Land Registration Authority

A. Problem Analysis

 1. What was the problem before the implementation of the initiative?
It has to be pointed that the Land Registration Authority (“LRA”) as a repository of all titles and records pertaining to registered lands began its mandate in 1903. Considering the passage of time, there is a tremendous challenge in terms of record keeping and management. The maintenance of a secured and tamper proof Torrens titling system has become a nightmare. These challenges ere confounded by a non-uniform, non-streamlined and non-rational system of registration transaction processes, not to mention the unreliable manual recording of these transactions. With the Land Titling Computerization Project (“LTCP”), it has an enormous impact on the landowners and stakeholders because it resulted to a convenient process stable and secured Torrens system.

B. Strategic Approach

 2. What was the solution?
The Land Titling Computerization Project (“LTCP”) under Build-Own-Operate (“BOO”) arrangement, as provided for in the Build-Own-Transfer (“BOT”) Law and is a major Information Technology (“IT”) project of the Philippine Government meant to secure land ownership and to restore the integrity of the land titling and deeds registration system of the country. The Project involves the development of customized application systems, the supply of IT products and services, training of end users, conversion of titles and documents into digital form, nationwide network interconnection, and construction of IT-enabled Registry of Deeds offices and all costs related to the design, development, delivery, operation and maintenance of the LTCP are funded by a private proponent which is allowed to collect IT Service Fees from users of the system to recoup its investment.

 3. How did the initiative solve the problem and improve people’s lives?
The Land Titling Computerization Project has ushered in ease of doing business that benefited not only the land sector of the society but the poorest and most vulnerable as well. The transparency, accountability and integrity that have been promoted as a result of the computerization project had immensely improved the trust and confidence of the public, regardless of their social status, on the country’s titling system. The automation of the process in the registry offices has reduced, if not slowly eradicated corruption.

C. Execution and Implementation

 4. In which ways is the initiative creative and innovative?
The Land Titling Computerization Project is not only creative and innovative but also novel because it is one pioneering program in the Philippines that introduced total computerization of the entire process of a front line agency. Innovative and creative, because the fact that the title information of all registered lands in the country were placed in one data base, it allowed all other imaginable services to be offered to the public, not only land registration services, but also parcel verification service, geo-spatial service, parcel location service, etc. It also allowed LRA to share information and data linkage with other front line agencies in the government.

 5. Who implemented the initiative and what is the size of the population affected by this initiative?
The Land Titling Computerization Project has benefited the organization of Land Registration Authority which has a total 167 offices all across the Philippine Archipelago and the entire personnel numbering about 2,400. In so far, as it benefits the public, the number of registered owners based on the number of titles now placed in the data base is 24 million more or less. Land Registration Authority is the government agency in the Philippines that is mandated by law to be the repository of all these titles and administer all registration transactions of these titles.
 6. How was the strategy implemented and what resources were mobilized?
The Philippine Government recognizes that the present infrastructure needs of the country are far greater than what can be provided solely through public financial support. As such, a number of government policies were implemented to actively encourage private sector participation in infrastructure development by providing for attractive investment opportunities and incentives to both local and foreign investors. This private participation resulted into the enactment of the Build-Operate-Transfer (BOT) law and the LTCP is an example of a PPP project. The implementation of the BOT Law has opened up tremendous opportunities to the government to tap the private sector resources required for infrastructure development. The private sector, on the other hand, has been given numerous attractive opportunities to contribute to the development of the Philippines while at the same time generating reasonable amount of profit. The Project Proponent, at its cost, provided the following items/contributions to the project: (a) Computer hardware including installation and cabling or re-installation and additional cabling at LRA Central Office; (b) Software; (c) Development/Site preparation of central facility (LRA Computer Center, Quezon City) and land titling outlets in the Registry of Deeds and the maintenance thereof; (d) IT Services (application systems development, data base conversion, network installation, project management, change management organizational training and education, process re-engineering, technical support and maintenance, telecommunications services, physical and information systems security); (e) System’s promotion/information campaign; (g) Personnel, subject to confirmation of LRA; (h) Complete documentation of the system, including both the operating manual and technical manual; (i) Training of LRA and Project Proponent personnel handling the IT Facility; and (j) Upgrading/Replacement of Hardware and Software and Enhancement of Applications System.

 7. Who were the stakeholders involved in the design of the initiative and in its implementation?
The stakeholders, particularly the banks, financial institutions, real estate developers, brokers, and the government agencies, have been in constant coordination with the Land Registration Authority recommending innovations on ease of doing business and suggest programs that would help alleviate the needs of the transacting public.

