How to Check Land Titles in the Philippines and Spot Fake Ones in 30 Seconds

Posted by: Joanne Almaden in Houses and Lots, Real Estate Documentation On:May 27, 2015 Last updated: October 24, 2017

Despite all the regulations put in place to fight scammers and con men in the Philippine real estate industry, there are still a lot of cases being reported where unsuspecting victims fall for fake land titles. For example, just recently (March 22, 2015), Inquirer reported on a land scam syndicate which already has a number of victims who lost their money by buying properties with fake titles.

To avoid getting yourself into a similar problem, your first line of defense is a short and quick check of the land title that is presented to you. There are very specific characteristics of authentic Philippine land titles. If one or more of these are missing on the title that is presented to you, then you know right away that you’re dealing with scammers.

Ms. Ruby Valdez, one of the land registration examiners from the Land Registration Authority of the Philippines, shares with us these items which you can check for in 30 seconds or less.

Physical Qualities

The papers used for authentic land titles in the Philippines are supplied by the Banko Sentral ng Pilipinas. These papers are physically unique from all other kinds of papers that you can buy from stores. Here are the things you should look for:

The texture is similar to that of a bank check
It has a faint watermark that says “LRA“
If it’s an old title (before the newer e-Titles being used today), the color of the paper is light yellow.
If it’s an e-Title, the color should be pale straw.
Tiny fibers and dots should be noticeable
And if you could use a UV light, these fibers should fluoresce or shine slightly when subjected to UV light.

Content

Below are the items you should look for in the contents of the title you are checking:

If it’s an Original Certificate of Title (OCT), it should indicate “Judicial Form No. 108-D” at the top.
If it’s a Transfer Certificate of Title (TCT), it should indicate “Judicial Form No. 109-D“
The serial number label (SN No.) should be in red color, while the digits should be in black for the owner’s duplicate.
The last two digits of the page number in the upper right hand side should correspond to the last two digits of the TCT number.
The red/blue border should be slightly embossed and not flatly printed.
For e-Titles, all entries should be computer encoded and printed, unlike the old versions which were manually type-written
The seal on the lower left hand side should be dark red and does not blot when a litle water check is done.
Signatures:

for Judicial OCT, it should have 2 signatures present – the Administrator and the Registrar; while for TCT, only the signature of the Registrar is present.

For Administrative Titles: one signature from a PENRO or CENRO officer and another from the registrar.

Key Takeaways

When it comes to transactions involving any kind of real estate, the money involved is usually considerable, if not a serious amount. So you’ll have to be careful, especially when you’re dealing with strangers. Keep in mind the above items and look for them in a land title that is presented to you. If the title does not pass this simple test, then you have saved yourself a lot of trouble, time and money; You don’t have to do further verification anymore since you already know it’s fake.

However, please also note that even if the title passes this first and immediate test, you still can’t be 100% sure that it is authentic, until you verify it with the LRA, the Registry of Deeds and the concerned local offices of the Municipality where the property is located. For further reading on this, we recommend also checking out these subsequent posts:

Stay safe from fake title scams everyone.

Would you rather have professionals do the title research and verification for you? Contact us today and experience our award-winning work and client support that will save you tons of headaches along the way.

See how we can help you with Titles today →

ABOUT THE AUTHOR

Joanne Almaden

Joanne is a licensed real estate broker and appraiser. She founded Phil. Property Expert, Inc. – a top-notch real estate services company whose vision is being the most trusted company when it comes to competence and quality of service.

Neil G Bautista

Why the Judicial Form No. on my Title is 140-D? Does it mean it is fake?
- Soon Enough
  
  check with the registry of deeds.. that is the only sure way..
  - Paul Allan
    
    same here, it’s written:
    —-
    Judicial Form No 140-D
    (Revised January 2000)
  - Neil G Bautista
    
    Is it possible to check it online?
    - Gold Lover
      
      yup get a xerox copy n go to the city hall of where the property sit to verify the real name owner n contact address or phone
      - Toto De Vera III
        
        Hi, do the agency concern strictly requires owner’s authority or knowledge with regards to the verification of the land title, assuming that the owner had provided already the buyer a copy of the TCT?
    - Wii
      
      I don’t think the Philippine government has sophisticated online equipment.
    - Nimrod Flores
      
      This was the first thing that I asked myself. Unfortunately, the best they can offer is a kiosk that’s connected to their closed network. I think you can find one of these kiosks at your Municipal or City Hall.
      
      Until the LRA opens up their network to the internet, this is the best we can get.
    - Johnny
      
      I have had numerous issues with property in the Philippines. You name it, we have encountered it. Fake titles another family claims they purchased, squatters, forgery, agrarian reform, cheating farmer-tenants, over-charged assessments, NPA, etc. I used to think the Philippines was the biggest bunch of greedy idiots when it came to property and property rights.
      What I came to find out is the gov’t is not stupid when it comes to property rights, just greedy, lazy, incompetent, and could care less about the property rights of their citizens. The reason they do not want things online is because you will easily be able to look up who owns what. You would find your local mayor, governor, customs agent, senator, vice mayor, local police chief, etc own everything in town. They purposely keep the records scattered and in disarray on purpose.
      After CJ Corona got busted, I noticed a big change in the way local records are researched. They intentionally made it more difficult to hide their holdings. So, that leaves ordinary people with the hassle of having to triple check the sellers claims and the ease people can get scammed.
      In the USA, the property records have been online for over 15 years. It’s not difficult to do and it would greatly improve a system that desperately needs it. It would benefit the country and society, however would threaten the livlihood of a few corrupt A-holes. The people at the LRA are more than happy to assist you quickly,,, for an “extra fee” of course so they don’t care about YOUR hassle or headaches. So, instead the masses suffer.
      - Gil Gayrama Cañete
        
        i very much agree with you mate in the sense that there is already a standing Philippine Jurisprudence regarding fake land titles yet not every netizens are aware about because it is being kept burried in a pandora’s box. Unless you have the will to dig real deep then, you will surely know the truth.
- darius
  
  140-D is legal Judicial form. It means that it came from an Administrative title. 109-D is for Judicial Titles.
  - celso angeles
    
    what is the difference between judicial and administrative title..please explain..
  - cel bautista
    
    140-D yun nakalagay sa title ko.. ano po ba ung administrative title na tinatawag?? ano pagkakaiba nya po sa 109-D??? salamat.
- Gil Gayrama Cañete
  
  what about checking this online: the decision of Judge Agana under Civil Case: LR 3957-P (DWCA) which was AFFIRMED AND CONFIRMED by SUPREME COURT EN BANC DECISION under #G.R.NO.103727 and #G.R.NO.106496 (with reference to pages 80 and 125 of the case LR 3957-P [DWCA] dated February 4, 1972 under Judge Enrique A. Agana)
  It will surely answer your question.
  * DWCA- Decision With Compromisse Agreement
  - Nimrod Flores
    
    Or you can just state your point directly here. Then you can just reference your sources of info with some links.
    
    That way, you can save people’s time without compromising your credibility.
    
    Just saying..
    - Gil Gayrama Cañete
      
      Am not missing the point as per the blog. My point was plain and simple as to the relevance on how to check Land Titles (on the obvious ones). Again my first post was “HOW CAN A TCT (TRANSFER CERTIFICATE OF TITLE) DERIVED FROM OCT’s
      (ORIGINAL CERTIFICATE OF TITLE) BE LEGAL IF AND WHEN OCT’s WAS
      CANCELLED, NULL AND VOID “AB INITIO” as per Civil Case No. LR-3957-P
      (DWCA) which was CONFIRMED and AFFIRMED by SUPREME COURT EN-BANC DECISION
      under G.R. 103727 and G.R.106496.”
      What I was saying is and was the LEGALITY.
      If by “the above cited Philippine Jurisprudence”, <<<–what I meant by this was in reference to my post and not the blog.
      - Nimrod Flores
        
        You seem like a reasonable person. That’s why I’m not sure what you’re getting at with that question and that case that you repeatedly post.
        
        Anyone in their right mind would know the answer to your question. Of course, if the OCT was cancelled, then the derivative TCTs of that OCT will all be null and void also.
        
        This is why you have companies that offer title research and land registration services. You hire them to trace the origins of the title of the property you are thinking about buying, to make sure it’s legit.
        
        But again, this subject is outside the scope of the above article and it’s worthy of another blog post itself.
      - Gil Gayrama Cañete
        
        Very well thought of. On the other hand, I do believe the subject or the question that I have been posting was not out of the scope but rather making a clarificatory statement or sharing information based on what are visible through little and real deep digging. Anyhow, as you mentioned “anyone in their right mind would know the right answer to your (my) question” then, so be it. Thanks and GOD BLESS!
RalphGordon

Just dont pay unless verified by 2 agencies. Don’t waste your time checking this yourself, bad idea. I wonder if it is really 30 seconds for them to check and authenticate this.
- Nimrod Flores
  
  If you only took a minute to actually read the article, you would have found out that it is about the things you can immediately check to find out if a title is fake.
  
  If you know these things and you checked a title and the title does not pass your immediate check, you wouldn’t be wasting any more time going to RD and/or LRA to verify it. You already know it’s fake in 30 seconds, or maybe even less, why still waste more time?
  
