Ateneo de Manila Law School

Real Estate Transactions

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Course Outline / List of Cases
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Professor: Dr. Angela C. Ylagan
Textbooks:
Property Registration Decree and Related Laws (Land Titles and Deeds) by Justice Oswaldo D. Agcaoili 2011 Edition
Laws Related To The Real Estate Practice In The Philippines by Ann V. Villareal and Rhia C. Frio 2012 Edition
Week 01: May 12 and 14, 2015

Week 02: May 19 and 21, 2015

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READING ASSIGNMENT and EXAM COVERAGE (includes Attorneys Oath ):

Topic

Laws

Introduction
Laws Governing Real Estate /
Land Registration
I. Modes Of Acquiring Ownership / Land Titles
A. Public Grant

B. Adverse Possession / Prescription

General: Commonwealth Act No. 141 Public Land Act, 6, 8, 11

Homestead: Commonwealth Act No. 141 Public Land Act, 12, 14
Free Patent: Commonwealth Act No. 141 Public Land Act. 44-45
Free Patents Residential Lands: Republic Act No. 10023 (2010)
Concession by Donation Lands for Educational, Charitable and Other Similar Purposes:
Commonwealth Act No. 141 Public Land Act, 69
Restrictions: Commonwealth Act No. 141 Public Land Act, 69. 118
Civil Code Art. 1117-1131, Art. 1133-1138, Art. 1141
P.D. 1529, 47; Civil Code, Art. 494

C. Accretion
D. Reclamation
E. Private Grant or Voluntary Transfer

P.D. 1529 57-59, 55-66

Course Outline is partly based on: the book Property Registration Decree and Related Laws (Land Titles and Deeds) by Justice Oswaldo D. Agcaoili 2011 Edition; the book Laws
Related To The Real Estate Practice In The Philippines by Ann V. Villareal and Rhia C. Frio 2012 Edition; the Course Outline of Prof. Jose Cochingyan III; and on Dr. Ylagans
research and work experience as a real estate practitioner.
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Member, Philippine Bar and New York State Bar; Certified Public Accountant (C.P.A.); Bachelor of Laws (LL.B.), University of the Philippines (U.P.) College of Law; Master of Laws
(LL.M.), Boston University (BU), Massachusetts, U.S.A.; Doctor of Civil Law (D.C.L.), University of Santo Tomas (UST).
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Exams are given every meeting. All weekly quizzes, long exams, mid-term exam, and final exam include the Attorneys Oath. The coverage for all weekly quizzes, long exams, midst
term exam, and final exam is cumulative (starting from and including all subject matter taken up during the first [1 ] week of class until the current week of the quiz / exam to be given).
Method of Correcting / Scoring for Exams: Right Answers Minus Wrong Answers.
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Rules of Court, Appendix: Legal and Judicial Forms, Form 28, Attorneys Oath.

F. Involuntary Alienation

P.D. 1529, 78-80, 85; R.A. 66574 (d)

G. Device

Article 774, Civil Code

H. Emancipation Patent or Land Reform

P.D. 1529 44, 105

R.A. 6657 4 as amended by Rep. Act 9700 3

II. Filipino Citizenship Requirements / Limitations

Constitution Art. XII 2, 3, 7, 8

Foreign Investments Act, R.A. 7042 3 (a), 10 as amended by R.A. 8179. Implementing
Rules And Regulations of RA 7042 (as amended by RA 8179 July 9, 1996) Rule 1, 1(b)
Citizenship Restrictions in Public Land Act as per C.A. 141. 12, 22, 23, 44, 48
R.A. 7652. 4
Investors Lease Act
Condominium Units: Rep. Act No. 4726 5; JD. Opinion No. 180 and J.D. Opinion No. 175,
series of 1973 attached as Annex F to HLURB Resolution NO. R. 699-01

III. Land Registration System and Administration

A. Torrens System
B. Torrens System Administration
IV. Procedures Land Registration
A. Jurisdiction of Courts
B. Proceedings - Original Registration

