This is general information on Philippine law and procedure. It isn’t a substitute for advice from your own lawyer on your specific facts.

1) First, identify what kind of “family-occupied” land you have

Different remedies depend on the property’s legal situation. Pin down which of these applies (sometimes more than one):

Community or Conjugal Property (spouses) Land acquired during the marriage is usually part of the absolute community (ACP) or conjugal partnership (CPG). Disposition or encumbrance requires the written consent of both spouses. A deed signed by only one spouse is generally void as to the non-consenting spouse.
Family Home A “family home” (the residence of the family) exists by operation of law and is protected against most alienations and levies. Alienation/encumbrance typically requires the written consent of the spouse and (if applicable) a majority of beneficiaries of legal age; in their absence, court authorization can substitute. Transactions made in violation of these requirements are void.
Co-owned/Inherited Property (co-heirs) Until partition, heirs are co-owners. A co-owner may sell only his/her undivided ideal share, not the entire property. If a co-owner sells to an outsider without giving written notice to the others, the non-selling co-owners have a statutory right of legal redemption. The 30-day redemption period starts only upon written notice of the sale; without that notice, the right doesn’t lapse.
Property with agricultural tenants/lessees An agricultural lessee (tenant) enjoys security of tenure. If the landowner sells the land, the lessee keeps possession, and the law grants the lessee rights of pre-emption and redemption at a reasonable price (with statutory timelines that run from written notice/registration of sale).
Registered vs. unregistered land For Torrens-titled land, remedies often involve annotations and actions for reconveyance/cancellation in the land registration court/RTC. For unregistered land, instruments aren’t binding on third persons unless recorded, and possessors often have stronger equitable footholds.

2) Core civil remedies when the land was sold without required notice/consent

A. Annulment or declaration of nullity of the sale

When:
- The land is ACP/CPG and one spouse sold without the other’s written consent; or
- It is a family home alienated without the required consents; or
- The seller had no authority (e.g., forged signatures, expired or invalid SPA), or a co-owner purported to sell the entire property rather than his/her share.
Effect: A void sale transfers no ownership. You may seek cancellation of the buyer’s title (if already transferred) and reconveyance to the rightful owner(s).
Prescription: Actions for absolute nullity (void contracts) are generally imprescriptible; voidable contracts typically prescribe in 4 years from discovery or relevant trigger. Reconveyance based on implied trust often prescribes in 10 years from issuance of title, but if you remain in possession, the action may be treated as imprescriptible.

B. Legal redemption (co-ownership)

When: A co-owner sells his/her undivided share to a third person without written notice to the other co-owners.
Right: Any other co-owner may redeem the share by paying the purchase price and expenses. If several redeem, they do so pro rata.
Deadline: 30 days from written notice of the sale. Without written notice, the 30 days don’t start.
Relief: File an action to compel conveyance to you upon tender of the price and cancel or annotate the transfer as needed.

C. Pre-emption and redemption (agricultural lessees)

When: Land tenanted/leased for agriculture is sold.
Rights: The lessee has a right of first refusal (pre-emption) before the sale and, if ignored, a right of redemption after the sale at a reasonable price.
Deadline: Statutes set specific periods (commonly counted from written notice or registration). Failure to give proper notice can keep the right alive.

D. Rescission for lesion/fraud/duress; damages

When: Transaction procured by fraud, intimidation, undue influence, or resulted in lesion in special situations (e.g., guardianship).
Relief: Rescission, damages, attorney’s fees.

3) Immediate protective measures

Register a Notice of Lis Pendens (if you’re filing or about to file a real action)
- Annotates the pending case on the title so downstream transferees are bound by the litigation outcome.
Annotate an Adverse Claim (Property Registration Decree, Sec. 70)
- For registered land when you have an interest adversely affected by a recorded deal; valid for 30 days (renewable only by court action).
Secure a copy of and examine the title
- Get a Certified True Copy of the TCT/OCT and current ENCUMBRANCES page. Look for new TCTs issued, annotations, SPAs, and adverse entries.
Preserve possession and evidence
- Keep tax declarations/receipts, utility bills, photos, barangay certificates of residence/possession, tenancy/lease papers, and any written communications (or the lack of written notice).
Injunction/Status Quo Orders
- Apply for temporary restraining order (TRO)/preliminary injunction to prevent further transfers, ejectment, or construction while the case is pending.

4) Typical case pathways by scenario

Scenario A: One spouse sold the family home/ACP land without the other’s consent

Claims:
- Declaration of nullity of deed of sale;
- Cancellation of TCT (if already transferred) and reconveyance;
- Damages against the erring spouse and buyer (especially if in bad faith).
Key points:
- Lack of spousal consent is fatal; the buyer’s good faith does not cure a void disposition.
- If there is a genuine family home, lack of the required consents also voids the alienation.
- Court may, in limited cases, authorize a disposition when a spouse unreasonably withholds consent for the family’s interest (prospective, not retroactive, cure).

