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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.

When should the Family Members transfer the Title?

The family members should transfer it as soon as possible after the execution of the Deed of Extrajudicial Settlement of the Estate. You need to pay Estate Tax. And if you're late in paying this tax, you will be charged 25% on the tax amount and another charge of 20% interest per year.

What to pay in transferring a land title from a Deceased Parents?
  1. Estate Tax. Plus 25% on tax amount (if paid late - after due date) and another 20% interest per year.
  2. Documentary stamp tax (1.5% of the zonal or market value whichever is higher).
  3. Transfer tax/fees (ranges from 0.5% to 1% of the consideration/zonal or market value whichever is higher).
What if you didn't pay the Estate Tax in 10 years? Are there penalties?

Yes. You're going to pay a service charge of 25% of the tax amount plus 20% interest per year. You should pay it as soon as possible or as early as possible. If you ignore it for many years, the total charges plus interest will add up until the amount becomes greater than the current market value of the property.
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 54 comments. The article was created on .
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Total comments: 53
53 Jovethcab   (26 October 2017 7:14 PM)
Hi my father is the oldest of the siblings .but since my grandparents which the parents of my father died without any papers to show who will have their property.
So the other sibling of my father took the tittles of the properties of my grandparents . And he is the one also making the decisions and give small area only to the other siblings . So my father which is the oldest get small peace of land o lay while him and two more siblings has big properties.
But ofcourse as his daughter . I feel pity to My father because he only got small properties.
So my questions are:

1: who has the right to decide the properties from my grandparents ?
2: they said that mostly the oldest of the sibling will be the one who should have more rights to hold the titles and make it fairly amount of land ?
3:if I consult this to the DAR do you think we could make this right ?
4: do you think it will cost us much money if we will put this in court to get correct?

Please help me we really needed an answer and idea because their siblings are Soemtimes fighting because of this problem .
Please help us thank you .

52 Charess Macabinguil   (22 September 2017 10:32 AM)
what if, the owner of the property is dead and he don't have spouse and children. And the property He bought is in the mother title.He don't have his own title, He only have deed of sale?

51 RAMON PEREZ   (28 August 2017 10:05 AM)
Hi good morning ask me lang in my situation namatay Na yung Asawa ko and nskspangalan sa kanya yung lupa papano ang gagawin ko to transfer the title in my name can you please help me thanks

50 Vener O. Naparam   (07 June 2017 9:52 AM)
I need assistance/guidance on this problem: An original land which is Titled under my wife's grand father had been subdivided by a registered geodetic engineer. The original subdivision plan is in my wife's custody. NO QUESTIONS and oppositions from his father's brothers/sisters. Now, HOW COULD MY WIFE EARN A TITLE as His FATHER has donated that subdivided lot into hers? No questions and opposing actions from her sisters (siblings) then. Please guide me. Thank You.

49 lovely fabian   (09 April 2017 0:45 AM)
how much cost of publishing the land title?

48 ARISTON VILORIA   (20 March 2017 6:27 AM)
No 44 divide greatgrandparent land to his children first, then they will be divide to children of grandparent then your parents didived to you their children.

47 fmbautista   (11 March 2017 8:14 AM)
Regarding Transferring Land Title from deceased parents - what is the difference, if any, in the above procedures if the deceased parents have executed a last will and testament or if there is none?  Thank you.

46 samuel granita   (10 March 2017 8:17 AM)
I'm a sole heir.
What procedures do I have to do?

45 Carolina N. Santos   (09 March 2017 11:37 PM)
We had our property about 225 sq.m. which was not transferred by our grandparents to my mother and her siblings of 9. My mother and her 6 siblings (4 siblings with wife and children and 2 siblings died single) already died. The remaining 2 siblings with family and 1 single. How are we going to divide the 225 sq. m. Land with improvement.

Thank you

44 Feliciano Patena   (09 March 2017 11:14 PM)
Always have problem with land,my wife has inheritance from their parents of a big estate somewhere in the province of LAGUNA. The problem is this property was not transfer to the their parents by the great grandparent so the title still under the grandparents. All of them are deceased now. The land is administered by the cousin.To make the story short the grandparent has 2 surviving children the other one has 2 children and my wife parents has 9 children.They have discussion on how this property to be distributed to the surviving children thru judicial partition equally to the 11 surviving however the cousin doesn't want to subdivided that way he wants the land to be divided into two,one part to his parent and one part to my wife parent in which case is not feasible because both parents where deceased during the talk.

