A Philippine Legal Article

Introduction

In the Philippines, a pasalo transaction is one of the most common and one of the most legally dangerous ways of acquiring property. The word is used loosely in practice, but it usually refers to a situation where a buyer takes over property rights, payments, possession, or installment obligations from an original buyer, awardee, borrower, or seller-buyer under an existing arrangement. In many cases, the property is not yet fully paid, not yet fully titled in the seller’s name, or still subject to loan, developer restrictions, government housing rules, or transfer limitations.

Because of this, buying property through pasalo is never just an ordinary sale. It is usually a layered transaction involving some combination of:

sale of rights,
assignment of contractual rights,
assumption of unpaid installments,
transfer subject to mortgage,
transfer subject to developer consent,
transfer of possession before full title,
or even an informal arrangement that is legally defective from the start.

The central legal danger is simple:

A person selling by pasalo may be transferring less than full ownership, or may be transferring rights that cannot yet be legally assigned without consent or compliance.

That is why due diligence in a pasalo transaction is document-driven. The buyer must not rely on verbal explanations like:

“clean na 'yan,”
“hulugan na lang itutuloy mo,”
“kami na ang nagbabayad sa bangko,”
“ready for transfer na,”
“rights lang muna but safe naman,”
“lahat ng papeles hawak namin,”
or “standard pasalo lang ito.”

The correct legal approach is to identify what exactly is being bought, who really owns or controls the rights, what restrictions exist, what consents are needed, and what documents prove the transaction can be completed lawfully.

This article explains comprehensively the due diligence documents to check before buying property through pasalo in Philippine context.

I. What Is a Pasalo Transaction in Legal Terms?

Pasalo is not a single Civil Code term with one fixed legal meaning. In practice, it can refer to very different arrangements, including:

1. Assignment of rights over a property still being paid in installments

Example: the original buyer of a subdivision lot or condo assigns contractual rights to a new buyer.

2. Sale of a property already awarded or sold, but not yet fully transferred in title

Example: the seller has a Contract to Sell but not yet a Deed of Absolute Sale or title in the seller’s own name.

3. Assumption of mortgage or continuing payment of a housing loan

Example: the new buyer takes over payments to the bank, Pag-IBIG, or in-house financing.

4. Sale of possessory rights before full legal ownership is complete

Example: the buyer is allowed to occupy the house while title and loan arrangements are unresolved.

5. Informal transfer of rights in socialized or government-funded housing

Example: rights over an awarded unit are sold despite legal restrictions or anti-transfer rules.

6. Sale by someone who is not yet the titled owner

Example: the seller is still the amortizing buyer, borrower, heir, or awardee.

This is why the first due diligence question is not “May deed ba?” but:

What exact right is the seller selling?

II. Why Pasalo Is Legally Riskier Than an Ordinary Sale

In an ordinary clean sale, the seller is the registered owner and conveys full ownership to the buyer through a proper deed, taxes are paid, and title is transferred.

In a pasalo, one or more of the following complications often exists:

the seller is not yet the titled owner;
the property is still mortgaged;
the seller only has installment rights under a Contract to Sell;
the title is still with the developer, bank, or government housing agency;
assignment requires prior written consent;
transfer restrictions prohibit resale for a period;
there are unpaid amortizations, penalties, association dues, or taxes;
possession and title do not match;
the property is still under a government program with anti-alienation restrictions;
the pasalo is being done privately without formal recognition by the lender or developer.

In short, the buyer may think they are buying property, when legally they are only buying a risky position in someone else’s incomplete transaction.

That is why document review is indispensable.

III. First Principle of Due Diligence: Identify the True Source of the Seller’s Rights

Before reviewing documents, the buyer must understand the origin of the seller’s claim. The seller’s rights may come from:

a Transfer Certificate of Title or Condominium Certificate of Title;
a Contract to Sell from a developer;
a Deed of Absolute Sale not yet fully registered;
a bank mortgage loan;
a Pag-IBIG housing loan;
an award or allocation from a government housing agency;
extrajudicial settlement and inheritance papers;
a judicial title;
or mere possession without strong title.

The due diligence documents you need depend on which of these is the real source.

A seller cannot transfer better rights than the seller actually has. So the buyer must trace the rights to their origin.

