Revival of lending function (Majorem) quick lending to customers and friends via apps, money transfers etc

Providing outstanding amazing values through process clarity and improvement

This post is getting constant reminders to retrieve Majaorem rehab this so that it can continue the practice of recycling money back into the economy, increase money  velocity, and enhance customer experience.  It can also increase revenue and bank deposits.  

This became clearly as we got the LTS for Calamba and probably soon for Malasiqui.  50% of revenue can go to funds deposit.  And we can prospectively do the separation ASAP and back track unremittance.    We can raise over a billion in funds in Majorem, and (HO account).  All we need is a head, an accounting, and loan officer.  

It is important to recycle PHP in economy.  We give back to the community what we take from sales to generate entrepreneurship.  Entrepreneurship creates jobs and opportunities, expands the local economy and raises the affordability of towns peoeple.  USA and Japan understands this through IFC, World Bank, JICA and USAID (Trump does not)

The noisy ones can take chage.  This was discussed with the MBTC head as an encouragement for her to up her sights and relationship with Holy Gardens.

Steps:

1.  Check licenses of Majorem, fix or establish a new lending corporation

2.  Establish process flow standards for

      1.  Investment        and loans

            Portfolio and yield proposal

            Breakdown:                           Amount

                                       Yield                                     Based on 1B

          5% cash                0

          10% cib                 1/2%          100M                   50,000

           20% ctd say       3-5%             200                  8,000,000

           10% gs                 5%

           10% plot buy        20%            100                20,000,000

                    and sell

           20% lending to      12%           200                 24,000,000

                   sbu                                

           25%  retail            15%             250                37,500,000

                                                                                   89,550,000

                                                      Average yield          8.955 per annum.  I up to 10%?

       Lending:

        Qualified borrowers:

        1. Fully paid plot buyers  A.   no arrears and cash buyers

                                                  B    with arrears

         2.  Relativess friends of   C   no arrears

                                                  D  with arrears       

         Dapat malinaw and updated CS data base of fully paid plots ng HGMP 

     Loan limits                           A  up to 100,000   C  P50,000     

            

                                                  B     P50,000K

                                                  D       20,000

  Interest rate:                            A -  1% per month for 1 year, 1.25 for two years 1.8%

                                                  C.    1.25% for 1 year,   1.5% for two years.

                                                  B.   1.4%  for 1 year      2.0 for two years

                                                  D   1.5% for one year    2.2 for two years

Instant loan: 24 hours apply for only A and C of amounts not exceeding 20,000.  

For customer convenience:

      On line application via apps

       Or website with forms

Default:     execution of sale  or forfetiure   within 3 months of arrears

                                                          

                  exceute transfer of forfetied plots then and now.  

      2.  Tie up with banks for higher investmetn % (say 9%) for top ups

      3.   Instant loan (24 hours for HGMP buyers and their friends relative)

3.  Puede ring free fund transfers from sbu to sbu

               Free up to 5,000 each per month

               In excess of 5,000   1% of total amount

 The contents are property of the author and shall not be used without written consent

Process - future projects: site selection and acquisition

Providing outstanding amazing values through process clarity and improvement 

This group and post have established over a dozen sites for memorial parks and have crystallized process for site selection and acquisition

Process owner:      Project Officer,  Top execs

Steps   /  Process                                                                     Standards

1.  Offer, information from agents                            1. Not more than 5 km from church

     fb, banks  obtain relevant info:                            2.  Preferably near an existing cemetery

     1.  Docs -  TCT, TD rpt                                       3.  Near a provincial road or highway

     2.  Loc plan:   survey plans and Google              4.   Little or no backfilling

                                                                                  5.   Not near bodies of water or residential units

                                                                                         (conformance to Sanitation code)

