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  DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  

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   co-­‐production,   joint   venture,   or   • To  decree  land  title  which  cannot  be  altered,  modified,  enlarged,  
production-­‐sharing  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  twenty-­‐five   • To  relieve  the  land  of  the  burden  of  known  and  unknown  claims  
years,   renewable   for   not   more   than   twenty-­‐five   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  7-­‐7,  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.   3-­‐82   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  
 

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 2   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

• 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  -­‐  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   non-­‐
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   -­‐-­‐-­‐  END  OF  PART  I  -­‐-­‐-­‐  
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    

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 3   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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   consolidation-­‐ 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.    
  -­‐-­‐-­‐  END  OF  PART  II  -­‐-­‐-­‐  

  3  
 4   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

III.  MODES  OF  REGISTERING  LAND  TITLES   SC:  In  fine,  non-­‐Filipinos  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   Ø Filipino  citizens;  
brought  the  case  to  the  Court  of  First  Instance  of  Manila  which  sustained   Ø 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.   Ø Aliens,  but  only  by  hereditary  succession  
  Ø A   natural-­‐born   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  natural-­‐born  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   natural-­‐
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   “re-­‐acquired”   the   same   under   the  
hold  lands  of  the  public  domain  in  the  Philippines.   Citizenship   and   Re-­‐acquisition   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   re-­‐acquisition  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  twenty-­‐five  years,   ALIENS  MAY  LEASE  PRIVATE  LAND  
renewable  for  another  twenty-­‐five  years…    
  Ø 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.   Ø 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   sixty-­‐year   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  
 5   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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   -­‐   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  NON-­‐FILIPINOS  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  
 6   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

RECOVERY  OF  LAND  SOLD  TO  AN  ALIEN   Ø 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.  
Ø 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  
Ø 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  
Ø SECTION  9,  PUBLIC  LAND  ACT:   that   neither   the   applicant   nor   her   predecessors-­‐in-­‐interest   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  quasi-­‐public  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  
 7   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

1956   as   lands   needed   for   forest   purposes   and   hence   they   3. NON-­‐REGISTRABLE  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   Solicitor-­‐General   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,  5-­‐Chome  Minato-­‐ku,  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  
 8   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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   non-­‐Filipino   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  
 9   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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   Ø November  29,  1919  
and   disposable.   Possession   of   forestland,   no   matter   bow   long   Ø 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   Ø Section   7   is   to   DECLARE   if   such   lands   are   OPEN   TO  
  DISPOSITION  
• Mineral  land  means  any  area  where  mineral  resources  are  found.  Mineral   Ø 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   Ø 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 Non-­‐agricultural  lands  
protect  the  rights  of  the  indigenous  cultural  communities  to  their  ancestral   Ø 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   non-­‐disposable   lots,   even   in   the   hands   of   • Public  Land  Act  (CA  No.  141)  
alleged  innocent  purchaser  for  value,  shall  be  cancelled.   Ø November  7,  1936  
• The   right   to   possess   or   own   the   surface   ground   is   separate   and   Ø 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:  Atok-­‐Big  Wedge  Mining  Co.  vs.  Court  of  Appeals   Ø The   government   could   sell   to   PRIVATE   PARTIES   only  
  those  lands  for  non-­‐agricultural  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   Ø QUALIFIED   INDIVIDUALS   UNDER   THE   1935  
under  the  laws  then  in  force  REMOVED  IT  FROM  THE  PUBLIC  DOMAIN.   CONSTITUTION  MAY  LEASE  FORESHORE  LANDS.  
  Ø 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   Ø 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  SEMI-­‐PUBLIC  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   quasi-­‐public   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.  
-­‐-­‐-­‐  END  OF  PART  III  -­‐-­‐-­‐  
 
 
DEVELOPMENT   OF   LAW   GOVERNING   FORESHORE/   RECLAIMED  
 
LANDS  
 
 
 
• Spanish  Law  of  Waters  
 
Ø 1866  
 
Ø Shores,   bays,   coves,   inlets,   and   all   waters   within   the   maritime  
 
zone  of  the  Spanish  territory  belonged  to  the  public  domain  for  
 
public  use  
 
Ø Allows  reclamation;  to  be  owned  by  the  party  who  constructed  
 
such  works  provided  it  is  done  with  government  permission  
 
 
 
• Act  No.  1654  
 
Ø May  8,  1907  
 
Ø Provided  for  the  LEASE,   BUT   NOT   SALE,  of  reclaimed  lands  of  
 
the  government  to  corporation  or  private  individuals  
 
Ø Private   parties   can   lease   reclaimed   lands   only   if   those   lands  
 
were  no  longer  needed  for  public  purpose  
 
Ø This   act   MANDATED   PUBLIC   BIDDING   in   the   lease   of  
 
reclaimed  lands  
 
Ø Did  not  repeal  Section  5  of  Spanish  Law  of  Waters  
 
 

