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CORDILLERA CAREER DEVELOPMENT COLLEGE

College of Law
Buyagan, La Trinidad, Benguet
Subject: Land Titles and Deeds
Law: 212, No. of Units: 3

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SYLLABUS ON LAND TITLES AND DEEDS

For 1st Semester Subject
Submitted to the College of Law

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By: Atty. James F. Kiat-ong, L.L.B.

Instructor
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CORDILLERA CAREER DEVELOPMENT COLLEGE

College of Law
Buyagan, La Trinidad, Benguet
Atty. James F. Kiat-ong
Subject: LAND TITLES AND DEEDS
Law: 212, No. of Units: 2, Rm. D323

I. Description and Objective: Land Titles and Deeds as a subject in the college of law aim to
educate the students in the introduction of land titling and registration of Land Titles in the Philippines. It
includes how Torrens title of Registration was introduced and adopted by the Philippine Government. How
it was implemented in different laws passed by the Philippine Government.

The subject also includes different deeds relating to titles over land and building, the registration
thereof to the Registry of Deeds and the corresponding effects. This enables the students to learn the
applicability of the documents in relations to the registrable land and properties.

ALL STUDENTS ARE OBLIGED TO READ AND DIGEST THE RELATED CASE/JURISPRUDENCE AND
ALWAYS READY FOR RECITATION WHICH WILL FORM PART OF CLASS STANDING.

II. OUTLINE (Hours of Lecture and Discussion)

NO. OF TOPICS Laws and Jurisprudence Activity

HOURS
2 hours I. Introduction of Land Titles and Deeds in the -The Constitution (Regalian Doctrine) Lecture on
Philippines -Act 3344 backgrounds of
-Act 496 as amended by P.D. 1529 the subject
1. How Torrens System of Registration was -Cadastral Act (Act 2259) matter the
introduced and reached the Philippines -Republic Act No. 1151 (General Land laws governing
2. Principles, Concept Purpose of Torrens Registration Office (GLRO) the subject
System of Registration - Executive Order No. 649 (National Land and giving of
3. Important features of Land Registration. Titles and Deeds Administration) cases for
4. Registration Under Act 3344 - Executive Order No. 292 dated July 25, reading and for
5. Constitutionality of Torrens System of 1987 digest.
Registration Using
Related Cases: synchronous of
II. Different Laws governing Land Titling and distant
the Registration of Certificate of Title over 1. Tenio-Obsequio v. CA, GR 107967, Mar. 1, learning
Land in the Philippines 1994, 230 SCRA 550

1. ACT 141 or the Public Land Act as
amended
2. ACT 496 as amended by PD 1529.
3. R.A. 6675 as amended by RA9700
4. R.A. 8371 (IPRA)
5. R.A. 10023
2. Quimson v. Suarez, GR No. 21381, Apr. 5,
1924, 45 Phil., 901-
3. William H. Anderson and Co. v. Garcia, GR
L-42897, July 27, 1937, 64 Phil., 506
4. Revilla v. Galindez, GR L-9940, Mar.
30, 1960, 107 Phil. 480
5. Legarda Saleeby, GR L-8936, Oct. 2,
1915, 31 Phil. 590
6. Heirs of Doronio v. Heirs of Doronio, GR
169454, Dec. 27, 2007, 541 SCRA 479

7. Manotok IV v. Barque, GR 162335 &

162605, Dec. 12, 2008, 477 SCRA 339
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2 hours What its TITLE and what is REGISTRATION

a. Title and Certificate of Title; distinctions 8. Castillo v. Escutin, GR 171056, Mar. 13,
2009, 581 SCRA 258

9. Torbela v. Rasario, GR 140528, Dec. 7,

2011, 661 SCRA 633
b. Exception to the rule of quieting title to
registered land 10. Angeles v. Sania, GR 44493, Nov. 3, 1938,
66 Phil. 444
c. Registration of land; a judicial proceeding
and an action in rem 10. Grey Alba De la Cruz, GR 5246, Sept. 16,
1910, 17 Phil. 49
c.1. do not be confuse with the titling and
registration

Effects of registration under the Torrens

system
a. Advantages of the Torrens system
11. Manotok IV v. Barque, GR 162335 &
b. Registration as the operative act that 162605, Dec. 12, 2008, 477 SCRA
validates conveyance of land 12. Reynes v. Barrera, GR 46724, Sept. 30,
1939, 68 Phil. 656
b.1. Exceptions to the rule
13. Capitol Subdivision v. Province of Negros
Occidental, GR L-16257, Jan. 31, 1963, 7 SCRA
60
14. State Investment House, Inc. v. CA,
GR 115548, Mar. 05, 1996, 254 SCRA 368
c. Probative value of Torrens title 15. Ching v. CA, 1990, 181 SCRA 9
16. M. Tuazon & Co., Inc. v. CA, GR L-
23480, Sept. 11, 1979, 93 SCRA 146
17. Ybañez v. IAC, GR 68291, Mar. 6,
1991, 194 SCRA 743
d. Curtain principle 18. Republic v. CA, GR L-46626-27, Dec. 27,
1979, 94 SCRA 865
Exceptions: 19. Sandoval v. CA, GR 106657, Aug. 1, 1996,
260 SCRA 283

WHAT IS REGALIAN DOCTRINE 20. Republic v. Lao, GR 150413, July 1, 2003,

405 SCRA 291

IN CONTRAST WITH NATIVE TITLE 21. Cariño v. Insular Government, GR 2746,

Bases for land title
Native title (Constitutional basis)
Imperfect title; how acquired
Dec. 6, 1906, 7 Phil. 132
Kapunan, J., Sep. Op.: Cruz v. Secretary of
Environment and Natural Resources, GR
135385, Dec. 6, 2000, 347 SCRA 128
22. Heirs of Malabanan v. Republic, GR
179987, Apr. 29, 2009, 587 SCRA 172).
23. Cruz v. Secretary of Environment and
Natural Resources, GR 135385, Dec. 6, 2000,
347 SCRA 128

2 HOURS LAND TITLES Lecture and

Recitation
Public and private lands
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Basic principles in land ownership
Public lands and private lands; distinctions
A. Properties of public dominion and
patrimonial properties of the State
B. Property devoted to public use vis-à-
vis property devoted to public
service
I. Kinds of acquisitive prescription
a. Possession in good faith and with
just title required in ordinary
acquisitive prescription
b. Computation of 30-year period
And Tacking of possession; when allowed
Public lands; how acquired; when grant is
conclusively presumed
State, through DENR, possesses and exercises
plenary powers to determine who should be
recipients of public land
2 hours Classification descriptive of legal and not
natural state of land
a. Alienable and disposable (A & D)
land
b. Constitutional limitation on
alienability of public land
c. Classes of A & D lands of the public domain
Sub-classification of A & D lands
A & D lands not subject to private ownership
1. Civil reservations
2. Military reservations
3. Foreshore land
4. Reclaimed land
Positive government act of reclassifying
public land into A & D
CENRO certification insufficient to prove A &
D character of land
24. Chavez v. Public Estates Authority, GR
133250, July 9, 2002, 384 SCRA 152
25. Santiago v. Cruz, GR 6276, Mar. 21, 1911,
19 Phil. 145
“Good faith” and “Just title”
26. Titong v. CA, GR 111141, Mar. 6,
1998, 287 SCRA 102
27. Nenita Quality Foods Corp. v. Galabo, GR
174191, Jan. 30, 2013, 689 SCRA 569
28. South City Homes, Inc. v. Republic,
GR 76564, May 25, 1990, 185 SCRA 693
29. Padilla v. Reyes, GR L-37435, Nov. 28,
1934, 60 Phil. 967
30. Francisco v. Rodriguez, GR L-31083, Sept.
30, 1975, 67 SCRA 212 Lectures and
Recitation
Quiz on topics
already
finished
What is A&D land of public domain
Lecture
and Recitation
31. Director of Forestry v. Villareal, GR 32266,
Feb. 27, 1989, 170 SCRA 598
32. Director of Lands v. CA, GR L-58867,
June 22, 1984, 129 SCRA 689
33. Republic v. CA, GR 127060, Nov. 19, 2002,
392 SCRA 190
34. Republic v. T.A.N. Properties, Inc., GR
154953, June 26, 2008, 555 SCRA 477
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What needs to be proved by the applicant
When public land ipso jure ceases to be part
of the public domain
42. Susi v. Razon, GR 24066, Dec. 9,
1925, 48 Phil. 424
43. Director of Lands v. IAC, GR L-73002,
Dec. 29, 1986, 146 SCRA 509
A. Key provisions of the Public Land Act
(CA 141) on the disposition of A & D
lands of the public domain
Please read the Concurring and Dissenting
Op., Brion, J.: Heirs of Malabanan v. Republic,
GR 179987, Apr. 29, 2009, 587 SCRA 172
1. Possession required to support claim of
title through prescription
2. Rules on disposition of public land or lands
of the public domain
a. Exceptions from the general rule that all
lands of the public domain belong to the
State and are inalienable
3. Private ownership of land; basic requisite
in registration thereof
Director of Lands v. Agustin, GR L-16173, Oct.
6, 1921, 42 Phil. 227
4. Fee simple
Burden of proof rests on applicant for
registration
2 hours Other modes of acquiring land titles
Private conveyance
(1) Accretion; requisites
Accretion distinguished from Alluvium;
Riparian owner
Reason for grant of preferential right to
riparian owner
Dried-up river not an accretion
Accretion not automatically registered in
riparian owner’s name
Petition for registration of accretion
equivalent to a request for confirmation of
title already vested in the riparian owner
Accretion from the sea not part of public
35. Republic v. T.A.N. Properties, Inc., GR
154953, June 26, 2008, 555 SCRA 477
36. Susi v. Razon, GR 24066, Dec. 9, 1925, 48
Phil. 424
37. Director of Lands v. IAC, GR L-73002,
Dec. 29, 1986, 146 SCRA 509
38. Republic v. Bacas, GR 182913, Nov. 20,
2013, 710 SCRA 411
39. Republic v. IAC, GR L-75042, Nov. 29,
1988, 168 SCRA 165
Teehankee, J.: Dissenting op. in Manila
Electric Co. v. Castro-Bartolome, GR L-49623,
June 29, 1982, 114 SCRA 799
40. Director of Lands v. Agustin, GR L-16173,
Oct. 6, 1921, 42 Phil. 227
41. Republic v. Bautista Vda. De Joson, GR
163767, Mar. 10, 2014, 718 SCRA 228
42. Republic v. Bantigue Point Development
Corp., GR 162322, Mar. 14, 2012, 668 SCRA
158
Lecture and
Recitation
43. Santulan v. Executive Secretary, GR L-
28021, Dec. 15, 1977, 80 SCRA 548
44. Cortez v. City of Manila, GR L-4012, Mar.
25, 1908, 10 Phil. 567
45. Grande v. CA, GR L-17652, June 30,
1962, 5 SCRA 524
46. Republic v. Santos III, GR 160453, Nov. 12,
2012, 685 SCRA 51
47. Heirs of Narvasa, Sr. v. Imbornal, GR
182908, Aug. 6, 2014, 732 SCRA 171
48. Fernandez v. Tañada, GR L-31673, June
30, 1971, 39 SCRA 662
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domain 49. Ignacio v. Director of Lands, GR L-12958,

