JAN 7

COURSE SYLLABUS IN LAND TITLES AND DEEDS –

ATTY. ALVIN T. CLARIDADES, Professor, PUP College
of Law
BY PROF. ALVIN CLARIDADES ON JANUARY 7, 2019

COURSE SYLLABUS ON LAND TITLES AND DEEDS

ATTY. ALVIN T. CLARIDADES

Professor, PUP College of Law

2nd Semester, AY 2018-2019

CHAPTER I

INTRODUCTION

1. Historical background of land registration in the Philippines

2. Adoption of Torrens system of land registration

Torrens system; reason for its adoption in the Philippines

1. Tenio-Obsequio v. CA, GR 107967, Mar. 1, 1994, 230 SCRA 550

Key features of the Torrens system and what it seeks to ensure

2. Quimson v. Suarez, GR No. 21381, Apr. 5, 1924, 45 Phil., 901

3. William H. Anderson and Co. v. Garcia, GR L-42897, July 27, 1937, 64 Phil., 506
4. Revilla v. Galindez, GR L-9940, Mar. 30, 1960, 107 Phil. 480

Torrens system does not confer but merely confirms title

5. Heirs of Doronio v. Heirs of Doronio, GR 169454, Dec. 27, 2007, 541 SCRA 479
Title and Certificate of Title; distinctions

6. Castillo v. Escutin, GR 171056, Mar. 13, 2009, 581 SCRA 258

7. Torbela v. Rasario, GR 140528, Dec. 7, 2011, 661 SCRA 633

Purpose of the Torrens system

8. Legarda Saleeby, GR L-8936, Oct. 2, 1915, 31 Phil. 590

Exception to the rule of quieting title to registered land

9. Angeles v. Sania, GR 44493, Nov. 3, 1938, 66 Phil. 444

Registration of land; a judicial proceeding and an action in rem

10. Grey Alba De la Cruz, GR 5246, Sept. 16, 1910, 17 Phil. 49

Effects of registration under the Torrens system

Advantages of the Torrens system

11. Manotok IV v. Barque, GR 162335 & 162605, Dec. 12, 2008, 477 SCRA 339

Rights of innocent third persons; public confidence in the Torrens certificate

Registration as the operative act that validates conveyance of land

12. Reynes v. Barrera, GR 46724, Sept. 30, 1939, 68 Phil. 656

Exceptions to the rule

13. Capitol Subdivision v. Province of Negros Occidental, GR L-16257, Jan. 31, 1963, 7 SCRA
60
14. State Investment House, Inc. v. CA, GR 115548, Mar. 05, 1996, 254 SCRA 368

Probative value of Torrens title

15. Ching v. CA, 1990, 181 SCRA 9

16. M. Tuazon & Co., Inc. v. CA, GR L-23480, Sept. 11, 1979, 93 SCRA 146
17. Ybañez v. IAC, GR 68291, Mar. 6, 1991, 194 SCRA 743

Mirror doctrine

18. Rufloe v. Burgos, GR 143573, Jan. 30, 2009, 577 SCRA 264
19. Peralta v. Abalon, GR 183448, June 30, 2014, 727 SCRA 477

Curtain principle

20. Republic v. CA, GR L-46626-27, Dec. 27, 1979, 94 SCRA 865

Exceptions to the doctrine or principle

21. Sandoval v. CA, GR 106657, Aug. 1, 1996, 260 SCRA 283

22. Regalian doctrine

Modes of acquiring ownership

22. Gonzalez v. Rojas, GR L-5449, Mar. 22, 1910, 16 Phil. 51

Tradition or delivery, not sale, is what transfers ownership

Ways of constructive delivery

Ownership rights over public lands; how acquired; exception

23. Cariño v. Insular Government, GR 72, Feb. 23, 1909, 41 Phil. 935; 212 U.S., 449; 53 Law.
Ed., 594

“Time immemorial”

Regalian doctrine does not negate native title

24. Cariño v. Insular Government, GR 2746, Dec. 6, 1906, 7 Phil. 132

25. Kapunan, J., Sep. Op.: Cruz v. Secretary of Environment and Natural Resources, GR
135385, Dec. 6, 2000, 347 SCRA 128

Bases for land title

Native title

Imperfect title; how acquired

26. Heirs of Malabanan v. Republic, GR 179987, Apr. 29, 2009, 587 SCRA 172).

All lands of the public domain presumed to belong to the State

27. Republic v. Lao, GR 150413, July 1, 2003, 405 SCRA 291

Development of the Regalian doctrine

28. Cruz v. Secretary of Environment and Natural Resources, GR 135385, Dec. 6, 2000, 347
SCRA 128

Ownership of reclaimed lands under the Regalian Doctrine

CHAPTER II. LAND TITLES

1. Public and private lands

Basic principles in land ownership

Public lands and private lands; distinctions

Properties of public dominion and patrimonial properties of the State

Property devoted to public use vis-à-vis property devoted to public service

29. Chavez v. Public Estates Authority, GR 133250, July 9, 2002, 384 SCRA 152

Property of public dominion

Patrimonial property of the state susceptible to prescription

Kinds of acquisitive prescription

Possession in good faith and with

just title required in ordinary
acquisitive prescription

30. Santiago v. Cruz, GR 6276, Mar. 21, 1911, 19 Phil. 145

“Good faith” and “Just title”

31. Titong v. CA, GR 111141, Mar. 6, 1998, 287 SCRA 102

Computation of 30-year period

Tacking of possession; when allowed

32. Nenita Quality Foods Corp. v. Galabo, GR 174191, Jan. 30, 2013, 689 SCRA 569
33. South City Homes, Inc. v. Republic, GR 76564, May 25, 1990, 185 SCRA 693

Privity of contract

Public lands; how acquired; when grant is conclusively presumed

34. Padilla v. Reyes, GR L-37435, Nov. 28, 1934, 60 Phil. 967

State, through DENR, possesses

and exercises plenary powers to
determine who should be recipients of public land

35. Francisco v. Rodriguez, GR L-31083, Sept. 30, 1975, 67 SCRA 212

Classifications of public lands according to alienability under the Constitution

Agricultural lands according to use

Forest lands and national parks

Forest lands or reserves not
capable of private appropriation

36. Vano v. Government of Phil. Islands, GR 15656, Nov. 15, 1920, 41 Phil. 161

Land classification an exclusive prerogative of the executive

department

37. Bureau of Forestry v. CA, Aug. 31, 1987, 153 SCRA 351
38. Amunategui v. Director of Forestry, GR L-27873, Nov. 29, 1983, 126 SCRA 69

Classification descriptive of legal and not natural state of land

Alienable and disposable (A & D) land

Constitutional limitation on alienability of public land

Classes of A & D lands of the public domain

39. Director of Forestry v. Villareal, GR 32266, Feb. 27, 1989, 170 SCRA 598
40. Director of Lands v. CA, GR L-58867, June 22, 1984, 129 SCRA 689).

Sub-classification of A & D lands

A & D lands not subject to private ownership

Civil reservations

Military reservations

Foreshore land

Reclaimed land

Positive government act of reclassifying public land into A & D

41. Republic v. CA, GR 127060, Nov. 19, 2002, 392 SCRA 190

CENRO certification insufficient to prove A & D character of land

42. Republic v. T.A.N. Properties, Inc., GR 154953, June 26, 2008, 555 SCRA 477

What needs to be proved by the applicant

43. Republic v. Bautista Vda. De Joson, GR 163767, Mar. 10, 2014, 718 SCRA 228

When public land ipso jure ceases to be part of the public domain

44. Susi v. Razon, GR 24066, Dec. 9, 1925, 48 Phil. 424

45. Director of Lands v. IAC, GR L-73002, Dec. 29, 1986, 146 SCRA 509
Key provisions of the Public Land Act (CA 141) on the disposition of
A & D lands of the public domain

46. Concurring and Dissenting Op., Brion, J.: Heirs of Malabanan v. Republic, GR 179987, Apr.
29, 2009, 587 SCRA 172

Possession required to support claim of title through prescription

47. Republic v. Bacas, GR 182913, Nov. 20, 2013, 710 SCRA 411

Rules on disposition of public land or lands of the public domain

Exceptions from the general rule that all lands of the public domain belong to the State and are
inalienable

48. Republic v. IAC, GR L-75042, Nov. 29, 1988, 168 SCRA 165
49. Teehankee, J.: Dissenting op. in Manila Electric Co. v. Castro-Bartolome, GR L-49623, June
29, 1982, 114 SCRA 799

Private ownership of land; basic requisite in registration thereof

50. Director of Lands v. Agustin, GR L-16173, Oct. 6, 1921, 42 Phil. 227

Fee simple

Burden of proof rests on applicant for registration

51. Republic v. Bautista Vda. De Joson, GR 163767, Mar. 10, 2014, 718 SCRA 228
52. Republic v. Bantigue Point Development Corp., GR 162322, Mar. 14, 2012, 668 SCRA 158
53. Other modes of acquiring land titles
54. Private conveyance

(1)   Accretion; requisites

Accretion distinguished from Alluvium; Riparian owner

53. Santulan v. Executive Secretary, GR L-28021, Dec. 15, 1977, 80 SCRA 548
54. Cortez v. City of Manila, GR L-4012, Mar. 25, 1908, 10 Phil. 567
55. Grande v. CA, GR L-17652, June 30, 1962, 5 SCRA 524

Reason for grant of preferential right to riparian owner

Dried-up river not an accretion

56. Republic v. Santos III, GR 160453, Nov. 12, 2012, 685 SCRA 51

Accretion not automatically registered in riparian owner’s name

57. Heirs of Narvasa, Sr. v. Imbornal, GR 182908, Aug. 6, 2014, 732 SCRA 171
Petition for registration of accretion equivalent to a request for confirmation of title already vested in
the riparian owner

58. Fernandez v. Tañada, GR L-31673, June 30, 1971, 39 SCRA 662

Accretion from the sea not part of public domain

59. Ignacio v. Director of Lands, GR L-12958, May 30, 1960, 108 Phil. 335

(2)   Involuntary alienation

(3)   Hereditary succession

(4)   Reclamation

The Spanish Law of Waters of 1866 provision on reclaimed lands

Reclaimed lands form part of lands of the public domain

Spanish Law of Waters of 1866 vis-à-vis subsequent laws

Reclamation does not amount to conversion of land to A & D

Instance when reclaimed submerged areas become A & D

(5)    Native title

The concept of native title

60. Cruz v. Sec. of Environment and Natural Resources, GR 135385, Dec. 6, 2000, 347 SCRA
128

Possession since time immemorial

(6)    Agrarian reform

Emancipation Patent and Certificate of Land Ownership Award

Qualifications of beneficiaries under PD 27 and RA 6657

1. Governing laws on land titling and registration

(1)   Cadastral Act or Act No. 2259, as amended

Cadastral survey

Publication requirement jurisdictional

61. Director of Lands v. Benitez, GR L-21368, Mar. 31, 1966, 16 SCRA 557
Cadastral proceedings governed by the usual rules of practice, procedure and evidence; When
cadastral decree and certificate issued

