A Philippine Legal Article on Identity Issues, Land Titles, Civil Registry Records, Loan Processing, and Remedies

I. Introduction

A Pag-IBIG housing loan is one of the most common ways Filipinos finance the purchase, construction, renovation, or refinancing of residential property. Because the loan involves real estate, public records, and long-term mortgage obligations, Pag-IBIG Fund must verify the identity of the borrower, seller, registered owner, spouse, co-borrower, and all parties appearing in the title and supporting documents.

A common problem arises when there is a name discrepancy between the land title and the borrower’s or owner’s birth records, such as the PSA birth certificate, marriage certificate, government IDs, tax declaration, deed of sale, loan application, or Pag-IBIG membership records. The discrepancy may appear small, such as one missing letter or a middle initial, but it can delay or prevent loan approval, mortgage annotation, title transfer, release of loan proceeds, or takeout.

In the Philippine context, name consistency matters because real estate transactions depend on certainty of identity. Pag-IBIG must know that the person applying for the loan, signing the documents, buying the property, selling the property, or mortgaging the title is legally the same person reflected in the civil registry and land records.

This article discusses the legal issues, common scenarios, documentary problems, Pag-IBIG processing concerns, land title implications, civil registry remedies, and practical steps when a Pag-IBIG housing loan is delayed or questioned due to name discrepancies in the title and birth records.

This is general legal information and should not replace advice from a lawyer, Pag-IBIG officer, Register of Deeds, civil registrar, or real estate professional who can examine the actual documents.

II. Why Names Matter in Pag-IBIG Housing Loans

A housing loan is not just a private agreement between a borrower and Pag-IBIG. It usually involves:

Verification of borrower identity;
Verification of marital status;
Verification of seller or registered owner;
Review of the Transfer Certificate of Title or Condominium Certificate of Title;
Review of tax declaration and tax clearances;
Review of deed of sale or contract to sell;
Real estate mortgage in favor of Pag-IBIG;
Annotation of mortgage with the Register of Deeds;
Transfer or registration of title, depending on transaction structure;
Release of loan proceeds to seller, developer, or borrower;
Long-term amortization and foreclosure rights.

If the name of a party is inconsistent across records, Pag-IBIG may not be able to confirm identity or accept the documents without correction or explanation.

A name discrepancy can raise questions such as:

Is the borrower the same person in the birth certificate?
Is the seller the same person named in the title?
Is the registered owner alive and legally capable?
Is the spouse correctly identified?
Is the deed signed by the true owner?
Is there a risk of fraud, forgery, double identity, or unauthorized sale?
Can the mortgage be validly annotated?
Will the Register of Deeds accept the documents?
Will the title be transferable or insurable?
Will the property be accepted as collateral?

Because real estate titles are public documents and collateral for the loan, even minor inconsistencies can become serious processing issues.

III. Common Name Discrepancies

Name discrepancies may involve any part of the name.

A. First Name Discrepancy

Examples:

Birth certificate: Maria Cristina Santos
Title: Ma. Cristina Santos

Birth certificate: Jonathon Reyes
Title: Jonathan Reyes

Some first-name discrepancies may be explainable by abbreviation or clerical error, but others require formal correction.

B. Middle Name Discrepancy

Examples:

Birth certificate: Pedro Garcia Cruz
Title: Pedro Gonzales Cruz

Middle-name discrepancies can be serious because a middle name in the Philippines usually identifies maternal lineage. A wrong middle name may suggest a different person.

C. Surname Discrepancy

Examples:

Birth certificate: Ana Reyes Dela Cruz
Title: Ana Reyes De la Cruz
Birth certificate: Roberto Santos Lim
Title: Roberto Santos Lee

A surname discrepancy is often material, especially if it changes family identity.

D. Middle Initial Only

Examples:

Birth certificate: Juan Santos Dela Cruz
Title: Juan S. Dela Cruz

A middle initial is usually less problematic if all documents consistently show identity, but it may still require clarification.

E. Missing Middle Name

Examples:

Birth certificate: Ramon Garcia Torres
Title: Ramon Torres

This may require an affidavit of identity or stronger proof, depending on the transaction and Register of Deeds requirements.

F. Married Name vs. Maiden Name

Examples:

Birth certificate: Liza Santos Ramos
Title: Liza Ramos Cruz
Marriage certificate shows marriage to Jose Cruz

This may be explainable by marriage, but Pag-IBIG may require a PSA marriage certificate and consistent IDs.

G. Hyphenated or Compound Surnames

Examples:

Dela Cruz vs. De la Cruz
Santos-Reyes vs. Santos Reyes
Delos Santos vs. De los Santos

Spacing, punctuation, and capitalization issues may be minor, but they should still be addressed clearly.

H. Nickname or Alias

Examples:

Birth certificate: Jose Antonio Santos
Title: Tony Santos

This is more serious. A title should not ordinarily rely on a nickname unless identity is legally established.

I. Incorrect Extension

Examples:

Jr., III, IV, or Sr. missing or incorrectly stated.

Extensions can matter because family members may share the same name.

J. Clerical Spelling Error

Examples:

Garcia vs. Garsia
Catherine vs. Cathrine
Villanueva vs. Villaneuva

A one-letter error may be clerical, but it still needs to be resolved if it appears in a title or civil registry record.

IV. Documents Usually Compared by Pag-IBIG

Pag-IBIG may compare names appearing in:

Pag-IBIG housing loan application;
Pag-IBIG membership record;
PSA birth certificate;
PSA marriage certificate;
Valid government IDs;
Transfer Certificate of Title;
Condominium Certificate of Title;
Tax declaration;
Real Property Tax clearance;
Contract to Sell;
Deed of Absolute Sale;
Deed of Conditional Sale;
Real estate mortgage;
Special Power of Attorney;
Authorization letters;
Certificate of Employment;
payslips or income documents;
tax records;
bank documents;
developer documents;
court orders;
extrajudicial settlement documents;
owner’s duplicate title;
certified true copy of title;
cadastral or survey documents;
notarial records.

If any of these documents show inconsistent names, Pag-IBIG may require explanation, correction, or additional proof.

