CADASTRALREGISTRATION

Sameastheoriginalregistra onof tle,itjustthat,theini a ontohavetheland tlewould

comefromthegovtitself
Inanoriginalregistra on,itisanindividualwhowouldleape onbeforethecourtfor
registra onallegingOCENCO
Forcadastralproceeding,whathappensisthatthePresidentofthePHdirectstheDirectorof
Landstocausethesurveyofthepropertyfortheinterestofthepublicorinfurtheranceofthe
publicinterest
Uponthedirec onofthePresident,they(RD?)wouldschedulethesurveyoftheproperty
Priortothesurveyoftheproperty,therearecertainrequirementsthatshouldtobecomplied
withforpurposesof:
dueprocess
Encouragethepar eswhomayhaveaclaimtoleortakepartinthecadastralsurvey

1.Surveydeterminethemetesandbounds(assumingthereare3or4personsclaiminginterests,each
personwillasserttheextentofhisinterestovertheproperty)
No fyallperson/swhomayhaveaclaimovertheproperty
Publica onofthedateofthecadastralsurveyinOG
Pos nginaconspicuousspaceonthelandsaected
No cetotheMayor,Brgy.Captain,SangguinangPanlalawigan,SangguniangBayan

2.FilingofPe on
FiledbyOSG(some mes,DirectorofLands)
Contains:
Descrip onoftheproperty
Accompaniedbyaplan,whichistheresultofthecadastralsurvey
Ifthelandconsistsof2ormoreparcelsbeingoccupiedbydierentpersons,their
respec vemetesandboundariesshouldbeindicated
Indicatethepor onNorthern,Eastern,WesternandSouthernpartoftheland(canbe
seeninthecadastralsurvey,youjusthavetoreiteratetheresultofthesaidsurveyinthe
pe on)

3.No ceofHearing
Setbythecourt
CourtwilldirecttheAssistantClerkofCourtoftheLandRegistra onAuthoritytosendNo cesof
Hearing
No ceofHearingshouldbepublishedonceintheOGandonceinthenewspaper
Registra oninOGissucientforthecourttoacquirejurisdic on
Publica onintheOGandnewspaperisnecessaryandindispensableforthegrantof
rightovertheproperty
MailingoftheNo ce
Pos ngoftheNo ceofHearinginaconspicuousplaceintheMunicipalityandintheproperty

Dierenceinorigregistra onandcadastralregistra on=necessitytoleanAnswer

Inorigregistra on,OSGhasthediscre ontoleanopposi onornot
Notlingwouldresulttoorderofgeneraldefault
Cadastralregistra on,itisimpera veforthepersonclaiminganinteresttolean
answer
Becausethelingofanansweristreatedasaclaimorapplica onfor
registra onoftheproperty
UnderthePropertyRegistra onDecree,thereareindispensablefactsthatneed
tobeallegedintheAnswer
Ageoftheclaimant
Cadastral#ofthelot/sclaimedasappearinginthecadastralsurveyand
theblocknumber,asthecasemaybe
Nameofthebarrioormunicipality
Namesandaddressesoftheownersadjoininglotsasknowntothe
claimant(purpose:tobeabletono fythembecausetheclaimedlot
mightencroachtheirlots)
Iftheclaimantisinpossessionofthelandandcanshownoexpress
grantbythegovttohisPII,theAnswershouldstatethelengthof me
ofthesaidpossession,andallega onofOCENCO
Ifnotinpossession,theAnswershouldonlysetforththebasisofhis
rightorinterest
Ifthelotshasbeenassessedfortaxa on,thelatestassessedvalue
shouldbestated
Iftherearecertainencumbrances,suchshallbecarriedoverinthe tle

3.Hearingperse:TrialontheMerits
Itisimpera veforthepersonclaimingrightsorintereststoshoworprovethathehasalways
beeninOCENCOoftheproperty
Submitsucientevidencetosupporthisclaim
Ifthecourtissa sedthatthepropertyshouldberegisteredunderthenameoftheclaimant,it
willawardthepropertytohim.
However,iftheapplicantfailedtosa sfythecourt,thecourtwillarmthatthepropertyis
ownedbythegovt,andtheconceptofresjudicatawillapply.
Theconceptofresjudicatawillapplybecauseitisajudgmentbindingthewholeworld
Theprocessof30dayand1yearperiodwillalsobeobservedasregardstotheissuanceof
cer cateof tle

Doctrines:
Inacadastralproceedingsanypersonclaiminganyinterestinanypartofthelandsobjectofthe
pe onisrequiredbySec on9ofActNo.2259toleanansweronorbeforethereturndayor
withinsuchfurther measmaybeallowedbythecourt,givingthedetailsrequiredbylaw,
suchas:
1. Ageoftheclaimant;

2. Cadastralnumberoflotorlotsclaimed,ortheblockandlotnumbers,asthecasemay
be
3. Nameofthebarrioandmunicipality,townshiporse lementinwhichthelotsare
situated
4. Namesoftheownersofadjoininglots;
5. Ifclaimantisinpossessionofthelotsclaimsandcanshownoexpressgrantoftheland
bytheGovernmenttohimortohispredecessorsininterest,theanswerneedstatethe
lengthof mepropertywasheldinpossessionandthemanneritwasacquired,giving
thelengthof me,asfarasknown,duringwhichhispredecessors,ifany,held
possession;
6. Ifclaimantisnotinpossessionoroccupa onoftheland,theanswershallsetforththe
interestclaimedbyhimandthe meandmannerofitsacquisi on;
7. Ifthelotshavebeenassessedfortaxa on,theirlastassessedvalue;and
8. Encumbrance,ifany,aec ngthelotsandthenamesofadverseclaimantsasfaras
known.

Intheabsenceofsuccessfulclaimants,thepropertyisdeclaredpublicland.
A cadastral proceeding is one in rem and binds the whole world. Under this doctrine, par es
areprecludedfromreli ga ngthesameissuesalreadydeterminedbynaljudgment
Survey plans should be approved by the DirectorofLands,notbyLandRegistra onCommission
(mandatory)
Owner who possesses a se led and adjudicated tle of his land CANNOT be deprived of the
tlethroughanothersimilarse lementandadjudica on
In cadastral cases, jurisdic on of the court over lands already registered is LIMITED to the
necessary correc on of technical errors in the descrip on, provided such correc on does not
impairsubstan verights
The decisiononthelandbeingapubliclanddoesnotprecludeoversameapplicantfromseeking
judicial conrma on of tle especially if he has performed all the condi onsessen altoen tle
theapplicanttoaconrma onofimperfect tle
The founda on principle upon which the doctrine of res judicata rests is that par es ought not
to be permi ed to li gate the same issue more than once; that, when a right or fact has been
judicially tried and determined by a court of competent jurisdic on, or an opportunity forsuch
trial has been given, the judgment of the court, so long as it remains unreversed, should be
conclusiveuponthepar es.

