I have read this story in the newspaper. Buyers who got hit with this modus operandi got swindled big-time. The story started with the colorum real estate agent roaming around the big city looking for vacant lots in a usually expensive subdivision or a roadside commercial area that are without fence nor guard tenant.
The colorum then researched all information about the property and bought a professionally made counterfeit title and ID documents such as passport. There is a long stretch of businesses along Quiapo Manila wherein counterfeit items are openly sold ranging from pirated DVDs, driver license, passport, university diploma, employment certificates, marriage certificates, and anything else you can imagine. If you happen to pass by that place, you will get frustrated how Philippine authorities obviously tolerate this illegal trade.
Then the colorum agent advertised the property in the internet and his favorite target market are Filipino professionals overseas. The colorum agent even put up a "for sale" tarpaulin signboard right outside the property using a cellphone number as contact number. The advertising said "for sale direct buyer only".
The potential buyers who saw the Ads asked a local relative to see and check the property. So, they met in an elegant restaurant and the colorum agent then showed the property, title deed, and even introduced the buyer's friend to the pseudo-owner (cohort conspirator). Everything looks smooth, legal, and proper. The only element that you cannot find in the transaction is the licnesed real estate broker.
The buyer expressed willingness to buy it. Then a Deed of Sale is made, contract got Notarized ceremonially, and the colorum agent gets the cold cash. The colorum normally says that it's up to the buyer to register the property.
After a year, the buyer came home to see the land because he wanted to build a house on it. So, he shopped for architects and construction contractors to do the project.
When he went to the City Hall to get a construction permit, he was required to register the deed of sale first and get a new title of the property. The buyer had no idea as to how to document and register the newly-bought property. So he went to a licensed broker's office to ask assistance to complete the title registration.
After the licensed broker worked on the due diligence process, the shocking report arrived to the buyer. The licensed broker discovered that the paperwork is fraudulent. The buyer then realized that he was swindled with a fraudulent title. In the end, nobody knows the whereabouts of that colorum agent and the cohort pseudo-owner is.
Below is my APPENDED article about Counterfeit Land Titles which is a result of a comment from a certain Mulet Stanlymer.
-----Original Message-----From: John Petalcorin [mailto:email@example.com] Sent: Tuesday, December 08, 2009 3:30 AMTo: 'mulet.stanlymer'Subject: Response form REIBS.COM GM John Petalcorin
Dear Mulet Stanlymer:
Thank you for reading and commenting in my blogsite about frauds and anomalies in the Philippine Real Estate Service. Your inquiry is very relevant, I have decided to make a one special blog for the whole issue that you raised. Here is my response.
I have spent four hours reading each word that contains in the The BLP Foundation website at (http://www.blptorrenssystemlawfoundation.com/) and I have these findings:
1. BLP alleges that the Torrens System is contaminated with 20 Million Fake Titles in favor of the persons who are influential to the government.
2. BLP advocates that the root of the contamination is corruption in Registry of Deeds.
3. BLP advertises that all persons holding Land Titles must REDUNDANTLY register with the BLP Torrens System (Bahong Lahing Pilipino Torrens System). Extra fees involved is in favor of BLP.
4. BLP offers services of issuing certification of Land Titles that are registered in the BLP database.
WHAT CAN I SAY ABOUT THIS BLP THING?
*I think BLP is simply a redundant registry of titles, because there is not supposed to be a "registry of Titles" in the first place.
*I think BLP is a simply a BIG SCAM of operating a registry of titles.
*I think BLP is a usurpation of the authority of the Registry of Deeds.
I am a professional licensed Real Estate Broker. I am a buyer-side agent and I protect my client through due diligence in documentation. No one can fool me when it comes to issues in my profession.
My basic rule in verification of document -- "I go to the entity who issued the document". When I verify a land title before it is being offered for sale in the market, the only place I go to is the Registry of Deeds because only Registry of Deeds issues genuine title deeds.
The integrity of the Registry of Deeds is intact. Although there are numerous attempts to insert Fake titles in the Registry of Deeds, it has proven futile through the years. Again, the integrity of the Registry of Deeds is intact.
NOW HERE IS MY JUDGEMENT CALL
* All fake land titles are not issued by the Registry of Deeds.
