Notarization Fee for a Deed of Sale of Land in the Philippines: Typical Costs and Requirements

Philippine legal article (practical guide for sellers, buyers, and practitioners)

1) Why notarize a Deed of Sale?

A Deed of Absolute Sale (DOAS) for land is valid between the parties even if privately signed. However, notarization:

Converts the deed into a public document, giving it superior evidentiary weight in court.
Is effectively required for registration with the Registry of Deeds (RD) so the buyer can have the Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT) issued in their name.
Signals that the signatories personally appeared before a commissioned notary and were identified through competent evidence of identity.

2) Who can notarize?

Only a Philippine lawyer with a current notarial commission issued by the Regional Trial Court (RTC) for a specific city or province may notarize.
The notary must act within their territorial jurisdiction and use an official notarial seal, roll of notaries number, and notarial register.
Notaries must require personal appearance of the signatories, verify identities, and ensure the instrument is complete.

3) Typical notarization fees (what people actually pay)

There is no single nationwide fee schedule for notarizing deeds. Charges vary by city/province, office set-up, and scope (e.g., whether the lawyer also drafts/reviews the deed). Below are realistic ballpark ranges for a straightforward, already-drafted DOAS signed during office hours—not legal caps and not quotations:

Component	Typical range (PHP)	Notes
Base acknowledgment fee	1,500 – 5,000 (Metro Manila & major cities)	Often lower in smaller cities/municipalities (₱500 – ₱2,000).
Deed drafting/review	2,000 – 15,000+	Depends on complexity, number of properties, conditions, tax planning inputs.
Per extra signatory	300 – 1,000 each	If multiple owners/buyers, witnesses, or attorney-in-fact appear.
Per extra copy/page	50 – 200	Certified copies or firm-stamped duplicates.
Mobile/onsite notarization	1,000 – 5,000+	Travel/time premium; higher outside city or after-hours/holiday.
VAT/withholding	As applicable	Some firms are VAT-registered; ask if fees are VAT-exclusive.

Practice notes

Some practitioners loosely peg fees to the value of the transaction (e.g., a small percentage with a minimum); others charge a flat fee. Regardless of method, the fee must be reasonable relative to the work, risk, and responsibility.
Expect higher quotes if the lawyer is being asked to guide taxes and registration end-to-end (beyond mere notarization).

4) What notarization is not

A notarial acknowledgment fee is separate from taxes and government charges tied to property transfer. Common non-notarial costs (paid later to government or service providers) include Capital Gains Tax or Creditable Withholding Tax, Documentary Stamp Tax, transfer tax, registration fee, and issuance of new title. Don’t confuse these with the notary’s professional fee.

5) When and where to notarize

Timing: After the parties have finalized the deed’s terms and verified identity and authority documents.
Venue: Typically at the notary’s office within the city/province of commission. Mobile notarization is possible if offered by the notary.
Register entry: The notary records the act in a notarial register and keeps a copy (often the “notarial copy”).

6) Core requirements for a Deed of Sale to be notarized

A) Personal appearance & identity

Personal appearance of each signatory before the notary.
Competent evidence of identity (at least one valid, current government-issued ID with photo and signature—e.g., passport, driver’s license, UMID, PRC ID, PhilID).
If a signatory cannot write, a thumbmark in the presence of the notary and two disinterested witnesses is used.
Credible witnesses may be accepted by the notary if a signatory lacks ID, subject to strict rules (two witnesses who personally know the signatory and present their own IDs).

B) The document itself

A deed ready for notarization should be complete and internally consistent, typically including:

Title (e.g., “Deed of Absolute Sale”).
Parties: Full names, nationalities, civil status, ages, and addresses of Seller(s) and Buyer(s).
Authority to sell/buy:
- If married, include spousal consent or the spouse as a co-signatory where applicable.
- If a corporation/partnership, attach a Secretary’s Certificate/Partners’ Resolution authorizing the signatory.
- If signing through an Attorney-in-Fact, present the Special Power of Attorney (SPA) (itself notarized; if executed abroad, usually apostilled/consularized).
- If property belongs to an estate, provide proof of authority of the heirs/executor/administrator (e.g., extrajudicial settlement, court order).
Property details: Exact legal description as it appears on the TCT/CCT (Lot/Block/Survey, area, location), and Tax Declaration references if available.
Consideration: Purchase price in figures and words, and payment terms (earnest money, balance, mode of payment).
Representations & warranties: Title status, freedom from liens/encumbrances, possession/tenancy declarations.
Taxes & closing mechanics: Who pays which taxes, who handles BIR and RD filing, deadlines, and deliverables (original owner’s duplicate title, tax clearance, IDs, receipts).
Default/indemnity and dispute resolution clauses if desired.
Execution: Signatures over printed names on the signature page and initials on each page.
Notarial acknowledgment block with correct venue (City/Province), date, names of signatories, IDs presented, and the notary’s commission details.