V. Why Pag-IBIG May Delay or Decline Processing

Pag-IBIG may pause or delay a housing loan application if the discrepancy affects:

Identity of the borrower;
Identity of the seller;
Identity of the registered owner;
Identity of the spouse;
Authority of the person signing documents;
Validity of the deed of sale;
Validity of the real estate mortgage;
Acceptability of title as collateral;
Risk of third-party claims;
Register of Deeds annotation;
Title transfer;
Documentation of marital consent;
Insurance or mortgage redemption requirements;
Legal capacity of the owner;
Compliance with Pag-IBIG documentation rules.

Pag-IBIG’s concern is not merely technical. A loan secured by property with unresolved identity issues may become difficult to enforce or foreclose.

VI. Title Records vs. Birth Records

A land title and a birth certificate serve different purposes.

A. Birth Certificate

A birth certificate establishes civil identity, including:

Full name;
date of birth;
place of birth;
parents;
sex;
legitimacy-related entries, where applicable.

B. Land Title

A title establishes registered ownership of real property.

It identifies the registered owner by name and may include civil status or other details. However, title entries sometimes contain old spelling, abbreviations, typographical errors, married names, incomplete names, or names based on prior documents.

When birth records and title records do not match, the question becomes: Are these records referring to the same person?

If yes, the discrepancy may be curable by affidavit or administrative correction. If no or uncertain, more formal legal action may be needed.

VII. Minor vs. Material Discrepancies

Not all discrepancies are equal.

A. Minor Discrepancies

These may include:

punctuation differences;
spacing differences;
“Ma.” versus “Maria”;
middle initial instead of full middle name;
one-letter typographical error;
missing accent or capitalization;
abbreviation that is commonly understood.

Minor discrepancies may sometimes be addressed through an affidavit of one and the same person, affidavit of discrepancy, supporting IDs, and consistent documents.

B. Material Discrepancies

These may include:

different surname;
different middle name suggesting different mother;
different first name not merely abbreviated;
missing or wrong extension where father and son have similar names;
married name unsupported by marriage certificate;
name appearing as alias only;
discrepancy involving seller or registered owner;
discrepancy affecting marital status or spouse consent;
discrepancy involving deceased owner or estate;
mismatch between deed and title;
mismatch between title and tax declaration;
discrepancy suggesting two different persons.

Material discrepancies often require formal correction or legal documentation before Pag-IBIG will proceed.

VIII. Borrower Name Discrepancy

A borrower’s name must match Pag-IBIG membership records, loan documents, valid IDs, and civil registry records.

Common Problems

Pag-IBIG membership uses nickname;
birth certificate has misspelled name;
ID uses married name but Pag-IBIG record uses maiden name;
borrower omitted middle name;
borrower used old surname before correction;
borrower’s name changed due to legitimation, adoption, or court order;
spouse’s name is inconsistent.

Possible Effects

Pag-IBIG may require:

membership record correction;
PSA birth certificate;
PSA marriage certificate;
affidavit of discrepancy;
updated valid IDs;
court order or annotated civil registry document;
correction of loan application;
correction of notarial documents.

Borrower name issues are usually easier to fix than title-owner name issues because the borrower can personally update records and execute affidavits.

IX. Seller or Registered Owner Name Discrepancy

If the seller’s name differs from the name on the title, the problem is more serious. Pag-IBIG must verify that the person selling the property is the true registered owner or authorized representative.

Example

Title: Rosa M. Bautista Seller’s ID: Rosario Mendoza Bautista Birth certificate: Rosario Mendoza Bautista

This may be explainable if “Rosa” is a shortened form, but Pag-IBIG or the Register of Deeds may still require proof.

Possible Requirements

Affidavit of one and the same person;
government IDs;
birth certificate;
marriage certificate;
old deeds or prior title;
tax declaration;
owner’s duplicate title;
notarized explanation;
court order, if discrepancy is substantial;
correction of title, if required.

If the seller cannot prove identity, the loan may not proceed.

X. Title Under Maiden Name, Seller Now Uses Married Name

This is common and often manageable.

Scenario

The title is registered under:

Maria Santos Reyes, single

She later marries and now uses:

Maria Reyes Dela Cruz

Pag-IBIG will likely require proof connecting the maiden and married names, such as:

PSA birth certificate;
PSA marriage certificate;
valid IDs;
affidavit of identity;
updated civil status documents;
spouse’s consent, if needed.

Legal Issue

The title is not necessarily wrong merely because it shows her maiden name. The key is proving that the seller using the married name is the same person as the registered owner.

XI. Title Under Married Name, Birth Record Under Maiden Name

A title may be under the married name, while the birth certificate naturally shows the maiden name.

Scenario

Birth certificate: Ana Cruz Santos Title: Ana Santos Reyes, married to Pedro Reyes

This may be acceptable if supported by a PSA marriage certificate and IDs.

However, if the title uses a married surname without clear marriage proof, Pag-IBIG may require additional documentation.

XII. Wrong Middle Name in Title

A wrong middle name in the title can be serious because it may suggest a different person.

Scenario

Birth certificate: Carlo Garcia Mendoza Title: Carlo Gonzales Mendoza

This may not be treated as a simple typographical error unless documents clearly show that “Gonzales” was a clerical mistake.

Possible Remedies

Affidavit of discrepancy may be insufficient if the middle name is materially different;
petition or request for title correction may be needed;
supporting documents from the original transaction may be required;
court proceedings may be necessary if the Register of Deeds requires judicial correction.

Pag-IBIG may suspend loan processing until the discrepancy is resolved.

XIII. Wrong Surname in Title

A wrong surname in a title is usually a material issue.

Scenario

Birth certificate: Elena Santos Cruz Title: Elena Santos Co

This may indicate a different person unless there is a clear legal basis, such as marriage, adoption, or court-approved name change.

Possible Effects

Pag-IBIG may refuse to accept the title until the name discrepancy is corrected or legally explained.

A formal correction of title or court action may be necessary.

XIV. Missing Name Extension

Name extensions matter in families where several members share the same name.

Scenario

Birth certificate: Juan Dela Cruz Jr. Title: Juan Dela Cruz

If the father is Juan Dela Cruz Sr., the missing “Jr.” may create identity uncertainty.

Possible Requirements

birth certificate;
father’s death certificate or documents, if relevant;
affidavit of identity;
old deed of sale;
tax declaration;
family documents;
correction of title, if required.

Pag-IBIG may require stronger proof if the property could belong to another family member.

XV. Different Spelling in Title and Tax Declaration

Sometimes the title and tax declaration do not match.

