BATU Law Firm

𝗟𝗢𝗢𝗞𝗜𝗡𝗚 𝗙𝗢𝗥 𝗟𝗔𝗪𝗬𝗘𝗥[s](𝗔𝗣𝗣𝗥𝗘𝗡𝗧𝗜𝗖𝗘 / 𝗢𝗡-𝗖𝗔𝗟𝗟 𝗕𝗔𝗦𝗜𝗦)

Batu and Partners Law Firm is currently looking for 𝗟𝗔𝗪𝗬𝗘𝗥[s] who may be engaged on an 𝗔𝗣𝗣𝗥𝗘𝗡𝗧𝗜𝗖𝗘 𝗮𝗻𝗱/𝗼𝗿 𝗢𝗡-𝗖𝗔𝗟𝗟 𝗕𝗔𝗦𝗜𝗦.

📍 𝗢𝗙𝗙𝗜𝗖𝗘 𝗔𝗗𝗗𝗥𝗘𝗦𝗦:
2nd Floor Batu Building, No. 450 Gladiola Street, Km. 5 Buhangin Poblacion, Davao City
☎️ 2247988

This opportunity is well-suited for:
• Newly admitted lawyers seeking 𝗛𝗔𝗡𝗗𝗦-𝗢𝗡 𝗘𝗫𝗣𝗘𝗥𝗜𝗘𝗡𝗖𝗘 in actual practice
• Those who prefer a 𝗙𝗟𝗘𝗫𝗜𝗕𝗟𝗘, 𝗢𝗨𝗧𝗣𝗨𝗧-𝗕𝗔𝗦𝗘𝗗 𝗦𝗘𝗧𝗨𝗣
• Individuals interested in developing skills in 𝗟𝗜𝗧𝗜𝗚𝗔𝗧𝗜𝗢𝗡, 𝗣𝗥𝗢𝗣𝗘𝗥𝗧𝗬 𝗟𝗔𝗪, 𝗮𝗻𝗱 𝗖𝗥𝗜𝗠𝗜𝗡𝗔𝗟 𝗟𝗔𝗪.

𝗡𝗔𝗧𝗨𝗥𝗘 𝗢𝗙 𝗘𝗡𝗚𝗔𝗚𝗘𝗠𝗘𝗡𝗧:
• 𝗔𝗣𝗣𝗥𝗘𝗡𝗧𝗜𝗖𝗘 (mentorship-based, with allowance), and/or
• 𝗢𝗡-𝗖𝗔𝗟𝗟 𝗟𝗘𝗚𝗔𝗟 𝗔𝗦𝗦𝗢𝗖𝗜𝗔𝗧𝗘 (court appearances, drafting, case support)

