Land,

 Titles,  and  Deeds  

 
I. Land  Registration  in  the  Philippines  
 
A. History  
 
1521  –  1898  (Spanish  Colonization)  
-­‐ Introduce  the  Regalian  Doctrine.  
“All  lands  of  the  public  domain,  waters,  minerals,  coal,  petroleum,  and  other  mineral  oils,  all  forces  of  potential  energy,  
fisheries,   forests   or   timber,   wildlife,   flora   and   fauna,   and   other   natural   resources   are   owned   by   the   State.   With   the  
exception   of   agricultural   lands,   all   other   natural   resources   shall   not   be   alienated.”   –   Art.   XII,   Sec.   2   of   the   1987  
Constitution  
 
Regalian  Doctrine  was  introduced  in  the  Law  of  Lands  (?)  
1. Spanish  Mortgage  Law  –  registration  of  Titles  
2. Maura  Law  –  compulsory  registration  
 
Under  US  Colonization  
 
Philippine  Commonwealth  acts  as  legislative  body  in  the  Philippines  
 
Philippine  Bill  of  1902  
a. All  land  is  placed  under  the  Government  of  the  Philippines  
b. Allows  the  government  to  enact  laws  disposing  public  lands  (e.g.  sales  of  public  lands  (?),  judicial  confirmation  of  title)  
 
Laws  Enacted  under  the  Philippine  Bill  of  1902:  
1. Land  Registration  Law  (Act  No.  496,  February  1,  1903)  
a. Torrens  System  
“A  system  for  registration  of  land  under  which,  upon  the  landowner’s  application,  the  court  may,  after  appropriate  
proceedings,  direct  the  issuance  of  a  certificate  of  title.”  
“Generally,   the   Torrens   system   refers   to   the   system   of   registration   transactions   (?)   with   interest   in   land   whose  
object   is,   under   governmental   authority,   to   establish   and   certify   to   the   ownership   of   an   absolute   and   indefeasible  
title  to  reality,  and  to  simplify  its  transfer.”  
• as  the  scheme  in  registration  of  land  
• named  after  Sir  Robert  Torrens  (1857)  
• Register  of  Deeds  (ROD)  
b. Allowed  the  Judicial  Confirmation  of  Imperfect  Title  (JCIT)  
c. Created  the  Court  of  Land  Registration  and  Registry  of  Deeds  
2. First  Public  Land  Act  (Act  No.  926,  October  7,  1903)  
“Voluntary  Registration”  
a. Allowed  judicial  and  administrative  confirmation  of  imperfect  title  
b. Introduced  homestead  patent  
c. Sale  and  Lease  
3. Cadastral  Law  (Act  No.  2259,  February  13,  1913)  
“It  is  a  compulsory  registration  of  lands  initiated  by  the  government”  
4. Act  No.  2347,  July  1914  
“It   created   the   Court   of   First   Instance   (CFI)   and   General   Land   Registration   Office   (GLRO),   which,   under   it,   is   the  
Registry  of  Deeds  (ROD)  
5. Second  Public  Land  Act  (Act  No.  2847,  1919)  
“It  limited  the  registration  to  Filipino  Citizens  and  Agricultural  Lands”  
 
Laws  Enacted  under  the  1935  Constitution:  
1. Public  Land  Act  (Act  No.  441,  December  1,  1936)  
“It  is  the  general  law  to  be  applied  in  the  registration  of  land.  
2. RA  1151,  1957  
“Abolished  GLRO  and  created  the  Land  Registration  Commission  (LRC)  
3. PD  892,  1976  
“Disallowed  the  use  of  Spanish  Title  as  evidence  of  ownership.”  
4. Property  Registration  Decree  (PD  1529,  June  11,  1978)  
“Original  Land  Registration  Decree  (OLR)  
 Reviewer     1  
Land,  Titles,  and  Deeds  
   
 5. EO  469,  1981  
“NLTDRA”  
6. Memorandum  Circulars,  September  30,  1988)  
“Land  Registration  Authority  (LRA)  
• It   is   the   agency   of   the   government   charged   with   the   efficient   execution   of   the   laws   relative   to   the   registration  
of  lands,  and  is  under  the  executive  supervision  of  the  Department  of  Justice.  The  authority  is  headed  by  an  
administrator  and  is  assisted  by  two  deputy  administrators,  all  of  whom  are  appointed  by  the  President  of  the  
Philippines  upon  recommendation  of  the  Secretary  of  Justice.  
• Functions  of  the  Authority:  
o Extend   speedy   and   effective   assistance   to   the   Department   of   Agrarian   Reform   (DAR),   the   Land   Bank,  
and  other  agencies  in  the  implementation  of  the  land  reform  program  of  the  government.  
o Extend  assistance  to  courts  in  ordinary  and  cadastral  registration  proceedings;  and  
o Re(?):   the   central   repository   of   records   (CRR)   relative   to   original   registration   of   lands   titled   under  
the  Torrens  System,  including  subdivision  and  consolidation  plans  of  titled  lands.  
 
Register  of  Deeds  (ROD)  
  The  officer  of  the  Register  of  Deeds  constitutes  a  public  repository  of  records  of  instruments  affecting  registered  or  
unregistered  land  and  chattel  mortgages  in  the  province  or  city  wherein  such  office  is  situated.  
 
Ministerial  Character  of  Duty  to  Register  Instrument  
 
Sec.  10  of  PD  1529  
“It   shall   be   the   duty   of   the   Register   of   Deeds   to   immediately   register   an   instrument   presented   for   registration   dealing  
with  real  or  personal  property  which  complies  with  all  the  requisites  for  registration.  He  shall  see  to  it  that  said  instrument  
bears  the  proper  documentary  and  science  stamps  that  the  same  are  properly  cancelled.  If  the  instrument  is  not  registrable,  he  
shall   forthwith   deny   registration   thereof   and   inform   the   presentor   of   such   denial   in   writing,   stating   the   ground   or   reason  
therefor,  and  advising  him  of  his  right  to  appeal  by  consulta  in  accordance  with  Section  117  of  this  Decree.”  
 