May 30, 1960, 108 Phil. 335
(2) Involuntary alienation
(3) Hereditary succession
(4) Reclamation

The Spanish Law of Waters of 1866 provision

on reclaimed lands
Reclaimed lands form part of lands of the
public domain
Spanish Law of Waters of 1866 vis-à-vis
subsequent laws
Reclamation does not amount to conversion
of land to A & D
Instance when reclaimed submerged areas
become A & D

(5) Native title

The concept of native title
Cruz v. Sec. of Environment and Natural
Resources, GR 135385, Dec. 6, 2000, 347
SCRA 128

Possession since time immemorial

(6) Agrarian reform

Emancipation Patent and Certificate of Land
Ownership Award
Qualifications of beneficiaries under PD 27
and RA 6657
Governing laws on land titling and
registration

(1) Cadastral Act or Act No. 2259, as

amended 50. Director of Lands v. Benitez, GR L-21368,
Cadastral survey Mar. 31, 1966, 16 SCRA 557
Publication requirement jurisdictional

Cadastral proceedings governed by the usual

rules of practice, procedure and evidence;
When cadastral decree and certificate issued 51. Tan Sing Pan v. Republic, GR 149114, July
21, 2006, 496 SCRA 189
Filing of answer with cadastral court 52. Government of the Phil. Islands v. Abural,
corresponds to application for registration of GR 14167, Aug. 14, 1919, 39 Phil. 996
land title
Judgment in a cadastral survey is a judicial
act; decree binds all the world

(2) Public Land Act or Commonwealth Act

No. 141, as amended
Presidential power to classify lands of the 52. DBP v. CA, GR 109946, Feb. 9, 1996, 253
public domain SCRA 414
(3) Articles 708 to 711 of the Civil Code of
the Philippines
Registration with the RD is what divests 53. Morandarte v. CA, GR 123586, Aug. 12,
government of title 2004, 436 SCRA 213
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Property of the public domain is incapable of

registration
(4) Property Registration Decree or
Presidential Decree No. 1529

Citizenship requirements 54. Borromeo v. Descallar, GR 159310, Feb.

24, 2009, 580 SCRA 175
Lands of the public domain can only be
acquired by Filipino citizens
Private lands transferrable only to qualified 55. Ong Ching Po v. CA, GR 113472-73, Dec.
individuals or entities 20, 1994, 239 SCRA 341

Right of Filipino citizens to lease or own

alienable public lands
Corporations prohibited from owning
alienable public lands
Aliens not qualified from acquiring public and 56. Matthews v. Taylor, GR 164584, June 22,
private lands; purpose 2009, 590 SCRA 394
of the prohibition

Natural-born citizen who lost Philippine

citizenship may be a transferee of private
lands 57. Republic v. CA, GR 108998, Aug. 24, 1994,
Natural-born citizens 235 SCRA 567
Transfer and involuntary sales

Foreign national may apply for registration of

land acquired while still a Filipino citizen

Laws governing land acquisition and

ownership by former citizens

Limitations on land ownership by former

natural-born Filipinos

Instances when aliens may acquire or buy

lands in the Philippines
Capacity of aliens to acquire land determined
based on citizenship at the time of acquisition
Land ownership by aliens; when permitted
58. City Treasurer of Makati v. BA
Lepanto Condominium Corp., GR 154993, Oct.
25, 2005, 474 SCRA 258
59. Hulst v. PR Builders, Inc., GR 566,
Sept. 25, 2008, 566 SCRA 333

2 Hours Condominium Lectures and

Recitation
Land administration
Agencies involved in land administration and
management

Land administration functions shared by and

among the agencies
Situs of executive power over disposition of
public lands 60. Espinosa v. Makalintal, GR L-1334,
DENR charged with responsibility over Aug. 29, 1947, 79 Phil. 134
disposition of public lands

Powers of Director of Lands assumed by

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DENR Secretary pursuant to EO 192

Bureau of Lands abolished and power of

Director of Lands clipped
Authority of DENR to resolve conflicting
claims of applicants
Power of DENR to promulgate rules and
regulations

Quasi-judicial powers of DENR in disposition

of public lands
Authoritativeness of decision of DENR on
questions of fact and of law
Doctrine of primary jurisdiction; rationale
Decision of DENR entitled to great respect by
courts
61. Stolt-Nielsen Transportation Group,
Inc. v. Medequillo, Jr., GR 177498, Jan.
18, 2012, 663 SCRA 291
62. Brillantes v. Castro, GR L-9223, June
30, 1956, 99 Phil. 497
63. 69. Ortua v. Encarnacion, GR 39919, Jan.
30, 1934, 59 Phil. 440

Effect of decisions of quasi-judicial agencies

such as DENR

Judicial review of decisions of DENR;

exception to the rule
When judicial review of administrative
findings of fact by DENR may be made

2 Hours PROPERTY REGISTRATION

GENERAL PROVISIONS OF THE LAND
REGISTRATION CODE
(PRESIDENTIAL DECREE NO. 1529, AS
AMENDED)

Title of the governing law on land registration

Land registration

Registration does not correspond to title

64. Lee Tek Sheng v. CA, GR 115402, July 15,

1998, 292 SCRA 544
65. Sajonas v. CA, GR 102377, July 5,
1996, 258 SCRA 79
66. Republic v. CA, GR 116111, Jan. 21,
1999, 301 SCRA 366
Nature of registration proceedings Purposes of the Property or Land Registration
Law
Jurisdiction of courts; in rem proceedings 67. Benin v. Tuason, GR L-26127, June
Duty of court to furnish LRA with copies of 28, 1974, 57 SCRA 531
papers and pleadings
Authority of RTCs to hear and determine all
questions
Instances when cadastral or land
registration cases may be heard by first level
courts; appellate jurisdiction
68. Association of Baptists for World
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Distinction between RTC’s general and limited Evangelism, Inc. v. First Baptist Church, GR L-
jurisdictions eliminated by PD 1529 32621, July 29, 1987, 152

Land registration court (RTC) no longer 69. Ligon v. CA, GR 107751, June 1, 1995, 244
restrained by its former limited jurisdiction SCRA 693

Plenary jurisdiction of land registration court

(RTC) 70. Averia, Jr. v. Caguioa, GR L-65129, Dec. 29,
1986, 146 SCRA 459
Purpose of the rule under Section 8 of PD
1529
71. Benin v. Barque, GR 162335, Dec. 18,
Systems of registration of real property or 2008
rights in the Philippines
Status of other pre-existing land registration 72. Cavan v. Wislizenus, GR L-24768, Jan.
systems 21, 1926, 48 Phil. 636
Discontinuation of registration under the
Spanish Mortgage Law

Registration for unregistered lands under Act

3344
Act 3344, the law on recording of deeds on
unregistered lands
Sale registered under Act 3344 not deemed a
constructive notice

Unregistered sale not binding on innocent

third persons
73. Mactan-Cebu International Airport
Authority v. Tirol, GR 171535, June 5, 2009,
588 SCRA 635
2 Hours Loss of certificate of title over registered
land; effect and remedy

THE LAND REGISTRATION AUTHORITY AND

ITS REGISTRIES OF DEEDS
The Land Registration Authority (LRA) and its
mandate
History of the LRA and its precursor agencies 74. Cusi v. Domingo, GR 195825, Feb. 27,
2013, 692 SCRA 277
The LRA Administrator and Deputy Officials of the LRA
Administrators
Qualifications of the Administrator and
Deputy Administrators
Duties of the LRA Administrator
General functions of the LRA
Ministerial duty of LRA to issue decrees of
registration with obligation to seek
clarification from the court when in doubt 75. Rodriguez v. CA, GR 184589, June 13,
2013, 698 SCRA 352
Official station and jurisdiction of the Register
of Deeds
Appointment of RDs
Qualifications of RDs and Deputy RDs

General functions of RDs; RDs as repository of

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records of deeds affecting lands
Function of RD ministerial in nature
RD not duty-bound to determine validity of a
document for purposes of registration
RD has no power to determine validity of
document
Instances when the RD may validly refuse
registration of voluntary instruments and
private documents
Discharge of duties of RD in case of vacancy
Index system and cards with the names of all
registered owners
Chief Geodetic Engineer as technical adviser
of LRA
2 Hours ORDINARY LAND REGISTRATION
PROCEEDINGS
APPLICATIONS FOR LAND REGISTRATION
Application for registration of title to land;
Who may apply
Filing by a single applicant or multiple
applicants
Single application for two (2) parcels of land;
misjoinder
Joint application of all co-owners
Vendor a retro may file application
Trustee may apply in representation of his
principal
Requirements for land registration (judicial
titling)
Technical description
Lands subject to initial registration
Kinds of registrable private lands
Lands not subject to registration
Second decree for the same land void; res
judicata
Proceeding in rem requiring constructive
seizure by publication
Instance when more certificates are issued
over the same land
Public land; how acquired by private persons
76. Baranda v. Gustilo, GR L-81163, Sept. 26,
1988, 165 SCRA 757
77. Gabriel v. RD of Rizal, GR L-17956, Sept.
30, 1953, 9 SCRA 136
78. Gurbax Singh Pabla & Co. v. Reyes, GR L-
3970, Oct. 29, 1952, 92 Phil. 182
79. 85. Almirol v. The RD of Agusan, GR L-
22486, Mar. 20, 1968, 22 SCRA 1152
80. Balbin v. Register of Deed of Ilocos Sur,
GR L-20611, May 8, 1969, 28 SCRA 12
81. Gallardo v. IAC, GR L-67742, Oct. 29,
1987, 155 SCRA 248
Discharge of duties of RD in case of vacancy
Lecture and
Recitation
82. Republic v. Herbieto, GR 156117, May 26,
2005, 459 SCRA 183
83. Montiero v. Salgado, GR L-7287, Mar. 29,
1913, 27 Phil. 631
84. Director of Forestry v. Muñoz, GR L-
24796, June 28, 1968, 23 SCRA 1183
85. Rojas v. City of Tagaytay, 106 Phil., 512;
60 Off. Gaz., 820
86. Director of Lands v. CA, GR 102858. July
28, 1997, 276 SCRA 276
87. Republic v. CA, GR 113549, July 5, 1996,
258 SCRA 223
87. Margolles v. CA, GR 109490, Feb. 14,
1994, 230 SCRA 97
88. Heirs of Lopez v. De Castro, GR
112905, Feb. 3, 2000, 324 SCRA 591
89. Padilla v. Reyes, GR 37435. Nov. 28,
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1934, 60 Phil 967

90. Lee Hong Hok v. David, GR L-30389,
Classification and disposition of lands of the Dec. 27, 1972, 48 SCRA 372
public domain
A & D lands of the public domain
91. Fortuna v. Republic, GR 173423, Mar. 5,
Public Land Act (CA 141) a special law on 2014, 718 SCRA 35
public lands 92. De Guzman v. CA, GR 132257, Oct.
12, 1998, 297 SCRA 743

