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TCT Title Transfer and Annotation Steps(5-min read)

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

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

As promised, here are the steps in a TCT transfer and annotation. To get this far in your search, I assume you are now familiar with which home loan provider to get, what the steps are in a home loan, as well as the basic definitions of TCT, title transfer and annotation. 

 I am writing this to serve as a friendly guide to you as based from my experience and not as legal or real estate broker advice. Once you’ve read these steps, hopefully you are not lost in the dark when you discuss these matters with your broker/agent/developer. Anyway, it is usually the broker or the developer who facilitates the title transfer, but just the same, it does not hurt to be informed. (Note: CTC transfer might have steps that are not covered in this post.)

1. Prepare the Documents

By this time in your buying-a-property or getting-a-home-loan phase, you should already have copies of most if not all of the documents listed below. Be prepared to photocopy these as you go along the process:

From developer/seller

  • Copies and Original Signed and Notarized Deed of Absolute Sale (DOAS) 
  • Photocopy of Developer License to Sell 
  • Photocopy of Developer Certificate of Registration 
  • Photocopy of Expanded Withholding Tax (EWT) payment

From buyer

  • Certified True Copy of TCT (from Registry of Deeds; this is a photographic copy of the TCT as stored in RD, authentic copy but still not the actual title) 
  • Certified True Copy of Tax Declaration (TD) (there are separate TDs for house and lot; if the seller/developer does not have this, you can get this from your Municipal / City Hall where the real estate taxes for the property get paid)
  •  Tax Clearances: this is different from the TD, a tax clearance basically says that Real Property Tax (RPT) payments on the property (detailed in the TD) are up to date. So it goes without saying that real estate taxes (amilyar) must be paid first before the property is transferred, and before the government releases any taxation document on the property.

2. Pay Taxes with BIR

Of course, a property sale occurred that is why we need to transfer the TCT, and of course there will be taxes to pay. Go to the BIR office governing the property you bought, submit the documents outlined above, and pay the following:

  • Documentary Stamp Taxes (DST): depends on the agreement of buyer and seller, sometimes seller shoulders this aside from EWT, sometimes this is split between buyer and seller, sometimes this is fully shouldered by buyer. The set-up is usually documented in the DOAS. This costs 1.5% of property selling price (e.g. Php1M property will have Php15k DST) or it can be higher when the appraised value of the property as deemed by BIR is higher than selling price (which rarely happens). 
  • Expanded Withholding Tax (EWT): this is to be shouldered by the seller / developer as taxes from the sales. Just present the EWT certification you got from the developer. 
  • Other Taxes and Fees: Be prepared to pay some more amount on other taxes and fees such as application fees, stamps fees, certification and documentation fees, etc. Oh by the way, allot some money for photocopying too!


3. Apply for Certificate Authorizing Registration (CAR) with BIR

Once you’ve paid and while you’re still in BIR, submit the documents and all payments to apply for CAR. Basically, the CAR says that BIR is fine with the tax payments, and that buyer/seller may now formally register the sale with the Registry of Deeds. Up until this point, the agreement was just between buyer and seller. Once the CAR is available, even the BIR is amenable with the sale and registration of it in RD. CAR application and release usually lasts for two weeks.

4. Title Transfer at Registry of Deeds

The following documents will be asked by RD prior to transferring the title:

  • CAR from BIR 
  • DOAS
  • Developer Secretary’s Certificate (as proof of who is legally empowered and designated to sign legal documents in behalf of the developer) 
  • DST and EWT payment receipts
  • Tax Clearance and Tax Declarations 
  • Receipts of Real Property Tax (RPT) payments (amilyar)

Once these are submitted, RD reviews them and then they show you the draft of the new TCT (the transferred title that cancels the old one). Once you confirm the details to be encoded therein, you will pay the TCT transfer costs (mine was Php8,700) as well as some fees and stamp charges again. Depending on the RD, title transfers usually last for another two weeks to a month.

5. Transfer of Tax Documents

Fast forward, you now have your property named after you, TCT is now named under you. Congratulations! Now, you need to transfer the other documents as well, namely the tax declarations. Go to the Municipal/City Hall governing the property that is now yours (naks!), and submit the following:

  • Copy of CAR from BIR
  • Copy of DOAS 
  • Copy of old TD under developer/seller’s name: this is so they know which old TD to cancel, supersede and override
  • Copy of Tax Clearance and Real Property Taxes (RPT) Receipt: again, tax payments must be updated!

You will be asked to pay the TCT Transfer Tax (again?!? Yes, this time in Municipal / City Hall level) (mine was Php6,400) and wait for 1-3 days before you get the TDs under your name. Moving forward, in the years to come, it should be your name that you see in the RPT.


6. Annotation

Usually, the bank handles this portion as they need to enforce their claim on your TCT. You just need to make sure that the TCT is finally under your name, as well as the tax documentations. Otherwise, how will the bank document its claim in a TCT that is not yours, or a property with delinquent tax payments right? Depending on the RD, annotations last for a month or so.

There you go. I hope details provided here were able to give you some guidance on the TCT Transfer and Annotation process. Just note that this entails some going back and forth to a number of government offices, so lots of free time or vacation leaves will be needed if you are to do this task yourself. As mentioned above, developers or agencies usually offer this service, of course for a fee on top of all the things you need to pay for, as detailed above.



