Land%Titles%and%Deeds%%Judge%Alberto%Serrano%

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CADASTRAL(REGISTRATION(PROCEEDINGS(
(
A.(ORDER(FOR(SPEEDY(SETTLEMENT(AND(ADJUDICATION;(SURVEY;(
NOTICES(
Section(35.(Cadastral(Survey(preparatory(to(filing(of(petition.(
(
Object(or(purpose(of(CP:(Under%Section%35,%it%is%to%adjudicate%title%to%
lands.%The%titles%issued%in%CP%are%the%same%as%those%issued%in%voluntary%
registration%proceedings.(
(
Preparatory(steps(in(the(filing(of(petition((Under(Section(35):(
a.(Cadastral(survey((Section(35)P(When%in%the%opinion%of%the%President%of%
the%Philippines%public%interest%so%requires%that%title%to%any%unregistered%
lands%be%settled%and%adjudicated,%he%may%to%this%end%direct%and%order%the%
Director%of%Lands%to%cause%to%be%made%a%cadastral%survey%of%the%lands%
involved%and%the%plans%and%technical%description%thereof%prepared%in%due%
form.%
%
It%is%the%President%who%determines%whether%a%certain%land%should%be%the%
subject%of%CP%which%means%that%unregistered%lands%in%a%particular%area%
should%be%settled%or%adjudicated%by%the%cadastral%court.%Cadastral%Survey%is%
conducted%by%the%geodetic%engineers%or%surveyors%of%Land%Management%
Bureau.%So%if%for%example,%Town%A%is%subject%to%a%CP,%then%all%lands%in%Town%
A%shall%be%surveyed.%
%
Consequence%of%Cadastral%Survey:%there%shall%be%a%cadastral%survey%plan%
with%technical%description%of%the%lands%covered%by%it.%
(
b.(Director(of(Lands(through(Solicitor(General(shall(institute(the(
original(registration(proceedings(by(filing(the(necessary(petition(with(
the(RTC(of(the(place(where(the(land(is(situated.(
(
The(petition(should:(
%Be%directed%against%holders,%claimants,%possessors%or%occupants%of%such%
lands%or%any%part%thereof.%The%same%in%substance%that%public%interest%
requires%that%titles%to%land%be%settled%and%adjudicated%and%pray%that%such%
titles%to%land%be%settled%and%adjudicated.%
%Contain%a%description%of%the%lands%and%accompanied%by%a%cadastral%survey%
plan%and%such%other%data%as%may%serve%to%furnish%full%notice%to%the%
occupants%and%other%persons%claiming%interest%therein.%Where%the%plan%
consists%of%two%or%more%lands%owned%by%different%persons%the%plan%must%
indicate%the%boundaries%of%each%parcel%as%accurately%as%possible.%Each%
parcel%shall%be%called%LOT.%Each%lot%covered%in%the%CS%Plan%shall%be%
designated%with%a%CADASTRAL%LOT%NO.%(Ex:%CL%132)%and%such%designation%
shall%be%permanent.%It%cannot%be%changed%except%by%order%of%the%court.%
Future%subdivision%of%the%lot%shall%be%designate%with%a%LETTER%(Ex:%TCT%
132<%A,%TCT%132<B).%The%letter%means%that%the%lot%is%covered%by%a%previous%
cadastral%survey%plan.%
(
Note:(Cadastral%Lot%no.<%the%designated%no.%Cadastral%Letter<%the%
designated%letter%J%
%
c.(The(court(shall(issue(an(order(setting(the(date(of(the(initial(hearing(
and(the(order(to(be(transmitted(to(the(Administrator(of(LRA(who(will(
cause(the(preparation(of(the(notice(of(initial(and(the(service(of(such(
notice((Posting,(Mailing,(Publication).(
(
Who(is(notified(in(the(notice(of(initial(hearing?(
<persons%named%in%the%petition%
<adjoining%owners%
<occupants%
<to%all%whom%it%may%concern%which%means%notice%is%given%to%the%public.%
%
What(does(the(notice(require?(
<requires%these%persons%to%present%their%claims%to%said%land%or%any%part%
thereof%before%they%are%declared%to%be%in%default.%
%
d.(Filing(of(ANSWER:((Any%claimant%in%cadastral%proceedings,%whether%
named%in%the%notice%or%not,%shall%appear%before%the%court%by%himself%or%by%
some%other%authorized%person%in%his%behalf,%and%shall%file%an%answer%on%or%
before%the%date%of%initial%hearing%or%within%such%further%time%as%may%be%
allowed%by%the%court.%The%answer%shall%be%signed%and%sworn%to%by%the%
claimant%or%by%some%other%authorized%person%in%his%behalf,%and%shall%state%

whether%the%claimant%is%married%or%unmarried,%and%if%married,%the%name%of%
the%spouse%and%the%date%of%marriage,%his%nationality,%residence%and%postal%
address,%and%shall%also%contain:%
(a)%The%age%of%the%claimant;%
(b)%The%cadastral%number%of%the%lot%or%lots%claimed,%as%appearing%on%the%
plan%filed%in%the%case%by%the%Director%of%Lands,%or%the%block%and%lot%
numbers,%as%the%case%may%be;%
(c)%The%name%of%the%barrio%and%municipality%in%which%the%lots%are%situated;%
(d)%The%names%and%addresses%of%the%owners%of%the%adjoining%lots%so%far%as%
known%to%the%claimant;%
(e)%If%the%claimant%is%in%possession%of%the%lots%claimed%and%can%show%no%
express%grant%of%the%land%by%the%government%to%him%or%to%his%predecessors<
in<interest,%the%answer%shall%state%the%length%of%time%he%has%held%such%
possession%and%the%manner%in%which%it%has%been%acquired,%
(Section%37)%and%shall%also%state%the%length%of%time,%as%far%as%known,%during%
which%the%predecessors,%if%any,%held%possession;%
(f)%If%the%claimant%is%not%in%possession%or%occupation%of%the%land,%the%
answer%shall%fully%set%forth%the%interest%claimed%by%him%and%the%time%and%
manner%of%his%acquisition;%
(g)%if%the%lots%have%been%assessed%for%taxation,%their%last%assessed%value;%
and%
(h)%The%encumbrances,%if%any,%affecting%the%lots%and%the%names%of%adverse%
claimants,%as%far%as%known.%
%
Nature(of(the(answer(filed(by(the(claimant:(An%action%to%recover%
ownership%or%title%in%as%much%as%real%rights%are%involved.(
Can(a(motion(to(dismiss(be(filed(in(a(CP?(Yes.%If%lands%covered%in%CSP%and%
therefore%included%in%the%petition%are%already%REGISTERED%UNDER%
TORRENS%SYSTEM%OF%REGISTRATION%PURSUANT%TO%ISSUANCE%OF%LAND%
PATENTS.%Because%in%this%case,%the%lands%cannot%be%the%subject%of%CP.%
Hence,%the%cadastral%acquires%no%jurisdiction%over%the%lands.%Since%no%
jurisdiction,%proceedings%will%be%null%and%void.%This%also%applies%to%lands%
registered%by%voluntary%or%ordinary%registration%proceedings.(
%
e.(Solicitor(General(will(make(a(motion(that(person(who(did(not(file(
answers(shall(be(declared(in(default.(
Court%may%issue:%
f.(Presentation(of(evidence/(hearing(g.(Court(will(render(judgment(
Note:%section%34%also%applies%in%CP.%Section%34.%Rules%of%procedure.%The%
Rules%of%Court%shall,%insofar%as%not%inconsistent%with%the%provision%of%this%
Decree,%be%applicable%to%land%registration%and%cadastral%cases%by%analogy%or%
in%a%suppletory%character%and%whenever%practicable%and%convenient.%
Powers(of(Cadastral(Court:(
a.
Court%may%issue%the%decree%of%registration%in%the%sense%that%the%
court%may%adjudicate%the%ownership%of%the%lands%in%favour%of%
one%or%more%complainants.%
b.
If%judgment%is%already%final%and%executory,%issue%order%the%
Administrator%of%LRA%to%issue%decree%of%registration%and%issue%
the%corresponding%certificates%of%title.%Compliant%to%such%order,%
LRA%shall%issue%them.%%%
c.
Declare%lands%as%public%lands%if%there%is%no%claimant.%%
d.
Rule%on%the%authenticity%of%the%certificates%of%title%purportedly%
issued%to%the%lands%described%%therein.%%
e.
Order%correction%of%technical%description%of%lands%included%
therein.%
f.
Resolve%priority%of%overlapping%titles%pursuant%to%provision%of%
Section%38.%%
Section(38.(Hearing,(Judgment,(Decree.%The%trial%of%the%case%
may%occur%at%any%convenient%place%within%the%province%in%which%
the%lands%are%situated%and%shall%be%conducted,%and%orders%for%
default%and%confessions%entered,%in%the%same%manner%as%in%
ordinary%land%registration%proceedings%and%shall%be%governed%by%
the%same%rules.%All%conflicting%interests%shall%be%adjudicated%by%
the%court%and%decrees%awarded%in%favor%of%the%persons%entitled%
to%the%lands%or%to%parts%thereof%and%such%decrees%shall%be%the%
basis%for%issuance%of%original%certificates%of%title%in%favor%of%said%
persons%and%shall%have%the%same%effect%as%certificates%of%title%
granted%on%application%for%registration%of%land%under%ordinary%
land%registration%proceedings.%
(

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Remedy(if(judgment(is(rendered(by(cadastral(court:(Appeal%from%the%
judgment<%within%15%days%from%the%receipt%of%the%judgment.(
Upon%expiration%of%the%period%to%appeal%and%no%appeal%is%perfected%then%the%
title%to%the%lands%is%vested%to%the%persons%to%whose%favor%the%judgment%was%
rendered.%
%
Effect(if(judgment(becomes(final(and(executory(and(corresponding(
COTs(are(issued:(Decree%of%registration%shall%be%conclusive%upon%all%
persons.%Since%the%proceeding%is%in%rem,%it%is%binding%to%the%whole%world.(
(
May(writs(of(possession(be(issued(in(a(CP?(Yes.%In%order%to%enforce%the%
judgment%in%favour%of%the%winning%party.(
%
Innocent(purchaser(for(value(and(in(good(faith(<%A%purchaser%in%good%
faith%and%for%value%is%one%who%buys%property%of%another,%without%notice%
that%some%other%person%has%a%right%to,%or%interest%in,%such%property%and%
pays%a%full%and%fair%price%for%the%same,%at%the%time%of%such%purchase,%or%
before%he%has%notice%of%the%claim%or%interest%of%some%other%person%in%the%
property.%Good%faith%consists%in%an%honest%intention%to%abstain%from%taking%
any%unconscientious%advantage%of%another.%Good%faith%is%the%opposite%of%
fraud%and%of%bad%faith,%and%its%non<existence%must%be%established%by%
competent%proof.%While%good%faith%is%presumed,%conversely,%bad%faith%must%
be%established%by%competent%proof%by%the%party%alleging%the%same.%Sans%
such%proof,%the%purchasers%of%property%are%deemed%to%be%purchasers%in%
good%faith,%and%their%interest%in%the%subject%property%must%not%be%disturbed%
%
Good%faith%consists%in%the%possessors%belief%that%the%person%from%whom%he%
received%the%thing%was%the%owner%of%the%same%and%could%convey%his%title.%
Good%faith,%while%it%is%always%to%be%presumed%in%the%absence%of%proof%to%the%
contrary,%requires%a%well<founded%belief%that%the%person%from%whom%title%
was%received%was%himself%the%owner%of%the%land,%with%the%right%to%convey%it.%
There%is%good%faith%where%there%is%an%honest%intention%to%abstain%from%
taking%any%unconscientious%advantage%from%another.%
%
ACTUAL(KNOWLEDGE((NO(GOOD(FAITH%<%One%who%purchases%real%
estate%with%knowledge%of%a%defect%or%lack%of%title%in%his%vendor%cannot%claim%
that%he%has%acquired%title%thereto%in%good%faith%as%against%the%true%owner%of%
the%land%or%of%an%interest%therein;%and%the%same%rule%must%be%applied%to%one%
who%has%knowledge%of%facts%which%should%have%put%him%upon%such%inquiry%
and%investigation%as%might%be%necessary%to%acquaint%him%with%the%defects%in%
the%title%of%his%vendor.%
%
As#between#two#persons#both#of#whom#are#in#good#faith#and#both#innocent#of#
any#negligence,#the#law#must#protect#and#prefer#the#lawful#holder#of#
registered#title#over#the#transferee#of#a#vendor#bereft#of#any#transmissible#
rights.#
#
MIRROR(DOCTRINE((P%In%order%that%a%purchaser%may%be%considered%in%
good%faith,%it%is%enough%that%he%examines%the%latest%certificate%of%title.%In%line%
with%this%principle,%he%need%not%go%behind%this%title%and%scrutinize%each%and%
every%title%that%preceded%it.%
%
Purchaser%charged%only%with%notice%of%liens%noted%on%the%title%<%Well%settled%
is%the%rule%that%all%persons%dealing%with%property%covered%by%a%Torrens%
certificate%of%title%are%not%required%to%go%beyond%what%appears%on%the%face%
of%the%title.%When%there%is%nothing%on%the%certificate%of%title%to%indicate%any%
cloud%or%vice%in%the%ownership%of%the%property,%or%any%encumbrance%
thereon,%the%purchaser%is%not%required%to%explore%further%than%what%the%
Torrens%title%upon%its%face%indicates%in%quest%for%any%hidden%defect%or%
inchoate%right%that%may%subsequently%defeat%his%right%thereto.72%A%person%
dealing%with%regis<%tered%land%is%only%charged%with%notice%of%the%burdens%
on%the%property%which%are%noted%on%the%face%of%the%register%or%the%
certificate%of%title.%To%require%him%to%do%more%is%to%defeat%one%of%the%
primary%objects%of%the%Torrens%system.%A%bona%fide%purchaser%for%value%of%
property%at%an%auction%sale%acquires%good%title%as%against%a%prior%trans<%
feree%of%the%same%property%if%such%transfer%was%unrecorded%at%the%time%of%
the%auction%sale.%%
(
Burden(of(proof%<%As%a%rule,%he%who%asserts%the%status%of%a%purchaser%in%
good%faith%and%for%value,%has%the%burden%of%proving%such%assertion.%This%
onus%probandi%cannot%be%discharged%by%mere%invocation%of%the%legal%
presumption%of%good%faith,%i.e.,%that%everyone%is%presumed%to%act%in%good%
faith.%Where%the%complaint%for%recovery%of%ownership%and%pos<%session%of%a%

