Real estate transactions in the Philippines often involve large sums of money, long payment periods, and documents that permanently affect ownership rights. A buyer may deal with a developer selling subdivision lots or condominium units, a licensed broker marketing property, or an individual seller disposing of land, a house and lot, or a condominium unit.

Verification is not a mere formality. It is a legal safeguard. A buyer who fails to verify the authority, identity, license, ownership, and project registration of the person or entity selling real property may later face double sales, fake titles, unauthorized brokers, unregistered projects, unpaid taxes, encumbrances, pending litigation, informal settlers, or even total loss of the purchase price.

This article discusses the Philippine legal framework and practical due diligence steps for verifying a real estate developer, broker, or seller.

II. Governing Laws and Agencies

Real estate transactions in the Philippines are affected by several laws and government agencies. The most relevant include:

1. Presidential Decree No. 957

Presidential Decree No. 957, also known as the Subdivision and Condominium Buyers’ Protective Decree, regulates the sale of subdivision lots and condominium units. It requires developers and sellers of subdivision and condominium projects to register the project and secure a license to sell before offering units to the public.

The law is intended to protect buyers from fraudulent, undercapitalized, or unauthorized real estate projects.

2. Republic Act No. 9646

Republic Act No. 9646, or the Real Estate Service Act of the Philippines, regulates real estate brokers, appraisers, consultants, and salespersons. It generally requires real estate brokers to be licensed by the Professional Regulation Commission, while real estate salespersons must be accredited and must work under a licensed real estate broker.

3. Civil Code of the Philippines

The Civil Code governs contracts of sale, agency, obligations, fraud, rescission, damages, double sales, and ownership rights. It is especially important when buying from individual sellers or private property owners.

4. Property Registration Decree

Presidential Decree No. 1529, or the Property Registration Decree, governs land registration and the issuance of certificates of title. The title system is central to verifying ownership of registered land.

5. Condominium Act

Republic Act No. 4726, or the Condominium Act, governs condominium ownership, master deeds, unit titles, common areas, and condominium corporations.

6. Maceda Law

Republic Act No. 6552, known as the Realty Installment Buyer Act or Maceda Law, protects buyers of real estate on installment payments, particularly in case of cancellation or default.

7. National Building Code and Local Zoning Laws

Developments must comply with building permits, occupancy permits, zoning classifications, locational clearances, and local ordinances.

8. Main Agencies to Check

The key agencies usually involved are:

Agency	What to Verify
DHSUD	Developer/project registration and license to sell
PRC	Broker license
HLURB/DHSUD records	Older project registration records
Registry of Deeds	Authenticity of title and encumbrances
Assessor’s Office	Tax declaration and property classification
Treasurer’s Office	Real property tax payments
BIR	Tax requirements for transfer
LGU	Zoning, permits, occupancy, business permit
SEC	Corporate existence of developer or seller-company
DTI	Business name registration for sole proprietorships
courts	Pending litigation, if necessary

III. Verifying a Real Estate Developer

A real estate developer is typically a corporation or business entity that develops and sells subdivision lots, condominium units, townhouses, memorial lots, or similar real estate products.

A. Check Whether the Developer Legally Exists

A buyer should first confirm that the developer is a real legal entity.

For a corporation, check:

SEC registration
Corporate name
Company Registration Number
Articles of Incorporation
General Information Sheet
Registered business address
Names of directors and officers
Primary purpose clause
Status: active, revoked, suspended, or dissolved

A developer that cannot clearly identify its SEC registration details should be treated with caution.

For a sole proprietorship, check:

DTI business name registration
Business permit
Tax registration
Identity of the proprietor

For a partnership, check SEC registration and authority of the partners.

B. Check the Developer’s Authority to Sell the Project

The most important verification for subdivision lots and condominium units is whether the project has a valid Certificate of Registration and License to Sell.

Under PD 957, a developer generally should not sell or offer for sale subdivision lots or condominium units without the proper project registration and license to sell.

