Implementation FY2013 and Beyond

  • Fully implement theLand Titling Computerization Project (LTCP)which was started to cleanse the Torrens system and provide the public with an efficient, reliable and expeditious service.

  • Intensify a more vigorous nationwide campaign against the proliferation of fake or fraudulently issued certificates of title.

  • Continue the Operation Handog Titulo

  • Undertake measures in its drive against corruption
  • To address the problem of graft and corruption, the Integrity Development Action Plan (IDAP) started institutionalization. An Internal Audit Unit has been established. Programs on ethics training, spiritual formation and moral recovery have been conducted. With these, graft and corruption in the Agency will be curbed.
    • Supports & cooperates in the implementation of Land Sector Development Framework’s (LSDF) Land Administration & Management Reform agenda of the country for 2010 to 2030.

  • Total Quality Management through Improved Systems and Procedures both at the Central Office and Registries of Deeds.

  • More training Seminars/Workshops/Regular meetings and provisions of avenues as clearing house for the Resolution of important issues affecting Administration and Operations.

  • Effective Management of Material Resources

  • In our continuing efforts to avoid tedious, time consuming and expensive court proceedings, we propose the passage of:

A. An Act amending Sec 6 of RA No. 26 authorizing the RD to file petitions for reconstitutions of lost or destroyed original copies of certificates of titles at the expense of the government, in case of loss or destruction falling outside the provision of RA No. 6732.

B. An Act amending Sec. 9 of RA 26, allowing administrative cancellation of the two (2) year period reservation for administratively reconstituted titles.

C. An Act allowing administrative corrections of clerical or typographical errors committed in writing, copying, transcribing or typing of an entry in the maps, survey plans and certificates of land titles.

D. An Act allowing administrative cancellations is the proposal of adverse claim after the lapse of 30 days period.

E. For serious study and consideration is the proposal to allow administrative issuance of new duplicate certificate in case of loss or theft of the owner’s duplicate certificate and change of civil status, with certain safeguards.

Click here to see Detailed LRA Plans and Programs

In line with the LRA’s mission to preserve the stability and integrity of land ownership and maintain the trust and confidence of the public in the Torrens System, LRA’s LTCP shall enable the quick and secure registration of land titles in the country through the application of state-of the-art information technology.

Specifically, it aims to:

  • Maintain on-line information on titles that is current, complete and accurate;

  • Maintain the security and integrity of records by safeguarding these from tampering or destruction and deter substitution or insertion of questionable data, in paper or digital form;

  • Ensure the integrity of the land titling registration system by moving from a largely paper-based to a largely paperless system, thereby securing tighter control over land titles and eliminating fraudulent titles;

  • Protect land titles from loss due to fire, theft, natural disasters and the normal ravages of time using security-tested document imaging technology;

  • Implement more reliable and predictable land registration procedures by streamlining and standardizing current processes to attain outputs within set timeframes;

  • Provide a system of control to prevent overlapping or duplication of titles by using modern digital mapping technology to create accurate updated municipal/cadastral index map sheets;

  • Provide management with accurate and timely information for policy making, performance appraisal, operations monitoring and more responsive public service;

  • Eliminate fraudulent and inaccurate surveys by using modern digital mapping technologies to create accurate Municipal Index Sheets and for updating them with parcel boundaries;

  • Support other government programs directly linked to the land titling system functions;

  • Provide enhanced operational efficiency by strengthening the administrative support application systems;

  • Provide a system of timely detection and identification of fake land titles which will assist in the identification of persons responsible therefore; and;
  • Improve revenue collection.



 The Land Registration Authority (LRA) has for some years, been applying modern technologies to improve its land records management system. Recently, a combination of microfilm and computerized database systems has greatly improved the security, reliability and accessibility of land title information of those registries where this technology has been applied. However, the steady introduction of new land title documents continues to challenge LRA’s ability to keep up with the microfilm operations, and the corresponding development of computerized databases. Moreover, the need for a more secure, accurate, efficient and modern land titling system cannot be over emphasized, for an effective land titling and registration system is a major force in the economic stability and progress of any country.

