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LANDTITLESANDDEEDS
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I.TORRENSSYSTEM
A.CONCEPTANDBACKGROUNDQ:WhatisTorrensSystem?A: It is a system
for registration of land underwhich, upon the landowners
application, thecourtmay, after appropriateproceedings,directthe
register of deeds for the issuance of acertificateoftitle.Q: What
are the purposes in adopting
theTorrensSystemoflandregistration?A:To:
1. avoid possible conflicts of
titleregardingrealproperty;and
2. facilitate transactions relative
theretobygivingthepublictherighttorelyonthe face of the Torrens
certificate oftitle and to dispensewith the need
ofinquiringfurther.
Q:WhatisthenatureoftheproceedingforlandregistrationundertheTorrensSystem?A:TheTorrenssystemisjudicialincharacterandnot
merely administrative. Under the Torrenssystem, the proceeding is
in rem, which
meansthatitisbindinguponthewholeworld.Note:Inaregistrationproceedinginstitutedfortheregistration
of a private land, with or withoutopposition, the judgment of the
court confirmingthe titleof theapplicantoroppositor,as the
casemaybe,andordering its registration inhisname,constitutes, when
final, res judicata against thewholeworld.Q: What bodies implement
land registrationundertheTorrenssystem?A:
1. Courts2. Department of Environment and
NaturalResources(DENR)3. Department of Justice (DOJ) through
the Land Registration Authority (LRA)anditsRegisterofDeeds
4. DepartmentofLandReform(DLR)5.
DepartmentofAgriculture(DAR)
B.CERTIFICATEOFTITLEQ:WhatisaCertificateofTitle?A: Certificate
of title is the transcript of thedecree of registration made by the
Register ofDeeds in the registry. It accumulates in
onedocumentapreciseandcorrectstatementoftheexact status of the fee
simple title which
anownerpossesses.(AgcaoiliReviewer,p.245,2008ed)Q:Whatarethetwotypesofcertificatesoftitle?A:
1. OriginalCertificate of Title (OCT) thefirst title issued in
the name of theregistered owner by the Register ofDeeds covering a
parcel of landwhichhadbeen registeredunder theTorrenssystem by
virtue of a judicial oradministrativeproceeding.It consists of one
original copy filed intheRegisterofDeeds,and theownersduplicate
certificate delivered to theowner.
2. Transfer Certificate of Title (TCT) the
title issuedby theRegisterofDeeds infavor of a transferee to
whom theownershipofaregisteredlandhasbeentransferred by any legal
mode ofconveyance(e.g.sale,donation).It also consists of an
original and anownersduplicatecertificate.
Q: Differentiate title over land, land
title,certificateoftitle,anddeed.A: Title is a juridical act or a
deedwhich is notsufficient by itself to transfer ownership
butprovides only for a juridical justification for theeffectuation
of a mode to acquire or transferownership.Land title is
theevidenceof theowners rightorextent of interest, by which he can
maintaincontrol, and as a rule, assert right to
exclusivepossessionandenjoymentofproperty.CertificateoftitleisthetranscriptofthedecreeofregistrationmadebytheRegisterofDeedsintheregistry.
It accumulates in one document
apreciseandcorrectstatementoftheexactstatusofthefeesimpletitlewhichanownerpossesses.(AgcaoiliReviewer,p.245,2008ed)
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Adeedistheinstrumentinwriting,bywhichanyreal estate or interest
therein is created,alienated, mortgaged or assigned, or by
whichtitletoanyrealestatemaybeaffected in laworequity.Q: Is title
over land synonymous
withownership?A:No.Titleisajuridicalactoradeedwhichisnotsufficient
by itself to transfer ownership butprovides only for a juridical
justification for theeffectuation of a mode to acquire or
transferownership. It provides the cause for
theacquisitionofownership.(i.e.sale=title;delivery= mode of
acquisition of ownership) (Pineda,Property,p.485,1999ed)
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Ownership,ontheotherhand,isanindependentright of exclusive
enjoyment and control of thething for the purpose of deriving
therefrom alladvantages requiredby the reasonableneedsofthe owner
and the promotion of the
generalwelfarebutsubjecttotherestrictionsimposedbylawandtherightsofothers.(Art.427,NCC)
ACQUISITIONOFTITLEQ:What are themodes of acquiring title
overland?A:IASDO
1. By possession of land since timeImmemorial
2. By possession of Alienable anddisposablepublicland
Note:UnderthePublicLandAct (CANo.141), citizensof
thePhilippines,whoby themselvesor through
theirpredecessorsininterest have beenin open, continuous, exclusive
andnotoriouspossessionandoccupationof alienable and
disposableagriculturallandofthepublicdomainunderabonafideclaimofownershipsince
June 12, 1945, or earlier,(except when prevented by war
orforcemajeure), shallbe conclusivelypresumedtohaveperformedall
theconditionsessentialtoagovernmentgrant and shall be entitled to
acertificateoftitle.
3. BySale,Donation,andOthermodesof
acquiringownership
Q:Whatare themodesofacquiringownershipoverland?A:OLDTIPS
1. Occupation2. Law3. Donation4. Tradition5.
Intellectualcreation6. Prescription7. Succession
Q:Differentiatepossessionfromoccupation.A:
OCCUPATION POSSESSIONItappliesonlytopropertywithout
owner.
Itappliestopropertieswhetherwithorwithoutowner.
Itconfersownership.Byitselfdoesnotconferownership.
Therecanbenooccupationwithout
ownership.
Therecanbepossessionwithout
ownership.Q:Howarelandtitlesacquired?A:PERAPAID
1. Publicgrant2. Emancipationpatentorgrant3. Reclamation4.
Adverse possession / acquisitive
prescription5. Privategrantorvoluntarytransfer6. Accretion7.
Involuntaryalienation8. Descentordevise
TORRENSTITLEQ:WhatisTorrenstitle?A:ItisacertificateofownershipissuedundertheTorrens
system of registration by thegovernment, through theRegisterofDeeds
(RD)naminganddeclaringtheowner in
feesimpleoftherealpropertydescribedtherein,freefromallliens&encumbrances,exceptasmaybeexpresslynotedthereorotherwisereservedbylaw.Note:
It is conclusive against the whole world(including thegovernmentand
toaholder ingoodfaith),guaranteedtobe
indefeasible,unassailable&imprescriptible.Q: Filomena allegedly
bought a parcel ofunregistered land fromHipolito.When shehad
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the property titled and declared for taxpurposes, she sold
it.TheMapilisquestion thetransfer, saying that Filomena falsely
stated inher Affidavit of Transfer of Real Property
thatHipolitosoldittoherin1949,sincebythattime,he
isalreadydead.Filomenamaintainsthatsheis the lawful owner of such
by virtue of theissuance of the Torrens certificate and
taxdeclarationsinhername.IsFilomenathelawfulownerofsuchproperty?A:
No. Torrens certificate pertaining to thedisputed property does not
create or vest title,but ismerelyanevidenceofan
indefeasibleandincontrovertible title to the property in favor
ofthe person whose name appears therein. Landregistrationunder
theTorrenssystemwasneverintendedtobeameansofacquiringownership.Neither
does the existence of tax
declarationscreateorvesttitle.Itisnotaconclusiveevidenceofownership,but
aproof that theholderhas
aclaimoftitleovertheproperty.(Larenav.Mapili,et.al.,G.R.No.146341,Aug.7,2003)Q:
What are the effects of the issuance of aTorrenstitle?A:TRINC
1. The land isplacedunder theoperationofTorrensSystem;
2. Land isRelieved fromall claimsexceptthose noted thereon and
provided bylaw;
3. The landbecomes Incontrovertibleandindefeasible;
4. Title to the land becomes Nonprescriptible;and
5. The certificateof title isnot subject toCollateralattack.
Q:WhatistheprobativevalueofaTorrenstitle?A:Torrenstitlemaybereceivedinevidenceinallcourtsof
thePhilippines and shallbe
conclusiveastoallmatterscontainedtherein,principallyastotheidentityofthelandownerexceptsofarasprovidedintheLandRegistrationAct(LRA)A
Torrens certificate is an evidence ofindefeasible title of property
in favor of theperson in whose name appears therein suchholder is
entitled to the possession of
thepropertyuntilhistitleisnullified.
456
INDEFEASIBILITYANDINCONTROVERTIBILITYOFCERTIFICATESOFTITLE
Q: What is meant by indefeasibility
andincontrovertibilityofcertificatesoftitle?A: The certificate,
once issued, becomes
aconclusiveevidenceofthetitleownershipoftheland referred to
therein. What appears on theface of the title is controlling on
questions ofownershipoftheproperty
infavorofthepersonwhosenameappearsthereinandsuchcannotbedefeated by
adverse, open, and notoriouspossession; neither can it be defeated
byprescription.(AgcaoiliReviewer,p.246,2008)Q:Whatare the rulesas
regards indefeasibilityandincontrovertibility?A:
1. The certificate of title serves asevidenceofan indefeasible
title to theproperty in favor of the
personwhosenameappearstherein.
2. Aftertheexpirationoftheone(1)yearperiod from the issuanceof
thedecreeofregistrationuponwhichitisbased,itbecomesincontrovertible.
3. Decree of registration and thecertificate of title issued
pursuanttheretomaybeattackedonthegroundofactualfraudwithinone(1)yearfromthedateofitsentryandsuchanattackmust
be direct and not by a collateralproceeding. The validity of
thecertificateof title in this regard
canbethreshedoutonlyinanactionexpresslyfiledforthepurpose.
Q: There is no specific provision in the
PublicLandLaw(CANo.141,asamended)ortheLandRegistrationAct (Act
496),nowPD 1529, fixingtheone (1)yearperiodwithinwhich
thepubliclandpatent isopen to reviewon thegroundofactual fraud as
in Section 38 of the
LandRegistrationAct,nowSection32ofPD1529,andclothing a public
landpatent certificateof titlewith indefeasibility.What is the
effect of
suchabsence?A:None.Theruleonindefeasibilityofcertificatesof
titlewas applied by the Court in Public LandPatents because,
according to the Court, suchapplication is in consonance with the
spirit andintentofhomesteadlaws.
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
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The Court held that the pertinentpronouncements incasesclearly
reveal
thatSec.38oftheLandRegistrationAct,nowSec.32ofPD1529wasappliedby
implicationby thisCourt tothe patent issued by theDirector of Lands
dulyapprovedby theSecretaryofNaturalResources,under the signature
of the President of thePhilippinesinaccordancewithlaw.The date of
issuance of the patent, therefore,corresponds to the date of the
issuance of thedecree inordinaryregistrationcasesbecausethedecree
finally awards the land applied forregistration to the party
entitled to it, and
thepatentissuedbytheDirectorofLandsequallyandfinally grants,
awards, and conveys the landapplied for to the applicant. (Aquino,
p. 148;AgcaoiliReviewerp.409)Note: A certificate of title issued
under anadministrativeproceedingpursuanttoahomesteadpatent is as
indefeasible as a certificate of titleissued under a judicial
registration proceeding,provided the land covered by said
certificate is adisposable public landwithin the contemplation
ofthePublicLandLaw.
