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TCT, CCT, Title Transfer, and Annotation Defined(3-min read)

18Aug2016 Update: Before investing in real estate, please read this first: Invest in Property PROPERLY.

08Nov2015 Update: Click here for a more visual step by step guide.

In my previous posts, I provided insights on choosing a home loan provider, as well as the major steps in getting a home loan. Here I will provide the basic definitions of a TCT, a CCT as well as title transfer and annotation so that we are familiar with the key definitions before we dive into the title transfer process. In another post, I will detail the steps on title transfer and annotation

What are the types of property titles anyway? In the Philippines, there are two usual kinds:

Transfer Certificate of Title (TCT)

Refers to the property title of a land, or a land with a built property in it (e.g. house and lot). This is the certificate of ownership of the land and including the air space in it (i.e the building or house). This details the property location (coordinates and geographical address), plus the size of the land, the registration number and the owner. It also details the previous TCT’s that were cancelled due to the transfer of ownership.

Condominium Certificate of Title (CCT)

As the name implies, this certifies the ownership of a condominium unit. Haven’t seen one but it makes sense to expect that the CCT details the location of the condominium, the name and developer of the condominium, the rightful owner of the unit, and the location and size of the unit (floor, unit number, unit size, etc). Note though that CCT ownership only conveys ownership of the air space (where the unit is located), and not the lot space (where the whole condominium stands, and where all other units are located). This is a marked difference compared to TCT. Naturally, the TCT of the condominium will be named after the developer of the condominium.

Now, what is a title transfer and what is annotation?
In layman’s terms (disclaimer: these are NOT legal definitions, but rather a friend’s attempt to explain to you dear reader. If you need legal definitions, consult a lawyer), title transfer signifies the transfer of ownership of a property usually via sale of that property (which in turn is usually documented via a deed of absolute sale). In a title transfer, the old title where the previous owner is named, is legally cancelled and superseded by a new title, wherein the new owner is named.

Annotation meanwhile, is when a loan provider (e.g. a bank) writes entries on the title to signify that the property is mortgaged or loaned to the loan provider, albeit ownership remains with the named owner in the title. This annotation documents that there is a certain claim to the title, that the annotated party may actually call on that claim when necessary (i.e. in case of default), although for now, ownership still resides with the owner. In the title verification process, a clean title actually refers to a title with no annotations from a lender.

Now since we’ve gotten this settled, we can now proceed to the steps in a title transfer and annotation.

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328 thoughts on “TCT, CCT, Title Transfer, and Annotation Defined(3-min read)

  1. Wow 10 years is such a long time and that developer must really be irresponsible for failure to provide the CTC. Feel free to name the developer to warn others about it.

    Treat this as a friendly suggestion and not as a legal counsel because I am no lawyer. I would think the more prudent thing to do is to execute a last will and testament such that the condo will be named to the beneficiaries in case something happens to the owner. Check this old article:

    The civil case might already establish your sister's ownership of the property and in case something happens usually the properties are transferred to the family. But it takes a much longer legal process if there was no last will that was prepared.

    Goodluck and thank you for reading.

  2. My sister bought a condo unit and was fully paid 10 years ago, up until now, the developer has not provided her the copy of her CCT. My sister filed a civil case against the developer.

    My question is, what happens if suddenly my sister pass away by accident or for some ailments, what happens to the condo she bought. Will this be claimed by our family or it will just simply be voided? What are the actions that can make our family take legal claim on the said condo unit if anything goes wrong on my sister side.

  3. Annotating the title puts a claim on your title likely from your lender bank or Pag Ibig etc. It means that though you own the property, someone has a hold on it in case you default. I forget the actual amounts but best to ask for the breakdown of the costs. Some costs are fixed such as processing while some are a % of the property value such as taxes etc.

  4. What s the purpose of annotating the land title and is there really a need to spend about twenty thou. We were advised by the liaison officer to prepare this amount? Please help us! God bless!

  5. One, of course you have to have the title of the property and verify in the registry of deeds whether the title is authentic, owned by the seller and free from lien (any claim). If you'll get a bank loan to buy this lot then the lender shall be the one to verify this.

    Two will be the real estate tax payments, make sure the payments are updated and again named after the owner / seller.

    Three is the location. I assume since you consider buying it the location suits your needs whether for residential or commercial use. Check that security of the area is acceptable, not prone to natural calamities, etc. And oh check the neighbors too if applicable.

