Deed of Absolute Sale
Real Property · Republic of the Philippines
This Deed of Absolute Sale (the “Deed”) is made and acknowledged on August 31, 2026 by Maria Elena Santos, of legal age, Filipino, married to Carlos Reyes Santos, with TIN 123-456-789-000, residing at 100 Ayala Avenue, Barangay San Lorenzo, Makati City 1223 (the “Seller”), in favor of Roberto Dela Cruz, of legal age, Filipino, single, with TIN 234-567-890-000, residing at 18 Jupiter Street, Barangay Bel-Air, Makati City 1209 (the “Buyer”). The property forms part of the absolute community property of the Seller and Carlos Reyes Santos, who gives written marital consent to this sale by signing below (Family Code, Articles 96 and 124).
For the full cleared consideration and on the verified facts stated below, the Seller hereby absolutely SELLS, TRANSFERS, and CONVEYS the identified property to the Buyer, together with the included improvements, appurtenances, and rights. The parties do not reserve ownership and do not intend an installment contract to sell, option, donation, or transfer of disputed rights.
1. Registered property conveyed
The property is the house and lot at Lot 8, Block 3, Sampaguita Village, Barangay San Antonio, Makati City, covered by TCT No. 006-2024001234, Registry of Deeds of Makati City, registered in the name of Maria Elena Santos, married to Carlos Reyes Santos. Land area: 180 square meters. Floor or unit area: 142.5 square meters. Tax declarations: Land TD No. D-001-2025-112233; Improvement TD No. D-001-2025-112234.
Technical description: Lot 8, Block 3, Psd-00-123456, with the complete bearings, distances, tie point, adjoining lots, area, and survey annotations copied in Schedule A exactly from the current certified TCT
Included improvements, fixtures, and appurtenances: Two-storey residential house, perimeter wall, gate, fixed cabinetry, installed lighting, plumbing fixtures, and split-type air-conditioners itemized in Schedule A; loose furniture is excluded.
2. Title, authority, and disclosed exceptions
The current certified-title and Registry search is dated August 28, 2026. Registered-owner and Seller-capacity evidence: Philippine passport, PSA marriage certificate, current certified TCT, owner's duplicate, Registry search, and spouse conformity were checked against originals before signing. The required consenting spouse is Carlos Reyes Santos.
Buyer eligibility and authority evidence: Roberto Dela Cruz's current Philippine passport and PSA citizenship and civil-status records were independently verified before signing and will accompany the registration information. The parties record the eligibility route as filipino individual.
Permitted non-monetary title exceptions: Subdivision restrictions and utility easements appearing on the current certified TCT and copied exactly in Schedule B; no monetary lien or adverse claim remains. Monetary lien status: none. No monetary lien requiring release was identified after the stated current searches.
Possession and occupants: Occupied only by the Seller and immediate family, who will vacate and deliver every key at closing; no tenant, lessee, caretaker, adverse possessor, or unrecorded occupancy arrangement was found after inquiry. Taxes, dues, and utilities: Real-property taxes paid through 2026; village dues reconciled through August 2026; utility meters will be read and settled at the signed turnover cutoff; final written clearances are in the closing package.
3. Price, full payment, and truthful receipt
Total purchase price: PHP 6,000,000.00. Deposit or earnest money credited: PHP 600,000.00. Remaining amount cleared at or before closing: PHP 5,400,000.00. Payment status: cleared concurrently through escrow.
Payment and evidence: PHP 600,000 deposit already cleared under receipt CR-2026-0815; PHP 5,400,000 will be released by the independent closing bank only after simultaneous verification of the complete deed, original owner's duplicate, spouse signatures, no-lien search, tax clearances, and turnover package. Receipt reference: Closing receipt CR-2026-0831 and bank escrow reference BPI-ESC-880122. The Seller acknowledges receipt from the Buyer of the full purchase price of PHP 6,000,000.00, receipt of which in full is hereby acknowledged. The parties sign and acknowledge this Deed only after the full price has cleared; this Deed is not an open receipt, promise of later installment payment, or acknowledgment of unverified funds.
4. Absolute conveyance and delivery
The parties intend execution and acknowledgment of this complete public instrument to constitute constructive delivery under Article 1498 of the Civil Code and a present absolute conveyance between them. Registration remains the operative act to convey or affect registered land as to third persons under Presidential Decree No. 1529.
Physical possession, keys, control, and the signed turnover record pass to the Buyer at closing on August 31, 2026.
Turnover evidence: The closing report will record all gate, door, mailbox, and utility keys; electric and water meters; vacant possession; included fixtures; dated condition photographs; original permits and warranties; dues and utility cutoffs; and the exact 3:00 p.m. turnover time
Risk and casualty allocation: Seller bears preservation, insurance, risk, taxes, dues, utilities, rents, and casualty through the 3:00 p.m. signed turnover; Buyer bears them afterward, while any pre-closing casualty or condemnation proceeds remain subject to written price and closing reconciliation