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LANDTITLE

Land:asanobject,arealproperty
Regaliandoctrine:AllnaturalresourcesbelongtotheState,includesland.
2foldviewoftitle:
1. Ownership
HowdoyouobtainownershipoflandfromtheState?
2. CertificateofTitle
Howdoyouconfirmandprotectyourownership?
Transactionsonregisteredland(titled)

CHAPTER1TORRENSSYSTEMANDPURPOSE,THEGOVERNINGLAW,THEPROPERCOURT

1.TorrensSystemasystemforregistrationofandunderwhich,uponthelandownersapplication,thecourtmay,afterappropriate
proceedings,directtheissuanceofacertificateoftitle
thesystemofregistrationundertheSpanishMortgageLawhasbeendiscontinuedandlawlandsgrantedwhicharenotyetcoveredbya
certificateoftitleissuedundertheTorrenssystemareconsideredunregisteredlands
firstintroducedinAustraliabySirRobertTorrensin1857

2.Purpose:toquiettitleoflandtoputastopforevertoanyquestionofthelegalityofthetitle,exceptclaimswhichwerenotedatthetimeof
registration,inthecertificate,orwhichmayarisesubsequentthereto
1.)avoidpossibleconflictsoftitleinandtorealproperty(quiettitle)
2.)facilitatetransactionsrelativetheretobygivingthepublictherighttorelyuponthefaceoftheTorrenscertificate
Taxdeclarationnotreliablesourceofownership,mustbecoveredbyCertofTitlebeforesurveyorsurveys.
mosteffectivemeasuretoguaranteeintegrityoflandtitles
TakeNote:purposeisNOTtheacquisitionoflandbutonlytheregistrationoftitle

3.Natureofproceedings:RegistrationoflandsthroughoutthePhilippinesshallbeinremandshallbebindingonthewholeworldbecauseby
thedescriptioninthenoticeToAllWhomItMayConcern.Itbindsallpersonsknownandunknown.
inrem:direcredattheobjectitself,titleisbindingontheentireworld.

4.GoverningLaw:PD1529(PropertyRegistrationDecree)June11,1978

5.Relatedlaws:beforeLandRegistrationLaw(ActNo.496)Feb1,1903
PublicLandAct(CANo.141)patentsregisteredRofD,reconstitution

6.Jurisdiction:RegionalTrialCourtnowhaveplenaryjurisdictionoverlandregistrationproceedings.Giventheauthoritytoactnotonlyon
applicationsfororiginalregistrationbutalsooverallpetitionsfiledafterwithpowertohearanddetermineallquestionsarisinguponsuch
applicationsorpetitions.

7.DelegatedJurisdiction:Section34ofBatasPambansaBlg.129(JudiciaryReorganizationActof1980)MetropolitanTrialCourts,Municipal
TrialCourts,andMunicipalCircuitTrialCourtsmaybeassignedbytheSupremeCourttohearanddeterminecadastralorlandregistrationcases
coveringlotswherethereisnocontroversyoropposition,orcontestedlots,thevalueofwhichdoesnotexceedP100,000.Theirdecisionsin
thesecasesshallbeappealableinthesamemannerasdecisionsoftheRegionalTrialCourts.

CHAPTER2ADMINISTRATIONOFTORRENSSYSTEM

2waystoacquire:seeflowchart
1.judicialproceedingRTCofplacewherelandislocated,maybeothercourtifjudgeisslow,etc
2.administrativeproceeding

2Agencies:
1.LandRegistrationAuthorityagencyofthegovernmentchargedwiththeefficientexecutionofthelawsrelativetotheregistrationoflands,
andisundertheexecutivesupervisionoftheDOJ.
HeadedbyanAdministratorandisassistedby2DeputyAdministrators,allwhomareappointedbythePresidentupontherecommendationofthe
SecretaryofJustice
locatednearNSOinEastAve
thecentralrepositoryofalltitles

A.FunctionoftheAuthority:
a.extendspeedyandeffectiveassistancetoDAR,andotheragenciesforlandreformprogram
b.extendassistancetocourtsinordinaryandcadastrallandregistrationproceedings,and
c.centralrepositoryofrecordsrelativetooriginalregistrationoflands

B.FunctionsoftheAdministrator:
a.issuedecreesofregistrationpursuanttofinaljudgement
b.exercisesupervisionandcontroloverallRegistersofDeeds
c.resolvecaseselevatedonappealfromdecisionofRegisterofDeeds
d.exerciseexecutivesupervisionoverallclerksandpersonnelofCFIinrelationtoregistration
e.implementallorders,decisions,anddecisionsrelativetoregistrationoflands,subjtoDOJSec
f.verifyandapprovesubdivision,consolidationandsurveyplansofpropertiestitledunderPD1529,exceptthosecoveredbyPD957.

2.RegisterofDeedsconstitutesapublicrepositoryofrecordsofinstrumentsaffectingregisteredorunregisteredlandsandchattelmortgages
intheprovinceorcitywhereinsuchofficeissituated
AppointedbythePresidentupontherecommendationoftheSecretaryofJustice.Andalso,hasbeeninthepracticeoflawfor3years,andhas
beenworkingforanybranchofthegovernmentfor3yearsthefunctionofwhichincludetheregistrationofproperty

1|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

assistedbyaDeputyRegisterofDeeds,amemberofthePhilippineBarandappointedbytheSecretaryofJusticeuponrecommendationofthe
AdministratoroftheAuthority
locatedinrespectivearea
youmustregister,oldtitlecancelledandnewoneissuedinyourname
*RegistrationinRegisterofDeedisbindingtoalleventhecourt.

A.GeneralFunctionsimmediatelyregisteraninstrumentpresentedforregistrationdealingwithrealorpersonalpropertywhichcomplieswithall
therequisitesforregistration
Heshallseetoitthatsaidinstrumentbearstheproperdocumentaryandsciencestampsandthatthesameareproperlycancelled
preparesandkeepsanindexsystemwhichcontainsthenamesofallregisteredownersalphabeticallyarranged,andallthelandsrespectively
registeredintheirnames

B.MinisterialcharacterofdutytoregisterinstrumentRegisterofDeedsisentirelyprecludedfromexercisinghispersonaljudgmentanddiscretion
whenconfrontedwiththeproblemofwhethertoregisteradeedorinstrumentonthegroundthatitisinvalid.
Thedeterminationisafunctionthatbelongstoacourt

C.WhenregisterofDeedsmaydenyregistrationofvoluntaryinstruments
1.)WheretherearemorethanonecopyoftheownersduplicatecertificateoftitleandnotallsuchcopiesarepresentedtotheRegisterofDeeds
everycopymustcontainidenticalentriesoftransactions
2.)Wherethevoluntaryinstrumentbearsonitsfaceaninfirmity
3.)Wherethevalidityoftheinstrumentsoughttoberegisteredisanissueinapendingcourtsuit
4.)Whenitisaprivatedocument.Section112ofP.D.No.152providesthatdeedsofconveyancesaffectinglandsshouldbeverifiedand
acknowledgedbeforeanotarypublicorotherpublicofficerauthorizedbylawtotakeacknowledgement
TakeNote:iftheRegisterofDeedsisindoubtastotheproperaction,heshouldsubmitthequestiontotheAdministratoroftheLRA

CHAPTER3ORIGINALREGISTRATIONUNDERP.D.NO.1529

1.Requisitesinordinarylandregistrationproceedings:
1.)SurveyofLandbytheBureauofLandsoradulylicenseprivatesurveyor
2.)Filingofapplicationforregistrationbyapplicant
3.)Settingofdatefortheinitialhearing
4.)TransmittaloftheapplicationandalldocumentsorevidencebytheClerkofCourttotheLRA
5.)PublicationofanoticeoffilinganddateandplaceofthehearingintheOfficialGazette
6.)ServiceofNoticeuponcontiguousowners,occupants,andinterestedpartiesbythesheriff
7.)Filingofanswerbyanypersonwhethernamedinthenoticeornot
8.)HearingofthecasebytheCourt
9.)Promulgationofjudgment
10.)IssuanceofthedecreebyCourtdeclaringdecisionfinalandinstructingLRAtoissueadecree
11.)EntryofthedecreeofregistrationintheLRA
12.)SendingofcopyofthedecreetotheRegisterofDeeds
13.)Transcriptionofthedecreeofregistrationintheregistrationbookandissuanceoftheownersduplicateoriginalcertificateoftitlebythe
RegisterofDeeds,uponpaymentofprescribedfees.
Note:acertificateoftitledissuedwithoutfullycomplyingwiththeaboverequisitesarethusillegalandinvalidandmaybecancelledbythecourts

2.WhocanbeApplicants?
1.)Thosewhobythemselvesorthroughtheirpredecessorsininteresthavebeeninopen,continuous,exclusiveandnotoriouspossessionand
occupationofalienableanddisposablelandsofthepublicdomainunderabonafideclaimofownershipsinceJune12,1945orearlier
dontcounttheyearswhenlandwasinalienableevenifoccupied
2.)Thosewhohaveacquiredownershipofprivatelandsbyprescriptionundertheprovisionsofexistinglaws
3.)Thosehaveacquiredownershipofprivatelandsorabandonedriverbedsbyrightofaccessionoraccretionundertheexistinglaws
4.)Thosewhohaveacquiredownershipoflandinanyothermannerprovidedforbylaw
Otherswhomayfile:
1.)whenthelandisownedincommon,allthecoownersshallfiletheapplicationjointly
2.)wherelandissoldunderpactoderetro,thevendoraretromayfile,butshouldtheperiodforredemptionexpireduringpendency,and
ownershiptothelandisconsolidatedinthevendeearetro,thelattershouldsubstitutetheformerintheproceeding
3.)atrusteeonbehalfofhisprincipal,unlessprohibitedbytrust

A.AcquisitionundertheCivilCode:
(1)Art.1137:Ownershipandotherrealrightsoverimmovablesalsoprescribethroughuninterruptedadversepossessionthereoffor30years,
withoutneedoftitleorofgoodfaith.
thistalksaboutownershipofprivatelandsbyprescription
Thefollowingrulesshallapply:(TIE)
1.Thepresentpossessormaycompletetheperiodbytackinghispossessiontothatofhisgrantororpredecessorininterest
2.Thepresentpossessorwhowasalsothepossessorataprevioustime,ispresumedtohavecontinuedtobeinpossessionduringtheintervening
timeintheabsencefprooftothecontrary
3.Thefirstdayshallbeexcludedandthelastdayincluded
(2)Article457:totheownersoflandsadjoiningthebanksofriversbelongtheaccretionwhichtheygraduallyreceivefromtheeffectsofthe
currentofthewaters.Requisitesaretheff:
1.Thatthedepositbegradualandimperceptible
2.Thatitbemadethroughtheeffectsofthecurrentofthewater
3.Thatthelandwhereaccretiontakesplaceisadjacenttothebanksofrivers
Alluvionmustbetheexclusiveworkofnature,notcausedbyhumanintervention
Titleisalreadyvestedintheriparianowneronceaccretionhappens.Hemustonlyregisterit
Accretionfromtheseaispartofpublicdomainandoutsidethecommerceofman

2|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

(3)Article461:riverbedsthroughthenaturalchangeinthecourseofthewateripsofactobelongtotheownerswhoselandsareoccupiedbythe
newcourseinproportiontothearealost.However,theownersoflandadjoiningtheoldbedshallhavetherighttoacquirethesamebypayingthe
valuethereof,whichvalueshallnotexceedthevalueoftheareaoccupiedbythenewbed

B.Acquisitionbyothermeans:
1.)Bypresidentialproclamationatypeoflandgrantconstitutiveofafeesimpletitle
2.)WhenRepublicofthePhilippinescedesreservedareasexamplewouldbeUP

C.Personswhocannotfile:
1.Apubliclandsalesapplicantisnotaproperpartytofileforregistrationofthesamelandcoveredbyhissalesapplicationunderadministrative
registration
however,anapplicantisnotbarredfrompursuinghisapplicationalthoughhispredecessorininterestwasafreepatentapplicantifthelatter,at
thetimehefiledsuchpubliclandapplication,hadalreadyacquiredanimperfecttitlethroughcontinuous30yearpossessionintheconceptofan
owner
2.Amortgagee,orhissuccessorininteresttothemortgage,cannotapplyfortheregistrationofthelandmortgaged,notwithstandinglapseofthe
periodforthemortgagortopaytheloansecuredorredeemit(pactumcommissoriumwhichisinvalid)theremustbeaforeclosureproceeding
3.Anantichreticcreditorbecausehispossessionisnottheconceptofanownerbutamereholderplacedinpossessionofthelandbyitsownerthe
debtor
mortgageegetsfruitsoflandofmortgagortobeappliedtoloan,paymentcomesfromfruitsofland
4.apersonorentitywhoseclaimofownershiptolandhadbeenpreviouslydeniedinareivindicatoryaction,andtherightofownershiptheretoof
anotherupheldbythecourts,cannotapplyforthesamelandinaregistrationproceeding
resjudicataapplies,noregistrationoflandwithoutapplicantbeingitsowner
ejectmentcaselapsesafter1yearaccionpubliciana(possession)accionreinvicatoria(ownership)

3.FormsandContentsofApplication:(Sec15ofPD1529seeAppendixAofbook)
Itshallbeinwriting,signedbyapplicant,andsworntobeforeayofficerauthorized.Theapplicationshallcontainthefollowing:
1.Descriptionoftheland+PlandulyapprovedbyDirectorofLandsandtechnicaldescriptions
2.Citizenshipandcivilstatusoftheapplicant
3.Assessedvalueoftheland,basedonthelastassessmentfortaxationpurposes
4.Mortgageorencumbrancesofanykind,ornamesofinterestedpersons.Ifnone,stateso.
5.Mannerbywhichtheapplicanthasacquiredthelandmunimentsoftitle
6.Fullnames&addressesofalloccupants&adjoiningowners.Ifnotknown,stateextentofsearch
7.Stateifthereanyclaimstopublicorprivateroadswhichboundtheland(Sec20)
8.Courtmayrequireadditionalfactsandpapers.Mayalsoconductanocularinspection(Sec21)
anapplicationmayinclude2ormoreparcelsoflandbelongingtotheapplicant/sprovidedtheyaresituatedwithinthesameprovinceorcity
anapplicantwhoisnotaresidentmustappointarepresentativetofilehisapplicationforhim

A.WheretofileRTCofprovinceorcitywherelandsituated,MTCifbelowP400,000.
applicantshallalsofiletogetherwiththeapplicationalloriginalmunimentsoftitlesorcopieswandasurveyplanofthelandapprovedbythe
BureauofLands
ClerkshallnotacceptapplicationunlessshownthatapplicantfurnishedDirectorofLandswithcopyoftheapplicationandallannexesnow,not
requiredtofurnish,automaticallydone.

B.Ammendmentstoapplicationandneededpublication
publishOGandsometimesrequirednewspaper
newpublicationnotnecessaryif:(1)changeinname(2)exclusionofportionofland
Sec18allowsthecourt,atanytime,tostrikeoutoneormoreparcelsoflandinapplication
newpublicationandnoticerequiredifamendmentconsistsin:
1.asubstantialchangeinboundaries
2.anincreaseintheareaofthelandappliedforor
3.theinclusionofanadditionalland

CHAPTER4JUDICIALCONFIRMATIONOFIMPERFECTORINCOMPLETETITLEUNDERPUBLICLANDACTPracticalpurpose:
similartooriginalregistration,sameprocedures
Goodtitle=notowner,butgoodfaith10years:ordinaryacquisitiveprescription
Imperfecttitle=possessioninbadfaith30years:extraordinaryacquisitiveprescription
3Req:(1)Alienableanddisposable(2)30yearspossession(beforefiling)(3)PossessionsinceJune12,1945(neednotbeexactcanbe
earlier),evenifnotyetdeclaredalienable

1.NatureofProceeding
sameproceedingsasoriginalregistration,similaritiesinclude:(1)bothagainstthewholeworld,(2)natureofjudicialproceedings,(3)decreeof
registrationissuedisconclusiveandfinal(4)governedbythesamecourtprocedureandlawofevidence
2.Changesinlaw:now30yearspluspossessionsinceJUNE12,1945
3.ExtendedPeriodforfilingapplicationsnow:tillDec.31,2020<12hectares
RA9176:intentionoflawmakerinextendingistogivefullopportunitytothosewhoarequalifiedunderthelawtoowndisposablelandsofthe
publicdomainandthusreducethenumberoflandlessamongthecitizenry.
4.LimitationofAreaAppliedfor
RA9176shallonlyapplywheretheareaappliedfordoesnotexceed12hectares
ifmorethan12hectares,justfileunderoriginalregistrationsincenolimittoarea

5.Whomayapply?
1.)Filipinocitizenswhobythemselvesorthroughtheirpredecessorininteresthavebeeninopen,continuous,exclusiveandnotorious(OCEN)
possessionofalienableanddisposablepublicdomainsinceJune12,1945,orevensincetimeimmemorial.
2.)FilipinocitizenswhobythemselvesorthroughtheirpredecessorininteresthavebeenpriortoeffectivityofPD1073,inOCENpossessionof
agriculturallandofpublicdomain,underabonafideclaimofacquisitionofownershipforatleast30years,oratleastsinceJanuary24,1947

3|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

3.)Privatecorporationsorassociationswhichhadacquiredlands,formerlypartofalienablelandsofpublicdomain,fromFilipinocitizenswhohad
possessedthesameinthesamelengthoftimeinnumbers1and2(inotherwords,whencorporationboughtprivateland)
aprivatecorporationmayapplyforjudicialconfirmationofthelandwithoutneedofaseparateconfirmationproceedingforitspredecessorsin
interestfirst.
4.)NaturalborncitizensofthePhilippineswhohavelosttheirPhilippinecitizenship,whohaveacquiredalienablelandsfromFilipinocitizenswho
hadpossessedthesameinthelengthoftimeinnumbers1and2(inotherwordsthroughsuccessionorinheritance)

A.Whatapplicantmustproveseechapteronevidence,provethat:(a)alienableanddisposable(b)possessionburdenisontheapplicant
toprovepositiveaverments
B.Meaningoftherequiredpossession=possessionANDoccupation(OCEAN)
Openpatent,visible,apparent,notoriousandnotclandestine
Continuousuninterrupted,unbrokenandnotintermittentoroccasional
Exclusiveadversepossessorcanshowexclusivedominionandappropriationtoownbenefit
Notorioussoconspicuousthatitisgenerallyknownandtalkedofbythepublic
Adversewhenuseoflandisopenandnotorious.
C.Effectofcompliancewithrequirement
whenaboveconditionscompliedwith,thepossessorisdeemedtohaveacquired,byoperationoflaw,arighttoagovernmentgrant,withoutthe
necessityofacertificateoftitlebeingissued.
landceasestobepartofpublicdomainandbeyondauthorityoftheDirectorofLandstodispose
theapplicationforconfirmationisamereformality,thelackofwhichdoesnotaffectsufficiencyoftitle,BUTonlyappliesexclusivelytopublic
agriculturallandwhicharealienableanddisposable.