PART ONE

CORE TITLE AND OWNERSHIP DOCUMENTS

IV. Certified True Copy of the Title

If the property is titled and the title already exists in the name of the seller or prior owner, one of the most important documents is the Certified True Copy of the title from the Registry of Deeds.

This may be:

Transfer Certificate of Title (TCT) for land and house-and-lot,
Original Certificate of Title (OCT) in some cases,
Condominium Certificate of Title (CCT) for condominium units.

Why it matters

This document allows the buyer to verify:

who the registered owner is;
whether the title matches the seller’s claims;
the title number;
legal description of the property;
technical area;
annotations, liens, encumbrances, adverse claims, notices of levy, mortgage entries, easements, restrictions, or adverse interests.

What to compare

The Certified True Copy should be compared against:

the owner’s duplicate copy shown by the seller;
tax declaration;
survey or lot plan if available;
and the actual property being shown on site.

Why the certified copy matters more than photocopies

A photocopy from the seller proves almost nothing by itself. The Registry copy is what reveals the current legal status.

V. Owner’s Duplicate Copy of Title

The seller should also produce the owner’s duplicate copy of the title, if title has already been issued.

Why it matters

It helps confirm:

whether the seller actually possesses the title;
whether the duplicate is intact;
whether the title details match the certified copy;
whether there are visible alterations, damage, or suspicious irregularities.

If the seller claims the property is already fully owned but cannot show the owner’s duplicate, that is a serious warning sign.

Important caution

Possession of the owner’s duplicate is not conclusive proof of clean ownership. The Registry’s record still controls legal status. But absence of the duplicate is a major practical and legal concern.

VI. Tax Declaration

The buyer should examine the current Tax Declaration covering the land and, if applicable, the improvements.

Why it matters

The tax declaration helps verify:

declared owner for tax purposes;
location and area;
classification of the property;
existence of building or improvement declarations;
whether the tax records are consistent with the title and actual possession.

Important limitation

A tax declaration is not equivalent to title. But it is an important supporting document and can reveal inconsistencies.

For example:

the title may show one owner, while tax records show another;
the lot area may not match;
or the improvements may be undeclared.

Those inconsistencies require closer investigation.

VII. Real Property Tax Receipts and Tax Clearance

The buyer should request:

latest real property tax receipts,
statement of real property tax payments,
and, where possible, tax clearance.

Why they matter

These documents show whether real property taxes are current or delinquent.

Unpaid real property taxes can create major financial and transfer problems. Even if the seller says the buyer can “just continue payments,” delinquency should be quantified and documented.

What to check

Are payments current up to the latest quarter or year?
Do the receipts correspond to the same property?
Are there penalties?
Are both land and improvements covered?

A buyer should not assume tax arrears are minor.

PART TWO

DOCUMENTS SHOWING THE SELLER’S RIGHT TO SELL

VIII. Contract to Sell

In many pasalo transactions, especially subdivision and condo deals, the seller is not yet the titled owner. Instead, the seller holds a Contract to Sell from the developer.

This is one of the most important documents in a pasalo.

Why it matters

The Contract to Sell reveals:

the original contracting parties;
project name and property description;
purchase price;
payment structure;
reservation, down payment, and amortization terms;
restrictions on assignment;
conditions before title transfer;
default clauses;
cancellation rights;
and whether developer consent is required before transfer.

Critical legal point

A person holding only a Contract to Sell usually does not yet hold full ownership in the same way as a titled owner. What may be transferred is often only the buyer’s contractual rights, and sometimes only with developer approval.

What to look for

Clauses prohibiting assignment without written consent
Restrictions on resale before full payment
Conditions precedent to issuance of Deed of Absolute Sale
Default status and cancellation rights of the developer
Whether the account is still active or already at risk of cancellation

If the pasalo ignores the Contract to Sell’s restrictions, the buyer may pay money but fail to acquire recognized rights against the developer.

IX. Deed of Absolute Sale

If the seller claims full ownership has already vested, ask for the Deed of Absolute Sale.

Why it matters

It may show that:

the developer or prior owner already sold the property definitively;
ownership may have been transferred subject to registration;
the seller’s claim is stronger than mere installment rights.

What to check

Was the deed notarized?
Was it registered?
Does it match the title?
Was it conditional or absolute?
Is title already transferred?

Sometimes sellers show a Deed of Absolute Sale but title remains untransferred for years. That does not automatically destroy the transaction, but it means the buyer must understand why registration was not completed.

