CHAPTER 1: BACKGROUND, BASIC CONCEPTS & GENERAL PRINCIPLES

LAND TITLE evidence of the owner s right or extent of interest, by which he can ma
intain control and as a rule assert right to exclusive possession and enjoyment
of property
DEED instrument in writing by which any real estate or interest therein is creat
ed, alienated, mortgaged or assigned or by which title to any real estate may be
affected in law or equity
1. Grantor 4. Description of Property
2. Grantee 5. Signature of grantor
3. Words of grant 6. Witnesses
TYPES OF ESTATES:
1. FREEHOLD ESTATE indicates title of ownership
a. Fee simple absolute title; conferred without limitation, qualification or res
triction
b. Fee tail pass title to grantee & his heirs
c. Life state held for duration of life of grantee
2. LESS THAN FREEHOLD ESTATE a right short of title
a. Estate for years lease for a period agreed upon, lessor retains ownership of
land
b. Tenancy from period to period lease running from month to month or year to ye
ar with automatic renewal
c. Tenancy at will person is permitted to occupy land of another without stipula
tion as to period
3 STAGES OF DEVELOPMENT OF LEGAL SYSTEM OF TRANSFERRING TITLES:
1. Production & delivery of deed by grantor to grantee without registration
2. Recording of deed of conveyance to bind 3rd persons
3. Registration of title
REGISTRATION guarantees the title but RECORDING does not; need to examine other
docs
PURPOSE OF REGISTRATION: 1. Serve as constructive notice
2. Prevent fraudulent claims
3. Protect interest of strangers to tra
nsaction
MODES OF ACQUIRING LAND TITLES:
1. Title by public grant conveyance of public land by government to a private in
dividual
2. Title by acquisitive prescription open, continuous, exclusive, notorious poss
ession of a property
3. Title by accretion alluvium
4. Title by reclamation filling of submerged land by deliberate act and reclaimi
ng title thereto; government
5. Title by voluntary transfer private grant; voluntary execution of deed of con
veyance
6. Title by involuntary alienation no consent from owner of land; forcible acqui
sition by state
7. Title by descent or devise hereditary succession to the estate of deceased ow
ner
8. Title by emancipation patent or grant for purpose of ameliorating sad plight
of tenant-farmers; not transferable except by hereditary succession
Chapter 2: TORRENS SYSTEM ORIGIN, NATURE & GENERAL CHARACTERISTICS
ADVANTAGES:
1. Abolishes endless fees
2. Eliminates repeated examination of titles
3. Reduces records enormously
4. Instantly reveals ownership
5. Protects against encumbrances not noted on the Torrens certificate
6. Makes fraud almost impossible
7. It assures.
8. Keeps up the system without adding to burden of taxation; system s beneficiarie
s pay the fees
9. Eliminates tax titles
10. Gives eternal title as state ensures perpetuity
11. Furnishes state title insurance rather than private title insurance
12. Makes possible the transfer of titles or loans within hours instead days
PURPOSE OF TORRENS LAW: quiet title to land once registered, owner might rest se
cure
PERSONS BOUND WHEN TITLE NOT REGISTERED:
1. Grantor
2. Heirs & devisees
3. Persons with actual notice
PROCEDURE IN LAND REGISTRATION CASE:
1. Survey of land by Bureau of Lands or duly licensed private surveyor
2. Filing of application for registration by applicant
3. Setting of date of initial hearing of application by RTC
4. Clerk of court to transmit to Land Registration Authority (LRA) the applicati
on, date of initial hearing & other pertinent docs
5. Publication of notice of filing of application, date & place of hearing in OG
and in newspaper of general circulation
6. Service of notice contiguous owners, occupants & those who have interest in p
roperty
7. Filing of answer or opposition to application
8. Hearing of case by RTC
9. Promulgation of judgment by court
10. Issuance of decree by RTC decision; Instruct LRA to issue decree of confirma
tion & registration
11. Entry of decree of registration in Land Titles Administration
12. Sending of copy of decree to Register of Deeds (ROD)
13. Transcription of decree of registration in registration book & issuance of t
he owner s duplicate original certificate of title of the applicant by the LRA -
upon payment of prescribed fees
CHAPTER 3: APPLICATION IN ORDINARY REGISTRATION PROCEEDINGS
WHO MAY APPLY:
1. Those in open, continuous, exclusive, notorious possession of patrimonial pro
perty of state under bona fide claim of ownership since June 12, 1945 or earlier
2. Those who acquired ownership of private land by prescription
3. Those who acquired ownership of private lands by right of accretion
4. Those who acquired ownership in any manner provided for by law
LIMITATION TO OWNERSHIP OF LAND BY CORPORATION:
1. PRIVATE LANDS
a. At least 60% Filipino to acquire private land
b. Restricted as to extent reasonably necessary to enable it to carry out purpos
e which it was created
c. If engaged in agricultural restricted to 1,024 ha.
2. PATRIMONIAL PROPERTY OF STATE
a. Lease for 25 years renewable
b. Limited to 1,000 ha.
c. Apply to both Filipinos & foreign cos.
