Serrano Notes

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LTD LECTURE NOTES & REVIEWER

Judge Serrano - Midterm 200
San !eda Co""ege o# La$
%&' Can(ino) *ri+&" & Ve"o+o) ,in-&
LAND TITLES AND DEEDS
MIDTERM REVIEWER
LECTURE NOTES #1
June 19, 2010
HOUSE RULES
-no excused absences
-duty: to learn, to study, to pray, to pass
-no !o"n! out #ro$ class
-no tal%"n!
-$entally &onest 'no c&eat"n!( no coac&"n!)
*"rst + ,&apters- Lecture
Start"n! Sect"on 1- o# ./0/ 11229 rec"tat"on
3ext $eet"n!: 4u"5
,o6era!e: 7&at &as been ta%en up
INTRODUCTION
8&e sub9ect "s about t&e control o6er land
*or a person to &a6e exclus"6e en9oy$ent o#
property/
Ho7e6er, a person cannot absolutely control a
certa"n p"ece o# land
o .ersons !o to ot&er places
8&us, t&ere "s only te$porary control because "t
"s "$poss"ble to p&ys"cally possess or control
lar!e tracts o# land/
:# a person 7"ll not !o a7ay or 7"ll not !o to so$e
ot&er places, no one 7"ll ta%e &"s property 'land)/
;UES8:O3: HO< ,=3 <E HE ,O38ROL H:S
L=30>
8&"s 4uest"on "s ans7ered by t&e de6elop$ent o#
land la7s? pr"6ate land o7ners can assert r"!&ts
because o# RE@:S8R=8:O3 'land t"tles or
docu$ents)
HISTORY/ DEVELOPMENT
=ct 1 -9A
Land Re!"strat"on =ct lasted #or B2(BB years
unt"l repealed by ./0/ 3o/ 1229 7&"c& "s t&e la7
no7 "n #orce and "n e##ect/
Cecause 7e l"6e "n a soc"ety 7"t& d"6er!ent
"nterests, t&ere ar"se d"sputesD
;UES8:O3S:
o <&o "s t&e o7ner o# t&e land>
o <&o &as better r"!&t>
o Ho7 can t&"rd persons be a##ected>
o <&at %"nds o# e6"dences are re4u"red
to en#orce o7ners&"p>
8&ese 4uest"ons are ans7ered "n t&"s class/
,r"t"cal de6elop$ents t&rou!& t&e
ad6ance$ent o# c"6"l"5at"on de6eloped
consc"ousness o# land o7ners&"p ar"se t&e
necess"ty o# protect"n! t&e r"!&ts o# o7ner
TORRENS SYSTEM OF LAND REGISTRATION
R"c&ard Robert 8orrens
,urrent syste$ o# land re!"strat"on
Private land ownership did not come from
nowhere.
8&ere could be a source: 7&oE( #ro$ 7&o$ d"d
you ac4u"re your land>
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SOUR,E: pr"6ate land o7ners&"p $ust e$anate
#ro$ t&e S8=8E/
8&e State "s t&e source o# land to t&e REGALIAN
DOCTRINE. '=ll lands o# t&e publ"c do$a"n
belon! to t&e State, 7&"c& "s t&e source o# any
asserted r"!&t to o7ners&"p o# land/ =ll lands not
ot&er7"se appear"n! to be clearly 7"t&"n pr"6ate
o7ners&"p are presu$ed to belon! to t&e State/
=ll lands not ot&er7"se clearly appear"n! to be
pr"6ately-o7ned are presu$ed to belon! to t&e
State)
Secretary ! DENR ". Mayr #$e Ya% &'(()*
@/R/ 3o/ 1ABB0B Oct/ F, 200F
Expla"ned Re!al"an doctr"ne/
8&"s "s about Coracay :sland/
@roup o# persons bu"ld &ouses( bu"ld"n!s 'o#
a!r"cultural lands)
8&e @o6ern$ent sa"d t&at t&e Coracay :sland "s a
#orest and t"$berland and re$a"ned to be #orest
and t"$berland, so not a!r"cultural land/
S,: t&e lands are "nal"enable publ"c land? unt"l t&e
!o6ern$ent reclass"#"ed Coracay :sland, "t "s st"ll
#orest and t"$berland? t&us, "t canGt be ac4u"red
by pr"6ate persons/
Cas"s: Re!al"an doctr"ne 'all o# publ"c do$a"ns
belon! to t&e State? State reser6es suc& r"!&t
o6er suc& lands/
8&e 19+2, 19B+ H 19FB ,onst"tut"on appl"es t&"s
doctr"ne/
=ll lands not ac4u"red #ro$ t&e !o6ern$ent
belon! to t&e State/
8&e state can cons"der 7&at "s al"enable or not/
DEVELOPMENT OF LAND LAWS
La7s o# :nd"es
Ley HepoD/'Iort!a!e La7 o# 1F9+)
J'unt"l)
./0/ 3o/ 1229
0o$"nat"on o# Spa"n:
o .r"6ate land o7ners&"p t&rou!& @R=38S
o =ll lands belon! to Spa"n
Except"on:
1) .ossess"on o# person o#
land #ro$ t"$e
"$$e$or"al
'predecessors-"n-
"nterest)? presu$pt"on
t&at land "s pr"6ate land/
2) ,&urc&( educat"onal
propert"es 't&e K"n!
dec"ded t&at &e 7as not
t&e o7ner o# t&ese
lands)/
<&en Spa"n entered t&e 8reaty
o# .ar"s, Spa"n d"d not cede t&e
lands o# t&e c&urc&es? t&ey
cont"nued to be property o# t&e
R, ,&urc&/
O+c+ ". D,rectr ! La-.$ &/0 P+,1$. )2* / / / =ll
lands t&at 7ere not ac4u"red #ro$ t&e @o6ern$ent,
e"t&er by purc&ase or by !rant, belon! to t&e publ"c
do$a"n/ =n except"on to t&e rule 7ould be any land
t&at s&ould &a6e been "n t&e possess"on o# an
occupant and o# &"s predecessors "n "nterest s"nce
t"$e "$$e$or"al, #or suc& possess"on 7ould 9ust"#y
t&e presu$pt"on t&at t&e land &ad ne6er been part o#
t&e publ"c do$a"n e6en be#ore t&e Span"s& con4uest/
',ar"Lo 6s/ :nsular @o6ern$ent, 212 U/S/, --9? 2+
La7/ ed/, 29-/)
'(
8&e appl"cant does not co$e under
t&e except"on, #or t&e earl"est possess"on o# t&e lot by
&"s #"rst predecessor "n "nterest be!an "n 1FF0/
DEFINITIONS
La-.3 "s t&e sol"d part o# t&e sur#ace o# t&e Eart&/
La-. T,t1e3 "s an e6"dence o# r"!&t o# o7ner or extent
o# &"s "nterest by 7&"c& &e can $a"nta"n, control and,
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as a rule, assert r"!&t to exclus"6e possess"on and
en9oy$ent o# property/
E/!/ 8rans#er ,ert"#"cate o# 8"tle( ,ert"#"cate o# 8"tle)
Dee.3 "s a 7r"tten "nstru$ent executed "n accordance
7"t& t&e #or$ prescr"bed by la7 7&ere a person
!rants or con6eys land/
Exa$ples:
o trans#er o# t"tle? or
o encu$brance o# land? or
o $ort!a!e? or
o l"en
P$$e$$,- "s d"##erent #ro$ O4-er$+,%.
P$$e$$,- O4-er$+,%
Ex/ Lease:
LessorM O7ner
LeaseeM .ossessor
.ossess"on "s t&e &old"n! o# a
t&"n! or t&e en9oy$ent o# a r"!&t
'Article 523 Civil Code)
I- r.er !r a DEED TO 5E EFFECTIVE
REQUISIES!
8&ere $ust be a !rantor
8&ere $ust be a !rantee
8&ere $ust be 7ords o# !rant '"/e/ trans#ers,
ass"!ns, leases)
0escr"pt"on o# property
S"!nature o# !rantor '"$portant: "ntent"on to
con6ey or trans#er)
=ttested by at least 2 7"tnesses
=c%no7led!ed by a notary publ"c
Sec. ""2# P$ "52%!
:$portant to render "t a publ"c
docu$ent
J
Re!"strable 0ocu$ent
C+e-6 ". Ge-at
Re6,$trat,-3 "s t&e entry $ade "n t&e
Re!"strar 7&"c& records sole$nly and
per$anently t&e r"!&t o# o7ners&"p and all
t&e real r"!&ts/
CLASSIFICATION OF PROPERTY
=rt"cle -1-:
1. Per$-a1 r 7"a81e
'. Rea1 r ,77"a81e
La-.$9
Pr,"ate:
i. cons"sts o# all property by
pr"6ate person e"t&er
"nd"6"dual or collect"6ely 'Art.
&25: N.roperty o# pr"6ate
o7ners&"p, bes"des t&e
patr"$on"al property o# t&e
State, pro6"nces, c"t"es, and
$un"c"pal"t"es, cons"sts o# all
property belon!"n! to pr"6ate
persons, e"t&er "nd"6"dually or
collect"6ely)
""/ se!re!at"on #ro$ publ"c
lands
iii. Article "&": @o6Gt/ !rants
publ"c a!r"cultural lands
t&rou!& 6ar"ous %"nds o#
patents
'
=lready beco$es pr"6ate
land
'Jud"c"al con#"r$at"on o# t"tle
OSec/ -F 'b), ,/=/ 1-1)
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P:81,c3 not se!re!ated #ro$ $ass o#
lands/
,. T+e C-$t,t:t,- c1a$$,!,e$
; c1a$$e$9
1/ *orest and
t"$berlands
2/ I"neral
+/ =!r"cultural
-/ Reser6at"on
19+2 and 19B+ ,onst"tut"on
'only + class"#"cat"on)
A6r,c:1t:ra1 1a-.$3 "nal"enable(not d"sposable
H7e$tea.< $a1e< .-at,-
Once ac4u"red, can be ac4u"red t&rou!&
re!"strat"on under t&e 8orrens La7/
MODES
Ord"nary Re!"strat"on
Jud"c"al ,on#"r$at"on o# 8"tle
,adastral
=d$"n"strat"6e #or$ o# re!"strat"on
E=a7%1e ! %:81,c 1a-.$ -t $:8>ect t %r,"ate
4-er$+,%? -t re6,$tra81e :-.er Trre-$9
0e6oted #or publ"c use: roads, street
0e6oted #or publ"c ser6"ce
*orest and t"$berlands
I"neral resources
La%es
<aters&ed, etc/
3a6"!able sea
:3=L:E3=CLEM 3O3-RE@:S8R=CLE
<e are concerned 7"t& transact"on "n6ol6"n!
lands?
O7ners&"p: &o7 trans#erred> Ho7 lost> <&o &as
better r"!&t>
@ DIFFERENT SYSTEMS
OF TRANSFERRING LAND TITLE
1. Pr.:ct,- a-. .e1,"ery ! c-"eya-ce a-.
r.er ! 6ra-tr t 6ra-tee 'co$plete "n "tsel#)
2. Re6,$trat,- r Recr.,-6 ! Dee. !
C-"eya-ce '"s a publ"c record %ept by a publ"c
o##"c"al)
3. Sy$te7 ! #:.,c,a1 Re6,$trat,- 4+,c+
%r",.e$ t,t1e ! 4-er$+,% ,t$e1! 'not only
re!"strat"on)
CLASSIFICATION OF LAND IN THE PHILIPPINES
1. Re6,$tere. La-.3 co6ered by t&e 8orrens 8"tle
2. U-re6,$tere. La-.3 not co6ered by t&e 8orrens
8"tle
-8&e need #or class"#"cat"on "s to deter$"ne t&e $ode
o# trans#err"n! t"tle/
U-re6,$tere. La-.9
Sec/- =d$"n"strat"6e ,ode 'be#ore .0 1229)
Sec. ""3# P.$. "52% record"n! o# "nstru$ent o#
unre!"stered land/
SYSTEMS OF REGISTRATION IN THE
PHILIPPINES
&Mrt6a6e La4 A81,$+e.*
1. Fr Re6,$tere. La-.$:
.0 1229 ',od"#"ed =ct? ,adastral =ct)
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'. Fr U-re6,$tere. La-.$9
Sec/ 11+
PURPOSES OF LAND REGISTRATION
1. T A:,te t,t1e t 1a-.
Sec. 31, par. 2: The decree of registration
shall bind the land and quiet title thereto,
subject only to such exceptions or liens as
may be proided by la!. "t shall be conclusie
upon and against all persons, including the
#ational $oernment and all branches
thereof, !hether mentioned by name in the
application or notice, the same being included
in the general description %To all !hom it may
concern%.
&egarda ' (rieto .
+0 .&"l/ +90
S,:
-pr"$ary purpose o# land re!"strat"on "s to settle
t"tle to land/
-t"tle "s already un"$peac&able
-not sub9ect to anot&er re!"strat"on
-to put a stop #ore6er to any 4uest"on to t&e
le!al"ty o# t&e t"tle except cla"$s 7&"c& are duly
not"ced at t&e t"$e o# t&e re!"strat"on 't&at cla"$s
s&ould be duly recorded "n t&e t"tle)
Cr11ary t t+,$ ,$ t+e -e=t9
B
'. T re1,e"e t+e 1a-. ! :-C-4- 1,e-$< c1a,7$<
r 8:r.e-$< 4+et+er >:$t r :->:$t
Sec. )): Statutory liens affecting title. *ery
registered o!ner receiing a certificate of title
in pursuance of a decree of registration, and
eery subsequent purchaser of registered
land ta+ing a certificate of title for alue and in
good faith, shall hold the same free from all
encumbrances,
-S"nce "t "s already 4u"te, t&e land "s rel"6ed o#
un%no7n l"ensD
-t&"rd persons 7&o d"d not appear are already
barred OexceptP t&ose pro6"ded by la7 'Sec/ --)
@. T %re"e-t !ra:.:1e-t c1a,7$
Sec. -3: (resentation of o!ner.s duplicate
upon entry of ne! certificate. #o oluntary
instrument shall be registered by the /egister
of 0eeds, unless the o!ner.s duplicate
certificate is presented !ith such instrument,
except in cases expressly proided for in this
0ecree or upon order of the court, for cause
sho!n.
The production of the o!ner.s duplicate
certificate, !heneer any oluntary instrument
is presented for registration, shall be
conclusie authority from the registered o!ner
to the /egister of 0eeds to enter a ne!
certificate or to ma+e a memorandum of
registration in accordance !ith such
instrument, and the ne! certificate or
memorandum shall be binding upon the
registered o!ner and upon all persons
claiming under him, in faor of eery
purchaser for alue and in good faith.
"n all cases of registration procured by fraud,
the o!ner may pursue all his legal and
equitable remedies against the parties to such
fraud !ithout prejudice, ho!eer, to the rights
of any innocent holder for alue of a certificate
of title. 1fter the entry of the decree of
registration on the original petition or
application, any subsequent registration
procured by the presentation of a forged
duplicate certificate of title, or a forged deed or
other instrument, shall be null and oid.
-s&ould be read "n relat"on to A
t&
-Re!"strat"on "s a spec"es o# not"ce because t&ereGs a
per$anen publ"c record "n t&e O##"ce o# Re!"ster o#
0eeds/
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-Sect"on +1(+2: Once land "s already re!"stered under
t&e 8orrens Syste$? =ll transact"ons "n order to b"nd
t&"rd persons $ust be RE@:S8ERE0/
-<HQ> REGISTRATION3 ,$ t+e %erat,"e act t+at
8,-.$ r a!!ect$ re6,$tere. 1a-. ,-$!ar a$ t+,r.
%er$- are c-cer-e..
J
8ransact"on o# land cannot be concealed because "t
"s re!"stered pre6ent #raudulent cla"$s/
Ex/ =ct 12-- N#"rst re!"strant "n !ood #a"t&R
re!"strat"on b"nds/
;. T e$ta81,$+ %r,r,ty ,- r,6+t$
Sec. -2: (rimary *ntry 3oo+4 fees4 certified
copies. *ach /egister of 0eeds shall +eep a
primary entry boo+ in !hich, upon payment of
the entry fee, he shall enter, in the order of
their reception, all instruments including
copies of !rits and processes filed !ith him
relating to registered land. 5e shall, as a
preliminary process in registration, note in
such boo+ the date, hour and minute of
reception of all instruments, in the order in
!hich they !ere receied. They shall be
regarded as registered from the time so noted,
and the memorandum of each instrument,
!hen made on the certificate of title to !hich it
refers, shall bear the same date: (roided,
that the national goernment as !ell as the
proincial and city goernments shall be
exempt from the payment of such fees in
adance in order to be entitled to entry and
registration.
*ery deed or other instrument, !hether
oluntary or inoluntary, so filed !ith the
/egister of 0eeds shall be numbered and
indexed and endorsed !ith a reference to the
proper certificate of title. 1ll records and
papers relatie to registered land in the office
of the /egister of 0eeds shall be open to the
public in the same manner as court records,
subject to such reasonable regulations as the
/egister of 0eeds, under the direction of the
6ommissioner of &and /egistration, may
prescribe.
1ll deeds and oluntary instruments shall be
presented !ith their respectie copies and
shall be attested and sealed by the /egister of
0eeds, endorsed !ith the file number, and
copies may be deliered to the person
presenting them.
6ertified copies of all instruments filed and
registered may also be obtained from the
/egister of 0eeds upon payment of the
prescribed fees.
0. T create ,-.e!ea$,81e &,-.,",$,81eD* a-.
,7%re$cr,%t,81e t,t1e 8,-.,-6 - t+e 4+1e
4r1.
Sec. )2: /egistration 3oo+s. The original copy
of the original certificate of title shall be filed in
the /egistry of 0eeds. The same shall be
bound in consecutie order together !ith
similar certificates of title and shall constitute
the registration boo+ for titled properties.
Sec. )7: /egistered land not subject to
prescriptions. #o title to registered land in
derogation of the title of the registered o!ner
shall be acquired by prescription or aderse
possession.
-Sec/ -2: a#ter 1 year o# entry o# '"ssuance) o#
re!"stry, t"tle beco$es conclus"6e and
"ncontro6ert"ble t"tle can no lon!er be de#eated by
any ot&er person/
-Sec/ -B: "$prescr"pt"ble 't"tle) land re!"stered canGt
be ac4u"red by prescr"pt"on/
E. T %r",.e a 7ea-$ ! %:81,cat,- r -t,ce t
t+,r. %er$-$
3spec"es o# not"ceM per$anent publ"c records
J
O-ce tra-$act,- ,$ REGISTERED< t+at $er"e$ a$
a CONSTRUCTIVE NOTICE t t+e 4+1e 4r1..
(A) *+ C*+SRUCI,E +*ICE
8per$anent publ"c records pro6"de source and
"n#or$at"on #or t&e status o# land
J
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-t&ere "s a presu$pt"on t&at any buyer &as already
exa$"ned t&e records
J
-presu$ed to %no7 #acts
J
-!ood #a"t& "s not a 6al"d de#ense
J
S*6. 32 /eie! of decree of registration4
"nnocent purchaser for alue. The decree of
registration shall not be reopened or reised
by reason of absence, minority, or other
disability of any person adersely affected
thereby, nor by any proceeding in any court
for reersing judgments, subject, ho!eer, to
the right of any person, including the
goernment and the branches thereof,
depried of land or of any estate or interest
therein by such adjudication or confirmation of
title obtained by actual fraud, to file in the
proper 6ourt of 9irst "nstance a petition for
reopening and reie! of the decree of
registration not later than one year from and
after the date of the entry of such decree of
registration, but in no case shall such petition
be entertained by the court !here an innocent
purchaser for alue has acquired the land or
an interest therein, !hose rights may be
prejudiced. :heneer the phrase %innocent
purchaser for alue% or an equialent phrase
occurs in this 0ecree, it shall be deemed to
include an innocent lessee, mortgagee, or
other encumbrancer for alue.
;pon the expiration of said period of one year,
the decree of registration and the certificate of
title issued shall become incontroertible. 1ny
person aggrieed by such decree of
registration in any case may pursue his
remedy by action for damages against the
applicant or any other persons responsible for
the fraud.
