This document summarizes key provisions of the Property Registration Decree regarding land titles registration procedures in the Philippines. It discusses the nature of registration proceedings, the Land Registration Authority and its officials/employees, the functions of Registers of Deeds, registration application requirements, and original registration proceedings. The summary highlights that registration proceedings are in rem and confer indefeasible title, and outlines the government agencies and officials responsible for administering the land titles registration system.
This document summarizes key provisions of the Property Registration Decree regarding land titles registration procedures in the Philippines. It discusses the nature of registration proceedings, the Land Registration Authority and its officials/employees, the functions of Registers of Deeds, registration application requirements, and original registration proceedings. The summary highlights that registration proceedings are in rem and confer indefeasible title, and outlines the government agencies and officials responsible for administering the land titles registration system.
This document summarizes key provisions of the Property Registration Decree regarding land titles registration procedures in the Philippines. It discusses the nature of registration proceedings, the Land Registration Authority and its officials/employees, the functions of Registers of Deeds, registration application requirements, and original registration proceedings. The summary highlights that registration proceedings are in rem and confer indefeasible title, and outlines the government agencies and officials responsible for administering the land titles registration system.
PROPERTY REGISTRATION DECREE Sec. ! Naure of Re"israio# $roceedi#"s% &urisdicio# of cours. 1. Nature of registration proceedings is a. In rem b. ased on t!e genera""# accepted princip"es under"#ing t!e Torrens S#ste$ %. RTC e&c"usi'e and co$p"ete (urisdiction o'er a. App"ications for origina" registration b. A"" ot!er subse)uent petitions after origina" registration of tit"e *. C"er+ of court s!a"" furnis! t!e ,RA -it! % certified copies of a"" p"eadings. e&!ibits. order. and decisions fi"ed or issued in "and registration proceedings. Sec. ' Saus of o(er $re)e*isi#" la#d re"israio# sysem. 1. S#ste$ of registration under Spanis! /ortgage ,a- is discontinued. ,ands recorded under suc! s#ste$ not #et co'ered b# Torrens S#ste$ are considered unregistered "ands. %. A"" instru$ents affecting "ands under t!e Spanis! /ortgage ,a- $a# be recorded under Sec. 11* of t!is Decree. *. oo+s of registration for unregistered "ands under t!e Re'ised Ad$inistrati'e Code. as a$ended. s!a"" continue to re$ain in force0 pro'ided t!at a"" instru$ents dea"ing -it! unregistered "ands be registered under Sec. 11* of t!is Decree Sec. 11* 1 Recording of instru$ents re"ating to unregistered "ands La#d Re"israio# Au(oriy a#d is Re"isries of Deeds Sec. + La#d Re"israio# Au(oriy. In order to !a'e a $ore efficient e&ecution of "and registration "a-s. t!ere is created a ,and Registration Aut!orit# under e&ecuti'e super'ision of t!e DO2. Sec. , -fficials a#d Em$loyees of (e LRA. 1. Co$$issioner a. /e$ber of t!e P!i"ippine ar -it! at "east 13#rs of practice b. 4as sa$e ran+. co$pensation and pri'i"eges as t!ose of an Associate 2ustice of t!e Court of Appea"s %. Deput# Co$$issioner a. Sa$e )ua"ifications as t!ose re)uired of t!e Co$$issioner b. Co$pensation s!a"" be *+ per annu$ "ess t!an t!at of t!e Co$$issioner. ot! t!e Co$$issioner and t!e Deput# Co$$issioner are appointed b# t!e President *. T!e# s!a"" be assisted b# t!e fo""o-ing a. Di'ision c!iefs b. Specia" Assistant to t!e Co$$issioner c. C!ief Geodetic Engineer o T!eir co$pensation s!a"" be *+ per annu$ "ess t!an t!at of t!e Deput# Co$$issioner 5. A"" officia"s and e$p"o#ees of t!e Co$$issioner s!a"" be appointed b# t!e Secretar# of 2ustice upon reco$$endation of t!e Co$$issioner. e&cept Registers of Deeds. Sec. . /e#eral 0u#cio#s. 1. 