DE LA SALLE UNIVERSITY

College of Law

LAND TITLES AND DEEDS

ATTY. ANTHONY B. PERALTA
Class:

Attendance is mandatory and I expect you to be prepared to contribute

to every class discussion. Absence from 25% of classes or more will
bar a student from taking the final exam. Expect to be called at
random.

Evaluation: 40% of the grade is based on a 2-hour final exam. 30% of the grade is
based on participation in class and the remaining 30% is based on
quizzes/short writing assignment.

Course Code
Type of Course
:
Credit
Total Hours
:
Term/Time/Room :
I.

:
LTAD
Regular Course
:
2 units
28 hours
Second Semester 2015-2016

Course Description

Presidential Decree No. 1529 (the Property Registration Decree) finds its origin in the basic
principle of private ownership as conferred and regulated by the crown.
This course seeks to trace the development of land ownership in the country, starting with
the history of land laws, the modes of titling, through judicial proceedings or administrative
legalization, voluntary and involuntary dealings over registered property, and incidents
related thereto.
Class 1
INTRODUCTION
A.

History of Land Laws

Separate Opinions of J. Puno and J. Kapunan in Cruz v. Secretary 347 SCRA 128 (2000)
Owen Lynch, Native Title, Private Right and Tribal Land Law; and Introductory Survey
57 Philippine Law Journal 268 (1982)

B.

The Torrens System

Concept of Torrens System
Torrens Title
Probative Value of Torrens Title
Types of Torrens Titles
Mode of Acquiring Title
Alba v. Dela Cruz 17 Phil 49 (1910)
Legarda v. Saleeby 31 Phil 590 (1915)
Capitol Subdivision, Inc. v. Province of Negros Occidental 7 SCRA 60 (1963)
Separate Opinion of J. Puno in Cruz v. Secretary 347 SCRA 128 (2000)

II.

Constitutional Provisions
A. The Regalian Doctrine

Sec. 2. Art. XII 1987 Constitution

Carino v. Insular Government 41 Phil 935 (1909)
Republic v. Vera, 120 SCRA 210 (1983)
Bureau of Forestry v. Court of Appeals, 153 SCRA 351 (1987)
Sunbeam Convenience Foods, Inc. v. Court of Appeals 181 SCRA 443 (1990)
Republic v. Court of Appeals, 160 SCRA 228 (1998)
Edna Collado v. Court of Appeals G.R. No. 107764, 390 SCRA 124 (2002)
Cruz v. Secretary of Environment 347 SCRA 128 (2000)
(focuses on Separate Opinions discussing Regalian Doctrine)
Chavez v. Public Estates Authority 384 SCRA 152 (2002)
Republic v. Heirs of Felipe Alejaga, Sr. 393 SCRA 361 (2002)
Republic v. Southside Homeowners Association, Inc., 502 SCRA 587 (2006)
Buenaventura v. Republic 517 SCRA 271 (2007)
Class 2
B. Police Power
Oposa v. Factoran, 224 SCRA 792 (1993)
Miners Association v. Factoran, 240 SCRA 100 (1995)
C. Social Justice
Director of Lands v. Funtilar, 142 SCRA 57 (1986)
D.Time Immemorial Possession
Commonwealth Act No. 141, The Public Land Act, 48
Cario v. Insular Government, 41 Phil. 935 I1909)
Exceptions
E. Mining Claims
Reavis v. Fianza, 40 Phil. 1017 (1909)
McDaniel v. Apacible and Cuisia, 42 Phil 749 (1922)
Gold Creek Mining Corp. v. Rodriguez, 66 Phil 259 (1938)
F. Indigenous Peoples Rights
1. 1987 Constitution, Article XI, Article XIII
Isagani Cruz v. Secretary of DENR, 347 SCRA 129 (2000)
2. RA 6657 Comprehensive Agrarian Reform Program, 9
3. RA 7076 Peoples Small-Scale Mining Act, 7
4. RA 7586 National Integrated Protected Areas System, 4, 13
5. RA 7611 Palawan Strategic Environmental Plan, 11
6. RA 7942 Mining Act of 1995, 3,4,16-19
G. Judicial Confirmation of Imperfect Title
1. C.A. No. 141, The Public Land Act, 47-57
2. R.A. 9176, An Act Extending The Period Until December 31, 2020 For The
Filing Of Applications For Administrative Legalization (Free Patent) And Judicial
Confirmation Of Imperfect And Incomplete Titles To Alienable And Disposable
Lands Of The Public Domain, Amending For This Purpose Commonwealth Act
Numbered 141, As Amended, Otherwise Known As The Public Land Act
Susi v. Razon and Director of Lands, 48 Phil 427 (1925)
Oh Cho v. Director of Lands, 75 Phil 890 (1946)
Director of Lands v. IAC & ACME, 146 SCRA 509 (1986)
Republic v. Court of Appeals & Paran, 201 SCRA 1 (1991)
Class 3

Quiz No. 1

B.

