In the Philippines, a common occurrence is finding a property that remains titled under the name of a deceased relative, usually a parent or grandparent. Despite the death of the original owner, these properties often continue to be utilized, maintained, or even transacted by surviving heirs without the legal paperwork having been updated. This situation can create legal and financial complexities that may potentially jeopardize ownership rights and the value of the property.

If you are an heir to such a property, it is crucial to transfer the title officially to avoid future legal disputes and to ensure the proper valuation of your inheritance. Here, we will discuss the process, requirements, and potential challenges involved in transferring real estate titles in the Philippines from deceased relatives to their living heirs.

Understanding the Importance of Title Transfers

Property titles in the Philippines are legal documents that prove ownership over a piece of land or a building. When the owner of a property dies, the title does not automatically pass on to the heirs. Instead, it remains in the name of the deceased until the legal process of transfer is completed. This delay can lead to several problems:

  1. Potential for Disputes: The property might be subject to inheritance disputes among the potential heirs, which could lead to lengthy legal battles.
  2. Inability to Transact: The heirs may not be able to sell, mortgage, or lease the property since the title is still under the deceased’s name.
  3. Tax Liabilities: The property may incur estate taxes and penalties that could diminish the value of the inheritance.

The Transfer Process: From Estate Tax Clearance to Title Transfer

The process of transferring a title from a deceased person to the living heirs involves several legal and administrative steps. These steps are generally as follows:

  1. Secure a Death Certificate: Obtain a certified copy of the death certificate from the local civil registry or the Philippine Statistics Authority (PSA).
  2. Probate of Will or Declaration of Heirs: If the deceased left a will, it must be probated, i.e., approved by the court. If there is no will, the court will have to issue a Declaration of Heirs.
  3. Payment of Estate Taxes: Calculate the estate tax due based on the value of the estate at the time of the owner’s death and pay this to the Bureau of Internal Revenue (BIR). This step involves filing the estate tax return and submitting the necessary documents.
  4. Secure a Tax Clearance: After paying the estate tax, secure a Certificate of Tax Clearance from the BIR, indicating that the estate tax has been fully paid.
  5. Judicial Partition or Extrajudicial Settlement of Estate: If the heirs cannot amicably decide on the distribution of the property, a court-supervised partition is necessary. If they agree, they can execute an Extrajudicial Settlement of Estate among themselves.
  6. Transfer of Title: Once the property has been properly partitioned or settled, the title can be transferred to the heirs. This requires filing a Deed of Adjudication with the Registry of Deeds, paying the corresponding transfer taxes, and obtaining the new titles under the heirs’ names.


Transferring a property title from a deceased relative in the Philippines to living heirs might appear to be a daunting task due to the number of steps and legal complexities involved. However, it is a critical process to prevent disputes and protect the value of your inheritance. It is advisable to seek legal counsel to help navigate through this process to ensure you adhere to all the requirements of the law, thereby ensuring a smooth and successful transfer.

Chat With Us on Facebook

Share This