How to Verify Land Title in the Philippines

The Land Registration Authority (LRA) offers an online service called eSerbisyo or Anywhere-to-Anywhere (A2A) system. Through this platform, you can request certified true copies of land titles and verify their authenticity. Visit the LRA website or use their mobile application for this purpose.

Visit the Register of Deeds where the property is registered. Request a certified true copy of the title. This ensures that the title is genuine and updated.

To confirm the accuracy of the land’s boundaries and technical description, hire a competent geodetic engineer. This step is emphasized in Duenas vs. Metrobank (2022), which highlights the importance of verifying the metes and bounds of the property.

Personally inspect the property to ensure it matches the description in the title. This is a precautionary measure recommended in Locsin vs. Hizon (2014).
In Chua vs. Republic (GR 253305; 2023), the Supreme Court emphasized that a buyer who knows the seller is not in possession of the property or notices irregularities, such as existing occupants, must investigate further. Banks, due to their nature, are held to a higher standard of care in real estate transactions. (Duenas vs. Metrobank, 2022)

Review the title for annotations, such as mortgages, liens, or adverse claims. You can rely on what is stated on the annotations of the title because of the Mirror Doctrine under the Torrens System of Title. This can be done at the Register of Deeds. Just make sure that it is a government-issued and authenticated copy.
Mirror Doctrine allows individuals dealing with registered land to rely on the correctness of the certificate of title. It ensures that a buyer or mortgagee does not need to investigate beyond the title to determine the property’s condition. However, this rule has exceptions, such as when the buyer has actual knowledge of defects in the title, is aware of circumstances that would prompt further inquiry, or when the buyer is a bank or similar institution, which must exercise greater diligence.
The mirror doctrine simplifies transactions by allowing reliance on the title, it does not protect those who ignore red flags or fail to exercise due diligence.

Check with the local government unit (LGU) for updated tax declarations and ensure real property taxes are paid.

Verify the origin and history of the title with the Register of Deeds and the Land Registration Authority, as advised in Mazy’s Capital vs. Republic (2024)

By following these steps, you can ensure the authenticity and legality of a land title.