B. Purpose  of  Land  Registration  
1. To   avoid   possible   conflicts   of   title   in   and   to   real   property,   quiet   title   of   land,   to   put   a   stop   forever   to   any   question  
of  the  legality  of  the  title.  
2. To   facilitate   transactions   relative   thereto   by   giving   the   public   the   right   to   rely   upon   the   face   of   the   Torrens  
certificate   of   title   and   to   dispense   with   the   need   of   inquiring   further,   except   when   the   party   concerned   has   actual  
knowledge  of  facts  and  circumstances  that  should  impel  a  reasonable  cautious  man  to  make  such  further  inquiry.  
3. To  protect  the  owner  of  the  land  from  acquisitive  prescription.  
 
C. Lands  Capable  of  Being  Registered;  Non-­‐Registrable  Properties  
 
Classification  of  Lands  
1. Under  the  Constitution  
a. Alienable  and  Disposable  Lands  of  Public  Domain  
i. Agricultural  
ii. Industrial,  Commercial,  and  Residential  
iii. Education  and  Charitable  Purposes  
iv. Reservation  for  town  sites  and  for  public  and  quasi-­‐public  purpose  
b. Forest  
c. Mineral  
2. Under  the  Civil  Code  
a. State  
i. Public  Dominion  (land  which  are  for  public  use,  public  service,  and  development  of  the  national  wealth)  
ii. Patrimonial  Property  
b. Private  Property  
 
Lands  Capable  of  Being  Registered:  
1. Private  Land  
2. Public  agricultural  land  to  which  claimants  have  acquired  imperfect  or  incomplete  title  within  the  contemplation  of  
Sec.  48  of  Commonwealth  Act  No.  141  
3. Disposable   public   lands   to   which   no   one   has   acquired   imperfect   title   disposed   by   homestead,   administrative  
legislation  (free  patent),  sale,  donation,  exchange,  and  lease.  
 
 Reviewer     2  
Land,  Titles,  and  Deeds  
   
Non-­‐Registrable  Properties  
1. Those  devoted  to  general  public  use  
2. Those  devoted  to  public  service  and  for  development  of  national  wealth  
3. Forest  or  timberlands,  public  forest,  forest  reserves  
4. Mangrove  swamps  
5. Mineral  lands  
6. Foreshore  land  and  seashore  
7. Navigable  rivers,  streams  and  creeks  
8. Lakes  
9. Military  reservations  
10. Other  kinds  of  reservations  (Townsites  Reservation)  
11. Watershed  
12. Grazing  lands  
13. Previously  Titled  Lands  
14. Alluvial  deposit  along  river  when  man-­‐made  
 
II. Land  Registration  Proceedings  
-­‐ it  is  an  action  in  rem,  which  will  bind  third  persons  and  a  notice  to  the  whole  world.  
 
A. Judicial  Mode  
 
1. Kinds  
1.1 Original  Land  Registration  (OLR)  
 
Section  14  PD  1529  
 
Who  may  apply?  
The  following  persons  may  file  in  the  proper  Court  of  First  Instance  (CFI)  an  application  for  registration  of  title  to  
land,  whether  personally  or  through  their  duly  authorized  representatives:  
 
(1) Those  who  by  themselves  or  through  their  predecessors-­‐in-­‐interest  
have  been  in  open,  continuous,  exclusive,  and  notorious  possession  and  occupation  (OCEN  poss.  &  occ.)  
of  alienable  and  disposable  land  of  the  public  domain  
under  a  bona  fide  claim  of  ownership  (good  faith)  
since  June  12,  1945,  or  earlier  
 
Case:  Republic  vs  CA  –Naguit  Case  
 
  The  more  reasonable  interpretation  of  Section  14(1)  is  that  it  merely  requires  the  property  sought  to  be  registered  as  
already   alienable   and   disposable   at   the   time   the   application   for   registration   of   title   is   filed.   If   the   state,   at   the   time   the  
application  is  made,  has  not  yet  deemed  it  proper  to  release  the  property  for  alienation  or  disposition,  the  presumption  is  that  
the   government   is   still   reserving   the   right   to   utilize   the   property,   hence,   the   need   to   preserve   its   ownership   in   the   state,  
irrespective  of  the  length  of  adverse  possession  even  if  in  good  faith.  However,  if  the  property  has  already  been  classified  as  
alienable  and  disposable,  as  it  is  in  this  case,  then  there  is  already  an  intention  on  the  part  of  the  State  to  abdicate  its   exclusive  
prerogative  over  the  property.  
 
  To   prove   that   the   land   subject   of   an   application   for   registration   is   alienable,   an   applicant   must   establish   the   existence  
of   a   positive   act   of   the   government   such   as   a   presidential   proclamation   or   an   executive   order;   an   administrative   action;  
investigation  reports  of  Bureau  of  Lands  investigators;  and  a  legislative  act  or  a  statute.  
 
  VESTED  RIGHT  
    Where  the  applicant  had  already  fulfilled  all  the  required  requisites  to  register  the  land  or  his  name;  simply  
stated,  he  already  acquired  vested  right  over  the  land,  he  may  still  register  title  under  the  Torrens  System  though  the  subject  
land  was  subsequently  classified  as  forest  land.  
 
 
 
 
 
 
 Reviewer     3  
Land,  Titles,  and  Deeds  
   
 (2) Those  who  have  acquired  ownership  of  private  lands  by  prescription  under  the  provision  of  existing  laws.  
 
Case:  Heirs  of  Malabanan  vs  Republic  
 
  Prescription   is   one   of   the   modes   of   acquiring   ownership   under   the   Civil   Code.   There   is   a   consistent   jurisprudential  
rule  that  properties  classified  as  alienable  public  land  may  be  converted  into  private  property  by  reason  of  open,  continuous,  
and  exclusive  possession  of  at  least  30  years.  With  such  conversion,  such  property  may  now  fall  within  the  contemplation  of  
“private   lands”   under   Section   14(2),   and   thus   susceptible   to   registration   by   those   who   have   acquired   ownership   through  
prescription.   Thus,   even   if   possession   of   alienable   public   land   commenced   on   a   date   later   than   June   12,   1945,   and   such  
possession  had  been  open,  continuous,  and  exclusive,  then  the  possessor  may  have  the  right  to  register  the  land  by  virtue  of  
Section  14(2)  of  PD  1529.  
 
