Manila, Philippines

TCT, CCT, Title Transfer, and Annotation Defined

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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:

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 In a title transfer, the old title where the previous owner is named, is legally cancelled and superseded by a new title, wherein the new owner is named.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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 CTC Land Title Life Hacks TCT

330 Responses

  1. doris c tan says:

    Good Afternoon po

    Gusto ko lang itanong kung ano ano po ang mga requirements kung ako ay magpapa anotate. Kabibili ko lang na lupa
    na 100sqm. Wala pa akong pero para pa title. May nakapagsabi sa akin na office mate na ipapa anotate ko lang daw muna.

    • Admin says:

      Annotation po is pag may ilalagay sa note sa titulo ng property, for example yung bank will annotate na property A is owned by Mrs B, but is mortgaged to Bank C which means Bank C has the right to that property.

      If hindi nyo po mapatransfer yung titulo sa inyong pangalan, baka maaari pong annotate muna yung titulo na may right kayo over the peroperty. Inquire nyo po sa Registry of Deeds na nakakasakop sa property dahil depende po ang fees sa value ng property at ibang charges ni RD. Pero mas maganda pa rin po malipat sa inyo yung titulo dahil yun ang pinakabinding at legal na hawak nyo na talaga ang pag mamay-ari sa property. Hope this helps.

  2. Cozylist says:

    Hi! I’m drafting a contract for my client (seller) whose property is still named under the developer as it is still mortgaged with PagIbig. In the CCT, it is annotated that there’s a contract to sell between the developer and my client in favor of my client. Now this property is being sold to a cash buyer who is willing to pay the whole contract price — a portion of which will be paid to PagIbig and a portion to the seller. Once fully paid, Pagibig transfers the title to the seller and then the seller transfers the title to the buyer. In the contract to sell between seller and buyer (while property is still under developer’s name), is it correct to say that the seller (my client) is the absolute and registered owner of the property? Otherwise, what is the correct term to use given the annotation in the CCT? Thank you!

    • investmentjuan01 says:

      Caveat, I am no lawyer po ah so if contract clauses best to consult a lawyer.
      Aside from saying the that seller is the owner of the property, maybe it is also ok to mention that such property is mortgaged with pag-ibig, and that the buyer will pay both pag-ibig and the seller. So at least it’s clear in the contract who the parties involved are. Anyway once this is notarized it shall be reviewed by the notarial lawyer.

  3. Anonymous says:

    sir mali po definition niyo. Lien or Money claim po yung definition niyo. Update niyo nalang po para po walang mag kamali….

  4. Mario Calvelo says:

    We are selling our lot and already have some prospective buyers. The lot title is clean and no claims against it and all taxes have been paid to date. We will need a lawyer to help us go through the selling process up to the signing of the absolute sale contract. My question is, how much does a typical lawyer would charge us for this service? I heard some charges 1,500 to 5,000 pesos per hour and some will charge between 1 to 5% of the selling price? Can you shed light on what cases a lawyer would charge up to 5% of the selling price? Is this not too excessive?

    • Geri says:

      Sorry sir but we don’t have an estimate of the private lawyer fees. Some transactions weve had only went through the notary lawyer so only one lawyer for both parties and they only charge for the notarial fee, around 1% of selling price. I guess it depends per lawyer and location too.

  5. Kevin Lorenzo says: question can a property have same TCT’s ? like a have a property here in manila with TCT 101613 but meron din sa mandaluyong .

    • Geri says:

      Hmmm that’s sounds odd. Ang alam ko unique ang TCT kasi it is referenced kapag may icacancel na lumang TCT kapag binili. Nonetheless all TCTs have descriptions naman nung location so I guess ok lang same number baka magkaiba location and technical descriptions

  6. Marilyn moredo says: lang po ako, may nabili po kc ako bahay at lupa , 2 po may ari nung lupa kinatatayuan nung bahay, isa po 80 sq.meter, at 40 sq meter . Ung pong 80 sq meter meron na po akong titulo dun po sa 40 sq meter, wala pa pong ako hawak nang titulo, kc po hinuhulugan ko pa sa may ari, tanung ko lang po,panu po computation pag magbabayad na ako na tax declaration nang bldg. Kc eh nasakop po nang bahay ung 80 at 40 sq meter na lupa

    • Geri says:

      Confirm nyo po sa munisipyo how much. Baka partial nung tax dec nung 2 may ari na binilhan ninyo. Mas maganda mapatitle nyo na ng solo yan para maayos docs ng property na pinaghirapan nyo.

  7. Anonymous says: po kami cloa title..meron daw po kami babayaran sa land bank at yearly po kami nagabbayad ng tax..pagnabayaran po namin yun pwede na po b marelease un sino po magrerelease sa amin nun

  8. Maria H. Cabag says: my nephew and I are the co owners of the lot. We are planning to make a loan from Pag ibig for the construction of the house and its my nephew who is a government employee will make a loan from Pag ibig. My problem is the pag ibig personnel inform my nephew that there should be only one owner of the lot so that he can be granted a loan. What shall I do Sir we only loaning for the construction materials and the payment is through salary deduction also. What shall we do so that we can push though our plan for house construction. Thank you Sir.

