Chapter 1: BACKGROUND, BASIC CONCEPTS & GENERAL PRINCIPLES

Land Title evidence of right of owner or extent of his interest, by which means he can maintain control and as a
rule assert right to exclusive possession and enjoyment of property.
Deed instrument in writing which any real estate or interest therein is created, alienated, mortgaged or assigned or
by which title to any real estate may be affected in law or equity.
1.
2.
3.
4.
5.
6.

Grantor
Grantee
Words of grant
Description of property
Signature of grantor
Witnesses

Types of estates:
1. Freehold estate indicates title of ownership.
a. Fee simple absolute title; conferred without limitation, qualification or restriction
b. Fee tail pass title to grantee & his heirs
c. Life state held for duration of life of grantee
2. Less than freehold estate a right short of title
a. Estate for years lease for a period agreed upon, lessor retains ownership of land
b. Tenancy from period to period lease running from month to month or year to year with automatic renewal
c. Tenancy at will person is permitted to occupy land of another without stipulation as to period
3 Stages of Development of Legal System of Transferring Titles:
1. Production & delivery of deed by grantor to grantee without registration
2. Deed of conveyance is recorded to bind 3rd persons
3. Registration of title

Registration guarantees the title

Recording does not guarantee the title; need to examine other docs
Purpose of Registration:
1. Serve as constructive notice
2. Prevent fraudulent claims
3. Protect interest of strangers to transaction

Modes of Acquiring Land Titles:

1.
2.
3.
4.
5.
6.
7.
8.

Title by public grant conveyance of public land by government to a private individual

Title by acquisitive prescription open, continuous, exclusive, notorious possession of a property
Title by accretion alluvion
Title by reclamation filling of submerged land by deliberate act and reclaiming title thereto; government
Title by voluntary transfer private grant; voluntary execution of deed of conveyance
Title by involuntary alienation no consent from owner of land; forcible acquisition by state
Title by descent or devise hereditary succession to the estate of deceased owner
Title by emancipation patent or grant for purpose of ameliorating sad plight of tenant-farmers; not transferable
except by hereditary succession

Chapter 2: TORRENS SYSTEM ORIGIN, NATURE & GENERAL CHARACTERISTICS

Advantages:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.

Abolishes endless fees

Eliminates repeated examination of titles
Reduces records enormously
Instantly reveals ownership
Protects against encumbrances not noted on the Torrens certificate
Makes fraud almost impossible
It assures
Keeps up the system without adding to burden of taxation; beneficiaries of the system pay the fees
Eliminates tax titles
Gives eternal title as state ensures perpetuity
Furnishes state title insurance rather than private title insurance
Makes possible the transfer of titles or of loans within the compass of hours instead of a matter of days

Purpose of Torrens Law: quiet title to land once registered, owner might rest secure
Persons Bound When Title Not Registered:
1. Grantor
2. Heirs & devisees
3. Persons with actual notice

Procedure in Land Registration Case:

1.
2.
3.
4.
5.
6.
7.
8.
9.
10.

Survey of land by Bureau of lands or duly licensed private surveyor

Filing of application for registration by applicant
Setting of date of initial hearing of application by RTC
Clerk of court to transmit to Land Registration Authority the application, date of initial hearing & other pertinent docs
Publication of notice of filing of application, date & place of hearing in OG and in newspaper of general circulation
Service of notice contiguous owners, occupants & those who have interest in property
Filing of answer or opposition to application
Hearing of case by RTC
Promulgation of judgment by court
Issuance of decree by RTC decision; Instruct land registration authority to issue decree of confirmation &
registration
11. Entry of decree of registration in Land Titles Administration
12. Send copy of decree to Register of Deeds
13. Transcription of decree of registration in registration book & issuance of the owners duplicate original certificate of
title of the applicant by the Land registration Authority upon payment of prescribed fees.

CHAPTER 3: APPLICATION IN ORDINARY REGISTRATION PROCEEDINGS

Who may Apply:
1. Those in open, continuous, exclusive, notorious possession of patrimonial property of state underbona fide claim of
ownership since June 12, 1945 or earlier
2. Those who acquired ownership of private land by prescription
3. Those who acquired ownership of private lands by right of accretion
4. Those who acquired ownership in any manner provided for by law

Limitation to Ownership of Land by Corporation:

1.
2.
3.
4.
5.
6.
7.
8.

Private lands
At least 60% Filipino to acquire private land
Restricted as to extent reasonably necessary to enable it to carry out purpose which it was created
If engaged in agricultural restricted to 1,024 ha.
Patrimonial property of state
Lease for 25 years renewable
Limited to 1,000 ha.
Apply to both Filipinos & foreign cos.

Form & Contents of Application:

1.
2.
3.
4.
5.

In writing & signed by applicant or person duly authorized

Description of land
Citizenship
Civil status
Full names & address of occupants & adjoining owners

What to Accompany Application:

1.
2.
3.
4.
5.

Tracing cloth plan duly approved by the Director of Lands

3 copies of technical descriptions
3 copies of surveyors certificate
All original muniments of title
4 copies of certificate by city/provincial treasurer of assessed value of land

Amendments Allowed & Not Allowed

1. Substantial change in boundaries or increase in area new technical description necessary need new publication
& notice
2. Substitution of name of new owner file motion with court
3. Decrease the area file motion in court

Muniment of Title instruments or written evidences which applicant hold or posses to enable him to substantiate
& prove title to his estate
Transaction Took Place Before Issuance of Decree:
1. Record instrument in Register of Deeds in same manner as if no application was made
2. Present instrument to RTC, motion praying that same be considered in relation to the pending application

Transaction Took Place after Issuance of Decree:

Register directly with REGISTER OF DEEDS for purpose of canceling such title & issuing a TCT.