C. Challenging Land Registration Judgement

or Title and Remedies

D. Certificate of Title

P.D. 1529, 2
B.P. 129, 34 (As amended by R.A. 7691 4)
Supreme Court Circular No. 38-97
P.D. 1529, 14, 16
Judicial Confirmation of Imperfect or Incomplete Titles - C.A. 141, 47 & 48
P.D. 1529, 2,17,18
P.D. 1529, 23-26
P.D. 892; P.D. 1529. 3, 113
PD. 1529. 27-34, 39: Rules Of Court Rule 143
Rules Of Court Rule 37
Relief from Judgment
Rules Of Court Rule 38
Rules Of Court Rule 40-45
P.D. 1529 32
Civil Code Art 1440- 1457
P.D. 1529, 32
P.D. 1529, 93-102
Civil Code Art. 476 481: Rules Of Court Rule 63
P.D. 1529, 39,
P.D. 1529, 47
P.D. 1529 48

E. Right Of Possession Resulting From Title

F. Succeeding Registration

P.O. 1529 51 - 52; Civil Code Art. 1544

P.D. 1529, 50, 53, 54, 55, 56
P.D. 1529, 57-59
P.D. 1529, 54, 63
P.D. 957, 18
P.D. 1529, 64-69
P.D. 1529, 69
P.D. 1529, 78; Rules Of Court Rule 39, 10
Rules Of Court, Rule 68
Act 3135
P.D. 1529. 70
Rules Of Court Rule 13, 14
P.D. 1529, 76

LIST of CASES: SUBMIT HANDWRITTEN CASE DIGESTS (yellow pad) OF CASES ASSIGNED EVERY MEETING.
I. Modes Of Acquiring Ownership / Land Titles
A. Public Grant
Encinares v. Achero, G.R. No. 161419. August 25, 2009, 597 SCRA 34 (2009).
Metropolitan Bank & Trust Company v. Viray, G.R. No. 162218, February 25, 2010
B. Adverse Possession / Prescription
Heirs of Flores Restar v. Heirs of Dolores Cichon, G.R. No. 161720, 475 SCRA 731 (2005)
Seminary of San Carlos vs. The Municipality of Cebu, 19 Phil 32 (1911)
Ramos vs. CA, G.R. No. 111027, 302 SCRA 589 (1999)
Caraan v, Court of Appeals, G.R. No. 140752, November 11, 2005, 474 SCRA 543 (2005)
Restituto Ceniza v. Court of Appeals, G.R. No. 46345, 181 SCRA 552 (1990)
C. Accretion
Heirs of Emiliano Navarro v. IAC, G.R, No. 68166, 268 SCRA 74 (1997)
D. Reclamation
Chavez v. PEA, G.R. No. 133250, 384 SCRA 152 (2002). 403 SCRA 1 (2003), 415 SCRA 403 (2003)
Chavez v. National Housing Authority, G.R. No. 164527, 530 SCRA 235 (2007)
E. Private Grant or Voluntary Transfer
F. Involuntary Alienation
G. Device
H. Emancipation Patent or Land Reform

II. Filipino Citizenship Requirements / Limitations

Phil. Banking v. Lui She 21 SCRA 52 (1967) Re Investors Lease Act,
Ramirez v. Vda. De Ramirez 111 SCRA 704 (1982)
Cheesman v.IAC 193 SCRA 93 (1991)
Muller v. Muller G.R. No. 149615. August29, 2006. 499 SCRA 65 (2006)
Ting Ho, Jr. v. Teng Gui 558 SCRA 421 (2008)
Register of Deeds v. Ung Siu Si Temple, 97 Phil. 58 (1955)
Roman Catholic Apostolic Administrator of Davao v. LRC, 102 Phil. 596 (1957)
JG Summit Holdings, Inc. v. Court of Appeals 450 SCRA 169 (2005)
Republic v. T.A.N. 555 SCRA 477 (2008)
III. Land Registration System and Administration
A. Torrens System
Republic v. Umali, 171 SCRA 647 (1989)
Pino v. CA, 198 SCRA 434 (1991)
B. Administration of Torrens System
Spouses Leburada v. LRA. 287 SCRA 333 (1998)
Heirs of Pedro Lopez v. de Castro, G.R. No. 112905, 324 SCRA 591 (2000)
Republic v. Herbieto, G.R. No. 156117, 459 SCRA 183 (2005)
Secretary of DENR v. Yap G.R. Nos. 167707. 568 SCRA 164 (2008)
IV. Procedures Land Registration
A. Jurisdiction of Courts
Averia Jr. v. Caguioa, 146 SCRA 459 (1986)
Tagaytay-Taal Tourist Development Corporation vs. Court of Appeals, 273 SCRA 182 (1997)
Estate of Jacob vs. Court of Appeals. 283 SCRA 474 (1998)
B. Proceedings Original Registration
Republic of the Philippines v. Hanover Worldwide Trading Corporation, G.R. No. 172102. July 2, 2010
Heirs of Mario Malabanan v. Republic of the Philippines, G.R. No. 179987, April 29, 2009, 587 SCRA 172 (2009).
Martinez v. Court of Appeals 542 SCRA 604 (2008)