PATENTS

Patentisbeingissuedbythegovt
Beforethereasonwhythereisissuanceofhomesteadpatentistogivethefarmersan
opportunitytoacquirelands
Thereshouldbecul va on
Useofthepropertyshouldbeforyourownbenet,notforthebenetofanotherperson

Empowerthefarmers/recipient
Cannotbedisposedforacertainperiodof me
Govtwillimposerestric onsastodisposi on
Ifdisposedwithintherestrictedperiod,theconsequencesare:
Thesubsequentregistra onoftheownerwillnotberegistered
Propertymightbetakenbackbythegovtbecausethepurposeisdefeated
The tleitselfprovidedtherestric onsimposedbythegovt(MemorandumofEncumbrance)
Allrestric onsmustbecompliedwith
A ertheperiodofencumbrance,suchmayberemovedbythegrantee
Titlesissuedarealsoindefeasibleandincontrover bleaslongasthecondi onsarecomplied
with

NOTE:A y.saidreadtheprovisionsgiveninthesyllabus

Doctrines:
Wherelandisgrantedbythegovernmenttoaprivateindividual,thecorrespondingpatent
thereforeisrecorded,andthecer cateof tleisissuedtothegrantee;therea er,thelandis
automa callybroughtwithintheopera onoftheLandRegistra onAct,the tleissuedtothe
granteebecomingENTITLEDTOALLTHESAFEGUARDSprovidedinSec on38ofthesaidAct.
Inacadastralcase,thecourthasNOJURISDICTIONtodecreeagaintheregistra onofland
alreadydecreedinanearliercase;andthataseconddecreeforthesamelandwouldbenulland
void.Hadthepatenthadbeenissuedduringthependencyoftheregistra onproceedings,the
situa onwouldbedierent.
Onecannotclaim tlebyinvokingjudicialconrma onofimperfect tlewhenlandhasbeen
declaredpublicland
RESJUDICATA(declara onofpublicland)applies.
Thefactthatheledahomesteadapplica onoverthepropertyisanADMISSIONthat
theirpossessionwasNOTintheconceptofanowner(becausetheStateownsit)
LandRegistra onLaw

PublicLandLaw(HomesteadRegistra on)

Thereexistsalreadya tlewhichistobe
conrmedbythecourt

Presump onisthatthelandappliedfor
pertainstothestate

Courtmaydismisstheapplica onwithor
Courthaspowertoadjudicatelandinfavorof
withoutprejudicetotherighttoleanew
anyoftheconic ngclaimants(thereisrisk
applica onforregistra on(onlyriskisforthe oflosingthelandappliedfor)
applica ontobedenied)

iflandsarenotproventobeofprivateownership,itispresumedthatalllandsbelongtothe
state.
ItistheDENRSecwhodeclareswhetheralandisalienableanddisposableandnotCENRO.
The1987cons tu onPROHIBITScorpora onfromACQUIRINGlandofthePUBLICDOMAIN.

DECREEOFREGISTRATIONandCERTIFICATIONOFTITLE

Characteris csofaTorrensTitle
Reitera on:evenifthepropertyisregisteredinthenameof1spouse,acquiredduringthe
marriage,thestatusofthepropertyisconjugal
Defaultrule:thereisnospecica onorindica onthatthepropertyisaparaphernalproperty,
thepresump onisthat,thepropertyformspartoftheconjugalorcommunityofpropertyofthe
par es
Acertof tlewillnotbeissuedunlessalltaxeshavebeendulypaidbythepar es
RPtaxesenjoypreferen altreatmentasregardstheRPencumbrancesovertheRP(Art.2242of
NCC)
Incertof tle,improvementscoveredbythe tleareprotectedbylaw
Canyoucausetheregistra onofanimmovableasaseparateproperty?
Canyoutreatitasmovableproperty?
Canyouregisteritascha elmortgage?
Yes,butitisonlybindingbet.Thepar esinvolvedbasedontheprincipleofestoppel

Doctrine:
Where BOTH the area and the boundaries of the immovable are declared, the area covered
withintheboundariesoftheimmovablePREVAILSO
VERthestatedarea
Incasesofconictbetweenareasandboundaries,itisthela erwhichprevails
What really denes a piece of ground is NOT the area, calculated with more or less
certainty, men oned in its descrip on, but the boundaries therein laid down, as
enclosingthelandandindica ngitslimits
In a contract of sale of land in a mass, the specic boundaries stated in the contract
mustcontrolo
veranystatementwithrespecttotheareawithinitsboundaries
Art1542admitsofanEXCEPTION:
The use of "more or less" or similar words in designa ng quan ty covers ONLY a
reasonableexcessordeciency
A vendee of land sold in gross or withthedescrip on"moreorless"withreference
toitsareadoesNOTtherebyipsofactotakeallriskofquan tyintheland
moreorless
About; substan ally; or approximately; implyingthatbothpar esassumetheriskof
anyordinarydiscrepancy
intended to cover slight or unimportant inaccuraciesinquan ty;andareordinarily
to be interpreted as taking care of unsubstan al dierences ordierencesofsmall
importancecomparedtothewholenumberofitemstransferred

For Prescrip on RTC failed to consider that theac onledwasnotsimplyfororreconveyance

butanac onforquie ngof tlewhichisimprescrip ble.
If the plain , as the real owner of the property also remains in possession of the
property,theprescrip veperiodtorecover tleandpossessionofthepropertydoesnot

run against him. In such a case, an ac on for reconveyance, if nonetheless led, would
beinthenatureofasuitforquie ngof tle,anac onthatisimprescrip ble.
For Laches inapplicable where the ac on was led within the prescrip ve period provided by
law. Therefore, laches willnotapplytothiscase,becauserespondents'possessionofthesubject
property has rendered their right to bring an ac on for quie ng of tle imprescrip ble and,
hence,notbarredbylaches.
No tle to registered lands in deroga on of the rights of the registeredownershallbeacquired
byprescrip onoradversepossession.
Sec. 3 Rule 46 of ROC does not require that all suppor ng papers and documents be duplicate
originals or cer ed true copies. What it directs is that all pe tons shall be accompanied of a
clearly legible duplicate original or cer ed true copyofJUDGMENT,ORDERORRESOLUTIONor
RULING.Otherrelevantdocumentsmaybemeremachinecopiesthereof.
MirrorPrinciple:persondealingwithregisteredpropertyneednotgobeyond,butonlyhasto
relyon,the tleofhispredecessorininterest
RoDenjoysthepresump onofregularityintheperformanceofocialduty
GENRULE:aforgedorfraudulentdeedisanullityandconveysno tle
EXCEPTION:thereareinstanceswhensuchafraudulentdocumentmaybecometheroot
ofavalid tle.Suchaswherethecer cateof tlewasalreadytransferredfromthe
nameofthetrueownertotheforger,andwhileitremainedthatway,thelandwas
subsequentlysoldtoaninnocentpurchaser.Forthen,thevendeehadtherighttorely
uponwhatappearedinthecer cate
Ifacert.of tleHASNOTBEENLOSTbutinfactisinpossessionofanotherperson,the
recons tuted tleisvoidandthecert.thatisnotlostshallprevail.Sec.46ofLRAno tleto
registeredlandinderoga ontothatoftheregisteredownershallbeacquiredbyprescrip onor
adversepossession.
HOWEVER,heirssleptthroughtheirrightsasitwasshownthatSalcedowasin
possessionofthelotsince1978anditwasonlyin1992,45yearsa erthatheirs
exercisedtheirrighttoclaimthelotviaape on.Equitabledefenseoflachesis
jus ed.

Equitabledefenseoflachesrequiresfourelements:
1.conductofdefendantwhchgivesrisetoacomplaintwheresuchseeksaremedy.
2.Delayinasser ngcomplainantsrights
3.Lackofknowledgeorno ceonthedefendanttowhichcomplainantwouldasserthis
right
4.Injuryorprejudiceonthedefendantifreliefisaccordedtothecomplainant
NowhereinB.P.129doesitalllowCAexclusiveORIGINALjurisdic ontolandregistra oncases.
CANCELLATIONOFTITLECANNOTBEANINCIDENTtorecons tu onof tle.Itisnotvalidasit
cannotbecollaterallya acked.LRAalsohasnojurisdic onasnowhereinBP129doesitstate
thatLRAhasauthoritytocancela tle.

