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12692, a dispute thathad involved the ownership of Lot 3353, was resolved in favor of the estate of Emigdio, and
Transfer Certificate of Title No. 3252 covering Lot 3353 was still in Emigdios name. Indeed, the
RTC noted in the order of March 14, 2001, or ten years after his death, that Lot 3353 had
remained registered in the name of Emigdio.