Example

Title: Marcela Garcia Lim Tax declaration: Marcela Garsia Lim

The tax declaration may contain a clerical error. Pag-IBIG may require correction with the assessor’s office, especially if the discrepancy appears in documents needed for loan processing.

Tax declaration errors are often easier to correct than title errors, but local assessor requirements vary.

XVI. Discrepancy Between Title and Deed of Sale

The deed of sale must identify the parties consistently with the title and IDs.

If the title says one name and the deed says another, Pag-IBIG may question whether the deed was signed by the registered owner.

The deed should either:

Use the exact title name; or
Use both names with explanatory language.

Example:

Maria Santos Reyes, also known as Maria Reyes Dela Cruz by reason of marriage to Juan Dela Cruz, and being one and the same person as the registered owner appearing in TCT No. ____

This should be drafted carefully by a lawyer or competent notary.

XVII. Discrepancy in Pag-IBIG Membership Records

Sometimes the problem is not the title or birth certificate but Pag-IBIG’s membership database.

Examples:

misspelled name in Pag-IBIG records;
old civil status;
missing middle name;
married name not updated;
date of birth mismatch;
member used nickname during registration.

The borrower may need to update Pag-IBIG membership records before or during loan processing.

Documents may include:

accomplished member data form;
valid IDs;
PSA birth certificate;
PSA marriage certificate;
court order or annotated record, if applicable.

XVIII. Spouse Name Discrepancies

Pag-IBIG housing loans often require evaluation of marital status and spousal consent.

A spouse’s name discrepancy may affect:

loan application;
authority to mortgage;
conjugal or community property issues;
deed of sale;
consent to sell;
consent to mortgage;
insurance and beneficiary documents.

Example

Marriage certificate: Rogelio Santos Ramos Valid ID: Roger S. Ramos

This may require an affidavit or corrected documents.

If the spouse is abroad, documents may need consular acknowledgment or apostille, depending on where executed and how they will be used.

XIX. Name Discrepancy and Marital Consent

A married person selling or mortgaging property may need spousal consent, depending on the property regime and title status.

If the spouse’s name is inconsistent, Pag-IBIG may require proof that the consenting spouse is correctly identified.

Problems arise when:

spouse’s name in title differs from marriage certificate;
spouse uses nickname;
spouse’s middle name is wrong;
marriage certificate has an error;
spouse is deceased but title still reflects marriage;
property was acquired before marriage but title indicates married status;
parties are separated but not legally annulled;
foreign divorce or annulment is involved.

These issues can delay loan release.

XX. Civil Status Discrepancies

Name discrepancies often go together with civil status discrepancies.

Examples:

Title says “single” but owner was married at acquisition;
title says “married to X” but seller now claims annulled;
title says “widow” but death certificate is missing;
birth certificate and marriage certificate have inconsistent names;
deed says “single” but IDs show married name.

Pag-IBIG may require clarification because civil status affects ownership rights and consent requirements.

XXI. Birth Certificate Error

If the borrower’s or owner’s birth certificate contains the error, the remedy may begin with civil registry correction.

Example

All documents show Catherine Lopez Cruz, but PSA birth certificate shows Cathrine Lopez Cruz.

If Pag-IBIG requires consistency with the birth certificate, the applicant may need to correct the birth certificate through administrative or judicial process depending on the nature of the error.

Possible Remedies

administrative correction through local civil registrar for clerical errors;
petition for correction of first name, if applicable;
court petition for substantial corrections;
annotated PSA birth certificate after correction.

Pag-IBIG may not accept mere affidavits if the primary civil registry record remains wrong.

XXII. Marriage Certificate Error

A marriage certificate error can affect a housing loan, especially for married-name transactions.

Example

Birth certificate: Lourdes Garcia Santos Marriage certificate: Lourdes Garsia Santos

If the borrower or seller uses married name, Pag-IBIG may require correction of the marriage certificate to properly connect maiden and married identity.

Remedies

administrative correction for clerical errors;
court action for substantial discrepancies;
annotated PSA marriage certificate;
affidavit of discrepancy as supporting document, if accepted.

XXIII. Death Certificate Error

If the registered owner or spouse is deceased, name discrepancies in the death certificate can affect settlement of estate and sale of property.

Scenario

Title owner: Benjamin Santos Cruz Death certificate: Ben Santos Cruz

Pag-IBIG may question whether the deceased person is the same registered owner.

This can affect:

extrajudicial settlement;
estate tax clearance;
deed of sale by heirs;
authority of heirs;
title transfer;
release of loan proceeds.

Documents may include affidavit of identity, birth certificate, marriage certificate, old IDs, and correction of death certificate if necessary.

XXIV. Name Discrepancy in Inherited Property

If the property came from inheritance, name discrepancies become more complex.

Pag-IBIG may review:

title in deceased owner’s name;
death certificate;
birth certificates of heirs;
marriage certificates;
extrajudicial settlement;
estate tax documents;
deed of sale;
IDs of heirs;
special powers of attorney;
publication documents, if applicable.

A discrepancy in any heir’s name may delay the transaction.

XXV. Extrajudicial Settlement Name Problems

An extrajudicial settlement must correctly identify the deceased owner and heirs.

Common issues:

heir’s birth certificate does not match deed;
deceased owner’s title name differs from death certificate;
married female heir uses married name but birth certificate shows maiden name;
heir’s middle name is wrong;
one heir has a nickname in the settlement;
missing name extension causes confusion;
illegitimate or legitimated child’s name differs in records.

If the property is to be sold through Pag-IBIG financing, these discrepancies must be resolved before or during loan processing.

XXVI. Special Power of Attorney Name Discrepancies

A Special Power of Attorney, or SPA, is often used when the seller, borrower, spouse, or co-owner is abroad or unavailable.

If the SPA name does not match the title, IDs, or birth records, Pag-IBIG may reject it.

Common Problems

principal’s name in SPA differs from title;
attorney-in-fact’s name differs from ID;
married name not connected to maiden name;
missing middle name;
foreign passport name differs from Philippine records;
SPA lacks sufficient authority to sell, sign loan documents, or receive proceeds.

An SPA should be carefully drafted and should identify the person using all relevant name variations when needed.

XXVII. OFW and Foreign Document Issues

OFWs and Filipinos abroad may have documents under different names due to foreign naming conventions.

Examples:

foreign passport includes married name differently;
foreign residency card omits middle name;
foreign marriage certificate uses Western name order;
naturalization document changes name;
Philippine birth certificate has maiden name;
foreign divorce changes civil status abroad but not yet in Philippine records.

