Know the land
before you buy it.
We retrieve the latest Certificate of Title directly from the Register of Deeds, so you can check the actual owner, any debts or liens, and whether there are court cases or other encumbrances on the property.
Nationwide coverage. We retrieve titles from Register of Deeds offices across all regions, including provinces and municipalities not served by online portals.
Start your verification
Enter the property address to begin
How to order
You don't need to visit any government office or wait in line. Submit the property details, and our field team takes care of the rest.
Submit Your Request
Give us the property address, title type, and title number if you have it. We'll figure out which Register of Deeds office holds the record.
We Retrieve the Title
Our field team goes to the Register of Deeds in person and requests the most current certified copy. We'll keep you posted as it progresses.
Receive Your Report
You get a digital copy of the title along with a plain-language summary covering ownership, encumbrances, annotations, and anything that looks off.
Your report pulls directly from
official government records
Every report comes directly from the Register of Deeds office that has jurisdiction over the property. We don't pull from third-party databases or cached records.
Current Registered Owner
Confirms whether the seller's name matches the official government record.
Mortgages & Liens
All bank mortgages, private lender liens, and financial claims on the property.
Court Cases & Adverse Claims
Lis pendens annotations, adverse claims, notices of levy, and ongoing legal disputes.
Unpaid Tax Annotations
Government annotations for unpaid real property taxes or overdue assessments.
Easements & Restrictions
Right-of-way easements, zoning restrictions, and land-use limitations on the title.
Full Title History
Every transaction, encumbrance, and cancellation recorded against the property.
Property
Lot 12, Block 4
Quezon City, NCR
Who uses this service
If you're buying property from overseas, sending money home for a family purchase, or advising clients on a deal, you need to know the title is clean first.
Legal & Compliance Professionals
Lawyers, company secretaries, and compliance officers who need certified titles for due diligence, AML checks, or regulatory filings.
OFWs & Foreign Buyers
OFWs buying property for family back home, or foreign investors who aren't able to visit the Register of Deeds themselves.
Homebuyers & Lot Buyers
Buying a house-and-lot, vacant land, agricultural land, or a condo unit? Confirm ownership before you sign anything.
Finance & Investment Teams
Investment analysts, credit risk teams, and M&A advisors who need to verify Philippine property assets before closing a deal.
Developers & Contractors
Local government units require a certified title for building permit applications. We handle retrieval so your project doesn't stall.
Real Estate Agents & Brokers
Offer title verification as part of your service. It helps catch deal-breakers before they become everyone's problem.
Why work with us
We're not a database lookup service. Every title we deliver was physically picked up from the government office that holds it.
Nationwide Coverage
We cover Register of Deeds offices across Luzon, Visayas, and Mindanao, including provincial offices that have no online portal.
Direct from the Source
Our team goes to the Register of Deeds in person. What you get is the current certified original, not a cached copy from some intermediary.
Fast Turnaround
Turnaround depends on the office location, but we give you an estimated delivery date upfront and keep you posted along the way.
Digital Delivery
You get the certified title copy and findings summary by email. No waiting on couriers or physical mail.
Expert Review
Our team reads through the title and flags anything that looks off: conflicting annotations, missing pages, irregular entries. You get a plain-language summary alongside the raw document.
No Title Number Needed
Don't have the title number? We can search for it at the Register of Deeds using the property address, lot number, or owner's name.
Buying Philippine Property?
Don't Skip the Title Check.
Thousands of property transactions hit problems every year. Many of those problems only surface after the sale goes through.
Forged or Fake Titles
Duplicate certificates and forged documents do circulate. A certified copy from the Register of Deeds is the only way to confirm a title is genuine.
Undisclosed Bank Mortgages
Sellers sometimes use property as loan collateral without telling buyers. If you don't check the title, you could inherit their debt, and the bank's claim comes first.
Active Legal Disputes
Lis pendens annotations signal pending court cases. Buying a property under litigation can freeze your ownership rights for years.
Online Portals Don't Cover Everything
The government's eLTITLE system doesn't include all offices. Many provinces still operate on paper records, only accessible in person.
By the numbers
81+
Provinces across the Philippines, each with their own Register of Deeds office. Most maintain records that are only accessible on-site.
A title check is required documentation for building permit applications.
Banks require a clean certified title before releasing a property loan.
Encumbrances not visible on copies can only be confirmed at the source register.
OFWs and foreign buyers have no way to visit the Register of Deeds themselves.
Premium Land Title Order
Fill in the property details below. The more you can tell us, the faster we can find the right Register of Deeds office and pull your title.
Philippines Land Title
Verification Report
Every title is retrieved in person from the government Register of Deeds. Certified. Official. Direct.
Direct from the source
Every title is picked up in person at the government office. We don't use third-party databases.
Confidential handling
Your submission and property details stay between us. We don't share them.
Digital delivery
We send the certified title and summary to your email. No waiting on physical mail.
All 81+ provinces covered
Including rural areas and municipalities with no online portal presence.
Philippines Land Title Order
All fields marked * are required. Others are optional but help speed up retrieval.
Order Received!
We've got your request. You'll receive an email confirmation within one business day. Our team will identify the right Register of Deeds office and start the retrieval.
Frequently asked questions
Answers to common questions about Philippine land titles, how the process works, and what you'll actually get.