𝗔𝗥𝗘𝗔𝗦 𝗢𝗙 𝗣𝗥𝗔𝗖𝗧𝗜𝗖𝗘:
• 𝗟𝗜𝗧𝗜𝗚𝗔𝗧𝗜𝗢𝗡
• 𝗣𝗥𝗢𝗣𝗘𝗥𝗧𝗬 𝗟𝗔𝗪
• 𝗖𝗥𝗜𝗠𝗜𝗡𝗔𝗟 𝗟𝗔𝗪
• 𝗖𝗢𝗡𝗧𝗥𝗔𝗖𝗧𝗦 𝗔𝗡𝗗 𝗟𝗘𝗚𝗔𝗟 𝗗𝗢𝗖𝗨𝗠𝗘𝗡𝗧𝗔𝗧𝗜𝗢𝗡

𝗤𝗨𝗔𝗟𝗜𝗙𝗜𝗖𝗔𝗧𝗜𝗢𝗡𝗦:
• 𝗠𝗘𝗠𝗕𝗘𝗥 𝗢𝗙 𝗧𝗛𝗘 𝗣𝗛𝗜𝗟𝗜𝗣𝗣𝗜𝗡𝗘 𝗕𝗔𝗥
• 𝗚𝗢𝗢𝗗 𝗥𝗘𝗦𝗘𝗔𝗥𝗖𝗛 𝗔𝗡𝗗 𝗪𝗥𝗜𝗧𝗜𝗡𝗚 𝗦𝗞𝗜𝗟𝗟𝗦
• 𝗪𝗜𝗟𝗟𝗜𝗡𝗚 𝗧𝗢 𝗔𝗣𝗣𝗘𝗔𝗥 𝗜𝗡 𝗖𝗢𝗨𝗥𝗧
• 𝗥𝗘𝗦𝗣𝗢𝗡𝗦𝗜𝗕𝗟𝗘, 𝗗𝗜𝗦𝗖𝗥𝗘𝗘𝗧, 𝗔𝗡𝗗 𝗪𝗜𝗟𝗟𝗜𝗡𝗚 𝗧𝗢 𝗟𝗘𝗔𝗥𝗡

𝗡𝗢𝗧𝗘:
This is 𝗡𝗢𝗧 𝗔 𝗧𝗥𝗔𝗗𝗜𝗧𝗜𝗢𝗡𝗔𝗟 𝗙𝗨𝗟𝗟-𝗧𝗜𝗠𝗘 𝗘𝗠𝗣𝗟𝗢𝗬𝗠𝗘𝗡𝗧. Engagement is 𝗙𝗟𝗘𝗫𝗜𝗕𝗟𝗘 𝗔𝗡𝗗 𝗢𝗨𝗧𝗣𝗨𝗧-𝗕𝗔𝗦𝗘𝗗, with the possibility of 𝗟𝗢𝗡𝗚-𝗧𝗘𝗥𝗠 𝗖𝗢𝗟𝗟𝗔𝗕𝗢𝗥𝗔𝗧𝗜𝗢𝗡 based on performance.

Interested applicants may send their resume to: [email protected]

Congratulations to Atty. Al-raddadi M. Usman, CPA for officially passing the 2025 Bar Examination! ⚖️

We’re proud to welcome such talent to the BATU & Partners family. Here’s to new beginnings and making a difference in the legal world!

https://www.facebook.com/share/p/17ih3dN7ej/?mibextid=wwXIfr

Thank you guys for the support. 🥰 Our topics and lecture flow:
Title: Protecting OFWs and Foreigners on their Real Estate Investments – Best Practices

Why OFWs & Foreigners Are Vulnerable
• Trillions of pesos of OFW remittances going into real estate.
• Foreigners marrying Filipinos / retiring in PH / starting businesses.
• Typical problems:
o Buying in the wrong name.
o Blind trust in relatives, “family friends,” or agents.
o No documentation; everything on messenger and screenshots.
o No exit strategy (death, separation, dispute).

“Real estate is supposed to be your safest asset. It becomes the biggest headache when you don’t follow the law and basic due diligence.”

Target Audience:
• Real estate brokers & salespersons
• OFWs (and their families)
• Former Filipino Citizens
• Foreigners married to Filipinos / foreign investors
• Developers and marketers

Core Promise:
• Show them how to invest safely in Philippine real estate,
• Avoid scams and bad deals, and
• Structure ownership properly within the law.

By the end of the talk, participants should be able to:
1. Identify the legal limits and allowed modes of ownership for:
o OFWs (Filipino citizens abroad)
o Foreigners & foreign spouses
o Former Filipino Citizens
2. Spot common red flags in real estate deals affecting OFWs/foreigners/Former Filipino Citizens [FFC].
3. Apply basic due diligence before buying any property.
4. Use safe structures such as:

LONG-TERM LEASE LAWS
• Republic Act No. 7652 – Investor’s Lease Act
Enacted: June 4, 1993
• Republic Act No. 12252 – Amendment to the Investor’s Lease Act (The 99-year lease law)
Enacted: September 6, 2025
[Is this applicable to married couples? Is PD 471 applicable instead? Or Civil Code provisions only?]

