STUDENT SYLLABUS

LAND TITLES AND DEEDS

nd
2 Semester, AY2013-2014, AUSL
Saturdays, 1:00-3:00 p.m., Rm. 101
Prof. Josephine R. Santiago

PART I
A. INTRODUCTION
1. Theory and Origins of Property
a. Locke, J Second treatise of government. Available from
http://www.gutenberg.org/files/7370/7370-h/7370-h.htm
2. Regalian Doctrine
Separate Opinion of J. Puno in Cruz v. Secretary 347 SCRA 128 (2000)
Chavez v. Public Estates, 384 SCRA 152 (2002)
Buenaventura v. Republic, 517 SCRA 271 (2007)
3. Ancestral domain
Lynch, O 1982 ‘Native title, private right and tribal land law: an introductory survey, 57
Philippine L.J. 268-306 (1982)
http://plj.upd.edu.ph/native-title-private-right-and-tribal-land-law-an-introduction-
survey/

Carino v. Insular Government 41 Phil 935 (1909)

B. Ownership of Property (Articles 419-425)
1. Public dominion

Republic v. East Silverlane Realty, 666 SCRA 401(2012)

Heirs of Malabanan v. Republic, G.R. No. 179987 Sept. 3, 2013 (en banc)
Heirs of Malabanan v. Republic, 587 SCRA 172 (2009)
Buenaventura v. Republic 517 SCRA 271 (2007)
MIAA v. CA and Paranaque, et al., 495 SCRA 591 (2006)
Chavez v. Public Estates Authority, 384 SCRA 152 (2002)
Laurel v. Garcia, 187 SCRA 797 (1990)
Cebu Oxygen v. Bercilles, 66 SCRA 481 (1975)
Zamboanga Del Norte v. City of Zamboanga, 22 SCRA 1334 (1969)
Government v.Cabangis, 53 Phil. 112 (1929)
Vda. De Tantoco v. Municipal Council of Iloilo, 49 Phil. 52 (1926)

2. Private Property
3. Ancestral domain/Ancestral Land
Separate Opinion of J. Puno in Cruz v. Secretary, supra

C. Classification Of Property (Articles 414-418)

Meralco v. Central Board of Assessments, 114 SCRA 273 (1982)
Salas v. Jarencio, 46 SCRA 734 (1972)
Tumalad v Vicencio, 41 SCRA 143 (1971)
Province of Zamboanga del Norte v. City of Zamboanga, supra
Lopez v Orosa, 103 Phil. 98 (1958)
Associated Insurance v Iya, 103 Phil 972 (1958)
Davao Sawmill v. Castillo, 61 Phil 709 (1935)

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Berkenkotter v. Cu Unjieng, 61 Phil 663 (1935)

PART II

I. The TORRENS System

1. Purpose
D.B.T. Mar-Bay Construction, Inc. vs. Panes, 594 SCRA 578 (2009)
Separate Opinion of J. Puno in Cruz v. Secretary (2000), supra
Legarda v. Saleeby, 31 Phil 590 (1915)
Alba v. Dela Cruz, 17 Phil 49 (1910)
Tomas v. Tomas

2. Principles

II. Who are qualified to own lands

1. Filipino Citizens
Secs. 2,7, 8 Art. XII Const.
Muller v. Muller, 500 SCRA 65 (2006)
Frenzel v. Catito, 406 SCRA 55 (2003)
Halili v. CA, 287 SCRA 465 (1998)
Republic v. CA and Lapina, 235 SCRA 567 (1994)
Krivenko v. Register of Deeds, 79 Phil 461(1947)
Amendments to the Implementing Rules and Regulations of RA 7042 (Foreign
Investment Act of 1991), as amended by Republic Act No. 8179

III. Corporations
Sec. 3 Art. XII Const.
Chavez v. Public Estates Authority, supra
Director v. IAC and Acme, 146 SCRA 509 (1986