6unctions of t!e Co$$issioner a. Issue decrees of registration pursuant to fina" (udg$ent and direct t!e RD to issue t!e corresponding certificates of tit"e0 b. Super'ision and contro" o'er a"" Registers of Deeds and ot!er personne" of t!e Co$$ission0 c. Reso"'e cases e"e'ated en consu"ta or on appea" fro$ t!e RD. d. E&ecuti'e super'ision o'er a"" c"er+s of court of "and registration courts -it! respect to t!eir duties and functions in re"ation to registration of "ands0 e. I$p"e$ent a"" orders. decisions. and decrees re"ati'e to "and registration0 f. 7erif# and appro'e subdi'ision. conso"idation. and conso"idation8 subdi'ision sur'e# p"ans of properties under Act. 59: e&cept t!ose co'ered b# PD9;< =Subdi'ision pro(ects>. %. 6unctions of t!e ,RA a. E&tend speed# and effecti'e assistance to t!e DAR. ,and an+. and ot!er go'ern$ent agencies in i$p"e$enting "and refor$ progra$0 b. E&tend assistance to "and registration courts?cadastra" courts0 c. Centra" repositor# of records of origina" registration of "ands under Torrens S#ste$. inc"uding subdi'ision and conso"idation p"ans. Sec. 1 -ffice of (e Re"iser of Deeds. 1. At "east 1 RD for eac! pro'ince and for eac! cit#. %. RD -it! #ear"# a'erage of co""ection of $ore t!an :3+ for t!e past *#rs s!a"" !a'e 1 Deput# Register of Deeds. *. RD -it! #ear"# a'erage of co""ection of $ore t!an *33+ for t!e past *#rs s!a"" !a'e % Deput# Registers of Deeds. 5. Secretar# of 2ustice s!a"" define t!e officia" station and territoria" (urisdiction of eac! Registr# upon reco$$endation of t!e Co$$issioner. Sec. 2 A$$oi#me# of Re"isers of Deeds a#d (eir De$uies a#d o(er su3ordi#ae $erso##el% salaries. 1. Registers of Deeds s!a"" be appointed b# t!e President upon reco$$endation of t!e Secretar# of 2ustice. %. Deput# Registers of Deeds and a"" ot!er subordinate personne" of RDs s!a"" be appointed b# t!e Secretar# of 2ustice upon reco$$endation of t!e Co$$issioner. *. Sa"aries 1 not rea""# i$portant. 5. Secretar# of 2ustice. upon reco$$endation of t!e Co$$issioner. s!a"" cause t!e rec"assification of Registries. Sec. 4 5ualificaio#s of Re"isers of Deeds a#d De$uy Re"isers of Deeds. 1. Registers of Deeds a. /e$ber of t!e P!i"ippine ar and -it! at "east *#rs of practice or !as been e$p"o#ed for at "east *#rs in an# branc! of go'ern$ent t!e functions of -!ic! inc"ude t!e registration of propert#. %. Deput# Register of Deeds a. /e$ber of t!e P!i"ippine ar. Sec. 16 /e#eral 0u#cio#s of Re"isers of Deeds. 1. Pub"ic repositor# of records of instru$ents affecting a. Registered "ands b. @nregistered "ands c. C!atte" $ortgages %. I$$ediate"# register an instru$ent presented for registration dea"ing -it! rea" or persona" propert# -!ic! co$p"ies -it! a"" t!e re)uisites for registration. a. If t!e instru$ent is not registerab"e. !e s!a"" den# registration. Denia" s!a"" be i. In -riting0 ii. State t!e reason t!erefor iii. Ad'ise t!e app"icant of !is rig!t to appea" b# consu"ta Sec. 11 Disc(ar"e of duies of Re"iser of Deeds i# case of 7aca#cy8 ec. 1. @nti" a Register of Deeds s!a"" !a'e been appointed or in case of 'acanc#. absence. i""ness. suspension. or inabi"it# of t!e Register of Deeds. !is duties s!a"" be perfor$ed b# t!e fo""o-ing officia"s. un"ess t!e Secretar# of 2ustice designates anot!er to act te$porari"#0 a. Deput# Register of Deeds. or % nd Deput# Register of Deeds. s!ou"d t!ere be one0 b. Pro'incia" or Cit# 6isca" or an# Assistant 6isca" designated b# t!e for$er in p"aces -!ere t!ere are no Deput# Register of Deeds. %. In case of absence. disabi"it# or suspension -it!out pa#. or in case of 'acanc#. t!e Secretar# of 2ustice $a# aut!oriAe pa#$ent of additiona" co$pensation to t!e acting Register of Deeds. *. In case of ne-"#8created pro'ince or cit# and pending estab"is!