COURSE SYLLABUS ON LAND TITLES AND DEEDS
ATTY. ALVIN T. CLARIDADES
Professor, PUP College of Law
2nd Semester, AY 2018-2019
CHAPTER I
INTRODUCTION
- Historical background of land registration in the Philippines
- Adoption of Torrens system of land registration
Torrens system; reason for its adoption in the Philippines
- Tenio-Obsequio v. CA, GR 107967, Mar. 1, 1994, 230 SCRA 550
Key features of the Torrens system and what it seeks to ensure
- Quimson v. Suarez, GR No. 21381, Apr. 5, 1924, 45 Phil., 901
- William H. Anderson and Co. v. Garcia, GR L-42897, July 27, 1937, 64 Phil., 506
- Revilla v. Galindez, GR L-9940, Mar. 30, 1960, 107 Phil. 480
Torrens system does not confer but merely confirms title
- Heirs of Doronio v. Heirs of Doronio, GR 169454, Dec. 27, 2007, 541 SCRA 479
Title and Certificate of Title; distinctions
- Castillo v. Escutin, GR 171056, Mar. 13, 2009, 581 SCRA 258
- Torbela v. Rasario, GR 140528, Dec. 7, 2011, 661 SCRA 633
Purpose of the Torrens system
- Legarda Saleeby, GR L-8936, Oct. 2, 1915, 31 Phil. 590
Exception to the rule of quieting title to registered land
- Angeles v. Sania, GR 44493, Nov. 3, 1938, 66 Phil. 444
Registration of land; a judicial proceeding and an action in rem
- Grey Alba De la Cruz, GR 5246, Sept. 16, 1910, 17 Phil. 49
Effects of registration under the Torrens system
Advantages of the Torrens system
- Manotok IV v. Barque, GR 162335 & 162605, Dec. 12, 2008, 477 SCRA 339
Rights of innocent third persons; public confidence in the Torrens certificate
Registration as the operative act that validates conveyance of land
- Reynes v. Barrera, GR 46724, Sept. 30, 1939, 68 Phil. 656
Exceptions to the rule
- Capitol Subdivision v. Province of Negros Occidental, GR L-16257, Jan. 31, 1963, 7 SCRA 60
- State Investment House, Inc. v. CA, GR 115548, Mar. 05, 1996, 254 SCRA 368
Probative value of Torrens title
- Ching v. CA, 1990, 181 SCRA 9
- M. Tuazon & Co., Inc. v. CA, GR L-23480, Sept. 11, 1979, 93 SCRA 146
- Ybañez v. IAC, GR 68291, Mar. 6, 1991, 194 SCRA 743
Mirror doctrine
- Rufloe v. Burgos, GR 143573, Jan. 30, 2009, 577 SCRA 264
- Peralta v. Abalon, GR 183448, June 30, 2014, 727 SCRA 477
Curtain principle
- Republic v. CA, GR L-46626-27, Dec. 27, 1979, 94 SCRA 865
Exceptions to the doctrine or principle
- Sandoval v. CA, GR 106657, Aug. 1, 1996, 260 SCRA 283
- Regalian doctrine
Modes of acquiring ownership
- Gonzalez v. Rojas, GR L-5449, Mar. 22, 1910, 16 Phil. 51
Tradition or delivery, not sale, is what transfers ownership
Ways of constructive delivery
Ownership rights over public lands; how acquired; exception
- Cariño v. Insular Government, GR 72, Feb. 23, 1909, 41 Phil. 935; 212 U.S., 449; 53 Law. Ed., 594
“Time immemorial”
Regalian doctrine does not negate native title
- Cariño v. Insular Government, GR 2746, Dec. 6, 1906, 7 Phil. 132
- Kapunan, J., Sep. Op.: Cruz v. Secretary of Environment and Natural Resources, GR 135385, Dec. 6, 2000, 347 SCRA 128
Bases for land title
Native title
Imperfect title; how acquired
- Heirs of Malabanan v. Republic, GR 179987, Apr. 29, 2009, 587 SCRA 172).
All lands of the public domain presumed to belong to the State
- Republic v. Lao, GR 150413, July 1, 2003, 405 SCRA 291
Development of the Regalian doctrine
- Cruz v. Secretary of Environment and Natural Resources, GR 135385, Dec. 6, 2000, 347 SCRA 128
Ownership of reclaimed lands under the Regalian Doctrine
CHAPTER II. LAND TITLES
- Public and private lands
Basic principles in land ownership
Public lands and private lands; distinctions
Properties of public dominion and patrimonial properties of the State
Property devoted to public use vis-à-vis property devoted to public service
- Chavez v. Public Estates Authority, GR 133250, July 9, 2002, 384 SCRA 152
Property of public dominion
Patrimonial property of the state susceptible to prescription
Kinds of acquisitive prescription
Possession in good faith and with
just title required in ordinary
acquisitive prescription
- Santiago v. Cruz, GR 6276, Mar. 21, 1911, 19 Phil. 145
“Good faith” and “Just title”
- Titong v. CA, GR 111141, Mar. 6, 1998, 287 SCRA 102
Computation of 30-year period
Tacking of possession; when allowed
- Nenita Quality Foods Corp. v. Galabo, GR 174191, Jan. 30, 2013, 689 SCRA 569
- South City Homes, Inc. v. Republic, GR 76564, May 25, 1990, 185 SCRA 693
Privity of contract
Public lands; how acquired; when grant is conclusively presumed
- Padilla v. Reyes, GR L-37435, Nov. 28, 1934, 60 Phil. 967
State, through DENR, possesses
and exercises plenary powers to
determine who should be recipients of public land
- Francisco v. Rodriguez, GR L-31083, Sept. 30, 1975, 67 SCRA 212
Classifications of public lands according to alienability under the Constitution
Agricultural lands according to use
Forest lands and national parks
Forest lands or reserves not
capable of private appropriation
- Vano v. Government of Phil. Islands, GR 15656, Nov. 15, 1920, 41 Phil. 161
Land classification an exclusive prerogative of the executive
department
- Bureau of Forestry v. CA, Aug. 31, 1987, 153 SCRA 351
- Amunategui v. Director of Forestry, GR L-27873, Nov. 29, 1983, 126 SCRA 69
Classification descriptive of legal and not natural state of land
Alienable and disposable (A & D) land
Constitutional limitation on alienability of public land
Classes of A & D lands of the public domain
- Director of Forestry v. Villareal, GR 32266, Feb. 27, 1989, 170 SCRA 598
- Director of Lands v. CA, GR L-58867, June 22, 1984, 129 SCRA 689).
Sub-classification of A & D lands
A & D lands not subject to private ownership
Civil reservations
Military reservations
Foreshore land
Reclaimed land
Positive government act of reclassifying public land into A & D
- Republic v. CA, GR 127060, Nov. 19, 2002, 392 SCRA 190
CENRO certification insufficient to prove A & D character of land
- Republic v. T.A.N. Properties, Inc., GR 154953, June 26, 2008, 555 SCRA 477
What needs to be proved by the applicant
- Republic v. Bautista Vda. De Joson, GR 163767, Mar. 10, 2014, 718 SCRA 228
When public land ipso jure ceases to be part of the public domain
- Susi v. Razon, GR 24066, Dec. 9, 1925, 48 Phil. 424
- Director of Lands v. IAC, GR L-73002, Dec. 29, 1986, 146 SCRA 509
Key provisions of the Public Land Act (CA 141) on the disposition of
A & D lands of the public domain
- Concurring and Dissenting Op., Brion, J.: Heirs of Malabanan v. Republic, GR 179987, Apr. 29, 2009, 587 SCRA 172
Possession required to support claim of title through prescription
- Republic v. Bacas, GR 182913, Nov. 20, 2013, 710 SCRA 411
Rules on disposition of public land or lands of the public domain
Exceptions from the general rule that all lands of the public domain belong to the State and are inalienable
- Republic v. IAC, GR L-75042, Nov. 29, 1988, 168 SCRA 165
- Teehankee, J.: Dissenting op. in Manila Electric Co. v. Castro-Bartolome, GR L-49623, June 29, 1982, 114 SCRA 799
Private ownership of land; basic requisite in registration thereof
- Director of Lands v. Agustin, GR L-16173, Oct. 6, 1921, 42 Phil. 227
Fee simple
Burden of proof rests on applicant for registration
- Republic v. Bautista Vda. De Joson, GR 163767, Mar. 10, 2014, 718 SCRA 228
- Republic v. Bantigue Point Development Corp., GR 162322, Mar. 14, 2012, 668 SCRA 158
- Other modes of acquiring land titles
- Private conveyance
(1) Accretion; requisites
Accretion distinguished from Alluvium; Riparian owner
- Santulan v. Executive Secretary, GR L-28021, Dec. 15, 1977, 80 SCRA 548
- Cortez v. City of Manila, GR L-4012, Mar. 25, 1908, 10 Phil. 567
- Grande v. CA, GR L-17652, June 30, 1962, 5 SCRA 524
Reason for grant of preferential right to riparian owner
Dried-up river not an accretion
- Republic v. Santos III, GR 160453, Nov. 12, 2012, 685 SCRA 51
Accretion not automatically registered in riparian owner’s name
- Heirs of Narvasa, Sr. v. Imbornal, GR 182908, Aug. 6, 2014, 732 SCRA 171
Petition for registration of accretion equivalent to a request for confirmation of title already vested in the riparian owner
- Fernandez v. Tañada, GR L-31673, June 30, 1971, 39 SCRA 662
Accretion from the sea not part of public domain
- Ignacio v. Director of Lands, GR L-12958, May 30, 1960, 108 Phil. 335
(2) Involuntary alienation
(3) Hereditary succession
(4) Reclamation
The Spanish Law of Waters of 1866 provision on reclaimed lands
Reclaimed lands form part of lands of the public domain
Spanish Law of Waters of 1866 vis-à-vis subsequent laws
Reclamation does not amount to conversion of land to A & D
Instance when reclaimed submerged areas become A & D
(5) Native title
The concept of native title
- Cruz v. Sec. of Environment and Natural Resources, GR 135385, Dec. 6, 2000, 347 SCRA 128
Possession since time immemorial
(6) Agrarian reform
Emancipation Patent and Certificate of Land Ownership Award
Qualifications of beneficiaries under PD 27 and RA 6657
- Governing laws on land titling and registration
(1) Cadastral Act or Act No. 2259, as amended
Cadastral survey
Publication requirement jurisdictional
- Director of Lands v. Benitez, GR L-21368, Mar. 31, 1966, 16 SCRA 557
Cadastral proceedings governed by the usual rules of practice, procedure and evidence; When cadastral decree and certificate issued
- Tan Sing Pan v. Republic, GR 149114, July 21, 2006, 496 SCRA 189
Filing of answer with cadastral court corresponds to application for registration of land title
Judgment in a cadastral survey is a judicial act; decree binds all the world
- Government of the Phil. Islands v. Abural, GR 14167, Aug. 14, 1919, 39 Phil. 996
(2) Public Land Act or Commonwealth Act No. 141, as amended
Presidential power to classify lands of the public domain
(3) Articles 708 to 711 of the Civil Code of the Philippines
