HOW TO KNOW YOUR PROPERTY TITLE IS AUTHENTIC
Buying a real estate property or land in the Philippines is a big thing. After all, this
involves contracts, large amounts of money, and of course, your trust in the seller
that you’re not about to be fooled into buying something that looks too good to be
true. That’s why you should make sure you’re covered before you sign that contract
and hand over the money.
To ensure the safety of your property purchase, you have to conduct your own
due diligence. Of course it’s always best to consult with licensed real estate
professionals when buying property. However, you can do your part by checking
the veracity of the title you’re about to purchase.
Check out this video on to how to know your property title is authentic:
Here are a few things to keep in mind when you’re conducting your due diligence:
Original Certificate of Title. The original title, which is stored in the
Register of Deeds.
Owner’s Duplicate Copy. An exact or carbon copy of the Original
Certificate of Title that’s given to the owner of the property.
Transfer Certificate of Title. When the title is to be transferred from the
owner to the buyer, the original Owner’s Duplicate Copy should be the same
as the Transfer Certificate of Title.
Judicial Forms. The government forms used in conducting the transaction
with accompanying serial numbers. There are different kinds of judicial
forms depending on the purpose.
Take note of these forms:
o No. 108-D Original Certificate of Title – Owner’s Duplicate
o No. 109-D Transfer Certificate of Title – Owner’s Duplicate
o LRC Form 1-A Condominium Certificate of Title – -Owner’s Duplicate
With that out of the way, here are 12 ways you can check if your title is real or fake
based on the guidelines by the Land Registration Authority (LRA).
1. Check the Paper Material
One of the first things you can check to immediately spot a fake title is the physical
appearance of the paper. The Bangko Sentral ng Pilipinas (BSP) is solely
responsible for printing the judiciary forms used in the preparation of the property
titles. They use a special paper composed of 50% cotton and 50% chemical wood
pulp with artificially colored silk fibers. As such there are security features you need
to look out for in its physical appearance to ensure its authenticity:
NALTDRA or LRA watermark that can be seen when held against the light.
fibers of the paper material
planchettes or the colored circular patterns on the title
intaglio (technique used in printmaking) on border
According to LRA, fake titles are usually printed in forms made of cartolina or
material of inferior quality.
2. Check the Copies
First, check the initials, signatures, technical description, annotation and other
component elements in the front and the back of the original copy are exactly the
same as the duplicate copy. After all, they’re supposed to be carbon copies. If you
see any difference, you better be suspicious.
3. Check the Serial Number
The serial number of Judicial Forms for the original copy should be printed in red
while the duplicate copy should be in black. The serial number of the title should
follow the serial numbers of the other titles from the particular Registries of Deeds
from which your title came from.
4. Check the Dates
Likewise, a number is assigned to the judicial form found on the upper left-hand
corner of the form. Below the number is the year when the form was printed or
revised. If the judicial form of your title was prepared before the date when the form
was printed or revised, then you better start worrying.
5. Check the Title and Seal
The duplicate copy should have the words OWNER’S DUPLICATE CERTIFICATE
on the left side margin of the judicial form. There should also be a red seal—which
should not blot or stain when wet—affixed on the lower left corner of the form. The
original copy does not contain either of these feature.
6. Check the Title Number
Check the last two digits of the title number, which should match the page number
of the registration book noted on the upper right corner of the title.
7. Check the Reconstituted Tags
A lost or destroyed title needs to be reconstituted. A reconstituted original copy of
the title should have the letters “RO” before the title number while a reconstituted
transfer certificate of title should then have the letters “RT” before the title number.
8. Check the Register of Deeds
Check if the person who signed the title was really the Register of Deeds at the
time when the title was issued.
9. Check the Entry Book
Check if the entry of a related transaction in the Primary Entry Book to see if the
title was issued on the basis of a duly registered document.
10. Check the Enumeration Book
Check the Enumeration Book or logbook to see which personnel was assigned to
prepare the title on a certain date and the serial number of the judicial form used.
11. Check the Releasing Book
Check the Releasing Book to see if there was a title of such number that was
released by the registry on that date.
12. Check the History
Lastly, track the history of the title to see if the source is genuine. You might have
to go back all the way to the mother title, the derivate titles and other relevant
documents.
Following the above steps is a good way to avoid being victimized by fake land
titles to supposedly cheap real estate properties being sold by syndicates. Most of
the time, the offered price is generally too low vis-à-vis the current fair market
value.
In conclusion, when looking for a new house and lot or condominium for sale,
always remember the ancient saying caveat emptor or “buyer beware.”
WHAT ARE THE REQUIREMENTS TO GET A CERTIFIED TRUE
COPY/CERTIFICATION/VERIFICATION
REQUIREMENTS:
1. Letter of Request or Transaction Application Form (TAF).
2. Photocopy of Title.
3. Identification Card
ADJUSTED I.T. SERVICE FEES
Issuance of True Copies of
P 143.72 per plan
Subdivision Plans
Issuance of True Copies of Technical
P 143.72 per TD
Description
Issuance of True Copies of Decrees
P 143.72 per decree
of Registration
Issuance of True Copies of
P 143.72 per title
Certificates of Titles
Issuance of True Copies of
P 143.72 per document
Other Documents
Certifications on Status of
P 143.72 per plan/lot certified
Plans/Lots
Issuance of Certificates of Title P 215.58 per title issued
P 215.58 per plan processed
Approval of Subdivision Plans
for approval
P 215.58 per title, instrument or
Fee for Query/Research
document
P 344.93 per
deed/instrument processed
for registration, including, but not
Fee for Registration of Deeds limited
to supporting documents that are
indispensable to the registration of the
main document
Submit the conveyance instrument and all supporting documents to the entry clerk at the RD.
The applicant will receive an electronic primary entry book (EPEB) number to confirm receipt of
the conveyance instrument and supporting documents.