Pag-IBIG may require Philippine-recognized documents, consularized or apostilled documents, and consistency with PSA records.

XXVIII. Developer-Assisted Pag-IBIG Loans

Many housing loans are processed through developers. Name discrepancies can delay developer takeout.

Problems may include:

buyer’s reservation documents use nickname;
contract to sell uses married name but Pag-IBIG records use maiden name;
birth certificate differs from government ID;
title transfer documents use wrong spelling;
developer’s notarial documents contain errors;
co-buyer’s name differs across documents.

Borrowers should review all developer-prepared documents before signing.

XXIX. Retail or Individual Seller Transactions

When buying from an individual seller, name discrepancies in title and identity records are especially important.

The buyer and Pag-IBIG must ensure:

the seller is the registered owner;
all co-owners signed;
spouse consent is complete;
identity is proven;
title is clean and acceptable;
deed is registrable;
mortgage can be annotated;
taxes and transfer documents will not be rejected.

If the seller’s name discrepancy is unresolved, the buyer may face loan denial or delayed release.

XXX. Refinancing or House Construction Loan Issues

For refinancing or construction, the borrower may already own the property. If the borrower’s name in the title differs from the birth certificate or Pag-IBIG record, Pag-IBIG may require correction before accepting the property as collateral.

Examples:

title under old name before legitimation;
title under married name, Pag-IBIG membership under maiden name;
title has misspelled surname;
title omits middle name;
title reflects previous civil status.

The borrower may need title correction, affidavit, or membership record update.

XXXI. Real Estate Mortgage Problems

A Pag-IBIG housing loan is secured by a mortgage. The mortgage document must correctly identify the mortgagor and property owner.

If the mortgagor’s name does not match the title, the Register of Deeds may refuse annotation or require supporting documents.

A mortgage annotation problem can delay:

loan takeout;
release of proceeds;
title transfer;
issuance of updated title;
delivery of owner’s duplicate title;
loan completion.

XXXII. Register of Deeds Concerns

Even if Pag-IBIG accepts an explanation, the Register of Deeds may still require compliance before registering the deed or mortgage.

The Register of Deeds may question:

identity of owner;
discrepancies between title and deed;
inconsistent civil status;
wrong spouse name;
missing middle name;
wrong title number or technical description;
defective notarization;
insufficient authority of attorney-in-fact;
need for court order for title correction.

A borrower should consider both Pag-IBIG and Register of Deeds requirements.

XXXIII. Correction of Title

A name discrepancy in a title may be corrected in different ways depending on the nature of the error.

A. Minor Clerical Error

Some minor errors may be addressed through a petition, request, or administrative process with the Register of Deeds, depending on applicable land registration rules and the nature of the correction.

B. Substantial Error

If the correction affects ownership identity, surname, civil status, or rights of third persons, a court order may be required.

C. Supporting Documents

Potential documents include:

owner’s duplicate title;
certified true copy of title;
deed of sale or previous transfer document;
birth certificate;
marriage certificate;
valid IDs;
affidavit of one and the same person;
tax declaration;
court order, if needed.

The Register of Deeds determines whether the correction is registrable administratively or requires judicial action.

XXXIV. Administrative Correction of Civil Registry Records

If the error is in the birth or marriage record, the remedy may be administrative correction with the local civil registrar.

This may apply to clerical or typographical errors, subject to law and procedure.

Examples:

“Garsia” corrected to “Garcia”;
“Marry” corrected to “Mary”;
obvious typographical mistake in middle name.

The corrected civil registry record should eventually appear in an annotated PSA copy.

Pag-IBIG usually prefers or requires the official annotated PSA document, not merely a pending petition.

XXXV. Judicial Correction of Civil Registry Records

A court petition may be required when the correction is substantial.

Examples:

changing surname to another family surname;
correcting parentage;
correcting legitimacy-related entries;
changing nationality;
changing civil status;
resolving disputed identity;
major name changes not considered clerical.

Court correction takes longer and requires legal assistance.

XXXVI. Affidavit of One and the Same Person

An affidavit of one and the same person is commonly used to explain minor discrepancies.

It states that two or more name variations refer to one individual.

Example:

I, Maria Santos Reyes, also appearing in certain records as Ma. Santos Reyes and Maria S. Reyes, am one and the same person.

When It May Help

abbreviation;
missing middle initial;
minor spelling error;
married and maiden name connection;
consistent supporting IDs;
non-material discrepancy.

When It May Not Be Enough

different surname;
different middle name suggesting different mother;
title owner may be a different person;
civil registry record is wrong;
ownership rights may be affected;
Register of Deeds requires formal correction;
Pag-IBIG considers the discrepancy material.

XXXVII. Affidavit of Discrepancy

An affidavit of discrepancy explains why documents differ and states the correct information.

It may be executed by the borrower, seller, registered owner, spouse, heir, or other concerned party.

It should include:

Full legal name;
documents containing discrepancy;
exact incorrect and correct entries;
explanation of the discrepancy;
statement that the names refer to the same person;
supporting documents attached;
purpose of the affidavit;
undertaking to correct records if needed.

Affidavits are useful but do not automatically cure defective titles or civil registry errors.

XXXVIII. Joint Affidavit of Two Disinterested Persons

Some offices require affidavits from disinterested persons who know the individual and can confirm identity.

These affiants should not be direct beneficiaries of the transaction if possible. They may be longtime neighbors, relatives not involved in the sale, colleagues, barangay officials, or community members.

This may support identity but may not replace official correction.

XXXIX. Notarization Issues

Affidavits, deeds, SPAs, and mortgage documents must be properly notarized.

Name discrepancies can be worsened by poor notarization when:

ID presented does not match document;
notary fails to identify the signer properly;
document uses inconsistent names;
community tax certificate is used without sufficient ID;
foreign documents lack proper authentication;
SPA lacks required authority.

Pag-IBIG and the Register of Deeds may reject defective notarized documents.

XL. Correcting Pag-IBIG Loan Documents

If the error appears only in loan documents, it may be corrected by reprinting, amending, or re-executing the documents before final processing.

Common documents that may need correction:

loan application;
borrower’s data sheet;
health statement;
authority to deduct;
promissory note;
deed of assignment;
real estate mortgage;
disclosure statement;
insurance forms;
deed of sale;
developer documents.

Do not manually erase, overwrite, or alter signed notarized documents. Corrections should be made properly.

