property title

sir in 2006 i purchased 275qm vacant land, for the some of 600020.00, i was told that the title was clear, after signing of deed of sale and paying cash with a bank cheque, i was told the title would be with me within four weeks, sir countless of times i have been going to the atty. to know avail. we are now in 2012 and i kept paying the land tax every year and still that is not in my name, all the taxes have been paid on they said property, i cannot sell the property because everyone ask for the title, of which ofcourse i have not yet recieve one. also i have not recieve the declaration tax file. please tell me what i can do and please can you help me, Regards jaijho

check the property from the registry of deeds if through their database any encumberances, to whom it is titled, and if it really exist.. after that if the property is good, keep the deed of absolute sale and all papers when the property was sold to you.. get a tax dec from the municipality or city where the property is situated, go to bir an obtain a certificate of authority to register, then proceed to the city govt pay the transfer tax and other fees., then if everything goes well and malinis yung title you can by yourself register the same with the RD registry of deeds