6.Privatecorporationsorassociationsasapplicants
privatecorporationsmaynotholdalienablelandsofpublicdomain,exceptbylease<1,000hectaresand<25years+renewableanother25
years.
prohibitiondoesntapplywhereatthetimesuchcorporationacquiredland,itsPIIbyOCENalreadyacquiredownership:alreadyprivatelands
whentheregistrationproceedingscommenced,asproceedingsnotoriginallyconvertsbutmerelyconfirmssuchaconversionalreadyaffectedby
operationoflaw.
7.FormandcontentsofApplicationsamematerialallegationasinoriginalregistration
8.Confirmationoftitleoverlandpreviouslydeclaredpublicland
Ajudicialdeclarationthataparceloflandispublic,doesnotprecludeeventhesameapplicantfromsubsequentlyseekingajudicialconfirmation
ofhistitletothesameland

CHAPTER5NONREGISTRABLEPROPERTIES

Section12oftheConstitution:AllnaturalresourcesincludinglandsownedbytheStatemaynotbeownedprivatelyorbyindividualsexceptif
agriculturallands.

LandsofPublicDomainclassifiedas:
Agriculturalonlythesecanberegistered!
(a) Agricultural(b)Residential(c)Commercial(d)Industrial
Mineral
Forest
NaturalParks
1.CivilCodeprovisionsdealingwithnonregistrableproperties
Propertiesofpublicdominionarenotsubjecttoprivateownership.
1.forpublicusesuchasroads,canals,rivers,torrents,ports,bridgesconstructedbytheState,banks,shores,roadsteadsandothersofsimilar
character
2.belongtotheState(respublicae)forpublicserviceordevelopmentofnationalwealth
Also,watersareofpublicdomain
A.Ex)publicmarket,publicplaza,municipalstreetorpublicbldgs,RoppongipropertyinTokyo

2.Specifickindsofnonregistrablelands:
A.Forestortimberland,publicforest,forestreserves
notdescriptivebutlegallydefinedasclassifiedbygovernment
1. powertoclassifyorreclassifypubliclandsintoalienableordisposablelands
exclusiveprerogativeoftheExecutiveDepartmentandnotthecourts
intheabsenceofsuchclassification,landremainsunclassified
needsapositiveact,notlimitedtoanofficialproclamationbythePresidentorbyanactofCongress,maybedonebymere
administrativeordersissuedbytheDENRSec,andbytheBFClassificationMaps,foraslongastheintentiontoclassifythe
landintoalienableanddisposableisclearlyandpositivelymanifest.
2. termforestlandexplained
doesnotlosesuchclassificationsimplybecauseloggersorsettlersmayhavestrippedit
classificationisdescriptiveofitslegalnatureandstatusanddoesnothavetobedescriptiveofwhatthelandactuallylookslike
B.Mangrovesswampsfilteringpollution,formpartofpublicforests
C.Minerallands
possessionofamineralland,howeverlong,doesnotthereforeconferuponthepossessoranypossessoryright
whatifitwasaprivatelandwhereinmineralsarethendiscovered?TitleisstillvalidbutmineraldepositsareownedbytheState(mineralized
land)
D.ForeshorelandandSeashoremayapplyforforeshorelease
foreshore:thatpartofthelandwhichisbetweenhighandlowwaterandleftdrybythefluxandrefluxofthetides
evenalluvialformationalongseashoreispartofpublicdomain
Beach.Ifyouwanttousethebeachtomakeapierfromyourhousetotheocean,youhavetogetaforeshoreleasefromState
E.Navigablerivers,streamsandcreeksdoesntmatterW/Nnavigable,ALLnotregistrable
3elementsofariver:(1)therunningwaters(2)thebed(3)thebanksonlyonenature
creek:recessorarmextendingfromariverandparticipatingintheebbandflowofthesea

4|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

F.Lakes
G.MilitaryReservations
H.Otherkindsofreservations
reservationsforspecificpurpose.ex)medicalcenter
1.authoritytomakereservationPresident
2.BaguioTownsitereservationpublicdomainandnonregistrable
I.Watershedwaterfromrootsoftreesontopofmountains
defensefromsoilerosionandguaranteessteadysupplyofwater
J.Grazinglandspasturelandsfoundinthemountains,partofforestreserve
K.Previouslytitledland1sttitlepresumedvalid,2nddecreenullandvoid(Legardav.Saleeby)
exceptifoldertitlefakeandfraudulent(titleofAranetaUniversity)
L.Alluvialdepositalongriverwhenmanmade
avulsionifnotnaturalmovementofwaterbelongstotheState
iflandreclaimed:landofpublicdomain,butgovernmentmaydeclarealienable(PEAv.Amari)

CHAPTER6PUBLICATION,OPPOSITION,DEFAULT
FILINGORDEROFINITIALHEARINGPublication,Mailing,PostingINITIALHEARING
mustbepublishedandreleasedbeforehearing!

1.NOTICEOFINITIALHEARING(Sec23)
Afterfilingtheapplication,theRTCafter5daysfromfilingmustissueanordersettingthedateandhouroftheinitialhearing
whichshallnotbeearliernot45daysnorlaterthan90days(45<x<90)
Publicshallbegivennotice(mandatoryrequirement)oftheinitialhearingoftheapplicationforlandregistrationbymeansof(1)
publication(2)mailingand(3)posting

A.Publication
thecommissionerofLRAshallcausenoticetobepublishedonceintheOfficialGazetteandonceinanewspaperofgeneralcirculationinthe
Philippines
saidnoticeshallbeaddressedtoallpersonsappearingtohaveaninterestinthelandinvolved
(1)Purposeandeffectsofpublication:
1.toconferjurisdictionoverthelandappliedforuponthecourt,and
2.tochargethewholeworldwithknowledgeoftheapplication,andinvitethemtotakepartinthecaseandassertandprovetheirrightsoverthe
subjectproperty.
thejurisdictionattachestotheland,ifitislatershownthatregistrationwasmadetopartofthelandwithoutjurisdictionthroughpublication,that
decreeofregistrationwithregardtothatpieceoflandisnullandvoid
ifthedifferencebetweenthepublicationandtheregistereddeedisnotsosubstantial,thenthedecreeiscompletelyvalid
ifduringtheproceedings,amendmentsaredonetotheoriginalsurveyaddinglandnotpreviouslyincludedintheoriginalplanshouldnew
publicationbemade.
Conversely,iftheamendmentdoesnotinvolveanaddition,butcontrary,areductionoftheoriginalareathatwaspublished,nonewpublicationis
required
courtswhichhavebeenvalidlyacquiredjurisdictioncannotbedivestedofsuchjurisdictionbyasubsequentadministrativeact
(2)meaningofprovisothatpublicationofnoticeofinitialhearingintheOGshallbesufficienttoconferjurisdictionuponcourt
notmeanttodispensewithmailingandbyposting,alsopublicationinnewspaperofgeneralcirculationstillmandatoryandimperative.
(3)Defectivepublicationandeffect
Adefectivepublicationofnoticeofinitialhearingdeprivescourtofjurisdiction.Instancesare:
1.Whatwaspublishedisabiggerareawhichincludeslandssubjectofregistration
Applicationshouldcontainthedescriptionoftheland
publicationofspecificboundariesoflandsiswhatnotifiesinterestedparties.
theadjoiningownersofthebiggerlotwouldnotbethesameastheownersofthesmallerlotssubjectofregistration.Hence,noticetoadjoining
ownersofthebiggerlotisnotnoticetothoseofthesmallerlots
2.Wheretheactualpublicationofthenoticewasafterthehearingitself

B.MailingandPostingofNoticeofInitialHearing
(1)Personsandofficialstowhomnoticegivenbymailing
CommissionerofLRAshallcauseacopyofthenoticeofinitialhearingoftheapplicationtotheff:
1.)toeverypersonnamedinthenoticewithin7daysafterpublicationofsaidnotice
2.)secretaryofPublicworksandhighways,ProvincialGovernorandtotheMayoroftheMunicipalityorcityinwhichthelandlies
3.)SecretaryofAgrarianReform,SolicitorGeneral,DirectorofLandManagement,DirectorofMinesand/orDirectorofFisheriesandAquatic
Resources
4.)Tosuchotherpersonsasthecourtmaydeemproper

(2)NoticebyPosting
AdministratorofLRAshallcausetheSherifftopostinaconspicuousplaceoneachparcelofland,andonthebulletinboardofthemunicipal
building14daysbeforethedateoftheinitialhearing

(3)Proofofpublicationandnoticejurisdictionalrequirementsforconclusiveproof
CertificationoftheAdministratorofLRAand
certificationofpostingoftheSheriff

2.OPPOSITIONtoapplicationinordinaryproceedings
when:(1)before(2)during(3)afterbutwithleavecourt=initialhearing
who:(1)thoseclaimingownership(2)whohasinterest(mortgagor)
anypersonclaiminganinterest,whethernamedornot,mayappearandfileanoppositiononorbeforethedateofinitialhearing,orwithinsuch
furthertimeasmaybeallowedbythecourt
theoppositordoesnothavetoshowtitleinhimself,heshouldhoweverappeartohaveaninterestintheproperty
requiredtofileananswer:averifiedopposition

5|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

A.Theoppositors
neednotbenamedinnotice
neednotshowtitlebutmusthaveinterest(immaterialifinterestislegalorpurelyequitable)
thefollowingmaybeproperoppositors:
1.ahomesteaderwhohadnotyetbeenissuedhistitlebutwhohadfulfilledalltheconditionsrequiredbylawtoentitlehimtoapatent
2.apurchaseroffriarlandbeforetheissuanceofthepatenttohim
3.personswhoclaimtobeinpossessionofatractofpubliclandandhaveappliedwiththeBureauofLandsforitspurchase
however,amereforeshorelesseeofpubliclandcannotbeanoppositor,sincehecannotbeconsideredanequitableowneroftheland,right
subordinatethatofgovernment
ownersofbuildingsandimprovementsonthelandappliedforshouldclaimthem.Ifsuchclaimissustainedbythecourt,thefactofownership
mustbenotedonthefaceofthecertificateoftitle.

B.Contentsandformofoppositioninwriting,underoathandnotarized
failuretoverifysaidpleadingisnotsufficienttodivestthepartyfromhisstandingincourt

3.DEFAULT
absentanyoppositor,thecourtwillthenissueanorderofdefault
A.EffectsofDefault
wherethereisnoopposition,alltheallegationsintheapplicationaredeemedconfessedonthepartoftheopponent.
adefaultedinterestedpersonmayhowevergainstandingincourtbyfilingamotiontosetasidetheorderofdefault,showthatfailuretoanswer
wasdueto:(FAME)
Fraud
Accident
Mistake,or
Excusableneglectandthathehasameritoriousdefense.
B.Whendefaultorderimproper
Whereanoppositorhasalreadyfiledwiththecourtanoppositionbasedonsubstantialgrounds,itisimproper,evenillegal,todeclarehimin
defaultforfailuretoappear
remedytocontestanillegaldeclarationororderofdefaultisapetitionforcertiorari,notanappeal
C.Motiontodismissapplication
Inalandregistrationcases,motiontodismissapplicationoroppositionisallowedevenifnotprovidedforinLRA,sinceRulesofCourtallowsthe
applicationoftherulesinasuppletorycharacterorwheneverpracticableandconvenient.
maydismissongroundsoflackofjurisdiction,aslandssoughttoberegisteredhadbeenpreviouslyregisteredinthenamesoftheoppositiors.
ongroundofresjudicata,formerjudgmentinacaseofrecoveryofpossessionfinal.Thereisidentityofcausesofactionbecauseinaccion
reivindicatoriapossessionissoughtonthebasisofownershipandthesameistrueinregistrationcases.Nomatteriffirstcasebycourtofgeneral
jurisdiction,andsecondcaseinoneoflimitedjurisdiction,suchasaregistrationcourt.Thatbothcourtsshouldhaveequaljurisdictionisnota
requisiteofresjudicata.

CHAPTER7EVIDENCE

1.BurdenofApplicant
allapplicantsmustovercomethepresumptionthatlandispublicdomain,andtodothishemustpresentcompetent,clear,andpersuasive
evidenceofprivateownershiporacquisitionfromthegovernment.
basicrule:applicantmuststandonthestrengthofhisownevidence.Hemustsubmitevidencetothecourtalthoughnooneappearstooppose
histitleandregistration.Heshouldnotrelyontheabsenceorweaknessoftheevidenceoftheoppositors.

2.WhattheApplicantmustprove
1.agricultural:alienableanddisposable
2.identityofland
3.possessionandoccupation
4.ifprivateownership:munimentsoftitle

3.SpecificEvidences
A.Proofslanddeclassifiedfromforestzone,alienableanddisposable,andisregistrable
1.)Presidentialproclamation
2.)Executiveorder
3.)AdministrativeorderissuedbytheSecretaryofEnvironmentandNaturalResources
4.)BureauofForestDevelopment(BFD)LandClassificationMap
5.)CertificationbytheDirectorofForestryandreportsofDistrictForester
mererecommendationoftheDistrictForesterforreleaseofthelandnotevidenceofsuchrelease
6.)InvestigationreportsofBureauofLandsinvestigator
7.)LegislativeAct,orbystatute

B.ProofsNOTsufficienttoestablishdeclassification
1.)Surveyplan,evenifapprovedbytheBureauofLands
2.)Conversionoflandintofishpondandthetitlingofpropertiesaroundit
3.)Landhasbecomehighlydevelopedresidentialorcommercialland
4.)Pastureleasepermits
5.)Publicgrazinglandwithinaforestreserve
6.)CertificationbytheDirectorofForestry

C.Proofsonidentityofland
1.)Surveyplaningeneralbygeodeticsurveryor
mustbeapprovedbytheDirectorofLands
showsitsboundariesandtotalareaclearlyidentifiesanddelineatestheextentoftheland.
2.)Tracingclothplanandblueprintcopiesofplangetfromsurveyor

6|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

tofixtheexactordefiniteidentityofthelandasshownintheplanandtechnicaldescriptions
bettertohave2copies:(1)submittedtoLRA(2)submittedasrequirementtocourt
a.caseswheremandatoryrequirementnotstrictlyapplied
blueprintcopycertifiedbyLMBDENR(SpousesRectov.Rep)
truecertifiedcopyofwhitepaperplansuffices,sinceboretheapprovalofLRCandapprovedbyBureauofLands(DirectorofLandsv.
CA)
b.caseswheremandatoryrequirementstrictlyapplied
respondentsdutytoretrievetracingclothplanfromclerktogivetoLRAandsubmitcourt(DelRosariov.Rep)
3.)Technicaldescriptionofthelandappliedfor,dulysignedbyaGeodeticEngineer
bysurveryor,copiedandplacedonCTCT
4.)TaxDeclarationsmentionsboundaries,thoughnotprecise,notrealevidenceofidentity
differencesindescriptionoflandboundariesacceptableiflogicallyexplained
5.)Boundariesandarea
welldefinedboundarieswillprevailoverarea,providedclearandconvincing

D.Proofsofprivateownership
1.)Spanishtitlesinpendingcasesnowinadmissible!Deadline:August16,1976
2.)Taxdeclarationsandrealtytaxpaymentsifnone,canrelyontestimonialevidence
nonconclusiveevidenceofownership,buttheyareatleastproofthattheholderhadaclaimoftitleovertheproperty,alsoatbestindiciaof
possession.
buttheybecomestrongevidenceofownershipwhenaccompaniedbyproofofactualpossessionoftheproperty.
castdoubts:Irregularpayment,discrepanciesinnamesofowners,anddisparityinthesizeofland
Butmerefailuretopayrealtytax,doesnotwarrantaconclusionofabandonmentofproperty
3.)Presidentialissuancesandlegislativeacts
4.)otherkindsofproof:
Testimonialevidence
Deedsofsale(munimentsoftitle)

NAMRIA(NationalMapsinFort)theyhaveallmapsofPhilippines,evenclassificationmaps

E.ProofsNOTsufficienttoestablishprivaterightorownership
1.)compromiseagreement
2.)decisioninanestateproceedingofapredecessorininterestofanapplicantwhichinvolvedapropertyofadecedentwhohadnotransmissible
right
3.)Asurveyplan,evenifapproved

F.Possessionasmodeofacquiringownership
(1)Effectofpossession
OCEN,byoperationoflawbecomesprivateproperty
notenoughtodeclareamereconclusionoflaw,muststatefactualevidenceofpossession,presentspecificfactsthatwouldshowsuchnatureof
possession.