Republic of the Philippines v. Guinto-Aldana, G.R. No. 175578. August 11, 2010

Republic v. Herbieto, G.R. No. 156117, 459 SCRA 183 (2005)

Heirs of Lopez v. Enriquez, GR. No.146262, 449 SCRA 173 (2005)
Vergel v. C.A., G.R. No 125154. 366 SCRA 199(2001)
Agueda de Vera- Cruz v. Sabina Miguel, G.R. No. 144103, 468 SCRA 506 (2005)
Edward Roco Tan v. Benigno De La Vega, G.R. No. 168809. March 10, 2006, 484 SCRA 538 (2006)

Director of Lands v. Rivas. 141 SCRA 329 (1986)

Evangelista v. Santiago, G.R. No. 157447, April 29, 2005 457 SCRA 744 (2005)
Republic v. Feliciano, G.R. No. 70853,148 SCRA 424 (1987)
Director of Lands v. Court of Appeals, 133 SCRA 701 (1984)
Tottoc v. IAC, 180 SCRA 386 (1989)
Agueda de Vera- Cruz v. Sabina Miguel, G.R. No. 144103, 468 SCRA 506 (2005);

 Vda. De Raz v. Court of Appeals, G.R. No. 120066, 314 (SCRA) 36 (1999)
Republic of the Philippines v, Guinto-Aldana, G.R. No. 175578, August 11, 2010
South City Homes v. Republic, 185 SCRA 693 (1990)
Palati v. Awisan, G R No. 158385, February 12, 2010
C. Challenging Land Registration Judgement or Title and Remedies
Samson v. Court of Appeals, G.R. No. L-40771, 141 SCRA 194 (1986)
NAPOCOR v. Court of Appeals, G.R. No. L-45664, 218 SCRA 41 (1993)
Baldoz,v.Papa 14 SCRA 691(1965)
Soledad de G. Crisolo vs. Court of Appeals, 68 CRA 435 (1975)
Cal v. Zosa, G.R. No. 152518. July 31, 2006, 497 SCRA 291 (2006).
Fil-Estate Management Inc. v. George H. Trono G.R. No. 130871, February 17, 2006, 482 SCRA 578 (2006)
Lopez v. Court of Appeals, G.R. No. 157784. 574 SCRA 26 (2008)
Salao v. Salao, 70 SCRA 65 (1976)
Marcopper Mining Corporation v. Garcia, G.R. No. L-55935, 143 SCRA 178 (1986)
Municipality of Victorias v. Court of Appeals G.R. No. L-31189, 149 SCRA 32 (1987)
Esconde v. Barlongay, 152 SCRA 603 (1987)
Almarza v. Arguelles, 156 SCRA 718 (1987)
Joaquin v. Cojuanco, 20 SCRA 769 (1967)
Juanita Naval v. Court of Appeals G.R. No. 167412, 483 SCRA 102 (2006)
Khemani v. Heirs of Anastacio Trinidad, G.R. No. 147340, 540 SCRA 83 (2007)
Bautista-Borja v. Bautista, G R. No. 136197, 573 SCRA 375 (2008)
Prescription in Express Trust: Labiste v. Labiste, G.R. No 162033, 587 SCRA 417 (2009)
Prescription in Implied Trust: Santos v. Heirs of Dominga Lustre, 561 SCRA 120 (2008)
Rementizo v. Heirs of Pelagia vda cle Madarieta, G,R. No. 170318, January 15, 2009, 576 SCRA 109 (2009)
Pino v. Court of Appeals 198 SCRA 434 (1991)
Treasurer of the Philippines v. Court of Appeals, G.R. No. L-42805, 153 SCRA 359 (1987)
Torres v. Court of Appeals, 186 SCRA 672 (1990)
De Guzman v. National Treasurer of the Phils., G.R. No. 143281, 337 SCRA 238 (2000)
Civil Code Art. 476 481: Rules Of Court Rule 63
Realty Sales Enterprises v IAC 154 SCRA 328 (1987)
Marnadsual v. Moson, 190 SCRA 82 (1990)
Faja v. Court of Appeals, 75 SCRA 441 (1977)
Rumarate V. Hilario Hernandez G.R. No. 168222. April 18, 2006, 487 SCRA 317 (2006)
Caero v. University of the Philippines, 437 SCRA 639 (2004)
Others
Cancellation Suit Involving Double Title
Pajomayo v. Manipon, 39 SCRA 676 (1971)
Cancellation Suit Re Non-Registrable Property (Reversion Suit)
Republic V. Court of Appeals, 99 SCRA 743 (1980)

