How to Secure a Condominium Certificate of Title (CCT) After Full Payment (Philippines)

This is general information for the Philippine setting—not legal advice. Rules, fees, and workflows vary by city and change over time. For specific cases, consult your developer’s documentation, the Registry of Deeds (ROD), or a Philippine lawyer/processor.

1) First, what is a CCT?

A Condominium Certificate of Title (CCT) is the Torrens title issued for a specific condo unit (and usually its parking slot[s]). It states:

the unit number, floor, floor area, and building;
the project’s Master Deed and Declaration of Restrictions references;
your undivided share in the common areas/condo corporation; and
annotations (e.g., mortgages, liens, adverse claims, deed restrictions).

For land or house-and-lot you get a TCT (Transfer Certificate of Title). For condo units, you get a CCT.

2) Legal backbone & key agencies

Condominium Act (R.A. 4726) – framework for condominium ownership, master deed, common areas, and CCTs.
Subdivision and Condominium Buyers’ Protective Decree (P.D. 957) – protects buyers; developers must deliver title upon full payment and handle release from project mortgages.
Property Registration Decree (P.D. 1529) – land registration rules at the Registry of Deeds under the Land Registration Authority (LRA).
National Internal Revenue Code (NIRC) & revenue regulations – BIR taxes (CGT/CWT, DST) and the Certificate Authorizing Registration (CAR/eCAR) needed before ROD will issue/transfer title.
DHSUD (Department of Human Settlements and Urban Development; formerly HLURB) – licensing & developer compliance; HSAC handles adjudication.
LGU Assessor & Treasurer – tax declaration updates and transfer tax.

3) When are you entitled to your CCT?

You are generally entitled upon full payment (cash or bank loan take-out) and completion of title-transfer requirements. Under P.D. 957 the developer is obligated to deliver the title after you’ve fully paid, subject to payment of applicable taxes/fees and registration steps.

If the project was mortgaged by the developer, P.D. 957 requires a mechanism to release your unit from the blanket mortgage once you pay in full, so that your unit can be titled in your name (often called a “partial release”).

4) Prerequisites (project-level & buyer-level)

Project-level (developer side):

Master Deed & building plans registered; License to Sell issued when pre-selling.
Occupancy Permit/Building Final Inspection as applicable.
Initial CCTs opened at the ROD (conversion from the mother title).

Buyer-level:

Full payment (or bank loan take-out).
TIN (BIR will not process without TIN).
Government IDs; civil status documents if married/widowed/annulled.
Notarized Deed of Absolute Sale (DOAS) (or Deed of Conveyance/Assignment).
BIR taxes paid and eCAR issued.
LGU transfer tax paid.
Real property tax (RPT) clearances as required by the LGU.

5) Standard workflows (choose the one that fits your situation)

A. First sale from a developer (no previous private owner)

Full payment & turnover documents
- Developer issues Certificate of Full Payment and prepares the DOAS (or executes Deed of Conveyance once your bank takes out the loan).
- If the project land is mortgaged, developer secures partial release of mortgage for your unit.
BIR processing → eCAR
- File with the BIR Revenue District Office having jurisdiction over the condo’s location.
- Usual taxes/documents:
  - CWT (Creditable Withholding Tax) typically applies if the seller is a developer engaged in real estate business (rates depend on rules and pricing brackets).
  - DST (Documentary Stamp Tax) on the sale.
  - VAT if applicable under current thresholds/rules (often already built into the developer’s pricing).
  - Notarized DOAS, IDs/TINs of parties, developer documents, official receipts, and other attachments prescribed by BIR (e.g., plans, tax map/TD, etc.).
- BIR issues the Certificate Authorizing Registration (eCAR) once taxes are accounted for.
LGU Treasurer – Transfer Tax
- Pay transfer tax based on the selling price/zonal value/fair market value (whichever is higher), at rates set by the LGU (many cities use up to 0.75%; outside NCR often up to 0.5%).
Registry of Deeds (ROD) – Registration & Issuance of your CCT
- Submit the eCAR, proof of transfer tax payment, DOAS, IDs, developer clearances and the ROD/LRA forms; pay registration fees (per LRA schedule).
- ROD cancels the relevant developer CCT and issues a new CCT in your name (plus a separate CCT for each titled parking slot, if any).
- You receive the Owner’s Duplicate CCT; the ROD keeps the original.
Post-registration
- City/Municipal Assessor: update Tax Declaration to your name (unit and parking).
- Condo corporation/property management: submit copies of title & IDs for membership/records.

B. Resale (purchase from a private individual/corporation)

Notarized DOAS between seller and buyer.
BIR taxes & eCAR:
- If seller is an individual/non-developer → Capital Gains Tax (CGT) (commonly 6% of the higher of selling price or zonal/fair market value).
- If seller is a real estate trader/developer → CWT instead of CGT.
- DST applies to the deed.
LGU Transfer Tax payment.
ROD registration:
- Present eCAR, transfer tax receipt, DOAS, seller’s Owner’s Duplicate CCT, tax clearances, IDs.
- ROD cancels seller’s CCT and issues your new CCT.
Assessor: update Tax Declaration to your name.

C. Bank-financed purchase (common for first sale or resale)

On loan take-out, title is issued in your name but annotated with the mortgage in favor of the bank.
The Owner’s Duplicate CCT is usually kept by the bank while the loan is outstanding.
After you finish paying the bank, the bank executes a Release of Mortgage.
ROD registers the release, cancels the mortgage annotation, and the bank returns the Owner’s Duplicate to you.

D. Assignment of Contract-To-Sell (CTS) / Substitution of Buyer

If you bought rights from an original buyer before title issuance, the developer typically executes a Deed of Assignment recognizing you as buyer.
After full payment and taxes, the developer executes the DOAS to you, and the title flows to your name following the same BIR–LGU–ROD steps.