MIRRORDOCTRINE
Q:Whatisthemirrordoctrine?A:All personsdealingwith a property
coveredbyTorrenscertificateoftitlearenotrequiredtogobeyondwhatappearsonthefaceofthetitle.Wherethereisnothingonthecertificateoftitletoindicateanycloudorviceintheownershipoftheproperty,oranyencumbrance
thereon, thepurchaserisnotrequiredtoexplorefurtherthanwhat
theTorrens titleupon its face indicates inquest for any hidden
defect or inchoate rightthatmaydefeathisrightthereto.Note:
Stateddifferently, an innocentpurchaser
forvaluerelyingontheTorrenstitleissuedisprotected.Q:Whendoesthemirrordoctrineapply?A:WhenatitleoveralandisregisteredundertheTorrens
system (Agcaoili Reviewer, p. 246,
1999ed)Q:BeeboughtaparceloflandwithacleanTCT.However, when he found
some personsoccupying it, he fenced the property over theoccupants
objection. May Bee invoke
theprinciplethatapersondealingwitharegisteredlandneednotgobeyonditscertificateoftitleinthiscase?
457
A:No.Althoughitisarecognizedprinciplethatapersondealingona
registered landneednotgobeyond it certificate of title, it is also
a firmlysettled rule thatwhere there are circumstanceswhich would
put a party on guard and prompthim to investigateor inspect
thepropertybeingsold to him, such as the presence
ofoccupants/tenants thereon, it is of course,expected from the
purchaser of valued piece ofland to inquire first into the
statusornatureofthepossessionof theoccupants, i.e.,whetherornot
theoccupantspossess the landen
conceptodedueno,inconceptofanowner.As is the common practice in the
real estateindustry, an ocular inspection of the premisesinvolved
is a safeguard that a cautious andprudent purchaser usually takes.
Should he
findoutthatthelandheintendstobuyisoccupiedbyanybodyelseotherthanthesellerwho,as
inthiscase,isnot
inactualpossession,itwouldthenbeincumbentuponthepurchasertoverifytheextentoftheoccupantspossessoryrights.Thefailureoftheprospectivebuyertotakesuchprecautionarysteps
would mean negligence on his part andwould thereby preclude him
from claiming
orinvokingtherightsofapurchaseringoodfaith.(Mathayv.CA,G.R.No.115788,Sept.17,1988)Q:
Spouses X and Y mortgaged a piece ofregistered land
toA,deliveringaswell theOCTtothe
latter,buttheycontinuedtopossessandcultivatetheland,giving1/2ofeachharvesttoAinpartialpaymentof
their loan to the latter.Ahowever, without the knowledge of X and
Y,forged a deed of sale of the aforesaid land
infavorofhimself,gotaTCTinhisname,andthensoldthelandtoB.B bought
the land relying on A's title, andthereafter got a TCT in his name.
It was onlythenthatthespousesXandYlearnedthattheirland had been
titled in B's name. May saidspouses file an action for reconveyance
of thelandinquestionagainstB?Reason.A: The action of X and Y
against B forreconveyance of the land will not prosperbecause B has
acquired a clean title to
thepropertybeinganinnocentpurchaserforvalue.A forgeddeed
isanabsolutenullityandconveysno title. The fact that the forged
deed wasregisteredandacertificateof titlewas issued inhis name, did
not operate to vest upon Aownership over the property of X and Y.
Theregistrationof the forgeddeedwillnot cure theinfirmity.However,
once the title to the land is
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registered in thenameof the forgerand title tothe land
thereafter falls into the hands of
aninnocentpurchaserforvalue,thelatteracquiresacleantitlethereto.Abuyerofaregisteredlandisnot
required toexplorebeyondwhat the recordin the registry indicates on
its face in quest forany hidden defect or inchoate right which
maysubsequentlydefeathis right thereto.This is the"mirror
principle" of the Torrens system
whichmakesitpossibleforaforgeddeedtobetherootofagoodtitle.Besides,itappearsthatspousesXandYareguiltyof
contributory negligence when they
deliveredtheOCTtothemortgageewithoutannotatingthemortgage thereon.
Between them and theinnocent purchaser for value, they should
beartheloss.(1999BarQuestion)Q: Who is a purchaser in good faith
and forvalue?A:Apurchaser ingoodfaithandforvalue isonewho buys
property of another, without
noticethatsomeotherpersonhasarightto,orinterestinsuchpropertyandpaysafullandfairpriceforthesameatthetimeofsuchpurchase,orbeforehe
has notice of the claim or interest of someotherperson in
theproperty. (SanRoqueRealtyand Development Corp. v. Republic, G.R.
No.163130,Sept.7,2007)Note: An innocent purchaser for value
includes alessee,mortgagee,orotherencumbrancesforvalue.Purchaser
ingoodfaithandforvalue
isthesameasaninnocentpurchaserforvalue.Goodfaithconsistsinanhonestintentiontoabstainfromtakinganyunconsciousadvantageofanother.Q:
If the land subject of the dispute was notbrought under the
operation of the Torrenssystem, will the concept of an
innocentpurchaserforvalueapply?A: Ifthe land
inquestionwasnotbroughtunderthe operation of Torrens system because
theoriginalcertificateoftitleisnullandvoidabinitio,the concept of
an innocent purchaser for valuedoesnotapply.
458
Note:Goodfaithandbadfaithisimmaterialincaseof unregistered land.
One who purchases anunregistered land does so at his peril
(AgcaoiliReviewer,p.10,1999ed)Q:In1979,NestorappliedforandwasgrantedaFree
Patent over a parcel of agricultural land
withanareaof30hectares, located
inGeneralSantosCity.HepresentedtheFreePatenttotheRegister of Deeds,
and he was issued acorrespondingOriginalCertificateofTitle (OCT)No.
375. Subsequently,Nestor sold the land toEddie. The deed of salewas
submitted to
theRegisterofDeedsandonthebasisthereof,OCTNo.375wascancelledandTransferCertificateofTitle
(TCT)No.4576was issued in thenameofEddie. In 1986, the Director of
Lands filed
acomplaintforannulmentofOCTNo.375andTCTNo.4576onthegroundthatNestorobtainedtheFreePatent
through fraud.Eddie filedamotionto dismiss on the ground that he
was aninnocent purchaser for value and in good faithand as such, he
has acquired a title to theproperty which is valid, unassailable
andindefeasible.Decidethemotion.A:Nestorsmotion to dismiss the
complaint forannulment of OCT No. 375 and TCT No.
4576shouldbedeniedforthefollowingreasons:
1. Eddie cannot claim protection as
aninnocentpurchaserforvaluenorcanheinterpose thedefenseof
indefeasibilityofhistitle,becausehisTCTisrootedonavoidtitle.UnderSec.91,CANo.141,as
amended, otherwise known as
thePublicLandAct,statementsofmaterialfacts in theapplications
forpublic landmust be under oath. Sec. 91 of
thesameactprovidesthatsuchstatementsshall be considered as
essentialconditionsandpartsof theconcession,title, or permit
issued, any falsestatement therein,oromissionof
factsshallipsofactoproducethecancellationoftheconcession.Thepatent
issuedtoNestor in this case isvoidab initionotonly because itwas
obtained by fraudbut also because it covers 30
hectareswhichisfarbeyondthemaximumof24hectares provided by the free
patentlaw.
2. Thegovernmentcanseekannulmentoftheoriginal and transfer
certificatesoftitleandthereversionofthelandtotheState.Eddie'sdefenseisuntenable.Theprotection
afforded by the TorrensSystem to an innocent purchaser
forvaluecanbeavailedofonly if the
landhasbeentitledthrujudicialproceedingswhere the issue of fraud
becomesacademicafterthelapseofone(1)yearfrom the issuance of the
decree ofregistration. In public land grants, the
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
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action of the government to annul atitle fraudulently obtained
does notprescribe such action and will not
bebarredbythetransferofthetitletoaninnocentpurchaserforvalue.(2000BarQuestion)
Q:Istherightofthepublictorelyonthefaceofacertificateoftitleabsolute?A:
No. This is unavailing when the partyconcerned has actual knowledge
of facts andcircumstances that should imply a
reasonablycautiousmantomakesuchfurtherinquiry.Q:Whataretheexceptionstotheapplicationofthemirrordoctrine?A:BOBLIKA
1. Wherethepurchaserormortgagee
isaBank/financinginstitution;
2. WheretheOwnerstillholdsavalidandexisting certificateof title
covering thesamepropertybecausethelawprotectsthe lawful holder of a
registered titleover the
transferofavendorbereftofanytransmissibleright;
3. PurchaserinBadfaith;4.
Purchaseslandwithacertificateoftitle
containinganoticeofLispendens;5. Sufficiently strong indications
to impel
closer Inquiry into the
location,boundariesandconditionofthelot;
6. Purchaser had full Knowledge of
flawsanddefectsinthetitle;or
7.
Whereapersonbuyslandnotfromtheregisteredownerbutfromwhoserightstothe
landhasbeenmerelyAnnotatedonthecertificateoftitle.
459
Q:Bruce is the registeredowner,ofaparceloflandwith a building
thereon and is in
peacefulpossessionthereof.Hepaystherealestatetaxesand collects the
rentals therefrom. Later,Catalino, the only brother of Bruce, filed
apetition where he, misrepresenting to be
theattorneyinfactofBruceandfalselyallegingthatthe certificate of
title was lost, succeeded
inobtainingasecondowner'sduplicatecopyofthetitle and then had the
same transferred in hisname through a simulated deed of sale in
hisfavor. Catalino thenmortgaged the property toDesideriowho had
themortgage annotated onthe title. Upon learning of the
fraudulenttransaction, Bruce filed a complaint againstCatalino and
Desiderio to have the title ofCatalinoand themortgage in
favorofDesideriodeclared null and void. Will the complaint
prosper, or will the title of Catalino and
themortgagetoDesideriobesustained?A:Thecomplaint for
theannulmentofCatalino'stitle will prosper. In the first place, the
secondowner'scopyofthetitlesecuredbyhimfromtheLand Registration
Court is void ab initio, theowner's copy thereofhavingneverbeen
lost, letalone the fact that said second owner's copy ofthe title
was fraudulently procured andimprovidently issuedby the court. In
the secondplace,theTransferCertificateofTitleprocuredbyCatalino is
equally null and void, it having
beenissuedonthebasisofasimulatedorforgedDeedof Sale.A forgeddeed is
an absolutenullity
andconveysnotitle.ThemortgageinfavorofDesiderioislikewisenullandvoidbecausethemortgagorisnottheownerof
themortgagedproperty.While itmaybe truethat under the "mirror
rinciple of the Torrenssystemof
landregistration,abuyerormortgageehas the right to rely on what
appears on thecertificateoftitle,and
intheabsenceofanythingtoexcitesuspicion, isundernoobligationto
lookbeyond the certificate and investigate themortgagor's title,
this rule does not findapplication in the case at hand because
here,Catalino's title suffers from two fatal
infirmities,namely:
1. Thefactthatitemanatedfromaforgeddeedofasimulatedsale;and
2. The fact that it was derived from afraudulently procured or
improvidentlyissued second owner's copy, the
realowner'scopybeingstillintactandinthepossessionofthetrueowner,Bruce.
