Land Titling in the Philippines
1
ATTY. ERWIN L. TIAMSON
OutlineI. Land Administration II. System of Land Ownership III. Land Classification IV. Land Surveys V. Land Titling VI. Land Registration
2
Land Administration“The processes of determining, recording and disseminating information about the tenure, value and use of land”
* Land Administration Guidelines, UN-ECE (1996)
3
Land AdministrationLand administration can be likened to accounting and book keeping, except that instead of money, it is land that is being inventoried, accounted and booked. The land is identified through survey, the rights over it adjudicated and r eg i s t e r ed and t he rea f t e r an“indefeasible” title is issued by the State.
4
Government Functions Associated with Land Administration
!Cadastral Surveying and Mapping
!Land Titling !Land Registration !Cadastre/Land Information
Systems
5
Institutional Arrangement! Government Agencies Involved in
Land Administration
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Land Agencies, Mandates & Records
7
LAND AGENCIES MANDATES DENR LRA-RD LGU RECORDS GENERATED
Original Survey X Survey Data, Maps and Plans, Narrative Descriptions,
Land Classification/Use X X LC Maps, Land Use Maps, IP Maps
Titling X X PLAs, Expedientes, Patents, Certificate of Titles, etc.
Registration X Certificate of Titles, Primary Entry Books
Subdivisions and Consolidations X X Survey Data, Maps and Plans, Narrative
Descriptions,
Cadastre X X X Cadastral Maps, Tax Maps, LRA Projection Map
System of Land ownership
8
System of Land OwnershipBasic Principles: There are two basic principles that underpin land ownership in the Philippines. The first is State ownership under the concept of the Regalian Doctrine. The second is the right to private ownership.
9
System of Land OwnershipRegalian Doctrine - Article XII of the 1987 Constitution. “All lands of the public domain, waters, minerals, coal, petroleum and other mineral oils, forces of energy, fisheries, forest or timber, wildlife, flora and fauna and other natural resources are owned by the State. With the exception of agricultural lands, all other natural resources shal l not be alienated.”
10
System of Land OwnershipOnly lands that has been delineated and declared as alienable and disposable lands can be disposed as private land by the State. - Section 8 of Commonwealth Act No. 141 or the Public Land Act
For purposes of administration and disposition, alienable and disposable lands shall be sub-c lass ified as agr icu l tura l , res ident ia l , c ommerc i a l , i n du s t r i a l , e duca t i ona l , reservations for public use, etc. in accordance to its use or purpose. Section 9 of CA No. 141.11
System of Land OwnershipPublic Domain Lands - are lands that are owned by the State. It includes lands that are intended for public use, such as roads, canals, rivers, torrents, ports and bridges constructed by the State, banks, shores, roadsteads, and others of similar character and lands that are intended for some public purpose. Forest and mineral lands and national parks are all lands of the public domain and no private ownership is allowed in this type of lands. 12
System of Land OwnershipPrivate Lands - are those lands that are owned by private persons. Private lands are originally acquired from the State by qual ified pr ivate persons (or ig inal disposition). Once disposed, it becomes private property and it can be transferred by the owner to any person who are allowed by the law to acquire lands.
13
System of Land OwnershipOnce the land has been granted, it becomes private and the land becomes segregated from the lands of the public domain - Titled Lands The private lands are absolute property of the private owner to the exclusion of everyone including the State.
14
Classification of landLands of the public domain are classified into agricultural, forest or timber, mineral lands and national Parks. (Section 3, Article XII, 1987 Constitution
15
16
Agricultural Lands
LAND OF THE PUBLIC DOMAIN
Forest
Mineral
National Parks
Under Article XII of the Constitution forest and mineral lands and national parks are owned by the State and not subject to disposition. Only agricultural lands may be disposed, limit of 12 hectares. Lands must be classified the by the government before it can be disposed.