  Joanne also said in the article that even if it passes your immediate test, you still can’t be 100% sure it’s authentic. …this is when you should check with RD and LRA.
  - RalphGordon
    
    Nope, that’s an impulse reaction, I didn’t miss it but I’ve placed myself in a situation as if I am a vulnerable buyer. Scammers presenting you a title and checking it yourself is a big risk . The 30 second check specially there is no assurance to this method opens up a window for scammers specially to those extremely vulnerable people. You check it yourself, they will sweet talk you out. If you are a buyer, you don’t check it yourself and even if you have that perception if it is fake, interested buyers will question them which is where things get problematic. Probably a few people will say no it looks fake but doing that is a risk itself. They will get you and by the time you do this, its either too late they got some of your money if not all. Scammers know how a fake title looks like, checking it yourself even if you apply 30 seconds and recognize its not authentic, still opens up discussion with the scammers which is a big no. The moment they present the title, don’t look at its authenticity, just say I will have this verified then we continue negotiation. Other option is have a lawyer present. Point is, as they said if it is true, the agencies can have it verified in no time, otherwise its entirely up to you.
    - Nimrod Flores
      
      Again, you still miss the whole point. There was no mention that if the title passes the above-listed checks, it’s already fine to give away your money. Instead, Joanne said that if it passes the immediate checks, that’s when it is worth the time to go to the RD and LRA to further check its authenticity.
      
      But of course, it’s all entirely up to you. Suit yourself. 🙂
      - Johnny
        
        Are you tired of everyone missing out the simple title check to avoid having to verify it at the LRA? Going to the LRA is such a pain in the @55, so it should be avoided if possible.
        
        I will add another facet to this conversation though. Many times the ROD will steal those pieces of paper with no title info on them. Then they will “create” it at home with the correct title # (sometimes) in someone elses name in exchange for a payment or split of the fake sale proceeds. It’s happened plenty of times.
        
        Another issue to consider is many times the buyer is a scammer as well. They simply put on the charade of a sale so the buyer can have some kind of documentation, but gives a small fee to the seller. Then he constructs a house or business on it. The buyer will operate as long as he can just waiting for the time to expire for the original owner to file. Or, the buyer simply tries to wear out the owner by delaying court cases for as long as possible.
        For such a Catholic country, the Philippines seems to be filled with scammers.
      - Nimrod Flores
        
        Yeah @disqus_yDDVhxTlT0:disqus, sometimes it’s just hard for some people to get their heads around something so simple. And it’s easy to get tired of them also. So if they want, they can be my guest and go straight to the RD and LRA like they want to. I just hope not a lot of people will follow their advice.
        
        About the other side – buyers being the scammers – yes we’ve also heard of those things. Thanks for bringing that up.
        
        It’s just more common in the news that sellers are the scammers. But I wouldn’t be surprised of our country being such as you described, just because we are mostly Catholics. Catholicism and Christianity in general here in the Philippines are not really focused on educating the public in these matters. So the people are less-informed in this area.
        
        When people are less-informed, the unscrupulous ones thrive. Even in spite of widespread religion. But with education, we can slowly change that for the better. That’s what we’re trying to do here, one blog post at a time.
      - Johnny
        
        I have heard many cases where the buyers and “sellers” collude together. Both can be completely knowledgeable to the fact the seller is not the real owner of the property, but know they can exploit the weak system of the Philippines. OFW’s are victim to this as someone either can get the original title or a fake can be created easily. The seller can represent himself as the owner or easily create a fake power-of-attorney for the owner.
        It will take years to sort out since the court system has no motivation to correct wrongdoing in a timely manner. However, from what I researched, the liability will fall with the buyer if he did not do the due diligence in the title research.
        If the buyer is not a “good faith” buyer and bought the property with knowledge of possible title issues or failing to do the title research, he will be liable. According the supreme court decisions regarding this manner, they stated in many cases, “the buyer cannot simply close his eyes or be willfully blind to the facts”. Meaning, the research needs to be done and accepting a title with possible or obvious discrepancies will make the buyer liable to the original owner.
        If the buyer can show due diligence performed, the liability falls to the seller. So, if the local LRA colluded with the seller, the seller is liable. However, good luck finding the guy or getting him to pay up. The LRA should also be liable, but do you know of anyone successfully suing the local gov’t departments and winning? They create or fail to prevent 90% of these problems.
      - Johnny
        
        “When people are less-informed, the unscrupulous ones thrive.”
        I would also like to add the Philippines has set up a very complicated web of confusion when it comes to property transfer, sales, laws, or enforcement of the rules. Those with proper connections have no loopholes to jump through while the average person (if they can even afford a piece of property) is bled dry.
        
        The unscrupulous gov’t has set up an unscrupulous system for unscrupulous individuals to thrive in while an unscrupulous judicial system combined with the overall laziness of unscrupulous gov’t workers have contributed to a 3rd world country with very few property laws properly enforced and average people realizing its more beneficial to be unscrupulous than honest.
        There are so many taxes & departments that have to be involved in a property sale. Why? Cause they all want a share of the cash. And how much is the transfer tax on residential? Commercial? Then how much are the property taxes? The mayor of my town just raised property taxes 110%. I guess he was not stealing enough and felt he needed more.
        
        I know we are getting off topic, but the mere fact a person has to be knowlegeable to check the texture and characteristics of the title, then proceed to the LRA and RD for further verification should be alarming and shameful to this society of “honest Catholics”.
        It’s a sad state and speaks volumes of the trustworthiness of the overall society.
DareToLive

In my opinion, it’s more reliable to verify the content, as a whole, with Registry of Deeds not the paper itself. From there you can trace the real owner, annotation/s, encumbrance/s, etc. NEVER BUY a real property without verifying the records and a relocation survey, if applicable.
- Gold Lover
  
  yup get a xerox copy n go to the city to verify the real name owner n contact address or phone yup get a xerox copy n go to the city hall of where the property sit to verify the real name owner n contact address or phone
- Nimrod Flores
  
  That’s right, we totally agree with you. That’s why we really made sure we mentioned that in the article above. Thanks for reiterating it. 🙂
  - Gil Gayrama Cañete
    
    just a question… have your ever encountered 3 or 4 land title holders with different TCT numbers yet of the same technical descriptions and the same lot?
    - Nimrod Flores
      
      That’s a very specific situation. No, I personally haven’t. Our resource person in the article may have.
      
      But I’m interested to know the rest of your story, it sounds like you did experience that.
      - Gil Gayrama Cañete
        
        That is very much welcome if and when you are interested in my story (facts). But it would be much better if you try to make a little research as per my post above, that way you can prove it to yourself the truth.
      - Nimrod Flores
        
        I’m sorry. I’m not getting your point.
        
        The truth about what?
        
        You just described a very specific situation and you asked if I have encountered such, which I said, I haven’t. So I assumed you experienced what you described and thought you want to share it here, which again, I’m curious about.
        
        Now you’d like me to do a little research to find out “the truth”. So I’m confused. What are you talking about, man?
      - Gil Gayrama Cañete
        
        The truth about fake land titles. If not then check the case LR-3957-P (DWCA).
      - cel bautista
        
        Sir itanong ko lang kahit nasagot na sa itaas. ang iksi lang kase ng sagot and di ko maintindihan. ano ba ung 140-D sa title?? ano po ibig sabihin ng administrative title? ano pagkakaiba nila ni 109??? salamat po. may mga titles ako dito and may isang napansin ko na 140-D.. Fake ba un?
      - Venus Mei Castillo Meniel
        
        https://uploads.disquscdn.com/images/3f4e1cea48b794535cd3450ba5a4f1ff0da2236912b266fd82fe56626a53e7df.png
    - leo libradilla
      
      When Title is transferred it is very important that the previous title or declaration is CANCELLED. There are cases that multiple owners are claiming the same piece of land, these happen because the previous owners did not cancel
      - Venus Mei Castillo Meniel
        
        Money can fabricate many land tittles its a scrap millions worth look out decrees restorted if a tittling law could not accept that the decree of registration is the basis and measurement all this happens got it https://uploads.disquscdn.com/images/3f4e1cea48b794535cd3450ba5a4f1ff0da2236912b266fd82fe56626a53e7df.png
  - Anthony Liong
    
    relocation survey paano if wala silang ganito pero inaangkin nila yung lupa kung baga turo turo lang.. kaso nailaban na sa korte at nanalo yung nangaakin ng walang relocation survey.. yung nagpasurvey yung naagawan ng lupa hindi sa kanya yung lupa na yun.. pero talo na sa court SC.
    Both may titles yung magkalaban pero pinipilit niya na lupa na yun..
    - Venus Mei Castillo Meniel
      
      https://uploads.disquscdn.com/images/3f4e1cea48b794535cd3450ba5a4f1ff0da2236912b266fd82fe56626a53e7df.png Call up this number you need to join in to a big force its money running in civil case they dont look at the decree!!!
      Fabricates papers in a millions worth for scratch you can never be heard unless your big join in maharlikans saving the nation we will help each other to be adopted
    - 594Reptilian
      
      Mabilisang solusyon? Hanap ka ng pulis na gustong mag-sideline as enforcer. Pagulpi at takutin ang nang-agaw ng lupa
  - Venus Mei Castillo Meniel
    
    And why you did not disclose the specification location of land titles that they may look at check out through its decrees
- Venus Mei Castillo Meniel
  
  Correct look at the decree of registration
  It may be restorted
  There you will find its nullity check out with numbers bellow where decrees are locations and lot measures https://uploads.disquscdn.com/images/3f4e1cea48b794535cd3450ba5a4f1ff0da2236912b266fd82fe56626a53e7df.png
Wii

Why go that route? Let a lawyer do the legal stuff. Lawyers are expensive, you say. So is making a mistake and find out later you got scammed!
- Nimrod Flores
  
  The post is about what to check for in the title so that you can immediately find out if it’s fake. If it doesn’t pass the above checks, then you don’t need a lawyer anymore. You already know the title is fake.
  