Citizenship Requirement

Secs. 2, 7, 8 art. XII, Const.

Krivenko v. Register of Deeds 79 Phil 461 (1947)
Halili V. CA SCRA 465 (1998)
Muller v. Muller 500 SCRA 65 (2006)
Republic v. CA and Lapina 235 SCRA 567 (1994)
Amendments to the Implementing Rules and Regulations of RA 7042 (Foreign
Investments Act of 1991), as Amended by Republic Act No. 8179
C.

Corporations

Sec. 3 Art. XII Const.

Director v. IAC and Acme 146 SCRA 509 (1986)
Chavez v. Public Estates 384 SCRA 152 (2002)
III.

Original Registration
A. The Torrens System
Purpose:
Republic v. Umali, 171 SCRA 647 (1989)
Pino v. CA, 198 SCRA 434 (1991)
B. Nature of Proceedings
Spouses Leburada v. LRA, 287 SCRA 333 (1998)
Heirs of Pedro Lopez v. de Castro 324 SCRA 591 (2000)

Class 4
C. Administration of the Torrens System
Land Registration Authority
1.
E.O. 292, 28-30
2.
P.D. 1529, 4, 6 (2)
The Register of Deeds
3.
P.D. 1529, 9-12
4. Ministerial Character of Duty of Register of Deeds
P.D. 1529, 10
Baranda v. Gustilo, 165 SCRA 757 (1988)
5. When Register of Deeds may Deny Registration
P.D. 1529, 10, 53, 112, 117
Balbin v. Register of Deeds of Ilocos Sur, 28 SCRA 12 (1969)
A. Who may apply
1. Under PD 1529
Sec. 14, PD 1529
Republic v. CA and Tancinco 132 SCRA 514 (1984)
Republic v. CA and Nagult 448 SCRA 442 (2005)
Republic v. Candymaker 492 SCRA 272 (2006)
Domingo v. Landicho 531 SCRA 606 (2007)
Buenaventura v. Republic 517 SCRA 271 (2007)

2.

Under CA 141

Secs. 47-48 CA 141, as amended

Director of Lands v. Dano 96 SCRA 161 (1980)
Republic v. CA 148 SCRA 480 (1987)
Director v. Buyco 216 SCRA 78 (1992)
Republic v. Alconaba 427 SCRA 611 (2004)
Republic v. Manna Properties 450 SCRA 247 (2005)
Republic v. Herbieto 459 SCRA 183 (2005)
Republic v. San Lorenzo 513 SCRA 294 (2007)
Republic v. Munoz 536 SCRA 67 (2007)
Class 5
3.

Under RA 8371

Secs. 12 RA 8371
B.

Form and Contents, Dealings With Land

Sec. 15-22 PD 1529

Divina v. CA 352 SCRA 527 (2001)
Republic v. Vda. De Neri 424 SCRA 676 (2004)
Caolbes, Jr. V. Caolbes-Pantoja 496 SCRA 273 (2006)
Republic v. Munoz 536 SCRA 67 (2007)
C.

Publication, Opposition and Default

Secs. 23-26, PD 1529

Adez Realty v. CA 212 SCRA 625 (1992)
Director v. CA and Abistado 276 SCRA (1997)
Republic v. San Lorenzo 513 SCRA 294 (2007)
Republic v. Herbieto 459 SCRA 183 (2005)

D.

Hearing, Judgment and Decree of Registration

Secs. 27-31 PD 1529

Gomez v. CA 168 SCRA 503 (1988)
Ting v. Heirs of Diego Lirio 518 SCRA 334 (2007)
E.

Remedies

1.

New Trial or Reconsideration

Rule 37 Rules of Court

Samson v. Court of Appeals 141 SCRA 194 (1986)
2.

Relief from Judgment; Relief from Denial of Appeal

Rule 37 Rule of Court

NAPOCOR v. Court of Appeals 218 SCRA 41 (1993)
Bank v. Natividad 458 SCRA 441 (2005)
Class 6
3.

Appeal

Sec. 33 PD 1529
4.

