Padilla Reviewer

LAND TITLES
Finals Reviewer
Atty. Padilla
BECAUSE SHARING IS LOVING
A new command I give you: Love one another.
As I have loved you, so you must love one another
By this everyone will know that you are my disciples,
if you love one another.
John 13: 34-35
LAND%TITLES%%%2+A%%%(7/6/2013)%
Notes%by%Adrian%Tan%
Focus&today:&
1.
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&
2.
Prepare!an!application!!in!the!proper!form!!
a. Needs!muniments!of!title!!documents!
showing!evidence!of!what!gives!you!
ownership!over!the!land.!Cannot!be!Spanish!
Title!
b. Also!the!survey!plan!!prepared!by!geodetic!
engineer!and!affirmed!by!Land!Management!
Bureau.!It!contains!technical!description!!
Serve!a!copy!of!the!application!to!the!Director!of!the!
Land!Management!Bureau.!
Ordinary!
Land!
Judicial!
Filing!of!
applica3on!
Cadastral!
1.
2.
!
!
!
!
!
!
3.
4.
Initial!Order!setting!date!of!initial!
hearing.!
Service!of!notice!!personal!service!of!
notice!to!persons!likely!to!have!
interest!in!the!application.!Needs!
documents!proving!service!of!notice.!
Service!allows!for!acquiring!
jurisdiction!over!persons.!!
Posting!in!the!bulletin!boards!of!
provincial,!city,!municipality!building!!
also!constructive!notice.!
Publication!(in!the!official!Gazette)!!
In!the!absence!of!publication,!court!
acquires!no!jurisdiction.!!
Ini3al!
Hearing!
1.
2.
3.
Title!copies!the!decree,!and!
decree!is!based!on!the!relevant!
portion!of!the!judgment!!
In!case!of!titles!apparently!issued!
at!the!same!time,!we!look!at!the!
decree.!!
!
Judge!orders!Land!Registration!
Authority!to!issue!Decree!
In!PD1529!it!gives!a!
reglementary!period!of!30!days!
for!finality.!But!should!be!
considered!as!15!days!in!light!of!
jurisprudence.!
Done!by!Judge!in!Land!
Registration!Court.!
Trial!
Judgment!
Finality/!
Entry!
Jurisdictional!facts!(service!of!notice,!posting,!publication,!
etc)!!opportunity!for!applicant!to!prove!compliance!for!
such!facts.!
Court!then!determines!whether!oppositions!are!on!record!
!
!
or!there!exists!oppositors!to!application.!Such!opposition!
can!be!filed!up!to!the!date!of!the!initial!hearing.!
a. Court!only!comes!to!know!of!opposition!on!the!
date!of!initial!hearing.!Important!to!determine!
which!court!may!see!over!the!application.!
b. In!the!absence!of!opposition!and!if!the!land!is!
worth!<100k,!MTCs!may!receive!evidence!in!trial!
under!delegated!authority,!notwithstanding!that!
RTCs!are!made!land!Registration!Courts.!
c. Prior!to!initial!hearing,!the!application!must!still!
be!filed!in!RTC.!Because!it!is!still!unknown!
whether!or!not!there!is!opposition!and!how!
much!the!land!is!worth.!
Then!Court!issues!order!of!Default!!this!may!be!special!or!
general.!In!an!in!rem!proceeding,!an!order!of!general!
default!is!of!great!importance.!!
Decree!
OCT!
Done!by!Register!of!Deeds.!
!
!
They!issue!the!certificate!of!
titles!after!receiving!decree.!
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Generally&
Publication&&
Corporations! may! be! applicants! for! ordinary! land!

registration! proceedings! ! as! owner! of! private!
lands,! owner! of! abandoned! river! bed,! owner! of!
accretion!along!the!banks!of!lakes,!or!as!repariate!
owners!along!the!banks!and!rivers.!!
Applicants!must!make!sure!lands!being!registered!
fall! in! the! jurisdiction! of! the! RTCs! where! the!
application!is!filed.!
When! the! land! borders! on! the! road,! the!
application! shall! state! whether! or! not! applicants!
claims! any! or! all! portion! of! the! land! within! the!
limits! of! the! road.! And! whether! the! applicant,! to!
avoid!future!problems,!would!wish!the!road!to!be!
delineated.!
!
What!is!contained:!notice!of!initial!hearing!
Who! causes! it:! Administrator! of! the! Lands!
Management!Bureau.!!
Where:!(Sec.!23,!and!!Sec.!35!of!PD1529)!once!in!
Official! Gazette,! and! once! in! Newspaper! of!
General!Circulation.!The!latter!may!be!absent,!but!
the!Official!Gazette!may!not!be!dispensed!with.!
o Publication!in!Official!Gazette!is!sufficient!to!
confer! jurisdiction.! As! long! as! there! is! an!
initial! order! for! the! hearing! and! it! is!
published! in! official! gazette,! jurisdiction! is!
acquired!by!the!court.!!
o Absence!of!posting!and!serving!of!notice!are!
only!irregularities!which!can!be!grounds!for!
the!judgment!to!be!reviewed.!!
o Absence! however! of! publication! in! official!
gazette!is!a!fatal!infirmity.!
Change! in! land! that! is! minimal! requires! no! new!
publication,!the!original!suffices.!(Benin!v.!Tuazon)!
Application!
Courts! may! also! require! additional! facts! than!
those!under!the!suggested!format!in!PD1529.!
o Look! at! PD1529! for! the! form! that! the!
application! for! the! initial! hearing! should!
take.!
o It!is!addressed:!To!all!whom!it!may!concern!
!as!notice!to!the!entire!world.!
o Contains! a! description! of! the! land! applied!
for.!!
!
&
Serving&Notice!
Land! Registration! Authority! only! gives! notice! to!
named!parties!included!in!the!application.!It!is!the!
applicants! duty! to! include! interested! parties;! in!
fact,! applicant! must! also! state! the! extent! of! the!
search!done!of!such!parties.!!
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Posting&&
Done! by! the! sheriff! under! the! instructions! of! the!
Land! Registration! Authority! because! it! is! the!
Commissioner!of!the!LRA!that!is!charged!with!the!
duty.!&
&
Opposition&
Who! are! entitled! to! oppose:! (Sec.! 23! of! PD1529)!
any! person! claiming! interest! whether! named! or!
not!in!the!application.!&
o Interest! must! be! an! interest! that! gives!
standing.! Not! one! that! is! subordinated! to!
anothers! rights! or! one! merely! out! of!
curiosity.&
However,! absence! of! opposition! does! not!
automatically! entitle! applicant! a! judgment! in! his!
favour.! He! must! still! prove! title! proper! for!
registration.!That!is!why!this!process!can!still!end!
in!failure.!&
An! oppositor! who! proves! his! own! claim! will! be!
entitled! to! the! judgment.! However,! proving!
standing!does!not!equal!to!proving!claim.&
&
Order&of&Default&
A! party! ordered! in! default! does! not! leave! him!
without! remedy.! Law! allows! you! to! cause! the!
setting! aside! and! lifting! of! the! order! of! default! if!
you!act!within!the!reglementary!period.!You!cant!
just!appear!in!court.!You!must!file!a!motion!to!lift!
the! order! in! default.! Once! set! aside,! you! can! file!
your!opposition!and!participate!in!the!proceeding.!
!!
Trial!
May!proceed!before!a!judge!or!a!commissioner!at!
any!convenient!place!or!hour.!
Burden!of!proof:!it!is!on!the!applicant!to!prove!his!
claim.!It!is!not!on!the!government!or!oppositor!to!
prove! the! negative:! that! he! does! not! have! title!
proper!for!registration.!!
Quantum!of!proof:!clear!and!convincing!evidence.!
Short! of! which,! the! land! is! deemed! government!
lands.! Any! failure! to! prove! ones! claim! will! offer!
the! conclusion,! in! light! of! the! regalian! doctrine,!
that! it! is! government! lands.! (Gutierrez! Hermanos!
v.!CA)!
How!to!prove!your!claim:!!
o Tax!declaration!receipts!!are!not!evidences!
of! ownership.! Anyone! can! pay! taxes! on! a!
land.! Doesnt! mean! that! when! the!
government! accepts! such! tax,! it! recognizes!
you! as! the! owner.! It! does! evidence!
possession,!it!establishes!a!claim!to!the!land.!
Coupled! with! prescription! though,! you! can!
acquire!ownership.!
o Just!title!!good!proof.!
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Judgment!
Judgement! only! confirms! title.! You! can! avail! of!
this!process!only!if!you!already!have!title.!A!title!is!
not!a!mode!of!acquiring!ownership.!!
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%
!
FOCUS:! Various! remedies! that! the! law! affords! persons! aggrieved! from!
land!registration!proceedings.!!
!
Mineral!
Inalienable!
!
Administrative!
Legalization!of!
incomplete!title!
Public!
Forest!
!
!
Agricultural!
for!public!
service!
Land!
Management!
Bureau!
Veritable!only!because!subject!to!
reversal!if!there!is!fraud.!!
Remedy:!Reversion!Proceedings.!
Patents!
1.!Free!
2.!Homestead!
3.!Sales!!
4.!Others!
Grants!
Alienable!and!
Disposable!
Department!of!
Land!Reform!
CerLcate!of!
land!ownership!
award!
!
!
!
Sec,!104/105!H!
Registered!and!
becomes!the!
origin!of!an!
OCT.!
EmancipaLon!
Patent!
Choice!of!putting!A/D!land!
under!Sec.14a.!!Judicial!
confirmation!of!imperfect!titles!
Land!
Sec.!103!H!
Registered.!
And!becomes!
Veritable!
Torrens!Title!
OCT!
See(last(week's(
notes(
!
!
Initial!hearing!
Private!!
See(last(week's(
notes(
!
!
!
!
!
Sec.!14!H!to!enumerate!
the!various!categories!of!
land!regarded!as!private.!
>Addresses!the!quesLon,!
"Who!may!apply?"!It!
necessarily!shows!what!
counts!as!private!land.!!
Order!of!default!if!ever!
Answers!are!taken!
Petition!is!filed.!
Judicial!
Cadastral(
Decision!by!the!
President!to!
conduct!a!survey!
Cadastral!Survey!
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%
!
CADASTRAL,SURVEY:,
Be! on! the! lookout! for! the! government! announcing! its! decision!
to!conduct!a!survey.!!
Presidents!decision!is!the!trigger!to!start!such!Cadastral!Survey.!
Cadastral! Survey! ! surveying! the! lands! involved,! inviting! the!
submission! of! claims! of! the! lands! in! preparation! of! the! survey!
plan.!A!Cadastral!survey!map!would!indicate!the!various!lots!in!
terms!of!cadastral!lot!numbers.!!!
Requires!publication!in!the!Official!Gazette.!!
Cadastral!survey!is!conducted!by!geodetic!engineers!in!the!LMB.!
It! is! a! criminal! offense! to! impede! the! conduct! of! cadastral!
survey.!The!occupants!can!only!file!their!claims!so!the!cadastral!
map!will!indicate!their!names.!
The! Cadastral! map! is! not! a! title.! It! is! preliminary! to! filing! the!
petition!itself.!!
The! cadastral! map! is! filed! in! the! office! of! the! Solicitor! General!
who!then!files!the!petition,!
With! regard! to! the! petition,! instead! of! opposition,! what! are!
invited!are!Answers.!
!
COMPARED,TO,ORDINARY,REGISTRATION,PROCEEDING:,
Unlike!in!ordinary!application!to!registration!of!land!where!the!
decree!of!registration!is!an!administrative!matter!done!pursuant!
to! a! court! order,! the! description! of! the! process! of! cadastral!
proceedings,!the!registration!itself!is!an!act!of!the!court.!!
Why!not!LRA!in!a!cadastral!proceeding?!!
o Because!this!proceeding!was!described!in!the!Cadastral!
Act!which!set!a!different!machinery!than!ordinary!land!
registration!proceeding.!So!when!it!was!carried!over!to!
PD1529,!it!was!carried!over!verbatim.!So!it!remains!as!it!
was!worded!in!the!Cadastral!Act!!a!judicial!proceeding.!!
HOW,AGGRIEVED:,
1. Earliest! point! that! a! person! can! feel! aggrieved! by! such!
proceedings!is!in!failure!to!observe!the!system!itself:!
Government!may!feel!aggrieve!if!by!some!form!of!ingenuity,!
mineral,! forest,! or! foreshore! land! becomes! subject! of!
registration.!Such!certificate!of!title!however!is!null!and!void!
because! its! subject! matter! is! nonHregistrable.! Government!
may!have!the!title!declared!a!nullity!and!run!after!registrant.!!
2. Failure!to!follow!some!part!of!the!process:!!
In! a! land! registration! proceeding:! Failure! to! mention!
adjacent! lot! owners! for! the! purpose! of! depriving! such!
occupants!of!opportunity!to!take!part!in!such!proceedings!in!
the!application!process;!they!were!not!served!notice.!!Such!
person!who!learns!of!the!proceeding!may!simply!appear!in!
the! initial! hearing! and! assert! his! right! in! the! land! involved.!
As! a! gesture! of! the! remedy,! he! simply! asks! the! Court! to!
accept!his!opposition.!
o In! case! such! person! was! put! in! application! but! is!
ordered!default,!he!may!still!resort!to!REMEDY,1.!
!
REMEDIES,
1. DURING!TRIAL:!Motion!to!lift!order!of!default!
a. When:!at!any!time!after!learning!of!the!order!of!default!
and! within! 15! days! of! notice.! ! Available! from! time! the!
order!is!rendered!to!the!time!of!judgment.!!
b. Basis:! Must! be! based! on! fraud1,! accident,! mistake,! or!
excusable!neglect!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
1
!Intrinsic!Fraud!!Fraud!intrinsic!of!proceeding.!Deprivation!of!a!party!of!his!
opportunity!to!take!part!in!the!proceeding!in!his!day!in!court.!E.g.!failure!to!
serve!notice,!or!include!in!application;!or!a!judge!rendering!a!judgement!
deliberately!ignoring!the!evidence.!
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%
!
c. Added! Requirements:! Must! be! accompanied! by!

Affidavit! of! Merit.! ! Such! lifting! must! be! based! on!
meritorious!grounds.!!
2. Remedy! that! the! law! affords! in! case! JUDGMENT! IS! ALREADY!
RENDERED!in!the!proceeding.!
1. Appeal! ! within! 15! days.! Basis:! judgment! not! in!
accordance!with!law!or!not!in!accordance!with!facts.!
2. Motion!for!Reconsideration!!(Rule!37)!Basis:!judgment!
not! in! accordance! with! law! or! not! in! accordance! with!
facts.!
3. Motion! for! New! Trial! ! Basis:! fraud,! accident,! mistake,!
or!excusable!neglect.!Also!filed!within!15!days.!!
3. Remedy!in!case!there!is!FINALITY!of!judgment:!Petition!for!relief!
from!judgment!(Rule!38)!
a. When:!Filed!within!6!months!from!entry!in!the!book!of!
judgment! but! not! more! than! 60! days! from! notice! of!
such!entry.!!
b. Basis:! fraud,! accident,! mistake,! or! excusable! neglect.!
Plus,! newly! discovered! evidence! which! ordinary!
diligence! could! not! have! made! available! during! trial! of!
the!case.!!
4. Remedy!after!DECREE!OF!REGISTRATION!!Petition!to!review!or!
revise!the!decree.!(Sec.!32)!
a. When:! the! moment! of! entry! of! decree! of! registration!
and!within!1!year!from!such!time.!The!reason!is!that!the!
moment!the!decree!is!issued,!it!must!be!registered.!The!
moment! the! judgment! has! been! rendered,! even! if!
decree! hasnt! been! issued,! you! may! also! bring! your!
remedy!under!Sec.!32.!!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
Extrinsic!/!Collateral!/!Actual!Fraud!!outside!the!proceedings.!(Sec.!32!speaks!
of!actual!fraud.)!
b. Basis:! Only! actual! fraud! (See! Footnote! 1).! Unless! the!

land! falls! into! the! hands! of! an! Innocent! purchaser! for!
value.! Included! in! such! terms! are! innocent!
encumbrancers!for!value!(e.g.!mortgagee).!!
5. AFTER!ISSUANCE!OF!TITLE:!Action!for!Reconveyance.!!
a. Nature:! Action! respects! the! titles! indefeasibility! but!
that! it! appears! under! the! name! of! the! wrongful!
registrant.!
b. Basis:!Trust.!!
i. Implied! Trust! ! When! property! is! acquired!
through!fault!or!mistake,!the!acquiree!becomes!
an! implied! trustee! of! the! rightful! owner.! For!
that!reason!the!true!owner!may!go!to!court!and!
file! for! reconveyance.! ! (Esconde! v.! Barlongay)!
Must!be!filed!within!10!years!
ii. Express!Trust!!imprescriptible.!!
!
ADDED,NOTES:,
In! appropriate! cases,! there! is! no! time! interval! between!
judgment,! decree,! and! issuance! of! OCT.! But! in! some! cases! if!
there! is! interval,! title! is! deemed! quieted! as! of! the! time! of! the!
Judgment.!!
After! 1! year! from! decree! of! registration,! the! title! gains!
indefeasibility! ! cannot! be! defeated.! The! innocent! purchasers!
for!value!also!acquire!such!purchased!title!with!indefeasibility.!It!
also!gains!incontrovertibility.!
LAND%TITLES%%%2+A%%%(7/20/2013)%
%
!
FOCUS:! Continued! ! remedies! that! the! law! affords! persons! aggrieved!

from!land!registration!proceedings.!!
!
!
File!your!opposition!or!
file!for!motion!to!
extend!time!to!file.!
!
!
!
Public!
Petition!for!relief!from!judgment!
See(last(
week's(
notes(
Motion!to!lift!order!
of!default.!
!
!
Basis:!FAME!
Land!
Ordinary(
!
!
!
Title!becomes!
Conclusive!
Private!!
Period:!within!6!months!from!entry!of!judgment!
but!within!60!days!from!notice!(Notice!must!be!
notice!to!right!government!body!)!
Order!of!
Default!
Judgment!
Cadastral(
!
!
!
!
!
Finality!
Entry!of!
Judgement!
Decree!
Basis:!Actual!Fraud!(Sec.!32)!
Motion!for!New!Trial!
Basis:!FAME!
Period:!within!1!year!from!decree!of!registration!(But!see!Nieto!
v.!Quines,!first!in!time,!first!in!right!doctrine!did!not!apply!
because!decree!was!done!on!same!date.!But!Court!looked!at!
the!date!of!judgment!to!decide.)!!
See!Yabut!Lee!v.!Punzalan!where!Sec.!32!was!resorted!to!but!it!
was!improper!because!no!judgment!was!rendered!yet.!The!
Court!treated!the!petition!as!a!motion!to!set!aside!the!order!of!
default.!!
See!Riviera!v.!Moran!where!it!says!that!the!earliest!moment!to!
avail!of!Sec.!32!is!at!the!moment!of!judgment,!the!latter!being!a!
mere!copy!of!the!decree.!
!
!
OCT!
Petition!for!review/revision!of!the!decree!of!registration!
!
!
Exception:!If!title!suffers!from!
fatal!infirmity!because!then!
the!title!is!an!absolute!nullity!
and!produces!no!legal!effect.!
(Under!Sec.!32!too)!
!
See:!Agno!v.!Director!
Republic!v.!Vda.!De!Kalintas!
Benin!v.!Tuazon!
Mariveles!Cadastre!case!
!
!
!
AFer!1!Year!
Ini<al!
hearing!
Registra<on!
Basis:!FAME!
Title!becomes!Incontrovertible!
and!Indefeasible.!
Innocent!
purchaser!
for!value!
LAND%TITLES%%%2+A%%%(7/20/2013)%
%
!
REMEDY,AFTER,THE,TITLE,BECOMES,INCONTROVERTIBLE/INDEAFISIBLE:, !
1. Petition! for! Reconveyance! ! Petition! of! equity.! Presupposes! respect!
for!the!certificate!title.!However,!it!was!issued!out!in!the!wrong!name.!
NOT!APPLICABLE!IF!BOUGHT!BY!INNOCENT!PURCHASER!FOR!VALUE.!It!
may! also! be! brought! as! early! as! the! time! judicial! proceeding! is!
instituted.!Basis:!
a. Implied/Constructive! Trust! ! prescriptive! period! is! 10! years.!
(Art.! 1456! of! CC! ! Fraud! or! mistake,! one! who! acquires!
property!becomes!the!trustee!of!the!real!owner)!
b. Express!Trust!!imprescriptible!as!a!ground!for!reconveyance.!
But!express!trust!can!be!converted!into!implied!trust.!
Sotto! v.! Teves! ! original! owners! did! not! want! to!
divide!property!so!they!entered!into!an!express!trust!
where! the! property! was! put! in! the! name! of! one! of!
the! sisters,! Concepcion.! Mere! fact! that! the! titles!
were! put! in! the! name! of! Concepcion! did! not!
repudiate! the! trust! because! it! was! in! fact! in!
implementation!of!the!express!trust.!What!we!learn!
here!is!how!to!repudiate!trust.!To!repudiate!validly!it!
must!be:!
i.
clear!and!unequivocal!
ii.
must! be! conveyed! to! the! cestui! que! trust!
(Beneficiary)!
c. Void!Contracts!!Void!for!being!contrary!to!law,!public!order,!
etc!These!are!also!imprescriptible.!!
Fraud,! by! itself,! is! no! longer! a! basis!! Before,! trust! prescribes!
in!4!years!because!there!was!no!distinction!between!express!
and! implied.! By! reason! of! the! new! Code,! we! already! have! a!
distinction.!Fraud!just!now!raises!the!issue!of!implied!trust!!It!
prescribes!in!10!years.!!(Gicano!v.!Gegato)!
2. Action! for! damages! against! Assurance! Fund! ! Last! resort! if! can! no!
longer!recover!any!other!way.!There!must!always!be!no!negligence!on!
the!part!of!the!claimant!himself.!(Treasurer!of!the!Philippines!v.!CA)!!
One! who! buys! from! an! imposter! cannot! claim! to! be! an! innocent!
purchaser! for! value.! When! the! spouses! tried! to! recover! from! the!
3.
4.
assurance! fund,! the! Court! rejected! their! claim! for! being! negligent!)!
Grounds:!!
a. Bringing!the!land!under!the!operation!of!the!torrens!system!!
b. Misfeasance,!nonhfeasance.!Malfeasance!of!the!personnel!of!
the!court,!LRA,!Register!of!Deeds,!or!of!any!other!person!that!
can!be!related!to!the!process.!!
Petition! to! Quiet! Title! (essence:! Petition! for! declaratory! relief)! ! 2!
titles! are! issued! for! the! same! property.! Applicable! whenever! some!
instrument! in! the! Register! of! Deeds! casts! a! cloud! of! doubt! on! your!
own!title.!
Available! to! the! legal! owner! or! one! who! holds! a! beneficial!
title.!!
Arguably,! can! be! brought! even! at! the! moment! of! the!
application! of! land! registration! by! a! person! whose! claim!
covers!a!part!or!the!entire!land!under!your!own!title.!!
Reversion! ! Government! remedy.! When! claims! are! incomplete!
because!the!procedures!have!not!been!complied!with.!(I.e.!conditional!
grant! of! patent.! Period! to! complete! it! becomes! basis! of! reversion.)!
When!title!was!issued!for!example!because!the!person!defrauded!the!
government! in! making! it! believe! that! it! has! complied! with! the!
conditions.!!
Criminal!case!
5.
!
ATTRIBUTES,OF,THE,TITLE:,
1. Sec.!44!declares!its!guarantee!under!the!Torrens!System!that!one!can!
rely!on!the!face!of!the!title!of!the!instrument!and!if!no!encumbrance!
or!lien!is!annotated!on!it,!you!may!assume!that!none!exists.!However,!
the! following! claim,! encumbrance,! lien,! etc! need! not! be! annotated!
or!appearing!on!the!instrument!to!produce!effect:!
a. Claims,! liens,! and! rights! that! need! not! be! annotated! as!
decreed!by!law!
b. Real!property!tax!
c. Public!roads,!streets,!canals,!etc!nevertheless!bind!the!land.!
d. Disposition!of!the!land!pursuant!to!the!rules!and!registrations!
of!the!Agrarian!Reform!Program.!
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%
!
2.
Cases:!
Gatiaon! v.! Gaffud! ! Innocent! purchaser! for! value! extends! to!
innocent! mortgagee! for! value;! 2! titles! clashing! with! each!
st
other.! 1 ! person! was! issued! a! prehpatent,! complied! with! its!
requirements,! and! gets! title.! He! then! goes! to! PNB! and!
nd
mortgages! the! property.! 2 ! person! applies! with! land!
management! bureau! for! patent,! registers! it! under! Sec.! 103!
and! gets! title! to! the! land.! He! also! mortgaged! it! with! PNB.!
st
When! 1 ! person! paid! his! account,! PNB! found! out! that! the!
nd
same!property!covered!the!mortgage!of!2 !person!and!tried!
to! retain! it! as! an! innocent! mortgagee! for! value.! The! Court!
said! that! both! Director! of! Lands! and! PNB! should! have! been!
charged!with!notice!of!the!prior!title!that!was!registered.!The!
bank! therefore! was! legally! charged! with! inquiry! on! it.!
Because! the! bank! was! negligent,! it! could! not! claim! to! be! an!
innocent! mortgagee! for! value.! A! title! once! registered,! it! is!
notice!to!the!entire!world,!and!they!are!charged!with!notice!
of!the!proceeding!and!the!issuance!of!the!title.!!
nd
Legarda!case!!2 !applicant!may!not!be!excused!from!charge!
of!notice!just!because!he!did!not!read!the!Official!Gazette!or!
because!he!was!abroad.!Though!factually!innocent,!legally,!he!
was!charged!with!notice.!
Realty!Sales!Enterprise!v.!IAC!!title!first!registered!is!the!valid!
one;! in! case! many! titles! have! been! derived! from! the!
conflicting!titles,!trace!back!to!the!first!title!issued!before!all!
of!them.!!
DBP!v.!Mangawang!!fellow!has!a!piece!of!land!that!became!
subject!of!cadastral!proceeding.!He!filed!a!claim!in!court!and!
the! Director! of! Lands! that! that! property! is! his.! Director! of!
Lands!issued!a!patent!in!his!name!and!he!registered!it.!He!got!
OCT!1!from!this.!The!Court!awarded!the!land!to!him.!He!got!
OCT! 2! from! this.! He! sold! the! 2! titles! to! 2! different! people.!
Though!both!titles!were!valid,!only!the!first!transaction!or!use!
of!the!title!was!valid.!The!second!was!invalid!!
Registered!land!cannot!be!acquired!by!prescription.!
3.
Cannot! be! subject! to! collateral! attack.! Must! be! a! direct! proceeding!
prescribed!by!law!!(i.e.!Sec.!32)!
!
AFTER,MIDTERMS:,
Traders! Royal! Bank! case! ! Supreme! Court! recognized! 2! innocent!

st
purchasers! for! value! despite! the! fact! that! the! 1 ! registration! should!
have!been!constructive!notice.!But!it!resolved!it!on!the!basis!of!laches.!!
LAND%TITLES%%%2+A%%%(8/10/2013)%
%
!
FOCUS:!OVERVIEW!of!subsequent!registrations!after!an!OCT!is!issued.!In!
subsequent!registration,!you!dont!talk!about!registering!the!land!but!
the!transaction!involved!in!the!land.!!
!
!
ARachments!
RegistraBon!of!transacBons!under!Sec.!113!
Involuntary!
TransacBon!
!
"Full!
Ownership"!(tran
sfers!full!
ownership!!
of!the!Btle)!
!
!
Adverse!Claim!
Electronic!
Others!(foreclosure!sale!
by!sheri!is!also!
involuntary)!
"Less!than!full!
ownership"!(m
ortgages,!!
leases,!etc...)!!
!
!
Voluntary!
TransacBon!
1.!Sale!
2.!Mortgage!
3.!Lease!
4.!Others!
!
!
Sec.!107!Y!Surrender!of!the!owner's!duplicate!
PeBBons/!
AcBons!led!!!
Sec.!108!Y!Amendment/AlteraBon!CerBcates!of!Title!
!
!
!
Sec.!109!Y!Replacement!of!Owner's!duplicate!
Sec.!110!Y!ReconsBtuBon!of!Title!
Voluntary!
TransacBons!
Others!Lands!
TransacBons/!
"Dealings"!involving!
registered!land!
Manual!
Lis!Pendens!(there!is!
a!pending!case)!
! OCT/TCT!
Agricultural!lands!
Involuntary!
TransacBons!
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%
!
ON(SUBSEQUENT(REGISTRATIONS:(
I.
Registration+ of+ transactions+ under+ Sec.% 113! ! For! those! under!
Sec.( 113,! it! only! deals! with! TRANSACTION! relating! to!
unregistered!lands,!not!the!lands!itself.!
II.
Transactions/+ "Dealings"+ involving+ registered+ land+ ! Here! you!
register!with!the!Office!of!the!Register!of!Deeds.!So!its!mainly!
administrative! in! character.! Even! in! cases! of! attachment! or! lis!
pendens,!the!involvement!of!the!court!is!limited!to!acting!as!the!
authority!directing!the!registration.!!
Voluntary+transactions!!borne!out!of!owner's!will.!(i.e.!
Deed!of!Sale)!
Involuntary+Transaction!!arise!without!owner's!consent!
or! even! against! his! will.! Like! if! a! person! becomes! a!
judgment!debtor!after!losing!a!case.!
Adverse+Claim!!Whenever!a!person!acquires!right!over!
land! adverse! to! original! owner! after! registration,! that!
right!may!be!annotated!on!the!title!as!an!adverse!claim.!
With! PD1529,! life! of! an! adverse! claim! is! limited! to! 30!
days.!After!30days,!claimant!must!elevate!his!claim!to!a!
proper! case! before! the! land! registration! court.!
(However,! see! Sajonas! v.! CA,! which! provided! that! until!
adverse! claim! is! ordered! cancelled,! it! will! still! bind! a!
purchaser!to!notice!of!such!a!claim!even!after!30!days.)!
Agricultural+ lands! ! Distinction! is! made! FROM! OTHER!
LANDS!because!of!the!CARP.!Unlike!the!latter,!you!need!
the! clearance! of! the! DAR.! It's! not! agricultural! in! the!
sense! of! classification! of! public! lands.! In! this! context,!
agricultural!simply!means!arable!(Luz!Farms!case).!
Electronic!!there's!actually!no!law!that!talks!about!the!
computerization! process.! But! if! any! computerization!
process!would!be!done!by!the!LRA,!it!must!still!be!done!
in! accordance! with! PD( 1529.! Good! thing! about!
III.
electronic! process,! you! can! monitor! what! the! Register!

of!Deeds!is!doing!with!respect!to!your!transaction.!
Voluntary+ Transaction! (Requisites! provided! under! P.D.(
1529):!
1. Presentation!of!the!voluntary!instrument!!
2. The! surrender! of! the! owner's! duplicate! of! the!
certificate!of!title.!
NOTE:! since! mortgages! and! the! like! are!
voluntary! transactions,! you! need! to! surrender!
the! owners! copy! of! the! certificate! of! title! to!
register!the!mortgage.!
3. Payment!of!the!corresponding!fees!(either!entry!
or!registration!fee)!
Involuntary!(Requisites!provided!under!P.D.(1529):!
1. Presentation! of! involuntary! instrument! (notice!
of!adverse!claim.!notice!of!lis!pendens,!or!a!levy!
on!attachment...!
2. Payment!of!the!fees!(either!entry!or!registration!
fee)!
NOTE:! For! involuntary! transactions,! you! dont!
need! to! surrender! the! owners! copy! of! the!
certificate!of!title.!!
Petitions/Actions+ filed! ! Sec.( 2( of( PD( 1529! gives! the! following!
jurisdiction! of! Land! Registration! Court:! 1)! Petitions! for! original!
registration! of! title;! 2)! Petitions! and! actions! filed! after! original!
registration.!Petitions/actions!here!refer!to!#2!
Sec.(107:!Surrender!of!the!owner's!duplicate!!Summary!
Proceeding! for! the! surrender! of! the! owner's! duplicate.!
Remedy!available!to!Register!of!Deeds.!!
Sec.( 108:! Amendment/Alteration! Certificates! of! Title! !
In! cases! where! there! are! errors! on! the! certificate! or!
there!are!expired!notations!therein.!
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!
Sec.(109:!Replacement!of!Owner's!duplicate.(Recall!case!
of!Treasurer!of!the!Phils.!v.!CA!and!Spouses!Jocson)!
Sec.( 110:! Reconstitution! of! Title! ! 1.! Judicial!
Reconstitution;! 2.! Administrative! Reconstitution,! which!
is! limited! to! cases! where! the! number! of! certificates! of!
title!is!no!less!than!10%!is!of!the!titles!in!the!Registry!of!
Deeds!but!no!less!than!500.!
NOTES:! Titles! have! two! copies:! 1.! Retained! by! Register! of!
Deeds,! 2.! Surrendered! to! registered! owner.! Both! titles! are!
original!but!the!second!one!is!called!the!Owners!duplicate.!
When! the! Owners! duplicate! is! lost,! you! can! file! for!
replacement!under!Sec.(109.!When!the!copy!in!the!register!
of!deeds!is!lost,!destroyed!or!disappears,!you!file!a!process!
under! Sec.( 110.! ! Judicial! Reconstitution! is! in! rem! and!
Administrative!Reconstitution!is!in!personam.!
!
PURPOSE(OF(THESE(REGISTRATIONS:(
The!rules!are!important!because!following!them!is!how!we!are!
able! to! give! constructive! notice! to! the! whole! world! about! the!
transactions!we!take.!!
Mode!of!acquiring!ownership!over!registered!land!!there!must!
be!registration.!However,!to!validly!register!the!transactions,!all!
requirements! must! be! met! (fees! are! paid,! submission! of!
owners! duplicate,! etc).! If! the! applicant! has! done! all! that! is!
incumbent!upon!him,!and!the!failure!of!the!annotation!of!such!
transaction!or!the!entry!of!such!transaction!into!the!registration!
book!is!due!to!the!fault!of!the!Register!of!Deeds,!entry!alone!in!
the!primary!registry!book!will!produce!the!effect!of!registration!
in! favour! of! the! applicant.! ! (DBP! v.! Acting! Register! of! Deeds! of!
Nueva!Ecija)!
!
(
ADDITIONAL(NOTES:!
Annotations!are!found!in!the!Memorandum!of!Encumbrances!
in!the!certificate!of!title.!!
Though! there! are! only! 3! requisites! in! registering! voluntary!
transactions,! in! actual! practice,! you! must! pass! through! other!
processes.!In!case!of!a!sale:!
o The! BIR! would! have! interest! on! the! taxes! on! the!
transaction! (donors! tax,! capital! gains! taxes,! estate! tax!
etc).!The!BIR!would!then!issue!evidence!that!you!have!
gone!through!them!by!issuing!a!Certificate!of!Authority!
to!Register,!or!Tax!Clearance!Certificate.!!!
o Transfer!Tax!and!Real!Estate!Tax!should!also!be!paid!to!
the!local!government!and!the!tax!declaration!should!be!
attached.!
o Aside!from!submitting!these!supporting!documents,!you!
also! need! to! complete! the! assessment! form! and! the!
payment!order.!!
When!you!submit!the!documents,!there!will!already!be!an!entry!
in! the! primary! entry! book.! You! dont! have! to! pay! the! fees! yet,!
you!are!allowed!a!period!of!5!days!in!which!to!pay.!If!you!fail!to!
pay!within!5!days,!the!entry!will!be!invalidated.!!
o See,! however,! Mingoa! v.! Land! Registration!
Administrator! ! SC! ruled! that! the! submission! of! the! 3!
requirements!(voluntary!instrument,!owners!duplicate,!
and!fees)!by!Mingoa!through!registered!mail,!was!made!
validly!and!before!the!deadline!given!by!CARP(law;!even!
if! he! hasnt! gotten! clearance! from! the! BIR.! This! is! an!
example! of! a! mode! of! registering! through! registered!
mail.!!
!
(
(
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!
RELATED(CASES:!
Roxas! v.! Dinglasan! ! Y! effect+ of+ registration+ of+ transactions.! 2!
spinsters!were!claiming!to!be!an!owner!of!the!land!by!virtue!of!a!
prior!deed!of!sale;!while!the!mortgagee!was!claiming!to!be!the!
owner! by! being! an! innocent! mortgagee! for! value! who!
foreclosed! such! property.! The! 2! spinsters! lost! in! favour! of! the!
mortgagee.! The! Court! held! that! it! wasnt! enough! that! the!
spinsters! were! in! possession! of! the! property.! It! isnt! the!
execution!of!the!deed!of!sale!or!the!delivery!of!the!possession!
which!granted!ownership!with!respect!to!registered!land!in!the!
Torrens! system.! If! the! 2! spinsters! werent! able! to! register! the!
transaction!because!the!certificate!of!title!could!not!be!given!to!
them,!they!should!have!annotated!on!the!title!of!their!adverse!
claim!in!order!to!bind!even!the!mortgage.!
NGA! v.! IAC! ! pacto! de! retro! sale! was! not! brought! to! the!
attention!of!the!Court,!so!the!seller!remained!to!be!the!owner!
of!the!land!in!the!eyes!of!the!Court!and!the!world.!!
Fule!v.!De!Legare!!The!deed!of!sale!in!favour!of!John!De!Legare!
coupled! with! the! possession! of! the! owners! duplicate,! was!
sufficient! authority! for! the! Register! to! transfer! title! to! John! De!
Legare!and!to!subsequently!transfer!it!to!the!Spouses!Fule.!The!
Spouses!Fule!remained!innocent!purchasers!for!value!in!relying!
on! the! registrability! of! the! deed! of! sale! and! the! owners!
duplicate,! even! if! the! title! was! still! in! the! name! of! John! De!
Legares!mother.!
Duran!v.!IAC!!same!case!as!in!Fule!v.!De!Legare.!Chain!of!title!
doctrine!! Daughter! gave! her! mother! the! certificate! of! title! to!
her! land! to! keep! safe! while! she! was! abroad.! The! mother,!
through!fraud,!managed!to!transfer!it!to!her!own!name.!It!was!
subsequently! sold.! The! daughter! came! home! and! tried! to!
impugn!the!sale.!The!Court!held!that!the!daughter!came!home!
too!late.!Had!the!title!not!passed!to!an!innocent!purchaser!for!
value,!she!could!still!have!invalidated!the!title!of!her!mother!on!
the!basis!of!fraud.!
Medina! v.! Chanco! (and! Sisters! of! Mary! case)! ! same! case! as!
Duran.! Title! already! passed! to! parties! not! privy! to! the! fraud:!
chain!of!title!doctrine!!The!case!was!already!dismissible!on!the!
basis!of!the!complaint!itself.!Since!in!both!cases,!the!complaint!
did! not! allege! that! the! 3rd! party! buyers! had! actual! knowledge!
that!their!seller!acquired!his!title!through!fraud.!!
Pabalan! v.! Sta.! Anarin! ! Unlike! Medina! ! and! Sisters! of! Mary,!
complaint! was! not! immediately! dismissible! because! the!
complaint! alleged! that! mortgagee! was! privy! to! the! series! of!
fraudulent! transactions.! Hence,! there! was! need! for! trial,! to!
prove!the!allegations.!
LAND%TITLES%%%2+A%%%(8/17/2013)%
%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%Notes%by%Rachelle%Gutierrez%&%Cathy%Gacutan,%Edited%by%Adrian%Tan%
%
!
FOCUS:!Duty!of!the!registrant!and!the!Register!of!Deeds.!!
!
!
!
Full!
Ownership*!
!
!
1.!Entry!in!Primary#
Entry#Book#
2.!Entry!in!!
Registra6on#Book!
!
Cancel!the!
Titles!on!hand!
Issue!new!:tles!
under!new!owner!
!
!
Voluntary!
Transac:ons!
!
!
Manual!
! See#last#
week's#notes#
Less!Than!
Full!
Ownership*!
Others!Lands!
1.!Entry!in!Primary#
Entry#Book#
2.!Entry!in!!
Registra6on#Book!
!
Write!down!encumbrane!on!
both!copies!of!the!:tle!
Electronic!
Involuntary!
Transac:ons!
!
!
!
*Duties!from!the!point!of!
view!of!the!Register!of!Deeds!
!
!
!
!
LAND%TITLES%%%2+A%%%(8/17/2013)%
%
!
DUTY*OF*REGISTRANT:*
1. Voluntary!Transactions!!registrant!must!present!the!following:!
a. Instrument!representing!the!transaction!
b. Owners!duplicate!certificate!of!title!
c. Payment!of!Fees!(entry!and!registration!fee)!
2. Involuntary!Instruments!!registrant!must!present!the!following:!
a. Instrument!representing!the!transaction!
b. Payment!of!Fees!(entry!and!registration!fee)!
NOTE:! Surrender! of! Owners# duplicate# certificate# of# title! is!
not! required! here! because! the! transaction! might! not! be! in!
accord! with! the! will! of! the! registered! owner! (i.e.! levy,!
adverse! claim,! etc).! Nevertheless,! the! Register! of! Deeds!
would! register! the! transaction! then! ask! the! owner! to!
surrender!the!Owners!copy.!
*
DUTY*OF*THE*REGISTER*OF*DEEDS:*
1. Full#Ownership##The!Register!of!Deeds!must!cancel!TCT#1!and!
annotate!such!cancellation.#
2. Less#than#Full#Ownership##The!registered!owner!remains!to!be!
the!owner!of!the!property!so!all!the!Register!of!Deeds!has!to!do!
is!to!annotate!the!transaction#
NOTE:! Subdivision! development! scheme! and! restrictions! must! be!
annotated! on! the! title.! These! fall! under! transactions! involving! Less#
Than#Full#Ownership#
The!Register!of!Deeds,!because!he!possesses!merely!ministerial!
powers,! cannot! refuse! registration! on! the! ground! of! the!
VALIDITY!of!the!document,!even!if!he!thinks!that!the!title!being!
registered!is!fictitious,!spurious,!etc.!All!he!can!do!is!register!and!
wait!for!a!Court!order!telling!him!to!strike!out!the!registration.!
HOWEVER,! he! can! refuse! registration! on! the! grounds! of!
REGISTRABILTY!(i.e.!Deed!of!Sale!is!not!notarized!as!required!by!
law)!
Section*117,*P.D.*1529!provides!for!the!remedy!for!the!Register!
of! Deeds! whenever! he! has! doubts! as! to! the! proper! action! to!
take!in!relation!to!documents!presented!to!him!for!registration.!
He!may!either:!
1. Deny! registration! and! inform! registrant! that! he! can!

elevate! the! matter! to! the! Land! Registration! Authority;!
OR!
2. Register!of!Deeds!may!himself!elevate!the!matter!to!the!
LRA.! The! decision! of! the! LRA! may! be! appealed! to! the!
Supreme!Court!on!Certiorari.!
#
DUTY*OF*THE*LRA*ADMINISTRATOR*
As! far! as! the! decree! of! registration,! the! LRA! Administrators!
duty! is! ministerial.! But! can! the! LRA! Administrator! deny! decree!
of! registration! on! account! of! a! previously! existing! decree! of!
registration!over!the!same!parcel!of!land?!
o YES.!The!LRA!Administrator!cannot!blindly!obey!a!Court!
order! and! issue! a! decree! of! registration,! there! being! a!
previous! decree! of! registration! covering! the! same!
parcel!of!land.!To!demand!such!blind!obedience!would!
be! to! cause! conflict! between! the! two! decrees! of!
registration.!
#
!
WHEN*IS*THE*EFFECT*OF*REGISTRATION*PRODUCED:*
Registration! is! necessary! for! lands! covered! by! the! Torrens!
system! to! bind! third! persons# because! registration! constitutes!
notice!to!the!whole!world*
Current# Doctrine:* ENTRY! ALONE! IN! THE! PRIMARY! ENTRY! BOOK!
IS!SUFFICIENT!TO!PRODUCE!REGISTRATION.*
o Entry! alone! in! the! Primary# Entry# Book,! whether! the!
transaction! is! voluntary! or! involuntary,! is! sufficient! to!
produce! the! effect! of! registration! as! long! as! the!
registrant! has! done! all! that! is! required! of! him! for!
purposes!of!registration,!and!nothing!more!is!left!to!be!
done!than!a!duty!incumbent!solely!upon!the!Register!of!
Deeds.! The! law! does! not! appreciate! the! legal! interval!
from! entry! in! Primary! Entry! Book! to! entry! in!
Registration! Book.! You! follow! the! date! of! entry! in! the!
Primary!Entry!Book.!(DBP!v.!Acting!Register!of!Deeds!of!
Nueva!Ecija)*
LAND%TITLES%%%2+A%%%(8/17/2013)%
%
!
Once!the!registrant!has!done!all!he!can,!the!duty!is!now!
on!the!Register!of!Deeds!who!must!determine!if!it!is!full!
ownership!or!less!than!full!ownership.*
If!the!Register!of!Deeds!omits!any!of!his!duties!(Entry!in!
the! Day! Book! and! Registration),! the! registrant! will! not!
suffer.*
!
RELEVANT*CASES:*
Balbin!v.!Register!of!Deeds!of!Ilocos!Sur!!For!someone!to!be!an!
innocent!purchaser!for!value!in!relying!on!what!appears!on!the!
4!corners!of!the!title,!he!must!look!at!the!copy!on!file!with!the!
Register! of! Deeds! and! not! just! the! owners! copy.! This! is!
precisely!because!some!involuntary!transactions!might!not!have!
been!annotated!yet!on!the!owners!copy.!!
Mingoa! v.! Land! Registration! Administrator! ! By! the! enactment!
of! the! CARP! law,! when! you! register! transactions! involving!
agricultural! land,! you! need! an! Issuance# of# DAR# Clearance# (DAR!
checks! the! transaction! to! make! sure! it! satisfies! the! retention!
limits).!The!law!however!provided!a!3cmonth!window!from!the!
laws! enactment! where! you! do! not! yet! need! DAR! clearance.!
Mingoa!was!trying!to!register!his!deed!of!donation!in!favour!of!
his! children! within! the! 3cmonth! window.! Mingoa! attempted! a!
filing!of!registration!by!mail.!The!deadline!was!September!9,!and!
Mingoa! mailed! all! the! requirements! on! September! 7.! The!
Register! of! Deeds! of! Romblon! received! the! mail! (with! all! the!
requirements)! on! September! 20.! Issue! is! whether! clearance!
from! DAR! was! still! required! by! Mingoa! to! register! the! deed! of!
donation.! Mingoa! won.! The! Court! ruled! that! registration! by!
registered! mail! was! allowed.! The! Register! of! Deeds! must! date!
the! entry! in! the! Primary! Entry! Book! as! of! September! 7,! even!
though!all!the!actions!(i.e.!the!entry!and!the!registration!by!the!
RoD)!were!performed!only!after!September!20.!
o QUESTION:! Between! September! 7! and! 20,! can! we!
impute! knowledge! upon! the! world! of! the! transaction?!
This!case!seems!to!suggest!so.!
Baranda! v.! Gustillo! ! In! this! case,! the! Register! of! Deeds! took! a!
very! active! role! whereas! his! duty! is! supposedly! merely!
ministerial.!
Fule!v.!De!Legare!!This!case!emphasizes!the!importance!of!the!
owners! duplicate! certificate! of! title.! Whoever! possesses! such!
has! conclusive! authority! to! make! the! Register! of! Deeds! make!
registration.! Because! once! shown! the! owners! duplicate!
certificate! of! title,! person! in! possession! of! such! has! power! to!
oblige!the!Register!of!Deeds!to!register!the!land.!!
Dy!Buncio!v.!C.N.!Hodges/Duran!v.!IAC;!Sister!of!St.!Mary!case!!
These! cases! emphasize! the! Chain# of# Title# Doctrine! (where! a!
spring!rises!beyond!its!source,!because!an!invalid!transaction!
becomes!the!source!of!a!valid!title.)!
o What!is!described!as!void!by!Sec.* 52!(Any!registration!
obtained!by!fraud!shall!be!void)!is!the!transaction!and!
its!registration,!and!not!the!title!itself.!
!
A!!
!
!!!!!B!! !
!!!!!!C!
!!!!\_forged!sale_/!!!!!!\_valid_sale_/!!
!
o The!fraud!by!B!of!As!title!will!not!affect!C,!an!innocent!
purchaser/mortgagee.!The!transaction!between!A!and!B!
is!void,!but!it!may!be!a!root!of!a!valid!title!in!relation!to!
C!who!is!an!innocent!purchaser.!
o This! doctrine! finds! no! application! is! titles! that! are! void!
because!they!cover!public!land,!even!if!they!fall!into!the!
hands!of!an!innocent!purchaser!for!value.!
o Neither!will!it!find!application!where!the!title!is!void!for!
having!come!from!an!impostor.!
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!
FOCUS:! Continuation! of! subsequent! registrations! after! original!

registration.!!!
DOCTRINE-DEVELOPMENTS: 2!types!of!void!title:!
o Void!Title!!obtaining!a!title!over!land!by!fraud!
o Void! Title! ! which! covers! land! that! are! non>registrable!
in!character!
Chain& of& Title& Doctrine& ! where! a! void! title! may! give! rise! to! a!
valid!title.!
Where!Chain&of&Title!inapplicable!to!validate!the!title!of!IPVs:!
o If!the!title!suffers!from!absolute!nullity!because!it!covers!
land!that!is!non>registrable!in!the!first!place,!no!amount!
of!transfers!to!any!number!of!IPVs!can!give!rise!to!valid!
title.!
o Republic! v.! IAC! ! Maribeles! Cadastre.! The! null! title!
became!the!origin!of!more!than!100!titles!covering!the!
area! turned! into! a! subdivision.! The! Court! eventually!
declared!that!the!title!holders!in!the!subdivision!is!void!
and!without!effect!despite!them!being!IPVs!
o C.!N.!Hodges!vs.!Dy!Buncio!&!Co.,!Inc.!!Land!located!in!
Iloilo.! Original! owner! transferred! his! land! to! Dy! Buncio!
and! Company.! The! latter! was! only! able! to! take! care! of!
this! newly! acquired! land! when! they! sent! a!
representative!to!pay!real!estate!taxes!on!the!land.!This!
situation!allowed!the!original!owner!to!apply!for!a!new!
owners! duplicate! certificate! of! title! again! to! the! land.!!
And!so!the!owner!managed!to!sell!this!new!title!to!C.N.!
Hodges! and! Company,! with! the! latter! not! being! aware!
of!the!previous!sale.!(Similar!to!Treasurer!of!the!Phils.!v.!
CA)!Hence!a!conflict!arose.!The!Court!ruled!that!no!one!
could!fault!Dy!Buncio!and!Co.!because!they!did!nothing!
to!cause!the!loss!of!the!OCT.!Rather!the!Court!ruled!that!
CN! Hodges! was! negligent.! Between! 2! innocent!
purchasers,!where!one!must!suffer!a!loss,!the!one!who!
allowed!the!loss!to!happen!must!bear!the!loss.!
Caviles! and! Caviles! v.! Bautista! and! Bautista! (Nov.! 24,!
1999)!!Court!decided!this!case!based!on!the!doctrine!in!
Acting! Register! of! Nueva! Ecija! v.! DBP.! Where! a! writ! of!
preliminary!attachment1!was!obtained!by!Spouses!X!and!
Y!on!a!land!by!the!original!owner.!The!register!of!deeds!
here! managed! to! note! the! attachment! in! the! primary!
entry!book!but!did!not!make!subsequent!annotation!to!
the!corresponding!title.!The!title!was!sold!by!the!original!
owner! to! a! buyer! who! relied! on! the! cleanness! of! the!
certificate!of!title.!In!case!of!conflict!between!the!buyer!
and! the! judgment! creditor! (person! who! caused! the!
attachment),!who!should!bear!the!loss?!The!Court!ruled!
that! since! judgment! creditor! did! everything! already! in!
his! power! to! register! the! attachment.! He! cannot! bear!
the!loss!from!the!fault!of!the!register!of!deeds.!Parity&in&
Good& Faith! ! the! situation! of! both! parties! in! this! case.!
Both! parties! in! good! faith.! The! entry! in! the! primary!
entry! book! sufficed! as! registration.! The! buyer! was!
charged! with! notice! of! such! entry.! (Recall! Gatioan! v.!
Gaffud! ! ever! y! person! is! charged! with! notice! of! any!
instrument!in!the!register!of!deeds!affecting!his!title.)!
This!case!affects!our!initial!doctrine!regarding!a!
IPV!who!can!rely!on!the!4!corners!of!the!title!to!
be! in! good! faith.! Good! faith! now! also! depends!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
1
!Writ! of! attachment! ! one! of! the! involuntary! transactions.! Effort! to! put!
property!in!custodia&legis.!with!the!object!that!there!be!property!forthcoming!
when!a!judgment!be!rendered!against!property!owner.!!
!
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!
on! whether! or! not! you! were! charged! with!

notice!of!any!instrument!affecting!your!title.!!
!!
Duties!
Registrant!
Register!of!Deeds!
1.!Classify!transaction!first!as!
1.!Classify!transaction!first!as!Full&
Voluntary&(2a)&or!Involuntary&(2b)! Ownership&(2a)&and!Less&than&Full&
Ownership&(2b)!
2a.!Requires:!
2a.!Process:!
1. Registration!of!instrument!
1. Entry!in!Primary!entry!book!
2. Surrender!of!owners!
2. Then!makes!an!annotation!in!
duplicate!
the!registration!book!on!the!
3. Payment!of!Fees!!
title!on!hand!
3. Then!he!cancels!the!first!
title*!
4. And!issues!a!new!title*!in!the!
name!of!the!transferee!
2b.!Requires:!
2b.!Process:!
1. Registration!of!instrument!
1. Entry!in!Primary!entry!book!
2. Payment!of!Fees!
2. And!in!the!registration!book!
he!makes!a!corresponding!
annotation!of!the!
transaction**!(Lists!it!down!
as!Entry!No.___)!
*In! both! cases,! what! is! cancelled! is! both! copies! (owners! and!
register!of!deeds).!And!likewise,!2!copies!are!issued.!
**Only! affects! the! copy! with! the! Register! of! Deeds.! BUT!! The!
Register!can!require!the!registered!owner!to!bring!the!owners!
copy! so! that! the! annotations! may! be! made! there! as! well.!
Remedy! of! Register! of! Deeds! in! case! of! non>compliance! of! the!
owner!to!his!order:!Sec.-107-of-PD1529.!
Traders! Royal! Bank! v.! CA! (September! 24,! 1999)! ! Land! owned!
by! X! was! mortgaged! to! Traders! Royal! Bank.! X! claims! that! the!
mortgage!was!invalid!because!there!was!lack!of!consideration.!A!
case!was!filed!with!the!RTC!and!X!filed!a!notice!of!lis&pendens2&
over!the!land!and!the!corresponding!titles!were!annotated.!The!
RTC!eventually!annulled!the!mortgage.!But!during!the!pendency!
of!the!case!with!the!RTC,!Traders!Royal!Bank!proceeded!anyway!
and! foreclosed! the! property! and! the! period! of! redemption!
expired!and!it!was!able!to!obtain!a!certificate!of!title!in!its!name.!
However,!the!new!certificate!of!title!was!not!annotated!with!a!
notice!of!lis&pendens.&&The!clean!certificate!of!title!was!sold!to!
Y.!Y!divided!the!lands,!had!them!titled,!and!sold!to!more!buyers.!
X!then!filed!suit!against!the!new!owners.!!The!Court!ruled!that!
insofar! as! Y! and! the! subsequent! buyers! were! concerned,! they!
were!protected!as!IPVs;!moreover!X!was!guilty!of!laches!for!not!
checking!the!condition!of!the!certificates!of!title!during!the!15>
year!pendency!of!the!case.!But!Traders!Royal!Bank!was!held!to!
have! actual! notice! of! the! case! and! liable! for! actual! monetary!
value! of! the! land! in! favour! of! X.! Apparently! X! should! have!
looked!at!the!certificate!of!title!issued!to!Traders!Royal!Bank!to!
make!sure!the!annotation!was!placed!there.!!
Spouses!Nicandro!v.!Register!of!Deeds!of!Quezon!City!!Mother!
title! is! split! to! come! up! with! several! titles! over! smaller! lots;!
usually!done!with!subdivisions.!One!such!smaller!lot!was!sold!to!
spouses! Nicandro.! At! the! time! of! Deed! of! Sale,! there! was! a!
complete!technical!description!of!the!Lot!sold!but!the!process!of!
taking! the! title! covering! said! Lot! was! still! pending!! The! only!
thing! the! Spouses! had! as! evidence! was! a! photostatic! copy! of!
Deed!of!Sale.!Because!they!only!had!the!Xerox!copy,!they!could!
not!comply!with!the!requirements!of!registering!their!voluntary!
transaction! (presenting! owners! duplicate! and! original! copy! of!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
2
!Lis&pendens!!the!effect!is!to!make!acquisition!of!the!land!involved!subject!to!
the! outcome! of! the! case.! Such! that! one! who! buys! property! subject! to! a! lis!
pendens,! does! so! at! the! risk! of! the! outcome! of! the! case.! If! the! person! from!
whom!he!acquires!the!land!loses,!he!loses!the!land!as!well.!!
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!
Deed! of! Sale).! So! the! spouses! registered! a! notice! of! adverse!
claim 3 !over! that! lot.! Their! ownership! over! the! lot! was!
questioned! and! a! case! was! filed.! The! Court! ruled! that! because!
the! notice! of! adverse! claim! was! not! the! proper! remedy! arising!
from!a!claim!from!Deed!of!Sale,!the!notice!was!ineffective.!!
Leviste! v.! Noblejas! ! cited! Spouses! Nicandro! v.! Register! of!
Deeds!of!Quezon!City!in!applying!what!counts!as!an!effective!
notice! of! adverse! claim.! There! was! also! a! subdivision! in!
Paranaque! that! was! subdivided! but! no! separate! certificates! of!
title! were! issued;! there! were! already! buyers! (Including! the!
spouses!Villanueva)!who!were!given!respective!lots!through!an!
agreement! to! sell 4 !! Because! no! separate! certificate! of! titles!
were!available,!these!transactions!should!have!been!registered!
by! surrendering! the! owners! duplicate! of! the! mother! title! and!
annotated! on! the! same.! In! this! case! the! subdivision! owner!
didnt! want! to! surrender! the! owners! duplicate! so! ! Spouses!
Villanueva! opted! to! file! a! notice! of! adverse! claim! over! Lot! A!
instead.! ! During! this! time,! the! whole! subdivision! was! also! filed!
with!a!notice!of!lis!pendens!(including!Lot!A).!There!was!also!a!
writ! of! attachment! executed! over! the! land.! When! the! Spouses!
paid! in! full,! they! received! their! deed! of! sale.! When! the! rights!
over! Lot! A! were! clarified,! the! Court! ruled! that! because! the!
spouses! availed! of! an! improper! remedy! (notice! of! adverse!
claim),!what!they!shall!receive!from!the!land!is!only!what!is!left!
when!the!attachment!on!it!is!satisfied.!They!also!ruled!that!what!
the! spouses! should! have! done! was! to! compel! the! subdivision!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
3
!Claim!in!registered!land!adverse!to!the!present!owner.!Must!be!after!original!
registration.!If!it!existed!before!or!during!the!original!registration,!the!issuance!
of! the! decree! of! registration! would! have! cut>off! said! claim.! Notice! to! adverse!
claim!is!the!proper!remedy!ONLY!when!there!is!no!other!remedy!for!the!claim.!
4
!agreement!to!sell!are!less!than!full!ownership!transactions!registrable!under!
Sec.-54-of-PD-1529!
owner! to! register! the! agreement! to! sell! and! have! the! mother!
title!annotated!!
!!
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!
FOCUS:!Effective!v.!Ineffective!Registration.!
IMPORTANCE/OF/EFFECTIVE/REGISTRATION:/
It!precludes!subsequent!transactions!involving!the!same!parcel!
of!land;!acquiring!the!rights!of!an!IPV.!
Spouses! Nicandro! v.! Register! of! Deeds! ! Spouses! were! prior!
purchasers.! But! what! they! registered! was! a! notice! of! adverse!
claim! based! on! a! photocopy! of! a! contract! to! sell,! it! was! not!
deemed!to!be!effective!registration.!
Leviste!v.!Noblejas!!An!adverse!claim!was!also!not!effective!!
!
EFFECTIVE/v./INEFFECTIVE/
RECALL:! DBP! v.! Acting! Register! of! Deeds! ! when! effect! of!
registration!is!produced;!
On! completing! the! registration! process,! it! is! easier! nowadays!
since!there!is!also!electronic!registration.!!
The! question! now! is! whether! or! not! registration,! once%
completed,! is! effective.! (Remember! that! in! Spouses! Nicandro!
and! Leviste,! although! the! registration! was! completed,! it! was!
rendered!ineffective!)!
!
NOTICE/OF/ADVERSE/CLAIM/(Sec./70/of/PD1529)!
Sec./70/of/PD1529/provides!for!requisites!and!matters!regarding!
adverse!claim./
Adverse! claim! can! only! pertain! to! rights! or! interests! on!
registered! land! adverse! to! the! owner! arising! AFTER! ORIGINAL!
REGISTRATION.!/
Why!after!original!registration?/
! Registration!cuts!off!all!claims!adverse!to!that!
of!the!owner!prior!to!registration./
! Thats! why! PD1529! describes! the! effect! of!
registration!as!Quiets!title!to!land.!Unless!the!
claim!is!annotated!on!the!certificate,!it!will!not!
bind!the!land.!/
! Necessarily,!adverse!claim!must!be!after!original!
registration./
Adverse! claim! may! be! availed! of! only! if! no! other! provision! is!
made!under!this!decree!for!registering!the!same!!/
no!other!provision!Remember:/
! Spouses!Nicandro!!should!have!annotated!the!
contract! to! sell! but! instead! filed! adverse! claim.!
Wrong!because!PD1529!provides!for!a!provision!
(Sec./ 54)! for! registering! a! contract! to! sell;!
adverse!claim!was!improper./
! if! your! source! of! right! over! the! land! is!
Agreement!to!sell,!you!should!have!registered!
the!agreement!to!sell!under!Sec./54/of/PD1529!
and!NOT!adverse!claim.!(Leviste)/
Effective!for!30days/
Life!of!Adverse!claim!is!30!days/
Purpose! of! 30! days! limitation! ! wanted! to! limit! the!
effects!of!adverse!claim!under!the!old!Land!Registration!
Act.!/
After! 30! days,! if! adverse! claim! is! not! elevated! into! a!
court!case!(on!the!basis!of!which!you!file!a!notice!of!lis!
pendens),! then! the! owner! should! not! be! treated! as! to!
have! impediment! to! his! title! on! the! basis! only! of! the!
adverse!claim./
effective! for! 30days! should! likewise! mean! it! is!
Ineffective!thereafter.!BUT/
PREVAILING! DOCTRINE:! Sajonas! v.! CA! (G.R.! 102377)!
land! in! Marikina! became! subject! of! contract! to! sell! in!
favour!of!Spouses!Sajonas.!Spouses!Sajonas!registered!a!
notice! of! adverse! claim.! Afterwards,! the! Spouses!
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!
Pillares! acquired! rights! over! the! land! on! the! basis! of! a!
judgment! against! the! original! owner.! Spouses! Pillares!
recorded! a! notice! of! levy1.! Before! the! sheriff! could! sell!
the! land,! original! Owner! executes! a! Deed! of! Sale! in!
favour!of!the!Spouses!Sajonas.!By!virtue!of!the!Deed!of!
Sale,! the! Register! of! Deeds! issued! a! new! TCT! in! favour!
of! the! Spouses! Sajonas.! Register! of! Deeds! carried! over!
the!notice!of!levy.!Implication!is!that!the!rights!of!the!
Spouses!Sajonas!over!the!land!is!subject!to!the!levy!over!
the! land.! The! Register! of! Deeds! did! so! because! by! the!
time!the!levy!of!execution!was!recorded!the!30dday!life!
of!the!adverse!claim!was!well!over.!The!spouses!Sajonas!
questioned! the! annotation.! The! Supreme! Court! ruled!
for! the! Spouses! Sajonas,! because! at! the! time! of! levy,!
the! notice! of! adverse! claim! was! never! cancelled! by!
Court!Order;!it!thus!continued!to!produce!legal!effect./
How!properly!discharged?/
WITHIN!the!30dday!life!of!the!adverse!claim:/
1. GO! to! the! RTC,! have! the! notice! of! adverse! claim!
cancelled! as! frivolous.! ! RTC! then! ORDERS! the!
cancellation;!OR/
2. If! the! party! filing! the! adverse! claim! WITHDRAWS! the!
same.!(Have!to!file!a!sworn!petition!to!that!effect!to!the!
Register!of!Deeds,!NOT!THE!COURT)/
After!the!lapse!of!30ddays:!
You! file! a! verified! complaint/petition! for! the!
cancellation! of! the! adverse! claim.! Supposed! to! be!
enough!to!go!to!Register!of!Deeds!BUT!Sajonas!says!you!
must!go!to!Court.!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
1
!See/Rule/39/of/the/Rules/of/Court,!on!execution!of!judgment.!!
Sec./71/!Surrender!of!the!owners!duplicate!within!a!period!of!
36!hours!when!registration!is!necessary!(even!for!adverse!claim,!
lis!pendens,!etc..).!!
!
NOTICE/OF/LIS/PENDENS!
Associate! notice! of! Lis! Pendens! with! real! actions.! In! personal!
actions,!it!is!not!supposed!to!be!effective.!BUT!
Gonzales!v.!OrdonezdBenitez!!guardianship!proceeding!
(personal!action).!Personal!action,!yet!SC!sustained!that!
notice!of!lis!pendens.!Man!had!several!registered!lands.!
2! marriages,! children! in! both.! Children! of! the! first!
marriage! was! worried! that! their! father! of! advanced!
years!would!be!influenced!by!the!children!of!the!second!
marriage!to!alienate!lands!acquired!in!the!first!marriage.!
They! filed! a! petition! in! court! to! declare! their! father!
incapable!of!administering!his!own!properties.!The!issue!
of!whether!or!not!a!notice!of!lis!pendens!can!be!made!
effective! during! the! pendency! of! their! petition,! came!
about.! SC! ruled! that! yes,! a! notice! of! lis! pendens! is!
applicable! even! to! a! personal! action! such! as! a!
guardianship! proceedings! because! IN! THIS! INSTANCE! it!
affected! how! his! real! property! was! to! be! disposed! and!
managed.! So! there! was! necessity! to! inform! others! of!
that! fact! to! protect! people! who! may! have! an! interest!
with! the! ward's! property.! Whether! or! not! lis! pendens!
can!apply!to!other!personal!actions!is!also!to!be!tested!
in!the!same!way.!
HOW!TERMINATED:!Sec./77/speaks!of!the!manner!of!how!notice!
of!lis!pendens!is!cancelled:!!
1. It!is!codterminous!with!the!case!itself.!While!the!case!is!
pending,!the!notice!remains.!!
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!
2. Though! there! are! occasions! when! it! can! be! cancelled!