6) Who typically pays what?

(Subject to your contract; many developers publish a “title transfer fee” to cover items.)

Buyer:
- DST on the sale (commonly 1.5% of the higher of selling price/zonal value/FMV).
- Transfer Tax (LGU; often up to 0.75% within NCR).
- ROD/LRA Registration Fees (bracketed schedule).
- Notarial and processing fees.
Seller:
- CGT (if non-developer) or accepts CWT withholding (if developer/real estate trader).
- VAT if applicable (often embedded in developer pricing).

Always check your reservation agreement/CTS—some developers allocate certain items differently.

7) Document checklist (typical)

Core:

Notarized DOAS (or Deed of Assignment/Conveyance).
TINs and government IDs of buyer/seller.
Proofs of payment/certificate of full payment.
BIR eCAR and tax payment forms/receipts (CGT or CWT, DST).
Transfer Tax official receipt (LGU).
Real Property Tax clearance (as required).
Owner’s Duplicate CCT (for resales).
Developer clearances (for first sale), e.g., no arrears, partial release of mortgage (if applicable).

If applicable:

SPA (Special Power of Attorney) if represented; if executed abroad, apostilled (or consularized if apostille not available where executed).
Marriage/annulment/death certificates to establish civil status and spousal consent rules.
Corporate docs (SEC certificates, board/secretary’s certificates) if seller or buyer is a corporation.
Release of Mortgage / bank Loan Take-out documents.

8) Timeframes (typical, not guaranteed)

BIR eCAR: often a few weeks up to a couple of months depending on completeness and workload.
LGU Transfer Tax: usually days once eCAR and documents are complete.
ROD registration: anywhere from 5–20+ working days (can be longer in heavy backlogs or where verification is needed).

9) Common pain points & fixes

Name or status mismatches (e.g., maiden vs married name): make IDs consistent; include marital docs.
Missing TIN: secure your TIN before BIR filing.
Project still mortgaged: insist on partial release; P.D. 957 supports your right to a title upon full payment.
Unpaid RPT/condo dues: settle arrears to avoid hold-ups with clearances.
Zonal value vs price gaps**:** taxes use the highest of selling price, zonal value, or assessor’s FMV; expect higher tax if zonal is high.
Incorrect unit or area on draft title**:** cross-check DOAS, floor plans, and master deed references before ROD lodgment.
Lost title (resale): seller must petition for reissuance/reconstitution before transfer can proceed.

10) Verifying authenticity & safeguarding your title

Check the CCT number, entries, and annotations upon release.
Keep the Owner’s Duplicate in a fireproof safe; avoid laminating.
For transactions, deal directly at ROD windows or with reputable processors; keep official receipts.
Report loss immediately and begin Affidavit of Loss and replacement proceedings under P.D. 1529.

11) Special cases

Parking slots: often have separate CCTs; each must be transferred and taxed.
Foreign nationals: may own condo units, subject to the 40% foreign ownership cap at the project level; still need TIN for BIR.
Principal residence relief (seller-side): the NIRC allows certain CGT relief on sale of a principal residence if reinvested in another principal residence within a set period and requirements are met (seller must apply/comply).
Inheritance/donation: use the relevant estate or donor’s tax path first; ROD needs the BIR eCAR for those modes of transfer.

12) Practical “to-do” checklist (condensed)

Collect: DOAS, IDs/TINs, proof of full payment, developer clearances.
BIR: Pay applicable taxes (CGT/CWT, DST). Secure eCAR.
LGU: Pay Transfer Tax and obtain receipts/clearances.
ROD: File for registration with complete set + fees; claim Owner’s Duplicate CCT.
Assessor: Update Tax Declaration (unit + parking).
Condo corp: Update membership/records; keep copies of title and tax docs.

13) If the developer delays title delivery

Send a written demand citing your full payment and requesting execution of DOAS and title transfer.
Escalate to DHSUD/HSAC for administrative action under P.D. 957, or file a civil case for specific performance and damages.
If there’s a blanket mortgage, demand partial release for your unit (a P.D. 957 issue).

Sample short demand paragraph (you can adapt):

“We have fully paid Unit ___ of __________ Condominium on __________. Under P.D. 957 and our contract, we respectfully demand within fifteen (15) days: (1) execution of the Deed of Absolute Sale; (2) facilitation of BIR processing and issuance of eCAR; (3) registration at the Registry of Deeds and release of the Owner’s Duplicate CCT in our name; and (4) if applicable, partial release of mortgage over the unit. Kindly confirm your timeline and point person.”

14) Quick FAQs

Q: My bank financed the unit; why don’t I have the physical title? A: The bank usually holds the Owner’s Duplicate CCT while the mortgage is active. You’ll get it after the Release of Mortgage is registered.

Q: Is VAT always due? A: Not always. VAT depends on seller status and thresholds; for developers, VAT may apply and is often built into the price. Check your contract and receipts.

Q: Who chooses who pays which taxes? A: Law allocates some taxes, but contracts may shift certain costs (never taxes that the law strictly assigns). Read your CTS and DOAS.

Q: Parking included in the same title? A: Often separately titled (separate CCT). Confirm with the developer/ROD.

Q: How long until I get the CCT? A: With complete documents, processing can finish in weeks, but delays are common (BIR eCAR and ROD backlogs).

Bottom line

To secure your CCT after full payment: complete BIR taxes → get eCAR → pay LGU transfer tax → register at ROD → update Assessor. Keep a tight document checklist, insist on partial release if the project was mortgaged, and don’t hesitate to escalate under P.D. 957 if delivery of title is unreasonably delayed.