Anac onorproceedingisdeemedana ackona tlewhenitsobjec veistonullifythe tle.

The a ack is direct when the objec ve is to annul orsetasidesuchjudgment,orenjoin

itsenforcement.
On the other hand, the a ack is indirect or collateral when, in an ac on to obtain a
dierentrelief,ana ackonthejudgmentisneverthelessmadeasanincidentthereof.

mere registra on of a sale in one's favor does not give him any right over the land IF THE
VENDOR WAS NOT ANYMORE THE OWNER OF THE LAND HAVING PREVIOUSLY SOLDTHESAME
TO SOMEBODY ELSE even if the earlier sale was unrecorded. Because the purchaser of
unregistered land at a sheris execu on sale only steps into the shoes of the judgmentdebtor
and merely acquiresthejudgmentdebtorsinterestasofthe methepropertyisleviedupon.In
short, Radiowealth can no longer hold onto the fact that it bought the unregistered land inthe
execu onsalebecauseatthe mesaleensued,thepropertynolongerbelongedtoCastro.

A erthistopic,A y.AguilarjumpedtoSpli ng,Consolida onandSubdivision

SPLITTING,CONSOLIDATIONandSUBDIVISION

Spli ngandconsolida on
Fileape onbeforetheRD
Spli ngforthecancella onoftheconsolidated tleandrequestforthe
issuanceofseparate tles
Consolida oncancella onofthedierent tlesandrequestfortheissuanceof
only1 tle
Oldrule:courtapprovalisrequired,nowjustrequestittotheRD
RDwillcauseasurveytoensurethattherewillbenoencroachment
Ownerofbigparceloflandwithnosubdivision
Thereisamother tleavailablethatcoverstheen reproperty
Incaseyouwanttoselljustapor on/s,leape onbeforetheLRAorRD,reques ng
forsubdivision
Cadastralsurveymetesandboundaries,division(howthepe onerwouldwantto
divide)
Therewillbeseparate tlestobeissuedbyRD
Ownersduplicatecopystatesthatheorsheisacoowner
Ifthereisnosubdivisionandyouwanttoannotate,letssayamortgage,RDwill
requiretheothercoownerstosurrendertheirduplicatecopiesofthemother
tle
Eg.ABCandDareownersofLotX,Asubsequentlymortgagehisrightoverthe
property(remember,ifthereisnosubdivision,youdonotknowwhichspecic
por onyouownintheproperty)andwantstoannotateitinthemother tle,
RDwillrequireBCandDtosurrendertheirduplicatecopiesofthemother tle
Soitisreallybe ertosubdivideaproperty
RDdoesnothaveaspecic metoanswertherequests

Remember:
Inspli ng,thelotsmaybelocatedindierentplaces(dierentparcels;lotsarenot
necessarilyadjacent)butcoveredby1 tlewhileinsubdivision,thereisjustahuge
parceloflandtobesubdivided
Subdivisionitcannotbegrantedwithoutacadastralsurvey
Consolida onsurrenderallthecertof tle
Spli ngsurrendertheorig tle
Expensiveprocess
Inspli ng,iftheotherownersdonotwantthespli ngof tle,theapplicantmayapplyfor
par on

SUBSEQUENTREGISTRATION

WhenwespeakofSubsequentRegistra on,weareactuallytalkingabouttheVoluntaryand
InvoluntaryDealings

VoluntaryDealings
Transac onswilfullyandvoluntarilyenteredintobytheowneroftheproperty
Eg.SaletheProperty
Paymentofaconsidera on
Executeadeedofabsolutesale
Underthelawonsales,theprimarydierencebetweenthecondi onalsaleand
absolutesale,thereisareserva onofownershipinthenameofthevendor
Itisimportantforthepar estoenterintolegalformsrequiredbylaw
Legalformssuchasdeedofdona on,deedofabsolutesale
Formswhichconvey,transfer,onesrightorinterestinfavorofanotherperson
A ertheexecu onoflegalforms,theprocessdoesnotendthere
Theselegalforms,unlesstheyhavebeenregistered,arevalidonlybetweenthepar es,
itwillnotaect3rdpersons
Inorderforsuchformstobevalidandbindingasto3rdpersons,youneedtoregisterit
totheRD
Beforetheregistra on,thereisaprocessinbetween
PaymentoftheappropriatetaxesCGT,DST,DonorsTax,EstateTax
Ifnotpaid,registra onwillbedenied
ThereshouldbeaclearancefromBIR
Assessedvalueislowerthantheagreedprice(sale)
Inprac ce,inhelpingyourclienttomi gatetheamountoftaxtobepaid
Askthemtopreparetheoriginalcontracttoseetheagreedprice
Executea2nddeedthatstatestheassessedvaluethisdeedwillbethe
onetobeledforpurposesofassessmentoftax

Ifyouareforthevendor,donotagreetopaytheCGTandDSTbecause
itwillloweryourtakehomemoney,soifyouwillbetheonetopaythe
taxes,increasethepurchaseprice
Ifyouareforthevendee,trytonego ate.Lowerthepricebecauseof
thetaxestobepaid
Oncethetaxesarepaid,gotoRDforregistra on
RDwillnotcausetheregistra onunlesstheownersduplicateof tleissurrendered
SurrenderitrstbecauseitneedstobecancelledbeforeRDissuesanewone
A ersurrendering,theregistra onwillcommence
Registra ondayistheconclusivedayoftheconveyance,Itisnotthedatestatedinthe
deedofsale
RDwillstamptheold tlecancelled,andwillissueanewonetothevendee/buyer
Ifonlyapor onofthepropertyissold:
Ifthereisonly1owner
Allegeditintheprayer
thereshallbeanapprovedsubdivisionsurveyplanforsubdivision
SurrendertheownerscopyofCT
Iftherearecoowners(Thereisanundividedinterest)
Ifpar eswanttohaveseparate tles,causepar onbyhavingasurvey
plan
GivethesurveyplantotheRD
Paythetaxes
Issuanceofrespec ve tles
IfRDissuesaTransferofCertofTitle,itshouldindicatethedatetowhichitisregistered
becauseunderourrules,wefollowtherstregistrantdoctrine

InvoluntaryDealings
Encumbrancesthatwouldaecttheinterestsandrightsoftheparty,andwhicharedirected
upontheproperty
Transac onsthatmayaecttherightsofanindividualovertheproperty
Eg.adverseclaim,pendingpe on,no ceoflispendens,a achment,levy
Shouldbeannotatedinthe tlesimplygototheRDandshowtheinterestthatyouhaveto
causethenecessaryannota on
Itappearsinthe tleasmemorandumwithashortdescrip onandentrynumber
ThesedealingsshallbemadeonlywiththeRD
Ifthemortgageannotatedinthe tlehasalreadybeenpaid,youcannotsimplygotoRDand
haveincancelled.Youneedtoleape onbeforethecourtforthecancella onof
encumbrance
Itisthedutyofthelandregistra oncourttodetermineifthereisasucientbasistocancelthe
encumbrance,andprocedurewouldbe:
Pos ng&publica on
Thecourtmayhavethepar escausethepublica onandthemailingofthe
no ceofhearing

Pos nginaconspicuousplace
Placewherethepropertyis
Municipality
Oceoftheclerkofcourt