when!it!is!shown!to!the!Court!that!it!is!unnecessary!to!
protect! the! rights! and! interests! of! the! persons!
concerned.! Also! cancellable! if! made! only! to! harass! the!
other!party.!!!
! Matter! of! Cancellation,! other! than! through!
termination!of!the!case,!is!to!be!decided!by!the!
court! where! the! case! is! pending.! ! As! seen! in!
Magdalena! v.! CA! ! because! the! case! was!
already!pending!in!the!CA,!the!CA!should!decide!
whether! or! not! the! notice! is! to! be! discharged!
prior!to!the!case.!
Sanchez!v.!CA!!person!borrowed!money!from!a!rural!bank.!First!
one!was!secured,!the!other!unsecured.!When!the!secured!loan!
was! paid,! the! bank! sought! to! protect! itself! on! the! unsecured!
loan! by! filing! an! adverse! claim! over! the! land.! Can! a! notice! of!
adverse!claim!be!availed!of!on!the!basis!of!a!mere!money!claim?!
NO.! It! must! be! on! the! basis! of! a! right! or! interest! over! the!
registered!land.!SC!said!that!if!the!bank!wanted!to!protect!itself,!
it! should! file! a! money! claim! with! a! preliminary! writ! of!
attachment.!You!can!record!the!writ!under!Sec./69.!!
!
!
FOCUS:/Agricultural!Land!
/
INTRODUCTION!(CLASSIFICATION/OF/LAND/BASED/ON/ACTUAL/USE):/
Classification:! Residential,! Commercial,! Industrial,! and!
Agricultural.!
So!far,!the!lessons!are!fully!applicable!only!to!the!first!three.!For!
application!to!agricultural!land,!the!Department!of!Land!Reform!
must! first! clear! the! agricultural! land! for! compliance! with! the!
requirements!of!the!CARL.!
CARL!!applies!to!all!types!of!agricultural!land,!except!those!that!
are!exempt.!All!lands!are!brought!into!an!inventory!of!lands!and!
awarded!to!tenantdfarmers.!It!provides!for!a!prohibition!for!the!
awarded!land!to!be!alienated!within!10!years.!It!also!put!up!a!5d
hectare! acquisition/retention! limit! for! registered! land.!
Disposition! and! acquisition! of! agricultural! land! must! therefore!
be!controlled!by!the!Department!of!Agrarian!Reform.!The!latter!
must! determine! if! any! transaction! violates! this!
retention/acquisition! limit,! and! if! it! doesnt,! it! gives! clearance!
for!the!transaction!to!be!able!to!be!registered.!!
LAND%TITLES%%%2+A%%%(9/14/2013)%
FOCUS:'Petitions(for(actions(relative(to(certificates(of(title.(
Sec.'107'of'PD1529:'
Remedy( where( the( party( in( interest( files( a( petition( in( court( to(
compel(the(holder(of(the(owners(duplicate(certificate(of(title(to(
surrender(the(same(to(the(Register(of(Deeds.(
When(remedy(is(proper:((1)(where(it(is(necessary(to(issue(a(new(
certificate(of(title(pursuant(to(any(involuntary(instrument(which(
divests(the(title(of(the(registered(owner(against(his(consent;(or(
(2)( where( a( voluntary( instrument( cannot( be( registered( by(
reason( of( the( refusal( or( failure( of( the( holder( to( surrender( the(
owner's(duplicate(certificate(of(title.(
Best(to(approach(the(remedy(in(2(perspectives:(
1. Voluntary( dealings( ( Rationale:( unless( one( can(
surrender( the( owners( duplicate,( the( voluntary(
transaction( cant( be( registered.( Such( a( person( must(
show(the(Court(the(fact(that(such(voluntary(transaction(
exists( and( to( ask( it( to( compel( the( other( party( to(
surrender(the(title(and(record(the(transaction.(
2. Involuntary(dealings((Here,(there(is(no(requirement(to(
surrender( the( owners( duplicate.( Nevertheless( the(
Register( of( Deeds( is( obligated( to( require( the( owner( to(
surrender( the( owners( duplicate( within( 36( hours( upon(
registration( of( the( involuntary( dealings.( The( purpose( is(
to( have( identical( annotations( in( both( copies( of( the(
certificate(of(title.((
! The(Register(of(Deeds(cannot(refuse(to(register(
the(involuntary(transaction(on(the(ground(alone(
that(the(owner(refuses(to(surrender.((
! The(remedy(of(the(Register(of(Deeds(in(case(of(
refusal( of( owner( to( surrender( is( to( go( to( court(
to( obtain( an( order( to( compel( the( owner( to(
surrender(the(owners(duplicate.(If(despite(such(
order,( owner( still( refuses,( Sec.' 107( states( that(
the(Court(may(order(that(the(owners(duplicate(
be(cancelled(and(a(new(one(be(issued(to(comply(
with(the(other(registration.((
Sec.'108'of'PD1529:'
Amendment( or( alteration( of( certifications( of( title.( Weve( come(

across( the( rule( that( a( certificate( of( title( cannot( be( altered( or(
revised(except(in(a(direct(proceeding(prescribed(by(law((i.e.(Sec.'
32' ( petition( to( review( or( revise( the( decree( of( registration(
within(one(year(from(entry(on(the(basis(of).(Sec.'108(is(another(
direct(proceeding.((
If( there( are( any( changes( or( amendments,( other( than( one( of(
revision(and(review(of(a(decree,(is(there(anything(that(a(Register(
of( Deeds( can( do?( No.( The( duty( of( the( Register( of( Deeds( is(
merely(ministerial,(he(does(not(have(authority(to(make(changes(
on(a(title(subsequent(to(its(issue.(In(lieu(of(this,(Sec.' 70(cannot(
be(interpreted(as(to(allow(the(Register(of(Deeds(to(simply(cancel(
a(notice(of(adverse(claim(that(has(gone(beyond(the(period(of(30(
days.(The(very(act(of(cancelling(it(must(be(done(by(a(court(order.(
That(order(is(issued(by(virtue(of(a(proceeding(under(Sec.'108.((
Register( of( Deeds( cannot( effect( a( correction( on( a( title( even( if(
the( error( was( his( own( fault.( It( must( be( done( by( court( order(
through(a(petition(by(interested(parties.((
However,(a(more(extensive(adversarial(proceeding(is(needed(if(
what( is( sought( to( be( changed( are( more( than( mere( harmless,(
innocuous,(and(nonVcontroversial(errors.((
When(to(avail(of(Sec.'108:((
1. When(a(registered(interest(of(any(description,(whether(
vested,( inchoate,( etc,( appearing( on( the( title( has(
already(terminated(or(ceased((
! (i.e.(an(expired(lease(contract(that(is(annotated(
on(the(title.)((
2. Upon(a(new(interest(over(the(registered(land(that(does(
not(appear(on(the(title(which(the(interested(party(might(
want(to(be(annotated(thereon((
! (i.e.(Salita(v.(Calleja((a(residential(building(was(
constructed( and( the( interest( of( the( owner( of(
LAND%TITLES%%%2+A%%%(9/14/2013)%
the( building( was( not( annotated( on( the(

certificate( of( title( of( the( land( where( it( stood.(
When( the( land( was( sold( to( someone( else,( and(
there( was( controversy( on( who( owned( the(
building,(the(Court(ruled(that(the(acquisition(of(
the( land( by( an( innocent( purchaser( carried( with(
it( the( acquisition( of( the( building,( even( if( the(
building( belonged( to( another( person.( ( That( is(
why( there( is( need( to( register( the( interest( over(
that(building(as(an(annotation(on(the(certificate(
of( title( of( the( owner( of( the( land.( So( that(
whenever( the( registered( owner( of( the( land(
enters( into( any( transaction( which( may( affect(
that(interest,(the(other(party(transacting(will(be(
charged( with( notice( of( the( interest( over( the(
building.)((
3. Correction(of(omission(or(error(made(by(the(Register(of(
Deeds(in(the(entry(of(the(certificate(of(title((he(cannot(
correct(it(on(his(own.(He(must(go(to(court.((
! (i.e.(wrong(spelling(of(name(of(registered(owner(
must(be(corrected(through(court(order.)(
4. When( the( name( of( any( person( indicated( in( the(
certificate( of( title( has( been( changed( pursuant( to( Sec.'
103' of' Rules' of' Civil' Procedure((special(proceeding(for(
change( of( name).( One( must( institute( a( proceeding( to(
have(such(change(of(name(reflected.(
5. Other(details(of(the(certificate(of(title(as(may(relate(to(a(
registered(owner.(((
! (i.e.( owners( name( is( indicated( in( his( or( her(
single( name( but( who( has( already( married;( or(
one(who(has(married(but(is(later(divorced.(The(
change(can(only(be(done(through(court(order)(
o EXCEPTION:( transactions( which( do( not( need( to( be(
carried(over(in(the(issuance(of(a(new(certificate(of(title.((
! (i.e.( Buyer( of( property( in( a( foreclosure( sale( of(
mortgaged(property,(after(the(expiration(of(the(
redemption( period,( is( entitled( to( consolidation(

of(title.(In(the(issuance(of(his(title,(the(Register(
of( Deeds( is( allowed( to( issue( that( title( without(
carrying( over( the( annotations( of( the( mortgage,(
foreclosure,(and(sale.)(
Last'paragraph'of'Sec.'108(is(not(being(followed(in(practice((In(
all(cases(of(registered(land,(it(should(have(followed(the(original(
docket(number.(But(in(every(amendment(or(other(case(involving(
the( registered( land,( a( new( LRC( docket( number( is( being( used.(
(See:(Director(of(Lands(v.(Ababa)(
LAND%TITLES%%%2+A%%%(9/14/2013)%
FOCUS:(Remedies(relating(to(lost,(damaged(or(destroyed(certificates(of(
title.((
(
(
(
(
(
The(appropriate(remedy(depends(on(which(
document(gets(lost(or(destroyed:(one(filed(
in(the(Registry(of(Deeds(or(the(owners(
copy.(
Register(of(Deeds(
"Original"(
(
(
(
"Copy(on(File(with(
the(Register(of(
Deeds"(
or(
"Copy(in(the(
Registracon(Book"(
(
(
(
Reconsctucon(
(
(
(
Administracve(
Reconsctucon(
(RA6732)(
Registered(Owner(
"Duplicate"(
"Owner's(Duplicate(of(
Cerccate(of(Title"(
You(only(need(to(meet(
the(requisites(for(the(
process(for(
administrative(
reconstitution((to(be(
available.(So,(if(any(of(
them(are(not(present,(
process(is(definitely(not(
available!(
OCT/TCT(
Judicial(
Reconsctucon(
(RA26,'as'amended)(
(
(
(
(
(
Replacement(of(Owner's(
(
Duplicate(Cerccate(of(Title(
((Sec.'109'of'PD1529)(
(
(
(
Requisites(under(Sec.'1'of'
RA6732:'
1.(number(of(cerccates(of(
ctle(lost(or(stolen(must(at(
least(be(10%(of(all(the(
cerccates(of(ctle(in(the(
registracon(book(
2.(Their(number(must(at(least(
be(500.((
3.(There(exists(a(owners(
duplicate((2a,'2b,'3a,'3b'of'
RA26).(
(
LAND%TITLES%%%2+A%%%(9/14/2013)%
GENERAL:'
OCT/TCT(are(issued(in(duplicates.(One(is(retained(in(Registry(of(
Deeds,(the(other(is(given(to(the(registered(owner.((
(
OWNERS'DUPLICATE'OF'CERTIFICATE'OF'TITLE'
If(youre(dealing(with(just(the(Owners(duplicate(and(you(want(
to( make( sure( that( you( do( not( miss( any( encumbrance( on( the(
property(that(may(not(be(annotated(therein(but(are(annotated(
in(the(Copy(on(File(with(the(Register(of(Deeds,(you(can(ask(for(
a( Certified( true( copy( of( the( copy( on( file( with( the( Registry( of(
Deeds(or(go(to(the(Registry(of(Deeds(and(see(for(yourself.(This(is(
particularly( true( for( involuntary( transactions( which( are( often(
not(annotated(on(the(owners(duplicate.(
(
RECONSTITUTION'
May( be( either( Administrative( Reconstitution 1 ((RA6732)( or(
Judicial(Reconstitution((RA26,'as'amended).((
The( choice( of( Administrative( Reconstitution( depends( on( the(
presence( of( the( requisites( under( Sec.' 1' of' RA' 6732.' However,(
notwithstanding( the( presence( of( such( conditions,( you( can( still(
choose(Judicial(Reconstitution.((
(
%
%
%
%
%
%
%
%
%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%
1%Three%changes%that%the%original%PD%1529%made%from%the%old%Law:%
1.%expanded%the%jurisdiction%of%the%Land%Registration%Court%
2.%notices%of%adverse%claim%was%limited%to%a%life%of%30%days.%
3.% abolition% of% Administrative% reconstitution.% (This% was% later% reinstated% by%
RA%6732)%
Administrative(Reconstitution( Judicial(Reconstitution(
Not(necessarily(binding(on(
Nature(of(
the(world((subject(to(
in#rem((result(binds(
Proceedings(
reservations(under(Sec.'7'of'
the(whole(world(
RA26'
Subject(to(reservation(under(
Same(validity(and(
Sec.'7'of'RA26''when(there(
legal(effect(as(the(
Validity(of(
is(controversy(between(the(
originals(thereof((
Reconstituted( newly(reconstituted(title(and(
what(is(not(annotated(
Title(
an(annotation(on(the(old(title(
thereon(is(deemed(cut(
not(carried(over(to(the(new(
off.(
title.(
If(you(deal(with(a(person(
whose(title(is(
Purchaser(has(right(to(
Protection(of( Administratively(
rely(on(what(appears(
the(one(who(
Reconstituted,(you(must(
on(the(four(corners(of(
deals(with(the( beware(because(there(might(
the(title(as(it(is(
reconstituted( be(interests(that(does(not(
equivalent(to(the(
title(
appear(there(but(are(
original.(
nevertheless(binding(on(you(
pursuant(to(Sec.'7(
Administrative(can(ONLY(be(
(1)(Owners(duplicate;(
Sources(of(
made(on(the(basis(of(an(
or((2)(If(there(is(only(
Reconstitution( owners(duplicate(under(Sec.' secondary(evidence(is(
2a,'2b,'and'3a,'3b'of'RA'262.( available.(
TradeVoff:(Administrative(Reconstituted(Title(is(easier(to(secure(while(
the(other(requires(a(full(blown(proceeding.(
'
'
'
%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%
2%Sec.%2a%of%RA%26%%owners%duplicate%
Sec.%2b%of%RA%26%%co+owners%duplicate%certificate%of%title%
Sec.% 3a% of% RA26% % reconstitution% of% transfer% certificate% of% title% (basis% is%
owners%certificate%of%title)%
Sec.%3b%of%RA%26%%co+owners%certificate%of%title%
The%enumareation%of%these%documents%is%hierarchical%in%terms%of%preference.%
LAND%TITLES%%%2+A%%%(9/14/2013)%
ADMINISTRATIVE'RECONSTITUTION'
Sec.' 7' of' RA' 26( ( ( it( is( a( statutory( reservation( applicable( to(
administratively(reconstituted(title.((
o Reservation( is( limited( to( 2( years( from( the( issuance( of(
the(title.(
o The( cancellation( of( such( reservation( must( be( cancelled(
by(court(order(through(summary(proceedings(under(Sec.'
9.((
In( a( suit( for( recovery( of( possession( over( the( land,( can( the(
validity(of(an(administratively(reconstituted(title(be(assailed(on(
the(ground(of(absence(of(personal(notice(of(the(petition(even(if(
publication( and( posting,( as( well( as( the( fact( of( reconstitution( is(
not( in( dispute?( NO.( (Municipality( of( Legaspi( v.( A.L.( Ammen(
Transportation(Co.((A(public(road(runs(through(city(of(Legaspi(
to( the( city( hall.( A.L.( Ammen( appeared( as( owner( of( that( public(
road.( ( It( filed( an( action( for( recovery( of( possession( over( the(
public(road(on(the(basis(of(a(reconstituted(title.(City(of(Legaspi(
claimed( that( there( was( no( personal( notice( served( upon( it( and(
on(the(basis(of(Sec.' 12' and' 13' of' RA' 26,(which(are(mandatory(
and( jurisdictional,( the( proceedings( were( null( and( void.( The(
Court( ruled( that( since( the( fact( of( the( reconstitution( was( not(
disputed(and(there(is(a(presumption(of(regularity(over(such(title,(
such(presumption(must(be(appreciated(in(a(case(involving(mere(
recovery( of( possession.( If( no( effort( is( made( to( question( the(
validity(of(the(title,(it(must(be(upheld.)(
Director( of( Lands( v.( CA/Director( of( Lands( CA/Tahanan(
Development(Corporation(v.(CA((In(a(trilogy(of(cases(involving(
large( hectares( of( land,( the( Court( highlighted( that( the(
jurisdictional( requirements( found( in( Sec.' 123'and' 134'of' RA' 26(
%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%
3%Sec.%12%%petitions%shall%be%filed%with%the%proper%CFI%and%shall%contain:%1.%
Owners% duplicate;% 2.% No% co+owners,% mortgagees,% or% lessees% title% has% been%
issued,% or% has% been% lost% or% destroyed;% 3.% Location,% area,% boundaries% of% the%
property% must% be% stated;% 4.% Nature% and% description% of% the% building% or%
improvement% found% on% the% land% which% does% not% belong% to% the% owner,% and%
the% names% and% addresses% of% such% owners% of% the% buildings;% 5.% Names% and%
addresses% of% the% occupants% or% owners% of% the% property,% and% the% names% and%
must( be( made( with( exactness( and( precision.( If( such(

requirements( are( not( followed( and( it( results( in( a( judicially(
reconstituted(title,(such(title(is(null(and(void.((
((
%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%
addresses%of%the%owners%of%the%adjoining%property;%6.%Detailed%description%of%
encumbrances%affecting%the%property;%etc!
4%Sec% 13% % preliminary% procedural% requirements% to% vest% the% court% with%
jurisdiction:%Court%shall%cause%the%publication%of%the%notice%of%petition%twice%
in%successive%issues%of%the%Official%Gazette%at%the%cost%of%the%petitioner;%to%be%
posted%in%the%provincial%and%municipal%building%where%the%land%is%situated;%
Court%shall%likewise%cause%a%copy%of%the%notice%to%be%sent%by%registered%mail%
to%all%affected%parties%at%the%expense%of%the%petitioner%a%least%30%days%prior%to%
the%hearing;%etc%
LAND%TITLES%%%2+A%%%(9/19/2013)%
%
!
FOCUS:! Registration! of! transactions! involving! unregistered! land! and!

restrictive!covenants.!
RECAP:+
Sec.+109!!REPLACEMENT!of!copy!in!the!hands!of!the!registered!
owner.!It!is!not!reconstitution.!It!is!merely!replacement.!!
Sec.+ 110! ! RECONSTITUTION.! Loss! or! destruction! of! copy! of!
certificate!of!title!on!file!with!the!Register!of!Deeds.!!
Threshold!question!to!which!remedy!to!avail!of:!which!copy!of!
the!certificate!of!title!is!lost!or!destroyed.!
Administrative! Reconstitution! when! reinstated! was! give! 3!
safeguards:! (3)! can! only! be! made! only! from! a! single! source! !
owners! duplicate! of! copy! (although! technically! it! comes! from!
titles!enumerated!in!Sec.+2a,+2b,+3a,+3b+of+RA26).!
!Judicial! Reconstitution! requires! 2! publications! in! successive!
issues!of!the!official!gazette.!
Director! of! Lands! v.! CA,! Director! of! Lands! CA,! Tahanan!
Development! Corporation! v.! CA! ! landmark! cases! on!
importance! of! compliance! with! Secs.+ 12+ and+ 13+ of+ RA+ 26! in!
judicial! reconstitution.! Compliance! with! these! two! must! be!
done!with!exactness!and!precision.!NonTcompliance!divests!the!
court! of! its! jurisdiction! and! a! title! coming! from! such! order!
suffers!from!fatal!infirmity.!
!!
!
UNREGISTERED+LAND+
Sec.+113!!registering!transactions!involving!unregistered!land.!!
o Not! registering! the! land! itself! but! the! transactions!
involving!the!registered!land.!!
o In!order!that!transactions!bind!third!parties,!it!must!be!
registered! under! Sec.+ 113.! And! the! rule! in! case! of!
double!registration!is!priority!in!time,!stronger!in!right.!
Although!this!rule!is!subject!to!laches!as!seen!in!Traders!
Royal!Bank!v.!CA.!!
It! is! important! to! know! under! what! classification 1 !land! falls!
under! in! order! to! register! it! under! the! proper! provision.! (See!
NGA! v.! IAC! for! importance! of! making! proper! registration! to!
protect!your!interests.)!
Possession! is! 99%! of! ownership.! BUT! when! we! speak! of!
registered! land,! even! one! who! is! not! in! possession! but! is!
describe! in! title! as! registered! owner! will! not! lose! the! land! by!
adverse!possession!!
o Phrase! comes! into! importance! when! we! talk! about!
unregistered!land.!!
o Hanapol! v.! Pilapil! ! ! Hanapol! acquired! land! through!
several!private!instruments!which!were!never!notarized.!
But! he! never! took! possession! of! the! land! from! the!
sellers.! In! the! meantime,! and! without! Hanapols!
knowledge,! the! sellers! sold! it! to! Pilapil! and! the! second!
sale! was! evidenced! by! a! public! instrument,! and! was!
subsequently! registered! under! Sec.+ 113.! Hanapol!
eventually! filed! action! for! recovery! of! possession.! In!
1948,! Court! ruled! in! favour! of! Hanapol.! As! far! as!
Hanapol! and! the! sellers! were! concerned,! the! land! was!
already! sold! and! ownership! was! sufficiently! alienated!
regardless! of! the! formality.! When! Hanapol! sought! to!
recover!the!property!based!on!the!judgement,!he!found!
Pilapil!already!there.!And!a!legal!suit!ensued.!The!Court!
ruled!that!as!far!as!Pilapil!was!concerned,!the!execution!
of! the! public! instrument! was! a! CONSTRUCTIVE!
TRANSFER.! Moreover,! unlike! Hanapol,! there! was!
ACTUAL!and!PHYSICAL!TRANSFER!OF!POSSESSION!in!his!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
1
!unregistered!land,!unregistered!land,!and!lands!pending!registration!
LAND%TITLES%%%2+A%%%(9/19/2013)%
%
!
favour.!!Also,!the!second!sale!was!registered!under!Sec.+
113;+BUT!registration!by!itself!is!not!enough!to!establish!
BETTER! RIGHT.! In! this! case,! although! Hanapol! had!
PRIORITY!IN!TIME,!he!did!not!have!BETTER!RIGHT.!There!
was! never! tradition! in! his! favour.! PILAPILS' FACTS' AND'
CIRCUMSTANCES,' COMBINED' WITH' REGISTRATION'
ESTABLISHES'HIS'BETTER'RIGHT.!!
Salita! v.! Calleja! ! land! was! purchased! by! Mercedes!
Domingo,! with! her! husbands! consent,! from! Realty!
Investments.! Sale! was! covered! by! Absolute! Sale! with!
Mortgage.! Land! was! placed! in! Mercedes! name.!
Mercedes! and! her! husband! built! a! house! on! said! land!
which! belonged! to! both! of! them.! Later,! Mercedes! sold!
the!land!to!Salita!and!the!land!was!placed!in!his!name.!
During! these! times,! while! the! land! still! under! Realty!
Investments! name! but! after! the! Spouses! Domingo! put!
up! their! house,! Calleja! sued! Mercedes! husband! in! a!
collection! suit! which! included! a! Writ! of! Attachment!
upon! their! house.! This! lien! was! registered! under! Sec.!
113.! Calleja! won! that! collection! case! and! filed! an!
execution! on! it.! This! execution! was! opposed2!by! Salita,!
who! at! such! point! was! already! the! owner! of! the! land.!
Salita!claimed!that!being!the!owner!of!the!land,!he!was!
also! presumed! owner! of! the! house.! The! issue! will! be!
resolved! by! answering! the! question:! whether! or! not!
registering! the! writ! of! attachment! was! the! proper!
remedy.! The! lower! court! found! the! third! party! claim!
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
2
!ThirdTparty! claim.! Sheriff! upon! receipt! of! such! thirdTparty! claim! can! choose!
either!to!push!through!with!the!sale!or!not.!The!party!seeking!execution!can!file!
an! indemnity! bond! to! have! Sheriff! push! through! anyway.! The! sheriff! can!
nevertheless,! leave! the! decision! up! to! the! court! on! whether! or! not! to! push!
through!with!the!sale.!!
without! merit! and! ordered! the! execution! to! push!

through.! When! it! reached! the! SC,! it! ruled! in! favour! of!
Salita.!It!upheld!the!rule!that!the!accessory!follows!the!
principal.! SINCE' THE' HOUSE' STANDS' ON' REGISTERED'
LAND,'ANY'LIEN'ON'SAID'HOUSE'MUST'ALSO'BE'DONE'
UNDER' THE' TORRENS' SYSTEM' TO' HAVE' ANY' EFFECT.!
The!registration!of!the!writ!of!attachment!was!therefore!
anomalous! and! without! effect.! Only! one! right! way! of!
registering! the! lien.! Sec.+ 108! was! also! highlighted! here!
by! the! Court.! Calleja! should! have! established! his!
interest! over! the! house! through! the! proceeding!
provided!for!under!Sec.+ 108.!The!Court!highlighted!the!
principle!of!restrictive!covenants!running!on!the!land!
!wherever!the!land!goes,!the!interest!follows.!!
!
RESTRICTIVE+COVENANTS!
You! can! control! the! use! of! land! through! annotating! restrictive!
covenants! on! the! land! and! it! shall! be! binding! on! all.! But! even!
this! will! be! subject! to! Police! Power! (usually! due! to!
obsolescence).!
o !Ortigas!Company!v.!Feati!!Land!found!in!Pioneer!until!
Shaw! Boulevard.! It! used! to! be! residential.! It! had! a!
restrictive! covenant! that! all! who! purchased! said! land!
had! to! devote! it! to! residential! purposes.! Without! the!
circumstances!in!this!case,!the!Court!would!have!upheld!
the!restrictive!covenant!during!its!life.!Since!the!place!
was! already! being! used! more! for! industrial! and!
commercial! purposes,! the! restriction! on! its! use! has!
become!obsolete.!
o Sangalang! v.! IAC! ! Land! in! Jupiter! street! was! also!
opened! as! commercial! area! despite! its! deed! of!
restrictions.!!
LAND%TITLES%MIDTERM%REVIEWER%(2012%%2013)%
%%%%%%%%%%%% %%%%%%%%%%%ATTY.%LORENZO%U.%PADILLA%
ASSIGNMENT)#1)
)
I.
STATUTES(&(ISSUANCES(
after" original" registration" of" title," with" power" to" hear" and"
determine" all" questions" arising" upon" such" applications" or"
petitions." The" court" through" its" clerk" of" court" shall" furnish" the"
Land" Registration" Commission" with" two" certified" copies" of" all"
pleadings," exhibits," orders," and" decisions" filed" or" issued" in"
applications" or" petitions" for" land" registration," with" the"
exception"of"stenographic"notes,"within"five"days"from"the"filing"
or"issuance"thereof."
(
A. Presidential(Decree(No.(1529(
XXXX"
WHEREAS," there" is" a" need" to" update" the" Land" Registration" Act"
and" to" codify" the" various" laws" relative" to" registration" of"
property,"in"order"to"facilitate"effective"implementation"of"said"
laws;"
Section) 3."Status&of&other&pre9existing&land&registration&system."
The" system" of" registration" under" the" Spanish" Mortgage" Law" is"
hereby" discontinued" and" all" lands" recorded" under" said" system"
which"are"not"yet"covered"by"Torrens"title"shall"be"considered"as"
unregistered"lands."
WHEREAS," to" strengthen" the" Torrens" system," it" is" deemed"

necessary" to" adopt" safeguards" to" prevent" anomalous" titling" of"
real" property," and" to" streamline" and" simplify" registration"
proceedings"and"the"issuance"of"certificates"of"title;"
WHEREAS,"the"decrees"promulgated"relative"to"the"registration"
of"certificates"of"land"transfer"and"emancipation"patents"issued"
pursuant" to" Presidential" Decree" No." 27" to" hasten" the"
implementation"of"the"land"reform"program"of"the"country"form"
an"integral"part"of"the"property"registration"laws;"
XXXX"
Section) 1." Title& of& Decree." This" Decree" shall" be" known" as" the"
PROPERTY"REGISTRATION"DECREE.""
Section) 2." Nature& of& registration& proceedings;& jurisdiction& of&
courts." Judicial" proceedings" for" the" registration" of" lands"
throughout"the"Philippines"shall"be"in"rem"and"shall"be"based"on"
the" generally" accepted" principles" underlying" the" Torrens"
system."
Hereafter," all" instruments" affecting" lands" originally" registered"

under" the" Spanish" Mortgage" Law" may" be" recorded" under"
Section" 113" of" this" Decree," until" the" land" shall" have" been"
brought"under"the"operation"of"the"Torrens"system."
The"books"of"registration"for"unregistered"lands"provided"under"
Section"194"of"the"Revised"Administrative"Code,"as"amended"by"
Act" No." 3344," shall" continue" to" remain" in" force;" provided," that"
all"instruments"dealing"with"unregistered"lands"shall"henceforth"
be"registered"under"Section"113"of"this"Decree.""
"
B. Presidential(Decree(No.(892(
Courts"of"First"Instance"shall"have"exclusive"jurisdiction"over"all"
applications" for" original" registration" of" title" to" lands," including"
improvements"and"interests"therein,"and"over"all"petitions"filed"
%
ADRIAN%TAN%||%2A%
XXXX"
Section) 1." The" system" of" registration" under" the" Spanish"
Mortgage"Law"is"discontinued,"and"all"lands"recorded"under"said"
system" which" are" not" yet" covered" by" Torrens" title" shall" be"
considered"as"unregistered"lands."
All" holders" of" Spanish" titles" or" grants" should" apply" for"
registration"of"their"lands"under"Act"No."496,"otherwise"known"
as" the" Land" Registration" Act," within" six" (6)" months" from" the"
effectivity" of" this" decree." Thereafter," Spanish" titles" cannot" be"
used" as" evidence" of" land" ownership" in" any" registration"
proceedings"under"the"Torrens"system.""
building" with," or" convenient" to," the" office" of" the" registrar" of"
deeds," and" shall" provide" all" necessary" books" and" such" printed"
blanks"and"stationery"for"use"in"registration"proceedings"as"may"
be"ordered"by"the"court"hereby"created."
The" court" shall" have" jurisdiction" throughout" the" Philippine"
Archipelago," and" shall" always" be" open," except" on" Sundays" and"
holidays" established" by" law." It" shall" be" a" court" of" record," and"
shall" cause" to" be" made" a" seal," and" to" be" sealed" therewith" all"
orders," process," and" papers" made" by" or" proceeding" from" the"
court" and" requiring" a" seal." All" notices," orders," and" process" of"
such"court"may"run"into"any"province"and"be"returnable,"as"the"
court"may"direct."
Hereafter," all" instruments" affecting" lands" originally" registered"

under" the" Spanish" Mortgage" Law" may" be" recorded" under"
Section"194"of"the"Revised"Administrative"Code,"as"amended"by"
Act"3344;"
XXXX"
(
C. Act(No.(496,(as(amended(
"
The"court"shall"from"time"to"time"make"general"rules"and"forms"
for" procedure," conforming" as" near" as" may" be" to" practice" in"
special" proceedings" in" Courts" of" First" Instance," but" subject" to"
the"express"provisions"of"this"Act"and"to"general"laws."Such"rules"
and"forms"before"taking"effect"shall"be"approved"by"the"judges"
of"the"Supreme"Court"or"a"majority"thereof."
XXXX"
SECTION)2.""A"court"is"hereby"established"to"be"called"the""Court"
of"Land"Registration,""which"shall"have"the"exclusive"jurisdiction"
of" all" applications" for" the" registration" under" this" Act" of" title" to"
land" or" buildings" or" an" interest" therein" within" the" Philippine"
Islands,"with"power"to"hear"and"determine"all"questions"arising"
upon" such" applications," and" also" have" jurisdiction" over" such"
other" questions" as" may" come" before" it" under" this" Act," subject,"
however," to" the" right" of" appeal," as" hereinafter" provided." The"
proceedings"upon"such"applications"shall"be"proceedings"in"rem"
against" the" land" and" the" buildings" and" improvements" thereon,"
and" the" decrees" shall" operate" directly" on" the" land" and" the"
buildings" and" improvements" thereon," and" vest" and" establish"
title"thereto."
In" this" Act," except" where" the" context" requires" a" different"
construction," the" word" "court"" shall" mean" the" Court" of" Land"
Registration."
XXXX"
"
D. Act(No.(3344(visEEvis(Presidential(Decree(No.(1529(
The"court"shall"hold"its"sittings"in"Manila,"but"may"adjourn"from"
time"to"time"to"such"other"places"as"the"public"convenience"may"
require,"and"may"hold"sessions"at"any"time"in"the"capital"of"any"
province."In"the"city"of"Manila,"the"Municipal"Board,"and"in"the"
provinces," the" provincial" boards," shall" provide" suitable" rooms"
for" the" sittings" of" the" Court" of" Land" Registration" in" the" same"
%
ADRIAN%TAN%||%2A%
Act$ No.$ 3344" " SECTION" 1." Section" one" hundred" ninety^four"
of" Act" Numbered" Two" thousand" seven" hundred" and" eleven,"
known"as"Administrative"Code,"as"amended"by"Act"Numbered"
Two" thousand" eight" hundred" and" thirty^seven," is" hereby"
amended"to"read"as"follows:"""
"SEC." 194."""" Recording& of& Instruments& or&
Deeds& Relating& to& Real& Estate& not& Registered&
Under& Act& Numbered& Four& Hundred& and&
Ninety9Six& or& Under& the& Spanish& Mortgage&
Law." " No" instrument" or" deed" establishing,"

transmitting," acknowledging," modifying" or"
extinguishing" rights" with" respect" to" real"
estate" not" registered" under" the" provisions" of"
Act" Numbered" Four" hundred" and" ninety^six,"
entitled" 'The" Land" Registration" Act'," and" its"
amendments,"or"under"the"Spanish"Mortgage"
Law," shall" be" valid," except" as" between" the"
parties"thereto,"until"such"instrument"or"deed"
has" been" registered," in" the" manner"
hereinafter" prescribed," in" the" office" of" the"
register" of" deeds" for" the" province" or" city"
where"the"real"estate"lies.""""ACcISa"
whether" or" not" the" boundaries" of" the"

property" are" visible" on" the" land" by" means" of"
monuments" or" otherwise," and" in" the"
affirmative" case," in" what" they" consist;" the"
permanent" improvements" existing" on" the"
property;"the"page"number"of"the"assessment"
of"each"property"in"the"year"when"the"entry"is"
made,"and"the"assessed"value"of"the"property"
for" that" year;" the" notary" or" the" officer" who"
acknowledged," issued," or" certified" the"
instrument" or" deed;" the" name" of" the" person"
or"persons"who,"according"to"the"instrument,"
are"in"present"possession"of"each"property;"a"
note" that" the" land" has" not" been" registered"
under" Act" Numbered" Four" hundred" and"
ninety^six" nor" under" the" Spanish" Mortgage"
Law;" that" the" parties" have" agreed" to" register"
said" instrument" under" the" provisions" of" this"
Act,"and"that"the"original"instrument"has"been"
filed" in" the" office" of" the" register" of" deeds,"
indicating" the" file" number," and" that" the"
duplicate" has" been" delivered" to" the" person"
concerned;"the"exact"year,"month,"day,"hour,"
and" minute" when" the" original" of" the"
instrument" was" received" for" registration," as"
stated" in" the" day" book." It" shall" also" be" the"
duty"of"the"register"of"deeds"to"keep"an"index^
book"of"persons"and"an"index^book"of"estates,"
respectively,"in"accordance"with"a"form"to"be"
also" prepared" by" the" Chief" of" the" General"
Land"Registration"Office,"with"the"approval"of"
the"Secretary"of"Justice."""
"It" shall" be" the" duty" of" the" register" of" deeds"
for" each" province" or" city" to" keep" a" day" book"
and" a" register" book" for" unregistered" real"
estate," in" accordance" with" a" form" to" be"
prepared" by" the" Chief" of" the" General" Land"
Registration" Office," with" the" approval" of" the"
Secretary" of" Justice." The" day" book" shall"
contain" the" names" of" the" parties," the" nature"
of" the" instrument" or" deed" for" which"
registration" is" requested," the" hour" and"
minute,"date"and"month"of"the"year"when"the"
instrument" was" received." The" register" book"
shall" contain," among" other" particulars," the"
names,"age,"civil"status,"and"the"residences"of"
the" parties" interested" in" the" act" or" contract"
registered"and"in"case"of"marriage,"the"name"
of" the" wife," or" husband," as" the" case" may" be,"
the" character" of" the" contract" and" its"
conditions," the" nature" of" each" piece" of" land"
and" its" own" improvements" only," and" not" any"
other" kind" of" real" estate" or" properties," its"
situation," boundaries," area" in" square" meters,"
"Upon" presentation" of" any" instrument" or"

deed" relating" to" real" estate" not" registered"
under" Act" Numbered" Four" hundred" and"
ADRIAN%TAN%||%2A%
ninety^six" and" its" amendments" or" under" the"

Spanish" Mortgage" Law," which" shall" be"
accompanied" by" as" many" duplicates" as" there"
are" parties" interested," it" shall" be" the" duty" of"
the" register" of" deeds" to" ascertain" whether"
said" instrument" has" all" the" requirements" for"
proper" registration." If" the" instrument" is"
sufficient"and"there"is"no"legitimate"objection"
thereto,"or"in"case"of"there"having"been"one,"
if" the" same" has" been" dismissed" by" final"
judgment"of"the"courts,"and"if"there"does"not"
appear"in"the"register"any"valid"previous"entry"
that"may"be"affected"wholly"or"in"part"by"the"
registration" of" the" instrument" or" deed"
presented," and" if" the" case" does" not" come"
under" the" prohibition" of" section" fourteen"
hundred" and" fifty^two" of" Act" Numbered"
Twenty^seven" hundred" and" eleven," the"
register"of"deeds"shall"register"the"instrument"
in"the"proper"book."In"case"the"instrument"or"
deed" presented" has" defects" preventing" its"
registration,"said"register"of"deeds"shall"refuse"
to" register" it" until" the" defects" have" been"
removed," stating" in" writing" his" reasons" for"
refusing" to" record" said" instrument" as"
requested." Any" registration" made" under" this"
section" shall" be" understood" to" be" without"
prejudice"to"a"third"party"with"a"better"right."
hundred" ninety^six," entitled" "The" Land"

Registration" Act"," as" amended" by" Act"
Numbered" Two" thousand" eight" hundred" and"
sixty^six."""""AECacS"
Presidential$ Decree$ No.$ 1529$ $ Section) 113." Recording& of&
instruments& relating& to& unregistered& lands." No" deed,"
conveyance," mortgage," lease," or" other" voluntary" instrument"
affecting"land"not"registered"under"the"Torrens"system"shall"be"
valid," except" as" between" the" parties" thereto," unless" such"
instrument" shall" have" been" recorded" in" the" manner" herein"
prescribed"in"the"office"of"the"Register"of"Deeds"for"the"province"
or"city"where"the"land"lies."
(a)"The"Register"of"Deeds"for"each"province"or"city"shall"
keep"a"Primary"Entry"Book"and"a"Registration"Book."The"
Primary" Entry" Book" shall" contain," among" other"
particulars,"the"entry"number,"the"names"of"the"parties,"
the"nature"of"the"document,"the"date,"hour"and"minute"
it" was" presented" and" received." The" recording" of" the"
deed" and" other" instruments" relating" to" unregistered"
lands" shall" be" effected" by" any" of" annotation" on" the"
space" provided" therefor" in" the" Registration" Book," after"
the" same" shall" have" been" entered" in" the" Primary" Entry"
Book."
(b)"If,"on"the"face"of"the"instrument,"it"appears"that"it"is"
sufficient" in" law," the" Register" of" Deeds" shall" forthwith"
record"the"instrument"in"the"manner"provided"herein."In"
case"the"Register"of"Deeds"refuses"its"administration"to"
record," said" official" shall" advise" the" party" in" interest" in"
writing"of"the"ground"or"grounds"for"his"refusal,"and"the"
latter" may" appeal" the" matter" to" the" Commissioner" of"
Land" Registration" in" accordance" with" the" provisions" of"
Section" 117" of" this" Decree." It" shall" be" understood" that"
any"recording"made"under"this"section"shall"be"without"
prejudice"to"a"third"party"with"a"better"right.""
"The" register" of" deeds" shall" be" entitled" to"

collect" in" advance" as" fees" for" the" services" to"
be" rendered" by" him" in" accordance" with" this"
Act," the" same" fees" established" for" similar"
services" relating" to" instruments" or" deeds" in"
connection" with" real" estate" in" section" one"
hundred" fourteen" of" Act" Numbered" Four"
%
ADRIAN%TAN%||%2A%
(c)"After"recording"on"the"Record"Book,"the"Register"of"
Deeds" shall" endorse" among" other" things," upon" the"
original" of" the" recorded" instruments," the" file" number"
and"the"date"as"well"as"the"hour"and"minute"when"the"
document" was" received" for" recording" as" shown" in" the"
Primary" Entry" Book," returning" to" the" registrant" or"
person"in"interest"the"duplicate"of"the"instrument,"with"
appropriate"annotation,"certifying"that"he"has"recorded"
the" instrument" after" reserving" one" copy" thereof" to" be"
furnished" the" provincial" or" city" assessor" as" required" by"
existing"law."
one," or" from" the" corresponding" tax" declaration" of" the" real"
property." Their" decisions" in" these" cases" shall" be" appealable" in"
the"same"manner"as"decisions"of"the"Regional"Trial"Courts.")
XXXX)
(
(d)"Tax"sale,"attachment"and"levy,"notice"of"lis"pendens,"
adverse" claim" and" other" instruments" in" the" nature" of"
involuntary"dealings"with"respect"to"unregistered"lands,"
if" made" in" the" form" sufficient" in" law," shall" likewise" be"
admissible"to"record"under"this"section.""
(e)" For" the" services" to" be" rendered" by" the" Register" of"
Deeds" under" this" section," he" shall" collect" the" same"
amount" of" fees" prescribed" for" similar" services" for" the"
registration" of" deeds" or" instruments" concerning"
registered"lands."
$
E. Batas( Pambansa( Blg.( 129,( as( amended( by( Republic( Act(
No.(7691(
XXXX)
Sec.) 34." Delegated& Jurisdiction& in& Cadastral& and& Land&
Registration& Cases." " Metropolitan" Trial" Courts," Municipal" Trial"
Courts," and" Municipal" Circuit" Trial" Courts" may" be" assigned" by"
the" Supreme" Court" to" hear" and" determine" cadastral" or" land"
registration"cases"covering"lots"where"there"is"no"controversy"or"
opposition,"or"contested"lots"where"the"value"of"which"does"not"
exceed"One"hundred"thousand"pesos"(P100,000.00),"such"value"
to" be" ascertained" by" the" affidavit" of" the" claimant" or" by"
agreement" of" the" respective" claimants" if" there" are" more" than"
%
ADRIAN%TAN%||%2A%
II.
CASE(DOCTRINE(
CASE)
Republic"v."CA"
"
February"28,"1985"
"
GR"No."L^56077"
"
DOCTRINE)
Land"Registration"on"notice"to"the"Solicitor"General"
The"reglementary"30^day"period"for"appeal"should"be"reckoned"from"the"time"the"Solicitor"Generals"Office"was"
apprised"of"the"1970"order"of"denial"and"not"from"the"time"the"special"counsel"or"the"fiscal"was"served"with"that"
order."These"representatives"of"the"Solicitor"General"had"no"power"to"decide"whether"an"appeal"should"be"made."
They"should"have"referred"the"matter"to"the"Solicitor"General."
Government"cannot"be"estopped"by"acts"of"its"agents."
Where"government"claims"that"land"registered"is"forestal,"it"should"not"be"estopped"by"the"mistakes"or"errors"of"its"
agents"
Certification"of"land"as"forest"land"by"Forestry"Director,"as"evidence"of"its"character"
Discontinuance"of"the"use"of"Spanish"Titles"
Spanish"titles"are"not"indefeasible""
Applicant"for"land"registration"has"duty"to"prove"that"his"Spanish"title"justified"registration"for"the"considerable"
increase"in"area"
P.D.)892,"effective"Feb."16,"1976,"bans"use"of"Spanish"titles"as"evidence"in"land"registration"cases."
Forest"land"is"not"registerable"whether"the"title"is"a"Spanish"title"or"a"Torrens"title"
Ching"v."Malaya"
"
August"31,"1987"
"
GR"No."L^56449"
Presumption"of"regularity"
Issuance"of"certificate"of"title"presumed"valid"in"the"absence"of"evidence"to"the"contrary;""
Nature"of"in&rem"proceedings"
Registration"of"the"property"is"binding"against"the"whole"world,"unless"annulled"for"cause"in"proper"cases""
Umbay"v."Alecha"
"
March"18,"1985"
"
GR"No."L^67284"
On"Prescription"
Registered"lands"not"subject"to"prescription."Adverse,"notorious"and"continuous"possession"under"a"claim"of"
ownership"for"the"period"fixed"by"law"ineffective"against"a"Torrens"title"
No"title"to"registered"land"in"derogation"to"that"of"the"registered"owner"shall"be"acquired"by"prescription"or"adverse"
possession;"prescription"is"unavailing"not"only"against"the"registered"owner,"but"also"against"his"hereditary"
successors"because"the"latter"merely"steps"into"the"shoes"of"the"decedent.""
Purposes"of"the"Torrens"System"
Torrens"system"is"to"quiet"title"to"land"and"to"stop"forever"any"question"as"to"its"legality."Once"a"title"is"registered,"
the"owner"may"rest"secure,"without"the"necessity"of"waiting"in"the"portals"of"the"court,"or"sitting"in"the"mirador&de&
su&casa,"to"avoid"the"possibility"of"losing"his"land"
ADRIAN%TAN%||%2A%
Philippine"National"
Abandonment"of"Limited"Jurisdiction"Rule"
Bank"v."International"
The"rule"no"longer"holds"that"a"regional"trial"court"sitting"as"a"land"registration"court"has"limited"jurisdiction"and"has"
Corporate"Bank"
no"authority"to"resolve"controversial"issues."No"need"to"resort"to"litigation"in"a"court"of"general"jurisdiction."
"
Pursuant"to"Sec.)2)of)PD)NO.)1529,"Regional"Trial"Court"acting"as"land"registration"court"now"have"exclusive"
July"23,"1991"
jurisdiction"not"only"over"applications"for"original"registration"of"title"to"lands"but"also"over"petitions"filed"after"
"
original"registration"of"title"with"power"to"hear"and"determine"all"questions"arising"upon"such"applications"or"
GR"No."86679"
petitions."
Bank"v."CA""
"
August"31,"1987"
"
GR"No."L^57757"
"
Effects"of"Registration:"Quiets"Title"to"Land,"etc"
A"Torrens"title"concludes"all"controversies"over"ownership"of"the"land"covered"by"a"final"decree"of"registration""
As"a"result,"a"mortgagee"has"right"to"rely"on"what"appears"in"the"certificate"of"title"where"on"its"face"the"properties"
are"owned"by"the"mortgagor,"and"there"is"no"reason"to"doubt"the"status"of"the"registered"owner"and"her"ownership"
thereof."
General"Rule:"a"person"dealing"with"a"registered"land"has"a"right"to"rely"upon"the"face"of"the"Torrens"certificates"of"
title"and"to"dispense"with"the"need"of"inquiring"further."
Exception:"the"party"concerned"has"actual"knowledge"of"facts"and"circumstances"that"would"impel"a"reasonably"
cautious"man"to"make"such"inquiry."
Bornales"v."CA"
"
October"18,"1988"
"
GR"No."L^75336"
Title"merely"confirms"pre^existing"right;"not"means"for"acquiring"ownership"
Petitioners"cannot"invoke"the"indefeasibility"of"a"certificate"of"title"as"they"bought"the"registered"land"from"their"
vendors"who"procured"title"to"the"land"by"means"of"fraud."Petitioners"knew"and"were"parties"to"the"fraud"
committed"against"respondent"spouse.""
It"is"a"settled"rule"that"the"defense"of"indefeasibility"of"a"certificate"of"title"does"not"extend"to"a"transferee"who"takes"
it"with"notice"of"the"flaws"in"his"transferors"title."If"at"all,"they"acquire"only"the"right"which"their"vendors"then"had.""
Viajar"v."CA"
"
December"12,"1988"
"
GR"No."L^77294"
Torrens"Protection,"not"absolute!"
Registration"under"the"Torrens"System"does"not"protect"the"riparian"owner"against"the"diminution"of"the"area"of"his"
registered"land"through"gradual"changes"in"the"course"of"an"adjoining"stream"
Accretions"which"the"banks"of"rivers"may"gradually"receive"from"the"effect"of"the"current"become"the"property"of"
the"owners"of"the"banks"because"such"accretions"are"natural"incidents"to"land"bordering"on"running"streams."
Coronel"v."IAC"
"
October"29,"1987"
"
GR"No."L^70191"
Title"does"not"make"holder"the"true"owner"of"property"described"therein"
Simple"possession"of"a"certificate"of"title"under"the"Torrens"system"does"not"make"the"possessor"a"true"owner"of"all"
the"property"described"therein."If"a"person"obtains"a"title,"under"the"Torrens"system,"which"includes"by"mistake"or"
oversight,"land"which"cannot"be"registered"under"the"Torrens"system,"he"does"not,"by"virtue"of"said"certificate"alone,"
become"the"owner"of"the"lands"illegally"included.""
ADRIAN%TAN%||%2A%
Galloy"v."CA"
"
May"4,"1989"
"
GR"No."L^70191"
Not"conclusive"evidence"of"ownership"over"illegally"included"lands"
Mere"possession"of"a"certificate"of"title"under"the"Torrens"system"is"not"conclusive"as"to"the"holders"true"ownership"
of"all"the"property"described"therein"for"he"does"not"by"virtue"of"said"certificate"alone,"become"the"owner"of"the"
land"illegally"included."
Republic"v."CA"
"
May"31,"1978"
"
GR"No."L^31303^04"
Lands"already"registered""as"patrimonial"property"of"the"State,"not"registrable"
Land"already"registered"as"patrimonial"property"of"the"State"can"no"longer"be"registered"in"the"name"of"another"
person."Sec.)46)of)Act)496"provides"that"no"title"to"registered"land"in"derogation"to"that"of"the"registered"owner"
shall"be"acquired"by"prescription"or"adverse"possession.""
Furthermore,"the"action"to"recover"possession"of"registered"land"does"not"prescribe."
Tongson"v."Director"
of"Forestry"
"
September"27,"1977"
"
GR"No."L^34463"
Mangrove"lands"are"registrable,"not"being"forest"lands"
Mangrove"lands"are"not"included"in"the"term"timber"or"mineral"lands"as"used"in"the"Revised"Administrative"Code."
Ampoloquio"v."CA"
"
April"29,"1994"
"
GR"No."46800^01"
Lands"forming"part"of"the"public"domain,"not"necessarily"registrable"
Datu"Bagobo"and"his"predecessors"did"not"and"could"not"have"acquired"ownership"over"the"said"land"considering"
that"the"same"was"then"inalienable"and"non^disposable,"being"forest"lands."The"fact"that"they"had"to"make"kaingin"in"
order"to"clear"the"lots"is"certainly"indicative"of"the"forestal"nature"of"the"same."
Republic"v."Ayala"Y"
Cia"
"
May"31,"1965"
"
GR"No."L^20950"
Foreshore"lands"and"portions"of"territorial"sea,"not"registrable"
When"lots"covered"by"a"Torrens"Title"are"found"to"be"portions"of"the"foreshore"or"of"the"Territorial"waters,"areas"no"
capable"of"registration,"the"court"commits"no"error"in"ordering"the"reversion"of"said"properties"to"the"public"
dominion."
With"regard"to"purchasers"in"good"faith"
Purchasers"in"good"faith"of"non^registrable"property"have"a"right"to"retention"of"the"property"until"they"are"
reimbursed"of"the"necessary"expenses"made"thereon,"and,"also,"they"cannot"be"made"liable"for"damages"allegedly"
suffered"by"other"parties"on"account"of"their"possession"of"the"property"
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Republic"v."Lat."Vda."
De"Castillo"
"
June"30,"1988"
"
GR"No."L^69002"
Lakeshore"lands,"distinguished"from"foreshore"lands"
Shores"(foreshore,"territorial"waters,"and"beaches)"are"properties"of"the"public"domain"intended"for"public"use,"and"
not"registrable;"accretion"on"a"sea"bank"still"belongs"to"the"public"domain,"and"is"not"available"for"private"ownership"
until"formally"declared"by"the"government"to"be"no"longer"needed"for"public"use."Mere"Possession"of"land"does"not"
by"itself"divest"automatically"the"land"of"its"public"character/"
However,"accretions"on"the"bank"of"a"lake,"like"Laguna"de"Bay,"belong"to"the"owners"of"the"estate"to"which"they"
have"been"added."
Res"judicata"
Res"judicata"does"not"apply"since"the"lots"in"litigation"are"of"public"domain"
Director"of"Forestry"
v."Munoz"
"
August"31,"1987"
"
GR"No."L^56449"
Various"kinds"of"Spanish"Titles"
The"various"titles"granted"by"the"Spanish"crown:"(1)"titulo"real"or"royal"grant;"(2)"concession"especial"or"special"
grant;"(3)"the"composicion"con"el"estado"title"or"adjustment"title;"(4)"the"titulo"de"compra"or"title"by"purchase;"
and"(5)"the"informacion"posesoria"or"possessory"information"title"which"could"become"a"titulo"gratuito"or"
gratuitous"title.""
Spanish"titles"are"subject"to"prescription"
Spanish"titles"are"quite"dissimilar"to"administrative"and"judicial"titles"under"the"present"system."Although"evidence"of"
ownership,"these"Spanish"titles"may"be"lost"thru"prescription."They"are"neither"indefeasible"nor"imprescriptible."
Forest"Lands,"Reserves,"and"Timberlands,"not"registrable"
Possession"of"forest"Iands,"however"long,"cannot"ripen"into"private"ownership"
"
"
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ASSIGNMENT)#2)
)
I.
Where"the"land"has"been"sold"under"pacto"de"retro,"the"vendor"
a"retro"may"file"an"application"for"the"original"registration"of"the"
land,"provided,"however,"that"should"the"period"for"redemption"
expire"during"the"pendency"of"the"registration"proceedings"and"
ownership" to" the" property" consolidated" in" the" vendee" a" retro,"
the" latter" shall" be" substituted" for" the" applicant" and" may"
continue"the"proceedings.""
(
XXXX"
Section)2."See#ASSIGNMENT)#1."
XXXX"
A" trustee" on" behalf" of" his" principal" may" apply" for" original"
registration" of" any" land" held" in" trust" by" him," unless" prohibited"
by"the"instrument"creating"the"trust."
I.)ORDINARY)REGISTRATION)PROCEEDINGS"
A.)APPLICATIONS"
Section) 14." Who" may" apply." The" following" persons" may" file" in"
the"proper"Court"of"First"Instance"an"application"for"registration"
of" title" to" land," whether" personally" or" through" their" duly"
authorized"representatives:"
(1)" Those" who" by" themselves" or" through" their"
predecessorsDinDinterest"have"been"in"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."
(2)"Those"who"have"acquired"ownership"of"private"lands"
by"prescription"under"the"provision"of"existing"laws."
(3)"Those"who"have"acquired"ownership"of"private"lands"
or" abandoned" river" beds" by" right" of" accession" or"
accretion"under"the"existing"laws."
(4)" Those" who" have" acquired" ownership" of" land" in" any"
other"manner"provided"for"by"law."
Where"the"land"is"owned"in"common,"all"the"coDowners"shall"file"
the"application"jointly."
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Section) 15." Form# and# contents." The" application" for" land"

registration"shall"be"in"writing,"signed"by"the"application"or"the"
person" duly" authorized" in" his" behalf," and" sworn" to" before" any"
officer" authorized" to" administer" oaths" for" the" province" or" city"
where"the"application"was"actually"signed."If"there"is"more"than"
one" applicant," the" application" shall" be" signed" and" sworn" to" by"
and"in"behalf"of"each."The"application"shall"contain"a"description"
of"the"land"and"shall"state"the"citizenship"and"civil"status"of"the"
applicant,"whether"single"or"married,"and,"if"married,"the"name"
of" the" wife" or" husband," and," if" the" marriage" has" been" legally"
dissolved," when" and" how" the" marriage" relation" terminated." It"
shall"also"state"the"full"names"and"addresses"of"all"occupants"of"
the"land"and"those"of"the"adjoining"owners,"if"known,"and,"if"not"
known,"it"shall"state"the"extent"of"the"search"made"to"find"them."
The" application," shall," in" form," be" substantially" as" follows:" See#
P.D.)No.)1529#itself#for#the#actual#form.#
Section) 16." Non5resident# applicant." If" the" applicant" is" not" a"
resident" of" the" Philippines," he" shall" file" with" his" application" an"
instrument" in" due" form" appointing" an" agent" or" representative"
residing" in" the" Philippines," giving" his" full" name" and" postal"
address," and" shall" therein" agree" that" the" service" of" any" legal"
process" in" the" proceedings" under" or" growing" out" of" the"
application" made" upon" his" agent" or" representative" shall" be" of"
the" same" legal" effect" as" if" made" upon" the" applicant" within" the"
Philippines." If" the" agent" or" representative" dies," or" leaves" the"
Philippines," the" applicant" shall" forthwith" make" another"
appointment" for" the" substitute," and," if" he" fails" to" do" so" the"
court"may"dismiss"the"application.""
Section) 17." What# and# where# to# file." The" application" for" land"
registration"shall"be"filed"with"the"Court"of"First"Instance"of"the"
province" or" city" where" the" land" is" situated." The" applicant" shall"
file"together"with"the"application"all"original"muniments"of"titles"
or"copies"thereof"and"a"survey"plan"of"the"land"approved"by"the"
Bureau"of"Lands."
The" clerk" of" court" shall" not" accept" any" application" unless" it" is"
shown" that" the" applicant" has" furnished" the" Director" of" Lands"
with"a"copy"of"the"application"and"all"annexes."
Section) 18." Application# covering# two# or# more# parcels." An"
application" may" include" two" or" more" parcels" of" land" belonging"
to" the" applicant/s" provided" they" are" situated" within" the" same"
province"or"city."The"court"may"at"any"time"order"an"application"
to"be"amended"by"striking"out"one"or"more"of"the"parcels"or"by"
a"severance"of"the"application."
Section) 19." Amendments." Amendments" to" the" application"
including" joinder," substitution," or" discontinuance" as" to" parties"
may" be" allowed" by" the" court" at" any" stage" of" the" proceedings"
upon"just"and"reasonable"terms."
Amendments" which" shall" consist" in" a" substantial" change" in" the"
boundaries" or" an" increase" in" area" of" the" land" applied" for" or"
which"involve"the"inclusion"of"an"additional"land"shall"be"subject"
to" the" same" requirements" of" publication" and" notice" as" in" an"
original"application.""
Section) 20." When# land# applied# for# borders# on# road." If" the"
application"describes"the"land"as"bounded"by"a"public"or"private"
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way" or" road," it" shall" state" whether" or" not" the" applicant" claims"
any"and"what"portion"of"the"land"within"the"limits"of"the"way"or"
road,"and"whether"the"applicant"desires"to"have"the"line"of"the"
way"or"road"determined."
Section) 21." Requirement# of# additional# facts# and# papers;# ocular#
inspection." The" court" may" require" facts" to" be" stated" in" the"
application" in" addition" to" those" prescribed" by" this" Decree" not"
inconsistent" therewith" and" may" require" the" filing" of" any"
additional" paper." It" may" also" conduct" an" ocular" inspection," if"
necessary."
Section) 22." Dealings# with# land# pending# original# registration."
After"the"filing"of"the"application"and"before"the"issuance"of"the"
decree" of" registration," the" land" therein" described" may" still" be"
the" subject" of" dealings" in" whole" or" in" part," in" which" case" the"
interested" party" shall" present" to" the" court" the" pertinent"
instruments" together" with" a" subdivision" plan" approved" by" the"
Director"of"Lands"in"case"of"transfer"of"portions"thereof"and"the"
court," after" notice" to" the" parties," shall" order" such" land"
registered" subject" to" the" conveyance" or" encumbrance" created"
by"said"instruments,"or"order"that"the"decree"of"registration"be"
issued" in" the" name" of" the" person" to" whom" the" property" has"
been"conveyed"by"said"instruments."
B.)PUBLICATION,)OPPOSITION)AND)DEFAULT"
Section) 23."Notice"of"initial"hearing,"publication,"etc."The"court"
shall," within" five" days" from" filing" of" the" application," issue" an"
order"setting"the"date"and"hour"of"the"initial"hearing"which"shall"
not" be" earlier" than" fortyDfive" days" nor" later" than" ninety" days"
from"the"date"of"the"order.""
The" public" shall" be" given" notice" of" the" initial" hearing" of" the"
application"for"land"registration"by"means"of"(1)"publication;"(2)"
mailing;"and"(3)"posting."
1."By"publication.""
Upon"receipt"of"the"order"of"the"court"setting"the"time"
for" initial" hearing," the" Commissioner" of" Land"
Registration" shall" cause" notice" of" initial" hearing" to" be"
published" once" in" the" Official" Gazette" and" once" in" a"
newspaper" of" general" circulation" in" the" Philippines:"
Provided," however," that" the" publication" in" the" Official"
Gazette" shall" be" sufficient" to" confer" jurisdiction" upon"
the"court."Said"notice"shall"be"addressed"to"all"persons"
appearing" to" have" an" interest" in" the" land" involved"
including"the"adjoining"owners"so"far"as"known,"and""to"
all"whom"it"may"concern"."Said"notice"shall"also"require"
all" persons" concerned" to" appear" in" court" at" a" certain"
date" and" time" to" show" cause" why" the" prayer" of" said"
application"shall"not"be"granted."
2."By"mailing.""
(a)" Mailing" of" notice" to" persons" named" in" the"
application." The" Commissioner" of" Land"
Registration" shall" also," within" seven" days" after"
publication"of"said"notice"in"the"Official"Gazette,"
as" hereinbefore" provided," cause" a" copy" of" the"
notice" of" initial" hearing" to" be" mailed" to" every"
person" named" in" the" notice" whose" address" is"
known."
(b)" Mailing" of" notice" to" the" Secretary" of" Public"
Highways," the" Provincial" Governor" and" the"
Mayor."If"the"applicant"requests"to"have"the"line"
of" a" public" way" or" road" determined," the"
Commissioner"of"Land"Registration"shall"cause"a"
copy" of" said" notice" of" initial" hearing" to" be"
mailed" to" the" Secretary" of" Public" Highways," to"
the" Provincial" Governor," and" to" the" Mayor" of"
the" municipality" or" city," as" the" case" may" be," in"
which"the"land"lies.""
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(c)"Mailing"of"notice"to"the"Secretary"of"Agrarian"
Reform," the" Solicitor" General," the" Director" of"
Lands," the" Director" of" Public" Works," the"
Director"of"Forest"Development,"the"Director"of"
Mines"and"the"Director"of"Fisheries"and"Aquatic"
Resources." If" the" land" borders" on" a" river,"
navigable"stream"or"shore,"or"on"an"arm"of"the"
sea" where" a" river" or" harbor" line" has" been"
established," or" on" a" lake," or" if" it" otherwise"
appears"from"the"application"or"the"proceedings"
that" a" tenantDfarmer" or" the" national"
government" may" have" a" claim" adverse" to" that"
of" the" applicant," notice" of" the" initial" hearing"
shall" be" given" in" the" same" manner" to" the"
Secretary" of" Agrarian" Reform," the" Solicitor"
General," the" Director" of" Lands," the" Director" of"
Mines" and/or" the" Director" of" Fisheries" and"
Aquatic"Resources,"as"may"be"appropriate.""
3."By"posting.""
The"Commissioner"of"Land"Registration"shall"also"cause"
a"duly"attested"copy"of"the"notice"of"initial"hearing"to"be"
posted"by"the"sheriff"of"the"province"or"city,"as"the"case"
may" be," or" by" his" deputy," in" a" conspicuous" place" on"
each"parcel"of"land"included"in"the"application"and"also"
in" a" conspicuous" place" on" the" bulletin" board" of" the"
municipal" building" of" the" municipality" or" city" in" which"
the"land"or"portion"thereof"is"situated,"fourteen"days"at"
least"before"the"date"of"initial"hearing.""
The" court" may" also" cause" notice" to" be" served" to" such"
other" persons" and" in" such" manner" as" it" may" deem"
proper."
The" notice" of" initial" hearing" shall," in" form," be"
substantially"as"follows:"See#P.D.) No.) 1529#itself#for#the#
actual#form.#
Section) 24."Proof#of#publication#and#notice."The"certification"of"
the" Commissioner" of" Land" Registration" and" of" the" sheriff"
concerned" to" the" effect" that" the" notice" of" initial" hearing," as"
required" by" law," has" been" complied" with" shall" be" filed" in" the"
case" before" the" date" of" initial" hearing," and" shall" be" conclusive"
proof"of"such"fact."
Section) 25." Opposition# to# application# in# ordinary# proceedings."
Any" person" claiming" an" interest," whether" named" in" the" notice"
or"not,"may"appear"and"file"an"opposition"on"or"before"the"date"
of"initial"hearing,"or"within"such"further"time"as"may"be"allowed"
by"the"court."The"opposition"shall"state"all"the"objections"to"the"
application"and"shall"set"forth"the"interest"claimed"by"the"party"
filing" the" same" and" apply" for" the" remedy" desired," and" shall" be"
signed" and" sworn" to" by" him" or" by" some" other" duly" authorized"
person."
If"the"opposition"or"the"adverse"claim"of"any"person"covers"only"
a"portion"of"the"lot"and"said"portion"is"not"properly"delimited"on"
the"plan"attached"to"the"application,"or"in"case"of"undivided"coD
ownership," conflicting" claims" of" ownership" or" possession," or"
overlapping"of"boundaries,"the"court"may"require"the"parties"to"
submit" a" subdivision" plan" duly" approved" by" the" Director" of"
Lands."
Section) 26." Order# of# default;# effect." If" no" person" appears" and"
answers" within" the" time" allowed," the" court" shall," upon" motion"
of" the" applicant," no" reason" to" the" contrary" appearing," order" a"
default" to" be" recorded" and" require" the" applicant" to" present"
evidence."By"the"description"in"the"notice""To"all"Whom"It"May"
Concern","all"the"world"are"made"parties"defendant"and"shall"be"
concluded"by"the"default"order.""
Where"an"appearance"has"been"entered"and"an"answer"filed,"a"
default" order" shall" be" entered" against" persons" who" did" not"
appear"and"answer."
C.)HEARING)JUDGMENT)AND)DECREE)OF)REGISTRATION"
%
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Section) 27." Speedy# hearing;# reference# to# a# referee." The" trial"

court" shall" see" to" it" that" all" registrationDproceedings" are"
disposed" or" within" ninety" days" from" the" date" the" case" is"
submitted"for"decision,"
The"Court,"if"it"deems"necessary,"may"refer"the"case"or"any"part"
thereof" to" a" referee" who" shall" hear" the" parties" and" their"
evidence,"and"the"referee"shall"submit"his"report"thereon"to"the"
Court"within"fifteen"days"after"the"termination"of"such"hearing."
Hearing" before" a" referee" may" be" held" at" any" convenient" place"
within" the" province" or" city" as" may" be" fixed" by" him" and" after"
reasonable" notice" thereof" shall" have" been" served" the" parties"
concerned."The"court"may"render"judgment"in"accordance"with"
the" report" as" though" the" facts" have" been" found" by" the" judge"
himself:"Provided,"however,"that"the"court"may"in"its"discretion"
accept"the"report,"or"set"it"aside"in"whole"or"in"part,"or"order"the"
case"to"be"recommitted"for"further"proceedings:"
Section) 28."Partial#judgment."In"a"case"where"only"a"portion"of"
the" land" subject" of" registration" is" contested," the" court" may"
render" partial" judgment" provided" that" a" subdivision" plan"
showing" the" contested" and" uncontested" portions" approved" by"
the"Director"of"Lands"is"previously"submitted"to"said"court.""
Section) 29." Judgment# confirming# title." All" conflicting" claims" of"
ownership" and" interest" in" the" land" subject" of" the" application"
shall"be"determined"by"the"court."If"the"court,"after"considering"
the" evidence" and" the" reports" of" the" Commissioner" of" Land"
Registration" and" the" Director" of" Lands," finds" that" the" applicant"
or" the" oppositor" has" sufficient" title" proper" for" registration,"
judgment"shall"be"rendered"confirming"the"title"of"the"applicant,"
or"the"oppositor,"to"the"land"or"portions"thereof."
Section) 30." When# judgment# becomes# final;# duty# to# cause#
issuance#of#decree."The"judgment"rendered"in"a"land"registration"
proceedings"becomes"final"upon"the"expiration"of"thirty"days"to"
be"counted"from"the"data"of"receipt"of"notice"of"the"judgment."
An" appeal" may" be" taken" from" the" judgment" of" the" court" as" in"
ordinary"civil"cases."
After"judgment"has"become"final"and"executory,"it"shall"devolve"
upon" the" court" to" forthwith" issue" an" order" in" accordance" with"
Section"39"of"this"Decree"to"the"Commissioner"for"the"issuance"
of" the" decree" of" registration" and" the" corresponding" certificate"
of"title"in"favor"of"the"person"adjudged"entitled"to"registration."
Section) 31." Decree# of# registration." Every" decree" of" registration"
issued" by" the" Commissioner" shall" bear" the" date," hour" and"
minute" of" its" entry," and" shall" be" signed" by" him." It" shall" state"
whether"the"owner"is"married"or"unmarried,"and"if"married,"the"
name" of" the" husband" or" wife:" Provided," however," that" if" the"
land" adjudicated" by" the" court" is" conjugal" property," the" decree"
shall" be" issued" in" the" name" of" both" spouses." If" the" owner" is"
under" disability," it" shall" state" the" nature" of" disability," and" if" a"
minor,"his"age."It"shall"contain"a"description"of"the"land"as"finally"
determined" by" the" court," and" shall" set" forth" the" estate" of" the"
owner," and" also," in" such" manner" as" to" show" their" relative"
priorities," all" particular" estates," mortgages," easements," liens,"
attachments," and" other" encumbrances," including" rights" of"
tenantDfarmers," if" any," to" which" the" land" or" owner's" estate" is"
subject,"as"well"as"any"other"matters"properly"to"be"determined"
in"pursuance"of"this"Decree.""
The" decree" of" registration" shall" bind" the" land" and" quiet" title"
thereto," subject" only" to" such" exceptions" or" liens" as" may" be"
provided" by" law." It" shall" be" conclusive" upon" and" against" all"
persons," including" the" National" Government" and" all" branches"
thereof," whether" mentioned" by" name" in" the" application" or"
notice," the" same" being" included" in" the" general" description" "To"
all"whom"it"may"concern"."
Section)32."Review#of#decree#of#registration;#Innocent#purchaser#
for# value." The" decree" of" registration" shall" not" be" reopened" or"
revised"by"reason"of"absence,"minority,"or"other"disability"of"any"
person"adversely"affected"thereby,"nor"by"any"proceeding"in"any"
%
ADRIAN%TAN%||%2A%
court"for"reversing"judgments,"subject,"however,"to"the"right"of"
any" person," including" the" government" and" the" branches"
thereof,"deprived"of"land"or"of"any"estate"or"interest"therein"by"
such" adjudication" or" confirmation" of" title" obtained" by" actual"
fraud,"to"file"in"the"proper"Court"of"First"Instance"a"petition"for"
reopening" and" review" of" the" decree" of" registration" not" later"
than" one" year" from" and" after" the" date" of" the" entry" of" such"
decree" of" registration," but" in" no" case" shall" such" petition" be"
entertained"by"the"court"where"an"innocent"purchaser"for"value"
has" acquired" the" land" or" an" interest" therein," whose" rights" may"
be" prejudiced." Whenever" the" phrase" "innocent" purchaser" for"
value""or"an"equivalent"phrase"occurs"in"this"Decree,"it"shall"be"
deemed" to" include" an" innocent" lessee," mortgagee," or" other"
encumbrancer"for"value."
Upon" the" expiration" of" said" period" of" one" year," the" decree" of"
registration" and" the" certificate" of" title" issued" shall" become"
incontrovertible." Any" person" aggrieved" by" such" decree" of"
registration" in" any" case" may" pursue" his" remedy" by" action" for"
damages"against"the"applicant"or"any"other"persons"responsible"
for"the"fraud."
Section) 33." Appeal" from" judgment," etc." The" judgment" and"
orders" of" the" court" hearing" the" land" registration" case" are"
appealable"to"the"Court"of"Appeals"or"to"the"Supreme"Court"in"
the"same"manner"as"in"ordinary"actions:"
Section)34."Rules#of#procedure."The"Rules"of"Court"shall,"insofar"
as" not" inconsistent" with" the" provision" of" this" Decree," be"
applicable"to"land"registration"and"cadastral"cases"by"analogy"or"
in" a" suppletory" character" and" whenever" practicable" and"
convenient.""
II.)CADASTRAL)REGISTRATION)PROCEEDINGS"
A.) ORDER) FOR) SPEEDY) SETTLEMENT) AND) ADJUDICATION;)
SURVEY;)NOTICES"
Section)35."Cadastral#Survey#preparatory#to#filing#of#petition."
(a)" When" in" the" opinion" of" the" President" of" the"
Philippines" public" interest" so" requires" that" title" to" any"
unregistered" lands" be" settled" and" adjudicated," he" may"
to" this" end" direct" and" order" the" Director" of" Lands" to"
cause" to" be" made" a" cadastral" survey" of" the" lands"
involved"and"the"plans"and"technical"description"thereof"
prepared"in"due"form."
(d)" It" shall" be" the" duty" of" every" person" claiming" an"
interest" in" the" lands" to" be" surveyed," or" in" any" parcel"
thereof," to" communicate" with" the" Geodetic" Engineer"
upon" his" request" therefor" all" information" possessed" by"
such"person"concerning"the"boundary"lines"of"any"lands"
to" which" he" claims" title" or" in" which" he" claims" any"
interest."
(b)"Thereupon,"the"Director"of"Lands"shall"give"notice"to"
persons"claiming"any"interest"in"the"lands"as"well"as"to"
the"general"public,"of"the"day"on"which"such"survey"will"
begin," giving" as" fully" and" accurately" as" possible" the"
description" of" the" lands" to" be" surveyed." Such" notice"
shall" be" punished" once" in" the" Official" Gazette," and" a"
copy" of" the" notice" in" English" or" the" national" language"
shall" be" posted" in" a" conspicuous" place" on" the" bulletin"
board" of" the" municipal" building" of" the" municipality" in"
which" the" lands" or" any" portion" thereof" is" situated." A"
copy" of" the" notice" shall" also" be" sent" to" the" mayor" of"
such"municipality"as"well"as"to"the"barangay"captain"and"
likewise" to" the" Sangguniang" Panlalawigan" and" the"
Sangguniang"Bayan"concerned."
(e)"Any"person"who"shall"willfully"obstruct"the"making"of"
any" survey" undertaken" by" the" Bureau" of" Lands" or" by" a"
licensed" Geodetic" Engineer" duly" authorized" to" conduct"
the" survey" under" this" Section," or" shall" maliciously"
interfere"with"the"placing"of"any"monument"or"remove"
such"monument,"or"shall"destroy"or"remove"any"notice"
of" survey" posted" on" the" land" pursuant" to" law," shall" be"
punished" by" a" fine" of" not" more" than" one" thousand"
pesos"or"by"imprisonment"for"not"more"than"one"year,"
or"both.""
(c)" The" Geodetic" Engineers" or" other" employees" of" the"

