Obtaining a Certified True Copy (CTC) of a Land Title from the LRA for an Out‑of‑Area Property
Comprehensive Philippine Legal Guide – 2025 Update
1. Why a Certified True Copy Matters
A Certified True Copy (CTC) of a Torrens title is the Registry of Deeds’ (RD’s) official certification that the enclosed photocopy matches the entry in its Original/Owner’s Duplicate Certificate of Title. It is relied on in:
| Purpose | Typical Users |
|---|---|
| Due‑diligence in sales & mortgages | buyers, lenders |
| Court pleadings, expropriation, probate | lawyers, litigants |
| Government transactions (HLURB/DHSUD, DAR, LGUs, BIR, DENR, NCIP) | agencies, claimants |
Out‑of‑area scenarios occur when the property lies in an RD outside the province/city where you are applying (e.g., you live in Manila but need a title from Davao).
2. Legal Foundations
- Presidential Decree 1529 (Property Registration Decree) – sec. 53 authorises certified copies.
- Republic Act 11032 (Ease of Doing Business) – mandates “anywhere‑to‑anywhere” (A2A) service.
- LRA Memorandum Circular Nos. 32‑2019, 11‑2021, 18‑2023 – operationalise A2A requests and e‑Serbisyo Portals.
- Rule 132, Rules of Court – recognises official certifications as public documents admissible in evidence.
3. Service Channels
| Channel | Coverage | Best For |
|---|---|---|
| Walk‑in “Anywhere‑to‑Anywhere” counter at any computerized RD | All electronically‑encoded titles nationwide | Quick same‑day pickup if title is digitised |
| LRA Central Office One‑Stop‑Shop (East Ave., QC) | All RDs | Large batches, courier dispatch |
| e‑Serbisyo Portal / LRA A2A Online | All digitised titles; delivery via courier | Remote applicants incl. OFWs |
| e‑Gov PH Super App (beta) | Limited RDs (roll‑out 2024‑25) | Mobile users |
Non‑computerised/manual titles: still require retrieval from microfilm or physical books, so expect longer lead times.
4. Information & Documents You Must Gather
Complete Title Reference
- Original Certificate of Title (OCT) or Transfer Certificate of Title (TCT) number
- Registry location (e.g., RD of Davao City)
- Name of registered owner
- Lot & Block No. or technical description (helps locate manual titles).
Your Proof of Identity (Any valid government‑issued ID).
Authority to Act (if you are not the registered owner)
- Special Power of Attorney (SPA) or Notarised Authorization Letter (present original + photocopy).
- Government agencies/judicial subpoenas may use an official request letter.
Payment (cash, GCash, PayMaya, debit/credit) – see fee schedule below.
5. Fee Schedule (2025 indicative)
| Item | Base Fee (₱) | IT Service Fee (₱) | Total |
|---|---|---|---|
| Certification of any title, first 2 pages | 330.00 | 30.00 | 360.00 |
| Each additional page | 50.00 | – | 50.00/page |
| Courier within same island group | 200–250 | – | 200–250 |
| Courier Luzon‑Visayas / Luzon‑Mindanao | 300–350 | – | 300–350 |
Rates follow LRA Circular 27‑2024 and may vary slightly per RD.
6. Step‑by‑Step Procedure
A. Walk‑in A2A Counter
Queue at the “Anywhere‑to‑Anywhere / CTO” window of any computerized RD.
Fill out Request for CTC Form; indicate:
- Nature of request: Certified True Copy
- Title number & RD of origin
- Purpose (e.g., loan, court filing).
Submit IDs & SPA (if applicable) for verification.
Cashier issues Assessment Slip; pay fees and receive Official Receipt (OR).
Verification & Retrieval
- For digitised titles: staff accesses Land Registration Systems (LARES) database instantly.
- For microfilmed/manual titles: staff sends electronic requisition to the originating RD; expect 3‑5 working days.
Release
- You receive the CTC with: LRA bar code, QR code, embossed RD dry seal, cashier & RD signatures.
- Sign in the logbook acknowledging receipt.
B. Online via e‑Serbisyo Portal
- Create account at
eserbisyo.lra.gov.ph(2‑factor authentication). - Choose “Request CTC” → “Out‑of‑Area”.
- Provide title details, upload SPA/ID (PDF/JPEG < 5 MB).
- Pay online (payment gateway adds minimal convenience fee).
- Track status on dashboard; an email/SMS alerts on progress.
- Receive via courier; delivery 3‑7 working days Metro Manila, 5‑10 days nationwide. Package includes OR.
Tip: Download the PDF copy from the portal while waiting – some banks accept for preliminary appraisal, but you still need hardcopy for notarisation/court.
