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Deed of Absolute Sale for Land in the Philippines: Requirements, Sample, and Guide 2025

Deed of Absolute Sale for Land: A Complete 2025 Guide for Filipinos

Buying or selling land in the Philippines? One of the most important documents you’ll need is the Deed of Absolute Sale (DOAS). This legal paper serves as proof that ownership of the property has been officially transferred from the seller to the buyer. Without it, you can’t register the land under your name with the Registry of Deeds.

In this article, we’ll walk you through everything you need to know about the Deed of Absolute Sale for land, including its purpose, key requirements, sample format, and how to have it notarized. Whether you’re a first-time buyer or simply want to understand the process better, this guide will make it easier to handle your land transaction smoothly.

What Is a Deed of Absolute Sale?

A Deed of Absolute Sale is a legal document that serves as the final agreement between a seller and a buyer. It officially transfers ownership of a property once the full payment has been made.

For land transactions, this document is crucial because it is required by government offices such as the Bureau of Internal Revenue (BIR) and the Registry of Deeds before issuing a new land title under the buyer’s name.

Key Details Found in a Deed of Sale:

  • Full names and addresses of both buyer and seller
  • Complete property description (lot area, location, title number, boundaries)
  • Agreed purchase price
  • Payment details (amount paid, mode, and date)
  • Signatures of both parties
  • Notary public acknowledgment

Requirements for Deed of Absolute Sale of Land in the Philippines

Before preparing or signing the document, make sure you have all the necessary requirements ready.

For the Seller:

  • Original land title (Transfer Certificate of Title or TCT)
  • Tax Declaration
  • Latest Real Property Tax (RPT) Receipt
  • Valid government-issued IDs

For the Buyer:

  • Valid government-issued IDs
  • Proof of payment (bank transfer, receipt, etc.)
  • Tax Identification Number (TIN)

Additional Documents Needed for Registration:

  • Deed of Absolute Sale (original and photocopies)
  • Certificate Authorizing Registration (CAR) from BIR
  • Tax Clearance Certificate
  • Documentary Stamp Tax and Transfer Tax payment receipts
  • Notarized Affidavit of Seller and Buyer (if applicable)

How to Prepare and Notarize a Deed of Absolute Sale for Land

Step 1: Draft the Deed of Sale

You can draft it yourself using a sample format or hire a lawyer to prepare it for you. Make sure all property details and names are accurate to avoid delays.

Step 2: Have the Document Notarized

Bring the signed Deed of Sale to a licensed notary public. Once notarized, it becomes a public document and can be used in government transactions. Notarization fees typically range from ₱500 to ₱2,000, depending on the property value.

Step 3: Pay the Necessary Taxes

Both buyer and seller must settle taxes with the BIR, such as:

  • Capital Gains Tax – 6% of the selling price or fair market value (whichever is higher)
  • Documentary Stamp Tax – 1.5% of the selling price or fair market value

After payment, secure the Certificate Authorizing Registration (CAR).

Step 4: Transfer the Title

Submit all required documents to the Registry of Deeds and have the title transferred to the buyer’s name. This final step completes the ownership transfer process.

Sample Format of Deed of Absolute Sale (For Land)

Here’s a simple sample format you can use:

DEED OF ABSOLUTE SALE

This Deed of Absolute Sale is made and executed by:

[Seller’s Full Name], of legal age, Filipino, residing at [address], hereinafter referred to as the SELLER,

—and—

[Buyer’s Full Name], of legal age, Filipino, residing at [address], hereinafter referred to as the BUYER.

The SELLER, for and in consideration of the sum of [Amount in words and numbers], paid by the BUYER, hereby sells, transfers, and conveys unto the BUYER the parcel of land located at [Property Location], covered by Transfer Certificate of Title No. [TCT Number], with an area of [Area in square meters].

IN WITNESS WHEREOF, the parties have hereunto set their hands this [Date] at [Place].

[Signatures of Seller and Buyer]

SIGNED IN THE PRESENCE OF:

[Witness 1] and [Witness 2]

ACKNOWLEDGMENT

SUBSCRIBED AND SWORN before me this [Date] at [Place], the affiants exhibiting their valid IDs.

