This guide provides a detailed walkthrough of the process of titling a lot in San Vicente, Palawan. It explains each stage — from survey and documentation to government office submissions and final issuance — so that you, or your authorized representative, can prepare the necessary requirements and follow the process with confidence.
Overview: What to Expect
The titling process in San Vicente involves several government offices. The most frequently engaged offices include:
- Barangay Office – verification of location and issuance of barangay certification
- CENRO Roxas (Community Environment and Natural Resources Office) – primary processing office for San Vicente lots
- DENR Regional Office (Pasay City) – confirms surveys and issues location clearances
- Regional Trial Court (Puerto Princesa City) – issues court clearance ensuring no legal disputes on the property
- LRA (Land Registration Authority, Quezon City) – required for confirmation of new surveys after the titling suspension
Timeline: The entire process usually takes 1 to 2.5 years from the start of the survey up to the release of the land title. Duration varies depending on workloads, document completeness, and regional approvals.
Preliminary Stage: After Down Payment
Once the buyer has made the down payment, the following take place:
- The lot is officially assigned under the buyer’s name in the survey plan.
- Survey processing begins. Historically, surveys were completed in 6 months; at present, expect 12 to 18 months due to backlogs and the impact of the recently lifted titling suspension.
After Full Payment: Waiver of Rights
When the full purchase price has been settled, the seller (or heirs) executes the Waiver of Rights in the buyer’s name. This document is crucial because it serves as the buyer’s legal basis for applying for titling.
- If the property comes from an estate, an Extrajudicial Settlement with Waiver of Rights is required instead.
- The Waiver must be notarized for validity.
After execution of the Waiver, payment of taxes and fees to the Bureau of Internal Revenue (BIR) follows:
- 6% Capital Gains Tax
- 1.5% Documentary Stamp Tax
- Estate Tax (if the lot forms part of an inherited property)
Step 1 — Barangay Certification
- Present the Waiver of Rights (or Extrajudicial Settlement with Waiver) to the Office of the Barangay Captain where the lot is located.
- The Barangay may schedule a site inspection. If you cannot attend personally, your representative must present a notarized Special Power of Attorney (SPA).
- Pay the Barangay Certification Fee. Some barangays also impose a Visitation Fee, depending on local ordinances.
- After verification, the Barangay issues the Barangay Certification together with the official receipt.
Step 2 — CENRO Roxas (Submission & Local Requirements)
CENRO Roxas is the main processing office for San Vicente titling. The process includes:
- Secure titling forms at CENRO, including the Affidavit of Two Disinterested Persons.
- Have two residents of the barangay (not relatives, with no interest in the property) sign the affidavits to attest to your ownership.
- Submit the following requirements to CENRO:
- Waiver of Rights / Extrajudicial Settlement with Waiver
- Barangay Certification
- Affidavits of Two Disinterested Persons
- Accomplished Titling Application
- Payment of Application Fee — ₱150
Tip: Always prepare multiple photocopies. Bring the originals for verification — CENRO staff usually require these before accepting copies.
Step 3 — LC Confirmation (Regional Office)
After submission, CENRO requests Location Confirmation (LC) from the DENR Regional Office. This step validates that the lot is within alienable and disposable land.
Timeline: 6 months to 1 year.
Step 4 — Court Clearance (Regional Trial Court)
Once LC Confirmation is secured, a Court Clearance must be obtained from the Regional Trial Court. This ensures the property is free from legal disputes or ongoing cases.
Step 5 — LRA Confirmation (for New Surveys)
For surveys conducted after the suspension of titling, an additional step is required: LRA Confirmation. This validates that the survey is properly recorded with the Land Registration Authority in Quezon City.
Timeline: 1 to 2 months. Weengage the services of licensed Geodetic Engineers to handle this efficiently.
Step 6 — CENRO Site Inspection
Before final approval, CENRO usually performs an on-site inspection of the lot. The buyer or their authorized representative (with SPA) must be present during the visit. If you cannot attend personally, your representative must present a notarized Special Power of Attorney (SPA).
Final Steps: Title Issuance
After all clearances and confirmations are in place, CENRO endorses the titling application for the preparation of the land title. The final title is released through the Register of Deeds in Puerto Princesa City.
Overall timeline: From CENRO submission to title issuance, it usually takes 12 to 30 months. Delays often come from three factors:
- Workload at Regional Office – heavy caseloads slow down LC and survey confirmations
- Completeness of Documents – missing signatures, wrong notarial wording, or incomplete annexes cause repeat submissions
- Geographic Distance – San Vicente’s remoteness may delay scheduling of inspections and communication with CENRO Roxas
Checklist: Documents & Items to Prepare
| Document / Item | Notes |
|---|---|
| Waiver of Rights / Extrajudicial Settlement | Must be notarized. Bring original + several photocopies. |
| Barangay Certification | Issued by Barangay; keep certificate and official receipt. |
| Affidavit of Two Disinterested Persons | Signed by two barangay residents, not related to buyer. |
| Signed Titling Application | Form available at CENRO Roxas. |
| Special Power of Attorney (SPA) | Required if a representative will act on your behalf during submissions or inspections. |
| Payment Receipts | Retain all receipts for Barangay, CENRO, and BIR transactions. |
| Copy of Survey Plan | Submit the approved survey plan once available. |
