SPA Guide for OFW Property Buyers

1. What is a Special Power of Attorney?

A Special Power of Attorney (SPA) is a legal document that authorizes another person — called your "attorney-in-fact" — to act on your behalf for specific transactions.

For OFWs buying property, the SPA allows your representative in the Philippines to:

• View and inspect properties
• Sign reservation agreements
• Apply for and sign loan documents
• Sign the Contract to Sell and Deed of Absolute Sale
• Pay fees and collect documents
• Represent you in all matters related to the purchase

Without an authenticated SPA, you cannot legally purchase property while abroad. The SPA makes remote property buying possible.

2. When Do You Need an SPA?

You need an SPA if you will not be physically present in the Philippines to:

• Sign the reservation agreement — when securing a property
• Apply for a loan — Pag-IBIG or bank financing
• Sign loan documents — mortgage, promissory note
• Sign the Contract to Sell — agreement before full payment
• Sign the Deed of Absolute Sale — the actual transfer of ownership
• Attend turnover — receive keys and sign acceptance

3. Types of SPA

General Power of Attorney (GPA)

Grants broad authority to act on your behalf for almost anything. Not recommended for property purchases because:

• Too much authority given to one person
• May not be accepted for property transactions
• Higher risk if misused

Special Power of Attorney (SPA)

Grants authority for specific, defined transactions. Recommended for property purchases because:

• Limited to exactly what you authorize
• Can specify the exact property
• Widely accepted by banks, Pag-IBIG, and sellers
• Safer — authority ends when transaction completes

Specific vs. Blanket SPA

Within Special POAs:

• Property-specific SPA: Names the exact property address/unit. Best for when you've already identified a property.
• Blanket SPA: Authorizes purchase of any property within criteria (e.g., "any condominium unit in Metro Manila"). Useful during property search phase.

Recommendation: Start with a blanket SPA for searching, then execute a property-specific SPA once you've chosen your property. Some lenders require property-specific SPAs.

4. Choosing Your Attorney-in-Fact

This person will sign documents worth millions of pesos on your behalf. Choose carefully.

Common Choices

• Spouse: Most common and practical if they're in the Philippines
• Parent: Trustworthy, but consider age and mobility
• Sibling: Good option if spouse isn't available
• Trusted friend: Only if no family is available
• Professional (lawyer/broker): For additional oversight

Qualities to Look For

• Trustworthy and reliable
• Available during business hours for meetings and signings
• Organized — can keep track of documents and deadlines
• Good communication — will update you regularly
• Understands the transaction (or willing to learn)

5. What to Include in Your SPA

A property purchase SPA should include:

Your Information (Principal)

• Full legal name
• Date of birth
• Passport number
• Philippine address
• Current address abroad
• Civil status

Attorney-in-Fact Information

• Full legal name
• Date of birth
• Valid ID number
• Address in the Philippines
• Relationship to you

Property Information (if specific)

• Complete address or unit number
• Project name/developer
• Lot/block number or condo unit details
• Title number (TCT/CCT) if available

Specific Powers Granted

Be explicit about what your attorney-in-fact can do:

• Negotiate and agree on purchase price
• Pay reservation fees, down payment, and other amounts
• Sign reservation agreement, Contract to Sell, and Deed of Absolute Sale
• Apply for housing loan (Pag-IBIG and/or bank)
• Sign loan documents including mortgage and promissory note
• Receive and sign turnover documents
• Pay taxes, fees, and other charges
• Collect title and other documents
• Do all acts necessary to complete the purchase

6. Step-by-Step SPA Preparation

Step 1: Draft the SPA Document

You can:

• Use a template and customize it (many available online)
• Have a Philippine lawyer draft it (recommended for complex situations)
• Use the developer's SPA template (if buying from a developer)

Step 2: Print and Sign

Print the SPA on long bond paper (legal size, 8.5" x 13"). Sign above your printed name. Some people sign in blue ink to distinguish original from photocopies.