2 Hours Legal modes of disposing of public lands Quiz, Lectures

Friar lands not part of public lands; definition 93. Manotok IV v. Heirs of Barque, GR and Recitation
Contract to sell and delivery of certificate of 162335 & 162605, Aug. 24, 2010, 628 SCRA
sale of friar land 668

(1) Homestead settlement

1. Homestead
Qualifications for homestead

94. Republic v. CA, GR L-42856, Jan. 27,

Married woman not allowed to have 1981, 102 SCRA 331
homestead; exceptions
Homestead patent a mode of acquiring title
to public lands
Application requirements for homestead
patents
Procedure for homestead patent application
Signing and approving authority
Sale of homestead within 5-year prohibited
period deemed void 95. Manzano v. Ocampo, GR L-14778, Feb.
Law does not distinguish between executory 28, 1961, 1 SCRA 691
and consummated sales
When a perfected homestead is deemed a
property right
96. Balboa v. Farrales, GR L-27059, Feb. 14,
Certificate of title issued on the strength of a 1928, 51 Phil. 498
patent indefeasible one (1) year after 97. Ramirez v. CA, GR L-28591, Oct. 31, 1969,
issuance 30 SCRA 297

Indefeasibility of a homestead patent; 98. Ybañez v. IAC, GR 68291, Mar. 6, 1991,

exception 194 SCRA 743

(2) Sale of agricultural land via Sales

Patent; requisites

(3) Lease of residential, commercial and

industrial land
Private corporations or associations may
only lease public lands;
exception 99. Director of Lands v. IAC, GR 73002, Dec.
29, 1986, 146 SCRA 509
Filipino citizens may also lease or acquire
public lands

(4) Confirmation of imperfect or

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incomplete titles; judicial and administrative

100. Martinez v. CA, GR 170409, Jan. 28,
(a) Judicial legalization or confirmation 2008, 542 SCRA 604
Acquisition and registration by private person
of public land
Section 14(1) of PD 1529 in relation to Section
48(b) of CA 141
Section 48(b) of CA 141 distinguished from
Section 14(1) of PD 1529
101. Herico v. DAR, GR L-23265, Jan. 28,
Judicial confirmation of imperfect title; when 1980, 95 SCRA 437
application therefore becomes a mere 102. Martinez v. CA, GR 170409, Jan. 28,
formality 2008, 542 SCRA 604
What must be proved by applicants for
registration 103. Republic v. Bantigue Point Development
Additional proof or evidence Corp., GR 162322, Mar. 14, 2012, 668 SCRA
All requisites must be complied with 158
Proof that the land applied for is declassified
from forest or timber zone to A & D property
Burden of proving positive act of government
declassifying the land rests on the applicant

What constitutes positive act of the
government
Declaration by the President or DENR
Secretary a positive act
104. Secretary of DENR v. Yap, GR 167707,
Oct. 8, 2008, 589 Phil. 156
Survey by a geodetic engineer not a positive
act of government
105. Menguito v. Republic, GR 134308,
Dec. 14, 2000, 348 SCRA 128

CENRO certification not enough 106. Republic v. Hanover Worldwide Trading

Evidence required to establish A & D
character of land
Occupation for 30 years or more not
sufficient by itself
Period of possession required sto acquire land
through judicial conformation
“Agricultural lands” under CA 141 vis-a-vis “A
& D lands of the public domain” under PD
1529
Length of the requisite possession amended
by PD 1073
Vested rights cannot be impaired by PD 1073
Possession construed
Possession and occupation not synonymous
Required character of possession under Sec.
14(1) of PD 1529
Corp., GR 172102, July 2, 2010, 662 SCRA 730
107. Republic v. Santos, GR 191516, June 4,
2014, 724 SCRA 660
108. Republic v. Tsai, GR 168184, June 22,
2009, 590 SCRA 423
108. Balboa v. Farrales, GR L-27059, Feb. 14,
1928, 51 Phil. 498
See Republic v. Gielczyk, GR 179990, Oct. 23,
2013, 708 SCRA 433
109. Republic v. East Silverlane Realty
Development Corp., GR 186961, Feb. 20,
2012, 666 SCRA 401
110. Heirs of Arzadon-Crisologo v. Rañon, GR
171068, Sept. 5, 2007, 559 Phil. 169
111.Republic v. Vera, GR L-35778, Jan. 27,
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Mere casual cultivation does not constitute 1983, 120 SCRA 21

possession under claim
of ownership
What the June 12, 1945 reckoning point
refers to
Significance of Section 14(2) of PD 1529

Sections 14(1) and 14(2) of PD 1529

distinguished

Prescription not a mode of acquiring public

land under CA 141 but one such mode under
PD 1529
Property of public dominion and patrimonial
property 112.Republic v. Aboitiz, GR 174626, Oct. 23,
When lands of the public domain become 2013, 798 SCRA 388
patrimonial property
113. Republic v. Metro Index Realty and
Ownership of patrimonial property; how Development Corp., GR 198585, July 2, 2012,
acquired
Disposition of patrimonial property 114. Navy Officers’ Village Association, Inc.
Sale or lease of patrimonial property under (NOVAI) v. Republic, GR 177168, Aug. 03,
Act No. 3038 (IGPSA) 2015

Kinds of acquisitive prescription for

acquisition of patrimonial property
Express declaration by the State needed for
prescription to begin
Period of possession to be reckoned only 115. Republic v. Rizalvo, GR 172011, Mar.
from the time of classification of land as 7, 2011, 644 SCRA 516
patrimonial property

Nature of possession required for purposes of

prescription
Burden of proving possession 116. The Director, Land Management Bureau
v. CA, GR 112567, February 7, 2000, 324 SCRA
757
117. Arbias v. Republic, GR 173808, Sept.
17, 2008, 565 SCRA 582
Tax declarations not competent evidence of 118. Wee v. Republic, GR 177384, Dec. 8,
actual possession 2009, 608 SCRA 72

Proof of actual possession must accompany 118. Ganila v. CA, GR 150755, June 28,
claim of ownership based on tax declaration 2005, 461 SCRA 435
Tax declarations good indicators of 119. Deiparine v. CA, GR 111257, Dec. 4,
possession 1998, 221 SCRA 503

2 hours (b) Administrative legalization or free Lectures and

patent recitations

Free patent
Qualifications of an applicant for free patent
Natural-born citizen
Requirement reduced to “Filipino citizens”
Burden of proving “private rights;” reason for 120. Gordula v. CA, GR 127296, Jan. 22,
14 | P a g e

30-year period 1998, 284 SCRA 617

Procedures for application and grant of free
patent
Right of a holder of land under free patent;
right to repurchase
When free patent title is ipso facto cancelled
and rendered void
Instance when free patent vests no title on
patentee
When rule on indefeasibility does not apply to
free patents
121. Cabacug v. Lao, GR L-27036, Nov. 26,
1970, 36 SCRA 92
122. Azarcon v. Vallarta, GR L-43679, Oct. 28,
1980, 100 SCRA 450).
123. Ramos v. Obligado, GR 46548. June 21,
1940, 70 Phil. 86
124. Republic v. Animus, GR L-37682, Mar.
29, 1974,56 SCRA 499

(5) Townsite Reservations

(6) Direct sale of residential lands under RA

730 via MSA
Miscellaneous Sales Application (MSA)
Basic conditions of the MSA
Maximum area to be granted to an applicant
Restrictions on alienation removed by PD
2004
Persons qualified to apply for MSA
Requirements in the filing of application
Procedure in acquiring an MSA

(7) Residential Free Patent under RA 10023

Qualifications of beneficiaries

Coverage
Zoning at the time of filing of application to
be considered
Removal of restrictions
Form and contents of the application

(8) Appointment of agent or representative

of non-resident applicant; substitution

(9) Jurisdiction lies with the RTC where the

land is situated 125. Republic v. Guinto-Aldana, GR
Monument of title 175578, Aug. 11, 2010, 628 SCRA 210
When submission to court of approved survey 126. Republic v. CA, GR L-62680, Nov. 9,
plan or blueprint copy may suffice 1988, 167 SCRA 150
127. Recto v. Republic, GR 160421, Oct. 4,
2004, 440 SCRA 79
128. Republic v. Hubilla, GR 157683. Feb.
11, 2005, 451 SCRA 181

Survey plan 129. Director of Lands V. CA, GR L-25723,

Purpose of survey plan June 29, 1984
Metes and bounds of property is what defines
it
130. Balantakbo v. CA, GR 108515, Oct.
16, 1995, 249 SCRA 323
131. Romero, Sr. v. CA, GR L-29659, July
30, 1971, 40 SCRA 172
15 | P a g e

Metes and bounds 132. Republic v. Espinosa, GR 171514, July

Note on survey plan not deemed evidence to
prove private title
(10) Where application covers 2 or more
parcels
18, 2012, 677 SCRA 92
133. Republic v. Sarmiento, GR 169397,
Mar. 13, 2007, 518 SCRA 250
134. Republic v. Herbieto, GR 156117, May
26, 2005, 459 SCRA 183

(11). Amendments to the application

(12) When land applied for borders on road

(13) Requirement of additional facts and

papers; ocular inspection 135. SM Prime Holdings, Inc. v. Madayag,
Court may require certain documents or GR 164687, Feb. 12, 2009, 578 SCRA 552
reports to verify title 136. Carvajal v. CA, GR 98328, Oct. 9,
Ocular inspection not mandatory 1997, 345 Phil. 582

(14) Dealings with land pending original
registration
Procedure in case property is conveyed
during registration
Application for registration need not be
amended; requisites
136. Government of the Phils. v. Abad, GR L-
8317, May 23, 1958, 103 Phil. 725
137. Mendoza v. CA, GR L-36637, July 14,
1978, 84 SCRA 67

PUBLICATION, OPPOSITION AND DEFAULT

Notice of initial hearing, publication
(1) By publication
(2) By mailing
(3) By posting
Notice of initial hearing; format
Notice of the initial hearing jurisdictional
138. Po v. Republic, GR L-27443, July 19,
1971, 40 SCRA 37
Purpose of publication requirement 139. Republic v. CA, GR 100995, Sept. 14,
1994, 236 SCRA 442
Effect of belated publication
Effect on non-publication in a
newspaper of general circulation 139. Director of Lands v. CA, GR 102858,
July 28, 1997, 276 SCRA 276
Rationale for mandatory publication
requirement
What constitutes defective notice 140. Fewkes v. Vasquez, GR L-29075, June 10,
1971, 39 SCRA 514
All requirements must be complied with 141. Republic v. Marasigan, GR 85515, June
6, 1991, 198 SCRA 219
Proof of publication and notice
Opposition to application in ordinary
proceedings
When submission of approved subdivision
plan may be required
Oppositor should only appear to have an 142. Archbishop of Manila v. Barrio of Sto.
interest in the property Cristo, GR L-12981, Nov. 6, 1918, 39 Phil. 1

