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5/3/21 missing piece of the mysterious tax dec puzzle

i just saw a tax dec that i'm sure would resolve the mysterious tax decs issue if the assessors see it. however, for sure they will cancel the new tax decs and we will have to pay the estate tax of the 3 buildings of lot 5 (tita jane's, tito bertie's and tito gerry's) and pay a lot in interest and penalties for the 3 old tax decs. it's tito gerry's building tax dec# (GRC6-08-062) 11538, still under the name of lolo. i was wondering why there are 4 buildings under the name of lolo in guadalupe when there's just 3 we know off - 1) main house 2) mysterious tax dec #1 3) mysterious tax dec #2 (we know about these 3) but there is 4) tax dec 11538.

however note that if they decide to cancel the 3 old tax decs and go with the 3 new ones, they will start the computation from 2006. therefore what i should do first before i show it to the assessors is to have arnold compute the 3 old tax decs and the 3 new tax decs so we could compare. if there's not much difference, then i will just show them this tax dec 11538.

here's why i'm sure the assessor will cancel the 3 new tax decs if they see this 11538.

1) when they saw the building tax dec of the main house, they mistook it for the 3rd building of lot 5 and they concluded the 3 new tax decs should be cancelled. however, when i proved to them it's the tax dec for the main house, they backtracked. which means if they see this tax dec 11538, they will cancel the 3 new tax decs.

2) they give a lot of weight to the floor areas in determining which tax dec is correct and which one to cancel. note the 2 mysterious tax decs have correct and identical floor areas (S1=132sm, S2=36sqm), which is consistent because tita jane's and tito bertie's buildings are identical. note S1 means 1st floor and S2 means 2nd floor. and this tax dec 11538 is so detailed in the floor areas and it matches tito gerry's house. this is what its says: S1 = 211sqm, S2 = 104sqm, carport = 50sqm, basement = 14sqm, terrace = 21 sqm. meanwhile, the 3 new tax decs have areas that are way off - only 30 sqm for S1 and S2.

what amazes me is tax mapping and the asssessors have been looking for this MISSING PIECE OF THE PUZZLE (11538) when all along it's in lolo's list of holdings.

note tito gerry's and tito bertie's houses have family home certifications so although the property taxes penalties will be big, the estate tax won't be that big if we include it in lolo and lola's estate tax. i'm not sure if it's ful exemption or we just get a discount. atty balili's BIR assessor will advise us about this. atty balili will just tell his BIR assessor that the 3 building tax decs have a duplicate tax dec under a different name and the city assessor is still trying to resolve it and that 2 of those buildings tax decs have family certifications for the 2 deceased heirs.

because the amnesty deadline is only a month away and we are running out of time, my judgement call is to include the 3 old tax decs in the final estate tax computation. anyway there is a high probability the assessors will find this missing piece of the puzzle (11538) and decide to cancel the 3 new tax decs.

to make things even more complicated, the list of holdings for tito bertie just shows land and has a certificate of no improvement. that's unbelievable !!! there's 2 duplicate building tax decs yet their records show there is no building on tito bertie's land. but of course i will tell the BIR assessor to ignore the certificate of no improvement and add the building tax dec in tito berties estate tax computation just to be safe. note tito gerry's list of holdings does show both land and building. the building tax dec # for tito gerry is the new one (the one with 30sqm S1 and S2). if the 3 new tax decs are cancelled we will have to tell the BIR assessor to use the old tax dec.

4/30/21 toledo appraisal and inhetance stewardship

there is an interested buyer for the 6ha lot 3816 in toledo along the barangay road. (by the way tita jane, please dhl the original owners copy of the toledo and mambaling titles because the buyers usually want to inspect it as part of standard due diligence of buyers. the judge will also ask for it as part of the regular inventory/accounting. for now i will tell the judge we misplaced it and still looking for it but at some point the judge will ask us to have one re-issued by ROD).

i have no idea how to price our 6ha 3816. i think it could fetch for P1k/sqm. note this is titled. that would be a whopping P60m or P6.6m per heir. i really have no clue what price to offer. another big problem is nobody knows where it is, not even maldo. tita doris told me someone just built a cement house on our 3816 . i asked her if she is sure it's on our property. she told me she is not sure. it's crazy to realize we have no clue where our P60m property is located. although i also think it's cool we are like billionaires with too many properties we can track off. i'm having it appraised. the appraiser wants me to accompany him to poog on may 7. he told me he can determine the location if we get the tax map in city hall. so i texted maldo to go to city hall on monday and get the tax maps of all our 10 properties to save time (i'm so lazy i asked my scholar to type on my phone the long tax dec numbers from the list of holdings).

tito mike asked me to continue promoting inheritance stewardship awareness so if this deal goes through, i suggest you invest in 2 townhouses and just be happy with the P20k a month cash flow and enjoy the value of your P6m double in 10 years. but if you won't change your ways, you will just prenda the title and be back to having no running water and electricity. might as well just squander your P6m to save you the trouble of paying the loan sharks high interest. it's very simple - only prenda if it saves a life - for medical emergencies. too bad the investment linked health insurance of pru life uk is only for under 60 years old. but never prenda even if it means you have to sleep on the sidewalk and eat ginamos. violate this rule and everyone will be ridiculing you for being poor again after inheriting all those millions.

instead of buying a car, buy a multicab and start a small buy and sell business. go to guba or busay to buy cheap goods and sell them in carbon - suka, kanding, manok, uling, mais, etc .. once you build a suki base you are set. use the 44 sqm entrance of our compound to sell inanag or boiled mais. you won't have any competition because they don't have a multicab to kumpra the mais from sirao. you also have the advantage of not having to worry about high cost of rent unlike those vendors in iskina banawa. you have the luxury to dive the price of your inanag to muscle out anyone who attempts to compete with you.

tikay's driver judi has a successful sideline business. everytime he goes home to barili he brings back 4 containers of vinegar and sells it to his many suki karinderias. imagine he just carries the 4 containers on the back of his motorcycle. he told me if only he has a multicab he would be earning a lot more money.

the truth is this. if you buy a montero, people will be laughing at your back you saying, "TU-ANA SUGOD NA". people will be making bets how long before all your money will be gone. and the fuel injector for montero which you need to replace after 5 years cost P200k so you won't be driving that montero for long anyway. you will be the laughing stock of society. nobody will be impressed at your montero. but if you buy a multicab and people see your multicab loaded with goods from the mountains, they will be very impressed and even envious at you.

i have a childhood friend. he is lazy he does not have a job. when he needs money, he just goes around the remote mountains of minglanila and buys anything he sees - kanding, manok, etc .. loads it on his motorcycle, and sells it in the merkado for a profit. he makes around P500 per trip, enough to sustain him for a few days. he is lazy but because he has the discipline to never prenda his motorcycle and always keep cash for capital, he has no problem. he just lives in a payag in the mountain with no running water and electricity. so when your millions of inheritance is gone and you come to me for help because maputlan na mo ug electricity or water, i will just say, "ipa putol lang na, dle mana importante".

a police had a stroke and sold his motorcycle because he can't drive it anymore. my childhood friend literally had P15k in his pocket because he received his P6k pandemic ayuda from the government twice already and never spent it. he bought the motorcycle for P15k and sold it the next day for P40k. you don't even have to be hardworking. just be tihik or never spend on anything you don't need and you will be ok.


4/29/21 updates

turns out lola ica had a sangay who's family name is also crystal and has 2 properties in tisa labangon. i was shocked to learn city hall only records the first name and last name so we had to get a lawyer to file an affidavit of denial for those 2 properties. good thing it cost only P300 because the lawyer was just sitting on the sidewalk beside the balot vendor. it's these kinds of gross stupidity that really drives me insane. imagine if your name is john garcia. your heirs will need to file hundreds of affidavits to get a list of holdings. at this time and age of smartphones, 5G, cloud computing, self driving cars, our government never bothered to fix this problem. unbelievable !!!