CONDOMINIUM OWNERSHIP LAWS
• Republic Act No. 4726 – The Condominium Act
Enacted: June 18, 1966
• Republic Act No. 7899 – Amendments to the Condominium Act
Enacted: February 23, 1995

CORPORATE OWNERSHIP / 60-40 RULE
• Republic Act No. 11232 – Revised Corporation Code of the Philippines
Enacted: February 20, 2019

ANTI-DUMMY LAW
• Commonwealth Act No. 108 – Anti-Dummy Law
Enacted: October 30, 1936
• Republic Act No. 134 – Amendment to CA 108
Enacted: June 14, 1947

5. Plan for death, separation, or business failure (estate planning & exit strategies).

6. Understand the best Contracts to apply in a given situation

7. Basic knowledge of contract preparation.

Discussion flow:
 Discussion on Common Scams, Pitfalls, and Patterns

a. The “relative/partner” problem
o OFW sends money, property titled to relative.
o Later: dispute / ingratitude / “amin na ‘to.”
o Legal options become messy and expensive (constructive trust, reconveyance, etc.).
b. The “cheap raw lot” / unapproved subdivision
o OFWs & foreigners buy:
 Tax-declared only
 No approved subdivision plan
 No road right-of-way enforcement
o Hard to title; hard to resell.
c. Pre-selling condo / subdivision with no permits
o No proper DHSUD license to sell.
o Overpromised amenities; delayed or no completion.
o Difficult cancellation; Maceda Law issues.

d. Foreign spouse / partner break-ups
o Foreign partner funded everything but owns nothing on paper.
o Argument: “love vs. law” – when love ends, law decides.

e. Senior foreigners / retirees
o No estate planning.
o No clear instruction to heirs.
o Properties stuck / litigated after death.

f. Dual Citizenship – is it important to always avail this right?

 Best Practices – Legal & Practical

- Due Diligence Checklist Before Buying

1. Verify the property
2. Verify the seller
3. Verify permits (if subdivision / condo / project)
4. Check access & utilities

 Special Best Practices for OFWs

- Always sign with legal advice (online consults before sending money).
- Use clear written agreements with relatives:

o Co-ownership agreements
o Acknowledgment of contribution

-Avoid “pa-utang lang sa pangalan” structures with no paperwork.
-Use Special Power of Attorney that is:
o Properly notarized or consular or apostille
o With clear authority and specific property described
- Keep a file of all documents:
o Receipts, deposits, email/messenger confirmations saved in a safe folder.

 Special Best Practices for Foreigners

-Focus on what is clearly legal:
o Condo ownership
o Long-term lease [investor or spouse lease?] with options to renew and rights clearly spelled out.
o Corporate structures that genuinely comply with 60-40 ownership and Anti-Dummy Law.

-Avoid:
o Secret “side agreements” saying “ikaw talaga may-ari.”
o Nominee arrangements that are clearly designed to defeat the Constitution.

-For foreigners married to Filipinos:
o Discuss property regime:
o Clarify intent:

 Is this investment for the Filipino spouse and children?
 Or do they want some measure of control or security?
 Financing & Payment Protection
- What are kinds of traceable payments:
- What to avoid:
- For OFWs:
o Be careful with joint accounts
- For foreigners:
o Document all contributions

 Estate Planning & Exit Strategy
-For OFWs:
o Have a Last Will and Testament or clear succession plan.
o Coordinate with:
 Family abroad
 Heirs in the Philippines
o Clarify who will manage during incapacity or after death.

-For foreigners:
o If everything is in spouse’s name:

 Understand that upon death or separation, their control might be very limited.
o Consider:
 Life insurance in their favor instead of risky ownership tricks.
 Proper documentation of loans/advances if they treat funds as debt to spouse or corporation.
 Best Contracts to apply in a given situation

-Basic knowledge of contract preparation.

