LAND TITLES AND DEEDS

The Regalian Doctrine and the Constitution

Definition

See: Separate opinion of Justice Kapunan in Cruz v. Sec. of DENR, G.R. No. 135385; Dec. 6, 2000

Concept and Effects

Aranda v. Republic, G.R. No. 172331, August 24, 2011

Chavez v. Public Estates Authority, G.R. No. 133250; July 9, 2002

Article XII, Section 2, 1987 Constitution

Pedro Lee Hong Hok, et al v. Aniano David, et al, G.R. No. L- 30389, 27 December 1972
Republic of the Philippines v. Alexandra Lao, G.R. No. 150413, 01 July 2003
Republic of the Philippines v. Ludolfo V. Muǹoz, G.R. No. 151910, 15 October 2007

Limitations and Exclusions from the Regalian Doctrine

Constitutional Limitations

Article XII, Sections 2 & 3, 1987 Constitution

Heirs of Gamos, et al. vs. Heirs of Frando, et al., 447 SCRA 136 [2004]

Ancestral Lands

Native Title and Possession Since Time Immemorial

Sections 3 (l) & 3 (p), Republic Act No. 8371

Mateo Carino v. Insular Government of the Philippine Islands, 212 U.S. 449 (1909)

Oh Cho v. Director of Lands, G.R. No. 48321, 31 August 1946

Isagani Cruz and Cesar Europa v. Sec. of DENR, G.R. No. 135385, 06 December 2000

Ecclesiastical Property

Jorge Barlin v. Vicente Ramirez and the Mun. of Lagonoy, G.R. No. L-2832, 24 November
1906

Classification and Disposition of Lands of the Public Domain

Monsanto v. Insular Government, 12 Phil. 1572 [1909]

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Classification of Lands of the Public Domain

Power to Classify

a. Section 1, Article XIII, 1935 Constitution

b. Section 10, Article XIV, 1973 Constitution
c. Section 3, Article XII, 1987 Constitution
d. Commonwealth Act No. 141
e. Presidential Decree No. 705
f. Republic Act No. 7942
g. Republic Act No. 7586
h. Section 6, Public Land Act of 1936

Director of Lands, et al v. Court of Appeals, et al, G.R. No.58867, 22 June 1984

Sec. of the DENR, et al v. Yap, et al G.R. Nos. 167707 and 173775, 08 October
2008

Manner and Effect of Classification

Republic v. Court of Appeals, 160 SCRA 228 (1988)

Spouses Pagkatipunan v. Court of Appeals, et al, G.R. No. 129682, 21 March 2002

Director of Lands, et al v. Juan P. Aquino, et al, G.R. No. 31688, 17 December

1990

Administration of Public Land

Sections 3 & 5, CA No. 141

Section 4, CA No. 141 as amended by E.O. No. 292

The Public Land Act and the Classification of Alienable Lands of the Public Domain

Commonwealth Act No. 141

Brief History of Public Land Laws in the Philippines

Coverage: Section 2, CA No. 141

Classification of Public or Alienable Lands of the Public Domain

Section 8, CA No. 141

Section 9, CA No. 141

Modes of Disposition of Alienable Lands of the Public Domain

Menguito v. Republic, 348 SCRA 128 [2000]

Disposition of Agricultural Lands

Section 9 (a), Public Land Act

Section 103, PD No. 1529

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 Section 107, Public Land Act
Sections 110-115, CA No. 141

Homestead Settlement

Qualification and application

Sec. 3, Art. XII, 1987 Constitution

Sections 12-14, CA No. 141
Section 19, CA No. 141

Addu v. De Yro, GR. No. 29449-R, 31March 1965

Entitlement to a Homestead Paten

Section 17, CA No. 141

Quinsay v. IAC, 195 SCRA 268 (1991)

Balboa vs. Farrales, 51 Phil. 498 [1928]

Conditions and limitations on the rights of the grantee of a homestead patent

Sections 118, 119, 121 & 122, Public Land Act

Evangelista v. Montano, et al., G.R. No. L-5567, 29 May 1953

Flores, et al. v. Plasina, et al., L-5727, Feb. 12,1954

Egao v. Court of Appeals, 174 SCRA 484 [1989]

De los Santos v. Roman Catholic Church of Midsayap, et al., 90 Phil. 405 [1954]

Basaltos v. Esteban, Jr., et al., No. L-09121, 11 April 1956

Rural Bank of Davao City, Inc. v. Court of Appeals, 217 SCRA 554 [1993]

Santana, et al., vs. Marinas, 94 SCRA 853 [1979]

Lease, sales and free patents.