X. Deed of Assignment or Prior Pasalo Documents

If the rights were themselves acquired through an earlier pasalo, obtain all prior Deeds of Assignment, Deeds of Transfer of Rights, or similar instruments.

Why they matter

A pasalo chain is only as strong as each prior link. If the present seller is not the original buyer but acquired rights from another person, the buyer must examine the whole chain.

What to verify

Was each prior assignment allowed under the original contract?
Was developer, bank, or Pag-IBIG consent obtained each time?
Were the documents notarized?
Are the parties identifiable and traceable?
Is the chain complete, or are some documents missing?

A broken documentary chain means the present seller may not have legally transmissible rights.

XI. Special Power of Attorney, If the Seller Acts Through a Representative

If the supposed seller is represented by another person, require the Special Power of Attorney (SPA).

Why it matters

Real property and rights over immovable property usually require specific authority for sale or assignment.

What to check

Is the SPA notarized?
Does it clearly authorize sale, assignment, or signing of transfer documents?
Is the principal alive and legally capable?
Does the property description match?
Is the agent’s authority broad enough for the transaction?

Never rely on a verbal claim like “anak ako” or “ako na inutusan.” Authority must be documented.

XII. Proof of Identity and Civil Status of the Seller

The buyer should obtain valid IDs and, where relevant, civil status documents of the seller.

Why they matter

To verify:

identity,
marital status,
and whether spousal consent is required.

Important legal point

If the seller is married, the spouse’s participation may be necessary depending on whether the property is conjugal, community, or exclusive but affected by marital property rules.

A seller’s statement that “sa akin lang ito” is not enough. The buyer should require documentary support where marital property issues are possible.

PART THREE

LOAN, MORTGAGE, AND FINANCING DOCUMENTS

XIII. Loan Documents if the Property Is Mortgaged

Many pasalo arrangements involve property still under housing loan. Ask for the full loan package, including:

loan agreement,
promissory note,
real estate mortgage,
disclosure statement,
amortization schedule,
and latest statement of account.

Why they matter

These documents reveal:

outstanding principal balance;
interest terms;
default status;
penalties;
maturity;
whether assumption of mortgage is allowed;
whether lender consent is required;
whether the mortgage is already annotated on title;
and whether the seller is current or delinquent.

Critical legal danger

A buyer who merely “takes over payments” without formal lender approval may only be paying someone else’s loan while the original borrower remains the recognized debtor and owner in the lender’s records.

That is a classic pasalo risk.

XIV. Real Estate Mortgage Document

If the property is already titled and mortgaged, get a copy of the Real Estate Mortgage.

Why it matters

It confirms:

mortgagee identity;
secured obligation;
annotation details;
restrictions on sale or transfer;
lender remedies on default;
and whether consent is required before disposition.

A buyer must never ignore a mortgage annotation. A mortgaged property can be foreclosed regardless of a private pasalo agreement if the underlying loan defaults.

XV. Latest Statement of Account and Payment History

This is one of the most critical due diligence documents in a pasalo involving installments or housing loan.

Why it matters

The Statement of Account shows:

total outstanding balance;
arrears, if any;
penalties;
missed amortizations;
restructuring, if any;
and whether the account is in good standing.

What to ask for

updated statement directly from the developer, bank, or lender where possible;
official payment history;
receipts of recent payments;
and confirmation of whether the account is active, restructured, or in default.

Do not rely solely on the seller’s handwritten computation.

XVI. Official Receipts for Amortizations and Equity Payments

The seller should present all available Official Receipts for:

reservation fee,
down payment,
equity payments,
amortizations,
loan payments,
miscellaneous charges,
and other project-related payments.

Why they matter

They help verify:

whether the seller actually paid what the seller claims;
whether the account history is genuine;
whether the balance asserted is consistent with actual receipts;
and whether there may be hidden arrears.

In pasalo, possession of receipts is often important evidence of the seller’s actual standing.

XVII. Consent or Approval from the Bank, Developer, or Lender

This is one of the most important documents of all.

If the original contract or loan requires consent before transfer, the buyer should demand written consent, approval, or recognition from the relevant party, such as:

developer,
bank,
Pag-IBIG,
financing company,
or housing agency.