parcel%of%land%alleges%that%some%of%the%defendants%bought%said%land%from%
their%co<defendants%who%had%a%defective%title%thereto%but%does%not%allege%
that%the%purchasers%were%purchasers%in%bad%faith%or%with%notice%of%the%
defect%in%the%title%of%their%vendors,%there%is%a%failure%to%state%a%cause%of%
action,%and%the%purchaser%is%presumed%to%be%an%innocent%purchaser%for%
value%and%in%good%faith%
(
Rule(of(caveat(emptor([BUYER(BEWARE](P(One%who%purchases%real%
property%which%is%in%actual%possession%of%others%should,%at%least,%make%
some%inquiry%concerning%the%rights%of%those%in%possession.%The%actual%
possession%by%people%other%than%the%vendor%should,%at%least,%put%the%
purchaser%upon%inquiry.%He%can%scarcely,%in%the%absence%of%such%inquiry,%be%
regarded%as%a%bona%fide%purchaser%as%against%such%possession.%The%rule%of%
caveat%emptor%requires%the%purchaser%to%be%aware%of%the%supposed%title%of%
the%vendor%and%one%who%buys%without%checking%the%vendors%title%takes%all%
the%risks%and%losses%consequent%to%such%failure.%
%
CASE:(Spouses(Mathay(v.(Court(of(Appeals(<%The%exception%to%the%Mirror%
Doctrine%was%applied%by%the%Court.%At%the%time%of%the%sale,%the%sellers%were%
not%in%possession%of%the%property%and%in%fact,%there%were%third%persons%
occupying%the%same.%These%instances%should%have%put%Spouses%Mathay%into%
inquiry%as%to%the%nature%of%the%possessory%rights%of%Atangan%et.%al.%Since%
they%did%not%investigate,%they%are%not%IPV.%Because%there%are%successive%
registrations%in%this%case%involving%the%same%land,%the%rule%is%to%trace%the%
original%certificates%of%title%from%which%the%certificates%of%title%in%question%
were%derived.%This%is%called%DERIVATIVE%TITLE.%So,%trace%the%derivative%
title.%In%this%case,%the%derivative%title%of%the%certificate%of%Spouses%Mathay%
was%issued%on%February%28,%1980%and%the%derivative%title%of%the%certificates%
of%Atangan%et%al%was%issued%on%August%9,%1976.%Obviously,%the%derivative%
title%of%Atangan%et%al%(TCT%No.%85866)%bears%an%earlier%date%which%means%
that%the%certificates%of%Atangan%et%al%should%prevail%over%the%certificate%of%
Spouses%Mathay.%
(
Rules(if(there(are(two(or(more(genuine(certificates(of(title:((
1.(If%there%are%only%two%genuine%certificates%of%title%issued%to%different%
persons%covering%the%same%land,%the%person%whose%certificate%of%title%bears%
an%earlier%date%prevails.%%
Basis:%prius%tempore,%potior%jure.%
Note:%this%is%not%applicable%if%there%are%successive%registrations.%
%
2.%In%case%of%successive%succession%where%more%than%one%certificates%of%title%
are%issued%in%respect%of%a%particular%estate,%the%person%claiming%under%the%
prior%certificate%is%entitled%to%the%estate%or%interest%and%that%person%is%
deemed%to%hold,%under%the%prior%certificate,%a%claim%derived%directly%or%
indirectly%from%the%holder%of%the%earliest%certificate%issued%in%respect%
thereof.%
Where%two%certificates%purport%to%the%same%land,%wholly%or%partly,%the%
better%approach%is%to%trace%the%original%certificates%of%title%from%which%the%
certificates%of%title%were%derived.%If%there%are%successive%registrations%
involving%the%same%land,%the%rule%is%not%to%determine%the%title%based%only%on%
the%date%of%the%certificate%of%title.%The%derivative%title%that%bears%an%earlier%
date%should%prevail.%
Rule%equally%applies%to%mortgagees%of%real%property%:%It%has%been%held%
that%the%phrase%innocent%purchaser%for%value%in%Section%32%of%the%
Property%Registration%Decree%includes%an%innocent%lessee,%mortgagee,%or%
other%encumbrancer%for%value.%
Rule(on(good(faith(not(absolute;(duty(of(purchaser(to(investigate%<%
While%it%is%true%that%under%the%Property%Registration%Decree,%deeds%of%
conveyance%of%property%registered%under%the%system,%or%any%interest%
therein,%only%take%effect%as%a%conveyance%to%bind%the%land%upon%its%
registration,%and%that%a%purchaser%is%not%required%to%explore%further%than%
what%the%Torrens%title,%upon%its%face,%indicates%in%quest%for%any%hidden%
defect%or%inchoate%right%that%may%subsequently%defeat%his%right%thereto,%
nonetheless,%this%rule%is%not%absolute.%%
EXPN:%a%person%dealing%with%registered%land%has%a%right%to%rely%on%the%
Torrens%certificate%of%title%and%to%dispense%with%the%need%of%inquiring%
further%except%when%the%party%has%actual%knowledge%of%facts%and%
circumstances%that%would%impel%a%reasonably%cautious%man%to%make%such%

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inquiry%or%when%the%purchaser%has%knowledge%of%a%defect%or%the%lack%of%title%
in%his%vendor%or%of%sufficient%facts%to%induce%a%reasonably%prudent%man%to%
inquire%into%the%status%of%the%title%of%the%property%in%litigation.%The%
presence%of%anything%which%excites%or%arouses%suspicion%should%then%
prompt%to%vendee%to%look%beyond%the%certificate%and%investigate%the%title%of%
the%vendor%appearing%on%the%face%of%said%certificate.%One%who%falls%within%
the%exception%can%neither%be%denominated%an%innocent%purchaser%for%value%
nor%a%purchaser%in%good%faith;%and%hence%does%not%merit%the%protection%of%
the%law.%
A(forged(deed(may(be(the(root(of(a(valid(title(P(A%fraudulent%or%forged%
document%of%sale%may%become%the%root%of%a%valid%title%if%the%certificate%of%
title%has%already%been%transferred%from%the%name%of%the%true%owner%to%the%
name%of%the%forger%or%the%name%indicated%by%the%forger.(
Thus,%where%innocent%third%persons%relying%on%the%correctness%of%the%
certificate%of%title%issued,%acquire%rights%over%the%property,%the%court%cannot%
disregard%such%rights%and%order%the%total%cancellation%of%the%certificate%for%
that%would%impair%public%confidence%in%the%certificate%of%title;%otherwise%
everyone%dealing%with%property%registered%under%the%Torrens%system%
would%have%to%inquire%in%every%instance%as%to%whether%the%title%had%been%
regularly%or%irregularly%issued%by%the%court.%Indeed,%this%is%contrary%to%the%
evident%purpose%of%the%law.%Every%person%dealing%with%registered%land%may%
safely%rely%on%the%correctness%of%the%certificate%of%title%issued%therefor%and%
the%law%will%in%no%way%oblige%him%to%go%behind%the%certificate%to%determine%
the%condition%of%the%property.%Stated%differently,%an%innocent%purchaser%for%
value%relying%on%a%Torrens%title%issued%is%protected.%
Good(faith(is(a(question(of(fact(P(The%question%of%whether%or%not%a%person%
is%a%purchaser%in%good%faith%is%a%factual%matter%that%will%generally%be%not%
delved%into%by%the%Supreme%Court,%especially%when%the%findings%of%the%trial%
court%on%the%matter%were%affirmed%by%the%Court%of%Appeals.%There%is%a%
question%of%fact%when%the%doubt%or%difference%arises%as%to%the%truth%or%the%
falsity%of%the%statement%of%facts%while%a%question%of%law%exists%when%there%is%
doubt%or%controversy%as%to%what%the%law%is%on%a%certain%state%of%facts.%
Rule(on(double(sale(of(property:((
To%illustrate,%between%two%buyers%of%the%same%immovable%property%
registered%under%the%Torrens%system,%the%law%gives%ownership%priority%to%%
(1)%the%first%registrant%in%good%faith;%%
(2)%then,%the%first%possessor%in%good%faith;%and%%
(3)%finally,%the%buyer%who%in%good%faith%presents%the%oldest%title.%%
This%provision,%however,%does%not%apply%if%the%property%is%not%registered%
under%the%Torrens%system.%
(
Rule(contemplates(double(sale(by(a(single(vendor%<%it%covers%a%situation%
where%a%single%vendor%sold%one%and%the%same%immovable%property%to%two%
or%more%buyers.%It%is%necessary%that%the%conveyance%must%have%been%made%
by%a%party%who%has%an%existing%right%in%the%thing%and%the%power%to%dispose%
of%it.%It%cannot%be%invoked%where%the%two%different%contracts%of%sale%are%
made%by%two%different%persons,%one%of%them%not%being%the%owner%of%the%
property%sold.%And%even%if%the%sale%was%made%by%the%same%person,%if%the%
second%sale%was%made%when%such%person%was%no%longer%the%owner%of%the%
property,%because%it%had%been%acquired%by%the%first%purchaser%in%full%
dominion,%the%second%purchaser%cannot%acquire%any%right.%Moreover,%it%is%
an%established%principle%that%no%one%can%give%what%one%does%not%have%%
nemo%dat%quod%non%habet.%Accordingly,%one%can%sell%only%what%one%owns%or%
is%authorized%to%sell,%and%the%buyer%can%acquire%no%more%than%what%the%
seller%can%transfer%legally.%
Rule(of(prior(est(temporae,(prior(est(in(jura(P(The%principle%of%primus%
tempore,%potior%jure%(first%in%time,%stron<%ger%in%right)%gains%greater%
significance%in%case%of%double%sale%of%im<%movable%property.%When%the%thing%
sold%twice%is%an%immovable,%the%one%who%acquires%it%and%first%records%it%in%
the%Registry%of%Property,%both%made%in%good%faith,%shall%be%deemed%the%
owner.%Verily,%the%act%of%registration%must%be%coupled%with%good%faith%%
that%is,%the%regis<%trant%must%have%no%knowledge%of%the%defect%or%lack%of%title%
of%his%vendor%or%must%not%have%been%aware%of%facts%which%should%have%put%
him%upon%such%inquiry%and%investigation%as%might%be%necessary%to%acquaint%
him%with%the%defects%in%the%title%of%his%vendor.%

