Diwata 2

1& DIWATA&NOTES&(LAND,&TITLES,&AND&DEEDS,&201422015)&
Although&care&has&been&taken&to&ensure&the&accuracy,&completeness&and&reliability&of&the&information&provided,&kindly&exercise&caution&when&using&this&material.&&
&
LAND%TITLES%AND%DEEDS% 2.%TORRENS%SYSTEM%OF%REGISTRATION%
MIDTERM%2014%–%2015& &
& NATURE%OF%TORRENS%SYSTEM%
I.% NATURE% OF% REGISTRATION% PROCEEDINGS% AND% JURISDICTION% %
OF%COURTS% • It&is&a&system&of&registration&of&transactions&with&interest&in&land&
% whose& declared& object& is,& under& governmental& authority,& to&
1.%REGALIAN%DOCTRINE% establish& and& certify& to& the& ownership& of& an& absolute& and&
% indefeasible&title&to&realty,&and&to&simplify&its&transfer.&
• The%Regalian%Doctrine%or%jura%regalia%embody%the%concept%that%all% • It& is& the& most& effective& measure& to& guarantee& the& integrity& of&
lands%of%the%public%domain%are%owned%by%the%State.% land&titles&and&to&protect&their&indefeasibility&once&the&claim&of&
• The&State&is&the&source&of&any&asserted&right&to&ownership&and&charged& ownership&is&established&and&recognized.&
with&the&conservation&of&such&patrimony.% &
• All& lands& not& otherwise& appearing& to& be& clearly& within& private& PURPOSE%OF%TORRENS%SYSTEM%
ownership&are&presumed&to&belong&to&the&State.% %
• Basis:& The& theory& of& feudal& system& was& that& the& title& to& the& all& lands& • To&avoid&possible&conflicts&of&title&in&and&to&real&property&
was&originally&held&by&the&King,&and&while&the&use&of&lands&was&granted& • Facilitate&transactions&by&giving&the&public&the&right&to&rely&upon&
out& to& others& who& were& permitted& to& hold& them& under& certain& the&face&of&the&Torrens&Certificate&of&Title&and;&
conditions,&the&King&theoretically&retained&the&title.% • To&dispense&with&the&need&of&inquiring&further,&except&when&the&
• It& was& adopted& and& enshrined& in& the& 1935,& 1973,& and& 1987& party& concerned& has& actual& knowledge& of& facts& and&
Constitution.% circumstances& that& should& impel& a& reasonable& cautious& man& to&
• Article&XII,&Section&2,&1987&Constitution:% make&such&further&inquiry.&
% &
“Section) 2.) All) lands) of) the) public) domain,) waters,) minerals,) coal,) ADVANTAGES%OF%TORRENS%SYSTEM%
petroleum,)and)other)mineral)oils,)all)forces)of)potential)energy,)fisheries,) %
forests)or)timber,)wildlife,)flora)and)fauna,)and)other)natural)resources) • To&quiet&the&land&
are) owned) by) the) State.) With) the) exception) of) agricultural) lands,) all) • To&accumulate&in&one&document&a&precise&and&correct&statement&
other) natural) resources) shall) not) be) alienated.) The) exploration,) of&the&exact&status&of&the&fee&held&by&its&owner&
development,)and)utilization)of)natural)resources)shall)be)under)the)full) • To& decree& land& title& that& shall& be& final,& irrevocable,& and&
control) and) supervision) of) the) State.) The) State) may) directly) undertake) sustainable&
such) activities,) or) it) may) enter) into) coBproduction,) joint) venture,) or) • To&decree&land&title&which&cannot&be&altered,&modified,&enlarged,&
productionBsharing)agreements)with)Filipino)citizens,)or)corporations)or) or& diminished& except& in& some& direct,& and& not& collateral&
associations)at)least)sixty)per)centum)of)whose)capital)is)owned)by)such) proceeding&
citizens.)Such)agreements)may)be)for)a)period)not)exceeding)twentyBfive) • To&relieve&the&land&of&the&burden&of&known&and&unknown&claims&
years,) renewable) for) not) more) than) twentyBfive) years,) and) under) such) • To& put& a& stop& forever& to& any& question& as& to& the& legality& of& the&
terms)and)conditions)as)may)be)provided)by)law.)In)cases)of)water)rights) title&
for) irrigation,) water) supply) fisheries,) or) industrial) uses) other) than) the) • To&simplify&ordinary&dealings&over&registered&land&
development)of)waterpower,)beneficial)use)may)be)the)measure)and)limit) • To&afford&protection&against&fraudulent&transactions&
of)the)grant.) • To&restore&the&just&value&of&land&
) • To&minimize&conflicting&claims&and&stabilize&land&ownership&
• CASE:%Cruz%vs.%Sec.%of%Environment%and%Natural%Resources! &
& 3. A% VIEW% OF% PAST% AND% PRESENT% LEGISLATION% ON% LAND%
The& petitioners,& Isagani& Cruz& and& Cesar& Europa,& challenged& the& REGISTRATION%
constitutionality& of& RA& No.& 8371& or& the& IPRA& of& 1997,& on& the& ground& %
that& it& amounts& to& an& unlawful& deprivation& of& the& State’s& ownership& THE%PUBLIC%LAND%ACT,%CA%141%
over& lands& of& the& public& domain& and& all& other& natural& resources& %
therein,& by& recognizing& the& right& of& ownership& of& ICC/IPs& to& their& • Governed&the&disposition&of&lands&of&the&public&domain%
ancestral&domains&and&lands&on&the&basis&of&native&title.&
• Prescribed& rules& and& regulations& for& the& homesteading,& selling,&
&
and& leasing& of& portions& of& the& public& domain& of& the& Philippine&
The&Supreme&Court,&in&a&vote&of&727,&upheld&the&constitutionality&of&the&
Islands%
IPRA.& Justice& Kapunan& stated& that& the& Regalian& Doctrine& does& not&
• Prescribed& the& terms& and& conditions& to& enable& persons& to&
negate& native& title& to& lands& held& in& private& ownership& since& time&
perfect&their&titles&to&public&lands&in&the&Islands%
immemorial& because& those& lands& are& presumed& to& never& have& been& a&
• Provided& for& the& issuance& of& patents& to& certain& native& settlers&
public&land.&Moreover,&it&doesn’t&violate&the&Regalian&Doctrine&because&
upon&public&lands&for&the&establishment&of&town&sites&and&sale&of&
there& is& no& provision& in& the& IPRA& that& grants& ownership& over& natural&
lots& therein,& for& the& completion& of& imperfect& titles,& and& for& the&
resources&within&the&ICC/IPs&ancestral&domain.&&
Islands%
&
• In&short,&this&Act&worked&on&the&assumption&that&title&to&public&
• CASE:%Secretary%of%DENR%vs.%Yap%
lands& in& the& Philippines& remained& in& the& government& and& that&
&
the&government’s&title&to&public&land&sprung&from&the&Treaty&of&
This& is& a& consolidated& petition& of& two& groups& of& private& claimants&
Paris& and& other& subsequent& treaties& between& Spain& and& the& US&
contending& that& prior& to& Proclamation& No.& 1064& issued& by& PGMA& in&
PUBLIC&LAND%
2006,& Boracay& Island& was& unclassified& land& of& public& domain,& over&
which&they&have&not&acquired&vested&rights&of&ownership.&& • Referred& to& all& land& of& the& public& domain& whose& title& still&
& remained& in& the& government& and& are& thrown& open& to& private&
The& group& of& Sumndad& insist& that& Boracay& Island& is& susceptible& of& appropriation& and& settlement,& and& excluded& the& patrimonial&
private& ownership& by& acquisitive& prescription& under& applicable& laws& property&of&the&government&and&the&friar&lands%
classifying& it& as& agricultural& land& and& as& a& tourism& zone& under& &
Proclamation& No.& 1801& and& related& issuances.& For& their& part,& private& APPLICATION&OF&CA&141&
claimants& Mayor& Jose& S.& Yap,& Dr.& Orlando& Sacay,& and& Wilfredo& Gelito& %
assert&that&they&are&entitled&to&judicial&confirmation&of&imperfect&title& • Applies&to&all&lands&of&public&domain&which&have&been&declared&
under&Proclamation&No.&1064.& open& to& disposition& or& concession& and& officially& delimited& and&
& classified&
The&Supreme&Court&DENIED&the&motions&and&ruled&the&following:& • Provisions& on& the& different& modes& of& government& grant—
& homesteads,& patents,& sales,& and& reservations& for& public& and&
1. Proclamation& No.& 1801& or& PTA& Circular& No.& 3282& did& not& semipublic&purpose&
convert& the& whole& of& Boracay& into& an& agricultural& land.& • Has& a& chapter& on& judicial& confirmation& of& imperfect& or&
There& is& nothing& in& the& law& or& the& Circular,& which& made& incomplete&titles&based&on&acquisitive&prescription&
Boracay& Island& an& agricultural& land.& Simply& put,& the& &
proclamation& is& aimed& at& administering& the& islands& for& THE%LAND%REGISTRATION%ACT,%ACT%NO.%946%
tourism& and& ecological& purposes.& It& does& not& address& the& &
areas'&alienability& • Established&the&Torrens&system&of&registration&in&the&country&
& • Court% of% Land% Registration—exclusive% jurisdiction% over% all%
2. On&the&constitutionality&of&Proclamation&No.&1064,&the&Court& applications% for% registration,% with% power% to% hear% and%
cannot& entertain& private& claimants'& belated& argument& that& determine%all%questions%arising%upon%such%applications%
President& Arroyo& arrogated& unto& herself& the& Congressional& • To&bring&land&titles&in&the&Philippines&under&one&comprehensive&
power&to&classify&forest&lands.&This&is&raised&for&the&first&time& and& harmonious& system,& the& cardinal& features& of& which& are&
and&it&is&a&collateral&attack&on&the&validity&of&Sections&6&and&7& indefeasibility& of& title& and& the& intervention& of& the& State& as& a&
of& the& Public& Land& Act,& the& basis& of& President& Arroyo's& prerequisite&to&the&creation&and&transfer&of&titles&and&interests,&
action.&For&reasons&of&public&policy,&the&constitutionality&of&a& with&the&resultant&increase&in&the&use&of&land&as&a&business&asset&
law&cannot&be&attacked&collaterally.& by&reason&of&the&greater&certainty&and&security&of&title%
& • It&doesn’t&create&a&title&nor&vest&one%
&
& 1&
&
• It&simply&confirms&a&title&already&created&and&already&vested,&rendering& Regional& Trial& Court,& sitting& as& a& land& registration&

it&forever&indefeasible.& court&
• Judicial& proceedings& were& in& rem& and& based& on& generally& accepted& 2. IF% THERE% IS% CONTROVERSY% AND/OR%
principles&underlying&the&Torrens&system& CONTENTIONS,& it& shall& be& an& ordinary& action& or& in&
• Before% the% creation% of% the% Court% of% Land% Registration,% the% the&case&where&the&incident&property&belonged.&
jurisdiction% to% determine% the% nature,% quality,% and% extent% of% land% &
titles,%the%rival%claims%of%contending%parties,%and%the%legality%and% • Section% 34% of% BP% No.% 129,& known& as& the& Judiciary&
effect%thereof%was%vested%in%the%Courts%of%First%Instance% Reorganization& Act& of& 1980,& as& amended& by& RA& No.& 7691,&
& approved&March&25,&1994,&grants% to% first% level% courts% –% MTC,%
WITH& THE& PASSAGE& OF& THE& ABOVEMENTIONED& ACT,& TWO& THINGS& MeTC,%MCTC%b%delegated%jurisdiction%to%hear%and%determine%
OCCURRED&WORTHY&OF&NOTE:& cadastral% or% land% registration% cases% in% the% following%
& instances.&
• A& court& of& limited& jurisdiction,& with& special& subject& matter,& and& with& &
only&one&purpose&was&created& 1. Where&there&is&NO%CONTROVERSY%OR%OPPOSITION,&or&
• By% reason% thereof,% courts% theretofore% of% general,% original,% 2. Contested& lots& the& where& the& value& of& which& does% NOT%
exclusive% jurisdiction,% were% shun% of% some% of% their% attributes—in% EXCEED% ONE% HUNDRED% THOUSAND% PESOS%
other% words,% powers% were% restricted% (P100,000.00),& such& value& to& be& ascertained& by& the&
% affidavit&of&the&claimant&or&by&agreement&of&the&respective&
THE%CADASTRAL%ACT,%ACT%NO.%2259% claimants& if& there& are& more& than& one,& or& from& the&
& corresponding&tax&declaration&of&the&real&property.&Their&
• When,&in&the&option&of&the&President,&the&public&interest&requires&that& decisions& in& these& cases& shall& be& appealable& in& the& same&
title&to&any&lands&be&settled&and&adjudicated,&he&shall&order&the&Director& manner&as&decisions&of&the&Regional&Trial&Courts.&
of&Lands&to&make&a&survey&thereof,&with&notice&to&all&persons&claiming& &
interest&therein& • Section% 33% of% BP% No.% 129&provides&that&the&MTC,&MeTC,&MCTC&
• Thereafter,&the&Director&of&Lands,&represented&by&the&Solicitor&General,& shall&exercise:&
shall& institute& registration& proceedings& by& filing& a& petition& in& the& &
proper& court& against& the& holders,& claimants,& possessors,& or& occupants& 1. Exclusive& original& jurisdiction& over& cases& of& forcible%
of&such&lands,&stating&that&the&public&interest&requires&that&the&titles&to& entry% and% unlawful% detainer:& Provided,& That& when,& in&
such&lands&be&settled&and&adjudicated& such& cases,& the& defendant& raises& the& question& of&
• Notice& of& the& filing& of& the& petition& is& published& twice& in& successive& ownership& in& his& pleadings& and& the& question& of&
issues&of&the&Official&Gazette& possession&cannot&be&resolved&without&deciding&the&issue&
• Decree& shall& be& the& basis& for& the& issuance& of& the& certificate& of& title& of&ownership,&the%issue%of%ownership%shall%be%resolved%
which&shall&have&the&same&effect&as&a&certificate&of&title&granted&under& only%to%determine%the%issue%of%possession.&
the&Property&Registration&Decree& 2. Exclusive& original& jurisdiction& in& all& civil& actions& which&
• A& cadastral& proceeding& is& in& rem,& hence,& binding& generally& upon& the& involve& title& to,& or& possession& of,& real& property,& or& any&
whole&world& interest& therein& where% the% assessed% value% of% the%
& property%or%interest%therein%does%not%exceed%Twenty%
THE%PROPERTY%REGISTRATION%DECREE,%PD%1529% thousand% pesos% (P20,000.00)& or,& in% civil% actions% in%
& Metro% Manila,% where% such% assessed% value% does% not%
• In&order&to&update&the&Land&Registration&Act& exceed%Fifty%thousand%pesos%(P50,000.00)&exclusive&of&
interest,& damages& of& whatever& kind,& attorney's& fees,&
• To&codify&the&various&laws&relative&to&the&registration&of&property&and&
litigation& expenses& and& costs:& Provided,& That& value& of&
• To&facilitate&effective&implementation&of&said&laws&
such&property&shall&be&determined&by&the&assessed&value&
• Supercedes&all&laws&relative&to&the&registration&of&property&
of&the&adjacent&lots&
• RTC:% jurisdiction% over% applications% for% registration% and% all% &
subsequent% proceedings% relative% thereto,% subject% to% judicial% DISTINCTION% BETWEEN% COURT’S% GENERAL% AND% LIMITED%
review% JURISDICTION%
• Substantially& incorporated& the& substantive& and& procedural& &
requirements&of&its&precursor,&the&Land&Registration&Act&of&1902% • The&Court&is&no&longer&fettered&by&its&former&limited&jurisdiction.&
• It& has& expanded& the& coverage& to& include& judicial& combination& of& It& is& now& authorized& to& hear& and& decide& not& only& non2
imperfect& and& incomplete& titles& in& its& Section& 14& (1),& cadastral& controversial& cases& but& also& even& the& contentious& and&
registration&proceedings&in&Section&35&to&38,&voluntary&proceedings&in& substantial&issues,&which&before&were&beyond&its&competence.&
Sections& 51& to& 68,& involuntary& proceedings& in& Sections& 69& to& 77,& • The& jurisdiction& of& the& RTC& in& Section& 2& of& the& Property&
certificates&of&land&transfer&and&emancipation&patents&issued&pursuant& Registration&Decree&is&no&longer&circumscribed&as&it&was&under&
to& PD& No.& 27& in& Sections& 104& to& 106,& and& reconstruction& of& lost& or& Act&No.&496,&the&former&land&registration&law.&
destroyed&original&Torrens&titles&in&Section&110.% • The& Decree& has& eliminated& the& distinction& between& the& general&
• Judicial& proceedings& are& in& rem& and& are& based& on& general& principles& jurisdiction& vested& in& the& RTC& and& the& limited& jurisdiction&
underlying&the&Torrens&system% conferred& upon& it& by& the& former& law& when& acting& merely& as&
& cadastral&court.&(Arceo%vs.%Court%of%Appeals)&
REGISTRATION&UNDER&THE&TORRENS&SYSTEM&IS&A&PROCEEDING&IN& &
REM& • CASE:%Junio%vs.%Delos%Santos%
&
&
• Main&principle&of&registration:&to&make&registered&titles&indefeasible& Petitioner& Junio& is& the& registered& owner& of& a& parcel& of& land& in&
• All& occupants,& adjoining& owners,& adverse& claimants,& and& other& Pangasinan.& Respondent,& Delos& Santos,& alleged& that& Junio,& sold&
interested&persons&are&notified&of&the&proceedings,&and&have&a&right&to& to&him&1/3&of&petitioners&property.&Junio&denies&having&sold&the&
appear&in&opposition&in&such&application& portion&of&his&property&and&filed&an&action&to&cancel&the&adverse&
• Proceeding&against&the&whole&world& claim&of&Delos&Santos.&
• Proceedings& shall& be& in& rem& and& based& on& generally& accepted& &
principles&under&the&Torrens&system& The&Court,&in&this&case,&failed&to&conduct&a&speedy&hearing&due&to&
& the&presence&of&a&controversy.&The&Supreme&Court&ruled&that&the&
4. REGIONAL% TRIAL% COURTS% HAVE% EXCLUSIVE% JURISDICTION% lower& court,& instead& of& confining& itself& to& the& propriety& of& the&
OVER%LAND%REGISTRATION%CASES% registration& of& the& adverse& claim& should& already& have& decided&
& the&controversy&between&the&parties&on&the&merits&thereof.&
• PD&No.&1529&was&enacted&on&June%11,%1978.% &
• Section&2&of&PD&No.&1529&provides&that:&% Doctrinal& jurisprudence& holds& that& the& CFI/RTC,& as& a& land&
“The& Regional& Trial& Court& shall& have& exclusive& jurisdiction& over& all& registration& court,& can& entertain& and& dispose& of& the& validity& or&
applications&for&& invalidity& of& respondent’s& adverse& claim;& whether& petitioner& is&
1. ORIGINAL% REGISTRATION& of& title& to& lands,& entitled& or& not& to& a& declaratory& relief.& SC& remanded& the& case& to&
including&improvements&and&interests&therein,&and;& the&RTC&to&pass&controversy&on&merits.&
2. Over& all& petitions& filed& AFTER& ORIGINAL& &
REGISTRATION&OF&TITLE,&with%power%to%hear%and% bbb%END%OF%PART%I%bbb%
determine% all% questions% arising% upon% such% &
applications%or%petitions.% &
% &
• BEFORE% THE% ENACTMENT% OF% PD% NO.% 1529,% the% following% rules% &
shall%apply:% &
1. IF% THERE% IS% NO% ADVERSE% CLAIM% OR% SERIOUS% &
OBJECTION% ON% THE% PART% OF% ANY% PARTY% IN% &
TEREST,%summary&reliefs,&such&as&an&action&to&compel& &
the& surrender& of& owner’s& duplicate& certificate& of& title& &
to& the& Register& of& Deeds,& could& only& be& filed& with& the& &
& 2&
&
II.% THE% LAND% REGISTRATION% COMMISSION% AND% REGISTRIES% OF% THE%REGISTY%OF%PROPERTY%