,orollary to t&"s "s t&e MIRROR DOCTRINE &a11 y:
+a"e t . ,$ t re1y - t+e t,t1e? :t 7as en6"sa!ed
t&at a person 7&o 7as cons"der"n! purc&as"n! an
"nterest "n land could #"nd all t&e "n#or$at"on
necessary to $a%e a dec"s"on by "nspect"on o# t&e
re!"ster/ 8&at "s, t&e re!"ster 7ould be a S$"rrorT o# t&e
actual state o# t&e propr"etorTs t"tle, and d"sclose any
bene#"ts or encu$brances assoc"ated 7"t& t&e t"tle
-irror principle - t&e re!"ster ',ert"#"cate o# 8"tle)
re#lects '$"rrors) accurately and co$pletely t&e
current #acts about a personTs t"tle/ 8&"s $eans t&at, "#
a person sells an estate, t&e ne7 t"tle &as to be
"dent"cal to t&e old one "n ter$s o# descr"pt"on o#
lands, except #or t&e o7nerTs na$e/
S:%%$,-6, a re!"stered land sub9ect o# sale? t&e
sale "s not re!"stered, 7&o are bound>
Only t&e part"es 'estoppels by deed)
He"rs, ass"!ns, successors-"n-"nterest 'based on
/elatiity<
=re t&"rd persons bound>
:t depends
o :# 7"t& actual %no7led!e o# t&e
conracts&e "s bound
o KD 6/ Uelu5 '-1 .&"l/ A0-) H
,onsol"dated Rural Can% 6/ ,= '--F
S,R= +-)
Third persons are bound
because actual +no!ledge of the
transaction is equialent to
registration.
=re t&ere secret !"rl#r"ends>
Ho7> 8o let &er %no7 to not"#y actual
%no7led!eMre!"strat"on
/. T %r",.e $ta8,1,ty t 1a-. t,t1e$
REGISTRATION DOES NOT VEST TITLE TO

REGISTRANT
Ex/ O*< 7ent abroad? &e le#t docu$ents to #r"end?
t&en t&e #r"end re!"stered/
Re!"strat"on does not 6est t"tle, O*< can as%
#or recon6eyance
RE@:S8R=8:O3 IERELQ ,O3*:RIS
8:8LE
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:# you apply #or re!"strat"on, you pro6ed you
are t&e o7ner
-re!"strat"on "s not a $ode o# ac4u"r"n! o7ners&"p
-"t does not cure de#ect "n t&e contract
-"t does not 6al"date an "lle!al contract
REGISTRATION SHOULD 5E ACCOMPLISHED IN
THE CORRECT SYSTEM OF REGISTRATION
Ex/ Land already re!"stered? 8ax 0eclarat"on "s
unre!"stered land? land sold to =? = re!"stered "t to
re!"strat"on o# unre!"stered land by attac&$ent
cred"tor? 2
nd
buyer bou!&t t&e land #ro$ re!"stered
o7ner/
2
nd
buyer &as better r"!&t because "t 7as
7ron! syste$ o# re!"strat"on: "n6al"d(le!ally
"ne##ect"6e re!"strat"on
ORIGINAL REGISTRATION3 "# #"rst t"$e to be
re!"stered "n publ"c record, "t "s or"!"nal re!"strat"on
'Or"!"nal ,ert"#"cate O# 8"tle)
2 ,op"es:
-Or"!"nal sa Re!"stry
-8o re!"strant
TRANSFER3 "s t&e subse4uent re!"strat"on '8rans#er
,ert"#"cate)
O5#ECT OF REGISTRATION: real r"!&ts and real
property and "nterests "n t&e land 'e/!/ $ort!a!e,
attac&$ent, etc/)
LECTURE NOTES #'
June 2A, 2010
=rt"cle 1B2, ,"6"l ,ode:
0 MODES OF ACFUIRING LAND TITLES9
1/ Occupat"on
2. :ntellectual creat"on t&e only one not
appl"cable to real property
+/ 0onat"on(success"on
-/ :n conse4uence o# contract by
trad"t"on(del"6ery
2/ .rescr"pt"on
RECOGNIGED MODES
1/ @o6ern$ent !rant
2/ =d6erse possess"on
+/ .rescr"pt"on
-/ Recla$at"on
2/ Uoluntary trans#er
A/ :n6oluntary al"enat"on
B/ Success"on
1. GOVERNMENT GRANT
<&ene6er publ"c land "s con6eyed to so$e
pr"6ate "nd"6"dual
Re!al"an doctr"ne: publ"c !rant "s !ranted by t&e
State
8&ere $ust be a la7 9ust"#y"n! express or "$pl"ed
!rant/
Exa$ple:
o ,/=/ 1-1 N.ubl"c Land =ctR
o Lands o# publ"c do$a"n $aybe !ranted to
pr"6ate "nd"6"dual based on d"##erent land
patents and 4ual"#"ed bene#"c"ar"es/
8
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o Ho$estead patent to t"tles $ay be "ssued
o Sales patent
o *ree patent
0oes not "nclude 9ud"c"al
re!"strat"on proceed"n!s? suc&
patents can be presented to t&e
Re!"ster o# 0eeds
=d$"n"strat"6e proceed"n!s
Section ".3. 6ertificates of title pursuant
to patents. :heneer public land is by
the $oernment alienated, granted or
coneyed to any person, the same shall
be brought forth!ith under the operation
of this 0ecree. "t shall be the duty of the
official issuing the instrument of
alienation, grant, patent or coneyance in
behalf of the $oernment to cause such
instrument to be filed !ith the /egister of
0eeds of the proince or city !here the
land lies, and to be there registered li+e
other deeds and coneyance, !hereupon
a certificate of title shall be entered as in
other cases of registered land, and an
o!ner.s duplicate issued to the grantee.
The deed, grant, patent or instrument of
coneyance from the $oernment to the
grantee shall not ta+e effect as a
coneyance or bind the land but shall
operate only as a contract bet!een the
$oernment and the grantee and as
eidence of authority to the /egister of
0eeds to ma+e registration. "t is the act
of registration that shall be the operatie
act to affect and coney the land, and in
all cases under this 0ecree, registration
shall be made in the office of the
/egister of 0eeds of the proince or city
!here the land lies. The fees for
registration shall be paid by the grantee.
1fter due registration and issuance of the
certificate of title, such land shall be
deemed to be registered land to all
intents and purposes under this 0ecree.
.0 1 2B '0ur"n! Iart"al La7)
8enants are dee$ed as o7ner o# land t&e t"ll/
E$anc"pated #ro$ bonda!e o# land
E$anc"pat"on patent:
o ser6es as aut&or"ty o# t&e Re!"ster o#
0eeds to re!"ster t&e land
o $ay be d"st"n!u"s&ed by t&e 8"tle 3o/ '"#
E. preced"n! t&e nu$ber re!"stered
#or t&e #"rst t"$e? but subse4uent
transact"ons no lon!er carry E.)
R= AA2B ',o$pre&ens"6e =!rar"an Re#or$ La7)
,ert"#"cate o# land trans#er bas"s o# re!"strat"on
o# lands/
'. ACFUISITIVE PRESCRIPTION
<&en a person "s "n possess"on o# land "n an
open, cont"nuous, exclus"6e and notor"ous
possess"on o6er a per"od o# t"$e prescr"bed by
la7/
=c4u"s"t"6e prescr"pt"on( =d6erse .ossess"on
=d6erse possess"onM cla"$"n! o7ners&"p to land
=c4u"s"t"on depends:
o :# t&e possessor "s "n !ood #a"t&
ac4u"res land a#ter 10 years
o :# t&e possessor "s "n bad #a"t&
ac4u"res land a#ter +0 years
Cut re!"stered land canGt be ac4u"red t&rou!&
prescr"pt"on/
@. ACCRETION
=rt"cle --0, ,"6"l ,ode: N8&e o7ners&"p o# property
!"6es t&e r"!&t by access"on to e6eryt&"n! 7&"c& "s
produced t&ereby, or 7&"c& "s "ncorporated or
attac&ed t&ereto, e"t&er naturally or art"#"c"ally/R
9
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10
=ct o# pr"nc"pal produc"n! o# t&"n! "s attac&ed to
t&e pr"nc"pal
@"6es r"!&t to accessory
=ccret"on- anyt&"n! produced, "ncorporated, attac&ed
to t&e land/
=llu6"u$
=6uls"on
*or$at"on o# "sland
,&an!e o# r"6erD
=llu6"u$: =rt/ -2B, ,,: N8o t&e o7ners o# lands
ad9o"n"n! t&e ban%s o# r"6ers belon! t&e accret"on
7&"c& t&ey !radually rece"6e #ro$ t&e e##ects o# t&e
current o# t&e 7aters/R
So"l "s attac&ed to ot&er personGs land
because o# t&e current o# 7ater/
Result: area o# land "ncreases? o7ner o# t&e
land border"n! t&e r"6er 7&"c& depos"t "s
attac&ed o7ns t&e add"t"onal area/
8&e o7ner o# t&e pr"nc"pal "s t&e o7ner o# t&e
accessory
Supposing land is already registered, is the
additional area also registered=
o 3o, tec&n"cal descr"pt"on o# t&e
property does not "nclude t&e
add"t"onal area/ 8&ere#ore, t&e
add"t"onal area "s unre!"stered/
o 8&e re$edy "s to apply #or
re!"strat"on under ./0/ 3o/ 1229
J
0oes not apply to *ORESHORE L=30
*ores&ore land- land t&at "s border"n! or part o# t&e
land dur"n! lo7 t"de, sub$er!ed dur"n! &"!& t"de/
J
:# you put $ater"als "n sa"d area, t&ere "s reclamation
;. RECLAMATION
Recla$at"on- $et&od o# #"ll"n!, dred!"n!, or ot&er
$eans/
8&at port"on o# #ores&ore land "s no lon!er
co6ered by 7ater !"6ers r"se to land only
t&e !o6ern$ent can cla"$ o7ners&"p o#
recla"$ed areas/
=rt"cle 2, R/=/ 1FAA:
R/=/ 1F99
=llo7s #"ll"n!, dred!"n!, doc%"n!
<&o o7ns> 8&ey beco$e t&e property o# t&e c"ty
or $un"c"pal"ty 7&o $ade t&e recla$at"on/
<&"le "t re$a"ns 7"t& t&e !o6ern$ent, t&e
!o6ern$ent can exerc"se pos"t"6e act and declare
"t as al"enable and d"sposable/
C+a"eH ". P:81,c E$tate$ A:t+r,ty
.0 10F- !a6e .E= aut&or"ty to recla"$ land? to
de6elop, "$pro6e, ac4u"re or sell land/ .E= started to
d"spose property/ 8&"s 7as 4uest"oned/
:ssues:
1/ 8&at sub$er!ed area o# Ian"la Cay re$a"ns
"nal"enable natural resources o# publ"c do$a"n "t
10
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11
canGt be trans#erred to ot&er party beyond t&e
co$$erce o# $en
2/ <&en can "t be sub9ect to trans#er> 8&e #"ll"n! o#
t&e sub$er!ed areas t&rou!& t&e recla$at"on
pro9ect, "n order to be al"enable, t&e !o6ern$ent
s&ould "ssue a procla$at"on t&at t&e land "s no7
al"enable/
*ores&ore lands
"nal"enable lands o# publ"c do$a"n
canGt be reclass"#"ed
canGt be sub9ect o# pr"6ate o7ners&"p
/egalian doctrine: sea and #ores&ore areas are
part o# publ"c do$a"ns?
Ex"stence o# Re!al"an doctr"ne #ro$ Span"s& La7
o# <aters/
,on6ers"on o# I"l"tary Reser6at"on
'=t t&e t"$e o# Ra$os) 3o lon!er needed #or
publ"c ser6"ce and con6erted to patr"$on"al
property or lands 7&"c& $ay be al"enable/
Exa$ple: *ort Con"#ac"o? ,lar% ="rbase? Sub"c
3a6al Case
,lass"#"ed as al"enable and d"sposable/
.r"6ate ,orporat"ons not le!ally 4ual"#"ed to o7n land
o# publ"c do$a"ns
19B+, 19FB ,onst"tut"on
,o$$only, only lease #or 22 years rene7able #or
anot&er 22 years? 1000 &ectares
19+2 ,onst"tut"on: pr"6ate corporat"ons can o7n
publ"c do$a"ns t&ey re$a"n o7ners o# land?
t&ey &a6e 6ested r"!&ts o# property? "# 7e apply
t&e current ,onst"tut"on retroact"6ely, "t 7"ll be a
depr"6at"on o# property 7"t&out due process o#
la7/
0. VOLUNTARY TRANSFER
,o$$on $ode
,an be $ade by t&e o7ner or &"s a!ent
,onsent and 6oluntary "ntent"on o# t&e o7ner "s
necessary/
Exa$ples:
o con6eyance "n a deed o# sale,
o deed o# donat"on,
o deed o# ass"!n$ent
Iust be "n #ro$ su##"c"ent "n la7
:# "t "n6ol6es land, "t s&ould be re!"stered/
E. INVOLUNTARY ALIENATION
0oes not re4u"re consent(part"c"pat"on o# t&e
o7ner/
Exa$ples:
o Se"5ure
o Le6y on attac&$ent
o Le6y on execut"on
/. SUCCESSION
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12
=c4u"s"t"on o# property r"!&ts and obl"!at"ons o#
decedent upon t&e latterGs deat&/
He"rs, le!atees, de6"sees successors
Uoluntary &e"r-
0e6"se- "# real property "s !"6en as a !"#t "n t&e 7"ll
0e6"see- !"6en t&e !"#t
Le!atee-
SIGNIFICANCE OF THE MODES OF ACFUIRING
LAND TITLES
=ny one o# t&e $odes "s bas"s o# o7ners&"p
bas"s o# re!"strat"on
.ro6"des 7&at 7e need to establ"s& #or 6oluntary
land re!"strat"on
Cut re!"strat"on "s only to con#"r$ o7ners&"p
<"t&out t&ese, you canGt &a6e your t"tle
con#"r$ed? court 7onGt !rant/
Sec/ 1- '1229)
5ASIC LAWS
P.D. N. 10'23 >:.,c,a1 a-. ,- re7
1. V1:-tary Re6,$trat,- &Or.,-ary* - "t "s t&e
o7ner o# t&e land 7&o appl"es #or re!"strat"on
'. C7%:1$ry %rcee.,-6 V 'Sec/ +2, +A, +B, +F)
,adastral:
9ud"c"al but co$pulsory
t&e State 7"ll #"le
cadastral sur6ey
you s&ould #"le your ans7er(cla"$ ot&er7"se,
youGll lose your land
@. #:.,c,a1 C-!,r7at,- ! T,t1e
,= 1-1, as a$ended:
9ud"c"al and 6oluntary
Sect"on -F 'd), ,= 1-1
;. ADMINISTRATIVE PROCEEDINGS
Section ".3. 6ertificates of title
pursuant to patents. :heneer public
land is by the $oernment alienated,
granted or coneyed to any person, the
same shall be brought forth!ith under
the operation of this 0ecree. "t shall be
the duty of the official issuing the
instrument of alienation, grant, patent or
coneyance in behalf of the $oernment
to cause such instrument to be filed !ith
the /egister of 0eeds of the proince or
city !here the land lies, and to be there
registered li+e other deeds and
coneyance, !hereupon a certificate of
title shall be entered as in other cases of
registered land, and an o!ner.s duplicate
issued to the grantee. The deed, grant,
patent or instrument of coneyance from
the $oernment to the grantee shall not
ta+e effect as a coneyance or bind the
land but shall operate only as a contract
bet!een the $oernment and the
grantee and as eidence of authority to
the /egister of 0eeds to ma+e
registration. "t is the act of registration
that shall be the operatie act to affect
and coney the land, and in all cases
under this 0ecree, registration shall be
made in the office of the /egister of
0eeds of the proince or city !here the
land lies. The fees for registration shall
be paid by the grantee. 1fter due
registration and issuance of the
certificate of title, such land shall be
deemed to be registered land to all
intents and purposes under this 0ecree.
I-.,6e-:$ Pe%1eI$ R,6+t$ Act &IPRA*
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13
:n6ol6es ancestral do$a"n
:nd"!enous people co6ered by :.R= $ay apply
#or re!"strat"on o# land/
Jud"c"al and 6oluntary
CHAPTER ' TORRENS SYSTEM
0e6"sed by S"r Robert R"c&ard 8orrens
En!l"s& Ierc&ant S&"pp"n! =ct "n6ol6ed
re!"strat"on o# s&"ps? &e $ade(appl"ed "t to land
re!"strat"on
J
Real .roperty =ct o# 1F2B(1F2F '>)
A."a-ta6e$ ! Trre-$ Sy$te7
Re#er to boo%(s? read and learn
C7%arat,"e 8e-e!,t$
Re#er to boo%? read and learn
W+,c+ 6"er-7e-t a6e-cy ,7%1e7e-t$D
L=30 RE@:S8R=8:O3 =U8HOR:8Q 'EO 292)
Headed by: =d$"n"strator ass"sted by 2 deputy
ad$"n"strator
Under 0OJ
:ts ar$s 'under "t) are: 6ar"ous Re!"ster o# 0eeds
"n pro6"nces and c"t"es
Headed by: Re!"ster o# 0eeds ass"sted
by 0eputy Re!"ster o# 0eeds
Iust be $e$bers o# t&e .&"l"pp"ne Car
I7%rta-t !:-ct,-$ ! t+e LRA
Section /. $eneral 9unctions.
>1< The 6ommissioner of &and /egistration shall hae the
follo!ing functions:
>a< "ssue decrees of registration pursuant to final judgments of the
courts in land registration proceedings and cause the issuance by
the /egisters of 0eeds of the corresponding certificates of title4
>b< *xercise superision and control oer all /egisters of 0eeds
and other personnel of the 6ommission4
>c< /esole cases eleated en consulta by, or on appeal from
decision of, /egisters of 0eeds4
>d< *xercise executie superision oer all cler+s of court and
personnel of the 6ourts of 9irst "nstance throughout the
(hilippines !ith respect to the discharge of their duties and
functions in relation to the registration of lands4
>e< "mplement all orders, decisions, and decrees promulgated
relatie to the registration of lands and issue, subject to the
approal of the Secretary of ?ustice, all needful rules and
regulations therefor4
>f< @erify and approe subdiision, consolidation, and
consolidation8subdiision surey plans of properties titled under
1ct #o. )A2 except those coered by (.0. #o. A-7.
>2< The &and /egistration 6ommission shall hae the follo!ing
functions:
>a< *xtend speedy and effectie assistance to the 0epartment of
1grarian /eform, the &and 3an+, and other agencies in the
implementation of the land reform program of the goernment4
>b< *xtend assistance to courts in ordinary and cadastral land
registration proceedings4
0c1 2e the central repositor3 of records relative to
ori4inal re4istration of lands titled 5nder the
orrens s3stem# incl5din4 s56division and
consolidation plans of titled lands.
Report "n6ol6"n! lands sub9ect to land re!"strat"on
proceed"n!s
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14
I7%rta-ce ! !:-ct,-$9
8o 6er"#y "# t&e decree o# t&e ,o$$"ss"oner(
=d$"n"strator 'decree o# re!"strat"on) "s !enu"ne
or not, !o to LR=
*or records t&at are al$ost destroyed, you can
!et "t #ro$ LR=
A.7,-,$tratr< !:-ct,-$9
.o7er( duty to "ssue decree o# re!"strat"on
:ssuance "n Re!"stry o# 0eeds o# ,ert"#"cates o#
8"tles
Iay resol6e cases ele6ated to &"$ in consulta:
:s t&e docu$ent re!"strable or not>
=ppealable to t&e ,ourt o# =ppeals
0uty to "$ple$ent order, "ssue decrees o#
re!"strat"on o# lands, pro6"de rules and
re!ulat"ons
Re6,$ter ! Dee.$- repos"tory o# records "n
pro6"nces or c"t"es
Section 7. Bffice of the /egister of 0eeds. There shall be at least
one /egister of 0eeds for each proince and one for each city.
*ery /egistry !ith a yearly aerage collection of more than sixty
thousand pesos during the last three years shall hae one 0eputy
/egister of 0eeds, and eery /egistry !ith a yearly aerage
collection of more than three hundred thousand pesos during the
last three years, shall hae one 0eputy /egister of 0eeds and one
second 0eputy /egister of 0eeds.
The Secretary of ?ustice shall define the official station and
territorial jurisdiction of each /egistry upon the recommendation of
the 6ommissioner of &and /egistration, !ith the end in ie! of
ma+ing eery registry easily accessible to the people of the
neighboring municipalities.
The proince or city shall furnish a suitable space or building for
the office of the /egister of 0eeds until such time as the same
could be furnished out of national funds.
Section 8. 1ppointment of /egisters of 0eeds and their 0eputies
and other subordinate personnel4 salaries. /egisters of 0eeds
shall be appointed by the (resident of the (hilippines upon
recommendation of the Secretary of ?ustice. 0eputy /egisters of
0eeds and all other subordinate personnel of the /egistries of
0eeds shall be appointed by the Secretary of ?ustice upon the
recommendation of the 6ommissioner of &and /egistration.
The salaries of /egisters of 0eeds and their 0eputies shall be at
the follo!ing rates:
>1< 9irst 6lass /egistries The salaries of /egisters of 0eeds in first
class /egistries shall be three thousand four hundred pesos per
annum less than that of the 0eputy 6ommissioner.
>2< Second 6lass /egistries The salaries of /egisters of 0eeds in
second class /egistries shall be three thousand four hundred
pesos per annum less than those of /egisters of 0eeds in first
class /egistries.
>3< Third 6lass /egistries The salaries of /egisters of 0eeds in
third class /egistries shall be three thousand four hundred pesos
per annum less than those of /egisters of 0eeds in second class
/egistries.
>)< The salaries of 0eputy /egisters of 0eeds and Second 0eputy
/egisters of 0eeds shall be three thousand four hundred pesos
per annum less than those of their corresponding /egisters of
0eeds and 0eputy /egisters of 0eeds, respectiely.
The Secretary of ?ustice, upon recommendation of the
6ommissioner of &and /egistration, shall cause the
reclassification of /egistries based either on !or+ load or the class
of proinceCcity, !hicheer !ill result in a higher classification, for
purposes of salary adjustments in accordance !ith the rates
hereinaboe proided.
Section %. Dualifications of /egisters of 0eeds and 0eputy
/egisters of 0eeds. #o person shall be appointed /egister of
0eeds unless he has been admitted to the practice of la! in the
(hilippines and shall hae been actually engaged in such practice
for at least three years or has been employed for a li+e period in
any branch of goernment the functions of !hich include the
registration of property.
The 0eputy /egister of 0eeds shall be a member of the (hilippine
3ar. (roided, ho!eer, that no /egister of 0eeds or 0eputy
/egister of 0eeds holding office as such upon the passage of this
0ecree shall by reason hereof, be remoed from office or be
demoted to a lo!er category or scale of salary except for cause
and upon compliance !ith due process as proided for by la!.
Section ".. $eneral functions of /egisters of 0eeds. The office of
the /egister of 0eeds constitutes a public repository of records of
instruments affecting registered or unregistered lands and chattel
mortgages in the proince or city !herein such office is situated.
"t shall be the duty of the /egister of 0eeds to immediately register
an instrument presented for registration dealing !ith real or
personal property !hich complies !ith all the requisites for
registration. 5e shall see to it that said instrument bears the proper
14
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15
documentary and science stamps and that the same are properly
canceled. "f the instrument is not registerable, he shall forth!ith
deny registration thereof and inform the presentor of such denial in
!riting, stating the ground or reason therefor, and adising him of
his right to appeal by consulta in accordance !ith Section 117 of
this 0ecree.
Sec. 1(- *unct"on duty to "$$ed"ately re!"ster
appl"cat"on presented #or re!"strat"on o# real property
pro6"ded "t co$pl"es 7"t& all re4u"s"tes/
:# not re!"strable, 7r"te "t and t&e reason o# den"al
.o7er to deter$"ne re!"strab"l"ty co$ply 7"t&
Sect"on 112 '.0 1229) Re4u"s"tes o# 0eed suc& as
t&e ac+no!ledgment by notary public because only
publ"c docu$ents $ay be re!"stered "n Re!"ster o#
0eeds/
Nat:re a-. C+aracter ! F:-ct,-$
Mara-6a ". 5:$t,11
I"n"ster"al duty pro6"ded t&at t&e docu$ent "s
re!"strable, pay$ent "s $ade, etc/
Ro0 no d"scret"on to deny
Ro0 precluded #ro$ exerc"s"n! personal
9ud!$ent or d"scret"on
8&e supposed "n6al"d"ty o# contract "s not a 6al"d
excuse #or deny"n! re!"strat"on/
:n deter$"n"n! 7&at "s 6al"d: t&"s "n6ol6es
d"scret"on 9ud"c"al and not $"n"ster"al
;uest"ons "n6ol6"n! t&e 6al"d"ty be dec"ded a#ter
re!"strat"on 'Sec/ 22)
Supposing, document proides that Eao Fing,
6hinese >buyer< of land situated in 9orbes (ar+, if
your /o0, !ill you register=
-3O, Sec/22(2A: c"t"5ens&"p "s re4u"red
deter$"nes re!"strab"l"ty #"rst 'pr"6ate corporat"ons
also 4ual"#"ed to o7n land "n t&e .&"l"pp"nes)
SECTION '< PD NO. 10'2
Ty%e$ ! La-. Re6,$trat,-
1/ @eneral
2/ Jud"c"al
+/ =d$"n"strat"6e
a/ Uoluntary
b/ ,o$pulsory
c/ Jud"c"al con#"r$at"on
Nat:re ! La-. Re6,$trat,- Prcee.,-6$
Jud"c"al
Cased on !enerally accepted pr"nc"ples o#
8orrens Syste$
:n re$ 'b"nd"n! on all persons, on t&e 7&ole
7orld)
Ho7> Ho7 do court ac4u"re 9ur"sd"ct"on o#
de#endant>
-su$$ons '"$pract"cal)
-publ"cat"on 'Sec/ 2+)
-Sect"on 2A conse4uences o# publ"cat"on: N8o
=ll <&o$ "t Iay ,oncernR all persons are
$ade party de#endants to t&e case/
W+,c+ c:rt +a$ >:r,$.,ct,-D
'C. 129 rena$ed ,*: to) R8,
15
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0oes /T6 hae exclusie jurisdiction=
o 3o, 'Sec/ +-), a$end$ent R= BA91
S, !"6en aut&or"ty to ass"!n cases to
"n#er"or courts 'Sec/ +-)
o =/O/ A-9A-= '3o6/ 12, 1992): I8,, etc/
dele!ated 9ur"sd"ct"on
W+at ca$e$ 7ay 8e !,1e. 8e!re ,-!er,r c:rt$D
Sect"on +-:
cases o# land 7"t& no contro6ersy
case o# contro6ersy o# land 6alue does not
exceed 100,000 pesos
W+ere t a%%ea1D
,ourt o# =ppeals Land Re!"strat"on H
,adastral ,ases
#:.,c,a1 C-!,r7at,- ! I-c7%1ete T,t1e
Sect"on -F 'd) o# ,= 1-1
- Jud"c"al H "n re$
- Re!"strat"on proceed"n! "s conclus"6e and
#"nal
1. :hat +inds of lands are coered=
- =l"enable and d"sposable land o# publ"c
do$a"n
2. (eriod of possession and occupation of land
- S"nce June 12, 19-2 or earl"er
3. :hen should application be filed=
- 0eadl"ne: 7"t&"n or up to 0ece$ber 21, 2020
). Faximum area
- S&ould not exceed 12 &ectares
Ne=t 4eeC9
,&apter +, -, 2
;u"5 and rec"tat"on
#UDICIAL CONFIRMATION OF INCOMPLETE OR
IMPERFECT TITLE
NATURE OF PROCEEDINGS
Jud"c"al
"n rem8 a!a"nst t&e 7&ole 7orld
LAWS GOVERNING #UDICIAL CONFIRMATION
OF TITLE
(ublic &and 1ct >6.1. 1)1<, as a$ended, !o6erns
lands o# t&e publ"c do$a"n, except t"$ber and $"neral
lands, #r"ar lands, and pr"6ately-o7ned lands 7&"c&
re6erted to t&e State/
Sec/ -F 'b), ,&apter U:::, o# ,= 1-1, as a$ended
'.ubl"c Land =ct), pro6"des:
GSec. )H. The follo!ing described
citiIens of the (hilippines, occupying lands of
the public domain or claiming to o!n any such
lands or an interest therein, but !hose titles
hae not been perfected or completed, may
apply to the /egional Trial 6ourt of the
proince or city !here the land is located for
confirmation of their claims and the issuance
16
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17
of a certificate of title therefor, under the
(roperty /egistration 0ecree, to !it:
xxx xxx xxx xxx
>b< Those !ho by themseles or through their
predecessors in interest hae been in the
open, continuous, exclusie, and notorious
possession and occupation of alienable and
disposable agricultural lands of the public
domain, under a bona fide claim of acquisition
or o!nership, since ?une 12, 1A)-, except
!hen preented by !ar or force majeure.
These shall be conclusiely presumed to hae
performed all the conditions essential to a
$oernment grant and shall be entitled to a
certificate of title under the proisions of this
chapter.
>c< Fembers of the national cultural minorities
!ho by themseles or through their
predecessors8in8interest hae been in open,
continuous, exclusie and notorious
possession and occupation of alienable and
disposable agricultural lands of the public
domain, under a bona fide claim of o!nership
since ?une 12, 1A)-, shall be entitled to the
rights in subsection >b< hereof.J
PERIOD OF FILING OF APPLICATION FOR
#UDICIAL CONFIRMATION OF TITLE
8&e latest extens"on o# t&e per"od "s unt"l 0ece$ber
+1, 2020, 7"t&"n 7&"c& to #"le sa"d appl"cat"ons/
LIMITATION OF AREA APPLIED FOR9 Ns&all apply
only 7&ere t&e area appl"ed #or does not exceed 12
&ectares/R
APPLICANTS
Cy la7 and 9ur"sprudence, t&e #ollo7"n! $ay t&ere#ore
apply #or 9ud"c"al con#"r$at"on o# t&e"r "$per#ect or
"nco$plete t"tle:
1. *"l"p"no c"t"5ens 7&o by t&e$sel6es or
t&rou!& t&e"r predecessors-"n-"nterest &a6e
been "n open, cont"nuous, exclus"6e and
notor"ous possess"on and occupat"on o#
al"enable and d"sposable lands o# t&e publ"c
do$a"n under a bona fide cla"$ o# ac4u"s"t"on
s"nce June 12, 19-2 or pr"or t&ereto, or e6en
s"nce t"$e "$$e$or"al/
2. *"l"p"no c"t"5en 7&o by t&e$sel6es or t&e"r
predecessors-"n-"nterest &a6e been pr"or to
t&e e##ect"6"ty o# ./0/ 10B+ on January 22,
19BB, "n open, cont"nuous, exclus"6e and
notor"ous possess"on and occupat"on o#
a!r"cultural lands o# t&e publ"c do$a"n, under
a bona fide cla"$ o# ac4u"s"t"on o# o7ners&"p,
#or at least +0 years, or at least s"nce
January 2-, 19-B/
+/ .r"6ate corporat"ons or assoc"at"ons 7&"c&
&ad ac4u"red lands, #or$erly part o# t&e
al"enable and d"sposable lands o# t&e publ"c
do$a"n, #ro$ *"l"p"no c"t"5ens 7&o &ad
possessed t&e sa$e "n t&e $anner and #or
t&e len!t& o# t"$e "nd"cated "n subpara!rap&s
1 and 2 abo6e/
-/ 3atural-born c"t"5ens o# t&e .&"l"pp"nes 7&o
&a6e lost t&e"r .&"l"pp"ne c"t"5ens&"p, 7&o
&a6e ac4u"red d"sposable and al"enable
lands o# t&e publ"c do$a"n #ro$ *"l"p"no
c"t"5ens 7&o &ad possessed t&e sa$e "n t&e
sa$e $anner and #or t&e len!t& o# t"$e
"nd"cated "n subpara!rap&s 1 and 2/
WHAT APPLICANT MUST PROVE
1/ 8&e land "s al"enable and d"sposable land o#
t&e publ"c do$a"n, and
2/ H"s possess"on $ust be #or t&e len!t& o# t"$e
and "n t&e $anner and concept stated "n
Sect"on -F'b) o# t&e .ubl"c Land =ct, as
a$ended/
8&e burden o# proo# l"es 7"t& t&e appl"cant to pro6e
&"s pos"t"6e a6er$ents/
Sec. of $E+R# et al. v. 9ose -. :ap
2 Re4u"re$ents
1/ open, cont"nuous, exclus"6e and notor"ous
possess"on and occupat"on o#
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18
2/ al"enable and d"sposable lands o# t&e publ"c
do$a"n
JP$$e$$,-K
- Croader t&an occupat"on because "t "ncludes
construct"6e possess"on
- <&en t&e la7 adds t&e 7ord occupat"on, "t
see%s to del"$"t t&e all-enco$pass"n! e##ect
o# construct"6e possess"on/
- 8a%en to!et&er 7"t& t&e 7ords Wopen,
cont"nuous, exclus"6e and notor"ous, t&e
7ord occupat"on ser6es to &"!&l"!&t t&e #act
t&at #or one to 4ual"#y under para!rap& 'b) o#
t&e a#oresa"d sect"on '-F), &"s possess"on o#
t&e land $ust not be $ere #"ct"on/
.ossess"on "s:
NOpenR- 7&en "t "s patent, 6"s"ble, apparent, notor"ous
and not clandest"ne?
N,ont"nuousR- 7&en un"nterrupted, unbro%en and not
"nter$"ttent or occas"onal?
NExclus"6eR- 7&en t&e ad6erse possessor can s&o7
exclus"6e do$"n"on o6er t&e land and an
appropr"at"on o# "t to &"s o7n use and bene#"t? and
N3otor"ousR - 7&en "t "s so consp"cuous t&at "t "s
!enerally %no7n and tal%ed o# by t&e publ"c or t&e
people "n t&e ne"!&bor&ood/
Use o# land "s Nad6erseR 7&en "t "s open and
notor"ous/
E!!ect ! c7%1,a-ce 4,t+ reA:,re7e-t
0irector of &ands . "16:
<&en t&e cond"t"ons as spec"#"ed "n Sec/-F 'b) o# t&e
.ubl"c Land =ct, as a$ended, are co$pl"ed 7"t&, t&e
possessor "s .ee7e. t +a"e acA:,re.< 8y
%erat,- ! 1a4 &a:t7at,c*, a r"!&t to a !rant,
!o6ern$ent !rant, 7"t&out t&e necess"ty o# a
cert"#"cate o# t"tle be"n! "ssued/
8&e land per#orce ceases to be o# t&e publ"c do$a"n,
and beyond t&e aut&or"ty o# t&e 0"rector o# Land
Iana!e$ent to d"spose o#/ 8&e appl"cat"on #or
con#"r$at"on "s t&en a $ere #or$al"ty, t&e lac% o#
7&"c& does not a##ect t&e su##"c"ency o# t&e t"tle as
7ould be e6"denced by t&e patent and t&e
correspond"n! 8orrens t"tle "ssued pursuant to suc&
patent/
8&e abo6e pro6"s"on appl"es exclus"6ely to publ"c
a!r"cultural land, 7&"c& are al"enable and d"sposable/
PRIVATE CORPORATIONS OR ASSOCIATIONS
AS APPLICANTS
,orporat"ons $ay #"le #or 9ud"c"al con#"r$at"on o# t"tle
'9cot)/
The 1AH7 (hilippine 6onstitution, 6hapter K"", Sec. 3 :
ND.r"6ate corporat"ons or assoc"at"ons $ay not &old
suc& al"enable lands o# t&e publ"c do$a"n except by
lease, #or a per"od not exceed"n! t7enty-#"6e '22)
years, rene7able #or not $ore t&an t7enty-#"6e years,
and not to exceed one t&ousand &ectares "n area/R
:# t&e land "s st"ll part o# t&e al"enable and d"sposable
lands o# t&e publ"c do$a"n at t&e t"$e a corporat"on
or assoc"at"on #"les and appl"cat"on #or con#"r$at"on o#
"$per#ect "nco$plete t"tle t&ereto or at t&e t"$e suc&
appl"cant ac4u"red t&e land #ro$ a *"l"p"no c"t"5en,
t&en t&e a#ore4uoted const"tut"onal bar l"es/
On t&e ot&er &and, 7&ere at t&e t"$e suc&
corporat"on ac4u"red land, "ts predecessors-"n-
"nterest by exclus"6e, cont"nuous and ad6erse
possess"on o# t&e sa$e "n t&e $anner and #or t&e
per"od prescr"bed by la7 as to ent"tle &"$ to
re!"strat"on "n &"s na$e, t&en t&e pro&"b"t"on does not
apply #or t&e land 7as no lon!er publ"c land but
pr"6ate property/
18
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19
T+e 7a,- %,-t t c-$,.er ,$9 7(n t&e land at t&e
t"$e o# t&e #"l"n! "s already pr"6ate(publ"c
- :# publ"c: "t cannot apply #or 9cot
- :# pr"6ate: "t $ay 6al"dly apply #or 9cot/
0irector of &ands . "16 and 1cme (ly!ood and
@eneer 6o., "nc.
1/ St"ll, a pr"6ate corporat"on
$ay "nst"tute con#"r$at"on
proceed"n!s under Sec/ -F
'b) o# t&e .ubl"c Land =ct "#,
at t&e t"$e o# "nst"tut"on o#
t&e re!"strat"on proceed"n!s,
t&e land 7as already pr"6ate
land/
2. 8&e correct rule "s t&at
al"enable publ"c land &eld by
a possessor, personally or
t&rou!& &"s predecessors-"n-
"nterest, openly cont"nuously
and exclus"6ely #or t&e
prescr"bed per"od "s
con6erted to pr"6ate property
by t&e $ere lapse or
co$plet"on o# sa"d per"od,
ipso jure.
+/ S"nce Sec/ -F 'b) "tsel#
cons"ders Npossess"on o#
publ"c land 7&"c& "s o# t&e
c&aracter and durat"on
prescr"bed by statute as t&e
e4u"6alent o# an express
!rant #ro$ t&e State,R t&en
con#"r$at"on proceed"n!s
7ould "n trut& be l"ttle $ore
t&an a #or$al"ty, at t&e $ost
l"$"ted to ascerta"n"n!
7&et&er t&e possess"on
cla"$ed "s o# t&e re4u"red
c&aracter and len!t& o# t"$e?
and re!"strat"on t&ereunder
7ould not con#er t"tle, but
s"$ply reco!n"5e a t"tle
already 6este '6ested r"!&t)/
-/ 8&e purely acc"dental
c"rcu$stance t&at
con#"r$at"on proceed"n!s
7ere brou!&t under t&e
ae!"s o# a subse4uent la7
7&"c& #orb"ds corporat"ons
#ro$ o7n"n! lands o# t&e
publ"c do$a"n cannot de#eat
a r"!&t already 6ested be#ore
t&at la7 ca$e "nto e##ect, or
"n6al"date transact"ons t&en
per#ectly 6al"d and proper/
8&e ,onst"tut"on cannot
"$pa"r 6ested r"!&ts/
2/ 8&e ob9ect"on t&at =,IE "s
not 4ual"#"ed to apply #or
9ud"c"al con#"r$at"on "s
tec&n"cal, rat&er t&an
substant"al/
PROCEDURAL REFUIREMENT
Fr7 a-. c-te-t$ ! a%%1,cat,-
Sec/ 20 o# t&e .ubl"c Land =ct pro6"des t&at t&e
appl"cat"on #or 9ud"c"al con#"r$at"on o# "$per#ect or
"nco$plete t"tle Ns&all con#or$ as nearly as $ay be "n
"ts $ater"al alle!at"ons to t&e re4u"re$ents o# an
appl"cat"on under t&e Land Re!"strat"on =ct,R no7 t&e
.roperty Re!"strat"on 0ecree/
=ccord"n!ly, t&e appl"cant s&ould state "n &"s
appl"cat"on t&e $ater"al #acts and "n#or$at"on
re4u"red under Sect"on 12 o# sa"d 0ecree/
Section "5. 9orm and contents. The
application for land registration shall be in
!riting, signed by the application or the
person duly authoriIed in his behalf, and
s!orn to before any officer authoriIed to
administer oaths for the proince or city !here
the application !as actually signed. "f there is
more than one applicant, the application shall
be signed and s!orn to by and in behalf of
each. The application shall contain a
description of the land and shall state the
citiIenship and ciil status of the applicant,
!hether single or married, and, if married, the
name of the !ife or husband, and, if the
marriage has been legally dissoled, !hen
19
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20
and ho! the marriage relation terminated. "t
shall also state the full names and addresses
of all occupants of the land and those of the
adjoining o!ners, if +no!n, and, if not +no!n,
it shall state the extent of the search made to
find them.
CONFIRMATION OF TITLE OVER LAND
PREVIOUSLY DECLARED PU5LIC LAND
= 9ud"c"al declarat"on 'e"t&er ord"nary or cadatral) t&at
a parcel o# land "s publ"c does not preclude e6en t&e
sa$e appl"cant #ro$ subse4uently see%"n! a 9ud"c"al
con#"r$at"on o# &"s t"tle to t&e sa$e land, pro6"ded &e
t&erea#ter co$pl"es 7"t& t&e pro6"s"ons o# Sec/ -F 'b),
as a$ended, and as lon! as sa"d publ"c land re$a"ns
al"enable and d"sposable/
DISTINCTIONS 5ETWEEN OLR AND #CT
'by Jud!e Serrano)
OR0:3=RQ L=30
RE@:S8R=8:O3
.RO,EE0:3@S
JU0:,:=L
,O3*:RI=8:O3 O*
8:8LE
8"tle to land ex"st sub9ect
to con#"r$at"on
.resu$pt"on "s t&at t&e
land appl"ed #or perta"ns
to t&e State, and t&at t&e
occupants and
possessors only cla"$ an
"nterest "n t&e sa$e by
6"rtue o# t&e"r "$per#ect
t"tle or cont"nuous, open,
and notor"ous possess"on
Iay be d"s$"ssed 7"t& or
7"t&out pre9ud"ce
'=ppl"cant $ay re-#"le
case)
0"s$"ssal "s al7ays 7"t&
pre9ud"ce 'res 9ud"cata)
:# 7"t&out pre9ud"ce,
appl"cant 7"ll not lose
o7ners&"p to t&e
property
:# appl"cant #a"ls to pro6e
t&e !rant as bas"s o#
con#"r$at"on, property "s
declared land o# publ"c
do$a"n and loses
property
ORDINARY REGISTRATION PROCEEDINGS
STEPS IN REGISTRATION PROCEEDINGS &SFS3
TPS3FHP3IEST*
'appl"cable to or"!"nal re!"strat"on and con#"r$at"on o#
"$per#ect or "nco$plete t"tle)
1/ Sur6ey o# land by Land Iana!e$ent Cureau
or a duly l"censed pr"6ate sur6eyor?
'=ccord"n! to s"r) Ce#ore #"l"n! 7ould be
preparation.
2/ *"l"n! o# appl"cat"on #or re!"strat"on by t&e
appl"cant?
+/ Sett"n! o# t&e date #or t&e "n"t"al &ear"n! o#
t&e appl"cat"on by t&e ,ourt?
-/ 8rans$"ttal o# t&e publ"cat"on and t&e date o#
"n"t"al &ear"n! 7"t& all t&e docu$ents or ot&er
e6"dences attac&ed t&ereto by t&e ,ler% o#
,ourt to t&e Land Re!"strat"on =ut&or"ty
'LR=)?
2/ .ubl"cat"on o# a not"ce o# t&e #"l"n! o# t&e
appl"cat"on and date and place o# t&e &ear"n!
"n t&e O##"c"al @a5ette?
A/ Ser6"ce o# not"ce upon cont"!uous o7ners,
occupants and t&ose %no7n to &a6e "nterests
"n t&e property by t&e s&er"##?
B/ *"l"n! o# ans7er to t&e appl"cat"on by any
person 7&et&er na$ed "n t&e court or not?
F/ Hear"n! o# t&e case by t&e ,ourt?
9/ .ro$ul!at"on o# 9ud!$ent by t&e ,ourt?
10/ :ssuance o# t&e decree by t&e ,ourt
declar"n! t&e dec"s"on #"nal and "nstruct"n!
t&e LR= to "ssue a decree o# con#"r$at"on
and re!"strat"on?
11/ Entry o# t&e decree o# re!"strat"on "n t&e LR=?
12/ Send"n! o# copy o# t&e decree o# re!"strat"on
to t&e correspond"n! Re!"ster o# 0eeds? and
20
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21
1+/ 8ranscr"pt"on o# t&e decree o# re!"strat"on "n
t&e re!"strat"on boo% and "ssuance o# t&e
o7nerGs dupl"cate or"!"nal cert"#"cate to t&e
appl"cant by t&e Re!"ster o# 0eeds, upon
pay$ent o# t&e prescr"bed #ees/
= cert"#"cate o# t"tle "ssued 7"t&out #ully co$ply"n! 7"t&
t&e abo6e re4u"s"tes are t&us "lle!al and "n6al"d and
$ay be cancelled by t&e courts/
SURVEY
'by Jud!e Serrano)
.repares sur6ey plan
J
8ec&n"cal descr"pt"on 'purpose: to "dent"#y
and descr"be t&e landJ)
J
Sub$"tted to t&e Land Iana!e$ent Cureau
#or appro6al by t&e 0"rector
PREPARATION
APPLICANTS IN ORDINARY REGISTRATION
PROCEEDINGS
Section "&. :ho may apply. The follo!ing
persons may file in the proper 6ourt of 9irst
"nstance an application for registration of title
to land, !hether personally or through their
duly authoriIed representaties:
>1< Those !ho by themseles or through their
predecessors8in8interest hae been in open, continuous,
exclusie and notorious possession and occupation of
alienable and disposable lands of the public domain
under a bona fide claim of o!nership since ?une 12,
1A)-, or earlier.
>2< Those !ho hae acquired o!nership of
priate lands by prescription under the proision of
existing la!s.
>3< Those !ho hae acquired o!nership of
priate lands or abandoned rier beds by right of
accession or accretion under the existing la!s.
>)< Those !ho hae acquired o!nership of land
in any other manner proided for by la!.
:here the land is o!ned in common, all the
co8o!ners shall file the application jointly.
:here the land has been sold under pacto de
retro, the endor a retro may file an
application for the original registration of the
land, proided, ho!eer, that should the
period for redemption expire during the
pendency of the registration proceedings and
o!nership to the property consolidated in the
endee a retro, the latter shall be substituted
for the applicant and may continue the
proceedings.
1 trustee on behalf of his principal may apply
for original registration of any land held in trust
by him, unless prohibited by the instrument
creating the trust.
W+ ca- a%%1yD
1/ 3atural persons
2/ Jur"d"cal persons
+/ V ,orporat"ons 'under t&e ,onst"tut"on $ust
be A0X o7ned by *"l"p"nos)
Sec. 1; &1*
sa$e as 9ud"c"al con#"r$at"on o# t"tle under .ubl"c
Land =ct
21
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22
Re4u"s"tes under Sec/ 1- '1)
1/ 8&at t&e property "s an a!r"cultural land o# t&e
publ"c do$a"n?
2/ 8&at "t &as been class"#"ed by a pos"t"6e act o#
!o6ern$ent as al"enable and d"sposable?
+/ 8&at t&e appl"cant, by &"$sel# or t&rou!& &"s
predecessors-"n-"nterest, &as been "n open,
cont"nuous, exclus"6e and notor"ous
possess"on and occupat"on o# t&e land "n t&e
concept o# o7ner? and
4. 8&at suc& possess"on and occupat"on "s
under a bona fide cla"$ o# o7ners&"p s"nce
June 12, 19-2 or earl"er/
=l"enable and d"sposable land
Re4u"res t&at t&e property sou!&t to be re!"stered as
already al"enable and d"sposable at t&e t"$e o# t&e
appl"cat"on #or re!"strat"on and not at t&e t"$e(be#ore
appl"cantGs possess"on
8o pro6e t&at t&e land "s alienable: appl"cant $ust
establ"s& t&e ex"stence o# a pos"t"6e act o# t&e
!o6ern$ent suc& as pres"dent"al procla$at"on or an
execut"6e order/
Sec. 1; &'*
=rt"cle 11+B o# t&e ,"6"l ,ode
pro6"des t&at No7ners&"p and ot&er
real r"!&ts o6er "$$o6ables also
prescr"be t&rou!& un"nterrupted
ad6erse possess"on t&ereo# #or t&"rty
years, 7"t&out need o# t"tle or o# !ood
#a"t&/R
Rules #or +0-year per"od:
1/ 8&e present possessor $ay co$plete t&e
per"od by tac%"n! &"s possess"on to t&at o# &"s
!rantor or predecessor-"n-"nterest?
2/ 8&e present possessor 7&o 7as also t&e
possessor at a pre6"ous t"$e, "s presu$ed to
&a6e cont"nued to be "n possess"on dur"n!
t&e "nter6en"n! t"$e "n t&e absence o# proo#
to t&e contrary?
+/ 8&e #"rst day s&all be excluded and t&e last
day "ncluded/
=c4u"s"t"on o# No7ners&"p o# pr"6ate lands by
prescr"pt"on under ex"st"n! la7R- :t "s not t&ere#ore,
o7ners&"p o# any %"nd o# N"$$o6ableR ac4u"red by
prescr"pt"on t&at $ay be re!"stered under sa"d
0ecree, but only t&e o7ners&"p o# pr"6ate lands/
Ex/ Lands re!"stered under t&e Span"s& Iort!a!e
La7 7&"c& are not yet co6ered by a cert"#"cate o# t"tle
by t&e t"$e o# t&e "ssuance o# .0 1229 on June 11,
19BF and cons"dered as unre!"stered land: t&ese
lands $ay be ac4u"red by a person by prescr"pt"on by
ad6erse possess"on a!a"nst t&e or"!"nal !rantee/
Sec. 1; &@*
=rt"cle -2B, ,,: N8o t&e o7ners o#
lands ad9o"n"n! t&e ban%s o# r"6ers
belon! t&e accret"on 7&"c& t&ey
!radually rece"6e #ro$ t&e e##ects o#
t&e current o# t&e 7aters/
*or accret"on and allu6"on to be re!"strable, re4u"s"tes
$ust concur:
1/ 8&at t&e depos"t be !radual and
"$percept"ble?
2/ 8&at "t be $ade t&rou!& t&e e##ects o# t&e
current o# t&e 7ater?
+/ 8&at t&e land 7&ere t&e accret"on ta%es
place "s ad9acent to t&e ban%s o# r"6ers/
-/ 8&at "t $ust be exclus"6e 7or% o# nature and
not caused by &u$an "nter6ent"on/
22
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23
=n accret"on #ro$ r"6er to re!"stered land does not
auto$at"cally beco$e re!"stered land/ =s suc& "t
$ust be placed under t&e operat"ons o# t&e 8orrens
t"tle/
=rt"cle -A1, ,,: Nr"6er beds 7&"c& are
abandoned t&rou!& t&e natural
c&an!e "n t&e course o# t&e 7aters
ipso facto belon! t&e o7ners 7&ose
lands are occup"ed by t&e ne7
course "n proport"on to t&e area lost/
Ho7e6er, t&e o7ners o# lands
ad9o"n"n! t&e old bed s&all &a6e t&e
r"!&t to ac4u"re t&e sa$e by pay"n!
t&e 6alue t&ereo#, 7&"c& 6alue s&all
not exceed t&e 6alue o# t&e area
occup"ed by t&e ne7 bed/R
Sec. 1; &;*
.ersons or ent"t"es ac4u"r"n! o7ners&"p o# land by
ot&er $odes $ay apply #or re!"strat"on o# t"tle t&ereto:
1/ = land reser6ed, by pres"dent"al
procla$at"on, #or a certa"n purpose "s not
sub9ect to entry by any ot&er person or ent"ty
and no la7#ul settle$ent on t&e$ can be
ac4u"red/ 8&e procla$at"on le!ally e##ected a
land !rant, 6al"dly su##"c"ent #or "n"t"al
re!"strat"on by t&e !rantee under t&e .0
1229/ Suc& land !rant "s const"tut"6e o# a N#ee
s"$pleR t"tle or absolute t"tle "n #a6or o# sa"d
!rantee/
2/ .ersons or ent"t"es to 7&o$ a land &as been
ceded by t&e Republ"c o# t&e .&"l"pp"nes by
la7 $ay t&us also properly apply #or
re!"strat"on o# t"tle t&ereto/
Per$-$ 4+ ca--t %r%er1y !,1e a- a%%1,cat,-
!r re6,$trat,- ! 1a-.
1/ = publ"c land sales appl"cant
2/ = $ort!a!ee, or &"s successor-"n-"nterest to
t&e $ort!a!e 'a l"en(encu$brance "s not
o7ners&"p)
+/ =n ant"c&ret"c cred"tor cannot ac4u"re by
prescr"pt"on t&e land surrendered to &"$ by
t&e debtor/ H"s possess"on not "n concept o#
o7ner but $ere &older placed "n possess"on
o# t&e land b "ts o7ners? suc& possess"on
cannot ser6e as a t"tle #or ac4u"r"n! do$"n"on/
-/ = person or ent"ty 7&ose cla"$ o# o7ners&"p
to land &ad been pre6"ously den"ed "n a
re"6"nd"catory act"on, and t&e r"!&t o#
o7ners&"p t&ereto o# anot&er up&eld by t&e
courts, cannot apply #or t&e sa$e land "n a
re!"strat"on proceed"n!s/
FILING
FORM AND CONTENTS OF APPLICATION
Section "5. 9orm and contents. The
application for land registration shall be in
!riting, signed by the application or the
person duly authoriIed in his behalf, and
s!orn to before any officer authoriIed to
administer oaths for the proince or city !here
the application !as actually signed. "f there is
more than one applicant, the application shall
be signed and s!orn to by and in behalf of
each. The application shall contain a
description of the land and shall state the
citiIenship and ciil status of the applicant,
!hether single or married, and, if married, the
name of the !ife or husband, and, if the
marriage has been legally dissoled, !hen
and ho! the marriage relation terminated. "t
shall also state the full names and addresses
of all occupants of the land and those of the
adjoining o!ners, if +no!n, and, if not +no!n,
it shall state the extent of the search made to
find them.
Section 2.. :hen land applied for borders on
road. "f the application describes the land as
bounded by a public or priate !ay or road, it
shall state !hether or not the applicant claims
any and !hat portion of the land !ithin the
limits of the !ay or road, and !hether the
applicant desires to hae the line of the !ay or
road determined.
Section 2". /equirement of additional facts
and papers4 ocular inspection. The court may
require facts to be stated in the application in
23
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24
addition to those prescribed by this 0ecree
not inconsistent there!ith and may require the
filing of any additional paper. "t may also
conduct an ocular inspection, if necessary.
T+e a%%1,cat,- $+a11 c-ta,- t+e !114,-69
1. 0escr"pt"on o# t&e land appl"ed #or, to!et&er
7"t& t&e bu"ld"n!s and "$pro6e$ents t&ereon,
"# any/ 8&e plan duly appro6ed by t&e
0"rector o# Land Iana!e$ent Cureau, and
tec&n"cal descr"pt"ons o# t&e land appl"ed #or,
$ust be attac&ed to t&e appl"cat"on/ '=ll
t&ese are produced "n t&e 1
st
step: sur6ey)
2/ 8&e c"t"5ens&"p and c"6"l status o# t&e
appl"cant, 7&et&er s"n!le or $arr"ed, and "#
$arr"ed, t&e na$e o# t&e 7"#e or &usband,
and, "# t&e $arr"a!e &as been le!ally
d"ssol6ed, 7&en and &o7 t&e $arr"a!e
relat"on ter$"nated/
+/ 8&e assessed 6alue o# t&e land and t&e
bu"ld"n!s and ot&er "$pro6e$ents t&ereon,
based on t&e last assess$ent #or taxat"on
purposes/
-/ Iort!a!e or encu$brance o# any %"nd
7&atsoe6er a##ect"n! t&e land appl"ed #or, or
na$es o# ot&er persons 7&o $ay &a6e an
"nterest t&ere"n, le!al or e4u"table/ Ot&er7"se,
t&e appl"cant s&all state t&at to t&e best o# &"s
%no7led!e and bel"e#, t&ere "s no suc&
encu$brance or "nterested persons/
2/ 8&e $anner by 7&"c& t&e appl"cant &as
ac4u"red t&e land 'Re#er to Sec/ 1-)
A/ 8&e #ull na$es and addresses o# all
occupants o# t&e land and t&ose o# t&e
ad9o"n"n! o7ners, "# %no7n, and "# not %no7n,
t&e appl"cant s&all state t&e extent o# t&e
searc& $ade to #"nd t&e$/
B/ <&en land appl"ed #or borders on road: Sec/
20/
F/ Sec/ 21: t&e court $ay re4u"red #acts to be
stated "n t&e appl"cat"on "n add"t"on to t&ose
prescr"bed by t&e 0ecree not "ncons"stent
t&ere7"t& and $ay re4u"red t&e #"l"n! o# any
add"t"onal papers/ :t $ay also conduct an
ocular "nspect"on, "# necessary/
I! t+e a%%1,ca-t ,$ --3re$,.e-t9
Section "/. #on8resident applicant. "f the
applicant is not a resident of the (hilippines,
he shall file !ith his application an instrument
in due form appointing an agent or
representatie residing in the (hilippines,
giing his full name and postal address, and
shall therein agree that the serice of any
legal process in the proceedings under or
gro!ing out of the application made upon his
agent or representatie shall be of the same
legal effect as if made upon the applicant
!ithin the (hilippines. "f the agent or
representatie dies, or leaes the (hilippines,
the applicant shall forth!ith ma+e another
appointment for the substitute, and, if he fails
to do so the court may dismiss the application.
WHERE TO FILE
Section "7. :hat and !here to file. The
application for land registration shall be filed
!ith the 6ourt of 9irst "nstance >no! /T6< of
the proince or city !here the land is situated.
The applicant shall file together !ith the
application all original muniments of titles or
copies thereof and a surey plan of the land
approed by the 3ureau of &ands >no!
3ureau of &and Fanagement<.
The cler+ of court shall not accept any
application unless it is sho!n that the
applicant has furnished the 0irector of &ands
>no! 0irector of &and Fanagement< !ith a
copy of the application and all annexes.
AMENDMENTS TO APPLICATION AND NEEDED
PU5LICATION
Section "8. 1pplication coering t!o or more
parcels. 1n application may include t!o or
more parcels of land belonging to the
applicantCs proided they are situated !ithin
the same proince or city. The court may at
any time order an application to be amended
by stri+ing out one or more of the parcels or
by a seerance of the application.
Section "%. 1mendments. 1mendments to
the application including joinder, substitution,
or discontinuance as to parties may be
allo!ed by the court at any stage of the
proceedings upon just and reasonable terms.
24
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25
1mendments !hich shall consist in a
substantial change in the boundaries or an
increase in area of the land applied for or
!hich inole the inclusion of an additional
land shall be subject to the same
requirements of publication and notice as in
an original application.
Under t&e abo6e pro6"s"on, t&ere "s need to co$ply
7"t& t&e re4u"red publ"cat"on and not"ce "# t&e
a$end$ent o# t&e appl"cat"on cons"sts "n:
1/ = substant"al c&an!e "n t&e boundar"es?
2/ =n "ncrease "n t&e area o# t&e land appl"ed
#or? or
+/ 8&e "nclus"on o# an add"t"onal land/
Reason #or republ"cat"on: to !"6e not"ce to all persons
concerned re!ard"n! t&e a$ended appl"cat"on/
<"t&out ne7 publ"cat"on t&e re!"strat"on court cannot
ac4u"re 9ur"sd"ct"on o6er t&e area or parcel o# land
t&at "s added to t&e area co6ered by t&e or"!"nal
appl"cat"on, and t&e dec"s"on o# t&e re!"strat"on court
7ould be a null"ty "nso#ar as t&e dec"s"on concerns
t&e ne7ly "ncluded land/
3o republ"cat"on re4u"red:
=$end$ent due to c&an!e o# na$e o# appl"cant
=$end$ent due to decrease "n t&e area o# t&e
land
DEALINGS WITH LAND PENDING ORIGINAL
REGISTRATION
Section 22. 0ealings !ith land pending
original registration. 1fter the filing of the
application and before the issuance of the
decree of registration, the land therein
described may still be the subject of dealings
in !hole or in part, in !hich case the
interested party shall present to the court the
pertinent instruments together !ith a
subdiision plan approed by the 0irector of
&ands in case of transfer of portions thereof
and the court, after notice to the parties, shall
order such land registered subject to the
coneyance or encumbrance created by said
instruments, or order that the decree of
registration be issued in the name of the
person to !hom the property has been
coneyed by said instruments.
A;ER ;I(I+< *; APP(ICAI*+
NOTICE AND INITIAL HEARING
I-c1:.e$ &taCe -te $te%$ !r re6,$trat,-*9
+/ Sett"n! date #or "n"t"al &ear"n! and publ"cat"on
-/ 8rans$"ttal o# t&e publ"cat"on and t&e date o#
"n"t"al &ear"n! 7"t& all t&e docu$ents or ot&er
e6"dences attac&ed t&ereto by t&e cler% o# court
to t&e land re!"strat"on aut&or"ty 'lra)
2/ .ubl"cat"on o# a not"ce o# t&e #"l"n! o# t&e
appl"cat"on and date and place o# t&e &ear"n! "n
t&e o##"c"al !a5ette
A/ Ser6"ce o# not"ce upon cont"!uous o7ners,
occupants and t&ose %no7n to &a6e "nterests "n
t&e property by t&e s&er"##
Section 23. #otice of initial hearing,
publication, etc. The court shall, !ithin fie
days from filing of the application, issue an
order setting the date and hour of the initial
hearing !hich shall not be earlier than forty8
fie days nor later than ninety days from the
date of the order.
The public shall be gien notice of the initial
hearing of the application for land registration
by means of >1< publication4 >2< mailing4 and
>3< posting.
1. 3y publication.
25
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26
;pon receipt of the order of the court setting
the time for initial hearing, the 6ommissioner
of &and /egistration shall cause notice of
initial hearing to be published once in the
Bfficial $aIette and once in a ne!spaper of
general circulation in the (hilippines:
(roided, ho!eer, that the publication in the
Bfficial $aIette shall be sufficient to confer
jurisdiction upon the court. Said notice shall
be addressed to all persons appearing to hae
an interest in the land inoled including the
adjoining o!ners so far as +no!n, and %to all
!hom it may concern%. Said notice shall also
require all persons concerned to appear in
court at a certain date and time to sho! cause
!hy the prayer of said application shall not be
granted.
2. 3y mailing.
>a< Failing of notice to persons named in the
application. The 6ommissioner of &and
/egistration shall also, !ithin seen days after
publication of said notice in the Bfficial
$aIette, as hereinbefore proided, cause a
copy of the notice of initial hearing to be
mailed to eery person named in the notice
!hose address is +no!n.
>b< Failing of notice to the Secretary of (ublic
5igh!ays, the (roincial $oernor and the
Fayor. "f the applicant requests to hae the
line of a public !ay or road determined, the
6ommissioner of &and /egistration shall
cause a copy of said notice of initial hearing to
be mailed to the Secretary of (ublic
5igh!ays, to the (roincial $oernor, and to
the Fayor of the municipality or city, as the
case may be, in !hich the land lies.
>c< Failing of notice to the Secretary of
1grarian /eform, the Solicitor $eneral, the
0irector of &ands, the 0irector of (ublic
:or+s, the 0irector of 9orest 0eelopment,
the 0irector of Fines and the 0irector of
9isheries and 1quatic /esources. "f the land
borders on a rier, naigable stream or shore,
or on an arm of the sea !here a rier or
harbor line has been established, or on a la+e,
or if it other!ise appears from the application
or the proceedings that a tenant8farmer or the
national goernment may hae a claim
aderse to that of the applicant, notice of the
initial hearing shall be gien in the same
manner to the Secretary of 1grarian /eform,
the Solicitor $eneral, the 0irector of &ands,
the 0irector of Fines andCor the 0irector of
9isheries and 1quatic /esources, as may be
appropriate.
3. 3y posting.
The 6ommissioner of &and /egistration shall
also cause a duly attested copy of the notice
of initial hearing to be posted by the sheriff of
the proince or city, as the case may be, or by
his deputy, in a conspicuous place on each
parcel of land included in the application and
also in a conspicuous place on the bulletin
board of the municipal building of the
municipality or city in !hich the land or portion
thereof is situated, fourteen days at least
before the date of initial hearing.
The court may also cause notice to be sered
to such other persons and in such manner as
it may deem proper.
>6aption and Title<
#BT"6* B9 "#"T"1& 5*1/"#$
To >here insert the names of all persons
appearing to hae an interest and the
adjoining o!ners so far as +no!n, and to all
!hom it may concern<:
1n application >or petition< haing been filed in
the aboe8entitled case by >full name and
address< praying for the registration and
confirmation >or for the settlement and
adjudication, in case of petition in cadastral
proceedings< of title to the follo!ing described
lands:
>"nsert description<
Eou are hereby sered this notice to appear
before this 6ourt at its session to be held at
26
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27
LLLLLLLLLLLLLLLLL on the LLLLLLLLLLLLLL
day of LLLLLLLLLLLLLLL, 1A LLLLLL, at
LLLLLLLLLLLLL o.cloc+ in the LLLLLLLLL
then and there to present such claims as you
may hae to said lands or any portion thereof,
and to submit eidence in support of such
claim4 and unless you appear at said 6ourt at
the time and place aforesaid, your default !ill
be recorded and the title to the lands !ill be
adjudicated and determined in accordance
!ith la! and the eidence before the 6ourt,
and thereafter you !ill foreer be barred from
contesting said application >or petition< or any
decree entered thereon.
:itness, the 5on.
LLLLLLLLLLLLLLLLLLLLLLLL ?udge of the
6ourt of 9irst "nstance of LLLLLLL this
LLLLLLL day of LLLLLLLLLLLLLLLLL, in the
year 1ALLLLLL.
1ttest:
6ommissioner of &and /egistration
The court order setting the date of initial
hearing
M
Transmitted to the 1dministrator of the &/1
M
1dministrator prepareCissue notice of initial
hearin4 in the form prescribed in Sec. 23
M
#otice gien to public by publishing, mailing
and posting
C:rt r.er 8ey-. 2( .ay$
/epublic . San &orenIo >=<
-does not a##ect t&e 6al"d"ty o# appl"cat"on
-t&e duty to set "t l"es 7"t& t&e court
-"t "s beyond t&e po7er o# t&e appl"cant
-"t "s un#a"r to pun"s& t&e appl"cant because
&e &as no control to set t&e date #or "n"t"al
&ear"n!/
C-te-t$ ! c:rt r.er $ett,-6 .ate !
,-,t,a1 +ear,-69 s"$"lar to su$$ons "n
ord"nary c"6"l act"ons/
PU5LICATION
P:r%$e a-. e!!ect$ ! %:81,cat,-9
1/ 8o con#er 9ur"sd"ct"on o6er t&e land
appl"ed #or upon t&e court,
2/ 8o c&ar!e t&e 7&ole 7orld 7"t&
%no7led!e o# t&e appl"cat"on o# t&e land
"n6ol6ed, and "n6"te t&e$ to ta%e part "n t&e
case and assert and pro6e t&e"r r"!&ts o6er
t&e property sub9ect t&ereo#/
P:81,cat,- $at,$!,e$ t+e c-$t,t:t,-a1
reA:,re7e-t ! .:e %rce$$9
.rocedural due process:
1/ 3ot"ce 'co$pl"ed 7"t&)
27
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28
2/ Hear"n!
P:81,cat,- 4+y -1y ,- t+e P+,1,%%,-e$D
,ourts only &a6e 9ur"sd"ct"on "n t&e
.&"l"pp"nes and t&e purpose o# publ"cat"on "s
to con#er 9ur"sd"ct"on/
I$ %:81,cat,- ,- O!!,c,a1 GaHette $:!!,c,e-t
t c-!er >:r,$.,ct,-D
3o/ 0irector of &ands . 61 >272 S6/1 272<
-publ"cat"on "n t&e O/@/ "s not su##"c"ent to
con#er 9ur"sd"ct"on
-O/@/ "s not as 7"dely read
-O/@/ o#ten delayed, not"ce does not reac&
"nterested party on t"$e
-Le!al reasons: pro6"s"on uses t&e 7ord
Ns&allR 'rules on statutory construct"on: "t "s
"$perat"6e act( $andatory? NandR "s also
con9unct"6e/)
I! t+e c:rt .e$ -t acA:,re >:r,$.,ct,-9
all proceed"n!s by t&e court are null and 6o"d/
I$$:e ! O.G. re1ea$e. a!ter ,-,t,a1 +ear,-6
/egister of 0eeds of Falabon . /T6,
Falabon, Fetro Fanila
-tard"ness o# publ"cat"on: court d"d not
ac4u"re 9ur"sd"ct"on
/epublic . 61 >232 S6/1 ))2, ))A<
-t&e publ"cat"on "s also de#ect"6e 7&ere t&e
O/@/ conta"n"n! sa"d not"ce, alt&ou!& #or t&e
$ont& pr"or to t&e sc&eduled &ear"n!, 7as
released #or publ"cat"on only a#ter sa"d
&ear"n!/
-publ"cat"on $ust precede t&e date o# "n"t"al
&ear"n!
MAILING
'Iandatory)
Cy re!"stered $a"l
POSTING
Cy s&er"## or &"s deputy
PROOF OF PU5LICATION< MAILING<
POSTING
(roof of publication:
,ert"#"cat"on o# =d$"n"strator
'because &e "s t&e one 7&o caused t&e
publ"cat"on)
o .robat"6e 6alue( conclus"6e proo#?
Section 2&. (roof of publication and
notice. The certification of the 6ommissioner of &and
/egistration and of the sheriff concerned to the effect
that the notice of initial hearing, as required by la!, has
been complied !ith shall be filed in the case before the
date of initial hearing, and shall be conclusie proof of
such fact.
,opy o# t&e O##"c"al @a5ette
,opy o# t&e 3e7spaper
=##"da6"t o# publ"cat"on "ssued by t&e
publ"s&er or duly aut&or"5ed person o# t&e
ne7spaper/
28
Page |
29
(roof of mailing
<&en Nre!"stry return cardR "s
returned to t&e court 'bou!&t #ro$ t&e .ost
O##"ce)
(roof of posting
,ert"#"cate o# post"n! "ssued by
s&er"##
FILING OF ANSWER TO THE APPLICATION
WHO MAY OPPOSE TO THE APPLICATIOND
Section 25. Bpposition to application in
ordinary proceedings. 1ny person claiming an
interest, !hether named in the notice or not,
may appear and file an opposition on or
before the date of initial hearing, or !ithin
such further time as may be allo!ed by the
court. The opposition shall state:
- all the objections to the application and
- shall set forth the interest claimed by the party
filing the same and
- apply for the remedy desired, and
- shall be signed and s!orn to by him or by
some other duly authoriIed person.
"f the opposition or the aderse claim of any
person coers only a portion of the lot and
said portion is not properly delimited on the
plan attached to the application, or in case of
undiided co8o!nership, conflicting claims of
o!nership or possession, or oerlapping of
boundaries, the court may require the parties
to submit a subdiision plan duly approed by
the 0irector of &ands.
T+e %%$,tr$9 need not be na$ed "n t&e not"ce o#
"n"t"al &ear"n!/
- He $ust cla"$ an "nterest to t&e property appl"ed
#or, based on a r"!&t o# do$"n"on or so$e ot&er
real r"!&t "ndependent o#, and not at all
subord"nate to, t&e r"!&ts o# t&e @o6ern$ent/
- 8&e oppos"tor does not &a6e to s&o7 t"tle "n
&"$sel#? &e s&ould &o7e6er appear to &a6e an
"nterest "n t&e property/
- :nterest $ay be "n t&e c&aracter o#:
Le!al o7ner, or
E4u"table "nterest, or
Cene#"c"ary o# a trust
8&e prayer 'ob9ect"on, "nterest, re$edy) deter$"nes:
7&et&er to deny or d"s$"ss t&e appl"cat"on o#
cla"$ant, and
#or t&e court to order re!"strat"on o# land "n t&e
na$e o# oppos"tor
T+e !114,-6 7ay 8e %r%er %%$,tr$9
1/ a &o$esteader 7&o &ad not yet been "ssued
&"s t"tle but 7&o &ad #ul#"lled all t&e cond"t"ons
re4u"red by la7 to ent"tle &"$ to a patent?
2/ a purc&aser o# #r"ar land be#ore t&e "ssuance
o# t&e patent to &"$?
+/ .ersons 7&o cla"$ to be "n possess"on o# a
tract o# publ"c land and &a6e appl"ed 7"t& t&e
Cureau o# Land Iana!e$ent #or "ts purc&ase
T+e !114,-6 7ay -t 8e %r%er %%$,tr$9
1/ = $ere #ores&ore lessee o# publ"c land '&e "s
not an e4u"table o7ner, &"s r"!&t "s
subord"nate to t&at o# t&e @o6ern$ent/
S1,c,tr 6e-era1 7ay !,1e a 7t,- t .,$7,$$ t+e
a%%1,cat,-
<&en t&e land "s "nal"enable 'e/!/ t"$berland, #orest
land)
@round: t&e court &as no 9ur"sd"ct"on o6er t&e case
because t&e land "s "nal"enable
29
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30
DEFAULT
=n "nterested party to a land sub9ect o# re!"strat"on
$ay #"le &"s oppos"t"on to t&e appl"cat"on on or be#ore
t&e date o# "n"t"al &ear"n!/ =bsent any oppos"tor, t&e
court 7"ll t&en "ssue an order o# de#ault/
Section 2/. Brder of default4 effect. "f no
person appears and ans!ers !ithin the time
allo!ed, the court shall, upon motion of the
applicant, no reason to the contrary
appearing, order a default to be recorded and
require the applicant to present eidence. 3y
the description in the notice %To all :hom "t
Fay 6oncern%, all the !orld are made parties
defendant and shall be concluded by the
default order. >general default<
:here an appearance has been entered and
an ans!er filed, a default order shall be
entered against persons !ho did not appear
and ans!er. >special default<
@eneral de#ault- "s addressed to t&e 7&ole 7orld
Spec"al de#ault- "s d"rected only a!a"nst t&ose 7&o
d"d not enter t&e"r appearance and #"le ans7er/
E!!ect$ ! .e!a:1t
= de#ault order "s entered a!a"nst t&e 7&ole
7orld, so t&at all persons are bound by sa"d
order/ = person 7&o &as not c&allen!ed t&e
appl"cat"on #or re!"strat"on o# land, e6en "# t&e
appeal &e a#ter7ards "nterposed "s based on t&e
r"!&t o# do$"n"on o6er t&e sa$e land, cannot
alle!e da$a!e or error a!a"nst t&e 9ud!$ent
!rant"n! t&e re!"strat"on "nas$uc& as &e d"d not
alle!e to &a6e any r"!&t to suc& land/
8&e appl"cant "s allo7ed to present e6"dence ex
parte
I$ t+e .ec1arat,- ! .e!a:1t a 6:ara-tee t+at t+e
a%%1,cat,- 4,11 8e 6ra-te.D
3o, "t "s st"ll t&e burden o# t&e appl"cant to pro6e t&at
&e "s ent"tled to re!"strat"on, "ncontro6ert"ble proo#/
W+e- .e!a:1t r.er ,$ ,7%r%er? re7e.y9
.et"t"on #or cert"orar"
Re7e.y !r7 r.er ! .e!a:1t
= de#aulted "nterested person $ay &o7e6er !a"n
stand"n! "n court by #"l"n! a $ot"on to set as"de t&e
order o# de#ault "n accordance 7"t& Sec/ +, Rule 1F or
Rules o# ,ourt/
Sec. 3. Relief from order of defa5lt! 1 party
declared in default may at any time after
discoery thereof and before judgment file a
motion under oath to set aside the order of
default upon proper sho!ing that his failure to
ans!er !as due to fraud, accident, mista+e or
excusable negligence and that he has
meritorious defense. "n such case the order of
default may be set aside on such terms and
conditions as the judge may impose in the
interest of justice.
@rounds9 '*=IE-I)
1/ *raud
2/ =cc"dent
+/ I"sta%e
-/ Excusable ne!l"!ence
2/ Ier"tor"ous de#ense
I! t+ere +a$ a1rea.y 8ee- >:.67e-t 8y
.e!a:1t a-. a%%1,ca-t +a$ a1rea.y
%re$e-te. e",.e-ce9 $ot"on #or ne7 tr"al
'!round: #a$e-$)
A%%ea1 !r7 >:.67e-t !r7 c:rt9
30
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31
:# #ro$ R8,- to ,ourt o# =ppeals
:# #ro$ I8,- st"ll to ,ourt o# =ppeals
'dele!ated 9ur"sd"ct"on)
'Re$edy d"scussed "n "ts proper place)
EVIDENCE
:n land re!"strat"on cases, t&e burden o# proo#
"s upon t&e appl"cant to s&o7 t&at &e "s t&e real
and absolute o7ner "n #ee s"$ple/
8&e appl"cant $ust o6erco$e t&e
presu$pt"on t&at t&e land sou!&t to be re!"stered
#or$s part o# t&e publ"c do$a"n 'by 6"rtue o# t&e
Re!al"an doctr"ne)/
Ho7> Cy present"n! co$petent, clear and
persuas"6e e6"dence o# pr"6ate o7ners&"p or
o# ac4u"s"t"on #ro$ t&e !o6ern$ent/
=ppl"cant $ust stand on t&e stren!t& o# &"s
o7n e6"dence and not rely on t&e absence or
7ea%ness o# t&e e6"dence o# t&e oppos"tors/
W+at a%%1,ca-t 7:$t %r"e9
1. 8&at t&e 1a-. a%%1,e. !r +a$ 8ee-
.ec1a$$,!,e. and "s a %:81,c a6r,c:1t:ra1 1a-.<
,$ a1,e-a81e a-. .,$%$a81e/
8&ere $ust be a pos"t"6e act #ro$ t&e
!o6ern$ent t&at t&e land &ad been
declass"#"ed #ro$ t&e #orest !roups and
con6erted "nto al"enable and d"sposable land
#or a!r"cultural purposes/
Specific proofs that he may present:
a/ .res"dent"al procla$at"on
b/ Execut"6e order
c/ =d$"n"strat"6e order
d/ C*0 land class"#"cat"on $ap
e/ ,ert"#"cat"on by t&e 0"rector o# *orestry and
reports o# 0"str"ct *orester
Iere reco$$endat"on o# t&e 0"str"ct
*orester #or release o# t&e land #ro$ "ts
unclass"#"ed or"!"n "s not e6"dence o# suc&
release/ '0"rector o# Lands 6/ ,=)
#/ :n6est"!at"on reports o# Cureau o# Lands
"n6est"!ator
!/ Le!"slat"6e act, or by statute
#ot sufficient proofs to establish
declassification
a/ Sur6ey plan e6en "# appro6ed by t&e Cureau
o# Lands
b/ ,on6ers"on o# land "nto #"s&pond and t&e
t"tl"n! o# propert"es around "t
c. 8&e $ere #act t&at t&e area "n 7&"c& t&e land
"n6ol6ed "s located &as beco$e &"!&ly
de6eloped res"dent"al or co$$erc"al land and
actually no lon!er #orest land
'. I.e-t,ty ! t+e 1a-..
(roofs:
a/ Sur6ey plan o# t&e property appro6ed by t&e
0"rector o# Lands
b/ 8rac"n! clot& plan and blue pr"nt cop"es o#
t&e plan
8&e sub$"ss"on o# t&e or"!"nal trac"n! clot&
plan o# t&e land appl"ed #or, duly appro6ed
by t&e 0"rector o# Lands, 7as &eld to be a
statutory re4u"re$ent o# $andatory
c&aracter 7&"c& cannot be 7a"6ed/
'0"rector o# Lands 6/ Reyes)
reason: to establ"s& t&e true "dent"ty o#
t&e land to ensure t&at "t does not o6erlap a
parcel o# land or a port"on t&ereo# already
co6ered by a pre6"ous land re!"strat"on,
and to #orestall t&e poss"b"l"ty t&at "t 7"ll be
o6erlapped by a subse4uent re!"strat"on o#
any ad9o"n"n! land/
Clue pr"nt copy su##"ces #or t&e purpose
7&ere t&e or"!"nal trac"n! clot& plan 7as
attac&ed to t&e appl"cat"on #or re!"strat"on/
c/ 8ec&n"cal descr"pt"on o# t&e land appl"ed #or,
duly s"!ned by a !eodet"c en!"neer
d/ 8ax declarat"ons
e/ Coundar"es and area
@eneral Rule: :n t&e "dent"#"cat"on o# land,
7ell-de#"ned boundar"es 7"ll pre6a"l o6er
area, and "n case o# con#l"ct, #or$er
controls t&e latter/
Except"on: :# t&ere "s substant"al and
unexpla"ned d"screpanc"es as to t&e area
o# t&e land stated "n t&e $un"$ents o# t"tle
or "n docu$ents e6"denc"n! ac4u"s"t"on o#
31
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32
t&e land by t&e appl"cant or &"s cla"$ o#
o7ners&"p and t&e area as sur6eyed based
on natural boundar"es
3. =ppl"cantGs possess"on a-. cc:%at,- !
t+e 1a-. #or t&e len!t& o# t"$e and "n t&e $anner
re4u"red by la7/
*ffect of possession: Open,
exclus"6e, and und"sputed possess"on o#
al"enable publ"c land #or t&e per"od
prescr"bed by la7 creates t&e le!al #"ct"on
7&ereby t&e land, upon co$plet"on o# t&e
re4u"s"te per"od "pso 9ure and 7"t&out t&e
need o# 9ud"c"al or ot&er sanct"ons, ceases to
be publ"c land and beco$es pr"6ate property/
.ossessor "s dee$ed to &a6e ac4u"red by
operat"on o# la7 a r"!&t to !o6ern$ent !rant
7"t&out t&e necess"ty o# cert"#"cate o# t"tle
be"n! "ssued/
8&e present possessor $ay
co$plete t&e per"od necessary #or
prescr"pt"on by tac%"n! &"s possess"on to t&at
o# &"s !rantor or predecessor-"n-"nterest
8ac%"n! o# possess"on "s allo7ed
only 7&en t&ere "s pr"6"ty o# contract or
relat"ons&"p bet7een t&e pre6"ous and
present possessors
"nsufficient proofs of possession
a/ Iere casual cult"6at"on o# port"ons o#
land by cla"$ant
$ere occupancy t&ereo# by !ra5"n!
l"6estoc% upon "t, 7"t&out substant"al
enclosures, or ot&er per$anent
"$pro6e$ents, "s not su##"c"ent to support
a cla"$ o# t"tle t&rou!& ac4u"s"t"6e
prescr"pt"on/
b/ 8ax declarat"on o# land sou!&t to be
re!"stered, 7&"c& "s not "n t&e na$e o#
t&e appl"cant but "n t&e na$e o# t&e
deceased parents o# an oppos"tor
c/ Hold"n! o# property by $ere tolerance o#
t&e o7ner
d/ Iere #a"lure o# #"scal represent"n! t&e
State to cross-exa$"ne t&e appl"cant on
t&e cla"$ed possess"on
e/ .ossess"on o# ot&er persons "n t&e land
appl"ed #or "$pu!ns t&e exclus"6e 4ual"ty
o# t&e appl"cantGs possess"on/
#/ E6en "# t&e pet"t"oners can trace t&e"r
deed o# sale bac% to =da$ and E6e, #"ll "n
e6ery s4uare "nc& o# t&e land 7"t&
a!r"cultural tenants, &a6e res"dent"al
&ouses bu"lt e6ery #e7 $eters &ere and
t&ere, pay t&e realty taxes rel"!"ously
e6ery year and &a6e an appro6ed
Cureau o# Lands Sur6ey yearly, t&ey 7"ll
not beco$e t&e o7ners "# t&ey 7"ll not
#ollo7 t&e procedure to obta"n publ"c
a!r"cultural land $andated by t&e .ubl"c
Land =ct
4. 5a$,$ ! %r,"ate 4-er$+,% '"# appl"cant
cla"$s pr"6ate o7ners&"p not because o#
possess"on)
(roofs:
a/ 0ocu$entary e6"dence
"/ Span"s& t"tles "n pend"n! cases
Under .0 F92, &olders o# Span"s& t"tles
or !rants can no lon!er "n6o%e "t as bas"s
o# o7ners&"p #or t&e purposes o# apply"n!
#or re!"strat"on s"x $ont&s a#ter *ebruary
1A, 19BA/
8&ey are no7 $erely "nd"c"a o# cla"$ o#
o7ners&"p, "/e/ t&at t&e &older &as a
cla"$ o6er t&e property/
""/ 8ax declarat"ons and realty tax
pay$ents
not conclus"6e e6"dence o#
o7ners&"p but are at least proo# t&at t&e
&older &ad a cla"$ o# t"tle o6er t&e
property
best "nd"c"a o# possess"on
beco$e stron! e6"dence o#
o7ners&"p ac4u"red by prescr"pt"on 7&en
acco$pan"ed by proo# o# actual
possess"on o# t&e property by ot&er
e##ect"6e proo#
"""/ .res"dent"al "ssuances and le!"slat"6e acts
b/ 8est"$on"al e6"dence
c/ 0eeds o# sale
8&e execut"on o# a deed o# a notar"al deed
o# sale "s e4u"6alent to t&e del"6ery o# t&e
realty sold and places t&e 6endee "n le!al
possess"on t&ereo#, con#or$ably to =rt/1-9F
o# t&e 3,,/
1

1
<&en t&e sale "s $ade t&rou!& a publ"c "nstru$ent, t&e
execut"on t&ereo# s&all be e4u"6alent to t&e del"6ery o# t&e t&"n!
7&"c& "s t&e ob9ect o# t&e contract, "# #ro$ t&e deed t&e contrary
does not appear or cannot be clearly "n#erred/
<"t& re!ard to $o6able property, "ts del"6ery $ay also
be $ade by t&e del"6ery o# t&e %eys o# t&e place or depos"tory
7&ere "t "s stored or %ept/
32
Page |
33
#ot sufficient proofs:
a/ ,o$pro$"se a!ree$ent bet7een
part"es 7&ere t&ey a!reed t&at t&ey &a6e
r"!&ts and "nterest o6er t&e land and
ass"!ned or allocated port"ons t&ereo# to
eac& o# t&e$
b/ 0ec"s"on "n an estate proceed"n! o# a
predecessor-"n-"nterest o# an appl"cant 7&"c&
"n6ol6es a property o6er 7&"c& t&e decedent
&as no trans$"ss"ble r"!&t and dec"s"ons "n
any ot&er cases 7&ere t&e "ssue o#
o7ners&"p 7as not de#"n"tely passed upon
c/ Sur6ey plan o# t&e land
33
SUMMARY TA5LE OF PIECES OF EVIDENCE APPLICANT SHOULD PROVE IN LAND REGISTRATION
CASES
W+at a%%1,ca-t 7:$t %r"e S:!!,c,e-t %r!$ I-$:!!,c,e-t %r!$
1/ 8&at t&e land appl"ed #or &as
been declass"#"ed, and "s a publ"c
a!r"cultural land, "s al"enable and
d"sposable
a/ .res"dent"al procla$at"on
b/ Execut"6e order
c/ =d$"n"strat"6e order
d/ C*0 Land ,lass"#"cat"on Iap
e/ ,ert"#"cat"on by t&e 0"rector o# *orestry
and reports o# 0"str"ct *orester
#/ :n6est"!at"on reports o# Cureau o#
Lands
!/ Le!"slat"6e act, by statute
a/ Sur6ey plan
b/ ,on6ers"on o# land "nto #"s&pond
c/ $ere #act t&at t&e area "n 7&"c& t&e
land "n6ol6ed "s located &as beco$e
&"!&ly de6eloped res"dent"al or
co$$erc"al land and actually no lon!er
#orest land
2/ :dent"ty o# t&e land a/ Sur6ey plan
b/ 8rac"n! clot& plan and blue pr"nt cop"es
o# t&e plan
c/ 8ec&n"cal descr"pt"on o# t&e land
appl"ed #or, duly s"!ned by a !eodet"c
en!"neer
d/ 8ax declarat"ons
e/ Coundar"es and area
3. =ppl"cantGs possess"on a-.
cc:%at,- ! t+e 1a-. #or t&e len!t&
o# t"$e and "n t&e $anner re4u"red by
la7/
a/ Iere casual cult"6at"on o# port"ons o#
land by cla"$ant
b/ 8ax declarat"on o# land sou!&t to be
re!"stered, 7&"c& "s not "n t&e na$e o#
t&e appl"cant but "n t&e na$e o# t&e
deceased parents o# an oppos"tor
c/ Hold"n! o# property by $ere tolerance
o# t&e o7ner
d/ Iere #a"lure o# #"scal represent"n! t&e
State to cross-exa$"ne t&e appl"cant on
t&e cla"$ed possess"on
e/ .ossess"on o# ot&er persons "n t&e land
appl"ed #or "$pu!ns t&e exclus"6e
4ual"ty o# t&e appl"cantGs possess"on/
#/ <&en pet"t"oners do not #ollo7 t&e
procedure to obta"n publ"c a!r"cultural
land $andated by t&e .ubl"c Land =ct
-/ Cas"s o# pr"6ate o7ners&"p a/ 0ocu$entary e6"dence
"/ Span"s& t"tle "n pend"n! cases
""/ tax declarat"ons and realty tax
pay$ents
"""/ pres"dent"al "ssuances and le!"slat"6e
acts
"6/ deeds o# sale
b/ 8est"$on"al e6"dence
a/ ,o$pro$"se a!ree$ent bet7een
part"es 7&ere t&ey a!reed t&at t&ey
&a6e r"!&ts and "nterest o6er t&e land
and ass"!ned or allocated port"ons
t&ereo# to eac& o# t&e$
b/ 0ec"s"on "n an estate proceed"n! o# a
predecessor-"n-"nterest o# an appl"cant
7&"c& "n6ol6es a property o6er 7&"c&
t&e decedent &as no trans$"ss"ble
r"!&t and dec"s"ons "n any ot&er cases
7&ere t&e "ssue o# o7ners&"p 7as not
de#"n"tely passed upon
c/ Sur6ey plan o# t&e land
HEARING
Sec. 27! Speed3 hearin4= reference to a
referee
The trial court shall see to it that all
registration proceedings are disposed or
!ithin AN days from the date the case is
submitted for decision.
The court, if it deems necessary,
may refer the case or any part thereof to a
referee !ho shall hear the parties and their
eidence, and the referee shall submit his
report thereon to the 6ourt !ithin 1- days
after the termination of such hearing. 5earing
before a referee may be held at any
conenient place !ithin the proince or city as
may be fixed by him and after reasonable
notice thereof shall hae been sered the
parties concerned. The court may render
judgment in accordance !ith the report as
though the facts hae been found by the judge
himself: (roided, ho!eer, that the court may
in its discretion accept the report or set it
aside in !hole or in part, or order the case to
be recommitted for further proceedings.
T+e c:rt 7ay9
1/ Hear t&e part"es and t&e"r e6"dence? or
2/ Re#er t&e case or any part t&ereo# to a
re#eree or co$$"ss"oner
:n t&e exerc"se o# dele!ated 9ur"sd"ct"on, t&e
I8, can no lon!er appo"nt co$$"ss"oners
<&"le re#eree can rece"6e e6"dence and
ob9ect"ons, "t &as no po7er to rule on t&e case/ :ts
$a"n duty "s to rece"6e e6"dence and sub$"t "ts
#"nd"n!s and reco$$endat"ons to t&e court/
8&e order o# tr"al "s s"$"lar to t&at "n ord"nary
c"6"l act"on/ 8&e appl"cant $ust #"rst produce &"s
test"$on"al and docu$entary e6"dence, sub9ect to
cross-exa$"nat"on by t&e oppos"tor, and t&en
#or$ally o##er sa"d e6"dence/
Sec. 3H. 5earing, judgment, decree.
The trial of the case may occur at any
conenient place !ithin the proince in !hich
the lands are situated and shall be conducted,
and orders for default and confessions
entered, in the same manner as in ordinary
land registration proceedings and shall be
goerned by the same rules. 1ll conflicting
interests shall be adjudicated by the court and
decrees a!arded in faor of the persons
entitled to the lands or to parts thereof and
such decrees shall be the basis for issuance
or original certificates of title granted on
application for registration of land under
ordinary land registration proceeding.
#UDGMENT
Sec. 28! Partial >5d4ment.
"n a case !here only a portion of
the land subject of registration is contested,
the court may render partial judgment
proided that a subdiision plan sho!ing the
contested and uncontested portions approed
by the 0irector of &ands is preiously
submitted to said court.
Only cla"$ed property or a port"on t&ereo#
can be ad9ud"cated/ :# t&e appl"cant asserts
o7ners&"p to and sub$"ts e6"dence only #or a
port"on o# a lot, t&e "nclus"on o# t&e %rt,- -t
c1a,7e. by t&e appl"cant "s ",. and o# no e##ect
#or a land re!"strat"on c:rt +a$ - >:r,$.,ct,-
t .ecree a 1t t a %er$- 4+ %:t$ - c1a,7
t ,t and 7&o ne6er asserted any r"!&t o#
o7ners&"p o6er "t/
Sec.2%! 95d4ment confirmin4 title.
1ll conflicting claims of o!nership
and interest in the land subject of the
application shall be determined by the court. "f
the court, after considering the eidence and
the reports of the 6ommissioner of &and
/egistration and the 0irector of &ands, finds
that the applicant or the oppositor has
sufficient title proper for registration, judgment
shall be rendered confirming the title of the
applicant, or the oppositor to the land or
portions thereof.
Sec. 33! Appeal from >5d4ment# etc.
The judgment and orders of the court hearing
the land registration case are appealable to
the 6ourt of 1ppeals or to the Supreme 6ourt
in the same manner as in ordinary actions.
Sec. 3&! R5les of proced5re.
The /ules of 6ourt shall, insofar as not
consistent !ith the proision of this 0ecree,
be applicable to land registration and
cadastral cases by analogy or in a suppletory
character and !heneer practicable and
conenient.
In whose name re4istration of land ma3 6e made!
1/ =ppl"cant? or
2/ Oppos"tor? or
+/ Cuyer or t&e person to 7&o$ t&e land &as
been con6eyed by an "nstru$ent executed dur"n!
t&e "nter6al o# t"$e bet7een t&e #"l"n! o# t&e
appl"cat"on #or re!"strat"on and t&e "ssuance o#
t&e decree to t"tle
re4u"re$ents:
a/ 8&at t&e "nstru$ent be presented to t&e court
by t&e "nterested party to!et&er 7"t& a $ot"on
t&at t&e sa$e be cons"dered "n relat"on 7"t&
t&e appl"cat"on
b/ 8&at pr"or not"ce be !"6en to t&e part"es to t&e
case
Nte9
8&e court $ay re6erse "ts dec"s"on e6en a#ter
t&e LR= &as already "ssued t&e decree o#
re!"strat"on/
C:rt$ 4,t+ >:r,$.,ct,- t +ear 1a-. re6,$trat,-
ca$e$
1. R8, exclus"6e 9ur"sd"ct"on o6er:
a/ =ppl"cat"ons #or or"!"nal re!"strat"on o# t"tle
b/ .et"t"ons #"led a#ter or"!"nal re!"strat"on o# t"tle
2. Ie8,, I8,, I,8, dele!ated 9ur"sd"ct"on
o6er: >Sec.3), 3( 3lg. 12A,or the ?udiciary
/eorganiIation 1ct of 1AHN, as amended by /1
72A1<
a/ ,adastral or land re!"strat"on cases co6er"n!
lots 7&ere t&ere "s no contro6ersy or
oppos"t"on? or
b/ O6er contested lots t&e 6alue o# 7&"c& does
not exceed .100,000
W+e- >:.67e-t 8ec7e$ !,-a1
Sec.3.. )hen >5d4ment 6ecomes final=
d5t3 to ca5se iss5ance of decree
The judgment rendered in a land
registration proceeding becomes final upon
the expiration of 3N days >1- days na dapat<
to be counted from the date of receipt of
notice of the judgment. 1n appeal may be
ta+en from the judgment of the court as in
ordinary ciil cases.
1fter judgment has become final
and executory, it shall deole upon the court
to forth!ith issue an order in accordance !ith
Sec.3A of this 0ecree to the 6ommissioner for
the issuance of the decree of registration and
the corresponding certificate of title in faor of
the person adjudged entitled to registration.
Nte$9
Upon a lapse o# 10 .ay$ counted #ro$
rece"pt o# -t,ce ! t+e >:.67e-t/
Ho7e6er, not7"t&stand"n! t&e lapse o# t&e
12-day per"od #ro$ rece"pt o# 9ud!$ent by t&e
part"es, t&e c:rt c-t,-:e$ t reta,- c-tr1
o6er t&e case unt"l t&e e=%,rat,- ! 1 year a#ter
t&e entry o# decree o# re!"strat"on by t&e LR=/
:# an appeal "s ta%en #ro$ t&e 9ud!$ent o# t&e
lo7er court, t&e 12-day per"od s&ould be
rec%oned #ro$ rece"pt o# not"ce o# 9ud!$ent o#
t&e appellate court/
8&e pre6a"l"n! party "n t&e lo7er court cannot
$o6e #or an execut"on pend"n! appeal "n t&e
appellate court/
,ourt orders and dec"s"ons sent to t&e !,$ca1,
act"n! as a!ent o# t&e Sol"c"tor @eneral "n land
re!"strat"on cases are -t 8,-.,-6 unt"l t&ey are
actually rece"6ed by t&e Sol"c"tor @eneral/ 8&us,
t&e per"od o# appeal s&all be rec%oned #ro$ t&e
rece"pt o# t&e dec"s"on by t&e Sol"c"tor @eneral/
8&e court $ay st"ll "ssue sa"d order o# decree
o# re!"strat"on and cert"#"cate o# t"tle e6en beyond
t&e 12-day per"od so as not to pre9ud"ce t&e
ad9ud!ed o7ner/
reason: t&e 9ud!$ent "s $erely declaratory "n
c&aracter and does not need to be asserted or
en#orced a!a"nst t&e ad6erse party/
8&e ,$$:a-ce ! a .ecree "s a 7,-,$ter,a1
.:ty bot& o# t&e 9ud!e and o# t&e Land
Re!"strat"on ,o$$"ss"on/
= dec"s"on "n a land re!"strat"on case "s not
rendered "ne##"cac"ous by t&e statute o# l"$"tat"ons
and(or by lac&es, so t&at a decree "ssued
pursuant to suc& 9ud!$ent e6en a#ter t&e lapse o#
10 years "s not 6o"d/
Re$ >:.,cata
= #"nal 9ud!$ent "n an ord"nary c"6"l case
deter$"n"n! t&e o!nership o# land "s res judicata
'conclus"6e ad9ud"cat"on) "n a re!"strat"on
proceed"n! 7&ere t&e part"es and t&e property
are t&e sa$e as "n t&e #or$er case/ 8&us,
subse4uent l"t"!at"on "s barred/
ReA:,$,te$9
1/ 8&e #or$er 9ud!$ent $ust be #"nal
2/ :t $ust &a6e been rendered by a court &a6"n!