$ent of RD and appoint$ent of Register of Deeds. t!e RD of t!e $ot!er pro'ince or cit# s!a"" be t!e e&8officio RD for t!e ne- pro'ince or cit#. Sec. 1! -9#er:s I#de*. 1. S!a"" contain a"" registered o-ners. %. RD s!a"" sub$it to t!e ,RA a. /ont!"# reports on co""ections and acco$p"is!$ents0 b. Annua" in'entor# of tit"es s!a"" be sub$itted at t!e end of Dece$ber. Sec. 1' ;(ief /eodeic E#"i#eer. 4e s!a"" be t!e tec!nica" ad'iser tint !e ,RA on $atters in'o"'ing sur'e#s. -ri"i#al Re"israio# <roceedi#"s =Volu#ary >udicial <roceedi#"s? (1+)'+) A$$licaio#s Sec. 1+ W(o may A$$ly. 1. T!e fo""o-ing $a# app"# for registration of tit"e to "and a. T!ose -!o b# t!e$se"'es or t!roug! t!eir predecessors8in8interest !a'e been in i. OCEN possession and occupation ii. of alienable and disposable "ands of t!e pub"ic do$ain iii. under bona fide claim of ownership i'. since June 12, 194, or earlier. b. T!ose -!o !a'e ac)uired o-ners!ip of pri'ate "ands b# prescription. c. T!ose -!o !a'e ac)uired o-ners!ip of pri'ate "ands or abandoned ri'er beds b# ri!ht of accession or accretion. d. T!ose -!o !a'e ac)uired o-ners!ip of "and in an" other manner pro#ided for b" law. %. Co8o-ners s!a"" fi"e t!e app"ication (oint"#. *. ,and so"d under pacto de retro 1 'endor a retro $a# fi"e an app"ication for registration pro'ided t!at. s!ou"d t!e period of rede$ption e&pire during t!e pendenc# of t!e registration proceedings. t!e 'endor a retro s!a"" be substituted b# t!e 'endee a retro. 5. Trutee $a# app"# for origina" registration of an# "and !e"d in trust b# !i$. un"ess pro!ibited b# t!e trust agree$ent. Sec. 1, 0orm a#d ;o#e#s. 1. T!e app"ication s!ou"d be a. In -riting0 b. Signed b# t!e app"icant0 c. S-orn to. %. It $ust contain a. A description of t!e "and0 b. CitiAens!ip of app"icant0 c. Ci'i" status of app"icant. if $arried. na$e of spouse0 d. 6u"" na$es and addresses of a"" occupants0 e. 6u"" na$es and addresses of ad(oining "ot o-ners if +no-n. if not +no-. it s!a"" state t!e e&tent of t!e searc! $ade to find t!e$. *. See sa$p"e of app"ication in Ange" Notes. Sec. 1. No#)reside# a$$lica#. 1. A non8resident app"icant $ust a. 6i"e -it! !is app"ication an instru$ent appointing an agent or representati'e residing in t!e P!i"ippines. gi'ing !is fu"" na$e and posta" address b. 4e $ust t!erein agree t!at an# "ega" process $ade upon !is agent or representati'e pursuant to t!e app"ication s!a"" !a'e t!e sa$e "ega" effect as if $ade upon !i$ -it!in t!e P!i"ippines. %. If t!e agent dies. or "ea'es t!e P!i"ippines. t!e app"icant $ust $a+e anot!er appoint$ent for t!e substitute. If !e fai"s to do so. t!e court s!a"" dis$iss t!e app"ication. Sec. 11 W(a a#d W(ere o file. 1. 6i"ed -it! t!e RTC of t!e pro'ince or cit# -!ere t!e "and is situated. %. App"icant $ust fi"e -it! t!e app"ication a. A"" origina" $uni$ents of tit"es or copies t!ereof0 b. A sur'e# p"an appro'ed b# t!e ureau of ,ands. *. C"er+ of court -i"" on"# accept t!e app"ication if it is s!o-n t!at a cop# of t!e app"ication and a"" anne&es !a'e been furnis!ed to t!e Director of ,ands. Sec. 12 A$$licaio# co7eri#" ! or more $arcels. 