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Smarter Real Estate, Made Easy

Buying property with someone else is common in the Philippines, between spouses, partners, siblings, friends, and investors. The law has a different rule for each, and a title with the wrong names or the wrong understanding behind it is a standard source of disputes. This guide covers how ownership works for each type of buyer, what the title should say, what each co-owner can and cannot do, how to protect yourself with a written agreement, and what goes wrong.

Property with no access to a public road is cheap for a reason. The Civil Code gives the owner of a landlocked lot a legal right to demand a way out, but it is a right with conditions, a price, and a procedure, and it is not a license to choose the most convenient route.

A mortgage is an accessory to the loan it secures, so full payment ends the obligation, but it does not remove the entry from the title. The lien stays on record until a release is registered at the Registry of Deeds.

The eCAR, the Electronic Certificate Authorizing Registration, is the BIR's confirmation that the taxes on a property transfer have been paid. Without it, the Registry of Deeds will not cancel the old title or issue a new one, whatever the deed says.