62. Tan Sing Pan v. Republic, GR 149114, July 21, 2006, 496 SCRA 189

Filing of answer with cadastral court corresponds to application for registration of land title

Judgment in a cadastral survey is a judicial act; decree binds all the world

63. Government of the Phil. Islands v. Abural, GR 14167, Aug. 14, 1919, 39 Phil. 996

(2)    Public Land Act or Commonwealth Act No. 141, as amended

Presidential power to classify lands of the public domain

(3)    Articles 708 to 711 of the Civil Code of the Philippines

Registration with the RD is what divests government of title

64. DBP v. CA, GR 109946, Feb. 9, 1996, 253 SCRA 414

Property of the public domain is incapable of registration

65. Morandarte v. CA, GR 123586, Aug. 12, 2004, 436 SCRA 213

(4)      Property Registration Decree or Presidential Decree No. 1529

1. Citizenship requirements

Lands of the public domain can only be acquired by Filipino citizens

Private lands transferrable only to qualified individuals or entities

66. Borromeo v. Descallar, GR 159310, Feb. 24, 2009, 580 SCRA 175
67. Ong Ching Po v. CA, GR 113472-73, Dec. 20, 1994, 239 SCRA 341

Right of Filipino citizens to lease or own alienable public lands

Corporations prohibited from owning alienable public lands

Aliens not qualified from acquiring public and private lands; purpose
of the prohibition

68. Matthews v. Taylor, GR 164584, June 22, 2009, 590 SCRA 394

Natural-born citizen who lost Philippine citizenship may be a transferee of private lands

Natural-born citizens
Transfer and involuntary sales

Foreign national may apply for registration of land acquired while still a Filipino citizen

69. Republic v. CA, GR 108998, Aug. 24, 1994, 235 SCRA 567

Laws governing land acquisition and ownership by former citizens

Limitations on land ownership by former natural-born Filipinos

Instances when aliens may acquire or buy lands in the Philippines

Capacity of aliens to acquire land determined based on citizenship at the time of acquisition

Land ownership by aliens; when permitted

70. City Treasurer of Makati v. BA Lepanto Condominium Corp., GR 154993, Oct. 25, 2005, 474
SCRA 258
71. Hulst v. PR Builders, Inc., GR 566, Sept. 25, 2008, 566 SCRA 333

Condominium

1. Land administration

Agencies involved in land

administration and management

Land administration functions shared by and among the agencies

1. Situs of executive power over disposition of public lands

DENR charged with responsibility over disposition of public lands

72. Espinosa v. Makalintal, GR L-1334, Aug. 29, 1947, 79 Phil. 134

Powers of Director of Lands assumed by DENR Secretary pursuant to EO 192

Bureau of Lands abolished and power of Director of Lands clipped

Authority of DENR to resolve conflicting claims of applicants

Power of DENR to promulgate rules and regulations

Quasi-judicial powers of DENR in disposition of public lands

Authoritativeness of decision of DENR on questions of fact and of law

Doctrine of primary jurisdiction; rationale

Decision of DENR entitled to great respect by courts

73. Stolt-Nielsen Transportation Group, Inc. v. Medequillo, Jr., GR 177498, Jan. 18, 2012, 663
SCRA 291

Effect of decisions of quasi-judicial agencies such as DENR

74. Brillantes v. Castro, GR L-9223, June 30, 1956, 99 Phil. 497

Judicial review of decisions of DENR; exception to the rule

75. Ortua v. Encarnacion, GR 39919, Jan. 30, 1934, 59 Phil. 440

When judicial review of administrative findings of fact by DENR may be made

CHAPTER III.

PROPERTY REGISTRATION

1. GENERAL PROVISIONS OF THE

LAND REGISTRATION CODE
(PRESIDENTIAL DECREE NO. 1529,
AS AMENDED)
2. Title of the governing law on land registration

Land registration

Registration does not correspond to title

76. Lee Tek Sheng v. CA, GR 115402, July 15, 1998, 292 SCRA 544
77. Sajonas v. CA, GR 102377, July 5, 1996, 258 SCRA 79
78. Republic v. CA, GR 116111, Jan. 21, 1999, 301 SCRA 366

Purposes of the Property or Land Registration Law

79. Benin v. Tuason, GR L-26127, June 28, 1974, 57 SCRA 531

80. Nature of registration proceedings

Jurisdiction of courts; in rem proceedings

Duty of court to furnish LRA with copies of papers and pleadings

Authority of RTCs to hear and determine all questions

80. Association of Baptists for World Evangelism, Inc. v. First Baptist Church, GR L-32621, July
29, 1987, 152 SCRA 393

Instances when cadastral or land

registration cases may be heard by first level courts; appellate jurisdiction
Distinction between RTC’s general and limited jurisdictions eliminated by PD 1529

81. Ligon v. CA, GR 107751, June 1, 1995, 244 SCRA 693

Land registration court (RTC) no longer restrained by its former

limited jurisdiction

82. Averia, Jr. v. Caguioa, GR L-65129, Dec. 29, 1986, 146 SCRA 459

Plenary jurisdiction of land registration court (RTC)

83. Benin v. Barque, GR 162335, Dec. 18, 2008

Purpose of the rule under Section 8 of PD 1529

84. Cavan v. Wislizenus, GR L-24768, Jan. 21, 1926, 48 Phil. 636

Systems of registration of real property or rights in the Philippines

3. Status of other pre-existing land registration systems

Discontinuation of registration under the Spanish Mortgage Law

Registration for unregistered lands under Act 3344

Act 3344, the law on recording of deeds on unregistered lands

Sale registered under Act 3344 not deemed a constructive notice

85. Mactan-Cebu International Airport Authority v. Tirol, GR 171535, June 5, 2009, 588 SCRA
635

Unregistered sale not binding on innocent third persons

Loss of certificate of title over registered land; effect and remedy

1. THE LAND REGISTRATION AUTHORITY AND ITS REGISTRIES OF DEEDS

2. The Land Registration Authority (LRA) and its mandate

History of the LRA and its precursor agencies

86. Cusi v. Domingo, GR 195825, Feb. 27, 2013, 692 SCRA 277
87. Officials of the LRA

The LRA Administrator and Deputy Administrators

Qualifications of the Administrator and Deputy Administrators

Duties of the LRA Administrator

 3. General functions of the LRA

Ministerial duty of LRA to issue

decrees of registration with obligation to seek clarification from the court when in doubt

87. Rodriguez v. CA, GR 184589, June 13, 2013, 698 SCRA 352
88. Official station and jurisdiction of the Register of Deeds
89. Appointment of RDs
90. Qualifications of RDs and Deputy RDs
91. General functions of RDs; RDs as repository of records of deeds affecting lands

Function of RD ministerial in nature

88. Baranda v. Gustilo, GR L-81163, Sept. 26, 1988, 165 SCRA 757

RD not duty-bound to determine validity of a document for purposes of registration

89. Gabriel v. RD of Rizal, GR L-17956, Sept. 30, 1953, 9 SCRA 136

90. Gurbax Singh Pabla & Co. v. Reyes, GR L-3970, Oct. 29, 1952, 92 Phil. 182

RD has no power to determine validity of document

91. Almirol v. The RD of Agusan, GR L-22486, Mar. 20, 1968, 22 SCRA 1152

Instances when the RD may validly refuse registration of voluntary

instruments and private documents

92. Balbin v. Register of Deed of Ilocos Sur, GR L-20611, May 8, 1969, 28 SCRA 12
93. Gallardo v. IAC, GR L-67742, Oct. 29, 1987, 155 SCRA 248
94. Discharge of duties of RD in case of vacancy
95. Index system and cards with the names of all registered owners
96. Chief Geodetic Engineer as technical adviser of LRA

III.    ORIGINAL LAND REGISTRATION

3.1     ORDINARY LAND REGISTRATION PROCEEDINGS

1. APPLICATIONS FOR LAND REGISTRATION

Application for registration of title to land; Who may apply

Filing by a single applicant or multiple applicants

Single application for two (2) parcels of land; misjoinder

94. Republic v. Herbieto, GR 156117, May 26, 2005, 459 SCRA 183

Joint application of all co-owners

Vendor a retro may file application

 95. Montiero v. Salgado, GR L-7287, Mar. 29, 1913, 27 Phil. 631

Trustee may apply in representation of his principal

Requirements for land registration (judicial titling)

Technical description

Lands subject to initial registration

Kinds of registrable private lands

96. Director of Forestry v. Muñoz, GR L-24796, June 28, 1968, 23 SCRA 1183

Lands not subject to registration

Second decree for the same land void; res judicata

97. Rojas v. City of Tagaytay, 106 Phil., 512; 60 Off. Gaz., 820

Proceeding in rem requiring

constructive seizure by publication

98. Director of Lands v. CA, GR 102858. July 28, 1997, 276 SCRA 276
99. Republic v. CA, GR 113549, July 5, 1996, 258 SCRA 223

Instance when more certificates are issued over the same land

100. Margolles v. CA, GR 109490, Feb. 14, 1994, 230 SCRA 97

101. Heirs of Lopez v. De Castro, GR 112905, Feb. 3, 2000, 324 SCRA 591

Public land; how acquired by private persons

102. Padilla v. Reyes, GR 37435. Nov. 28, 1934, 60 Phil 967

103. Lee Hong Hok v. David, GR L-30389, Dec. 27, 1972, 48 SCRA 372

Classification and disposition of lands of the public domain

A & D lands of the public domain

104. Fortuna v. Republic, GR 173423, Mar. 5, 2014, 718 SCRA 35

Public Land Act (CA 141) a special law on public lands

105. De Guzman v. CA, GR 132257, Oct. 12, 1998, 297 SCRA 743

Legal modes of disposing of public lands

Friar lands not part of public lands; definition

Contract to sell and delivery of certificate of sale of friar land

106. Manotok IV v. Heirs of Barque, GR 162335 & 162605, Aug. 24, 2010, 628 SCRA 668

(1)       Homestead settlement

Homestead

Qualifications for homestead

107. Republic v. CA, GR L-42856, Jan. 27, 1981, 102 SCRA 331

Married woman not allowed to have homestead; exceptions

Homestead patent a mode of acquiring title to public lands

Application requirements for homestead patents

Procedure for homestead patent application

Signing and approving authority

Sale of homestead within 5-year prohibited period deemed void

108. Manzano v. Ocampo, GR L-14778, Feb. 28, 1961, 1 SCRA 691

Law does not distinguish between executory and consummated sales

When a perfected homestead is deemed a property right

109. Balboa v. Farrales, GR L-27059, Feb. 14, 1928, 51 Phil. 498

Certificate of title issued on the strength of a patent indefeasible one (1) year after issuance

110. Ramirez v. CA, GR L-28591, Oct. 31, 1969, 30 SCRA 297

Indefeasibility of a homestead patent; exception

111. Ybañez v. IAC, GR 68291, Mar. 6, 1991, 194 SCRA 743

(2)    Sale of agricultural land via Sales Patent; requisites

(3)       Lease of residential, commercial and industrial land

Private corporations or associations may only lease public lands;

exception

112. Director of Lands v. IAC, GR 73002, Dec. 29, 1986, 146 SCRA 509
Filipino citizens may also lease or acquire public lands

(4)     Confirmation of imperfect or incomplete titles; judicial and administrative

(a)   Judicial legalization or confirmation

113. Martinez v. CA, GR 170409, Jan. 28, 2008, 542 SCRA 604

Acquisition and registration by private person of public land

Section 14(1) of PD 1529 in relation to Section 48(b) of CA 141

Section 48(b) of CA 141 distinguished from Section 14(1) of PD 1529

Judicial confirmation of imperfect title; when application therefore

becomes a mere formality

114. Herico v. DAR, GR L-23265, Jan. 28, 1980, 95 SCRA 437

115. Martinez v. CA, GR 170409, Jan. 28, 2008, 542 SCRA 604

What must be proved by applicants for registration

Additional proof or evidence

All requisites must be complied with

116. Republic v. Bantigue Point Development Corp., GR 162322, Mar. 14, 2012, 668
SCRA 158

Proof that the land applied for is declassified from forest or timber zone to A & D property

Burden of proving positive act of government declassifying the land rests on the applicant

What constitutes positive act of the government

117. Secretary of DENR v. Yap, GR 167707, Oct. 8, 2008, 589 Phil. 156

Survey by a geodetic engineer not a positive act of government

118. Menguito v. Republic, GR 134308, Dec. 14, 2000, 348 SCRA 128

Declaration by the President or DENR Secretary a positive act

CENRO certification not enough

119. Republic v. Hanover Worldwide Trading Corp., GR 172102, July 2, 2010, 662 SCRA
730

Evidence required to establish A & D character of land

 120. Republic v. Santos, GR 191516, June 4, 2014, 724 SCRA 660

Occupation for 30 years or more not sufficient by itself

121. Republic v. Tsai, GR 168184, June 22, 2009, 590 SCRA 423

Period of possession required sto acquire land through judicial conformation

“Agricultural lands” under CA 141 vis-a-vis “A & D lands of the public domain” under PD 1529

Length of the requisite possession amended by PD 1073

Vested rights cannot be impaired by PD 1073

122. Balboa v. Farrales, GR L-27059, Feb. 14, 1928, 51 Phil. 498

Possession construed

123. See Republic v. Gielczyk, GR 179990, Oct. 23, 2013, 708 SCRA 433

Possession and occupation not synonymous

124. Republic v. East Silverlane Realty Development Corp., GR 186961, Feb. 20, 2012,
666 SCRA 401

Required character of possession under Sec. 14(1) of PD 1529

125. Heirs of Arzadon-Crisologo v. Rañon, GR 171068, Sept. 5, 2007, 559 Phil. 169

Mere casual cultivation does not constitute possession under claim

of ownership

126. Republic v. Vera, GR L-35778, Jan. 27, 1983, 120 SCRA 21

What the June 12, 1945 reckoning point refers to

Significance of Section 14(2) of PD 1529

Sections 14(1) and 14(2) of PD 1529 distinguished

Prescription not a mode of acquiring public land under CA 141 but one such mode under PD 1529

Property of public dominion and patrimonial property

When lands of the public domain become patrimonial property

127. Republic v. Aboitiz, GR 174626, Oct. 23, 2013, 798 SCRA 388

Ownership of patrimonial property; how acquired

 128. Republic v. Metro Index Realty and Development Corp., GR 198585, July 2, 2012,
675 SCRA 439

Disposition of patrimonial property

Sale or lease of patrimonial property under Act No. 3038 (IGPSA)

129. Navy Officers’ Village Association, Inc. (NOVAI) v. Republic, GR 177168, Aug. 03,
2015

Kinds of acquisitive prescription for acquisition of patrimonial property

Express declaration by the State needed for prescription to begin

Period of possession to be reckoned only from the time of classification of land as patrimonial
property

130. Republic v. Rizalvo, GR 172011, Mar. 7, 2011, 644 SCRA 516

Nature of possession required for purposes of prescription

Burden of proving possession

131. The Director, Land Management Bureau v. CA, GR 112567, February 7, 2000, 324
SCRA 757
132. Arbias v. Republic, GR 173808, Sept. 17, 2008, 565 SCRA 582

Tax declarations not competent evidence of actual possession

133. Wee v. Republic, GR 177384, Dec. 8, 2009, 608 SCRA 72

Proof of actual possession must accompany claim of ownership based on tax declaration

Tax declarations good indicators of possession

134. Ganila v. CA, GR 150755, June 28, 2005, 461 SCRA 435
135. Deiparine v. CA, GR 111257, Dec. 4, 1998, 221 SCRA 503

(b)     Administrative legalization or free patent

Free patent

Qualifications of an applicant for free patent

Natural-born citizen

Requirement reduced to “Filipino citizens”

Burden of proving “private rights;” reason for 30-year period

 136. Gordula v. CA, GR 127296, Jan. 22, 1998, 284 SCRA 617

Procedures for application and grant of free patent

Right of a holder of land under free patent; right to repurchase

137. Cabacug v. Lao, GR L-27036, Nov. 26, 1970, 36 SCRA 92

When free patent title is ipso facto cancelled and rendered void

138. Azarcon v. Vallarta, GR L-43679, Oct. 28, 1980, 100 SCRA 450).

Instance when free patent vests no title on patentee

139. Ramos v. Obligado, GR 46548. June 21, 1940, 70 Phil. 86

When rule on indefeasibility does not apply to free patents

140. Republic v. Animus, GR L-37682, Mar. 29, 1974,56 SCRA 499

(5)     Townsite Reservations

(6)     Direct sale of residential lands under RA 730 via MSA

Miscellaneous Sales Application (MSA)

Basic conditions of the MSA

Maximum area to be granted to an applicant

Restrictions on alienation removed by PD 2004

Persons qualified to apply for MSA

Requirements in the filing of application

Procedure in acquiring an MSA

(7)      Residential Free Patent under RA 10023

Qualifications of beneficiaries

Coverage

Zoning at the time of filing of application to be considered

Removal of restrictions

Form and contents of the application

(8)   Appointment of agent or representative of non-resident applicant; substitution

(9)  Jurisdiction lies with the RTC where the land is situated

Muniment of title

When submission to court of approved survey plan or

blueprint copy may suffice

141. Republic v. Guinto-Aldana, GR 175578, Aug. 11, 2010, 628 SCRA 210
142. Republic v. CA, GR L-62680, Nov. 9, 1988, 167 SCRA 150
143. Recto v. Republic, GR 160421, Oct. 4, 2004, 440 SCRA 79
144. Republic v. Hubilla, GR 157683. Feb. 11, 2005, 451 SCRA 181

Survey plan

Purpose of survey plan

145. Director of Lands V. CA, GR L-25723, June 29, 1984

Metes and bounds of property is what defines it

146. Balantakbo v. CA, GR 108515, Oct. 16, 1995, 249 SCRA 323
147. Romero, Sr. v. CA, GR L-29659, July 30, 1971, 40 SCRA 172

Metes and bounds

Note on survey plan not deemed evidence to prove private title

148. Republic v. Espinosa, GR 171514, July 18, 2012, 677 SCRA 92

149. Republic v. Sarmiento, GR 169397, Mar. 13, 2007, 518 SCRA 250

(10)     Where application covers 2 or more parcels

150. Republic v. Herbieto, GR 156117, May 26, 2005, 459 SCRA 183

(11).    Amendments to the application

(12)     When land applied for borders on road

(13)     Requirement of additional facts and papers; ocular inspection

Court may require certain documents or reports to verify title

151. SM Prime Holdings, Inc. v. Madayag, GR 164687, Feb. 12, 2009, 578 SCRA 552
152. Carvajal v. CA, GR 98328, Oct. 9, 1997, 345 Phil. 582

Ocular inspection not mandatory

(14)     Dealings with land pending original registration

Procedure in case property is conveyed during registration

153. Government of the Phils. v. Abad, GR L-8317, May 23, 1958, 103 Phil. 725

Application for registration need not be amended; requisites

154. Mendoza v. CA, GR L-36637, July 14, 1978, 84 SCRA 67

155. PUBLICATION, OPPOSITION AND DEFAULT
156. Notice of initial hearing, publication

(1)     By publication

(2)     By mailing

(3)     By posting

Notice of initial hearing; format

Notice of the initial hearing jurisdictional

155. Po v. Republic, GR L-27443, July 19, 1971, 40 SCRA 37

Purpose of publication requirement

156. Republic v. CA, GR 100995, Sept. 14, 1994, 236 SCRA 442

Effect of belated publication

Effect on non-publication in a
newspaper of general circulation

157. Director of Lands v. CA, GR 102858, July 28, 1997, 276 SCRA 276

Rationale for mandatory publication requirement

What constitutes defective notice

158. Fewkes v. Vasquez, GR L-29075, June 10, 1971, 39 SCRA 514

159. All requirements must be complied with
160. Republic v. Marasigan, GR 85515, June 6, 1991, 198 SCRA 219

Proof of publication and notice

2. Opposition to application in ordinary proceedings

When submission of approved subdivision plan may be required

Oppositor should only appear to have an interest in the property

160. Archbishop of Manila v. Barrio of Sto. Cristo, GR L-12981, Nov. 6, 1918, 39 Phil. 1
Effect of absence of opposition

161. Director of Lands v. Agustin, GR 16179, Oct. 6, 1921, 42 Phil. 227

162. Order of default and its effect

Effect of an order of default to the defendant

162. C. Johnson & Son, Inc. v. CA, GR L-54040, Aug. 14, 1990, 188 Phil. 579

Defendant declared in default may still appeal from the judgment by

default but on limited grounds

Grounds for appeal by party declared in default

163. Martinez v. Republic, GR 160895, Oct. 30, 2006, 506 SCRA 134
164. Arquero v. CA, GR 168053, Sept. 21, 2011, 658 SCRA 70