1. App"ication $a# inc"ude % or $ore parce"s of "and pro'ided t!e# are situated in t!e sa$e pro'ince or cit#. %. T!e court $a# order an a$end$ent of t!e app"ication at an# ti$e b# stri+ing out one or $ore of t!e parce"s or b# se'erance of t!e app"ication. Sec. 14 Ame#dme#s. 1. A$end$ents inc"uding (oinder. substitution. or discontinuance $a# be a""o-ed b# t!e court at an# stage upon (ust and reasonab"e ter$s. 2. A$end$ents in'o"'ing =a> substantial chan!e in the boundaries0 or =b> an increase in area of the land app"ied for -!ic! in'o"'e t!e inc"usion of an additiona" "and s!a"" be sub(ect to t!e sa$e re)uire$ents of pub"ication and notice in an origina" app"ication. Sec. !6 W(e# la#d a$$lied for 3orders o# road. 1. App"ication s!a"" state a. B!et!er or not t!e app"icant c"ai$s an# portion of t!e "and -it!in t!e "i$its of t!e -a# or road b. And -!et!er t!e app"icant desires to !a'e t!e "ine of t!e -a# or road deter$ined. Sec. !1 Re@uireme# of addiio#al facs a#d $a$ers% ocular i#s$ecio#. 1. Courts $a# re)uire a. 6acts to be stated in t!e app"ication b. 6i"ing of an# additiona" paper %. Courts $a# a"so conduct an ocu"ar inspection. if necessar#. Sec. !! Deali#"s 9i( la#d $e#di#" ori"i#al re"israio#. 1. During t!e pendenc# of t!e registration proceedings. t!e "and $a# sti"" be t!e sub(ect of dea"ings in -!o"e or in part. %. T!e interested part# $ust present to t!e court a. T!e pertinent instru$ents toget!er -it! a subdi'ision p"an b. Subdi'ision p"an appro'ed b# t!e Director of ,ands. in case of transfer of portions *. Notice s!a"" be gi'en to t!e parties. 5. T!e court s!a"" t!en order t!at t!e "and be sub(ect to t!e con'e#ance or encu$brance created b# t!e instru$ents. or order t!at t!e decree of registration be issued in t!e na$e of t!e person to -!o$ t!e "and !as been co'e#ed b# t!e said instru$ents. <u3licaio#8 -$$osiio#8 a#d Defaul Sec. !' Noice of i#iial (eari#"8 $u3licaio#8 ec. 1. Bit!in ; da#s fro$ t!e fi"ing of t!e app"ication. t!e court s!a"" issue an order settin! the date and hour of the initial hearin!. %. T!e !earing s!a"" not be ear"ier t!an 5; da#s nor "ater t!an 93 da#s fro$ t!e date of t!e order. *. Pub"ic s!a"" be gi'en notice of t!e initia" !earing b# $eans of a. Pub"ication 1 upon receipt of t!e order of t!e court. t!e Co$$issioner s!a"" cause t!e notice of initia" !earing addressed to a"" persons. and re)uiring t!e$ to appear in court to sub$it t!eir opposition. to be pub"is!ed i. Once in t!e OG ii. Once in a ne-spaper of genera" circu"ation b. /ai"ing i. Bit!in < da#s after t!e pub"ication in t!e OG. t!e Co$$issioner s!a"" send notice to e'er# person na$ed in t!e app"ication -!ose address is +no-n. ii. If t!e app"icant re)uests to !a'e t!e "ine of a pub"ic -a# or road deter$ined. notice s!a"" be sent to a> Secretar# of Pub"ic 4ig!-a#s b> Pro'incia" Go'ernor c> /a#or iii. If t!e "and borders on a ri'er. na'igab"e strea$ or s!ore. ar$ of a sea -!ere a ri'er or !arbor "ine !as been estab"is!ed. or on a "a+e. or if it appears t!at a tenant8far$er $a# !a'e a c"ai$ ad'erse to t!at of t!e app"icant. notice $ust be gi'en to a> Secretar# of Agrarian Refor$ b> So"Gen c> Director of ,ands d> Director of Pub"ic Bor+s e> Director of 6orest De'e"op$ent f> Director of /ines g> Director of 6is!eries and A)uatic Resources c. Posting 1 at "east 15 da#s before t!e date of initia" !earing. t!e Co$$issioner s!a"" a"so cause a cop# of t!e notice to be posted b# t!e s!eriff in a conspicuous p"ace on i. eac! parce" of "and inc"uded in t!e app"ication0 ii. t!e bu""etin board of t!e $unicipa" bui"ding in -!ic! t!e "and or portion t!ereof is situated Sec. !