Professional Documents
Culture Documents
1.0Introduction
1.1 Profile
Website : www.registryofdeeds.gov.ph
On February 11, 1913, the Cadastral Law Act (Act 2259) was enacted for compulsory
registration of land titles with private ownership. Under this Act, registration of titles
was judicial in nature.
The Court of Land Registration exercised jurisdiction over all applicants for the
registration of titles to land or building in the Philippines, with the power to hear and
determine all questions arising upon such applications.
On July 1, 1876 by virtue of Act No. 2347, the jurisdiction over land registration cases
of the Court of Land Registration was transferred to the Court of First Instance. A new
office, known as the General Land Registration Office (GLRO), was charged with the
functions, among others, of looking into the effective implementation of the land
registration law. The offices of the Register of Deeds were, per Section 192 (a) of the
Revised Administrative Code, placed under the administrative supervision of the GLRO.
However, Republic Act No. 1151 abolished the GLRO and created in its stead, the Land
Registration Commission (LRC), on June 17, 1954. The Commissioner of Land
Registration took over the powers and functions of the GLRO, including those of the
judge of the Fourth branch of the Court of First Instance of Manila. The Land
Registration Commission operated under the supervision of the Department of Justice,
and exercised direct supervision and control of all Registers of Deeds as well as the
Clerks of Court of First Instance in land registration cases.
A registry of deeds was established in every city and every province and branch registry
where legally feasible, charged with the functions of registering deeds under the
Torrens System. Registers of Deeds of the different provinces and chartered cities who
were appointed by the President, were under the administrative supervision and control
of the Land Registration Commission.
On February 9, 1981, President Ferdinand Marcos issued Executive Order No. 469
reorganizing the LRC into the National Land Titles and Deeds Administration (NLTDRA).
Operating under the administrative supervision of the Ministry of Justice, NLTDRA was
implementing the laws governing the Torrens System of land registration in the
Philippines.
In the President's Memorandum Circular of September 30, 1988, the latest of these
changes was effected. The National Land Titles and Deeds Registration Administration
(NLTDRA) became the Land Registration Authority (LRA) which was tasked to continue
exercising NLTDRA's powers and functions under existing laws. This was in line with
Executive Order No. 292 dated July 25, 1987, instituting the Administrative Code of
1987, which took effect on November 3, 1989.
A record of real estate deeds or other land titles that is maintained by a local
government official. The register of deeds will be used in conjunction with a grantor-
grantee index that lists the owner of record and any transfers of property.
Abstract of Title: It consists of the concise history of a particular title, the summary
on the links, and activities that affect ownership of a property.
Acquisition: This is a formal declaration by a person who has executed a legal deed
that it is indeed his act to purchase a particular property. This is done before an
authorized officer and is the process of acquiring real estate property.
Affidavit: When you are closing your sale, you will sign several affidavits. One such
affidavit, for example, is an affidavit of occupancy, which is a written legal
declaration that states that you will use the property as a principal residence.
Bundle of Rights: These are your rights of ownership, which state your rights to
own, use, abuse, dispose, exclude others, and recover your property.
Deed: This refers to a written document that, when properly executed and
delivered, transfers ownership to the buyer. The deed should describe the property,
name the seller and the buyer, and be signed and notarized by the seller.
Equity This is the amount that represents the difference between the selling price
and loanable amount.
Lien: This is a legal claim on someone elses property that one can have as security
for a debt or charge, judgment, mortgages, and taxes.
Maceda Law: Also known as Realty Installment Buyer Act (RA 6552), this piece of
legislation aims to provide protection to buyers of real estate on installment
payments. Under this law, when the buyer has paid at least 2 years of installments,
he or she is entitled to the following rights in case he or she defaults in the payment
of succeeding installments: (1) To pay the unpaid installments, interest-free, due
within the total grace period earned, which is fixed at 1 month for every 1 year of
installment made. However, the buyer may only exercise this right once in every 5
years of the life of the contract. (2) If the contract is canceled, the seller shall refund
to the buyer the cash surrender value of the payments on the property. This is
equivalent to 50 percent of the total payments made and an additional 5 percent
every year after 5 years of installments, but shall not exceed 90 percent of the total
payments made. However, the actual cancellation of the contract shall take place
after 30 days from the day the buyer receives the notice of cancellation or the
demand for rescission of the contract. In cases where the buyer has paid less than
2 years of installments, the seller shall give the buyer a grace period of not less than
60 days from the date the installment becomes due. If the buyer fails to pay the
installments due after the grace period, the seller may cancel the contract after 30
days from the day the buyer receives the notice of cancellation or the demand for
rescission of the contract.
Sales Contract: This is a contract between the buyer and seller and through it
results in the transfer of the ownership of a particular property.
Torrens System A system of registration that assures the buyer that on purchase
of a land covered by an Original Certificate of Title (OCT) or Transfer Certificate of
Title (TCT) issued by the Registry of Deeds, the same will be judicially confirmed
and recorded in the archives of the government.
3. The documents will be turned over to the examiner who will check if all
the requirements have been met, after which the information would be
encoded.
5. A new land title will finally be printed and issued to the applicant.
1. Transfer Certificate of Title (TCT): Refers to the property title of a land, or a land
with a built property in it (e.g. house and lot). This is the certificate of ownership of
the land and including the air space in it (i.e the building or house). This details
the property location (coordinates and geographical address), plus the size of the land,
the registration number and the owner. It also details the previous TCT's that were
cancelled due to the transfer of ownership.
2. Condominium Certificate of Title (CCT): As the name implies, this certifies the
ownership of a condominium unit. Havent seen one but it makes sense to expect
that the CCT details the location of the condominium, the name and developer of the
condominium, the rightful owner of the unit, and the location and size of the unit (floor,
unit number, unit size, etc). Note though that CCT ownership only conveys
ownership of the air space (where the unit is located), and not the lot space (where
the whole condominium stands, and where all other units are located). This is
Register may not validly refuse to register a deed of sale presented to him
for registration
Whether a document is valid or not is not for the Register to determine, this
function belongs properly to a court of competent jurisdiction
Registration must first be allowed and the validity or effect thereof litigated
afterwards
Almost all of the government offices and agencies now a days have implemented the
computerization program. One of its main objective is streamlining all government
transactions for the public and other government offices. Access to information and
communication will be a lot easier and faster. Security is also a factor for the
computerization program.
Thus LRA and LARES have entered into a contract for the computerization of LRA under
a BOO (Build Own Operate) arrangement. The contract involves the comprehensive
modernization of the operations of the LRA and the computerization of its major
business processes.
The program has it flaws during implementation and here are some of the list:
Lack of Trainings and seminars for the employee to have a better understanding
Outages of supplies (O.R.s / Judicial Forms) both from Central Office (LRA/LARES)
8.0 Objectives
To streamline the registration of documents and provide the general public a better
service in the most efficient and effective way with the help of computerization program.
9.1 Strength
9.2 Weakness
11.0 Recommendation
The researcher recommends that everyone in the office should learn each others functions
provided that the absent employee and the one who will substitute have the same user
function in the computer system, with this, someone can take over the work of the particular
employee. By these recommendations, the flow of transactions will become smoother and
pending transactions will be minimized, moreover, office can continue to function dynamically
despite of an employees absence.
2. Emphasize to share their Registrar of Deeds Every 2nd Friday of the month
knowledge with their co
employees