Philippines · Property Consulting
Property consulting services in the Philippines
Understanding Philippine property
What buyers and investors need to know
Philippine property runs on the Torrens system: the certificate of title, kept at the Registry of Deeds, is the near-conclusive record of ownership. That makes verification both possible and essential, because what the seller shows you and what the registry says can differ, and encumbrances annotated on the title follow the land, not the seller.
Foreign participation has firm rules. Foreign nationals cannot own land directly, but they can own condominium units within the 40% foreign quota of a project, hold long-term leases, or participate through a Philippine corporation observing the 60/40 ownership rule. Choosing the right vehicle before committing money is the difference between a sound investment and an unwindable one.
Transfers are also a tax event: capital gains tax, documentary stamp tax, transfer tax and registration fees all fall due on a timeline, and titles do not move until the taxes clear. Sequencing the payments and filings correctly is most of what makes a transfer fast.
How we support you
From sourcing to a clean title in your name
Acquisition support
Property Sourcing, Site Selection and Due Diligence
Properties identified against your brief and screened early, so you only pursue sites that survive scrutiny.
Market Research and Property Valuation
Independent research and valuation so your offer reflects the market, not the seller's ambition.
Property Due Diligence
Title, encumbrances, tax status and ownership history verified at the Registry of Deeds before you commit.
Title and Ownership Transfer
Transfer taxes, BIR clearance and registration handled through to a new title issued in your name.
Sale Contract Review and Preparation of Deed
Contracts to sell and deeds of absolute sale reviewed or drafted to protect your position at signing.
Special cases
Land Reclassification or Land Conversion
Agricultural land reclassified or converted for your intended use, managed through the LGU and DAR process.
Estate Acquisition and Extrajudicial Settlement
Property held by estates settled and acquired properly, with heirs' settlements documented and taxes cleared.
Cancellation of Mortgage / Encumbrance
Annotations that cloud a title cancelled at the Registry of Deeds so the property transfers clean.
Land Titling Application (Judicial or Administrative)
Untitled land brought into the Torrens system through the judicial or administrative route that fits the facts.
How it works
From search to a title in your name
1
Brief and sourcing
We source and shortlist properties against your requirements, or take a property you have found into screening.
2
Due diligence
Title, encumbrances, tax status and ownership history verified at the Registry of Deeds and the assessor's office before any commitment.
3
Valuation and negotiation
Independent market evidence assembled so the price you agree reflects the market.
4
Contracts and closing
The contract to sell and deed of absolute sale drafted or reviewed, and signing and payment structured safely.
5
Taxes, transfer and registration
BIR clearance, transfer taxes and registration completed through to a new title and tax declaration in your name.
Why buy property with ILA
Verified before purchased
Due diligence happens before the deposit, catching fake titles, liens and disputes early.
Clean transfers
Taxes, clearances and registration sequenced correctly so the title actually moves.
Hard cases handled
Conversions, estates and titling problems worked through rather than walked away from.
