EXHIBIT _J

__________, 200__

___(Name of Listing Broker/REALTOR®)____

___(Address)____________________________
_________________________________

Dear Mr./Ms. ________________,

EXCLUSIVE AUTHORITY AND RIGHT-TO-SELL/

NEGOTIATE SALE OF REAL ESTATE PROPERTY

This will formally authorize you to find and look for prospective buyers and negotiate the sale of
my(our) real estate property described below, under an exclusive and right-to-sell authority,
for a period of ________________________ ( ) days from the date hereof, or up to
___________, 200__ and for such further period(s) that we may mutually agree upon, viz:

Address/Location : Lot No.___, Block No. ___, Phase ___, ___(Project)____________,

No. ___, _____(Street Name)______, _____(Subdivision Name)_______,
Bgy. ___________________, City/Municipality ____________,
Province __________________.

Lot Description : _____(Type)______ land with an area of ____________________

(______) square meters. Property is covered by
Original/Transfer Certificate of Title (O/TCT) No. __________
on file with the Registry of Deeds for the City/Province of
_______________, Philippines and registered in the name of
_______(Copy what is indicated in title)_____________. The Technical
Description of the property is indicated in the attached
photocopy of the O/TCT. The lot is covered by Tax Declaration
No. __________.

Description of
Improvement (s) : _____(Type)____________________________
________________, with a floor area of
_____ square meters, _______________
________________________________
________________________________

Selling Price : Pesos_______________________ Per Square Meter

(PhP_______/sqm.) or a total sale consideration of
_______________________ Million Pesos (PhP___________),
or at such other price that I may agree in the future.

Payment Terms : Preferably cash or any mutually-agreed mode of payment. While

it is not strictly required, a 10% earnest money should
SOURCE: REALTOR® Phil M. Coquia 18
 accompany any offer to purchase from a prospective buyer as an
expression of good faith.

Taxes & Expenses : The applicable capital gains tax or creditable withholding tax
shall be for the account of the ___________. The documentary
stamp tax shall be for the account of the _________. The value-
added tax (VAT), if required, shall be for the account of the
_________. The registration expenses, transfer tax and all other
costs, fees, charges and incidental expenses for the transfer of
title and such other Register of Deeds-related expenses shall be
for the account of the __________. Legal documentation
expenses (if any), notarial fees and such other incidental and
miscellaneous fees and expenses, shall be for the account of the
__________. Real estate taxes, outstanding mortgage loans,
unpaid utility bills and homeowner’s/association dues shall be
for my (our) account.

In consideration for your professional brokerage services, I/we agree to pay you a broker’s
commission equivalent to ________ Percent (___%) of the gross and actual selling price
(whether documented or not) obtained if the sale is made by you, by me, through me or
by/through anyone else or other Brokers/Agents during the continuance of this exclusive
authority and right-to-sell or if the property is eventually sold by me to a buyer you have
introduced or serviced or registered with me during the effectivity of this selling authority, at the
price herein authorized or at such price that I have agreed to sell, or if the property is
unreasonably withdrawn from the market by me without your written consent or if I prevent you
from the performance of your duties under this exclusive authority and right-to-sell - payable
immediately upon my actual receipt of the full sales proceeds if mode of payment is cash, or
within three (3) business days, if mode of payment is by check, and shall not be subject to
whatever deductions, withholdings, offsettings or charges of whatever nature. If I accept
installment or deferred payments for the sales consideration, I further agree to pay your
commission on a pro-rata basis.

In the event the property is sold to a purchaser with whom you negotiated the sale and
accordingly registered the name to me in writing during the effectivity of this authority, or sold
to any purchaser with whom you have negotiated directly or negotiated through me or
by/through anyone else during the period of this authority, you will be entitled to receive the
same commission and/or other payments due you if the sale is consummated or finally closed
within 120 days from the date of the expiry of this Authority To Sell or any extension date
thereof.

I hereby certify and warrant that I am the registered owner in fee simple of the aforedescribed
property and that except for (the adverse annotations inscribed at the back of the covering title) , the same is
free from and clear of any present or future liens, encumbrances, lis pendens, adverse claims,
expropriation proceedings, options and rights by third parties, court cases, involuntary claims
and other legal proceedings.

You are allowed to have the freedom of marketing the property in whatever manner you believe
could expedite the sale of the same, including but not limited to, the dissemination of property
information to your associate companies, REALTORS®, brokers and agents by way of extension
SOURCE: REALTOR® Phil M. Coquia
19
of your selling authority, by flyers, brochures, notices, posters, outdoor signs, advertisements
through generally-circulated newspapers and magazines, through the internet web site and other
marketing medium. For this purpose, you undertake, to the best of your abilities, to exercise
prudence, the diligence and discreet attitude in keeping the confidentiality of the property and its
owner in the course of your marketing and selling activities. You are likewise required to
provide me ample notice and seek prior appointment when bringing a prospective buyer to the
property. I/We also agree to direct any and all inquiries and viewing appointments on the
property to you for appropriate action and also to turn-over to you and negotiate through you,
any and all inquiries or verbal/written offers on the property submitted or given to me/us directly
by a buyer or given to me/us through other agents.

I/We are providing you herewith copies of O/TCT No. _________, Tax Declaration Nos.
________________, a Lot Plan and Vicinity Plan to immediately start your marketing activities.
I/We assure you that I/we will provide you and any serious and interested buyer with any and all
available information, data, documents, plans, drawings and other property documents which
may be needed for verification, validation and confirmation purposes.

Finally, I/We warrant that I am/we are the legal owner of the property and I/we have the legal
authority to sign this agreement.

Should you find this Exclusive Authority and Right-To-Sell on my/our aforementioned
property to be acceptable and in accordance with our discussions, kindly therefore signify your
agreement and conformity by signing on the space provided for below, and henceforth, this
exclusive letter-authority and right to sell shall become effective from the date hereof.

Thank you and good luck.

Very truly yours,

_____________________________
Registered Owner(s)
(Complete Address & Contact Nos.)

Marital Consent (if required):

____________________________

C O N F O R M I T Y & A C C E P T A N C E:

____________________________
REALTOR®/Broker

SOURCE: REALTOR® Phil M. Coquia

Date: ________________________

20

SOURCE: REALTOR® Phil M. Coquia