FORM & CONTENTS OF APPLICATION
1. In writing & signed by applicant or person duly authorized
2. Description of land
3. Citizenship
4. Civil status
5. Full names & address of occupants & adjoining owners
WHAT TO ACCOMPANY APPLICATION:
1. Tracing cloth plan duly approved by the Director of Lands
2. 3 copies of technical descriptions
3. 3 copies of surveyor s certificate
4. All original muniments of title
5. 4 copies of certificate by city/provincial treasurer of assessed value of lan
d
AMENDMENTS ALLOWED & NOT ALLOWED
1. Substantial change in boundaries or increase in area - new technical descript
ion necessary need new publication & notice
2. Substitution of name of new owner file motion with court
3. Decrease the area file motion in court
MUNIMENT OF TITLE instruments or written evidence which applicant hold or posses
to enable him to substantiate & prove title to his estate
TRANSACTION TOOK PLACE BEFORE ISSUANCE OF DECREE:
1. Record instrument in ROD in same manner as if no application was made
2. Present instrument to RTC, motion praying that same be considered in relation
to the pending application
TRANSACTION TOOK PLACE AFTER ISSUANCE OF DECREE:
* Register directly with ROD for purpose of canceling such title & issuing a TCT
CHAPTER 4: PUBLICATION, ANSWER & DEFAULT
NOTICE IN CONSPICUOUS PLACE IN LAND & BULLETIN BOARD OF MUNICIPALITY 14 days bef
ore hearing
HEARING within 7 days after publication in OG
not less than 45 not more than 90 days from date of order
TO WHOM NOTICE MUST BE SENT:
1. City/municipal mayor & provincial governor
2. Department of Agrarian Reform, Solicitor General & Director of Lands, Directo
r of Fisheries, Director of Mines
3. Adjoining owners & those who have rights or interest thereto
REQUISITES OF OPPOSITION: 1. Set forth objections to the application
2. State interest claimed by oppositor
GENERAL DEFAULT is when no person appears and answers within time prescribed whi
le
SPECIAL DEFAULT is when a party appears at initial hearing without having filed
an answer and asks court for time to file answer but failed to do so within peri
od allowed
CHAPTER 5: HEARING & EVIDENCE
WHO CONDUCTS HEARING: 1. RTC
2. Refer to Referee - Commissioner
PROCEEDINGS FOR ORDINARY REGISTRATION (LAND REGISTRATION ACT) /PROCEEDING FOR JU
DICIAL CONFIRMATION OF IMPERFECT TITLE UNDER THE PUBLIC LAND ACT
* There exist a title to be confirmed
* Land applied for belongs to the state
* Court may dismiss without prejudice to file new application
* Dismiss with prejudice
* Risk to have application denied without losing land
* Risk involves loss of land
CHAPTER 6: JUDGMENT & DECREE
DECREE issued by LRA containing technical description of land; issued after fina
lity of judgment
1. Decrees dismissing application
2. Decrees of confirmation and registration
* Final 1 year after decree, unless there is an innocent purchaser for value
* Subject only to appeal
* Once final, cannot be subject to attack and is deemed conclusive against the w
orld
3. Put end to litigation
4. Purpose of Torrens system is protected
* Amendment after 1 year is allowed - creation or extinguishment of new rights;
inclusion of new owners not allowed
JUDGMENT decision of court constituting its opinion after taking into considerati
on the evidence submitted
WRIT OF POSSESSION order to sheriff to deliver the land to the successful party
litigant; no prescription
1. Against loser
2. Against anyone unlawfully & adversely occupying
WHEN WRIT MAY NOT ISSUE: when party entered into property after issuance of fin
al decree, is not an oppositor in registration proceeding, and is in possession
of land for at least 10 years
MEANS TO RECOVER POSSESSION: 1. Forcible entry
2. Unlawful detainer
3. Accion publiciana
4. Accion reindivicatoria
RES JUDICATA:
1. Former judgment must be final
2. Rendered by court having jurisdiction over subject matter & parties
3. Judgment on merits
4. Identity of parties, subject matter and causes of action
REMEDIES AVAILABLE TO AGGRIEVED PARTY IN REGISTRATION PROCEEDINGS:
1. MOTION FOR NEW TRIAL - must be brought within 15 days from notice of judgment
a. Fraud, accident, mistake, excusable negligence which ordinary prudence could
not have guarded
b. Newly discovered evidence which could not be discovered & produced at trial
c. Evidence insufficient to justify decision, decision is against the law
2. APPEAL must be brought 15 days from notice of judgment
3. REVIEW OF DECREE OF REGISTRATION available to party deprived of day in court;
became non-party due to misrepresentation; invoke actual fraud; before expirati
on of 1 year; specific acts intended to deceive; will no longer prosper if alrea
dy transferred to innocent purchaser for value
a. Plaintiff is owner of land registered in name of defendant
b. Registration procured through actual fraud
c. Property has not issued to innocent purchaser for value
d. Action is filed within 1 year after issuance of decree of registration
4. RELIEF FROM JUDGMENT 60 days 6 months after entry of order; available to part
y to case, FAME; after judgment; person deprived of right is party to case
5. RECONVEYANCE action in personam; available so long as property not yet passed
to innocent purchaser for value; bad faith or with notice of defect
6. RECOVERY FOR DAMAGES
a. Person is wrongfully deprived of his land by registration in name of another
actual or constructive fraud
b. No negligence on his part
c. Barred/ precluded from bringing an action
d. Action for compensation has not prescribed
CHAPTER 7: CERTIFICATE OF TITLE
TORRENS TITLE certificate of ownership issued under the Torrens System of regist
ration by the government through road naming & declaring owner in fee simple of
property described therein free from all liens except those expressly noted
PROCESS:
1. Within 15 days from finality of order of judgment directing registration of t
itle court to order LRA to issue decree of registration and certificate of title
2. Clerk of court will send order of court & copies of judgment
3. Administrator to issue decree of registration & original & duplicate of OCT s
igned by Administrator, entered & file decree of registration in LRA
4. Send to ROD original & duplicate of title & certificate for entry in his regi
stration book
5. Enter in record book, dated, signed, numbered & sealed take effect upon date
of entry
6. ROD to send notice to registered owner ready for delivery after payment of fe
es
7. ROD shall send duplicate & note on each certificate of title to whom it is is
sued
8. Original copy to be filed in ROD; bound in consecutive order
ACTION FOR PARTITION, SPLITTING OR CONSOLIDATION OF TITLES:
1. Splitting or consolidation ordinary ROD level, no court involved
2. Subdivision plan approval of NHA, final approval of LRA, then ROD to issue me
morandum that streets not to be disposed except by way of donation to govt. shal
l be effected without approval of NHA
ANNOTATIONS AT BACK OF CERTIFICATE need court order, otherwise null & void
CHAPTER 8: VOLUNTARY DEALINGS WITH REGISTERED LAND
OPERATIVE ACT registration by owner; if deed is not registered, it is binding on
ly between parties
PROCESS OF REGISTRATION:
1. File instrument creating or transferring interest and certificate of title wi