Property  of  the  State  or  any  of  its  subdivisions  not  patrimonial  in  character  shall  not  be  the  object  of  prescription.  
 
It   is   clear   under   the   Civil   Code   that   where   lands   of   public   domain   are   patrimonial   in   character,   they   are   susceptible   to  
acquisitive  prescription.  
 
*Ownership  of  real  property  may  be  acquired  by:  
1. Ordinary  prescription  of  10  years,  which  requires  ?  
2. Extraordinary  prescription  of  30  years  ?  
 
(3) Those   who   have   acquired   ownership   of   private   lands   or   abandoned   river   beds   by   right   of   accession   or  
accretion  under  the  existing  laws.  
(4) Those  who  have  acquired  ownership  of  land  in  any  other  manner  provided  for  by  law.  
 
Where  the  land  is  owned  in  common,  all  the  co-­‐owners  shall  file  the  application  jointly.  
 
Where   the   land   has   been   sold   under   pacto   de   retro,   the   vendor   a   retro   may   file   an   application   for   the   original  
registration  of  the  land,  provided,  however,  that  should  the  period  for  redemption  expire  during  the  pendency  of  the  
registration   proceedings   and   ownership   to   the   property   consolidated   in   the   vendee   a   retro,   the   latter   shall   be  
substituted  for  the  applicant  and  may  continue  the  proceedings.  
 
 
1.2 Judicial  Confirmation  of  Imperfect  or  Incomplete  Titles  (JCIT)  
 
The  applicant  must  prove  that:  
a. the  land  is  alienable  and  disposable  public  land  and  
b. his   possession   and   occupation   must   be   in   the   manner   and   for   the   period   prescribed   by   law,   or   since   June  
12,  1945.  
 
Applicable  provisions;  amendments  
1. Sec.  48,  Public  Land  Act,  original  provision  
“in  bona  fide  possession  since  July  26,  1894”  
2. RA  1942,  June  22  1957  
“shortened  the  period  of  possession  to  at  least  thirty  years  immediately  preceding  the  filing  of  the  application”  
3. RA  3872,  June  18,  1964  
“added  a  new  section  recognizing  rights  of  cultural  minorities  to  be  entitled  to  the  same  rights  granted…  suitable  to  
agriculture,  whether  disposable  or  not,  bona  fide  claim  of  ownership  for  at  least  30  years”  
4. PD  1073,  January  25,  1977  
“has  reverted  period  of  possession  to  June  12,  1945”  
5. RA  9176,  November  13,  2002  
“The  latest  extension  of  the  period    -­‐  up  to  December  31,  2020  -­‐  in  order  to  register  
 
Who  may  apply?  
1. Filipino  Citizens  
2. Aliens  
a. Natural   born   citizens   of   the   Philippines   who   have   lost   their   Philippine   Citizenship,   who   have   acquired  
disposable  and  alienable  lands  of  the  public  domain  from  Filipino  Citizens  who  had  possession  over  the  same  
in  the  same  manner  and  for  the  same  length  of  time  indicated  therein.  

 Reviewer     4  
Land,  Titles,  and  Deeds  
   
 Limitation:  can  only  acquire  up  to  5000  sq.  m  in  urban  areas  and  3  hecatres  in  rural  areas  for  commercial  and  
industrial;  and  1000  sq.  m  in  urban  areas  and  1  hectare  in  rural  areas  for  residential.  
b. Succession  –  compulsory  heir  
c. Aliens  who  has  acquired  the  land  before  the  effectivity  of  the  1935  constitution  (Nov.  15  (?),  1935)  
d. Aliens  who  were  Filipino  at  the  time  of  acquisition  
3. Private  Corporations  or  Associations  
a. Those   which   acquired   lands,   formerly   part   of   the   alienable   and   disposable   lands   of   public   domain,   from  
Filipino  Citizens  who  had  possessed  the  same  in  the  manner  and  or  the  length  of  time  indicated  therein  
b. Those  which  acquired  the  lands  before  the  effectivity  of  the  1973  constitution  (Oct.  16,  17,  18  (?),  1973)  
-­‐ the   constitutional   prohibition   do   not   apply   to   public   lands   already   converted   into   private   ownership   by   natural  
persons  under  the  provisions  of  the  Public  Act.  
-­‐ Technically,  the  private  corporation  will  just  resell  the  property  to  Filipino  citizens  for  registration  then  back  to  the  
corporation.  
 
Non-­‐Resident  Applicant.  If  the  applicant  is  not  a  resident  of  the  Philippines,  he  shall  file  with  his  application  an  instrument  in  
due  form  appointing  an  agent  or  representative  residing  in  the  Philippines,  giving  his  full  name  and  postal  address,  and  shall  
therein  agree  that  the  service  of  any  legal  process  in  the  proceedings  under  or  growing  out  of  the  application  made  upon  his  
agent   or   representative   shall   be   of   the   same   legal   effect   as   if   made   upon   the   applicant   with   the   Philippines,   the   applicant   shall  
forthwith  make  another  appointment  for  the  substitute,  and,  if  he  fails  to  do  so,  the  court  may  dismiss  the  application.  
 
Reclaimed  Lands.  It  does  not  automatically  become  alienable  and  disposable;  there  must  be  first  an  express  classification  from  
the  government.  
Exception:  if  a  private  individual  or  entity  who  conducted  the  reclamation  under  BOT  (build,  operate,  transfer)  contract,  the  
property  becomes  a  patrimonial  property  of  the  state.  
 
1.3 Cadastral  Proceedings  
 
It  is  a  compulsory  registration  of  lands  initiated  by  the  government.  It  is  when  in  the  opinion  of  the  President  of  the  Philippines  
that  public  interest  so  requires  that  title  to  any  unregistered  lands  be  settled  and  adjudicated.  
 
