How to Process Transfer of Land Title Ownership in the Philippines (A Practical Legal Article)
This article is for general information and practical guidance. Land transactions can be high-stakes; for complex situations, consult a Philippine lawyer, licensed real estate broker, and/or the Register of Deeds (RD) where the property is located.
I. Overview: What “Transfer of Land Title” Means
In the Philippines, ownership of registered land is evidenced by a Torrens Title (Transfer Certificate of Title or TCT for land; Condominium Certificate of Title or CCT for condo units). A transfer of ownership happens when the title is cancelled in the seller/transferor’s name and a new title is issued in the buyer/transferee’s name.
Transfers commonly arise from:
- Sale (most common)
- Donation
- Inheritance / Succession
- Court-ordered transfers (e.g., partition, foreclosure)
- Other special conveyances (exchange, dacion en pago, etc.)
Although the steps overlap, taxes and documentary requirements differ by transfer type.
II. Key Agencies Involved
- Bureau of Internal Revenue (BIR) – assesses and issues tax clearances; collects Capital Gains Tax/Donor’s Tax/Estate Tax and Documentary Stamp Tax (DST).
- Local Government Unit (LGU) – City/Municipal Treasurer assesses Transfer Tax; Assessor updates tax declaration.
- Register of Deeds (RD) (under LRA) – registers the deed and issues a new title.
- Notary Public – notarizes deed (sale/donation/partition, etc.).
- Real Property Tax (RPT) offices – settle arrears.
III. Before You Start: Basic Due Diligence
A. Verify the Title
Obtain a certified true copy of the title from the RD.
Check for:
- Owner’s name matches seller.
- Annotations: mortgages, liens, adverse claims, lis pendens, encumbrances, restrictions, easements.
- Correct technical description and lot number.
B. Verify Real Property Taxes
- Get Real Property Tax clearance from LGU Treasurer.
- Confirm no unpaid RPT.
C. Verify the Property Itself
- Relocation survey if boundaries are uncertain.
- Confirm actual possession and occupants.
- If tenanted or leased, review contracts.
D. Check Seller’s Capacity
- If married: determine property regime; spouse’s consent may be required.
- If corporation: require board resolution and secretary’s certificate.
- If seller is abroad: require SPA (Special Power of Attorney) consularized/apostilled.
E. For Subdivisions/Condo Projects
- Confirm developer’s license to sell, master deed, and house/condo association rules.
- For condos: verify statement of account from condo corporation.
IV. Transfer by Sale (Standard Process)
Step 1: Execute and Notarize the Deed of Absolute Sale (DOAS)
Document: Deed of Absolute Sale (or Conditional Deed of Sale if terms pending). Must include:
- Full names, citizenship, civil status, addresses.
- Consideration/price and payment terms.
- Property description, TCT/CCT number, lot/condo details.
- Tax responsibilities (usually buyer pays transfer-related taxes unless agreed otherwise).
Notarization is essential. An unnotarized deed is not registrable.
Step 2: Pay BIR Taxes and Secure eCAR
Within 30 days from notarization (or from completion of sale, depending on BIR rules), file and pay:
Capital Gains Tax (CGT) – 6% of the higher of:
- Selling price/consideration, or
- Fair Market Value (FMV) (BIR zonal value or assessor’s FMV)
BIR Form: 1706 Applies to sales of real property classified as capital asset (typical for individuals).
Documentary Stamp Tax (DST) – 1.5% of the higher of selling price or FMV BIR Form: 2000-OT
After payment: Apply for the electronic Certificate Authorizing Registration (eCAR) — the BIR’s clearance that taxes are paid. The RD will not transfer title without it.
Common BIR requirements (sale):
- Notarized DOAS
- Certified true copy of title
- Latest Tax Declaration
- Valid IDs of parties and TINs
- Proof of payment (bank validation)
- SPA if via representative
- Marriage certificate if relevant
- If property is inherited then sold, estate settlement proof (as applicable)
Step 3: Pay LGU Transfer Tax
Go to City/Municipal Treasurer where property is located. Tax rate: Typically 0.5% (provinces) or 0.75% (Metro Manila cities) of the higher of selling price or FMV — exact rate depends on local ordinance.