th ROD
a. Owner s duplicate
b. Payment of fees & documentary stamp tax
c. Evidence of full payment of real estate tax
d. Document of transfer 1 copy additional for city/provincial assessor
2. ROD shall make a memorandum on the certificate of title, signed by him
3. Issue TCT
VOLUNTARY DEALINGS: need to present title to record the deed in registry & to ma
ke memorandum on title while in INVOLUNTARY DEALINGS: No presentation required;
annotation in entry book is sufficient
FORMAL REQUISITES OF A DEED
1. Full name
2. Nationality
3. Place of residence
4. Postal address of grantee or other persons acquiring or claiming interest
5. Civil status
6. Whether or not corporation
1. ROD to keep an entry book day book
2. Enter in order of reception all deeds & voluntary instruments, write & proces
ses re land -year, month, day, time, minute of reception of instrument; Register
ed from time of entry
3. Fees of 5 pesos per document to be paid within 15 days
4. Note memorandum & sign & issuance of certificate
5. Documents are numbered & indexed & indorsed with reference to certificate of
title public records
6. Subject to reasonable regulation
* Cost borne by vendor
CHAPTER 9: REAL ESTATE MORTGAGE
REAL ESTATE MORTGAGE real property/real rights secures fulfillment of an obligat
ion
KINDS:
1. Conventional agreed upon by parties
2. Legal created by operation of law
3. Judicial results from a judgment
4. Equitable pacto de retro in form but mortgage in essence
ESSENTIAL REQUISITES:
1. Constituted to secure fulfillment of principal obligation
2. Mortgagor be absolute owner of thing mortgaged
3. Person constituting mortgage has free disposal of property
SPECIAL CHARACTERISTICS:
1. Subject matter is realty
2. Real right attaches to property wherever it is & whoever holds it
3. Accessory presupposes existence of valid principal obligation; cannot stand a
lone
4. Indivisibility even if debt is divisible; mortgage is not
5. Inseparability mortgage lien is inseparable from property
6. Retention of possession - mortgagor retains possession
PACTO DE RETRO EQUITABLE MORTGAGE
1. Price of sale with right to repurchase is usually inadequate
2. Vendor remains in possession as lessee or otherwise
3. Upon or after expiration of right to repurchase, another instrument extending
period /granting new period is executed
4. Purchaser retains a part of the purchase price
5. Vendor binds himself to pay taxes on thing sold
6. Real intention of parties is that transaction shall secure payment of debt or
fulfillment of other obligation
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EXECUTION & REGISTRATION
1. Execution of deed in a form sufficient in law (public instrument)
2. Registration with ROD where the land lies & take effect upon registration
a. Present deed of mortgage together with owner s duplicate
b. Payment of fees
c. ROD shall enter upon original certificate of title & upon duplicate a memoran
dum date, time of filing, signature, file number assigned to deed
d. ROD to note on deed the date & time of filing & reference to volume & page of
registration book in which it was registered
3. No duplicate need be issued
SUBJECT MATTER
* Real property plus all its accessions unless contrary is stipulated
* Future property without legal effect
* Future improvements deemed included
* Fruits & rents of mortgaged property deemed included
* Continuing credit secured by mortgage valid
FORMS:
1. Private document void & inexistent
2. Public instrument but not recorded binding between parties but not 3rd person
s without notice
3. Public document & registered valid & binding to 3rd parties
MAY MORTGAGE BE REGISTERED WITHOUT DUPLICATE TITLE: Yes
* If being withheld by the owner, ROD notifies by mail within 24 hours to regist
ered owner:
1. Stating that mortgage has been registered
2. Requesting that owner s duplicate be produced so that memorandum be made thereo
f
* Owner refuses to comply within reasonable time; ROD to notify court & court ma
y enter order requiring owner to produce certificate
SUBSEQUENT DEALINGS IN MORTGAGED PROPERTY
1. May be further alienated stipulation to contrary is void
* Assignment must also be registered since registration is operative act to affe
ct land
* If not recorded valid as to parties but not to 3rd parties, right not protecte
d against somebody who registers & procures better right
2. May be further mortgaged stipulation to contrary is void
* No need to secure permission of mortgagee
* Understood unless prohibited in contract
3. Pactum commisorium not allowed
a. Property is mortgaged
b. There is stipulation for automatic appropriation
4. Discharge
* Execute public document canceling or releasing mortgaged in form prescribed by
law
* Present instrument with ROD where land lies together with owner s duplicate for
registration
* Memorandum of cancellation is annotated on duplicate & original
WHEN MORTGAGOR DIES
1. Abandon security & prosecute his claim by sharing in general distribution of
assets of the estate
2. Foreclose mortgage by making executor party defendant
3. Foreclose it in due time
PARTIES IN FORECLOSURE SUIT: all persons claiming interest subordinate in right
to mortgagee
ACTION TO FORECLOSE: Prescribes in 10 years (written contract)
VENUE: Per stipulation or in absence thereof, where the property lies
FORECLOSURE
1. JUDICIAL
a. Mortgagee to petition in court for foreclosure
b. Court to render order for debtor to pay sum due within 90 days and if not pai
d from date of service, property be sold at public auction
c. Notice & Publication
d. Public auction: sale to highest bidder
e. Sheriff to issue certificate confirming judicial foreclosure
f. File with ROD final decree of court confirming sale
g. Memo entered in certificate of title
h. If right of redemption exist, certificate of title of mortgagor not to be can
celled but memorandum shall be entered upon the certificate duplicate & original
i. After expiry of 1 year redemption period & no redemption, title is consolidat
ed to new owner
j. Purchaser to be entitled to new certificate of title & memorandum endorsed on
mortgage deed
k. If there is redemption, memorandum to be annotated on certificate of title
2. EXTRA-JUDICIAL
* Allowed only if stipulation between party authorizes extra-judicial foreclosur
e
* Cannot be made legally outside of city where land lies
* Publication required: post notices for 20 days in 3 public places where proper
ty lies & if property is more than P400.00, publication must be for 3 consecutiv
e weeks in news paper of general circulation
* If foreclosure by rural banks, exempt from publication in newspaper for loans
not exceeding 3,000.00
* Registration of sale in ROD:
a. Deed of sale must be supported by certificate of sheriff that said sale was c
onducted accordingly stating the date, time, place of sale, names of creditor &
debtor, description of property, name of highest bidder, selling price
b. Present in ROD where land lies
c. Memorandum on back of certificate is made
d. After expiration of 1 year of redemption period title is consolidated if no r
edemption exercised: purchaser to file with ROD the deed of sale & sworn stateme
nt attesting to fact that there is no redemption