A buyer should ask for:

DHSUD Certificate of Registration
DHSUD License to Sell
Development Permit
Approved subdivision plan or condominium plan
Project location and technical description
Name of project owner/developer
Exact phase, tower, block, lot, unit, or building covered by the license

The license should correspond exactly to the property being sold. A developer may have a license for one phase but not another. A condominium tower may be licensed separately from other towers. A subdivision expansion may require a separate approval.

C. Verify the License to Sell with DHSUD

A buyer should not rely only on a printed copy shown by the developer or broker. The license should be verified with DHSUD or the appropriate regional office.

Important details to match include:

Project name
Developer name
Location
License number
Date issued
Scope of license
Units, lots, phase, or tower covered
Authorized selling price or project details, if stated
Whether the license is still valid or has been suspended, cancelled, or superseded

D. Check Whether the Developer Owns or Controls the Land

A developer may own the land, have a joint venture with the landowner, or hold development rights. The buyer should verify the legal basis of the developer’s right to develop and sell.

Ask for:

Transfer Certificate of Title or Condominium Certificate of Title
Owner’s Duplicate Certificate of Title
Joint Venture Agreement, if applicable
Development Agreement, if applicable
Special Power of Attorney, if applicable
Board resolution authorizing sale
Secretary’s Certificate showing authorized signatories

The title should be checked with the Registry of Deeds. A photocopy or scanned title is not enough.

E. Check Project Encumbrances

Even legitimate developers may have mortgaged project land to banks or lenders. This is common in real estate development, but buyers should know whether their unit or lot may be affected.

Check the title for:

Real estate mortgage
Notice of lis pendens
Adverse claim
Attachment
levy
Easements
Restrictions
Right-of-way annotations
Deed restrictions
Pending cancellation or reconstitution issues

If the property is mortgaged, the buyer should ask how title release will be handled upon full payment. There should be a clear undertaking that the unit or lot will be released from the mortgage and transferred to the buyer.

F. Check Permits and Approvals

For subdivision projects, verify:

Development permit
Locational clearance
Environmental compliance documents, if applicable
Approved subdivision plan
DAR conversion clearance, if agricultural land was converted
Road right-of-way compliance
Drainage and utilities plan
Water, power, and access arrangements

For condominium projects, verify:

Building permit
Locational clearance
Zoning compliance
Fire safety clearances
Occupancy permit, if completed
Master deed
Declaration of restrictions
Condominium corporation documents

A pre-selling condominium without a completed building should still have project registration and a license to sell.

G. Review the Contract Carefully

Developers usually use standardized contracts, such as:

Reservation Agreement
Contract to Sell
Deed of Absolute Sale
Buyer’s Information Sheet
Financing documents
Turnover documents
House rules
Deed restrictions
Condominium corporation documents

Important clauses to review include:

Total contract price
Reservation fee treatment
Equity or down payment schedule
Financing terms
Interest, penalties, and charges
Cancellation provisions
Refund provisions
Turnover date
Grace period
Force majeure clause
Title transfer obligations
Taxes and fees
Association dues
Move-in fees
Construction changes
Remedies for delay
Venue and dispute resolution
Authority of the signatory

H. Verify Developer Reputation and Compliance History

A buyer may also check:

Prior completed projects
Turnover history
Complaints with DHSUD
Court cases
Construction delays
Quality issues
Homeowners’ association disputes
Social media complaints, with caution
Financial stability
Whether the developer is known to deliver titles on time

Reputation alone does not replace legal due diligence, but it is relevant.

IV. Verifying a Real Estate Broker

A real estate broker is a person licensed to negotiate, offer, advertise, solicit, list, promote, mediate, or assist in real estate transactions for compensation.

A. Confirm That the Broker Is Licensed by the PRC

Under RA 9646, real estate brokerage is a regulated profession. A person acting as a broker must generally be licensed by the Professional Regulation Commission.

Ask for:

Full legal name
PRC license number
PRC ID
Validity date
Professional Tax Receipt
Official receipt for professional services, where applicable
Contact details matching the license

The name on the PRC license should match the person transacting with the buyer.

