06 April 2022, from Gems

I just got back from a family trip and noticed online that there seems to have been be a bit of confusion on the no-property or non-property requirement as well as other requirements shown in our posted DENR checklist. Allow me to provide some answers.

The certification of no property, according to DENR, is needed to establish that no applicant shall have been awarded the same kind of real property within the same area for the same intent and purpose, and that the applicant is assessed to be deserving of being an awardee in light of his no-property status. In the context of DENR’s transfer and conveyance of an erstwhile government land – in our case, the AFPOVAI area – the status of a candidate as a non-recipient of a previous grant, award or sale of land from the government in that particular area, appears to be a primary consideration. Of course, given the passage of time, any Phase 678 lot applicant, may already have acquired his/her own property in Taguig from another source or seller, but that is of no moment as long as the property did not come from the government.

From the perspective of the Assessor’s Office, on the other hand, the certificate of non-property is an assessment document requirement for new applications in Taguig for taxation purposes. The sample image posted above is instructive as it certifies the existence of no real property registered in the name of the concerned person in the city for taxation purposes as of the filing date. 

Easily you may note that the non-property certification is issued by the Assessor’s Office following the submission by an applicant of a written request which, by the way, is different from the affidavit on non-improvement which is submitted to DENR. In this regard, any property applicant may simply walk into the Assessor’s Office and make such request. That is the normal procedure. (I gathered that if you happen to be in the category of those with an existing property and get asked about the reason for such request, you may simply inform the officer at the Assessor’s Office that this is a DENR requirement. But don’t ask me further.) 

Now in our case, given the fruits of our JTF agreements, the certification may be issued upon proper representation by the AFPOVAI. Take for instance what happened last Friday. The certification on no property which we secured, dated 05 April 2022, for one lot owner (who happens to be among the first eight to be processed), was issued to our AFPOVAI Collection and Liaison Officer, Mark Mangaoang, on the strength of an SPA prepared by AFPOVAI Legal Officer Atty Marisol Boiser and promptly signed by the concerned lot owner on the very day DENR resumed the processing of our applications. 

So instead of Ph 678 lot owners going to the Assessor’s Office with affidavits of no-property, a task which some of you might find difficult, AFPOVAI will be doing it in your behalf – but in small numbers and in group orders. The Assessor’s Office eschews bulk transactions. 

In this regard, we will be preparing pro-forma SPAs to be sent electronically for your e-signatures, should you agree. But we will have to first seek the approval of the DENR and the Assessor’s Office on its acceptability. Our legal officer will also need to review the proper implementation of electronic signature laws and regulations, considering several use cases requiring traditional “wet” signatures, particularly covering real properties. Additionally, minimal SPA processing fees will apply. (The Phase 678 officers will be meeting this week on this particular requirement.) 

However, and in the meantime, if you’re from within and around Manila, you may already proceed directly to the Assessor’s Office of Taguig and submit your own requests. The resulting certification only costs P50 and the documentary stamp, P40. Then you may submit the certification to Mark at the AFPOVAI Office or send it by mail. That would save us time.

Now as to the case of a deceased applicant, the person whose name appears in the deed of extra-judicial settlement must be the one to file the request at the City Assessor’s Office. Once the ensuing certification is forwarded to DENR, as contained in the checklist, the Department will cross check and match the applicant’s name with the deceased principal. It follows that the supporting documents, including signed SPAs of the surviving spouse or heir/s or designated representatives of the heir/s, must be included, e.g. death certificate, birth certificate, or marriage certificate, etc… DENR is quite strict in the way deeds of sale are processed in favor of the legal heirs.

There were other questions sent to me by Sir Vic Guerzon this morning, which everyone deserves to know. They include the following:

1. Duly Accomplished Application Form – not required but if DENR will ask for it, are we to get the form individually or DENR will provide it in the AFPOVAI office?

Answer: These are no longer needed. The applications forms were done years ago and are currently being used by DENR as reference in the processing of documents. The checklist says, N/A (Not applicable). DENR work, not yours.