Registration with the RD is what divests government of title
- DBP v. CA, GR 109946, Feb. 9, 1996, 253 SCRA 414
Property of the public domain is incapable of registration
- Morandarte v. CA, GR 123586, Aug. 12, 2004, 436 SCRA 213
(4) Property Registration Decree or Presidential Decree No. 1529
- Citizenship requirements
Lands of the public domain can only be acquired by Filipino citizens
Private lands transferrable only to qualified individuals or entities
- Borromeo v. Descallar, GR 159310, Feb. 24, 2009, 580 SCRA 175
- Ong Ching Po v. CA, GR 113472-73, Dec. 20, 1994, 239 SCRA 341
Right of Filipino citizens to lease or own alienable public lands
Corporations prohibited from owning alienable public lands
Aliens not qualified from acquiring public and private lands; purpose
of the prohibition
- Matthews v. Taylor, GR 164584, June 22, 2009, 590 SCRA 394
Natural-born citizen who lost Philippine citizenship may be a transferee of private lands
Natural-born citizens
Transfer and involuntary sales
Foreign national may apply for registration of land acquired while still a Filipino citizen
- Republic v. CA, GR 108998, Aug. 24, 1994, 235 SCRA 567
Laws governing land acquisition and ownership by former citizens
Limitations on land ownership by former natural-born Filipinos
Instances when aliens may acquire or buy lands in the Philippines
Capacity of aliens to acquire land determined based on citizenship at the time of acquisition
Land ownership by aliens; when permitted
- City Treasurer of Makati v. BA Lepanto Condominium Corp., GR 154993, Oct. 25, 2005, 474 SCRA 258
- Hulst v. PR Builders, Inc., GR 566, Sept. 25, 2008, 566 SCRA 333
Condominium
- Land administration
Agencies involved in land
administration and management
Land administration functions shared by and among the agencies
- Situs of executive power over disposition of public lands
DENR charged with responsibility over disposition of public lands
- Espinosa v. Makalintal, GR L-1334, Aug. 29, 1947, 79 Phil. 134
Powers of Director of Lands assumed by DENR Secretary pursuant to EO 192
Bureau of Lands abolished and power of Director of Lands clipped
Authority of DENR to resolve conflicting claims of applicants
Power of DENR to promulgate rules and regulations
Quasi-judicial powers of DENR in disposition of public lands
Authoritativeness of decision of DENR on questions of fact and of law
Doctrine of primary jurisdiction; rationale
Decision of DENR entitled to great respect by courts
- Stolt-Nielsen Transportation Group, Inc. v. Medequillo, Jr., GR 177498, Jan. 18, 2012, 663 SCRA 291
Effect of decisions of quasi-judicial agencies such as DENR
- Brillantes v. Castro, GR L-9223, June 30, 1956, 99 Phil. 497
Judicial review of decisions of DENR; exception to the rule
- Ortua v. Encarnacion, GR 39919, Jan. 30, 1934, 59 Phil. 440
When judicial review of administrative findings of fact by DENR may be made
CHAPTER III.
PROPERTY REGISTRATION
- GENERAL PROVISIONS OF THE
LAND REGISTRATION CODE
(PRESIDENTIAL DECREE NO. 1529,
AS AMENDED)
- Title of the governing law on land registration
Land registration
Registration does not correspond to title
- Lee Tek Sheng v. CA, GR 115402, July 15, 1998, 292 SCRA 544
- Sajonas v. CA, GR 102377, July 5, 1996, 258 SCRA 79
- Republic v. CA, GR 116111, Jan. 21, 1999, 301 SCRA 366
Purposes of the Property or Land Registration Law
- Benin v. Tuason, GR L-26127, June 28, 1974, 57 SCRA 531
- Nature of registration proceedings
Jurisdiction of courts; in rem proceedings
Duty of court to furnish LRA with copies of papers and pleadings
Authority of RTCs to hear and determine all questions
- Association of Baptists for World Evangelism, Inc. v. First Baptist Church, GR L-32621, July 29, 1987, 152 SCRA 393
Instances when cadastral or land
registration cases may be heard by first level courts; appellate jurisdiction
Distinction between RTC’s general and limited jurisdictions eliminated by PD 1529
- Ligon v. CA, GR 107751, June 1, 1995, 244 SCRA 693
Land registration court (RTC) no longer restrained by its former
limited jurisdiction
- Averia, Jr. v. Caguioa, GR L-65129, Dec. 29, 1986, 146 SCRA 459
Plenary jurisdiction of land registration court (RTC)
- Benin v. Barque, GR 162335, Dec. 18, 2008
Purpose of the rule under Section 8 of PD 1529
- Cavan v. Wislizenus, GR L-24768, Jan. 21, 1926, 48 Phil. 636
Systems of registration of real property or rights in the Philippines
- Status of other pre-existing land registration systems
Discontinuation of registration under the Spanish Mortgage Law
Registration for unregistered lands under Act 3344
Act 3344, the law on recording of deeds on unregistered lands
Sale registered under Act 3344 not deemed a constructive notice
- Mactan-Cebu International Airport Authority v. Tirol, GR 171535, June 5, 2009, 588 SCRA 635
Unregistered sale not binding on innocent third persons
Loss of certificate of title over registered land; effect and remedy
- THE LAND REGISTRATION AUTHORITY AND ITS REGISTRIES OF DEEDS
- The Land Registration Authority (LRA) and its mandate
History of the LRA and its precursor agencies
- Cusi v. Domingo, GR 195825, Feb. 27, 2013, 692 SCRA 277
- Officials of the LRA
The LRA Administrator and Deputy Administrators
Qualifications of the Administrator and Deputy Administrators
Duties of the LRA Administrator
- General functions of the LRA
Ministerial duty of LRA to issue
decrees of registration with obligation to seek clarification from the court when in doubt
- Rodriguez v. CA, GR 184589, June 13, 2013, 698 SCRA 352
- Official station and jurisdiction of the Register of Deeds
- Appointment of RDs
- Qualifications of RDs and Deputy RDs
- General functions of RDs; RDs as repository of records of deeds affecting lands
Function of RD ministerial in nature
- Baranda v. Gustilo, GR L-81163, Sept. 26, 1988, 165 SCRA 757
RD not duty-bound to determine validity of a document for purposes of registration
- Gabriel v. RD of Rizal, GR L-17956, Sept. 30, 1953, 9 SCRA 136
- Gurbax Singh Pabla & Co. v. Reyes, GR L-3970, Oct. 29, 1952, 92 Phil. 182
RD has no power to determine validity of document
- Almirol v. The RD of Agusan, GR L-22486, Mar. 20, 1968, 22 SCRA 1152
Instances when the RD may validly refuse registration of voluntary
instruments and private documents
- Balbin v. Register of Deed of Ilocos Sur, GR L-20611, May 8, 1969, 28 SCRA 12
- Gallardo v. IAC, GR L-67742, Oct. 29, 1987, 155 SCRA 248
- Discharge of duties of RD in case of vacancy
- Index system and cards with the names of all registered owners
- Chief Geodetic Engineer as technical adviser of LRA
III. ORIGINAL LAND REGISTRATION
3.1 ORDINARY LAND REGISTRATION PROCEEDINGS
- APPLICATIONS FOR LAND REGISTRATION
Application for registration of title to land; Who may apply
Filing by a single applicant or multiple applicants
Single application for two (2) parcels of land; misjoinder
- Republic v. Herbieto, GR 156117, May 26, 2005, 459 SCRA 183
Joint application of all co-owners
Vendor a retro may file application
- Montiero v. Salgado, GR L-7287, Mar. 29, 1913, 27 Phil. 631
Trustee may apply in representation of his principal
Requirements for land registration (judicial titling)
Technical description
Lands subject to initial registration
Kinds of registrable private lands
- Director of Forestry v. Muñoz, GR L-24796, June 28, 1968, 23 SCRA 1183
Lands not subject to registration
Second decree for the same land void; res judicata
- Rojas v. City of Tagaytay, 106 Phil., 512; 60 Off. Gaz., 820
Proceeding in rem requiring
constructive seizure by publication
- Director of Lands v. CA, GR 102858. July 28, 1997, 276 SCRA 276
- Republic v. CA, GR 113549, July 5, 1996, 258 SCRA 223
Instance when more certificates are issued over the same land
- Margolles v. CA, GR 109490, Feb. 14, 1994, 230 SCRA 97
- Heirs of Lopez v. De Castro, GR 112905, Feb. 3, 2000, 324 SCRA 591
Public land; how acquired by private persons
- Padilla v. Reyes, GR 37435. Nov. 28, 1934, 60 Phil 967
- Lee Hong Hok v. David, GR L-30389, Dec. 27, 1972, 48 SCRA 372
Classification and disposition of lands of the public domain
A & D lands of the public domain
- Fortuna v. Republic, GR 173423, Mar. 5, 2014, 718 SCRA 35
Public Land Act (CA 141) a special law on public lands
- De Guzman v. CA, GR 132257, Oct. 12, 1998, 297 SCRA 743
Legal modes of disposing of public lands
Friar lands not part of public lands; definition
Contract to sell and delivery of certificate of sale of friar land
- Manotok IV v. Heirs of Barque, GR 162335 & 162605, Aug. 24, 2010, 628 SCRA 668
(1) Homestead settlement
Homestead
Qualifications for homestead
- Republic v. CA, GR L-42856, Jan. 27, 1981, 102 SCRA 331
Married woman not allowed to have homestead; exceptions
Homestead patent a mode of acquiring title to public lands
Application requirements for homestead patents
Procedure for homestead patent application
Signing and approving authority
Sale of homestead within 5-year prohibited period deemed void
- Manzano v. Ocampo, GR L-14778, Feb. 28, 1961, 1 SCRA 691
Law does not distinguish between executory and consummated sales
When a perfected homestead is deemed a property right
- Balboa v. Farrales, GR L-27059, Feb. 14, 1928, 51 Phil. 498
Certificate of title issued on the strength of a patent indefeasible one (1) year after issuance
- Ramirez v. CA, GR L-28591, Oct. 31, 1969, 30 SCRA 297
Indefeasibility of a homestead patent; exception
- Ybañez v. IAC, GR 68291, Mar. 6, 1991, 194 SCRA 743
(2) Sale of agricultural land via Sales Patent; requisites
(3) Lease of residential, commercial and industrial land
Private corporations or associations may only lease public lands;
exception
- Director of Lands v. IAC, GR 73002, Dec. 29, 1986, 146 SCRA 509
