Course Outline for

LAND TITLES AND DEEDS

Tuesdays, 5:00-7:00 p.m.

ATTY. ALVIN T. CLARIDADES

Torrens System of Land Registration

Background

Import and Purpose

Legarda v. Saleeby, G.R. No. L-8936 October 2, 1915

Republic v. Umali, G.R. No. 80687 April 10, 1989

Pino v. CA, G.R. No. 94114 June 19, 1991

Traders Royal Bank v. CA, G.R. No. 114299. September 24, 1999

Casimiro Devt. Corp. v. Mateo, G.R. No. 175485. July 27, 2011

Characteristics

Bars all prior claims not registered

Best Evidence of Ownership

Imprescriptible

Indefeasible

Integrity of titles not subject to collateral attack

Notice to the Whole World

Presumption that title is regular and valid

Reliance on titles

Nature of the Proceedings

Laburada v. LRA, G.R. No. 101387. March 11, 1998

Heirs of Lopez v. De Castro, G.R. No. 112905. February 3, 2000

In Relation to the Public Land Act (CA 141, as amended)

Republic v. Herbieto, G.R. No. 156117. May 26, 2005]

Secretary of DENR v. Yap, G.R. No. 167707. October 8, 2008

Governing Laws
Property Registration Decree or P.D. 1529

Arts. 708 to 711, Civil Code of the Philippines

Administration

Land Registration Authority

Registries of Deeds

Certificate of Title

Preparation of Decree and Certificate of Title

Sec. 39, P.D. 1529

Reyes v. Raval Reyes, G.R. Nos. L-21703-04. August 31, 1966

National Grains Authority v. IAC, G.R. No. L-68741 Jan. 28, 1988

Cajayon v. Spouses Batuyong, G.R. No. 149118. February 16, 2006

Sps. Valenzuela v. Sps. Mano, G.R. No. 172611, July 9, 2010

Indefeasibility

Caraan v. CA, G.R. No. 140752. Nov. 11, 2005

De Guzman v. Agbagala, G.R. No. 163566. Feb. 19, 2008

Heirs of Maximo Labanon v. Heirs of Constancio Labanon, G.R. No. 160711. Aug, 14, 2004

Lepanto Consolidated Mining Co. v. Dumyung, G.R. Nos. L-31666, L-31667 and L-31668 April 30, 1979

Republic v. Guerrero, G.R. No. 133168. March 28, 2006

Prescription

Javier v. Concepcion, G.R. No. L-36566. November 7, 1979

Collateral Attack

Halili v. CIR, G.R. No. L-24864. May 30, 1996

Madrid v. Spouses Martinez, G.R. No. 150887. August 14, 2009

Right of Possession Arising From Title

Carbonilla v. Abiera, G.R. No. 177637. July 26, 2010

Regalian Doctrine

Concept and Effects

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

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

Native Title and Possession Since Time Immemorial

Secs. 3 (l) and 3 (p), IPRA

III. Modes of Acquiring Title

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

Who may apply:

