COURSE OUTLINE LAND TITLES AND DEEDS August 13, 2019 Prof. Mauricio C. Ulep ‘New Era University College of Law PART ONE A. General Provisions 1. Legal Basis and Governing Law a. Presidential Decree No. 1529 (Property Registration Decree), June 11, 1978 b. Purpose of land registration Vallido v. Pono, 696 SCRA 381 c. Related laws prior to P.D. 1529 Act 496, The Land Registration Act Act 2259, The Cadastral Law C.A. 141, Public Land Law Vda, De Recinto v. Inciong, 77 SCRA 196 c.1 Difference between the Land Registration Law and the Public Land law Republic v. Aquino, 120 SCRA 186 2. The Regalian Doctrine Sec. 2, Art. XII, 1987 Constitution Central Mindanao University v. Republic, 784 SCRA 375 Sangguniang Panlalawigan of Bataan v. Garcia Jr., 804 SCRA 629 Republie v. Heirs of Spouses Tomasa Estacio and Eulalio Ocol, 808 SCRA 549 3. Spanish Titles a. Spanish title— not evidence of ownership Republic v, Intermediate Appellate Court, 186 SCRA 88 . P.D. 892 bans the use of Spanish titles Republic v. Court of Appeals, 135 SCRA 156 Diaz-Enriquez v. Director of Lands, 838 SCRA 640 ¢. Estadistica not considered a title Municipality of Santiago, Isabela v. Court of Appeals, 120 SCRA 734 4, Citizenship requirement a. Aliens are disqualified to own lands Page | 1Krivenko v. Register of Deeds, 79 Phil. 461 Philippine Banking v. Lui She, 21 SCRA 52 Republic v. Quasha, 46 SCRA 160 b. Ownership of lands by domestic private corporations MERALCO v. Castro-Bartolome, 114 SCRA 799 c. Ownership of lands by a religious corporation Republic v. Iglesia ni Cristo, 128 SCRA 44 Register of Deeds of Rizal v. Ung Sui Si Temple, 97 Phil. 58 Director of Lands v. Intermediate Appellate Court, 146 SCRA 509 5. Adjudication and jurisdiction to hear land registration cases a, Who has jurisdiction to hear land registration cases Santos v. Ganayo, 116 SCRA 431 Lozada v. Bracewell, 720 SCRA 371 Philippine Woman's Christian Temperance Union, Inc v. Teodoro R. Yangco 2 and 3" Generation Heirs Foundation, Inc., 720 SCRA 522 Francisco v. Rojas, 723 SCRA 423 a.1 Limitation to the exercise of jurisdiction in land registration cases Peckson v. Anadase, 117 SCRA 53 b. Importance of the tax declaration for purposes of jurisdiction Heirs of Telesforo Julao v. De Jesus, 736 SCRA 596 c. Procedural matters Roxas, ef, al. v. Cuevas, ef. al, 8 Phil. 469 Gregorio v. Madarang, 612 SCRA 340 6. The Torrens System a, Whois Robert Torrens a.1 Purpose of the Torrens System Cagatao v. Almonte. 707 SCRA 172 a.2 Nature Aranas v. Mercado, 713 SCRA 194 Tong v. Go Tiat Kun, 722 SCRA 623 ‘Campit v. Gripa, 735 SCRA 456 b. The controversial OCT 994 Manotok Realty, Inc. v. CLT Realty Devt. Corporation, 540 SCRA 304 c, Other cases: Page |2Roxas v. Enriquez, 29 Phil. 54 Legarda and Prieto v. Saleeby, 31 Phil. 590 Ledesma v. Municipality of lloilo, 49 Phil. 769 PART TWO. ‘The Land Registration Commission and ‘The Register of Deeds ‘The Land Registration Authority and its Functions Republic v. Pasicolan, 755 SCRA 495 ‘The Register of Deeds and its Functions Baranda v. Gustilo, 165 SCRA 757 a) Scope of its work Almirol v. The Register of Deeds of Agusan, 22 SCRA 1152 Alfonso v. Office of the President, 520 SCRA 64 5). What is a Consulta A. Doronila Resources Dev. Inc. v. Court of Appeals, 157 SCRA 26 ©) Importance of land registration Abrigo v. De Vera, 432 SCRA 544 4) Effect of registration Vilbar v. Opinion, 713 SCRA 428 Saberon v. Ventanilla, Jr., 722 SCRA 287 Ocampo v. Heirs of Bernardino U. Dionisio, 737 SCRA 381 ¢) Rule between registered and unregistered transactions concerning the same land Rotairo v. Alcantara, 736 SCRA 584 f) Procedure if Register of Deeds refuses to cancel a title and issue a new one Estanislao v. Honrado, 114 SCRA 749 PART THREE Original Registration A. Registration under P.D. 1529 a. Registration Defined Tecklo v. Rural Bank of Pamplona, Inc., 621 SCRA 262 b, Requisites of registration under: b.1 Sec. 14 (1), P.D. 1529 Page |3Republic v. Belmonte, 707 SCRA 330 Republic v. Nicolas, 841 SCRA 328 b.2 Sec. 14 (2), P.D. 1529 Republic v. Cortez. 