e. New certificate of title issued in favor of vendee
f. If redeemed notice of redemption shall be registered & accomplished by way of
memorandum on proper certificate of title
RIGHT OF REDEMPTION
* Payment of purchase price plus 1% per month plus taxes if paid by purchaser
* To be exercised within 1 year after registration of sale
RIGHT TO DEFICIENCY allowed
CHAPTER 10: CHATTEL MORTGAGE
CHATTEL MORTGAGE personal property is registered with ROD to secure performance
of an obligation
SUBJECT MATTER: movables
DEED OF MORTGAGE: requires only description to enable parties & other persons to
identify the subject matter
REGISTRATION OF CHATTEL MORTGAGE
1. Execution of document
2. Payment of fees
3. ROD enters in DAY BOOK in strict order of their presentation chattel mortgage
s & other instruments relating thereto (primary process)
4. ROD thereafter enters in a more detailed form the essential contents of the i
nstrument in the Chattel Mortgage Register (complementary process)
EFFECT OF REGISTRATION:
1. Creates a lien attaches to the property whoever holds it; binding on subseque
nt purchasers
2. Constructive notice
SALE OF CHATTEL WITHOUT CONSENT OF MORTGAGEE void; criminal act
EFFECT OF FAILURE TO REGISTER:
* Valid between parties but void against 3rd persons
* If instead of registration, it is delivered it shall be a pledge & not chattel
mortgage (if no chattel mortgage deed executed)
* Actual knowledge is same effect as registration
AFFIDAVIT OF GOOD FAITH: Statement That
1. Mortgage is made to secure obligation specified
2. Valid & just obligation
3. Not entered into for purpose of fraud
EFFECT OF ABSENCE OF AFFIDAVIT OF GOOD FAITH:
* Vitiates mortgage as against creditors & subsequent encumbrances
* Valid as between parties
* No need to be in public document
ASSIGNMENT OF MORTGAGE: No need to be registered, permissive only & not mandator
y
CANCELLATION OF CHATTEL MORTGAGE: Mortgagee to execute a discharge of the mortga
ge in manner provided by law
FORECLOSURE OF MORTGAGE
* There must first be non-payment & at least 30 days have elapsed since then
* Alternatives:
1. Judicial
2. Extra-judicial only if there is stipulation/authority
PROCEDURE IN FORECLOSURE
1. Notice posted for 10 days in at least 2 public places in municipality where p
roperty is to be sold designating the time, place and purpose of sale
2. Mortgagor is notified in writing at least 10 days before sale
3. Public auction
4. 30 days after sale, officer makes a return & file with ROD where mortgage has
been recorded
5. Officer s return operates as a discharge of the lien created by the mortgage
6. Proceeds to be applied:
a. Cost of sale
b. Amount of obligation
c. Subsequent mortgages
d. Balance mortgagor
RECOVERY OF DEFICIENCY: Allowed
CHAPTER 11: LEASE
LEASE - one of the parties deliver possession of property to another who is obli
ged to pay rent for use of such property
REGISTRATION OF LEASE
1. File with ROD the instrument creating lease together with Owner s Duplicate of
certificate of title
2. ROD to register by way of memorandum upon certificate of title
3. No new certificate shall be issued
WHEN THERE IS PROHIBITION IN MORTGAGED PROPERTY AS REGARDS SUBSEQUENT CONVEYANCE
S, ETC.: Leasehold cannot be registered in the title thereof
EFFECT OF REGISTRATION:
1. Creates a real right but without prejudice to rights of 3rd persons
2. If not registered valid as between parties but not to 3rd persons without not
ice
REGISTRATION lessor not required to initiate; lessee shall initiate
ALIENS:
1. May be granted temporary rights for residential purposes
2. Limit: 25 years, renewable for another 25 years
WHO ELSE MAY REGISTER: Builder in Good Faith
CHAPTER 12: TRUSTS & POWERS OF ATTORNEY
TRUST obligation of a person to whom legal title to property is transferred to h
old the property according to confidence reposed in him
2 KINDS:
1. Expressed need to be in writing; cannot be proved by parole evidence
2. Implied exist by operation of law; can be proved by parole evidence
a. Property is bought but paid by another party
b. Donation is made but donee have no beneficial interest thereon
c. Price of sale of property is loaned & conveyance is made to lender to secure
fulfillment of loan
d. Land passes by succession to a person but legal title is put in another s name
e. 2 persons purchase property but placed only in one s name
f. Guardian uses funds of ward to buy property
g. Property is acquired thru mistake or fraud
POWER OF ATTORNEY authority granted to a person to dispose one s property
TRUST DIFFERENTIATED FROM POWER OF ATTORNEY
1. Trust has 3 parties while power of attorney has 2 parties
2. Trust is for benefit of 3rd party while power of attorney is for benefit of p
rincipal
REGISTRATION OF TRUST
1. Sworn statement claiming interest by reason of an implied trust with descript
ion of land & reference to number of certificate shall be registered in ROD
2. Provided not prohibited to do so by instrument creating the trust
APPOINTMENT OF TRUSTEE BY COURT
* Certified copy of decree shall be presented to ROD & surrender duplicate certi
ficate
* Cancel duplicate & new certificate shall be entered by ROD
ACTION FOR RECONVEYANCE BASED ON IMPLIED TRUST
* Prescribes in 10 years
* If acknowledged in written form becomes express trust prescribes upon repudiat
ion
CHAPTER 13: INVOLUNTARY DEALINGS WITH REGISTERED LAND
INVOLUNTARY DEALINGS transactions affecting land in which cooperation of registe
red owner is not needed: it may even be against his will
ATTACHMENT
* A writ issued at the institution or during progress of an action commanding th
e sheriff to attach the property, rights, credits or effects of the defendant to
satisfy demands of the plaintiff
* Kinds: a. Preliminary
b. Garnishment
c. Levy on execution
REGISTRATION OF ATTACHMENT/OTHER LIENS
1. Copy of writ in order to preserve any lien, right or attachment upon register
ed land may be filed with ROD where land lies, containing number of certificate
of title of land to be affected or description of land
2. ROD to index attachment in names of both plaintiff & defendant or name of per
son whom property is held or in whose name stands in the records
3. If duplicate of certificate of title is not presented:
a. ROD shall within 36 hours send notice to registered owner by mail stating tha
t there has been registration & requesting him to produce duplicate so that memo
randum be made
b. If owner neglects or refuses ROD shall report matter to court
c. Court after notice shall enter an order to owner to surrender certificate at
time & place to be named therein
4. Although notice of attachment is not noted in duplicate, notation in book of
entry of ROD produces effect of registration already
EFFECT OF REGISTRATION OF ATTACHMENT:
1. Creates real right
2. Has priority over execution sale
3. But between 2 attachments one that is earlier in registration is preferred
4. If not registered actual knowledge is same as registration
DUTY OF ROD
* Basically ministerial but may refuse registration in ff circumstances:
1. Title to land is not in the name of defendant
2. No evidence is submitted to show that he has present or possible future inter
est in land
3. Unless: heir