JudicialForeclosurecoveredbyRule68
Happensuponlingofape onbeforethecourt(regularcourt)
Indicatetherightorinterestovertheproperty
Whendidtheobliga onbecamedue
Otherproof(demandle er,etc.)
Iffoundthatthepe onissucientinformandsubstance,therewillbeahearing
Ifthejudgeissa sed,hewillorderthemortgagortopaytheobliga on,givinghimaperiodof
notlessthan90daysbutnotmorethan120daystopay
A erthelapseof120days,ifthereiss llnopaymentoftheobliga on,theCourtwillschedulea
foreclosure(publicauc on)oftheproperty
Necessarypos ngandpublica onshallbemade
Timeofthepublicauc onisveryimportanttobeposted/publishedbecauseany
transac onbeyondthe mestatedwillbeconsiderednullandvoid
A erthepublicauc on,thepropertywouldbeawardedtothehighestbidder
Therewillbeanorderofconrmingsale(crucial me)
Oncethereisanorderconrmingsale,themortgagorcannolongerbuybacktheproperty
(equityofredemp on)
HighestbidderneedstogototheRDtorequestforthecancella onoftheold tleandissuance
ofthenew tle
Oncethe tlehasalreadybeenissued,thepe onforawritofpossessioncanalreadybe
applied(separateac on)
Issuanceofthewritministerialdutyofthecourt
Natureofthewritministerialandexparte

ExtrajudicialForeclosurecoveredbyAct135
Applicablewhenthereisaprovisioninthecontractauthorizingorgivingthemortgagefullright
tocausetheforeclosureofthepropertyincaseofnonpayment
SPAnolongerneeded
Procedure:
Fileape ontotheOceoftheExecu veJudgeorOceoftheClerkofCourt(OCC)
Oceoftheclerkofcourtbecauseheactsasanexociosheri
Whyexociosheri?Becausetheconductoftheforeclosureliesinthehands
ofasheri
OCCwillraethepe ontoapar cularsheriwhowouldscheduletheappropriate
publicauc onoftheproperty
Priortothepublicauc on,thereshouldbeapos ng
Notlessthan20days

Purpose:notonlytoinform/warnpeoplewhohaveclaim,butalsotoa ract
peoplewhomaywanttotakepartinthepublicauc on
Ifthevalueofthepropertyismorethan400K,thereshouldbeapublica on
3consecu vepublica oninanewspaper
Conductofthepublicauc on
GofortheissuanceofCertofSale
The1yearperiodforrightofredemp onwillcommenceoncethecertofsaleis
registered(banks=3months)
Duringthe1yearredemp onperiodthepropertymaybeinthepossessionof
themortgagorbecauseheiss lltheownerofthepropertyhoweverhisrightis
subjecttocondi on
Thehighestbiddermayexercisepossessionwithinthe1yearredemp onperiod
ifhepaysforbond
Redemp onPrice????
A er1yearwithnoredemp on,prayforthecancella onof tlebeforetheRD
Issuanceofnew tle
Writofpossession(ministerial)
Ifthepossessordoesnotwanttoleavetheproperty,youcanaskthecourtfor
breakopen,meaningyoucanforciblyentertheproperty.Youcanalsoaskthe
courtforademoli onorder
Notunlawfuldetainerbecausethepossessioninvolvedisbymeretolerance

Doctrines:
IndefeasibilityofTorrensTitle
ATorrens tle,onceregistered,cannotbedefeatedbyprescrip on
Title,onceregistered,isno cetotheworld
OnewhobuysfromregisteredownerneednotlookbeyondCT
OnewhobuysfromanonregisteredownerisexpectedtoexamineCTandall
surroundingfactualcircumstancespriortopurchase.Failuretoexercisecau onmakes
himabuyerinbadfaith
Torrens Act permits a forged transfer, when dulyenteredintheregistry,tobecometherootofa
valid tleinabonadepurchaser,solongastransferwasmadethroughaninstrumentexecuted
bytheownerhimself
Theinnocentpurchaserforvalueprotectedbylawisonewhopurchasesa tledlandbyvirtueof
adeedexecutedbytheregisteredownerhimself,notbyaforgeddeed
GR: mortgagor should be the absolute owner of the property to be mortgaged; otherwise, the
mortgageisconsiderednullandvoid
EX:doctrineofmortgageeingoodfaith
even ifthemortgagorisnottheownerofthemortgagedproperty,themortgage
contract and any foreclosure sale arisingtherefromaregiveneectbyreasonof
public policy. This principle is based on the rule that all persons dealing with

property covered by a Torrens Cer cate of Title, as buyers or mortgagees, are

notrequiredtogobeyondwhatappearsonthefaceofthe tle.
The prevailing jurisprudence is that a mortgagee has arighttorelyingoodfaith
on the cer cate of tle of the mortgagor to thepropertygivenassecurityand
in the absence of any sign that might arouse suspicion, has no obliga on to
undertakefurtherinves ga on.
GR upon proper applica on and proof of tle, the issuance of the writ of possession to the
purchaser of the foreclosed property at a public auc on sale becomes a ministerial duty of the
court.
EX: when the foreclosed property is in the possession of a third partyholdingthesame
adversely to the defaul ng debtor, then the issuance by the RTC of awritofpossession
ceasetobeministerialandmaynolongerbedomeexparte.
such3rdpartyisnotwithoutremedy.Hemayle:
a terceria to determine whether the Sheri hadrightlyorwronglytakenholdof
thepropertynotbelongingtothejudgmentdebtororobligor;and
an independent "separate ac on" to vindicate his claim of ownership and/or
possessionovertheforeclosedproperty
Amortgageealsohasarighttorelyonthefaceofthe tleandintheabsenceofanythingto
excitesuspicion,itisnotboundtolookbeyondthecert.
Pendencyofthecivilac ondoesNOTBARtheissuanceofaWritofPossession
GENRULE:IssuanceofaWritofPossessionisaministerialfunc onofthecourt
once the tle to the property has been consolidated in the buyers nameupon
failureofthemortgagortoredeemthepropertywithintheoneyearredemp on
period,thewritofpossessionbecomesama erofright
As a ministerial func on, the judge need not look into the validity of the
mortgage or the manner of its foreclosure, as these are ques ons that should
properlybedecidedbyacourtofcompetentjurisdic oninthependingcase
EXCEPTIONStotherule(didNOTapplyhere)
Grossinadequacyofpurchaseprice
Thirdpartyclaimingrightadversetodebtor/mortgagor
Failuretopaythesurplusproceedsofsaletomortgagor
Due process was given. Issuance of a writ of possession is an ex parte pe on, a
nonli gious proceeding where the relief is granted without requiring an opportunityto
beheardforthepersonfromwhomreliefissought
Wherelandisgrantedbythegovernmenttoanindividual,thepatentthereforeisrecorded,and
thecer cateof tleisissuedtothegrantee;
therea er,thelandisautoma callybroughtwithintheopera onoftheLand
Registra onAct,the tleissuedtothegranteebecomingENTITLEDTOALLTHE
SAFEGUARDSprovidedinSec on38ofthesaidAct.
Assumingthatthereisapropercaseforcancella onduetointrinsicfraud,theac onfor
reviewofthedecreeshouldhavebeenledBEFOREthe1yearperiodhadelapsed
Therea er,theproperpartytobringtheac onwouldonlybetheperson
prejudicedbythefraudulentact(owner/grantorNOTanotherapplicant)