IV. ORIGINAL REGISTRATION (Chapter III)

1. ORDINARY Registration Proceedings[Judicial confirmation of imperfect title]

A. Qualified Applicants
Sec. 14 (1)-(4), PD 1529
Tan v. Republic, 669 SCRA 499 (2012)
Republic v. East Silverlane Realty Devt. Corp. 666 SCRA 401 (2012)
Republic v. Rizalvo, 644 SCRA 516 (2011)
Heirs of Malabanan v. Republic, 587 SCRA 172 (2013 & 2009), supra
Domingo v. Landicho, 531 SCRA 606 (2007)
Republic v. Candymaker, 492 SCRA 272 (2006)
Republic v. CA and Naguit, 448 SCRA 442 (2005)
Buenaventura v. Republic, supra
Arbias v. Republic, 565 SCRA 582
Heirs of Arzado-Crisologo v. Ranon, 532 SCRA 391
Republic v. East Silverlane, 666 SCRA 401 (2012)

Accretion
New Regent Sources, Inc. v. Tanjuatco, et al., 585 SCRA 329 (2009)
Agne v. Director of Lands, 181 SCRA 793 (1990)

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Republic v. CA and Tancinco, 132 SCRA 514 (1984)

B. Forms and Contents Dealings With Land

Sec. 15-22, PD 1529
Caoibes, Jr. V. Caoibes- Pantoja, 496 SCRA 273 (2006)
Republic v. Vda. De Neri, 424 SCRA 676 (2004)
Divina v. CA, 352 SCRA 527 (2001)
Republic v. Munoz (2007), supra

C. Publication, Opposition and Default

Secs. 23-26, PD 1529
Republic v. San Lorenzo (2007), supra
Republic v. Herbieto, 459 SCRA 183 (2005)
Director v. CA and Abistado, 276 SCRA 276 (1997)

D. Hearing, Judgment and Decree of Registration

Secs. 27-31, PD 1529
Ting v. Heirs of Diego Lirio, 518 SCRA 334 (2007)
Gomez v. CA, 168 SCRA 503 (1988)

a. Under CA 141
Secs. 47-48, CA 141, as amended
Republic v. San Lorenzo, 513 SCRA 294 (2007)
Republic v. Munoz, 536 SCRA 108 (2007)
Republic v. Manna Properties, 450 SCRA 247 (2005)
Republic v. CA&Bernabe, 148 SCRA 480 (1987)
Herico v. Dar, 95 SCRA 437 (1980)

b. Under Sec. 12, RA 8371

V. CADASTRALREGISTRATION PROCEEDINGS
Secs. 35-38, PD 1529
Tan Sing Pan v. Republic, 496 SCRA 189 (2006)
Rodil v. Benedicto 95 SCRA 137 (1980)

A. REQUISITES
Adviento v. Heirs of Miguel Alvarez, 562 SCRA 434 (2008)

B. INNOCENT PURCHASER FOR VALUE

 New Regent Sources, Inc. v. Tanjuatco (2009), supra
Oliveros v. San Miguel Corp. 664 SCRA 618 (2012)
Hemedes v. CA, 316 SCRA 347 (1999)

VI. CERTIFICATE OF TITLE

Secs. 39-49 PD 1529
Liwag v. Happy Glen Loop Homeowners Asso. 675 SCRA 744 (2012)
Oliveros v. San Miguel Corp. (2012), supra
Durawood v. Bona, 664 SCRA 204 (2012)

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Corpuz v. Agustin, 663 SCRA 350 (2012)

Madrid v. Mapoy 596 SCRA 14 (2009)
ManotokRealty Inc. v. CLT Realty Dev’t Corp. 540 SCRA 304 (2007)
Erasusta Jr. v. CA 495 SCRA 319 (2006)
Padcom v. Ortigas 382 SCRA 222 (2002)
Robles v. CA & Santos 328 SCRA 97 (2000)
Rural Bank ofCompostela v. CA, 271 SCRA 76 (1997)
Phil. Suburban v. Auditor General 63 SCRA 397 (1975)
Fil-Estate v. Trono, 482 SCRA 578 (2006)
Agne v. Director of Lands (1990), supra

VII. SUBSEQUENT REGISTRATIONS

DBP v. Acting Register of Deeds 162 SCRA 450 (1988)
Shopper’s Paradise Realty v. Roque, 419 SCRA 93 (2004)

A. Voluntary Dealings

I. General Provisions
o Secs 51-56, RA 1529
Pineda v. Arcalas, 538 SCRA 596 (2007)
Fudot v. Cattleya, 533 SCRA 350 (2007)
Ereña v. Querrer-Kauffman, 492 SCRA 298 (2006)
Heirs of Manlapat v. CA, 459 SCRA 412 (2005)
Macadangdang v. Martinez, 450 SCRA 363 (2005)
Autocorp v. CA, 437 SCRA 678 (2004)
Abrigo v. De Vera, 432 SCRA 544 (2004)
Fernandez v. CA, 189 SCRA 780 (1990)
Garcia v. CA, 95 SCRA 380 (1980)
Gurbax Singh v. Reyes, 92 Phil 177 (1952)