Why it matters

Without required consent:

the assignment may not be recognized;
the seller may remain the only recognized buyer or borrower;
the developer or lender may treat the pasalo as unauthorized;
and the buyer may be unable to complete title transfer later.

Most dangerous situation

A buyer pays a large amount to the seller and starts paying amortizations, but the developer or lender never recognizes the transfer. That buyer may then have rights only against the seller, not against the institution controlling the property.

PART FOUR

PAG-IBIG, GOVERNMENT HOUSING, AND AWARD DOCUMENTS

XVIII. Pag-IBIG Loan Documents and Member Records

If the property is financed through Pag-IBIG, ask for:

Pag-IBIG loan approval papers,
loan agreement,
mortgage papers,
amortization schedule,
statement of account,
and payment records.

Why they matter

Pag-IBIG-financed properties often involve strict rules on transfer, assumption, and borrower qualification. A private pasalo that is not recognized by Pag-IBIG can create major problems.

What to verify

Is transfer or assumption allowed?
Is prior approval required?
Is the account updated?
Is the borrower still the official member-borrower on record?
Can the new buyer qualify for formal assumption?

A buyer should never assume that merely continuing Pag-IBIG payments gives legal ownership or recognized borrower status.

XIX. Housing Agency Award, Contract, or Allocation Papers

If the property comes from a government housing program or local government housing award, obtain the full award or allocation documents.

Why they matter

Many government-awarded or socialized housing properties carry restrictions such as:

no sale within a certain period,
no transfer without approval,
anti-speculation rules,
occupancy requirements,
cancellation upon unauthorized transfer,
and beneficiary qualification rules.

Critical danger

Some pasalo deals are legally weak because the original awardee had no unrestricted right to sell at all.

The buyer must therefore review:

award notice,
beneficiary contract,
deed of conditional sale,
restrictions on transfer,
occupancy conditions,
and approval requirements.

PART FIVE

DOCUMENTS ON PROPERTY CONDITION, POSSESSION, AND ACTUAL STATUS

XX. Occupancy and Possession Documents

The buyer should verify who actually occupies the property and under what authority.

Useful documents include:

possession turnover documents,
keys and access records,
utility billing records,
occupancy permits,
homeowner certification where relevant,
and any lease contracts if the property is occupied by tenants.

Why they matter

A property can be documentarily saleable yet practically difficult to possess. The buyer must know if:

the seller still occupies it;
a tenant occupies it;
a relative occupies it;
there is an informal settler issue;
or the property is physically inaccessible.

A pasalo buyer who ignores possession can end up paying for a property that cannot be peacefully occupied.

XXI. Utility Bills and Service Records

Ask for recent utility bills for:

electricity,
water,
association assessments,
and similar recurring charges.

Why they matter

These can reveal:

actual occupancy,
unpaid utility arrears,
association dues,
and whether the property is actively used or abandoned.

Unpaid dues and disconnected services are not always deal-breakers, but they must be known and priced into the transaction.

XXII. Homeowners’ Association or Condominium Dues Statement

If the property is inside a subdivision or condominium project, obtain a statement of:

association dues,
condo dues,
special assessments,
penalties,
and certifications of account status where available.

Why they matter

A buyer can inherit major unpaid dues problems even if the seller says “amortization lang ang concern.”

Association and condominium obligations can be large and can affect occupancy, access, and future transfer processing.

XXIII. Occupancy Permit, Building Permit, and Improvement Documents

For house-and-lot or improved property, the buyer should ask for:

building permit,
occupancy permit,
approved building plans where relevant,
and documents showing improvements were lawfully built.

Why they matter

This is especially important if:

the house was self-built on installment land,
the improvements are substantial,
or the buyer is paying for a house that may not be properly documented.

A buyer should distinguish between:

rights over land,
title to land,
and ownership or legality of the structures on it.

PART SIX

LEGAL RESTRICTION AND LITIGATION DOCUMENTS

XXIV. Certified Title Annotations and Encumbrances

The title’s annotations section must be reviewed carefully. It may reveal:

mortgage;
adverse claim;
notice of levy;
lis pendens;
easements;
restrictions on alienation;
government liens;
court orders;
or conditional transfer restrictions.

Why it matters

A buyer through pasalo must assume that annotations matter even more than the seller’s story.

A clean-looking house can hide a legally messy title.

