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How to check the land title online in the Philippines in 4 easy steps?

land in the philippines
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Understanding land ownership in the Philippines can be pretty difficult. It’s mainly important to check if the seller really owns the land or property they are trying to sell to avoid scams. A land title is a legal certificate, demonstrating their ownership rights over a particular piece of land. It specifies critical details about the land, such as its location, size, and boundaries.

Checking the land title online in the Philippines is a vital step when foreigners are buying or selling the land. This is because, without a verified land title, property transactions like sales or transfers of ownership could face problems. Additionally, any issues found during the land title check could prevent them from getting a loan on their property. Thus, checking the land title online in the Philippines is an essential step before engaging in property transactions.

Why is it important to check the land title in the Philippines?

Even if you know the seller of the property (for instance, if they are a relative or friend), it’s wise to confirm the land’s current status and details instead of taking their word. But, if the person selling the land is a stranger, you should strictly check the land title online in the Philippines. Doing this will significantly minimize the chances of falling prey to scams or frauds.

Knowing any potential issues tied to the land is crucial as they might negatively impact your rights as the future property owner. The following are common issues that often arise around land ownership in the Philippines:

  • Adverse claim: This situation arises when someone besides the owner claims to have a right or shared interest in the registered land.
  • Lis pendens: This term implies that the land is currently part of an ongoing legal action.
  • Mortgage annotation: The property owner has used the land as collateral for a loan.
  • Lease contract: The seller has rented the property to another person.
  • National Housing Authority (NHA) restrictions: Some restrictions might prevent the land from being sold to someone other than a legal heir without NHA approval.
  • Other liens and encumbrances: The land may be subject to an easement, a right of way, or other issues.

These reasons highlight why it’s essential to perform a detailed verification process, such as checking the land title online in the Philippines, before entering any property transactions.

Land title verification service in the Philippines
Our online land title verification service in the Philippines is designed to offer you peace of mind by ensuring that the land title associated with your property is legitimate, dispute-free, and correctly registered.

The difference between an Original Certificate of Title (OCT) and a Transfer Certificate of Title (TCT)

The Philippines’ land laws can be confusing, especially when understanding land titles. When foreigners want to find a property’s lot number in the Philippines, they should learn about two essential documents – the Original Certificate of Title (OCT) and the Transfer Certificate of Title (TCT). Both are vital documents, and understanding how each one works is a must for anyone who wants to own land in the Philippines. We will explore the difference between the Original Certificate of Title and the Transfer Certificate of Title.

What is an Original Certificate of Title (OCT)?

An Original Certificate of Title (OCT) is issued by the Philippine government when the land, usually owned by the state, is sold for the first time. It serves as the initial proof that land ownership in the Philippines hasn’t been privately owned before. The OCT includes the technical details of the land, such as lot number, area, location, and the fact that the area is no longer part of the state’s public domain.

What is a Transfer Certificate of Title (TCT)?

A Transfer Certificate of Title (TCT) is a formal document symbolizing property ownership and is issued subsequent to the OCT. The TCT meaning in land transactions is the transfer of property ownership from one individual to another. When the land is sold, the previous owner’s OCT is canceled, and a TCT is issued to the new owner. The TCT contains the same technical details as the OCT, adding the transferor’s (seller or previous owner) and transferee’s (buyer or new owner) names.

What to prepare before checking a land title online in the Philippines

Before going into the process of checking the land title online in the Philippines, ensure you have the necessary information. Here’s what you need to gather:

  • Title number: This identification helps trace the document in the official records.
  • Name of the registered owner: Knowing the exact name of the current landowner is crucial.
  • Address of the property: The property location will help validate the title’s authenticity.
  • Register of Deeds: Determine the Registry of Deeds in the Philippines where the title was initially issued.
  • A photocopy of the title: Having a tangible copy of the title, even a photocopy, can assist with the verification process.