Order of general default deemed issued in land registration cases

165. Heirs of Lopez, Sr. v. Enriquez, GR 146262, Jan. 21, 2005, 449 SCRA 173

Motion to lift of the Order of default; proper party and procedure

166. Estiva v. Alvero, GR 11887, Jan. 28, 1918, 37 Phil. 498

Failure of oppositor who filed

answer to appear in initial hearing
not a ground for default

167. Director of Lands v. Santiago, GR L-41278, Apr. 15, 1988, 160 SCRA 186

Appeal not an ample remedy for party unlawfully declared in default

168. Omico Mining and Industrial Corp. v. Vallejos, GR L-38974, Mar. 25, 1975, 63 SCRA
285
169. HEARING JUDGMENT AND DECREE OF REGISTRATION
170. Speedy proceedings; Reference to a referee
171. Partial judgment

When judgment should be rendered by the court

169. Ramos v. Rodriguez, GR 94033, May 29, 1995, 244 SCRA 418

Duty of LRA to render reports may extend after finality of court’s judgment

170. Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491

Court’s duty where there is an adverse claimant or none

171. Tirona v. Nañawa, GR L-22107, Sept. 30, 1967, 21 SCRA 395

Remedies before judgment becomes final

(a)       Motion for reconsideration; grounds

Effect of denial of the motion for reconsideration

172. Neypes v. CA, GR 141524, Sept. 14, 2005, 469 SCRA 633

“Fresh period” or the “Neypes rule”

Neypes rule does not apply to non-appealable orders

Effect of grant of the motion for reconsideration

173. Esquivel v. Alegre, GR 79425, Apr. 17, 1989, 172 SCRA 315

Court action when issues in a motion for reconsideration are severable

Remedy when motion for reconsideration is denied; second motion barred

Remedy from an order denying a motion for new trial

(b)       Motion for new trial; grounds

Requisites of newly-discovered evidence

When to file a motion for new trial

174. Destileria Limtuaco v. CA, GR L-63053, July 22, 1986, 143 SCRA 92

Effect of denial of a motion for new trial

175. Francisco v. Puno, 108 SCRA 427

Effect of grant of a motion for new trial

(c)    Appeal from judgment

Modes of appeal

Issues to be raised on appeal

Period for filing an appeal

Right to appeal a mere statutory privilege

176. Stolt-Nielsen v. NLRC, GR 147623, Dec. 13, 2005, 477 SCRA 516
177. Association of Integrated Security Force of Bislig-ALU v. CA, GR 140150, Aug. 22,
2005, 467 SCRA 483
Judgments or orders from which appeals may be taken

4. When does judgment become final

Duty to cause issuance of decree of registration

Final judgment constitutes res judicata against the whole world

178. Ting v. Heirs of Lirio, GR 168913, Mar. 14, 2007, 518 SCRA 334

Res judicata

Requisites for res judicata to serve as absolute bar to new action

Land title not finally adjudicated until after the lapse of one (1) year from issuance of decree of
registration

179. Laburada v. LRA, GR 101387, Mar. 11, 1998, 287 SCRA 333

Remedies after judgment becomes final

(a)   Reliefs from judgments, orders and other proceedings

180. Trust International Paper Corp. v. Pelaez, GR 164871, Aug. 22, 2006, 499 SCRA
552

Provisional remedy available to preserve the rights of the parties

Grounds for petition for relief from judgment

Time to file petition

Affidavits to be annexed to the petition

Petition for relief from judgment; when allowed

181. Dela Cruz v. Andres, GR 161864, Apr. 27, 2007, 522 SCRA 585

(b)       Annulment of judgments, or final orders and resolutions; grounds

182. Diona v. Balangue, GR 173559, Jan. 7, 2013, 688 SCRA 22

Ground for annulment of judgment

Annulment of judgment; when available

Periods to file action

183. Galicia v. Manliquez, GR 155785, Apr. 13, 2007, 521 SCRA 85

Annulment of judgment an independent remedy

184. Bulawan v. Aquende, GR 182819, June 22, 2011, 652 SCRA 585

When extrinsic fraud not a valid ground for annulment of judgment

Lack of jurisdiction as ground for annulment of judgment

Lack of jurisdiction

Effects of annulment of judgment

(c)      Petition for Certiorari (Special Civil Action)

Writ of certiorari; when and for what purpose issued

185. Land Bank of the Phils. v. CA, GR 129368, Aug. 25, 2003, 409 SCRA 455

Requisites for availment of remedy of certiorari

(d)       Petition for reopening and review of the decree of registration

Petition under Section 32 of PD 1529; when and by whom filed

186. Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491

Petition for review must be by motion in same proceeding where decree was issued

187. Baldoz v. Papa, GR L-18150, July 30, 1965, 14 SCRA 691

Elements for allowance of reopening or review of decree

188. Libudan v. Gil, GR L-21163, May 17, 1972, 45 SCRA 17

Petitioner or movant need not be original claimant

189. Salva v. Salvador, 18 Phil. 193)

190. Reyes v. City of Manila, 38 Phil. 350
191. v. Ybañez, GR L-6103, Apr. 17, 1953, 92 Phil. 911

Purpose in giving aggrieved parties a chance to review the decree

192. Rublico v. Orellana, GR L-26582, Nov. 28, 1969, 30 SCRA 511

Only those fraudulently deprived of their opportunity to be heard in the original registration case may
file petition for review

193. Crisolo v. CA, GR L-33093, Dec. 29, 1975, 68 SCRA 435.

Petition may be filed any time after rendition of court’s decision

194. Rivera v. Moran, GR L-24568, Mar. 2, 1926, 48 Phil. 836

195. Decree of registration; contents

Decree conclusive against all persons

Period when court may reopen proceedings; Ground for review

195. Lopez v. Padilla, GR L-27559, May 18, 1972, 45 SCRA 44

196. Review of decree of registration; when decree no longer reviewable

Review of decree of registration under the jurisdiction of the RTC

Title deemed not finally adjudicated before entry of decree and lapse of one (1) year from its entry by
the LRA

196. Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491

Innocent purchaser for value (IPV), buyer in good faith

197. Yared v. Tiongco, GR 161360, Oct. 19, 2011, 659 SCRA 545
198. de Recinto v. Inciong, GR L-26083, May 31, 1977, 77 SCRA 196

Protection accorded by law to an IPV

199. Peralta v. Abalon, GR 183448, June 30, 2014, 727 SCRA 477

Buyer in bad faith not protected by registration of sale

200. Lu v. Manipon, GR 147072, May 7, 2002, 381 SCRA 788

Holder in bad faith of certificate of title not protected by law; case of double sale

201. Baricuatro Jr. v. CA, GR 105902, Feb. 9, 2000, 325 SCRA 137

Governing principle in double sale

202. Olivares v. Gonzales, GR L-34500, Mar. 18, 1988, 159 SCRA 33

203. Astorga v. CA, GR 58530, Dec. 26, 1984, 133 SCRA 748
204. Cruz v. Cabana, GR 56232, June 22, 1984; 129 SCRA 656

Forged deed does not divest registered owner of title

205. Soliven v. Francisco, GR L-48974, Nov. 29, 1989, 170 SCRA 218

Forged deed may be the root of a valid title

206. Lim v. Chuatoco, GR 161861, Mar. 11, 2005, 453 SCRA 308
Period from issuance of decree to question its validity

Indefeasibility of decree of registration

207. Javier v. CA, GR 101177, Mar. 28, 1994, 231 SCRA 498
208. Eduarte v. CA, GR 105944, Feb. 9, 1996, 323 Phil. 462

Rationale for the rule on indefeasibility of title

209. Borbajo v. Hidden View Homeowners, Inc., GR 152440, Jan. 31, 2005, 450 SCRA
315
210. Ingusan v. Heirs of Reyes, GR 142938, Aug. 28, 2007, 531 SCRA 315

Instance when the rule on indefeasibility will not apply

211. Ferrer v. Bautista, GR 46963, Mar. 14, 1994, 231 SCRA 257

Void certificate of title

212. Heirs of Simplicio Santiago v. Heirs of Mariano Santiago, GR 151440, June 17, 2003,
404 SCRA 193
213. Republic v. Reyes, GR L-30263-5, Oct. 3, 1987, 155 SCRA 313

Rule on indefeasibility applies also to homestead and free patents

214. Iglesia ni Cristo v. CFI of Nueva Ecija, GR L-35273, July 25, 1983, 123 SCRA 516
215. Sumail v. Judge of the CFI of Cotabato, GR L-8278, Apr. 30, 1955, 96 Phil. 946

Requisites for the availment of the remedy of petition for review

216. Serna v. CA, GR 124605, June 18, 1999, 308 SCRA 527

Finality an essential feature of a Torrens certificate of title

217. Broce v. Apurado, GR 8416, Jan. 27, 1914, 26 Phil. 581

One-year period starts to run from the date of entry of decree

218. Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491

Petition may already be filed after rendition of court’s decision

219. Rivera v. Moran, GR 24568, Mar. 2, 1926, 48 Phil. 836.

One-year period reckoned not from court’s decision but from issuance of decree by the LRA
Administrator

220. Ramos v. Rodriguez, GR 94033, May 29, 1995, 244 SCRA 418

Petition for review under Section 32 of PD 1529 separate and distinct from Motion for new trial
Deprivation must be through actual or extrinsic fraud

221. Manila v. Abila, GR L-26781, Feb. 28, 1977, 75 SCRA 267

Actual and constructive fraud

222. Heirs of Roxas v. CA, GR 118436, Mar. 21, 1997, 270 SCRA 309

Extrinsic and intrinsic fraud

Section 32 of PD 1529 considers only extrinsic or collateral fraud

223. Director of Lands v. CFI of Rizal, GR L-31681, July 31, 1987, 152 SCRA 487
224. Republic v. Guerrero, GR 133168, Mar. 28, 2006, 485 SCRA 424

Inquiry into intrinsic fraud barred after judgment

225. Frias v. Esquivel, GR L-17366, July 31, 1962, 5 SCRA 770

226. Tichangco v. Enriquez, GR 150629, June 30, 2004, 433 SCRA 324

Remedies available after the one-year contestability period

(a)    Action for damages

Moral and exemplary damages where a person committed fraud in obtaining title

227. Valenzuela v. Sps. Mano, GR 172611, July 9, 2010, 624 SCRA 664

(b)    Action for reconveyance

Reconveyance

228. Kapunan, J.: Separate, Concurring and Dissenting Op. in Legarda v. CA, GR 94457,
Oct. 16, 1997, 280 SCRA 642
229. Lacorte v. CA, GR 124574, Feb. 2, 1998, 286 SCRA 24

Transfer of title wrongfully registered is what is sought in an action for

reconveyance

230. Pasio v. Monterroyo, GR 159494, July 31, 2008, 560 SCRA 739

Action for reconveyance governed by Article 434 of Civil Code

231. Hutchison v. Buscas, GR 158554, May 26, 2005, 459 SCRA 214

Requirements that must concur to warrant reconveyance of land

232. New Regent Sources, Inc. v. Tanjuatco, Jr., GR 168800, Apr. 16, 2009, 585 SCRA
329
Action for reconveyance may be barred by prescription

