The title is the most important document in any Philippine real estate transaction. Without verifying it properly, you risk buying a property with liens, encumbrances, fake documents, or disputed ownership. This guide explains what each title type means and the due diligence steps every buyer must complete.
Types of Property Titles in the Philippines
Original Certificate of Title (OCT)
First RegistrationThe very first title issued for a parcel of land that has been registered for the first time under the Torrens system. An OCT indicates the land has never been sold — it is in the name of the original owner.
Transfer Certificate of Title (TCT)
House & LotIssued when a property is transferred from one owner to another. Every subsequent transfer creates a new TCT. This is what you receive when you buy a house and lot. The title must be free of any annotations for liens, mortgages, or adverse claims.
Condominium Certificate of Title (CCT)
Condo UnitThe condo equivalent of a TCT. It covers your specific unit within a condominium project. It does not include land ownership — only the airspace unit as defined in the Master Deed. The land under the building is owned collectively by all unit owners.
How to Verify a Title: Step-by-Step
- 1
Get a certified true copy from the Registry of Deeds
Go to the Registry of Deeds (RD) in the city or municipality where the property is located. Request a Certified True Copy (CTC) of the title. This is the authoritative version — not a photocopy from the seller. Fee: approximately ₱200–₱500.
- 2
Check the annotations (back of the title)
Look for any recorded liens, mortgages, adverse claims, lis pendens (pending litigation), or easements. Any annotation is a red flag that must be resolved before you purchase.
- 3
Verify with the Bureau of Internal Revenue (BIR)
Confirm that all real property taxes (RPT) are current. Request a tax declaration from the City Assessor's Office and verify there are no outstanding tax liabilities.
- 4
Cross-check with the Land Registration Authority (LRA)
The LRA maintains a central database. You can request a land verification through the LRA E-Services portal or at any RD office. This confirms the title number is genuine and not duplicated.
- 5
Conduct an ocular inspection
Visit the property in person. Confirm the physical boundaries match the title description and survey. Check if there are informal settlers or occupants. Neighboring properties should not encroach on the described lot.
- 6
Engage a licensed real estate lawyer or broker
For high-value transactions, hire a real estate attorney to conduct a full title search, check for lis pendens with courts, and draft the Deed of Absolute Sale. Legal fees are typically 1%–2% of the transaction value.
Red Flags to Watch Out For
The Golden Rule
Never sign a Contract to Sell or a Deed of Absolute Sale until you have personally verified the title at the Registry of Deeds with a Certified True Copy in hand. This single step can save you from irreversible fraud. A legitimate seller will never object to this verification process.