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LAND TITLE AND DEEDS OUTLINE

c. Indefeasibility of title thru


administrative method
- Heirs of Gregorio Tingcovs

WITH CASES
Governing Laws:
1. P.D. 1529 The Property Registration
Decree
2. Civil Code Provisions (Art. 708
711)
3. Torrens System
a. Legal Basis and Nature
b. Purpose and meaning of Torrens
System
- Legarda vs. Saleeby 31 Phil. 590
- Traders Royal Bank vs. CA 315
SCRA 190
- CasimiroDevt Corp vs. Mateo G.R.
No. 175485
c. Administration of the Torrens
System
- Land Registration Authority
- Register of Deeds
MODES OF ACQUIRING TITLES
1. Original Registration under Sec. 14 P.D.
1529who may apply:
a. open, continuous, exclusive and
notorious possession
- Republic vs CA and Corazon Naguit GR
No 144057, January 17,2005
b. By prescription
Heirs of BatiogLacamen vs. Heirs of
Lanian 65 SCRS 605
c. By accretion
- BinalayvsManolo, 195 SCRA374
d. by reclamation
Republic vs. CA 299 SCRA
Chavez vs. PEA AMARI July 9, 2002
2. Judicial Confirmation of Imperfect Title
under C.A. 141
Sec. 2 R.A. 9176
Director of Lands vs. Abairo 90 SCRA
422
Oh Cho vs. Dir. Of Lands 75 Phil. 890
Dir. Of Lands vs. IAC 146 SCRA 509
Republic vs. CA 235 SCRA 567
3.
Cadastral Act 2259
4.
Administrative Method
a. Free Patent, Homestead and Sale
b. Emancipation Patent

Heirs of Jose Alinaias, 168


SCRA198
5. Comprehensive Agrarian Reform
(R.A. 6657)
6. IPRA
Cruz vs. Sec. of Envt G.R. No.
135385.
December 6, 2000 read
separate opinion by Justice Puno
LIMITATIONS ON LAND OWNERSHIP
BY CORPORATIONS
NON REGISTRABLE PROPERTIES
Bureau of Forestry vs. CA 153 SCRA
351
Republic vs. Vera 120 SCRA 210
Republic vs. Heirs of Alejaga 393 SCRA
361
Republic vs. Southside Homeowners
Asso. Sept. 22, 2006

STEPS IN ORIGINAL
REGISTRATIONOF TITLE
1. Survey
- Director of Lands vs. Reyes, et al,
2.

3.
4.
5.
6.

7.

68 SCRA 177 -182


Application
- Divina vs. CA 352 SCRA
- D of L vs. Tesalona 236 SCRA
Setting the Date of Initial Hearing
Transmittal of the Order of the
Court to the LRA
Preparation and Issuance of the
Notice of Initial Hearing
Publication, registered mail and
posting (Sec 3, Pd 1529)
- Director of Lands vs. CA 276
SCRA 276-287
- Francisco vs. CA 97 SCRA 22
Opposition
- Albano vs. CA 362 SCRA
- City of Davao vs. MonteverdeConsuji 357 SCRA
- Yabut Lee vs. Punzalan 99 SCRA
567

8. Initial Hearing and Presentation of


Evidence
- PNB vs. ICB 199 SCRA 508
- Ignacio vs. CA 245 SCRA
- Gonzaga vs CA 327 SCRA
- Republic vs CA and Lapia, 235
SCRA 567
- Republic vs CA 155 SCRA 344
- Santiago vs. SBMA Nov. 20, 2006
9. Judgment and Decree of
Registration of land issued by LRA
- Laburadavs LRA 286 SCRA
- Navarro vs D of L 5 SCRA834
10. Original Certificate of Title
CHARACTERISTICS OF TORRENS

the whole world.


Calalangvs ROD of Quezon City, 208
SCRA 215,
People vsPacificador, 354 SCRA 310
- No one can plead ignorance of the
registration.
Egaovs CA, 174 SCRA 484,
Jacob vs CA, 244 SCRA 189
A torrens title bars all prior claims
not registered.
PD 1529 , Sec 44;
Republic vsUmali 171 SCRA 647

SYSTEM
Best Evidence of Ownership
- A Torrens Certificate of Title is the
bestevidence of ownership of the land
described therein.
Vilanuevavs CA, 198 SCRA 482
Chingvs CA, 181 SCRA 9,
Heirs of George Bofillvs CA, 237 SCRA
451
Halilivs National Labor Relations
Commissions, 257 SCRA 174
Lee Tek Sheng vs CA, 292 SCRA 544
Notice to the Whole World
- A Torrens title gives notice to the
whole world
- Torrens title binds the whole world.
Egaovs CA, 174 SCRA 484
National Grains Authority vs IAC, 157
SCRA 380
Chingvs Malaya, 153 SCRA 412
People vs Reyes, 175 SCRA 597
- The issuance of certificate of title is a
constructive notice thereof to all
persons.
Serna vs CA, 308 SCRA 527, 529
- Registration of a deed sale in the
Registry