The mortgage to Desiderio should be
cancelledwithoutprejudicetohisrighttogoafterCatalinoand/or the
government for compensation
fromtheassurancefund.(1991BarQuestion)Q:DuranownedtwoparcelsoflandwhichweremadesubjectofadeedofsaleinfavorofFe,hermother.
After obtaining title in her name, Femortgaged the property to
Erlinda. With
Fesfailuretoredeem,Erlindaacquiredthepropertyatpublicauction.Duran,claimingthatthedeedof
sale is a forgery, sought to recover theproperty.Erlinda
invokesthedefenseofbeingapurchaseringoodfaith.IsErlindaapurchaseringoodfaith?A:
Yes. Erlinda, in good faith, relied on
thecertificateoftitleinthenameofFe.Afraudulentorforgeddocumentofsalemaybecometherootofavalidtitleifthecertificateoftitlehasalready
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beentransferredfromthenameofthetrueownerto thenameof the
forgeror thename indicatedby the forger. (Duran v. IAC, G.R. No.
L64159,Sept.10,1985)Q:Whenmay a forged document become
therootofavalidtitle?A:When the seller thru
insidiousmeansobtainstheownersduplicatecertificateoftitle,convertsit
in his name, and subsequently sells
orotherwiseencumbersittoaninnocentpurchaserforvalue.Q:X,whodidnotknowhow
to readandwritewas,made to signbyheradopted sonapaperwhich turned
out to be a deed of sale of
herhouseandlot.Shenowquestionsthesaleoftheproperties in favor of
the vendee.Who has abetterright?A: The vendee has a better right.
This is sobecause, although generally a forged fraudulentdeed is
nullity and conveys no title, there areinstanceswhensucha
fraudulentdocumentmaybecometherootofavalidtitle.Onesuchinstanceis
where the certificate of title was alreadytransferred from the name
of the owner to theforger,andwhile it remained thatway, the
landwassubsequentlysold toan innocentpurchaser.For then, the
vendeehad the right to relyuponwhatappeared in thecertificate.
(Fulev.Legare,G.R.No.L17951,Feb.28,1963)
460
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
Q: The Solivelswere the registered owners ofparcels of land.
Juan, claiming to be theirattorneyinfact passed the title to the
realpropertytoaninnocentpurchaserusingaforgeddeed of sale. Was the
buyer an innocentpurchaserforvalueprotectedbylaw?A: No. The
innocent purchaser for valueprotected by law is onewho purchases a
titledland by virtue of a deed executed by
theregisteredownerhimself,notona forgeddeed.Inorder that
theholderofacertificate
forvalueissuedbyvirtueoftheregistrationofavoluntaryinstrumentmay be
considered a holder in goodfaith forvalue, the instrument
registered shouldnot be forged. (Solivel v. Francisco, G.R.
No.51450,Feb.10,1989)Q: Cipriano, one of Pablos heirs, executed
anextrajudicial settlement of a sole heir
andconfirmationsales,declaringhimselfastheonlyheir and confirmed
the salesmade in favor
ofthespousesRodolfo.Consequently,acertificateof titlewas issued in
thenameof the spouses,
who then sold the property to GuaranteedHomes. Pablos other
descendants seekreconveyance of the property sold to thespouses
alleging that the extrajudicialsettlement was forged. Who is the
rightfulowneroftheproperty?A:GuaranteedHomesistherightfulowner,evenassuming
that theextrajudicial
settlementwasaforgery.Generallyaforgedorfraudulentdeedisanullityandconveysno
title.Thereare,however,instanceswhensuchafraudulentdocumentmaybecome
the root of a valid title. One suchinstance is where the
certificate of title wasalready transferred from the name of the
trueowner to the forger,andwhile it remained thatway, the land was
subsequently sold to
aninnocentpurchaser.Forthen,thevendeehadtheright to rely upon what
appeared in
thecertificate.Also,theextrajudicialsettlementwasrecordedintheRegisterofDeeds.Registration
in thepublicregistryisnoticetothewholeworld.(GuaranteedHomes, Inc.
v.Heirs of Valdez,Heirs of Tugade,Heirs
ofGatmin,HilariaCoberoandAlfredo
andSionyTepol,G.R.No.171531,Jan.30,2009)
II.REGALIANDOCTRINE
A.CONCEPTQ:WhatisRegaliandoctrine(juraregalia)?A:Atimehonoredconstitutionalpreceptthatalllands
of the public domain belong to the State,and that theState is the
sourceofanyassertedright toownership in land,andchargedwith
theconservationofsuchpatrimony.
B.EFFECTSQ: Discuss the application of the
Regaliandoctrine.A:Alllandsnototherwiseappearingtobeclearlywithinprivateownershiparepresumedtobelongto
the State. Incontrovertible evidence must beshown that the land
isalienableordisposable
inordertoovercomesuchpresumption.Note:Itdoesnotnegatenativetitletolandsheldinprivate
ownership since time immemorial. (Cruz v.Secretary of Environment
and Natural Resources,G.R.No.135385,Dec.6,2000)
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LAND TITLES AND DEEDS
C.CONCEPTOFNATIVETITLE,
461UNIVERSITYOFSANTOTOMASF a c u l t a d d e D e r e c h o C i v
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ACADEMICSCHAIR:LESTERJAYALANE.FLORESIIVICECHAIRSFORACADEMICS:KARENJOYG.SABUGO&JOHNHENRYC.MENDOZAVICECHAIRFORADMINISTRATIONANDFINANCE:JEANELLEC.LEEVICECHAIRSFORLAYOUTANDDESIGN:EARLLOUIEM.MASACAYAN&THEENAC.MARTINEZ
TIMEIMMEMORIALPOSSESSION.Q:Whatisanativetitle?A:itreferstoapreconquestrightstolandsanddomainswhich,
as farback asmemory reaches,have been held under a claim of
privateownershipbyIndigenousCulturalCommunitiesofIndigenousPeoples,haveneverbeenpubliclandsandarethusindisputablypresumedtohavebeenheldthatwaybeforeSpanishconquest.(Agcaoili,p.124,2008ed)Q:Whatistimeimmemorialpossession?A:
It refers to a period of time as far back asmemory can go, certain
Indigenous CulturalCommunitiesofIndigenousPeoplesareknowntohave
occupied, possessed in the concept ofowner, and utilized a defined
territory devolvedto them, by operation of customary law
orinheritedfromtheirancestors,inaccordancewiththeir customs and
tradition. (Agcaoili, p. 124,2008ed)
III.CITIZENSHIPREQUIREMENTQ: Can an alien acquire a private land
in thePhilippines?A:
GR:Analiencannotacquireprivatelands.XPN:Acquisitionbyaliensisallowedwhen:Itisthruhereditarysuccession.
Note:Successionislimitedonlytointestatesuccession
Thealien isa formernaturalborncitizenof
the Philippines, provided he
onlyacquires:1,000squaremetersurbanland;or1hectareruralland
Note:Saidlandshouldbeforhisresidence.Q: Spouses Pinoy and Pinay,
both naturalbornFilipino citizens, purchased property in
thePhilippines. However, they sought
itsregistrationwhentheywerealreadynaturalizedasCanadian
citizens.Should the registrationdedenied on the ground that they
cannot do
so,theybeingforeignnationals?A:No.Foreignnationalscanapplyforregistrationoftitleoveraparcelof
landwhichtheyacquired
bypurchasewhilestillcitizensofthePhilippines,from a vendor who
has complied with therequirements for registration under the
PublicLand Act. (Republic v. CA and Lapina, G.R.
No.108998,Aug.24,1994)Q: Joe, an alien, invalidly acquired a parcel
ofland in the Philippines. He subsequentlytransferred it to
Jose,aFilipinocitizen.What
isthestatusofthetransfer?A:Ifalandisinvalidlytransferredtoanalienwhosubsequently
becomes a Filipino citizen ortransfers it to a Filipino, the flaw
in theoriginaltransaction is considered cured and the title
ofthetransfereeisrenderedvalid.Sincethebanonaliens is intended to
preserve the nations landfor future generations of Filipinos, that
aim isachievedbymaking
lawfultheacquisitionofrealestatebyalienswhobecame Filipino
citizensbynaturalization or those transfersmade by aliensto
Filipino citizens.As theproperty indispute isalready in the hands
of a qualified person, aFilipino citizen, there would be no more
publicpolicy to be protected. The objective of theconstitutional
provision to keep our lands inFilipino hands has been achieved.
(Borromeo v.Descallar,G.R.No.159310,Feb.24,2009)Q: If Joehadnot
transferred it to Josebuthe,himself, was later naturalized as a
Filipinocitizen, will his acquisition thereof
remaininvalid?A:No.Ifalandisinvalidlytransferredtoanalienwho
subsequently becomes a Filipino citizen ortransfers it to a
Filipino, the flaw in theoriginaltransaction is considered cured
and the title ofthe transferee is rendered valid. (Borromeo
v.Descallar,G.R.No.159310,Feb.24,2009)Q: Who may not file an
application forregistration?A:PAMP
1. APublic land salesapplicant
insofarasthelandcoveredbyhissalesapplicationisconcerned
Reason:He acknowledged thatheis not the owner of the land
andthatthesameisapublicland.
2. An Antichretic creditor cannot acquire
byprescriptionthe landsurrenderedtohimbythedebtor.
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Reason:Hispossessionisnotintheconceptofanowner.
3. AMortgageeorhissuccessorininterest
to the mortgage, notwithstanding
thelapseoftheperiodforthemortgagortopaytheloansecuredtoredeemit
Reason:Suchactwouldamounttoa pactum commissorium,which isagainst
good morals and publicpolicy.
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CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
4. A person or entity whose claim ofownership to
landhadbeenPreviouslydeniedinareinvindicatoryaction.
Q:Mayacorporationownlands?A:Itdepends.
Corporation sole canacquirebypurchaseaparcel of private
agricultural landwithout violating the
constitutionalprohibitionsinceithasnonationality.
Corporation
PrivateLands1. At least 60% Filipino (Sec. 7,
Art.XII,1987Constitution)2. Restricted as to extent
reasonably necessary
toenableittocarryoutpurposeforwhichitwascreated
3. Ifengaged inagriculture, it isrestrictedto1,024hectares.
Patrimonial property of the State (Sec.