XLI. Correcting the Deed of Sale

If a deed of sale contains a wrong name, it may need to be corrected before registration.

Depending on status:

If not yet notarized, revise and re-sign.
If notarized but not registered, execute an amended deed or corrected deed.
If already registered, title correction or another registrable instrument may be needed.
If the wrong person appears as seller or buyer, legal advice is necessary.

A defective deed can cause Pag-IBIG and title transfer problems.

XLII. Title Transfer Problems

Pag-IBIG housing loans often involve transfer of title to the buyer and annotation of mortgage.

Name discrepancies can delay transfer because the Register of Deeds, BIR, assessor’s office, or LGU may require consistency.

The chain may involve:

notarized deed of sale;
BIR capital gains tax or withholding tax processing;
documentary stamp tax;
certificate authorizing registration;
transfer tax;
tax declaration update;
Register of Deeds registration;
new title issuance;
mortgage annotation;
submission to Pag-IBIG.

A name discrepancy at any stage can delay the whole chain.

XLIII. BIR and Tax Clearance Issues

The BIR may also question name discrepancies in deeds, titles, TIN records, or IDs.

Problems may arise when:

seller’s TIN uses a different name;
title owner name differs from deed;
estate documents have inconsistent names;
marital status affects tax documents;
IDs do not match civil registry records;
heirs’ names differ in settlement documents.

BIR processing delays may also delay Pag-IBIG loan release.

XLIV. Assessor’s Office Issues

The local assessor issues tax declarations and updates ownership records. If the name in the tax declaration differs from the title or deed, correction may be needed.

The assessor may require:

certified true copy of title;
deed of sale;
IDs;
affidavit of discrepancy;
updated title;
correction documents;
proof of payment of taxes.

Tax declaration consistency helps loan processing but does not replace title ownership.

XLV. Insurance and Mortgage Redemption Issues

Pag-IBIG housing loans may involve mortgage redemption insurance or other insurance requirements. Name discrepancies can affect insurance processing.

Problems include:

borrower’s name in insurance form differs from Pag-IBIG records;
birthdate mismatch affects premium;
spouse or beneficiary name mismatch;
health declaration uses different name;
ID does not match application.

Insurance issues may delay loan approval or release.

XLVI. Co-Borrower and Co-Owner Name Issues

A co-borrower or co-owner must also have consistent identity documents.

Problems may include:

sibling co-owner’s name discrepancy;
spouse as co-borrower using married name;
parent co-borrower with old name spelling;
co-owner abroad using foreign name format;
corporation representative with inconsistent authority documents.

All parties signing loan or property documents must be properly identified.

XLVII. Corporate Seller or Developer Name Discrepancies

If the seller is a corporation or developer, name discrepancies may involve:

corporate name in title differs from SEC registration;
old corporate name after amendment;
trade name used instead of corporate name;
authorized signatory name mismatch;
board resolution naming wrong person;
secretary’s certificate inconsistent with IDs;
title under predecessor company.

Pag-IBIG may require SEC documents, board resolutions, secretary’s certificates, authority documents, and amended corporate records.

XLVIII. Attorney-in-Fact Issues

If someone signs for another person through SPA, the attorney-in-fact’s name must also be consistent.

Pag-IBIG may check:

principal’s name;
attorney-in-fact’s name;
IDs;
SPA notarization or consular acknowledgment;
scope of authority;
property description;
authority to sign loan and mortgage documents;
authority to receive proceeds;
authority to correct documents.

A name discrepancy in the SPA may invalidate or delay processing.

XLIX. Special Issue: The Seller Is Deceased

If the title remains in the name of a deceased person, the heirs generally cannot simply sell without proper estate settlement.

Name discrepancies make the process harder.

Needed documents may include:

death certificate;
title;
birth certificates of heirs;
marriage certificate of deceased;
extrajudicial settlement or court settlement;
estate tax clearance;
publication documents;
deed of sale by heirs;
valid IDs;
affidavits or corrections for name discrepancies.

Pag-IBIG may require that inheritance and title issues be resolved before accepting the property as collateral.

L. Special Issue: Property in the Name of Parents

A borrower may seek a loan for property titled in the name of parents or relatives. If the names in title and birth records differ, Pag-IBIG must verify ownership and authority.

Possible structures:

sale from parents to child;
donation;
construction loan on family property;
co-ownership arrangement;
borrower as heir;
mortgage by owner to secure borrower’s loan.

Each structure has different documentation requirements. Name discrepancies can affect each one.

LI. Special Issue: Property Under Co-Ownership

If a title has multiple registered owners, all co-owners generally must participate in sale or mortgage unless there is a legal basis for one person to act.

A discrepancy in any co-owner’s name may delay the transaction.

For co-owned property, Pag-IBIG may require:

all co-owners’ IDs;
spousal consent where required;
affidavits;
SPAs for absent co-owners;
corrected documents;
partition or settlement documents, if relevant.

LII. Special Issue: Condominium Certificate of Title

For condominium purchases, name discrepancies may appear in:

Condominium Certificate of Title;
master deed documents;
developer records;
contract to sell;
buyer records;
association or management certificates;
tax declarations.

The same identity principles apply.

LIII. Special Issue: Old Titles

Old titles often contain abbreviated names, initials, handwritten entries, or outdated civil status.

Examples:

J. Santos
Maria R. Cruz
Spouses Pedro and Maria Santos
Heirs of Juan Dela Cruz
Josefa Vda. de Ramos

Old title entries may require careful legal interpretation. Pag-IBIG may require supporting historical documents or correction before accepting the title.

LIV. Special Issue: “Heirs of” Titles

Titles or tax declarations may refer to “Heirs of” a deceased person. This may indicate that title transfer after death has not been completed.

A Pag-IBIG loan involving such property may require settlement of estate and title update.

Name discrepancies among heirs or the deceased owner can cause major delays.

LV. Special Issue: Court-Ordered Name Change

If a person legally changed name through court proceedings, Pag-IBIG may require:

court decision;
certificate of finality;
annotated birth certificate;
updated IDs;
amended title, if property records use the old name;
affidavit explaining old and new names.

Until land and civil records are aligned, loan processing may be delayed.

LVI. Special Issue: Legitimation, Adoption, or Acknowledgment

Name changes due to legitimation, adoption, or acknowledgment can affect title and birth records.