  The post also said that even if the title passes the immediate checks, you’re still not 100% sure it’s authentic until you verify it with the registry of deeds and/or with the LRA.
  - Brothers Calmagroup
    
    Exactly
    - Dane ハンサム
      
      Meron po b kayo fb
- Jerry Lynch
  
  Not only are many lawyers conspiring criminals, but a huge percentage of lawyers here simply do not even KNOW the law even for simple things such as citizenship issues of people born here. I would trust NO Philippine lawyer as far as I can throw my car.
  - Wii
    
    If you cannot trust lawyer, who can you trust? Then the question is, Why even bother buying a piece of property in the Philippines?
  - Nagagalitna
    
    Majority of them are Liar not Lawyer…as long as they can make money, ang mali nagagawa nilang tama at ang tama pwede nilang gawing mali.
  - Wii
    
    Then don’t trust anybody. Why even buy a lot there?
rnkr2005

Should my TCT have all the qualities enumerated above or only a few ones?
judeanbob

Trust and/or kindness makes the average Filipino’s eyes light up because those two traits are a sign of stupidity in the Philippines and you will get stung. If the seller shows signs of being insulted because you insist on going over their documents with a fine tooth comb, it might be a good idea to walk away.
- Nimrod Flores
  
  That might be a hard truth about Filipinos but I totally agree with you.
- BongCastaneda
  
  Agree with second sentence, disagree with first statement.
  You can be kind yet still be shrewd.
Gil Gayrama Cañete

what about checking on the decision of Judge Agana under Civil Case: LR 3957-P (DWCA) which was AFFIRMED AND CONFIRMED by SUPREME COURT EN BANC DECISION under #G.R.NO.103727 and #G.R.NO.106496 (with reference to pages 80 and 125 of the case LR 3957-P [DWCA] dated February 4, 1972 under Judge Enrique A. Agana) so…now the question remains the same: HOW CAN A TCT (TRANSFER CERTIFICATE OF TITLE) DERIVED FROM OCT’s (ORIGINAL CERTIFICATE OF TITLE) BE LEGAL IF AND WHEN OCT’s WAS CANCELLED, NULL AND VOID “AB INITIO” as per Civil Case No. LR-3957-P (DWCA) and CONFIRMED and AFFIRMED by SUPREME COURT EN-BANC DECISION under G.R. 103727 and G.R.106496.
- Nimrod Flores
  
  If by “the above cited Philippine Jurisprudence”, you mean the above blog post, I want to clarify an important point that you may have sorely missed.
  
  Actually reading the above blog post, even just for a minute, will help you see that Ms. Joanne’s purpose with the article is to inform people of how an actual Philippine land title looks like and feels like, as well as what important contents should be present in there.
  
  She did not say in any way that those things are the only checks that should be done. Instead, she said that if the title passes those checks, then that’s when it is worth your time doing further verification with LRA the RD and the local municipal offices concerned.
  
  I’m sure you have a valid point to make, and we even agree to what you are implying. But I also think you are missing the whole point of the article above and that’s why you’re saying what you are “just saying” here.
Dai Lo

as a translator, i’ve translated countless land titles from spanish into english. i can also tell a fake title by the typewriter used and if it jives with the date of the document.
the style of the spanish language used is also an indicator whether a doc is fake or not.
- Nimrod Flores
  
  That’s a great addition @disqus_DctVI3cQD5:disqus. Thanks!
- william pasamonte
  
  Mr. Dai Lo are you still currently translating land title from spanish to english?
  The land title I purchased is in spanish and I need to convert this title into english.
Peterson Gonzaga

If someone has a title created changing the heirs to the title and are about to begin an offer on a property, how do we stop it and show the buyer that the title was created illegally?
- Nimrod Flores
  
  Why don’t you start with showing the buyer your authentic title?
Allan espilek

109-D (D for Duplicate because the original copy of it is in the RD vault) are derivative titles of from Judicial OCTs, while the 140 came from OCT Patents (Miscellaneous, Special, Sales Patent, Homestead, Free Patent). Most banks (LBP, BDO, BPI, Chinabank, Metrobank, PS Bank and even HDMF can check the titles if it exists in the Database). Although you cannot request Certified True Copy of the titles from these banks, in case your will file for financing through them, the banks will actually check the said property for you ( i guess) hehe. Anyways, eTitles has 2-D barcode in front, the three digit number corresponds to the code of RD and the 10 digit number corresponds the year it was issued (e.g. 002-2015000001). Pag ngpaphotocopy (powder dapat wag laser) ka ng title na binigay syo (may LRA watermark na lalabas dpat sa photocopy. hehe
Elvin T. Oliveros

I’m a former bank appraiser and I it’s not easy to detect a fake one, as part of our job, we have to verify these documents, if they’re fake or genuine with the Registry of Deeds. Even if they’re with the Registry of Deeds there is still the danger with connivance with unscrupulous individuals in the Bu. of Lands (DENR) they can prepare the technical description of properties owned by other person/s covered yet by tax declarations but not yet titled. And this trouble will cause a headache to a innocent buyer who will end up losing in a long civil case. Any potential buyer should not only verify the authenticity of the title but how was the title acquired from previous owners so that legal right is passed on to you without causing any legal impediments. “Caveat Emptor” means “Buyers Beware” so before you end up in the losing end it takes a painstaking verification even if it takes a thorough check & verification rather losing your money on just a “piece of paper”.
- Edgar Cipres
  
  nice. you share a real and informative tips. kudos from down under.
Roy Cubalan

hi im from davao city.. sino po may idea dito about abandoned river. pwde po ba makuhaan ng land title ang abandoned river?
- Antonio Turthanilla De Carumat
  
  kailangan pa po yan ng resolution sa barangay, city at paaprobahan pa ng kataas taasan para ipamigay sa mga actual occupant sir.
William

Sir/madam, I recently had the title of the agricultural land I bought transferred to me. However, I got worried after reading the above articles because the land title I received from ROD bears Judicial Form No. 140-D. Is my land title fake or does it have some questionable status? Thank you
- Antonio Turthanilla De Carumat
  
  wala pong problema ang titulo nyo sir. para magkaroon po kayo ng peace of mind ay bumalik po kayo sa ROD at kumuha po kayo ng certified true copy. kung mabibigyan po kayo ay wala na po kayong problema.
Ren Arrieta

The problem with the Philippine real estate is that there is no insurance company willing to sell title insurance ensuring the buyer that the property is free and clear of any liens, encumbrance, and other important details that may cloud the title. No one seems to mind because Filipinos are easy scam target whereas if foreigners are allowed to buy real estate property they will demand this service for peace of mind. So much to dig up for and as if the stress of buying is not enough one has to contend with the state of habitability of the residential property because full disclosure is not required. Another thing that prevents honest to goodness buyer is the buyers beware which is illegal in western countries but not in the Philippines making the buyer much more likely to be victimized or getting the short end of the deal if it happens to be legitimate transaction.
- tonyabs
  
  Foreigner are not allowed to own/ buy land only condo units so question of being cheated should be a point of discussion.
  - Ren Arrieta
    
    The subject is about checking land title and it will be a very difficult if not impossible for a private individual to do the research on their own. Foreign buyers are just to highlight what is utterly lacking in the Philippine real estate thus there are quite a few that gets scammed or victimized by shady sellers.
brian carlos

To avoid possible problems in the future, when buying a new property, it is
important to look for properties backed by established developers. Dealing
with credible developers is one of the ways to ensure that you are buying a
safe real property investment.
JM

Is it okay/safe to have an unnotarized Open Deed of Sale where some details, like buyer name and dates?
- Nimrod Flores
  
  That’s not how it’s usually nor properly done but I think, if it’s signed by the seller, then as soon as you fill in the details of the buyer and get it notarized, then it should have binding effect just as any other deed.
Chezkarf

After reading all the comments below about the scammers and connivance with the employees of such govt agencies (that should be helping you), I am now as a Filipino citizen scared of buying property in my own country. Is it true that the safest way to buy a clean, verified and no issue property is to buy it from banks? Please help and enlighten me. I am just a hard-working citizen who wants to avoid buying property with my clean money. What’s the safest way for me to avoid buying land title with issues? Thanks in advance
- Nimrod Flores
  
  Clean, verified and no issue property from banks?
  
  As far as we know po, mostly, kaya napunta ang mga properties na yun sa bank is because they were foreclosed by the banks. It means di na kaya bayaran nung previous owner ang utang nila sa bank kaya kinuha nalang ng bank ang property nila.
  
  And banks sell these properties to recover their money, usually on an “as-is, where-is” basis. Meaning no guarantees from the bank. If you encounter problems, bahala ka na. And the usual problems po ay ang pagpapaalis nung current occupants, delinquent taxes, pending cases, etc… The authenticity of the title itself, is the least of your problems na.
  
  I’m not saying that it’s impossible to get a property without a problem, from the banks. But these are just the exceptional cases. Ang usual cases ay may problema talaga.
  
  Nothing is readily safe. That’s why you have to do your own diligence. Or hire professionals to do the research for you.
  
  But, even then, there is still the possibility of problems arising that are related to the title. Or if not the title, other things. Just like everything else in life, there really is no 100% guarantee. All we can do is minimize the risks as much as we can.
  
  If you are too scared po, better not do it nalang. That way, wala po talagang risk sa inyo. The only trade off is you will not be able to take advantage of any opportunity also.
- Antonio Turthanilla De Carumat
  
  ask guidance from the local land researcher mam to avoid scams. most of this researchers are previously working with the DENR LANDS. not all real estate brookers are researching or good researchers
Jhun Punzalan

What does it mean if indicated Judicial Form No. 140-A(D) in TCT ????? Please i need the answer. thanks
- Nimrod Flores
  
  Your question has been answered here.
Jerome Rivera

What steps can you make if the original copy in the registry of deeds has been lost or misplace? but we have the original copy (owners copy) this land still a CLOA and we are not able to process the title because the RD copy is missing any steps that we can make about it?
Nomad from the East

You guys forgot to mention that OCTs and TCTs are certificates and not the actual title. You also forgot to include checking the Original Date of Registration in these certificates. If it’s later than the time when the last parcel of land in the Philippines were actually given a Spanish title, then it definitely isn’t authentic, even when the form used passes all physical qualities mentioned above. I can tell that the photo used above is a clear example of a spurious TCT by just checking the ODR, even without the need to have the Decree Number verified by the LRA/LRC/RoD.
- Nimrod Flores
  
  “OCTs and TCTs are certificates and not the actual title.” …you have to be kidding. 🙂
  This is like saying your birth certificate is not your actual birth. Of course it’s not!
  