Petition for Review

Sec. 32 PD 1529
Garcia, v. Mendoza 14 SCRA 691(1965)
Soledad de G. Crisologo vs. Court of Appeals, 68 CRA 435 (1975)
Heirs of Roxas v. CA 270 SCRA 309 (1997)
Fil-Estate v. Trono 482 SCRA 578 (2006)
Estate of Yujuico v. Republic 537 SCRA 513 (2007)

5.

Reconveyance

Sec. 96 PD 1529
Article 1465 Civil Code
Marcopper Mining Corporation v. Garcia 143 SCRA 178 (1986)
Municipality of Victorias v. Court of Appeals 149 SCRA 32 (1987)
Esconde v. Barlongay 152 SCRA 603 (1987)
Almarza v. Arguelles 156 SCRA 718 (1987)
Joaquin v. Cojuangco 20 SCRA 769 (1967)
Saludares v. CA 420 SCRA 51 (2004)
Heirs of Sanjorjo v. Heirs of Quijanco 449 SCRA 15 (2005)
Heirs of Concha, Sr. v. Spouses Lumosco 540 SCRA 1 92007)
Heirs of Doronio v. Heirs of Doronio 541 SCRA 508 (2007)
Antonio v. Santos 538 SCRA 1 (2007)
Heirs of Espiritu v. Landrito 520 SCRA 383 (2007)
Class 7

Quiz No. 2

6. Action for Damages

Pino v. Court of Appeals 198 SCRA 434 (1991)
Ingusan v. Reyes 531 SCRA 315 (2007)
7. Action for Reversion
Banguilan v. CA 522 SCRA 644 (2007)
Estate of Yujuico v. Republic 537 SCRA 513 (2007)
Figuracion v. Libi 539 SCRA (2007)
8.

Annulment and Judgment

Rule 47 Rules of Court

9.

Cancellation of Title

Figuracion v. Libi 539 SCRA 50 (2007)

NHA v. Pascual 539 SCRA 102 (2007)
10.

Quieting of Title

Art. 476-481 Civil Code, rule 63, Rules of Civil Procedure

Tan V. Valdehueza 66 SCRA 61 (1975)
Faja V. Court of Appeals, 75 SCRA 441 (1977)
Realty Sales Enterprises V. IAC 154 SCRA 328 (1987)
Gomez V. CA 168 SCRA 503 (1988)

Mamadsul V. Moson 190 SCRA 82 (1990)

11.

Criminal Prosecution

F.

Cadastral Registration Proceedings

Sec. 35-38, PD 1529

Rodil v. Benedicto 95 SCRA 137 (1980)
Tan Sing Pan v. Republic [149114] 496 SCRA 189 (2006)
Class 8
G.

Certificate of Title

Secs. 39-49 PD 1529

Reyes vs. Reyes 17 SCRA 1099 (1966)
Ponce de Leon vs. Rehabilitation Finance Corp. 36 SCRA 289 (1976)
National Grains Authority vs. IAC 157 SCRA 380 (1991)
Indefeasibility
Lepanto Consolidated Mining Company v. Dumyung 89 SCRA 532 (1979)
Caraan v. Court of Appeals 474 SCRA 543 (2005)
Prescription
47, P.D. 1529
Urbano Javier v. Hon. Conception 94 SCRA 212 (1979)
Collateral Attack
Halili vs. CIR, 257 SCRA 174 (1996)
Padcom v. Ortigas 382 SCRA 222 (2002)
Ragudo v. Fabella 466 SCRA 136 (2005)
Fil-Estate v. Trono 482 SCRA 578 (2006)
Erasusta Jr. V. CA 495 SCRA 319 (2006)
Heirs of Diaz v. Virata 498 SCRA 141 (2006)
Republic v. Nillas 512 SCRA 286 (2007)
Class 9
H. Reconstitution of Title
i.
ii.
iii.

iv.

P.D. 1529, 109

R.A. 26, An Act Providing a Special Procedure for the Reconstitution of Torrens
Certificates of Title Lost Or Destroyed
R.A. 6732, An Act Allowing Administrative Reconstitution of Original Copies of
Certificates of Titles Lost or Destroyed Due to Fire, Flood and other Force Majeure,
Amending for the Purpose Section One Hundred Ten of Presidential Decree
Numbered Fifteen Twenty-Nine And Section Five of Republic Act Numbered
Twenty-Six
LRA Circular 13-89
Ocampo v. Garcia 105 Phil. 533 (1959)
Serra v. Court of Appeals 195 SCRA 482 (1991)
Republic v. Court of Appeals and Yupangco 317 SCRA 504 (1999)

v.

