REVENUE REGULATIONS NO. 4-2008 issued on April 17, 2008 amends pertinent provisions of Revenue Regulations (RR) No. 8-98 by amending the venue for filing of tax returns and payment of Capital Gains Tax, Creditable Withholding Tax and Documentary Stamp Taxe s due on onerous transfers of real properties owned by taxpayers classified as large taxpayers under RR No. 1-98, as amended. The venue for the said transactions, including securing of Tax Clearance Certificate (TCL)/Certificate Authorizing Registration (CAR) is now transferred to the concerned Large Taxpayers Services (LTS) office (i.e. LTDO, LTAID I, LTAID II) where the taxpayer’s head office is registered. Within 30 days following each sale or disposition, the Capital Gains Tax (BIR Form No. 1706) return shall be filed by the seller or buyer and payment made to an Authorized Agent Bank (AAB) located within the Revenue District Office (RDO) having jurisdiction over the place where the property being transferred is located. The corresponding Documentary Stamp Tax return shall be filed within five (5) days after the close of the month when the taxable document was made, signed, accepted or transferred, and the tax thereon shall be paid at the same time the aforesaid return is filed with the AAB of the RDO having jurisdiction over the place where the property being transferred is located. Provided, however, that in cases where the seller is a large taxpayer, the venue for the filing of the Capital Gains Tax (CGT) Return and payment of CGT as well as the Documentary Stamp Tax (DST) Return and DST due thereon shall be with the AAB of the concerned LTS Office where said large taxpayer-seller is registered. The said rule on the venue in the filing of the returns and payment of taxes on real estate onerously disposed shall likewise apply in cases of taxable foreclosure sales. Creditable Withholding Tax deducted and withheld by the withholding agent/buyer on the sale, transfer or exchange of real property classified as ordinary asset shall be paid by the withholding agent/buyer upon filing of the return with the AAB located within the RDO having jurisdiction over the place where the property being transferred is located within ten (10) days following the end of the month in which the transaction occurred subject, howeve r, to the rules prescribed by the Electronic Filing and Payment System (EFPS) regulations, in case the taxpayer is an EFPS taxpayer. The corresponding DST Return shall be filed within five (5) days after the close of the month when the taxable document was made, signed, accepted or transferred, and the tax shall be paid at the same time the aforesaid return is filed with the AAB of the RDO having jurisdiction over the place where the property being transferred is located. Provided, however, that in cases where the seller thereof is a large taxpayer, the venue for the filing of the Creditable Withholding Tax (CWT) Return (BIR Form 1606) and payment of taxes due thereon, as well as the DST Return (Form No. 2000- OT) and DST due thereon shall be with the AAB of the concerned LTS Office where said large taxpayer-seller is registered. In the case of real estate development projects under a joint venture agreement where one of the co-venturers is a large taxpayer and the other is a non-large taxpayer, the venue for the payment of taxes accruing to the sale or onerous disposition to third parties of their owned respective portion of the real estate shall be in accordance with the said provisions prescribed. Thus, the taxes due on the sale or disposition of the shares/units allocated to the co-venturer which is a large taxpayer, shall be paid and the corresponding returns shall be filed with the AAB of the concerned LTS office where said large taxpayer is registered. On the other hand, the returns required and the taxes accruing on the sale or disposition of the units allocated to the other co-venturer that is a non-large taxpayer shall be filed and paid with the AAB of the RDO having jurisdiction over the place where the property being transferred is located. The said rule on the venue in the filing of the returns and payment of taxes on onerous transfers of real estate shall likewise apply to taxable foreclosure sales. Where the seller of real property is a non-large taxpayer, the issuance of the TCL/CAR shall be upon presentation of the CGT Return or CWT Return and DST Return with a bank validation evidencing full payment of the CGT or the CWT and DST due on the sale, transfer, barter, exchange or other one rous disposition of real property classified as capital or ordinary asset, as the case may be, and upon full compliance with the documentary requirements by the concerned taxpayer. The Revenue District Officer of the revenue district where the property being transferred is located, after having conducted ocular