DEEDS% &
% • REGISTRATION& means& the& entry& of& instruments& or& deeds& in& a&
1. THE%LAND%REGISTRATION%AUTHORITY% book& or& public& registry.& It& is& the& entry& made& in& the& registry&
% which& records& solemnly& and& permanently& the& right& of&
• The&Land&Registration&Authority&was&created&by&virtue&of&PD&No.&1529.&It&is& ownership&and&other&real&rights.&
the& agency& of& the& government& charged& with& the& efficient& execution& of& the& • The& registration& of& instruments& affecting& registered& land& must&
laws& relative& to& the& registration& of& lands,& and& is& under& the& Executive& be& done& in& the& proper& registry,& in& order& to& affect& and& bind& the&
supervision&of&the&Department&of&Justice% land&and,&thus,&operate&as&constructive&notice&to&the&world.&
• The& LRA& is& headed& by& the& Administrator& and& two& (2)& Deputy& • Thus,& if& the& sales& is& not& registered,& it& is& binding& only& between&
Administrators;&who&are&all&appointed&by&the&President&of&the&Philippines& parties&but&it&does&not&affect&innocent&third&persons&
upon&recommendation&of&the&DOJ&Secretary% &
% 1. The&original&copy&of&the&original&certificate&of&title&shall&be&filed&
FUNCTIONS%OF%THE%AUTHORITY% in& the& Registry& of& Deeds.& The& same& shall& be& bound& in&
% consecutive&order&together&with&similar&certificates&of&title&and&
1. Extend&speedy&and&effective&assistance&to&the&Department&of&Agrarian& shall&constitute&the&registration&book&for&titled&properties.&
Reform,&the&Land&Bank,&and&other&agencies&in&the&implementation&of& 2. Each&Register&of&Deeds&shall&keep&a&primary&entry&book&where&
the&land&reform&program&of&the&government;& all&instruments&including&copies&of&writs&and&processes&relating&
2. Extend& assistance& to& courts& in& ordinary& and& cadastral& land& to&registered&land&shall%be%entered%in%order%of%their%filing.&
registration&proceedings;& 3. They&shall&be&regarded&as&registered&from&the&time&so&noted.&
3. Be& the& CENTRAL% REPOSITORY% OF% RECORDS& relative& to& original& &
registration& of& lands& titled& under& the& Torrens& system,& including& EFFECT%OF%REGISTRATION%
subdivision&and&consolidation&plans&of&titled&lands.& • Registration& in& the& public& registry& is& NOTICE& TO& THE& WHOLE&
& WORLD.%
FUNCTIONS%OF%LRA%ADMINISTRATOR% • The& act& of& registration& shall& be& the& operative& act& to& convey& or&
& affect&the&land&insofar&as&third&persons&are&concerned,&and&in&all&
1. Issue& decrees& of& registration& pursuant& to& final& judgments& of& the& cases& under& PD& No.& 1529,& the& registration& shall& be& made& in& the&
courts&in&land&registration&proceedings&and&cause&the&issuance&by&the& office&of&the&Register&of&Deeds&in&the&city&or&province&where&the&
Registers&of&Deeds&of&the&corresponding&certificates&of&title;& land&lies.%
2. Exercise& supervision& and& control& over& all& Registers& of& Deeds& and& %
other&personnel&of&the&Commission;& INSTANCES% WHERE% THE% REGISTER% OF% DEEDS% MAY% DENY%
3. Resolve&cases&elevated&en&consulta&by,&or&on&appeal&from&decision&of,& REGISTRATION%
Registers&of&Deeds;&& %
4. Exercise&executive&supervision&over&all&clerks&of&court&and&personnel& 1. When& there& are& several& copies& of& the& title& but& only& one& is&
of& the& Courts& of& First& Instance& throughout& the& Philippines& with& presented&with&the&instrument&to&be&registered.&
respect& to& the& discharge& of& their& duties& and& functions& in& relation& to& 2. When& the& property& is& presumed& to& be& conjugal& but& the&
the&registration&of&lands;& instrument& of& conveyance& bears& the& signature& of& only& one&
5. Implement&all&orders,&decisions,&and&decrees&promulgated&relative&to& purpose&
the& registration& of& lands& and& issue,& subject& to& the& approval& of& the& 3. When&there&is&a&pending&case&in&court&where&the&character&of&the&
Secretary& of& Justice,& all& needful& rules& and& regulations& therefor;(f)& land&and&validity&of&the&conveyance&are&in&issue&
Verify& and& approve& subdivision,& consolidation,& and& consolidation2 4. When&the&instrument&is&not&notarized&
subdivision& survey& plans& of& properties& titled& under& Act& No.& 496& 5. When&required&certificates&of&documents&are&not&submitted&
except&those&covered&by&P.D.&No.&957.& &
& • CASE:%Baranda%vs.%Gustilo%
• The&duty&of&the&LRA’s&Administrator&is&purely%ministerial%in%a%sense%that% &
they% act% under% the% orders% of% the% court% and% the% decree% must% be% in% This&is&originally&a&petition&for&reconstitution&of&Title&filed&with&
conformity%with%the%decision%of%the%Court.& CFI& of& Iloilo& involving& a& parcel& of& land& known& as& lot& no.& 4517&
• However,&if&they&are&in&doubt&upon&any&point&in&relation&to&the&preparation& covered& by& OCT& No.& 6406& in& the& name& of& Romana& Hitalia.& The&
and&issuance&of&the&decree,&it&is&their&duty&to&refer&the&matter&to&the&Court.& said& OCT& no.& 6406& was& cancelled& and& transferred& to& TCT& no.&
They& act,& in& this& respect,& as& officials& of& the& Court& since& they& are& specially& 106098&in&the&names&of&Alfonso&Hitalia&and&Eduardo&Baranda.&
called& upon& to& extend& assistance& to& courts& in& ordinary& and& cadastral& land& &
registration&proceedings.& SC:& Respondent& Judge& Tito& Gustilo& abused& his& discretion& in&
& sustaining&the&respondent&Acting&Register&of&Deeds'&stand&that,&
2. OFFICE%OF%THE%REGISTER%OF%DEEDS% the& notice& of& lis& pendens& in& the& certificates& of& titles& of& the&
& petitioners& over& Lot& No.& 4571,& Barbara& Cadastre& cannot& be&
• The&Office&of&the&Register&of&Deeds&constitutes&a&PUBLIC%REPOSITORY%OF% cancelled& on& the& ground& of& pendency& of& Civil& Case& No.& 15871&
RECORDS& of& instruments& affecting& registered& or& unregistered& land& and& with&the&Court&of&Appeals.&&
chattel&mortgages&in&the&province&of&city&wherein&such&office&is&situated.& &
• There&shall&be&at&least&one&Register&of&Deeds&for&each&province&and&one&for& The& function& of& the& RD& with& reference& to& the& registration& of&
each&city.& deeds,&encumbrances,&instruments&and&the&like&is&ministerial&in&
• The& Secretary& of& Justice& shall& define& the& official& station& and& territorial& nature.& The& acting& RD& did& not& have& any& legal& standing& to& file& a&
jurisdiction& of& each& Registry& upon& the& recommendation& of& the& motion& for& reconsideration& of& the& respondent’s& order& directing&
Administrator.& him&to&cancel&the&notice&of&lis&pendens&annotated.&
& &
FUNCTIONS%AND%DUTIES%OF%RD% • CASE:%Almirol%vs.%Register%of%Deeds%of%Agusan%
% &
1. It& shall& be& the& duty& of& the& Register& of& Deeds& to& immediately& register& Teodoro& Almirol& purchased& a& parcel& of& land& in& Agusan& from&
an& instrument& presented& for& registration& dealing& with& real& or& Arcenio& Abalo.& The& land& was& originally& registered& to& “Arcenio&
personal& property,& which& complies& with& all& the& requisites& for& Abalo,& married& to& Nicolasa& Abalo.”& Almirol& went& to& the& RD& to&
registration.&& secure&his&name&in&the&TCT,&however&the&RD&refused&to&register&
2. He&shall&see&to&it&that&said&instrument&bears&the&proper&documentary& the&land&because:&
and&science&stamps&and&that&the&same&are&properly&canceled.&& 1. The& OCT& was& registered& under& Arcenio& and&
3. If& the& instrument& is& not& registerable,& he& shall& forthwith& deny& Nicolasa&Abalo;&
registration& thereof& and& inform& the& presentor& of& such& denial& in& 2. That&in&a&sale&of&conjugal&property,&acquired&after&
writing,& stating& the& ground& or& reason& therefor,& and& advising& him& of& the& effectivity& of& the& NCC,& both& spouses& should&
his&right&to&appeal&by&consulta&in&accordance&with&Section&117&of&this& sign&the&document;&
Decree& 3. Since& the& wife& has& already& died,& the& surviving&
4. Prepare& and& keep& index& system,& which& contains& the& names& of& all& husband& cannot& dispose& of& the& property& without&
registered& owners& alphabetically& arranged& and& all& the& lands& violating&the&existing&law&
respectively&registered&in&their&names& &
& Because& of& the& refusal& of& RD,& Almirol& filed& a& petition& for&
DUTY%OF%THE%REGISTER%OF%DEEDS%TO%REGISTER,%MINISTERIAL% mandamus& to& compel& the& RD& to& register& the& Deed& of& Sale& and&
& issue&to&him&the&corresponding&TCT.&
• He&may&not&validly&refuse&to&register&a&deed&of&sale&presented&to&him& &
for&registration.& SC:% When&the&RD&is&in&doubt&as&to&any&instrument&presented&to&
• Whether% a% document% is% valid% or% not% is% not% for% the% Register% of% him&for&registration,&all&that&is&supposed&to&do&is&to&submit&and&
Deeds%to%determine;%this%function%belongs%properly%to%a%court%of% certify&the&question&to&the&Administrator&of&LRA,&who&shall,&after&
competent%jurisdiction.%(Almirol%vs.%RD%of%Agusan)% notice& and& hearing,& enter& an& order& prescribing& the& steps& to& be&
• Hence,& registration& must& first& be& allowed,& and& the& validity& or& effect& taken&on&the&doubtful&question.&
thereof&litigated&afterwards.& &
& bbb%END%OF%PART%II%bbb%
& 3&
&
III.%MODES%OF%REGISTERING%LAND%TITLES% SC:&In&fine,&non2Filipinos&cannot&acquire&or&hold&title&to&private&
% lands& or& to& lands& of& the& public& domain,& except& only& by& way& of&
1. CITIZENSHIP%REQUIREMENT% legal&succession.&
% &
• CASE:%Krivenko%vs.%Register%of%Deeds%% But& what& is& the& effect& of& a& subsequent& sale& by& the& disqualified&
% alien& vendee& to& a& qualified& Filipino& citizen?& & This& is& not& a& novel&
This& is& a& landmark& case& decided& by& the& Philippine& Supreme& Court,& which& question.& Jurisprudence% is% consistent% that% “if% land% is%
further& solidified& the& PROHIBITION% OF% THE% PHILIPPINE% invalidly%transferred%to%an%alien%who%subsequently%becomes%
CONSTITUTION% THAT% ALIENS% MAY% NOT% ACQUIRE% PRIVATE% OR% a%citizen%or%transfers%it%to%a%citizen,%the%flaw%in%the%original%
PUBLIC%AGRICULTURAL%LANDS,%INCLUDING%RESIDENTIAL%LANDS.& transaction% is% considered% cured% and% the% title% of% the%
& transferee%is%rendered%valid.”&
This&was&the&outcome&of&the&petition&by&Alexander&Krivenko,&an&alien,&who& &
bought& a& residential& land& in& Manila,& Philippines& on& December& 1941.& ACQUISITION% OF% AGRICULTURAL% LANDS% OF% THE% PUBLIC%
However,&he&failed&to&register&the&same&due&to&Japan’s&declaration&of&war.& DOMAIN%ARE%LIMITED%TO%FILIPINO%CITIZENS%
Later% on% in% May% 1945,% he% again% sought% the% registration% of% the% same% %
land% but% the% herein% respondent,% Register% of% Deeds,% denied% the% WHO%MAY%ACQUIRE%PRIVATE%LANDS%
application% because% as% an% alien,% Krivenko% was% disqualified% to% own% %
land% pursuant% to% the% laws% of% the% Philippine% jurisdiction.& Krivenko& ! Filipino&citizens;&
brought&the&case&to&the&Court&of&First&Instance&of&Manila&which&sustained& ! Filipino& corporations& and& associations& as& defined& in&
the& refusal& of& the& Register& of& Deeds& of& Manila.& He& then& appealed& to& the& Section&2,&Article&XII&of&the&Constitution;&and,&by&exception;&
Supreme&Court.& ! Aliens,&but&only&by&hereditary&succession&
& ! A& natural2born& citizen& of& the& Philippines& who& has& lost& his&
During%the%pendency%of%the%appeal,&a&new&circular&by&the&Department&of& citizenship&under&the&terms&of&Section&8&
Justice& was& released,& instructing& all& registers& of& deeds& to& accept& for& &
registration&all&transfers&of&residential&lots&to&aliens.&With&the&effect&of&the& o Section) 7.) Save) in) cases) of) hereditary) succession,)
circular& swaying& in& his& favor,& Krivenko& thereafter& filed& a& motion& to& no)private)lands)shall)be)transferred)or)conveyed)
withdraw& his& appeal.& However,& the& Supreme& Court& deemed& it& best& to& except) to) individuals,) corporations,) or)
exercise& its& discretionary& powers& and& denied& Krivenko’s& appeal,& in& order& associations)qualified)to)acquire)or)hold)lands)of)
to& tackle& the& more& pressing& constitutional& issue;& and& in& the& process,& the)public)domain.)
established&itself&as&a&landmark&case&with&regard&to&foreign&ownership&of& o Section) 8.) Notwithstanding) the) provisions) of)
lands&in&the&Philippines& Section)7)of)this)Article,)a)naturalBborn)citizen)of)
& the) Philippines) who) has) lost) his) Philippine)
The& 1935% COMMONWEALTH% CONSTITUTION& served& as& the& main& point& citizenship) may) be) a) transferee) of) private) lands,)
of&reference&in&this&case;&the&following&facts&however,&should&be&noted:& subject)to)limitations)provided)by)law.&
& o “Subject)to)limitations)provided)by)law”&
1. The&1943&Constitution&was&already&in&place&at&the&time&this& " Maximum% area% of% 5000% Sq/m.% in%
case&was&penned&in&1947& urban%land;%
2. Krivenko&bought&the&property&in&December&1941& " 3%hectares%in%case%of%rural%land%
3. The& dispute& about& the& registration& and& the& denial& of& such& " In% case% of% married% couples,% one% of%
by&the&register&of&deeds&occurred&in&May&1945.& them% may% avail% of% the% privilege%
4. Section& 1,& Article& XIII& of& the& 1935& Constitution& was& granted.%
reproduced&verbatim&in&Section&1,&Article&VIII&of&the&1943& " But%if%both%shall%avail%the%same,%the%
Constitution& total% area% acquired% shall% not%
& exceed%the%maximum%fixed.%
1935%Constitution:%Article%XIII,%Section%5.&Save%in%cases%of%hereditary% o The& area& limitation& does& not& apply& to& natural2
succession,& no& private& agricultural& land& shall& be& transferred& or& assigned& born& citizen& who& has& lost& his& citizenship& but&
except&to&individuals,&corporations,&or&associations&qualified&to&acquire&or& who& has& “re2acquired”& the& same& under& the&
hold&lands&of&the&public&domain&in&the&Philippines.& Citizenship& and& Re2acquisition& Act& of& 2003&
& because& the& said& law& grants& him& the& right& to&
1935%Constitution:%Article%XIII,%Section%1.&It&should&be&clear&that&lands&of& “enjoy& full& civil& and& political& rights”& upon& the&
the&public&domain&are&by&the&State&first&and&foremost,&but&its%utilization%is% re2acquisition&of&his&Filipino&citizenship.&
limited% to% Filipino% citizens% only,& or& to& corporations& whose& 60%& capital& &
stock& are& owned& by& Filipinos.& It& is& clear& from& these& phrases& that& the& bent& • Filipino& citizens& can& both& “acquire”& or& otherwise& “hold”&
towards&excluding&foreigners&is&already&evident.& lands&of&public&domain.&
& • Filipino& corporations& cannot& acquire& lands& of& the& public&
“…Natural)resources,)with)the)exception)of)public)agricultural)land,) domain,&BUT% THEY% CAN% HOLD% SUCH% LANDS% BY% MODES%
shall) not) be) alienated,) and) no) license,) concession,) or) lease) for) the) OTHER%THAN%ACQUISITION%SUCH%AS%LEASE&
exploitation,) development,) or) utilization) of) any) of) the) natural) &
resources)shall)be)granted)for)a)period)exceeding)twentyBfive)years,) ALIENS%MAY%LEASE%PRIVATE%LAND%
renewable)for)another)twentyBfive)years…) %
) ! While& aliens& are& disqualified& from& acquiring& lands& of& the&
When% Sections% 1% and% 5% are% read% together,% it% is% therefore% clear% that% public& domain,& they& may& however& lease& private& lands.& A&
aliens%are%prohibited%from%acquiring%lands%in%the%Philippines,%subject% lease&to&an&alien&for&a&reasonable&period&is&valid.&
to%exceptions%provided%by%law.% ! An& alien& may& buy& a& real& property& in& the& Philippines,& on&
& condition&that&he&is&granted&Philippine&citizenship.&
The&penned&decision&referred&to&the&Constitutional&Convention,&specifically& &
the&report&of&the&Committee&on&Nationalization&and&Preservation&of&Lands& • CASE:%Llantino%vs.%Co%Liong%Chong%
and&other&Natural&Resources,&for&the&purpose&behind&the&principle:& &
& A&Chinese&National,&Co&Liong&Chong,&entered&into&a&contract&with&
"that)lands,)minerals,)forests,)and)other)natural)resources)constitute) Filipino& spouses& Gregorio& and& Belinda& Llantino,&for& a& lease&of&a&
the)exclusive)heritage)of)the)Filipino)nation.)They)should,)therefore,) land& in& the& Philippines& for& 60& years.& Co& Liong& Chong& built& a&
be)preserved)for)those)under)the)sovereign)authority)of)that)nation) commercial& establishment& in& the& leased& lot.& During& the& term& of&
and)for)their)posterity.") the&lease&contract,&Co&Liong&Chong&eventually&acquired&Filipino&
& citizenship,&and&went&by&the&name&Juan&Molina.&
The%CA%141,&which&blocked&out&the&right&of&aliens&from&acquiring&property& &
by& reciprocity;& previously& granted& them& by& the& Public& Land& Act& No.& 2874& The& defendant& was& placed& in& possession& of& the& property& but&
sections&120&and&121&further&supports&this.& knowing& that& the& period& of& the& least& would& end& with& the& year&
& 1967,&petitioners&requested&private&respondent&for&a&conference&
The&Supreme&Court&affirmed&the&act&of&the&Register&of&Deeds&in&denying&the& but&the&latter&did&not&honor&the&request&and&instead&he&informed&
registration& of& Krivenko’s& land,& and& established& itself& as& a& landmark& case& the& petitioners& that& he& had& already& constructed& a& commercial&
when& addressing& the& issue& of& foreign& ownership& of& lands& within& the& building& on& the& land& worth& P50,000.00;& that& the& lease& contract&
jurisdiction&of&the&Philippines.& was& for& a& period& of& sixty& (60)& years,& counted& from& 1954;& and&
& that&he&is&already&a&Filipino&citizen.&The&claim&of&Chong&came&as&
• CASE:%Halili%vs%Court%of%Appeals% a& surprise& to& the& Llantinos& because& they& did& not& remember&
& having& agreed& to& a& sixty2year& lease& agreement& as& that& would&
Simeon&de&Guzman,&American&citizen,&died&intestate&and&the&ownership&of& virtually& make& Chong& the& owner& of& the& realty& which,& as& a&
his&land&went&to&Helen,&his&wife.&Helen&then&executed&a&deed&of& quitclaim& Chinese& national,& he& had& no& right& to& own& and& neither& could& he&
and&assignment&of&rights&and&titles&over&six&(6)&parcels&of&land&in&favor&of& have& acquired& such& ownership& after& naturalization& subsequent&
David&Rey,&her&son.&David&Rey&then&sold&the&lands&to&Emiliano&Cataniag.& to&1954.&
& &
Petitioners,& adjoining& lot& owners,& questioned& the& validity& and&
constitutionality&of&the&conveyances.&
& 4&
&
SC:&Under&the&circumstances,&a&lease&to&an&alien&for&a&reasonable&period&is& SC:& Sec.% 5,% Art.% 13% of% the% Constitution% provides% that% save% in%
valid.& So& is& an& option& giving& an& alien& the& right& to& buy& real& property& on& cases% of% hereditary% succession,% no% private% agricultural% land%
condition& that& he& is& granted& Philippine& citizenship.& Aliens& are& not& shall% be% transferred% or% assigned% except% to% individuals,%
completely&excluded&by&the&Constitution&from&use&of&lands&for&residential& corporations,% or% associations% qualified% to% hold% lands% of% the%
purposes.&Since&their&residence&in&the&Philippines&is&temporary,&they&may& public% domain% in% the% Philippines.& The& Constitution& does& not&
be& granted& temporary& rights& such& as& a& lease& contract,& which& is& not& make&any&exception&in&favor&of&religious&associations.&
forbidden& by& the& Constitution.& Should& they& desire& to& remain& here& forever& &
and& share& our& fortune& and& misfortune,& Filipino& citizenship& is& not& The%fact%that%appellant%has%no%capital%stock%does%not%exempt%it%
impossible&to&acquire.& from% the% Constitutional% inhibition,% since% its% member% are% of%
& foreign% nationality.& The& purpose& of& the& 60%& requirement& is& to&
In& the& case& at& bar,& even& assuming,& arguendo,& that& the& subject& contract& is& ensure& that& Filipinos& shall& control& corporations& or& associations&
prohibited,&the%same%can%no%longer%be%questioned%presently%upon%the% allowed& to& acquire& agricultural& lands& or& to& exploit& natural&
acquisition% by% the% private% respondent% of% Filipino% citizenship.% It% was% resources;& and& the& spirit& of& the& Constitution& demands& that& in& the&
held% that% sale% of% a% residential% land% to% an% alien% which% is% now% in% the% absence& of& capital& stock,& controlling& membership& should& be&
hands%of%a%naturalized%Filipino%citizen%is%valid.% composed&of&Filipino&citizens.&
% &
CORPORATION% SOLE% MAY% ACQUIRE% AND% REGISTER% PRIVATE% LAND%SOLD%TO%AN%ALIEN%WHICH%IS%NOW%IN%THE%HANDS%OF%A%
AGRICULTURAL%LAND% FILIPINO%MAY%NO%LONGER%BE%ANNULLED%
& %
• Corporation& Sole& 2& For& the& purpose& of& administering& and& managing,& as& • CASE:%De%Castro%vs.%Tan%
trustee,& the& affairs,& property& and& temporalities& of& any& religious& &
denomination,& sect& or& church,& a& corporation& sole& may& be& formed& by& the& Doctrine:& The& sale& of& a& residential& land& to& an& alien& but& now&
chief&archbishop,&bishop,&priest,&minister,&rabbi&or&other&presiding&elder&of& already&in&the&hand&of&a&naturalized&Filipino&citizen&is&valid.&
such&religious&denomination,&sect&or&church.% &
% In&1938,&petitioner&Filomena&de&Castro&sold&a&residential&lot&to&a&
• CASE:%Roman%Catholic%Apostolic%Administrator%of%Davao%Inc.%vs%LRC% Chinese,& Tan& Tai.& Tan& Tai& died& leaving& behind& respondents,& his&
% widow,&and&children.&Before&his&death,&one&of&his&sons,&Joaquin,&
Mateo& L.& Rodis,& a& Filipino& citizen& and& resident& of& the& City& of& Davao,& became& a& naturalized& Filipino.& Six& years& after& Tan& Tai’s& death,&
executed&a&deed&of&sale&of&a&parcel&of&land&in&favor&of&the&Roman&Catholic& his& heirs& executed& an& extra& judicial& settlement& of& estate& with&
Apostolic& Administrator& of& Davao& Inc.(Roman),& a& corporation& sole& sale,&whereby&the&disputed&land&was&allotted&to&Joaquin.&&
organized& and& existing& in& accordance& with& Philippine& Laws,& with& Msgr.& &
Clovis&Thibault,&a&Canadian&citizen,&as&actual&incumbent.&& The&petitioner&commenced&suit&against&the&heirs&of&Tan&Tai&for&
& annulment&of&sale&and&alleged&violation&of&the&1935&Constitution&
The&Register&of&Deeds&of&Davao&for&registration,&having&in&mind&a&previous& for&selling&land&to&aliens.&The&respondents&moved&to&dismiss&the&
resolution&of&the&CFI&in&Carmelite&Nuns&of&Davao&were&made&to&prepare&an& case&because&of&lack&of&action&and&due&to&the&fact&that&Joaquin&is&
affidavit&to&the&effect&that&60%&of&the&members&of&their&corp.&were&Filipino& already&a&Filipino&citizen.&
citizens&when&they&sought&to&register&in&favor&of&their&congregation&of&deed& &
of& donation& of& a& parcel& of& land,& required& it& to& submit& a& similar& affidavit& SC:% Independently% of% the% doctrine% of% pari% delicto,% the%
declaring&the&same.& petitioner% cannot% have% the% sale% annulled% and% recover% the%
& lot% she% herself% has% sold.% While% the% vendee% was% an% alien% at%
June& 28,& 1954:& Roman& in& the& letter& expressed& willingness& to& submit& an& the%time%of%the%sale,%the%land%has%since%become%the%property,%
affidavit& but& not& in& the& same& tenor& as& the& Carmelite& Nuns& because& it& had& of% respondent% Joaquin% Teng,% a% naturalized% Philippine%
five& incorporators& while& as& a& corporation& sole& it& has& only& one& and& it& was& citizen,%who%is%constitutionally%qualified%to%own%land.%
ownership&through&donation&and&this&was&purchased.& %
& “The) litigated) property) is) now) in) the) hands) of) a)
SC:% A% corporation% sole,% which% consists% of% one% person% only,% is% vested% naturalized) Filipino.) A) disqualified) vendee) no) longer)
with% the% right% to% purchase% and% hold% real% estate% and% to% register% the% owns) it.) Respondent,) as) a) naturalized) citizen,) was)
same% in% trust% for% the% faithful% or% members% of% the% religious% society% or% constitutionally) qualified) to) own) the) subject) property.)
church%for%which%the%corporation%was%organized.% There) would) be) no) more) public) policy) to) be) served) in)
% allowing)petitioner)to)recover)the)land)as)it)is)already)in)
A% corporation% sole% is% not% the% owner% of% the% properties% that% he% may% the)hands)of)a)qualified)person.”)
acquire% but% merely% the% administrator% thereof.% The% properties% pass,% &
upon% the% death,% not% to% his% personal% heirs% but% to% his% successors% in% • CASE:%Republic%vs.%IAC%
office.%% &
% Doctrine:& A& conveyance& of& a& residential& lot& to& an& alien& prior& to&
In&this&sense,&the&king&is&a&sole&corporation;&so&is&a&bishop,&or&dens,&distinct& his&acquisition&of&Filipino&citizenship&is&valid.&
from&their&several&chapters&& &
& Chua& Kim& (aka& Uy& Teng& Be)& was& the& adopted& son& of& Gregorio&
CORPORATION%SOLE% Reyes&Uy&Un.&Lot&1&and&2&were&sold&to&Gregorio&by&the&Manosca&
& spouses,&and&Lot&549&by&Marquez&spouses.&When&Gregorio&died,&
• Composed&of&only&one&persons,&usually&the&head&or&bishop&of&the& Uy&Teng&Be&took&possession&of&the&property.&The&3&subject&lands&
diocese,&a&unit&which&is&not&subject&to&expansion&for&the&purpose& later&became&subject&of&a&compromise&agreement&in&litigation&in&
of&determining&any&percentage&whatsoever& Quezon&City,&and&the&court&finds&that&Chua&Kim&has&established&
• Only& the& administrator& and& not& the& owner& of& the& temporalities& his& registrable& title& over& the& property.& The& Solicitor& General&
located&in&the&territory&comprised&by&said&corporation&sole&and& challenged& the& correctness& of& the& order.& The& CA& affirmed& the&
such& temporalities& are& administered& for& and& on& behalf& of& the& CFI’s&decision,&hence&this&appeal.&
faithful& residing& in& the& diocese& or& territory& of& the& corporation& &
sole& The&Republic's&theory&is&that&the&conveyances&to&Chua&Kim&were&
• Has& no& nationality& and& the& citizenship& of& the& incumbent& and& made&while&he&was&still&an&alien,&i.e.,&prior&to&his&taking&oath&as&a&
ordinary&has&nothing&to&do&with&the&operation,&management&or& naturalized& Philippine& citizen& on& January& 7,& 1977,& at& a& time&
administration& of& the& corporation& sole,& nor& effects& the& when& he& was& disqualified& to& acquire& ownership& of& land& in& the&
citizenship& of& the& faithful& connected& with& their& respective& Philippines&hence,&his&asserted&titles&are&null&and&void.&
dioceses&or&corporation&sole.& &
& SC:& The& conveyances& were& made& before& the& 1935& Constitution&
Constitution&demands&that&in&the&absence&of&capital&stock,&the&controlling& went& into& effect:& at& a& time& when& there& was& no& prohibition&
membership&should&be&composed&of&Filipino&citizens.&There&is&undeniable& against& acquisition& of& private& agricultural& lands& by& aliens.&
proof& that& the& members& of& the& Roman& Catholic& Apostolic& faith& within& the& Gregorio&Reyes&Uy&Un&therefore&acquired&good&title&to&the&lands&
territory&of&Davao&are&predominantly&Filipino&citizens.& thus& purchased& by& him,& and& his& ownership& was& not& at& all&
& affected&either:&
DONATION% IN% FAVOR% OF% A% RELIGIOUS% CORPORATION% CONTROLLED% i. By&the&principle&subsequently&enunciated&in&the&
BY%NONbFILIPINOS%NON%REGISTRABLE% 1935& Constitution& that& aliens& were&
& incapacitated& to& acquire& lands& in& the& country,&
• CASE:%Register%of%Deeds%of%Rizal%vs.%Ung%Sui%Temple% since& that& constitutional& principle& has& no&
& retrospective&application,&or&&
A& Filipino& citizen& executed& a& deed& of& donation& in& favor& of& the& Ung& Siu& Si& ii. By& his& and& his& successor's& omission& to& procure&
Temple,&an%unregistered%religious%organization%that%operated%through% the& registration& of& the& property& prior& to& the&
three%trustees%all%of%Chinese%nationality.&The&Register&of&Deeds&refused& coming&into&effect&of&the&Constitution.&
to& record& the& deed& of& donation& executed& in& due& form& arguing& that& the& &
Constitution&provides&that&acquisition&of&land&is&limited&to&Filipino&citizens,& The%litigated%property%is%now%in%the%hands%of%a%naturalized%
or&to&corporations&or&associations&at&least&60%&of&which&is&owned&by&such& Filipino.% A% disqualified% vendee% no% longer% owns% it.%
citizens.& Respondent,% as% a% naturalized% citizen,% was% constitutionally%
qualified%to%own%the%subject%property.%
& 5&
&
RECOVERY%OF%LAND%SOLD%TO%AN%ALIEN% ! SECTION%10,%PUBLIC%LAND%ACT:%
& “The)words)"alienation,")"disposition,")or)"concession,")as)used)in)
• CASE:%Rellosa%vs.%Gaw%Chee%Hun% this)Act,)shall)mean)any!of!the!methods!authorized!by!this!Act!
& for! the! acquisition,! lease,! use! or! benefit! of! the! lands! of! the!
On& 1944,& Dionisio& Rellosa,& a& Filipino,& sold& to& Gaw& Chee& Hun,& a& Chinese,& a& public!domain!other!than!timber!or!mineral!lands.”)
parcel& of& land& with& a& house& erected& on& it,& located& in& Manila.& Both& parties& &
entered& into& a& lease& contract,& whereby& Rellosa,& the& vendor,& occupied& the& • BEFORE% THE% GOVERNMENT% COULD% ALIENATE% OR% DISPOSE%
land&under&the&condition&that&Gaw&Chee&obtains&the&approval&of&the&sale&by& OF%LANDS%OF%THE%PUBLIC%DOMAIN,%THE%PRESIDENT%MUST%
the& Japanese& Administration.& Gaw& Chee& did& not& obtain& such& approval.& FIRST% OFFICIALLY% CLASSIFY% THESE% LANDS% AS% ALIENABLE%
Rellosa& now& seeks& to& annul& the& sale& and& thelease.& Gaw& Chee,& meanwhile,& OR% DISPOSABLE,% AND% THEN% DECLARE% THEM% OPEN% TO%
contends&that&such&sale&was&absolute&and&conditional,&the&same&not&being& DISPOSITION%OR%CONCESSION.%
contrary&to&law,&morals&and&public&order.&He&further&states&that&Rellosa&is& &
estopped&from&asserting&his&ownership&over&the&land,&after&having&leased& • CASE:%Chavez%vs%Public%Estates%Authority%
the&same&from&Gaw&Chee,&and&thus,&recognizing&Gaw&Chee’s&title&over&the& &
property.& The&Public&Estates&Authority&is&the&central&implementing&agency&
& tasked& to& undertake& reclamation& projects& nationwide.& It& took&
SC:&A% party% to% an% illegal% contract% cannot% come% into% court% to% have% his% over& the& leasing& and& selling& functions& of& the& DENR& insofar& as&
illegal% objects% carried% out.& This& is& the& doctrine& of& In& Pari& Delicto.& reclaimed& or& about& to& be& reclaimed& foreshore& lands& are&
Rellosa’s% sale% of% the% land% to% Gaw% Chee,% an% alien% is% against% the% concerned.&
Constitution% and% is% thus% illegal.& The& Commonwealth& Act& provided& that& &
such&sale&is&not&only&unlawful&but&also&null&and&void&ab&initio,&that&such&will& PEA&sought&the&transfer&to&AMARI,&a&private&corporation,&of&the&
effect& the& annulling& and& cancelling& of& the& title& originally& issued,& and& ownership& of& 77.34& hectares& of& the& Freedom& Islands.& PEA& also&
reverting&the&property&and&its&improvements&to&the&State.& sought&to&have&290.156&hectares&of&submerged&areas&of&Manila&
& Bay&to&AMARI.&
• CASE:%Philippine%Banking%Corporation%vs.%Lui%She% &
& SC:& The& transfer& is& NOT% VALID.& TO% ALLOW% VAST% AREAS% OF%
Justiniana,& represented& by& PBC,& and& Wong& Heng,& represented& by& Lui& She,& RECLAIMED% LANDS% OF% THE% PUBLIC% DOMAIN% TO% BE%
entered& into& a& contract& of& lease& for& 50& years& with& an& option& to& buy,& and& TRANSFERRED%TO%PEA%AS%PRIVATE%LANDS%WILL%SANCTION%
eventually& extended& it& to& 99& years& upon& failure& of& Wong& Heng& to& secure& A% GROSS% VIOLATION% OF% THE% CONSTITUTIONAL% BAN% ON%
Philippine&nationality.& PRIVATE% CORPORATIONS% FROM% ACQUIRING% ANY% KIND% OF%
& ALIENABLE%LAND%OF%THE%PUBLIC%DOMAIN.%
SC:&Invalidity&of&lease;&if&an&alien&is&given&not&only&a&lease,&but&an&option&to& &
buy& a& piece& of& land,& by& virtue& of& which& the& Filipino& owner& cannot& sell& or& The& Supreme& Court& affirmed& that& the& 157.84& hectares& of&
otherwise&of&his&property,&this&to&last&50&years,&then&it&becomes&clear&that& reclaimed& lands& comprising& the& Freedom& Islands,& now& covered&
the&arrangement&is&a&virtual%transfer%of%ownership% by&certificates&of&title&in&the&name&of&PEA,&are&alienable&lands&of&
& the& public& domain.& The& 592.15& hectares& of& submerged& areas& of&
2. CLASSIFICATION%OF%PUBLIC%LAND% Manila& Bay& remain& INALIENABLE% NATURAL% RESOURCES% OF%
% THE%PUBLIC%DOMAIN.&Since&the&Amended&JVA&seeks&to&transfer&
• The&classification&of&public&lands&is&an&EXCLUSIVE%PREROGATIVE%OF%THE% to&AMARI,&a&private&corporation,&ownership&of&77.34&hectares&of&
EXECUTIVE%DEPARTMENT%of&the&government&and&not&of&the&courts.&& the&Freedom&Islands,&such&transfer&is&void&for&being&contrary&to&
• In% the% absence% of% such% classification,& the& land& REMAINS% AS% Section& 3,& Article& XII& of& the& 1987& Constitution,& which& prohibits&
UNCLASSIFIED%LAND&until&it&is&released&therefrom&and&rendered&open&to& private& corporations& from& acquiring& any& kind& of& alienable& land&
disposition.& of&the&public&domain.&Furthermore,&since&the&Amended&JVA&also&
• CA%No.%141%has,%since%its%enactment%on%NOVEMBER%7,%1936,%governed& seeks& to& transfer& to& AMARI& ownership& of& 290.156& hectares& of&
the&classification&and&disposition&of&lands&of&the&public&domain.& still& submerged& areas& of& Manila& Bay,& such& transfer& is& void& for&
• The& President& is& authorized,& from& time& to& time,& to& classify& the& lands& of& being&contrary&to&Section&2,&Article&XII&of&the&1987&Constitution&
public& domain& into& alienable& and& disposable,& timber,& or& mineral& lands.& which& prohibits& the& alienation& of& natural& resources& other& than&
Under& Section& 6& of& the& Public& Land& Act,& the& President,& through& a& agricultural&lands&of&the&public&domain.&
Presidential&Proclamation&or&an&Executive&Order,&can&classify&or&reclassify& &
land&to&be&included&or&excluded&from&the&public&domain.& Foreshore& and& submerged& areas& shall& not& be& alienated& unless&
• The&DENR%Secretary%is%the%ONLY%OTHER%PUBLIC%OFFICIAL&empowered& they& are& classified& as& agricultural& lands& of& the& public& domain.&
by& law& to% approve% a% land% classification& and& declare& such& land& as& The&mere&reclamation&of&these&areas&by&the&PEA&doesn’t&convert&
alienable&and&disposable.& these& alienable& natural& resources& of& the& State& to& alienable& or&
& disposable& lands& of& public& domain.& There& must& be& a& law& or&
ONLY% ALIENABLE% LAND% OF% THE% PUBLIC% DOMAIN% MAY% BE% THE% presidential& proclamation& officially& classifying& reclaimed& lands&
SUBJECT%OF%DISPOSITION%% as& alienable& or& disposable& and& open& to& disposition& or&
% concession.&
! SECTION%2,%PUBLIC%LAND%ACT:%% &
“The)provisions!of!this!Act!shall!apply!to!the!lands!of!the!public!domain;) UNTIL%RECLAIMED%BY%THE%SEA,%THESE%SUBMERGED%AREAS%
but)timber)and)mineral)lands)shall)be)governed)by)special)laws)and)nothing) ARE%UNDER%THE%CONSTTUTION,%“WATERS%OWNED%BY%THE%
in) this) Act) provided) shall) be) understood) or) construed) to) change) or) modify) STATE”% FORMING% PART% OF% THE% PUBLIC% DOMAIN% AND%
the) administration) and) disposition) of) the) lands) commonly) called) "friar) CONSEQUENTLY%INALIENABLE.%
lands")and)those)which,)being)privately)owned,)have)reverted)to)or)become) &
the) property) of) the) Republic) of) the) Philippines,) which) administration) and) ONLY% PHILIPPINE% CITIZENS% ARE% QUALIFIED% TO% BID% FOR%
disposition) shall) be) governed) by) the) laws) at) present) in) force) or) which) may) PEA’S% RECLAIMED% FORESHORE% AND% SUBMERGED%
hereafter)be)enacted.& ALIENABLE%LANDS%OF%PUBLIC%DOMAIN.&Private&corporations&
& are& barred& from& bidding& at& the& auction& sale& of& any& kind& of&
! SECTION%6,%PUBLIC%LAND%ACT:% alienable&land&of&the&public&domain.%
“The! President,! upon) the) recommendation) of) the) Secretary) of) Agriculture) &
and)Natural)Resources,)shall! from! time! to! time! classify! the! lands! of! the! • CASE:%Bureau%of%Forestry%vs.%CA%and%Gallo%
public!domain!into:! &
o Alienable!or!disposable;! Mercedes& Diago& applied& for& registration& four& parcels& of& land&
o Timber,!and! with& an& area& of& 30.5& hectares& situated& in& Iloilo.& Diago& alleged&
o Mineral!lands,! that& she& herself& occupied& said& parcels& of& land& having& bought&
and) may) at) any) time) and) in) a) like) manner) transfer) such) lands) from) one) them&from&Jose&Maria&Nava.&
class)to)another,)for)the)purposes)of)their)administration)and)disposition.”) &
& The& Director& of& Lands& opposed& said& application& on& the& ground&
! SECTION%9,%PUBLIC%LAND%ACT:% that&neither&the&applicant&nor&her&predecessors2in2interest&have&
For) the) purpose) of) their) administration) and) disposition,) the! lands! of! the! sufficient& title& over& the& lands& applied& for,& which& could& be&
public! domain! alienable! or! open! to! disposition! shall! be! classified,) registered& under& the& Torrens& system& and& that& they& have& never&
according)to)the)use)or)purposes)to)which)such)lands)are)destined,)as)follows:) been&in&OCEN&possession&of&the&said&lands&for&at&least&30&years&
o Agricultural;! prior& to& filing& of& the& application.& The& Director& of& Forestry& also&
o Residential,! commercial,! industrial,! or! for! similar! productive! opposed& on& the& ground& that& certain& portions& of& the& land& are&
purposes;! mangrove&swamps&and&are&within&the&timberland&block&“B”.&
o Educational,!charitable,!or!other!similar!purposes;!and! &
o Reservations!for!town!sites!and!for!public!and!quasiApublic!uses.! Gallo&bought&the&land&from&Diago,&and&took&the&latter’s&position&
) in&the&case&by&virtue&of&substitution.&
The) President,) upon) recommendation) by) the) Secretary) of) Agriculture) and) &
Natural)Resources,)shall)from)time)to)time)make)the)classifications)provided) SC:& Admittedly% the% controversial% area% is% within% a%
for) in) this) section,) and) may,) at) any) time) and) in) a) similar) manner,) transfer) timberland% block% as% classification% of% the% municipality% and%
lands)from)one)class)to)another.& certified% to% by% the% Director% of% Forestry% on% February% 18,%
& 6&
&
1956% as% lands% needed% for% forest% purposes% and% hence% they% 3. NONbREGISTRABLE%PROPERTIES%
are% portions% of% the% public% domain,& which& cannot& be& the& %
subject&of&registration&proceedings.&Clearly&therefore&the&land&is& PROPERTY%OF%PUBLIC%DOMAIN%
public&land&and&there&is&no&need&for&the&Director&of&Forestry&to& %
submit&to&the&court&convincing&proofs&that&the&land&in&dispute&is& ART.% 420.& THE& FOLLOWING& THINGS& ARE& PROPERTY& OF&
not& more& valuable& for& agriculture& than& for& forest& purposes,& as& PUBLIC&DOMINION:&
there&was&no&question&of&whether&the&land&is&forest&land&or&not.& &
Be& it& remembered& that& said& forest& land& had& been& declared& and& (1)& THOSE& INTENDED& FOR& PUBLIC& USE,& SUCH& AS& ROADS,&
certified& as& such& by& the& Director& of& the& Bureau& of& Forestry& on& CANALS,& RIVERS,& TORRENTS,& PORTS& AND& BRIDGES&
February&18,&1956,&several&years&before&the&original&applicant&of& CONSTRUCTED&BY&THE&STATE,&BANKS,&SHORES,&ROADSTEADS,&
the& lands& for& registration& Mercedes& Diago,& filed& it& on& July& 11,& AND&OTHERS&OF&SIMILAR&CHARACTER;&
1961.& &
& (2)& THOSE,& WHICH& BELONG& TO& THE& STATE,& WITHOUT& BEING&
11.1863& hectares& are& coconut& lands& and& admittedly& within& the& FOR& PUBLIC& USE,& AND& ARE& INTENDED& FOR& SOME& PUBLIC&
disposable&portion&of&the&public&domain.& SERVICE& OR& FOR& THE& DEVELOPMENT& OF& THE& NATIONAL&
& WEALTH.&
• CASE:%Director%of%Lands%vs.%CA%and%Bisnar% %
& • The% mentioned% properties% in% Article% 420% are% parts% of% the%
In&1976,&Ibarra&and&Bisnar&filed&their&joint&application&for&the&registration& public% domain% and% are% intended% for% public% use% or% public%
of&two&parcels&of&land&claiming&that&they&inherited&the&same&and&that&they& service.&These&are&outside&the&commerce&of&men&and&cannot&be&
had&OCEN&possession&and&occupation&of&the&land&for&80&years.&The&Director& an&subject&of&appropriation.&&
of& Lands& and& the& Director& of& Forestry& opposed& the& application& on& the& • Property&of&public&dominion,&when&no&longer&needed&for&public&
ground& that& the& subject& lands& are& part& of& the& timberland,& hence& a& land& of& use& or& public& service,& shall& form& part& of& PATRIMONIAL%
public&domain.& PROPERTY.&
& &
SC:%Possession%of%forestlands,%however%long,%cannot%ripen%into%private% ART.% 421.& ALL& OTHER& PROPERTY& OF& THE& STATE,& WHICH& IS&
ownership.& It& emphasized& that& a& positive& act& of& the& government,& NOT& OF& THE& CHARACTER& STATED& IN& THE& PRECEDING&
particularly&the&Executive&Department,&is&needed&to&declassify&land&which& ARTICLE,&IS&PATRIMONIAL&PROPERTY.&
is& classified& as& forest;& and& to& CONVERT% IT% INTO% ALIENABLE% OR% &
DISPOSABLE%LAND%FOR%AGRICULTURAL%OR%OTHER%PURPOSES&before& ART.% 422.& PROPERTY& OF& PUBLIC& DOMINION,& WHEN& NO&
registration&of&which&may&proceed.& LONGER&INTENDED&FOR&PUBLIC&USE&OR&FOR&PUBLIC&SERVICE,&
& SHALL&FORM&PART&OF&THE&PATRIMONIAL&PROPERTY&OF&THE&
Unless& and& until& the& land& classified& as& forest& is& released& in& an& official& STATE.&&
proclamation& to& that& effect& so& that& it& may& form& part& of& the& disposable& &
agricultural& lands& of& the& public& domain,& the& rules& on& confirmation& of& • Property& of& public& dominion,& when% no% longer% needed% for%
imperfect&title&do&not&apply.& public%use%or%public%service,&shall&form&part&of&the&patrimonial&
& property&of&the&State.&
PUBLIC%LANDS%AND%GOVERNMENT%LAND,%DISTINGUISHED% • Public& lands& become& patrimonial& property& not& only& with& a&
% declaration& that& these& are& alienable& or& disposable.& THERE%
• Government& Land& –& includes& public& land& and& other& lands& of& the& MUST% ALSO% BE% AN% EXPRESS% GOVERNMENT%
government& already& reserved& or& devoted& for& public& use& or& subject& to& MANIFESTATION% THAT% THE% PROPERTY% IS% ALREADT%
private&right& PATRIMONIAL% OR% NO% LONGER% RETAINED% FOR% PUBLIC%
• Public&Land&–&used&to&describe&so&much&of&the&national&domain&as&have&not& SERVICE%OR%THE%DEVELOPMENT%OF%NATIONAL%WEALTH.&
been&subjected&to&private&right&or&devoted&to&public&use.& • Patrimonial&properties&may&be&bought&or&sold&or&in&any&manner&
& utilized& with& the& same& effect& as& properties& owned& by& private&
• CASE:%Montano%vs.%Insular%Government% persons.&
& • Private&persons,&through&prescription,&may&acquire&patrimonial&
Isabelo&Montano&presented&a&petition&to&the&Court&of&Land&Registration&for& properties&of&the&State.&
the& inscription& of& a& piece& of& land& in& the& barrio& of& Libis,& municipality& of& %
Caloocan,& used& as& a& fishery& having& a& superficial& area& of& 10,805& square& ART.% 423.& THE& PROPERTY& OF& PROVINCES,& CITIES,& AND&
meters,&and&bounded&as&set&out&in&the&petition;&its&value&according&to&the& MUNICIPALITIES&IS&DIVIDED&INTO&PROPERTY&FOR&PUBLIC&USE&
last& assessment& being& $505.05,& United& States& currency.& This& petition& was& AND&PATRIMONIAL&PROPERTY.&
opposed&by&the&Solicitor2General&in&behalf&of&the&Director&of&Lands,&and&by& %
the& entity& known& asObras& Pias& de& la& Sagrada& Mitra,& the& former& on& the& ART.% 424.& PROPERTY& FOR& PUBLIC& USE,& IN& THE& PROVINCES,&
ground&that&the&land&in&question&belonged&to&the&Government&of&the&United& CITIES,& AND& MUNICIPALITIES,& CONSIST& OF& THE& PROVINCIAL&
States,& and& the& latter,& that& it& was& the& absolute& owner& of& all& the& dry& land& ROADS,& CITY& STREETS,& MUNICIPAL& STREETS,& THE& SQUARES,&
along&the&eastern&boundary&of&the&said&fishery.& FOUNTAINS,& PUBLIC& WATERS,& PROMENADES,& AND& PUBLIC&
& WORKS& FOR& PUBLIC& SERVICE& PAID& FOR& BY& SAID& PROVINCES,&
SC:& Accordingly,& "GOVERNMENT% LAND"% AND% "PUBLIC% DOMAIN"% ARE% CITIES,&OR&MUNICIPALITIES.&
NOT% SYNONYMOUS% ITEMS.& The& first& includes& not& only& the& second,& but& %
also&other&lands&of&the&Government&already&reserved&or&devoted&to&public& ALL& OTHER& PROPERTY& POSSESSED& BY& ANY& OF& THEM& IS&
use&or&subject&to&private&right.&In&other&words,&the&Government&owns&real& PATRIMONIAL& AND& SHALL& BE& GOVERNED& BY& THIS& CODE,&
estate&which&is&part&of&the&"public&lands"&and&other&real&estate&which&is&not& WITHOUT&PREJUDICE&TO&THE&PROVISIONS&OF&SPECIAL&LAWS.&
part&thereof.& %
& ART.% 425.&PROPERTY&OF&PRIVATE&OWNERSHIP,&BESIDES&THE&
It% is% settled% that% the% general% legislation% of% Congress% in% respect% to% PATRIMONIAL&PROPERTY&OF&THE&STATE,&PROVINCES,&CITIES,&
public% lands% does% not% extend% to% tide% lands.& It& provided& that& the& scrip& AND& MUNICIPALITIES,& CONSISTS& OF& ALL& PROPERTY&
might& be& located& on& the& unoccupied& and& unappropriated& public& lands.& A& BELONGING&TO&PRIVATE&PERSONS,&EITHER&INDIVIDUALLY&OR&
marshland&which&is&inundated&by&the&rise&of&tides&belong&to&the&State&and& COLLECTIVELY.&
is&not&susceptible&to&appropriation&by&occupation,&has&no&application&in&the& %
present& case& inasmuch& as& in& said& case& the& land& subject& matter& of& the& • CASE:%Laurel%vs.%Garcia%(Important%Case)%
litigation&was&not&yet&titled.& %
& These& are& two& petitions& for& prohibition& seeking& to& enjoin&
CADASTRAL% SURVEY% OF% MUNICIPALITY% DOES% NOT% AUTOMATICALLY% respondents,&their&representatives&and&agents&from&proceeding&
CLASSIFY%LANDS%WITHIN%THE%CADASTRE%AS%A&D%LANDS% with&the&bidding&for&the&sale&of&the&3,179&square&meters&of&land&
& at&306&Ropponggi,&52Chome&Minato2ku,&Tokyo,&Japan&scheduled&
• While&a&municipality&has&been&cadastrally&surveyed,&it&does&not&follow&that& on&February&21,&1990.&
all& lands& comprised& therein& are& automatically& released& as& alienable& and& &
disposable&land.& The% subject% property% in% this% case% is% one% of% the% four% (4)%
• A&survey&made&in&a&cadastral&proceeding&MERELY%IDENTIFIES%EACH%LOT% properties%in%Japan%acquired%by%the%Philippine%government%
PREPARATORY%TO%A%JUDICIAL%PROCEEDING&for&adjudication&of&title&to& under% the% Reparations% Agreement% entered% into% with% Japan%
any&of&the&lands&upon&claim&of&interested&parties.& on% May% 9,% 1956,% and% is% part% of% the% indemnification% to% the%
• Where%the%subject%property%is%still%unclassified,%whatever%possession% Filipino% people% for% their% losses% in% life% and% property% and%
applicants% may% have% had,% and,% however% long,% cannot% ripen% into% their%suffering%during%World%War%II.&
private%ownership.% &
• Indeed,&until&timber&or&forestland&are&released&as&disposable&and&alienable,& As& intended,& the& subject& property& became& the& site& of& the&
the& government,& through& the& appropriate& agencies,& has& no& authority& to& Philippine& Embassy& until& the& latter& was& transferred& to&
lease,&grant,&sell,&or&otherwise&dispose&of&these&lands&for&utilization.& Nampeidai& on& July& 22,& 1976.& Due% to% the% failure% of% our%
& government% to% provide% necessary% funds,% the% Roppongi%
& property%has%remained%undeveloped%since%that%time.&
& &
& 7&
&
A& proposal& was& presented& to& President& Corazon& C.& Aquino& by& • Timber& licenses,& permits& and& license& agreements& are& the&
former& Philippine& Ambassador& to& Japan,& Carlos& J.& Valdez,& to% principal& instruments& by& which& the& State& regulates& the&
make%the%property%the%subject%of%a%lease%agreement%with%a% utilization& and& disposition& of& forest& resources& to& the& end& that&
Japanese%firm%where,%at%the%end%of%the%lease%period,%all%the% public& welfare& is& promoted.& THESE% LICENSES% ARE% MERELY%
three% leased% buildings% shall% be% occupied% and% used% by% the% PRIVILEGE% GRANTED% BY% THE% STATE% TO% QUALIFIED%
Philippine%government.&On&August&11,&1986,&President&Aquino& ENTITIES% AND% DO% NOT% VEST% IN% THEM% A% PERMANENT% OR%
created& a& committee& to& study& the& disposition/utilization& of& IRREVOCABLE% RIGHT% TO% THE% PARTICULAR% CONCESSION%
Philippine&government&properties&in&Tokyo&and&Kobe.& AREA%AND%THE%FOREST%PRODUCTS%THEREIN.&
& • The& classification& of& land& is& descriptive& of& its& legal& nature,& not&
On& July& 25,& 1987,& the& President% issued% Executive% Order% No.% what& it& actually& looks& like.& A% forested% area% classified% as%
296& entitling& non2Filipino& citizens& or& entities& to& avail& of& forestland% of% the% public% domain% does% not% lose% such%
reparations’&capital&goods&and&services&in&the&event&of&sale,&lease& classification% simply% because% loggers% or% settlers% may% have%
or& disposition.& The& four& properties& in& Japan& including& the& stripped%it%of%its%forest%covers.&
Roppongi& were& specifically& mentioned& in& the& first& “Whereas”& • In& order& to& be& forestry& or& mineral& land,& the& proof& must& show&
clause.& that&it&is&more&valuable&for&the&forestry&or&the&mineral,&which&it&
& contains&than&it,&is&for&agricultural&purposes.&
Amidst& opposition& by& various& sectors,& the& Executive& branch& of& &
the&government&has&been&pushing,&with&great&vigor,&its&decision& • CASE:%Republic%vs.%CA%and%Lastimado%
to&sell&the&reparations&properties&starting&with&the&Roppongi&lot.& &
The&property&has&twice&been&set&for&bidding&at&a&minimum&floor& If& the& allegation& of& petitioner& that& the& land& in& question& was&
price&at&$225&million.& inside&the&military&reservation&at&the&time&it&was&claimed&is&true,&
& then,&it% cannot% be% the% object% of% any% cadastral% nor% can% it% be%
SC:% As% property% of% public% dominion,% the% Roppongi% lot% is% the% object% of% reopening% under% Republic% Act% No.% 931.&
outside% the% commerce% of% man.% It% cannot% be% alienated.% Its& Similarly,&if&the&land&in&question&indeed&forms&part&of&the&public&
ownership&is&a&special&collective&ownership&for&general&use&and& forest,&then,&possession&thereof,&however&long,&cannot&convert&it&
enjoyment,&an&application&to&the&satisfaction&of&collective&needs,& into&private&property&as&it&is&within&the&exclusive&jurisdiction&of&
and& resides& in& the& social& group.& The% purpose% is% not% to% serve% the&Bureau&of&Forestry&and&beyond&the&power&and&jurisdiction&of&
the% State% as% a% juridical% person,% but% the% citizens;% it% is% the&Cadastral&Court&to&register&under&the&Torrens&System.&
intended%for%the%common%and%public%welfare%and%cannot%be% &
the%object%of%appropriation.% Even&assuming&that&the&government&agencies&can&be&faulted&for&
& inaction&and&neglect&(although&the&Solicitor&General&claims&that&
The&Roppongi&property&is&correctly&classified&under&paragraph&2& it&received&no&notice),&yet,&the&same&cannot&operate&to&bar&action&
of& Article& 420& of& the& Civil& Code& as& property& belonging& to& the& by&the&State&as&it&cannot&be&estopped&by&the&mistake&or&error&of&
State&and&intended&for&some&public&service.& its& officials& or& agents.& Further,& we& cannot& lose& sight& of& the&
& cardinal& consideration& that& "the& State& as& persona& in& law& is& the&
THE%FACT%THAT%THE%ROPPONGI%SITE%HAS%NOT%BEEN%USED% juridical& entity,& which& is& the& source& of& any& asserted& right& to&
FOR% A% LONG% TIME% FOR% ACTUAL% EMBASSY% SERVICE% DOES% ownership& in& land"& under& basic& Constitutional& Precepts,& and&
NOT% AUTOMATICALLY% CONVERT% IT% TO% PATRIMONIAL% that& it& is& moreover& charged& with& the& conservation& of& such&
PROPERTY.&Any&such&conversion&happens&only&if&the&property& patrimony.&
is&withdrawn&from&public&use.&A&property&continues&to&be&part&of& &
the& public& domain,& not& available& for& private& appropriation& or& WATERSHEDS%
ownership&“until&there&is&a&formal&declaration&on&the&part&of&the& &
government&to&withdraw&it&from&being&such.&& • Watershed& is& a& land& area& drained& by& a& stream& or& fixed& body& of&
& water& and& its& tributaries& having& a& common& outline& for& surface&
A&mere&transfer&of&the&Philippine&Embassy&to&Nampeidai&in&1976& runoff.&
is% not% relinquishment% of% the% Roppongi% property’s% original% • Watershed& Reservation& is& a& forestland& reservation& established&
purpose.% to&protect&or&improved&the&conditions&of&the&water&yield&thereof&
& or&reduce&sedimentation.&
EXECUTIVE&ORDER&NO.&296,&THOUGH&ITS&TITLE&DECLARES&AN& • As& a& matter& of& general& policy,& the% Constitution% expressly%
“AUTHORITY&TO&SELL”,&DOES&NOT&HAVE&A&PROVISION&IN&THIS& mandates% that% conservation% and% proper% utilization% of%
TEXT& EXPRESSLY& AUTHORIZING& THE& SALE& OF& THE& FOUR& natural%resources,%which%includes%the%country’s%watershed,&
PROPERTIES&PROCURED&FROM&JAPAN&FOR&THE&GOVERNMENT& be&not&subject&to&registration.&
SECTOR.& It& merely& intends& to& make& the& properties& available& to& &
foreigners& and& not& to& Filipinos& alone& in& case& of& a& sale,& lease& or& • CASE:%Tan%vs.%Director%of%Forestry%
other&disposition.& &
& Doctrine:&A&timber&license&is&not&a&contract,&within&the&purview&
ALIENABLE% AND% DISPOSABLE% LANDS% HELD% BY% GOVERNMENT% of&the&due&process&clause;&it&is&only&a&license&of&privilege,&which&
ENTITIES% UNDER% SECTION% 60,% CA% NO.% 141% CANNOT% BE% ALIENATED% can& be& validly& withdrawn& whenever& dictated& by& public& interest&
WITHOUT%APPROVAL%OF%CONGRESS% or&public&welfare.&
% &
• The&registration&of&lands&of&the&public&domain&under&the&Torrens&system,& MANGROVE%SWAMPS%
by&itself,&cannot&convert&public&lands&into&private&lands.& &
• Jurisprudence&holding&that&upon&the&grant&of&the&patent&or&issuance&of&the& • Mangrove& is& a& term& applied& to& the& type& of& forest& occurring& on&
certificate& of& title& the& alienable& land& of& the& public& domain& automatically& tidal&flat&along&the&seacoast,&extending&along&streams&where&the&
becomes& private& land& CANNOT% APPLY% TO% GOVERNMENT% UNITS% AND% water&is&brackish.&
ENTITIES.& • Mangrove& swamps& are& mud& flats,& alternately& washed& and&
• The& grant& of& legislative& authority& to& sell& public& lands& in& accordance& with& exposed& by& the& tide,& in& which& grows& various& kindred& plants&
Sec&60&of&CA&No,&141&does&not&automatically&convert&alienable&lands&of&the& which& will& not& live& except& when& watered& by& the& sea,& extending&
public&domain&into&private&or&patrimonial&lands.& their&roots&deep&into&the&mud&and&casting&their&seeds,&which&also&
• The&alienable&lands&must&be&transferred&to&qualified&private&parties,&or&to& germinates&there.&
government&entities&not&tasked&to&dispose&public&lands,&before&these&lands& • Mangrove& swamps& are& FORESTAL& and& NOT& ALIENABLE&
can&become&private&or&patrimonial&lands.& AGRICULTURAL&LAND.&
• Private%lands%taken%by%the%government%for%public%use%under%its%own% &
power%of%eminent%domain%become%unquestionably%part%of%the%public% • CASE:%Director%of%Forestry%vs.%Villareal%
domain.% &
• Nevertheless,&Section&85&of&PD&No.&1529&authorizes&the&Register&of&Deeds& The& private& respondent& invokes& the& survey& plan& of& the&
to& issue& IN% THE% NAME% OF% THE% NATIONAL% GOVERNMENT& new& mangrove& swamps& approved& by& the& Director& of& Lands,& 16& to&
certificates&of&title&covering&such&expropriated&lands.& prove&that&the&land&is&registerable.&It&should&be&plain,&however,&
& that&the&mere&existence&of&such&a&plan&would&not&have&the&effect&
FOREST%LANDS% of& converting& the& mangrove& swamps,& as& forest& land,& into&
& agricultural& land.& Such% approval% is% ineffectual% because% it% is%
• Large& track& of& land& covered& with& a& natural& growth& of& trees& and& clearly% in% officious.% The% Director% of% Lands% was% not%
underbrush;&a&large&wood.& authorized%to%act%in%the%premises.%Under&the&aforecited&law,&it&
• Private&persons&cannot&own&forestlands.&Such% lands% are% not% registrable% is& the& Director& of& Forestry& who& has& the& authority& to& determine&
and%possession%thereof,%no%matter%how%long,%cannot%convert%the%same% whether&forest&land&is&more&valuable&for&agricultural&rather&than&
into% private% property,% UNLESS% such% lands% are% reclassified% and% forestry& uses,& as& a& basis& for& its& declaration& as& agricultural& land&
considered%disposable%and%alienable.& and&release&for&private&ownership.&
• “It&is&important&to&preserve&the&forests&for&they&constitute&a&vital&segment& &
of&any&country’s&natural&resources.&Without&trees,&watersheds&will&dry&up;& It%is%elementary%in%the%law%governing%natural%resources%that%
rivers&and&lakes,&which&they&supply,&are&emptied&of&their&contents.&The&fish& forest% land% cannot% be% owned% by% private% persons.& It& is& not&
disappear…”&(Director&of&Forestry&vs.&Munoz)& registerable.&The&adverse&possession,&which&can&be&the&basis&of&a&
& 8&
&
grant& of& title& in& confirmation& of& imperfect& title& cases,& cannot& • Public%Land%Act%(Act.%No.%2874)%
commence&until&after&the&forestland&has&been&declared&alienable& ! November&29,&1919&
and& disposable.& Possession& of& forestland,& no& matter& bow& long& ! Section& 6& authorized& the& GOVERNOR& GENERAL& to&
cannot&convert&it&into&private&property.& CLASSIFY% LANDS% OF% PUBLIC% DOMAIN& to& alienable&
& and&disposable&lands&
MINERAL%LANDS% ! Section& 7& is& to& DECLARE& if& such& lands& are& OPEN% TO%
& DISPOSITION%
• Mineral&land&means&any&area&where&mineral&resources&are&found.&Mineral& ! Section%8%LIMITED&alienable&and&disposable&lands&only&
resources,&on&the&other&hand,&mean&any&concentration&of&minerals&or&rocks& to& those& lands& which& have& been& “officially& delimited& or&
with&potential&economic&value.& classified”&
• Philippine%Mining%Act%of%1995,%Sec.%4%Ownership%of%Mineral%Resources% ! Empowered& the& Governor& General& to& CLASSIFY%
“Mineral)resources)are)owned)by)the)State)and)the)exploration,)development,) FURTHER&such&disposable&lands&to:&
utilization,) and) processing) thereof) shall) be) under) its) full) control) and) o Government&reclaimed&
supervision.)The)State)may)directly)undertake)such)activities)or)it)may)enter) o Foreshore&or&marshy&lands&
into) mineral) agreements) with) contractors.) The) State) shall) recognize) and) o Non2agricultural&lands&
protect)the)rights)of)the)indigenous)cultural)communities)to)their)ancestral) ! The& Governor& General,& before& allowing& the& lease& of&
lands)as)provided)for)by)the)Constitution.”& lands& to& private& parties& MUST% FORMALLY% DECLARE%
• Possession& of& mineral& land,& no& matter& how& long,& does& not& confer& THAT% THE% LANDS% WERE% NOT% NECESSARY% FOR%
possessory& rights.& THUS,% A% CERTIFICATE% OF% TITLE% IS% VOID% WHEN% IT% PUBLIC%SERVICE&
COVERS% PROPERTY% OF% PUBLIC% DOMAIN% CLASSIFIED% AS% MINERAL% &
LANDS.& Any& title& issued& over& non2disposable& lots,& even& in& the& hands& of& • Public%Land%Act%(CA%No.%141)%
alleged&innocent&purchaser&for&value,&shall&be&cancelled.& ! November&7,&1936&
• The% right% to% possess% or% own% the% surface% ground% is% separate% and% ! Before% the% government% could% alienate% or% dispose%
distinct%from%the%mineral%rights%over%the%same%land.%Thus,&if&a&person&is& lands%of%public%domain,%the%following%must%be%done%
the& owner& of& an& agricultural& land& in& which& minerals& are& discovered,& his& by%the%president:%
ownership&of&such&land&does&not&give&him&the&right&to&extract&or&utilize&the& o Empowers& the& PRESIDENT& to& classify& lands& of&
said&minerals&without&the&permission&of&the&State&to&which&such&minerals& public& domain& into& ALIENABLE% and%
belong.& DISPOSABLE&lands&
• The&land&must&be&either&completely&mineral&or&completely&agricultural.&& o Authorizes&the&President&to&DECLARE&what&lands&
& are&open&to&disposition&or&concession&
• CASE:%AtokbBig%Wedge%Mining%Co.%vs.%Court%of%Appeals% ! The& government& could& sell& to& PRIVATE& PARTIES& only&
& those&lands&for&non2agricultural&purposes&not&classified&
The&perfection&of&a&mining&claim&BEFORE&THE%1935%CONSTITUTION&had& as& government& reclaimed,& foreshore,& and& marshy,&
the& effect& of& removing& the& land& from& public& domain.& The& perfection& of& a& disposable&lands&of&public&domain.&
mining& claim& CONVERTED% THE% PROPERTY% TO% A% MINERAL% LAND& and& ! QUALIFIED% INDIVIDUALS% UNDER% THE% 1935%
under&the&laws&then&in&force&REMOVED%IT%FROM%THE%PUBLIC%DOMAIN.& CONSTITUTION%MAY%LEASE%FORESHORE%LANDS.%
& ! Section& 60& of& CA& 141& expressly& requires& Congressional&
By& such& act,& the& locators& acquired& exclusive& rights& over& the& land,& against& Authority&before&lads&under&Section&59&could&be&sold&to&
even& the& government,& without& need& of& any& further& act& as& the& purchase& of& private&parties.%
the&land&or&the&obtention&of&a&patent&over&it.&As&the&land&had&become&the& ! Reclamation& can& only& be& done& by& the& National&
private&property&of&the&locators,&they&had&the&right&to&transfer&the&same.& Government.%
& %
NATIONAL%PARKS% LAKES,%NAVIGABLE%RIVERS,%CREEKS,&
& &
• National&parks&are&inalienable&because&it&belongs&to&the&four&categories&of& • Lakes,&navigable&rivers,&and&creeks&cannot&be&appropriated&and&
lands&of&the&public&domain.& registered&under&the&Torrens&system.&All&of&the&abovementioned&
• Land&reserved&for&national&park&CANNOT%BE%REGISTERED.& form&part&of&the&public&domain.&
• Accordingly,& it& has& been& held& that& where& a& certificate& of& title& covers& a& &
portion& of& land& within& the& area& reserved& for& park& purposes,& the& titles& RESERVATIONS%FOR%PUBLIC%AND%SEMIbPUBLIC%PURPOSES%
should&be&annulled&with&respect&to&said&portion.& &
& • CA&No.&141,&Sec.&83.&&
MILITARY%AND%NAVAL%RESERVATION% &
& “Upon) the) recommendation) of) the) Secretary) of) Agriculture) and)
• Land& inside& a& military& or& naval& reservation& cannot& be& the& object& of& Natural)Resources,)the)President)may)designate)by)proclamation)
registration.& any)tract)or)tracts)of)land)of)the)public)domain)as)reservations)for)
• To& segregate& portions& of& the& public& domain& as& a& military& reservation,& all& the)use)of)the)Republic)of)the)Philippines)or)of)any)of)its)branches,)
that& is& needed& is& a& Presidential& Proclamation& to& that& effect.& A& court& or) of) the) inhabitants) thereof,) in) accordance) with) relations)
judgment&is&not&necessary&to&make&the&proclamation&effective&or&valid.& described) for) this) purpose,) or) for) quasiBpublic) uses) or) purposes)
& when) the) public) interest) requires) it,) including) reservations) for)
FORESHORE%LANDS%AND%RECLAIMED%LANDS% highways,) rights) of) way) for) railroads,) hydraulic) power) sites,)
& irrigation) systems,) communal) pastures) or) leguas) communales,)
• Foreshore& land& is& that& strip& of& land& that& lies& between& the& high& and& low& public) parks,) public) quarries,) public) fishponds,) workingmen's)
water& marks& and& that& it& alternately& wet& and& dry& according& to& the& flow& of& village)and)other)improvements)for)the)public)benefit.”&
the&tide.& &
• Foreshore& areas& are& that& COVERED% AND% UNCOVERED& by& the& ebb& and& • The&President&may&release&the&land&from&the&reservation&at&any&
flow&of&the&tide.& time,&and&hence,&may&be&considered&as&alienable&and&disposable&
• Submerged&areas&are&that&PERMANENTLY% UNDER% WATER&regardless&of& land&of&public&domain.&
&
the&ebb&and&flow&of&the&tide.&
&
• Foreshore&lands&are&lands&of&public&dominion&intended&for&public&use.&
bbb%END%OF%PART%III%bbb&
&
&
DEVELOPMENT% OF% LAW% GOVERNING% FORESHORE/% RECLAIMED%
&
LANDS%
&
&
&
• Spanish%Law%of%Waters%
&
! 1866&
&
! Shores,& bays,& coves,& inlets,& and& all& waters& within& the& maritime&
&
zone&of&the&Spanish&territory&belonged&to&the&public&domain&for&
&
public&use&
&
! Allows&reclamation;&to&be&owned&by&the&party&who&constructed&
&
such&works&provided&it&is&done&with&government&permission&
&
&
&
• Act%No.%1654%
&
! May&8,&1907&
&
! Provided&for&the&LEASE,% BUT% NOT% SALE,&of&reclaimed&lands&of&
&
the&government&to&corporation&or&private&individuals&
&
! Private& parties& can& lease& reclaimed& lands& only& if& those& lands&
&
were&no&longer&needed&for&public&purpose&
&
! This& act& MANDATED% PUBLIC% BIDDING& in& the& lease& of&
&
reclaimed&lands&
&
! Did&not&repeal&Section&5&of&Spanish&Law&of&Waters&
&
&
& 9&
&
IV.%JUDICIAL%CONFIRMATION%OF%IMPERFECT%TITLE% REQUISITES% FOR% AVAILMENT% OF% JUDICIAL% CONFIRMATION%

& OF%IMPERFECT%OR%INCOMPLETE%TITLES%
APPLICABLE%PROVISIONS%AND%AMENDMENTS% &
& • That&the&applicant&is&a&Filipino&citizen&
• Section%47%and%48%of%the%Public%Land%Act% • He& must& have& by& himself,& or& through& his& predecessors& in&
& interest,&possessed&and&occupied&an&alienable&and&disposable&
! November%7,%1936& agricultural&portion&of&the&public&domain&
! Section& 48.& The& following2described& citizens& of& the& Philippines,& • Such& possession& and& occupation& must& have& been& open,&
occupying& lands& of& the& public& domain& or& claiming& to& own& any& continuous,&exclusive,&and&notorious,&and&in&the&concept&of&an&
such&lands&or&an&interest&therein,&but&whose&titles&have&not&been& owner,&since&June&12,&1945&
perfected&or&completed,&may&apply&to&the&Court&of&First&Instance& • The&application&must&be&filed&with&the&proper&court.&
of& the& province& where& the& land& is& located& for& confirmation& of& &
their& claims& and& the& issuance& of& a& certificate& of& title& therefor,& COMPLIANCE%WITH%ALL%THE%REQUIREMENTS%OF%SEC%48B%OF%
under&the&Land&Registration&Act&,&to&wit:& CA%141%
& &
o (b)& Those& who& by& themselves& or& through& their& • The& possessor& is& deemed& to& have& acquired,& by& operation& of&
predecessors& in& interest& have& been& in& open,& law,&a&right&to&a&grant,&without&the&necessity&of&a&certificate&of&
continuous,& exclusive,& and& notorious& possession& and& title&being&issued.&
occupation& of& AGRICULTURAL% LANDS% OF% THE% • The& land,& therefore,& ceases& to& be& of& the& public& domain,& and&
PUBLIC% DOMAIN,& under& a& bona& fide& claim& of& beyond&the&authority&of&the&Director&to&dispose&of.&
acquisition&or&ownership,&EXCEPT%AS%AGAINST%THE% • The&application&for&confirmation&is&mere&formality,&the&lack&of&
GOVERNMENT,% SINCE% JULY% 26TH,% 1894,& except& which&does&not&affect&the&legal&sufficiency&of&the&title&as&would&
when&prevented&by&war&or&force&majeure.&These&shall& be&evidenced&by&the&patent&and&the&Torrens&title&to&be&issued&
be& conclusively& presumed& to& have& performed& all& the& upon&the&strength&of&said&patent.&
conditions&essential&to&a&Government&grant&and&shall& &
be& entitled& to& a& certificate& of& title& under& the& • CASE:%Oh%Cho%vs.%Director%of%Lands%
provisions&of&this&chapter.& &
& Oh& Cho& is& appealing& from& the& rejection& of& his& application&
• Republic%Act%No.%1942% based& on& disqualification& as& alien& (Chinese)& from& acquiring&
& lands& of& the& public& domain.& He& had& open,& continuous,&
! June%22,%1957% exclusive& and& notorious& possession& of& the& lot& from& 1880& to&
! Sec% 48% (b):& Those& who& by& themselves& or& through& their& filing&of&the&application&for&registration&on&January&17,&1940&
predecessors& in& interest& have& been& in& open,& continuous,& &
exclusive,& and& notorious& possession& and& occupation& of& This& is& an& exception& to& the& rule& that& all& lands& that& were& not&
AGRICULTURAL% LANDS% OF% THE% PUBLIC% DOMAIN,& under& a& acquired& from& the& government,& either& by& purchase& or& grant,&
bona&fide&claim&of&acquisition&or&ownership,&FOR%AT%LEAST%30% belong&to&the&public&domain.&
YEARS% IMMEDIATELY% PRECEDING% THE% FILING% OF% THE% &
APPLICATION% FOR% THE% CONFIRMATION% OF% TITLE,& except& That& exception& would& be& “any& land& that& should& have& been& in&
when& prevented& by& war& or& force& majeure.& These& shall& be& the& possession& of& an& occupant& and& of& his& predecessors2in2
conclusively& presumed& to& have& performed& all& the& conditions& interest& SINCE& TIME& IMMEMORIAL,& for& such& possession&
essential& to& a& Government& grant& and& shall& be& entitled& to& a& would& justify& the& presumption& that& the& land& had& never& been&
certificate&of&title&under&the&provisions&of&this&chapter.% part& of& the& public& domain& or& that& it& had& been& a& private&
& property&even&before&the&Spanish&Conquest.&&
• Republic%Act%No.%3872% &
% However,& his% immediate% possessor% failed% to% comply% with%
! June%18,%1964% the% condition% precedent% to% apply% for% the% registration% of%
! Members&of&the&national&cultural&minorities&who&by&themselves& the% land% of% which% they% had% been% in% possession% at% least%
through& their& predecessors2in2interest& have& been& in& open,& since%July%26,%1894%so%what%was%transferred%to%Oh%Cho%is%
continuous,&exclusive&and&notorious&possession&and&occupation& merely%possessory%right%which%cannot%ripen%to%ownership%
of& lands& of& the& public& domain& suitable& to& agriculture,& whether& by% prescription% (aliens% disqualified% to% own% by%
disposable&or&not,&under&a&bona&fide&claim&of&ownership&FOR%AT% prescription).&
LEAST% 30% YEARS,& shall& be& entitled& to& the& rights& granted& in& &
subsection&(b)&hereof.& &
& LAND%ACQUISITION%BY%PRIVATE%COMPANIES%
• Presidential%Decree%No.%1073% %
& • Article&XII,&Section&3,&1987&Constitution&
! January%25,%1977% &
! (b)&Those&who&by&themselves&or&through&their&predecessors2in2 “Lands) of) the) public) domain) are) classified) into) agricultural,)
interest&have&been&in&open,&continuous,&exclusive,&and&notorious& forest)or)timber,)mineral)lands)and)national)parks.)Agricultural)
possession& and,& occupation& of& ALIENABLE% AND% DISPOSABLE% lands) of) the) public) domain) may) be) further) classified) by) law)
LANDS& of& the& public& domain,& under& a& bona& fide& claim& of& according) to) the) uses) to) which) they) may) be) devoted.) Alienable)
acquisition& or& ownership,& SINCE% JUNE% 12,% 1945,% lands)of)the)public)domain)shall)be)limited)to)agricultural)lands.)
IMMEDIATELY% PRECEDING% THE% FILING% OF% THE% PRIVATE! CORPORATIONS! OR! ASSOCIATIONS! MAY! NOT!
APPLICATION% FOR% CONFIRMATION% OF% TITLE,& except& when& HOLD! SUCH! ALIENABLE! LANDS! OF! THE! PUBLIC! DOMAIN!
prevented&by&war&or&force&majeure.&Those&shall&be&conclusively& EXCEPT! BY! LEASE,! FOR! A! PERIOD! NOT! EXCEEDING!
presumed& to& have& performed& all& the& conditions& essential& to& a& TWENTYAFIVE! YEARS,! RENEWABLE! FOR! NOT! MORE! THAN!
government& grant& and& shall& be& entitled& to& a& certificate& of& title& TWENTYAFIVE! YEARS,! AND! NOT! TO! EXCEED! ONE!
under&the&provisions&of&this&chapter.&& THOUSAND! HECTARES! IN! AREA.) Citizens) of) the) Philippines)
& may)lease)not)more)than)five)hundred)hectares,)or)acquire)not)
! (c)& Members& of& the& national& cultural& minorities& who& by& more)than)twelve)hectares)thereof,)by)purchase,)homestead,)or)
themselves&or&through&their&predecessors2in2interest&have&been& grant.)
in& open,& continuous,& exclusive& and& notorious& possession& and& )
occupation&of&lands&of&the&public&domain&suitable&to&agriculture,& Taking)into)account)the)requirements)of)conservation,)ecology,)
whether& disposable& or& not,& UNDER% A% BONA% FIDE% CLAIM% OF% and) development,) and) subject) to) the) requirements) of) agrarian)
OWNERSHIP% SINCE% JUNE% 12,% 1945,& shall& be& entitled& to& the& reform,)the)Congress)shall)determine,)by)law,)the)size)of)lands)of)
rights&granted&in&subsection&(b)&hereof.& the) public) domain) which) may) be) acquired,) developed,) held,) or)
& leased)and)the)conditions)therefor.”)
• Republic%Act%No.%9176% )
% • CASE:&Director&of&Lands&vs.&IAC&and&Acme&Plywood&
! November%13,%1922% &
! Amended&Section&45&of&the&CA&No.&141& SC:% Acme,% though% a% private% corporation,% was% qualified% to%
) apply% for% the% judicial% confirmation% of% its% title% under%
The) time) to) be) fixed) in) the) entire) Archipelago) for) the) Section%48(b)%of%the%Public%Land%Act%since%the%property%at%
filing) of) applications) under) this) Chapter) shall) not) extend) beyond) the% time% it% was% purchased% by% it% from% the% Infiels% on%
31! December! 2020:) Provided,) that) the) period) shall) apply) only) October% 29,% 1962% was% already% a% PRIVATE% LAND% to% which%
when) the) area) applied) for) does! not! exceed! twelve! (12)! they%had%a%legally%sufficient%and%transferrable%title.%
hectares.) %
) %
! Before,& the& area& that& can& be& subject& of& judicial& confirmation& of& %
title&is&144&hectares) %
& %
& 10&
&
V.%REGISTRATION%UNDER%THE%PROPERTY%REGISTRATION%DECREE% UNINTERRUPTED.% ACTS% OF% A% POSSESSORY% CHARACTER% DONE%