  But how are we supposed to prove our date of birth without our birth certificates? And how can we show that we have the Title of ownership to a real property if we don’t have the Certificate of Title?
  
  And… “when the last parcel of land in the Philippines were actually given a Spanish title”. I’d really like to know when this was. Because as far as we know, until today, only about half of the lands in the Philippines have been Titled.
  - Nomad from the East
    
    The Philippines had only one original Spanish land title: Titulo Propiedad de Terrenos, Royal Degree 01-4° Protocol (transformed to Original Certificate of Title 01-4° or OCT 01-4).
    
    When the Philippines was handed by the Spaniards to the Americans, the Royal King can only surrender what was left in the state, and it did not include land, hence the implementation of ACT NO. 1120. It would not make sense for the government to purchase or lease land parcels if they owned it in the first place.
    
    Truth be told, the government system back then was just an administrator of the country’s land, not its owner. If you review what Act 496 was all about (enacted November 6, 1902), you’ll find out that the Torrens System was put in place for the registration of land titles, not acquisition, as all parcels of land in the Philippines are already either owned privately, or classified as public domain.
    
    Even former president Marcos knew that the only land title that hold credence was the Spanish title I mentioned above. There are other things you ought to know. I am no lawyer, but I came to learn about these things when I tried to study as to how more than 7, 000 islands became a sovereignty known as the Philippines.
    
    You might want to check the article written by a certain Jojo Campo entitled “The Acopiado Chronicle”: http://pilipinaslands.blogspot.com/
    
    I know it isn’t much of a blog site, but it contains pieces of information you might want to learn more about.
    - Nimrod Flores
      
      This is a very interesting starting point to look into the history of Philippine lands. I went over the article you cited and from there, did a few searches and read several more articles and watched some documentaries.
      
      Another thing I also took notice is your admission of not being a lawyer. From this, I’m going to presume you have also not studied law at all. (there are people who studied law but never proceeded to getting a license.)
      
      I can see now how you have formed your misconcepcion that land titles (Certificates) registered later than that OCT 01-4 issued by Spain, are all spurious. I will try to reconcile our current system with the history you know, in the following explanation.
      
      That single Title purportedly issued by the King of Spain for the whole of Philippines in favor of some person(s), is now irrelevant. At least to the ordinary, every day person. We now have and follow the Torrens system which fixed all conflicting claims of land ownership in the Philippines.
      
      We also adopted and embodied a concept of law known as the Regalian doctrine in our laws, especially in the Constitution itself. In a nutshell, under the Regalian doctrine, all lands in the Philippines not owned by private individuals are owned by the State. So from this alone, when the Philippines was ceded by Spain to the US through the Treaty of Paris, all lands in the country that are not under the possession of private individuals or organizations, became the property of the State by operation of law.
      
      You are correct in saying that the Torrens system was put in place for the mere registration of land Titles and not for acquiring them. But the dates on the Original Certificates of Title that were issued under the Torrens System, are only indications of when they were registered under the Torrens system, and not when the Title of ownership were granted.
      
      People who were issued an Original Certificate of Title under the Torrens System had to prove their ownership before they were granted the OCT, but once they have the OCT, it comes with a guarantee from the State of its regularity.
      
      It is important to note that we only implemented the Torrens System in 1903. That legendary OCT 01-4 was issued way before the Torrens System was implemented. Assuming OCT 01-4 was actually issued and valid, it could be that the lands covered by that Title were passed on to many people already. This partly explains how people were able to prove their claims of ownership when applying for a registration under the Torrens System; And hence, how that fabled Title is now practically irrelevant.
      
      In addition to articles you can find online about this topic, I recommend also reading law books containing commentaries on the laws you mentioned. They are a more authoritative account of what transpired behind the creation of these laws, because they are written by the people who created these laws and the people who actually studied these things for a living.
      
      One such book relevant to this matter is Property Registration Decree and Related Laws
      (Land Titles and Deeds) by Justice Oswaldo D. Agcaoili.
      - Nomad from the East
        
        Hmm, then the Regional Trial Court and the Supreme Court had made multiple really grave errors of decision, then…?
        
        Sorry if I am any less of a sound person for not having studied Law for a living. I was just trying to help.
        
        By the way, I was able to get a hold of a recent ruling from the RTC Branch 218 in QC Civil Case No. RQZN-13-00187-CV. It is quite long, but please do read it to the very end.
        
        The details are as follows:
        
        Felicisimo Laciste Opriasa (Plaintiff) vs B.C. Regalado & Co., Inc., and Register of Deeds of Quezon City (Defendants)
        
        Documents exhibited as evidence by the Plaintiff:
        -Deed of Assignment executed by Roberto Pudino Acopiado in favor of Daniel B. Frianeza
        -TCT RT-35941 (RT-228985)
        -TCT 35943 (RT-228987)
        -Decree No. 6563 (Confirmed to be linked to parcels of land in Lingayen)
        -Decree No. 4974 (Confirmed to be linked to a parcel of land in Ozamis City)
        -Certification from the Register of Deeds of Quezon City dated 29 August, 2012
        -Tax Declaration No. E-143-029493
        -Tax Declaration No. E-143-029921
        -Reduced Photocopy of TCT 498 (Which is derived from OCT 01-4, by the way)
        -Certification issued by the Register of Deeds of Quezon City dated 29 June, 2015
        -Deed of Assignment of Rights and Interests over a Portion of Real Property dated 18 February, 2013 executed by Daniel B. Frianeza (Genuine conveyance)
        -Decision with Compromise Agreement dated 4 February 1972 (Not to be confused with the Falsified Decision with Compromise Agreement by Tallano)
        -Entry of Judgment in the Book of Judgment on 14 June, 1972
        -Clarificatory Order promulgated by Judge Enrique A. Angana Sr. CFI Branch XXVIII dated 19 January, 1976
        -Order of Third Alias Writ of Execution, Possession and Demolition dated 23 May, 1989
        -Location Plan of Lot 38
        -Location Plan of Lot 40
        (signed and certified correct by Geodetic Engineer Mariano Flotildes with technical description coinciding as contained in TCT 498)
        -Petition for Annulment of Judgment filed with the Court of Appeals by OSG against RTC Branch 111 of Pasay City docketed as CA-GR SP No. 70014 filed on 9 April, 2002
        -Memorandum dated 4 January, 2007 filed by the OSG in support of the government’s petition in CA-GR SP No. 70014
        -Decision of the Court of Appeals in CA-GR SP No. 70014 and CA-GR SP No. 104604 dated 11 December, 2009
        -“Injunction pertains to Tallano”
        -“Philippines Flooded by Fake Land Titles – 2012”
        -“The Torrens System”
        -“Regalian Doctrine”
        -“Saving the Filipinos the Second Time”
        -Falsified Decision with Compromise Agreement
        -CIDG Report regarding the anomalies perpetrated in RTC Branch 111 of Pasay City
        -Memorandum prepared by Atty. Virgilio Pablico of the CIDG Legal Division recommending a full-blown investigation of the irregularities of RTC Branch 111 of Pasay City that transpired from 1997 to 2011 regarding the 139-page anomalous Decision with Compromise Agreement prepared by Judge Ernesto Reyes
        -Copy of Draft Complaint-Affidavit prepared by CIDG regarding the anomalies that transpired in Branch 111 of Pasay City
        
        Wherein:
        -Both Plaintiff and Defendants are claiming a parcel of land in Quezon City (North Fairview if I remember correctly), each backed with different certificates of title
        -The Defendants’ TCTs are proven to be in derogation of Act 496 and PD 1529 as corresponding Decree Nos. shows land registration cases in other provinces
        -The Plaintiff’s claim is proven supported by both testimonial and documentary evidence
        
        SC Rulings mentioned:
        -Pilar Dev’t Corp vs Court of Appeals reiterated its ruling in Stilianopulos vs The City of Legaspi re: evidence or set of facts used in a complaint for quieting of title is the same as that which is necessary for its annulment
        -Dionisio Manaquil, et. al. vs Roberto Moico G.R. No. 180076 (21 November, 2012) re: for an action to quiet title to prosper, two indispensable requisites must concur:
        1) Complainant/Plaintiff must have a legal or equitable title to or interest in the real property subject of the action
        2) The deed, claim, encumbrance, or proceeding claimed to be casting cloud on the complainant’s title must be shown to be in fact invalid or inoperative despite its prima facie appearance of validity or legal efficacy
        
        Wherefore:
        -Judgment was rendered in favor of the Plaintiff and against the Defendants
        -TCTs No. RT-35941 and RT-35943 were declared null and void for having proceeded from an illegitimate source
        -Defendant B.C. Regalado Co., Inc., was ordered to pay Plaintiff attorney’s fees, including appearance fees, and litigation expenses amounting to more or less P150,000.
        -Decision ordered 8 April, 2016 by Judge Luis Zenon Q. Maceren
        
        It is worth noticing that the documents presented as evidence by the plaintiff say a lot as to how and where the complaint’s strength and validity is based.
        
        You may wonder how such case is relevant to what we have been discussing. I suggest you check the evidences presented to see what merits are supporting what I have raised and mentioned previously.
        