+ <roof of <u3licaio# a#d Noice. Certification of t!e Co$$issioner and t!e S!eriff t!at t!e notices. as re)uired b# "a-. !a'e been co$p"ied -it! s!a"" be fi"ed in t!e case before t!e date of initia" !earing. Suc! certification s!a"" be conc"usi'e proof of suc! fact. Sec. !, -$$osiio# o a$$licaio# i# ordi#ary $roceedi#"s. 1. An# person c"ai$ing an interest. -!et!er na$ed in t!e app"ication or not. $a# appear on or before t!e date of initia" !earing or -it!in suc! furt!er ti$e as $a# be a""o-ed b# t!e court. %. T!e opposition. -!ic! s!a"" be signed and s-orn to. s!a"" state a. Ob(ections b. Interest c"ai$ed c. Re$ed# desired *. T!e court $a# re)uire t!e parties to sub$it a subdi'ision p"an appro'ed b# t!e Director of ,ands in t!e fo""o-ing cases a. B!en t!e opposition co'ers on"# a portion of t!e "and and said portion is not proper"# de"i$ited on t!e p"an attac!ed to t!e app"ication b. @ndi'ided co8o-ners!ip c. Conf"icting c"ai$s of o-ners!ip or possession d. O'er"apping of boundaries Sec. !. -rder of defaul% effec. 1. If t!ere are no oppositions $ade to t!e app"ication. t!e court $a#. upon $otion of t!e app"icant. order a defau"t to be recorded and re)uire t!e app"icant to present e'idence =genera" order of defau"t>. %. If t!ere -ere oppositions $ade. a defau"t order s!a"" be entered against t!ose -!o fai"ed to appear and fi"e and ans-er =specia" order of defau"t>. Aeari#"8 >ud"me#8 a#d Decree of Re"israio# Sec. !1 S$eedy Aeari#"% refere#ce o a referee. 1. Registration court s!a"" see to it t!at a"" cases s!a"" be disposed of -it!in 93 da#s fro$ t!e date t!e case is sub$itted for decision. %. T!e court $a# refer t!e case or an# part t!ereof to a referee -!o s!a"" a. 4ear t!e parties and t!eir e'idence b. Sub$it a report to t!e court -it!in 1; da#s after t!e ter$ination of suc! !earing *. 4earing before a referee $a# be !e"d at an# con'enient p"ace -it!in t!e pro'ince or cit# and after reasonab"e notice t!ereof s!a"" !a'e been sent to t!e parties concerned. 5. T!e court $a#. in its discretion. accept t!e report. or set it aside in -!o"e or in part. or order t!e case to be reco$$itted for furt!er proceedings. Sec. !2 <arial >ud"me#. T!e court $a# render partia" (udg$ent in cases -!ere on"# a portion of t!e "and is contested pro'ided t!at a subdi'ision p"an s!o-ing t!e contested and uncontested portions appro'ed b# t!e Director of ,ands !a'e been pre'ious"# sub$itted to it. Sec. !4 >ud"me# co#firmi#" ile. If t!e court finds t!at t!e app"icant or t!e oppositor !as sufficient tit"e proper for registration. (udg$ent s!a"" be rendered confir$ing tit"e of t!e app"icant. or t!e oppositior. to t!e "and or portions t!ereof. Sec. '6 W(e# &ud"me# 3ecomes fi#al% duy o cause issua#ce of decree. 1. 2udg$ent beco$es fina" upon t!e e&piration of 1; da#s fro$ t!e receipt of notice of t!e (udg$ent =*3 da#s in PD1;%9 -as a$ended b# P1%9 to 1; da#s>. %. Appea"s $a# be ta+en as in ordinar# ci'i" cases. *. After (udg$ent beco$es fina". t!e court s!a"" order t!e issuance of t!e decree of registration and t!e certificate of tit"e to t!e Co$$issioner. Sec. '1 Decree of Re"israio# 1. T!e Decree of Registration issued b# t!e Co$$issioner $ust a. ear t!e date. !our and $inute of its entr# b. e signed b# !i$ c. State ci'i" status of t!e o-ner. if $arried na$e of spouse0 pro'ided t!at if t!e "and for$s part of t!e con(uga" propert# t!en t!e decree s!a"" be issued in t!e na$e of bot! spouses d. State t!e nature of disabi"it#. if t!e o-ner is under disabi"it# e. State t!e age. if t!e o-ner is a $inor f. Contain a description of t!e "and as fina""# deter$ined b# t!e court g. Set fort! t!e estate of t!e o-ner !. A"" encu$brances to -!ic! t!e "and or o-nerCs estate is sub(ect %. Decree of Registration s!a"" bind t!e "and and )uiet tit"e t!ereto sub(ect on"# to encu$brances pro'ided b# "a-. It is conc"usi'e against a"" persons. inc"uding t!e go'ern$ent. Secio# '!)'+ Remedies =not inc"uded in $idter$s> ;adasral Re"israio# <roceedi#"s (',)'2) -rder for S$eedy Seleme# a#d Ad&udicaio#% Sur7ey% Noices Sec. ', ;adasral Sur7ey $re$araory o fili#" of $eiio#. 