XXV. Court Case Documents, If There Is Any Existing Dispute

Ask directly whether the property is subject to:

court litigation,
ejectment,
partition,
estate proceedings,
annulment of title,
family dispute,
boundary dispute,
foreclosure case,
or any pending complaint.

If yes, get copies of the pleadings or case records available.

Why they matter

A buyer who purchases into litigation takes a major risk. Even if the price is low, the legal exposure can be enormous.

XXVI. Extrajudicial Settlement or Inheritance Documents, If the Seller Acquired Through Succession

If the seller acquired rights by inheritance, require:

death certificate of the previous owner,
extrajudicial settlement,
deed of adjudication if sole heir,
waivers or partition documents,
estate tax compliance records where relevant,
and documents showing the seller’s authority as heir.

Why they matter

An heir can only sell what the heir legally received. If the estate was never properly settled, the buyer may be dealing with only one heir’s claimed share or with incomplete succession rights.

This is especially dangerous in pasalo because estate property is often sold informally before title is regularized.

PART SEVEN

TAX AND TRANSFER COMPLIANCE DOCUMENTS

XXVII. Capital Gains / Transfer Tax Compliance Documents, If Prior Transfers Already Occurred

If the seller says the property had already been sold once before or is already under deed, ask for tax compliance documents relating to prior transfers.

Why they matter

A document may exist, but failure to pay required taxes may mean the transfer was never completed legally at registry level.

A pasalo buyer should understand whether the chain of transfer is merely paper-deep or actually regularized.

XXVIII. BIR Documents Relevant to the Transaction Chain

Depending on the stage of the property, relevant documents may include those showing prior transfer tax processing, estate tax compliance, or sale-related compliance.

Why they matter

A missing tax link can stall eventual title transfer even if the buyer finishes all future payments.

In pasalo, the buyer should not only ask, “Can I continue paying?” but also, “Will I be able to transfer title when the time comes?”

PART EIGHT

DOCUMENTS ON THE PROPOSED PASALO ITSELF

XXIX. Draft Deed of Assignment / Deed of Sale / Pasalo Agreement

Before paying anything substantial, the buyer should review the proposed pasalo document itself.

It may be titled:

Deed of Assignment of Rights,
Contract to Sell with Assumption,
Deed of Sale of Rights,
Deed of Transfer of Rights,
or some other similar title.

Why it matters

The draft reveals:

what exactly is being transferred;
whether the seller is warranting ownership or only assigning rights;
who bears unpaid balances;
whether there is a refund clause if recognition fails;
when possession transfers;
who will process transfer with the developer, bank, or Pag-IBIG;
what happens if consent is denied;
and whether the seller is making truthful warranties.

Critical issue

Many pasalo deeds are badly drafted and hide the seller’s weakness by using broad sale language even when the seller only has limited contractual rights.

The document should match reality.

XXX. Seller Warranties and Undertakings

The pasalo document should ideally include strong seller undertakings, such as:

the seller is the lawful holder of the rights being transferred;
the rights are not previously assigned;
the account status disclosed is true;
there are no hidden arrears except those stated;
all original documents will be turned over;
the seller will assist in obtaining consent or recognition;
and the seller will refund or answer for defects if key representations prove false.

Why they matter

They do not eliminate risk, but they strengthen the buyer’s legal position if fraud or breach occurs.

XXXI. Authority and Recognition Clauses

If the pasalo is subject to developer, bank, or Pag-IBIG approval, the contract should say so clearly.

Why it matters

A buyer should not sign a document that pretends the transfer is complete if in truth it still depends on third-party approval.

The contract should address:

whether payment is conditional on approval,
what happens if approval is denied,
and who bears the risk.

XXXII. Payment Receipts and Acknowledgment Forms for the Pasalo

Every payment made by the buyer should be supported by signed acknowledgment or formal receipt.

Why they matter

Pasalo disputes often become proof disputes. The buyer should never hand over large amounts based only on trust, screenshots, or verbal assurances.

All payments should be documented clearly.

PART NINE

ACTUAL PROPERTY AND SURVEY DOCUMENTS

XXXIII. Lot Plan, Vicinity Plan, or Technical Description

The buyer should verify the actual identity of the property being sold.

Useful documents include:

lot plan,
approved subdivision plan reference,
technical description,
unit location plan for condos,
and survey references where available.