Uponexpira onof1yearfromtheissuance,theCertofTitleshallbecome
IRREVOCABLEandINDEFEASIBLE,likeacer cateissuedinaregistra onproceeding
Dayanghirangs tlewasregisteredin1956.Lahoraledthiscase9yearsa er
Inacadastralcase,thecourthasNOJURISDICTIONtodecreeagainthe
registra onoflandALREADYDECREEDinanearliercase.(2nddecreeV
OID)
Hadthepatentbeenissuedduringthependencyoftheregistra on
proceedings,thesitua onwouldbedierent.
Thefactthatheledahomesteadapplica onoverthepropertyisanADMISSIONthattheir
possessionwasNOTintheconceptofanowner(becausetheStateownsit)
NOTENOUGHforPENRO/CENROortheGeode cEngineertocer fythatlandisalienable&
disposable(CENROisNOTtheocialrepository/custodianoftheissuancesoftheDENRSec
declaringlandsasA&D)
ApplicantmustprovethattheDENRSecretaryhadapprovedtheclassica on
1987cons PROHIBITScorpora onsfromACQUIRINGlandsofthePUBLICDOMAIN.
ButSChasallowedcorporateregistra onforlandwhichwasalreadyprivate(provided
thelandwasalreadyprivatelandbyopera onoflaw;statutoryacquisi veprescrip ve
periodof30yearshadlapsed)
GR: A pe on for the issuance of a writ possession may NOT be consolidated with any other ordinary
ac on. It is wellse led that a pe on for the issuance of a writ of possession is exparte, summary and
nonli gious by nature; which nature would be rendered nugatoryifsuchpe onwastobeconsolidated
withanyotherordinarycivilac on.
EXC: (ACTIVE WOOD DOCTRINE) When the rights of a purchaser in anextrajudicialforeclosure
sale would be prejudiced, especially since the la er already adduced its evidence in support of
his applica on for a writ of possession, consolida on of the two cases may righ ully bedenied.
Consolida on should NOT be allowed when doing so would actually lead to more delay in the
proceedingsandthusdefeattheveryra onaleofconsolida on.
In the case of ESPINOZA, the Court further qualied such excep on and stated that the
consolida on of an ac on for the annulment of the extrajudicial sale with a pe on for the
issuance of a writ of possession should be DENIED if the la er pe on was led AFTER the
expira on of the oneyear redemp on period and a er the purchaser had already consolidated
his tle over the auc oned property. This is because when tle to the li gated property had
already been consolidated in the name of the purchaser, the issuance of a writ of possession
becomesAMATTEROFRIGHT.

RECONSTITUTIONOFORIGINALCERTIFICATEOFTITLE

A y.preferstherecons tu onwhentheoriginal,whichisinthepossessionoftheRD,istheone
thatismissing/lost/destroyed
Ifitistheownerscopythatismissing,reissuanceofownersduplicateispreferred

Recons tu on
Fortherecons tu oninpossessionofRD:

Commonproblemdestroyedbyre,ood,destroyedbycalamity
Primarybasisifyouareaskingfortherecons tu onistheownersduplicateof tle.Itisthe
bestproofthatyoucanshowtothecourtthatacertain tleisexis ng
Procedure:
No fyunderoaththeRDofthefactoflost/destruc on
RDwillissueacer ca onofthefactoflost/destruc onoftheorig tle
Fileape onbeforethecourtalleging:
thenamesofthepersonswhohaveinterests/rightsovertheproperty
Basisfortherecons tu on,whichwouldbetheownersduplicateoranyother
docs
Ifthebasisisotherthantheownersduplicate,thedocumentshouldbe
accompaniedbyasurveyplanwiththetechnicaldescrip onduly
approvedbyLRAortheDirectorofLands
Ifthepe onisfoundbesucientinformandsubstance,theCourtwillissueanorder
direc ngtheClerkofCourtortheClerkofLRAtoissueano ceofhearing
Publica onoftheno ceofhearingintheOGfor2consecu vepublica on
Pos ng:
@theentranceofthemunicipal,provincialorcitybldg
Conspicuousplacewherethepropertyislocated
Requireslongerperiod30days
Ifpostedonlyfor25daysconsiderednoncompliancew/therule
Hearing
Therewillbemarkingofjurisdic onalrequirements,suchas:
Publica ononOG
Orderofthecourtndingthepe onsucientinformandsubstance
No ceofhearing
Certofpos ng
Itispossiblethatyoudonothavetheownersduplicate.Youmayhave
thetrueelectroniccopy
Iftherearenooppositors,expartepresenta onofevidencewillbescheduled
Clerkmayreceiveevidencewhensuchactisdelegatedbythepresiding
judge
Conductofthehearingnotessen alorindispensable
Everythingshouldbeincludedinrecons tuted tle,includingtheencumbrances
Theonlydierencewiththerecons tuted tleandthelost/destroyed tleisthat,inthe
recons tuted tle,thereisamemorandumsta ngthatinlieuofthelost/destruc onof
theorig tle,thenew tleshallbegivenfaithandcreditasanorig tle
Recons tu onisnotaproceedingtoconrmorarmownershipofaperson
Solepurpose:toissuea tleexactlythesameastheonelost/destroyed
Prayerforissuanceofwritofpossessioncannotbegrantedbythecourtbecausewritisa
consequenceofownership

Reissuance

Basis:theorig tlewhichisinthepossessionofRDortheelectroniccopyfromLRA
Procedureisthesameasrecons tu on.Theonlydierenceare:
Publica on
Pos ng
NocertfromRD
inlieuofthecer ca on,no fyunderoaththeLRAofthefactoflostby
execu nganadavitofloss
Sowhenyouleape on,stateifyouarethepresentpossessor,orifnot,statethenameofthe
possessor,andwherethesummonsandno cesshallbesent
Circumstancessurroundingthelost
Thereisalreadyanadavitoflostthatisalreadyannotatedintheorig tle/true
electroniccopy
Ifthecourtissa sedthatthepe onissucientinformandsubstance,thecourtwillrequire
theClerktoissueano ceofhearing
Thereisnorequirementforpublica on
WhatisrequiredisonlyNo cetothepersonsneedtobeno edandno cetotheRD
Pos ng15days
Hearing
Markingofjurisdic onalrequirements:
No ces
Certofpos ng
Adavitofloss(wouldresultdismissalifnotcompliedwith)
Orderndingthepe onsucientinformandsubstance
Checkifthereareoppositors
IftheCourtfoundthatthe tleisnotmissing(possessedbysomeoneelse),theCourt
willdismissthepe on
TheCourtwillforwardthecasetotheCityProsecutorsOcePerjury
NooppositorExparteproceedingdecision
Decisionwillbenalandexecutory30daysfromthereceiptofthedecision(providedbylaw)
Remedies:
Decisionisnotyetnalandexecutory=Appealwithin15days
Ifthedecisionisalreadynalandexecutory(fraudexists)=Pe onforRelieffrom
Judgment
Within60daysfromthe meyoudiscoveredthedecision
Notbeyond6mos.Fromtheentryofjudgment
AnnulmentofJudgment(fraudexists)

Doctrines:

Purposeofpublica on:
toapprisethewholeworldthatsuchpe onisledandwhoeverismindedtooppose
maydosofor30daysbeforethedaysetbythecourtforhearing.
Veststhecourtw/jurisdic ontohearanddecidethecase

