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Verification of the authenticity and status of your land title is important in protecting your property rights in the Philippines; fortunately, the process has become more accessible thanks to the online platforms provided by the government. Whether you’re a landowner or a potential buyer, knowing how to check your land title can save you from legal risks and fraud. So, let’s discuss the updated steps on how to check a land title in the Philippines online below.

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

Buying or owning land is a big responsibility, so you’ll need to make sure the title you’re purchasing is legitimate. Plus, it’s always wise to confirm the land’s status instead of just taking the seller’s word so you won’t become a victim of scams or fraud.

Additionally, knowing potential issues surrounding the land is important so they won’t affect your rights as a landowner in the future. Here are the most common issues you can come across when buying  property:

• Adverse claim. Someone else besides the owner has a claim or has a shared interest in the land.
• Lis pendens. The land is currently under litigation.
• Mortgage annotation. The owner used the property as loan collateral.
• Lease contract. The owner has leased or rented out the property to another person.
• National Housing Authority (NHA) restrictions. Restrictions that might stop the land from being sold to another person without the NHA’s approval.

Can you verify land titles in the Philippines?

There are several ways you can verify your land title in the Philippines, depending on your purpose. But the best method that we recommend is to go directly to the Land Registration Authority (LRA) or your local Registry of Deeds (RA), as they’re the country’s official authorities for this purpose.

Aside from verifying your land title, you can also do the following:

• Request for a Certified True Copy (CTC) of the title
• Get a certification confirming the existence of the tile
• Verify any registered transactions involving the property
• Apply for a parcel verification
• Ask for a title trace back

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Can I check land titles online?

Unfortunately, the Registry of Deeds and Land Registration Authority currently doesn’t offer online verification. However, you can request a Certified True Copy (CTC), Transfer Certificate of Title (TCT), or Condominium Certificate of Title (CCT) through LRA’s eSerbisyo web portal. In that way, you’ll be able to know about your land title through the certificate.

If you can find the document in the eSerbisyo online portal, it’s an indirect method of verification that you were sold a legitimate land title in the Philippines.

Why should you request a CTC of your land title?

Aside from providing proof that you’re the owner of the property, you can use the CTC for the following purposes:

• Performing due diligence in property transactions such as buying, selling, and leasing
• For mortgage or loan applications
• Used as a reference for paying real estate taxes
• As supporting documentation for business and construction permit applications
• As supporting documentation for visa applications
• For other legal purposes

How to check land title online in the Philippines

Here are the requirements and steps on how to check your land title in the Philippines by requesting a CTC online:

Documents

• Registry of Deeds where the title is registered
• Title type (OTC, TCT, or CTC)
• Title number

Fees

Note that there’s a fee for requesting a CTC online. It depends on the document’s number of pages, and this is how much each costs:

• 2 pages – ₱644.97
• 3 pages – ₱683.16
• 4 pages – ₱721.35
• Additional fee per page – ₱39.19

Steps

To make the process easier, we recommend you create an account at the eSerbisyo Portal. Once you’re done, follow these steps:

1. Visit the eSerbisyo Portal.

2. Press the ‘Login’ button at the top-right corner of the screen or press the ‘Request Now’ button.

3.  Enter your username and password. Complete the reCaptcha and click ‘Login.’

4. You’ll then be redirected to a One-Time Pin (OTP) window. Enter the 6 digits sent to your registered mobile number or email address. We recommend you do this step immediately after receiving the OTP since it will only be valid for 5 minutes.

5. Once you’re logged in, you’ll be redirected to the eSerbisyo Portal’s homepage. Click the ‘Request for Certified True Copy’ button to request one for your title.

6. You’ll then be redirected to the Request for Certified True Copy page, where the Requestor Information and Delivery Address forms are displayed. Don’t forget to fill in the necessary information.

7. If your requested Title Number is in the LRA database, the website will show you a summary of the fees you’ll need to pay for the document. You can also edit or delete the request in the action column.

8. After making sure all the details are correct, click the ‘Submit Request’ button.

9. Then, a pop-up window will appear. If you agree with the statements, click ‘Proceed.’

10. A confirmation message will appear. Choose ‘Yes’ to continue.

11. To pay the request immediately, click ‘Make Payment’ on your request.

12. You’ll then be redirected to the Payment Summary Page. Select your preferred payment method and click the ‘Make Payment’ button.

13. Follow the instructions for payment. Once successful, a Payment Acknowledgment Receipt notification will be sent to your email address or mobile number. Click the ‘home page’ link to go back to the eSerbisyo landing page.

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Can you track the status of your CTC request?

Yes, the eSerbisyo Portal lets you track the status of your CTC land title request. To do so, follow these instructions:

• Log in to your eSerbisyo account
• Click the ‘My Request’ button
• View the ‘Transaction Status’ of your specific request
• Select the Registry of Deeds office where you made your request, 

You’ll typically receive your document within 3-5 working days if you’re in Metro Manila and 5-7 working days if you’re located in other cities or provinces.

Can you request a CTC manually?

If, for some reason, you can’t access the eSerbisyo Portal, our best recommendation is to request a CTC at the Registry of Deeds. Back in the day, you’ll need to visit the Registry of Deeds office where your land is located. But thankfully, the authorities have revised this process.

The LRA calls this service Anywhere to Anywhere (A2A), where you can request a CTC at your local Registry of Deeds office. Thus, you won’t need to travel to where your property is located. Here’s how the process will go:

• Visit your nearest Registry of Deeds office
• Fill out an Information Request Form
• Pay the processing fee

But before going to the office, make sure you have the following:

• Property Title Number
• Name of the registered property owner 
• Registry of Deed location of the title
• Valid ID

Final Thoughts

Even though the Registry of Deeds and Land Registration Authority currently doesn’t offer online verification, thanks to online portals like LRA’s eSerbisyo website, land title verification is accessible and convenient in the Philippines. Additionally, checking your title online helps keep your investment safe and prevents potential legal issues or disputes so the next time you’re thinking of purchasing a land or owning one right now, make sure to undergo an online land title verification. With just a few clicks, you can conveniently protect your land ownership rights.

Frequently Asked Questions (FAQs)

Here are further information on checking your land title online:

How do I get a true copy of my land title?

You can request a true copy of your land title through LRA’s eSerbisyo Portal. But first, you’ll have to create an account before you can request one. For further instructions, you can refer to our guidelines above.

How much is a Certified True Copy of a Land Title?

 If you request from the LRA, the fee depends on the document’s number of pages:

• 2 pages – ₱644.97
• 3 pages – ₱683.16
• 4 pages – ₱721.35
• Additional fee per page – ₱39.19

How do I know if my land title is original?

There are several ways you can check if your land title is authentic. One is to look at its physical appearance, such as the quality of the paper used and the seal. But the best method in the Philippines is to check your land title online by requesting a CTC or by visiting your local Registry of Deeds office.

Sources: (1), (2), (3)

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