Reconveyance based on implied trust prescribes in 10 years

233. Walstrom v. Mapa, Jr., GR L-38387, Jan. 29, 1990, 181 SCRA 431

Exception to 10-year prescriptive period

234. Heirs of Valientes v. Ramas, GR 157852, Dec. 15, 2010, 638 SCRA 444

Possession must be in the concept of an owner

235. Tan v. CA, GR 125861, Sept. 9, 1998, 295 SCRA 247

Essential condition for resort to action for reconveyance

236. Lucena v. CA, GR L-77468, Aug. 25, 1999, 313 SCRA 47

Right of innocent mortgagee for value

237. Rural Bank of Sariaya, Inc. v. Yacon, GR L-78011, July 5, 1989, 175 SCRA 62

What constitutes fraud that would give ground for reconveyance

238. National Grains Authority v. IAC, GR 68741, Jan. 28, 1988, 157 SCRA 380

When action for reconveyance may be barred by laches

239. Declaro v. CA, GR 119747, Nov. 27, 2000, 346 SCRA 57).

240. Po Lam v. CA, GR 116220, Dec. 6, 2000, 347 SCRA 86

Laches

Nature of action for reconveyance based on a fictitious deed

241. PNB v. Heirs of Militar, GR 164801, Aug. 18, 2005, 467 SCRA 377

Twin reliefs sought in action for reconveyance

242. Linzag v. CA, GR 122181, June 26, 1998, 291 SCRA 304

Action for reconveyance not aimed

at reopening registration proceeding

243. Quiniano v. CA, GR L-23024, May 31, 1971, 39 SCRA 221

244. Rodriguez v. Toreno, GR L-29596, Oct. 14, 1977, 76 SCRA 356

Remedy of owner deprived of his land when reconveyance is no

longer available
 245. Delos Reyes v. CA, GR 121468, Jan. 27, 1998, 285 SCRA 81

(c)     Recovery Against the Assurance Fund

Action for compensation from Assurance Fund; when filed

246. Heirs of Roxas v. Garcia, GR 146208, Aug. 12, 2004, 436 SCRA 253

Purpose of the Assurance Fund

247. Loewenstein v. Page, GR L-5599, Mar. 22, 1910, 16 Phil. 84

Suppletory application of the Rules of Court

Other remedies

(a)    Cancellation of title

Action for declaration of nullity of free patent and certificate of title; real party in interest

248. Heirs of Kionisala v. Heirs of Dacut, GR 147370, Feb. 27, 2002, 378 SCRA 206

Grounds for cancellation of patent and annulment of title

249. Republic v. Mangotara, GR 170375, 170505 & 173355-56, July 7, 2010, 624 SCRA
360
250. Quinsay v. IAC, GR 67935, Mar. 18, 1991, 195 SCRA 268

(b)    Reversion under Section 101 of CA 141

Reversion

251. Republic v. Roxas, GR 157988, Dec. 11, 2013

252. Yujuico v. Republic, GR 168661, Oct. 26, 2007, 537 SCRA 513

Objective of reversion suit

253. Cawis v. Cerilles, GR 170207, Apr. 19, 2010, 618 SCRA 357

Action for reversion; where proper

Instances when remedy of reversion may be resorted to

254. Republic v. Heirs of Alejaga, Sr., GR 146030, Dec. 3, 2002, 393 SCRA 361
255. Republic v. Guerrero, GR 133168, Mar. 28, 2006, 485 SCRA 424
256. Republic v. Roxas, GR 157988,. Dec. 11, 2013

Only the State can institute reversion proceedings

257. Cawis v. Cerilles, GR 170207, Apr. 19, 2010, 618 SCRA 357
Instance when certificate of title may be cancelled and property
subject thereof reverted to the
government

258. Garingan v. Garingan, GR 144095, Apr. 12, 2005, 455 SCRA 480

Public land fraudulently included in patents subject of reversion

259. Reyes v. CA, GR 94524, Sept. 10, 1998, 295 SCRA 296

Action for reversion distinguished from action for declaration of nullity

of free patent and certificate of title

260. Gabila v. Barriga, GR L-28917, Sept. 30, 1971, 41 SCRA 131

261. Heirs of Kionisala v. Heirs of Dacut, GR 147370, Feb. 27, 2002, 378 SCRA 206

Real party in interest in reversion proceedings

(c)   Quieting of title; definition

262. Heirs of Toring v. Heirs of Boquilaga, GR 163610, Sept. 27, 2010

Action to quiet title a suit quasi in rem

263. Realty Sales Enterprise, Inc. v. IAC, GR L-67451, Sept. 28, 1987, 154 SCRA 328
264. Foster-Gallego v. Galang, GR 130228, July 27, 2004, 435 SCRA 275

Twin requisites for quieting of title

265. Eland Philippines, Inc. v. Garcia, GR 173289, Feb. 17, 2010, 613 SCRA 66

Proper party in an action to quiet title

266. Chacon Enterprises v. CA, GR L-46418-19, Sept. 29, 1983, 124 SCRA 784
267. Portic v. Cristobal, GR 156171, Apr. 22, 2005, 496 Phil. 456

Suit to quiet title to property occupied by plaintiff does not prescribe

268. Faja v. CA, GR L-45045, Feb. 28, 1977, 75 SCRA 441

(d)       Criminal action for perjury

Perjury

Elements of perjury

269. Diaz v. People, GR 65006, Oct. 31, 1990, 191 SCRA 86

3.2       CADASTRAL REGISTRATION PROCEEDINGS

 1. ORDER FOR SPEEDY SETTLEMENT AND ADJUDICATION, SURVEY AND NOTICES

Nature of cadastral proceeding

270. Republic v. Vera, GR L-35778, Jan. 27, 1983, 120 SCRA 210
271. Republic v. Estenzo, GR L-35376, Sept. 11, 1980, 99 SCRA 651
272. De la Merced v. CA, GR L-17757, May 30, 1962, 5 SCRA 240

Subject matter of cadastral proceedings

273. Government of the Phil. Islands v. Municipality of Binalonan, GR 8243, Dec. 24,
1915, 32 Phil. 634

Limited jurisdiction of cadastral court over registered lands

274. Pamintuan v. San Agustin, GR L-17943, June 22, 1922, 43 Phil. 558

Cadastral survey to identify lots prior to proceedings in court

275. Director of Lands v. CA, GR L-58867, June 22, 1984, 129 SCRA 689

A.1   Cadastral survey preparatory to filing of petition

Submission of survey plan

276. Director of Lands v. Reyes, GR L-27594, Nov. 28, 1975, 68 SCRA 177
277. Republic v. Vera, GR L-35778, Jan. 27, 1983, 120 SCRA 210

Survey plan not evidence of title

278. Director of Lands v. Heirs of Carolino, GR L-61598, Dec. 12, 1985, 140 SCRA 396
279. Fernandez v. Aboratigue, GR L-25313, Dec. 28, 1970, 36 SCRA 476
280. PETITION; LOT NUMBERS

B.1   Petition for registration

Contents of the petition

Purpose of requiring technical description in the notice

280. Viewmaster Construction Corp. v. Maulit, GR 136283, Feb. 29, 2000, 326 SCRA 821

Contents of the plan; lots and cadastral numbers

1. ANSWER

C.1      Answer to petition in cadastral proceeding

Form and contents of Answer

 1. HEARING; JUDGMENT; DECREE

D.1    Hearing, judgment and decree of registration

1. SUMMARY OF REGISTRATION REQUIREMENTS AND PROCEDURES

2. Survey of the land and approval of the survey plan
3. Duties of the surveyors or geodetic engineers
4. Francisco v. CA, GR L-35787, Apr. 11, 1980, 97 SCRA 22

Survey Order and Survey Authority

Conditions under which Survey Authority is issued

DENR to approve survey plans

Types of survey

Cadastral surveys; what they include

Purposes of cadastral surveys

Isolated surveys

Cadastre and cadastral survey

2. Filing of the application for registration

Where to file application; form required and muniments of title

Supporting documents

Contents of application

Full names and addresses of all

occupants of the land and those
of the adjoining owner required

282. Francisco v. Rojas, GR 167120, Apr. 23, 2014, 723 SCRA 423

Extent of search

Tracing cloth plan; purpose of the requirement

283. Del Rosario v. Republic, GR 148338, June 6, 2002, 383 SCRA 262

Alternative to original tracing cloth plan

284. Republic v. Hubilla, GR 157683, Feb. 11, 2005, 451 SCRA 181

Application may include two (2) or more parcels of land

Amendments to the application

285. M. Tuason & Co., Inc. v. Torres, GR L-24559, July 22, 1981, 105 SCRA 653

New publication requirement; purpose

286. Juan v. Luis, GR 24701, Aug. 25, 1926, 49 Phil. 252

287. Escueta v. Director of Lands, GR 5720, Aug. 20, 1910, 16 Phil. 482

Instance when new publication not needed

288. Manufacturing Co. v. Imperial, GR 24908, Mar. 31, 1926, 49 Phil. 122
289. Benin v. Tuason, GR L-26127, June 28, 1974, 57 SCRA 531

Required statement when land applied for borders on road

Requirement of additional facts and papers; ocular inspection

Failure to mention names of minor’s

guardians in application for registration
does not invalidate title

290. Tichangco v. Enriquez, GR 150629, June 30, 2004, 433 SCRA 324
291. Transmittal of the copy of the application to the LRA

Duties of clerk of court

LRA to report to court errors or deficiencies in application

4. Setting the date of the initial hearing

5. Notice of application and initial hearing

(a)   Publication of notice

Purpose and effects of publication

(b)    Mailing of notice

(c)    Posting of notice

Notice; to whom addressed; contents

Notice by mailing and by posting not dispensed with by Sec. 23

291. Republic v. Marasigan, GR 85515, June 6, 1991, 198 SCRA 219

Effect of defective publication

292. Po v. Republic, GR L-27443, July 19, 1971, 40 SCRA 37

 293. DBP Employees Union v. Perez, GR L-22584 and L-23083, May 30, 1972, 45 SCRA
179
294. Republic v. CA, GR 103746, Feb. 9, 1993, 218 SCRA 773
295. Service of notices upon contiguous owners, occupants, etc.