Classification of Land!Article XII of the 1987 Constitution! Alienable and Disposable Lands –
Public Land Act (CA No.141, as amended)
! Mineral Lands – The Mining Act of 1995 (RA 7942)
! Forest Lands – Revised Forestry Code (RA 705)
! National Parks - “Protected Area” under National Integrated Protected Area System Act of 1992 (RA7586)/National Parks (Act No. 3915) 17
Public Land For Titling to Citizens! Officially delimited and classified as
Alienable and Disposable! Surveyed ! Not reserved for public or quasi-
public uses ! Not been appropriated by the
government ! Not Private Land
18
Land Classification Map Old
19
ALIENABLE AND DISPOSABLE
FOREST ZONE
LC MAP NO. 1 MUNICIPALITY OF LABO
PROVINCE OF CAMARINES NORTE, 1921
Land Classification Map Old
20Unclassified Public Forest
Alienable or Disposable
21
Forest
Lot No. 12
Lot No. 13
Lot No. 14
Lot No. 15Lot No. 16
Lot No. 17Lot No. 18
Lot No. 20Lot No. 21
Lot No. 19
Lot No. 22
Land Classification
(1930)Cadastral Survey
(1967)
Land Classification Map New
22
SU
LU
SE
A
SI
BU
YA
N
SE
A
Scale 1:100,000
LOCATION MAP
#Y
500750 250 Km.101000 mts.
%[Control Point
REPUBLIC OF THE PHILIPPINESDEPARTMENT OF ENVIRONMENT AND NATURAL RESOURCESNATIONAL MAPPING AND RESOURCE INFORMATION AUTHORITY
Road alignments were based on Topographic Maps at Scale 1:50,000, aerial photographs and othersecondary data. Protection Forest includes roads and its corresponding buffer zones of 15 meters each side from the center of road and 30 meters inland of shoreline and other bodies of water.
NOTE :
ANGELO T. REYESSecretary
Department of Environment and Natural Resources
S C A L E : 1:10,000
LEGEND :
#
#
Buffer (River and Road)
New LC Lines
Main Road
PROVINCE OF AKLANLAND CLASSIFICATION
1,006.99247.01759.98Boracay Island, Malay
13- A
PROTECTIONPRODUCTION
PROJ. No. MUNICIPALITY
A R E A I N H E C T A R E SF O R E S T L A N D S
P E R M A N E N T F O R E S T TOTALFor AGRICULTURALPURPOSES
(ALIEN. and DISP.)
Trail
Covered canal
I hereby certify that this is the correct map of the areas delineated under the administration and control of the Philippine Tourism Authority based on Proclamation No. 1801 and set aside under Proclamation No. _______ dated ______, 2006 as open for disposition under the Public Land Act. These areas were surveyed and plotted in accordance with standard mapping procedures of the National Mapping and Resource Information Authority. Therefore, this map is hereby approved.
The original reports, fieldnotes and computation in connection herewith are on file in this office.
Quezon City, Philippines.
11∞57'11∞57'
11∞58'11∞58'
11∞59'
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12∞00'12∞00'
121∞54'
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31
DISPOSABLE
ALIENABLE
BLOCK KFORESTLAND
(Protection Purposes)AREA = 0.03 Has.
BLOCK JFORESTLAND(Protection Purposes)AREA = 0.07 Has.
BLOCK IFORESTLAND(Protection Purposes)AREA = 0.03 Has.
BLOCK HFORESTLAND(Protection Purposes)AREA = 0.12 Has.
BLOCK GFORESTLAND(Protection Purposes)AREA = 0.42 Has.
BLOCK FFORESTLAND(Protection Purposes)AREA = 0.02 Has.
BLOCK EFORESTLAND(Protection Purposes)AREA = 0.38 Has.
BLOCK DFORESTLAND(Protection Purposes)AREA = 0.11 Has.