Effect of absence of opposition 143. Director of Lands v. Agustin, GR 16179,

Order of default and its effect Oct. 6, 1921, 42 Phil. 227
Effect of an order of default to the defendant 144. C. Johnson & Son, Inc. v. CA, GR L-
16 | P a g e

54040, Aug. 14, 1990, 188 Phil. 579

Defendant declared in default may still appeal
from the judgment by
default but on limited grounds
Grounds for appeal by party declared in 146. Martinez v. Republic, GR 160895, Oct.
default 30, 2006, 506 SCRA 134
147. Arquero v. CA, GR 168053, Sept. 21,
2011, 658 SCRA 70
Order of general default deemed issued in 148. Heirs of Lopez, Sr. v. Enriquez, GR
land registration cases 146262, Jan. 21, 2005, 449 SCRA 173
Motion to lift of the Order of default; proper 149. Estiva v. Alvero, GR 11887, Jan. 28, 1918,
party and procedure 37 Phil. 498
Failure of oppositor who filed
answer to appear in initial hearing 150. Director of Lands v. Santiago, GR L-
not a ground for default 41278, Apr. 15, 1988, 160 SCRA 186
Appeal not an ample remedy for party 151. Omico Mining and Industrial Corp. v.
unlawfully declared in default Vallejos, GR L-38974, Mar. 25, 1975, 63 SCRA
285
HEARING JUDGMENT AND DECREE OF
REGISTRATION
Speedy proceedings; Reference to a referee
Partial judgment
When judgment should be rendered by the 152. Ramos v. Rodriguez, GR 94033, May 29,
court 1995, 244 SCRA 418
Duty of LRA to render reports may extend 153. Gomez v. CA, GR 77770, Dec. 15, 1988,
after finality of court’s judgment 168 SCRA 491
Court’s duty where there is an adverse 154. Tirona v. Nañawa, GR L-22107, Sept. 30,
claimant or none 1967, 21 SCRA 395
Remedies before judgment becomes final
(a) Motion for reconsideration; grounds
Effect of denial of the motion for 155. Neypes v. CA, GR 141524, Sept. 14,
reconsideration 2005, 469 SCRA 633
“Fresh period” or the “Neypes rule”
Neypes rule does not apply to non-appealable
orders
Effect of grant of the motion for 156.Esquivel v. Alegre, GR 79425, Apr. 17,
reconsideration 1989, 172 SCRA 315
Court action when issues in a motion for
reconsideration are severable
Remedy when motion for reconsideration is
denied; second motion barred
Remedy from an order denying a motion for
new trial
(b) Motion for new trial; grounds
Requisites of newly-discovered evidence 157. Destileria Limtuaco v. CA, GR L-
When to file a motion for new trial 63053, July 22, 1986, 143 SCRA 92

Effect of denial of a motion for new trial 158. Francisco v. Puno, 108 SCRA 427
Effect of grant of a motion for new trial
(c) Appeal from judgment
Modes of appeal
Issues to be raised on appeal
Period for filing an appeal 159. Stolt-Nielsen v. NLRC, GR 147623, Dec.
Right to appeal a mere statutory privilege 13, 2005, 477 SCRA 516
160. Association of Integrated Security
Force of Bislig-ALU v. CA, GR 140150, Aug. 22,
17 | P a g e

Judgments or orders from which appeals may 2005, 467 SCRA 483
be taken
When does judgment become final
Duty to cause issuance of decree of
registration
Final judgment constitutes res judicata
against the whole world 161. Ting v. Heirs of Lirio, GR 168913,
Mar. 14, 2007, 518 SCRA 334
Res judicata
Requisites for res judicata to serve as
absolute bar to new action
162. Laburada v. LRA, GR 101387, Mar.
Land title not finally adjudicated until after
11, 1998, 287 SCRA 333
the lapse of one (1) year from issuance of
decree of registration

Remedies after judgment becomes final

163. Trust International Paper Corp. v.
(a) Reliefs from judgments, orders and other
Pelaez, GR 164871, Aug. 22, 2006, 499 SCRA
proceedings
552
Provisional remedy available to preserve the
rights of the parties
Grounds for petition for relief from judgment
164. Dela Cruz v. Andres, GR 161864, Apr. 27,
Time to file petition
2007, 522 SCRA 585
Affidavits to be annexed to the petition
Petition for relief from judgment; when
allowed
(b) Annulment of judgments, or final
165. Diona v. Balangue, GR 173559, Jan. 7,
orders and resolutions; grounds
2013, 688 SCRA 22
Ground for annulment of judgment
Annulment of judgment; when available
Periods to file action
166. Galicia v. Manliquez, GR 155785,
Apr. 13, 2007, 521 SCRA 85
Annulment of judgment an independent
167. Bulawan v. Aquende, GR 182819, June
remedy
22, 2011, 652 SCRA 585
When extrinsic fraud not a valid ground for
annulment of judgment
Lack of jurisdiction as ground for annulment
of judgment
Lack of jurisdiction
Effects of annulment of judgment
(c) Petition for Certiorari (Special Civil
Action)
Writ of certiorari; when and for what purpose
168.Land Bank of the Phils. v. CA, GR 129368,
issued
Aug. 25, 2003, 409 SCRA 455
Requisites for availment of remedy of
certiorari
(d) Petition for reopening and review of
the decree of registration
Petition under Section 32 of PD 1529; when
169. Gomez v. CA, GR 77770, Dec. 15, 1988,
and by whom filed
168 SCRA 491
Petition for review must be by motion in
170. Baldoz v. Papa, GR L-18150, July 30,
same proceeding where decree was issued
1965, 14 SCRA 691
Elements for allowance of reopening or
171. Libudan v. Gil, GR L-21163, May 17,
review of decree
1972, 45 SCRA 17
Petitioner or movant need not be original
172. Salva v. Salvador, 18 Phil. 193)
claimant
173. Reyes v. City of Manila, 38 Phil. 350
18 | P a g e

v. Ybañez, GR L-6103, Apr. 17, 1953, 92 Phil.

Purpose in giving aggrieved parties a chance 911
to review the decree 174. Rublico v. Orellana, GR L-26582, Nov. 28,
Only those fraudulently deprived of their 1969, 30 SCRA 511
opportunity to be heard in the original 175. Crisolo v. CA, GR L-33093, Dec. 29, 1975,
registration case may file petition for review 68 SCRA 435.
Petition may be filed any time after rendition
of court’s decision 176. Rivera v. Moran, GR L-24568, Mar. 2,
1926, 48 Phil. 836

2 Hours Decree of registration; contents Lectures and

Decree conclusive against all persons Recitations
Period when court may reopen proceedings; 177. Lopez v. Padilla, GR L-27559, May 18,
Ground for review 1972, 45 SCRA 44
Review of decree of registration; when
decree no longer reviewable
Review of decree of registration under the
jurisdiction of the RTC
Title deemed not finally adjudicated before
entry of decree and lapse of one (1) year from 178. Gomez v. CA, GR 77770, Dec. 15, 1988,
its entry by the LRA 168 SCRA 491

Innocent purchaser for value (IPV), buyer in 179. Yared v. Tiongco, GR 161360, Oct. 19,
good faith 2011, 659 SCRA 545
180. de Recinto v. Inciong, GR L-26083,
May 31, 1977, 77 SCRA 196
Protection accorded by law to an IPV 180. Peralta v. Abalon, GR 183448, June
30, 2014, 727 SCRA 477
Buyer in bad faith not protected by 181. Lu v. Manipon, GR 147072, May 7,
registration of sale 2002, 381 SCRA 788
Holder in bad faith of certificate of title not 182. Baricuatro Jr. v. CA, GR 105902, Feb.
protected by law; case of double sale 9, 2000, 325 SCRA 137
Governing principle in double sale 183. Olivares v. Gonzales, GR L-34500,
Mar. 18, 1988, 159 SCRA 33
184. Astorga v. CA, GR 58530, Dec. 26,
1984, 133 SCRA 748
185. Cruz v. Cabana, GR 56232, June 22,
1984; 129 SCRA 656
Forged deed does not divest registered owner 186. Soliven v. Francisco, GR L-48974,
of title Nov. 29, 1989, 170 SCRA 218
Forged deed may be the root of a valid title 187. Lim v. Chuatoco, GR 161861, Mar.
Period from issuance of decree to question its 11, 2005, 453 SCRA 308
validity
Indefeasibility of decree of registration 189. Javier v. CA, GR 101177, Mar. 28,
1994, 231 SCRA 498
190. Eduarte v. CA, GR 105944, Feb. 9,
1996, 323 Phil. 462
Rationale for the rule on indefeasibility of title 191. Borbajo v. Hidden View
Homeowners, Inc., GR 152440, Jan. 31, 2005,
450 SCRA 315
192. Ingusan v. Heirs of Reyes, GR
142938, Aug. 28, 2007, 531 SCRA 315
Instance when the rule on indefeasibility will
not apply 193. Ferrer v. Bautista, GR 46963, Mar.
14, 1994, 231 SCRA 257
19 | P a g e

Void certificate of title

194. Heirs of Simplicio Santiago v. Heirs of
Mariano Santiago, GR 151440, June 17, 2003,
404 SCRA 193
195. Republic v. Reyes, GR L-30263-5, Oct.
3, 1987, 155 SCRA 313
Rule on indefeasibility applies
also to homestead and free 196. Iglesia ni Cristo v. CFI of Nueva Ecija,
GR L-35273, July 25, 1983, 123 SCRA 516
patents 197. Sumail v. Judge of the CFI of
Cotabato, GR L-8278, Apr. 30, 1955, 96 Phil.
946
Requisites for the availment of the remedy of
petition for review 198. Serna v. CA, GR 124605, June 18,
Finality an essential feature of a Torrens 1999, 308 SCRA 527
certificate of title 199. Broce v. Apurado, GR 8416, Jan. 27,
1914, 26 Phil. 581
One-year period starts to run from the date
of entry of decree 200. Gomez v. CA, GR 77770, Dec. 15, 1988,
Petition may already be filed after rendition 168 SCRA 491
of court’s decision 201. Rivera v. Moran, GR 24568, Mar. 2,
1926, 48 Phil. 836.
One-year period reckoned not from court’s
decision but from issuance of decree by the 202. Ramos v. Rodriguez, GR 94033, May
LRA Administrator 29, 1995, 244 SCRA 418

Petition for review under Section 32 of PD

1529 separate and distinct from Motion for
new trial
Deprivation must be through actual or
extrinsic fraud
a. Actual and constructive fraud
Extrinsic and intrinsic fraud
Section 32 of PD 1529 considers only extrinsic
or collateral fraud
Inquiry into intrinsic fraud barred after
judgment
203. Manila v. Abila, GR L-26781, Feb. 28,
1977, 75 SCRA 267
204. Heirs of Roxas v. CA, GR 118436,
Mar. 21, 1997, 270 SCRA 309
205. Director of Lands v. CFI of Rizal, GR L-
31681, July 31, 1987, 152 SCRA 487
206. Republic v. Guerrero, GR
133168, Mar. 28, 2006, 485 SCRA 424
207. Frias v. Esquivel, GR L-17366, July 31,
1962, 5 SCRA 770
208. Tichangco v. Enriquez, GR 150629,
June 30, 2004, 433 SCRA 324

2 hours Remedies available after the one-year Lecture

contestability period Recitation of
(a) Action for damages Quiz
Moral and exemplary damages where a 209. Valenzuela v. Sps. Mano, GR 172611,
person committed fraud in obtaining title July 9, 2010, 624 SCRA 664

(b) Action for reconveyance 210. Kapunan, J.: Separate, Concurring

Reconveyance
Transfer of title wrongfully registered is what
and Dissenting Op. in Legarda v. CA, GR
94457, Oct. 16, 1997, 280 SCRA 642
211. Lacorte v. CA, GR 124574, Feb. 2,
1998, 286 SCRA 24
212. Pasio v. Monterroyo, GR 159494, July
20 | P a g e
is sought in an action for
reconveyance
Action for reconveyance governed by Article
434 of Civil Code
Requirements that must concur to warrant
reconveyance of land
Action for reconveyance may be barred by
prescription
Reconveyance based on implied trust
prescribes in 10 years
Exception to 10-year prescriptive period
Possession must be in the concept of an
owner
Essential condition for resort to action for
reconveyance
Right of innocent mortgagee for value
What constitutes fraud that would give
ground for reconveyance
When action for reconveyance may be barred
by laches
Laches
Nature of action for reconveyance based on a
fictitious deed
Twin reliefs sought in action for reconveyance
Action for reconveyance not aimed
at reopening registration proceeding
Remedy of owner deprived of his land when
reconveyance is no longer available
(c) Recovery Against the Assurance Fund
Action for compensation from Assurance
Fund; when filed
Purpose of the Assurance Fund
Suppletory application of the Rules of Court
Other remedies
(a) Cancellation of title
Action for declaration of nullity of free patent
and certificate of title; real party in interest
Grounds for cancellation of patent and
annulment of title
31, 2008, 560 SCRA 739
213. Hutchison v. Buscas, GR 158554, May 26,
2005, 459 SCRA 214
214. New Regent Sources, Inc. v. Tanjuatco,
Jr., GR 168800, Apr. 16, 2009, 585 SCRA 329
215. Walstrom v. Mapa, Jr., GR L-38387, Jan.
29, 1990, 181 SCRA 431
216. Heirs of Valientes v. Ramas, GR 157852,
Dec. 15, 2010, 638 SCRA 444
217. Tan v. CA, GR 125861, Sept. 9, 1998, 295
SCRA 247
218. Lucena v. CA, GR L-77468, Aug. 25, 1999,
313 SCRA 47
219. Rural Bank of Sariaya, Inc. v. Yacon, GR
L-78011, July 5, 1989, 175 SCRA 62
220. National Grains Authority v. IAC, GR
68741, Jan. 28, 1988, 157 SCRA 380
221. Declaro v. CA, GR 119747, Nov. 27,
2000, 346 SCRA 57).
222. Po Lam v. CA, GR 116220, Dec. 6, 2000,
347 SCRA 86
223. PNB v. Heirs of Militar, GR 164801, Aug.
18, 2005, 467 SCRA 377
224. Linzag v. CA, GR 122181, June 26, 1998,
291 SCRA 304
225. Quiniano v. CA, GR L-23024, May 31,
1971, 39 SCRA 221
226. Rodriguez v. Toreno, GR L-29596, Oct.
14, 1977, 76 SCRA 356
227. Delos Reyes v. CA, GR 121468, Jan. 27,
1998, 285 SCRA 81
228. Heirs of Roxas v. Garcia, GR 146208, Aug.
12, 2004, 436 SCRA 253
229. Loewenstein v. Page, GR L-5599, Mar.
22, 1910, 16 Phil. 84
230. Heirs of Kionisala v. Heirs of Dacut, GR
147370, Feb. 27, 2002, 378 SCRA 206
231. Republic v. Mangotara, GR 170375,
170505 & 173355-56, July 7, 2010, 624 SCRA
360
232. Quinsay v. IAC, GR 67935, Mar. 18, 1991,
21 | P a g e
(b) Reversion under Section 101 of CA 141
Reversion
Objective of reversion suit
Action for reversion; where proper
Instances when remedy of reversion may be
resorted to
Only the State can
institute reversion
proceedings
Instance when certificate of title may be
cancelled and property subject thereof
reverted to the government
Public land fraudulently included in patents
subject of reversion
Action for reversion distinguished from action
for declaration of nullity of free patent and
certificate of title
Real party in interest in reversion proceedings
(c) Quieting of title; definition
Action to quiet title a suit quasi in rem
Twin requisites for quieting of title
Proper party in an action to quiet title
Suit to quiet title to property occupied by
plaintiff does not prescribe
(d) Criminal action for perjury
Perjury
Elements of perjury
2 Hours CADASTRAL REGISTRATION PROCEEDINGS
ORDER FOR SPEEDY SETTLEMENT AND
ADJUDICATION, SURVEY AND NOTICES
195 SCRA 268
233. Republic v. Roxas, GR 157988, Dec. 11,
2013
234. Yujuico v. Republic, GR 168661, Oct. 26,
2007, 537 SCRA 513
235. Cawis v. Cerilles, GR 170207, Apr. 19,
2010, 618 SCRA 357
236. Republic v. Heirs of Alejaga, Sr., GR
146030, Dec. 3, 2002, 393 SCRA 361
Republic v. Guerrero, GR 133168, Mar. 28,
2006, 485 SCRA 424
237. Republic v. Roxas, GR 157988,. Dec. 11,
2013
238. Cawis v. Cerilles, GR 170207, Apr. 19,
2010, 618 SCRA 357
239. Garingan v. Garingan, GR 144095, Apr.
12, 2005, 455 SCRA 480
240. Reyes v. CA, GR 94524, Sept. 10, 1998,
295 SCRA 296
241. Gabila v. Barriga, GR L-28917, Sept. 30,
1971, 41 SCRA 131
242. Heirs of Kionisala v. Heirs of Dacut, GR
147370, Feb. 27, 2002, 378 SCRA 206
243. Heirs of Toring v. Heirs of Boquilaga, GR
163610, Sept. 27, 2010
244. Realty Sales Enterprise, Inc. v. IAC, GR L-
67451, Sept. 28, 1987, 154 SCRA 328
245. Foster-Gallego v. Galang, GR 130228,
July 27, 2004, 435 SCRA 275
246. Eland Philippines, Inc. v. Garcia, GR
173289, Feb. 17, 2010, 613 SCRA 66
247. Chacon Enterprises v. CA, GR L-46418-
19, Sept. 29, 1983, 124 SCRA 784
248. Portic v. Cristobal, GR 156171, Apr. 22,
2005, 496 Phil. 456
249. Faja v. CA, GR L-45045, Feb. 28, 1977, 75
SCRA 441
250. Diaz v. People, GR 65006, Oct. 31, 1990,
191 SCRA 86
Lecture
Recitation of
Quiz
22 | P a g e

Nature of cadastral proceeding 251. Republic v. Vera, GR L-35778, Jan. 27,

1983, 120 SCRA 210
252. Republic v. Estenzo, GR L-35376, Sept.
11, 1980, 99 SCRA 651
253. De la Merced v. CA, GR L-17757, May
30, 1962, 5 SCRA 240
Subject matter of cadastral proceedings 254. Government of the Phil. Islands v.
Municipality of Binalonan, GR 8243, Dec. 24,
1915, 32 Phil. 634
Limited jurisdiction of cadastral court over 255. Pamintuan v. San Agustin, GR L-17943,
registered lands June 22, 1922, 43 Phil. 558
Cadastral survey to identify lots prior to 256. Director of Lands v. CA, GR L-58867,
proceedings in court June 22, 1984, 129 SCRA 689
A.1 Cadastral survey preparatory to filing of
petition
Submission of survey plan Director of Lands v. Reyes, GR L-27594, Nov.
28, 1975, 68 SCRA 177
Republic v. Vera, GR L-35778, Jan. 27, 1983,
120 SCRA 210
Survey plan not evidence of title Director of Lands v. Heirs of Carolino, GR L-
61598, Dec. 12, 1985, 140 SCRA 396
Fernandez v. Aboratigue, GR L-25313, Dec.
28, 1970, 36 SCRA 476
PETITION; LOT NUMBERS
B.1 Petition for registration
Contents of the petition
Purpose of requiring technical description in Viewmaster Construction Corp. v. Maulit, GR
the notice 136283, Feb. 29, 2000, 326 SCRA 821
Contents of the plan; lots and cadastral
numbers
ANSWER
C.1 Answer to petition in cadastral
proceeding
Form and contents of Answer
HEARING; JUDGMENT; DECREE
D.1 Hearing, judgment and decree of
registration
SUMMARY OF REGISTRATION
REQUIREMENTS AND PROCEDURES
Survey of the land and approval of the survey
plan
Duties of the surveyors or geodetic engineers Francisco v. CA, GR L-35787, Apr. 11, 1980, 97
Survey Order and Survey Authority SCRA 2
Conditions under which Survey Authority is
issued
DENR to approve survey plans Types of survey
Cadastral surveys; what they include

Purposes of cadastral surveys

Isolated surveys
Cadastre and cadastral survey
Filing of the application for registration
Where to file application; form required and
muniments of title

Supporting documents
23 | P a g e

Contents of application

Full names and addresses of all occupants of Francisco v. Rojas, GR 167120, Apr. 23, 2014,
the land and those of the adjoining owner 723 SCRA 423
required

Extent of search Del Rosario v. Republic, GR 148338, June 6,

Tracing cloth plan; purpose of the
requirement
Alternative to original tracing cloth plan
Application may include two (2) or more
parcels of land
Amendments to the application
New publication requirement; purpose
Instance when new publication not needed
2002, 383 SCRA 262
Republic v. Hubilla, GR 157683, Feb. 11, 2005,
451 SCRA 181
M. Tuason & Co., Inc. v. Torres, GR L-24559,
July 22, 1981, 105 SCRA 653
Juan v. Luis, GR 24701, Aug. 25, 1926, 49 Phil.
252
Escueta v. Director of Lands, GR 5720, Aug.
20, 1910, 16 Phil. 482
Manufacturing Co. v. Imperial, GR 24908,
Mar. 31, 1926, 49 Phil. 122
Benin v. Tuason, GR L-26127, June 28, 1974,
57 SCRA 531

Required statement when land applied for

borders on road
Requirement of additional facts and papers; Tichangco v. Enriquez, GR 150629, June 30,
ocular inspection 2004, 433 SCRA 324
Failure to mention names of minor’s
guardians in application for registration does
not invalidate title
Transmittal of the copy of the application to
the LRA
Duties of clerk of court
LRA to report to court errors or deficiencies in
application
Setting the date of the initial hearing
Notice of application and initial hearing
(a) Publication of notice
Purpose and effects of publication
(b) Mailing of notice
(c) Posting of notice
Republic v. Marasigan, GR 85515, June 6,
Notice; to whom addressed; contents 1991, 198 SCRA 219
Notice by mailing and by posting not Po v. Republic, GR L-27443, July 19, 1971, 40
dispensed with by Sec. 23 SCRA 3
Effect of defective publication DBP Employees Union v. Perez, GR L-22584
and L-23083, May 30, 1972, 45 SCRA 179
Republic v. CA, GR 103746, Feb. 9, 1993, 218
SCRA 773
Divina v. CA, GR 117734, Feb. 22, 2001, 352
Service of notices upon contiguous owners, SCRA 527
occupants, etc.
Effect of deliberate failure of the applicant to
give notice
Filing of answer or objection to the Leyva v. Jandoc, GR L-16965, Feb. 28, 1962, 4
24 | P a g e

application SCRA 595

Requisites for a valid answer
Opposition must be based on dominical or
real right

Solicitor General empowered to file Cabanas v. Director of Lands, GR 4205, Mar.

opposition for the State 16, 1908, 10 Phil. 393
Order of general default De los Reyes v. Paterno, GR 10680, Mar. 27,
Effect of failure to file answer or opposition 1916, 34 Phil. 420
Santos, Jr. v. PNOC Exploration Corp., GR
170943, Sept. 23, 2008, 566 SCRA 272)

Order of special default

Effect of order of default
Service upon party in default
Relief from order of default
Hearing and presentation of evidence
Reference to a referee
Court’s action on referee’s report
Factual evidence of possession and title
required
National Power Corp. v. CA, GR L-43814, Apr.
16, 1982, 114 SCRA 318
Director of Lands v. Reyes, GR L-27594, Nov.
28, 1975, 68 SCRA 177
Republic v. CA, GR L-62680, Nov. 9, 1988, 167
SCRA 150
Lasam v. Director of Lands, GR 42859, Mar.
17, 1938, 65 Phil. 367

What the applicant must prove before the

court Ng Sam Bok v. Director of Lands, GR L-11988.
Promulgation of judgment by the court Dec. 22, 1958, 104 Phil. 965
Judgment confirming title
Judgment dismissing the case without
prejudice
Import of the term “without prejudice”
Purpose and effect of the term “without
prejudice”
Court order for LRA to issue decree of
registration Sotto v. Sotto, GR L-17768, Sept. 1, 1922, 43
Issuance and entry of decree of registration Phil. 688
by LRA
Original Certificate of Title (OCT); form and
contents
Period for LRA to issue decree of registration
Sending of copy of the decree of registration
to RD
Transcription of certificate of title in registry
book
2 hours CERTIFICATE OF TITLE Lecture
Recitation of
Preparation of decree and certificate of title Quiz
PD 1529 contains no provision on execution
of final judgments; Republic v. Nillas, GR 159595, Jan. 23, 2007,
Rationale 512 SCRA 286
Provision of the Rules of Court on Ana v. Menla, GR L-15564, April 29, 1961, 111
enforcement of judgment does not apply to Phil. 947
special proceedings such as land registration
Procedure after judgment and before
25 | P a g e
issuance of certificate of title
No additional burden to be imposed on the
owner after judgment
Post-judgment remedy to recover possession
of land
Contempt not available in case of refusal of
defeated party to vacate despite writ of
possession
Instance when losing party may be punished
for contempt
Special order for removal of
improvement (writ of demolition)
Writ of demolition a complement of writ of
possession
Land registration court empowered to issue
all auxiliary writs
Issuance of decree of registration after
judgment not a ministerial act
Certificate of title as evidence of an
indefeasible title, ownership
Tax declarations cannot prevail over a
certificate of title
Entry of Original Certificate of Title (OCT)
Owner’s duplicate certificate of title Owner is
entitled to possess duplicate certificate of
title
Registration Books
OCT; when issued and when to take effect
Distinction between entry of decree and
entry of certificate of title
Process leading to the issuance of owner’s
duplicate OCT
Transfer Certificate of Title (TCT)
Facts required to be shown in the TCT
Requirements for land transfer and issuance
Rom v. Cobadora, GR L-24764, July 17, 1969,
128 SCRA 758
US v. Ramayrat, GR L-6874, Mar. 8, 1912, 22
Phil. 183
Chinese Commercial Property Co. v. Martinez,
GR L-18565, Nov. 30, 1962, 6 SCRA 848
Guevara v. Laico, GR 44057, Feb. 27, 1937, 64
Phil. 144
Marcelo v. Mencias, GR 15609, Apr. 29, 1960,
107 Phil. 1071
Laburada v. Land Registration Authority, GR
101387, Mar. 11, 1998, 287 SCRA 333
De los Reyes v. De Villa, 48 Phil., 227, citing
Sec. 177, Administrative Code
Issuance of decree not compellable by
mandamus
Go v. CA, GR 120040, Jan. 29, 1996, 252 SCRA
564
Garces v. CA, GR 114795, July 17, 1996, 259
SCRA 99
De Retuerto v. Barz, GR 148180, Dec. 19,
2001, 372 SCRA 712
Naval v. CA, GR 167412, Feb. 2, 2006, 483
SCRA 102
Director of Lands v. IAC, GR 70825, Mar. 11,
1991, 195 SCRA 38
Director of Lands v. Reyes, GR L-27594, Nov.
28, 1975, 68 SCRA 177
Heirs of Vencilao, Sr. v. CA, GR 123713, Apr. 1,
1998, 288 SCRA 574
El Director de Terrenos contra Abachin, GR
47965, June 13, 1941, 72 Phil. 326
Manotok Realty, Inc. v. CLT Realty
Development Corp., GR 123346, Nov. 29,
2005, 476 SCRA 305
Antiporda v. Mapa, GR 34118, Oct. 28, 1930,
55 Phil. 89
PNB v. Tan Ong Zse, GR 27991, Dec. 24, 1927,
51 Phil. 317
26 | P a g e
of TCT
Statutory liens affecting title
Clean title, lien and encumbrance
Examples of encumbrances
Lien distinguished from notice of lis pendens
Statement of personal circumstances in the
certificate
When property subject of certificate is
deemed conjugal or not
General incidents of registered land
Registered land not subject to prescription
nor adverse possession
Prescription also not applicable to heirs of
registered owners
Purpose of registration under the Torrens
system is to quiet title
Right to recover by registered owner not
barred by prescription
Adverse possession ineffectual against
registered land
Torrens certificates of title immune from a
collateral attack
Collateral attack and direct attack;
distinctions
Torrens title may only be attacked in a direct
proceeding
When Torrens title become incontrovertible
Remedy after the one-year period
Ownership different from certificate of title
Action for reconveyance as a remedy
What an action for reconveyance seeks and
when may it be availed of
Splitting or consolidation of titles
Subdivision and consolidation plans
Registration of simple or complex
subdivision plan; provision on non-closure of
streets, waterways, open space, etc.
Casimiro Development Corp. v. Mateo, GR
175485, July 27, 2011, 654 SCRA 676
People v. Regional Trial Court of Manila, GR
81541, Oct. 4, 1989, 178 SCRA 299
People v. RTC of Manila, GR 81541, Oct. 4,
1989, 178 SCRA 299
People v. RTC of Manila, GR 81541, Oct. 4,
1989, 178 SCRA 299
Calalang-Parujan v. Calalang-Garcia, GR
184148, June 9, 2014, 725 SCRA 402
Corporacion de PP. Agustinos Recoletos v.
Crisostomo, GR 10031, Dec. 6, 1915, 32 Phil.
427
Dimson v. Rural Progress Administration, GR
L-3783, Jan. 28, 1952, 90 Phil. 714
Atun v. Nunez, GR L-8018, Oct. 26, 1955, 97
Phil. 762
Barcelona v. Barcelona, GR L-9014, Oct. 31,
1956, 100 Phil. 251
Alfonso v. Pasay City, GR L-12754, Jan. 30,
1960, 106 Phil. 1017
Atun v. Nunez, GR L-8018, Oct. 26, 1955, 97
Phil. 762
Tuason & Co., Inc. v. Bolaños, GR L-4935, May
28, 1954, 95 Phil. 106
Dimson v. Rural Progress Administration, GR
L-3783, Jan. 28, 1952, 90 Phil. 714
Gabriel, Jr. v. Crisologo, GR 204626, June 9,
2014, 725 SCRA 528
Madrid v. Sps. Mapoy, GR 150887, Aug. 14,
2009, 596 SCRA 14
Lagrosa v. CA, GR 115981-82, Aug. 12, 1999,
312 SCRA 298
Carvajal v. CA, GR 98328, Oct. 9, 1997, 345
Phil. 592
27 | P a g e
Approval by LRA of consolidation plan
LRA cannot increase the area covered by
certificate of title
Section 50 of PD 1529 does not apply to
public thoroughfares
Delineated roads will remain private at
owner’s option
Government cannot take private property for
private use
Section 50 not a license to disregard right to
just compensation
2 hours SUBSEQUENT REGISTRATION
5.1 VOLUNTARY DEALINGS WITH
REGISTERED LANDS: GENERAL PROVISIONS
Voluntary dealings
Conveyance and other dealings by registered
owner
Registration as the operative act to convey or
affect the land
Unregistered sale of land cannot bind third
parties
Registered mortgage inferior to that of
unregistered sale
Encumbrances not shown on the certificate
cannot bind nor prejudice third persons
Preference accorded to registered levy on
attachment or execution
Levy creates a continuing lien on land subject
thereof
Validity of execution sale retroacts to date of
levy
Constructive notice upon registration
Registration deemed a constructive notice to
the whole world
Registration
Republic v. Ortigas and Co. Partnership
Limited, GR 171496, Mar. 3, 2014, 717 SCRA
601
White Plains v. CA, GR 128131, Oct. 8, 1998,
297 SCRA 547
Republic v. Ortigas and Co. Partnership Ltd.,
GR171496, Mar. 3, 2014, 717 SCRA 601
Sindalan v. CA, GR 150640, Mar. 22, 2007, 518
SCRA 649
Manapat v. CA, GR171496, Mar. 3, 2014, 717
SCRA 601
DESAMA v. Gozun, GR 157882, Mar. 30, 2006,
520 Phil. 457
Republic v. Ortigas and Co. Partnership Ltd.,
GR171496, Mar. 3, 2014, 717 SCRA 601
Lecture
Recitation of
Quiz
Bulaong v. Gonzales, GR 156318, Sept. 05,
2011, 656 SCRA 666
Reyes v. De Leon, GR L-22331, June 6, 1967,
126 Phil 710
Bass v. De la Rama, GR L-47662, Sept. 30,
1942, 73 Phil. 682
Egao v. CA, GR 79787, June 29, 1989, 174
SCRA 484
Calalang v. Register of Deeds, GR 76265, Apr.
22, 1992, 208 SCRA 215
Tay Chun Suy v. CA, GR 91004-05, Aug. 20,
1992, 212 SCRA 713
Lavides v. Pre, GR 127830, Oct. 17, 2001, 367
SCRA 382
Government of the Phil. Islands v. Mercado,
GR 45290 Apr. 19, 1939, 67 Phil. 409
Valdevieso v. Damalerio, GR 133303, Feb. 17,
2005
First Integrated Bonding& Insurance Co., Inc.
v. CA, GR 119577, Aug. 28, 1996, 261 SCRA
203
G Holdings, Inc. v. National Mines and Allied
Workers Union Local 103 (NAMAWU), GR
160236, Oct. 16, 2009, 604 SCRA 73
Agricultural Credit Cooperative Association of
28 | P a g e