  9  
 10   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  
Ø November  7,  1936   agricultural  portion  of  the  public  domain  
Ø Section   48.   The   following-­‐described   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,  
Ø June  22,  1957   exclusive   and   notorious   possession   of   the   lot   from   1880   to  
Ø 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   predecessors-­‐in-­‐
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  
Ø June  18,  1964   the   condition   precedent   to   apply   for   the   registration   of  
Ø Members  of  the  national  cultural  minorities  who  by  themselves   the   land   of   which   they   had   been   in   possession   at   least  
through   their   predecessors-­‐in-­‐interest   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  
Ø January  25,  1977    
Ø (b)  Those  who  by  themselves  or  through  their  predecessors-­‐in-­‐ “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   TWENTY-­‐FIVE   YEARS,   RENEWABLE   FOR   NOT   MORE   THAN  
government   grant   and   shall   be   entitled   to   a   certificate   of   title   TWENTY-­‐FIVE   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  
Ø (c)   Members   of   the   national   cultural   minorities   who   by   more  than  twelve  hectares  thereof,  by  purchase,  homestead,  or  
themselves  or  through  their  predecessors-­‐in-­‐interest  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  
Ø November  13,  1922    
Ø 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.    
   
Ø Before,   the   area   that   can   be   subject   of   judicial   confirmation   of    
title  is  144  hectares    
   

  10  
 11   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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:   v 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   predecessors-­‐in-­‐ 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.    
  v 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.  
  v WHERE   ALLUVIAL   INCREMENT   IS   NOT  
Where   the   land   is   owned   in   common,   all   the   co-­‐owners   shall   file   the   REGISTERED,   IT   MAY   BE   ACQUIRED   BY   THIRD  
application  jointly.   PERSONS  THROUGH  PRESCRIPTION.    
  v 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   -­‐-­‐-­‐  END  OF  PART  V  -­‐-­‐-­‐  
• That   the   applicant,   by   himself   or   through   his   predecessors-­‐in-­‐interest,   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    
   
v 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.    
   
v 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.    
   
v TO   CONSOLIDATE   PRESCRIPTION,   THE   POSSESSION   MUST    
THAT   OF   OWNER,   AND   IT   MUST   BE   PUBLIC,   PEACEFUL   AND    

  11  
 12   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

VI.  REGISTRATION  UNDER  THE  INDIGENOUS  PEOPLES  RIGHTS  ACT   indigenous   religions   and   culture,   became   historically   different  
  from  the  majority  of  Filipinos.  
v RA  No.  8371    
v Indigenous  Peoples  Right  Act  of  1997   NATIVE  TITLE  
v October  29,  1997    
v The   law   allows   indigenous   peoples   to   obtain   recognition   of   • It  refers  to  pre-­‐conquest  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  well-­‐being.   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   non-­‐member   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   individually-­‐owned   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   predecessors-­‐in-­‐interest,   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   v National  Commission  on  Indigenous  Peoples  (NCIP)  
dealings   entered   into   by   government   and   private   -­‐  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  
  v Ancestral   Domains   Office   (ADO)   -­‐   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,   non-­‐ and  prior  informed  consent  of  the  ICCs/IPs  concerned,  
certification   prior   to   the   grant   of   any   license,   lease   or  

  12  
 13   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  
 14   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
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   • 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     Ø 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   Ø 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   Ø 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   Ø 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  05-­‐2000,  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. NON-­‐RESIDENT  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  
 15   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  tenant-­‐farmer  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.    
  v In   practice,   the   Solicitor   General   is   invariably   furnished  
Ø 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   v 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.  
  v 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  FORTY-­‐FIVE  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   v 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.   Ø The   requirement   of   giving   notice   by   all   three   modes   is  
  mandatory  
v TWO-­‐FOLD  PURPOSES  OF  PUBLICATION   Ø 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   Ø 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  
v 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.    
v 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  
v For  non-­‐compliance  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.    
v 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)  
v Personal  notice  is  not  necessary  unless  required  by  the  Court    
v 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  
v 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  
v 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   co-­‐ownership,   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  
 16   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

4. ORDER  OF  DEFAULT,  EFFECT  (Section  26)   v 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   registration-­‐proceedings   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  
v 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   v HEARING  
by  his  duly  authorized  representative   § Applications  for  registration  shall  be  heard  in  the  RTC  or  
  in  first  level  courts  
v 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  
v 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  
v All   claims   of   third   persons   to   the   property   must   be   asserted   in   the   submit   a   convincing   proof   of   his   and   his   predecessor-­‐in-­‐
registration  proceedings.   interest’s   actual,   peaceful,   and   adverse   possession   in   the  
v 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  
v 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  
   
v 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  “WELL-­‐NIGH  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  
v Private   persons   may   not   file   opposition   for   the   government   on   the   and  title.    
ground  that  the  land  belongs  to  the  government.    
v 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   “well-­‐nigh   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.    
v If   the   Solicitor   General   did   not   initiate   the   opposition   by   the   Ø LANDS  MUST  BE  ALIENABLE  AND  DISPOSABLE  
Government,  it  will  be  summarily  dismissed.    
v 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  
v 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  
v 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.    
v 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  
 17   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

Ø 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.   05-­‐2000,  
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.  
   
