Title, owner, liens and boundaries – six steps before you pay
A lot in the Philippines can be a good buy. But before you hand over a single peso, you need to be sure of one thing: does the land really belong to the person selling it to you?
Sounds obvious. Here, it isn't always. Fake titles, heirs who can't agree, or a "cousin" selling on behalf of the family: it all happens. A few simple steps protect you well.
The most important document is a current Certified True Copy (CTC) of the title. You get it from the Registry of Deeds responsible for the property, which is part of the Land Registration Authority (LRA).
Depending on the property, that's an OCT (Original Certificate of Title), a TCT (Transfer Certificate of Title), or for condos a CCT (Condominium Certificate of Title).
Our advice from experience: never rely on the photocopy the seller hands you. Get the certified copy yourself, or have someone you trust get it.
You don't have to go to the office. On the official LRA portal eSerbisyo, you can create an account and request the CTC online. You'll usually need the Registry of Deeds, the type of title and the title number.
You pay online, depending on the option, and it's delivered within the Philippines. One thing: only use the official portal. There are copycat sites.
Prefer to go in person? With the LRA's Anywhere-to-Anywhere (A2A) service, you can get a CTC at a different Registry of Deeds from the one where the land is registered.
Compare the name on the title with a valid government ID of the seller. It has to match exactly.
If someone else is named on the title, look closely. Often it's an heir, or someone acting under a Special Power of Attorney (SPA). Ask to see the documents and verify them independently. And if several owners are registered, all of them have to agree to the sale, not just the one sitting across the table from you.
A lot can carry a mortgage, a lien, a registered claim or even a court order. All of that is noted on the title. Read every entry.
If there's an encumbrance, it has to be agreed in writing how and when it will be cancelled before you buy. "Don't worry, it's all paid off" isn't enough.
A genuine title doesn't automatically mean the piece of land you're standing on is the one described in it.
Compare the lot number, area, technical description and location with the survey plans. If in doubt, a relocation survey by a licensed geodetic engineer is worth it. They'll mark out the boundaries on site.
Visit the lot in person: are there disputes with the neighbours? Is someone already living or farming there? Is there proper road access?
A current tax declaration and receipts for paid property tax are useful. But careful: a tax declaration on its own doesn't prove ownership.
Before any serious money changes hands, have an independent lawyer with experience in Philippine property law look at the title, the seller's authority, any encumbrances and the contract. It costs something. It's nothing compared to what a mistake can cost.
Genessa Nacional is your personal point of contact — a Real Estate Consultant in the Filipino Homes network, one of the largest real estate networks in the Philippines, working nationwide with a focus on Dumaguete, Valencia, Bacong, Dauin, and Sibulan. Behind the scenes, several Philippine lawyers support the review of land titles and contracts — so you are never on your own during the process.
Get the title yourself, check the owner, rule out liens, verify the boundaries, have a lawyer look over it. There's no 100% guarantee, but if you take these steps, you buy with peace of mind instead of a knot in your stomach.
Note: This guide is general information and doesn't replace legal advice. Please check the specific requirements with the relevant authorities and a qualified lawyer.
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