II. Specific Provisions

a. Conveyances and Transfers
Fernandez v. Tarum 391 SCRA 653
o Secs. 57-59, PD 1529

b. Mortgages and Leases

o Secs. 60-63 PD 1529
Joven v. CA 212 SCRA 700 (1992)
DBP v. CA and Cajes, supra

c. Powers of Attorney
o Sec 64 PD 1529

d. Trusts
o Sec. 65-68 PD 1529

e. Statutory liens (public highway)

Velasco v. Cusi Jr. 105 SCRA 616

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B. Involuntary Deadings
I. General Provisions
o Secs. 71, 74-75, PD 1529
Padilla, Jr. v. Philippine Producers, 463 SCRA 480 (2005)
Heirs of Blancaflor v. CA, 304 SCRA 796 (1999)
Tagaytay-Taal v. CA, 273 SCRA 182 (1997)

II. Specific Provisions

a. Attachment
o Sec. 69, 72-73 PD 1529

b. Adverse Claim
o Sec 70 PD 1529
Rodriguez v. CA, 495 SCRA 490 (2006)
Sajonas v. CA, 258 SCRA 79 (1996)

c. Notice of LisPendens
o Secs. 76-77 PD 1529
Lopez v. Enriquez, 449 SCRA 173 (2005)
Dino v. CA, 213 SCRA 422 (1992)

VIII. REGISTRATION OF JUDGMENTS, ORDERS, PETITIONS

Secs. 78-92 PD 1529

IX. REGISTRATIONS OF PATENTS

Sec. 103, PD 1529
Lorzano v. Tabayag 665 SCRA 38 (2012)
Lahora v. Dayangdayang 37 SCRA 346 (1971)
Del Rosario-Igtiben v. Republic 441 SCRA 188 (2004)
Agne v. Director of Lands(1990), supra

X. Certificate of Land Transfer, Emancipation Patent, Affidavit of Non- Tenancy

Sec. 104-106
Grounds for cancellation of lis pendens
1. Purpose was for molesting the title of the adverse party
2. Annotation is not necessary to protect the title of the party who caused its
registration
Ingusan v. Heirs of Reyes , 531 SCRA 315 (2007)

XI. Petitions and Actions after Original Registration

Sec. 107-110, PD 1529
Barstowe Philippines v. Republic, 519 SCRA 148 (2007)
Life Homes v. CA 516 SCRA 6 (2007)
Republic v. Casimiro 491 SCRA 499 (2006)
Dawson v. Register of Deeds 295 SCRA 733 (1998)
Ligon v. CA 244 SCRA 693 (1995)

XII. Assurance Fund

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XIII. RA 8371 (IPRA)

XIV. ACTIONS/REMEDIES
1. New Trial or Reconsideration
o (Rule 37, Rules of Court)
2. Relief from Judgment; Relief from Denial of Appeal
o (Rule 37, Rules of Court)
3. Appeal
o (Sec. 33, PD 1529)
4. Petition for Review
o (Sec. 32, PD 1529)
Estate of Yujuico v. Republic, 537 SCRA 513 (2007)
Fil-Estate v. Trono, 482 SCRA 578 (2006)
Heirs of Roxas v. CA, 270 SCRA 309 (1997)
5. Appeal
o (Sec. 33 PD 1529)
Ting v. Heirs of Diego Lirio, supra

6. Reconveyance
Cimafranca v. IAC, 147 SCRA 611 (1987)

o Sec 96 PD 1529
o Art. 457: Accretion
New Regent Sources, Inc. v. Tanjuatco, et al., 585 SCRA 329 (2009)
Agne v. Director of Lands (1990), supra

o Article 1465, Civil Code

Heirs of Sps. Tayag v. Gabriel GR No. 175763, April 11, 2012
Heirs of Doronio v. Heirs of Doronio, 541 SCRA 479 (2007)
D.B.T. Mar-Bay Construction, Inc. v. Panes, supra
Heirs of Valeriano Concha v. Spouses Lumocso, 540 SCRA 1 (2007)
Antonio v. Santos, 538 SCRA 1 (2007)
Heirs of Espiritu v. Landrito, 520 SCRA 383 (2007)
Heirs of Sanjorjo v. Heirs of Quijano, 449 SCRA 15 (2005)
Heirs of Saludares v CA, G.R. No. 420 SCRA 51 (2004)