Wherethereisdefectinthepublica onofthepe on,suchdefectdeprivesthe

courtofjurisdic on.
RDwasnottheproperpartytolethecase.Inape onforrecons tu onmaybeledonlyby
theregisteredowner,hisassignsoranypersonwhohasaninterestintheproperty.
Sec.12and13statesthattheremustbeno ceandhearingtoallpersonswhohasinterestover
theproperty.Thenoncompliancetotheno ceisfataltotheirpe on.
WritofPossessionisavailableONLY:
Inalandregistra onproceeding(inremproceeding)
Extrajudicialforeclosureofarealtymortgage
Judicialforeclosureofmortgage(quasiinrem),providedthatthemortgagorisin
possessionofthepropertyandno3rdpersonnotapartytothesuitintervened
Execu onsales
RECONSTIUTIONd
oesNOTconrmoradjudicateownershipoverthepropertycoveredbythe
recons tuted tle(comparedwithanoriginallandregistra onproceedings,whereawritof
possessionmaybeissuedtoplacetheapplicantownerinpossession)
ActualpossessorswereNOTNOTIFIEDoftheproceeding.No cebypublica onisINSUFFICIENT
againstthem.
Surveyplanandtechnicaldescrip onareNOTcompetentandsucientSOURCESof
recons tu onwhenthepe onisbasedonSec2(f),RA26
BESTPROOFOFOWNERSHIPisaposi ve tle
Sec2,RA26insteadenumeratesthefollowingasSOURCESOFRECONSTITUTION:
(observedthehierarchy)
Ownersduplicateofthecer cateof tle
Coowners,mortgagees,orlesseesduplicateofthecer cateof tle
Cer edcopyofthecer cateof tle,previouslyissuedbytheRegisterof
Deedsorbyalegalcustodianthereof
Authen catedcopyofthedecreeofregistra onorpatent,asthecasemaybe,
pursuanttowhichtheOCTwasissued
Document,onleintheRoDbywhichtheproperty,thedescrip onofwhichis
giveninsaiddocument,ismortgaged,leased,orencumbered,oran
authen catedcopyofsaiddocumentshowingthatitsoriginalasbeenregistered
Anyotherdocumentwhich,inthejudgmentofthecourt,issucientand
properbasisforrecons tu ngthelostordestroyedcer cateof tle
ABSENCEofanydocumentmen oningtheNUMBERoftheCer cateofTitleandtheDATE
whenitwasissueddoesNOTwarrantthegran ngoftherecons tu on
Taxdeclara oncanonlybeprimafacieevidenceofaclaimofownership,whichisNOTtheissue
inarecons tu onproceeding
Recons tu onof tledoesNOTpassupontheownershipofland,butmerely
determineswhetherreissuanceofsuch tleisproper
Transfer cer cates of tle shall be recons tuted from such of the sources hereunder
enumeratedasmaybeavailable,inthefollowingorder:
1. Theowner'sduplicateofthecer cateof tle;
2. Thecoowner's,mortgagee's,orlessee'sduplicateofthecer cateof tle;

3. A cer ed copy of thecer cateof tle,previouslyissuedbytheregisterofdeedsorby

alegalcustodianthereof;
4. The deed of transfer or other document, on le in the registry of deeds, containingthe
descrip on of the property, or an authen cated copy thereof, showing that its original
had been registered, and pursuant to which the lost or destroyed transfer cer cate of
tlewasissued;
5. A document, on le in the registry of deeds, by which the property, the descrip on of
which is given in said document, is mortgaged, leased or encumbered, or an
authen catedcopyofsaiddocumentshowingthatitsoriginalhadbeenregistered;and
6. Any other document which, in the judgment of the court, is sucient and proper basis
forrecons tu ngthelostordestroyedcer cateof tle.

RECONSTITUTIONOFOWNERSDUPLICATEOFTHECERTIFICATEOFTITLE
RefertothediscussionreISSUANCE

Sec on 109. No ce and replacement of lost duplicate cer cate. In case of loss or the of an owner's
duplicate cer cate of tle, due no ce 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 assoonasthelossorthe is
discovered. If a duplicate cer cate is lost or destroyed,orcannotbeproducedbyapersonapplyingfor
the entry of a new cer cate to him or for the registra on of anyinstrument,aswornstatementofthe
fact of such loss or destruc on may be led by the registered owner or other person in interest and
registered.

Upon the pe on of the registered owner or other person in interest, the court may, a er no ce and
duehearing,directtheissuanceofanewduplicatecer cate,whichshallcontainamemorandumofthe
fact that it is issued in place of the lost duplicate cer cate, but shall in all respects be en tled to like
faith and credit as the original duplicate,andshalltherea erberegardedassuchforallpurposesofthis
decree.

Doctrines:

recons tu on is limited to lost or destroyedTorrenscer catesof tlesonlewiththeRegister

ofDeeds.
It is a basic rule that the recons tu on or reconstruc on ofacer cateof tleliterallydenotes
restora on of the instrument which is supposed to have been lost or destroyed in its original
formandcondi on.
The purpose of therecons tu onof tleoranydocumentistohavethesamereproduced,a er
proper proceedings in the same form they were when the loss or destruc on occurred. If the
courtgoesbeyondsuchpurposeitactswithoutorinexcessofjurisdic on.
Jurisdic on:RTCs
Venue:wherethepropertyislocated

Sec on109ofP.D.1529isthelawapplicableinpe onsforissuanceofnewownersduplicate

cer catesof tlewhicharelostorstolenordestroyed.Ontheotherhand,R.A.26appliesonly
incasesofrecons tu onoflostordestroyedoriginalcer catesonlewiththeRegisterof
Deeds.
Incasetheold tleororiginal tlereappears,thenitwillbesuperiorovertherecons tuted tle.
Itisasifnocasewasledandcourtholdsnojurisdic onoverthecase.Itmaybea ackedany
me.

SURRENDEROFWITHHELDCERTIFICATEOFTITLE

ItencompassesthattheownersduplicateneedstobesurrenderedtotheRD,probablybecause
thereisanannota onthatshouldmade,orthepropertyhasalreadybeensubjectofother
credittransac ons,orthepropertywastransferred
Credittransac onincasetheownersduplicatewasnotsurrenderedorcannotbesurrendered,
simplyleape onbeforethecourtaskingforthesurrenderofwithheld tle
Courtwilldetermineif:(summaryproceeding)
therearesucientgroundstowithholdthe tle,or
ifthereisabasistocompelthepersontosurrenderthe tle
Iffoundtohavesucientgroundstocompelthesurrender,thecourtwillissueanorder
Ifthepersonholdingthe tlerefusedtosurrender,despitetheorderofthecourt,theorder
wouldbefortheannulmentofthecertof tle+contempt
Sotherewillbeanewcertof tlewithamemorandumthatwillstatethattheorig tle
wasannulledbythecourtbecauseofthesaidwithholding
New tlehasthesameproba vevalueastheoldone
Evidencearerequiredtobesurrendered

Doctrine:
The judgment will not be binding only as against persons other than the par estothesuit.Itis
s ll binding on the par es (the Capules) and we hold also onthesuccessorsofsuchpar es(like
Manila Trading Co. and Reese), par cularly because the tles of these successors bear the
annota onrela ngtothelispendens.