% BY% VIRTUE% OF% A% LICENSE% OR% MERE% TOLERANCE% ON% THE% PART%
WHO%MAY%APPLY% OF%THE%REAL%OWNER%ARE%NOT%SUFFICIENT.%
% %
Section%14,%PD%No.%1529:% # ACCRETION%AND%ACCESSION%
% %
The& following& persons& may& file& in& the& proper& Court& of& First& Instance& an& • The&requirement&that&the&deposit&should&be&due&to&the&effects&of&
application&for&registration&of&title&to&land,&whether&personally&or&through& the&current&of&the&river&is&INDISPENSABLE.%
their&duly&authorized&representatives:& • Alluvion& must& be& the& EXCLUSIVE& WORK& OF& NATURE.& There&
& must&be&evidence&to&prove&that&the&addition&to&the&property&was&
(1)% Those% who% by% themselves% or% through% their% predecessorsbinb made&gradually&through&the&effects&of&the&current&of&the&river.%
interest% have% been% in% open,% continuous,% exclusive% and% notorious% • A&riparian&owner&then&does&not&acquire&the&additions&to&his&land&
possession% and% occupation% of% alienable% and% disposable% lands% of% the% cause&by&special&works&expressly&intended&or&designed&to&bring&
public% domain% under% a% bona% fide% claim% of% ownership% since% June% 12,% about&accretion.%
1945,%or%earlier.% • Private&persons&cannot,&by&themselves,&reclaim&land&from&water&
% bodies& belonging& to& the& State& without& proper& permission& from&
(2)% Those% who% have% acquired% ownership% of% private% lands% by% government&authorities.%
prescription%under%the%provision%of%existing%laws.% %
% # ACCRETION% DOES% NOT% AUTOMATICALLY%
(3)% Those% who% have% acquired% ownership% of% private% lands% or% BECOME% REGISTERED% LAND.% THIS% IS% AKIN% TO%
abandoned% river% beds% by% right% of% accession% or% accretion% under% the% THE%PRINCIPLE%THAT%AN%UNREGISTERED%LAND%
existing%laws.% PURCHASED% BY% THE% REGISTERED% OWNER% OF%
% THE% ADJOINING% LAND% DOES% NOT,% BY%
(4)%Those%who%have%acquired%ownership%of%land%in%any%other%manner% EXTENSION,% BECOME% IPSO% FACTO% REGISTERED%
provided%for%by%law.% LAND.%
& # WHERE% ALLUVIAL% INCREMENT% IS% NOT%
Where& the& land& is& owned& in& common,& all& the& co2owners& shall& file& the& REGISTERED,% IT% MAY% BE% ACQUIRED% BY% THIRD%
application&jointly.& PERSONS%THROUGH%PRESCRIPTION.%%
& # IF% ALLUVIAL% PROPERTY% IS% NOT% REGISTERED,%
Where&the&land&has&been&sold&under&pacto&de&retro,&the&vendor&a&retro&may& THE% INCREMENT% NEVER% BECAME% REGISTERED%
file& an& application& for& the& original& registration& of& the& land,& provided,& PROPERTY,% HENCE,% NOT% SUBJECT% TO% THE%
however,& that& should& the& period& for& redemption& expire& during& the& PROTECTION% OF% IMPRESCRIPTIBILITY% OF%
pendency& of& the& registration& proceedings& and& ownership& to& the& property& REGISTERED% PROPERTY% UNDER% THE% TORRENS%
consolidated& in& the& vendee& a& retro,& the& latter& shall& be& substituted& for& the& SYSTEM.%
applicant&and&may&continue&the&proceedings.& %
& ACQUISITION%OF%OWNERSHIP%IN%ANY%MANNER%PROVIDED%BY%
A& trustee& on& behalf& of& his& principal& may& apply& for& original& registration& of& LAW%
any&land&held&in&trust&by&him,&unless&prohibited&by&the&instrument&creating& %
the&trust.& • This& is& done& through& grants& of& the& State& by& virtue& of& a&
& Presidential& Proclamation,& Congressional& grant,& or& any& manner&
REQUISITES%FOR%REGISTRATION%UNDER%14(1)% provided&by&law.&
% &
• That& the& land& applied& for& is& an& agricultural& public& land& classified& as& • CASE:%International%Hardwood%and%Veneer%Co.%vs.%UP%
ALIENABLE%AND%DISPOSABLE%LAND%AT%THAT%TIME& &
• The&application&for&registration&is&filed&with&the&PROPER%COURT% bbb%END%OF%PART%V%bbb%
• That&the&applicant,&by&himself&or&through&his&predecessors2in2interest,&has& %
been& in& OCEN% possession% and% occupation& thereof,& under% a% bonafide% %
claim%of%ownership% %
• That&such&possession&and&occupation&has&been&EFFECTED%SINCE%JUNE%12,% %
1945%OR%EARLIER& %
& %
# NOTE:%THE%LAW%DOES%NOT%REQUIRE%THAT%THE%LAND%SUBJECT% %
OF% REGISTRATION% SHOULD% HAVE% BEEN% ALIENABLE% AND% %
DISPOSABLE%DURING%THE%ENTIRE%PERIOD%OF%POSSESSION,%OR% %
SINCE% JUNE% 12,% 1945.% IT% IS% SUFFICIENT% THAT% THE% LAND% IS% %
ALREADY%DECLARED%AS%ALIENABLE%AND%DISPOSABLE%LAND%AT% %
THE%TIME%OF%APPLICATION%FOR%REGISTRATION%IS%FILED%SO%AS% %
TO%ENTITLE%THE%POSSESSOR%TO%REGISTRATION.% %
% %
SECTION% 14(2)% AUTHORIZES% ACQUISITION% OF% OWNERSHIP% BY% %
PRESCRIPTION% %
% %
• Section& 14(2)& allows& qualified& individuals& to& apply& for& the& registration& of& %
property,& ownership& of& which& he& has& acquired& by& prescription& under& %
existing&laws.% %
• On&the&other&hand,&among&the&public&domain&lands&that&are&not&susceptible& %
to&acquisitive&prescription&are&TIMBER&AND&MINERAL&LANDS.% %
• The&Constitution&itself&proscribes&private&ownership&of&timber&and&mineral& %
lands.% %
• The&prescriptive&period&for&acquisition&of&property&applies&to&patrimonial% %
properties% of% the% State,&or&those&which&have&been&declared&as&no&longer& %
intended&for&public&use&or&public&service% %
& %
TWO% KINDS% OF% PRESCRIPTION% BY% WHICH% A% PATRIMONIAL% %
PROPERTY%MAY%BE%ACQUIRED% %
& %
1. ORDINARY% ACQUISITIVE% PRESCRIPTION& –& a& person& acquires& %
ownership&of&a&patrimonial&property&through&possession&for&at&least& %
10&years,&in&good&faith,&and&with&just&title% %
% %
2. EXTRAORDINARY% ACQUISITIVE% PRESCRIPTION% –% a& person’s& %
UNINTERRUPTED&possession&of&patrimonial&property&for&at&least&30& %
years,& regardless& of& good& faith& or& just& title,& ripens& into& private& %
ownership.% %
% %
# BY% PRESCRIPTION,% ONE% ACQUIRES% OWNERSHIP% AND% OTHER% %
REAL% RIGHTS% THROUGH% THE% LAPSE% OF% TIME% IN% THE% MANNER% %
AND%UNDER%THE%ACTION%LAID%DOWN%BY%LAW.% %
% %
# TO% CONSOLIDATE% PRESCRIPTION,% THE% POSSESSION% MUST% %
THAT% OF% OWNER,% AND% IT% MUST% BE% PUBLIC,% PEACEFUL% AND% %
& 11&
&
VI.%REGISTRATION%UNDER%THE%INDIGENOUS%PEOPLES%RIGHTS%ACT% indigenous& religions& and& culture,& became& historically& different&

% from&the&majority&of&Filipinos.&
# RA%No.%8371% &
# Indigenous%Peoples%Right%Act%of%1997% NATIVE%TITLE%
# October%29,%1997% &
# The% law% allows% indigenous% peoples% to% obtain% recognition% of% • It&refers&to&pre2conquest&rights&to&lands&and&domains&which,&as&
their% right% of% ownership% over% ancestral% lands% and% ancestral% far& back& as& memory& reaches,& have& been& held& under& a& claim& of&
domains%by%virtue%of%NATIVE%TITLE.% private& ownership& by& ICCs/IPs,& have& never& been& public& lands&
% and&are&thus&indisputably&presumed&to&have&been&held&that&way&
CONSTITUTIONAL%PROVISIONS% since&before&the&Spanish&conquest.&
% &
Section%5,%Article%XII,%1987%Constitution% ANCESTRAL%DOMAINS%AND%LANDS%ARE%NOT%PART%OF%PUBLIC%
& DOMAIN%
The)State,)subject)to)the)provisions)of)this)Constitution)and)national) &
development) policies) and) programs,) shall) protect) the) rights) of) • Under& the& IPRA,& ancestral& domains& and& land& are& not& deemed&
indigenous) cultural) communities) to) their) ancestral) lands) to) ensure) part&of&the&lands&of&the&public&domain&but&are&PRIVATE&LANDS&
their)economic,)social,)and)cultural)wellBbeing.) belonging& to& ICCs/IPs& who& have& actually& occupied,& possessed,&
) and& utilized& their& territories& under& a& claim& of& ownership& since&
The) Congress) may) provide) for) the) applicability) of) customary) laws) time&immemorial.&
governing)property)rights)or)relations)in)determining)the)ownership) &
and)extent)of)ancestral)domain.) ICCs/IPs’s% RIGHTS% OVER% ANCESTRAL% DOMAINS% ARE%
) RECOGNIZED%THOUGH%CADTs%
IPRA%DOES%NOT%VIOLATE%THE%REGALIAN%DOCTRINE% &
& • The&Certificate&of&Ancestral&Domain&Title&is&evidence&of&private&
• Case:&Cruz&vs.&Secretary&of&Environment&and&Natural&Resources& ownership&of&land&by&native&title.&
• Under& the& IPRA,& ancestral& lands& and& ancestral& domains& are& not& • The% IPRA% categorically% declares% ancestral% lands% and%
deemed&part&of&the&lands&of&the&public&domain&BUT% ARE% PRIVATE% domains% held% by% native% title% as% NEVER% TO% HAVE% BEEN%
LANDS% BELONGING% TO% ICCs/IPs% who% have% actually% OCCUPIED,% PUBLIC%LAND.%
POSSESSED,% and& UTILIZED% THEIR% TERRITORIES% UNDER% A% • Domains& and& lands& held& under& native& title& are,& therefore,&
CLAIM%OF%OWNERSHIP,%SINCE%TIME%IMMEMORIAL.& indisputably&presumed&to&have&never&been&public&land&and&are&
& private.&
• The&Court&thus&laid&down&the&principle&of&a&certain&title&held:& • CADT& is& merely& a& formal& recognition& of& the& rights& of& ICCs/IPs’&
o As&far&back&as&testimony&or&memory&went& rights&of&possession&and&ownership&over&their&ancestral&domain&
o Under& a& claim& of& private& ownership& as& presumed& to& never& identified&and&delineated&in&accordance&with&the&IPRA.&
have&been&public&land& &
& RIGHTS%OF%ICCs/IPs%WITH%RESPECT%TO%NATURAL%RESOURCES%
ANCESTRAL%DOMAINS% %
% • The& ICCs/IPs& have& priority& rights& in& the& harvesting,& extraction,&
• Refer& to& all& areas& generally& belonging& to& [Indigenous& Cultural& development,& or& exploitation& of& any& natural& resources& within&
Communities]& ICCs/IPs& COMPRISING% LANDS,% INLAND% the&ancestral&domains.&
WATERS,% COASTAL% AREAS,% AND% NATURAL% RESOURCES% • A& non2member& of& the& ICCs/IPs& concerned& may& be& allowed& to&
THEREIN,% HELD% UNDER% A% CLAIM% OF% OWNERSHIP,% take& part& in& the& development& and& utilization& of& the& natural&
OCCUPIED%OR%POSSESSED%BY%ICCS/IPS,%BY%THEMSELVES%OR% resources& for& a& period& of& NOT% EXCEEDING% 25% YEARS,%
THROUGH% THEIR% ANCESTORS,% COMMUNALLY% OR% RENEWABLE%for%not%more%than%25%years&
INDIVIDUALLY% SINCE% TIME% IMMEMORIAL,% CONTINUOUSLY% &
TO% THE% PRESENT& except& when& interrupted& by& war,& force& HOW%ARE%ANCESTRAL%LANDS%CLASSIFIED%UNDER%IPRA?%
majeure& or& displacement& by& force,& deceit,& stealth& or& as& a& &
consequence& of& government& projects& or& any& other& voluntary& • For& purposes& of& registration,& the& individually2owned& ancestral&
dealings& entered& into& by& government& and& private& lands& are& classified& as& alienable& and& disposable& land& of& the&
individuals/corporations,& and& which& are& necessary& to& ensure& public&domain,&provided,&they&are&agricultural&in&character&and&
their&economic,&social&and&cultural&welfare.& are& actually& used& for& agricultural,& residential,& pasture,& and& tree&
• It& shall& include& ancestral& lands,& forests,& pasture,& residential,& farming&purposes.&
agricultural& and& other& lands& individually& owned& whether& • These& lands& shall& be& classified& as& public& and& agricultural& lands&
alienable& and& disposable& or& otherwise,& hunting& grounds,& burial& regardless&of&whether&they&have&a&slope&of&18%&or&more.&
grounds,& worship& areas,& bodies& of& water,& mineral& and& other& &
natural& resources,& and& lands& which& may& no& longer& be& RIGHTS%TO%ANCESTRAL%LANDS%
exclusively& occupied& by& ICCs/IPs& but& from& which& they& &
traditionally&had&access&to&for&their&subsistence&and&traditional& SEC.% 8.% Rights% to% Ancestral% Lands.&&The&right&of&ownership&and&
activities,&particularly&the&home&ranges&of&ICCs/IPs&who&are&still& possession& of& the& ICCs& /IPs& to& their& ancestral& lands& shall& be&
nomadic&and/or&shifting&cultivators.”1& recognized&and&protected.&
• The& law’s& concept& of& ancestral& domains,& therefore,& transcends& &
physical&and&residential&territories&to&include&areas&of&spiritual,& a)&Right%to%transfer%land/property.%%Such&right&shall&include&the&
cultural&and&traditional&practices.& right& to& transfer& land& or& property& rights& TO/AMONG% MEMBERS%
& OF%THE%SAME%ICCS/IPS,&subject&to&customary&laws&and&traditions&
ANCESTRAL%LANDS% of&the&community&concerned.&
& &
• Ancestral& lands,& which& are& part& of& ancestral& domains,& are& b)& Right% to% Redemption.& & In& cases& where& it& is& shown& that& the&
defined&in&the&same&Act&as&lands&“OCCUPIED,%POSSESSED%AND% transfer& of& land/property& rights& by& virtue& of& any& agreement& or&
UTILIZED%BY%INDIVIDUALS,%FAMILIES%AND%CLANS%WHO%ARE% devise,& to& a& nonmember& of& the& concerned& ICCs/IPs& is& tainted& by&
MEMBERS% OF% THE% ICCS/IPS% SINCE% TIME% IMMEMORIAL,& by& the& vitiated& consent& of& the& ICCs/IPs,& or& is& transferred& for& an&
themselves& or& through& their& predecessors2in2interest,& under& unconscionable&consideration&or&price,&the&transferor&ICC/IP&shall&
claims& of& individual& or& traditional& group& ownership,& have&the&right&to&redeem&the&same&within&a&period&not&exceeding&
continuously,& to& the& present& except& when& interrupted& by& war,& fifteen&(15)&years&from&the&date&of&transfer.&
force& majeure& or& displacement& by& force,& deceit,& stealth& or& as& a& &
consequence& of& government& projects& and& other& voluntary& # National%Commission%on%Indigenous%Peoples%(NCIP)&
dealings& entered& into& by& government& and& private& 2&refers&to&the&office&created&under&his&Act,&which&shall&
individuals/corporations,& including,& but& not& limited& to,& be&under&the&Office&of&the&President,&and&which&shall&be&
residential& lots,& rice& terraces& or& paddies,& private& forests,& the& primary& government& agency& responsible& for& the&
swidden&farms&and&tree&lots.& formulation& and& implementation& of& policies,& plans& and&
& programs&to&recognize,&protect&and&promote&the&rights&
ICCs/%IPs% of&ICCs/IP&
& # Ancestral% Domains% Office% (ADO)% b% The& Ancestral&
• It&refers&to&that&group&of&peoples&or&homogenous&societies&who& Domain& Office& shall& be& responsible& for& the&
have& continuously& lived% as% organized% community% on% identification,& delineation& and& recognition& of& ancestral&
communally%bounded%and%defined%territory,%and%who%have,% lands/domains.& It& shall& also& be& responsible& for& the&
under% claims% of% ownership% since% time% immemorial,% management&of&ancestral&lands/domains&in&accordance&
occupied,% possessed,% and% utilized% such% territories,% sharing% with&a&master&plan&as&well&as&the&implementation&of&the&
common%bonds%of%language,%customs,%traditions,%and%other% ancestral& domain& rights& of& the& ICCs/IPs& as& provided& in&
distinctive% cultural% traits,&or&who&have,&through&resistance&to& Chapter&III&of&this&Act.&It&shall&also&issue,&upon&the&free&
political,& social,& and& cultural& inroads& of& colonization,& non2 and&prior&informed&consent&of&the&ICCs/IPs&concerned,&
certification& prior& to& the& grant& of& any& license,& lease& or&
& 12&
&
permit& for& the& exploitation& of& natural& resources& among&ICCs/IPs&on&the&boundaries&of&ancestral&domain&claims,&the&

affecting& the& interests& of& ICCs/IPs& or& their& ancestral& Ancestral& Domains& Office& shall& cause& the& contending& parties& to&
domains& and& to& assist& the& ICCs/IPs& in& protecting& the& meet&and&assist&them&in&coming&up&with&a&preliminary&resolution&
territorial& integrity& of& all& ancestral& domains.& It& shall& of&the&conflict,&without&prejudice&to&its&full&adjudication&according&
likewise& perform& such& other& functions& as& the& to&the&section&below.&
Commission&may&deem&appropriate&and&necessary.& &
& i)&Turnover&of&Areas&Within&Ancestral&Domains&Managed&by&Other&
DELINEATION%PROCESS% Government& Agencies.& & The& Chairperson& of& the& NCIP& shall& certify&
% Blat& the& area& covered& is& an& ancestral& domain.& The& secretaries& of&
SEC.& 52.& Delineation& Process.& & The& identification& and& delineation& of& the&Department&of&Agrarian&Reform,&Department&of&Environment&
ancestral& domains& shall& be& done& in& accordance& with& the& following& and& Natural& Resources,& Department& of& the& Interior& and& Local&
procedures:& Government,&and&Department&of&Justice,&the&Commissioner&of&the&
& National& Development& Corporation,& and& any& other& government&
a)& Ancestral& Domains& Delineated& Prior& to& this& Act.& The& provisions& agency& claiming& jurisdiction& over& the& area& shall& be& notified&
hereunder& shall& not& apply& to& ancestral& domains/lands& already& delineated& Thereof.& Such& notification& shall& terminate& any& legal& basis& for& the&
according& to& DENR& Administrative& Order& No.& 2,& series& of& 1993,& nor& to& jurisdiction&previously&claimed;&
ancestral& lands& and& domains& delineated& under& any& other& community/& &
ancestral& domain& program& prior& to& the& enactment& of& this& law.& ICCs/IPs& j)&Issuance&of&CADT.&&ICCs/IPs&whose&ancestral&domains&have&been&
whose& ancestral& lands/domains& were& officially& delineated& prior& to& the& officially&delineated&and&determined&by&the&NCIP&shall&be&issued&a&
enactment& of& this& law& shall& have& the& right& to& apply& for& the& issuance& of& a& CADT& in& the& name& of& the& community& concerned,& containing& a& list&
Certificate&of&Ancestral&Domain&Title&(CADT)&over&the&area&without&going& of&all&dose&identified&in&the&census;&and&
through&the&process&outlined&hereunder;& &
& k)& Registration& of& CADTs.& & The& NCIP& shall& register& issued&
b)&Petition&for&Delineation.&&The&process&of&delineating&a&specific&perimeter& certificates&of&ancestral&domain&titles&and&certificates&of&ancestral&
may&be&initiated&by&the&NCIP&with&the&consent&of&the&ICC/IP&concerned,&or& lands& tides& before& She& Register& of& Deeds& in& the& place& where& the&
through&a&Petition&for&Delineation&filed&with&the&NCIP,&by&a&majority&of&the& property&is&situated.&
members&of&the&ICCs/IPs;& &
& &
c)& Delineation& Proper.& & The& official& delineation& of& ancestral& domain& &
boundaries& including& census& of& all& community& members& therein,& shall& be& &
immediately&undertaken&by&the&Ancestral&Domains&Office&upon&filing&of&the& &
application& by& the& ICCs/IPs& concerned.& Delineation& will& be& done& in& &
coordination&with&the&community&concerned&and&shall&at&all&times&include& &
genuine& involvement& and& participation& by& the& members& of& the& &
communities&concerned;& &
& &
d)& Proof& Required.& & Proof& of& Ancestral& Domain& Claims& shall& include& the& &
testimony& of& elders& or& community& under& oath,& and& other& documents& &
directly&or&indirectly&attesting&to&the&possession&or&occupation&of&the&area& &
since& time& immemorial& by& such& ICCs/IPs& in& the& concept& of& owners& which& &
shall&be&any&one&(&I&)&of&the&following&authentic&documents:& &
& &
1)&Written&accounts&of&the&ICCs/IPs&customs&and&traditions;& &
2)&Written&accounts&of&the&ICCs/IPs&political&structure&and&institution;& &
3)& Pictures& showing& long& term& occupation& such& as& those& of& old& &
improvements,&burial&grounds,&sacred&places&and&old&villages;& &
4)& Historical& accounts,& including& pacts& and& agreements& concerning& &
boundaries&entered&into&by&the&ICCs/IPs&concerned&with&other&ICCs/lPs;& &
5)&Survey&plans&and&sketch&maps;& &
6)&Anthropological&data;& &
7)&Genealogical&surveys;& &
8)& Pictures& and& descriptive& histories& of& traditional& communal& forests& and& &
hunting&grounds;& &
9)& Pictures& and& descriptive& histories& of& traditional& landmarks& such& as& &
mountains,&rivers,&creeks,&ridges,&hills,&terraces&and&the&like;&and& &
10)& Writeups& of& names& and& places& derived& from& the& native& dialect& of& the& &
community.& &
& &
e)&Preparation&of&Maps.&&On&the&basis&of&such&investigation&and&the&findings& &
of& fact& based& thereon,& the& Ancestral& Domains& Office& shall& prepare& a& &
perimeter&map,&complete&with&technical&descriptions,&and&a&description&of& &
the&natural&features&and&landmarks&embraced&therein;& &
& &
f)& Report& of& Investigation& and& Other& Documents.& & A& complete& copy& of& the& &
preliminary&census&and&a&report&of&investigation,&shall&be&prepared&by&the& &
Ancestral&Domains&Office&of&the&NCIP;& &
& &
g)& Notice& and& Publication.& & A& copy& of& each& document,& including& a& &
translation& in& the& native& language& of& the& ICCs/IPs& concerned& shall& be& &
posted&in&a&prominent&place&therein&for&at&least&fifteen&(&15)&days.&A&copy&of& &
the& document& shall& also& be& posted& at& the& local,& provincial& and& regional& &
offices& of& the& NCIP,& and& shall& be& published& in& a& newspaper& of& general& &
circulation& once& a& week& for& two& (2)& consecutive& weeks& to& allow& other& &
claimants& to& file& opposition& thereto& within& fifteen& (15)& days& from& date& of& &
such&publication:&Provided,&That&in&areas&where&no&such&newspaper&exists,& &
broadcasting&in&a&radio&station&will&be&a&valid&substitute:&Provided,&further,& &
That&mere&posting&shall&be&deemed&sufficient&if&both&newspaper&and&radio& &
station&are&not&available;& &
& &
h)Endorsement& to& NCIP.& & Within& fifteen& (15)& days& from& &
publication,&and&of&the&inspection&process,&the&Ancestral&Domains& &
Office& shall& prepare& a& report& to& the& NCIP& endorsing& a& favorable& &
action& upon& a& claim& that& is& deemed& to& have& sufficient& proof.& &
However,& if& the& proof& is& deemed& insufficient,& the& Ancestral& &
Domains& Office& shall& require& the& submission& of& additional& &
evidence:&Provided,&That&the&Ancestral&Domains&Office&shall&reject& &
any& claim& that& is& deemed& patently& false& or& fraudulent& after& &
inspection& and& verification:& Provided,& further,& That& in& case& of& &
rejection,& the& Ancestral& Domains& Office& shall& give& the& applicant& &
due& notice,& copy& furnished& all& concerned,& containing& the& grounds& &
for& denial.& The& denial& shall& be& appealable& to& the& NCIP:& Provided,& &
furthermore,& That& in& cases& where& there& are& conflicting& claims& &
& 13&
&
LAND%TITLES%AND%DEEDS% • APPOINTING% AN% AGENT% OR% REPRESENTATIVE%