715 SCRA 416 b.2.1 Distinction in the legal requisites between Section 14(1) and Sec. 14(2), P.D. 1529 Republic v. Ching, 634 SCRA 415 b.3 Sec. 14 (3), PD 1529 Cf. Arts. 457 and 461, New Civil Code b.4 Sec. 14 (4), P.D. 1529 . Guidelines conceming land registration Republic v. De Guzman Vda, De Joson, 718 SCRA 228, |. Survey and blue print insufficient Republic v. Dela Paz, 634 SCRA 610, What to prove Republic v. Metro Cebu Pacific Savings Bank, 842 SCRA 84 Other modes of registration Related Laws: R.A, 1942 P.D. 1073 . Two situations when a petition for surrender of a duplicate certificate of title may be availed of Privatization and Management Office v. Quesada, 840 SCRA 421 . Classification of Public Lands ht Primary Classification - See. 3, Art. XII, Constitution, h.2 Secondary classification - Sec. 9, Public Land Act h.3 Classification, an exclusive executive prerogative Bureau of Forestry v. Court of Appeals, 153 SCRA 351 Republic ~ Bureau of Forest Development v. Roxas, 712 SCRA 177 h.4 Effect of false statement in the application for a public land Alba Vda de Raz v. Court of Appeals, 314 SCRA 36 Chacon Enterprises v. Court of Appeals, 124 SCRA 784 h.5 Public Domain Lands Defined Page | 4Navy Officers Village Association, Ine. (NOVAI v. Republic, 764 SCRA 524 B. The Constitution forbids private corporations from acquiring alienable lands Art, XII, See. 3, 1987 Constitution Republic v. SHAI, 502 SCRA 587 Cases: Republic v, IAC and Roman Catholic Archbishop of Lucena, 168 SCRA 165 Chavez v. Public Estates Authority, 384 SCRA 152 and its sequel in Chavez v. Public Estates Authority, 403 SCRA 1 Republic v. Iglesia ni Cristo, 591 SCRA 438 C. Who may apply for Original Land Registration a, Applicants Republic v. Gielezyk, 708 SCRA 433 a. Possession and occupation since June 12, 1945 Republic v. Aboitiz, 708 SCRA 388 Republic v. Go, 834 SCRA 166 Republic v. Noval, 840 SCRA 11 4.2 Requirements for Original Registration Republic v. Roasa, 748 SCRA 662 a3 Prescription Cases: Republic v. Belmonte, 707 SCRA 330 Republic v. Court of Appeals, 315 SCRA 600 Republic v. Moldex Index Realty and Development Corporation. 675 SCRA 439 a4 Registration of Accretion/Accession Art. 457, New Civil Code Art. 84, Spanish Law of Waters of 1866 Cases: Grande v, Court of Appeals, 5 SCRA 524 Mayor of Paranaque v. Ebio, 621 SCRA 555 a.5 Nature of Registration Office of the Ombudsman v. Manalastas, 798 SCRA 628 Millena v. Court of Appeals, 324 SCRA 126 6 Other modes of acquiring ownership Page |2.7 Judicial Confirmation of Imperfect Title Roman Catholie Archbishop of Manila v. Ramos, 709 SCRA 576 4.7.1 Applicants under this rule Director of Lands v. IAC, 146 SCRA 509 Republic v. CA, 235 SCRA 567 2.7.2 What a judicial confirmation of imperfect title presupposes Republic v. Villanueva, 114 SCRA 875 2.7.3 A juridical person is disqualified to apply for judicial confirmation of imperfect title Director of Lands v. Lood, 124 SCRA 460 a.7.4 Requisites in an action for annulment of land title Limos v. Odones, 628 SCRA 288 a.7.5 A defective title may still be the source of a valid title alma v. Lachica, Jr., 846 SCRA 451 a.7.6 Other cases Republic v. T.A.N, Properties, Inc., 555 SCRA 477 Republic v. Remnan Enterprises, Inc., 717 SCRA 171 ial Confirmation of 2.8 Proceedings for Original Land Registration and Ju. Imperfect Title before judgment a.8.1 Requisites for application of registration of title Llanes v, Republic, 573 SCRA 258 Republic v. Heirs of Juan Fabio, 575 SCRA 51 Yu Chang v. Republic, 644 SCRA 110 a.8.2 Korm and Contents, Dealings with Land Cases: Benin v. Tuazon, G.R. No. L-26127, June 28, 1974 Lopez v. Querubin, GR No. 155405, March 18, 2015 a.8.3 The Mirror Doctrine A.D, Guerrero v. Juntilla, 173 SCRA 572, Mactan-Cebu International Airport Authority v. Tirol, 588 SCRA 635 Suntay v. Keyser Mercantile, Inc., 744 SCRA 645 4.8.3.1 Rationale for the doctrine 56 SCRA 616 Ibarra v. Ibarra, Page | 68.3.2 The recognized exceptions to the doctrine Cunanan v. Jumping Jap Trading Corporation, 586 SCRA 620 Heirs of Gregorio Lopez. v. Development Bank of the Philippines. 741 SCRA 153 4.8.3.3 The Curtain Principle Cusi v. Domingo, 692 SCRA 277 2.9 Cadastral Proceeding before judgment 9.1 Nature of Proceedings Vda de Barroga v. Albano, 157 SCRA 131 a.9.2 Publication requirement and payment of prescribed fees Guido-Enriquez v. Vietorino, 706 SCRA 422 Durawood Construction and Lumber Supply, Inc. v. Bona, 664 SCRA 204 a.9.3 Procedural matters 2.9.3.1 Answer to petition Valismo v. Plan, 143 SCRA 502 2.9.3.2 Procedure in case of default Martinez v. Republic, 506 SCRA 134 .9.3.3 Motion to Dismiss Petition Duran v. Olivia, 3 SCRA 154 .9.3.4 Period to Contest Registration Paraguya v. Escarel-Crucillo, 711 SCRA 275 a.9.3.5 Burden of Proof Republic v. Santos, 724 SCRA 660 2.9.4 Rendition of Judgment (for OLR/JCIT/CAD) a.9.4.1 Entry in Registry Book necessary Merced v. Court of Appeals, 5 SCRA 240 Heirs of Cornelio Labrada v. Monsanto, 131 SCRA 651 Gabriel v. Court of appeals, 159 SCRA 461 Avila v. Tapucar, 201 SCRA 148 Widows and Orphans Association Inc. v. CA, 201 SCRA 165 2.9.4.2 Reopening of cadastral cases not allowed Page| 7Republic v. Estenzo, 158 SCRA 282 a.9.4.3 Decree of Registration Llaban v. Court of Appeals, 204 SCRA 887 Ylarde v. Lichaueo, 42 SCRA 641 2.9.4.4 Remedy Against issuance of decree (Sec. 32, P.D. 1529) 9.4.5 The Doctrine of Indefeasibility of Titles Hortizuela v. Tagufa, 751 SCRA 371 2.9.4.6 Exceptions to the Doctrine (1) It does not attach to a void title (Republic v, Mangotara, 624 SCRA 360) (2)In case of a free patent that was secured through fraud (Director of Lands v, Abanilla, 124 SCRA 358, Saedalan v. Court of Appeals, 428 SCRA 586) (3) Where a person has mere possession but has not asserted ownership over the land. (Caragay-Layno v. Court of Appeals, 133 SCRA 718) (4) Spanish titles especially if it covers public forestal lands, (Republic v. Court of Appeals, 135 SCRA 156) 2.9.4.7. A land title is not subject to collateral attack Soriente v, Estate of the late Arsenio E, Concepcion, 605 SCRA 315 Corpuz v. Agustin, 663 SCRA 350 4.9.4.8 What is a collateral attack Campos v. Ortega, Sr., 724 SCRA 240 4.9.4.9 Prohibition on collateral attack; when not applicable Oliveros v. San Miguel Corporation, 664 SCRA 618 a.9.4.10 When will an action be deemed to be a direct attack on a land title Bagayas v. Bagayas, 706 SCRA 73 a.9.4.9.1,1 Timeframe to make a direct attack on a land title Gapiga Vda de Soco v. Soco Vda de Barbon, 636 SCRA 553 9.4.11 Distinction between a Direct attack and a Collateral