Ø 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   “well-­‐nigh  
  incontrovertible”.  
Ø PROOF  OF  CLASSIFICATION  OF  LAND  AS  A  &  D  (C-­‐LEL-­‐RCC)    
  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   quasi-­‐public   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.    
Ø 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  predecessors-­‐in-­‐interest  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   Ø 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.   Ø 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.   Ø 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   § Fruit-­‐bearing  trees  
TO  CHECK  THE  CORRECTNESS  THEREOF.   § Fencing  the  area  
  § Constructing  a  residential  house  
The   surveyors   is   duty-­‐bound   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  
 18   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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)   Ø 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   Ø 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  
Ø 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.   Ø 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.    
  Ø WHEN  CAN  A  WRIT  OF  POSSESSION  BE  ISSUED  
Ø 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.  
   
Ø 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  
 19   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

8. DECREE  OF  REGISTRATION  (SECTION  31,  PD  1529)   V.  REMEDIES  

   
Every   decree   of   registration   issued   by   the   Commissioner   SHALL   Ø 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  tenant-­‐farmers,  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  
Ø 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  
Ø 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  
 20   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

v 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  
v 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)  
v 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  
v 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   -­‐   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.  
cross-­‐claims  and  third-­‐party  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  
 21   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  co-­‐owner  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  
 22   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  (NN-­‐CPP-­‐AHDI)   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  
 23   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

"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   -­‐   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   Ø 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.  
   
Ø PREPARATION  OF  DECREE  AND  CERTIFICATE  OF  TITLE   Ø 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  co-­‐owners  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  
 24   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

the   Register   of   Deeds   shall   register   any   subsequent   voluntary  Ø 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  
Ø 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  
Ø 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   Ø 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  
Ø 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   co-­‐owners,   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   Ø 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   -­‐   Superior   lien   in   favor   of   the    
government   Ø 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   Ø 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  co-­‐owners   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   Ø 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  
 25   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  
  § Non-­‐compliance   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  
   
Ø 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   Ø PRESENTATION  OF  OWNER'S  DUPLICATE  UPON  ENTRY  OF  
affect  innocent  third  persons.   NEW  CERTIFICATE  
   
Ø 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  
Ø 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   Ø 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  
 26   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  
 
Ø 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.    
  Ø CONVEYANCE  AND  TRANSFERS  
Ø 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  
 27   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

Ø 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   debtor-­‐mortgagor   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   non-­‐redemption,   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   non-­‐redemption;   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   Ø 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  
 28   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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. Carry-­‐over   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  
 29   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  
   
Ø 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      
   
Ø Section   70.  Where  the  notice  of  adverse  claim  is  sufficient  in  law   Ø 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   thirty-­‐six   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   10-­‐year   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  
 30   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

§ 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   ü 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  
  ü The   litigation   must   directly   involve   a   specific   property   which  
Ø DISSOLUTION  OF  ATTACHMENT   is  necessarily  affected  by  the  judgment  
  ü 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   ü 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  non-­‐existent  right  or  lien  
Ø 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  
Ø 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  
Ø 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  predecessor-­‐in-­‐interest  
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  
Ø 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  
 31   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  
Ø 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   re-­‐register   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  
Ø 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   co-­‐owner’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  
Ø 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   co-­‐owner’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  
Ø 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  
 32   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  co-­‐owner’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   co-­‐owner’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  
 33   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

NATURAL  RESOURCES  AND  ENVIRONMENTAL  LAW   CASE:  MINORS  OPOSA  VS.  DENR  SECRETARY  FACTORAN  
ATTY.  ROWELL  ILAGAN    
2014-­‐2015   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  “INTER-­‐GENERATIONAL   RESPONSIBILITY”  
  and  “INTER-­‐GENERATIONAL  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  it;  thus,  in   tropical   forests.   They   further   asseverate   that   they   represent   their  
this   free-­‐for-­‐all,   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   -­‐-­‐   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   -­‐   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  sea-­‐use  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  -­‐  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   -­‐   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   inter-­‐generational   responsibility   and   for   inter-­‐ 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   -­‐  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  
 34   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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   -­‐   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   socio-­‐
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   -­‐   The   President   of   the   Philippines   shall   a. Section   1   -­‐   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.  15-­‐92  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   above-­‐stated   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   30-­‐51%   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  
 35   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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   decision-­‐making   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  self-­‐executing);   “continuing   mandamus,”   the   Court   may,   under   extraordinary  
2. Even  if  said  passage  is  self-­‐executing,  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.   Ø 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   -­‐   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  well-­‐being.  
   