FINALS%2014%–%2015& RESIDING%IN%THE%PHILIPPINES,&&
& • giving& his& FULL% NAME% AND% POSTAL% ADDRESS,&
I.%PROPERTY%REGISTRATION%DECREE%(PD%1529)% and&&
% • shall& therein& agree& that& the& service& of& any& legal&
1. FORMS%AND%CONTENT%(Section%15)% process& in& the& proceedings& under& or& growing& out& of& the&
% application&made&upon&his&agent&or&representative&shall%be%of%
• The&application&for&land&registration&shall&be&IN%WRITING,&& the%same%legal%effect%as%if%made%upon%the%applicant%within%
• SIGNED&by&the&applicant&or&the&person&duly&authorized&in&his& the%Philippines.&&
behalf& • If& the& agent& or& representative& dies,& or& leaves& the&
• and& SWORN% TO% BEFORE% ANY% OFFICER% AUTHORIZED% TO% Philippines,& the% applicant% shall% forthwith% make% another%
ADMINISTER% OATHS& for& the& province& or& city& where& the& appointment%for%the%substitute,%and,%if%he%fails%to%do%so%the%
application&was&actually&signed.&& court%may%dismiss%the%application.&
• If& there& is& MORE% THAN% ONE% APPLICANT,& the& application& &
shall&be&signed&and&sworn&to&by&and&in&behalf&of&each.&& 3. WHAT%AND%WHERE%TO%FILE%(Section%17)%
• The& application& shall& CONTAIN% A% DESCRIPTION% OF% THE% %
LAND&and& • The& application& for& land& registration& SHALL% BE% FILED%
• shall& state& the& CITIZENSHIP& and& CIVIL% STATUS% OF% THE% WITH% THE% COURT% OF% FIRST% INSTANCE% OF% THE%
APPLICANT,&whether&single&or&married,&and,&& PROVINCE%OR%CITY%WHERE%THE%LAND%IS%SITUATED.&
• if&married,&THE%NAME%OF%THE%WIFE%OR%HUSBAND,&and,&& • The&applicant&shall&file&together&with&the&application&all%
• if&the&marriage&has&been&legally&dissolved,&WHEN% AND% HOW% original%muniments%of%titles%or%copies%thereof%and%a%
THE%MARRIAGE%RELATION%TERMINATED.&& survey% plan% of% the% land% approved% by% the% Bureau% of%
• It&shall&also&state&the&FULL%NAMES%AND%ADDRESSES%OF%ALL% Lands.%
OCCUPANTS%OF%THE%LAND%AND%THOSE%OF%THE%ADJOINING% • The&clerk&of&court&SHALL%NOT%ACCEPT&any&application&
OWNERS,&if&known,&and,&& unless& it& is& shown& that& the& applicant& has& furnished& the&
• if& not& known,& it& shall& state& the& EXTENT% OF% THE% SEARCH% Director&of&Lands&with&a&copy&of&the&application&and&all&
MADE&to&find&them.& annexes.&
& &
REQUISITES%IN%ORDINARY%LAND%PROCEEDINGS%% ! The& RTC& shall& have& exclusive& original& jurisdiction& over&
(13%STEPS)% all& applications& for& ORIGINAL% REGISTRATION% OF%
(SFS%–%TPS%–%FH%–%PIES%–%T)% TITLE% TO% LANDS,& including& improvements& and&
% interests& therein,& and& over& all& petitions& filed& after&
1. Survey& of& the& land& by& the& Bureau& of& Lands& of& a& duly& licensed& original& registration& of& title,& WITH& POWER& TO& HEAR&
private&surveyor& AND& DETERMINE& ALL& QUESTIONS& ARISING& UPON&
2. Filing&of&application&for&registration&by&the&applicant& SUCH&APPLICATIONS&OR&PETITIONS&
3. Setting% of% date& for& the& INITIAL% HEARING& of& the& application& ! As%per%BP%Blg.%129,%MTC%has%jurisdiction%over:%
by&the&Court& o Where% the% lot% is% not% subject% of% any%
4. Transmittal%of%the%application&and&the&date&of&initial&hearing& controversy%or%opposition%
together&with&all&the&documents&and&other&evidences&attached& o Where% the% lot% is% contested% but% the%
thereto& by% the% Clerk% of% Court% to% the% Land% Registration% value% thereof% does% not% exceed%
Authority& P100,000%
5. Publication% of& the& notice& of& the& filing& of& the& application& and& %
date& and& place& of& the& hearing& in& the& Official& Gazette& and& in& a& 4. APPLICATION%COVERING%TWO%PARCELS%OF%
newspaper&of&general&circulation% LAND%(Section%18)%
6. Service% by% MAILING% OF% NOTICE& upon& contiguous& owners,& %
occupants,& and& those& known& to& have& interest& in& the& property& • An&application&may&include&two&or&more&parcels&of&land&
AND& POSTING% by% the% sheriff& of& the& notice& in& a& conspicuous& belonging& to& the& applicant/s& provided% they% are%
place& on& the& land& and& in& the& bulletin& board& of& the& municipal& situated% within% the% same% province% or% city.&The&court&
building&where&the&land&is&situated% may&at&any&time&order&an&application&to&be&amended&by&
7. Filing% of% answer% to% the% application% by&any&person&whether& striking&out&one&or&more&of&the&parcels&or&by&a&severance&
named&in&the&notice&or&not% of&the&application.&
8. Hearing%of%the%case%by&the&Court% %
9. Promulgation%of%judgment&by&the&Court% 5. AMENDMENTS%(Section%19)%
10. Issuance% of% an% ORDER% FOR% THE% ISSUANCE% of% a% decree& &
declaring&the&decision&final&and&instructing%the%LRA%to%issue% • The&court&MAY% ALLOW&amendments&to&the&application&
the%decree%of%confirmation%and%registration% including&joinder,% substitution,% or% discontinuance&as&
11. Entry%of%the%decree%of&registration&in&the&LRA% to&parties&at&any&stage&of&the&proceedings&upon&just&and&
12. Sending% of% copy% of% the% decree% of& registration& to& the& reasonable&terms.&
corresponding&Register&of&Deeds% • Amendments,& which& shall& consist& in& a& substantial&
13. Transcription% of% the% decree% of% registration& in& the& change& in& the& boundaries& or& an& increase& in& area& of& the&
registration& book& and& the& issuance& of& the& owner’s& duplicate& land,& applied& for& or& which& involve& the& inclusion& of& an&
original& certificate& of& title& to& the& applicant& by& the& RD,% upon% additional& land& shall% be% subject% to% the% same%
payment%of%prescribed%fees% requirements% of% publication% and% notice% as% in% an%
& original%application.%
THE%APPLICATION%SHALL%BE%ACCOMPANIED%BY%THE% %
FOLLOWING%DOCUMENTS% ! It& shall& not& be& permissible& to& make& amendments& or&
& alterations& in& the& description& of& the& land& after& its&
1. Original& plan& in& TRACING% CLOTH% or& DIAZO% POLYESTER% publication&in&the&newspapers&and&after&the&registration&
FILM,%duly&approved&by&the&Regional&Technical&Director,&Land& of& the& property& has& been& decreed,& without& the&
Management& Service& of& the& DENR,& a& CERTIFIED% COPY% OF% publication& of& new& notification& and& advertisements&
THE% SAME% SHALL% BE% ATTACHED% TO% THE% DUPLICATE% making& known& to& everyone& the& said& alterations& and&
RECORDS%AND%FORWARDED%TO%THE%LRA& amendments%
2. WHITE%OR%BLUE%PRINT%copies&of&the&plan& ! If&new&survey&plans&do&not&conform&to&the&plans&earlier&
3. The& original& and& two& copies& of& the& TECHNICAL% presented& and& affect& the& rights& of& third& persons,& notice&
DESCRIPTIONS% CERTIFIED& by& the& Regional& Technical& shall& be& given& them& and& an& opportunity& to& present&
Director& or& the& official& so& authorized& and& NOT& MERELY& whatever&opposition&they&may&have&%
SIGNED&by&the&Geodetic&Engineer&who&prepared&the&plan& %
4. A& CERTIFICATE% IN% TRIPLICATE& of& the& Provincial,& City,& or& 6. WHEN%LAND%APPLIED%FOR%BORDERS%THE%ROAD%
Municipal&assessor&of%the%assessed%value%of%the%land& (Section%20)%
5. All% ORIGINAL% MUNIMENTS% OF% TITLE% OF% THE% APPLICANT% %
which&prove&his&ownership&of&the&land% • If& the& application& describes& the& land& as& bounded& by& a&
& public&or&private&way&or&road,&it%shall%state%whether%or%
*)Under)LRA)Circular)05B2000,)the)original)tracing)cloth)plan)is) not%the%applicant%claims%any%and%what%portion%of%the%
no) longer) forwarded) to) the) LRA;) only) a) certified) copy) thereof) land% within% the% limits% of% the% way% or% road,& and&
need)be)forwarded) whether& the& applicant& desires& to& have& the& line& of& the&
& way&or&road&determined.&
2. NONbRESIDENT%APPLICANT%(Section%16)% %
% 7. REQUIREMENT%OF%ADDITIONAL%FACTS%(Sec%21)%
• If&the&applicant&is&not&a&resident&of&the&Philippines,& %
he& shall& file& with& his& application& AN% INSTRUMENT% IN% DUE% • The& court& may& require& facts& to& be& stated& in& the&
FORM& application& in& addition& to& those& prescribed& by& this&
& 14&
&
Decree&not&inconsistent&therewith&and&may&require&the& notice& of& initial& hearing& to& be& mailed& to& the& Secretary& of& Public&
filing& of& any& additional& paper.& It& may& also& conduct& an& Highways,& to& the& Provincial& Governor,& and& to& the& Mayor& of& the&
ocular&inspection,&if&necessary.& municipality&or&city,&as&the&case&may&be,&in&which&the&land&lies.&
% &
8. DEALINGS% WITH% LAND% PENDING% ORIGINAL% REGISTRATION% (c)& Mailing& of& notice& to& the& Secretary& of& Agrarian& Reform,& the&
(Section%22)% Solicitor& General,& the& Director& of& Lands,& the& Director& of& Public&
% Works,&the&Director&of&Forest&Development,&the&Director&of&Mines&
• After& the& filing& of& the& application& and& before& the& issuance& of& and& the& Director& of& Fisheries& and& Aquatic& Resources.& If% the% land%
the& decree& of& registration,& the% land% therein% described% may% borders%on%a%river,%navigable%stream%or%shore,%or%on%an%arm%of%
still%be%the%subject%of%dealings%in%whole%or%in%part,&in&which& the%sea%where%a%river%or%harbor%line%has%been%established,%or%
case& the& interested& party& shall& present& to& the& court& the& on% a% lake,& or& if& it& otherwise& appears& from& the& application& or& the&
pertinent& instruments& together& with& a& subdivision& plan& proceedings&that&a&tenant2farmer&or&the&national&government&may&
approved& by& the& Director& of& Lands& in& case& of& transfer& of& have& a& claim& adverse& to& that& of& the& applicant,& notice& of& the& initial&
portions&thereof&and&the&court,&after&notice&to&the&parties,&shall& hearing& shall& be& given& in& the& same& manner& to& the& Secretary& of&
order& such& land& registered& subject& to& the& conveyance& or& Agrarian& Reform,& the& Solicitor& General,& the& Director& of& Lands,& the&
encumbrance& created& by& said& instruments,& or& order& that& the& Director& of& Mines& and/or& the& Director& of& Fisheries& and& Aquatic&
decree& of& registration& be& issued& in& the& name& of& the& person& to& Resources,&as&may&be&appropriate.&
whom&the&property&has&been&conveyed&by&said&instruments.& &
& # In) practice,) the) Solicitor) General) is) invariably) furnished)
! Section&22&allows&the&land&subject&of&registration&to&be&sold&or& with)a)copy)of)the)notice)of)initial)hearing.)The)reason)for)
otherwise&encumbered,&but&whatever&may&be&the&nature&of&the& this)is)that)he)is)bound)to)represent)the)government)in)all)
transaction,& the& interested& party& should& submit& to& the& Court& land)registration)and)related)proceedings.&
the& pertinent& instruments& evidencing& the& transaction& to& be& # The) OSG) shall) represent) the) Government) of) the)
considered&in&the&final&adjudication&of&the&case.& Philippines,) its) agencies,) and) instrumentalities) and) its)
& officials) and) agents) in) any) litigation,) proceeding,)
II.%PUBLICATION,%OPPOSITION,%DEFAULT% investigation)or)matter)requiring)the)services)of)a)lawyer.&
% # The) Solicitor) General) shall) institute) actions) for) the)
1. NOTICE%OF%INITIAL%HEARING,%PUBLICATION,%ETC.%% reversion) to) the) Government) of) lands) of) the) public)
% domain)and)improvements)thereon)as)well)as)lands)held)
The& court& shall,& within% five% days% from% filing% of% the% application,& in)violation)of)the)Constitution.&
ISSUE& AN& ORDER& SETTING& THE& DATE& AND& HOUR& OF& THE& INITIAL& &
HEARING,&which&SHALL%NOT%BE%EARLIER%THAN%FORTYbFIVE%DAYS% 3.%By%posting.%
NOR%LATER%THAN%NINETY%DAYS%FROM%THE%DATE%OF%THE%ORDER.% &
& The&Commissioner&of&Land&Registration&shall&also&cause&a&duly&
The&public&shall&be&given&notice&of&the&initial&hearing&of&the&application& attested&copy&of&the&notice&of&initial&hearing&to% be% posted% by%
for&land&registration&by&means&of&(1)&publication;&(2)&mailing;&and&(3)& the% sheriff& of& the& province& or& city,& as& the& case& may& be,& or& by&
posting.& his& deputy,& in& a& conspicuous& place& on& each& parcel& of& land&
& included&in&the&application&and&also&in&a&conspicuous&place&on&
1.%By%publication.% the& bulletin& board& of& the& municipal& building& of& the&
& municipality& or& city& in& which& the& land& or& portion& thereof& is&
Upon& receipt& of& the& order& of& the& court& setting& the& time& for& initial& situated,&FOURTEEN%DAYS%AT%LEAST%BEFORE%THE%DATE%OF%
hearing,& the& Commissioner& of& Land& Registration& shall& cause& notice& of& INITIAL%HEARING.%
initial&hearing&to&be&published&once&in&the&Official&Gazette&and&once&in&a& %
newspaper& of& general& circulation& in& the& Philippines:& Provided,& The& court& may& also& cause& notice& to& be& served& to& such& other&
however,&that&the&publication&in&the&Official&Gazette&shall&be&sufficient& persons&and&in&such&manner,&as&it&may&deem&proper.&
to&confer&jurisdiction&upon&the&court.&Said&notice&shall&be&addressed&to& &
all&persons&appearing&to&have&an&interest&in&the&land&involved&including& # The)Courts)would)simply)rely)on)the)report)of)the)sheriff)
the& adjoining& owners& so& far& as& known,& and& "to& all& whom& it& may& largely) because) of) the) presumption) of) regularity) in) the)
concern".& Said& notice& shall& also& require& all& persons& concerned& to& performance)of)official)duty.&
appear& in& court& at& a& certain& date& and& time& to& show& cause& why& the& &
prayer&of&said&application&shall&not&be&granted.& ! The& requirement& of& giving& notice& by& all& three& modes& is&
& mandatory&
# TWOAFOLD!PURPOSES!OF!PUBLICATION% ! The&notice%of%initial%hearing&shall&be&signed&by&the&judge&and&
o To! confer! jurisdiction! upon! the! court! over! the! a&copy&if&the&notice&is&mailed&to&the&clerk&of&court&to&the&LRA&
res% ! The&procedure&prescribed&by&PD&No.&1529&in&land&registration&
o To! apprise! the! whole! world! of! the! pending! is&IN%REM,&or&one&against&all&persons&who&may&allege&any&right&
registration!case!so!that!they!may!assert!their! to&the&land&sought&to&be&registered,&and&the&decree&of&the&Court&
rights! or! interests! in! the! land,! if! any,! and! granting&registration&is&valid&and&effective&against&all&who&may&
oppose!the!application,!if!so!minded.% have&interest&in&the&land&
# A) party) seeking) registration) of) realty) must) prove) by) &
satisfactory) and) conclusive) evidence) not) only) his) ownership) 2. PROOF%OF%PUBLICATION%AND%NOTICE%(Section%24)%
thereof)but)the)identity)of)the)same.& %
# Publication) in) a) newspaper) is) necessary) to) accord) with) due) The& certification& of& the& Commissioner& of& Land& Registration&
process)requirement.)& and& of& the& sheriff& concerned& to& the& effect& that& the& notice& of&
# For)nonBcompliance)with)the)requirement)of)publication,)the) initial& hearing,& as& required& by& law,& has& been& complied& with&
application) may) be) dismissed,) without) prejudice) to) shall&be&filed&in&the&case&before&the&date&of&initial&hearing,&and&
reapplication) in) the) future,) after) all) the) legal) requisites) are) shall&be&conclusive&proof&of&such&fact.&
complied)with.& %
# Publication)in)the)Official)Gazette)does)not)dispense)with)the) 3. OPPOSITION%TO%APPLICATION%IN%ORDINARY%%
requirement)of)notice)by)mailing)and)posting& PROCEEDING%(Section%25)%
# Personal)notice)is)not)necessary)unless)required)by)the)Court& %
# The)purpose)of)the)law)in)requiring)the)giving)of)notice)by)all) Any& person& claiming& an& interest,& whether& named& in& the& notice& or&
three) modes) is) to) strengthen) the) Torrens) system) through) not,&may%appear%and%file%an%opposition%on%or%before%the%date%of%
safeguards)to)prevent)anomalous)titling)of)real)property.& initial%hearing,&or&within&such&further&time&as&may&be&allowed&by&
# New) publication) is) need) in) case) the) property) sought) to) be) the&court.&THE&OPPOSITION&SHALL&STATE&ALL&THE&OBJECTIONS&
registered)includes)additional)area& TO& THE& APPLICATION& AND& SHALL& SET& FORTH& THE& INTEREST&
# Where)there)is)no)publication)of)the)notice)of)initial)hearing,) CLAIMED&BY&THE&PARTY&FILING&THE&SAME&AND&APPLY&FOR&THE&
the)decision)of)the)land)registration)court)is)void.& REMEDY&DESIRED,&and&shall&be&signed&and&sworn&to&by&him&or&by&
& some&other&duly&authorized&person.&
2.%By%mailing.% &
& If&the&opposition&or&the&adverse&claim&of&any&person&covers%only%
(a)& Mailing& of& notice& to& persons& named& in& the& application.& The& a% portion% of% the% lot% and% said% portion% is% not% properly%
Commissioner& of& Land& Registration& shall& also,& WITHIN% SEVEN% DAYS% delimited%on%the%plan%attached%to%the%application,&or&in&case&of&
AFTER%PUBLICATION%OF%SAID%NOTICE%IN%THE%OFFICIAL%GAZETTE,& undivided& co2ownership,& conflicting& claims& of& ownership& or&
as&hereinbefore&provided,&cause&a&copy&of&the&notice&of&initial&hearing& possession,&or&overlapping&of&boundaries,&the%court%may%require%
to& be& mailed& to& every& person& named& in& the& notice& whose& address& is& the% parties% to% submit% a% subdivision% plan% duly% approved% by%
known.& the%Director%of%Lands.%
& %
(b)& Mailing& of& notice& to& the& Secretary& of& Public& Highways,& the& %
Provincial&Governor&and&the&Mayor.&If% the% applicant% requests% to% %
have% the% line% of% a% public% way% or% road% determined,& the& %
Commissioner& of& Land& Registration& shall& cause& a& copy& of& said& %
& 15&
&
4. ORDER%OF%DEFAULT,%EFFECT%(Section%26)% # III.%HEARING,%JUDGMENT,%AND%DECREE%OF%REGISTRATION!
% !
If&no&person&appears&and&answers&within&the&time&allowed,&the% court% Section&27.&SPEEDY% HEARING;% REFERENCE% TO% A% REFEREE.&The&
shall,% upon% motion% of% the% applicant,% no% reason% to% the% contrary% trial& court& shall& see& to& it& that& all& registration2proceedings& are&
appearing,% order% a% default% to% be% recorded% and% require% the% disposed&or&within&ninety&days&from&the&date&the&case&is&submitted&
applicant% to% present% evidence.& By& the& description& in& the& notice& "To& for&decision,&
all& Whom& It& May& Concern",& all& the& world& are& made& parties& defendant& &
and&shall&be&concluded&by&the&default&order.& The& Court,& if& it& deems& necessary,& may& refer& the& case& or& any& part&
& thereof&to&a&referee&who&shall&hear&the&parties&and&their&evidence,&
Where&an&appearance&has&been&entered&and&an&answer&filed,&a&default& and&the&referee&shall&submit&his&report&thereon&to&the&Court&within&
order& shall& be& entered& against& persons& who& did& not& appear& and& fifteen&days&after&the&termination&of&such&hearing.&Hearing&before&a&
answer.& referee&may&be&held&at&any&convenient&place&within&the&province&or&
& city& as& may& be& fixed& by& him& and& after& reasonable& notice& thereof&
# REQUISITES!FOR!OPPOSING!APPLICATION! shall& have& been& served& the& parties& concerned.& The& court& may&
! render&judgment&in&accordance&with&the&report&as&though&the&facts&
" The) oppositor) must) have) an) interest) in) the) land) applied) have&been&found&by&the&judge&himself:&Provided,&however,&that&the&
for! court& may& in& its& discretion& accept& the& report,& or& set& it& aside& in&
" He) should) state) the) grounds) for) his) objection) as) well) as) whole&or&in&part,&or&order&the&case&to&be&recommitted&for&further&
the)nature)of)his)claimed)interest! proceedings:&
" He)should)indicate)the)desired)relief! &
" The)opposition)should)be)signed)and)sworn)to)by)him)or) # HEARING)
by)his)duly)authorized)representative! " Applications)for)registration)shall)be)heard)in)the)RTC)or)
% in)first)level)courts)
# The)written)appearance)with)opposition)presented)by)petitioner)in)a) " Section) 27) aims) to) dispose) of) registration) cases) as)
case)was)considered)valid)and)sufficient)to)give)him)legal)standing)in) expeditiously)as)possible)and)hence)the!court!is!required!
court)and)entitle)him)to)notice,)as)a)matter)of)right.% to! decide! the! case! within! 90! days) from) the) time) it) is)
# Opposition) to) an) application) for) registration) of) the) title) must) be) submitted)for)decision.)
based)on)the)right)of)dominion)or)some)other)real)right)opposed)to) " The) proof) is) on) the) applicant) to) prove) his) positive)
the) adjudication) or) recognition) of) the) ownership) of) the) applicant,) averments) and) not) for) the) government) or) the) private)
whether)it)be)limited)or)absolute.% oppositors) to) establish) a) negative) proposition.) He) must)
# All) claims) of) third) persons) to) the) property) must) be) asserted) in) the) submit) a) convincing) proof) of) his) and) his) predecessorBinB
registration)proceedings.% interest’s) actual,) peaceful,) and) adverse) possession) in) the)
# A) “claim”) merely) noted) on) the) survey) plan) cannot) prevail) over) the) concept)of)owner)of)the)lots)during)the)period)required)by)
actual) decree) of) registration) as) reproduced) in) the) certificate.) The) law.)
rule) also) is) that) the) owner) of) buildings) and) improvements) should) " No) public) land) can) be) acquired) by) private) persons)
claim) them) during) the) proceedings) for) registration) and) the) fact) of) without) any) grant,) express) or) implied,) from) the)
ownership,)if)upheld)by)the)Court,)must)be)noted)on)the)face)of)the) government.) The) term) “public) land”) is) uniformly) used) to)
certificate.% describe) so) much) of) the) national) domain) under) the)
# FAILURE! TO! FILE! OPPOSITION) –) a) claimant) having) failed) to) legislative) power) of) the) Congress) as) has) not) been)
present)his)answer)or)objection)to)the)registration)of)a)parcel)of)land) subjected)to)private)right)or)devoted)to)public)use.)
under) the) Torrens) system) or) to) question) the) validity) of) such) )
registration)within)a)period)of)one)year)after)the)certificate)of)title) IV.%SPECIFIC%EVIDENCE%OF%OWNERSHIP%
had)been)issued,)is!deemed!to!have!forever!lost!his!right!in!said! %
land!even!granting!that!he!had!any!right!therein.% 1. PROOF%OF%OWNERSHIP%
! &
# PERSONS!WITH!LEGAL!STANDING!TO!FILE!OPPOSITION% All& applicants& in& land& registration& proceedings& have% the% burden%
% of% overcoming% the% presumption% that% the% land% thus% sought% to%
" A) HOMESTEADER) who) has) not) yet) been) issued) his) be%registered%forms%part%of%the%public%domain.&&
title) but) has) fulfilled) all) the) conditions) required) by) &
law)for)the)issuance)of)the)patent) Unless&the&applicant&succeeds&in&showing&by&clear&and&convincing&
" A) PURCHASER! OF! FRIAR! LAND) who) is) deemed) to) evidence& that& he& or& his& ancestors& acquired& the& property& involved&
have) an) equitable) title) to) the) land) even) before) the) by& any& means& for& the& proper& acquisition& of& public& lands,& the&
issuance)of)the)patent) property&must&be&held&to&be&part&of&public&domain.&
" An) AWARDEE! IN! A! SALES! APPLICATION) who,) by) &
virtue)of)the)award,)is)authorized)to)take)possession) THE& BASIC& PRESUMPTION& IS& THAT& LANDS& OF& WHATEVER&
of) the) land) to) enable) him) to) comply) with) the) CLASSIFICATION& BELONG& TO& THE& STATE& AND& EVIDENCE& OF& A&
requirements)for)the)issuance)of)patent) LAND&GRANT&MUST&BE&“WELLbNIGH%INCONTROVERTIBLE”.&
" A)person)CLAIMING!TO!BE!IN!POSSESSION!OF!THE! &
LAND) and) has) applied) with) the) Lands) Management) The& applicant& must& present& competent& and& persuasive& proof& to&
Bureau)for)its)purchase) substantiate& his& claim;& he& my& not& rely& on& general& statements,& or&
) mere&conclusions&of&law&other&than&factual&evidence&of&possession&
# Private) persons) may) not) file) opposition) for) the) government) on) the) and&title.&&
ground)that)the)land)belongs)to)the)government.) &
# Pursuant)to)the)Regalian)Doctrine,)all)land)of)the)public)domain)and) The& mere% initiation& of& an& application& for& registration& of& land&
all) other) natural) resources) are) owned) by) the) State,) hence,) it) is) the) under&the&Torrens&system&is%not%proof%that%the%land%is%of%private%
burden) of) the) applicant) or) private) oppositor) to) overthrow) the) ownership,&and&not&pertaining&to&public&domain.&It&is&precisely&the&
presumption) that) the) land) is) public) land) by) “wellBnigh) character& of& the& land& as& private& which& the& applicant& has& the&
incontrovertible) proof”) and) he) is) entitled) to) registration) under) the) obligation&of&establishing.&
law.) &
# If) the) Solicitor) General) did) not) initiate) the) opposition) by) the) ! LANDS%MUST%BE%ALIENABLE%AND%DISPOSABLE%
Government,)it)will)be)summarily)dismissed.) &
# Notwithstanding!the!absence!of!opposition!by!the!government,) Alienable&and&disposable&lands,&or&those&open&for&alienation&or&
the)applicant)in)land)registration)cases)is)not)relieved)of)the)burden) disposition,&are&part&of&the&patrimonial&property&of&the&State.&
of) proving) the) imperfect) right) or) title) sought) to) be) confirmed.) He) &
must)show,)even)though)there)is)no)opposition,)to)the)satisfaction)of) Before&any&land&may&be&declassified&from&the&forest&group&and&
the)court,)that)he)is)the)absolute)owner,)in)fee)simple.) converted&into&alienable&or&disposable&land&for&agricultural&or&
# The) Court) may,) even) in) the) absence) of) any) opposition,) deny) the) other& purposes,& there% must% be% a% positive% act% from% the%
registration)of)the)land)under)the)Torrens)system,)upon)the)ground) government.&
that) the) facts) presented) did) not) show) that) the) petitioner) is) the) &
owner,) in) fee) simple,) of) the) land,) which) he) is) attempting) to) have) In& the& absence& of& classification,& the& land& remains& as&
registered.) unclassified& land& until& it& is& released& therefrom& and& rendered&
# Hearing! is! necessary! in! order! to! determine! the! validity! of! open&for&disposition.&&
ownership!claim.!The)court)may)refer)the)case)or)any)part)thereof) &
to)a)REFEREE)who)shall)hear)the)parties)and)their)evidence,)and)the) THE%CLASSIFICATION%OF%PUBLIC%LANDS%IS%AN&EXCLUSIVE%
referee) shall) submit) his) report) thereon) to) the) court) within) 15) days) PREROGATIVE% OF% THE% EXECUTIVE% DEPARTMENT% AND%
after) the) termination) of) such) hearing.) The! court! may! render! NOT%OF%THE%COURTS.%
judgment! according! to! the! report! though! the! facts! has! been! %
found! by! the! judge! himself,! or! order! the! case! recommitted! for! %
reception!of!additional!evidence.! %
# Failure! of! the! Director! of! Lands! to! oppose! the! application! for! %
registration! will! not! justify! the! court! in! adjudicating! the! land! %
applied!for!as!private!property.!
& 16&
&
! SECTION% 48B% OF% CA% NO.% 141% IS% PREMISED% ON% PRIOR% The& Supreme& Court& declared& that& the& submission% of% the%
CLASSIFICATION%OF%LAND%AS%ALIENABLE%AND%DISPOSABLE.% tracing%cloth%plan&is&a&statutory&requirement&of&MANDATORY&
% CHARACTER.&However,&by&virtue&of&LRA&Circular&No.&0522000,&
Open,& exclusive,& and& undisputed& possession& of& alienable& public& dated& March& 8,& 2000,& what) is) needed) to) be) forwarded) to) the)
land&for&the&period&prescribed&by&CA&No.&141&ipso% jure% converts% LRA) is) only) a) certified) copy) of) the) tracing) cloth) or) Diazo)
such%land%into%private%land.% polyester) film) as) approved) by) the) Regional) Technical) Director.&
% The& original& of& the& said& plan,& which& is& to& accompany& the&
Judicial% confirmation% in% such% cases% is% only% a% formality& that& application&for&original&registration,&shall&be&filed&and&retained&
merely&confirms&that&earlier&conversion&of&the&land&into&a&private& by&the&Court.&
land,&the&conversion&having&occurred&in&law&from&the&moment&the& &
required&period&of&possession&became&complete.& A!certified!blue!print!or!white!print!copy!of!the!plan!suffices!
& for! registration! purposes.& The& survey& plan& of& the& land& and&
It&is&only&necessary&that&the&land&be&already&classified&as&alienable& the& technical& description& thereof,& based& on& an& old& cadastral&
and& disposable& land& AT% THE% TIME% OF% FILING% OF% THE% survey,& satisfy& the& technical& requirement& of& the& tracing& cloth&
APPLICATION&for&registration.& plan,&which&is&to&identify&with&certainty&the&land&applied&for.&
& &
! CLASSIFICATION% OF% AGRICULTURAL% PUBLIC% LAND% AS% A% &% D% What& defines& a& piece& of& titled& property& is& not& the& numerical&
RECKONED% AT% THE% TIME% OF% FILING% OF% APPLICATION% FOR% data&indicated&as&the&area&of&the&land,&calculated&with&more&or&
REGISTRATION% less& certainty& mentioned& in& the& technical& description,& BUT%
& THE% BOUNDARIES% or% “METES% AND% BOUNDS”% OF% THE%
It& requires& the& property& sought& to& be& registered& as& already& PROPERTY%AS%ENCLOSING%IT%AND%SHOWING%ITS%LIMITS.&
alienable& and& disposable& at% the% time% the% application% for% &
registration%of%title%is%filed.& In&order&that&natural&boundaries&of&land&may&be&accepted&for&
& the&purpose&of&varying&the&extent&of&the&land,&the&evidence&as&
If&the&State,&at&the&time&the&application&is&made,&has&not&yet&deemed& to&such&natural&boundaries&must&be&clear&and&convincing.&&
it&proper&to&release&the&property&for&alienation&or&disposition,&the& &
presumption& is& that& the& government& is& still& reserving& the& right& to& 3. POSSESSION%AND%OCCUPATION%
utilize&the&property;&hence,&the&need&to&preserve&its&ownership&in& &
the&State&irrespective&of&the&length&of&adverse&possession&even&if&in& The&law&requires&both&“possession&and&occupation”&of&the&land&
good&faith.& applied& for& which& the& applicant& must& show& by& “well2nigh&
& incontrovertible”.&
! PROOF%OF%CLASSIFICATION%OF%LAND%AS%A%&%D%(CbLELbRCC)% &
& The&Civil&Code&states&that&possession&is&the&holding&of&a&thing&
• Certification%of%the%Bureau%of%Forest%Development&that&the& or&the&enjoyment&of&a&right.&Possession% always% includes% the%
land&has&been&released&as&alienable&and&disposable&land& idea% of% occupation.& It& is& not& necessary& that& the& person& in&
• Land%Classification%Map&showing&that&the&land&lies&within&the& possession&should&himself&be&the&occupant.&The&occupancy&can&
alienable&and&disposable&portion&of&the&public&domain& by& held& by& another& in& his& name.& Without& occupancy,& there& is&
• Executive%proclamation&withdrawing&from&a&reservation&of&a& no&possession.&
specific& area& and& declaring& the& same& open& for& entry,& sale& or& &
other&mode&of&disposition& Possession,&to&constitute&the&foundation&of&a&prescriptive&right,&
• Legislative%act&or&executive&proclamation&reserving&a&portion& must& be& a& possession& UNDER& A& CLAIM& OF& TITLE& OR&
of& the& public& domain& for& public& or& quasi2public& use,& which& OWNERSHIP&or&IT&MUST&BE&ADVERSE.&
amounts& to& a& transfer& of& ownership& to& the& grantee& (Case:) &
International)Hardwood)and)Veneer)Co.)vs)UP)& An%applicant%for%confirmation%of%imperfect%or%incomplete%
• Report& of& a& land& inspector& of& the& Bureau& of& Lands& that& the& title% must% show% OCEN% possession% and% occupation% of% the%
subject& land& was& found& inside& an& agricultural& zone& and& is& property% in% question,% under% a% bona% fide% claim% of%
suitable&for&rice&cultivation.&The&classification&is&descriptive&of& acquisition%or%ownership,%since%June%12,%1945.%
its& LEGAL% NATURE& or& status& and& does& not& have& to& be& &
descriptive&of&what&the&land&really&looks&like.& Acts&of&possessory&character&performed&by&one&who&holds&the&
• Certification% from% the% CENRO% of% the% DENR&stating&that&the& property&by&mere&tolerance&of&the&owner&are&clearly&not&in&the&
land& subject& of& an& application& is& found& to& be& within& the& concept& of& the& owner,& and& such& possessory& acts,& no& matter&
alienable& and& disposable& site& per& a& land& classification& project& how& long& continued,& do& not& start& the& period& of& prescription&
map& running.&
• Certification% by% DENR& Regional% Technical% Director& that& a& &
lot& constitutes& substantial& compliance& with& the& legal& Actual&possession&of&land&consists&in&the&manifestation&of&acts&
requirement& of& dominion& over& it& of& such& a& nature,& as& a& party& would&
& naturally&exercise&over&his&own&property.&&
! CLASSIFICATION%MUST%BE%APPROVED%BY%DENR%SECRETARY% &
& Mere! casual! cultivation! of! portions! of! the! land! by! the!
The& applicant& for& land& registration& must& prove& that& the& DENR& claimant! does! not! constitute! possession! under! claim! of!
Secretary& had& approved& the& land& classification& and& released& the& ownership.&On&the&other&hand,&where&there&is&sufficient&proof&
land&of&the&public&domain&as&alienable&and&disposable,&and&that&the& that&the&applicant&and&his&predecessors2in2interest&have&been&
land& subject& of& the& application& for& registration& falls& within& the& in& possession& of& the& land& without& interruption,& cultivating&
approved& area& per& verification& through& survey& by& the& PENRO& or& certain& parts& thereof& and& using& others& for& the& pasture& of&
CENRO.& animals,&keeping&them&fenced&in&for&the&purpose&of&preserving&
& the& trees,& shrubs,& and& bamboo& growing& thereon,& the&
2. SURVEY%PLAN% registration&of&the&land&is&warranted&
& &
A&survey&plan&serves% to% establish% the% true% identity% of% the% land% ! TWO%THINGS%PARAMOUNT%IN%POSSESSION%
to%ensure%that%it%does%not%overlap%a%parcel%of%land%or%a%portion% " There&must&be&occupancy,&apprehension&or&taking&
thereof%already%covered%by%a%previous%land%registration,&and&to& " There&must&be&intent&to&possess&
forestall&the&possibility&that&it&will&be&overlapped&by&a&subsequent& &
registration&of&any&adjoining&land.& ! RULE% OF% PREFERENCE% IN% CASE% OF% CONFLICT% OF%
& POSSESSION%
A&survey&plan,&standing&alone,&is&not&evidence&of&title.& " The!present!possessor!shall!be!preferred!
& " If! there! are! two! possessors,! the! one! longer! in!
Section& 17& of& PD& 1529& requires& that& the& application& for& possession!
registration&be&accompanied&with&a&survey&plan&duly&approved&by& " If! the! dates! of! the! possession! are! the! same,! the!
the& Director& of& Land& (Regional& Technical& Director& of& the& Lands& one!who!presents!a!title!
Management&Bureau),&together&with&the&applicant’s&muniments&of& " If! both! possessors! have! title,! the! court! shall!
title.& determine! the! rightful! possessor! and! owner! of!
& the!land!
Only& the& Lands& Management& Bureau& may& verify& and& approve& &
survey&plans&for&original&registration&purposes&pursuant&to&PD&No.& ! EVIDENCE%OF%OVERT%ACTS%OF%POSSESSION%
239,& dated& July& 9,& 1973.& The% Land% Registration% Authority% HAS% " Introducing&valuable&improvements&on&the&property&
NO% AUTHORITY% TO% APPROVE% ORIGINAL% SURVEY% PLANS% NOR% " Fruit2bearing&trees&
TO%CHECK%THE%CORRECTNESS%THEREOF.& " Fencing&the&area&
& " Constructing&a&residential&house&
The& surveyors& is& duty2bound& to& find& out& themselves& who& are& the& " Declaring&the&house&for&taxation&purpose&
occupants&and&boundary&owners&of&any&land&surveyed&by&them&for& &
purposes&of&registration.& &
&
& 17&
&
4. TAX%DECLARATIONS%AND%TAX%RECEIPTS% A%judgment%dismissing%an%application%for%registration%of%land%
& does%not%constitute%res%judicata,&and&the&unsuccessful&applicant,&
They&are&not% conclusive% proof% of% ownership,&but&have&a&strong& or&any&person&deriving&title&from&him,&may&file&another&proceeding&
probative&value&when&accompanied&by&proof&of&actual&possession,& for&the&registration&of&the&same&land.&
or&supported&by&other&effective&proof.& &
& 7. WHEN%JUDGMENT%BECOMES%FINAL%(SECTION%30,%PD1529)%
The& voluntary& declaration& of& a& piece& of& property& for& taxation& &
purposes& manifests& not& only& one’s& sincere& and& honest& desire& to& The&judgment&rendered&in&a&land&registration&proceeding&becomes&
obtain& title& to& the& property& and& announces& his& adverse& claim& FINAL%UPON%THE%EXPIRATION%OF%FIFTEEN%DAYS&to&be&counted&
against& the& State& and& all& other& interested& parties,& but& also& the& from&the&data&of&receipt&of&notice&of&the&judgment.&&
intention&to&contribute&needed&revenues&to&the&government.& &
& An& APPEAL& may& be& taken& from& the& judgment& of& the& court& as& in&
Tax! declarations! and! receipts! when! coupled! with! actual! ordinary&civil&cases.&
possession! constitute! evidence! of! great! weight! and! can! be! the! &
basis!of!claim!of!ownership!through!prescription.&& After%judgment%has%become%final%and%executory,&it&shall&devolve&
& upon& the& court& to& forthwith& issue& an& order& in& accordance& with&
Mere& failure& of& the& owner& to& pay& his& taxes& does& not& warrant& a& Section& 39& of& this& Decree& to& the& Commissioner& for& the& ISSUANCE%
conclusion& that& there& was& an& abandonment& of& a& right& to& the& OF% THE% DECREE% OF% REGISTRATION% AND% THE%
property.& The& payment& of& taxes& on& property& does& not& alone& CORRESPONDING%CERTIFICATE%OF%TITLE&in&favor&of&the&person&
constitute&sufficient&evidence&of&title.& adjudged&entitled&to&registration.&
& &
5. PARTIAL%JUDGMENT%(SECTION%28,%PD%1529)% ! SEPARATE% PROCEEDING% TO% ENFORCE% JUDGMENT% NOT%
& NECESSARY%IN%LAND%REGISTRATION%
In& a& case& where& ONLY% A% PORTION% OF% THE% LAND% SUBJECT% OF% &
REGISTRATION% IS% CONTESTED,& the& court& may& render& partial& " Appeal&must&be&made&within&15&days&counted&from&
judgment&provided&that&a&subdivision&plan&showing&the&contested& the&date&of&receipt&of&the&notice&of&final&order.&
and& uncontested& portions& approved& by& the& Director& of& Lands& is& " After& the& ownership& has& been& proved& and&
previously&submitted&to&said&court.& confirmed& by& judicial& declaration,& NO% FURTHER%
& PROCEEDING% TO% ENFORCE% THE% JUDGMENT% IS%
6. JUDGMENT%CONFIRMING%TITLE%(SECTION%29,%PD%1529)% NECESSARY,& except& when& the& adverse& or& losing&
& party& had& been& in& possession& of& the& land& and& the&
All& conflicting% claims% of% ownership% and% interest% in% the% land% winning&party&desires&to&oust&him&therefrom.&
subject%of%the%application%shall%be%determined%by%the%court.&If& &
the& court,& after& considering& the& evidence& and& the& reports& of& the& ! COURT’S%JURISDICTION%
Commissioner& of& Land& Registration& and& the& Director& of& Lands,& &
finds&that&the&applicant&or&the&oppositor&has&sufficient&title&proper& While& the& judgment& of& the& court& becomes& final& 15& days& from&
for&registration,&judgment&shall&be&rendered&confirming&the&title&of& the& receipt& of& notice& of& the& judgment,& the& court& nevertheless&
the&applicant,&or&the&oppositor,&to&the&land&or&portions&thereof.& retains&jurisdiction&over&the&case&until%after%the%expiration%of%
& 1%year%from%the%issuance%of%the%final%decree%of%registration%
Section&29&MANDATES&the&LRA&Administrator&and&the&Director&of& by%the%LRA.%
Lands&to&submit&to&the&court&all&necessary%and%relevant%evidence% %
as% well% as% reports& to& aid& the& court& in& the& determination& of& the& IT&IS&ONLY%AFTER%THE%DECREE%OF%REGISTRATION,&WHICH&
case.& IS& THE& COPY& OF& THE& ORIGINAL& CERTIFICATE& OF& TITLE& TO&
& BE&ISSUED&BY&THE&REGISTER&OF&DEEDS,&IS% ISSUED% BY% THE%
! THE%REPORT%MAY%INCLUDE:% LRA% THAT% THE% DECISION% OF% THE% COURT% IS% DEEMED%
" Information&about&the&status&of&the&land&applied&for& “FINAL”.&
" Its&present&classification& &
" Whether& or& not& the& same& had& been& previously& decreed& as& After& the& land& has& been& registered,& the& registration& court&
private&property&or&patented&under&the&Public&Land&Act& ceases& to& have& jurisdiction& over& it& for& any& purpose& and& it&
& returns&to&the&jurisdiction&of&the&ordinary&courts&of&law&for&all&
The& court& may& also& directly& require& the& DENR& and& the& LRA& to& subsequent&purposes.&
submit&a&report&on&whether&the&subject&property&has&already&been& &
registered&and&covered&by&certificates&of&title.& ! WRIT%OF%POSSESSION%
& &
Only& judgments& and& processes& received& by& the& Solicitor& General& A& writ& of& possession& is& EMPLOYED% TO% ENFORCE% A%
bind&the&government.&The&Notice&of&Appearance&shall&be&addressed& JUDGMENT% TO% RECOVER% THE% POSSESSION% OF% LAND.& It&
to&the&OSG.&Such&notice&makes&it&clear&that&“only&notices&of&orders,& commands&the&sheriff&to&enter&the&land&and&give&possession&of&
resolutions,& and& decisions& served& on& the& SG& will& bind& the& party& it&to&the&person&entitled&under&the&judgment.&
(government/&agency)&concerned.& &
& ! WHEN%CAN%A%WRIT%OF%POSSESSION%BE%ISSUED%
! PRINCIPLE%OF%RES%JUDICATA%APPLICABLE%TO%REGISTRATION% " In&a&land&proceeding,&in&rem&
PROCEEDINGS% " Extrajudicial&foreclosure&of&realty&mortgage&
& " Judicial& foreclosure& proceeding,& quasi& in& rem,&
RES%JUDICATA%–%Where%a%judgment%on%the%merits%rendered%in% provided&that&the&mortgagor&is&in&possession&of&the&
a% former% case% is% final% and% executory,% and% was% rendered% by% a% mortgaged&realty&and&no&third&person,&not&a&party&to&
court%of%competent%jurisdiction,%and%that%case%and%the%present% the&foreclosure&suit&
case%involves%the%same%parties,%the%same%parcels%of%land%and%a% " Execution&sales&
similarity% of% causes% of% action,% present% action% is% barred% by% a% &
prior%action.% After& the& registration& of& a& land& is& decreed& in& favor& of& the&
% applicant,& the& latter,& as& well& as& any& subsequent& purchaser& of&
The& fact& that& the& grounds& on& which& the& two& cases& are& predicated& the&property&has&the&right&to&the&title&and&possession&thereof,&
are&technically&at&variance&is&IMMATERIAL&if% in% substance% they% and& to& that& end& he& may% ask% the% proper% court% for% the%
aim% the% same% objective:&the&recovery&of&the&title&and&possession& issuance% of% a% writ% of% possession,& provided% the% same% has%
of&the&same&properties.& not%been%issued%before.&
& &
! REQUISITES%OF%RES%JUDICATA% A& writ& of& possession& may& be& issued& not& only& against& the&
& defeated& party& in& registration,& but& also& against& anyone&
" The&former&judgment&must&be&FINAL& adversely&occupying&the&land&or&any&portion&thereof.&
" It& must& have& been& rendered& by& a& COURT% HAVING% &
JURISDICTION&of&the&subject&matter&and&the&parties& A! person! who! took! possession! of! the! land! after! final!
" It&must&be&a&JUDGMENT%OF%THE%MERITS& adjudication! of! the! same! in! registration! proceedings!
" The&must&be,&between&the&first&and&second&action:& cannot! be! summarily! ousted! through! a! writ! of! possession!
o Identity&of&parties& secured! by! a! mere! motion! and! that! regardless! of! any! title!
o Identity&of&subject&matter& or! lack! of! title! of! persons! to! hold! possession! of! the! land! in!
o Identity&of&cause&of&action& question,&they&cannot&be&ousted&without&giving&them&their&day&
& in&court.&The&remedy&is&to&resort&to&the&courts&and&institute&a&
A& final& judgment& in& an& ordinary& civil& case& determining& the& separate&action&for&UNLAWFUL%ENTRY%OR%DETAINER&or&for&
ownership& of& a& piece& of& land& is& res& judicata& in& a& registration& REIVINDICATORY%ACTION,&as&the&case&may&be.&&
proceeding&where&the&parties&and&the&property&are&the&same&as&in& &
the&former&case.& & If&one&refused&to&vacate,&the&RTC&may&hold&them&in&contempt.&
& &
&
& 18&
&
8. DECREE%OF%REGISTRATION%(SECTION%31,%PD%1529)% V.%REMEDIES%
& %
Every& decree& of& registration& issued& by& the& Commissioner& SHALL% ! Section% 32.% Review% of% Decree% of% Registration,% Innocent%
BEAR%THE%DATE,%HOUR%AND%MINUTE%OF%ITS%ENTRY,%and%shall% Purchaser%for%value%
be%signed%by%him.&& %
& The&decree&of&registration&shall&not&be&reopened&or&revised&by&
It&shall&state&whether&the&owner&is&married%or%unmarried,&and&if& reason&of&absence,&minority,&or&other&disability&of&any&person&
married,&the&name&of&the&husband&or&wife:&Provided,&however,&that& adversely&affected&thereby,&nor&by&any&proceeding&in&any&court&
if& the& land& adjudicated& by& the& court& is& conjugal& property,& the& for& reversing& judgments,& subject,& however,& to% the% right% of%
decree&shall&be&issued&in&the&name&of&both&spouses.&If&the&owner&is& any% person,% including% the% government% and% the% branches%
under& disability,& it& shall& state& the& nature& of& disability,& and& if& a& thereof,% deprived% of% land% or% of% any% estate% or% interest%
minor,&his&age.&& therein% by% such% adjudication% or% confirmation% of% title%
& obtained%by%actual%fraud,&TO%FILE%IN%THE%PROPER%COURT%
It%shall%contain%a%description%of%the%land%as%finally%determined% OF% FIRST% INSTANCE% A% PETITION% FOR% REOPENING% AND%
by%the%court,&and&shall&set&forth&the&estate&of&the&owner,&and&also,& REVIEW% OF% THE% DECREE% OF% REGISTRATION% NOT% LATER%
in& such& manner& as& to& show& their& relative& priorities,& all& particular& THAN% ONE% YEAR% FROM% AND% AFTER% THE% DATE% OF% THE%
estates,& mortgages,& easements,& liens,& attachments,& and& other& ENTRY%OF%SUCH%DECREE%OF%REGISTRATION,&but&in&no&case&
encumbrances,&including&rights&of&tenant2farmers,&if&any,&to&which& shall& such& petition& be& entertained& by& the& court& where& an&
the&land&or&owner's&estate&is&subject,&as&well&as&any&other&matters& innocent& purchaser& for& value& has& acquired& the& land& or& an&
properly&to&be&determined&in&pursuance&of&this&Decree.& interest& therein,& whose& rights& may& be& prejudiced.& Whenever&
& the& phrase& "innocent& purchaser& for& value"& or& an& equivalent&
The% decree% of% registration% shall% bind% the% land% and% quiet% title% phrase&occurs&in&this&Decree,&it&shall&be&deemed&to&include&an&
thereto,& subject& only& to& such& exceptions& or& liens& as& may& be& innocent&lessee,&mortgagee,&or&other&encumbrancer&for&value.&
provided& by& law.& It& shall& be& conclusive& upon& and& against& all& &
persons,& including& the& National& Government& and& all& branches& Upon%the%expiration%of%said%period%of%one%year,%the%decree%
thereof,&whether&mentioned&by&name&in&the&application&or&notice,& of% registration% and% the% certificate% of% title% issued% shall%
the&same&being&included&in&the&general&description&"To&all&whom&it& become% incontrovertible.& Any& person& aggrieved& by& such&
may&concern".& decree& of& registration& in& any& case& may& pursue& his& remedy& by&
& action&for&damages&against&the&applicant&or&any&other&persons&
! A& DECREE% OF% REGISTRATION& is& an& order& issued& under& the& responsible&for&the&fraud.&
signature& of& the& Administrator,& LRA,& in& the& name& of& the& court,& &
stating&that&the&land&described&therein&is&registered&in&the&name&of& 1. NEW%TRIAL%OR%RECONSIDERATION%
the&applicant&or&oppositor&or&claimant&as&the&case&may&be.& %
& Within&the&period&of&taking&an&appeal&(15&days),&the&aggrieved&
! STEPS%OF%DECREE%OF%REGISTRATION% party& may& move& the& trial& court& to& set& aside& the& judgment& or&
& final&order&and&grant&a&new&trial&for&one&or&more&of&the&causes&
" Issuance&of&decree&of&registration& materially&affecting&the&substantial&rights&of&said&party.&
" Administrator& sends& copy& thereof,& under& seal& of& office,& &
to&the&Register&of&Deeds&of&the&province&where&the&land& Where&a&record&on&appeal&is&required,&the&appellant&shall&file&a&
lies& notice& of& appeal& and& a& record& on& appeal& within& 30& days& after&
" Register& of& Deeds& transcribes& the& decree& in& the& notice&of&the&judgment&or&final&order.&
“Registration&Book”&in&consecutive&order& &
& GROUNDS%FOR%NEW%TRIAL%OR%RECONSIDERATION%
The&entry&made&by&the&Register&of&Deeds&in&said&book&constitutes& %
the&original&certificate&of&title&and&is&signed&by&him&and&sealed&with& " Fraud,% accident,% mistake% or% excusable% negligence,&
the&seal&of&his&office.& which& ordinary& prudence& could& not& have& guarded&
& against&and&by&reason&of&which&such&aggrieved&party&has&
Entry&in&the&proper&registry&and&the&issuance&of&the&corresponding& probably&been&impaired&in&his&rights%
certificate&of&title&presupposes&that&the&applicant&is&the&owner&and& " Newly% discovered% evidence,&which&he&could&not,&with&
proprietor&of&the&realty&he&seeks&to&register.& reasonable&diligence,&have&discovered,&and&produced&at&
& the& trial,& and& which& if& presented& would& probably& alter&
THE%DUTY%OF%THE%LRA%ADMINISTRATOR%IS%MINISTERIAL%AND% the&result%
HE%IS%ACTING%UNDER%THE%ORDERS%OF%THE%COURT.&The&decree& %
must&be&in&conformity&with&the&decision&of&the&court&and&with&the& CONTENTS%OF%A%MOTION%FOR%NEW%TRIAL%
data& found& in& record,& and& the& Administrator& has& no& discretion& on& %
the&matter.& " Must&be&in&writing%
& " Shall&state&the&ground/s&therefor%
If& the& Administrator& is& in& doubt& upon& any& point& in& relation& to& the& " A&written&notice&must&be&served&to&the&adverse&party%
preparation& and& issuance& of& the& decree,& it& is& his& duty& to& refer& the& " Shall&be&supported&by&affidavits&of&merits%
matter&to&the&court.&He&acts&as&an&official&of&the&court&and&not&as&an& " Shall& be& supported& by& affidavits& of& witnesses& or& duly&
administrative&official,&and&his&act&is&that&act&of&the&court.& authenticated& documents,& which& are& proposed& to& be&
& introduced&in&evidence%
THE% LAND% BECOMES% A% REGISTERED% LAND% ONLY% UPON% %
TRANSCRIPTION% OF% THE% DECREE% IN% THE% ORIGINAL% AFFIDAVIT% OF% MERITS% IN% MOTION% FOR% NEW% TRIAL%
REGISTRATION%BOOK%BY%THE%REGISTER%OF%DEEDS,%AND%NOT% GROUNDED%ON%FRAUD,%ETC.%
ON%THE%DATE%OF%ISSUANCE%OF%THE%DECREE.& &
& " Affidavit% 1:& setting& forth& the& facts& and&
A& land& registration& court& has& NO% JURISDICTION& to& order& the& circumstances& alleged& to& constitute& such& fraud,&
registration&of&land&already&decreed&in&the&name&of&another&in&an& accident,&mistake,&or&excusable&negligence&
earlier& land& registration& case.& A& second& decree& for& the& same& land& o REASON:& to& enable& the& court& to&
would& be& null& and& void,& since& the& principle& behind& original& determine& if& the& movant’s& claim& of& fraud&
registration&is&to&register&the&parcel&of&land&only&once.& is& not& mere& conclusion& but& is& indeed&
& borne&out&by&the&relevant&facts&&
An&application&for&registration&of&an&already&titled&land&constitutes& &
a&collateral&attack&on&the&existing&title,&which&is&not&allowed&by&law.& " Affidavit% 2:& setting& forth& the& particular& facts&
& claimed& to& constitute& the& movant’s& meritorious&
Cadastral& courts& have& limited& jurisdiction& to& correct& technical& cause&of&action&or&defense.&&
errors& or& determine& which& of& several& conflicting& titles& should& o REASON:&it&would&be&useless,&a&waste&of&
prevail.& time,& to& set& aside& the& judgment& and&
& reopen& the& case& to& allow& the& movant& to&
A%decree%of%registration%cannot%be%issued%until%after%judgment% adduce& evidence& when& he& has& no& valid&
becomes% final.& Execution& pending& appeal& is,& therefore,& not& cause&of&action&or&meritorious&defense&
applicable&in&land&registration&proceedings.& &
& Affidavits& of& merit& are& not& necessary& if& the& granting& of& the&
Under& the& Torrens& System& of& registration,& the& Torrens& title& motion&for&new&trial&is&not&discretionary&with&the&court&BUT%IS%
becomes&indefeasible&and&incontrovertible&ONE% YEAR% FROM% ITS% DEMANDABLE%AS%OF%RIGHT%
FINAL%DECREE.% o Where& the& movant& has& been& deprived& of&
% his& day& in& court& through& no& fault& or&
% negligence& on& his& part& because& no& notice&
% of& hearing& was& furnished& him& in& advance&
% so&as&to&enable&him&to&prepare&for&trial%
% &
& 19&
&
# FRAUD& –& is& a& ground& for& review& or& reopening& decree& of& o File&first&a&notice%of%appeal%(shall)indicate)the)
registration& parties) to) the) appeal,) specify) the) judgment) or)
& final) order) or) part) thereof) appealed) from,)
" EXTRINSIC%FRAUD&–&refers&to&any&fraudulent&act&of&the& specify) the) court) to) which) the) appeal) is) being)
successful& party& in& litigation& which& is& committed% taken,) and) state) the) material) dates) showing)
outside% the% trial% of% a% case&against&the&defeated&party,& the)timeliness)of)the)appeal.)&
or& his& agents,& attorneys& or& witnesses,& whereby& said& o The&appeal&shall&be&taken&within%fifteen%(15)%
defeated& party& is& prevented& from& presenting& fully& and& days% from% notice% of% the% judgment% or% final%
fairly&his&side&of&the&case& order% appealed% from.& Where& a& record& on&
& appeal& is& required,& the& appellant& shall& file& a&
" INTRINSIC% FRAUD& –& refers& to& acts& of& a& party& in& a& notice& of& appeal& and& a& record& on& appeal&
litigation& during% the% trial,& such& as& forged& instruments& within& thirty& (30)& days& from& notice& of& the&
or& perjured& testimony,& which& did& not& affect& the& judgment&or&final&order.&
presentation& of& the& case,& but& DID% PREVENT% A% FAIR% o A& timely& motion& for& new& trial& or&
AND%JUST%DETERMINATION%OF%THE%CASE& reconsideration& shall& interrupt& the& period& of&
& appeal.&&
" PRESCRIPTION&=&4&years& o No& motion& for& extension& of& time& to& file& a&
& motion&for&new&trial&or&reconsideration&shall&
# ACCIDENT& –& it& must& appear& that& there& was& accident& or& surprise& be&allowed.&
which&ordinary&prudence&could&not&have&guarded&against,&and&by& &
reason&of&which&the&party&applying&has&probably&been&impaired&in& " PETITION% FOR% REVIEW& –& the& appeal& to& the& Court& of&
his&rights& Appeals& in& cases& decided& by& the& RTC& in& the& exercise& of&
& its&appellate&jurisdiction&(Rule%42,%Rules%of%Court)&
# MISTAKE& –& some& unintentional% act,& omission,& or& error& arising& o Filing& a& verified& petition& for& review& with& the&
from&ignorance,&surprise,&imposition&or&misplaced&confidence.&& Court&of&Appeals&
& o Petition& shall& be& filed& and& served& within&
# EXCUSABLE%NEGLECT&–&failure%to%take%the%proper%steps%at%the% fifteen& (15)& days& from& notice& of& the& decision&
proper% time,&not&in&consequence&of&the&party’s&own&carelessness,& sought& to& be& reviewed& or& of& the& denial& of&
inattention,&or&willful&disregard&of&the&process&of&the&court,&but&in& petitioner's& motion& for& new& trial& or&
consequence& of& some& unexpected& or& unavoidable& hindrance& or& reconsideration& filed& in& due& time& after&
accident,&or&reliance&on&the&care&and&vigilance&of&his&counsel&or&on& judgment&
promises&made&by&the&adverse&party.& o Upon&proper&motion&and&the&payment&of&the&
& full& amount& of& the& docket& and& other& lawful&
MOTION%FOR%RECONSIDERATION% fees& and& the& deposit& for& costs& before& the&
% expiration& of& the& reglementary& period,& the&
" It& shall& point& out& specifically& the& findings& or& conclusions& of& the& Court& of& Appeals& may& grant& an& additional&
judgment&or&final&order&which&are&not&supported&by&the&evidence& period&of&fifteen&(15)&days&only&within&which&
or&which&are&contrary&to&law,&making&express&reference&% to&file&the&petition&for&review.&
% o No&further&extension&shall&be&granted&except&
No%motion%for%extension%of%time%to%file%a%motion%for%new%trial% for& the& most& compelling& reason& and& in& no&
or%reconsideration%shall%be%allowed.& case&to&exceed&fifteen&(15)&days.&
& &
2. RELIEF%FROM%JUDGMENT;%RELIEF%FROM%DENIAL% " APPEAL% BY% CERTIORARI& 2& In& all& cases& where& only&
% questions&of&law&are&raised&or&involved,&the&appeal&shall&
When&an&judgment&or&final&order&is&entered,&and&is&made&through& be& to& the& Supreme& Court& by& petition& for& review&
fraud,& mistake,& etc,& HE& MAY& FILE% A% PETITION% IN% SUCH% COURT& on&certiorari&in&accordance&with&the&Rule%45&
and&in&the&same&case&praying&that&the&JUDGMENT%BE%SET%ASIDE% o A& party& desiring& to& appeal& by&certiorari&from&
% a&judgment&or&final&order&or&resolution&of&the&
A&petition&for&relief&of&judgment&or&from&denial&of&appeal&must&be& Court& of& Appeals,& the& Sandiganbayan,& the&
verified& and& filed& WITHIN% 60% DAYS% AFTER% THE% PETITIONER% Regional& Trial& Court& or& other& courts&
LEARNS%OF%THE%JUDGMENT,%AND%NOT%MORE%THAN%6%MONTHS% whenever& authorized& by& law,& may& file& with&
& the& Supreme& Court& a& verified& petition& for&
Petition& for& relief& and& motion& for& new& trial& or& consideration& are& review& on&certiorari.& The& petition& shall& raise&
exclusive&of&each&other.&A&party&who&has&filed&a&timely&motion&for& only& questions& of& law& which& must& be&
new&trial&cannot&file&a&petition&for&relief&after&his&motion&has&been& distinctly&set&forth.&
denied.& He& should& appeal& from& the& judgment& and& question& such& o The% petition% shall% be% filed% within% fifteen%
denial.% (15)% days% from% notice% of% the% judgment% or%
% final% order% or% resolution% appealed% from,%
3. APPEALS% or%of%the%denial%of%the%petitioner's%motion%
& for% new% trial% or% reconsideration% filed% in%
May& be& taken& from& a& judgment& or& final& order& that& completely& due%time%after%notice%of%the%judgment.%
disposes& of& the& case,& or& of& a& particular& matter& therein& when& o On& motion& duly& filed& and& served,& with& full&
declared&by&the&Rules&of&Court&to&be&appealable.& payment& of& the& docket& and& other& lawful& fees&
& and& the& deposit& for& costs& before& the&
NO%APPEAL%MAY%BE%TAKEN%FROM:% expiration& of& the& reglementary& period,& the&
% Supreme& Court& may& for& justifiable& reasons&
" Order&denying&a&motion&for&new&trial/&reconsideration& grant& an& extension& of& thirty& (30)& days& only&
" An& order& denying& a& petition& for& relief& or& any& similar& within&which&to&file&the&petition.&
motion&seeking&relief&from&judgment& o A&review&is&not&a&matter&of&right,&but&of&sound&
" An&interlocutory&order& judicial& discretion,& and& will& be& granted& only&
" An&order&disallowing&or&dismissing&an&appeal& when& there& are& special& and& important&
" An& order& denying& a& motion& to& set& aside& a& judgment& by& reasons&thereof.&
consent,&confession&or&compromise&on&ground&of&fraud,& &
mistake,&or&duress& PERFECTION%OF%APPEAL%(Section%9,%Rule%41,%ROC)%
" An&order&of&execution& &
" A&judgment&or&final&order&for&or&against&one&or&more&of& A) party's) appeal) by) notice) of) appeal) is) deemed) perfected) as) to)
several& parties& or& in& separate& claims,& counterclaims,& him)upon)the)filing)of)the)notice)of)appeal)in)due)time.)
cross2claims&and&third2party&complaints,&while&the&main& &
case& is& pending,& unless& the& court& allows& an& appeal& A&party's&appeal&by&record&on&appeal&is&deemed&perfected&as&to&
therefrom& him& with& respect& to& the& subject& matter& thereof& upon& the&
" An&order&dismissing&an&action&without&prejudice& approval&of&the&record&on&appeal&filed&in&due&time.&
& &
MODE%OF%APPEAL% In% appeals% by% notice% of% appeal,& the& court& loses& jurisdiction&
& over& the& case& upon& the& perfection& of& the& appeals& filed& in& due&
" ORDINARY% APPEAL& –& the& appeal& to& the& Court& of& time& and& the& expiration& of& the& time& to& appeal& of& the& other&
Appeals& in& cases& decided& by& the& RTC& in& the& exercise& of& parties.&
its&original&jurisdiction& &
o Shall&be&taken&by&filing&a&notice&of&appeal&with& In% appeals% by% record% on% appeal,&the&court&loses&jurisdiction&
the& court& which& rendered& the& judgment& or& only&over&the&subject&matter&thereof&upon&the&approval&of&the&
final&order&appealed&from&and&serving&a&copy& records& on& appeal& filed& in& due& time& and& the& expiration& of& the&
upon&the&adverse&party& appeal&of&the&other&parties.&
&
& 20&
&
In&either&case,&prior%to%the%transmittal%of%the%original%record%or% REQUISITES%FOR%ACTION%OF%RECONVEYANCE%
the% record% on% appeal,% the% court% may% issue% orders% for% the% &
protection%and%preservation%of%the%rights%of%the%parties%which% " An& action& must& be& brought& in& the& name& of& a& person&
do% not% involve% any% matter% litigated% by% the% appeal,& approve& claiming& ownership& or& dominical& right& over& the& land&
compromises,&permit&appeals&of&indigent&litigants,&order&execution& registered&in&the&name&of&the&defendant&
pending& appeal& in& accordance& with& 2& of& Rule& 39,& and& allow& " The&registration&of&the&land&in&he&name&of&the&defendant&
withdrawal&of&the&appeal.& was&procured&through&fraud&or&other&illegal&names&
& " The& property& has& not& yet& passed& to& an& innocent&
4. REVIEW%OF%DECREE%OF%REGISTRATION% purchaser&for&value&
% " The& action& is& filed& after& the& certificate& of& title& had&
REQUISITES% already& become& final& and& incontrovertible& but& within&
" The& petitioner& must& have& an& estate& or& interest& in& the& four&years& from& the& discovery& of& the& fraud,& or& not& later&
land& than&10&years,&in&case&of&implied&trust&
" He& must& show& actual& fraud& in& the& procurement& of& the& &
decree&of&registration& RELEVANT%ALLEGATIONS%
" The& petition& must& be& filed& within& one& year& from& the& " That&the&plaintiff&was&the&owner&of&the&land&
issuance&of&the&decree&by&the&LRA& " That&the&defendant&had&illegally&dispossessed&him&of&the&
" The& property& has& not& yet& passed& to& an& innocent& same&
purchaser&for&value& &
& The&remedy&of&reconveyance&is&available&before&the&issuance&of&the&
A&mere&claim&of&ownership&is&not&sufficient&to&avoid&a&certificate&of& decree.&&
title&obtained&under&the&Torrens&system.&The&proceedings&whereby& &
such&a&title&is&obtained&are&directed&against&all&persons,&known&or& An&action&for&reconveyance&is&an&action%in%personam&available&to&
unknown,& whether& actually& served& or& not,& and& includes& all& who& a& person& whose& property& has& been& wrongfully& registered& under&
have& an& interest& in& the& land.& If% they% do% not% appear% and% oppose% the&Torrens&system&in&another’s&name.&
the%registration,%such%judgment%is%conclusive.& &
& The&rule&is&that&the&RTC% have% exclusive% original% jurisdiction&in&
Must% be% filed% at% any% time% after% the% rendition% of% the% court’s% all& civil& actions& which& involve& the& title& to& or& any& interest& in&
decision%and%before%the%expiration%of%one%year%from%the%entry% property&where&the&assessed&value&thereof&exceeds&P20,000&or&in&
of%the%final%decree%of%registration.% Metropolitan&Manila,&where&such&value&exceeds&P50,000.&
& %
% THE%GROUND%FOR%REVIEW%IS%ACTUAL%OR%EXTRINSIC%REVIEW% Indispensable& parties& must& be& impleaded& in& an& action& for&
% reconveyance.&
" Deliberate& misrepresentation& that& the& lots& are& not& &
contested&when&in&fact&they&are;& Quantum% of% Proof&–&the&established&legal&principle&in&actions&for&
" Applying& for& and& obtaining& adjudication& and& annulment&or&reconveyance&of&title&is&that&a&party&seeking&it&should&
registration&in&the&name&of&a&co2owner&of&land&which&he& establish& not& merely& by& preponderance& of& evidence& but& by& clear&
knows&had&not&been&allotted&to&him&in&the&partition;& and&convincing&evidence&that&the&land&sought&to&be&conveyed&is&his.&
" Intentionally& concealing& facts,& and& conniving& with& the& Mere&allegation&of&fraud&is&not&enough.&
land& inspector& to& include& in& the& survey& plan& the& bed& of& %
navigable&stream;& An&action&for&reconveyance&may&be&barred&by&prescription.&
" Willfully&misrepresenting&that&there&are&no&other&claims;& &
" Deliberately&failing&to&notify&the&party&entitled&to&notice;& PRESCRIPTION%
" Inducing& a& claimant& not& to& oppose& the& application& for& " Based&on&FRAUD&–&4&years&from&discovery&of&fraud%
registration;& " Based&on&IMPLIED%TRUST&–&10&years%
" Misrepresentation&by&the&applicant&about&the&identity&of& " Based&on&VOID%CONTRACT&–&Imprescriptible%
the&lot&to&the&true&owner&causing&the&latter&to&withdraw& " Action&TO%QUIET%TITLE&where&plaintiff&is&in&possession&
his&opposition;& –&Imprescriptible%
" Failure& of& the& applicant& to& disclose& her& application& for& " Reconveyance& of& land& acquired& through& public& land&
registration& the& vital& facts& that& her& husband’s& previous& patents&–&State&is&not&bound&by&prescription%
application& for& a& revocable& permit& and& to& purchase& the& %
lands& in& question& from& the& Bureau& of& Lands& had& been& Laches&may&bar&recovery.&The&principle&of&laches&which,&in&effect,&
rejected,& because& the& lands& were& already& reserved& as& a& is& one& of& estoppel& because& it& prevents& people& who& have& slept& on&
site&for&school&purposes;& their& rights& from& prejudicing& the& rights& of& third& parties& who& have&
" Deliberate& falsehood& that& the& land& were& allegedly& placed& reliance& on& the& inaction& of& the& original& patentee& and& his&
inherited& by& the& applicant& from& her& parents,& which& successors&in&interest.&
misled& the& Bureau& of& Lands& into& not& filling& the& &
opposition& and& thus& effectively& depriving& the& Republic& ELEMENTS%OF%LACHES%
of&tis&day&in&court.& &
& " Conduct& on& the& part& of& the& defendant,& or& of& one& under&
RELIEF%ON%THE%GROUND%OF%FRAUD%WILL%NOT%BE%GRANTED%% whom&he&claims,&giving&rise&to&the&situation&complained&
& of;&
" Where&the&alleged&fraud&goes&into&the&merits&of&the&case,& " Delay& in& asserting& complainant's& right& after& he& had&
is&intrinsic&and&not&collateral,&and&has&been&controverted& knowledge& of& the& defendant's& conduct& and& after& he& has&
and&decided& an&opportunity&to&sue;&
" Where& it& appears& that& the& fraud& consisted& in& the& " Lack& of& knowledge& or& notice& on& the& part& of& the&
presentation&at&the&trial&of&a&supposed&forged&document,& defendant& that& the& complainant& would& assert& the& right&
or&a&false&and&perjured&testimony& on&which&he&bases&his&suit;&and&
& " Injury&or&prejudice&to&the&defendant&in&the&event&relief&is&
A& purchaser& who& has& knowledge& of& defect& of& his& vendor’s& title& accorded&to&the&complainant.&
cannot&claim&good&faith.&A&purchaser&cannot&close&his&eyes&to&facts,& %
which&should&put&a&reasonable&man&upon&his&guard,&and&then&claim& 6. ACTION%FOR%DAMAGES%
that& he& acted& in& good& faith& under& the& belief& that& there& was& no& &
defect&in&the&title&of&the&vendor.& An&action&for&reconveyance&is&not&feasible&where&the&property&has&
& already&passed&into&the&hands&of&an&innocent&purchaser&for&value.&
5. RECONVEYANCE% But&the%interested%party%is%not%without%a%remedy%–%he%can%file%
& an% action% for% damages& against& the& persons& responsible& for&
Legal&and&equitable&remedy&granted&to&the&rightful&owner&of&land,& depriving&him&of&his&right&or&interest&in&the&property.&
which&has&been&wrongfully&or&erroneously&registered&in&the&name& &
of& another& for& the& purpose& of& compelling& the& latter& to& transfer& or& An&action&for&damages&should&be&brought&within% 10% YEARS&from&
reconvey&the&land&to&him.& the&date&of&the&issuance&of&the&questioned&certificate&of&title.&&
& &
AN& ACTION& FOR& RECONVEYANCE& IS& ONE& THAT& SEEKS& TO& 7. ACTION%FOR%REVERSION%
TRANSFER& PROPERTY,& WRONGFULLY& REGISTERED& BY& %
ANOTHER,&TO&ITS&RIGHTFUL&AND&LEGAL&OWNER.& It&seeks&to&restore&public&land&fraudulently&awarded&and&disposed&
& of& to& private& individuals& or& corporations& to& the& mass& of& public&
After&one&year&from&the&date&of&the&decree,&the&sole&remedy&of&the& domain.&Only&the&SOLICITOR&GENERAL&may&institute&an&action&for&
landowner& whose& property& has& been& wrongfully& or& erroneously& reversion.&
registered& in& another’s& name& is& not& to& set& aside& the& decree,& but& &
respecting& the& decree& as& incontrovertible& and& no& longer& open& to& OBJECTIVE& –& cancellation& of& the& certificate& of& title& and& the&
review&to&bring&an&ordinary&action&in&court&for&reconveyance.& resulting&reversion&of&the&land&covered&by&the&title&to&the&State&
% &
& 21&
&
The& Director& of& Lands& has& continuing% authority% to% conduct% within& a& specified& area& needs& to& be& settled&
investigation,% from% time% to% time;& to& determine& whether& or& not& and&adjudicated&
public&land&has&been&fraudulently&awarded&or&titled&to&the&end&that& o Order& Director& of& Lands& to& make& survey& and&
the& corresponding& certificate& of& title& be& cancelled& and& the& land& plan&
reverted&to&the&public&domain.& o Director& gives& notice& to& persons& claiming&
% interest&in&lands&and&to&general&public&of&day&
8. CANCELLATION%OF%TITLE% of& survey& published& in& the& Official& Gazette&
% and& posted& in& conspicuous& place& on& lands& to&
An&action&for&cancellation&is&initiated&by&a&private&property&usually& be&surveyed&
in&a&case&where&there&are&two&titles&issued&to&two&different&persons& o Geodetic&engineers&commences&survey&
for& the& same& lot.& When& one& of& the& two& titles& held& to& be& superior& o During& survey,& boundaries& are& marked& by&
over&the&other,&one&should&be&declared&null&and&void&and&ordered& monuments&
cancelled.& &
% " Filing&of&petition&
9. RECOVERY%FROM%THE%ASSURANCE%FUND% o After& survey& and& plot& been& made,& Director&
% represented& by& Sol& Gen& institutes& cadastral&
Section&95&provides&a&remedy%where%a%person%who%sustains%loss% proceeding&by&filing&petition&in&court&against&
or% damage% or% is% deprived% of% any% estate% or% interest% in% land% in% holders,&claimants,&possessors,&occupants&
consequence% of% the% operations% of% the% Torrens% system% of% o Parcel&of&lots&given&their&cadastral&numbers&
registration,% without% negligence% on% his% part,& may& bring& an& &
action&for&the&recovery&of&damages&to&be&paid&out&of&the&Assurance& " Publication,%mailing,%and%posting%
fund& o Court&to&order&date&of&hearing&
& o LRA& to& notify& public& by& publishing& notice&
Public&policy&demands&that&those&unjustly&deprived&of&their&rights& once& in& the& Official& Gazette& and& once& in& a&
over& real& property& by& reason& of& the& operation& of& our& registration& newspaper& of& general& circulation& && copy&
laws&be&afforded&remedies& mailed& to& person& whose& address& is& known& &&
& other& copies& posted& in& conspicuous& place&
According&to&the&principles&of&the&Torrens&system,&it&is&a&condition& designated&by&law&
sine& que& non& that& the& person& who& brings& an& action& for& damages& &
against& the& Assurance& fund& be& the& registered& owner,& and& as& to& " Filing&of&answer&
holders& of& transfer& certificates& of& title& that& they& be& innocent& o Any& person& claiming& interest& in& any& part& of&
purchasers&in&good&faith&and&for&value& lands& subject& to& petition& is& required& to& file&
& answer&
There&must&also&be&a&showing&of&loss&or&damage&or&deprivation&of& o Answer&must&give&the&following:&
any&land&or&interest&thereon&by&the&operation&of&PD1529& " Age&of&claimant&
& " Cadastral&number&of&lot&claimed&
Where&plaintiff&is&solely&responsible&for&the&plight&in&which&it&finds& " Name& of& barrio& or& municipality&
itself,&the&Director&of&Lands&and&the&National&Treasurer&are&exempt& where&lot&is&located&
from&any&liability& " Name&of&owners&of&adjoining&lots&
% " If&in&possession&&&without&grant&
REQUISITES%FOR%RECOVERY%FROM%THE%ASSURANCE%FUND% " Number&of&years&in&possession&
& " If&not&in&possession&
" That&a&person&sustains&loss&or&damage,&or&is&deprived&of& " State&interest&claimed&
any&estate&or&interest&in&land& " If&assessed&of&taxation&&
" On& account& of& bringing& of& land& under& the& operations& of& " Assessed&value&
the& Torrens& system& arising& after& the& original& " Any& encumbrances& affecting& said&
registration& lots&
" Through& fraud,& error,& omission,& mistake,& or& &
misdescription& in& a& certificate& of& title& or& entry& or& " Hearing&of&the&case&
memorandum&in&the&registration& o In&any&convenient&place&where&land&lies&
" Without&negligence&on&his&part& o Like&an&ordinary&RTC&trial&
" And&is&barred&or&precluded&from&bringing&an&action&for& o Conflicting&claims&are&determined&
the&recovery&of&such&land&or&estate&or&interest&therein& o Lots&claimed&are&awarded&to&persons&entitles,&
& if&they&could&prove&title&
10. ANNULMENT%OF%JUDGMENT% o If& none& could& prove& title,& land& is& declared&
& public&domain&
A&petition&for&annulment&by&the&Court&of&Appeals&of&judgments&or& &
final& orders& of& Regional& Trial& Court& for& which& the& ordinary& " Decision%
remedies&of&new&trial,&appeal,&etc.&are&no&longer&available&must&be& o Claimants&are&notified&of&decision&
based&on&(a)&extrinsic&fraud,&(b)&lack&of&jurisdiction&and&(c)&lack&of& o In& the& absence& of& successful& claimants,& the&
due&process.&& property&shall&be&declared&as&public&land.&
& &
A& petition& for& annulment& of& judgment& based& on& extrinsic& fraud& " Issuance%of%decree%and%certificate%of%title%
must&be&filed&within&four&(4)&years&from&its&discovery;&and&if&based& o Upon& order& of& court,& LRA& to& enter& decree& of&
on&lack&of&jurisdiction,&before&it&is&barred&by&laches&or&estoppel.& registration&
% o Decree&made&basis&for&issuance&of&OCT&
VI.%% CADASTRAL%REGISTRATION%PROCEEDINGS% o Decree& is& now& being& directly& prepared& and&
& issued&on&regulation&forms&of&such&certificate&
& A& proceeding& in& rem,& initiated& by& the& filing& of& a& petition& for& %
registration& by& the& government,& not& by& the& persons& claiming& PETITION;%LOT%NUMBERS%
ownership& of& the& land& subject& thereof,& and& the& latter& are,& on& the& &
pain&of&losing&their&claim&thereto,&in&effect&compelled&to&go&to&court& SECTION% 36.% PETITION% FOR% REGISTRATION.& When& the& lands&
to&make&known&their&claim&or&interest&therein,&and&to&substantiate& have&been&surveyed&or&plotted,&the&Director&of&Lands,&represented&
such&claim&or&interest.& by& the& Solicitor& General,& shall% institute% original% registration%
& proceedings% by% filing% the% necessary% petition% in% the% Court% of%
& The& objective& of& the& proceeding& is& the& adjudication& of& title& to& the& First% Instance% of% the% place% where% the% land% is% situated&against&
lands&or&lots&involved&in&said&proceeding.& the& holders,& claimants,& possessors,& or& occupants& of& such& lands& or&
& any&part&thereof,&stating&in&substance&that&public&interest&requires&
& PROCEDURE%(NNbCPPbAHDI)% that&the&title&to&such&lands&be&settled&and&adjudicated&and&praying&
& that&such&titles&be&so&settled&and&adjudicated:&
" Notice% of% cadastral% survey& published& once& in& the& &
Official&Gazette&and&posted&in&a&conspicuous&place;&and& The&petition& SHALL% CONTAIN&a& description)of)the)lands& and& shall&
copy&furnished&the&mayor&and&barangay&captain& be& accompanied& by& a& plan& thereof,& and& may& contain& such) other)
" Notice% of% date% of% survey& of& the& Land& Management& data)as)may)serve)to)furnish)full)notice&to&the&occupants&of&the&lands&
Bureau& and& posting& in& bulletin& board& of& the& municipal& and&to&all&persons&who&may&claim&any&right&or&interest&therein.&
building& of& the& municipality& or& barrio,& and& shall& mark& &
the& boundaries& of& the& lands& by& monuments& set& up& in& Where&the&land)consists)of)two)or)more)parcels)held)or)occupied)by)
proper&places& different)persons,&the&plan&shall&indicate&the&boundaries&or&limits&of&
" Cadastral%Survey& the& various& parcels& as& accurately& as& possible.& THE% PARCELS%
o In& the& opinion& of& President& pursuant& to& SHALL%BE%KNOWN%AS%"LOTS"%AND%SHALL%ON%THE%PLAN%FILED%
requirement& of& public& interest,& title& of& land& IN% THE% CASE% BE% GIVEN% SEPARATE% NUMBERS% BY% THE%
DIRECTOR%OF%LANDS,%WHICH%NUMBERS%SHALL%BE%KNOWN%AS%
& 22&
&
"CADASTRAL% LOT% NUMBERS".& The& lots& situated& within& each& " The&clerk&of&court&shall&send,&within!fifteen!days!from!
municipality& shall,& as& far& as& practicable,& be& numbered& entry! of! judgment,& CERTIFIED% COPIES% OF% THE%
consecutively&beginning&with&number&"one",&and&only&one&series&of& JUDGMENT& and& of& the& order& of& the& court& directing& the&
numbers& shall& be& used& for& that& purpose& in& each& municipality.& Commissioner& to& issue& the& corresponding& decree& of&
However& in& cities& or& townsites,& a& designation& of& the& landholdings& registration& and& CERTIFICATE% OF% TITLE,& and& a&
by& blocks& and& lot& numbers& may& be& employed& instead& of& the& certificate& stating& that& the& decision& has& not& been&
designation&by&cadastral&lot&numbers.& amended,& reconsidered,& nor& appealed,& and& has& become&
& final.&&
The&cadastral&number&of&a&lot&SHALL% NOT% BE% CHANGED% AFTER% " Thereupon,& the& Commissioner& shall% cause% to% be%
FINAL% DECISION% HAS% BEEN% ENTERED& decreasing& the& prepared% the% decree% of% registration% as% well% as% the%
registration&thereof,&except&by&order&of&court.&Future&subdivisions& original%and%duplicate%of%the%corresponding%original%
of&any&lot&shall&be&designated&by&a&letter&or&letters&of&the&alphabet& certificate% of% title.&The&original&certificate&of&title&shall&
added& to& the& cadastral& number& of& the& lot& to& which& the& respective& be&a&true&copy&of&the&decree&of&registration.&The&decree&
subdivisions& pertain.& The& letter& with& which& a& subdivision& is& of& registration& shall& be& signed& by& the& Commissioner,&
designated& shall& be& known& as& its& "cadastral& letter":& Provided,& entered&and&filed&in&the&Land&Registration&Commission.&&
however,& that& the& subdivisions& of& cities& or& townsites& may& be& " The& original& of& the& original& certificate& of& title& shall& also&
designated&by&blocks&and&lot&numbers.& be& signed& by& the& Commissioner& and& shall& be& sent,&
& together& with& the& owner's& duplicate& certificate,& to& the&
ACTIONS%TAKEN%IN%CADASTRAL%PROCEEDING% Register& of& Deeds& of& the& city& or& province& where& the&
& property&is&situated&for&entry&in&his&registration&book.&
• Adjudicates&ownership&in&favor&of&one&of&the&claimants& &
• Declaration&by&the&court&that&the&decree&is&final&and&its& The&decree&of&registration&shall&bear&the&date,&hour,&and&minute&of&
order& for& the& issuance& of& the& certificates& of& title& by& the& its&entry&and&shall&be&signed&by&the&LRA&Administrator.&(See&Sec31)&
Administrator&of&the&LRA& &
• Devolves&upon&the&LRA;&to&issue&decrees&of&registration& As& soon& as& the& decree& of& title& has& been& registered& in& the& office& of&
pursuant& to& final& judgments& of& the& courts& in& land& the& Register& of& Deeds,& the& property& included& in& said& decree& shall&
registration&proceedings& become& registered& land,& and& the& certificate& shall& take& effect& upon&
& the&date&of&the&transcription&of&the&decree.&
Land% already% titled% cannot% be% the% subject% of% a% cadastral% &
proceeding.& A& registration& court& has& no& jurisdiction& to& decree& Memoranda% of% encumbrances% not% admissible% as% proof% of% the%
again& a& registration& of& land& already& decreed& in& an& earlier& land& contents% of% the% registered% documents.& The& said& notations& or&
registration&case&and&a&second&decree&for&the&same&land&is&null&and& memoranda&are,&at&most,&proof&of&the&existence&of&the&transaction&
void.&& and&judicial&orders&noted&therein,&and&a&notice&to&the&whole&world&
& of&such&facts.&
The&court&has&no&power&in&a&subsequent&proceeding&to&adjudicate& &
the& same& title& in& favor& of& another& person.& Furthermore,& the& Where& two& certificates& of& title& are& issued& to& different& persons&
registration& book& is& a& standing& notice& to& the& world& that& said& covering& the& same& land& in& whole& or& in& part,& the% earlier% in% date%
property&is&already&registered.& must%prevail%as%between%the%original%parties.&
& &
Jurisdiction& of& the& cadastral& court& over& previously& titled& lands& is& And& in& case& of& successive& registration,& the& person& holding& under&
limited%to%the%correction%of%technical%errors%in%the%description% prior& certificate& is& entitled& to& the& land& as& against& the& person& who&
of%the%land.% relies&on&the&second&certificate.&
& &
The&judgment&in&a&cadastral&proceeding,&including&the&rendition&of& RULE% IN% DOUBLE% SALE% OF% IMMOVABLE% PROPERTY% b% Between&
the&decree,&is% a% judicial% act.&The&judicial&decree&when&final&is&the& two&buyers&of&the&same&immovable&property&registered&under&the&
basis&of&the&certificate&of&title.&THE%ISSUANCE%OF%THE%DECREE%BY% Torrens&system,&the&law&gives&ownership&priority&to:&
THE%LRA%IS%A%MINISTERIAL%ACT.&& " The&first&registrant&in&good&faith;&%
& " Then,&the&first&possessor&in&good&faith;&and%
As&a&general&rule,&registration&of&title&under&the&cadastral&system&is& " Finally,&the&buyer&who&in&good&faith&presents&the&oldest&
final,& conclusive& and& indisputable,& after& the& lapse& of& the& period& title.&%
allowed&for&an&appeal.& This& provision,& however,& does& not& apply& if& the& property& is& not&
& registered&under&the&Torrens&system.%
The& mere& fact& that& there& has& been& delay% in% the% issuance% of% the% &
corresponding% certificate% of% title& pursuant& to& a& decree& of& Tax& declarations& cannot& defeat& the& conclusiveness& of& a& certificate&
registration&in&a&cadastral&case&will%not%render%inefficacious%the% of&title.&
decision%rendered%by%the%court%on%account%of%prescription%or% &
laches.% Mere% issuance% of% a% certificate% of% title% does% not% foreclose% and%
& action% to% test% its% validity.& If& a& person& obtains& a& title,& which&
VII.%% CERTIFICATE%OF%TITLE% includes& mistake& or& oversight,& lands,& which& cannot& be& registered&
% under&the&Torrens&system,&he&does&not,&by&virtue&of&said&certificate&
% A%certificate%of%title%serves%as%evidence%of%an%indefeasible%and% alone,&become&the&owner&of&the&land&illegally&included.&
incontrovertible% title% to% the% property% in% favor% of% the% person% &
whose%name%appears%therein.%After%lapse%of%one%year,%title%to% ! ENTRY% OF% ORIGINAL% CERTIFICATE% OF% TITLE%
such%property%can%no%longer%be%contested.% %
% Section% 40.&Upon&receipt&by&the&Register&of&Deeds&of&the&original&
% REGISTRATION%DOES%NOT%VEST%TITLE:%IT%IS%NOT%A%MODE%OF% and& duplicate& copies& of& the& original& certificate& of& title& the% same%
ACQUIRING%OWNERSHIP.%IT%DOES%NOT%GIVE%ANY%PERSON%ANY% shall% be% entered% in% his% record% book% and% shall% be% numbered,%
BETTER% TITLE% THAN% WHAT% HE% LAWFULLY% HAS.201% dated,% signed% and% sealed% by% the% Register% of% Deeds% with% the%
REGISTRATION% IS% MERELY% A% SYSTEM% OF% REGISTRATION% OF% seal%of%his%office.&Said&certificate&of&title&shall&take&effect&upon&the&
TITLES%TO%LANDS.% date& of& entry& thereof.& The& Register& of& Deeds& shall& forthwith& send&
% notice&by&mail&to&the&registered&owner&that&his&owner's&duplicate&is&
A& person& dealing& with& registered& land& may& safely& rely& upon& the& ready&for&delivery&to&him&upon&payment&of&legal&fees.&
correctness& of& the& certificate& of& title& issued& therefor& and& the& law& &
will&in&no&way&oblige&him&to&go&behind&the&certificate&of&title.&The% The&certificate&of&title&after&initial&registration&proceeding&is&known&
validity%and%correctness%of%the%title%is%presumed.& as& the& “Original& Certificate& of& Title”.& Any& subsequent& title& is& a&
& “Transfer&Certificate&of&Title”.&
The&rule&on&the&incontrovertibility&of&a&certificate&of&title&upon&the& &
expiration& of& one& year,& after& the& entry& of& the& decree,& DOES& NOT& By& TITLE,& the& law& refers& to& ownership,& which& is& represented& by&
APPLY& where& an& action& for& the& cancellation& of& a& patent& and& a& the& original& certificate& of& title& or& transfer& certificate& of& title.& It&
certificate& of& title& issued& pursuant& thereto& is& instituted& on& the& refers&to&that&upon&which&ownership&is&based.&A&CERTIFICATE%OF%
ground& that& they& are& null& and& void& because& the& Director& of& Lands& TITLE& is& a& mere& evidence& of& ownership;& it& is& not& the& title& to& the&
had&no&jurisdiction&to&issue&them&at&all.& land.&
& &
! PREPARATION%OF%DECREE%AND%CERTIFICATE%OF%TITLE% ! OWNER’S%DUPLICATE%CERTIFICATE%OF%TITLE%
& &
" After& the& judgment& directing& the& registration& of& title& to& Section% 41.& The& owner's& duplicate& certificate& of& title& shall% be%
land& has& become& final,& the% court% shall,% within% fifteen% delivered% to% the% registered% owner% or% to% his% duly% authorized%
days% from% entry% of% judgment,% issue% an% order% representative.&If&TWO% OR% MORE% PERSONS% ARE% REGISTERED%
directing% the% Commissioner% to% issue% the% OWNERS,&one&owner's&duplicate&certificate&may&be&issued&for&the&
corresponding%decree%of%registration%and%certificate% whole&land,&or&if&the&co2owners&so&desire,&a&separate&duplicate&may&
of%title.&& be& issued& to& each& of& them& in& like& form,& but% all% outstanding%
certificates% of% title% so% issued% shall% be% surrendered& whenever&
& 23&
&
the& Register& of& Deeds& shall& register& any& subsequent& voluntary&! STATEMENT%OF%PERSONAL%CIRCUMSTANCES%IN%THE%COT%
transaction&affecting&the&whole&land&or&part&thereof&or&any&interest& " &Full&names&of&the&persons&whose&interest&make&up&the&
therein.&The&Register&of&Deeds&shall&note&on&each&certificate&of&title& ownership&of&the&land&
a&statement&as&to&whom&a&copy&thereof&was&issued.& " Civil&status&
& " Names&of&their&respective&spouses,&if&married&
! REGISTRATION%BOOKS% " Citizenship&
& " Residence&
The&original&copy&of&the&original&certificate&of&title&shall&be&filed&in& " Postal&address&
the& Registry& of& Deeds.& The& same& shall& be& bound& in& consecutive& " If&property&is&conjugal,&it&shall&be&issued&to&both&spouses&
order&together&with&similar&certificates&of&title&and&shall&constitute& &
the&registration&book&for&titled&properties& CONTENTS%OF%A%TRANSFER%CERTIFICATE%OF%TITLE%
& " Shall& show& the& number& of& the& next& previous& certificate&
! TRANSFER%CERTIFICATE%OF%TITLE% covering&the&same&land&&
& " The& fact& that& it& was& originally& registered,& giving& the&
The& subsequent& certificate& of& title& that& may& be& issued& by& the& record&number&of&the&original&certificate&of&title,&and&the&
Register& of& Deeds& pursuant& to& any& voluntary& or& involuntary& volume&and&page&of&the&registration&book&in&which&it&is&
instrument&relating&to&the&same&land&shall&be&in&like&form,&entitled& found&
"Transfer&Certificate&of&Title",&and&likewise&issued&in&duplicate.&The& &
certificate& shall& show& the& number& of& the& next& previous& certificate& ! GENERAL%INCIDENTS%OF%REGISTERED%LAND%
covering& the& same& land& and& also& the& fact& that& it& was& originally& &
registered,& giving& the& record& number,& the& number& of& the& original& Section% 46.% Registered% land% shall% be% subject% to% such% burdens%
certificate& of& title,& and& the& volume& and& page& of& the& registration& and% incidents% as% may% arise% by% operation% of% law.& Nothing&
book&in&which&the&latter&is&found.& contained& in& this& decree& shall& in& any& way& be& construed& to& relieve&
& registered&land&or&the&owners&thereof&from&any&rights&incident&to&
& the& relation& of& husband& and& wife,& landlord& and& tenant,& or& from&
! STATUTORY&LIENS&AFFECTING&TITLE& liability&to&attachment&or&levy&on&execution,&or&from&liability&to&any&
& lien& of& any& description& established& by& law& on& the& land& and& the&
A&certificate&of&title&is&free&from&liens&except&the&following:& buildings&thereon,&or&on&the&interest&of&the&owner&in&such&land&or&
" Liens,%claims,%or%rights%existing%or%arising%under%the% buildings,& or& to& change& the& laws& of& descent,& or& the& rights& of&
laws%or%the%constitution,&which&aren’t&by&law,&required& partition& between& co2owners,& or& the& right& to& take& the& same& by&
) eminent& domain,& or& to& relieve& such& land& from& liability& to& be&
o A) lien) is) a) charge) on) property) usually) for) the) recovered& by& an& assignee& in& insolvency& or& trustee& in& bankruptcy&
payment)of)some)debt)or)obligation.) under&the&laws&relative&to&preferences,&or&to&change&or&affect&in&any&
o An) encumbrance) is) a) burden) upon) the) land,) way& other& rights& or& liabilities& created& by& law& and& applicable& to&
depreciative) of) its) value,) such) as) lien,) unregistered&land,&except&as&otherwise&provided&in&this&Decree.&
easement,)or)servitude,)which,)though)adverse) &
to) the) interest) of) the) landowner,) does) not) ! REGISTERED%LAND%NOT%SUBJECT%TO%PRESCRIPTION%
conflict)with)his)conveyance)of)the)land)in)fee.) &
) Section% 47.&No&title&to&registered&land&in&derogation&of&the&title&of&
" Unpaid& real& estate& taxes& levied& or& assessed& within& 2& the&registered&owner&shall&be&acquired&by&prescription&or&adverse&
years& immediately& preceding& the& acquisition& of& any& possession.&
right& over& the& land& 2& Superior! lien! in! favor! of! the! &
government& ! CERTIFICATE%NOT%SUBJECT%TO%COLLATERAL%ATTACK%%
" Any& public& highway& or& private& way& established& or& &
recognized& by& the& law,& or& any& government& irrigation& Section% 48.% A& certificate& of& title& shall& not& be& subject& to& collateral&
canal&or&lateral&thereof& attack.&It&cannot&be&altered,&modified,&or&canceled&except&in&a&direct&
" Any&disposition&of&the&property&or&limitation&to&the&use& proceeding&in&accordance&with&law.&
thereof& by& virtue& of& PD% 27& or& any& other& law& or& &
regulation&or&agrarian&reform—&Tenancy&Emancipation& An& action& is& deemed& an& attack& on& a& title& when& the& object& of& the&
Decree&and&Comprehensive&Agrarian&Reform&Law)& action& or& proceeding& is& to& nullify& the& title,& and& thus& challenge& the&
! judgment&pursuant&to&which&the&title&was&decreed.&
o Tenant! farmer! —! if! not! registered,! 5! &
hectares!and!if!irrigated,!3!hectares! The&attack&is&DIRECT&when&the&object&of&the&action&is&to&annul&or&
o Landowner) may) retain) an) area) of) not) more) set& aside& such& judgment,& or& enjoin& its& enforcement.& On& the& other&
than) 7) hectares) if) such) landowner) is) hand,&the&attack&is&INDIRECT%OR%COLLATERAL&when,&in&an&action&
cultivating)such)area)or)will)not)cultivate)it) to& obtain& a& different& relief,& an& attack& on& the& judgment& is&
& nevertheless&made&as&an&incident&thereof.&
" Rights&incident&to&the&relation&of&husband&and&wife&and& &
landlord&and&tenant& ! SPLITTING%OR%CONSOLIDATION%OF%TITLES%
" Liability&to&attachment&and&execution& &
" Liability& to& any& lien& of& any& description& established& by& A&registered&owner&of&several&distinct&parcels&of&land&embraced&in&
law& and& the& buildings& thereon& or& an& interest& of& the& and& covered& by& a& certificate& of& title& desiring& in& lieu& thereof&
owner&of&such&lands&or&buildings& separate&certificates,&each&containing&one&or&more&parcels,&may&file&
" Rights& incident& to& the& laws& of& descent& or& partition& a& written& request& for& that& purpose& with& the& Register& of& Deeds&
between&co2owners& concerned,& and& the& latter,& upon& the& surrender& of& the& owner's&
" Taking&of&the&property&through&eminent&domain& duplicate,&shall&cancel&it&together&with&its&original&and&issue&in&lieu&
" Right& to& relieve& the& land& from& liability& to& be& recovered& thereof& separate& certificates& as& desired.& A& registered& owner& of&
by& an& assignee& in& insolvency& or& trustee& in& bankruptcy& several&distinct&parcels&of&land&covered&by&separate&certificates&of&
under&the&laws&relative&to&preferences& title& desiring& to& have& in& lieu& thereof& a& single& certificate& for& the&
" Rights& or& liabilities& created& by& law& and& applicable& to& whole&land,&or&several&certificates&for&the&different&parcels&thereof,&
unregistered&land& may% also% file% a% written% request% with% the% Register% of% Deeds%
& concerned,%and%the%latter,%upon%the%surrender%of%the%owner's%
COMPREHENSIVE%AGRARIAN%REFORM%LAW% duplicates,% shall% cancel% them% together% with% their% originals,%
" Landowner&may&not&retain&more&than&5&hectares& and% issue% in% lieu% thereof% one% or% separate% certificates% as%
" Three& hectares& may& be& allowed& to& each& child& of& the& desired.&
landowner—& provided& that& he& is& at& least& 15& years& old& &
and& that& he& is& actually& tilling& the& land& or& directly& ! SUBDIVISION%AND%CONSOLIDATION%PLANS%
managing&the&farm& &
& Any&owner&subdividing&a&tract&of&registered&land&into&lots&which&do&
PUBLIC%PATENT% not& constitute& a& subdivision& project& has& defined& and& provided& for&
" Land&not&subject&to&any&encumbrance&or&alienation&from& under& P.D.& No.& 957,& shall& file& with& the& Commissioner& of& Land&
the& date& of& approval& and& for& the& term& of& 5& years& from& Registration& or& with& the& Bureau& of& Lands& a& subdivision& plan& of&
and&after&the&date&of&issuance&of&the&patent&or&grant% such& land& on& which& all& boundaries,& streets,& passageways& and&
% waterways,&if&any,&shall&be&distinctly&and&accurately&delineated.&
OTHER%STATUTORY%LIENS% If&a&subdivision&plan,&be&it&simple&or&complex,&duly&approved&by&the&
" Alienable&lands&of&the&public&domain&granted&or&donated& Commissioner& of& Land& Registration& or& the& Bureau& of& Lands&
or&transferred&to&a&province,&municipality,&or&branch&of& together& with& the& approved& technical& descriptions& and& the&
the& government& shall& not& be& alienated& or& encumbered& corresponding& owner's& duplicate& certificate& of& title& is& presented&
or& otherwise& disposed& of& in& a& manner& affecting& its& title& for& registration,& the& Register& of& Deeds& shall,& without& requiring&
except&when&authorized&by&Congress& further& court& approval& of& said& plan,& register& the& same& in&
& accordance& with& the& provisions& of& the& Land& Registration& Act,& as&
& amended:& Provided,& however,& that& the& Register& of& Deeds& shall&
& 24&
&
annotate& on& the& new& certificate& of& title& covering& the& street,& the&record&and&is&presumed&to&know&every&fact&which&an&
passageway& or& open& space,& a& memorandum& to& the& effect& that& examination&of&the&record&would&have&disclosed&
except& by& way& of& donation& in& favor& of& the& national& government,& " Since& it& is& the& act& of& registration& which& transfers&
province,& city& or& municipality,& no& portion& of& any& street,& ownership& of& the& land& sold,& it& has& been& held& that& a&
passageway,& waterway& or& open& space& so& delineated& on& the& plan& subsequent& claimant& cannot& claim& a& better& right& over&
shall& be& closed& or& otherwise& disposed& of& by& the& registered& owner& the& land& which& had& been& previously& registered& in& the&
without&the&approval&of&the&Court&of&First&Instance&of&the&province& name&of&another.&
or&city&in&which&the&land&is&situated.& " A& notice& of& lis& pendens& serves& as& a& warning& to& a&
& prospective& purchaser& or& encumbrancer& that& the&
A&registered&owner&desiring&to&consolidate&several&lots&into&one&or& particular& property& is& in& litigation& and& that& he& should&
more,&requiring&new&technical&descriptions,&shall&file&with&the&Land& keep& his& hands& off& the& same,& unless& he& intends& to&
Registration& Commission,& a& consolidation& plan& on& which& shall& be& gamble&on&the&results&of&the&litigation&
shown&the&lots&to&be&affected,&as&they&were&before,&and&as&they&will& %
appear&after&the&consolidation.&Upon&the&surrender&of&the&owner's& ACT% OF% REGISTRATION% IS% THE% OPERATIVE% ACT% TO% CONVEY%
duplicate& certificates& and& the& receipt& of& consolidation& plan& duty& OR%AFFECT%REGISTERED%LAND%
approved& by& the& Commission,& the& Register& of& Deeds& concerned& " It&is&the&registration&of&contracts&dealing&with&registered&
shall&cancel&the&corresponding&certificates&of&title&and&issue&a&new& property& in& the& corresponding& Register& of& Deeds& that&
one&for&the&consolidated&lots.& binds&or&affects&third&persons&
& " Non2compliance& with& the& formal& requirements& doesn’t&
The&Commission&may&not&order&or&cause&any&change,&modification,& adversely& affect& the& validity& of& contract& nor& the&
or&amendment&in&the&contents&of&any&certificate&of&title,&or&of&any& contractual&rights&and&obligations&of&parties&
decree& or& plan,& including& the& technical& description& therein,& " Registration& is& a& mere& ministerial& act& by& which& a& deed,&
covering& any& real& property& registered& under& the& Torrens& system,& contract& or& instrument& is& inscribed& in& the& office& of& the&
nor& order& the& cancellation& of& the& said& certificate& of& title& and& the& Register& of& Deeds& and& annotated& at& the& back& of& the&
issuance& of& a& new& one& which& would& result& in& the& enlargement& of& certificate& of& the& title& covering& the& land& subject& of& the&
the&area&covered&by&the&certificate&of&title.& deed,&contract&or&instrument&
& " PD1529& only& protects& the& holder& in& good& faith,& and&
VIII.%% VOLUNTARY%DEALINGS%WITH%REGISTERED%LANDS% cannot&be&used&as&a&shield&against&frauds&
% %
! CONVEYANCE%AND%OTHER%DEALINGS%BY%REGISTERED%OWNER% IMPORTANCE%OF%REGISTRATION%
% " For&a&transaction&as&important&as&the&sale&of&registered&
Section% 51.& —& An& owner& of& registered& land& MAY% CONVEY,% property& of& land,& it& may& be& necessary& to& keep& a& record&
MORTGAGE,%LEASE,%CHARGE%OR%OTHERWISE%DEAL%WITH%THE% thereof&
SAME%IN%ACCORDANCE%WITH%EXISTING%LAWS.&He&may&use&such& %
forms&of&deeds,&mortgages,&leases&or&other&voluntary&instruments& REGISTRATION% OF% DOCUMENT% MINISTERIAL% ON% THE% PART%
as& are& sufficient& in& law.& But& no& deed,& mortgage,& lease,& or& other& OF%THE%REGISTER%OF%DEEDS%
voluntary&instrument,&except&a&will&purporting&to&convey&or&affect& " The& purpose& of& registering& an& instrument& is& to& give&
registered&land&shall&take&effect&as&a&conveyance&or&bind&the&land,& notice&thereof&to&all&persons&
but& shall& operate& only& as& a& contract& between& the& parties& and& as& " It&is&not&intended&by&the&proceedings&for&registration&to&
evidence& of& authority& to& the& Register& of& Deeds& to& make& seek& to& destroy& or& otherwise& affect& already& registered&
registration.& rights&over&the&land,&subsisting&or&existing&at&the&time&of&
& the&registration&
The&act&of&registration&shall&be&the&operative&act&to&convey&or&affect& " The& law& on& registration& doesn’t& require& that& only& valid&
the& land& insofar& as& third& persons& are& concerned,& and& in& all& cases& instruments&shall&be&registered&
under& this& Decree,& the& registration& shall& be& made& in& the& office& of& " If& the& purpose& of& registration& is& merely& to& give& notice,&
the&Register&of&Deeds&for&the&province&or&city&where&the&land&lies.% then& questions& regarding& the& effect& or& invalidity& of& the&
% instruments& are& expected& to& be& decided& after&
No& voluntary& instrument& shall& be& registered& by& the& Register& of& registration&
Deeds,& unless& the& owner's& duplicate& certificate& is& presented& with& " An& instrument& which& seeks& the& reformation& of& an&
such&instrument,&except&in&cases&expressly&provided&for&in&the&law& extrajudicial& settlement& of& an& estate& consisting& of&
(PD&1529)&or&upon&order&of&the&court,&for&cause&shown.& registered&lands&is&a&voluntary&one,&and&since&the&duty&of&
& the& RD& to& enter& such& instrument& in& his& book& is& purely&
From&the&standpoint&of&third&parties,&a&property&registered&under& ministerial,& his& refusal& to& do& so& is& tantamount& to& an&
the&Torrens&system&remains,&for&all&legal&purposes,&the&property&of& unlawful& neglect& in& the& performance& of& a& duty&
the& person& in& whose& name& it& is& registered,& notwithstanding& the& resulting&from&an&office,&trust&or&station,&and&is&a&proper&
execution& of& any& deed& of& conveyance,& unless& the& corresponding& instance&where&mandamus&will&lie&
deed& is& registered.& Simply% put,% if% a% sale% is% not% registered,% it% is% &
binding%only%between%the%seller%and%the%buyer,%but%it%does%not% ! PRESENTATION%OF%OWNER'S%DUPLICATE%UPON%ENTRY%OF%
affect%innocent%third%persons.& NEW%CERTIFICATE&
& &
! FORM% IS% IMPORTANT% FOR% VALIDITY,% CONVENIENCE,% AND% No&voluntary&instrument&shall&be&registered&by&the&Register&of&
ENFORCEABILITY% Deeds,& unless& the& owner's& duplicate& certificate& is& presented&
" General&rule:&form&is&not&important&for&the&validity&of&a& with& such& instrument,& except& in& cases& expressly& provided& for&
contract& provided& there& is& consent,& subject& matter& and& in&this&Decree&or&upon&order&of&the&court,&for&cause&shown.&
cause.&This&applies&only&to&consensual&contracts.& &
" The& sale& of& real& estate,& whether& made& as& a& result& of& The&production&of&the&owner's&duplicate&certificate,&whenever&
private& transaction& or& foreclosure& of& execution& sale,& any& voluntary& instrument& is& presented& for& registration,& shall&
becomes&legally&effective&against&third&parties&only&from& be& conclusive& authority& from& the& registered& owner& to& the&
the&date&of&registration.& Register& of& Deeds& to& enter& a& new& certificate& or& to& make& a&
% memorandum& of& registration& in& accordance& with& such&
! DELIVERY% AS% A% MODE% OF% TRANSMISSION,% REAL% OR% instrument,& and& the& new& certificate& or& memorandum& shall& be&
CONSTRUCTIVE% ACTUAL% NOTICE% EQUIVALENT% OF% binding& upon& the& registered& owner& and& upon& all& persons&
REGISTRATION% claiming&under&him,&in&favor&of&every&purchaser&for&value&and&
" As&between&the&parties&to&a&contract&of&sale,&registration& in&good&faith.&
is&not&necessary&to&make&it&valid&and&effective,&for&actual& &
notice&is&equivalent&to&registration.& In&all&cases&of&registration&procured&by&fraud,&the&owner&may&
" Even&without&the&act&of&registration,&a&deed&purporting& pursue&all&his&legal&and&equitable&remedies&against&the&parties&
to& convey& or& affect& registered& land& shall& operate& as& a& to&such&fraud&without&prejudice,&however,&to&the&rights&of&any&
contract&between&the&parties& innocent& holder& for& value& of& a& certificate& of& title.& After& the&
" The& act& of& registration& shall& be& the& operative& act& to& entry& of& the& decree& of& registration& on& the& original& petition& or&
convey& or& affect& the& land& insofar& as& third& persons& are& application,& any& subsequent& registration& procured& by& the&
concerned& presentation& of& a& forged& duplicate& certificate& of& title,& or& a&
" It&is&the&act&of&registration&which&creates&a&constructive& forged&deed&or&other&instrument,&shall&be&null&and&void.&
notice&to&the&whole&world&and&binds&third&persons& &
" Absent&such&registration,&a&conveyance&doesn’t&affect&or& ! DEALINGS%LESS%THAN%OWNERSHIP,%HOW%REGISTERED.&&
bind&the&land& &
" Under& the& rule& on& notice,& there& is& a& conclusive& No&new&certificate&shall&be&entered&or&issued&pursuant&to&any&
presumption& that& the& purchaser& has& examined& every& instrument&which&does&not&divest&the&ownership&or&title&from&
instrument&of&record&affecting&the&title& the&owner&or&from&the&transferee&of&the&registered&owners.&All&
" He& is& charged& with& notice& of& every& fact& shown& by& the& interests& in& registered& land& less& than& ownership& shall& be&
record& and& is& presumed& to& know& every& fact& shown& by& registered&by&filing&with&the&Register&of&Deeds&the&instrument&
which& creates& or& transfers& or& claims& such& interests& and& by& a&
& 25&
&
brief& memorandum& thereof& made& by& the& Register& of& Deeds& DISTINCTION% BETWEEN% VOLUNTARY% AND% INVOLUNTARY%
upon& the& certificate& of& title,& and& signed& by& him.& A& similar& REGISTRATION%
memorandum& shall& also& be& made& on& the& owner's& duplicate.& %
The& cancellation& or& extinguishment& of& such& interests& shall& be& INVOLUNTARY%
registered&in&the&same&manner.& VOLUNTARY%REGISTRATION%
REGISTRATION%
%
! GRANTEE'S%NAME,%NATIONALITY,%ETC.,%TO%BE%STATED&& An& innocent& purchaser& for& value& of&
& registered& land& becomes& the&
An&entry&thereof—
Every& deed& or& other& voluntary& instrument& presented& for& registered& owner& and& in&
attachment,&levy,&
registration&shall&contain&or&have&endorsed&upon&it&the&full&name,& contemplation& of& law& the& holder& of& a&
notice&of&lis&pendens,&etc&
certificate& of& title,& the& moment& he&
nationality,& residence& and& postal& address& of& the& grantee& or& other& —&in&the&
presents& and& files& a& duly& notarized&
person& acquiring& or& claiming& an& interest& under& such& instrument,& day&book&is&sufficient&
and& valid& deed& of& sale& and& the& same&
and&every&deed&shall&also&state&whether&the&grantee&is&married&or& notice&to&all&
is& entered& in& the& day& book& and& at& the&
unmarried,&and&if&married,&the&name&in&full&of&the&husband&or&wife.& persons&even&if&the&
same& time& he& surrenders& or&
If%the%grantee%is%a%corporation%or%association,%the%instrument% owner’s&
presents& the& owner’s& duplicate&
must% contain% a% recital% to% show% that% such% corporation% or% duplicate&certificate&of&title&
certificate& of& title& covering& the& land&
association% is% legally% qualified% to% acquire% private% lands.& Any& isn’t&
sold& and& pays& the& registration& fees,&
change&in&the&residence&or&postal&address&of&such&person&shall&be& presented&to&the&RD&
because& what& needs& to& be& done& lies&
endorsed& by& the& Register& of& Deeds& on& the& original& copy& of& the& not&within&his&power&to&perform&
corresponding& certificate& of& title,& upon& receiving& a& sworn&
statement& of& such& change.& All& names& and& addresses& shall& also& be& && &
entered&on&all&certificates.& In) voluntary) registration,) such) as) a) sale,) mortgage,) lease) and) the)
& like,) if) the) owner's) duplicate) certificate) be) not) surrendered) and)
Notices& and& processed& issued& in& relation& to& registered& land& in& presented) or) if) no) payment) of) registration) fees) be) made) within)
pursuance& of& this& Decree& may& be& served& upon& any& person& in& fifteen)(15))days,)entry)in)the)day)book)of)the)deed)of)sale)does)not)
interest& by& mailing& the& same& to& the& addresses& given,& and& shall& be& operate) to) convey) and) affect) the) land) sold.) In) involuntary)
binding,& whether& such& person& resides& within& or& without& the& registration,)such)as)an)attachment,)levy)upon)execution,)lis)pendens)
Philippines,&but&the&court&may,&in&its&discretion,&require&further&or& and)the)like,)entry)thereof)in)the)daybook)is)a)sufficient)notice)to)all)
other&notice&to&be&given&in&any&case,&if&in&its&opinion&the&interest&of& persons)of)such)adverse)claim.)
justice&so&requires.& %
& ! CONVEYANCE%AND%TRANSFERS%
! PRIMARY%ENTRY%BOOK;%FEES;%CERTIFIED%COPIES.&& %
% PROCEDURE%IN%REGISTRATION%OF%CONVEYANCES%
Each&Register&of&Deeds&shall&keep&a&primary&entry&book&in&which,& %
upon&payment&of&the&entry&fee,&he&shall&enter,&in&the&order&of&their& " An&owner&who&desires&to&convey&the&land&covered&by&his&
reception,&all&instruments&including&copies&of&writs&and&processes& title& to& another& shall& execute& the& proper& deed& of&
filed&with&him&relating&to&registered&land.&He&shall,&as&a&preliminary& conveyance,& in& proper& form,& and& present& the& same,&
process& in& registration,& note& in& such& book& the& date,& hour& and& together&with&the&owner’s&duplicate&certificate&to&the&RD&
minute&of&reception&of&all&instruments,&in&the&order&in&which&they& from&entry&and&registration&
were&received.&They&shall&be&regarded&as&registered&from&the&time& " The& RD& shall& enter& in& the& registration& book& the& fact& of&
so& noted,& and& the& memorandum& of& each& instrument,& when& made& conveyance&and&prepare&a&new&certificate&of&title&in&the&
on& the& certificate& of& title& to& which& it& refers,& shall& bear& the& same& name& of& the& grantee,& the& owner’s& duplicate& of& which&
date:& Provided,& that& the& national& government& as& well& as& the& shall&be&delivered&to&him&
provincial& and& city& governments& shall& be& exempt& from& the& " The& RD& shall& note& the& date& of& conveyance,& volume& and&
payment& of& such& fees& in& advance& in& order& to& be& entitled& to& entry& page&of&the&registration&book&in&which&the&certificate&is&
and&registration.& registered,& and& a& reference& by& number& to& the& last&
& preceding&certificates&
Every& deed& or& other& instrument,& whether& voluntary& or& &
involuntary,&so&filed&with&the&Register&of&Deeds&shall&be&numbered& PROCEDURE% WHERE% ONLY% PORTIONS% OF% LAND% ARE%
and& indexed& and& endorsed& with& a& reference& to& the& proper& CONVEYED%
certificate& of& title.& All& records& and& papers& relative& to& registered& &
land& in& the& office& of& the& Register& of& Deeds& shall& be& open& to& the& " The& RD& shall& not& issue& any& Transfer& Certificate& of& Title&
public& in& the& same& manner& as& court& records,& subject& to& such& to& the& grantee& until& a& plan& of& such& land& showing& the&
reasonable& regulations& as& the& Register& of& Deeds,& under& the& portion& or& portions& into& which& it& has& been& subdivided&
direction& of& the& Commissioner& of& Land& Registration,& may& and&the&corresponding&technical&descriptions&shall&have&
prescribe.& been&verified&and&approved&
& " The& deed& of& conveyance& may& in& the& meanwhile& be&
All&deeds&and&voluntary&instruments&shall&be&presented&with&their& annotated& by& way& of& memorandum& on& the& grantor’s&
respective&copies&and&shall&be&attested&and&sealed&by&the&Register& certificate& of& title,& which& shall& serve& as& notice& to& third&
of& Deeds,& endorsed& with& the& file& number,& and& copies& may& be& persons& on& the& fact& of& conveyance—& to& show& and&
delivered&to&the&person&presenting&them.& recognize& the& grantee’s& title& to& the& portion& thus&
& conveyed& pending& actual& issuance& to& him& of& the&
Certified&copies&of&all&instruments&filed&and&registered&may&also&be& corresponding&transfer&certificate&of&title&
obtained& from& the& Register& of& Deeds& upon& payment& of& the& " Upon&approval&of&the&plan&and&technical&descriptions&of&
prescribed&fees.& the& specific& portions& into& which& the& land& has& been&
& subdivided,&the&same&shall&be&filed&with&the&office&of&the&
" The& primary% entry% book% or% day% book% is% a% record% of% all% RD& for& annotation& on& the& corresponding& certificate& of&
instruments,%including%copies%of%writs%and%processes,%affecting% title&
registered%lands,%which%are%entered%by%the%RD%in%the%order%of% " The&RD&shall&issue&a&new&Transfer&Certificate&of&Title&to&
their%filing,&upon&payment&of&the&proper&fees& the& grantee& for& the& portion& conveyed& to& him& upon&
" The& recording& is& a& preliminary& process& in& registration& and& shall& cancellation& of& the& grantor’s& certificate& as& to& said&
note&the&date,&hour,&and&minute&of&receipt&of&said&instruments& portion&
" An&instrument&shall&be&regarded&as&registered&only&from&the&time& " But&if&the&grantor&so&desires,&his&certificate&of&title&may&
it&is&noted& be&totally&cancelled&and&a&new&one&issued&to&him&for&the&
" Every&deed&of&instrument&shall&be&numbered&and&endorsed&by&the& remaining&portion&of&the&land&
RD&with&proper&reference&to&the&certificate&of&title& " Pending&approval&of&the&plan,&no&further&registration&or&
" All&records&and&papers&relative&to&registered&land&shall&be&open&for& any& annotation& of& any& deed& or& voluntary& instrument&
examination&by&the&public,&subject&to&such&reasonable&regulations& affecting&the&unsegregated&portion&shall&be&made&by&the&
as&the&RD&may&prescribe& RD&except&where&such&portion&was&purchased&from&the&
" All& deeds& and& voluntary& instruments& and& copies& thereof& shall& be& government&or&any&of&its&instrumentalities&
attested&and&sealed&with&the&RD&and&copies&with&the&corresponding& %
file&number&shall&be&delivered&to&the&person&presenting&them& CARRYING% OVER% OF% ENCUMBRANCES% IN% NEW%
& CERTIFICATE%
& &
& " Whenever& registered& land& is& conveyed,& all& subsisting&
& encumbrances& or& annotations& appearing& in& the&
& registration& book& and& noted& on& the& certificate& of& title&
& shall&be&carried&over&and&noted&on&the&new&certificate&of&
& title& except& where& said& encumbrances& or& annotations&
& are&simultaneously&released&or&discharged&
& %
&
& 26&
&
! MORTGAGES%AND%LEASES% WHAT%IS%FORECLOSURE?%
& %
Section% 60.& Mortgage& or& lease& of& registered& land.& Mortgage& and& Process& by& which& a& mortgagee& acquires& an& absolute& title& to& the&
leases&shall&be&registered&in&the&manner&provided&in&Section&54&of& property&of&which&he&had&previously&been&the&conditional&owner,&
this&Decree.&The&owner&of&registered&land&may&mortgage&or&lease&it& or&upon&which&he&had&previously&a&mere&lien&or&encumbrance&
by& executing& the& deed& in& a& form& sufficient& in& law.& Such& deed& of& &
mortgage& or& lease& and& all& instruments& which& assign,& extend,& SECTION%63.%FORECLOSURE%OF%MORTGAGE.%&
discharge& or& otherwise& deal& with& the& mortgage& or& lease& shall& be& &
registered,& and& shall& take& effect& upon& the& title& only& from& time& of& If& the& mortgage& was& foreclosed% judicially,& a)certified)copy)of)the)
registration.& final)order)of)the)court)confirming)the)sale)shall)be)registered)with)
& the) Register) of) Deeds.& If& no& right& of& redemption& exists,& the&
No& mortgagee's& or& lessee's& duplicate& certificate& of& title& shall& certificate& of& title& of& the& mortgagor& shall& be& canceled,& and& a& new&
hereafter& be& issued& by& the& Registers& of& Deeds,& and& those& issued& certificate&issued&in&the&name&of&the&purchaser.&
prior&to&the&effectivity&of&this&Decree&are&hereby&deemed&canceled& &
and& the& holders& thereof& shall& immediately& surrender& the& same& to& Where% the% right% of% redemption% exists,& the) certificate) of) title) of)
the&Register&of&Deeds&concerned.& the)mortgagor)shall)not)be)canceled,)but)the)certificate)of)sale)and)
% the) order) confirming) the) sale) shall) be) registered) by) a) brief)
ESSENCE%OF%MORTGAGE% memorandum) thereof) made) by) the) Register) of) Deeds) upon) the)
& certificate) of) title.& In& the& event& the& property& is& redeemed,& the&
Section%61.&Registration.&Upon&presentation&for&registration&of&the& certificate&or&deed&of&redemption&shall&be&filed&with&the&Register&of&
deed&of&mortgage&or&lease&together&with&the&owner's&duplicate,&the& Deeds,& and& a& brief& memorandum& thereof& shall& be& made& by& the&
Register&of&Deeds&shall&enter&upon&the&original&of&the&certificate&of& Register&of&Deeds&on&the&certificate&of&title&of&the&mortgagor.&
title& and& also& upon& the& owner's& duplicate& certificate& a& &
memorandum& thereof,& the& date& and& time& of& filing& and& the& file& If% the% property% is% not% redeemed,&the&final&deed&of&sale&executed&
number& assigned& to& the& deed,& and& shall& sign& the& said& by&the&sheriff&in&favor&of&the&purchaser&at&a&foreclosure&sale&shall&
memorandum.&He&shall&also&note&on&the&deed&the&date&and&time&of& be& registered& with& the& Register& of& Deeds;& whereupon& the& title& of&
filing& and& a& reference& to& the& the&mortgagor&shall&be&canceled,&and&a&new&certificate&issued&in&the&
volume&and&page&of&the&registration&book&in&which&it&is&registered.& name&of&the&purchaser.&
& &
" A& property& has& been& identified& or& set& apart& from& the& (b)&If&the&mortgage% was% foreclosed% extrajudicially,&a)certificate)
mass& of& property& of& the& debtor2mortgagor& as& security& of)sale)executed)by)the)officer)who)conducted)the)sale)shall)be)filed)
for& the& payment& of& money& or& the& fulfillment& of& with) the) Register) of) Deeds) who) shall) make) a) brief) memorandum)
obligation& to& answer& the& amount& of& indebtedness,& in& thereof)on)the)certificate)of)title.)
case&of&default&of&payment& &
& In& the& event% of% redemption% by% the% mortgagor,& the& same& rule&
RECORDED%MORTGAGE%IS%A%RIGHT%IN%REM% provided&for&in&the&second&paragraph&of&this&section&shall&apply.&
& &
" Recording&puts&the&whole&world&on&constructive&notice& In% case% of% nonbredemption,& the& purchaser& at& foreclosure& sale&
of& its& existence& and& warns& everyone& who& deals& shall& file& with& the& Register& of& Deeds,& either& a& final& deed& of& sale&
thereafter& with& the& property& on& which& it& was& executed& by& the& person& authorized& by& virtue& of& the& power& of&
constituted& that& he& would& have& reckon& with& that& attorney& embodied& in& the& deed& of& mortgage,& or& his& sworn&
encumbrance& statement&attesting&to&the&fact&of&non2redemption;&whereupon,&the&
" A&mortgage&is&a&secondary&contract& Register& of& Deeds& shall& issue& a& new& certificate& in& favor& of& the&
& purchaser& after& the& owner's& duplicate& of& the& certificate& has& been&
EFFECT%OF%LIS%PENDENS% previously&delivered&and&canceled.&
% &
" A&notice&of&lis&pendens&is&an&announcement&to&the&whole& ! POWER%OF%ATTORNEY;%TRUST&
world&that&a&particular&real&property&is&in&litigation&and& &
serves& as& a& warning& that& one& who& acquires& an& interest& A&special&power&of&attorney&refers&to&the&clear&mandate&specifically&
over& said& property& does& so& at& his& own& risk,& so& that& he& authorizing& the& performance& of& an& act,& and& must& therefore& be&
gambles& on& the& results& of& the& litigation& over& said& distinguished&from&an&agency&couched&in&general&terms&
property& &
" It&has&been&held&that&any&subsequent&lien&or&annotation& When& a& piece& of& land& or& any& interest& therein& is& through& an& agent,&
at& the& back& of& the& certificate& of& title& cannot& in& any& way& the& authority& of& the& latter& shall& be& in& writing,& otherwise& the& sale&
prejudice& the& mortgage& previously& registered,& and& the& shall&be&void&
lots& subject& thereto& pass& to& the& purchaser& at& a& public& &
auction&sale&free&from&any&lien&or&encumbrance& A& special& power& to& sell& excludes& the& power& to& mortgage,& and& a&
& special&power&to&mortgage&doesn’t&include&the&power&to&sell&
UNRECORDED% SALE% OF% A% PRIOR% DATE% VS.% RECORDED% &
MORTGAGE%ON%A%LATER%DATE% TRUST,%DEFINED%
" The&unrecorded&sale&of&prior&date&is&preferred% %
" If& the& original& owner& had& parted& with& his& ownership& of& A&trust&is&a&fiduciary&relationship&with&respect&to&property,&which&
the&thing&sold&then&he&no&longer&had&the&ownership&and& involves&the&existence&of&equitable&duties&imposed&upon&the&holder&
free&disposal&of&that&thing&so&as&to&be&able&to&mortgage&it& of&the&title&to&the&property&to&deal&with&it&for&the&benefit&of&another&
again% &
% A&person&who&establishes&a&trust&is&called&the&trustor&while&the&one&
RIGHTS%OF%SECOND%MORTGAGE% whose& confidence& is& reposed& is& the& trustee,& and& the& person& for&
" Right&to&repurchase&the&subject&property& whose& benefits& the& trust& has& been& created& is& referred& to& as& the&
" Apply& to& the& payment& of& its& credit& the& excess& of& the& beneficiary&
proceeds& of& the& sale& after& the& payment& of& the& credit& of& &
the&first&mortgagee& It&is&the&right&to&the&beneficial&enjoyment&of&property,&the&legal&title&
% to&which&is&vested&in&another&
EFFECT%OF%MORTGAGE%IF%TORRENS%TITLE%IS%NULLIFIED% &
" That& the& certificate& of& title& issued& is& a& nullity& is& not& in& NO%TRUST%CAN%RESULT%IN%FAVOR%OF%A%PARTY%WHO%IS%GUILTY%
question& but& whether& the& mortgagee& is& entitled& to& the& OF%FRAUD%OR%VIOLATES%PUBLIC%POLICY%
protection&accorded&to&an&innocent&purchaser&for&value,& &
which& includes& one& who& is& an& innocent& mortgagee& for& There& can& be& no& implied& trust& where& the& purchase& is& made& in&
value& violation& of& an& existing& statute& and& in& evasion& of& its& express&
" If&there&was&no&fraud,&negligence,&or&whatnot&on&the&part& provision,& since& no& trust& can& result& in& favor& of& the& party& who& is&
of& the& mortgagee& regarding& the& certificate& which& was& guilty&of&the&fraud&
later& on& nullified,& then& he& would& be& deemed& to& be& an& %
innocent& mortgagee& for& value,& with& the& corresponding& NO% PARTICULAR% FORM% REQUIRED% BY% LAW% WITH% REGARD%
rights&relating&to&him&& TRUSTS%PRESCRIPTIVE%PERIOD%
& " Ten&years&from&the&repudiation&of&the&trust&
SECTION%62.%DISCHARGE%OR%CANCELLATION& " It& is& ten& years& because& just& as& a& resulting& trust& is& an&
& offspring& of& the& law,& so& is& the& corresponding& obligation&
A& mortgage& or& lease& on& registered& land& may& be& discharge& or& to& convey& the& property& and& title& thereto& to& the& true&
canceled&by&means&of&an&instrument&executed&by&the&mortgage&or& owner.&
lessee& in& a& form& sufficient& in& law,& which& shall& be& filed& with& the& " Reckoning&point&of&repudiation&is&from&the&moment&his&
Register& of& Deeds& who& shall& make& the& appropriate& memorandum& possession&thereof&becomes&adverse&
upon&the&certificate&of&title.& %
% %
& 27&
&
TRUSTS,%HOW%EXPRESSED%AND%REGISTERED% 11. If&it&is&judicial&foreclosure,&you&register&the&order&of&the&court&