2. Jurisdiction  
 
A. Exclusive  Jurisdiction  
Regional  Trial  Court  (RTC)  have  exclusive  jurisdiction  over  all  applications  for  original  registration  of  title  to  lands,  
including   improvements   and   interests   therein,   and   over   all   petitions   filed   after   original   registration   of   title,   with  
power  to  hear  and  determine  all  questions  arising  upon  such  applications  or  petitions.  (PD  1529)  
 
B. Delegated  Jurisdiction  
MeTc,   MTC,   and   MCTC   may   be   assigned   by   the   SC   to   hear   and   determine   cadastral   and   land   registration   cases  
covering  lots  where:  
a. There  is  no  controversy  or  opposition  or  contested  lots  
b. The  value  of  land  does  not  exceed  P100000.00  (BP  129  Judiciary  Reorganization  Act  of  1980  as  amended  by  
RA  7691)  
 
3.  Procedure  from  filing  of  application  until  judgment  
 
Petition  must  be  notarized  
 
As  provided  in  Sec.  15  of  PD  1529,  the  application  for  land  registration  shall  be  in  writing,  signed  by  the  applicant  or  the  
person  duly  authorized  in  his  behalf,  and  sworn  to  before  any  officer  authorized  to  administer  oaths  for  the  province  or  city  
where  the  application  was  actually  signed.  If  there  is  more  than  one  applicant,  the  application  shall  be  signed  and  sworn  to  by  
and  in  behalf  of  each.  
 
Document  as  annexes  
 
1. SURVEY  PLAN  it  may  be  on  tracing  cloth,  blue  print,  or  white  print  as  long  as  it  is  a  clear,  convincing,  and  strong  
evidence  
2. TECHNICAL  DESCRIPTION  OF  LOT  duly  certified  by  the  Regional  Technical  Director  (RTD)  
3. Certificate  from  geodetic  engineers  
4. Tax  declaration  or  certificate  of  assessment  
 Reviewer     5  
Land,  Titles,  and  Deeds  
   
 5. Muniments  of  title  
 
Notice  of  initial  hearing  
 
OLR/JCIT   CADASTRAL  
(Voluntary)   (Involuntary,  Government  Initiates)  
PD   1529   Section   23.   Notice   of   initial   hearing,   Act   No.   2259.   The   notice   of   initial   hearing   is  
publication,  etc.   addressed  to  all  individual  person  appearing  to  
The  Court  shall,  within  5  days  from  filing  of  the   have   an   interest   in   the   lands   involved   and   the  
application,   issue   an   order   setting   the   date   and   adjoining   owners   so   far   as   known,   and   to   all  
hour   of   the   initial   hearing   which   shall   not   be   whom  it  may  concern.  
earlier   than   forty-­‐five   days   nor   later   than    
ninety  days  from  the  date  of  the  order.   Absent   specific   provisions   in   PD   1529  
  governing   notice   of   the   initial   hearing   of   the  
The   public   shall   be   given   notice   of   the   initial   petition  in  Cadastral  proceedings,  the  pertinent  
hearing  of  the  application  for  land  registration   provisions   of   the   Cadastral   Act,   which   are   not  
by   means   of   (1)   publication;   (2)   mailing;   and   inconsistent   with   said   decree,   should   be  
(3)  posting.   applied.  
   
1. By  publication   1. By  publication  
Upon  receipt  of  the  order  of  the  court   Sec.7.  Upon  receipt  of  the  order  of  the  
setting  the  time  for  initial  hearing,  the   court   setting   the   time   for   initial  
Commissioner   of   Land   Registration   hearing   of   the   petition   of   the  
shall   cause   notice   of   initial   hearing   to   Administrator   of   the   LRA   shall   cause  
be   published   once   in   the   official   notice  thereof  to  be  published  twice,  in  
gazette   and   once   in   a   newspaper   of   successive   issues   of   the   official  
general  circulation  in  the  Philippines:   gazette,  in  English  language.  
Provided,   however,   that   the  
publication  in  the  official  gazette  shall  
be   sufficient   to   confer   jurisdiction  
upon  the  court.  
Purpose  of  publication:  
a. to  confer  jurisdiction  over  the  land  applied  for  upon  the  court,  and  
b. to  charge  the  whole  world  with  knowledge  of  the  application  of  the  land  involved,  and  
invite  them  to  take  part  in  the  case  and  assert  and  prove  their  rights  over  the  property  
subject  thereof.  
Publication   over   bigger   lot:   as   if   no   publication   at   all   and   it   confers   no   jurisdiction   over   the  
court;  
Publication  over  smaller  lot:  it  confers  jurisdiction  only  up  to  the  smaller  lot  published.  
Exception:  Bonin  Case  –  wherein  the  unpublished  lot  is  immaterial  therefore  the  court  acquires  
jurisdiction  even  to  the  unpublished  area.  
2. By  mailing  
a. Mailing  of  notice  to  persons  named  in  the  application.  
The   commissioner   of   LRA   shall   also,   within   7   days   after   publication   of   said   notice   in  
the   official   gazette,   as   hereinbefore   provided,   cause   a   copy   of   the   notice   of   initial  
hearing  to  be  mailed  to  every  person  named  in  the  notice  whose  address  is  known.  
b. Mailing   of   notice   to   the   secretary   of   public   highways,   the   provincial   governor,   and  
the  mayor.  
If   the   applicant   requests   to   have   the   line   of   a   public   way   or   road   determined,   the  
Commissioner   of   LRA   shall   cause   a   copy   of   said   notice   of   initial   hearing   to   be   mailed  
to  the  secretary  of  public  highways,  to  the  provincial  governor,  and  to  the  mayor  of  
the  municipality  or  city,  as  the  case  may  be,  in  which  the  land  lies.  
c. Mailing   of   notice   to   the   secretary   of   agrarian   reform,   the   solicitor   general,   the  
director   of   lands,   the   director   of   public   works,   the   director   of   forest   development,  
the  director  of  mines,  and  the  director  of  fisheries  and  aquatic  resources.  
If   the   land   borders   on   a   river,   navigable   stream   or   shore,   or   on   an   arm   of   the   sea  
where   a   river   or   harbor   line   has   been   established,   or   on   a   lake,   or   if   otherwise  
appears  from  the  application  or  the  proceedings  that  a  tenant-­‐farmer  or  the  national  
government   may   have   a   claim   adverse   to   that   of   the   applicant,   notice   of   the   initial  
hearing  shall  be  given  in  the  same  manner  to  the  secretary  of  agrarian  reform,  the  
 Reviewer     6  
Land,  Titles,  and  Deeds  
   