Filipino citizens may also lease or acquire public lands
(4) Confirmation of imperfect or incomplete titles; judicial and administrative
(a) Judicial legalization or confirmation
- Martinez v. CA, GR 170409, Jan. 28, 2008, 542 SCRA 604
Acquisition and registration by private person of public land
Section 14(1) of PD 1529 in relation to Section 48(b) of CA 141
Section 48(b) of CA 141 distinguished from Section 14(1) of PD 1529
Judicial confirmation of imperfect title; when application therefore
becomes a mere formality
- Herico v. DAR, GR L-23265, Jan. 28, 1980, 95 SCRA 437
- Martinez v. CA, GR 170409, Jan. 28, 2008, 542 SCRA 604
What must be proved by applicants for registration
Additional proof or evidence
All requisites must be complied with
- Republic v. Bantigue Point Development Corp., GR 162322, Mar. 14, 2012, 668 SCRA 158
Proof that the land applied for is declassified from forest or timber zone to A & D property
Burden of proving positive act of government declassifying the land rests on the applicant
What constitutes positive act of the government
- Secretary of DENR v. Yap, GR 167707, Oct. 8, 2008, 589 Phil. 156
Survey by a geodetic engineer not a positive act of government
- Menguito v. Republic, GR 134308, Dec. 14, 2000, 348 SCRA 128
Declaration by the President or DENR Secretary a positive act
CENRO certification not enough
- Republic v. Hanover Worldwide Trading Corp., GR 172102, July 2, 2010, 662 SCRA 730
Evidence required to establish A & D character of land
- Republic v. Santos, GR 191516, June 4, 2014, 724 SCRA 660
Occupation for 30 years or more not sufficient by itself
- Republic v. Tsai, GR 168184, June 22, 2009, 590 SCRA 423
Period of possession required sto acquire land through judicial conformation
“Agricultural lands” under CA 141 vis-a-vis “A & D lands of the public domain” under PD 1529
Length of the requisite possession amended by PD 1073
Vested rights cannot be impaired by PD 1073
- Balboa v. Farrales, GR L-27059, Feb. 14, 1928, 51 Phil. 498
Possession construed
- See Republic v. Gielczyk, GR 179990, Oct. 23, 2013, 708 SCRA 433
Possession and occupation not synonymous
- Republic v. East Silverlane Realty Development Corp., GR 186961, Feb. 20, 2012, 666 SCRA 401
Required character of possession under Sec. 14(1) of PD 1529
- Heirs of Arzadon-Crisologo v. Rañon, GR 171068, Sept. 5, 2007, 559 Phil. 169
Mere casual cultivation does not constitute possession under claim
of ownership
- Republic v. Vera, GR L-35778, Jan. 27, 1983, 120 SCRA 21
What the June 12, 1945 reckoning point refers to
Significance of Section 14(2) of PD 1529
Sections 14(1) and 14(2) of PD 1529 distinguished
Prescription not a mode of acquiring public land under CA 141 but one such mode under PD 1529
Property of public dominion and patrimonial property
When lands of the public domain become patrimonial property
- Republic v. Aboitiz, GR 174626, Oct. 23, 2013, 798 SCRA 388
Ownership of patrimonial property; how acquired
- Republic v. Metro Index Realty and Development Corp., GR 198585, July 2, 2012, 675 SCRA 439
Disposition of patrimonial property
Sale or lease of patrimonial property under Act No. 3038 (IGPSA)
- Navy Officers’ Village Association, Inc. (NOVAI) v. Republic, GR 177168, Aug. 03, 2015
Kinds of acquisitive prescription for acquisition of patrimonial property
Express declaration by the State needed for prescription to begin
Period of possession to be reckoned only from the time of classification of land as patrimonial property
- Republic v. Rizalvo, GR 172011, Mar. 7, 2011, 644 SCRA 516
Nature of possession required for purposes of prescription
Burden of proving possession
- The Director, Land Management Bureau v. CA, GR 112567, February 7, 2000, 324 SCRA 757
- Arbias v. Republic, GR 173808, Sept. 17, 2008, 565 SCRA 582
Tax declarations not competent evidence of actual possession
- Wee v. Republic, GR 177384, Dec. 8, 2009, 608 SCRA 72
Proof of actual possession must accompany claim of ownership based on tax declaration
Tax declarations good indicators of possession
- Ganila v. CA, GR 150755, June 28, 2005, 461 SCRA 435
- Deiparine v. CA, GR 111257, Dec. 4, 1998, 221 SCRA 503
(b) Administrative legalization or free patent
Free patent
Qualifications of an applicant for free patent
Natural-born citizen
Requirement reduced to “Filipino citizens”
Burden of proving “private rights;” reason for 30-year period
- Gordula v. CA, GR 127296, Jan. 22, 1998, 284 SCRA 617
Procedures for application and grant of free patent
Right of a holder of land under free patent; right to repurchase
- Cabacug v. Lao, GR L-27036, Nov. 26, 1970, 36 SCRA 92
When free patent title is ipso facto cancelled and rendered void
- Azarcon v. Vallarta, GR L-43679, Oct. 28, 1980, 100 SCRA 450).
Instance when free patent vests no title on patentee
- Ramos v. Obligado, GR 46548. June 21, 1940, 70 Phil. 86
When rule on indefeasibility does not apply to free patents
- Republic v. Animus, GR L-37682, Mar. 29, 1974,56 SCRA 499
(5) Townsite Reservations
(6) Direct sale of residential lands under RA 730 via MSA
Miscellaneous Sales Application (MSA)
Basic conditions of the MSA
Maximum area to be granted to an applicant
Restrictions on alienation removed by PD 2004
Persons qualified to apply for MSA
Requirements in the filing of application
Procedure in acquiring an MSA
(7) Residential Free Patent under RA 10023
Qualifications of beneficiaries
Coverage
Zoning at the time of filing of application to be considered
Removal of restrictions
Form and contents of the application
(8) Appointment of agent or representative of non-resident applicant; substitution
(9) Jurisdiction lies with the RTC where the land is situated
Muniment of title
When submission to court of approved survey plan or
blueprint copy may suffice
- Republic v. Guinto-Aldana, GR 175578, Aug. 11, 2010, 628 SCRA 210
- Republic v. CA, GR L-62680, Nov. 9, 1988, 167 SCRA 150
- Recto v. Republic, GR 160421, Oct. 4, 2004, 440 SCRA 79
- Republic v. Hubilla, GR 157683. Feb. 11, 2005, 451 SCRA 181
Survey plan
Purpose of survey plan
- Director of Lands V. CA, GR L-25723, June 29, 1984
Metes and bounds of property is what defines it
- Balantakbo v. CA, GR 108515, Oct. 16, 1995, 249 SCRA 323
- Romero, Sr. v. CA, GR L-29659, July 30, 1971, 40 SCRA 172
Metes and bounds
Note on survey plan not deemed evidence to prove private title
- Republic v. Espinosa, GR 171514, July 18, 2012, 677 SCRA 92
- Republic v. Sarmiento, GR 169397, Mar. 13, 2007, 518 SCRA 250
(10) Where application covers 2 or more parcels
- Republic v. Herbieto, GR 156117, May 26, 2005, 459 SCRA 183
(11). Amendments to the application
(12) When land applied for borders on road
(13) Requirement of additional facts and papers; ocular inspection
Court may require certain documents or reports to verify title
- SM Prime Holdings, Inc. v. Madayag, GR 164687, Feb. 12, 2009, 578 SCRA 552
- Carvajal v. CA, GR 98328, Oct. 9, 1997, 345 Phil. 582
Ocular inspection not mandatory
(14) Dealings with land pending original registration
Procedure in case property is conveyed during registration
- Government of the Phils. v. Abad, GR L-8317, May 23, 1958, 103 Phil. 725
Application for registration need not be amended; requisites
- Mendoza v. CA, GR L-36637, July 14, 1978, 84 SCRA 67
- PUBLICATION, OPPOSITION AND DEFAULT
- Notice of initial hearing, publication
(1) By publication
(2) By mailing
(3) By posting
Notice of initial hearing; format
Notice of the initial hearing jurisdictional
- Po v. Republic, GR L-27443, July 19, 1971, 40 SCRA 37
Purpose of publication requirement
- Republic v. CA, GR 100995, Sept. 14, 1994, 236 SCRA 442
Effect of belated publication
Effect on non-publication in a
newspaper of general circulation
- Director of Lands v. CA, GR 102858, July 28, 1997, 276 SCRA 276
Rationale for mandatory publication requirement
What constitutes defective notice
- Fewkes v. Vasquez, GR L-29075, June 10, 1971, 39 SCRA 514
- All requirements must be complied with
- Republic v. Marasigan, GR 85515, June 6, 1991, 198 SCRA 219
Proof of publication and notice
- Opposition to application in ordinary proceedings
When submission of approved subdivision plan may be required
Oppositor should only appear to have an interest in the property
- Archbishop of Manila v. Barrio of Sto. Cristo, GR L-12981, Nov. 6, 1918, 39 Phil. 1
Effect of absence of opposition
- Director of Lands v. Agustin, GR 16179, Oct. 6, 1921, 42 Phil. 227
- Order of default and its effect
Effect of an order of default to the defendant
- C. Johnson & Son, Inc. v. CA, GR L-54040, Aug. 14, 1990, 188 Phil. 579
Defendant declared in default may still appeal from the judgment by
default but on limited grounds
Grounds for appeal by party declared in default
- Martinez v. Republic, GR 160895, Oct. 30, 2006, 506 SCRA 134
- Arquero v. CA, GR 168053, Sept. 21, 2011, 658 SCRA 70
Order of general default deemed issued in land registration cases
- Heirs of Lopez, Sr. v. Enriquez, GR 146262, Jan. 21, 2005, 449 SCRA 173
Motion to lift of the Order of default; proper party and procedure
- Estiva v. Alvero, GR 11887, Jan. 28, 1918, 37 Phil. 498
Failure of oppositor who filed
answer to appear in initial hearing
not a ground for default
- Director of Lands v. Santiago, GR L-41278, Apr. 15, 1988, 160 SCRA 186
Appeal not an ample remedy for party unlawfully declared in default
- Omico Mining and Industrial Corp. v. Vallejos, GR L-38974, Mar. 25, 1975, 63 SCRA 285
- HEARING JUDGMENT AND DECREE OF REGISTRATION
- Speedy proceedings; Reference to a referee
- Partial judgment
When judgment should be rendered by the court
- Ramos v. Rodriguez, GR 94033, May 29, 1995, 244 SCRA 418