% confirming& the& sale.& If& it& is& extrajudicial& foreclosure,& you&
If&a&deed&or&other&instrument&is&filed&in&order&to&transfer&registered& register&the&order&of&the&sheriff.&
land& in& trust,& or& upon& any& equitable& condition& or& limitation& 12. For&implied&trusts,&read&the&case&of&Aznar&Brothers.&It&has&two&
expressed&therein,&or&to&create&or&declare&a&trust&or&other&equitable& kinds—resulting& trust& and& constructive& trust.& If& it& is& an&
interests&in&such&land&without&transfer,&the&particulars&of&the&trust,& implied& resulting& trust,& prescriptive& period& is& 10& years& from&
condition,& limitation& or& other& equitable& interest& shall& not& be& time&of&repudiation.&
entered&on&the&certificate&but&only&a&memorandum&thereof&shall&be& 13. It&is&dependent&on&the&facts&and&circumstances&of&the&case&on&
entered&by&the&words&“in&trust”,&or&“upon&condition”,&or&other&apt& whether& who& would& have& a& better& right,& the& owner& or& the&
words,& and& by& a& reference& by& number& to& the& instrument& mortgagee.& But& generally,& when& it& is& through& a& forged& deed,&
authorizing&or&creating&the&same& then&the&owner&would&have&a&better&right&over&the&property.&
& The&forged&deed&is&a&nullity.&On&the&other&hand,&when&there&is&
A& similar& instrument& shall& be& made& upon& the& original& instrument& chain& of& title,& the& innocent& purchaser& in& value& would& have& a&
creating& or& declaring& the& trust& or& other& equitable& interest& with& a& better&right.&
reference& by& number& to& the& certificate& of& title& to& which& it& relates& 14. Doctrine& of& mortgagee& in& good& faith.& If& the& property& is&
and&to&the&volume&and&page&in&the&registration&book&in&which&it&is& mortgaged& to& an& innocent& mortgagee,& it& is& possible& that& he&
registered& would& have& a& better& right& over& the& property& than& the& real&
& owner.&
No& instrument& which& transfers,& mortgages,& or& in& any& way& deals& 15. Even& if& the& title& is& null& and& void,& there& is& still& validity& of& the&
with& registered& land& in& trust& shall& be& registered,& unless& the& mortgage.& The& mortgagee& has& a& right& to& rely& on& the& title,&
enabling& power& thereto& is& expressly& conferred& in& the& trust& provided& there& is& nothing& that& would& arise& suspicion& on& the&
instrument& or& unless& a& final& judgment& or& order& of& court& of& part&of&the&mortgagee.&
competent& jurisdiction& has& construed& the& instrument& in& favor& of& &
the& power,& in& which& case& a& certified& copy& of& such& judgment& or& IX.%% INVOLUNTARY%DEALINGS%
order&may&be&registered& %
% SECTION% 69.% ATTACHMENTS.& An& attachment,& or& a& copy& of&
IF% A% NEW% TRUSTEE% OF% REGISTERED% LAND% IS% APPOINTED% BY% any& writ,& order& or& process& issued& by& a& court& of& record,&
THE% COURT,% A% NEW% CERTIFICATE% MAY% BE% ISSUED% TO% HIM% intended& to& create& or& preserve& any& lien,& status,& right,& or&
UPON% PRESENTATION% TO% THE% RD% OF% A% CERTIFIED% COPY% OF% attachment&upon&registered&land,&shall&be&filed&and&registered&
THE%ORDER%OR%JUDICIAL%AGREEMENT%AND%THE%SURRENDER% in&the&Registry&of&Deeds&for&the&province&or&city&in&which&the&
FOR%CANCELLATION%OF%THE%DUPLICATE%CERTIFICATE% land& lies,& and,& in& addition& to& the& particulars& required& in& such&
& papers& for& registration,& shall& contain& a& reference& to& the&
REGISTRATION%OF%CLAIM%BASED%ON%IMPLIED%TRUST% number& of& the& certificate& of& title& to& be& affected& and& the&
& registered& owner& or& owners& thereof,& and& also& if& the&
For& the& protection& of& persons& claiming& an& interest& in& registered& attachment,& order,& process& or& lien& is& not& claimed& on& all& the&
land& by& reason& of& an& implied& trust,& he& should& file& with& the& RD& a& land& in& any& certificate& of& title& a& description& sufficiently&
sworn&statement& accurate& for& identification& of& the& land& or& interest& intended& to&
" Containing&the&description&of&the&land& be& affected.& A& restraining& order,& injunction& or& mandamus&
" The&name&of&the&registered&owner& issued& by& the& court& shall& be& entered& and& registered& on& the&
" A&reference&to&the&number&of&the&certificate&of&title& certificate&of&title&affected,&free&of&charge.&
& &
NOTES% ON% VOLUNTARY% DEALINGS% IN% LAND% TITLES% AND% NATURE%OF%ATTACHMENT%
DEEDS% %
% " Legal&process&of&seizing&another’s&property&in&accordance&with&
1. Sale,& mortgage,& lease,& special& power& of& attorney& and& trusts& a&writ&or&judicial&order&for&the&purpose&of&securing&satisfaction&
are& examples& of& voluntary& dealings.& They& are& entered& of&a&judgment&yet&to&be&rendered&
voluntarily&by&the&parties.&Unlike&an&involuntary&dealings,&the& " Writ& of& attachment& is& used& primarily& to& seize& the& debtor’s&
owner& doesn’t& want& the& transaction& to& be& registered.& The& property&to&seize&the&debtor’s&property&in&order&to&secure&the&
owner& wouldn’t& want& his& property& be& subject& of& an& debt& or& claim& of& the& creditor& in& the& event& that& a& judgment& is&
attachment,&adverse&claim&or&notice&of&lis&pendens.& rendered&
2. Registration& is& the& necessary& act& for& the& transaction& to& bind& " Jurisprudence:&a&party&who&delivers&a&notice&of&attachment&to&
third&parties.& the&RD&and&pays&the&corresponding&fees&has&a&right&to&presume&
3. Actual& knowledge& is& equivalent& to& registration.& Registration& that&the&official&would&perform&his&duty&properly&
is&to&give&notice.&If&the&person&knows&about&the&transaction,&it& " In% involuntary% registration,& entry& thereof& in& the& daybook&is&
is&deemed&that&the&transaction&has&been&registered.& sufficient& notice& to& all& persons& of& such& adverse& claim.& The&
4. Registration& should& be& done& in& the& correct& registry.& If& it& is& a& notice& of& course& has& to& be& annotated& at& the& back& of& the&
titled&property,&there&is&a&separate&book&for&titled&property.&If& corresponding&original&certificate&of&title,&but&this&is&an&official&
it&is&a&dealing&with&unregistered&property,&there&is&a&different& duty& of& the& RD,& which& may& be& presumed& to& have& been&
book&for&unregistered&land.&If&you&register&in&a&different&book,& regularly&performed&
there&is&no&registration&that&is&valid&as&against&third&persons.& " DBP&v.&Acting&Registry&of&Deeds:&current&doctrine&thus&seems&
5. The&constructive&notice&mentioned&in&PD1959&is&conclusive.& to& be& that& entry& alone& produces& the& effect& of& registration,&
6. There&is&a&distinction&with&regard&voluntary&and&involuntary& whether&the&transaction&entered&is&a&voluntary&or&involuntary&
dealings&with&the&effectivity&of&registration.&With&involuntary& one,& so& long& as& the& registrant& has& complied& with& all& that& is&
dealings,& once& there& is& entry& in& the& day& book& and& paid& the& required& of& him& for& purposes& of& entry& and& annotation,& and&
needed&fees&and&taxes,&the&RD&issues&the&new&title&and&cancels& nothing&more&remains&to&be&done&but&a&duty&incumbent&solely&
the& old& one.& Once& there& is& compliance,& the& transaction& is& on&the&Registry&of&Deeds&
considered& registered.& With& voluntary& dealings,& entry& in& the& " Section& 69& states& that& an& attachment& or& any& writ,& order& or&
daybook&is&insufficient.& process& intended& to& create& or& preserve& any& lien& upon&
7. Mere& entry& in& the& day& book/primary& book& is& sufficient.& It& is& registered& land& shall& be& filed& and& registered& in& the& RD& and&
often& times& that& owners& don’t& want& to& surrender& their& shall& contain& a& reference& to& the& number& of& the& certificate& of&
owner’s&duplicate.& title& to& be& affected,& the& registered& owner& thereof& and& a&
8. Carry2over& of& encumbrances.& Suppose& that& you& purchase& description&of&the&land&or&interest&therein&
property& and& there& was& prior& mortgages& and& notice& of& lis& %
pendens.& These& encumbrances& will& be& carried& over& to& the& GROUNDS%UPON%WHICH%ATTACHMENT%MAY%ISSUE%
new&certificate&issued&to&the&buyer.& (Section&1,&Rule&57&of&the&Rules&of&Court)&
9. Can&you&sell&only&a&portion&of&your&property?&You&can&have&it& &
annotated.& But& if& the& buyer& would& like& a& separate& title,& then& At& the& commencement& of& the& action& or& at& any& time& before&
he& should& submit& a& subdivision& plan,& there& should& be& a& entry& of& judgment,& a& plaintiff& or& proper& party& may& have& the&
technical&description.&The&old&title&would&be&cancelled&and&a& property& of& the& adverse& party& attached& as& security& for& the&
new&title&issued&covering&the&portion&sold.& satisfaction&of&any&judgment&that&may&be&recovered&in,&among&
10. Basically&the&procedure&of&registration&for&voluntary&dealings& others,&the&following&cases:&
can& be& categorized& into& two—if& it& is& an& absolute& sale& or& &
mortgage.& If& it& is& a& sale,& the& deed& of& sale& and& title& should& be& " In&an&action&to&recover&the&possession&of&property&unjustly&or&
submitted.& There& should& also& be& proof& of& payment& of& real& fraudulently&taken,&detained&or&converted,&when&the&property&
estate& taxes& as& well& as& registration& fees& and& documentary& or&any&part&thereof,&has&been&concealed,&removed&or&disposed&
stamp&taxes.&With&that,&the&Registry&of&Deeds&shall&make&the& of,& to& prevent& its& being& found& or& taken& by& the& applicant& or& an&
corresponding&entry&that&will&cancel&the&old&certificate&of&title& authorized&person&
and& issue& a& new& one& in& favor& of& the& buyer.& If& it& " In& an& action& against& a& party& who& has& been& guilty& of& fraud& in&
is&merely&an&encumbrance&however,&the&document&shall&only& contracting&the&debt&or&incurring&an&obligation&upon&which&the&
be& presented& to& the& RD,& payment& of& the& corresponding& action&is&brought,&or&in&the&performance&thereof&
amount&and&the&corresponding&annotation&done&by&the&RD&is& " In& an& action& against& a& party& who& has& removed& or& disposed& of&
notice&to&third&persons.& his& property,& or& is& about& to& do& so,& with& intent& to& defraud& his&
& 28&
&
creditors& A& PRELIMINARY& ATTACHMENT& may& be& validly& surrendered,&could&be&registered&as&an&adverse&claim&and&the&