           The advent of Republic Act 7718 (the “BOT Law”) and its enhancement to include information technology (IT) projects has provided LRA with a timely avenue by which it will be able to realize its mission and vision to improve its ability to secure its land titles and other documents and to deliver its services more efficiently and effectively. By focusing on IT as a key strategy, the LRA will strengthen the implementation of the land titling system in the country not only as a significant revenue source for the government, but more importantly, to enhance the integrity of the Torrens System. With the Land Titling Computerization Project (LTCP), it is envisioned that a query on the status of a land title can be made anywhere, anytime from any of the various Registries of Deeds nationwide; that there will be a shift from largely paper-based to a largely paperless system thereby securing tighter control over land titles; that it will hasten the turn around time in the generation and issuance of land title, among others.

BENEFICIARIES : Agency and Stakeholders i.e. Land Owners, Other Government Agencies, Banking Institutions, Developers and Brokers

STATUS OF IMPLEMENTATION: For 2017, 159 sites were delivered out of the agency’s 164 target Registries of Deeds and more than 99% + of LRA’s transactions of 159 “live” RDs are now using their respective IT facilities for the processing of transactions.


Clients needing information about title to lands go to Registry of Deeds (RD) office concerned. It is in this office that the service rendered to the public by the Land Registration Authority is almost done. Today, there are 168 RDs nationwide. Specifically, an RD is tasked with the following:

  1. Register deeds affecting registered (Act 496) and unregistered (Act 3344) properties as well as deeds on personal properties under the Chattel Mortgage Law;
  2. Entry and issuance of original certificates of title (OCT) pursuant to judicial decrees and patents; entry and issuance of all transfer certificates of title pursuant to registration of all subsequent dealings, voluntary or involuntary, on registered land
  3. Collection of entry, registration, legal research and assurance fund fees in accordance with the rates provided by the law;
  4. Reconstitution of lost certificates of title in accordance, with the provisions of Republic Act No. 26 as amended by PD 1529;
  5. Cooperation with other agencies of government in the collection of taxes and fees such as land transfer tax, capital gains tax, donor’s gift tax, estate tax, real estate tax, residence tax, privilege tax;
  6. Cooperation with other government agencies regarding the land reform program under PD 27 by complying with land reform requirements prior to registration;
  7. Repository of all titles, deeds, and records within the limits of its jurisdiction.
  8. It is also responsible for the following services;
  • Provision of records retrieval services regarding requests for the reference to, or research on any document, titles on file and issuance of certified true copies.

  • Verification of history titles.

Regional Registries of Deeds

  • Exercise immediate administrative supervision over all provincial and city Registrars of Deeds and other personnel within the region.

  • Implement all orders, decisions and decrees promulgated relative to the registration of land titles within the region and issue, subject to the approval of the Administrator, all needful rules and regulations therefore.

  • Implement policies, programs, memoranda, orders, circulars and rules and regulations of the Authority.

  • Answer queries relative to registration of deeds.

  • Coordinate with regional offices of other departments, bureaus/ agencies under the Department of Justice and with the local governments and police units in the region.

Extend speedy and effective assistance to the Department of Agrarian Reform, the Land Bank of the Philippines and other agencies in the implementation of the land reform program of the government.



The Central Office (CO) performs centralized administrative, financial and legal support to all Registries of Deeds nationwide from its headquarters in East Avenue, Quezon City

In addition the Central Office has the primary responsibility of:

  • Processing and examining documents pertaining to “ordinary” and
    “cadastral” (original) land registration proceedings.

  • Issuing decrees of registration pursuant to court decisions and
    orders for the issuance of decree.

  • Examining and verifying subdivision, consolidation, and consolidation -subdivision survey plans prior to their approval by the Administrator.

  • Administratively reconstituting lost certificates of titles, and in
    judicial reconstitution, of examining/verifying petitions and preparing a report to the Regional Trial Court concerned.

Other related services include:

  • Retrieval of records/information on status of plans and lots;

  • Preparation of certified true copy of plans, technical description of lots/correction of technical description, decrees of registration;

  • Resolution of issues raised “en consulta” and legal queries.