9ur"sd"ct"on o# t&e sub9ect $atter and o# t&e
part"es
+/ :t $ust be a 9ud!$ent on t&e $er"ts
-/ 8&ere $ust be, bet7een t&e #"rst and second
act"ons, "dent"ty o# part"es, o# sub9ect $atter,
and o# cause o# act"on
= 9ud!$ent d"s$"ss"n! an appl"cat"on #or t&e
re!"strat"on o# land does 3O8 operate as res
9ud"cata bet7een t&e appl"cant and t&e opponent
7&o &as success#ully res"sted t&e appl"cat"on/
8&e appl"cant or any person der"6"n! t"tle #ro$
&"$ $ay "nst"tute anot&er proceed"n! #or t&e
re!"strat"on o# t&e sa$e land, and t&e #act t&at &e
or &"s predecessor "n "nterest 7as unsuccess#ul
"n t&e #or$er proceed"n! does not const"tute a
bar t&ereto/ >5enson . 0irector of &ands<
<&ere t&e appl"cat"on #or re!"strat"on &as
been d"s$"ssed by t&e court <:8HOU8
.REJU0:,E
2
, t&e decree o# d"s$"ssal e6en "# "t
&as beco$e #"nal, does 3O8 const"tute res
9ud"cata/
:# t&e appl"cant 7"t&dra7s &"s appl"cat"on
be#ore t&e #"nal decree, t&e proceed"n! $ay be
d"s$"ssed, upon ter$s to be #"xed by t&e court/ :n
suc& a case, t&e appl"cant $ay later #"le a!a"n an
appl"cat"on #or t&e sa$e property/
POST3#UDGMENT INCIDENTS
Wr,t ! %$$e$$,-
"$pl"es t&e del"6ery o# possess"on o# t&e land to
t&e success#ul l"t"!ant/
"t "s an e##ect, a 7r"t o# execut"on, co$$and"n! t&e
s&er"## to enter t&e land and !"6e possess"on t&ereo#
to t&e person ent"tled under t&e 9ud!$ent/
Per$-$ e-t,t1e.9
1/ =d9ud!ed o7ner
2/ =ny subse4uent purc&aser o# t&e property
2
0"s$"ssal 7"t&out pre9ud"ce t&e 9ud!$ent "s not conclus"6e
A6a,-$t 4+7 4r,t ! %$$e$$,- 7ay 1,e
1/ =!a"nst t&e persons 7&o appeared "n t&e
proceed"n!s and ans7ered
2/ =!a"nst t&ose 7&o, &a6"n! been ser6ed 7"t&
process, d"d not appear or ans7er
+/ =!a"nst anyone unla7#ully and ad6ersely
occupy"n! t&e land or any port"on t&ereo# dur"n!
t&e proceed"n!s up to t&e "ssuance o# t&e #"nal
decree
Ge-era1 R:1e9 8&e 9ud!$ent ad9ud"cat"n! o7ners&"p
to t&e success#ul appl"cant "$pl"edly carr"es 7"t& "t t&e
del"6ery o# possess"on "# &e "s depr"6ed, s"nce t&e
r"!&t o# possess"on "s "n&erent "n t&at o# o7ners&"p/
E=ce%t,-$9
1/ = 7r"t o# possess"on does not l"e "n a land
re!"strat"on case a!a"nst a person 7&o entered
t&e property a#ter "ssuance o# t&e #"nal decree
and 7&o &ad not been a party "n t&e case
2/ = 7r"t o# possess"on cannot be "ssued "n a
pet"t"on #or reconst"tut"on o# alle!edly lost or
destroyed cert"#"cate o# t"tle
Nte$9
8&e "ssuance o# a 7r"t o# possess"on "s only a
$atter o# course "# not&"n! "n t&e past &as been
"ssued "n #a6or o# t&e re!"stered o7ner? t&ere "s
no prescr"pt"on as to "ts "ssuance/
8&e r,6+t o# t&e appl"cant or a subse4uent
purc&aser to as% #or t&e ,$$:a-ce ! a 4r,t !
%$$e$$,- o# t&e land re!"stered 7ould -e"er
%re$cr,8e.
Re7e.y 4+e- t+ere ,$ re!:$a1 t "acate
1a-. .e$%,te 4r,t9 pet"t"on #or conte$pt
Wr,t ! .e71,t,-
a co$ple$ent o# t&e 7r"t o# possess"on, 7"t&out
7&"c& t&e latter 7ould be "ne##ect"6e
not appealable 7&ere t&ere "s no alle!at"on t&at "t
&as 6ar"ed t&e tenor o# t&e 9ud!$ent
DECREE OF CONFIRMATION AND
REGISTRATION
Decree ! re6,$trat,-
decree "ssued by t&e LR= pursuant to t&e order o#
t&e court
condensed #or$ o# t&e courtGs 9ud!$ent
Sec. 3". $ecree of re4istration.
*ery decree of registration issued by the
6ommissioner shall bear the date, hour and
minute of its entry, and shall be signed by him.
"t shall state !hether the o!ner is married or
unmarried, and if married, the name of the
husband or !ife: (roided, ho!eer, that if the
land adjudicated by the court is conjugal
property, the decree shall be issued in the
name of both spouses. "f the o!ner is under
disability, it shall state the nature of disability,
and if a minor, his age. "t shall contain a
description of the land as finally determined by
the court, and shall set forth the estate of the
o!ner, and also, in such manner as to sho!
their relatie priorities, all particular estates,
mortgages, easements, liens, attachments,
and other encumbrances, including rights of
tenant8farmers, if any, to !hich the land or
o!nerOs estate is subject, as !ell as any other
matter properly to be determined in pursuance
of this 0ecree.
C-te-t$ ! .ecree9 &DCD3DEO*
1. Date, &our and $"nute o# entry
2. C"6"l status o# t&e o7ner V 7&et&er $arr"ed or
un$arr"ed/ :# $arr"ed, t&e na$e o# t&e spouse
:# t&e land ad9ud"cated "s con9u!al
property, decree s&all be "ssued "n t&e
na$e o# CO8H spouses/
3. :# t&e o7ner "s under ."sab"l"ty, t&e nature o#
suc& d"sab"l"ty, and "# a $"nor, &"s a!e
4. Descr"pt"on o# t&e land
5. Estate o# t&e o7ner, and also "n suc& $anner
as to s&o7 t&e"r relat"6e pr"or"t"es, all part"cular
estates, $ort!a!es, ease$ents, l"ens,
attac&$ents, and ot&er encu$brances, "nclud"n!
r"!&ts o# tenant-#ar$ers, "# any to 7&"c& t&e land
or o7nerGs estate "s sub9ect
6. Ot&er $atters to be deter$"ned "n pursuance
o# .0 1229
PURPOSE9
8o b"nd t&e land and 4u"et t"tle t&ereto, sub9ect only to
suc& except"ons or l"ens as $ay be pro6"ded by la7
sa"d decree "s conclus"6e upon all persons
"nclud"n! t&e !o6ern$ent
suc& conclus"6eness does not cease to ex"st 7&en
t&e t"tle "s trans#erred to a successor
bars t&e re-l"t"!at"on o# t&e 4uest"on o# o7ners&"p
"n t&e sa$e proceed"n!s
5Y WHOM ISSUED9 =d$"n"strator o# LR= 7&o s"!ns
t&e decree o# re!"strat"on and attests t&e date and
&our o# "ts "ssuance
D:ty ! a.7,-,$tratr t ,$$:e .ecree
1/ $"n"ster"al "n t&e sense t&at t&ey act under
t&e orders o# t&e court and t&e decree $ust be "n
t&e con#or$"ty 7"t& court 9ud!$ent and 7"t& t&e
data #ound "n t&e record
2/ 9ud"c"al as t&e t&ey act as court o##"c"als and
not as ad$"n"strat"6e o##"c"als
Nte9 8&e =d$"n"strator "s not le!ally obl"!ated to
"ssue t&e decree 7&ere, upon &"s 6er"#"cat"on, &e
#"nds t&at t&e sub9ect land &as already been decreed
and t"tled "n anot&erGs na$e/
reason: because 7&en once decreed by a court o#
co$petent 9ur"sd"ct"on, t&e t"tle to t&e land t&us
deter$"ned "s already res 9ud"cata b"nd"n! on t&e
7&ole 7orld, t&e proceed"n! be"n! "n re$/
WHEN ISSUED9 8&e la7 does not l"$"t t&e per"od
7"t&"n 7&"c& t&e court $ay order t&e "ssuance o# a
decree o# re!"strat"on/
FINALITY OF DECREE9 =#ter t&e lapse o# one year
#ro$ t&e date o# "ts "ssuance and entry/
Sec. 32. par.2.
;pon the expiration of said period of
one year, the decree of registration and the
certificate of title issued shall become
incontroertible. 1ny person aggrieed by
such decree of registration in any case may
pursue his remedy by action for damages
against the applicant or any other persons
responsible for the fraud.
J,-c-tr"ert,81eK "nde#eas"ble? t&e t"tle o# t&e
o7ner cannot be attac%ed, assa"led or 4uest"oned
any$ore
AMENDMENT OF DECREE OF REGISTRATION
R:1e9 8&e court &as 3O 9ur"sd"ct"on to a$end t&e
decree o# re!"strat"on a!ter t&e lapse o# one year #or
t&e purpose o# "nclud"n! ne7 o7ners/
reason: t&e t"tle &as beco$e "ncontro6ert"ble a#ter
t&e lapse o# one year/
I-$ta-ce$ 4+e- c:rt ,$ a114e. t a7e-. .ecree
! re6,$trat,-9
1/ #or t&e purpose o# not"n! do7n t&e
ext"n!u"s&$ent o# any r"!&t, or t&e creat"on o#
ne7 real r"!&ts not appear"n! "n t&e cert"#"cate
2/ #or t&e purpose o# correct"n! errors
CERTIFICATE OF TITLE
Sec. 3%. Preparation of decree and
certificate of title.
1fter the judgment directing the registration of
title to land has become final, the court shall,
!ithin 1- days from entry of judgment, issue
an order directing the 6ommissioner to issue
the corresponding decree of registration and
certificate of title. The cler+ of court shall send,
!ithin 1- days from entry of judgment,
certified copies of the judgment and of the
order of the court directing the 6ommissioner
to issue the corresponding decree of
registration and certificate of title and a
certificate stating that the decision has not
been amended, reconsidered, nor appealed,
and has become final. Thereupon, the
6ommissioner shall cause to be prepared the
decree of registration as !ell as the original
and duplicate of the corresponding original
certificate of title. The original certificate of title
shall be a true copy of the decree of
registration. The decree of registration shall
be signed by the 6ommissioner, entered and
filed in the &and /egistration 6ommission.
The original of the original certificate of title
shall also be signed by the 6ommissioner and
shall be sent, together !ith the o!ner.s
duplicate certificate, to the /egister of 0eeds
of the city or proince !here the property is
situated for entry in his registration boo+.
Sec. &.. Entr3 of *ri4inal Certificate of
itle. 8 ;pon receipt by the /egister of 0eeds
of the original and duplicate copies of the
original certificate of title the same shall be
entered in his record boo+ and shall be
numbered, dated, signed and sealed by
the /egister of 0eeds !ith the seal of his
office. Said certificate of title shall ta+e effect
upon the date of entry thereof. The /egister of
0eeds shall forth!ith send notice by mail to
the registered o!ner that his o!ner.s duplicate
is ready for deliery to him upon payment of
legal fees.
Cert,!,cate ! t,t1e
t&e true copy o# t&e decree o# re!"strat"on or t&e
transcr"pt"on t&ereo# and s"!ned by t&e =d$"n"strator
8a%es e##ect upon t&e date o# entry t&ereo#
and t&e land co6ered t&ereby beco$es
re!"stered land on t&at date/
C-te-t$9
1/ *ull na$es o# all persons 7&ose "nterest
$a%e up t&e #ull o7ners&"p "n t&e 7&ole land
2/ ,"6"l status
+/ 3a$es o# respect"6e spouses, "# $arr"ed
:# t&e property co6ered belon!s to t&e
con9u!al propert"es, t&e cert"#"cate "s "ssued
"n t&e na$e o# bot& spouses/
-/ ,"t"5ens&"p
2/ Res"dence
A/ .ostal address
:n deter$"n"n! 7&et&er a property belon!s to
t&e con9u!al partners&"p or parap&ernal property
o# one o# t&e spouses, "t "s "$portant to note "n
7&ose na$e or na$es t&e t"tle "s re!"stered/ 8&"s
"s so because t&e cert"#"cate o# t"tle does not
establ"s& t&e t"$e o# t&e ac4u"s"t"on o# t&e
property/ :t only con#"r$s a pre-ex"st"n! t"tle/
O4-erI$ .:%1,cate cert,!,cate ! t,t1e
Sec. &"! *wner?s d5plicate certificate of
title
The o!nerOs duplicate certificate of
title shall be deliered to the registered o!ner
or to his duly authoriIed representatie. "f t!o
or more persons are registered o!ners, one
o!ner.s duplicate certificate may be issued for
the !hole land, or if the co8o!ners so desire,
a separate duplicate may be issued to each of
them in li+e form, but all outstanding
certificates of title so issued shall be
surrendered !heneer the /egister of 0eeds
shall register any subsequent oluntary
transaction affecting the !hole land or part
thereof or any interest therein. The /egister of
0eeds shall note on each certificate of title a
statement as to !hom a copy thereof !as
issued.
8&e 4-er o# t&e land "n 7&ose #a6or and "n
7&ose na$e sa"d land "s re!"stered and "nscr"bed
"n t&e cert"#"cate o# t"tle &as a 7re %re!ere-t,a1
r,6+t to t&e possess"on o# t&e o7nerGs dupl"cate
cert"#"cate t&an one 7&ose na$e does not appear
"n t&e cert"#"cate and &as yet to establ"s& &"s r"!&t
to t&e possess"on t&ereo#/
Tra-$!er cert,!,cate ! t,t1e
Sec. &3! ransfer certificate of title.
The subsequent certificate of title that may be
issued by the /egister of 0eeds pursuant to
any oluntary or inoluntary instrument
relating to the same land shall be in li+e form,
entitled %Transfer 6ertificate of Title%, and
li+e!ise issued in duplicate. The certificate
shall sho! the number of the next preious
certificate coering the same land and also
the fact that it !as originally registered, giing
the record number, the number of the original
certificate of title, and the olume and page of
the registration boo+ in !hich the latter is
found.
Re!"strat"on does 3O8 6est t"tle/ :t "s $erely
e6"dence o# suc& t"tle o6er a part"cular property/
=nd a 8orrens cert"#"cate "s t&e best e6"dence o#
o7ners&"p o6er re!"stered land/
Ho7e6er, s"$ple possess"on o# a cert"#"cate
o# t"tle does not necessar"ly $a%e t&e &older
t&ereo# a true o7ner o# all t&e property descr"bed
t&ere"n suc& as 7&en t"tle "ncludes by $"sta%e or
o6ers"!&t, land 7&"c& can no lon!er be re!"stered
under t&e 8orrens syste$, as 7&en t&e sa$e
land &as already been re!"stered and an earl"er
cert"#"cate #or t&e sa$e land "s "n ex"stence/
Attr,8:te$ a-. L,7,tat,-$ - Cert,!,cate$ ! T,t1e
a-. Re6,$tere. La-.$
1/ *ree #ro$ l"ens and encu$brances
Sec.&&! Stat5tor3 liens affectin4 title.
*ery registered o!ner receiing a certificate
of title in pursuance of a decree of registration,
and eery subsequent purchaser of registered
land ta+ing a certificate of title for alue and in
good faith, shall hold the same free from all
encumbrances except those noted in said
certificate and any of the follo!ing
encumbrances !hich may be subsisting,
namely:
9irst. &iens, claims or rights arising or existing
under the la!s and 6onstitution of the
(hilippines !hich are not by la! required to
appear of record in the /egistry of 0eeds in
order to be alid against subsequent
purchasers or encumbrancers of record.

Second. ;npaid real estate taxes leied and
assessed !ithin t!o years immediately
preceding the acquisition of any right oer the
land by an innocent purchaser for alue,
!ithout prejudice to the right of the
goernment to collect taxes payable before
that period from the delinquent taxpayer
alone.

Third. 1ny public high!ay or priate !ay
established or recogniIed by la!, or any
goernment irrigation canal or lateral thereof,
if the certificate of title does not state that the
boundaries of such high!ay or irrigation canal
or lateral thereof hae been determined.

9ourth. 1ny disposition of the property or
limitation on the use thereof by irtue of, or
pursuant to, (residential 0ecree #o. 27 or any
other la! or regulations on agrarian reform.
Ge-era1 r:1e9 ,la"$s and l"ens o# 7&ate6er c&aracter
ex"st"n! a!a"nst t&e land pr"or to t&e "ssuance o# t&e
cert"#"cate o# t"tle are cut o## by suc& cert"#"cate so
"ssued b"nds t&e 7&ole 7orld, "nclud"n! t&e
!o6ern$ent/
E=ce%t,-$9
a/ 8&ose noted on t&e cert"#"cate
b/ L"ens cla"$s or r"!&ts ar"s"n! or ex"st"n!
under t&e la7s and t&e ,onst"tut"on, 7&"c& are
not by la7 re4u"red to appear o# record "n t&e
Re!"ster o# 0eeds "n order to be 6al"d
c/ Unpa"d real estate taxes le6"ed and assessed
7"t&"n 2 years "$$ed"ately preced"n! t&e
ac4u"s"t"on o# t&e r"!&t o6er t&e land by an
"nnocent purc&aser #or 6alue
d/ =ny publ"c &"!&7ay, or pr"6ate 7ay
establ"s&ed or reco!n"5ed by la7, or any
!o6ern$ent "rr"!at"on canal or lateral t&ereo#, "#
t&e cert"#"cate o# t"tle does not state t&e
boundar"es o# suc& &"!&7ay or "rr"!at"on canal or
lateral t&ereo# &a6e been deter$"ned
e/ =ny d"spos"t"on o# t&e property or l"$"tat"on
on t&e use t&ereo# pursuant to .0 2B or any
ot&er la7 or re!ulat"ons on a!rar"an re#or$
2/ :ncontro6ert"ble and "nde#eas"ble
Ge-era1 r:1e9 Upon exp"rat"on o# 1 year #ro$ and
a#ter t&e entry o# t&e decree o# re!"strat"on "n t&e
LR=, t&e decree and t&e correspond"n! cert"#"cate o#
t"tle beco$es "ncontro6ert"ble and "nde#eas"ble/
E=ce%t,-$9
a/ :# pre6"ous 6al"d t"tle o# t&e sa$e land ex"sts
b/ <&en land co6ered "s not capable o#
re!"strat"on
c/ <&en ac4u"s"t"on o# cert"#"cate "s attended by
#raud
+/ Re!"stered land not sub9ect to prescr"pt"on
Sec. &7! Re4istered land not s56>ect to
prescriptions.
#o title to registered land in derogation of the
title of the registered o!ner shall be acquired
by prescription or aderse possession.
-/ ,ert"#"cate o# t"tle not sub9ect to collateral
attac%
Ge-era1 I-c,.e-t$ ! Re6,$tere. La-.
Sec. &/! <eneral incidents of re4istered
land.
/egistered land shall be subject to such
burdens and incidents as may arise by
operation of la!. #othing contained in this
decree shall in any !ay be construed to
reliee registered land or the o!ners
thereof from any rights incident to the relation
of husband and !ife, landlord and tenant, or
from liability to attachment or ley on
execution, or from liability to any lien of any
description established by la! on the land and
the buildings thereon, or on the interest of the
o!ner in such land or buildings, or to change
the la!s of descent, or the rights of partition
bet!een co8o!ners, or the right to ta+e the
same by eminent domain, or to reliee such
land from liability to be recoered by an
assignee in insolency or trustee in
ban+cruptcy under the la!s relatie to
preferences, or to change or affect in any !ay
other rights or liabilities created by la! and
applicable to unregistered land, except as
other!ise proided in this 0ecree.
Re!"stered land or t&e o7ners t&ereo# are not
rel"e6ed #ro$ t&e #ollo7"n!:
1/ =ny r"!&ts "nc"dent to t&e relat"on o# &usband
and 7"#e, landlord and tenant
2/ L"ab"l"ty to attac&$ent or le6y on execut"on
+/ L"ab"l"ty to any l"en o# any descr"pt"on
establ"s&ed by la7 on t&e land and t&e bu"ld"n!s
t&ereon, or "n t&e "nterest o# t&e o7ner "n suc&
land or bu"ld"n!