Rules(of(preference%<%Following%Article%1544,%in%the%double%sale%of%an%
immovable,%the%rules%of%preference%are:%
(a)%the%first%registrant%in%good%faith;%
(b)%should%there%be%no%entry,%the%first%in%possession%in%good%faith;%and%
(c)%in%the%absence%thereof,%the%buyer%who%presents%the%oldest%title%in%good%
faith.%
%
Prior%registration%of%the%subject%property%does%not%by%itself%confer%
ownership%or%a%better%right%over%the%property.%Article%1544%requires%that%
before%the%second%buyer%can%obtain%priority%over%the%first,%he%must%show%
that%he%acted%in%good%faith%from%the%time%he%acquired%the%property%until%the%
title%or%possession%is%transferred%to%him.%
%
SUBDVISION(AND(CONSOLIDATION(PLANS((SECTION(50)(
Subdivision:%A%registered%owner%of%several%distinct%parcels%of%land%
embraced%in%and%covered%by%one%COT%desiring%to%subdivide/separate%the%
lots%and%be%covered%by%separate%COTS%may%apply%for%the%subdivision%of%the%
land.%
Steps:%
a.%Survey%on%the%land.%As%a%consequence,%there%will%be%a%corresponding%
subdivision%plan%duly%approved%by%the%Director%of%Land%Management%
Bureau.%
b.%File%a%written%request%to%the%Register%of%Deeds%for%the%subdivision%of%the%
lands.%
c.%Surrender%his%duplicate%COT%and%submit%the%subdivision%plan%together%
with%the%technical%description%for%each%lot.%
%
Consolidation(P(A%registered%owner%desiring%to%consolidate%several%lots%
(provided%they%are%contiguous)%into%one%or%more%may%apply%for%the%
consolidation%of%the%lands.(
Steps:(
a.%Survey%on%the%land.%As%a%consequence,%there%will%be%a%corresponding%
consolidation%plan,%with%technical%description%thereof,%duly%approved%by%
the%Director%of%Land%Management%Bureau.%
b.%Surrender%duplicate%COT%and%submit%the%consolidation%plan%together%
with%the%technical%description.%
c.%Register%of%Deeds%shall%cancel%the%COT%and%issue%a%new%one%for%the%
consolidated%lots.%
%
The%LRA%may%not%order%or%cause%any%change,%modification,%or%amendment%
in%the%contents%of%any%certificate%of%title,%or%of%any%decree%or%plan,%including%
the%technical%description%therein,%covering%any%real%property%registered%
under%the%Torrens%system,%nor%order%the%cancellation%of%the%said%certificate%
of%title%and%the%issuance%of%a%new%one%which%would%result%in%the%
enlargement%of%the%area%covered%by%the%certificate%of%title.%
Purpose(of(Subdivision(and(Consolidation:%to%prevent%land%grabbing.%
Section(49.(Splitting,(or(consolidation(of(titles.%A%registered%owner%of%
several%distinct%parcels%of%land%embraced%in%and%covered%by%a%certificate%of%
title%desiring%in%lieu%thereof%separate%certificates,%each%containing%one%or%
more%parcels,%may%file%a%written%request%for%that%purpose%with%the%Register%
of%Deeds%concerned,%and%the%latter,%upon%the%surrender%of%the%owner's%
duplicate,%shall%cancel%it%together%with%its%original%and%issue%in%lieu%thereof%
separate%certificates%as%desired.%A%registered%owner%of%several%distinct%
parcels%of%land%covered%by%separate%certificates%of%title%desiring%to%have%in%
lieu%thereof%a%single%certificate%for%the%whole%land,%or%several%certificates%
for%the%different%parcels%thereof,%may%also%file%a%written%request%with%the%
Register%of%Deeds%concerned,%and%the%latter,%upon%the%surrender%of%the%
owner's%duplicates,%shall%cancel%them%together%with%their%originals,%and%
issue%in%lieu%thereof%one%or%separate%certificates%as%desired.%
%
What(kind(of(title(is(created(by(registration?%imprescriptible%AND%
indefeasible.%
Why?%Because%title%to%registered%land%cannot%be%acquired%by%prescription%
or%adverse%possession.%
%
Hypo:%A%is%the%registered%owner%of%a%land.%He%went%to%Iraq%and%B%stayed%in%
the%land%for%38%years.%A%went%back.%Can%he%still%recover%the%land%
notwithstanding%the%38%years%possession%of%B?%
Answer:%Yes%because%of%Section%47.%No%matter%how%long%the%possession%is,%
A%can%file%an%action%to%recover%the%land.%

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AKD%Notes%FINALS%%

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%

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Section(47.(Registered(land(not(subject(to(prescriptions.%No%title%to%
registered%land%in%derogation%of%the%title%of%the%registered%owner%shall%be%
acquired%by%prescription%or%adverse%possession.%
Hypo:%In%the%same%case,%A%died.%May%heirs%of%A%file%the%action%to%recover%
possession?%May%heirs%of%A%invoke%the%imprescriptibility%of%the%title%of%A?%
Answer:%Yes,%heirs%may%file%the%action%because%of%two%legal%bases:%(a)%legal%
heirs%succeed%the%title%of%the%owner%and%hence,%stepping%into%the%shoes%of%
the%decedent%by%operation%of%law%and%(b)%they%are%considered%the%
extension/continuation%of%the%personality%of%their%predecessor<in<interest%
(Mateo%v.%Blah).%
Hypo:%In%the%same%case,%B%raised%the%defense%of%laches%ie%it%took%A%38%years%
to%file%the%action.%Is%laches%a%valid%defense%in%action%to%recover%the%land?%
Answer:%No,%filing%of%action%to%recover%possession%may%not%be%barred%by%
laches%because%laches%is%contrary%to%Section%47.%
%
What%is%laches?%a%principle%based%on%equity.%It%may%not%prevail%over%a%
specific%provision%of%law%because%equity,%which%has%been%defined%as%justice%
outside%legality,%is%applied%ONLY%in%the%absence%of,%and%not%against%
statutory%law%or%rules%of%procedure.%
If%land%is%unregistered:%Laches%may%apply.%
If%land%is%registered:%Laches%will%not%apply.%Section%47%prevails.%
(
Section(48.(Certificate(not(subject(to(collateral(attack.%A%certificate%of%
title%shall%not%be%subject%to%collateral%attack.%It%cannot%be%altered,%modified,%
or%cancelled%except%in%a%direct%pro%
Two%kinds%of%attack%on%a%COT:%
a.%Direct<%there%is%an%action%to%cancel,%annul%or%nullify%the%COT.%Hence,%
validity%of%the%COT%is%the%main%issue.%
b.%Collateral<%there%is%action%but%the%relieved%prayed%for%is%not%to%cancel%or%
nullify%the%COT.%The%prayer%to%cancel,%annul%or%nullify%the%COT%is%merely%
incidental%thereto.%
%
Hypo:%A%filed%and%action%for%ejectment%or%recovery%of%possession%against%B,%
when%is%there%a%collateral%attack?%
Answer:%If%B%raises%the%defense%that%As%title%is%invalid.%
%
In%an%action%for%ejectment%or%recovery%of%possession,%what%is%the%main%
issue/relief%prayed%for?%Who%has%a%better%right%of%possession%of%the%land.%
So,%can%the%court%issue%an%order%cancelling%the%title%of%A?%NO%because%it%is%
just%an%indirect%attack.%Relief%prayed%for%is%recovery%possession.%
What%is%the%purpose%of%action%to%cancel,%annul%or%nullify%title?%cancel,%annul%
or%nullify%title.J%
%
When%will%this%be%available?%
a.%When%the%court%rendered%judgment%without%acquiring%jurisdiction%over%
the%case.%Hence,%the%corresponding%title%is%null%and%void.%
b.%When%the%court%rendered%judgment%in%favour%of%a%person%and%hence,%
causing%the%registration%of%the%land%in%his%name%but%the%land%was%in%fact%
already%(previously)%registered%under%someone%elses%name.%In%this%case,%
there%are%two%titles.%
%
Hypo:%A%filed%and%action%for%ejectment%or%recovery%of%possession%against%B.%
B,%in%his%answer,%filed%a%counterclaim%to%cancel%or%nullify%the%title%of%A.%Will%
the%counterclaim%of%be%entertained?%
Answer:%YES%because%this%will%constitute%a%direct%attack%already.%A%
counterclaim%is%a%direct%attack%because%counterclaim%is%the%complaint%of%B,%
defendant,%against.%Hence,%there%are%two%cases:%%
(1)%A%v.%B%for%recovery%of%possession%and%%
(2)%B%v.%A%for%the%nullification%of%As%title.%
%
Hypo:%A%filed%and%action%for%ejectment%or%recovery%of%possession%against%B.%
The%action%to%nullify%is%raised%in%a%third%party%complaint.%Will%the%third%
party%complaint%be%entertained?%
Answer:%Yes.%An%action%to%cancel%or%nullify%title%in%a%third%party%complaint%is%
in%the%same%nature%as%an%original%action%to%cancel%or%nullify%title%of%A.%
Hence,%it%is%a%direct%attack.%Two%cases:%A%v.%B%for%recovery%of%possession%and%
B%v.%C%for%nullification%of%title%of%A%(Spouses%Sarmiento%v.%CA).%

%
VOLUNTARY(DEALINGS((
Under%Section%51,%what%can%the%owner%do%with%his%property?%%
<An%owner%of%registered%land%may%convey,%mortgage,%lease,%charge%or%
otherwise%deal%with%the%same%in%accordance%with%existing%laws.%%
<Bottom%line,%he%may%enter%into%voluntary%dealings.%Example%of%contract%
involving%conveyance:%Contract%of%Sale,%Mortgage%Why%is%it%voluntary?%<
because%the%contract%is%entered%into%with%mutual%consent.%
%%
What%instrument%should%the%registered%owner%use?%He%may%use%such%forms%
of%deeds,%mortgages,%leases%or%other%voluntary%instruments%as%are%
sufficient%in%law.%%
When%is%a%deed%sufficient%in%law?%<If%it%is%executed%in%the%form%prescribed%by%
law.%%
When%would%the%deed%be%in%a%form%prescribed%by%law?%<If%it%complies%with%
Section%112%and%Section%55.%
Section(112.(Forms(in(conveyancing.%The%Commissioner%of%Land%
Registration%shall%prepare%convenient%blank%forms%as%may%be%necessary%to%
help%facilitate%the%proceedings%in%land%registration%and%shall%take%charge%of%
the%printing%of%land%title%forms.%
%
Deeds,%conveyances,%encumbrances,%discharges,%powers%of%attorney%and%
other%voluntary%instruments,%whether%affecting%registered%or%unregistered%
land,%executed%in%accordance%with%law%in%the%form%of%public%instruments%
shall%be%registerable:%Provided,%that,%every%such%instrument%shall%be%signed%
by%the%person%or%persons%executing%the%same%in%the%presence%of%at%least%
two%witnesses%who%shall%likewise%sign%thereon,%and%shall%acknowledged%to%
be%the%free%act%and%deed%of%the%person%or%persons%executing%the%same%
before%a%notary%public%or%other%public%officer%authorized%by%law%to%take%
acknowledgment.%Where%the%instrument%so%acknowledged%consists%of%two%
or%more%pages%including%the%page%whereon%acknowledgment%is%written,%
each%page%of%the%copy%which%is%to%be%registered%in%the%office%of%the%Register%
of%Deeds,%or%if%registration%is%not%contemplated,%each%page%of%the%copy%to%be%
kept%by%the%notary%public,%except%the%page%where%the%signatures%already%
appear%at%the%foot%of%the%instrument,%shall%be%signed%on%the%left%margin%
thereof%by%the%person%or%persons%executing%the%instrument%and%their%
witnesses,%and%all%the%ages%sealed%with%the%notarial%seal,%and%this%fact%as%
well%as%the%number%of%pages%shall%be%stated%in%the%acknowledgment.%Where%
the%instrument%acknowledged%relates%to%a%sale,%transfer,%mortgage%or%
encumbrance%of%two%or%more%parcels%of%land,%the%number%thereof%shall%
likewise%be%set%forth%in%said%acknowledgment.%
%
Section(55.(Grantee's(name,(nationality,(etc.,(to(be(stated.(Grantee's%
name,%nationality,%etc.,%to%be%stated.%Every%deed%or%other%voluntary%
instrument%presented%for%registration%shall%contain%or%have%endorsed%upon%
it%the%full%name,%nationality,%residence%and%postal%address%of%the%grantee%or%
other%person%acquiring%or%claiming%an%interest%under%such%instrument,%and%
every%deed%shall%also%state%whether%the%grantee%is%married%or%unmarried,%
and%if%married,%the%name%in%full%of%the%husband%or%wife.%If%the%grantee%is%a%
corporation%or%association,%the%instrument%must%contain%a%recital%to%show%
that%such%corporation%or%association%is%legally%qualified%to%acquire%private%
lands.%Any%change%in%the%residence%or%postal%address%of%such%person%shall%
be%endorsed%by%the%Register%of%Deeds%on%the%original%copy%of%the%
corresponding%certificate%of%title,%upon%receiving%a%sworn%statement%of%such%
change.%All%names%and%addresses%shall%also%be%entered%on%all%certificates.%
%
Notices%and%processed%issued%in%relation%to%registered%land%in%pursuance%of%
this%Decree%may%be%served%upon%any%person%in%interest%by%mailing%the%same%
to%the%addresses%given,%and%shall%be%binding,%whether%such%person%resides%
within%or%without%the%Philippines,%but%the%court%may,%in%its%discretion,%
require%further%or%other%notice%to%be%given%in%any%case,%if%in%its%opinion%the%
interest%of%justice%so%requires.%
%
What(happens(if(the(document(complies(with(Section(112(or(in(the(
form(prescribed(by(law?%<It%becomes%a%public%document.%Thus,%it%
becomes%a%registrable%document.%%
(
(