Examples:

person acquired father’s surname after acknowledgment;
adopted person’s amended birth certificate has new name;
old title was acquired under previous name;
Pag-IBIG record uses old name.

These are not simple clerical matters. Legal documents must establish the name change.

LVII. Special Issue: Dual Citizens and Foreign Names

A dual citizen may have foreign documents with a different format.

Examples:

no middle name in foreign passport;
married surname used abroad;
hyphenated surname abroad;
foreign naturalization certificate contains changed name;
Philippine birth certificate uses original name.

Pag-IBIG may require documents proving that the foreign and Philippine names refer to the same person.

LVIII. Special Issue: Muslim Names and Indigenous Names

Some names may have different structures, spellings, prefixes, or customary usage. Pag-IBIG and registries should evaluate identity based on official documents and cultural naming practices.

Discrepancies may still need affidavits, civil registry records, or legal documents, especially when title ownership is involved.

LIX. Special Issue: Typographical Error in Owner’s Duplicate Title

A title discrepancy may appear in the owner’s duplicate copy, the Register of Deeds copy, or both.

The applicant should compare:

owner’s duplicate title;
certified true copy from Register of Deeds;
previous deed;
tax declaration.

If the error is only in one copy, the Register of Deeds must clarify which record controls and what correction is needed.

LX. Practical Step-by-Step Guide for Borrowers

Step 1: Gather All Documents

Collect:

PSA birth certificate;
PSA marriage certificate;
valid IDs;
Pag-IBIG membership record;
title;
tax declaration;
deed or contract;
seller IDs;
spouse documents;
SPA, if any.

Step 2: Compare Names Carefully

Check every letter, middle name, surname, extension, civil status, and address.

Step 3: Identify Where the Error Is

Determine whether the error is in:

birth certificate;
marriage certificate;
title;
tax declaration;
deed;
Pag-IBIG record;
ID;
SPA;
developer documents.

Step 4: Determine If It Is Minor or Material

Minor discrepancies may be handled with affidavits. Material discrepancies may require formal correction.

Step 5: Ask Pag-IBIG What They Require

Get a clear list of required documents or corrections.

Step 6: Check Register of Deeds Requirements

Even if Pag-IBIG accepts an affidavit, the Register of Deeds may require more.

Step 7: Correct the Source Document

Correct the document where the error originated.

Step 8: Update Related Documents

After correction, update Pag-IBIG membership records, IDs, deeds, tax declarations, or title records.

Step 9: Avoid Signing Defective Documents

Do not sign deeds or mortgages with incorrect names unless counsel has drafted proper explanatory language.

Step 10: Keep Copies and Proof of Filing

Maintain copies of correction petitions, receipts, annotations, and communications.

LXI. Practical Step-by-Step Guide for Sellers

Sellers should fix name discrepancies before looking for buyers or accepting Pag-IBIG-financed offers.

Steps:

Secure certified true copy of title.
Compare title with birth and marriage records.
Check tax declaration.
Correct title or tax declaration if needed.
Prepare affidavit of identity for minor discrepancies.
Update IDs if using married or corrected name.
Prepare spouse consent documents.
Prepare SPA if abroad.
Ensure all co-owners and heirs have consistent documents.
Disclose discrepancies to buyer early.

A seller who waits until loan processing may cause major delays.

LXII. Practical Step-by-Step Guide for Developers

Developers should:

Verify buyer identity at reservation stage.
Require PSA documents early.
Match Pag-IBIG records with buyer documents.
Avoid using nicknames in contracts.
Correct contract-to-sell errors before notarization.
Check title and tax declaration consistency.
Train staff on married-name and maiden-name issues.
Review documents before Pag-IBIG submission.
Explain correction timelines to buyers.
Avoid promising takeout dates before document review.

LXIII. Demand for Correction From Seller or Developer

If the seller or developer caused the discrepancy, the buyer may demand correction.

Examples:

developer misspelled buyer’s name in contract;
seller’s deed uses wrong title name;
developer submitted wrong middle name to Pag-IBIG;
seller failed to disclose title name discrepancy.

A written demand should state:

the discrepancy;
the document affected;
the requested correction;
deadline;
effect on Pag-IBIG loan processing;
request for cooperation and documents.

LXIV. Can Pag-IBIG Approve Despite a Name Discrepancy?

Possibly, if the discrepancy is minor and sufficiently explained. But if the discrepancy affects ownership, identity, title registration, or mortgage validity, Pag-IBIG may require correction first.

Approval depends on:

type of discrepancy;
affected party;
strength of supporting documents;
risk to collateral;
Register of Deeds requirements;
Pag-IBIG internal evaluation;
whether the mortgage can be annotated;
whether title transfer can proceed.

Borrowers should not assume that an affidavit will always be accepted.

LXV. Can the Loan Be Released Before Correction?

Loan release is unlikely if the unresolved discrepancy affects collateral validity, title transfer, mortgage annotation, or identity of parties.

Pag-IBIG may allow some processing steps to continue while correction is pending, but release of proceeds is usually tied to completion of legal and collateral requirements.

If the issue is only a minor borrower record update, release may be possible after submission of acceptable proof.

LXVI. Effect on Loan Approval

A name discrepancy may result in:

pending status;
request for additional documents;
return of documents;
delay in appraisal or approval;
conditional approval;
failure of post-approval requirements;
delay in loan takeout;
refusal to release proceeds;
cancellation of application if unresolved;
need to re-execute documents.

The earlier the discrepancy is addressed, the less disruptive it becomes.

LXVII. Effect on Loan Takeout

“Takeout” usually refers to the stage when Pag-IBIG releases loan proceeds after compliance with conditions.

Name discrepancies can block takeout when:

title transfer is not complete;
mortgage annotation fails;
deed has name inconsistency;
seller identity is unresolved;
borrower’s documents do not match;
required corrections are pending;
tax documents cannot be processed.

This can affect developers, sellers, and buyers.

LXVIII. Effect on Buyer-Seller Deadlines

Real estate contracts often contain deadlines for loan approval and payment. Name discrepancies can cause delays beyond the buyer’s control.

Buyers should protect themselves by ensuring contracts allow reasonable time for document correction.

Potential issues:

seller cancels sale due to delayed loan release;
developer imposes penalties;
buyer loses reservation fee;
price changes;
loan approval expires;
appraisal expires;
updated documents required.

A buyer should document that the delay was caused by title or seller documents, if true.

LXIX. Who Should Pay for Correction?

Responsibility depends on where the error is.

