executed without DAR clearance may be cancelled by the DARAB.

Imagine paying millions for a property, only for the sale to be declared void.

💡 𝗧𝗵𝗲 𝗧𝗮𝗸𝗲𝗮𝘄𝗮𝘆

If the land is classified as agricultural — regardless of whether the title is a CLOA, EP, OCT, or TCT — secure your DAR Transfer Clearance 𝘣𝘦𝘧𝘰𝘳𝘦 closing the deal. This shouldn't be skipped. It's a legal requirement, and ignoring it puts both buyer and seller at risk.

When in doubt, consult the Municipal or Provincial DAR Office, or seek advice from a qualified lawyer.

📖 𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀
• R.A. 6657, as amended by R.A. 9700 (CARL/CARPER)
• DAR A.O. No. 6, Series of 2016
• DAR A.O. No. 1, Series of 2019
• DAR v. Robles, G.R. No. 190482, December 9, 2015

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22/05/2026

𝗗𝗶 𝗣𝘄𝗲𝗱𝗲𝗻𝗴 𝗕𝗮𝘀𝘁𝗮 𝗡𝗮𝗹𝗮𝗻𝗴 𝗚𝘂𝗺𝘂𝗵𝗶𝘁 𝗦𝗮 𝗟𝘂𝗽𝗮 𝗔𝘁 𝗠𝗮𝗴𝗯𝗲𝗻𝘁𝗮 𝗻𝗴 𝗣𝗼𝗿𝘁𝗶𝗼𝗻. 𝗚𝗮𝗻𝗶𝘁𝗼 𝗚𝗮𝘄𝗶𝗻 𝗡𝗴 𝗧𝗮𝗺𝗮 ⬇️

Maraming pamilyang Pilipino ang may malaking lupa pero kailangan ng pera. Ang madalas na maisip: "Ibebenta ko na lang 'yung kalahati." Pero pag nilaktawan mo ang legal process, puwedeng ma-void ang sale na 'yan — at maaaring mawala pa sa'yo ang lupa AT ang pera.

Eto ang tamang proseso, simplified:

📋 𝗦𝘁𝗲𝗽 𝟭: 𝗜-𝗰𝗵𝗲𝗰𝗸 𝗮𝗻𝗴 𝗧𝗶𝘁𝗹𝗲 𝗮𝘁 𝗭𝗼𝗻𝗶𝗻𝗴

Siguraduhin mong malinis ang Transfer Certificate of Title (TCT) — walang lien, walang mortgage, walang unsettled claims. Tapos, i-verify sa LGU mo kung puwede bang i-subdivide ang property base sa zoning. Agricultural land? Kailangan muna ng land-use conversion mula sa DAR bago ka makapagsimula.

📐 𝗦𝘁𝗲𝗽 𝟮: 𝗠𝗮𝗴-𝗵𝗶𝗿𝗲 𝗻𝗴 𝗟𝗶𝗰𝗲𝗻𝘀𝗲𝗱 𝗚𝗲𝗼𝗱𝗲𝘁𝗶𝗰 𝗘𝗻𝗴𝗶𝗻𝗲𝗲𝗿

Ito ay non-negotiable. Tanging PRC-licensed Geodetic Engineer lang ang pwedeng mag-prepare ng subdivision plan at technical descriptions. Sila ang magsusurvey, gagawa ng boundaries ng bawat lote, at magsu-submit ng plan for approval. Expect na gumastos ng around ₱20,000–₱50,000+ depende sa laki at complexity ng lupa.

🏛️ 𝗦𝘁𝗲𝗽 𝟯: 𝗜𝗽𝗮-𝗮𝗽𝗽𝗿𝗼𝘃𝗲 𝗮𝗻𝗴 𝗦𝘂𝗯𝗱𝗶𝘃𝗶𝘀𝗶𝗼𝗻 𝗣𝗹𝗮𝗻

Dumadaan ang subdivision plan sa DENR–Land Management Bureau, LGU (Planning Office), at Land Registration Authority (LRA). Chine-check nila kung may overlap sa ibang titled properties at kung compliant ka sa zoning at minimum lot size requirements.

Importanteng distinction dito: Ang 𝘴𝘪𝘮𝘱𝘭𝘦 𝘴𝘶𝘣𝘥𝘪𝘷𝘪𝘴𝘪𝘰𝘯 (walang kalsada o open space na naka-delineate, usually below 1 hectare) ay mas straightforward. Ang 𝘤𝘰𝘮𝘱𝘭𝘦𝘹 𝘴𝘶𝘣𝘥𝘪𝘷𝘪𝘴𝘪𝘰𝘯 naman (may streets, open spaces, at amenities) — nagti-trigger ng PD 957 requirements. Kasama diyan ang registration sa DHSUD at pagkuha ng License to Sell bago ka mag-offer ng lots sa buyers.

