Steps and Procedure in Transferring a Land Title in the Philippines

Here’s a step by step guide on what you need to do in transferring a land title in your name…

Step 1  ~ Go to a local attorney’s office to get your Deed of Absolute Sale notarized. If you don’t have a DOAS yet, they can make one for you. Fee is usually 1% of the selling price.

Step 2 ~ Go to the Assessor’s Office to get an Affidavit of No Improvement if there is no house built on the property. You will need to bring the Tax Declaration, photocopy of Deed of Absolute Sale and your residence certificate.

Step 3 ~ Go to the Land Tax Division to get an Order of Payment. You’ll need to bring the Tax Declaration and and Land Tax Receipt.

Step 4 ~ Go back to the Assessor’s Office to pay for the Transfer Tax. You’ll need two photocopies of the DOAS and Tax Declaration.

Step 5 ~ Go to the BIR or Bureau of Internal Revenue for payment of Documentary Stamps and Expanded Withholding Tax (EWT). You will need to bring both the original and a photocopy of  the Title, Affidavit of No Improvement, Certificate of No Improvement, Tax Declaration, Tax Receipt. This usually takes a month.

Step 6 ~ Go to the Register of Deeds for the proper Registration of Title. You will need to bring original copies of title, DOAS with stamp, doc stamp receipt, EWT Receipt, Tax Clearance, Transfer Tax, Tax Declaration

Step 7 ~ Go back to the Assessor’s Office to request for a new copy of tax declaration of the lot or house and lot under the buyer’s name. You will need to bring photocopy of new title, DOAS, transfrer tax, tax declaration, tax receipt, tax clearance.

I hope this helps….


  1. says

    Nice info. Looks like an easy task but this one is very tedious.  Like in our place, said offices are not located near each other. Therefore, going from one office to the other is in itself a big headache.  

  2. says

    Exactly what   I needed. But the processing tlga is really a long road with many rocks in sight. Ang hirap at ang dami pa tlgang pagdadaanan at gagatusin. Oh well, ganyan tlga. Thanks for sharing sis! :)

  3. says

    My mom works at the DENR so she does this often 😀 Though I never asked her how…thanks for the detailed step by step….this will really help those wanting to transfer land title have it done easily. happy weekend sis!

  4. says

    if you really have to do this,you need to set aside a day or two to finish everything,and mas mabuti rin na gawin agad ito and don’t hold on to your deed of sale for so long,kasi pwede pa rin yun ibenta ng seller sa iba hanggat wala pang formal transfer,kung sino ang maunang mag pa transfer,yun ang icoconsider na rightful owner.

  5. felix says

    tanong ko lang kung sakaling ang lote ay sa magulang ko nakapangalang tapos ibibigay sa akin ano kaya kailanagan kong gawin para mailipat sa panagalan ko ang landtitle.

  6. Joedomaj says

    What if the residential  house and lot were left on the will of the mother to the son, so there is no deed of sale so what will the procedure be?? 

  7. Queeniedeleon11 says

    If  There mom was kill and there father too and there Children
    nothing can’t not do kasi  bata pa lang sila What will be happen to them ?

  8. says

    if i have the Deed of sale and i will begin to build a house in the property… for example after 3 years pa ako magpapa transfer of the title. yung cost ba ng “improvement of the property” e lalaki din ba? i dont have time to do the house title for now cause i am leaving in other country. well i trust the one who sell the lot so i don’t think she will betray me.

  9. Prive says

    hello,,if i buy a lot with tax declaration only, anu-ano po ang mga ways para magkaroon nang title ang lupa? pls. need an advice…thank you

  10. JG Ancheta says

    Im between steps 5&6 awaiting certificate of authority to register(CAR), however i wad told to leave the original copies of DOAS, and original title and must wait up to 3weeks. Is this how the process usually goes? TY

  11. Mariacristinalauridsen says

    from tita cris magandang araw !

    regarding copy ng land motheir title 

    kon manghingi ng kopya ng land motheir title how longtime it will takes?

    thanks for your immediate responce


    kind regards,

    maria c. lauridsen

  12. Lynn says

    How many original copies of the absolute deed of sale do I need , to transfer the title? my mom passed away 3 years ago and executed an ADOS to me.

  13. Ellen says

    pano po kung ang may title ay makamatayan ang property? may 2 anak sya: eldest is married, youngest has Down syndrome. kanino po mapupunta ang property kung hindi nai-transfer ang title?

  14. icee says

    Hi nakabili na kme ng lupa sa sta.lucia realty kaso wala pa sila title n maibigay,nakapagsign nrn kme ng deeds of absolute sale…balak n nmen patayuan ng bahay actually full down nrn kmsa d.p for house construction yun loanable amount nlng tlg ang hnd maprocess sa bank dhl need ng title…ano ba maganda gawin dun para mapabilis pagrelease ng title naguguluhan din ako..magkaiba ba tlga yun transfer of title fee underour name at yun EWT ng developer,dhl kung papayag sila kame n sana anb maglalakad para mas mabilis…thank you…

  15. Cynthia Espinas says

    If there is 1 TCT for a lot with improvement for 125 sqm owned by a relative and i want to buy 60 sqm of that property. How do i go about with the transfer?

  16. momy ni charles says

    Thanks for thia info. Would you know the process for splitting land title? Binebenta kc sa amin ung kalahati ng lupa ng tinitirahan namin ngayon pero isa lang titulo nya.

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