    • Geri says:

      I don’t understand why there should be one owner only. If both of you are named in the property title then both of you should sign in the loan documentations. Unless it is the policy of pag ibig not to lend to properties with multiple owners – you should clarify this with them. Or another issue might be only your nephew is qualified to loan as a member and you are not (are you a member or have you met the necessary savings months etc). Worst case scenario you can consider loans outside of pag ibig.

      • cabagmary129 says: you Sir for your advice, formerly I am a member of Pag ibig now I am retired as government employee. I am now a pensioner. I will check personally if they have such policy. What is in my mind  as co owner  I will give execute an agreement that I give  consent to my nephew that he can construct a house in our lot. I dont know if this is okey. Thank you again sir. God Bless.

        Maria H. Cabag Chief, Secondary Education and Planning, Policy and Research Division Department of Education Region VI – Western Visayas Duran Street, Iloilo City Tel. No. 033-336-28-16

        • Geri says:

          Well that’s also possible. If I were Pag Ibig, my lookouts will be to ensure only members get the benefits of housing loans and that only legal owners get to mortgage the properties with them. Hope they have accommodations for retired pensioners like you since you did your part anyway while you were still working. God bless.

  9. Anonymous says:

    Hello po Mr. Geri, matulungan nyo sana ako sa problema ko. Naka bili me ng lupa sa banko pero nagka problema sila dahit ayaw umalis ng dating may ari, so pinalitan nila ng bagong Lupa. Yung binigay nilang bagong lupa ay pag aari na ng SPV. at nag dagdag pa ako ng bayad sa SPV.

    Ang problema po ngayon.
    1. Nabili ko po ang Lupa (agricultural) year 2010 pero ngayon pa lang maasikaso ang TCT. Hindi po nila kmi mabigyan ng bagong Deed of Sale ksi baka magka problema sila sa BIR.

    Ang Seller ng lupa ay SPV pero ang TCT title nya ay naka pangalan pa sa bangko so ako po ang 3rd party.
    meron sa kontrata na “As is Where is” kaya wala daw po silang maiitulong sa akin.

    Anong pwede ko pong gawain dito. Naway matulungan nyo ako.

    • Geri says:

      Ano po yung SPV?

      Totoo po na hindi na sila magrelease ng bagong Deed of Sale lalo na kung dated na yung nauna ninyong deed of sale. Check nyo po sa BIR kung magkano ang magiging penalties dahil late filing po ito. Gayunpaman, dapat magbigay ang bangko ng tax return showing na bayad na nila ang Capital Gains Tax based sa 2010 transaction ninyo.

      Meron po dapat ang bangko ng documents na sila ang rightful na may-ari ng lupa kahit SPV pa ang nakapangalan sa title, like annotation sa titulo na may utang si SPV sa kanila kaya may claim si bank sa lupa at kaya naforeclose nila ito. As is where is po talaga usually ang pagbil ng foreclosed properties (yung kundisyon ng property, no more renovation etc) but it should still be supported by documentation, especially yung kasundun ni SPV at ni bank. Ipakita nyo po sa RD ang documents ninyo (DOAS, other bank documents showing the banks claim sa title ni SPV). Then inquire with BIR ROD na nakakasakop sa property ninyo how much aabutin ng transfer taxes. Dapat din po kayong tulungan ni bank sa pagprovide ng kung anumang documents nila to prove na sila na ang owner ng property, kahit na SPV pa yung name. Goodluck po. Balitaan ninyo kami.

  10. Geri says:

    Ano po ba ang sabi ni Pag-ibig? Are they willing to process the loan if mali yung title? If yes, baka willing si developer na revise yung title basta they have letter of guarantee from Pag Ibig or bank na approved na kayo ng loan. If approved na kayo ng loan then mafully pay na si developer and sa bank / pagibig na kayo may loan.

    But from what I know, lenders don't accept deficient titles so you must convince developer to revise the title since no one will lend to you given the present title. Check nyo rin baka namin dinedelay lang ni developer especially if inhouse kayo ngayon malaki kasi interest sa inhouse eh.

  11. Anonymous says:

    Hi po

    magtanong lang po sna ako regarding sa Land Title namin, kumuha po kasi kami ng house and lot sa isang developer then yung title na binigay nila is 80sqm tpos po after 1 yr ininform nila kmi na yung actual lot ay naging 84sqm, inapply po nmin siya ng Housing loan sa PAGIBIG and naapprove namn po sya kya lng need dw po mabago yung title based sa actual na 84sqm. ayaw nmn po baguhin ng developer yung title.. babaguhin lng dw nila pag nafullpayment na nmin yung bhay. how come pa na iapply nmin sya sa pagibig kung iffull namin dba.. kya sna po matulungan nio ako kung may ibang option para maiapply nmin xa ng housing loan sa PAGIBIG or bank?

    Maraming Salamat!!

  12. Anonymous says:

    Hi po

    magtanong lang po sna ako regarding sa Land Title namin, kumuha po kasi kami ng house and lot sa isang developer then yung title na binigay nila is 80sqm tpos po after 1 yr ininform nila kmi na yung actual lot ay naging 84sqm, inapply po nmin siya ng Housing loan sa PAGIBIG and naapprove namn po sya kya lng need dw po mabago yung title based sa actual na 84sqm. ayaw nmn po baguhin ng developer yung title.. babaguhin lng dw nila pag nafullpayment na nmin yung bhay. how come pa na iapply nmin sya sa pagibig kung iffull namin dba.. kya sna po matulungan nio ako kung may ibang option para maiapply nmin xa ng housing loan sa PAGIBIG or bank?

