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How to Transfer a Land Title from a Deceased Parent in Philippines?

If your parents (mother and father) are already dead or deceased, you can still transfer their property or land title to your name. This is applicable to citizens in the Philippines. Here's a simple and basic steps in transferring a land title from a deceased parent to his/her children.

Transfer Land Title from Deceased Parents in Philippines

1.) The children or child of the deceased parents needs to execute a Deed of Extra-judicial Settlement of the Estate from a lawyer.

All the children should enter in an agreement on how to distribute or dispose the properties (e.g. land).

2.) Publish the Deed of Extra-judicial Settlement of Estate in a newspaper of general circulation in the City and Province once a week for three consecutive weeks.

3.) Get the Affidavit and Certification of the Publication in the newspaper and bring these documents to the Bureau of Internal Revenue (BIR).

4.) Pay the Estate Tax in the BIR.

The BIR will issue a certificate that you should bring to the Land Registration Authority or in the Registry of Deeds in order to file a transfer of title.


Frequently Asked Questions:
  • What if there are some siblings or children of the deceased parent who are not included in signatory agreement? All the children (you, your brothers and sisters) should sign the agreement. Even if some children are not interested to inherit the properties of the parent, they are obliged to make and sign a waiver. If they don't make a waiver, the extra-judicial settlement of estate will not be processed.
  • What if your brother or sister is already been dead and had a children? Do they have the right to inherit the property? Yes.
  • What if your brother or sister doesn't cooperate with you in signing the agreement? You should go to the court and let the court call the attention of those who doesn't cooperate with you and let the court decide on how to distribute or dispose the properties according to the law.

Are you having a problem in transferring your parents' land title to your name?
"How to Transfer a Land Title from a Deceased Parent in Philippines?" was written by under the Real Estate category. It has been read times and generated 33 comments. The article was created on .
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Total comments: 33
33 ceng   (25 November 2016 12:02 PM)
Good Day, I wanted to buy the property of my late grandmother thru PAGIBIG financing. I don't know how or where to start. 8 po ang naging anak nila including my mother, but 5 are already dead. Sa lima po na patay na, tatlo po ang may pamilya at may mga naiwan na anak. Gusto ko bilin ang bahay at lupa since interesado naman po sila na ibenta ang bahay. Paaano ko po ba sisimulan ang proseso, kung ang isa po sa requirements ng PAG IBIG ay Contract to sell. Sino po ang dapat pumirma sa kontrata sa kanilang magkakapatid? Dapat pa po bang isalin sa pangalan ng magkakapatid muna ang bahay at lupa bago po ibenta. Maraming Salamat po. Hoping for your favorable response.

32 Myrna Meneses   (22 November 2016 6:54 AM)
Could you also please inform us the simple steps how to transfer a land title to a son but only the mother is still alive?
Thank you very much!

31 Rhodora Casabal   (11 November 2016 6:14 PM)
Namatay na po ang nanay ko, kailangan pa bang maipangalan muna ang titulo sa tatay ko bago naman po ibigay sa amin ng tatay ko ang lupa nya?

30 Cherly Areva   (10 November 2016 4:27 PM)
nakapag bayad na po ang parents ko sa bir. anong sunod namin gagawin. saan po kami magpunta.

29 Des   (09 November 2016 1:26 PM)
There are 7 of us and are now US citizens. Only 2 of my siblings have dual citizenship, how can we proceed in transferring the land title to our name? Do we need to give the land as a "gift" to one of the sibling so the title can be transferred in his name and he then can proceed in the process of selling the land in our behalf?

27 REY loves THATHA   (06 November 2016 0:37 AM)
My father died 1994.
agreement between our mother and 3 sons.
What are the deductions or discount computations or allowed deductions for 1994.?

Thank you

26 MIa del rosario   (05 November 2016 9:03 PM)
My siblings signed extrajudicial settlement with waiver of rights. I will transfer the property to my name but city treasurer of Manila said I need to pay 2 steps. The one going to the sibling and the other going to me. Is that right?

25 Hennice wong   (05 November 2016 1:00 PM)
Possible po ba na magtransfer ang isang residential land sa isang european citizen na hindi po kasal sa filipina citizen?thank you

0
28 admin   (08 November 2016 4:21 PM)
No, non-Filipinos have no right to own or buy a land in the Philippines. They cannot own house and lots. Therefore it's not possible to transfer land ownership from Filipino citizen to a non-Filipino citizen.

24 Em Carreon   (05 November 2016 8:19 AM)
What happens when one of the heirs who previously signed a waiver, cancels the waiver and annotate the title with an adverse cliam?

23 Minerva carreon   (04 November 2016 7:03 PM)
Ano po ang gagawin kung ang land title ay nakapangalan pa rin sa tatay ng nanay ko na patay na at patay na din ang nanay ko gusto sana mailipat sa pangalan ng bunso kong kapatid yung lupa habang buhay pa mga kapatid ng nanay ko?

22 yrn67   (04 November 2016 4:02 PM)
Sir..
Good day to you..
I would like to ask you as an eldest of the family, will i still have to get my share in the land my father left after they have given me my share alone?
And do I have the rights to assert it to get my share for I have helped all my siblings and they have debts too and cannot pay..
Thank you very much and have a great day to you.