1. B!en. in the opinion of the $resident public interest so re%uires t!at tit"e to an# unre!istered lands be sett"ed and ad(udicated. !e $a# order t!e Director of ,ands to cause to be $ade a cadastral sur#e" of t!e "ands and t!e plans and technical description t!ereof prepared in due for$. %. Director of ,ands s!a"" gi'e notice to a"" persons of t!e da# on -!ic! t!e sur'e# -i"" begin. gi'ing fu"" and accurate description of the lands. Notice s!a"" be published in a. OG b. Ne-spaper of genera" circu"ation =pursuant to due process> And sent to T!e notice s!a"" "i+e-ise be posted in a conspicuous p"ace on t!e bu""etin board of t!e $unicipa" bui"ding. Cop# of t!e notice s!a"" a"so be sent to a. /a#or b. aranga# Captain c. Sangguniang Pan"a"a-igan d. Sangguniang a#an *. T!e Geodetic Engineers or ot!er e$p"o#ees in c!arge of t!e sur'e# s!a"" a. $ost a notice of t!e date on -!ic! t!e sur'e# is to begin in t!e bu""etin board of t!e $unicipa" bui"ding or barrio in -!ic! t!e "ands are situated. b. &ar' the boundaries b# $onu$ents. T!eir entr# on t!e "ands for t!is purpose is "a-fu". 5. Dut# of e'er# person c"ai$ing an interest to co$$unicate -it! t!e Geodetic Engineer upon !is re)uest. ;. An# person -!o -i""fu""# obstructs t!e $a+ing of an# sur'e#. or $a"icious"# interferes -it! t!e p"acing of an# $onu$ent or re$o'e suc! $onu$ent. or re$o'e or destro# an# notice of sur'e# posted on t!e "and. s!a"" be punis!ed b# i$prison$ent for not $ore t!an 1#r or b# a fine of not $ore t!an 1+. or bot!. <eiio#% Lo Num3ers Sec. '. <eiio# for Re"israio# 1. After t!e "ands !a'e been sur'e#ed. t!e Director of ,ands. represented b# t!e So"Gen. s!a"" institute origina" registration proceedings b# fi"ing t!e necessar# petition in t!e RTC stating t!at pub"ic interest re)uires t!at t!e tit"e to suc! "ands be sett"ed and ad(udicated. %. Petition s!a"" contain t!e fo""o-ing a. Description of t!e "ands b. Acco$panied b# a p"an t!ereof c. Ot!er data as $a# ser'e to furnis! fu"" notice to t!e occupants and to a"" ot!er persons -!o $a# !a'e c"ai$ an# rig!t or interest t!erein *. Cadastra" "ot nu$bers 1 -!ere t!e "and consists of % or $ore parce"s !e"d or occupied b# different persons. t!e p"an s!a"" indicate t!e boundaries or "i$its as accurate"# as possib"e. T!e parce"s s!a"" be nu$ber. !ence cadastra" "ot nu$bers. 5. Cadastra" "etter 1 t!e cadastra" "ot nu$bers s!a"" not be c!anged after fina" decision e&cept b# order of court. 6uture subdi'isions of an# "ot s!a"" be designated b# a "etter. 4ence cadastra" "etter. A#s9er Sec. '1 A#s9er o $eiio# i# cadasral $roceedi#"s 1. An# c"ai$ant s!a"" appear before t!e court b# !i$se"f or b# an# representati'e in !is be!a"f. and s!a"" fi"e an ans-er on or before the date of initial hearin! or within such further time as ma" be allowed b" the court. %. T!e ans-er s!a"" be a. Signed b. S-orn to *. It $ust a"so contain t!e fo""o-ing a. Ci'i" status0 if $arried. na$e of spouse b. Nationa"it# c. Residence d. Posta" address e. Age f. Cadastra" nu$ber of "ots c"ai$ed g. Na$e of barrio and $unicipa"it# in -!ic! t!e "ots are situated !. Na$es and addresses of t!e o-ners of t!e ad(oining "ots i. If c"ai$ant is in possession of t!e "ots c"ai$ed and can s!o- no e&press grant of t!e "and b# t!e go'ern$ent to !i$ or to !is predecessors8in8interest. !e s!ou"d state t!e i. "engt! of ti$e of possession ii. $anner in -!ic! it !as been ac)uired iii. "engt! of ti$e of possession of !is predecessors. if an# (. If c"ai$ant is not in possession or occupation. t!e ans-er s!a"" set fort! i. interest c"ai$ed ii. ti$e and $anner of ac)uisition +. If t!e "ots !a'e been assessed for ta&ation. t!e "ast assessed 'a"ue ". Encu$brances Sec. '2 Aeari#"8 >ud"me#8 Decree Tria" s!a"" be conducted in t!e sa$e $anner as in ordinar# "and registration proceedings and s!a"" be go'erned b# t!e sa$e ru"es. Decrees a-arded and t!e certificates issued pursuant to suc! decrees !a'e t!e sa$e effect as t!ose granted in