BLOCK AFORESTLAND(Protection Purposes)
BLOCK AFORESTLAND
(Protection Purposes)
245245
244
243
242241
240
239
238
236
235
234
233
232
231
230
228
227
226
225
224
223
222
221
220
219
218
217
216
215
214
213
212
211
210
209
208
207
206
205
204
203
202
201
199
198
197
200
244
242
240
235
233
232 230
228
227226 225
224
223
222
221 220
219
218
217
216
215
214
211208
205204
201
200
199
197 196
194
193
190
188
187
184
179
178
177
176
175
174
173
171
170
169
168
167
166
165
162
157
153153
151
150
148
147
146
145145
144
143
142
141
140
139
138137
136135
134
133132
130
129
128
127
99
98979796
9594
9392
91
89
87
8182
83
84
8580
75
74737270
6968
676665
64
636261
60
5958
57
52
53
54
55
48
43
40
25
20
15
10
5
1
30
29 11
109
54
31
1
BLOCK CFORESTLAND(Protection Purposes)AREA = 36.33 Has.
73
1514
13
12
11
10
9
876
5
4
3
2
1
72
125
57
56
103
115114113
112
111110
109
117
118
108
105
124
123121
120
119
107
106
102
101
100
47
51
46
52
89
85
65
64
63
62
61
6059
58
71
70
69
68
67 66
53
54
55
74
7576
77
7879 80
81
8283
84
87 88
43
93
50
45
44
42
37
36
35
28
25
24
21
20
19
16
15
14
11
10
99
97
98
95
94
9190
49
48
41
40
39
38
3433
32
31
3029
27
26
23
22
18
17
13
12
98
7
6
5
2
1
4
3
BLOCK AFORESTLAND
(Protection Purposes)AREA = 132.21 Has.
AND
AREA = 759.98 Has.
AKN 9
AKN 8
BLBM 2
BLBM 1
AKN 8
YPK-1
YPK-2
BLG-4
BLG-3
BLG-5BLG-6
MAC-3
MAC-4
MAC-1MAC-2
BRGY BALABAG
BRGY MANOC MANOC
BR
GY
. B
AL A
BA
G
BR
GY .
YA
PA
K
182
186
191191
194
153154
149147
135
140
142
143
132
130
1516
17
18
14
19
2021
23
24
25
13
1226
BLOCK AFORESTLAND(Protection Purposes)
BLOCK BFORESTLAND(Protection Purposes)AREA = 10.44 Has.
BLOCK LFORESTLAND(Protection Purposes)AREA = 0.22 Has.
27
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Topo Map - 3355_IVSub-classification ReportLand Classification Report of Arthur J. Viernes &Jose L. Aguilar - Team LeadersReference - Proposed LC Map 3642
A U T H O R I T I E S
Blocks D to L of Project 13 - A formpart of the forestland (protection)as shown on the map.
N O T E
3 meters
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INFORMATION SHOWING BUFFERZONES ONCANAL, ROADS AND SHORELINES
15 meters from the center
30 meters
SHORELINE
ROAD
CANAL
Mtrs. 2000 0 2 Kms.1000
11∞54' 11∞54'
11∞56' 11∞56'
11∞58' 11∞58'
12∞00' 12∞00'
121∞52'
121∞52'
121∞54'
121∞54'
121∞56'
121∞56'
121∞58'
121∞58'
122∞00'
122∞00'
Blk - AFL
Blk - LFL
Blk - KFL
Blk - JFL
Blk - HFL
Blk - GFL
Blk - IFL
Blk - CFL
Blk - FFL
Blk - EFL
Blk - DFL
Blk - BFL
A & D
A & D
Caticlan, Malay
Malay, Aklan
SI
BU
YA
N
SE
A
SU
LU
S
EA
B o r a c a y I s l a n d
Checked by :Verified by :Finally checked by :
Marlo M. BaetiongEduardo G. PenosBen C. LinoChief, LC Mapping Section
Attested by : Virgilio F. BasaDirector, RSRDADNAMRIA
LC 3642SHEET 1
2 SHEETS
Forestland+(Block0L).++Rocky& Islet& with& an& area& of& 0.22&hectares&
Forestland+(Block0K).++Rocky& Islet,& known& as& “Gro9o”&with&an&area&of&0.03&hectares&
Forestland+(Block–C).&&&• Area&of&36.33&hectares.&&• Mountainous&with&elevaBon&from&sixty& (60)& to& ninety& eight& (98)&meters& above& sea& level& (asl)& and&with& slope& gradient& ranging& from&18%&and&above.&&• Covered& with& natural& forest&generally&with&rocks&and&limestone.&&• Covered& w i th& unapproved&cadastral& maps,& FLAGT& and& tax&declaraBons&