                                                                                  6.   Low water table (less than 4 meters)

                                                                                  7.  No irrigated nor covered by CARP

                                                                                  8.  Population of town city is not less than 50,000

                                                                                  9.  No to towns with 3 or more MP

2. Site inspection                                                      1.  To check conformity validity of the above

3. Site acquisition

    1.  No to CTS                                                        1.  Some say this is covered by RA 6552, subject

                                                                                      to 100% forfeiture by mere notarial cancellation

                                                                                      even for one month arrears

    2.  Buy cash if you can (1 year)

    3  JPA                                                                   1.  Is owner amenable to JPA

                                                                                 2.  No if owner and relatives really want cash

                                                                                 3.  Explain benefits of JPA

                                                                                      1.  An existing investment

                                                                                      2.  Higher returns share increases with

                                                                                           Price increases.   start at P20,000 now its

                                                                                           20,000

                                                                                4.  Find out if your and that of JPA partner's attitude

                                                                                     match

                                                                                5.  (Make the JPA advantageous to you no termination

                                                                                     allowed

 The contents are property of the author and shall not be used without written consent

HO Admin Plan for ICR coordinator - Edited 2025 *

    1.  Job title   ICR Coordinator        

    2.  Reports to  Accounting and Finance Officer

    3.  Relationship to the customer/external 

          1.  Maintains constant contact with customer through follow up to maintain ICR current

          2.  Ensures high level of customer experience through courteous but firm reminders, attys

              letter and  forfeiture (notarial cancellation) in coordination with SBU SFC

    4.  Overall description

         Achieves sales and marketing objectives and KPI

    5  Qualifications:

       1.  Academic college education, preferably accounting manager

       2.  Experience:  preferably at least one year in the same kind of acitivty

       3.  EQ mature, does not crack under pressure,  has leadership quality, , persistent goal oriented

           determined

       4.  IQ analytical, practices critical thinking, 

Job Responsibilities

Output                         Task                                        Takt          Steps                 Key point

Are transactions between landowner and developers involving installment sales covered by RA 6552?

 This post is deep into a proposed transaction in an island province.  This involves only 5 hectares but the price is staggering 9 numbers, the biggest I will encounter in my business life

Noted in the project and I propose that we back out:

1.  The margin is very little.  Some projects can be had for smaller amount

2.  We will be a minority; but we have the intellectual property on the project

3.  But the greatest obstacle of all is the inclusion of forfeiture provision under RA 6552 or Maceda law.  It says that if you default in your installments, the owner through a notarial cancellation can forfeit all the installments that have been made.   The installments  that are to be made is monthly and this post maintains it is to be quarterly.   Since the corporation is undercapitalized vs the size of the purchase, swallowing the whale as it were would be a failure.   It is 60% sure, with the risk involved in the project, ie the marketing and financial risk that we would totally ruin ourselves  Probably lose the  P30 million we would make as dp, and probably P15M on MA

Our PO position is that it is covered.   Other lawyers we talked said it is not.   The internet post says that the said law only covers residential installment, and not agricultural, commercial or industrial.  I am just wondering why our would be co incorporators placed such an adverse provision??

THEREFORE WE AVOID CTS BECAUSE THIS IS COVERED AND constitutes a great riks for us the developer -  the installments can be zeroed out by mere letter of a lawyer.  And is subject to VAT as may be classified by BIR as capital goods and subject to 12% vat.

Stick to our position as JV only especially if the MP is partially developed.  PHL transaciton tax on Real Estate is designed to 1.  up zonal valuation  regularly and thus increase tax uptake for local and national tax agencies;    2.  up the tax take on sales (but does nothing to improve the lot of the texpayer   Clearly just to up tax take of the govt

[ REPUBLIC ACT NO. 6552, September 14, 1972 ]

AN ACT TO PROVIDE PROTECTION TO BUYERS OF REAL ESTATE ON INSTALLMENT PAYMENTS

Be it enacted by the Senate and House of Representatives of the Philippines in Congress assembled:

SECTION 1. This Act shall be known as the "Realty Installment Buyer Protection Act".

SEC. 2. It is hereby declared a public policy to protect buyers of real estate on installment payments against onerous and oppressive conditions.

SEC. 3. In all transactions or contracts involving the sale or financing of real estate on installment payments, including residential condominium apartments but excluding industrial lots, commercial buildings and sales to tenants under Republic Act Numbered Thirty-eight hundred forty-four as amended by Republic Act Numbered Sixty-three hundred eighty-nine, where the buyer has paid at least two years of installments, the buyer is entitled to the following rights in case he defaults in the payment of succeeding installments: