LAND TITLES AND DEEDS

Syllabus
Atty. Jan Derric P. Briones

I. THE TORRENS SYSTEM OF LAND REGISTRATION: GENERAL

PRINCIPLES

Laws:

a. Presidential Decree 1529;

b. Presidential Decree 892; and
c. Act 496

Cases:

a. Republic v. Court of Appeals, 135 SCRA 156;

b. Ching v. Malaya, 153 SCRA 412;
c. Umbay v. Alecha, 135 SCRA 427;
d. Philippine National Bank v. International Corporate Bank, 199 SCRA 508;
e. Philippine National Bank v. Court of Appeals, 153 SCRA 435;
f. Bornales v. Intermediate Appellate Court, 166 SCRA 519;
g. Viajar v. Court of Appeals, 168 SCRA 405;
h. Coronel v. Intermediate Appellate Court, 155 SCRA 270;
i. Golloy v. Court of Appeals, 173 SCRA 26;
j. Republic v. Court of Appeals, 83 SCRA 453;
k. Tongson v. Director of Forestry, 79 SCRA 130;
l. Ampoloquio v. Court of Appeals, 232 SCRA 47;
m. Republic v. Ayala, 14 SCRA 259;
n. Director of Foresty v. Munoz, 23 SCRA 1184;
o. Atok-Big Wedge Mining Co. v. Court of Appeals, 193 SCRA 7;
p. Heirs of Malabanan v. Republic, G.R. No. 179987, April 29, 2009; and
q. Chavez v. Public Estates Authority, G.R. No. 73002, December 29, 1986.

II. PROCEEDINGS FOR LAND REGISTRATIONS

A. ORDINARY REGISTRATION
1. Jurisdiction, and extent of jurisidiction: Batas Pambansa 129
a. Barcelona v. Barcelona, 100 Phil 251;
b. Marcelino v. Antonio, 70 Phil 388;
c. Floriza v. Court of Appeals, 111 Phil 177;
d. Manalo v. Mariano, G.R. No. L-33850, January 22, 1976;
2. Who may apply? – Section 14 and 16 of PD 1529; Section 22 of Act 496
3. Form and Contents of the Application – Section 15 of PD 1529, Section 29 Act
496, Articles 1601-1606 of the Civil Code;
4. Where to file the Petition?
5. A Petition for Land Registration is an action in rem v. Action to recover title of
land is an action in personam; Quasi in rem v. In Rem

Cases:
a. Santiago v. Cruz, et al. 19 Phil 145;
b. San Juan De Dios v Government of the Philippines, 67 Phil 150;
c. Severino v. Severino, 44 Phil 343;
d. Abiguela v. Dolosa, 110 Phil 436;
e. Inchausti & Co v. Commanding General, 6 Phil 556;
f. Manila Electric Co. v. Castro-Bartolome and RP, G.R. No. L-49623, June 29, 1982;
g. Estiva v. Alevero, 37 Phil 497;
h. Republic v. Alon, G.R. No. 83804, July 18, 1991;
i. Ang Lam v. Rosillosa, et al., 83 Phil 447;
j. Patriarca v. Orate, 7 Phil 390;
k. Sandejas v. Robles, 81 Phil 241;
l. Reyes v. Razon, 38 Phil 480;
m. Director of Land v. Abiera, 108 Phil 943;

B. PUBLICATION, ANSWER AND DEFAULT

1. Publication and Form of Notice: Section 23 of PD 1529;
2. Mailing and Proof of publication and notice;
3. Opposition/Answer: Section 25 of PD 1529;
4. Default: Section 26 of PD 1529;
5. General Default v. Special Default: Section 28 of PD 1529.

Cases:
a. Francisco v. Court of Appeals, G.R. No. L-35787, April 11, 1980;
b. Republic v. Marasigan, 198 SCRA 219;
c. Mingoa v. LRA, 200 SCRA 782;
d. Banco Espanol v. Palanca, 37 Phil. 921;
e. Roxas v. Enriquez, 29 Phil 31
f. Archbishop of Manila v. Barrio of Sto. Cristo, 39 Phil 1;
g. Roxas, et al. v. Cuevas, 8 Phil 469;
h. Cabanas v. Director of Land, 10 Phil 393;
i. Delos Reyes v. Paterno, 34 Phil 420;
j. Reyes v. Sierra, G.R. No. L-28658, October 19, 1979.

C. HEARING AND EVIDENCE

 1. Application of Rules of Court: Rule 143 of the Rules of Court;
2. Assignment to referee: Section 27 of PD 1529;
3. Motion to Dismiss;
4. Dismissal without prejudice: Section 37 of Act 496;
5. Evidence necessary to prove title: Section 48 of Commonwealth Act No. 141 as
amended by Republic Acts Nos. 1942, and 6236;
6. Continuous Possession of Public Land;
7. Title established through composition with State;
8. Prescription as basis of ownership: Article 531, 1106, 1137 of the Civil Code,
Section 54 of Act 926, and Act No. 648;
9. Public instrument as evidence of ownership;
10. Doctrine of partial performance;

Cases:
a. Ng Sam Bok v. Director of Land, 104 Phil 965;
b. Heirs of Marquez v. Valencia, 99 Phil 740;
c. Philippine National Bank v. International Corporate Bank, 199 SCRA 508;
d. Republic Cement Corp v. Court of Appeals, 198 SCRA 734;
e. Republic v. Lee, 197 SCRA 93;
f. Roman Catholic Bishop of Nueva Segovia v. Municipality of Bantay, 28 Phil 347;
g. Querol v. Flores, 48 Phil 90;
h. Government v. Heirs of Abella, 49 Phil 373;
i. Balbin v. Medalla, G.R. No. L-46410, October 30, 1981;
j. Government v. Adriano, 41 Phil 112;
k. Cruzado v. Bustos and Escaler, 34 Phil 17;
l. Elumbaring v. Elumbaring, 12 Phil 384;
m. Evangelista v. Tabuayuyong, 7 Phil 607;
n. Director of Lands v. Reyes, G.R. No. L-27594, November 28, 1975;
o. Republic v. Less, 197 SCRA 13;
p. Director of Land v. Intermediate Appellate Court, G.R. No. 70825, March 11,
1991;
q. Susi v. Razon, 48 Phil 424;
r. Lasam v. Director of Lands, 65 Phil 367;
s. Balatian v. Agra, 17 Phil 501;
t. Sison v. Ramos, 13 Phil 54;
u. Lao and Edano v. Director of Land, 76 Phil 736, and cases cited therein;
v. Republic v. Abaniel, 55 OG 2, January 12, 1959
w. Director of Land v. Court of Appeals, G.R> No. L-25723, June 29, 1984;
x. Tacloban v. Director of Lands, 18 Phil. 201;
y. Arnedo Cruz v. De Leon, 21 Phil 199;
z. Parcolito v. Parcolito, 120 Phil 1231;
aa. Ramos v. Director of Land, 39 Phil 175;
bb. Lasam v. Director of Land, 65 Phil 367;
cc. Querubin v. Alconcel, G.R.No. L-23050, September 18, 1975

D. ORDINARY REGISTRATION UNDER LAND REGISTRATION ACT v.

JUDICIAL CONFIRMATION OF IMPERFECT TITLE UNDER PUBLIC
LAND ACT

Laws:

a. Land Registration Act

b. Public Land Act

Case:

a. Aquino v. Director of Land, 39 Phil 850