AMENDMENT&ALTERATION

Alsoape onledincourt
Commonamendments
Typoerror
Technicaldescrip ons
Namesoftheregisteredowner
Summaryproceeding
Dueno ces

Pos ng
Markingofjurisdic onalrequirements
Basisfortheamendment
RDcannotmaketheamendmentswithouttheorderofthecourtthatiswhyape
necessarytothateect(PD1529;before,theycan)

onis

Sec on 108. Amendment and altera on of cer cates. No erasure, altera on, or amendment shall be
madeupontheregistra onbooka ertheentryofacer cateof tleorofamemorandumthereonand
the a esta on of the same beRegisterofDeeds,exceptbyorderoftheproperCourtofFirstInstance.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 Registra on, mayapplybype onto
the court upon the ground that the registered interests of any descrip on, whethervested,con ngent,
expectant orinchoateappearingonthecer cate,haveterminatedandceased;orthatnewinterestnot
appearing upon the cer cate have arisen or been created; or that an omission or error was made in
entering a cer cate or any memorandum thereon, or, on any duplicate cer cate; orthatthesameor
any person on the cer cate 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 aected; or that a corpora on which owned registered land and has been
dissolved has not convened the same within three years a er its dissolu on; or upon any other
reasonable ground; and the court may hear and determine the pe on a er no ce to all par es in
interest, and may order the entry or cancella on of a new cer cate, the entry or cancella on of a
memorandum upon a cer cate, or grant any other relief upon such terms and condi ons, requiring
security or bondifnecessary,asitmayconsiderproper;Provided,however,Thatthissec onshallnotbe
construed to give the court authoritytoreopenthejudgmentordecreeofregistra on,andthatnothing
shall be done ororderedbythecourtwhichshallimpairthe tleorotherinterestofapurchaserholding
a cer cate for value and in good faith, or his heirs and assigns, without his or their wri en consent.
Where the owner's duplicate cer cate is not presented, a similar pe on may be led as provided in
theprecedingsec on.

All pe ons or mo ons led under this Sec on as wellasunderanyotherprovisionofthisDecreea er

original registra on shall be led anden tledintheoriginalcaseinwhichthedecreeorregistra onwas
entered.

Doctrines:

Itisse ledinAct496thatitspurposeistose lenallythe tleofthelandregistered.Adecree

ofregistra oncannotbepermanentifthelimitsofthelandregisteredcanbechangedupon
newevidence.Itwasincorrecttoacceptthenewevidenceandchangethedecreeofadecree
nallyadjudicatedupon.
Thecontroversyarisingfromthedivisionoflinesisanac oninpersonamandshouldbese led
inordinarycourts.
A eralandisregistered,CourtofLandRegistra onceasestohavejurisdic onofthelandand
theordinarycourtwouldhavejurisdic onofittherea erforwhateverpurpose.


ADVERSECLAIM
Meansyouhaveaninterestthatwillaecttherightsorinterestofanotherperson
Whenwespeakofadverseclaim,theinterestwearetalkingaboutistheownershipofthe
property
Thesearepersonalclaims
A achmentisnotanadverseclaimasitdoesnotpertainstoownership
Tocancelanadverseclaim,lingofape onbeforethecourtisnecessary
Thefollowingaretheformalrequisitesofanadverseclaim:(Sec.110,Act496)
1. Theadverseclaimantmuststatethefollowinginwri ng:
a. Hisallegedrightorinterest;
b. Howandunderwhomsuchallegedrightorinterestisacquired;
c. Thedescrip onofthelandinwhichtherightorinterestisclaimed,and
d. Thecer cateof tlenumber
2. The statement must be signed and sworn to before a notary public or other ocer
authorizedtoadministeroath;and
3. The claimant should state his residence or the place to which all no cesmaybeserved
uponhim.

Sec on 70. Adverse claim. Whoever claims any part or interest in registered land adverse to the
registered owner, arising subsequent to the dateoftheoriginalregistra on,may,ifnootherprovisionis
made in this Decree for registering the same, make a statement in wri ng se ng forth fully hisalleged
right or interest, and how or under whom acquired, a reference to the numberofthecer cateof tle
of the registered owner, the name of the registered owner, and a descrip on of the land in which the
rightorinterestisclaimed.

The statementshallbesignedandswornto,andshallstatetheadverseclaimant'sresidence,andaplace
at which all no ces may be served upon him. This statement shall be en tled to registra on as an
adverse claim on the cer cate of tle. The adverse claim shall be eec ve for a period of thirty days
from the date of registra on. A er the lapse of said period, the annota on of adverse claim may be
canceled upon ling of a veried pe on therefor by thepartyininterest:Provided,however,thata er
cancella on, 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 le a pe on in the Court of First
Instance where the land is situated for the cancella on of the adverse claim,andthecourtshallgranta
speedy hearing upon the ques on of the validity of such adverse claim, and shall render judgment as
may be just and equitable. Iftheadverseclaimisadjudgedtobeinvalid,theregistra onthereofshallbe
ordered canceled. If, in any case, the court, a er no ce and hearing, shall nd that the adverse claim
thus registered was frivolous, it may ne the claimant in an amount not less than one thousand pesos
nor more than ve thousand pesos, in its discre on. Before the lapse of thirty days, the claimant may
withdrawhisadverseclaimbylingwiththeRegisterofDeedsaswornpe ontothateect.

Doctrines:

It is improper for the CadastralCourttoorderthesurrenderand/ordeliverthe tlecoveringthe

Zulueta property. There isnothingintheAugust10,1978decisionofsaidcourtwhichauthorizes
the surrender and/or delivery of the tle covering the Zulueta property. It merely required the
defendantsthereintocontributepropor onatelytothecomple onoftheplain slegi me.
The judgment that has become nal and executory can no longer be amended or corrected
except for clerical errors and mistakes. This rule holds true regardless of whether the
modica on is to be made by the magistrate who rendered the judgment or by an appellate
tribunalwhichreviewedthesame.
While it is the act of registra on, which is the opera ve act that conveys or aects the land
insofar as third persons are concerned, it is likewise true, that the subsequent sale of property
covered by a Cer cate of Title cannot prevail over an adverse claim, duly sworn to and
annotatedonthecer cateof tleprevioustothesale.
Annota on of an adverse claim is a measure designed to protect theinterestofapersonovera
piece of real property where the registra on of such interest or right is nototherwiseprovided
for by PD 1529,andservesasawarningtothirdpar esdealingwithsaidpropertythatsomeone
isclaiminganinterestorthesameorabe errightthantheregisteredownerthereof.
Adverse claim isnotipsofactoineec vea erlapseof30days.Hence,lawprovidestheneedto
have the adverse claim cancelled bylingaveriedpe onanda erthat,theCourts llmayor
maynotordercancella onofadverseclaim.
Whereapartyhasknowledgeofapriorexis nginterestasinthiscase,whichwas
UNREGISTEREDATTHETIMEHEACQUIREDARIGHT,priorknowledgeofthatfacthastheeect
ofregistra onastohim.KnowledgeofunregisteredsaleisequivalenttoaREGISTRATION.

LISPENDENS
Thereisapendingcasethataectsdirectlythepropertymeaningthesubjectofthe
controversyisthepropertyitself
WhenLisPendensisProper(Sec24,Rule14,ROC;Sec76,PD1529)
1. Anac ontorecoverpossessionofrealestate;
2. Anac ontoquiet tlethereto;
3. Anac ontoremovecloudsthereon;
4. Anac onforpar onand
5. AnyotherproceedingsofanykindinCourtdirectlyaec ngthe tletothelandortheuseor
occupa onthereoforthebuildingsthereon.

No ceofLisPendens
Theno ceoflispendensi.e.,thatrealpropertyisinvolvedinanac onis
ordinarilyrecordedwithouttheinterven onofthecourtwheretheac onispending.
Theno ceisbutanincidentinanac on,anextrajudicialone,tobesure.Itdoesnot
aectthemeritsthereof.Itisintendedmerelytoconstruc velyadvise,orwarn,all

peoplewhodealwiththepropertythattheysodealwithitattheirownrisk,and
whateverrightstheymayacquireinthepropertyinanyvoluntarytransac onare
subjecttotheresultsoftheac on,andmaywellbeinferiorandsubordinatetothose
whichmaybenallydeterminedandlaiddowntherein.
Thecancella onofsuchaprecau onaryno ceisthereforealsoamereincidentinthe
ac on,andmaybeorderedbytheCourthavingjurisdic onofitatanygiven me.And
itscon nuanceorremovallikethecon nuanceorremovalofapreliminary
a achmentorinjunc onisnotcon ngentontheexistenceofanaljudgmentinthe
ac on,andordinarilyhasnoeectonthemeritsthereof.

