Housing Loans

Pag-IBIG Real Estate For Sale, May 2012

There are two featured properties for this month. One is a residential lot in Sta Rosa, Laguna and the other one is a condominium unit in Mandaluyong. Both are elligible for Pag-IBIG Financing, according to the sellers.

If you are interested in any of the properties that we posted here on this website, please contact the seller directly. The seller’s contact details are always indicated with each posted property.

For those who don’t know it yet, you can post any Pag-IBIG accredited real estate that you want to sell here in this website. The Marketplace Section is intended for that purpose.

Before showing you the properties, we’d like to share with you the sister-website that is intended to spark the entrepreneurial spirit of the Filipinos. If you are a business owner or you want to start a business in the Philippines anytime soon, the NegosyoBuilder.com website
is the right place to start to learn about the intricacies of doing business in the country. It’s new website, but like the Pag-IBIG Financing, it will soon be loaded with rich, helpful and practical business-related topics.

So, don’t forget to visit NegosyoBuilder.com. See you there!

Property #1 : Lot for Assume at Pramana Residential Park, Sta Rosa, Laguna

Location: Lot 3, Blk 24, P1B, Pramana Residential Park, Sta Rosa, Laguna
Selling Price: 1,300,000

Pramana Residential Park(Sta Rosa, Laguna)

The country’s first and only residential park developed by Greenfield Development Corporation
50% residential space and 50% open space/parks to give its residents wide open place to relax
40km from Makat Business District,
25km from Alabang,
20 minutes drive to Tagaytay.
Accessible to 3 major interchanges (Mamplasan, Sta Rosa, Greenfield Exits)

Selling Price and Payment Terms

157 sqm. lot only
Selling Price =1.3M
Assume remaining balance of 1.37M to PAGIBIG = monthly amortization of 14,079php for 30yrs, (4 months already paid)

Amenities:

Wi-Fi System within the whole village
Mediation Garden and Gazebos
Pocket Parks, View Corridor
Chilren’s Play Area
Outdoor Basketball Court
Clubhouse and Swimming Pool

Recreation

Enchanted Kingdom
Tagaytay

Commerical Center

Paseo de Sta Rosa
Walter Mart, Taget Mall
SM Sta Rosa
Robinsons Sta Rosa
Rustan’s Shopping Center

Schools

St. Scholastica’s College
Brent International School
De La Salle University
Don Bosco College
UST (future site)

Hospitals

South Luzon Hospital & Medical Center
Sta Rosa Hospital
Medical Center
St James Hospital
Fortmed Specialty Clinics

Interested parties may contact Mr Cicero Elizaga, Jr at 0932-852-8915.
Or email him at cj.elizaga@gmail.com

Property #2 : Condo unit For Sale, California Garden Square, Mandaluyong City

Location: California Garden Square Mandaluyong City
Selling Price: 3.4M w/appliances/ Fully furnished LOFT TYPE 57.8 square meters

NEGOTIABLE!!!!

With 2Bedrooms, 1Living Room, 1kitchen room, beranda. Fixed Cabinets, fixed beranda Grills, Hot and Cold, and Appliances. READY TO OCCUPIED

80% in bank financing at Pag-Ibig
20%.( 24 months) NO ENTEREST!!!

Down Payment – 50,000
2 months deposit. Upon approval in PAG-IBIG / BANK FINANCING. LIPAT AGAD!!!

Features and Amenities

15min. walk SM MEGAMALL
10min. walk SHANGRILLA MALL
8min. walk STARMALL
5min. walk market(palenke)
2-3 min ROBINSON SUPERMARKET
1 min RICKY REYES HAIR PARLOR
1 min MINISTOP Inside;
With POOL, CLUB HOUSE, GYMN, RESTAURANTS, LAUNDRY SHOP, BAKERY SHOP, WATER STATION.,
and many many more commercial areas infront, insides and outsides of the sight.

Very accessible near at International School, Day Care Center, Medical Center, etc.

I’m already loving here abroad and I want to sell it in a very cozy price. Negotiable.

Please cal me (Rowena Okazaki) in Japan Rowena Okazaki (0081)9017858066.

Email Address : srk.wenny_629@yahoo.com

Or Philippine side, Maricel Abuan 63-9497880733 / (Mother)63-9127392581

Email Exchange: Maximum Loan, Reactivating Member

by Pag-IBIG Financing Admin

We always receive a lot of interesting emails from our visitors. And every once in a while, we feature some which are really very important to the other Pag-IBIG members to be aware of.

For this month, we’ll share two email messages.