 8. What were the most successful outputs and why was the initiative effective?
With the LTCP, the Agency has implemented the following services: (a) E-Titling is the conversion of all manual titles to e-Titles and this supports the LRA’s Computerization Project. It sources the original (Vault Copy) Titles from loss and destruction and allows easier retrieval for transaction processing. With an eTitle, owners are spared from the expensive and tedious process of reconstitution, in case the Vault Copy is lost or damaged. Faster transaction processing turn-around-time is expected, as titles need not to be retrieved from the vault eTitles shall allows LRA to further innovate with respect to Service Delivery to clients --- eTitles enable LRA to implement A2A Registration; and it supports the risk management requirements as eTitles are not subject to misplacement; (b) The “Anywhere-to-Anywhere” CCV Kiosk can be used for the verification and/or issuance of certified true copies of titles from any Registry of Deeds nationwide from the kiosk, which may be located in malls, and other convenient areas. The A2A CCV Kiosk de-clogs the Registries of Deeds. It also reduces the cost of travelling and time spent by clients in getting certified true copies of titles. This service is a result of the on-going LTCP; (c) The Mapping Services of LRA show the graphical representation of land parcels with respect to its geographic location and features within an area; (d) Parcel Verification Service is availed of when the client knows the specific title number/s to be mapped. It shows the configuration of the parcel and the relative position/location and is best used for verifying the location of a specific property; (e) Geo-spatial Query Services shall be used when the client does not know the title number/s but knows a Point-of-Interest and/or an Alignment are generally located; (f) LRA Online Tracking System, enables a used to know the status of his transaction by logging on to the LRA website; (g) The LRA AksyonAgadCenter was also established as a centralized venue to follow-up on the status of transactions, file complaints and suggest improvements. It located in the LRA Central Office and manned by trained personnel.

 9. What were the main obstacles encountered and how were they overcome?
The major challenges of LRA include: (a) insufficient manpower, (b) disorganized records management system and continued loss of records, (c) defective survey plans and technical descriptions, (d) existence of fake titles, (e) lack of uniform procedures in the RDs, (f) slow processing of registration transaction, (g) slow responses to queries as to the status of titles/lots, and (h) inefficient reporting system.

D. Impact and Sustainability

 10. What were the key benefits resulting from this initiative?
The ongoing implementation of the LTCP has greatly benefitted the agency and the public in general. This is aimed at the following objectives: (a) Ensuring the integrity of the land titling/registration system by moving from a largely paper-based to largely paperless system, thereby securing tighter control over the land titles; (b) More secure titles and documents; (c) Standardized processes, fees and requirements; (d) Updated information and records; (e) Disaster recovery and business-continuity protocols; (f) Better and more comfortable facilities; and (g) Anywhere-to-anywhere capabilities. On the outset, it should be emphasized that the LRA is mandated with the task of preserving the land registration process and protecting the sanctity of the Torrens title. It is the central repository of all land records and through the Registries of Deeds nationwide, keeps all records of its instruments affecting registered and unregistered land as well as mortgages affecting personal and movable properties. The LTCP has been beneficial to all property holders. First, all documents relating to a registered property are now stores in a database. The resulting title over a property is now electronically generated and the vault copy of the office is stored electronically. Hence, in the event of disasters affecting the office, titleholders should not worry about the loss of their title called the "eTitle" in the office as they can be restored at any time after a disaster. The remedy of reconstitution of land titles, which is a long and tedious process during the manual processing of titles, now become fast as the retrieval of electronic copy of a lost copy can be done by a tick of the finger. Furthermore, because of this electronic image, a property holder may now get a certified true copy of his title from any computerized registry office, unlike before that they need to go the office where the original copy of the title is kept. This is called the "anywhere-to-anywhere" and this will bring about saving of time and resources to the title holders. Today, banks have their own IT facility at their respective offices so that they can retrieve copy of the titles being mortgaged to such banks. Everyone, including the poor and vulnerable, can now lodge their complaint at anytime with the LRA AksyonAgadCenter where a hotline is provided by the agency. Alternatively, one who has a pending transaction at any registry office, may check the status of his transaction by logging on the LRA website at and use the link LRA Online Tracking System. The public need not go to the registry office to verify status of the transaction. Double titling over one property is now detectable during the computerization process. The project, through its geo-spatial services, also helps other agencies which are into transmission lines and waterways as it is now easier to identify which properties are to be affected by their project, making it easier for landowners, most of whom are from the provinces, to be paid their just compensation when their properties as expropriated by the government.

 11. Did the initiative improve integrity and/or accountability in public service? (If applicable)
The initiative has improved the integrity and diminished corruption in the public service. The personnel at the Registry of Deeds nationwide have become conscious in the performance of their official duties because of the the LTCP. With the Land Titling Computerization Project, the system can easily generate ageing reports per transaction. This means that a transaction can be monitored and the system can easily provide information at which level or process it has incurred delay. On the other hand, the LRA Aksyon Agad Center, a one-stop shop interactive support system that receives inquiries and concerns from the public such as updates on status of transactions and complaints, is first in the list of Land Registration Authority’s new projects for 2017. The hotline directs the call to the respective Land Registration Authority’s Registry of Deeds (RD) office involved and provides feedback to the client. The public may contact the LRA Aksyon Agad Center via SMS, email, or landline. Moreover, The LRA Online Tracking System (LOTS) enables a used to know the status of his transaction by logging on to the LRA website; (g) The LRA Aksyon Agad Center was also established as a centralized venue to follow-up on the status of transactions, file complaints and suggest improvements. It located in the LRA Central Office and manned by trained personnel. Therefore, these government personnel, with these initiatives in mind, are now aware that at any time a complaint may be lodged against them for not performing their official duties well.

 12. Were special measures put in place to ensure that the initiative benefits women and girls and improves the situation of the poorest and most vulnerable? (If applicable)
This is not applicable to the initiative.

Contact Information

Institution Name:   Land Registration Authority
Institution Type:   Government Department  
Contact Person:   Robert Nomar Leyretana
Title:   Administrator  
Telephone/ Fax:   632 - 925 - 6603
Institution's / Project's Website:  
Address:   5 NIA Road, LRA Compound, East Avenue, Diliman
Postal Code:   1100
City:   Quezon City
State/Province:   Metro Manila

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