What if heirs cannot agree?

If heirs are unable to reach a consensus, pursuing a judicial settlement might be necessary, which tends to be more expensive and time-consuming.

How long does the process take?

If the documents are complete, several months to a year is possible. A lot will depend on the availability of documents and the agreement among heirs.

How much does it cost?

The major costs of transferring the titles are the estate taxes and other transfer taxes. Of these, the estate taxes are the most expensive as it is 6% of the net estate.

When should I file the estate settlement?

The estate settlement should be filed within a year of the death of the deceased to avoid additional yearly late fees in addition to the estate taxes.

Where should I file to settle the estate?

The estate settlement should be filed at the BIR where the deceased had his permanent residence/passed away.

succession law

How to transfer land title to heirs in the Philippines (Extrajudicial Settlement)

Atty. Francesco Britanico

January 10, 2026

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Table of Contents

Why do you need to settle an estate to transfer a land title to a family member in the Philippines?

A Death Certificate is one of the required documents to settle an estate

An Estate Tax TIN is also needed when you settle an estate and transfer a land title to a family member in the Philippines

What are the other required documents to transfer a land title to a family member in the Philippines?

Do all the heirs have to agree to process an EJS and complete the land title transfer in the Philippines?

What should be present in an Extrajudicial Settlement of Estate?

How do I process the Extrajudicial Settlement of Estate at the BIR?

How do I pay Philippine estate taxes?

Extrajudicial Settlement of Estate: IMPORTANT POINTS

How to transfer land title to heirs in the Philippines (Extrajudicial Settlement) - Lawyers in the Philippines

How to transfer land title to heirs in the Philippines (Extrajudicial Settlement)