HEIRS OF VENCILAO, SR. V.

COURT OF APPEALS
288 SCRA 574

FACTS:
Petitioners sought the quieting of title, recovery of possession and ownership over a parcel of
land. They allege that they are the rightful owners, having inherited the land from their
father. The private respondents contend on the other hand that they are the rightful owners, getting
rightful ownership from buying the land through a public auction by PNB. The trial court held in favor
of the petitioners while the CA reversed the decision.

HELD:
1. The rule is settled that prescription doesnt run against registered landa title, once registered,
cannot be defeated even by adverse, open and notorious possession.
2. In order that an action for recovery of ownership of real property may prosper, the person who
claims that he has a better right to it must prove not only his ownership of the same but also
satisfactorily prove the identity thereof.
3. As a general rule, where the certificate of title is in the name of the vendor when the land is
sold, the vendee for value has the right to rely on what appears on the face of the title though, by
way of exception, the vendee is required to make the necessary inquiries if there is anything in the
certificate of title which indicate any cloud or vice in the ownership of the property.
4. Identity of the land doctrine