 Role of Real Estate Professionals: “Gatekeepers, Not Just Matchmakers”

-Brokers & salespersons should:
o Educate OFWs and foreign buyers on basic legal realities.
o Refuse to participate in obviously illegal arrangements.
o Coordinate with lawyers early, not only when there is a problem.
- Our advocacy:
o Due diligence as a standard service, not an optional add-on.
o “Before we sell, we check.”
- Ethics:
o Short-term commissions vs. long-term reputation.
o Protecting clients, not maximizing sales at their expense.

• Questions
• Short consults after the talk
• Future seminars/webinars.

-end-

The (SC) 𝘌𝘯 𝘉𝘢𝘯𝘤, during its special session on September 15, 2025, ordered the consolidation of G.R. No. E-02119 and G.R. No. E-02235 and issued a temporary restraining order (TRO) enjoining the Commission on Elections (COMELEC), the Bangsamoro Transition Authority (BTA), and all persons acting under their authority from implementing 𝘉𝘢𝘯𝘨𝘴𝘢𝘮𝘰𝘳𝘰 𝘈𝘶𝘵𝘰𝘯𝘰𝘮𝘺 𝘈𝘤𝘵 𝘕𝘰. (𝘉𝘈𝘈) 77, pending the final resolution of these cases. The TRO is effective immediately.

The BTA was created under Republic Act No. (RA) 11054, or the 𝘉𝘢𝘯𝘨𝘴𝘢𝘮𝘰𝘳𝘰 𝘖𝘳𝘨𝘢𝘯𝘪𝘤 𝘓𝘢𝘸, to serve as the interim government of the Bangsamoro Autonomous Region in Muslim Mindanao (BARMM) during its transition period.

Under RA 12123, the first parliamentary elections in the BARMM are scheduled on October 13, 2025, with the COMELEC setting the election period to begin on August 14, 2025.

On August 19, 2025, five days after the election period started, the BTA passed BAA 77, or the 𝘉𝘢𝘯𝘨𝘴𝘢𝘮𝘰𝘳𝘰 𝘗𝘢𝘳𝘭𝘪𝘢𝘮𝘦𝘯𝘵𝘢𝘳𝘺 𝘙𝘦𝘥𝘪𝘴𝘵𝘳𝘪𝘤𝘵𝘪𝘯𝘨 𝘈𝘤𝘵 𝘰𝘧 2025.

This law reorganizes parliamentary districts within BARMM to reallocate the seven parliamentary seats initially assigned to the Province of Sulu. In its 2024 ruling in 𝘗𝘳𝘰𝘷𝘪𝘯𝘤𝘦 𝘰𝘧 𝘚𝘶𝘭𝘶 𝘷. 𝘔𝘦𝘥𝘪𝘢𝘭𝘥𝘦𝘢, the SC held that Sulu is not a part of BARMM.

The petitioners in G.R. No. E-02219 filed a petition for certiorari and prohibition with prayer for TRO challenging BAA 77 for allegedly violating the Voter’s Registration Act by altering precincts during the election period, among others.

The petitioners in G.R. No. E002235 likewise filed a petition for certiorari and prohibition and for the issuance of a status quo ante order, arguing BAA 77 is unconstitutional for violating the provisions on ensuring free, orderly, honest, peaceful, and credible elections during election period, among others.

The SC ordered the COMELEC and BTA to file their comment to the petitions within a non-extendible period of five days from notice.

Read the full text of the Press Briefer at https://sc.judiciary.gov.ph/?p=151716.

Copying of this content is subject to the SC PIO’s Credit Attribution Policy: https://sc.judiciary.gov.ph/credit-attribution-policy/.

Statement of Acting Chief Justice Marvic M.V.F. Leonen on the killing of a lawyer based in Palawan

Merry Christmas 🎁🍎🎂❤️