SPANISH TITLE

Client: I inherited a property and only recently realized that the title is still in Spanish. Is this okay? What should I do?

Juan: When was the title issued? Check the date when the Registry of Deeds signed it.

Client: In the 1970s.

Juan: That’s unusual...

In 1976, former President Marcos Sr. abolished the old "Spanish mortgage system" of title registration through Presidential Decree 892. By 1978, land registration was formalized under the "Torrens System" through Presidential Decree 1529, also known as the "Property Registration Decree."

It would be wise to have the title converted into English.

...one week later...

Client: I was quoted half a million pesos for the conversion. I find the price steep. Is it really necessary?

Juan: I believe it is. If you plan to sell the property, potential buyers may question the validity of the title since it’s rare for titles to still be in Spanish. If they ask for a discount, it could easily exceed the cost of conversion. I recommend addressing this as soon as possible.

Client: Let me think about it. What other benefits come with converting the title?

Juan: The most significant benefit is security. Once converted to an "e-title," the information is digitized and uploaded to the Registry of Deeds' system. If the original copy is lost—for example, if the RD office suffers a disaster like the QC fire in 1987—the title can be easily reconstituted.

Additionally, e-titles are much more secure and significantly harder for land grabbers to forge.