    Maraming Salamat!!

  13. Anonymous says:

    Good afternoon, tanong ko lang po kung ano ang dapat po naming gawin sa lupa na kinatitirikan ng bahay namin.. Nabili po kasi siya ng lolo ko wayback 1975. Wala pong kasulatan and documents at all.. Nasa amin na po yung titulo ng lupa pero under pa rin po kay seller yung pangalan.. Sa tax declaration nya po na luma naka lagay po sa owner is yung dating may ari parin nung lupa, pero naka indicate din po dun is “HEIR: (pangalan po ng lolo ko)”.. tatay ko na po ngayon ang nagbabayad ng amilyar nung lupa. may documents pong hawak yung tatay ko na “Sworn Statement of True and Current Fair Market Value of Real Property” na nakalagay yung pangalan ng lolo ko as present owner ng lupa, nireceive ng Assesor's Office with rubber stamp.. pero po yung latest tax dec nya, nawala na po yung panglan ng lolo ko as HEIR… as of now, wala nman pong naghahabol na mga kamag anak nung seller ng lupa.. ano po kayang pwede naming gawin regarding this matter Sir/Ma'am???

  14. Anonymous says:

    Good evening sir Geri! I'm Carla. I really find your site very helpful. Halos parehas ng case po yung saakin ni Shiela. Nangutang po ng money saakin kaya sinanla yung 2 title. Nagpanotary ako ng mortage agreement. Both signed. Hindi po siya nakabayad sa taning na panahon.

    Questions are…..

    Malaki po ba ang chances na mapasaakin yung title?
    Ano po ang dapat kong gawin para mapasaakin yung title?

    Thanks in advance 🙂

  15. Anonymous says:

    Good evening sir Geri! I'm Carla. I really find your site very helpful. Halos parehas ng case po yung saakin ni Shiela. Nangutang po ng money saakin kaya sinanla yung 2 title. Nagpanotary ako ng mortage agreement. Both signed. Hindi po siya nakabayad sa taning na panahon.

    Questions are…..

    Malaki po ba ang chances na mapasaakin yung title?
    Ano po ang dapat kong gawin para mapasaakin yung title?

    Thanks in advance 🙂

  16. Geri says:

    I think the old TCT remains valid but when you sell it, both spouse must agree to the sale and sign the documents as this is now conjugal property.

  17. Geri says:

    I think ipaparevise yung title sa RD (re-assess etc) but it shouldn't affect your rightful claim of ownership to the property.

  18. Anonymous says:

    Good pm ask ko lang po. Nakapurchased akk ng lot 105 sqm tapos ko na sya bayaran yung down payment the remaining balance is tru pagibig na. Na found out na di pala maclose kasi instead na east naging west.kha may technical description error and yun din ang records sa bureau of lands. Ano po ang gagawin. Thanks.

  19. Anonymous says:

    Hi Geri, just want to clarify… i own a parcel of land as evidenced by the TCT i have but it was issued when i was still single. Now i want to sell it, do i need to request with RD to change it to me and my wife or the existing title is valid? thanks

  20. Geri says:

    This is a case of misleading developers. Try nyo na po lumapit sa HLURB baka they can penalize these developers and pressure them to expedite your case. Goodluck and God bless po.

  21. Anonymous says:

    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.

  22. Geri says:

    Best to inquire directly with BIR po since they need to see whether yung agreement sa MOA and binding (like if example they are sister companies etc). But as a general rule po, dapat yung mismong developer na binilhan nyo at gumawa ng bahay ang may permit, license etc.

  23. Anonymous says:

    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.

  24. Geri says:

    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.

  25. Geri says:

    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.

  26. Geri says:

    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

  27. Geri says:

    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.

  28. Geri says:

    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.

  29. Geri says:
    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.

  30. Anonymous says:

    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.

  31. Judai says:

    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.

  32. Judai says:

    Sir nagpunta un Papa ko sa B.I.R-Olivarez para magpa compute ng capital gain tax and documentary stamp ng property na binili namin sa developer. Yung hawak ko na deed of absolute sale galing sa developer ko may nakalagay na ” All expenses from the preperation of the papers and or documents required registration fees documentary stamps transfer fees and all other incidental expenses needed for the transfer of the tittle and registration shall be account of the vendee.” Pirmado ko, pirmado ng witness at ng presidente ng developer pero wala pa pong Notaryo. tanong sir, 1.)Ako ba dapat ang magbabayad ng capital gain tax? hindi po ba dapat sila ang magbabayad nun?
    2.)since hindi pa po naka notaryo yung Doas ko, pwde ko pa po ba ipabago sa developer? may batas po ba nagsasabi na sagot nila yun or hati lang kami?