(2)Startofrequisiteperiod
Itisonlythedateitwasreleasedasanagriculturallandfordispositionthattheperiodofoccupancyforpurposeofconfirmationofimperfector
incompletetitlemaybecounted
BUTvestedrightifpossessionoflandsfor30yearsormoreantedatesclassificationasforest

(3)Tackingofpossessiontothatofpredecessor
appliesonlywhenthereisprivitybetweenthesuccessivepossesors

G.InsufficientProofofpossessionnegatingcircumstances
1.)merecasualcultivationofportionsofland
2.)taxdeclaration(innameofoppositor,orbelated)
3.)possessionbymeretolerance
4.)didnotpresentpredecessoraswitnessortenantnotabletoidentifyland
noproofofpossessionofpredecessor
5.)failureoffiscaltocrossexaminetheapplicant
6.)thepossessionofotherpersons
7.)declaringuncultivatedlandfortaxationpurposesandvisitingitonceinawhile

CHAPTER8HEARING,JUDGMENTANDPOSTJUDGMENTINCIDENTSINORDINARYLANDREGISTRATION

1.Speedyhearing,referencetoareferee,orderoftrial
evenifnooppositor,applicantmuststillpresentevidence
Thetrialcourtmustdisposeofthecasewithin90daysfromdateofsubmissionthereoffordecision
mayrefertoarefereewhoshallhearthepartiesandtheirevidence,andtherefereeshallsubmithisreporttothecourtwithin15daysafter
terminationofsuchhearing
thecourtinitsdiscretionmayacceptthereport,orsetitasideinwholeorinpart

2.ResJudicatamayalsobartheproceedings.Requisites:
a.theformerjudgmentmustbefinal
b.musthavebeenrenderedbyacourtwithjurisdictionoverthesubjectmatterandoftheparties
c.judgmentonthemerits
d.theremustbeidentityofparties,ofsubjectmatter,andcauseofaction
(1)decisioninacadastralproceedingifnofinaladjudication,noresjudicata.
(2)finaljudgmentinordinarycivilactionifownershipofland,samepartyandproperty,resjudicataapplies.

7|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG


3.Judgmentinacasewhereonlyaportionofthelandsubjectofregistrationiscontested,thecourtmayrenderpartialjudgment,provided
submitstocourtasubdivisionplanshowingcontestedanduncontestedportionsapprovedbytheDirectorofLands.
iftheapplicantassertsownershiptoandsubmitsevidenceonlyforaportionofalot,theinclusionoftheportionnotclaimedbytheapplicantis
void
A.Onlyclaimedpropertyorportionthereofcanbeadjudged
Inclusionofportionnotclaimedbyapplicantisvoidandnoeffectsincecourthasnojurisdiction.
B.Whereportionsofalandarecoveredbypubliclandpatents
landpatent(title):shouldfileforcancellationfortitle,onlyaftercanfileforapplicationofreg.
ifcoveredbytitlesbasedonhomestead,freeorsalespatent,courtcannotinvalidatethem
C.ReportsofAdministratorofLRAandtheDirectorofLandManagement
thedutyofLRAofficialstorenderreportsisnotlimitedtotheperiodbeforethecourtsdecisionbecomesfinal,butmayextendevenafterits
finalitybutnotbeyondthelapseof1yearfromtheentryofthedecree
D.Inwhosenameregistrationoflandmaybemadewinnerofcaseorbuyer
Dealingswhilelandpending:Applicantmaysellthelandduringpendencyoftheproceedingbecausetheproceedingrecognizeshimastheowner.
Thebuyermaybeastrangertothecase,theonlyrequirementsforthedecreetobeissuedtothebuyeristhat:1.)thattheinstrumentbe
presentedtothecourtbytheinterestedpartytogetherwithamotionthatthesamebeconsideredinrelationwiththeapplicationand2.)thatprior
noticebegiventothepartiestothecase
applicantalreadyownerandthereformaysellevenpendinglitigation.
deedofsalemustbepresentedtocourtbyeitherbuyerorapplicant.
Ifsaleinvolveswholeland,buyersubstitutes(advisablebutnotmandatory)
any3rdpartyinterest(mortgage)mustbemadeknowntothejudge
ifnotknown,buyerorinterestedpartymaynotrunafterland,butjustfordamagesorestafa.

3.Finalityofjudgment
15calendardays(includingSatandSun)afterthereceiptofdecision,becomesfinal
providedbytheDecreeistothelapseof15dayscountedfromreceiptofthenoticeofjudgment.Ifanappealistakenfromthejudgmentof
thelowercourt,the15dayperiodshouldbereckonedfromreceiptofnoticeofjudgmentoftheappellatecourt

A.ReceiptofSolicitorGeneral,notbyFiscal,bindsthegovernment
CourtordersanddecisionssenttotheFiscal,actingastheagentoftheSolicitorGeneralinlandregistrationcases,areNOTbindinguntiltheyare
actuallyreceivedbytheSolGen

B.Retainedcontrolofthecourts
Notwithstandingthelapseof15dayperiod,thecourtcontinuestoretaincontrolofthecaseuntiltheexpirationof1yearaftertheentryof
decree
AslongasafinaldecreehasnotbeenenteredbyLRA,theperiodof1yearhasnotelapsed,thetitleisnotfinallyadjudicatedanddecision
remainsundercontrolandsounddiscretionofcourt

C.WhenCourthastoissueorder(ordecree)ofregistration
Afterthejudgmentdirectingtheregistrationoftitletothelandhasbecomefinal,thecourtshall,within15daysfromentryofjudgment,
issueanorderdirectingtheAdministratortoissuethecorrespondingdecreeofregistrationandcertificateoftitle
Theclerkofcourtshallwithin15dayssendtotheAdministratorcertifiedcopiesofthejudgment
Note:thecourtmaynonethelessstillissuesaidorderevenbeyondthatperiodsoasnottoprejudicetheadjudgedowner.Reasonforthisisthat
thejudgmentismerelydeclaratoryincharacteranddoesnotneedtobeenforcedagainstanadverseparty.Furthermore,issuanceofdecreeisa
ministerialdutyofbothjudgeandLRA.Decreeissuedpursuanttosuchjudgmentevenafterthelapseof10yearsnotvoid,sincenotunderStatute
oflimitationsorlaches.

5.Remedieswhererecordsarelostordestroyed
Ifrecordsarelostandnotreconstitutedpursuanttolaw,thepartiesaredeemedtohavewaivedtheeffectsofthedecisionrenderedintheirfavor
andtheironlyalternativeistofileanactionanewfortheregistrationintheirnamesofthelotsinquestion
Iftherecordsofthetrialcourtareintactandonlytherecordsintheappellatecourtweredestroyed,thentheruleis:Thepartiesshouldgoback
tothenextprecedingstagewhererecordsareavailable,butnotbeyondthat
Burdentoreconstitutethesameisonthepartieswhoareinterestedinpreservingallegedrights.

6.PostJudgmentIncidents
A.WritofPossession
Sheriffservesittotrespasser,ifstilldoesntleave,citedforcontemptandwritofdemolitionisimplementedbythesheriffandpolice.
amerepostjudgmentincidentthatisgovernedbyspecialrule.
Judgmentofownershiptosuccessfulapplicantimpliedlycarrieswithitthedeliveryofpossessionofsubjectland,sincerightofpossessionis
inherentinthatofownership.
awritofpossessionmaybeissuednotonlyagainstthepersonwhohasbeendefeatedinaregistrationcasebutalsoagainstanyoneunlawfully
andadverselyoccupyingtheland
pendencyofareconveyancesuitbetweensamepartiesandlandnotabartoissuanceofwrit
noperiodofprescriptionforitsissuance
(1)Whenwritmaynotbeissued
Whenpartiesagainstwhomawritofpossessionissoughthavebeeninpossessionofthelandforatleast10years,andtheyenteredinto
possessionapparentlyaftertheissuanceofthefinaldecree,andnoneofthemhadbeenapartyintheregistrationproceedings,thewritof
possessionwillnotissue.Theycannotbeoustedwithoutgivingthemtheirdayincourt.
theproperremedycanbeaseparateactionforunlawfulentryordetainer,orreivindicatoryaction
actionforejectment,butnoneedtofilethisifyoucanprove3rdpartiesareconnectedtolosingparty.
writcannotbeissuedinapetitionforreconstitutionofallegedlylostordestroyedcertificateoftitlebecausereconstitutiondoesnotinvolve
issueofownership
(2)Remedywhenthereisrefusaltovacatelanddespitewrit
maybechargedandpunishedwithcontempt

B.Writofdemolition

8|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

acomplementofthewritofpossession,withoutwhichthelatterwouldbeineffective

CHAPTER9CADASTRALREGISTRATIONPROCEEDING

Thereare2methodsoflandregistration(1)Judicial(2)Administrative
Thereare3waysforJudicialacquisition:(1)OriginalRegistration(2)ConfirmationofImperfecttitleand(3)CadastralRegistration
ownersdonotmakethefirstmove,sincetheyusuallybelongtopoorpeopleofsociety(homesteader,patent)nomoneytofileapplicationor
survey,sogovernmentfilesincourttosettle
anactofgenerositybygovernment:theyadjudicatetosettletitlesforthesesettlers
procedure:(1)publicationofsurvey,inthepresenceofpeoplewhoaresupposedowners
(2)governmentfileswithcourt,noticeofhearing,mailingandposting

1.Natureofcadastralproceeding
inremandagainsteverybody,judgmentbindingonthewholeworld
involuntarysinceinitiativeinfilingisbythegovernment
objectivesimilartoordinaryreg:adjudicationoftitletolands.Theeffectsofthedecreesisthesameasobtainingbyvirtueoftheordinaryland
registrationproceeding

2.Cadastralsurveypreparatorytofilingpetition
stepsandsafeguardstobetakenbyboththeDirectorofLandMgmtandgeodeticengineers
1.)WhenintheopinionofthePresidentofthePhilippinespublicinterestsorequires,hemayordertheDirectorofLandmanagementtocausea
cadastralsurveyoftheland,andplansandtechnicaldescriptionpreparedindueform.
2.)DirectorofLandManagementshallgivenoticeofdayofsurveytopersonsclaiminganyinterestinthelandsaswellasthegeneralpublic
onceintheOfficialGazette(notrequiredinnewspaperofgeneralcirculation)andpostedinaconspicuousplaceonthebulletinboardofmunicipal
building.Copyofnoticealsosenttomayor,barangaycaptain,andSangguniangBayan.
3.)GeodeticEngineersshallgivenoticeinadvancebeforethesurveyshalltakeplace.SuchnoticeshallbepostedintheBulletinboardandshall
marktheboundariesofthelandsbymonuments.Lawfulforgeodeticengineersandotheremployeestoenterlandwhennecessary.
4.)EverypersonhavinginterestmustcommunicatewiththeGeodeticEngineers
5.)Anypersonwhointerferesshallbepunishedbyafine<P1000,orimprisonment<1year,orboth

3.Petition
A.Contents
InstitutedbytheDirectorofLandManagement,representedytheSolicitorGeneral,intheRTCwherethelandislocated

B.Noticeofinitialhearing
(1)Bypublicationshallcausenoticethereoftobepublishedtwice,insuccessiveissuesoftheOfficialGazette,inEnglishlanguage
(2)BymailingLRAadministratorwithin7daysafterpublicationcauseacopyofthenoticetobemailedtoeverypersonnamedtherein,Mayor
andProvincialGovernor
(3)Bypostinginaconspicuousplaceuponthechiefmunicipalbuildingatleast14days

4.Answertopetition
atypeoffillintheblankskindofformmakingiteasierfortheapplicantstoanswerandreply
claimantrequiredtoappearbeforethecourtbyhimselforbyauthorizedpersoninhisbehalfandtofileanansweron,before,orafter(withleave
ofcourtthedateofinitialhearing.
answershallstate,ifunmarriedormarried(spouse,dateofmarriage,nationality,residenceandpostaladdress)
alsocontaintheff.details:(a)age(b)cadastralnumberoflotorblock/lotnumbers(c)nameofbarrio(d)namesandaddressesofadjoininglot
owners(e)lengthandmannerofpossession(f)interest,timeandmannerofacquisition(g)lastassessedvaluefortax(h)encumbrances
theanswerinacadastralcasepartakesofanactiontorecovertitle,asrealrightsareinvolved

5.Motiontodismiss
landcoveredbypubliclandpatentcannotbethesubjectofcadastralproceedings,andtitleissuedthereontoanotherpersonisnullandvoid.
similartooriginalregistrationproceedings:groundsmaybelackofjurisdiction,orresjudicata

6.HearingJudgmentDecree
A.Trialprocedureandevidence
RulesofCourtisapplicabletobothordinarylandregistrationandcadastralcases
Burdenofproofisonclaimant.
3actionstakenaftertrialbycadastralcourt:
(1)decreeofcourtjudgmentadjudicatingownershipoflandinfavorofoneormoreclaimants
(2)declarationbycourtthatdecreeisfinalanditsorderfortheissuanceofCoTbyLRA.
(3)registrationofthedecreebyLRAandissuanceofcorrespondingCoT.

B.Scopeandlimitationsofjurisdiction
thecadastralcourtisnotlimitedtomerelyadjudicatingownershipinfavorofoneormoreclaimants.Iftherearenosuccessfulclaimants,the
propertyisdeclaredpublicland
thecadastralcourtmayalso:
(1)orderthecorrectionofthetechnicaldescriptionoftheland
(2)resolveaswellthepriorityofoverlappingtitles
thecadastralcourthasnoauthoritytoawardalandorpropertytopersonswhohavenotputanyclaimtoitandhaveassertedanyrightof
ownershiptherein.

C.Finalityofjudgmentitseffects
appealalsowithin15daysfromnoticeofjudgment

9|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

afterjudgment,mayissuewritofpossessionorevenacomplementaryorderofdemolition

7.Reopeningofcadastralcasesnolongerallowed
CourtsarewithoutjurisdictionorauthoritytoreopenacadastralproceedingsinceDec31,1968
sojusttrytofileforanadministrativeproceeding

CHAPTER10DECREEOFREGISTRATIONANDCERTIFICATEOFTITLE
*ByPhoebeBayona
1. DECREEOFREGISTRATION
PursuanttothattheadminofLRApreparesandissuesadecreeofregistration
A. ContentsandEffects
1. (Sec31.DecreeofRegistration)
Shallbearthedate,hour,andminuteofitsentry,andshallbesignedbytheCommissioner.
Itshallstatewhethertheownerismarriedorunmarried,andifmarried,thenameofthehusbandorwife.
Ifconjugal,thedecreeshallbeissuedinthenameofbothspouses.
IfUnderdisability,itshallstatethenatureofdisability,andifaminor,hisage.
Itshallcontainthedescriptionofthelandasfinallydeterminedbythecourtandshallsetforththeestateoftheownerandshowtheir
relativepriorities,allparticularestates,mortgages,easements,liens,attachmentandotherencumbrances,includingrightsoftenant
farmers,ifany,towhichthelandorownersestateissubject,aswellasanyothermattersproperlydeterminedinpursuanceofthis
Decree.
2. TheadministratorshallsignthesaiddecreeandfileitwiththeLRA.
3. Thedecreebindstheland,quietstitlethereto,subjectonlytosuchexceptionsorliensasmaybeprovidedbylaw.
Conclusiveuponallpersons,incthenatlGovt,whethernamedormentionedintheapplicationforregistrationornotice.
Suchconclusivenessdoesnotceasetoexistwhenthetitleistransferredtoasuccessor.
Thedecreebarstherelitigationofthequestionofownershipinthesameproceedings.
Thedecree,afterthelapseofoneyearfromdateofitsissuance,becomesinconvertible.
B. DutyofadministratorofLRAtoissuedecrees
Ministerialinthesensethattheyactundertheorderofthecourtandthedecreemustbeinconformitywithcourtjudgmentandwith
thedatefoundintherecord.
Ifindoubt,theyshallreferittothecourtfortheyareactingascourtofficials.
Theyarereqdtoextendassistancetocourtsinordinaryandcadastrallandregistrationproceedings.
Theadministratorisnotlegallyobligedtoissuethedecree,where,uponhisverification,hefindsthatsubjectlandhasalreadybeen
decreedandtitledinanothersname.
Cannotbecompelledthroughmandamusbecauseitisajudicialfunctionofcourtsandnotamereministerialact.
2. CERTIFICATEOFTITLE
TheOCTshallbeatruecopyofthedecreeandthedecreemustbesignedbytheadminoftheLRA.
TheOCTisthereforethetranscriptionofthedecree.
TheorigoftheCOTtogetherwiththeownersduplicatecertificatearethereaftersenttotheRDofthecityorprovincewherethe
propertyissituatedforentryinhisregbook.SaidOCTtakeseffectuponthedateofentrythereof,andthelandcoveredthereby
becomesregisteredlandonthatdate.
TheOCTcontainsthe
o Fullnamesofallpersonswhoseinterestmakeupthefullownershipinthewholeland
o Civilstatus
o Namesofrespectivespouses,ifmarried
o Citizenship
o Residence
o Postaladdress
o Ifpropertycoveredbelongstoaconjugalparty,theOCTisissuedinthenamesofbothspouses.
A. RuledeterminingconjugalorparaphernalcharacteroflandcoveredbyOCT
Merelyconfirmsapreexistingtitle.OCTdoesnotthereforeestablishthetimeofacquisitionofthepropertycovered.
Indeterminingifthepropertybelongstotheconjugalpartnershiporparaphernalproperty,itisimportanttonotewhosenameor
namesthetitleisregistered.(eg.MarcosaRiveramarriedtoRafaelLitamNOTconjugal.Merelydescriptiveofthecivilstatus).ABANO:
IfthenameinthetiltleisJuandelaCruz,singleandthepropertyisbroughtintotheconjugalpartnership,theotherspousemayfile
thathernamebeaddedtothetitle.
ThepresumptioninArt.160oftheCivCode(allpropertyofthemarriageispresumedtobelongtotheconjugalpartnership)applies
ONLYtopropertyacquiredduringthelifetimeofthehusbandandwife.Thispresumptioncannotprevailwhenthetitleisinthenameof
onlyonespouseandtherightsofinnocent3rdpartiesareinvolved.
B. Ownersduplicatecertificateoftitletransfercertificateoftitle
1. Sec.41.Ownersduplicatecertificateoftitletheownersduplicatecertificateoftitleshallbedeliveredtotheregisteredowneror
tohisdulyauthorizedrep.
a. If2ormorepersonsareregisteredowners,oneownersduplicatecertificatemaybeissuedforthewholeland
b. Ifthecoownerssodesire,aseparateduplicatemaybeissuedtoeachoftheminlikeform,butalloutstandingcertificate
oftitlesoissuedshallbesurrenderedwhenevertheRDshallregisteranysubsequentvoluntarytxnaffectingthewhole
landorpartthereoforanyinteresttherein.TheRDshallnoteoneachcertificateoftitleastatementastowhomacopy
thereofwasissued.
2. Theownerofthelandinwhosefavorandinwhosenamesaidlandisregisteredandinscribedinthecertificateoftitlehasamore
preferentialrighttothepossessionoftheownersduplicatethanonewhosenamedoesnotappearinthecertificateandhasyetto
establishhisrighttothepossessionthereof.
C. ProbativevalueofCertificateofTitle
Registrationdoesnotvesttitleitisnotamodeofacquiringownershipoverproperty.
Itisamereevidenceofsuchtitleoveraparticularproperty.
ATorrenscertificateisthebestevidenceofownershipoverregisteredland.
However,thesimplepossessionofanOCTdoesnotnecessarilymaketheholderatrueowneroftheproperty,suchaswhensuchtitle
includesbymistakeoroversightlandwhichcannolongerberegisteredundertheTorrenssystem(eg.Whenthesamelandhadalready
beenregisteredandanearliercertificateforthesamelandisinexistence.)