        A couple other things you might want to take note of:
        -“A certificate of title is a mere evidence of ownership; it is not the title to the land itself (I wonder what this would mean to those who actually studied Law). A certificate of title shall be a true copy of the Decree of Registration [Section 39, P.D. 1529]
        -“Any false statement in an application for public land shall ipso produce the cancellation of the title granted.” [Chacon Enterprises vs Court of Appeals, et. al. (124 SCRA 784)]
        -Outright Confiscation of Patently Fake or Spurious Certificates of Title [LRA Circular No 97-12-B issued 2 December, 1997 to All Register of Deeds, Deputy Register of Deeds, and All Concerned]
        -Reconveyance, Quieting, and Annulment of all the certificates of title from OCT 01 to 100,000 utilizing Don Gregorio M. Acopiado’s titles [CA-GR SP No. 70014 OCT 01 to 100,000 declared null and void ab initio, permanent injuction only pertains to Tallano pursuant to the Decision with Compromise Agreement on 4 February, 1972 in the original 1964 LRC/Civil Case No. 3957-P through the petition filed by the Republic of the Philippines]
        
        I hope I was able to deliver my thoughts backed with what I consider facts as clear as possible so that at the very least, what I have put in here would have its own merits, even if it came from someone who did not even finish a Bachelor’s Degree.
        
        Have a pleasant day! 🙂
      - Nimrod Flores
        
        You must have misunderstood me. I brought up the study of law not as an insult, but as a reference point.
        
        What I’m trying to say is that reading all these things as a layman would likely lead to some misunderstandings here and there. There’s so much fundamentals and technicalities you need to know before you can say that you have read and properly understood a case ponencia like how the ponente really meant it or whether a legal opinion is sound or not.
        
        Here are the points I’ve also noticed:
        
        1.) You said:
        
        “then the Regional Trial Court and the Supreme Court had made multiple really grave errors of decision, then…? ”
        
        Pls correct me if I am wrong, but I take it that you believe the RTC or the Supreme Court cannot commit errors in promulgating decisions. If this is so, then right here you are already mistaken.
        
        In our justice system, it is not a big deal if a decision from the RTC gets reversed or set aside upon appeal. The Trial Court is actually just the “first round” for a case. And more importantly, even if a decision from an RTC is not appealed from and therefore becomes final and executory, it is not the controlling interpretation for a law that was applied in the case.
        
        The only decisions or legal opinions that have the force of the law are those of the Supreme Court. And more interesting to note is that even the Supreme Court itself changes their opinions all the time. (i mean, not literally all the time, but they do change their minds on issues.)
        
        2.) The RTC decision that you posted here is just a digest. Not sure if you have the full text of this decision, but that would contain the full details of that case, not this digest.
        
        However, from the very limited info you provided, I can see that the determining factor for the court’s ruling is that the Decrees of Registration that were presented by the defendant to back his Certificates of Title, refer to registration cases in other provinces. So those decrees must be spurious, hence, he lost the case in the RTC.
        
        I’ll get back to these Decrees of Registration below.
        
        3.) “A certificate of title is a mere evidence of ownership; it is not the title to the land itself (I wonder what this would mean to those who actually studied Law). A certificate of title shall be a true copy of the Decree of Registration [Section 39, P.D. 1529]
        
        ..this is actually inaccurate. This is what it really says in Section 39 of that law:
        
        “The original certificate of title shall be a true copy of the decree of registration.”
        
        I take it this is your basis in saying that the “Certificate of Title” is not the actual “Title” itself. And here’s to try answering your question:
        
        Another part of the same Section 39 also provides that:
        
        —————
        The decree of registration shall be signed by the Commissioner, entered and filed in the Land Registration Commission. The original of the original certificate of title shall also be signed by the Commissioner and shall be sent, together with the owner’s duplicate certificate, to the Register of Deeds of the city or province where the property is situated for entry in his registration book.
        —————
        
        …again, I’d like to highlight that it says “the Decree of Registration shall be filed” in the LRA only.
        
        And if you proceed to also read Sections 40 and 41 of P.D. 1529, you’ll see that this Decree of Registration is not given to the owner. Instead, here’s what the whole of Section 41 provides:
        
        —————
        Section 41. Owner’s duplicate certificate of title. The owner’s duplicate certificate of title shall be delivered to the registered owner or to his duly authorized representative. If two or more persons are registered owners, one owner’s duplicate certificate may be issued for the whole land, or if the co-owners so desire, a separate duplicate may be issued to each of them in like form, but all outstanding certificates of title so issued shall be surrendered whenever the Register of Deeds shall register any subsequent voluntary transaction affecting the whole land or part thereof or any interest therein. The Register of Deeds shall note on each certificate of title a statement as to whom a copy thereof was issued.
        —————
        
        My point is the only document that an owner will be able to hold is his “Owner’s Duplicate Certificate of Title”. In everyday terms, we refer to this only as the “Certificate of Title”. And this is what we are referring to in the above blog post.
        
        And under the Torrens system, this Certificate is meant to be an authoritative and prima facie evidence of ownership that an owner can show, in order to prove his ownership of the property, when conducting any transaction involving the property.
        
        For practicality’s sake, when trying to buy real estate from someone, you can’t ask him to show you the “Decree of Registration” for his property. He only has his Owner’s Duplicate Certificate of Title.
      - Nomad from the East
        
        I take that you still do not see credit from all the things I have presented…? I shall hold my peace. In the event, though, that you encounter something similar [to the things I have mentioned], do remember that we once had this pleasant exchange. I’ll let you know if I get more civil cases with the same set of presents and same ruling.
      - Nimrod Flores
        
        I do not see credit because so far, your claims do not make sense. Even when you cited a case, you cited something that doesn’t back your claims.
        
        You have to know, I would gladly accept a correction if I am really wrong. (see this example)
        
        Because this would mean we can all learn from it and become better. And who doesn’t want that?
        
        But in this case, so far, what you’ve made clear is that you have the following misconceptions:
        
        1. That the Certificate of Title is not the real document that proves Title to a real property
        2. That the Certificate of Title is automatically spurious if the Original Date of Registration is later than the date when the last parcel of land in the Philippines has been given a Spanish Title.
        
        I tried to clear these things up by explaining to you why they are mistaken interpretations of what you’ve read. But you still don’t see it. I can only recommend you to also read relevant books and wish you all the best. The books on these relevant laws are way better in explaining these things.
        
        You are welcome though, to come back here and present more cases. Just please be sure they support your claims above.
        
        And if there’s anything I did not understand from the things you said, I guess I’ll have to try better next time.. or you may need to improve in presenting your arguments or explanations.
      - Ronnel Calo
        
        To Mr. Nimrod and Mr. Nomad from the East
        
        thank you both. the discourse is very enlightening from the perspective of a learning student of the law
      - Hvacjack
        
        What about water rights here in the Philippines? Where I am from in the USA the new fight is water rights versus water permits. When we finally approved water rights to my brothers land, a logging company was mad because they had bought the trees in the drainage and could not cut them down. They had to take the person they had paid for the trees to court to recover.
      - Nimrod Flores
        
        This is not exactly our area of focus, but as far as I’ve read on this topic, all bodies of water in the Philippines are owned by the State, even the smallest stream. They cannot be owned by private individuals or corporations.
        
        But yes, there are special cases where the gov’t. issues permits to individuals and entities for specific purposes – like for eco-tourism developments.
      - Hvacjack
        
        How do you know if the person has borrowed or mortgaged the property? Can you do a title search for any liens? or is that even a valid question here?
      - Nimrod Flores
        
        Yes, it is a valid question 🙂
        
        Registered liens are appended to certificates of title as annotations, with the header “Memorandum of Encumbrances“. You may go to the LRA or to the local Registry of Deeds to verify if a certificate of Title presented to you, really doesn’t have any encumbrances.
        
        Unfortunately as of today, these info are not yet made available online by the LRA. We still really need to physically go there at the LRA or the Registry of Deeds.
      - Dale Svenson
        
        As to clarify OCT no. 01-4, we searched its validity in the National Archives in the United States, Spain and United Kingdom and we didn’t get any positive answer from our connection there and we showed them Lower Court Decision no. 3957-P as it clearly written there that said title derived from the parties in Spain, UK and US unfortunately, our connection sought its mere falsity and flaw and they can certainly verified Decision of the Court of Appeals in CA-GR SP No. 70014 and CA-GR SP No. 104604 dated 11 December, 2009 in the website of the Court of Appeals in the Philippines against said title and the Lower Court’s flaw decision in favor of said title as well the unavailability of said title in the National Archives in UK, US and Spain and they knew that the embassy of UK, Spain and US in Manila already made their reference against OCT no. 01-4 and Lower Court’s decision no. 3957-P.
      - Hvacjack
        
        By your logic the sale of Alaska to the US by Russia was invalid because the Alaska Natives did not give the Russians a clear title to Alaska:)
      - Hvacjack
        
        Did the Spanish get titles from all the Indigenous tribes in the Philippines? Just kidding but your argument that all lands revert back to the original owners IS INTERESTING AND LEADS TO SOME FUN CONCLUSIONS. Who put the caps lock next to the shift key?
      - Hvacjack
        
        The Basques would like to have northern Spain, France and Portugal which they never surrendered to the Romans or Nazis. Just imagine the modern map of the world……….
    - John Nieto
      
      The OCT No. 01-4 is a BOGUS, FAKE land titles, in short go to Supreme Court and get a certified thru copy of the En Banc Decision or find out posted on March 2009.
John Terry

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Isauro L Espinosa

Where can I get help to get my CCT, Certificate of Title? I already paid off my Makati Condo Unit 6 months ago. I already have my Deed of Absolute Sale and all dues, property tax, association fees, etc are all paid up, yet I have not receive my CCT.
- Nimrod Flores
  
  You should talk to your developer if you bought it from the developer. The release of your CCT is usually part of the developer’s responsibility.
  
  If you bought it from an individual seller, you may avail of our title transfer services.
  - Isauro L Espinosa
    
    Thank you very much for your reply! Actually, it is the developer, The Beacon, giving me the delayed CCT. They are saying problems with the govt processing it. This is what they are saying””
    
    Hi Sir Isauro,
    
    My apologies for the delay in processing of Title.
    