 solicitor  general,  the  director  of  lands,  the  director  of  mines,  and/or  the  director  of  
fisheries  and  aquatic  resources,  as  may  be  appropriate.  
3. By  posting  
The   commissioner   of   LRA   shall   also   cause   a   duly   attested   copy   of   the   notice   of   initial  
hearing  to  be  posted  by  the  sheriff  of  the  province  or  city,  as  the  case  may  be,  or  by  his  
deputy,  in  a  conspicuous  place  on  each  parcel  of  land  included  in  the  application  and  also  
in   a   conspicuous   place   on   the   bulletin   board   of   the   municipal   building   of   the  
municipality   or   city   in   which   the   land   or   portion   thereof   is   situated,   14   days   at   least  
before  the  date  of  initial  hearing.  
The  court  may  also  case  notice  to  be  served  to  such  other  persons  and  in  such  manner  as  
it  may  deem  proper.  
 
PD  1529  Section  24.  Proof  of  publication  and  notice.  
The   certification   of   the   commissioner   of   LRA   (now   administrator   of   LRA;   ALRA)   and   of   the   sheriff   concerned   to   the   effect   that  
the   notice   of   initial   hearing,   as   required   by   law,   has   been   complied   with   shall   be   filed   in   the   case   before   the   date   of   initial  
hearing,  and  shall  be  conclusive  proof  of  such  fact.  
 
Proof  of  Publication  –  certification  from  ALRA  
 
Proof  of  Mailing  –  certification  from  ALRA;  and  
 
Proof  of  Posting  –  certification  from  sheriff.  
 
Exception:   Such   certification   cannot,   however,   be   conclusive   proof   of   the   fact   of   publication   and/or   posting,   if   the   certification  
is  made  even:  
1. Prior  to  the  actual  publication  of  the  notice  or  release  for  circulation  of  the  official  gazette;  or  
2. Prior  to  the  completion  of  the  14-­‐day  period  of  actual  posting  of  such  notice.  
 
PD  1529  Section  19.  Amendments.  
Amendments  to  the  application  including  _____________  substitution,  or  discontinuance  as  to  parties  may  be  allowed  by  the  court  
at  any  stage  of  the  proceedings  upon  just  and  reasonable  terms.  
 
Amendments,   which  shall  consist  in  a  substantial   change  in  the  boundaries  or   an   increase  in  area  of  the   land   applied   for  or  
which  involve  the  inclusion  of  an  additional  land,  shall  be  subject  to  the  same  requirements  of  publication  and  notice  as  in  an  
original  application.  
 
Amendment  can  be  made  at  any  stage.  
 
Requirement  of  republish  in  order  for  the  court  to  acquire  jurisdiction  in  3  instances:  
1. Substantial  change  in  boundaries  
2. Increase  in  area  
3. Additional  land  
 
Opposition  to  application  in  ordinary  proceedings  
 
  The   interested   party   to   the   land   subject   of   registration   may   file   his   opposition   to   the   application   on   or   before   the   date  
of  initial  hearing.  
 
  It  must  be  a  verified  opposition.  However,  failure  to  verify  said  pleading  is  not  sufficient  to  divest  the  party  from  his  
standing  in  court.  The  court,  instead  of  dismissing  his  opposition  outright,  may  allow  the  oppositor  to  verify  his  opposition.  
 
Sec.25  of  PD  1529  provides:  
Any   person   claiming   an   interest,   whether   named   in   the   notice   or   not,   may   appear   and   file   an   opposition   on   or   before   the   date  
of  initial  hearing,  or  within  such  further  time  as  may  be  allowed  by  the  court.  The  opposition  shall  state  all  the  objections  to  
the  application  and  shall  set  forth  the  interest  claimed  by  the  party  filing  the  same  and  apply  for  the  remedy  desired,  and  shall  
be  signed  and  sworn  to  by  him  or  by  some  other  duly  authorized  person.  
 
If  the  opposition  or  the  adverse  claim  of  any  person  cover  only  a  portion  of  the  lot  and  said  portion  is  not  properly  delimited  
on  the  plan  attached  to  the  application,  or  in  case  of  undivided  co-­‐ownership,  conflicting  claims  of  ownership  or  possession,  or  

 Reviewer     7  
Land,  Titles,  and  Deeds  
   
overlapping   of   boundaries,   the   court   may   require   the   parties   to   submit   a   subdivision   plan   duly   approved   by   the   director   of  
lands.  
 
The  oppositors  
  The  oppositor  to  an  application  for  registration  may  not  be  named  in  the  notice  of  initial  hearing.  He  must  claim  an  
interest   to   the   property   applied   for,   based   on   a   right   of   dominion   or   some   other   real   right   independent   of,   and   not   at   all  
subordinate   to,   the   right   of   the   government.   The   oppositor   does   not   have   to   show   title   in   himself;   he   should,   however,   appear  
to  have  an  interest  in  the  property.  
 
Contents  and  Form  of  Opposition  
 
The  opposition  shall  state:  
1. All  the  objections  to  the  application  
2. Set  forth  the  interest  claimed  by  the  oppositor  
3. Duly  signed  and  sworn  to  by  him  or  by  his  duly  authorized  representative  
 
Declaration  of  default  
 
• General  Default  
Absent  any  oppositor,  the  court  will  issue  an  order  of  default  pursuant  to  Sec.  26  of  PD  1529  which  reads:  
If   no   person   appears   and   answers   within   the   time   allowed,   the   court   shall,   upon   motion   of   the   applicant,   no   reason   to  
the   contrary   appearing,   order   a   default   to   be   recorded   and   require   the   applicant   to   present   evidence.   By   the  
description   in   the   notice,     “To   all   whom   it   may   concern”,   all   the   world   are   made   parties   defendant   and   shall   be  
concluded  by  the  default  order.  
 