One email is coming from Overseas Filipino Workers couple who wanted to get a housing loan that is around 4M. Take note that there are a lot of OFW’s who can afford to pay a long term loan amounting this much, but Pag-IBIG sets a maximum limit on how much you can loan. Some of you already know what this maximum amount it, but let’s see if your case in similar to the couple.

Another email is from a former member who was separated from employment for a long time already. She wants to reactivate her membership so that she can eventually apply for a home loan. What do you think is the best approach to this?

Let’s find out below.

Topic #1: Maximum Housing Loan Amount

My husband and I are OFW and member since 2009 (but both of us are paying PAGIBIG started when we are single) and our family resides in UAE, my question are:

1.Since an individual member can get 3M max and in case we need more than that can my husband loan at the same time for the same project with the same amount (3M)?

Answer #1: The maximum is only 3M even if you combine both your incomes.

2.What is the process of lending us, are you gonna give us the cash or cheque or the PAGIBIG will pay the real state?

3.Can we get the amount and purchase the house and lot we want just in case we are buying the lot/land to a friend or realstate?

Answer to #2 and #3: Click here for the housing loan process.

The cheque will be given to the seller.

4. Can we apply the loan while we are here in UAE, for e.g. submitting letters, filled forms or necessary requirements thru email because he have a limited time and we can stay only max of 3weeks in Phils.? Can we start the application here and the rest will be doing there?

Answer to #4: I’m afraid you still have to attend the loan seminar. Please read the article above.

5. How long it will takes to apply the housing loan?

Answer to #5: The application is easy. It’s the approval that’s going to take a long time, depending on the requirements and some factors.

6. Is there a chance for me to apply housing loan for 4M?

Again, the maximum is 3M.

Topic #2: Former Member, Separated From Employment

Housing Loan Philippines There are a lot of Pag-IBIG members who are into these situations:

They move from one company to another.
They go to work abroad.
They are separated from employment from one reason or another.

Here is a letter sent to us by a former Pag-IBIG member who belongs to the third case above. I’m sure many of our site visitors can relate with her. Later in this article, I’ll show you how to best handle this case and what options are available to you.

Here goes the letter:

I have been separated from employment for about 6 years ago already and didn’t continue or reactivate my pagibig. Now, I realized how important pagibig in my own family.

So my question is, what are the requirements for a member separated from employment that wish to reactivate as voluntary? And also, I never had the chance to get my pagibig number because after a year of my separation of the said company, the company was also closed. And I already got married now so I know for sure there are a lot of things and requirements to prepare prior to going to pagibig office.
Your answer would really be helpful as I need to prepare my requirements before going to our Pagibig office which is 2 hour ride via bus from my place.

And here is part of my reply to the letter:

I hope you won’t rush things and sorry if I won’t answer your question as you would expect.

Having a documented source of from employment or business is far more important than becoming a member of Pag-IBIG. This is a mistake most voluntary members make: They think that if they are members, they are also automatically illegible to get a housing loan. No, you have to show enough income first. That’s the most important factor to think about.

Consider this income requirements that Pag-IBIG imposes for all borrowers:

https://www.pagibigfinancing.com/articles/2011/how-your-income-and-contributions-affect-your-housing-loan-entitlement/

That should give you an idea.

Going back to your concern, you have to answer these questions yourself: Are you currently employed right now or you have a registered business of your own? How about your husband?

Email Exchange : Buying Preparation, Unpaid Amortization, Membership Reactivation, etc

by Pag-IBIG Financing Admin

Topic #1 : What You Should Know Before You Buy A Real Property

Subject: Preparation on Home Purchase

I have been a Pagibig member and was contributing voluntarily while I was in Philippines. I woulld like now to prepare myself in buying a home there. I have no relatives that I can send in your office. I also dont know my pagibig number and how much contributions I have made. Is there a number in Pagibig Cebu City office that I can call and an email address that I can send documents and follow up. Thanks

Here are some good links for you to consider.

Home Buying Questions

Topic #2 : What Happens If You Don’t Pay Your Amortization?

Subject: Payment information

Hi! good day, I just wanted to know from your good office if it is possible that the housing loan is not paid for 1year or more will the pagibig will not forclose the property?

The grace period for any missed payment is only 30 days. If you are unable to pay for 3 months, the property is already subject for foreclosure, but it could take a long time for them to disposed of it. You are still given a chance to redeem the unit or restructure your loan.

If you are in that situation already, please read the article on Home Loan Restructuring to save your property. Here’s a link:

Home Restructuring Program

Please visit the branch handling your mortgage loan.

