tNotes: Assignment
RULES OF COURT
● Andal - 279-293 (DONE) HAH
● Cruz - 294-307 (DONE)
● de Guzman - 308-321 (DONE)
● Gomez -322-335
● Osorio -336-349 (DONE)
Remedies
● Review of decree of registration (Sec. 32)
Sec. 32 Review of Decree of Registration; Innocent Purchaser for Value. — The decree of
registration shall not be reopened or revised by reason of absence, minority, or other disability
of any person adversely affected thereby, nor by any proceeding in any court for reversing
judgments, subject, however, to the right of any person, including the government and the
branches thereof, deprived of land or of any estate or interest therein by such adjudication or
con􀀴rmation of title obtained by actual fraud, to 􀀴le in the proper Court of First Instance a
petition for reopening and review of the decree of registration not later than one year from and
after the date of the entry of such decree of registration, but in no case shall such petition be
entertained by the court where an innocent purchaser for value has acquired the land or an
interest therein, whose rights may be prejudiced. Whenever the phrase "innocent purchaser for
value" or an equivalent phrase occurs in this Decree, it shall be deemed to include an innocent
lessee, mortgagee, or other encumbrancer for value.
Upon the expiration of said period of one year, the decree of registration and the certi􀀴cate of
title issued shall become incontrovertible. Any person aggrieved by such decree of registration
in any case may pursue his remedy by action for damages against the applicant or any other
persons responsible for the fraud.
○Requisites
■ Petitioner must have an estate or interest in the land
■ He must show actual fraud in the procurement of the decree
■ Petition - filed within one year from the issuance of decree
■ Property has not yet passed to an innocent purchaser for value b.
Distinction between actual (or extrinsic) and intrinsic fraud
● Reconveyance
○ Requisites
■ Action in the name of claimant
■ Then registration procured through fraud or illegal means
■ Property has not yet passed to an innocent purchaser for value
REMEDIES
- Aggrieved party may avail himself of the remedy of:
- Motion for New Trial or Reconsideration (Rule 37)
- Petition for Relief from Judgment (Rule 38)
- Appeal to the CA or SC (Sec. 33 of PD 1529)
- Petition for annulment of Judgment (Rule 47
A.
1,New trial or reconsideration
Sec 1, Rule 37:
Section 1. Grounds of and period for filing motion for new trial or reconsideration.
Within the period for taking an appeal, the aggrieved 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 following causes materially
affecting the substantial rights of said party:
(a) Fraud, accident, mistake or excusable negligence which ordinary prudence could not have
guarded against and by reason of which such aggrieved party has probably been impaired in his
rights; or
(b) Newly discovered evidence, which he could not, with reasonable diligence, have discovered and
produced at the trial, and which if presented would probably alter the result.
Within the same period, the aggrieved party may also move for reconsideration upon the grounds
that the damages awarded are excessive, that the evidence is insufficient to justify the decision or
final order, or that the decision or final order is contrary to law.
2,Relief from judgment; relief from denial of appeal
- When a judgment or final order is entered, or any proceedings is thereafter taken
against a party in any court through, accident, mistake, or excusable negligence, he may
file a petition in such court and in the same case praying that the judgment, order or
proceeding be set aside (Sec. 2, Rule 38)
- A "final" judgment or order is one that finally disposes of a case, leaving nothing more to
be done by the Court in respect thereto (Denzo v. IAC)
- A petition provided for in either of the preceding sections of this Rule must be verified,
filed within sixty (60) days after the petitioner learns of the judgment, final order, or
other proceeding to be set aside, and not more than six (6) months after such judgment
or final order was entered, or such proceeding was taken; and must be accompanied
with affidavits showing the fraud, accident, mistake, or excusable negligence relied
upon, and the facts constituting the petitioner's good and substantial cause of action or
defense, as the case may be. (Sec 3, Rule 38)
- Relief under Rule 38 MAY NOT be availed of except when the decision has become final
and executory, and only when a new trial is not available.
3,Appeal
- An appeal may be taken from a judgment or final order that completely disposes of the
case, or of a particular matter therein when declared by the ROC to be appealable.
Sec. 2, Rule 41:
Sec. 2. Modes of appeal.
(a) Ordinary appeal.- The appeal to the Court of Appeals in cases decided by the Regional Trial
Court in the exercise of its original jurisdiction shall be taken by filing a notice of appeal with the
court which rendered the judgment or final order appealed from and serving a copy thereof upon
the adverse party. No record on appeal shall be required except in special proceedings and other
LTD | Nov 13 | 1
cases of multiple or separate appeals where the law or these Rules so require. In such cases, the
record on appeal shall be filed and served in like manner.
(b) Petition for review.- The appeal to the Court of Appeals in cases decided by the Regional Trial
Court in the exercise of its appellate jurisdiction shall be by petition for review in accordance with
Rule 42.
(c) Appeal by certiorari.- In all cases where only questions of law are raised or involved, the appeal
shall be to the Supreme Court by petition for review on certiorari in accordance with Rule 45.
4.Petition for annulment of judgment or final orders and resolution of RTC
- The doctrine of finality of judgments permits certain equitable remedies; and one of
them is a petition for annulment, an original remedy under Rule 47 of the ROC. It is a
remedy extraordinary in character, and will not so easily and readily lend itself to abuse
by parties aggrieved by final judgments.
- Rule 47 governs the annulment by the CA of judgements or final orders and resolutions
in civil actions of the RTC for which the ordinary remedies of new triel, appeal, petition
for relief or other appropriate remedies are no longer available through no fault of the
petitioner. Final judgment of or orders of quasi-judicial tribunals or administrative
bodies are non susceptible to petitions for annulment under Rule 47.
- An action for annulment of judgment is a remedy in law independent of the case where
the judgment sought to be annulled was rendered. The purpose of such action is to have
the final and executory judgment set aside so that there will be a renewal of litigation. It
is resorted to in cases where the ordinary remedies of new trial, appeal, petition for
relief from judgment, or other appropriate remedies are no longer available through no
fault of the petitioner, and is based on only two (2) grounds: extrinsic fraud, and lack of
jurisdiction or denial of due process. (Lopez v. Esquivel)
- If the judgment sought to be annulled is still on appeal or under review by a higher
court, it cannot be regarded as final, and there can be no renewal of litigation because
the litigation is actually still open and on-going (ibid)
- When the 1997 Rules of Civil Procedure became effective on July 1, 1997, it
incorporated Rule 47 on annulment of judgments or final orders and resolutions of the
RTCs. The two grounds for annulment under Sec. 2, Rule 47 are extrinsic fraud and lack
of jurisdiction. If based on extrinsic fraud, the action must be filed within four (4) years
from its discovery, and if based on lack of jurisdiction, before it is barred by laches or
estoppel as provided by Section 3, Rule 47. Thus, effective July 1, 1997, any action for
reversion of public land instituted by the Government was already covered by Rule 47.
(Yujuico v. Republic)
B.PROPERTY REGISTRATION DECREE
1.Petition for review of decree of registration
- Courts may reopen proceedings already closed by final decision or decree when an
application for review is filed by the party aggrieved within one year from the issuance
of the decree of registration pursuant to Sec. 32 of the Property Registration Decree.
However, the basis of the aggrieved party must be anchored solely on actual fraud.
(Eland Philippines, Inc. v. Garcia)
- Since the LRA’s issuance of a decree of registration only proceeds from the land
registration court’s directive, a petition taken under Section 32 of PD 1529 is effectively
a review of the land registration court’s ruling. As such, case law instructs that for "as
long as a final decree has not been entered by the [LRA] and the period of one (1) year
has not elapsed from the date of entry of such decree, the title is not finally adjudicated
and the decision in the registration proceeding continues to be under the control and
sound discretion of the court rendering it." (Lozada v. Bracewell)
(1)Requisites for review
- The right of a person deprived of land or of any estate or interest therein by adjudication
or confirmation of title obtained by actual fraid is recognized by law as a valid and legal
basis for reopening and revising a decree of registration.
- To avail a petition for review, the following requisites must be satisfied:
a. The petitioner must have an estate or interest in the land;
b. He must show actual fraud in the procurement of the decree of registration;
c. The petition must be filed within one (1) year from the issuance of the decree
by the LRA; and
d. The property has not yet passed to an innocent purchaser for value
- A mere claim of ownership is not sufficient to avoid a certificate of title obtained under
the Torrens system. An important feature a certificate of title is its finality. The
proceedings whereby such a little is obtained are directed against all persons, known or
unknown, whether actually served with notice or not, and includes all who have an
interest in the land. If they do not appear and oppose the registration of their own estate
or interest in the property in the name of another, judgment is rendered against them by
default, and, in the absence of fraud such judgment is conclusive. If an interest in the
land will not by itself operate to vacate a decree of registration, a fortiori, fraud is not
alone sufficient to do so. (Broce v. Apurado)
(2) Grounds for review; fraud must be actual or extrinsic
- Only extrinsic or collateral fraud is a ground for annulling a judgment.
