LAND TITLES AND DEEDS (PD No.

1529)

COURSE OUTLINE
Grading components:
20% Attendance
30% Reporting/Group Project
50% Final Exams

Chapter I
General Provisions

1. Nature of registration proceedings

• Governing law- PD No. 1529 (Property Registration Decree)
• Purpose of registration
• Advantages of the Torrens system of registration
2. Jurisdiction
• Regional trial courts have jurisdiction over applications for registration
• But first level courts have delegated jurisdiction where:
i.Lot is not the subject of controversy or opposition, or
ii.Where contested, the value thereof does not exceed P l00,000.00
3. The Regalian doctrine - all lands and all other natural resources are owned by the State
•Sec. 2, Art. XII, Constitution
•Doctrine does not negate "native title"
4. PD 892 - Spanish titles no longer used as evidence of ownership
5. Registration of land; a judicial proceeding and an action in rem
6. Cases
• Tenio-Obsequio v. CA, GR 107967, Mar. 1, 1994, 230 SCRA 550
• Torbela v. Rasario, GR 140528, Dec. 7, 2011, 661 SCRA 633
• Legarda vs. Saleeby, GR L-8936, Oct. 2, 1915, 31 Phil. 590
• Republic v. CA, GR L-46626-27, Dec. 27, 1979, 94 SCRA 865
• Republic v. Heirs of Sin, GR No. 157485, March 26, 2014.
• Republic v. Remnan Enterprises, Inc., GR No. 199310, Feb. 19, 2014
• Lozada v. Bracewell, GR No. 179155, April 2, 2014
• Valiao v. Republic, GR No. 170757, Nov. 28, 2011
• Hermoso v. Court of Appeals, GR No. 166748, April 24, 2009
• Palanca v. Republic GR No. 151312, Aug. 30, 2006
• Sec. of DENR v. Yap, GR No. 167707, Oct. 8, 2008
• Cruz v. Sec. of DENR, GR No. 135385, Dec. 6, 2000
• Kapunan, J., Sep. Op.: Cruz v. Secretary of Environment and Natural Resources,
GR 135385, Dec. 6, 2000, 347 SCRA 128
• Republic v. Agunoy, GR No. 155394, Feb. 17, 2005
• Republic v. Naguiat GR No. 134209, Jan. 24, 2006
• Ligon v. Court of appeals, GR No. 107751, June 1, 1995
• Intestate Estate of Don Mariano San Pedro v. Court of Appeals, GR No. 103727,
Dec. 1, 1996

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Chapter II
The Land Registration Commission and
Its Registries of Deeds

1. Land Registration Authority

a. Functions of Administrator
2. Office of the Register of Deeds
a. Registration in public registry is notice to the whole world
b. Duty of Register of Deeds to register instruments is ministerial
c. Exceptions
d. Consulta
3. Cases
• Abrigo v. De Vera, GRT No. 154409, June 21, 2004
• Guaranteed Homes v. Valdez, GR No. 171531
• Baranda v. Gustilo, GR No. 81153, Sept. 26,1988
• De Leon v. De Leon, GR No. 185063, July 23, 2009
• Alfonso v. Office of the President, GR No. 150091, April 2, 2007
• Naawan Community Rural Bank v. Court of Appeals, GR No. 128573, Jan. 13,
2003

Chapter III
ORIGINAL REGISTRATION Ordinary Registration Proceedings
A. Applications
(A) Registration under PD No.1529 (Property Registration Decree)

1. Registration under Sec. 14(1), PD No. 1529 - "Those who by themselves or through
their predecessors-in-interest have been in open, continuous, exclusive and notorious
possession and occupation of alienable and disposable lands of the public domain under a
bona fide claim of ownership since June 12, 1945, or earlier."
Requisites
a. Applicant must be a Filipino citizen;
b. Land is agricultural, already classified as alienable and disposable land (A and
D) at the time the application is filed;
c. Applicant, by himself through his predecessors-in-interest, has been in open,
continuous, exclusive and notorious possession and occupation thereof, in the concept of
owner (OCENCO);
d. Since June 12, 1945.