Purpose of registration is merely to give Hinigaran v. Yusay, GR L-13313, Apr. 28, 1960,
notice 107 Phil. 791
Autocorp Group and Autographics, Inc. v. CA,
Purpose and effects of registering GR 157553, Sept. 8, 2004, 437 SCRA 678
instruments Saberon v. Ventanilla, Jr., GR 192669, Apr. 21,
2014, 777 SCRA 287
Voluntary and involuntary instruments Villasor v. Camon, R-CA 8551, June 29, 1951,
89 Phil. 404
Requisites for registration of voluntary and
involuntary instruments
Voluntary and involuntary registration Levin v. Bass, GR L-4340, May 28, 1952, 91
distinguished Phil. 420
Execution sale retroacts to date of levy as Yu v. CA, GR 109078, Dec. 26, 1995, 251 SCRA
entered in the day book 509
Caviles, Jr. v. Bautista, GR 102648, Nov. 24,
1999, 319 SCRA 24
Presentation of owner’s duplicate upon entry
of new certificate
Production of owner’s duplicate conclusive
authority from owner
When registration retroacts to date of entry Barretto v. Arevalo, GR L-7748, Aug. 27, 1956,
in RD’s day book 99 Phil. 771
Ramirez v. Causin, GR L-10794, July 31, 1957,
101 Phil. 1009
Subsequent registration procured by fraud
deemed void
Instances when a forged deed may be the Director of Lands v. Addison, GR L-23148,
root of a valid title Mar. 25, 1926, 49 Phil., 19
Inquimboy v. Vda. De Cruz, GR L-13953, July
26, 1960, 108 Phil. 1054
Original owner of registered land may seek
annulment of transfer thereof grounded on De Santos v. IAC, GR L-69591, Jan. 25, 1988,
fraud but subject to right of IPV 157 SCRA 295
Dealings less than ownership; how registered
Grantee’s name, nationality, etc., to be stated
Change in the residence or postal address of
grantee
Notices and processes to be served by mail to
the given addresses
Primary Entry Book; fees; certified copies
Primary entry book or Day book
Manner of presentation and entry of deeds
and instruments
Records of registered land open to public
Instrument subject of primary entry deemed
registered from time noted pending DBP v. Acting RD of Nueva Ecija, UDK 7671,
annotation of memorandum thereof in the June 23, 1988, 162 SCRA 450
title
Entry alone produces the effect of Levin v. Bass, GR L-4340 to 4346, May 28,
registration 1952, 91 Phil. 420
Late annotation of levy on certificate does not
diminish its efficacy

2 hours CONVEYANCES AND TRANSFERS Lecture

A.1 Procedure in registration of Recitation of
conveyances Quiz
29 | P a g e

A.2 Procedure where conveyance involves

portion of land
Annotation of deed pending entry of transfer
certificate
Annotation of subsequent deed prior to
approval of plan not allowed
RD’s action upon approval of the plan and
technical descriptions
Grantor’s options where land has been Saberon v. Ventanilla, Jr., GR 192669, Apr. 21,
subdivided into several lots 2014, 777 SCRA 287
A.3 Carryover of encumbrances
RD’s ministerial duty to carry over
encumbrances to certificates
MORTGAGES AND LEASES
B.1 Mortgage or lease of registered land
Mortgage
Lease
Issuance of mortgagee’s or lessee’s duplicate
certificate
of title discontinued
B.2 Registration of the deed of mortgage PCSO v. New Dagupan Metro Gas Corp., GR
or lease 173171, July 11, 2012, 676 SCRA 156
B.3 Discharge or cancellation of mortgage or Selegna Management and Development Corp.
lease v. UCPB, GR 165662, May 3, 2006, 489 SCRA
B.4 Foreclosure of mortgage; definition 125
(a) Judicial foreclosure of mortgage
Final order of the court confirming the sale
Where there is no right of redemption Metropolitan Bank and Trust Co. v. Tan, GR
Where right of redemption exists 178449, Oct. 17, 2008, 569 SCRA 814
Redemption period for registered foreclosed BPI Family Savings Bank, Inc., v. Sps. Veloso,
property GR 141974, Aug. 9, 2004, 436 SCRA 1
General rule in redemption; intent must be Banco Filipino Savings and Mortgage Bank v.
coupled with payment CA, GR 143896, July 8, 2005, 463 SCRA 64
Remedy in case of disagreement over
redemption price
Certificate or deed of redemption in case of
redemption
Final deed of sale in case of non-redemption
(b) Extrajudicial foreclosure of mortgage
Certificate of sale
Certificate or deed of redemption in case of
redemption
Laws governing extrajudicial foreclosure
Final deed of sale or sworn statement in case China Banking Corp. v. Lozada, GR 164919,
of non-redemption July 4, 2008, 557 SCRA 177
Purchaser in foreclosure sale may seek Metropolitan Bank and Trust Co. v. Bance, GR
possession of property sold 167280, Apr. 30, 2008, 553 SCRA 507
Petition for issuance of writ of possession David Enterprises v. Insular Bank of Asia and
through ex parte motion America, GR 78714, Nov. 21, 1990, 191 SCRA
Ministerial duty of the court to issue writ of 516
possession Clapano v. Gapultos, GR L-51574-77, Sept. 30,
1984, 132 SCRA 429
Sulit v. CA, GR 119247, Feb. 17, 1997, 268
SCRA 441
Metropolitan Bank and Trust Co. v. Tan, GR
30 | P a g e

159934, June 26, 2008, 555 SCRA 502

Purchaser entitled to writ of possession
despite pendency of annulment or
foreclosure suit
When right of purchaser to possession
becomes absolute
Writ of possession; when issued
Instance when issuance of writ of possession
ceases to be ex-parte
Court order granting petition for writ of
possession a final order
Inadequacy of price at foreclosure sale does
not nullify sale
Remedy where proceeds of sale insufficient
to cover debt
Conditions when writ against foreclosure of
mortgage may be issued
Certificate of sale in a foreclosure sale does
not transfer ownership
Certificate of sale and Deed of absolute sale
distinguished
Annotation of certificate of sale a ministerial
duty of RD
Fernandez v. Espinoza, GR 156421, Apr. 14,
2008, 551 SCRA 136
680 Home Appliances, Inc. v. CA, GR 206599,
Sept. 29, 2014, 737 SCRA 127
Okabe v. Saturnino, GR 196040, Aug. 26,
2014, 733 SCRA 652
New Sampaguita Builders Construction Inc. v.
PNB, GR 148753, July 30, 2004, 435 SCRA 565
BPI Family Savings Bank, Inc. v. Avenido, GR
175816, Dec. 7, 2011, 661 SCRA 758
Supreme Transliner, Inc. v. BPI Family Savings
Bank, Inc., GR 165617, Feb. 25, 2011, 644
SCRA 59
Gonzalez v. Calimbas, GR L-27878, Dec. 31,
1927, 51 Phil. 355
Autocorp Group v. CA, GR 157553, Sept. 08,
2004, 437 SCRA 678

POWERS OF ATTORNEY; TRUSTS

C.1 Power of attorney Woodchild Holdings, Inc. v. Roxas Electric and
Special Power of Attorney (SPA) Construction Co., Inc., GR 140667, Aug. 12,
Powers of attorney construed 2004, 436 SCRA 235

Trust
C.2 Trusts in registered land
C.3 Trust with power of sale, etc.; how
expressed
C.4 Judicial appointment of new trustee
C.5 Implied trusts; how established
Implied trust
Resulting and constructive trust construed
Express trust and implied trust distinguished

2 hours 5.2 INVOLUNTARY DEALINGS Lecture

Involuntary dealings Recitation of
Attachments or judicial writs, orders or Quiz
processes
Attachment Calo v. Roldan, GR L-252. Mar. 30, 1946, 76
Phil. 445
Sievert v. CA, GR 84034, Dec. 22, 1988, 168
SCRA 692
Purpose and function of an attachment Mabanag v. Gallemore, GR L-825, July 20,
1948, 81 Phil. 254
Salgado v. CA, GR L-55381, Mar. 26, 1984, 128
Adverse claim SCRA 395
Statement of claims; how registered
31 | P a g e
Form and contents of statement
Period of effectivity of adverse claim
Duty of RD to record adverse claim ministerial
Purpose of annotating adverse claim on
certificate of title
Cancellation of the adverse claim; how made
and by whom
What constitutes as adverse claim under
Section 70 of PD 1529
30-day effectivity of adverse claim construed
Cancellation of adverse claim still necessary
to render it ineffective
Rationale for requirement of hearing; second
adverse claim barred
Certain easement need not be annotated as
adverse claim
Surrender of certificate in involuntary
dealings
Where a court order is needed to compel
surrender of certificate
Provisions of Sections 69 and 71 of PD 1529
distinguished
Dissolution, etc. of attachments, etc.
Registration of orders of court, etc.
Enforcement of liens on registered land
Act of registration of deed of conveyance is
what gives effect to the conveyance and
binds the land
Application for new certificate upon
expiration of redemption period; Period to
annul or impeach the proceedings
Relief under Section 75 of PD 1529 may only
be granted when there is unanimity of the
parties or there is no adverse claim
Notice of lis pendens; where proper Lis
pendens
Nature and effects of a notice of lis pendens
Notice of lis pendens may also involve actions
dealing with use or occupation of property
Other applications of the notice of lis pendens
Notice of lis pendens not a lien or
encumbrance but a mere notice
Property which may validly be
covered by notice of lis pendens
Notice of lis pendens a mere notice to third
Gabriel v. RD of Rizal, GR L-17956, Sept. 30,
1963, 9 SCRA 136
Arrazola v. Bernas, GR L-29740, Nov. 10,
1978, 86 SCRA 279
Cathay Metal Corp. v. Laguna West Multi-
Purpose Cooperative, Inc., GR 172204, July 2,
2014, 728 SCRA 482
Sajonas v. CA, GR 102377, July 5, 1996, 285
SCRA 79
Castro v. Monsod. GR 183719, Feb. 2, 2011,
641 SCRA 486
RD, Pasig, Rizal v. Heirs of Caiji, GR L-7261,
May 11, 1956, 99 Phil. 25
The Phil. Cotton Corp. v. Gagoomal, GR
130389, Feb. 11, 2008, 544 SCRA 185
Tuason v. Raymundo, GR L-9372, Dec. 15,
1914, 28 Phil. 635
Agbulos v. Alberto, GR L-17483, July 31, 1962,
5 SCRA 790
Tangunan v. Republic, GR L-5545, Dec. 29,
1953, 94 Phil. 171
Rehabilitation Finance Corp. v. Morales, GR L-
10064, Apr. 23, 1957, 101 Phil. 171
Baranda v. Gustilo, GR 81163, Sept. 26, 1988,
165 SCRA 757
Viewmaster Construction Corp. v. Maulit, GR
136283, Feb. 29, 2000, 326 SCRA 821
Villanueva v. CA, GR 117108, Nov. 5, 1997,
281 SCRA 298
People v. RTC of Manila, GR 81541, Oct. 4,
1989, 178 SCRA 299
People v. RTC of Manila, GR 81541, Oct. 4,
1989, 178 SCRA 299
32 | P a g e

parties and creates no lien thereon

Cancellation of notice of lis pendens before
final judgment
Cancellation of notice after final judgment in
favor of defendant
General rule on cancellation of notice of lis
pendens
Grounds for cancellation of notice of lis
pendens
What the notice of lis pendens need not
contain
Notice of lis pendens does not create a right
or lien
Notice of lis pendens and adverse claims not
contradictory
Lim v. Vera Cruz, GR 143646, Apr. 4, 2001,
356 SCRA 386
Romero v. CA, GR 142406, May 16, 2005, 458
SCRA 483
Villanueva v. CA, GR 117108, Nov. 5, 1997,
281 SCRA 298
Somes v. Government of the Phil. Islands, GR
L-42754, Oct. 30, 1935, 62 Phil. 432
Doronila Resources Dev., Inc. v. CA, GR L-
42956-57, Jan. 12, 1988, 157 SCRA 26