B. Distinguish Broker, Salesperson, Agent, and Referrer

Not everyone who sells real estate is a licensed broker.

Licensed broker

A licensed broker has passed the licensure requirements and is authorized to perform real estate brokerage services.

Accredited salesperson

A real estate salesperson is not a broker but may assist in real estate transactions under the direct supervision and accountability of a licensed broker. The salesperson should be accredited and connected to a specific licensed broker.

In-house seller

An in-house seller may work directly for a developer. The buyer should still verify whether the person is authorized by the developer and whether the project has a license to sell.

Referrer

A referrer may merely introduce parties. A referrer should not misrepresent himself or herself as a licensed broker if not licensed.

C. Ask for the Broker’s Authority to Sell

A licensed broker still needs authority from the owner or developer to market a specific property.

Ask for:

Authority to Sell
Listing Agreement
Broker accreditation with developer
Special Power of Attorney, if acting for an individual seller
Board authorization, if seller is a corporation
Written confirmation from the owner or developer

The authority should identify the property, selling price, commission arrangement, and duration of authority.

D. Watch for Red Flags in Brokers or Agents

Common warning signs include:

Refusal to provide PRC license details
Using another person’s PRC license
Asking payment to be sent to a personal account without documentation
Offering unusually large discounts not confirmed by the developer or owner
Pressure to pay immediately
No official receipts
Vague identity of seller
No written authority to sell
No project license to sell
Claiming that title verification is unnecessary
Selling agricultural land as residential without conversion documents
Offering “rights only” without explaining legal limitations
Asking the buyer to sign blank documents
Refusing face-to-face or video identity verification
Avoiding notarization

E. Verify Payment Instructions

A buyer should be careful about paying reservation fees, earnest money, commissions, or down payments through a broker.

For developer sales, payments should usually be made directly to the developer’s official account or cashier, with an official receipt.

For private sales, payments should be covered by a written agreement, acknowledgment receipt, escrow arrangement, or notarized contract.

Avoid paying large amounts to a broker’s personal account unless the broker has clear written authority to receive payment on behalf of the seller.

V. Verifying an Individual Seller

A private seller may be an individual owner, heir, attorney-in-fact, spouse, corporation, partnership, or estate representative. The most important questions are: Does the seller own the property? Does the seller have authority to sell? Is the title clean? Can ownership be transferred?

A. Verify the Seller’s Identity

Ask for government-issued identification, such as:

Passport
Driver’s license
Philippine Identification Card
UMID
SSS, GSIS, or other accepted IDs
Alien Certificate of Registration, if applicable

Check:

Full name
Date of birth
Signature
Civil status
Address
Tax Identification Number
Contact details
Consistency with title and tax records

B. Confirm Ownership Through the Title

For registered land, ask for a certified true copy of the title from the Registry of Deeds.

Depending on the property, the title may be:

Original Certificate of Title for first registration
Transfer Certificate of Title for titled land
Condominium Certificate of Title for condominium units

The buyer should not rely only on:

A photocopy
A scanned copy
A picture sent through messaging apps
A title shown briefly
A tax declaration alone

A tax declaration is not conclusive proof of ownership. It may support possession or tax payment history, but registered title carries greater legal significance.

C. Check the Owner’s Duplicate Certificate

The seller should possess the owner’s duplicate certificate of title. If the seller claims it is lost, the buyer should be cautious. Lost-title situations may require court proceedings, reissuance, or careful verification.

Red flags include:

Seller has no owner’s duplicate title
Title is allegedly with a lender but no mortgage is annotated
Title is allegedly being processed
Seller only has a tax declaration
Seller refuses Registry of Deeds verification
Title appears altered, laminated, erased, or inconsistent
Title number does not match Registry records

D. Check Encumbrances and Annotations

A clean title should be free from serious adverse annotations. However, some annotations are normal and may not prevent sale.