Duty of LRA to render reports may extend after finality of court’s judgment
- Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491
Court’s duty where there is an adverse claimant or none
- Tirona v. Nañawa, GR L-22107, Sept. 30, 1967, 21 SCRA 395
Remedies before judgment becomes final
(a) Motion for reconsideration; grounds
Effect of denial of the motion for reconsideration
- Neypes v. CA, GR 141524, Sept. 14, 2005, 469 SCRA 633
“Fresh period” or the “Neypes rule”
Neypes rule does not apply to non-appealable orders
Effect of grant of the motion for reconsideration
- Esquivel v. Alegre, GR 79425, Apr. 17, 1989, 172 SCRA 315
Court action when issues in a motion for reconsideration are severable
Remedy when motion for reconsideration is denied; second motion barred
Remedy from an order denying a motion for new trial
(b) Motion for new trial; grounds
Requisites of newly-discovered evidence
When to file a motion for new trial
- Destileria Limtuaco v. CA, GR L-63053, July 22, 1986, 143 SCRA 92
Effect of denial of a motion for new trial
- Francisco v. Puno, 108 SCRA 427
Effect of grant of a motion for new trial
(c) Appeal from judgment
Modes of appeal
Issues to be raised on appeal
Period for filing an appeal
Right to appeal a mere statutory privilege
- Stolt-Nielsen v. NLRC, GR 147623, Dec. 13, 2005, 477 SCRA 516
- Association of Integrated Security Force of Bislig-ALU v. CA, GR 140150, Aug. 22, 2005, 467 SCRA 483
Judgments or orders from which appeals may be taken
- When does judgment become final
Duty to cause issuance of decree of registration
Final judgment constitutes res judicata against the whole world
- Ting v. Heirs of Lirio, GR 168913, Mar. 14, 2007, 518 SCRA 334
Res judicata
Requisites for res judicata to serve as absolute bar to new action
Land title not finally adjudicated until after the lapse of one (1) year from issuance of decree of registration
- Laburada v. LRA, GR 101387, Mar. 11, 1998, 287 SCRA 333
Remedies after judgment becomes final
(a) Reliefs from judgments, orders and other proceedings
- Trust International Paper Corp. v. Pelaez, GR 164871, Aug. 22, 2006, 499 SCRA 552
Provisional remedy available to preserve the rights of the parties
Grounds for petition for relief from judgment
Time to file petition
Affidavits to be annexed to the petition
Petition for relief from judgment; when allowed
- Dela Cruz v. Andres, GR 161864, Apr. 27, 2007, 522 SCRA 585
(b) Annulment of judgments, or final orders and resolutions; grounds
- Diona v. Balangue, GR 173559, Jan. 7, 2013, 688 SCRA 22
Ground for annulment of judgment
Annulment of judgment; when available
Periods to file action
- Galicia v. Manliquez, GR 155785, Apr. 13, 2007, 521 SCRA 85
Annulment of judgment an independent remedy
- Bulawan v. Aquende, GR 182819, June 22, 2011, 652 SCRA 585
When extrinsic fraud not a valid ground for annulment of judgment
Lack of jurisdiction as ground for annulment of judgment
Lack of jurisdiction
Effects of annulment of judgment
(c) Petition for Certiorari (Special Civil Action)
Writ of certiorari; when and for what purpose issued
- Land Bank of the Phils. v. CA, GR 129368, Aug. 25, 2003, 409 SCRA 455
Requisites for availment of remedy of certiorari
(d) Petition for reopening and review of the decree of registration
Petition under Section 32 of PD 1529; when and by whom filed
- Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491
Petition for review must be by motion in same proceeding where decree was issued
- Baldoz v. Papa, GR L-18150, July 30, 1965, 14 SCRA 691
Elements for allowance of reopening or review of decree
- Libudan v. Gil, GR L-21163, May 17, 1972, 45 SCRA 17
Petitioner or movant need not be original claimant
- Salva v. Salvador, 18 Phil. 193)
- Reyes v. City of Manila, 38 Phil. 350
- v. Ybañez, GR L-6103, Apr. 17, 1953, 92 Phil. 911
Purpose in giving aggrieved parties a chance to review the decree
- Rublico v. Orellana, GR L-26582, Nov. 28, 1969, 30 SCRA 511
Only those fraudulently deprived of their opportunity to be heard in the original registration case may file petition for review
- Crisolo v. CA, GR L-33093, Dec. 29, 1975, 68 SCRA 435.
Petition may be filed any time after rendition of court’s decision
- Rivera v. Moran, GR L-24568, Mar. 2, 1926, 48 Phil. 836
- Decree of registration; contents
Decree conclusive against all persons
Period when court may reopen proceedings; Ground for review
- Lopez v. Padilla, GR L-27559, May 18, 1972, 45 SCRA 44
- Review of decree of registration; when decree no longer reviewable
Review of decree of registration under the jurisdiction of the RTC
Title deemed not finally adjudicated before entry of decree and lapse of one (1) year from its entry by the LRA
- Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491
Innocent purchaser for value (IPV), buyer in good faith
- Yared v. Tiongco, GR 161360, Oct. 19, 2011, 659 SCRA 545
- de Recinto v. Inciong, GR L-26083, May 31, 1977, 77 SCRA 196
Protection accorded by law to an IPV
- Peralta v. Abalon, GR 183448, June 30, 2014, 727 SCRA 477
Buyer in bad faith not protected by registration of sale
- Lu v. Manipon, GR 147072, May 7, 2002, 381 SCRA 788
Holder in bad faith of certificate of title not protected by law; case of double sale
- Baricuatro Jr. v. CA, GR 105902, Feb. 9, 2000, 325 SCRA 137
Governing principle in double sale
- Olivares v. Gonzales, GR L-34500, Mar. 18, 1988, 159 SCRA 33
- Astorga v. CA, GR 58530, Dec. 26, 1984, 133 SCRA 748
- Cruz v. Cabana, GR 56232, June 22, 1984; 129 SCRA 656
Forged deed does not divest registered owner of title
- Soliven v. Francisco, GR L-48974, Nov. 29, 1989, 170 SCRA 218
Forged deed may be the root of a valid title
- Lim v. Chuatoco, GR 161861, Mar. 11, 2005, 453 SCRA 308
Period from issuance of decree to question its validity
Indefeasibility of decree of registration
- Javier v. CA, GR 101177, Mar. 28, 1994, 231 SCRA 498
- Eduarte v. CA, GR 105944, Feb. 9, 1996, 323 Phil. 462
Rationale for the rule on indefeasibility of title
- Borbajo v. Hidden View Homeowners, Inc., GR 152440, Jan. 31, 2005, 450 SCRA 315
- Ingusan v. Heirs of Reyes, GR 142938, Aug. 28, 2007, 531 SCRA 315
Instance when the rule on indefeasibility will not apply
- Ferrer v. Bautista, GR 46963, Mar. 14, 1994, 231 SCRA 257
Void certificate of title
- Heirs of Simplicio Santiago v. Heirs of Mariano Santiago, GR 151440, June 17, 2003, 404 SCRA 193
- Republic v. Reyes, GR L-30263-5, Oct. 3, 1987, 155 SCRA 313
Rule on indefeasibility applies also to homestead and free patents
- Iglesia ni Cristo v. CFI of Nueva Ecija, GR L-35273, July 25, 1983, 123 SCRA 516
- Sumail v. Judge of the CFI of Cotabato, GR L-8278, Apr. 30, 1955, 96 Phil. 946
Requisites for the availment of the remedy of petition for review
- Serna v. CA, GR 124605, June 18, 1999, 308 SCRA 527
Finality an essential feature of a Torrens certificate of title
- Broce v. Apurado, GR 8416, Jan. 27, 1914, 26 Phil. 581
One-year period starts to run from the date of entry of decree
- Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491
Petition may already be filed after rendition of court’s decision
- Rivera v. Moran, GR 24568, Mar. 2, 1926, 48 Phil. 836.
One-year period reckoned not from court’s decision but from issuance of decree by the LRA Administrator
- Ramos v. Rodriguez, GR 94033, May 29, 1995, 244 SCRA 418
Petition for review under Section 32 of PD 1529 separate and distinct from Motion for new trial
Deprivation must be through actual or extrinsic fraud
- Manila v. Abila, GR L-26781, Feb. 28, 1977, 75 SCRA 267
Actual and constructive fraud
- Heirs of Roxas v. CA, GR 118436, Mar. 21, 1997, 270 SCRA 309
Extrinsic and intrinsic fraud
Section 32 of PD 1529 considers only extrinsic or collateral fraud
- Director of Lands v. CFI of Rizal, GR L-31681, July 31, 1987, 152 SCRA 487
- Republic v. Guerrero, GR 133168, Mar. 28, 2006, 485 SCRA 424
Inquiry into intrinsic fraud barred after judgment
- Frias v. Esquivel, GR L-17366, July 31, 1962, 5 SCRA 770
- Tichangco v. Enriquez, GR 150629, June 30, 2004, 433 SCRA 324
Remedies available after the one-year contestability period
(a) Action for damages
Moral and exemplary damages where a person committed fraud in obtaining title
- Valenzuela v. Sps. Mano, GR 172611, July 9, 2010, 624 SCRA 664
(b) Action for reconveyance
Reconveyance
- Kapunan, J.: Separate, Concurring and Dissenting Op. in Legarda v. CA, GR 94457, Oct. 16, 1997, 280 SCRA 642
- Lacorte v. CA, GR 124574, Feb. 2, 1998, 286 SCRA 24
Transfer of title wrongfully registered is what is sought in an action for
reconveyance
- Pasio v. Monterroyo, GR 159494, July 31, 2008, 560 SCRA 739
Action for reconveyance governed by Article 434 of Civil Code
- Hutchison v. Buscas, GR 158554, May 26, 2005, 459 SCRA 214
Requirements that must concur to warrant reconveyance of land
- New Regent Sources, Inc. v. Tanjuatco, Jr., GR 168800, Apr. 16, 2009, 585 SCRA 329
Action for reconveyance may be barred by prescription
Reconveyance based on implied trust prescribes in 10 years
- Walstrom v. Mapa, Jr., GR L-38387, Jan. 29, 1990, 181 SCRA 431
Exception to 10-year prescriptive period
- Heirs of Valientes v. Ramas, GR 157852, Dec. 15, 2010, 638 SCRA 444
Possession must be in the concept of an owner
- Tan v. CA, GR 125861, Sept. 9, 1998, 295 SCRA 247
Essential condition for resort to action for reconveyance
- Lucena v. CA, GR L-77468, Aug. 25, 1999, 313 SCRA 47
Right of innocent mortgagee for value
- Rural Bank of Sariaya, Inc. v. Yacon, GR L-78011, July 5, 1989, 175 SCRA 62
What constitutes fraud that would give ground for reconveyance
- National Grains Authority v. IAC, GR 68741, Jan. 28, 1988, 157 SCRA 380
When action for reconveyance may be barred by laches
- Declaro v. CA, GR 119747, Nov. 27, 2000, 346 SCRA 57).