- Extrinsic fraud refers to any fraudulent act of the successful party in a litigation which is
committed outside the trial of a case against the defeated party, or his agents, attorneys
or witnesses, whereby said defeated party is prevented from presenting fully and fairly
his side of the case. Intrinsic fraud refers to acts of a party in a litigation during the trial,
such as the use of forged instruments on perjured testimony, which did not affect the
presentation of the case, but did prevent a fair and just determination of the case.
- The fraud that justifies review of the decree of registration must be actual and actual
fraud as contemplated by Section 38 of Act 496, means intentional omission of a fact
required by law to be stated in the application of willful statement of a claim against the
truth. Specific acts intended to deceive or deprive another of his right must be proved
(Sterling Investment Corp. v. Ruiz).
- To sum:
Fraud is regarded as intrinsic where the fraudulent acts pertain to an issue involved in
the original action, or where the acts constituting the fraud were or could have been
litigated therein. The fraud is extrinsic if it is employed to deprive parties of their day in
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 court and thus prevent them from asserting their right to the property registered in the
name of the applicant. (Rabajah Ranch Development Corporation v. AFP Retirement and
Separation Benefit System)
(3)Distinction between extrinsic fraud and intrinsic fraud
- Where a person a person alleges that he has been deprived of land by a decree of
registration obtained by fraud and files in court a petition for review within one (1) year
after the entry of the decree, and where after trial fraud is established, the court may
order the cancellation of the decree and the issuance of a new decree and certificate of
title in the name of the petitioner.
(a)Specific instances of actual fraud or extrinsic fraud
- Reliefe is granted to aparty deprived of his interest in land where the fraud consist in the
following acts:
a. Deliberate misrepresentation tht the lots are not contested when in fact they
are;
b. Applying for and obtaining adjudication and registration in the name of a co-
owner of land which he knows had not been allotted to him in the partition;
c. Intentionally concealing facts, and conniving with the land inspector to
include in the survey plan the bed of a navigable stream;
d. Willfully misrepresenting that there are no other claims;
e. Deliberately failing to notify the party entitled to notice;
f. Inducing a claimant not to oppose the application for registration;
g. Misrepresentation by the applicant about the identity of the lot to the true
owner accusing the latter to withdraw opposition;
h. Failure to disclose the vital facts that the husband or wife’s previous
application for a revocable permit and to purchase the land in question from
the Bureau of Lands had been rejected;
i. Deliberate falsehood that the lands were allegedly inherited by the applicant
(b)When relief may not be granted
- Relief on the ground of fraud will not be granted in the following instances:
a. Where the alleged fraud goes into the merits of the case, is intrinsic and not
collateral, and has been controverted and decided;
b. Where it appears that the fraud consisted in the presentation at the trial of a
supposed forged document, or a false and perjured testimony; or in basing the
judgment on a fraudulent compromise agreement; or in the alleged fraudulent
acts or omissions of the counsel which prevented the petitioner from properly
presenting the case.
(4)Illustrative Cases
- intentional omission by the respondent Sandoval to properly inform the court a quo that
there were persons (the petitioners) in actual possession and cultivation of the parcels in
question, with the result that the court as well as the Chief of the Land Registration
Commission were denied the exercise of their authority to require the sending of
specific individual notices of the pendency of the questioned application in accordance
with the provisions of sections 31 and 32 of the Land Registration Act. Thus, it is to be
noted that the "Notice of Initial Hearing," supra, did not contain a specific mention of the
names of the petitioners, but only those of public official and private individuals who
evidently were not interested in the outcome of the questioned application.It then
behooved the court a quo to accord the petitioners a full-blown hearing — to which they
were entitled as part of the due process guarantee — at which they could present all
available evidence to prove their allegations. This hearing was denied them (Cruz v.
Navarro, 1973)
- In the case of Republic v. Lozada, appellant Lozada (and her husband Felix Cristobal)
were clearly guilty of fraud (1) in not disclosing in her application for registration the
vital facts that her husband's previous application for a revocable permit and to
purchase the lands in question from the Bureau of Lands had been rejected, because the
lands were already reserved as a site for school purposes; (2) in thus concealing the fact
that the lands were part of the public domain and so known to them; (3) in stating the
deliberate falsehood that the lands were allegedly inherited by her from her parents;
and (4) in filing the application for registration in the name of appellant Lozada and not
in that of her husband Felix Cristobal or the two of them jointly, thus suppressing the
fact that Felix Cristobal already had a record in the Bureau of Lands of having filed a
rejected application for the same lands, all of which misled the Bureau of Lands into not
filing an opposition to her application and as aptly observed by the lower court
"effectively deprived (the Republic) of its day in court.