Bureau"of"Lands"in"charge"of"the"survey"shall"give"notice"
reasonably"in"advance"of"the"date"on"which"the"survey"
of" any" portion" of" such" lands" is" to" begin," which" notice"
shall" be" posted" in" the" bulletin" board" of" the" municipal"
building"of"the"municipality"or"barrio"in"which"the"lands"
are"situated,"and"shall"mark"the"boundaries"of"the"lands"
by"monuments"set"up"in"proper"places"thereon."It"shall"
be" lawful" for" such" Geodetic" Engineers" and" other"
employees"to"enter"upon"the"lands"whenever"necessary"
for" the" purposes" of" such" survey" or" the" placing" of"
monuments."
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B.)PETITION;)LOT)NUMBERS"
Section)36."Petition#for#registration."When"the"lands"have"been"
surveyed" or" plotted," the" Director" of" Lands," represented" by" the"
Solicitor"General,"shall"institute"original"registration"proceedings"
by"filing"the"necessary"petition"in"the"Court"of"First"Instance"of"
the" place" where" the" land" is" situated" against" the" holders,"
claimants," possessors," or" occupants" of" such" lands" or" any" part"
thereof," stating" in" substance" that" public" interest" requires" that"
the" title" to" such" lands" be" settled" and" adjudicated" and" praying"
that"such"titles"be"so"settled"and"adjudicated:"
The"petition"shall"contain"a"description"of"the"lands"and"shall"be"
accompanied" by" a" plan" thereof," and" may" contain" such" other"
data"as"may"serve"to"furnish"full"notice"to"the"occupants"of"the"
lands" and" to" all" persons" who" may" claim" any" right" or" interest"
therein."
Where" the" land" consists" of" two" or" more" parcels" held" or"
occupied" by" different" persons," the" plan" shall" indicate" the"
boundaries" or" limits" of" the" various" parcels" as" accurately" as"
possible." The" parcels" shall" be" known" as" "lots"" and" shall" on" the"
plan"filed"in"the"case"be"given"separate"numbers"by"the"Director"
of" Lands," which" numbers" shall" be" known" as" "cadastral" lot"
numbers"."The"lots"situated"within"each"municipality"shall,"as"far"
as" practicable," be" numbered" consecutively" beginning" with"
number""one","and"only"one"series"of"numbers"shall"be"used"for"
that" purpose" in" each" municipality." However" in" cities" or"
townsites," a" designation" of" the" landholdings" by" blocks" and" lot"
numbers" may" be" employed" instead" of" the" designation" by"
cadastral"lot"numbers."
The" cadastral" number" of" a" lot" shall" not" be" changed" after" final"
decision" has" been" entered" decreasing" the" registration" thereof,"
except"by"order"of"court."Future"subdivisions"of"any"lot"shall"be"
designated" by" a" letter" or" letters" of" the" alphabet" added" to" the"
cadastral"number"of"the"lot"to"which"the"respective"subdivisions"
pertain." The" letter" with" which" a" subdivision" is" designated" shall"
be" known" as" its" "cadastral" letter":" Provided," however," that" the"
subdivisions"of"cities"or"townsites"may"be"designated"by"blocks"
and"lot"numbers.""
C.)ANSWER"
Section) 37." Answer# to# petition# in# cadastral# proceedings." Any"
claimant"in"cadastral"proceedings,"whether"named"in"the"notice"
or" not," shall" appear" before" the" court" by" himself" or" by" some"
other" authorized" person" in" his" behalf," and" shall" file" an" answer"
on" or" before" the" date" of" initial" hearing" or" within" such" further"
time"as"may"be"allowed"by"the"court."The"answer"shall"be"signed"
and" sworn" to" by" the" claimant" or" by" some" other" authorized"
person" in" his" behalf," and" shall" state" whether" the" claimant" is"
married" or" unmarried," and" if" married," the" name" of" the" spouse"
and" the" date" of" marriage," his" nationality," residence" and" postal"
address,"and"shall"also"contain:""
%
ADRIAN%TAN%||%2A%
(a)"The"age"of"the"claimant;"
(b)" The" cadastral" number" of" the" lot" or" lots" claimed," as"
appearing"on"the"plan"filed"in"the"case"by"the"Director"of"
Lands," or" the" block" and" lot" numbers," as" the" case" may"
be;"
(c)"The"name"of"the"barrio"and"municipality"in"which"the"
lots"are"situated;""
(d)" The" names" and" addresses" of" the" owners" of" the"
adjoining"lots"so"far"as"known"to"the"claimant;"
(e)" If" the" claimant" is" in" possession" of" the" lots" claimed"
and" can" show" no" express" grant" of" the" land" by" the"
government" to" him" or" to" his" predecessorsDinDinterest,"
the" answer" shall" state" the" length" of" time" he" has" held"
such" possession" and" the" manner" in" which" it" has" been"
acquired,"and"shall"also"state"the"length"of"time,"as"far"
as" known," during" which" the" predecessors," if" any," held"
possession;"
(f)" If" the" claimant" is" not" in" possession" or" occupation" of"
the" land," the" answer" shall" fully" set" forth" the" interest"
claimed" by" him" and" the" time" and" manner" of" his"
acquisition;"
(g)"if"the"lots"have"been"assessed"for"taxation,"their"last"
assessed"value;"and""
(h)"The"encumbrances,"if"any,"affecting"the"lots"and"the"
names"of"adverse"claimants,"as"far"as"known."
D.)HEARING;)JUDGMENT;)DECREE"
Section)38."Hearing,#Judgment,#Decree."The"trial"of"the"case"may"
occur"at"any"convenient"place"within"the"province"in"which"the"
lands" are" situated" and" shall" be" conducted," and" orders" for"
default" and" confessions" entered," in" the" same" manner" as" in"
ordinary"land"registration"proceedings"and"shall"be"governed"by"
the" same" rules." All" conflicting" interests" shall" be" adjudicated" by"
the"court"and"decrees"awarded"in"favor"of"the"persons"entitled"
to" the" lands" or" to" parts" thereof" and" such" decrees" shall" be" the"
basis"for"issuance"of"original"certificates"of"title"in"favor"of"said"
persons" and" shall" have" the" same" effect" as" certificates" of" title"
granted" on" application" for" registration" of" land" under" ordinary"
land"registration"proceedings."
B. Republic(Act(No.(6940(
XXXX"
Section)103."Certificates#of#title#pursuant#to#patents."Whenever"
public" land" is" by" the" Government" alienated," granted" or"
conveyed" to" any" person," the" same" shall" be" brought" forthwith"
under" the" operation" of" this" Decree." It" shall" be" the" duty" of" the"
official" issuing" the" instrument" of" alienation," grant," patent" or"
conveyance" in" behalf" of" the" Government" to" cause" such"
instrument" to" be" filed" with" the" Register" of" Deeds" of" the"
province"or"city"where"the"land"lies,"and"to"be"there"registered"
like" other" deeds" and" conveyance," whereupon" a" certificate" of"
title"shall"be"entered"as"in"other"cases"of"registered"land,"and"an"
owner's"duplicate"issued"to"the"grantee."The"deed,"grant,"patent"
or" instrument" of" conveyance" from" the" Government" to" the"
grantee" shall" not" take" effect" as" a" conveyance" or" bind" the" land"
but" shall" operate" only" as" a" contract" between" the" Government"
and"the"grantee"and"as"evidence"of"authority"to"the"Register"of"
Deeds"to"make"registration."It"is"the"act"of"registration"that"shall"
be" the" operative" act" to" affect" and" convey" the" land," and" in" all"
cases"under"this"Decree,"registration"shall"be"made"in"the"office"
of"the"Register"of"Deeds"of"the"province"or"city"where"the"land"
lies."The"fees"for"registration"shall"be"paid"by"the"grantee."After"
due"registration"and"issuance"of"the"certificate"of"title,"such"land"
shall" be" deemed" to" be" registered" land" to" all" intents" and"
purposes"under"this"Decree."
XXXX"
ADRIAN%TAN%||%2A%
AN)ACT)GRANTING)A)PERIOD)ENDING)ON)DECEMBER)31,)2000)
FOR) FILING) APPLICATIONS) FOR) FREE) PATENT) AND) JUDICIAL)
CONFIRMATION) OF) IMPERFECT) TITLE) TO) ALIENABLE) AND)
DISPOSABLE) LANDS) OF) THE) PUBLIC) DOMAIN) UNDER)
CHAPTERS) VII) AND) VIII) OF) THE) PUBLIC) LAND) ACT) (CA) 141,) AS)
AMENDED)"
XXXX"
Section) 1." Paragraph" 1," Section" 44," Chapter" VII" of"
Commonwealth"Act"No."141,"as"amended,"is"hereby"amended"to"
read"as"follows:"
"Sec."44."Any"naturalDborn"citizen"of"the"Philippines"who"
is"not"the"owner"of"more"than"twelve"(12)"hectares"and"
who,"for"at"least"thirty"(30)"years"prior"to"the"effectivity"
of" this" amendatory" Act," has" continuously" occupied" and"
cultivated," either" by" himself" or" through" his"
predecessorsDinDinterest" a" tract" or" tracts" of" agricultural"
public"lands"subject"to"disposition,"who"shall"have"paid"
the"real"estate"tax"thereon"while"the"same"has"not"been"
occupied" by" any" person" shall" be" entitled," under" the"
provisions"of"this"Chapter,"to"have"a"free"patent"issued"
to"him"for"such"tract"or"tracts"of"such"land"not"to"exceed"
twelve"(12)"hectares.""
Section) 2." Section" 45," Chapter" VII" of" Commonwealth" Act" No."
141," as" amended," is" hereby," further" amended" to" read" as"
follows:"
"Sec." 45." The" President" of" the" Philippines," upon"
recommendation" of" the" Secretary" of" Environment" and"
Natural" Resources," shall" from" time" to" time" fix" by"
proclamation" the" period" within" which" applications" for"
free" patents" may" be" filed" in" the" Community"
Environment" and" Natural" Resources" Office" or" region"
specified"in"such"proclamation,"and"upon"the"expiration"
of" the" period" so" designated," unless" the" same" be"

extended" by" the" President," all" the" land" comprised"
within" such" district," chartered" city," province,"
municipality" or" region" subject" thereto" under" the"
provisions" of" this" Chapter" may" be" disposed" of" as"
agricultural" public" land" without" prejudice" to" the" prior"
right"of"the"occupant"and"cultivator"to"acquire"such"land"
under" this" Act" by" means" other" than" free" patent." The"
time" to" be" fixed" in" the" entire" Archipelago" for" the" filing"
of" applications" under" this" Chapter" shall" not" extend"
beyond" December" 31," 2000," except" in" the" Provinces" of"
Agusan" del" Norte," Agusan" del" Sur," Cotabato," South"
Cotabato," Sultan" Kudarat," Bukidnon," Lanao" del" Norte,"
Lanao" del" Sur," Davao" del" Norte," Davao" del" Sur," Davao"
Oriental," Sulu," Mt." Province," Benguet," KalingaDApayao,"
Ifugao,"Maguindanao,"TawiDTawi,"and"Basilan"where"the"
President"of"the"Philippines,"upon"the"recommendation"
of"the"Secretary"of"Environment"and"Natural"Resources,"
shall" determine" or" fix" the" time" beyond" which" the" filing"
of" applications" under" this" Chapter" shall" not" extend:"
provided,"that"the"period"shall"apply"only"when"the"area"
applied" for" does" not" exceed" twelve" (12)" hectares." The"
period"fixed"for"any"district,"chartered"city,"province"or"
municipality"shall"begin"to"run"thirty"(30)"days"after"the"
publication"of"the"proclamation"in"one"(1)"newspaper"of"
general" circulation" in" the" city," province" or" municipality"
concerned." A" certified" copy" of" said" proclamation" shall"
be" furnished" by" the" Secretary" of" Environment" and"
Natural"Resources"within"thirty"(30)"days"counted"from"
the" date" of" the" presidential" proclamation" to" the"
Community" Environment" and" Natural" Resources" Office"
and"to"the"provincial"board,"and"municipal"board"or"city"
council" and" barangay" council" affected," and" copies"
thereof" shall" be" posted" on" the" bulletin" board" of" the"
Community" Environment" and" Natural" Resources" Office"
and"at"conspicuous"places"in"the"provincial"building"and"
at"the"municipal"building"and"barangay"halls"or"meeting"
place.t" shall" moreover" be" announced" by" government"
radio" whenever" available" in" each" of" the" barrios" of" the"
municipality.""
Section) 3." Section" 47," Chapter" VIII" of" Commonwealth" Act" No."
141,"as"amended,"is"hereby"further"amended"to"read"as"follows:"
"Sec." 47." The" persons" specified" in" the" next" following"
section"are"hereby"granted"time,"not"to"extend"beyond"
December" 31," 2000" within" which" to" take" advantage" of"
the" benefit" of" this" Chapter:" provided," that" this" period"
shall" apply" only" where" the" area" applied" for" does" not"
exceed"twelve"(12)"hectares:"provided,"further,"that"the"
several" periods" of" time" designated" by" the" President" in"
accordance"with"Section"FortyDfive"of"this"Act"shall"apply"
also" to" the" lands" comprised" in" the" provisions" of" this"
Chapter," but" this" section" shall" not" be" construed" as"
prohibiting" any" of" said" persons" from" acting" under" this"
Chapter" at" any" time" prior" to" the" period" fixed" by" the"
President.""
XXXX"
(
C. 1997(Rules(of(Civil(Procedure(
"
RULE)1.)General)Provisions"
ADRIAN%TAN%||%2A%
XXXX"
Section)4."In#what#case#not#applicable.""These"Rules"shall"not"
apply" to" election" cases," land" registration," cadastral,"
naturalization" and" insolvency" proceedings," and" other" cases" not"
herein" provided" for," except" by" analogy" or" in" a" suppletory"
character"and"whenever"practicable"and"convenient."(R143a)"
XXXX"
"
XXXX)
D. Act(No.(3344(visIIvis(Presidential(Decree(No.(1529(
Act)No.)3344""SECTION"1."See#ASSIGNMENT)#1."
Par.) 13." Venue# of# actions." " The" venue" of" all" actions"
whether" civil" or" criminal," and" in" special" proceedings,"
filed" in" the" regional" trial" courts" shall" mean" such" area"
defined" by" the" Supreme" Court" as" the" territory" over"
which" particular" a" branch" shall" exercise" authority" in"
accordance"with"Section"18"of"B.P."Blg."129."
All" provisions" of" the" Rules" of" Court" referring" to"
"provides""shall"be"deemed"to"mean"such"area."
Presidential) Decree) No.) 1529) ) Section) 113.) See#ASSIGNMENT)

#1."
)
E. Batas( Pambansa( Blg.( 129,( visIIvis( the( Interim(
Transitional( Rules( and( Guidelines( Implementing( the(
Judiciary(Reorganization(Act(of(1980(
Batas% Pambansa% Blg.% 129% ( Section) 18." Authority# to# define#
territory#appurtenant#to#each#branch.""The"Supreme"Court"shall"
define" the" territory" over" which" a" branch" of" the" Regional" Trial"
Court"shall"exercise"its"authority."The"territory"thus"defined"shall"
be" deemed" to" be" the" territorial" area" of" the" branch" concerned"
for"purposes"of"determining"the"venue"of"all"suits,"proceedings"
or"actions,"whether"civil"or"criminal,"as"well"as"determining"the"
Metropolitan"Trial"Courts,"Municipal"Trial"Courts,"and"Municipal"
Circuit"Trial"Courts"over"the"said"branch"may"exercise"appellate"
jurisdiction."The"power"herein"granted"shall"be"exercised"with"a"
view"to"making"the"courts"readily"accessible"to"the"people"of"the"
different" parts" of" the" region" and" making" the" attendance" of"
litigants"and"witnesses"as"inexpensive"as"possible.""
XXXX"
(
Interim% or% Transitional% Rules% And% Guidelines% Relative% To%

The%Implementation%of%the%Judiciary%Reorganization%Act%of%
1980:((
Par.)2."Territorial#jurisdiction#of#courts."")
(a)"Metropolitan"Trial"Courts,"Municipal"Trial"Courts"and"
Municipal" Circuit" Trial" Courts" shall" exercise" their"
jurisdiction" in" the" city," municipality" or" circuit" for" which"
the"judge"thereof"is"appointed"or"designated."
(b)" A" regional" trial" court" shall" exercise" its" jurisdiction"
within" the" area" defined" by" the" Supreme" Court" as" the"
territory" over" which" the" particular" branch" concerned"
shall" exercise" its" authority," in" accordance" with" Section"
18"of"B.P."Blg."129."
%
ADRIAN%TAN%||%2A%
II.
CASE(DOCTRINE(
CASE)
Pons"Realty"Corp."v."
CA"
"
December"14,"1978"
"
GR"No."LD48074"
"
DOCTRINE)
Application"
We"do"not"hesitate"in"holding"that"the"complaint"in"question"should"have"been"dismissed,"if"only"because"as"an"
action"to"nullify"and"cancel"the"torrens"titles"in"dispute,"it"is"not"the"proper"remedy"under"the"Land"Registration"Act"
and"the"jurisprudence"thereunder"concerning"the"indefeasibility"of"the"decrees"of"registration"on"which"said"titles"
are"based"after"one"year"from"their"issuance,"which"took"place"way"back,"at"the"latest"in"1931,"and"as"a"suit"for"
damages,"it"cannot"prosper"against"herein"petitioner"who"was"not"the"original"registrant"but"a"mere"second"
transferee,"as"evidenced"by"the"annotation"on"the"said"titles"themselves"
When"land"forms"part"of"estate"under"Administration"
Moreover,"inasmuch"as"it"is"alleged"in"the"complaint"that"the"lands"claimed"by"private"respondent"on"behalf"of"his"
supposed"principals"are"alleged"to"constitute"part"of"the"estate"of"Don"Mariano"San"Pedro"whose"estate"is"under"
administration"in"Special"Proceedings"No."312DB"of"the"Court"of"First"Instance"of"Bulacan,"the"suit"can"be"filed"only"by"
the"judicial"administrator"of"that"estate"or"another"person"duly"authorized"by"the"probate"court."
Francisco"v."CA"
"
April"11,"1980"
"
GR"No."LD35787"
Form"and"Contents"visDDvis"Sec.)15)of)P.D.)1529""
Land"Registration"Act"requires"the"disclosure"of"boundary"owners"of"land"subject"of"the"registration"proceeding:"it"
commands"that"the"applicant"shall"also"state"the"name"in"full"and"the"address"of"the"applicant,"and"also"the"names"
and"addresses"of"all"occupants"of"the"land"and"of"all"adjoining"owners,"if"known;"and,"if"not"known,"it"shall"state"
what"search"has"been"made"to"find"them."
Leyva"v."Jandoc"
"
February"28,"1962"
"
G.R."No."LD16965""""
Who"may"file"opposition""visDDvis"Sec.)25)of)P.D.)1529)
"Although"the"law"apparently"authorizes"any"person"claiming"any"kind"of"interest"to"file"an"opposition"to"an"
application"for"registration,"it"is"our"view"nevertheless"that"the"opposition"must"be"based"on"a"right"of"dominions"or"
some"other"real"right"independent"of"and"not"at"all"subordinate"to,"the"rights"of"the"Government"In"all"the"cited"
jurisprudence,"the"interest"of"the"oppositors"were"each"private"in"nature;"otherwise"stated,"their"interests"were"not"
in"any"manner"subordinate"to"those"of"the"Government."While"the"right"claimed"by"the"petitioners"herein"seemed"at"
first"blush"to"be"directly"opposed"to"the"adjudication"of"ownership"to"the"applicant,"it"developed"in"the"proceedings"
that"their"right,"that"of"being"foreshore"lessees"of"public"land,"is"completely"subordinate"to"the"interests"of"the"
Government,"and"must"necessarily"be"predicated"upon"the"property"in"question"being"part"of"the"public"domain."In"
such"case,"it"is"incumbent"upon"the"duly"authorized"representatives"of"the"Government"to"represent"its"interests"as"
well"as"private"claims"intrinsically"dependent"upon"it."It"is"wellDsettled"that"the"interest"of"the"government"cannot"be"
represented"by"private"persons.""
ADRIAN%TAN%||%2A%
Vda."de"Cailles"v."
Mayuga"
"
February"20,"1989"
"
GR"No."LD30859"
Failure"to"oppose"considered"as"abandonment"
Petitioners"failure"to"oppose"the"application"for"registration"can"be"construed"as"an"abandonment"or"nonDexistence"
of"grounds"to"contest"it"because"they"are"deemed"to"have"had"constructive"notice"of"the"registration"case,"a"
proceeding"in"rem"arising"from"the"publication"of"the"notice"in"the"Official"Gazette"in"1937."
The"judgment"therein"rendered"had"acquired"immutability"and"incontestability"when"no"appeal"was"taken"
therefrom"within"the"period"set"therefor."
Larangan"v."CA"
"
August"21,"1987"
"
GR"No."LD47644"
"
Mere"absence"of"opposition"does"not"by"itself"warrant"registration"
An"applicant"for"registration"is"not"necessarily"entitled"to"have"the"land"registered"in"his"name"simply"because"no"
one"appears"to"oppose"his"title"and"to"oppose"the"registration"of"the"land."He"must"show,"even"in"the"absence"of"
opposition,"to"the"satisfaction"of"the"court,"that"he"is"the"absolute"owner,"in"fee"simple"
Courts"may,"even"in"the"absence"of"any"opposition,"deny"registration"of"the"land"under"the"Torrens"system,"if"the"
facts"presented"do"not"show"that"the"petitioner"is"the"owner,"in"fee"simple,"of"the"land"which"he"seeks"to"register."
Rules"of"Procedure"
We"find"that"there"has"been"substantial"compliance"with"the"Rules"as"to"the"filing"of"the"appellants'"brief."The"
appellants"cannot"be"rigidly"tasked"to"adhere"to"the"provisions"of"Section)16,)Rule)46)of)the)Rules)of)Court)as"to"
what"an"appellant's"brief"should"contain,"for"the"reason"that"the"rules"contained"in"the"Rules"of"Court"are"applicable"
to"land"registration"cases"only"in"a"suppletory"character"and"whenever"practicable"and"convenient;""
Said"rules"of"procedure"are"to"be"liberally"construed"in"order"to"promote"their"object"and"to"assist"the"parties"in"
obtaining"just,"speedy,"and"inexpensive"determination"of"every"action"and"proceeding."
Yabut"Lee"v."
Punzalan"
"
August"29,"1980"
"
GR"No."LD50236"
"
Petition"for"review,"when"proper"
Petition"for"review"under"Sec.)38)of)Act)496"presupposes"issuance"of"decree"of"registration"and"rendition"of"court"
decision;"Premature"filing"of"petition"for"reopening"and/or"review"where"no"decision"or"decree"has"been"issued."
When"oppositor"allowed"to"participate"despite"order"of"general"default""
Oppositor"is"allowed"to"present"his"evidence"to"prove"ownership"of"disputed"land"despite"declaration"of"general"
default"against"him"and"provided"that"no"decision"has"been"rendered"or"that"a"decree"of"registration"has"been"
issued"in"the"case."
ADRIAN%TAN%||%2A%
Gutierrez"Hermanos"
v."CA"
"
September"28,"1989"
"
GR"No."LD54472D77"
"
Burden"of"proof"and"quantum"of"proof"required"
The"burden"of"proof"in"land"registration"cases"is"upon"the"applicant."In"order,"however,"that"the"petitioner"for"
registration"of"his"land"under"the"Torrens"system"shall"be"permitted"to"have"the"same"registered"and"to"have"the"
benefit"resulting"from"the"certificate"of"title"finally"issued,"the"burden"is"upon"him"to"show"that"he"is"the"real"and"
absolute"owner,"in"fee"simple"of"the"lands"which"he"is"attempting"to"have"registered."
The"applicant"must"show,"by"a"preponderance"of"evidence"and"by"positive"and"absolute"proof,"so"far"as"it"is"possible,"
that"he"is"the"owner"in"fee"simple"of"the"lands"which"he"is"attempting"to"have"registered;"registrable"rights"must"be"
grounded"on"wellDnigh"incontrovertible"evidence"and"based"on"positive"and"absolute"proof"
Evidence"
Under"Act"496,"an"applicant"for"registration"of"land"is"required"to"present"muniments"of"title""or"prima"facie"evidence"
of"possession"(i.e."if"he"claims"ownership"in"fee"simple"since"Spanish"times,"he"should"show"some"form"of"Spanish"
title"or"grant.)"
Requisites"for"registration"(under"Sec.)48)of)CA)No.)141).)
Who"may"apply"for"confirmation"of"their"claims"under"the"Land"Registration"Act:"a.)"those"who"prior"to"the"transfer"
of"sovereignty"from"Spain"to"the"United"States"have"applied"for"the"purchase,"composition"or"other"form"of"grant"of"
lands"of"the"public"domain"under"the"laws"and"royal"decrees"then"in"force"and"have"instituted"and"prosecuted"the"
proceeding"in"connection"therewith,"but"have"with"or"without"default"upon"their"part,"or"for"any"other"cause,"not"
received"title"therefor,"if"such"applicants"or"grantees"and"their"heirs"have"occupied"and"cultivated"said"lands"
continuously"since"the"filing"of"their"applications;"b.)"those"who"by"themselves"or"through"their"predecessors"in"
interest"have"been"in"open,"continuous,"exclusive,"and"notorious"possession"and"occupation"of"agricultural"lands"of"
the"public"domain,"under"a"bona"fide"claim"of"acquisition"or"ownership,"for"at"least"thirty"years"immediately"
preceding"the"filing"of"the"application"for"confirmation"of"title"except"when"prevented"by"war"or"force"majeure."
These"shall"be"conclusively"presumed"to"have"performed"all"the"conditions"essential"to"a"Government"grant"and"
shall"be"entitled"to"a"certificate"of"title"under"the"provisions"of"this"chapter."
Republic"v."CA"
"
November"9,"1988"
"
GR"No."LD62680"
Best"evidence"on"identity"of"land.""
While"the"best"evidence"to"identify"a"piece"of"land"for"registration"purposes"is"the"original"tracing"cloth"plan"from"the"
Bureau"of"Lands,"blue"print"copies"and"other"evidence"are"also"acceptable"as"long"as"they"contain"all"the"details"and"
information"necessary"for"a"proper"and"definite"identification"of"the"land"sought"to"be"registered."
ADRIAN%TAN%||%2A%
Heirs"of"Cristobal"
Marcos"v."de"
Banuvar"
"
September"28,"1968"
"
G.R."No."LD22110""
Finality"of"Judgment"
The"judgment"rendered"in"a"land"registration"case"becomes"final"upon"the"expiration"of"thirty"days"(NOTE:"prior"to"
change"of"reglementary"period"to"15"days)"to"be"counted"from"the"date"on"which"the"party"appealing"received"
notice"of"the"decision."
When"appeal"not"deemed"perfected"
The"certification"of"the"acting"provincial"land"officer"of"Masbate,"dated"March"8,"1940,"recites"that"no""appeal"has"
been"taken"by"the"Director"of"Lands"or"any"private"oppositors"from"the"decision"rendered.""The"notation"found"at"
the"foot"of"the"last"page"of"the"reconstituted"decision,"showing"that"the"La"Urbana,"Inc."excepted"from"that"decision,"
did"not"have"the"effect"of"perfecting"an"appeal."An"appeal"was"not"perfected"by"the"mere"notation,""con"mi"
excepcion.""
Decree"of"Registration,"when"and"by"whom"issued"
Issuance"of"decree"in"pursuance"of"final"judgment"is"ministerial."The"decision"of"March"24,"1938"having"become"final"
and"executory,"it"devolved"on"both"the"respondent"court"and"the"Land"Registration"Commission"to"cause"the"
issuance"of"a"decree"to"the"person"adjudged"entitled"to"registration"
Period"for"enforcement"of"decree"
The"fundamental"rule"is"that"a"writ"of"possession"can"be"issued"not"only"against"the"original"oppositors"in"a"land"
registration"case"and"their"representatives"and"successorsDinDinterest,"but"also"against"any"person"unlawfully"and"
adversely"occupying"said"lot#at#any#time#before#and#up#to#the#issuance#of#the#final#decree."
Republic"v."
Associacion"
Benevola"de"Cebu"
"
October"26,"1989"
"
G.R."No."77243"
Appeal"under"Sec.)39)of)B.P.)Blg.)129)
Section)39)of)B.P.)Blg.)129"provides"that"the"period"for"appealshall"be"15"days"counted"from"the"notice"of"the"final"
order,"resolution,"award,"judgment"or"decision"appealed"from."
It"was"only"on"July"1,"1986"or"more"than"10"years"from"the"date"of"judgments"that"the"Solicitor"General"became"
cognizant"of"the"decisions"of"the"lower"court"when"it"was"furnished"by"the"Branch"Clerk"of"Court"copies"of"the"two"
decisions"dated"October"29,"1973"and"July"10,"1975."Thus,"when"the"Solicitor"General"filed"its"notice"of"appeal"on"
July"16,"1986,"the"appeal"was"perfected"well"within"the"15Dday"mandatory"period"to"file"an"appeal."
Moreover,"Sec.)23)of)the)Interim)Rules)of)Court"provides"that"in""case"where"appeal"is"taken,"the"perfection"of"the"
appeal"shall"be"upon"the"expiration"of"the"last"day"to"appeal"by"any"party.""As"long"as"any"of"the"parties"may"still"file"
his,"her,"or"its"appeal,"the"court"does"not"lose"jurisdiction"over"the"case"
When"judgment"considered"final"visDDvis"Sec.)30)of)P.D.)No.)1529)
The"adjudication"of"the"land"in"a"registration"or"cadastral"case"does"not"become"final"and"incontrovertible"until"the"
expiration"of"one"year"after"the"entry"of"the"final"decree."As"long"as"the"final"decree"is"not"issued,"and"the"one"year"
within"which"it"may"be"revised"has"not"elapsed,"the"decision"remains"under"the"control"and"sound"discretion"of"the"
court"rendering"the"decree,"which"court"after"hearing,"may"set"aside"the"decision"or"decree"or"adjudicate"the"land"to"
another"party"
ADRIAN%TAN%||%2A%
Lucero"v."Loot"
"
October"28,"1968"
"
G.R."No."LD16995"""
Writ"of"possession,"when"issued"as"a"matter"of"course:"until"when"such"writ"is"available"
A"writ"of"possession"may"be"issued"not"only"against"the"person"who"has"been"defeated"in"a"registration"case"but"also"
against"anyone"adversely"occupying"the"land"or"any"portion"thereof"during"the"land"registration"proceedings."The"
issuance"of"the"decree"of"registration"is"still"part"of"the"registration"proceedings."In"fact,"it"is"supposed"to"end"the"
said"proceedings."Consequently,"any"person"unlawfully"and"adversely"occupying"said"lot"at"any"time"up"to"the"
issuance"of"the"final"decree,"may"be"subject"to"judicial"ejectment"by"means"of"a"writ"of"possession"and"it"is"the"duty#
of#the#registration#court#to#issue#said#writ#when#asked#for#by#the#successful#claimant.""The"fact"that"the"petitioners"
have"instituted,"more"than"one"year"after"the"decree"of"registration"had"been"issued,"an"ordinary"action"with"the"
Court"of"First"Instance"attacking"the"validity"of"the"decree"on"the"ground"of"fraud,"is"not"a"bar"to"the"issuance"of"the"
writ"of"possession"applied"for"by"the"registered"owners.""
Issuance"of"writ"of"possession"not"affected"by"pendency"of"reconveyance"action."The"mere"fact"that"such"suit"was"
then"pending"did"not"oust"the"lower"court"of"its"jurisdiction"to"issue"the"writ"of"possession"
Writ"of"demolition"may"also"issue,"as"logical"complement."
"If"the"writ"of"possession"issued"in"a"land"registration"proceeding"implies"the"delivery"of"possession"of"the"land"to"the"
successful"litigant"therein,"..."a"writ"of"demolition"must,"likewise,"issue,"especially"considering"that"the"latter"writ"is"
but"a"complement"of"the"former"which,"without"said"writ"of"demolition,"would"be"ineffective.""
Rodil"v."Benedicto"
"
January"22,"1980"
"
G.R."No."LD28616"
Until"when"writ"of"possession"may"be"issued"
The"right"of"the"applicant"or"a"subsequent"purchaser"to"ask"for"the"issuance"of"a"writ"of"possession"of"the"land"never"
prescribes."Though"Sec.)17)of)Act)496"provides"that"writs"of"possession""must"be"issued"within"the"same"period"of"
time"in"which"a"judgment"in"ordinary"civil"actions"may"be"summarily"executed,"it"cannot"be"said"to"apply"here;"this"is"
because"in"land"registration"cases,"there"is"no"need"to"file"for"an"execution"of"judgment."
5Dyear"period"for"execution"of"judgment"(Sec.)6,)Rule)39)"not"applicable"to"special"proceedings""like"land"registration"case"
This"is"so"because"a"party"in"a"civil"action"must"immediately"enforce"a"judgment"that"is"secured"as"against"the"
adverse"party,"and"his"failure"to"act"to"enforce"the"same"within"a"reasonable"time"as"provided"in"the"Rules"makes"the"
decision"unenforceable"against"the"losing"party."In"special"proceedings"the"purpose"is"to"establish"a"status,"condition"
or"fact;"in"land"registration"proceedings,"the"ownership"by"a"person"or"a"parcel"of"land"is"sought"to"be"established."
After"the"ownership"has"been"proved"and"confirmed"judicial"declaration,"no"further"proceeding"to"enforce"said"
ownership"is"necessary,"except"when"the"adverse"or"losing"party"had"been"in"possession"of"the"land"and"the"winning"
party"desires"to"oust"him"therefrom."
ADRIAN%TAN%||%2A%
Benin"v."Tuazon"
Effect"of"Decree"of"Registration"
"
The"registration"proceedings,"as"proceedings"in"rem,"operate"as"against"the"whole"world"and"the"decree"issued"
June"28,"1974"
therein"is"conclusive"adjudication"of"the"ownership"of"the"lands"registered,"not"only"against"those"parties"who"
"
appeared"in"such"proceedings"but"also"against"parties"who"were"summoned"by"publication"but"did"not"appear."The"
G.R."No."LD26127D29"""
registration"by"the"appellee's"predecessorsDinDinterest"freed"the"lands"from"claims"and"liens"of"whatever"character"
that"existed"against"the"lands"prior"to"the"issuance"of"the"certificates"of"title,"except"those"noted"in"the"certificate"
and"legal"encumbrances"saved"by"law."
Amendments,"substantial"requirement"
The"amendment"may"be"made"in"the"application"or"in"the"survey"plan,"or"in"both,"since"the"application"and"the"
survey"plan"go"together."If"the"amendment"consists"in"the"inclusion"in"the"application"for"registration"of"an"area"or"
parcel"of"land"not"previously"included"in"the"original"application,"as"published,"a"new"publication"of"the"amended"
application"must"be"made."The"purpose"of"the"new"publication"is"to"give"notice"to"all"persons"concerned"regarding"
the"amended"application."Without"a"new"publication"the"registration"court"can"not"acquire"jurisdiction"over"the"area"
or"parcel"of"land"that"is"added"to"the"area"covered"by"the"original"application,"and"the"decision"of"the"registration"
court"would"be"a"nullity"insofar"as"the"decision"concerns"the"newly"included"land."Conversely,"if"the"amendment"
does"not"involve"an"addition,"but"on"the"contrary,"a"reduction"of"the"original"area"that"was"published,"no"new"
publication"is"required."""
Realty"Sales"
Enterprises,"Inc."v."
IAC"
"
September"28,"1987"
"
G.R."No.""67451"
Sec.)6,)Rule)39"not"applicable"to"enforcement"of"Decree"of"Registration"
Upon"finality"of"judgment"in"land"registration"cases,"the"winning"party"does"not"file"a"motion"for"execution"as"in"
ordinary"civil"actions."Instead,"he"files"a"petition"with"the"land"registration"court"for"the"issuance"of"an"order"
directing"the"Land"Registration"Commission"to"issue"a"decree"of"registration,"a"copy"of"which"is"then"sent"to"the"
Register"of"Deeds"for"transcription"in"the"registration"book,"and"issuance"of"the"original"certificate"of"title.""
"
ADRIAN%TAN%||%2A%
ASSIGNMENT)#3)
)
I.
(
XXXX"
Section) 30." When% judgment% becomes% final;% duty% to% cause%
issuance%of%decree."See%ASSIGNMENT)2."
Section)31."Decree%of%registration."See%ASSIGNMENT)2."
Section)32."Review%of%decree%of%registration;%Innocent%purchaser%
for%value."See%ASSIGNMENT)2."
XXXX"
Section)38."Hearing,%Judgment,%Decree."See%ASSIGNMENT)2."
CHAPTER)IV.)CERTIFICATE)OF)TITLE)
Section) 39." Preparation% of% decree% and% Certificate% of% Title." After"
the" judgment" directing" the" registration" of" title" to" land" has"
become" final," the" court" shall," within" fifteen" days" from" entry" of"
judgment," issue" an" order" directing" the" Commissioner" to" issue"
the"corresponding"decree"of"registration"and"certificate"of"title."
The" clerk" of" court" shall" send," within" fifteen" days" from" entry" of"
judgment,"certified"copies"of"the"judgment"and"of"the"order"of"
the"court"directing"the"Commissioner"to"issue"the"corresponding"
decree" of" registration" and" certificate" of" title," and" a" certificate"
stating"that"the"decision"has"not"been"amended,"reconsidered,"
nor" appealed," and" has" become" final." Thereupon," the"
Commissioner" shall" cause" to" be" prepared" the" decree" of"
registration" as" well" as" the" original" and" duplicate" of" the"
corresponding"original"certificate"of"title."The"original"certificate"
of" title" shall" be" a" true" copy" of" the" decree" of" registration." The"
decree" of" registration" shall" be" signed" by" the" Commissioner,"
%
ADRIAN%TAN%||%2A%
entered" and" filed" in" the" Land" Registration" Commission." The"

original"of"the"original"certificate"of"title"shall"also"be"signed"by"
the"Commissioner"and"shall"be"sent,"together"with"the"owner's"
duplicate" certificate," to" the" Register" of" Deeds" of" the" city" or"
province" where" the" property" is" situated" for" entry" in" his"
registration"book."
Section)40."Entry%of%Original%Certificate%of%Title."Upon"receipt"by"
the"Register"of"Deeds"of"the"original"and"duplicate"copies"of"the"
original" certificate" of" title" the" same" shall" be" entered" in" his"
record" book" and" shall" be" numbered," dated," signed" and" sealed"
by" the" Register" of" Deeds" with" the" seal" of" his" office." Said"
certificate" of" title" shall" take" effect" upon" the" date" of" entry"
thereof." The" Register" of" Deeds" shall" forthwith" send" notice" by"
mail"to"the"registered"owner"that"his"owner's"duplicate"is"ready"
for"delivery"to"him"upon"payment"of"legal"fees."
Section) 41." Owner's% duplicate% certificate% of% title." The" owner's"
duplicate"certificate"of"title"shall"be"delivered"to"the"registered"
owner"or"to"his"duly"authorized"representative."If"two"or"more"
persons"are"registered"owners,"one"owner's"duplicate"certificate"
may"be"issued"for"the"whole"land,"or"if"the"coGowners"so"desire,"
a"separate"duplicate"may"be"issued"to"each"of"them"in"like"form,"
but" all" outstanding" certificates" of" title" so" issued" shall" be"
surrendered" whenever" the" Register" of" Deeds" shall" register" any"
subsequent" voluntary" transaction" affecting" the" whole" land" or"
part"thereof"or"any"interest"therein."The"Register"of"Deeds"shall"
note"on"each"certificate"of"title"a"statement"as"to"whom"a"copy"
thereof"was"issued.""
Section)42."Registration%Books."The"original"copy"of"the"original"
certificate" of" title" shall" be" filed" in" the" Registry" of" Deeds." The"
same"shall"be"bound"in"consecutive"order"together"with"similar"
certificates"of"title"and"shall"constitute"the"registration"book"for"
titled"properties."
that"the"boundaries"of"such"highway"or"irrigation"canal"
or"lateral"thereof"have"been"determined."
Section) 43." Transfer% Certificate% of% Title." The" subsequent"

certificate" of" title" that" may" be" issued" by" the" Register" of" Deeds"
pursuant"to"any"voluntary"or"involuntary"instrument"relating"to"
the"same"land"shall"be"in"like"form,"entitled""Transfer"Certificate"
of" Title"," and" likewise" issued" in" duplicate." The" certificate" shall"
show" the" number" of" the" next" previous" certificate" covering" the"
same" land" and" also" the" fact" that" it" was" originally" registered,"
giving"the"record"number,"the"number"of"the"original"certificate"
of" title," and" the" volume" and" page" of" the" registration" book" in"
which"the"latter"is"found."
Fourth."Any"disposition"of"the"property"or"limitation"on"
the"use"thereof"by"virtue"of,"or"pursuant"to,"Presidential"
Decree" No." 27" or" any" other" law" or" regulations" on"
agrarian"reform."
Section) 44." Statutory% liens% affecting% title." Every" registered"

owner"receiving"a"certificate"of"title"in"pursuance"of"a"decree"of"
registration,"and"every"subsequent"purchaser"of"registered"land"
taking"a"certificate"of"title"for"value"and"in"good"faith,"shall"hold"
the"same"free"from"all"encumbrances"except"those"noted"in"said"
certificate"and"any"of"the"following"encumbrances"which"may"be"
subsisting,"namely:"
First."Liens,"claims"or"rights"arising"or"existing"under"the"
laws" and" Constitution" of" the" Philippines" which" are" not"
by" law" required" to" appear" of" record" in" the" Registry" of"
Deeds" in" order" to" be" valid" against" subsequent"
purchasers"or"encumbrancers"of"record."
Second." Unpaid" real" estate" taxes" levied" and" assessed"
within"two"years"immediately"preceding"the"acquisition"
of"any"right"over"the"land"by"an"innocent"purchaser"for"
value,"without"prejudice"to"the"right"of"the"government"
to" collect" taxes" payable" before" that" period" from" the"
delinquent"taxpayer"alone.""
Third."Any"public"highway"or"private"way"established"or"
recognized" by" law," or" any" government" irrigation" canal"
or"lateral"thereof,"if"the"certificate"of"title"does"not"state"
%
ADRIAN%TAN%||%2A%
Section) 45." Statement% of% personal% circumstances% in% the%

certificate."Every"certificate"of"title"shall"set"forth"the"full"names"
of"all"persons"whose"interests"make"up"the"full"ownership"in"the"
whole" land," including" their" civil" status," and" the" names" of" their"
respective" spouses," if" married," as" well" as" their" citizenship,"
residence"and"postal"address."If"the"property"covered"belongs"to"
the"conjugal"partnership,"it"shall"be"issued"in"the"names"of"both"
spouses."
Section)46."General%incidents%of%registered%land."Registered"land"
shall" be" subject" to" such" burdens" and" incidents" as" may" arise" by"
operation" of" law." Nothing" contained" in" this" decree" shall" in" any"
way" be" construed" to" relieve" registered" land" or" the" owners"
thereof"from"any"rights"incident"to"the"relation"of"husband"and"
wife,"landlord"and"tenant,"or"from"liability"to"attachment"or"levy"
on" execution," or" from" liability" to" any" lien" of" any" description"
established"by"law"on"the"land"and"the"buildings"thereon,"or"on"
the"interest"of"the"owner"in"such"land"or"buildings,"or"to"change"
the" laws" of" descent," or" the" rights" of" partition" between" coG
owners,"or"the"right"to"take"the"same"by"eminent"domain,"or"to"
relieve"such"land"from"liability"to"be"recovered"by"an"assignee"in"
insolvency"or"trustee"in"bankcruptcy"under"the"laws"relative"to"
preferences," or" to" change" or" affect" in" any" way" other" rights" or"
liabilities" created" by" law" and" applicable" to" unregistered" land,"
except"as"otherwise"provided"in"this"Decree.""
Section)47."Registered%land%not%subject%to%prescriptions."No"title"
to" registered" land" in" derogation" of" the" title" of" the" registered"
owner"shall"be"acquired"by"prescription"or"adverse"possession."
Section) 48." Certificate% not% subject% to% collateral% attack." A"

certificate" of" title" shall" not" be" subject" to" collateral" attack." It"
cannot" be" altered," modified," or" canceled" except" in" a" direct"
proceeding"in"accordance"with"law."
Section) 49." Splitting,% or% consolidation% of% titles." A" registered"
owner" of" several" distinct" parcels" of" land" embraced" in" and"
covered"by"a"certificate"of"title"desiring"in"lieu"thereof"separate"
certificates," each" containing" one" or" more" parcels," may" file" a"
written" request" for" that" purpose" with" the" Register" of" Deeds"
concerned," and" the" latter," upon" the" surrender" of" the" owner's"
duplicate," shall" cancel" it" together" with" its" original" and" issue" in"
lieu"thereof"separate"certificates"as"desired."A"registered"owner"
of" several" distinct" parcels" of" land" covered" by" separate"
certificates" of" title" desiring" to" have" in" lieu" thereof" a" single"
certificate" for" the" whole" land," or" several" certificates" for" the"
different" parcels" thereof," may" also" file" a" written" request" with"
the" Register" of" Deeds" concerned," and" the" latter," upon" the"
surrender"of"the"owner's"duplicates,"shall"cancel"them"together"
with" their" originals," and" issue" in" lieu" thereof" one" or" separate"
certificates"as"desired."
Section) 50." Subdivision% and% consolidation% plans." Any" owner"
subdividing" a" tract" of" registered" land" into" lots" which" do" not"
constitute" a" subdivision" project" has" defined" and" provided" for"
under" P.D." No." 957," shall" file" with" the" Commissioner" of" Land"
Registration" or" with" the" Bureau" of" Lands" a" subdivision" plan" of"
such" land" on" which" all" boundaries," streets," passageways" and"
waterways,"if"any,"shall"be"distinctly"and"accurately"delineated.""
If"a"subdivision"plan,"be"it"simple"or"complex,"duly"approved"by"
the" Commissioner" of" Land" Registration" or" the" Bureau" of" Lands"
together" with" the" approved" technical" descriptions" and" the"
corresponding"owner's"duplicate"certificate"of"title"is"presented"
for" registration," the" Register" of" Deeds" shall," without" requiring"
further" court" approval" of" said" plan," register" the" same" in"
accordance"with"the"provisions"of"the"Land"Registration"Act,"as"
%
ADRIAN%TAN%||%2A%
amended:" Provided," however," that" the" Register" of" Deeds" shall"

annotate" on" the" new" certificate" of" title" covering" the" street,"
passageway" or" open" space," a" memorandum" to" the" effect" that"
except"by"way"of"donation"in"favor"of"the"national"government,"
province," city" or" municipality," no" portion" of" any" street,"
passageway,"waterway"or"open"space"so"delineated"on"the"plan"
shall" be" closed" or" otherwise" disposed" of" by" the" registered"
owner"without"the"approval"of"the"Court"of"First"Instance"of"the"
province"or"city"in"which"the"land"is"situated."
A"registered"owner"desiring"to"consolidate"several"lots"into"one"
or"more,"requiring"new"technical"descriptions,"shall"file"with"the"
Land" Registration" Commission," a" consolidation" plan" on" which"
shall"be"shown"the"lots"to"be"affected,"as"they"were"before,"and"
as"they"will"appear"after"the"consolidation."Upon"the"surrender"
of" the" owner's" duplicate" certificates" and" the" receipt" of"
consolidation" plan" duty" approved" by" the" Commission," the"
Register" of" Deeds" concerned" shall" cancel" the" corresponding"
certificates" of" title" and" issue" a" new" one" for" the" consolidated"
lots.""
The" Commission" may" not" order" or" cause" any" change,"
modification,"or"amendment"in"the"contents"of"any"certificate"of"
title," or" of" any" decree" or" plan," including" the" technical"
description"therein,"covering"any"real"property"registered"under"
the" Torrens" system," nor" order" the" cancellation" of" the" said"
certificate" of" title" and" the" issuance" of" a" new" one" which" would"
result"in"the"enlargement"of"the"area"covered"by"the"certificate"
of"title."
XXXX"
Section) 103." Certificates% of% title% pursuant% to% patents.% See%
ASSIGNMENT)2."
Section) 104." Provisional% Register% of% Documents." The"
Department"of"Agrarian"Reform"shall"prepare"by"automate"data"
processing" a" special" registry" book" to" be" known" as" the"
"Provisional" Register" of" Documents" issued" under" PDG27"" which"

shall" be" kept" and" maintained" in" every" Registry" of" Deeds"
throughout" the" country." Said" Registry" Book" shall" be" a" register"
of:"
a."All"Certificates"of"Land"Transfer"(CLT)"issued"pursuant"
to"P.D."No."27;"and""
b." All" subsequent" transactions" affecting" Certificates" of"
Land"Transfer"such"as"adjustments,"transfer,"duplication"
and" cancellations" of" erroneous" Certificates" of" Land"
Transfer."
XXXX"
"
B. Presidential(Decree(No.(957(
XXXX"
Section) 4." Registration% of% Projects% The% registered% owner% of% a%
parcel%of%land%who%wishes%to%convert%the%same%into%a%subdivision%
project% shall% submit% his% subdivision% plan% to% the% Authority% which%
shall% act% upon% and% approve% the% same,% upon% a% finding% that% the%
plan% complies% with% the% Subdivision% Standards'% and% Regulations%
enforceable% at% the% time% the% plan% is% submitted." The" same"
procedure" shall" be" followed" in" the" case" of" a" plan" for" a"
condominium" project" except" that," in" addition," said" Authority"
shall"act"upon"and"approve"the"plan"with"respect"to"the"building"
or"buildings"included"in"the"condominium"project"in"accordance"
with"the"National"Building"Code"(R.A."No."6541)."
The"subdivision"plan,"as"so"approved,"shall"then"be"submitted"to"
the" Director" of" Lands" for" approval" in" accordance" with" the"
procedure"prescribed"in"Section"44"of"the"Land"Registration"Act"
(Act" No." 496," as" amended" by" R.A." No." 440):" Provided," that" it"
case" of" complex" subdivision" plans," court" approval" shall" no"
longer" be" required." The" condominium" plan" as" likewise" so"
approved," shall" be" submitted" to" the" Register" of" Deeds" of" the"
province"or"city"in"which"the"property"lies"and"the"same"shall"be"
%
ADRIAN%TAN%||%2A%
acted"upon"subject"to"the"conditions"and"in"accordance"with"the"
procedure"prescribed"in"Section"4"of"the"Condominium"Act"(R.A."
No."4726)."
The"owner"or"the"real"estate"dealer"interested"in"the"sale"of"lots"
or" units," respectively," in" such" subdivision" project" or"
condominium" project" shall" register" the" project" with" the"
Authority" by" filing" therewith" a" sworn" registration" statement"
containing"the"following"information:"
(a)"Name"of"the"owner;"
(b)"The"location"of"the"owner's"principal"business"office,"
and" if" the" owner" is" a" nonGresident" Filipino," the" name"
and" address" of" his" agent" or" representative" in" the"
Philippines"is"authorized"to"receive"notice;"
(c)" The" names" and" addresses" of" all" the" directors" and"
officers" of" the" business" firm," if" the" owner" be" a"
corporation,"association,"trust,"or"other"entity,"and"of"all"
the"partners,"if"it"be"a"partnership;""
(d)" The" general" character" of" the" business" actually"
transacted"or"to"be"transacted"by"the"owner;"and"
(e)" A" statement" of" the" capitalization" of" the" owner,"
including"the"authorized"and"outstanding"amounts"of"its"
capital" stock" and" the" proportion" thereof" which" is" paidG
up."
The" following" documents" shall" be" attached" to" the" registration"
statement:"
(a)"A"copy"of"the"subdivision"plan"or"condominium"plan"
as" approved" in" accordance" with" the" first" and" second"
paragraphs"of"this"section."
(b)" A" copy" of" any" circular," prospectus," brochure,"
advertisement,"letter,"or"communication"to"be"used"for"
the" public" offering" of" the" subdivision" lots" or"
condominium"units;"
(c)" In" case" of" a" business" firm," a" balance" sheet" showing"
the" amount" and" general" character" of" its" assets" and"
liabilities" and" a" copy" of" its" articles" of" incorporation" or"
articles" of" partnership" or" association," as" the" case" may"
be," with" all" the" amendments" thereof" and" existing" byG
laws"or"instruments"corresponding"thereto."
XXXX"
Section) 7." Exempt% transactions." A" license" to" sell" and"
performance"bond"shall"not"be"required"in"any"of"the"following"
transactions:"
(a)"Sale"of"a"subdivision"lot"resulting"from"the"partition"
of"land"among"coGowners"and"coGheirs."
(d)"A"title"to"the"property"which"is"free"from"all"liens"and"
encumbrances:" Provided," however," that" in" case" any"
subdivision" lot" or" condominium" unit" is" mortgaged," it" is"
sufficient" if" the" instrument" of" mortgage" contains" a"
stipulation" that" the" mortgagee" shall" release" the"
mortgage"on"any"subdivision"lot"or"condominium"unit"as"
soon" as" the" full" purchase" price" for" the" same" is" paid" by"
the"buyer.""
(b)" Sale" or" transfer" of" a" subdivision" lot" by" the" original"
purchaser"thereof"and"any"subsequent"sale"of"the"same"
lot."
(c)"Sale"of"a"subdivision"lot"or"a"condominium"unit"by"or"
for"the"account"of"a"mortgagee"in"the"ordinary"course"of"
business"when"necessary"to"liquidate"a"bona"fide"debt."
XXXX"
The" person" filing" the" registration" statement" shall" pay" the"

registration"fees"prescribed"therefor"by"the"Authority."
Thereupon," the" Authority" shall" immediately" cause" to" be"
published"a"notice"of"the"filing"of"the"registration"statement"at"
the" expense" of" the" applicantGowner" or" dealer," in" two"
newspapers" general" circulation," one" published" in" English" and"
another" in" Pilipino," once" a" week" for" two" consecutive" weeks,"
reciting"that"a"registration"statement"for"the"sale"of"subdivision"
lots" or" condominium" units" has" been" filed" in" the" National"
Housing"Authority;"that"the"aforesaid"registration"statement,"as"
well" as" the" papers" attached" thereto," are" open" to" inspection"
during" business" hours" by" interested" parties," under" such"
regulations" as" the" Authority" may" impose;" and" that" copies"
thereof" shall" be" furnished" to" any" party" upon" payment" of" the"
proper"fees."
(
(
The" subdivision" project" of" the" condominium" project" shall" be"

deemed" registered" upon" completion" of" the" above" publication"
requirement."The"fact"of"such"registration"shall"be"evidenced"by"
a"registration"certificate"to"be"issued"to"the"applicantGowner"or"
dealer."
%
ADRIAN%TAN%||%2A%
II.
CASE(DOCTRINE(
CASE)
Fule"v."De"Legare"
"
February"28,"1963"
"
GR"No."LG17951"
"
DOCTRINE)
Production"of"owners"duplicate"certificate"deemed"conclusive"authority"to"enter"new"certificate"
This"is"stipulated"under"Sec.)5)of)Act)496."
When"forged"deed"may"convey"title"
Although"generally"a"forged"or"fraudulent"deed"is"a"nullity"and"conveys"no"title,"it"may"nevertheless"be"a"root"of"a"
valid"title"when"it"is"transferred"from"the"forger"to"an"innocent"purchaser."For"then,"the"vendee"had"the"right"to"rely"
upon"what"appeared"in"the"certificate."
Purchaser"in"good"faith""
A"purchaser"in"good"faith"is"one"who"buys"property"of"another,"without"notice"that"some"other"person"has"a"right"to,"
or"interest"in,"such"property"and"pays"a"full"and"fair"price"for"the"same,"at"the"time"of"such"purchase,"or"before"he"
has"notice"of"the"claim"or"interest"of"some"other"persons"in"the"property."Good"faith"consists"in"an"honest"intention"
to"abstain"from"taking"any"unconscientious"advantage"of"another"
Where"there"was"nothing"in"the"certificate"of"title"to"indicate"any"cloud"or"vice"in"the"ownership"of"the"property,"or"
any"encumbrance"thereon,"a"buyer"need"not"inquire"farther"than"what"the"face"of"the"certificate"of"title"indicates."
Balbin"v."Register"of"
Deeds"of"Ilocos"Sur"
"
May"8,"1969"
"
GR"No."LG20611"
"
Where"three"coGowner's"duplicate"certificates"of"title"are"issued"
Where"three"coGowner's"duplicate"certificates"of"title"are"issued"under"Sec.)43)of)Act)496,"a"voluntary"instrument"
cannot"be"registered"without"surrendering"all"the"copies"of"the"same"title"to"the"Register"of"Deeds"so"that"every"
copy"thereof"would"contain"identical"entries"of"the"transactions"affecting"the"land"covered"by"the"title."
Deed"of"donation"disposing"conjugal"property"is"nonGregistrable"
Deed"of"donation"of"conjugal"property"executed"by"husband"cannot"be"registered"because"it"bears"on"its"face"an"
infirmity:"the"fact"that"the"twoGthirds"portion"of"said"property"which"he"donated"is"more"than"his"oneGhalf"share"
When"registration"of"voluntary"instrument"over"a"registered"land"may"be"suspended"
The"matter"of"registration"of"an"instrument"disposing"of"a"registered"land"under"the"Torrens"system"may"be"
suspended"to"await"the"outcome"of"a"suit"to"determine"the"validity"of"the"different"conveyances"executed"by"the"
person"seeking"the"registration"of"the"voluntary"instrument"
Development"Bank"
of"the"Philippines"v."
Mangawang"
"
June"30,"1964"
"
GR"No."LG18861"
Validity"of"two"titles"over"same"parcel"of"land"issued"to"one"person."
Where"two"certificates"of"title"over"the"same"parcel"of"land"were"regularly"issued"to"the"same"person,"one"under"the"
Homestead"Law"and"the"other"under"the"Cadastral"Act,"and"said"person"sold"the"two"certificate"to"different"person"
who"were"in"good"faith,"the"sale"first"made"and"registered"is"the"valid"one,"considering"that"when"the"subsequent"
sale"was"made"by"the"former"owner"he"had"nothing"more"to"sell"
On"double"sale"of"land"
The"law"adjudicates"the"property"to"the"purchaser"who"first"registers"the"transaction"in"his"name."
ADRIAN%TAN%||%2A%
"
Gatiaon"v."Gaffud"
"
March"28,"1969"
"
GR"No."LG21953"
"
All"persons"are"deemed"with"knowledge"of"registration."
Registration"of"an"instrument"is"notice"to"the"whole"world."All"persons"are"charged"with"the"knowledge"of"what"it"
contains."
Act"of"recording"is"constructive"notice"of"contents."
When"a"conveyance"has"been"properly"recorded"such"record"is"constructive"notice"of"its"contents"and"all"interests"
legal"and"equitable,"included"therein"
All"persons"must"take"notice"of"facts"of"public"records."
It"is"presumed"that"the"purchaser"has"examined"every"instrument"of"record"affecting"the"title."Such"presumption"is"
irrebutable."He"is"charged"with"notice"of"every"fact"shown"by"the"record"and"is"presumed"to"know"every"fact"which"
an"examination"of"the"record"would"have"disclosed."This"presumption"cannot"be"overcome"by"proof"of"innocence"or"
good"faith."
Bergado"v."CA"
"
May"19,"1989"
"
GR"No."LG84051"
"
Defense"of"imprescriptibility"of"title"is"inapplicable"here"
Prescription"and"laches"may"hold"in"this"case"because"what"the"petitioners"registered"was"not"their"ownership"of"the"
property"but"the"Escritura"de"Compraventa"which"was"executed"to"them"36"years"ago."At"most"what"was"conveyed"
through"this"was"mere"inchoate"ownership"as"the"seller"was"not"the"registered"owner"herself.""
In"fact,"the"inscription"of"the"Escritura"de"Compraventa"in"1964"produced"no"legal"effect"because"it"was"made"in"bad"
faith."Ownership"should"therefore"vest"in"the"respondent"Republic"of"the"Philippines"because"it"was"first"in"
possession"of"the"property"in"good"faith"
Mere"registration"of"title"in"case"of"double"sale"not"enough,"good"faith"must"concur"with"the"registration""
Heirs"of"Claro"L."
Laureta"v."IAC"
"
April"5,"1990"
"
GR"No."LG72194"
Validity"of"a"title"depends"on"the"knowledge,"actual"or"constructive,"of"the"prior"sale."
"
Partial"execution"of"a"judgment"is"legally"premature"pending"resolution"of"its"validity"
Roxas"v."Dinglasan"
"
May"30,"1969"
"
GR"No."LG27234"
"
Registration,"not"tradition"
In"case"of"sale"of"a"piece"of"land"titled"under"the"Torrens"System,"it"is"the"act"of"registration,"and"not"tradition,"that"
transfers"the"ownership"of"the"land"sold"
Innocent"purchaser"for"value;"Doctrine"applies"to"an"innocent"mortgagee"for"value."
Vendee"or"mortgagee"has"a"right"to"rely"on"what"appears"on"the"certificate"
Remedy"of"buyer"where"seller"fails"to"deliver"duplicate"certificates"of"title"
In"such"case,"the"vendee"should"have"filed"immediately"with"the"office"of"the"Register"of"Deeds"an"adverse"claim"
under"Sec.)110)of)Act)No.)496,"as"amended."
"
ADRIAN%TAN%||%2A%
"
Bank"v."IAC"
"
August"25,"1989"
"
GR"No."LG71753"
"
A"person"dealing"with"property"covered"by"a"Torrens"Certificate"of"Title"is"not"required"to"go"beyond"what"appears"in"the"
title"in"quest"for"any"hidden"defect"or"inchoate"right"that"may"subsequently"defeat"his"own"right"thereto."
Registration"is"the"operative"fact"that"gives"validity"to"the"transfer"or"creates"a"lien"upon"the"land"(Sec.)51,)P.D.)No.)
1529).""
A"torrens"title""is"the"certificate"of"ownership"issued"by"the"government,"through"the"register"of"deeds,"naming"and"
declaring"the"owner"in"fee"simple"of"the"real"property"described"therein"free"from"all"liens"and"encumbrances"except"
such"as"may"be"expressly"noted"thereon"or"otherwise"reserved"by"law."
Every"registered"owner"and"subsequent"purchasers"shall"hold"such"title"free"from"all"encumbrances"not"noted"on"the"
title.""
A"purchaser"is"not"required"to"explore"further"than"what"appears"on"the"face"of"the"title"in"quest"for"any"hidden"defect"or"
inchoate"right"that"may"subsequently"defeat"his"own"right"thereto."
Thus"a"bank"is"not"required,"before"accepting"a"mortgage,"to"make"a"detailed"investigation"of"the"history"of"the"title"
of"the"property"being"given"as"security"
Natalia"Realty"Corp."
v."Vallez"
"
May"23,"1989"
"
GR"No."LG78290G94"
"
Certificates"of"Title"issued"in"the"name"of"the"plaintiff"in"accordance"with"the"Land)Registration)Act"(Act)No.)496)"is"
indefeasible"after"the"expiration"of"one"year"from"the"entry"of"the"decree"of"registration"
Under"Section)38"thereof,"a"petition"for"review"of"the"decree"must"be"presented"within"one"year"after"its"entry"as"
described"and"defined"in"Section)40"of"the"same."After"the"lapse"of"one"year,"the"decree"of"registration"becomes"
incontrovertible,"and"is"binding"upon"and"conclusive"against"all"persons"whether"or"not"they"were"notified"of"or"
participated"in"the"registration"proceedings"
No"collateral"attack"
Sec.)48)of)the)Property)Registration)Decree)provides"that"a"certificate"of"title"cannot"be"subject"to"collateral"attack"
and"can"be"altered,"modified"or"cancelled"only"in"a"direct"proceeding"in"accordance"with"law."
Act)No.)496"provides"that"no"title"to"registered"land"in"derogation"of"that"of"the"registered"owner"shall"be"acquired"by"
adverse"possession."
J.M."Tuason"&"Co.,"
Inc."v."CA"
"
September"11,"1979"
"
GR"No."LG23480"
Mere"possession"cannot"defeat"imprescriptible"title"to"holder"of"registered"Torrens"title"to"real"property;"Registered"real"
property"cannot"be"acquired"by"acquisitive"prescription"
Registered"owner"of"land"entitled"to"possession"and"to"initiate"action"to"recover"possession"of"land."
Possessor"in"bad"faith"
Neither"respondent"can"be"considered"as"possessors"in"good"faith"because"both"of"them"knew"at"the"time"they"
entered"into"possession"that"the"petitioner"was"the"actual"registered"owner"of"the"disputed"land.""
"
ADRIAN%TAN%||%2A%
Medina"v."Changco"
"
September"30,"1982"
"
GR"No."LG34947"
"
The"court"below"should"have"granted"the"motion"to"dismiss"at"bar"as"herein"petitioners"are"clearly"purchasers"in"good"faith"
and"the"complaint"below"does"not"allege"that"petitioners"participated"in"the"alleged"fraudulent"transfer"made"to"their"
predecessorGinGinterest"
It"is"clear"from"Sec.)55)of)the)Land)Registration)Act)that"although"an"original"owner"of"a"registered"land"may"seek"
the"annulment"of"a"transfer"thereof"on"the"ground"of"fraud,"such"a"remedy,"however,"is""without"prejudice"to"the"
rights"of"any"innocent"holder"for"value""of"the"certificate"of"title"
Duran"v."IAC"
"
September"10,"1985"
"
GR"No."LG64159"
"
Fraudulent"and"forged"document"of"sale"may"become"the"root"of"a"valid"title"if"the"certificate"of"title"had"already"been"
transferred"from"the"name"of"the"true"owner"to"the"name"indicated"in"the"forger"
The"general"rule,"that"the"direct"result"of"a"previous"illegal"contract"cannot"be"valid,"cannot"apply"where"the"Torrens"
System"is"involved"as"forged"documents"may"already"be"the"root"of"valid"title"if"transferred"in"the"name"of"the"forger"
What"is"important"that"at"the"time"the"mortgage"was"executed,"the"mortgagees"in"good"faith"actually"believed"that"
the"mortgagor"was"the"owner"of"the"property.""
Proof"of"good"faith"
Good"faith"consists"in"the"possessors"belief"that"the"person"from"whom"he"received"the"thing"was"the"owner"of"the"
same"and"could"convey"the"title."In"this"case,"reliance"on"the"certificate"of"title"was"enough"for"mortgagee"to"be"in"
good"faith."
Where"innocent"third"persons"like"mortgagees"relying"on"the"certificate"of"title"acquire"rights"over"the"property,"
their"rights"cannot"be"disregarded."
Republic"of"the"
Philippines"v."CA,"De"
Lara"and"the"Sisters"
of"St."John"de"
Baptist,"Inc."
"
April"21,"1999"
"
GR"No."LG99331"
Innocent"Purchaser"for"Value,"defined"
An"innocent"purchaser"for"value"is"one"who"buys"the"property"of"another,"without"notice"that"some"other"person"
has"a"right"to,"or"interest"in,"such"property"and"pays"a"full"and"fair"price"for"the"same,"at"the"time"of"such"purchase,"
or"before"he"has"notice"of"the"claim"or"interest"of"some"other"person"in"the"property."
A"defective"title"may"be"the"source"of"a"completely"legal"and"valid"title"in"the"hands"of"an"innocent"purchaser"for"
value"
Every"person"dealing"with"registered"land"may"safely"rely"on"the"correctness"of"the"certificate"of"title"issued"therefor"and"the"
law"will"in"no"way"oblige"him"to"go"behind"the"certificate"to"determine"the"condition"of"the"property"
"
ADRIAN%TAN%||%2A%
ASSIGNMENT)#4)
)
I.
(
XXXX"
Section) 30." When% judgment% becomes% final;% duty% to% cause%
issuance%of%decree."See%ASSIGNMENT)2."
Section)31."Decree%of%registration."See%ASSIGNMENT)2."
Section)32."Review%of%decree%of%registration;%Innocent%purchaser%
for%value."See%ASSIGNMENT)2."
Section)33."Appeal"from"judgment,"etc."See%ASSIGNMENT)2."
Section)34."Rules%of%procedure."See%ASSIGNMENT)2.""
XXXX"
Section)68."Implied,%trusts,%how%established."Whoever"claims"an"
interest" in" registered" land" by" reason" of" any" implied" or"
constructive" trust" shall" file" for" registration" with" the" Register" of"
Deeds" a" sworn" statement" thereof" containing" a" description" of"
the"land,"the"name"of"the"registered"owner"and"a"reference"to"
the"number"of"the"certificate"of"title."Such"claim"shall"not"affect"
the" title" of" a" purchaser" for" value" and" in" good" faith" before" its"
registration."
XXXX"
Section)93."Contribution%to%Assurance%Fund."Upon"the"entry"of"a"
certificate"of"title"in"the"name"of"the"registered"owner,"and"also"
upon" the" original" registration" on" the" certificate" of" title" of" a"
building" or" other" improvements" on" the" land" covered" by" said"
certificate,"as"well"as"upon"the"entry"of"a"certificate"pursuant"to"
any" subsequent" transfer" of" registered" land," there" shall" be" paid"
%
ADRIAN%TAN%||%2A%
to" the" Register" of" Deeds" oneBfourth" of" one" per" cent" of" the"
assessed" value" of" the" real" estate" on" the" basis" of" the" last"
assessment" for" taxation" purposes," as" contribution" to" the"
Assurance" Fund." Where" the" land" involved" has" not" yet" been"
assessed"for"taxation,"its"value"for"purposes"of"this"decree"shall"
be" determined" by" the" sworn" declaration" of" two" disinterested"
persons" to" the" effect" that" the" value" fixed" by" them" is" to" their"
knowledge,"a"fair"valuation."
Nothing"in"this"section"shall"in"any"way"preclude"the"court"from"
increasing"the"valuation"of"the"property"should"it"appear"during"
the"hearing"that"the"value"stated"is"too"small."
Section)94."Custody%and%investment%of%fund."All"money"received"
by" the" Register" of" Deeds" under" the" preceding" section" shall" be"
paid" to" the" National" Treasurer." He" shall" keep" this" money" in" an"
Assurance"Fund"which"may"be"invested"in"the"manner"and"form"
authorized" by" law," and" shall" report" annually" to" the"
Commissioner"of"the"Budget"the"condition"and"income"thereof.""
The" income" of" the" Assurance" Fund" shall" be" added" to" the"
principal" until" said" fund" amounts" to" five" hundred" thousand"
pesos," in" which" event" the" excess" income" from" investments" as"
well"as"from"the"collections"of"such"fund"shall"be"paid"into"the"
National"Treasury"to"the"account"of"the"Assurance"Fund."
Section)95."Action%for%compensation%from%funds."A"person"who,"
without" negligence" on" his" part," sustains" loss" or" damage," or" is"
deprived" of" land" or" any" estate" or" interest" therein" in"
consequence"of"the"bringing"of"the"land"under"the"operation"of"
the"Torrens"system"of"arising"after"original"registration"of"land,"
through"fraud"or"in"consequence"of"any"error,"omission,"mistake"
or" misdescription" in" any" certificate" of" title" or" in" any" entry" or"
memorandum" in" the" registration" book," and" who" by" the"
provisions"of"this"Decree"is"barred"or"otherwise"precluded"under"
the" provision" of" any" law" from" bringing" an" action" for" the"
recovery" of" such" land" or" the" estate" or" interest" therein," may"
bring" an" action" in" any" court" of" competent" jurisdiction" for" the"
recovery"of"damages"to"be"paid"out"of"the"Assurance"Fund."
Section)96."Against%whom%action%filed."If"such"action"is"brought"
to" recover" for" loss" or" damage" or" for" deprivation" of" land" or" of"
any" estate" or" interest" therein" arising" wholly" through" fraud,"
negligence," omission," mistake" or" misfeasance" of" the" court"
personnel,"Register"of"Deeds,"his"deputy,"or"other"employees"of"
the" Registry" in" the" performance" of" their" respective" duties," the"
action" shall" be" brought" against" the" Register" of" Deeds" of" the"
province" or" city" where" the" land" is" situated" and" the" National"
Treasurer"as"defendants."But"if"such"action"is"brought"to"recover"
for"loss"or"damage"or"for"deprivation"of"land"or"of"any"interest"
therein" arising" through" fraud," negligence," omission," mistake" or"
misfeasance"of"person"other"than"court"personnel,"the"Register"
of" Deeds," his" deputy" or" other" employees" of" the" Registry," such"
action" shall" be" brought" against" the" Register" of" Deeds," the"
National" Treasurer" and" other" person" or" persons," as" coB
defendants." It" shall" be" the" duty" of" the" Solicitor" General" in"
person" or" by" representative" to" appear" and" to" defend" all" such"
suits"with"the"aid"of"the"fiscal"of"the"province"or"city"where"the"
land"lies:"Provided,"however,"that"nothing"in"this"Decree"shall"be"
construed"to"deprive"the"plaintiff"of"any"right"of"action"which"he"
may" have" against" any" person" for" such" loss" or" damage" or"
deprivation" without" joining" the" National" Treasurer" as" party"
defendant."In"every"action"filed"against"the"Assurance"Fund,"the"
court" shall" consider" the" report" of" the" Commissioner" of" Land"
Registration.""
Section) 97." Judgment,% how% satisfied." If" there" are" defendants"
other"than"the"National"Treasurer"and"the"Register"of"Deeds"and"
judgment" is" entered" for" the" plaintiff" and" against" the" National"
Treasury," the" Register" of" Deeds" and" any" of" the" other"
defendants," execution" shall" first" issue" against" such" defendants"
other" than" the" National" and" the" Register" of" Deeds." If" the"
%
ADRIAN%TAN%||%2A%
execution" is" returned" unsatisfied" in" whole" or" in" part," and" the"
officer" returning" the" same" certificates" that" the" amount" due"
cannot"be"collected"from"the"land"or"personal"property"of"such"
other" defendants," only" then" shall" the" court," upon" proper"
showing," order" the" amount" of" the" execution" and" costs," or" so"
much" thereof" as" remains" unpaid," to" be" paid" by" the" National"
treasurer" out" of" the" Assurance" Fund." In" an" action" under" this"
Decree,"the"plaintiff"cannot"recover"as"compensation"more"than"
the" fair" market" value" of" the" land" at" the" time" he" suffered" the"
loss,"damage,"or"deprivation"thereof."
Section) 98." General% Fund% when% liable." If" at" any" time" the"
Assurance" Fund" is" not" sufficient" to" satisfy" such" judgment," the"
National" Treasurer" shall" make" up" for" the" deficiency" from" any"
funds"available"in"the"treasury"not"otherwise"appropriated."
Section) 99." Subrogation% of% government% to% plaintiff's% rights." In"
every" case" where" payment" has" been" made" by" the" National"
Treasurer"in"accordance"with"the"provisions"of"this"Decree,"the"
Government" of" the" Republic" of" the" Philippines" shall" be"
subrogated"to"the"rights"of"the"plaintiff"against"any"other"parties"
or" securities." The" National" Treasurer" shall" enforce" said" rights"
and" the" amount" recovered" shall" be" paid" to" the" account" of" the"
Assurance"Fund.""
Section) 100." Register% of% Deeds% as% party% in% interest." When" it"
appears"that"the"Assurance"Fund"may"be"liable"for"damages"that"
may"be"incurred"due"to"the"unlawful"or"erroneous"issuance"of"a"
certificate" of" title," the" Register" of" Deeds" concerned" shall" be"
deemed"a"proper"party"in"interest"who"shall,"upon"authority"of"
the"Commissioner"of"Land"Registration,"file"the"necessary"action"
in"court"to"annul"or"amend"the"title."
The"court"may"order"the"Register"of"Deeds"to"amend"or"cancel"a"
certificate" of" title" or" to" do" any" other" act" as" may" be" just" and"
equitable."
Section) 101." Losses% not% recoverable." The" Assurance" Fund" shall"

not" be" liable" for" any" loss," damage" or" deprivation" caused" or"
occasioned" by" a" breach" of" trust," whether" express," implied" or"
constructive"or"by"any"mistake"in"the"resurveyed"or"subdivision"
of" registered" land" resulting" in" the" expansion" of" area" in" the"
certificate"of"title.""
Section) 102."Limitation%of%Action."Any"action"for"compensation"
against" the" Assurance" Fund" by" reason" of" any" loss," damage" or"
deprivation" of" land" or" any" interest" therein" shall" be" instituted"
within"a"period"of"six"years"from"the"time"the"right"to"bring"such"
action" first" occurred:" Provided," That" the" right" of" action" herein"
provided"shall"survive"to"the"legal"representative"of"the"person"
sustaining" loss" or" damage," unless" barred" in" his" lifetime;" and"
Provided," further," That" if" at" the" time" such" right" of" action" first"
accrued"the"person"entitled"to"bring"such"action"was"a"minor"or"
insane" or" imprisoned," or" otherwise" under" legal" disability," such"
person"or"anyone"claiming"from,"by"or"under"him"may"bring"the"
proper"action"at"any"time"within"two"years"after"such"disability"
has" been" removed," notwithstanding" the" expiration" of" the"
original"period"of"six"years"first"above"provided."
XXXX"
"
B. Supreme(Court(Circular(No.(1A91(
XXXX"
SUBJECT:" PRESCRIBING" THE" RULES" GOVERNING" APPEALS" TO"
THE"COURT"OF"APPEALS"FROM"A"FINAL"ORDER"OR"DECISION"OF"
THE"COURT"OF"TAX"APPEALS"AND"QUASIBJUDICIAL"AGENCIES."
1."Scope.")These"rules"shall"apply"to"appeals"from"final"orders"
or" decision" of" the" Court" of" Tax" Appeals." They" shall" also" apply"
from"final"orders"or"decisions"on"any"quasiBjudicial"agency"from"
which" an" appeal" is" now" allowed" by" statute" to" the" Court" of"
Appeals" or" the" Supreme" Court." Among" these" agencies" are" the"
Securities" and" Exchange" Commission," Land" Registration"
%
ADRIAN%TAN%||%2A%
Authority," Social" Security" Commission," Civil" Aeronautics" Board,"

