Understanding the Role of Registry of Deeds: Your partner in title transfers in the Philippines

You’ve sealed the transaction. Papers are complete, and taxes are paid but your land or condo is not officially yours yet. Not until the ownership of the property is transferred through registration at the Registry of Deeds (RD).  

The role of the RD in land title transfers is not optional - it’s essential. In this guide, we will walk you through the key functions of the RD and its role in processing your property transfer. 

The Registry of Deeds

The RD keeps both physical and electronic copies of all the titles it issues, ensuring the security of property ownership documents.

The RD in Title Transfer

Document Verification and Review

The RD reviews all submitted documents, such as the notarized Deed of Absolute Sale, the Certificate Authorizing Registration (CAR) from the Bureau of Internal Revenue (BIR), tax clearances, and the original title (Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT)). This ensures all legal requirements are met and documents are complete.

1. Cancellation of the Old Title

   After verification, the RD cancels the original copy of title.

2. Issuance of a New Title

   The RD issues a new TCT or CCT in the buyer’s name, which serves as the official and legally binding proof of ownership.

3. Annotation of Encumbrances

   If there are liens, mortgages, or other encumbrances on the property, these are carried in the new title to protect all parties involved.

Once the new title is issued, the RD enables the new owner to update the property’s tax declaration at the local Assessor’s Office, which is important for future tax assessments.

Why Is the Registry of Deeds So Important?

Legal Recognition: The RD is the authority that processes ownership transfer by issuing the new title.

• Security of Ownership: By canceling old titles and maintaining accurate records, it prevents fraud and multiple claims on the same property.

• Transparency: It ensures all liens and encumbrances are recorded, annotated, protecting buyers and creditors.

• Facilitates Tax Updates: The issuance of a new title is required to update tax declarations.

The Registry of Deeds is more than just a filing office—it’s the final and most essential checkpoint in the land or condominium title transfer process in the Philippines. Without its verification, cancellation, and reissuance of titles, a property transaction remains incomplete and legally unrecognized.

By understanding the RD’s key responsibilities— canceling the old title, and issuing a new one—you’re better prepared to navigate the transfer process efficiently and securely. Whether you're buying, selling, or inheriting property, making sure all requirements are in order before going to the Registry of Deeds helps you avoid delays and legal complications.

Important Link

1. Land Registration Authority (LRA), Registry of Deeds Directory: https://lra.gov.ph/registry-of-deeds/

References

1. Republic Act No. 12001 (2024) on Real Property Valuation and LGU coordination: https://elibrary.judiciary.gov.ph/thebookshelf/showdocs/2/97502

2. How to Transfer Land Title in the Philippines: https://www.filedocsphil.com/transfer-land-title-in-the-philippines-a-complete-guide/

3. LGU Bislig Land Title Distribution Program: https://bislig.gov.ph/lgu-bislig-land-title-distribution-through-the-handog-titulo-program/