Judicial Reconstitution
Severino Manotok v. Heirs of Barque 477 SCRA 339 (2005)

Cabello v. Republic 467 SCRA 330 (2005)

vi.

Administrative Reconstitution
Republic v. Court of Appeals and Antonina Guido 204 SCRA 160 (1991)
Francisco Alonso v. Cebu Country Club 375 SCRA 390 (2002)
IV.

Subsequent Registration

A.

Voluntary Dealings

1.

General Provisions

Secs. 51-56
Gurbax Singh v. Reyes 92 Phil 177 (1952)
Garcia v. CA 95 SCRA 380 (1980)
Fernandez v. CA 189 SCRA 780 (1990)
Abrigo v. De Vera 432 SCRA 544 (2004)
Autocorp v. CA 437 SCRA 678 (2004)
Macadangdang v. Martinez 450 SCRA 363 (2005)
Heirs of Manlapat v. CA 459 SCRA 412 (2005)
Erea v. Querrer-Kauffman 492 SCRA 298 (2006)
Fudot v. Cattleya 533 SCRA 350 (2007)
Pineda v. Arcalas 538 SCRA 596 (2007)
Class 10
2.

Specific Provisions

a.

Conveyances and Transfers

Secs. 57-59, PD 1529

b.

Mortgages and Leases

Secs. 60-63 PD 1529

Joven v. CA 212 SCRA 700 (1992)
c.

Powers of Attorney

Sec. 64 PD 1529
d. Trusts
Sec. 65-68 PD 1529
B.

Involuntary Dealings

1.

General Provisions

Secs. 71, 74-75, PD 1529

Tagaytay-Taal v. CA 273 SCRA 182 (1997)
Blancaflor v. CA 304 SCRA 706 (1999)
Padilla, Jr. v. Philippine Producers 463 SCRA 480 (2005)
2.

Specific Provisions

a.

Attachment

Sec. 69, 72-73 PD 1529

b.

Adverse Claim

Sec. 70 PD 1529
Sajonas v. CA 258 SCRA 79 (1996)
Leonardo v. Maravilla 393 SCRA 156 (2002)
Rodriguez v. CA 495 SCRA 490 (2006)
c. Notice of Lis Pendens
Secs. 76-77 PD 1529
Magdalena Homeowners Association v. CA 184 SCRA 325 (1990)
Dino v. CA 213 SCRA 422 (1992)
Yared v. Tongco 337 SCRA 53 (2000)
Heirs of Eugenio Lopez, Sr. v. Alfredo R. Enriquez 449 SCRA 173 (2005)
Class 11
V.

Quiz No. 3
Registration of Judgments, Orders, Petitions

Secs. 78-92 PD 1529

VI.

Assurance Fund

P.D. 1529, 93-102

Treasurer of the Philippines v. Court of Appeals 153 SCRA 359 (1987)
Torres v. Court of Appeals 186 SCRA 672 (1990)
De Guzman v. National Treasurer of the Phils. 337 SCRA 238 (2000)
VII. Cadastral Proceedings
35 38, P.D. 1529
Director of Lands vs. Benitez 16 SCRA 557 (1960)
Duran vs. Oliva 3 SCRA 154 (1961)
Gabriel vs. CA 159 SCRA 461 (1988)
Widows and Orphans Association Inc., (WIDORA) vs. CA, Ortigas & Co. 201
SCRA 165 (1991)
VIII. Registration of Patents
146-161, 76, P.D. 1529
Class 12
IX.

The Housing and Land Use Regulatory Board (HLURB)

a. Legal Basis:
P.D. 957, Subdivision and Condominium Buyers Protection Decree
P.D. 1344, "Empowering the National Housing Authority to Issue Writs of Execution in
the Enforcement of Its Decisions under Presidential Decree No. 957"
P.D. 1586, Establishing an Environmental Impact Statement System, Including Other
Environmental Management Related Measures and for Other Purposes
i.
E.O. 648, Reorganizing The Human Settlements Regulatory
Commission
ii.
E.O. 90, Creating the HUDCC
iii.
E.O. 71
iv.
E.O. 72
v.
HLURB Administrative Order No. 07-05

vi.

R.A. 9207, National Government Center (NGC) Housing and Land

Utilization Act of 2003."

b.
Jurisdiction
Union Bank of the Phils. v. HLURB, 210 SCRA 558 (1992)
B.P.I. v. ALS Management & Development Corp., 427 SCRA 564 (2004)
Lacson Hermanas, Inc. v. Heirs of Cenon Ignacio, 462 SCRA 290 (2005)
Francel Realty Corp v. Ricardo Sycip, G.R. No. 154684, 469 SCRA 424 (2005)
Sps. Suntay v. Gocolay, G.R. No. 144892, 470 SCRA 627 (2005)
i.

