Buyer's Guide › Chapter 3 of 6
Verify before you buy: title, licence and seller checks
This is the section that protects your money. Never skip it. Before you commit, confirm each of the following — ideally with your own lawyer or broker:
- Check the title. Get a certified true copy of the TCT (house & lot) or CCT (condo) from the Registry of Deeds and confirm it's clean and that the registered owner's name matches the seller you're dealing with.
- Check for liens and encumbrances. The back of the title (the memorandum of encumbrances) will show mortgages, adverse claims, or annotations. There should be no unpaid dues, mortgages, or disputes you're not aware of.
- Verify the broker's PRC license. Licensed brokers and salespersons are registered with the Professional Regulation Commission (PRC). Confirm the license is real and current — don't just take a photo of an ID at face value.
- Review the tax declaration. Check the tax declaration and confirm real property taxes (amilyar) are paid and up to date.
- Vet the developer (for new or pre-selling projects). Look into the developer's track record and confirm they hold a valid DHSUD License to Sell (and, historically, HLURB registration) for the specific project. A legitimate project can show these on request.
Golden rule: verify the title against the seller's identity, and never rely on photocopies alone. Ask to see the owner's duplicate original title and match names, technical description, and property details.
Verify right here, free. Check a project against the DHSUD's officially published License-to-Sell lists, look up any PRC board passer by name, and browse verified brokers — no account, no app needed. The same checks live in the app's Tools and Directory tabs.
Frequently asked questions
How do I verify a land title in the Philippines?
Get a certified true copy of the TCT (house & lot) or CCT (condo) from the Registry of Deeds, confirm the registered owner matches the seller, and read the memorandum of encumbrances on the back for mortgages, adverse claims, or annotations. Ask to see the owner's duplicate original — never rely on photocopies alone.
How do I check if a developer has a License to Sell?
Every legitimate pre-selling subdivision or condominium project needs a DHSUD License to Sell. Search lumingon's free registry of the officially published DHSUD lists by project, developer, or LS number — and always confirm current standing directly with DHSUD before transacting.
Reminder: this guide is for general information only and is not legal, tax, or financial advice. Fees, rates, and requirements change and depend on your specific situation and location. Always consult a PRC-licensed broker, a lawyer, and your lender before making a decision.