CHAPTER 4: PUBLICATION, ANSWER & DEFAULT

Notice in conspicuous place in land & bulletin board of municipality 14 days before hearing
Hearing within 7 days after publication in OG
25 90 days from date of order
To Whom Notice must be Sent:
1. City/municipal mayor & provincial governor
2. Department of Agrarian Reform, Solicitor General & Director of Lands , Director of Fisheries, Director of Mines
3. Adjoining owners & those who have rights or interest thereto

Requisites of Opposition:
1. Set forth objections to the application
2. State interest claimed by oppositor

General Default

If no person appears and answers within time prescribed

Special Default

Party appears at initial hearing without having filed an answer and ask court for time to file answer but failed to do
so within period allowed.

CHAPTER 5: HEARING & DECREE

Who Conducts Hearing:
1. RTC
2. Refer to referee commissioner

Proceedings for Ordinary Registration (Land registration Act) /Proceeding for judicial confirmation of
Imperfect title under the Public land act

There exist a title to be confirmed

Land applied for belongs to the state
Court may dismiss without prejudice to file new application
Dismiss with prejudice
Risk to have application denied without losing land
Risk involves loss of land

CHAPTER 6: JUDGMENT & DECREE

Decree issued by land registration authority containing technical description of land; issued after finality of
judgment
1.
2.

3.
4.

Decrees dismissing application

Decrees of confirmation and registration
Final after 1 year after decree
Unless there in innocent purchaser for value
Subject only to appeal
Once final, cannot be subject to attack, deemed conclusive against the world
Put end to litigation
Purpose of Torrens system is protected
Amendment after 1 year is allowed creation or extinguishment of new rights; inclusion of new owners not allowed

Judgment decision of court constituting its opinion after taking into consideration the evidence submitted
Writ of Possession order to sheriff to deliver the land to the successful party litigant; no prescription
1. Against loser
2. Against anyone unlawfully & adversely occupying

When Writ may not Issue:

Person entered into property after decree- non claimant; had been there for 10 years

Means to Recover Possession:

1.
2.
3.
4.

Forcible entry
Unlawful detainer
Accion publiciana
Accion reindivicatoria

Res Judicata:
1. Former judgment must be final

2. Rendered by court having jurisdiction over subject matter & parties

3. Judgment on merits
4. Identity of parties, subject matter and causes of action

Remedies Available to Aggrieved Party in Registration Proceedings:

1.
2.
3.
4.
5.
6.

7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.

Motion for new trial must be brought within 15 days from notice of judgment
Fraud, accident, mistake, excusable negligence which ordinary prudence could not have guarded
Newly discovered evidence which could not be discovered & produced at trial
Evidence insufficient to justify decision, decision is against the law
Appeal must be brought 15 days from notice of judgment
Review of decree of registration available to party deprived of day in court; became non-party due to
misrepresentation; invoke actual fraud; before expiration of 1 year; specific acts intended to deceive; will no longer
prosper if already transferred to innocent purchaser for value
Plaintiff is owner of land registered in name of defendant
Registration procured through actual fraud
Property has not issued to innocent purchaser for value
Action is filed within 1 year after issuance of decree of registration
Relief from judgment 60 days 6 months after entry of order; available to party to case, FAME; after judgment;
person deprived of right is party to case
Reconveyance action in personam; available so long as property not passed yet to innocent purchaser for value;
bad faith or with notice of defect
Recovery for damages
Person is wrongfully deprived of his land by registration in name of another actual or constructive fraud
No negligence on his part
Barred/ precluded from bringing an action
Action for compensation has not prescribed

CHAPTER 7: CERTIFICATE OF TITLE

Torrens Title certificate of ownership issued under the Torrens System of registration by the government through
road naming & declaring owner in fee simple of property described therein free from all liens except those expressly
noted.
Process:
1. Within 15 days from finality of order of judgment directing registration of title court to order Land registration
Admin to issue decree of registration and certificate of title
2. Clerk of court will send order of court & copies of judgment
3. Administrator to issue decree of registration & original & duplicate of OCT signed by Administrator, entered & file
decree of registration in LRA
4. Send to Register of Deeds original & duplicate of title & certificate for entry in his registration book
5. Enter in record book, dated, signed, numbered & sealed take effect upon date of entry
6. Register of Deeds to send notice to registered owner ready for delivery after payment of fees
7. Register of Deeds shall send duplicate & note on each certificate of title to whom it is issued
8. Original copy to be filed in Register of Deeds; bound in consecutive order.

Action for Partition, Splitting or Consolidation of Titles:

1. Splitting or consolidation ordinary Register of Deeds level, no court involved
2. Subdivision plan approval of NHA, final approval of LRA, then Register of Deeds to issue memorandum that
streets not to be disposed except by way of donation to govt. shall be effected without approval of NHA.

Annotations at Back of Certificate need court order; otherwise null & void

CHAPTER 8: VOLUNTARY DEALINGS WITH REGISTERED LAND

Operative Act registration by owner; deed not registered binding only between parties
Process of Registration:
1.
2.
3.
4.
5.
6.
7.

File instrument creating or transferring interest and certificate of title with Register of Deeds
Owners duplicate
Payment of fees & documentary stamp tax
Evidence of full payment of real estate tax
Document of transfer 1 copy additional for city/provincial assessor
Register of Deeds shall make a memorandum on the certificate of title, signed by him
Issue TCT

Voluntary dealings

Need to present title to record the deed in registry & to make memorandum on title.

Involuntary dealings

No presentation required; sufficient that annotation in entry book is sufficient

Formal requisites of a deed:

1.
2.
3.
4.
5.
6.