Requirements include:
- DOAS
- eCAR
- Tax clearance
- Title copy, tax declaration
- RPT receipts
Step 4: Register the Sale with the Register of Deeds
Submit to RD:
- Original notarized DOAS
- eCAR
- Transfer Tax receipt
- Latest Tax Declaration
- RPT clearance
- Title owner’s duplicate copy
- IDs/SPAs
- RD forms and fees
Outcome:
- RD cancels old TCT/CCT
- RD issues new TCT/CCT in buyer’s name
Step 5: Update the Tax Declaration at the Assessor’s Office
Bring:
- New title (certified copy)
- DOAS
- eCAR
- Transfer tax receipt
- RPT clearance
Outcome: New Tax Declaration in buyer’s name.
Important: Title transfer and tax declaration update are separate. You want both updated to avoid future disputes.
V. Transfer by Donation
Donation is treated differently for tax purposes.
Key Taxes
- Donor’s Tax – 6% of net gifts exceeding ₱250,000 per year (aggregate), based on FMV. BIR Form: 1800
- DST – generally 1.5% (same valuation rule).
Process
- Notarized Deed of Donation (with acceptance; acceptance can be in the deed or separate notarized document).
- File donor’s tax + DST within the BIR period.
- Secure eCAR.
- Pay Transfer Tax (LGU).
- Register at RD → new title.
- Update tax declaration.
Practical Notes
- Donations between spouses or close relatives still require donor’s tax unless exempted by law.
- Consider legitimes and inheritance implications if donor has heirs.
VI. Transfer by Inheritance (Estate Settlement)
When an owner dies, heirs must settle the estate before transferring title.
A. Determine if Settlement is:
Extrajudicial Settlement (EJS) – if:
- No will, or will not probated
- No outstanding debts (or debts settled)
- Heirs are all of age (or minors represented)
- Heirs agree on partition
Judicial Settlement – if disputes, will probate, minors without proper representation, or creditor issues.
B. Taxes
- Estate Tax – 6% of net estate. BIR Form: 1801
- DST – on partition/transfer as applicable.
C. Typical Steps
- Prepare and notarize EJS/Deed of Partition (or obtain court order).
- Publish EJS in a newspaper of general circulation once a week for 3 consecutive weeks.
- File estate tax return and pay estate tax (and penalties if late).
- Secure eCAR for each property.
- Pay LGU Transfer Tax.
- Register with RD → new title in heirs’ names or in the name of buyer if sold via EJS.
- Update tax declaration.
Late Settlement
- Estate tax accrues interest/surcharges.
- There are periodic tax amnesties, but if none apply your estate is “regular” and penalties may be significant.
VII. Special Situations You Must Handle Correctly
1. Property Owned by a Married Person
- Spousal consent often required if property is part of community/conjugal property.
- If seller is married and property is conjugal/community, both spouses sign the deed unless legal separation, annulment, or waiver applies.
2. Property With Mortgage
Options:
- Pay off mortgage first and get Release of Mortgage annotated.
- Or assume mortgage with bank’s written consent.
RD will not issue a clean title unless mortgage is released or carried over properly.
3. Property With Multiple Owners / Co-Ownership
- All co-owners must sign the deed unless one holds a valid SPA.
- If only a share is sold, deed should specify undivided share.
4. Agricultural Land
- Check DAR clearance/requirements if applicable, especially for lands under agrarian reform or with CLOA/EP restrictions.
- Some transfers are prohibited or require DAR approval.
5. Untitled Land / Tax Declaration Only
Different process:
- Judicial or administrative titling first (e.g., cadastral/land registration proceeding, free patent).
- You cannot “transfer title” if none exists; you transfer rights but must eventually title it.