Scenario B: A co-heir secretly sold to an outsider

Claims:
- Legal redemption of the sold share (within 30 days from written notice; absent notice, right persists);
- Partition to settle co-ownership;
- Nullity if the co-owner purported to sell the entire property, with reconveyance limited to the portion actually owned.
Practice tips:
- Make a valid tender/consignation of the price in court to perfect redemption.
- If the buyer already got a separate title to an ideal share, ask for cancellation and issuance reflecting the redeemed share.

Scenario C: The land has an agricultural tenant/lessee and was sold over your head

Claims:
- Exercise pre-emption/redemption rights at a reasonable price;
- Maintain possession (sale doesn’t terminate agricultural leasehold);
- Annul the sale if statutory rights were willfully bypassed and you meet grounds.
Deadlines:
- Act within the statutory periods (commonly within 180 days of written notice/registration—check the exact text that fits your situation).

Scenario D: Forgery or unauthorized agent

Claims:
- Nullity of the deed for forgery/lack of authority, cancellation of title, reconveyance, damages.
Evidence:
- Signature comparison, document examiner reports, SPA authenticity (notarization, scope, validity, and whether special authority to sell land exists).

5) Defenses you’ll hear—and how they’re addressed

“Buyer in good faith and for value.”
- Protects valid sales, but cannot validate a void sale (e.g., no spousal consent, no authority, forged deed).
- For registered land, good faith can complicate reconveyance if the original owner’s negligence enabled the fraud; but courts regularly restore title when the sale is void.
“You’re out of time.”
- Void contracts: action for nullity is imprescriptible; redemption rights run from written notice; reconveyance has nuanced rules (see above).
- If you remain in actual possession, actions to quiet title are often treated as not barred by time.
“We already transferred to someone else.”
- A properly filed lis pendens puts all transferees on notice; courts can cancel later TCTs and order reconveyance.

6) Step-by-step practical game plan

Title check: Get CTC of title and tax decs.
Document the lack of notice/consent: Keep all letters, chats, and show no written notice was given where the law requires it.
Assess which box you’re in (ACP/CPG, family home, co-ownership, leasehold).
File the right action in the Regional Trial Court (real actions) or proper forum; do Barangay conciliation first if required (same city/municipality parties and subject).
Seek interim relief: TRO/injunction, lis pendens, adverse claim.
Perfect tender when redeeming (co-ownership/lessee rights).
Criminal angle (optional): If there’s forgery/falsification/estafa, consider a criminal complaint alongside the civil case.

7) Evidence checklist

Certified true copies of TCT/OCT (including Encumbrances).
Deed of sale, SPA/Secretary’s Certificate (if any), notarization details.
Marriage certificate, proof of acquisition date/source to show ACP/CPG.
Proof it is the family home: IDs, utility bills, barangay certificates, photos.
Heirship proof: Death certificate, extrajudicial settlement (if any).
Written notices (or proof of no notice) concerning the sale.
Possession proofs: tax receipts, affidavits of neighbors, photos.
Tenancy/lease papers, DAR documents (if agricultural).

8) Remedies matched to common questions

Q: Can I stop the buyer from evicting us? A: Seek a TRO/prelim injunction and file lis pendens. If you’re a lessee/tenant, assert security of tenure.
Q: The co-owner sold without telling us. What now? A: Redeem the share under the Civil Code; the 30-day clock starts only upon written notice. File suit if they refuse.
Q: My spouse sold our house without me. Is the deed valid? A: No. Disposition of ACP/CPG or a family home without required consent is generally void; sue for nullity, cancellation, and reconveyance.
Q: Title already changed hands—too late? A: Not necessarily. Void sales can be attacked; courts can cancel titles and order reconveyance, especially when you’ve annotated and moved promptly.

9) Strategic tips

Speed matters: Record adverse claim or lis pendens early to block “washing” of the title through successive transfers.
Frame your primary theory clearly (void sale vs. redemption) and plead in the alternative where appropriate.
Money in court wins redemption fights**:** Prepare to tender/consign the actual price and allowable expenses.
Mind special rules for the family home: Even if the land isn’t ACP/CPG (e.g., paraphernal), family home protections can independently defeat an unauthorized sale.
Don’t ignore barangay conciliation when mandatory—it can delay your case if skipped.

10) Key legal anchors to discuss with counsel

Civil Code: Co-ownership and legal redemption among co-owners; rules on void/voidable contracts, rescission, prescription.
Family Code: Administration and disposition of community/conjugal property; family home constitution and consent requirements; exemptions and court authorization rules.
Property Registration Decree (P.D. 1529): Adverse claim, lis pendens, cancellation/reconveyance.
Agrarian laws (e.g., R.A. 3844; R.A. 6657): Lessee’s pre-emption/redemption, security of tenure.
Katarungang Pambarangay: Mandatory conciliation before filing (when applicable).

Bottom line

If family-occupied land was sold without required notice or consent, you’re not helpless. The law offers powerful levers—from voiding the sale and reconveying title, to redeeming a secretly sold share, to asserting tenancy rights—backed by practical tools like lis pendens and adverse claim. Move fast, nail down the property’s legal status, preserve possession and evidence, and file the right suit with interim relief to protect your home while the merits are decided.