Where   an   appearance   has   been   entered   and   an   answer   filed,   a   default   order   shall   be   entered   against   persons   who   did  
not  appear  and  answer.  
 
• Special  Default  
It   is   where   an   oppositor   has   already   filed   with   the   court   an   opposition   based   on   substantial   grounds   but   failed   to  
appear  in  the  initial  hearing.  It  is  improper,  even  illegal,  to  declare  him  in  default  simply  because  he  failed  to  appear  at  
the  initial  hearing.  
 
Motion  to  dismiss  opposition  
 
It  is  based  on  the  following:  
1. Lack  of  jurisdiction  
2. Res  judicata  
 
Hearing/Trial  
 
The  parties  are:  
1. Applicant  
2. Oppositor  
3. Government  
 
Who  has  the  burden  of  proof?  
The  applicant  must  show  incontrovertible  evidence.  
He  must  prove:  
(a) That   the   land   applied   for   has   been   declassified   from   the   forest   or   timber   zone   and   is   a   public   agricultural   land,   is  
alienable  and  disposable,  or  otherwise  capable  of  registration;  
(b) Identity  of  land;  
(c) His  possession  and  occupation  thereof  for  the  length  of  time  and  in  the  manner  required  by  law;  
(d) The  basis  of  such  claim  by  submitting  his  muniments  of  title  or  whatever  evidence  to  support  the  same,  if  he  claims  
private  ownership  not  because  of  his  possession.  
 
 
 
 
 
 Reviewer     8  
Land,  Titles,  and  Deeds  
   
Specific  Evidence  
 
A. Proofs  that  the  land  has  been  declassified  from  the  forest  zone,  is  alienable  or  disposable,  and  is  registrable.  
1. Presidential  proclamation;  
2. Executive  order;  
3. Administrative  order  issued  by  Secretary  of  DENR;  
4. BFD  Land  Classification  Map;  
5. Certification  by  the  Director  of  Forestry;  and  reports  of  district  Forester;  
6. Investigation  reports  of  Bureau  of  Lands  investigator;  
7. Legislative  act  or  by  statute.  
B. Proofs  of  Identity  of  Land  
1. Survey  plan  in  general;  
2. Tracing  cloth  plan  and  blue  print  copies  plan;  
3. Technical  description  of  land  applied  for,  duly  signed  by  Geodetic  Engineer;  
4. Tax  declaration;  
5. Boundaries  and  area.  
 
C. Proofs  of  Private  Ownership  
1. Spanish  titles,  in  pending  cases;  
2. Tax  declaration  and  realty  tax  payments;  
3. Presidential  issuances  and  legislative  acts;  
4. Other  kinds  of  proof,  like,  testimonial  evidence  and  deeds  of  sale.  
 
Section  27.  Speedy  hearing;  reference  to  a  referee.  
The   trial   court   shall   see   to   it   that   all   registration-­‐proceedings   are   disposed   of   within   90   days   from   the   date   the   case   is  
submitted  for  decision.  
 
The   court,   if   it   deems   necessary,   may   refer   the   case   or   any   part   thereof   to   a   referee   who   shall   hear   the   parties   and   their  
evidence,  and  the  referee  shall  submit  his  report  thereon  to  the  Court  within  15  days  after  the  termination  of  such  hearing.  
Hearing   before   a   referee   may   be   held   at   any   convenient   place   within   the   province   or   city   as   may   be   fixed   by   him   and   after  
reasonable  notice  thereof  shall  have  been  served  the  parties  concerned.  The  court  may  render  judgment  in  accordance  with  
the  report  as  though  the  facts  have  been  found  by  the  judge  himself:  provided,  however,  that  the  court  may  in  its  discretion  
accept  the  report,  or  set  it  aside  in  whole  or  in  part,  or  order  the  case  to  be  recommitted  for  further  proceedings.  
 
Judgment  
 
It  was  provided  for  in  PD  1529  that:  
 
Section   28.   Partial   judgment.   In   a   case   where   only   a   portion   of   the   land   subject   of   registration   is   contested,   the   court   may  
render   partial   judgment   provided   that   a   subdivision   plan   showing   the   contested   and   uncontested   portions   approved   by   the  
Director  of  Lands  is  previously  submitted  to  said  court.  
 
Section  29.  Judgment  confirming  title.  
All  conflicting  claims  of  ownership  and  interest  in  the  land  subject  of  the  application  shall  be  determined  by  the  court.  If  the  
court,   after   considering   the   evidence   and   the   reports   of   the   Commissioner   of   LRA   and   the   director   of   lands,   finds   that   the  
applicant   or   the   oppositor   has   sufficient   title   proper   for   registration,   judgment   shall   be   rendered   confirming   the   title   of   the  
applicant,  or  the  oppositor,  to  the  land  or  portions  thereof.  
 
Finality  of  judgment  and  order  to  issue  decree  
 
Section  30.  When  judgment  becomes  final;  duty  to  cause  issuance  of  decree.  
The  judgment  rendered  in  a  land  registration  proceedings  becomes  final  upon  the  expiration  of  30  days  to  be  counted  from  the  
date   of   receipt   of   notice   of   the   judgment.   An   appeal   may   be   taken   from   the   judgment   of   the   court   as   in   ordinary   civil   cases.  
(The  finality  of  judgment  as  above  provided  by  the  decree  has  been  modified  to  the  lapse  of  15  days  counted  from  receipt  of  
the  notice  of  judgment;  as  provided  for  by  PB?  129)  
 
After  judgment  has  become  final  and  executor,  it  shall  devolve  upon  the  court  to  forthwith  issue  an  order  in  accordance  with  
section  39  of  this  decree  to  the  commissioner  for  the  issuance  of  the  decree  of  registration  and  the  corresponding  certificate  of  
title  in  favor  of  the  person  adjudged  entitled  to  registration.  
 
