Arellano University School of Law

Land Titles and Deeds Course Outline 21-22

Atty. Francis R. Doble

I.Land Titling

A. Introduction

Land Administration

a. Land Administration and its component

1. Land Survey and Mapping

2. Land Adjudication
3. Land Registration
4. Cadastre
• Examples of a Cadastre
• Land Classification Maps
• Tax Maps/Tax Rolls
• Land Use Maps
• Geo Hazard Maps

b. Importance of Land Administration

c. Goals

d. Government Agencies involved in Land Administration

1. Department of Environment and Natural Resources (DENR)

Cases:

Chavez vs. PEA GR No. 133250, July 9, 2002

Ortua vs. Encarnacion, GR No. 39919, January 30, 1934
Firmalo vs. Tutaan, GR. No. L-35408, Oct. 27, 1973

2. Land Registration Authority (LRA)

3. Registrars’ of Deeds

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 4. Department of Agrarian Reforms (DAR)
5. National Commission on Indigenous People (NCIP)
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6. Judiciary
7. Local Government Units (LGUs)

B. Land Ownership in the Philippines

a. Two Principles of Land Ownership in the Philippines

1.State Ownership (Regallian Doctrine) Constitutional

Basis: Sec. 2, Art. XII

Exception: IPRA Lands-Cruz vs. Sec. of DENR

Ecclesiastical Property

Cases:

Johnson vs. Mackintosh -21 U.S. 543 (1823)

Carino vs. Insular govt.- 212 U. S., 449
Republic vs. Raneses, GR No. 189970, June 9, 2014
Republic vs. Remman Enterprises, GR No. 199390, February 19,
2014
Cruz vs. Secretary of Environment and Natural Resources, GR No.
135385, Dec. 6, 2000
Republic vs. CA and Carag, GR No. 155450, August 6, 2008
Krivenko vs. Registry of Deeds, GR No. L-630, November 15, 1947

2.Private Ownership

b. Public Domain Land vs. Private Domain Lands

1.Public Domain Lands- Public Domain Lands are lands

that are owned by the State. These are referred to as lands of the
Public Domain.

a. Kinds of Public Domain Lands:

1. State Ownership by use

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 Intended for public use
Intended for some public purpose

2. State ownership in its Private Capacity

(Patrimonial Property)
3. State Ownership by Classification

b. Characteristics of Public Domain Lands 2.Private

Domain Lands

C. Land Titles and Land Registration

1.Title is equivalent to Naked Right of Ownership

2.Titled Land as equated to Unregistered land
3.Untitled Land as equated to Unregistered Land

D. History of Land Ownership in the Philippines

1.Pre-Hispanic- Baranggay System

2.Hispanic- (discovery and Conquest/regallian doctrine)
- Spanish titles
3.American-Introduction of the Torrens System (Philippine Bill
of 1902;Act 926 and Act 496
-Recognition of Spanish titles
4.Modern Day Law-PD 1529 and CA 141

E. Land Classification

Rules:

1.It is an executive function

2.Executive determines original classification
3.Congress may reclassify land
4.Principle of vested right
5.Land must be A&D
6.Land Classification describes the legal nature of the land
7.Congress to determine the final forest line

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Constitutional classification:

Agricultural (CA 141)

Forest Land (PD 705)
Mineral Land (RA 7931 Mining Act of 1995)
National Park (RA 7598 NIPAS Act)

Cases:

Mapa vs. Insular Government, G.R. No. L-3793, February 19, 1908
De Aldecoa vs Insular Government (G.R. No. 3894. March 12, 1909)
Sta. Monica Industrial and Development corp. vs. CA, G.R. No.
150327. June 18, 2003
Republic vs. Yap et. al. GR. No. 167707, October 8, 2008
Menguito vs. Republic, GR No. 134308, December 14, 2000-
Director of Lands vs. CA and Bisnar, GR No. 83609, October 26,
1989
Gordula vs. CA, GR No. 127296 January 22, 1998

F. Surveys

a. Importance of Surveys
b. Persons Authorized to conduct Surveys Survey Authority/Survey
c. Orders Cadastral/Isolated Surveys
d. Technical Descriptions
e. Survey Maps/Records
f. Procedure in Cadastral Registration Proceedings (Sec. 35 to 38 PD
1529)

Cases:

Cambridge Realty and Resources Corporation vs. Eridanus

Development, Inc. and Chiton Realty Corp., (G.R. No. 152445, July
4, 2008)
Golloy v. Court of Appeals, (G.R. No. 47491, May 4, 1989)

G. Kinds of Land Titles in the Philippines

1.Spanish Titles

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Titulo Real
Concession Especial
Titulo de Composition con el estado Titulo De Compra
Information Possesoria

2.Direct Grants
a. General Requirements for a Public Land Grant Age
Citizenship
Proof of Land Holding Survey of Land Classification of Land
b. Restrictions in Land Awards
On transfers and conveyances Easements and Servitudes
c. Public Land Grants in Agricultural Lands

Homestead Patents

Cases:

Pascua vs. Talens, G.R. No. L-348 April 30, 1948

Balboa vs. Farrales, GR No. 27059, February 14, 1928
Susi vs. Razon, GR No. 24066, December 9, 1925-same above

Sales Patent

Dela Rosa vs. Valdez, GR No. 159101, July 27, 2011 Lease

Free Patents

d. Public Land Grants in Residential, Commercial and Industrial

Lands

Sales Patent (Sec. 60 to 68 of CA 141) RA 730 Miscellaneous Sales

Patent RA10023 Residential Free Patent

e. Titles under the CARP Law

f. Titles under the IPRA Law
g. Friar Lands

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Cases:

Pugeda vs. Trias, GR No. L-16925, March 31, 1962

Manotoc vs. Barque, GR No. 162335, August 24, 2010 and March
6, 2012
h.Procedure in Public Land Applications

3. Indirect Grants

a. Confirmation of Imperfect titles (Sec. 14 P.D. 1529) (Sec. 48B CA

141)

1.Sec 14(1) time immemorial titles

-nature of land possessed

Cases:

Canete vs. Genuine Ice Company, Inc. GR No. 154080, January 22,
2008
Republic vs. CA and Naguit, GR No. 144057, Jan. 17, 2005
Reiterated in the case of Republic vs. CA and Malabanan
Republic v. Medida, G.R. No. 195097, August 13, 2012
Republic v. Jaralve, G.R. No. 175177, October 24, 2012
Republic v. Aboitiz, G.R. No. 174626, October 23, 2013
Republic v. Capco de Tensuan, G.R. No. 171136, October 23, 2013
Republic v. Sese, G.R. No. 185092, June 4, 2014
Republic v. Remman Enterprises, G.R. No. 199310, February 19,
2014

-Nature, manner and time of possession

Cases:

Republic vs. Eastsilverlane Realty, GR No. 186961, February 20,

2012
Republic vs. Alconaba, GR No. 155012, April 14, 2004
Cornelio Ramos vs. Director of Lands, G.R. No. 13298 November 19,
1918

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Republic vs. T.A.N. Properties, GR No. 154953, June 26, 2008
Republic vs. Jaralve, GR No. 175177, October 24, 2012 Republic vs.
Santos, GR No. 160453, November 12, 2012
2.Sec. 14 (2) Prescription

Requisites: Express declaration that the land is:

1.A&D
2. No longer needed for public service or the development of the
national wealth

Cases:

Republic vs. Malabanan GR No. 179987, April 29, 2009 Republic

vs. Suburban Realty, GR No. 164408, March 24, 2014
Dream Village Neighborhood Assoc. vs. BCDA, GR No. 192896, July
24, 2013

3.Sec. 14 (3) Accretion

Cases:

Ignacio Grande vs. CA, GR No. L-17652, June 30, 1962

Republic vs. Abrille, GR No. L-39248, May 7, 1976 Fernando vs.
Acuna, GR No. 1610, Sent. 14, 2011

4. Sec. 14 (4) “In any other manner provided by law” Other modes
such as a Statute or an executive act

Cases:

Special Patents

Chaves vs. PEA GR No. 133250, July 9, 2002

Reservations

International Hardwood and Veneer Co. vs. UP, G.R. No. L-52518
August 13, 1991

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Republic vs. Doldol, GR No. 132963, Sept. 10, 1998 Palomo vs.
Republic, GR No. 95608, January 21, 1997

4. Non Registrable Properties

Ex.

