TCT, CCT, Title Transfer, and Annotation Defined

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.

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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:

1. 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.

2. 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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About Geri (367 Articles)
Founder and main author. Husband, used-to-be-breadwinner, God-made multi-millionaire, employee, financial planner and adviser, investor, stocks trader, entrepreneur, agri-preneur, book author. Firm believer that all Pinoys deserve a richer life. Not a guru, but a forever student of the investments world, a work-in-progress.

10 Comments on TCT, CCT, Title Transfer, and Annotation Defined

  1. Sir Geri regarding po sa BIR medyo sinisilip nila yung hawak ko na DOAS and Contract to sell transaction is between me and Developer AAA then yung TCT, registration cert ant License to sell nakapngalan kay developer BBB. meron po akong hawak ngaun na Memorandum of Agreement na sinsabing may internal connection si 2 developer and authorized si developer AAA na magbenta ng bahay. Ask ko lang sir, ito po bang hawak ko na MOA is puwede ko ibigay sa BIR para mag move na un processing ko ng papel for transfer of tittle? wala po kasi akong matanong sa BIR-Olivarez hindi gumagana lahat ng telepono.


  2. nag purchase po ako ng bahay thru developer named Developer AAA. ipinasok po namin sa pag-ibig housing 25yrs to pay. within 6years na fully paid ko na po yung bahay ngaun po na mag aasikaso na ko ng Transfer Cert of Tittle. nalaman ko po sa B.I.R na parang may issue po na ginawa si DEVELOPER AAA like the following:

    ang ginamit po nilang License to sell at Certificate of Registration ay nakapangalan sa DEVELOPER BBB. sabi po ng DELEOPER AAA meron daw po silang Memorandum of Agreement na puwede silang magbenta so hinihingi ko po yun more than a week na pero lagi po nilang siansabi na tawag na lang ulit at hinahanap pa.

    pangalawa po, iyong pong capital gain tax na dapat ay sagot ng DEVELOPER AAA ay hindi rin po nila binayaran. na confirm ko po yan sa B.I.R kasi po hingin ko daw sa developer ung form 1606 kaso po wala din sila maibigay ang sagot pa nga po sa akin ay nakapila daw ang nghihingi nun sa kanila and fully booked na ang sept-oct.

    Complete documents po ako kaso ang probelma sabi ng B.I.R yung contract to sell ko at yung Deed of Absolute Sale ang nag issue sa akin ay DEVELOPER AAA pero ang nasa Transfer Cert of Tittle ko, license to Sell at registration certificate ay si DEVELOPER BBB. Limapit na rin po ako kay DEVELOPER BBB na baka puwedeng sa kanila na ako mnghingi ng DOAS kaso hindi po nya ako mabigyan dahil ang presyo daw po nila ng abhay is nasa 300,000 lang pero ang pagkakabenta sa akin ni DEVELOPER AAA ay 600,00K mahigit. lumalabas po dito na pinatungan nila yung presyo.

    nag offer po si DEVELOPER AAA na sila mag aayos ng titutlo ko unang ingil ay 48k estimated ppero di po ako nagbigay may nakusap po ako sa DEVELOPER BBB na nagmamalasakit sabi nya meron daw po akong 35, 210 na retention from pag ibig (NOA) un daw po ay dapat na i less nila sa pag process at hindi ko daw dapat i shoulder lahat ng gastos.

    eto na ngayun sir, nun malaman ni DEVELOPER AAA na alam ko kung magkano ang retention ko sa PAG-IBIG bumaba yung 48k sa 21K. nghihingi po ako ng computation pero walang maibigay, pinapatagal po nila sa hindi ko malamang kadahilanan.

    saan po ba ako puwedeng lumapit at kung mayroon pa po bang paraan na ma transfer ko ang titutlo ko sa pangalan ko. as of now may penalty na po ako sa B.I.R kasi po december 2015 ko pa na full pay yung bahay. hindi ko na po alam paano ang proseso na aggawin ko kasi po sa ngayon nag aantay pa rin po ako ng computation ni DVELOPER AAA at yung copy ng MOA nila.


  3. In general CGT is shouldered by seller since they are the ones who gained from the transaction. But some developers pass this on to buyers by putting it in their DOAS. If hindi pa notarized pwede nyo pa ihabol at ipabago sa developer, that is kung papayag sila.


  4. They won't be able to annotate the title without your consent and without the consent of the bank where the home loan is (unless they're the same banks?). But still, this is not a common practice among credit card issuers dahil may additional costs pa, especially if hindi naman malaki yung utang sa card. Baka they're just trying to intimidate you to make you pay.


  5. Were you able to check po na magkaiba ang name sa Deed of Sale and sa MOA? If legitimate yung developer nyo they should easily provide the requested documents. Generally, capital gains tax is paid by the seller so check nyo na hindi nakasingit sa mga documents nyo na kayo ang magbabayad ng CGT


  6. Hmmm this is weird. Might be a case na maling title yung na-annotate sa RD? When annotation is done, the owner's copy and the copy sa RD are both annotated. I suggest you pursue this with RD / LRA to prove na hindi yung property na yan ang may claim. RD should also be able to trace the documents that led to such annotation, and see if tamang title yung na-annotate.


  7. Check with developer first baka contract to sell lang yung hawak ng seller which is transferable to you as new owner. Not sure if Pag ibig allows it since as a lender, they would want to make sure that the rightful owner is the one selling the property. Check as well why the seller only has deed of assignment, and why not a title of the property itself.


  8. 1. Usually Capital Gains Tax is sagot ng developer but some developers secretly ask the buyer to pay for it, that's why nasa deed of sale mo sya (na I hope binasa nyo bago pirmahan). Since napirmahan and notarized na then ikaw na ang magbabayad nun. Unless iparevise mo sa developer and execute kayo another DOAS.

    2. Dapat po meron sila nung requested documents ni BIR assuming legitimate seller sila. As we always ask every Juan, invest in property PROPERLY where L stands for legitimate. Dapat po mabilis nila maprovide yun kasi usual naman hinihingi yung docs na yun. If wala po lapit kayo sa HLURB kasi baka hindi legitimate yang developer nyo.


  9. Hi! We are planning on buying a condominium and we are thinking of loaning some of the money thru pagibig for the payment. However the seller only has the deed of assignment. The title is still under the name of the developer. Do you have an idea if pagibig will honor and accept it? Thank you.


  10. Grabe na nga ang Tax ko sir Geri. nanghihingi pa po yung B.I.R ng documents like
    “1.)HLURB-license to sell,
    2.)HLURB-cert of registration and
    3.)1606 for this transaction”
    kasi nabasa daw po ng B.i.r ko yung MOA ko, it says na un property binili ko sa AAA developer pero yung aking Deed of Absolute sale ang nakapirma na is presidente ng BBB developer. Parang magkaibang developer sir. pero sabi po sa akin hingin ko na lang daw ung mga documents (1,2&3) para ma less daw ako kahit paano sa babayran (capital gain tax) ata yun.


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