 Reviewer     9  
Land,  Titles,  and  Deeds  
   
Period  of  appeal  
 
The  period  of  appeal  shall  be  reckoned  from  receipt  of  the  decision,  within  15  days  before  the  judgment  becomes  final.  Receipt  
of  judgment  by  solicitor  general,  not  by  fiscal,  binds  the  government.  
 
Example:  
 
  Date  of  Receipt   Judgment  becomes  final  
Applicant   Jan.  1   Jan.  17  
Oppositor   Jan.  8   Jan.  24  
SolGen   Jan.  15   Jan.  31  
 
• Notwithstanding  the  lapse  of  the  15  day  period  from  receipt  of  judgment  by  the  parties,  the  court  continues  to  retrain  
control  of  the  case  until  the  expiration  of  1  year  after  the  entry  of  decree  of  registration  by  the  LRA.  
 
Whether  or  not  res  judicata  will  apply?  
• In  OLR,  res  judicata  will  apply.  
• In  JCIT,  res  judicata  will  NOT  apply.  
 
Remedies  
 
An  aggrieved  party  may  take  any  of  the  remedies  available  in  law  to  challenge  the  judgment  in  a  land  registration  case  or  the  
validity  of  title  issued  pursuant  thereto.  
 
Before  the  judgment  becomes  final  
 
1. Motion  for  reconsideration  
Ground:  error  committed  by  the  court  in  interpreting  the  facts  of  the  case  and  the  law.  
 
2. New  trial  
Grounds:  
a. fraud,  accident,  mistake,  or  excusable  negligence  which  ordinary  prudence  could  not  have  guarded  against  and  by  
reason  of  which  such  aggrieved  party  has  probably  been  impaired  of  his  rights;  
b. newly  discovered  evidence,  which  he  could  not,  with  reasonable  diligence,  have  discovered,  and  produced  at  the  
trial  and  which,  if  presented,  would  probably  alter  the  result;  
c. award  or  excessive  damages,  or  insufficiency  of  the  evidence  to  justify  the  decision  or  that  the  decision  is  against  
the  law.  
 
After  rendering  judgment  but  before  judgment  becomes  final  
 
3. Appeal  
 
Laws  applicable  are  PD  1529  and  Rule  41,  45,  and  65  of  Rules  of  Court  
 
Appeal  to  the  Court  of  Appeals  is  taken  by  simply  filing  a  notice  of  appeal  with  the  lower  court  within  15  days  from  
receipt   of   said   judgment   of   order   by   counsel   of   the   aggrieved   party.   However,   appeals   to   the   appellate   court   in   the  
exercise  of  its  appellate  jurisdiction  are  by  petition  for  review.  And  petition  for  certiorari  under  rule  65  on  the  ground  
of  grave  abuse  of  discretion  amount  to  lack  or  excess  of  jurisdiction.  
 
Example:  
 
Jan.  1,  2011   Jan.  14,  2011   Feb.  5,  2011    
Date  of  receipt   Motion  for  reconsideration   Denial  of  MR/NT,   Another  15  days  period  to  
or  New  Trial   Date  of  order   perfect  an  appeal  (fresh  
period)  
 
4. Relief  from  judgment  
Grounds:  when  a  judgment  or   order  is  entered,  or  other  proceedings  is  taken  against  a  party  in  RTC  through  fraud,  
accident,  mistake,  or  excusable  negligence,  a  party  may  file  a  petition  in  such  court  and  in  the  same  cause  praying  that  
the  judgment,  order  or  proceeding  be  set  aside.  
 Reviewer     10  
Land,  Titles,  and  Deeds  
   
  
The   petition   must   be   verified   and   filed   within   60   days   after   the   petitioner   learns   (receipt)   the   judgment,   order,   or  
other   proceeding,   and   not   more   than   6   months   after   such   judgment   or   order   was   entered   or   such   proceeding   was  
taken.  
 
Only  a  party  that  is  either  the  applicant  or  the  oppositor  may  avail  of  the  remedy.  
 
5. Annulment  (Rule  47  of  Rules  of  Court)  
Grounds:  extrinsic  fraud  and  lack  of  jurisdiction  
• Other  remedies  are  no  longer  available.  
6. Petition  for  review  
A   petition   for   review   must   be   filed   not   later   than   1   year   from   and   after   the   date   of   the   entry   of   such   decree   of  
registration.  Unless,  upon  the  expiration  of  said  period  of  1  year,  the  decree  of  registration  and  certificate  of  title  shall  
become  incontrovertible.  
 
Limitation:  well  in  no  case  shall  such  petition  be  entertained  by  the  court  where  an  innocent  purchaser  for  value  or  
buyer  in  good  faith  has  acquired  the  land  or  an  interest  therein,  whose  rights  may  be  prejudiced.  
 
Who  may  file  a  petition?  
Any  person  who  were  deprived  of  their  opportunity  to  be  heard  in  the  original  land  registration.  
 
Essential  requisites  for  the  reopening  or  review  decree:  
1. Petitioner  has  a  real  and  dominical  right;  
2. He  has  been  deprived  thereof;  
3. Through  fraud;  
4. Petition   is   filed   within   1   year   from   issuance   of   the   decree   and   in   respect   to   a   review   of   the   judgment,   from  
rendition  thereof;  and  
5. The  property  has  not  yet  passed  to  an  innocent  purchaser  for  value.  
 