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So(if(the(VD(covers(a(registered(land,(what(is(required(under(Section(
51(to(bind(third(persons?%<The%deed%must%be%registered.%Because%the%act%
of%registration%shall%be%the%operative%act%to%convey%or%affect%the%land%
insofar%as%third%persons%are%concerned,%and%in%all%cases%under%this%Decree,%
the%registration%shall%be%made%in%the%office%of%the%Register%of%Deeds%for%the%
province%or%city%where%the%land%lies.%
%
If(the(transaction(is(not(registered(and(the(VD(covers(registered(land(
and(a(registerable(deed(is(executed(,(what(is(the(effect?(
<It%shall%be%an%evidence%of%the%authority%of%Registry%of%Deeds%to%register%the%
same.%<Between%the%parties,%it%serves%as%contract%which%has%binding%effect.%
%
When(will(the(deed(bind(third(persons?(
General%Rule:%When%the%deed%together%with%the%owners%duplicate%COT%is%
presented%for%registration%to%the%ROD%and%the%deed%is%actually%registered.%
Exception:%An%unregistered%deed%may%affect%third%persons%if%such%third%
persons%have%actual%knowledge%of%the%transaction%because%the%purpose%of%
registration%is%already%accomplished.%The%purpose%of%registration%is%to%give%
knowledge.%Hence,%actual%knowledge%is%equivalent%to%registration.%
%
Hypo:%A%sells%his%land%to%B.%There%is%a%deed%of%sale%executed%on%March%15,%
2011%but%it%was%not%registered.%On%May%15,%2011,%C%filed%a%case%against%A%
and%with%this,%C%obtained%a%writ%of%attachment.%As%a%consequence,%C,%
through%the%sheriff,%attached%the%TCT%of%A%and%the%attachment%was%
registered.%Who%between%C%and%B%has%a%better%right%of%the%property?%
Answer:%It%depends%on%whether%X%has%an%actual%knowledge%of%the%sale%
between%A%and%B.%If%X%has%knowledge,%he%would%be%bound%to%the%
transaction.%Hence,%B%has%a%better%right.%If%X%has%no%actual%knowledge,%he%is%
an%innocent%purchaser%in%good%faith%and%for%value.%He%has%a%better%right%
over%the%property%because%the%writ%of%attachment%is%registered%(Pineda%v.%
Alcaraz).%
%
Note:%Section%32:%Whenever%the%phrase%"innocent%purchaser%for%value"%or%
an%equivalent%phrase%occurs%in%this%Decree,%it%shall%be%deemed%to%include%an%
innocent%lessee,%mortgagee,%or%other%encumbrancer%for%value.%
%
What(is(the(effect(of(the(registration(of(the(deed(under(Section(52?%
The%registration%of%every%conveyance,%mortgage,%lease,%lien,%attachment,%
order,%judgment,%instrument%or%entry%affecting%registered%land%shall(serve(
as(constructive(notice%to%all%persons%from%the%time%of%such%registering,%
filing%or%entering.%
%
What(is(the(effect(of(the(constructive(notice?%Once%the%transaction%is%
registered,%there%is%a%conclusive%presumption%that%a%person%has%
knowledge%of%such%transaction%whether%or%not%such%person%has%actual%
knowledge%of%the%registration.%
(
PRIMARY(ENTRY(BOOK(
Under(Section(56,(what(does(the(ROD(keep(in(his(office?%primary%entry%
book%
%
What(is(the(use(of(the(primary(entry(book?%Instruments%covering%
whether%voluntary%dealings%or%involuntary%dealings%shall%be%entered%in%this%
book.%
How(are(they(entered?%They%shall%be%entered%according%to%the%order%of%
their%reception.%
Other(name(for(PEB?%Day%Book.%
What(is(the(effect(of(the(annotation(or(registration(of(the(instruments(
in(the(primary(entry(book?%The%instrument%shall%be%binding%upon%third%
persons%because%the%registration%is%already%deemed%completed.%
%
Section(56:%They%shall%be%regarded%as%registered%from%the%time%so%noted,%
and%the%memorandum%of%each%instrument,%when%made%on%the%certificate%of%
title%to%which%it%refers,%shall%bear%the%same%date.
Note:%The%date%of%entry%in%the%Primary%Entry%Book%is%important%so%as%to%
determine%the%date%of%registration.%The%entry%alone%in%the%PEB%serves%as%
constructive%notice%notwithstanding%the%fact%that%actual%registration%is%not%
yet%completed.%The%actual%annotation%of%the%instrument%or%registration%
retroacts%to%the%date%of%the%entry%to%the%Primary%Entry%Book.%
%
What%are%requirements%so%that%the%entry%of%VD%in%the%entry%book%is%
sufficient?%%

A<%Must%comply%with%requirement%of%Section%53<%Deed%must%be%
accompanied(with(the(Owners(Duplicate(Certificate(of(Title%
%
Section(53.%Presentation%of%owner's%duplicate%upon%entry%of%new%
certificate.%No%voluntary%instrument%shall%be%registered%by%the%Register%of%
Deeds,%unless%the%owner's%duplicate%certificate%is%presented%with%such%
instrument,%except%in%cases%expressly%provided%for%in%this%Decree%or%upon%
order%of%the%court,%for%cause%shown.%
%
The%production%of%the%owner's%duplicate%certificate,%whenever%any%
voluntary%instrument%is%presented%for%registration,%shall%be%conclusive%
authority%from%the%registered%owner%to%the%Register%of%Deeds%to%enter%a%
new%certificate%or%to%make%a%memorandum%of%registration%in%accordance%
with%such%instrument,%and%the%new%certificate%or%memorandum%shall%be%
binding%upon%the%registered%owner%and%upon%all%persons%claiming%under%
him,%in%favor%of%every%purchaser%for%value%and%in%good%faith.%
%
In%all%cases%of%registration%procured%by%fraud,%the%owner%may%pursue%all%his%
legal%and%equitable%remedies%against%the%parties%to%such%fraud%without%
prejudice,%however,%to%the%rights%of%any%innocent%holder%for%value%of%a%
certificate%of%title.%After%the%entry%of%the%decree%of%registration%on%the%
original%petition%or%application,%any%subsequent%registration%procured%by%
the%presentation%of%a%forged%duplicate%certificate%of%title,%or%a%forged%deed%
or%other%instrument,%shall%be%null%and%void.%
%
B<%Deed%must%be%sufficient%in%law%[Sec%55]%
Under%Section%55,%qualification%of%the%grantee%to%acquire%land%specifically:%
a.
Full%name%
b.
Nationality%
c.
Residence%
d.
Postal%address%%
e.
Civil%Status%
f.
If%grantee%is%married,%name%of%spouse%
g.
If%grantee%is%a%corporation,%recital%to%show%that%such%corporation%
is%legally%qualified%to%acquire%pivate%lands%
%
Hypo:%A%deed%of%sale%contains%the%words,%Subscribed%and%sworn%to%before%
me%and%the%other%requirements.%Is%the%deed%a%public%instrument?%
Answer:%No%because%the%same%is%a%jurat%not%a%notarial%acknowledgement.%
Jurat%cannot%be%used%in%lieu%of%notarial%acknowledgement.%Use%of%jurat%did%
not%make%the%deed%of%sale%a%public%document.%
%
Notarial(acknowledgement(is(different(from(Jurat.(
Jurat%<%Used/required%in%documents%that%contain%narration%of%facts%or%
sworn%statements%(eg%affidavits)%
Starts%with%Subscribed%and%sworn%to%before%me%%
Notarial%acknowledgement%<%Required%in%contracts%or%documents%
creating%or%extinguishing%rights%
Starts%with%Before%me%personally%appeared,%(name%of%persons%who%
executed%the%deed),%known%to%me%and%acknowledged%
%
Registration(fees(must(be(paid(fully.(
Note:%Certificate%Authorizing%Registration%issued%by%BIR%is%required%in%
some%document.%CAR%is%not%issued%when%tax%is%not%paid.%Without%CAR,%
documents%concerned%will%not%be%registered.%
Ex:%Deed%of%Sale,%Deed%of%Donation%
(
Why(it(is(that(compliance(of(the(three(requirements(renders(the(
document(deemed(already(registered(as(far(the(registrar(is(
concerned?%
Note:%In%this%case,%the%deed%is%also%presented%and%stamped%but%there%is%no%
entry%in%the%Entry%Book%yet.%Because%what%remains%to%be%done%is%just%in%the%
power%of%Registry%of%Deeds.%Registrant%has%already%accomplished%what%he%
is%supposed%to%do.%
%
Under%Section%53,%why%is%the%presentation%of%owners%duplicate%COT%
required?%Because%the%presentation%of%the%voluntary%instrument%with%the%
owners%duplicate%COT%serves%as%an%evidence%that%transaction%is%voluntarily%
entered%into%by%him%and%that%he%is%naturally%interested%in%registering%the%
same.%
The%production%of%the%owner's%duplicate%certificate,%whenever%any%
voluntary%instrument%is%presented%for%registration,%shall%be%conclusive%
authority%from%the%registered%owner%to%the%Register%of%Deeds%to%enter%a%

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new%certificate%or%to%make%a%memorandum%of%registration%in%accordance%
with%such%instrument,%and%the%new%certificate%or%memorandum%shall%be%
binding%upon%the%registered%owner%and%upon%all%persons%claiming%under%
him,%in%favor%of%every%purchaser%for%value%and%in%good%faith.%
%
Is(the(presentation(of(owners(duplicate(COT(required(in(Involuntary(
Dealings?%No%because%the%registered%owner%would%be%adversely%affected%
by%the%transaction%and%naturally,%he%will%not%willingly%surrender%or%present%
the%owners%duplicate%COT.%
%
Can(the(ROD(give(due(course(to(a(voluntary(conveyance(without(
presentation(of(owners(duplicate(COT?%No%because%the%presentation%of%
the%owners%duplicate%together%with%the%deed%is%the%conclusive%authority%on%
the%part%of%the%ROD%to%make%registration.%Hence,%if%the%owners%duplicate%is%
not%presented,%ROD%has%no%authority%to%register%the%same.%
%
What(is(the(effect(if(what(is(presented(is(a(genuine(deed(accompanied(
with(a(fake(owners(duplicate?%Is%ROD%authorized%to%register%the%same?%
No%because%the%law%requires%the%presentation%of%the%genuine%owners%
duplicate%COT.%
%
What(is(the(effect(of(nonPregistration(of(the(VD(with(respect(to(third(
persons?%Third%persons%are%not%bound%and%the%seller%is%still%the%registered%
owner%of%the%land.%%
%
If(ROD(has(doubts(as(to(the(steps(to(be(taken(in(handling(the(
registration,(to(deny(or(not,(what(is(the(remedy(of(ROD?%%
a.%Actually%deny%the%registration%
b.%Elevate%it%en%consulta%to%the%administrator%of%LRA%which%means%the%
registration%has%not%been%denied%or%approved%yet%
%

If(the(document(is(denied(of(registration,(what(is(the(remedy(
of(registrant?%<Elevate%it%en%cosulta%to%administrator%of%
LRA%Requirements%with%respect%to%elevation%en%consulta%(Section%
117):%
a.%Person%elevating%en%consulta%must%be%a%party%in%
interest%
b.%Filed%within%5%days%from%receipt%of%notice%of%denial%
c.%Payment%of%consulta%fees%
d.%Provided%that%the%documents%have%not%yet%been%
withdrawn%from%the%ROD%

