What we handle
Transactions
- Deeds of sale, donation, and exchange: drafting, review, and notarization
- Transfer of title, including computation and payment of capital gains tax, documentary stamp tax, transfer tax, and registration fees, and securing the eCAR from the BIR
- Title verification and due diligence before you buy: checking the title, encumbrances, tax declarations, and the seller's authority
- Extrajudicial settlement of estate and transfer of inherited property to the heirs
- Contracts to sell, leases, and special powers of attorney
Title problems
- Reconstitution of titles lost or destroyed in the Register of Deeds
- Reissuance of a lost owner's duplicate certificate of title
- Correction of errors, cancellation of annotations, and other petitions under P.D. 1529
Disputes
- Ejectment cases (unlawful detainer and forcible entry)
- Quieting of title, annulment of deeds, and reconveyance
- Partition among co-owners and heirs
- Condominium and subdivision disputes before the Human Settlements Adjudication Commission (HSAC). See how an HSAC case works.
Before you buy property: a short checklist
- Get a certified true copy of the title from the Register of Deeds yourself. Do not rely only on a photocopy from the seller.
- Check the annotations at the back of the title for mortgages, adverse claims, lis pendens, and levies.
- Confirm the seller's identity and authority. If married, the spouse's consent is usually required. If acting for someone else, ask for a notarized special power of attorney.
- Check real property tax payments with the local treasurer and get a tax clearance.
- Visit the property and check who is actually in possession.
- Agree in writing who pays which taxes and note the deadlines, because late payment brings penalties. See our guide on transfer taxes.
What to bring to your consultation
- Copy of the title (TCT or CCT) and the latest tax declaration
- Any deed, contract, or receipt already signed
- IDs and civil status documents of the parties
- For inherited property: death certificate and list of heirs
- For a dispute: demand letters, notices, and photos
Frequently asked questions
How long does it take to transfer a title after a sale?
It depends on how quickly the BIR issues the eCAR and on the Register of Deeds' workload. With complete documents, it commonly takes a few weeks to a few months.
Who pays the taxes in a sale?
By common practice the seller pays the capital gains tax and the buyer pays the documentary stamp tax, transfer tax, and registration fees, but the parties may agree otherwise in writing.
The owner died before the title was transferred. What now?
The heirs usually need to settle the estate first, through an extrajudicial settlement if all requirements are met, and pay the estate tax before the title can be transferred.
Can a foreigner buy property here?
Foreigners generally cannot own land, but may own condominium units within the 40% foreign ownership limit and may lease land. See our guide on the rights of foreigners.