Full name
Nationality
Place of residence
Postal address of grantee or other persons acquiring or claiming interest
Civil status
Whether or not corporation:

a. Register of Deeds to keep an entry book day book

b. Enter in order of reception all deeds & voluntary instruments, write & processes re land -Year, month, day, time,
minute of reception of instrument; Registered from time of entry
c. Fees of 5 bucks per document to be paid within 15 days
d. Note memorandum & sign & issuance of certificate
e. Documents are numbered & indexed & indorsed with reference to certificate of title public records
f. Subject to reasonable regulation

Cost borne by vendor.

CHAPTER 9: REAL ESTATE MORTGAGE

Real Estate Mortgage real property/real rights secures fulfillment of an obligation
Kinds:
1.
2.
3.
4.

Conventional agreed upon by parties

Legal Created by operation of law
Judicial results from a judgment
Equitable pacto de retro in form but mortgage in essence

Essential Requisites:

1. Constituted to secure fulfillment of principal obligation

2. Mortgagor be absolute owner of thing mortgaged
3. Person constituting mortgage has free disposal of property

Special Characteristics:
1.
2.
3.
4.
5.
6.

Subject matter is realty

Real right attaches to property wherever it is & whoever holds it
Accessory presupposes existence of valid principal obligation; cannot stand alone
Indivisibility even if debt is divisible; mortgage is not
Inseparability mortgage lien is inseparable from property
Retention of possession mortgagor retains possession

Pacto de Retro Equitable Mortgage

1. Price of sale with right to repurchase is usually inadequate
2. Vendor remains in possession as lessee or otherwise
3. Upon or after expiration of right to repurchase, another instrument extending period /granting new period is
executed
4. Purchaser retains a part of the purchase price
5. Vendor binds himself to pay taxes on thing sold
6. Real intention of parties is that transaction shall secure payment of debt or fulfillment of other obligation
Real Mortgage

Chattel Mortgage

Subject matter is real property

Subject matter is movable

Public document only

May be in private document provided there is

affidavit of good faith

Right of redemption for 1 year

No right of redemption

Deficiency can be recovered

Deficiency cannot be recovered

Execution & Registration

1.
2.
3.
4.
5.

Execution of deed in a form sufficient in law (public instrument)

Registration with Register of Deeds where the land lies & take effect upon registration
Present deed of mortgage together with owners duplicate
Payment of fees
Register of Deeds shall enter upon original certificate of title & upon duplicate a memorandum date, time of filing,
signature, file number assigned to deed
6. Register of Deeds to note on deed the date & time of filing & reference to volume & page of registration book in
which it was registered
7. No duplicate need be issued

Subject Matter

Real property plus all its accessions unless contrary is stipulated

Future property without legal effect
Future improvements deemed included
Fruits & rents of mortgaged property deemed included
Continuing credit secured by mortgage valid

Forms:
1. Private document void & inexistent
2. Public instrument but not recorded binding between parties but not 3rd persons without notice
3. Public document & registered valid & binding to 3rd parties

May Mortgage be Registered Without Duplicate Title: Yes

If being withheld by the owner, Register of Deeds notifies by mail within 24 hours to registered owner:

1. Stating that mortgage has been registered

2. Requesting that owners duplicate be produced so that memorandum be made thereof
Owner refuses to comply within reasonable time; Register of Deeds to notify court & court may enter order
requiring owner to produce certificate

Subsequent Dealings in Mortgaged Property

1. May be further alienated stipulation to contrary is void
Assignment must also be registered since registration is operative act to affect land
If not recorded valid as to parties but not to 3rd parties, right not protected against somebody who registers &
procures better right
No need to secure permission of mortgagee
Understood unless prohibited in contract
1. May be further mortgaged stipulation to contrary is void
1. Pactum commisorium not allowed
1. Property is mortgaged
2. There is stipulation for automatic appropriation
1. Discharge
Execute public document canceling or releasing mortgaged in form prescribed by law
Present instrument with Register of Deeds where land lies together with owners duplicate for registration
Memorandum of cancellation is annotated on duplicate & original

When Mortgagor Dies

1. Abandon security & prosecute his claim by sharing in general distribution of assets of the estate
2. Foreclose mortgage by making executor party defendant
3. Foreclose it in due time

Parties in Foreclosure Suit: all persons claiming interest subordinate in right to mortgagee
Action to Foreclose: Prescribes in 10 years (written contract)
Venue: Per stipulation or in absence thereof, where the property lies
Foreclosure
1. JUDICIAL

Mortgagee to petition in court for foreclosure

Court to render order for debtor to pay sum due within 90 days and if not paid from date of service, property be sold
at public auction
Notice & Publication
Public auction: sale to highest bidder
Sheriff to issue certificate confirming judicial foreclosure
File with Register of Deeds final decree of court confirming sale
Memo entered in certificate of title
If right of redemption exist, certificate of title of mortgagor not to be cancelled but memorandum shall be entered
upon the certificate duplicate & original
After expiry of 1 year redemption period & no redemption, title is consolidated to new owner
Purchaser to be entitled to new certificate of title & memorandum endorsed on mortgage deed
If there is redemption, memorandum to be annotated on certificate of title

2. EXTRA-JUDICIAL

Allowed only if stipulation between party authorizes extra-judicial foreclosure

Cannot be made legally outside of city where land lies

1.
2.
3.
4.
5.
6.