Important annotations include:

Mortgage
Adverse claim
Notice of lis pendens
Levy
Attachment
Easement
Right-of-way
Restrictions
Subdivision restrictions
Deed of restrictions
Section 4, Rule 74 annotation for extrajudicial settlement
Court orders
Pending litigation
Affidavit of loss
Lease
Agricultural tenancy concerns
Notice of attachment by creditors

Each annotation should be understood before payment.

E. Verify the Seller’s Civil Status and Spousal Consent

Civil status matters in Philippine property law. A married seller may need the consent of the spouse, depending on the property regime and when the property was acquired.

Ask:

Is the seller single, married, widowed, legally separated, or annulled?
When was the property acquired?
Was it acquired before or during marriage?
What property regime applies?
Is the spouse named on the title?
Is spousal consent required?
Is there a prenuptial agreement?
Is the spouse alive and available to sign?

If the property is conjugal or community property, both spouses may need to sign. A sale without required spousal consent may be void or voidable depending on the applicable circumstances.

F. Verify Authority of an Attorney-in-Fact

If the seller is represented by another person, require a Special Power of Attorney.

The SPA should:

Be in writing
Specifically authorize sale of the property
Identify the property
Identify the attorney-in-fact
State authority to receive payment, if applicable
Be notarized
Be consularized or apostilled if executed abroad
Be current and not revoked

A general authorization is not always enough. The power to sell real property must be clearly granted.

G. Verify Heirs and Estate Properties

If the registered owner is deceased, the property cannot be safely bought simply from one heir unless proper settlement has occurred.

Check:

Death certificate
Marriage certificate
Birth certificates of heirs
Will, if any
Extrajudicial Settlement of Estate
Judicial settlement records, if any
Estate tax clearance or proof of estate tax processing
Publication requirements
Agreement of all heirs
Authority of representative
New title issued in the names of heirs, if already transferred

An heir selling an inherited property without participation of other compulsory heirs may create serious title problems.

H. Verify Corporate Sellers

If the seller is a corporation, ask for:

SEC registration
Articles of Incorporation
Latest General Information Sheet
Board resolution approving the sale
Secretary’s Certificate identifying authorized signatories
Valid IDs of signatories
Corporate TIN
Authority to issue receipts
Proof that the property is corporate-owned
Confirmation that the sale is not ultra vires or unauthorized

The person signing for a corporation must be authorized by the board or by valid corporate documents.

VI. Verifying the Property Itself

Even if the seller is legitimate, the property must also be verified.

A. Conduct Title Verification

The buyer should obtain a certified true copy of the title directly from the Registry of Deeds. Compare it with the seller’s copy.

Check:

Title number
Registered owner
Technical description
Area
Location
Encumbrances
Registry seal and issuance details
Prior title references
Signs of reconstitution
Pending annotations

B. Verify the Tax Declaration

Ask the Assessor’s Office for the latest tax declaration.

Check:

Declared owner
Property classification
Lot area or floor area
Market value
Assessed value
Improvements declared
Property index number
Consistency with title

A mismatch between title and tax declaration should be explained.

C. Verify Real Property Tax Payments

Ask for:

Latest real property tax receipt
Tax clearance
Statement of unpaid taxes, if any

Unpaid real property taxes can complicate transfer and may lead to penalties.

D. Verify Zoning and Land Use

Ask the local zoning office whether the intended use is permitted.

This is crucial if the buyer plans to use the property for:

Commercial operations
Apartments or dormitories
Warehousing
Subdivision
Industrial use
Agricultural conversion
Short-term rentals
Construction of multiple units

A property may be titled but not suitable for the buyer’s intended use.

E. Verify Physical Possession and Boundaries

A buyer should inspect the property personally or through a trusted representative.

Check:

Actual occupants
Informal settlers
Tenants
Lessees
Fences
Access roads
Easements
Boundary disputes
Encroachments
Flooding
Drainage
Utilities
Neighborhood conditions

A licensed geodetic engineer may be needed to confirm boundaries.

