Property Consulting · Estate Settlement
Estate acquisition and extrajudicial settlement
Property held by an estate settled among the heirs and transferred properly, whether you are an heir or a buyer.
Overview
When the owner on the title has passed away
A large share of Philippine property is still titled to someone who has died. Until the estate is settled, no one heir can give a clean title, and buyers who pay one family member without a proper settlement risk losing both the money and the property. Where the decedent left no will and no outstanding debts, and the heirs agree, the estate can be settled out of court through an extrajudicial settlement under Rule 74 of the Rules of Court.
The settlement is executed as a public instrument and must be published in a newspaper of general circulation once a week for three consecutive weeks. Estate tax must then be settled with the BIR, which issues the eCAR needed to transfer the title to the heirs or directly to a buyer. Where there is a will, a dispute or unpaid debts, court proceedings are needed, and we coordinate with counsel.
What we handle
Estate services
From settlement to a clean title.
Heir and estate review
Heirs, properties and the estate's situation reviewed to confirm the right route.
Settlement documents
Extrajudicial settlement or self-adjudication prepared with the required parties.
Publication and estate tax
Publication arranged and estate tax filed and settled with the BIR.
Transfer or sale
Title transferred to the heirs or the property sold to a buyer cleanly.
How it works
How it works
Settled, cleared, then transferred.
Assessment
Death certificate, titles and family details reviewed with you.
Settlement
The settlement drafted, signed by all heirs and notarized.
Publication and tax
Notice published as required and estate tax cleared with the BIR.
Registration
New title issued at the Registry of Deeds in the right name.
Why settle estates with ILA
Full settlement
Documents, publication, estate tax and registration handled together.
Buyer protection
Estate purchases structured so every heir's rights are properly settled.
Counsel when needed
Contested or court matters coordinated with licensed lawyers.
Frequently asked questions
Estate questions, answered
When is extrajudicial settlement possible?
Under Rule 74, when the decedent left no will and no outstanding debts and all the heirs agree on the division. If there is only one heir, an affidavit of self-adjudication may be used instead. Otherwise, settlement goes through the courts.
Can I buy property that is still in a deceased owner's name?
Yes, but only with a proper settlement signed by all the heirs, the estate tax cleared, and the sale documented correctly. Buying from one heir alone is one of the most common ways buyers lose money. We structure the purchase so you receive a clean title.
What if some heirs live abroad?
They can usually sign abroad or appoint a representative through a special power of attorney, with the documents apostilled or consularized as needed. We coordinate the paperwork across countries.
Dealing with property in a late owner's name?
Book a free consultation and we will review the estate and the route to a clean title.