yesterday tax mapping called me to go to city hall because they found the third tax dec for the 3 lots in lot 5. so they decided to rebel against the final decision of marites who is suppose to be their superior. so i asked if the mysterious tax decs and the one they found should be accepted and the 3 new tax decs will be cancelled? they said those 3 new tax decs should not be cancelled because they are different lots. i asked where they are located? they showed me a satellite map in their computer and pointed to the main house and told me those 3 identical houses they saw when they visited the compound are there. note this was a satellite map and you can clearly see the roofs. then they doubled down saying those 3 houses (main house, dirty kitchen, and papa's houses) are the 3 identical houses they saw (tita jane's, tito gerry's and tito bertie's). so i politely asked them how can it be identical when the roof tops clearly have very different forms and sizes and only 1 is a 2 storey and the tax decs clearly says they are all 2 storey houses? there was a very long silence until someone said we should cancel the 3 new tax decs. i said ok i will have the 3 tax decs (the one they found and the 2 mysterious tax decs) computed in SM so we can pay it. then i told them the boundary of the mysterious tax decs need to be corrected because it says 6090.. and all the lots in the compound is 6098... then they pointed out to me that boundary lot is the lot where tita jane's house is. i'm like, that's 6098... one of them got a little angry and started talking to me loud and slow, points at the computer and says, "tanawa ragud ug tarung sir, 6098 ..." and then points at the mysterious tax decs boundary and says, "tanawa pud ni ang south boundary sa tax dec klaro kaayo na 6098 .... pud". so i pointed at each number digit by digit saying "6, 0, 9, 0. zero man na ang 4th digit dle na 8". again there was a long silence. to save their embarassment, i told them maybe typo lang na. then one of them said yes nasayop ra ug type. then i said pero kung typo ra ngano naa man ang sayop sa 2 ka tax dec? again long silence. because i had many other things to do i told them i will go to SM to have the 2 mysterioius tax decs and the tax dec they found recomputed. i went home to check my files first and noticed the tax dec number of the 3rd tax dec they found (GRC6-08-062-11534) was just 1 point difference from the main house land tax dec (GRC6-08-062-11533) and in my experience building and land tax dec numbers just have 1 point difference. so i messaged tita georgia to confirm and turns out the 3rd tax dec they gave me was the building tax dec of the main house. which is cool because now we can have it included in the final estate tax computation i don't have to go to assessors office to get a copy. i called michael to let him know and he said they will go back to our compound to do a visual check. today i met them at the compound. their superior which i met for the first time told me exactly what atty balili told me to resolve the issue - which is get all the tax decs of all the buildings in the compound, including tito virgilio's old house. that means atty balili really knows what he is doing.

i hope you learned something useful on how to deal with our government.

4/27/21 various updates

good news on the mysterious 2.2ha of toledo. engr norvic advised me to go to tax mapping toledo (i will go this thursday) and have them locate it. then he will survey it. he said even if it got gobbled up by atlas mining we should try to claim it and there is a good chance we will win. it's located across the ilag river which is classified as mineral land so maybe it can fetch for a higher price. at 200/sqm that's P2.2m for something we never even knew exists. or we can use it to relocate maldo and those living in all our toledo properties.the morale of the story is never leave any stone unturned and we should not ignore the seemingly mundane tasks because we never know how important it could be. we should also be willing to take risks because that's how lola dida got each of you a house and lot in the compound and all these millions worth of properties you will all soon enjoy. that's why i urge everyone to scan our wiki for any yellow or orange tasks assigned to you and do them even if it feels risky for you because the risk of not doing them is much much much greater.

here are the orange task (critical):

-  pay estate taxes (ian)
-  pay ang (ian)

here are the yellow tasks

- assign main house to mike an georgia (ian)
- annotate mambaling 94sqm on title (ian)
- dhl mambaling and toledo titles to georgia (jane)

note the green tasks in wiki are not time sensitive but it's good to complete them asap.

regarding the estate taxes, i had to drive to BIR talisay because nobody would answer the phone. turns out phones are a no no with BIR. everything has to be in person. luckily edith was there but she left our documents in mambaling. i asked if it's possible i will just get it from whoever she will be turning it over to in mambaling but she preferred i get it from her this monday. yikes !!! but no worries.maybe i'm just being paranoid but if this monday i feel signs of delay, it just takes 2 days for tita doris and me to get all the documents that are with her, including the ones for toledo (CTC of tax decs and titles, list of holdings and list of no improvements). i haven't submitted the 18sqm water tank, new toledo tax decs and aloguinsan so it will be much easier.

regarding pelaez, i gave a formal notice to bebot that i am terminating their month to month lease in view of structural infirmity and the impending demolition of the building on grounds it is a nuisance and fire hazard, and that they are required to move on or before June 1, 2021. tomorrow i will send the same letter via JRS express registered mail.

4/26/21 various updates

good news - the mysterious tax decs has been resolved. thanks to papa's contacts in city hall, their final decision is to cancel the 2 mysterious tax decs and just correct the floor areas of the 3 new tax decs. however because of the bigger floor areas and assessment, they will recompute the property tax from 2006-2021 on the 3 new tax decs which we need to pay. i will use the estate funds because this is practically an ownership transfer from lolo to tita jane, tito bertie and tito gerry. but i will try to work out a compromise with arnold.

it was by accident i talked to marites. i was in city hall helping tito boy get a list of holdings for lola ica because i'm creating their extrajudicial (i'm now an FA - Feeling Attorney). roger, the guy who went to our compound to try locate the 2 mysterious tax decs, saw me and told me marites already resolved our issue. so she called marites to talk to me. the only weird thing is marites told me to ask arnold when should be the effective date of the cancellation of the 2 mysterious tax decs. so i drove to SM to ask arnold personally and he was surprised why he was asked by marites to decide when it should be marites who decides when is the cancellation date. i also have no idea why this cancellation effectivity date is important.

another coincidence is that last week during the administrators meeting atty balili asked me to go to tax mapping to ask them where the buildings of the 2 mysterious tax decs are located. he suspected the assessors were just fishing for kickbacks by not going to tax mapping themselves. that was suppose to be the next thing i was going to do after we get lola ica's list of holdings. turns out roger and michael, the 2 guys i've been corresponding with all this time to locate the 2 mysterious tax decs works in tax mapping.

regarding mambaling, tomorrow i will go to BIR and see if i can convince someone to let us pay the capital gains for the mambaling 94 sqm right of way even if the person we sold it to is now dead and we can't even get their TIN. if we can pay the capital gains and doc stamp, there is good chance we won't even need a hearing for the annotation. this is very critical because once our ROW is annotated on the title, mambaling will immediately be sold for P30m and we will have the funds for the titling of toledo. i'm planning to set aside P4.5m for toledo titling so that means each line of heir will only get P2.5m instead of P3m. of course if in the end i only spend less than P4.5m, the residue will be divided among the heirs.

regarding the 4127 alienable/disposable certification, engr norvic told me the blue prints for 4127 sketch map are ready to be picked up. i will pick it up tomorrow and LBC it to maldo so he can submit it to CENRO.

regarding the mysterious 2.2ha tax dec of toledo (1075), i will ask engr norvic how much it will cost to survey. according to the standard geodetic price list it's P25k for the first hectare and P10k/ha after that. bureau of lands will use the survey to locate the property and see if it's still existing based on our tax dec. the problem is all the previous tax decs in the tracer had no lot numbers. i think there is a high chance it does not exist anymore because it got gobbled up by atlas mining. and if this is the case, we just wasted P35k for the survey. so i will first try if i can get someone in bureau of lands to just do the very tedious work of locating the property based on the claimants and we just give them incentive.

regarding the estate tax, my job just got easier. in last week's administrator's meeting, atty balili suspected our assessor edith is not maneuvering the FMVs and zonal values because based on his experience he feels we should be getting a much lower computation. i think atty balili is right because i remember atty mark apologizing to me when it got revised from P2.8m to P6.5m. remember in the beginning our estate tax was suppose to be just P2.8m? then when they knew some heirs would not sign atty mark's extrajudicial and we were in the process of scrutinizing and editing it, all of a sudden it was P6.5m. they were probably afraid that the conflict within our family would blow up into lawsuits and our estate tax will be scrutinized so they shifted to the computation without the maneuvering just to be safe. note i'm just speculating here but if i'm right, that means we can get a much lower estate tax computation and the heirs can still get money from the pelaez full payment, in case we fail to win the mambaling right of way (which means mambaling will never be sold).

now the last thing i want is to burn bridges with a BIR assessor, so atty balili advised me to pretend to borrow our documents and spreadsheets from edith because the court is requesting xerox copies. this way edith won't get offended that we are trying to scrutinize her work. if it turns out we need to use another assessor, I'M SCREWED !!! luckily for me, today when i went to the BIR to borrow our documents from edith, i learned edith got reassigned to talisay. so now we can get a new assessor without having to burn bridges. hopefully the new assessor will give us the original P2.8m assessment. including toledo 52ha that would be around P4.5m instead of the current P8m (P6.5 + my estimate for toledo 52ha which is P1.5m). that's additional P388k for each line of heir. so i drove all the way to talisay to get our documents from edith but when i got there the security guard told me edith just left for mambaling to get her stuff so i drove back to mambaling. when i got to mambaling, the security guard told me edith just left for home. good thing the administrative desk of talisay gave me the number to call so i can talk to edith tomorrow before i go to talisay.

in last week's administrator's meeting atty balili told us he was in a meeting with his clients on the biggest case of his career. their opponents were the luas, a very rich family who owns nature's spring. i googled it and they also own bai hotel and there is a news article they donated P44m to build housing for the poor. in the meeting, one of atty balili's clients said "if it wasn't for dida crystal the luas would be nothing". atty balili then learned some of lola's history and was so impressed at lola's guts and vision. he told us the reason lola lost to the lua's is because the lua's played dirty. the lesson here is that sometimes, we need to bend the rules for the greater good.