10|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

AnOCTisalsonotconclusiveofownershipwhentheissueoffraudandmisrepinobtainingitisraisedorwheretheOCTisfaultyasto
itspurportedorigin.
D. Attributesof,andlimitationson,certificatesoftitleandregisteredlands
1. Freefromliensandencumbrances,withcertainexceptions
a. Sec.44ofPD1529
EveryownerandsubsequentpurchaserofregisteredlandshallholdtheOCTfreefromallencumbrancesexceptthosenotedonthe
OCTandanyoftheffencumbrances(a.k.aSTATUTORYLIENS):(annotationsareusuallyonthe2ndpageofthetitle.Thereareliens
andencumbrancesthatneednotbeannotatedinthetitlelikeeasements(providedbylaw)
1. Liens,claimsorrightsarisingorexistingunderthelawsandtheConstitutionw/carenotreqdbylawtoappearofrecordin
theRDinordertobevalid(expropriationpowerofeminentdomain)
2. Unpaidrealestatetaxesleviedandassessedw/in2yrsimmediatelyprecedingtheacquisitionofanyrightoverthelandbyan
innocentpurchaserforvalue
3. Anypublichgwyorprivatewayestablishedorrecognizedbylaw,oranygovtirrigationcanalorlateralthereof,iftheOCT
doesnotstatetheboundariesofsuch.(3rdstatutorylien:ithasbeenheldthatpublicservitudestow/caCOTissuedpursuant
toadecreeofregissubjected,referstothoseexistingatthetimeoftheacquisitionoftheland,notthoseconstructed
subsequenttosuchacquisition.)
4. Anydispositionofthepropertyorlimitationontheusethereofbyvirtueof,orpursuantto,PD27(EmancipationofTenants
AgrarianReform)oranyotherlaworregulationsonagrarianreform.
b. TherulethateveryregownerreceivingaCOTshallholdthesamefreefromallencumbrancesshallequallyapplytoevery
subsequentpurchaseroflandingoodfaith.
c. ClaimsandliensexistingpriortotheissuanceofCOT,exceptthoseannotatedinthecertificateandmentionedbylaw,arecut
off.
Exception:MortgagerightannotatedonaCOTthatwassubsequentlydeclaredanullity,whichthemortgageeacquiredon
fullrelianceofsuchcertificatethatwasissuedasaresultofregularlandproceedings,stillsubjectthelandalthoughsaidlien
wasnotedinanotherCOT.
2. Inconvertibleandindefeasible(cannotbedefeatedbyanyotherdocumentunlessyoupresentproofthattherehas
beenfraudonthedocument)
Upontheexpirationof1yearfromthedateofentryofthedecreeofreg,notonlysuchdecreebutalsothecorrespondingCOT
becomesinconvertibleandindefeasible.
Indefeasibilityoftitlecouldbeclaimedonlyifapreviousvalidtitletothesamelanddoesnotexist.Nordoesthisincontestablecharacter
ofaTorrenscertificationapplywhenthelandcoveredtherebyisnotcapableofregistration.
TheCOTlikewiselosesindefeasibilitywhenitisestablishedthatfraudattendeditsacquisition.
TheruleontheinconvertiblenatureofaCOTapplieswhenwhatisinvolvedisthevalidityoftheOCT,notwhenit
concernsthatofaTransferCertificateofTitle.
3. Registeredlandnotsubjecttoprescription
Notitletoregisteredlandinderogationofthetitleoftheregisteredownershallbeacquiredbyprescriptionoradversepossession.
PrescriptionisunavailingNOTONLYagainsttheregownerbutalsoequallyagainstthelattershereditarysuccessors.
Thus,OCEANpossessionunderaclaimofownershipforthepd.fixedbylawisineffectiveagainstaTorrenstitle.
Thefactthatthetitlewaslostdoesnotmeanthatthelandceasedtoberegisteredlandbeforethereconstitutionofitstitle.
a. Righttorecoverpossessionisimprescriptible
butwheretheplaintiffwasnottheregisteredowner,claimingtitleonlybysuccessionaswhentheCOTwasstillinthenameofhis
mother,thenthatotherwiseimprescriptiblerightofactioncouldnotbeinvoked.Thedefendantmaysetupthedefenseofacquisitive
prescription.
b. Lachesasdefenseagainstrecovery(Oneshouldnotsleeponhisright)
Thedefenseoflaches,whenproper,barstheregisteredtitleholderfromassertinghisrightsovertheregisteredpropertyandfrom
recoveringit.
Thisequitabledefensedoesnotconcernitselfwiththecharacterofthetitlebutonlywhetherbyplaintiffsunreasonableand
unexplainedorinexcusableneglect,heisthusbarredtoasserthisclaim.
Adelayintheassertionofaright
Basedonpublicpolicywhichwillbedeniedtoastaledemandwhichotherwisecouldbeavalidclaim.
Maybeinvokedtobarreconveyanceofthelandtothereg.owneronlyifthereareinterveningrightsof3rdpersonsw/cmaybeaffected
orprejudicedifsuchlandisreturnedtothereg.owner.
Yearsoffailuretoassertarightdependsonthecircumstances.
4. CertificateofTitlenotsubjecttocollateralattack
Sec.48ofPD1529
Itcannotbealtered,modifiedorcancelledexceptinadirectproceeding
Thejuridicalactionreqdtochallengethevalidityoftitleisadirectattack,notacollateralone.
LeysonvBontuyan:anactionisanattackonatitleifitsobjectiveistonullifythesame,andthuschallengetheproceedingpursuantto
w/cthetitlewasdecreed.
o Direct:whentheobjectofanactionistoannulorsetasidesuchproceeding,orenjoinitsenforcement.BothAandBhavetitles
overtheproperty.
o Indirectorcollateral:inanactiontoobtainadiff.relief,anattackontheproceedingisneverthelessmadeasanincident
thereof.(eg.Attackonthetitlewasonlyindefendantsansweractionforreformationmayconstituteacollateralattackona
Torrenstitle.)

SuchactiontoattackaCOTmaybeanorigactionoracounterclaim(consideredanewsuitinw/cthedefendantisthe
plaintiffandtheplaintiffinthecomplaintbecomesthedefendant)inwhichaCOTisassailedasvoid.
5. Torrenscertificatepresumedvalidanddevoidofflaws.
TheCOTispresumedtohavebeenregularlyissued,validandw/odefects.
Relatedpresumptionisthatthebuyerortransfereeofreg.landisnotawareofanydefectinthetitleofthepropertyhepurchasedor
acquired.
HehastherighttorelyuponthefaceoftheTorrenstitleandtodispensewiththetroubleofinquiringfurther.
6. Generalincidentsofregisteredland.
Sec.46ofPD1529:reg.landshallbesubjtosuchburdensandincidentsasmayarisebyoperationoflaw.
Reg.landownersarenotrelievedfromtheff:
a. fromanyrightsincidenttotherelationofhusbandandwife,landlordandtenant
b. fromliabilitytoattachmentorlevyonexecution

11|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

c. fromliabilitytoanylienofanydescriptionestablishedbylawonthelandandthebuildingsthereon,orintheinterestofthe
ownerinsuchlandorbuilding
d. fromanyrightorliabilitythatmayariseduetochangeofthelawondescent
e. fromtherightsofpartitionbetweencoowners
f. fromtherightofgovttotakethelandbyeminentdomain
g. fromliabilitytoberecoveredbyanassigneeininsolvencyortrusteeinbankruptcyunderthelawsrelativetopreferences
h. fromanyotherrightsorliabilitiescreatedbylawandapplicabletounreg.Land.
7. WhereCOTwasobtainedbytrustee.
AtrusteewhoobtainsaTorrenstitleinhisname,overpropertyheldintrustbyhimforanotherknownasthebeneficiarycannot
repudiatethetrustbyrelyingontheregistration,suchbeingoneofthelimitationsuponthefinalityoftitle.
Thetrusteecouldnotperforcelegallyconveyownershipoftheregpropertyinherwillforsheisnottheabsoluteowner.
E. Splittingorconsolidationoftitlessubdivisionandconsolidationplans
Thereg.ownersofseveraldistrictparcelsoflandcoveredbyoneCOTmaysecureseparatecertificatesforoneormoreparcelsofland.
Wheresevparcelsoflandarecoveredbysepcerts,hemayalsosecureasinglecertforallthoselandsorsev.certsfordiff.parcels
thereof.
o Ineithercase,heshouldfileawrittenrequestforthatpurposewiththeRDconcernedandsurrendertohimtheowners
duplicate/softitle.
Aregownermaysubdividehispropertyinto2ormorelots,orconsolidatesevlotsintooneormorelotsinaccordancew/Sec.50of
PD1529
F. Enlargementofareaorimpairmentoftitlenotallowed.
TheLRAmaynotorderorcauseanychange,modification,oramendmentinthecontentsofanyCOT,orofanydecreeorplan,incthe
technicaldesctherein,coveringanyrealpropreg.undertheTorres.NororderthecancellationofthesaidCOTandtheissuanceofa
newonew/cwouldresultintheenlargementoftheareacoveredbytheCOT.
Anyenlargedareacouldnotbeconsideredasreg.landandtheCOTcoveringthesamemaybecancelled.

CHAPTER11REMEDIES
*ByYasSanchez.AlsoREFERtoonepagesummarychartbySirAbano
XI.Remedies
AggrievedpartymaytaketheffremediestochallengethejudgementinalandregistrationcaseORvalidityoftitleissuedpursuantto
such.
RemedieshowevermustbeSEASONABLYinvokedw/inthereglementary/prescriptiveperiodallowedbyjurisprudenceandequity

1) NewTrial
Rule67,RoC
Maybefiledbyanaggrievedparty,whetherapplicant/oppositor
W/in15DAYperiodforperfectinganappeal
Groundsfornewtrial:
i. FAME(fraud,accident,mistake,excusablenegligence)
ii. Newlydiscoveredevidence:
1. musthavebeenDISCOVEREDAFTERtrial
2. evidencecouldnothavebeendiscoveredevenw/REASONABLEDILIGENCE
3. evidenceisMATERIAL,notmerelycumulative,corroborativeorimpeachingand,ifadmitted,willprobablyALTERthe
judgement
iii. Awardofexcessivedamages,insufficiencyofevidencetojustifythedecisionORdecisionisagainstthelaw

2) RelieffromJudgement
Sec2,Rule38,RoC
PrayertosetasidejudgementwhenithasbeenrenderedagainstapartythroughFAME
Petitionmustbefiledw/in60to180daysAFTERpetitionerlearnsofjudgement.
Mustbeaccompaniedw/:
o affidavitsshowingtheFAMEreliedupon
o factsconstitutingthepetitionerscauseofaction/defense
o allegationofpetitionerthatbecauseofsuchextrinsicfraud,hehasbeenunjustlydeprivedofahearing/preventedfromtaking
appeal
MaybeavailedofonlywhenthejudgementhasbecomefinalandanewtrialisNOTavailable
Unlikeapetitionforreview,onlyapartythatiseithertheapplicant/oppositormayavailoftheremedy

3) Appeal
LandregcasesareappealabletotheCA/SCinthesamemangerasordinaryactions(PD1529)
AppealtoCAistakenbyfilingnoticeifappealw/in15daysfromreceiptofjudgementORorderbycounseloftheaggrievedparty
AppealstotheappellatecourtintheexerciseofitsappellatejurisdictionisbyaPETITIONforREVIEW
W/respecttoGOV,noticeofjudgementthatbindsitistheonesentandreceivedbytheSolGen,NOTtheFiscal.15dayperiodis
recknedfromsuchreceiptofnotice.

4) PetitionforReview
Sec32,PD1529:DecreeofregshallNOTbereopened/revisedbyreasonof:
o Absence
o Minority
o Otherdisabilityofanyperson
o Anyproceedinginanycourtforreversingjudgements
BUTcanbereopened/reviewedNOTLATERTHAN1YRafterthedateofentryofregistrationiftitleisobtainedbyfraud
PetitionCANNOTbeentertainedwhereaninnocentpurchaseforvaluehasacquiretheland(IPforVincludesinnocentlessee,
mortagee/otherencumbrancesforvalue)
PetitionforreviewmustbeFILEDnotintheformofaseparateactionbutaMOTIONfiledinthesameregproceedingwheredecree
wasissued.
WHOMAYFILE?
o Anyperson,incgov,deprivedofland/estate/anyinteresttherein

12|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

o Aggrievedpartyinlandregandcadastralproceeding
o Evenhomesteadapplicantcanfile
WHOMAYNOTFILE?
o WhenthepetitionerDOESNOTclaimthelandtobehisprivatepropertybutpartofdisposablepubliclandawardedunder
apubliclandpatent
o Oppositorwhoabandonsoppositiontoaregproceeding
o OppositorwhohadnoticeoforiginalregproceedingbutFAILEDtoputupanyclaimtotitle
WHENTOFILEPETITION
o w/in1yrfromentryofdecreeofregistration(preparedandissuedbyLandRegCommission)
o PETITIONFORREVIEWOFJUDGEMENTPetitionfiledafterdecisionbutBEFOREentryofdecree
o PETITIONFORREVIEWOFDECREEPetitionfiledafterentryofdecree
REQUISITESFORREOPENING/REVIEWOFDECREE
o Petitionerhasrealanddominicalright
o Hehasbeendeprivedofsuch
o Throughfraud
o Petitionisfiledw/inaYEARfromissuanceofdecree
o Propertyhasnotyetpassedtoinnocentpurchaserforvalue
IPVonewhobuysthepropertyofanotherWITHOUTnoticethatsomeotherpersonhasrightto/interestin
suchpropertyandpaysaFULLandFAIRPRICEforthesameatthetimeofpurchase
FRAUD
o Onlyextrinsic/collateral/actualfraud(NOTintrinsicfraud)canbeagroundforapetitionforreview.
o Extrinsicfraudanyfraudulentactofthesuccessfulpartyinalitigationw/ciscommittedOUTSIDEthetrialagainstthe
defeatedparty,wherethedefeatedpartyispreventedfrompresentingfullyandFAIRLYhisside
o IntrinsicfraudactsofapartyinlitigationDURINGtrial(ex.useofforgedinstruments/perjuryintestimony)w/cDOES
NOTaffectthepresentationofacase,butpreventedafairandjustdeterminationofthecase.
o Specificinstancesofactualfraudseepp128129
Misrepresentationandconcealmentthatpropertyiscontested
Applyingforregistrationinthenameofacoowner
Failingtonotifythepartyentitledtonotice/inducinghimnottoopposeanapplication
Failuretodisclosefactofphysicalpossession
o Itisnotenoughtomerelyallegefraud.Specific,intentionalactstodeceive/depriveanotherofhisrightmustbe
ALLEGEDandPROVED.
OTHERGROUNDSFORREVIEWofREGDECREE
o fatalinfirmityinthedecisionforLACKOFDUEPROCESS,aslongasnoIPforVwillbeinjured
o lackofjurisdictionofthecourt