- Po Lam v. CA, GR 116220, Dec. 6, 2000, 347 SCRA 86
Laches
Nature of action for reconveyance based on a fictitious deed
- PNB v. Heirs of Militar, GR 164801, Aug. 18, 2005, 467 SCRA 377
Twin reliefs sought in action for reconveyance
- Linzag v. CA, GR 122181, June 26, 1998, 291 SCRA 304
Action for reconveyance not aimed
at reopening registration proceeding
- Quiniano v. CA, GR L-23024, May 31, 1971, 39 SCRA 221
- Rodriguez v. Toreno, GR L-29596, Oct. 14, 1977, 76 SCRA 356
Remedy of owner deprived of his land when reconveyance is no
longer available
- Delos Reyes v. CA, GR 121468, Jan. 27, 1998, 285 SCRA 81
(c) Recovery Against the Assurance Fund
Action for compensation from Assurance Fund; when filed
- Heirs of Roxas v. Garcia, GR 146208, Aug. 12, 2004, 436 SCRA 253
Purpose of the Assurance Fund
- Loewenstein v. Page, GR L-5599, Mar. 22, 1910, 16 Phil. 84
Suppletory application of the Rules of Court
Other remedies
(a) Cancellation of title
Action for declaration of nullity of free patent and certificate of title; real party in interest
- Heirs of Kionisala v. Heirs of Dacut, GR 147370, Feb. 27, 2002, 378 SCRA 206
Grounds for cancellation of patent and annulment of title
- Republic v. Mangotara, GR 170375, 170505 & 173355-56, July 7, 2010, 624 SCRA 360
- Quinsay v. IAC, GR 67935, Mar. 18, 1991, 195 SCRA 268
(b) Reversion under Section 101 of CA 141
Reversion
- Republic v. Roxas, GR 157988, Dec. 11, 2013
- Yujuico v. Republic, GR 168661, Oct. 26, 2007, 537 SCRA 513
Objective of reversion suit
- Cawis v. Cerilles, GR 170207, Apr. 19, 2010, 618 SCRA 357
Action for reversion; where proper
Instances when remedy of reversion may be resorted to
- Republic v. Heirs of Alejaga, Sr., GR 146030, Dec. 3, 2002, 393 SCRA 361
- Republic v. Guerrero, GR 133168, Mar. 28, 2006, 485 SCRA 424
- Republic v. Roxas, GR 157988,. Dec. 11, 2013
Only the State can institute reversion proceedings
- Cawis v. Cerilles, GR 170207, Apr. 19, 2010, 618 SCRA 357
Instance when certificate of title may be cancelled and property
subject thereof reverted to the
government
- Garingan v. Garingan, GR 144095, Apr. 12, 2005, 455 SCRA 480
Public land fraudulently included in patents subject of reversion
- Reyes v. CA, GR 94524, Sept. 10, 1998, 295 SCRA 296
Action for reversion distinguished from action for declaration of nullity
of free patent and certificate of title
- Gabila v. Barriga, GR L-28917, Sept. 30, 1971, 41 SCRA 131
- Heirs of Kionisala v. Heirs of Dacut, GR 147370, Feb. 27, 2002, 378 SCRA 206
Real party in interest in reversion proceedings
(c) Quieting of title; definition
- Heirs of Toring v. Heirs of Boquilaga, GR 163610, Sept. 27, 2010
Action to quiet title a suit quasi in rem
- Realty Sales Enterprise, Inc. v. IAC, GR L-67451, Sept. 28, 1987, 154 SCRA 328
- Foster-Gallego v. Galang, GR 130228, July 27, 2004, 435 SCRA 275
Twin requisites for quieting of title
- Eland Philippines, Inc. v. Garcia, GR 173289, Feb. 17, 2010, 613 SCRA 66
Proper party in an action to quiet title
- Chacon Enterprises v. CA, GR L-46418-19, Sept. 29, 1983, 124 SCRA 784
- Portic v. Cristobal, GR 156171, Apr. 22, 2005, 496 Phil. 456
Suit to quiet title to property occupied by plaintiff does not prescribe
- Faja v. CA, GR L-45045, Feb. 28, 1977, 75 SCRA 441
(d) Criminal action for perjury
Perjury
Elements of perjury
- Diaz v. People, GR 65006, Oct. 31, 1990, 191 SCRA 86
3.2 CADASTRAL REGISTRATION PROCEEDINGS
- ORDER FOR SPEEDY SETTLEMENT AND ADJUDICATION, SURVEY AND NOTICES
Nature of cadastral proceeding
- Republic v. Vera, GR L-35778, Jan. 27, 1983, 120 SCRA 210
- Republic v. Estenzo, GR L-35376, Sept. 11, 1980, 99 SCRA 651
- De la Merced v. CA, GR L-17757, May 30, 1962, 5 SCRA 240
Subject matter of cadastral proceedings
- Government of the Phil. Islands v. Municipality of Binalonan, GR 8243, Dec. 24, 1915, 32 Phil. 634
Limited jurisdiction of cadastral court over registered lands
- Pamintuan v. San Agustin, GR L-17943, June 22, 1922, 43 Phil. 558
Cadastral survey to identify lots prior to proceedings in court
- Director of Lands v. CA, GR L-58867, June 22, 1984, 129 SCRA 689
A.1 Cadastral survey preparatory to filing of petition
Submission of survey plan
- Director of Lands v. Reyes, GR L-27594, Nov. 28, 1975, 68 SCRA 177
- Republic v. Vera, GR L-35778, Jan. 27, 1983, 120 SCRA 210
Survey plan not evidence of title
- Director of Lands v. Heirs of Carolino, GR L-61598, Dec. 12, 1985, 140 SCRA 396
- Fernandez v. Aboratigue, GR L-25313, Dec. 28, 1970, 36 SCRA 476
- PETITION; LOT NUMBERS
B.1 Petition for registration
Contents of the petition
Purpose of requiring technical description in the notice
- Viewmaster Construction Corp. v. Maulit, GR 136283, Feb. 29, 2000, 326 SCRA 821
Contents of the plan; lots and cadastral numbers
- ANSWER
C.1 Answer to petition in cadastral proceeding
Form and contents of Answer
- HEARING; JUDGMENT; DECREE
D.1 Hearing, judgment and decree of registration
- SUMMARY OF REGISTRATION REQUIREMENTS AND PROCEDURES
- Survey of the land and approval of the survey plan
- Duties of the surveyors or geodetic engineers
- Francisco v. CA, GR L-35787, Apr. 11, 1980, 97 SCRA 22
Survey Order and Survey Authority
Conditions under which Survey Authority is issued
DENR to approve survey plans
Types of survey
Cadastral surveys; what they include
Purposes of cadastral surveys
Isolated surveys
Cadastre and cadastral survey
- Filing of the application for registration
Where to file application; form required and muniments of title
Supporting documents
Contents of application
Full names and addresses of all
occupants of the land and those
of the adjoining owner required
- Francisco v. Rojas, GR 167120, Apr. 23, 2014, 723 SCRA 423
Extent of search
Tracing cloth plan; purpose of the requirement
- Del Rosario v. Republic, GR 148338, June 6, 2002, 383 SCRA 262
Alternative to original tracing cloth plan
- Republic v. Hubilla, GR 157683, Feb. 11, 2005, 451 SCRA 181
Application may include two (2) or more parcels of land
Amendments to the application
- M. Tuason & Co., Inc. v. Torres, GR L-24559, July 22, 1981, 105 SCRA 653
New publication requirement; purpose
- Juan v. Luis, GR 24701, Aug. 25, 1926, 49 Phil. 252
- Escueta v. Director of Lands, GR 5720, Aug. 20, 1910, 16 Phil. 482
Instance when new publication not needed
- Manufacturing Co. v. Imperial, GR 24908, Mar. 31, 1926, 49 Phil. 122
- Benin v. Tuason, GR L-26127, June 28, 1974, 57 SCRA 531
Required statement when land applied for borders on road
Requirement of additional facts and papers; ocular inspection
Failure to mention names of minor’s
guardians in application for registration
does not invalidate title
- Tichangco v. Enriquez, GR 150629, June 30, 2004, 433 SCRA 324
- Transmittal of the copy of the application to the LRA
Duties of clerk of court
LRA to report to court errors or deficiencies in application
- Setting the date of the initial hearing
- Notice of application and initial hearing
(a) Publication of notice
Purpose and effects of publication
(b) Mailing of notice
(c) Posting of notice
Notice; to whom addressed; contents
Notice by mailing and by posting not dispensed with by Sec. 23
- Republic v. Marasigan, GR 85515, June 6, 1991, 198 SCRA 219
Effect of defective publication
- Po v. Republic, GR L-27443, July 19, 1971, 40 SCRA 37
- DBP Employees Union v. Perez, GR L-22584 and L-23083, May 30, 1972, 45 SCRA 179
- Republic v. CA, GR 103746, Feb. 9, 1993, 218 SCRA 773
- Service of notices upon contiguous owners, occupants, etc.