A. Borrower’s Personal Record Error

Borrower usually pays for correcting their own birth certificate, IDs, or Pag-IBIG membership record.

B. Seller’s Title Error

Seller usually should fix title identity issues because they must deliver a registrable title.

C. Developer Document Error

Developer should correct errors it caused in contracts or submissions.

D. Shared or Negotiated Responsibility

Parties may agree otherwise, especially if the discrepancy is minor or discovered late.

The sale contract should ideally state who bears documentation costs.

LXX. Can Buyer Cancel Due to Seller’s Name Discrepancy?

Depending on the contract, a buyer may have grounds to cancel or suspend payment if the seller cannot provide valid, registrable documents or clear identity as owner.

However, cancellation rights depend on:

contract terms;
severity of discrepancy;
opportunity to cure;
delay length;
whether loan approval is impossible;
whether seller acted in bad faith;
whether buyer waived the issue.

Legal advice is recommended before cancelling.

LXXI. Can Seller Blame Buyer for Pag-IBIG Delay?

If the delay is caused by seller’s title or name discrepancy, the buyer should document Pag-IBIG’s requirements and notify the seller in writing.

If the delay is caused by buyer’s birth record or membership discrepancy, the buyer should act promptly to correct it.

Evidence of the source of delay matters.

LXXII. Can Pag-IBIG Require Court Correction Even for a Minor Error?

Pag-IBIG may require whatever documentation it deems necessary for loan security and legal compliance. However, if the applicant believes the requirement is excessive, they may ask for clarification or alternative documents.

Sometimes the real issue is not Pag-IBIG but the Register of Deeds or civil registry office. Pag-IBIG may anticipate that the document will be rejected later.

If there is disagreement, the applicant may ask:

Which document has the discrepancy?
Why is affidavit insufficient?
Is Register of Deeds correction required?
Is annotated PSA document required?
Is a lawyer-drafted affidavit acceptable?
Is a corrected tax declaration enough?
Is a court order required by law or by internal policy?

LXXIII. Affidavit vs. Formal Correction

A frequent question is whether an affidavit is enough.

Affidavit May Be Enough When:

discrepancy is minor;
identity is otherwise clear;
all IDs and PSA records support the same person;
Register of Deeds accepts it;
Pag-IBIG accepts it;
title does not need amendment;
no third-party rights are affected.

Formal Correction Is Usually Needed When:

title contains a materially wrong name;
civil registry document is wrong;
middle name or surname differs;
owner identity is uncertain;
spouse or heir identity is affected;
Register of Deeds refuses registration;
Pag-IBIG requires annotated documents;
court order is needed.

LXXIV. Risks of Ignoring Name Discrepancies

Ignoring discrepancies can lead to:

Pag-IBIG loan denial;
delayed loan release;
failed title transfer;
rejected mortgage annotation;
BIR processing delay;
inability to sell property later;
foreclosure complications;
inheritance disputes;
double sale or fraud claims;
litigation;
loss of buyer or seller;
penalties under contract;
future problems with banks or government offices.

It is better to fix the discrepancy before loan processing reaches the final stage.

LXXV. Risks of Using False Affidavits

A false affidavit can create serious legal consequences.

Examples of improper affidavits:

claiming to be the same person as the title owner when not true;
concealing that the title belongs to a deceased relative;
using a married name without valid marriage;
claiming a nickname is legal name without proof;
hiding a co-owner;
falsely stating that a spouse is unavailable or deceased;
falsifying residence or identity documents.

False documents can lead to loan denial, criminal liability, civil liability, and title problems.

LXXVI. Red Flags for Fraud

Pag-IBIG, buyers, and notaries should be alert when:

seller’s ID name differs materially from title;
seller cannot produce birth or marriage records;
title owner is elderly or deceased but another person is selling;
SPA has inconsistent names;
seller uses only photocopies;
owner’s duplicate title has suspicious alterations;
buyer is pressured to proceed despite discrepancies;
affidavits are vague;
signatures differ;
co-owners are absent;
spouse consent is missing;
title has old annotations or adverse claims;
tax declaration name differs from title and deed;
seller refuses to correct records.

These may indicate more than a clerical issue.

LXXVII. Practical Document Checklist

For Borrower

PSA birth certificate;
PSA marriage certificate, if married;
valid IDs with correct name;
Pag-IBIG MID number and updated member data;
proof of income;
affidavit of discrepancy, if needed;
annotated civil registry documents, if corrected;
court order, if name changed;
spouse documents and consent, if required.

For Seller or Registered Owner

certified true copy of title;
owner’s duplicate title;
valid IDs;
PSA birth certificate;
PSA marriage certificate;
tax declaration;
real property tax clearance;
affidavit of one and the same person, if needed;
corrected title, if needed;
spouse consent or death certificate;
SPA, if represented.

For Inherited Property

death certificate;
birth and marriage certificates of heirs;
extrajudicial settlement or court settlement;
estate tax clearance;
publication proof, if applicable;
IDs of heirs;
SPAs;
corrected documents for any discrepancy.

For Developer

license to sell documents, if applicable;
title documents;
tax declaration;
contract to sell;
buyer information sheet;
board or corporate authority documents;
authorized signatory IDs;
corrected buyer documents.

LXXVIII. Sample Affidavit Clause for Minor Discrepancy

A lawyer may draft language such as:

I am the same person referred to as “Maria S. Reyes” in Transfer Certificate of Title No. ___ and “Maria Santos Reyes” in my PSA Birth Certificate and valid government identification documents. The difference consists only of the abbreviation of my middle name, and all said names refer to one and the same person.

For married-name situations:

I was born as Maria Santos Reyes, as shown in my PSA Birth Certificate. After my marriage to Juan Dela Cruz, I have used the name Maria Reyes Dela Cruz. Both names refer to one and the same person.

Affidavits should be customized to the facts and should not be used to hide material discrepancies.

LXXIX. Sample Request to Pag-IBIG for Clarification

A borrower may write:

I respectfully request clarification regarding the name discrepancy noted in my housing loan application. The title states [name], while my PSA/ID record states [name]. Kindly advise whether Pag-IBIG will accept an affidavit of one and the same person with supporting documents, or whether a formal correction of the title/civil registry record is required before processing may continue.

This helps avoid guessing and repeated submissions.

