By Carla Calleja, MBA, REB
The story: a deed, an OFW, and a 14-hour flight
Picture Ate Joy, a nurse working abroad. Her family is selling their lot back home, the buyer is ready, but the deed of sale needs her notarized signature. Until now, her choices were to fly home, line up at a Philippine embassy or consulate, or sign a Special Power of Attorney and have it authenticated and sent home. OFW ka? Puwede nang ipa-notaryo ang deed mo online, as long as you do it the right way. (Ate Joy is a fictional example.)
The short answer
Yes. The Supreme Court launched electronic notarization (eNotarization) nationwide on October 19, 2026. It runs under the Rules on Electronic Notarization, A.M. No. 24-10-14-SC, which the Court en banc approved on February 4, 2025. On October 13, 2026, the SC also signed joint guidelines with the Land Registration Authority (LRA) and the Securities and Exchange Commission (SEC) on how e-notarized documents are accepted, verified and processed, including property dealings and corporate filings.
How eNotarization works
- Two modes. In-person electronic notarization, where you appear physically before an electronic notary public, and remote electronic notarization, done by videoconference. The two may be combined.
- Digital documents only. The document must be in PDF or PDF/A format and processed through a Supreme Court-accredited Electronic Notarization Facility (ENF).
- Accredited providers. Reports on the launch named the first SC-accredited facilities as NotarizeIT (UNAWA), TWALA (Ohelio) and QLegal (Quanby Solutions). Always check the current list on the SC eNotarization portal.
- It supplements, not replaces. Traditional notarization stays. eNotarization is an added option.
- Not covered. Paper documents with handwritten signatures or marks, notarial wills, and depositions are excluded from the electronic process.
Why this matters for real estate
Almost every property transaction depends on a notarized document: deeds of absolute sale, Special Powers of Attorney, extrajudicial settlements among heirs, contracts to sell, lease contracts and affidavits. When one signatory lives abroad or in another province, notarization is often the slowest step. The SC-LRA guidelines signal that the land registration system is preparing to receive e-notarized documents for property dealings.
One honest caution: the public reports did not publish the LRA circular’s specific steps or fees. Before you rely on an e-notarized deed for transfer of title, ask the Registry of Deeds where the property is located how it is processing e-notarized documents. The BIR and the local assessor will also need to accept the document for the transfer taxes and new tax declaration.
Step by step: what to do now
- Go to the Supreme Court eNotarization portal (sc.judiciary.gov.ph/enotarization) and check the list of accredited facilities and commissioned electronic notaries public.
- Register with an accredited facility and choose a commissioned electronic notary.
- Prepare your document as a PDF and have your valid IDs ready for identity verification.
- Choose in-person electronic or remote notarization, as allowed for your document.
- Before signing a property deed, confirm with the Registry of Deeds, and with your broker or lawyer, that the document will be accepted for registration.
- Keep the electronic copy and its verification details safe. You will need them for the BIR, Registry of Deeds and assessor.
What this means for you
- OFWs and heirs abroad: you may no longer need to fly home just to sign. Plan your SPA or deed with your family and your broker first.
- Sellers and buyers: faster signing can mean faster closings, but registration rules still apply.
- Everyone: beware of fake online notary pages on social media. Only SC-accredited facilities and commissioned electronic notaries count. A fake notarization can void your deed and cost you the property.
FAQ
Is an e-notarized document as valid as a regular notarized one?
The Rules on Electronic Notarization were issued by the Supreme Court, which regulates notarial practice. Documents notarized under those rules by a commissioned electronic notary through an accredited facility are recognized notarial acts. For property registration, follow the LRA guidelines and your Registry of Deeds.
Can I e-notarize my last will?
No. Notarial wills are excluded from electronic notarization.
Do I still need the embassy or consulate?
Consular notarization remains an option. eNotarization adds another way to have documents notarized; it does not abolish existing ones.
How much does it cost?
The official fee details were not in the launch reports. Ask the accredited facility and electronic notary for their rates before you book.
Ask Broker Carla
Selling or buying property while you are abroad? Send me your “Broker Carla, …” question in the comments, on my Facebook page facebook.com/carlacallejabrokerphilippines, or by email at buyrentph@gmail.com. Licensed brokers help with all real estate concerns, from sales and leases to heirs’ settlements and title transfers.
This article is for general information only and is not legal or tax advice. For your specific situation, consult a lawyer or a licensed professional. Featured image: AI-generated illustration / dramatization.