Effect of deliberate failure of the applicant to give notice
- Divina v. CA, GR 117734, Feb. 22, 2001, 352 SCRA 527
- Filing of answer or objection to the application
Requisites for a valid answer
Opposition must be based on dominical or real right
- Leyva v. Jandoc, GR L-16965, Feb. 28, 1962, 4 SCRA 595
Solicitor General empowered to file opposition for the State
Order of general default
Effect of failure to file answer or opposition
- Cabanas v. Director of Lands, GR 4205, Mar. 16, 1908, 10 Phil. 393
- De los Reyes v. Paterno, GR 10680, Mar. 27, 1916, 34 Phil. 420
Order of special default
Effect of order of default
- Santos, Jr. v. PNOC Exploration Corp., GR 170943, Sept. 23, 2008, 566 SCRA 272)
Service upon party in default
Relief from order of default
- Hearing and presentation of evidence
Reference to a referee
Court’s action on referee’s report
Factual evidence of possession and title required
- National Power Corp. v. CA, GR L-43814, Apr. 16, 1982, 114 SCRA 318
- Director of Lands v. Reyes, GR L-27594, Nov. 28, 1975, 68 SCRA 177
- Republic v. CA, GR L-62680, Nov. 9, 1988, 167 SCRA 150
What the applicant must prove before the court
- Lasam v. Director of Lands, GR 42859, Mar. 17, 1938, 65 Phil. 367
- Promulgation of judgment by the court
Judgment confirming title
Judgment dismissing the case without prejudice
- Ng Sam Bok v. Director of Lands, GR L-11988. Dec. 22, 1958, 104 Phil. 965
Import of the term “without prejudice”
Purpose and effect of the term “without prejudice”
- Court order for LRA to issue decree of registration
- Issuance and entry of decree of registration by LRA
Original Certificate of Title (OCT); form and contents
- Sotto v. Sotto, GR L-17768, Sept. 1, 1922, 43 Phil. 688
Period for LRA to issue decree of registration
- Sending of copy of the decree of registration to RD
- Transcription of certificate of title in registry book
- CERTIFICATE OF TITLE
- Preparation of decree and certificate of title
PD 1529 contains no provision on execution of final judgments;
Rationale
- Republic v. Nillas, GR 159595, Jan. 23, 2007, 512 SCRA 286
Provision of the Rules of Court on enforcement of judgment does not apply to special proceedings such as land registration
- Ana v. Menla, GR L-15564, April 29, 1961, 111 Phil. 947
Procedure after judgment and before issuance of certificate of title
No additional burden to be imposed on the owner after judgment
Post-judgment remedy to recover possession of land
Contempt not available in case of refusal of defeated party to vacate despite writ of possession
- Rom v. Cobadora, GR L-24764, July 17, 1969, 128 SCRA 758
- US v. Ramayrat, GR L-6874, Mar. 8, 1912, 22 Phil. 183
Instance when losing party may be punished for contempt
- Chinese Commercial Property Co. v. Martinez, GR L-18565, Nov. 30, 1962, 6 SCRA 848
Special order for removal of
improvement (writ of demolition)
- Guevara v. Laico, GR 44057, Feb. 27, 1937, 64 Phil. 144
Writ of demolition a complement of writ of possession
- Marcelo v. Mencias, GR 15609, Apr. 29, 1960, 107 Phil. 1071
Land registration court empowered to issue all auxiliary writs
Issuance of decree of registration after judgment not a ministerial act
- Laburada v. Land Registration Authority, GR 101387, Mar. 11, 1998, 287 SCRA 333
- De los Reyes v. De Villa, 48 Phil., 227, citing Sec. 177, Administrative Code
Issuance of decree not compellable by mandamus
- Go v. CA, GR 120040, Jan. 29, 1996, 252 SCRA 564
- Garces v. CA, GR 114795, July 17, 1996, 259 SCRA 99
Certificate of title as evidence of an indefeasible title, ownership
- De Retuerto v. Barz, GR 148180, Dec. 19, 2001, 372 SCRA 712
- Naval v. CA, GR 167412, Feb. 2, 2006, 483 SCRA 102
Tax declarations cannot prevail over a certificate of title
- Director of Lands v. IAC, GR 70825, Mar. 11, 1991, 195 SCRA 38
- Director of Lands v. Reyes, GR L-27594, Nov. 28, 1975, 68 SCRA 177
- Heirs of Vencilao, Sr. v. CA, GR 123713, Apr. 1, 1998, 288 SCRA 574
- Entry of Original Certificate of Title (OCT)
- Owner’s duplicate certificate of title
Owner is entitled to possess duplicate certificate of title
- El Director de Terrenos contra Abachin, GR 47965, June 13, 1941, 72 Phil. 326
- Registration Books
OCT; when issued and when to take effect
- Manotok Realty, Inc. v. CLT Realty Development Corp., GR 123346, Nov. 29, 2005, 476 SCRA 305
Distinction between entry of decree and entry of certificate of title
- Antiporda v. Mapa, GR 34118, Oct. 28, 1930, 55 Phil. 89
- PNB v. Tan Ong Zse, GR 27991, Dec. 24, 1927, 51 Phil. 317
Process leading to the issuance of owner’s duplicate OCT
- Transfer Certificate of Title (TCT)
Facts required to be shown in the TCT
Requirements for land transfer and issuance of TCT
Statutory liens affecting title
Clean title, lien and encumbrance
- Casimiro Development Corp. v. Mateo, GR 175485, July 27, 2011, 654 SCRA 676
- People v. Regional Trial Court of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299
- People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299
Examples of encumbrances
Lien distinguished from notice of lis pendens
- People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299
Statement of personal circumstances in the certificate
- When property subject of certificate is deemed conjugal or not
- Calalang-Parujan v. Calalang-Garcia, GR 184148, June 9, 2014, 725 SCRA 402
General incidents of registered land
- General incidents of registered land
- Registered land not subject to
prescription nor adverse possession
- Corporacion de PP. Agustinos Recoletos v. Crisostomo, GR 10031, Dec. 6, 1915, 32 Phil. 427
- Dimson v. Rural Progress Administration, GR L-3783, Jan. 28, 1952, 90 Phil. 714
- Atun v. Nunez, GR L-8018, Oct. 26, 1955, 97 Phil. 762
Prescription also not applicable to heirs of registered owners
- Barcelona v. Barcelona, GR L-9014, Oct. 31, 1956, 100 Phil. 251
Purpose of registration under the Torrens system is to quiet title
Right to recover by registered owner not barred by prescription
- Alfonso v. Pasay City, GR L-12754, Jan. 30, 1960, 106 Phil. 1017
- Atun v. Nunez, GR L-8018, Oct. 26, 1955, 97 Phil. 762
Adverse possession ineffectual against registered land
- Tuason & Co., Inc. v. Bolaños, GR L-4935, May 28, 1954, 95 Phil. 106
- Dimson v. Rural Progress Administration, GR L-3783, Jan. 28, 1952, 90 Phil. 714
- Torrens certificates of title immune from a collateral attack
- Gabriel, Jr. v. Crisologo, GR 204626, June 9, 2014, 725 SCRA 528
- Madrid v. Sps. Mapoy, GR 150887, Aug. 14, 2009, 596 SCRA 14
Collateral attack and direct attack; distinctions
Torrens title may only be attacked in a direct proceeding
- Lagrosa v. CA, GR 115981-82, Aug. 12, 1999, 312 SCRA 298
When Torrens title become incontrovertible
- Carvajal v. CA, GR 98328, Oct. 9, 1997, 345 Phil. 592
Remedy after the one-year period
Ownership different from certificate of title
Action for reconveyance as a remedy
What an action for reconveyance seeks and when may it be availed of
- Splitting or consolidation of titles
- Subdivision and consolidation plans
Registration of simple or complex subdivision plan; provision on non-closure of streets, waterways, open space, etc.
Approval by LRA of consolidation plan
LRA cannot increase the area covered by certificate of title
Section 50 of PD 1529 does not apply to public thoroughfares
- Republic v. Ortigas and Co. Partnership Limited, GR 171496, Mar. 3, 2014, 717 SCRA 601
Delineated roads will remain private at owner’s option
- White Plains v. CA, GR 128131, Oct. 8, 1998, 297 SCRA 547
- Republic v. Ortigas and Co. Partnership Ltd., GR171496, Mar. 3, 2014, 717 SCRA 601
Government cannot take private property for private use
- Sindalan v. CA, GR 150640, Mar. 22, 2007, 518 SCRA 649
Section 50 not a license to disregard right to just compensation
- Manapat v. CA, GR171496, Mar. 3, 2014, 717 SCRA 601
- DESAMA v. Gozun, GR 157882, Mar. 30, 2006, 520 Phil. 457
- Republic v. Ortigas and Co. Partnership Ltd., GR171496, Mar. 3, 2014, 717 SCRA 601
- SUBSEQUENT REGISTRATION
5.1 VOLUNTARY DEALINGS WITH REGISTERED LANDS: GENERAL PROVISIONS
Voluntary dealings
- Conveyance and other dealings by registered owner
Registration as the operative act to convey or affect the land
Unregistered sale of land cannot bind third parties
- Bulaong v. Gonzales, GR 156318, Sept. 05, 2011, 656 SCRA 666
Registered mortgage inferior to that of unregistered sale
- Reyes v. De Leon, GR L-22331, June 6, 1967, 126 Phil 710
Encumbrances not shown on the certificate cannot bind nor prejudice third persons
- Bass v. De la Rama, GR L-47662, Sept. 30, 1942, 73 Phil. 682
Preference accorded to registered levy on attachment or execution
- Egao v. CA, GR 79787, June 29, 1989, 174 SCRA 484
- Calalang v. Register of Deeds, GR 76265, Apr. 22, 1992, 208 SCRA 215
Levy creates a continuing lien on land subject thereof
- Tay Chun Suy v. CA, GR 91004-05, Aug. 20, 1992, 212 SCRA 713
- Lavides v. Pre, GR 127830, Oct. 17, 2001, 367 SCRA 382
- Government of the Phil. Islands v. Mercado, GR 45290 Apr. 19, 1939, 67 Phil. 409
- Valdevieso v. Damalerio, GR 133303, Feb. 17, 2005
Validity of execution sale retroacts to date of levy
- First Integrated Bonding& Insurance Co., Inc. v. CA, GR 119577, Aug. 28, 1996, 261 SCRA 203
- Constructive notice upon registration
Registration deemed a constructive notice to the whole world
- G Holdings, Inc. v. National Mines and Allied Workers Union Local 103 (NAMAWU), GR 160236, Oct. 16, 2009, 604 SCRA 73
Registration
- Agricultural Credit Cooperative Association of Hinigaran v. Yusay, GR L-13313, Apr. 28, 1960, 107 Phil. 791
Purpose of registration is merely to give notice
- Autocorp Group and Autographics, Inc. v. CA, GR 157553, Sept. 8, 2004, 437 SCRA 678
Purpose and effects of registering instruments
- Saberon v. Ventanilla, Jr., GR 192669, Apr. 21, 2014, 777 SCRA 287
Voluntary and involuntary instruments
- Villasor v. Camon, R-CA 8551, June 29, 1951, 89 Phil. 404
Requisites for registration of voluntary and involuntary instruments
Voluntary and involuntary registration distinguished
- Levin v. Bass, GR L-4340, May 28, 1952, 91 Phil. 420
Execution sale retroacts to date of levy as entered in the day book
- Yu v. CA, GR 109078, Dec. 26, 1995, 251 SCRA 509
- Caviles, Jr. v. Bautista, GR 102648, Nov. 24, 1999, 319 SCRA 24