attack Arangote v. Maglunob, 579 SCRA 620 a.9.4.12 Rule as to who should prevail between a holder of a Land Page| 8Title and a Deed of Sale Abadilla, Jr. v. Obrero, 740 SCRA 208 .9.4.13 Petition for insertion of civil status in land title Republic v. CFI-Baguio-Benguet, 119 SCRA 405 a.9.4.14 Rule in case of double registration Carpo v. Ayala Land, Incorporated, 611 SCRA 437 a.10 Certificate of Title a,10.1 “Title” distinguished from “Certificate of Title” Heirs of Generosa Sebe v. Heirs of Veronica Sevilla, 603 SCRA 395 a.10.2 Contents Benin v. Tuazon, 57 SCRA 531 Philippine National Bank v. Court of Appeals, 153 SCRA 435 a.10.3 Its probative value Foja v. Court of Appeals, 75 SCRA 441 Solid State Multi-Products Corp. v. CA, 196 SCRA 630 Avila v. Tapucar, 201 SCRA 148 4.10.4 Importance of the technical description of the land Turqueza v. Valera, 322 SCRA 573 4.10.5 Registered land is not subject to prescription Jimenez v. Fernandez, 184 SCRA 190 Rivera v. Court of Appeals, 244 SCRA 218 .10.6 May a forged document be a basis for a valid title? Peralta v. Heirs of Bernardina Abalon, 727 SCRA 477 a.10.7 Rule when two land titles are issued to different persons ‘Skunac Corporation v. Sylianteng, 723 SCRA 625 4.10.8 The need for a CENRO Certification Republic v. San Mateo, 739 SCRA 445 a.10.9 Amendment of land title Heirs of Eugenio Lopez, Jr. v. Querubin, 753 SCRA 372 a.10.10 Procedure in the erasure and alteration or amendments in land titles Page| 9Baguis-Tambuyat v, Balcom-Tambuyat, 754 SCRA 165 a,10.11 Meaning of “more or less” in the technical description Esguerra v. Trinidad, 518 SCRA 186 10,12 Issuance of a title does not preclude co-ownership Victoria v. Pidlaoan, 791 SCRA 16 10.13 Sale of Friar Lands Joeson v, Soriano, 45 Phil. 375 Manotok IV v, Heirs of Homer I. Barque, 628 SCRA 668 and its sequel in Manotok LV v. Heirs of Homer I. Barque, 667 SCRA 472 2.10.14 Consolidation of Titles Rural Bank of Sta. Barbara (Iloilo), Inc. v. Centeno, 693 SCRA 110 a.10.15 Effect of non-registration of a deed of sale of an unregistered land Dadizon v. Court of Appeals, 601 SCRA 351 a.10.16 Overlapping of Boundaries ‘Yu Hwa Ping v. Ayala Land, Inc., 832 SCRA 427 2.10.17 Overlapping of Titles Pen Development Corporation v. Martinez Leyba, Inc., 836 SCRA 548, D. Non-Registrable Properties 1, Property of public dominion a. Lands for public use and public service b. Forest lands Secretary of the Department of Environment and Natural Resources v. Yap, 568 SCRA 164 (Boracay Island) Villarieo v. Court of Appeals, 309 SCRA 193 b.1 Forest lands cannot be acquired by prescription Bureau of Forestry v. Court of appeals, 153 SCRA 351 Republic v, Court of Appeals, 154 SCRA 476 Mineral lands National Parks Public reservations Military/naval reservations Page |10Republic v. Bacas, 710 SCRA 411 g. Mangrove swamps Director of Forestry v. Villareal, 170 SCRA 598 h. Unclassified lands Republic v, Heirs of Maxima Lachica Sin, 720 SCRA 41 i, Part of street Navera v. Quicho, 5 SCRA 454 Bed of navigable rivers Republic v. Sioson, 9 SCRA 533 k. Public plaza Province of Camarines Sur v. Court of Appeals, 600 SCRA 569 2. Other important cases: Laurel v. Garcia, 187 SCRA 797 Republic v, Southside Homeowners Assn. Inc., 502 SCRA 587 3. Related laws: P.D. 1067, Water Code of the Philippines Sec. 4, R.A. 7942, The Philippine Mining Act FE, Land Registration under R.A. 8371 (IPRA LAW) 1. Requisites for Registration Cruz v. Secretary of Environment and Natural Resources, 347 SCRA 128 Lim v. Gamosa, 775 SCRA 646 2. “Claim” and “Claim of Ownership” Explained Alvarez v. PICOP Resourees, Inc., 606 SCRA 444 Purpose of titling ancestral lands Lamsis v. Dong-e, 634 SCRA 154 4, How to contradict registration and who has the burden of proof Ramos v. Court of Appeals. 