Publication required: post notices for 20 days in 3 public places where property lies & if property is more than
P400.00, publication must be for 3 consecutive weeks in news paper of general circulation
If foreclosure by rural banks, exempt from publication in newspaper for loans not exceeding 3,000.00
Registration of sale in Register of Deeds:
Deed of sale must be supported by certificate of sheriff that said sale was conducted accordingly stating the date,
time, place of sale, names of creditor & debtor, description of property, name of highest bidder, selling price
Present in Register of Deeds where land lies
Memorandum on back of certificate is made
After expiration of 1 year of redemption period title is consolidated if no redemption exercised: purchaser to file
with Register of Deeds the deed of sale & sworn statement attesting to fact that there is no redemption
New certificate of title issued in favor of vendee
If redeemed notice of redemption shall be registered & accomplished by way of memorandum on proper
certificate of title

Right of Redemption

Payment of purchase price plus 1% per month plus taxes if paid by purchaser
To be exercised within 1 year after registration of sale

Right to Deficiency allowed

CHAPTER 10: CHATTEL MORTGAGE

Chattel Mortgaged personal property is registered with Register of Deeds to secure performance of an obligation
Subject Matter: movables
Deed of Mortgage:

Requires only description to enable parties & other persons to identify the subject matter

Registration of Chattel Mortgage

1. Execution of document
2. Payment of fees
3. Register of Deeds enters in DAY BOOK in strict order of their presentation chattel mortgages & other instruments
relating thereto (primary process)
4. Register of Deeds thereafter enters in a more detailed form the essential contents of the instrument in the Chattel
Mortgage Register (complementary process)

Effect of Registration:
1. Creates a lien attaches to the property whoever holds it; binding on subsequent purchasers
2. Constructive notice

Sale of Chattel Without Consent of Mortgagee void; criminal act

Effect of Failure to Register:

Valid between parties but void against 3rd persons

If instead of registration, it is delivered it shall be a pledge & not chattel mortgage (if no chattel mortgage deed
executed)
Actual knowledge is same effect as registration

Affidavit of Good Faith: Statement That

1. Mortgaged is made to secure obligation specified
2. Valid & just obligation
3. Not entered into for purpose of fraud

Effect of Absence of Affidavit of Good Faith:

Vitiates mortgage as against creditors & subsequent encumbrances

Valid as between parties

No need to be in public document

Assignment of Mortgage

No need to be registered, permissive only & not mandatory

Cancellation of Chattel Mortgage

Mortgagee to execute a discharge of the mortgage in manner provided by law

Foreclosure of Mortgage

1.
2.

The must first be non-payment & at least 30 days have elapsed since then
Alternatives:
Judicial
Extra-judicial only if there is stipulation/authority

Procedure in Foreclosure
1. Notice posted for 10 days in at least 2 public places in municipality where property is to be sold designating the
time, place and purpose of sale
2. Mortgagor is notified in writing at least 10 days before sale
3. Public auction
4. 30 days after sale, officer makes a return & file with Register of Deeds where mortgage has been recorded
5. Officers return operates as a discharge of the lien created by the mortgage
6. Proceeds to be applied:
7. Cost of sale
8. Amount of obligation
9. Subsequent mortgages
10. Balance mortgagor

Recovery of Deficiency: Allowed

CHAPTER 11: LEASE

Lease one of parties deliver possession of property to another who is obliged to pay rent for use of such property.
Registration of Lease
1. File with Register of Deeds the instrument creating lease together with Owners Duplicate of certificate of title
2. Register of Deeds to register by way of memorandum upon certificate of title
3. No new certificate shall be issued

When Prohibition in Mortgaged Property as regards Subsequent Conveyances, etc.: Leasehold cannot be
registered in the title thereof.
Effect of Registration:
1. Creates a real right but without prejudice to rights of 3rd persons
2. If not registered valid as between parties but not to 3rd persons without notice

Registration lessor not required to initiate; lessee shall initiate

Aliens:
1. May be granted temporary rights for residential purposes
2. Limit: 25 years, renewable for another 25 years

Who Else May Register: Builder in Good Faith

CHAPTER 12: TRUSTS & POWERS OF ATTORNEY

Trust obligation of a person to whom legal title to property is transferred to hold the property according to
confidence reposed in him

2 Kinds:
1.
2.
3.
4.
5.
6.
7.
8.
9.

Expressed need to be in writing; cannot be proved by parole evidence

Implied exist by operation of law; can be proved by parole evidence
Property is bought but paid by another party
Donation is made but donee have no beneficial interest thereon
Price of sale of property is loaned & conveyance is made to lender to secure fulfillment of loan
Land passes by succession to a person but legal title is put in anothers name
2 persons purchase property but placed only in ones name
Guardian uses funds of ward to buy property
Property is acquired thru mistake or fraud

Power of Attorney authority granted to a person to dispose ones property.

Trust Differentiated from Power of Attorney
1. Trust has 3 parties while power of attorney has 2 parties
2. Trust is for benefit of 3rd party while power of attorney is for benefit of principal

Registration of Trust
1. Sworn statement claiming interest by reason of an implied trust with description of land & reference to number of
certificate shall be registered in Register of Deeds
2. Provided not prohibited to do so by instrument creating the trust

Appointment of Trustee by Court

Certified copy of decree shall be presented to Register of Deeds & surrender duplicate certificate
Cancel duplicate & new certificate shall be entered by Register of Deeds

ACTION FOR RE-CONVEYANCE BASED ON IMPLIED TRUST

Prescribes in 10 years
If acknowledged in written form becomes express trust prescribes upon repudiation

CHAPTER 13: INVOLUNTARY DEALINGS WITH REGISTERED LAND

Involuntary Dealings transactions affecting land in which cooperation of registered owner is not needed: it may
even be against his will
Attachment

A writ issued at the institution or during progress of an action commanding the sheriff to attach the property, rights,
credits or effects of the defendant to satisfy demands of the plaintiff
Kinds:
1. Preliminary
2. Garnishment
3. Levy on execution

Registration of Attachment / Other Liens

1. Copy of writ in order to preserve any lien, right or attachment upon registered land may be filed with Register of
Deeds where land lies, containing number of certificate of title of land to be affected or description of land
2. Register of Deeds to index attachment in names of both plaintiff & defendant or name of person whom property is
held or in whose name stands in the records
3. If duplicate of certificate of title is not presented:
4. Register of Deeds shall within 36 hours send notice to registered owner by mail stating that there has been
registration & requesting him to produce duplicate so that memorandum be made
5. If owner neglects or refuses Register of Deeds shall report matter to court

6. Court after notice shall enter an order to owner to surrender certificate at time & place to be named therein

4. Although notice of attachment is not noted in duplicate, notation in book of entry of Register of Deeds produces
effect of registration already.
Effect of Registration of Attachment:
1.
2.
3.
4.