a. Agricultural Lands b.Forest or timber Lands c.Mineral Lands

d.National Park e.Reservations f.Foreshore Lands g.Reclaimed
Lands

II. Land Registration

1.Land Registration in General

A. Definition
B. Purpose of Land Registration
C. Importance
D. Function
E. Methods of Registration

Case:
Heirs of Susana De Guzman vs. CA, 420 SCRA 219

2. Torrens Titling System

A. History
B. Purpose of the Torrens System in General

Case:

Legarda vs. Saleeby G.R. No. 8936, October 2, 1915

Director of Lands vs. Santiago, GR No. L-41278, April 15, 1988- PD
1529, supersedes all laws relative to registration of Property
Republic vs. Guerrero G.R. No. 133168, March 28, 2006
Public vs. Court of Appeals G.R. Nos. L-46626-27 December 27,
1979

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C. Administration of the Torrens System

LRA
- Functions
- Functions of the Administrator

R.D.
- Functions - Exceptions

Sales vs. CA GR No. L-40145, July 29, 1992

D. Principles underlying the Torrens System

1.Mirror Principle

Case:

Centeno vs. CA GR No. L-40105, November 11, 1985

Kho vs. CA 214 SCRA 329, Nazareno vs. CA 343 SCRA 637
Domingo vs. Roces 401 SCRA 197

2.Insurance Principle

3.Booking Principle

Case:

Egao vs. CA 174 SCRA 484 Serna vs. CA 308 SCRA 527

4.Curtain Principle

a. Main effect: Creation of an indefeasible title

Case:

Villanueva vs. CA 198 SCRA 472

Lee Tek Sheng vs. CA 292 SCRA 544
Republic vs. CA 204 SCRA 160

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Muyco vs. CA 204 SCRA 358
Tirado vs. Sevilla 188 SCRA 321
Republic vs. Umali 171 SCRA 647

b. Exception to indefeasibility

-Statutory Exceptions (Sec. 44 and 46)

-Other Exceptions

c. Deferred indefeasibility

- Petition for Review of Decree of Registration - Only ground is

extrinsic fraud

Case:

Nancy T. Lorzanovs. Juan Tabayag Jr. GR No. 189647, February 6,

2012
Esconde vs. Barlongay, 236 Phil. 644, 1987

5. Action for Reconveyance

-Nature of the action

Cases:

Hi-Tone Marketing Corp. vs. Baikal Realty Corp. GR No. 149992,

August 20, 2004
Walstrom vs. Mapa Jr., GR No. 38387, January 29, 2004
Sps. Exequiel Lopez and Eusebia Lopez vs. Sps. Ediuardo Lopez
and Marcela Lopez, GR No. 161925, November 25, 2009
Aniceto Uy vs. Carmencita Naval-Sia, GR No. 173186, September
16, 2015

-Prescription of the action

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Cases:

Leyson vs. Bontuyan, GR No. 156357, Feb. 18, 2005

Villagonzalo vs. IAC, GR No 71110, November 22, 1988
Santos vs. Heirs of Dominga Lustre, GR No. 151016, Auguat 6,
2008
Lacsamana vs. CA, GR No. 121658, March 27, 1988
Heirs of Marcela Salonga Bituin vs. Teofilo Caoleng Sr. GR No.
157567, August 10, 2007

-Grounds for Reconveyance

Cases:

Francisco Alonso vs. Cebu country Club Inc. GR No. 188471, April
20, 2010
Aznar Brothers Realty Co. vs. CA, 327 SCRA 359
Fule vs. Lagare GR No. L-17951, Febraury 28, 1963
Teofisto Ono et. al. vs. Vicente Lim GR No. 154270, March 9, 2010
Betty Garbo vs. Sps. Victory and Josephine Garabato, Gr. No.
200013, January 14, 2015
Egao vs. CA, Dignos and Bontilao, 282 SCRA484
Caram vs. Laureta, GR. No. L-28740, Feb. 24, 1981
Crisostomo v. Court of Appeals, Norma San Jose and Diana Torres,
GR No. 91383, May 31, 1991
Embrado vs. Cimafranca, 233 SCRA 335
Agne vs. Director of Lands, 181 SCRA 793
Heirs of Gonzaga v. CA, 261 SCRA 327
Realty Sales Enterprise, Inc. V. IAC, Morris Carpo and QC
Development, G.R. No. 67451, September 28, 1987