-/ =ny r"!&t or l"ab"l"ty t&at $ay ar"se due to
c&an!e o# t&e la7 on descent
2/ R"!&ts o# part"t"on bet7een co-o7ners
A/ R"!&t o# !o6ern$ent to ta%e t&e land by
e$"nent do$a"n
B/ L"ab"l"ty to be reco6ered by an ass"!nee "n
"nsol6ency or trustee "n ban%ruptcy under t&e
la7s relat"6e to pre#erences
F/ =ny ot&er r"!&ts or l"ab"l"t"es created by la7
and appl"cable to unre!"stered land
Per$-$ e-t,t1e. t a .:%1,cate cert,!,cate ! t,t1e
1/ Re!"stered o7ner
2/ Eac& co-o7ner
State7e-t ! %er$-a1 c,rc:7$ta-ce$ ,- t+e
cert,!,cate
Sec. )-. Statement of personal
circumstances in the certificate.
*ery certificate of title shall set forth the full
names of all persons !hose interests ma+e up
the full o!nership in the !hole land, including
their ciil status, and the names of their
respectie spouses, if married, as !ell as their
citiIenship, residence and postal address. "f
the property coered belongs to the conjugal
partnership, it shall be issued in the names of
both spouses.
REMEDIES
1. NEW TRIAL
Gr:-.$9
a/ *raud, acc"dent, $"sta%e or excusable
ne!l"!ence 7&"c& ord"nary prudence could
not &a6e !uarded a!a"nst
b/ =7ard o# excess"6e da$a!es, or
"nsu##"c"ency o# t&e e6"dence to 9ust"#y t&e
dec"s"on
c/ 3e7ly d"sco6ered e6"dence
Per,. ! !,1,-69 <"t&"n t&e 12-day per"od #or
per#ect"n! an appeal
'. APPEAL
W+ere !,1e.9 ,ourt o# =ppeals or Supre$e ,ourt
Per,. ! !,1,-69 <"t&"n 12 days #ro$ rece"pt o#
t&e 9ud!$ent or #"nal order appealed #ro$
@. RELIEF FROM #UDGMENT
Nat:re9 Subs"d"ary re$edy, "/e/ $ay be a6a"led
only 7&en t&e 9ud!$ent &as beco$e #"nal and a
ne7 tr"al "s not a6a"lable
Gr:-.$9 <&en a 9ud!$ent "s entered a!a"nst a
party t&rou!& #raud, acc"dent, $"sta%e, or
excusable ne!l"!ence, suc& party $ay #"le a
pet"t"on "n t&e court t&at rendered suc& 9ud!$ent
pray"n! t&at t&e sa"d 9ud!$ent be set as"de/
Per,. ! !,1,-69 <"t&"n A0 days a#ter t&e
pet"t"oner learns o# t&e 9ud!$ent, order, or
proceed"n! and not $ore t&an A $ont&s a#ter
suc& 9ud!$ent or order 7as entered or suc&
proceed"n! 7as ta%en/
;. PETITION FOR REVIEW &OF A DECREE*
=ny person $ay #"le a pet"t"on #or re6"e7 to set
as"de t&e decree o# re!"strat"on on t&e !round
t&at &e 7as depr"6ed o# t&e opportun"ty to be
&eard "n t&e or"!"nal re!"strat"on case not later
t&an one year a#ter t&e entry o# t&e decree/
Jre",e4 ! >:.67e-tK 7&en "t "s #"led a#ter
rend"t"on o# t&e dec"s"on but be#ore t&e entry o#
t&e decree o# re!"strat"on/
Jre",e4 ! .ecreeK 7&en "t "s #"led 7"t&"n t&e 1
year per"od a#ter suc& entry/
Nte9
:ntent"onal conceal$ent and
representat"on as possessor, occupant and
cla"$ant const"tutes actual #raud 9ust"#y"n! t&e
reopen"n! and re6"e7 o# t&e decree o#
re!"strat"on/
Gr:-.$ !r re",e4 ! .ecree9
a/ =ctual or extr"ns"c #raud
Act:a1/%$,t,"e !ra:. proceeds #ro$ an
"ntent"onal decept"on pract"ced by $eans o#
t&e $"srepresentat"on or conceal$ent o# a
$ater"al #act/
E=tr,-$,c !ra:. pre6ents a party #ro$
&a6"n! a tr"al or #ro$ present"n! &"s ent"re
case to t&e court or 7&ere "t operates upon
$atters perta"n"n! not to t&e 9ud!$ent "tsel#
but to t&e $anner "n 7&"c& "t "s procured, so
t&at t&ere "s not a #a"r sub$"ss"on o# t&e
contro6ersy/
D,!!ere-ce$ 8et4ee- act:a1 !ra:./e=tr,-$,c
a-. c-$tr:ct,"e/,-tr,-$,c !ra:.
Act:a1 Fra:. C-$tr:ct,"e Fra:.
.roceeds #ro$ an
"ntent"onal decept"on
pract"ced by $eans o#
$"srepresentat"on or
conceal$ent o# $ater"al
#act
=ct "s not done or
co$$"tted 7"t& an
actual des"!n to co$$"t
pos"t"6e #raud or "n9ury
upon ot&er persons but
"s construed as #raud
because o# "ts
detr"$ental e##ect upon
publ"c "nterest and
publ"c or pr"6ate
con#"dence
E=tr,-$,c Fra:. I-tr,-$,c Fra:.
.re6ents a party #ro$
&a6"n! a tr"al or #ro$
present"n! &"s ent"re
case to t&e court
<&ere t&e #raudulent
acts perta"n to an "ssue
"n6ol6ed "n t&e or"!"nal
act"on, or 7&ere t&e
acts const"tut"n! t&e
#raud 7ere or could
&a6e been l"t"!ated
t&ere"n
b/ *atal "n#"r$"ty "n t&e dec"s"on #or 7ant o# due
process
c/ Lac% o# 9ur"sd"ct"on o# t&e court
@eirs of -an5el A. RoAas v. CA! Only actual or
extr"ns"c #raud &as been accepted as !rounds #or
a 9ud!$ent to be annulled or a decree o#
re!"strat"on reopened and re6"e7ed/ 8&e N#raudR
conte$plated by t&e la7 "s actual and extr"ns"c,
7&"c& "ncludes an "ntent"onal o$"ss"on o# #act
re4u"red by la7/ *or #raud to 9ust"#y a re6"e7 o# a
decree, "t $ust be extr"ns"c or collateral, and t&e
#acts upon 7&"c& "t "s based &a6e not been
contro6erted or resol6ed "n t&e case 7&ere t&e
9ud!$ent sou!&t to be annulled 7as rendered/ :n
t&e sa"d case, t&e ,ourt &eld t&at t&e respondent
corporat"onGs "ntent"onal conceal$ent and
representat"on o# pet"t"onerGs "nterest "n t&e
sub9ect lot as possessor, occupant and cla"$ant
const"tutes actual #raud 9ust"#y"n! t&e reopen"n!
and re6"e7 o# t&e decree o# re!"strat"on/
ReA:,$,te$ !r re",e4 ! t+e .ecree9
a/ .et"t"oner &as a real and do$"n"cal r"!&t
b/ He &as been depr"6ed t&ereo#
c/ 8&rou!& actual or extr"ns"c #raud
d/ .et"t"on "s #"led 7"t&"n one year #or$ "ssuance
o# t&e decree
e/ 8&e property &as not yet passed to an
"nnocent purc&aser #or 6alue
0. ACTION FOR RECONVEYANCE
an act"on see%"n! to trans#er or recon6ey t&e
land #ro$ t&e re!"stered o7ner to t&e r"!&t#ul
o7ner/
Nte$9
Iay be #"led e6en a#ter t&e lapse o#
one year #ro$ entry o# t&e decree o#
re!"strat"on as lon! as t&e property &as not
been trans#erred or con6eyed to an "nnocent
purc&aser #or 6alue/
=n act"on #or recon6eyance does not
a"$ or purport to reopen t&e re!"strat"on
proceed"n!s and set as"de t&e decree o#
re!"strat"on but only to s&o7 t&at t&e person
7&o secured t&e re!"strat"on o# t&e
4uest"oned property "s not t&e real o7ner
t&ereo#/ 8&e act"on, 7&"le respect"n! t&e
decree as "ncontro6ert"ble, see%s to trans#er
or recon6ey t&e land land #ro$ t&e re!"stered
o7ner to t&e r"!&t#ul o7ner/
W+e- rec-"eya-ce .e$ -t %re$cr,8e9
a/ :# brou!&t by re!"stered o7ners or t&e"r
c&"ldren
b. = co-&e"r, 7&o, t&rou!& #raud, succeeds "n
obta"n"n! a cert"#"cate o# t"tle "n &"s na$e to
t&e pre9ud"ce o# &"s co-&e"rs, "s dee$ed to
&old t&e land "n trust
+
#or t&e latter/ 8&e
excluded &e"rGs act"on "s "$prescr"pt"ble/
c/ <&ere t&e pla"nt"## "n an act"on #or
recon6eyance, 7&"c& "s "n e##ect an act"on to
4u"et t"tle, "s "n possess"on o# t&e land "n
4uest"on/
Gr:-.$ !r rec-"eya-ce a-.
crre$%-.,-6 %er,. ! %re$cr,%t,-
Gr:-.$ Pre$cr,%t,"e %er,.
*raud - years #ro$ d"sco6ery o#
t&e #raud 'dee$ed to
&a6e ta%en place #ro$
t&e "ssuance o# t&e
or"!"nal cert"#"cate o# t"tle)/
3
=rt/ 1--1: 8rusts are e"t&er express or "$pl"ed/ Express trusts are
created by t&e "ntent"on o# t&e trustor or o# t&e part"es/ :$pl"ed
trusts co$e "nto be"n! by operat"on o# la7/
3o trust created/
:$pl"ed or construct"6e
trust
10 years #ro$ t&e date o#
t&e "ssuance o# t&e O,8
or 8,8/
Y8&e abo6e rule does
3O8 apply 7&ere t&e
person en#orc"n! t&e trust
"s "n actual possess"on o#
t&e property because &e
"s "n e##ect see%"n! to
4u"et t"tle to t&e sa$e
7&"c& "s "$prescr"pt"ble
Express trust 3ot barred by
prescr"pt"on
Uo"d contract :$prescr"pt"ble
MarA:eH ". CA9 ,onstruct"6e trusts are created
"n e4u"ty "n order to pre6ent un9ust enr"c&$ent/
8&ey ar"se contrary to "ntent"on a!a"nst one 7&o,
by #raud, duress or abuse o# con#"dence, obta"ns
or &olds t&e le!al r"!&t to property 7&"c& &e ou!&t
not, "n e4u"ty and !ood consc"ence, to &old/ =n
act"on #or recon6eyance based on an "$pl"ed or
construct"6e trust prescr"bes "n 10 years #ro$ t&e
"ssuance o# t&e 8orrens t"tle o6er t&e property/ :n
t&e sa"d case, 7&en Ra#ael Iar4ue5, Sr/, #or one
reason or anot&er, $"srepresented "n &"s
un"lateral a##"da6"t t&at &e 7as t&e only &e"r o# &"s
7"#e 7&en "n #act t&e"r c&"ldren 7ere st"ll al"6e,
and $ana!ed to secure a 8,8 under &"s na$e, a
construct"6e trust under =rt/ 1-2A 7as
establ"s&ed/
Pr",$,-$ ! NCC re9 tr:$t$
EApress tr5sts
Art. "&&3! #o express trusts concerning an immoable or any
therein may be proed by parol eidence.
Art. "&&&! #o particular !ords are required for the creation of
an express trust, it being sufficient that a trust is clearly
intended.
Art. "&&5! #o trust shall fail because the trustee appointed
declined the designation, unless the contrary should appear
in the instrument constituting the trust.
Art. "&&/! 1cceptance by the beneficiary is necessary.
#eertheless, if the trust imposes no onerous condition upon
the beneficiary, his acceptance shall be presumed, if there is
no proof to the contrary.
Implied tr5sts
Art. "&&7! The enumeration of the follo!ing cases of implied
trust does not exclude others established by the general la!
of trust, but the limitation laid do!n in 1rticle 1))2 shall be
applicable.
Art. "&&8! There is an implied trust !hen property is sold,
and the legal estate is granted to one party but the price is
paid by another for the purpose of haing the beneficial
interest of the property. The former is the trustee, !hile the
latter is the beneficiary. 5o!eer, if the person to !hom the
title is coneyed is a child, legitimate or illegitimate, of the one
paying the price of the sale, no trust is implied by la!, it being
disputably presumed that there is a gift in faor of the child.
Art. "&&%! There is also an implied trust !hen a donation is
made to a person but it appears that although the legal estate
is transmitted to the done, he neertheless is either to hae
no beneficial interest or only a part thereof.
Art. "&5.! "f the price of a sale of property is loaned or paid
by one person for the benefit of another and the coneyance
is made to the lender or payor to secure the payment of the
debt, a trust arises by operation of la! in faor of the person
to !hom the money is loaned or for !hom it is paid. The latter
may redeem the property and compel a coneyance thereof
to him.
Art. "&5"! :hen land passes by succession to any person
and he causes the legal title to be put in the name of another,
a trust is established by implication of la! for the benefit of
the o!ner.
Art. "&52! "f t!o or more persons agree to purchase property
and by common consent the legal title is ta+en in the name of
one of them for the benefit of all, a trust is created by force of
la! in faor of others in proportion to the interest of each.
Art. "&53! :hen property is coneyed to a person in reliance
upon his declared intention to hold it for, or transfer it to
another or the grantor, there is an implied trust in faor of the
person !hose benefit is contemplated.
Art. "&5&! "f an absolute coneyance of property is made in
order to secure the performance of an obligation of the
grantor to!ard the grantee, a trust by irtue of la! is
established. "f the fulfillment of the obligation is offered by the
grantor !hen it becomes due, he may demand the
reconeyance of the property to him,
Art. "&55! :hen any trustee, guardian or other person
holding a fiduciary relationship uses trust funds for the
purchase of property and causes the coneyance to be made
to him or to a third person, a trust is established by operation
of la! in faor of the person to !hom the funds belong.
Art. "&5/! "f property is acquired through mista+e or fraud,
the person obtaining it is, by force of la!, considered a
trustee of an implied trust for the benefit of the person from
!hom the property comes.
Art. "&57! 1n implied trust may be proed by oral eidence.
E. ACTION FOR DAMAGES
Iay be resorted to 7&en a pet"t"on
#or re6"e7 and an act"on #or recon6eyance "s
no lon!er poss"ble because t&e property &as
passed to an "nnocent purc&aser #or 6alue
and "n !ood #a"t&
=n ord"nary act"on #or da$a!es
prescr"bes "n 10 years a#ter t&e "ssuance o#
t&e 8orrens t"tle o6er t&e property
/. ACTION FOR COMPENSATION FROM
ASSURANCE FUND
ReA:,$,te$9
a/ 8&e a!!r"e6ed party or t&e su"tor susta"ned
loss or da$a!e or "s depr"6ed o# land or any
estate or "nterest t&ere"n/
b/ Suc& loss, da$a!e or depr"6at"on 7as:
"/ Occas"oned by t&e br"n!"n! o# t&e
land under t&e operat"on o# t&e 8orrens
syste$? or
""/ =rose a#ter or"!"nal re!"strat"on o#
land
c/ 8&e loss, da$a!e or depr"6at"on 7as due to:
"/ *raud? or
""/ =ny error, o$"ss"on, $"sta%e or
$"sdescr"pt"on "n any cert"#"cate o# t"tle or
"n any entry or $e$orandu$ "n t&e
re!"strat"on boo%
d/ 8&ere 7as no ne!l"!ence on &"s part
e/ He "s barred or precluded under t&e
pro6"s"ons o# .0 1229 or under t&e pro6"s"on
o# any la7 #ro$ br"n!"n! an act"on #or t&e
reco6ery o# suc& land or t&e estate or "nterest
t&ere"n
#/ 8&e act"on &as not prescr"bed
L,7,tat,- ! act,-9
Sec. 1N2. &imitation of 1ction. P
1ny action for compensation against the
1ssurance 9und by reason of any loss,
damage or depriation of land or any interest
therein shall be instituted !ithin a period of six
years from the time the right to bring such
action first occurred: (roided, That the right
of action herein proided shall surie to the
legal representatie of the person sustaining
loss or damage, unless barred in his lifetime4
and, (roided, further, That if at the time such
right of action first accrued the person entitled
to bring such action !as a minor or insane or
imprisoned, or other!ise under legal disability,
such person or anyone claiming from, by or
under him may bring the proper action at any
time !ithin t!o years after such disability has
been remoed, not!ithstanding the expiration
of the original period of six years first aboe
proided.
Ge-era1 R:1e9
:t $ust be "nst"tuted 7"t&"n a per"od o# A years
#ro$ t&e t"$e t&e r"!&t to br"n! suc& act"on #"rst
occurred V 7&"c& "s t&e date o# "ssue o# t&e
cert"#"cate o# t"tle/
E=ce%t,-9
=nyt"$e 7"t&"n t7o years a#ter suc& d"sab"l"ty &as
been re$o6ed, not7"t&stand"n! t&e exp"rat"on o#
t&e or"!"nal per"od o# s"x years "# t&e person
ent"tled to br"n! suc& r"!&t o# act"on 7as a $"nor
or "nsane or "$pr"soned or ot&er7"se under le!al
d"sab"l"ty
Nte9 8&e r"!&t o# act"on &ere"n pro6"ded s&all
perta"n to t&e le!al representat"6e o# t&e person
susta"n"n! loss or da$a!e unless barred "n &"s
l"#et"$e/
). CANCELLATION SUITS
<&ere t7o cert"#"cates are "ssued to
d"##erent persons co6er"n! t&e sa$e land, t&e
t"tle earl"er "n date $ust pre6a"l
8&e latter t"tle s&ould be declared
null and 6o"d and ordered cancelled
2. ANNULMENT OF #UDGMENT
Iay only be a6a"led o# 7&en t&e
ord"nary re$ed"es o# ne7 tr"al, pet"t"on #or
rel"e#, or ot&er appropr"ate re$ed"es are no
lon!er a6a"lable t&rou!& no #ault o# pet"t"oner
1(. FUIETING OF TITLE
=n act"on t&at "s brou!&t to re$o6e
cloud on t&e t"tle to real property or any
"nterest t&ere"n, by reason o# any "nstru$ent,
record, cla"$, encu$brance or proceed"n!
7&"c& "s apparently 6al"d or e##ect"6e but "s "n
trut& and "n #act "n6al"d, "ne##ect"6e, 6o"dable,
or unen#orceable, and $ay be pre9ud"c"al to
sa"d t"tle '=rt/-BA, 3,,)
=n ord"nary c"6"l re$edy
Pr",$,-$ ! NCC re A:,et,-6 ! t,t1e
Art. &77! The plaintiff must hae a legal or equitable title to,
or interest in the real property !hich is the subject8matter of
the action. 5e need not be in possession of said property.
Art. &78! There may also be an action to quiet title or remoe
cloud therefrom !hen the contract, instrument or other
obligation has been extinguished or has terminated, or has
been barred by extinctie prescription.
Art. &7%! The plaintiff must return to the defendant all the
benefits he may hae receied from the latter or reimburse
him for expenses that may hae redounded to the plaintiffOs
benefit.
Art. &8.! The principles of the general la! on the quieting of
title are hereby adopted insofar as they are not in conflict !ith
this 6ode
Art. &8"! The procedure for the quieting of title or the remoal
of a cloud therefrom shall be goerned by such rules of court
as the Supreme 6ourt shall promulgate.
11. CRIMINAL ACTION
State $ay cr"$"nally prosecute #or
per9ury t&e party 7&o obta"ns re!"strat"on
t&rou!& #raud, suc& as by stat"n! #alse
assert"ons "n t&e s7orn ans7er re4u"red o#
appl"cants "n cadastral proceed"n!s/
+ote!
2efore +ow
6ommissioner of &and /egistration 1dministrator of &and /egistration
1uthority
0irector of &ands 0irector of &and Fanagement
3ureau of &ands 3ureau of &and Fanagement
69" /T6
<*$ 2(ESSB

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