applied& for& and& granted& ex& parte& before& a& defendant& is& owner& couldn’t& be& compelled& to& surrender& the& owner’s&
summoned&since&the&phrase&“at&the&commencement&of&action”& duplicate&of&the&title&to&that&adverse&claim&could&be&annotated&
refers&to&the&date&of&the&filing&of&the&complaint&and&before&the& thereon&
summons&is&served&on&the&defendant.& " If& the& adverse& claim& turns& out& to& be& invalid,& the& owner& could&
& ask& for& its& cancellation& and,& if& found& to& be& frivolous& or&
REGISTRATION% OF% ATTACHMENT,% WRITS,% AND% RELATED% vexatious,& then& costs& may& be& adjudged& against& the& adverse&
PROCESSES% claimant.&
& " The&claim&of&a&person&that&she&has&hereditary&rights&in&the&land&
" An& attachment,& or& copy& of& writ,& order& or& process& issued& by& the& fraudulently& registered& in& his& sister’s& name,& because& the& land&
court& intended& to& create& or& preserve& any& lien,& status,& right& or& belonged& to& their& mother& whose& estate& is& pending& settlement&
attachment& upon& registered& land& shall& be& filed& and& registered& in& in&a&special&proceeding,&is&registrable&as&an&adverse&claim&
the&RD&for&the&province&or&city&where&the&land&lies,&and&in&addition& " Where& a& guardianship& proceeding& is& pending& in& court,& it& is&
to& the& particulars& required& in& such& papers& for& registration,& shall& proper& to& annotate& on& the& title& of& the& land& in& question& the&
contain&a&reference&to&the&number&of&the&certificate&of&title&affected& pendency& of& such& a& proceeding& by& means& of& a& notice& of& lis&
and& the& registered& owner& or& owners& thereof,& and& also,& if& pendens&for&the&purpose&of&alerting&anyone&who&might&wish&to&
the&attachment,&order,&process&or&lien&is&not&claimed&on&all&the&land& buy& the& land& that& his& purchase& may& be& questioned& later& on.&
in& any& certificate& of& title,& a& description& sufficiently& accurate& for& Since& an& adverse& claim& and& a& notice& of& lis& pendens& have& the&
identification&of&the&land&or&interest&intended&to&be&affected& same& purpose,& there& would& be& no& need& of& maintaining& the&
" A&restraining&order,&injunction,&or&mandamus&issued&by&the&court& adverse& claim.& But& a& notice& of& levy&
shall& be& entered& or& registered& on& the& certificate& of& title& affected,& cannot&prevail&over&an&existing&adverse&claim&inscribed&in&the&
free&of&charge& certificate&of&title&
% " The& annotation& of& an& adverse& claim& is& a& measure& designed& to&
KNOWLEDGE% OF% A% PRIOR% UNREGISTERED% INTEREST% IS% protect& the& interest& of& a& person& over& a& piece& of& real& property&
EQUIVALENT%TO%REGISTRATION% where&the&registration&of&such&interest&or&right&isn’t&otherwise&
% provided&for&by&PD1529,&and&serves&as&a&notice&and&warning&to&
" In&case&of&conflict&between&a&vendee&and&an&attaching&creditor,&an& third& persons& dealing& with& said& property& that& someone& is&
attaching& creditor& who& registers& the& order& of& attachment& and& the& claiming& an& interest& on& the& same& or& a& better& right& than& the&
sale&of&property&to&him&as&the&highest&bidder&acquires&a&valid&title& registered&owner&thereof&
to& the& property,& as& against& a& vendee& who& had& previously& bought& " FOR% THE% SPECIAL% REMEDY% OF% ADVERSE% CLAIM% TO% BE%
the& same& property& from& the& registered& owner& but& who& failed& to& AVAILED% OF,% IT% MUST% BE% SHOWN% THAT% THERE% IS% NO%
register&his&deed&of&sale& OTHER% PROVISION% IN% THE% LAW% FOR% REGISTRATION% OF%
" Registration& is& the& operative& act& that& binds& or& affects& the& land& THE%CLAIMANT’S%ALLEGED%RIGHT%IN%THE%PROPERTY.%
insofar&as&third&persons&are&concerned—notice&to&the&whole&world& " An! adverse! claim! of! ownership! over! a! parcel! of! land!
" But& where& a& party& has& knowledge& of& a& prior& existing& interest,& registered!under!the!Torrens!system!based!on!prescription!
which&is&unregistered&at&the&time&he&acquired&a&right&to&the&same& and!adverse!possession!cannot!be!registered!as!an!adverse!
land,& his& knowledge& of& that& prior& unregistered& interest& has& the& claim—no!title!to!registered!land!in!derogation!of!the!title!
effect&of&registration&as&to&him.&Knowledge&of&an&unregistered&sale& of!the!registered!owner!shall!be!acquired!by!prescription!or!
is&equivalent&to&registration& adverse!possession.!Hence,!the!registration!of!such!adverse!
& claim! will! serve! no! useful! purpose! and! cannot! validly! and!
DISCHARGE%OF%ATTACHMENT% legally!affect!the!parcel!of!land!in!question.!
& !
" An&attachment&may% be% discharged% upon% giving% a% counterclaim% REQUISITES%OF%AN%ADVERSE%CLAIM%
or%on%the%ground%that%the%same%was%improperly%or%irregularly% " The&adverse&claimant&must&state&the&following&in&writing&
issued%or%enforced,%or%that%the%bond%is%insufficient% o His&alleged&right&or&interest&
" By& the& dissolution& of& an& attachment& levied& on& the& defendant’s& o How& and& under& whom& such& alleged& right& or&
property,& through& the& filing& of& the& bond,& the& released& property& interest&is&acquired&
becomes&free&and&no&longer&liable&to&the&results&of&the&proceeding& o The&description&of&the&land&in&which&the&right&
in& which& it& was& attached.& Consequently,& the& act& of& the& defendant,& or&interest&is&claimed&
whose& property& has& been& attached,& in& mortgaging& the& released& o The&number&of&the&certificate&of&title&
property& to& a& third& person,& is& not& a& conveyance& in& fraud& of& " The& statement& must& be& signed& and& sworn& to& before& a& notary&
creditors,& since& the& transaction& is& legal& and& valid,& and& since& the& public&or&other&officer&authorized&to&administer&oath&
presumption&of&fraud&doesn’t&arise&when&there&is&security&in&favor& " The&claimant&should&state&his&residence&or&the&place&to&which&
of&the&creditor& all&notices&may&be&served&upon&him&
& &
! ADVERSE%CLAIM% FORECLOSURE% SALE% RETROACTS% TO% REGISTRATION% OF%
& MORTGAGE%
" Purpose& of& annotating& the& adverse& claim& on& the& title& of& the& " The& settled& doctrine& is& that& the& effects& of& a& foreclosure& sale&
disputed& land& is& to& apprise& third& persons& that& there& is& a& retroact&to&the&date&of&registration&of&the&mortgage.&
controversy& over& the& ownership& of& the& land& and& to& preserve& and& " Hence,& if& the& adverse& claim& is& registered& only& after& the&
protect& the& right& of& the& adverse& claimant& during& the& pendency& of& annotation& of& the& mortgage& at& the& back& of& the& certificate& of&
the&controversy& title,& the% adverse% claim% could% not% effect% the% rights% of% the%
" Notice& to& third& persons& that& any& transaction& regarding& the& mortgagee;&and&the&fact&that&the&foreclosure&of&the&mortgage&
disputed&land&is&subject&to&the&outcome&of&the&dispute& and& the& consequent& public& auction& sale& have& been& effected&
" Such& is& registered& by& filing& a& sworn& statement& with& the& RD& of& the& long&after&the&annotation&of&the&adverse&claim&is&of&no&moment,&
province& where& the& property& is& located,& setting& forth& the& basis& of& because& the& foreclosure& sale& retroacts& to& the& date& of&
the& claimed& right& together& with& other& data& pertinent& thereto.& The& registration&of&the&mortgage.&
registration&of&an&adverse&claim&is&expressly&recognized&under&& &
& %
! Section% 70.&Where&the&notice&of&adverse&claim&is&sufficient&in&law& ! SURRENDER% OF% CERTIFICATE% IN% INVOLUNTARY%
and& drawn& up& in& accordance& with& existing& requirements,& it& DEALINGS%
becomes&the&ministerial&duty&of&the&RD&to&register&the&instrument& &
without&unnecessary&delay& Section) 71.) Surrender) of) certificate) in) involuntary) dealings.) If) an)
& attachment) or) other) lien) in) the) nature) of) involuntary) dealing) in)
" While&the&act&of&registration&is&the&operative&act&which&conveys&or& registered) land) is) registered,) and) the) duplicate) certificate) is) not)
affects& the& land& insofar& as& third& persons& are& concerned,& the& presented) at) the) time) of) registration,) the) Register) of) Deeds) shall,)
subsequent& sale& of& property& covered& by& a& certificate& of& title& within) thirtyBsix) hours) thereafter,) send) notice) by) mail) to) the)
CANNOT&PREVAIL&OVER&AN&ADVERSE&CLAIM,&duly&sworn&to&and& registered) owner,) stating) that) such) paper) has) been) registered,) and)
annotated&on&the&certificate&of&title&previous&the&sale& requesting)him)to)send)or)produce)his)duplicate)certificate)so)that)a)
" Section&70&is&divided&into&two&parts—first&refers&to&the&petition&of& memorandum)of)the)attachment)or)other)lien)may)be)made)thereon.)
the& party& who& claims& any& part& or& interest& in& the& registered& land,& If)the)owner)neglects)or)refuses)to)comply)within)a)reasonable)time,)
arising&subsequent&to&the&date&of&the&original&registration,&for&the& the) Register) of) Deeds) shall) report) the) matter) to) the) court,) and) it)
registration&of&his&adverse&claim,&which&is&a&ministerial&function&of& shall,) after) notice,) enter) an) order) to) the) owner,) to) produce) his)
the& Register& of& Deeds& absent& any& defect& on& the& face& of& the& certificate) at) a) time) and) place) named) therein,) and) may)
instrument.& The& second& refers& to& the& petition& filed& in& court& by& a& enforce)the)order)by)suitable)process.)
party& in& interest& for& the& cancellation& of& the& adverse& claim& upon& &
showing&the&same&isinvalid.& COURT%MAY%COMPEL%SURRENDER%OF%CERTIFICATE%OF%TITLE%
% AS%AN%INCIDENT%IN%THE%MAIN%CASE%
REGISTRATION%OF%ADVERSE%CLAIM% " RD& is& authorized& to& require& the& registered& owner& to&
& produce& the& owner’s& duplicate& certificate& in& order& that&
" A&lease&over&a&parcel&of&land&for&a&102year&period,&which&could& an&attachment&or&other&lien&in&the&nature&of&involuntary&
not&be&registered&because&the&owner’s&duplicate&of&title&wasn’t& dealing,&may&be&annotated&thereon&
& 29&
&
" If& the& owner& refuses& or& neglects& to& comply& within& reasonable& NATURE%OF%LIS%PENDENS%
time,&he&shall&report&such&fact&to&the&proper&RTC&which&shall,& " Lis&pendens&literally&means&a&pending&suit&
after& notice,& direct& the& owner& to& produce& his& certificate& at& a& " Doctrine&that&refers&to&the&jurisdiction,&power&or&control&
time&and&place&specified&in&its&order& which& a& court& acquires& over& a& property& involved& in& a&
& suit,& pending& the& continuance& of& the& action,& until& final&
MORTGAGE%LIEN%FOLLOWS%MORTGAGED%PROPERTY% judgment&
& %
" Any&lien&annotated&on&the&previous&certificates&of&title,&which& PURPOSE%OF%LIS%PENDENS%
subsists&should&be&incorporated&in&or&carried&over&to&the&new& " To& protect& the& rights& of& the& party& causing& the&
transfer& certificate& of& title.& This& is& true& even& in& the& case& of& a& registration&of&the&lis&pendens&
real& estate& mortgage& because& pursuant& to& Article& 2126& of& the& " To& advise& third& persons& who& purchase& or& contract& on&
Civil&Code,&the&mortgage&directly&and&immediately&subjects&the& the& subject& property& that& they& do& so& at& their& peril& and&
property& whoever& the& possessor& may& be,& to& the& fulfillment& of& subject&to&the&result&of&the&pending&litigation&
the&obligation&for&whose&security&it&was&constituted& &
" It&is&inseparable&from&the&property&mortgaged&as&it&is&a&right&in& $ May&involve&actions&that&deal&not&only&with&title&or&possession&
rem—a&lien&on&the&property&whoever&its&owner&may&be.& of& a& property& but& also& with& the& use& and& occupation& of& a&
& property&
& $ The& litigation& must& directly& involve& a& specific& property& which&
! DISSOLUTION%OF%ATTACHMENT% is&necessarily&affected&by&the&judgment&
& $ The&notice&of&lis&pendens&is&a&notice&to&the&whole&world&that&a&
" Where& an& attachment& or& lien& is& maintained,& or& discharged& or& particular&real&property&is&in&litigation.&The&inscription&serves&
dissolved& by& any& method& provided& by& law,& the& certificate& or& as& a& warning& that& one& who& acquires& interest& over& litigated&
instrument& for& the& purpose& shall& be& registered& to& give& effect& property& does& so& at& his& own& risk,& or& that& he& gambles& on& the&
thereof& result&of&the&litigation&over&the&property&
" If&the&attachment&or&lien&is&maintained,&discharged&or&dissolved&by& $ A& purchaser& who& buys& registered& land& with& full& notice& of& the&
the&order&of&the&court,&a&certificate&of&the&Clerk&of&Court&as&to&the& fact&that&it&is&in&litigation&between&the&vendor&and&third&party&
entry&of&such&order&shall&also&be&registered& stands&in&the&shoes&of&his&vendor&and&his&title&is&subject&to&the&
& incidents&and&results&of&the&pending&litigation&
PURPOSE%OF%REGISTRATION% &
% THE%FILING%OF%LIS%PENDENS%IN%EFFECT%
" Purpose& is& to& notify& third& persons& who& may& be& affected& in& their& " Keeps&the&subject&matter&of&litigation&within&the&power&
dealings&with&respect&to&such&property& of& the& court& until& entry& of& final& judgment& so& as& to&
" The& RD& may& properly& deny& the& inscription& of& an& order& of& prevent&the&defeat&of&the&latter&by&successive&alienations&
attachment&or&levy&of&execution&where&the&title&to&the&property&is& " Binds&the&purchaser&of&the&land&subject&of&the&litigation&
not&in&the&name&of&the&judgment&debtor&but&of&another&person,&and& to& the& judgment& or& decree& that& will& be& promulgated&
no& evidence& has& been& submitted& that& he& has& any& interest& in& the& thereon& whether& such& purchaser& is& a& bona& fide&
property& purchaser&or&not&
& " Doesn’t&create&a&non2existent&right&or&lien&
! REGISTRATION%OF%ORDERS%OF%COURT% " Purpose& of& this& rule& is& founded& on& public& policy& and&
& necessity&
If& an& attachment& is& continued,& reduced,& dissolved,& or& otherwise& &
affected&by&an&order,&decision&or&judgment&of&the&court&where&the& EFFECT%OF%SUCH%NOTICE%
action& or& proceedings& in& which& said& attachment& was& made& is& " It& keeps& the& subject& matter& of& the& litigation& within& the&
pending& or& by& an& order& of& a& court& having& jurisdiction& thereof,& a& power& of& the& court& until& the& entry& of& final& judgment& so&
certificate& of& the& entry& of& such& order,& decision& or& judgment& from& as& to& prevent& the& defeat& of& the& latter& by& successive&
the& clerk& of& court& or& the& judge& by& which& such& decision,& order& or& alienations&
judgment&has&been&rendered&and&under&the&seal&of&the&court,&shall& " It& binds& the& purchaser& of& the& land& subject& of& the&
be& entitled& to& be& registered& upon& presentation& to& the& Register& of& litigation& to& the& judgment& or& decree& that& will& be&
Deeds.& promulgated&thereon&whether&such&purchaser&is&a&bona&
& fide&purchaser&or&not&
! ENFORCEMENT%OF%LIENS%ON%REGISTERED%LAND% &
& It) is) not) correct) to) speak) of) it) as) part) of) the) doctrine) of) notice,) the)
Whenever&registered&land&is&solved&on&execution,&or&taken&or&sold& purchaser)pendent)elite)is)affected)not)by)notice)but)because)the)law)
for& taxes& or& for& any& assessment& or& to& enforce& a& lien& of& any& doesn’t) allow) litigating) parties) to) give) to) others,) pending) the)
character,&or&for&any&costs&and&charges&incident&to&such&liens,&any& litigation,) rights) to) the) property) in) dispute) so) as) to) prejudice) the)
execution& or& copy& of& execution,& any& officer's& return,& or& any& deed,& other)party)
demand,& certificate,& or& affidavit,& or& other& instrument& made& in& the& )
course& of& the& proceedings& to& enforce& such& liens& and& required& by& NOTICE% IS% ONLY% AN% INCIDENT% IN% THE% MAIN% CASE;% MERITS%
law&to&be&recorded,&shall&be&filed&with&the&Register&of&Deeds&of&the& THEREOF%UNAFFECTED%
province& or& city& where& the& land& lies& and& registered& in& the& " A& notice& of& lis& pendens& is& ordinarily& recorded& without&
registration& book,& and& a& memorandum& made& upon& the& proper& the& intervention& of& the& court& where& the& action& is&
certificate&of&title&in&each&case&as&lien&or&encumbrance.& pending&
& " It&is&but&an&incident&in&an&action,&an&extrajudicial&one.&It&
! APPLICATION% FOR% NEW% CERTIFICATE% UPON% EXPIRATION% OF% doesn’t&affect&the&merits&thereof.&
REDEMPTION%PERIOD% &
& NOTICE%NEED%NOT%BE%ANNOTATED%ON%THE%OWNER’S%COPY%
Upon& the& expiration& of& the& time,& if& any,& allowed& by& law& for& " Annotation& at& the& back& of& the& original& copy& of& the&
redemption&after&registered&land&has&been&sold&on&execution&taken& certificate& of& title& on& file& with& the& RD& is& sufficient& to&
or& sold& for& the& enforcement& of& a& lien& of& any& description,& except& a& constitute& constructive& notice& to& purchasers& or& other&
mortgage& lien,& the& purchaser& at& such& sale& or& anyone& claiming& persons&subsequently&dealing&with&the&same&property&
under&him&may&petition&the&court&for&the&entry&of&a&new&certificate& " One& who& deals& with& property& subject& of& a& notice& of& lis&
of&title&to&him.& pendens&cannot&invoke&the&right&of&a&purchaser&in&good&
& faith—neither& can& he& acquire& the& rights& better& than&
Before&the&entry&of&a&new&certificate&of&title,&the&registered&owner& those&of&his&predecessor2in2interest&
may& pursue& all& legal& and& equitable& remedies& to& impeach& or& annul& &
such&proceedings.& NOTICE%OF%LIS%PENDENS—WHEN%APPROPRIATE%
& " Action&to&recover&possession&of&real&property&
! NOTICE%OF%LIS%PENDENS% " Action&to&quiet&title&thereto&
& " Action&to&remove&cloud&thereon&
No) action) to) recover) possession) of) real) estate,) or) to) quiet) title) " Action&for&partition&
thereto,)or)to)remove)clouds)upon)the)title)thereof,)or)for)partition,) " Any& other& proceedings& of& any& kind& in& court& directly&
or)other)proceedings)of)any)kind)in)court)directly)affecting)the)title) affecting& the& title& to& the& land& or& the& use& or& occupation&
to) land) or) the) use) or) occupation) thereof) or) the) buildings) thereon,) thereof&or&the&buildings&thereon&
and) no) judgment,) and) no) proceeding) to) vacate) or) reverse) any) &
judgment,) shall) have) any) effect) upon) registered) land) as) against) NOTICE%NOT%PROPER%IN%THE%FOLLOWING%
persons) other) than) the) parties) thereto,) unless) a) memorandum) or) " Preliminary&attachments&
notice) stating) the) institution) of) such) action) or) proceeding) and) the) " Proceedings&for&the&probates&of&wills&
court) wherein) the) same) is) pending,) as) well) as) the) date) of) the) " Levies&on&execution&
institution) thereof,) together) with) a) reference) to) the) number) of) the) " Proceedings&for&the&administration&of&estate&of&deceased&
certificate)of)title,)and)an)adequate)description)of)the)land)affected) persons&
and) the) registered) owner) thereof,) shall) have) been) filed) and) " Proceedings&in&which&the&only&subject&is&the&recovery&of&
registered.) a&money&judgment&
& 30&
&
CONTENTS%OF%NOTICE%OF%LIS%PENDENS% " That& an& omission& or& error& was& made& in& entering& a& certificate&
" A& statement& of& the& institution& of& an& action& or& or&any&memorandum&thereon,&or,&on&any&duplicate&certificate;&
proceedings& or&
" The&court&where&the&same&is&pending& " That& the& same& or& any& person& on& the& certificate& has& been&
" The&date&of&its&institution& changed;&or&
" A& reference& to& the& number& of& certificate& of& title& of& the& " That&the&registered&owner&has&married,&or,&
land& " If& registered& as& married,& that& the& marriage& has& been&
" An& adequate& description& of& the& land& affected& and& its& terminated&and&no&right&or&interests&of&heirs&or&creditors&will&
registered&owner& thereby&be&affected;&or&
% " That&a&corporation,&which&owned&registered&land&and&has&been&
PRINCIPLE% OF% PRIMUS% TEMPORE,% POTIOR% JURE;% EFFECT% OF% dissolved&has&not&convened&the&same&within&three&years&after&
LIS%PENDENS% its&dissolution;&or&upon&any&other&reasonable&ground;&
% &
" The& principle& of& primus& tempore,& potior& jure& gains& JUDICIAL%RECONSTITUTION%UNDER%REPUBLIC%ACT%26%
greater& significance& in& the& law& on& double& sale& of& &
immovable&property& " Republic&Act&26:&An&Act&Providing&a&Special&Procedure&For&The&
" Reliance& on& the& principle& of& constructive& notice& Reconstitution& of& Torrens& Certificate& of& Titles& Lost& or&
operates&only&such&upon&the&registration&of&the&notice&of& Destroyed&
lis&pendens& " Reconstitution&of&title&is&an&action&in&rem&
" More& fundamentally,& a& notice& of& lis& pendens& is& only& a& " A&judicially&reconstituted&title&has&the&same&validity&and&legal&
warning&to&the&prospective&purchaser&or&encumbrancer& effect& as& the& original& thereof,& and& isn’t& subject& to& the&
that& the& particular& property& is& in& litigation& and& that& he& reservation& that& it& shall& be& without& prejudice& to& any& party&
should&keep&his&hands&off&the&same,&unless&he&intends&to& whose&right&or&interest&in&the&property&was&duly&noted&in&the&
gamble&on&the&results&of&the&litigation& original& at& the& time& of& loss& or& destruction& but& which& entry& or&
% notation&hasn’t&been&made&on&the&reconstituted&title&
CARRY%OVER%OF%NOTICE%ON%SUBSEQUENT%TITLES% " The&limitation&that&reconstitution&of&title&should&be&limited&to&
" In&case&of&subsequent&transfers&or&sales,&the&RD&is&duty& the&certificate&as&it&stood&at&the&time&of&its&loss&or&destruction&
bound&to&carry&over&the&notice&of&lis&pendens&on&all&titles& has&reference&only&to&changes&which&alter&or&affect&title&of&the&
to&be&issued& registered& owner& and& not& to& mere& liens& and& other&
" Act& of& RD& in& erasing& notice& of& lis& pendens& is& in& plain& encumbrances&
violation& of& his& duty,& constitutes& misfeasance& in& the& &
performance& of& his& duties& for& which& he& may& be& held& RECONSTITUTION% DENOTES% RESTORATION% OF% THE% LOST%
civilly& and& even& criminally& liable& for& any& prejudice& TITLE%IN%ITS%ORIGINAL%FORM%AND%CONDITION%
caused& to& innocent& third& persons& and& cannot& affect& " Purpose& is& to& have& it& reproduced,& after& observing& the&
those& who& are& protected& by& the& notice& inscribed& in& the& procedure& prescribed& by& law& in& the& same& form& they& where&
original&title& when&the&loss&or&destruction&occurred&
& " The& fact& that& the& title& to& the& land& was& lost& doesn’t& mean& that&
! CANCELLATION%OF%LIS%PENDENS% the&lot&ceased&to&be&a&registered&land&before&the&reconstitution&
& of&its&title&
" Ordinarily&a&notice&which&has&been&filed&in&a&proper&case&cannot&be& " As& the& subject& land& didn’t& cease& to& be& titled,& it& cannot& be&
cancelled&while&the&action&is&pending&and&undetermined,&except&in& acquired&by&acquisitive&prescription&
cases&expressly&provided&for&by&statute& " Reconstitution& is& proper& only& when& it& is& satisfactorily& shown&
" It&may&be&cancelled&upon&order&by&the&court&or&upon&action&by&the& that& the& title& sought& to& be& reconstituted& is& lost& or& no& longer&
Register& of& Deeds& at& the& instance& of& the& party& who& caused& the& available&
registration&of&the&notice& " Where& the& petition& for& reconstitution& wasn’t& to& restore& a& lost&
" While& the& trial& court& has& inherent& power& to& cancel& a& notice& of& lis& registered&certificate&of&title&but&to&re2register&and&issue&a&new&
pendens,&such&power&is&exercised&under&express&provisions&of&law:& certificate& in& the& names& of& petitioner& and& her& deceased&
o If& the& annotation& was& for& the& purpose& of& molesting& the& husband,& in& lieu& of& one& originally& registered& in& the& names& of&
title&of&the&adverse&party& other&persons,&the&petition&should&be&denied&without&prejudice&
o When&the&annotation&isn’t&necessary&to&protect&the&title& to& the& right& of& the&
of&the&party&who&caused&it&to&be&recorded& parties& to& take& the& necessary& action& under& Section& 51& and& 53&
& of&PD1529&
X.%% PETITIONS%AND%ACTIONS%AFTER%ORIGINAL%REGISTRATION% " Republic& Act& 26& provides& for& special& procedure& for& the&
% reconstitution& of& torrens& certificate& of& title& that& are& missing&
! REMEDY%WHERE%DUPLICATE%CERTIFICATE%IS%WITHHELD% and&not&fictitious&titles&which&are&existing.&Where&a&certificate&
% of& title& over& a& parcel& of& land& was& reconstituted& judicially& and&
" In& case& the& person& in& possession& of& the& owner’s& duplicate& later& it& was& found& that& there& existed& a& previous& certificate& of&
certificate&refuses&or&fails&to&surrender&the&same&to&the&RD&so&that& title&covering&the&same&land&in&the&name&of&another&person,&the&
any&involuntary&or&voluntary&instrument&may&be&registered&and&a& court& ruled& that& the& existence& of& the& prior& title& ipso& facto&
certificate&issued,&the&party&in&interest&may&file&a&petition&in&court& nullified&the&reconstitution&proceedings&
to&compel&the&surrender&of&the&same&to&the&RD& &
" The& court& after& hearing& may& order& the& registered& owner& or& any& SOURCES% OF% RECONSTITUTION% ORIGINAL% CERTIFICATES% OF%
person&withholding&the&duplicate&certificate&and&direct&the&entry&of& TITLE%
a&new&certificate&or&memorandum&upon&such&surrender& " The&owner’s&duplicate&certificate&of&title&
" If& the& person& withholding& the& certificate& is& not& amenable& to& the& " The& co2owner’s,& mortgagee’s,& or& lessee’s& duplicate& certificate&
process&of&the&court,&or&if&for&any&reason&the&certificate&cannot&be& of&title&
delivered,& the& court& may& order& the& annulment& of& said& certificate& " A&certified&copy&of&the&certificate&of&title,&previously&issued&by&
and&the&issuance&of&a&new&certificate&of&title&in&lieu&thereof& the&RD&or&by&a&legal&custodian&thereof&
" Such& new& certificate& and& all& duplicates& thereof& shall& contain& a& " An&authenticated&copy&of&the&decree&of&registration&or&patent,&
memorandum&of&the&annulment&of&the&outstanding&duplicate& as& the& case& may& be,& pursuant& to& which& the& original& certificate&
% of&title&was&issued&
! AUTHORITY% OF% COURT% TO% ORDER% THE% SURRENDER% OF% " A& document,& on& file& with& the& RD,& by& which& the& property,& the&
OWNER’S%DUPLICATE%CERTIFICATE% description&of&which&is&given&in&said&document,&is&mortgaged,&
% leased,& or& encumbered,& or& an& authenticated& copy& of& said&
" In& order& that& the& court& may& order& the& registered& owner& to& document&showing&that&its&original&has&been&registered&
surrender& his& owner’s& duplicate,& it& has& to& determine& upon& the& " Any& other& document& which,& in& the& judgment& of& the& court& is&
evidence& presented& by& the& parties& whether& the& registered& owner& sufficient& and& proper& basis& for& reconstituting& the& lost& or&
had&been&lawfully&divested&of&his&title&thereto& destroyed&certificate&of&title&
" That& of& course& requires& and& involves& of& the& determination& of& the& &
question&of&title&to&the&registered&property& FOR%TRANSFER%CERTIFICATE%OF%TITLE%
" Section& 107& doesn’t& constitute& a& reopening& of& the& decree& entered& " The&owner’s&duplicate&certificate&of&title&
as&a&result&of&proceedings&in&rem&for&the&confirmation&of&imperfect& " The& co2owner’s,& mortgagee’s,& or& lessee’s& duplicate& certificate&
title&under&said&act,&it&cannot&be&deemed&to&contravene&the&purpose& of&title&
or&aim&of&the&Torrens&system.& " A&certified&copy&of&the&certificate&of&title,&previously&issued&by&
& the&RD&or&by&a&legal&custodian&thereof&
! WHEN%TO%FILE%PETITION%FOR%AMENDMENT%OR%ALTERATION% " The& deed& of& transfer& or& other& document,& on& file& in& the& RD,&
OF%CERTIFICATE% containing& a& description& of& the& property,& or& an& authenticated&
& copy& thereof,& showing& that& its& original& had& been& registered,&
" Whether& vested,& contingent,& expectant& or& inchoate& appearing& on& and& pursuant& to& which& the& lost& or& destroyed& transfer&
the&certificate,&have&terminated&and&ceased;&or& certificate&of&title&was&issued&
" That& new& interest& not& appearing& upon& the& certificate& have& arisen& " A& document,& on& file& with& the& RD,& by& which& the& property,& the&
or&been&created;&or& description&of&which&is&given&in&said&document,&is&mortgaged,&
& 31&
&
leased,& or& encumbered,& or& an& authenticated& copy& of& said& ACTION% OF% THE% COURT;% RECONSTITUTION;% WHEN%
document&showing&that&its&original&has&been&registered& MANDATORY%
" Any& other& document& which,& in& the& judgment& of& the& court& is&&
sufficient& and& proper& basis& for& reconstituting& the& lost& or& If&the&court,&after&hearing,&finds&that&the&documents&presented,&as&
destroyed&certificate&of&title& supported& by& parole& evidence& or& otherwise,& are& sufficient,& and&
& proper& to& warrant& the& reconstitution& of& the& lost& or& destroyed&
FOR%LIENS%AND%ENCUMBRANCES% certificate&of&title,&xxx&an&order&for&reconstitution&shall&be&issued&
" Annotations&or&memoranda&appearing&on&the&owner’s&co2owner’s&&
mortgagee’s&or&lessee’s&duplicate& The& clerk& of& court& shall& forward& the& order& to& the& RD& and& all&
" Registered& documents& on& file& in& the& RD,& or& authenticated& copies& documents&which,&pursuant&to&said&order,&are&to&be&used&as&basis&
thereof&showing&that&the&originals&thereof&had&been&registered& of&the&reconstitution&
" Any& other& document& which,& in& the& judgment& of& the& court& is&&
sufficient& and& proper& basis& for& reconstituting& the& liens& or& If& the& court& finds& that& there& is& no& sufficient& evidence& or& basis& to&
encumbrances& affecting& the& property& covered& by& the& lost& or& justify& the& reconstitution,& the& petition& will& be& dismissed& without&
destroyed&certificate&of&title& prejudice& to& the& right& of& the& parties& entitled& thereto& to& file& an&
& application&for&confirmation&of&title&
MEANING%OF%“ANY%OTHER%DOCUMENT”% &
" As& per& LRC& circular& #35,& the& signed& duplicate& copy& of& the& THE% REGISTER% OF% DEEDS% IS% NOT% A% PROPER% PARTY% TO% FILE%
petition& to& be& forwarded& to& this& Commission& shall& be& THE% PETITION% WRIT% OF% POSSESSION% NOT% PROPER% IN% A%
accompanied& by& the& following:& RECONSTITUTION% PROCEEDING% COURTS% ARE% CAUTIONED% IN%
& GRANTING%PETITIONS%FOR%RECONSTITUTION%
o A& duly& prepared& plan& of& said& parcel& of& land& in& ADMINISTRATIVE%RECONSTITUTION%
tracing&cloth,&with&2&print&copies&thereof,&prepared& &
by& the& government& agency& which& issued& the& " Can&only&be&availed&of&in&case&of&substantial&loss&or&destruction&
certified& technical& description,& or& by& a& duly& of& land& titles& due& to& flood,& fire& or& other& force& majeure& as&
licensed& Geodetic& Engineer& who& shall& certify& determined&by&the&Administrator&
thereon&that&he&prepared&the&same&on&the&basis&of& " Provided&that&the&titles&lost&or&damages&should&at&least&be&10%&
a& duly& certified& technical& description.& Where& the& of&the&total&number&in&the&possession&of&the&office&of&the&RD&
plan& as& submitted& is& certified& by& the& government& " That&in&no&case&that&the&number&of&certificates&of&titles&lost&or&
agency,&which&issued&the&same,&it&is&sufficient&that& damaged&be&less&than&500&
the& technical& description& be& prepared& by& a& duly& " Notice&of&all&hearings&of&the&petition&for&judicial&reconstitution&
licensed& Geodetic& Engineer& on& the& basis& of& said& shall&be&furnished&the&Register&of&Deeds&of&the&place&where&the&
certified&plan.& land& is& situated& and& to& the& Administrator& of& the& Land&
o The&original,&2&duplicate&copies,&and&a&Xerox&copy& Registration&Authority&
of& the& original& of& the& technical& description& of& the& " No& judgment& ordering& the& reconstitution& shall& be& final& until&
parcel& of& land& covered& by& the& certificate& of& title,& the& lapse& of& 15& days& from& receipt& by& the& RD& and& by& the&
duly& certified& by& the& authorized& officer& of& the& Administrator& of& the& LRA& of& the& notice& of& order& or& judgment&
Bureau& of& Lands& or& the& LRC& who& issued& the& without&any&appeal&having&been&filed&by&any&such&officials&
technical&description& &
o A& signed& copy& of& the& certification& of& the& RD& &
concerned& that& the& original& of& the& certificate& on& &
title& on& file& with& the& RD& was& either& lost& or& &
destroyed,& indicating& the& name& of& the& registered& &
owner,& if& known& from& the& other& records& in& file& in& &
said&office.& &
& &
WHERE%TO%FILE%PETITION;%CONTENTS% &
& &
" Shall& be& filed& by& the& registered& owner,& his& assigns,& or& any& person& &
having& interest& in& the& property& with& the& proper& RTC& where& the& &
same&is&based&on&sources&enumerated&earlier& &
" Contents&shall&be&as&followed—& &
o That& the& owner’s& duplicate& had& been& lost& or& &
destroyed& &
o That& no& co2owner’s,& mortgagee’s,& lessee’s,& &
duplicate& had& been& issued& or,& if& any& had& been& &
issued,&the&same&had&been&lost&or&destroyed& &
o The&location,&area&and&boundaries&of&the&property& &
o The& nature& and& description& of& the& buildings& or& &
improvements,& if& any,& which& don’t& belong& to& the& &
owner&of&the&land,&and&the&names&and&addresses&of& &
the&owners&of&such&buildings&or&improvements&& &
o The& names& and& addresses& of& the& occupants& or& &
persons& in& possession& of& the& property,& of& the& &
owners&of&the&adjoining&properties&and&all&persons& &
who&may&have&any&interest&in&the&property& &
o A&detailed&description&of&the&encumbrances&if&any,& &
affecting&the&property& &
o A& statement& that& no& deeds& or& other& instruments& &
affecting& the& property& have& been& presented& for& &
registration,& or& if& there& be& any,& the& registration& &
thereof&hasn’t&been&accomplished,&as&yet& &
& &
REQUIREMENTS% OF% NOTICE% BY% PUBLICATION,% POSTING% AND% &
MAILING% &
& &
" To& be& published& twice,& at& the& expense& of& the& petitioner,& in& &
successive&issues&of&the&Official&Gazette& &
" To&be&posted&on&the&main&entrance&of&the&provincial&building&and& &
of& the& municipal& building& of& the& municipality& or& city& in& which& the& &
land&is&situated& &
" Copy& of& the& notice& to& be& sent& by& registered& mail& or& otherwise,& at& &
the& expense& of& the& petitioner,& to& every& person& named& therein& &
whose&address&is&known,&within&30&days&prior&the&date&of&hearing& &
" The& jurisdiction& of& the& court& is& hedged& in& the& forewalls& of& the& &
petition& and& the& published& notice& of& hearing,& which& define& the& &
subject&matter&of&the&petition.& &
& &
% &
% &
% &
&
& 32&
&
NATURAL%RESOURCES%AND%ENVIRONMENTAL%LAW% CASE:%MINORS%OPOSA%VS.%DENR%SECRETARY%FACTORAN&
ATTY.%ROWELL%ILAGAN% &
2014b2015% The& case& is& bears& upon& the& right& of& Filipinos& to& a& BALANCED% AND%
% HEALTHFUL% ECOLOGY,& which& the& petitioners& dramatically& associate&
I.%ENVIRONMENTAL%DEGRADATION% with&the&twin&concepts&of&“INTERbGENERATIONAL%RESPONSIBILITY”&
& and&“INTERbGENERATIONAL%JUSTICE”.&
It& results& from& the& open& access& status& of& common& goods& like& air,& water,& %
forests,&and&other&natural&resources.& Plaintiffs& alleged& that& they& are& entitled& to& the& full& benefit;& use& and&
& enjoyment&of&the&natural&resource&treasure&that&is&the&country's&virgin&
The&mentality&of&“I&will&get&my&share&without&having&to&pay&for⁢&thus,&in& tropical& forests.& They& further& asseverate& that& they& represent& their&
this& free2for2all,& environmental& degradation& and& natural& resources& generation& as& well& as& generations& yet& unborn& and& asserted& that&
depletion&is&inevitable.& continued& deforestation& have& caused& a& distortion& and& disturbance& of&
& the& ecological& balance& and& have& resulted& in& a& host& of& environmental&
NATURAL% RESOURCE&is& any& naturally& occurring& substance& or& feature& of& tragedies.&&
the&environment&(physical&or&biological)&that,&while&not&created&by&human& &
effort,&can&be&exploited&by&humans&to&satisfy&their&needs&or&wants.&Many&of& Plaintiffs& prayed& that& judgment& be& rendered& ordering& the& respondent,&
such&resources&are&our&life&line&such&as&water,&air&and&solar&radiation,&which& his& agents,& representatives& and& other& persons& acting& in& his& behalf& to&
are&essential&elements&for&the&existence&of&all&the&flora&and&fauna& cancel&all&existing&Timber&License&Agreement&(TLA)&in&the&country&and&
% to&cease&and&desist&from&receiving,&accepting,&processing,&renewing&or&
II.%LEGAL%FRAMEWORK& approving&new&TLAs.&&
& &
1) Article%1%–%National%Territory% RULING:& The& complaint& focuses& on& one& fundamental& legal& right& 22& the&
& right& to& a& balanced& and& healthful& ecology,& which& is& incorporated& in&
The) national) territory) comprises) the) Philippine) archipelago,) with) all) the) Section& 16& Article& II& of& the& Constitution.& The& said& right& carries& with& it&
islands)and)waters)embraced)therein,)and)all)other)territories)over)which)the) the&duty&to&refrain&from&impairing&the&environment&and&implies,&among&
Philippines)has)sovereignty)or)jurisdiction,)consisting)of)its)terrestrial,)fluvial) many&other&things,&the&judicious&management&and&conservation&of&the&
and) aerial) domains,) including) its) territorial) sea,) the) seabed,) the) subsoil,) the) country's& forests.& Section& 4& of& E.O.& 192& expressly& mandates& the& DENR&
insular)shelves,)and)other)submarine)areas.)The)waters)around,)between,)and) to& be& the& primary& government& agency& responsible& for& the& governing&
connecting) the) islands) of) the) archipelago,) regardless) of) their) breadth) and) and& supervising& the& exploration,& utilization,& development& and&
dimensions,)form)part)of)the)internal)waters)of)the)Philippines.) conservation&of&the&country's&natural&resources.&A%denial%or%violation%
& of% that% right% by% the% other% who% has% the% correlative% duty% or%
CASE:%MAGALLONA%VS%EXECUTIVE%SECRETARY%ERMITA% obligation%to%respect%or%protect%or%respect%the%same%gives%rise%to%a%
& cause%of%action.%Petitioners%maintain%that%the%granting%of%the%TLA,%
In& March& 2009,& Republic& Act& 9522,& an& act& defining& the& archipelagic& which% they% claim% was% done% with% grave% abuse% of% discretion,%
baselines& of& the& Philippines& was& enacted& –& the& law& is& also& known& as& the& violated% their% right% to% a% balance% and% healthful% ecology.&Hence,&the&
Baselines& Law.& This& law& was& meant& to& comply& with& the& terms& of& the& third& full& protection& thereof& requires& that& no& further& TLAs& should& be&
United&Nations&Convention&on&the&Law&of&the&Sea&(UNCLOS&III),&ratified&by& renewed&or&granted.&
the& Philippines& in& February& 1984.& Professor& Merlin& Magallona& et& al& &
questioned&the&validity&of&RA&9522&as&they&contend,&among&others,&that&the& After&careful&examination&of&the&petitioners'&complaint,&the&Court&finds&
law& decreased& the& national& territory& of& the& Philippines& hence& the& law& is& it&to&be&adequate&enough&to&show,&prima&facie,&the&claimed&violation&of&
unconstitutional.& their&rights.&
& &
RULING:& No.& The& Supreme& Court& emphasized& that& RA& 9522,& or& UNCLOS,& c. Section% 22& 2& The) State) recognizes) and) promotes) the)
itself& is& not& a& means& to& acquire,& or& lose,& territory.& The& treaty& and& the& rights) of) indigenous) cultural) communities) within) the)
baseline& law& have& nothing& to& do& with& the& acquisition,& enlargement,& or& framework)of)national)unity)and)development.)
diminution& of& the& Philippine& territory.& What! controls! when! it! comes! to! &
acquisition! or! loss! of! territory! is! the! international! law! principle! on! CASE:%CARINO%VS.%INSULAR%GOVERNMENT%
occupation,! accretion,! cession! and! prescription! and! NOT! the! execution! &
of!multilateral!treaties!on!the!regulations!of!seaAuse!rights!or!enacting! The& applicant& and& plaintiff& in& error& is& an& Igorot& of& the& Province& of&
statutes! to! comply! with! the! treaty’s! terms! to! delimit! maritime! zones! Benguet,& where& the& land& lies.& For& more& than& fifty& years& before& the&
and!continental!shelves.& treaty&of&Paris,&as&back&as&the&findings&go,&the&plaintiff&and&his&ancestors&
& had& held& the& land& as& owners.& The& Igorots& had& recognized& them& all& as&
The& law& did& not& decrease& the& demarcation& of& our& territory.& In& fact& it& the&owners,&and&he&had&inherited&or&received&the&land&from&his&father&
increased& it.& Under& the& old& law& amended& by& RA& 9522& (RA& 3046),& we& in&accordance&with&Igorot&custom.&The&Spanish&crown,&however,&issued&
adhered&with&the&rectangular&lines&enclosing&the&Philippines.& no&document,&to&them.&The&question&now&is&whether&the&plaintiff&owns&
& the&land.&
2) Article%2%–%Declaration%of%State%Principles%and%Policies% &
a. Section% 15&2&The)State)shall)protect)and)promote)the) RULING:& it& is& true& that& Spain,& in& its& earlier& decrees,& embodied& the&
right) to) health) of) the) people) and) instill) health) universal& feudal& theory& that& all& lands& were& held& from& the& Crown,& and&
consciousness)among)them.% perhaps&the&general&attitude&of&conquering&nations&toward&people&not&
% recognized&as&entitled&to&the&treatment&accorded&to&those&in&the&same&
CASE:%HENARES%VS.%LTFRB%AND%DOTC% zone& of& civilization& with& themselves.& But& it& does& not& follow& that,& as&
% against&the&inhabitants&of&the&Philippines,&the&United&States&asserts&that&
The&petitioners&challenged&the&Supreme&Court&to&issue&a&writ&of&mandamus& Spain&had&such&power.&It%might,%perhaps,%be%proper%and%sufficient%to%
to&LTFRB&and&DOTC&to&require&the&public&utility&vehicles&(PUVs)&to&use&the& say%that%when,%as%far%back%as%testimony%or%memory%goes,%the%land%
compressed&natural&gas&(CNG)&as&an&alternative&fuel&instead&of&gasoline&and& has%been%held%by%individuals%under%a%claim%of%private%ownership,%
diesel.&The&petitioners&proposed&the&use&of&CNG&to&counter&the&effects.&CNG& it%will%be%presumed%to%have%been%held%in%the%same%way%before%the%
is&known&to&be&the&cleanest&fossil&fuel&and&90&percent&less&CO&emissions&and& Spanish%conquest,%and%never%to%have%been%public%land.&
cuts&hydrocarbon&emission&by&half.&The&petitioners&assert&their&right&to& &
clean&air&as&stipulated&in&Sec.&4&of&R.&A.&8749&known&as&Philippine&Clean&Air& d. Section% 25& 2& The)State)shall)ensure)the)autonomy)of)
Act&of&1999&and&Sec.&16&Article&II&of&the&1987&Philippine&Constitution.& local)governments.&
& &
The& Solicitor& General,& in& his& comments& for& LTFRB& and& DOTC,& said& that& CASE:%SJS%VS.%ATIENZA%
nothing& in& the& Philippine& Clean& Air& Act& prohibits& the& use& of& gasoline& and& &
diesel& by& motor& vehicle& owners,& and& more& sadly,& the& said& act& does& not& On&November&20,&2001,&the&Sangguniang&Panlungsod&of&Manila&enacted&
include&CNG&as&an&alternative&fuel.&Further,&the&Department&of&Environment& Ordinance&No.&8027&and&Atienza&passed&it&the&following&day.&Ordinance&
and& Natural& Resources& (DENR)& is& the& agency& tasked& to& set& the& emission& No.& 8027& reclassified& the& area& described& therein& from& industrial& to&
standards&for&fuel&use&and&tasked&to&develop&an&action&plan.& commercial& and& directed& the& owners& and& operators& of& businesses&
& disallowed& under& Section& 1& to& cease& and& desist& from& operating& their&
RULING:% The& case& is& an& inter2generational& responsibility& and& for& inter2 businesses& within& six& months& from& the& date& of& effectivity& of& the&
generational& justice.& The% petition% focuses% on% the% legal% right% of% the% ordinance.&These&were&the&Pandacan&oil&depots&of&Shell&and&Caltex.&
petitioners% for% their% right% to% clean% air.& The& issue& concerned& is& not& only& &
important&to&the&petitioners&but&also&of&public&concern.&& But& the& city& of& Manila& and& the& DOE& entered& into& an& MOU,& which& only&
& scaled&down&the&property&covered&by&the&depots&and&did&not&stop&their&
On& the& other& issue,& mandamus% cannot% be% issued% to% LTFRB% and% DOTC% operations.& In& the& same& resolution,& the& Sanggunian& declared& that& the&
because%it%not%within%the%mandate%of%the%agencies%to%impose%the%use%of% MOU& was& effective& only& for& a& period& of& six& months& starting& July& 25,&
CNG.& Their& mandate& is& to& oversee& that& motor& vehicles& prepare& an& action& 2002.&It&was&extended&to&2003.&
plan&and&implement&the&emission&standards&for&motor&vehicles.&The&DENR& &
is&the&agency&tasked&to&set&the&emission&standards,&and&that&the&legislature& Petitioners& filed& for& mandamus& in& SC& urging& the& city& to& implement&
should&first&provide&the&specific&statutory&remedy&to&the&complex&problems& Ordinance&8027.&Respondent’s&defense&is&that&Ordinance&No.&8027&has&
bared& by& the& petitioners& before& any& judicial& recourse& by& mandamus& is& been& superseded& by& the& MOU& and& the& resolutions& and& that& the& MOU&
taken.& was&more&of&a&guideline&to&8027.&
% &
b. Section% 16% 2&The)State)shall)protect)and)advance)the) RULING:& Mandamus& will& not& issue& to& enforce& a& right,& or& to& compel&
right)of)the)people)to)a)balanced)and)healthful)ecology) compliance& with& a& duty,& which& is& questionable& or& over& which& a&
in)accord)with)the)rhythm)and)harmony)of)nature.) substantial& doubt& exists.& Unless& the& right& to& the& relief& sought& is&
) unclouded,& mandamus& will& not& issue.& When& a& mandamus& proceeding&
) concerns& a& public& right& and& its& object& is& to& compel& a& public& duty,& the&
& 33&
&
people&who&are&interested&in&the&execution&of&the&laws&are&regarded&as& people&in&the&community.&The%LGUs%are%endowed%with%the%power%to%
the& real& parties& in& interest& and& they& need& not& show& any& specific& enact% fishery% laws% in% its% municipal% waters,% which% necessarily%
interest.& Petitioners& are& citizens& of& manila& and& thus& have& a& direct& includes%the%enactment%of%ordinances%in%order%to%effectively%carry%
interest&in&the&ordinances.& out%the%enforcement%of%fishery%laws%in%their%local%community.%
& &
On& the& other& hand,& the& Local& Government& Code& imposes& upon& %
respondent&the&duty,&as&city&mayor,&to&"enforce&all&laws&and&ordinances& %
relative& to& the& governance& of& the& city.& "One& of& these& is& Ordinance& No.& b. Section% 15% 2& There) shall) be) created) autonomous)
8027.& As& the& chief& executive& of& the& city,& he& has& the& duty& to& enforce& regions) in) Muslim) Mindanao) and) in) the) Cordilleras)
Ordinance& No.& 8027& as& long& as& it& has& not& been& repealed& by& the& consisting) of) provinces,) cities,) municipalities,) and)
Sanggunian&or&annulled&by&the&courts.&He&has&no&other&choice.&It&is&his& geographical) areas) sharing) common) and) distinctive)
ministerial&duty&to&do&so.& historical) and) cultural) heritage,) economic) and) social)
& structures,) and) other) relevant) characteristics) within)
These&officers&cannot&refuse&to&perform&their&duty&on&the&ground&of&an& the) framework) of) this) Constitution) and) the) national)
alleged&invalidity&of&the&statute&imposing&the&duty.&The&reason&for&this& sovereignty) as) well) as) territorial) integrity) of) the)
is&obvious.&It&might&seriously&hinder&the&transaction&of&public&business& Republic)of)the)Philippines.&
if& these& officers& were& to& be& permitted& in& all& cases& to& question& the& &
constitutionality& of& statutes& and& ordinances& imposing& duties& upon& CASE:%CHIONGBIAN%VS.%ORBOS%
them& and& which& have& not& judicially& been& declared& unconstitutional.& &
Officers&of&the&government&from&the&highest&to&the&lowest&are&creatures& • Congress& passed& the& ORGANIC& ACT& FOR& ARMM,& calling& for& a&
of&the&law&and&are&bound&to&obey&it.& plebiscite&in&Mindanao.&
& • Only& 4& provinces& voted& for& the& creation& of& ARMM& (LanaoSur,&
3) Article%3%–%Bill%of%Rights% Maguindanao,&Sulu,&Tawi2)&
& • The&other&provinces&who&did&not&vote&for&ARMM&shall&remain&in&
CASE:%CHAVEZ%VS.%PEA% the& existing& administrative& regions,& provided& that& the&
& PRESIDENT& may& by& ADMINISTRATIVE& DETERMINATION,&
1.& The& 157.84& hectares& of& reclaimed& lands& comprising& the& Freedom& MERGE&THE&EXISTING&REGIONS.&&
Islands,& now& covered& by& certificates& of& title& in& the& name& of& PEA,& are& • So,& President& Cory& issued& EO& 429,& which& reorganized& those&
alienable& lands& of& the& public& domain.& PEA& may& lease& these& lands& to& regions&who&did&not&vote&for&ARMM.&&
private& corporations& but& may& not& sell& or& transfer& ownership& of& these& • Petitioners& are& Congressmen& who& opposed& the& issuance& of& EO&
lands& to& private& corporations.& PEA& may& only& sell& these& lands& to& 429.& They& claim& that& President& Cory& had& no& authority& to&
Philippine& citizens,& subject& to& the& ownership& limitations& in& the& 1987& restructure& new& administrative& regions.& They& insist& that& the&
Constitution&and&existing&laws.& provinces&should&remain&as&they&are.&&
& &
2.& The& 592.15& hectares& of& submerged& areas& of& Manila& Bay& remain& RULING:&While&the&power&to&merge&regions&is&not&expressly&provided&
inalienable& natural& resources& of& the& public& domain& until& classified& as& for& in& the& Constitution,& it& is& a& power& traditionally& lodged& with& the&
alienable& or& disposable& lands& open& to& disposition& and& declared& no& President,& in& view& of& the& POWER& OF& GENERAL& SUPERVISION& OVER&
longer& needed& for& public& service.& The& government& can& make& such& LOCAL&GOVERNMENTS.&Thus&there&is&no&abdication&by&Congress&of&its&
classification& and& declaration& only& after& PEA& has& reclaimed& these& legislative& powers& in& conferring& on& the& President& the& POWER& TO&
submerged& areas.& Only& then& can& these& lands& qualify& as& agricultural& MERGE&ADMINISTRATIVE&REGIONS.&&
lands& of& the& public& domain,& which& are& the& only& natural& resources& the& &
government&can&alienate.&In&their&present&state,&the&592.15&hectares&of& As&to&the&question&of&STANDARD,&a&legislative&standard&NEED&NOT&BE&
submerged&areas&are&inalienable&and&outside&the&commerce&of&man.& EXPRESSED.&IT&MAY&SIMPLY&BE&GATHERED&OR&IMPLIED.&Nor&need&it&
& be& found& in& the& law& challenged& because& it& may& be& EMBODIED& IN&
3.& Since& the& Amended& JVA& seeks& to& transfer& to& AMARI,& a& private& OTHER& STATUTES& ON& THE& SAME& SUBJECT& as& that& of& the& challenged&
corporation,& ownership& of& 77.34& hectares110& of& the& Freedom& Islands,& legislation.&&
such&transfer&is&void&for&being&contrary&to&Section&3,&Article&XII&of&the& &
1987&Constitution&which&prohibits&private&corporations&from&acquiring& With& respect& to& the& power& to& merge& existing& administrative& regions,&
any&kind&of&alienable&land&of&the&public&domain.& the&STANDARD&IS&TO&BE&FOUND&IN&THE&SAME&POLICY&underlying&the&
& grant&o&the&PRESIDENT&in&RA5434,&THE&POWER&TO&REORGANIZE&THE&
4.&Since&the&Amended&JVA&also&seeks&to&transfer&to&AMARI&ownership&of& EXECUTIVE&DEPARTMENT.&Under&said&law,&the&standard&is&“to)promote)
290.156& hectares111& of& still& submerged& areas& of& Manila& Bay,& such& simplicity,) economy) and) efficiency) in) the) government,) to) enable) it) to)
transfer&is&void&for&being&contrary&to&Section&2,&Article&XII&of&the&1987& pursue) programs) consistent) with) national) goals) for) acceleration) socioB
Constitution&which&prohibits&the&alienation&of&natural&resources&other& economic) development) and) to) improve) the) service) in) the) transaction) of)
than&agricultural&lands&of&the&public&domain.& public)business.”)&&
& &
PEA& may& reclaim& these& submerged& areas.& Thereafter,& the& government& Since&the&original&11&administrative&regions&were&established&with&this&
can&classify&the&reclaimed&lands&as&alienable&or&disposable,&and&further& same& law/& policy,& it& is& but& logical& to& suppose& that& in& authorizing& the&
declare&them&no&longer&needed&for&public&service.&Still,&the&transfer&of& President& to& merge& by& administrative& determination,& the& existing&
such&reclaimed&alienable&lands&of&the&public&domain&to&AMARI&will&be& regions& (following& the& rejection& of& the& ARMM& by& some& regions),& the&
void& in& view& of& Section& 3,& Article& XII& of& the& 1987& Constitution,& which& purpose& of& Congress& in& enacting& the& Organic& Act& of& ARMM& was& to&
prohibits& private& corporations& from& acquiring& any& kind& of& alienable& reconstitute& the& original& basis& for& the& organization& of& administrative&
land&of&the&public&domain.& regions.&&
& &
4) Article%X%–%Local%Government% 5) Article%XII%–%National%Economy%
a. Section% 4& 2& The) President) of) the) Philippines) shall) a. Section% 1% b% The)goals)of)the)national)economy)are)a)
exercise) general) supervision) over) local) governments.) more) equitable) distribution) of) opportunities,) income,)
Provinces) with) respect) to) component) cities) and) and) wealth;) a) sustained) increase) in) the) amount) of)
municipalities,) and) cities) and) municipalities) with) goods) and) services) produced) by) the) nation) for) the)
respect)to)component)barangays,)shall)ensure)that)the) benefit) of) the) people;) and) an) expanding) productivity)
acts) of) their) component) units) are) within) the) scope) of) as) the) key) to) raising) the) quality) of) life) for) all,)
their)prescribed)powers)and)functions.& especially)the)underprivileged.)
% )
CASE:%TANO%VS.%SOCRATES& The) State) shall) promote) industrialization) and) full)
& employment)based)on)sound)agricultural)development)
The& Sangguniang& Panlungsod& of& Puerto& Princessa& enacted& ordinance& and) agrarian) reform,) through) industries) that) make)
no.&15292&banning&the&shipment&of&live&fish&and&lobster&outside&Puerto& full) of) efficient) use) of) human) and) natural) resources,)
Princessa& City& for& a& period& of& 5& years.& In& the& same& light,& the& and) which) are) competitive) in) both) domestic) and)
Sangguniang& Panlalawigan& of& Palawan& also& enacted& a& resolution& that& foreign) markets.) However,) the) State) shall) protect)
prohibits& the& catching,& gathering,& buying,& selling& and& possessing& and& Filipino)enterprises)against)unfair)foreign)competition)
shipment&of&live&marine&coral&dwelling&aquatic&organisms&for&a&period& and)trade)practices.)
of&5&years&within&the&Palawan&waters.&The&petitioners&Airline&Shippers& )
Association&of&Palawan&together&with&marine&merchants&were&charged& In)the)pursuit)of)these)goals,)all)sectors)of)the)economy)
for& violating& the& above& ordinance& and& resolution& by& the& city& and& and)all)region)s)of)the)country)shall)be)given)optimum)
provincial&governments.&The&petitioners&now&allege&that&they&have&the& opportunity) to) develop.) Private) enterprises,) including)
preferential& rights& as& marginal& fishermen& granted& with& privileges& corporations,) cooperatives,) and) similar) collective)
provided& in& Section& 149& of& the& Local& Government& Code,& invoking& the& organizations,) shall) be) encouraged) to) broaden) the)
invalidity& of& the& above2stated& enactments& as& violative& of& their& base)of)their)ownership.)
preferential&rights.& &
& CASE:%MANILA%PRINCE%HOTEL%VS.%GSIS%
RULING:&No,&the&enacted&resolution&and&ordinance&of&the&LGU&were&not& &
violative& of& their& preferential& rights.& The% enactment% of% these% laws% Pursuant&to&the&privatization&program&of&the&government,&GSIS&decided&
was% a% valid% exercise% of% the% police% power% of% the% LGU% to% protect% to& sell& 30251%& of& the& ManilaHotel&Corporation.& Two& bidders&
public% interests% and% the% public% right% to% a% balanced% and% healthier% participated,&MPH&and&Malaysian&Firm&Renong&Berhad.&MPH’s&bid&was&
ecology.& The& rights& and& privileges& invoked& by& the& petitioners& are& not& at& P41.58/per& share& while& RB’s& bid& was& at& P44.00/share.& RB& was& the&
absolute.& The& general& welfare& clause& of& the& local& government& code& highest&bidder&hence&it&was&logically&considered&as&the&winning&bidder&
mandates&for&the&liberal&interpretation&in&giving&the&LGUs&more&power& but&is&yet&to&be&declared&so.&Pending&declaration,&MPH&matches&RB’s&bid&
to& accelerate& economic& development& and& to& upgrade& the& life& of& the& and& invoked& the& Filipino& First& policy& enshrined& under& par.& 2,& Sec.& 10,&
& 34&
&
Art.&12&of&the&1987&Constitution**,&but&GSIS&refused&to&accept.&In&turn& RULING:% The& Cleaning& or& Rehabilitation& of& Manila& Bay& can& be&
MPH&filed&a&TRO&to&avoid&the&perfection/consummation&of&the&sale&to& compelled&by&Mandamus.&&While%the%implementation%of%the%MMDA's%%%
RB.& RB& then& assailed& the& TRO& issued& in& favor& of& MPH& arguing& among& mandated% tasks% may% entail% a% decisionbmaking% process,% the%
others&that:& enforcement% of% the% law% or% the% very% act% of% doing% what% the% law%
1. Par.& 2,& Sec.& 10,& Art.& 12& of& the& 1987& Constitution& needs& exacts% to% be% done% is% ministerial% in% nature% and% may% be% compelled%
an& implementing& law& because& it& is& merely& a& statement& by% mandamus.& & Under& what& other& judicial& discipline& describes& as&&&
of&principle&and&policy&(not&self2executing);& “continuing& mandamus,”& the& Court& may,& under& extraordinary&
2. Even&if&said&passage&is&self2executing,&Manila&Hotel&does& circumstances,&issue&directives&with&the&end&in&view&of&ensuring&that&its&
not&fall&under&national&patrimony.& decision& would& not& be& set& to& naught& by& administrative& inaction& or&
& indifference.&
RULING:& Manila)Hotel)falls) under) national) patrimony.) Patrimony) in) its) %
plain)and)ordinary)meaning)pertains)to)heritage.)When&the&Constitution& IV.% ENVIRONMENTAL% IMPACT% ASSESSMENT% AND% DEVELOPMENT%
speaks&of&national&patrimony,&it&refers&not&only&to&the&natural&resources& PLANNING%
of& the& Philippines,& as& the& Constitution& could& have& very& well& used& the& %
term&natural)resources,&but&also&to&the&cultural)heritage&of&the&Filipinos.& ! PD%NO.%1151%–%PHILIPPINE%ENVIRONMENTAL%POLICY%
It&also&refers&to&our&intelligence&in&arts,&sciences&and&letters.&Therefore,& %
we&should&develop&not&only&our&lands,&forests,&mines&and&other&natural& POLICY% b% It& is& hereby& declared& a& continuing& policy& of& the& State& (a)& to&
resources&but&also&the&mental&ability&or&faculty&of&our&people.&Note&that,& create,& develop,& maintain& and& improve& conditions& under& which& man&
for&more&than&8&decades&(9&now)&Manila&Hotel&has&bore&mute&witness& and&nature&can&thrive&in&productive&and&enjoyable&harmony&with&each&
to&the&triumphs&and&failures,&loves&and&frustrations&of&the&Filipinos;&its& other,& (b)& to& fulfill& the& social,& economic& and& other& requirements& of&
existence& is& impressed& with& public& interest;& its& own& historicity& present& and& future& generations& of& Filipinos,& and& (c)& to& insure& the&
associated& with& our& struggle& for& sovereignty,& independence& and& attainment& of& an& environmental& quality& that& is& conducive& to& a& life& of&
nationhood.& dignity&and&well2being.%
& &
Herein&resolved&as&well&is&the&term&Qualified&Filipinos&which&not&only& ENVIRONMENTAL%IMPACT%STATEMENTS%
pertains& to& individuals& but& to& corporations& as& well& and& other& juridical& &
entities/personalities.&The&term&“qualified&Filipinos”&simply&means&that& Pursuant& to& the& above& enunciated& policies& and& goals,& all& agencies& and&
preference& shall& be& given& to& those& citizens& who& can& make& a& viable& instrumentalities& of& the& national& government,& including& government2
contribution&to&the&common&good,&because&of&credible&competence&and& owned& or& controlled& corporations,& as& well& as& private& corporations&
efficiency.& It& certainly& does& NOT& mandate& the& pampering& and& firms& and& entities& SHALL% PREPARE,% FILE% AND% INCLUDE% IN% EVERY%
preferential& treatment& to& Filipino& citizens& or& organizations& that& are& ACTION,% PROJECT% OR% UNDERTAKING% WHICH% SIGNIFICANTLY%
incompetent& or& inefficient,& since& such& an& indiscriminate& preference& AFFECTS% THE% QUALITY% OF% THE% ENVIRONMENT% A% DETAIL%
would&be&counter&productive&and&inimical&to&the&common&good.& STATEMENT%ON:%
& " The& environmental& impact& of& the& proposed& action,& project&
In&the&granting&of&economic&rights,&privileges,&and&concessions,&when&a& or&undertaking&
choice&has&to&be&made&between&a&“qualified&foreigner”&and&a&“qualified& " Any&adverse&environmental&effect&which&cannot&be&avoided&
Filipino,”&the&latter&shall&be&chosen&over&the&former.”& should&the&proposal&be&implemented;&
%% " Alternative&to&the&proposed&action;&
b. Section&2&& " A& determination& that& the& short2term& uses& of& the& resources&
& of& the& environment& are& consistent& with& the& maintenance&
CASE:%ARANDA%VS.%REPUBLIC% and& enhancement& of& the& long2term& productivity& of& the&
& same;&and&
RULING:&%Under&the&Regalian&doctrine&which&is&embodied&in&Section&2,& " Whenever&a&proposal&involve&the&use&of&depletable&or&non2
Article& XII& of& the& 1987& Constitution,& all& lands& of& the& public& domain& renewable&resources,&a&finding&must&be&made&that&such&use&
belong& to& the& State,& which& is& the& source& of& any& asserted& right& to& and&commitment&are&warranted.&
ownership&of&land.&All&lands&not&appearing&to&be&clearly&within&private& &
ownership&are&presumed&to&belong&to&the&State.&&Unless&public&land&is& Before% an% environmental% impact% statement% is% issued% by% a% lead%
shown&to&have&been&reclassified&or&alienated&to&a&private&person&by&the& agency,&all% agencies% having% jurisdiction% over,% or% special% expertise%
State,& it& remains& part& of& the& inalienable& public& domain.& To& overcome& on,% the% subject% matter% involved% shall% comment% on% the% draft%
this& presumption,& incontrovertible& evidence& must& be& established& that& environmental%impact%statement%made%by%the%lead%agency%within%
the&land&subject&of&the&application&is&alienable&or&disposable.& thirty%(30)%days%from%receipt%of%the%same.%
& %
To%prove%that%the%land%subject%of%an%application%for%registration%is% ! DENR%Administrative%Order%No.%2003b30%
alienable,% an% applicant% must% establish% the% existence% of% a% positive% %
act% of% the% government% such% as% a% presidential% proclamation% or% an% ENVIRONMENTAL% IMPACT% ASSESSMENT% –% It& is& the& process& that&
executive%order;%an%administrative%action;%investigation%reports%of% involves& predicting& and& evaluating& the& likely& impacts& of& a& project&
Bureau% of% Lands% investigators;% and% a% legislative% act% or% a% statute.% (including& cumulative& impacts)& on& the& environment& during&
The&applicant&may&also&secure&a&certification&from&the&Government&that& construction,& commissioning,& operation& and& abandonment.& It& also&
the&lands&applied&for&are&alienable&and&disposable.& includes& designing& appropriate& preventive,& mitigating& and&
& enhancement&measures&addressing&these&consequences&to&protect&the&
c. Section&3&–&Cruz&vs.&NCIP& environment&and&the&community’s&welfare”.&
d. Section&4&–&Province&of&Rizal&vs.&Executive&Secretary& &
e. Section&5&–&Alcantara&vs.&Com.&On&Settlement&of&Land&
f. Section&7&–&Cheesman&vs.&IAC&
&&
6) Article%XIII%–%Social%Justice%and%Human%Rights%
a. Section&6&–&Gavino&Corpuz&vs.&Sps.&Gorospe&&&
&
II.% INSTITUTIONAL% FRAMEWORK% FOR% ENVIRONMENT% AND%
NATURAL%RESOURCES%
&
! EXECUTIVE%BRANCH%
&
The& national& government& operates& through& more& than& twenty&
executive& departments& and& specialized& agencies& to& deliver& basic&
services& and& implement& national& policies,& programs,& and& projects,&
including&agencies&responsible&for&environment&and&natural&resources,&
public& works,& transportation& and& communication,& trade& and& industry,&
economic&and&development&planning,&etc.&
&&&& &
& EIA%PROCESS%WITHIN%THE%PROJECT%CYCLE%
The&lead&executive&agency&is&the&DENR.&It&is&primarily&responsible&for& %
the& conservation,& management,& development,& and& proper& use& of& the& PRESIDENTIAL%PROCLAMATION%OF%ENVIRONMENTALLY%CRITICAL%
country’s& environment& and& natural& resources,& specifically& forest& and& AREAS%AND%PROJECTS&
grazing& lands,& mineral& resources,& and& lands& of& the& public& domain,& as& &
well&as&licensing&and&regulation&of&natural&resources.& The& President& of& the& Philippines& may,& on& his& own& initiative& or& upon&
& recommendation&of&the&National&Environmental&Protection&Council,&by&
! CONGRESS%AND%LOCAL%LEGISLATURE% proclamation& declare& certain& projects,& undertakings& or& area& in& the&
& country& as& environmentally& critical.& No& person,& partnership& or&
CASE:%MMDA%VS.%CONCERNED%CITIZENS%OF%MANILA%BAY% corporation& shall& undertake& or& operate& any& such& declared&
& environmentally& critical& project& or& area& without% first% securing% an%
The& complaint& by& the& residents& alleged& that& the& water& quality& of& the& ENVIRONMENTAL% COMPLIANCE% CERTIFICATE% issued% by% the%
Manila& Bay& had& fallen& way& below& the& allowable& standards& set& by& law,& President%or%his%duly%authorized%representative.&
specifically& Presidential& Decree& No.& (PD)& 1152& or& the& Philippine&
Environment&&Code&and&that&ALL&defendants&(public&officials)&must&be&
jointly& and/or& solidarily& liable& and& collectively& ordered& to& clean& up&
Manila& Bay& and& to& restore& its& water& quality& to& class& B,& waters& fit& for&
swimming,&diving,&and&other&forms&of&contact&recreation.&&&
&
& 35&
&
• Areas&with&critical&(steep)&slopes;&
• Areas&classified&as&prime&agricultural&lands;&
• Aquifer&recharge&areas;&
• Water& bodies& used& for& domestic& supply& or& support& of&
fish&and&wildlife;&
• Mangrove&areas&supporting&critical&ecological&functions&
or&on&which&people&depend&for&livelihood;&and&
• Coral&reefs&with&critical&ecological&functions.&
&
Review%Process%for%projects%in%environmentally%critical%areas%
Environmental& review& procedures& are& somewhat& different& for&
proposed&projects&that&may&be&located&in&ECAs.&The&review&of&the&
proposed& development& is& conducted& through& DENR’s& Regional&
Offices&and&consists&of&the&following&steps.&
&
%
SUMMARY%FLOWCHART%OF%EIA%PROCESS%
%
%
&
%
CASE:%REPUBLIC%VS.%CITY%OF%DAVAO&
&
On& August& 11,& 2000,& The& City& of& Davao& filed& an& application& for& a&
Certificate&of&Non2&Coverage&(CNC)&for&its&proposed&project,&the&Davao&
City&Artica&Sports&Dome,&with&the&Environmental&Management&Bureau&
% (EMB),&Region&XI.&The&EMB&denied&the&application&after&finding&that&the&
OVERVIEW%OF%THE%NATIONAL%EIS%SYSTEM%
proposed&project&was&within&an&environmentally&critical&area&and&ruled&
%
that& the& City& of& Davao& MUST% UNDERGO% THE% ENVIRONMENTAL%
The) LGU) has) a) critical) role) in) ensuring) that) all) development) projects) in)
IMPACT% ASSESSMENT% PROCESS% TO% SECURE% AN% ENVIRONMENTAL%
their) jurisdiction) that) are) classified) as) ECPs) or) located) in) ECAs) are)
COMPLIANCE% CERTIFICATE,& before& it& can& proceed& with& the&
subjected)to)the)EIA)review)process.)While)not)all)projects)may)require)a)
construction&of&its&project.&
detailed) EIA,) all) proposed) development) activities) should) be) screened) to)
&
decide) which) projects) need) a) detailed) evaluation) of) environmental)
RULING:&The&Artica&Sports&Dome&in&Langub&does&not&come&close&to&any&
impacts.)
of& the& projects& or& areas& enumerated& above.& Neither& is& it& analogous& to&
)
any&of&them.&It&is&clear,&therefore,&that&the&said&project&is&not&classified&
ENVIRONMENTALLY%CRITICAL%PROJECTS.%
as& environmentally& critical,& or& within& an& environmentally& critical&
• Heavy& Industries:& including& non2ferrous& metal& area.& && Consequently,% the% DENR% has% no% choice% but% to% issue% the%
industries,& iron& and& steel& mills,& smelting& plants,& and& Certificate% of% Nonb% Coverage.% It% becomes% its% ministerial% duty,% the%
petroleum& and& petrochemical& industries,& including& oil& performance% of% which% can% be% compelled% by% writ% of% mandamus,&
and&gas;& such&as&that&issued&by&the&trial&court&in&the&case&at&bar.&&&&&&
• Resource&Extractive&Industries:&including&major&mining& &
and& quarrying& projects,& forestry& projects& (logging,& CASE:%BORACAY%FOUNDATION%INC.%VS%PROVINCE%OF%AKLAN%
major&wood&processing,&introduction&of&exotic&animals& &
in& public& or& private& forests,& forest& occupancy,& Claiming& that& tourist& arrivals& to& Boracay& would& reach& 1& million& in& the&
extraction&of&mangrove&products,&grazing),&and&fishery& future,& respondent& Province& of& Aklan& planned& to& expand& the& port&
projects& (dikes& for/and& fishpond& development& facilities& at& Barangay& Caticlan,& Municipality& of& Malay.& Thus,& on& May& 7,&
projects);& 2009,& the& Sangguniang& Panlalawigan& of& Aklan& Province& issued& a&
resolution,&authorizing&Governor&Carlito&Marquez&to&file&an&application&
• Infrastructure& Projects:& including& major& dams,& major&
with& respondent& Philippine& Reclamation& Authority& (PRA)& to& reclaim&
roads& and& bridges,& major& power& plants& (fossil2fuelled,&
the& 2.64& hectares& of& foreshore& area& in& Caticlan.& In& the& same& year,& the&
nuclear,& coal2fired,& hydroelectric,& geothermal),& and&
Province& deliberated& on& the& possible& expansion& from& its& original&
major&reclamation&projects;&and&
proposed& reclamation& area& of& 2.64& hectares& to& forty& (40)& hectares& in&
• Golf& Course& Projects:&golf& courses& and& golf& resorts& are& order&to&maximize&the&utilization&of&its&resources.&
now&subject&to&EIS&requirements& &
• Other:& Many& other& types& of& coastal& projects& not& After& PRA’s& approval,& on& April& 27,& 2010,& respondent& Department& of&
explicitly& listed& above& may,& at& the& discretion& of& DENR,& Environment& and& Natural& Resources2Environmental& Management&
require&an&EIS&if&they&are&considered&ECPs.&Some&likely& Bureau2Region& VI& (DENR2EMB& RVI)& issued& to& the& Province&
examples& include& major& resorts& or& hotels,& airports,& Environmental& Compliance& Certificate2R621003209627100& (the&
ports,& shoreline& fortifications,& fish& processing& plants,& questioned&ECC)&for&Phase&1&of&the&Reclamation&Project&to&the&extent&of&
and&major&military&development.& 2.64& hectares& to& be& done& along& the& Caticlan& side& beside& the& existing&
% jetty&port.&
ENVIRONMENTALLY%CRITICAL%AREAS.% &
On& May& 17,& 2010,& the& Province& finally& entered& into& a& MOA& with& PRA&
• National&parks,&watershed&reserves,&wildlife&preserves,&
which&stated&that&the&land&use&development&of&the&reclamation&project&
and&sanctuaries&declared&by&law;&
shall& be& for& commercial,& recreational& and& institutional& and& other&
• Areas&set&aside&as&potential&tourist&spots;& applicable& uses.& It& was& at& this& point& that& the& Province& deemed& it&
• Habitats& of& endangered& or& threatened& species& necessary&to&conduct&a&series&of&public&consultation&meetings.&
indigenous&to&the&Philippines;& &
On& the& other& hand,& the& Sangguniang) Barangay& of& Caticlan,& the&
• Areas& of& unique& historic,& archaeological,& or& scientific&
Sangguniang) Bayan& of& the& Municipality& of& Malay& and& petitioner&
interest;&
Boracay&Foundation,&Inc.&(BFI),&an&organization&composed&of&some&160&
• Areas&traditionally&occupied&by&indigenous&people&and& businessmen& and& residents& in& Boracay,& expressed& their& strong&
cultural&communities;& opposition& to& the& reclamation& project& on& environmental,& socio2
• Areas& frequently& hit& by& natural& calamities& (geologic& economic&and&legal&grounds.&
hazards,&floods,&typhoons,&volcanic&activity,&etc.);&
& 36&
&
Despite&the&opposition,&the&Province&merely&noted&their&objections&and&
issued& a& notice& to& the& contractor& on& December& 1,& 2010& to& commence&
with& the& construction& of& the& project.& Thus,& on& June& 1,& 2011,& BFI& filed&
with& the& Supreme& Court& the& instant& Petition& for& Environmental&
Protection& Order/Issuance& of& the& Writ& of& Continuing&Mandamus.&
Thereafter,& the& Court& issued& a& Temporary& Environmental& Protection&
Order& (TEPO)& and& ordered& the& respondents& to& file& their& respective&
comments&to&the&petition.&
&
The&Petition&was&premised&on&the&following&grounds,&among&others:&
a) The& Province& failed& to& obtain& the& favorable&
endorsement&of&the&LGU&concerned;&
b) The& Province& failed& to& conduct& the& required&
consultation&procedures&as&required&by&the&Local&
Government&Code&(LGC).&
&
RULING:& The& Court& found& that& there& was& no& proper,& timely,& and&
sufficient&public&consultation&for&the&project.&
&
The% Local% Government% Code% (LGC)% establishes% the% duties% of%
national% government% agencies% in% the% maintenance% of% ecological%
balance% and% requires% them% to% secure% prior% public% consultations%
and% approval% of% local% government% units.& In& Province) of) Rizal) v.)
Executive) Secretary,& the& Court& emphasized& that,& under& the& Local&
Government& Code,& two& requisites& must& be& met& before& a& national& &
project& that& affects& the& environmental& and& ecological& balance& of& local& &
communities& can& be& implemented:& (1)& prior& consultation& with& the& V.%REVISED%FORESTRY%CODE%(PD%NO.%705)%
affected&local&communities,&and&(2)&prior&approval&of&the&project&by&the& &
appropriate& sanggunian.& The& absence& of& either& of& such& mandatory& POLICIES.&&The&State&hereby&adopts&the&following&policies:&
requirements&will&render&the&project’s&implementation&as&illegal.& " The& multiple& uses& of& forest& lands& shall& be& oriented& to& the&
& development&and&progress&requirements&of&the&country,&the&
Here,&the&Court&classified&the&reclamation&project&as&a&national&project& advancement& of& science& and& technology,& and& the& public&
since& it& affects& the& environmental& and& ecological& balance& of& local& welfare;&
communities.&In&one&ruling,&the&Court&noted&that&such&national&projects& " Land& classification& and& survey& shall& be& systematized& and&
mentioned& in& Section& 27& of& the& LGC& include& those& that& may& cause& hastened;&
pollution& and& bring& about& climate& change,& among& others,& such& as& the& " The& establishment& of& wood2processing& plants& shall& be&
reclamation&project&in&this&case.& encouraged&and&rationalized;&and&
& " The& protection,& development& and& rehabilitation& of& forest&
Also,%DENR%DAO%2003b30%provides%that%project%proponents%should% lands& shall& be& emphasized& so& as& to& ensure& their& continuity&
“initiate% public% consultations% early% in% order% to% ensure% that% in&productive&condition.&
environmentally%relevant%concerns%of%stakeholders%are%taken%into% &
consideration% in% the% EIA% study% and% the% formulation% of% the% CRIMINAL%OFFENSES%AND%PENALTIES%
management%plan”.% &
% SECTION% 77.% Cutting,% Gathering% and/or% collecting% Timber,% or%
Thus,& the& law& requires& the& Province,& being& the& delegate& of& the& PRA’s& Other%Forest%Products%Without%License.&–&Any&person&who&shall&cut,&
power&to&reclaim&land&in&this&case,&to&conduct&prior&consultations&and& gather,& collect,& removed& timber& or& other& forest& products& from& any&
prior& approval.& However,& the& information& dissemination& conducted& forest&land,&or&timber&from&alienable&or&disposable&public&land,&or&from&
months& after& the& ECC& had& already& been& issued& was& insufficient& to& private& land,& without& any& authority,& or& possess& timber& or& other& forest&
comply&with&the&requirements&under&the&LGC.&& products&without&the&legal&documents&as&required&under&existing&forest&
& laws& and& regulations,& shall& be& punished& with& the& penalties& imposed&
Furthermore,&the%lack%of%prior%public%consultation%and%approval%is% under&Articles&309&and&310&of&the&Revised&Penal&Code:&Provided,&That&
not%corrected%by%the%subsequent%endorsement%of%the%reclamation% in& the& case& of& partnerships,& associations,& or& corporations,& the& officers&
project% by% the% Sangguniang% Barangay% of% Caticlan% and% the% who& ordered& the& cutting,& gathering,& collection& or& possession& shall& be&
Sangguniang% Bayan% in% 2012,% which% were% both% undoubtedly% liable,& and& if& such& officers& are& aliens,& they& shall,& in& addition& to& the&
achieved%at%the%urging%and%insistence%of%the%Province.% penalty,& be& deported& without& further& proceedings& on& the& part& of& the&
% Commission&on&Immigration&and&Deportation.&
WHAT%IS%A%WRIT%OF%KALIKASAN?% &
& The& court& shall& further& order& the& confiscation& in& favor& of& the&
&It& is& a& remedy& available& to& a& natural& or& juridical& person,& entity& government& of& the& timber& or& any& forest& products& cut,& gathered,&
authorized& by& law,& people’s& organizations,& non2governmental& collected,&removed,&or&possessed&as&well&as&the&machinery,&equipment,&
organization,& or& any& public& interest& group& accredited& by& or& registered& implements& and& tools& illegally& used& in& the& area& where& the& timber& or&
with& any& government& agency,& on& behalf& of& persons& whose& forest&products&are&found.&
constitutional& right& to& a& balanced& and& healthful& ecology& is& violated,& or& &
threatened& with& violation& by& an& unlawful& act& or& omission& of& a& public& SECTION%78.%Unlawful%Occupation%or%Destruction%of%Forest%Lands%
official& or& employee,& or& private& individual& or& entity& without& involving& and% Grazing% Lands.% –& Any& person& who& enters& and& occupies& or&
environmental& damage& of& such& magnitude& as& to& prejudice& the& life,& possesses,&or&makes&kaingin&for&his&own&private&use&or&for&others,&any&
health&or&property&of&inhabitants&in&two&or&more&cities&or&provinces.& forest& land& or& grazing& land& without& authority& under& a& license&
& agreement,& lease,& license& or& permit,& or& in& any& manner& destroys& such&
WHAT%IS%THE%BASIS%OF%THE%WRIT%OF%KALIKASAN?% forest&land&or&grazing&land&or&part&thereof,&or&causes&any&damage&to&the&
% timber& stand& and& other& products& and& forest& growth& found& therein,& or&
&It& rests& in& Article& II,& Section& 16& on& the& Declaration& of& Principles& and& who& assists,& aids& or& abets& any& other& person& to& do& so,& or& sets& a& fire,& or&
State& Policies& of& the& 1987& Constitution,& which& states& that,& “The& State& negligently&permits&a&fire&to&be&set&in&any&forest&land&or&grazing&land,&or&
shall& protect& and& advance& the& right& of& the& people& to& a& balanced& and& refuses& to& vacate& the& area& when& ordered& to& do& so,& pursuant& to& the&
healthful&ecology&in&accord&with&the&rhythm&and&harmony&of&nature”.& provisions& of& Section& 53& hereof& shall,& upon& conviction,& be& fined& in& an&
& amount&of&not&less&than&five&hundred&pesos&(P500.00),&nor&more&than&
WHAT%IS%THE%IMPORTANT%FEATURE%OF%THIS%WRIT?% twenty&thousand&pesos&(P20,000.00)&and&imprisoned&for&not&less&than&
The& magnitude& requirement& with& regards& to& the& destruction& or& six&(6)&months&nor&more&than&two&(2)&years&for&each&such&offense,&and&
imminent& destruction,& which& is& sought& to& be& prevented,& must& be& be& liable& to& the& payment& to& ten& (10)& times& the& rental& fees& and& other&
present.& charges&which&would&have&accrued&has&the&occupational&and&use&of&the&
& land& been& authorized& under& a& license& agreement,& lease,& license& or&
WHAT%IS%A%WRIT%OF%CONTINUING%MANDAMUS?% permit:& Provided,& That& in& the& case& of& an& offender& found& guilty& of&
It& is& writ& issued& by& a& court& in& an& environmental& case& directing& any& making& kaingin,& the& penalty& shall& be& imprisonment& for& not& less& than&
agency& or& instrumentality& of& the& government& or& officer& thereof& to& two&(2)&nor&more&than&four&(4)&years&and&a&fine&equal&to&eight&(8)&times&
perform&an&act&or&series&of&acts&decreed&by&final&judgment,&which&shall& the& regular& forest& charges& due& on& the& forest& products& destroyed,&
remain&effective&until&judgment&is&fully&satisfied.&One&who&is&personally& without& prejudice& to& the& payment& of& the& full& cost& of& production& of& the&
aggrieved&files&it.& occupied&area&as&determined&by&the&Bureau:&Provided,&further,&That&the&
& maximum&of&the&penalty&prescribed&herein&shall&be&imposed&upon&the&
offender& who& repeats& the& same& offense& and& who& commits& the& same&
offense&and&double&the&maximum&of&the&penalty&upon&the&offender&who&
commits&the&same&offense&for&the&third&time.&
&
SECTION% 79.% Pasturing% Livestock.& –& Imprisonment& for& not& less& than&
six&(6)&months&nor&more&than&two&(2)&years&and&a&fine&equal&to&ten&(10)&
times& the& regular& rentals& due,& in& addition& to& the& confiscation& of& such&
livestock& and& all& improvement& introduced& in& the& area& in& favor& of& the&
government,& shall& be& imposed& upon& any& person,& who& shall,& without&
authority&under&a&lease&or&permit,&graze&or&cause&to&graze&livestock&in&
forest& lands,& grazing& lands& and& alienable& and& disposable& lands& which&
& 37&
&
have& not& as& yet& been& disposed& of& in& accordance& with& the& Public& Land& &
Act;&Provided,&That&in&case&the&offender&is&a&corporation,&partnership&or& or&valuable&crops,&upon&written&consent&of&the&concerned&government&
association,&the&officers&and&directors&thereof&shall&be&liable.& agency&or&private&entity,&subject&to&technical&evaluation&and&validation&
& by&the&MGB;&&
SECTION% 80.% Illegal% Occupation% of% National% Parks% System% and% &
Recreation% Areas% and% Vandalism& –& Therein.& Any& person& who,& shall,& •& Areas& covered& by& FTAA& applications,& which& shall& be& opened,& for&
without& permit,& occupy& for& any& length& of& time& any& portion& of& the& quarry& resources& upon& written& consent& of& the& FTAA&
national&parks&system&or&shall,&in&any&manner&cut,&destroy,&damage&or& applicants/contractors.& However,& mining& applications& for& sand& and&
remove& timber& or& any& species& of& vegetation& or& forest& cover& and& other& gravel&shall&require&no&such&consent;&&
natural& resources& found& therein,& or& shall& mutilate,& deface& or& destroy& &
objects&of&natural&beauty&or&of&scenic&value&within&areas&in&the&national& •&DENR&Project&areas&upon&prior&consent&from&the&concerned&agency.&
parks&system,&shall&be&fined&not&less&than&five&hundred&(P500.00)&pesos& &
or& more& than& twenty& thousand& (P20,000.00)& pesos& exclusive& of& the& SAND%AND%GRAVEL%PERMITS%2&are&issued&for&the&extraction,&removal&
value& of& the& thing& damaged.& Provided,& That& if& the& area& requires& and& disposition& of& sand& and& gravel& and& other& loose& or& unconsolidated&
rehabilitation& or& restoration& as& determined& by& the& Director,& the& materials.& Permits& with& areas& not& exceeding& 5& hectares& are& issued& by&
offender& shall& also& be& required& to& restore& or& compensate& or& the& the& Provincial& Governor/City& Mayor& while& those& exceeding& 5& hectares&
restoration&of&the&damage:& but& not& more& than& 20& hectares& are& issued& by& the& MGB& Regional&
& Director.& A& Sand& and& Gravel& Permit& has& a& term& of& 5& years& and&
CASE:%PEOPLE%OF%THE%PHILIPPINES%VS.%DATOR%AND%GENOL% renewable&for&like&terms.&&
& &
RULING:&The&Court&shall&further&order&the&confiscation&in&favor&of&the& QUARRY% RESOURCES% PERMITS& 2& In& accordance& with& the& Local&
government& of& the& timber& or& any& forest& products& cut,& gathered,& Government&Code&of&1991,&mining&permits&with&areas&not&more&than&5&
collected,&removed,&or&possessed,&as&well&as&the&machinery,&equipment,& hectares& have& been& devolved& to& the& Provincial& Governor& or& the& City&
implements& and& tools& illegally& used& in& the& area& where& the& timber& or& Mayor& for& approval& upon& recommendation& of& the& Provincial/City&
forest&products&are&found.& Mining& Regulatory& Board.& These& include& the& Quarry& Permit,& Guano&
& Permit,&Gratuitous&Permit&and&Gemstone&Gathering&Permit.&
Appellant&Telen&contends&that&he&secured&verbal&permission&from&Boy& &
Leonor,& Officer2in2Charge& of& the& DENR2CENRO& in& Maasin,& Southern& SMALLbSCALE% MINING% PERMITS& 2& In& consonance& with& the& Local&
Leyte& before& cutting& the& lumber,& and& that& the& latter& purportedly& Government& Code& and& RA& No.& 7076,& small2scale& mining& permits& are&
assured& him& that& written& permit& was& not& anymore& necessary& before& approved& and& issued& by& the& City& Mayor/Provincial& Governor,& upon&
cutting& soft& lumber,& such& as& the& Antipolo& and& Dita& trees& in& this& case,& recommendation&of&the&Provincial/City&Mining&Regulatory&Board.&
from&a&private&track&of&land,&to&be&used&in&renovating&appellant’s&house,& &
provided&that&he&would&plant&trees&as&replacements&thereof,&which&he& MINERAL% PROCESSING% PERMIT& –& a& permit& granting& the& right& to&
already&did.&It&must&be&underscored&that&the&appellant&stands&charged& process&minerals.&It&is&issued&by&the&DENR&Secretary&with&a&term&of&5&
with&the&crime&of&violation&of&Section&68&of&Presidential&Decree&No.&705,& years&and&renewable&for&like&terms.&
a& special& statutory& law,& and& which& crime& is& considered&mala& &
prohibita.&In& the& prosecution& for& crimes& that& are& considered&mala& ORE% TRANSPORT% PERMIT& –& no& minerals,& mineral& products& and& by2
prohibita,&the&only&inquiry&is&whether&or&not&the&law&has&been&violated.& products&shall&be&transported&unless&accompanied&by&an&Ore&Transport&
& Permit.&The&OTP&is&issued&by&the&MGB&Regional&Director&concerned.&
The& motive& or& intention& underlying& the& act& of& the& appellant& is& &
immaterial& for& the& reason& that& his& mere& possession& of& the& confiscated& CASE:%LA%BUGALbB’LAAN%TRIBAL%ASSOCIATION%VS.%RAMOS&
pieces& of& lumber& without& the& legal& documents& as& required& under& &
existing&forest&laws&and&regulations&gave&rise&to&his&criminal&liability.& RA& 7942& (The& Philippine& Mining& Act)& took& effect& on& April& 9,& 1995.&
& Before&the&effectivity&of&RA&7942,&or&on&March&30,&1995,&the&President&
In& any& case,& the& mere& allegation& of& the& appellant& regarding& the& verbal& signed& a& Financial& and& Technical& Assistance& Agreement& (FTAA)& with&
permission& given& by& Boy& Leonor,& Officer& in& Charge& of& DENR2CENRO,& WMCP,&a&corporation&organized&under&Philippine&laws,&covering&close&
Maasin,& Southern& Leyte,& is& not& sufficient& to& overturn& the& established& to& 100,000& hectares& of& land& in& South& Cotabato,& Sultan& Kudarat,& Davao&
fact&that&he&had&no&legal&documents&to&support&valid&possession&of&the& del& Sur& and& North& Cotabato.& On& August& 15,& 1995,& the& Environment&
confiscated&pieces&of&lumber.&It&does&not&appear&from&the&record&of&this& Secretary& Victor& Ramos& issued& DENR& Administrative& Order& 95223,&
case& that& appellant& exerted& any& effort& during& the& trial& to& avail& of& the& which& was& later& repealed& by& DENR& Administrative& Order& 96240,&
testimony& of& Boy& Leonor& to& corroborate& his& allegation.&Absent& such& adopted&on&December&20,&1996.&&
corroborative& evidence,& the& trial& court& did& not& commit& an& error& in& &
disregarding&the&bare&testimony&of&the&appellant&on&this&point,&which&is,& Petitioners&prayed&that&RA&7942,&its&implementing&rules,&and&the&FTAA&
at&best,&self2serving.& between& the& government& and& WMCP& be& declared& unconstitutional& on&
& ground&that&they&allow&fully&foreign&owned&corporations&like&WMCP&to&
VI.%PHILIPPINE%MINING%ACT%OF%1995%(RA%NO.%7942)% exploit,& explore& and& develop& Philippine& mineral& resources& in&
% contravention& of& Article& XII& Section& 2& paragraphs& 2& and& 4& of& the&
The&Implementing&Rules&and&Regulations&(DENR&Administrative&Order& Charter.&&
No.96240)& of& the& Philippine& Mining& Act& of& 1995& provides& strict& &
adherence& to& the& principle& of& SUSTAINABLE& DEVELOPMENT.& This& In& January& 2001,& WMC& 2& a& publicly& listed& Australian& mining& and&
strategy&mandates&that&the&needs&of&the&present&should&be&met&without& exploration& company& 2& sold& its& whole& stake& in& WMCP& to& Sagittarius&
compromising& the& ability& of& the& future& generations& to& meet& their& own& Mines,& 60%& of& which& is& owned& by& Filipinos& while& 40%& of& which& is&
needs,&with&the&view&of&improving&the&quality&of&life,&both&now&and&in& owned&by&Indophil&Resources,&an&Australian&company.&DENR&approved&
the& future.& Sustainable& development& provides& that& the& use& of& mineral& the& transfer& and& registration& of& the& FTAA& in& Sagittarius‘& name& but&
wealth& shall& be& pro2people& and& pro2environment& in& sustaining& wealth& Lepanto&Consolidated&assailed&the&same.&The&latter&case&is&still&pending&
creation&and&improve&quality&of&life.& before&the&Court&of&Appeals.&&
& &
AREAS%CLOSED%TO%MINING%APPLICATIONS:% EO& 279,& issued& by& former& President& Aquino& on& July& 25,& 1987,&
& authorizes& the& DENR& to& accept,& consider& and& evaluate& proposals& from&
•&Areas&covered&by&valid&and&existing&mining&rights&and&applications;&& foreign& owned& corporations& or& foreign& investors& for& contracts& or&
•& Old& growth& or& virgin& forests,& mossy& forests,& national& parks,& agreements&involving&wither&technical&or&financial&assistance&for&large&
provincial/municipal&forests,&tree&parks,&greenbelts,&game&refuge,&bird& scale&exploration,&development&and&utilization&of&minerals&which&upon&
sanctuaries&and&areas&proclaimed&as&marine&reserve/marine&parks&and& appropriate& recommendation& of& the& (DENR)& Secretary,& the& President&
sanctuaries&and&areas&proclaimed&as&marine&reserve/marine&parks&and& may& execute& with& the& foreign& proponent.& WMCP& likewise& contended&
tourist&zones&as&defined&by&law&and&identified&initial&components&of&the& that& the& annulment& of& the& FTAA& would& violate& a& treaty& between& the&
NIPAS,& and& such& areas& as& expressly& prohibited& thereunder,& as& well& as& Philippines& and& Australia& which& provides& for& the& protection& of&
under&DENR&Administrative&Order&No.&25,&s.&1992,&and&other&laws;&& Australian&investments.&&
& &
•& Areas& which& the& Secretary& may& exclude& based,& inter& alia,& or& proper& ISSUES:&&
assessment& of& their& environmental& impacts& and& implications& on& 1. Whether& or& not& the& Philippine& Mining& Act& is&
sustainable& land& uses,& such& as& built2up& areas& and& critical& watershed& unconstitutional& for& allowing& fully& foreign2owned&
with& appropriate& barangay/municipal/provincial& Sanggunian& corporations& to& exploit& the& Philippine& mineral&
ordinances& specifying& therein& the& location& and& specific& boundaries& of& resources.&&
the&concerned&area;&and&& 2. Whether&or&not&the&FTAA&between&the&government&and&
& WMCP& is& a& ―service& contract‖& that& permits& fully&
•&Areas&expressly&prohibited&by&law.& foreign& owned& companies& to& exploit& the& Philippine&
& mineral&resources.&&
THE% FOLLOWING% AREAS% MAY% BE% OPENED% FOR% MINING% &
OPERATIONS,% THE% APPROVAL% OF% WHICH% ARE% SUBJECT% TO% THE% RULING:& RA& 7942& or& the& Philippine& Mining& Act& of& 1995& is&
FOLLOWING%CONDITIONS:% unconstitutional& for& permitting& fully& foreign& owned& corporations& to&
& exploit&the&Philippine&natural&resources.&&
•& Military& and& other& government& reservations,& upon& prior& written& &
consent&by&the&government&agency&having&jurisdiction&over&such&areas;&& Article& XII& Section& 2& of& the& 1987& Constitution& retained& the& Regalian&
& Doctrine& which& states& that& ―All& lands& of& the& public& domain,& waters,&
•& Areas& near& or& under& public& or& private& buildings,& cemeteries,& and& minerals,& coal,& petroleum,& and& other& minerals,& coal,& petroleum,& and&
archaeological& and& historic& sites,& bridges,& highways,& waterways,& other& mineral& oils,& all& forces& of& potential& energy,& fisheries,& forests& or&
railroads,&reservoirs,&dams&and&other&infrastructure&projects,&public&or& timber,& wildlife,& flora& and& fauna,& and& other& natural& resources& are&
private&works,&including&plantations&& owned& by& the& State.‖& The& same& section& also& states& that,& ―the&
& 38&
&
exploration&and&development&and&utilization&of&natural&resources&shall& " No&commercial&fishing&in&municipal&waters&with&depth&less&