LXXX. Sample Letter to Seller

A buyer may write:

The Pag-IBIG housing loan processing has been delayed due to a name discrepancy between the title and your identity documents. The title reflects [name], while your documents reflect [name]. Pag-IBIG requires clarification or correction before the loan can proceed. Kindly provide the required affidavit, PSA documents, corrected title, or other documents necessary to establish that you are the same registered owner and that the property is registrable for sale and mortgage.

LXXXI. Frequently Asked Questions

1. Can Pag-IBIG deny a housing loan because of a name discrepancy?

Yes, if the discrepancy affects identity, ownership, mortgage validity, title transfer, or collateral acceptability. Pag-IBIG may also place the application on hold until the issue is resolved.

2. Is an affidavit of one and the same person enough?

Sometimes, for minor discrepancies. It may not be enough for a materially wrong surname, middle name, title owner identity issue, or civil registry error.

3. What if the title uses my maiden name but my IDs use my married name?

This can usually be explained with a PSA marriage certificate, birth certificate, valid IDs, and sometimes an affidavit.

4. What if my birth certificate has the wrong spelling?

You may need to correct the birth certificate through the local civil registrar or court, depending on the error, then submit the annotated PSA document.

5. What if the seller’s name in the title is misspelled?

The seller should provide proof of identity and may need to correct the title or execute an affidavit, depending on the seriousness of the error.

6. Can Pag-IBIG release the loan while correction is pending?

If the correction affects collateral, title transfer, or mortgage annotation, release is usually unlikely until resolved.

7. Who pays for correcting the title?

Usually the party whose document contains the error, often the seller if the title is defective. But parties may agree otherwise.

8. What if the Register of Deeds accepts the documents but Pag-IBIG does not?

Pag-IBIG may impose its own loan and collateral requirements. Ask for written clarification and submit additional proof.

9. What if Pag-IBIG accepts the affidavit but the Register of Deeds rejects the deed?

The transaction may still be delayed. Always check Register of Deeds requirements before relying solely on Pag-IBIG’s initial acceptance.

10. Can I sign documents using two names?

Documents may identify a person using both names if properly drafted, but avoid casual or inconsistent use. Use lawyer-reviewed language.

11. What if the discrepancy is in the tax declaration only?

The assessor’s office may correct the tax declaration. Pag-IBIG may require the corrected tax declaration if it is part of the loan requirements.

12. What if the title owner is deceased and the heirs are selling?

Estate settlement documents are needed. Any name discrepancies involving the deceased owner or heirs must be resolved.

13. What if the property is in my parent’s name?

You need a legal transaction or authority allowing the property to secure the loan. Name discrepancies in your parent’s title or records must be resolved.

14. What if the discrepancy is only “Ma.” versus “Maria”?

This is often minor, but Pag-IBIG may still require an affidavit and supporting documents.

15. Should I correct the discrepancy before applying?

Yes. Early correction prevents delays, especially if the discrepancy is in the title, birth certificate, marriage certificate, or seller documents.

LXXXII. Common Mistakes to Avoid

Borrowers, sellers, and developers should avoid:

Assuming one-letter errors do not matter;
Signing deeds with inconsistent names;
Using nicknames in legal documents;
Relying only on verbal assurance;
Submitting IDs that do not match civil registry records;
Ignoring middle-name discrepancies;
Waiting until loan release to correct documents;
Using false affidavits;
Failing to check Register of Deeds requirements;
Forgetting spouse consent;
Not updating Pag-IBIG membership records;
Not correcting tax declarations;
Not checking BIR requirements;
Accepting a title under a deceased person without estate settlement;
Assuming Pag-IBIG approval means title registration will succeed.

LXXXIII. Best Practices

For Borrowers

Check your PSA records before applying.
Update Pag-IBIG membership records.
Use the same name across all documents.
Ask Pag-IBIG early about discrepancies.
Do not sign inconsistent loan documents.
Keep annotated civil registry records.

For Sellers

Review title name before listing property.
Correct title or prepare affidavits early.
Ensure spouse consent is ready.
Fix tax declaration discrepancies.
Disclose name issues to the buyer.
Cooperate with Pag-IBIG documentation.

For Developers

Verify buyer and title documents early.
Avoid nicknames in contracts.
Train staff to detect civil registry issues.
Correct documents before notarization.
Coordinate with Pag-IBIG before promising release timelines.

For Notaries and Brokers

Match names with IDs and titles.
Use explanatory clauses when appropriate.
Avoid notarizing documents with unresolved identity issues.
Advise parties to correct material discrepancies.

LXXXIV. Legal Remedies When the Loan Is Delayed

If a Pag-IBIG housing loan is delayed due to name discrepancy, possible remedies include:

Submit an affidavit of discrepancy;
Submit PSA birth and marriage certificates;
Update Pag-IBIG member records;
Correct civil registry records;
Correct title through Register of Deeds or court;
Correct tax declaration with assessor;
Re-execute defective deeds or SPAs;
Secure spouse consent or heir documents;
Ask Pag-IBIG for written clarification;
Negotiate deadline extension with seller or developer;
Amend contract terms if delay is document-related;
Seek legal advice for cancellation, refund, damages, or specific performance;
File appropriate administrative or court petitions if correction is refused.

The correct remedy depends on the source of the discrepancy.

LXXXV. Conclusion

Name discrepancies between land titles and birth records can create serious Pag-IBIG housing loan problems in the Philippines. Even a small spelling difference may delay processing if it affects identity, ownership, civil status, title transfer, or mortgage annotation. Larger discrepancies involving middle names, surnames, married names, heirs, deceased owners, or title owners can prevent loan release until corrected.

The most important step is to identify the source of the discrepancy. If the error is in the borrower’s Pag-IBIG record, the borrower may update membership documents. If the error is in the birth or marriage certificate, civil registry correction may be required. If the error is in the title, the seller or owner may need title correction, affidavit, or court action. If the discrepancy affects estate documents, spouse consent, or authority to sell, additional legal documents may be needed.

An affidavit of one and the same person may solve minor discrepancies, but it is not a universal cure. Pag-IBIG, the Register of Deeds, BIR, assessor’s office, and notary may each require consistency before the loan can proceed.

For borrowers and buyers, the safest approach is early document review before paying reservation fees, signing contracts, or relying on a target release date. For sellers and developers, the best practice is to correct title and identity issues before offering the property for Pag-IBIG financing. In real estate, identity is not a technicality; it is the foundation of ownership, mortgage validity, and loan security.