also, i've been meeting with a broker who claims his buyer just bought the property next to our mambaling property so they don't need a right of way because the property is a frontage. they offered me P1m earnest money. they wanted to pay that day but i told them i need the proof they bought the property next to ours. then they told me they are still in the process of finalizing the sale. so i told them i will wait for the sale to be finalized. during another meeting, they asked me to accompany them to tax mapping because they want to see if the right of way we purchased is already a barangay road. i asked them why they are interested about the right of way if they are about to buy the frontage property next to ours. turns out ms. helen young, the owner of the property next to ours, backed out of their deal and wants to wait 2 years before selling the property. the lesson to be learned here is whenever a buyer tells us their buyer is buying the property next to ours, don't get your hopes up. but still continue to meet with them and just tell them we will only accept earnest money once they finalized the sale with ms. young's property. then the broker called me saying ms. young's property just got sold which means our property is now trapped and worthless but they are willing to pay us P23m. i asked why they would pay P23m for a worthless trapped property? they said they know how to get the right of way annotated. i asked how on earth they will do that? he said magic magic. their buyer is probably the luas because that's what they did to lola they did some magic magic on the documents. to get them off my back, i showed them our business plan to build a 200 bedspacing unit. i told them bedspacers don't have cars they have motorcycles and motorcycles can already pass by the current right of way. they stopped contacting me.

i am also convinced the dela cernas don't have ownership rights to the property where our 94sqm right of way is located. our buyer (durano) who is waiting for the right of way to be annotated offered them P3m for the 94sqm. none of them showed up. i'm sure the dela cernas are aware they really don't own the 94sqm because they never built a permanent structure. why won't they accept P3m for something they are afraid to use anyway? turns out the property is still under the name of remedios valles and they know durano won't pay them unless they have documents to show they have ownership rights. isaac dela cerna was not married to remedios valles. that means they really are just squatters. if remedios made a will giving it to isaac, they would have transfered it to isaac's name long time ago. also isaac's only heir named joy was kicked out of the property. also note that if we win the right of way, nobody's life will be ruined because nobody even lives near our 94 sqm. in fact, their life will be better because of the business opportunities that will arise when our property is developed (e.g. karenderia business). this means if our 94sqm is annotated, i don't think there will be an adverse claim. and if we donate it to the barangay, that will even make it harder for someone to make an adverse claim.

by the way durano has been offering me P500k earnest money. they are worried we will sell mambaling to someone else. i told them the reason why i don't want earnest money is so that we have the option to sell it to whoever buys ms. young's property. i gave them my word we will accept their P30m net offer once the title is annotated but of course they should understand we will have to sell it to the one who buys ms. young's frontage property if the title has not yet been annotated.

that's all i have for now. i know it's long but my report contains lots of important information.

4/20/21 brochure strategy

the most important contents of the brochures i will be making for our guba and toledo properties are: 1. aerial drone photos with boundary markings 2. stress that the property is titled and clean with zero encumbrances 3. stress that the property is under estate administratorship, meaning:

  a. the sale only requires the signature of the administrator
  b. the sale requires a court order which means the sale should give the buyer confidence that the property or sale won't have potential issues

our strategy is to blitz all the real estate development and brokerage offices by simply dropping the brochures. if they try to negotiate, we simply tell them we are still evaluating other offers. after 1 year, we simply choose the best offer. the price of anything is simply how much the buyers are willing to pay.

maybe anna conejero's firm can give us a free design for the brochures. anyway all these efforts will eventually benefit her twin pinanggas gabie and kyla. hehehe.

4/19/21 status on mysterious tax decs

regarding the 2 mysterious tax decs of lot 5 - today i gave the printouts of subdivision plan and sketch map of lot 5 that tita jane emailed to me. our contact said they will analyze it and get back to me.

as i mentioned in my report last jan 28, there are also 2 mysterious tax decs in toledo (2.2ha tax dec# 1075 and .4ha tax dec# 623). last friday when i went to toledo, our contact told me there is no doubt the .4ha exists and belongs to us. that means we own 2 partitions in lot 3820, both .4ha (the other one is tax dec# 620). regarding the 2.2ha, he will get a tracer for it and LBC it to me. i told him it should be located across the ilag river because 4126 is bounded by ilag river on the east, while the 2.2ha is bounded by ilag river on the west. he told me most likely we used to own this 2.2ha but it got eaten up by atlast mining, which happened to many other properties around the area. he advised me to also check in bureau of lands or DENR if this lot still exists in their records. if it does not exist in their records, we should just forget about it.

i'm planning to rent a drone from Red Star Drone Rental to take aerial photos of our toledo properties. then i will have maldo trace the boundaries of lot 4126 and 4127 in the photo. i'm also planning to create a simple sales brochure for each property we are selling (including guba and mambaling). that way i don't have to waste time meeting with all the intersted agents and brokers. i can just visit all real estate development firms like that of my uncle joe soberano and give them the brochures. but the biggest sales pitch is that our properties are under administratorship and can be sold with only the signature of the administrator. the buyer can also be assured the sale is safe because it requires court approval. before it was so difficult to sell any property because i have to always warn them that not all heirs can be contacted because of the pandemic and those abroad cannot come here or give an spa. or else they will be very angry at me like what happened to one of the brokers who told me i should have warned them from the very beginning before they spent all the time and effort doing their due diligence on our property.

however maldo does not know the boundaries for the other toledo lots or where they are located. example is the 6ha 3816 which is suppose to be along a barangay road according to the sketch map. i will ask papa how we should go about this but my guess is that we will need to have the lots surveyed. tita doris and tita georgia also didn't kow exactly where 3816 is. they just told me there is a tubod on our property about 100 meters from the road. so i went up and down the barangay road asking people where is the tubod. i was pretending to look for a property to buy or else they will behead me if they know i'm a crystal. turns out there are many tubods in the area. i saw one by the road but according to tita doris ours should be 100 yards from the road. it would be crazy to be selling a property we don't even know where it is located so we really need to have it surveyed. by the way it's just a myth that our 3816 is the only one with a water source or tubod. turns out many houses have water tanks that pump the water from underground. the locals told me you can just drill anywhwere in the area and find water.

we should not be selling all our toledo properties under 1 price. our contact at the toledo assessor told me our 6ha 3816 can fetch for P1k/sqm (P60m) and our .4ha along the national road can easily be sold at P2k/sqm (P8m). but he also said we are lucky if we can sell 4143 (10ha), 4126 (32ha) and 4127 (6ha) for P150/sqm (P72m). these 3 properties are around 800 meters from the road. atty balili told me he just closed a deal for mr. lao on a property very near our 4126 for P48/sqm. i asked for copies of the sale documents so i can show it to the heirs. maybe it will help them be more decisive if we get an offer for P150/sqm. 4129 (3.5ha) is only around 100 meters from the national road but let me be conservative and also give it P150/sqm (P5.2m). i don't know if the .112ha 3817 and the 2 .4ha of 3820 are along the barangay road or not so i will just exclude them in my estimate. so the total estimate for toledo is roughly P145m or P16m per heir. i will approach my uncle joe soberano once all the properties are titled and there are no more adverse claims on the properties there is a chance he will snap up all our properties at the price i mentioned.

4/17/21 super good news: i got all toledo tax decs

i finally got the tax decs for 4126, 4127 and 4143. as a big bonus maldo was able to help us secure an alienable/disposable certification for 4126 which means it can be titled and sell for a much higher price. it's not forest timberland or imminent domain. i will also ask maldo to get an alienable/disposable certification for 4127. the reason why i did not include 4127 was because at first i was just trying to recover the CARPed 27ha of 4126 so i did not bother about 4127 (note i'm giving up on recovering the CARP or even getting compensated by land bank for the 27ha because turns out cory's CARP rules don't apply to us because 4126 was transfered to the beneficiaries via the 1972 agrarian reform of marcos and the payout is only P1k/ha). so it's just by accident we got this certification. 4143 is already titled so all we need is to work with DAR to reconvey the current titles to lolo and lola's name.

i will give P10k to stephen who just had a major operation (his appendix burst and they had to remove and clean his organs). his advice was instrumental in securing us the tax decs. i will also give P2k to maldo (P1k for 4126 alienable/disposable certification and P1k for expenses for 4127 certification).