3,Art.XII,1987Constitution)1. Lease(cannotownlandofthe
public domain) for 25 yearsrenewable for another 25years
2. Limitedto1,000hectares3. Applies to both Filipinos and
foreigncorporations.Q:Mayacorporationapplyforregistrationofaparcelofland?A:
Yes, through lease not exceeding 1,000hectares.Such
leaseshallnotexceedtwentyfive(25) years and renewable for not more
thantwenty five (25) years. (Sec. 3, Art. XII,
1987Constitution)Note:Determinativeofthis issue
isthecharacteroftheparcelsof landwhether theywerestillpublicor
already private when the registrationproceedingswerecommenced.
Iftheyarealreadyprivatelands,theconstitutionalprohibitionagainstacquisitionsbyaprivatecorporationwouldnotapply.
IV.ORIGINALREGISTRATIONQ:Whatlawsgovernlandregistration?A:
1. PropertyRegistrationDecree (PD1529,asamended)Note:Amendedand
supersededC.A.No.496.
2. CadastralAct(Act2259,asamended)3. Public Land Act (CA No.
141,as
amended)4. Emancipation Decree (PD 27, as
amended)5. ComprehensiveAgrarianReformLawof
1988(R.A.6657)6. Indigenous Peoples Rights Act (R.A.
8371)Q:Whatarethepurposesoflandregistration?A:To:QUIPCC
1. Quiet title to the land and to stopforever any question as to
the legalityofsaidtitle;
2. relievelandofUnknownclaims;3. guarantee the Integrity of land
titles
andtoprotecttheirindefeasibilityoncethe claim of ownership is
establishedandrecognized;
4. give every registered owner completePeaceofmind;
5. issueaCertificateof title to theownerwhichshallbe
thebestevidenceofhisownershipoftheland;and
6.
avoidConflictsoftitleinrealestateandtofacilitatetransactions.
Q:Whatisoriginalregistration?A: It is a proceeding brought
before theMTCwhere there isnocontroversyoropposition,orcontested
lotswhere the value ofwhich
doesnotexceedP100,000.00(Sec.4,R.A.7691)or intheRTC (asa land
registrationcourt)when thevalue exceeds P100,000 to determine title
orownershipoflandonthebasisofanapplicationfor registration or
answer/opposition by aclaimantinacadastralregistration.
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LAND TITLES AND DEEDS
Q:What are the kinds of original registration?Distinguish.A:
463UNIVERSITYOFSANTOTOMASF a c u l t a d d e D e r e c h o C i v
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JUDICIAL/VOLUNTARY/ORDINARY
ADMINISTRATIVE/INVOLUNTARY/CADASTRAL
Filing with the propercourtanapplicationbythe private
individualhimselfunder PD 1529(Property RegistrationDecree)under
Sec. 48 of CA141(PublicLandAct)
Compulsoryregistrationinitiatedbythe government, toadjudicate
ownershipoflandandinvoluntaryon the part of
theclaimants,buttheyarecompelled tosubstantiatetheirclaimor
interest through ananswer.
A.WHOMAYAPPLY
1.UNDERPD1529
Q:Whenisordinaryregistrationproper?A:Whenpropertyisacquiredby:
1. open, continuous, exclusive, andnotorious possession
andoccupation of alienable anddisposable lands of public
domainunder a bona fide claim ofownership since June 12,1945
orearlier(OCENCO);
2. prescription;3. accessionoraccretion;or4.
anyothermannerprovidedbylaw.
Q:Whomay apply for registration in
ordinaryregistrationproceedings?A:
1. Those who by themselves or throughtheir
predecessorsininterest
havebeeninopen,continuous,exclusive,andnotorious (OCEN) possession
andoccupationof alienable anddisposablelands of public domain under
a bonafide claim of ownership since June12,1945orearlier;
2. Thosewhohaveacquiredownershipofprivate lands by prescription
underprovisionsofexistinglaws;
3. Thosewhohaveacquiredownershipofprivate lands or abandoned
river bedsbyrightofaccessionoraccretion;or
4.
Thosewhohaveacquiredownershipoflandbyanyothermannerprovidedbylaw.
5. Where the land is owned in common,all the coowners shall file
theapplicationjointly.(Sec.14,PD1529)
Q:Mayprivatecorporationsholdalienablelandsofpublicdomain?A: No.
The word persons refers to naturalpersons who are citizens of the
Philippines.Juridicalorartificialpersonsareexcluded.Sec.3,Art.XIIofthe1987Constitutionprohibitsprivatecorporations
or associations from holdingalienable lands of the public domain
except
bylease.Q:Noynoy,Erap,MannyandGiboarecoownersofaparcelofland.MayMannyseekregistrationinhisnameofthelandinitsentirety?A:Sinceacoownercannotbeconsideredatrueowner
of a specific portion until division
orpartitioniseffected,hecannotfileanapplicationforregistrationofthewholeareawithoutjoiningthecoownersasapplicants.(Agcaoilireviewer,p.19,2008ed)Q:Whomayapplyforregistrationofalandsubjecttoa:1.Pactoderetrosale?
GR: Vendor a retro may apply
forregistration.XPN:Vendeearetro,shouldtheperiodforredemptionexpireduringpendencyof
registration proceedings andownership to property is
consolidatedinvendeearetro.Note:Pactode retrosale refers toa
salewithrighttorepurchase.
2.Trust?
GR:Trusteemayapplyforregistration.XPN: Unless prohibited by
theinstrumentcreatingthetrust.
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Note: Trusteeship or trust is a fiduciaryrelationship with
respect to propertywhich involves theexistenceofequitableduties
imposed upon the holder of
thetitletothepropertytodealwithitforthebenefitofanother
3.Reservatroncal?
Reservor has the right to apply forregistration but the
reservablecharacter of the property will
beannotatedinthetitle.Note: In reserva troncal the ascendantwho
inherits from his descendant anyproperty which the latter may
haveacquiredbygratuitous title fromanotherascendant, or a brother
or sister, isobliged to reserve such property as
hemayhaveacquiredbyoperationoflawforthebenefitofrelativeswhoarewithinthethird
degree andwho belong to the linefromwhichsaidpropertycame.
464
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
2.UNDERCA141
Q: Who may apply for registration under
thePublicLandActorCANo.141?A: Those who by themselves or through
theirpredecessorsininterest have been in open,continuous, exclusive
and notorious possessionand occupation of alienable and
disposableagricultural lands of the public domain, under
abonafideclaimofacquisitionorownership,sinceJune12,1945,exceptwhenpreventedbywarsorforcemajeure.Note:Thefollowingconditionsmustconcurinorderthat
the benefits of the Public Land Act on
theconfirmationofimperfectorincompletetitlemaybeavailedof:
1. theapplicantmustbeaFilipinocitizen;2. hemust have, by himself
or through his
predecessorsininterest, possessed andoccupied an alienable and
disposableagriculturalportionofthepublicdomain;
3. such possession and occupation musthave been open,
continuous, exclusive,notorious and in the concept of
owner,sinceJune,12,1945;and
4. the application must be filed with thepropercourt.
Q: When is a person deemed to possess
animperfecttitleoverproperty?A: When the applicant for confirmation
ofimperfect title has shown possession
andoccupationthatis:(OCENI)
1. open,2. continuous,3. exclusiveand4. notorious5.
intheconceptofanowner
Q: What is the effect of possession of animperfecttitle?A:When
theconditions setby lawarecompliedwith, thepossessorof the
land,byoperationoflaw, acquires a right to government grant,without
thenecessityofa certificateof the titlebeingissued.Q: In 1913, Gov.
Gen. Forbes reserved forprovincialparkpurposesaparcelof
landwhich,sometime thereafter, the court
orderedregisteredinPalomosname.In1954,thenPres.Magsaysayconvertedthe
land
intotheTiwiHotSpringNationalPark,underthemanagementoftheBureauofForestDevelopment.Theareawasnever
released as alienable or disposable. ThePalomos, however, continued
to possess thesaid property, had introduced improvementstherein
aswell as paid real estate taxes.
TheRepublicnowseeksthecancellationofthetitlesoverthesubjectland.Shouldthecancellationbegranted?A:Yes.Theadversepossessionwhichmaybethebasis
of a grant of title in confirmation ofimperfect title cases applies
only to alienablelandsof thepublicdomain.There isnoquestionthat the
lands in the case at bar were
notalienablelandsofthepublicdomain.Therecordsshowthatsuchwereneverdeclaredasalienableanddisposable
and subject toprivate
alienationpriorto1913uptothepresent.(Sps.Palomo,et.al.,v.CA,et.al.,G.R.No.95608,Jan.21,1997)Q:Bracewellassertsthathehasarightoftitletoa
parcel of land having been, by himself andthrough his
predecessorsininterest, in xxxoccupation xxx under a bona fide
claim ofownership since 1908. The land has
beenclassifiedasalienableordisposableonlyonMay27,1972.
Mayhisapplication for
confirmationofimperfecttitlebegranted?A:No.Thelandwasonlyclassifiedasalienableordisposable
onMay 27, 1972. Prior to said date,
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LAND TITLES AND DEEDS
when the subjectparcelsof landwere classifiedas
inalienableornotdisposable, the same couldnot be the subject of
confirmation of imperfecttitle. There can be no imperfect title to
beconfirmed over lands not yet classified asdisposable or
alienable. In the absence of
suchclassification,thelandremainsunclassifiedpublicland until
released and opened to disposition.Indeed, it has been held that
the rules on theconfirmation of imperfect title do not
applyunlessanduntil the landclassifiedas forest landis released in
an official proclamation to thateffectso that itmay formpartof
thedisposableagriculturallandsofthepublicdomain.(Bracewellv.CA,G.R.No.107427,Jan.25,2000)Q:
Inanapplication for judicial confirmationofimperfect title filed
byNaguit, theOSG arguesthat the property xxx must first be
alienable.Since the subject land was declared
alienableonlyon1980,Naguitcouldnothavemaintaineda bona fide claim
of ownership since June 12,1945,as requiredbySection14of
thePropertyRegistrationDecree,sincepriorto1980,thelandwasnotalienableordisposable.
Is itnecessaryunderSection14(1)ofthePropertyRegistrationDecree
(nowSec.48 (b)of thePublic LandAct)that the subject land be first
classified asalienable anddisposablebefore the
applicantspossessionunderabonafideclaimofownershipcouldstart?A:No.Section14(1)merelyrequiresthepropertysought
tobe registeredasalreadyalienableanddisposable at the time the
application forregistration of title is filed. If the State, at
thetimetheapplicationismade,hasnotyetdeemeditpropertoreleasethepropertyforalienationordisposition,
the presumption is that thegovernment is still reserving the right
to utilizethe property; hence, the need to preserve itsownership in
theState irrespectiveof the lengthof adverse possession even if in
good faith.However, if the property has already beenclassified as
alienable and disposable, as it is inthis case, then there is
already an intention onthe part of the State to abdicate its
exclusiveprerogative over the property. (Republic v.