6. Other effects of registration in the Torrens System

-Not subject to collateral attack

-Not subject to prescription

7.Other principle and rules based on jurisprudence

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Case:

Cecilia Amodia Vda. De Melencio vs. CA and Aznar Brothers Realty

Corp. GR No. 148846, September 27, 2007.
Gurbax Singh Pabla and Co. vs. Reyes, GR No. L-3970, October 29,
1952

E. Original Registration Steps in Original Registration

1.Survey of Land

Cases:

Pabaus vs. Yutiamco, GR No. 164356, July 27, 2011

Republic vs. Sarmiento, GR No. 169397, March 13, 2007
Republic Cement Corp. vs. CA, et. al. 198 SCRA 734
Director of Lands vs. Hon. Salvador Reyes, 68 SCRA 177
Republic vs. Munoz, GR No. 151910, October 15, 2007

2. Filing of Petition/Application

-Who may file: Sec. 14

-Other person/s who may file for Original Registration of Title

Cases:

Director of Lands vs. Intermediate Appellate Court and ACME, 146

SCRA 509)
Chavez vs. PEA, AFP Retirement and Separation Benefit System vs.
Republic, GR No. 180086, July 2, 2014
Testate Estate of Ramirez vs. Vda. De Ramirez, GR No. L-27952,
Feb. 15, 1982
Krivenko vs. Register of Deeds of Manila
Roman Catholic Apostolic Administrator of Davao, Inc. vs. LRC, GR
No. L-8451, Dec. 20, 1957

-Who may not apply

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Cases:

Palawan Agricultural and Industrial Co. vs. Director of Lands, G.R.

No. L-25914, March 21, 1972)
Ramirez vs. CA, G.R. No. 117247, April 12, 1996
Reyes vs. Sierra, G.R. No. L-28658, October 18, 1979
Kidpalos vs. Baguio Mining Gr No. L-19940, August 14, 1965 –

-Where to file: (Sec. 2 and Sec. 17)

-Required attachments: (Sec. 17)

-Applications covering 2 or more parcels (Sec. 18)

-Amendment: (Sec. 19)

Case:

Escueta vs. Director of Lands, GR No. 5720, Aug. 20, 1910

Republic vs. CA and Ribaya, GR No. 113549, July 5, 1996

-Court may require additional facts/ papers: Sec. 21

Case:

SM Prime Holdings, Inc. vs. Madayag, GR No. 164687, Feb. 12,

2009

3. Setting the date for initial hearing (sec. 23)

Case:

Fieldman Agricultural Trading vs. Republic, GR No. 147359, March

28, 2008

4. Transmittal of the Petition to the LRA

5. Publication in the OG (Sec. 23)

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Case:
Roxas vs. Enriquez, GR No. 8539, Dec. 24, 1914
Dir. of Lands vs. CA and Abistado, GR No. 102858, July 28, 1997

6. Mailing of the notice of initial owner: (Sec. 23)

7. Posting of the notice of the initial hearing: (sec. 23)

8. Notice on contagious owners (even if not named in petition)

9. Filing of Answer/Opposition (Sec. 25)

Case:

Roxas vs. Cuevas, GR No. L-3637, Aug. 31, 1907) Esconde vs.
Barlongay, GR No. L-67583, July 31, 1987 De Castro vs. Marcos,
GR No. L-2603, Jan. 27, 1969

10. Initial/Jurisdictional Hearing

- b Default, when issued? (Sec. 26)

11. Trial

12. Promulgation of Judgment (Sec. 28 and 29)

13. Appeal (within 15 days from receipt of judgment)

14. Finality of Decree of Registration (After 15 days and No MR or

appeal is filed ) (Sec. 30)

15. Transmittal to the LRA (Sec. 31)

16. Entry of the Decree in the LRA (entry in the Original

Registration book of the LRA)

17. Sending the copy of the decree of registration to the R.D. (Only a
certified copy is sent to R.D. issued under the seal of his office)

18. Transcription of the Decree of registration in the registry book

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F. Remedies on the judgment in Original Registration

1. New Trial/Reconsideration
2. Appeal
3.Review of Decree of Registration/Reopening the proceedings
for Registration (Effect of doctrine of deferred registration)
4.Annulment of Judgment of Registration

G. Subsequent Registration

Kinds of subsequent registration:

a. Voluntary (Sec. 51 to 68)