5) ActionforReconveyance
Actiontotransfer/reconveythelandfromtheregisteredownertotheRIGHTFULowner.
ItdoesNOTaimtoreopentheregproceedingsandsetasidedecreeofreg,butonlyshowthatthepersonwhosecuredthe
propertyisNOTtherealowner.
Thisapplieswhen1yrfromentryofdecreehaslapsed,inw/ccaseitcannolongeropentoreview/attack,evenifissuanceis
attendedbyfraud.Thus,theremedyoftheaggrievedpartywouldbetobringanACTIONFORRECONVEYANCEofwhateverhehas
beendeprivedof,aslongaspropertyhasnotbeentransferredtoanIPV.
IfpropertyhasbeentransferredtoIPV,aggrievedpartysremedyisanactionfordamagesagainsttheapplicant/personresponsible
forfraud(w/in4yrsfromdiscoveryoffraud).
STATUTORYBASIS
o Sec96,PD1529:Nothinginthisdecreeshallbeconstruedtodeprivetheplaintiffofanyrightofactionagainstany
personforsuchloss/damage/deprivationw/ojoiningtheNationalTreasureraspartydefendant
o RemedyCANNOTbeavailedofwhenrightofIPVwillbeaffected
WHENTOFILEACTIONFORMOFPLEADING
o Maybefiledw/in1yrfromissuanceofthedecree,butcanbefiledevenbeforetheissuanceofthedecree(thus,
aggrievedpartyneedNOTwaitforissuanceofdecree)
o ActionforRecon=ORDINARYcivilsuit,broughtthroughordinarycomplaint.Itmayalsobeinthenatureofa
counterclaim
o NOTE:Mereapplicantforfreepatent=NOTanaggrievedparty
GROUNDSFORRECONVEYANCEWHENITPRESCRIBES
o FRAUD
mustbefiledw/in4yrsfromdiscoveryoffraud(discoveryisdeemedtohavetakenplacefromissuanceoftitle)
NOTE:ifactionarisesfromfictitiousdeedofsale,actionisoneforDECLARATIONOFNULLITYimprescriptible
o IMPLIED/CONSTRUCTIVETRUST
Iflandisdecreed/titledinanothersnamethroughmistake/fraud,suchpersonisconsideredatrusteeofan
impliedtrustforthebenefitofpersonsfromwhomthepropertycomes
Thereisnopromisenorfiduciaryrelation,trusteedoesNOTrecognizeanytrustandhasnointerest(implied
trustNOTatrustinthetechnicalsense)
Prescriptionandlachesasdefenses
actionforreconprescribesin10YRSfromthedateadversetitletothepropertyisassertedbythe
possessorDATEofissuanceofOCTorTCT(remember:registrationintheRoDconstitutesnotice
tothewholeworld,sodiscoveryoffraudisdeemedtohavetakeplace)appliesifplaintiffisNOT
inPOSSESSSIONofproperty(moreonthislater)
Lachescanalsobaranactiontoenforceimpliedtrustdoctrineinequity,cannotbeusedto
perpetuatefraudandinjustice
WhenreconveyancebasedonimpliedtrustdoesNOTprescribe
ifbroughtbyregisteredowners/theirchildren
ifacoheirthroughfraudsucceedsinobtainingcertoftitleinhisname,totheprejudiceofhisco
heirs

13|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

IfplaintiffisinPOSSESSIONoftheproperty,sincetheactionforreconwouldineffectbeanACTION
TOQUIETTITLE,w/cdoesNOTprescribe(hemustbeinconceptofanowner,NOTamerelesseeof
theproperty)
IfactionforreconispredicatedonthefactthattheconveyancecomplainedofwasVOID(neither
maylachesbeinvokedinthiscase,basedonequity)
o EXPRESSTRUST
Createdbythewilloftheparties,noparticularwordsarerequiredaslongastrustclearlyintended
Notbarredbyprescription
HOWEVER,ifpropertyheldintrusthasbeenconveyed/transferredto3Psforvaluewhoclaimedadversetitle
forthemselves,actionforrecononthetheoryoftrustCANNOTproper(since3PsdoNOToccupythesame
fiduciaryposition)
o VOIDCONTRACT
Imprescriptibleifbasedonvoidcontractofsale(ex.noconsentonpartofvendor)
HOWEVER,actionCANNOTprosperwhenpropertypassedtoIPV
Complaintshouldallegethatdefendantwaspurchaserinbadfaith/hasnoticeofdefectintitleotherwise
defendantpresumedtobeIPVingoodfaith
6) ActionforDamages
Ordinaryactionfordamagesmaybebroughtif:
i. 1yrfromdateofdecreehaslapsed
ii. ReconveyanceisNOTpossiblebecpropertyhaspassedtoIPVandingf
ActionmaybebroughtONLYagainstapplicantORpersonsresponsibleforfraud/wereinstrumentalindeprivinghimof
property
Actionprescribes10yrsfrmissuanceofTorrenstitleoverproperty
7) ActionforCompensationfromAssuranceFund
AssuranceFundspecialfund(createdbySec93and94,PD1529)andundercustodyoftheNationalTreasurerto
compensate,whenproper:
i. apersonwhosustainsLOSS/DAMAGEor
ii. isdeprivedofland/anyestate
ByreasonofoperationoftheTorrensSystem
MaybeavailedofincaseofINSOLVENCYofthepartywhoprocuredthewrongfulregistration
Civilincharmaybeintheformofordinarycomplaintfordamages
WHOMAYFILETHEACTIONREQUISITECONDITIONS
i. Aggrievedpartysustainedloss/damageORisdeprivedoflandoranyestateorinteresttherein
ii. Suchloss,damageordeprivationwas:
1. occasionedbythebringingofthelandundertheoperationoftheTorrensSystem
2. aroseafteroriginalregistrationofland
iii. Loss,damageordeprivationwasdueto
1. fraud
2. anyerror,omission,mistakeormisdescriptioninanycertificateoftitle,orinanyentryormemorandumin
theregbook
iv. nonegligenceonhispart
v. heisbarredfrombringinganactionforrecoveryofsuchland,estateoranyinterest(underPD1529/anyprovisionof
law)
vi. actionhasNOTprescribed
Ex:ThereisNODEPRIVATIONOFLANDwhenaperson,posingasregisteredowner,transferredlandofanother
whoacquiredtitlew/cwasvoid.TransfereewasNOTownerofproperty,sotherewasNO
deprivation.TreasurerofPhilsvCA
PRESCRIPTIVEPERIODTOFILEACTION
i. 6yrsfromthetimetherighttobringsuchactionfirstoccurred(Sec102,PD1529)
ii. NOTE:Dateofissueofcertificateoftitle=dateofdeprivationoflandSesuyavLacopia
iii. anyerrorinanyentryormemorandumcountedfromdateofsuchentryormemorandum
AGAINSTWHOMACTIONFILED
i. AgainsttheRegisterofDeedsoftheprovince/citywherelandissituatedANDtheNatTreasurerifloss,damage
ordeprivationisduetothefraud,negligence,omission,mistakeormisfeasanceofcourtpersonnel,RoD,hisdeputy
orotheremployeesoftheRegistryinperformanceoftheirrespectiveduties
ii. AgainstRoDconcerned,NatTreasANDotherpersonsifcauseisattributabletootherpersonsasidefromcourt
andRoDpersonnel/officials
SATISFACTIONOFJUDGEMENT
i. AwardCANNOTbemorethanmarketvalueofland@timeplaintiff/aggrievedpartysufferedloss,damageor
deprivation
ii. IfjudgementisagainstRoD,NationalTreasurerandanyotherdefendants:
1. executionshallfirstissueagainstsuchdefendantsotherthantheNatTreasandRoD.
2. IfexecutionisNOTsatisfied(wholly/partly)andofficerreturningthesamecertifiessuch,remainingamtis
tobepaidbytheNATIONALTREASURERoutoftheASSURANCEFUND.
3. RPGovissubrogatedtotherightsoftheplaintiffagainstotherparties

8) CancellationSuits
SUITSINVOLVINGDOUBLETITLE
i. Usuallyinvolvesituationwhere2certificatesoftitleareissuedtoDIFFpersonscoveringSAMEparcelofland
ii. Whenonetitleisheldtobesuperiorovertheother,theothertitleisdeclarednullandvoidANDorderedcancelled,
evenifprevailingpartydidnotprayforsuchrelief
iii. GR:CertificateearlierindateMUSTprevail/issuperiorbetweenoriginalparties.Personholdingalatertitle,evenif
anIPV,mayNOTvalidlyholdthesameagainstthepriortitle.
iv. EX:ifitisestablishedthatthepriortitlewasprocuredthroughFRAUDorwasJURISDICTIONALLYFLAWED.
v. Indefeasibletitlemayalsobewaivedbythetitleholderinfavorofanotherwhoholdsasubsequentcertificate.
SUITSINVOLVINGNONREGISTRABLEPROPERTYCANCELLATIONFOROTHERCAUSES
Thefftitlescanbecancelled:

14|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

i.
Certoftitlew/cincludesPUBLICFOREST,TIMBERLANDorNONREGISTRABLEPROPERTIEScannotbebarredby
prescription(thoseinvolvingpublicforestmaybepursuedinordinaryaction)
ii. Certificateoftitlesw/careNULLandVOID:
1. ifissuedpursuanttojudgementthatisNOTfinal(violativeofSec30&39ofPD1529:decreeshallonlyissueof
judgementisfinalandexecutory)
2. ifissuedbyapersonwhodidNOTclaimnorappliedforregistrationoftheland
NOTE:merefactthatOCThasbeenvoideddoesNOTmeanthatsuchdeclarationalsoaffectsothertitlesderived
fromthesameOCTbutissuedinthenamesofotherpersonswhohaveNEITHERbeenheardnornotified(basedon
dueprocess)
ANNULMENTOFJUDGEMENT
i. Judgementinordinarylandreg/cadastralproceedingscanbeannulledpursuanttoSec9,BP129
ii. RemedyavailableonlywhereORDINARYREMEDIESOFNEWTRIAL,PETITIONFORRELIEFandOTHER
APPROPRIATEREMEDIESareNOLONGERavailable(andpetitionerhasNOfault)
EFFECTOFDECLARATIONOFNULLITYOFTHETITLE
i. Notagroundfornullifyingthecontractualrightofapurchaser,mortgagerortransfereeingoodfaith
9) QuietingofTitle
WHENPROPERNATUREOFTHEACTION
i. Art476,CivCode:whenthereisacloud/titletorealpropertyoranyinteresttherein,byreasonofanyinstrument,
claim,encumbranceorrecord[ICER]w/cisapparentlyVALIDbutisinTRUTHandINFACTINVALID,ineffective,
voidableorunenforceable,andmaybeprejudicialtosaidtitle,actiontoremovecloudorquiettitlemaybebrought
ii. Complaintforquietingoftitle=ordinarycivilremedy
iii. NottechnicallyINREM,norINPERSONAM,butQUASIINREM(beingagainstthepersoninrespecttheresor
object)
iv. Judgementconclusiveonlybetweentheparties
v. QTEquivalenttoanactionforreconoftitlewrongfully/erroneouslyregisteredinanothersname
vi. Claimantmustshowthatthereisaninstrument,record,claim,encumbrance,proceedingw/ccastsaCLOUD,
question,doubtuponownerstitle
vii. GROUNDFORFILINGAQTCOMPLAINT:ICER(notethatthesegroundsareexclusiveaslongasw/inthepurviewof
thesereasons)
viii. Ex.physicalactsofintrusionnotagroundforactiontoQT!
FORMOFCLOUDONTITLE
i. Certificateoftitleoverlandcoveredbyanothercertificatecloudontitle!
ii. Claimonproperty/ineffectiveSpanishtitle,TDsandrealtypayments,documentspurportingtoindicateclaimwas
inheritedbyhim,mortgagelienoverlandcoveredbyrealestatemortgagecloudontitle!(canbegroundfor
actiontoQT)
WHOMAYFILEACTIONTOQUIETTITLE
i. Registeredownerofproperty
ii. Canalsobepersonotherthanregisteredowner,suchasonewhohasequitableright/interestovertheproperty
(titledoesnotnecessarilyrefertothecertificate,canconnoteacquisitiveprescriptionbypossessioninconceptof
owner)
iii. SuitorsneedNOTbeinpossessionoftheproperty
WHENACTIONIMPRESCRIPTIBLE
i. ActiontoQTdoesNOTprescribe
ii. Undisturbedpossessionofapersongiveshimacontinuingrighttoseektheaidofacourtinequitytoascertainand
determinethenatureoftheadverseclaimofa3P(evenif3PhasTorrenstitle)anditseffectonhis
10) CriminalAction
StatemaycriminallyprosecuteforPERJURYthepartywhoobtainsregistrationthroughfraud(whostatesfalseassertionsina
swoernanswer)
Sec116,LRAisapplicabletoALLwhomakefalsestatements,regardlessofwhetherornotthosestatementsweregiven
credencebylandregcourt
11) Reversionsuits(underLandPatents)Chap12

CHAPTER12LANDPATENTS
*ByAnezkaCortina
1. Publiclandpatentsrequisiteregistration
RegistrationofpubliclandpatentsrequiredbySec.103PD1529
Sec.103Certificateoftitlepursuanttopatents
o PD1529governssituationswhenGovtalienate,grant,orconveypubliclandtoanyperson
o Officialissuingtheinstrumentofalienation,grant,patentorconveyanceinbehalfofgovthastheduty
tofilesuchinstrumentwithRODoftheprovinceorcitywherethelandlies
toregistersuchinstrumentlikeother deeds& conveyance,wherea certificateoftitleshallbeenteredasinother
casesofregisteredland&anownersduplicateissuedtothegrantee
o Deed,grant,patent,orinstrumentofconveyancefromgovttogranteeconveyance/bindingofland
Operateonlyas:
aCONTRACTbetweenthegovt&thegrantee
EVIDENCEofauthorityofRODtomakeregistration
o Actofregistration=operativeacttoaffect&conveyland
Inallcases,underPD1529,registrationshallbemadeintheOfficeofRODoftheprovinceorcitywheretheland
lies
o Registrationfeespaidbygrantee
o Afterdueregistration&issuanceofcertificateoftitlelanddeemedtobeREGISTEREDLANDtoallintents&purposesunder
thisdecree
Sec.103:restatementofSection122ofActNo.496(LRA)
Sec.107CANo.141(PublicLandAct)provides:
o Actualconveyanceoflandcoveredbyallpubliclandpatentsorcertificatesoflandgrantshallbeeffectedonlyasprovidedin
Sec.122ofActNo.496
AfterregistrationintheOfficeofRODconcerned

15|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG


A. Kindsofpubliclandpatentstowhomgranted
1. Homesteadpatent
2. Freepatent
3. Salespatent
4. Specialpatents

*1987Constitution:Phil.citizensmaynotacquire>12Hofagriculturallandofpublicdomainbypurchase,homesteadorgrant

(1) HomesteadPatent
a. Citizen
b. Over18y.o./headoffamily
c. Whodoesnotonwemorethan12HoflandinthePhils./hasnothadthebenefitofanygratuitousallotmentofmorethan12Hsincethe
occupationofthePhils.bytheU.S.
d. Residedcontinuouslyforatleast1yearinthemunicipalitywherethelandissituated
e. Cultivatedatleast1/5ofthelandappliedfor

(2) FreePatent
*RA6940approvedonMarch28,1990amendedSec44ofPLA&provides:
PersonentitledtohavefreepatentissuedtohimfortractortractsoflandNOTEXCEED12H:
a. NaturalborncitizenofthePhilippines
b. Notownerofmorethan12H
c. Hascontinuouslyoccupied&cultivated,eitherbyhimselforthruhispredecessorsininterestforatleast30yearspriortotheeffectivity
ofRA6940(approvedonMarch28,1990)atractortractsofagriculturalpubliclandssubjecttodisposition
d. Paidrealtaxeswhilelandhasnotbeenoccupiedbyanyperson
PeriodforfilingapplicationsendsonDec.31,2000
Filing&processingofapplication&issuanceoffreepatentconstituteadministrativemodeofconfirminganimperfecttitle
o JudicialmodeunderSection48(b)ofPLA

(3) SalesPatent
(a) Whomaypurchasepublicagriculturalland12H:
a. Filipinocitizen
b. Oflawfulage/headofafamily

Privatecorpsorassociationsarenotqualifiedtopurchasesuchland
Landappliedforissoldatpublicauction
o Awardedtohighestbidder
Thereafterrequiredhaveatleast1/5ofthelandbroken&cultivatedw/in5yearsfromdateoftheaward
Issuedtohimonlyafter
fullpaymentofpurchaseprice
havingestablishedhisactualoccupancy,cultivation,&improvementofatleast1/5ofthelanduntildateof
suchfinalpayment

(b) WhatelsemaybesoldtoFilipinocitizenswhomeetqualificationtopurchasepubliclandsforagriculturalpurposes?
Agriculturallandssuitableforresidential,commercialorindustrialpurposes,notexceeding12H
Landsoldatpublicauction&awardedtohighestbidder
o Salespatentmaybeissuedtohimafter
fullpaymentofthepurchaseprice
completionofconstructionofpermanentimprovementsappropriateforthepurposeforwhichthelandispurchased
w/in18monthsfromdateofaward

(c) RANo.730(tookeffect:June18,1952)
PermitsSALEW/OPUBLICAUCTIONofpubliclandsforresidentialpurposes
ExceptiontotheGRthatsaleshouldbebybidding
Landsacquiredunderthislawshallnotbesubjecttoanyrestrictionsagainstencumbranceoralienationbefore&afterissuanceofpatents
AppliesONLYIF:
areaappliedfor1km2
purchasermeetqualificationsspecified

a. Filipinocitizen
b. Oflegalage
c. Notownerofahomelotinthemunicipalityinwhichheresides
d. WhohasingoodfaithestablishedhisresidenceonaparceloflandofpublicdomainoftheRP
- Whichisnotneededforpublicservice
- Land1km2
- AtapricefixedbyDirectorofLandsw/approvaloftheSecretaryofAgriculture&NaturalResources
e. ESSENTIALCONDITION:occupanthasconstructedhishouseontheland&actuallyresidedtherein

(4) SpecialPatents
(a) WhenSpecialpatentsmaybegrantedtoNonChristianFilipinos
a. Secretary of Local Govt certifies that the majority of nonChristian inhabitants of any given reservation have advanced
sufficientlyincivilization
b. Presidentmayorderthatthelandsofpublicdomainw/insuchreservationbegrantedunderthegeneralprovisionsofPLAto
saidinhabitants

Mayalsobeissued

16|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

TocoverlandsthatmaybesoldundertheprovisionsofSec69&70ofPLA,whichauthorizeconcessionoflandsofpublicdomain
foreducational,charitable&similarpurposes