CAandNaguit,G.R.No.144057,Jan.17,2005)Note:This case
isdistinguishable fromBracewell v.CA,where the claimant had been in
possession ofthe land since1908andhad filedhisapplication in1963,
or nine (9) years before the property wasdeclared alienable and
disposable in 1972.
Hence,registrationwasdenied.TheBracewellrulingwillnotapply
inthiscasebecausehere,theapplicationwasmadeyearsafterthepropertyhadbeencertifiedasalienableanddisposable.
A different rule obtains for forest lands, such
asthosewhichformpartofareservationforprovincialparkpurposesthepossessionofwhichcannotripenintoownership.Itiselementaryinthelawgoverningnaturalresourcesthat
forest landcannotbeownedbyprivatepersons.Asheld inPalomo v.CA,
forestland is not registrable and possession thereof, nomatter how
lengthy, cannot convert it into privateproperty, unless such lands
are reclassified andconsidereddisposableandalienable.
Inthecaseatbar, the property in question was undisputedlyclassified
as disposable and alienable; hence,
therulinginPalomoisinapplicable.Q:Whomayapplyforjudicialconfirmation?A:
1. Filipino citizens who by themselves orthrough their
predecessorsininteresthave been in open,
continuous,exclusiveandnotoriouspossessionandoccupationof alienable
anddisposablelands of public domain under a bonafide claimof
acquisition since June 12,1945 or prior thereto or since
timeimmemorial;
2. Filipino citizens who by themselves ortheir
predecessorsininterest havebeen,priortotheeffectivityofPD1073on
January 25, 1977, in open,continuous, exclusive and
notoriouspossession and occupation ofagricultural landsof
thepublicdomainunderabonafideclaimofacquisitionorownership for at
least 30 years, or atleastsinceJanuary24,1947;
3. Private domestic corporations orassociations which had
acquired landsfrom Filipino citizens who hadpossessedthesame
inthemannerandfor the length of time indicated
inparagraphs1&2above;or
4. Naturalborn citizensof
thePhilippineswhohavelosttheircitizenshipandwhohas the legal
capacity to enter into acontractunderPhilippinelawsmaybeatransferee
of private land up to amaximumareof5,000sq.m.,incaseofurban land,
or 3 hectares in case ofrural land to be used by him
forbusinessorotherpurposes.
465
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Q: What must an applicant for judicialconfirmationprove?A:
1. That the land is alienable
anddisposablelandofpublicdomain;and
2. That they have been in open,continuous, exclusive, and
notoriouspossession and occupation of the landfor the length of
time and in themannerandconceptprovidedbylaw.
Note:ExtendedperiodforfilingofapplicationSec.1,R.A.9176provides
inpart that, The time tobefixed in the entire archipelago for the
filing ofapplications shallnotextendbeyondDecember31,2020. Provided
that the area applied for does notexceed12hectares.
466
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
Q: Doldol occupied a portion of land for 32years, since
1959,whichwas reservedby
Pres.Aquinoasaschoolsite.Inviewofhisrefusaltovacate, the school
filed a complaint for accionpossessoria. Who has a better right
over thelandindispute?A: The school has a better right. Doldol has
noimperfecttitleoverthe landbecausehefailedtomeet the requirements
provided for under Sec.48(b)ofCANo.141,asamendedbyPD1073,viz:
Thosewhoby themselvesor through
theirpredecessorsininteresthavebeeninopen,continuous, exclusive and
notoriouspossession and occupation of agriculturallands of the
public domain, under a
bonafideclaimofacquisitionorownership,sinceJune 12, 1945, or
earlier, immediatelypreceding the filing of the application
forconfirmation of title, except
whenpreventedbywarsorforcemajeure.
While the land is classified as an alienable anddisposable
tractofpublic land, thusmeeting
thefirstrequirement,Doldolcouldnothaveacquiredan imperfect title to
the disputed lot since hisoccupationstartedonly in1959,much
laterthanJune 12, 1945. Not having complied with theconditions set
by law, Doldol cannot be said
tohaveacquiredarighttothelandinquestionastosegregate the same from
the public domain.Doldol cannot, therefore, assert a right
superiorto the school. (Republic v. Doldol, G.R.
No.132963,Sept.10,1998)
3.UNDERRA8371Q: What law governs the ownership anddisposition of
ancestral lands and ancestraldomains?A:RA8371of the
IndigenousPeoplesRightsActof 1997 (IPRA) which was enacted October
29,1997. The IPRA is a law dealing with a specificgroup of peoples,
ie., the Indigenous
culturalcommunitiesortheindigenouspeoples.Thelawallows indigenous
peoples to obtain recognitionof their rightofownershipoverancestral
landsandancestraldomainsbyvirtueofnativetitle.B.REGISTRATIONPROCESSANDREQUIREMENTS
Q:Whatarethemodesofregisteringlandtitles?A:Therearetwomodes:
1. Original registration proceedingsunder the Property
RegistrationDecree(PD1529),and
2. Confirmation of imperfect orincomplete title under
Section48(b) of the Public Land Act, asamended.
Q:Whatare the stepsor requisites inordinaryregistration
proceedings and
judicialconfirmationofimperfecttitle?A:SASTPSAHPIEST
1. Surveyof landbyBureauofLandsor any duly licensed
privatesurveyor
2. Filing of Application forregistrationbyapplicant
3. Settingofdateforinitialhearingbythecourt
4. Transmittalofapplicationanddateof initial hearing together w/
alldocuments or other pieces
ofevidenceattachedtheretobyclerkofcourttoNationalLandTitlesandDeeds
Registration Administration(NALTDRA)
5. Publication of notice of filing ofapplication and date and
place ofhearing
6. Service of notice by sheriff
uponcontiguousowners,occupantsandthose known to have interest
intheproperty
7. Filing of Answer or opposition tothe application by any
personwhether named in the notice ornot
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LAND TITLES AND DEEDS
8. Hearingofcasebycourt9. Promulgationofjudgmentbycourt10.
Issuance of a decree by court
declaring the decision final,
andinstructingtheNALDTRAtoissueadecree of confirmation
andregistration
11. Entry of decree of registration inNALDTRA
12. Sending of copy of the decree
ofregistrationtocorrespondingRD
13. Transcription of decree ofregistration in the
registrationbook and issuance of
ownersduplicateoriginalcertificateoftitle(OCT) of applicant by RD,
uponpaymentofprescribedfees
Note: After judgment has become final andexecutory, the issuance
of decree and OCT isministerialon thepartof LRA andRD. (Aquino,
p.1415; Agcaoili, RegistrationDecree and RelatedLaws,p.182183)
Q: Are the Rules of Court applicable in
landregistrationproceedings?A: The Rules of Court could be applied
in
landregistrationproceedingsinasuppletorycharacterorwheneverpracticableorconvenient.Note:Motiontointerveneinalandregistrationcaseisnotallowed.
1.APPLICATION
FORMANDCONTENTSQ: What is the form of the application
forregistrationorjudicialconfirmation?A:
Inwriting;1. Signedby the applicantorperson
dulyauthorizedinhisbehalf;
2. Sworn to before an officerauthorized to administer an oathfor
theprovinceorcitywhere theapplication was actually signed;and
3. If there ismore than 1 applicant,they shallbe signedand sworn
tobyandinbehalfofeach.
467
Q:Whatarethecontentsoftheapplication?A:DCAMEFARN
1. Description of the land applied fortogether with the
buildings andimprovements; the plan approved byDirector of Lands
and the technicaldescriptionsmustbeattached
2. Citizenship and civil status of theapplicant
a. Ifmarried,nameofspouseb. If the marriage has been
legally dissolved, when andhow the marriage
relationwasterminated
3. Assessed value of the land and thebuildings and other
improvementsbased on the last assessment fortaxationpurposes
4. Mannerofacquisitionofland
5. MortgageorEncumbranceaffectingtheland or names of other
persons whomay have an interest therein, legal orequitable
6. The court may require Facts to be
stated in the application in addition tothose prescribed by the
Decree
notinconsistenttherewithandmayrequirethefilingofadditionalpapers
7. Full names and addresses of All
occupantsof the landand thoseof theadjoining owners, if known,
and if notknown, the applicant shall state
theextentofthesearchmadetofindthem
8. If theapplicationdescribes the landas
boundedbyapublicorprivatewayorRoad, it shall statewhetherornot
theapplicantclaimsanyportionofthelandwithinthelimitsofthewayorroad,andwhether
the applicant desires to havethelineofwayorroaddetermined
9. Iftheapplicant isaNonresidentofthe
Philippines, he shall file an instrumentappointing an agent
residing in thePhilippinesand shallagree that
serviceofanylegalprocessshallbeofthesamelegal effect as if made
upon theapplicantwithinthePhilippines(Sec.16,PD1529)
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Q: What documents must accompany
theapplication?A:Allmunimentsoftitlesandcopiesthereofwithsurvey
plan approved by Bureau of Lands
mustaccompanytheapplication.Q:Whataremunimentsoftitle?A: They are
instruments or written evidencewhich the applicant holds/possesses
to enablehimtosubstantiateandprovetitletohisestate.Q: Ifwhat
issoughttoberegisteredaretwoormore parcels of land, must the
applicant fileseparateapplicationsforeach?A: Generally, yes.
However, an application mayinclude two or more parcels of land as
long asthey are situated within the same province orcity.
WHEREFILEDQ:Whereshalltheapplicationbefiled?A:
Iftheapplicationcoversasingleparcelof landsituatedwithin:
1. onlyonecityorprovince:RTCorMTC,asthecasemaybe,oftheprovince
or city where the land issituated.
2. twoormoreprovincesorcities:a. Whenboundariesarenotdefined
in the RTC or MTC of the placewhere it is declared for
taxationpurposes.
b. When boundaries are defined separate plan for each
portionmustbemadebyasurveyorandaseparate application for each
lotmustbefiledwiththeappropriateRTCorMTC.
Note: MeTC, MCTC, and MTC has jurisdiction todecide cadastral
and land registration cases,provided:
1. There is no controversy or opposition(uncontestedlots);or
2. Value of contested lots does not
exceedP100,000(Sec.4,R.A.7691)
Inothercases,theRTChasjurisdiction.
468
JurisdictionoftheMTCswasdelegatedthroughtheJudiciaryReorganizationActof1980(R.A.7691).
IncasesofdelegatedjurisdictiontotheMTC,appealisdirectedtotheCA.
(Sec.34,BP129,asamendedbySec.4,R.A.7691)Q: Does the RTC acting as a
land registrationcourthavegeneralorlimitedjurisdiction?A: Sec. 2 of
P.D. No. 1529 has eliminated thedistinction between the general and
the limitedjurisdiction of the registration court.