Bureau" of" Patents," Trademarks" and" Technology" Transfer,"
National" Electrification" Administration," Energy" Regulatory"
Board," National" Telecommunications" Commission," Secretary" of"
Agrarian" Reforms" and" Special" Agrarian" Courts" under" RA" 6657,"
Government" Service" Insurance" System," Employees"
Compensation" Commission," Agricultural" Inventions" Board,"
Insurance" Commission" and" Philippine" Atomic" Energy"
Commission."
2."Case%not%covered.""These"rules"shall"not"apply"to"decisions"
and" interlocutory" orders" of" the" National" Labor" Relations"
Commission" or" the" Secretary" of" Labor" and" Employment" under"
the" Labor" Code" of" the" Philippines," the" Central" Board" of"
Assessment" Appeals," and" other" quasiBjudicial" agencies" from"
which" no" appeal" to" the" courts" is" prescribed" or" allowed" by"
statute."
3." Who% may% appeal% and% where% to% appeal." " The" appeal" of" a"
party" affected" by" a" final" order," decision," or" judgment" of" the"
Court"of"Tax"Appeals"or"of"a"quasiBjudicial"agency"shall"be"taken"
to"the"Court"of"Appeals"within"the"period"in"the"manner"herein"
provided," whether" the" appeal" involved" questions" of" fact" or" of"
law"or"mixed"questions"of"fact"and"law."From"final"judgments"or"
decisions" of" the" Court" of" Appeals," the" aggrieved" party" may"
appeal"by"certiorari"to"the"Supreme"Court"as"provided"in"Rule"45"
of"the"Rules"of"Court."
4."Period%of%Appeal.""The"appeal"shall"be"taken"within"fifteen"
(15)" days" from" notice" of" the" ruling," award," order," decision," or"
judgment"or"from"the"date"of"its"last"publication,"if"publication"is"
required" by" law" for" its" effectivity." One" (1)" motion" for"
reconsideration" of" said" ruling," award," order," decision," or"
judgment"may"be"allowed."If"the"motion"is"denied,"the"movant"
may" appeal" during" the" remaining" period" for" appeal" reckoned"
from"notice"of"the"resolution"of"denial."
5." How% Appeal% Taken." " Appeal" shall" be" taken" by" filing" a"
verified" petition" for" review" in" six" (6)" legible" copies," with" the"
Court"of"Appeals,"a"copy"of"which"shall"be"served"on"the"adverse"
party"and"on"the"court"or"agency"a%quo."Proof"of"service"of"the"
petition"on"the"adverse"party"and"on"the"court"or"agency"a%quo%
shall"be"attached"to"the"petition."
9." Deposit% for% Costs." " If" the" petition" is" given" due" course," the"
petitioner" shall" deposit" with" the" Court" of" Appeals" the" sum" of"
four" hundred" pesos" (P400.00)" for" costs" within" three" (3)" days"
from" notice" by" the" clerk" of" court," unless" a" different" period" is"
fixed" by" the" court." Upon" failure" of" petitioner" to" make" the"
deposit"within"the"said"period,"the"petition"shall"be"dismissed."
6." Contents% of% the% Petition." " The" petition" for" review" shall"
contain"a"concise"statement"of"the"facts"and"issues"involved"and"
the" grounds" relied" upon" for" the" review," and" shall" be"
accompanied" by" a" duplicate" original" or" a" certified" true" copy" of"
the" ruling," award," order," decision" or" judgment" appealed" from,"
together"with"certified"true"copies"of"such"material"portions"of"
the" record" as" are" referred" to" therein" and" other" supporting"
papers." The" petition" shall" state" the" specific" material" dates"
showing"that"it"was"filed"within"the"period"fixed"herein."
10." Answer% of% respondent." " Within" ten" (10)" days" from" notice"
that" the" petition" has" been" given" due" course," the" respondent"
may"fine"an"answer"to"the"petition."The"answer"shall"be"filed"in"
six"(6)"legible"copies"and"accompanied"by"certified"true"copies"of"
such" material" portions" of" the" record" referred" to" therein"
together" with" other" supporting" papers." The" answer" shall" (a)"
point" out" insufficiencies" or" inaccuracies" in" petitioner's"
statement"of"facts"and"issues;"and"(b)"state"the"reasons"why"the"
petition" should" be" denied" or" dismissed." Copy" thereof" shall" be"
served" on" the" petitioner." If" no" answer" is" filed," the" Court" of"
Appeals"shall"render"judgment"on"the"basis"of"the"petition."
7." Docketing% and% other% fees;% exemption% therefrom." " Upon"

filing"the"petition"for"review,"the"petitioner"shall"pay"to"the"clerk"
of"the"Court"of"Appeals"the"docketing"and"other"prescribed"fees."
In" case" the" appellant" is" a" laborer," or" employee," agricultural"
lessee"or"tenant,"he"may"file"a"verified"motion"setting"forth"said"
fact" and" praying" that" he" be" exempted" from" payment" of"
docketing" and" other" legal" fees" and" the" deposit" for" costs." If" the"
court" denies" the" motion," the" appellant" shall" pay" the" docketing"
and"other"legal"fees"within"fifteen"(15)"days"from"notice"of"the"
denial,"otherwise"the"appeal"shall"be"dismissed."
8."When%petition%given%due%course.""The"Court"of"Appeals"shall"
give"due"course"to"the"petition"only"when"it"shows%prima%facie"
that" the" court," commission," board," office" or" agency" concerned"
has"committed"errors"of"fact"or"law"that"would"warrant"reversal"
or" modification" of" the" order," ruling" or" decision" sought" to" be"
reviewed."The"findings"of"fact"of"the"court,"commission,"board,"
office," or" agency" concerned" when" supported" by" substantial"
evidence"shall"be"final."
%
ADRIAN%TAN%||%2A%
11."Transmittal%of%record.""Within"fifteen"(15)"days"from"notice"
that" the" petition" has" been" given" due" course," the" court,"
commission,"board,"office"or"agency"concerned"shall"transmit"to"
the"Court"of"Appeals"the"original"or"a"certified"copy"of"the"entire"
record" of" the" proceeding" under" review." The" record" to" be"
transmitted"may"be"abridged"by"agreement"of"all"parties"to"the"
proceeding." The" Court" of" Appeals" may" require" or" permit"
subsequent"correction"or"addition"to"the"record."
12." Effect% of% Appeal." " The" appeal" shall" not" stay" the" order,"
ruling" or" decision" sought" to" be" reviewed" unless" the" Court" of"
Appeals"shall"direct"otherwise"upon"such"terms"as"it"may"deem"
just."
13." Submission% for% decision." " The" case" shall" be" deemed"
submitted" for" decision" upon" the" filing" of" the" answer" or"
expiration" of" the" period" to" do" so," unless" the" Court" of" Appeals"
sets" the" case" for" oral" argument," or" requires" the" parties" to"
submit"memoranda."
14." Rules" 43" and" 44" of" the" Rules" of" Court" are" hereby" repealed"
and"superseded"by"this"Circular."
XXXX"
XXXX"
"
D. 1997(Rules(of(Civil(Procedure(
"
C. Batas( Pambansa( Blg.( 129,( visAAvis( the( Interim(
Transitional( Rules( and( Guidelines( Implementing( the(
Judiciary(Reorganization(Act(of(1980(
Batas%Pambansa%Blg.%129%(Section)39."Appeals.""The"period"
for"appeal"from"final"orders,"resolutions,"awards,"judgments,"or"
decisions" of" any" court" in" all" cases" shall" be" fifteen" (15)" days"
counted" from" the" notice" of" the" final" order," resolution," award,"
judgment,"or"decision"appealed"from:"Provided%however,"That"in"
habeas% corpus" cases," the" period" for" appeal" shall" be" fortyBeight"
(48)"hours"from"the"notice"of"the"judgment"appealed"from.""
No"record"on"appeal"shall"be"required"to"take"an"appeal."In"lieu"
thereof,"the"entire"record"shall"be"transmitted"with"all"the"pages"
prominently"numbered"consecutively,"together"with"an"index"of"
the"contents"thereof.""
This"section"shall"not"apply"in"appeals"in"special"proceedings"and"
in" other" cases" wherein" multiple" appeals" are" allowed" under"
applicable"provisions"of"the"Rules"of"Court.""
Interim% or% Transitional% Rules% And% Guidelines% Relative% To%
The%Implementation%of%the%Judiciary%Reorganization%Act%of%
1980:((
Par.)19."Period of Appeal.
(a)"All"appeals,"except"in%habeas%corpus"cases"and"in"the"
cases"referred"to"in"paragraph"(b)"hereof,"must"be"taken"
within"fifteen"(15)"days"from"notice"of"judgment,"order,"
resolution"or"award"appealed"from."
(b)"In"appeals"in"special"proceedings"in"accordance"with"
Rule"109"of"the"Rules"of"Court"and"other"cases"wherein"
multiple"appeals"are"allowed,"the"period"of"appeal"shall"
be"thirty"(30)"days,"a"record"of"appeal"being"required.
%
ADRIAN%TAN%||%2A%
RULE)37.)New)Trial)or)Reconsiderations"
Section) 1."Grounds%of%and%period%for%filing%motion%for%new%trial%
or% reconsideration." " Within" the" period" for" taking" an" appeal,"
the" aggrieved" party" may" move" the" trial" court" to" set" aside" the"
judgment"or"final"order"and"grant"a"new"trial"for"one"or"more"of"
the" following" causes" materially" affecting" the" substantial" rights"
of"said"party:"
(a)" Fraud," accident," mistake" or" excusable" negligence"
which" ordinary" prudence" could" not" have" guarded"
against"and"by"reason"of"which"such"aggrieved"party"has"
probably"been"impaired"in"his"rights;"or"
(b)"Newly"discovered"evidence,"which"he"could"not,"with"
reasonable" diligence," have" discovered" and" produced" at"
the" trial," and" which" if" presented" would" probably" alter"
the"result."
Within"the"same"period,"the"aggrieved"party"may"also"move"for"
reconsideration" upon" the" grounds" that" the" damages" awarded"
are" excessive," that" the" evidence" is" insufficient" to" justify" the"
decision" or" final" order," or" that" the" decision" or" final" order" is"
contrary"to"law."(1a)"
Section) 2." Contents% of% motion% for% new% trial% or% reconsideration%
and% notice% thereof." " The" motion" shall" be" made" in" writing"
stating" the" ground" or" grounds" therefor," a" written" notice" of"
which"shall"be"served"by"the"movant"on"the"adverse"party."
A"motion"for"new"trial"shall"be"proved"in"the"manner"provided"
for" proof" of" motion." A" motion" for" the" cause" mentioned" in"
paragraph" (a)" of" the" preceding" section" shall" be" supported" by"
affidavits" of" merits" which" may" be" rebutted" by" affidavits." A"
motion" for" the" cause" mentioned" in" paragraph" (b)" shall" be"
supported"by"affidavits"of"the"witnesses"by"whom"such"evidence"
is" expected" to" be" given," or" by" duly" authenticated" documents"
which"are"proposed"to"be"introduced"in"evidence."
A" motion" for" reconsideration" shall" point" out" a" specifically" the"
findings"or"conclusions"of"the"judgment"or"final"order"which"are"
not" supported" by" the" evidence" or" which" are" contrary" to" law"
making" express" reference" to" the" testimonial" or" documentary"
evidence" or" to" the" provisions" of" law" alleged" to" be" contrary" to"
such"findings"or"conclusions."
A% pro% forma" motion" for" new" trial" or" reconsideration" shall" not"
toll"the"reglementary"period"of"appeal."(2a)"
Section) 3."Action%upon%motion%for%new%trial%or%reconsideration."
"The"trial"court"may"set"aside"the"judgment"or"final"order"and"
grant"a"new"trial,"upon"such"terms"as"may"be"just,"or"may"deny"
the"motion."If"the"court"finds"that"excessive"damages"have"been"
awarded" or" that" the" judgment" or" final" order" is" contrary" to" the"
evidence" or" law," it" may" amend" such" judgment" or" final" order"
accordingly."(3a)"
Section) 4." Resolution% of% motion." " A" motion" for" new" trial" or"
reconsideration" shall" be" resolved" within" thirty" (30)" days" from"
the"time"it"is"submitted"for"resolution."(n)"
Section)5."Second%motion%for%new%trial.""A"motion"for"new"trial"
shall" include" all" grounds" then" available" and" those" not" so"
included" shall" be" deemed" waived." A" second" motion" for" new"
trial,"based"on"a"ground"not"existing"nor"available"when"the"first"
motion"was"made,"may"be"filed"within"the"time"herein"provided"
excluding" the" time" during" which" the" first" motion" had" been"
pending."
No" party" shall" be" allowed" a" second" motion" for" reconsideration"
of"a"judgment"or"final"order"(4a,"4,"IRG)"
Section)6."Effect%of%granting%of%motion%for%new%trial.""If"a"new"
trial" is" granted" in" accordance" with" the" provisions" of" this" Rules"
the" original" judgment" or" final" order" shall" be" vacated," and" the"
%
ADRIAN%TAN%||%2A%
action" shall" stand" for" trial" de% novo;" but" the" recorded" evidence"
taken"upon"the"former"trial,"insofar"as"the"same"is"material"and"
competent"to"establish"the"issues,"shall"be"used"at"the"new"trial"
without"retaking"the"same."(5a)"
Section)7."Partial%new%trial%or%reconsideration.""If"the"grounds"
for" a" motion" under" this" Rule" appear" to" the" court" to" affect" the"
issues" as" to" only" a" part," or" less" than" an" of" the" matter" in"
controversy,"or"only"one,"or"less"than"all,"of"the"parties"to"it,"the"
court"may"order"a"new"trial"or"grant"reconsideration"as"to"such"
issues"if"severable"without"interfering"with"the"judgment"or"final"
order"upon"the"rest."(6a)"
Section)8."Effect%of%order%for%partial%new%trial.""When"less"than"
all"of"the"issues"are"ordered"retried,"the"court"may"either"enter"
a"judgment"or"final"order"as"to"the"rest,"or"stay"the"enforcement"
of"such"judgment"or"final"order"until"after"the"new"trial."(7a)"
Section)9."Remedy%against%order%denying%a%motion%for%new%trial%
or% reconsideration." " An" order" denying" a" motion" for" new" trial"
or"reconsideration"is"not"appealed,"the"remedy"being"an"appeal"
from"the"judgment"or"final"order."(n)"
RULE)38.)Relief)from)Judgments,)Orders,)or)Other)Proceedings"
Section) 1." Petition% for% relief% from% judgment," order," or% other%
proceedings." " When" a" judgment" or" final" order" is" entered," or"
any"other"proceeding"is"thereafter"taken"against"a"party"in"any"
court"through"fraud,"accident,"mistake,"or"excusable"negligence,"
he"may"file"a"petition"in"such"court"and"in"the"same"case"praying"
that"the"judgment,"order"or"proceeding"be"set"aside."(2a)"
Section) 2." Petition% for% relief% from% denial% of% appeal." " When" a"
judgment"or"final"order"is"rendered"by"any"court"in"a"case,"and"a"
party" thereto," by" fraud," accident," mistake," or" excusable"
negligence,"has"been"prevented"from"taking"an"appeal,"he"may"
file" a" petition" in" such" court" and" in" the" same" case" praying" that"
the"appeal"be"given"due"course."(1a)"
Section)3."Time%for%filing%petition;"contents%and%verification.""A"
petition"provided"for"in"either"of"the"preceding"sections"of"this"
Rule" must" be" verified," filed" within" sixty" (60)" days" after" the"
petitioner" learns" of" the" judgment," final" order," or" other"
proceeding" to" be" set" aside," and" not" more" than" six" (6)" months"
after" such" judgment" or" final" order" was" entered," or" such"
proceeding"was"taken,"and"must"be"accompanied"with"affidavits"
showing" the" fraud," accident," mistake," or" excusable" negligence"
relied"upon,"and"the"facts"constituting"the"petitioner's"good"and"
substantial"cause"of"action"or"defense,"as"the"case"may"be."(3)"
Section)4."Order%to%file%an%answer.""If"the"petition"is"sufficient"
in" form" and" substance" to" justify" relief," the" court" in" which" it" is"
filed," shall" issue" an" order" requiring" the" adverse" parties" to"
answer" the" same" within" fifteen" (15)" days" from" the" receipt"
thereof."The"order"shall"be"served"in"such"manner"as"the"court"
may" direct," together" with" copies" of" the" petition" and" the"
accompanying"affidavits."(4a)"
judgment" or" final" order" or" other" proceeding" complained" of"

upon"such"terms"as"may"be"just."Thereafter"the"case"shall"stand"
as" if" such" judgment," final" order" or" other" proceeding" had" never"
been"rendered,"issued"or"taken."The"court"shall"then"proceed"to"
hear"and"determine"the"case"as"if"a"timely"motion"for"a"new"trial"
or"reconsideration"had"been"granted"by"it."(6a)"
Section)7."Procedure%where%the%denial%of%an%appeal%is%set%aside."
" Where" the" denial" of" an" appeal" is" set" aside," the" lower" court"
shall"be"required"to"give"due"course"to"the"appeal"and"to"elevate"
the"record"of"the"appealed"case"as"if"a"timely"and"proper"appeal"
had"been"made."(7a)"
XXXX"
"
E. 1950(Civil(Code(
Section) 5." Preliminary% injunction% pending% proceedings." " The"

court" in" which" the" petition" is" filed" may" grant" such" preliminary"
injunction"as"may"be"necessary"for"the"preservation"of"the"rights"
of" the" parties," upon" the" filing" by" the" petitioner" of" a" bond" in"
favor" of" the" adverse" party," conditioned" that" if" the" petition" is"
dismissed"or"the"petitioner"fails"on"the"trial"of"the"case"upon"its"
merits,"he"will"pay"the"adverse"party"all"damages"and"costs"that"
may" be" awarded" to" him" by" reason" of" the" issuance" of" such"
injunction" or" the" other" proceedings" following" the" petition," but"
such"injunction"shall"not"operate"to"discharge"or"extinguish"any"
lien" which" the" adverse" party" may" have" acquired" upon," the"
property,"of"the"petitioner."(5a)"
Section)6."Proceedings%after%answer%is%filed.""After"the"filing"of"
the" answer" or" the" expiration" of" the" period" therefor," the" court"
shall"hear"the"petition"and"if"after"such"hearing,"it"finds"that"the"
allegations"thereof"are"not"true,"the"petition"shall"be"dismissed;"
but" if" it" finds" said" allegations" to" be" true," it" shall" set" aside" the"
%
ADRIAN%TAN%||%2A%
XXXX"
Article)1441."Trusts"are"either"express"or"implied."Express"trusts"
are" created" by" the" intention" of" the" trustor" or" of" the" parties."
Implied"trusts"come"into"being"by"operation"of"law."
Article) 1444."No"particular"words"are"required"for"the"creation"
of" an" express" trust," it" being" sufficient" that" a" trust" is" clearly"
intended.""
Article) 1445." No" trust" shall" fail" because" the" trustee" appointed"
declines" the" designation," unless" the" contrary" should" appear" in"
the"instrument"constituting"the"trust."
XXXX"
II.
CASE(DOCTRINE(
CASE)
Dirige"v."Biranya"
"
July"30,"1966"
"
GR"No."LB22033"
"
DOCTRINE)
Issue"not"raised"in"the"lower"court"may"not"be""considered"
A"question"of"lawnot"affecting"the"jurisdiction"over"the"subject"matternot"raised"in"the"lower"court"may"not"be"
considered"for"the"first"time"on"appeal"
The"question"of"whether"or"not"notice"was"actually"sent"to"the"defendants"lawyer"is"one"of"fact"B"Factual"issue"
should"be"ventilated"in"trial"court,"not"on"appeal."
In"case"of"appeal"to"the"Court"of"First"Instance,"clerk"of"court"should"notify"the"parties"of"the"docketing"of"the"appeal"
It"is"the"duty"of"the"clerk"of"court"to"notify"the"parties"of"that"fact"by"registered"mail,"and"the"period"for"making"the"
answer"shall"begin"with"the"date"of"the"receipt"of"such"notice"by"the"defendant.""
Not"enough"that"notice"is"given"to"the"lawyer"alone"because"without"formal"appearance,"counsel"is"not"even"entitled"
to"notice."Notice"to"the"parties"personally""not"exclusively"to"their"attorneys""is"required.""
Petition"for"relief"
Pursuant"to"Sec.)3)of)Rule)38"of)the)Rules)of)Court,"a"petition"for"relief"from"judgment"must"be"filed"within"60"days"
after"petitioner"learns"of"the"judgment,"order,"or"other"proceeding"to"be"set"aside,"and"not"more"than"6"months"
after"such"judgment"or"order"was"entered,"or"such"proceeding"was"taken.""
Law"does"not"say"6"months"after"the"date"of"the"default"order,"or"rendition"of"judgment."It"says"plainly"that"it"is"6"
months"after"entry"of"judgment."
Basis"for"relief"from"judgment:"it"is"premised"on"equity."It"is"granted"only"in"exceptional"cases."Some"conditions"for"
grant"include"excusable"negligence,"and"good"and"substantial"defense.""
Entry"of"judgment"
The"recording"of"the"judgment"or"order"in"the"book"of"entries"of"judgments"shall"constitute"its"entry"
Finality"of"other"proceedings"which"are"not"to"be"entered."
The"alternative"phrase"or"such"proceeding"was"taken"employed"in"Section)3)of)Rule)38"could"be"taken"to"mean"
other"proceedings"which"are"not"to"be"entered,"such"as"a"writ"of"execution"and"an"order"approving"a"compromise"
agreement."In"such"cases,"the"period"must"have"to"commence"from"the"date"of"occurrence"because"entry"is"either"
unnecessary"or"inconsequential."
ADRIAN%TAN%||%2A%
Rublico"v."Orellano"
"
November"28,"1969"
"
GR"No."LB26582"
"
Frias"v."Esquivel"
"
July"31,"1962"
"
GR"No."LB17366"
"
Republic"v."De"
Kalintas"
"
January"31,"1969"
"
GR"No."LB25141"
"
Petition"for"review"of"a"decree"
The"essential"requisites"or"elements"for"the"allowance"of"the"reopening"or"review"of"a"decree"are:"(a)"that"petitioner"
has"a"real"or"dominical"right;"(b)"that"he"is"deprived"thereof;"(c)"through"fraud;"(d)"the"petition"is"filed"within"1"year"
from"the"issuance"of"the"decree;"and"(e)"that"the"property"has"not"as"yet"been"transferred"to"an"innocent"purchaser"
Petitioner"need"not"be"an"original"claimant"who"had"filed"an"answer"
A"petitioner"for"review"under"Section)38)of)Act)496,"as"amended,"need"not"be"an"original"claimant"in"a"cadastral"
proceeding"and"need"not"secure"the"lifting"of"the"order"of"general"default"with"respect"to"himself"
Petition"for"review"must"allege"facts"sufficient"to"constitute"cause"of"action"
It"demands"a"showing"of"actual"(not"constructive)"fraud,"i.e.,"actual"malice.""
Saying"that"the"respondents""by"means"of"fraud"made"this"Court"believe"that"he"is"the"owner"of"said"lots"is"not"a"
sufficient"allegation,"it"is"a"mere"conclusion"of"law"&"does"not"aver"facts"showing"what"acts"constituted"the"fraud."
Review"of"a"Decree"must"be"based"on"actual"and"extrinsic"fraud."
To"justify"the"setting"aside"or"review"of"a"decree"of"registration"under"Section)38)of)Act)No.)496,"the"party"seeking"
relief"must"allege"and"prove,"inter"alia,"that"the"registration"was"procured"through"fraudactual"and"extrinsic"
Intrinsic"Fraud"
If"the"fraud"alleged"in"the"petition"is"involved"in"the"same"proceedings"in"which"the"party"seeking"relief"had"ample"
opportunity"to"assert"his"right,"to"attack"the"document"presented"by"the"applicant"for"registration,"and"to"crossB
examine"the"witnesses"who"testified"relative"thereto,"then"the"fraud"relied"upon"is"intrinsic."
Extrinsic"Fraud"
The"fraud"is"extrinsic"if"it"was"employed"to"deprive"a"party"of"his"day"in"court,"thus"preventing"him"from"asserting"his"
right"to"the"property"registered"in"the"name"of"the"applicant"
Decree"distinguished"from"Judgment"
While"a"decree"entered"by"the"Land"Registration"Commission"is"a"consequence"of"a"judgment"rendered"by"the"land"
registration"court,"it"has"a"virtuality"all"its"own."It"is"the"basis"for"the"issuance"of"the"certificate"of"title"by"the"Register"
of"Deeds,"a"result"that"the"judgment"can"not"produce"
Addition"ground"for"review"of"decree"
A"decree"of"registration"may"be"reviewed"not"only"by"reason"of"fraud"but"also"for"a"fatal"infirmity"of"the"decision"
upon"which"the"decree"is"based,"provided"no"innocent"purchaser"for"value"will"be"prejudiced."(i.e."fraudulent"
connivance"between"judge"and"the"respondents"Lopez,"to"the"prejudice"of"appellant)"
Petitions"and"motions"after"original"registration,"where"filed"
Sec.)112,)Land)Registration)Act"(made"applicable"to"Cadastral"proceedings"by"Sec.)11)of)Act)2259)"requires"that"all"
petitions"and"motions"after"original"registration""shall"be"filed"and"entitled"in"the"original"case"in"which"the"decree"of"
registration"was"entered,""the"purpose"being"to"avoid"confusion"and"difficulty"in"tracing"the"origin"of"the"entries"in"
the"registry."
ADRIAN%TAN%||%2A%
Rural"Bank"of"
Sariaya,"Inc."v."Yacon"
"
July"5,"1989"
"
GR"No."LB78011"
"
Subsequent"declaration"of"a"title"as"null"and"void"is"not"a"ground"for"nullifying"the"mortgage"right"of"a"mortgagee"in"good"
faith"
Innocent"mortgagee"for"value"has"the"right"to"rely"on"what"appears"on"the"certificate"of"title."In"the"absence"of"
anything"to"excite"or"arouse"suspicion,"said"mortgagee"is"under"no"obligation"to"look"beyond"the"certificate"and"
investigate"the"title"of"the"mortgagor"appearing"on"the"face"of"said"certificate"
Failure"to"duly"investigate"who"are"the"true"owners"of"the"land"offered"as"collateral,"was"considered"as"constitutive"of"
negligence"on"the"part"of"the"bank."
This"is"in"keeping"with"the"banks"responsibility"to"exercise"care"and"prudence"in"dealing"even"with"registered"land,"
more"than"in"the"case"of"private"individuals;"their"business"being"one"imbued"with"public"interest."
Banks"negligence"amounted"to"bad"faith."The"haste"on"the"part"of"Luis"Parco"in"applying"for"a"loan"is"a"circumstance"
which"could"not"have"escaped"the"attention"of"the"banks"personnel"as"suspicious."
Maquiling"v."
Umadhay"
"
May"29,"1970"
"
GR"No."LB25147"
Sale"of"registered"land;"Good"faith"protects"only"purchaser"for"value"from"the"registered"owner"
A"buyer"who"purchases"land"from"a"person"claiming"to"be"the"sole"heir"of"the"registered"owner"where"the"title"was"
still"in"the"name"of"said"heirs"parent"cannot"claim"to"be"a"purchaser"for"value"if"it"turns"out"that"there"were"other"
heirs."
It"would"be"different"if"the"title"was"already""in"the"name"of"the"vendor,"in"which"case,"the"purchaser"would"be"
protected"in"relying"on"the"face"merely"of"said"title.""
Esconde"v."
Barlongay"
"
July"31,"1987"
"
GR"No."LB67583"
"
In"case"a"decree"of"registration"is"obtained"by"fraud,"party"defrauded"has"one"year"from"entry"of"the"decree"to"file"a"petition"
for"review,"provided"there"has"been"no"transfer"to"an"innocent"purchaser"for"value"
Claimant"loses"his"right"to"such"land"if"he"fails"to"object"to"registration"under"Torrens"System"or"to"question"its"
validity"within"one"year"after"issuance"of"certificate"of"title."
Action"for"reconveyancea"legal"remedy"granted"to"rightful"owner"of"land"wrongfully"or"erroneously"registered"in"the"name"
of"another"to"compel"the"latter"to"reconvey"the"land"to"him"
Action"for"reconveyance"of"property"on"the"ground"of"fraudfiled"within"four"years"from"discovery"of"fraud."Such"
discovery"is"deemed"to"have"taken"place"from"the"issuance"of"an"original"certificate"of"title."
An"ordinary"civil"action"for"reconveyance"does"not"aim"or"purport"to"reBopen"the"registration"proceeding"and"set"
aside"the"decree"of"registration,"but"only"to"show"that"the"person"who"secured"the"registration"of"the"questioned"
property"is"not"the"real"owner"thereof."
Cabrera"v."CA"
"
June"30,"1988"
"
GR"No."LB41805"
"
Annulment"of"a"registration"under"Torrens"System"should"be"made"with"the"utmost"caution"and"cannot"be"done"collaterally"
Action"for"reconveyance"may"be"filed"even"before"the"issuance"of"the"decree"of"registration"
There"is"no"reason"for"one"to"wait"until"the"land"is"actually"registered"before"he"can"sue"for"reconveyance."
There"is"no"such"jurisprudence"that"tax"declarations"are"binding"on"the"whole"world"because"of"their"nature"as"public"
instruments"
ADRIAN%TAN%||%2A%
Gicano"v."Gegato"
"
January"20,"1988"
"
GR"No."LB63575"
An"action"to"recover"an"immovable"from"a"defendant"allegedly"holding"it"under"a"constructive"trust"prescribes"in"10"years"
counted"from"issuance"of"title"to"the"defendant."
Sotto"v."Tevez"
"
October"31,"1978"
"
GR"No."LB38018"
"
In"trusteeship,"legal"title"to"property"appears"in"the"name"of"a"trustee,"while"equitable"title"remains"with"the"cestui%que%trust;"
Registration"of"property"is"not"a"relief"where"express"trust"exists;"
A"trustee"who"takes"a"Torrens"Title"in"his"name"cannot"repudiate"the"trust"by"relying"on"the"registration."This"is"a"
known"limitation"upon"the"finality"of"the"decree"of"title.""
Will"and"last"testament"of"deceasedBtrustee"conveying"properties"to"another"should"not"prejudice"cestui%que%trust"
and"recipient"deemed"to"have"received"the"properties"for"the"benefit"of"the"cestui%que%trust"
Certificate"of"title"cannot"be"used"to"defeat"right"and"cause"of"action"of"the"cestui%que%trust;"
Registration"of"lots"in"favor"of"another"and"their"subsequent"fraudulent"transfers"are"not"considered"acts"of"
repudiation"of"express"trust.""
Manarpaac"v."
Cabanatan"
"
October"31,"1967"
"
GR"No."LB23300"
"
Meaning"of"possession"since"time"immemorial"
Possession"since"time"immemorial"carries"the"presumption"that"the"land"had"never"been"part"of"the"public"domain,"
or"that"it"had"been"a"private"property"even"before"the"Spanish"conquest"
The"remedy"of"the"landowner"whose"property"has"been"wrongfully"or"erroneously"registered"in"anothers"name:"
a. If"after"1"year"from"date"of"the"decree""not"to"set"aside"the"decree"but,"respecting"the"decree"as"incontrovertible"
and"no"longer"open"to"review,"to"bring"an"ordinary"action"in"the"ordinary"court"of"justice"for"reconveyance;"or"
b. If"the"property"has"passed"into"the"hands"of"an"innocent"puchaser"for"value"""for"damages"
Vda."de"Carreon"v."
Cartagena"
"
October"19,"1989"
"
GR"No."LB51207"
"
Ownership"or"fraud"must"be"alleged"through"facts"to"award"reconveyance"
The"words"ownership"and"fraud"are"not"magic"incantations"the"absence"of"which"renders"a"pleading"worthless."
Ownership"and"fraud"are"better"expressed"in"entire"sentences"and"paragraphs"illustrating"these"concepts."
The"plaintiffs"do"not"fall"under"the"class"of"innocent"title"holders"contemplated"in"the"provisions"on"compensation"from"the"
Assurance"Fund"
As"the"lower"court"observed,"the"plaintiffs"are"not"innocent"purchasers"for"value"who"acquired"the"land"for"valuable"
consideration."They"merely"stepped"into"the"shoes"of"Feliciano"Carreon"who"did"not"have"good"title."
ADRIAN%TAN%||%2A%
Treasurer"of"the"
Philippines"v."CA"
"
August"31,"1987"
"
GR"No."LB42805"
"
Recover"of"damages"from"the"Assurance"Fund"under"the"2"situations"contemplated"by"law,"not"allowed"in"present"case"
The"first"situation"is"clearly"inapplicable"as"we"are"not"dealing"with"any"omission,"mistake"or"malfeasance"of"the"clerk"
of"court"or"of"the"register"of"deeds"or"his"personnel"in"the"performance"of"their"duties."The"second"situation"is"also"
inapplicable."The""strongest"obstacle"to"recovery"thereunder"is"that"the"private"respondents"acquired"no"land"or"any"
interest"therein"as"a"result"of"the"invalid"sale"to"them"by"Lawaan"Lopez.""
Sale"of"land"by"an"impostor"to"respondents"conveyed"no"title"or"any"interest"at"all"to"them"as"the"supposed"vendor"had"no"
title"or"interest"to"transfer"and"he"was"not"the"owner"of"the"land"
Hence"the"cancellation"of"the"title"of"respondents"did"not"deprive"them"of"the"land"when"their"certificate"of"title"was"
declared"a"total"nullity,"as"they"were"not"for"a"single"moment"the"owner"of"the"property,"the"sale"being"invalid."
Failure"of"respondents"to"exert"necessary"diligence"in"verifying"the"credentials"of"the"impostorBseller"before"they"purchased"
the"property,"fatal"to"their"cause"
Respondents"cannot"claim"the"status"of"innocent"purchasers"of"the"land"for"such"failure"to"exercise"the"necessary"
diligence,"and"they"never"acquired"any"title"to"the"land"or"any"interest"therein"covered"by"Sec.)101)of)Act)No.)496."
Respondents"being"neither"the"registered"owners"nor"innocent"purchasers,"they"are"not"entitled"to"recover"from"the"
Assurance"Fund."
Remedy"of"respondents"is"to"proceed"against"the"impostor"in"a"civil"action"for"recovery"and"damages"or"prosecute"
him"under"the"Revised)Penal)Code."
"
ADRIAN%TAN%||%2A%
LAND%TITLES%FINALS%REVIEWER%(2012%%2013)%
ASSIGNMENT)#5)
)
I.
(
XXXX"
Section) 22." Dealings) with) land) pending) original) registration."
After"the"filing"of"the"application"and"before"the"issuance"of"the"
decree" of" registration," the" land" therein" described" may" still" be"
the" subject" of" dealings" in" whole" or" in" part," in" which" case" the"
interested" party" shall" present" to" the" court" the" pertinent"
instruments" together" with" a" subdivision" plan" approved" by" the"
Director"of"Lands"in"case"of"transfer"of"portions"thereof"and"the"
court," after" notice" to" the" parties," shall" order" such" land"
registered" subject" to" the" conveyance" or" encumbrance" created"
by"said"instruments,"or"order"that"the"decree"of"registration"be"
issued" in" the" name" of" the" person" to" whom" the" property" has"
been"conveyed"by"said"instruments."
XXXX"
Section) 50." Subdivision) and) consolidation) plans." Any" owner"
subdividing" a" tract" of" registered" land" into" lots" which" do" not"
constitute" a" subdivision" project" has" defined" and" provided" for"
under" P.D." No." 957," shall" file" with" the" Commissioner" of" Land"
Registration" or" with" the" Bureau" of" Lands" a" subdivision" plan" of"
such" land" on" which" all" boundaries," streets," passageways" and"
waterways,"if"any,"shall"be"distinctly"and"accurately"delineated.""
If"a"subdivision"plan,"be"it"simple"or"complex,"duly"approved"by"
the" Commissioner" of" Land" Registration" or" the" Bureau" of" Lands"
together" with" the" approved" technical" descriptions" and" the"
corresponding"owner's"duplicate"certificate"of"title"is"presented"
for" registration," the" Register" of" Deeds" shall," without" requiring"
further" court" approval" of" said" plan," register" the" same" in"
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accordance"with"the"provisions"of"the"Land"Registration"Act,"as"
amended:" Provided," however," that" the" Register" of" Deeds" shall"
annotate" on" the" new" certificate" of" title" covering" the" street,"
passageway" or" open" space," a" memorandum" to" the" effect" that"
except"by"way"of"donation"in"favor"of"the"national"government,"
province," city" or" municipality," no" portion" of" any" street,"
passageway,"waterway"or"open"space"so"delineated"on"the"plan"
owner"without"the"approval"of"the"Court"of"First"Instance"of"the"
province"or"city"in"which"the"land"is"situated."
A"registered"owner"desiring"to"consolidate"several"lots"into"one"
or"more,"requiring"new"technical"descriptions,"shall"file"with"the"
Land" Registration" Commission," a" consolidation" plan" on" which"
shall"be"shown"the"lots"to"be"affected,"as"they"were"before,"and"
as"they"will"appear"after"the"consolidation."Upon"the"surrender"
of" the" owner's" duplicate" certificates" and" the" receipt" of"
consolidation" plan" duty" approved" by" the" Commission," the"
Register" of" Deeds" concerned" shall" cancel" the" corresponding"
certificates" of" title" and" issue" a" new" one" for" the" consolidated"
lots.""
The" Commission" may" not" order" or" cause" any" change,"
modification,"or"amendment"in"the"contents"of"any"certificate"of"
title," or" of" any" decree" or" plan," including" the" technical"
description"therein,"covering"any"real"property"registered"under"
the" Torrens" system," nor" order" the" cancellation" of" the" said"
certificate" of" title" and" the" issuance" of" a" new" one" which" would"
result"in"the"enlargement"of"the"area"covered"by"the"certificate"
of"title."
)
)
CHAPTER)V.)SUBSEQUENT)REGISTRATION"
VOLUNTARY)DEALINGS)WITH)REGISTERED)LANDS)
GENERAL)PROVISIONS"
Section)51."Conveyance)and)other)dealings)by)registered)owner."
An" owner" of" registered" land" may" convey," mortgage," lease,"
charge" or" otherwise" deal" with" the" same" in" accordance" with"
existing" laws." He" may" use" such" forms" of" deeds," mortgages,"
leases" or" other" voluntary" instruments" as" are" sufficient" in" law."
But" no" deed," mortgage," lease," or" other" voluntary" instrument,"
except"a"will"purporting"to"convey"or"affect"registered"land"shall"
take"effect"as"a"conveyance"or"bind"the"land,"but"shall"operate"
only" as" a" contract" between" the" parties" and" as" evidence" of"
authority"to"the"Register"of"Deeds"to"make"registration.""
The" act" of" registration" shall" be" the" operative" act" to" convey" or"
affect"the"land"insofar"as"third"persons"are"concerned,"and"in"all"
cases" under" this" Decree," the" registration" shall" be" made" in" the"
office"of"the"Register"of"Deeds"for"the"province"or"city"where"the"
land"lies."
Section) 52." Constructive) notice) upon) registration." Every"
conveyance," mortgage," lease," lien," attachment," order,"
judgment,"instrument"or"entry"affecting"registered"land"shall,"if"
registered,"filed"or"entered"in"the"office"of"the"Register"of"Deeds"
for" the" province" or" city" where" the" land" to" which" it" relates" lies,"
be" constructive" notice" to" all" persons" from" the" time" of" such"
registering,"filing"or"entering."
Section)53."Presentation)of)owner's)duplicate)upon)entry)of)new)
certificate." No" voluntary" instrument" shall" be" registered" by" the"
Register" of" Deeds," unless" the" owner's" duplicate" certificate" is"
presented" with" such" instrument," except" in" cases" expressly"
provided"for"in"this"Decree"or"upon"order"of"the"court,"for"cause"
shown."
The" production" of" the" owner's" duplicate" certificate," whenever"
any" voluntary" instrument" is" presented" for" registration," shall" be"
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conclusive" authority" from" the" registered" owner" to" the" Register"

of"Deeds"to"enter"a"new"certificate"or"to"make"a"memorandum"
of"registration"in"accordance"with"such"instrument,"and"the"new"
certificate"or"memorandum"shall"be"binding"upon"the"registered"
owner" and" upon" all" persons" claiming" under" him," in" favor" of"
every"purchaser"for"value"and"in"good"faith."
In" all" cases" of" registration" procured" by" fraud," the" owner" may"
pursue"all"his"legal"and"equitable"remedies"against"the"parties"to"
such" fraud" without" prejudice," however," to" the" rights" of" any"
innocent"holder"for"value"of"a"certificate"of"title."After"the"entry"
of" the" decree" of" registration" on" the" original" petition" or"
application," any" subsequent" registration" procured" by" the"
presentation"of"a"forged"duplicate"certificate"of"title,"or"a"forged"
deed"or"other"instrument,"shall"be"null"and"void."
Section) 54." Dealings) less) than) ownership,) how) registered." No"
new" certificate" shall" be" entered" or" issued" pursuant" to" any"
instrument" which" does" not" divest" the" ownership" or" title" from"
the"owner"or"from"the"transferee"of"the"registered"owners."All"
interests" in" registered" land" less" than" ownership" shall" be"
registered" by" filing" with" the" Register" of" Deeds" the" instrument"
which"creates"or"transfers"or"claims"such"interests"and"by"a"brief"
memorandum"thereof"made"by"the"Register"of"Deeds"upon"the"
certificate" of" title," and" signed" by" him." A" similar" memorandum"
shall"also"be"made"on"the"owner's"duplicate."The"cancellation"or"
extinguishment"of"such"interests"shall"be"registered"in"the"same"
manner."
Section)55."Grantee's)name,)nationality,)etc.,)to)be)stated."Every"
deed" or" other" voluntary" instrument" presented" for" registration"
shall" contain" or" have" endorsed" upon" it" the" full" name,"
nationality,"residence"and"postal"address"of"the"grantee"or"other"
person"acquiring"or"claiming"an"interest"under"such"instrument,"
and"every"deed"shall"also"state"whether"the"grantee"is"married"
or"unmarried,"and"if"married,"the"name"in"full"of"the"husband"or"
wife." If" the" grantee" is" a" corporation" or" association," the"
instrument"must"contain"a"recital"to"show"that"such"corporation"
or" association" is" legally" qualified" to" acquire" private" lands." Any"
change" in" the" residence" or" postal" address" of" such" person" shall"
be"endorsed"by"the"Register"of"Deeds"on"the"original"copy"of"the"
corresponding" certificate" of" title," upon" receiving" a" sworn"
statement"of"such"change."All"names"and"addresses"shall"also"be"
entered"on"all"certificates.""
Notices" and" processed" issued" in" relation" to" registered" land" in"
pursuance" of" this" Decree" may" be" served" upon" any" person" in"
interest" by" mailing" the" same" to" the" addresses" given," and" shall"
be" binding," whether" such" person" resides" within" or" without" the"
Philippines,"but"the"court"may,"in"its"discretion,"require"further"
or" other" notice" to" be" given" in" any" case," if" in" its" opinion" the"
interest"of"justice"so"requires."
Section) 56." Primary) Entry) Book;) fees;) certified) copies." Each"
Register" of" Deeds" shall" keep" a" primary" entry" book" in" which,"
upon" payment" of" the" entry" fee," he" shall" enter," in" the" order" of"
their" reception," all" instruments" including" copies" of" writs" and"
processes"filed"with"him"relating"to"registered"land."He"shall,"as"
a" preliminary" process" in" registration," note" in" such" book" the"
date," hour" and" minute" of" reception" of" all" instruments," in" the"
order" in" which" they" were" received." They" shall" be" regarded" as"
registered" from" the" time" so" noted," and" the" memorandum" of"
each"instrument,"when"made"on"the"certificate"of"title"to"which"
it" refers," shall" bear" the" same" date:" Provided," that" the" national"
government"as"well"as"the"provincial"and"city"governments"shall"
be"exempt"from"the"payment"of"such"fees"in"advance"in"order"to"
be"entitled"to"entry"and"registration."
Every" deed" or" other" instrument," whether" voluntary" or"
involuntary," so" filed" with" the" Register" of" Deeds" shall" be"
numbered" and" indexed" and" endorsed" with" a" reference" to" the"
proper" certificate" of" title." All" records" and" papers" relative" to"
registered" land" in" the" office" of" the" Register" of" Deeds" shall" be"
open"to"the"public"in"the"same"manner"as"court"records,"subject"
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to"such"reasonable"regulations"as"the"Register"of"Deeds,"under"
the" direction" of" the" Commissioner" of" Land" Registration," may"
prescribe.""
All" deeds" and" voluntary" instruments" shall" be" presented" with"
their"respective"copies"and"shall"be"attested"and"sealed"by"the"
Register" of" Deeds," endorsed" with" the" file" number," and" copies"
may"be"delivered"to"the"person"presenting"them."
Certified"copies"of"all"instruments"filed"and"registered"may"also"
be" obtained" from" the" Register" of" Deeds" upon" payment" of" the"
prescribed"fees."
(A))CONVEYANCES)AND)TRANSFERS"
Section)57."Procedure)in)registration)of)conveyances."An"owner"
desiring"to"convey"his"registered"land"in"fee"simple"shall"execute"
and" register" a" deed" of" conveyance" in" a" form" sufficient" in" law."
The" Register" of" Deeds" shall" thereafter" make" out" in" the"
registration" book" a" new" certificate" of" title" to" the" grantee" and"
shall"prepare"and"deliver"to"him"an"owner's"duplicate"certificate."
The"Register"of"Deeds"shall"note"upon"the"original"and"duplicate"
certificate" the" date" of" transfer," the" volume" and" page" of" the"
registration"book"in"which"the"new"certificate"is"registered"and"a"
reference" by" number" to" the" last" preceding" certificate." The"
original" and" the" owner's" duplicate" of" the" grantor's" certificate"
shall" be" stamped" "canceled"." The" deed" of" conveyance" shall" be"
filled" and" indorsed" with" the" number" and" the" place" of"
registration"of"the"certificate"of"title"of"the"land"conveyed."
Section) 58." Procedure) where) conveyance) involves) portion) of)
land." If" a" deed" or" conveyance" is" for" a" part" only" of" the" land"
described"in"a"certificate"of"title,"the"Register"of"Deeds"shall"not"
enter"any"transfer"certificate"to"the"grantee"until"a"plan"of"such"
land" showing" all" the" portions" or" lots" into" which" it" has" been"
subdivided" and" the" corresponding" technical" descriptions" shall"
have"been"verified"and"approved"pursuant"to"Section"50"of"this"
Decree." Meanwhile," such" deed" may" only" be" annotated" by" way"
of" memorandum" upon" the" grantor's" certificate" of" title," original"

and" duplicate," said" memorandum" to" serve" as" a" notice" to" third"
persons" of" the" fact" that" certain" unsegregated" portion" of" the"
land"described"therein"has"been"conveyed,"and"every"certificate"
with" such" memorandum" shall" be" effectual" for" the" purpose" of"
showing" the" grantee's" title" to" the" portion" conveyed" to" him,"
pending" the" actual" issuance" of" the" corresponding" certificate" in"
his"name.""
Upon" the" approval" of" the" plan" and" technical" descriptions," the"
original" of" the" plan," together" with" a" certified" copy" of" the"
technical" descriptions" shall" be" filed" with" the" Register" of" Deeds"
for" annotation" in" the" corresponding" certificate" of" title" and"
thereupon"said"officer"shall"issue"a"new"certificate"of"title"to"the"
grantee"for"the"portion"conveyed,"and"at"the"same"time"cancel"
the" grantor's" certificate" partially" with" respect" only" to" said"
portion" conveyed," or," if" the" grantor" so" desires," his" certificate"
may"be"canceled"totally"and"a"new"one"issued"to"him"describing"
therein"the"remaining"portion:"Provided,"however,"that"pending"
approval" of" said" plan," no" further" registration" or" annotation" of"
any" subsequent" deed" or" other" voluntary" instrument" involving"
the" unsegregated" portion" conveyed" shall" be" effected" by" the"
Register"of"Deeds,"except"where"such"unsegregated"portion"was"
purchased"from"the"Government"or"any"of"its"instrumentalities."
If"the"land"has"been"subdivided"into"several"lots,"designated"by"
numbers"or"letters,"the"Register"of"Deeds"may,"if"desired"by"the"
grantor,"instead"of"canceling"the"latter's"certificate"and"issuing"a"
new"one"to"the"same"for"the"remaining"unconveyed"lots,"enter"
on"said"certificate"and"on"its"owner's"duplicate"a"memorandum"
of"such"deed"of"conveyance"and"of"the"issuance"of"the"transfer"
certificate"to"the"grantee"for"the"lot"or"lots"thus"conveyed,"and"
that"the"grantor's"certificate"is"canceled"as"to"such"lot"or"lots."
Section) 59." Carry) over) of) encumbrances." If," at" the" time" of" any"
transfer,"subsisting"encumbrances"or"annotations"appear"in"the"
registration" book," they" shall" be" carried" over" and" stated" in" the"
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ADRIAN%TAN%||%2A%
new" certificate" or" certificates;" except" so" far" as" they" may" be"
simultaneously"released"or"discharged."
(B))MORTGAGES)AND)LEASES"
Section)60."Mortgage)or)lease)of)registered)land."Mortgage"and"
leases"shall"be"registered"in"the"manner"provided"in"Section"54"
of" this" Decree." The" owner" of" registered" land" may" mortgage" or"
lease" it" by" executing" the" deed" in" a" form" sufficient" in" law." Such"
deed" of" mortgage" or" lease" and" all" instruments" which" assign,"
extend,"discharge"or"otherwise"deal"with"the"mortgage"or"lease"
shall"be"registered,"and"shall"take"effect"upon"the"title"only"from"
time"of"registration."
No" mortgagee's" or" lessee's" duplicate" certificate" of" title" shall"
hereafter"be"issued"by"the"Registers"of"Deeds,"and"those"issued"
prior" to" the" effectivity" of" this" Decree" are" hereby" deemed"
canceled" and" the" holders" thereof" shall" immediately" surrender"
the"same"to"the"Register"of"Deeds"concerned."
Section) 61." Registration." Upon" presentation" for" registration" of"
the" deed" of" mortgage" or" lease" together" with" the" owner's"
duplicate,"the"Register"of"Deeds"shall"enter"upon"the"original"of"
the" certificate" of" title" and" also" upon" the" owner's" duplicate"
certificate" a" memorandum" thereof," the" date" and" time" of" filing"
and"the"file"number"assigned"to"the"deed,"and"shall"sign"the"said"
memorandum."He"shall"also"note"on"the"deed"the"date"and"time"
of" filing" and" a" reference" to" the" volume" and" page" of" the"
registration"book"in"which"it"is"registered."
Section) 62." Discharge) or) cancellation." A" mortgage" or" lease" on"
registered" land" may" be" discharge" or" canceled" by" means" of" an"
instrument" executed" by" the" mortgage" or" lessee" in" a" form"
sufficient"in"law,"which"shall"be"filed"with"the"Register"of"Deeds"
who" shall" make" the" appropriate" memorandum" upon" the"
certificate"of"title."
Section) 63." Foreclosure) of) Mortgage." (a)" If" the" mortgage" was"
foreclosed" judicially," a" certified" copy" of" the" final" order" of" the"
court"confirming"the"sale"shall"be"registered"with"the"Register"of"
Deeds."If"no"right"of"redemption"exists,"the"certificate"of"title"of"
the"mortgagor"shall"be"canceled,"and"a"new"certificate"issued"in"
the"name"of"the"purchaser.""
Where"the"right"of"redemption"exists,"the"certificate"of"
title" of" the" mortgagor" shall" not" be" canceled," but" the"
certificate"of"sale"and"the"order"confirming"the"sale"shall"
be"registered"by"a"brief"memorandum"thereof"made"by"
the"Register"of"Deeds"upon"the"certificate"of"title."In"the"
event"the"property"is"redeemed,"the"certificate"or"deed"
of"redemption"shall"be"filed"with"the"Register"of"Deeds,"
and"a"brief"memorandum"thereof"shall"be"made"by"the"
Register" of" Deeds" on" the" certificate" of" title" of" the"
mortgagor."
If" the" property" is" not" redeemed," the" final" deed" of" sale"
executed" by" the" sheriff" in" favor" of" the" purchaser" at" a"
foreclosure"sale"shall"be"registered"with"the"Register"of"
Deeds;" whereupon" the" title" of" the" mortgagor" shall" be"
canceled," and" a" new" certificate" issued" in" the" name" of"
the"purchaser."
(b)" If" the" mortgage" was" foreclosed" extrajudicially," a"
certificate" of" sale" executed" by" the" officer" who"
conducted" the" sale" shall" be" filed" with" the" Register" of"
Deeds"who"shall"make"a"brief"memorandum"thereof"on"
the"certificate"of"title."
In"the"event"of"redemption"by"the"mortgagor,"the"same"
rule"provided"for"in"the"second"paragraph"of"this"section"
shall"apply."
In"case"of"non[redemption,"the"purchaser"at"foreclosure"
sale" shall" file" with" the" Register" of" Deeds," either" a" final"
deed" of" sale" executed" by" the" person" authorized" by"
virtue"of"the"power"of"attorney"embodied"in"the"deed"of"
mortgage," or" his" sworn" statement" attesting" to" the" fact"
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of" non[redemption;" whereupon," the" Register" of" Deeds"