Creates real right

Has priority over execution sale
But between 2 attachments one that is earlier in registration is preferred
If not registered actual knowledge is same as registration

Duty of Register of Deeds

1.
2.
3.

Basically ministerial but may refuse registration in ff circumstances:

Title to land is not in the name of defendant
No evidence is submitted to show that he has present or possible future interest in land
Unless: heir

Properties Exempt From Execution: Family Home

Attachment How continued, reduced or discharged

1.

Any method sufficient in law

Document to be registered
EXECUTION SALE
To enforce a lien of any description on registered land, any execution or affidavit to enforce such lien shall be filed
with Register of Deeds where land lies
Register in registration book & memorandum upon proper certificate of title as adverse claim or as an
encumbrance
To determine preferential rights between 2 liens: priority of registration of attachment
2. TAX SALE
Sale of land for collection of delinquent taxes and penalties due the government
In personam (all persons interested shall be notified so that they are given opportunity to be heard)
Notice to be given to delinquent tax payer at last known address
Publication of notice must also be made in English, Spanish & local dialect & posted in a public & conspicuous
place in place wherein property is situated & at main entrance of provincial building
Sale cannot affect rights of other lien holders unless given right to defend their rights: due process must be strictly
observed
Tax lien superior to attachment
No need to register tax lien because it is automatically registered once the tax accrues
But sale of registered land to foreclose a tax lien need to be registered

Procedure of Registration of Tax Sale:

Officers return shall be submitted to Register of Deeds together with duplicate title
Register in registration book
Memorandum shall be entered in certificate as an adverse claim or encumbrance
After period of redemption has expired & no redemption (2 years from registration of auction sale) cancellation of
title & issuance of new one
5. Before cancellation, notice shall be sent to registered owner: to surrender title & show cause why it shall not be
cancelled
1.
2.
3.
4.

Actual Knowledge is Equivalent to Registration

Adverse Claim
1. Make a statement in writing setting forth alleged interest, from whom acquired, how acquired, no of certificate of
land, name of registered owner, description of land in which right/interest is claimed signed & sworn to
2. Statement shall be entitled to registration as adverse claim on certificate of title
3. Effective for 30 days from date of registration

4.

5.

After 30 days, may be cancelled by filing of verified petition by party in interest

Any party may petition in court to cancel adverse claim
Court to grant speedy hearing
If adverse claim is adjudged invalid may be cancelled
No 2nd adverse claim based on same ground shall be registered by same claimant

CHAPTER 14: REGISTRATION OF LIS PENDENS

Purpose: keep subject matter within the power of the court until the entry of final judgment

Therefore creates merely a contingency & not a liens

Effect of Registration:
1. Impossibility of alienating the property in dispute during the pendency of the suit may be alienated but purchaser
is subject to final outcome of pending suit
2. Register of Deeds duty bound to carry over notice of lis pendens on all new titles to be issued

Cancellation of Lis Pendens:

1. Before final judgment court may order cancellation after showing that notice I sonly for purpose of molesting an
adverse party or it is not necessary to protect rights of party who caused it to be registered
2. Register of Deeds may also cancel by verified petition of party who caused such registration
3. Deemed cancelled when certificate of clerk of court stating manner of disposal of proceeding is registered

Notice of Lis Pendens is an Involuntary Transaction

Sufficient that there is entry in day book

Other Parties who Need to Register:

1. ASSIGNEE IN INVOLUNTARY PROCEEDING FOR INSOLVENCY
Duty of the officer serving notice to file copy of notice to Register of Deeds where the property of debtor lies
Assignee elected or appointed by court shall be entitled to entry of new certificate of registered land upon
presentment of copy of assignment with bankrupts certificate of title (duplicate)
New certificate shall not that it is entered to him as assignee or trustee in insolvency proceedings

Judgment / Order Vacating Insolvency Proceedings

2.

Order shall also be registered

Surrender title issued in name of assignee & debtor shall be entitled to entry of new certificate
GOVERNMENT IN EMINENT DOMAIN
Copy of judgment file in Register of Deeds which states description of property, certificate number, interest
expropriated, nature of public use
Memorandum shall be made or new certificate of title shall be issued

CHAPTER 15: TRANSMISSION BY DESCENT AND DEVISE

When Owner of Property Dies testate or intestate,

Administrator shall file with Register of Deeds registration of property in his name to be vested with ownership as
trustee so he can sell, etc, convey, etc
Not necessary if already empowered in the will

When Judicial Proceeding Not Necessary

Heirs may partition estate immediately & no need to be burdened with cost/expenses of an administrator
1. In absence of debts
2. Heirs are all of legal age

Partition / Settlement of Estate

1.

2.
3.
4.
5.

