Lawyers in the Philippines for foreigners — property, companies & family, done by the book
Foreigners cannot own land in the Philippines, yet thousands buy condos, sign 25-year leases and run SEC-registered companies every year — the ones who keep their money are the ones who checked the title, the 40% condominium cap and the nominee risk before paying. Our vetted IBP-registered counsel in Manila, Cebu and Iloilo do exactly that, for a fixed fee agreed in English before you pay.
The legal reality for foreigners in the Philippines
- Land ownership is reserved for Filipino citizens — but condominium units are fully ownable up to the 40% foreign quota of any building, verified against the Master Deed at the Registry of Deeds.
- Houses sit on leased land: the standard structure is a 25-year private lease renewable for another 25 (50 years total), registered against the title so it survives resale.
- “Nominee” setups are unconstitutional and criminal exposure under the Anti-Dummy Law — a Filipino friend holding “your” land can sell it tomorrow with no remedy for you.
- Foreign divorces need a court petition (Rule 108) to be recognized in the PSA record — critical before remarrying or fixing property regimes.
- Prenups only work if signed before the wedding — bilingual drafting and notarization are what make them enforceable.
The numbers that matter
Foreign condo quota
40% of the building (Master Deed check)
Land leasehold
25 years + 25-year renewal
Title check turnaround
5–7 business days, fixed fee
Transfer taxes (typical)
~6% CGT + 1.5% doc stamp + local fees
How engagement works
- Submit your free case brief — 2 minutes, confidential, no obligation.
- Within 24–48h we send two vetted proposals from bar-registered firms in this jurisdiction, each with a fixed-fee scope in English.
- You engage the firm directly. We never sit between client and counsel — and never take a cut of legal fees.
Frequently asked questions
Can a foreigner legally own a condominium in the Philippines?
Yes — up to 40% of the units in any condominium project may be foreign-owned. The check happens against the Master Deed and the Registry of Deeds: if the foreign quota is exhausted or the developer sold more than allowed, your title can be voidable. Our fixed-fee due diligence covers exactly this.
Can I put land in my Filipino spouse’s name?
Your spouse can own land as a citizen, but funding it from foreign money creates complex property-regime and succession issues, and buying through a fake nominee is illegal. A properly drafted (and pre-marriage) agreement or the right corporate structure is the legal route — this is a standard part of our family and property consultations.
How does recognition of a foreign divorce work?
A Philippine court must recognize the foreign divorce before the PSA will reflect your civil status. It is a petition with documentary requirements (decree, authentication, proof of foreign law). Our fixed-fee written opinion — credited toward the court phase — maps the exact route and cost before you commit.
What does real estate due diligence include?
Certified title verification at the Registry of Deeds, encumbrance and lis pendens search, real property tax and association dues status, zoning, and a red-flag report on the contract of sale — delivered in 5–7 business days for a fixed fee quoted upfront.