Online Land Registration Changes: A Guide

Availability of Online Registration of Land Changes

Based on Clause 3, Article 131 of the 2024 Land Law concerning the principles of registering land and assets attached to land, the Online Land Registration Changes process is conducted via the National Public Service Portal. This system allows clients to submit electronic dossiers and track the processing status transparently. The regulation aims to facilitate public access to administrative services without requiring direct visits to state agencies.

In provinces and centrally-run cities, the Department of Natural Resources and Environment is responsible for implementing the online system. The national land database is connected to other specialized information systems to ensure data synchronization. Clients can access the public service portal of each locality to perform the Online Land Registration Changes procedure according to specific instructions.

The electronic registration system allows clients to conduct various transactions, from simple transfers to complex cases like inheritance division. The online land information lookup feature helps clients check the legal status of a land parcel before a transaction. This helps minimize legal risks and enhances transparency in real estate dealings.

Cases Requiring Registration of Land Changes

According to Clause 1, Article 133 of the 2024 Land Law, the registration of land changes is required for cases that have already been issued a Certificate and have undergone the following changes:

• Transfer, assignment, inheritance, or gifting of land use rights and assets attached to land.
• Capital contribution using land use rights and assets attached to land.
• Leasing or subleasing land use rights in infrastructure construction and business projects.
• Transfer of projects involving land use.
• A change of name is permitted.
• Changes in the information of the client or owner of assets on the issued Certificate that do not fall under the permitted name change category.
• Changes in boundary markers, boundaries, parcel dimensions, area, parcel number, and address.
• Registration of ownership of assets attached to land for which a Certificate has been issued; registration of changes to assets attached to land compared to the previously registered content.
• Change in land use purpose that requires permission from a competent state agency.
• Changes in the land use term.
• Changes in the form of land lease, land allocation, or payment of land use fees/rent.
• Changes in land use rights or ownership due to division, separation, consolidation, merger, organizational model change, agreement among household members, spouses, or a group of joint users/owners.
• Changes in land use rights or ownership resulting from a recognized mediation in a land dispute; an agreement in a mortgage contract for debt settlement; a decision on resolving a land dispute, complaint, or denunciation; a court judgment or decision.
• Establishment, change, or termination of rights to an adjacent land parcel.
• Changes in restrictions on the user’s rights.
• Changes in the right to use land for constructing surface works for the operation and exploitation of underground works, or ownership of underground works.
• Reissuance or renewal of the Certificate at the request of the client or asset owner.
• Exercising the right to mortgage land use rights and assets attached to land.
• Sale, transfer, or assignment of public assets that are land use rights.

Deadline for Registration of Land Changes

Clause 3, Article 133 of the 2024 Land Law specifies a 30-day deadline for registering land changes from the date the change occurs.

For judgment enforcement cases, the registration period starts from the date of handover of the enforced asset or auctioned property. For land use rights inheritance, the period starts from the date the inheritance is divided according to civil law or from the effective date of a court judgment. Adhering to this deadline ensures the accuracy and currency of the national land database.

When performing Online Land Registration Changes, the system automatically calculates the deadline and sends reminders.

Dossier for Online Land Registration Changes

Decree No. 151/2025/NĐ-CP specifies the components of the dossier for Online Land Registration Changes as follows:

Application for registration of changes in land and assets attached to land (using Form No. 18 of Decree 151/2025/NĐ-CP).

Attached to the application is a scanned copy of the dossier, with content that is complete, clear, and accurate as the original. This dossier includes:

• The issued Certificate.
• One of the documents related to the content of the land change for each specific case as prescribed.
• A document of representation as stipulated by civil law for cases where the procedure is carried out through a representative.

>>> See more at: Form No. 18 – Decree 151/2025/ND-CP

Procedure for Online Land Registration Changes

The procedure is regulated by Official Dispatch No. 7706/BTNMT-TCQLĐĐ dated December 19, 2022.

Step 1: Account Registration and Dossier Submission

Clients register an account and log in to the National Public Service Portal (NPSP) to initiate the procedure.

The client fills in the information on the Application for Registration of Land Changes (Form No. 18) and verifies citizen information through the National Population Database.

• Case 1: If authentication is successful, the system saves the application information.
• Case 2: If authentication fails, the system notifies the client to update the information.

For transfers, inheritance, or gifting of agricultural land, the client must declare the total area received in the “reason for change” section.