Suspension of HLURB Proceedings

Sps. Sobrejuanite v. ASB Development Corp., 471 SCRA 763 (2005)

c.
Powers and Functions of the HLURB
Iloilo City Zoning Board of Adjustment and Appeals v. Gregato-Abecia
Funeral Homes, Inc., 417 SCRA 337 (2003)
Ignacia Balicas v. Fact-Finding & Intelligence Bureau, Office of the
Ombudsman, 426 SCRA 595 (2004)
X.
a.
b.
c.

Subdivisions and Condominiums

R.A. 4726, The Condominium Act, as amended by R.A. 7899
P.D. 957, Subdivision and Condominium Buyers Protection Decree
HLURB Resolution No. R. 699-01, Amending the Rules and Regulations
Implementing the Subdivision and Condominium Buyers Protective Decree
and Other Related Laws

Twin Towers Condominium Corporation v. Court of Appeals, 398 SCRA 203

(2003)
Far East Bank & Trust Co. v. Arturo Marquez, 420 SCRA 349 (2004)
Gloria Santos Dueas v. Santos Subdivision Homeowners Association, 431
SCRA 76 (2004)
Borbajo v. Hidden View Homeowners, Inc. et al, 450 SCRA 315 (2005)
Luz Yamane v. BA Lepanto Condominium Corp., 474 SCRA 258 (2005)
Class 13
XI.

Sale of Real Estate

a.
Contract of Sale v. Contract of Lease
Pepito Bernardo v. Court of Appeals 332 SCRA 1 (2000)
b.
Contract of Sale v. Contract to Sell
Heirs of Jesus Mascuana v. Court of Appeals 461 SCRA 186 (2005)
Sps. Cruz v. Sps. Fernando 477 SCRA 173 (2005)
c.
Sale with Right to Repurchase
Bayquen v. Balaoro 143 SCRA 412 (1986)
Leal v. Intermediate Appellate Court 155 SCRA 394 (1987)
d.

Sale on Installment

R.A. 6552, Realty Installment Buyer Protection Act

Layug v. Intermediate Appellate Court 167 SCRA 627 (1988)
Development Bank of the Phil. v. Court of Appeals 344 SCRA 492 (2000)
Active Realty & Development Corp. v. Daroya 332 SCRA 152 (2002)
Olympia Housing v. Panasiatic Travel Corp. 395 SCRA 298 (2003)

Bortikey v. AFP Retirement and Separation Benefits System 477 SCRA 511
(2005)

e.
Deed Restrictions and Annotations in Sale or Real Estate
Jose Sangalang v. Intermediate Appellate Court 168 SCRA 634 (1988)
La Vista Association, Inc. v. Court of Appeals 278 SCRA 498 (1997)
Fajardo v. Freedom to Build 337 SCRA 115 (2000)
South Pachem Devt. Corp. v. Court of Appeals 447 SCRA 85 (2004)
f.
Restrictions on Transfer of Ownership
Francisca Arsenal v. Intermediate Appellate Court 143 SCRA 40 (1986)
Roman Catholic Archbishop of Manila v. Court of Appeals 198 SCRA 300 (1991)
g.
Right of Pre-emption and Legal Redemption
Sps. Almendrala v. Sps. Wing On Ngo 471 SCRA 311 (2005)
Aguilar v. Aguilar 478 SCRA 187 (2005)
h.
Double Sales
Gabriel v. Sps. Pablo Mabanta and Escolastica Colobong 399 SCRA 573 (2003)
Sps. Abrigo v. de Vera 432 SCRA 544 (2004)
Sps. Repogia-Ulep v. Court of Appeals 472 SCRA 241 (2005)
San Lorenzo Development Corp. v. Court of Appeals 449 SCRA 99 (2005)
i.
Remedies
Specific Performance: Solid Homes v. Sps. Tan 465 SCRA 137 (2005)
Extrajudicial Rescission: Oliverio Laperal v. Solid Homes, Inc. June 21, 2005
Judicial Rescission: Layug v. IAC 167 SCRA 627 (1988)
Fortunato Santos v. CA 337 SCRA 67 (2000)
Appropriation of Improvements Introduced on Disputed Property:
Gabuya v. Layug 250 SCRA 218 (1995)
Carrascoso v. Court of Appeals 477 SCRA 666 (2005)
Class 14
Final Exams

10