JUDICIAL
After entry of final judgment of partition, copy certified by clerk of court to be filed with Register of Deeds
Each owner to gave separate certificate of title (duplicate)
If ordered to be sold, purchaser shall be entitled to a certificate of title entered in his name upon presentment of
order confirming sale
EXTRAJUDICIAL
Decedent died intestate
No debts
Heirs are all of legal age, or minors represented by guardian
Heirs to execute public instrument to be filed with Register of Deeds
If disagree with each other, file in court ordinary action for partition
If there is only 1 heir, may adjudicate to himself entire estate via affidavit to be filed with Register of Deeds
If there is movables involved, bond to be filed equivalent to value of property as certified under oath by parties
conditioned upon payment if any just claim which may be filed by creditor within 2 years after distribution
Publication in newspaper of general circulation for 3 weeks; not binding to those without notice
Final after 2 years

Oral Partition, When Deemed Valid

In provinces when person dies leaving property not covered by Torrens system to avoid legal expenses, heirs
make a list of property, pay off debts & assign to each
Statute of frauds do not operate because it is not a conveyance but a separation of property and designation of
part which belongs to them

Wills and Letters of Administration

Executor required to file with Register of Deeds a certified copy of his letters of administration or the will if there is a
will in order that Register of Deeds may register upon certificate a memorandum with reference to file no & date of
filing

Court Authority Needed in Order to Sell

1. May be dispensed with if will empowers him sell
2. Without authority first secured, heir may sell subject to result of pending administration

CHAPTER 16: ASSURANCE FUND

State creates a fund for the compensation of persons injured by divesting/cutting off of rights due to the
indefensibility of title; following that act of registration is operative act by which State transfers title; created to
relieve innocent persons from harshness of doctrine that certificate of title is conclusive evidence of an indefeasible
title to land.
Upon entry of certificate in name of owner or TCT, of 1% shall be paid to Register of Deeds based on assessed
value of land as contribution to assurance fund; if no assessment yet, sworn declaration of 2 disinterested
persons subject to determination by court.
Money shall be under custody of the National treasurer; invest it until P+I aggregates to 500,000, excess shall be
paid to the Assurance Fund; annual report of Treasurer to Secretary of Budget.

Who is Entitled:
1. Claimant must be owner, purchaser or encumbrancer in good faith who suffered actual damage by loss of land; in
short he is deprived of his land or interest therein
2. No negligence attributable to him
3. Claimant is barred from filing action to recover said land
4. Action to recover from assurance fund has not prescribed

Loss/Damages Should Not be Due to Following Reasons:

1. Breach of trust
2. Mistake in resurvey resulting in expansion of area in certificate of title

Loss/Damages Should be Due to the Following Reasons:

1.
2.
3.
4.

Omission, mistake, misfeasance of Register of Deeds or clerk of court

Registration of 3rd persons as owner
Mistake, omission, misdescription in certificate of title, duplicate or entry in books
Cancellation

Against whom Action is Filed:

1. Action due to deprivation of land due to mistake, negligence, omission of Register of Deeds, etc Register of
Deeds and National Treasurer as defendants; Sol-Gen must appear
2. Private persons involved should also be impleaded

Liability:
1. Satisfy claims from private persons first
2. When unsatisfied secondary liable is the National Treasurer who shall pay thru assurance fund; thereafter
Government shall be subrogated to rights of plaintiff to go against other parties or securities

Measure of Damages:

Based on amount not greater than fair market value of land

Amount to be recovered not limited to 500,000 which is maintained as standing fund
If fund is not sufficient, National Treasurer is authorized to make up for deficiency from other funds available to
Treasury even if not appropriated

Where and When to File Action against Assurance Fund:

1. Any court of competent jurisdiction RTC in city where property lies or resident of plaintiff
2. Action prescribes in 6 years from time plaintiff actually suffered loss
3. If plaintiff is minor, insane or imprisoned has additional 2 years after disability is removed to file action
notwithstanding expiration of regular period

CHAPTER 17: PETITIONS AND MOTIONS AFTER ORIGINAL REGISTRATION

1.

2.

1.
2.
3.

Lost Duplicate Certificate

Sworn statement that certificate is lost to be filed by person in interest with Register of Deeds
Petition to court for issuance of new title
After notice and hearing court to order issuance of new title with memorandum that it is issued in place of lost
certificate (duplicate)
If false statement: complex crime of estafa thru falsification of public document
Adverse claim in registered land
Whoever claims a better right or interest in a land adverse to the registered owner shall make written statement
alleging his right, how and when acquired with description of land
Statement to be signed and sworn to
Entitled to registration as adverse claim noted on certificate of title
If there is petition speedy hearing, determine validity of adverse claim
May be cancelled without court order; effective only for 30 days
After cancellation, no adverse claim on same ground may be registered by same claimant
Adverse to registered owner
Arises after original registration
Cannot be registered under provisions of land registration act
To be made on original certificate, to the duplicate is not necessary because no access
Contracts of lease, contract to sell but prescription and money claims are not allowed

Purpose: measure designed to protect the interest of a person over a property where registration is not provided for
by the land registration act; serve as notice and warning to persons subsequently dealing on said land
Different with lis pendens: permanent; can only be removed after hearing is done but adverse claim is only for 30
days: lis pendens notice that property is in litigation; adverse claim; somebody is claiming better right
Recent ruling: adverse claim can only be removed upon court order

3. Petition Seeking Surrender of Duplicate Title

In voluntary and involuntary conveyances when duplicate cannot be produced, petition in court may be filed to
compel surrender of certificate of title duplicate to Register of Deeds
After hearing, may order issuance of new certificate and annul the old certificate; new certificate shall contain
annotation re annulment of old certificate

4.

1.
2.
3.
4.
5.
6.
7.

Amendment and Alteration of Certificate of Title

A certificate of title cannot be altered, amended except in direct proceeding in court; summary proceeding
Entries in registration books also not allowed to be altered except by order of the court
Grounds:
New interest not appearing on the instrument have been created
Interest have terminated or ceased
Omission or error was made in entering certificate
Name of person on certificate has been changed
Registered owner has married
Marriage has terminated
Corporation which owner registered land has dissolved and has not conveyed the property within 3 years after its
dissolution
What corrections are permitted in title (which does not include lands included in original; technical description as
long as original decree of registration will not be reopened and rights or interest of persons not impaired; old survey
was incorrect; substitution of name of registered owner)
1. Alteration which do not impair rights and
2. Alteration which impair rights with consent of all parties
3. Alterations to correct obvious mistakes

5.