What(is(the(remedy(of(denial(of(said(consulta(by(the(administrator?%
appeal%by%the%party%in%interest%to%the%CA%
What(is(the(effect(sale(of(land(to(alien?%depends.%If%alien%is%a%former%
natural%born%citizen%of%the%Philippines,%the%sale%is%valid%because%such%alien%
may%acquire%or%become%transferees%of%lands.%Why?%Because%allowed%by%
Constitution%and%Foreign%Investments%Act%as%amended.%
Requisites%under%this:%
a.%Alien%must%be%a%former%natural%born%citizen%of%the%Philippines%
b.%He%has%legal%capacity%to%enter%into%contracts%
c.%Land%must%be%urban%or%rural%land%
d.%Max%area%for%urban%land:%5,000sqm%and%max%area%for%rural%
land:%3%hectares%
e.%Purpose%must%be%for%residential,%business%or%any%other%
purposes.%
f.%For%spouses,%privilege%may%only%be%availed%one%
g.%If%the%transferee%already%has%rural%or%urban%land,%he%may%
acquire%additional%land%but%must%not%exceed%the%area%limit.%
If%alien%is%not%a%former%natural%born%citizen%of%the%Philippines,%the%sale%is%
null%and%void%because%it%violates%the%constitution.%
%
Hypo:%A,%an%alien%not%a%former%natural%born%citizen%of%the%Philippines,%
acquired%an%urban%land.%He%posits%the%defense%that%the%sale%is%valid%because%
the%prohibition%in%the%constitution%applies%only%to%agricultural%lands.%Is%the%
defense%valid?%
Answer:%No%because%there%are%only%3%types%of%lands%according%to%the%
constitution,%to%wit:%agricultural,%mineral%and%timber%land.%So%an%urban%land%
is%an%agricultural%land.%
%
Hypo:%A,%Filipino,%sold%his%land%to%B,%a%foreigner%not%a%former%natural%born%
citizen%of%the%Philippines.%Since%the%resulting%contract%is%null%and%void,%A%

filed%an%action%recover%his%land.%If%you%were%the%judge,%would%you%grant%the%
same?%
Answer:%No%because%of%principle%of%in%pari%delicto.%In%Pari%Delictio%means%
both%are%equally%guilty.%Then,%the%law%will%leave%them%where%they%are.%
Courts%will%not%disturb%their%present%situation.%Seller%cannot%be%required%to%
return%purchase%price%and%buy%cannot%be%required%to%return%the%land.%
%
Who%may%recover%the%land%in%such%a%case?%the%government%in%an%escheat%
proceeding%through%the%Solicitor%General.%
%
Hypo:%A,%an%alien,%applied%for%his%naturalization.%Before%it%was%approved,%B%
sold%his%land%to%A.%Later%on,%his%naturalization%was%approved.%Is%the%sale%
valid%or%not?%
Answer:%It%depends.%A%may%become%owner%of%the%land%provided%he%
becomes%naturalized%before%institution%of%escheat%proceedings.%If%there%is%
already%an%escheat%proceeding%before%he%was%naturalized,%A%cannot%become%
the%owner%there%of.%
%
Hypo:%A,%Filipino,%bought%a%land%using%the%money%of%B,%an%alien.%Is%the%sale%
valid?%
Answer:%General%Rule:%Yes%it%is%valid%because%A%merely%used%the%money%of%B%
and%thus,%the%land%was%registered%under%his%name.%Exception:%When%A%is%
being%used%as%dummy%of%B<%violation%of%Anti<Dummy%Law.%In%this%case,%B%is%
actually%the%buyer.%
May(an(alien(corporation(and(foreign(religious(corporations(acquire(
lands?(No.%
May(the(Roman(Catholic(Church(own(property(in(the(Philippines?(Yes%
because%the%Catholic%Church%has%no%nationality.%It%is%a%corporation%sole.%
Catholic%Church%is%composed%of%the%parishioners%and%the%parish%priest%is%
merely%the%administrator.%Catholic%Church%in(the%Philippines%consists%
mostly%of%Filipino%parishioners.%Therefore,%RCC%as%a%corporation%sole%is%
authorized%to%own%lands%in%the%Philippines.(Corporation%sole%is%a%
corporation%that%is%represented%by%one%stockholder.(
%
Why(is(the(owners(duplicate(COT(a(safeguard(against(fraud?(Because%
voluntary%transaction%procured%by%forging%signature%of%owner%cannot%be%
registered%without%the%owners%duplicate%COT.%Forged%instruments%
covering%VD%cannot%be%registered.%As%long%as%owner%keeps%his%duplicate%
COT,%no%instrument%covering%VD%can%be%registered.(
%
(First%case)%Is%there%a%case%where%more%than%one%owners%duplicate%COT%is%
issued%to%just%one%owner?%May%a%second%duplicate%COT%be%given%to%the%
owner?%No.%
(Second%case)%How%about%in%co<ownership?%Yes.%
%
Note:%Two%cases%above%are%different.%In%the%first%case,%there%is%only%one%
owner.%Hence,%one%duplicate%COT%may%only%be%issued.%In%the%second%case,%
there%is%more%than%one%owner.%Hence,%each%owner%shall%be%issued%a%
duplicate%COT.%
(
What(is(the(requirement(for(registration(if(there(are(several(coP
owners?(All%copies%of%the%co<owners%duplicate%COT%must%be%presented.%
Basis:%Section%53,%last%par:%In%all%cases%of%registration%procured%by%fraud,%
the%owner%may%pursue%all%his%legal%and%equitable%remedies%against%the%
parties%to%such%fraud%without%prejudice,%however,%to%the%rights%of%any%
innocent%holder%for%value%of%a%certificate%of%title.%After%the%entry%of%the%
decree%of%registration%on%the%original%petition%or%application,%any%
subsequent%registration%procured%by%the%presentation%of%a%forged%duplicate%
certificate%of%title,%or%a%forged%deed%or%other%instrument,%shall%be%null%and%
void.%
%
Section%53,%last%paragraph%contemplates%two%documents:%
Forged%deed%
Forged%owners%duplicate%COT%
%
What(is(the(effect(if(a(forged(deed(was(registered?%The%registration%is%
null%and%void.%
%
Hypo:%A%and%B%entered%into%a%contract%of%sale.%A,%being%the%seller,%went%o%
ROD%to%register%the%same%but%the%ROD%merely%noted%the%sale%at%the%back%of%
the%owners%duplicate%COT.%Is%this%sufficient?%
Answer:%It%depends.%If%the%sale%involves%only%a%part%of%the%land,%it%is%
sufficient%for%the%meantime.%Because%to%issue%a%COT%for%the%sold%part%

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requires%a%subdivision%plan%so%the%preliminary%step%is%to%note%the%
transaction%in%the%COT.%
If%sale%of%the%entire%property,%it%is%not%sufficient.%The%COT%must%be%cancelled%
and%a%new%COT%must%be%issued%to%the%buyer.%
%
CASE:%DURAN%V.%IAC%
%
Facts:%Duran%is%the%owner%of%a%land%and%went%to%US.%B,%her%mother,%
executed%a%deed%of%sale%covering%the%lands%of%Duran%in%favour%of%her.%She%
did%this%by%forging%the%signature%of%Duran.%Before%Duran%left,%she%gave%her%
owners%duplicate%COTs%to%B.%She%registered%the%sale%and%consequently,%
COTs%were%issued%under%Bs%name.%B%procured%a%loan%and%the%OCTs%were%
used%as%mortgage.%B%failed%to%pay%the%loan%so%the%mortgagee%foreclosed%the%
property.%There%was%a%foreclosure%sale%and%mortgagee%acquired%the%
property.%
%
Issue:WON%the%mortgage%of%the%property%was%valid%%
%
Held:%Yes.%General%Rule:%Registration%of%forged%deed%is%null%and%void%and%
conveys%no%title%to%land.%This%case%is%an%exception%but%for%the%exception%to%
apply,%three%requirements%must%be%complied%with,%to%wit:%
a.%The%COT%was%entrusted/delivered%to%the%forger.%
b.%The%COT%was%already%transferred%from%the%name%of%the%owner%
to%the%name%of%the%forger.%
c.%Subsequently,%the%land%was%transferred%to%an%innocent%
purchaser%for%value.%
%
This%is%the%case%where%a%forged%deed%may%be%a%root%of%a%valid%title.%The%3%
requirements%must%be%complied%with.%
Rationale:%Because%it%is%through%true%owners%negligence%in%entrusting%her%
COT%that%paved%way%for%the%commission%of%forgery.%More%than%that,%IPV%has%
a%better%right%because%mirror%doctrine%is%applied.%Maxim%applicable%in%this%
case:%As%between%two%innocent%persons,%one%of%whom%must%suffer%the%
consequences%of%breach%of%trust,%the%one%who%made%it%possible,%by%his%act%of%
confidence,%must%bear%the%loss.%
%
Hypo:%Supposing%the%COT%was%delivered%by%the%true%owner%to%B%and%B,%in%
return,%forged%the%signature%of%A,%the%true%owner,%in%a%special%power%of%
attorney%providing%that%he%can%sell%and%mortgage%the%property%of%A.%B%sold%
the%same%to%C.%Is%this%another%exception?%
Answer:%No%because%(a)%it%fails%to%comply%with%the%second%requirement%
such%that%the%COT%was%still%under%the%name%of%A%when%it%was%sold%to%C%and%
(b)%C%is%not%an%IPFV%because%he%was%dealing%with%B%who%does%appears%as%
agent.%According%to%SC,%one%who%deals%with%an%agent%must%inquire%as%to%the%
authority%of%the%agent%and%if%no%inquiry%is%made,%he%is%charged%with%the%
knowledge%of%the%authority%of%the%agent.%SPA%is%a%voluntary%instrument.%
Hence,%it%may%be%noted%in%the%COT.%
%
May%agency%be%created%verbally?%Yes%
What%is%the%status%of%a%sale%made%by%an%agent%authorized%verbally?%Void%
because%agency%authorizing%agent%to%SELL%must%be%written%Sale%made%
without%authority?%It%is%Unenforceable.%
%
Section(57.(Procedure(in(registration(of(conveyances.%An%owner%
desiring%to%convey%his%registered%land%in%fee%simple%shall%execute%and%
register%a%deed%of%conveyance%in%a%form%sufficient%in%law.%The%Register%of%
Deeds%shall%thereafter%make%out%in%the%registration%book%a%new%certificate%
of%title%to%the%grantee%and%shall%prepare%and%deliver%to%him%an%owner's%
duplicate%certificate.%The%Register%of%Deeds%shall%note%upon%the%original%and%
duplicate%certificate%the%date%of%transfer,%the%volume%and%page%of%the%
registration%book%in%which%the%new%certificate%is%registered%and%a%reference%
by%number%to%the%last%preceding%certificate.%The%original%and%the%owner's%
duplicate%of%the%grantor's%certificate%shall%be%stamped%"canceled".%The%deed%
of%conveyance%shall%be%filled%and%indorsed%with%the%number%and%the%place%
of%registration%of%the%certificate%of%title%of%the%land%conveyed.%
%
INVOLUNTARY(DEALINGS(
%
What%type%of%dealings%is%covered%under%Section%57?%<Involuntary%dealings.%
What%is%being%conveyed%under%Section%57?%<conveyance%of%entire%estate%
(
Procedure(for(registration:(
a.%Owners%duplicate%COT%must%be%surrendered%to%ROD%

b.%ROD%shall%cancel%the%COTs%(both%original%and%owners)%
c.%Issue%a%new%COT%to%the%grantee%
In%case%a%portion%of%estate%only:%
a.%The%deed%of%conveyance%should%be%noted%in%the%COT%
b.%Subdivision%survey%must%be%conducted%and%there%will%be%a%
subdivision%plan.%The%subdivision%plan%must%be%approved%by%the%
Director%of%Land%Management%Bureau.%There%shall%also%be%a%
technical%description%of%the%land.%
c.%Subdivision%land%must%be%submitted%to%ROD.%
%
If%subdivision%plan%has%not%been%submitted,%what%is%prohibited?%%Supposing%
the%property%is%subject%of%mortgage%and%mortgage%was%noted%in%the%COT.%
Later%on,%mortgagor%sold%the%property.%What%should%be%done?%The%
mortgage%shall%be%carried%over%in%the%new%COT%issued%to%the%buyer.%
Why?%Because%of%Section%59.%
%
Section(59.(Carry(over(of(encumbrances.%If,%at%the%time%of%any%transfer,%
subsisting%encumbrances%or%annotations%appear%in%the%registration%book,%
they%shall%be%carried%over%and%stated%in%the%new%certificate%or%certificates;%
except%so%far%as%they%may%be%simultaneously%released%or%discharged.%
%
How%should%land%be%described%in%the%deed%so%that%it%may%be%registered?%
The%deed%must%establish%the%identity%of%the%property.%Note:%Best%
description%is%the%technical%description.%
%
What%if%there%is%discrepancy%between%area%and%boundaries?%The%
boundaries%described%shall%prevail.%
%
Exceptions(of(Rule(in(Double(Sale:(
a.%If%the%land%is%a%registered%land%but%one%of%the%sales%is%
registered%in%the%book%for%unregistered%land.%
Ratonale:%The%registration%is%legally%ineffective.%
b.%If%one%of%the%sales%is%invalid.%
c.%If%the%same%property%is%sold%by%different%sellers.%
d.%If%the%property%covered%by%the%sale%is%unregistered%land.%
(
Section(113(
Hypo:%A,%owner,%sold%his%land%to%B.%The%land%is%an%unregistered%land.%The%
sale%took%place%on%May%12,%2010%but%it%was%not%registered.%A%sold%the%same%
land%to%C%on%June%15,%2010%and%the%deed%of%sale%was%registered%on%the%same%
date.%C%has%no%notice%of%the%sale%between%A%and%B.%Who%has%a%better%right?%
Answer:%B%because%of%Section%113%[b]%%%It%shall%be%understood%that%any%
recording%made%under%this%section%shall%be%without%prejudice%to%a%third%
party%with%a%better%right.%
%
The%sale%between%A%and%B%is%binding%even%if%not%registered.%The%title%has%
already%been%transferred%to%B.%Before%the%sale%between%A%and%C,%B%was%
already%the%owner%of%the%property.%Hence,%A%cannot%sell%the%same%and%C%
cannot%acquire%the%same%(Spouses%Abrigo%v.%De%Vera).%
Maxim:(You(cannot(give(what(you(do(not(have.(
Note:%This%also%applies%if%the%second%sale%was%an%execution%sale.%
%
Hypo:%A,%owner,%sold%his%land%to%B.%The%land%is%a%registered%land.%The%sale%
took%place%on%May%12,%2010%but%it%was%not%registered.%A%sold%the%same%land%
to%C%on%June%15,%2010%and%the%deed%of%sale%was%registered%on%the%same%date.%
C%has%no%notice%of%the%sale%between%A%and%B.%Who%has%a%better%right?%
Answer:%C%because%Article%1544%shall%apply.%
%
INVOLUNTARY(DEALINGS(
What%is%an%involuntary%dealing?%Dealing%that%is%done%against%the%will%of%the%
owner.%%
Examples:%%
a.%Lien%or%Levy%on%Execution%
b.%Lien%on%Real%Tax%
c.%Condemnation%Proceedings%by%virtue%of%eminent%domain%
%
Three(kinds(of(attachment:(
a.%Preliminary%attachment<%applied%before%commencement%of%action%or%
during%the%proceedings.%
b.%Garnishment<%made%when%the%property%of%the%defendant%or%the%
property%to%be%attached%is%with%a%third%person%not%party%to%the%case.%The%
third%person%is%called%a%garnishee.%
Example:%Money%of%a%defendant%in%banks.%