Are contracts or agreements willfully executed by the land owner or

his duly authorized representative such as sales, leases, mortgages,
donations, exchanges, trusts or variations thereof affecting real
estate. (Including innominate contracts)

Procedure in Voluntary Registration:

1. Comply with the essential requisites of a contract (Sec. 51 Form

must be sufficient in law)
2. Observance of the “formal” requirements of a public instrument
3. Submission of supporting document for certain transactions
before registration as provided by special laws
4. Performance of the jurisdictional requisites of registration (Sec.
56)
a. Entry of the document in the primary entry book (sec. 56)
b. Payment of entry and registration fees
c. Surrender of the owner’s duplicate of title (Sec. 57)

5. Registration of Mortgage and Leases (sec. 60)

b. Involuntary (Sec. 69 to 92)

Involuntary Transactions

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a. Attachment and Execution
b. Preliminary Attachment
c. Garnishment
d. Levy on execution

-Registration of Attachments and Execution -Documents to be

Registered

-Registration Procedure

-Effects of Registration

H. Actions after Original Registration

1.Assurance Fund (Sec. 93 to 102)

Case:

Eduarte vs. CA 253 SCRA 391

-Elements
-Satisfaction of Judgment

2. Surrender of withheld duplicate certificates (Sec. 107)

- Situation contemplated - Who may file
- Action
- Effects after hearing

3. Amendment and Alteration of Certificates (Sec. 108)

-Grounds for Amendment -Court Action

4. Reissuance of Lost Owner’s Duplicate (Sec. 109)

5. Reconstitution (Sec. 110)

-Purpose
-General Rule in reconstitution of titles: Judicial Reconstitution
(Use R.A. 26)
-Exception: Administrative Reconstitution (Sec. 110 PD 1529) as
amended by RA 6732

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 a. Judicial Reconstitution (R.A. 26)
What do you prove
Sources for reconstituted titles: -Sec. 2 R.A. 26 OCT
-Sec. 3 R.A. 26 TCT
-Sec. 4 R.A. 26 Liens and other encumbrances

b. Administrative Reconstitution
Sec. 2 RA 6732 apply this if for single titles Sec. 18 and 19 RA 26

6. Consulta (Sec. 117)

-Nature of the action -Procedure
-Remedy after appeal to LRA

Cases:

Dr. Caviles, Jr. v. Bautista, GR No. 102648, November 24, 1999

Francisco Bayoca, et al vs. Gaudioso Nogales, G.R. No. 138201.
September 12, 2000
Republic of the Philippines vs. Court of Appeals and Antonina
Guido, et al, G.R. No. 84966 November 21, 1991
Roxas v. Court of Appeals, GR No. 138660, Feb. 5, 2004

7. Adverse Claim (Sec. 70)

8. Lis Pendens (Sec. 76)

9. Reversion
-Nature
-Grounds

Case:

Republic v. De Guzman, 326 SCRA 267 I.

10. Other Remedies

a.Action for Reconveyance

-Nature of Reconveyance

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 -Instances/Grounds
-Effect
-Prescription of Action for Reconveyance

Case:

Villagonzalo vs. IAC, GR No. 71110, November 22, 1988

b. Quieting of Title (Art. 476 to 481 (Rule 63 Declaratory Relief)

-When to file
-Duty of Court
-Who may file
-Usual grounds in land registration cases
-Period to file

c. Cancellation of title
-When to file
-Who files
-Period to File

I. Dealings with unregistered lands (Sec. 113)

-Effect if transaction over unregistered land is unrecorded

under Sec. 113
-Effect if recorded under Sec. 113
-Who is a person with a better right?

Case:

Nisce vs. Milo (62 Phil 976)

J. Foreign Ownership

-General Rule
-Exception
-Hereditary Succession -Former Natural born Citizens
a.BP 185
b.RA 8179

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Cases:

Alexander Krivenko vs. Register of Deeds of Manila G.R. No. L-630,

November 15, 1947

Philipp Matthews vs. Benjamin and Joseline Taylor G.R. No.

164584, June 22, 2009

K. Registration of Condominium Certificate of Titles

What must be registered:

-Master Deed
-Declaration of Restriction
-Diagrammatic Floor Plan
-Owner’s duplicate of the title of the land and all issued
co-owner’s duplicate, if any

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