D. Certificate of Title

Ponce de Leon vs. Rehabilitation Finance Corp. 36 SCRA 289 (1976)

Reyes vs. Reyes, 17 SCRA 1099 (1966)
National Grains Authority vs. IAC, 157 SCRA 380 (1991)
Flaviana Lim Cajayon v. Spouses Santiago and Fortunata Batuyong G.R. No.149118. February 16, 2006, 482 SCRA 461 (2006)
Valenzuela c. Mano, G.R. No. 172611, July 9,2010
Heirs of Maximo Labanon v. Heirs of Constancio Labanon G.R. No. 160711, 530 SCRA 97 (2007)
de Guzman v. Agbagala 546 SCRA 278 (2008)
Lepanto Consolidated Mining Company v. Dumyung, 89 SCRA 532 (1979)
Caraan v. Court of Appeals, G.R. No. 140752, 474 SCRA 543 (2005)
Republic of the Philippines v. Benjamin Guerrero, G.R. No. 133168. March 28, 2006. 485 SCRA 424 (2006)

Urbano Javier v. Hon. Conception 94 SCRA 212 (1979)

Madrid v. Spouses Bonifacio Mapoy, G.R. No. 150887, August 14, 2009
Halili vs. CIR, 257 SCRA 174 (1996)
Heirs of Enrique Diaz v. Elinor A. Virata. G.R. No. 162037, 493 SCRA 141 (2006)
E. Right Of Possession Resulting From Title
Carbonitla v. Abiera, G.R. No. 177637, July 29, 2010
F. Succeding Registration
Campillo v. CA, 129 SCRA 513 (1984)
Heirs of Marasigan v. IAC, 152 SCRA 253 (1987)
Garcia v. CA. 95 SCRA 380 (1980)
Mingoa v. Land Reg. Corn., 200 SCRA 782 (1991)
Rodriguez v. Court of Appeals G.R. No. 142687, 495 SCRA 490 (2006)
Spouses Vicente Yu and Demetria Lee-Yu, v. Philippine Commercial International Bank, G.R. No. 147902. March 17, 2006, 485
SCRA 56 (2006)
Arrazola v. Bernas. G.R. No. L-29740, 86 SCRA 279 (1978)
Sps. Alfredo v. Borras, G.R. No. 144225, 404 SCRA 145 (2003)
Leonardo v. Maravilla, G.R. No 143369, 393 SCRA 156 (2002)
Sajonas v. CA, G.R. No. 102377. 258 SCRA 79 (1996)
Ching v. Enrile 565 SCRA 402 (September 17, 2008)
Yared v. Tongco, G.R. No. 114732, August 1, 337 SCRA 53 (2000)
Heirs of Eugenio Lopez, Sr. v. Alfredo R. Enriquez, G.R. No. 146262, 449 SCRA 173 (2005)
Magdalena Homeowners Association v. CA, 184 SCRA 325 (1990)