Topic #3: OFW Checking Membership Status

Subject: Inquiry

I was a member of PAG-IBIG I for almost 10yrs in the Philippines but I stopped my contributions when I resigned teaching. After 2 years, I became an OFW in US but before I left I paid a certain amount in POEA because they required us to pay as our contribution. When I asked the guy (PAG_IBIG representative) he told me that my payment goes to my old PAG-IBIG contributions(that was Feb. 2011).Now I want to apply a housing loan in the Phiulippines but i don’t know the status of my membership. Could you please explain my status and how could I avail housing loan?Do you have active office that I can visit or call in America most specially in California.

Please contact me using my email address.

You need to check it at the branch which keeps your records. If you are already out of the country, you may want to send in a representative to process it on your behalf.

Since you wanted to apply for a housing loan, it helps if have an idea of the process. Please read this article:

Pag-IBIG Housing Loan Process

As for the overseas office, please refer to this link:

Pag-IBIG Directory

I hope this helps.

Topic #4: Where To Pay For Housing Loan Dues

Subject: inquiry on where to pay

good day! i applied for pag-ibig online and have received my number. but i don’t know where to pay or what requirements i still need to present to pay.can you please give me detail? thank you very much. by the way i am a licensed physician woring as a moonlighter/freelance on voluntary payment. thank you

Here are some of the ways you can pay the Pag-IBIG Fund:

How To Pay The Pag-IBIG Fund

The best one is still to do it over the counter at the branch where your records are kept.

Land Title : How To Register and Transfer It In Your Name As The Real Estate Buyer

by Pag-IBIG Financing Admin

When applying for a Pag-IBIG Housing loan, only two things can happen: Your loan application is either approved or disapproved.

Once your loan application is approved, the real work is just about to start. The most important, and tiring process here, is the registration and transferring of the Title in your name as the buyer of the real property – whether it is a lot-only property, a house and lot, a townhouse or a condominium unit.

Depending on the kind or property that you are buying the Title here can mean any of the following:

The Certificate of Land Title, which is also known as the Transfer Certificate of Title (TCT)
The Condominium Certificate of Title (CCT)

Title Registration and Name Transfer

Sample Land Title in the Philippines If you are buying a new property from a real estate developer, or through its marketing arm, they should be able to assist you in the registration and transferring of title in your name. This is one of the advantages of buying from a developer instead of purchasing a property from an individual seller, where the burden of registration is placed on the buyer.

Of course, you can always opt to register the property by yourself, if that’s fine with you and you don’t mind going through the whole process. Again, as already mentioned, if you are buying from an individual, you have to do the legwork of title registration.

In any case, we have outlined below the series of step you need to take to be able to properly register the Title of the property and have it in your name.

STEP 1: Get A Certificate Authorizing Registration

Go to the office of the Bureau of Internal Revenue (BIR)
Once you are at the BIR, present the Deed of Absolute Sale (DOAS), and Loan and Mortgage Agreement (LMA)
Request for the computation of the Documentary Stamps and Capital Gains Tax.
Then proceed to the designated bank and pay for the Documentary Stamps and the Capital Gains Tax. (Usually this is the Land Bank of the Philippines.)
Go back to the office of the BIR and your Bank Receipt
Finally, request for the issuance of Certificate Authorizing Registration (CAR)

STEP 2: Request Issuance of New Title

Proceed to the Registry of Deeds and present the following documents: DOAS, CAR and LMA.
Pay transfer tax and registration fees
Request for the following:
- Issuance of new Title under buyer’s name with proper annotation
- Certified true copy of new title (owner’s copy)
- Certified true copy of new title (RD’s copy)
- DOAS stamped received, LMA stamped received

STEP 3: Pay Tax Declaration

Proceed to the Assessor’s Office
Present the new Title with your name
Pay for the issuance of the new Tax Declaration under the buyer’s name
Secure a copy of the new Tax Declaration

Take note that the steps just presented are just a part of whole Housing Loan Application Process — probably up to the loan approval stage but prior to the release of the loan proceeds. After you are done with Step 3 above, which is the most critical and time-consuming of them all, you have to go back to the Pag-IBIG Fund office or branch that approved your loan application. Present all the necessary documents required for the release of the loan proceeds.

~~~

This article on Title Registration is written by Carlos Velasco.

Home Loan Restructuring Program

by Pag-IBIG Financing Admin

It all started with delayed or missed payments against the home loan obligation.

Those who have been granted a Housing Loan by the Pag-IBIG Fund should be aware that three (3) missed payments on the monthly amortization could lead to foreclosure — a sort of disaster.

What would you do if your property is on the brink of foreclosure and you are facing financial difficulties as well?

We can’t tell how many of our visitors are into that situations.

If you know someone who is facing foreclosure, or has already defaulted on their amortizations, please help them out by sharing this article. This article could save them, or their house for that matter.

A Visitor’s Comment: “Last year my husband applied for a housing loan and it was approved, but now we have missed more than 3 payments. Is it possible to repay the missed payments and reduce the mortgage term of the loan? What step should we do? Thanks!”

Special Note: Pag-IBIG Fund is currently running a Housing Loan Restructuring and Penalty Condonation Program. The program started last January 2, 2012 and will end June 30, 2012. After June 30, only the loan restructuring will be entertained. Members who have missed paying their monthly amortizations for more than three (3) months may avail of this program.

Condonation means the relief given by law in the payment of penalties, surcharges and a portion of accrued interest to be determined by the Pag-IBIG Fund.

Loan Restructuring refers to a process where the principal terms and conditions of the original loan are modified in accordance with an agreement setting forth a new plan of payment or a schedule of payment on a periodic basis.

Loan Restructuring : Refinancing Under Financial Distress

Pag-IBIG Housing Loan Restructure There are many reasons why borrowers default on their loan payments. Luckily for the Pag-IBIG members, there’s a Loan Restructuring program that they can take advantage of as a remedy to their delinquent accounts.

Here are the benefits of the Loan Restructuring Program:

It allows the home owner to save the property from being taken away from them through the foreclosure process.
It allows the borrower to shorten or lengthen (and thus the term “restructure” ) the term of the loan, whatever is deemed an affordable loan term for him.
Interests and penalties due during the delinquency period could be waived.

Who Can and Who Can’t Apply For the Home Loan Restructuring Program?

Member-borrowers who have not yet availed of any penalty condonation program from any Government Financial Institution, for example, HDMF, GSIS, SSS.
Borrowers who have missed payments on their monthly amortizations for at least 3 months.
Borrowers whose property was already endorsed for foreclosure, but whose redemption period has not yet lapsed.
Borrowers whose property was already foreclosed but the winning bidder is the Pag-IBIG Fund.
Legal heirs of deceased borrowers with unpaid loan balances after application of the proceeds of the Mortgage/Sales Redemption Insurance (MRI/SRI).
Successors-in-interest of borrowers who have assumed the original mortgage as supported by legal documents duly approved by the Fund.

However, Pag-IBIG is very strict against some accounts that should not be eligible to avail of this program. The following accounts are exempted from tapping this benefit:

Any account without a single payment since takeout, including those whose only payment resulted from its deduction from the takeout proceeds.
An account in which the housing unit has been abandoned by the borrower for more than one (1) year from date of delinquency.
An account in which the housing unit is occupied by a third party other than the original registered beneficiary or his/her legal heirs or successors-in-interest.
An account that has been foreclosed and another party is the winning bidder.
An account that has been foreclosed and with expired redemption period.
An account under a Contract-to-Sell that has been cancelled.
An account that has been surrendered to the Fund through Dacion en Pago, the title of which had been consolidated or transferred in the name of the Fund.
A Contract-to-Sell account covered by the developer’s buyback guarantee.

About The New Restructured Housing Loan

The following are among the most important things you should know about the new restructured loan.

Loan Term — The Home Development Mutual Fund offers a very generous loan term of up to 30 years on the newly restructured housing loan. However, it should be noted that the age of the borrower must not be more than 70 by the time the loan matures.

Interest Rate — The interest rate is 12% per annum or the rate of the original loan, whichever is lower and must be applied against the interest-bearing portion of the loan amount.

Penalty — If the borrower fails to pay any amount due on or before the due date he will charged a penalty of one-twentieth of one percent (1/20 of 1%) of the amount due for the month per day of delay.

Repricing — If the original loan amount is more than Three Hundred Thousand Pesos (P300,000.00), the new restricted loan shall be subject to repricing every three years, reckoned from the date of approval of loan restructuring.

Compare This With: The Current Rates of Interest and Penalties of Pag-IBIG Loans

What To Do Next?

If you are now so eager to restructure, please visit the Pag-IBIG Office that has the jurisdiction of your account and possibly your mortgaged property. Inquire about the full details of this program.

Plus, remember that the penalty dues will only be condoned when you apply not later than June 30, 2012. (As far as this current program is concerned.)

After reading this article, I hope that you will share this to a friend who is also a member of the Pag-IBIG Fund just so he/she knows what to do when foreclosure clock begins to tick.

~~~

“Home Loan Restructuring Program” is written by Carlos Velasco.

