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

Step 1: Visit the Municipal Assessor’s Office

Before you head to the Registry of Deeds, stop by the Municipal Assessor’s Office where the property is located. You need to secure the foundations of your paperwork.

 

  • What to request:

    • A Certified True Copy of the Latest Tax Declaration 

    • A Certificate of No Improvement (if the lot is vacant land with no structures).

    • A Tax History / Traceback (highly recommended to show the chain of previous tax declarations, just be ready, in case, they'll ask).

Step 2: Clear with the DENR (Community Environment and Natural Resources Office)

Heads up! This is a critical step that many general guides skip, but local offices frequently require it. Before the Registry of Deeds can issue a certificate stating no title exists, they need to be certain that there is no active title application currently being processed for that lot.

  • Where to go: The DENR-CENRO office with jurisdiction over the area.

  • What to request: A certification showing that there is no pending patent request or active application for that particular Tax Declaration or lot number.

  • Why it matters: Bringing this certification proves to the land registration offices that the land is clear, unencumbered, and ready for the next legal steps.

Step 3: Head to the Registry of Deeds (RD)

Now that you have your Assessor documents and your DENR clearance, take them to the Registry of Deeds that has jurisdiction over the property.

  • What to ask for: Request a Certification of Non-Existence of Title (also known as a Status of Land Search).

  • What to bring:

    • The certification you just secured from the DENR.

    • Photocopy and Original of the Certified Tax Declaration.

    • The Property Identification Number (PIN) and exact Lot/Blk/Survey numbers (in case they'll ask for it.)

    • A valid ID (and a Special Power of Attorney if you are representing your family/siblings).

  • Cost & Waiting Time: The certification fee is usually minimal (around ₱200 to ₱500). Once the RD sees your DENR clearance, they can confidently check their database and physical archives to release your final Certificate of No Title.

Step 4: Compile for the BIR

Once you have the official Certification of Non-Existence of Title from the RD, combine it with your Assessor’s documents, your Extra-Judicial Settlement (EJS) document, and the death certificate. You are now fully equipped to submit this portion of the estate settlement to your assigned Revenue District Office (RDO).

 

NOTE: When drafting your Extra-Judicial Settlement document, make sure the property description explicitly states that the land is unregistered and is currently covered only by Tax Declaration No. [Insert Number]. Being precise here prevents the BIR from sending you back to amend your legal documents later!

Have you ever handled untitled family land? Let’s share tips and experiences in the comments below!



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