Step 3: Notarize Locally

Have the SPA notarized by a notary public in your host country. Requirements vary by country:

• Bring valid ID (passport)
• Sign in front of the notary
• Pay notarization fee

Step 4: Authenticate at Philippine Consulate

Submit the notarized SPA to the Philippine Embassy or Consulate for authentication (see detailed process below).

Step 5: Send to the Philippines

Send the authenticated original SPA to your attorney-in-fact via reliable courier (DHL, FedEx). Keep a scanned copy for your records.

7. Consular Authentication Process

The Philippine Embassy/Consulate authentication makes your SPA legally valid in the Philippines.

Requirements

• Original notarized SPA
• Photocopy of your passport (data page)
• Completed authentication request form (varies by consulate)
• Authentication fee

Process

1. Schedule an appointment — Most consulates require appointments (check their website)
2. Submit documents — In person or by mail (depends on consulate)
3. Pay fees — Usually $15-30 per document
4. Wait for processing — Typically 3-10 business days
5. Collect authenticated SPA — Pick up or receive by mail

What Authentication Looks Like

The consulate will attach a red ribbon seal and/or stamp to your document, certifying it's authentic. This is what Philippine institutions require to accept your SPA.

8. Country-Specific Information

UAE (Dubai, Abu Dhabi)

• Consulate: Philippine Consulate General in Dubai, Embassy in Abu Dhabi
• Notarization: Can be done at the consulate itself
• Processing: Usually 3-5 working days
• Appointment: Required via their online system

Saudi Arabia

• Consulate: Multiple locations (Riyadh, Jeddah, Al Khobar)
• Notarization: Available at consulate
• Processing: 5-7 working days typical
• Appointment: Required

Singapore

• Embassy: Philippine Embassy in Singapore
• Notarization: Can be done at embassy
• Processing: 3-5 working days
• Appointment: Required via appointment system

Hong Kong

• Consulate: Philippine Consulate General in Hong Kong
• Notarization: Available at consulate (Sundays popular for workers)
• Processing: 5-7 working days
• Appointment: May be required

USA

• Consulates: Multiple locations (LA, SF, NY, Chicago, etc.)
• Notarization: Must be done by US notary first
• Processing: 7-10 working days
• Mail-in: Many consulates accept mail-in submissions

Europe (UK, Italy, Germany, etc.)

• Embassy: Philippine Embassy in each country
• Notarization: Local notary required first
• Processing: 5-10 working days
• Appointment: Usually required

Always check your specific consulate's website for current requirements and appointment availability. Rules change frequently.

9. Costs and Timeline

Typical Costs

Timeline

10. Tips and Common Mistakes

Do's

• Start early — Begin SPA process before you need it
• Be specific — List all actions your attorney can perform
• Keep copies — Scan everything before sending
• Use reliable courier — Track your shipment
• Check validity — Some SPAs have expiration dates; ensure yours covers your timeline
• Verify consulate requirements — Rules differ and change

Don'ts

• Don't use generic templates blindly — Customize for your specific needs
• Don't skip authentication — Unauthenicated SPAs won't be accepted
• Don't give GPA when SPA is enough — Limit the authority granted
• Don't rush — Errors mean starting over
• Don't forget spouse consent — If married, spouse may need to sign too

Common Mistakes to Avoid

Mistake: SPA not specific enough

Problem: Bank rejects SPA because it doesn't specifically authorize signing loan documents.

Solution: Include comprehensive list of authorized actions, especially for loan-related activities.

Mistake: Wrong property details

Problem: SPA specifies wrong unit number or address.

Solution: Double-check all property details before finalizing. Get confirmation from seller/developer.

Mistake: Expired authentication

Problem: SPA authenticated years ago may not be accepted.

Solution: Authenticate close to when you'll use it. If in doubt, ask the institution accepting it about validity requirements.

Mistake: Original sent, no copies kept

Problem: Original SPA gets lost in transit.

Solution: Scan everything at every stage. Keep digital backup.

Related Guides

• How to Buy Property While Working Abroad — Full step-by-step process for OFW buyers
• Complete Pag-IBIG Housing Loan Guide — Finance your property purchase
• How to Sell Inherited Property as an OFW — SPA coordination for estate sales