Tips Before Signing a Deed of Absolute Sale

  • Always verify the authenticity of the land title with the Registry of Deeds.
  • Double-check tax clearances and unpaid dues.
  • If unsure, consult a lawyer before signing any legal document.
  • Keep multiple photocopies of all documents for personal record.

A Deed of Absolute Sale for land is more than just a piece of paper, it’s your legal proof of ownership. Understanding its requirements and process can help you avoid costly mistakes and delays during property transactions.

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Legal Forms

General Power of Attorney Template

You are welcome to replicate and adjust this form for your personal use. You may either copy the content to a Word Document or download it for free through Gumroad. You customize the Power of Attorney by inserting your personal information and adjusting the powers you wish to grant or revoke for your chosen Attorney-In-Fact. However, it is advisable to consult with a legal professional before finalizing any legal document.

General Power of Attorney


KNOW ALL MEN THESE PRESENTS:

I, (Name of Principal), of legal age, single/married to (Name of spouse if any), Filipino, a resident of (Address), do hereby name, constitute, and appoint (Name of Agent /Attorney-In-Fact), to be my true and lawful attorney, for me and in my name, place, and stead, to do and perform the following acts and things to wit:

To ask, demand, collect any and all sums of money, sue to recover debts, dues, accounts, dividends, legacies, bequests, interests , and other things of value of whatever nature or kind as may now be or may hereafter become due owing, payable or belonging to me, and to have, sue, and to take any all lawful ways and means for the recovery thereof by suit, attachment, compromise or otherwise;

To make, sign, execute, and deliver contracts, agreements, documents and other writings of whatever nature or kind, with any and all third persons, entities or concerns, upon terms and conditions acceptable to my said attorney;

To delegate in whole or in part any all of the powers herein granted or conferred, by means of an instrument in writing, favor of any third persons whom my said attorney may select;

HEREBY GIVING AND GRANTING unto my said attorney full power and authority whatsoever requisite or necessary or proper to be done in and about the premises as fully to all intents and purposes as I might and could lawfully do if personally present, with power of substitution and revocation, and hereby, ratifying and confirming all that my said attorney or his substitute shall lawfully do or cause to be done under and by virtue of these presents.

IN WITNESS WHEREOF, We have hereunto affixed our signatures this ___________ day of ____________________ , 20__ in ______________________, Philippines.


_______________________ ________________________
(Principal) (Agent /Attorney-In-Fact)


Signed in the presence of:


_______________________ _______________________


ACKNOWLEDGEMENT



REPUBLIC OF THE PHILIPPINES)
_____________________________ ) SS.

BEFORE ME, personally appeared:

Name CTC Number Date/Place Issued

(Name of Principal) 00000000 April 4, 20__ / Quezon City
(Name of Agent) 00000000 May 2, 20__ / Makati City

Known to me and to me known to be the same persons who executed the foregoing instrument and acknowledged to me that the same is their free and voluntary act and deed.

WITNESS MY HAND AND SEAL, on the date and place first above written.


Notary Public

Doc. No.______;
Page No. ______;
Book No.______;
Series of 20___.

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Legal Forms

Payment Agreement

Payment Agreement

[Date]

[Your Company Name]
[Address]
[City, State ZIP Code]
[Phone Number]
[Email]


[Client Name]
[Address]
[City, State ZIP Code]
[Phone Number]
[Email]

Dear [Client Name],

This payment agreement (the "Agreement") is made and entered into between [Your Company Name] ("Freelancer") and [Client Name] ("Client") effective as of [Date].

Payment Terms: Client agrees to pay Freelancer for the services described in the project agreement at the rate of [Rate] per hour. Payment is due [Payment Due Date] and should be made via [Payment Method]. The total project cost will be calculated based on the hours worked and expenses incurred.

Late Payment Fees: If payment is not made within [Number of Days] days of the due date, a late fee of [Late Fee Percentage]% will be applied to the outstanding balance.

Termination: Either party may terminate this Agreement at any time with written notice to the other party. In the event of termination, Freelancer will be paid for any work completed up to the date of termination.

Confidentiality: Freelancer will keep all confidential information of Client confidential and will not disclose it to any third party without Client's prior written consent.

Governing Law: This Agreement shall be governed by and construed in accordance with the laws of the State of [State], without giving effect to any choice of law or conflict of law provisions.

Please sign below to indicate your acceptance of this Agreement.

Sincerely,

[Your Name]
[Your Title]

[Client Signature] [Date]
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Legal Forms

Client Questionnaire

Client Questionnaire

Dear [Client Name],

Thank you for considering me as your independent contractor. 

To better understand your needs and ensure that I can deliver the best possible service to you, I would appreciate it if you could take a few minutes to answer the following questions:

1. What is the nature of your business, and what services do you offer?
2. What specific services do you require from me as an independent contractor?
3. What is the timeline for the project, and what is the deadline for completion?
4. What is your budget for the project?
5. How will we communicate throughout the project, and what is your preferred method of communication (email, phone, video call, etc.)?
6. Who will be the point of contact for the project, and what is their availability?
7. What are the key deliverables and milestones for the project, and how will they be measured?
8. What is your process for reviewing and approving work?
9. Are there any specific tools, software, or resources that I will need to use to complete the project?
10. Do you have any additional questions or concerns that you would like me to address?

Thank you for taking the time to complete this questionnaire. Your answers will help me better understand your needs and provide the best possible service to you.

Best regards,

[Your Name]
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Legal Forms

Independent Contractor Agreement

independent contractor Agreement

This Independent Contractor Agreement ("Agreement") is made and entered into as of [Date] by and between [Client's name and address] ("Client") and [insert contractor's name and address] ("Contractor"), collectively referred to as the "Parties".

Services
Contractor agrees to perform the services described in Exhibit A (the "Services") for Client. The Services shall be performed in a professional manner and in accordance with the specifications set forth in Exhibit A.

Compensation
Client shall pay Contractor for the Services performed by Contractor as set forth in Exhibit A. The Parties agree that Contractor shall not be entitled to any other compensation, including but not limited to, reimbursement of expenses, unless otherwise agreed upon in writing by Client.

Independent Contractor
Contractor is an independent contractor and not an employee of Client. Contractor shall have no authority to bind Client or to act as its agent, except as expressly provided in this Agreement. Contractor shall be solely responsible for all taxes, withholdings, and other similar payments with respect to the compensation received under this Agreement.

Confidentiality
Contractor agrees to maintain the confidentiality of all confidential information of Client, including but not limited to, trade secrets, customer lists, and other proprietary information. Contractor agrees to use such confidential information solely for the purpose of performing the Services under this Agreement.

Intellectual Property
All intellectual property rights arising from the Services performed by Contractor shall be the property of Client. Contractor agrees to assign, and hereby assigns, to Client all rights, title, and interest in and to any and all intellectual property rights arising from the Services performed by Contractor.

Termination
Either party may terminate this Agreement at any time upon written notice to the other party. In the event of termination, Client shall pay Contractor for all Services performed prior to the termination date.

Governing Law
This Agreement shall be governed by and construed in accordance with the laws of the Republic of the Philippines. Any dispute arising under or in connection with this Agreement shall be resolved through arbitration in accordance with the rules of the Philippine Dispute Resolution Center, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof.

Timeframe
The timeframe for the performance of the Services shall be as set forth in Exhibit A. Contractor shall use its best efforts to complete the Services within the timeframe specified in Exhibit A. If Contractor determines that additional time is necessary to complete the Services, Contractor shall promptly notify Client of such need and the parties shall negotiate a reasonable extension of time.

Notices
All notices, requests, consents, and other communications under this Agreement shall be in writing and shall be delivered personally or sent by certified mail, return receipt requested, postage prepaid, or by email to the addresses set forth below:

If to Client:
[Insert Client's name and address]
[Insert Client's email address]

If to Contractor:
[Insert Contractor's name and address]
[Insert Contractor's email address]

Assignment
Contractor may not assign or delegate any of its rights or obligations under this Agreement without the prior written consent of Client. Any attempted assignment or delegation in violation of this provision shall be void.

Entire Agreement
This Agreement constitutes the entire agreement between the Parties and supersedes all prior negotiations, understandings, and agreements between the Parties with respect to the subject matter hereof.

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written.

CLIENT NAME: _______________________________ DATE: ______________

CONTRACTOR NAME: __________________________  DATE: ________________