shall" issue" a" new" certificate" in" favor" of" the" purchaser"
after" the" owner's" duplicate" of" the" certificate" has" been"
previously"delivered"and"canceled."
(C))POWERS)OF)ATTORNEY;)TRUSTS"
Section) 64." Power) of) attorney." Any" person" may," by" power" of"
attorney,"convey"or"otherwise"deal"with"registered"land"and"the"
same" shall" be" registered" with" the" Register" of" Deeds" of" the"
province" or" city" where" the" land" lies." Any" instrument" revoking"
such"power"of"attorney"shall"be"registered"in"like"manner.""
Section) 65." Trusts) in) registered) land." If" a" deed" or" other"
instrument" is" filed" in" order" to" transfer" registered" land" in" trust,"
or"upon"any"equitable"condition"or"limitation"expressed"therein,"
or" to" create" or" declare" a" trust" or" other" equitable" interests" in"
such" land" without" transfer," the" particulars" of" the" trust,"
condition," limitation" or" other" equitable" interest" shall" not" be"
entered" on" the" certificate;" but" only" a" memorandum" thereof"
shall"be"entered"by"the"words""in"trust","or""upon"condition","or"
other" apt" words," and" by" a" reference" by" number" to" the"
instrument" authorizing" or" creating" the" same." A" similar"
memorandum" shall" be" made" upon" the" original" instrument"
creating"or"declaring"the"trust"or"other"equitable"interest"with"a"
reference"by"number"to"the"certificate"of"title"to"which"it"relates"
and"to"the"volume"and"page"in"the"registration"book"in"which"it"
is"registered."
Section)66."Trust)with)power)of)sale,)etc.,)how)expressed."If"the"
instrument" creating" or" declaring" a" trust" or" other" equitable"
interest" contains" an" express" power" to" sell," mortgage" or" deal"
with"the"land"in"any"manner,"such"power"shall"be"stated"in"the"
certificate"of"title"by"the"words""with"power"to"sell","or""power"
to" mortgage"," or" by" apt" words" of" description" in" case" of" other"
powers." No" instrument" which" transfers," mortgages" or" in" any"
way" deals" with" registered" land" in" trust" shall" be" registered,"
unless"the"enabling"power"thereto"is"expressly"conferred"in"the"
trust"instrument,"or"unless"a"final"judgment"or"order"of"a"court"
of"competent"jurisdiction"has"construed"the"instrument"in"favor"
of"the"power,"in"which"case"a"certified"copy"of"such"judgment"or"
order"may"be"registered."
Section)67."Judicial)appointment)of)new)trustee."If"a"new"trustee"
of" registered" land" is" appointed" by" a" court" of" competent"
jurisdiction," a" new" certificate" may" be" issued" to" him" upon"
presentation"to"the"Register"of"Deeds"of"a"certified"copy"of"the"
order"or"judicial"appointment"and"the"surrender"for"cancellation"
of"the"duplicate"certificate."
Section)68."Implied,)trusts,)how)established."Whoever"claims"an"
interest" in" registered" land" by" reason" of" any" implied" or"
constructive" trust" shall" file" for" registration" with" the" Register" of"
Deeds" a" sworn" statement" thereof" containing" a" description" of"
the"land,"the"name"of"the"registered"owner"and"a"reference"to"
the"number"of"the"certificate"of"title."Such"claim"shall"not"affect"
the" title" of" a" purchaser" for" value" and" in" good" faith" before" its"
registration."
XXXX"
CHAPTER)VIII.)REGISTRATION)OF)PATENTS"
Section)103."Certificates)of)title)pursuant)to)patents."Whenever"
public" land" is" by" the" Government" alienated," granted" or"
conveyed" to" any" person," the" same" shall" be" brought" forthwith"
under" the" operation" of" this" Decree." It" shall" be" the" duty" of" the"
official" issuing" the" instrument" of" alienation," grant," patent" or"
conveyance" in" behalf" of" the" Government" to" cause" such"
instrument" to" be" filed" with" the" Register" of" Deeds" of" the"
province"or"city"where"the"land"lies,"and"to"be"there"registered"
like" other" deeds" and" conveyance," whereupon" a" certificate" of"
title"shall"be"entered"as"in"other"cases"of"registered"land,"and"an"
owner's"duplicate"issued"to"the"grantee."The"deed,"grant,"patent"
or" instrument" of" conveyance" from" the" Government" to" the"
grantee" shall" not" take" effect" as" a" conveyance" or" bind" the" land"
%
ADRIAN%TAN%||%2A%
but" shall" operate" only" as" a" contract" between" the" Government"
and"the"grantee"and"as"evidence"of"authority"to"the"Register"of"
Deeds"to"make"registration."It"is"the"act"of"registration"that"shall"
be" the" operative" act" to" affect" and" convey" the" land," and" in" all"
cases"under"this"Decree,"registration"shall"be"made"in"the"office"
of"the"Register"of"Deeds"of"the"province"or"city"where"the"land"
lies."The"fees"for"registration"shall"be"paid"by"the"grantee."After"
due"registration"and"issuance"of"the"certificate"of"title,"such"land"
shall" be" deemed" to" be" registered" land" to" all" intents" and"
purposes"under"this"Decree."
XXXX"
CHAPTER)XIII.)DEALINGS)WITH)UNREGISTERED)LANDS"
Section) 113." Recording) of) instruments) relating) to) unregistered)
lands." No" deed," conveyance," mortgage," lease," or" other"
voluntary" instrument" affecting" land" not" registered" under" the"
Torrens" system" shall" be" valid," except" as" between" the" parties"
thereto,"unless"such"instrument"shall"have"been"recorded"in"the"
manner"herein"prescribed"in"the"office"of"the"Register"of"Deeds"
for"the"province"or"city"where"the"land"lies."
(a)"The"Register"of"Deeds"for"each"province"or"city"shall"
keep"a"Primary"Entry"Book"and"a"Registration"Book."The"
Primary" Entry" Book" shall" contain," among" other"
particulars,"the"entry"number,"the"names"of"the"parties,"
the"nature"of"the"document,"the"date,"hour"and"minute"
it" was" presented" and" received." The" recording" of" the"
deed" and" other" instruments" relating" to" unregistered"
lands" shall" be" effected" by" any" of" annotation" on" the"
space" provided" therefor" in" the" Registration" Book," after"
the" same" shall" have" been" entered" in" the" Primary" Entry"
Book."
(b)"If,"on"the"face"of"the"instrument,"it"appears"that"it"is"
sufficient" in" law," the" Register" of" Deeds" shall" forthwith"
record"the"instrument"in"the"manner"provided"herein."In"
case"the"Register"of"Deeds"refuses"its"administration"to"
record," said" official" shall" advise" the" party" in" interest" in"
writing"of"the"ground"or"grounds"for"his"refusal,"and"the"
latter" may" appeal" the" matter" to" the" Commissioner" of"
Land" Registration" in" accordance" with" the" provisions" of"
Section" 117" of" this" Decree." It" shall" be" understood" that"
any"recording"made"under"this"section"shall"be"without"
prejudice"to"a"third"party"with"a"better"right.""
(c)"After"recording"on"the"Record" Book,"the"Register"of"
Deeds" shall" endorse" among" other" things," upon" the"
original" of" the" recorded" instruments," the" file" number"
and"the"date"as"well"as"the"hour"and"minute"when"the"
document" was" received" for" recording" as" shown" in" the"
Primary" Entry" Book," returning" to" the" registrant" or"
person"in"interest"the"duplicate"of"the"instrument,"with"
appropriate"annotation,"certifying"that"he"has"recorded"
the" instrument" after" reserving" one" copy" thereof" to" be"
furnished" the" provincial" or" city" assessor" as" required" by"
existing"law."
(d)"Tax"sale,"attachment"and"levy,"notice"of"lis"pendens,"
adverse" claim" and" other" instruments" in" the" nature" of"
involuntary"dealings"with"respect"to"unregistered"lands,"
if" made" in" the" form" sufficient" in" law," shall" likewise" be"
admissible"to"record"under"this"section.""
(e)" For" the" services" to" be" rendered" by" the" Register" of"
Deeds" under" this" section," he" shall" collect" the" same"
amount" of" fees" prescribed" for" similar" services" for" the"
registration" of" deeds" or" instruments" concerning"
registered"lands."
XXXX"
"
(
ADRIAN%TAN%||%2A%
II.
CASE(DOCTRINE(
CASE)
Baranda"v."Gustilo"
"
G.R."No."81163""""
"
September"26,"1988"
DOCTRINE)
Purpose"of"Notice"of"Lis"Pendens"
Lis"pendens"has"been"conceived"to"protect"the"real"rights"of"the"party"causing"the"registration"thereof."With"the"lis"
pendens"duly"recorded,"he"could"rest"secure"that"he"would"not"lose"the"property"or"any"part"of"it."For,"notice"of"lis"
pendens"serves"as"a"warning"to"a"prospective"purchaser"or"incumbrancer"that"the"particular"property"is"in"litigation;"
and"that"he"should"keep"his"hands"off"the"same,"unless"of"course"he"intends"to"gamble"on"the"results"of"the"
litigation."
Discretionary"power"of"the"court"to"cancel"lis"pendens""
Delaying"tactics"of"party"in"case"at"bar"is"a"ground"for"cancellation""While"ordinarily"a"notice"of"pendency"which"
has"been"filed"in"a"proper"case,"cannot"be"cancelled"while"the"action"is"pending"and"undetermined,"the"proper"court"
has"the"discretionary"power"to"cancel"it"under"peculiar"circumstances,"as"for"instance,"where"the"evidence"so"far"
presented"by"the"plaintiff"does"not"bear"out"the"main"allegations"of"his"complaint,"and"where"the"continuances"of"
the"trial,"for"which"the"plaintiff"is"responsible,"are"unnecessarily"delaying"the"determination"of"the"case"to"the"
prejudice"of"the"defendant.""
P.D."NO."1529"allows"cancellation"of"lis"pendens"upon"proof"that"the"purpose"of"notice"is"to"molest"the"adverse"party"and"
failure"to"cancel"notice"pursuant"thereto"is"an"abuse"of"discretion."
Take"note"of"the"first"paragraph"of""Section)77)of)Presidential)Decree)No.)1529"
Duty"of"register"of"deeds"is"ministerial""
Under"Sections)10)and)117)of)Presidential)Decree)No.)1529,"the"function"of"a"Register"of"Deeds"with"reference"to"
the"registration"of"deeds"encumbrance,"instruments"and"the"like"is"ministerial"in"nature."
In"case"of"doubt,"opinion"of"Commissioner"must"be"sought"
In"case"of"doubt"as"to"the"proper"step"to"be"taken"in"pursuance"of"any"deed"."."."or"other"instrument"presented"to"
him,"he"should"have"asked"the"opinion"of"the"Commissioner"of"Land"Registration"now,"the"Administrator"of"the"
National"Land"Title"and"Deeds"Registration"Administration"in"accordance"with"Section)117)of)Presidential)Decree)
No.)1529"
ADRIAN%TAN%||%2A%
Duran"v."
Intermediate"
Appellate"Court"
"
G.R."No."L[64159"
"
September"10,"1985"
Root"of"a"valid"title"
"."."."In"the"case"at"bar,"private"respondents,"in"good"faith"relied"on"the"certificate"of"title"in"the"name"of"Fe"S."Duran"
and"as"aptly"stated"by"respondent"appellate"court"'(even"on"the"supposition"that"the"sale"was"void,"the"general"rule"
that"the"direct"result"of"a"previous"illegal"contract"cannot"be"valid"on"the"theory"that"the"spring"cannot"rise"higher"
than"its"source)"cannot"apply"here"for"we"are"confronted"with"the"functionings"of"the"Torrens"System"of"
Registration."The"doctrine"to"follow"is"simple"enough:"a"fraudulent"or"forged"document"of"sale"may"become"the"
ROOT"of"a"valid"title"if"the"certificate"of"title"has"already"been"transferred"from"the"name"of"the"true"owner"to"the"
name"of"the"forger"or"the"name"indicated"by"the"forger.""
Innocent"Mortgagee"must"be"protected"
More"specifically,"the"Court"has"ruled"that"a"bank"is"not"required"before"accepting"a"mortgage"to"make"an"
investigation"of"the"title"of"the"property"being"given"as"security,"and"where"innocent"third"persons"like"mortgages"
relying"on"the"certificate"of"title"acquire"rights"over"the"property,"their"rights"cannot"be"disregarded."
Medina"v."Chanco"
"
GR"No."L[34947"
"
September"30,"1982"
Action"to"annul"transfer"of"title"to"land"on"ground"of"fraud""
It"is"very"clear"from"Section)55)of)the)Land)Registration)Act"that"although"an"original"owner"of"a"registered"land"may"
seek"the"annulment"of"a"transfer"thereof"on"the"ground"of"fraud,"such"a"remedy"however,"is""without"prejudice"to"
the"rights"of"any"innocent"holder"for"value''"of"a"certificate"of"title.""
Circumstances"showing"why"petitioners"in"case"at"bar"are"innocent"holders"for"value"
The"petitioners"are"purchasers"in"good"faith"within"the"contemplation"of"Section)55)of)the)Land)Registration)Act."If"
only"because"(1)"petitioners"did"not"acquire"the"property"in"question"from"Wagner"but"from"the"Leungs"and"this"
transaction"between"Wagner"and"the"Leungs"took"place"in"1917,"or"four"years"after"the"alleged"fraudulent"execution"
of"the"transfer"in"favor"of"Wagner;"(2)"the"transfer"or"conveyance"of"the"petitioners"took"place"only"in"1932"or"19"
years"after"the"sale"to"the"Leungs"by"Wagner,"and"(3)"the"complaint"below"was"filed"only"in"1969,"more"than"50"
years"after"the"first"transaction,"it"is"unbelievable"that"the"herein"petitioners"could"have"taken"part"in"any"manner"in"
either"the"transfer"from"the"parents"of"the"private"respondents"to"Wagner"as"well"as"the"transfer"from"Wagner"to"
the"Leungs."
ADRIAN%TAN%||%2A%
Republic"v."Court"of"
Appeals"
"
GR"No."L[[40402"
"
March"16,"1987"
Cadastral"courts"have"no"jurisdiction"to"re[open"a"case"that"was"finally"decided"already"on"the"ground"that"the"land"involved"
is"public"land"which"cannot"be"subject"to"private"appropriation.""
It"must"be"stressed"that"said"lot"was"declared"public"land"by"virtue"of"a"court"decision"which"has"become"final"and"as"
held"by"the"Supreme"Court"aforesaid"decision"is"res)judicata.)It"is"therefore"beyond"question"that"the"trial"court"has"
no"jurisdiction"to"reopen"the"cadastral"proceeding"under"R.A."931"as"amended"by"R.A."2061"and"the"decision"therein"
rendered"is"null"and"void"ab"initio.""
Where"a"parcel"of"land"was"released"as"an"agricultural"land"for"disposition"under"the"Public"Land"Act"on"July"16,"1965"it"is"
only"from"that"date"that"period"of"occupancy"for"purposes"of"confirmation"of"imperfect"or"incomplete"title"may"be"counted."
Thus,"even"if"the"reopening"of"the"cadastral"proceedings"was"at"all"possible,"private"respondents"have"not"qualified"
for"a"grant"under"Sec.)48(b))of)Commonwealth)Act)141,"the"facts"being"that"private"respondents"could"only"be"
credited"with"1"year,"9"months"and"20"days"possession"and"occupation"of"the"lots"involved,"counted"from"July"6,"
1965,"the"date"when"the"land"area"in"sitio"San"Jose,""barrio"Cabcaban,"Mariveles,"Bataan,"known"as"Bataan"PMD"No."
267,"which"includes"the"lots"claimed"by"respondents,"had"been"segregated"from"the"forest"zone"and"released"by"the"
Bureau"of"Forestry"as"an"agricultural"land"for"disposition"under"the"Public"Land"Act."Consequently,"under"the"above"
mentioned"jurisprudence,"neither"private"respondents"nor"their"predecessors[in[interest"could"have"possessed"the"
lots"for"the"requisite"period"of"30"years"as"disposable"agricultural"land.""
One"who"buys"land"from"a"person"whose"title"is"void,"because"the"land"is"not"a"disposable"public"land,"even"if"he"were"an"
innocent"buyer"in"good"faith,"acquires"no"protection"under"the"land"registration"law""
Moreover,"it"is"well[settled"that"a"certificate"of"title"is"void,"when"it"covers"property"of"public"domain"classified"as"
forest"or"timber"and"mineral"lands."Any"title"issued"on"non[disposable"lots"even"in"the"hands"of"an"alleged"innocent"
purchaser"for"value,"shall"be"cancelled."
'Unless"and"until"the"land"classified"as"forest"is"released"in"an"official"proclamation"to"that"effect"so"that"it"may"form"part"of"
the"disposable"lands"of"the"public"domain,"the"rules"on"confirmation"of"imperfect"title"do"not"apply."
ADRIAN%TAN%||%2A%
Development"Bank"
View"that"the"Registers"act"of"making"a"primary"entry"as"a"preliminary"process"in"registration"fails"to"find"support"from"a"
of"the"Philippines"v." consideration"of"entire"context"of"Section)56)
Acting"Register"of"
That""view""fails""to""find""support""from""a""consideration""of""entire""context""of""said""Section))56""which""in""another""
Deeds"of"Nueva"Ecija"
part""also""provides""that""the""instrument""subject""of""a""primary""entry""x""x""x""shall""be""regarded""as""registered""
"
from""the""time""so""noted""x""x""x,""and,""at""the""very""least,""gives""such""entry""from""the""moment""of""its""making""the""
UDK"No."7671""""
effect""of""putting""the""whole""world""on""notice"of"the"existence"the"instrument"so"entered."Such"effect"(of"
"
registration)"clearly""attaches""to""the""mere""making""of""the""entry""without""regard""to""the""subsequent""step""of""
June"23,"1988"
annotating""a""memorandum""of""the""instrument""subject""of""the""entry""on""the""certificate""of""title""to""which""it""
refers.""Indeed,""said""Section,""in""also""providing""that""the""annotation,""x""x""x""when""made""x""x""x""shall""bear""the""
same""date""x""x""x""as""the""entry,""may""be""said""to""contemplate"unspecified"intervals"of"time"occurring"between"the"
making"of"a"primary""entry""and""that""of""the""corresponding""annotation""on""the""certificate""of""title""without""
robbing"the"entry"of"the"effect"of"being"equivalent"to"registration."Neither,"therefore,""is""the""implication""in""the""
appealed""resolution""that""annotation""must""follow""entry""immediately"or"in"short"order"justified"by"the"language"of"
Section)56."
All"the"requisites"for"purposes"of"both"primary"entry"and"annotation"were"complied"with"by"the"DBP"
It""is,""furthermore,""admitted""that""the""requisite""registration""fees""were""fully""paid""and""that""the""certificate""of""
sale""was""registrable""on""its""face.""DBP,""therefore,""complied""with""all""that""was""required""of""it""for""purposes"on"
both"primary"entry"and"annotation"of"the"certificate"of"sale."It"cannot"be""blamed""that""annotation""could""not""be""
made""contemporaneously""with""the""entry""because"the"originals"of"the"subject"certificates"of"title"were"missing"and"
could"not"be""found,"since"it"had"nothing"to"do"with"their"safekeeping."If"anyone"was"responsible"for"failure"of"
annotation,"it"was"the"Register"of"Deeds"who"was"chargeable"with"the"keeping"and"custody"of"those"documents."
Current"doctrines"seems"to"be"that"entry"alone"produces"the"effect"of"registration"so"long"as"the"requisites"are"complied"
with"
Current"doctrine"thus"seems"to"be"that"entry"alone"produces"the"effect"of"registration,"whether"the"transaction"
entered"is"a"voluntary"or"an"involuntary"one,"so"long"as"the"registrant"has"complied"with"all"that"is"required"of"him"
for"purposes"of"entry"and"annotation,"and"nothing"more"remains"to"be"done"but"a"duty"incumbent"solely"on"the"
register"of"deeds."
ADRIAN%TAN%||%2A%
Luzon"Stevedoring"
Corporation"v."Land"
Registration"
Commission"
"
G.R."No."L[15680""""
"
May"30,"1962"
Payment"of"registration"fees"is"a"prerequisite"to"a"registration"of"documents."
Where,"as"in"the"present"case,"the"merger"agreement"involved"the"transfer"or"conveyance"of"the"properties"of"one"
party"in"favor"of"the"other,"said"merger"agreement"could"not"be"registered"unless"the"fees"for"its"registration"be"paid"
first."
Reason""for"payment"of"fees"
The"reason"for"the"payment"of"registration"fees"is"not"the"consideration"of"the"transfer"or"conveyance"of"the"
property"but"the"service"to"be"rendered"by"the"Registrar"of"Deeds."
Bel[Air"Village"
Association,"Inc."v."
Dionisio"
"
G.R."No."L[38354"""
"June"30,"1989"
Purchaser"bound"by"the"annotation"found"at"the"back"of"the"certificate"of"title"
Purchasers"of"a"registered"land"are"bound"by"the"annotations"found"at"the"back"of"the"certificate"of"title"covering"the"
subject"parcel"of"land."
When"the"petitioner"voluntarily"bought"the"subject"parcel"of"land"it"was"understood"that"he"took"the"same"free"of"all"
encumbrances"except"notations"at"the"back"of"the"certificate"of"title,"among"them,"that"he"automatically"becomes"a"
member"of"the"respondent"association."One"of"the"obligations"of"a"member"of"the"respondent"association"is"to"pay"
certain"amounts"for"the"operation"and"activities"of"the"association"which"is"being"collected"by"the"Board"of"
Governors."
L.P."Leviste"&"
Company,"Inc."v."
Noblejas"
"
G.R."No."L[28529"""
"
April"30,"1979"
"
Prior"adverse"claim"covering"a"different"property"cannot"affect"a"later"entry"
The"rule"is"that"between"two"involuntary"documents,"the"earlier"prevails."Ordinarily,"therefore,"a"prior"adverse"claim"
is"entitled"to"precedence"over"a"later"one."But"an"adverse"claim,"notwithstanding"its"prior"registration,"cannot"affect"
an"adverse"claim"on"a"different"lot."
Agreement"to"sell"must"be"registered"
Section)50)of)Act)496"expressly"provides"that"the"act"of"registration"shall"be"the"operative"act"to"convey"and"affect"
the"land."And"Section)55)of)the)same)Act"requires"the"presentation"of"the"owner's"duplicate"certificate"of"title"for"
the"registration"of"any"deed"or"voluntary"instrument."An"agreement"to"sell"involving"as"it"does"an"interest"less"than"
an"estate"in"fee"simple,"the"same"should"be"registered"by"filing"it"with"the"Register"of"Deeds"who,"in"turn,"makes"a"
brief"memorandum"thereof"upon"the"original"and"owner's"duplicate"certificate"of"title."
Reason"for"the"requiring"the"production"of"the"owner's"duplicate"certificate"in"the"registration"of"a"voluntary"instrument"
Being"a"willful"act"of"the"registered"owner,"it"is"presumed"that"he"is"interested"in"registering"the"instrument"and"
would"willingly"surrender,"present"or"produce"his"duplicate"certificate"of"title"to"the"Register"of"Deeds"in"order"to"
accomplish"such"registration."
Procedure"where"owner"refuses"to"surrender"duplicate"certificate"
Where"the"owner"refuses"to"surrender"it,"the"grantee"may"file"with"the"Register"of"Deeds"a"statement"setting"forth"
his"adverse"claim,"as"provided"for"in)Section)110)of)Act)496."In"such"a"case,"the"annotation"of"the"instrument"upon"
the"entry"book"is"sufficient"to"affect"the"real"estate"to"which"it"relates,"although"Section)72)of)Act)496"imposes"upon"
ADRIAN%TAN%||%2A%
the"Register"of"Deeds"the"duty"to"require"the"production"by"the"registered"owner"of"his"duplicate"certificate"for"the"
inscription"of"the"adverse"claim."
Purpose"of"adverse"claim"
it"is"a"measure"designed"to"protect"the"interest"of"a"person"over"the"piece"of"real"property"where"the"registration"of"
such"interest"or"right"is"NOT"OTHERWISE"PROVIDED"for"by"the"land"Registration"Act,"and"serves"as"a"notice"and"
warning"to"third"parties"dealing"with"said"property"that"someone"is"claiming"an"interest"on"the"same"or"a"better"right"
than"the"registered"owner"thereof."
When"special"remedy"of"adverse"claim"can"be"availed"of"
It"must"be"shown"that"there"is"no"other"provision"in"the"law"for"registration"of"the"claimant's"alleged"right"or"interest"
in"the"property."As"the"Land"Registration"Act"specifically"prescribes"the"procedure"for"registration"of"the"vendee's"
right"on"a"registered"property"(Section)57),"the"filing"of"an"adverse"claim"is"ineffective"for"the"purpose"of"protecting"
the"vendee's"right."
Adverse"claim,"when"ineffective"
Where"it"does"not"appear"that"the"vendee"registered"the"agreement"to"sell"under"Section)52)of)Act)496"nor"is"it"
shown"that"the"registered"owner"refused"to"surrender"the"duplicate"certification"or"the"annotation"of"said"
instrument;"instead,"the"vendee"merely"filed"an"adverse"claim"based"on"said"agreement"to"sell,"the"filing"of"the"
adverse"claim"is"ineffective"for"protecting"vendee's"right"or"interest"on"the"lot,"considering"that"Section)52)of)the)
Land)Registration)Act"prescribes"the"procedure"for"registration"of"interest"less"than"an"estate"in"fee"simple"
An"ineffective"adverse"claim"cannot"affect"subsequent"entry"
Where"the"adverse"claim"filed"by"the"vendee"is"not"valid"the"same"does"not"have"the"effect"of"a"conveyance"of"his"
right"or"interest"on"the"lot"and"could"not"prejudice"any"right"that"may"have"arisen"thereafter"in"favor"of"third"parties."
Consequently,"the"attachments"subsequently"entered"are"superior"to"that"acquired"by"the"vendee"and"will"have"to"
be"carried"over"to"the"new"title"to"be"issued"in"vendee's"favor."
ADRIAN%TAN%||%2A%
Roxas"v."Dinglasan"
"
G.R."No."L[27234""
"
May"30,"1969"
"
Intervenors"not"entitled"to"vindicate"ownership"of"land"in"question"because"non[registration"is"fatal."
The"complaint"in"intervention"was"to"vindicate"ownership"of"the"land"in"the"intervenors."The"deed"of"sale"involving"
the"parcel"of"land"covered"by"Certificate"of"Title"No."9125"in"the"name"of"the"vendor,"Felisa"Kalaw,"not"having"been"
registered,"the"said"intervenors"did"not"acquire"ownership"of"the"land."It"is"well"settled"that"in"case"of"sale"of"a"piece"
of"land"titled"under"the"Torrens"System,"it"is"the"act"of"registration,"and"not"tradition,"that"transfers"the"ownership"of"
the"land"sold."
Negligence"of"intervenors"in"instant"case"is"fatal"
As"the"vendor"did"not"deliver"to"the"intervenors"her"duplicate"certificate"of"title,"they"should"have"consulted"a"good"
lawyer"who"could"have"advised"them"to"protect"their"rights"by"filing"with"the"Office"of"the"Register"of"Deeds"an"
adverse"claim"under"Section)110)of)Act)No.)496,"as"amended."Had"they"filed"an"adverse"claim,"Pedro"Dinglasan"
would"not"have"been"able"to"obtain"cancellation"of"Felisa"Kalaw's"certificate"of"title"and"the"issuance"of"a"new"
transfer"certificate"of"title"in"his"name."They"were,"thus,"negligent"and"their"negligence"was"the"proximate"cause"of"
their"loss."
Validity"of"mortgage"in"instant"case"
Although"the"mortgagor,"Pedro"Dinglasan,"was"not"the"owner"of"the"property"mortgaged,"he"having"secured"title"
thereto"thru"fraud"or"falsification"of"a"public"document,"the"mortgage"was"valid"because"Leonora"T."Roxas,"the"
mortgagee,"was"an"innocent"mortgagee"for"value."She"relied"upon"the"mortgagor's"transfer"certificate"of"title"which"
according"to"the"Register"of"Deeds"was"genuine"and"free"from"any"objection."
Gatioan"v."Gaffud"
"
G.R."No."L[21953""
"
March"28,"1969"
"
"
Mortgagee"bank"not"in"good"faith"in"instant"case"
There"is"no"merit"to"the"contention"that"the"lower"court"should"have"declared"appellant"bank"an"innocent"
mortgagee"in"good"faith"and"for"value"as"regards"the"mortgages"executed"in"its"favor"by"the"defendant"spouses"and"
duly"annotated"on"their"OCT"P[6038"and"consequently,"the"said"mortgage"annotations"should"be"carried"over"to"and"
considered"as"incumbrances"on"the"land"covered"by"TCT"No."T["1212"of"appellee"which"is"the"same"identical"land"
covered"by"OCT"P["6038"of"the"defendants"spouses."Moreover,"it"is"a"matter"of"judicial"notice"that"before"a"bank"
grants"a"loan"on"the"security"of"land,"it"first"undertakes"a"careful"examination"of"the"title"of"the"applicant"as"well"as"a"
physical"and"on[the[spot"investigation"of"the"land"itself"offered"as"security."Undoubtedly,"had"appellant"bank"taken"
such"a"step"which"is"demanded"by"the"most"ordinary"prudence,"it"would"have"easily"discovered"the"flaw"in"the"title"
of"the"defendant"spouses;"and"if"it"did"not"conduct"such"examination"and"investigation,"it"must"be"held"to"be"guilty"
of"gross"negligence"in"granting"them"the"loans"in"question."In"either"case,"appellant"Bank"cannot"be"considered"as"a"
mortgagee"in"good"faith"within"the"contemplation"of"the"law."
ADRIAN%TAN%||%2A%
"
"
"
"
"
Development"Bank"
Mangawang"
"
G.R."No."L[18861"
"
June"30,"1964"
In"a"double"sale"of"land,"the"title"first"registered"is"valid"
Where"a"person"sells"the"same"land"to"two"different"persons"who"are"unaware"of"the"flaw"that"lies"in"its"title,"the"
law"adjudicates"the"property"to"the"purchaser"who"first"registers"the"transaction"in"his"name"in"the"registry"of"
property."
Bergado"v."Court"of"
Appeals"
"
G.R."No."84051"
"
May"19,"1989"
"
Doctrine"of"imprescriptibility"under"the"torrens"system"and"preference"of"buyer"who"first"registered"not"applicable"to"case"at"
bar."
The"principles"cited,"while"admittedly"correct,"are"nonetheless"not"applicable"to"the"case"at"bar."The"reason"is"that"
what"the"petitioners"registered"was"not"their"ownership"of"the"property"but"the"Escritura"de"Compraventa,"and"at"
that"only"in"1964,"thirty[six"years"after"it"was"executed"by"Marciana"Trinidad."The"most"she"conveyed"to"the"
petitioners'"parents"was"inchoate"ownership"as"she"herself"was"not"the"registered"owner."The"property"remained"in"
the"names"of"Trinidad's"parents;"no"transfer"certificate"of"title"had"been"issued"in"her"favor."Consequently,"no"
certificate"could"also"be"issued"in"the"petitioners'"names."Moreover,"the"petitioners"did"not"take"possession"of"the"
land"as"they"could"have"on"the"strength"of"the"Escritura"de"Compraventa."Worse,"they"permitted"the"PTA"and"later"
the"Republic"to"do"so"and"made"no"protest"at"all"until"1981."
For"double"sales,"ownership"vests"in"buyer"first"in"possession"of"property"in"good"faith"
In"the"view"of"the"Court,"the"most"telling"consideration"is"that"the"petitioners'"parents"did"not"immediately"take"
possession"of"the"property"upon"the"execution"by"Marciana"Trinidad"of"the"Escritura"de"Compraventa"in"1928."And"
neither"did"the"petitioners"themselves"when"their"parents"died."The"petitioners'"claim"is"that"they"were"ousted"from"
the"land"only"in"1979,"but"this"is"belied"by"the"buildings"and"other"constructions"already"erected"thereon"at"the"time"
by"the"PTA"and"the"government."Moreover,"the"petitioners"have"not"shown"that"they"had"paid"the"corresponding"
realty"taxes"on"the"land"during"any"of"the"years"they"were"supposedly"occupying"the"same."The"inscription"of"the"
Escritura"de"Compraventa"in"1964"produced"no"legal"effect"because"it"was"made"in"bad"faith."Ownership"should"
therefore"vest"in"the"respondent"Republic"of"the"Philippines"because"it"was"first"in"possession"of"the"property"in"
good"faith."
"
ADRIAN%TAN%||%2A%
ASSIGNMENT)#6)
)
I.
lien" is" not" claimed" on" all" the" land" in" any" certificate" of" title" a"
description"sufficiently"accurate"for"identification"of"the"land"or"
interest"intended"to"be"affected."A"restraining"order,"injunction"
or" mandamus" issued" by" the" court" shall" be" entered" and"
registered"on"the"certificate"of"title"affected,"free"of"charge.""
(
XXXX"
Section) 10." General' functions' of' Registers' of' Deeds." The" office"
of" the" Register" of" Deeds" constitutes" a" public" repository" of"
records" of" instruments" affecting" registered" or" unregistered"
lands" and" chattel" mortgages" in" the" province" or" city" wherein"
such"office"is"situated.""
It" shall" be" the" duty" of" the" Register" of" Deeds" to" immediately"
register" an" instrument" presented" for" registration" dealing" with"
real"or"personal"property"which"complies"with"all"the"requisites"
for"registration."He"shall"see"to"it"that"said"instrument"bears"the"
proper"documentary"and"science"stamps"and"that"the"same"are"
properly"canceled."If"the"instrument"is"not"registerable,"he"shall"
forthwith"deny"registration"thereof"and"inform"the"presentor"of"
such" denial" in" writing," stating" the" ground" or" reason" therefor,"
and"advising"him"of"his"right"to"appeal"by"consulta"in"accordance"
with"Section"117"of"this"Decree."
XXXX"
II.)INVOLUNTARY)DEALINGS"
Section)69."Attachments."An"attachment,"or"a"copy"of"any"writ,"
order"or"process"issued"by"a"court"of"record,"intended"to"create"
or" preserve" any" lien," status," right," or" attachment" upon"
registered" land," shall" be" filed" and" registered" in" the" Registry" of"
Deeds" for" the" province" or" city" in" which" the" land" lies," and," in"
addition" to" the" particulars" required" in" such" papers" for"
registration," shall" contain" a" reference" to" the" number" of" the"
certificate" of" title" to" be" affected" and" the" registered" owner" or"
owners" thereof," and" also" if" the" attachment," order," process" or"
%
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Section) 70."Adverse'claim."Whoever"claims"any"part"or"interest"
in" registered" land" adverse" to" the" registered" owner," arising"
subsequent" to" the" date" of" the" original" registration," may," if" no"
other"provision"is"made"in"this"Decree"for"registering"the"same,"
make"a"statement"in"writing"setting"forth"fully"his"alleged"right"
or" interest," and" how" or" under" whom" acquired," a" reference" to"
the" number" of" the" certificate" of" title" of" the" registered" owner,"
the"name"of"the"registered"owner,"and"a"description"of"the"land"
in"which"the"right"or"interest"is"claimed."
The"statement"shall"be"signed"and"sworn"to,"and"shall"state"the"
adverse" claimant's" residence," and" a" place" at" which" all" notices"
may" be" served" upon" him." This" statement" shall" be" entitled" to"
registration" as" an" adverse" claim" on" the" certificate" of" title." The"
adverse"claim"shall"be"effective"for"a"period"of"thirty"days"from"
the" date" of" registration." After" the" lapse" of" said" period," the"
annotation" of" adverse" claim" may" be" canceled" upon" filing" of" a"
verified" petition" therefor" by" the" party" in" interest:" Provided,"
however,"that"after"cancellation,"no"second"adverse"claim"based"
on"the"same"ground"shall"be"registered"by"the"same"claimant."
Before" the" lapse" of" thirty" days" aforesaid," any" party" in" interest"
may"file"a"petition"in"the"Court"of"First"Instance"where"the"land"
is" situated" for" the" cancellation" of" the" adverse" claim," and" the"
court" shall" grant" a" speedy" hearing" upon" the" question" of" the"
validity"of"such"adverse"claim,"and"shall"render"judgment"as"may"
be" just" and" equitable." If" the" adverse" claim" is" adjudged" to" be"
invalid,"the"registration"thereof"shall"be"ordered"canceled."If,"in"
any"case,"the"court,"after"notice"and"hearing,"shall"find"that"the"
adverse" claim" thus" registered" was" frivolous," it" may" fine" the"
claimant" in" an" amount" not" less" than" one" thousand" pesos" nor"
more" than" five" thousand" pesos," in" its" discretion." Before" the"
lapse" of" thirty" days," the" claimant" may" withdraw" his" adverse"
claim" by" filing" with" the" Register" of" Deeds" a" sworn" petition" to"
that"effect.""
Section)71."Surrender'of'certificate'in'involuntary'dealings."If"an"
attachment"or"other"lien"in"the"nature"of"involuntary"dealing"in"
registered"land"is"registered,"and"the"duplicate"certificate"is"not"
presented" at" the" time" of" registration," the" Register" of" Deeds"
shall," within" thirtyMsix" hours" thereafter," send" notice" by" mail" to"
the" registered" owner," stating" that" such" paper" has" been"
registered,"and"requesting"him"to"send"or"produce"his"duplicate"
certificate" so" that" a" memorandum" of" the" attachment" or" other"
lien" may" be" made" thereon." If" the" owner" neglects" or" refuses" to"
comply" within" a" reasonable" time," the" Register" of" Deeds" shall"
report" the" matter" to" the" court," and" it" shall," after" notice," enter"
an"order"to"the"owner,"to"produce"his"certificate"at"a"time"and"
place" named" therein," and" may" enforce" the" order" by" suitable"
process."
Section) 72." Dissolution," etc." of" attachments," etc." Attachments"
and" liens" of" every" description" upon" registered" land" shall" be"
continued," reduced," discharged" and" dissolved" by" any" method"
sufficient" in" law," and" to" give" effect" to" the" continuance,"
reduction," discharge" or" dissolution" thereof" the" certificate" or"
other" instrument" for" that" purpose" shall" be" registered" with" the"
Register"of"Deeds."
Section)73."Registration"of"orders"of"court,"etc."If"an"attachment"
is" continued," reduced," dissolved," or" otherwise" affected" by" an"
order," decision" or" judgment" of" the" court" where" the" action" or"
proceedings" in" which" said" attachment" was" made" is" pending" or"
by"an"order"of"a"court"having"jurisdiction"thereof,"a"certificate"of"
the"entry"of"such"order,"decision"or"judgment"from"the"clerk"of"
%
ADRIAN%TAN%||%2A%
court" or" the" judge" by" which" such" decision," order" or" judgment"
has" been" rendered" and" under" the" seal" of" the" court," shall" be"
entitled" to" be" registered" upon" presentation" to" the" Register" of"
Deeds.""
Section) 74." Enforcement' of' liens' on' registered' land." Whenever"
registered"land"is"solved"on"execution,"or"taken"or"sold"for"taxes"
or" for" any" assessment" or" to" enforce" a" lien" of" any" character," or"
for" any" costs" and" charges" incident" to" such" liens," any" execution"
or"copy"of"execution,"any"officer's"return,"or"any"deed,"demand,"
certificate,"or"affidavit,"or"other"instrument"made"in"the"course"
of"the"proceedings"to"enforce"such"liens"and"required"by"law"to"
be" recorded," shall" be" filed" with" the" Register" of" Deeds" of" the"
province" or" city" where" the" land" lies" and" registered" in" the"
registration" book," and" a" memorandum" made" upon" the" proper"
certificate"of"title"in"each"case"as"lien"or"encumbrance."
Section) 75." Application' for' new' certificate' upon' expiration' of'
redemption' period." Upon" the" expiration" of" the" time," if" any,"
allowed" by" law" for" redemption" after" registered" land" has" been"
sold"on"execution"taken"or"sold"for"the"enforcement"of"a"lien"of"
any" description," except" a" mortgage" lien," the" purchaser" at" such"
sale" or" anyone" claiming" under" him" may" petition" the" court" for"
the"entry"of"a"new"certificate"of"title"to"him."
Before" the" entry" of" a" new" certificate" of" title," the" registered"
owner"may"pursue"all"legal"and"equitable"remedies"to"impeach"
or"annul"such"proceedings."
Section) 76." Notice' of' lis' pendens." No" action" to" recover"
possession"of"real"estate,"or"to"quiet"title"thereto,"or"to"remove"
clouds" upon" the" title" thereof," or" for" partition," or" other"
proceedings" of" any" kind" in" court" directly" affecting" the" title" to"
land"or"the"use"or"occupation"thereof"or"the"buildings"thereon,"
and" no" judgment," and" no" proceeding" to" vacate" or" reverse" any"
judgment,"shall"have"any"effect"upon"registered"land"as"against"
persons" other" than" the" parties" thereto," unless" a" memorandum"
or"notice"stating"the"institution"of"such"action"or"proceeding"and"
the" court" wherein" the" same" is" pending," as" well" as" the" date" of"
the"institution"thereof,"together"with"a"reference"to"the"number"
of" the" certificate" of" title," and" an" adequate" description" of" the"
land"affected"and"the"registered"owner"thereof,"shall"have"been"
filed"and"registered.""
Section)77."Cancellation'of'lis'pendens."Before"final"judgment,"a"
notice"of"lis"pendens"may"be"canceled"upon"order"of"the"court,"
after" proper" showing" that" the" notice" is" for" the" purpose" of"
molesting" the" adverse" party," or" that" it" is" not" necessary" to"
protect"the"rights"of"the"party"who"caused"it"to"be"registered."It"
may" also" be" canceled" by" the" Register" of" Deeds" upon" verified"
petition"of"the"party"who"caused"the"registration"thereof."
At" any" time" after" final" judgment" in" favor" of" the" defendant," or"
other" disposition" of" the" action" such" as" to" terminate" finally" all"
rights" of" the" plaintiff" in" and" to" the" land" and/or" buildings"
involved," in" any" case" in" which" a" memorandum" or" notice" of" lis"
pendens" has" been" registered" as" provided" in" the" preceding"
section," the" notice" of" lis" pendens" shall" be" deemed" canceled"
upon" the" registration" of" a" certificate" of" the" clerk" of" court" in"
which"the"action"or"proceeding"was"pending"stating"the"manner"
of"disposal"thereof."
CHAPTER) VI.) REGISTRATION) OF) JUDGMENTS;) ORDERS;)
PARTITIONS"
Section) 78." Judgment' for' Plaintiff." Whenever" in" any" action" to"
recover" possession" or" ownership" of" real" estate" or" any" interest"
therein" affecting" registered" land" judgment" is" entered" for" the"
plaintiff," such" judgment" shall" be" entitled" to" registration" on"
presentation"of"a"certificate"of"the"entry"thereof"from"the"clerk"
of"court"where"the"action"is"pending"to"the"Register"of"Deeds"for"
the" province" or" city" where" the" land" lies," who" shall" enter" a"
memorandum"upon"the"certificate"of"title"of"the"land"to"which"
such"judgment"relates."If"the"judgment"does"not"apply"to"all"the"
land" described" in" the" certificate" of" title," the" certificate" of" the"
clerk" of" the" court" where" the" action" is" pending" and" the"
%
ADRIAN%TAN%||%2A%
memorandum"entered"by"the"Register"of"Deeds"shall"contain"a"
description"of"the"land"affected"by"the"judgment.""
Section) 79." Judgment' adjudicating' ownership." When" in" any"
action" to" recover" the" ownership" of" real" estate" or" an" interest"
therein" execution" has" been" issued" in" favor" of" the" plaintiff," the"
latter" shall" be" entitled" to" the" entry" of" a" new" certificate" of" title"
and" to" the" cancellation" of" the" original" certificate" and" owner's"
duplicate" of" the" former" registered" owner." If" the" registered"
owner" neglects" or" refuses" within" a" reasonable" time" after"
request" of" the" plaintiff" to" produce" his" duplicate" certificate" in"
order" that" the" same" may" be" canceled," the" court" shall," on"
application" and" after" notice," enter" an" order" to" the" owner" to"
produce" his" certificate" at" the" time" and" place" designated," and"
may"enforce"the"order"by"suitable"process."
Section)80."Execution'of'deed'by'virtue'of'judgment."Every"court"
rendering"judgment"in"favor"of"the"plaintiff"affecting"registered"
land" shall," upon" petition" of" said" plaintiff," order" and" parties"
before" it" to" execute" for" registration" any" deed" or" instrument"
necessary" to" give" effect" to" the" judgment," and" shall" require" the"
registered" owner" to" deliver" his" duplicate" certificate" to" the"
plaintiff"or"to"the"Register"of"Deeds"to"be"canceled"or"to"have"a"
memorandum"annotated"upon"it."In"case"the"person"required"to"
execute" any" deed" or" other" instrument" necessary" to" give" effect"
to"the"judgment"is"absent"from"the"Philippines,"or"is"a"minor,"or"
insane," or" for" any" reason" not" amenable" to" the" process" of" the"
court"rendering"the"judgment,"said"court"may"appoint"a"suitable"
person" as" trustee" to" execute" such" instrument" which," when"
executed,"shall"be"entitled"to"registration."
Section) 81." Judgment' of' partition." In" proceedings" for" partition"
of" registered" land," after" the" entry" of" the" final" judgment" of"
partition,"a"copy"of"such"final"judgment,"certified"by"the"clerk"of"
the" court" rendering" the" same," shall" be" filed" and" registered;"
thereupon,"if"the"land"is"set"of"to"the"owners"in"severalty,"each"
owner"shall"be"entitled"to"have"his"certificate"entered"showing"
the"share"set"off"to"him"in"severalty,"and"to"receive"an"owner's"
duplicate"thereof.""
If"the"land"is"ordered"by"the"court"to"be"sold,"the"purchaser"or"
his" assigns" shall" be" entitled" to" certificate" of" title" entered" in" his"
or"their"favor"upon"presenting"a"certified"copy"of"the"judgment"
confirming"the"sale."
In"case"the"land"is"ordered"by"the"court"to"be"assigned"to"one"of"
the"parties"upon"payment"to"the"others"of"the"sum"ordered"by"
the"court,"the"party"to"whom"the"land"is"thus"assigned"shall"be"
entitled" to" have" a" certificate" of" title" entered" in" his" favor" upon"
presenting"a"certified"copy"of"the"judgment:"Provided,"however,"
that" any" new" certificate" entered" in" pursuance" of" partition"
proceedings," whether" by" way" of" setMoff" or" of" assignment" or" of"
sale," shall" contain" a" reference" memorandum" to" the" final"
judgment"of"partition,"and"shall"be"conclusive"as"to"the"title"to"
the" same" extent" and" against" the" same" persons" as" such"
judgment" is" made" conclusive" by" the" laws" applicable" thereto:"
and" provided," further," that" any" person" holding" such" certificate"
of"title"or"a"transfer"thereof"shall"have"the"right"to"petition"the"
court" at" any" time" to" cancel" the" memorandum" relating" to" such"
judgment"or"order"and"the"court,"after"notice"and"hearing,"may"
grant"the"petition."Such"certificate"shall"thereafter"be"conclusive"
in"the"same"manner"and"to"the"same"extent"as"other"certificates"
of"title."
Section) 82." Registration' of' prior' registered' mortgaged' or' lease'
on'partitioned'property."If"a"certified"copy"of"a"final"judgment"or"
decree"of"partition"is"presented"and"it"appears"that"a"mortgage"
or"lease"affecting"a"specific"portion"or"an"undivided"share"of"the"
premises"had"previously"been"registered,"the"Register"of"Deeds"
shall"carry"over"such"encumbrance"on"the"certificate"of"title"that"
may"be"issued."
Section) 83." Notice' of' insolvency." Whenever" proceeding" in"
bankruptcy" or" insolvency," or" analogous" proceedings," are"
instituted"against"a"debtor"who"owns"registered"land,"it"shall"be"
%
ADRIAN%TAN%||%2A%
the" duty" of" the" officer" serving" the" notice" of" the" institution" of"
such"proceedings"on"the"debtor"to"file"a"copy"thereof"with"the"
office"of"the"Register"of"Deeds"for"the"province"or"city"where"the"
land"of"the"debtor"lies."The"assignee"or"trustee"appointed"by"the"
court"in"such"proceedings"shall"be"entitled"to"the"entry"of"a"new"
certificate" of" the" registered" land" of" the" debtor" or" bankrupt,"
upon"presenting"and"filing"a"certified"copy"of"the"assignment"in"
insolvency" or" order" or" adjudication" in" bankruptcy" with" the"
insolvent's" or" bankrupt's" duplicate" certificate" of" title;" but" the"
new"certificate"shall"state"that"it"is"entered"to"him"as"assignee"in"
insolvency"or"trustee"in"bankruptcy"or"other"proceedings,"as"the"
case"may"be.""
Section)84."Judgment'or'order'vacating'insolvency'proceedings."
Whenever"any"of"the"proceedings"of"the"character"named"in"the"
preceding" section" against" a" registered" owner," of" which" notice"
has"been"registered,"is"vacated"by"judgment,"a"certified"copy"of"
the" judgment" or" order" may" be" registered." Where" a" new"
certificate" has" been" entered" in" the" name" of" the" assignee" or"
trustee," such" certificate" shall" be" surrendered" for" cancellation"
and"forthwith"the"debtor"shall"be"entitled"to"the"entry"of"a"new"
certificate"to"him."
Section) 85." Land' taken' by' eminent' domain." Whenever" any"
registered"land,"or"interest"therein,"is"expropriated"or"taken"by"
eminent" domain," the" National" Government," province," city,"
municipality," or" any" other" agency" or" instrumentality" exercising"
such" right" shall" file" for" registration" in" the" proper" Registry" a"
certified"copy"of"the"judgment"which"shall"state"definitely,"by"an"
adequate" description," the" particular" property" or" interest"
expropriated," the" number" of" the" certificate" of" title," and" the"
nature"of"the"public"use."A"memorandum"of"the"right"or"interest"
taken"shall"be"made"on"each"certificate"of"title"by"the"Register"of"
Deeds,"and"where"the"fee"simple"title"is"taken,"a"new"certificate"
shall" be" issued" in" favor" of" the" National" Government," province,"
city," municipality," or" any" other" agency" or" instrumentality"
exercising" such" right" for" the" land" so" taken." The" legal" expenses"
incident" to" the" memorandum" of" registration" or" issuances"

incident" to" the" memorandum" of" registration" or" issuance" of" a"
new" certificate" shall" be" for" the" account" of" the" authority" taking"
the"land"or"interest"therein."
Section) 86." Extrajudicial' settlement' of' estate." When" a" deed" of"
extrajudicial" settlement" has" been" duly" registered," the" Register"
of" Deeds" shall" annotate" on" the" proper" title" the" twoMyear" lien"
mentioned" in" Section" 4" of" Rule" 74" of" the" Rules" of" Court." Upon"
the" expiration" of" the" twoMyear" period" and" presentation" of" a"
verified"petition"by"the"registered"heirs,"devisees"or"legatees"or"
any" other" party" in" interest" that" no" claim" or" claims" of" any"
creditor,"heir"or"other"person"exist,"the"Register"of"Deeds"shall"
cancel"the"twoMyear"lien"noted"on"the"title"without"the"necessity"
of" a" court" order." The" verified" petition" shall" be" entered" in" the"
Primary" Entry" Book" and" a" memorandum" thereof" made" on" the"
title.""
No" deed" of" extrajudicial" settlement" or" affidavit" of" adjudication"
shall"be"registered"unless"the"fact"of"extrajudicial"settlement"or"
adjudication" is" published" once" a" week" for" three" consecutive"
weeks"in"a"newspaper"of"general"circulation"in"the"province"and"
proof"thereof"is"filed"with"the"Register"of"Deeds."The"proof"may"
consist"of"the"certification"of"the"publisher,"printer,"his"foreman"
or" principal" clerk," or" of" the" editor," business" or" advertising"
manager"of"the"newspaper"concerned,"or"a"copy"of"each"week's"
issue"of"the"newspaper"wherein"the"publication"appeared."
Section) 87." Filing' of' letters' of' administration' and' will." Before"
the"executor"or"administrator"of"the"estate"of"a"deceased"owner"
of"registered"land"may"deal"with"the"same,"he"shall"file"with"the"
office"of"the"Register"of"Deeds"a"certified"copy"of"his"letters"of"
administration"or"if"there"is"a"will,"a"certified"copy"thereof"and"
the" order" allowing" the" same," together" with" the" letters"
testamentary"or"of"administration"with"the"will"annexed,"as"the"
case"may"be,"and"shall"produce"the"duplicate"certificate"of"title,"
and" thereupon" the" Register" of" Deeds" shall" enter" upon" the"
%
ADRIAN%TAN%||%2A%
certificate" a" memorandum" thereof," making" reference" to" the"

letters"and/or"will"by"their"file"number,"and"the"date"of"filing"the"
same."
Section)88."Dealings'by'administering'subject'to'court'approval."
After"a"memorandum"of"the"will,"if"any,"and"order"allowing"the"
same,"and"letters"testamentary"or"letters"of"administration"have"
been" entered" upon" the" certificate" of" title" as" hereinabove"
provided," the" executor" or" administrator" may" alienate" or"
encumber" registered" land" belonging" to" the" estate," or" any"
interest" therein," upon" approval" of" the" court" obtained" as"
provided"by"the"Rules"of"Court.""
Section)89."Land'devised'to'executor."When"it"appears"by"will,"a"
certified" copy" of" which" with" letters" testamentary" had" already"
been" filed" as" provided" in" this" Decree," that" registered" land" is"
devised"to"the"executor"to"his"own"use,"or"upon"some"trust,"the"
executor" may" have" the" land" transferred" to" himself" upon" the"
register"in"like"manner"and"subject"to"like"terms"and"conditions"
and"to"like"rights"as"in"the"case"of"a"transfer"pursuant"to"a"deed"
filed"in"the"office"of"the"Register"of"Deeds."
XXXX"
Section) 113." Recording' of' instruments' relating' to' unregistered'
lands.'See'ASSIGNMENT)#5)
XXXX"
CHAPTER)XV.)CONSULTAS"
Section)117."Procedure."When"the"Register"of"Deeds"is"in"doubt"
with"regard"to"the"proper"step"to"be"taken"or"memorandum"to"
be" made" in" pursuance" of" any" deed," mortgage" or" other"
instrument" presented" to" him" for" registration," or" where" any"
party" in" interest" does" not" agree" with" the" action" taken" by" the"
Register" of" Deeds" with" reference" to" any" such" instrument," the"
question" shall" be" submitted" to" the" Commissioner" of" Land"
Registration"by"the"Register"of"Deeds,"or"by"the"party"in"interest"
thru"the"Register"of"Deeds.""
Where" the" instrument" is" denied" registration," the" Register" of"

Deeds" shall" notify" the" interested" party" in" writing," setting" forth"
the"defects"of"the"instrument"or"legal"grounds"relied"upon,"and"
advising"him"that"if"he"is"not"agreeable"to"such"ruling,"he"may,"
without"withdrawing"the"documents"from"the"Registry,"elevate"
the"matter"by"consulta"within"five"days"from"receipt"of"notice"of"
the" denial" of" registration" to" the" Commissioner" of" Land"
Registration."
The" Register" of" Deeds" shall" make" a" memorandum" of" the"
pending" consulta" on" the" certificate" of" title" which" shall" be"
canceled" motu" proprio" by" the" Register" of" Deeds" after" final"
resolution" or" decision" thereof," or" before" resolution," if"
withdrawn"by"petitioner."
The" Commissioner" of" Land" Registration," considering" the"
consulta" and" the" records" certified" to" him" after" notice" to" the"
parties"and"hearing,"shall"enter"an"order"prescribing"the"step"to"
be"taken"or"memorandum"to"be"made."His"resolution"or"ruling"
in"consultas"shall"be"conclusive"and"binding"upon"all"Registers"of"
Deeds," provided," that" the" party" in" interest" who" disagrees" with"
the"final"resolution,"ruling"or"order"of"the"Commissioner"relative"
to" consultas" may" appeal" to" the" Court" of" Appeals" within" the"
period"and"in"manner"provided"in"Republic"Act"No."5434.)
XXXX"
"
(
ADRIAN%TAN%||%2A%
II.
CASE(DOCTRINE(
CASE)
Director"of"Lands"v."
Ababa"
"
G.R."No."LM26096"
"
February"27,"1979"
DOCTRINE)
Registration"of"interest"or"adverse"claim"is"allowed"(Section)110)"
An"adverse"claim"may"be"registered"only"by"whoever"claims"any"part"or"interest"in"registered"land"adverse"to"the"
registered"owner,"arising"subsequent"to"the"date"of"the"original"registration,"if"no"other"provision"is"made"in"this"Act)
(496)"for"registering"the"same."A"contract"for"a"contingent"fee"being"valid,"it"vested"in"the"adverseMclaimant"an"
interest"or"right"over"the"lots"in"question"to"the"extent"of"oneMhalf"thereof."The"interest"become"vested"in"adverseM
claimant"after"the"case"was"won"on"appeal"because"only"then"did"the"assignment"of"the"one"half"portion"of"the"lots"
in"question"became"effective"and"binding."Since"the"interest"or"claim"of"counsel"in"the"lots"in"question"arose"long"
after"the"original"registration,"there"is"no"other"provision"of"the"Land)Registration)Act)under"which"the"interest"or"
claim"may"be"registered"except"as"an"adverse"claim"under"Section)110)of)the)Act."The"interest"or"claim"cannot"be"
registered"as"an"attorney's"charging"lien."There"being"substantial"compliance"with"Section)110)of)Act)496,"the"
registration"of"the"adverse"claim"is"valid."Being"valid,"its"registration"should"not"be"canceled"because"it"is"only"when"
such"claim"is"found"unmeritorious"that"the"registration"thereof"may"be"canceled."
Effect"of"adverse"claim"
The"annotation"of"an"adverse"claim"is"an"measure"designed"to"protect"the"interest"of"a"person"over"a"piece"of"real"
property"where"the"registration"of"such"interest"or"right"is"NOT"OTHERWISE"PROVIDED"for"by"the"Land"Registration"
Act,"and"serves"as"a"notice"and"warning"to"third"parties"dealing"with"said"property"that"someone"is"claiming"an"
interest"in"the"same"or"a"better"right"than"the"registered"owner"thereof."
Scope"of"Rule)138,)Section)37"
A"charging"lien"under"Section)37,)Rule)138)of)the)Revised)Rules)of)Court"is"limited"only"to"money"judgments"and"not"
to"judgments"for"the"annulment"of"a"contract"or"for"delivery"of"real"property."
ADRIAN%TAN%||%2A%
Sajonas"v."CA"
"
G.R."No."102377"
"
July"5,"1996"
Under"the"Torrens"system,"registration"is"the"operative"act"which"gives"validity"to"the"transfer"or"creates"a"lien"upon"the"
land."How"to"register"adverse"claim:"
Such"notice"is"registered"by"filing"a"sworn"statement"with"the"Register"of"Deeds"of"the"province"where"the"property"
is"located,"setting"forth"the"basis"of"the"claimed"right"together"with"other"data"pertinent"thereto."
One"who"buys"without"checking"the"vendors"title"takes"all"the"risks"and"losses"consequent"to"such"failure"
While"it"is"true"that"under"the"provisions"of"the"Property"Registration"Decree,"deeds"of"conveyance"of"property"
registered"under"the"system,"or"any"interest"therein"only"take"effect"as"a"conveyance"to"bind"the"land"upon"its"
registration,"and"that"a"purchaser"is"not"required"to"explore"further"than"what"the"Torrens"title,"upon"its"face,"
indicates"in"quest"for"any"hidden"defect"or"inchoate"right"that"may"subsequently"defeat"his"right"thereto,"
nonetheless,"this"rule"is"not"absolute."Thus,"one"who"buys"from"the"registered"owner"need"not"have"to"look"behind"
the"certificate"of"title,"he"is,"nevertheless,"bound"by"the"liens"and"encumbrances"annotated"thereon."One"who"buys"
without"checking"the"vendors"title"takes"all"the"risks"and"losses"consequent"to"such"failure."
Cancellation"of"the"adverse"claim"is"still"necessary"to"render"it"ineffective,"otherwise"the"inscription"will"remain"annotated"
and"shall"continue"as"a"lien"upon"the"property"
Construing"the"provision"as"a"whole"would"reconcile"the"apparent"inconsistency"between"the"portions"of"the"law"
such"that"the"provision"on"cancellation"of"adverse"claim"by"verified"petition"would"serve"to"qualify"the"provision"on"
the"effectivity"period."The"law,"taken"together,"simply"means"that"the"cancellation"of"the"adverse"claim"is"still"
necessary"to"render"it"ineffective,"otherwise,"the"inscription"will"remain"annotated"and"shall"continue"as"a"lien"upon"
the"property."For"if"the"adverse"claim"has"already"ceased"to"be"effective"upon"the"lapse"of"said"period,"its"
cancellation"is"no"longer"necessary"and"the"process"of"cancellation"would"be"a"useless"ceremony."
To"interpret"the"effectivity"period"of"the"adverse"claim"as"absolute"and"without"qualification"limited"to"thirty"days"defeats"
the"very"purpose"for"which"the"statute"provides"for"the"remedy"of"an"inscription"of"adverse"claim"
To"interpret"the"effectivity"period"of"the"adverse"claim"as"absolute"and"without"qualification"limited"to"thirty"days"
defeats"the"very"purpose"for"which"the"statute"provides"for"the"remedy"of"an"inscription"of"adverse"claim,"as"the"
annotation"of"an"adverse"claim"is"a"measure"designed"to"protect"the"interest"of"a"person"over"a"piece"of"real"
property"where"the"registration"of"such"interest"or"right"is"not"otherwise"provided"for"by"the"Land)Registration)Act"
or"Act)496"(now"P.D.)1529"or"the"Property)Registration)Decree),"and"serves"as"a"warning"to"third"parties"dealing"
with"said"property"that"someone"is"claiming"an"interest"on"the"same"or"a"better"right"than"the"registered"owner."
A"notice"of"levy"cannot"prevail"over"an"existing"adverse"claim"inscribed"on"the"certificate"of"title"
In"sum,"the"disputed"inscription"of"adverse"claim"on"the"Transfer"Certificate"of"Title"No."NM79073"was"still"in"effect"on"
February"12,"1985"when"Quezon"City"Sheriff"Roberto"Garcia"annotated"the"notice"of"levy"on"execution"thereto."
Consequently,"he"is"charged"with"knowledge"that"the"property"sought"to"be"levied"upon"on"execution"was"
encumbered"by"an"interest"the"same"as"or"better"than"that"of"the"registered"owner"thereof."Such"notice"of"levy"
cannot"prevail"over"the"existing"adverse"claim"inscribed"on"the"certificate"of"title"in"favor"of"the"petitioners."
ADRIAN%TAN%||%2A%
Tanchoco"v."Aquino"
"
G.R."No."LM30670"
"
September"15,"1987"
Nature"of"Notice"of"Lis"Pendens"
The"doctrine"of"lis"pendens"is"founded"upon"reason"of"public"policy"and"necessity,"the"purpose"of"which"is"to"keep"
the"subject"matter"of"the"litigation"within"the"power"of"the"court"until"the"judgment"or"decree"shall"have"been"
entered;"otherwise,"by"successive"alienations"pending"the"litigation,"its"judgment"or"decree"shall"be"rendered"
abortive"and"impossible"of"execution."Purchasers"pendente"lite"of"the"property"subject"of"the"litigation"after"the"
notice"of"lis"pendens"is"inscribed"in"the"Office"of"the"Register"of"Deeds"are"bound"by"the"judgment"against"their"
predecessors.".".".".""Without"a"notice"of"lis"pendens,"a"third"party"who"acquires"the"property"after"relying"only"on"the"
Certificate"of"Title"would"be"deemed"a"purchaser"in"good"faith."Against"such"third"party,"the"supposed"rights"of"
petitioner"cannot"be"enforced,"because"the"former"is"not"bound"by"the"property"owner's"undertakings"not"
annotated"in"the"TCT."
Once"annotated"upon"the"original"copy,"the"notice"of"lis"pendens"is""an"announcement"to"the"whole"world"that"a"
particular"real"property"is"in"litigation,"serving"as"a"warning"that"one"who"acquires"an"interest"over"said"property"
does"so"at"his"own"risk,"or"that"he"gambles"on"the"result"of"the"litigation"over"said"property""
Purchasers"of"a"registered"land"are"bound"by"the"annotations"found"at"the"back"of"the"certificate"of"title"covering"the"subject"
parcel"of"land"
When"petitioners"purchased"subject"lot,"there"was"at"the"back"of"the"TCT"an"annotation"of"a"notice"of"lis"pendens"in"
favor"of"Donato"Lajom."Petitioner"Pastor"Tanchoco"who"holds"office"as"Asst."Provincial"Fiscal"of"Nueva"Ecija"could"not"
have"missed"the"import"of"such"annotation."It"was"an"announcement"to"the"whole"world"that"a"particular"real"
property"is"in"litigation,"serving"as"a"warning"that"one"who"acquires"an"interest"over"said"property"does"so"at"his"own"
risk,"or"that"he"gambles"on"the"result"of"the"litigation"over"said"property."Since"petitioners"herein"bought"the"land"in"
question"with"the"knowledge"of"the"existing"encumbrances"thereon,"they"cannot"invoke"the"right"of"purchasers"in"
good"faith,"and"they"cannot"likewise"have"acquired"better"rights"than"those"of"their"predecessors"in"interest"
Sarmiento"v."Ortiz"
"
G.R."No."LM18583"
"
January"31,"1964"
Cancellation"of"lis"pendens"is"within"the"discretionary"power"of"the"court"
A"trial"court"has"the"discretionary"power,"in"the"exercise"of"which"it"cannot"be"charged"with"abuse,"to"order"the"
cancellation"of"a"notice"of"lis"pendens"under"peculiar"circumstances,"as"for"instance,"where"the"evidence"so"far"
presented"by"the"party"who"applied"therefor"does"not"bear"out"the"main"allegations"of"his"pleading"and"he"has"
unnecessarily"delayed"the"determination"of"the"case"to"the"prejudice"of"the"owner"affected."
When"cancellation"order"improper"
A"trial"court"commits"grave"abuse"of"discretion"in"ordering"the"cancellation"of"a"notice"of"lis"pendens"on"a"certificate"
of"title"where"there"was"no"unnecessary"delay"attributable"to"plaintiff"and"his"counsel"in"the"resolution"of"the"main"
case"for"annulment"of"said"certificate;"especially"when"such"cancellation"was"ordered"without"notice"to"plaintiff's"
counsel."
ADRIAN%TAN%||%2A%
Magdalena"
Homeowners"
Association,"Inc."v."
Court"of"Appeals"
"
G.R."No."LM60323"""
"
April"17,"1990"
"
Notice"of"Lis"Pendens"
The"notice"of"lis"pendens""i.e.,"that"real"property"is"involved"in"an"action""is"ordinarily"recorded"without"the"
intervention"of"the"court"where"the"action"is"pending."The"notice"is"but"an"incident"in"an"action,"an"extrajudicial"one,"
to"be"sure."It"does"not"affect"the"merits"thereof."It"is"intended"merely"to"constructively"advise,"or"warn,"all"people"
who"deal"with"the"property"that"they"so"deal"with"it"at"their"own"risk,"and"whatever"rights"they"may"acquire"in"the"
property"in"any"voluntary"transaction"are"subject"to"the"results"of"the"action,"and"may"well"be"inferior"and"
subordinate"to"those"which"may"be"finally"determined"and"laid"down"therein."The"cancellation"of"such"a"
precautionary"notice"is"therefore"also"a"mere"incident"in"the"action,"and"may"be"ordered"by"the"Court"having"
jurisdiction"of"it"at"any"given"time."And"its"continuance"or"removal""like"the"continuance"or"removal"of"a"
preliminary"attachment"or"injunction"is"not"contingent"on"the"existence"of"a"final"judgment"in"the"action,"and"
ordinarily"has"no"effect"on"the"merits"thereof."
Grounds"for"cancellation"even"before"final"judgment"
A"notice"of"lis"pendens"may"be"cancelled"upon"order"of"the"court,""after"proper"showing"that"the"notice"is"for"the"
purpose"of"molesting"the"adverse"party,"or"that"it"is"not"necessary"to"protect"the"rights"of"the"party"who"caused"it"to"
be"recorded."The"Court"of"Appeals"found"as"a"fact"that"the"case"had"dragged"on"and"had"been"unnecessarily"
prolonged"by"repeated"amendments"of"the"complaints"by"the"plaintiffs,"and"that"the"circumstances"on"record"
justified"the"conclusion"that"the"annotation"of"the"notice"of"lis"pendens"was"intended"to"molest"and"harass"the"
defendants."That"determination,"and"the"conclusion"that"Presidential)Decree)No.)1529""authorizes"the"cancellation"
of"notices"of"lis"pendens"before"final"judgment"upon"order"of"the"Court,"upon"the"grounds"previously"mentioned,""
are"not"whimsical"or"capricious,"despotic,"arbitrary"or"oppressive"in"the"premises"so"as"to"call"for"correction"by"the"
extraordinary"remedy"of"certiorari."
Tirado"v."Sevilla"
"
G.R."No."84201""""
"
August"3,"1990"
Purpose"of"filing"of"Notice"of"Lis"Pendens"
The"purpose"of"filing"notice"of"lis"pendens"is"to"charge"strangers"with"notice"of"the"particular"litigation"referred"to"in"
the"notice;"and"if"the"notice"is"effective,"a"third"person"who"acquires"the"property"affected"by"the"lis"pendens"takes"
the"same"subject"to"the"eventuality"of"the"litigation."But"when"the"adverse"right"fails"in"such"litigation,"the"lis"
pendens"loses"its"efficacy."
While"the"doctrine"of"lis"pendens"is"frequently"spoken"of"as"one"of"implied"or"constructive"notice,"according"to"many"
authorities,"the"doctrine"is"not"founded"on"any"idea"of"constructive"notice,"since"its"true"foundation"rests,"as"has"
already"been"stated,"on"principles"of"public"policy"and"necessity."The"lis"pendens"annotation,"although"considered"a"
"general"notice"to"all"the"world,"."."."it"is"not"correct"to"speak"of"it"as"part"of"the"doctrine"of"notice;"the"purchaser"
pendente"lite"is"affected,"not"by"notice,"but"because"the"law"does"not"allow"litigating"parties"to"give"to"others,"
pending"the"litigation,"rights"to"the"property"in"dispute"as"to"prejudice"the"opposite"party."The"doctrine"rests"upon"
public"policy,"not"notice""
ADRIAN%TAN%||%2A%
Gonzales"v."
OrdonezMBenitez"
"
GR"No.""LM42514"
"
January"25,"1990"
"
"
Considering"that"in"the"guardianship"proceedings,"the"issue"of"the"proposed"wards"capacity"to"encumber"or"dispose"of"his"
property"is"in"question,"notice"of"lis"pendens"is"necessary"to"give"constructive"notice"to"all"persons"dealing"with"said"
property."
Notice"of"lis"pendens"may"be"availed"of"in"guardianship"cases"as"held"in"the"case"of"Diaz"v."Perez"
Nothing"in"the"record"establishes"the"claim"that"Carmen"Roxas'"estate"had"indeed"been"settled."The"record"in"fact"
does"not"indicate"that"satisfactory"evidence"in"substantiation"of"this"claim"was"presented"in"the"Court"a"quo."What"is"
disclosed,"as"the"lower"Court"declared,"is"that"the"evidence"adduced"by"the"parties"failed"to"establish"that"Salvador"
R."Gonzalez"had"caused"inscription"of"the"notices"of"lis"pendens"merely""for"molesting"the"proposed"ward,""or"that"
such"inscription"was"not"necessary"to"protect"the"rights"of"the"petitioners"(Salvador"R."Gonzalez,"et"al.),""considering"
especially,"the"fact"that"efforts"are"being"made"to"dispose"of"some"properties"pertaining"to"the"proposed"ward.""In"
other"words,"the"facts"on"record,"in"the"view"of"the"Court"a"quo,"demonstrated"the"need"to"give"constructive"notice"
to"all"parties"having"occasion"to"deal"with"the"property"registered"in"the"name"of"Rodolfo"P."Gonzalez"(and"other"
persons)"that"his"capacity"to"create"any"encumbrance"or"make"any"disposition"of"said"property"was"suspect,"and"was"
precisely"subject"of"inquiry"in"the"guardianship"proceeding"cited"in"the"notices"of"lis"pendens,"a"need"underscored"by"
the"attempts"to"dispose"of"property"of"the"first"and"second"marriage"by"the"proposed"ward,"Rodolfo"P."Gonzalez"and"
his"wife."
Until"the"issues"raised"in"the"guardianship"proceedings"are"resolved,"there"is"clearly"a"need"to"warn"persons"interested"in"any"
property"titled"in"the"name"of"Gonzales"of"the"pendency"of"said"guardianship"proceedings."
The"children"of"the"first"marriage"indisputably"have"an"interest"in"the"property"of"the"first"marriage,"as"well"as"in"the"
property"of"the"second."They"have"a"right"to"allege"and"prove"in"the"appropriate"proceeding"in"the"proper"forum"that"
their"father,"Rodolfo"P."Gonzalez,"had"brought"property"acquired"by"him"and"his"first"wife"into"his"second"marriage"
with"Luz"Dizon,"and"also"that"all"or"certain"of"the"property"acquired"during"said"second"marriage"is"conjugal"in"
character."And"they"have"the"right"to"challenge"in"the"appropriate"proceeding"in"the"proper"forum,"as"they"have"
done,"their"father's"capacity"to"make"dispositions"of"property"acquired"during"either"of"his"marriages."The"issues"
necessarily"involved"are"factual,"i.e.,"the"degree"of"Rodolfo"P."Gonzalez'"alleged"incapacity;"the"manner"and"other"
circumstances"of"the"acquisition"of"the"properties"during"the"first"and"second"marriages;"the"attendance"of"fraud,"or"
undue"pressure"or"influence"on"any"dispositions"or"attempts"at"disposition"by"Rodolfo"P."Gonzalez"of"any"property."
Obviously,"these"issues"cannot"be"resolved"without"evidence"which,"to"be"sure,"may"not"be"received"and"passed"
upon"by"this"Court"in"the"first"instance."And"until"these"issues"are"resolved,"there"is"clearly"a"need"to"warn"any"
person"interested"in"any"property"titled"in"the"name"of"Rodolfo"P."Gonzalez,"among"others,"of"the"pendency"of"the"
proceedings"which"might"eventually"result"in"the"invalidation"of"any"transaction"made"by"said"Rodolfo"P."Gonzalez"
affecting"such"property."
ADRIAN%TAN%||%2A%
Sanchez"v."Court"of"
Appeals"
"
G.R."No."LM40177"""
"
February"12,"1976"
Mere"money"claim"may"not"be"registered"as"an"adverse"claim"
A"mere"money"claim"may"not"be"registered"as"an"adverse"claim"on"a"Torrens"certificate"of"title"and"a"judge"who"
orders"the"annotation"on"the"certificate"of"title"of"such"money"claim"as"an"adverse"claim"acts"without"any"authority"
in"law"and"commits"a"grave"abuse"of"discretion"amounting"to"lack"of"jurisdiction"that"calls"for"the"issuance"of"the"
corrective"writ"of"certiorari."
Adverse"claimant"must"claim"part"of"land"adverse"to"registered"owner"
Section)110)of)the)Land)Registration)(Act)496)"provides"that"a"person"or"entity"who"wishes"to"register"an"adverse"
claim"in"registered"land"must"claim"a""part"or"interest"in"the"registered"land"adverse"to"the"registered"owner.""Thus,"
purely"money"claims"arising"from"unsecured"personal"loans"granted"by"the"creditor"on"promissory"notes"executed"in"
his"favor"by"the"borrowers"and"coMsigned"by"the"registered"owner"as"coMmaker"are"not"registrable"as"adverse"claims"
against"the"coMmaker's"registered"lands."The"claim"asserted"must"affect"the"title"or"be"adverse"to"the"title"of"the"
registered"owner"in"order"to"be"duly"annotated"as"an"adverse"claim"to"the"land"against"the"registered"owner"
Nature"and"purpose"of"adverse"claim"
The"claim"asserted"must"affect"the"title"or"be"adverse"to"the"title"of"the"registered"owner"in"order"to"be"duly"
annotated"as"an"adverse"claim"to"the"land"against"the"registered"owner."The"annotation"of"an"adverse"claim"is"
measure"designed"to"protect"the"interest"of"a"person"over"a"piece"of"real"property"where"the"registration"of"such"
interest"or"right"is"not"otherwise"provided"for"by"the"Land"Registration"Act,"and"serves"as"a"notice"and"warning"to"
third"parties"dealing"with"said"property"that"someone"is"claiming"an"interest"on"the"same"or"a"better"right"than"the"
registered"owner."
Proper"recourse"of"a"creditor"desiring"additional"security"
Where"the"creditor"wants"additional"security"of"the"borrower's"properties"besides"the"latter's"personal"signature"
assuming"liability"for"the"payment"of"personal"loans,"then"the"former"should"not"extend"loans"without"requiring"
furthermore"the"execution"of"a"covering"real"estate"mortgage."If"the"loans"are"due"and"the"creditor"fears"that"there"
would"be"a"fraudulent"removal"or"disposition"of"the"debtors"properties,"the"proper"course"is"to"file"the"proper"
collection"suit"and"seek"a"court"order"for"attachment"under"bond"M"but"certainly"not"to"execute"and"submit"for"
registration"a"mere"baseless"adverse"claim,"simply"because"it"happened"to"be"in"possession"of"petitioner's"
certificates"of"title"as"a"mortgagee"whose"mortgage"lien"had"been"fully"discharged."
Koh"v."Intermediate"
Appellate"Court"
"
G.R."No."71388"
"
September"23,"1986"
"
Negligence"of"counsel"to"respond"to"a"notice"of"case"status"made"by"a"court"officer"is"not"fatal"to"partys"cause"as"case"
dismissed"for"disregard"of"such"notice"is"irregular"
True"it"is"that"respondent"Bank's"counsel"should"have"taken"the"precaution"of"complying"with"the"instructions"
contained"in"the""NOTICE"OF"CASE"STATUS""if"only"to"avoid"the"consequent"delay"resulting"from"nonMcompliance;"
that"respondent"Bank's"counsel"was"negligent"in"not"seeking"a"reconsideration"or"clarification"of"the"order"of"
dismissal"or"appealing"therefrom."But,"fortunately"for"respondent"Bank,"the"omissions"of"its"counsel"are"not"fatal"to"
its"cause"in"view"of"the"defective"procedure"which"culminated"in"the"dismissal"of"the"first"complaint."
ADRIAN%TAN%||%2A%
If"a"party"does"not"want"to"avail"of"discovery"procedures,"case"should"be"set"for"pretrial,"not"dismissed."
The"rules"on"discovery"(Rules)24,)25,)26,)27,)28)and)29)of)the)Revised)Rules)of)Court)"are"intended"to"enable"a"party"
to"obtain"knowledge"of"material"facts"within"the"knowledge"of"the"adverse"party"or"of"third"parties"through"
depositions;"to"obtain"knowledge"of"material"facts"or"admissions"from"the"adverse"party"through"written"
interrogatories;"to"obtain"admissions"from"the"adverse"party"regarding"the"genuineness"of"relevant"documents"or"
relevant"matters"of"fact"through"requests"for"admission;"to"inspect"relevant"documents"or"objects"and"lands"or"other"
property"in"the"possession"or"control"of"the"adverse"party;"and"to"determine"the"physical"or"mental"condition"of"a"
party"when"such"is"in"controversy."Thus"mutual"discovery"enables"a"party"and"thus"facilitates"an"amicable"settlement"
or"expedites"the"trial"of"the"case."All"the"parties"are"required"to"lay"their"cards"on"the"table"so"that"justice"can"be"
rendered"on"the"merits"of"the"case."
Trial"judges"should,"therefore,"encourage"the"proper"utilization"of"the"rules"on"discovery."However,"recourse"to"
discovery"procedures"is"not"mandatory."If"the"parties"do"not"choose"to"resort"to"such"procedures,"the"preMtrial"
conference"should"be"set"pursuant"to"the"mandatory"provisions"of"Section)1)of)Rule)20."
A"notice"of"case"status"signed"by"a"court"personnelMinMcharge"is"not"a"court"order."Disregard"thereof"does"not"warrant"
dismissal"of"case."
As"the"appellate"court"correctly"held,"the""notice"of"case"status""was"not"an"order"of"the"court."It"was"signed"by"Mr."
E.R."Belen,"officerMinMcharge."Even"the"warning"in"the"notice"(that"if"no"such"manifestation"has"been"filed"after"30"
days"from"receipt"the"case"shall"be"archived"or"dismissed"as"the"case"may"be)"was"ambiguous."The"failure"of"the"
parties"to"heed"the"warning"did"not"constitute"disobedience"of"a"lawful"order"of"the"court."Consequently,"the"order"
of"dismissal"could"not"have"the"effect"of"an"adjudication"upon"the"merits."Neither"could"respondent"Bank"be"
considered"to"have"failed"to"prosecute"its"action"for"an"unreasonable"length"of"time,"inasmuch"as"petitioner's"
Answer"was"dated"August"17,"1983"and"the"order"of"dismissal"was"dated"November"29,"1983."
There"is"no"rule"authorizing"a"court"personnel"or"branch"clerk"to"issue"a"notice"of"case"status,"unlike"in"summons,"
execution,"and"the"like."
Petitioner"further"contends"that"if"the"ruling"of"the"appellate"court"regarding"the"legality"of"the"notice"signed"by"the"
officerMinMcharge"were"sustained,"then"court"processes"such"as"summons,"notices"of"preMtrial,"writs"of"execution"and"
the"like"can"be"merely"disregarded"by"lawyers."This"contention"is"without"merit."Section)1)of)Rule)14"expressly"
provides"that"upon"the"filing"of"the"complaint,"the"clerk"of"court"shall"forthwith"issue"the"corresponding"summons"to"
the"defendant."Sections)1)and)5)of)Rule)20"authorize"the"clerk"of"court"to"issue"the"notice"of"the"date"of"the"preMtrial"
and"Section)2)of)Rule)22"authorizes"the"clerk"of"court"to"issue"the"notice"of"the"date"of"the"trial."A"writ"of"execution"
may"be"issued"by"the"clerk"of"court"pursuant"to"an"order"of"execution"signed"by"the"judge."There"is"no"rule"
authorizing"the"issuance"of"the""notice"of"case"status""in"question"signed"by"an"officerMinMcharge."
ADRIAN%TAN%||%2A%
Punongbayan"v."
Pineda,"et"al."
"
G.R."No."LM58193"
"
August"30,"1984"
"
"
The"rule"for"the"cancellation"of"a"notice"of"lis"pendens"
The"rule"for"the"cancellation"of"a"notice"of"lis"pendens"provides"that"there"should"be"notice"to"the"party"who"caused"
it"to"be"recorded"so"that"he"may"be"given"a"chance"to"be"heard"and"show"to"the"court"that"the"notice"is"not"for"the"
purpose"of"molesting"the"adverse"party"and"that"it"is"necessary"to"protect"his"right."The"last"paragraph"of"Section"24,"
Rule)14)of)the)Rules)of)Court"provides"that:"The"notice"of"lis"pendens"hereinabove"mentioned"may"be"cancelled"
only"upon"order"of"the"court,"after"proper"showing"that"the"notice"is"for"the"purpose"of"molesting"the"adverse"party,"
or"that"it"is"not"necessary"to"protect"the"rights"of"the"party"who"caused"it"to"be"recorded.""
Cancellation"cannot"be"ordered"on"an"exMparte"motion,"much"less"without"any"motion"at"all"
More"significantly,"a"notice"of"lis"pendens"cannot"be"ordered"cancelled"on"an"exMparte"motion,"much"less"without"
any"motion"at"all."There"should"be"notice"to"the"party"who"caused"the"annotation"so"that"he"may"be"heard"to"object"
to"the"cancellation"of"his"notice"and"show"to"the"court"that"the"notice"of"lis"pendens"is"necessary"to"protect"his"rights"
and"is"not"merely"to"molest"the"other"party."
Jamora"v."Duran"
"
G.R."No."46454"
"
October"18,"1939"
Filing"and"notation"of"notice"of"lis"pendens"
The"filing"of"the"notice"of"lis"pendens"in"the"office"of"the"registrar"of"deeds"and"the"notation"thereof"on"the"back"of"
the"corresponding"original"certificate"of"title"is"what"constitutes"a"constructive"notice"to"any"purchaser"or"vendee"of"
a"lien"upon"the"real"property"in"litigation"as"to"the"parties"litigant."
Sikatuna"v."Guevara"
"
G.R."No."LM18336"
"
May"15,"1922"
Actions"concerning"properties"registered"under"Act)No.)496"
The"transfer"of"the"title"of"registered"property"cannot"be"declared"rescinded"when"the"same"was"made"in"
accordance"with"all"the"requirements"of"Act)No.)496;"and"unless"a"notice"of"the"commencement"of"the"action"
concerning"said"property"is"recorded"in"the"registry"where"the"same"is"registered,"such"an"action"shall"affect"only"the"
parties"litigant."
ADRIAN%TAN%||%2A%
Traders"Royal"Bank"
v."Court"of"Appeals"
"
G.R."No."114299"
"
September"24,"1999"
"
Right"of"buyer"to"rely"on"what"appeared"on"face"of"title"
When"TRB"purchased"the"property"at"the"foreclosure"sale,"the"notice"of"lis"pendens"that"the"Capays"caused"to"be"
annotated"on"their"certificate"of"title"was"not"carried"over"to"the"new"one"issued"to"TRB."Neither"did"the"certificate"
of"title"of"Emelita"Santiago,"who"purchased"the"property"from"TRB,"contain"any"such"notice."When"Santiago"caused"
the"property"to"be"divided,"6"new"certificates"of"title"were"issued,"none"of"which"contained"any"notice"of"lis"pendens."
Santiago"then"sold"the"lots"to"Marcial"Alcantara"and"his"coMowners"who"next"sold"each"of"these"to"the"nonMbank"
respondents."The"nonMbank"respondents,"therefore,"could"not"have"been"aware"that"the"property"in"question"was"
the"subject"of"litigation"when"they"acquired"their"respective"portions"of"said"property."There"was"nothing"in"the"
certificates"of"title"of"their"respective"predecessorsMinMinterest"that"could"have"aroused"their"suspicion."The"nonM
bank"respondents"had"a"right"to"rely"on"what"appeared"on"the"face"of"the"title"of"their"respective"predecessorsMinM
interest,"and"were"not"bound"to"go"beyond"the"same."To"hold"otherwise"would"defeat"one"of"the"principal"objects"of"
the"Torrens"system"of"the"land"registration,"that"is,"to"facilitate"transactions"involving"lands."
Failure"for"15"years"to"verify"status"of"title"constitute"laches"
Between"two"innocent"persons,"the"one"who"made"it"possible"for"the"wrong"to"be"done"should"be"the"one"to"bear"
the"resulting"loss."The"Capays"filed"the"notice"of"lis"pendens"way"back"on"March"17,"1967"but"the"same"was"not"
annotated"in"TRB's"title."The"Capays"and"their"counsel"Atty."Ramon"A."Gonzales"knew"in"1968"of"the"extraMjudicial"
foreclosure"sale"of"the"property"to"TRB"and"the"consolidation"of"title"in"the"bank's"name"following"the"lapse"of"the"
oneMyear"period"of"redemption."But"in"the"next"fifteen"(15)"years"or"so,"they"did"not"bother"to"find"out"the"status"of"
their"title"or"whether"the"liens"noted"on"the"original"certificate"of"title"were"still"existing"considering"that"the"
property"had"already"been"foreclosed."In"the"meantime,"the"subject"property"had"undergone"a"series"of"transfers"to"
buyers"in"good"faith"and"for"value."It"was"not"until"after"the"land"was"subdivided"and"developed"with"the"buyers"
building"their"houses"on"the"other"lots"when"the"Capays"suddenly"appeared"and"questioned"the"occupants'"titles."At"
the"very"least,"the"Capays"are"guilty"of"laches."
The"rule"that"entry"of"notice"of"lis"pendens"in"day"book"or"primary"entry"book"is"sufficient"notice"to"constitute"registration"
is"not"available"to"parties"guilty"of"laches"
Being"guilty"of"laches,"the"Capays"cannot"invoke"the"ruling"in"Villasor"vs."Camon,"Levin"vs."Bass"and"Director"of"Lands"
vs."Reyes"to"the"effect"that"entry"of"the"notice"of"lis"pendens"in"the"day"book"(primary"entry"book)"is"sufficient"to"
constitute"registration"and"such"entry"is"notice"to"all"persons"of"such"adverse"claim."Certainly,"it"is"most"iniquitous"
for"the"Capays"who,"after"sleeping"on"their"rights"for"fifteen"years,"to"assert"ownership"over"the"property"that"has"
undergone"several"transfers"made"in"good"faith"and"for"value"and"already"subdivided"into"several"lots"with"
improvements"introduced"thereon"by"their"owners."
ADRIAN%TAN%||%2A%
L.P."Leviste"&"
Company,"Inc."v."
Noblejas"
"
G.R."No."LM28529"""
"
April"30,"1979"
See'Assignment)#5'
Register"of"Deeds"of"
Quezon"City"v."
Spouses"Nicandro"
"
G.R."No."LM16448"
"
April"29,"1961"
"
Annotation"of"sale"of"property"covered"by"two"subsisting"titles"
It"is"true"that"when"the"vendee"DBP"presented"the"deed"of"sale"for"registration,"there"were"two"subsisting"titles,"
covering"the"159"lots"subject"of"the"sale""TCT"No."1356"which"originally"covered"the"whole"tract"of"land"including"
the"159"lots"and"TCT"No."36533"covering"the"159"lots."But"as"TCT"No."1356"was"yet"uncancelled"nor"any"inscription"
thereon"to"the"effect"that"a"new"certificate"was"already"issued"in"respect"to"the"said"159"lots,"the"annotation"
thereon"of"the"sale"of"vendee"DBP"is"valid"and"effective."For"this"reason,"the"Register"of"Deeds"acted"correctly"in"
transferring"the"inscription"of"the"sale"in"favor"of"vendee"DBP"from"TCT"No."36533,"upon"discovery"that"the"
subdivision"plan"had"already"been"approved,"submitted"and"annotated,"and"new"certificate"of"title"issued"for"the"
159"lots."
Filing"of"adverse"claim,"when"may"be"resorted"to"
Although"the"present"case"involves"double"sale,"actually"this"is"not"an"instance"of"double"registration."Only"the"deed"
of"sale"in"favor"of"vendeeMappellant"was"inscribed"on"the"certificate"of"title"covering"the"lots"in"question."The"
vendeeMappellees"were"not"able"to"register"their"deeds"of"sale;"instead,"informed"of"the"prior"registration"by"the"
appellant,"they"sought"to"protect"their"right"by"filing"an"adverse"claim"based"on"the"said"deeds"of"sale"under"Sec.)110)
of)Act)496."But,"it"is"clear"from"the"provision"of"said"Section"110"that"for"the"special"remedy"(adverse"claim)"to"be"
availed"of,"it"must"be"shown"that"there"is"no"other"provision"in"the"law"for"registration"of"the"claimant's"alleged"right"
or"interest"in"the"property."Considering"that"the"claim"of"appellees"is"based"on"a"perfected"contract"of"sale"executed"
in"their"favor"by"the"registered"owner"of"the"land,"and"the"Land)Registration)Act"specifically"prescribes"the"
procedure"for"registration"of"a"vendee's"right"on"a"registered"property,"the"remedy"provided"in"the"aforesaid"Sec.)
110)would"be"ineffective"to"protect"appellees'"right"or"interest"on"the"properties"in"question."
Baranda"v."Gustilo"
"
G.R."No."81163""""
"
September"26,"1988"
See'Assignment)#5"
ADRIAN%TAN%||%2A%
Santos"v."Ganayo"
"
G.R."No."LM31854"
"
September"9,"1982"
"
Court"of"First"Instance"(sitting"as"either"Land"Registration"Court""or"in"the"exercise"of"its"general"jurisdiction)"has"jurisdiction"
to"determine"validity"of"adverse""claim""
Section)110)of)the)Land)Registration)Act)(Act)496)"is"divided"into"two"parts."The"first"part"refers"to"the"procedure"to"
be"followed"in"registering"an"adverse"claim"in"the"Office"of"the"Register"of"Deeds."The"second"part"provides"for"the"
determination"by"a"Court"of"the"validity"of"an"adverse"claim"upon"petition"and"speedy"hearing."Section)110"does"not"
distinguish"between"a"Court"sitting"as"a"Land"Registration"Court"and"a"Court"of"general"jurisdiction."We"are"of"the"
considered""opinion,"therefore,"that"either"Court"may"determine"the"validity"of""an"adverse"claim"and"if"found"to"be"
invalid,"order"its"cancellation.""This"conclusion"found"expression"in"Paz"Ty"Sin"Tel"vs."Jose"Lee"Dy"Piao."
Jurisdiction"does"not"exclude"determination"of"question"of"ownership"
The"conclusion"that"a"Court"sitting"either"as"a"Land"Registration"Court"or"a"Court"of"general"jurisdiction"may"
determine"the"validity"of"an"adverse"claim"is"not"altered"by"the"fact"that"ownership"is"involved,"and"corollarily,"the"
issues"of"prescription"and"laches."For"in"any"event,"there"was,"in"effect,"acquiescence"by"the"parties"to"the"
jurisdiction"assumed"by"the"Court"a"quo,"notwithstanding"initial"objections"thereto,"inasmuch"as"they"had"presented"
their"respective"evidence"and"were"given"full"opportunity"to"air"their"side"of"the"controversy."
"
ADRIAN%TAN%||%2A%
ASSIGNMENT)#7)
)
I.
After" the" tenant?farmer" shall" have" fully" complied" with" the"