Reconstitution of original certificate of tile

As consequence of war records have been destroyed
When reconstituted have same validity as old title
Can only be done judicially by filing a petition for reconstitution with RTC
To be published in OG for 2 cons issues and on main entrance of municipality at least 30 days before hearing
In rem proceedings
Court to order reconstitution if it deemed fit; issue order to Register of Deeds
Lack of essential data fatal

6. Transaction evidenced by lost document how registered

Register of Deeds forbidden to effect registration of lost or destroyed documents

 Steps by interested parties:

1. Procure authenticated copy of lost or destroyed instrument
2. Secure an order from court

CHAPTER 18: FEES, OFFENSES, PENALTIES

In connection with original and subsequent registration of lands payable to Clerk of court, Register of Deeds,
sheriff
Full payment of fees prerequisite to registration: at least the entry fee of 5.00, rest of the fees due payable within
next 15 days

Offenses:
1. Larceny
2. Perjury false statement under oath
3. Fraudulent procurement of certificate: fine of not more than 10,000 or imprisonment of 5 years or both in discretion
of court
4. Forgery: fine of not more than 10,000 or imprisonment of 10 years or both in discretion of court
5. Forging of seal in Register of Deeds, name, signature or handwriting of any officer of court of Register of Deeds
6. Fraudulent stamping or assistance in stamping
7. Forging of handwriting, signature of persons authorized to sign
8. Use of any document which an impression of the seal of the Register of Deeds is forged
9. Fraudulent sale: sale of mortgaged property under the misrepresentation that it is not encumbered; deceitful
disposition of property as free from encumbrance: imprisonment of 3 years or fine not exceeding 2,00 or both at
discretion of court

CHAPTER 19: REGISTRATION OF PUBLIC LANDS

Public Lands all lands owned by the government

Inalienable and alienable

Inalienable public domain: timber and miner lands
Alienable/ Disposable public agricultural land

Public land may be alienated, conveyed to private person.

Procedure:
1.
2.
3.
4.

Official issuing instrument of conveyance to issue instrument

File instrument with Register of Deeds
Instrument to be entered in books and owners duplicate to be issued
Instrument only contract between Government and private person and does not take effect as conveyance if
unregistered, it is registration which is operative act of conveying land; evidence of authority for Register of Deeds
to register
5. Fees to be paid by grantee
6. After issuance of certificate of title, land is deemed registered land within the purview of the Torrens system

Nature of Title to Public Lands conveyed: Indefeasible and Conclusive

In absence of registration, title to public land is not perfected and therefore not indefeasible
In case of 2 titles obtained on same date one procured thru decree of registration is superior than patent issued
by director of lands
2 titles procured by one person one from homestead patent, one from judicial decree & sold to 2 diff persons, one
who bought it for value and in good faith & one who register first shall have preference.

Classification of Land of Public Domain:

Classification is exclusive prerogative of executive & not by judiciary

Anyone who applies for confirmation of imperfect title has burden of proof to overcome the presumption that the
land sought to be registered forms part of public domain (Regalian doctrine).

Under the Constitution:

1.
2.
3.
4.

Agricultural only one subject to alienation

Forest or timber
Mineral lands
National park

Under the Public Land Act:

1.
2.
3.
4.
5.
6.
7.

Alienable/disposable
Agricultural
Residential, commercial, industrial
Educational, charitable
Town sites and for public and quasi-public uses
Timber lands inalienable
Mineral lands inalienable
If patent or title is issued void ab initio for lack of jurisdiction
Not subject to acquisitive prescription; even if in possession for long time, will not ripen into ownership
Except: mineral lands and forest lands acquired before inauguration of Commonwealth in November 15, 1935;
vested rights which are protected.

Fishponds
Before: included in definition of agriculture, conversion of agricultural land to fishponds does not change character of
land
Now: restricted meaning; fishponds has distinct category; cannot be alienated but may be leased from government.
Director of Lands

Quasi-judicial officer
Findings of fact conclusive on higher court with absence of fraud, mistake other than error of judgment; but not with
regards to finding of law
Empowered to alienate and dispose lands

Modes of Alienating Public Lands:

1.
2.
3.
4.
5.

Homestead settlement
Sale
Confirmation of imperfect or incomplete title
Judicial legalization
Administrative legalization
Lease not included since lease does not transfer ownership; free-title grant: free distribution of public lands to
encourage people to cultivate; government furnishes the applicant with tolls plus cash allowance to enable him to
cultivate

Confirmation of Imperfect Title:

1. Last extension granted by Government was until December 31, 1987
2. Right made available to person qualified to acquire alienable and disposable public land thru open, continuous,
exclusive, notorious (OCEN) possession under bonafide claim of ownership since June 12, 1945.
3. Prior to transfer of sovereignty from Spain to US, have applied for purchase but did not receive title, without default
on their part provided they have occupied since their application
4. In OCEN possession since June 12, 1945 or earlier
5. Members of cultural minorities in OCEN who has claim of ownership for at least 30 years

Max Land that can be Applied: 144 hectares

In case of foreigner, sufficient that he is already Filipino citizen at the time of his application
Corporation who has less 60% Filipino ownership cannot apply confirmation of imperfect title; can only lease

Persons Competent to Question Land Grant

Persons who obtained title from State or thru persons who obtained title from State

PATENT
When is Government Grant Deemed Acquired by Operation of Law:
1.
2.
3.

