Losing a land title in the Philippines—whether due to fire, flood, theft, or misplacement—can be distressing. Thankfully, Philippine law offers two legal remedies to recover your property rights: reconstitution and reissuance.
While both aim to restore your title, the processes, requirements, and legal grounds are different. In this guide, we’ll explain the differences between reconstitution vs reissuance of land title in the Philippines, when each applies, and how to begin the land title replacement process.
1. What Is the Lost Land Title Process in the Philippines?
When a land title is lost, you first need to determine which version of the title is missing:
The original copy is the one kept by the Register of Deeds (RD) and is considered the master record.
The owner’s duplicate copy is issued to the property owner and is typically used for transactions, such as selling or mortgaging the property.
Depending on which copy is lost or destroyed, either reconstitution or reissuance will apply.
2. What is Reconstitution of Title?
Reconstitution refers to the legal process of rebuilding or restoring the original copy of the land title that is kept at the Register of Deeds. This is often necessary when public records are destroyed due to calamities like fires, floods, or natural disasters.
When to File for Reconstitution:
The original copy of the title was lost or destroyed from government records
Usually happens during major disasters that affect registry offices
Types of Reconstitution:
a. Administrative Reconstitution
Initiated when a substantial number of titles are destroyed
Conducted under the supervision of the Land Registration Authority (LRA)
Supported by authenticated sources like tax declarations, plans, and certified true copies
b. Judicial Reconstitution
Filed in Regional Trial Court (RTC)
Applies when a single or few titles were lost
Requires formal petition, publication, and court proceedings
3. What is Reissuance of Title?
Reissuance is the process of replacing the owner’s duplicate copy of the title when it has been lost, stolen, or damaged, but the original copy still exists at the Register of Deeds.
When to File for Reissuance:
The owner’s duplicate title is missing or destroyed
The original remains intact at the Register of Deeds
Key Steps in Reissuance:
Affidavit of Loss – A notarized affidavit detailing how the title was lost
Certified True Copy – Obtained from the RD to prove the original still exists
Petition for Reissuance – Filed in RTC with jurisdiction over the property
Publication – Notice published in a newspaper for 3 consecutive weeks
Court Hearing and Approval
New Duplicate Issued by Register of Deeds
This is the common route for individuals who misplaced their copy but have an intact government record.
4. Side-by-Side Comparison Table of Reconstitution vs Reissuance Land Title Philippines
Feature | Reconstitution | Reissuance |
What is Lost | Original copy at Register of Deeds | Owner’s duplicate copy |
Where It's Filed | RTC (Judicial) or LRA (Administrative) | Regional Trial Court (Judicial) |
Main Requirement | Proof of public record destruction | Affidavit of Loss by registered owner |
Court Publication Needed | Yes (Judicial reconstitution) | Yes (Judicial process) |
Government Agency Involved | LRA, Register of Deeds | Register of Deeds |
Outcome | Restoration of public record | Issuance of new duplicate copy |
Applicable Law | Property Registration Decree (PD 1529) | Property Registration Decree (PD 1529) |
5. Common Misunderstandings
“My title is lost so I need reconstitution.”→ Not always true. If your title is lost but the original is intact at the RD, you only need reissuance.
“I can get a new copy without going to court.”→ Only administrative reconstitution avoids court—but it applies in bulk title losses and through government-led efforts.
“I don’t need a lawyer.”→ Because both processes involve legal filings, hearings, and publications, having a lawyer ensures you avoid costly mistakes and delays.
6. Tips to Protect Your Land Title
Whether you’ve gone through reissuance or reconstitution, protect your new title copy:
Store in a fireproof and waterproof location
Keep digital scans and photocopies
Don’t give your title to others without legal safeguards
Report immediately if lost again
Final Thoughts
The difference between reconstitution vs reissuance of land title in the Philippines lies in what was lost—the original at the Registry, or your personal copy. Understanding this distinction is critical for taking the right legal steps, minimizing risks, and ensuring that your property rights are fully restored.
Need Legal Help Recovering a Lost Land Title?
At DP Law, we assist property owners across Metro Manila, Cavite, and Laguna with both reconstitution and reissuance of land titles. We’ll handle the affidavits, court filings, publication, and coordination with the Registry of Deeds, so you don’t have to worry.
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