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c.%Levy%on%Execution<%issued%after%a%final%and%executor%judgment%in%order%
to%satisfy%the%judgment.%
%
How(is(ID(registered?%<Under%Section%69,%An%attachment,%or%a%copy%of%any%
writ,%order%or%process%issued%by%a%court%of%record,%intended%to%create%or%
preserve%any%lien,%status,%right,%or%attachment%upon%registered%land,%shall%
be%filed%and%registered%in%the%Registry%of%Deeds%for%the%province%or%city%in%
which%the%land%lies,%and,%in%addition%to%the%particulars%required%in%such%
papers%for%registration,%shall%contain%a%reference%to%the%number%of%the%
certificate%of%title%to%be%affected%and%the%registered%owner%or%owners%
thereof,%and%also%if%the%attachment,%order,%process%or%lien%is%not%claimed%on%
all%the%land%in%any%certificate%of%title%a%description%sufficiently%accurate%for%
identification%of%the%land%or%interest%intended%to%be%affected.%A%restraining%
order,%injunction%or%mandamus%issued%by%the%court%shall%be%entered%and%
registered%on%the%certificate%of%title%affected,%free%of%charge.%
%
What(are(the(purposes(of(preliminary(attachment?(
a.%%Establishes%a%security%for%the%satisfaction%of%judgment%that%may%be%
rendered.%So%its%like%an%involuntary%mortgage.%
b%Creates%a%lien%or%encumbrance%on%the%land.%
%
Is(the(owners(duplicate(COT(required(in(registration(of(ID?(No%
because%the%owners%duplicate%COT%is%not%immediately%required%to%be%
presented%upon(
registration.%
(
After(registration,(what(should(the(ROD(do?(Under%Section%71,%if%an%
attachment%or%other%lien%in%the%nature%of%involuntary%dealing%in%registered%
land%is%registered,%and%the%duplicate%certificate%is%not%presented%at%the%time%
of%registration,%the%Register%of%Deeds%shall,%within%thirty<six%hours%
thereafter,%send%notice%by%mail%to%the%registered%owner,%stating%that%such%
paper%has%been%registered,%and%requesting%him%to%send%or%produce%his%
duplicate%certificate%so%that%a%memorandum%of%the%attachment%or%other%lien%
may%be%made%thereon.%
%
What(if(owner(refuses?(If%the%owner%neglects%or%refuses%to%comply%within%
a%reasonable%time,%the%Register%of%Deeds%shall(report%the%matter%to%the%
court,%and%it%shall,%after%notice,%enter%an%order%to%the%owner,%to%produce%his(
certificate%at%a%time%and%place%named%therein,%and%may%enforce%the%order%
by%suitable%process.(
%
If(owner(still(refuses(after(order(of(court?(owner%shall%be%held%in%
contempt.(
%
When(is(the(property(considered(attached?(When(is(registration(
considered(accomplished?(when%the%attachment%is%noted/entered%in%the%
Primary%Entry%Book%because%of%Section%56.%
(
What(is(the(consequence(if(the(attachment(is(noted(in(the(Entry(Book?(
It%serves%as%constructive%notice%to%all%persons.(
What(is(the(significance(of(the(entry?(Assuming(there(are(several(
creditors(who(secured(levy(on(attachment(on(the(same(property.(How(
to(determine(rights(of(each(attaching(creditor?(The%determination%of%
priority%of%preferential%right%is%based%on%the%entry%in%the%PEB.%Because%the(
notation%on%the%PEB%is%based%in%the%order%of%reception.(
%
May(the(attached(property(be(the(subject(of(voluntary(transaction?(
Yes%because%the%judgment%debtor%is%still%the%owner%of%the%property.(
What(happens(if(the(debtor(sells(the(property(while(it(was(already(
attached(by(the(creditor?(A%new%COT%will%be%issued%by%the%ROD%in%the%
name%of%the%buyer%and%there%will%be%an%annotation%in(the%COT%of%liens%and%
encumbrances,%in%this%case,%levy%on%attachment.(
%
Why?%Because%of%carryover%of%encumbrances%in%the%new%COT%under%
Section%59.%
In%effect,%what%did%buyer%acquire?%Title%to%the%land%subject%to%such%
attachment.%
%
Hypo:%D%owns%land%which%was%subject%to%several%involuntary%transactions.%
A%was%able%to%secure%a%writ%of%attachment%on%the%property%on%January%2009.%
The%claim%of%A%was%10m.%B%obtained%a%levy%on%execution%against%D%and%was%
registered%on%February%14,%2009.%The%judgment%awards%5m.%C%obtained%a%
levy%on%execution%against%D%and%was%registered%on%March%2009%and%the%

judgment%awards%2m.%Ds%land%has%a%value%of%20m.%Who%among%the%
creditors%would%have%a%better%right%on%the%property%of%D?%
First%case:%A%v.%D%
Second%case:%B%v.%D%
Third%case:%C%v.%D%
%
Answer:%A%because%he%has%the%earliest%date%of%registration.%A%then%called%
the%senior%lien%holder.%B%and%C%are%junior%lien%holders.%B%is%the%first%junior%
lien%holder%and%C%is%the%second%lien%holder.%The%priority%of%rights%is%
determined%by%the%date%of%registration%because%of%the%principle%primus%
tempore,%potior%jure.%
%
May%B%ask%that%the%property%be%sold%in%an%execution%sale%notwithstanding%
the%writs%of%execution?%Yes.%
Assuming%X%bought%the%land%for%5m%(5m%because%5m%covers%the%credit%of%
B).%What%did%he%acquire?%title%to%the%land%subject%to%the%attachment%lien%
which%means%that%X%only%acquires%the%RIGHT%OF%REDEMPTION%OF%B.%(so%
this%is%not%available%if%you%are%the%counsel%of%X.)%So%X%acquires%a%right%
inferior%to%A.%
Note:%even%if%X%bought%the%land,%A%can%still%ask%that%the%land%be%sold%on%
execution%because%(again)%he%is%the%senior%lien%holder.%
Supposing%A%obtained%a%favourable%judgment%and%the%land%was%sold%on%
execution.%In%the%auction%sale,%A%is%the%highest%bidder.%If%you%were%the%
lawyer%of%A,%what%amount%will%you%advise%him%to%bid?%10m%because%the%bid%
is%actually%the%offer%to%pay%the%debt%of%D.%Since%the%debt%of%D%to%A%is%10m,%the%
bid%of%A%should%just%be%10m%since%the%execution%of%sale%is%a%consequence%of%
the%judgment%in%favour%of%A.%
%
Note:%The%rule%is%to%bid%the%amount%of%debt%or%the%amount%of%the%property,%
whichever%is%lower.%If%the%amount%of%the%land%is%just%8m,%A%should%just%bid%
8m.%In%that%case,%theres%still%a%deficiency%which%means%A%can%still%go%against%
D%for%2m.%Hence,%A%can%attach%other%property%of%D.%
%
What%is%the%effect%of%acquisition%of%A?%Under%the%law,%the%junior%liens%
holders%as%well%as%the%judgment%debtor%have%the%right%of%redemption.%So%in%
this%case,%C,D%and%B.%
What%is%the%period%of%right%of%redemption?%1%year%from%the%registration%of%
the%sheriffs%certificate%of%sale.%
What%does%right%of%redemption%mean?%acquire%the%property%by%paying%the%
purchase%price%in%the%auction%sale.%
Since%X%acquired%the%rights%of%B,%how%much%should%X%pay%to%redeem%the%
land?%10m%+%interest%+%expenses%of%sale%+%5m%
Note:%This%rule%applies%if%it%was%B%who%redeemed%the%property%assuming%
there%was%no%sale%to%X.%
If%C%wants%to%redeem%the%property,%how%much%should%the%redemption%price%
be?%10m%+%5m%+%interest%+%expenses%+%2m%
If%D%wants%to%redeem%the%property,%how%much?%pay%all%purchase%prices.%
Note:%D%can%sell%his%right%of%redemption.%
Supposing%nobody%redeemed%the%property,%what%will%happen?%A,%as%the%
highest%bidder,%becomes%the%absolute%owner%upon%expiration%of%period%of%
redemption%under%Section%75.%
(
Section(75.%Application%for%new%certificate%upon%expiration%of%redemption%
period.%Upon%the%expiration%of%the%time,%if%any,%allowed%by%law%for%
redemption%after%registered%land%has%been%sold%on%execution%taken%or%sold%
for%the%enforcement%of%a%lien%of%any%description,%except%a%mortgage%lien,%the%
purchaser%at%such%sale%or%anyone%claiming%under%him%may%petition%the%
court%for%the%entry%of%a%new%certificate%of%title%to%him.%
%
Before%the%entry%of%a%new%certificate%of%title,%the%registered%owner%may%
pursue%all%legal%and%equitable%remedies%to%impeach%or%annul%such%
proceedings.%
%
Procedure:%Consolidation%of%title%to%A.%
If%A%becomes%the%absolute%owner%of%property%as%a%consequence%of%his%bid,%
what%is%the%effect%of%the%sale?%it%retroacts%to%the%date%of%levy%of%attachment%
because%the%sale%on%execution%is%merely%a%sequence%of%the%attachment.%So%
all%liens%are%wiped%out.%
Hypo:%D%mortgaged%his%property%to%F%for%10m.%The%mortgage%was%not%
registered%but%A%had%knowledge%of%the%mortgage.%%
Who%between%A%and%F%have%a%better%right?%F%because%he%would%be%an%IPFV.%
If%knowledge%of%A%of%the%mortgage%is%before%his%registration%of%lien,%A%is%in%
bad%faith.%If%knowledge%of%A%of%such%is%after%registration,%A%is%in%good%faith.%If%

