PHILIPPINES

Here’s How to Transfer Land Titles in the

Philippines
BY Lamudi ○
7 September 2016 ○
Resources, Tips and Advice

Signed, sealed, delivered – but is the land already yours? Here’s a step-by-step guide on

how to transfer a land title under your name.

Note: This article is an updated version of the one published last March 11, 2015.

Disclaimer: Although much effort has been made in the creation of this guide, Lamudi

Philippines and OMI Land Title Services advise homebuyers to always consult with

professionals, such as real estate brokers and lawyers.

Buying a property is no easy task. The process of acquiring new space doesn’t just stop

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 when you bring out the cash and acquire a Deed of Sale. One of the most crucial steps

would be transferring the land title from the seller’s name to the buyer’s name – that’s you!

The issuance of a new land title will be the ultimate proof of ownership. After all, you can’t

call it yours if it’s not filed under your name, right? And don’t take this for granted! Failure

to comply would mean facing technical, legal, and financial issues.

Where Do I Begin?

Photo via DepositPhotos

Even before the purchase of a property, make sure to plan out the steps of executing the

transfer of land title. If you’re not able to do this personally, make sure to hire a duly

registered company or a highly trustworthy expert who can go through the process on

your behalf. Though take note that along the way, you may have to personally need to go

to the government offices for follow-ups and status updates.

Once you have the Deed of Sale signed and notarized, deadlines for tax payments are

already in effect. Failure to meet deadlines would occur penalties and surcharges – a true

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 pain in the wallet. For some cases, if payment has been delayed for several years, the

total penalty amount can even be greater than the value of the property at the time of

purchase.

Acquiring that coveted land title is surely a tedious and long process which can take

several months to complete. In some cases, it can take longer than expected if there are

problems with the property’s existing documents or records. Numerous back and fourths

with multiple government agencies are necessary and a patient attitude is extremely

required.

Here’s a 6-step guide to help you process the transfer of your land title:

1. File and secure the required documents at the Office of the Bureau of

Internal Revenue Regional District (BIR RDO)

Before making your way to the office, make sure you have secured the complete list of all

necessary documents. Bring hard copies of the required documents below:

(1) Original copy and (2) photocopies of the notarized Deed of Absolute Sale (DAS)
(1) Owner’s duplicate copy and (2) photocopies of the Transfer Certificate of Title

(TCT) OR the Condominium Certificate of Title (CCT) in case of sale of

condominium units

(1) Certified True Copies and (2) photocopies of the latest Tax Declaration for land

and improvement of the real property. *NOTE: If the property sold is a vacant lot or
no improvements have been made on it, a Sworn Declaration of No Improvement by

at least one of the transferees or Certificate of No Improvement issued by the city or

municipal assessor is required

Tax Identification Numbers (TIN) of the Seller and Buyer

Take note that there are additional requirements for certain cases. It’s best to double

check to minimize numerous back and fourths:

If the person signing on the document is not the owner as it appears on the

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 TCT or CCT: Special Power of Attorney (SPA)
If the SPA is executed abroad: Certification of the Philippine Consulate

If zonal value cannot readily be determined from the documents submitted:

Location plan or vicinity map

For documents required in case of mortgage, judicial or extra-judicial

settlement of estate, judicial and extra-judicial foreclosure of mortgage,

consolidation of ownership, execution sale, and condominium project: Refer to

the required documents filed under the Registration of Real Property with the

Register of Deeds

Other requirements as may be required by law, rulings, regulations, or other

issuances

2. Secure assessment of transfer taxes at the BIR and Authorized Agent

Bank (AAB) OR Municipal OR City Treasurer’s Office

After filing the required documents, a BIR representative will calculate your Capital Gains

Tax (CGT) and Documentary Stamp Tax (DST). Afterwards, they will ask you to sign three

(3) copies each of the ff:

BIR Form 1706 (CGT)

BIR Form 2000 (DST)

These will then be filed at the AAB. For areas where there are no AABs, they will be filed

with the Authorized City or Municipal Treasurer.

3. File documents at the BIR for the issuance of Certificate Authorizing

Registration (CAR) OR BIR Clearance

You will receive a claim slip with the claim date of the CAR, which will be released along

with the following documents:

Original copy of the Deed of Absolute Sale, stamped as received by the BIR

Owner’s Duplicate Copy of the TCT or the CCT

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 Original copies of the BIR Form 1706 (CGT) and Form 2000 (DST), stamped as

received by the BIR

Copies of the Tax Declaration for land and improvement

According to BIR Memorandum Order No. 15-03, BIR RDOs should release CARs for all

One Time Transaction (ONETT) within five (5) days of submitting all required documents.