ordinar# "and registration proceedings. ;erificae of Tile Sec. '4 <re$araio# of decree a#d ;erificae of Tile 1. Court s!a"" issue an order directing t!e Co$$issioner to issue t!e decree of registration and certificate of tit"e -?in 1; da#s fro$ fina" (udg$ent directing registration of tit"e. %. C"er+ of court s!a"". -?in 1; da#s fro$ entr# of (udg$ent. send to t!e Co$$issioner a. Certified copies of t!e (udg$ent and t!e order of t!e court0 and b. A certificate stating t!at t!e decision !as not been a$ended. reconsidered. nor appea"ed. and !as beco$e fina". *. Decree of registration s!a"" be a. Signed b# t!e Co$$issioner0 b. Entered and fi"ed in t!e ,RA. 5. Origina" of t!e origina" certificate of tit"e s!a"" be a. Signed b# t!e Co$$issioner0 b. Sent. toget!er -it! t!e o-nerCs dup"icate cop#. to t!e RD for entr# in its registration boo+. Sec. +6 E#ry of -ri"i#al ;erificae of Tile 1. @pon recei'ing t!e origina" and dup"icate of t!e origina" certificate of tit"e. t!e RD s!a"" a. Enter t!e sa$e in its record boo+0 b. T!e# s!a"" be nu$bered. dated. signed and sea"ed b# t!e RD. c. T!e certificates s!a"" ta+e effect upon t!e date of entr# t!ereof. %. RD s!a"" send notice b# $ai" to t!e registered o-ner t!at !is dup"icate is read# for de"i'er# upon pa#$ent of "ega" fees. Sec. +1 -9#ers du$licae cerificae of Tile 1. O-ners dup"icate certificate s!a"" be de"i'ered to t!e registered o-ner or !is du"# aut!oriAed representati'e. %. If % or $ore persons are registered o-ners a. On"# one dup"icate $a# be issued OR b. A separate dup"icate $a# be issued to eac! of t!e$ in "i+e for$. but t!ese s!a"" a"" be surrendered to t!e RD upon an# subse)uent transaction affecting t!e "and or an# interest t!erein. *. RD s!a"" note on eac! certificate of tit"e as to -!o$ a cop# t!ereof -as issued. Sec. +! Re"israio# BooCs 1. Origina" cop# of t!e origina" certificate s!a"" be fi"ed in t!e RD. %. ound in consecuti'e order -it! t!e certificates of tit"e. *. T!ese s!a"" constitute t!e registration boo+ for tit"ed properties. Sec. +' Tra#sfer ;erificae of Tile 1. A TCT is a subse)uent certificate of tit"e issued b# t!e RD pursuant to an# 'o"untar# or in'o"untar# instru$ent re"ating to t!e sa$e "and. a. It s!a"" be in "i+e for$ and issued in dup"icate0 b. It $ust s!o- i. t!e nu$ber of t!e ne&t pre'ious certificate0 ii. t!e fact t!at it -as origina""# registered0 iii. Record nu$ber. t!e nu$ber of t!e OCT. and t!e 'o"u$e and page of t!e registration boo+ -!ere t!e OCT is found. Sec. ++ Sauory lie#s affeci#" ile 1. GRD E'er# registered o-ner ta+ing a certificate of tit"e for 'a"ue and in good fait! s!a"" !o"d t!e sa$e free fro$ a"" encu$brances. %. E&ceptionD t!ose noted in t!e certificate and an# of t!e fo""o-ing -!ic! $a# be subsisting a. ,iens. c"ai$s. or rig!ts 1 arising or e&isting under t!e "a-s and Constitution. -!ic! are not re)uired to appear of record in t!e RD in order to be 'a"id. b. @npaid rea" estate ta&es 1 t!ose "e'ied and assessed -?in % #rs i$$ediate"# preceding t!e ac)uisition of an# rig!t o'er t!e "and b# an innocent purc!aser for 'a"ue. -it!out pre(udice to t!e go'ern$entCs rig!t to co""ect ta&es pa#ab"e before t!at period fro$ t!e de"in)uent ta&pa#er a"one. c. Pub"ic !ig!-a# or pri'ate -a#. or an# go'ern$ent irrigation cana" or "atera" t!ereof 1 t!ose estab"is!ed or recogniAed b# "a-. if t!e certificate of tit"e does not state t!at t!e boundaries of suc! !ig!