2. Registration under Sec. 14(2) - "Those who have acquired ownership of private lands by
prescription under the provisions of existing laws."
Requisites
a. Land must be patrimonial or private in character
b. Possession must be for 10 years (in good faith) or 30 years (regardless of good
faith)

3. Registration under Sec. 14(3) - "Those who have acquired ownership of private lands or
abandoned river beds by right of accession or accretion under the existing laws."
a. Abandoned river beds belong to the owners whose lands are occupied by the new
course in proportion to the area lost. (Art. 461, Civil Code)
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 b. To the owners of lands adjoining the banks of rivers belong the accretion which
they gradually receive from the effects of the current of the waters. (Art. 457, Civil
Code)
4. Registration under Sec. 14(4)- "Those who have acquired ownership of land in any other
manner provided for by law."

5. Private corporations are disqualified from acquiring alienable and disposable lands of
the public domain.
6. But a corporation sole is qualified to apply for registration
7. Cases
• Ayog vs. Cusi, G.R. No. L-46729 November 19, 1982
• Malabanan v. Republic, GR No. 179987, April 29, 2009; Resolution on motion
for reconsideration, Sept. 3, 2013
• Republic v. Remnan Enterprises, Inc., GR No. 199310, Feb. 19, 2014
• Republic v. Joson, GR No. 163767, March 10, 2014
• City Mayor v. Ebio, GR No. 178411, June 23, 2010
• Republic v. East Silverlane Realty Development Corporation, GR No. 186961,
Feb.20, 2012
• Republic v. CA and Tancinco, GR No. L-61647, Oct. 12, 1984
• Grande v. Court of Appeals, GR No. L-17652, June 30, 1962
• International Hardwood v. University of the Philippines, GR No.52518, Aug.
13, 1991
• Republic, rep. by Mindanao Medical Center v. Court of Appeals, GR No. L-
40912, Sept. 30, 1976

(B) Registration Under CA No. 141 (Public Land Act)

1. Sec. 48 (b), CA No. 141 - The following may apply: "(b) Those who by themselves
or through their predecessors in interest have been in open, continuous, exclusive,
and notorious possession and occupation of alienable and disposable lands of the
public domain, under a bona fide claim of acquisition of ownership, since June 12,
1945, except when prevented by war or force majeure. These shall be conclusively
presumed to have performed all the conditions essential to a Government grant and
shall be entitled to a certificate of title under the provisions of this chapter."
a. Requisites - same as Sec. 14(1), PD No.152
b. No material differences between Sec. 14(1) of PD No. 1529 and Sec. 48(b)
of CA No. 141
2. Vested rights acquired under RA No. 1942 (30 years possession) cannot be
impaired by PD No. l 073 (requiring possession since June 12, 1945)
3. RA No. 9176 extended the period to file application to December 31, 2020
4. Compliance with all requirements for a government grant ipso jure converts land to
private property
5. Articles 708 to 711 of the Civil Code of the Philippines: Registration with the RD
is what divests government of title. Application must conform to the requirements
of the Property Registration Decree
6. Cases
• Republic v. Doldol, GR No. 132963, Sept. 10, 1998
• Republic v. Espinosa, GR No. 171514, July 18, 2012
• Titong v. CA, GR 111141, Mar. 6, 1998, 287 SCRA 102
• Nenita Quality Foods Corp. v. Galabo, GR 174191, Jan. 30, 2013, 689 SCRA
569
• Director of Forestry v. Villareal, GR 32266, Feb. 27, 1989, 170 SCRA 598
• Concurring and Dissenting Op., Brion, J.: Heirs of Malabanan v. Republic, GR
179987, Apr. 29, 2009, 587 SCRA 172
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 • Republic v. CA, GR 108998, Aug. 24, 1994, 235 SCRA 567
• Hulst v. PR Builders, Inc., GR 566, Sept. 25, 2008, 566 SCRA 333
• Secretary of DENR v. Yap, GR 167707, Oct. 8, 2008, 589 Phil. 156
• Menguito v. Republic, GR 134308, Dec. 14, 2000, 348 SCRA 128
• Republic v. Hanover Worldwide Trading Corp., GR 172102, July 2, 2010, 662
SCRA 730
• Republic v. Santos, GR 191516, June 4, 2014, 724 SCRA 660
• Republic v. Tsai, GR 168184, June 22, 2009, 590 SCRA 423
• Heirs of Arzadon-Crisologo v. Rañon, GR 171068, Sept. 5, 2007, 559 Phil. 169
• Republic v. Aboitiz, GR 174626, Oct. 23, 2013, 798 SCRA 388
• Republic v. Rizalvo, GR 172011, Mar. 7, 2011, 644 SCRA 516
• Arbias v. Republic, GR 173808, Sept. 17, 2008, 565 SCRA 582

(C) Registration under RA No. 8371 (Indigenous Peoples Rights Act - IPRA)

1. IPRA indigenous cultural communities the ownership and possession of their ancestral
domains and ancestral lands
2. Modes of acquisition
a. By native title over both ancestral lands and domains; or
b. By Torrens title under the Public Land Act (CA No. 141, as amended) or the Property
Registration Decree (PD No. 1529) with respect to ancestral lands only
3. Requisites for registration
4. Cases
• Cruz v. Secretary of Environment and Natural Resources, GR No. 135385, Dec. 6, 2000

(D) Form and Contents, Dealings with Land

1. Form and contents of application for registration
2. What and where to file
3. Amendments
4. Dealings with land pending original registration
5. Cases:
• Benin v. Tuason, GR No. GR No. L-26127, June 28, 1974
• Director of Lands v. Heirs of Carolino, GR L-61598, Dec. 12, 1985, 140 SCRA 396

D. PUBLICATION, OPPOSITION AND DEFAULT

1. Notice of initial hearing, publication, etc.

2. Registration proceeding - a proceeding in rem
Notice of initial hearing, publication
a. By publication
b. By mailing
c. By posting
3. Purpose of publication
a. To confer jurisdiction upon the court
b. To apprise the whole world of the pending registration case
4. Opposition
a. Requisites
b. Failure to file opposition, effect of
5. Motion to dismiss based on res judicata proper
6. Order of default
7. Cases:
• Po v. Republic, GR L-27443, July 19, 1971, 40 SCRA 37

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 • Archbishop of Manila v. Barrio of Sto. Cristo, GR L-12981, Nov. 6, 1918, 39 Phil. 1
• Heirs of Lopez, Sr. v. Enriquez, GR 146262, Jan. 21, 2005, 449 SCRA 173
• Director of Lands v. Court of Appeals and Abistado, GR No. 102858, July 28 1997 ,
• Director, LMB v. Court of Appeals, GR No. 112567, Feb. 7, 2000
• Republic v. Tiotioen, GR No. 167215, Oct. 8, 2008
• Valisno v. Plan, GR No. L-55152, Aug.19, 1986

C. HEARING, JUDGMENT AND DECREE OF REGISTRATION

1. Speedy hearing; reference to a referee

2. Capacity to acquire lands is determined at the time of its acquisition and not registration -
Citizenship requirement

3. Only Filipino citizens qualified

4. But a Filipino citizen who has lost his citizenship may be a transferee of private land
subject to limitations prescribed by law

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

Private lands transferrable only to qualified individuals or entities
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
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

5. Cases
• Borromeo v. Descallar, GR No. 159310, Feb. 24, 2009
• Republic v. Court of Appeals and Lapifia, GR No. 108998, Aug. 24,1994
• Phil. Banking Corporation v. Lui She, GR No. L-17587, Sept. 12, 1967
• Matthews v. Taylor, GR 164584, June 22, 2009, 590 SCRA 394
• Hulst v. PR Builders, Inc., GR 566, Sept. 25, 2008, 566 SCRA 333
• Director of Lands v. Agustin, GR L-16173, Oct. 6, 1921, 42 Phil. 227
• Gomez v. CA, GR 77770, Dec. 15, 1988, 168 SCRA 491
• Tirona v. Nañawa, GR L-22107, Sept. 30, 1967, 21 SCRA 395

Classification of Public Lands

6. Primary classification, Sec. 3, Art. XII, Constitution

7. Secondary classification, Sec. 9, Public Land Act
8. Classification an exclusive executive prerogative
9. Cases
• Republic v. Fabio, GR No. 159589, Dec. 23, 2008
• Malabanan v. Republic, GR No. 179987, April 29, 2009, Resolution on motion for
reconsideration, Sept. 3, 2013.

Non-Registrable Properties

10. Property of public dominion

a. Lands for public use and public service
b. Forest lands
c. Mineral lands
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 d. National parks
e. Public reservations
f. Military or naval reservation

11. Identity of the land

12. Classification of the land as A and D land

a. Land needs to be classified as A and D at the time the application for registration is filed
b. Proof of classification (see Republic v. T.A.N. Properties and other cases)

13. Law requires proof of possession and occupation since June 12, 1945
14. Spanish titles no longer efficacious as proof ownership (PD No. 892)

Cases:
• Heirs of Arzadon-Crisologo v. Rañon, GR 171068, Sept. 5, 2007, 559 Phil. 169
• Republic v. Aboitiz, GR 174626, Oct. 23, 2013, 798 SCRA 388
• Navy Officers’ Village Association, Inc. (NOVAI) v. Republic, GR 177168, Aug. 03,
2015
• Wee v. Republic, GR 177384, Dec. 8, 2009, 608 SCRA 72
• SM Prime Holdings, Inc. v. Madayag, GR 164687, Feb. 12, 2009, 578 SCRA 552

Judgment

15. Judgment confirming title

a. Only judgments and processes received by OSG binding upon the government
b. Separate proceeding to enforce judgment not necessary
c. Court retains jurisdiction until after final entry of decree of registration
16. Writ of possession
17. Decree of registration
a. Decree binds the land and quiets title thereto
b. Land becomes registered land only upon transcription of the decree in the Office of the
c. Certificate of title becomes indefeasible one year after the issuance of the decree
18. Cases:
• Ingusan v. Heirs of Reyes, GR 142938, Aug. 28, 2007, 531 SCRA 315
• Heirs of Simplicio Santiago v. Heirs of Mariano Santiago, GR 151440, June 17
• Serna v. CA, GR 124605, June 18, 1999, 308 SCRA 527
• Broce v. Apurado, GR 8416, Jan. 27, 1914, 26 Phil. 581
• Rivera v. Moran, GR 24568, Mar. 2, 1926, 48 Phil. 836.
• Heirs of Roxas v. CA, GR 118436, Mar. 21, 1997, 270 SCRA 309

D. REMEDIES

1.Rules of Court
Cases:
• Tichangco v. Enriquez, GR 150629, June 30, 2004, 433 SCRA 324
• Valenzuela v. Sps. Mano, GR 172611, July 9, 2010, 624 SCRA 664
• Hutchison v. Buscas, GR 158554, May 26, 2005, 459 SCRA 214
• Walstrom v. Mapa, Jr., GR L-38387, Jan. 29, 1990, 181 SCRA 431