  33. Anonymous says:

    1.)Sir un po capital gain tax diba dpat sagot ng developer. Meron ako nkita sa contract ko nakalagay dapat shoulder ko (vendee) pirmado ko na and napa notaryo na ibig po sabihin sagot ko na yun?
    2.)May issue din po sa MOA ko pirmado ng dveloper kaso sa deed of absoulute sale na bigay nila sa akin, ibang developer name na ang nakapirma. Hinahanapan ako ng b.i.r mga documents like a)license to sell, b)cert of registration and c)1606 for this transaction. Kunin ko daw po yan sa developer na nakapirma sa deed of absolute sale ko. Tanong ko sir,paano po pag wala sila mabigay?saan po ako pwde humingi ng tulong? And kung meron po sila mabibigay diba sir dapat mabilis lang un kasi copy lang di naman un aabutin ng buwan? Kasi habang tumatagal lumalaki penalty ko sa b.i.r.

  34. Anonymous says:

    Hi sir. Yung father in law ko po just passed away last june. May naiwan pobsya na house and lot sa timog qc. Gusto po ng family na ibenta yun pero may nagsabi po sa amin na may case/claim yung isang bank sa property. Naka annotate po sa title nung kumuha kami ng copy sa rd at lra pero nasa amin po yung original land title na malinis at yung case po sinasabing nag guarantor yung byenan ko sa isang loan for private company.yung property number po sa case ay hindi match sa property po ng father in law ko at binata at wala pa pong property yung father in law ko nung nangyari yung loan sa annotation dahil 17 yrs old lang po sya by that time. Ano po dapat gawin para malift yung annotation at gano po kaya katagal process? Talamak po ba yung ganitong case sa pinas pag deceased na yung may ari ng property?

  35. Ajay Teves says:

    Hi Sir,
    I'm planning to buy a lot to my grand mother bu installment. What documents is needed or what to do in able this transaction to be legal or documented?

  36. Geri says:

    Hi Ajay, I suggest you go through our Nov 8 2015 post for the step by step guide. Aside from the property title, notarized deed of sale will be needed, as well as IDs, receipts on updated payments of real estate property tax (amilyar), tax declaration on the property. The payment arrangement with your lola need not be presented to BIR / ROD so you may want to execute a separate agreement for that. But the whole selling amount will be taxable, regardless if its in installments or full payment.

  37. Anonymous says:

    1. Say a title is named as “John Doe, husband of Jane Doe”, tapos namatay na si Jane Doe, problema ba ito kung gustong ibenta na ni John Doe ang lupa?
    2. which transaction may have less tax or closing cost, to sell it or to gift the title to a relative. and why? Thank you. Hoping for your reply.

  38. Geri says:
    1. I think there should be no issues since John owns the property. Even if the title is Spouses John and Jane Doe, I don't think there are issues. I'm no real estate broker or lawyer though.
      2. A quick check on BIR Donor's tax rate says that rate is max 15% if property is around 10M but can reach 30% if donation is to a stranger (and BIR defines a stranger in their website including far relatives). In selling, capital gains tax is 6% of property value. I would assume the title transfer costs are the same. So from that alone selling looks cheaper. But then again I'm not a tax expert so best to inquire with BIR folks.
  39. Geri says:

    Hmmm. Not sure if ROD is willing to issue a certified true copy of a copy still exists (with your brother). Best to ask ROD directly. I think they will issue a new one granted that the owner's copy was lost, but if for this instance only, I don't think so. Let me know what ROD says though!

  40. Hannah says:

    Hi Geri, I'm buying a condominium unit from my brother (who is working abroad) and am now applying for a PAG-IBIG loan. Before he left, he forgot to leave his CCT so now I have to request from the Registry of Deeds for a certified true copy of the CCT on his behalf. Would you know the requirements when requesting for one? Not necessarily CCT since you mentioned that you haven't seen one – the reqs for TCT would do. Thank you very much!

  41. Geri says:

    Is your condo under bank financing or Pag-ibig? If yes, the lender will have the title of your unit. But if fully paid then yes you should have a copy (Certified True Copy), aside from the master copy in Registry of Deeds. If you have time, check ROD if it's indeed there (for your peace of mind) but definitely the owner should have a copy.

  42. Anonymous says:

    Hello, I bought a condo last 2012 and they have not given me the Condominium certificate of title up to now. They've been telling me that it's in registry of deeds. I have been demanding for the said title last year pa.

  43. Geri says:

    Hi. Not really sure how long the redemption period for foreclosed property is but yes, former owners are given some time to redeem their property. But I hope that in the documents you signed, in case of redemption, there is a clause saying the former owner or the bank will pay you (assuming you already made a cash outlay). Usually the annotation will say that the property is owned by you but mortgaged with the bank. I wonder though what RD annotated in the title? That is assigned to you already?

  44. Geri says:

    BIR will compute the taxes and fees based on the transaction date. if matagal na po nyo nabili yan eh mahal po ang tax dahil as if late filing. So some people change the dates. CGT will be paid by the developer supposedly po. Sa Bank financing po sa simula ito ginagawa pero I guess Pag-ibig waits for the loan to be finished before processing of documents. Developers can also process the documents for you but they do it in batches kaya minsan tumatagal (pero at least they know the right people in govt office to expedite, if you know what I mean). In my personal case ako naglakad (hence this blog post) but I did it at the start of my loan, not sa dulo since bank financing po.