* All fake land titles are not verifiable in the Registry of Deeds.
* Most fake titles are registered and verifiable with other "shadow" organizations like BLP.
There are hundreds of fake land titles floating around, I have seen many, and I have never been fooled by a one. Again, I would like to repeat, if I want to verify the authenticity of a title, I go to the Registry of Deeds, which is the government office that holds primary source of title data. I DO NOT GO TO BLP FOR VERIFICATION. BLP's database is only classified as secondary database, it is not a primary source of data, so I do not go to BLP for verification.
If somebody shows me a land title that has a mark of BLP, I don't waste my precious time and automatically turn my back away and evade such potentially fraudulent transaction. BLP is a mark of a "potentially" fake title.
MY BONUS DEEPER TEACHING FOR ALL
Do you know why Registry of Deeds is called Registry of Deeds, and that why it is not called Registry of Titles? It is because Registry of Deeds is the government office where you register DEEDS. A DEED is a contract that conveys ownership of real estate (such as Deed of Sale, Deed of Donation, Deed of Transfer, Deed of Assignment, and Claim of Hereditary Succession, among others) . The job of the Registry of Deeds is to validate a Deed and make sure that requirements are met before a new land title will be issued to the rightful new owner of the property. The Registry of Deeds issues a new land title only to valid Deed that has paid correct taxes and other standard government fees. So, if you want to verify a Land Title, the Registry of Deeds have a good compilation of record of deeds that will help you trace back the history of conveyance of the title.
The Registry of Deeds is not a Registry of Titles.
BLP is a non-government Registry of Titles. Because BLP is not regulated and controlled by government, I would assume that BLP would potentially register both genuine titles and fake titles as long as the registrant pays the registration fee.
Look at the website of BLP. The founder Alvin Almirante G. Bersales PHD, is close to the "E*** B****"). The slogan of BLP basically: "land for the landless, home for the homeless" -- in other words "instant land titles for those who have no land titles". This guy hails and operates in that region there in Mindanao that I know is the region where counterfeit government documents are manufactured such as land titles, passports, money, LTO Registrations, Driver's License, etc". YES! That is the same region where the Maguindanao Massacre happened (I have a separate blog about Maguindanao massacre where I also mentioned the manufacturing of counterfeit documents in there).
The bottomline is, I believe that BLP is a SCAM.
Licensed Real Estate Broker
From: mulet.stanlymer [mailto:firstname.lastname@example.org]
Sent: Monday, December 07, 2009 5:06 PM
Subject: [Real Estate Information and Broker Services] New comment on Anti-Colorum Advocacy.
What can you say about this?
Decision with Compromise Agreement LRC/CIVIL CASE No. 997-3957-P, February 4, 1972
TO STOP THE “EVIL BITCH”, OF MODUS OPERANDI OF THE RICH AND INFLUENTIAL PEOPLE, RESULTED IN 20 MILLION FAKE LAND TITLES OCT, TCT, PATENT AND GRANTS ISSUED BY LAND REGISTRATION COMMISSION (L.R.C.), REGISTRY OF DEEDS (R.D.), D.E.N.R., AND OTHER AGENCIES CONCERNS OF THE GOVERNMENT IS A ROOT OF DEEPEST CORRUPTION AND SCRUPULOUS ANOMALY OF ARMS STRUGGLE AND ACT OF TERRORISM NATIONWIDE.
RESOLUTION NO. 01
Series of 2009
WHEREAS: The only course to stop total changes of corruption is to eradicate the unmanageable evil and anomaly in the LRC and in the Register of Deeds, HULRB, Pag-ibig, and SSS where the lawful registered owner, should be a holder of Torrens Title for the land they acquired by their own labours, sweat and exerted efforts for quite so long. To hold such land beyond the true and lawful orders of land ownership in greater sense would vindicated within the ambit of law is in the Torrens System because, to the contrary, the Supreme Court cited the incident in a case Vital vs. Arore, et al, (Machine copy is hereto attached as ÁNNEX and made an integral part of this paragraph.) DWCA P. 100
Posted by mulet.stanlymer to Real Estate Information and Broker Services on December 7, 2009 1:06 AM