In order to secure our payment, we entered into a Real Estate Mortgage (REM), involving our parcel of land in Batangas. A concerned friend told me that the foreclosure was not valid since no special power to sell was either inserted in the REM or attached to the REM. You can file a case to annul the extrajudicial foreclosure of the REM and the public auction conducted pursuant to the extrajudicial foreclosure. But based on your story, no special power to sell was either inserted in the REM or attached to the REM. The requirement for the special power or authority to sell finds support in the civil law.

Source: Manila Times July 19, 2020 16:41 UTC