  45. Geri says:

    Honestly this is a rampant case in PH. Selling properties not yet in their name or buying properties from sellers whose names are not in the title. So yes this can be done but a bit more complications in the processing steps. Assumption is when you bought the property all the fees and taxes have been paid on time, and last step na lang yung hindi nagawa: go to RD. Kasi si RD rin will have to trace yung multiple transfers of ownership.

  46. Geri says:

    Pre-selling po ba ito? If yes, wala pa yung actual title ng property. RA and CTS are the usual documents po if for turn-over pa yung property at a latter date. Usually meron din schedule of payments detailing the 12 months you will pay the balance. And the receipt na 800K has been paid na. Assumption here is you trust the developer po ha.

  47. Geri says:

    See Aug 8 reply below.

  48. Geri says:

    Please see above. God bless you too.

  49. Geri says:

    At some point you really have to give up the original title that you have for the process of transferring the title to commence. I assume you have copies of signed DOAS, payments on taxes, fees etc. And of course the LOG. The LOG should state that they need the title from you, among other things, and once these are complied with and the title transferred, BPI will pay you. Sit back but don't forget to get updates. 🙂

  50. Geri says:

    Best to go straight to Pag-ibig po. Sa bank financing po kasi, upon release ng funds from bank to developer, nakapangalan na yung title sa buyer, and no longer sa developer. Not sure if the same is true kay Pag-ibig, or they wait a few years or for the loan to finish before naming title to borrower / buyer. In any case, ang pag alis naman po ng developer sa isang lugar ay hindi nangangahulugan na hindi na sila pwede pumirma ng documents. As long as they are still in operations (kahit sa ibang lugar, basta alam niyo kung saan opisina nila), the paperwork to name the title to you can still be processed.

  51. Geri says:

    You have to tell BIR po na nawawala na yung mga original copies etc and the alternative documents that will be acceptable to them, if any. I'm no broker, but personally, I don't recommend buying properties with overlapping deeds of sale, then the buyer like you will be the one to suffer the difficulties of processing the paperwork. Better clean title, clean documents po. Goodluck po and God bless. Sana maayos ninyo iyan.

  52. Geri says:

    Cancelled title po means may iba nang title number for that particular property. Usually this happens when there is a change in ownership, the new owner gets new title with new number, old title is cancelled.

  53. Geri says:

    Yes, it will be better to file a formal complaint since falsified yung docs they provided to you (and nakalusot pa sa banks). Tsk tsk.

  54. Geri says:

    Usually, when there is a change in ownership in the title, the tax declaration is also updated. Check with the city / municipality where the tax declaration is since they will need documents to transfer the names to you. But I don't think this will be a show-stopper. Better to be sure though.

  55. Geri says:

    Hmmm. Usually the buyer in the DOAS is the one named in the title. Unless you want to redo the DOAS to include your name.

  56. Geri says:

    Best to check with RD since this is their process. Usually takes 1 to 3 months but if the RD handling the property is busy, might be longer.

  57. Anonymous says:

    just want to know the procedures that we should follow after buying a foreclosed property?

    We bought the property from a financing institution few months ago. We already have the tct and the deed of assignment. We also had the tct annotated by the rd a week ago.
    According to my understanding, we should wait for a year(from the date of annotation) before we could start processing and transfer the title under my name (Since the tct is still under the original buyer). It has something to do with the redemption period, they said.

    Is it correct? Or should we do anything within 1 year after annotation? And what info should the annotation contain? Is it still under the financing institution?

    Thanks and god bless.

  58. Anonymous says:

    Good Morning Sir,

    Tanong lang po. Bumili po kami ng mother ko ng lupa, ung DOAS po nakapangalan sa mother ko. Ung land title po ba pede ipangalan sa aming 2 ng mother ko? Thanks in advance.

  59. Anonymous says:

    Hello po! We are planning to buy a house and lot from a corporation. The title is under the corporation's name pero accdg. to them the tax declaration is named after the developer from where they got the property pa. They paid this year's estate tax. We are planning to pay through pag-ibig, will there be any complications in our loan application and in the transferring of the title to our name because of this?

  60. Judai says:

    Sir nag purchase ako ng house and lot sa isang developer, pinasok ko ng PAG-IBIG housing loan. Na fully paid ko na po siya ng December 2015, yung po titulo na bigay ng pag ibig sa akin nakapangalan pa sa developer. Sabi po ng Pag ibig ako daw po mag aayos nun sa Registry of Deeds sa Calamba pero daan daw po muna ako sa BIR-Olivarez para sa Capital Gain Tax at Documentary stamp. Binigyan po ako ng developer ng “Deed of Absolute Sale” kasama daw po yun sa requirements ko para sa BIR. May nakapag sabi po sa akin na wag ko muna ipa-Notaryo yung “Deed of Sale” ko kasi mag base daw po yung babayaran ko sa Date na kung kelan sya na notaryo. Ibig po ba sabihin ipapa notaryo ko lang pag pupunta na ako mismo sa BIR-Olivarez ganun po ba? saka sir tama ba na ako mag process nito?? diba dapat yung developer ko or yung PAG-IBIG mismo?

  61. Anonymous says:

    good morning po.nakabili kami ng bhay thru bank and i have all the documents including title,deed of sale and turn over memorandum pero hindi q pn transfer sa name q. then i decided to sell the property. pwde po ba i sell kahit hindi p n transfer sa name ko ung property.