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   government-­‐
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   short-­‐term   uses   of   the   resources  
  of   the   environment   are   consistent   with   the   maintenance  
CASE:  ARANDA  VS.  REPUBLIC   and   enhancement   of   the   long-­‐term   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  non-­‐
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   Ø DENR  Administrative  Order  No.  2003-­‐30  
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  
 
Ø 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  
Ø 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  
 36   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

• 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  Non-­‐  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   non-­‐ferrous   metal   area.       Consequently,   the   DENR   has   no   choice   but   to   issue   the  
industries,   iron   and   steel   mills,   smelting   plants,   and   Certificate   of   Non-­‐   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   (fossil-­‐fuelled,  
the   2.64   hectares   of   foreshore   area   in   Caticlan.   In   the   same   year,   the  
nuclear,   coal-­‐fired,   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   Resources-­‐Environmental   Management  
require  an  EIS  if  they  are  considered  ECPs.  Some  likely   Bureau-­‐Region   VI   (DENR-­‐EMB   RVI)   issued   to   the   Province  
examples   include   major   resorts   or   hotels,   airports,   Environmental   Compliance   Certificate-­‐R6-­‐1003-­‐096-­‐7100   (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,   socio-­‐
• Areas   frequently   hit   by   natural   calamities   (geologic   economic  and  legal  grounds.  
hazards,  floods,  typhoons,  volcanic  activity,  etc.);  

  36  
 37   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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   wood-­‐processing   plants   shall   be  
reclamation  project  in  this  case.   encouraged  and  rationalized;  and  
  § The   protection,   development   and   rehabilitation   of   forest  
Also,  DENR  DAO  2003-­‐30  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,   non-­‐governmental   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  
 38   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  -­‐   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   -­‐   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,   Officer-­‐in-­‐Charge   of   the   DENR-­‐CENRO   in   Maasin,   Southern   SMALL-­‐SCALE   MINING   PERMITS   -­‐   In   consonance   with   the   Local  
Leyte   before   cutting   the   lumber,   and   that   the   latter   purportedly   Government   Code   and   RA   No.   7076,   small-­‐scale   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   by-­‐
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  BUGAL-­‐B’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   DENR-­‐CENRO,   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   95-­‐23,  
case   that   appellant   exerted   any   effort   during   the   trial   to   avail   of   the   which   was   later   repealed   by   DENR   Administrative   Order   96-­‐40,  
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,  self-­‐serving.   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.96-­‐40)   of   the   Philippine   Mining   Act   of   1995   provides   strict    
adherence   to   the   principle   of   SUSTAINABLE   DEVELOPMENT.   This   In   January   2001,   WMC   -­‐   a   publicly   listed   Australian   mining   and  
strategy  mandates  that  the  needs  of  the  present  should  be  met  without   exploration   company   -­‐   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   pro-­‐people   and   pro-­‐environment   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   built-­‐up   areas   and   critical   watershed   unconstitutional   for   allowing   fully   foreign-­‐owned  
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  
 39   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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   non-­‐ 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   60-­‐40%   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   large-­‐scale   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   twenty-­‐five  
  (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  off-­‐shore  and  deep-­‐sea  resources;  and   Fishpond   leased   to   qualified   persons   and   fisherfolk  
§ Upgrading  of  post-­‐harvest  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  twenty-­‐five  (25)  years  and  
strict   regulations,   for   purely   research,   scientific,   technological   and   renewable   for   another   twenty-­‐five   (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  
 40   DIWATA  NOTES  (LAND,  TITLES,  AND  DEEDS,  2014-­‐2015)  
Although  care  has  been  taken  to  ensure  the  accuracy,  completeness  and  reliability  of  the  information  provided,  kindly  exercise  caution  when  using  this  material.    
 

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  multi-­‐sectoral  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.  15-­‐92  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   above-­‐stated   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  non-­‐issue.The  Court  of  Appeals,  in  its  20-­‐
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.-­‐   Incinertion,   hereby   defined   aas   the  
welfare   clause   of  the   local  government   code   mandates   for   the   burning   of   municipal,   bio-­‐chemical   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.   -­‐   The   Department,   in   coordination   Section  5.  Definitions.-­‐  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   internationally-­‐accepted   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  non-­‐governmental  organization,  
water   utility   sector,   and   business   sector.   The   Department  
representative  shall  chair  the  governing  board.  In  the  case  of  the  LGUs  

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