112 SCRA 542 5. Requisites before an area may be considered a communal forest property Ruzol v. Sandiganbayan, 696 SCRA 742 F. Administrative Registration: Land Patents Page | 111. Homestead Patent; Conditions for ownership Heirs of Francisco 1. Narvasa, Sr. v. Imbornal, 732 SCRA 171 Almero v. Heirs of Miguel Pacquing, 741 SCRA 209 1.1 Purpose and intent for the enactment of the Homestead Act Patricio v. Bayog, 112 SCRA 42 v. Court of Appeals, 319 SCRA 366, 1.2 The five year prohibitory period to sell Tingalan v. Melliza, 760 SCRA S14 1.3 Effect if sale or a Deed of Quitclaim is made within the five year period Saltiga de Romero v. Court of Appeals, 319 SCRA 180 Flores v. Bagoisan, 618 SCRA 323 1.3.1. [fit arises out of a civil obligation Metropolitan Bank and Trust Company v. Viray, 613 SCRA 581 1.4 Sale of fruits is not within the prohibition Pichel v, Alonzo, 111 SCRA 341 1.5 Effect of division of lots after the five year prohibitory period Gacayan v. Leano, 121 SCRA 260 1.6 Timeliness of filing an action to recover homestead that was sold within the five year prohibitory period Quisumbing v. Court of Appeals, 122 SCRA 703 1.7 Findings of the Director of Lands in homestead proceedings, binding Aggabao v. Gamboa, 116 SCRA 280, 1.8 Courts v. The Land Management Bureau Heirs of Lourdes Saez Sabanpan v, Comorposa, 408 SCRA 692 2, Free Patent under the Public Land Act Kabayan v. Republic, 52 SCRA 357 2.1 Conditions for grant of Free Patents Lorzano v. Tabayag, Jr., 665 SCRA 38 2.2 Who can annul a Free Patent Page | 12Director of Lands v. Gonzales, 120 SCRA 375 2.3 Can a Free Patent apply to a private land Heirs of Simplicio Santiago v. Heirs of Mariano Santiago, 404 SCRA 193 2.4 Procedural matter Mayuga v. Atienza, 850 SCRA 403 3. Free Patent to residential lands under R.A. 10023 4, Sales patent with public auction Heirs of Cerila Gamos v. Heirs of Juliano Frando, 447 SCRA 136 5, Sales Patent without Publie Auction Agura v. Serfino, Sr., 204 SCRA 569 6. Emancipation Patent P.D. 27, The Emancipation Patent Decree Sections 105 and 106, P.D. 1529 6.1 Requirements for Emancipation Patent Heirs of Lorenzo Buensuceso v. Perez, 692 SCRA 491 7. Special patent Cagayan de Oro City Landiess Residents Assn, Inc. v. CA, 254 SCRA 220 8, Registration of Land Patent Ortega v. Hidalgo, 198 SCRA 635 Franco v. Executive Secretary, 145 SCRA 87 Heirs of Gregorio Tengco v. Heirs of Jose Aliwalas, 268 SCRA 198 Gomez v. Court of Appeals, 168 SCRA 503 9. Restrictions on Alienation/Encumbrance of Patented Lands Gonzaga v. Court of Appeals, 51 SCRA 381 Descolongon v Court of Appeals, 122 SCRA 843 9.1 Reason for prohibition Santana v. Marinas, 94 SCRA 853 Gayappanao v. Intermediate Appellate Court, 199 SCRA 309 Homera v. Casa, 157 SCRA 232 10, Effect of registration of patent Republic v. Umali, 171 SCRA 242 LI. What is a Certificate of Land Ownership Award (CLOA) Page | 13Roxas & Co, Inc. v. Court of Appeals, 321 SCRA 106 11.1 Grounds for cancellation of a CLOA. Cabral v. Heirs of Florencio Adolfo, 834 SCRA 94 12. Certificate of Land Transfer Dela Cruz v. Domingo, 846 SCRA 328 13, Four modes of disposition of agricultural lands Taar v. Lawan, 842 SCRA 365 j. Doctrine of Lis Pendens Heirs of Antonio Pael v. Court of Appeals, 325 SCRA 341 and its sequel in Heirs of Antonio Pael v. Court of