The Next Hurdle: A Step-by-Step Guide to Getting Your BIR eCAR for Inherited Land

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  You’ve finally gathered the siblings, signed the Extrajudicial Settlement (EJS), and figured out the newspaper publication details. You might think the hardest part is behind you, but there is one massive gatekeeper you still have to pass before the property can officially be transferred to your names: the Bureau of Internal Revenue (BIR) . To change the name on a land title, the Registry of Deeds will strictly demand an eCAR (Electronic Certificate Authorizing Registration) . Think of the eCAR as your official "tax clearance" proving that the government has received its fair share of estate taxes. If your documents are disorganized, a single trip to your Revenue District Office (RDO) can quickly turn into a frustrating circle of rejections. Here is exactly how to navigate the BIR eCAR process without losing your mind—or your budget. 📋 The eCAR Document Checklist Before you step foot inside your specific RDO, make sure you have these core documents compiled neatly in a fol...
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The Hidden Step: Why You Must Publish Your Extrajudicial Settlement (EJS) in the Newspaper

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 You’ve finally gathered all your siblings, agreed on how to divide the property, signed the Extrajudicial Settlement (EJS) before a notary public, and you're ready to head straight to the BIR.

But wait! There is a major roadblock that many families completely forget about: The Newspaper Publication.

If you skip this step, the Registry of Deeds will not transfer the title to your names.

Here is everything you need to know about this hidden requirement so you don't waste time or get scammed.

Why is a Newspaper Publication Required?

When a property owner passes away and the heirs settle the estate outside of court (extrajudicially), the law wants to make sure that no hidden heirs or unknown creditors are being cheated out of their fair share.

By publishing the EJS in a newspaper, you are technically giving the public a notice. It gives anyone with a legal claim against the estate a chance to step forward.

The Law: Under the Rules of Court, the EJS must be published in a newspaper of general circulation once a week for three (3) consecutive weeks.

Step-by-Step: How to Get Your EJS Published

  1. Secure the Notarized EJS: Make sure you have the signed and notarized copies of your Extrajudicial Settlement.

  2. Find an Accredited Newspaper: Visit the regional trial court or ask your local provincial assessor/lawyer for a list of accredited newspapers of general circulation in the area where the property is located.

  3. Request a Quote: Send a copy of the notarized EJS to the publication. They charge based on the number of words or column inches. (Tip: Keep your EJS text concise but legally complete to save on printing costs!)

  4. Wait for the Run: The paper will publish the notice once a week for three consecutive weeks.

  5. Collect Your Proof for the Registry of Deeds: Once the three weeks are up, the newspaper company will issue you an Affidavit of Publication and provide physical copies of the newspapers as proof. Do not lose these! The Registry of Deeds will strictly require the Affidavit and the actual newspaper clippings. Keep these safe in your final folder! You do not need them for the BIR stage, but the Registry of Deeds will strictly demand them before they ever release your new titles.

⚠️ Disclaimer: The information provided in this article is for educational and informational purposes only and does not constitute formal legal, financial, or tax advice. While every effort is made to ensure accuracy based on personal experience and public regulations at the time of writing, tax laws, legal procedures, and publication rates in the Philippines can vary by jurisdiction and are subject to change. Always consult a qualified lawyer, certified public accountant (CPA), or the specific Bureau of Internal Revenue (BIR) Revenue District Office (RDO) and Registry of Deeds (RD) handling your file before executing legal documents or making financial decisions.

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