In a property transaction, the seller presents the original Owner’s Duplicate Copy of the title when selling the land. Even if the original title isn’t available, get at least a photocopy. Having these pieces of information at hand simplifies the process when you’re ready to check the land title online in the Philippines.

explaining how to check the land title online in the philippines

4 steps to check the land ownership in the Philippines

Checking the land title online in the Philippines is a crucial part of carrying out property due diligence in any real estate transaction. Here are four steps on how to verify land title in the Philippines:

  1. Obtain a tax declaration: Step one involves acquiring a tax declaration, which will carry critical details such as the property’s assessed value, market value, land area, and the owner’s name. This document might also include a map of the property. To obtain this, visit the Assessor’s Office at your local city or municipal building and provide all necessary property details.
  2. Acquire a plan for the property: If an existing structure is on the land or you intend to build one, you will need to obtain a plan for the lot. The Department of Environmental and Natural Resources (DENR) can assist with this. Having the Property Identification Number available could expedite this process as they can easily cross-check their records. Afterward, cover the applicable fees to obtain the property’s design and blueprint.
  3. Get the transfer certificate title: With your Tax Declaration document, head to the Registry of Deeds in the Philippines, usually located in the provincial capital. Remember to bring a copy of your government-issued ID, such as a passport or driving license. Use the Tax Declaration’s Property Identification Number to acquire the Transfer Certificate Title (TCT). After payment of the necessary fees, you’ll have to return later to collect this title.
  4. Verify the land title record: Protect yourself from potential fraudulent transactions and counterfeit land titles by cross-checking the document with the local Registry of Deeds or the Philippine Land Registration Authority. By ensuring that the land title has no legal claims or restrictions, you are practicing real estate due diligence in the Philippines.

To confirm the authenticity of a title, compare it against the original copy held by your local Registry of Deeds, which should match the Owner’s Duplicate Certificate provided by the seller. These titles could be either an Original Certificate of Title (OCT) (if it’s the first time the land has been titled) or a Transfer Certificate of Title (TCT) (issued after the land’s title has previously been transferred).

If you plan to sell, donate, or legally transfer your property, a TCT is needed for every transaction. Most of the work of the Land Registration Authority (LRA) in the Philippines is done by the 168 Registry of Deeds offices located throughout the country. Therefore, checking the land title online in the Philippines with the Registry of Deeds of your locality is the quickest way to validate a property title.

Land title verification service in the Philippines
Our online land title verification service in the Philippines is designed to offer you peace of mind by ensuring that the land title associated with your property is legitimate, dispute-free, and correctly registered.

Where can you verify the land title online in the Philippines?

By checking your land title online in the Philippines, you can protect yourself from fraud and avoid potential disagreements later. It’s important to know that there are three different places where you can check your land title online in the Philippines. These options provide a convenient way to verify the title from your preferred location:

1. Land Registration Authority (LRA) or Register of Deeds (RD)

The LRA and RD are reliable sources for all land titles. Here, you can:

  • Request a Certified True Copy (CTC): This is a document identical to the title record from the Office of the Register of Deeds.
  • Get a certification confirming the existence (or non-existence) of a title based on the Office of the Register of Deeds records.
  • Ask for verification of any registered transactions involving the land.
  • Apply for parcel verification: This provides a print of your land’s configuration or location based on its technical description.
  • Seek a title trace back: Useful to determine the property’s previous owners and registrants until its initial registration.

2. eSerbisyo web portal

You can quickly check the land title online in the Philippines using the LRA’s eSerbisyo web portal. This allows for requesting a CTC of Original Certificate of Title (OCT), Transfer Certificate of Title (TCT), or Condominium Certificate of Title (CCT). For this, create a user account on the portal first for the online land title verification in the Philippines.

To use the portal, have these details ready:

  • Register of Deeds where the title is registered
  • Type of title, i.e., OCT, TCT, or CCT
  • Title number

The fees for CTC via eSerbisyo depend on the number of pages. They range from Php 644.97 for two pages, increasing by Php38.19 for each additional page.

Following is the step-by-step process on how to check TCT online:

  1. Access portal and register: Go to the eSerbisyo web portal and create a new user account. Once registered, sign in using your details.
  2. Request for Certified True Copy: Click on “Request for a Certified True Copy” and fill in the necessary title details.
  3. Submit the request: Review the request summary and total fees, then click “Submit Request.”
  4. Make payment: Click on “Make Payment” and choose Landbank for payment. You’ll be redirected to their ePayment system. After successful payment, you’ll receive the CTC within 3-5 working days (or 5-7 days outside of Metro Manila).

3. Visit the Land Registration Authority (LRA) or Register of Deeds (RD)

If you cannot request the CTC online, visit the LRA or RD offices. Here, along with issuing CTC, they also offer Certification, Verification, Parcel Verification, and Title trace-back services.