-a# or irrigation !a'e been deter$ined. d. An# disposition?"i$itation on t!e propert# 1 t!ose b# 'irtue of PD%< or an# ot!er "a- or regu"ations on agrarian refor$ Sec. +, Saeme# of $erso#al circumsa#ces i# (e cerificae 1. T!e certificate of tit"e s!a"" set fort! t!e fo""o-ing a. 6u"" na$es of a"" persons -!ose interests $a+e up t!e fu"" o-ners!ip in t!e -!o"e "and0 b. Ci'i" status0 c. Na$es of spouses. if $arried0 d. CitiAens!ip0 e. Residence0 f. Posta" address0 %. If propert# for$s part of con(uga" partners!ip. it s!a"" be issued in t!e na$es of bot! spouses. Sec. +. /e#eral I#cide#s of re"isered la#ds 1. Registered "ands are sub(ect to burdens and incidents arising b# operation of "a-. %. Registered "ands or t!e o-ners t!ereof s!a"" not be re"ie'ed fro$ a. Rig!ts incident to t!e re"ation of i. 4usband and -ife0 ii. ,and"ord and tenant0 b. ,iabi"it# to attac!$ent or "e'# on e&ecution0 c. ,iabi"it# to an# "ien estab"is!ed b# "a- on t!e "and or t!e bui"dings t!ereon. or on t!e interest of t!e o-ner on suc! "and or bui"dings0 d. C!anging t!e "a-s of descent0 e. C!anging t!e rig!ts of partition bet-een co8o-ners0 f. Rig!t to ta+e t!e "and b# e$inent do$ain0 g. ,iabi"it# to be reco'ered b# i. an assignee in inso"'enc# cases0 ii. trustee in ban+ruptc# cases0 !. C!anging or affecting ot!er rig!ts or "iabi"ities created b# "a- and app"icab"e to unregistered "and. e&cept as ot!er-ise pro'ided in t!is Decree Sec. +1 Re"isered la#d #o su3&ec o $rescri$io#s Registered "ands cannot be ac)uired b# prescription or ad'erse possession. Sec. +2 ;erificae #o su3&ec o collaeral aacC A certificate of tit"e cannot be a"tered. $odified. or cance""ed e&cept in a direct proceeding in accordance -it! "a-. Sec. +4 S$lii#"8 or ;o#solidaio# of iles 1. Sp"itting 1 a registered o-ner of se'era" distinct parce"s of "and co'ered b# a sing"e certificate of tit"e desiring to !a'e separate certificates $a# do so b# a. 6i"ing a -ritten re)uest to t!e RD0 b. Surrendering t!e dup"icate0 c. RD s!a"" cance" t!e dup"icate and its origina"0 d. RD s!a"" issue separate certificates. %. Conso"idation 1 a registered o-ner of se'era" distinct parce"s of "and co'ered b# separate certificates of tit"e desiring to !a'e a sing"e certificate co'ering t!e$ $a# do so b# fo""o-ing t!e sa$e procedure as pro'ided for in sp"itting. Sec. ,6 Su3di7isio# a#d co#solidaio# $la#s Par =1> and =%> 1. An o-ner subdi'iding a tract of registered "and -!ic! do not constitute a subdi'ision pro(ect. as defined under PD9;<. s!a"" a. 6i"e a subdi'ision p"an -it! t!e Co$$issioner of t!e ,RA or -it! t!e ureau of ,ands0 b. Distinct"# and accurate"# de"ineating t!e boundaries. streets. passage-a#s. and -ater-a#s. if an#. %. If t!e subdi'ision p"an !as been du"# appro'ed t!e fo""o-ing s!a"" be presented to t!e RD a. Subdi'ision p"an0 b. Tec!nica" descriptions c. Corresponding o-nerCs dup"icate certificate. *. @pon recei'ing t!e docu$ents. t!e RD s!a"" a. Register t!e sa$e. -it!out re)uiring furt!er court appro'a". in accordance -it! t!e ,and Registration Act. as a$ended0 b. Annotate on t!e ne- certificate of tit"e co'ering t!e street. passage-a# or open space. a $e$orandu$ to t!e effect t!at e&cept b# -a# of donation in fa'or of t!e go'ern$ent. pro'ince. cit# or $unicipa"it#. no portion of an# street. passage-a#. -ater-a#. or open space s!a"" be c"osed or disposed of b# t!e registered o-ner -?o court appro'a". Par =*> 5. A registered o-ner desiring to conso"idate se'era" "ots. re)uiring ne- tec!nica" descriptions. s!a"" a. 6i"e -it! t!e ,RA a conso"idation p"an s!o-ing !o- t!e "ands -ere. and !o- t!e# s!a"" appear after suc! conso"idation ;. @pon appro'a" of suc! p"an. t!e fo""o-ing s!a"" be surrendered to t!e RD a. Dup"icate certificates0 b. Du"# appro'ed conso"idation p"an. :. T!e RD s!a"" t!en cance" t!e certificates and issue a ne- one. Par =5> T!e ,RA cannot order an# c!ange. $odification or a$end$ent in t!e certificate. or an# decree or p"an. inc"uding t!e tec!nica" description t!erein. nor can it order t!e cance""ation of a ne- certificate -!ic! -ou"d resu"t in t!e en"arge$ent of t!e area co'ered b# t!e certificate.