Go to the Register of Deeds and obtain a duplicate of the land title. There you can check if the title is indeed under the name of the owner or otherwise.

This is the FIRST step. Establish proof first that the land title is clean. Marami nagkalat na fake land titles ngayon.

Of course, there is a corresponding fee. And yes, depending on where the RD is, babalikan ninyo.

IIRC, sa Nasugbu RD, I paid php 750 per land title that I had authenticated.