    Four make sure you have enough money to finance the purchase whether via loan or cash payment. There shall be charges too in the purchase such as transfer taxes, sales tax, fees in Registry of Deeds and LGU, etc.


  6. when buying a lot ( 100 sqm ) what papers should i have??i want information about this since im still 21 years old and have no idea about this..thank you,,please

  7. Not sure what Pag-ibig's process is but they definitely should have a copy of the title of your property. Either you are named the owner and just annotated in favor of Pag-ibig or still named after Pag-ibig since you have not fully paid yet. Either way Pag ibig should have the title. Another option is to request from Registry of Deeds a Certified true copy of the title.

    From personal experience, in bank financing, title will be transferred to borrower's name first then the bank will just annotate the title on their behalf. I have a photocopy of the title bearing my name but the original TCT is with the bank since my home loan with them is still outstanding.

  8. How about a photocopy of the TCT only? Actually you can go to the Registry of Deeds yourself and request for a certified true copy of the title. RDs copy should match the TCT you're holding on.

  9. Hi! I would like to ask where i can get documents of ownership of a house and lot that im currently paying thru pag ibig loan. Im paying it thru automatic deduction from my salary and my employer remitted it to pag ibig. Right now i dont have any evidence or documents to prove that said house and lot belongs to me. Can i get said document from the developer or from pag ibig. Just worried. Thanks a lot.

  10. hi the owner bedside my lot put a fence on my lot.he said that there's a different owner but i have all the documents to prove that it is my lot.the other owner beside my lot is offered his legal services for free.he will make a demand letter and ask me to provide a CTC of the title to be attach to the it ok to issue a CTC?will it not be use for other purposes w/o my knowledge?

  11. Some municipalities especially in small ones, influence and personal interest are common, if this happens what should we do if the RD hold or use delaying tactics in the processing of transfer of title? Is there any higher government sector other than RD to inquire the fast processing on this case? Thanks.

  12. How about the title that supposed to be have a co owner in it does not include his Name..all documents proof that it should have a co owner in the title…and the nha explain that it was typo error and suggest to ask the registry of deeds for a remedy and they say annotation is the answer? stating that there is someone claiming for his right..will it be legal for later plan of sub division of title or it will cause more trouble. both owner and co owner is dead.

  13. Hi Anonymous, I suggest you clarify this with VV Soliven as to why a CCT was used (which is usually for condominium) and not a TCT. But if HDMF honored it in the previous home loan, then maybe it's acceptable. Clear this with the bank as well before taking out a new loan.

  14. Hi Sir, my aunt is selling her property to us from VV Soliven it's a 99.8sqm house but VV Soliven gave them just the CCT, they made a loan at HDMF and the property was now fully paid but the TCT is withheld without any reason. Will there be problems in the future if we only have the CCT instead of TCT and can we use it for bank loans?

  15. Julius, first let me congratulate you for a fully paid home loan! Now for your question, as far as I know the bank should be the one to process and pay for the removal of annotation from your title since you have been a good customer. Might take time though but still they should be the one to do it if I'm not mistaken. Best that you confirm with them.

  16. Hi Sir, I already paid my home loan from the bank, I would like to know the steps and the requirements needed to remove the annotations on my TCT.
    Thank you

  17. my friend sister seems to be interestered on our property that's why she was trying to produce a manipulated agreement and let her friend in register of deeds office help her to annotate her improper deeds.For me to pay bigger amount.

  18. where to ask assistance regarding irregularities of LRE/OIC Register of Deeds.I found so difficult to make a complain. No one entertain me.My problem was all about our lot title were I left it to my friend sister. for I borrowed 15 thousand from her.there was no agreement made for annotation in fact it was just made in a very informal way and was witness by two person.I was surprised to know that it was already annotated at the backed of our original copy from register of deeds.Fortunately I was able to get a copy of mortgage agreement.The documents presented were manipulated. besides there was no residence certificate presented but it was sworn and subscribed by a notary public.Is this in a legal way? We wanted to have our owners copy but before that I want to file a complaint to the person who made those irregularities for them to know that Legal matters need Legal documents please help me

  19. annotation made without the knowledge of the lot title owner ,and the mortgaged agreement presented were not the prescribed form.besides their were no residence certificate presented on that documents.but it was deemed by the Agusan Del Norte register of deeds office.

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