Own Before You Build: Things You Need To Know To Get A Land Title - Pinoy Builders

Own Before You Build: Things You Need To Know To Get A Land Title

Share This

Share on facebook
Share on twitter
Share on linkedin
Share on email

Many aspiring homeowners have envisioned their dream homes coming to life, but transforming that vision into reality hinges on one crucial step: securing a land title. Land titles are a legal document that acts as a shield for homeowners and their properties, safeguarding their investment and preventing a future filled with unnecessary frustrations.  


Securing a land title for your property is a legal requirement that should be done for any land property, regardless of whatever structural project will be conducted in the area afterward. Bypassing this step could open doors to a slew of issues – property disputes, entanglement in legal battles, and even financial losses. To steer clear of these pitfalls, this article will discuss all the essential knowledge about land titles in the Philippines. We will also delve into the different types of land requiring titles, and navigate you through the process of obtaining one smoothly.


Things You Need To Know To Get A Land Title

Understanding land titles is crucial because it establishes legal ownership and rights over a piece of property. It ensures clarity on who has the authority to use, sell, or transfer the land. Furthermore, it protects landowners against disputes and facilitates transactions such as sales, mortgages, or development projects. With a clear understanding of the function of land titles, individuals and businesses can avoid legal complications and financial losses. 


Understanding Land Titles

A land title is an official document that proves ownership of a piece of land. It contains critical information such as the owner’s name, property boundaries, and legal descriptions. It includes the owner’s name, location and size of the property, boundaries, and any encumbrances or liens. This information is vital for legal transactions and resolving property disputes.


Having a land title is essential for legal recognition and protection of property rights. It ensures that the owner can sell, transfer, or use the land as collateral as they desire. Most of all, it protects a land property owner’s security and peace of mind.


Lands That Can and Cannot Have Titles

While it is mandatory to secure your own land title, it is also important to understand which lands can and cannot have titles, determining the property’s legal status and actual ownership, if any. Knowing this helps individuals and organizations navigate property transactions, comply with regulatory requirements, and ensure their investments are legally secure and protected.


  • Communal Lands/Properties (roads, parks, and other government infrastructure and properties) 
  • Forest Lands and Watersheds (Lands designated for forestry and conservation purposes.)
  • Mineral lands (Areas rich in minerals and governed by mining laws.)

Can Land Titles Be Overpowered By A ‘Right of Way’?

A right of way refers to a legal right given to a person or individuals to pass through another person’s property for specific purposes, such as access to a public road or neighboring property. It can be granted formally through legal agreements, easements, or established through long-standing usage. Rights of way do not transfer ownership of the land itself but provide a legal pathway for access or passage.


However, in some cases, a right of way can limit certain rights associated with land ownership, such as access. With this, it is important to know that it does not nullify land titles outright. Land titles establish ownership rights over the property itself, while rights of way grant specific access rights to others across the property. Proper legal documentation and adherence to regulations are crucial to ensure both rights are recognized and respected.


Registration of Agrarian Reform Land

Agrarian reform lands are lands subject to redistribution under agrarian reform laws aimed at improving equity in land ownership and promoting development in rural areas. These lands are typically redistributed to tenant farmers or beneficiaries identified by government programs who are capable of enhancing agricultural productivity and socioeconomic conditions in their areas.


The Comprehensive Agrarian Reform Program (CARP) governs the distribution and titling of agrarian reform lands in the Philippines. Below is a simplified version of how agrarian reform land is registered. 


  • Gather necessary documents such as the Certificate of Land Ownership Award (CLOA), Emancipation Patent (EP), and other supporting documents.
  • Submit your application along with the required documents to the Department of Agrarian Reform (DAR) office or the Land Management Bureau (LMB) if applicable.
  • The DAR or LMB will process your application and verify the authenticity of the documents. Surveys will be conducted if needed.
  • Once approved, the agrarian reform land title will be issued in your name or the beneficiary’s name to confirm the legal ownership under agrarian reform laws.


Tax Declaration and Land Properties

A tax declaration is a document issued for tax purposes—it is not a proof of ownership. A land title, on the other hand, legally confirms ownership. A tax declaration cannot be solely used as proof of ownership. Rather, it can be used as a supporting document accompanied by actual proof of land ownership.


To register land for titling, a tax declaration is needed. Below are the requirements of the land title application in the Philippines. 

  • A full-size print copy of the survey plan duly approved by the Regional Technical Director, Land Management Service of the DENR, certified as a true copy by the Branch Clerk of Court. (All bearings, distances and the technical descriptions of the land appearing on the plan must be legible)
  • A clear copy of the accompanying technical description is certified as a true copy by the Branch Clerk of Court.
  • A copy of the latest tax declaration and/or tax assessment;
  • A duly accomplished Geodetic Engineer’s Certificate on the approved plan or Certification in place of a Geodetic Engineer’s Certificate issued by the Regional Technical Director managing the area where the property is located. 
  • Proof of payment of the publication fee by way of official receipt, the case number, and the applicant’s name.


Owning Land in the Philippines

Securing a land title is vital for protecting property rights and ensuring legal ownership in the Philippines. Understanding the types of land that require titles, the information contained in a land title, and the processes for registering different types of land is crucial. Seek legal advice and ensure proper land titling to safeguard your investment and avoid potential disputes.



Angeles, T. (2024, March 29). Register Untitled Land in the Philippines: 6-Step Guide. Own Property Abroad. Retrieved July 3, 2024, from https://ownpropertyabroad.com/philippines/how-to-register-untitled-land-in-the-philippines/

Department of Agrarian Reform. (2024, February 9). Department of Agrarian Reform. Department of Agrarian Reform. Retrieved July 3, 2024, from https://www.dar.gov.ph/

DMCI Leasing. (n.d.). Land Title in the Philippines: Everything You Need to Know – Blog by DMCI Leasing. DMCI Leasing. Retrieved July 3, 2024, from https://leasing.dmcihomes.com/blog/land-titles-philippines/

jur. (n.d.). Land Transaction Rules and Procedures. jur.

Land Registration Authority. (n.d.). Frequently Asked Questions. Land Registration Authority. Retrieved July 3, 2024, from https://lra.gov.ph/frequently-asked-questions/


Do you want more information about this content?

    I accept terms and agreement. See Privacy Policy and Terms of Service

    Share This

    Share on facebook
    Share on twitter
    Share on linkedin
    Share on email

    Related Posts

    Leave a Comment

    Recent Posts