Cancella onofLisPendens
Ano ceoflispendensmaybecancelleduponorderofthecourt,"a erproper
showingthattheno ceisforthepurposeofmoles ngtheadverseparty,orthatitis
notnecessarytoprotecttherightsofthepartywhocausedittoberecorded."

Doctrines:

No ce of lis pendensisamerecau onaryno cetoaprospec vebuyerormortgageeofaparcel

of landunderli ga on,andimposesnoobliga onontheowner,butontheprospec vebuyer.It
cannot conceivably be the "lien or encumbrance" contemplatedbylaw.Allthatitdoesistogive
no ce to third persons and to the whole world that any interest they may acquire in the
property pending li ga on will be subject to the eventuality or result of the suit. It follows to
reason, therefore, that the mere failure to state in a public document, as a notarized deed of
sale, the existence of a no ce of lis pendens does not cons tute falsica on of a public
document.

**Otherma ersthatdonotfallunderadverseclaimorlispendensencumbrance

ALIENS
Theresacons tu onalprovisionthatprohibitsaliensinacquiringprivatelands,butthatisnot
anabsoluteprohibi on:
Hereditarysuccession
Formernaturalbornci zens1000sq.m.thatshouldbeusedforresiden al

Doctrines:

In salesofrealestatetoaliensincapableofholding tletheretobyvirtueoftheprovisionsofthe
Cons tu on both the vendor and the vendee are deemedtohavecommi edthecons tu onal
viola on and being thus in pari delicto the courts will not aord protec on to either party. The
properpartytoassailthesaleistheSolicitorGeneral.
While it took the Republic more than sixty years to assert itself, it is not barred from ini a ng
suchac on.Prescrip onneverliesagainsttheState.

If land is invalidly transferred to an alien who subsequentlybecomesaci zenortransfersittoa

ci zen, the aw in the original transac on is considered cured and the tle of the transferee is
renderedvalid.
Contractsarevoidastherewasaschemetocircumventthecons tu onalprohibi onofland
transfertoaliens.Aleaseofprop.toanalienisvalid.TransferofpropertyisvalidaslongasaPH
ci zenshipisobtainedbyanalien.THEYMAYBEGRANTEDTEMPORARYRIGHTSTOUSELANDS
butwhatisNOTALLOWEDISAVIRTUALTRANSFEROFOWNERSHIPTOANALIEN.

SUBDIVISIONandCONDOMINIUMS
Whatisimportanttoknowinthistopiciswhoexercisesjurisdic onincaseofconictor
controversyoralegaldispute
HLURBsjurisdic on:(3cases)involvingsubdivision/condoprojectsarisesoutofcontract;led
bysubdivision/condobuyers
Unsoundrealestateprac ces
Claimsforrefundoranyothermonetaryclaimsledbythebuyeragainstthedeveloper
Ac onforspecicperformanceledbybuyer
However,ifitiscourtrela onsallegingaclaimorrefund,thejurisdic onoftheHLURBwould
onlypertainsforcounterclaimsledbythecorpora on
CompulsoryCounterclaimrelatedtothemainac on
PermissiveCounterclaim
notrelatedtothemainac on
HLURBwillrefusebecauseitwillbebeyondtheirjurisdic ontodeterminethe
rights/obliga onsofthepar es
Somostofcondocorpora ons,theylecompulsorycounterclaim
HLRUBcanonlyexercisejurisdic ononlywhenitisinthenatureofcounterclaim
Ifitisthecorpora onthathasaclaimagainstabuyerthecorpneedstoleape onbeforea
regularcourt
Conictsbetweenthestockholdersanddevelopersshouldbelodgedintheregularcourts

Doctrines:

Twin Towers (TT) would be unable to carry out its main purpose of maintaining the
Condominium common areas and facili esifmembersrefusetopaytheirduesandyetcon nue
to use these areas and facili es. To impose a temporary ban on the use of the common areas
and facili es un l the assessments and dues in arrears arepaidisareasonablemeasurethatTT
mayundertaketocompelthepromptpaymentofassessmentsanddues.
A Torrens tle cannot be collaterally a acked except when there is fraud one year a er the
issuance of a decree of registra on. If tle is nd to be fraudulentbytheCourt,herrighttothe
roadlotsceases.

FRAUDULENTREGISTRATION
Personswhocommi edfraudulentactsmayalsobecriminallyliable
Eg.falsica onofpublicorprivatedocs
Ifconnivedwithapublicocerinordertoconsummatetheac on,thepublicocermayalso
beadministra velyliable
TakingofaTCTofanotherpersonthe
remedies:admin(ifthereisapublicocerinvolved),civil,criminal
PrincipleMortgagee/PurchaseeinGoodFaithincaseofadverseclaimorlispendensdoesnot
apply
MirrorPrincipleasregards tleundertheTorrensSystem
Applieswhenyouaretransac ngwithanotherpersonusingtheir tle
Providesthatwhateverisindicatedinthe tle,itreectthetruthpertainingtothat
propertyandanyonewhotransactsusingthe tle,he/sheisnotboundtoinves gate
beyondthe tle.
Willnotapplytobankingins tu onsbecausetheyarerequiredtoinves gateastothe
realstatusoftheproperty
Thereforethedefenseofgoodfaiththatthebanksreliedonthe tlewillnotbe
acceptable

Doctrines:

Just as an innocent purchaser for value may rely on what appears in the cer cate of tle, a
mortgageehastherighttorelyonwhatappearsinthe tlepresentedtohim,andintheabsence
of anything to excite suspicion, he is under no obliga on to look beyond the cer cate and
inves gatethe tleofthemortgagorappearingonthefaceofthesaidcer cate.
it is a wellentrenched legal principle that when an innocent mortgagee who relies upon the
correctnessofacer cateof tleconsequentlyacquiresrightsoverthemortgagedproperty,the
courts cannot disregard such rights. Every personreceivingacer cateof tleinpursuanceofa
decree of registra on, and every subsequent purchaser (or mortgagee) of registered land who
takes a cer cate of tle for value in good faith, shall hold the same free of all encumbrance
exceptthosenotedonsaidcer cate.
Voidjudgmentsmaybeclassiedintotwogroups:
1. thoserenderedbyacourtwithoutjurisdic ontodosoand
2. thoseobtainedbyfraudorcollusion.
In this regard, an ac ontoannulajudgmentonthegroundoffraudwillNOTlieunlessthefraud
is extrinsic or collateral and facts upon whichitisbasedhavenotbeencontrovertedorresolved
inthecasewherethejudgmentwasrendered.
GENRULE:apersondealingonaregisteredlandneedNOTgobeyonditscer cateof tle
EXCEPTION (Applies here): where there are circumstances which would put a party on
guard and prompt him to inves gate the property being sold to him, (e.g. presence of
occupants /tenants),itisexpectedfromthepurchasertoINQUIRErstintothestatusof

possession of the occupants (WON they possess the land en concepto de dueo, in
conceptofowner)
FAILURE of a buyer totakesuchprecau onarystepswouldmeannegligenceonhispart
precludehimfromclaimingorinvokingtherightsofapurchaseringoodfaith.
dealing with a property registered under the Torrens System andallpar esaredeemedtohave
construc veno ceofthesepublicdocumentsregisteredintheoceoftheRegisterofDeeds