Appeals, 415 SCRA 451 AFP Mutual Benefit Association, Inc. v. Court of Appeals, 327 SCRA 203 g.1 Instances in which a notice of lis pendens may be availed of Luv. Lu Ym, Sr., 595 SCRA 79 Gogoomal v. Villacorta, 663 SCRA 444 2.2 When will the doctrine not apply Tongohan v. Court of Appeals, 447 SCRA 385 g.3 Reason for the Doctrine Tan v. Lantin, 142 SCRA 423 Tanchoco v. Aquino, 154 SCRA 1 People v. Regional Trial Court of Manila, 178 SCRA 299 Lim v. Vera Cruz, 356 SCRA 386 g.4 What is an Adverse Claim; Its lifetime Alraro v. Dumalagan, 714 SCRA 476 2.5 Successor in interest must respect encumbrances and liens in the land title Penullar v. Philippine National Bank, 120 SCRA 171 2.6 Encumbrance of paraphernal property may be made ‘Tan Queto v. Court of Appeals, 122 SCRA 206 2.7 Effect of Adverse claim Special Services Corporation v. Centro La Paz, 121 SCRA 748 g.8 Voluntary Registration; effects Autocorp Group v. Court of Appeals, 437 SCRA 678 Cayton v. Zeonnix Trading |Corporation, 603 SCRA 141 Gutierrez v. Mendoza-Plaza, 607 SCRA 807 Page| 142.9 Examples of involuntary registration Caviles, Jr. v. Bautista, 319 SCRA 24 Domingo v. Roces, 401 SCRA 197 H. Rules on Tax Declarations and Tax Receipts 1. Payment of land tax is not evidence of ownership; General rule and exception Tax Declarations are strong evidence of possession. Reason, 3. A tax declaration by itself, is not evidence of ownership of a land, It must be supported by other proof to constitute ownership 4, Tax reccipts if accompanied by open and continuous possession of a land constitute evidence of ownership 5. A tax declaration is not a conclusive evidence of ownership and not proof of the area of the land it covers 6. Tax Declarations are not sufficient to prove possession and much less prove ownership in favor of the declarant, especially if the land involved is a mangrove swamp 7. Payment of land taxes does not constitute repudiation of co-ownership 8, Mere use of the surname of the husband in the tax declaration is not sufficient proof that it was acquired during the marriage 9, Tax declaration is not conclusive of the nature of property for zoning, purposes 10. Tax receipts are inferior to a certificate of title 11. Tax declarations are not conclusive proof of ownership in land registration cases 12, A tax declaration is of little value to prove ownership 13, Tax declarations and tax receipts cannot prevail over a certificate of title 14. A subdivision plan and a tax declaration does not vest ownership 15, Survey and subdivision plans and tax declarations are inferior proof of ownership 16, A belated declaration indicates that the applicant has no real claim of ownership over a land 17. An allegation of possession of a land since the Spanish period or before the Second World War is not enough 18. When will tax declarations become strong evidence of ownership 19, A Tax Declaration enjoys the presumption of regularity Page | 1520. A Tax Declaration in itself is not an indicia of ownership. However, they are a good indicia of possession 21. Tax declarations are not sufficient proof to overcome the presumption under Article 116 of the Family Code 22. Acquisitive prescription of a land commences when the possessor secures a tax declaration in his name 23. Boundary disputes should be resolved on the basis of the land title and not the tax declaration or names of parties appearing thereon 24, Restoration of the entries in the tax declaration is not one of the ways to extinguish criminal liability. 