  62. Anonymous says:

    good day sir! we're planning to avail a house and lot in a subd. TCP po nya ay 1.3m. Mag DP po kami ng 800k para maavail ung 0 % interest and the balance will be divided for 12 mons. Pero ang sabi po nila ang maibibigay lang nila sa amin upon downpayment ay RA reservation agreement at ang contract to sell. Tama po ba un? Ano pa po ang pwede namin idemand na papers para may assurance lang kami na sa amin na mapapapunta ung ownership nun. Salamat po sa inyong pagtugon.

  63. Anonymous says:

    Hello po! We are planning to buy a house and lot from a corporation. The title is under the corporation's name pero accdg. to them the tax declaration is named after the developer from where they got the property pa. They paid this year's estate tax. We are planning to pay through pag-ibig, will there be any complications in our loan application and in the transferring of the title to our name because of this?

  64. achak says:

    Hi. I recently sold my property, and the buyer went thru a mortgage loan at BPI. My question is, when do I surrender my original TCT to the buyer? Because I already have it to him when we signed the deed of sale,. Because he told me he needed it to transfer the title to his name so he could submit it to BPI bank for the loan. He did give me a letter of guarantee from BPI. Thanks for your help and advise. God bless

  65. achak says:

    Hi. Really appreciate all the valuable advises and help you extend to people who have questions about their investments on property. On that note, I would like to ask if it's correct that I surrendered the original copy of my TCT to a recent buyer of my lot? The buyer has not paid me in full yet, but will undergo a loan from BPI bank. The buyer did give me a letter of guarantee from BPI. So does this mean that the LOG is sufficient enough for me to receive the full payment once all the necessary documents are processed already? Thanks God bless

  66. Anonymous says:

    good morning po…may housing loan po ako through pag-ibig, and we have been paying for five years. ang problema ko po is yung developer is paalis na dito sa area namin since tapos na yung project nila tapos yung title po kasi ng property is named po sa developer. may nakapgsabi po sa akin na after two years since naturn-over sa amin yung property, pwede na pong itransfer to our name ung title ng property, varify ko lang po if this true, and if it is, can you give samples of request letter for the transfer of title to our names from the developer. thanks.

  67. Anonymous says:

    good morning po…may housing loan po ako through pag-ibig, and we have been paying for five years. ang problema ko po is yung developer is paalis na dito sa area namin since tapos na yung project nila tapos yung title po kasi ng property is named po sa developer. may nakapgsabi po sa akin na after two years since naturn-over sa amin yung property, pwede na pong itransfer to our name ung title ng property, varify ko lang po if this true, and if it is, can you give samples of request letter for the transfer of title to our names from the developer. thanks.

  68. Anonymous says:

    hello po.,
    Sir, magtatanong lang po ako kung anong dapat kong gawin kasi po yung nabili kong lupa mayron pong tatlong pasa ng deed of sale.Ganito po ang sitwasyon Halimbawa po si A=unang may ari ng lupa nasa kanya po nakapangalan ang mother title B=nakabili ng bahagi ng lupa kay A.C=nakabili ng lupa ni B.D=nakabili ng lupa kay C ako po ito.Ito po ang mga dokumentong hawak ko
    deed of sale between C&D-original copy w/ receipt
    deed of sale between B&C-original copy w/receipt
    deed of sale between A&B- xerox lng po(anak ni A si B).
    mother title-
    Ang problema ko required po sa BIR pagbayad ng gain tax yung original copy ng deed of sale b/n A&B.Ano po ang pwede kong gawin kasi wala na po c A.Si B and C wala din original copy.Pinuntahan ko na po yung fiscal na nakapirma sa deed of sale ni A&B,wala na rin daw na file kasi nawala na nung bagyo kaya di raw siya mkakapag issue ng certified true copy.Ano po ang pwede kong gawin?

  69. Annie says:

    Follow up questions sir sabi p ng developer ko gumagawa lng dawaq ng kwento. And ask ko lngdn po u g cancelled tittle po na nkalagay anu po ibig sabhin nun at tama po ba na sa likod xa nakalagay?

  70. Annie says:

    Good pm sir, ask ko lng po paano po ba ang hagawin kc ngpurchase kmi ng h&l last 2014 and then naipasok ito sa bank. After a year mejo dnging maganda finances nmn kya na buy back xa ng developer.kya bumalik kmi sa in house. We decided to apply it thru pag ibig.then the prob. Arises, nung lumipat kmi ngbgy cla ng clients copy ng certified true copy ng tittle. Then nun kumukuha nq sa RD my discrepancies mgkaiba ung municipality,knowing na ung clientscopy nmn is ok. Nkipagusap aq sa developer ko they claimed n ayos tlga un..and i rrquested a copy kung meun nga but 2 months na wala then i follow up every week regarding dun. Early July i called someone on there office at umamin na d nga daw po ayos ung tittle ko. My concern is they provided us a tampered docs. Upon move in. And kung d p ngka problema d nmn malalaman na my ganun prob. Kc naapproved xa sa bank knowing mahigpit cla sa mga ganong klaseng transactions. Is it better to file a formal complaint regarding thier acts of giving us a “falsified docs”?

