This article provides a comprehensive, practice-oriented overview. It’s general information, not legal advice for a specific case.

1) Ways a Person’s Legal Name Can Change

Marriage and marital events
- A married woman may use (not must) her husband’s surname; she can also keep her maiden name. Options are set by the Family Code.
- Annulment/declaration of nullity, legal separation, or death of spouse can affect surname use.
- Foreign divorces: special rules apply (e.g., recognition of a foreign judgment before local authorities will act).
Adoption and legitimation
- Adoption changes a child’s name per the adoption decree and the amended PSA birth certificate.
- Legitimation (or acknowledgment) may change the surname of a child.
Administrative corrections (civil registry)
- Clerical/typographical errors and change of first name/nickname (and certain day/month-of-birth or sex-entry clerical errors) can be corrected administratively through the Local Civil Registry (LCR) / PSA under the civil registry laws.
- These do not include changes that are substantial (e.g., changing surname) or matters requiring evidence beyond clerical mistakes.
Judicial change of name / correction of entries
- Change of surname or substantial changes (and many sex/gender marker changes) generally require a petition before the Regional Trial Court under the Rules of Court.
- Some limited jurisprudential exceptions exist (e.g., intersex conditions), but as a rule, substantial changes are judicial.
Corporate/organizational name changes
- For entities that own property, a change of corporate name is effected by amending Articles with the SEC; property records must then be updated.

2) Core Principle: Ownership vs. Identity

A change of name does not change ownership of property. It changes how the owner is identified in the records. All liens, mortgages, easements, notices of lis pendens, and other encumbrances remain.

3) Land Titles: What Actually Changes?

A. Torrens Title (OCT/TCT/CCT)

The Land Registration Authority (LRA) and Registries of Deeds (RDs) commonly handle name changes by annotation:
- The Owner’s Duplicate Certificate of Title (your copy) and the Original Title on file (RD copy) can be annotated to reflect the new legal name.
- In many cases, a new certificate of title need not be issued; the annotation suffices. (Some RDs may allow re-issuance after annotation; practices vary. Annotation is the safe baseline.)
What the annotation states: the basis for the change (e.g., marriage, court decree, adoption, recognition of foreign judgment), the old name, the new legal name, and reference numbers/dates.

B. Tax Declaration (Assessor) and Real Property Tax (Treasurer)

The Assessor’s Office updates the Tax Declaration (TD) name upon presentation of supporting documents.
The City/Municipal Treasurer will continue billing under the updated name once the Assessor updates the TD.

C. BIR Records (for land transactions)

The BIR must reflect your current legal name for ONETT processing (eCAR issuance for sales/donations/exchanges).
Update your TIN records (e.g., via the appropriate BIR form) so your eCAR, CGT/CS, DST, and related returns match your legal name.

4) Step-by-Step: Updating Land-Related Records After a Name Change

Secure source documents
- PSA documents: marriage certificate, amended birth certificate, death certificate, etc.
- Court orders/judgments: final and executory decision for change of name/correction, adoption decree; Certificate of Finality.
- Recognition of foreign judgment (if applicable): obtain a Philippine court judgment recognizing the foreign divorce/name change before updating government records.
Update the Civil Registry/PSA
- Ensure the PSA (not just LCR) has issued the amended or annotated record. Most agencies require PSA-issued copies.
Update personal IDs and government registries
- PhilID/PhilSys, passport, SSS/GSIS, PhilHealth, LTO, PRC, Comelec (voter), and bank/financial records.
- Keep old IDs until changes propagate; they help bridge identity.
Registry of Deeds (per property)
- Prepare a packet typically including:
  - Notarized Affidavit of Identity / Affidavit of Change of Name (optional but helpful).
  - Supporting PSA or court documents (originals and photocopies).
  - Owner’s Duplicate Title.
  - Valid IDs reflecting both old and new names (where possible).
  - For married-name use: PSA marriage certificate; for annulment/nullity: PSA CENOMAR after entry + court decision/finality; for adoption: decree + PSA amended birth certificate; for judicial change: decision + finality.
  - If title is mortgaged or under lien: Mortgagee’s written conformity may be required by the RD for annotation logistics.
- Pay annotation fees and submit to the RD where the property is located. Receive the annotated Owner’s Duplicate after processing.
Assessor & Treasurer (LGU)
- Bring the annotated title, supporting documents, and IDs.
- Request name update on the Tax Declaration and ensure the Treasurer’s billing reflects the change.
BIR (if you plan to transact)
- File the applicable BIR update form to change your registered name and ensure the correct RDO holds your records.
- Keep proof of update for ONETT transactions, eCAR, and deed processing.
Homeowners’ Associations / Condominiums / Utilities
- Provide copies of the RD annotation (or equivalent proof) for internal rosters, gate passes, SOAs, and utility accounts.

5) Selling, Donating, or Mortgaging After a Name Change

Drafting the instrument Use the current legal name and, for clarity, add an “also known as” clause:

“MARIA SANTOS, formerly known as MARIA REYES…”

If the change is by court decree or marriage, reference it:

“…by virtue of a Decision dated 15 June 20XX, RTC Branch ____, final and executory on 20 July 20XX,” or “…by virtue of marriage to JUAN SANTOS on 01 May 20XX (PSA MC No. ______).”
Notarization and KYC
- Present IDs in the new name and, if available, an old ID in the former name.
- Bring PSA/court documents to help the notary satisfy identity requirements.
eCAR and Taxes
- Ensure BIR records match the new legal name.
- The Deed, eCAR, Tax Returns, and Title/TD must be consistent to avoid processing delays.
Banks and Mortgages
- For existing mortgages: notify the mortgagee bank and request annotation of your name change in the Mortgage and on the title if required by the bank.
- For new loans: submit proof of name change during credit evaluation and collateral documentation.