(b) RANo.926(effectiveJune20,1953)
AuthorizesthePhil.Presidenttoconveypublicland&otherpropertyinpaymentoflandedestatesacquiredbytheGovt
Section1:
o Thruvoluntaryagreementorthruexpropriationproceedings
o W/writtenconsentfromownerofland
o Serveastotalorpartialpaymentofsuchcompensation
o In effecting such exchange involving involving public agricultural land, the assessed value shall not be taken into
consideration.
PubliclandconveyedunderthisActlimitedto12H
SpecialpatentmaybeissuedbytheGovtinfavoroftheownerofthelandedestateacquired
OCTissuedpursuanttoSpecialPatents=concrete&conclusiveevidenceofanindefeasibletitletothepropertiescoveredthereof

B. Registrationofpatentmandatoryitseffects(Sec107PLA)
Alllandpatentsmustberegisteredsinceconveyanceofthelandcoveredtherebyiseffectiveonlyuponregistration.
o Mandatorytoaffect3rdparties
o Absentregistrationtitletolandnotperfected,thus,notindefeasible
PatentbecomesindefeasibleasaTorrensTitle
o OnlywhenPATENTISREGISTERED(PD1529)
o Salespatent:publiccharacteroflandnotdivestedbyissuanceofsalespatentbutonlyuntilregistrationthereofinOffice
ofROD
OCTissuedpursuanttoapublicland
o Nature:CertificateofTitle(CT)issuedinajudicialproceedingaslongasthelandcoveredisreallypartofpublicdomain
o CTbecomesindefeasible&incontrovertibleuponexpirationof1yearfromdateofissuanceoftheorderofissuanceofthe
patentprescriptioncantoperateagainsttheregisteredowner
o Landcoveredbytitle
maynotbesubjectmatterofcadastralproceedings
cantbedecreedtoanotherperson

2. Restrictionsonalienation/encumbranceoflandstitledpursuanttopatentsrighttorepurchase
Sec.118PLA
Prohibitsalienationorencumbranceoflandsacquiredunderfreepatentorhomesteadpatent
o EX:InfavorofGovtoranyofitsbranches,units,institution,orlegallyconstitutedbankingcorporation
fromthedateofapprovalofapplication
foratermof5yearsfrom&afterdateofissuanceofthepatentorgrant
Proscribesalienation,transfer,conveyanceofanyhomestead(alsooffreepatentgrants)AFTER5years&BEFORE25yearsafter
issuanceoftitlew/otheapprovaloftheSec.ofEnvironment&NaturalResources
o Restrictionappliestodispositionofrightsbeforeorafterissuanceofpatent
o PatentisdeemedissueduponPROMULGATIONOFORDERFORISSUANCEthereofbytheDir.ofLands
Prohibitstakingofsaidpropertiesforsatisfactionofdebtscontractedbeforetheexpirationofsaidperiod

Sec119PLA
Givesownervendoroflandsacquiredunderfreepatentorhomesteadpatent,hiswidow,orlegalheirsthe righttorepurchase
thesame,w/in5yearsfromdateofconveyance

A. Reasonforprohibition&therighttorepurchasewhensuchrightislost
FundamentalStatepolicy:Topreserve&keepinthefamilyofpubliclandgranteethatportionofpublicdomainw/ctheStatehas
gratuitouslygiventohim
Mandatoryprohibition
o Violationrendersconveyancenull&void
o Cannotacquirevaliditythrupassageoftime
Prohibitionextendseventosalestohomesteadersownsonordaughterordescendants
RestrictionmaynotbecircumventedbystipulationintheDeedofSalethatactualconveyanceoflandorportionthereofwouldbe
madeonlyafterthelapseofthe5yr.periodillegal&voiddeed
Butwhen
o landtoberedeemedisnolongeragriculturalbutresidential&/orcommercial
o intentiontorepurchaseistoexploititforbusinessorgreaterprofit
righttorepurchasenotallowed(lostitspurpose)
B. Whentoavailoftherighttorepurchaseorredeemmannerofexercisingsuchright
Righttorepurchase(Sec119PLA)attachestoeveryalienationorencumbrance
Canbeexercisedevenw/ostipulationinDeedofSale
Cantbewaivedbypartyentitledthereto
Appliesequallytobothvoluntary&involuntaryconveyances
5yearperiodforitsexercise:
o Startsfromdateofexecutionofdeedofsale(eveniffullpaymentofpurchasepricenotmadeonsuchdate)
Unlesscontrarystipulated
o CantberestrictedbyCourtorder
Suitaiming torestrictwillmerelysuspendtheperiodtorepurchase,&w/cperiodwillcommenceto runonly
afterfinalityofdecisiontherein
o In case of mortgaged land granted under homestead patent, or free patent, sold as extrajudicial foreclosure, 5year
periodofredemptionbeginstorunfromthedayafterexpirationofoneyearperiodtorepurchaseallowedinextrajudicial
foreclosure

17|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

If suit filed w/in the period, no need to make an offer to redeem, or tender payment of purchase price, or
consignationofredemptionprice
Filingofaction=formaloffertoredeem
Onlythelivingvendorhastherightofredemption
o Ifvendordieswidows&legalheirshaveright
Exerciseofrightexpressedinanyformormanneraslongasactamountstoademandforreconveyance
o E.g.ownervendorgoingtoresidenceofvendee,tenderingtolattertheamountoftherepurchaseprice

C. Otherrestrictionsonpubliclandgrants
(Sec.120123ofSec.2RA730)

Sec.120:
Requiresconveyances&encumbrancesmadebypersonsbelongingtothenonChristiantribesbemadeonlywhen:
o thepersonmakingtheconveyanceorencumbranceisabletoread&understandthelanguageinw/ctheinstrumentor
deediswritten
Conveyances&encumbrancesbyilliteratenonChristiansneedapprovalbytheCommissionerofMindanao&Sulu
Sec121+ArtXIISec.3Constitution:
Allows private corporation, association or partnership to lease lands covered by free patent, homestead patent or individual sales
patent
o solelyforcommercial,industrial,educational,religiousorcharitablepurposesprforarightofway
o w/consentofthegrantee
o w/approvalofSecretaryofEnvironment&NaturalResources
Sec.122
restrictsdisposaloflandsoriginallyacquiredinanymannerunderprovisionsofPLAtothosewhoarequalifiedtoacquirelandsin
publicdomain

D. Effectofviolationsoftherestrictions
Rendersunlawful,null&voidfromexecutionanyacquisition,conveyance,alienation,transfer,orothercontract
Annuls&cancelsthegrant,title,patentorpermitoriginallyissued,recognizedorconfirmed,actuallyorpresumptively
o Causethereversionoftheproperty&itsimprovementstotheState

3. Actionsagainstimproper,illegalissuanceofpatents&theircorrespondingCTs
Reversion,cancellation,reconveyancesuits

A. Reversionsuits(Cancellationsuitorannulmentsuit)
Objectives:
o CancellationoftheCT
o ConsequentialreversionoflandcoveredtherebytotheState
DifferentfromanactionforcancellationbroughtbyaprivateindividualnotresultinreversionoflandtotheState
RTCwherelandinvolvedislocated
Evangelistav.Santiago(2004)
Difference Actionforreversion Ordinarycivilactionfordeclarationof
nullityoffreepatent&CTs
Allegationsastothecharacterof AllegationsincomplaintwouldadmitState *Allegationsofplaintiffsownershipof
ownershipofrealtywhosetitleis ownershipofdisputedland thecontestedlotpriortoissuanceof
soughttobenullified suchfreepatent&CT
*Defendantsfraudormistakein
successfullyobtainingthesedocsoftitle
overtheparceloflandclaimedby
plaintiff
*Nullityarisesstrictlynotfromfraudor
deceitbutfromfactthatthelandis
beyondthejurisdictionofBureauof
LandstobestowandwhateverpatentCT
obtainedisvoid

Personentitledtorelief DirectorofLandsrepresentingtheState Plaintiffallegingpreexistingrightof


ownershipoverparceloflandinquestion
evenbeforethegrantoftitleto
defendant

1. Groundsforreversion
a) ViolationofSections118,120123ofPLA(Com.Act141)
Rendersconveyanceordispositionofpropertyvoid
Causereversionofproperty&itsimprovementstothestate
o Butreversionisnotautomatic,Govthastotakeaction
Doesnotdistinguishbetweenexecutoryorconsummatedsales
o Alienationorsaleofhomesteadpatentw/in5yearprohibitoryperiodvoid
o Bilateralpromisetobuy&sellhomesteadlotatcertainprice,demandablew/in5yearprohibitoryperiodvoid
o State imposes a 10yr period from issuance of CT prohibiting sale, alienation & encumbrance of land forming part of a
landedestateacquiredbygovtfordistributiontolandlesstenants&farmers
Whengranteeviolatesvoid
Reversionsuitsmayproperlybeinstitutedtorevertpropertiesinvolvedtothestate

18|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

b) Whenlandpatented&titledisnotcapableofregistration(Nonregistrablelands)
LandManagementhasnojurisdictionoverpublicforestoranylandsnotcapableofregistration
o Whenmisledintoissuingpatentsovernonregistrablelands(issuedbymistakeoroversight):
CTsw/jurisdictionalflaw
Voiddecreeortitle
WarrantsinstitutionofsuitstorevertlandstoState
Whereaportionofpublicdomain(river)hasbeenerroneouslyincludedinafreepatentbutnoclearevidenceoffraud
Entirefreepatentshouldnotbenullified
OnlyportionofpublicdomainshouldbeorderedreconveyedbypatenteetotheState

c) Failureofthegranteetocomplyw/conditionsimposedbylawtoentitlehimtoapatentorgrant
Voidsthepatent
Patenteecommitsfraud&misrepresentation
Ipsofactoproducecancellationoftheconcession,title,orpermitgranted(Sec.91PLA)
Patenteecannotinvoketheprincipleofindefeasibilityoftitleissuedpursuanttoapubliclandpatentoneyearafteritsissuance
o Agranttaintedw/fraud&securedthrumisrepresentationisnull&void&ofnoeffect
Examplesoffraud&representation(groundforannulmentoftitle)
o Failureofapplicanttodisclosein hisfreepatentapplicationthatanother personwasinpossessionofaportionofland
appliedfor
o An expanded area resulting from subdivision or consolidation survey w/c is not w/in the area originally applied for and
titledcantbebroughtunderTorrensSystem

d) WhenlandisacquiredinviolationoftheConstitutionmayberevertedtoState
Landacquired:
Byalien(violationofSec.7ofArt.XIIofConsti)
Byaprivatecorporation,whereitsPII,ifany,hasnotpriorlyacquiredanimperfecttitlethereto(Sec.3ArtXIIofConsti)

2. Whoinstitutesactionforreversion
SGinbehalfofRP
o Hasspecificpower&functionto:
RepresenttheGovtinalllandregistration&relatedproceedings
InstituteactionsforreversiontotheGovtof
landsofpublicdomain&improvementsthereon&
landheldinviolationoftheConstitution
GR:Privatepersonnotproperpartytobringsuit
o EX:SC,inexerciseofitsequityjurisdiction,maydirectlyresolvetheissueofallegedfraudinacquisitionoflandpatentin
asuitinstitutedbyaprivatepersonwhere
Factsarenotdisputed
Areainvolvedissmall

3. InvestigationbyDirectorofLandspriortoinstitutionofthesuit
DOLhas:
o Invesitgativeauthority
o Consequentialdutytoinitiateactionforreversion,orannulmentoftitleissuedbytheDOL
Extendstolandsthatmayhavebeencededtoacity
PLAdoesnotdistinguishwhetherlandsofpublicdomainbelongtothenatlgovtortoanybranchoflocalgovt
DOLsinvestigationprecedessuit
o Notbarredbytitleoverlandpreviouslypublic
if purpose of investigation is to determine whether or not fraud had been committed in securing such title in
orderthatappropriateactionforreversionmaybefiledbytheGovt

4. Indefeasibilityoftitle,prescription,lachesandestoppelsdonotbarreversionsuit
Reversionnotbarredinthiscasewhenlandisnonregistrablepropertyornonalienablelandofthepublicdomain
o DOLhasnojurisdictiontodisposesuchaland
Defensecantbeinvokedwherebasisofgroundforactionis
o noncompliancew/thecultivation&occupationrequirementsofthelaw,or
o forviolationofrestrictionsimposedonthepubliclandpatent
o Reason: these conditions & restrictions are parts of grant PLA expressly states that any violations of specific PLA
provisionsnullifygrantorsubjecttitletoreversionsuit
Govtisneverestoppedbymistakes&errorsofofficialsoragents
Govtnotboundbyprescriptionorlaches
o Law & public policy require an unimpeded exercise of its sovereign function as when it brings suit to revert illegally
acquiredpublicland
o Doesnotapplyto corporationsorartificialbodiescreatedbythe Stateforspecialpurposes(samecategoryasordinary
persons)

B. Cancellationsuits
DOLhasnojurisdictioniflandcoveredbypatentwasprivateland
o Titleissuedpursuanttopatentnull&void
o Aggrievedpartymayinstituteanactionforcancellationoftitle

C. Actionforreconveyance
Properwherepatent&correspondingCTwereacquiredinbreachofconstructiveorimpliedtrust
o i.e.Coheirobtainstitleoverportionsthatdonotbelongtohim,orwhenatenantsimilarlyobtainedtitleonthelandhe
wastilling
TCshallnotperemptorilydismissanactionforreconveyancebroughtbyaprivatepartybasedonbreachofconstructiveorimplied
trust,notwithstandingthatthetitledlandwaspreviouslyapublicland

19|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

o Generally,DOL,thruSGisproperpartytobringsuit
o However,inabovestatedcase,apreliminaryhearingmustbeheldtodetermineagainstwhomfraudwascommitted
IffraudormisrepresentationwascommittedagainsttheStateorinviolationoflawDOLproperparty
If committed against petitioner in breach of the parties understanding petitioner (private person) proper
party

4. Emancipationpatentsconditionsforissuance
EmancipationDecree(PD27October21,1972)
Tenantsfarmers of private agricultural lands primarily devoted to rice & corn shall be deemed owner of a portion constituting a
familysizefarmof5Hifnotirrigated&3Hifirrigated
To implement decree, DAR shall issue in duplicate a Certificate of Land Transfer for every land brought under Operation Land
Transfer
o Originalshallbekeptbytenantfarmer
o DuplicateinRegistryofDecree
o RODmaintainsaspecialregistrybook:ProvincialRegisterofDocuments(forpurposeofkeepingsaidcertificate)

EmancipationPatentwhichmaycoverpreviouslytitledoruntitledpropertyisissuedtotenantfarmerbyDARwhentenantfamer
has
o Paidtotalcostoftheland
In15yearsof15equalannualamortization
o Becomefullypledgedmemberofadulyrecognizedfarmerscooperation
o Compliedw/relatedobligations
AfterEmancipationPatenthasbeenissued,theROD&DARarerequiredtodooractasfollows:
o CompletetheentriesonaforementionedEmancipationPatent
o Ifunregisteredland:AssignanOCT
Ifregisteredland:IssuecorrespondingTCTw/orequiringsurrenderofownersduplicateoftitletobecancelled
Ifgranteedies
o DARshalldeterminehisheirsorSII&notifyRODimmediately
IfpropertycoveredbyEmancipationPatentorCTemanatingfromEmancipationPatentissubsequentlytransferred
RODshalleffectthetransferonlyuponreceiptofthesupportingpapersfromDAR
Nofee,premium,ortaxofanykindshallbechargedorimposedinissuanceofanoriginalEmancipationPatent&forregistrationof
relateddocs

A. Restrictiononthepatent
PD27
GR:TitletolandacquiredpursuanttoPD27orLandReformProgramofGovtNOTTRANSFERABLE
EX:
o byhereditarysuccessionor
o totheGovt
Toensurethebeneficialeffectoflandownershipbytenantfarmersarenotdefeated(notbeshackledagainbythebondageofthesoil)
B. SubsequentdealingsonlandscoveredbyEmancipationPatents
Sec.106PD1529:SaleofAgriculturalLandaffidavit
GR:Novoluntarydeedorinstrumentpurportingtobeasubdivision,mortgage,lease,saleoranyothermodeofencumbranceor
conveyanceofprivateagriculturallandprincipallydevotedtoriceorcornoranyportionthereofshallberegistered
EX:Unlessaccompaniedbyanaffidavitofthevendororexecutorstatingthat
o Thelandinvolvedisnottenanted
o Iftenanted,thesameisnotprimarilydevotedtorice&/orcornproduction
GR:Ifonlyaportionofthelandisprimarilydevotedtorice&/orcornproduction,&sucharesodevotedistenanted
Nodeedorinstrumentshallberegistered
EX:Unlessaccompaniedbyanaffidavitstating
o Area(size)ortheportionwhichistenantedorportionprimarilydevotedtorice&/orcornproduction
o & that deeds of instrument covers only the untenanted portion or that which is not primarily devoted to rice &/or corn
production
o MemorandumofsaidaffidavitshouldbeannotatedontheCT
o RODshouldcauseacopyofregistereddeedorinstrument+affidavittobefurnishedtheDARRegionalOfficewhereland
islocated
EE:Affidavitnotrequired
o WhentenantfarmerdealswithhisCTofLandTransferorEmancipationPatentinaccordancew/law
Purposeofaffidavit
o TocomplementtherestrictionagainsttransferoftitletolandsacquiredunderEmancipationDecree

CHAPTER13RECONSTITUTIONOFTITLEOTHERPETITIONS/ACTIONSAFTERORIGINALREGISTRATION

Reconstitutionoflostcopies
thepurposeofthereconstitutionoftitleoranydocumentistohavethesamereproduced,afterproperproceedings,inthesameformtheywere
whenthelossoccurred
theapplicantmustprovenotonlythetitle,butalsothetimeoflost,thathewastheregisteredowner
ifitgoesbeyondreconstructionandbecomesalteration,thedocumentisnullandvoid
partakesalandregistrationproceedingandisinrem