F. Verify Road Access

Landlocked property is a major risk. Confirm whether the property has legal and physical access to a public road.

Check:

Road lot title
Right-of-way agreement
Easement annotation
Subdivision plan
Barangay or LGU road certification
Actual access conditions

Do not rely on mere verbal assurances that neighbors will allow passage.

G. Verify Occupancy and Possession

For houses, buildings, and condominium units, check whether the seller can deliver possession.

Ask:

Is the property vacant?
Is it leased?
Are there tenants?
Are there occupants claiming ownership?
Is there a caretaker?
Are utility bills updated?
Are association dues paid?
Is there a turnover document?

A buyer should avoid paying in full unless possession and title transfer arrangements are clear.

VII. Special Issues in Condominium Purchases

Buying a condominium involves both the unit and shared rights in common areas.

A. Verify the Condominium Certificate of Title

A condominium unit should have a Condominium Certificate of Title once titled. For pre-selling units, title may not yet be issued, but project registration and license to sell are critical.

Check:

Unit number
Floor
Tower or building
Parking slot, if included
Storage area, if included
Registered owner
Encumbrances
Restrictions

B. Check the Master Deed and Declaration of Restrictions

These documents define:

Common areas
Exclusive areas
Voting rights
Unit boundaries
Use restrictions
Pet rules
Leasing rules
Short-term rental restrictions
Parking rules
Association dues
Repair obligations

C. Check the Condominium Corporation

Ask for:

Certificate of incorporation
By-laws
Rules and regulations
Statement of unpaid dues
Clearance from property management
Pending assessments
Insurance arrangements
Major repair obligations
Reserve fund condition

Unpaid dues or assessments may affect transfer or possession.

D. Verify Turnover and Occupancy

For completed units, check:

Occupancy permit
Turnover acceptance form
Punch list
Keys and access cards
Utility connections
Parking allocation
Property management clearance

VIII. Special Issues in Subdivision Lot Purchases

Subdivision lots are heavily regulated because buyers often purchase lots before full development is completed.

A. Verify the Subdivision Plan

Check whether the lot exists in an approved subdivision plan.

Confirm:

Block and lot number
Lot area
Road lots
Open spaces
Drainage
Utilities
Easements
Amenities
Whether the lot is saleable

B. Check Whether the Lot Is Separately Titled

Some lots may still be covered by a mother title. If so, ask:

When will individual titles be issued?
Has subdivision approval been completed?
Is the mother title mortgaged?
Is the buyer protected by the contract?
Is there a license to sell covering that specific lot?

C. Verify Homeowners’ Association Rules

Check:

Deed restrictions
Construction rules
Setback requirements
Building height limits
Architectural guidelines
Monthly dues
Water and utility arrangements
Use restrictions
Penalties

IX. Special Issues in Agricultural Land

Agricultural land requires additional caution.

A. Check Land Classification

A title alone does not guarantee that land may be used for residential, commercial, or industrial purposes.

Check:

Tax declaration classification
Zoning classification
Comprehensive land use plan
DAR coverage
Conversion order, if converted
Tenancy or agrarian reform issues

B. Agrarian Reform Restrictions

Land covered by agrarian reform may have restrictions on sale, transfer, or conversion.

Ask whether the land is covered by:

Certificate of Land Ownership Award
Emancipation Patent
Agrarian reform beneficiary restrictions
DAR clearance requirements
Retention limits
Tenancy claims

Buying agricultural land without checking agrarian reform issues can result in inability to transfer or use the land as intended.

X. Special Issues in “Rights Only” Sales

In the Philippines, some sellers offer “rights” over land, especially in informal settlements, government land, ancestral domains, or untitled areas.

A “rights only” sale may not transfer ownership of land. It may only transfer possession, improvements, or whatever limited claim the seller has.

Before buying rights, check:

Who owns the land?
Is the land titled?
Is it government land?
Is it alienable and disposable?
Is there a pending land application?
Is the seller merely an occupant?
Is there a homeowners’ association?
Is the transfer recognized by the landowner or government agency?
Can the buyer legally occupy or build?
Is demolition or eviction possible?