4. Pay the Transfer Taxes and secure the Tax Clearance at the Local

Treasurer’s Office

Aside from paying the Transfer Tax, you also need to secure the following documents for

the issuance of the Tax Clearance:

(1) Original copy and (1) photocopy of the Deed of Absolute Sale

(1) photocopy of the Tax Declaration

Official Receipt of Payment of Real Property Tax and Special Education Fund Tax

for the current year

5. File documents at the Registry of Deeds for the issuance of new land

title

The new owner’s duplicate copy of the TCT and CCT in your name will be released once

you have presented all of the following documents:

(1) Original Copy and (3) photocopies of the Deed of Absolute Sale, stamped as
received by the BIR

Seller’s Owner’s Duplicate Copy of the TCT or CCT

(1) Original Copy of the CAR

(1) Original Copy of the Tax Clearance

Original Copies of Official Receipts of Payments of CGT, DST, Tax Clearance

Certificate, and Transfer Fee

Original Copies of the Current Tax Declaration for land and improvement issued by

the local assessor’s office

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 If the seller or buyer is a corporation, submit the following requirements:

Secretary’s Certificate authorizing the sale of the real property

Certified True Copy of the Articles of Incorporation and By Laws of the seller or

buyer corporation

6. File documents at the Municipal or Provincial Assessor’s Office for the

issuance of new Tax Declaration

For the release of the new Tax Declaration, present a photocopy of the following

documents:

Deed of Absolute Sale

TCT OR CCT

CAR

Transfer Tax Receipt

Latest Tax Receipt OR Tax Clearance

For some local assessors’ offices (ex. Makati City), additional documents are

required:

1. Subdivision Plan, if lot is subdivided

2. Full-color photos of the house, lot, or condominium unit

Do not forget to accomplish this last step, as this is often missed out. Remember –

ownership of a Tax Declaration should always be done after Land Title Transfer as the

name on the Land Title should coincide with the name indicated on the Tax Declaration.

Disclaimer: Although much effort has been made in the creation of this guide, Lamudi

Philippines and OMI Land Title Services advise homebuyers to always consult with

professionals, such as real estate brokers and lawyers.

https://www.lamudi.com.ph/journal/how-to-transfer-land-titles-in-the-philippines/ 17/01/2019, 4?52 PM

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 Setting Up Shop: BGC Now Top Location for Prime Office Space

BY LAMUDI ○ 8 SEPTEMBER 2016 ○ REAL ESTATE NEWS

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 Five Ways to Be Productive While Commuting

BY LAMUDI ○
6 SEPTEMBER 2016 ○
TIPS AND ADVICE

HOUSES IN THE PHILIPPINES CONDOS & APARTMENTS IN OTHER PROPERTIES

THE PHILIPPINES

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 House and Lot for Sale, House for Condo for Sale, Condo for Rent Commercial Space for Rent
Rent
Apartment for Sale, Apartment for Lot for Sale
HOUSES FOR SALE IN METRO Rent
Townhouse for Sale, Townhouse for
MANILA
CONDOMINIUMS FOR SALE IN TOP Rent
Alabang, Ayala Alabang, Betterliving, LOCATIONS
BF Homes, Fairview, Forbes Park, Warehouse for Rent
BGC, Cebu, Makati, Mandaluyong,
Las Pinas, Makati, Mandaluyong,
Foreclosed Properties, Foreclosed
Manila, Pasig, Quezon City,
Manila
Properties for Sale
Rockwell, Taguig
Marikina, Muntinlupa, Novaliches,
COMMERCIAL PROPERTIES FOR
CONDOMINIUMS FOR RENT IN TOP
Paranaque, Pasig, Quezon City, San
SALE
LOCATIONS
Juan, Taguig, Tandang Sora
Makati, Manila , Quezon City
HOUSES FOR SALE IN TOP Alabang, BGC, Legazpi Village,
Makati, Mandaluyong, Manila,
LOCATIONS COMMERCIAL PROPERTIES FOR
Muntinlupa, Ortigas, Paranaque,
RENT
Cabuyao, Calamba, Cavite, Pasay
Cebu, Dasmarinas, Davao, Cebu, Makati, Manila , Pasig, Quezon
Pasig, Quezon City, Rockwell,
City
Laguna, Santa Rosa, Tagaytay Salcedo Village, Taguig
LAND FOR SALE
TOWNHOUSES FOR SALE IN TOP APARTMENTS FOR SALE IN METRO
LOCATIONS MANILA Bacoor, Batangas, Calamba, Cavite,
Cebu, Dasmarinas, Davao, General
Quezon City, Manila, Makati Makati, Mandaluyong, Manila,
Trias, Laguna, Las Pinas, Lipa,
Muntinlupa, Paranaque, Pasig,
HOUSES FOR RENT IN METRO Lucban
Quezon City, Taguig
MANILA
Lucena, Makati, Manila , Muntinlupa,
APARTMENTS FOR SALE IN TOP
Dasmarinas Village, Makati, Manila, Quezon, Parañaque , Quezon City,
LOCATIONS
Muntinlupa, Paranaque, Quezon City, Santa Rosa, Tagaytay, Taguig, Talisay
Taguig, Las Pinas, Pasig Baguio, Benguet, Cavite , Cebu,
FORECLOSED PROPERTIES FOR
Lapu-Lapu, Mandaue, Tagaytay
HOUSES FOR RENT IN TOP SALE
LOCATIONS APARTMENTS FOR RENT IN METRO
Cavite, Manila, Quezon City
MANILA
Cebu, Davao, Cavite
Makati, Makati 5K, Mandaluyong,
RENT TO OWN HOUSE
Mandaluyong 5K, Manila, Pasig,
Manila Quezon City, Taguig, Taguig 5K,
Cubao, Paranaque 5K, Pasay 5K

APARTMENTS FOR RENT IN TOP

LOCATIONS

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 Cebu, Davao

RENT TO OWN CONDO

Manila

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