6) Special Scenarios

A. Property Held in Co-Ownership

Only the co-owner who changed name needs an annotation; other co-owners are unaffected. Future deeds should reflect each party’s correct legal name.

B. Estates and Inheritance

If the decedent’s or heir’s name differs across records, attach Affidavits of Two Disinterested Persons and the PSA/court documents bridging identities.
Petitions for probate/intestate proceedings should allege aliases and the chain of identity.

C. Corporate Owners

After an SEC-approved change of corporate name:
- Annotate the titles to reflect the new corporate name (submit SEC Certificate of Filing of Amended Articles and General Information Sheet as typically required).
- Update Tax Declarations and BIR registration (Form 1905 or applicable corporate form).

D. Foreign Documents

Apostille foreign public documents (birth/marriage/court orders) and, if they dispose of status (e.g., divorce/adoption), seek judicial recognition in the Philippines before gov’t offices will act on them.

E. Sex/Gender Marker Changes

Civil registry law limits administrative corrections to clerical errors; substantial changes are typically judicial.
Jurisprudence in this area is nuanced and evolving; expect case-by-case judicial determinations and demand for medical evidence.

7) Documentary Cheat Sheet (Typical, but RDs/LGUs may vary)

Always bring originals + photocopies:
- PSA documents (marriage, amended birth cert, death cert, CENOMAR as applicable).
- Court Decision, Order, and Certificate of Finality (if judicial).
- Valid IDs (old and new names if available).
- Owner’s Duplicate Title (per property).
- Tax Declaration copy and most recent real property tax receipt.
- Affidavit of Identity/Change of Name (useful supporting doc).
- Bank Consent (if property under mortgage).
- Proof of payment of annotation fees.

8) Practical Tips to Avoid Roadblocks

Start with PSA: Agencies rely on PSA-issued records. If the PSA hasn’t issued the amended/annotated document, you’ll hit walls elsewhere.
Be consistent: Keep the same spelling, spacing, and punctuation of your new legal name across all updates.
Use FKA/AKA carefully: In deeds and affidavits, prefer “formerly known as (FKA)” over “AKA” unless you are documenting a true alias.
Keep a bridging folder: Carry a thin packet containing your key PSA documents, the court decree, and photocopied IDs—this saves multiple trips.
Sequence updates: Civil registry → IDs → BIR → RD/Assessor/Treasurer → banks/HOA/utilities.
If selling soon: Update BIR and RD before listing. Buyers’ banks scrutinize name discrepancies; early updates prevent financing delays.
Mortgaged property: Coordinate with your bank before annotating; some insist on participating in the annotation request.
Condominiums: Update CCT and condo corp records; many condos require this for gate passes, parking, and SOA issuance.

9) Sample Clauses & Affidavit Snippets

Deed party description

“MARIA R. SANTOS, of legal age, Filipino, married, formerly known as MARIA R. REYES by virtue of marriage to JUAN P. SANTOS on 01 May 20XX (per PSA Certificate of Marriage No. ______), with postal address at …”

Affidavit of Identity (excerpt)

“That I am the same person as MARIA R. REYES appearing in Transfer Certificate of Title No. T-123456; that by virtue of [state basis: marriage / court decision / adoption decree], my legal name is now MARIA R. SANTOS; that I execute this Affidavit to attest to my identity and to request annotation of the change on said title and related records.”

10) Frequently Asked Questions

Q: Do I lose ownership if I don’t update the title immediately? A: No. Ownership remains. But delays can complicate later sales, loans, or estate proceedings.

Q: Is annotation enough, or do I need a new title issued? A: Annotation is typically sufficient and is standard. Re-issuance (after annotation) may be available case-by-case at the RD.

Q: Must a wife adopt her husband’s surname? A: No. It’s an option. If she chooses to, she should update records consistently.

Q: Can I change my surname administratively at the LCR? A: Generally no; surname changes are judicial, except where the law specifically allows otherwise.

Q: I changed my name abroad. Can I use it here? A: Philippine authorities typically require recognition of the foreign judgment by a Philippine court first, plus apostilled documents.

Q: Will BIR issue an eCAR if my IDs show the old name? A: It’s risky. Align BIR registration and IDs with your current legal name before lodging ONETT documents.

11) Checklists

Owner Checklist (per property)

PSA/court documents on name change
Updated IDs (new name) + old ID (if available)
Owner’s Duplicate Title
Tax Declaration + latest RPT receipt
Affidavit of Identity/Change of Name (optional but recommended)
Mortgagee consent (if applicable)
Annotation fees

Transaction Checklist (sale/donation/mortgage)

Deed uses current legal name and notes FKA
Notary satisfied with KYC (IDs + bridging docs)
BIR records updated; eCAR name matches deed
RD annotation complete (or filed concurrently if allowed)
Assessor/Treasurer updated after RD action

12) When to Seek Counsel

Recognition of foreign divorce/foreign name change
Judicial change of surname or substantial civil registry corrections
Titles with discrepancies (misspellings, wrong person, missing middle name)
Properties with liens/mortgages/attachments or pending litigation
Complex estates or conflicting identity documents

Bottom Line

A legal name change does not alter property rights, but the paper trail must match your current legal identity.
Prioritize PSA compliance, ID/BIR updates, then RD/Assessor changes.
Use clear FKA language in instruments, and keep a bridging packet of documents to make government processing, lending, and conveyancing smoother.