  71. Geri says:

    Hi Melanie. It's tough to peg an actual data since the process usually takes a while, with munisipyo, ROD etc and if magaling yung maglalakad ng papeles, if you know what I mean. It can range from 1 month to 6 months, based sa feedback naming from banks who also process their papers.

  72. Geri says:

    Wow ang tagal naman po. Turn-over na ba yung unit? If matagal pa turn-over most likely wala pa yung CCT per unit…

  73. Melanie says:

    Good day! I got into a loan contract with real estate mortgage. Usapan was, yung lendee yung lahat ng expenses re notarial, annotation. Before ko pirmahan yung contract as a lender, gusto ko sanang ipastipulate yung date kung kelan dapat mahand over yung annotated land title ng lendee. Ilang days or months kaya yung processing ng pag aannotate ng mortgage? Thank you.

  74. Melanie says:

    Good day! I got into a loan contract with real estate mortgage. Usapan was, yung lendee yung lahat ng expenses re notarial, annotation. Before ko pirmahan yung contract as a lender, gusto ko sanang ipastipulate yung date kung kelan dapat mahand over yung annotated land title ng lendee. Ilang days or months kaya yung processing ng pag aannotate ng mortgage? Thank you.

  75. Geri says:

    Pls check our Nov 8 2015 post for the requirements. As for the signing of new documents, best to ask the developer why. It could be that they're transferring the agreement to the new name of the developer, hence previously signed docs are being re-signed.

  76. Geri says:

    You may want to ask proof of full payment as well or receipt of the payment. Deed of sale usually says there was a sale for a certain amount, but it doesn't usually say when or how the payment will be made, or whether it was received already.

  77. Geri says:

    Try locating the first owner. Or consult a lawyer whether the expired ID still has a bearing anyway when the agreement was executed the ID was still valid.

  78. Geri says:

    You should convince either RD or Pag Ibig to give in. Ideally they talk to each other pero since maiipit kayo might as well help out in settling the minor issue. Some documents you will get a copy but the old title will be cancelled. What you'll get is a new title.

  79. Geri says:

    Kindly ask RD for the requirements in removing the encumbrances and liens. You might need to coordinate with the local government as well because they are the only ones who can say with certainty that there will no more road widenings.

  80. Geri says:

    Ask NHA for the breakdown of the 400K. Or is the property really fully paid? Does your girlfriend have the title for the property?

  81. Geri says:

    Kailangan talagang kulitin ang bangko at developer para matanggal na yung mortgage ni developer sa bangko. Kasi it means may claim pa ang bangko sa title, kaya hindi pa pwede gamitin ito sa Pag Ibig loan.

  82. Geri says:

    Please check our Nov 8 2015 article. If there are other requirements, best to inquire with the govt office requiring the extra documents.

  83. Geri says:

    It is changed. In the body of the new TCT, it will make reference to the old TCT number where it came from.

  84. Ruby Lark Kalagayan says:

    How long should I wait for annotation of affidavit of correction from the registry of deeds

  85. Anonymous says:

    Gudpm, naka-provide na po ako ng bank guarantee para sa condo unit. May paraan po ba para mapabilis ang proseso ng cct? Ang advise ay mga 8 months daw ang processing…

  86. Anonymous Anonymous says:

    Good evening po , question lang po regarding sa Land title namin , na from the ,mother title po kasi na carry over sa bago naming title yung lienss and encumberance sa thirda page regarding po na if there would be any case for a road widening na yung property po na yun e kukunin ng government. pro yun po e from the Mother title pa po , nung di pa po nasubdivide yung lupa , ngyon po na divided naa sya at subdivision na ,andun pa rin po sa bagong title namin . Yung lupa po namin e nasa dulo na ng subdivision at may mga 30 -40 houses pa po from the main road. and as per the developer po . taposna yung road widening at naadjust na rin po yung subdivision . Ggmtin po sana namin for loan yung title pero ang gusto nila e ipacancel yung last page with the liens. paano po kaya ang solution dun . and paano kaya ipapacancel yung liens page . Thanks

  87. Anonymous says:

    Hi Geri. May binibili po kaming prop.nabayran napo namin CGT, transfer tax, etc. Ng nsa RD na po for the assessment of registration fee.. Ayaw n naman i assess kc kulang daw po pirma ng dalawang witness sa first page ng DOS. Kaso ayaw po ng pagibig ng may pirma sa 1st page ng DOS ang witness..kung sino lang ang buyer at seller yon lang.. At saka notaryado n naman po. Talaga po bang ganon ang RD. One more question pa po ibabalik din po ng RD s amin yong mga original n documenta aftr mabayaran ng processing fee or ibabalik yon kasama na ng bagong TCT? Salamat po sa pagsagot.

