An OFW can verify a Philippine property title from abroad without relying only on a seller’s scanned copy. The practical first step is to request a current government-issued Certified True Copy (CTC) of the title through the Land Registration Authority’s eSerbisyo system or the proper Registry of Deeds, then compare the registered owner, property description and annotations with the seller’s documents.
Verification process reviewed: August 18, 2026.
Title Verification: Decision Snapshot
- Get a current CTC: do not rely solely on an old photocopy or screenshot.
- Match the owner: compare the registered owner’s name with the seller and IDs.
- Check annotations: mortgages, liens, adverse claims, restrictions and other encumbrances can appear on the title.
- Match the property: verify title number, location, technical description and condominium unit details.
- Verify authority: if someone else is selling or signing, inspect the SPA, board authority, estate documents or other legal basis.
- Do not treat a clean-looking image as proof: verification comes from official records and matching authority.
1. Request the Certified True Copy
LRA’s eSerbisyo portal allows users to request a Certified True Copy of a land title online and have the government-issued document delivered to the requested address. LRA specifically identifies due diligence for buying, selling and leasing as one reason to obtain a CTC.
Use the title details provided by the seller to request the official copy, then compare the two versions rather than accepting the seller’s copy as the final authority.
2. Check the Registered Owner
The name on the current title should align with the person or entity claiming authority to sell. If the seller is not the registered owner, do not proceed until the legal chain of authority is clear—for example through an SPA, corporate authority, settlement of estate or other valid document.
3. Read Every Annotation
A title can contain annotations affecting the transaction. Do not assume that “with title” means “free of problems.” Review mortgages, liens, adverse claims, restrictions and other entries, and ask what must be cancelled or satisfied before transfer.
4. Match the Property Itself
Confirm that the unit or land being shown is the property described by the title. For condominium units, verify the CCT details, unit designation and relevant project/building information. A title belonging to the seller but describing a different property does not validate the sale.
5. Verify Before Reservation or Full Payment
Title verification should happen before major funds are committed. If the seller pressures you to pay first because the verification will “take too long,” treat that as a risk signal.
OFW Verification Stack
- LRA/Registry of Deeds title record
- Seller identity and authority
- Tax declaration and real-property-tax status where relevant
- Condominium corporation/management confirmation for condo units
- SPA authenticity and scope when a representative is involved
- Contract terms and verified payment recipient
For the broader purchase process, see our OFW property buying guide.