4/15/21 status on pelaez, demolition requirements

today we collected the requirements for the demolition order which gives us the highest chance of bebot moving out so we can get the full payment earlier. only the barangay clearance is lacking. i offered P1k incentive to the secretary to expedite it. but note that if the toledo estate taxes are much higher than expected, there might be only little left for the distribution. but don't worry guba should be easy to sell. we are still waiting for the hearing for the mambaling right of way. there are also some interested buyers for toledo. but the important thing is don't make expensive plans yet.

i will post the requirements of the demolition order. I will also post a photo of all the receipts. i gave P2k to tita doris for the CTC of the titles (P852 official receipt + ??? to expedite same day) and CTC of tax decs (P80). tita doris went to 3 places - ROD, city hall (tax decs), and SM (tax clearance) and her taxi and meals was around P1,068 - (??? ROD expedite). i also spent P30,968 for the 2021 property tax and P240 for the tax clearance.

atty balili contacted a civil engineer to do the inspection who also has contacts in city hall to expedite the approval of the demolition order.

tomorrow i will go to toledo to get the remaining tax decs so we can have the final estate tax computation. i will also bring maldo to toledo DENR CENRO so he can coordinate with the inspector how to contact him and how to go to lot 4126 and 4127 in case he can't be contacted. this is for the alienable/disposable application. if approved, 4126 and 4127 can be titled and fetch for a much higher selling price. i will then go to aloguinsan to stay overnight. i will be back home saturday evening.

just in case the demolition order does not succeed in moving bebot out, i wrote this letter to her son jake. i went to jake's office, i let him read the offer, and jake happily accepted my offer, but he still needs to convince his mom bebot. note that if bebot accepts my offer, i will need manpower help from all able bodied members of the clan to do some errands (e.g. apply for their internet) and carry some stuff to their new apartment. keep in mind the sooner we get this done the sooner we get the full payment and sell the other properties. here's what was in the letter:


Hi Jake,

After our meeting with barangay captain Jerome, I talked to Atty Balili and asked about the possibility that the buyer would consider your request to give you 2.5 months to move out. Atty Balili reiterated that it's important for the buyer to be able to fully occupy the unit much sooner than that. No specific time was given but they also mentioned the possibility of taking the appropriate legal actions.

As it turns out, the law specifically states that in the absence of a contract, the tenant has only a month to move out if the tenant is renting monthly. They also mentioned about having the apartment declared as a fire hazard. Actually according to my father there already was a demolotion order from the city government which means we just need to secure a copy of that order. That means there is even a possibility you will need to move out sooner than that.

The good news is I have a solution that would make everyone happy. As you told me, the reason why you need more time is because you are busy at work and it's hard for you to find time to find an apartment, move or ship your belongings and setup the internet. For me, it's very easy to help you in such a way that even if you need to move out in 2 weeks, you already have an apartment ready and paid for a month, the internet is ready, and all your belongings can be moved in less than a day because they are already organized ready to be packed. We would already know which things go to which boxes.

Operations is my expertise. All you need to do is tell me what needs to be done. Example, just tell me the prefered area or location for your new apartment, how many bedrooms and the price range. Just point out to me all your belongings that need to be moved to your new apartment, and which ones need to be shipped and where. We can label them or list them down. I don't see any reason why you won't take my offer to help you. You don't need to do anything. Just tell me what I need to do. Then if the buyer insists on taking legal action and they succeed, you have nothing to worry about because everything is already ready. You can just drive to your new apartment and you don't have to carry any boxes. My staff will do all the work. But this can only be possible if we work together and I have the full cooperation of your family.

Sincerely, Ian

status of 2 mysterious tax decs that appear in the list of holdings

i just came from the assessors office to give a copy of the tax dec (building) of tito bertie's house and the tax clearance of tita jane and tito gerry's house. the assessor named michael who went to the compound to try to resolve the 2 mysterious tax decs that appears in the list of holdings told me it's more possible that the 2 tax decs of tita jane and tito gerry are incorrect because the areas are too small (tita jane's is 63 sqm and tito gerry's is 67 sqm) and only has 1 storey but their houses are much bigger than that and has 2 storeys. he suspects the tax decs could be the old kitchen because the size is about the same and the the old kitchen only has 1 floor. he said the lot number on the tax decs under tito gerry's and tita jane's name just needs to be corrected to that of the old kitchen and one of the tax decs just needs to be cancelled.

he also told me the building tax dec of tito bertie's house is correct. but when i showed him that the floor area of tito berties house is even much smaller (29 sqm floor 1, and 29 sqm floor 2), he said yes that is too small and the tax dec just needs to be corrected. so i told him maybe the area of tita jane's and tito gerry's tax decs also just needs to be corrected similar to that of tito bertie. he says it's unlikely because the tax decs are just 1 storey but tita jane's and tito gerry's are 2 storey houses.

he says most probably the 2 mysterious tax decs (1 has a levy) are the real tax decs of lot 5A (tita jane) and lot 5C (tito gerry). he says that for the assessor to figure this out, we will need to have lots 5-a, 5-b, 5-c and that of lot 2 (where the old kitchen is) surveyed by a geodetic engineer. he said we just need to give the geodetic engr a copy of the titles. i already have a copy of tito gerry's and tita bertie's title, but i don't have a copy of tita jane's title.

tita georgia, if you have a copy of tita jane's title kindly take a photo of all pages and send it to me so i can have engr. norvic abella make a survey. if we don't resolve this, the building of 5A or 5C might be auctioned off.

3/24/21 inheritance stewardship

tito mike told me to do my best to teach the other heirs to be good stewards of their inheritance. it will take you 15 minutes to read this but i assure you it's worth it because it could potentially make you P6 million more in addition to your inheritance.

if you have P3m, wouldn't it be great to buy 3 townhouses for only P1m each, even if those townhouses originally sold for P3m each before the real estate crash caused by the pandemic? then when the economy recovers maybe 5 or 10 years from now, you can sell those townhouses for P3m each and profit P6m. in other words your P3m became P9m in just 5 years. wouldn't that be great?

ok so nobody really knows what will happen. not even the smartest economist can predict exactly what will happen. nobody knows if or when the real estate market will crash because of the pandemic. even if many people lost their jobs and businesses because of the pandemic and cannot pay their mortgage on their house, the government can print more money or lower interest rates to prevent an economic collapse. but if they over do it, it could cause hyperinflation and collapse the system and wala na tay makaon we will be lining up in soup kitchens similar to the great depression in america. that means it's possible the government can run out of ammunition to combat the economic downturn and they have no choice but to allow deflation to happen and that's when P3m townhouses would only be selling for P1 million.

it's actually easy to position yourself such that whatever happens, you will be ok. if the real estate market crashes then you can even be happy because you can have fun snapping up townhouses at a huge discount. you just need to follow my investing strategy, which is actually very simple and basic. i will tell you what i did.

in 1997, i realized i had very big savings which i had to invest or else inflation will cut the value in half after 10 years if i leave it in the bank. the reason why i had big savings is because despite the folks in hayward telling me i should buy a new car because dako na kaayo ako sweldo, kagang kagang lang gihapon ako car, because i knew i'm not really smart enough to be an engineer, and taghap ra to nadawat ko sa trabaho which means pretty soon my luck will run out. which it did after 15 years, but by that time, i already had 5 fully paid rental properties so i already had more than enough money to do whatever i want for the rest of my life.

investing is like driving a car. you can drive slowly so you safely go from point A to point B. or you could drive fast and risk your life. in investing, driving slowly means, DON'T BE GREEDY and stay diversified or be conservative. what does that mean? when i decided to invest, i went to the library and read a book about investing, and learned that if you are 50% stocks and 50% bonds, if the market goes up, then you will make money because you are 50% stocks. if the market goes down, you can take advantage by slowly rotating some of your bonds into stocks as the market goes down. the disadvantage is that if the market goes up, you won't get the optimal gain compared to being 100% stocks. but i realized, i'm already happy with the gains even if i'm only 50% stocks. and if the market goes down, i will also be happy because i can buy more stocks at a cheaper price. that means whatever happens to the market, i will be happy. i realized investing is actually easy and fun. why? because i'm NOT GREEDY. in the car driving analogy, i'm happy just being able to drive from point A to point B. i don't need to drive fast.

as we all know, from 1997 to 2000, it was a very strong bull market. of course i was happy because i was 50% stocks. when the market crashed in 2000 (dot com bust), i was also happy because i got to buy stocks at a huge discount. in 2005 when the market recovered, my portfolio has already doubled from where it was before the crash, i locked in my gains and went back to the 50% bonds conservative position. in 2008, the market crashed again (housing bust). so again i took advantage of dirt cheap stocks of great companies and in 2011 my portfolio doubled again from where it was before the crash. then i learned 3 bedroom house and lots in vegas with swimming pool were selling for only $35k and it used to be $200k. so i sold some of my stocks to buy 2 of those houses for $35k each. in 2018, my 2 vegas houses were already around $200k each according to zillow.com. because i'm NOT GREADY, i decided to sell one of my houses so at least i can lock in my gains and take advantage of the next crash. so in 2018 i called my agent to appraise the house and put it on the market. it was appraised at $215k. but after almost 2 years, the best offer i got was only $145k. did i worry? of course not, because i know the true price of something is always how much the buyer is willing to pay. that means, after 2 years in the market, the true price of my house is the best offer. that's why in december of 2019, i went to the states to sell my house for $145k even if the appraisal value was $215k. and dle mag sakit ako buot kay i bought the house for only $35k 8 years ago. i suggest the heirs should also have the same attitude. don't worry too much about the price we sell a property because anyway you got those properties for free. the important thing is we do our best.

