Land Title Verification in the Philippines: How to Check if Authentic

Buying land or accepting property as collateral? Confirm the title is authentic before any payment. Below are clear steps you can do online and in-person, plus a quick checklist of required documents.

1. Get the title details first

Ask the seller for:

• Original Transfer Certificate of Title (TCT) or Original Certificate of Title (OCT)
• Title number (e.g., TCT No. 12345)
• Current owner's full name and copy of IDs

🚩If they can't show the original, treat as a red flag.

2. Search online via LRA eSerbisyo

• Go to LRA eSerbisyo (https://eservices.lra.gov.ph/).
• Use the title number (recommended) or owner's name search.
• You can request an electronic Certified True Copy (eCTC) or order a CTC for pick-up from the Register of Deeds.
• Note: Online services may require account creation and payment.

Why this helps: LRA records confirm title status, encumbrances, annotations (e.g., mortgages), and current owner.

3. Visit the Register of Deeds (RoD)

• Bring the title number or the seller's information.
• Request an official Certified True Copy (CTC) of the TCT/OCT.
• Compare the CTC against the seller's original: check title number, owner name spellings, signatures, and annotation stamps.
• Ask the RoD if there are pending cases, annotations, or cancellations on the title.

RoD is the definitive local record - always get a CTC for transactions.

4. Check for encumbrances and liens

• LRA eSerbisyo and the RoD CTC will list mortgages, annotations, attachments, or notices.
• For extra safety, request a Tax Declaration from the Municipal/City Assessor to confirm tax payments and land description.

5. Verify identity and signature consistency

• Compare the seller's ID with owner name on title and CTC.
• Examine signatures on the title vs. IDs or previous transfer docs. Spelling differences or mismatched signatures require clarification.

6. Watch for common red flags

• No original title provided or the original looks tampered.
• Title number doesn't match LRA/CTC records.
• Multiple owners listed but seller claims sole ownership.
• Recent back-to-back transfers or lots of annotations.
• Blank assignments, erased sections, or inconsistent fonts/inks.

7. Consider legal or professional help

• Hire a lawyer to perform a title search, draft or review the Deed of Sale, and verify encumbrances.
• A licensed broker or accredited appraiser can help confirm market value and identify suspicious deals.

8. Final steps before closing

• Get an updated CTC from RoD (dated close to closing).
• Secure receipts and payment records for taxes, transfer fees, and documentary stamps.
• Ensure annotations (e.g., mortgage releases) are recorded before accepting a title as free and clear.

Quick checklist of requirements

• Seller's original TCT/OCT or recent CTC from RoD
• Title number
• Seller's valid government ID (matching name on title)
• Signed Deed of Sale (draft reviewed by lawyer recommended)
• Proof of tax payment / Tax Declaration
• eCTC/CTC ordered from LRA/RoD
• Authorization/SPA if seller not the owner in person

Tips

• Always verify at the Register of Deeds - online helps but RoD CTC is the final proof.
• If anything looks off, postpone the transaction and consult a lawyer.
• Keep digital and physical copies of all documents and receipts.

Safe buying begins with a clear title. Verify early, verify thoroughly.

Sources and additional help

• Use LRA eSerbisyo to start checks and order CTCs: https://eservices.lra.gov.ph/
• Find your local Register of Deeds via the LRA site: https://lra.gov.ph/
• When in doubt, consult a real estate lawyer before payments.

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