Loaning With No Income Tax Return

by Pag-IBIG Financing Admin

Here’s another letter that we’d like to share to every reader of this website. It’s about the use of the Income Tax Return as a requirement in applying for a Housing Loan. The letter is shown below.

“I want to become a member of [the] Pag-IBIG Fun. My question is, is it possible na maging voluntary member ako kahit wala akong ma-present na ITR [Income Tax Return]? Hindi kasi ganun kalaki ang kinikita ko eh.

“Hope you respond to this.

“Thank you so much.”

With reference to the letter presented above, we’ll limit the discussion on this article on the following points:

Membership To The Pag-IBIG Fund
Income Tax Return and Other Requirements
Income Requirement

Locally employed individuals, freelancers, practicing professional, and operators of a small business in the Philippines who are interested about the Housing Loan Program of the Pag-IBIG Fund should pay attention to this article as we elaborate on the details in the succeeding paragraphs.

Mandatory Coverage

By now, you should be aware already that under the Home Development Mutual Fund Law of 2009, the following are mandated to become members of the Pag-IBIG Fund:

Locally employed Filipinos who are compulsorily covered by the SSS and the GSIS
Self-employed Filipinos with an income of at least P 1,000 / month
Overseas Filipino Workers
Filipino Seafarers
Uniformed members of the AFP, BFP, BJMP and PNP
Household helper earning at least P 1,000 per month

For these groups of people, there is no other choice but to become members of the Pag-IBIG Fund.

Voluntary Membership To The Pag-IBIG Fund

However, for the rest who also wanted to join as members, a Voluntary Membership to the Pag-IBIG Fund is available. If you should want to take this opportunity and become a voluntary member, take note of the following.

You are self-contributing – That is, there is no employer counter-part to your membership contribution unlike the case for the locally employed members.
Salary Deduction is NOT an Option – This should be obvious from #1 above.
You may or may not be granted a housing loan. It’s important that you can demonstrate a proof that you are earning. More about this later.

Income Tax Return and Other Document Requirements

Here’s a recap of the basic document requirements for the Housing Loan Application:

Housing Loan Application
Approved membership Status Verification Slip
Transfer Certificate Title / Condominium Certificate Title – Must be a certified true copy
Tax Declaration – Photocopy of the updated one
Location plan and vicinity map

In addition to the above documents, the following are also considered as basic requirements…

Housing Loan Document Requirements For The Self-employed or Business Owner

Now, if you happen to be a practicing professional (dentist, architect, accountant, etc), an owner / operator of a small business (more specifically a business structured as a single-proprietorship), or self-employed, the Pag-IBIG Fund says you need the following when applying for a Home Loan Program:

1 year Income Tax Return (1 yr)
Audited Financial Statement
Official Receipt of Tax payment from the Bank, DTI Registration, Mayor’s Permit

As such, there’s no escaping the ITR for self-employed and voluntary members.

Housing Loan Document Requirements For The Employees?

For the locally employed, ANY of the following must be presented:

Notarized Certificate of Employment and Compensation (Pag-IBIG Format)
Notarized Certificate of Employment and Compensation (Employer’s Format) and 1 month latest Payslip/Payroll (certified by the employer)
Income Tax Return / Certificate of Tax Withheld (W2-Form 2316) and 1 month latest Payslip/Payroll (certified by the employer)

In other words, for the locally employed, the ITR is only optional. In lieu of that, you may use a Certificate of Employment and Compensation from your employer.

For a complete list of requirements, please visit this article.

Income Requirements

The letter sender above must a little bit worried about getting loan when she declared, “Hindi kasi ganun kalaki ang kinikita ko eh.”

Having a large income is certainly advantageous in almost any business dealings when you apply for a real estate loan. That is, a bigger income gives you a better chance of getting a bigger loan amount also; and therefore, a bigger house.

But take note, Pag-IBIG Fund was created to make it easier for the low- and mid-income Filipino families to own a decent home by gaining access to a housing loan program that offers a lower rate and longer payment terms compared to the other financing institutions like banks.

When buying a real property and financing it using the Pag-IBIG Home Loan program, the following tips should be helpful to you:

Determine Your Budget for the House – As much as possible, it should not exceed 30% of your combined household income.
Loan Term – How much is it going to cost you on a month to month basis if you will be paying the loan in 15 years, 20 years or 30 years?
Consider Getting a Co-Borrower – This must be avoided as much as possible. But if you really need that property, this is an option to take. (Follow this article for more options.)

“Loaning With No Income Tax Return” is written by Carlos Velasco.