Forestland+(Block+0+J).++Rocky& Islet& with& an& area& of&0.07&hectares&
Forestland+(Block0+I). ++Rocky&Islet&with&an&area&of&0.03&hectares&
Forestland+(Block+0+G).+Rocky&Islet&with&an&area&of&0.42&hectares&Forestland+(Block+0++H).+
Rocky&Islet&with&an&area&of&0.12&hectares&
Land Survey! No patent shall issue nor shall any
concession or contract be finally approved unless the land has been surveyed and an accurate plat made thereof by the Bureau of Lands.
23
Lot 12-A Lot
12-B
Lot 12-E
Lot 12-C
Lot 12-D
Lot 12-I
Lot 12-H
Lot 12-GLot 12-F
Defining Boundaries in Land Parcel
Lot boundaries delineates the extent of land ownership of land owners. Boundaries defines the extent of the parcel, lot or property unit in accordance with specific standards, rules and regulations issued by the DENR.
24
Importance of Survey BoundariesIdentifies the actual or exact location of a property. • Identification can be made with r e fe rence to documents and muniments of titles (e.g. title, survey plans, technical descriptions, tax declaration, tax mapping)
• Or through ground identification by way of ocular inspection, relocation and verification survey. 25
Defining Boundaries in Land ParcelBoundary Indicators in Built-up Areas - the primary indicator of boundaries will most likely be walls and fences. However, these can be subject to confirmation to ensure that the fences were properly located before it was built and are not subject to encroachment by the owners of the adjoining lands.
26
Defining Boundaries in Land ParcelBoundary Indicators in New Subdivisions - the primary indicators of land boundaries will be the survey marks place by the surveyor on the lots or parcels. These survey marks are made of concrete monuments that conforms to the Manual of Land Surveys.
27
Classification of Land SurveysCadastra l Surveys - conducted to determine the metes and bounds of all parcels within an entire municipality or city for land registration and other purposes including public land subdivisions less than 1,500 hectares. (Section 5, DAO 07-29)
Isolated Surveys - all types of surveys of isolated parcels of land for agricultural, commercia l , res identia l , and other purposes not more than 1,500 hectares. 28
Land Surveys
29
H-12
PSU-1323
PSU-101
FP-121
FP-980
FP-9776
MSA-223
H-322
FP-545
PSU-101
PSU-101 is erroneous
PSU-101 corrected in the Cadastral Survey
- Director of Lands exercises direct executive control of the survey of the lands of the public domain. - Issues land survey regulations- Approves all original land survey plans (Isolated and Cadastral Surveys)- LRA approves simple subdivision of registered land
Isolated to Cadastral Survey
30
Check Point- Old isolated surveys are adopted, amended or rejected- New survey number is given (Cadastral No.) - No new original isolated survey in Cadastral Survey Area
10
Lot 12Lot 13
(PSU-1323)
Lot 16(PSU-101
Amended)
8
5
16
15
49
27
1114
3
Simple Subdivision
31
Lot 12
Lot 12-A
Lot 12-B
LRA and DENR has concurrent jurisdiction in the approval of simple subdivision of “Registered Land”.
