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Registry of Deeds

Each Registry of Deeds operates at the provincial or city level throughout the Philippines. The office serves as the custodian of all original copies of certifi...

Registry of Deeds

Registry of Deeds is a Philippine government office under the Land Registration Authority responsible for registering land titles, recording property transactions, and maintaining the official repository of land ownership documents within its designated territorial jurisdiction.

Each Registry of Deeds operates at the provincial or city level throughout the Philippines. The office serves as the custodian of all original copies of certificates of title and the documents that affect registered land within its area.

Core Mandate

The Registry of Deeds derives its authority from Presidential Decree No. 1529, also known as the Property Registration Decree. This law establishes the Torrens system as the basis for land registration in the Philippines.

The core functions include:

  • Registering original and transfer certificates of title
  • Recording voluntary and involuntary transactions affecting registered land
  • Issuing certified true copies of titles and registered documents
  • Maintaining the day book (primary entry book) of all documents presented for registration
  • Annotating encumbrances, liens, and adverse claims on certificates of title

Key Services

The Registry of Deeds provides the following services to property owners, buyers, and the registering public:

  • Title Registration - Processing Transfer Certificates of Title (TCT) and Condominium Certificates of Title (CCT)
  • Document Recording - Registering Deeds of Absolute Sale, mortgages, leases, and other instruments affecting land
  • Certified True Copies - Issuing authenticated copies of titles for due diligence, loan applications, and legal proceedings
  • Title Verification - Confirming the authenticity and current status of registered titles
  • Annotation Services - Recording liens, encumbrances, and adverse claims

Jurisdiction

Each Registry of Deeds has exclusive territorial jurisdiction over properties located within its designated area. The Philippines has over 170 Registry of Deeds offices distributed across regions.

You can locate your Registry of Deeds through the LRA Registry of Deeds Directory.

Document Requirements for Registration

When registering property transactions, the Registry of Deeds requires:

  • Original notarized Deed of Absolute Sale or other instrument
  • Owner's duplicate copy of the certificate of title
  • BIR Certificate Authorizing Registration (CAR) confirming payment of Capital Gains Tax
  • Real Property Tax clearance from the local government
  • Proof of payment of Documentary Stamp Tax
  • Transfer tax receipt from the Treasurer's Office
  • DAR clearance (for agricultural lands under CARP)

Notarization Requirement

The Registry of Deeds requires all Deeds of Absolute Sale and similar instruments to be notarized by a licensed Notary Public before registration. This requirement applies even when preceding documents in a transaction used electronic signatures.

The notarization requirement ensures:

  • Authentication of the parties' identities and signatures
  • Legal presumption of regularity for the document
  • Compliance with the Civil Code and the Rules of Court
  • Admissibility as a public document in legal proceedings

Processing Time and Fees

According to the LRA, processing times vary:

  • eTitle (PHILARIS Title) - Released after one (1) working day
  • Manual Titles - Released after three (3) working days from the date of request

Fees for certified true copies start at PHP 196.97 for the first two pages within the local RD, with additional fees of PHP 38.19 per succeeding page.

Relevance to Real Estate Transactions

For real estate salespersons and brokers, the Registry of Deeds is the final step in completing property transfers. Understanding the registration process helps you guide clients through the following:

  • Preparing complete documentary requirements to avoid delays
  • Coordinating with the BIR, Assessor's Office, and Treasurer's Office for tax clearances
  • Tracking registration status through the LRA Online Tracking System
  • Obtaining certified true copies for client due diligence

Sales document management software can help you organize and track all required documents for Registry of Deeds submission.

Official Resources

References

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