Land%Titles%and%Deeds%%Judge%Alberto%Serrano%
AKD%Notes%FINALS%%

%
%

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he%is%in%GF,%he%is%then%an%IPFV.%
%
Supposing%As%lawyer%has%knowledge,%is%his%knowledge%imputable%to%A?%No.%
What%if%court%orders%attachment%of%a%property%not%owned%by%judgment%
debtor?%null%and%void%because%court%has%no%jurisdiction%over%that%property.%
Note:%Right%of%Inheritance%and%right%of%redemption%may%be%subject%of%
attachment%because%they%are%alienable%real%rights.%
%
TAX(SALE(
What%is%a%tax%sale?%consequence%of%tax%lien%(i.e.%non<payment%of%real%estate%
tax).%
What%is%its%nature?%proceeding%in%personam%
Is%Real%Estate%Tax%Lien%required%to%be%registered?%No%because%under%
Section%44,%it%is%one%of%the%statutory%liens.%
Note:%Since%tax%sale%is%just%like%auction%sale,%it%is%required%that%notice%be%
personally%served%(by%mail)%to%the%delinquent%tax%payer.%
What%is%the%purpose%of%notice?%to%comply%with%due%process%and%give%him%
right%to%be%heard.%
What%is%the%effect%if%there%is%no%notice?%the%tax%sale%would%be%null%and%void%
because%it%is%a%mandatory%requirement.%
Note:%publication%of%tax%sale%is%no%sufficient.%NOTICE%PERSONALLY%SERVED%
(by%mail)%to%the%taxpayer%is%A%MANDATORY%REQUIREMMENT.%
%
Remedy%after%redemption%period%expired%(Ligon%vs.%CA)%In%a%voluntary%
sale,%plaintiff%must%file%an%action%for%cancellation%of%title%
During%the%pendency%of%the%case,%the%plaintiff%must%file%a%motion%to%order%
the%registered%owner%to%surrender%the%Owners%Duplicate%Certificate%of%
Title%(ODCOT)%
If%the%registered%owner%does%not%surrender%the%title,%the%court%will%order%
the%cancellation%of%the%title%(Sec.%107)%
If%it%is%an%involuntary%transaction,%mere%motion%during%the%pendency%of%the%
action%is%not%enough,%the%plaintiff%must%file%a%separate%petition%(Sec.%107)%
%
Adverse(Claim(
(Requisites(of(adverse(claim(
1.%Claimant%has%a%right%or%interest%over%a%registered%land%
2.%Claims%is%adverse%to%registered%owner%arising%subsequent%to%
date%of%original%registration%
3.%No%other%provision%in%the%law%registering%the%said%claim%
%
Procedure(to(register(and(adverse(claim:(
1.%Make%a%sworn%statement%setting%fully%the%alleged%right%
2.%Present%it%to%the%RD%<%%RD%would%determine%whether%or%not%an%
affidavit%of%adverse%claim%is%registrable%or%not.%He%will%determine%
the%sufficiency%of%the%adverse%claim%
%
Legal(requirements(of(the(affidavit((70):(
1.%Alleged%right%o%interest%as%basis%of%adverse%claim%%most%
important%
2.%How%or%under%whom%it%is%acquired%
3.%Reference%to%number%of%COT%
4.%Name%of%registered%owner%
5.%Description%of%the%land%
%
Remedy(if(the(affidavit(of(adverse(claim(is(denied(by(RD:%Appeal%en%
consulta%to%RD%
The%following%are%the%requirements%to%elevate%consulta:%
1.%Elevates%denial%through%consulta%to%LRA%administrator%
2.%Whom?%Party%in%interest%
3.%When?%Within%5%days%from%receipt%of%denial%
4.%Must%pay%consulta%fee%
5.%Provided%that%document%has%not%been%withdrawn%from%RD%
Example%of%adverse%claim:%contract%to%sell%
%
There%is%reservation%of%ownership%to%the%vendor%and%only%upon%full%
payment%of%the%price%shall%an%absolute%sale%be%executed%<%Assume%that%the%
buyer%has%already%paid%in%full%but%the%seller%refused%to%execute%an%absolute%
sale.%In%the%meantime,%there%is%danger%that%the%seller%might%sell%the%same%
property%to%another%because%he%still%holds%the%ODCOT.%The%remedy%of%the%
buyer%would%be%to%file%action%for%specific%performance.%
Before%that%remedy%is%filed%in%court,%the%buyer%can%file%an%adverse%claim%so%
that%the%property%will%not%be%disposed%to%an%IPV%
%

Once%it%is%filed,%any%person%dealing%with%the%land%will%be%notified%of%the%
adverse%claim%of%the%buyer%and%those%who%still%purchases%the%land%shall%not%
be%IPVs%Adverse(claim(does(not(apply(to(purely(personal(claims(and(it(
must(affect(the(registered(land(
Ex:%Unpaid%commission%of%an%agent%and%collection%of%sum%of%money%are%a%
personal%claim%and%do%not%affect%the%land%
Thus,%such%are%not%considered%adverse%claims%
%
Interest%of%presumptive%heirs%are%also%not%an%adverse%claim%because%it%is%
dependent%only%upon%the%death%of%the%parent%and%not%an%interest%on%the%
land%Nature%and%purpose%of%adverse%claim%
1.%It%is%a%measure%designed%to%protect%the%interest%of%a%person%
over%a%piece%of%land%where%registration%of%interest%is%not%provided%by%law%
2.%It%serves%as%a%notice%and%warning%to%third%parties%dealing%with%
property%
%
Nature%of%adverse%claim%springs%from%Sec%51%where%registration%is%the%
operative%act%that%coveys%or%affects%the%land%for%third%persons%
%
Adverse%claim%is%not%an%established%claim%itself.%It%is%merely%a%notice%to%
third%persons%that%there%is%a%claim%adverse%to%registered%owner%
There%is%still%a%need%for%judicial%determination%of%the%issue%of%ownership%so%
filing%of%a%case%is%still%required%%
%
Period(of(adverse(claim(
%Sec%70%states%that%adverse%claim%shall%be%effective%for%30%days%
%The%period%is%not%self<executory%
%The%RD%will%not%cancel%the%annotation%of%adverse%claim%
automatically%after%30%days%even%if%there%is%a%petition%filed%in%RD%
%Only%way%to%cancel%an%adverse%claim%is%by%court%order%for%
cancellation%
%That%adverse%claim%is%effective%within%30%days%but%the%
annotation%remains%in%the%COT%unless%there%is%proper%court%order%
%To%limit%to%30%days%the%effectivity%of%the%adverse%claim%
automatically%will%defeat%the%purpose%of%the%inscription%of%the%adverse%
claim%
%
Lis(Pendens(P(If%there%is%an%action%affecting%the%title%of%the%land%pending%in%
court,%a%lis%pendens%can%be%registered%by%the%plaintiff%to%protect%his%
interests(
Lis%pendens%%announcement%to%the%whole%world%that%the%property%is%in%
litigation%and%serves%as%a%warning%that%one%who%acquires%interest%over%the%
property%takes%it%as%his%own%risk%
(
Lis(pendens(is(different(from(litis(pendentia(
Litis%pendentia%%ground%for%motion%to%dismiss%as%there%is%another%pending%
case%with%the%same%motion/cause/parties%in%another%court%
%
In%lis%pendens,%there%is%no%need%to%file%a%motion%in%court.%The%party%can%
immediately%file%a%petition%of%notice%of%lis%pendens%in%the%Registered%of%
Deeds%(RD)%
%
The%followings%actions%affecting%the%land%or%the%use%or%occupation%or%
buildings%would%be:%
1.%Recovery%of%possession%of%real%estate%
2.%Quite%title%
3.%Remove%cloud%on%title%
4.%Partition%
5.%Any%other%proceedings%directly%affecting%title%to%land%
%
Example%of%actions%not%directly%affecting%title%of%land:%
1.%Attachment%or%levies%of%execution%
2.%Proceedings%for%probate%of%wills%
3.%Administration%of%estate%of%a%deceased%file%lis%pendens%
%
HOW%TO%FILE%LIS%PENDENS%
%
1.The%plaintiff%shall%file%a%request%in%court%for%the%issuance%of%a%notice%of%lis%
pendens%%
a.
A%defendant%can%also%file%for%a%motion%for%notice%of%lis%pendens%if%he%
has%an%affirmative%relief%in%his%answer.%%
2.%The%notice%of%lis%pendens%shall%be%filed%to%the%RD%where%the%RD%shall%
annotate%on%the%back%of%the%COT%the%notice%of%lis%pendens%

Land%Titles%and%Deeds%%Judge%Alberto%Serrano%
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a.
There%is%no%need%to%annotate%the%notice%on%the%ODCOT%%
%
Contents%of%notice%of%lis%pendens%
1.%State%institution%of%action%or%proceeding%
2.%There%court%where%it%is%pending%
3.%Date%of%institution%
4.%Reference%to%the%number%of%COT%
5.%Description%of%the%land%
6.%Registered%owner%of%the%land%
%
Effect%of%registration%of%notice%
1.%Keep%the%subject%matter%of%litigation%within%the%power%of%the%court%until%
final%judgment%
2.%Prevent%the%defeat%of%the%final%judgment%due%to%subsequent%alienations%
during%the%pendency%of%the%case%
3.%Serve%as%a%notice%to%third%person%that%the%land%is%subject%to%litigation%
4.%Third%person%shall%be%given%constructive%notice%and%purchasers%shall%not%
be%considered%in%GF%
%
Pea:&Notice&lis&pendens&is&not&a&right&or&lien&as&it&is&only&a&contingency&
that%depends%on%the%outcome%of%the%proceeding%
%
If%there%is%an%alienation%pending%the%proceeding%even%though%there%is%lis%
pendens,%the%purchase%can%still%acquire%the%property%provided%that%the%
judgment%is%in%favor%of%the%defendant%(registered%owner)%
%
%Effect%when%there%is%no%lis%pendens:%
1.%The%judgment%or%proceeding%to%vacate%or%reverse%any%judgment%shall%
only%affect%the%parties%
2.%It%shall%not%affect%third%persons%
%
Cancellation%of%lis%pendens%Before%judgement:%
1.%By%court%order:%
%After%showing%that%the%notice%is%for%the%purpose%of%molesting%
the%adverse%party%
%It%is%not%necessary%to%protect%the%rights%of%the%party%who%cause%
the%registration%of%notice%
2.%By%verified%petition%of%party%before%the%RD%who%caused%the%registration%
of%the%notice%
%
After%judgment%in%favor%of%defendant%or%other%disposition%as%to%terminate%
rights%of%plaintiff:%By%registration%of%certificate%of%clerk%of%court%stating%the%
manner%of%disposal%of%the%proceeding%
%
The%plaintiff%can%appeal%the%cancellation%of%lis%pendens%
%
An%adverse%claim%and%lis%pendens%can%exist%concurrently%
%
Lost(Owners(Duplicate(Certificate(of(Title((ODCOT)((109)(
Not%the%same%as%reconstitution%proceedings%as%that%is%Sec.%110%where%the%
OCOT%under%custody%of%RD%is%lost%
(Procedure(in(case(there(is(lost(or(stolen(ODCOT:(
1.%Notify%RD%by%executing%affidavit%of%loss%or%destruction%of%ODCOT%
%This%shall%be%registered%and%annotated%in%Original%Certificate%
of%Title%(OCOT)%
%%Sent%by%the%owner%to%RD%
%Filed%as%soon%as%loss%or%theft%is%discovered%
2.%Secure%a%certified%true%copy%of%OCOT%showing%the%annotation%
3.%File%a%petition%for%replace%of%ODCOT%in%court%
%No%publication%requirement%
%Only%posting%of%order%and%setting%of%date%of%hearing%
%
It%must%be%established%the%ODCOT%was%loss%or%stolen%before%court%issue%an%
order%to%the%RD%to%prepare%a%replacement%copy%of%ODCOT%
%
If%the%ODCOT%is%not%actually%lost%or%destroyed%then%the%court%hearing%the%
petition%for%replacement%does%not%acquire%jurisdiction%
%
Any%order%issued%by%the%court,%such%as%order%to%issue%replacement%copy,%
shall%be%void%
Ex:%Mortgagor%filed%for%petition%for%replacement%even%if%the%ODCOT%is%not%
actually%lost%and%is%in%the%hands%of%the%mortgagee.%The%court%hearing%the%
case%does%not%acquire%jurisdiction%

