Illustration of a tropical cream bungalow, garden gate, banana plants, and palms
Illustrative scene; not a specific property or business.

Identify exactly what is being offered

Record the lot number, title number if available, area, location, and seller's name. Ask whether the offer concerns an entire titled parcel, a portion awaiting subdivision, a condominium unit, or rights that require a different legal assessment. A description such as “near Dumaguete” does not identify the relevant municipality or registry. Keep the advertisement and proposed terms, but verify them against the official records. Bring inconsistencies to a lawyer before relying on a verbal explanation or paying a reservation amount.

Obtain records independently

The Land Registration Authority provides channels for requesting a certified true copy of a title. Ask counsel to review the registered owner, technical description, and annotations, including any mortgage or other recorded interest. A copy supplied by the seller is useful, but an independent current check matters. Tax declarations and tax receipts serve a different purpose; Supreme Court decisions explain that they are not, by themselves, conclusive proof of ownership. Ask what further investigation an untitled property would require.

Check authority as well as identity

The person negotiating may be an owner, co-owner, heir, company officer, or representative. Ask what documents establish their authority to sell this particular property. Explain to your lawyer if an owner has died, is overseas, or is married, or if several people claim an interest. A notarized document does not answer every authority question. The buyer's legal eligibility also needs review where nationality or another restriction is relevant. Do not use another person's name as a substitute for understanding ownership rules.

Compare the documents with the physical site

Discuss boundaries, access, occupants, actual use, and any visible encroachment. A fence is not necessarily the legal boundary, and a road used in practice may raise questions about access rights. A licensed geodetic engineer and relevant authorities may be needed for technical checks. Ask about land classification, permitted use, and necessary approvals for your intended plans. Keep photographs and notes from the visit, while treating them as a supplement to professional and official checks rather than proof that every issue is resolved.

Understand what each payment commits you to

Have the proposed reservation agreement, contract to sell, or deed reviewed before signing. Clarify the conditions for payment, document delivery, possession, taxes, expenses, registration, and any refund. Identify what happens if a title or authority problem is discovered. Keep receipts and traceable payment records, and confirm the authorized recipient independently. The proper sequence depends on the transaction. Ask your lawyer to set out the remaining checks and responsibilities rather than assuming that a signed deed alone completes the transfer.

Before your consultation

Keep these together

  • The property identifiers and proposed agreement
  • A current certified title copy and all annotations
  • Evidence of the seller’s authority
  • Questions about boundaries, access, eligibility, and costs

References: Land Registration Authority, eSerbisyo and certified-copy FAQs; Supreme Court, Spouses Magno v. Heirs of Parulan, G.R. No. 183916. Checked September 29, 2026.