Property Consulting · Due Diligence
Property due diligence in the Philippines
Title, taxes, seller authority and occupants verified at the source before any money changes hands.
Overview
Verify before you pay
Under the Torrens system, the certificate of title at the Registry of Deeds is the record that counts. That makes checking it essential. Photocopies and owner’s duplicates can be altered or out of date, and the registry copy may carry annotations the seller never mentioned: a mortgage, an adverse claim, or a notice of lis pendens warning of a pending court case. These follow the land, not the seller.
Title is only the start. We check the tax declaration and real property tax status with the assessor and treasurer, confirm that the person selling actually has authority to sell, and look at who is physically on the property and whether the zoning allows your intended use. You receive a clear report of what we found and what it means before you commit to anything.
What we handle
What we verify
Every point where a deal usually breaks.
Title and annotations
A certified true copy obtained from the Registry of Deeds and every annotation reviewed.
Tax status
Tax declaration and real property tax clearance checked with the assessor and treasurer.
Seller authority
Identity, special powers of attorney, corporate authority and spousal consent confirmed.
Occupants and zoning
Occupants, tenancy claims and zoning checked against your intended use.
How it works
How due diligence works
Checked at the source, reported in plain terms.
Document request
Title details, tax declaration and seller documents gathered.
Registry and LGU checks
Records verified at the Registry of Deeds, assessor and treasurer.
Site and seller review
Occupants, boundaries and the seller’s authority to sell confirmed.
Findings report
Risks set out with what must be fixed before closing, if anything.
Why run due diligence with ILA
Source records
We go to the Registry of Deeds and the LGU offices, not the seller's copies.
Plain findings
Every risk explained with what it means for your purchase.
Fixes, not just flags
Curable issues routed into cancellation, settlement or correction.
Frequently asked questions
Due diligence questions, answered
Is the owner's duplicate title enough?
No. The owner’s duplicate is the seller’s copy, and it can be forged or miss recent annotations. We obtain a certified true copy directly from the Registry of Deeds and compare the two.
Why does marital status matter?
Property acquired during a marriage is often co-owned by both spouses, so a sale may need the consent of the spouse who is not on the deal. Missing consent is a common reason sales are later challenged, so we confirm it at this stage.
What if you find a problem?
Many issues can be fixed before closing, such as cancelling a paid mortgage or settling unpaid real property tax. Others are reasons to renegotiate or walk away. We tell you which is which so you can decide.
About to commit to a property?
Book a free consultation and we will scope the checks your property needs before you pay.