For the in-person visit, bring along:

  • A valid ID (No Authorization Letter or Special Power of Attorney required)
  • The title number and the name of the registered owner or a photocopy of the title

Online land title verification service in the Philippines

Do you want to check the land title online or obtain a True Copy of the land title in the Philippines? This can be a daunting task, especially if you don’t know where to begin. Fortunately, our legal team is available to assist you. With our expertise and experience in the Philippines, we can guide you through the legal requirements and processes related to real estate, such as checking the land title, acquiring a True Copy of the land title, and other real estate matters.

To verify a land title in the Philippines, click on ‘Get started‘. Do you have any questions? You can contact us directly at hello@ownpropertyabroad.com.

Land title verification service in the Philippines
Our online land title verification service in the Philippines is designed to offer you peace of mind by ensuring that the land title associated with your property is legitimate, dispute-free, and correctly registered.

Frequently Asked Questions (FAQs)

How to find the lot number of a property in the Philippines?

To find the lot number of a property in the Philippines, check the property’s Transfer Certificate of Title (TCT) or Tax Declaration (TD). The lot number is typically mentioned in these documents.

Who is the Philippine land registration authority?

The Philippine land registration authority is the Land Registration Authority (LRA), responsible for issuing decrees of registration and certificates of title and register documents, patents, and other land transactions. Here, you can check the land title online in the Philippines.

How to find the property identification number in the Philippines?

The property identification number can be found on the Transfer Certificate of Title (TCT) or the Tax Declaration (TD) of the property. It’s a unique number assigned to each property for identification purposes.

How to verify a land title in the Philippines?

To verify a land title in the Philippines, visit the nearest Registry of Deeds office. Request a Certified True Copy of the title to ensure its authenticity. Additionally, check for any annotations at the back of the title to see if there are liens or encumbrances.

How to check TCT online?

The Land Registration Authority (LRA) of the Philippines has an online portal called “Land Titling Computerization Project” (LTCPII), where you can request copies of land titles. This way, you can find the land title online in the Philippines.

How to check land ownership in the Philippines?

To check land ownership in the Philippines, request a Certified True Copy of the Transfer Certificate of Title (TCT) from the local Registry of Deeds. This document will provide details about the registered owner and the property’s history.

Your guide to buying property in the Philippines
Written by Therese Angeles

32 Responses

  1. Is it possible to buy public land in the Philippines? I asked at the Tax accessors office about some property , they said it was public land but I needed to find who held the title. That confused me.

    1. Hi Earl,
      Foreigners can’t buy public land in the Philippines. They can buy the land under a leasehold agreement, through a nominee, or through a company. Most foreigners choose to buy land in the Philippines under a leasehold agreement.
      ^ Matt

  2. Thank you for sharing your service to check the land title. It is so easy to request and their prompt delivery is impressive.

  3. Hi,
    Our father (US based) owns a small land (property) in the Philippines which he is trying to sell. We were told that we need to submit some kind of document to show the adult children (all US based) will not claim interest in the property down the line. It was indicated to us that we (multiple adult children) that we need to have the document(s) notarized in the Philippine embassy (red-ribbon?) and we cannot use just use the US notarization on the documents. We do not know what that document/s is/are or would be, or why any document is required from the adult children when the title and ownership is our father’s and any proceeds from the sale will go to our father. Please advise if and/or what document – if any, – is needed from the adult children and where we can get it.
    FYI. There is no issue with the land title.

    1. Hi Maria,

      The requirement for documents from adult children in the sale of property in the Philippines can vary based on the family and legal circumstances. To understand the specific requirements and obtain the necessary documents, please email us at hello@ownpropertyabroad.com. Our legal agents can help you with land titles in the Philippines.

      ^ Matt

    2. If the registered owner is still alive, he does not need consent from adult children. What he can do is simply to give a Spacial Power of Attorney to his broker or 3rd person he trust to sell the property.

    3. Just do a “Special Power of Attorney” search on-line how to make one, designate someone in the Philippines to act in the adult children”s behalf. All adult children go in front of the notary public in the U.S. and have it notirized, then go to your State Secretary Office to apostille the document that the notary public certified, check your State if they allow mail in apostille, in California the state allows it. Apostille replaced red ribbon issued by the Philippine Consulate.