Open, continuous, exclusive and notorious possession

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

By prescription

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

By accretion

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

By reclamation

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

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

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

Administrative Methods

Free Patent, Homestead and Sale

Emancipation Patent

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

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. Jan. 31, 2005

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

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

Registration Requirements and Procedures

Jurisdiction

Secs. 17 and 18, P.D. 1529

OCA Circular No. 38-97

Evidence

Sec. 17, P.D. 1529

De Vera-Cruz v. Miguel, G.R. No. 144103. August 31, 2005

Director of Lands v. CA, G.R. No. 102858. July 28, 1997

Director of Lands v. Rivas, G.R. No. L-61539. February 14, 1986

Evangelista v. Santiago, G.R. No. 157447. April 29, 2005

Palali v. Awisan, G.R. No. 158385. February 12, 2010

Republic v. Feliciano, G.R. No. 70853. March 12, 1987

Republic v. Guinto-Aldana, G.R. No. 175578. August 11, 2010

South City Homes v. Republic, G.R. No. 76564. May 25, 1990

Tottoc v. IAC, G.R. No. 69969. December 20, 1989

Vda. De Raz v. CA, G.R. No. 120066. September 9, 1999

Survey

Director of Lands v. Reyes, G.R. No. L-27594. November 28, 1975

Application

Director of Lands v. Tesalona, G.R. No. 66130. September 8, 1994

Divina vs. CA, G.R. No. 117734. February 22, 2001

Setting the Date of Initial Hearing

Transmittal of the Order of the Court to the LRA

Preparation and Issuance of the Notice of Initial Hearing

Publication, Mailing and Posting

Secs. 3 and 24, P.D. 1529

Director of Lands v. CA, G.R. No. 102858. July 28, 1997

Francisco v. CA, G.R. No. L-35787 April 11, 1980

Republic v. Herbieto, G.R. No. 156117. May 26, 2005

Opposition and Default

Sec. 25, P.D. 1529

Sec. 26, P.D. 1529

Albano v. CA, G.R. No. 144708. August 10, 2001

City of Davao v. Monteverde-Consunji, G.R. No. 136825. May 21, 2001

Heirs of Lopez v. Enriquez, G.R. No. 146262. January 21, 2005

Vergel v. CA, G.R. No. 125154. September 28, 2001

Yabut Lee vs. Punzalan, G.R. No. L-50236 August 29, 1980

Initial Hearing and Presentation of Evidence

Gonzaga v. CA, G.R. No. 96259. September 3, 1996

Ignacio v. CA, G.R. No. 98920 July 14, 1995

PNB v. Intl. Corporate Bank, G.R. No. 86679. July 23, 1991

Republic v. CA, G.R. No. L-40402. March 16, 1987

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

Santiago vs. SBMA, G. R. No. 156888. Nov. 20, 2006

Judgment and Decree of Registration of land issued by LRA

Sec. 39, P.D. 1529

Laburada v. LRA, G.R. No. 101387. March 11, 1998

Navarro v. Director of Lands, G.R. No. L-18814. July 31, 1962

Original Certificate of Title

Remedies

Motion for Reconsideration / New Trial

Petition for Relief from Judgment

Appeal

Petition for Review of the Decree of Registration

Sec. 32, P.D. 1529

Baldoz v. Papa, G.R. No. L-18150. July 30, 1965

Cal, Jr. v. Zosa, G.R. No. 152518. July 31, 2006

Crisolo v. CA, G.R. No. L-33093 December 29, 1975

Fil-Estate Management v. Trono, G. R. No. 130871. Feb. 17, 2006

Action for Reconveyance

Article 1456, Civil Code

Almarza v. Arguelles, G.R. No. L-49250 December 21, 1987

Bautista-Borja v. Bautista, G.R. No. 136197. December 10, 2008

Esconde v. Barlongay, G.R. No. L-67583. July 31, 1987

Heirs of Labiste v. Heirs of Labiste, G.R. No. 162033. May 8, 2009

Joaquin v. Cojuangco, G.R. No. L-18060. July 25, 1967

Khemani v. Heirs of Trinidad, G.R. No. 147340. December 13, 2007

Lopez v. CA, G.R. No. 157784. December 16, 2008

Marcopper Mining Corp. v. Garcia, G.R. No. L-55935 July 30, 1986
Municipality of Victorias v. CA, G.R. No. L-31189 March 31, 1987

Naval v. CA, G.R. No. 167412. February 22, 2006

Rementizo v Heirs of Vda. De Madarieta, G.R. No. 170318. January 15, 2009

Salao v. Salao, G.R. No. L-26699 March 16, 1976

Spouses Santos v. Heirs of Lustre, G.R. No. 151016. Aug. 6, 2008

Action for Damages

Pino v. CA, G.R. No. 94114. June 19, 1991

Action against the Assurance Fund

Quieting of Title

Cañero v. UP, G.R. No. 156380. September 8, 2004

Faja v. CA, G.R. No. L-45045. February 28, 1977

Realty Sales Enterprise v. IAC, G.R. No. L-67451. Sept. 28, 1987

Spouses Mamadsual v. Moson, G.R. No. 92557. Sept. 27, 1990

Sps. Rumarate v. Hernandez, G.R. No. 168222. April 18, 2006

Cancellation involving Double Title

Pajomayo v. Manipon, G.R. No. L-33676. June 30, 1971

Action for Reversion

Republic v. CA, G.R. No. 104296. March 29, 1996

Republic v. CA, G.R. No. 100709. November 14, 1997

Cadastral Registration

Nature and Purpose

Heirs of Luzuriaga vs. Republic, G.R. No. 168848. June 30, 2009

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

Sps. Veranga vs. Republic, G.R. No. 149114. July 21, 2006

Jurisdiction

Duran vs. Olivia, G.R. No. L-16589. September 29, 1961

Manotok Realty, Inc. vs. CLT Realty Development Corp., G.R. No. 123346. November 29, 2005

When Filed?