7. Action for Damages

Ingusan v. Heirs of Reyes supra

8. Action for Reversion

Republic v. Mangatora, 624 SCRA 360 (2010)
Estate of Yujuico v. Republic, supra
Banguilan v. CA, 522 SCRA 644 (2007)
Figuracion v. Libi, 539 SCRA 50 (2007)

9. Annulment and Judgment

o Rule 47 Rules of Court
Libundan v. Gil 45 SCRA 17

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10. Cancellation of Title/ Mollification of Title

Figuracion v. Libi , supra
NHA v. Pascual 539 SCRA 102 (2007)
Heirs of AmbrosioKionisala v. Heirs of HonorioDacut, 318 SCRA 206
(2002)

11. Recovery from Assurance Fund

o See Part VI
o Sec. 93-102, PD 1529
Sps. De Guzman, Jr. v. Nat’l Treas., GR No. 143281, August 3, 2000
Treasurer v. CA 153 SCRA 359 (1987)

12. Quieting of Title(Secs. 476-481)

Sabitsana v. Muertegui, G.R. No. 181359 Aug. 5, 2013
Chung, Jr. vs. Mondragon, 686 SCRA 112(2012)
Republic vs. Mangotara, 624 SCRA 360 (2010)
Villanueva v. Chiong 554 SCRA 197 (2008)
Bank of Commerce v. Sps. Prudencio San Pablo Jr., 522 SCRA 713 (2007)
Heirs of Diaz v. Virata 498 SCRA 141 (2006)
Evangelista vs. Santiago, 457 SCRA 744(2005)
Robles vs. Court of Appeals, 328 SCRA 97(2000)

13. Recovery of Possession/Ownership

AccionInterdictal
Depra v. Dumlao (1985), supra
AccionPubliciana
Padilla v Velasco, et al, 576 SCRA 219 (2009)
Quinagoran v. CA 531 SCRA 104 (2007)
Madrid v Mapoy, 596 SCRA 14 (2009)
AccionReinvidicatoria
Cutanda v. Cutanda, 335 SCRA 418 (2000)

14. Statute of limitations and laches inapplicable in land registration cases

Republic v. Nillas 512 SCRA 286 (2007)
Sta. Ana v. Menlo, 1 SCRA 1294 (1961)
Ragudo v. Fabella 466 SCRA 136 (2005)

15. Criminal Prosecution

XV. LEGISLATIVE ENACTMENT

RA 9443
Alonso v. Cebu Country Club 375 SCRA 390 (2002)

XVI. RECONSTITUTION OF TITLE

Adez Realty v. CA, 212 SCRA 623 (1992)
Sec. 109, 110 RA 226 Judicial RA 26
Extrajudicial
Administratively RA 6732

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XVII. JURISDICTION
Republic v. Bantique Point Dev’t Corp. GR No. 162322, Mar 4, 2013

XVIII. Non-Registrable Properties

A. Property of Public Dominion
Republic v. Alagad 169 SCRA 455 (1989)

B. Forest lands
Amunategui v. Director 126 SCRA 69 (1983)

C. Watershed, Mangrove Swamps

Director of Forestry v. Villareal 170 SCRA 598 (1989)

D. Mineral Lands
Republic v. CA 160 SCRA 228 (1988)

E. National parks, Military/Naval Reservations

CA 141

F. Foreshore and Reclaimed Land

Republic v. CA and Republic Estate 299 SCRA 199 (1998)

G. Lakes, Navigable Rivers, Creeks

Republic v. CA and Santos 131 SCRA 532 (1984)

H. Reservations for public and Semi-public purposes

Republic v. CA and De Jesus 73 SCRA 146 (1976)

XIX. CADASTRAL REGISTRATION PROCEEDINGS

o Sec. 35-38, PD 1529
Tan Sing Pan v. Republic [149114] 496 SCRA 189 (2006)
Rodil v. Benedicto 95 SCRA 137 (1980)
La Bugal-B’laan Tribal Assn. v. Ramos, 421 SCRA 148

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