    We are still waiting for the Bureau of Internal Revenue to release the Certificate Authorizing Registration (CAR) – exact location of CAR is for signature of Revenue District Officer.
    Pending in BIR was due to reshuffle of personnel. We are closely monitoring your account.
    All the necessary documents needed for endorsement to Registry of Deeds (RD) is already with our service provider (original CCT under New Pacific & Registration Fee check).
    We are just waiting for the release of CAR for the account to be forwarded to RD for Title transfer.””
    - Nimrod Flores
      
      Just basing on this, your developer seems to have a legitimate explanation. Sometimes, it is the fault of the government agencies concerned, why the release of new Titles is delayed.
      
      On the other hand also, your developer should have taken care of this ahead of time.
      
      Either way, you will just have to wait. Your other option may be to institute a legal proceeding to compel your developer to give you what you should get (your CCT). However, they can just simply answer that case by the explanation they already gave you, if that is really true.
      - Isauro L Espinosa
        
        Thank you very much. I would like to sell my condo unit, would you be able to list it for sale.
John M. Gibbs

My girlfriend lives in the Phillipines, she is currently being told she needs her land titles for her visa interview. She lives in Davao and tells me she needs to request the titles from Manila. How long does this normally take>?
- Nimrod Flores
  
  In usual cases, there isn’t any need to go to Manila just to request land titles. They are released by the Registry of Deeds in the locality of the property.
  
  As to how long this process takes, it depends on the where the properties are and whether there are any complications. It wildly varies, but to give you an idea, you can read this.
squeeezebox

hi, what if the property is under a mother title with just a letter stating which plot belongs to the seller? thank you
- squeeezebox
  
  For example a affidavit of ownership for a specific lot within a group of lots under the mother title.
  - squeeezebox
    
    blah blah blah
    - Antonio Turthanilla De Carumat
      
      confirmation of share ang kailangan mo na lahat lahat ng heirs ay pipirma.
Jason

Hi there. I am holding a photocopy of a TCT being sold that has no seal, even if it is a photocopy red colors should be very visible. The excuse is that there was an encumbrance and is now cleared. What supporting documents should I look for to validate this Certificate?
- Nimrod Flores
  
  You might want to start with asking for the Original. Or you can take that photocopy and go to your RD to check if that exists in their records.
  
  But you know what, you shouldn’t waste your time going to the RD yourself. It is supposed to be on the seller to show you the original owner’s copy of the title for the property they are selling. If they can’t show it to you, it doesn’t matter what their reason is. That’s a big red flag telling you to run away from that transaction.
- Antonio Turthanilla De Carumat
  
  tingnan nyo po sa likod ng titulo kung wala na po bang obligasyon na babayaran ang may ari nito sir. ang mas maganda po nyan ay magpakuha po kayo ng UPDATED na certified thru copy nito sa ROD. ang mas maganda po nyan ay kayo po ang kumuha para cgurado po kayo ng hindi gawa sa recto.
Frdrick Tyrus Dnldo

can I join the conversation here? coz i read some guys right down below on the comment. bro if you have doubts in buying properties were ever in the world you are you should go to find out yourself if you dont trust anyone even yourself how pity is that. huh. anyway if you are interested to buy properties you have to gather information and ask not one lawyer but two and if your still in-doubts then better take your ass out of the business.

Im buying properties and im new at the real state industries but putting negative to your head is not helpful instead you must research how or what is the best thing you can do to have the authentic papers.

my opinion in the text above.. is that thank you for the information and i have to add dont rely on a single information gather everything. and ask to the experts. guys thanks to all to those who have positive info.
Anthony Liong

Hello Nimrod Flores,
May tanong po ako kasi may Title po kami which is lot 351 kaso may nangakin ng lupa namin which is lot 352 ang nasa title niya kaso yung kaso namin laging tatlo up to natalo na talaga.. yung nag pa survey kami 351 po talaga yung amin meron na po paano po yun??
- Antonio Turthanilla De Carumat
  
  pwd po ba e rephrase nyo po ang tanong nyo sir? hirap po kasi intindihin eh
- Brothers Calmagroup
  
  ganito ang ano po number ng TCT nyu, at tingnan nyu po sa ilalim ng titulo saan manggaling ang OCT nyu.. at decree..
Jay

Should I consider scamming if the last two digits of the page number and TCT number are not the same like below photo?
Jay

Should I consider scamming if the last two digits of the page number and TCT number are not the same like below photo? https://uploads.disquscdn.com/images/f25fe8cd21912498bdf5c2837bf751b5aef64a071fbf0affdea0ee18eb7bbd75.jpg
Jacqueline Cuvin

my father is trying to sell his property in the Philippines and the potential buyer is requesting a copy of the title as well as a copy of my mother and father’s identification. I have a very hard time trying to understand why they would need a copy of my mother and father’s identification and a copy of the title. They say it is because it will speed up the process of transferring the title. My parents will be in the PI for about 3 weeks…I believe that is plenty of time for the transferring of the titles. Am I wrong by being worried about sending that information via email to this person we do not know?
Anthony Capistrano

Hello po maam joanne hingi lng po ng tulong sa inyo..may nag ki-claim napo kasi sa lupang aming tinitirahan. may pinakita po syang land title diko alam kung authentic nga ba iyon..may roon po kaming asosasyon sa aming lupang tinitirahan..ako po tumatayong bise presidente ngunit karaniwan pong nag lalakad ng ma papeles ay ang aming presidente..may koneksyon po sya sa aming barangay captain at ang aming napag alaman na ang baragay captain namin ay may negosyong real estate…isang araw may pina kita na lamang po tax declaration ang aming presidente..na pansin po namin na mag ka iba ang apilyedo ng land owner sa titolo at sa tax declaration. sa titolo ang apilyedo ay rafols at sa tax declaration naman ay rapala mag ka parehas naman ang pangalan kinuwestyon namin ang may ari ng lupa..ngunit ang tugon nila ay typographical error lng daw at ipapa ayos na lng daw nila..makalipas ang isang buwan may pinakita ulit silang tax declaration na nakatama na ngut ito ay Xerox copy lng na may tatak na certified true copy…ang nag present po sa amin nito ay ang aming presidente. tinanong ko ang amin pres. Pres.. wala bang notary na katunayang na bago na ang typographical error oh dry seal man lng ang papeles…ang sagot sa aking ng pres. Namin ay kahit sino na man ang mag bayad ng tax declaration at sandali lng daw mag palit ng pangalan…
???kaya na papa isip po ako na posible po ba iyon na kahit sino pwedeng mag bayad ng tax declaration at ganon na lng po ba kadali na baguhin ang pangalan ng owner?? Sana po ay mabigyan nyo ng pansin ang aking katanungan maraming salamat po…
- Antonio Turthanilla De Carumat
  
  hindi ho ganun ka dali ang magpalit ng pangalan sa tax declaration sir at lalo na po ang paglipat nito sa ibang pangalan. lahat po ay may basihan alinsunod sa patakaran ng konstitusyon.
Rose Macapagal Hachikubo

Good day! Ask ko po, 11 years na diko nababayaran yung RPT (amiryal) ko, gusto ko po sana mabayaran, magkaka problema po kaya ako kapag ganun na katagal ung hindi ko pagbabayad? ano po ba requirements sa pag babayad ng amilyal? taga Bacoor Cavite po ako.
- IMHO 101
  
  Puntahan ninyo sa assessors office. Mas malaki po problema niyo paghindi niyo asikasuhin, pwede isubasta ng bacoor city.
- Antonio Turthanilla De Carumat
  
  magpa compute po kayo sa assessors office mam para malaman nyo po kung magkano ang inyong mababayaran. wag po kayo dumaan sa fixer at baka lalo pang lumaki gagastusin nyo. humingi din po kayo ng payo kung paano po kayo makakaavail ng discount or tax amnesty,
- Brothers Calmagroup
  
  EXCEPT 01-4 MOTHER TITLE YAN YUNG TOTOO…. OUT MILYONS OF LAND TITLE ISA LANG ANG TOTOO, AT HINDI GOVERNMENT ANG MAY ARI NG LUPA… KUNG DI ANG PANGINOON, AT SI KING PHILIP, AT MGA RODRIGUEZ ESTATE GOVERNADOR CELLO NG PILIPINAS, AT NEXT OF AY SI FLORENCIA RODRIGUEZ, NAY MGA COURT DECISION, AT MY MGA ORDER FROM RTC, TO SUPREME COURT, SP-IR1110, AND WITH FINALITY, of course tapos sa INTERNATIONAL COURT OF JUSTICE…. AT MERON HAWAK NA ELECTRONICS ORIGINAL MOTHER LAND TITLES,
aussie gunruna

Hello, My wife has a beachfront property on negros oriental.
The issue is a cousin has “sold” the title of the beachfront between the house and ocean facing cebu to an uncle. I can not understand how anyone other than my wife can gain the foreshore lease for the land. My wife has the correct land title cert as described above and it is the older light yellow document with all correct components.
It is all upsetting and we will be selling the land and houses on it as it is just too much trouble and causes my wife grief. The land was bought to ensure the relatives had somewhere to live, but it has turned into a nightmare!
It is my understanding that a foreshore lease is the only title available for beach property in the phillipines. We have not been able to get a copy of the sol called “land title” for the beach that supposedly sold. What is your opinion?
- Antonio Turthanilla De Carumat
  
  the government does not grant any title on a foreshore lease, instead, a contract between you and the DENR is clearly given for any beneficiary as steward of the parcel of land under government property.
- Dee Train
  
  Champ my opinion is who gives a toss about who owns the land. Just be ready with your walkie talkie and your GPS signal finder and have yourself sitting back out of view amongst the dunes on ya 4×4. Then when u see the jetski’s or for the braver men, the speedboat approaching the coastline then start the 4×4 up and hoon down the beach, hop off ya 4×4, then wade up to the anchored jetski, push button start er rite up, grip the gps and ire the puppy up and in a matter of seconds she should be given u some bleeps like a submarine would sound like on a 12pm movie matinee on channel 7, then purr out under the guidance of ya 12pm matinee bleep till she turns into a beep then into a frenzied series of beeps from there try and spot the floating buoy in the water without turning on ya torch which would gain attention and possibly a few curious monkeys standin next to ya 4×4 who are contemplating wether they can steal it or even start it up (not being a bicycle it will be a daunting challenge) then as u spot the floating buoy which semi submerged could give of a very dull pulse of light so as to not attract any more monkeys curiosity. Then grab ya hook and rex hunt her up on board the jetski and start reeling in ya King Sized Marlon or Future Benjamin Franklins until u get to the waterproof black bag then chuck her in ya backpack and head back to shore with a hard on Mandingo would be proud of. Because u wrote gunrunna not sudafedrunna i will leave the rest of the story up to your imagination.
  