Secs. 35 (a) and 36, P.D. 1529

Judgment and Decree

Sec. 38, P.D. 1529

Subsequent Registration

Nature and Effects

Secs. 51, 52, 56 and 59, P.D. 1529

Campillo v. CA, G.R. No. L-56483. May 29, 1984

Heirs of Marasigan v. IAC, G.R. No. L-69303. July 23, 1987

Garcia v. CA, G.R. No. 133140. August 10, 1999

Mingoa v. Land Registration Administrator, G.R. No. 97282. August 16, 1991

Rodriguez v. CA, G.R. No. L-29264. August 29, 1969

Voluntary Dealings

Sec. 53, P.D. 1529

Spouses Chu v. Benelda Estate Devt. Corp, G.R. No. 142313. March 1, 2001

DBP vs Acting RD of Nueva Ecija, UDK No. 7671 June 23, 1988

Dela Merced vs. GSIS, G.R. No. 140398. September 11, 2001

Egao v. CA, G.R. No. L-79787 June 29, 1989

Fule v. Legare, G.R. No. L-17951. February 28, 1963

Power Commercial and Industrial Corp. v. CA, G.R. No. 119745. June 20, 1997

Republic v. CA, G.R. No. 100709. November 14, 1997

Involuntary Dealings

Sajonas v. CA, G. R. No. 102377. July 5, 1996

Diaz-Duarte vs. Ong, G.R. No. 130352. November 3, 1998

Heirs of Marasigan v. IAC, G.R. No. L-69303. July 23, 1987

Viewmaster Construction Corp. v. Maulit, G.R. No. 136283. February 29, 2000

Attachments

Suits, Judgments, Decrees

Foreclosure

Adverse Claim

Sec. 70, P.D. 1529

Alfredo v. Borras

Arrazola v. Bernas

Ching v. Enrile

Leonardo v. Maravilla

Sajonas v. CA

Lis Pendens

VII. Non-Registrable Properties

Inalienable Lands of the Public Domain

Lands already registered under the Torrens System.

VIII. Innocent Purchaser For Value

Sec. 32, P.D. 1529

Cabuhat v. CA [366 SCRA 176]

Clemente v. Razo [452 SCRA 769]

Estate of Olaguer v. Ongjoco [563 SCRA 373]

Estate of Yujuico v. Republic [537 SCRA 513]

Guaranteed Homes v. Heirs of Valdez [577 SCRA 441]

San Roque v. Republic [532 SCRA 493]

Exceptions to the IPV:

Abad v. Guimba [465 SCRA 356]

Coronel v. IAC [155 SCRA 270

Erena v. Querrer-Kauffman [492 SCRA 298]

Expresscredit Financing v. Velasco [473 SCRA 570]

Francisco v. CA [153 SCRA 330]

Lepanto Consolidated v. Dumyung [89 SCRA 532]

Orduna v. Fuentebella [June 29, 2010]

Private Development v. CA [475 SCRA 591]

Sanchez v. Quinio [463 SCRA 471]

Sarmiento v. CA [470 SCRA 99]

Spouses Abrigo v. De Vera

Tio v. Abayata [556 SCRA 175]

Torres v. CA

Effects of Certain Acts

Fraudulent Registration

Adille vs. CA, 157 SCRA 672

Pajarillo vs IAC, 176 SCRA 340

Philippine Commercial & Industrial Bank vs Villalva, 48 SCRA 31

Walstrom vs. Mapa, Jr., 181 SCRA 431

Forgery

Sec. 23, P.D. 1529

Torres vs CA, 186 SCRA 672

Loss

Baltazar vs. CA, 168 SCRA 354;

Cabuhat vs CA, 366 SCRA 176;

Legarda vs CA, 280 SCRA 642;

Tomas vs. Tomas, 98 SCRA280;

Torres vs CA, 186 SCRA672

Traders Royal Bank vs. CA, 315 SCRA 190

Double titles

Angeles vs Sec of Justice G. R. No. 142549

Garcia vs CA, 95 SCRA 380

Title from void titles

Calalang vs Register of Deeds of Quezon City, 231 SCRA 88

De Santos vs IAC, 157 SCRA 295

Mathay vs CA, 295 SCRA 556

Remedies of Persons Aggrieved in Land Registration Proceedings

Francisco vs. Puno 108 SCRA 427

Serna vs. Fontanilla 307 SCRA

Villanueva-Mijares vs. CA 330 SCRA