inspection of the real property, in certain instances, shall issue the corresponding TCL/CAR for the registration of the real property in favor of the transferee. Where the seller of the real property is a large taxpayer, the TCL/CAR shall be issued by the concerned LTS office having jurisdiction over the principal office of the large taxpayer-seller upon presentation of the CGT Return or CWT Return and DST Return with a bank validation evidencing full payment of the CGT or the CWT and DST due on the sale, transfer, barter, exchange or other onerous disposition of real property classified as capital or ordinary asset, as the case may be, subject, however, to the following rules on ocular inspection : a. If the real property being transferred is located in Metro Manila or in Metro Cebu, including chartered cities, the ocular inspection shall be conducted by the concerned LTS office, or LTDO Cebu, for properties located in Cebu, before the issuance of the TCL/CAR. The CAR, as issued, shall no longer require the countersignature of the RDO where the real property is located for purposes of presentation to the Register of Deeds to effect the transfer; b. If the real property being transferred is located outside Metro Manila or Metro Cebu: i. If there is an Excise Tax Area (EXTA) personnel near the location of said property, such EXTA personnel shall conduct the ocular inspection on the real properties being transferred not only by excise taxpayers but by regular LT and LTDO taxpayers. Such ocular inspection shall be conducted before the issuance of the TCL/CAR by the concerned LTS office. The CAR, as issued, shall no longer require the countersignature of the RDO where the real property is located for purposes of presentation to the Register of Deeds to effect the transfer; ii. If there is no EXTA personnel assigned near the location of the said property, the TCL/CAR shall first be issued by the concerned LTS office on the basis of the documents submitted by the taxpayer. Before the CAR can be presented to the Register of Deeds to effect the transfer, the CAR shall have to be countersigned by the RDO having jurisdiction over the place where the property being transferred is located not later than five (5) days from receipt, at which same period the RDO should have already conducted an ocular inspection on subject real property to verify and validate the actual condition thereof. Inaction on the part of the RDO to conduct an ocular inspection within the prescribed 5-day period shall render his act of countersigning the CAR ministerial but, this, nevertheless does not preclude him from conducting such inspection on the real property subsequent to the release of the CAR authorizing the registration of said real property in favor of the transferee. Any additional tax collected by the RDO arising from the verification made on the real property shall be properly credited as a collection accruing to such district office. The following rules shall apply with respect to real estate sale transactions of large taxpayers prior to the effectivity of these Regulations: a. For real estate sale transactions of large taxpayers on “cash basis” or “deferred-payment sale not on installment plan” basis (i.e. payments in the year of sale exceed 25% of the selling price) where t he CGT or E xpanded Withholding Tax as well as DST Returns have already been filed with and taxes due thereon, if any, have already been paid to the RDO where the real property is located, the corresponding TCL/CAR shall remain to be processed and issued by said RDO even upon the issuance of these Regulations; b. For real estate sale transactions of large taxpayers on installment basis: i. Where there is already full payment of the full consideration of the real property bought under installment basis and the corresponding returns have been filed and taxes due thereon, if any, have already been fully paid to the RDO where the real property is located, the corresponding TCL/CAR shall remain to be processed and issued by said RDO even upon the issuance of these Regulations. ii. Where there is no full payment yet of the full consideration of the real property bought under installment basis as of the effectivity of these Regulations, the remaining installment payment of taxes due as of the effectivity hereof shall begin to accrue to the concerned LTS office, which shall be responsible for processing and issuing the TCL/CAR. Pertinent documents submitted as well as tax returns relative to prior tax payments made to the RDO shall then be endorsed by said RDO to concerned LTS office , which shall consolidate the same with those filed with and paid to its office, for purposes of determining whether there has been full payment of the taxes due and full compliance with the documentary requirements prior to the issuance of the TCL/CAR.