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192 thoughts on “TCT Title Transfer and Annotation Steps(5-min read)

  1. Hi, I bought a townhouse unit which I haven't transfered yet to my name and I am selling it and already have a buyer. My question is, should I transfer it first to my name or will the new buyer be able to transfer the TCT from the previous owners name to his name?

  2. Currently, I continuously follow up our land title which we filed on late 2013. We buy lot @Solar Resource Inc under PAG-IBIG and until now its still processing. I don't know, who are the concern people I need to talk. Based on TCT step, i don't think it will take 2 years to fully get our land title.

  3. More than a year is too long unless there are document deficiencies? Usually it just takes 2 to 3 months depending on the Registry of Deeds where the property is listed. Have you asked the developer what the problem is? You're paying an in house amortization at no interest (similar to 0% DP) or at a in house interest rate? It should be the former not the latter so you should be paying off at no interest since the delay is coming from them. You might need to apply for a new loan though since mortgage loans really have approval validity.

  4. More than a year is too long unless there are document deficiencies? Usually it just takes 2 to 3 months depending on the Registry of Deeds where the property is listed. Have you asked the developer what the problem is? You're paying an in house amortization at no interest (similar to 0% DP) or at a in house interest rate? It should be the former not the latter so you should be paying off at no interest since the delay is coming from them. You might need to apply for a new loan though since mortgage loans really have approval validity.

  5. I got a condo in Pasig and have applied a Pagibig loan for it. My loan was approved and I have given the Letter Of Guarantee to the developer last Dec. 10, 2013 and paid for the cost of Transfer Of Title to them. But until now they are still processing and not yet complete. I was not given an extension anymore from Pagibig Fund since its been over a year now and still I cannot submit my final documents to Pagibig Fund because of the Transfer Of Title. The developer are still collecting the in-house rate of the monthly amortization. Is this processing time normal? If not where can I seek refuge. Thanks for any help.

  6. Hi Joyce. The bank should process the annotation lifting their claim on the property. Takes some time though. Request for certificate of full payment as well just to be sure.

  7. Maari pong gawin ito kung ang credit card company at ang bangko na nagbigay ng housing loan ay iisang bangko. Dahil may claim po ang bangkong iyon sa property na naka mortgage, maari rin po nilang gamitin ang claim na ito para sa bayarin credit card.

    Kung inyo pong babasahin ang terms and conditions sa paggamit sa credit card, makikita nyo roon na may karapatan ang bangko na gamitin ang anumang pag-aari ninyo na nakalagak sa bangkong iyon, para ipambayad sa pagkakautang ninyo, gaya ng deposit account, time deposit, investments, kotse at bahay na naka-mortgage sa kanila. Ang tawag po dito ay cross-default.

    Ang pinakamainam ay kausapin ang bangkong ito kung maaraing magkaroon ng restructuring, upang maging mas magaan ang pagbabayad sa credit card nang hindi naapektuhan ang housing loan ninyo.

  8. Magandang araw po. Tanong ko lang po kung ang Credit Card company po ba ay pwedeng ipaannotate ang TCT ng debtor na di nakakabayad ng utang? O kelangan po muna nilang magfile ng kaso sa korte aty hintayin ang desisyon ng korte? Yung TCT ay may annotation nang nauna kasi naka bank loan. Gagawin po kaya ng credit card company yun, maski na alam nila na naka bank housing loan ang bahay? Maraming salamat po sa sasagot.

  9. Thanks for the info. Yes some charges are a % of the property value such as taxes, doc stamps etc while some are fixed like encoding , processing etc. Best to request for the breakdown of the fees and charges.

  10. Nagbayad ako ng 11k+ s RD as registration fee for title annotation ng pag ibig housing loan ko. Naapproved ng pag ibig s kin worth 1.9M. They based the fee s amount ng loan.

  11. Hi Elizabeth. Best to inquire with the RD concerned as fees and requirements may have already changed. Aside from the title, supporting documents to warrant the annotation of whatever nature may be required (like is it a loan from a bank or another lender etc). From my experience it took a month and less than P5k if I recall correctly. The bank processed the annotation.

  12. hi, ask ko lang po kung magkano magpa annotate ng tct sa registry of deeds ng binangonan rizal. and gaano po ba ito katagal. ano pong mga papers ang dapat namin dalhin bukod sa tct. thanks po.

  13. Haha true! If you have cash to pay agents to do it for you, why not. But also, think of it this way. If that will be your home for the long term, then a week's effort, experience and learning is not so bad.

  14. very helpful with a candid explanation. although quite discouraged (not your fault) that it will eat up a lot of time and leave from work… thanks a lot!!!


  15. The advantage though of going through agencies or letting the developer / seller do it for you is that they might have a certain level of influence or clout with the government offices that individuals doing it may not have.

    Not referring to the corrupt or illegal one, but you know, if they are used to processing documents from well known developers, then such documents might be prioritized over small-time individuals.

    Sad but it can be true you know.

  16. Hi Anonymous. I'm sure there are independent individuals / manpower agencies whom you can hire to do this for you. Usually developers process this in bulk hence it takes some time.

    Honestly, I did the TCT transfer on my own (took me 3 VLs I think) then left the annotation to the bank. You will find guidance along the way so if you're up for the adventure, you might want to personally give it a shot. Goodluck!

  17. Thanks for the detailed sharing on home loans and on getting a house. Sounds complicated nga but doable naman ng sariling sikap basta matapang ka. I remember the time when I had to do this. Ang mahal pag i-aasa mo lahat a agents. And ang hirap sa QC RD can I just say!

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