Writ  of  Possession  
 
• It   is   a   mere   post-­‐judgment   ________   _________   adjudicating   ownership   to   a   successful   applicant   impliedly   carries  
with   it   the   delivery   of   possession   if   he   is   deprived   thereof   because   the   right   of   possession   is   inherent   to   right  
of  ownership.  
• A  motion  for  writ  of  possession  may  be  filed  by  the  winning  party.  
• The   sheriff,   upon   the   order   of   the   court,   shall   implement   the   writ   of   possession   for   the   eviction   of   any   person  
in  the  property.  
• Limitation:   it   is   a   settled   rule   that   when   parties   against   whom   a   writ   of   possession   is   sought   have   been   in  
possession   of   the   land   for   at   least   10   years,   and   they   entered   into   possession   apparently   after   the   issuance   of  
the  final  decree,  and  none  of  them  had  been  a  party  in  the  registration  proceedings,  the  writ  of  possession  will  
not  issue.  
• Reason   for   the   limitation:   because   they   cannot   be   ousted   without   giving   them   their   day   in   court   in   proper  
independent  proceedings.  
• Proper   remedy   of   the   successful   applicant:   a   separate   action   for   unlawful   detainer   or   entry,   or   for  
reivindicatory  action,  as  the  case  may  be.  
• When   there   is   refusal   to   vacate   the   property   despite   the   writ,   the   proper   remedy   is   for   the   sheriff   who  
implemented   the   writ   to   avail   himself   of   the   public   force   (resorting   help   from   police   or   tanod),   had   it   been  
necessary  to  resort  thereto.  
• If  subsequent  to  such  dispossession  or  ejectment,  the  losing  party  “enters”  or  attempts  to  enter  into  or  upon  
the  property,  then  and  only  then  may  be  the  loser  be  charged  with  and  punished  for  contempt.  
• Writ  of  demolition  is  against  the  property.  It  is  a  consequence  of  writ  of  possession.  
 
 
 
 
 
 
 
 
 
 Reviewer     11  
Land,  Titles,  and  Deeds  
   
Decree  of  Registration  
 
  It   is   pursuant   to   the   order   of   the   court   that   the   LRA   prepares   and   issues   a   decree   of   registration.   1   year   after   the  
decree  has  been  entered  in  the  books  of  registry,  it  becomes  incontrovertible  or  indefeasible.  
 
Duty  of  the  administrator  of  LRA  to  issue  decree  
 
  The   duty   of   the   land   registration   officials   to   issue   the   decree   of   registration   is   ministerial   in   the   sense   that   they   act  
under  the  orders  of  the  court  and  the  decree  must  be  in  conformity  with  the  court  judgment  and  with  the  date  found  in  the  
record.  They  have  no  discretion.  
  However,   if   they   are   in   doubt   upon   any   point   in   relation   to   the   preparation   and   issuance   of   the   decree   or   if   there   was  
an   apparent   mistake   or   error   that   can   invalidate   the   title,   they   are   duty   bound   to   refer   the   matter   to   the   court.   They   act   in   this  
respect  as  court  officials  and  not  as  administrative  officials.  
  The  administrator  is  thus  not  legally  obligated  to  issue  the  decree  where  he  finds  that  subject  land  has  already  been  
decreed  and  titled  in  another’s  name.  And  he  could  not  be  compelled  through  mandamus  because  the  issuance  of  the  decree  is  
part  of  the  judicial  function  of  courts  and  not  a  mere  ministered  act.  
 
General   Rule:   The   decree   becomes   incontrovertible   or   indefeasible   after   the   lapse   of   1   year   from   the   date   of   entry   and   it  
cannot  be  attacked.  It  may  be  set  as  a  defense.  
Exception:  
a. when  there  is  a  previous  valid  title;  
b. non-­‐registrable  land;  
c. expanded  area;  
 
Situations  where  a  person  cannot  invoke  the  incontrovertibility  of  the  decree:  
a. action  for  reconveyance,  it  is  when  another  person  has  registered  the  property  through  fraud  or  mistake  giving  rise  to  
implied  trust;  
b. validity  of  TCT.  
 
B.  Administrative  Mode  
 
Land  Patents:  Kinds  
 
???   Homestead  Patent   Free  Patent   Sales  Patent  
      Residential,  industrial,   ?  
?  
With  bidding   Without  bidding  RA  
730,  June  30,  1952  
Citizenship   Any  Filipino   Natural  Born  Filipino   Any  Filipino  Citizen   Any  Filipino  Citizen  
Citizen  
Age   Over  the  age  of  18,  or     Lawful  age   Over  18  years  old  
head  of  the  family?   Head  of  the  family  
Land  ownership   Does  not  own  more  than   Does  not  own  more   Purchase  agricultural   Not  owner  of  a  home  
12  hectares  of  land  in   than  12  hectares  of   land   lot  in  the  municipality  
the  Philippines  or  has   land   in  which  he  resides  
not  had  the  benefit  of  
any  gratuitous  allotment  
of  more  than  12  
hectares  of  land  since  
the  occupation  of  the  
Philippines  by  the  US  
Residence   Resided  continuously   At  least  30  years  (at   None   Who  has  in  good  faith  
for  at  least  one  year  in   least  from  March  8,   established  his  
the  municipality  where   1960)  prior  to  the   residence  on  parcel  of  
the  land  is  situated   effectivity  of  this   land  of  the  public  
amendatory  act   domain  of  RP  which  is  
(March  28,  1990),  has   not  needed  for  public  
“continuously”  COC?   service  
Cultivation   Must  have  “cultivated”   “occupied”  and   1. If   agricultural   Agricultural:  1/5  
at  least  1/5    of  the  land   cultivated,  either  by   land:  
 Reviewer     12  
Land,  Titles,  and  Deeds  
   
 applied  for   himself  or  through  his   Required   to  
P-­‐I-­‐N  a  tract  of   have   at   least  
agricultural  public   1/5   of   the  
land  subject  to   land   broken  
disposition,  who  shall   and   cultivated  
have  paid  realty  tax   within  5  years  
thereon   from   the   date  
of  award  
2. If  for  
residential,  
commercial,  
industrial:  
“after”  he  
shall  have  
completed  the  
construction  
of  permanent  
improvement
s  appropriate  
for  the  
purpose  for  
which  the  
land  is  
purchased  
within  18  
months  from  
the  date  of  
award  
  Limitation  in  area   12  hectares   12  hectares   12  hectares   1000  sq.m.  
restrictions   1. Not   subject   to   Same   None   None  
encumbrance  
or   disposition  
within   5   years  
from   the   date  
of  issuance.  The  
patent   is  
deemed   issued  
upon   the  
promulgation  
of   the   order   for  
issuance  
thereof   by   the  
Director   of  
Lands.  
Limitation:  except  in  
favor  of  the:  
a. government  
b. or  ?  
 
 
 
 
 
 
 
 
 
 
 
 
 Reviewer     13  
Land,  Titles,  and  Deeds