Effect of deliberate failure of the applicant to give notice

295. Divina v. CA, GR 117734, Feb. 22, 2001, 352 SCRA 527
296. Filing of answer or objection to the application

Requisites for a valid answer

Opposition must be based on dominical or real right

296. Leyva v. Jandoc, GR L-16965, Feb. 28, 1962, 4 SCRA 595

Solicitor General empowered to file opposition for the State

Order of general default

Effect of failure to file answer or opposition

297. Cabanas v. Director of Lands, GR 4205, Mar. 16, 1908, 10 Phil. 393
298. De los Reyes v. Paterno, GR 10680, Mar. 27, 1916, 34 Phil. 420

Order of special default

Effect of order of default

299. Santos, Jr. v. PNOC Exploration Corp., GR 170943, Sept. 23, 2008, 566 SCRA 272)

Service upon party in default

Relief from order of default

8. Hearing and presentation of evidence

Reference to a referee

Court’s action on referee’s report

Factual evidence of possession and title required

300. National Power Corp. v. CA, GR L-43814, Apr. 16, 1982, 114 SCRA 318
301. Director of Lands v. Reyes, GR L-27594, Nov. 28, 1975, 68 SCRA 177
302. Republic v. CA, GR L-62680, Nov. 9, 1988, 167 SCRA 150

What the applicant must prove before the court

303. Lasam v. Director of Lands, GR 42859, Mar. 17, 1938, 65 Phil. 367
 304. Promulgation of judgment by the court

Judgment confirming title

Judgment dismissing the case without prejudice

304. Ng Sam Bok v. Director of Lands, GR L-11988. Dec. 22, 1958, 104 Phil. 965

Import of the term “without prejudice”

Purpose and effect of the term “without prejudice”

10. Court order for LRA to issue decree of registration

11. Issuance and entry of decree of registration by LRA

Original Certificate of Title (OCT); form and contents

305. Sotto v. Sotto, GR L-17768, Sept. 1, 1922, 43 Phil. 688

Period for LRA to issue decree of registration

12. Sending of copy of the decree of registration to RD

13. Transcription of certificate of title in registry book
14. CERTIFICATE OF TITLE
15. Preparation of decree and certificate of title

PD 1529 contains no provision on execution of final judgments;

Rationale

306. Republic v. Nillas, GR 159595, Jan. 23, 2007, 512 SCRA 286

Provision of the Rules of Court on enforcement of judgment does not apply to special proceedings
such as land registration

307. Ana v. Menla, GR L-15564, April 29, 1961, 111 Phil. 947

Procedure after judgment and before issuance of certificate of title

No additional burden to be imposed on the owner after judgment

Post-judgment remedy to recover possession of land

Contempt not available in case of refusal of defeated party to vacate despite writ of possession

308. Rom v. Cobadora, GR L-24764, July 17, 1969, 128 SCRA 758
309. US v. Ramayrat, GR L-6874, Mar. 8, 1912, 22 Phil. 183

Instance when losing party may be punished for contempt

 310. Chinese Commercial Property Co. v. Martinez, GR L-18565, Nov. 30, 1962, 6 SCRA
848

Special order for removal of

improvement (writ of demolition)

311. Guevara v. Laico, GR 44057, Feb. 27, 1937, 64 Phil. 144

Writ of demolition a complement of writ of possession

312. Marcelo v. Mencias, GR 15609, Apr. 29, 1960, 107 Phil. 1071

Land registration court empowered to issue all auxiliary writs

Issuance of decree of registration after judgment not a ministerial act

313. Laburada v. Land Registration Authority, GR 101387, Mar. 11, 1998, 287 SCRA 333
314. De los Reyes v. De Villa, 48 Phil., 227, citing Sec. 177, Administrative Code

Issuance of decree not compellable by mandamus

315. Go v. CA, GR 120040, Jan. 29, 1996, 252 SCRA 564

316. Garces v. CA, GR 114795, July 17, 1996, 259 SCRA 99

Certificate of title as evidence of an indefeasible title, ownership

317. De Retuerto v. Barz, GR 148180, Dec. 19, 2001, 372 SCRA 712

318. Naval v. CA, GR 167412, Feb. 2, 2006, 483 SCRA 102

Tax declarations cannot prevail over a certificate of title

319. Director of Lands v. IAC, GR 70825, Mar. 11, 1991, 195 SCRA 38
320. Director of Lands v. Reyes, GR L-27594, Nov. 28, 1975, 68 SCRA 177
321. Heirs of Vencilao, Sr. v. CA, GR 123713, Apr. 1, 1998, 288 SCRA 574
322. Entry of Original Certificate of Title (OCT)
323. Owner’s duplicate certificate of title

Owner is entitled to possess duplicate certificate of title

322. El Director de Terrenos contra Abachin, GR 47965, June 13, 1941, 72 Phil. 326
323. Registration Books

OCT; when issued and when to take effect

323. Manotok Realty, Inc. v. CLT Realty Development Corp., GR 123346, Nov. 29, 2005,
476 SCRA 305

Distinction between entry of decree and entry of certificate of title

324. Antiporda v. Mapa, GR 34118, Oct. 28, 1930, 55 Phil. 89

 325. PNB v. Tan Ong Zse, GR 27991, Dec. 24, 1927, 51 Phil. 317

Process leading to the issuance of owner’s duplicate OCT

5. Transfer Certificate of Title (TCT)

Facts required to be shown in the TCT

Requirements for land transfer and issuance of TCT

Statutory liens affecting title

Clean title, lien and encumbrance

326. Casimiro Development Corp. v. Mateo, GR 175485, July 27, 2011, 654 SCRA 676
327. People v. Regional Trial Court of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299
328. People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299

Examples of encumbrances

Lien distinguished from notice of lis pendens

329. People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299

Statement of personal circumstances in the certificate

7. When property subject of certificate is deemed conjugal or not

8. Calalang-Parujan v. Calalang-Garcia, GR 184148, June 9, 2014, 725 SCRA 402

General incidents of registered land

7. General incidents of registered land

8. Registered land not subject to
prescription nor adverse possession
9. Corporacion de PP. Agustinos Recoletos v. Crisostomo, GR 10031, Dec. 6, 1915, 32 Phil.
427
10. Dimson v. Rural Progress Administration, GR L-3783, Jan. 28, 1952, 90 Phil. 714
11. Atun v. Nunez, GR L-8018, Oct. 26, 1955, 97 Phil. 762

Prescription also not applicable to heirs of registered owners

334. Barcelona v. Barcelona, GR L-9014, Oct. 31, 1956, 100 Phil. 251

Purpose of registration under the Torrens system is to quiet title

Right to recover by registered owner not barred by prescription

335. Alfonso v. Pasay City, GR L-12754, Jan. 30, 1960, 106 Phil. 1017
336. Atun v. Nunez, GR L-8018, Oct. 26, 1955, 97 Phil. 762
Adverse possession ineffectual against registered land

337. Tuason & Co., Inc. v. Bolaños, GR L-4935, May 28, 1954, 95 Phil. 106
338. Dimson v. Rural Progress Administration, GR L-3783, Jan. 28, 1952, 90 Phil. 714
339. Torrens certificates of title immune from a collateral attack
340. Gabriel, Jr. v. Crisologo, GR 204626, June 9, 2014, 725 SCRA 528
341. Madrid v. Sps. Mapoy, GR 150887, Aug. 14, 2009, 596 SCRA 14

Collateral attack and direct attack; distinctions

Torrens title may only be attacked in a direct proceeding

341. Lagrosa v. CA, GR 115981-82, Aug. 12, 1999, 312 SCRA 298

When Torrens title become incontrovertible

342. Carvajal v. CA, GR 98328, Oct. 9, 1997, 345 Phil. 592

Remedy after the one-year period

Ownership different from certificate of title

Action for reconveyance as a remedy

What an action for reconveyance seeks and when may it be availed of

10. Splitting or consolidation of titles

11. Subdivision and consolidation plans

Registration of simple or complex subdivision plan; provision on non-closure of streets, waterways,

open space, etc.

Approval by LRA of consolidation plan

LRA cannot increase the area covered by certificate of title

Section 50 of PD 1529 does not apply to public thoroughfares

343. Republic v. Ortigas and Co. Partnership Limited, GR 171496, Mar. 3, 2014, 717
SCRA 601

Delineated roads will remain private at owner’s option

344. White Plains v. CA, GR 128131, Oct. 8, 1998, 297 SCRA 547
345. Republic v. Ortigas and Co. Partnership Ltd., GR171496, Mar. 3, 2014, 717 SCRA
601

Government cannot take private property for private use

346. Sindalan v. CA, GR 150640, Mar. 22, 2007, 518 SCRA 649
Section 50 not a license to disregard right to just compensation

347. Manapat v. CA, GR171496, Mar. 3, 2014, 717 SCRA 601

348. DESAMA v. Gozun, GR 157882, Mar. 30, 2006, 520 Phil. 457
349. Republic v. Ortigas and Co. Partnership Ltd., GR171496, Mar. 3, 2014, 717 SCRA
601
350. SUBSEQUENT REGISTRATION

5.1    VOLUNTARY DEALINGS WITH REGISTERED LANDS: GENERAL PROVISIONS

Voluntary dealings

1. Conveyance and other dealings by registered owner

Registration as the operative act to convey or affect the land

Unregistered sale of land cannot bind third parties

350. Bulaong v. Gonzales, GR 156318, Sept. 05, 2011, 656 SCRA 666

Registered mortgage inferior to that of unregistered sale

351. Reyes v. De Leon, GR L-22331, June 6, 1967, 126 Phil 710

Encumbrances not shown on the certificate cannot bind nor prejudice third persons

352. Bass v. De la Rama, GR L-47662, Sept. 30, 1942, 73 Phil. 682

Preference accorded to registered levy on attachment or execution

353. Egao v. CA, GR 79787, June 29, 1989, 174 SCRA 484
354. Calalang v. Register of Deeds, GR 76265, Apr. 22, 1992, 208 SCRA 215

Levy creates a continuing lien on land subject thereof

355. Tay Chun Suy v. CA, GR 91004-05, Aug. 20, 1992, 212 SCRA 713
356. Lavides v. Pre, GR 127830, Oct. 17, 2001, 367 SCRA 382
357. Government of the Phil. Islands v. Mercado, GR 45290 Apr. 19, 1939, 67 Phil. 409
358. Valdevieso v. Damalerio, GR 133303, Feb. 17, 2005

Validity of execution sale retroacts to date of levy

359. First Integrated Bonding& Insurance Co., Inc. v. CA, GR 119577, Aug. 28, 1996, 261
SCRA 203
360. Constructive notice upon registration

Registration deemed a constructive notice to the whole world

360. G Holdings, Inc. v. National Mines and Allied Workers Union Local 103 (NAMAWU),
GR 160236, Oct. 16, 2009, 604 SCRA 73
Registration

361. Agricultural Credit Cooperative Association of Hinigaran v. Yusay, GR L-13313, Apr.

28, 1960, 107 Phil. 791

Purpose of registration is merely to give notice

362. Autocorp Group and Autographics, Inc. v. CA, GR 157553, Sept. 8, 2004, 437 SCRA
678

Purpose and effects of registering instruments

363. Saberon v. Ventanilla, Jr., GR 192669, Apr. 21, 2014, 777 SCRA 287

Voluntary and involuntary instruments

364. Villasor v. Camon, R-CA 8551, June 29, 1951, 89 Phil. 404

Requisites for registration of voluntary and involuntary instruments

Voluntary and involuntary registration distinguished

365. Levin v. Bass, GR L-4340, May 28, 1952, 91 Phil. 420

Execution sale retroacts to date of levy as entered in the day book

366. Yu v. CA, GR 109078, Dec. 26, 1995, 251 SCRA 509

367. Caviles, Jr. v. Bautista, GR 102648, Nov. 24, 1999, 319 SCRA 24
368. Presentation of owner’s duplicate upon entry of new certificate