be&under&the&full&control&and&supervision&of&the&State.&& than& seven& (7)& fathoms& as& certified& by& the& appropriate&
& agency;&&
Conspicuously%absent%in%Section%2%is%the%provision%in%the%1935%and% " Fishing& activities& utilizing& methods& and& gears& that& are&
1973% Constitution% authorizing% the% State% to% grant% licenses,% determined& to& be& consistent& with& national& policies& set& by&
concessions,% or% leases% for% the% exploration,% exploitation,% the&Department;&&
development,%or%utilization%of%natural%resources.&By&such&omission,& " Prior& consultation,& through& public& hearing,& with& the&
the& utilization& of& inalienable& lands& of& the& public& domain& through& M/CFARMC&has&been&conducted;&and&&
license,& concession& or& lease& is& no& longer& allowed& under& the& 1987& " The& applicant& vessel& as& well& as& the& ship& owner,& employer,&
Constitution.&& captain&and&crew&have&been&certified&by&&
& " The& appropriate& agency& as& not& having& violated& this& Code,&
Under&the&concession&system,&the&concessionaire&makes&a&direct&equity& environmental&laws&and&related&laws.&&
investment&for&the&purpose&of&exploiting&a&particular&natural&resource& &
within& a& given& area.& The& concession& amounts& to& complete& control& by& In& no& case& shall& the& authorization& or& permit& mentioned& above& be&
the& concessionaire& over& the& country‘s& natural& resource,& for& it& is& given& granted& for& fishing& in& bays& as& determined& by& the& Department& to& be& in&
exclusive& and& plenary& rights& to& exploit& a& particular& resource& at& the& an& environmentally& critical& condition& and& during& closed& season& as&
point&of&extraction.&& provided&for&in&Section&9&of&this&Code.&
& &
The& 1987& Constitution,& moreover,& has& deleted& the& phrase& SECTION% 26.% COMMERCIAL% FISHING% VESSEL% LICENSE% AND% OTHER%
―management&or&other&forms&of&assistance‖&in&the&1973&Charter.&The& LICENSES.%
present& Constitution& now& allows& only& ―technical& and& financial& &
assistance.& The% management% and% the% operation% of% the% mining% The&municipal/city&government&shall&have&jurisdiction&over&municipal&
activities% by% foreign% contractors,% the% primary% feature% of% the% waters& as& defined& in& this& Code.& The& municipal/city& government,& in&
service% contracts% was% precisely% the% evil% the% drafters% of% the% 1987% consultation&with&the&FARMC&shall&be&responsible&for&the&management,&
Constitution%sought%to%avoid.%& conservation,& development,& protection,& utilization& and& disposition& of&
& all&fish&and&fishery/aquatic&resources&within&their&respective&municipal&
The& constitutional& provision& allowing& the& President& to& enter& into& waters.&&
FTAAs& is& an& exception& to& the& rule& that& participation& in& the& nation‘s& &
natural&resources&is&reserved&exclusively&to&Filipinos.&Accordingly,&such& The&municipal/city&government&may,&in&consultation&with&the&FARMC,&
provision& must& be& construed& strictly& against& their& enjoyment& by& non2 enact&appropriate&ordinances&for&this&purpose&and&in&accordance&with&
Filipinos.& Therefore,& RA& 7942& is& invalid& insofar& as& the& said& act& the& National& Fisheries& Policy.& The& ordinances& enacted& by& the&
authorizes&service&contracts.&Although&the&statute&employs&the&phrase& municipality& and& component& city& shall& be& reviewed& pursuant& to&
―financial& and& technical& agreements‖& in& accordance& with& the& 1987& Republic& Act& No.& 7160& by& the& Sanggunian& of& the& province,& which& has&
Constitution,& its& pertinent& provisions& actually& treat& these& agreements& jurisdiction&over&the&same.&&
as& service& contracts& that& grant& beneficial& ownership& to& foreign& &
contractors&contrary&to&the&fundamental&law.&& The& LGUs& shall& also& enforce& all& fishery& laws,& rules& and& regulations& as&
& well&as&valid&fishery&ordinances&enacted&by&the&municipal/city&council.&&
The& underlying& assumption& in& the& provisions& of& the& law& is& that& the& &
foreign&contractor&manages&the&mineral&resources&just&like&the&foreign& The& management& of& contiguous& fishery& resources& such& as& bays& which&
contractor& in& a& service& contract.& By& allowing& foreign& contractors& to& straddle&several&municipalities,&cities&or&provinces,&shall&be&done&in&an&
manage& or& operate& all& the& aspects& of& the& mining& operation,& RA& 7942& integrated&manner,&and&shall&not&be&based&on&political&subdivisions&of&
has,&in&effect,&conveyed&beneficial&ownership&over&the&nation‘s&mineral& municipal& waters& in& order& to& facilitate& their& management& as& single&
resources&to&these&contractors,&leaving&the&State&with&nothing&but&bare& resource& systems.& The& LGUs,& which& share& or& border& such& resources&
title&thereto.&& may& group& themselves& and& coordinate& with& each& other& to& achieve& the&
& objectives&of&integrated&fishery&resource&management.&The&Integrated&
The& same& provisions,& whether& by& design& or& inadvertence,& permit& a& Fisheries&and&Aquatic&Resources&Management&&
circumvention& of& the& constitutionally& ordained& 60240%& capitalization& &
requirement& for& corporations& or& associations& engaged& in& the& Councils& (IFARMCs)& established& under& Section& 76& of& this& Code& shall&
exploitation,& development& and& utilization& of& Philippine& natural& serve& as& the& venues& for& close& collaboration& among& LGUs& in& the&
resources.&& management&of&contiguous&resources.&
& &
When& parts& of& a& statute& are& so& mutually& dependent& and& connected& as& SECTION% 45.% DISPOSITION% OF% THE% PUBLIC% LANDS% FOR% FISHERY%
conditions,& considerations,& inducements& or& compensations& for& each& PURPOSES.%
other& as& to& warrant& a& belief& that& the& legislature& intended& them& as& a& &
whole,& then& if& some& parts& are& unconstitutional,& all& provisions& that& are& Public& lands& such& as& tidal& swamps,& mangroves,& marshes,& foreshore&
thus&dependent,&conditional&or&connected,&must&fail&with&them.&& lands& and& ponds& suitable& for& fishery& operations& shall& not& be& disposed&
& or&alienated.&Upon&effectivity&of&this&Code,&FLA&may&be&issued&for&public&
Under% Article% XII% Section% 2% of% the% 1987% Charter,% foreign% owned% lands& that& may& be& declared& available& for& fishpond& development&
corporations% are% limited% only% to% merely% technical% or% financial% primarily& to& qualified& fisherfolk& cooperatives/associations:& Provided,&
assistance% to% the% State% for% largebscale% exploration,% development% however,&That&upon&the&expiration&of&existing&FLAs&the&current&lessees&
and%utilization%of%minerals,%petroleum%and%other%mineral%oils.%% shall& be& given& priority& and& be& entitled& to& an& extension& of& twenty2five&
& (25)&years&in&the&utilization&of&their&respective&leased&areas.&Thereafter,&
VI.%PHILIPPINE%FISHERIES%CODE%OF%1998%(RA%NO.%8550)% such& FLAs& shall& be& granted& to& any& Filipino& citizen& with& preference,&
& primarily& to& qualified& fisherfolk& cooperatives/associations& as& well& as&
The&State&shall&ensure&the&attainment&of&the&following&objectives&of&the& small&and&medium&enterprises&as&defined&under&Republic&Act&No.&8289:&
fishery&sector:&& Provided,& further,& That& the& Department& shall& declare& as& reservation,&
& portions& of& available& public& lands& certified& as& suitable& for& fishpond&
" Conservation,&protection&and&sustained&management&of&the& purposes& for& fish& sanctuary,& conservation,& and& ecological& purposes:&
country's&fishery&and&aquatic&resources;&& Provided,& finally,& That& two& (2)& years& after& the& approval& of& this& Act,& no&
" Poverty& alleviation& and& the& provision& of& supplementary& fish&pens&or&fish&cages&or&fish&traps&shall&be&allowed&in&lakes.&&
livelihood&among&municipal&fisherfolk;&& &
" Improvement& of& productivity& of& aquaculture& within& SECTION%46.%LEASE%OF%FISHPONDS.%%
ecological&limits;&& &
" Optimal&utilization&of&off2shore&and&deep2sea&resources;&and& Fishpond& leased& to& qualified& persons& and& fisherfolk&
" Upgrading&of&post2harvest&technology.& organizations/cooperatives& shall& be& subject& to& the& following&
& conditions:&&
SECTION%5.%USE%OF%PHILIPPINE%WATERS%% &
& " Areas& leased& for& fishpond& purposes& shall& be& no& more& than&
The& use& and& exploitation& of& the& fishery& and& aquatic& resources& in& 50& hectares& for& individuals& and& 250& hectares& for&
Philippine& waters& shall& be& reserved& exclusively& to& Filipinos:& Provided,& corporations&or&fisherfolk&organizations;&&
however,& That& research& and& survey& activities& may& be& allowed& under& " The&lease&shall&be&for&a&period&of&twenty2five&(25)&years&and&
strict& regulations,& for& purely& research,& scientific,& technological& and& renewable& for& another& twenty2five& (25)& years:& Provided,&
educational&purposes&that&would&also&benefit&Filipino&citizens.& That& in& case& of& the& death& of& the& lessee,& his& spouse& and/or&
& children,& as& his& heirs,& shall& have& preemptive& rights& to& the&
SECTION%18.%USERS%OF%MUNICIPAL%WATERS% unexpired&term&of&his&Fishpond&Lease&Agreement&subject&to&
& the& same& terms& and& conditions& provided& herein& provided&
All& fishery& related& activities& in& municipal& waters,& as& defined& in& this& that&the&said&heirs&are&qualified;&&
Code,& shall& be& utilized& by& municipal& fisherfolk& and& their& " Lease& rates& for& fishpond& areas& shall& be& determined& by& the&
cooperatives/organizations& who& are& listed& as& such& in& the& registry& of& Department:& Provided,& That& all& fees& collected& shall& be&
municipal&fisherfolk.&& remitted& to& the& National& Fisheries& Research& and&
& Development& Institute& and& other& qualified& research&
The& municipal& or& city& government,& however,& may,& through& its& local& institutions& to& be& used& for& aquaculture& research&
chief& executive& and& acting& pursuant& to& an& appropriate& ordinance,& development;&&
authorize& or& permit& small& and& medium& commercial& fishing& vessels& to& " The& area& leased& shall& be& developed& and& producing& on& a&
operate& within& the& ten& point& one& (10.1)& to& fifteen& (15)& kilometer& area& commercial&scale&within&three&(3)&years&from&the&approval&
from& the& shoreline& in& municipal& waters& as& defined& herein,& provided,& of&the&lease&contract:&Provided,&however,&That&all&areas&not&
that&all&the&following&are&met:&& fully& producing& within& five& (5)& years& from& the& date& of&
&
& 39&
&
approval&of&the&lease&contract&shall&automatically&revert&to& with&memberships&on&more&than&one&(1)&management&board,&the&LGU&
the&public&domain&for&reforestation;&& shall& designate& only& one& (1)& single& representative& for& all& the&
" The&fishpond&shall&not&be&subleased,&in&whole&or&in&part,&and& management&areas&wherein&is&a&member.&
failure& to& comply& with& this& provision& shall& mean& &
cancellation&of&FLA;&& The& governing& board& shall& formulate& strategies& to& coordinate& policies&
" The&transfer&or&assignment&of&rights&to&FLA&shall&be&allowed& necessary& for& the& effective& implementation& of& this& Act& in& accordance&
only&upon&prior&written&approval&of&the&Department;&& with& those& established& in& the& framework& and& monitor& the& compliance&
" The& lessee& shall& undertake& reforestation& for& river& banks,& with&the&action&plan.&
bays,&streams&and&seashore&fronting&the&dike&of&his&fishpond& &
subject& to& the& rules& and& regulations& to& be& promulgated& Each&management&area&shall&create&a&multi2sectoral&group&to&establish&
thereon;&and&& and& affect& water& quality& surveillance& and& monitoring& network&
" The& lessee& shall& provide& facilities& that& will& minimize& including& sampling& schedules& and& other& similar& activities.& The& group&
environmental&pollution,&i.e.,&settling&ponds,&reservoirs,&etc:& shall& submit& its& report& and& recommendation& to& the& chairman& of& the&
Provided,& That& failure& to& comply& with& this& provision& shall& governing&board.&
mean&cancellation&of&FLA.& &
& A& technical& secretariat& for& each& management& area& is& hereby& created&
SECTION%87.%POACHING%IN%PHILIPPINE%WATERS.%% which& shall& be& part& of& the& department& and& shall& provide& technical&
& support&to&the&governing&board.&They&shall&be&composed&of&at&least&four&
It&shall&be&unlawful&for&any&foreign&person,&corporation&or&entity&to&fish& (4)&members&who&shall&have&the&following&minimum&qualifications:&
or&operate&any&fishing&vessel&in&Philippine&waters.&& • One&(1)&member&shall&be&a&member&of&the&Philippines&Bar;&
& • One& (1)& member& shall& be& a& Chemical& Engineer,& Chemist,&
The& entry& of& any& foreign& fishing& vessel& in& Philippine& waters& shall& Sanitary& Engineer,& Environmental& Engineer& or& Ecologist& or&
constitute&a&prima&facie&evidence&that&the&vessel&is&engaged&in&fishing&in& significant&training&and&experience&in&chemistry;&
Philippine&waters.&& • One&(1)&member&shall&be&a&Civil&Engineer&or&Hydrologist&or&
& Significant& training& and& experience& in& closely& related& fields&
Violation& of& the& above& shall& be& punished& by& a& fine& of& One& hundred& and&experience&on&ground&water,&respectively;&and&
thousand&U.S.&Dollars&(US$100,000.00),&in&addition&to&the&confiscation& • One& (1)& member& shall& be& a& Geologist,& Biologist,& or&
of& its& catch,& fishing& equipment& and& fishing& vessel:& Provided,& That& the& significant&training&and&experience&in&closely&related&fields.&
Department&is&empowered&to&impose&an&administrative&fine&of&not&less& &
than& Fifty& thousand& U.S.& Dollars& (US$50,000.00)& but& not& more& than& The& areas& within& the& jurisdiction& of& the& Laguna& Lake& Development&
Two&hundred&thousand&U.S.&Dollars&(US$200,000.00)&or&its&equivalent& Authority& (LLDA)& shall& be& designated& as& one& management& area& under&
in&the&Philippine&currency.& the& administration& of& LLDA& in& accordance& with& R.A.& No.& 4850,& as&
& amended:& Provided,& However,& That& the& standards& promulgated&
CASE:%TANO%VS.%SOCRATES% pursuant& to& this& Act& and& wastewater& charge& system& established&
& pursuant&hereof&shall&be&enforced&in&said&area.&
The& Sangguniang& Panlungsod& of& Puerto& Princessa& enacted& ordinance& &
no.&15292&banning&the&shipment&of&live&fish&and&lobster&outside&Puerto& CASE:%MMDA%VS.%JANCOM%ENVIRONMENTAL%CORPORATION&
Princessa& City& for& a& period& of& 5& years.& In& the& same& light,& the& &
Sangguniang& Panlalawigan& of& Palawan& also& enacted& a& resolution& that& Before&us&is&a&motion&for&reconsideration&of&our&decision&dated&January&
prohibits& the& catching,& gathering,& buying,& selling& and& possessing& and& 30,&2002&affirming&the&judgment&of&the&Court&of&Appeals,&which&in&turn&
shipment&of&live&marine&coral&dwelling&aquatic&organisms&for&a&period& affirmed&that&of&the&regional&trial&court,&declaring&that&there&is&a&valid&
of& 5& years& within& the& Palawan& waters.& The& petitiones& Airline& and&perfected&waste&management&contract&between&the&Republic&of&the&
Shippers&Association&of&Palawan&together&with&marine&merchants&were& Philippines& and& JANCOM& Environmental& Corporation,& and& dismissing&
charged& for& violating& the& above& ordinance& and& resolution& by& the& city& the& petition& filed& by& petitioner& Metropolitan& Manila& Development&
and&provincial&governments.&The&petitioners&now&allege&that&they&have& Authority&for&lack&of&merit.&Petitioner&has&likewise&filed&a&motion&that&
the& preferential& rights& as& marginal&fishermen&granted& with& privileges& the&case&at&bar&be&heard&and&resolved&by&the&Court&en)banc.&
provided& in& Section& 149& of&the& Local& Government& Code,& invoking& the& &
invalidity& of& the& above2stated& enactments& as& violative& of& their& RULING:& Lastly,& petitioner& argues& that& the& incineration& technology&
preferential&rights.& provided&in&the&contract&is&prohibited&by&law,&citing&the&Clean&Air&Act&in&
& support& thereof.This& matter& was& hardly& treated& by& the& two& courts&
ISSUE:&Whether&or&not&the&enacted&résolutions&and&ordinances&by&the& below,&rendering&it&almost&a&non2issue.The&Court&of&Appeals,&in&its&202
local&government& units& violative& of& the& preferential& rights& of& the& page& decision,& devoted& two& short& paragraphs& comprising& all& of& three&
marginal&fishermen&?& sentences& to& this& matter& (Rollo,& p.& 54).The& regional& trial& court,& for& its&
& part,&said&that&the&issues&"which&should&be&addressed&are&the&following:&
& (1)& Is& there& a& perfected& contract& between& the& parties?& and& (2)&
RULING:&No,&the&enacted&resolution&and&ordinance&of&the&LGU&were&not& Does&certiorari)and/or& prohibition& lie& in& the& case& at& bar?"& (Rollo,& p.&
violative&of&their&preferential&rights.&The&enactment&of&these&laws&was&a& 157).We& need& but& repeat& now& that,& as& pointed& out& by& the& appellate&
valid&exercise&of&the&police&power&of&the&LGU&to&protect&public&interests& court,&Section&20,&which&provides:&
and&the&public&right&to&a&balanced&and&healthier&ecology.&The&rights&and& &
privileges& invoked& by& the& petitioners& are& not& absolute.& The& general& SECTION) 20.Ban) on) Incineration.B) Incinertion,) hereby) defined) aas) the)
welfare& clause& of&the& local&government& code& mandates& for& the& burning)of)municipal,)bioBchemical)and)hazardous)wastes,)which)process)
liberal&interpretation&in& giving& the& LGUs& more& power& emits)poisonous)and)toxic)fumes,)is)hereby)prohibited:)xxx.")
to&accelerate&economic&development&and& to& upgrade& the& life& of& the& )
people& in& the& community.& The& LGUs& are& endowed& with& the& power& to& does&not&absolutely&prohibit&incineration&as&a&mode&of&waste&disposal;&
enact& fishery& laws& in& its& municipal& waters,& which& necessarily& includes& rather,& only& those& burning& processes& which& emit& poisonous& and& toxic&
the& enactment& of& ordinances& in& order& to& effectively& carry& out& the& fumes&are&banned.)
enforcement&of&fishery&laws&in&their&local&community.& &
& The&rule&that&a&statute&should&be&given&effect&as&a&whole&requires&that&
VIII.%INDUSTRIAL,%AIR,%AND%WATER%POLLUTION% the&statute&be&so&construed&as&to&make&no&part&or&provision&thereof&a&
& surplusage.&Each&and&every&part&of&the&statute&should&be&given&its&due&
Sec%3,%Paragraph%C,%RA%No.%9724:%Transport&and&traffic&management& effect& and& meaning& in& relation& to& the& rest.& It& is& well& settled& that,&
which& includes& the& formulation,& coordination& and& monitoring& of& whenever&possible,&a&legal&provision&must&not&beso&construed&as&to&be&
policies,& standards,& programs& and& projects& to& rationalize& the& existing& a& useless& surplusage& and,& accordingly,& meaningless& in& the& sense& of&
transport& operations,& infrastructure& requirements,& the& use& of& adding& nothing& to& the& law& or& having& no& effect& whatsoever& therein.& To&
thoroughfares,& and& promotions& of& safe& and& convenient& movement& of& consider& Section& 20& of& the& Clean& Air& Act& as& prohibiting& all& forms& of&
persons& and& goods:& provision& for& the& mass& transport& system& and& the& incineration&would&render&the&phrase&"which&process&emits&poisonous&
institution& of& a& system& to& regulate& road& users;& administration& and& and&toxic&fumes"&a&useless&surplusage,&which&could&not&have&been&the&
implementation& of& all& irerhe& enforcement& operations,& traffic& intention& of& legislature,& seeing& that& our& learned& legislators& even& took&
engineering& services& and& traffic& education& programs,& including& the& pains& to& define,& in& Section& 5,& Article& II& of& the& Clean& Air& Act& what&
institution&of&a&single&ticketing&system&in&Metropolitan&Manila.% poisonous&and&toxic&fumes&are,&
& &
Water%Quality%Management%Area.&2&The&Department,&in&coordination& Section&5.&Definitions.2&As&used&in&this&Act:&
with&National&Water&Resources&Board&(NWRB),&shall&designate&certain& &
areas& as& water& quality& management& areas& using& appropriate& t)&"Poisonous&and&toxic&fumes"&means&any&emissions&and&fumes&which&
physiographic&units&such&as&watershed,&river&basins&or&water&resources& are& beyond& internationally2accepted& standards,& including& but& not&
regions.& Said& management& areas& shall& have& similar& hydrological,& limited&to&World&Health&Organization&(WHO)&guideline&values;&
hydrogeological,&meteorological&or&geographic&conditions&which&affect& &
the& physicochemical,& biological& and& bacteriological& reactions& and& It&may&not,&thus,&be&argued&that&the&Clean&Air&Act&prohibits&all&forms&of&
diffusions& of& pollutants& in& the& water& bodies,& or& otherwise& share& incineration&as&to&make&the&contract&in&question&violative&of&the&Clean&
common& interest& or& face& similar& development& programs,& prospects& or& Air&Act.&This&is&not&to&say,&of&course,&that&the&contract&involved&does&not&
problems.& in&fact&run&afoul&with&the&Clean&Air&Act.&That&issue&may&still&be&raised&by&
& the&proper&party&in&a&proper&action.&
Said& management& area& shall& be& governed& by& a& governing& board& &
composed&of&representatives&of&mayors&and&governors&of&member&local& &
government& units& (LGUs),& and& representatives& of& relevant& national&
government&agencies,&duly&registered&non2governmental&organization,&
water& utility& sector,& and& business& sector.& The& Department&
representative&shall&chair&the&governing&board.&In&the&case&of&the&LGUs&
& 40&