6. Condominiums
- Use CCT number, not TCT.
- Some condos require clearance/endorsement from the condo corp.
7. Foreign Buyers
General rule: foreigners cannot own land, except by legal exceptions (e.g., hereditary succession, former natural-born Filipino rights under specific laws, acquisition by corporations with Filipino ownership thresholds). Foreigners may own condo units up to 40% foreign ownership in the project.
8. If Seller/Buyer Is a Corporation
Require:
- SEC registration docs
- Board Resolution approving sale/purchase
- Secretary’s Certificate
- Signatory IDs
Tax characterization differs (may involve creditable withholding tax and VAT if ordinary asset).
VIII. Taxes and Forms at a Glance (Typical Capital Asset Sale)
| Tax / Fee | Rate | Filed With | Form |
|---|---|---|---|
| Capital Gains Tax | 6% | BIR | 1706 |
| Documentary Stamp Tax | 1.5% | BIR | 2000-OT |
| Transfer Tax | 0.5% / 0.75% (varies) | LGU Treasurer | LGU form |
| RD Registration Fee | varies by value | Register of Deeds | RD assessment |
| Notarial Fees | negotiable | Notary Public | — |
Important: If property is an ordinary asset (e.g., seller is in real estate business), CGT may not apply; instead you might pay income tax, creditable withholding tax, and possibly VAT. Always confirm classification with BIR.
IX. Timelines (Practical Reality)
- Notarization to BIR filing: ideally within 30 days.
- BIR eCAR release: varies widely by RDO workload and document completeness.
- RD release of new title: often a few weeks after complete submission.
- Assessor update: usually days to a few weeks.
Delays typically come from:
- Incomplete documents
- Unpaid RPT or unclearances
- Title issues / encumbrances
- BIR valuation disputes
- Heir disagreements (inheritance cases)
X. Common Pitfalls and How to Avoid Them
Skipping title verification. Always get a certified true copy from RD.
Buying from someone who isn’t the titled owner. If seller is an heir, insist on estate settlement first.
Ignoring annotations. A lien or adverse claim can block transfer.
Under-declaring selling price. Taxes are based on higher of price or FMV. Under-declaration can trigger penalties.
Using defective SPAs. SPAs must be specific, notarized, and if executed abroad, apostilled/consularized.
Not updating tax declaration. Causes headaches later, especially for future sales or loans.
Paying taxes in the wrong RDO. File where property is located, not where parties reside.
XI. Sample Checklist (Sale)
From Seller
- Owner’s duplicate TCT/CCT
- Valid IDs + TIN
- Marriage certificate / spouse ID
- Latest Tax Declaration
- RPT receipts + Tax Clearance
- Loan payoff + Release of Mortgage (if any)
- SPA / corporate authority (if applicable)
From Buyer
- Valid IDs + TIN
- Funds for taxes/fees
- SPA (if applicable)
To Prepare
- Notarized Deed of Absolute Sale
- BIR Forms 1706 + 2000-OT
- eCAR application
- LGU transfer tax application
- RD application
XII. Quick Walkthrough Example (Sale)
- Buyer and seller sign and notarize DOAS.
- Within 30 days, pay CGT and DST at BIR and apply for eCAR.
- After eCAR, pay transfer tax at LGU Treasurer.
- Register deed at RD with eCAR, receipts, title, clearances → new title.
- Update tax declaration at Assessor.
That’s the core flow.
XIII. Final Notes
- Everything hinges on taxes and clearances. Without eCAR and LGU transfer tax receipt, RD won’t transfer the title.
- Keep originals and multiple photocopies; agencies often require both.
- If something feels off (seller rushes, refuses due diligence, title mismatches), pause and verify.
If you want, tell me the scenario you’re dealing with (sale, donation, inheritance, condo vs land, with/without mortgage, location), and I’ll lay out a tailored step-by-step with estimated costs and a document bundle for that exact case.