A buyer should not treat “rights” as equivalent to titled ownership.

XI. Payment Safety and Documentation

A. Avoid Informal Payments

Payments should be documented. The buyer should avoid paying large sums based only on trust, screenshots, or verbal promises.

Documents may include:

Reservation Agreement
Earnest Money Agreement
Contract to Sell
Deed of Conditional Sale
Deed of Absolute Sale
Escrow Agreement
Acknowledgment Receipt
Official Receipt
Bank proof of payment
Notarized documents

B. Pay the Correct Party

For developers, pay the developer directly through official payment channels.

For individual sellers, pay the registered owner or duly authorized representative.

For corporate sellers, pay the corporation’s official account.

For brokers, pay commissions only if agreed and properly documented.

C. Use Escrow When Appropriate

Escrow is useful when title transfer, release of mortgage, settlement of estate, or cancellation of encumbrances is still pending.

An escrow arrangement can provide that funds are released only when agreed documents or title conditions are satisfied.

D. Understand Earnest Money Versus Option Money

Earnest money is generally considered part of the purchase price and proof of the perfection of the sale, unless the parties agree otherwise.

Option money is paid for the privilege of having a certain period to decide whether to buy. It is not automatically part of the price unless agreed.

Because legal consequences differ, the agreement should clearly state whether the payment is earnest money, option money, reservation fee, or down payment.

XII. Documents to Request Before Buying

A. From a Developer

SEC registration
Business permit
DHSUD Certificate of Registration
DHSUD License to Sell
Development permit
Approved plans
Title to project land
Authority of signatory
Sample Contract to Sell
Payment schedule
Turnover schedule
Project specifications
Financing terms
Deed restrictions
Homeowners’ or condominium documents
Official receipt procedure

B. From a Broker

PRC license
PRC ID
Professional Tax Receipt
Accreditation as salesperson, if applicable
Authority to Sell
Developer accreditation
Seller authorization
Valid ID
Written payment instructions
Contact details of seller or developer

C. From an Individual Seller

Valid IDs
TIN
Civil status documents
Certified true copy of title
Owner’s duplicate title
Tax declaration
Real property tax receipts
Tax clearance
Marriage certificate or proof of civil status
Spousal consent, if needed
SPA, if represented
Estate settlement documents, if inherited
Corporate authority documents, if company-owned
Lease contracts, if occupied
Association clearance, if applicable
Utility bills
Occupancy documents, if improved property

XIII. Red Flags in Philippine Real Estate Transactions

A buyer should be especially cautious when any of the following appear:

Seller refuses to show original or certified title documents
Seller pressures immediate payment
Price is far below market value without clear reason
Property has no clear access road
Seller is not the registered owner
Seller says title transfer is “easy” but documents are incomplete
Developer has no license to sell
Broker has no PRC license
Salesperson cannot identify supervising broker
Payments are requested through personal accounts
No official receipts
Contract terms differ from advertisements
Unit or lot is not covered by the license to sell
Property is occupied by unknown persons
Property is subject to inheritance dispute
Title has adverse claims or lis pendens
Seller claims owner is abroad but has no proper SPA
Title is allegedly lost
Only tax declaration is available
Agricultural land is marketed as residential without conversion
“Rights only” sale is represented as titled ownership
Seller avoids notarization
Documents contain blanks
Names or signatures are inconsistent
Seller cannot explain encumbrances
Broker refuses direct communication with owner
Developer promises unrealistic turnover dates
Buyer is discouraged from consulting a lawyer
Seller claims verification is unnecessary
Documents are sent only through chat with no official source

XIV. Legal Consequences of Failing to Verify

Failure to verify may result in:

Buying from a non-owner
Buying from an unauthorized agent
Paying for a project without a license to sell
Inability to transfer title
Inheriting unpaid taxes or association dues
Becoming involved in litigation
Losing money to fake brokers or fake sellers
Buying land with no road access
Buying property covered by agrarian reform restrictions
Buying a mortgaged or attached property
Delayed turnover
Defective title
Cancellation of sale
Eviction or possession disputes
Double sale problems

Under Philippine law, contracts may be void, voidable, rescissible, unenforceable, or subject to damages depending on the circumstances.