in march of last year, the pandemic happened and the market crashed. i bought the stocks of great companies like netflix, zoom and tesla at a very cheap price, and bought some vaccine stocks - innovio, moderna and novavax. i even posted my moves in facebook. and again, my portfolio doubled overnight.

note that the real estate market in the philippines has not crashed yet. as i explained earlier, nobody knows what will really happen. but the opportunity is right in front of your faces. you just need to grab it. but if magpa dako dako mo sa inyo ulo or magpa gahi gahi mo, you could easily miss the opportunity. the trick is to NOT BE GREEDY and keep in mind TIME is of the essence. if you wait even just 6 months just to save P200k, you could end up missing the opportunity to make P6m. why would you do that? that's just stupid.

when selling a property i always tell the broker this: i don't want to waste time and effort thinking about transfer tax or registration fee and 5 other annoying expenses. i don't want to waste time researching what they are because that's the broker's job. if the buyer or seller has to do these things then the broker is useless and does not deserve the commission. i know some expenses can't be known ahead of time but it can be estimated to an insignificant margin of error. therefore there is no reason why the broker can't tell me how much i will receive limpyo. wala nay kuskos balungos. there's also no reason why the variable won't lie on the broker because for sure it's insignificantly small compared to how much the broker will be getting. if the broker tells me that the buyer insists the seller pays for a certain expense i tell the broker then just subtract it to the amount you think the seller should be receiving originally. that's just simple addition and subtraction.

life is too short. when we meet to discus the offer or LOI, i don't want to waste time discussing whether we or the buyer should pay for for a freakin' documentary sales tax because first of all i don't need to know and i don't want know what the heck that is. you know why? because there is an easy way to simplify the deal such that we don't have to know these things. therefore in our meeting i suggest that all we should discuss, is the amount or range of amount we should be willing to accept. that's it !!! very simple !!! wala nay labad sa ulo. unless mas ganahan mo ug labad sa ulo.

but we can even simplify it further, and save a lot of time so we can spend more time enjoying this very short life. we should just discuss and decide, what is our threshold of tolerance from the appraisal value, and apply it to all the properties so that we don't have to waste time discussing it everytime we sell a property. i suggest our threshold is 10% from the appraisal value which is actually very small compared to how much i sold my vegas house, which was 30% below the appraisal value. but we can even simplify it further. i already proved that appraisal is really just garbage. it's only useful for the banks to calculate how much you can loan if you use a property as collateral. in the states, real estate agents laugh whenever i mention the word appraisal value because they know it's just garbage. to save time, i suggest that we should just agree or the majority should just agree that we take the best offer after a year in the market, because that's the actual price of the property.

and remember? time is of the essense. you could be throwing away P6m worth of opportunity because you waited 6 months just to daginot that P200k.

so what is the price of guba? we have been trying to sell it for 1 year and we got 3 verbal offers for $14m so that price is $14m. simple !!! if the pandemic causes even just a tremor or lack of confidence in the market, then of course our interested buyers will back out because they would rather wait for the market to crash and buy properties at dirt cheap prices. which means if we wait 6 more months there is a big possibility the price would only be P5m.

what is the price of mambaling? we've been trying to sell mambaling for 3 years and after multiple verbal offers the best offer we got was P30m limpyo. so if someone wants to give us P30m limpyo, we should just take it. my dad even wants to sell mambaling for P25m if that's what it takes to sell quickly so the indigent heirs can already get reprieve from their economic difficulties. my parents have already been vaccinated and if they come to cebu, atty tan could advise my dad to be the administrator and the judge would have no choice but to grant him because he used to be the director of NEDA. and if he petitions to sell it at P25m and the majority of the heirs who needs the money would agree, then mambaling will be sold for P25m. the only way to prevent this is, if a buyer is willing to give us P30m for mambaling, just take it.

i called the broker of the last interested buyer for mambaling to tell him dle na sila pwede mo patung kay under sa administratorship, makahibaw gyud ang buyer kung mo patung sila. ni ingon ang broker adto nalang sila sa similar property na interested pud ang buyer kay pwede man sila mo patung, kay daghan sila mag bahin bahin. i told the broker, basta all we care about is ang madawat namo is P30m limpyo. if they succeed in convincing the buyer to increase their broker's commission to let's say 12%, and if the judge allows it, i really don't care. in fact ganahan ko makalipay ug uban tao. kanang makalipay ka ug uban tao it's like planting seeds and before you know it the seeds have turned into a forest and it's much easier to make millions because lots of people will be willing to help you. that's what billionaires always say in their "secret to success" books that they write.

so i told the broker i will try to convince the heirs that all they should care about is ang madawat namo is P30m limpyo. if the buyer agrees to give you 12% comission, give us an LOI that states the broker's comission is 12%. the broker said it won't be an LOI it would just be a written broker's offer without the name of their new buyer kay mahadlok sila we would just go directly to the buyer to get rid of the extra 7% commission which in this case would be P2.3m or P260k per heir. as i said if daginuton na ninyo ang P260k and mo crash ang real estate market before we find another buyer, you would be losing easily P6m worth of opportunity. so i told the broker go ahead and give us the written offer because i'm confident i can convince the majority to agree with the 12% broker's comission. however, i also warned the broker that even if the heirs agree, there is a chance that the judge might not approve it.

the heirs might be tempted to turn down the broker and investigate who the buyer really is so we can go directly to the buyer and bypass the extra 7% broker's comission, but to me that would be stepping on someone else's foot. and i never want to do that because it's against my principles. i know people think of me as someone with no morals and principles. it's true i am an immoral person but it's also true that i don't want to fear for my life. i don't want the broker to be angry at me especially here in cebu it only cost P10,000 to hire someone to kill another person. i don't want to be walking around fearing for my life. i want to enjoy life. i don't want to fear for my life.

i am aware some heirs insist on on an LOI and bank certificaiton on fund availability. as tito virgilio said, the purpose is to assure us the buyer is serious so we don't waste time. but we also have to weigh the pros and cons, and in this case the downside is too small compared to the upside, therefore the smart thing to do is to ignore the risk of wasting time because the reward or upside is very huge. i also don't give a rats ass if the buyer is genghis khan or hitler all i care about is pila ato madawat limpyo.

note the estate has no more issues or problems in the financial arena because the majority of heirs always agree and just goes with what is practical and under administratorhship, the judge will always side with the majority unless of course the majority will sell mambaling for only 10 pesos of course the judge will side with the minority. the bottom line is nothing can stop the heirs to each receive their P20m inheritance. my only worry from now on moving forward is that the minority might be angry at the majority. and i don't want anyone to be angry especially that the majority only does something that benefits everyone. i want our family to be harmonious so that lolo and lola will be smiling at us from heaven. so in the meeting, we should stress that the minority should try their best to accept the will of the majority, because it's the right thing to do, and it's what lola and lolo would want to happen.

2/25/21 aloguinsan

i just talked to the barangay captain of bonbon who transacted the sale of lola's 1,800sqm. first i asked about the mystery 392sqm lot 419 and he told me he does not know anything about it. so i did my own analysis. according to the sketch map, lot 419 is the frontage of the entire lot 420, which is around 72 meters in lenght. using algebra, lot 419 has to be around 392/72 = 5 meters wide. i then asked the barangay captain how wide the road used to be. he said the road used to be only around 5 meters wide. i measured it and it's now 10 meters wide. BINGO !!! that means it got expropriated by the road widening. so we should just forget about this lot 419 and just exclude it from the estate taxes.

i then asked the baranggay captain about the mystery 200sqm of lot 420. if the lot is 1,800 sqm, the govt bought 1,200s sqm, 200 sqm goes to tito bertie, 200 sqm goest to tito gerry, what's the extra 200 sqm? the baranggay captain told me it's not 2 but 3 heirs that opted out from the sale, that's why there's still 600sqm left. BINGO !!! now we just need to find out the mystery heir. i asked tita doris which heir did not get their share of the sale. tita doris said it's most probably tito virgilio.

the aloguinsan assessor was locked down yesterday because there were many covid positives. i instructed nimfa and joan to request a survey at the assessors and then have the 600sqm partitioned into 3, then have each partition titled. i told them to call first to make sure the assessors is open before coming to aloguinsan. i tried to get the number of the assessors but nobody around the building knows it. fortunately, one of tiyo pedro's grandson named tonton is the educated type and a close friend of donnie so they can just message him on fb to find out if the assesors is open before they come here.

the property is perfect for a provincial vacation home. it's only 2 kilometers from hidden beach, which is just as nice as boracay. even better because it's not yet crowded. the white sand beach is around 600 meters long and the swimming area extends around 500 meters out to sea and it's all sand with a few patches of sea grass, just like boracay. the property is also just 1 kilometer from mercado which has good karinderias aside from the fruits and vegetables. and of course the ancestral home, balwarte and the pantalan is just a few steps from the mercado if you want to do a nostalgic tour.

a perfect walking exercise route is: ancestral home - church - cemetary - pantalan - balwarte - merkado. sir joeffrey (not joeffrey baratheon), the current vassal of house salo and minggay, is a good walking companion because he is now into healthy living ever since his brother sir edmund (not edmund tully) died because of alcohol abuse. lady rita and her son sir jasper bolton (carbon copy of ramsay bolton) still lives there. sir jasper who is currently my loyal squire during my stay in aloguinsan, just got out of the high security prison of siquijor iron island after serving a 4 year sentence on charges of murder and arms possession. he is still on probation and has to report to the toledo RTC every month. sir pedro's children, sir arman and lady carmelita also lives in house salo while their brother sir maldo is the vassal of toledo riverlands. by the way sir maldo called me 3 days ago calling for reinforcement because he was under attack (there was a survey crew doing survey on our 4126 and saying it is being claimed by someone). i instructed sir maldo to just ignore them because we are already about to get the tax decs and after paying the estate taxes we will get a CAR.