21 Babes B Nieves   (03 November 2016 9:16 AM)
Just would like to know what percentage of the land cost would the Bureau of Internal Revenue take as the tax to be paid for the land?

20 Marilyn   (03 November 2016 8:32 AM)
Is this process the same if the title is in my Grandfather's name, my Mother and all her siblings have passed.
I am a Us citizen

19 Maria jonalin abobon   (03 November 2016 6:07 AM)
Hello po,ask ko lang din paano po kung ang lupa na bibilhin ay pag aari ng tiyahin na namatay,dalaga siya at sa baba ng original na land titlle ay nakasulat ang apat na pangalan ng pamangkin at ang isa doon ay patay na at may sariling pamilya at mga anak,paano po ang proseso ng paglipat ng titulo sa pangalan ng bibili na hindi naman nila kamag anak,salamat po sa sagot.

18 alya   (02 November 2016 11:58 PM)
Will the court require any document as proof that effort has been made but the other signatories to the Extrajudicial Settlement are not willing to sign?

17 Coty Santos   (02 November 2016 10:31 PM)
How much is the estate tax? Like what percent of the property value is the BIR estate tax?

16 PT1234   (02 November 2016 7:23 PM)
Sana meron din "War on Fake Titles" lalo na sa Quezon City, wag lang sa drugs

15 Lourdes   (02 November 2016 9:05 AM)
What if children are US citizens???

14 mary jane   (02 November 2016 6:06 AM)
My great grandparents has parcel of lands in the province,u fortunately, the land titles are still under the names of our deceased loved ones and it was not transferred even to my aunts.

13 Carlito Vasquez   (02 November 2016 4:54 AM)
Greetings! This is what im looking for, many thanks for this info...

Does anyone who knew Atty based in Batangas can you refer to me please...

12 Merts LLanes   (01 November 2016 5:33 PM)
Dear sir/madam,

Itatanong ko lang po kung ano ang mga requirements at dapat gawin para maipalipat sa aming magkakapatid o paano namin mapapalagyan ng titulo ang lupang minana ng tatay ko sa aking lolo at lola. Pareho na pong patay ang lolo at lola ko ganundin ang tatay at nanay ko. May buhay pa pong mga kapatid ang tatay ko at sila po ang nakaka-alam ng mga muhon o boundary ng lupa na minana ng tatay ko.

Maraming salamat,

11 Bell   (27 August 2016 1:59 AM)
Thank you for these important kind of information. ..I might need it in the future.

10 june lambert   (26 August 2016 5:34 PM)
the 3 cousins of mine went to our house and confiscate the title of one parcel of rice field which my mother inherit from my grandparents, all my aunties and uncles got their shares and died, by the way my mother is the youngest from the 8 siblings and before she dies things happened.How can we get the share of my mother?????

9 emmanuel bigcas ladao   (26 August 2016 5:28 PM)
I am the daughter of my father on his first marriage,He bought a property with only his name as the owner,but it was bought when he was living in with my stepmother/and my 3stepbrothers...what is my real status on being an heir to that property? Seems like my stepbrothers are trying to disregard me nowadays...they don't want me to get involved with the property..they are only telling me so many lies...may I know how can I have any assistance regarding this matters? Thanks and Godbless

8 Ferfidia C. Viray   (26 August 2016 4:34 PM)
My mother is paying the real estate tax on their property and most of her siblings has sold their share. Though my mother may have or not have paid their share in full since they don't know the sharing of their property, can my mother has the right to transfer the property in her name? How do you compute the estate tax? Is this the only thing she needs to pay?

7 Sheila Reyes Garcia   (25 August 2016 9:01 AM)
Hello!!i just want to ask if its possible that the land of my dad will be transfer to my name with the consent of my 3 siblings?As my priority is to renovate our property and it will be easy for the bank to loan a reconstraction loan,Im worried that our house will collapse in the near future.And im worried about the generations of my family.Is it possible?what will be the steps im going to do?

6 Jobi andolini   (24 August 2016 8:26 AM)
The land owner (my dad) died on 1994.
My 2 siblings and i wasnt able to pay estate tax back then.
Now its already 2016
Cn we still process the transfer?
Can we avail amnesty from the bir?
Hw about lately duterte govt plans to reduce estate tax from 20% to 6%?
Hope to hear from u soon

5 Eleanor de Leon   (23 August 2016 11:20 PM)
Can we have an idea on how many percent is the estate tax that is collected by the government? How is it computed Thank you.

4 CARLY MC ENTEE   (23 August 2016 11:06 PM)
We are now processing this land Problems. But we have to pay 450k to BIR. Is it possible to ask for a tax amnesty? Ist such a burden to the Heirs to still be paying for this big amount from BIR. We dont have this amount to start with. We cannot move on with the next steps.

3 Jocelyn Z. Yanilla   (23 August 2016 12:31 PM)
Question: What should we do because the land title of the lot of our parents who are all dead was washed away during the typhoon Sendong. Please advise. Thank you.

2 Robaina D. Kansi   (23 August 2016 8:22 AM)
My father died 2001 and have acquired properties prior to separation with my mother. How will we process the distribution of the land which was left by my father without any will of testament. Hoping to hear from you soon. Thank you.

1 Edith Barana   (22 August 2016 7:58 PM)
Your articles are very informative. I would like to know if you have information about land reform? Or comprehensive agrarian reform? Thanks!