7. Timelines at a Glance
| Title Format | Processing at RD | Courier (if any) | Total Turn‑around |
|---|---|---|---|
| eTitle / CTAS‑encoded | 30 min – 2 h | Optional – 1 day MM | Same day or 1‑2 days |
| Digitised (scanned) title | ½ – 1 day | 1–3 days | 2–4 days |
| Manual / microfilm | 3–5 days (retrieval & scanning) | 1–5 days | 5–10 days |
8. Representatives & Bulk Requests
- Law Offices, Banks, Developers typically maintain accredited liaison officers. Register them with the RD Clerk of Court IV / Registrar; renew accreditation yearly.
- For 10 + titles in one request: Some RDs require a Summary Sheet (Excel) emailed ahead to expedite printing.
9. Verifying Authenticity of a CTC
- QR Code – scan using any QR reader; it opens
verify.lra.gov.phshowing basic title metadata and issuance date. - Security Bar Code – unique per issuance; regenerates each time.
- Dry Seal & Signature – raised seal of the issuing RD and original wet signature of the Registrar or Deputy.
- Paper – 96 gsm security bond with fibrous strands visible under UV light.
10. Common Pitfalls & Solutions
| Issue | Cause | Remedy |
|---|---|---|
| “Title Not Found” | Wrong RD, typo, still manual title | Verify RD coverage; double‑check prefix (OCT/T‑, CT‑, P‑). |
| Title under “Judicial Reconstitution” | Fire/flood loss; court‑ordered reconstruction | RD may annotate “Under Reconstitution”; request a Certification of Pending Reconstitution in lieu. |
| Buyer only has Tax Declaration | Property may be untitled or with lost title | First secure LRA Certification of No Title or process administrative titling (DENR). |
| SPA lacks specific authority | Generic SPA invalid for real‑property acts | Execute new SPA citing PD 1529 §53 authority to secure CTC. |
11. Special Situations
- Court Subpoena Duces Tecum – Registrar cannot refuse; clerks may waive fees but require subpoena plus court order.
- Lost Owner’s Duplicate Title – You can still get a CTC; prepare for petition for re‑issuance.
- Ancestral Land Titles (CADT/CALT) – Issued by NCIP, not LRA; secure CTC at the NCIP Ancestral Domains Office (ADO).
- Agrarian Reform CLOA – Registry of Deeds of Agrarian Reform (RDAR) handles; procedure identical but fees per DAR AO 2014‑03.
- Spanish‑titles / Decreto – Usually need DENR‑LMB for confirmation before LRA will issue CTC.
12. Practical Tips
- Get the exact RD name from the tax declaration or previous OR (e.g., “Quezon City RD‑Diliman Satellite” vs Main).
- Photograph the CTC upon receipt – If you later need another copy, the bar code helps LRA locate it faster.
- Request more than one copy; each issuance is separately paid but cheaper than repeat trips.
- Check for recent adverse annotations (e.g., Sec. 4 Rule 74 affidavit of adjudication, lis pendens, levy). If present, secure updated CTC on the day of transaction signing.
13. Legal Remedies for Denial or Delay
- File a written follow‑up (letter‑request citing RA 11032).
- Escalate to the LRA Registry Oversight Division (within 5 working days).
- Appeal to the LRA Administrator under PD 1529 §117.
- File a Complaint with the Anti‑Red Tape Authority (ARTA) – attach timelines & OR.
- Mandamus Petition (Rule 65, Rules of Court) if refusal is unlawful.
14. Sample Templates (abridged)
Special Power of Attorney excerpt
… to request, secure and receive, on my behalf, Certified True Copies of Transfer Certificate of Title No. ___ registered with the Registry of Deeds for ___, together with all annotations thereto, and to sign all documents, pay fees, and perform all acts necessary therefor…
Request Form key fields
| Field | Example |
|---|---|
| Applicant | Juan Dela Cruz |
| Property Location | Davao City |
| RD of Origin | Registry of Deeds – Davao City |
| Title No. | T‑123456 |
| No. of Copies | 2 |
| Purpose | Bank mortgage |
15. Frequently Asked Questions
Q. Can I use a photocopy of a CTC? A photocopy of a CTC is not a certified copy; once photocopied it loses the Registrar’s certification. Always present the original CTC.
Q. Is e‑serbisyo digital PDF acceptable in court? Currently courts still require the hard‑copy CTC. The PDF is informative but not self‑authenticating.
Q. Do CTCs expire? There is no statutory expiry, but practical validity is six (6) months for banks and some LGUs; courts accept so long as annotations remain unchanged.
16. Key Takeaways
- The Anywhere‑to‑Anywhere (A2A) system lets you obtain a CTC of a land title even if you are nowhere near the property’s Registry.
- Prepare complete title identifiers, valid IDs, and an SPA if acting for someone else.
- Computerised titles take hours; manual titles take up to two weeks plus courier.
- Use e‑Serbisyo for convenience, but keep hard‑copy CTCs for any transaction requiring original certification.
- Assert your rights under RA 11032 if processing exceeds the published service standards.
Disclaimer: This article is provided for general informational purposes and does not constitute legal advice. Procedures and fees may change; always confirm current requirements with the Land Registration Authority or the specific Registry of Deeds handling your transaction.