Allconflictingclaimsofownershipandinterestintheland, and related
issues submitted to the
courtwithorwithouttheunanimityoftheparties,maynow be heard and
resolved by the court. Thecourt is now authorized to hear and
decide notonly noncontroversial cases but evencontentious
issueswhich used to be beyond
itscompetence.(AgcaoiliReviewer,p.157158)
AMENDMENTOFTHEAPPLICATIONQ:Whenmayanamendmentoftheapplicationbehad?A:
Amendments to the application
includingjoinder,substitution,ordiscontinuanceas to
thepartiesmaybeallowedbythecourtatanystageof the proceedings upon
just and
reasonableterms.(Sec.19,PD1529)Q:Whomayorderthatanamendmentbedone?A:Thecourtmayatanytime,orderanapplicationto
be amended by striking out one or
moreparcelsoflandorbyseveranceoftheapplication.(Sec.18,PD1529)Q:Whatare
the requirements inamending theapplication?A:
Publication1. MailingofnoticeWithin7daysafter
publicationofsaidnoticeintheOGto:a. Personsnamedinthenoticeb.
Secretary of Public Highways,
ProvincialGovernor,andMayor, iftheapplicantrequeststohavetheline
of a public way or roaddetermined
c. Secretary of Agrarian Reform,Solicitor General, Director
ofLands, Director of Fisheries, andDirector of Mines, if the
landborders on a river, navigablestream,or
shore,oronanarmoftheseawhereariverorharborlies
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
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LAND TITLES AND DEEDS
d. Other persons as the court maydeemproperNote: Service of
notice uponcontiguous owners is indispensableand lack of service
constitutesextrinsicfraud.
Posting In conspicuous place onsubject land and on bulletin
board ofthe municipal building for at leastfourteen (14) days
before the initialhearing.
Q:Ispublicationandnoticenecessaryincasetheapplicationisamended?A:Publicationandnoticearenecessarywheretheamendmenttotheapplicationconsistsin:SIA
1. Substantialchangeintheboundaries2. Increase intheareaofthe
landapplied
for3. TheinclusionofAdditionalland
Note: If amendment includes aparcel ofland not previously
included in theapplication as published, a newpublication of the
amended
applicationmustbemade(Inclusion).Withoutsuchpublication,theregistrationcourtcannotacquire
jurisdictionover theareathatisadded.
Q:Whenispublicationnotnecessaryincasetheapplicationisamended?A:
1. If the amendment consists in theexclusion of a portion of the
areacoveredby theoriginalapplicationandthe original plan as
previouslypublished, a new publication is
notnecessary(Exclusion).
Note: In this case, the jurisdictionof
thecourtisnotaffectedbythefailureoffilinganewapplication.
2. Amendments to the applicationincluding joinder, substitution
ordiscontinuanceastotheparties.a.
Joindermeansjoiningoftwoormore
defendantsorplaintiffs involved inasingle claim, orwhere two
ormoreclaims or remedies can be
disposedofinthesamelegalproceedings.
b. Substitutionmeans the replacementof one of the parties in a
lawsuitbecause of events that prevent
thepartyfromcontinuingwiththetrial.
c. Discontinuancemeans the
voluntaryterminationoflitigationbyaplaintiffwhohaselectednot
topursue itorby both parties pursuant to asettlement.Note: This may
be allowed by
thecourtatanystageoftheproceedingsuponjustandequitableterms.
3. Anamendmentduetochangeofnameoftheapplicant.
2.PUBLICATIONOFNOTICEOFFILINGOFAPPLICATIONANDDATEANDPLACEOF
HEARINGQ: What are the purposes of the publicationrequirement
for notice of the filing of
theapplicationandthedateandplaceofhearing?A:To:
1. chargethewholeworldwithknowledgeof theapplicationof the land
involved,andinvitethemtotakepartinthecaseand assert and prove their
rights overthesubjectland;and
2. conferjurisdictionoverthelandappliedforuponthecourt.
Note: The settled rule is thatonce the
registrationcourthadacquiredjurisdictionoveracertainparcel,orparcelsof
land intheregistrationproceedingsbyvirtue of the publication of the
application, thatjurisdictionattachestothe landor
landsmentionedanddescribedintheapplication.Q: May publication of
the notice of filing ofapplication and date and place of hearing
bedispensedwith?A: No. Publication of the notice of filing
ofapplication and date and place of hearing
ismandatory.Q:Wheremustthesaidnoticebepublished?A:
1. Once in theOfficialGazette (OG)
thisconfersjurisdictionuponthecourt;and
469
2. Once in a newspaper of generalcirculation
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Note:Publication intheOfficialGazette issufficientto confer
jurisdictionupon the court. (Sec.23,P.D.1529)
DEFECTIVEPUBLICATIONQ:Whenispublicationdefective?A:Thereisadefectivepublicationinthefollowinginstances:
1. Where what was published in theOfficial Gazette is the
description of abigger lot which includes the
landssubjectofregistration.Reasons: a. Sec.15,PD1529requires
thatthe
application for registration shouldcontainthedescriptionofthe
landsubject of registration and this
isthedescriptiontobepublished;
b. It is the publication of specificboundaries of lands to
beregistered thatwould actually putthe
interestedpartiesonnoticeofthe registration proceedings andenable
them, if they have rightsand interests in the property, toshow why
the application forregistrationshouldnotbegranted;
c. Theadjoiningownersofthebiggerlotwouldnotbethesameownersof the
smaller lots subject ofregistration. Hence, notice
toadjoiningownersof thebigger lotis not notice to those of
thesmallerlots.
2. Where the actual publication of the
notice of initial hearing was after thehearingitself.
Q:Whatistheeffectofadefectivepublication?A:Itdeprivesthecourtofjurisdiction.
GR: If it is later shown that the decree ofregistration had
included land or lands notincluded in the publication, then
theregistration proceedings and the decree
ofregistrationmustbedeclarednullandvoidbutonly insofaras the
landnot included inthe publication concerned. But theproceedings
and the decree of
registration,relatingtothelandsthatwereincludedinthepublication,arevalid.
470
XPN: However, if the difference is not
assubstantialaswouldaffecttheidentityofthe
land, failure to publish the bigger area(insubstantial
inclusion) does not perforceaffectthecourtsjurisdiction.
3.OPPOSITIONQ: What are the requisites for a
validopposition?A:
1. Setforthobjectionstotheapplication;2.
Stateinterestclaimedbyoppositor;3. Applyfortheremedydesired;and4.
Signedandsworntobyhimorbysome
otherdulyauthorizedperson.Note: The opposition partakes of the
nature of ananswerwithacounterclaim.Q:Whomaybeanoppositor to
theapplicationforregistrationorjudicialconfirmation?A: Any person
whether named in the notice
ornot,provided,hisclaimofinterestinthepropertyapplied for is based
on a right of dominion orsome other real right independent of, and
notsubordinateto,therightsofthegovernment.Q: Who may be proper
oppositors in
specificcases?A:Thefollowingmaybeproperoppositors:
1. A homesteader who has not yet beenissuedhis titlebutwhohad
fulfilledalltheconditionsrequiredbylawtoentitlehimtoapatent.
2. A purchaser of friar land before
theissuanceofthepatenttohim.
3. Personswho claim tobe inpossessionof a tract of public land
and haveappliedwiththeBureauofLandsforitspurchase.
4. TheGovernmentrelativetotherightofforeshore lesseesofpublic
land as thelattersrights
isnotbasedondominionorrealrightindependentoftherightofthegovernment.
Q:Mayaprivatepersonoppose
registrationonthegroundthatthelandsoughttoberegisteredisownedbythegovernment?A:
No. A private person may not oppose
anapplicationforregistrationonthegroundthatthelandappliedforisapropertyofthegovernment.(Agcaoili,p.172,2006)
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
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LAND TITLES AND DEEDS
Q: Should an oppositor have title over thedisputedland?A: No.
The oppositor need not show title inhimself; he should however
appear to
haveinterestintheproperty.(Agcaoili,p.171,2006)Q:Shouldanoppositors
interestover the landbelegalormayitbemerelyequitable?A: It is
immaterialwhetherhis interest is in thecharacter of legal owner or
is of a purelyequitablenatureaswhereheisabeneficiaryofatrust.
ABSENCEOFOPPOSITIONORFAILURETOOPPOSEDEFAULT
Q:Whenmayapersonbedeclaredindefaultinlandregistrationproceedings?A:Apersonmaybedeclared
indefault
ifhefailstofileanopposition.Q:Whatistheeffectoffailuretooppose?A:OrderofdefaultThecourtshall,uponmotionof
the applicant, no reason to the contraryappearing, order a default
to be recorded
andrequireapplicanttopresentevidence.Q:Ajudgedeclaredindefaultanoppositorwhohad
already filedwith the court an oppositionbased on substantial
grounds for his failure toappear at the initial hearing of the
applicationfor registration. Is the default order proper?
Ifnot,whatishisremedy?A:No,itisnot.Failureoftheoppositortoappearattheinitialhearingisnotagroundfordefault.Inwhichcase,hisproperremedyistofileapetitionforcertiorari
tocontest the
illegaldeclarationororderofdefault,notanappeal.(Agcaoili,p.175,2006)Q:What
is the effect of an order of default
inlandregistrationproceedings?A:Adefaultorderinlandregistrationproceedingsisentered
against thewholeworld, so thatallpersons, except only the parties
who hadappeared and filed pleadings in the case,
areboundbysaidorder.Q: What is the effect of the absence of
anopposition as regards allegations in theapplication?
A:Whenthere isnoopposition,allallegations
intheapplicationaredeemedconfessedonthepartoftheopponent.Q: What if
a certificate of title was issuedcovering nonregistrable lands
without thegovernment opposing such, is the
governmentestoppedfromquestioningthesame?A: The government cannot
be estopped fromquestioning the validity of the certificates
oftitle, which were granted without oppositionfrom
thegovernment.Theprincipleofestoppeldoesnotoperateagainstthegovernmentfortheactsofitsagents.Q:
Ifanorderofgeneraldefault is
issued,maythecourtautomaticallygranttheapplication?A:No.Even in
theabsenceofanadverse
claim,theapplicantstillhastoprovethathepossessesall the
qualifications and none of thedisqualifications toobtain the title.
Ifhe fails todo so, his application will not be
granted.(AgcaoiliReviewer,p.174,2008)Q: What is the remedy of a
person who wasdeclaredindefaultbythecourt?A:
1. Motion to set aside default order Adefaulted interested
person may gainstanding in courtby filing suchmotionat any time
after notice thereof andbefore judgment,uponpropershowingthat:
a. hisfailuretoanswer(orfileanoppositionas inordinary
landregistrationcase)wasdue to:FAME:
i. Fraudii. Accidentiii. Mistakeiv. ExcusableNeglect
b.
andthathehasameritoriousdefense.(Sec.3,Rule9,RulesofCourt)
471
2. Petition for Certiorari Failure of theoppositor to appear at
the initialhearing is not a ground for default.
