Land Registration Authority and Registry of Deeds in the Philippines: 2025 Updates and Issues

LRA vs RD in the Philippines: What Are the Differences in Key Functions?

Owning land is not just a plain investment but also a symbol of security for the future of many Filipino families. However, the land registration process often feels overwhelming because of the long requirements. Delays in processing, incomplete digitization, fake titles, and confusing procedures remain common problems. This article explains the roles of the Land Registration Authority and the Registry of Deeds, the latest reforms, and the continuing challenges of land registration in the Philippines.

LRA vs Registry of Deeds

The LRA supervises all registries of Deeds and manages the Torrens title system. It ensures land titles are authentic, accurate, and protected from tampering. The Registry of Deeds, meanwhile, operates in every province and city. It registers sales, mortgages, donations, and inheritance transfers. It also issues a certified true copy of titles and safeguards records in its jurisdiction. In comparison, the LRA sets policies and oversees the system, while the RD handles local transactions.

To help you understand the functions of the LRA and Registry of Deeds in the Philippines, here are important updates to take note of:

• E-titles for farmers. Through the SPLIT Project, the government targets over 396,000 electronic titles in 2025, giving agrarian reform beneficiaries stronger ownership rights.
      
• Digital services. Platforms like eSerbisyo and the Citizen’s Land Registration Portal now allow Filipinos to request certified true copies and other services online.
  
  
• Conversion of manual titles. Agencies such as DepEd are working with the LRA to convert paper titles to electronic records, solving long-standing disputes.
  
  
• New RD offices. Additional Registries of Deeds are being established to expand access to more Filipino landowners nationwide.
  
  
• Personal property registry. The LRA launched a new system to record movable property used as collateral, supporting RA 11057.

​On the other hand, there are still some ongoing issues that haunt Filipinos today. For instance, challenges remain in processing delays for land transactions that take longer than expected. Many manual titles also remain vulnerable to fraud and loss. For buyers, fake titles as well as duplicate documents continue to circulate. Fraudsters posing as officials demand unauthorized fees from property buyers.

Important Reminders for Landowners

If you’re a landowner or buyer of any properties in the Philippines, make sure to check the title, including e-titles and manual titles. It’s also highly advised to only use official channels when doing real estate transactions, like your local RD or LRA eSerbisyo platform. Always verify before buying, which requires requesting a Certified True Copy to confirm authenticity. Most of all, stay updated with the latest news, such as RA 11573 for confirming imperfect titles, to know what’s new.

​Final Thoughts

The Philippines is making progress in land registration through digitization, e-titles, and policy reforms. However, fake titles, slow processing, and incomplete digitization still threaten land security ownership. The bottom line here is to protect your property by verifying titles and using only official government services. Send in your questions to our REALS.PH Facebook page if you want to know the latest properties for sale in Baguio City and other major locations in the Philippines.