Complex Subdivision
32
Lot 12
Lot 12-B
Lot 12-A
ROAD LOT
Under PD No. 957, approval of complex subdivision or those subdivision that creates a road lot is with the Director of Lands
Complex Subdivision
33
Lot 12
Lot 12-A Lot
12-B
Lot 12-E
Lot 12-C
Lot 12-D
Lot 12-I
Lot 12-H
Lot 12-GLot 12-F
Subdivision surveys with more than 9 resulting lots is a complex subdivision
Lot 12-J
Identifying Land with Reference to a Document
34
LOT 13, BLK. 15, Pcs-13-003519 PEDRO PENDUCO
A parcel of land (Lot 13, Blk. 15 of the cons. subd. plan, Pcs-13-003519, being a portion of the consolidation of Lots 17 Blk. 2, 15 Blk. 3, 15 Blk. 4, 15 Blk. 5, 12 Blk. 5, 15 Blk. 7, 1 & 17 Blk. 9 & 16 Blk. 12, all of Pcs-13-001412, Lots 5 & 5-A, both of Pcs-3866 &Lot 783-A, Psd-49419, LRC Rec. No. ), situated in the Barrio of Bagbag, City of Quezon, Province of Metro Manila, Island of Luzon.
Bounded on the S., along line 1-2 by Lot 14; along line 2-3 by Lot 15; along line 3-4 by Lot 16; along line 4-5 by Lot 17, all of Blk. 15 of the cons. subd. plan; on the NW., along line 5-6 by Lot 541, Piedad Estate; on the N., along line 6-7 by Lot 12 of Blk. 15 and on the E., along line 7-1 by Road Lot 6, both of the cons. subd. plan.
Beginning at a point marked "1" on plan, being S. 85 deg. 37' E., 1,305.16 m. from LM No. 20, Piedad Estate.
thence Due West, 13.00 m. to point 2; thence Due West, 10.00 m. to point 3; thence Due West, 10.00 m. to point 4; thence S. 65 deg. 10' E., 6.52 m. to point 5; thence N. 40 deg. 35’E., 16.78 m. to point 6; thence Due East, 16.16 m. to point 7; thence Due South, 10.00 m. to the point of;
beginning, containing an area of THREE HUNDRED THIRTY FOUR (334) SQUARE METERS, more or less. All points referred to are indicated on the plan and are marked on the ground by P.S. cyl. conc. Mons 15x60 cms; bearings True; Date of the original survey, July 1 – Dec. 14, 1907 and that of the cons. subd. survey on May 20-30, 1988.
Narrative Technical Description
NARRATIVE TECHNICAL DESCRIPTION
LOT 13, BLK. 15, Pcs-13-003519 PEDRO PENDUCO
A parcel of land (Lot 13, Blk. 15 of the cons. subd. plan, Pcs-13-003519, being a portion of the consolidation of Lots 17 Blk. 2, 15 Blk. 3, 15 Blk. 4, 15 Blk. 5, 12 Blk. 5, 15 Blk. 7, 1 & 17 Blk. 9 & 16 Blk. 12, all of Pcs-13-001412, Lots 5 & 5-A, both of Pcs-3866 &Lot 783-A, Psd-49419, LRC Rec. No. ), situated in the Barrio of Bagbag, City of Quezon, Province of Metro Manila, Island of Luzon.
Bounded on the S., along line 1-2 by Lot 14; along line 2-3 by Lot 15; along line 3-4 by Lot 16; along line 4-5 by Lot 17, all of Blk. 15 of the cons. subd. plan; on the NW., along line 5-6 by Lot 541, Piedad Estate; on the N., along line 6-7 by Lot 12 of Blk. 15 and on the E., along line 7-1 by Road Lot 6, both of the cons. subd. plan.