Sourcesofjudicialreconstitutionoftitle
1)fororiginalcertificateoftitle
a.ownersduplicateofthecertificateoftitle
b.coowners,mortgageesorlesseesduplicateofsaidcertificate
**a.andb.requirespublicationinofficialgazetteandposting/noticebutdoesnotrequirenoticetoadjacentownersoftheland
**applicationruleisSection9and10
c.certifiedcopyofsuchcertificate,previouslyissuedbytheRegisterofDeedsconcernedorbyalegalcustodian

20|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

d.authenticatedcopyofthedecreerpatent,whichwasbasisofcertificate
e.encumbrancescontainingdescriptionofpropertycoveredbythecertificate
f.anyotherdocumentforsufficientbasisforreconstitution
**ctofrequirespublicationinOG,andposting/noticeplussenttooccupantsofadjacentland
**applicableruleisSection12and13

2.)Fortransferoftitle
a.samesourcesasaboveexceptD
b.deedoftransfercontainingdescriptionofproperty
3.)Ruleonavailmentofanyotherdocumentdeemedsufficient
itmustrefertosimilardocumentspreviouslyenumeratedtherein

Requirementsandprocedure
PublicationofnoticeandpostingunderSections9and10(sourcesoftitlelettersAandB)
requiresthat30daysfromthedateofthehearing:
1)anoticebepublishedintwosuccessiveissueoftheOGattheexpenseofthepetitioner
2)noticebepostedathemainentrancesoftheprovincialbuildingandofthemunicipalhallofthemunicipalityorcitywherethepropertyislocated
Suchnoticeshouldcontain
1.)thenumberofthecertificateoftitle
2.)thenameoftheregisteredowner
3.)thenameoftheinterestedparties
4.)thelocationoftheproperty
5.)thedatewhereallpersonshavinginterestshouldappearandfilesuchclaims
TAKENOTE:Ifthereisafailureofnoticeandposting,thecourtacquiresnojurisdictionandtitlewillfail
Also,norequirementtosendnoticestoadjacentowners

Contentsofpetition
1.)thattheownersduplicateofthecertificateoftitlehadbeenlost
2.)thatnocoowners,mortgagorsorlesseesduplicatehadbeenissued
3.)thelocation,areaoftheproperty
4.)descriptionoftheimprovementswhichdoesnotbelongtotheowner,andthenamesandaddressesoftheownersofsuchimprovements
5.)thenamesandaddressesof(A)occupantsinpossession(B)ownersofadjoiningproperties(C)allpersonswhomayhaveinterest
6.)descriptionofencumbrances
7.)astatementthatnodeedaffectingthepropertyhasbeenpresented
**alldocumentstosupportclaimshallbeattached
**ifitisanyotherdocument,shallbeaccompaniedwithaplanandtechnicaldescriptionofthepropertyapprovedbytheadministratorofthe
LRA
**thecourtismandatedtoissueanoticeofthepetitionforreconstitution

PublicationofnoticeandpostingandsendingbymailunderSection12and13(sourcesoftitlelettersCtoF)
1)anoticebepublishedintwosuccessiveissueoftheOGattheexpenseofthepetitioner
2)noticebepostedathemainentrancesoftheprovincialbuildingandofthemunicipalhallofthemunicipalityorcitywherethepropertyislocated
3)tobesentbymailtoeverypersoninthenotice
**allmustbedone30daysbeforethedateofthehearing
onlytheregisteredownersorhisassignorheirsmayfile
publicationinthelocalnewspaperisnotrequired
TAKENOTE:Ifthereisafailureofnoticeandposting,thecourtacquiresnojurisdictionandtitlewillfail

Dutyofcourts
reconstitutionproceedingshavemanytimesbeenmisusedasameansofdivestingapropertyowneroftitletohisproperty
thedutyofthecourttoissuetheorderofreconstitutionismandatoryandgiveshimnodiscretiontodenythesameifallthebasicrequirementsof
thelawhavebeencompliedwithaswhen:
a)thepetitioneristheregisteredowner
b)thecertificateoftitlewasinforceatthetimeitwaslostordestroyed
c)theevidencepresentedissufficient
theorderofreconstitutionbecomesfinalafter15daysfromreceiptbytheRegisterofDeedsandtheAdministratoroftheLRA

Administrativeprocedure
maybeavailedonlyincaseof:
1.)substantiallossordestruction
2.)duetofire,floodorforcemajeure
3.)asdeterminedbytheadministratoroftheLRA
4.)Provided,thatthenumberofdamageshouldatleastbe10%ofthetotalnumberinthepossessionoftheRegisterofDeeds
5.)Providedfurther,itbenolessthat500certificates

Sourcesforadministrativerecon
a)ownersduplicateofthecertificate
b)coowners,mortgageesorlesseesduplicateofsaidcertificate

Contentofpetition
Mustcontain:
1.)petitionersfullname,addressandpersonalcircumstances
2.)thenatureofhisinterest
3.)titlenumberofthecertificatetobereconstituted
Itmustbeverifiedbythesourcesofreconstitution,andanaffidavitoftheregisteredownerstating:
1.)thatnodeedaffectingthepropertyhasbeenpresented
2.)ownersduplicatecertificateisindueformwithoutalterations

21|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

3.)certificateoftitleisnotsubjectoflitigationorinvestigation
4.)certificateoftitlewasinfullforceandeffectatthetimeitwaslost
5.)certificateiscoveredbyadeclarationregularlyissuedbytheAssessorsoffice
6.)realestatetaxeshavebeenfullypaiduptoatleast2yearspriortothefilingofthepetition

Reviewandappealofdecision
theLRAadministratormayreviewthedecision
anyappealmaybefield15daysafterthereceiptofthejudgment
anyinterestedpartywhobyFAMEhasbeendeprivedfromtakingpartintheproceedingmayfileapetitionwithin60daysafterthepetitioner
learnsofthedecisionbutnotmorethan6mothsfrompromulgation
thedecisionoftheLRAmaybeappealedbymeansofpetitionforreviewtotheCA
petitiontosetasidethedecisionofthereconstitutingofficerongroundofFAMEmaybefiledwiththeRTC

Amendmentonthecertificate
noalterationcanbemadeonthecertificateaftertheentryunlessanorderbytheRTC
thismaybefiledwiththeRTCby:
1.)registeredowner
2.)otherpersonshavinganinterestintheregisteredproperty
3.)RegisterofDeedswiththeapprovaloftheadministratoroftheLRAonanyoftheffconditions:
a)whenregisteredinterestsofanydescriptionhaveterminatedandceased
b)whennewinteresthavearisenorbeencreatedwhichdonotappearuponthecertificate
c)whenanyerrorwasmadeinenteringacertificate
d)whenthenameofthepersononthecertificatehasbeenchanged
e)whentheownerhasmarriedorunmarriedandrightswillbeaffected
f)whenacorporationwhoownsregisteredlandhasbeendissolved
g.)reasonablegroundforamendment

Extentofcourtsauthority
Thecourthasnojurisdictiontoreopenthejudgmentofdecreeofregistration.Afterduehearingthem,thecourtmayonly
a)ordertheentryorcancellationofanewcertificate
b)ordertheentryorcancellationofamemorandumuponacertificate
c)grantanyotherreliefuponsuchtermsandconditions

Surrenderofwithheldduplicate
apartyininterestmayfilewiththeRTCtocompelsurrenderoftheownersduplicatecertificate
a)whereitisnecessarytoissueanewcertificatepursuanttoanyinvoluntaryinstrumentwhichdiveststhetitleoftheregisteredowneragainsthis
consent
b)whereavoluntaryinstrumentcannotberegisteredbyreasonoftherefusalorfailureoftheholdertosurrendertheownersduplicatecertificate
oftitle
c)wheretheownersduplicatecertificateisnotpresentedforamendmentoralterationpursuanttacourtorder

afterhearingthepetition,thecourtmay:
a)ordertheregisteredowneroranypersonwithholdingtheduplicatecertificatetosurrenderthesameanddirecttheentryofanewcertificate
b)ordertheannulmentoftheownersduplicatecertificateandtheissuanceofanewcertificate

apartymaybymotionalsoasktheRTCtocompeltheholderoftheduplicateoftitletosurrenderthesametotheRegisterofDeedsforthe
registrationofthedeedofsalesubjectoftheprincipalactionforspecificperformanceasanecessaryincidenttothemaincase

Replacementoflostduplicatecertificateoftitle
duenoticeunderoathshallbesentbytheownertotheRegisterofDeeds
thepetitionshouldbefiledwiththeRTC
noticeshouldbesenttoallpersonsinterestedintheproperty

CHAPTER14SUBSEQUENTREGISTRATION
SubsqRegtransactionofownerwithotherpeopleoverhislandcoveredbycertificatesoftitle
VoluntaryReg:(1)filingofthenotarizeddocument/instrument(2)registrationfee(3)recordinginthePrimaryEntryBook(4)presentationof
theownersduplicate
InvoluntaryReg:(1)(3)sameasvoluntaryreg,only(4)NOTincluded
Badfaithmustbeatthetimeofpurchase.

1.Scopeofsubsequentdealingswithregisteredland
a)Voluntarydealings:deeds,instrumentsordocumentswhicharetheresultsofthefreeandvoluntaryactsofthepartiesthereto.Ex:sales,
conveyances,ortransfersofownershipoverthetitledproperty,mortgagesandleases,powersofattys,andtrusts.
b)Involuntarydealings:writ,orderorprocessissuedbyacourtofrecordaffectingregisteredlandwhichbylawshouldberegisteredtobe
effective,andalsothoseinstrumentswhicharenotwillfulactsoftheregisteredowner,orexecutedwithouthisknowledgeoragainsthisconsent.
Ex:writsofattachment,injunction,ormandamus,saleonexecutionofjudgmentorsalefortaxes,adverseclaims,andnoticeoflispendens.
A.Necessityandeffectsofregistrationingeneral
a)exceptawillthatpurportstoconveyoraffectregisteredlands,themereexecutionofdeedsofsale,mortgages,leases,orothervoluntary
documentsserveronly2purposes:(1)asacontractbetweenthepartiesand(2)asevidenceofauthorityoftheRoDtoregistersuch
b)ItisonlytheactofregisteringtheinstrumentintheRoDfortheprovinceorcitywherethelandlieswhichistheoperativeactthatconveys
ownershiporaffectsthelandasto3rdparties.
c)theactofregistrationcreatesaconstructivenoticetothewholeworld
Undertheruleofnotice,itispresumedthatthepurchaserhasexaminedeveryinstrumentaffectingthetitle.Suchpresumptionisirrefutable.He
ischargedwithnoticeofeveryfactshownbytherecordandispresumedtohaveeveryfactwhichanexaminationofhtrecordwouldhave
disclosed.
B.Voluntaryandinvoluntaryregistrationdistinguished

22|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

Voluntary:anIPVofregisteredlandbecomestheregisteredowner,and,incontemplationoflawtheholderofacertificateoftitle,themoment
hepresentsandfilesadulynotarizedandvaliddeedofsaleandthesameisenteredinthedaybook(primaryentrybook)andatthesametimehe
surrendersorpresentstheownersduplicatecertificateoftitlecoveringthelandsoldandpaystheregistrationfees,becausewhatremainstobe
doneliesnotwithinhispowertoperform.
Involuntary:anentryinthedaybookoftheRoDissufficientnoticetoallpersonseveniftheownersduplicateisnotpresentedtotheRoD

3.VoluntaryInstruments
A.Formalandproceduralrequisitesforregistrationingeneral
1)inaformsufficientinlaw
shallcontainorhaveendorseduponitthefullname,nationality,residenceandpostaladdressofthegrantee,whetherunmarriedormarried,and
fullnameofspouse.
Ifgranteeisacorporation,arecitalthatitislegallyqualifiedtoacquireprivateland.
AnychangeinresidenceorpostaladdressshallbeendorsedbytheRoDontheoriginalcopyofthecertificateuponreceivingaswornstatement.
Allnamesandaddressshallbeenteredonallcertificates.
Importanceofaddress/esunderscoredbytheprovisionwhichmakesnoticesandprocessesissuedinrelationtoregisteredlandatsaidaddressor
addressesbindingonthepartyininterest,whethersuchpersonresideswithinorwithoutthePhilippines.
2)instrumentsordeedswiththeircopiesshallbepresentedtotheRoD
3)theownersduplicatemustbepresentedtotheRoD.
ifmorethan1copy,allcopiesmustbepresented.
ownersproductionconclusiveauthorityfromregisteredownertoRoDtoenteranewcertificate,anditshallbebindinguponownerandallthose
claimingunderhiminfavorofeveryIPV.
4)paymentoffees
B.Deedsofsaleorconveyanceandtransfers
DeedofsalemustbeaccompaniedbyCertificateofAuthoritytoRegister(CAR)whichisissuedbyBIRafterpaymentofcapitaltaxgains.
(1)Registrationwhendeedcoversentiretitledpropertywhenonlyportionconveyed.
Example:Aowns10h,sellsonly2htoB.MaythedeedofsaleberegisteredinRoDevenwithoutsubdivisionplan?YES.saleismerely
annotatedonthebackoftheOCT.theOCTisnotcancelled,itwillmerelysayportionofsoldtoB.Thisisdonetoprotectinterestasbuyerof
thatportion,suchportionmaybetransferredsinceregistrationistheoperativeact.
Sec58PD1529:Ifdeedofconveyanceonlyforapartofland,theRoDshallnotenteranytransfercertificatetogranteeuntilaplanofsuchland
showingalltheportionsorlotsintowhichithasbeensubdividedandcorrespondingtechnicaldescriptionsshallhavebeenverifiedandapproved.
Meanwhile,suchdeedmayonlybeannotatedbywayofmemorandumuponthegrantorscertificateoftitle,andsuchmemorandumservesasa
noticeto3rdpersonsandiseffectualtoshowthegranteestitletotheportionconveyedtohim,pendingtheactualissuanceofhiscorresponding
certificate.
Uponapproval,theoriginalplantogetherwithcertifiedcopiesoftechnicaldescriptionsshallbefiledwiththeRoDforannotationinthe
correspondingcertificateoftitle,andtheofficershall:
1)issueanewcertificateoftitletothegranteefortheportionconveyed,andatthesametimecancelthegrantorscertificatepartially,OR
2)ifgrantordesires,hiscertificatemaybecancelledtotally,andanewoneissuedtohimdescribingtheremainingportion
Pendingapprovalofsaidplan,nofurtherregistrationorannotationofanysubsequentdeedorothervoluntaryinstrumentinvolvingthe
unsegregatedportionconveyedshallbeeffectedbyRoD,Except:wheresuchunsegregatedportionwaspurchasedfromtheGovernmentorits
instrumentalities.
Subsistingencumbrancesorannotationsappearingintheregistrationbookshallbecarriedover,unlesstheyaresimultaneouslyreleasedor
discharged.
(2)Effectsofregistration
Withrespecttoavoluntaryofland,theregistrationoftheinstrumentistheoperativeactthattransmitsortransferstitle.
Absentsuchregistration,aconveyancedoesnotaffectorbindtheland
(3)Rulethatbuyerisnotrequiredtogobeyondthecertificateoftitlepurchaseringoodfaith.
preferably,oneshouldbuyfromtheregisteredownerhimself.
Wellsettledrule,allpersonsdealingwithpropertycoveredbyTorrenscertificateoftitlearenotrequiredtogobeyondwhatappearsontheface
ofthetitle
Thepurchaserisonlychargedwithnoticeoftheburdensinthepropertywhicharenotedonthefaceoftheregisterofthecertificateoftitle.
Mereregistrationisnotenoughtoacquirenewtitle.Goodfaithmustconcur.
DefenseofbuyinglandinGFapplicableonlywhenregisteredlandisinvolved.
(4)Exceptionstotheaboverulebuyersinbadfaith
RulingswhichindicateinstanceswhenabuyerofregisteredlandshouldlookbeyondtheCoT:
(a)Egaov.CA:neglecttomakeinquiriesandcloseseyestofactwhichshouldputareasonablemanofguard
(b)Franciscov.CA:sufficientlystrongindicationtoimpelacloserinquiryintothelocation,boundariesandconditionoflot,suchincquirydictated
ofcommonsenseandexpectedofamanofordinaryprudence.
Santiagov.CA:landsoldisinpossessionofapersonotherthanthevendor
(c)Quinianov.CA:buyslandnotfromregisteredowner(norfromtheoneinwhosenamethetitleisregistered)butonewhoserightstolandhas
beenmerelyannotatedontheCoT
(d)PNBv.CA:CoTcontainsanoticeoflispendens
(e)Bernalesv.IAC:purchasedwithfullknowledgeofflawsanddefectsintitleofvendors
(f)Rulethatbuyernotrequiredtogobeyondwhatappearsoffaceoftitle,doesNOTAPPLYtoBANKSsincetheirbusinessisaffectedwithpublic
interest.Also,wherepartyhasknowledgeofapriorexistinginterestwhichisunregisteredatthetimeheacquiredarighttothesameland,his
knowledgeofthatunregisteredinteresthastheeffectofregistrationastohim.
(g)PremiereDevelopmentBankv.CA:titleoflandwasreconstituted

(5)DoubleSale
Art1544:Ruleondoublesaleofimmovableproperty:
1)personwhoinGFfirstrecordedintheRegistryofDeeds
2)indefault,personinGFwhoisfirstinpossession
3)indefault,personinGFwhopresentsoldesttitle
SituationalExamples:
1.Aowner,soldtoB,thenC(priorinGF)Cwins.RemedyofBtofileagainstAforestafa
2.AsoldtoB,thensoldtoC.BfoundoutthatCdidnotregister,sohehadhistitleregisteredfirst.Bwins,sinceGFatthetimeofpurchase.
3.C,creditorofA,sohefiledalevyofattachment(alreadyregistered).ButlandsoldtoB,didnotregister.Registeredafterlevy.ThenChadlevy
onexecutionCwins.Alevyofexecutionretroactstodateofregistrationoflevyofattachment.