25. A tax declaration is not a valid basis for reconstitution 1. Quieting of Titles a, The law— Arts. 1107 to 1113, New Civil Code b. Definition CLT Realty Development Corporation v. Phil-Ville Development and Housing Corporation, 752 SCRA 289 Municipal Rural Bank of Libmanan, Camarines Sur v. Ordonez, 841 SCRA 75 bil What is a Cloud on a Title Aquino v. Quiazon, 753 SCRA 98 c. Requisites Heirs of Margarita Prodon v. Heirs of Maximo S. Alvarez and Valentina Clave, 704 SCRA 465 4. Objective of this action Heirs of Pacifico Poodo v. Avila, 719 SCRA 552 e. Distinction between a Land title and an Equitable title Residents of Lower Atab & Teachers Village. Bgy. Sto. Tomas Proper, Baguio City v. Sta. Monica Industrial & Development Corporation, 736 SCRA 450 J. Power to Reclassify lands Holy Trinity Realty & Development Corporation v. Dela Cruz. 739 SCRA 229 K. Reconstitution of Titles (R.A. 26) a, Who has jurisdiction Page |16Sanit Mary Crusade to Alleviate Poverty of Brethren Foundation, Inc. v. Riel, 745 SCRA 60 b. Purpose of Reconstitution Republic v, Court of Appeals, 309 SCRA 110 Republic v. Susi, 814 SCRA 397 c. Requirements MWSS v. Sison, 124 SCRA 394 Peralta v. Omelio, 708 SCRA 65 Republic v. Heirs of Spouses Donato Sanchez and Juana Meneses, 744 SCRA 700 Republic v. Abalos, 802 SCRA 63 Dy v. Aldea, 837 SCRA 10 d,_ Nature of Proceedings Republic v. Millado, 725 SCRA 25 4.1 Not synonymous with the issuance of a title National Housing Authority v. Laurito, 833 SCRA 380 e. Kinds: ¢.1 Administrative Reconstitution Supio v. Garde, 45 SCRA 429 €2 Judicial Reconstitution Republic v. Holaso, 437 SCRA 345 £ Instances where reconstitution is proper; improper Paulino v. Court of Appeals, 725 SCRA 273 Billote v. Solis, 759 SCRA 47 'g. Probative value of the survey plan in reconstitution cases Republic v. Heits of Julio Ramos, 613 SCRA 314 h, Other cases Republic v, Tuastumban, 586 SCRA 600 Republic v. Vergel De Dios, 642 SCRA 414 . The Land Registration Decree in relation to Eminent Domain Proceedings National Power Corporation v. Campos, Jr., 405 SCRA 194 Vergara v. Grecia, 800 SCRA 23 . Land Registration and Constructive Trust Viloria v. “ourt of Appeals, 309 SCRA 529 Page |17N. Reversion and Escheat Proceedings a Law and jurisprudence Rule 91, Revised Rules of Court ‘Tancuntian v. Gempesaw, 440 SCRA 431 Republic v. Bellate, 703 SCRA 211 Tolentino v, Laurel, 666 SCRA 561 Reversion defined Republic v. Heirs of Meynardo Cabrera, 844 SCRA 549 Who can file Balais-Mabanag v. Register of Deeds of Quezon City, 617 SCRA 1 Cawis v. Cerilles, 618 SCRA 357 Land cannot be deemed to have been abandoned just because the land title was destroyed Esso Standard Eastern Inc. v. Lim, 122 SCRA 464 Ownership of a land can be lost by laches Eduarte v, Court of Appeals, 311 SCRA 18 Cleofas v. St. Peter Memorial Park, Inc., 324 SCRA 223 d.1 Question of laches is addressed to the sound discretion of the court Reyes v. Court of Appeals, 315 SCRA 626 d.2 The Sta, Ana Doctrine Sta. Ana v. Menla, | SCRA 1294 [1961] reiterated in Republic v. Yap, 855 SCRA 217 [2018} Mere possession of thirty (30) years is not sufficient Republie v. San Lorenzo Development Corporation, 513 SCRA 294 Burden of proof in reversion proceedings Republic v. Development Resources Corporation, 608 SCRA 591 Reversion distinguished from Annulment of Title Narcise v. Valbueno, Inc., 831 SCRA 319 Procedural matter Yap v. Republic, 820 O. The Assurance Fund Page | 18Development Bank of the Philippines v. Bautista, 26 SCRA 366 Mabuhay Development Company v. Ronquillo, 38 SCRA 439 -END- Page [19