2 hours REGISTRATION OF JUDGMENTS, ORDERS Lecture,

AND PARTITIONS Recitation or
Judgment for the Plaintiff Quiz
Judgment adjudicating ownership
Execution of deed by virtue of judgment
Judgment of partition
Registration of prior registered
mortgaged or lease on partitioned property
Notice of insolvency
Judgment or order vacating insolvency
proceedings
Land taken by eminent domain
Extrajudicial settlement of estate
Filing of letters of administration and will
Dealings by administering subject to court
approval.
Land devised to executor
When executor empowered by will to sell,
etc.
Transfer in anticipation of final distribution
Registration of final distribution of estate

ASSURANCE FUND RD of Negros Occidental v. Anglo, Sr., GR

Assurance Fund; its purpose and intent
Contribution to Assurance Fund
Custody and investment of fund
Action for compensation from funds
Persons who may recover from the Assurance
Fund
When claims not permitted
Action for compensation; against whom
action filed
Judgment, how satisfied
Recourse where judgment cannot be
171804, Aug. 05, 2015
Estrellado v. Martinez, GR 23847, Nov. 18,
1925, 48 Phil. 256
De Guzman v. National Treasurer of the
Republic of the Phils., GR 143281,. Aug. 3,
2000, 337 SCRA 238
The RD of Negros Occidental v. Anglo, Sr., GR
171804, Aug. 05, 2015
Treasurer of the Phils. v. CA, GR L-42805, Aug.
31, 1987, 153 SCRA 359
Reyes v. Solemar Development Corp., GR
129247, Mar. 3, 2006, 484 SCRA 1
33 | P a g e

executed
General Fund when liable
Subrogation of government to plaintiff’s
rights Eagle Realty Corp. v. Republic, GR 151424,
RD as party in interest July 04, 2008, 557 SCRA 77
RD mandated to protect the Assurance Fund
by filing action
Power of LRA Administrator to file the case
himself
Ownership rights by the State need not be Estrellado v. Martinez, GR L-23847, Nov. 18,
shown in an action to protect the Fund from 1925, 48 Phil. 256
liability for damages
Losses not recoverable
Recovery from person who caused the loss
takes precedence over claims against
Assurance Fund
Person registered in error liable for damages
Fund not intended to relieve third persons
from legal actions Ting Ho, Jr. v. Teng Gui, GR 130115, July 16,
Limitation of Action 2008, 558 SCRA 421
REGISTRATION OF PATENTS Republic v. Umali, GR 80687, Apr. 10, 1989,
Certificates of title pursuant to patents 171 SCRA 647
Effect of registration of grants and patents
under Section 103
Registered public land patent a veritable
Torrens title

CERTIFICATE OF LAND TRANSFER,

EMANCIPATION PATENT, AFFIDAVIT OF
NON-TENANCY
Provisional Register of Documents
Certificates of Land Transfer, Emancipation
Patents and
Certificates of Land Ownership Award
Sale of agricultural land; affidavit

PETITIONS AND ACTIONS AFTER ORIGINAL

REGISTRATION
Petition to compel surrender of owner’s
duplicate certificate
Court action after hearing the petition
Filing of separate and original action before
land registration court
Transfer of title in buyer’s name no longer
part of execution proceedings
Necessity to file separate action, not mere
motion, with RTC
Padilla, Jr. v. Phil. Producers Cooperative
Marketing Assoc., Inc., GR 141256, July 15,
2005, 463 SCRA 480
Reyes v. Tang Soat Ing, GR 185620, Dec. 14,
2011, 662 SCRA 553
New Durawood Co., Inc. v. CA, GR 111732,
Feb. 20, 1996

Remedy in case holder of certificate refuses

to surrender duplicate
Amendment and alteration of certificates not Paz v. Republic, GR 157367, Nov. 23, 2011,
allowed after 661 SCRA 74
entry; exception
Venue of petitions for amendment and
34 | P a g e
alteration of certificates
Grounds for petition for amendment and
alteration of certificates
Court actions on the petitions
Limitations on court’s authority
Petition that may be filed where owner’s
duplicate not presented
Petitions or motions to be filed in the original
registration case
Proceedings under Section 108 summary in
nature
Grounds for availment of relief under Section
108
“Unanimity of parties”
Indispensable parties in action for
cancellation of memorandum
Provisions of Section 2 and Section 108 of PD
1529 distinguished
Notice and replacement of lost duplicate
certificate
RTC has jurisdiction over petitions for
issuance of lost or stolen owner’s duplicate
certificate of title
What constitutes sufficient notice
Fact of loss of duplicate certificate
jurisdictional
Section 109 of PD 1529 and RA 26
distinguished
Actions for replacement under PD 1529 and
reconstitution under RA 26 do not pass upon
question of ownership of land
Reconstitution of lost or destroyed original of
Torrens title
Judicial reconstitution under RA 26
Administrative reconstitution in RA 26; when
availed of
Reconstitution
Notice of hearings of petition for judicial
reconstitution
Reconstitution of lost or destroyed original
Torrens title
Nature and purpose of reconstitution
Bagayas v. Bagayas, GR 187308 & 187517,
Sept. 18, 2013, 706 SCRA 73
Heirs of Franco v. CA, GR 123924, Dec. 11,
2003, 418 SCRA 60
City Government of Tagaytay v. Guerrero, GR
140734 & 140745, Sept. 17, 2009, 600 SCRA
33
Tagaytay-Taal Tourist Development Corp. v.
CA, GR 106812, June 10, 1997, 273 SCRA 182
Almirañez v. Devera, GR L-19496, Feb. 27,
1965, 13 SCRA 343
Crisologo v. JEWM Agro-Industrial Corp., GR
196894, Mar. 3, 2014, 717 SCRA 644
Southwestern University v. Laurente, GR L-
20075, Nov. 27, 1968, 25 SCRA 57
Ernesto Oppen, Inc. v. Compas, GR 203969,
Oct. 21, 2015
New Durawood Co., Inc. v. CA, GR 111732,
Feb. 20, 1996, 253 SCRA 740
Office of Court Administrator v. Matas, AM
RTJ-92-836, Aug. 2, 1995, 247 SCRA 9
Strait Times, Inc. v. CA, GR 126673, Aug. 28,
1998, 294 SCRA 714
Puzon v. Sta. Lucia Realty and Development,
Inc., GR 139518, Mar. 6, 2001, 353 SCRA 699
Heirs of Susana De Guzman Tuazon v. CA, GR
125758, Jan. 20, 2004, 420 SCRA 219
Heirs of Ragua v. CA, GR 88521-22, 31 Jan.
2000, 324 SCRA 7
Serra Serra v. CA, GR 34080, Mar. 22, 1991,
195 SCRA 482
Angat v. Republic, GR 175788, June 30, 2009,
591 SCRA 364
Layos v. Fil-Estate Golf and Development, Inc.,
GR 150470, Aug. 6, 2008, 561 SCRA 75
35 | P a g e

proceedings

Requisites for an order of reconstitution to

issue
Jurisdictional requirements and procedures to Republic v. Casimiro, GR 166139, June 20,
be followed 2006, 491 SCRA 499
Owner’s duplicate copy as source for judicial
reconstitution
Copies of the certificate of title
Owner’s duplicate of OCT/TCT as primary
source for reconstitution

Owner’s duplicate OCT or TCT to be
presented before the court
Sources of reconstitution with respect to liens
and encumbrances affecting lost or destroyed
certificates of title
When notices to owners of adjoining
lots and actual occupants not
mandatory and jurisdictional
Duty of petitioners to know their adjoining
property owners
Effect of failure to notify occupant of adjacent
property
Publication, posting and contents of the
notice of Petition for Reconstitution
Requirements prior to the date of hearing
Contents of the notice
Insufficient compliance with
requirements annuls proceedings
Puzon v. Sta. Lucia Realty and Development,
Inc., GR 139518, Mar. 6, 2001, 353 SCRA 699
Tahanan Development Corp. v. CA, GR L-
55771, Nov. 15, 1982, 118 SCRA 273
Republic v. Planes, GR 130433, Apr. 17, 2002,
430 Phil. 848
Alabang Development Corp. v. Valenzuela, GR
L-54094, Aug. 30, 1982, 116 SCRA 261
Municipality of Legazpi v. A.L. Ammen
Transportation Co., Inc., GR L-22377, Nov. 29,
1968, 26 SCRA 218
Castillo v. Republic, GR 182980, June 22,
2011, 652 SCRA 600

Dela Paz v. CA, GR 120150, Mar. 27, 2000, 328

Rule on liberal construction of the Rules not
applicable to land registration cases
SCHEDULE OF FEES: SPECIAL FUND
Fees payable
Filing fees and docket fees distinguished
Special Account
2 hours FORMS USED IN LAND REGISTRATION AND Lecture and
CONVEYANCING Recitation/Qui
Forms in conveyancing z
Signing and sealing of the instrument Quilala v. Alcantara, GR 132681, Dec. 3, 2001,
Required location of signature merely 371 SCRA 311
directory

DEALINGS WITH UNREGISTERED LANDS

Recording of instruments relating to
unregistered lands

REGISTRATION OF CHATTEL MORTGAGES

Chattel mortgage
Recording of chattel mortgages
Chattel mortgage over motor vehicles; when Aleman v. De Catera, GR L-13693, Mar. 25,
mortgage is deemed binding upon third 1961, 1 SCRA 776
36 | P a g e

persons
Manner of recording chattel mortgages
Recording of a mortgage
RD to certify officer’s return of sale upon
mortgage Doronila Resources Dev., Inc. v. CA, GR L-
Fees for chattel mortgages, etc. 42956-57, Jan. 12, 1988, 157 SCRA 26
Consulta

Procedure Consulta, when applicable

Resolution on the consulta
appealable to CA
FINAL PROVISIONS OF PD 1529
Appropriation
Postage exemption
Effectivity of the law on property or land
registration

2 hours exam