PROPERTIES EXEMPT FROM EXECUTION: Family Home
ATTACHMENT How continued, reduced or discharged
* Any method sufficient in law
* Document to be registered
1. EXECUTION SALE
* To enforce a lien of any description on registered land, any execution or affi
davit to enforce such lien shall be filed with ROD where land lies
* Register in registration book & memorandum upon proper certificate of title as
adverse claim or as an encumbrance
* To determine preferential rights between 2 liens: priority of registration of
attachment
2. TAX SALE
* Sale of land for collection of delinquent taxes and penalties due the governme
nt
* In personam (all persons interested shall be notified so that they are given o
pportunity to be heard)
* Notice to be given to delinquent tax payer at last known address
* Publication of notice must also be made in English, Spanish & local dialect &
posted in a public & conspicuous place in place wherein property is situated & a
t main entrance of provincial building
* Sale cannot affect rights of other lien holders unless given right to defend t
heir rights: due process must be strictly observed
* Tax lien superior to attachment
* No need to register tax lien because it is automatically registered once the t
ax accrues
* But sale of registered land to foreclose a tax lien need to be registered
PROCEDURE OF REGISTRATION OF TAX SALE:
1. Officer s return shall be submitted to ROD together with duplicate title
2. Register in registration book
3. Memorandum shall be entered in certificate as an adverse claim or encumbrance
4. After period of redemption has expired & no redemption (2 years from registra
tion of auction sale) cancellation of title & issuance of new one
5. Before cancellation, notice shall be sent to registered owner: to surrender t
itle & show cause why it shall not be cancelled
ACTUAL KNOWLEDGE IS EQUIVALENT TO REGISTRATION OF ADVERSE CLAIM
1. Make a statement in writing setting forth alleged interest, from whom acquire
d, how acquired, no. of certificate of land, name of registered owner, descripti
on of land in which right/interest is claimed signed & sworn to
2. Statement shall be entitled to registration as adverse claim on certificate o
f title
3. Effective for 30 days from date of registration
4. After 30 days, may be cancelled by filing of verified petition by party in in
terest
* Any party may petition in court to cancel adverse claim
* Court to grant speedy hearing
* If adverse claim is adjudged invalid may be cancelled
5. No 2nd adverse claim based on same ground shall be registered by same claiman
t
CHAPTER 14: REGISTRATION OF LIS PENDENS
PURPOSE: keep subject matter within the power of the court until the entry of fi
nal judgment --- therefore creates merely a contingency & not a lien
EFFECT OF REGISTRATION:
1. Impossibility of alienating the property in dispute during the pendency of th
e suit may be alienated but purchaser is subject to final outcome of pending sui
t
2. ROD duty bound to carry over notice of lis pendens on all new titles to be is
sued
CANCELLATION OF LIS PENDENS:
1. Before final judgment court may order cancellation after showing that notice
is only for purpose of molesting an adverse party or it is not necessary to prot
ect rights of party who caused it to be registered
2. ROD may also cancel by verified petition of party who caused such registratio
n
3. Deemed cancelled when certificate of clerk of court stating manner of disposa
l of proceeding is registered
NOTICE OF LIS PENDENS IS AN INVOLUNTARY TRANSACTION
* Sufficient that there is entry in day book
OTHER PARTIES WHO NEED TO REGISTER:
1. ASSIGNEE IN INVOLUNTARY PROCEEDING FOR INSOLVENCY
* Duty of the officer serving notice to file copy of notice to ROD where the pro
perty of debtor lies
* Assignee elected or appointed by court shall be entitled to entry of new certi
ficate of registered land upon presentment of copy of assignment with bankrupt s c
ertificate of title (duplicate)
* New certificate shall not state that it is entered to him as assignee or trust
ee in insolvency proceedings
JUDGMENT/ORDER VACATING INSOLVENCY PROCEEDINGS
* Order shall also be registered
* Surrender title issued in name of assignee & debtor shall be entitled to entry
of new certificate
2. GOVERNMENT IN EMINENT DOMAIN
* Copy of judgment file in ROD which states description of property, certificate
number, interest expropriated, nature of public use
* Memorandum shall be made or new certificate of title shall be issued
CHAPTER 15: TRANSMISSION BY DESCENT AND DEVISE
WHEN OWNER OF PROPERTY DIES testate or intestate,
* Administrator shall file with ROD registration of property in his name to be v
ested with ownership as trustee so he can sell, etc, convey, etc
* Not necessary if already empowered in the will
WHEN JUDICIAL PROCEEDING NOT NECESSARY
* Heirs may partition estate immediately & no need to be burdened with cost/expe
nses of an administrator
1. In absence of debts
2. Heirs are all of legal age
PARTITION/SETTLEMENT OF ESTATE
1. JUDICIAL
* After entry of final judgment of partition, copy certified by clerk of court t
o be filed with ROD
* Each owner to give separate certificate of title (duplicate)
* If ordered to be sold, purchaser shall be entitled to a certificate of title e
ntered in his name upon presentment of order confirming sale
2. EXTRAJUDICIAL
a. Decedent died intestate
b. No debts
c. Heirs are all of legal age, or minors represented by guardian
* Heirs to execute public instrument to be filed with ROD
* If disagree with each other, file in court ordinary action for partition
* If there is only 1 heir, may adjudicate to himself entire estate via affidavit
to be filed with ROD
* If there are movables involved, bond to be filed equivalent to value of proper
ty as certified under oath by parties conditioned upon payment if any just claim
which may be filed by creditor within 2 years after distribution
* Publication in newspaper of general circulation for 3 weeks; not binding to th
ose without notice
* Final after 2 years
ORAL PARTITION, WHEN DEEMED VALID
* In provinces when person dies leaving property not covered by Torrens system t
o avoid legal expenses, heirs make a list of property, pay off debts & assign to
each
* Statute of frauds do not operate because it is not a conveyance but a separati
on of property and designation of part which belongs to them
WILLS AND LETTERS OF ADMINISTRATION
* Executor required to file with ROD a certified copy of his letters of administ
ration or the will if there is a will in order that ROD may register upon certif
icate a memorandum with reference to file no & date of filing
COURT AUTHORITY NEEDED IN ORDER TO SELL
1. May be dispensed with if will empowers him sell
2. Without authority first secured, heir may sell subject to result of pending a
dministration
CHAPTER 16: ASSURANCE FUND
* State creates a fund for the compensation of persons injured by divesting/cutt
ing off of rights due to the indefensibility of title; following that act of reg
istration is operative act by which State transfers title; created to relieve in
nocent persons from harshness of doctrine that certificate of title is conclusiv
e evidence of an indefeasible title to land.