2. Approved Survey Plan and Lot Data Computation – It is required. Are we to secure it at the DENR NCR office? Is our Geodetic Survey Plan to be treated as same document?

Answer: This is being handled by AFPOVAI in coordination with DENR NCR. But having your copies ready on hand would help, just in case corresponding files could not easily be retrieved from either end. Mainly AFPOVAI-DENR work, not yours. 

3. Documentary Stamps – it is required. Are we to report to the BIR or Post Office to secure such or OAFPVOAI will secure such and will just pay for it?

Answer: Doc stamps are required, but don’t worry. AFPOVAI recently ordered the purchase of 100 documentary stamps from DENR, which also purchases documentary stamps from BIR in the interest of administrative efficiency. In fact, Mark got them today. We will be ordering more to meet our requirements. But that is included in our our processing cost. AFPOVAI work, not yours. 

4. Affidavit of Posting of Applicant – it is required. Where are we to get the form or template? Or, will it be made available at the OAFPOVAI?

Answer: This is related to the bidding stages following the submission of applications, and is internal to DENR. DENR work, not yours.

5. Certificate of Non-Property – it is required. Are we to proceed to the Assessor’s Office of Taguig individually? Or, processing will be at the OAFPOVAI? Or, template will be made available at the OAFPOVAI and to be submitted collectively.

Answer: We prefer to do this collectively, and the template is with us, but would welcome individual initiatives from lot owners living within and close to Metro Manila. Please refer to preceding explanation. This matter is our individual and collective responsibility.

6. Affidavit of No Improvement – it is required. (same queries in nr 5)

Answer: Different and distinct from the certification on no property, the affidavit on no lot improvements is a DENR requirement designed to attest to the factual condition of the property applied for as having had no improvements which would otherwise affect its value. Given the existence of the PN golf course and the Ph 678 area, which none of us got to occupy, we have started drafting pro-forma SPAs on no improvements for those lot owners who may not be able to submit their affidavits on account of distance, age or normal physical ability limitations. Abang lang naman ito to avoid unnecessary delays. 

All lot owners who can otherwise prepare and submit their affidavits are advised to have them notarized first before sending the same to AFPOVAI for our consolidation. This is our collective and individual responsibility. 

7. Report of Bidding – Who will prepare it? Is there a template for it?

Answer: This is part of DENR’s administrative rhythm. Mark is regularly coordinating with their staff of this. No worries. DENR’s work, not yours.

8. V-37 – What is this? Where are we to get this form? Or, will it be made available at the OAFPOVAI?

Answer: This is penciled handwriting from a DENR staff that is not part of the written requirements for lot applicants to submit. V-37 refers to the approved survey plan with technical description, or Form V 37, complete with sketch of the lot. DENR’s work, not yours. 

9. Bid of acceptance – same queries in nr 7.

Answer: This is also from a handwritten note not included in the checklist, which probably refers to Acceptance of Bid, not the other way around. Following our applications in the early 80s and 90s, most of the biddings were already completed and accepted which invariably resulted in the issuance of awards for many. Only the allocatees need to make the payments at the new rates, but the requisite process in the acceptance of bids now rests with DENR. DENR’s work, not yours. 

We hope that these would put to rest some of your questions. As you might note, there really are just a handful of things you will be required to do. 

The big task now lies with the Technical Working Group of our JTF, which have begun to transition to the deed of sale stage even as the members rush to complete the interviews and prepare to virtually meet with the Phase 678 members outside the Philippine Navy Golf Course. Yes, Sir Jimbo, they’re included. Like we said back in December, no one will be left behind. 

Reminder: Whatever you do with reference to the DENR checklist, kindly submit all requirements to AFPOVAI Main Office, and not directly to DENR, to avoid inefficiency and other preventable issues. After all, we’ve got the JTF to help advance our interest.

For further inquiries, feel free to privately contact Mark at 09171872794. Have a good day.