Production of owner’s duplicate conclusive authority from owner

When registration retroacts to date of entry in RD’s day book

368. Barretto v. Arevalo, GR L-7748, Aug. 27, 1956, 99 Phil. 771

369. Ramirez v. Causin, GR L-10794, July 31, 1957, 101 Phil. 1009

Subsequent registration procured by fraud deemed void

Instances when a forged deed may be the root of a valid title

370. Director of Lands v. Addison, GR L-23148, Mar. 25, 1926, 49 Phil., 19

371. Inquimboy v. Vda. De Cruz, GR L-13953, July 26, 1960, 108 Phil. 1054

Original owner of registered land may seek annulment of transfer thereof grounded on fraud but
subject to right of IPV

372. De Santos v. IAC, GR L-69591, Jan. 25, 1988, 157 SCRA 295
373. Dealings less than ownership; how registered
374. Grantee’s name, nationality, etc., to be stated
Change in the residence or postal address of grantee

Notices and processes to be served by mail to the given addresses

6. Primary Entry Book; fees; certified copies

Primary entry book or Day book

Manner of presentation and entry of deeds and instruments

Records of registered land open to public

Instrument subject of primary entry deemed registered from time noted pending annotation of
memorandum thereof in the title

373. DBP v. Acting RD of Nueva Ecija, UDK 7671, June 23, 1988, 162 SCRA 450

Entry alone produces the effect of registration

374. Levin v. Bass, GR L-4340 to 4346, May 28, 1952, 91 Phil. 420

Late annotation of levy on certificate does not diminish its efficacy

375. Villasor v. Camon, R-CA 8551, June 29, 1951, 89 Phil. 404
376. CONVEYANCES AND TRANSFERS

A.1    Procedure in registration of conveyances

A.2      Procedure where conveyance involves portion of land

Annotation of deed pending entry of transfer certificate

Annotation of subsequent deed prior to approval of plan not allowed

RD’s action upon approval of the plan and technical descriptions

Grantor’s options where land has been subdivided into several lots

A.3      Carryover of encumbrances

RD’s ministerial duty to carry over encumbrances to certificates

376. Saberon v. Ventanilla, Jr., GR 192669, Apr. 21, 2014, 777 SCRA 287
377. MORTGAGES AND LEASES

B.1      Mortgage or lease of registered land

Mortgage
Lease

Issuance of mortgagee’s or lessee’s duplicate certificate

of title discontinued

B.2      Registration of the deed of mortgage or lease

B.3   Discharge or cancellation of mortgage or lease

377. PCSO v. New Dagupan Metro Gas Corp., GR 173171, July 11, 2012, 676 SCRA 156

B.4   Foreclosure of mortgage; definition

378. Selegna Management and Development Corp. v. UCPB, GR 165662, May 3, 2006,
489 SCRA 125

(a)    Judicial foreclosure of mortgage

Final order of the court confirming the sale

Where there is no right of redemption

Where right of redemption exists

Redemption period for registered foreclosed property

379. Metropolitan Bank and Trust Co. v. Tan, GR 178449, Oct. 17, 2008, 569 SCRA 814

General rule in redemption; intent must be coupled with payment

380. BPI Family Savings Bank, Inc., v. Sps. Veloso, GR 141974, Aug. 9, 2004, 436 SCRA
1

Remedy in case of disagreement over redemption price

381. Banco Filipino Savings and Mortgage Bank v. CA, GR 143896, July 8, 2005, 463
SCRA 64

Certificate or deed of redemption in case of redemption

Final deed of sale in case of non-redemption

(b)  Extrajudicial foreclosure of mortgage

Certificate of sale

Certificate or deed of redemption in case of redemption

Laws governing extrajudicial foreclosure

Final deed of sale or sworn statement in case of non-redemption

Purchaser in foreclosure sale may seek possession of property sold

382. China Banking Corp. v. Lozada, GR 164919, July 4, 2008, 557 SCRA 177

Petition for issuance of writ of possession through ex parte motion

383. Metropolitan Bank and Trust Co. v. Bance, GR 167280, Apr. 30, 2008, 553 SCRA
507

Ministerial duty of the court to issue writ of possession

384. David Enterprises v. Insular Bank of Asia and America, GR 78714, Nov. 21, 1990,
191 SCRA 516
385. Clapano v. Gapultos, GR L-51574-77, Sept. 30, 1984, 132 SCRA 429
386. Sulit v. CA, GR 119247, Feb. 17, 1997, 268 SCRA 441
387. Metropolitan Bank and Trust Co. v. Tan, GR 159934, June 26, 2008, 555 SCRA 502

Purchaser entitled to writ of possession despite pendency of annulment or foreclosure suit

388. Fernandez v. Espinoza, GR 156421, Apr. 14, 2008, 551 SCRA 136

When right of purchaser to possession becomes absolute

Writ of possession; when issued

389. 680 Home Appliances, Inc. v. CA, GR 206599, Sept. 29, 2014, 737 SCRA 127

Instance when issuance of writ of possession ceases to be ex-parte

390. Okabe v. Saturnino, GR 196040, Aug. 26, 2014, 733 SCRA 652

Court order granting petition for writ of possession a final order

Inadequacy of price at foreclosure sale does not nullify sale

391. New Sampaguita Builders Construction Inc. v. PNB, GR 148753, July 30, 2004, 435
SCRA 565

Remedy where proceeds of sale insufficient to cover debt

392. BPI Family Savings Bank, Inc. v. Avenido, GR 175816, Dec. 7, 2011, 661 SCRA 758

Conditions when writ against foreclosure of mortgage may be issued

Certificate of sale in a foreclosure sale does not transfer ownership

393. Supreme Transliner, Inc. v. BPI Family Savings Bank, Inc., GR 165617, Feb. 25,
2011, 644 SCRA 59
Certificate of sale and Deed of absolute sale distinguished

394. Gonzalez v. Calimbas, GR L-27878, Dec. 31, 1927, 51 Phil. 355

Annotation of certificate of sale a ministerial duty of RD

395. Autocorp Group v. CA, GR 157553, Sept. 08, 2004, 437 SCRA 678
396. POWERS OF ATTORNEY; TRUSTS

C.1      Power of attorney

Special Power of Attorney (SPA)

Powers of attorney construed

396. Woodchild Holdings, Inc. v. Roxas Electric and Construction Co., Inc., GR 140667,
Aug. 12, 2004, 436 SCRA 235

Trust

C.2      Trusts in registered land

C.3      Trust with power of sale, etc.; how expressed

C.4      Judicial appointment of new trustee

C.5      Implied trusts; how established

Implied trust

Resulting and constructive trust construed

Express trust and implied trust distinguished

5.2       INVOLUNTARY DEALINGS

Involuntary dealings

1. Attachments or judicial writs, orders or processes

Attachment

397. Calo v. Roldan, GR L-252. Mar. 30, 1946, 76 Phil. 445

398. Sievert v. CA, GR 84034, Dec. 22, 1988, 168 SCRA 692

Purpose and function of an attachment

399. Mabanag v. Gallemore, GR L-825, July 20, 1948, 81 Phil. 254

400. Salgado v. CA, GR L-55381, Mar. 26, 1984, 128 SCRA 395
401. Adverse claim
Statement of claims; how registered

Form and contents of statement

Period of effectivity of adverse claim

Duty of RD to record adverse claim ministerial

401. Gabriel v. RD of Rizal, GR L-17956, Sept. 30, 1963, 9 SCRA 136

Purpose of annotating adverse claim on certificate of title

402. Arrazola v. Bernas, GR L-29740, Nov. 10, 1978, 86 SCRA 279

Cancellation of the adverse claim; how made and by whom

What constitutes as adverse claim under Section 70 of PD 1529

403. Cathay Metal Corp. v. Laguna West Multi-Purpose Cooperative, Inc., GR 172204,
July 2, 2014, 728 SCRA 482

30-day effectivity of adverse claim construed

404. Sajonas v. CA, GR 102377, July 5, 1996, 285 SCRA 79

Cancellation of adverse claim still necessary to render it ineffective

Rationale for requirement of hearing; second adverse claim barred

Certain easement need not be annotated as adverse claim

405. Castro v. Monsod. GR 183719, Feb. 2, 2011, 641 SCRA 486

406. Surrender of certificate in involuntary dealings

Where a court order is needed to compel surrender of certificate

406. RD, Pasig, Rizal v. Heirs of Caiji, GR L-7261, May 11, 1956, 99 Phil. 25

Provisions of Sections 69 and 71 of PD 1529 distinguished

407. The Phil. Cotton Corp. v. Gagoomal, GR 130389, Feb. 11, 2008, 544 SCRA 185
408. Dissolution, etc. of attachments, etc.
409. Registration of orders of court, etc.
410. Enforcement of liens on registered land

Act of registration of deed of conveyance is what gives effect to the conveyance

and binds the land

408. Tuason v. Raymundo, GR L-9372, Dec. 15, 1914, 28 Phil. 635

409. Agbulos v. Alberto, GR L-17483, July 31, 1962, 5 SCRA 790
 410. Application for new certificate
upon expiration of redemption
period; Period to annul or impeach the proceedings

Relief under Section 75 of PD 1529 may only be granted when there is unanimity of the parties or
there is
no adverse claim

410. Tangunan v. Republic, GR L-5545, Dec. 29, 1953, 94 Phil. 171

411. Notice of lis pendens; where proper

Lis pendens

411. Rehabilitation Finance Corp. v. Morales, GR L-10064, Apr. 23, 1957, 101 Phil. 171

Nature and effects of a notice of lis pendens

412. Baranda v. Gustilo, GR 81163, Sept. 26, 1988, 165 SCRA 757

Notice of lis pendens may also involve actions dealing with use or occupation of property