- Presentation of owner’s duplicate upon entry of new certificate
Production of owner’s duplicate conclusive authority from owner
When registration retroacts to date of entry in RD’s day book
- Barretto v. Arevalo, GR L-7748, Aug. 27, 1956, 99 Phil. 771
- Ramirez v. Causin, GR L-10794, July 31, 1957, 101 Phil. 1009
Subsequent registration procured by fraud deemed void
Instances when a forged deed may be the root of a valid title
- Director of Lands v. Addison, GR L-23148, Mar. 25, 1926, 49 Phil., 19
- Inquimboy v. Vda. De Cruz, GR L-13953, July 26, 1960, 108 Phil. 1054
Original owner of registered land may seek annulment of transfer thereof grounded on fraud but
subject to right of IPV
- De Santos v. IAC, GR L-69591, Jan. 25, 1988, 157 SCRA 295
- Dealings less than ownership; how registered
- Grantee’s name, nationality, etc., to be stated
Change in the residence or postal address of grantee
Notices and processes to be served by mail to the given addresses
- Primary Entry Book; fees; certified copies
Primary entry book or Day book
Manner of presentation and entry of deeds and instruments
Records of registered land open to public
Instrument subject of primary entry deemed registered from time noted pending annotation of memorandum thereof in the title
- DBP v. Acting RD of Nueva Ecija, UDK 7671, June 23, 1988, 162 SCRA 450
Entry alone produces the effect of registration
- Levin v. Bass, GR L-4340 to 4346, May 28, 1952, 91 Phil. 420
Late annotation of levy on certificate does not diminish its efficacy
- Villasor v. Camon, R-CA 8551, June 29, 1951, 89 Phil. 404
- CONVEYANCES AND TRANSFERS
A.1 Procedure in registration of conveyances
A.2 Procedure where conveyance involves portion of land
Annotation of deed pending entry of transfer certificate
Annotation of subsequent deed prior to approval of plan not allowed
RD’s action upon approval of the plan and technical descriptions
Grantor’s options where land has been subdivided into several lots
A.3 Carryover of encumbrances
RD’s ministerial duty to carry over encumbrances to certificates
- Saberon v. Ventanilla, Jr., GR 192669, Apr. 21, 2014, 777 SCRA 287
- MORTGAGES AND LEASES
B.1 Mortgage or lease of registered land
Mortgage
Lease
Issuance of mortgagee’s or lessee’s duplicate certificate
of title discontinued
B.2 Registration of the deed of mortgage or lease
B.3 Discharge or cancellation of mortgage or lease
- PCSO v. New Dagupan Metro Gas Corp., GR 173171, July 11, 2012, 676 SCRA 156
B.4 Foreclosure of mortgage; definition
- Selegna Management and Development Corp. v. UCPB, GR 165662, May 3, 2006, 489 SCRA 125
(a) Judicial foreclosure of mortgage
Final order of the court confirming the sale
Where there is no right of redemption
Where right of redemption exists
Redemption period for registered foreclosed property
- Metropolitan Bank and Trust Co. v. Tan, GR 178449, Oct. 17, 2008, 569 SCRA 814
General rule in redemption; intent must be coupled with payment
- BPI Family Savings Bank, Inc., v. Sps. Veloso, GR 141974, Aug. 9, 2004, 436 SCRA 1
Remedy in case of disagreement over redemption price
- Banco Filipino Savings and Mortgage Bank v. CA, GR 143896, July 8, 2005, 463 SCRA 64
Certificate or deed of redemption in case of redemption
Final deed of sale in case of non-redemption
(b) Extrajudicial foreclosure of mortgage
Certificate of sale
Certificate or deed of redemption in case of redemption
Laws governing extrajudicial foreclosure
Final deed of sale or sworn statement in case of non-redemption
Purchaser in foreclosure sale may seek possession of property sold
- China Banking Corp. v. Lozada, GR 164919, July 4, 2008, 557 SCRA 177
Petition for issuance of writ of possession through ex parte motion
- Metropolitan Bank and Trust Co. v. Bance, GR 167280, Apr. 30, 2008, 553 SCRA 507
Ministerial duty of the court to issue writ of possession
- David Enterprises v. Insular Bank of Asia and America, GR 78714, Nov. 21, 1990, 191 SCRA 516
- Clapano v. Gapultos, GR L-51574-77, Sept. 30, 1984, 132 SCRA 429
- Sulit v. CA, GR 119247, Feb. 17, 1997, 268 SCRA 441
- Metropolitan Bank and Trust Co. v. Tan, GR 159934, June 26, 2008, 555 SCRA 502
Purchaser entitled to writ of possession despite pendency of annulment or foreclosure suit
- Fernandez v. Espinoza, GR 156421, Apr. 14, 2008, 551 SCRA 136
When right of purchaser to possession becomes absolute
Writ of possession; when issued
- 680 Home Appliances, Inc. v. CA, GR 206599, Sept. 29, 2014, 737 SCRA 127
Instance when issuance of writ of possession ceases to be ex-parte
- Okabe v. Saturnino, GR 196040, Aug. 26, 2014, 733 SCRA 652
Court order granting petition for writ of possession a final order
Inadequacy of price at foreclosure sale does not nullify sale
- New Sampaguita Builders Construction Inc. v. PNB, GR 148753, July 30, 2004, 435 SCRA 565
Remedy where proceeds of sale insufficient to cover debt
- BPI Family Savings Bank, Inc. v. Avenido, GR 175816, Dec. 7, 2011, 661 SCRA 758
Conditions when writ against foreclosure of mortgage may be issued
Certificate of sale in a foreclosure sale does not transfer ownership
- Supreme Transliner, Inc. v. BPI Family Savings Bank, Inc., GR 165617, Feb. 25, 2011, 644 SCRA 59
Certificate of sale and Deed of absolute sale distinguished
- Gonzalez v. Calimbas, GR L-27878, Dec. 31, 1927, 51 Phil. 355
Annotation of certificate of sale a ministerial duty of RD
- Autocorp Group v. CA, GR 157553, Sept. 08, 2004, 437 SCRA 678
- POWERS OF ATTORNEY; TRUSTS
C.1 Power of attorney
Special Power of Attorney (SPA)
Powers of attorney construed
- Woodchild Holdings, Inc. v. Roxas Electric and Construction Co., Inc., GR 140667, Aug. 12, 2004, 436 SCRA 235
Trust
C.2 Trusts in registered land
C.3 Trust with power of sale, etc.; how expressed
C.4 Judicial appointment of new trustee
C.5 Implied trusts; how established
Implied trust
Resulting and constructive trust construed
Express trust and implied trust distinguished
5.2 INVOLUNTARY DEALINGS
Involuntary dealings
- Attachments or judicial writs, orders or processes
Attachment
- Calo v. Roldan, GR L-252. Mar. 30, 1946, 76 Phil. 445
- Sievert v. CA, GR 84034, Dec. 22, 1988, 168 SCRA 692
Purpose and function of an attachment
- Mabanag v. Gallemore, GR L-825, July 20, 1948, 81 Phil. 254
- Salgado v. CA, GR L-55381, Mar. 26, 1984, 128 SCRA 395
- Adverse claim
Statement of claims; how registered
Form and contents of statement
Period of effectivity of adverse claim
Duty of RD to record adverse claim ministerial
- Gabriel v. RD of Rizal, GR L-17956, Sept. 30, 1963, 9 SCRA 136
Purpose of annotating adverse claim on certificate of title
- Arrazola v. Bernas, GR L-29740, Nov. 10, 1978, 86 SCRA 279
Cancellation of the adverse claim; how made and by whom
What constitutes as adverse claim under Section 70 of PD 1529
- Cathay Metal Corp. v. Laguna West Multi-Purpose Cooperative, Inc., GR 172204, July 2, 2014, 728 SCRA 482
30-day effectivity of adverse claim construed
- Sajonas v. CA, GR 102377, July 5, 1996, 285 SCRA 79
Cancellation of adverse claim still necessary to render it ineffective
Rationale for requirement of hearing; second adverse claim barred
Certain easement need not be annotated as adverse claim
- Castro v. Monsod. GR 183719, Feb. 2, 2011, 641 SCRA 486
- Surrender of certificate in involuntary dealings
Where a court order is needed to compel surrender of certificate
- RD, Pasig, Rizal v. Heirs of Caiji, GR L-7261, May 11, 1956, 99 Phil. 25
Provisions of Sections 69 and 71 of PD 1529 distinguished
- The Phil. Cotton Corp. v. Gagoomal, GR 130389, Feb. 11, 2008, 544 SCRA 185
- Dissolution, etc. of attachments, etc.
- Registration of orders of court, etc.
- Enforcement of liens on registered land
Act of registration of deed of conveyance is what gives effect to the conveyance
and binds the land
- Tuason v. Raymundo, GR L-9372, Dec. 15, 1914, 28 Phil. 635
- Agbulos v. Alberto, GR L-17483, July 31, 1962, 5 SCRA 790
- Application for new certificate
upon expiration of redemption
period; Period to annul or impeach the proceedings
Relief under Section 75 of PD 1529 may only be granted when there is unanimity of the parties or there is
no adverse claim
- Tangunan v. Republic, GR L-5545, Dec. 29, 1953, 94 Phil. 171
- Notice of lis pendens; where proper
Lis pendens
- Rehabilitation Finance Corp. v. Morales, GR L-10064, Apr. 23, 1957, 101 Phil. 171
Nature and effects of a notice of lis pendens
- Baranda v. Gustilo, GR 81163, Sept. 26, 1988, 165 SCRA 757
Notice of lis pendens may also involve actions dealing with use or occupation of property
- Viewmaster Construction Corp. v. Maulit, GR 136283, Feb. 29, 2000, 326 SCRA 821
Other applications of the notice of lis pendens
- Villanueva v. CA, GR 117108, Nov. 5, 1997, 281 SCRA 298
Notice of lis pendens not a lien or encumbrance but a mere notice
- People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299
Property which may validly be
covered by notice of lis pendens
Notice of lis pendens a mere notice to third parties and creates no lien thereon
- People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299
Cancellation of notice of lis pendens before final judgment
Cancellation of notice after final judgment in favor of defendant
General rule on cancellation of notice of lis pendens
Grounds for cancellation of notice of lis pendens
- Lim v. Vera Cruz, GR 143646, Apr. 4, 2001, 356 SCRA 386
- Romero v. CA, GR 142406, May 16, 2005, 458 SCRA 483
What the notice of lis pendens need not contain
- Villanueva v. CA, GR 117108, Nov. 5, 1997, 281 SCRA 298
Notice of lis pendens does not create a right or lien
- Somes v. Government of the Phil. Islands, GR L-42754, Oct. 30, 1935, 62 Phil. 432
Notice of lis pendens and adverse claims not contradictory
- Doronila Resources Dev., Inc. v. CA, GR L-42956-57, Jan. 12, 1988, 157 SCRA 26
- REGISTRATION OF JUDGMENTS, ORDERS AND PARTITIONS
- Judgment for the Plaintiff
- Judgment adjudicating ownership
- Execution of deed by virtue of judgment
- Judgment of partition
- Registration of prior registered
mortgaged or lease on partitioned property
- Notice of insolvency
- Judgment or order vacating insolvency proceedings
- Land taken by eminent domain
- Extrajudicial settlement of estate
- Filing of letters of administration and will
- Dealings by administering subject to court approval.