The dossier is attached as per regulations. The applicant can choose to send the original certificate and other original documents and receive the results via public postal service or directly at the receiving agency.

The client can choose to have the changes confirmed on the existing certificate or request a new certificate.

The dossier is sent to the branch of the Land Registration Office or the commune-level Land Registration Office.

Step 2: Dossier Reception

The receiving officer checks the dossier and notifies the client of the result via the NPSP account, email, or SMS.

• Case 1: If the dossier is rejected, the officer provides a clear reason.
• Case 2: If the dossier is incomplete or invalid, the officer requests supplementation.
• Case 3: If the dossier is complete and valid, the officer issues a receipt and acceptance form. The dossier is then forwarded to the Land Registration Office for processing.

Step 3: Dossier Processing

The leadership of the Land Registration Office assigns the case to a responsible officer.

The officer checks the information in the application against the land database.

If there are discrepancies or a new survey is needed, the officer sends a notification through the public service portal for the client to supplement the dossier.

If the information is correct, the officer sends a notification to the client regarding:

• Confirmation that the dossier is eligible for processing.
• Instructions for paying fees and charges.
• A request to submit the original Certificate and other original documents, specifying the time and place for submission.
• A note that results are issued only after financial obligations are met.

The officer updates the land database and forwards financial obligation information to the tax authority. The client pays fees online.

After receiving the original documents and payment confirmation, the officer finalizes the file.

• For a confirmation of change, the officer prints the confirmation for a signature.
• For a new certificate, the officer prints the new certificate for a signature from the competent authority (Land Registration Office or Department of Natural Resources and Environment).

The officer updates the cadastral file and land database.

Step 4: Returning the Result

The results are returned to the client via their chosen method (public postal service or direct pickup). This completes the Online Land Registration Changes procedure.

Fees for Online Land Registration Changes

Article 5 of Circular 85/2019/TT-BTC regulates the fees for registering land changes.

The fee level is determined by local authorities based on local socio-economic conditions. Generally, the fee for organizations is higher than for households and individuals.

Clients can pay fees online through the integrated payment gateway, which supports bank transfers, credit/debit cards, and e-wallets. The system automatically calculates the exact fee. An electronic receipt is sent via email after successful payment.

Consulting Services from Long Phan Consulting Company

With deep expertise in the Online Land Registration Changes process, Long Phan Consulting Company offers comprehensive support services, including:

• In-depth legal consultation on the validity of all documents.
• Assistance in preparing and completing the registration dossier.
• Support with notarization, authentication, and related administrative procedures.
• Acting as an authorized representative to perform the Online Land Registration Changes on the National Public Service Portal.
• Monitoring the dossier processing status and providing timely updates.

Long Phan Consulting Company is committed to assisting clients until the registration is complete. Contact us for detailed advice on our services.

Frequently Addressed Topics on Online Land Registration Changes

Authorizing Another Person for the Process:

A client can authorize another person to carry out this procedure. The authorization must be made in writing (power of attorney) and notarized or authenticated as required by civil law. The authorized person will use their own electronic identification account and digital signature.

Legal Consequences of Delayed Registration:

Failure to register changes within the 30-day deadline may result in administrative fines. More importantly, delays can lead to legal risks in future disputes and transactions.

Receiving the Updated Certificate:

After the dossier is approved and financial obligations are met, the land registration office will notify the client to bring the original Certificate for updating or issuance of a new one.

Other Taxes and Fees:

Depending on the transaction, other financial obligations may apply, such as Personal Income Tax (for the transferor) and Registration Fee (for the transferee). The online system typically guides the client through these payments with the tax authority.

Adjusting a Submitted Dossier:

Once submitted, a dossier cannot be modified by the client. If errors are found, the client must contact the processing agency directly or wait for a request for supplementation.

Processing Time Comparison:

Online submission saves travel time. However, the internal processing time by the state agency (appraisal, verification, signing) still follows the general legal timeline, typically not exceeding 10 working days. The main benefits are convenience and transparency.

Conclusion

The Online Land Registration Changes procedure, while straightforward, requires accuracy and strict adherence to legal regulations. Long Phan Consulting Company is ready to provide comprehensive support for a quick, efficient, and compliant process. Contact us immediately via our hotline 1900 636389 for detailed consultation and timely assistance.