* Upon entry of certificate in name of owner or TCT, of 1% shall be paid to ROD
based on assessed value of land as contribution to assurance fund; if no assessm
ent yet, sworn declaration of 2 disinterested persons subject to determination b
y court.
* Money shall be under custody of the National treasurer; invest it until princi
pal plus interest aggregates to 500,000, excess shall be paid to the Assurance F
und; annual report of Treasurer to Secretary of Budget
WHO IS ENTITLED:
1. Claimant must be owner, purchaser or encumbrancer in good faith who suffered
actual damage by loss of land; in short he is deprived of his land or interest t
herein
2. No negligence attributable to him
3. Claimant is barred from filing action to recover said land
4. Action to recover from assurance fund has not prescribed
LOSS/DAMAGES SHOULD NOT BE DUE TO FOLLOWING REASONS:
1. Breach of trust
2. Mistake in resurvey resulting in expansion of area in certificate of title
LOSS/DAMAGES SHOULD BE DUE TO THE FOLLOWING REASONS:
1. Omission, mistake, misfeasance of ROD or clerk of court
2. Registration of 3rd persons as owner
3. Mistake, omission, misdescription in certificate of title, duplicate or entry
in books
4. Cancellation
AGAINST WHOM ACTION IS FILED:
1. Action due to deprivation of land due to mistake, negligence, omission of ROD
, etc ROD and National Treasurer as defendants; Sol-Gen must appear
2. Private persons involved should also be impleaded
LIABILITY:
1. Satisfy claims from private persons first
2. When unsatisfied secondary liable is the National Treasurer who shall pay thr
u assurance fund; thereafter Government shall be subrogated to rights of plainti
ff to go against other parties or securities
MEASURE OF DAMAGES:
* Based on amount not greater than fair market value of land
* Amount to be recovered not limited to 500,000 which is maintained as standing
fund
* If fund is not sufficient, National Treasurer is authorized to make up for def
iciency from other funds available to Treasury even if not appropriated
WHERE AND WHEN TO FILE ACTION AGAINST ASSURANCE FUND:
1. Any court of competent jurisdiction RTC in city where property lies or reside
nt of plaintiff
2. Action prescribes in 6 years from time plaintiff actually suffered loss
3. If plaintiff is minor, insane or imprisoned has additional 2 years after disa
bility is removed to file action notwithstanding expiration of regular period
CHAPTER 17: PETITIONS AND MOTIONS AFTER ORIGINAL REGISTRATION
1. LOST DUPLICATE CERTIFICATE
* Sworn statement that certificate is lost to be filed by person in interest wit
h ROD
* Petition to court for issuance of new title
* After notice and hearing court to order issuance of new title with memorandum
that it is issued in place of lost certificate (duplicate)
* If false statement: complex crime of estafa thru falsification of public docum
ent
2. ADVERSE CLAIM IN REGISTERED LAND
* Whoever claims a better right or interest in a land adverse to the registered
owner shall make written statement alleging his right, how and when acquired wit
h description of land
* Statement to be signed and sworn to
* Entitled to registration as adverse claim noted on certificate of title
* If there is petition speedy hearing, determine validity of adverse claim
* May be cancelled without court order; effective only for 30 days
* After cancellation, no adverse claim on same ground may be registered by same
claimant: Adverse to registered owner
Arises after original registration
Cannot be registered under the land registration act
* To be made on original certificate, to the duplicate is not necessary because
no access to latter
* Contracts of lease, contract to sell but prescription & money claims not allow
ed
* Purpose: measure designed to protect the interest of a person over a property
where registration is not provided for by the land registration act; serve as no
tice and warning to persons subsequently dealing on said land
* Different with lis pendens: permanent; can only be removed after hearing is do
ne but adverse claim is only for 30 days: lis pendens notice that property is in
litigation; adverse claim; somebody is claiming better right
* Recent ruling: adverse claim can only be removed upon court order
3. PETITION SEEKING SURRENDER OF DUPLICATE TITLE
* In voluntary and involuntary conveyances when duplicate cannot be produced, pe
tition in court may be filed to compel surrender of certificate of title duplica
te to ROD
* After hearing, may order issuance of new certificate and annul the old certifi
cate; new certificate shall contain annotation re annulment of old certificate
4. AMENDMENT AND ALTERATION OF CERTIFICATE OF TITLE
* A certificate of title cannot be altered, amended except in direct proceeding
in court; summary proceeding
* Entries in registration books not allowed to be altered except by order of cou
rt
* Grounds:
1. New interest not appearing on the instrument have been created
2. Interest have terminated or ceased
3. Omission or error was made in entering certificate
4. Name of person on certificate has been changed
5. Registered owner has married
6. Marriage has terminated
7. Corporation which owner registered land has dissolved and has not conveyed th
e property within 3 years after its dissolution
* What corrections are permitted in title (which does not include lands included
in original; technical description as long as original decree of registration w
ill not be reopened and rights or interest of persons not impaired; old survey w
as incorrect; substitution of name of registered owner)
