Lawyers in the Philippines

Property Law Firm
Lawyers in the Philippines

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Why choose us?

Reissuance is the only way to replace a missing Philippine Owner's Land Title.
We give you a clear-eyed, honest assessment of your Reissuance or Reconstitution case for a missing Land Title and what is needed for its success.
Reconstitution is also the only way to have a new Registry of Deeds Title repalced.
FCB Law Office has handled several land cases as a Property Law Firm and has experience in replacing lost titles, due diligence, and managing land disputes.
FCB Law Office provides quotes for either of the 2 cases, upon initial case assessment.
We provide a reliable estimate of total picture of case costs and what factors increase and decrease it (i.e. fighting relatives increase costs, etc.) so you know what to expect.
As a Property Law Firm, FCB is reliable and trustworthy
As a Property Law Firm, FCB Law Office always does  what is best for the case & attends to the small details that make or break the case because we care about your case’s success.

Why Do You Need to Replace a Land Title
Through Reissuance and Reconstitution?

A missing Land Title is a serious problem because it means that your ownership of the Land can be challenged. Also it means that the land cannot be transferred to new heirs or owners.

Reconstitution to replace a missing PH Land Title is a must because it secures your ownership of the property.

Secure Ownership

Your ownership is proven through the 2 main documents of the Owner’s Title and the Registry of Deeds Title. You need both – not just one – to secure your ownership. A tax dec is not enough.

Reissuance to replace an Original Land Title is necessary as you cannot transfer to heirs without an Original PH Land Title

Transfer to Heirs

After Estate Taxes have been paid, putting the name of the new heirs on the Title will need the Owner’s Title as well as the Certified True Copy of Title from the Registry of Deeds. Without either, you will not be able to transfer.

Reconstitution must happen if the RD PH Land Title is lost

Transfer to New Owners

After a sale and the payment of Transfer Taxes at the BIR, the Owner’s Title and the Certified True Copy of Title from the Registry of Deeds must be submitted to transfer the title to the name of the buyer.

If the Owner's land title is missing, you will need a Reissuance case to replace it so that you can mortgage the land.

Mortgage it

You will not be able to use the property for collateral at the bank if one of the Titles is missing. Without the Titles, you will have a hard time developing, mortgaging or otherwise maximizing the title and profiting from the land.

Property Law Firm
Reissuance and Reconstitution

“The Certificate of Title is the best evidence of ownership. For this reason, owners or heirs who have lost or are missing the Certificate of Title should apply for its reissuance or reconstitution. This will secure their ownership of the property, as well as allow them to sell or dispose of it in the future.”

Atty Francesco Britanico, Founder

Email Atty Now

What are the requirements?

The case to replace a missing title can be started even if you are abroad – you will just need to present witnesses and proof of ownership. The type of proof presented depends on whether you are replacing the Owner’s Title or the Registry of Deed’s Title.

FCB is a Property Law Firm and we can handle cases filed from abroad

Can File From Abroad

As Property Law Firm, we have the experience to guide you in gathering documents such as proof of ownership for a successful Reissuance or Reconstitution case as symbolized by a photo of a lady examing property documents.

Evidence Required

A man signing his Judicial Affidavit, showing how our experience as Property Law Firm helps us correctly prepare your witnesses for testimony.

1 Witness, possibly videocon

A PH Property Lawyer shaking hands with a client before the start of a Reissuance case symbolizing all the coordination needed between a client and his lawyer.

Coordination with your lawyer

Reissuance & Reconstitution 6 Step Process

An email icon as FCB Law Office initial inquiries are handled through email.
Email Us and explain which Land Title is missing, how it was lost and how the loss was discovered. Be as detailed as you can and explain the situation fully. As a Property Law Firm, we’ll give you a fair assessment.
A grey paper icon expressing how our experience as a PH Property Law Firm, helps us sift through the documents to see what evidence is available and and how to make it stronger.
Documents Needed Proofs of ownership must be presented or gathered. If the Owner’s Title is missing, provide a CTC Title from the RD. If the RD’s Title is missing, provide the Owner’s Title.
Before any Reissuance or Reconstitution case, FCB Law will need to assess your situation and your evidence to determine the correct case strategy.
Case Assessment We’ll assess your case and the documents proving your ownership. We may ask you to get other documents to support your ownership claim as needed.
PH Court stamp on a Reissuance Court Petition showing that the case has been filed.
File at court FCB Law Office will file the case when we have completed all the document and when all the evidence that is needed has been gathered. It is important to already have all the documents at this point.
mail-account
Witness Testimony The judge will decide if videoconferencing testimony or personal testimony is required. It is the judge’s decision although we can certainly ask for videoconferencing.
A house icon with the scales of justice indicating our ability to prepare witnesses due to our experience in PH Property Law.
Decision The judge will issue a decision after all the hearings have concluded and all the evidence presented. The judge will pen the decision after the submission of the Formal Offer.
A gavel icon symbolizing a favorable Court Decision for a Reconsitution case
Registration The Court Decision will need to be submitted to the Registry of Deeds when the Decision is final. Then, the new Title be will issued or replaced.

Further Reading

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Frequently Asked Questions

What is the reissuance of land titles in the Philippines?
Reissuance of land titles is a legal process that involves the issuance of a new owner’s duplicate of a land title to replace a lost or damaged original. The new title is an exact copy of the previous one, and is recognized as a valid replacement.
What is the reconstitution of land titles in the Philippines?
Reconstitution of land titles is a legal process that involves the restoration of a lost or destroyed original land title, based on existing records and documents, to create a new title that is deemed valid by the Registry of Deeds and other concerned government agencies.
When do you need Reissuance or Reconstitution of a land title?
You may need reissuance or reconstitution of a land title in the following situations:

  • The owner’s duplicate of the land title is lost or destroyed, and you need a new copy for legal transactions.
  • The original land title at the Registry of Deeds is lost, damaged, or destroyed due to fire, flood, or other natural disasters, or during wartime.
What are the requirements for reissuance of land titles in the Philippines?

The requirements for reissuance of land titles may include:

  • A notarized affidavit of loss explaining the circumstances of the loss or damage.
  • Proof of ownership, foremost amongst them the Certified True Copy of Title from the Registry of Deeds.
  • Additional proofs of ownership such as a Co-owner’s copy of the Title, Certified Tax Declarations, and other documents may be required, depending on the specifics of the case.
What are the requirements for reconstitution of land titles in the Philippines?
The requirements for reconstitution of land titles may include:

  • A notarized petition for reconstitution, stating the reasons for the reconstitution request.
  • Certified true copy of the latest tax declaration or tax receipt.
  • The owner’s duplicate of the land title or any authentic document that proves ownership.
  • Certified true copies of documents from the Registry of Deeds, Land Registration Authority, or other government agencies that have records related to the property.
  • Additional documents may be required, depending on the specifics of the case.
Where do I file for reissuance or reconstitution of land titles?
For reissuance and reconstitution, you need to file a case at the Regional Trial Court where the property is located.
How long does the process take?
The process for reissuance or reconstitution of land titles may take several months to a year and a half generally, depending on the complexity of the case, the availability of records, and the workload of the concerned government agencies.
How much does it cost to reissue or reconstitute a land title?
The cost for reissuance or reconstitution of a land title may vary depending on factors such as government fees, documentary stamps, and other incidental expenses. It is best to inquire with a lawyer for his estimated total cost of the case.

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