- Land devised to executor
- When executor empowered by will to sell, etc.
- Transfer in anticipation of final distribution
- Registration of final distribution of estate
VII. ASSURANCE FUND
Assurance Fund; its purpose and intent
- RD of Negros Occidental v. Anglo, Sr., GR 171804, Aug. 05, 2015
- Estrellado v. Martinez, GR 23847, Nov. 18, 1925, 48 Phil. 256
- Contribution to Assurance Fund
- Custody and investment of fund
- Action for compensation from funds
Persons who may recover from the Assurance Fund
- De Guzman v. National Treasurer of the Republic of the Phils., GR 143281,. Aug. 3, 2000, 337 SCRA 238
When claims not permitted
- The RD of Negros Occidental v. Anglo, Sr., GR 171804, Aug. 05, 2015
- Treasurer of the Phils. v. CA, GR L-42805, Aug. 31, 1987, 153 SCRA 359
- Action for compensation; against whom action filed
- Reyes v. Solemar Development Corp., GR 129247, Mar. 3, 2006, 484 SCRA 1
- Judgment, how satisfied
Recourse where judgment cannot be executed
- General Fund when liable
- Subrogation of government to plaintiff’s rights
- RD as party in interest
RD mandated to protect the Assurance Fund by filing action
Power of LRA Administrator to file the case himself
- Eagle Realty Corp. v. Republic, GR 151424, July 04, 2008, 557 SCRA 77
Ownership rights by the State need not be shown in an action to protect the Fund from liability for damages
- Losses not recoverable
Recovery from person who caused the loss takes precedence over claims against Assurance Fund
- Estrellado v. Martinez, GR L-23847, Nov. 18, 1925, 48 Phil. 256
Person registered in error liable for damages
Fund not intended to relieve third persons from legal actions
- Limitation of Action
VIII. REGISTRATION OF PATENTS
- Certificates of title pursuant to patents
Effect of registration of grants and patents under Section 103
- Ting Ho, Jr. v. Teng Gui, GR 130115, July 16, 2008, 558 SCRA 421
Registered public land patent a veritable Torrens title
- Republic v. Umali, GR 80687, Apr. 10, 1989, 171 SCRA 647
- CERTIFICATE OF LAND TRANSFER, EMANCIPATION PATENT, AFFIDAVIT OF NON-TENANCY
- Provisional Register of Documents
- Certificates of Land Transfer, Emancipation Patents and
Certificates of Land Ownership Award
- Sale of agricultural land; affidavit
- PETITIONS AND ACTIONS AFTER ORIGINAL REGISTRATION
- Petition to compel surrender of owner’s duplicate certificate
Court action after hearing the petition
Filing of separate and original action before land registration court
Transfer of title in buyer’s name no longer part of execution proceedings
- Padilla, Jr. v. Phil. Producers Cooperative Marketing Assoc., Inc., GR 141256, July 15, 2005, 463 SCRA 480
Necessity to file separate action, not mere motion, with RTC
- Reyes v. Tang Soat Ing, GR 185620, Dec. 14, 2011, 662 SCRA 553
Remedy in case holder of certificate refuses to surrender duplicate
- New Durawood Co., Inc. v. CA, GR 111732, Feb. 20, 1996
- Amendment and alteration of certificates not allowed after
entry; exception
Venue of petitions for amendment and alteration of certificates
Grounds for petition for amendment and alteration of certificates
- Paz v. Republic, GR 157367, Nov. 23, 2011, 661 SCRA 74
Court actions on the petitions
Limitations on court’s authority
Petition that may be filed where owner’s duplicate not presented
Petitions or motions to be filed in the original registration case
Proceedings under Section 108 summary in nature
- Bagayas v. Bagayas, GR 187308 & 187517, Sept. 18, 2013, 706 SCRA 73
Grounds for availment of relief under Section 108
- Heirs of Franco v. CA, GR 123924, Dec. 11, 2003, 418 SCRA 60
- City Government of Tagaytay v. Guerrero, GR 140734 & 140745, Sept. 17, 2009, 600 SCRA 33
- Tagaytay-Taal Tourist Development Corp. v. CA, GR 106812, June 10, 1997, 273 SCRA 182
“Unanimity of parties”
- Almirañez v. Devera, GR L-19496, Feb. 27, 1965, 13 SCRA 343
Indispensable parties in action for cancellation of memorandum
- Crisologo v. JEWM Agro-Industrial Corp., GR 196894, Mar. 3, 2014, 717 SCRA 644
- Southwestern University v. Laurente, GR L-20075, Nov. 27, 1968, 25 SCRA 57
Provisions of Section 2 and Section 108 of PD 1529 distinguished
- Ernesto Oppen, Inc. v. Compas, GR 203969, Oct. 21, 2015
- Notice and replacement of lost duplicate certificate
- New Durawood Co., Inc. v. CA, GR 111732, Feb. 20, 1996, 253 SCRA 740
RTC has jurisdiction over petitions for issuance of lost or stolen owner’s duplicate certificate of title
What constitutes sufficient notice
- Office of Court Administrator v. Matas, AM RTJ-92-836, Aug. 2, 1995, 247 SCRA 9
Fact of loss of duplicate certificate jurisdictional
- Strait Times, Inc. v. CA, GR 126673, Aug. 28, 1998, 294 SCRA 714
Section 109 of PD 1529 and RA 26 distinguished
Actions for replacement under PD 1529 and reconstitution under RA 26 do not pass upon question of ownership of land
- Puzon v. Sta. Lucia Realty and Development, Inc., GR 139518, Mar. 6, 2001, 353 SCRA 699
- Heirs of Susana De Guzman Tuazon v. CA, GR 125758, Jan. 20, 2004, 420 SCRA 219
- Reconstitution of lost or destroyed original of Torrens title
Judicial reconstitution under RA 26
Administrative reconstitution in RA 26; when availed of
Reconstitution
- Heirs of Ragua v. CA, GR 88521-22, 31 Jan. 2000, 324 SCRA 7
- Serra Serra v. CA, GR 34080, Mar. 22, 1991, 195 SCRA 482
Notice of hearings of petition for judicial reconstitution
Reconstitution of lost or destroyed original Torrens title
Nature and purpose of reconstitution proceedings
- Angat v. Republic, GR 175788, June 30, 2009, 591 SCRA 364
Requisites for an order of reconstitution to issue
- Layos v. Fil-Estate Golf and Development, Inc., GR 150470, Aug. 6, 2008, 561 SCRA 75
Jurisdictional requirements and procedures to be followed
Owner’s duplicate copy as source for judicial reconstitution
Copies of the certificate of title
Owner’s duplicate of OCT/TCT as primary source for reconstitution
- Republic v. Casimiro, GR 166139, June 20, 2006, 491 SCRA 499
Owner’s duplicate OCT or TCT to be presented before the court
Sources of reconstitution with respect to liens and encumbrances affecting lost or destroyed certificates of title
When notices to owners of adjoining
lots and actual occupants not
mandatory and jurisdictional
- Puzon v. Sta. Lucia Realty and Development, Inc., GR 139518, Mar. 6, 2001, 353 SCRA 699
Duty of petitioners to know their adjoining property owners
- Tahanan Development Corp. v. CA, GR L-55771, Nov. 15, 1982, 118 SCRA 273
Effect of failure to notify occupant of adjacent property
Publication, posting and contents of the notice of Petition for Reconstitution
Requirements prior to the date of hearing
Contents of the notice
- Republic v. Planes, GR 130433, Apr. 17, 2002, 430 Phil. 848
Insufficient compliance with
requirements annuls proceedings
- Alabang Development Corp. v. Valenzuela, GR L-54094, Aug. 30, 1982, 116 SCRA 261
- Municipality of Legazpi v. A.L. Ammen Transportation Co., Inc., GR L-22377, Nov. 29, 1968, 26 SCRA 218
Rule on liberal construction of the Rules not applicable to land registration cases
- Castillo v. Republic, GR 182980, June 22, 2011, 652 SCRA 600
- SCHEDULE OF FEES: SPECIAL FUND
Fees payable
Filing fees and docket fees distinguished
- Dela Paz v. CA, GR 120150, Mar. 27, 2000, 328 SCRA 707
Special Account
XII. FORMS USED IN LAND REGISTRATION AND CONVEYANCING
- Forms in conveyancing
Signing and sealing of the instrument
Required location of signature merely directory
- Quilala v. Alcantara, GR 132681, Dec. 3, 2001, 371 SCRA 311
XIII. DEALINGS WITH UNREGISTERED LANDS
- Recording of instruments relating to unregistered lands
XIV. REGISTRATION OF CHATTEL MORTGAGES
Chattel mortgage
- Recording of chattel mortgages
Chattel mortgage over motor vehicles; when mortgage is deemed binding upon third persons
- Aleman v. De Catera, GR L-13693, Mar. 25, 1961, 1 SCRA 776
- Manner of recording chattel mortgages
Recording of a mortgage
RD to certify officer’s return of sale upon mortgage
- Fees for chattel mortgages, etc.
Consulta
- Doronila Resources Dev., Inc. v. CA, GR L-42956-57, Jan. 12, 1988, 157 SCRA
Procedure
Consulta, when applicable
Resolution on the consulta appealable to CA
XVI. FINAL PROVISIONS OF PD 1529
- Appropriation
- Postage exemption
- Effectivity of the law on property or land registration