1. Alterations which do not impair rights and
2. Alterations which impair rights with consent of all parties
3. Alterations to correct obvious mistakes
5. RECONSTITUTION OF ORIGINAL CERTIFICATE OF TITLE
* As consequence of war records have been destroyed
* When reconstituted have same validity as old title
* Can only be done judicially by filing a petition for reconstitution with RTC
* To be published in OG for 2 consecutive issues and on main entrance of municip
ality at least 30 days before hearing
* In rem proceedings
* Court to order reconstitution if it deemed fit; issue order to ROD
* Lack of essential data fatal
6. TRANSACTION EVIDENCED BY LOST DOCUMENT HOW REGISTERED
* ROD forbidden to effect registration of lost or destroyed documents
* Steps by interested parties:
1. Procure authenticated copy of lost or destroyed instrument
2. Secure an order from court
CHAPTER 18: FEES, OFFENSES, PENALTIES
* In connection with original and subsequent registration of lands payable to Cl
erk of court, ROD, sheriff
* Full payment of fees prerequisite to registration: at least the entry fee of 5
.00, rest of the fees due payable within next 15 days
OFFENSES:
1. Larceny
2. Perjury false statement under oath
3. Fraudulent procurement of certificate: fine of not more than 10,000 or impris
onment of 5 years or both in discretion of court
4. Forgery: fine of not more than 10,000 or imprisonment of 10 years or both in
discretion of court
a. Forging of seal in ROD, name, signature or handwriting of any officer of cour
t of ROD
b. Fraudulent stamping or assistance in stamping
c. Forging of handwriting, signature of persons authorized to sign
d. Use of any document which an impression of the seal of the ROD is forged
5. Fraudulent sale: sale of mortgaged property under the misrepresentation that
it is not encumbered; deceitful disposition of property as free from encumbrance
: imprisonment of 3 years or fine not exceeding 2,00 or both at discretion of co
urt
CHAPTER 19: REGISTRATION OF PUBLIC LANDS
PUBLIC LANDS all lands owned by the government
* Inalienable and alienable
* Inalienable public domain: timber and miner lands
* Alienable/ Disposable - public agricultural land
PUBLIC LAND MAY BE ALIENATED, CONVEYED TO PRIVATE PERSON.
PROCEDURE:
1. Official issuing instrument of conveyance to issue instrument
2. File instrument with ROD
3. Instrument to be entered in books and owner s duplicate to be issued
4. Instrument only contract between Government and private person and does not t
ake effect as conveyance if unregistered, it is registration which is operative
act of conveying land; evidence of authority for ROD to register
5. Fees to be paid by grantee
6. After issuance of certificate of title, land is deemed registered land within
the purview of the Torrens system
NATURE OF TITLE TO PUBLIC LANDS CONVEYED: INDEFEASIBLE AND CONCLUSIVE
* In absence of registration, title to public land is not perfected and therefor
e not indefeasible
* In case of 2 titles obtained on same date one procured through decree of regis
tration is superior than patent issued by director of lands
* 2 titles procured by one person one from homestead patent, one from judicial d
ecree & sold to 2 different persons, one who bought it for value and in good fa
ith & one who register first shall have preference
CLASSIFICATION OF LAND OF PUBLIC DOMAIN:
* Classification is exclusive prerogative of executive & not by judiciary
* Anyone who applies for confirmation of imperfect title has burden of proof to
overcome the presumption that the land sought to be registered forms part of pub
lic domain (Regalian doctrine)
UNDER THE CONSTITUTION:
1. Agricultural only one subject to alienation
2. Forest or timber
3. Mineral lands
4. National park
UNDER THE PUBLIC LAND ACT:
1. Alienable/disposable
a. Agricultural
b. Residential, commercial, industrial
c. Educational, charitable
d. Town sites and for public and quasi-public uses
2. Timber lands - inalienable
3. Mineral lands inalienable
* If patent or title is issued void ab initio for lack of jurisdiction
* Not subject to acquisitive prescription; even if in possession for long time,
will not ripen into ownership
* Except: mineral lands and forest lands acquired before inauguration of Commonw
ealth in November 15, 1935; vested rights which are protected
FISHPONDS
Before: included in definition of agriculture, conversion of agricultural land t
o fishponds does not change character of land
Now: restricted meaning; fishponds have a distinct category; cannot be alienated
but may be leased from government.
DIRECTOR OF LANDS
* Quasi-judicial officer
* Findings of fact conclusive on higher court with absence of fraud, mistake oth
er than error of judgment; but not with regards to finding of law
* Empowered to alienate and dispose lands
MODES OF ALIENATING PUBLIC LANDS:
1. Homestead settlement
2. Sale
3. Confirmation of imperfect or incomplete title
a. Judicial legalization
b. Administrative legalization
* Lease not included since lease does not transfer ownership; free-title grant:
free distribution of public lands to encourage people to cultivate; government f
urnishes the applicant with tolls plus cash allowance to enable him to cultivate
CONFIRMATION OF IMPERFECT TITLE:
1. Last extension granted by Government was until December 31, 1987
2. Right made available to person qualified to acquire alienable and disposable
public land thru open, continuous, exclusive, notorious (OCEN) possession under
bonafide claim of ownership since June 12, 1945.
