2.

A distinction was made between voluntary and involuntary registration in Levin vs. Bass

In cases of involuntary registration, an entry thereof in the day book is a sufficient notice
to all persons even if the owners duplicate certificate of title is not presented to the Register of
Deeds.
For the registration of voluntary instrument, it is necessary, not only to register the deed,
instrument or assignment, mortgage, or lease in the entry book of the Register of Deeds, but a
memorandum thereof shall also be made by him on the owners duplicate certificate and on its
original.
In case of voluntary registration of documents, an innocent purchaser for value of
registered land becomes the registered owner, and, in contemplation of law the holder of a
certificate of title, the moment he presents and files a duly notarized and valid deed of sale and
the same is entered in the day book and at the same time he surrenders or presents the owners
duplicate certificate of title covering the land sold and pays the registration fees, because what
remains to be done lies not within his power to perform. The Register of Deeds is duty bound to
perform it.
In cases of involuntary registration, such as an attachment, levy on execution and lis
pendens, entry thereof on the day book is a sufficient notice to all persons of such adverse claim,
without the same being annotated at the back of the corresponding certificate of title. The
annotation should of course be made, but this is an official duty of the Register of Deeds, which
is presumed to have been regularly performed.

3.
There is effective registration once the registrant has fulfilled all that is needed of him for
purposes of entry and annotation, so that what is left to be accomplished lies solely on the
register of deeds.
In the case of National Housing Authority vs. Basa Jr., NHA presented the sheriffs
certificate of sale to the Register of Deeds and the same was entered as Entry No. 2873 and said
entry was further annotated in the owners transfer certificate of title. A year later and after the
mortgagors did not redeem the said properties, respondents filed with the Register of Deeds an
Affidavit of Consolidation of Ownership after which the same instrument was presumably
entered into in the day book as the same was annotated in the owners duplicate copy. NHA
followed the procedure in order to have its sheriffs certificate of sale annotated in the transfer
certificates of title. It was not NHAs fault that the certificate of sale was not annotated on the
transfer certificates of title which were supposed to be in the custody of the Registrar, since the
same were burned. Neither could NHA be blamed for the fact that there were no reconstituted

titles available during the time of inscription as it had taken the necessary steps in having the
same reconstituted as early as July 15, 1988. NHA did everything within its power to assert its
right.

4.
Constructive notice is also created upon registration of every conveyance, mortgage,
lease, lien, attachment, order, judgment, instrument or entry affecting registered land.
It is important to determine the date and hour of registration because the act of
registration is the operative act to convey or affect the land insofar as third persons are concerned
In the case of AFP-MBA Inc. vs. Santiago, the preference created by the levy on
attachment is not diminished by the subsequent registration of the prior sale to respondent. The
attachment that was registered before the sale takes precedence over the latter. Superiority and
preference in rights are given to the registration of the levy on attachment; although the notice of
attachment has not been noted on the certificate of title, its notation in the book of entry of the
Register of Deeds produces all the effects which the law gives to its registration or inscription.