  88. Edman tayco says:

    Dear Sir,

    Please i need your Help po nakabili po ako ng bahay na naka loan sa pagibig actually im 3rd owner na,so i have all spa fro 1st and 2nd owner with Id's and now natapos ko na po yung bahay as in fullypaid ko na siya sa Pagibig.Ang problema ko po now is yung ID ng first owner expired na last year pa at need daw ng valid id ng first owner and problema hinde namin mahanap yung first owner pano po ba ang legal action pag ganito po yung sitwasyon?medyo natataranta na po ako kasi di naman biro yung mga giastos ko para lang magkabahay.Salamat po sa pagsagot

  89. Anonymous says:

    Sir Geri,

    Plan ko po buy ng lot 160 sqm from a mother tittle. Pinaghatihati na po kc ang malaking lupa at on the process na gagawin ng subdivision. lahat po ng lot ay tig 160sqm. kukuha po ako isang lote babayaran ko ng cash. Sabi po sa opis ng developer bayad daw po lahat ang tax declaration and other duties ng mother tittle. may mother tittle number din po sa RD. and it will take 3 to 4 months bago ko makuha ang tittle ko for my own 160 sqm. ang tanong ko po pag nagbayad po ako ng cash ok na po ba ang dead of sale muna ang ibigay sa akin? proof na nagbayad na ako ng cash. at wait ko na lng po tittle? Ang opsina din daw po kc ang gagastos sa lahat ng expenses ng process ng tittle pag bayad ng cash ang lupa. thanks in advance sir Geri.

  90. Anonymous says:

    Dear Mr/ Geri,

    Tanong ko lang po, yung mama ko bumili ng house and lot from 1st buyer, c 1st buyer hndi pa fully paid nagkasundo sila some amount to pay kay 1st buyer then the rest balance amount will be paid through bank housing loan sa developer by cheque. Ngaun sa bank na kami nagbabayad. Its going to 2yrs at ngaun palang iprocess ng mama ko ung land title anu ba ang requirements para dto? Kase ang developer nagpalit ng pangalan dahil mas ng gain ung company nila ngayon may mga kailangan pa ba palitan sa dati nila aggreement kase my pinapapirmahan sa mama ko sa pagkakaintindi ko ay yun yung first agreement ng dati may ari at developer nakasaad dun ung amount na nabayaran nun dati may ari at whole amount and yrs to pay nya. Ang tanong ko bakit kailangan pa pumirma ng mama ko sa reservation agreement na yun e bayad na nya yun buo by bank loan sa may ari at sa developer. Meron ang mama ko mga documents when she gave the cheques sa developer at may ari. Anu ba ang requirements para sa land title ng nabili ng mama ko. Thank u in advance i hope you will respond for this at malinaw ko napaliwanag to answer my queries.

  91. Unknown says:

    Hi! Is there someone who s willing to give me a copy of TCT with more than 500 sq. meters. I am Civil Engineering student and I need only a copy of TCT for my project in Theory of Structural. Please. Di po ako manloloko or what. Need ko lang po talaga. Copy lang! Not the original. 🙁 —

  92. Akhko Mabajo says:

    Hi Geri. Is the TCT number changed when a TCT is transferred tot a new owner or is it maintained as is?

  93. Anonymous says:

    Hipo Sir Geri,my itatanong po ako regarding sa pg transfer ng Deed Of Sale to Title ano po bang mga needs na documents nito?kc po pina asikaso ko po sa pinsan ng pinsan ko na nagwowork sa DAR almost 3yrs na po saka pa lng sinabi na my problema sa extrajudicial at di ko po tlga maintindihan kc mg 3 sa kanya ngaun lng pinaalam sa amin…thanks po appriciate ko po reply nyo..

  94. Anonymous says:

    My filippina girlfriend have bought a house and lot in Manila. Renovate it and now she say it need to be paid to National Housing Authority NHA to get ownership of The house. Can it be accurate to pay 400000 peso for that?
    In 6 months?
    Is it like that?

  95. Missy Nix says:

    Ask ko lang po. Meron po kami housing loan sa developer. A total
    of 2.5M and nkakapag hulog po kami ng 600K.

    Matagal po kaming di nakapag-bayad since last last year. Now lang
    po kame asikaso ng douments papasok po sana naming sa Pag-ibig. Kinuha na po namin
    lahat ng documents sa kanila last year. Lahat naman po ready except sa isa nung
    check ni Pag-ibig.Yung TCT nka-mortgage sa bank..madami nap o kami follow up
    pero until now di nila ma-provide. Ready to move in na nga po kami kaso di nila
    ma-provide yung TCT na may cancellation of mortgage.

    Hindi po naming mapasa sa Pag-ibig dahil lang po doon. ANu po
    dapat naming Gawin?

  96. Christian Quisto says:

    Maraming salamat sa response sir.

  97. Geri says:

    Hmmm you have to be careful not to alienate them too much kasi pag nagalit sila sa inyo baka hindi na nila asikasuhin. Kulitin nyo po ng kulitin para asikasuhin nila. You may also file a complaint sa BSP siguro since rural banks are governed by BSP pa rin.

  98. Geri says:

    Sa RD po manggagaling ang bagong title if ever, similar po siguro sa magpareconstitute ng lost titles. Pero assuming developer pa rin ang may ari ng property, the developer can initiate the process with the RD. Maybe you can tell them na interested kayo sa lote para magka-incentive naman sila to process a new title with RD.

  99. Anonymous says:

    Gud pm po.itatanong ko lang po sana kung ano po gagawin ko kasi sinanla ko po ung title ng lupa ko sa isang rural bank dito sa province namin. Tapos nong nabayaran ko na po tsaka nila natrace na wala sa office nila ung title d pa daw po nila naclaim sa RD 2013 pa po nong sinanla namin un at tinubos po namin ng