2/23/21 MOA big picture perspective

what i'm writing here is very long. it will probably take you 30 minutes to read and understand but after that you will avoid wasting thousands of hours worrying unecessarily. you will gain $billions in terms of quality of life because you will be happy and free from stress. you cannot put a price on stress free life. it's priceless. i hope someday you will realize everything i'm doing is for everyone's benefit. lolo, lola, tito gerry and tito bertie should be smiling up in heaven, but maybe they are worried there is still some confusion and worries among their pinanggas. i hope this long letter will ease those worries so everyone can finally celebrate and just enjoy life and take advantage of the sacrifices lolo and lola made for their pinanggas.

i'm glad we are giving specific consequences and scenarios to support our opinions. but for us to make the best decision, we also have to discuss the probablity estimates of each scenario. for example there is a possibility that a plane will crash. but why do we ride planes? because although there is a possibility the plane will crash, it's not a significant probability. so it's useless and a waste of time to even think about it.

the bad scenarios that tita jane pointed out and christian impressively illustrated using a flow chart, cannot happen legally, meaning they are all illegal. tito mike also expressed a legitimate concern that there is a possibility salvador Ang might bribe the court. in my own opinion, if Ang can do that he would have already done it long time ago because he has a notarized deed of sale on the properties. tita jane pointed out that once the estate taxes have been paid, it would be easier for Ang to bribe the system. of course i'm not a lawyer so i consulted atty mark who said that it will be more difficult for Ang to bribe the system especially if we are in administratorship because all transfer, disbursment of funds and sale will need a hearing and court order, unlike with extrajudicial where things could just happen without a hearing or court order.

in my own opinion, and again i'm not an expert, i'm just using deductive reasoning based on my observations and personal experiences, the chances that the bad scenarios would happen is about the same chance we get hit twice by lightning. meaning it's practically zero chance.

i notice there's 4 kinds of bribes or government corruption. one is where you bribe the govt to do something that they should be doing and causes no harm to any person. example it took me a year to get my philippine passport. i didn't know i just needed to pay a fixer P1k so i can get it in a few days. i'm bribing them so the government will give me something that they should be giving me in the first place because my parents are filipino citizens, and it causes no harm to anyone. when the govt gives me my passport, nobody will be hurt or angry that they lost their property. but tita jane is right that maybe if we just go through the normal process, it will take years just to sell 1 property, just like it took me a year just to get my passport. atty balili said that selling a property is even faster and safer with administratorship, but if he is wrong, it's obvious there is an easy and cheap remedy (wink wink). it's easy because if we bribe the court to expedite the approval of the sale, we are simply asking the court to do their job and it causes no harm to anyone. that's why there's hardly a public outcry on these kinds of bribery (such as using a fixer to expedite renewing your license or registration of your car).

the second type of bribery is where you give kickbacks to win a govt contract. this could harm the other contractors who are competing for the contract and also harm tax payers because it could decrease the quality of the contracts and govt projects. that's why there is a lot of public outcry. however, it still happens because the harm is not severe or people don't really feel the immediate pain so the perpetuators can easily get away with it. it's not really painful blatant injustice to the other bidders because nothing material was taken away from them.

the 3rd kind of bribery is where you bribe the government to win a CONTENTIOUS issue or court case. the harm is not blatant injustice because there is always a certain amount of justification for the decision (which is the inherent nature of a contentious case). example if we bribe the judge to win the right of way of mambaling, it's not blatant injustice because we do have a certified notary entry of the deed of sale. we just misplaced the original notarized deed of sale and can't find it that's why we have to go through a hearing. so although bribery is illegal, the decision or court order is not illegal because we have proof we already paid for the right of way.

the 4th type of bribery is something that has practically a zero chance of happening. the bad scenarious that tita jane pointed out can only happen if the judge does something that is blatantly illegal, unjust and causes immediate pain and harm to an entire klan that is composed of around 50 people. meaning there is a very high chance the judge and the kids of salvador ang will get killed. considering their wealth, it's not worth to risk their lives. we are not dealing with drug dealers who have nothing to lose or warlords with intense security around them. i said the same thing to tita georgia when she told me she was very worried she will never get back the title of the main house. i told her atty tan owns a P200 million property in st benedicts panagdait there's no way they will cause blatant harm to a person and risk their life just to take a dilapidated house of an economically struggling family. in fact the administratorship will make it easier to get back the title. i remember a year ago a fiscal was assassinated near ayala and whenever i ask my laywer high school batchmates for their opinion about the incident they will just shrug their shoulders and say the fiscal was known to step over other people's foot, as if they were saying that as long as they don't cause blatant injustice and harm to others, there really is no reason for them to fear for their life as lawyers.

that's why ever since the administratorship was filed, all my worries were gone. there are no more showstoppers for the millions to start flowing into the bank accounts of the lolo and lola's pinanggas. we should all be happy and celebrating. the MOA was our savior. also tito jojo is our silent hero or savior because he was the one who lead us to atty balili's law firm. the buyer never would have agreed to the terms of the MOA because it's too much headache and so much tedious work and there were other properties around ramos they prefered to buy which did not have big problems like that of pelaez. that's why i had to seduce and trick atty balili to convince the buyer that's it's a very good deal, in exchange for possibly millions they could be getting from the difference of the estate tax and payment to Ang. but now they realize it's almost impossible they will get anything from Ang and estate taxes. they will only get the lawyers fees for administratorship and 5% commission of the pelaez sale. CHECKMATE !!! that's why balili in front of all the other lawyers and staff who were having dinner at their office told me, "you are so smart" and he congratulated me for my brilliant maneuver that literally saved the entire estate.

the most important maneuver was when i brought everyone in the compound to meet the buyer mr. lao in hopes that mr. lao will have some sort of emotional responsibility towards our family. and we now know after the fact that my plan worked. mr lao enjoyed socializing with us and spent time worrying and giving advise to the nurses and sailors of our family who currently don't have jobs. mr. lao is the typical captain of industry that i play golf with - very generous, but could easily be offended and insulted if we postponed the meeting or the signing.

our concerns about the MOA, although legitimate, is still small compared to the inevitable scenario that salvador ang becomes our adminitrator if we didn't beat him to the punch in filing for administratorship and assuring we have money for the estate taxes and paying off our debt to him. we can now pay ang through a court order and if ang does not surrender the titles the judge can order him arressted.

but if i was Ang, i would be jumping for joy at the turn of events because for sure he will now get paid the P6.5m. And we have to thank Ang because by holding the titles for 20 years, he forced us to ride the strongest real estate bull market in the history of the country. we give him P6.5m but because of him the estate is P50m richer because he prevented us from selling 20 years ago when the prices were still very low. i bought shares of apple, netflix, google and amazon and they quickly doubled after a year and was boasting my achievements in my facebook posts. but turns out i was such an idiot for selling too early. example i bough netflix at $7 and sold at $14 a year later, but now netflix is $540. if salvador ang held my stock certificates and prevented me from selling those stocks, like what he did to our family, i would be a billionaire by now.