2. Property Registration Decree

3. Innocent Purchaser for Value

Cases:
• Yared v. Tiongco, GR 161360, Oct. 19, 2011, 659 SCRA 545
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 • Peralta v. Abalon, GR 183448, June 30, 2014, 727 SCRA 477
• Lu v. Manipon, GR 147072, May 7, 2002, 381 SCRA 788
• Baricuatro Jr. v. CA, GR 105902, Feb. 9, 2000, 325 SCRA 137
• Soliven v. Francisco, GR L-48974, Nov. 29, 1989, 170 SCRA 218
• Lim v. Chuatoco, GR 161861, Mar. 11, 2005, 453 SCRA 308

4. Innocent Mortgagee for Value

Cases:
• Lucena v. CA, GR L-77468, Aug Aug. 25, 1999, 313 SCRA 47
• Declaro v. CA, GR 119747, Nov. 27, 2000, 346 SCRA 57)
• Esquivel v. Alegre, GR 79425, Apr. 17, 1989, 172 SCRA 315

E. CADASTRAL PROCEEDINGS

• Republic v. Vera, GR L-35778, Jan. 27, 1983, 120 SCRA 210

• Pamintuan v. San Agustin, GR L-17943, June 22, 1922, 43 Phil. 558
• Viewmaster Construction Corp. v. Maulit, GR 136283, Feb. 29, 2000, 326 SCRA 821
• Francisco v. CA, GR L-35787, Apr. 11, 1980, 97 SCRA 22
• Juan v. Luis, GR 24701, Aug. 25, 1926, 49 Phil. 252
• Benin v. Tuason, GR L-26127, June 28, 1974, 57 SCRA 531
• Tichangco v. Enriquez, GR 150629, June 30, 2004, 433 SCRA 324

F. OTHER REMEDIES: CANCELLATION OF TITLE, QUIETING OF TITLE, REVERSION,

PERJURY
Action to quiet title a suit quasi in rem
Cases:
• Heirs of Toring v. Heirs of Boquilaga, GR 163610, Sept. 27, 2010
• Foster-Gallego v. Galang, GR 130228, July 27, 2004, 435 SCRA 275
• Eland Philippines, Inc. v. Garcia, GR 173289, Feb. 17, 2010, 613 SCRA 66
• Soliven v. Francisco, GR L-48974, Nov. 29, 1989, 170 SCRA 218
• Heirs of Kionisala v. Heirs of Dacut, GR 147370, Feb. 27, 2002, 378 SCRA 206
• Republic v. Mangotara, GR 170375, 170505 & 173355-56, July 7, 2010, 624 SCRA 360
• Diaz v. People, GR 65006, Oct. 31, 1990, 191 SCRA 86
• Alfonso v. Pasay City, GR L-12754, Jan. 30, 1960, 106 Phil. 1017

Chapter IV
CERTIFICATE OF TITLE (OCT, TCT, ENCUMBRANCES)
Probative Value of a Certificate of Title
• Naval v. CA, GR 167412, Feb. 2, 2006, 483 SCRA 102
• Republic v. Nillas, GR 159595, Jan. 23, 2007, 512 SCRA 286
• Laburada v. Land Registration Authority, GR 101387, Mar. 11, 1998, 287 SCRA 333
• Manotok Realty, Inc. v. CLT Realty Development Corp., GR 123346, Nov. 29, 2005, 476
SCRA 305
• Casimiro Development Corp. v. Mateo, GR 175485, July 27, 2011, 654 SCRA 676
• People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299
• Gabriel, Jr. v. Crisologo, GR 204626, June 9, 2014, 725 SCRA 528
• Carvajal v. CA, GR 98328, Oct. 9, 1997, 345 Phil. 592