Beginning at a point marked "1" on plan, being S. 85 deg. 37' E., 1,305.16 m. from LM No. 20, Piedad Estate.
thence Due West, 13.00 m. to point 2; thence Due West, 10.00 m. to point 3; thence Due West, 10.00 m. to point 4; thence S. 65 deg. 10' E., 6.52 m. to point 5; thence N. 40 deg. 35’E., 16.78 m. to point 6; thence Due East, 16.16 m. to point 7; thence Due South, 10.00 m. to the point of;
beginning, containing an area of THREE HUNDRED THIRTY FOUR (334) SQUARE METERS, more or less. All points referred to are indicated on the plan and are marked on the ground by P.S. cyl. conc. Mons 15x60 cms; bearings True; Date of the original survey, July 1 – Dec. 14, 1907 and that of the cons. subd. survey on May 20-30, 1988.
35
Lot Data Computation Sheet
36
Sources of Original Titles ! Initial Component! Under Section 19 of Act No. 496
(1902) “Land Registration Law”! Spanish Land Grants - Perfect Titles
! Public Land Disposition under Act No. 926 (1902) “Public Land Act”! Confirmation of Imperfect Titles by
the Court! Public Land Grants by way of
Homestead, Sales and Free Patent 37
Sources of Original Titles (Direct Grants Public Lands)
! Public Land Grants from Alienable Agricultural Lands
! Patents – Issued by the DENR under the CA 141, RA730 and RA10023; ! Homestead Patent- issued to those who are
willing to settle in frontier lands! Free Patent - issued to actual occupant and
cultivator of agricultural land; now includes residential (RA No. 10023)
! Sales Patents - Agricultural, Residential, Commercial and Industrial lands (Direct Sale residential lands, RA No. 730)
! Confirmation of Imperfect Titles 38
! Lands covered by Sec. 14 of PD No. 1529! Lands under open, continuous,
exclusive and notorious possession and occupation of alienable and disposable lands of the public domain under a bona fide claim of ownership since June 12, 1945, or earlier.
! Lands acquired lands by prescription under the provision of existing laws.
! Lands acquired by right of accession or accretion under the existing laws.
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Sources of Original Titles (Indirect Grants - BOL)
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Sources of Original Titles (Indirect Grants - BOL)
! Decrees – issued by the Land Registration Authority on the Judgment rendered by the Court on a land registration under Act No. 926 and PD No. 1529! Land is claimed as private lands! Land is acquired by operations of law! Judicial determination of the claim
under voluntary or cadastral proceedings
Derivative Titles! Titles acquired through
transfers as a consequence of:! Sale! Exchange! Inheritance/Succession! Donation! Eminent Domain! Involuntary Processes
! Tacking of Possession in Unregistered Lands
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Agricultural Lands
Special Patent
Agricultural Residential Commercial Foreshore and Reclaimed
Intended for some Public Use or Purpose
Homestead
Sale
Free Patent
Sales
Direct Sale
Free Patent
Sale Lease Reservations
LAND OF THE PUBLIC DOMAIN
Lease
Alienable and Disposable Not for Disposition
Forest Mineral National Parks
Private Lands
Decree
Land Registration! The main objects of land title
registration are to protect property rights, to facilitate transactions in land, and to enable land to be used as collateral for a loan. A system of land title registration identifies each individual land parcel and provides confirmation by the state that the person named in the register has specified property rights in that parcel. 43
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SYSTEMS OF REGISTRATION! DEED SYSTEM - The deed itself,
being a document that describes an isolated land transaction is registered.
! TITLE SYSTEM - The legal consequence of the transaction or the right created by the deed is registered. With the registration, an indefeasible title is created
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Purpose of Land Registration! Provide order and stability to society
by providing security in property ownership in defined units of land through recording rights and changes in the legal situation.
! Provide a safe and certain foundation for control, enjoyment and transfer of rights in land.
! Recording of rights in land is through a public registry of properties. 46
TORRENS SYSTEM! “Indefeasible titles” are acquired
through registration! The register reflects accurately the
true state of the title to land (Mirror)! Investigation of the “root of the
title” is not necessary (Curtain)! State guarantees the title -
compensation to innocent purchasers for value (Insurance)
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Thank you very much!
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