J.G. De Belen Law Office - Novaliches Branch

Please be informed that De Belen Law Office will be closed on May 1, 2026 (Friday) in observance of Labor Day.

Regular office operations will resume on Monday, May 4, 2026.

Email and contact numbers for inquiries:
Facebook | or
Viber | (+63) 927-0450844
SMS/Call | (+63)927-0450844 or 7916-2962
Email | [email protected]

In observance of the upcoming Holy Week, please be guided by the office schedule of De Belen Law Offices:

📅 April 1, 2026 (Wednesday) – OPEN
📅 April 2, 2026 (Maundy Thursday) – CLOSED
📅 April 3, 2026 (Good Friday) – CLOSED
📅 April 4, 2026 (Black Saturday) – CLOSED
📅 April 5, 2026 (Sunday) – CLOSED

Regular office operations will resume on April 6, 2026 (Monday).

Thank you, and may everyone have a meaningful and prayerful Holy Week.

Happy Chinese New Year everyone! 🧧
Sending you warm wishes for a bright and blessed Chinese New Year! May the year ahead be filled with prosperity.☺️
We're Open 8:30am - 5:00pm.

HOLIDAY ADVISORY!

AUG 23, 2024
NINOY AQUINO DAY
Special Non-Working Holiday
OPEN: 8:30 AM - 5:30 PM

AUG 26, 2024
NATIONAL HEROES DAY
Regular Holiday
CLOSED

For more information, contact us:
Messenger | or
Viber | (+63) 927-0450844
SMS/Call | (+63)927-0450844 or 7916-2962
Email | [email protected]

DE BELEN LAW OFFICE will be closed on MONDAY (June 17, 2024) in observance of Eid’l Adha or “The Feast of Sacrifice,” one of the greatest feasts of Islam.

Pursuant to Proclamation No. 579, June 17 has been declared a regular holiday across the country.

Regular operations will resume on Tuesday, June 18, 2024. Thank you.

** STANDARD REQUIREMENTS FOR NOTARIZATION **

To ensure a smooth document notarization, ALL clients must bring the following (along with the documents that need to be notarized):

(1) ONE EXTRA ORIGINAL COPY, signed in wet ink signature. Documents signed in E-signatures, or photo/ printed copies will NOT be processed.

(2) Photocopies of VALID GOVERNMENT ISSUED ID's of ALL signatories (Passport, Driver's License, Postal ID, Philhealth card, SSS ID, PRC ID, Senior Citizens card, Voter's ID, etc.)

Office Hours:
Monday to Friday (8:30am-5:30pm)
Saturday (9:00am-3:00pm)
Sunday (Closed)

For more information, contact us:
Messenger | or
Viber | (+63) 927-0450844
SMS/Call | (+63)927-0450844 or 7916-2962
Email | [email protected]

For NOTARIAL SERVICES, just drop by here at our office located at 899 Quirino Highway Novaliches Quezon City (beside security bank in front of Meralco Forest Hills) or you may call us at 0927-0450844/ 7916-2962 or email us at [email protected]. Thank you! 🙂

FOR FASTER TRANSACTIONS, PLEASE:
- have document SIGNED before notarization
- COMPLETE all blank spaces before notarization
- Provide/write GOV'T ID NO. of signatory
- Provide (1) DUPLICATE , ORIGINAL OR XEROX COPY ( to be submitted with the QC Clerk of Court)
- Please feel free to ask before accomplishing any of the above.

We also offer:
PRINTING SERVICES.

OFFICE HOURS:
MON-FRI (8:30AM-5:30PM)
SATURDAY (9:00AM-3:00PM)

Real Estate 101 (Transfer of Title; From mother Title to individual Subdivided Lot)

The duration of the Transfer Process depends on the Nature and Origin of the Title.
In most cases, the ”Mother” title or the title that covers the entire property is usually under the name of the deceased parents or relatives of the Seller. This scenario takes the longest time to process. To wit:

1. Ex*****on of the EXTRAJUDICIAL SETTLEMENT OF ESTATE either for Partition or Sale. The ex*****on may take time becuase it requires the presence of all the heirs who have shares or interest of the property.

2. Next would be the Publication of the ExtraJudicial Settlement of Estate and the Processing and Payment of the Estate Tax.

3. Simultaneously, if the heirs agreed to a certain partition , they must Hire a competent Geodetic Engr., to survey and plot the Subdivision plan based on the agreed partition. Then, it will be submitted to DENR for approval. (This will usually take 3-12 months depending on the DENR.)

4. Upon completing the Publication Requirements, the heirs can now proceed with the BIR to settle the estate tax and wait for eCar to be released. (Usually 3-6 weeks)
5. Once the eCar is released, you may now proceed to the Registry of Deeds to update the Title. From the Old Title named after the deceased parents to the HEIRS.

6. Once the DENR will release the approval of the Partition/Subdivision plan, the heirs may now proceed to the Registry of Deeds (ROD) to apply for the Splitting of Title. This may take up to 6 weeks.

7. After the Titles are individualized and released, the heirs may now proceed to the Assesors for assessment, inspection and issuance of individual Tax Declaration.

8. Note: properties under estate taxes and subdivided among heirs will be annotated with encumbrances for its Liabilities under Sec. 4 Rule 74 for 2 years. This is a protection to all the heirs or creditors that are not aware or not uncluded in partition.

9. If you buy a portion of this property, you may now start the Transfer Process which may include the ff:
9A. Ex*****on of the final Deed of Sale with Title no. And description of the actual portion.
9B. Payment of Capital Gains Tax, Documentary Stamp Tax and other transfer Fees.
9C. After settling the BIR transfer Tax, you may now obtain your eCAR from from the BIR. (3-8 weeks)
9D. Once the eCAR is available, you may now proceed to the ROD for the transfer of title. (3-8 weeks)
9E. After the Release of the Title, you have to proceed to the Assessors office for inspection, assessment and issuance of new Tax Declaration.
The entire processing usually take 18-36 months depending on fast you can comply with all the requirements.

Credits: Jumar Estor