Question & AnswerQ&A (LRA Circular No. 20-2014)
The main purpose of the LRA is to preserve the integrity of the land registration process, protect the sanctity of the Torrens Title, and act as the central repository of all land records through its Registry of Deeds offices nationwide.
The LRA is implementing the Land Titling Computerization Project (LTCP), which aims to maintain current, complete, and accurate online title information, safeguard records from tampering or destruction, move towards a largely paperless system, protect land titles from loss due to disasters, and implement more reliable and predictable land registration procedures.
The SER mechanism is an option to avail of self-service electronic registration of transactions involving chattel mortgages and personal properties through LRA Extension Offices operated by LRA's partner institutions, providing an alternative to registering transactions directly at the Registry of Deeds.
Only Authorized Users in the LRA Third Party Extension Office are allowed to process transactions using the SER mechanism.
During transaction processing using the SER mechanism, the EPEB and databases of the Registry of Deeds having jurisdiction over the transaction ('Host RD') are used. All transactions are logged in sequence in the Host RD's EPEB and databases, and registration numbers follow the same sequence.
The Partner Institution must use the prescribed Standard CM Document with a 2D barcode containing the CM data, which must be signed, notarized, and submitted along with other required supporting documents.
All original documents must be kept securely by the Partner Institution and forwarded to the Host RD by specified deadlines monthly for safekeeping and compliance.
The Authorized Encoder receives notarized documents, inputs mandatory data, uploads documents, and the system computes fees. The Validation Officer certifies data completeness and authenticity, printing an Assessment Form and debiting the designated account for fees.
The system considers the transaction as confirmed if the Host RD has not acted upon it after one (1) business day.
Registration via the SER mechanism has the same legal effect as registering a similar transaction directly with the Host Registry of Deeds and complies with PD 1529, the E-Commerce Act, and other relevant laws.