requirements" for" a" grant" of" title" under" P.D." No." 27," an"
Emancipation" Patent" which" may" cover" previously" titled" or"
untitled"property"shall"be"issued"by"the"Department"of"Agrarian"
Reform."
(
XXXX"
Section) 103." Certificates* of* title* pursuant* to* patents.* See*
ASSIGNMENT)#5"
XXXX"
CHAPTER)IX.)CERTIFICATE)OF)LAND)TRANSFER,)EMANCIPATION)
PATENT,)AFFIDAVIT)OF)NONATENANCY"
Section) 104." Provisional* Register* of* Documents." The"
Department"of"Agrarian"Reform"shall"prepare"by"automate"data"
processing" a" special" registry" book" to" be" known" as" the"
"Provisional" Register" of" Documents" issued" under" PD?27"" which"
shall" be" kept" and" maintained" in" every" Registry" of" Deeds"
throughout" the" country." Said" Registry" Book" shall" be" a" register"
of:"
a."All"Certificates"of"Land"Transfer"(CLT)"issued"pursuant"
to"P.D."No."27;"and""
b." All" subsequent" transactions" affecting" Certificates" of"
Land"Transfer"such"as"adjustments,"transfer,"duplication"
and" cancellations" of" erroneous" Certificates" of" Land"
Transfer."
Section)105."Certificates*of*Land*Transfer*Emancipation*Patents."
The" Department" of" Agrarian" reform" shall" pursuant" to" P.D." No."
27" issue" in" duplicate," a" Certificate" of" Land" Transfer" for" every"
land" brought" under" "Operation" Land" Transfer"," the" original" of"
which" shall" be" kept" by" the" tenant?farmer" and" the" duplicate," in"
the"Registry"of"Deeds."
%
ADRIAN%TAN%||%2A%
The" Register" of" Deeds" shall" complete" the" entries" on" the"
aforementioned" Emancipation" Patent" and" shall" assign" an"
original"certificate"of"title"number"in"case"of"unregistered"land,"
and"in"case"of"registered"property,"shall"issue"the"corresponding"
transfer" certificate" of" title" without" requiring" the" surrender" of"
the"owner's"duplicate"of"the"title"to"be"canceled."
In" case" of" death" of" the" grantee," the" Department" of" Agrarian"
Reform" shall" determine" his" heirs" or" successors?in?interest" and"
shall"notify"the"Register"of"Deeds"accordingly."
In" case" of" subsequent" transfer" of" property" covered" by" an"
Emancipation"Patent"or"a"Certificate"of"Title"emanating"from"an"
Emancipation" Patent," the" Register" of" Deeds" shall" affect" the"
transfer" only" upon" receipt" of" the" supporting" papers" from" the"
Department"of"Agrarian"Reform.""
No"fee,"premium,"of"tax"of"any"kind"shall"be"charged"or"imposed"
in" connection" with" the" issuance" of" an" original" Emancipation"
Patent"and"for"the"registration"or"related"documents."
Section) 106." Sale* of* agricultural* land;* affidavit." No" voluntary"
deed" or" instrument" purporting" to" be" a" subdivision," mortgage,"
lease,"sale"or"any"other"mode"of"encumbrance"or"conveyance"of"
private" agricultural" land" principally" devoted" to" rice" or" corn" or"
any" portion" thereof" shall" be" registered" unless" accompanied" by"
an" affidavit" of" the" vendor" or" executor" stating" that" the" land"
involved" is" not" tenanted," or" if" tenanted," the" same" is" not"
primarily"devoted"to"the"production"of"rice"and/or"corn."
If" only" a" portion" of" the" land" is" primarily" devoted" to" the"
production" of" rice" and/or" corn," and" such" area" so" devoted" is"
tenanted,"no"such"deed"or"instrument"shall"be"registered"unless"
accompanied" by" an" affidavit" stating" the" area" (size)" of" the"
portion"which"is"tenanted"and"primarily"devoted"to"rice"and/or"
corn," and" stating" further" that" the" deed" or" instrument" covers"
only" the" untenanted" portion" or" that" which" is" not" primarily"
devoted"to"the"production"of"rice"and/or"corn."A"memorandum"
of"said"affidavit"shall"be"annotated"on"the"certificate"of"title."The"
Register" of" Deeds" shall" cause" a" copy" of" the" registered" deed" or"
instrument," together" with" the" affidavit," to" be" furnished" the"
Department"of"Agrarian"Reform"Regional"Office"where"the"land"
is" located." The" affidavit" provided" in" this" section" shall" not" be"
required" in" the" case" of" a" tenant?farmer" who" deals" with" his"
Certificate" of" Land" Transfer" or" Emancipation" Patent" in"
accordance"with"law."
XXXX"
Section) 113." Recording* of* instruments* relating* to* unregistered*
lands.*See*ASSIGNMENT)#5"
XXXX"
"
XXXX"
Section) 6.)Retention) Limits.""Except"as"otherwise"provided"in"
this"Act,"no"person"may"own"or"retain,"directly"or"indirectly,"any"
public" or" private" agricultural" land," the" size" of" which" shall" vary"
according"to"factors"governing"a"viable"family?size"farm,"such"as"
commodity"produced,"terrain,"infrastructure,"and"soil"fertility"as"
determined"by"the"Presidential"Agrarian"Reform"Council"(PARC)"
created" hereunder," but" in" no" case" shall" retention" by" the"
landowner" exceed" five" (5)" hectares." Three" (3)" hectares" may" be"
awarded" to" each" child" of" the" landowner," subject" to" the"
following"qualifications:"(1)"that"he"is"at"least"fifteen"(15)"years"
%
ADRIAN%TAN%||%2A%
of" age;" and" (2)" that" he" is" actually" tilling" the" land" or" directly"
managing" the" farm:" provided," that" landowners" whose" lands"
have" been" covered" by" Presidential" Decree" No." 27" shall" be"
allowed" to" keep" the" areas" originally" retained" by" them"
thereunder:"provided,"further,"that"original"homestead"grantees"
or" their" direct" compulsory" heirs" who" still" own" the" original"
homestead" at" the" time" of" the" approval" of" this" Act" shall" retain"
the" same" areas" as" long" as" they" continue" to" cultivate" said"
homestead."
The" right" to" choose" the" area" to" be" retained," which" shall" be"
compact" or" contiguous," shall" pertain" to" the" landowner:"
provided,"however,"that"in"case"the"area"selected"for"retention"
by"the"landowner"is"tenanted,"the"tenant"shall"have"the"option"
to"choose"whether"to"remain"therein"or"be"a"beneficiary"in"the"
same" or" another" agricultural" land" with" similar" or" comparable"
features.n" case" the" tenant" chooses" to" remain" in" the" retained"
area," he" shall" be" considered" a" leaseholder" and" shall" lose" his"
right" to" be" a" beneficiary" under" this" Act.n" case" the" tenant"
chooses"to"be"a"beneficiary"in"another"agricultural"land,"he"loses"
his"right"as"a"leaseholder"to"the"land"retained"by"the"landowner."
The"tenant"must"exercise"this"option"within"a"period"of"one"(1)"
year" from" the" time" the" landowner" manifests" his" choice" of" the"
area"for"retention."
In"all"cases,"the"security"of"tenure"of"the"farmers"or"farmworkers"
on"the"land"prior"to"the"approval"of"this"Act"shall"be"respected."
Upon" the" effectivity" of" this" Act," any" sale," disposition," lease,"
management,"contract"or"transfer"of"possession"of"private"lands"
executed"by"the"original"landowner"in"violation"of"the"Act"shall"
be"null"and"void:"provided,"however,"that"those"executed"prior"
to"this"Act"shall"be"valid"only"when"registered"with"the"Register"
of"Deeds"within"a"period"of"three"(3)"months"after"the"effectivity"
of" this" Act." Thereafter," all" Registers" of" Deeds" shall" inform" the"
Department"of"Agrarian"Reform"(DAR)"within"thirty"(30)"days"of"
any" transaction" involving" agricultural" lands" in" excess" of" five" (5)"
hectares."
Section) 7.)Priorities."" The" Department" of" Agrarian" Reform"
(DAR)" in" coordination" with" the" Presidential" Agrarian" Reform"
Council" (PARC)" shall" plan" and" program" the" acquisition" and"
distribution"of"all"agricultural"lands"through"a"period"of"ten"(10)"
years" from" the" effectivity" of" this" Act." Lands" shall" be" acquired"
and"distributed"as"follows:"
Phase" One:" Rice" and" corn" lands" under" Presidential" Decree" No."
27;" all" idle" or" abandoned" lands;" all" private" lands" voluntarily"
offered"by"the"owners"for"agrarian"reform;"all"lands"foreclosed"
by" the" government" financial" institutions;" all" lands" acquired" by"
the"Presidential"Commission"on"Good"Government"(PCGG);"and"
all"other"lands"owned"by"the"government"devoted"to"or"suitable"
for" agriculture," which" shall" be" acquired" and" distributed"
immediately" upon" the" effectivity" of" this" Act," with" the"
implementation" to" be" completed" within" a" period" of" not" more"
than"four"(4)"years;"
Phase" Two:" All" alienable" and" disposable" public" agricultural"
lands;" all" arable" public" agricultural" lands" under" agro?forest,"
pasture"and"agricultural"leases"already"cultivated"and"planted"to"
crops" in" accordance" with" Section" 6," Article" XIII" of" the"
Constitution;" all" public" agricultural" lands" which" are" to" be"
opened"for"new"development"and"resettlement;"and"all"private"
agricultural"lands"in"excess"of"fifty"(50)"hectares,"insofar"as"the"
excess" hectarage" is" concerned," to" implement" principally" the"
rights"of"farmers"and"regular"farmworkers,"who"are"the"landless,"
to"own"directly"or"collectively"the"lands"they"till,"which"shall"be"
distributed"immediately"upon"the"effectivity"of"this"Act,"with"the"
implementation" to" be" completed" within" a" period" of" not" more"
than"four"(4)"years."
Phase" Three:" All" other" private" agricultural" lands" commencing"
with" large" landholdings" and" proceeding" to" medium" and" small"
landholdings"under"the"following"schedule:"
%
ADRIAN%TAN%||%2A%
(a)"Landholdings"above"twenty?four"(24)"hectares"up"to"
fifty" (50)" hectares," to" begin" on" the" fourth" (4th)" year"
from" the" effectivity" of" this" Act" and" to" be" completed"
within"three"(3)"years;"and"
(b)"Landholdings"from"the"retention"limit"up"to"twenty?
four"(24)"hectares,"to"begin"on"the"sixth"(6th)"year"from"
the" effectivity" of" this" Act" and" to" be" completed" within"
four" (4)" years;" to" implement" principally" the" right" of"
farmers" and" regular" farmworkers" who" are" landless," to"
own"directly"or"collectively"the"lands"they"till."
The"schedule"of"acquisition"and"redistribution"of"all"agricultural"
lands"covered"by"this"program"shall"be"made"in"accordance"with"
the" above" order" of" priority," which" shall" be" provided" in" the"
implementing"rules"to"be"prepared"by"the"Presidential"Agrarian"
Reform"Council"(PARC),"taking"into"consideration"the"following;"
the" need" to" distribute" land" to" the" tillers" at" the" earliest"
practicable"time;"the"need"to"enhance"agricultural"productivity;"
and" the" availability" of" funds" and" resources" to" implement" and"
support"the"program."
In"any"case,"the"PARC,"upon"recommendation"by"the"Provincial"
Agrarian" Reform" Coordinating" Committee" (PARCCOM)," may"
declare"certain"provinces"or"region"as"priority"land"reform"areas,"
in" which" the" acquisition" and" distribution" of" private" agricultural"
lands" therein" may" be" implemented" ahead" of" the" above"
schedules."
In" effecting" the" transfer" within" these" guidelines," priority" must"
be"given"to"lands"that"are"tenanted."
The" PARC" shall" establish" guidelines" to" implement" the" above"
priorities" and" distribution" scheme," including" the" determination"
of"who"are"qualified"beneficiaries:"provided,"that"an"owner?tiller"
may"be"a"beneficiary"of"the"land"he"does"not"own"but"is"actually"
cultivating"to"the"extent"of"the"difference"between"the"area"of"
the"land"he"owns"and"the"award"ceiling"of"three"(3)"hectares."
XXXX"
Section) 10.)Exemptions) and) Exclusions."" Lands" actually,"
directly" and" exclusively" used" and" found" to" be" necessary" for"
parks," wildlife," forest" reserves," reforestation," fish" sanctuaries"
and" breeding" grounds," watersheds," and" mangroves," national"
defense,"school"sites"and"campuses"including"experimental"farm"
stations" operated" by" public" or" private" schools" for" educational"
purposes," seeds" and" seedlings" research" and" pilot" production"
centers," church" sites" and" convents" appurtenant" thereto,"
mosque" sites" and" Islamic" centers" appurtenant" thereto,"
communal" burial" grounds" and" cemeteries," penal" colonies" and"
penal" farms" actually" worked" by" the" inmates," government" and"
private" research" and" quarantine" centers" and" all" lands" with"
eighteen" percent" (18%)" slope" and" over," except" those" already"
developed"shall"be"exempt"from"the"coverage"of"the"Act."
XXXX"
Section) 24.)Award) to) Beneficiaries."" The" rights" and"
responsibilities"of"the"beneficiary"shall"commence"from"the"time"
the"DAR"makes"an"award"of"the"land"to"him,"which"award"shall"
be" completed" within" one" hundred" eighty" (180)" days" from" the"
time"the"DAR"takes"actual"possession"of"the"land."Ownership"of"
the" beneficiary" shall" be" evidenced" by" a" Certificate" of" Land"
Ownership" Award," which" shall" contain" the" restrictions" and"
conditions"provided"for"in"this"Act,"and"shall"be"recorded"in"the"
Register" of" Deeds" concerned" and" annotated" on" the" Certificate"
of"Title."
Section) 25.)Award) Ceilings) for) Beneficiaries."" Beneficiaries"
shall" be" awarded" an" area" not" exceeding" three" (3)" hectares"
which"may"cover"a"contiguous"tract"of"land"or"several"parcels"of"
land"cumulated"up"to"the"prescribed"award"limits."
The"beneficiaries"may"opt"for"collective"ownership,"such"as"co?
ownership" or" farmers" cooperative" or" some" other" form" of"
collective" organization:" provided," that" the" total" area" that" may"
be"awarded"shall"not"exceed"the"total"number"of"co?owners"or"
member"of"the"cooperative"or"collective"organization"multiplied"
by"the"award"limit"above"prescribed,"except"in"meritorious"cases"
as"determined"by"the"PARC."Title"to"the"property"shall"be"issued"
in" the" name" of" the" co?owners" or" the" cooperative" or" collective"
organization"as"the"case"may"be."
XXXX"
(
C. Executive(Order(No.(360,(Series(of(1989((
"
ENJOINING) ALL) GOVERNMENT) FINANCIAL) INSTITUTIONS) AND)
GOVERNMENT) OWNED) OR) CONTROLLED) CORPORATIONS) TO)
GRANT) THE) DEPARTMENT) OF) AGRARIAN) REFORM) THE) RIGHT)
OF)FIRST)REFUSAL)IN)THE)SALE)OR)DISPOSITION)OF)ALL)LANDS)
OWNED)BY)THEM)WHICH)ARE)SUITABLE)TO)AGRICULTURE)
XXXX"
Sec." 1." All" government" financial" institutions" and" government"
owned"or"controlled"corporations"are"hereby"enjoined"to"grant"
the" Department" of" Agrarian" Reform" the" right" of" first" refusal" in"
the" sale" or" disposition" of" all" lands" owned" by" them" which" are"
suitable"to"agriculture."
XXXX"
"
D. Executive(Order(No.(407,(Series(of(1990(
For"purposes"of"this"Act,"a"landless"beneficiary"is"one"who"owns"
less"than"three"(3)"hectares"of"agricultural"land."
%
ADRIAN%TAN%||%2A%
ACCELERATING) THE) ACQUISITION) AND) DISTRIBUTION) OF)

AGRICULTURAL) LANDS,) PASTURE) LANDS,) FISHPONDS,) AGROA
FORESTRY)LANDS)AND)OTHER)LANDS)OF)THE)PUBLIC)DOMAIN)
SUITABLE)FOR)AGRICULTURE)
XXXX"
Sec." 1." All" Government" instrumentalities" including" but" not"

limited" to" government" agencies," government?owned" and"
controlled" corporations" or" financial" institutions" such" as" the"
Development"Bank"of"the"Philippines,"Philippine"National"Bank,"
Republic" Planters" Bank," Asset" Privatization" Trust," Presidential"
Commission" on" Good" Government," Department" of" Agriculture,"
State"Colleges"and"Universities,"Department"of"National"Defense,"
shall" immediately" execute" Deeds" of" Transfer" in" favor" of" the"
Republic"of"the"Philippines"as"represented"by"the"Department"of"
Agrarian" Reform" and" surrender" to" the" latter" department" all"
landholdings," suitable" for" agriculture" including" all" pertinent"
ownership" documents" in" their" custody," such" as" the" owner's"
duplicate" copy" of" the" certificates" of" title," tax" declarations" and"
other"documents"necessary"to"effect"the"transfer"of"ownership."
This" Executive" Order" shall" likewise" apply" to" ownership" of" the"
following"assets,"as"determined"by"the"Department"of"Agrarian"
Reform" in" close" coordination" with" the" concerned" government"
agency:"
a."Improvements,"e.g.,"irrigation"systems,"roads"and"bridges;"
b." Agriculture" processing" machineries," e.g.," post?harvest"
facilities;"
c." Buildings" and" other" physical" structures," warehouses,"
administration"buildings,"employees'"housing"facilities;"
d." Others," such" as" trucks" and" tractors," tools" and" agricultural"
supplies."
In" the" case" of" lands" suitable" to" agriculture" with" pending"
adjudication" on" their" ownership" in" court," the" respective"
government" instrumentalities" shall," when" legally" feasible,"
immediately" transfer" and" cede" the" physical" possession" and"
control" of" the" same" to" the" Department" of" Agrarian" Reform" for"
its"subsequent"transfer"to"the"qualified"beneficiaries."
Pending"valuation"of"the"property,"the"Department"of"Agrarian"
Reform"shall"immediately"commence"the"necessary"activities"for"
%
ADRIAN%TAN%||%2A%
distribution" to" qualified" beneficiaries" upon" receipt" of" the"

documents"aforementioned,"or"issue"the"notice"of"allocation"to"
qualified" beneficiaries" to" give" them" usufructuary" control" over"
the"land"in"the"event"ownership"can"not"as"yet"be"transferred"to"
them."
Thirty" (30)" days" from" the" registration" of" the" ownership"
documents"by"the"Register"of"Deeds"in"favor"of"the"Department"
of"Agrarian"Reform,"the"Land"Bank"of"the"Philippines,"pursuant"
to" the" rules" approved" by" the" Presidential" Agrarian" Reform"
Council," shall" pay" the" government" instrumentality" the" value" of"
the" land." In" the" case" of" the" lands" under" the" Asset" Privatization"
Trust,"Presidential"Commission"on"Good"Government"and"other"
government"instrumentalities"which"may"opt"for"an"alternative"
payment" scheme," the" Department" of" Agrarian" Reform" shall"
cause"the"issuance"of"the"Credit"Memo"Advise"from"the"Bureau"
of"Treasury"for"such"sale."
Thirty" (30)" days" after" effectivity" of" this" Executive" Order," the"
Department" of" Finance" and" the" Department" of" Budget" and"
Management" in" consultation" with" the" Department" of" Agrarian"
Reform" shall" establish" guidelines" for" the" issuance" of" the" Credit"
Memo" Advice" System." This" System" shall" be" applicable" as" a"
payment" scheme" to" government" instrumentalities" which" are"
mandated" to" turn" over" the" proceeds" from" the" sale" of" their"
agricultural" lands" to" the" Agrarian" Reform" Fund" pursuant" to"
Section"63"of"Republic"Act"No."6657."
Sixty" (60)" days" after" the" effectivity" of" this" Executive" Order," the"
Land" Registration" Authority" shall" submit" to" the" Department" of"
Agrarian" Reform" certified" copies" of" all" the" certificates" of" titles"
under" the" name" of" the" government" instrumentality" and" the"
approved" survey" plans" including" the" respective" technical"
descriptions"of"each"title."
Sec." 2." The" Departments" of" Agriculture," and" Environment" and"
Natural"Resources"are"hereby"authorized"and"directed"to"cancel"
all" lease" agreements" covering" fishponds," pasture," agro?forestry"
lands" and" other" lands" of" the" public" domain" suitable" to"
agriculture" which" have" remained" undeveloped" within" three" (3)"
years"from"the"date"of"the"effectivity"of"the"lease"contract"and"
underutilized" or" abandoned" or" in" cases" where" the" terms" and"
conditions" embodied" therein" have" been" violated," taking" into"
consideration"the"requirements"of"due"process."
Sec." 3." The" Departments" of" Agriculture" and" Environment" and"
Natural" Resources," in" coordination" with" the" Department" of"
Agrarian" Reform," shall" redistribute" and" award" fishponds,"
pasture"lands"and"other"lands"of"the"public"domain"suitable"for"
agriculture"subject"of"cancelled"or"amended"lease"agreement"to"
qualified" agrarian" reform" beneficiaries" identified" by" the"
Department"of"Agrarian"Reform"pursuant"to"Sections"15"and"22"
of"Republic"Act"No."6657."
XXXX"
F. DAR(Administrative(Order(No.(1,(Series(of(1989*(
RULES)AND)PROCEDURES)GOVERNING)LAND)TRANSACTION)
XXXX"
"
G. DAR(Administrative(Order(No.(1,(Series(of(1990*(
REVISED)RULES)AND)REGULATIONS)GOVERNING)CONVERSION)
OF) PRIVATE) AGRICULTURAL) LANDS) TO) NONAAGRICULTURAL)
USES)
XXXX"
(
H. DAR(Administrative(Order(No.(11,(Series(of(1990*(
XXXX)
RULES) AND) PROCEDURES) GOVERNING) THE) EXERCISE) OF)

RETENTION) RIGHTS) BY) LANDOWNERS) AND) AWARD) TO)
CHILDREN)UNDER)SECTION)6)OF)R.A.)6657"
)
E. Executive(Order(No.(448,(Series(of(1991(
XXXX"
XXXX"
Sec."1."Executive"Order"No."407"is"hereby"amended"by"adding"a"
new"section"to"read"as"follows:"
"Sec." 1?A." All" lands" or" portions" thereof" reserved" by" virtue" of"
Presidential" proclamations" for" specific" public" uses" by" the"
government," its" agencies" and" instrumentalities," including"
government?owned" or" controlled" corporations" suitable" for"
agriculture"and"no"longer"actually,"directly"and"exclusively"used"
or" necessary" for" the" purposes" for" which" they" have" been"
reserved,"as"determined"by"the"Department"of"Agrarian"Reform"
in"coordination"with"the"government"agency"or"instrumentality"
concerned"in"whose"favor"the"reservation"was"established,"shall"
be" segregated" from" the" reservation" and" transferred" to" the"
Department" of" Agrarian" Reform" for" distribution" to" qualified"
beneficiaries" under" the" Comprehensive" Agrarian" Reform"
Program.""
(
I.
DAR(Administrative(Order(No.(13,(Series(of(1990*(
RULES) AND) PROCEDURES) GOVERNING) EXEMPTION) OF)
LANDS) FROM) CARP) COVERAGE) UNDER) SECTION) 10,)R.A.)
6657"
XXXX"
(
J.
ADRIAN%TAN%||%2A%
DAR(Administrative(Order(No.(11,(Series(of(1991*(
RULES)AND)PROCEDURES)GOVERNING)THE)ISSUANCE)OF)CARP)
BENEFICIARY)CERTIFICATES)(CBC)"
XXXX"
"
K. LRA(Circular(No.(2*(
XXXX"
(
L. LRA(Circular(No.(29*(
XXXX"
(
M. LRA(Circular(No.(29VA*(
XXXX"
(
N. LRA(Circular(No.(32*(
XXXX"
(
O. LRA(Circular(No.(32VA*(
XXXX"
(
(
*Issuances(in(red(are(not(included(within(the(scope(of(the(Final(
Examination.
ADRIAN%TAN%||%2A%
II.
CASE(DOCTRINE(
CASE)
Small"Landowners"
Association"v."Sec."
Juico,"etc."
"
G.R."No."78742"
"
July"14,"1989"
DOCTRINE)
CARP)Law"repeats"the"requisites"of"registration"but"does"not"provide"that"in"case"of"failure"or"refusal"to"register"the"land,"the"
valuation"thereof"shall"be"that"given"by"the"provincial"or"city"assessor"for"tax"purposes"
The"complaint"against"the"effects"of"non?registration"of"the"land"under"E.O.)No.)229"does"not"seem"to"be"viable"any"
more"as"it"appears"that"Setion)4)of)the)Order"has"been"superseded"by"Section)14)of)the)CARP)Law."This"repeats"the"
requisites"of"registration"as"embodied"in"the"earlier"measure"but"does"not"provide,"as"the"latter"did,"that"in"case"of"
failure"or"refusal"to"register"the"land,"the"valuation"thereof"shall"be"that"given"by"the"provincial"or"city"assessor"for"
tax"purposes."On"the"contrary,"the)CARP)Law"says"that"the"just"compensation"shall"be"ascertained"on"the"basis"of"
the"factors"mentioned"in"its"Section)17"and"in"the"manner"provided"for"in"Section)16."
Title"to"property"expropriated"shall"pass"from"the"owner"to"the"expropriator"only"upon"full"payment"of"just"compensation."
The"recognized"rule,"indeed,"is"that"title"to"the"property"expropriated"shall"pass"from"the"owner"to"the"expropriator"
only"upon"full"payment"of"the"just"compensation."Jurisprudence"on"this"settled"principle"is"consistent"both"here"and"
in"other"democratic"jurisdictions."
Luz"Farms,"Inc."v."
Sec."Juico"
"
G.R."No."86889"
"
December"4,"1990"
Section)II)of)R.A.)6657"which"includes""private"agricultural"lands,"devoted"to"commercial"livestock,"poultry"and"swine"
raising""in"the"definition"of""commercial"farms""is"invalid"
It"is"evident"from"the"foregoing"discussion"that"Section)II)of)R.A.)6657"which"includes""private"agricultural"lands,"
devoted"to"commercial"livestock,"poultry"and"swine"raising""in"the"definition"of""commercial"farms""is"invalid,"to"the"
extent"that"the"aforecited"agro?industrial"activities"are"made"to"be"covered"by"the"agrarian"reform"program"of"the"
State."There"is"simply"no"reason"to"include"livestock"and"poultry"lands"in"the"coverage"of"agrarian"reform."
Natalia"Realty,"Inc."v." Commercial,"industrial"and"residential"lands"not"included"
Department"of"
We"now"determine"whether"such"lands"are"covered"by"the"CARL."Section)4)of)R.A.)6657"provides"that"the"CARL"shall"
Agrarian"Reform"
cover,"regardless"of"tenurial"arrangement"and"commodity"produced,"all"public"and"private"agricultural"lands."As"to"
"
what"constitutes"agricultural"land,"it"is"referred"to"as"land"devoted"to"agricultural"activity"as"defined"in"this"Act"
G.R."No."103302"
and"not"classified"as"mineral,"forest,"residential,"commercial"or"industrial"land."The"deliberations"of"the"
"
Constitutional"Commission"confirm"this"limitation."Agricultural"lands"are"only"those"lands"which"are"arable"and"
August"12,"1993"
suitable"agricultural"lands"and"do"not"include"commercial,"industrial"and"residential"lands."Based"on"the"
foregoing,"it"is"clear"that"the"undeveloped"portions"of"the"Antipolo"Hills"Subdivision"cannot"in"any"language"be"
considered"as"agricultural"lands."These"lots"were"intended"for"residential"use."They"ceased"to"be"agricultural"lands"
upon"approval"of"their"inclusion"in"the"Lungsod"Silangan"Reservation."Even"today,"the"areas"in"question"continue"to"
be"developed"as"a"low?cost"housing"subdivision,"albeit"at"a"snails"pace."The"enormity"of"the"resources"needed"for"
developing"a"subdivision"may"have"delayed"its"completion"but"this"does"not"detract"from"the"fact"that"these"lands"
are"still"residential"lands"and"outside"the"ambit"of"the"CARL."
%
ADRIAN%TAN%||%2A%
Province"of"
Camarines"Sur"v."
Court"of"Appeals"
"
G.R."No."103125"
"
May"17,"1993"
The"exclusive"authority"of"the"Department"of"Agrarian"Reform"to"reclassify"agricultural"lands"is"limited"to"the"applications"for"
reclassification"submitted"by"the"land"owners"or"tenant"beneficiaries"and"does"not"include"the"determination"of"the"public"
purpose"requirement"of"the"expropriating"authority"
The"rules"on"conversion"of"agricultural"lands"found"in"Section)4)(k))and)5)(1))of)Executive)Order)No.)129AA,"Series"of"
1987,"cannot"be"the"source"of"the"authority"of"the"Department"of"Agrarian"Reform"to"determine"the"suitability"of"a"
parcel"of"agricultural"land"for"the"purpose"to"which"it"would"be"devoted"by"the"expropriating"authority."While"those"
rules"vest"on"the"Department"of"Agrarian"Reform"the"exclusive"authority"to"approve"or"disapprove"conversions"of"
agricultural"lands"for"residential,"commercial"or"industrial"uses,"such"authority"is"limited"to"the"applications"for"
reclassification"submitted"by"the"land"owners"or"tenant"beneficiaries."
Local"government"units"can"expropriate"agricultural"lands"without"prior"authority"from"the"Department"of"Agrarian"Reform"
as"the"determination"of"the"public"use"of"the"property"subject"for"expropriation"is"considered"an"expression"of"legislative"
policy"
To"sustain"the"Court"of"Appeals"would"mean"that"the"local"government"units"can"no"longer"expropriate"agricultural"
lands"needed"for"the"construction"of"roads,"bridges,"schools,"hospitals,"etc,"without"first"applying"for"conversion"of"
the"use"of"the"lands"with"the"Department"of"Agrarian"Reform,"because"all"of"these"projects"would"naturally"involve"a"
change"in"the"land"use."In"effect,"it"would"then"be"the"Department"of"Agrarian"Reform"to"scrutinize"whether"the"
expropriation"is"for"a"public"purpose"or"public"use."Ordinarily,"it"is"the"legislative"branch"of"the"local"government"unit"
that"shall"determine"whether"the"use"of"the"property"sought"to"be"expropriated"shall"be"public,"the"same"being"an"
expression"of"legislative"policy."
"
ADRIAN%TAN%||%2A%
ASSIGNMENT)#8)
)
I.
(
XXXX"
Section) 2." Nature' of' registration' proceedings;' jurisdiction' of'
courts." Judicial" proceedings" for" the" registration" of" lands"
throughout"the"Philippines"shall"be"in"rem"and"shall"be"based"on"
the" generally" accepted" principles" underlying" the" Torrens"
system."
Courts"of"First"Instance"shall"have"exclusive"jurisdiction"over"all"
applications" for" original" registration" of" title" to" lands," including"
improvements"and"interests"therein,"and"over"all"petitions"filed"
after" original" registration" of" title," with" power" to" hear" and"
determine" all" questions" arising" upon" such" applications" or"
petitions." The" court" through" its" clerk" of" court" shall" furnish" the"
Land" Registration" Commission" with" two" certified" copies" of" all"
pleadings," exhibits," orders," and" decisions" filed" or" issued" in"
applications" or" petitions" for" land" registration," with" the"
exception"of"stenographic"notes,"within"five"days"from"the"filing"
or"issuance"thereof."
XXXX"
CHAPTER) X.) PETITIONS) AND) ACTIONS) AFTER) ORIGINAL)
REGISTRATION"
Section)107."Surrender'of'withhold'duplicate'certificates."Where"
it"is"necessary"to"issue"a"new"certificate"of"title"pursuant"to"any"
involuntary"instrument"which"divests"the"title"of"the"registered"
owner" against" his" consent" or" where" a" voluntary" instrument"
cannot" be" registered" by" reason" of" the" refusal" or" failure" of" the"
holder"to"surrender"the"owner's"duplicate"certificate"of"title,"the"
%
ADRIAN%TAN%||%2A%
party"in"interest"may"file"a"petition"in"court"to"compel"surrender"
of"the"same"to"the"Register"of"Deeds."The"court,"after"hearing,"
may"order"the"registered"owner"or"any"person"withholding"the"
duplicate"certificate"to"surrender"the"same,"and"direct"the"entry"
of" a" new" certificate" or" memorandum" upon" such" surrender." If"
the"person"withholding"the"duplicate"certificate"is"not"amenable"
to"the"process"of"the"court,"or"if"not"any"reason"the"outstanding"
owner's"duplicate"certificate"cannot"be"delivered,"the"court"may"
order" the" annulment" of" the" same" as" well" as" the" issuance" of" a"
new"certificate"of"title"in"lieu"thereof."Such"new"certificate"and"
all" duplicates" thereof" shall" contain" a" memorandum" of" the"
annulment"of"the"outstanding"duplicate.""
Section) 108." Amendment' and' alteration' of' certificates." No"
erasure," alteration," or" amendment" shall" be" made" upon" the"
registration" book" after" the" entry" of" a" certificate" of" title" or" of" a"
memorandum" thereon" and" the" attestation" of" the" same" be"
Register"of"Deeds," except" by" order" of" the" proper" Court" of" First"
Instance."A"registered"owner"of"other"person"having"an"interest"
in"registered"property,"or,"in"proper"cases,"the"Register"of"Deeds"
with" the" approval" of" the" Commissioner" of" Land" Registration,"
may" apply" by" petition" to" the" court" upon" the" ground" that" the"
registered" interests" of" any" description," whether" vested,"
contingent," expectant" or" inchoate" appearing" on" the" certificate,"
have"terminated"and"ceased;"or"that"new"interest"not"appearing"
upon" the" certificate" have" arisen" or" been" created;" or" that" an"
omission" or" error" was" made" in" entering" a" certificate" or" any"
memorandum"thereon,"or,"on"any"duplicate"certificate;"or"that"
the"same"or"any"person"on"the"certificate"has"been"changed;"or"
that" the" registered" owner" has" married," or," if" registered" as"
married,"that"the"marriage"has"been"terminated"and"no"right"or"
interests"of"heirs"or"creditors"will"thereby"be"affected;"or"that"a"
corporation" which" owned" registered" land" and" has" been"
dissolved"has"not"convened"the"same"within"three"years"after"its"
dissolution;"or"upon"any"other"reasonable"ground;"and"the"court"
may"hear"and"determine"the"petition"after"notice"to"all"parties"
in" interest," and" may" order" the" entry" or" cancellation" of" a" new"
certificate,"the"entry"or"cancellation"of"a"memorandum"upon"a"
certificate," or" grant" any" other" relief" upon" such" terms" and"
conditions," requiring" security" or" bond" if" necessary," as" it" may"
consider"proper;"Provided,"however,"That"this"section"shall"not"
be" construed" to" give" the" court" authority" to" reopen" the"
judgment" or" decree" of" registration," and" that" nothing" shall" be"
done" or" ordered" by" the" court" which" shall" impair" the" title" or"
other"interest"of"a"purchaser"holding"a"certificate"for"value"and"
in" good" faith," or" his" heirs" and" assigns," without" his" or" their"
written"consent."Where"the"owner's"duplicate"certificate"is"not"
presented," a" similar" petition" may" be" filed" as" provided" in" the"
preceding"section."
All"petitions"or"motions"filed"under"this"Section"as"well"as"under"
any" other" provision" of" this" Decree" after" original" registration"
shall" be" filed" and" entitled" in" the" original" case" in" which" the"
decree"or"registration"was"entered.""
Section) 109." Notice' and' replacement' of' lost' duplicate'
certificate." In" case" of" loss" or" theft" of" an" owner's" duplicate"
certificate" of" title," due" notice" under" oath" shall" be" sent" by" the"
owner"or"by"someone"in"his"behalf"to"the"Register"of"Deeds"of"
the" province" or" city" where" the" land" lies" as" soon" as" the" loss" or"
theft"is"discovered."If"a"duplicate"certificate"is"lost"or"destroyed,"
or" cannot" be" produced" by" a" person" applying" for" the" entry" of" a"
new"certificate"to"him"or"for"the"registration"of"any"instrument,"
a"sworn"statement"of"the"fact"of"such"loss"or"destruction"may"be"
filed" by" the" registered" owner" or" other" person" in" interest" and"
registered."
Upon" the" petition" of" the" registered" owner" or" other" person" in"
interest,"the"court"may,"after"notice"and"due"hearing,"direct"the"
issuance" of" a" new" duplicate" certificate," which" shall" contain" a"
%
ADRIAN%TAN%||%2A%
memorandum" of" the" fact" that" it" is" issued" in" place" of" the" lost"
duplicate" certificate," but" shall" in" all" respects" be" entitled" to" like"
faith"and"credit"as"the"original"duplicate,"and"shall"thereafter"be"
regarded"as"such"for"all"purposes"of"this"decree."
Section) 110." Reconstitution' of' Lost' or' Destroyed' Original' of'
Torrens'Title."(as"amended"by"R.A.)No.)6732)"P"Original"copies"of"
certificates"of"titles"lost"or"destroyed"in"the"offices"of"Register"of"
Deeds" as" well" as" liens" and" encumbrances" affecting" the" lands"
covered" by" such" titles" shall" be" reconstituted" judicially" in"
accordance" with" the" procedure" prescribed" in" Republic" Act" No."
26" insofar" as" not" inconsistent" with" this" Decree." The" procedure"
relative" to" administrative" reconstitution" of" lost" or" destroyed"
certificate"prescribed"in"said"Act"may"be"availed"of"only"in"case"
of"substantial"loss"or"destruction"of"land"titles"due"to"fire,"flood"
or" other" force" majeure" as" determined" by" the" Administrator" of"
the" Land" Registration" Authority:" Provided," That" the" number" of"
certificates" of" titles" lost" or" damaged" should" be" at" least" ten"
percent" (10%)" of" the" total" number" in" the" possession" of" the"
Office" of" the" Register" of" Deeds:" Provided," further," That" in" no"
case"shall"the"number"of"certificates"of"titles"lost"or"damaged"be"
less"than"five"hundred"(500)."
"Notice"of"all"hearings"of"the"petition"for"judicial"reconstitution"
shall"be"furnished"the"Register"of"Deeds"of"the"place"where"the"
land" is" situated" and" to" the" Administrator" of" the" Land"
Registration" Authority." No" order" or" judgment" ordering" the"
reconstitution"of"a"certificate"of"title"shall"become"final"until"the"
lapse"of"fifteen"(15)"days"from"receipt"by"the"Register"of"Deeds"
and"by"the"Administrator"of"the"Land"Registration"Authority"of"a"
notice" of" such" order" or" judgment" without" any" appeal" having"
been"filed"by"any"such"officials.""
Section)117."Procedure.'See'ASSIGNMENT)#6)
XXXX"
"
(
AN) ACT) PROVIDING) A) SPECIAL) PROCEDURE) FOR) THE)
RECONSTITUTION) OF) TORRENS) CERTIFICATES) OF) TITLE) LOST)
OR)DESTROYED"
Section) 1."Certificates" of" title" lost" or" destroyed" shall" be"
reconstituted"in"accordance"with"the"provisions"of"this"Act."
Section) 2."Original" certificates" of" title" shall" be" reconstituted"
from" such" of" the" sources" hereunder" enumerated" as" may" be"
available,"in"the"following"order:"
(a)"The"owner's"duplicate"of"the"certificate"of"title;"
(b)"The"coPowner's,"mortgagee's,"or"lessee's"duplicate"of"
the"certificate"of"title;"
(b)"The"coPowner's,"mortgagee's,"or"lessee's"duplicate"of"
the"certificate"of"title;"
(c)"A"certified"copy"of"the"certificate"of"title,"previously"
issued" by" the" register" of" deeds" or" by" a" legal" custodian"
thereof;"
(d)" The" deed" of" transfer" or" other" document," on" file" in"
the" registry" of" deeds," containing" the" description" of" the"
property," or" an" authenticated" copy" thereof," showing"
that" its" original" had" been" registered," and" pursuant" to"
which" the" lost" or" destroyed" transfer" certificate" of" title"
was"issued;"
(c)"A"certified"copy"of"the"certificate"of"title,"previously"
issued" by" the" register" of" deeds" or" by" a" legal" custodian"
thereof;"
(e)" A" document," on" file" in" the" registry" of" deeds," by"
which"the"property,"the"description"of"which"is"given"in"
said"document,"is"mortgaged,"leased"or"encumbered,"or"
an" authenticated" copy" of" said" document" showing" that"
its"original"had"been"registered;"and"
(d)"An"authenticated"copy"of"the"decree"of"registration"
or" patent," as" the" case" may" be," pursuant" to" which" the"
original"certificate"of"title"was"issued;"
(f)" Any" other" document" which," in" the" judgment" of" the"
court," is" sufficient" and" proper" basis" for" reconstituting"
the"lost"or"destroyed"certificate"of"title."
(e)" A" document," on" file" in" the" registry" of" deeds," by"
which"the"property,"the"description"of"which"is"given"in"
said"document,"is"mortgaged,"leased"or"encumbered,"or"
an" authenticated" copy" of" said" document" showing" that"
its"original"had"been"registered;"and"
Section) 4."Liens"and"other"encumbrances"affecting"a"destroyed"
or"lost"certificate"of"title"shall"be"reconstituted"from"such"of"the"
sources" hereunder" enumerated" as" may" be" available," in" the"
following"order:"
(f)" Any" other" document" which," in" the" judgment" of" the"
the"lost"or"destroyed"certificate"of"title."
Section) 3."Transfer" certificates" of" title" shall" be" reconstituted"
from" such" of" the" sources" hereunder" enumerated" as" may" be"
available,"in"the"following"order:"
(a)"The"owner's"duplicate"of"the"certificate"of"title;"
%
ADRIAN%TAN%||%2A%
(a)" Annotations" or" memoranda" appearing" on" the"

owner's"coPowner's"mortgagee's"or"lessee's"duplicate;"
(b)"Registered"documents"on"file"in"the"registry"of"deeds,"
or" authenticated" copies" thereof" showing" that" the"
originals"thereof"had"been"registered;"and"
(c)" Any" other" document" which," in" the" judgment" of" the"
the" liens" or" encumbrances" affecting" the" property"
covered"by"the"lost"or"destroyed"certificate"of"title."
Section)5."Petitions"for"reconstitution"from"sources"enumerated"
in" sections" 2(a)," 2(b)," 3(a)," 3(b)," and/or" 4(a)" of" this" Act" may" be"
filed" with" the" register" of" deeds" concerned" by" the" registered"
owner," his" assigns," or" other" person" having" an" interest" in" the"
property."The"petition"shall"be"accompanied"with"the"necessary"
sources"for"reconstitution"and"with"an"affidavit"of"the"registered"
owner" stating," among" other" things," that" no" deed" or" other"
instrument" affecting" the" property" had" been" presented" for"
registration,"or,"if"there"be"any,"the"nature"thereof,"the"date"of"
its" presentation," as" well" as" the" names" of" the" parties," and"
whatever" the" registration" of" such" deed" or" instrument" is" still"
pending" accomplishment." If" the" reconstitution" is" to" be" made"
from"any"of"the"sources"enumerated"in"section"2(b)"or"3(b),"the"
affidavit" should" further" state" that" the" owner's" duplicate" has"
been" lost" or" destroyed" and" the" circumstances" under" which" it"
was"lost"or"destroyed."Thereupon,"the"register"of"deeds"shall,"no"
valid"reason"to"the"contrary"existing,"reconstitute"the"certificate"
of"title"as"provided"in"this"Act."
Section)6."The"register"of"deeds"may"motu"propio"reconstitute"a"
certificate"of"title"from"its"corresponding"owner's"duplicate,"and,"
for" this" purpose," may" compel" the" registered" owner," or" any"
person" holding" such" owner's" duplicate," to" surrender" the" same"
to" the" registry" of" deeds." After" the" reconstitution" said" owner's"
duplicate"shall"be"returned"to"the"person"concerned."
Section)7."Reconstituted"certificates"of"title"shall"have"the"same"
validity" and" legal" effect" as" the" originals" thereof:" Provided,"
however," That" certificates" of" title" reconstituted" extrajudicially,"
in" the" manner" stated" in" sections" five" and" six" hereof," shall" be"
without" prejudice" to" any" party" whose" right" or" interest" in" the"
property"was"duly"noted"in"the"original,"at"the"time"it"was"lost"or"
destroyed,"but"entry"or"notation"of"which"has"not"been"made"on"
the" reconstituted" certificate" of" title." This" reservation" shall" be"
noted" as" an" encumbrance" on" the" reconstituted" certificate" of"
title."
%
ADRIAN%TAN%||%2A%
Section)8."Any"person"whose"right"or"interest"was"duly"noted"in"
the" original" of" a" certificate" of" title," at" the" time" it" was" lost" or"
destroyed," but" does" not" appear" so" noted" on" the" reconstituted"
certificate" of" title," which" is" subject" to" the" reservation" provided"
in" the" preceding" section," may," while" such" reservation" subsists,"
file" a" petition" with" the" proper" Court" of" First" Instance" for" the"
annotation" of" such" right" or" interest" on" said" reconstituted"
certificate"of"title,"and"the"court,"after"notice"and"hearing,"shall"
determine"the"merits"of"the"petition"and"render"such"judgment"
as" justice" and" equity" may" require." The" petition" shall" state" the"
number" of" the" reconstituted" certificate" of" title" and" the" nature,"
as"well"as"a"description,"of"the"right"or"interest"claimed."
Section)9."A"registered"owner"desiring"to"have"his"reconstituted"
certificate" of" title" freed" from" the" encumbrance" mentioned" in"
section"seven"of"this"Act,"may"file"a"petition"to"that"end"with"the"
proper" Court" of" First" Instance," giving" his" reason" or" reasons"
therefor." A" similar" petition" may," likewise," be" filed" by" a"
mortgagee," lessees" or" other" lien" holder" whose" interest" is"
annotated" in" the" reconstituted" certificate" of" title." Thereupon,"
the"court"shall"cause"a"notice"of"the"petition"to"be"published,"at"
the" expense" of" the" petitioner," twice" in" successive" issues" of" the"
Official"Gazette,"and"to"be"posted"on"the"main"entrance"of"the"
provincial" building" and" of" the" municipal" building" of" the"
municipality" or" city" in" which" the" land" lies," at" least" thirty" days"
prior"to"the"date"of"hearing,"and"after"hearing,"shall"determine"
the" petition" and" render" such" judgment" as" justice" and" equity"
may" require." The" notice" shall" specify," among" other" things," the"
number" of" the" certificate" of" title," the" name" of" the" registered"
owner," the" names" of" the" interested" parties" appearing" in" the"
reconstituted" certificate" of" title," the" location" of" the" property,"
and" the" date" on" which" all" persons" having" an" interest" in" the"
property"must"appear"and"file"such"claim"as"they"may"have."The"
petitioner"shall,"at"the"hearing,"submit"proof"of"the"publication"
and" posting" of" the" notice:" Provided," however," That" after" the"
expiration"of"two"years"from"the"date"of"the"reconstitution"of"a"
certificate"of"title,"if"no"petition"has"been"filed"within"that"period"
under"the"preceding"section,"the"court"shall,"on"motion"ex"parte"
by" the" registered" owner" or" other" person" having" registered"
interest" in" the" reconstituted" certificate" of" title," order" the"
register" of" deeds" to" cancel," proper" annotation," the"
encumbrance"mentioned"in"section"seven"hereof."
Section) 10."Nothing" hereinbefore" provided" shall" prevent" any"
registered" owner" or" person" in" interest" from" filing" the" petition"
mentioned" in" section" five" of" this" Act" directly" with" the" proper"
Court" of" First" Instance," based" on" sources" enumerated" in"
sections" 2(a)," 2(b)," 3(a)," 3(b)," and/or" 4(a)" of" this" Act:" Provided,"
however," That" the" court" shall" cause" a" notice" of" the" petition,"
before" hearing" and" granting" the" same," to" be" published" in" the"
manner" stated" in" section" nine" hereof:" And" provided," further,"
That" certificates" of" title" reconstituted" pursuant" to" this" section"
shall" not" be" subject" to" the" encumbrance" referred" to" in" section"
seven"of"this"Act."
Section) 11."Petitions" for" reconstitution" of" registered" interests,"
liens"and"other"encumbrances,"based"on"sources"enumerated"in"
sections" 4(b)" and/or" 4(c)" of" this" Act," shall" be" filed," by" the"
interested" party," with" the" proper" Court" of" First" Instance." The"
petition" shall" be" accompanied" with" the" necessary" documents"
and" shall" state," among" other" things," the" number" of" the"
certificate"of"title"and"the"nature"as"well"as"a"description"of"the"
interest,"lien"or"encumbrance"which"is"to"be"reconstituted,"and"
the"court,"after"publication,"in"the"manner"stated"in"section"nine"
of" this" Act," and" hearing" shall" determine" the" merits" of" the"
petition" and" render" such" judgment" as" justice" and" equity" may"
require."
Section) 12."Petitions" for" reconstitution" from" sources"
enumerated" in" sections" 2(c)," 2(d)," 2(e)," 2(f)," 3(c)," 3(d)," 3(e)"
and/or" 3(f)" of" this" Act," shall" be" filed" with" the" proper" Court" of"
First" Instance," by" the" registered" owner," his" assigns," or" any"
person" having" an" interest" in" the" property." The" petition" shall"
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state"or"contain,"among"other"things,"the"following:"(a)"that"the"
owner's" duplicate" of" the" certificate" of" title" had" been" lost" or"
destroyed;" (b)" that" no" coPowner's" mortgagee's" or" lessee's"
duplicate"had"been"issued,"or,"if"any"had"been"issued,"the"same"
had" been" lost" or" destroyed;" (c)" the" location," area" and"
boundaries" of" the" property;" (d)" the" nature" and" description" of"
the" buildings" or" improvements," if" any," which" do" not" belong" to"
the" owner" of" the" land," and" the" names" and" addresses" of" the"
owners" of" such" buildings" or" improvements;" (e)" the" names" and"
addresses" of" the" occupants" or" persons" in" possession" of" the"
property," of" the" owners" of" the" adjoining" properties" and" all"
persons" who" may" have" any" interest" in" the" property;" (f)" a"
detailed" description" of" the" encumbrances," if" any," affecting" the"
property;" and" (g)" a" statement" that" no" deeds" or" other"
instruments" affecting" the" property" have" been" presented" for"
registration,"or,"if"there"be"any,"the"registration"thereof"has"not"
been"accomplished,"as"yet."All"the"documents,"or"authenticated"
copies" thereof," to" be" introduced" in" evidence" in" support" of" the"
petition" for" reconstitution" shall" be" attached" thereto" and" filed"
with"the"same:"Provided,"That"in"case"the"reconstitution"is"to"be"
made"exclusively"from"sources"enumerated"in"section"2(f)"of"3(f)"
of"this"Act,"the"petition"shall"be"further"be"accompanied"with"a"
plan"and"technical"description"of"the"property"duly"approved"by"
the" Chief" of" the" General" Land" Registration" Office," or" with" a"
certified"copy"of"the"description"taken"from"a"prior"certificate"of"
title"covering"the"same"property."
Section) 13."The" court" shall" cause" a" notice" of" the" petition," filed"
under"the"preceding"section,"to"be"published,"at"the"expense"of"
the"petitioner,"twice"in"successive"issues"of"the"Official"Gazette,"
and"to"be"posted"on"the"main"entrance"of"the"provincial"building"
and"of"the"municipal"building"of"the"municipality"or"city"in"which"
the" land" is" situated," at" least" thirty" days" prior" to" the" date" of"
hearing."The"court"shall"likewise"cause"a"copy"of"the"notice"to"be"
sent," by" registered" mail" or" otherwise," at" the" expense" of" the"
petitioner," to" every" person" named" therein" whose" address" is"
known," at" least" thirty" days" prior" to" the" date" of" hearing." Said"
notice"shall"state,"among"other"things,"the"number"of"the"lost"or"
destroyed" certificate" of" title," if" known," the" name" of" the"
registered" owner," the" names" of" the" occupants" or" persons" in"
possession" of" the" property," the" owners" of" the" adjoining"
properties" and" all" other" interested" parties," the" location," area"
and" boundaries" of" the" property," and" the" date" on" which" all"
persons" having" any" interest" therein" must" appear" and" file" their"
claim" or" objections" to" the" petition." The" petitioner" shall," at" the"
hearing,"submit"proof"of"the"publication,"posting"and"service"of"
the"notice"as"directed"by"the"court."
Section) 14."If" any" person" withholds," refuses" or" fails" within" a"
reasonable"time"after"request,"to"produce"a"document"or"paper"
without"which"the"reconstitution"of"a"certificate"of"title,"or"any"
lien" or" annotation" affecting" the" same," cannot" be" fully"
accomplished," the" court" may," on" motion" and" after" notice" and"
hearing" order" such" person" to" produce" and/or" surrender" such"
document" or" paper" at" the" time" and" place" named" in" the" order"
and"may"enforce"the"same"by"suitable"process."
Section)15."If"the"court,"after"hearing,"finds"that"the"documents"
presented," as" supported" by" parole" evidence" or" otherwise," are"
sufficient"and"proper"to"warrant"the"reconstitution"of"the"lost"or"
destroyed" certificate" of" title," and" that" the" petitioner" is" the"
registered"owner"of"the"property"or"has"an"interest"therein,"that"
the"said"certificate"of"title"was"in"force"at"the"time"it"was"lost"or"
destroyed,"and"that"the"description,"area"and"boundaries"of"the"
property" are" substantially" the" same" as" those" contained" in" the"
lost" or" destroyed" certificate" of" title," an" order" of" reconstitution"
shall"be"issued."The"clerk"of"court"shall"forward"to"the"register"of"
deeds" a" certified" copy" of" said" order" and" all" the" documents"
which,"pursuant"to"said"order,"are"to"be"used"as"the"basis"of"the"
reconstitution." If" the" court" finds" that" there" is" no" sufficient"
evidence"or"basis"to"justify"the"reconstitution,"the"petition"shall"
be"dismissed,"but"such"dismissal"shall"not"preclude"the"right"of"
the" party" or" parties" entitled" thereto" to" file" an" application" for"
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confirmation" of" his" or" their" title" under" the" provisions" of" the"
Land"Registration"Act."
Section)16."After"the"reconstitution"of"a"certificate"of"title"under"
the" provisions" of" this" Act," the" register" of" deeds" shall" issue" the"
corresponding" owner's" duplicate" and" the" additional" copies" of"
said" certificates" of" title," if" any" had" been" previously" issued,"
where" such" owner's" duplicate" and/or" additional" copies" have"
been" destroyed" or" lost." This" fact" shall" be" noted" on" the"
reconstituted"certificate"of"title."
Section)17."The"register"of"deeds"shall"certify"on"each"certificate"
of"title"reconstituted"the"date"of"the"reconstitution,"the"source"
or" sources" from" which" reconstitution" has" been" accomplished,"
and"whether"administratively"or"judicially."
Section) 18."In" case" a" certificate" of" title," considered" lost" or"
destroyed," be" found" or" recovered," the" same" shall" prevail" over"
the"reconstituted"certificate"of"title,"and,"if"both"titles"appear"in"
the"name"of"the"same"registered"owner,"all"memoranda"of"new"
liens" or" encumbrances," if" any," made" on" the" latter," after" its"
reconstitution," except" the" memorandum" of" the" reservation"
referred" to" in" section" seven" of" this" Act," shall" be" transferred" to"
the" recovered" certificate" of" title." Thereupon," the" register" of"
deeds" shall" cancel" the" reconstituted" certificate" of" title" and"
spread"upon"the"owner's"duplicate,"as"well"as"on"the"coPowner's,"
mortgagee's" or" lessee's" duplicate," if" any" has" been" issued," such"
annotations"of"subsisting"liens"or"encumbrances"as"may"appear"
on"the"recovered"certificate"of"title,"cancelling"at"the"same"time"
the" memorandum" of" the" reservation" referred" to" in" section"
seven" hereof:" Provided," however," That" if" the" reconstituted"
certificate" of" title" has" been" cancelled" by" virtue" of" any" deed" or"
instrument,"whether"voluntary"or"involuntary,"or"by"an"order"of"
the" court," and" a" new" certificate" of" title" has" been" issued," the"
recovered" certificate" of" title" shall" be" likewise" cancelled," but" all"
subsisting" liens" or" encumbrances," if" any," appearing" thereon"
shall" be" transferred" to" the" new" certificate" of" title" and" to" its"
owner's"duplicate,"as"well"as"to"any"coPowner's,"mortgagee's"or"
lessee's"duplicate"that"may"have"been"issued,"the"memorandum"
of"the"reservation"referred"to"in"section"seven"of"this"Act,"if"any,"
being"thereby"ipso"facto"cancelled."
Section)19."If"the"certificate"of"title"considered"lost"or"destroyed,"
and"subsequently"found"or"recovered,"is"not"in"the"name"of"the"
same"person"in"whose"favor"the"reconstituted"certificate"of"title"
has" been" issued," the" register" of" deeds" should" bring" the" matter"
to" the" attention" of" the" proper" Court" of" First" Instance," which,"
after"due"notice"and"hearing,"shall"order"the"cancellation"of"the"
reconstituted"certificate"of"title"and"render,"with"respect"to"the"
memoranda"of"new"liens"or"encumbrances,"if"any,"made"in"the"
reconstituted" certificate" of" title," after" its" reconstitution," such"
judgment"as"justice"and"equity"may"require:"Provided,"however,"
That," if" the" reconstituted" certificate" of" title" has" been" cancelled"
by" virtue" of" any" deed" or" instrument," whether" voluntary" or"
involuntary,"or"by"an"order"of"the"court,"and"a"new"certificate"of"
title" has" been" issued," the" procedure" prescribed" above," with"
respect"to"memoranda"of"new"liens"or"encumbrances"made"on"
the" reconstituted" certificate" of" title," after" its" reconstitution,"
shall"be"followed"with"respect"to"the"new"certificate"of"title,"and"
to" such" new" liens" or" encumbrances," if" any," as" may" have" been"
made"on"the"latter"after"the"issuance"thereof."
Section) 20."If" the" registered" owner" or" any" other" person"
withholds," refuses" or" fails," within" a" reasonable" time" after"
request," to" produce" the" owner's" duplicate" or" any" other"
duplicate"of"a"certificate"of"title,"for"cancellation"or"annotation"
as" provided" in" sections" eighteen" and" nineteen" of" this" Act," the"
register" of" deeds" shall" report" the" fact" to" the" proper" Court" of"
First"Instance"and"the"court,"after"notice"and"hearing,"may"order"
the"person"concerned"to"produce"the"duplicate"in"his"possession"
at"the"time"and"place"named"in"the"order,"and"may"enforce"the"
same"by"suitable"process."
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Section) 21."In" all" cases" where" the" reconstituted" certificate" of"

title"does"not"contain"the"full"technical"description"of"the"land,"
except"where"such"technical"description"is"contained,"in"a"prior"
certificate"of"title"which"is"available,"the"registered"owner"shall,"
within"two"years"from"the"date"of"the"reconstitution,"file"a"plan"
of" such" land" with" the" Chief" of" the" General" Land" Registration"
Office,"who,"after"approving"the"same,"shall"furnish"the"register"
of"deeds"with"a"copy"of"the"technical"description"of"said"land"for"
annotation" on" the" proper" certificate" of" title" and" file." After" the"
expiration" of" the" period" above" prescribed," no" transfer"
certificate"of"title"shall"be"issued"in"pursuance"of"any"voluntary"
instrument" until" such" plan" and" technical" description" shall" have"
been"filed"and"noted"as"provided"above."
Section) 22."Every" petition" filed" with" the" court" under" this" Act"
shall" be" sworn" to" by" the" petitioner" or" the" person" acting" in" his"
behalf"and"filed"and"entitled"in"the"land"registration"or"cadastral"
case" in" which" the" decree" of" registration" was" entered." If" the"
petition"relates"to"a"certificate"of"title"originally"issued"under"the"
provisions"of"section"one"hundred"twentyPtwo"of"Act"Numbered"
Four"hundred"and"ninetyPsix"and"the"property"has"been"included"
in" a" cadastral" survey," the" petition" shall" be" filed" in" the"
corresponding" cadastral" case:" Provided," however," That" where"
the" property" has" not" been" included" in" a" cadastral" survey," or"
where" the" land" registration" or" cadastral" case" has" been" lost" or"
destroyed"and/or"the"number"thereof"cannot"be"identified,"the"
petition" shall" be" filed" in" a" special" case" to" be" entitled" "Special"
proceedings"for"reconstitution"of"lost"certificate"of"title.""
Section)23."No"fees"shall"be"charged"for"the"filing"of"any"petition"
under" this" Act," nor" for" any" service" rendered," in" connection"
therewith"or"in"compliance"with"any"provision"of"this"Act,"by"the"
Chief"of"the"General"Land"Registration"Office,"clerks"of"Court"of"
First" Instance," sheriffs," and/or" register" of" deeds." Any" certified"
copy" of" document" or" paper" that" may" be" necessary" in" the"
reconstitution"of"a"certificate"of"title"under"this"Act"shall,"upon"
request"of"the"court,"register"of"deeds,"or"Chief"of"the"General"
Land" Registration" Office," be" furnished" free" of" charge," by" any"
office" or" branch" of" the" Government," including" Government"
controlled"corporations,"institutions"or"instrumentalities."
Section) 24."The" Chief" of" the" General" Land" Registration" Office,"
with" the" approval" of" the" Secretary" of" Justice," shall" issue" rules,"
regulations,"circulars"and"instructions,"and"prescribe"such"books"
and" blank" form," as" may" be" necessary" to" carry" into" effect" the"
provisions"of"this"Act."
Section) 25."Sections"seventyPsix,"seventyPseven"and"eightyPnine"
of" Act" Numbered" ThirtyPone" hundred" and" ten" are" hereby"
declared" inoperative," insofar" as" they" provide" for" the"
reconstitution"of"certificates"of"title."
XXXX"
(
C. Republic(Act(No.(6732(
AN) ACT) ALLOWING) ADMINISTRATIVE) RECONSTITUTION) OF)
ORIGINAL) COPIES) OF) CERTIFICATES) OF) TITLES) LOST) OR)
DESTROYED)DUE)TO)FIRE,)FLOOD)AND)OTHER)FORCE)MAJEURE,)
AMENDING) FOR) THE) PURPOSE) SECTION) ONE) HUNDRED) TEN)
OF)PRESIDENTIAL) DECREE) NUMBERED) FIFTEEN) TWENTYL
NINEAND) SECTION) FIVE) OF)REPUBLIC) ACT) NUMBERED)
TWENTYLSIX"
Section)1."Section"110"of"Presidential"Decree"No."1529"is"hereby"
amended"to"read"as"follows:"
"Sec." 110." Reconstitution' of' Lost' or' Destroyed' Original'
of'Torrens'Title."P"Original"copies"of"certificates"of"titles"
lost" or" destroyed" in" the" offices" of" Register" of" Deeds" as"
well" as" liens" and" encumbrances" affecting" the" lands"
covered"by"such"titles"shall"be"reconstituted"judicially"in"
accordance" with" the" procedure" prescribed" in" Republic"
Act"No."26"insofar"as"not"inconsistent"with"this"Decree."
The" procedure" relative" to" administrative" reconstitution"
of" lost" or" destroyed" certificate" prescribed" in" said" Act"
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may" be" availed" of" only" in" case" of" substantial" loss" or"
destruction"of"land"titles"due"to"fire,"flood"or"other"force"
majeure" as" determined" by" the" Administrator" of" the"
Land"Registration"Authority:"Provided,"That"the"number"
of" certificates" of" titles" lost" or" damaged" should" be" at"
least" ten" percent" (10%)" of" the" total" number" in" the"
possession" of" the" Office" of" the" Register" of" Deeds:"
Provided," further," That" in" no" case" shall" the" number" of"
certificates" of" titles" lost" or" damaged" be" less" than" five"
hundred"(500)."
"Notice" of" all" hearings" of" the" petition" for" judicial"
reconstitution" shall" be" furnished" the" Register" of" Deeds"
of" the" place" where" the" land" is" situated" and" to" the"
Administrator" of" the" Land" Registration" Authority." No"
order" or" judgment" ordering" the" reconstitution" of" a"
certificate" of" title" shall" become" final" until" the" lapse" of"
fifteen" (15)" days" from" receipt" by" the" Register" of" Deeds"
and" by" the" Administrator" of" the" Land" Registration"
Authority"of"a"notice"of"such"order"or"judgment"without"
any"appeal"having"been"filed"by"any"such"officials.""
Section) 2." For" the" purpose" of" the" preceding" section," Section" 5"
of"Republic" Act" No." 26"is" hereby" revived" and" amended" to" read"
as"follows:"
"Sec." 5." Petitions" for" reconstitution" from" sources"
enumerated"in"Sections"2(a),"2(b),"3(a,)"and"3(b)"of"this"
Act" may" be" filed" with" the" Register" of" Deeds" concerned"
by" the" registered" owner," his" assigns," or" other" person,"
both" natural" and" juridical," having" an" interest" in" the"
property." The" petition" shall" be" accompanied" with" the"
necessary" sources" for" reconstitution" and" with" an"
affidavit" of" the" registered" owner" stating," among" other"
things:"
"(1)"That"no"deed"or"other"instrument"affecting"
the" property" had" been" presented" for"
registration," or," if" there" be" any," the" nature"

thereof,"the"date"of"its"presentation,"as"well"as"
the" names" of" the" parties," and" whether" the"
registration" of" such" deed" or" instrument" is" still"
pending"accomplishment;"
reconstituting"officer"or"Register"of"Deeds."Said"inventory,"duly"
signed" and" certified" under" oath" by" the" Administrator" of" the"
Land" Registration" Authority," shall" be" published" in" a" newspaper"
of" general" circulation" in" the" province" or" city" where" the" loss" or"
destruction"of"titles"occurred."
"(2)"That"the"owner's"duplicate"certificate"or"coP
owner's" duplicate" is" in" due" form" without" any"
apparent"intentional"alterations"or"erasures;"
Section) 4." All" reconstituted" titles" shall" be" reproduced" by" the"
Land"Registration"Authority"in"at"least"three"image"copies"or"in"
whatever" means" by" which" the" original" can" be" reproduced," one"
copy"to"be"kept"by"the"Land"Registration"Authority,"the"second"
copy" to" be" kept" by" the" National" Library" Archives" Division," and"
the" third" copy" to" be" secured" in" a" government" firePproof" vault,"
preferably" in" the" Security" Printing" Plant" of" the" Central" Bank."
Such" image" copy" of" the" original" copy" of" the" reconstituted" title"
shall" be" considered" after" due" authentication" by" the" Land"
Registration" Authority," through" the" Register" of" Deeds" in" the"
province"or"city"where"the"land"is"located,"as"a"duplicate"original,"
and"as"an"authorized"source"or"basis"for"reconstitution"together"
with"the"sources"enumerated"in"Section"2"and"3"of"Republic"Act"
No."26."
"(3)"That"the"certificate"of"title"is"not"the"subject"
of" litigation" or" investigation," administrative" or"
judicial," regarding" its" genuineness" or" due"
execution"or"issuance;"
"(4)"That"the"certificate"of"title"was"in"full"force"
and"effect"at"the"time"it"was"lost"or"destroyed;"
"(5)" That" the" certificate" of" title" is" covered" by" a"
tax" declaration" regularly" issued" by" the"
Assessor's"Office;"and"
"(6)" That" real" estate" taxes" have" been" fully" paid"
up"to"at"least"two"(2)"years"prior"to"the"filing"of"
the"petition"for"reconstitution."
"If" the" reconstitution" is" to" be" made" from" any" of" the"
sources"enumerated"in"Section"2(b)"or"3(b),"the"affidavit"
should"further"state"that"the"owner's"duplicate"has"been"
lost"or"destroyed"and"the"circumstances"under"which"it"
was"lost"or"destroyed."Thereupon,"the"Register"of"Deeds"
shall," no" valid" reason" to" the" contrary" existing,"
reconstitute" the" certificate" of" title" as" provided" in" this"
Act.""
Section) 3." Immediately" after" the" loss" or" destruction" of" titles"
mentioned" in" Section" 2" hereof," a" true," complete" and" faithful"
inventory" of" all" books," titles," documents," cash" and" property" in"
the"Registry"of"Deeds"concerned"shall"be"prepared"by"the"Land"
Registration" Authority" through" the" newly" designated"
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Section) 5." After" reconstitution," said" owner's" duplicate" or" coP

owner's"duplicate"exhibited"as"basis"for"the"reconstitution"shall"
be"surrendered"to"the"Register"of"Deeds"and"a"new"certificate"of"
title"issued"in"lieu"thereof,"the"original"of"which"shall"be"kept"by"
the"Register"of"Deeds"and"the"owners"duplicate"delivered"to"the"
registered"owner."
Section) 6." Section" 6" of" Republic" Act" No." 26" is" hereby" declared"
inoperative."
Section)7."Section"19"of"Republic"Act"No."26"is"hereby"amended"
to"read"as"follows:"
"Sec." 19." If" the" certificate" of" title" considered" lost" or"
destroyed,"and"subsequently"found"or"recovered,"is"not"
in" the" name" of" the" same" person" in" whose" favor" the"
reconstituted" certificate" of" title" has" been" issued," the"
Register" of" Deeds" or" the" party" concerned" should" bring"

the" matter" to" the" attention" of" the" proper" regional" trial"
court," which," after" due" notice" and" hearing," shall" order"
the" cancellation" of" the" reconstituted" certificate" of" title"
and" render," with" respect" to" the" memoranda" of" new"
liens" and" encumbrances," if" any," made" in" the"
reconstituted"certificate"of"title,"after"its"reconstitution,"
such" judgment" as" justice" and" equity" may" require:"
Provided," however," That" if" the" reconstituted" certificate"
of" title" has" been" cancelled" by" virtue" of" any" deed" or"
instrument," whether" voluntary" or" involuntary," or" by" an"
order" of" the" court," and" a" new" certificate" of" title" has"
been" issued," the" procedure" prescribed" above," with"
respect" to" the" memorandum" of" new" liens" and"
encumbrances"made"on"the"reconstituted"certificate"of"
title," after" its" reconstitution," shall" be" followed" with"
respect"to"the"new"certificate"of"title,"and"to"such"new"
liens" and" encumbrances," if" any," as" may" have" been" on"
the"latter,"after"the"issuance"thereof.""
Section)8."The"Administrator"of"the"Land"Registration"Authority,"
with" the" approval" of" the" Secretary" of" Justice," shall" issue" rules,"
regulations,"and"circulars"as"may"be"necessary"and"appropriate"
to"implement"this"Act,"including"but"not"limited"to"the"following:"
(1)"The"temporary"designation"of"a"reconstituting"officer"
or"another"Register"of"Deeds;"
(2)" The" submission" of" monthly" periodic" status" reports"
on" reconstitution" proceedings" and" reconstituted" titles"
to" the" Secretary" of" Justice" and" the" governor" or" city"
mayor"concerned;"and"
(3)" The" immediate" reporting" by" the" reconstituting"
officer" or" Register" of" Deeds" to" the" Secretary" of" Justice"
and" the" governor" or" city" mayor" concerned" on" any"
verified"complaint"presented"to"him."
%
ADRIAN%TAN%||%2A%
Section) 9." The" Land" Registration" Authority" Administrator" may"