Why they matter

This helps confirm that the property shown physically is the same property described in the documents.

Misidentification is a real risk, especially in projects with many similar units or undeveloped lots.

XXXIV. Actual Site Inspection Notes and Photo Documentation

A site inspection is not just practical; it is part of due diligence.

The buyer should document:

actual condition,
occupancy,
access roads,
flooding or encroachment issues,
neighboring structures,
and whether the property appears to match the papers.

Why it matters

A beautiful document file does not guarantee a workable property.

PART TEN

RED FLAGS REVEALED BY DOCUMENT REVIEW

XXXV. Major Red Flags

The following are serious warning signs in a pasalo transaction:

seller cannot produce the basic source document of rights;
title is inconsistent with tax declaration or actual seller identity;
contract prohibits assignment without written consent, but no consent exists;
loan is seriously delinquent or near cancellation/foreclosure;
seller only offers photocopies and no originals;
seller cannot explain unpaid balances or penalties clearly;
property is under litigation or adverse claim;
spouse or co-owner did not consent;
prior pasalo chain is incomplete;
government-awarded housing is being sold despite transfer prohibition;
seller wants immediate large payment before recognition is processed;
buyer is told “normal lang ‘yan kahit di alam ng developer/bangko.”

These are not minor issues. Any one of them can destroy the transaction’s safety.

PART ELEVEN

DOCUMENT CHECKLIST BY PROPERTY TYPE

XXXVI. If the Pasalo Is a Developer Installment Property

Check at minimum:

Reservation Agreement
Contract to Sell
Statement of Account
Official Receipts
Assignment consent requirements
Written developer approval or transfer procedure
Project account status
Tax declaration if available
title status of the mother title or resulting title information where relevant

XXXVII. If the Pasalo Is a Bank- or Pag-IBIG-Financed House

Check at minimum:

title and certified true copy
mortgage annotation
loan agreement
amortization schedule
updated statement of account
payment history
lender consent requirements
transfer or assumption rules
tax receipts
association dues status
occupancy and possession records

XXXVIII. If the Pasalo Is Rights Only and Not Yet Titled

Check at minimum:

original contract from source
all prior deeds of assignment
seller identity and authority
consent requirement from developer/agency
payment records
statement of remaining balance
restrictions on transfer
actual possession records
government housing or anti-transfer restrictions if applicable

PART TWELVE

FINAL LEGAL SYNTHESIS

XXXIX. The Correct Legal Understanding

The best Philippine legal understanding is this:

A buyer in a pasalo transaction must conduct due diligence not only on the property itself, but on the seller’s exact right to transfer, the contractual and loan restrictions attached to the property, the consent requirements of developers or lenders, the account status of ongoing obligations, and the documentary chain connecting the seller to the property.

That is the essence of pasalo due diligence.

XL. Final Answer

Before buying property through pasalo in the Philippines, the buyer should examine, as applicable, the following core due diligence documents:

certified true copy of title and owner’s duplicate title, if titled;
tax declaration and real property tax receipts;
Contract to Sell, Deed of Absolute Sale, or source contract showing the seller’s rights;
all prior Deeds of Assignment or prior pasalo documents;
seller IDs, civil status documents, and spouse consent where necessary;
Special Power of Attorney if the seller acts through a representative;
loan documents, mortgage papers, amortization schedule, and latest statement of account;
official receipts and payment history;
written consent or approval from the developer, bank, Pag-IBIG, or housing agency where required;
government award or housing allocation documents if the property comes from a restricted housing program;
association dues statements, utility bills, and possession records;
occupancy permit and building documents for improvements;
litigation, estate, or inheritance documents if applicable;
and the proposed pasalo agreement itself, with clear seller warranties and risk allocation.

The buyer must determine not only whether the seller has papers, but whether those papers prove a legally transferable right.

Conclusion

A pasalo transaction in the Philippines can be practical, but it is never something to enter casually. The buyer is often not stepping into a clean transfer of full ownership, but into an unfinished legal structure involving title, loans, consent requirements, and prior obligations. That is why due diligence in pasalo is less about collecting random photocopies and more about verifying the entire legal chain of rights.

The clearest rule is this:

Before buying through pasalo, verify the title, verify the seller’s right, verify the unpaid obligations, verify the required consents, and verify that the transfer can actually be completed—not just promised.