Classification of Property

Arts. 419-425, Civil Code of the Philippines

Modes of Acquiring Title

1. Original Registration under Sec. 14 of P.D. 1529

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2. Open, continuous, exclusive and notorious possession

Republic v. CA and Naguit, GR No 144057, January 17,2005

3. By prescription

Heirs of Lacamen v. Heirs of Laruan, G.R. No. L-27088 July 31, 1975

4. By accretion

Binalay v Manalo, G.R. No. 92161 March 18, 1991

5. By reclamation

Republic v. CA, G.R. No. 103882. November 25, 1998

Chavez v. PEA, G.R. No. 133250. July 9, 2002

6. Judicial Confirmation of Imperfect Title under C.A. 141

Sec. 2, R.A. 9176

Director of Lands v. IAC, G.R. No. 73002. December 29, 1986

Director of Lands v. Abairo, G.R. No. L-34602 May 31,

Oh Cho v. Director of Lands, G.R. No. L-48321. August 31, 1946

Republic v. CA, G.R. No. 108998 August 24, 1994

Cadastral Act or Act No. 2259

7. Administrative Methods

8. Free Patent, Homestead and Sale

9. Emancipation Patent

10. Indefeasibility of title through administrative method

Heirs of Tengco v. Heirs of Aliwalas, G.R. No. 77541. Nov. 29, 1988

Comprehensive Agrarian Reform Law (CARL) or R.A. 6657

Indigenous Peoples’ Right Act (IPRA) or R.A. 8371

Cruz v. Secretary of ENR, G.R. No. 135385. December 6, 2000, Read separate opinion by
Justice Puno

Citizenship Requirement

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Individuals

Filipino Citizens

Sec. 3, Article XII, 1987 Constitution

Former Natural-Born Filipino Citizens

Sec. 8, Article XII, 1987 Constitution Sec. 10, Foreign Investments Act of 1991

Aliens

Sec. 7, Article XII, Constitution

Cheesman v. IAC, G.R. No. 74833 January 21, 1991

Muller v. Muller, G.R. No. 149615 August 29, 2006

Phil. Banking Corp. v. Lui She, G.R. No. L-17587. Sept. 12, 1967

Ramirez v. Vda. de Ramirez, G.R. No. L-27952 February 15, 1982

Ting Ho, Jr. v. Teng Gui, G.R. No. 130115. July 16, 2008

Corporations; limitations

Sec. 3, Article XII, 1987 Constitution)

(DOJ Opinion, 1973)

JG Summit Holdings, Inc. v. CA, G.R. No. 124293. Sept. 24, 2003

RD of Rizal v. Ung Siu Temple, G.R. No. L-6776. May 21, 1955

Republic v. T.A.N. Properties Inc., G.R. NO. 154953. June 26, 2008

Roman Catholic Apostolic Administrator of Davao v. Land Registration Commission, G.R.

No. L-8451. December 20, 1957

Condominiums

Condominium Corporation Owns the Land

Sec. 5, Condominium Act or RA 4726

Corporation Leases the Land

DOJ Opinion 1973 Sec. 4, Investors’ Lease Act or R.A. 7652

Land is Co-owned by the Unit Owners

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Sec. 5, Condominium Act or RA 4726

Original Registration

Possession

Sec. 14 (1), P.D. 1529 and Sec. 48 (b), C.A. 141

Aranda v. Republic, G.R. No. 172331. August 24, 2011

Heirs of Malabanan v. Republic, G.R. No. 179987. April 29, 2009

Martinez v. CA, G.R. No. L-31271 April 29, 1974

Republic v. Hanover, G.R. No. 172102. July 2, 2010

Prescription

Heirs of Malabanan v. Republic, G.R. No. 179987. April 29, 2009

Non-Registrable Property

Bureau of Forestry v. CA, G.R. No. L-37995 August 31, 1987

Republic v. Heirs of Alejaga, G.R. No. 146030. December 3, 2002

Republic v. Southside Homeowners Assoc., G.R. No. 156951. Sept. 22, 2006

Republic v. Vera, G.R. No. L-35778 January 27, 1983

Indigenous Cultural Communities or Indigenous Peoples

Sec. 48 (c), C.A. 141

Sec. 12, IPRA Law (Republic Act No. 8371)