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How to Get a "Certificate of No Title" for Untitled Land (Tax Declaration Only) For Extra Judicial Settlement of Estate Processing

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  If you are currently processing the estate settlement of a family property, you already know it involves a lot of paperwork. But what happens if the land doesn’t have a title (no OCT or TCT) and only has a Tax Declaration as proof of ownership? One of the first things the Bureau of Internal Revenue (BIR) will ask you for is a Certificate of No Title . It sounds a bit contradictory—getting a certificate to prove you don’t have something—but it is a crucial step to move your estate settlement forward. Here is a simple, step-by-step guide on how and where to get it. Why does the BIR need a Certificate of No Title? When a property is untitled, the BIR needs official confirmation from the government that no duplicate title exists under someone else's name. This protects the heirs and ensures the estate taxes are being computed for the correct, unregistered parcel of land so you can eventually get your eCAR (Electronic Certificate Authorizing Registration) . 📋 The Step-by-Step Guide...
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Fully Paid Your Car Loan? Here’s How to Cancel Your Chattel Mortgage in the Philippines (2026 Guide)

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Finishing a 3- or 5-year car loan is a major win. However, many owners forget that the bank still technically has a "lien" on the vehicle until the Chattel Mortgage is officially cancelled. Without a "Clean" CR, you cannot sell the car or transfer ownership. The Step-by-Step Process: Claim your Documents from the Bank: Once your final payment is cleared, contact your bank’s loan department. They will provide a "Release of Chattel Mortgage" (or Deed of Release), the original CR, and the original Official Receipt (OR). Visit the Registry of Deeds (RD): Go to the RD branch where the mortgage was originally registered (this is usually indicated on your CR). You will need to pay a cancellation fee. They will stamp or provide an annotation that the mortgage is now cancelled. LTO Annotation Removal: Take your annotated documents from the RD to the LTO District Office where your car is registered. You will need: Original CR and OR Release of Chattel Mortgage  V...
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Pag ibig Loan Filing Part 2

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A screen shot of the ongoing renovation GOOD MORNING❤️ To continue, I've told you in my previous blog that Pag ibig told us to submit additional requirements because upon checking, our lot didn't close, the boundaries.  Additional Requirements Required from us: 1. lot data computation 2. certified technical description   We can get these from DENR REGION 4A since we are from Rizal. The process is, get Lot Data Computation and Approved plan from DENR LOS BANOS. Bring them to DENR CALAMBA so you can request for a Certified Technical Description of the lot. So, March 4, 2024, we submitted our request for lot data computation and approved plan from DENR LOS BANOS. We were told, the line was long so our schedule to pick them up was March 19, 2024. We let one day passed, to make sure, the documents are available.  March 20, 2024, we came to get the Lot Data Computation and the approved plan. The fee was ₱50 per document, ₱100 if you want it certified. DENR CALAMBA From DENR LOS...
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Deed of Sale, Registration Process

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Seller sells and Buyer buys according to the terms and conditions they agreed upon‼️ This is the whole process NOTES: Buyer and Seller should provide government IDs A SPECIAL POWER OF ATTORNEY is needed if one or the parties to the transaction are not available to sign the documents personally. *********************************************       THE PROCESS and... Private/Government agencies to work to: 1. Notary Public-  Preparation and notarization of the Deed of Sale, after both parties have signed. 2. Registry of Deeds-  Get certified copy of the title of the property subject of sale. 3. Assessors Office-   Get certified copy of tax declaration for the lot and the improvement, if any. Get certificate of no improvement if there's no building or any improvement on the lot. 4. Treasurer's Office- in the municipality or city where the land is located-  Get tax clearance for the land and improvement, if any. 5. Bureau of Internal Revenue (BIR)-...
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Claiming Inherited Money from Bank

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Good day💖 Another topic which I want to share with you is about claiming a sum of money which was passed on as inheritance, from bank. VOLUNTARY OFFER TO SELL (VOS) As a real estate broker, I was able to assist a client to claim a Land Transfer Claim/Certificate of Deposit which was a proceed of the sale of a farm land. It was a "VOLUNTARY OFFER TO SELL" transaction.   Here,  the landowner opted to sell their agricultural land to the government, and mind you, for a very, very low price! Just can't imagine how the owner came up with that decision? Their ancestors, who were the original owners of the land,  may have cried a river with that decision of the heirs😭 As a real estate person who values and appreciates "Land", I was so frustrated, but then,  it was not mine to decide. THE PROCESS Since the owners, whose names are on the title, have long passed away, the government bank handling has given requirements for the heirs to comply, before they can withdraw th...
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Name Discrepancy on the Title

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 Magandang Umaga Po♥️ This is to continue my blog entitled "AFFIDAVIT OF ONE AND SAME PERSON" What's the issue? As I said in my previous blog, I was working on a sale and partition of  residential apartments. When the eCARs were released from BIR, I proceeded to the next step, payment of transfer tax, then have them registered for change of ownership and partition,  at the Registry of Deeds. I submitted all documents required by Registry of Deeds, however, I forgot to tell the examiner that there was a discrepancy in the name on the title vs the owner's true/legal name. The examiner overlooked the matter as well. She was able to find the discrepancy,  only at the time,  when she started reviewing our documents. Suggested solution The examiner texted me, advising that I should submit an "Affidavit of One and Same Person". It is necessary so that the change of ownership due to SALE can be effected. For your reference, I provided the template for this "AFF...
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What To Do When Lot Boundaries Won't Close

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Good day❣️ I was working on processing a housing loan with Pag ibig. When it was time for their appraiser to check in actual the subject property, he reported that lot boundaries didn't close. For that reason, the loan was disapproved.  Loan Disapproval Pag ibig sent an email advising that lot boundaries didn't close. We were instructed to submit the following: 1. Approved certified technical description of the lot; 2. Lot data computation Further, they advised to submit the above requirements 30 days from the time we were notified so that we won't pay another filing fee of P1,000.00. Our loan will also have a fresh start. Otherwise, submission of requirements beyond 30 days would mean, we will pay again another filing fee of P1,000.00. The loan will be given a fresh start. However, if we won't go ahead with the loan, we can get our documents within 60 days. After 60 days, they are free to discard them without any liability. Where to get the requirements Pag ibig needs ...
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