Chapter V
SUBSEQUENT REGISTRATION AND OTHER VOLUNTARY DEALINGS
Cases:
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 • Bulaong v. Gonzales, GR 156318, Sept. 05, 2011, 656 SCRA 666
• Calalang v. Register of Deeds, GR 76265, Apr. 22, 1992, 208 SCRA 215
• Autocorp Group and Autographics, Inc. v. CA, GR 157553, Sept. 8, 2004, 437 SCRA 678
• Caviles, Jr. v. Bautista, GR 102648, Nov. 24, 1999, 319 SCRA 24
• DBP v. Acting RD of Nueva Ecija, UDK 7671, June 23, 1988, 162 SCRA 450
• Saberon v. Ventanilla, Jr., GR 192669, Apr. 21, 2014, 777 SCRA 287
• PCSO v. New Dagupan Metro Gas Corp., GR 173171, July 11, 2012, 676 SCRA 156
• Selegna Management and Development Corp. v. UCPB, GR 165662, May 3, 2006, 489
SCRA 125
• China Banking Corp. v. Lozada, GR 164919, July 4, 2008, 557 SCRA 177
• Metropolitan Bank and Trust Co. v. Bance, GR 167280, Apr. 30, 2008, 553 SCRA 507
• Fernandez v. Espinoza, GR 156421, Apr. 14, 2008, 551 SCRA 136

INVOLUNTARY DEALINGS (Attachment, Adverse Claim, Liens, Lis Pendens)

Cases:
• Sievert v. CA, GR 84034, Dec. 22, 1988, 168 SCRA 692
• Salgado v. CA, GR L-55381, Mar. 26, 1984, 128 SCRA 395
• Gabriel v. RD of Rizal, GR L-17956, Sept. 30, 1963, 9 SCRA 136
• RD, Pasig, Rizal v. Heirs of Caiji, GR L-7261, May 11, 1956, 99 Phil. 25
• Arrazola v. Bernas, GR L-29740, Nov. 10, 1978, 86 SCRA 279
• Sajonas v. CA, GR 102377, July 5, 1996, 285 SCRA 79
• Castro v. Monsod. GR 183719, Feb. 2, 2011, 641 SCRA 486
• The Phil. Cotton Corp. v. Gagoomal, GR 130389, Feb. 11, 2008, 544 SCRA 185
• Villanueva v. CA, GR 117108, Nov. 5, 1997, 281 SCRA 298
• People v. RTC of Manila, GR 81541, Oct. 4, 1989, 178 SCRA 299

Chapter VIII
REGISTRATION OF PATENTS
Cases:
• Ganila v. CA, GR 150755, June 28, 2005, 461 SCRA 435
• Gordula v. CA, GR 127296, Jan. 22, 1998, 284 SCRA 617
• Cabacug v. Lao, GR L-27036, Nov. 26, 1970, 36 SCRA 92
• Azarcon v. Vallarta, GR L-43679, Oct. 28, 1980, 100 SCRA 450).
• Ramos v. Obligado, GR 46548. June 21, 1940, 70 Phil. 86
• Republic v. Animus, GR L-37682, Mar. 29, 1974,56 SCRA 499

Chapter X
PETITIONS AND ACTIONS AFTER ORIGINAL REGISTRATION
Cases:
• Padilla, Jr. v. Phil. Producers Cooperative Marketing Assoc., Inc., GR 141256, July 15,
2005, 463 SCRA 480
• City Government of Tagaytay v. Guerrero, GR 140734 & 140745, Sept. 17, 2009, 600
SCRA 33
• Crisologo v. JEWM Agro-Industrial Corp., GR 196894, Mar. 3, 2014, 717 SCRA 644
• Ernesto Oppen, Inc. v. Compas, GR 203969, Oct. 21, 2015
• New Durawood Co., Inc. v. CA, GR 111732, Feb. 20, 1996, 253 SCRA 740
• Heirs of Ragua v. CA, GR 88521-22, 31 Jan. 2000, 324 SCRA 7
• Layos v. Fil-Estate Golf and Development, Inc., GR 150470, Aug. 6, 2008, 561 SCRA 75
• Republic v. Planes, GR 130433, Apr. 17, 2002, 430 Phil. 848

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