XV. Remedies for Buyers

A buyer who discovers fraud, misrepresentation, unauthorized selling, or defective title may consider several remedies, depending on the facts.

A. Demand Letter

A formal demand letter may seek:

Refund
Cancellation
Compliance
Delivery of title
Execution of deed
Correction of documents
Payment of damages

B. Complaint with DHSUD

For subdivision and condominium projects, a buyer may file a complaint with DHSUD or the appropriate housing adjudicatory body for violations involving project registration, license to sell, delay, refund, cancellation, or developer obligations.

C. Complaint with PRC

If the issue involves an unlicensed broker, unethical broker conduct, misrepresentation, or misuse of a broker’s license, a complaint may be filed with the PRC.

D. Civil Case

A buyer may file a civil action for:

Annulment of contract
Rescission
Specific performance
Reconveyance
Damages
Quieting of title
Cancellation of instruments
Injunction

E. Criminal Complaint

In cases involving fraud, falsification, estafa, fake titles, or intentional deceit, criminal remedies may be available.

F. Registry of Deeds Remedies

Depending on the problem, title-related remedies may involve:

Annotation of adverse claim
Cancellation of annotation
Reconstitution proceedings
Correction of title
Court action involving title

XVI. Practical Due Diligence Checklist

Before paying significant money, the buyer should complete the following:

Developer Sale

Item	Verified?
Developer SEC registration
Business permit
DHSUD Certificate of Registration
DHSUD License to Sell
Exact unit/lot covered by license
Title to project land checked
Mortgage or encumbrance reviewed
Approved plans reviewed
Contract reviewed
Official payment channel confirmed
Turnover date confirmed in writing
Refund/cancellation provisions reviewed

Broker or Agent

Item	Verified?
PRC broker license
Salesperson accreditation, if applicable
Supervising broker identified
Authority to Sell reviewed
Seller/developer confirmed broker authority
Payment instructions verified
No personal-account red flags

Private Seller

Item	Verified?
Seller identity confirmed
Certified true copy of title obtained
Owner’s duplicate title inspected
Encumbrances checked
Tax declaration checked
Real property taxes updated
Civil status verified
Spousal consent secured, if needed
SPA verified, if represented
Estate documents checked, if inherited
Property inspected
Occupancy and possession confirmed
Road access confirmed
Contract notarized

XVII. Best Practices Before Signing

A prudent buyer should:

Verify the title directly with the Registry of Deeds.
Verify the developer’s license to sell with DHSUD.
Verify the broker’s license with PRC.
Verify the seller’s identity and authority.
Inspect the property physically.
Check taxes, dues, utilities, and occupants.
Review all contracts before signing.
Avoid blank documents.
Pay only through traceable channels.
Require official receipts or written acknowledgments.
Use escrow for conditional transactions.
Consult a lawyer before paying a substantial amount.
Keep copies of all communications and documents.
Confirm all verbal promises in writing.
Do not rely solely on online listings.

XVIII. Conclusion

Verifying a real estate developer, broker, or seller in the Philippines requires more than checking advertisements or meeting a friendly agent. The buyer must confirm legal existence, authority to sell, project registration, license to sell, broker licensing, title authenticity, ownership, encumbrances, taxes, possession, and transferability.

For developer sales, the central documents are the DHSUD Certificate of Registration and License to Sell. For brokers, the key verification is PRC licensing and written authority. For private sellers, the most important evidence is a clean and verified title, valid identity, authority to sell, tax compliance, and ability to deliver possession and ownership.

Real estate due diligence is the buyer’s first defense against fraud, defective title, unauthorized selling, and costly litigation. In Philippine practice, the safest rule is simple: verify first, pay later.