23|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG


(6)Forgeddocument,oroneprocuredbyfraudwhensuchdocumentmaybetherootofvalidtitle
Sec53ofPD1529:Inallcasesofregistrationprocuredbyfraud,theownermaypursueallhislegalandequitableremediesagainstthepartiesto
suchfraudwithoutprejudicetotherightofanyIPV.Anysubsequentregistrationprocuredbythepresentationofaforgedduplicateshallbenull
andvoid.
GR:Aforgeddeedisanabsolutenullityandconveysnotitle.
Except:Itmaybearootofvalidtitleifthecertificatehasalreadybeentransferredfromthenameofthetrueownertothenameindicatedbythe
forger,ortothenameoftheforger.
3rdpartyIPVhasrighttorelyonthecorrectnessofthecertificate.
Butcannotbeappliedwheretheownerstillholdsavalidandexistingtitleoverthesameproperty.Thelawprotectsandprefersthelawfulholder
ofregisteredtitleoverthetransferofavendorbereftofanytransmissibleright.
Thevictimorpersonprejudicedbyaforgedinstrumentmaybring:(a)anactionfordamagesagainstthosewhocausedthefraud,or(b)ifthe
latterareinsolvent,anactionagainsttheTreasurerofthePhilippinesforrecoveryagainsttheAssuranceFund
SituationalExamples:
1.ownersOCTstolenbybrotherinlaw(B).BforgeddeedofsaleandOC.RoDissuedTCTinnameofB.Bsellstobuyer.
Beforesale,ifAmakesanadverseclaim,affidavitannotatedontitleOwnercanrecoverthruactionforreconveyancenoticeoflispendens
BuyernotanIPVsinceannotated
BUTifownerabroadandnoproceedingsBuyerisIPV,becomesowner.Remedyoforiginalowneriscriminalcaseanddamagesagainstforger.
(forgeddocumentbecomesrootofvalidtitle)
2.ownerkeptOCTinvault.Xforgeddeedofsale,filedforpetitionforreplacementwhichwasgrantedbyRoD.TCTplusforgeddeedofsalewas
registered.SoldtoIPV.IPValoser!Herenotitleistransferredtoforger.

C.Mortgagesandleasesnotincluded

D.PowersofAttoryneysTrusts
(1)Registrationofpowerofattorney
SPAmustberegisteredandannotatedonTCT/OCT
powerofattymustberegistredwithRoDoftheprovinceorcitywherethelandlies.Anyinstrumentrevokingsuchpowerofattymustbe
registeredinlikemanner.
(2)Elementsofexpresstrustcreatedbyclearintention:imprescriptible
(a)Howtrustsinregisteredland,andanytrustwithpowertosellorencumber,areregistered
Sec65.Trustsinregisteredlandtheparticularsofthetrusts,conditions,limitationsorotherequitableinterestshallnotbeenteredonthe
certificate,butonlyamemorandumthereofshallbeenteredbythewordsintrust,oruponcondition,orotheraptwords,andbyareferenceby
numbertotheinstrumentauthorizingorcreatingthesame.
Sec66.Trustwithpowerofsale,etcsuchpowershallbestatedinthecertificateoftitlebythewordswithpowertosellorpowertomortgage
orbyaptwordsofdescription.Nosuchinstrumentshallberegisteredunlesstheenablingpowerisexpresslyconferredintrustinstrumentor
throughacertifiedcopyofsuchjudgmentororderbycourt.
(3)Impliedtrusthowestablishedbyoperationoflaw,maybeprovedbyoralevidence

E.Taxfreeexchangeoflandforsharesofstock
BIRMemorandumNo2692:incaseswherepropertyisthesubjectoftaxfreeexchangeforsharesofstockofacorporation,theRoDofproper
jurisdictionmaycausetheregistrationofthedocumentofexchangeandissueaTCTtothetransfereecorporationonlyuponpresentationofaCAR
(CertificateAuthorizingRegistration)issuedbytheauthorizedBIRofficer.TheRoDshallannotateatthebackoftheCoTtobeissuedastatement
thatthetransferisataxfreeexchange.
Example:Husbandandwifehave3children,andabuildingworth120M.Tokeepbuildingwithinfamilywithouthavingtopay6%tax.They
createdcorporation,transferredownershipofthebuildingtocorporation.thendonatethesharesspreadovertheyears.Taxavoidance.

3.InvoluntaryDealings
A.ATTACHMENTS
(1)Registration
Writofattachmentsubjectstheattachedpropertyoftheadversepartyassecurityforthesatisfactionofanyjudgmentthatmayberecovered.
AcopyofsaidwritshallbefiledandregisteredintheRoD.Ifduplicatenotpresentedattimeorregistration,theRoDshallwithin36hours,send
noticebymailtoregisteredowner.
(2)Effectsofattachment
attachmentisaproceedinginremagainstparticularproperty,theattachingcreditoracquiresaspecificlienupontheattachedpropertieswhich
ripensintoajudgmentagainstthereswhentheorderofsaleismade.
Thewritofattachmentissubstantiallyawritofexecutionexceptthatitemanatesatthebeginning,insteadofatthetermination,ofasuit.It
placestheattachedpropertiesincustodialegis,obtainingpendentelitealienuntilthejudgmentofthepropertribunalontheplaintiffsclaimis
established,whenthelienbecomeseffectiveasofthedateofthelevy.
Noruleallowingsubstitutionofattachedproperty,althoughanattachmentmaybedischargedwhollyorinpart
Ifanattachmentisexcessive,theremedyofdefendantistoapplytothecourtforareductionorpartialdischarge.

B.SALEONEXECUTIONorfortaxesoranyassessmentissuanceofnewCoT
Sec74.EnforcementofliensonregisteredlandmustbefiledwiththeRoDandregisteredintheregistrationbook,andamemorandummade
upontheproperCoTaslienorencumbrance.
Sec75.Applicationfornewcertificateuponexpirationofredemptionperiodtherightofhepurchaseratsuchsaletopetitionfortheissuanceof
anewCoTissubjecttotheconditionthatbeforetheentryofanewCoT,theregisteredownermaypursuealllegalandequitableremediesto
impeachorannulsuchproceedings.
(1)Taxdelinquentlandownerentitledtonoticeofsale
newspapernoticeinsufficient,mustbePERSONALnotice
thecollectionofdelinquenttaxesisinpersonam,notinrem.Thus,itisincumbentuponcitytreasurertosendnoticeoftaxdelinquencyand
noticebypublicauction,directlytothetaxpayer.
ataxsalehelddespitetheabsenceofactualnoticetothedelinquentlandowner,isnullandvoid.Andthetitleofthebuyerthereinisalsonull
andvoid.

C.ADVERSECLAIM
Aclaimorinterestmayberegisteredasanadverseclaimwhen:

24|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

(1)theclaimantsrightorinterestinregisteredlandisadversetotheregisteredowner
(2)suchrightorinterestarosesubsequenttothedateoforiginalregistrationand
(3)nootherprovisionismadeintheDecreefortheregistrationofsuchrightorclaim.
Ameremoneyclaimcannotberegisteredasanadverseclaim.
(1)Formalrequisites:
1.adverseclaimantmuststateinWRITING:
(a)hisallegedrightorinterest
(b)howandunderwhomsuchallegedrightorinterestisacquired
(c)thedescriptionofthelandinwhichtherightorinterestisclaimed,and
(d)thecertificateoftitlenumber
2.suchstatementmustbeSIGNEDandSWORNtobeforeanotarypublicorotherofficerauthorizedtoadministeroathand
3.claimantshallstatehisresidenceorplacetowhichallnoticesmaybeserveduponhim.
noncompliancewithsaidformalreq.renderssuchadverseclaimnonregistrableandineffective.
(2)Purposeofregisteringadverseclaim
toappraise3rdpersonsthatthereisacontroversyovertheownershipofthelandcoveredtherebyandtopreserveandprotecttherightofthe
adverseclaimantduringthependencyofthecontroversy.
(3)Samplesofregistrableandnonregistrableadverseclaims
a)expectanthereditaryrightsnotadverseclaim
b)voluntaryinstrumentsuchassaleandleasewhenownerrefusestosurrenderduplicateforannotationregistrableadverseclaims
c)lawyerscontingentfeeafteroriginalregistrationannotatedasadverseclaimafterterminationoflitigationinvolvingland
occurencespriortotheoriginalregistrationandprescriptionoradversepossessionbypossessorwhenlandisalreadyregistedinthenameof
anothernonregistrable

(4)Periodofeffectivity,whencancelled
adverseclaimeffectiveforaperiodof30daysfromdateofregistration,andmaybecancelled:
(a)afterlapseof30days,uponfilingbythepartyininterestofaverifiedpetition.Nosecondadverseclaimbasedonthesamegroundmay
thereafterberegisteredbythesameclaimant.
(b)beforethelapseof30days,uponthefilingbytheclaimantofaswornpetitionwithdrawinghisadverseclaim
(c)beforelapseof30days,whenpartyininterestfilesapetitioninRTCforcancellation,andafternoticeandhearingthecourtfindsthatclaimis
invalid.Ifcourtfindsclaimfrivolous,mayfineclaimantP1,000P5,000
anadverseclaimmaysubsistconcurrentlywithasubsequentannotationofnoticeoflispendensinvolvingthesamerightorinterestcoveredby
theadverseclaim,thesaidclaimmaybevalidlycancelledaftertheregistrationofsuchnotice,sincethenoticeoflispendensalsoservesthe
purposesoftheadverseclaim.

D.NOTICEOFLISPENDENS
(1)Natureandpurposeofthenotice
noticeoflispendens(thatrealpropertyisinvolvedinanaction)isordinarilyrecordedwithoutinterventionofthecourtwheretheactionis
pending.Extrajudicialaction,doesnotaffectmerits.
merelytoconstructivelyadvise,orwarn,allpeoplewhodealwiththepropertythattheysodealwithitattheirownrisk,andwhateverrightsthey
acquirearesubjecttotheresultsoftheaction.
(2)Caseswherenoticeoflispendensisproper
a)torecoverpossessionofrealestate
b)toquiettitle
c)toremovecloudsuponthetitle
d)forpartition
e)toestablisharight,andequitableestate,orinterestin,aspecificrealproperty
f)toenforcealien,achargeoranencumbranceagainstitand
g)anyotherproceedingofanykindincourtdirectlyaffectingthetitletothelandortheuseoroccupationthereoforthebuildingthereon.
allapartyhastodoisassertaclaimofpossessionortitleoverthesubjectproperty
evenonthebasisofanunregistereddeedofsale,anoticeoflispendensmaybeannotated
(3)Formofthenoticeandwhenittakeseffect
shouldstatethependencyoftheaction,containingthenamesofthepartiesandtheobjectoftheactionordefenseandthecourtwhereitis
pending,thedateoftheinstitutionofthesuit,anadequatedescriptionofland,thenumberofCoTcoveringit,andthenameoftheregistered
owner
entryofthenoticeoflispendensintheprimaryentrybookissufficientregistration
whenannotatedinmotherorOCT,mustbecarriedoverinallcertificatessubsequentlyissued.
(4)Whenitmaybecancelled
maybecancelledbeforefinaljudgmentuponorderofthecourtintheffcases:
a)whenshownthatnoticeisformolestingtheadverseparty
b)whenshownthatitisnotnecessarytoprotecttherightofthepartywhocausedregistration
c)whereevidencesofarpresentedbyplaintiffdoesnotbearoutthemainallegationsofthecomplaint,and
d)wherethecontinuancesofthetrial,forwhichtheplaintiffisresponsibleareunnecessarilydelayingthedeterminationofthecasetothe
prejudiceofthedefendant.
maybecancelleduponverifiedpetitionofthepartywhocausedtheregistration
butcannotbecancelleduponthemerefilingofsufficientbondbythepartyonwhosetitlethesaidnoticeisannotated.
deemedcancelledafterfinaljudgmentinfavorofdefendant.

4.TransferofprivatelandtonaturalborncitizenofthePhilippineswhohaslosthisPhilippinecitizenship
urban:5,000sqmORrural:3hectares=forbusinessorotherpurposes
mayacquirenotmorethan2lotswhichshouldbesituatedindifferentmunicipalities/cities

5.Consultas
theministerialdutyoftheRoDtoregisteraninstrument,whenindoubtgotoLRA.
whenRoDdeniestheregistration,heisrequiredto:(1)notifytheinterestedpartyinwritingofsuchdenial,statingthedefectsorlegalground,
andadvisethatifhedoesnotagreehemaywithdrawtheinstrumentformtheRegistry,elevatethematterbyconsultawithing5daysfromreceipt
ofnoticeofdenial,and(2)makeamemorandumofthependingconsultaintheCoT.

25|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

theinterestedpartymanynotproperlyfileapetitionformandamustocompeltheRoDtoregisteraninstrument,butmustresorttotheremedy
ofconsulta.
theresolutionofLRAAdmininconsultashallbeconclusiveandbindinguponallRoD
however,partiesmayappealtoCAwithin15daysfromnoticeofsaidresolutionbyfilingaverifiedpetitionforreviewin7legiblecopieswiththe
court,withproofofserviceofacopyontheadversepartyandontheLRA.

CHAPTER15REGISTRATIONOFCOURTJUDGMENTSANDORDERSANDRELATEDPROCESSESORPAPERS

1.Judgment/Orderinactionsinvolvingownershipoforaffectingrealestate
ajudgmentinanactiontorecoverpossessionorownershipisentitledtoregistration.Ifthejudgmentdoesnotapplytoalllandsembracedinthe
certificate,thememorandumshallcontainadescriptionofthelandaffectedbythejudgment
whenanactionistorecoverownershipandanorderhasbeenexecutedinfavoroftheplaintiff,heshallbeissuedanewcertificateandthe
originalcertificateandtheownersduplicateoftheformerregisteredlandshallbecanceled
thecourtshallorderanythingwhichisnecessary,includingthepresentationoftheownersduplicate,toeffectsuchjudgment

1A.Whensurrenderofownersduplicatecertificateisnotnecessary
theRegisterofDeedsneednotwaitfortheregisteredownertofirstsurrenderhisduplicatebeforecomplyingwiththeexecutionofafinal
judgment(toissuetitleinthenameoftheprevailingparty)

2.Judgmentinpartition
thecourt,inanactionforpartition:
a)mayassignaparticularportionofthelandtoeachparty
b)mayorderthesaleoftheland
c)mayassigntheentirelandtooneofthepartiesuponpaymentoftheothersofthesumorderedbycourt
**eachownershallhavetherighttohaveacertificateenteredinhisnameandtoreceiveanownersduplicate

3.NoticeandadjudicationinInsolvencyorBankruptcyproceedings
dutyoftheofficerwhoisgivingnoticetothedebtortofilewiththeRegisterofDeeds
theassigneeappointedbythecourtshallbeentitledtotheentryofanewcertificateofthedebtoruponfilingacertifiedassignmentwiththe
insolventsduplicatecertificatebutsuchcertificateshallstatethatheisanassignee

4.Judgmentineminentdomain
theexpropriatingagencyisrequiredtofilewiththeRegisterofDeedsacopyofthejudgmentintheeminentdomaincase
Wherethefeesimpleistaken,anewcertificatemaybeissued

5.Extrajudicialsettlementofestate
thepublicinstrumentofextrajudicialsettlementmustbefiledwiththeRegisterofDeeds
upontheexpirationofthe2yearperiodandpresentationofaverifiedpetitionbytheregisteredheirsthatnoclaimofanycreditorsexists,the
RegisterofDeedsshallcanceltheliennotedonthetitlewithouttheneedforcourtorder

6.Judgment,orderandotherpapersrelatedtoregisteredlandorestateofadeceasedowner
Estateofadeceasedowner
requiresthefilingtotheRegisterofDeedsofthefollowing:
1)acertifiedcopyofthelettersofadministrationoftheestate
2)acertifiedcopyoftheorderissuedbythecourthavingjurisdictionovertheestate
3)acertifiedcopyofthepartitionanddistributionorderofthecourt
Whensurrenderofownersduplicatenotnecessary

CHAPTER16RECORDINGOFINSTRUMENTSRELATINGTOUNREGISTREDLANDCHATTELMORTGAGECONDOMINIUM

1.Instrumentsinvolvingunregisteredland
NodeedundertheTorrenssystemshallbevalidexceptasbetweenpartiesunlesstheyareregistered
voluntaryandinvoluntaryinstrumentsaffectingunregisteredlandmustalsoberegistered
withrespecttovoluntaryinstruments,itisregistrationthereofthatmakesthembindingevenasagainstthirdpersons
thatapartytosuchinstrumentmay,whenproper,resorttotheremedyofconsulta

2.ChattelMortgage
A.Natureandrequisiteregistration
personalpropertyisrecordedintheChattelMortgageRegisterasasecurityfortheperformanceofanobligation
chattelmortgageshallbedeemedtocoveronlythepropertydescribedthereinandnotlikeorsubstitutedpropertythereafteracquiredbythe
mortgagorandplacedinthesamedepository

B.Mortgageesrightofpossessionpreparatorytoforeclosure
mortgageemayafter30daysfromthetimeofconditionbroken,causethemortgagedpropertytobesoldatpublicauction
theforeclosureandactualsaleofamortgagedchattelbarsfurtherrecoverybythevendorofanybalanceintheoutstandingobligationnotso
satisfiedbythesale

3.Condominium
A.Conceptdefined
aninterestinrealpropertyconsistingofaseparateinterestinaunitinaresidentialbuildingandanundividedinterestincommoninthelandin
whichitislocated
thecommonareascanbeownedbyacorporationcreatedforthatpurposeandtheholdersoftheseparateinterestareautomaticallythe
shareholders

B.Requisiteregistration

26|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

itistherecordingofthisdeedthatmakesthepropertytobedividedintocondominiums
declarationsrelatingtosuchprojectareannotateduponthecertificateoftitleandshallconstituteasalienuponeachcondominium
thetransfereeisentitledtotheissuanceofacondominiumownerscopy

27|L a n d T i t l e s M i d t e r m s R e v i e w e r J.WONG

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