a. Prior to transfer of sovereignty from Spain to US, have applied for purchase
but did not receive title, without default on their part provided they have occu
pied since their application
b. In OCEN possession since June 12, 1945 or earlier
c. Members of cultural minorities in OCEN who has claim of ownership for at leas
t 30 years
MAXIMUM LAND THAT CAN BE APPLIED: 144 hectares
* In case of foreigner, sufficient that he is already Filipino citizen at the ti
me of his application
* Corporation who has less 60% Filipino ownership cannot apply confirmation of i
mperfect title; can only lease
PERSONS COMPETENT TO QUESTION LAND GRANT
* Persons who obtained title from State or through persons who obtained title fr
om State
PATENT
WHEN GOVERNMENT GRANT DEEMED ACQUIRED BY OPERATION OF LAW:
1. Deed of conveyance issued by government patent/grant
2. Registered with ROD mandatory: operative act to convey & transfer title
3. Actual physical possession, open & continuous
* Land ceased to be part of public domain & now ownership vests to the grantee
* Any further grant by Government on same land is null & void
* Upon registration, title is indefeasible
TITLE ISSUED PURSUANT TO REGISTRATION OF PATENT
1. Indefeasible when registered, deemed incorporated with Torrens system; 1 year
after issuance of patent
2. May not be opened one year after entry by LRA; otherwise, confusion, uncertai
nty & confusion on government system, of distribution of public lands may arise
& this must be avoided
Except: annullable on ground of fraud, may be reopened even after 1 year because
registration does not shield bad faith
* Court in exercise of equity jurisdiction may direct reconveyance even without
ordering cancellation of title
AIM OF HOMESTEAD PATENT:
* Benevolent intention of government to distribute disposable agricultural land
to destitute citizens for their home and cultivation
* As a matter of public policy, may be repurchased even if after 5 years provide
d not for profit
* Right of repurchase not allowed if sold within family & not for cultivating or
living but for speculation purpose
RESTRICTIONS:
1. Cannot be alienated within 5 years after approval of application for patent
2. Cannot be liable for satisfaction of debt within 5 years after approval of pa
tent application
3. Subject to repurchase of heirs within 5 years after alienation when allowed a
lready
4. No corporation, partnership, association may acquire unless solely for commer
cial, industrial, educational, religious or charitable purpose or right of way s
ubject to consent of grantee & approval of Secretary of Natural resources
EXCEPTIONS:
1. Action for partition because it is not a conveyance
2. Alienations or encumbrances made in favor of the government
ERRED HOMESTEADER NOT BARRED BY PARI DELICTO
* Pari delicto rule does not apply in void contract
* Violation of prohibition results in void contract
* Action to recover does not prescribe
HOMESTEADER
* If he dies, succeeded by heirs in the application
LEGAL RESTRICTION IN DISPOSITION BY NON-CHRISTIANS (CULTURAL MINORITIES)
* Conveyance is valid if able to read and can understand language where deed is
written
* Otherwise, not valid unless approved by Commission on National Integration
* Safeguard is to protect them against fraud/deceit
CHAPTER 20: CADASTRAL REGISTRATION PROCEEDINGS
PURPOSE:
* Another means to bring lands under operation of Torrens System
* Ordinary registration is slow for lack of initiative on part of landowners, in
novation was conceived to hasten and accelerate registration
* Government initiates that all lands within a stated region are up for registra
tion whether or not owners are interested to settle their titles
NATURE OF PROCEEDINGS:
* In rem
* No defendant & no plaintiff
* Compulsory
PROCEDURE:
1. CADASTRAL SURVEY
* In opinion of Phil president pursuant to requirement of public interest, title
of land within a specified area needs to be settled and adjudicated
* Order Director of Lands to make survey and plan
* Director gives notice to persons claiming interest in lands & to gen public of
day of survey published in OG and posted in conspicuous place on lands to be su
rveyed
* Geodetic engineers commences survey
* During survey, boundaries are marked by monuments
2. FILING OF PETITION
* After survey and plot been made, Director represented by Sol Gen institutes ca
dastral proceeding by filing petition in court against holders, claimants, posse
ssors, occupants
* Parcel of lots given their cadastral numbers
3. PUBLICATION OF NOTICE OF HEARING
* Court to order date of hearing
* LRA to notify public by publishing notice 1x in OG and 1x in newspaper of gene
ral circulation & copy mailed to person whose address is known & other copies po
sted in conspicuous place designated by law
4. FILING OF ANSWER
* Any person claiming interest in any part of lands subject to petition is requi
red to file answer
* Answer must give the ff details:
a. Age of claimant
b. Cadastral number of lot claimed
c. Name of barrio or municipality where lot is located
d. Name of owners of adjoining lots
e. If in possession & without grant no of years in possession
f. If not in possession state interest claimed
g. If assessed of taxation assessed value
h. Any encumbrances affecting said lots
5. HEARING OF CASE
* In any convenient place where land lies
* Like an ordinary RTC trial
* Conflicting claims are determined
* Lots claimed are awarded to persons entitles if they could prove title
* If none could prove title land is declared public domain
6. DECISION
* Claimants are notified of decision
7. ISSUANCE OF DECREE AND CERTIFICATE OF TITLE
* Upon order of court, LRA to enter decree of registration
* Decree made basis for issuance of OCT
* Decree is now being directly prepared and issued on regulation forms of such c
ertificate
NATURE OF TITLE COVERED BY 2 ACTS:
* Title in good faith & for value
* Errors in plan do not annul decree of registration
* Cancellation & correction are permitted
LAND ALREADY REGISTERED
* Jurisdiction is limited only to correction of technical errors
* Court cannot issue decree on land already decreed
* Revision of decree allowed when substantial rights are not impaired; what is p
rohibited is registered land to be registered again in name of another
* Jurisdiction subsists to all incidental matters

CADASTRAL PROCEEDING COMPARED TO ORDINARY REGISTRATION

Party Initiating
ORDINARY
CADASTRAL
Subject
Private
Government
OwnershipIndividual
Matter
and
Landsdoes
Public
not assert ownership
Interested
Ownership
Government
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IOn
Applicant
n absence
accounthas
isof
only
undertakes
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owner
successful
another
in settlement
survey
chance
claimant,
and
to
ofclaim
titles
advances
property
is dismissal
expenses
goes toisgovernment
without prejudice
WHEN CAN CADASTRAL PROCEEDINGS MAY BE OPENED
* 10 years up to Dec 31, 1968
* Persons claiming title but were unable to file their claim even while in posse
ssion are granted right to petition for reopening of proceedings provided such w
ere not alienated, leased or disposed by government
CADASTRAL COURT DOES NOT AWARD DAMAGES, BUT MAY DIRECT SHERIFF TO DELIVER POSSES
SION
* Provisions of land registration act applicable to cadastral proceedings
CHAPTER 21: SYSTEM OF REGISTRATION FOR UNREGISTERED LANDS
* System of registration for unregistered land under the Torrens System (ACT 334
4)
* Before: covers voluntary dealings, now includes involuntary dealings
* Effect if prospective; binds 3rd persons after registration but yields to bett
er rights of 3rd person prior to registration (limited effect to 3rd parties)
* Reason: no strict investigation involved
* Subsequent dealings also valid if recorded
* ROD keeps day book & a register; index system is also kept
* Procedure:
1. Presentment of instrument dealing in unregistered land
2. If found in order registered
3. If found defective registration is refused writing his reason for refusal
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