413. Viewmaster Construction Corp. v. Maulit, GR 136283, Feb. 29, 2000, 326 SCRA
821

Other applications of the notice of lis pendens

414. Villanueva v. CA, GR 117108, Nov. 5, 1997, 281 SCRA 298

Notice of lis pendens not a lien or encumbrance but a mere notice

415. People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299

Property which may validly be

covered by notice of lis pendens

Notice of lis pendens a mere notice to third parties and creates no lien thereon

416. People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299

Cancellation of notice of lis pendens before final judgment

Cancellation of notice after final judgment in favor of defendant

General rule on cancellation of notice of lis pendens

Grounds for cancellation of notice of lis pendens

417. Lim v. Vera Cruz, GR 143646, Apr. 4, 2001, 356 SCRA 386

418. Romero v. CA, GR 142406, May 16, 2005, 458 SCRA 483
What the notice of lis pendens need not contain

419. Villanueva v. CA, GR 117108, Nov. 5, 1997, 281 SCRA 298

Notice of lis pendens does not create a right or lien

420. Somes v. Government of the Phil. Islands, GR L-42754, Oct. 30, 1935, 62 Phil. 432

Notice of lis pendens and adverse claims not contradictory

421. Doronila Resources Dev., Inc. v. CA, GR L-42956-57, Jan. 12, 1988, 157 SCRA 26
422. REGISTRATION OF JUDGMENTS, ORDERS AND PARTITIONS
423. Judgment for the Plaintiff
424. Judgment adjudicating ownership
425. Execution of deed by virtue of judgment
426. Judgment of partition
427. Registration of prior registered
mortgaged or lease on partitioned property
428. Notice of insolvency
429. Judgment or order vacating insolvency proceedings
430. Land taken by eminent domain
431. Extrajudicial settlement of estate
432. Filing of letters of administration and will
433. Dealings by administering subject to court approval.
434. Land devised to executor
435. When executor empowered by will to sell, etc.
436. Transfer in anticipation of final distribution
437. Registration of final distribution of estate

VII.  ASSURANCE FUND

Assurance Fund; its purpose and intent

422. RD of Negros Occidental v. Anglo, Sr., GR 171804, Aug. 05, 2015

423. Estrellado v. Martinez, GR 23847, Nov. 18, 1925, 48 Phil. 256
424. Contribution to Assurance Fund
425. Custody and investment of fund
426. Action for compensation from funds

Persons who may recover from the Assurance Fund

424. De Guzman v. National Treasurer of the Republic of the Phils., GR 143281,. Aug. 3,
2000, 337 SCRA 238

When claims not permitted

425. The RD of Negros Occidental v. Anglo, Sr., GR 171804, Aug. 05, 2015
426. Treasurer of the Phils. v. CA, GR L-42805, Aug. 31, 1987, 153 SCRA 359
427. Action for compensation; against whom action filed
428. Reyes v. Solemar Development Corp., GR 129247, Mar. 3, 2006, 484 SCRA 1
429. Judgment, how satisfied
Recourse where judgment cannot be executed

6. General Fund when liable

7. Subrogation of government to plaintiff’s rights
8. RD as party in interest

RD mandated to protect the Assurance Fund by filing action

Power of LRA Administrator to file the case himself

428. Eagle Realty Corp. v. Republic, GR 151424, July 04, 2008, 557 SCRA 77

Ownership rights by the State need not be shown in an action to protect the Fund from liability for
damages

9. Losses not recoverable

Recovery from person who caused the loss takes precedence over claims against Assurance Fund

429. Estrellado v. Martinez, GR L-23847, Nov. 18, 1925, 48 Phil. 256

Person registered in error liable for damages

Fund not intended to relieve third persons from legal actions

10. Limitation of Action

VIII.     REGISTRATION OF PATENTS

1. Certificates of title pursuant to patents

Effect of registration of grants and patents under Section 103

430. Ting Ho, Jr. v. Teng Gui, GR 130115, July 16, 2008, 558 SCRA 421

Registered public land patent a veritable Torrens title

431. Republic v. Umali, GR 80687, Apr. 10, 1989, 171 SCRA 647
432. CERTIFICATE OF LAND TRANSFER, EMANCIPATION PATENT, AFFIDAVIT OF
NON-TENANCY
433. Provisional Register of Documents
434. Certificates of Land Transfer, Emancipation Patents and
Certificates of Land Ownership Award
435. Sale of agricultural land; affidavit
436. PETITIONS AND ACTIONS AFTER ORIGINAL REGISTRATION
437. Petition to compel surrender of owner’s duplicate certificate

Court action after hearing the petition

Filing of separate and original action before land registration court

Transfer of title in buyer’s name no longer part of execution proceedings

432. Padilla, Jr. v. Phil. Producers Cooperative Marketing Assoc., Inc., GR 141256, July
15, 2005, 463 SCRA 480

Necessity to file separate action, not mere motion, with RTC

433. Reyes v. Tang Soat Ing, GR 185620, Dec. 14, 2011 , 662 SCRA 553

Remedy in case holder of certificate refuses to surrender duplicate

434. New Durawood Co., Inc. v. CA, GR 111732, Feb. 20, 1996
435. Amendment and alteration of certificates not allowed after
entry; exception

Venue of petitions for amendment and alteration of certificates

Grounds for petition for amendment and alteration of certificates

435. Paz v. Republic, GR 157367, Nov. 23, 2011, 661 SCRA 74

Court actions on the petitions

Limitations on court’s authority

Petition that may be filed where owner’s duplicate not presented

Petitions or motions to be filed in the original registration case

Proceedings under Section 108 summary in nature

436. Bagayas v. Bagayas, GR 187308 & 187517, Sept. 18, 2013, 706 SCRA 73

Grounds for availment of relief under Section 108

437. Heirs of Franco v. CA, GR 123924, Dec. 11, 2003, 418 SCRA 60
438. City Government of Tagaytay v. Guerrero, GR 140734 & 140745, Sept. 17, 2009,
600 SCRA 33
439. Tagaytay-Taal Tourist Development Corp. v. CA, GR 106812, June 10, 1997, 273
SCRA 182

“Unanimity of parties”

440. Almirañez v. Devera, GR L-19496, Feb. 27, 1965, 13 SCRA 343

Indispensable parties in action for cancellation of memorandum

441. Crisologo v. JEWM Agro-Industrial Corp., GR 196894, Mar. 3, 2014, 717 SCRA 644
442. Southwestern University v. Laurente, GR L-20075, Nov. 27, 1968, 25 SCRA 57
Provisions of Section 2 and Section 108 of PD 1529 distinguished

443. Ernesto Oppen, Inc. v. Compas, GR 203969, Oct. 21, 2015

444. Notice and replacement of lost duplicate certificate
445. New Durawood Co., Inc. v. CA, GR 111732, Feb. 20, 1996, 253 SCRA 740

RTC has jurisdiction over petitions for issuance of lost or stolen owner’s duplicate certificate of title

What constitutes sufficient notice

445. Office of Court Administrator v. Matas, AM RTJ-92-836, Aug. 2, 1995, 247 SCRA 9

Fact of loss of duplicate certificate jurisdictional

446. Strait Times, Inc. v. CA, GR 126673, Aug. 28, 1998, 294 SCRA 714

Section 109 of PD 1529 and RA 26 distinguished

Actions for replacement under PD 1529 and reconstitution under RA 26 do not pass upon question
of ownership of land

447. Puzon v. Sta. Lucia Realty and Development, Inc., GR 139518, Mar. 6, 2001, 353
SCRA 699
448. Heirs of Susana De Guzman Tuazon v. CA, GR 125758, Jan. 20, 2004, 420 SCRA
219
449. Reconstitution of lost or destroyed original of Torrens title

Judicial reconstitution under RA 26

Administrative reconstitution in RA 26; when availed of

Reconstitution

449. Heirs of Ragua v. CA, GR 88521-22, 31 Jan. 2000, 324 SCRA 7

450. Serra Serra v. CA, GR 34080, Mar. 22, 1991, 195 SCRA 482

Notice of hearings of petition for judicial reconstitution

Reconstitution of lost or destroyed original Torrens title

Nature and purpose of reconstitution proceedings

451. Angat v. Republic, GR 175788, June 30, 2009, 591 SCRA 364

Requisites for an order of reconstitution to issue

452. Layos v. Fil-Estate Golf and Development, Inc., GR 150470, Aug. 6, 2008, 561
SCRA 75

Jurisdictional requirements and procedures to be followed

Owner’s duplicate copy as source for judicial reconstitution

Copies of the certificate of title

Owner’s duplicate of OCT/TCT as primary source for reconstitution

453. Republic v. Casimiro, GR 166139, June 20, 2006, 491 SCRA 499

Owner’s duplicate OCT or TCT to be presented before the court

Sources of reconstitution with respect to liens and encumbrances affecting lost or destroyed
certificates of title

When notices to owners of adjoining

lots and actual occupants not
mandatory and jurisdictional

454. Puzon v. Sta. Lucia Realty and Development, Inc., GR 139518, Mar. 6, 2001, 353
SCRA 699

Duty of petitioners to know their adjoining property owners

455. Tahanan Development Corp. v. CA, GR L-55771, Nov. 15, 1982, 118 SCRA 273

Effect of failure to notify occupant of adjacent property

Publication, posting and contents of the notice of Petition for Reconstitution

Requirements prior to the date of hearing

Contents of the notice

456. Republic v. Planes, GR 130433, Apr. 17, 2002, 430 Phil. 848

Insufficient compliance with

requirements annuls proceedings

457. Alabang Development Corp. v. Valenzuela, GR L-54094, Aug. 30, 1982, 116 SCRA
261
458. Municipality of Legazpi v. A.L. Ammen Transportation Co., Inc., GR L-22377, Nov.
29, 1968, 26 SCRA 218

Rule on liberal construction of the Rules not applicable to land registration cases

459. Castillo v. Republic, GR 182980, June 22, 2011, 652 SCRA 600
460. SCHEDULE OF FEES: SPECIAL FUND

Fees payable

Filing fees and docket fees distinguished

 460. Dela Paz v. CA, GR 120150, Mar. 27, 2000, 328 SCRA 707

Special Account

XII.  FORMS USED IN LAND REGISTRATION AND CONVEYANCING

1. Forms in conveyancing

Signing and sealing of the instrument

Required location of signature merely directory

461. Quilala v. Alcantara, GR 132681, Dec. 3, 2001, 371 SCRA 311

XIII. DEALINGS WITH UNREGISTERED LANDS

1. Recording of instruments relating to unregistered lands

XIV.     REGISTRATION OF CHATTEL MORTGAGES

Chattel mortgage

1. Recording of chattel mortgages

Chattel mortgage over motor vehicles; when mortgage is deemed binding upon third persons

462. Aleman v. De Catera, GR L-13693, Mar. 25, 1961, 1 SCRA 776

463. Manner of recording chattel mortgages

Recording of a mortgage

RD to certify officer’s return of sale upon mortgage

3. Fees for chattel mortgages, etc.

Consulta

463. Doronila Resources Dev., Inc. v. CA, GR L-42956-57, Jan. 12, 1988, 157 SCRA 26
464. Procedure

Consulta, when applicable

Resolution on the consulta appealable to CA

XVI.     FINAL PROVISIONS OF PD 1529

1. Appropriation
2. Postage exemption
3. Effectivity of the law on property or land registration