Real Estate Q and A Blog
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Question:
Sir, kung ang Extrajudicial Settlement of Estate / EJS ay may eCAR na from BIR, bakit kailangan pa pumunta sa Registry of Deeds? May bayad pa ba doon?
Answer:
Yes, kailangan pa rin pumunta sa Registry of Deeds dahil ang eCAR is not yet the new title.
Ang eCAR ay dokumento mula sa BIR na nagpapakita na ang required tax processing para sa transfer/registration ay na-clear o na-authorize na. In simple terms, parang tax clearance or authority to register siya. But it does not automatically cancel the old title, nor does it automatically issue a new title in the names of the heirs. The BIR process includes issuance of the eCAR and stamped transfer documents, but the actual registration of the transfer is handled separately.
Ang Registry of Deeds naman ang government office na nagre-register ng transfer, nag-a-annotate ng documents, at nag-i-issue ng new or transfer certificates of title. The LRA states that it is tasked with issuing subsequent or transfer certificates of title and maintaining the title history/records of transactions involving registered land.
So the flow is usually like this:
1. EJS / Settlement documents
Pinapakita kung paano hahatiin or isesettle ang estate among heirs.
2. BIR / eCAR
Pinapakita na na-process ang estate tax or required tax clearance for registration.
3. Local Treasurer / Transfer Tax
Usually, kailangan munang bayaran ang transfer tax before registration.
4. Registry of Deeds
Dito ginagawa ang actual registration, cancellation/annotation of old title, and issuance of new title or title in the names of the heirs.
5. Assessor’s Office
After the title transfer, ipa-update naman ang tax declaration.
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Yes, usually may separate fees pa sa Registry of Deeds. Hindi ibig sabihin na dahil may eCAR na, wala nang babayaran sa RD.
Possible fees may include:
• Registration fees
• Entry fees
• IT/computerization fees
• Annotation fees
• Issuance fees for the new owner’s duplicate title
• Other charges depending on the number of titles, documents, and property value
According to the LRA FAQ, issuance/transfer transactions generally require documents such as BIR CAR/eCAR, real property tax clearance, proof of payment of transfer tax, and other applicable documents, depending on the case.
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EJS = agreement/settlement among heirs
eCAR = BIR clearance/authority to register
Registry of Deeds = actual title transfer/registration
Assessor = update of tax declaration
So kung may eCAR na, but hindi pa na-register sa Registry of Deeds, technically, hindi pa fully completed ang title transfer process.
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Do not stop at eCAR only. After receiving the eCAR, proceed with the remaining steps while the documents are still valid and complete. Delays may cause additional requirements, updated clearances, revalidation issues, or extra expenses, depending on the case.
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For more guidance and Q&A:
Samuel O. Lao
Licensed Real Estate Broker
PRC REBL License No. 1368
Samuel O. Lao and Associates
Mobile/Viber/WhatsApp: 0917 323 6123
Disclaimer: This content is for general information and educational purposes only. It is not legal, tax, accounting, or financial advice. Requirements, fees, and procedures may vary depending on the Registry of Deeds, BIR RDO, LGU, property documents, and specific facts of the case. Please verify with the proper government office or consult a lawyer, accountant, or qualified professional for your specific concern.