review," revise," reverse," modify" or" affirm" any" decision" of" the"
reconstituting" officer" or" Register" of" Deeds." Any" appeal" shall" be"
filed" within" fifteen" days" from" the" receipt" of" the" judgment" or"
order"by"the"aggrieved"party."
SECTION" 10." Any" interested" party" who" by" fraud," accident,"
mistake" or" excusable" negligence" has" been" unjustly" deprived" or"
prevented" from" taking" part" in" the" proceedings" may" file" a"
petition" in" the" proper" court" to" set" aside" the" decision" and" to"
reopen"the"proceedings."The"petition"shall"be"verified"and"must"
be" filed" within" sixty" days" after" the" petitioner" learns" of" the"
decision" but" not" more" than" six" months" from" the" promulgation"
thereof."
Section) 11." A" reconstituted" title" obtained" by" means" of" fraud,"
deceit"or"other"machination"is"void"ab"initio"as"against"the"party"
obtaining"the"same"and"all"persons"having"knowledge"thereof."
Section)12."Any"person"who"by"means"of"fraud,"deceit"or"other"
machination"obtains"or"attempts"to"obtain"a"reconstituted"title"
shall" be" subject" to" criminal" prosecution" and," upon" conviction,"
shall"be"liable"for"imprisonment"for"a"period"of"not"less"than"two"
years" but" not" exceeding" five" years" or" the" payment" of" a" fine" of"
not" less" than" Twenty" thousand" pesos" but" not" exceeding" Two"
hundred"thousand"pesos"or"both"at"the"discretion"of"the"court."
Any" public" officer" or" employee" who" knowingly" approves" or"
assists"in"securing"a"decision"allowing"reconstitution"in"favor"of"
any" person" not" entitled" thereto" shall" be" subject" to" criminal"
prosecution" and," upon" conviction," shall" be" liable" for"
imprisonment"of"not"less"than"five"years"but"not"exceeding"ten"
years"or"payment"of"a"fine"of"not"less"than"Fifty"thousand"pesos"
but"not"exceeding"One"hundred"thousand"pesos"or"both"at"the"
discretion" of" the" court" and" perpetual" disqualification" from"
holding"public"office."
Section) 13." All" acts," laws," decrees," executive" orders," or" parts"
thereof"which"are"inconsistent"with"any"of"the"provisions"of"this"
Act"are"hereby"repealed"or"modified"accordingly."
Section) 14."This" Act" shall" likewise" cover" administrative"
reconstitution" of" copies" of" original" certificates" of" titles"
destroyed"by"fire,"flood"or"other"force"majeure"within"a"period"
of"fifteen"years"before"the"effectivity"of"this"Act."
XXXX"
"
D. LRA(Circular(No.(3,(Series(of(1988*(
XXXX"
"
E. LRA(Circular(No.(13,(Series(of(1989*(
1."Scope.")These"rules"shall"apply"to"appeals"from"final"orders"
or" decision" of" the" Court" of" Tax" Appeals." They" shall" also" apply"
from"final"orders"or"decisions"on"any"quasiPjudicial"agency"from"
which" an" appeal" is" now" allowed" by" statute" to" the" Court" of"
Appeals" or" the" Supreme" Court." Among" these" agencies" are" the"
Securities" and" Exchange" Commission," Land" Registration"
Authority," Social" Security" Commission," Civil" Aeronautics" Board,"
Bureau" of" Patents," Trademarks" and" Technology" Transfer,"
National" Electrification" Administration," Energy" Regulatory"
Board," National" Telecommunications" Commission," Secretary" of"
Agrarian" Reforms" and" Special" Agrarian" Courts" under" RA" 6657,"
Government" Service" Insurance" System," Employees"
Compensation" Commission," Agricultural" Inventions" Board,"
Insurance" Commission" and" Philippine" Atomic" Energy"
Commission."
2."Case'not'covered.""These"rules"shall"not"apply"to"decisions"
and" interlocutory" orders" of" the" National" Labor" Relations"
Commission" or" the" Secretary" of" Labor" and" Employment" under"
the" Labor" Code" of" the" Philippines," the" Central" Board" of"
Assessment" Appeals," and" other" quasiPjudicial" agencies" from"
which" no" appeal" to" the" courts" is" prescribed" or" allowed" by"
statute."
XXXX"
)
F. LRA(Circular(No.(35,(Series(of(1983*(
XXXX"
)
G. Department(of(Justice(Ministry(Circular(No.(17,(Series(of(
1983*(
XXXX"
"
H. Supreme(Court(Circular(No.(1Q91(
XXXX"
SUBJECT:" PRESCRIBING" THE" RULES" GOVERNING" APPEALS" TO"
THE"COURT"OF"APPEALS"FROM"A"FINAL"ORDER"OR"DECISION"OF"
THE"COURT"OF"TAX"APPEALS"AND"QUASIPJUDICIAL"AGENCIES."
%
ADRIAN%TAN%||%2A%
3." Who' may' appeal' and' where' to' appeal." " The" appeal" of" a"
party" affected" by" a" final" order," decision," or" judgment" of" the"
Court"of"Tax"Appeals"or"of"a"quasiPjudicial"agency"shall"be"taken"
to"the"Court"of"Appeals"within"the"period"in"the"manner"herein"
provided," whether" the" appeal" involved" questions" of" fact" or" of"
law"or"mixed"questions"of"fact"and"law."From"final"judgments"or"
decisions" of" the" Court" of" Appeals," the" aggrieved" party" may"
appeal"by"certiorari"to"the"Supreme"Court"as"provided"in"Rule"45"
of"the"Rules"of"Court."
4."Period'of'Appeal.""The"appeal"shall"be"taken"within"fifteen"
(15)" days" from" notice" of" the" ruling," award," order," decision," or"
judgment"or"from"the"date"of"its"last"publication,"if"publication"is"
required" by" law" for" its" effectivity." One" (1)" motion" for"
reconsideration" of" said" ruling," award," order," decision," or"
judgment"may"be"allowed."If"the"motion"is"denied,"the"movant"
may" appeal" during" the" remaining" period" for" appeal" reckoned"
from"notice"of"the"resolution"of"denial."
5." How' Appeal' Taken." " Appeal" shall" be" taken" by" filing" a"
verified" petition" for" review" in" six" (6)" legible" copies," with" the"
Court"of"Appeals,"a"copy"of"which"shall"be"served"on"the"adverse"
party"and"on"the"court"or"agency"a'quo."Proof"of"service"of"the"
petition"on"the"adverse"party"and"on"the"court"or"agency"a'quo'
shall"be"attached"to"the"petition."
6." Contents' of' the' Petition." " The" petition" for" review" shall"
contain"a"concise"statement"of"the"facts"and"issues"involved"and"
the" grounds" relied" upon" for" the" review," and" shall" be"
accompanied" by" a" duplicate" original" or" a" certified" true" copy" of"
the" ruling," award," order," decision" or" judgment" appealed" from,"
together"with"certified"true"copies"of"such"material"portions"of"
the" record" as" are" referred" to" therein" and" other" supporting"
papers." The" petition" shall" state" the" specific" material" dates"
showing"that"it"was"filed"within"the"period"fixed"herein."
7." Docketing' and' other' fees;' exemption' therefrom." " Upon"
filing"the"petition"for"review,"the"petitioner"shall"pay"to"the"clerk"
of"the"Court"of"Appeals"the"docketing"and"other"prescribed"fees."
In" case" the" appellant" is" a" laborer," or" employee," agricultural"
lessee"or"tenant,"he"may"file"a"verified"motion"setting"forth"said"
fact" and" praying" that" he" be" exempted" from" payment" of"
docketing" and" other" legal" fees" and" the" deposit" for" costs." If" the"
court" denies" the" motion," the" appellant" shall" pay" the" docketing"
and"other"legal"fees"within"fifteen"(15)"days"from"notice"of"the"
denial,"otherwise"the"appeal"shall"be"dismissed."
8."When'petition'given'due'course.""The"Court"of"Appeals"shall"
give"due"course"to"the"petition"only"when"it"shows'prima'facie"
that" the" court," commission," board," office" or" agency" concerned"
has"committed"errors"of"fact"or"law"that"would"warrant"reversal"
%
ADRIAN%TAN%||%2A%
or" modification" of" the" order," ruling" or" decision" sought" to" be"
reviewed."The"findings"of"fact"of"the"court,"commission,"board,"
office," or" agency" concerned" when" supported" by" substantial"
evidence"shall"be"final."
9." Deposit' for' Costs." " If" the" petition" is" given" due" course," the"
petitioner" shall" deposit" with" the" Court" of" Appeals" the" sum" of"
four" hundred" pesos" (P400.00)" for" costs" within" three" (3)" days"
from" notice" by" the" clerk" of" court," unless" a" different" period" is"
fixed" by" the" court." Upon" failure" of" petitioner" to" make" the"
deposit"within"the"said"period,"the"petition"shall"be"dismissed."
10." Answer' of' respondent." " Within" ten" (10)" days" from" notice"
that" the" petition" has" been" given" due" course," the" respondent"
may"fine"an"answer"to"the"petition."The"answer"shall"be"filed"in"
six"(6)"legible"copies"and"accompanied"by"certified"true"copies"of"
such" material" portions" of" the" record" referred" to" therein"
together" with" other" supporting" papers." The" answer" shall" (a)"
point" out" insufficiencies" or" inaccuracies" in" petitioner's"
statement"of"facts"and"issues;"and"(b)"state"the"reasons"why"the"
petition" should" be" denied" or" dismissed." Copy" thereof" shall" be"
served" on" the" petitioner." If" no" answer" is" filed," the" Court" of"
Appeals"shall"render"judgment"on"the"basis"of"the"petition."
11."Transmittal'of'record.""Within"fifteen"(15)"days"from"notice"
that" the" petition" has" been" given" due" course," the" court,"
commission,"board,"office"or"agency"concerned"shall"transmit"to"
the"Court"of"Appeals"the"original"or"a"certified"copy"of"the"entire"
record" of" the" proceeding" under" review." The" record" to" be"
transmitted"may"be"abridged"by"agreement"of"all"parties"to"the"
proceeding." The" Court" of" Appeals" may" require" or" permit"
subsequent"correction"or"addition"to"the"record."
12." Effect' of' Appeal." " The" appeal" shall" not" stay" the" order,"
ruling" or" decision" sought" to" be" reviewed" unless" the" Court" of"
Appeals"shall"direct"otherwise"upon"such"terms"as"it"may"deem"
just."
13." Submission' for' decision." " The" case" shall" be" deemed"
submitted" for" decision" upon" the" filing" of" the" answer" or"
expiration" of" the" period" to" do" so," unless" the" Court" of" Appeals"
sets" the" case" for" oral" argument," or" requires" the" parties" to"
submit"memoranda."
14." Rules" 43" and" 44" of" the" Rules" of" Court" are" hereby" repealed"
and"superseded"by"this"Circular."
XXXX"
(
(
*Issuances(in(red(are(not(included(within(the(scope(of(the(Final(
Examination.
ADRIAN%TAN%||%2A%
II.
CASE(DOCTRINE(
CASE)
Bunagan"v."CFI"of"
Cebu"
"
G.R."No."LP29073"
"
April"18,"1980"
DOCTRINE)
Purpose"of"Reconstitution"under"Republic)Act)No.)26"
The"reconstitution"or"reconstruction"of"a"certificate"of"title"literally"and"within"the"meaning"of"Republic)Act)No.)26"
denotes"restoration"of"the"instrument"which"is"supposed"to"have"been"lost"or"destroyed"in"its"original"form"and"
condition."The"purpose"of"the"reconstitution"of"any"document,"book"or"record"is"to"have"the"same"reproduced,"after"
observing"the"procedure"prescribed"by"law,"in"the"same"form"they"were"when"the"loss"or"destruction"occured."
Change"in"the"name"of"the"owners"of"land"than"the"name"decreed"in"the"lost"or"destroyed"title"sought"to"be"reconstituted"
constitutes"a"material"change"in"the"certificate"of"title"
If"the"certificate"of"title"covering"the"lot"was"decreed"in"the"form"of"Antonio"Ompad"and"Dionisia"lcong,"as"in"this"
case,"the"reconstituted"certificate"of"title"should"likewise"be"in"the"name"of"owners"as"they"appeared"in"the"lost"or"
destroyed"certificate"of"title"sought"to"be"reconstituted."Any"change"that"should"be"made"in"the"ownership"of"the"
property"should"be"the"subject"of"a"separate"suit."In"the"instant"case,"it"appears"that"the"petition"filed"on"December"
19,"1966"is"not"merely"for"the"reconstitution"of"a"lost"or"destroyed"certificate"of"title."Dionisia"lcong"and"her"children"
also"wanted"the"correction"of"the"name"of"the"owners"of"the"lost"from"Antonio"Ompad"and"Dionisia"lcong"to"
spouses"Antonio"Ompad"and"Dionisia"lcong"which"involves"a"material"change"in"the"certificate"of"title,"a"change"
which,"not"being"consented"to"by"the"herein"petitioners"whose"interests"are"affected"thereby,"cannot"be"authorized"
under"the"summary"proceedings"for"reconstitution"prescribed"in"Republic)Act)No.)26."A"change"of"this"nature"raises"
an"issue"
Material"change"in"certificate"of"title"not"authorized"under"the"summary"proceedings"for"reconstitution"under"Republic)Act)
No.)26"nor"under"Sec.)112)of)the)Land)Registration)Act"
The"claim"of"Dionisia"Icong"that"the"change"is"authorized"under"Section)112)of)the)Land)Registration"Act"is"without"
merit."The"proceedings"authorized"in"Section)112"could"not"be"availed"of"in"view"of"the"opposition"of"the"herein"
petitioners,"for"such"proceedings"apply"only"if"there"is"unanimity"among"the"parties"or"there"is"no"adverse"claim"or"
serious"objection"on"the"part"of"any"party"in"interest."
ADRIAN%TAN%||%2A%
Municipality"of"
Legaspi"v."A.L."
Ammen"
Transportation"
"
G.R.""No."LP22377.""
"
November"29,"1968"
When"reconstitution"of"liens"and"other"encumbrances"may"not"be"allowed"
A"judicially"reconstituted"certificate"of"title"has"the"same"validity"and"legal"effect"as"the"original"thereof"(Sec.)7,)Rep.)
Act)No.)26)."Unlike"in"the"extrajudicial"reconstitution"of"titles,"wherein"there"is"the"statutory"reservation"that"the"
new"title""shall"be"without"prejudice"to"any"party"whose"right"or"interest"in"the"property"was"duly"noted"in"the"
original,"at"the"same"time"it"was"lost"or"destroyed""(Sec.)7,)Rep.)Act)No.)26),"a"judicially"reconstituted"title,"by"
express"provisions"of"the"statute"(Sec.)10,)Ibid),""shall"not"be"subject"to"the"encumbrance""referred"to"in"section"2"of"
Republic)Act)26."Evidently,"the"statute"would"not"ordinarily"allow"the"reconstitution"of"liens"and"other"
encumbrances"not"noted"in"the"judicially"reconstituted"owner's"certificate"of"title""
How"jurisdiction"to"hear"and"decide"petition"for"judicial"reconstitution"of"title"is"acquired"
Proceedings"for"judicial"reconstitution"of"certificate"of"title"are"in"rem"and"as"such"no"individual"notice"need"be"sent"
to"any"particular"person"who"has"an"interest"in"the"property"covered"by"the"title;"and"failure"to"send"such"notice"
would"not"amount"to"a"jurisdictional"defect."The"land"registration"or"cadastral"court"acquires"jurisdiction"to"hear"and"
decide"a"petition"for"reconstitution"of"an"owner's"title"upon"compliance"with"the"required"posting"of"notices"and"the"
publication"in"the"Official"Gazette."
Appropriate"solution"when"restoration"of"possession"to"registered"owner"may"not"be"granted."
As"registered"owner,"he"could"bring"an"action"to"recover"possession"at"any"time"because"possession"is"one"of"the"
attributes"of"ownership"of"land."However,"where"the"property"(registered"under"the"Torrens"system)"sought"to"be"
recovered,"have"long"been"converted"into,"and"used"as,"a"public"road,"the"problem"of"recovery"thereof"thus"gives"
rise"to"a"matter"of"public"interest."The"only"relief"available"is"for"the"City"of"Pasay"to"make"due"compensation."
Caro"v."Court"of"
Appeals"
"
G.R."No."76148"
"
December"20,"1989"
The"law"creates"the"obligation"of"the"trustee"to"reconvey"the"property"and"the"title"thereto"in"favor"of"the"true"owner;"The"
prescriptive"period"for"reconveyance"of"fraudulently"registered"real"property"is"ten"(10)"years"from"date"of"issuance"of"the"
certificate"of"title"
The"law"thereby"creates"the"obligation"of"the"trustee"to"reconvey"the"property"and"the"title"thereto"in"favor"of"the"
true"owner."Correlating"Section)53,)paragraph)3)of)Presidential)Decree)No.)1529"and"Article)1456)of)the)Civil)Code"
with"Article)1144(2))of)the)Civil)Code,"the"prescriptive"period"for"the"reconveyance"of"fraudulently"registered"real"
property"is"ten"(10)"years"reckoned"from"the"date"of"the"issuance"of"the"certificate"of"title."In"the"present"case,"
therefore,"inasmuch"as"Civil"Case"No."10235"was"filed"on"June"4,"1975,"it"was"wellPwithin"the"prescriptive"period"
often"(10)"years"from"the"date"of"the"issuance"of"Original"Certificate"of"Title"No."0P6836"on"September"17,"1970."
Regardless,"there"was"considerable"delay"by"the"petitioners"predecessor"in"asserting"his"right"over"the"land"in"question"
It"is"clear,"therefore,"that"as"early"as"1948,"Epifanio"Caro"was"already"aware"of"the"adverse"claim"of"the"private"
respondents."He"should"have"been"vigilant"of"his"right"as"the"allegedly"new"owner"of"the"questioned"land."What"he"
did"was"the"reverse,"he"slept"on"his"rights"for"a"number"of"years."Thus,"he"is"estopped"by"laches"from"questioning"the"
ownership"of"the"questioned"land."Not"only"that."There"is"also"estoppel"in"pais"in"this"case"because"Epifanio"Caro"
filed"his"answer"with"respect"to"Lot"No."54"only,"while"Villanueva"filed"her"answer"with"respect"to"Lot"No."55"
ADRIAN%TAN%||%2A%
Republic"v."Court"of"
First"Instance"
"
G.R."No."LP31885"
"
December"27,"1982"
Proceedings"in"Sec.)112"summary"in"nature"and"allowable"only"when"issues"in"pleadings"are"insubstantial"and"the"case"is"not"
controversial"
In"the"case"of"Sangalang"vs."Caingat,"this"Court"held"that"the"proceedings"under"Section)112)of)Act)No.)496"are"
summary"in"nature"and"are"allowed"only"when"a"scrutiny"of"the"allegations"discloses"that"the"issues"presented"by"the"
pleadings"need"not"be"tried"because"they"are"so"patently"insubstantial"as"not"to"be"genuine"issues."The"relief"
provided"in"said"section"can"only"be"granted"if"there"is"unanimity"among"the"parties"or"there"is"no"adverse"claim"or"
serious"objection"on"the"part"of"any"party"in"interest,"for"otherwise"the"case"becomes"controversial"and"should"be"
threshed"out"in"an"ordinary"case"or"in"the"case"where"the"incident"properly"belongs"and"because"controversies"
arising"after"the"entry"of"the"original"decree"of"registration"are"beyond"the"limited"authority"of"a"land"registration"
court"to"pass"upon."
Section)112)of)Act)496"and"Art)411)of)the)New)Civil)Code"in"relation"to"Rule)108)of)the)Rules)of)Court"partake"of"summary"
proceedings"and"contemplate"corrections"or"insertions"of"mistakes"only"clerical"in"nature"and"not"those"affecting"civil"status"
or"citizenship"which"can"be"granted"only"in"an"adversary"suit"
In"the"case"at"bar,"there"is"no"question"about"the"controversial"nature"of"the"petition"before"the"respondent"court."
The"civil"status"and"more"importantly,"the"citizenship"of"Chaoli"should"be"threshed"out"in"a"proper"proceeding"where"
all"the"persons"who"may"be"affected"therein"are"notified"and"represented."Section)112)of)Act)No.)496"is"similar"to"
the"proceedings"under"Article)412)of)the)New)Civil)Code"in"relation"to"Rule)108)of)the)Revised)Rules)of)Court"which"
calls"for"correction"of"mere"clerical,"innocuous"or"harmless"error"in"a"persons"certificate"of"birth."The"proceedings"
therein"are"summary"in"nature"and"contemplate"corrections"or"insertions"of"mistakes"which"are"only"clerical"in"
nature,"but"certainly"not"controversial"issues,"such"as"citizenship."Corrections"of"substantial"errors"such"as"those"that"
affect"civil"status"or"citizenship"cannot"be"granted"except"only"in"an"adversary"suit."
Petition"to"insert"civil"status"and"citizenship"in"an"administrative"case"not"an"adversary"suit"
Administrative"Case"No."1426,"rePpetition"to"insert"civil"status"and"other"personal"circumstances"in"the"Original"
Certificate"of"Title"No."1324"of"the"Benguet"Registry"of"Deeds"is"not"an"adversary"suit."It"is"not"a"proper"action"in"
which"an"alleged"omission"regarding"civil"status"and"citizenship"may"be"inserted."There"was"no"issue,"dispute"or"
controversy"between"contending"parties"which"the"lower"court"was"called"upon"to"decide."The"mere"naming"of"the"
Benguet"Registry"of"Deeds"and"the"Solicitor"General,"as"respondents,"did"not"ipso"facto"convert"the"same"into"an"
adversary"suit."
ADRIAN%TAN%||%2A%
Court"of"Appeals"
"
G.R."No."LP45168"
"
September"25,"1979"
"
Court"of"Appeals"
"
G.R."No."LP45168"
"
January"27,"1981"
In"successive"registration,"the"person"with"the"prior"certificate"is"entitled"to"the"estate"
In"successive"registration,"where"more"than"one"certificate"is"issued"in"respect"of"a"particular"estate"or"interest"in"the"
land,"the"person"claiming"under"the"prior"certificate"is"entitled"to"the"estate"or"interest;"and"that"person"is"deemed"
to"hold"under"the"prior"certificate"who"is"the"holder"of,"or"whose"claim"is"derived,"directly"or"indirectly"from"the"
person"who"was"the"holder"of"the"earliest"certificate"issued"in"respect"thereof."While"the"acts"in"this"country"do"not"
expressly"coyer"the"case"of"the"issue"of"two"certificates"for"the"same"land,"they"provide"that"a"registered"owner"shall"
hold"the"title,"and"the"effect"of"this"undoubtedly"is"that"where"two"certificates"purport"to"include"the"same"
registered"land,"the"holder"of"the"earlier"one"continue"to"hold"the"title."
Where"the"manner"of"obtaining"jurisdiction"is"mandatory"it"must"be"strictly"complied"with."In"petition"for"reconstitution"of"
title"under"R.A.)26"the"procedural"requirements,"especially"the"statements"in"the"petition"of"and"the"giving"of"notices"to,"
persons"in"possession"of"the"property"in"litis,"and"with"claims"thereto,"should"be"strictly"complied"with,"otherwise"the"entire"
proceeding"is"utterly"void"
To"ascertain"whether"a"court"has"jurisdiction"or"not,"the"provisions"of"the"law"should"be"inquired"into."In"all"cases"
where"the"authority"of"the"courts"to"proceed"is"conferred"by"a"statute"and"when"the"manner"of"obtaining"jurisdiction"
is"mandatory"and"must"strictly"be"complied"with,"or"the"proceedings"will"be"utterly"void."So"that"where"there"is"
defect"of"publication"of"petition,"such"defect"deprives"the"court"of"jurisdiction."And"when"the"court"a"quo"lacks"
jurisdiction"to"take"cognizance"of"a"case,"the"same"lacks"authority"over"the"whole"case"and"all"its"aspects."Further,"
absent"jurisdiction"the"court"cannot"pass"upon"the"merits"of"the"petition."
In"the"case"at"bar,"the"jurisdiction"or"authority"of"the"Court"of"First"Instance"is"conferred"upon"it"by"Republic)Act)26"
entitled"An"act"providing"a"special"procedure"for"the"reconstitution"of"Torrens"Certificates"of"Title"lost"or"
destroyed,"approved"on"September"25,"1946."The"Act"specifically"provides"the"special"requirements"and"mode"of"
procedure"that"must"be"followed"before"the"court"can"act"on"the"petition"and"grant"to"the"petitioner"the"remedy"
sought"for."These"requirements"and"procedure"are"mandatory."The"petition"for"reconstitution"must"allege"the"
jurisdictional"facts;"the"notice"of"hearing"must"also"be"published"and"posted"in"particular"places"and"the"same"sent"to"
specified"persons."
In"the"Notice"of"Hearing"of"the"amended"petition,"copies"of"the"Notice"were"required"to"be"posted"only"in"the"
bulletin"board"of"the"Provincial"Capitol"of"Rizal"and"on"Lots"1"and"3."The"Notice"now"omits"the"Municipal"Building"of"
Muntinlupa,"Rizal"which"the"Court"order"of"December"7,"1970"had"specifically"directed."Likewise,"in"said"Notice"of"
Hearing"of"the"Amended"Petition,"no"person"was"named"to"whom"copies"of"the"Notice"should"be"sent"by"registered"
mail"so"several"names"were"now"omitted,"whereas"the"order"of"the"Court"specifically"required"notices"to"the"alleged"
boundary"owners."
And"since"the"above"data"do"not"appear"in"the"Amended"Petition,"the"same"data"does"not"also"appear"in"the"Notice"
of"Hearing"of"the"petition"published"in"the"Official"Gazette."Patently,"the"provisions"of"Section)12"which"enumerates"
mandatorily"the"contents"of"the"Petition"for"Reconsideration"and"Section)13"which"similarly"require"the"contents"of"
the"Notice"have"not"been"complied"with."In"view"of"these"multiple"omissions"which"constitute"noncompliance"with"
ADRIAN%TAN%||%2A%
the"abovePcited"sections"of"the"Act,"We"rule"that"said"defects"have"not"invested"the"Court"with"the"authority"or"
jurisdiction"to"proceed"with"the"case"because"the"manner"or"mode"of"obtaining"jurisdiction"as"prescribed"by"the"
statute"which"is"mandatory"has"not"been"strictly"followed,"thereby"rendering"all"proceedings"utterly"null"and"void."
We"hold"that"the"mere"Notice"that"all"interested"parties"are"hereby"cited"to"appear"and"show"cause"if"any"they"
have"why"said"petition"should"not"be"granted"is"not"sufficient"for"the"law"must"be"interpreted"strictly;"it"must"be"
applied"rigorously,"with"exactness"and"precision.""
One"who"seeks"the"reconstitution"of"his"title"to"property"is"dutyPbound"to"know"who"are"the"occupants,"possessors"
thereof,"or"persons"having"an"interest"in"the"property"involved,"specially"where"the"property"is"so"vast"and"situated"
in"a"suitable"residential"and"commercial"location,"where"buildings"and"improvements"have"been"or"are"being"
constructed"openly"and"publicly."As"stated"earlier,"indispensable"parties"have"appeared,"claiming"ownership,"
possession,"and"valuable"interests"in"the"property,"which"are"not"only"numerous"but"also"patently"conspicuous"that"
private"respondent"cannot"feign"ignorance,"much"less"unawareness,"nor"blindness"as"to"their"existence"on"her"or"
within"her"claimed"property."
The"private"respondents"failure"to"state"the"number"of"the"Sales"Patent"allegedly"awarded"to"the"original"owner,"or"present"
any"evidence"showing"a"sales"application"was"processed"and"approved"and"a"sales"patent,"with"the"technical"descriptions"
issued,"demonstrate"lack"of"credibility"of"the"petition"for"reconstitution"
The"evidence"for"the"private"respondent"tend"to"trace"her"ownership"over"the"vast"properties"in"question"through"a"
transfer,"a"deed"of"sale"in"her"favor"executed"sometime"in"November,"1943"in"consideration"of"the"price"of"
P10,000.00"paid"to"her"mother"Olimpia"Sta."Maria,"the"original"owner"who"bought"the"property"from"the"Philippine"
Government"under"a"sales"patent"issued"on"September"15,"1942"and"was"issued"Original"Certificate"of"Title"No."
42392"on"September"29,"1942."OCT"No."42392"must"contain"the"technical"descriptions"of"the"property"sold,"which"
descriptions"are"copied"or"derived"from"the"data"contained"in"the"Sales"Patent"issued"by"the"Government."Yet,"We"
find"no"proof"presented"by"private"respondent"to"support"and"corroborate"the"authenticity"of"her"title"or"the"source"
of"her"title"which"can"be"traced"back"to"OCT"No."42392"and"the"Sales"Patent"awarded"to"her"mother."The"number"of"
the"alleged"Sales"Patent"is"not"cited"by"her"nor"any"certificate"showing"or"signed"by"a"competent"officer"that"a"sales"
application"was"processed"and"approved,"that"a"sales"patent"to"the"property"in"question"with"technical"descriptions"
therein"stated"was"issued"to"her"mother,"had"been"presented"as"evidence."It"could"have"been"easy"for"private"
respondent"to"obtain"any"certified"copy"of"documents"or"paper"that"may"be"necessary"in"the"reconstitution"of"a"
certificate"of"title"under"Republic)Act)26"because"said"copies"are"furnished"free"of"charge"under"Section)23)of)the)
Act"
A"parcel"of"land"registered"under"the"Torrens"Act"cannot"have"two"occasion"numbers"nor"can"two"titles"have"the"same"
accession"number"
Yet,"the"technical"descriptions"in"Certificate"of"Title"No."12/TP79"and"Transfer"Certificate"of"Title"No."42449"are"
exactly"the"same."For"the"property"herein"involved"to"have"the"same"technical"descriptions"but"coming"from"
different"accession"numbers"is"not"only"irregular"but"highly"incredible."The"technical"descriptions"cannot"have"two"
%
ADRIAN%TAN%||%2A%
accession"numbers"as"sources"thereof."
On"July"25,"1971"a"sales"patent"application"could"not"have"been"approved"for"186.69"hectares"in"favor"of"an"individual"as"the"
Philippine)Bill)of)1902"limited"the"area"of"public"land"that"can"be"disposed"of"to"16"hectares"only"
From"this"caption"alone,"it"is"clear"that"the"survey"was"made"not"for"the"purpose"of"acquiring"the"properties"by"sales"
patent"from"the"Government"during"the"Japanese"Occupation"or"in"1943."If"said"parcels"of"land"were"surveyed"and"
approved"on"July"25,"1911,"a"maximum"area"of"16"hectares"could"have"been"legally"acquired"by"sales"patent"only,"
pursuant"to"the"Philippine)Bill)of)1902."The"same"maximum"area"of"16"hectares"was"allowed"until"1919"when"the"
maximum"area"of"acquisition"by"sales"patent"was"increased"to"100"hectares"under"Act)2874,"and"upon"the"adoption"
of"the"1935)Constitution,"it"was"further"increased"to"144"hectares."Yet,"the"survey"conducted"and"approved"on"July"
25,"1911"for"Olimpia"B."Sta."Maria,"predecessor"in"interest"of"private"respondent"herein,"shows"that"the"property"
surveyed"compromises"an"area"of"1,866,979"square"meters,"or"186.69"hectares,"more"or"less."This"survey,"if"
undertaken"for"purposes"of"sales"application,"would"not"and"could"not"have"been"approved"by"the"Director"of"Lands"
because"it"is"clearly"against"the"law."
It"is"simply"unbelievable"that"a"survey"plan"allegedly"approved"in"1911"could"have"been"the"basis"of"a"sales"patent"issued"in"
1942"or"31"years"later"
Under"the"Public)Land)Act)(Commonwealth)Act)No.)41)"which"governs"the"disposition"of"lands"of"the"public"domain"
by"sales"patent,"it"is"therein"provided"in"Section)108"that"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."It"
is"simply"unbelievable"that"the"survey"Plan"IIP4374"conducted"January"9P29,"1911"and"approved"by"the"Director"of"
Lands"on"July"25,"1911"was"the"basic"survey"upon"which"the"sales"patent"applied"for"by"Olimpia"B."Sta."Maria"was"
approved"and"issued"on"September"15,"1942,"some"31"years"thereafter"
Where"two"certificates"of"title"were"issued"to"different"persons"over"the"same"land,"the"earlier"in"date"must"prevail"as"
between"the"original"parties"
The"governing"rule"or"doctrine"which"is"wellPestablished"in"this"jurisdiction"is"that"when"two"certificates"of"title"are"
issued"to"different"persons"covering"the"same"land"in"whole"or"in"part,"the"earlier"in"date"must"prevail"as"between"
the"original"parties,"and"in"case"of"successive"registration"where"more"than"one"certificate"is"issued"over"the"land,"
the"person"holding"under"prior"certificate"is"entitled"to"the"land"as"against"the"person"who"relies"on"the"second"
certificate."
In"reconstitution"proceedings"based"on"alleged"fact"that"the"copy"of"the"duplicate"certificate"of"petition"was"burned,"lost"or"
destroyed,"the"petitioner"must"present"an"authenticated"copy"in"the"office"of"the"Register"of"Deeds"which"was"not"burned"
Under"the"Land"Registration"Act,"when"the"land"is"transferred"by"the"registered"owner"by"reason"of"sale"or"
otherwise,"the"deed"of"sale"must"be"recorded"and"registered"in"the"Office"of"the"Register"of"Deeds."It"must"be"
assumed"then"that"such"deed"of"sale"referred"to"above"was"duly"recorded"and"registered"in"the"Office"of"the"
Register"of"Deeds"for"TCT"No."42449"was"issued"in"the"name"of"the"transferee,"private"respondent"herein."Although"
the"latter"claims"that"her"copy"of"the"deed"of"sale"was"burned"during"the"fire"in"Pasig"during"the"occupation,"she"
%
ADRIAN%TAN%||%2A%
could"have"obtained"a"copy"thereof"from"the"Register"of"Deeds"where"the"original"was"registered,"but"she"did"not"
and"there"is"no"showing"why"she"failed"to"do"so"and"present"the"same"in"court"to"corroborate"and"support"the"
authenticity"of"her"title,"TCT"No."42449,"and"the"regularity"of"the"transfer"from"OCT"No."42392."
Mere"notation"on"the"TCT"that"it"was"issued"by"virtue"of"a"sales"patent"is"insufficient"to"justify"reconstitution"
The"mere"notation"in"TCT"No."42449"that"the"same"was"issued"by"virtue"of"a"sales"patent"is"insufficient"and"improper"
to"warrant"reconstitution."Said"sales"patent"is"nonPexistent"as"the"land"allegedly"subject"of"the"sale"as"found"in"the"
relocationverification"survey"ordered"by"this"Court."Consequently,"OCT"No."42392"is"not"authentic"and"genuine"
and"private"respondents"TCT"No."42449"being"a"transfer"from"the"fake"and"spurious"original"title,"is"likewise"fake"
and"spurious."We"rule"that"TCT"No."42449"was"not"in"force"at"the"time"it"was"allegedly"lost"or"destroyed"or"at"any"
time"at"all."Hence,"the"same"cannot"be"reconstituted"
In"reconstitution"proceedings"the"petitioner"must"prove"that"the"title"was"in"force"at"the"time"it"was"lost"or"destroyed"
Under"Section)15)of)Republic)Act)26,"if"the"Court"after"hearing,"finds"that"the"documents"presented,"as"supported"by"
parole"evidence"or"otherwise,"are"sufficient"and"proper"to"warrant"the"reconstitution"of"the"lost"or"destroyed"
certificate"of"title,"and"that"the"petitioner"is"the"registered"owner"of"the"property"or"has"an"interest"therein,"that"the"
said"certificate"of"title"was"in"force"at"the"time"it"was"lost"or"destroyed,"and"that"the"description,"area"and"
boundaries"of"the"property"are"substantially"the"same"as"those"contained"in"the"lost"or"destroyed"certificate"of"title,"
an"order"of"reconstitution"shall"be"issued."Conversely,"where"the"said"certificate"of"title"was"not"in"force"at"the"time"
it"was"lost"or"destroyed"as"it"is"clearly"shown"and"established"by"the"evidence"on"record"in"the"instant"case,"the"
petition"for"reconstitution"shall"be"as"it"is"hereby"denied."
ADRIAN%TAN%||%2A%
Tahanan"
The"notice"and"procedural"requirements"of"Art."26"on"reconstitution"of"titles"are"mandatory"
Development"
Republic)Act)No.)26"confers"jurisdiction"or"authority"to"the"Court"of"First"Instance"to"hear"and"decide"petitions"for"
Corporation"v."Court"
judicial"reconstitution."The"Act"specifically"provides"the"special"requirements"and"mode"of"procedure"that"must"be"
of"Appeals"
followed"before"the"court"can"properly"act,"assume"and"acquire"jurisdiction"or"authority"over"the"petition"and"grant"
"
the"reconstitution"prayed"for."These"requirements"and"procedure"are"mandatory."The"Petition"for"Reconstitution"
G.R.""No."LP55771"
must"allege"certain"specific"jurisdictional"facts;"the"notice"of"hearing"must"be"published"in"the"Official"Gazette"and"
"
posted"in"particular"places"and"the"same"sent"or"notified"to"specified"persons.)Sections)12)and)13)of)the)Act"provide"
November"15,"1982"
specifically"the"mandatory"requirements"and"procedure"to"be"followed."
Posting"of"notice"of"reconstitution"of"title"at"the"entrance"of"the"CFI"is"not"enough;"The"notice"of"hearing"must"be"posted"also"
at"the"main"entrance"of"the"municipal"building"
We"also"find"that"the"Notice"of"Hearing"directed"that"copies"thereof"be"posted"only"in"the"bulletin"board"of"the"Court"
of"First"Instance"of"Pasay"City"and"no"more,"whereas"the"law"specifically"require"that"the"notice"of"the"petition"shall"
be"posted"on"the"main"entrance"of"the"municipality"or"city"on"which"the"land"is"situated,"at"the"provincial"building"
and"at"the"municipal"building"at"least"30"days"prior"to"the"date"of"hearing."
Effect"of"failure"to"notify"one"adjacent"boundary"owner"and"one"post"notice"at"the"entrance"to"the"municipal"building"
The"failure"or"omission"to"notify"Tahanan"as"the"owner,"possessor"or"occupant"of"property"adjacent"to"Lot"2"or"as"
claimant"or"person"having"an"interest,"title"or"claim"to"a"substantial"portion"(about"9"hectares"more"or"less)"of"Lot"2,"
as"well"as"the"failure"or"omission"to"post"copies"of"the"Notice"of"Hearing"on"the"main"entrance"of"the"municipality"on"
which"the"land"is"situated,"at"the"provincial"building"and"at"the"municipal"building"thereat,"ARE"FATAL"TO"THE"
ACQUISITION"AND"EXERCISE"OF"JURISDICTION"by"the"trial"court."
Proofs"to"be"submitted"for"reconstitution"of"title"
There"is"absolutely"no"document,"private"or"official,"presented"by"the"Pascuals"mentioning"the"number"of"the"
certificate"of"title;"not"even"in"the"tax"declaration"of"said"lot.""
There"is"also"no"proof"as"to"when"the"certificate"of"title"was"issued."Assuming"that"her"duplicate"copy"was"indeed"
lost"in"1944"during"the"Japanese"occupation,"why"did"she"wait"until"1974"[when"the"first"petition"for"reconstitution"
was"filed"which"was"after"thirty"(30)"years]"to"seek"reconstitution"of"her"owners"copy."
Furthermore,"we"find"no"claim"of"Aquial"nor"her"successors,"the"Pascuals,"as"to"how"they"acquired"title"in"fee"simple"
to"Lots"2"and"4,"whether"thru"sales"patent,"composicion"con"el"estado,"or"information"possessoria."The"only"
allegation"of"the"basis"of"their"ownership"is"paragraph"3"of"the"petition"for"reconstitution"which"alleges"That"the"
petitioners,"by"themselves"and"thru"their"predecessorsPinPinterest"Manuela"Aquial"have"been"and"still"are"in"the"
actual,"public,"exclusive,"adverse,"continuous"and"peaceful"occupation"of"the"aforedescribed"lands"as"owners"in"fee"
simple"since"time"immemorial,"devoting"a"small"portion"thereof"to"agriculture."
There"was"also"no"such"survey"plan"No."IIP4374"in"the"archives"of"the"Bureau"of"Lands."
ADRIAN%TAN%||%2A%
A."Doronela"
Resources"
Development"
Corporation"v."Court"
of"Appeals"
"
G.R."Nos."LP42956P
57"
"
January"12,"1988"
"
"
Notice"of"lis"pendens"and"adverse"claims"are"not"contradictory"or"repugnant"to"each"other."An"annotation"of"an"adverse"
claim"cannot"be"cancelled"without"adequate"hearing"and"proper"disposition"of"the"claim"involved"
This"Court"has"ruled"that"the"two"remedies,"notice"of"lis"pendens"and"adverse"claim,"are"not"contradictory"or"
repugnant"to"one"another;"nor"does"the"existence"of"one"automatically"nullify"the"other,"and"if"any"of"the"
registrations"should"be"considered"unnecessary"or"superfluous,"it"would"be"the"notice"of"lis"pendens,"and"not"the"
annotation"of"an"adverse"claim"which"is"more"permanent"and"cannot"be"cancelled"without"adequate"hearing"and"
proper"disposition"of"the"claim"involved."
Statement"that"the"property"is"subject"to"consulta,"unlike"a"statement"of"adverse"claim,"cannot"serve"as"warning"and"
notice"to"third"persons"dealing"with"the"property"
It"cannot"really"be"said"that"the"rights"and"interests"of"the"petitioner"over"the"land"in"question"are"amply"protected"
by"the"annotation"at"the"back"of"TCT"425582"issued"in"he"name"of"Winmar"Poultry"Farms,"Inc.,"that"the"property"
therein"described"is"subject"to"the"resolution"of"LRC"Consulta"No."887."The"statement"that"the"property"described"is"
subject"to"the"resolution"of"a"consulta,"unlike"a"statement"of"adverse"claim,"cannot"serve"as"a"notice"and"warning"to"
third"persons"dealing"with"the"property"that"someone"is"claiming"an"interest"in"the"same"or"a"better"title"than"that"
of"the"registered"owner"thereof."A"consulta,"as"is"generally"understood,"is"but"the"reference"of"a"question"to"the"
Commissioner"of"Land"Registration"by"a"Register"of"Deeds"when"he"is"in"doubt"as"to"the"proper"step"to"be"taken"
when"a"deed"or"instrument"is"presented"to"him"for"registration."
Republic"v."De"
Kalintas"
"
January"31,"1969"
"
GR"No."LP25141"
Petitions"and"motions"after"original"registration,"where"filed"
Sec.)112,)Land)Registration)Act"(made"applicable"to"Cadastral"proceedings"by"Sec.)11)of)Act)2259)"requires"that"all"
petitions"and"motions"after"original"registration""shall"be"filed"and"entitled"in"the"original"case"in"which"the"decree"of"
registration"was"entered,""the"purpose"being"to"avoid"confusion"and"difficulty"in"tracing"the"origin"of"the"entries"in"
the"registry."
Development"Bank"
See'Assignment)#5)
Acting"Register"of"
Deeds"of"Nueva"Ecija"
"
UDK"No."7671""""
"
June"23,"1988"
"
ADRIAN%TAN%||%2A%
ASSIGNMENT)#9)
)
I.
acknowledgment." Where" the" instrument" acknowledged" relates"

to" a" sale," transfer," mortgage" or" encumbrance" of" two" or" more"
parcels"of"land,"the"number"thereof"shall"likewise"be"set"forth"in"
said"acknowledgment."
(
XXXX"
CHAPTER)XIII.)DEALINGS)WITH)UNREGISTERED)LANDS"
CHAPTER) XII.) FORMS) USED) IN) LAND) REGISTRATION) AND)

CONVEYANCING"
Section) 113." Recording& of& instruments& relating& to& unregistered&

lands.&See&Assignment)#5)
Section)112."Forms&in&conveyancing."The"Commissioner"of"Land"
Registration" shall" prepare" convenient" blank" forms" as" may" be"
necessary"to"help"facilitate"the"proceedings"in"land"registration"
and"shall"take"charge"of"the"printing"of"land"title"forms.""
CHAPTER)XIV.)REGISTRATION)OF)CHATTEL)MORTGAGES"
Deeds," conveyances," encumbrances," discharges," powers" of"

attorney" and" other" voluntary" instruments," whether" affecting"
registered" or" unregistered" land," executed" in" accordance" with"
law" in" the" form" of" public" instruments" shall" be" registerable:"
Provided," that," every" such" instrument" shall" be" signed" by" the"
person" or" persons" executing" the" same" in" the" presence" of" at"
least" two" witnesses" who" shall" likewise" sign" thereon," and" shall"
acknowledged" to" be" the" free" act" and" deed" of" the" person" or"
persons" executing" the" same" before" a" notary" public" or" other"
public" officer" authorized" by" law" to" take" acknowledgment."
Where"the"instrument"so"acknowledged"consists"of"two"or"more"
pages" including" the" page" whereon" acknowledgment" is" written,"
each"page"of"the"copy"which"is"to"be"registered"in"the"office"of"
the" Register" of" Deeds," or" if" registration" is" not" contemplated,"
each" page" of" the" copy" to" be" kept" by" the" notary" public," except"
the"page"where"the"signatures"already"appear"at"the"foot"of"the"
instrument," shall" be" signed" on" the" left" margin" thereof" by" the"
person"or"persons"executing"the"instrument"and"their"witnesses,"
and" all" the" ages" sealed" with" the" notarial" seal," and" this" fact" as"
well" as" the" number" of" pages" shall" be" stated" in" the"
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Section) 114." Recording& of& chattel& mortgages." A" chattel"

mortgage" shall" be" recorded" in" the" office" of" the" Register" of"
Deeds" of" the" province" or" city" where" the" mortgagor" resides" as"
well"as"where"the"property"is"situated"or"ordinarily"kept."
Section) 115." Manner& of& recording& chattel& mortgages." Every"
Register" of" Deeds" shall" keep" a" Primary" Entry" Book" and" a"
Registration" Book" for" chattel" mortgages;" shall" certify" on" each"
mortgage"filed"for"record,"as"well"as"on"its"duplicate,"the"date,"
hour,"and"minute"when"the"same"was"by"him"received;"and"shall"
record" in" such" books" any" chattel" mortgage," assignment" or"
discharge" thereof," and" any" other" instrument" relating" to" a"
recorded"mortgage,"and"all"such"instruments"shall"be"presented"
to"him"in"duplicate,"the"original"to"be"filed"and"the"duplicate"to"
be"returned"to"the"person"concerned.""
The" recording" of" a" mortgage" shall" be" effected" by" making" an"
entry," which" shall" be" given" a" correlative" number," setting" forth"
the" names" of" the" mortgagee" and" the" mortgagor," the" sum" or"
obligation" guaranteed," date" of" the" instrument," name" of" the"
notary" before" whom" it" was" sworn" to" or" acknowledged," and" a"
note" that" the" property" mortgaged," as" well" as" the" terms" and"
conditions" of" the" mortgage," is" mentioned" in" detail" in" the"
instrument" filed," giving" the" proper" file" number" thereof." The"
recording"of"other"instruments"relating"to"a"recorded"mortgage"
shall" be" effected" by" way" of" annotation" on" the" space" provided"
therefor" in" the" Registration" Book," after" the" same" shall" have"
been"entered"in"the"primary"Entry"Book."
The" Register" of" Deeds" shall" also" certify" the" officer's" return" of"
sale" upon" any" mortgage," making" reference" upon" the" record" of"
such" officer's" return" to" the" volume" and" page" of" the" record" of"
the" mortgage," and" a" reference" of" such" return" on" the" record" of"
the" mortgage" itself," and" give" a" certified" copy" thereof," when"
requested," upon" payment" of" the" legal" fees" for" such" copy"
thereof," when" requested," upon" payment" of" the" legal" fees" for"
such" copy" and" certify" upon" each" mortgage" officer's" return" of"
sale" or" discharge" of" mortgage," and" upon" any" other" instrument"
relating"to"such"a"recorded"mortgage,"both"on"the"original"and"
in" the" duplicate," the" date," hour," and" minute" when" the" same" is"
received" for" record" and" record" such" certificate" index" of"
mortgagors" and" mortgagees," which" record" and" index" shall" be"
open"to"public"inspection."
Duly" certified" copies" of" such" records" and" of" filed" instruments"
shall"be"receivable"as"evidence"in"any"court."
Section) 116." Fees" for" chattel" mortgages," etc." The" register" of"
Deeds" shall" collect" the" following" fees" for" services" rendered" by"
him"under"this"section:""
1."Entry"fee."For"entry"or"presentation"of"any"document"
in"the"Primary"Entry"Book,"five"pesos."Supporting"papers"
presented" together" with" the" principal" document" need"
not"be"charged"any"entry"or"presentation"fee"unless"the"
party"in"interest"desires"that"they"be"likewise"entered."
2." Chattel" Mortgage." For" filing" and" recording" each"
chattel" mortgage," including" the" necessary" certificates"
and" affidavits," the" fees" established" in" the" following"
schedule"shall"be"collected:"
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(a)" Six" thousand" pesos" maximum." When" the"

amount" of" the" mortgage" does" not" exceed" six"
thousand" pesos," seven" pesos" for" the" first" five"
hundred" pesos," or" fractional" part" thereof," and"
three" pesos" for" each" additional" five" hundred"
pesos,"or"fractional"part"thereof.""
(b)"Thirty"thousand"pesos"maximum."When"the"
amount" of" the" mortgage" is" more" than" six"
thousand" pesos" but" does" not" exceed" thirty"
thousand"pesos,"fortyReight"pesos"for"the"initial"
amount" not" exceeding" eight" thousand" pesos,"
and" eight" pesos" for" each" additional" two"
thousand"pesos"or"fractional"part"thereof."
(c)" One" hundred" thousand" pesos" maximum."
When"the"amount"of"the"mortgage"is"more"than"
thirty"thousand"pesos"but"does"not"exceed"one"
hundred" thousand" pesos," one" hundred" fifty"
pesos" for" the" initial" amount" not" exceeding"
thirtyRfive" thousand" pesos," and" fourteen" pesos"
for" each" additional" five" thousand" pesos" of"
fractional"part"thereof."
(d)" Five" hundred" thousand" pesos" maximum."
one" hundred" thousand" pesos" but" does" not"
exceed" five" hundred" thousand" pesos," three"
hundred" fiftyRtwo" pesos" for" the" initial" amount"
not"exceeding"one"hundred"ten"thousand"pesos"
and" twenty" pesos" for" each" additional" ten"
thousand"pesos"or"fractional"part"thereof.""
(e)" More" than" five" hundred" thousand" pesos."
five" hundred" thousand" pesos," one" thousand"
one" hundred" sixtyRtwo" pesos" for" the" initial"
amount" not" exceeding" five" hundred" twenty"
thousand" pesos," and" thirty" pesos" for" each"

additional" twenty" thousand" pesos" or" fractional"
part" thereof:" Provided," however," that"
registration" of" the" mortgage" in" the" province"
where" the" property" is" situated" shall" be"
sufficient" registration" and" provided," further,"
that"if"the"mortgage"is"to"be"registered"in"more"
than"one"city"or"province,"the"Register"of"Deeds"
of"the"city"or"province"where"the"instrument"is"
first" presented" for" registration" shall" collect" the"
full"amount"of"the"fees"due"in"accordance"with"
the"schedule"prescribed"above,"and"the"Register"
of"Deeds"of"the"other"city"of"province"where"the"
same" instrument" is" also" to" be" registered" shall"
collect" only" a" sum" equivalent" to" twenty" per"
centum" of" the" amount" of" fees" due" and" paid" in"
the"first"city"of"province,"but"in"no"case"shall"the"
fees" payable" in" any" Registry" be" less" than" the"
minimum"fixed"in"this"schedule.""
3." Conveyance" of" mortgaged" property," etc." For"
recording" each" instrument" of" sale," conveyance," or"
transfer" of" the" property" which" is" subject" of" a" recorded"
mortgage,"or"of"the"assignment"of"mortgage"credit,"the"
fees" established" in" the" preceding" schedule" shall" be"
collected"on"the"bases"of"ten"per"centum"of"the"amount"
of" the" mortgage" or" unpaid" balance" thereof," provided,"
that"the"latter"is"stated"in"the"instrument."
4." Notice" of" attachment." For" recording" each" notice" of"
attachment," including" the" necessary" index" and"
annotations,"eight"pesos."
5." Release" of" mortgage." For" recording" such" release" of"
mortgage,"including"the"necessary"index"and"references,"
the" fees" established" in" the" schedule" under" paragraph"
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(b)" above" shall" be" collected" on" the" basis" of" five" per"
centum"of"the"amount"of"the"mortgage.""
6."Release"of"attachment."For"recording"each"release"of"
attachment," including" the" proper" annotations," five"
pesos."
7." Sheriff's" return" of" sale." For" recording" each" sheriff's"
return"of"sale,"including"the"index"and"references,"seven"
pesos."
8." Power" of" attorney," appointment" of" guardian,"
administrator" or" trustee." For" recording" a" power" of"
attorney," appointment" of" judicial" guardian,"
administrator," or" trustee," or" any" other" instrument" in"
which" a" person" is" given" power" to" act" in" behalf" of"
another"in"connection"with"a"mortgage,"ten"pesos."
9." No" specific" fee." For" recording" each" instrument" or"
order" relating" to" a" recorded" mortgage," including" the"
necessary" index" and" references," for" which" no" specific"
fee"is"provided"above,"five"pesos."
10." Certified" copy." For" certified" copies" of" records," such"
fees" as" are" allowed" by" law" for" copies" kept" by" the"
Register"of"Deeds."
11." Certification." For" issuing" a" certificate" relative" to," or"
showing" the" existence" or" nonRexistence" of" an" entry" in"
the" registration" book," or" a" document" on" file," for" each"
such"certificate"containing"not"more"than"two"hundred"
words," five" pesos;" if" it" exceeds" that" number," an"
additional" fee" of" one" peso" shall" be" collected" for" every"
one"hundred"words"or"fractional"part"thereof,"in"excess"
of"the"first"two"hundred"words."
12."Research"Fee."For"services"rendered"in"attending"to"
requests" for" references" to," or" researches" on" any"
document"on"file"in"the"Registry,"there"shall"be"collected"
a"fee"of"two"pesos"per"document."
XXXX"
parts"of"floors)"in"a"building"or"buildings"and"such"accessories"as"
may"be"appended"thereto."
"
AN) ACT) TO) DEFINE) CONDOMINIUM,) ESTABLISH)
REQUIREMENTS) FOR) ITS) CREATION,) AND) GOVERN) ITS)
INCIDENTS.)
Sec." 1." The" short" title" of" this" Act" shall" be" "The" Condominium"
Act"."
Sec."2."A"condominium"is"an"interest"in"real"property"consisting"
of" separate" interest" in" a" unit" in" a" residential," industrial" or"
commercial" building" and" an" undivided" interest" in" common,"
directly" or" indirectly," in" the" land" on" which" it" is" located" and" in"
other" common" areas" of" the" building." A" condominium" may"
include,"in"addition,"a"separate"interest"in"other"portions"of"such"
real"property."Title"to"the"common"areas,"including"the"land,"or"
the" appurtenant" interests" in" such" areas," may" be" held" by" a"
corporation" specially" formed" for" the" purpose" (hereinafter"
known"as"the""condominium"corporation")"in"which"the"holders"
of" separate" interest" shall" automatically" be" members" or"
shareholders," to" the" exclusion" of" others," in" proportion" to" the"
appurtenant" interest" of" their" respective" units" in" the" common"
areas."
The" real" right" in" condominium" may" be" ownership" or" any" other"
interest" in" real" property" recognized" by" law," on" property" in" the"
Civil"Code"and"other"pertinent"laws."
Sec." 3." As" used" in" this" Act," unless" the" context" otherwise"
requires:"
(a)" "Condominium"" means" a" condominium" as" defined" in" the"
next"preceding"section."
(b)" "Unit"" means" a" part" of" the" condominium" project" intended"
for"any"type"of"independent"use"or"ownership,"including"one"or"
more"rooms"or"spaces"located"in"one"or"more"floors"(or"part"or"
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(c)""Project""means"the"entire"parcel"of"real"property"divided"or"
to"be"divided"in"condominiums,"including"all"structures"thereon,"
(d)""Common"areas""means"the"entire"project"excepting"all"units"
separately"granted"or"held"or"reserved."
(e)" "To" divide"" real" property" means" to" divide" the" ownership"
thereof" or" other" interest" therein" by" conveying" one" or" more"
condominiums"therein"but"less"than"the"whole"thereof."
Sec."4."The"provisions"of"this"Act"shall"apply"to"property"divided"
or" to" be" divided" into" condominiums" only" if" there" shall" be"
recorded" in" the" Register" of" Deeds" of" the" province" or" city" in"
which"the"property"lies"and"duly"annotated"in"the"corresponding"
certificate"of"title"of"the"land,"if"the"latter"had"been"patented"or"
registered"under"either"the"Land"Registration"or"Cadastral"Acts,"
an"enabling"or"master"deed"which"shall"contain,"among"others,"
the"following:"
(a)" Description" of" the" land" on" which" the" building" or" buildings"
and"improvements"are"or"are"to"be"located;"
(b)"Description"of"the"building"or"buildings,"stating"the"number"
of" stories" and" basements," the" number" of" units" and" their"
accessories,"if"any;"
(c)"Description"of"the"common"areas"and"facilities;"
(d)"A"statement"of"the"exact"nature"of"the"interest"acquired"or"
to"be"acquired"by"the"purchaser"in"the"separate"units"and"in"the"
common" areas" of" the" condominium" project." Where" title" to" or"
the" appurtenant" interests" in" the" common" areas" is" or" is" to" be"
held" by" a" condominium" corporation," a" statement" to" this" effect"
shall"be"included;"
(e)" Statement" of" the" purposes" for" which" the" building" or"
buildings"and"each"of"the"units"are"intended"or"restricted"as"to"
use;"
(f)"A"certificate"of"the"registered"owner"of"the"property,"if"he"is"
other" than" those" executing" the" master" deed," as" well" as" of" all"
registered"holders"of"any"lien"or"encumbrance"on"the"property,"
that"they"consent"to"the"registration"of"the"deed;"
(g)" The" following" plans" shall" be" appended" to" the" deed" as"
integral"parts"thereof:"
(1)" A" survey" plan" of" the" land" included" in" the" project," unless" a"
survey" plan" of" the" same" property" had" previously" bee" filed" in"
said"office;"
(2)"A"diagrammatic"floor"plan"of"the"building"or"buildings"in"the"
project," in" sufficient" detail" to" identify" each" unit," its" relative"
location"and"approximate"dimensions;"
(h)" Any" reasonable" restriction" not" contrary" to" law," morals" or"
public"policy"regarding"the"right"of"any"condominium"owner"to"
alienate"or"dispose"of"his"condominium."
The"enabling"or"master"deed"may"be"amended"or"revoked"upon"
registration"of"an"instrument"executed"by"the"registered"owner"
or" owners" of" the" property" and" consented" to" by" all" registered"
holders" of" any" lien" or" encumbrance" on" the" land" or" building" or"
portion" thereof." The" term" "registered" owner"" shall" include" the"
registered" owners" of" condominiums" in" the" project." Until"
registration" of" a" revocation," the" provisions" of" this" Act" shall"
continue"to"apply"to"such"property."
Sec." 5." Any" transfer" or" conveyance" of" a" unit" or" an" apartment,"
office"or"store"or"other"space"therein,"shall"include"the"transfer"
or"conveyance"of"the"undivided"interests"in"the"common"areas"
or," in" a" proper" case," the" membership" or" shareholdings" in" the"
condominium" corporation:"Provided,"however," That" where" the"
common" areas" in" the" condominium" project" are" owned" by" the"
owners" of" separate" units" as" coRowners" thereof," no"
condominium" unit" therein" shall" be" conveyed" or" transferred" to"
persons" other" than" Filipino" citizens," or" corporations" at" least"
sixty" percent" of" the" capital" stock" of" which" belong" to" Filipino"
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citizens," except" in" cases" of" hereditary" succession." Where" the"

common" areas" in" a" condominium" project" are" held" by" a"
corporation,"no"transfer"or"conveyance"of"a"unit"shall"be"valid"if"
the" concomitant" transfer" of" the" appurtenant" membership" or"
stockholding" in" the" corporation" will" cause" the" alien" interest" in"
such"corporation"to"exceed"the"limits"imposed"by"existing"laws."
Sec." 6." Unless" otherwise" expressly" provided" in" the" enabling" or"
master"deed"or"the"declaration"of"restrictions,"the"incidents"of"a"
condominium"grant"are"as"follows:"
(a)"The"boundary"of"the"unit"granted"are"the"interior"surfaces"of"
the"perimeter"walls,"floors,"ceilings,"windows"and"doors"thereof."
The" following" are" not" part" of" the" unit" bearing" walls," columns,"
floors," roofs," foundations" and" other" common" structural"
elements"of"the"building;"lobbies,"stairways,"hallways,"and"other"
areas" of" common" use," elevator" equipment" and" shafts," central"
heating," central" refrigeration" and" central" airRconditioning"
equipment,"reservoirs,"tanks,"pumps"and"other"central"services"
and" facilities," pipes," ducts," flues," chutes," conduits," wires" and"
other" utility" installations," wherever" located," except" the" outlets"
thereof"when"located"within"the"unit."
(b)" There" shall" pass" with" the" unit," as" an" appurtenance" thereof,"
an"exclusive"easement"for"the"use"of"the"air"space"encompassed"
by"the"boundaries"of"the"unit"as"it"exists"at"any"particular"time"
and" as" the" unit" may" lawfully" be" altered" or" reconstructed" from"
time"to"time."Such"easement"shall"be"automatically"terminated"
in" any" air" space" upon" destruction" of" the" unit" as" to" render" it"
untenantable."
(c)" Unless" otherwise," provided," the" common" areas" are" held" in"
common" by" the" holders" of" units," in" equal" shares," one" for" each"
unit."
(d)" A" nonRexclusive" easement" for" ingress," egress" and" support"
through"the"common"areas"is"appurtenant"to"each"unit"and"the"
common"areas"are"subject"to"such"easements."
(e)" Each" condominium" owner" shall" have" the" exclusive" right" to"
paint," repaint," tile," wax," paper" or" otherwise" refinish" and"
decorate" the" inner" surfaces" of" the" walls," ceilings," floors,"
windows"and"doors"bounding"his"own"unit."
(f)" Each" condominium" owner" shall" have" the" exclusive" right" to"
mortgage," pledge" or" encumber" his" condominium" and" to" have"
the" same" appraised" independently" of" the" other" condominiums"
but" any" obligation" incurred" by" such" condominium" owner" is"
personal"to"him."
(g)"Each"condominium"owner"has"also"the"absolute"right"to"sell"
or"dispose"of"his"condominium"unless"the"master"deed"contains"
a" requirement" that" the" property" be" first" offered" to" the"
condominium"owners"within"a"reasonable"period"of"time"before"
the"same"is"offered"to"outside"parties;"
Sec."7."Except"as"provided"in"the"following"section,"the"common"
areas" shall" remain" undivided," and" there" shall" be" no" judicial"
partition"thereof."
Sec." 8." Where" several" persons" own" condominiums" in" a"
condominium"project,"an"action"may"be"brought"by"one"or"more"
such"persons"for"partition"thereof"by"sale"of"the"entire"project,"
as"if"the"owners"of"all"of"the"condominiums"in"such"project"were"
coRowners"of"the"entire"project"in"the"same"proportion"as"their"
interests" in" the" common" areas:Provided,"however," That" a"
partition"shall"be"made"only"upon"a"showing:"
(a)"That"three"years"after"damage"or"destruction"to"the"project"
which"renders"material"part"thereof"unit"for"its"use"prior"thereto,"
the"project"has"not"been"rebuilt"or"repaired"substantially"to"its"
state"prior"to"its"damage"or"destruction,"or"
(b)"That"damage"or"destruction"to"the"project"has"rendered"oneR
half" or" more" of" the" units" therein" untenantable" and" that"
condominium" owners" holding" in" aggregate" more" than" thirty"
percent"interest"in"the"common"areas"are"opposed"to"repair"or"
restoration"of"the"project;"or"
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(c)"That"the"project"has"been"in"existence"in"excess"of"fifty"years,"
that" it" is" obsolete" and" uneconomic," and" that" condominium"
owners"holding"in"aggregate"more"than"fifty"percent"interest"in"
the" common" areas" are" opposed" to" repair" or" restoration" or"
remodeling"or"modernizing"of"the"project;"or"
(d)" That" the" project" or" a" material" part" thereof" has" been"
condemned" or" expropriated" and" that" the" project" is" no" longer"
viable," or" that" the" condominium" owners" holding" in" aggregate"
more" than" seventy" percent" interest" in" the" common" areas" are"
opposed" to" continuation" of" the" condominium" regime" after"
expropriation"or"condemnation"of"a"material"portion"thereof;"or"
(e)"That"the"conditions"for"such"partition"by"sale"set"forth"in"the"
declaration" of" restrictions," duly" registered" in" accordance" with"
the"terms"of"this"Act,"have"been"met."
Sec."9."The"owner"of"a"project"shall,"prior"to"the"conveyance"of"
any" condominium" therein," register" a" declaration" of" restrictions"
relating"to"such"project,"which"restrictions"shall"constitute"a"lien"
upon"each"condominium"in"the"project,"and"shall"insure"to"and"
bind" all" condominium" owners" in" the" project." Such" liens," unless"
otherwise" provided," may" be" enforced" by" any" condominium"
owner" in" the" project" or" by" the" management" body" of" such"
project." The" Register" of" Deeds" shall" enter" and" annotate" the"
declaration" of" restrictions" upon" the" certificate" of" title" covering"
the" land" included" within" the" project," if" the" land" is" patented" or"
registered"under"the"Land"Registration"or"Cadastral"Acts."
The" declaration" of" restrictions" shall" provide" for" the"
management" of" the" project" by" anyone" of" the" following"
management" bodies:" a" condominium" corporation," an"
association" of" the" condominium" owners," a" board" of" governors"
elected" by" condominium" owners," or" a" management" agent"
elected"by"the"owners"or"by"the"board"named"in"the"declaration."
It" shall" also" provide" for" voting" majorities" quorums," notices,"
meeting"date,"and"other"rules"governing"such"body"or"bodies."
Such" declaration" of" restrictions," among" other" things," may" also"

provide:"
(a)"As"to"any"such"management"body;"
(1)" For" the" powers" thereof," including" power" to" enforce" the"
provisions"of"the"declarations"of"restrictions;"
(2)" For" maintenance" of" insurance" policies," insuring"
condominium" owners" against" loss" by" fire," casualty," liability,"
workmen's" compensation" and" other" insurable" risks," and" for"
bonding"of"the"members"of"any"management"body;"
(3)" Provisions" for" maintenance," utility," gardening" and" other"
services" benefiting" the" common" areas," for" the" employment" of"
personnel"necessary"for"the"operation"of"the"building,"and"legal,"
accounting"and"other"professional"and"technical"services;"
(4)" For" purchase" of" materials," supplies" and" the" like" needed" by"
the"common"areas;"
(5)"For"payment"of"taxes"and"special"assessments"which"would"
be" a" lien" upon" the" entire" project" or" common" areas," and" for"
discharge" of" any" lien" or" encumbrance" levied" against" the" entire"
project"or"the"common"areas;"
(6)"For"reconstruction"of"any"portion"or"portions"of"any"damage"
to"or"destruction"of"the"project;"
(7)"The"manner"for"delegation"of"its"powers;"
(8)" For" entry" by" its" officers" and" agents" into" any" unit" when"
necessary" in" connection" with" the" maintenance" or" construction"
for"which"such"body"is"responsible;"
(9)"For"a"power"of"attorney"to"the"management"body"to"sell"the"
entire"project"for"the"benefit"of"all"of"the"owners"thereof"when"
partition" of" the" project" may" be" authorized" under" Section" 8" of"
this" Act," which" said" power" shall" be" binding" upon" all" of" the"
condominium" owners" regardless" of" whether" they" assume" the"
obligations"of"the"restrictions"or"not."
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(b)" The" manner" and" procedure" for" amending" such"

restrictions:"Provided,"That"the"vote"of"not"less"than"a"majority"
in"interest"of"the"owners"is"obtained."
(c)" For" independent" audit" of" the" accounts" of" the" management"
body;"
(d)" For" reasonable" assessments" to" meet" authorized"
expenditures,"each"condominium"unit"to"be"assessed"separately"
for" its" share" of" such" expenses" in" proportion" (unless" otherwise"
provided)"to"its"owners"fractional"interest"in"any"common"areas;"
(e)"For"the"subordination"of"the"liens"securing"such"assessments"
to"other"liens"either"generally"or"specifically"described;"
(f)" For" conditions," other" than" those" provided" for" in" Sections"
eight" and" thirteen" of" this" Act," upon" which" partition" of" the"
project"and"dissolution"of"the"condominium"corporation"may"be"
made."Such"right"to"partition"or"dissolution"may"be"conditioned"
upon" failure" of" the" condominium" owners" to" rebuild" within" a"
certain" period" or" upon" specified" inadequacy" of" insurance"
proceeds," or" upon" specified" percentage" of" damage" to" the"
building,"or"upon"a"decision"of"an"arbitrator,"or"upon"any"other"
reasonable"condition."
Sec."10."Whenever"the"common"areas"in"a"condominium"project"
are"held"by"a"condominium"corporation,"such"corporation"shall"
constitute"the"management"body"of"the"project."The"corporate"
purposes"of"such"a"corporation"shall"be"limited"to"the"holding"of"
the"common"areas,"either"in"ownership"or"any"other"interest"in"
real" property" recognized" by" law," to" the" management" of" the"
project," and" to" such" other" purposes" as" may" be" necessary,"
incidental" or" convenient" to" the" accomplishment" of" said"
purposes." The" articles" of" incorporation" or" byRlaws" of" the"
corporation" shall" not" contain" any" provision" contrary" to" or"
inconsistent" with" the" provisions" of" this" Act," the" enabling" or"
master" deed," or" the" declaration" of" restrictions" of" the" project."
Membership" in" a" condominium" corporation," regardless" of"
whether" it" is" a" stock" or" nonRstock" corporation," shall" not" be"
transferable" separately" from" the" condominium" unit" of" which" it"
is" an" appurtenance." When" a" member" or" stockholder" ceases" to"
own"a"unit"in"the"project"in"which"the"condominium"corporation"
owns" or" holds" the" common" areas," he" shall" automatically" cease"
to"be"a"member"or"stockholder"of"the"condominium"corporation."
Sec." 11." The" term" of" a" condominium" corporation" shall" be" coR
terminus" with" the" duration" of" the" condominium" project," the"
provisions" of" the" Corporation" Law" to" the" contrary"
notwithstanding."
Sec." 12." In" case" of" involuntary" dissolution" of" a" condominium"
corporation"for"any"of"the"causes"provided"by"law,"the"common"
areas" owned" or" held" by" the" corporation" shall," by" way" of"
liquidation," be" transferred" proRindiviso" and" in" proportion" to"
their"interest"in"the"corporation"to"the"members"or"stockholders"
thereof," subject" to" the" superior" rights" of" the" corporation"
creditors."Such"transfer"or"conveyance"shall"be"deemed"to"be"a"
full"liquidation"of"the"interest"of"such"members"or"stockholders"
in" the" corporation." After" such" transfer" or" conveyance," the"
provisions" of" this" Act" governing" undivided" coRownership" of," or"
undivided" interest" in," the" common" areas" in" condominium"
projects"shall"fully"apply."
Sec."13."Until"the"enabling"or"the"master"deed"of"the"project"in"
which"the"condominium"corporation"owns"or"holds"the"common"
area" is" revoked," the" corporation" shall" not" be" voluntarily"
dissolved" through" an" action" for" dissolution" under" Rule" 104" of"
the"Rules"of"Court"except"upon"a"showing:"
(a)"That"three"years"after"damage"or"destruction"to"the"project"
in" which" the" corporation" owns" or" holds" the" common" areas,"
which" damage" or" destruction" renders" a" material" part" thereof"
unfit"for"its"use"prior"thereto,"the"project"has"not"been"rebuilt"or"
repaired" substantially" to" its" state" prior" to" its" damage" or"
destruction;"or"
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(b)"That"damage"or"destruction"to"the"project"has"rendered"oneR
half" or" more" of" the" units" therein" untenantable" and" that" more"
than" thirty" percent" of" the" members" of" the" corporation," if" nonR
stock," or" the" shareholders" representing" more" than" thirty"
percent" of" the" capital" stock" entitled" to" vote," if" a" stock"
corporation,"are"opposed"to"the"repair"or"reconstruction"of"the"
project,"or"
(c)"That"the"project"has"been"in"existence"in"excess"of"fifty"years,"
that" it" is" obsolete" and" uneconomical," and" that" more" than" fifty"
percent"of"the"members"of"the"corporation,"if"nonRstock,"or"the"
stockholders"representing"more"than"fifty"percent"of"the"capital"
stock"entitled"to"vote,"if"a"stock"corporation,"are"opposed"to"the"
repair" or" restoration" or" remodeling" or" modernizing" of" the"
project;"or"
(d)" That" the" project" or" a" material" part" thereof" has" been"
condemned" or" expropriated" and" that" the" project" is" no" longer"
viable," or" that" the" members" holding" in" aggregate" more" than"
seventy"percent"interest"in"the"corporation,"if"nonRstock,"or"the"
stockholders" representing" more" than" seventy" percent" of" the"
capital" stock" entitled" to" vote," if" a" stock" corporation," are"
opposed" to" the" continuation" of" the" condominium" regime" after"
expropriation"or"condemnation"of"a"material"portion"thereof;"or"
(e)" That" the" conditions" for" such" a" dissolution" set" forth" in" the"
declaration" of" restrictions" of" the" project" in" which" the"
corporation"owns"of"holds"the"common"areas,"have"been"met."
Sec."14."The"condominium"corporation"may"also"be"dissolved"by"
the"affirmative"vote"of"all"the"stockholders"or"members"thereof"
at" a" general" or" special" meeting" duly" called" for" the"
purpose:"Provided," That" all" the" requirements" of" Section" sixtyR
two"of"the"Corporation"Law"are"complied"with."
Sec." 15." Unless" otherwise" provided" for" in" the" declaration" of"
restrictions" upon" voluntary" dissolution" of" a" condominium"
corporation" in" accordance" with" the" provisions" of" Sections"
thirteen" and" fourteen" of" this" Act," the" corporation" shall" be"
deemed" to" hold" a" power" of" attorney" from" all" the" members" or"
stockholders" to" sell" and" dispose" of" their" separate" interests" in"
the"project"and"liquidation"of"the"corporation"shall"be"effected"
by" a" sale" of" the" entire" project" as" if" the" corporation" owned" the"
whole" thereof," subject" to" the" rights" of" the" corporate" and" of"
individual"condominium"creditors."
Sec." 16." A" condominium" corporation" shall" not," during" its"
existence," sell," exchange," lease" or" otherwise" dispose" of" the"
common"areas"owned"or"held"by"it"in"the"condominium"project"
unless"authorized"by"the"affirmative"vote"of"all"the"stockholders"
or"members."
Sec." 17." Any" provision" of" the" Corporation" Law" to" the" contrary"
notwithstanding," the" byRlaws" of" a" condominium" corporation"
shall"provide"that"a"stockholder"or"member"shall"not"be"entitled"
to" demand" payment" of" his" shares" or" interest" in" those" cases"
where" such" right" is" granted" under" the" Corporation" Law" unless"
he" consents" to" sell" his" separate" interest" in" the" project" to" the"
corporation"or"to"any"purchaser"of"the"corporation's"choice"who"
shall" also" buy" from" the" corporation" the" dissenting" member" or"
stockholder's" interest." In" case" of" disagreement" as" to" price," the"
procedure" set" forth" in" the" appropriate" provision" of" the"
Corporation" Law" for" valuation" of" shares" shall" be" followed." The"
corporation" shall" have" two" years" within" which" to" pay" for" the"
shares" or" furnish" a" purchaser" of" its" choice" from" the" time" of"
award."All"expenses"incurred"in"the"liquidation"of"the"interest"of"
the"dissenting"member"or"stockholder"shall"be"borne"by"him."
Sec." 18." Upon" registration" of" an" instrument" conveying" a"
condominium,"the"Register"of"Deeds"shall,"upon"payment"of"the"
proper" fees," enter" and" annotate" the" conveyance" on" the"
certificate"of"title"covering"the"land"included"within"the"project"
and" the" transferee" shall" be" entitled" to" the" issuance" of" a"
"condominium" owner's"" copy" of" the" pertinent" portion" of" such"
certificate" of" title." Said" "condominium" owner's"" copy" need" not"
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reproduce" the" ownership" status" or" series" of" transactions" in"

