How to Verify a Torrens Title in the Philippines: 2025 Guide

Step-by-Step Guide to Torrens Title Verification That Filipinos Should Know

Before buying a land property in the Philippines, it’s important to verify the Torrens title first. Never skip this step because land scams and fake titles are common in the country. Knowing how to confirm a title’s authenticity can protect you from opportunists and shady sellers. Here’s a comprehensive guide on how to verify a Torrens title and make sure you are buying a legitimate property.

​Importance of Verifying Land Titles

Title verification is not just a legal formality, but it’s also your protection against fraud, multiple claims, or hidden encumbrances. Some real estate scams you might encounter are forged documents, fake dry seals, or double-selling of properties. By confirming that the title is genuine, you ensure that the seller is the rightful owner and that the property is free from legal issues.

​Steps in Verifying PH Torrens Title

Here’s how you can check if a land title in the Philippines is authentic:

1. Secure a Certified True Copy. Visit the Registry of Deeds where the property is located and request a CTC of the title. Fees are usually around Php 200-300 per title. You may also use the LRA’s Anywhere-to-Anywhere or eSerbisyo for convenience.
   
   
2. Compare with the owner’s copy. The seller should present the duplicate copy. Check if the title number, name of owner, lot description, and technical details match the CTC from the RD.
   
   
3. Check for annotations. Look at the back page of the title for any mortgages, liens, adverse claims, or pending litigation. These encumbrances may affect ownership rights.
   
   
4. Validate the technical description. Ensure that the boundaries in the title match the actual land property. A licensed geodetic engineer can help you with this.
   
   
5. Check with the Assessor’s Office and BIR. Verify the tax declaration and make sure real property taxes are up to date. A CTC of the tax declaration costs around PHP 50-100.
   
   
6. Confirm the seller’s identity and authority. Make sure the seller’s name on the title matches the valid IDs. If it’s a conjugal property, spousal consent may be needed. For agents, demand a Special Power of Attorney to ensure they are duly authorized to sell.
   
   
7. Use the LRA title verification service. The Land Registration Authority offers a verification system that confirms whether a title is legitimate or tampered with.

Online Verification Service and Fees

On average, you’ll spend around PHP 200-300 per title for the CTC at the Registry of Deeds. Add PHP 50-100 for the tax declaration, and PHP 100-200 if you require a cadastral survey. Overall, expect PHP 400-700 in government fees for a complete verification of a Torrens title. On the other hand, you can also verify a title online, although it has limitations. The LRA’s eSerbisyo portal and A2A service allow you to request titles without visiting the RD in person. However, the most reliable method is still to secure CTC directly from the Registry of Deeds.

Final Thoughts

Verifying a Torrens title in the Philippines may seem tedious, but it’s a non-negotiable step for safe property investment. A few hundred pesos and a few days of checking can save you from losing millions to land scams. When in doubt, consult a lawyer or licensed broker to guide you through the process. Our real estate agents at REALS.PH can help you with your concerns. You may also visit the website for exclusive condominiums in Baguio City and house-and-lot for sale in the Philippines.