Tip: Bring photocopies of IDs and property papers; many notaries keep a set with the register entry.

7) Special situations

Seller abroad / OFW: Use a notarized SPA appointing someone in the Philippines to sign the deed. If the SPA was executed abroad, it typically needs apostille (or consular acknowledgment if the country is not an Apostille party).
Co-owned or conjugal property: Ensure all co-owners and/or spouse sign; otherwise, the deed may be voidable or unregistrable.
Minor or legally incapacitated owner: Requires court approval/guardianship orders.
Property with liens/annotations: The deed may be notarized, but registration will require dealing with the encumbrances (e.g., cancellation of mortgage, releases).
Multiple parcels / mother & subdivided titles: Expect higher drafting/review effort and potentially higher fees.

8) Step-by-step: a clean notarization workflow

Document prep
- Gather IDs, owner’s duplicate title (for reference), latest Tax Declaration and RPT receipts, and any authority documents (SPA, corporate certificate).
- Draft and internally review the deed; align taxes/closing plan.
Engage a notary
- Confirm commission, scope, fee, and inclusions (e.g., drafting vs. acknowledgment only).
- Ask whether the fee is VAT-inclusive and whether mobile service is available if needed.
Signing
- All signatories appear with IDs; execute the deed in the notary’s presence; initial all pages; sign on the signature page.
- Notary completes acknowledgment, seals, and logs the act.
After notarization (beyond the notary’s fee)
- Proceed to BIR for tax clearances (e.g., CWT/CGT, DST) and issuance of the CAR.
- Then to City/Municipal Treasurer (transfer tax).
- Finally to Registry of Deeds for title transfer and entry of new TCT/CCT.

9) How to keep the fee reasonable (and avoid problems)

Be prepared: A complete, clean draft and full set of IDs/attachments reduce the notary’s time and your cost.
Clarify scope in writing: Is the lawyer only notarizing, or also drafting, negotiating terms, and handling taxes/registration?
Avoid “convenience” notarization (e.g., no personal appearance). It’s illegal and puts the deed’s validity at risk.
Insist on an Official Receipt.
Check the notary’s details on the acknowledgment block (commission number, serial numbers, venue) before leaving.

10) Quick checklist (printable)

Final Deed of Absolute Sale (names, price, property description match the title)
All signatories present (or attorney-in-fact with SPA)
Valid government IDs (originals + photocopies)
Spousal consent / co-owner signatures as applicable
Corporate/estate authority papers if applicable
Initials on every page; signatures over printed names
Notarial acknowledgment completed, sealed, and recorded
Official Receipt for the notarial fee

11) Sample fee breakdown (illustrative only)

Scenario: One parcel of land in Laguna; two sellers (spouses), one buyer; deed drafted by the lawyer; weekday office signing.

Acknowledgment fee: ₱3,000
Deed drafting & review: ₱7,000
Extra signatory handling (third signature—buyer’s spouse as consenting): ₱500
Two certified firm copies: ₱200
Subtotal: ₱10,700
VAT (if applicable): ₱1,284
Estimated total: ₱11,984

(Taxes and RD fees are separate and not included.)

12) Frequently asked questions

Q: Can we notarize a deed signed earlier (not in front of the notary)? A: Proper practice is to sign in the notary’s presence. Bringing pre-signed pages and asking for an acknowledgment is improper and risks invalidity and disciplinary issues.

Q: Do I need witnesses? A: For an acknowledgment, witnesses are not generally required unless the signatory is illiterate/cannot sign (thumbmark needs two witnesses). Some notaries still prefer one or two witnesses—ask ahead.

Q: Are community tax certificates (CTC/cedula) required? A: No; a current government ID is the standard. A cedula is neither required nor sufficient.

Q: Can this be done online/remotely? A: As a rule, personal appearance is required. Remote notarization is not generally available in the Philippines unless specifically authorized in narrow circumstances. Plan for in-person signing.

Q: The seller is overseas. What now? A: The seller may issue a notarized SPA overseas and have it apostilled/consularized, authorizing an attorney-in-fact in the Philippines to sign the deed.

13) Bottom line

Expect a base acknowledgment in the ₱1,500–₱5,000 band in major cities (often lower in smaller localities), with total professional charges rising if drafting, mobile service, multiple signatories, or complex authority documents are involved.
Focus on completeness, personal appearance, and proper identification. A well-prepared, clean transaction saves time, keeps fees reasonable, and avoids registration headaches.

This article provides general information on Philippine notarial practice for deeds of sale of land. For complex situations (corporate sellers, estates, special conditions), obtain tailored advice from a Philippine lawyer.