but if you are still worried that Ang can sell the properties, then there is an easy solution. all we have to do is follow tita jane's original instructions, which is to sell and divide. SIMPLE !!! mr lao is ready to give us full payment on the appraised value of pelaez and guba (P14m) ANYTIME !!! we just need to inform them so they can draw up the contract for guba. now that the estate is safe, we now have all the time in the world discussing the LOI and scrutinizing the contract before everyone signs it. once we get the full payment, Ang can do whatever the hell he wants with the titles it's now the buyer's problem. only pagina will be left but it's almost worthless because it's trapped with no frontage. we should be embarassed and ashamed that we are having difficulty executing something that is so simple that even uneducated people can easily do. tito mike privately told me he is baffled why not everyone would just sign and get the money. atty balili told me he already brokered 28 properties for mr. jefferson lao and their firm is perplexed why our family is making it unnecessarily complicated for no valid reason. on some sales he brokered, co-owners who were abroad simply gave an SPA, some co-owners were uneducated and simply signed the contracts and got their checks and everyone was happy. simple !!! the heirs should only be worried if the property was assigned to a corporation (like the lawaan talisay sale) because the buyer can just issue a check going to the treasurer. but since the remaining properties of the estate all belong to the estate, the buyer will have no choice but to issue a check to each heir. the lawyers even freaked out when they saw tito gerry's will because they were not sure how much to give christian and nimfa's kids. that's why christian and tita angie felt safe giving me an SPA because they know the buyer has to write a check in their name and i can never touch the money. i'm sure mr. lao and atty balili never screwed any of the sellers because they are not afraid to expose themselves. anyone can visit atty balili in his office anytime.

if we all just follow tita jane's original instructions which is to sell and divide equally, there will be no problem. even when i was still confident Ang will accept our payment and we can do extrajudicial, i was already shopping for lawyers who can help us with administratorship because i started to feel worried not all heirs can be contacted because of the pandemic and i was worried some heirs abroad won't give an SPA. i got very angry that we had to do administratorship. i never wanted to do administratorship. i always wanted to do extrajudicial. that's why i lost my cool and nanghagis ko sa chat group because i hated administratorship and wanted to just do the extrajudicial which was much simpler. i got more worried because no lawyer wanted to help us with administratorship because it's too tedious. good thing i found a way to manipulate atty balili to help us with administratorship. and now we found out Ang never really intended to negotiate and was just playing us and buying time so that when the amnesty deadline nears, the judge will grant him emergency admnistratorship. good thing we beat Ang to the punch, thanks to the MOA. we should be happy about the MOA and thankful, not angry.

our BIR assessor edith sibayan and the head of ROD atty cugtas told me we cannot do extrajudicial if we still owe Ang. the most important element of an extrajudicial is the clause that says the heirs left no debt. Ang could sue us and we could be jailed for perjury if we insist on an extrajudicial.

the MOA practically gave us P117 million in value. it saves us P56m in estate taxes penalties. the mactan lot that could easily go to atty tan if he files a case against us was appraised at P35 million. the main house front lawn is easily P6 million. common sense usually prevails in administratorship so the judge might find P41 million too big relative to the value of the estate and might order atty tan to accept a P5 million settlement. atty tan might even be happy with this because the mactan lot has no right of way. atty tan also verbally told me that he actually prefers a cash payment instead of mactan lot because he doesn't think he can ever sell mactan because there is no right of way. so P25m + 56m + P35m = P117m. as i posted in our collaboratoin wiki, the mactan lot is practically worth P75 million to us if we use it for bedspacing because bedspacers don't need cars. i even used a PE ratio of 20 for my valuation analysis, which is conservative relative to the S&P500 which now has a PE of 31. so the MOA adds another P40m in value.

but for me, money is just a piece of paper, it's true value is to improve our quality of life. the MOA actually gives us $billions worth of quality of life because we don't have to worry about the amnesty deadline or finding the money to pay Ang. it also gives us another $billions worth of quality of life because we don't have to file a separate case and attend STRESSFUL and lengthy hearings to get the titles from Ang, reconvey the 10ha toledo lot 4143, and attend lengthy hearings against atty tan. these kinds of stress can be dangerous to our health. the MOA allows the indigent pinanggas of lola and lolo to get reprieve from their economic hardships and have money for life saving emergency medical procedures. i can't even put a price tag on that. the MOA also allows the heirs to create priceless and precious memories. maybe when the pandemic is over they can go to hong kong disneyland, but if we wait 5 years for another amnesty, maybe the kids would be too old to enjoy disneyland because they would rather be with their uyabs than see mickey mouse. you also can't put a price tag on precious childhood memories.

another big advantage of the MOA and administratorship is that sales of properties will have to be approved by the court which means the buyers and brokers will be afraid to swindle us because the judge can order them arrested. it's as if we have a very powerful lawyer to review the contracts so we have more options because we don't have to find a buyer who has to give the full payment for fear we might get swindled.

the heirs don't have to worry about not getting their fair share. in fact the reason why i as an administrator has to be bonded is so that if i make a mistake as an administrator, the heir who became alakansi will be paid his/her fair share. i worry tita jane might be forced to travel to cebu even if the pandemic is still raging because she does not want to give an SPA to anyone. but with administratorship, a property can be sold with just a court order so she does not need to come to cebu and her share will just be safely consigned in court. admininistratorship will literally protect us from the covid infection, especially tito mike who is high risk because he is a cancer survivor.

another big advantage of the MOA is that the heirs can now start gathering enough dry gun powder so they can pull the trigger or take advantage of dirt cheap townhouses or DECA homes in case the pandemic will cause a recession or even a depression that will crash the real estate market. we should sell the estate properties as fast as possible while the real estate market has not collapsed yet. buy low, sell high. that's how you play the game. same way i took advantage of the 2008 great recession by buying 2 vegas houses at $35k auction price and last year they got appraised at $215k each. i sold 1 hastily for $145k on march last year so i have a lot of gun powder to pull the trigger in case the pandemic causes a crash. when the crash happened, i played with an open hand and posted all my moves in facebook. i bought the vaccine and zoom stocks and tesla which skyrocketed and tripled my portfolio. the heirs have the opportunity to follow my investing strategy because of this MOA. of course we should not pray for an economic collapse but we should be prepared. fortunately, there are strong catalysts that can provide a floor to the economic downturn - 5G upgrade cycle, cloud migration, plant based meats, humanization of pets, and the vaccine bull market which has a lot of pin action such as refrigerated transport and even glass vials (GLW). search "ian's knowledge bombs" and click "investing-for-dummies" and "stock-picking-for-dummies" in the table of contents to learn more.


if we want to communicate better, avoid making statements that are too general to be useful. it's like saying na disgrasya ang tao sa auto. there's many kinds of disgrasya- there's fender bender, there's total car wreck dunay ni layat sa pangpang. you need to be more specific for your statements to be useful and for us to be able to communicate better for our group to be strong. and we need to be strong because we are not battling salvador ang who is old and tired. decoy ra na siya. we could be battling his children who are young and hungry and want to make a name for themselves. even if they are already rich, wealth is relative and if their classmates in ateneo own condominim towers, they probably want to get as much money as they can from our estate as seed money to build their own empire. that's why they filed for administratorship and never really intended to negotiate with me. i visited Ang many times and he would just tell me he is still trying to decide but now i know he was just playing us and buying time so that when the amnesty deadline nears the judge will be forced to grant him adminitratorship or else the estate tax penalties will cause irepairable damage to the estate. so it's important our family communicates properly. for example if you are concerned about ang demanding more than P6.5m, it's not that hard to give the worse case scenario, which is that ang charges interest from his last collection in 2016, which at 6% is only P1.5m. it's a fender bender relative to the P122m we can easily benefit from this MOA. it's a no brainer if only you look at the big picture and connect the dots. besides this MOA is not what is causing that additional P1.5m. meaning even without this MOA, we will still need to pay that additional P1.5m if Ang demands it. in fact, this MOA is our best chance to avoid that additional P1.5m, because signing it means you are voting for adminitratorship, where the judge might find P7.5m too big and ask Ang to accept a settlement that is much less. and we don't have to file a separate case to retrieve the titles because the judge will just order Ang to be arrested if he does not surrender the titles.

another very important thing to keep in mind for us to be able to communicate better is when you state an opinion or concern, give the specific consequences that would support your concern. example if you say you are concerned that the administrator na magbuot sa tanan, you have to give a specific consequence like the adminitrator has the power to assign the properties under his name, which of course is not true. in fact the reason why the administrator has to post a bond is so that if duna heir na maalakansi tungod nasayop ang administrator, the bond is like an insurance na mabayran gyud ang heir sa iyaha bahin. that's actually superawesome because the disasters that plagued the family in the past can't happen anymore. the admnistrator can also be outvoted and even fired by majority. you might be concerned that the majority is not always right just like in nazi germany where the jews were the minority but they were the good guys, but the beauty of administratorship is the judge has the power to protect the minority from the tyranny of the majoriy. so during the hearing the judge can still side with the minority, but the minority has also to air in the side of common sense. anyone can voice out their objections in the hearing but their objections have to be reasonable. isn't that what everyone wants? fairness, justice, democracy?