However,%even%if%the%replacement%copy%of%ODCOT%issued%by%the%court%is%
void%due%to%lack%of%court%jurisdiction,%it%is%still%considered%as%genuine%copy%
The%replacement%copy%is%legally%void%but%as%to%form,%it%is%considered%
genuine%
%
It%can%be%used%in%fraudulent%transactions%
%
Notice%to%OSG%of%petition%for%replacement%is%not%required%and%not%
jurisdictional%
%
Petition(for(amendment(or(alteration(of(certificates((108)(
General%rule:%no%erasure,%amendment%or%alteration%of%certificate%shall%be%
made%
Exceptions:%
1.%Registered%interest%whether%vested,%contingent,%or%expectant%have%been%
terminated%or%ceased%
2.%Interest%which%have%risen%or%created%do%not%appear%on%the%certificate%
3.%Error,%omission%or%mistake%that%was%made%in%entering%certificate%or%
memorandum%
4.%Name%of%any%person%on%certificate%has%been%changed%
5.%Registered%owner%is%married%or%marriage%terminated%or%where%heirs%or%
creditors%are%affected%
6.%Corporation%owning%land%has%been%dissolved%
%
%The%amendment%is%limited%in%the%sense%that%court%has%no%jurisdiction%to%
reopen%judgment%or%decree%of%registration%
Ex:%it%cannot%change%description%of%the%land%
%
However,%if%Life%Homes%Realty%vs.%CA,%the%court%allowed%the%correction%of%
the%technical%description%because%of%the%defects%in%the%survey%plan%
prepared%for%the%ordinary%land%registration%proceedings%
%
The%technical%description%may%be%corrected%after%cadastral%survey%
%
Such%amendment%is%allowed%as%it%is%a%defect%on%the%survey%plan%affecting%
the%land%
%
Actions(done(by(court(in(pursuant(to(Sec.(108(
1.%May%order%entry%or%cancellation%of%new%certificate%of%title%depending%on%
ground%alleged%in%petition%for%amendment%of%COT%
2.%May%order%entry%or%cancellation%of%memorandum%upon%a%certificate%
%Ex:%Servient%estate%acquired%property%of%dominant%estate,%the%easement%
can%be%cancelled%on%the%back%of%COT%by%way%of%petition%of%amendment%
3.%Grant%any%order%or%relief%upon%terms%and%conditions%as%the%court%may%
deem%proper%
%
Reconstitution(of(Loss(or(Destroyed(OCOT((110)((
This%is%not%the%certificate%issued%for%the%first%time%but%the%COT%under%the%
custody%of%the%RD.%Thus%the%COT%here%can%either%be%an%OCT%or%TCT(
Procedure(of(reconstitution:(
1.%Judicial%%RA%26%or%Sec%110%of%PD%1529%
2.%Administrative%%RA%6732%
(
Reconstitution%%restoration%of%instrument,%OCOT.%%
(
Restoration%of%an%instrument%which%is%supposed%to%be%loss%or%destroyed%in%
original%form%or%condition%
(
Purpose(of(reconstitution:%to%reproduce%lost%or%destroyed%OCOT%after%
proper%proceedings%in%the%same%form%and%condition%before%the%loss%or%
destruction%
(
Administrative(Reconstitution(%RA%6732%was%enacted%due%to%the%fire%of%
the%RD%in%Quezon%City%in%1988%where%many%OCOT%were%burned(
%Administrative%reconstitution%is%extra<judicial%
%No%petition%filed%in%court.%The%petition%is%filed%in%LRA%
%The%following%conditions%must%concur%before%there%is%administrative%
reconstitution:%
1.%Substantial%loss%or%destruction%of%OCOT%due%to%(1)%fire,%(2)%flood,%or%
other%force%majeure%
2.%Number%of%OCOT%loss%or%damages%would%be%at%least%10%%of%total%
number%of%OCOT%in%possession%of%RD%
3.%Number%of%OCOT%lost%or%damaged%shall%not%be%less%than%500%OCOT%

Land%Titles%and%Deeds%%Judge%Alberto%Serrano%
AKD%Notes%FINALS%%

%
%

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%RA%6732%was%given%retroactive%effect%for%15%years%until%1974%
Source%of%administrative%reconstitution%is%limited%to%ODCOT%or%CDCOT%
%
Judicial(reconstitution(Procedure:(
1.%The%court,%after%receipt%of%petition%for%reconstitution,%shall%set%date%of%
hearing%
2.%Publish%notice%of%initial%hearing%twice%in%successive%issue%of%the%
official%gazette%
%No%requirement%of%publication%of%newspaper%
3.%Notice%of%initial%hearing%must%be%posted%in%main%building%of%
provincial,%city%or%municipal%hall%where%land%is%situated%
4.%Notice%of%initial%hearing%must%also%be%sent%by%registered%mail%to%
every%person%named%in%the%notice%(such%as%occupants,%adjoining%
owners)%
%
Source(of(judicial(reconstitution(
1.%OCT:%
a.%ODCOT%
%
b.%CDCOT,%or%mortgagees%or%lesees%
c.%Certified%copy%of%COT%
d.%Authenticated%copy%of%decree%of%registration%or%patent%
e.%Document%showing%that%the%property%is%mortgaged,%leased%
or%encumbered%and%that%the%original%had%been%registered%
f.%Any%other%document,%based%on%judgment%of%court,%proper%
basis%of%reconstitution%
%
2.%TCT:%Same%grounds%with%an%addition%of:%deed%of%transfer%showing%
that%original%had%been%registered%
%
Publication%twice%in%successive%in%OG%is%deemed%mandatory%
jurisdiction%requirement%
%
LRA%has%no%jurisdiction%to%declare%that%COT%is%sham%or%to%order%
cancellation%of%title%in%administrative%reconstitution%
%
Why?%Power%is%lodge%to%the%courts%
%
LRA%administrator%does%not%exercise%original%and%exclusive%jurisdiction%
involving%ownership%and%possession%of%land%
%
If%the%RD%cannot%produce%the%COT,%then%the%RD%can%held%criminally%
liable%for%violating%RA%7613,%Code%of%conduct%and%ethical%standards%for%
government%officials%and%employees%
%
Aggrieved%party%can%send%a%letter%to%the%RD%to%produce%the%OCOT%and%
failure%to%do%so%within%15%days,%there%can%be%a%criminal%case%filed%
%
That%OCOT%must%be%a%part%of%the%public%records%and%open%for%
inspection%
%
Just%like%in%Sec%109,%if%the%OCOT%is%not%actually%lost%but%is%misplaced,%
then%courts%do%no%acquire%jurisdiction%in%reconstitution%case%
%
Public(Lands(and(Patens((Sec(103(and(CA(141)(
Types%of%Land%Registration%Proceedings:%%
1.%Judicial%
a.%Judicial%confirmation%of%incomplete%or%imperfect%titles%
b.%Voluntary/ordinary%land%registration%
c.%Cadastral%proceedings%
d.%RA%8371%or%the%indigenous%rights%act%
%
2.%Administrative%%
a.%Patents%%%
Whenever%public%land%is%alienated,%granted%or%conveyed%by%the%
government%to%any%person,%the%same%shall%be%brought%under%the%
operation%of%PD%1529%
It%shall%be%the%duty%of%the%official%issuing%the%instrument%of%alienation,%
grant,%patent%or%conveyance,%in%behalf%of%the%Government,%to%cause%
such%instrument%to%be%filed%in%RD%
Upon%presentation%of%such%patent%to%the%RD,%a%COT%shall%be%
issued%by%the%RD%
Since%it%is%for%the%first%time,%what%will%be%issued%is%the%OCOT%
Act%of%registration%shall%be%the%operative%act%that%shall%

convey%and%affect%the%land%insofar%as%third%persons%are%concerned%
(
Requirements(before(the(patent(is(registered(
1.%The%land%covered%by%the%patent%is%an%alienable%and%disposable%public%
land%
2.%Maximum%area%is%12hc%
3.%Filipino%citizenship%
<%Under%Constitution,%private%corporations%no%longer%allowed%to%be%
grantees%of%public%land%
%They%can%only%lease%up%to%1000hc%for%25yrs%and%renewable%for%25yrs%
%
Laws(covering(patents(
1.%CA%141%
2.%PD%27%(emancipation%patents)%
3.%CARL%
4.%Homestead%Act%
%
Types(of(land(patent(
1.%Homestead%patent%
2.%Free%patent%
3.%Sales%patent%
4.%Emancipation%patent%
5.%Special%patents%%granted%to%non<Christian%
6.%RA%10023%%Grant%of%land%patent%for%residential%purposes%
%
Homestead(patent(
%Grantee%must%comply%with%requirements%of%the%law%like%residency%and%
cultivation%requirement%
%Qualified%homesteader%after%complying%conditions%will%be%issued%a%
homestead%patent%
%The%said%homestead%patent%shall%be%the%basis%of%the%issuance%of%OCOT%
when%presented%to%the%RD%and%after%payment%of%fees%
%Under%Homestead%Law,%maximum%area%is%24hc,%but%under%the%
constitution,%it%is%only%12hc%
%
Free(patents(
%No%longer%effective%as%period%for%filing%application%for%free%patent%is%
already%ended%
%Free%patent%%when%land%possession%can%be%traced%to%predecessors%
(Mathay%vs.%CA)%
%Requirements%for%free%patent:%
1.%Natural%born%Filipino%citizen%
2.%Not%the%owner%of%more%than%12hc%of%land%
3.%Resided%in%the%land%for%at%least%30%years%prior%to%effectivity%of%
amendatory%act%RA%6940%
%Land%covered%in%free%patent%must%be:%
%
1.%Agricultural%public%lands%subject%to%disposition%
2.%Applicant%paid%real%estate%taxes%
3.%Not%occupied%by%third%persons%
%
Sales(Patent((24P28(of(CA(141)(
%Sales%patent%%issued%by%the%government%covering%a%public%agricultural%
land%which%is%alienable%and%disposable%to%the%highest%bidder%at%a%public%
auction%
%Qualifications:%Filipino%citizen%of%legal%age%
%Even%if%not%of%legal%age,%as%long%as%head%of%the%family%
%There%shall%be%bidding%in%public%auction%
%The%highest%bidder%shall%be%issued%the%sales%patent%and%shall%be%declared%
purchaser%
%Another%section%in%CA%141%where%public%land%may%also%be%granted%
through%sales%patent%
%Chapter%VIII,%Sec%58<68%%Concessions%of%Public%Land%of%CA%141%
%These%land%must%be%agricultural%lands%suitable%to%residential,%commercial%
or%industrial%purposes%
%Same%qualifications%and%limitations%shall%apply%
%
Effect(of(registration(of(patents(
%Without%registration%of%patent,%it%shall%only%be%binding%between%the%
government%and%the%grantee%
%It%shall%not%be%indefeasible%and%the%land%can%be%acquired%by%adverse%
possession%or%prescription%
%The%OCOT%issued%pursuant%to%the%land%patent%partakes%nature%of%COT%
issued%in%judicial%proceedings%

Land%Titles%and%Deeds%%Judge%Alberto%Serrano%
AKD%Notes%FINALS%%

%
%

%Land%covered%must%be%a%part%of%public%domain%which%is%alienable%and%
disposable%
%If%the%land%is%already%private,%then%patent%issued%is%already%null%and%void%
also%
%The%Director%of%the%LMB%shall%be%the%one%issuing%the%patent%in%favor%of%the%
applicant%
%The%OCOT%issued,%1%year%period%after%the%issuance%of%the%patent,%shall%
become%indefeasible,%incontrovertible%and%imprescriptible%
%This%is%in%same%application%such%as%in%ordinary%land%registration%
proceedings%wherein%1%year%after%issuance%of%decree%of%registration,%the%
title%shall%now%be%indefeasible,%incontrovertible%and%imprescriptible%
%
Restrictions(on(land(patents(
%In%homestead%patent,%the%homesteader%cannot%sell%or%mortgage%the%land%
under%the%patent%within%5%years%
%If%he%alienates%or%encumbers%within%said%period,%the%transaction%is%null%
and%void%as%it%is%in%violation%of%the%restriction%
%Purpose%of%the%law%%keep%the%property%in%the%hands%of%the%landless%
%The%prohibition%to%alienate%and%encumber%is%mandatory%and%any%land%
gained%in%violation%of%this%cannot%be%acquired%by%prescription%or%laches%
%Transferee%in%violation%of%homestead%law%cannot%gain%land%by%
prescription%even%if%30%years%
%Prohibition%covers%conveyance%in%favor%of%children%of%descendants%
%If%the%homesteader%alienates%after%the%prohibition%period%of%5%years,%he%
shall%be%granted%the%right%of%redemption%for%4%years%from%the%date%of%
alienation%
%If%he%mortgages%the%property%and%it%is%closed%extra<judicially,%then%there%is%
one%year%redemption%period%
%So%therefore,%if%the%homestead%land%is%foreclosed%in%the%mortgage,%the%
homesteader%has%1%year%to%redeem%the%property%based%on%the%Mortgage%
Law%and%afterwards,%he%has%an%additional%5%years%to%redeem%it%again%based%
on%the%Homestead%Law%
%
Effect(of(violation(of(restrictions(under(Homestead(Law(
1.%Alienation%or%encumbrance%is%null%and%void%
2.%Annuls%or%cancels%the%grant%title,%patent%or%permit%originally%issued%
3.%Cause%for%reversion%of%the%property%and%its%improvements%to%the%State%
%
Remedies(against(illegal(or(improper(issuance(of(land(patents(
1.%Reversion%suit%<%instituted%by%the%government%
2.%Cancellation%of%title%%filed%by%the%private%land%owner%covered%by%the%
patent%(direct%action)%
3.%Action%for%reconveyance%%remedy%in%case%of%breach%of%constructive%or%
implied%trust%
%
%Reversion%suit%%not%self<executing%and%is%intended%to%have%land%reverted%
back%to%the%State%
(Reversion(suits(can(be(done(when:(
1.%Violation%of%patent%conditions%
2.%Land%granted%is%non<registrable%
3.%Failure%of%grantee%to%comply%with%requirements%of%the%law%
4.%Expanded%area%than%original%grant%
5.%Violation%of%the%Constitution%
%
(Defenses(not(available(in(reversion:(
1.%Indefeasibility%of%title%
2.%Prescription,%laches%and%estoppel%
%
%

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