  Then after all that you tell me if u giv a flyin 1 about some poxy seaside block that will get battered to kingdom come and then some by one of the 12 typhoons that more than love and frequently frequent right where u were gonna build a waterproof submergible house for the relly’s which mind u, u must hate them that much to give em a death sentence lol u cunny funt u.
  
  Anyway if anyone has any questions regarding the paperwork i will be more than happy to flop it out and show u some authenti in the city even though we are on the beach.
  
  Last but not least if anyone spots any monkeys wearing a banana leaf pair of Rio holeproof heroes and a pair of brand new Oakley Razors please for the love of God and Guns and Decongestants let me know would ya bcoz my pair went missing that night i went jetskiing. And no not the bananaman undies u goose the bloody Oakley’s champ! Yibbidee Yibbida thats all folks!
  
  https://uploads.disquscdn.com/images/b4591a229675662cf67462ab56130a3a8d0a4ded8f8fecc68130f8b3b166c970.jpg
Angge Tudla

Hi, ask ko lang po kung bbili ng lupa pero naka mother title pa sya ano po kailangan na process
- IMHO 101
  
  Kailangan po isubdivide.
- Antonio Turthanilla De Carumat
  
  mag usap ho muna kayo kung sino po magbabayad ng inheritance tax, subdivision at gaano po katagal matapos ang extrajudicial settlement nila
- Antonio Turthanilla De Carumat
  
  humingi din po kayo ng update sa buwis na binabayaran nila para malaman nyo po kung gaano ka laki ang arrears nito
- Antonio Turthanilla De Carumat
  
  mas maigi po na humingi po kayo ng CAR clearance at certified copy ng titulo galing ROD po
Juan dela cruz

Yung amin po ay original ang papel pero peke daw ang pirma. Fixer daw ang pumirma, yung fixer na yun ay opisyal ng RD. Totoong walang fixer sa labas pero ang fixer ngayon ay nasa loob. Kasama sa titulong kailangang i-recall yung amin, back to square 1 nalang daw ulit. pero hind namin alam kung nasaan ang square 1 na yun. Anong klase ba ng Abogado ang kailangan namin dito. Kahit anong atty ba pwede, Criminal atty. Land atty. napakatanga ko. hindi naman kasi itinuro ito sa eskwelahan namin.
- Antonio Turthanilla De Carumat
  
  the best way to do po ay humingi ng requirements sa ROD po kung paano magpatitulo o magpa transfer
- kabayan
  
  i adopt na lang natin.
Mitz – Islands Properties

Hi, I have a question. I obtained an Original Certificate of Title in 2015 and there’s a “Free Patent” on it for 5 years, does it mean I cannot sell the land until 2021?
- Antonio Turthanilla De Carumat
  
  yes you cannot until 2021
- Antonio Turthanilla De Carumat
  
  free patent is a title given free to landowners as OCT.
Venus Mei Castillo Meniel

It is the Decree of registration you will check so easy
that decree tell where is your claim?
if your tittle is for nueva ecija gapan of an 1131 decree of registrarion that 333 land title is not for any place like quezon city or rizal
Containing only 1607 sqm
Cant get to any place decree of registration is like compass where you can find tittle place where it belongs your claim property but no one educates that because many properties will be voided https://uploads.disquscdn.com/images/3f4e1cea48b794535cd3450ba5a4f1ff0da2236912b266fd82fe56626a53e7df.png
Minnie

Scenario: If the property is owned by 3 parties. Can one party split the title to get the 1/3 share without the other 2’s knowledge? If theres an extrajudicial settlement to be paid, is it necessary to have the property subdivided first?or can I just go and pay and say my mom is dead and im the heir and will pay for inheritance tax. Thanks!for your time.
John Nieto

Since 1900, more than 100,000 ang titulong fake not only in Metro Manila, kaya magingat po kayo kung bibili kayo ng lupa at kailangan dumaan sa Torrens System Registration procedure.

The Land Registration Act “Act No. 496” year 1902 pa po yan.

i check ninyo din po yung Decree No. ng title ninyo.

Halimbawa: Ang lupa nasa Makati o Quezon City naka rehistro pero ang Decree No. pala eh Quezon province.

Kung nakabili po kayo ng fake pwede naman pong i adopt, medyo mahaba po kasi ang explanasyon nito.

Sa susunod po explain ko kung paano malalaman ang tunay at fake land title.
Joshua Lim

HI
does anybody know where can i get a duplicate “original” title of a condo unit in baguio? my dad owns the condo but he lives in the states, he is asking me if i could apply for a duplicate original title because the original one that he has got lost. i also would like to ask what requirements should we need in order to have a duplicate. i would really appreciate if someone can tell me the process… THANKS!!!
- Sterne
  
  LRA
Shirley Gabaran

Hi is this chatroom still active
kabayan

Magingat po sa pagbili ng property, i check mabuti ang land title, since 1900s millions of fake land titles kumakalat.

kaya dapat alamin ang sumusunod:
i check ang decree ng land title kung saan ito galing, i check sa LRA kung mismo at ipahanap ang decree number dapat kung tingnan din ang date baka nauna titulo kesa sa sukat.

karamihan duplicate decree, ang property nasa quezon city or makati yung pala ang decree ay quezon province.

95% percent ng land title sa quezon city makati o sa buong metro manila ay fake.
kaya hanggang maaga i check ng mabuti.. di kamo may original land titles kang hawak eh totoo na yan.
- kabayan
  
  eto pa di ko mo malalaking company eh totoo ang land titles na iissue o ibibigay sa inyo.. take note be wiser and be proactive. sayang ang pera ninyo kapag may nag claim na tunay na owner.
  
  i check ninyong mabuti mas maganda sa Sumpreme Court kayo mag check humingi kayo ng copy sa mga bogus title.. dahil public document yan pwede kayong magpa certified true copy.
- kabayan
  
  Yung content info sa itaas di lang dapat tingnan. maraming sindikato na kalat.
  rodriguez estate, diliman estate, tala estate, tallano estate ilan lang yan na fake at makikita sa TCT.. kaya mapanuri at i check sa supreme court.
Carolyn N Alfred Closson

I purchase a 3 hectares of land in 2006. We have notarized deed of sale. Now they are stating that DAR has given that land to someone. The title number of the land is written in ink. Is that considered “FAKE”?
Minda Barcarse Subade

can we know if the person who has no land title can be located where the he/she owns
kennethwlittrell

Hi, got major problem here in san fernando la union with what seems to be a Freelance Fixer” first of all around 19 thousand just stolen also it has taken 2 years for title so I think it may be never also it is titled as “agricultural land” can a house be built on it say with 500 sq meters out of the 1500 sq meters. we or more correctly my fiancee and her father used “a guy” he allegedly went to school with who works in capitol some place. we have spent like over 50,000 already for what seems to be a useless donation to more or less “fixer” for property from family that was “donated” I have a private attorney L. Gacayan but not used him as of yet. but it seems only option perhaps. the so called Fixer” also said that you just build a house first then submit to change to residential, that sounds like b.s. to me.
- kennethwlittrell
  
  my e mail is [email protected]
  - Sterne
    
    that’s what people do when the land is declared as agricultural but i don’t mean to say it’s right. i’m also from san fernando, la union and i may be able to help you
    - Brothers Calmagroup
      
      tama po yan, lahat po yan, that is Alienable and Disposable Land under Act 141
  - Brothers Calmagroup
    
    mag email ako sau para matoruan kita.
Mae ross

Hello po gusto ko lang mag tanung kung paano ba mag apply sa land
Ganito po kasi yun .. matagal na kaming nanirahan sa lupang yan at yung may ari ay patay na tapos may declaration kaming hawak na may pirma nang may ari at matagal na ming nanirahan sa lupang yan 55yrs tapos 75yrs na rin kaming nagbabayad nang buwis gusto sana naming applayan yung lupa para maging sa amin na at para may title na sa amin
Lance Arlan

to whom it may concern; may nagbebenta po saken ng lupa pero ang hawak nya lng po e ” certificate of lot award” signed by secretary general of hudcc, general manager of pnr (phil natl railway) at mayor of the town where the lot is located. hindi po ba ako magkakaproblema nun? thanks in advance for any advice.
- Brothers Calmagroup
  
  must better to apply under FREE PATENT kc hanggang December 31 nlang po yan, FREE PATENT under R.A. 10023 for residential, dahil nahulog ka isang Tenant, my possible na…alam muna…Think…Think
Lalaine Barlizo

hello …my australian boyfriend bought a condo in cebu and fully paid it already.. that was 2 years ago..but still they cannot provide the land title..what should we do..thanks
- Nellan Santander Balili
  