Please provide an expert explanation on this matter. It is been so long that only the cousin is benefiting in all the crafts that were produce by the land even part of the harvest for the 5 hectare rice field. Four of my wife siblings deceased already only five are still alive. Please help us to settle this problem and if you can advice to give us an attorney to settle this matter is much appreciated.

43 EMILIA ABALAJEN   (09 March 2017 4:28 PM)
How is Estate Tax computed?


42 Andrew Fernandez   (09 March 2017 12:05 PM)
Correct me if I misinterpreted some few terms. I have here with me the technical description for the division of land (rice field) of the three heirs; my father, his brother and his sister. Mother and father died long ago. After the death of my father, my mother provided us the extra-judicial settlement and signed by us (we're three sons I'm the eldest). My youngest brother got my parent's house with the title already in his name. The problem now is the 1.7 hectare rice field shared between me and my other brother with the land title still in the name of our late grandfather. What shall I do with this, with my father that is already dead and I want it transferred in our name? The other heirs my uncle and my auntie both residing in Manila asked me to take charge of everything since I'm the only one here in the province(Leyte). What would be my first step? Please help. I worried much of the Estate Tax. Please Reply.Thank you.

41 GieReyes   (09 March 2017 8:39 AM)
Good day,
My known friend selling a Land Title to me which is on said Title under his Father and Mother name, both deceased. I verified the Title is legit i checked in Registry of Deeds and ask also for Certification of True Copy.My Question, What to do to purchase this Land Title? My friend has 2 brother and they all both agreed and willing to signed in Deed of Absolute Sale in front of a lawyer. Other than this what should i do?
Thanks and more power.

40 Maria Cruz   (09 March 2017 3:57 AM)
oldest brother took over my mothers property and transferred to his name while mother was very ill in 2005; mother passed in 2006. There are other siblings and oldest brother had taken over rental properties and mother's income from her mango trees. I don't know how to go about splitting the property among siblings as he refuses to talk to me.

39 John   (08 March 2017 1:26 PM)
What are the taxes that i need to pay po.

38 Heidelisa Labra   (08 March 2017 5:49 AM)
How much will be paid for the Estate Tax?

37 Richard Savelano   (07 March 2017 5:02 PM)
Having a problem on transfer of Real Property in the Philippines? I may help you.. send me details at rtsavellano@yahoo.com.

36 Orly Juliada   (29 January 2017 12:46 PM)

Good Day!

I hope you can give me some advise on how to transfer land title from a deceased seller.
Here is the scenario:
My father bought a land and he was not able to transfer the title to his name until the moment he died.
Came to a moment that my mother died and was not able to settle the papers.
Now, we need to transfer the title probably to my name (just for formality since it still a common property with my siblings).
Upon checking, the record shows that it still under the seller's father's name (also deceased). Meaning the land is a hereditary property. Please help to advise on how to settle the papers to be into my name.

Thanks and regards,


35 Orly Juliada   (29 January 2017 12:16 PM)

Good day. I hope you can give me some advise about transfer of title of my parents land.
Here is the scenario:
Last 1984 my father bought a land and the title was never transferred to my father's name until the moment he died.

34 Kim Manzano   (07 January 2017 3:58 PM)
Hi, hope you can help me with my problem.
This is the situation:
My grandparent owns the land and he has the name on it. The land title is with his eldest daughter, but the house owner is his youngest daughter.
Two house is build within the property; 1 for the family house that owns the youngest daughter, 1 for the eldest daughter.
Now where having a problem because the land titles holder's son is planing to build a house beside the house of his mom and planning to have part of the land and named, create a different title. (Approval of the youngest daughter)
Now I'm asking why the youngest daughter has to decide who will she give the parts of the land that supposed to be with JUST the siblings. not the grandson.
It supposed to be the siblings will inherit the land.
All the children should enter in an agreement on how to distribute or dispose the properties, but just the two of them is deciding for them selves.

What would I supposed to do in behalf of my parent, one of the siblings. Please help.
Because they don't allow us to be part of the issue.

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

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)
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!