Inwhichcase,hisproperremedy istofilea petition for certiorari not
later
thansixty(60)daysfromnoticeofjudgment,orderorresolutiontocontesttheillegaldeclaration
or order of default, not anappeal.(Sec.4,Rule65,RulesofCourt)
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Note:Thepetitionshallbe filednot laterthan60days fromnoticeof
theorder. Incaseamotion
forreconsiderationornewtrialistimelyfiled,whethersuchmotionisrequiredornot,thepetitionshallbefilednot
later than 60days counted from
thenoticeofthedenialofthemotion.(Sec.4,Rule65,RulesofCourt)
4.EVIDENCE
Q:Whatmusttheapplicantforlandregistrationprove?A:Theapplicantmustprove:DIP
1. DeclassificationThat the
landappliedforhasbeendeclassifiedandisapublicagricultural land,
alienable anddisposable or otherwise capable ofregistration;
2. Identityoftheland;and3. Possession and occupation of the
land
for the length of time and in themannerrequiredbylaw.
EVIDENCEOFDECLASSIFICATION
Q: What may constitute sufficient proof
toestablishdeclassificationof land from forest
toalienableordisposable,oragricultural?A:POEMCIL
1. Presidentialproclamation2. Administrative Order issued by
the
Secretary of Environment and NaturalResources
3. Executiveorder4. Bureau of Forest Development (BFD)
LandClassificationMap5.
CertificationbytheDirectorofForestry,
andreportsofDistrictForester6.
InvestigationreportsofBureauofLands
investigator7. Legislativeact,orbystatute(Aquino,p.
63,2007ed)Q: The Cenizas applied for registration of theirtitle
over a parcel of public land which theyinherited. Without
presenting proof that theland in question is classified as
alienable ordisposable, the court granted the application,holding
that mere possession for a period asprovided forby
lawwouldautomaticallyentitlethepossessortherighttoregisterpublic
land inhisname.Wasthecourtrulingcorrect?
472
A:No.Merepossession foraperiod requiredbylaw
isnotenough.Theapplicanthastoestablishfirstthedisposableandalienablecharacterofthe
publicland,otherwise,publiclands,regardlessoftheirclassification,canbe
subjectof registrationof private titles, as long as the applicant
showsthathemeets the required yearsofpossession.The applicant must
establish the existence of apositive act of the government, such as
apresidentialproclamationor
anexecutiveorder;administrativeaction;reportsofBureauofLandsinvestigators
and a legislative act or a statute.(Republic v. Ceniza, G.R. No.
127060, Nov. 19,2002)
EVIDENCEOFIDENTITYOFTHELANDQ: What may be presented as proof of
theidentityofthelandsoughttoberegistered?A:ST2D
1. Surveyplaningeneral2. Tracingclothplanandblueprintcopies
ofplan3. Technicaldescriptionoftheland4. TaxDeclarations
Q: Inanapplication for judicial confirmationofimperfect title,
is submission of the originaltracingclothplanmandatory?A: Yes. The
Supreme Court declared that
thesubmissionofthetracingclothplanisastatutoryrequirementofmandatorycharacter.TheplanofthelandmustbedulyapprovedbytheDirectorofLands,
otherwise the same have no probativevalue. (Director of Lands v.
Reyes, G.R. No. L27594,Nov.28,1975)Note:However,under
LRACircular052000,onlyacertifiedcopyoftheoriginaltracingclothplanneedbe
forwarded to the LRA (Agcaoili, Reviewer
inpropertyregistrationandrelatedproceedings,p.52,2008ed)Althoughmereblueprintcopieswerepresented
incourtasevidence,theoriginaltracingclothplanwasattachedtotheapplication
forregistrationandwasavailable to the court for comparison. Hence,
theapprovalofregistrationwasproper(Republicv.IAC,G.R.No.L70594,Oct.10,1986)Q:
In case of conflict between areas
andboundaries,whichprevails?A:
GR:Boundariesprevailoverarea.XPNs:Boundaries reliedupondonot
identify land
beyonddoubt.
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
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LAND TITLES AND DEEDS
Boundariesgiven in the registrationplandonot coincide with outer
boundaries ofthe land covered and described in
themunimentsoftitle.
EVIDENCEOFPOSSESSIONANDOCCUPATION
Q:Whatmayconstituteproofofpossession?A:Toprovepossession,itisnotenoughtosimplydeclare
ones possession and that of
theapplicantspredecessorsininteresttohavebeenadverse,continuous,open,public,peacefulandinconceptofownerfortherequirednumberofyears.Theapplicantshouldpresentspecific
factstoshowsuchnatureofpossessionbecausebareallegations, without
more, do not amount topreponderant evidence that would shift
theburden to the oppositor. (Diaz v. Republic,
G.R.No.141031,Aug.31,2004)Q: What are some specific overt acts
ofpossession which may substantiate a claim ofownership?A:
1. Introducing valuable improvements
onthepropertylikefruitbearingtrees;
2. Fencingthearea;3. Constructing a residential house
thereon;or4. Declaring the same for taxation
purposes.Note:Evidence tobeadmissiblemust,however,becredible,
substantial and satisfactory
(AgcaoiliReviewer,p.147,1999ed)Q:Whatareinsufficientproofsofpossession?A:COF3T
1. Mere Casual cultivation of portions
ofthelandbyclaimant.Reason:Possession isnotexclusiveandnotorious so
as to give rise to apresumptivegrantfromtheState.
2. PossessionofOtherpersonsintheland
applied for impugns the
exclusivequalityoftheapplicantspossession.
3. Mere failure of Fiscal representing the
Statetocrossexaminetheapplicantontheclaimedpossession.
473
4. Tax declaration of land sought to beregisteredwhich isnot in
thenameof
applicant but in the name of
thedeceasedparentsofanoppositor.Reason: Possession of applicant is
notcompletely adverse or open, nor is
ittrulyintheconceptofanowner.
5. HoldingofpropertybymereToleranceoftheowner.Reason:Holder
isnot intheconceptofowner and possessory acts no
matterhowlongdonotstarttherunningoftheperiodofprescription.
5. Where applicants Tacked their
possessiontothatoftheirpredecessorininterestbuttheydidnotpresenthimaswitness
orwhen no proofs ofwhatactsofownershipand
cultivationwereperformedbythepredecessor.
Q:MauricioandCarmencitatestifiedtoestablishtheir claim over the
subject lots. When theapplication was granted, the OSG
appealed,arguing thatweight shouldnotbegiven to
theselfservingtestimoniesofthetwo;thattheirtaxdeclaration
isnotsufficientproof that theyandtheir parents have been in
possession of theproperty for at least thirty years, said
taxdeclarationbeingonlyfortheyear1994andthepropertytaxreceiptspresentedbythemwereallofrecentdates.Arethesaidpiecesofevidencesufficient
toestablish actualpossessionof landfor theperiod requiredby law
thuswarrantingthegrantoftheapplication?A: No. Their bare assertions
of possession andoccupation by their predecessorsininterest
arehardly "the wellnigh incontrovertible" evidencerequired
incasesof thisnature.Proofofspecificacts of ownership must be
presented tosubstantiate their claim. They cannot just offergeneral
statements which are mere
conclusionsoflawthanfactualevidenceofpossession.The law speaks of
possession and occupation.Possession isbroaderthanoccupationbecause
itincludes constructive possession. When,therefore, the law adds
theword occupation, itseeks to delimit the all encompassing effect
ofconstructivepossession.Takentogetherwiththewordsopen,continuous,exclusiveandnotorious,thewordoccupation
serves tohighlight the factthat for an applicant to qualify, his
possessionmustnotbeamerefiction.
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Actual possession of a land consists in
themanifestationofactsofdominionover
itofsuchanatureasapartywouldnaturallyexerciseoverhisownproperty.(Republicv.Alconaba,G.R.No.155012,Apr.14,2004)Note:
Wellnigh incontrovertible evidence
referstothedegreeofproofofregistrablerightsrequiredbylawinregistrationproceedings.Q:
Are tax declarations presented by
themsufficientproofofpossessionandoccupationfortherequisitenumberofyears?A:
No. The records reveal that the subjectpropertywas declared for
taxation purposes bythe respondents only for the year 1994.
Whilebelated declaration of a property for
taxationpurposesdoesnotnecessarilynegate the factofpossession, tax
declarations or realty taxpayments of property are, nevertheless,
goodindiciaofpossession in
theconceptofanowner,fornooneinhisrightmindwouldbepayingtaxesforapropertythatisnotinhisactualor,atleast,constructive
possession. (Republic v. Alconaba,G.R.No.155012,Apr.14,2004)
EVIDENCEOFPRIVATEOWNERSHIPQ:Whatare
theproofsofprivateownershipofland?A:STOP
1. Spanishtitle,impendingcases.
Note: However, Spanish titles are nowinadmissible and
ineffective as proof ofownership in land
registrationproceedingsfiledafterAug.16,1976.It ismere
indiciaofaclaimofownership thatthe holder has a claim of title over
theproperty.
2. Taxdeclarationandtaxpayments.
Note: While tax declarations and realestate tax receipts are not
conclusiveevidence of ownership, if presented
asdocumentaryevidencecoupledwithproofactualpossession for theperiod
requiredbylawoftheland,theyaregoodevidenceofownership.
Even if belatedly declared for taxationpurposes, it does not
negate possessionespecially if there
isnootherclaimantoftheland.
474
Mere failureof theownerof the land topay the realty tax does not
warrant a
conclusion that there was
abandonmentofhisrighttotheproperty.
3. Otherkindsofproof.
E.g.Testimonialevidence(i.e.accretionisonalandadjacenttoariver).
Note: Any evidence that accretion wasformed through human
interventionnegatestheclaim.
4. Presidential issuances and legislative
acts.
Note: It is constitutive of a fee simpletitle or absolute title
in favor of thegrantee.
Q:Aretaxdeclarationsorpaymentofrealtytaxconclusiveevidenceofownership?A:No.Taxdeclarationsor
realty taxpaymentofproperty are not conclusive evidence
ofownership. However, they are good indicia
ofpossessionintheconceptofanowner,fornoonein his right mind would
be paying taxes for aproperty that is not in his actual or at
leastconstructivepossession. They constitute at
leastproofthattheholderhasaclaimoftitleovertheproperty.Note: The
voluntary declaration of a piece ofproperty for taxation purposes
manifests not
onlyonessincereandhonestdesiretoobtaintitletotheproperty and
announces his adverse claim againstthe State and all other
interested parties, but alsothe intention
tocontributeneededrevenues to theGovernment. Such an act
strengthens ones bonafide claim of acquisition of ownership.
(Agcaoili,Reviewer in property registration and
relatedproceedings,p.155,2008ed;Aquino,p.7576)Q:Agustin executed
anAffidavitof TransferofRealPropertywhereDucat
istoperformallthenecessary procedures for the registration
andacquisition of title over several parcels of landpossessed and
occupied by Agustin. BeforeDucatwas able to accomplishhis
task,AgustindiedandBernardoadministeredtheproperties.Ducat then
filedanApplication for
FreePatentovertheland,whichwasgranted.Theparcelsoflandwereregistered
inthenamesofDucatandKiong. The heirs of Bernardo sought
thereconveyanceofthe
landwithdamagesbutdidnotquestiontheauthenticityoftheagreement.Whoistherightfulowneroftheproperty?