💰 𝗦𝘁𝗲𝗽 𝟰: 𝗔𝘆𝘂𝘀𝗶𝗻 𝗮𝗻𝗴 𝗧𝗮𝘅𝗲𝘀

Kapag may sale o transfer na involved, eto ang haharapin mo sa BIR:
— Capital Gains Tax: 6% ng selling price o fair market value, whichever is higher
— Documentary Stamp Tax: 1.5%
— Transfer Tax (binabayaran sa LGU Treasurer): around 0.5%–0.75%

Kung ang subdivision ay para sa donation sa pamilya, Donor's Tax ang applicable. Para sa inherited na lupa, kailangan munang ayusin ang Estate Tax clearance.

📄 𝗦𝘁𝗲𝗽 𝟱: 𝗞𝘂𝗻𝗶𝗻 𝗮𝗻𝗴 𝗕𝗮𝗴𝗼𝗻𝗴 𝗧𝗶𝘁𝗹𝗲𝘀

Kapag approved na lahat at settled na ang taxes, kina-cancel ng Registry of Deeds ang lumang "mother title" at nag-i-issue ng bagong individual TCTs para sa bawat subdivided lot. Ang Assessor's Office naman ay mag-i-issue ng new tax declarations per lot.

⚠️ 𝗔𝗻𝗼 𝗮𝗻𝗴 𝗠𝗮𝗻𝗴𝘆𝗮𝘆𝗮𝗿𝗶 𝗞𝗮𝗽𝗮𝗴 𝗡𝗶𝗹𝗮𝗸𝘁𝗮𝘄𝗮𝗻 𝗠𝗼 𝗜𝘁𝗼?

Pag nagbenta ka ng portion ng lupa na walang proper subdivision plan at separate title, walang legal title ang buyer na mare-register. At mas malala pa, under PD 957, ang pagbebenta ng subdivision lots na walang License to Sell (kapag required) ay may penalty — fines at puwede pang makulong.

May kaso na ring napagdesisyunan ang Supreme Court kung saan sinabi nila na ang ganitong klaseng sale ay 𝘷𝘰𝘪𝘥𝘢𝘣𝘭𝘦 — ibig sabihin, puwedeng humingi ng full refund ang buyer, at puwedeng masampahan ng administrative at criminal case ang seller.

✅ 𝗔𝗻𝗴 𝗥𝗲𝘄𝗮𝗿𝗱

Kapag tama ang pagkagawa mo, ang subdivision ay puwedeng magpataas talaga ng total value ng property mo. Ang maliliit na individually titled lots ay kadalasang mas madaling ibenta at mas mataas ang per-square-meter price kumpara sa isang malaking lote. Medyo matagal at madaming paperwork, pero isa ito sa pinaka-magandang paraan para i-unlock ang value ng lupa na hawak mo na.

Kumonsulta muna sa real estate lawyer at licensed Geodetic Engineer bago gumawa ng kahit anong hakbang. Hindi ito DIY project, lalo na sa Pilipinas.

📌 𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀:
— Presidential Decree No. 957 (Subdivision and Condominium Buyers' Protective Decree)
— Presidential Decree No. 1529 (Property Registration Decree)
— Republic Act No. 11201 (DHSUD Charter, 2019)
— Republic Act No. 7160 (Local Government Code of 1991)
— Spouses Co Chien vs. Sta. Lucia Realty & Dev., Inc. (Supreme Court, on voidability of sales without License to Sell)

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20/05/2026

Wedneday Third Stop Lot Relocation Survey By Team 1 here in Brgy. Tapon , Dalaguete Cebu .

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20/05/2026

Wednesday Second Stop Lot Relocation Survey By Team 1 here in Brgy. Tapon, Dalaguete Cebu .

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20/05/2026

Wednesday first stop Lot Relocation Survey By Team 1 here in Brgy.Poblacion Dalagute Cebu .

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20/05/2026

Wednesday Lot Survey By Team 2 here in Brgy. Lipanto, Alegria Cebu .

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19/05/2026

🧐 𝗛𝗶𝗻𝗱𝗶 𝗡𝗼𝘁𝗮𝗿𝗶𝘇𝗲𝗱 𝗮𝗻𝗴 𝗗𝗲𝗲𝗱 𝗼𝗳 𝗦𝗮𝗹𝗲 𝘀𝗮 𝗟𝘂𝗽𝗮. 𝗜𝗻𝘃𝗮𝗹𝗶𝗱 𝗻𝗮 𝗯𝗮 𝗶𝘁𝗼?