  4. I bought properties in BGC Fort Vivtoria in 2012 in cash. Up to now I have not received my CCTs. New San Jose Builders Inc is the owner. How to go with this. I had been asked to dole out the cash needed if I wanted to transfer the title. Is it legal?
    Hope for your reply and assistantance.
    Thank you.

    1. I live in Taguig area and do some liaison service. Victoria is in BGC. I could check it with the admin for you see what’s the next thing to do. We also need to check if the real property tax is updated.

    2. there are two kinds of condo ownership in the Philippines. Buyers beware: Perpetual ownership (Free hold) versus Lease Hold. In Perpetual ownership the Condo Certificate of Title is issued under your name ( your proof you own the condo), in Lease Hold the CCT is issued under the developers name or the owner of the land, after a number of years that are specified in the contract, everything in that property goes back to the developer or the owner of the land. Research online perpetual ownership versus lease hold condo ownership.

  5. I need assistance to get my CCTs in Fort Victoria for the 2 units and a parking slot bought since 2012. Please anybody can help me?

    1. Yes you need to pay for that, professional fee for the person who will process, fees of the attached docs. and additional fees for the transpo of the one fixing it…

  6. Is it possible to search property details by name? I don’t have the particulars of property except the name of the person.

  7. Hi, How can I check if land I’ve seen for sale is in a protected area of Cavite, Laguna. I can’t seem to find a clear map showing the extent of the protected area. If it is in a protected area does this mean it shouldn’t be for sale?

    1. Hi Duncan, it does not always mean that it shouldn’t be for sale. This varies depending on the province and area. You can obtain the land title to get more information about its legal status.

  8. Hi, I bought a small portion of a property. The whole property though has Adverse Claim annotation. The person who had registered an adverse claim, had been living in the US for quite some time, has however provided a notarized Affidavit of cancellation (Feb 2012) to the land owner but the affidavit has not been filed to the Registry of Deeds. Can we just submit the Affidavit to the Registry of Deeds? What is the process to have the Adverse Claim cancelled? Thank you in advance.

    1. Hello JC! Yes, you can submit the notarized Affidavit of Cancellation to the Registry of Deeds to initiate the cancellation of the Adverse Claim. You will need to provide the original document along with any other required supporting documentation. It’s advisable to visit the local Registry of Deeds office to confirm the exact requirements and process for ensuring the adverse claim is officially removed from the property title.

  9. I would like to know the land property of my ancestors
    the father of my father ancestors
    Since my Parents don’t know anything about their lands… Their families take for granted on that, me and my sisters brothers don’t get any small amount of land that the family of my Father have… They don’t till us everything they knew is there any way to ask about this matter or to retrieve what should we have? Pleased respect and reply my inquiry
    Thank you in advanced.

    1. Hello Ardie. To inquire about ancestral land in the Philippines, you can start by checking with the local Registry of Deeds for any registered titles under your ancestors’ names. You may also need to consult with a lawyer to explore legal avenues for claiming potential inheritance.

  10. a lanf we rented for over 3 decades is being aold to us now. The person cannot show any documents such as land title. how can we check if the property is really his? thanks! we do not have any kind of documentations to use or submit for checking..

    1. Hi Gelo. To verify if the person is the true owner of the land, you can request a certified true copy of the title from the Registry of Deeds. Without any documentation, it is risky to proceed. It is advisable to seek legal assistance.

  11. My grandfather owned properties but my parents does not have copies of any of the land titles. We don’t know exactly how many land titles, hectares are there but we know the municipality where those lands are located. I want to know where to get the list of properties with title number under the name of specific person so I can proceed on acquiring certified true copy in the registry of deeds.

    1. Hi Jimmy. To get a list of properties under your grandfather’s name, you can request this information from the Registry of Deeds in the municipality where the properties are located. They can provide you with the title numbers, which will allow you to acquire certified true copies.

  12. Good day.! Is it possible to avail certificate of lot status indicating it’s decree since the department already suggest to reconstitute, and since it’s no longer available in the registry office as consequence of last war?.

    1. Good day! Yes, it is possible to obtain a certificate of lot status indicating its decree even if the records are no longer available in the registry office due to the last war. You will need to follow the reconstitution process suggested by the department, which involves gathering any available documents and evidence of ownership to support your claim. It’s advisable to consult with a lawyer to guide you through the process.

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