  Ask the Condo Developer po, and asked for your CCT.
  - Brothers Calmagroup
    
    yun dapat hanapin nyu, daming mga Developer na hindi naka register, at naka attach lang yung license nila sa ibang Developer, kaya Beware po daming mga scammer ng lupa ngayun, tulad ng sabihin ko sayo, enginer ako, yun pala pag na etanong mo sa PRC hindi pala,… tulad ng siya daw atty. tapos nakita nyu sa baba ng docs walang PTR, AT IBP number… pirma lang ang merun, yun pala ay nagpapanggap..
- Brothers Calmagroup
  
  ganun… ang tanong sino yung ahente nyu.. at sino sino ang mga yan, at pinanghahawakan ba kayong mga other Documents… tandaan nyu po ang Government ay hindi sila ang may ari ng Lupa, People of the Philippines, ang masabi ko diyan Ms. Lalaine,, eyu ang CONDO akin ang Lupa..
Norberto Garcia

Goo day po tanong ko lang po paano po maverify ang land namin na walang title pero donated na po daw sa government noong 1070’s and now meron claimant sa land namin at they asked for money para kami na may ari ng land. Salamat po. need help po talaga.
- Nellan Santander Balili
  
  Check it sa DENR ng region niyo, kung anong Lot Number ng lote ninyo. There, makikita ninyo kung anong status ng lupa talaga. Apply for it if wala pa kayong title na nakapangalan sa inyo yung lupa.
- Brothers Calmagroup
  
  yan po ang mahirap sa Donation,CLOA, or what so ever, yan ay pweding agawin lalo nag pagwala kayong alam sa lupa, at lalo mapira ang eyong kalaban, kaya kawawa po tayong mahihirap, akala mo eu na yung pala, ang isang mang aagaw ay isang Empleyado ng Government, lalo na ang kalaban mo ay alam sa kalukuhan ng lupa, marunong mag manipula ng mga Public Documents.
  - Sterne
    
    Shoutout to Bauang, La Union Municipal Assessor’s Office particularly to MS. DIANA FERNANDEZ.
Renzy Socorro

my tanong po ako. yung lot po kasi namin binenta namin ng installment. so para my assurance sila ngdown tas nasa kanila ang mother title. tas namatay po yung buyer tapos nung chineck namin inilipat nila sa name nila yung title pineke po nila yung mga pirma sa deed of sale. pano po ba ang gagawin para mapabalik yun? tsaka bakit po naihohonor ng LRA ang ganun?
Marky Corpuz

can you convert certificate of stewardship to transfer certificate of title?
- Brothers Calmagroup
  
  kng ako tanungin mo… ayaw ko TCT gusto under FREE PATENT R.A. 10023 ..applayan mo hanggang Dec. 2020 nalang, punta kanan DENR
Vic Ordonez

may binibili po kaming lupa kaya lang napansin ko na ang TCT Judicial Form No. 140-D at nakasaad doon na Revised January 2000, ito ay taliwas sa nabasa ko na dapat 109-D. Ang land title nya ba ay authentic o fake? please advice, thank you..
- Brothers Calmagroup
  
  my copy po ako nyan, galing po yan kay DON MIGUEL RODRIGUEZ ang OCT po nyan ay galing sa 01-4 ang humawak nyan ay si DEOGENES RODRIGUEZ, na exhibit po yan sa court… dahil galing yan kay GONZALO YANEZA T. RODRIGUEZ, si GONZALO YANEZA RODRIGUEZ ay may oRder yan sa COURT ng iriga.. dapat ang lumabas sa SUPREME COURT yung totoong under oath ng Supreme Court to recover the Land in the Philippines. Administratix or Administrator…
Brothers Calmagroup

The original Title in the Philippines OCT 01-4 yan po yung Spanish Title since May 18, 1891 genuine Title from the Spanish Title complied under Act 496 now uder PD. 1529, at nae CERTIFIED ng REGISTER OF DEEDS noong August 31, 1907, Ang Pinas po ay nahati sa dalawa Parsilya Parcel 1 PSU 2030 North, ang OCT-TCT po nyan ay 12022 na galing sa OCT 01-4 na may Decree 659 na may sukat na 30,695,700 HECTARES na ang boundaries ng Binondo Church, ay may eletronics copy po eto, Ang Parcel 2 PSU 2031 South, ang OCT po ay 369 na may sukat 45,434,500 HECTARES galing sa OCT- 01-4 Na may Decree 297 ang boundaries mula Binondo Church hanggang SABAH, na register po yan sa Torrens System eto ay itinago ang totoong Titulo ng Pinas, sana gumising kayo kung ano ang totoo… Ang OCT 01-4 ay andoon po naka Register ang mga ibat-ibang Ginto natin na enutang sa ibat-ibang mga bansa, mga kapirahan nyan ay ginamit din Excellency President FERNDINAND MARCOS noong siya pa ay nasa posisyon, at siya yung humiram ng sa Titulo ng Pilipinas para ma e Program nya mga kayaman natin dito sa Pinas, magpahanggang ngayon yung PERA ay nasa Central Bank ng Pilipinas,kaya mag mula kay KING PHILIP, QUEEN ISABELA II, KING ALFONSO XII, QUEEN EMENECIA TAGEAN VILLAMOR MARCOS, HERMOGENES RODRIGUEZ, FRIAR LAND ANTONIO RODRIGUEZ, FLORENCIA M. RODRIGUEZ,TIBURCIO TAGEAN TALLANO VILLAMOR MARCOS NA ANAK NI QUEEN EMENECIA. eto ay may CIVIL CASE 3957-P entry of JUDGEMENT,IRR1110,FINAL EXECUTORY, FINALITY, eto ay mga nakatago sa RTC ng IRIGA CITY, that is 46 Volume ang mga Documento na nakatago. kaya mga kababayan ninyo ang tama ba ang inyong TITULO, sa pagkaka alam ko ang mga Titulo ay Big ?.
- Andy Gonzalgo
  
  Ang OCT 01-4 po ba ang nakapangalan doon ay si Don Hermogenes Reyes Y Rodriguez? Yan po ba ang titulo ng buong pilipinas? At sino po ba sa apo ni don hermogenes ang tagapagmana niya ngayon? Kung totoo man na 01-4 ang titulo ng pilipinas na nahati sa parcel 1 ant parcel 2, bakit ayaw itong sabihin ng Pres. Duterte upang tayong mga Pilipino ay magising na sa katotohanan. Ano ba ang problema sa katotohanan? Dapat bang ilihim? O dapat ipaalam? Kung ang katotohanan ang dapat na mailathala sa buong Pilipinas, bakit magpahanggang ngayon ay hindi pa ito sinasabi sa buong Pilipinas na ang titulo ng Pilipinas ay 01-4?ibig sabihin kung ang buong pilipinas ay may titutlo na, ang kailangan nalang pala ay TCT ang dapat makuha ng taong bumili ng lupa at hindi na dapat magkaroon pa ng ibang OCT sapagkat may OCT na. Kung may titulo na ang buong Pilipinas, bakit naglabas pa ng batas ang mga naupong pangulo na magkaroon pa ng free patent? Hanggang dito na laman po muna at sana mabigyan nyo ng magandang sagot ang tanong ko.
Brothers Calmagroup

Mga Kababayan hindi pala lumabas ang katotohanan sa ating pinag aralan ang totoong History ng Pilipinas, ay etinago pala eto, nasaaan ang para sa mga Filipino, na magpahanggang ngayon nakatingala sa langit at kungkaylan mapa sakanila ang Lupa, bat maraming manloloko sa Lupa, maraming Corrupt sa Lupa, maraming gahaman sa Lupa, maraming Land Grabber sa Lupa, samantala yung ating mga kababayan ay nakatira sa Relis,sa Ilalim ng tulay, nag umpukansa Squatters, nakatira sa laylayan ng kamatayan. sa lahat po ng gumawa nito ay sila ay walang takot sa Diyos at sa Tao.
Brothers Calmagroup

Kung marunong po kayong tumingin sa inyong TITULO kung saan mang galing ang eyung OCT, dahil 1 to 100K ay Fake Titles. at lalo na ang Decree kung saan yan.. baka po ang Decree ay nasa kalagitnaan ng DAGAT… dapat po ang inyong nabiling LUPA ay naka PUBLISH, dati po ang ay 20 milyong Fake Titles.. Paano kaya ngayun..?
Maricel

Ask ko lng po bakit po electronics copy of title ang pinapakita ng nag sasabi n sya may ari lupa n kinatatayuan ng bahay nmin at hindi original copy?
Monnette Mancera

Good day. May tnong lng po ako.. Magpapatitle po kc kmi kso pgcheck po nmin sa register of deeds, cancelled n po ung mother title.. Nacancelled xa ng ndi p kmi nkakapgpatitulo.. Wat po gagawin sa gnun?
jennifer antolin

Just ask some help po, I have questions po kasi buyer condo.

Question ko lang po kasi yong may ari ng condo is 3 na magkapatid isang mother at isa sister is married and nasa canada silang lahat isang brother lang yong andito sa philipinas po pwde po ba Gawin SPA yong brother nila na kasama na owner kasi sya lang nasa pilipinas and pano po yon kasi wala sila mga TIN number diba pi kasi need po yon.
And sa amin as a buyer yong isa kong kasama is nasa ibang po sya Pwde poba na ako parin Gawin nyang SPA kahit isa ako sa Owner at wala din sya TIN number kasi Foreigner sya .

Thank you sana po matulungan nyo po ako . Gof bless and keep safe everyone .
Ramil Sarmiento

LRA is the Government agency that FABRICATED LAND TITLE… There are no REAL Land TITLE.
THERE ARE 100,000 FAKE or FABRICATED TITLES.
The True Titles are the Following:
OCT 01-4
TCT Nos: 407, 408, 409 and 498
Ramil Sarmiento

The Picture on this page or Picture Posted is A FABRICATED or FAKE TCT