Real State Palawan Philippines
"Real State for sale in Palawan"
Real State Palawan Philippines
"Real State for sale in Palawan"
QUESTION & ANSWERS
The following are frequently asked questions we have received by interested buyers worldwide along with our responses.
Question:
Can I come anytime to see the property? What is involved in seeing your properties for sale.
Answer:
We require at least one week advanced notice of your arrival before we can confirm the travelling itinerary. There are chances if we are in town that we can look at properties the same day located within Puerto Princesa City. The following are our transportation policies.
Transportation Policy
If our driver and our vehicle then you pay gas expense.
P1,500 for Puerto Princesa tour
P3,000 from Narra to Roxas
P4,500 further South or North from those locations.
If a van needs to be rented then the viewer/buyer needs to negotiate with the van company and pay them directly. All other expenses including boat rental, food for the driver and in other expanses will be shouldered by the viewer/buyer.
All expenses incurred during the tripping will be reimbursed or deducted from the price of the property upon closing.
Question:
I am a foreigner interested in buying a lot in Palawan. Can Foreigners own Lands in The Philippines?
Answer:
Foreigners are not allowed to own lands in the Philippines, same as in Thailand, Indonesia, and some other Asian countries.
But foreigners can set up a corporation in the Philippines with a Filipino partner and where the foreigner owns 40% and the Filipino partner, 60%... and have this corporation buy lands in the Philippines. This way, the foreigner through this corporation owns 40% of the lands purchased.
Or foreigners can just find a Filipino (a Filipino trustee) that he can hire to buy lands for him. The foreigner will use this Filipino's name to purchase properties, but this Filipino will sign a long-term lease contract that says he leases the land to the foreigner for 25 years (renewable for another 25 years). This Filipino will also execute a SPECIAL POWER OF ATTORNEY authorizing the foreigner to DO WHATEVER HE WANTS WITH THE LAND, SIGN DOCUMENTS PERTAINING TO THE LAND, and ACTUALLY SELLING THE LAND. This Filipino will surrender all the original copies of the property documents (TITLE, tax declaration, etc.)
With the LEASE CONTRACT, SPECIAL POWER OF ATTORNEY, and ALL ORIGINAL COPIES OF PROPERTY PAPERS HELD BY THE FOREIGNER, the foreigner has control of the land even if it's under the name of a Filipino.
It's up to the Foreigner how much he will pay to the Filipino for the service. Just be considerate to the Filipino as he is still the person authorities will run after for taxes for the land, etc.
Question:
What is the difference between a Titled and a Tax Declaration property?
Answer:
Settlement in Palawan has largely taken place over the last 30 years, and much of the land remains untitled. Settlers who have come here have, in many instances, settled on and improved land. In so doing they have also declared the land for tax purposes, and taxes have been charged as if the occupant were an owner of a titled property. Such a property can be sold, so long as the owner has proper documentation, and is referred to as a Tax Declaration property.
A titled property is a more secure purchase, being more fully defensible in law, and the title is fully documented at the Registry of Deeds. That security is usually reflected in the price. For those seeking to buy with the greatest security, a titled property is recommended. However, Tax Declaration properties are less secure and some such properties can be titled later, but it depends on the classification of the land. It is always prudent to seek the advice of a qualified real estate lawyer here in Palawan.
Question:
I want to buy a beachfront in Palawan for the purpose of setting up a resort. Can I stop people from selling goods on my beachfront and can I build structures on the beach?
Answer:
All beaches in Palawan are considered public land. The Government has gone to great lengths to protect the coast line from private owners obstructing the beachfronts for their own private uses. I would suggest negotiating with one or two venders for exclusivity in setting up a small beachsouvenir outlet hut at one corner of your lot. In exchange for this privilege they can pay a monthly rental fee and keep your beachfront free from the wondering 'salesman'.
Beachfronts in Palawan have a 20 meter salvage zone. This means that all permanent structures cannot be build closer than 20 meters from the highest tide. Some establishments in El Nido, for instance, have come into conflict with the Department of Environment & Natural Resources (DENR) for building their resorts on the beachfront. This lowers the resalable value of their businesses as at any time the government could demand the removal of the structure. You can put us temporary structures like bamboo benches umbrella tables that are anchored into the sand but are movable.