constitutesconstructive notice thereof to

of

Deeds

PD 1529 Sec 44 and 46,


Republic vsUmali 171 SCRA 647,
Felix Gochan and Sons Realty Corp
vsCaada, 165 SCRA 207;
Ferre-Lopez vs CA 150 SCRA 393;
Curegvs IAC, 177 SCRA 313,
Indefeasibility:
A Torrens certificate of title serves as
evidence of an indefeasible title to the
property in favor of the person whose
names appear therein.
Republic vs CA, 204 SCRA 160,
Muycovs CA, 204 SCRA 358,
Jacob vs CA, 266 SCRA189
PD 1529, Sec 32
Calalang vs. Register of Deeds of
Quezon City, 208 SCRA 215
Jacob vs Court of Appeals, 224 SCRA
189
Trinidad vs IAC, 204 SCRA 524
TiradovsSevilla, 188 SCRA 321
Cagayan de Oro City Landless
Residents Association, Inc, vs CA, 254
SCRA 220
Republic vs CA, 204 SCRA 160
Muycovs CA, 204 SCRA 358
Ortegas vs. Hidalgo, 198 SCRA 635
Republic vs De Guzman, 326 SCRA 267
Heirs of Simplicio Santiago vs Heirs of
Mariano E. Santiago, 404 SCRA 193

Feliciano vs. Spouses Zaldivar


September 26, 2006
Torrens title is imprescriptible
PD 1529, Sec 47;
Vda.de Villanueva vs CA, 351 SCRA 12
PD 1529, Sec 17
Jacob vs. CA, 224 SCRA 198
Caia vs. CA, 239 SCRA 252
Rivera vs. CA, 244 SCRA 218
Bishop vs CA, 208 SCRA 636
Ruveravs CA, 244 SCRA 218
J.M. Tuason and Co., Inc. vs CA, 93
SCRA 146
Egaovs CA, 174 SCRA 484
Claudel vs. CA, 199 SCRA 133
Jacob vs. CA, 224 SCRA 198
Caia vs. CA, 239 SCRA 252
Vda.de Villanueva vs CA, 351 SCRA 12
Integrity of Titles
Not subject to collateral attack
PD. 1529. Sec. 48;
National Grains Authority vs IAC, 157
SCRA 380;
Tan vs. Philippines Banking Corp., 355
SCRA 292;
Windows and Orphans Association, Inc.
vs CA, 201 SCRA 165;
Toyota Motor Phils. Corp vs CA, 216
SCRA236
Presumption that title is regular and
valid
SalaovsSalao, 70 SCRA 65,
Ching vs. Malaya, 153SCRA 412;
Ofrecio vs. Lising, 159 SCRA 366,
Republic vs. Umali, 171 SCRA 647;
People vs. Reyes, 175 SCRA 597,
Bishop vs. CA, 208 SCRA 636
Reliance on Title
Halilivs Court of Industrial Relations,
257 SCRA 174;
Khovs CA, 214 SCRA 329;
Legardavs CA, 208 SCRA 642; Ibarra
vs. Ibarra, Sr, 156 SCRa 616
Sandoval vs CA, 260, SCRA 283

State Investment House, Inc. vs CA,


254 SCRA 368
Luz vsManipon, 381 SCRA 788
Exception:
Domingo vs.Roces, 401 SCRA 197
Erasusta vs. CA July 17, 2006
Effect of Fraudulent Registration
Pajarillovs IAC, 176 SCRA 340
Walstrom vs. Mapa, Jr., 181 SCRA 431
Philippine Commercial &Industrial
Bank vsVillalva, 48 SCRA 31
Adille vs. CA, 157 SCRA 672
Effect of Forgery
PD 1529 Sec 23
Torres vs CA, 186 SCRA 672
Effect of Loss:
Legardavs CA, 280 SCRA 642;
Cabuhatvs CA, 366 SCRA 176;
Tomas vs. Tomas, 98 SCRA280; Traders
Royal Bank vs. CA, 315 SCRA 190
Baltazar vs. CA, 168 SCRA 354;
Torres vs CA, 186 SCRA672
Double titles;
Garcia vs CA, 95 SCRA 380
Angeles vs Sec of Justice G. R. No.
142549

Title from void titles are also void


De Santos vs IAC, 157 SCRA 295
Calalangvs Register of Deeds of Quezon
City, 231 SCRA 88
Mathayvs CA, 295 SCRA 556
REMEDIES OF PERSONS AGGRIEVED
IN LAND REGISTRATION
PROCEEDINGS
Francisco vs. Puno 108 SCRA 427
Serna vs. Fontanilla 307 SCRA
Villanueva-Mijares vs. CA 330 SCRA
VOLUNTARY DEALINGS

DBP vs RD of Nueva Ecija, 162 SCRA


450
Chu SrvsBenelda Estate Dev. Corp, 353
SCRA 424
Power and Ind.Corp.vs CA, 274 SCRA
59
Republic vs CA 281, SCRA 639
Fule vs. Legare 7 SCRA 351
Dela Merced vs. GSIS 365 SCRA 1
Egeo vs. CA 174 SCRA 484

INVOLUNTARY DEALINGS
Sajonasvs CA, 258 SCRA 79
ViewmastervsMaulit, GR 136283, Feb
29, 2000
Diaz-Duarte vs. Ong 298 SCRA 388
Heirs of Marasigan vs. IAC 152 SCRA
253