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
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LAND TITLES AND DEEDS
A:ThespousesDucatandKiong.TheAffidavitofTransfer of Real
Property proved Ducatsownership of the property. It stated that
Ducatbought the subject property from Cecilio andBernardo. The
heirs did not question
theauthenticityanddueexecutionofsaiddocument.Itconstitutesanadmissionagainst
interestmadebyBernardo,petitioners'predecessorininterest.Bernardo's
admission againsthisown interest isbinding on his heirs. The heirs'
predecessorininterest recognizedDucatandKiongas the
legalownerofthelotindispute.Thus, there is no proof that the
titling of thesubject property was fraudulently obtained byDucat
and Kiong in their names. (Heirs ofBernardoUlep v. Sps. Cristobal
Ducat and FloraKiong,G.R.No.159284,Jan.27,2009)Q: What proofs are
insufficient to establishprivateownershiporrightoverland?A:
1. Compromise agreement among partiesto a land registration
casewhere theyhave rights and interest over the landand
allocatedportions thereof to eachofthem.
Note: Assent of Director of Lands andDirector of Forest
Management
tocompromiseagreementdidnotandcouldnotsupplytheabsenceofevidenceoftitlerequiredoftheapplicant.
2. Decision in an estate proceeding of a
predecessorininterest of an applicantwhich involves a property
over whichthe decedent has no
transmissiblerights,andinothercaseswhereissueofownership was not
definitely passedupon.
3. Surveyplanofaninalienableland.
Note: Such plan does not convert
suchlandintoalienableland,muchlessprivateproperty.
Q:Afterduehearing for registration,whatwillthecourtdo?
475
A:Ifthecourt,afterconsideringtheevidenceandreportoftheLRA,findsthattheapplicantortheoppositor
has sufficient title proper forregistration, it shall render
judgment
confirmingthetitleoftheapplicant,ortheoppositor,tothelandorportionsthereof,asthecasemaybe.(Sec.
29, P.D. 1529, Agcaoili, Reviewer in
propertyregistrationandrelatedproceedings,p.158,2008ed; Agcaoili,
Registration Decree and RelatedLaws,p.1516)
5.JUDGMENTANDDECREEOFREGISTRATION
Q:Whatmust a judgment in land registrationproceedingscontain?A:
When judgment is rendered in favor of
theplaintiff,thecourtshallordertheentryofanewcertificate of title
and the cancellation of theoriginal certificate and owners
duplicate of
theformerregisteredowner.Q:Whatisdecreeofregistration?A: It is a
document prepared in the prescribedformby
theLRAAdministrator,signedbyhim inthe name of the court, embodying
the finaldisposition of the land by the court and suchother data
found in the record, including thename and other personal
circumstances of theadjudicate, the technical description of
theproperty, liens and encumbrances affecting it,and such other
matters as determined by thecourt in its judgment
(AgcaoiliReviewer,p.169.2008; Agcaoili, Registration Decree and
RelatedLaws,p.508)Q: In a registration case, the court rendered
adecision granting Reyes application, hence
theDirectorofLandsappealed.Reyesmovedfortheissuance of a decree of
registration pendingappeal.Mayhismotionbegranted?A: No. Innocent
purchasers may be misled intopurchasing real properties upon
reliance on ajudgment which may be reversed on appeal. ATorrens
title issued on the basis of a judgmentthat is not final is a
nullity as it violates
theexplicitprovisionsoftheLRA,whichrequiresthata decree shall be
issued only after the decisionadjudicating the title becomes final
andexecutory. (Dir. of Lands v. Reyes, G.R. No.
L27594,Nov.28,1975)Q:After finaladjudication ina land
registrationproceeding, Pepito and his family
tookpossessionofthelandsubjectoftheregistrationproceedings. Don
Ramon moved for theirsummary ouster from the land. Rule on
hismotion.A: It should be denied. Persons who are notparties to
registration proceedings who took
UNIVERSITYOFSANTOTOMASF a c u l t a d d e D e r e c h o C i v i
l
ACADEMICSCHAIR:LESTERJAYALANE.FLORESIIVICECHAIRSFORACADEMICS:KARENJOYG.SABUGO&JOHNHENRYC.MENDOZAVICECHAIRFORADMINISTRATIONANDFINANCE:JEANELLEC.LEEVICECHAIRSFORLAYOUTANDDESIGN:EARLLOUIEM.MASACAYAN&THEENAC.MARTINEZ
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UST GOLDEN NOTES 2011
possessionof the landafter
finaladjudicationofthesamecannotbesummarilyoustedbyameremotion.The
remedy is to resort to thecourtsofjustice and institute a separate
action forunlawful entry or detainer or for
reinvidicatoryaction,asthecasemaybe.Regardlessofanytitleorlackoftitleofsaidperson,hecannotbeoustedwithout
giving him a day in court in a properindependent proceeding.
(Agcaoili, Reviewer inproperty registrationand
relatedproceedings,p.167,2008ed)Q:Whatdoesadecreeofregistrationcover?A:Onlyclaimedpropertyoraportionthereofcanbe
adjudicated.A land registration courthas
nojurisdictiontoadjudgealandtoapersonwhohasneverassertedanyrightofownershipthereof.Q:May
the court render a partial judgment
inlandregistrationproceedings?A: Partial judgment is allowed in a
landregistrationproceeding,whereonlyaportionofthe
land,subjectofregistration iscontested,thecourtmay renderpartial
judgmentprovided thata subdivision plan showing the contested
landand uncontested portions approved by theDirectorof Lands
ispreviously submitted to
saidcourt.Q:Whatistheeffectofadecreeofregistration?A: The decree of
registration binds the land,quiets title, subject only to such
exceptions orliensasmaybeprovidedbylaw.It is conclusive upon all
persons including thenational government and all branches
thereof.And such conclusivenessdoesnot cease
toexistwhenthetitleistransferredtoasuccessor.Note: Title once
registered cannot be
impugned,altered,changed,modified,enlargedordiminished,exceptinadirectproceedingpermittedbylaw.
476
Q: In 1950s, the Government acquired a biglanded estate in
Central Luzon from
theregisteredownerforsubdivisionintosmallfarmsandredistributionofbonafideoccupants.Fwasaformerlesseeofaparcelofland,fivehectaresinarea.
After completion of the resurvey andsubdivision, F applied to buy
the said land inaccordance with the guidelines of
theimplementingagency.Upon fullpaymentof
thepricein1957,thecorrespondingdeedofabsolutesale was executed in
his favor and wasregistered,andin1961,anewtitlewasissuedinhisname.
In1963,Fsoldthesaid landtoX;and
in1965XsoldittoY,newtitlesweresuccessivelyissuedinthenamesofthesaidpurchasers.In1977,C
filedanaction toannul
thedeedsofsaletoF,XandYandtheirtitles,onthegroundthathe(C)hadbeeninactualphysicalpossessionof
the land, and that the sale to F and thesubsequent sales should be
set aside on thegroundoffraud.Uponmotionofdefendants,thetrial court
dismissed the complaint,
upholdingtheirdefensesoftheirbeinginnocentpurchasersfor value,
prescription and laches. Plaintiffappealed.Is the said appeal
meritorious? Explain
youranswerTheappealisnotmeritorious.Thetrialcourtruledcorrectlyingrantingdefendant'smotiontodismissforthefollowingreasons:
1. While there is the possibility that F, a
former lesseeof the landwasawareofthe fact that C was the bona
fideoccupantthereofandforthisreasonhistransfer certificate of title
may
bevulnerable,thetransferofthesamelandandtheissuanceofnewTCTstoXandYwho
are innocent purchasers for valuerender the latter's titles
indefeasible.Apersondealingwithregisteredlandmaysafely rely on the
correctness of thecertificateoftitleandthelawwillnotinany way
oblige him to go behind thecertificatetodeterminetheconditionofthe
property in search for any
hiddendefectorinchoaterightwhichmaylaterinvalidate or diminish the
right to theland. This is themirrorprincipleof
theTorrensSystemoflandregistration.
2. The action to annul the sale was
instituted in 1977 or more than
(10)yearsfromthedateofexecutionthereofin1957,hence,ithaslongprescribed.
UnderSec.45,Act496,theentryofacertificateoftitleshallberegardedasanagreementrunningwiththeland,andbindingupontheapplicantandallhissuccessorsintitlethatthelandshallbeandalways
remain registered land. A title under
Act496isindefeasibleandtopreservethatcharacter,the title
iscleansedanewwithevery transfer
forvalue(DeJesusv.CityofManila,G.R.No.L26816,Feb.28,1967;Laperalv.CityofManila,G.R.No.L16991,Mar.31,1964;Penullarv.PNB,G.R.No.L32762Jan.27,1983)
CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM
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LAND TITLES AND DEEDS
Suppose the government agency concernedjoined C in filing the
said action against thedefendants,would thatchange the resultof
thelitigation?Explain.Even if thegovernment joinsC,
thiswillnotalterthe outcome of the case so much because ofestoppel
as an express provision in Sec. 45, Act496 and Sec. 31, PD 1529
that a decree ofregistration and the certificate of title issued
inpursuance thereof shallbe conclusiveuponandagainst all persons,
including the nationalgovernment and all branches thereof,
whethermentioned by name in the application or
not.(1990BarQuestion)Q:Maythecourtreopenthejudgmentordecreeofregistration?A:
The court has no jurisdiction or authority toreopen the judgment or
decree of registration,nor impair the title or other interest of
apurchaser holding a certificate for value and
ingoodfaith,orhisheirsandassigns,withouthisortheirwrittenconsent.
ENTRYOFDECREEOFREGISTRATIONQ: What are the effects of the entry
of
thedecreeofregistrationintheNationalLandTitlesandDeedsRegistrationAuthority(NALDTRA)?A:
1. This serves as the reckoning dateto determine the 1year
periodfrom which one can impugn thevalidityoftheregistration.
2. 1 year after the date of entry, itbecomes incontrovertible,
andamendments will not be allowedexceptclericalerrors. It
isdeemedconclusiveastothewholeworld.
3. Putsanendtolitigation.
WRITOFPOSSESSIONQ:Whatiswritofpossession?A:Itisawritemployedtoenforceajudgmenttorecover
thepossessionof land,commanding thesheriff to enter into the land
and give thepossession thereof to the person entitled
underthejudgment.(Pineda,Property,p.45,1999ed)Note: Itmaybe
issuedonlypursuanttoadecreeofregistration in an original land
registrationproceeding.
477
Q: How may possession of property
beobtained?A:PossessionofthepropertymaybeobtainedbyfilinganexpartemotionwiththeRTCcourtoftheprovinceorplacewheretheproperty
issituated.Uponfilingofthemotionandtherequiredbond,itbecomesaministerialdutyofthecourttoordertheissuanceofawritofpossessioninfavorofthepurchaser.
After the expiration of the oneyearperiodw