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1& DIWATA&NOTES&(LAND,&TITLES,&AND&DEEDS,&201422015)&

• It&simply&confirms&a&title&already&created&and&already&vested,&rendering& Regional& Trial& Court,& sitting& as& a& land& registration&

II.% THE% LAND% REGISTRATION% COMMISSION% AND% REGISTRIES% OF% THE%REGISTY%OF%PROPERTY%

IV.%JUDICIAL%CONFIRMATION%OF%IMPERFECT%TITLE% REQUISITES% FOR% AVAILMENT% OF% JUDICIAL% CONFIRMATION%

V.%REGISTRATION%UNDER%THE%PROPERTY%REGISTRATION%DECREE% UNINTERRUPTED.% ACTS% OF% A% POSSESSORY% CHARACTER% DONE%

VI.%REGISTRATION%UNDER%THE%INDIGENOUS%PEOPLES%RIGHTS%ACT% indigenous& religions& and& culture,& became& historically& different&

permit& for& the& exploitation& of& natural& resources& among&ICCs/IPs&on&the&boundaries&of&ancestral&domain&claims,&the&

LAND%TITLES%AND%DEEDS% • APPOINTING% AN% AGENT% OR% REPRESENTATIVE%

TRUSTS,%HOW%EXPRESSED%AND%REGISTERED% 11. If&it&is&judicial&foreclosure,&you&register&the&order&of&the&court&

creditors& A& PRELIMINARY& ATTACHMENT& may& be& validly& surrendered,&could&be&registered&as&an&adverse&claim&and&the&

exploration&and&development&and&utilization&of&natural&resources&shall& " No&commercial&fishing&in&municipal&waters&with&depth&less&

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