we must also realize the MOA and administratorship was decided and accepted by OVERWHELMING consensus (7 out of 9 heir lines), representing the entire age spectrum, youngest to eldest. i also trust tita angie's decision considering she finished law school, has a phd and is a department head in DTI. i also trusted christian's decision, considering he is a high end systems engineer at a world class global bank. and i'm sure tita georgia consulted tito jojo who has given many valuable advise and expertise to the estate. so it's a wrong misconception to say i'm making decisions on my own. of course we are not perfect and the consesus can still get it wrong, but it's the only way we can make the best decision. we are all just trying to make our best guess because we are not God and we don't know everything.

the root cause of our miscommunication is that our brains are wired differently, in other words, our family is very diverse. but our diversity should be our strenght, not our weaknes. we should recognize each other's strength and use it to our advantage. that's why i always listen to tito virgilio's technical advise and follow. and that's why because of tito virgilio i am going to aloguinsian and i was able to sort out the 18sqm water tank and 48sqm compound entrance. that's called teamwork. also, i cannot do what tito mike is doing moderating meetings. i cannot do what christian is doing taking down the very detailed and important minutes of the meeting and creating flowcharts. magz is like me we are both street smart and that's why we tend to share the same philosophy. even tita doris' leg work and energy is one of the biggest contributors of the estate. i'm amazed how tita doris woke up 4 am to catch the first bus to aloguinsan. i can never do that. tita doris and tita georgia has provided me with so many valuable facts, data and history of the estate. my dad has provided me with many crucial information, advise and contacts to help us navigate through the treacherous government bureaucracy.

i hope everyone realizes i never intended to disrespect anyone. in fact all my messages to the heirs is recorded in our collaboratoin wiki and my first ever message i was thanking tita jane because i wouldn't be successful right now if she didn't help me when i just arrived in the states. in fact the things i said to tita jane i thought she would be proud of. i said tita jane you are blessed with a wonderful family and very smart kids ask them to help you the same way tita angie and my dad is asking help from their "upgrades". in the golfing community we call sons or daughters upgrade. instead of saying anak siya ni so and so we say upgrade siya ni so and so. the reason why i said that is because i want tita jane to be happy and free from stress and i found it a waste that while everyone was celebrating she was upset, only because there were certain information that she missed, which she admitted that the information i send out are too long she does not have time to read them.

the estate issues require street smarts. there's 2 kinds: book smart and street smart. tita jane is more book smart simply because unlike me, she was never exposed to dangerous street life. street smarts involve making decisions that are not scientific and therefore cannot be written in books because it involves guessing human nature. human nature is very unpredictable and it's always a case by case basis and the best you can do is make judgement calls or guesses, and in our case if i didn't make that guess or judgement call that the buyer will be offended if we postponed the signing, the whole estate would have been in jeopardy. another example is tita jane and tito virgilio and tita georgia have been going to the toledo assessor but they never got the tax decs. when i went i kinda noticed he was gay so i gave him my number and told him if he visits cebu city to give me a call we can have coffee. who knows my friendly gesture probably motivated him to give us the tax decs. and also i found out one of the high ranking assessor, his wife was a very good friend of tita angie so i let tita angie talk to him and maybe that also helped us get the tax decs. these skills you can't learn in books. i mean doctors or surgeons are the smartest people in the world but they would be having a tough time solving the problems of the estate because doctors are book smart. it's not an insult it's something to be proud of because oh my god while street smarts can solve the problem of the estate, doctors and book smarts can save lives. that is something to be proud of. the same thing with my dad and tita angie - they are high level TECHNOCRATS, high intellectuals way way smarter than me. i failed the entrance exam to ateneo and UP i only got in los banos because the chancellor at the time was my father's roommate when they were taking masters degree in wisconsin. i really have nothing to be proud of. i'm just a disgusting lonely loser, no job, no family. you guys are actually way way smarter than me, it's just that i grew up in the streets so i developed street smart skills to judge people's personalities. that's why in the first meeting with mr lao i told everyone in the compound to dress makaluluoy because i play golf with these captains of industry and know they can be very generous and have the instinct to be the guardian of society but they can also be very sensitive and easily be offended if we postpone the meeting and we don't know if that buyer could be our only hope for saving the entire estate. and now, after the fact, we know i made the right call and if i didn't make that call we could be very stressed right now not knowing how we could pay for the estate taxes. christian said it best - he said - "na anghelan ta". of course if you look at what i did in isolation it was a very stupid thing to do just like driving against the flow of traffice is a very stupid thing to do, but if you look at the big picture, it was the right thing to do just like an ambulance driver trying to save the life of the patient by driving against the flow of traffic. in our case, i was trying to save the entire estate.

2/20/21 dirty kitchen and aloguinsan updates

there are 2 buildings that appear in the list of holdings - tax dec # GRC6-08-062-11262 and GRC6-08-062-11263 which i'm not sure what and where they are. i suspect this is the old dirty kitchen/maid's quarters, and the lot number just has a typo error. BOTH tax dec says the lot number is 6090-B-2-D, but all the lots in compound starts with 6098-... BOTH have the same area - 132sqm, which is about the same as the dirty kitchen. maybe one is just a duplicate or revision. the 11262 tax dec also has a levy - delingquent on property taxes, date nov 24, 2010 amount is P57,739. i will go to tax mapping on monday to verify this. if it's the dirty kitchen then the estate will need to assign it to papa.

regarding aloguinsan, tita doris suspects the 392sqm lot 419 that nobody knows about is either a big canal or has been verbally assigned to tiya rita by lola (like pagina). i will visit aloguinsan next week to verify this. this lot has a weird configuration, it's a narrow strip right along the provincial road, around 68m long and 6m wide. i will post the sketch map. it's actually the frontage of lola's 1,841sqm lot 420.

lot 420 has 2 classifications in the tax dec - 1,641sqm corn land and 200sqm residential. tita doris says the lot has been subdivided into 9, each having 200sqm. the deed of sale says we sold 1,224sqm. tita angie says the proceed of the sale was divided among 7 heirs. tito gerry's and tito bertie's share was not part of the sale, so they are suppose to still have 200sqm each. this probably explains why it still appears in lola's list of holdings, and the tax dec just hasn't been updated yet. however, 200 X 9 = 1,600, so we don't know what is the extra 200sqm residential. i will also sort this out when i go to aloguinsan. the remaining lot should be 600sqm, and if that's the case, we should decide whether to assign 300sqm each to tito gerry and tito bertie or just assign 200sqm and keep the remaining 200sqm for the estate.

2/18/21 update on aloguinsan

tita doris got back from aloguinsan with the certified tax decs and no improvements lola has 2 properties - lot 419 (329sqm) and lot 420 (1,841sqm). what's weird is there's also 4 property tax receipts, each listing around 5 properties of lola and her siblings, each having a different tax dec #. lola's tax dec # is 02373 and 02401. but both are not in the list of holdings and both don't have certified tax decs. maybe we have to go back and have these 2 lots declared so we can include them in the estate tax computation. the dates of the property tax receipts are 2011, which means the properties are incurring huge penalties. i think we should get a computation and maybe contact marjorie and tito mario to ask them to chip in if it's big. but if it's just around P5k we can just pay it and ask marjorie or tiya lydia to pay ours next time they visit. also, it shows tiya rita paid for lola's property taxes in 2011.

to sum it up, there are now just 2 remaining items before we can get the final estate tax computation: 1. 2 lots in aloguinsan not yet declared - i will need to go back to aloguinsan to sort it out 2. 48ha of toledo - the assessors office is already creating tax decs so we are in a waiting mode for this. but i will follow up next week

update: i see a 2011 deed of sale where tax dec #02373 was sold for P244k. that explains why it's in the property tax receipts but not in the list of holdings. what's confusing is that it's lot 420, but lot 420 is still listed under lola as the owner, but the tax dec # is now 20-04-02676. the lot areas are also different. the one sold was 1,224 sqm and the sketch map lists it as lot 420-PART. the sketch map also shows another lot with the same name, 420-PART, beside the 1,224 sqm lot that was sold. i would guess this is the lot lola still owns, but it's much smaller than the one that was sold, while the tax dec of the lot lola still owns shows the area is 1,841sqm. very confusing. maybe the lot that lola still owns is the same lot that was sold, but maybe the sale was invalid because the estate taxes haven't been paid yet. or maybe we had an agreement stipulated in the deed of sale that when the estate taxes are paid we transfer it to the buyer instead of the heirs. the deed of sale says this:

"that the said parcel of land is not registered under act 496. but the parties agree to register the instrument under act 3344, as amended by pd 1529."

i tried googling the acts but the texts are too long might as well ask the assessor when i go to aloguinsan.

it's also possible tax dec 02401 belongs to tiya rita because one of the property tax receipts show tiya rita's name next to the tax dec #. however there's another property tax receipt where lola's name appears next to the tax dec #. i'm sure the assessor can easily sort these out.

or maybe i can let tita doris go again and she will just call me so i can talk to the assessor.

2/17/21 update on DCCI, aloginsan, 18sqm, and pagina

i gave tita doris P200 for ta

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