force" or" annotated" with" respect" to" other" condominiums" in" the"
project."A"copy"of"the"description"of"the"land,"a"brief"description"
of" the" condominium" conveyed," name" and" personal"
circumstances" of" the" condominium" owner" would" be" sufficient"
for" purposes" of" the" "condominium" owner's"" copy" of" the"
certificate" of" title." No" conveyance" of" condominiums" or" part"
thereof," subsequent" to" the" original" conveyance" thereof" from"
the" owner" of" the" project," shall" be" registered" unless"
accompanied" by" a" certificate" of" the" management" body" of" the"
project" that" such" conveyance" is" in" accordance" with" the"
provisions"of"the"declaration"of"restrictions"of"such"project."
In" cases" of" condominium" projects" registered" under" the"
provisions" of" the" Spanish" Mortgage" Law" or" Act" 3344," as"
amended," the" registration" of" the" deed" of" conveyance" of" a"
condominium" shall" be" sufficient" if" the" Register" of" Deeds" shall"
keep" the" original" or" signed" copy" thereof," together" with" the"
certificate"of"the"management"body"of"the"project,"and"return"a"
copy" of" the" deed" of" conveyance" to" the" condominium" owner"
duly"acknowledge"and"stamped"by"the"Register"of"Deeds"in"the"
same" manner" as" in" the" case" of" registration" of" conveyances" of"
real"property"under"said"laws."
Sec." 19." Where" the" enabling" or" master" deed" provides" that" the"
land"included"within"a"condominium"project"are"to"be"owned"in"
common" by" the" condominium" owners" therein," the" Register" of"
Deeds"may,"at"the"request"of"all"the"condominium"owners"and"
upon" surrender" of" all" their" "condominium" owner's"" copies,"
cancel" the" certificates" of" title" of" the" property" and" issue" a" new"
one" in" the" name" of" said" condominium" owners" as" proRindiviso"
coRowners"thereof."
Sec." 20." An" assessment" upon" any" condominium" made" in"
accordance" with" a" duly" registered" declaration" of" restrictions"
shall" be" an" obligation" of" the" owner" thereof" at" the" time" the"
assessment" is" made." The" amount" of" any" such" assessment" plus"
any" other" charges" thereon," such" as" interest," costs" (including"

attorney's" fees)" and" penalties," as" such" may" be" provided" for" in"
the"declaration"of"restrictions,"shall"be"and"become"a"lien"upon"
the"condominium"assessed"when"the"management"body"causes"
a" notice" of" assessment" to" be" registered" with" the" Register" of"
Deeds"of"the"city"or"province"where"such"condominium"project"
is"located."The"notice"shall"state"the"amount"of"such"assessment"
and" such" other" charges" thereon" a" may" be" authorized" by" the"
declaration" of" restrictions," a" description" of" the" condominium,"
unit" against" which" same" has" been" assessed," and" the" name" of"
the"registered"owner"thereof."Such"notice"shall"be"signed"by"an"
authorized" representative" of" the" management" body" or" as"
otherwise" provided" in" the" declaration" of" restrictions." Upon"
payment" of" said" assessment" and" charges" or" other" satisfaction"
thereof," the" management" body" shall" cause" to" be" registered" a"
release"of"the"lien."
Such" lien" shall" be" superior" to" all" other" liens" registered"
subsequent" to" the" registration" of" said" notice" of" assessment"
except"real"property"tax"liens"and"except"that"the"declaration"of"
restrictions" may" provide" for" the" subordination" thereof" to" any"
other"liens"and"encumbrances."
Such"liens"may"be"enforced"in"the"same"manner"provided"for"by"
law"for"the"judicial"or"extraRjudicial"foreclosure"of"mortgages"of"
real" property." Unless" otherwise" provided" for" in" the" declaration"
of"restrictions,"the"management"body"shall"have"power"to"bid"at"
foreclosure" sale." The" condominium" owner" shall" have" the" same"
right" of" redemption" as" in" cases" of" judicial" or" extraRjudicial"
foreclosure"of"mortgages."
Sec." 21." No" labor" performed" or" services" or" materials" furnished"
with"the"consent"of"or"at"the"request"of"a"condominium"owner"
or"his"agent"or"his"contractor"or"subcontractor,"shall"be"the"basis"
of" a" lien" against" the" condominium" of" any" other" condominium"
owner," unless" such" other" owners" have" expressly" consented" to"
or" requested" the" performance" of" such" labor" or" furnishing" of"
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such" materials" or" services." Such" express" consent" shall" be"

deemed"to"have"been"given"by"the"owner"of"any"condominium"
in"the"case"of"emergency"repairs"of"his"condominium"unit."Labor"
performed" or" services" or" materials" furnished" for" the" common"
areas,"if"duly"authorized"by"the"management"body"provided"for"
in"a"declaration"of"restrictions"governing"the"property,"shall"be"
deemed"to"be"performed"or"furnished"with"the"express"consent"
of" each" condominium" owner." The" owner" of" any" condominium"
may"remove"his"condominium"from"a"lien"against"two"or"more"
condominiums"or"any"part"thereof"by"payment"to"the"holder"of"
the" lien" of" the" fraction" of" the" total" sum" secured" by" such" lien"
which"is"attributable"to"his"condominium"unit."
Sec." 22." Unless" otherwise" provided" for" by" the" declaration" of"
restrictions," the" management" body," provided" for" herein," may"
acquire" and" hold," for" the" benefit" of" the" condominium" owners,"
tangible" and" intangible" personal" property" and" may" dispose" of"
the" same" by" sale" or" otherwise;" and" the" beneficial" interest" in"
such" personal" property" shall" be" owned" by" the" condominium"
owners" in" the" same" proportion" as" their" respective" interests" in"
the" common" areas." A" transfer" of" a" condominium" shall" transfer"
to" the" transferee" ownership" of" the" transferor's" beneficial"
interest"in"such"personal"property."
Sec." 23." Where," in" an" action" for" partition" of" a" condominium"
project" or" for" the" dissolution" of" condominium" corporation" on"
the"ground"that"the"project"or"a"material"part"thereof"has"been"
condemned"or"expropriated,"the"Court"finds"that"the"conditions"
provided"for"in"this"Act"or"in"the"declaration"of"restrictions"have"
not" been" met," the" Court" may" decree" a" reorganization" of" the"
project,"declaring"which"portion"or"portions"of"the"project"shall"
continue" as" a" condominium" project," the" owners" thereof," and"
the" respective" rights" of" said" remaining" owners" and" the" just"
compensation," if" any," that" a" condominium" owner" may" be"
entitled"to"due"to"deprivation"of"his"property."Upon"receipt"of"a"
copy" of" the" decree," the" Register" of" Deeds" shall" enter" and"
annotate"the"same"on"the"pertinent"certificate"of"title."
Sec." 24." Any" deed," declaration" or" plan" for" a" condominium"
project"shall"be"liberally"construed"to"facilitate"the"operation"of"
the" project," and" its" provisions" shall" be" presumed" to" be"
independent"and"severable."
operators,"such"as"failure"to"deliver"titles"to"the"buyers"or"titles"
free"from"liens"and"encumbrances,"and"to"pay"real"estate"taxes,"
and" fraudulent" sales" of" the" same" subdivision" lots" to" different"
innocent"purchasers"for"value;"
Sec." 25." Whenever" real" property" has" been" divided" into"

condominiums," each" condominium" separately" owned" shall" be"
separately"assessed,"for"purposes"of"real"property"taxation"and"
other" tax" purposes" to" the" owners" thereof" and" the" tax" on" each"
such"condominium"shall"constitute"a"lien"solely"thereon."
WHEREAS,"these"acts"not"only"undermine"the"land"and"housing"
program" of" the" government" but" also" defeat" the" objectives" of"
the"New"Society,"particularly"the"promotion"of"peace"and"order"
and" the" enhancement" of" the" economic," social" and" moral"
condition"of"the"Filipino"people;"
Sec."26."All"Acts"or"parts"of"Acts"in"conflict"or"inconsistent"with"
this" Act" are" hereby" amended" insofar" as" condominium" and" its"
incidents"are"concerned."
WHEREAS," this" state" of" affairs" has" rendered" it" imperative" that"
the" real" estate" subdivision" and" condominium" businesses" be"
closely"supervised"and"regulated,"and"that"penalties"be"imposed"
on" fraudulent" practices" and" manipulations" committed" in"
connection"therewith."
XXXX"
(
C. Presidential( Decree( No.( 957,( as( amended( by( P.D.( No.(
1216(
REGULATING) THE) SALE) OF) SUBDIVISION) LOTS) AND)
CONDOMINIUMS,) PROVIDING) PENALTIES) FOR) VIOLATIONS)
THEREOF"
WHEREAS," it" is" the" policy" of" the" State" to" afford" its" inhabitants"
the" requirements" of" decent" human" settlement" and" to" provide"
them" with" ample" opportunities" for" improving" their" quality" of"
life;"
WHEREAS," numerous" reports" reveal" that" many" real" estate"
subdivision" owners," developers," operators," and/or" sellers" have"
reneged"on"their"representations"and"obligations"to"provide"and"
maintain"properly"subdivision"roads,"drainage,"sewerage,"water"
systems,"lighting"systems,"and"other"similar"basic"requirements,"
thus"endangering"the"health"and"safety"of"home"and"lot"buyers;""
WHEREAS," reports" of" alarming" magnitude" also" show" cases" of"
swindling" and" fraudulent" manipulations" perpetrated" by"
unscrupulous" subdivision" and" condominium" sellers" and"
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NOW," THEREFORE," I," FERDINAND" E." MARCOS," President" of" the"

Philippines," by" virtue" of" the" powers" vested" in" me" by" the"
Constitution,"do"hereby"decree"and"order:""
Title)I.)TITLE)AND)DEFINITIONS"
Section)1."Title."This"Decree"shall"be"known"as"THE"SUBDIVISION"
AND"CONDOMINIUM"BUYERS'"PROTECTIVE"DECREE."
Section) 2." Definition& of& Terms& When& used& in& this& Decree," the"
following" terms" shall," unless" the" context" otherwise" indicates,"
have"the"following"respective"meanings:"
(a)" Person." "Person"" shall" mean" a" natural" or" a" juridical"
person." A" juridical" person" refers" to" a" business" firm"
whether" a" corporation," partnership," cooperative" or"
associations"or"a"single"proprietorship."
(b)" Sale" or" sell." "Sale"" or" "sell"" shall" include" every"
disposition," or" attempt" to" dispose," for" a" valuable"
consideration,"of"a"subdivision"lot,"including"the"building"
and"other"improvements"thereof,"if"any,"in"a"subdivision"
project" or" a" condominium" unit" in" a" condominium"
project.""Sale""and""sell""shall"also"include"a"contract"to"
sell," a" contract" of" purchase" and" sale," an" exchange," an"
attempt" to" sell," an" option" of" sale" or" purchase," a"
solicitation"of"a"sale,"or"an"offer"to"sell,"directly"or"by"an"
agent," or" by" a" circular," letter," advertisement" or"
otherwise."
A" privilege" given" to" a" member" of" a" cooperative,"
corporation,"partnership,"or"any"association"and/or"the"
issuance" of" a" certificate" or" receipt" evidencing" or" giving"
the" right" of" participation" in," or" right" to," any" land" in"
consideration" of" payment" of" the" membership" fee" or"
dues,"shall"be"deemed"a"sale"within"the"meaning"of"this"
definition."
(c)" Buy" and" purchase." The" "buy"" and" "purchase"" shall"
include" any" contract" to" buy," purchase," or" otherwise"
acquire" for" a" valuable" consideration" a" subdivision" lot,"
including" the" building" and" other" improvements," if" any,"
in" a" subdivision" project" or" a" condominium" unit" in" a"
condominium"project.""
(d)"Subdivision"project.""Subdivision"project""shall"mean"
a"tract"or"a"parcel"of"land"registered"under"Act"No."496"
which" is" partitioned" primarily" for" residential" purposes"
into" individual" lots" with" or" without" improvements"
thereon,"and"offered"to"the"public"for"sale,"in"cash"or"in"
installment" terms." It" shall" include" all" residential,"
commercial,"industrial"and"recreational"areas"as"well"as"
open" spaces" and" other" community" and" public" areas" in"
the"project."
wherein" a" street," passageway" or" open" space" is"

delineated"on"the"plan."
(g)" Condominium" project." "Condominium" project"" shall"
mean"the"entire"parcel"of"real"property"divided"or"to"be"
divided" primarily" for" residential" purposes" into"
condominium"units,"including"all"structures"thereon."
(h)"Condominium"unit.""Condominium"unit""shall"mean"
a" part" of" the" condominium" project" intended" for" any"
type"of"independent"use"or"ownership,"including"one"or"
more"rooms"or"spaces"located"in"one"or"more"floors"(or"
part" of" parts" of" floors)" in" a" building" or" buildings" and"
such"accessories"as"may"be"appended"thereto.""
(i)" Owner." "Owner"" shall" refer" to" the" registered" owner"
of" the" land" subject" of" a" subdivision" or" a" condominium"
project."
(j)" Developer." "Developer"" shall" mean" the" person" who"
develops" or" improves" the" subdivision" project" or"
condominium" project" for" and" in" behalf" of" the" owner"
thereof."
(k)" Dealer." "Dealer"" shall" mean" any" person" directly"
engaged"as"principal"in"the"business"of"buying,"selling"or"
exchanging" real" estate" whether" on" a" fullRtime" or" partR
time"basis."
(l)" Broker." "Broker"" shall" mean" any" person" who," for"
commission" or" other" compensation," undertakes" to" sell"
or" negotiate" the" sale" of" a" real" estate" belonging" to"
another."
(e)" Subdivision" lot." "Subdivision" lot"" shall" mean" any" of"

the"lots,"whether"residential,"commercial,"industrial,"or"
recreational,"in"a"subdivision"project."
(m)" Salesman." "Salesman"" shall" refer" to" the" person"

regularly" employed" by" a" broker" to" perform," for" and" in"
his"behalf,"any"or"all"functions"of"a"real"estate"broker."
(f)" Complex" subdivision" plan." "Complex" subdivision"

plan""shall"mean"a"subdivision"plan"of"a"registered"land"
(n)" Authority." "Authority"" shall" mean" the" National"

Housing"Authority."
ADRIAN%TAN%||%2A%
Title)II.)REGISTRATION)AND)LICENSE)TO)SELL"
Section) 3." National& Housing& Authority& The& National& Housing&
Authority& shall& have& exclusive& jurisdiction& to& regulate& the& real&
estate& trade& and& business& in& accordance& with& the& provisions& of&
this&Decree.""
Section) 4." Registration& of& Projects& The& registered& owner& of& a&
parcel&of&land&who&wishes&to&convert&the&same&into&a&subdivision&
project& shall& submit& his& subdivision& plan& to& the& Authority& which&
shall& act& upon& and& approve& the& same,& upon& a& finding& that& the&
plan& complies& with& the& Subdivision& Standards'& and& Regulations&
enforceable& at& the& time& the& plan& is& submitted." The" same"
procedure" shall" be" followed" in" the" case" of" a" plan" for" a"
condominium" project" except" that," in" addition," said" Authority"
shall"act"upon"and"approve"the"plan"with"respect"to"the"building"
or"buildings"included"in"the"condominium"project"in"accordance"
with"the"National"Building"Code"(R.A."No."6541)."
The"subdivision"plan,"as"so"approved,"shall"then"be"submitted"to"
the" Director" of" Lands" for" approval" in" accordance" with" the"
procedure"prescribed"in"Section"44"of"the"Land"Registration"Act"
(Act" No." 496," as" amended" by" R.A." No." 440):" Provided," that" it"
case" of" complex" subdivision" plans," court" approval" shall" no"
longer" be" required." The" condominium" plan" as" likewise" so"
approved," shall" be" submitted" to" the" Register" of" Deeds" of" the"
province"or"city"in"which"the"property"lies"and"the"same"shall"be"
acted"upon"subject"to"the"conditions"and"in"accordance"with"the"
procedure"prescribed"in"Section"4"of"the"Condominium"Act"(R.A."
No."4726)."
The"owner"or"the"real"estate"dealer"interested"in"the"sale"of"lots"
or" units," respectively," in" such" subdivision" project" or"
condominium" project" shall" register" the" project" with" the"
Authority" by" filing" therewith" a" sworn" registration" statement"
containing"the"following"information:"
(a)"Name"of"the"owner;"
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(b)"The"location"of"the"owner's"principal"business"office,"
and" if" the" owner" is" a" nonRresident" Filipino," the" name"
and" address" of" his" agent" or" representative" in" the"
Philippines"is"authorized"to"receive"notice;"
(c)" The" names" and" addresses" of" all" the" directors" and"
officers" of" the" business" firm," if" the" owner" be" a"
corporation,"association,"trust,"or"other"entity,"and"of"all"
the"partners,"if"it"be"a"partnership;""
(d)" The" general" character" of" the" business" actually"
transacted"or"to"be"transacted"by"the"owner;"and"
(e)" A" statement" of" the" capitalization" of" the" owner,"
including"the"authorized"and"outstanding"amounts"of"its"
capital" stock" and" the" proportion" thereof" which" is" paidR
up."
The" following" documents" shall" be" attached" to" the" registration"
statement:"
(a)"A"copy"of"the"subdivision"plan"or"condominium"plan"
as" approved" in" accordance" with" the" first" and" second"
paragraphs"of"this"section."
(b)" A" copy" of" any" circular," prospectus," brochure,"
advertisement,"letter,"or"communication"to"be"used"for"
the" public" offering" of" the" subdivision" lots" or"
condominium"units;"
(c)" In" case" of" a" business" firm," a" balance" sheet" showing"
the" amount" and" general" character" of" its" assets" and"
liabilities" and" a" copy" of" its" articles" of" incorporation" or"
articles" of" partnership" or" association," as" the" case" may"
be," with" all" the" amendments" thereof" and" existing" byR
laws"or"instruments"corresponding"thereto."
(d)"A"title"to"the"property"which"is"free"from"all"liens"and"
encumbrances:" Provided," however," that" in" case" any"
subdivision" lot" or" condominium" unit" is" mortgaged," it" is"
sufficient" if" the" instrument" of" mortgage" contains" a"

stipulation" that" the" mortgagee" shall" release" the"
mortgage"on"any"subdivision"lot"or"condominium"unit"as"
soon" as" the" full" purchase" price" for" the" same" is" paid" by"
the"buyer.""
The" person" filing" the" registration" statement" shall" pay" the"
registration"fees"prescribed"therefor"by"the"Authority."
Thereupon," the" Authority" shall" immediately" cause" to" be"
published"a"notice"of"the"filing"of"the"registration"statement"at"
the" expense" of" the" applicantRowner" or" dealer," in" two"
newspapers" general" circulation," one" published" in" English" and"
another" in" Pilipino," once" a" week" for" two" consecutive" weeks,"
reciting"that"a"registration"statement"for"the"sale"of"subdivision"
lots" or" condominium" units" has" been" filed" in" the" National"
Housing"Authority;"that"the"aforesaid"registration"statement,"as"
well" as" the" papers" attached" thereto," are" open" to" inspection"
during" business" hours" by" interested" parties," under" such"
regulations" as" the" Authority" may" impose;" and" that" copies"
thereof" shall" be" furnished" to" any" party" upon" payment" of" the"
proper"fees."
The" subdivision" project" of" the" condominium" project" shall" be"
deemed" registered" upon" completion" of" the" above" publication"
requirement."The"fact"of"such"registration"shall"be"evidenced"by"
a"registration"certificate"to"be"issued"to"the"applicantRowner"or"
dealer."
Section) 5." License& to& sell." Such" owner" or" dealer" to" whom" has"
been" issued" a" registration" certificate" shall" not," however," be"
authorized"to"sell"any"subdivision"lot"or"condominium"unit"in"the"
registered"project"unless"he"shall"have"first"obtained"a"license"to"
sell"the"project"within"two"weeks"from"the"registration"of"such"
project."
The" Authority," upon" proper" application" therefor," shall" issue" to"
such"owner"or"dealer"of"a"registered"project"a"license"to"sell"the"
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project" if," after" an" examination" of" the" registration" statement"

filed" by" said" owner" or" dealer" and" all" the" pertinent" documents"
attached"thereto,"he"is"convinced"that"the"owner"or"dealer"is"of"
good"repute,"that"his"business"is"financially"stable,"and"that"the"
proposed" sale" of" the" subdivision" lots" or" condominium" units" to"
the"public"would"not"be"fraudulent.""
Section)6."Performance&Bond."No"license"to"sell"subdivision"lots"
or" condominium" units" shall" be" issued" by" the" Authority" under"
Section" 5" of" this" Decree" unless" the" owner" or" dealer" shall" have"
filed"an"adequate"performance"bond"approved"by"said"Authority"
to" guarantee" the" construction" and" maintenance" of" the" roads,"
gutters," drainage," sewerage," water" system," lighting" systems,"
and" full" development" of" the" subdivision" project" or" the"
condominium" project" and" the" compliance" by" the" owner" or"
dealer"with"the"applicable"laws"and"rules"and"regulations."
The" performance" bond" shall" be" executed" in" favor" of" the"
Republic"of"the"Philippines"and"shall"authorize"the"Authority"to"
use"the"proceeds"thereof"for"the"purposes"of"its"undertaking"in"
case"of"forfeiture"as"provided"in"this"Decree."
Section) 7." Exempt& transactions." A" license" to" sell" and"
performance"bond"shall"not"be"required"in"any"of"the"following"
transactions:"
(a)"Sale"of"a"subdivision"lot"resulting"from"the"partition"
of"land"among"coRowners"and"coRheirs."
(b)" Sale" or" transfer" of" a" subdivision" lot" by" the" original"
purchaser"thereof"and"any"subsequent"sale"of"the"same"
lot."
(c)"Sale"of"a"subdivision"lot"or"a"condominium"unit"by"or"
for"the"account"of"a"mortgagee"in"the"ordinary"course"of"
business"when"necessary"to"liquidate"a"bona"fide"debt."
Section)8."Suspension&of&license&to&sell."Upon"verified"complaint"
by" a" buyer" of" a" subdivision" lot" or" a" condominium" unit" in" any"
interested" party," the" Authority" may," in" its" discretion,"
immediately" suspend" the" owner's" or" dealer's" license" to" sell"

pending" investigation" and" hearing" of" the" case" as" provided" in"
Section"13"hereof.""
(b)" has" violated" any" of" the" provisions" of" this" Decree" or"
any"applicable"rule"or"regulation"of"the"Authority,"or"any"
undertaking"of"his/its"performance"bond;"or"
The"Authority"may"motu"proprio"suspend"the"license"to"sell"if,"in"
its" opinion," any" information" in" the" registration" statement" filed"
by"the"owner"or"dealer"is"or"has"become"misleading,"incorrect,"
inadequate"or"incomplete"or"the"sale"or"offering"for"a"sale"of"the"
subdivision"or"condominium"project"may"work"or"tend"to"work"a"
fraud"upon"prospective"buyers."
(c)" Has" been" or" is" engaged" or" is" about" to" engage" in"
fraudulent"transactions;"or"
The"suspension"order"may"be"lifted"if,"after"notice"and"hearing,"
the" Authority" is" convinced" that" the" registration" statement" is"
accurate" or" that" any" deficiency" therein" has" been" corrected" or"
supplemented"or"that"the"sale"to"the"public"of"the"subdivision"or"
condominium" project" will" neither" be" fraudulent" not" result" in"
fraud."It"shall"also"be"lifted"upon"dismissal"of"the"complaint"for"
lack"of"legal"basis."
Until"the"final"entry"of"an"order"of"suspension,"the"suspension"of"
the" right" to" sell" the" project," though" binding" upon" all" persons"
notified" thereof," shall" be" deemed" confidential" unless" it" shall"
appear"that"the"order"of"suspension"has"in"the"meantime"been"
violated."
Section) 9." Revocation& of& registration& certificate& and& license& to&
sell." The" Authority" may," motu" proprio" or" upon" verified"
complaint"filed"by"a"buyer"of"a"subdivision"lot"or"condominium"
unit," revoke" the" registration" of" any" subdivision" project" or"
condominium"project"and"the"license"to"sell"any"subdivision"lot"
or"condominium"unit"in"said"project"by"issuing"an"order"to"this"
effect,"with"his"findings"in"respect"thereto,"if"upon"examination"
into" the" affairs" of" the" owner" or" dealer" during" a" hearing" as"
provided" for" in" Section" 14" hereof," if" shall" appear" there" is"
satisfactory"evidence"that"the"said"owner"or"dealer:""
(a)"Is"insolvent;"or"
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(d)"Has"made"any"misrepresentation"in"any"prospectus,"
brochure," circular" or" other" literature" about" the"
subdivision" project" or" condominium" project" that" has"
been"distributed"to"prospective"buyers;"or"
(e)"Is"of"bad"business"repute;"or"
(f)"Does"not"conduct"his"business"in"accordance"with"law"
or"sound"business"principles."
Where"the"owner"or"dealer"is"a"partnership"or"corporation"or"an"
unincorporated" association," it" shall" be" sufficient" cause" for"
cancellation"of"its"registration"certificate"and"its"license"to"sell,"if"
any" member" of" such" partnership" or" any" officer" or" director" of"
such" corporation" or" association" has" been" guilty" of" any" act" or"
omission" which" would" be" cause" for" refusing" or" revoking" the"
registration" of" an" individual" dealer," broker" or" salesman" as"
provided"in"Section"11"hereof."
Section)10."Registers&of&subdivision&lots&and&condominium&units."
A" record" of" subdivision" lots" and" condominium" units" shall" be"
kept"in"the"Authority"wherein"shall"be"entered"all"orders"of"the"
Authority"affecting"the"condition"or"status"thereof."The"registers"
of" subdivision" lots" and" condominium" units" shall" be" open" to"
public" inspection" subject" to" such" reasonable" rules" as" the"
Authority"may"prescribe.""
Title)III.)DEALERS,)BROKERS)AND)SALESMEN"
Section) 11." Registration& of& dealers,& brokers& and& salesmen." No"
real" estate" dealer," broker" or" salesman" shall" engage" in" the"
business"of"selling"subdivision"lots"or"condominium"units"unless"
he"has"registered"himself"with"the"Authority"in"accordance"with"
the"provisions"of"this"section."
3."Has"been"guilty"of"a"fraudulent"act"in"connection"with"
any"sale"of"a"subdivision"lot"or"condominium"unit;"or"
If" the" Authority" shall" find" that" the" applicant" is" of" good" repute"
and" has" complied" with" the" applicable" rules" of" the" Authority,"
including" the" payment" of" the" prescribed" fee," he" shall" register"
such" applicant" as" a" dealer," broker" or" salesman" upon" filing" a"
bond," or" other" security" in" lieu" thereof," in" such" sum" as" may" be"
fixed"by"the"Authority"conditioned"upon"his"faithful"compliance"
with" the" provisions" of" this" Decree:" Provided," that" the"
registration" of" a" salesman" shall" cease" upon" the" termination" of"
his"employment"with"a"dealer"or"broker."
4." Has" demonstrated" his" unworthiness" to" transact" the"

business"of"dealer,"broker,"or"salesman,"as"the"case"may"
be."
Every" registration" under" this" section" shall" expire" on" the" thirtyR
first"day"of"December"of"each"year."Renewal"of"registration"for"
the" succeeding" year" shall" be" granted" upon" written" application"
therefor" made" not" less" than" thirty" nor" more" than" sixty" days"
before" the" first" day" of" the" ensuing" year" and" upon" payment" of"
the" prescribed" fee," without" the" necessity" of" filing" further"
statements" or" information," unless" specifically" required" by" the"
Authority." All" applications" filed" beyond" said" period" shall" be"
treated"as"original"applications."
The" names" and" addresses" of" all" persons" registered" as" dealers,"
brokers,"or"salesmen"shall"be"recorded"in"a"Register"of"Brokers,"
Dealers"and"Salesmen"kept"in"the"Authority"which"shall"be"open"
to"public"inspection.""
Section) 12." Revocation& of& registration& as& dealers,& brokers& or&
salesmen." Registration" under" the" preceding" section" may" be"
refused"or"any"registration"granted"thereunder,"revoked"by"the"
Authority" if," after" reasonable" notice" and" hearing," it" shall"
determine"that"such"applicant"or"registrant:"
1."Has"violated"any"provision"of"this"Decree"or"any"rule"
or"regulation"made"hereunder;"or"
2." Has" made" a" material" false" statement" in" his"
application"for"registration;"or"
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In"case"of"charges"against"a"salesman,"notice"thereof"shall"also"
be"given"the"broker"or"dealer"employing"such"salesman."
Pending"hearing"of"the"case,"the"Authority"shall"have"the"power"
to"order"the"suspension"of"the"dealer's,"broker's,"of"salesman's"
registration;"provided,"that"such"order"shall"state"the"cause"for"
the"suspension."
The" suspension" or" revocation" of" the" registration" of" a" dealer" or"
broker"shall"carry"with"it"all"the"suspension"or"revocation"of"the"
registrations"of"all"his"salesmen."
Title) IV.) PROCEDURE) FOR) REVOCATION) OF) REGISTRATION)
CERTIFICATE"
Section) 13." Hearing." In" the" hearing" for" determining" the"
existence" of" any" ground" or" grounds" for" the" suspension" and/or"
revocation" of" registration" certificate" and" license" to" sell" as"
provided" in" Section" 8" and" 9" hereof," the" following" shall" be"
complied"with:""
(a)" Notice." No" such" hearing" shall" proceed" unless" the"
respondent" is" furnished" with" a" copy" of" the" complaint"
against" him" or" is" notified" in" writing" of" the" purpose" of"
such"hearing."
(b)" Venue." The" hearing" may" be" held" before" the" officer"
or"officers"designated"by"the"Authority"on"the"date"and"
place"specified"in"the"notice."
(c)"Nature"of"proceeding."The"proceedings"shall"be"nonR
litigious"and"summary"in"nature"without"regard"to"legal"
technicalities" obtaining" in" courts" of" law." The" Rules" of"
court" shall" not" apply" in" said" hearing" except" by" analogy"
or" in" a" suppletory" character" and" whenever" practicable"

and"convenient."
(d)"Power"incidental"to"the"hearing."For"the"purpose"of"
the"hearing"or"other"proceeding"under"this"Decree,"the"
officer"or"officers"designated"to"hear"the"complaint"shall"
have" the" power" to" administer" oaths," subpoena"
witnesses,"conduct"ocular"inspections,"take"depositions,"
and" require" the" production" of" any" book," paper,"
correspondence," memorandum," or" other" record" which"
are"deemed"relevant"or"material"to"the"inquiry."
Section)14."Contempt.""
(a)" Direct" contempt." The" officer" or" officers" designated"
by" the" Authority" to" hear" the" complaint" may" summarily"
adjudge" in" direct" contempt" any" person" guilty" of"
misbehavior" in" the" presence" of" or" so" near" the" said"
hearing" officials" as" to" obstruct" or" interrupt" the"
proceedings"before"the"same"or"of"refusal"to"be"sworn"
or"to"answer"as"a"witness"or"to"subscribe"an"affidavit"or"
deposition"when"lawfully"required"to"do"so."The"person"
found"guilty"of"direct"contempt"under"this"section"shall"
be"punished"by"a"fine"not"exceeding"Fifty"(P50.00)"Pesos"
or"imprisonment"not"exceeding"five"(5)"days,"or"both.""
(b)"Indirect"contempt."The"officer"or"officers"designated"
to" hear" the" complaint" may" also" adjudge" any" person" in"
indirect" contempt" on" grounds" and" in" the" manner"
prescribed"in"Rule"71"of"the"Revised"Rules"of"Court."
Section)15."Decision."The"case"shall"be"decided"within"thirty"(30)"
days" from" the" time" the" same" is" submitted" for" decision." The"
Decision" may" order" the" revocation" of" the" registration" of" the"
subdivision" or" condominium" project," the" suspension,"
cancellation," or" revocation" of" the" license" to" sell" and/or"
forfeiture," in" whole" or" in" part," of" the" performance" bond"
mentioned"in"Section"6"hereof."In"case"forfeiture"of"the"bond"is"
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ordered,"the"Decision"may"direct"the"provincial"or"city"engineer"
to" undertake" or" cause" the" construction" of" roads" and" of" other"
requirements"for"the"subdivision"or"condominium"as"stipulated"
in"the"bond,"chargeable"to"the"amount"forfeited."Such"decision"
shall"be"immediately"executory"and"shall"become"final"after"the"
lapse"of"15"days"from"the"date"of"receipt"of"the"Decision."
Section)16."Cease&and&Desist&Order."Whenever"it"shall"appear"to"
the"Authority"that"any"person"is"engaged"or"about"to"engage"in"
any" act" or" practice" which" constitutes" or" will" constitute" a"
violation" of" the" provisions" of" this" Decree," or" of" any" rule" or"
regulation" thereunder," it" may," upon" due" notice" and" hearing" as"
provided"in"Section"13"hereof,"issue"a"cease"and"desist"order"to"
enjoin"such"act"or"practices."
Section) 17."Registration."All"contracts"to"sell,"deeds"of"sale"and"
other" similar" instruments" relative" to" the" sale" or" conveyance" of"
the"subdivision"lots"and"condominium"units,"whether"or"not"the"
purchase"price"is"paid"in"full,"shall"be"registered"by"the"seller"in"
the"Office"of"the"Register"of"Deeds"of"the"province"or"city"where"
the"property"is"situated.""
Whenever"a"subdivision"plan"duly"approved"in"accordance"with"
Section" 4" hereof," together" with" the" corresponding" owner's"
duplicate" certificate" of" title," is" presented" to" the" Register" of"
Deeds" for" registration," the" Register" of" Deeds" shall" register" the"
same"in"accordance"with"the"provisions"of"the"Land"Registration"
Act," as" amended:" Provided," however," that" it" there" is" a" street,"
passageway" or" required" open" space" delineated" on" a" complex"
subdivision" plan" hereafter" approved" and" as" defined" in" this"
Decree," the" Register" of" Deeds" shall" annotate" on" the" new"
certificate" of" title" covering" the" street," passageway" or" open"
space," a" memorandum" to" the" effect" that" except" by" way" of"
donation" in" favor" of" a" city" or" municipality," no" portion" of" any"
street," passageway," or" open" space" so" delineated" on" the" plan"
owner"without"the"requisite"approval"as"provided"under"Section"
22"of"this"Decree."
Section)18."Mortgages."No"mortgage"on"any"unit"or"lot"shall"be"
made"by"the"owner"or"developer"without"prior"written"approval"
of"the"Authority."Such"approval"shall"not"be"granted"unless"it"is"
shown"that"the"proceeds"of"the"mortgage"loan"shall"be"used"for"
the" development" of" the" condominium" or" subdivision" project"
and" effective" measures" have" been" provided" to" ensure" such"
utilization." The" loan" value" of" each" lot" or" unit" covered" by" the"
mortgage" shall" be" determined" and" the" buyer" thereof," if" any,"
shall"be"notified"before"the"release"of"the"loan."The"buyer"may,"
at" his" option," pay" his" installment" for" the" lot" or" unit" directly" to"
the" mortgagee" who" shall" apply" the" payments" to" the"
corresponding"mortgage"indebtedness"secured"by"the"particular"
lot"or"unit"being"paid"for,"with"a"view"to"enabling"said"buyer"to"
obtain" title" over" the" lot" or" unit" promptly" after" full" payment"
thereto;"
Section) 19."Advertisements."Advertisements"that"may"be"made"
by"the"owner"or"developer"through"newspaper,"radio,"television,"
leaflets,"circulars"or"any"other"form"about"the"subdivision"or"the"
condominium"or"its"operations"or"activities"must"reflect"the"real"
facts"and"must"be"presented"in"such"manner"that"will"not"tend"
to"mislead"or"deceive"the"public.""
The" owner" or" developer" shall" answerable" and" liable" for" the"
facilities," improvements," infrastructures" or" other" forms" of"
development" represented" or" promised" in" brochures,"
advertisements" and" other" sales" propaganda" disseminated" by"
the" owner" or" developer" or" his" agents" and" the" same" shall" form"
part" of" the" sales" warranties" enforceable" against" said" owner" or"
developer," jointly" and" severally." Failure" to" comply" with" these"
warranties" shall" also" be" punishable" in" accordance" with" the"
penalties"provided"for"in"this"Decree."
Section)20."Time&of&Completion."Every"owner"or"developer"shall"
construct" and" provide" the" facilities," improvements,"
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ADRIAN%TAN%||%2A%
infrastructures" and" other" forms" of" development," including"

water" supply" and" lighting" facilities," which" are" offered" and"
indicated" in" the" approved" subdivision" or" condominium" plans,"
brochures,"prospectus,"printed"matters,"letters"or"in"any"form"of"
advertisement,"within"one"year"from"the"date"of"the"issuance"of"
the"license"for"the"subdivision"or"condominium"project"or"such"
other"period"of"time"as"may"be"fixed"by"the"Authority."
Section)21."Sales&Prior&to&Decree."In"cases"of"subdivision"lots"or"
condominium"units"sold"or"disposed"of"prior"to"the"effectivity"of"
this"Decree,"it"shall"be"incumbent"upon"the"owner"or"developer"
of" the" subdivision" or" condominium" project" to" complete"
compliance" with" his" or" its" obligations" as" provided" in" the"
preceding"section"within"two"years"from"the"date"of"this"Decree"
unless" otherwise" extended" by" the" Authority" or" unless" an"
adequate"performance"bond"is"filed"in"accordance"with"Section"
6"hereof."
Failure" of" the" owner" or" developer" to" comply" with" the"
obligations" under" this" and" the" preceding" provisions" shall"
constitute" a" violation" punishable" under" Sections" 38" and" 39" of"
this"Decree.""
Section) 22." Alteration& of& Plans." No" owner" or" developer" shall"
change"or"alter"the"roads,"open"spaces,"infrastructures,"facilities"
for"public"use"and/or"other"form"of"subdivision"development"as"
contained"in"the"approved"subdivision"plan"and/or"represented"
in" its" advertisements," without" the" permission" of" the" Authority"
and" the" written" conformity" or" consent" of" the" duly" organized"
homeowners"association,"or"in"the"absence"of"the"latter,"by"the"
majority"of"the"lot"buyers"in"the"subdivision."
Section) 23." NonMForfeiture& of& Payments." No" installment"
payment" made" by" a" buyer" in" a" subdivision" or" condominium"
project"for"the"lot"or"unit"he"contracted"to"buy"shall"be"forfeited"
in" favor" of" the" owner" or" developer" when" the" buyer," after" due"
notice"to"the"owner"or"developer,"desists"from"further"payment"
due" to" the" failure" of" the" owner" or" developer" to" develop" the"
subdivision"or"condominium"project"according"to"the"approved"
plans" and" within" the" time" limit" for" complying" with" the" same."
Such"buyer"may,"at"his"option,"be"reimbursed"the"total"amount"
paid"including"amortization"interests"but"excluding"delinquency"
interests,"with"interest"thereon"at"the"legal"rate."
Section) 24."Failure& to&pay&installments."The" rights" of" the" buyer"
in" the" event" of" this" failure" to" pay" the" installments" due" for"
reasons" other" than" the" failure" of" the" owner" or" developer" to"
develop"the"project"shall"be"governed"by"Republic"Act"No."6552."
Where"the"transaction"or"contract"was"entered"into"prior"to"the"
effectivity" of" Republic" Act" No." 6552" on" August" 26," 1972," the"
defaulting" buyer" shall" be" entitled" to" the" corresponding" refund"
based"on"the"installments"paid"after"the"effectivity"of"the"law"in"
the"absence"of"any"provision"in"the"contract"to"the"contrary."
Section) 25." Issuance& of& Title." The" owner" or" developer" shall"
deliver"the"title"of"the"lot"or"unit"to"the"buyer"upon"full"payment"
of" the" lot" or" unit." No" fee," except" those" required" for" the"
registration"of"the"deed"of"sale"in"the"Registry"of"Deeds,"shall"be"
collected"for"the"issuance"of"such"title."In"the"event"a"mortgage"
over"the"lot"or"unit"is"outstanding"at"the"time"of"the"issuance"of"
the"title"to"the"buyer,"the"owner"or"developer"shall"redeem"the"
mortgage" or" the" corresponding" portion" thereof" within" six"
months"from"such"issuance"in"order"that"the"title"over"any"fully"
paid" lot" or" unit" may" be" secured" and" delivered" to" the" buyer" in"
accordance"herewith.""
Section)26."Realty&Tax."Real"estate"tax"and"assessment"on"a"lot"
or" unit" shall" de" paid" by" the" owner" or" developer" without"
recourse"to"the"buyer"for"as"long"as"the"title"has"not"passed"the"
buyer;" Provided," however," that" if" the" buyer" has" actually" taken"
possession"of"and"occupied"the"lot"or"unit,"he"shall"be"liable"to"
the" owner" or" developer" for" such" tax" and" assessment" effective"
the"year"following"such"taking"of"possession"and"occupancy."
ADRIAN%TAN%||%2A%
Section) 27." Other& Charges." No" owner" or" developer" shall" levy"
upon" any" lot" or" buyer" a" fee" for" an" alleged" community" benefit."
Fees" to" finance" services" for" common" comfort," security" and"
sanitation" may" be" collected" only" by" a" properly" organized"
homeowners" association" and" only" with" the" consent" of" a"
majority" of" the" lot" or" unit" buyers" actually" residing" in" the"
subdivision"or"condominium"project."
Section) 28." Access& to& Public& Offices& in& the& Subdivisions." No"
owner" or" developer" shall" deny" any" person" free" access" to" any"
government" office" or" public" establishment" located" within" the"
subdivision" or" which" may" be" reached" only" by" passing" through"
the"subdivision."
Section) 29." Right& of& Way& to& Public& Road." The" owner" or"
developer"of"a"subdivision"without"access"to"any"existing"public"
road" or" street" must" secure" a" right" of" way" to" a" public" road" or"
street"and"such"right"of"way"must"be"developed"and"maintained"
according" to" the" requirement" of" the" government" and"
authorities"concerned."
Section) 30." Organization& of& Homeowners& Association." The"
owner" or" developer" of" a" subdivision" project" or" condominium"
project" shall" initiate" the" organization" of" a" homeowners"
association"among"the"buyers"and"residents"of"the"projects"for"
the" purpose" of" promoting" and" protecting" their" mutual" interest"
and"assist"in"their"community"development.""
Section) 31." Roads,& Alleys,& Sidewalks& and& Open& spaces." (as"
amended" by" P.D.) No.) 1216)The" owner" as" developer" of" a"
subdivision" shall" provide" adequate" roads," alleys" and" sidewalks."
For"subdivision"projects"one"(1)"hectare"or"more,"the"owner"or"
developer" shall" reserve" thirty" percent" (30%)" of" the" gross" area"
for" open" space." such" open" space" shall" have" the" following"
standards" allocated" exclusively" for" parks," playgrounds" and"
recreational"use:"
(a)" 9%" of" gross" area" for" high" density" or" social" housing"
(66"to"100"family"lot"per"gross"hectare)."
(b)" 7%" of" gross" area" for" mediumRdensity" or" economic"
housing"(21"to"65"family"lot"per"gross"hectare)."
(c)" 3.5" %" of" gross" area" lowRdensity" or" open" market"
housing"(20"family"lots"and"below"per"gross"hectare)."
These" areas" reserved" for" parks," playgrounds" and" recreational"
use"shall"be"nonRalienable"public"lands,"and"nonRbuildable."The"
plans" of" the" subdivision" project" shall" include" tree" planting" on"
such" parts" of" the" subdivision" as" may" be" designated" by" the"
Authority."
Upon" their" completion" as" certified" to" by" the" Authority," the"
roads,"alleys,"sidewalks"and"playgrounds"shall"be"donated"by"the"
owner" or" developer" to" the" city" or" municipality" and" it" shall" be"
mandatory" for" the" local" governments" to" accept" provided,"
however," that" the" parks" and" playgrounds" may" be" donated" to"
the"Homeowners"Association"of"the"project"with"the"consent"of"
the"city"or"municipality"concerned."No"portion"of"the"parks"and"
playgrounds"donated"thereafter"shall"be"converted"to"any"other"
purpose"or"purposes."
Section) 32." Phases& of& Subdivision." For" purposes" of" complying"
with"the"provisions"of"this"Decree,"the"owner"or"developer"may"
divide"the"development"and"sale"of"the"subdivision"into"phases,"
each" phase" to" cover" not" less" than" ten" hectares." The"
requirement" imposed" by" this" Decree" on" the" subdivision" as" a"
whole"shall"be"deemed"imposed"on"each"phase."
Section) 33." Nullity& of& waivers." Any" condition," stipulation," or"
provision" in" contract" of" sale" whereby" any" person" waives"
compliance" with" any" provision" of" this" Decree" or" of" any" rule" or"
regulation"issued"thereunder"shall"be"void."
Section) 34." Visitorial& powers." This" Authority," through" its" duly"
authorized" representative" may," at" any" time," make" an"
examination" into" the" business" affairs," administration," and"
%
ADRIAN%TAN%||%2A%
condition"of"any"person,"corporation,"partnership,"cooperative,"
or"association"engaged"in"the"business"of"selling"subdivision"lots"
and"condominium"units."For"this"purpose,"the"official"authorized"
so" to" do" shall" have" the" authority" to" examine" under" oath" the"
directors,"officers,"stockholders"or"members"of"any"corporation,"
partnership," association," cooperative" or" other" persons"
associated" or" connected" with" the" business" and" to" issue"
subpoena" or" subpoena" duces" tecum" in" relation" to" any"
investigation"that"may"arise"therefrom.""
The" Authority" may" also" authorize" the" Provincial," City" or"
Municipal" Engineer," as" the" case" may" be," to" conduct" an" ocular"
inspection" of" the" project" to" determine" whether" the"
development" of" said" project" conforms" to" the" standards" and"
specifications"prescribed"by"the"government."
The" books," papers," letters," and" other" documents" belonging" to"
the" person" or" entities" herein" mentioned" shall" be" open" to"
inspection"by"the"Authority"or"its"duly"authorized"representative."
Section) 35." TakeMover& Development." The" Authority," may" take"
over" or" cause" the" development" and" completion" of" the"
subdivision" or" condominium" project" at" the" expenses" of" the"
owner" or" developer," jointly" and" severally," in" cases" where" the"
owner" or" developer" has" refused" or" failed" to" develop" or"
complete"the"development"of"the"project"as"provided"for"in"this"
Decree."
The" Authority" may," after" such" takeRover," demand," collect" and"
receive" from" the" buyers" the" installment" payments" due" on" the"
lots," which" shall" be" utilized" for" the" development" of" the"
subdivision."
Section)36."Rules&and&Regulations."The"Authority"shall"issue"the"
necessary" standards," rules" and" regulations" for" the" effective"
implementation"of"the"provisions"of"this"Decree."Such"standards,"
rules" and" regulations" shall" take" effect" immediately" after" their"
publication" three" times" a" week" for" two" consecutive" weeks" in"
any"newspaper"of"general"circulation."
Section) 37." Deputization& of& law& enforcement& agencies." The"
Authority" may" deputize" the" Philippine" Constabulary" or" any" law"
enforcement"agency"in"the"execution"of"its"final"orders,"rulings"
or"decisions.""
Section)41."Other&remedies."The"rights"and"remedies"provided"in"
this"Decree"shall"be"in"addition"to"any"and"all"other"rights"and"
remedies"that"may"be"available"under"existing"laws."
XXXX"
(
Section) 38." Administrative& Fines." The" Authority" may" prescribe"

and" impose" fines" not" exceeding" ten" thousand" pesos" for"
violations" of" the" provisions" of" this" Decree" or" of" any" rule" or"
regulation" thereunder." Fines" shall" be" payable" to" the" Authority"
and"enforceable"through"writs"of"execution"in"accordance"with"
the"provisions"of"the"Rules"of"Court."
Section) 39." Penalties." Any" person" who" shall" violate" any" of" the"
provisions"of"this"Decree"and/or"any"rule"or"regulation"that"may"
be" issued" pursuant" to" this" Decree" shall," upon" conviction," be"
punished" by" a" fine" of" not" more" than" twenty" thousand"
(P20,000.00)" pesos" and/or" imprisonment" of" not" more" than" ten"
years:" Provided," That" in" the" case" of" corporations," partnership,"
cooperatives," or" associations," the" President," Manager" or"
Administrator" or" the" person" who" has" charge" of" the"
administration"of"the"business"shall"be"criminally"responsible"for"
any" violation" of" this" Decree" and/or" the" rules" and" regulations"
promulgated"pursuant"thereto."
Section) 40." Liability& of& controlling& persons." Every" person" who"
directly" or" indirectly" controls" any" person" liable" under" any"
provision" of" this" Decree" or" of" any" rule" or" regulation" issued"
thereunder" shall" be" liable" jointly" and" severally" with" and" to" the"
same" extent" as" such" controlled" person" unless" the" controlling"
person" acted" in" good" faith" and" did" not" directly" or" indirectly"
induce" the" act" or" acts" constituting" the" violation" or" cause" of"
action."
ADRIAN%TAN%||%2A%
II.
CASE(DOCTRINE(
CASE)
Salita"v."Calleja"
"
G.R.""No."LR17314"
"
June"30,"1961"
DOCTRINE)
Registration"of"attachment"referring"to"house"constructed"on"registered"land,"invalid"
In"order"to"be"registerable"under"Act)No.)3344,"the"instrument"must"refer"only"to"unregistered"land"and"its"own"
improvements"only,"and"not"any"other"kind"of"real"estate"or"properties."The"deed"cannot"refer"to"improvements"or"
buildings"on"lands"registered"under"the"Torrens"system,"or"under"the"Spanish)Mortgage)Law."To"hold"otherwise,"
would"result"in"the"anomalous"situation"of"two"registrations,"one"under"Act)496"with"respect"to"unimproved"land,"
and"another,"under"Act)3344"for"improvements"subsequently"introduced"on"the"same"land."Since,"in"the"case"at"bar,"
the"attachment"refers"to"a"house"erected"on"registered"land,"the"registration"thereof"under"Act)3344"was"invalid"and"
no"legal"or"binding"effect"on"third"persons."
Lien"on"improvement,"how"perfected"
Since"the"attached"house"in"question"was"built"on"a"land"duly"titled,"and"said"house"has"not"been"registered"under"
either"Act)436"or"the"Spanish)Mortgage)Law,"the"defendant"should"have"perfected"his"lien"thereon,"by"filing"a"
petition"for"annotation"of"said"improvement"as"well"as"the"registration"of"his"lien"thereon,"on"the"title"of"the"land,"
pursuant"to"Section)112)of)Act)No.)496."Having"failed"to"perfect"his"lien"on"the"house"in"questions"in"the"manner"
indicated,"he"cannot"enforce"it"against"plaintiff,"purchaser"in"good"faith"of"the"house"and"the"lot"on"which"it"stands."
Failure"to"state"improvement"in"the"title"does"not"preclude"acquisition"thereof"
The"fact"that"the"clean"title"acquired"by"plaintiff"did"not"mention"the"improvement,"does"not"preclude"the"
acquisition"thereof"with"the"land"described"in"the"title."This"is"so,"because"unless"it"otherwise"appears"on"the"title"
itself,"the"same"includes"not"only"the"land"described"therein,"but"also"all"improvements"existing"on"said"land."
Hanopol"v."Pilapil"
"
G.R.""No."LR19248"
"
February"28,"1963"
Meaning"of"term"better"right"in"Act)3344"
The"better"right"that"can"not"be"prejudiced"by"the"registration"of"a"second"sale"of"a"parcel"of"land,"referred"to"in"
Act)No.)3344,"is"much"more"than"the"mere"prior"deed"of"sale"in"favor"of"the"first"vendee."It"involves"facts"and"
circumstances""in"addition"to"a"deed"of"sale"which,"combined,"would"make"it"clear"that"the"first"vendee"has"a"
better"right"than"the"second"purchaser."
Salao"v."Salao"
"
G.R."No."LR26699"
"
March"16,"1976"
"
Any"transaction"affecting"land"should"be"evidenced"by"a"registerable"deed"
The"act"of"registration"is"the"operative"act"that"conveys,"and"affects"the"land."That"means"that"any"transaction"
affecting"the"registered"land"should"be"evidenced"by"a"registerable"deed."
Presumption"of"validity"and"regularity"in"issuance"of"title"
A"Torrens"title"is"generally"a"conclusive"evidence"of"the"ownership"of"the"land"referred"to"therein"(Sec.)47,)Act)496)."
A"strong"presumption"exists"that"Torrens"titles"were"regularly"issued"and"that"they"are"valid."
ADRIAN%TAN%||%2A%
Ortigas"&"Co."Ltd."v." The"police"power"is"superior"to"contractual"stipulations"between"parties"on"the"use"of"lands"sold"by"subdivisions"even"if"said"
Feati"Bank"and"Trust" conditions"are"annotated"on"the"Torrens"Title"
Company"
With"regard"to"the"contention"that"said"resolution"cannot"nullify"the"contractual"obligations"assumed"by"the"
"
defendantRappelleereferring"to"the"restrictions"incorporated"in"the"deeds"of"sale"and"later"in"the"corresponding"
G.R."No."LR24670"
Transfer"Certificates"of"Title"issued"to"defendantRappelleeit"should"be"stressed,"that"while"nonRimpairment"of"
"
contracts"is"constitutionally"guaranteed,"the"rule"is"not"absolute,"since"has"to"be"reconciled"with"the"legitimate"
December"14,"1979"
exercise"of"police"power."
Co"v."Intermediate"
Appellate"Court"
"
G.R."No."LR65928"
"
June"21,"1988"
"
Metro"Manila"Zoning"Ordinance"No."81R01,"series"of"1981,"does"not"disclose"any"provision"converting"existing"agricultural"
lands"in"the"covered"area"into"residential"or"light"industrial;"The"ordinance"should"be"given"prospective"operation"only"as"a"
general"rule"
A"reading"of"the"Ordinance"does"not"disclose"any"provision"converting"existing"agricultural"lands"in"the"covered"area"
into"residential"or"light"industrial."While"it"declared"that"after"the"passage"of"the"measure,"the"subject"area"shall"be"
used"only"for"residential"or"light"industrial"purposes,"it"is"not"provided"therein"that"it"shall"have"retroactive"effect"so"
as"to"discontinue"all"rights"previously"acquired"over"lands"located"within"the"zone"which"are"neither"residential"nor"
light"industrial"in"nature."Simply"put,"applying"the"general"rule,"the"ordinance"should"be"given"prospective"operation"
only."The"further"implication"is"that"it"should"not"change"the"nature"of"existing"agricultural"lands"in"the"area"or"the"
legal"relationships"existing"over"such"lands,"including"the"agricultural"lease"between"Roaring"and"DZBB."
View"that"the"zoning"ordinance"in"question"while"valid"as"a"police"measure"was"not"intended"to"effect"existing"rights"
protected"by"the"impairment"clause"affirmed"
This"is"not"to"suggest"that"a"zoning"ordinance"cannot"affect"existing"legal"relationships"for"it"is"settled"that"it"can"
legally"do"so,"being"an"exercise"of"the"police"power."As"such,"it"is"superior"to"the"impairment"clause."In"the"case"of"
Ortigas"&"Co."v."Feati"Bank,"for"example,"we"held"that"a"municipal"ordinance"establishing"a"commercial"zone"could"
validly"revoke"an"earlier"stipulation"in"a"contract"of"sale"of"land"located"in"the"area"that"it"could"be"used"for"
residential"purposes"only."In"the"case"at"bar,"fortunately"for"the"private"respondent,"no"similar"intention"is"clearly"
manifested."Accordingly,"we"affirm"the"view"that"the"zoning"ordinance"in"question,"while"valid"as"a"police"measure,"
was"not"intended"to"affect"existing"rights"protected"by"the"impairment"clause."
The"settled"jurisprudence"is"that"as"long"as"the"legal"possessor"of"the"land"constitutes"a"person"as"a"tenantRfarmer"by"virtue"
of"an"express"or"implied"lease,"such"an"act"is"binding"on"the"owner"of"the"property"even"if"he"himself"may"not"have"given"his"
consent"to"such"as"agreement"
As"long"as"the"legal"possessor"of"the"land"constitutes"a"person"as"a"tenantRfarmer"by"virtue"of"an"express"or"implied"
lease,"such"an"act"is"binding"on"the"owner"of"the"property"even"if"he"himself"may"not"have"given"his"consent"to"such"
an"arrangement."This"is"settled"jurisprudence."The"purpose"of"the"law"is"to"protect"the"tenantRfarmers"security"of"
tenure,"which"could"otherwise"be"arbitrarily"terminated"by"an"owner"simply"manifesting"his"nonRconformity"to"the"
relationship."
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Trias"v."Gregorio"
Araneta,"Inc.""
"
G.R."No."LR20786"
"
October"30,"1965"
Effect"of"zoning"ordinance"
The"sellers"of"subdivision"lots"may"validly"insert"in"their"contracts"of"sale"a"prohibition"against"the"establishment"of"
factories"in"the"district"where"the"lots"are"located,"The"existence"of"a"zoning"ordinance"prohibiting"factories"in"the"
area"is"immaterial."
Financial"Building"
Corp."v."Forbes"Park"
Association"
"
G.R."No"79319"
"
April"6,1988"
Validity"of"""one"singleRfamily"residential"building""restriction"
A"deed"of"restriction"on"a"subdivision"lot"authorizing"only"the"construction"of"a"singleRfamily"residential"building"in"
said"lot,"is"a"valid"restriction."A"breach"thereof"would"authorize"the"subdivision"owner"to"enjoin"further"construction."
Sangalang"v."
Intermediate"
Appellate"Court"
"
G.R."No."LR71169"
"
December"22,"1988"
"
"
Jupiter"Street"is"not"covered"by"the"restrictive"easements"based"on"the"deed"restrictions"and"the"Government"had"
reclassified"Jupiter"Street"into"a"high"density"commercial"(CR3)"zone"
Our"decision"also"resolves,"quite"anticlimactically,"these"companion"cases."But"we"do"so"for"various"other"reasons."In"
the"Sangalang"case,"we"absolve"the"Ayala"Corporation"primarily"owing"to"our"finding"that"it"is"not"liable"for"the"
opening"of"Jupiter"Street"to"the"general"public."Insofar"as"these"petitions"are"concerned,"we"likewise"exculpate"the"
private"respondents,"not"only"because"of"the"fact"that"Jupiter"Street"is"not"covered"by"the"restrictive"easements"
based"on"the"deed"restrictions"but"chiefly"because"the"National"Government"itself,"through"the"Metro"Manila"
Commission"(MMC),"had"reclassified"Jupiter"Street"into"a"high"density"commercial"(CR3)"zone,"pursuant"to"its"
Ordinance"No."81R01."Hence,"the"petitioners"have"no"cause"of"action"on"the"strength"alone"of"the"said"deed"
restrictions."
The"right"against"impairment"of"contracts"cannot"be"raised"as"a"deterrent"to"police"power"in"view"of"the"zoning"ordinance"
It"is"not"that"we"are"saying"that"restrictive"easements,"especially"the"easements"herein"in"question,"are"invalid"or"
ineffective."As"far"as"the"BelRAir"subdivision"itself"is"concerned,"certainly,"they"are"valid"and"enforceable."But"they"
are,"like"all"contracts,"subject"to"the"overriding"demands,"needs,"and"interests"of"the"greater"number"as"the"State"
may"determine"in"the"legitimate"exercise"of"police"power."Our"jurisdiction"guarantees"sanctity"of"contract"and"is"said"
to"be"the"law"between"the"contracting"parties,"but"while"it"is"so,"it"cannot"contravene"law,"morals,"good"customs,"
public"order,"or"public"policy."Above"all,"it"cannot"be"raised"as"a"deterrent"to"police"power,"designed"precisely"to"
promote"health,"safety,"peace,"and"enhance"the"common"good,"at"the"expense"of"contractual"rights,"whenever"
necessary."
ADRIAN%TAN%||%2A%
Cariday"Investment"
Corp."v."Court"of"
Appeals"
"
G.R."No."83358"
"
August"2,"1989"
"
"
Petitioners"interpretation"of"the"restriction"found"unacceptable"
We"find"the"petitioners"interpretation"of"the"restriction"unacceptable."The"restriction"clearly"defines"not"only"the"
type"and"number"of"structures"(one"residential"building)"that"may"be"built"on"each"lot,"but"also"the"number"of"
families"(a"single"family)"that"may"use"it"as"a"residence."Indeed,"the"restriction"of"one"x"x"x"residential"building"per"
lot"would"have"been"sufficient,"without"incorporating"the"additional"restriction"of"a"single"family,"if"the"purpose,"as"
petitioner"contends,"were"only"to"limit"the"type"of"building"but"not"its"use"or"occupancy."
Purpose"of"the"restriction"is"to"avoid"overcrowding"both"in"the"house"and"in"the"subdivision"
We"are"persuaded"that"the"purpose"of"the"restriction"is"to"avoid"overcrowding"both"in"the"houses"and"in"the"
subdivision"which"would"result"in"pressure"upon"the"common"facilities"such"as"water,"power"and"telephone"
connections,"accelerate"the"deterioration"of"the"roads,"and"create"problems"of"sanitation"and"security"in"the"
subdivision."As"correctly"perceived"by"the"petitioner"itself,"the"restrictions"are"for"aesthetic"consideration"and"for"
the"preservation"of"the"peace,"beauty,"tranquility"and"serenity"of"living"at"Forbes"Park."
Radiowealth"Finance"
Corporation"v."
Palileo"
"
G.R."No."83432"
"
May"20,"1991"
"
"
"
A"bona"fide"purchaser"of"a"registered"land"at"an"execution"sale"acquires"a"good"title"as"against"a"prior"transferee,"if"such"
transfer"was"unrecorded"
There"is"no"doubt"that"had"the"property"in"question"been"a"registered"land,"this"case"would"have"been"decided"in"
favor"of"petitioner"since"it"was"petitioner"that"had"its"claim"first"recorded"in"the"Registry"of"Deeds;"it"is"the"act"of"
registration"that"operates"to"convey"and"affect"registered"land."Therefore,"a"bona"fide"purchaser"of"a"registered"land"
at"an"execution"sale"acquires"a"good"title"as"against"a"prior"transferee,"if"such"transfer"was"unrecorded."
Art.)1544"(double"sale)"does"not"apply"to"land"not"registered"under"Act)496."The"purchaser"of"unregistered"land"at"a"sheriffs"
execution"sale"only"steps"into"the"shoes"of"the"judgment"debtor,"and"merely"acquires"the"latters"interest"in"the"property"
sold"as"of"the"time"the"property"was"levied"upon"
Under"Act)No.)3344,"registration"of"instruments"affecting"unregistered"lands"is"without"prejudice"to"a"third"party"
with"a"better"right."The"aforequoted"phrase"has"been"held"by"this"Court"to"mean"that"the"mere"registration"of"a"sale"
in"ones"favor"does"not"give"him"any"right"over"the"land"if"the"vendor"was"not"anymore"the"owner"of"the"land"having"
previously"sold"the"same"to"somebody"else"even"if"the"earlier"sale"was"unrecorded."The"case"of"Carumba"vs."Court"of"
Appeals"is"a"case"in"point."It"was"held"therein"that"Article)1544)of)the)Civil)Code"has"no"application"to"land"not"
registered"under"Act)No.)496."Like"in"the"case"at"bar,"Carumba"dealt"with"a"double"sale"of"the"same"unregistered"
land."The"first"sale"was"made"by"the"original"owners"and"was"unrecorded"while"the"second"was"an"execution"sale"
that"resulted"from"a"complaint"for"a"sum"of"money"filed"against"the"said"original"owners."Applying"Section)35,)Rule)
39)of)the)Revised)Rules)of)Court,"this"Court"held"that"Article)1544)of)the)Civil)Code"cannot"be"invoked"to"benefit"the"
purchaser"at"the"execution"sale"though"the"latter"was"a"buyer"in"good"faith"and"even"if"this"second"sale"was"
registered."It"was"explained"that"this"is"because"the"purchaser"of"unregistered"land"at"a"sheriffs"execution"sale"only"
steps"into"the"shoes"of"the"judgment"debtor,"and"merely"acquires"the"latters"interest"in"the"property"sold"as"of"the"
time"the"property"was"levied"upon."
ADRIAN%TAN%||%2A%
National"Grains"
Authority"v."
Intermediate"
Appellate"Court"
"
G.R."No."LR68741"
"
January"28,"1988"
"
Registration"under"Act)No.)3344"(now"Sec.)113)"is"subject"to"BETTER"RIGHT"
It"is"axiomatic,"that"while"the"registration"of"the"conditional"sale"with"right"of"repurchase"may"be"binding"on"third"
persons,"it"is"by"provision"of"law""understood"to"be"without"prejudice"to"third"party"who"has"better"right""(Section)
194)of)the)Administrative)Code,)as)amended)by)Act)No.)3344)."In"this"case,"it"will"be"noted"that"the"third"party"NGA,"
is"a"registered"owner"under"the"Torrens"System"and"has"obviously"a"better"right"than"private"respondents"and"that"
the"deed"of"absolute"sale"with"the"suspensive"condition"is"not"registered"and"is"necessarily"binding"only"on"the"
spouses"Vivas"and"Lizardo"and"private"respondents."
Issuance"of"decree"of"registration"cut"off"all"claims"to"the"property"
Time"and"time"again,"this"Court"has"ruled"that"the"proceedings"for"the"registration"of"title"to"land"under"the"Torrens"
System"is"an"action"in"rem"not"in"personam,"hence,"personal"notice"to"all"claimants"of"the"res"is"not"necessary"in"
order"that"the"court"may"have"jurisdiction"to"deal"with"and"dispose"of"the"res."Neither"may"lack"of"such"personal"
notice"vitiate"or"invalidate"the"decree"or"title"issued"in"a"registration"proceeding,"for"the"State,"as"sovereign"over"the"
land"situated"within"it,"may"provide"for"the"adjudication"of"title"in"a"proceeding"in"rem"or"one"in"the"nature"of"or"akin"
a"to"proceeding"in"rem"which"shall"be"binding"upon"all"persons,"known"or"unknown"It"is"thus"evident"that"
respondents'"right"over"the"property"was"barred"by"res"judicata"when"the"decree"of"registration"was"issued"to"
spouses"Vivas"and"Lizards."It"does"not"matter"that"they"may"have"had"some"right"even"the"right"of"ownership,"
BEFORE"the"grant"of"the"Torrens"Title."
"
ADRIAN%TAN%||%2A%

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LAND TITLES

Corporations! may! be! applicants! for! ordinary! land!

c. Added! Requirements:! Must! be! accompanied! by!

b. Basis:! Only! actual! fraud! (See! Footnote! 1).! Unless! the!

FOCUS:! Continued! ! remedies! that! the! law! affords! persons! aggrieved!

Traders! Royal! Bank! case! ! Supreme! Court! recognized! 2! innocent!

electronic! process,! you! can! monitor! what! the! Register!

1. Deny! registration! and! inform! registrant! that! he! can!

FOCUS:! Continuation! of! subsequent! registrations! after! original!

on! whether! or! not! you! were! charged! with!

2. Though! there! are! occasions! when! it! can! be! cancelled!

Amendment( or( alteration( of( certifications( of( title.( Weve( come(

the( building( was( not( annotated( on( the(

redemption( period,( is( entitled( to( consolidation(

must( be( made( with( exactness( and( precision.( If( such(

FOCUS:! Registration! of! transactions! involving! unregistered! land! and!

without! merit! and! ordered! the! execution! to! push!

WHEREAS," to" strengthen" the" Torrens" system," it" is" deemed"

Hereafter," all" instruments" affecting" lands" originally" registered"

Hereafter," all" instruments" affecting" lands" originally" registered"

Law." " No" instrument" or" deed" establishing,"

whether" or" not" the" boundaries" of" the"

"Upon" presentation" of" any" instrument" or"

ninety^six" and" its" amendments" or" under" the"

hundred" ninety^six," entitled" "The" Land"

"The" register" of" deeds" shall" be" entitled" to"

Section) 15." Form# and# contents." The" application" for" land"

Section) 27." Speedy# hearing;# reference# to# a# referee." The" trial"

(c)" The" Geodetic" Engineers" or" other" employees" of" the"

of" the" period" so" designated," unless" the" same" be"

Presidential) Decree) No.) 1529) ) Section) 113.) See#ASSIGNMENT)

Interim% or% Transitional% Rules% And% Guidelines% Relative% To%

entered" and" filed" in" the" Land" Registration" Commission." The"

Section) 43." Transfer% Certificate% of% Title." The" subsequent"

Section) 44." Statutory% liens% affecting% title." Every" registered"

Section) 45." Statement% of% personal% circumstances% in% the%

Section) 48." Certificate% not% subject% to% collateral% attack." A"

amended:" Provided," however," that" the" Register" of" Deeds" shall"

"Provisional" Register" of" Documents" issued" under" PDG27"" which"

The" person" filing" the" registration" statement" shall" pay" the"

The" subdivision" project" of" the" condominium" project" shall" be"

Section) 101." Losses% not% recoverable." The" Assurance" Fund" shall"

Authority," Social" Security" Commission," Civil" Aeronautics" Board,"

7." Docketing% and% other% fees;% exemption% therefrom." " Upon"

judgment" or" final" order" or" other" proceeding" complained" of"

Section) 5." Preliminary% injunction% pending% proceedings." " The"

conclusive" authority" from" the" registered" owner" to" the" Register"

of" memorandum" upon" the" grantor's" certificate" of" title," original"

of" non[redemption;" whereupon," the" Register" of" Deeds"

incident" to" the" memorandum" of" registration" or" issuances"

certificate" a" memorandum" thereof," making" reference" to" the"

Where" the" instrument" is" denied" registration," the" Register" of"

After" the" tenant?farmer" shall" have" fully" complied" with" the"

ACCELERATING) THE) ACQUISITION) AND) DISTRIBUTION) OF)

Sec." 1." All" Government" instrumentalities" including" but" not"

distribution" to" qualified" beneficiaries" upon" receipt" of" the"

RULES) AND) PROCEDURES) GOVERNING) THE) EXERCISE) OF)

(a)" Annotations" or" memoranda" appearing" on" the"

Section) 21."In" all" cases" where" the" reconstituted" certificate" of"

registration," or," if" there" be" any," the" nature"

Section) 5." After" reconstitution," said" owner's" duplicate" or" coP

Register" of" Deeds" or" the" party" concerned" should" bring"

Section) 9." The" Land" Registration" Authority" Administrator" may"

acknowledgment." Where" the" instrument" acknowledged" relates"