Technically, valid pa rin — pero may mabibigat na kakulangan.

Sa batas ng Pilipinas, ang Deed of Sale ay isang kontrata. At para maging valid ang kontrata, tatlong bagay lang ang kailangan: 𝘮𝘢𝘺 𝘬𝘢𝘴𝘶𝘯𝘥𝘶𝘢𝘯, 𝘮𝘢𝘭𝘪𝘯𝘢𝘸 𝘯𝘢 𝘱𝘢𝘬𝘴𝘢 (𝘢𝘯𝘨 𝘢𝘳𝘪-𝘢𝘳𝘪𝘢𝘯), 𝘢𝘵 𝘱𝘳𝘦𝘴𝘺𝘰. Hindi kasama ang notarization sa mga requirement na ’yan.

May mga desisyon pa nga ang Supreme Court na nagsasabing ang bentahan ng real property — 𝘬𝘢𝘩𝘪𝘵 𝘷𝘦𝘳𝘣𝘢𝘭 𝘭𝘢𝘯𝘨 — ay puwedeng magkaroon ng legal effect sa pagitan ng buyer at seller.

⚠️ 𝗣𝗲𝗿𝗼 𝗗𝗶𝘁𝗼 𝗡𝗮𝗴𝗶𝗴𝗶𝗻𝗴 𝗠𝗮𝘀𝗮𝗹𝗶𝗺𝘂𝗼𝘁

Magkaiba ang “valid between the parties” at “protected laban sa buong mundo.”

Kapag hindi notarized ang Deed of Sale, HINDI mo magagawa ang mga sumusunod:
— Makakuha ng Certificate Authorizing Registration (CAR) mula sa BIR
— Mailipat ang property sa pangalan mo sa Register of Deeds
— Makakuha ng bagong Transfer Certificate of Title (TCT) sa pangalan mo

At kapag wala kang rehistradong titulo? Puwedeng legal na ibenta ulit ng seller ang 𝘱𝘢𝘳𝘦𝘩𝘰𝘯𝘨 property sa ibang tao. At kung ang ibang buyer ang nakapagparehistro, mas protektado siya sa ilalim ng batas.

✅ 𝗔𝗻𝗴 𝗧𝗼𝘁𝗼𝗼𝗻𝗴 𝗣𝗿𝗼𝘁𝗲𝗸𝘀𝘆𝗼𝗻 𝗻𝗴 𝗣𝗮𝗴𝗺𝗮𝗺𝗮𝘆-𝗮𝗿𝗶

Ito ang tamang proseso para tunay na ma-secure ang pagmamay-ari mo:

1. Gumawa ng maayos na Deed of Sale
2. 𝗜𝗽𝗮-𝗻𝗼𝘁𝗮𝗿𝘆𝗼 𝗶𝘁𝗼 (para maging public document)
3. Bayaran ang mga buwis — Capital Gains Tax at Documentary Stamp Tax
4. Kumuha ng CAR mula sa BIR
5. I-register sa Register of Deeds → para makakuha ng bagong TCT sa pangalan mo

𝗛𝗶𝗻𝗱𝗶 𝗮𝗻𝗴 𝗻𝗼𝘁𝗮𝗿𝗶𝘇𝗮𝘁𝗶𝗼𝗻 𝗮𝗻𝗴 𝗳𝗶𝗻𝗶𝘀𝗵 𝗹𝗶𝗻𝗲 — 𝗮𝗻𝗴 𝗿𝗲𝗴𝗶𝘀𝘁𝗿𝗮𝘁𝗶𝗼𝗻 𝗮𝗻𝗴 𝘁𝗼𝘁𝗼𝗼𝗻𝗴 𝗺𝗮𝗵𝗮𝗹𝗮𝗴𝗮.

💡 𝗕𝗼𝘁𝘁𝗼𝗺 𝗟𝗶𝗻𝗲

Ang unnotarized na Deed of Sale ay hindi naman automatic na void. Pero iniiwan ka nitong 𝘷𝘶𝘭𝘯𝘦𝘳𝘢𝘣𝘭𝘦. Maaaring bayad ka na nang buo, pero ang ownership mo ay nasa papel lang — hindi kita ng batas, at hindi rin kita ng publiko.

Sa real estate, hindi sapat ang tiwala lang. Kailangan mo talaga ang Certificate of Title mo.

📎 𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀

• Article 1305, 1318, 1358, and 1403 of the New Civil Code of the Philippines
• Presidential Decree No. 1529 (Property Registration Decree), Section 112–113
• Supreme Court Decision in G.R. No. 129416 (Tigno v. Spouses Aquino)
• Supreme Court Decision in G.R. No. 150611 (Cenido v. Apacionado)

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