Deed of conveyance issued by government patent/grant

Registered with Register of Deeds mandatory: operative act to convey & transfer title
Actual physical possession, open & continuous
Land ceased to be part of public domain & now ownership vests to the grantee
Any further grant by Government on same land is null & void
Upon registration, title is indefeasible

Title Issued Pursuant to Registration of Patent

1. Indefeasible when registered, deemed incorporated with Torrens system; 1 year after issuance of patent
2. May not be opened one year after entry by Land Registration Authority; otherwise, confusion, uncertainty &
confusion on government system, of distribution of public lands may arise & this must be avoided

Except: annullable on ground of fraud, may be reopened even after 1 year because registration does not shield bad
faith

Court in exercise of equity jurisdiction may direct reconveyance even without ordering cancellation of title

Aim of Homestead Patent:

Benevolent intention of government to distribute disposable agricultural land to destitute citizens for their home and
cultivation
As a matter of public policy, may be repurchased even if after 5 years provided not for profit
Right of repurchase not allowed if sold within family & not for cultivating or living but for speculation purpose

Restrictions:
1.
2.
3.
4.

Cannot be alienated within 5 years after approval of application for patent

Cannot be liable for satisfaction of debt within 5 years after approval of patent application
Subject to repurchase of heirs within 5 years after alienation when allowed already
No corporation, partnership, association may acquire unless solely for commercial, industrial, educational, religious
or charitable purpose or right of way subject to consent of grantee & approval of Secretary of Natural resources

Exceptions:
1. Action for partition because it is not a conveyance
2. Alienations or encumbrances made in favor of the government

Erred Homesteader not Bared by Pari Delicto

Pari delicto rule does not apply in void contract

Violation of prohibition results in void contract
Action to recover does not prescribe

Homesteader

If he dies, succeeded by heirs in the application

Legal Restriction in Disposition by Non-Christians (Cultural MINORITIES)

Conveyance is valid if able to read and can understand language where deed is written
Otherwise, not valid unless approved by Commission on National Integration
Safeguard is to protect them against fraud/deceit

CHAPTER 20: CADASTRAL REGISTRATION PROCEEDINGS

Purpose:

Another means to bring lands under operation of Torrens System

Ordinary registration is slow for lack of initiative on part of landowners, innovation was conceived to hasten and
accelerate registration
Government initiates that all lands within a stated region are up for registration whether or not owners are
interested to settle their titles

Nature of Proceedings:

In rem
No defendant & no plaintiff
Compulsory

Procedure:
1. Cadastral survey
In opinion of Phil president pursuant to requirement of public interest, title of land within a specified area needs to
be settled and adjudicated
Order Director of Lands to make survey and plan
Director gives notice to persons claiming interest in lands & to gen public of day of survey published in OG and
posted in conspicuous place on lands to be surveyed
Geodetic engineers commences survey
During survey, boundaries are marked by monuments
2. Filing of petition
After survey and plot been made, Director represented by Sol Gen institutes cadastral proceeding by filing petition
in court against holders, claimants, possessors, occupants
Parcel of lots given their cadastral numbers
3. Publication of notice of hearing
Court to order date of hearing
LRA to notify public by publishing notice 1x in OG and 1x in newspaper of general circulation & copy mailed to
person whose address is known & other copies posted in conspicuous place designated bylaw
4. Filing of answer
Any person claiming interest in any part of lands subject to petition is required to file answer
Answer must give the ff details:
1. Age of claimant
2. Cadastral number of lot claimed
3. Name of barrio or municipality where lot is located
4. Name of owners of adjoining lots
5. If in possession & without grant no of years in possession
6. If not in possession state interest claimed
7. If assessed of taxation assessed value
8. Any encumbrances affecting said lots
9. Hearing of case
In any convenient place where land lies
Like an ordinary RTC trial
Conflicting claims are determined
Lots claimed are awarded to persons entitles if they could prove title
If none could prove title land is declared public domain
6. Decision
Claimants are notified of decision
7. Issuance of decree and certificate of title
Upon order of court, LRA to enter decree of registration

Decree made basis for issuance of OCT

Decree are now being directly prepared and issued on regulation forms of such certificate

Nature of Title Covered by 2 Acts:

Title in good faith & for value

Errors in plan does not annul decree of registration
Cancellation & correction is permitted

Land Already Registered

Jurisdiction is limited only to correction of technical errors

Court cannot issue decree on land already decreed
Revision of decree allowed when substantial rights are not impaired; what is prohibited is registered land to be
registered again in name of another
Jurisdiction subsist to all incidental matters

CADASTRAL PROCEEDING COMPARED TO ORDINARY REGISTRATION

CADASTRAL

ORDINARY

Party Initiating

Government

Private Individual

Subject Matter

Private and Public

Private Lands

Ownership

Government does not assert

ownershipInterested only in
settlement of titles

Ownership is Asserted

Survey

Government undertakes survey and

advances expenses

On account of owner

As to risk

In absence of successful claimant,

property goes to government

Applicant has another chance to

claim is dismissal is without
prejudice

When can Cadastral Proceedings may be Opened

10 years up to Dec 31, 1968

Unable to file their claim even while in possession granted right to petition for reopening of proceedings provided
such were not alienated, leased or disposed by government

Cadastral Court does not Award Damages, But may Direct Sheriff to Deliver Possession

Provisions of land registration act applicable to cadastral proceedings

CHAPTER 21: SYSTEM OF REGISTRATION FOR UNREGISTERED LANDS

System of registration for unregistered land under the Torrens System (ACT 3344)
Before: covers voluntary dealings, now includes involuntary dealings
Effect if prospective; binds 3rd persons after registration but yields to better rights of 3rd person prior to registration
(limited effect to 3rd parties)
Reason: no strict investigation involved
Subsequent dealings also valid if recorded
Register of Deeds keeps day book & a register; index system is also kept
Procedure:
1. Presentment of instrument dealing in unregistered land
2. If found in order registered
3. If found defective registration is refused writing his reason for refusal