(5)Petition must be filed within one (1) year from entry of decree of registration
- As long as a final decree has not been entered by the LRA and the period of 1 year has
not elapsed from date of entry of such decree, the title is not finally adjudicated and the
decision in the registration case continues to be under the control and sound discretion
of the registration court. After the lapse of said period, the decree becomes
incontrovertible and no longer subject to reopening or review.
- A petition for review under Sec. 32 is a remedy separate and distinct from a motion for a
new trial and the right to the remedy is not affected by such denial of cuah a motion
irrespective of the grounds upon which it may have been presented.
(6)Date of issuance of patent is equivalent to the decree of registration
- Sec 103 of PD 1529:
Whenever public land is by the Government alienated, granted or conveyed to any
person, the same shall be brought forthwith under the operation of the said decree and
shall be brough forthwith under the operation of the said decree and shall become
registered lands and that the instrument of conveyance in the form of a patent, before
its delivery to the grantee, shall be filed with the RD for registration, and that once
registered therein a certificate of title shall beissued as in other cases of registered land.
2.Action for Reconveyance
- Action of Reconveyance is a legal and equitable remedy granted to the rightful owner of
the land which has been wrongfully or erroneously registered in the name of another for
the purpose of compelling the latter to transfer or recover the land to him.
LTD | Nov 13 | 3
 - Reconveyance is available not only to the legal owner of the property but also to the (4) Remedy available even before issuance of decree
person with a better right than the person under whose name said property was ● Petition for reopening of the decree,
erroneously registered. ○ Filed within one (1) year from the issuance of the said decree,
○ It is not the exclusive remedy of the aggrieved party
(1)Statutory basis for an action of reconveyance ○ It does not bar any other remedy
- Sec 96 of PD 1529 provides that “hat nothing in this Decree shall be construed to ● Party who is prejudiced may file an action for the reconveyance of the property of
deprive the plaintiff of any right of action which he may have against any person for such which he had been illegally deprived, even before the issuance of the decree.
loss or damage or deprivation without joining the National Treasurer as party
defendant. In every action filed against the Assurance Fund, the court shall consider the (5) Relevant allegations
report of the Commissioner of Land Registration.” ● Art. 434 NCC - to maintain an action to recover the ownership of a real property, the
- This proviso constitutes sufficient statutory authority under which the remedy of person who claims a better right to it must prove (2) things:
reconveyance may be invoked. A person who succeeds in having a piece of real estate 1. Identity of the land claimed
registered in his name is insulated by law from a number of claims and liens. 2. His title thereto.
- An action for reconveyance may be filed against the registered owner by the rightful but
as yet unregistered owner. However this remedy cannot be always availed when the ● Plaintiff must allege that he was the owner of the land and that the defendant had
rights of an innocent purchaser for value will be affected. illegally dispossessed him of the land
● Body of the pleading/complaint determines the nature of an action, not its title or
(2)Nature and purpose of an action for reconveyance heading.
● It is a legal and equitable remedy granted to the rightful owner of land which has ○ Plaintiffs asserted in their complaint that:
been wrongfully or erroneously registered in the name of another for the purpose of ■ their predecessors-in-interest have long been the absolute and
compelling the latter to transfer or reconvey the land to him exclusive owners
● It is filed after (1) year from the issuance of the decree ■ they were fraudulently deprived of ownership when the private
● Purpose: respondents obtained free patents and certificates of title in their
○ Does not aim or purport to re-open the registration proceeding names.
■ It is to show that the person who secured the registration of
the questioned property is not the real owner (6) Reconveyance is an action in personam
○ Does not seek to set aside the decree ● An action to redeem/to recover title to or possession of, real property is not an action in
■ It is respecting the decree as incontrovertible and no longer rem- action against the whole world like land registration proceedings
open to review, ● Reconveyance is an action in personam,
■ It seeks to transfer or reconvey the land from the registered ○ Judgment is binding only upon the parties properly impleaded and duly
owner to the rightful owner or one with a better right. heard or given an opportunity to be heard.
● Person (Party to the proceedings or when notified) does not want to participate in
the registration proceeding and only after the property has been adjudicated and
Actions in personam Actions in rem
corresponding title was issued he files an action for reconveyance such action would
nullify registration proceedings and defeat the purpose of the law.
● directed against specific persons ● Directed against the thing or
● Seek personal judgments property or status of a person
(3) Requisites of Reconveyance of land
● a court must have jurisdiction over ● Seek judgments with respect
● To warrant a reconveyance of the land, the following requisites must concur:
the person of the defendant, thereto as against the whole world
1. The action must be brought in the name of a person claiming ownership or
otherwise its judgment is null and
dominical right over the land registered in the name of the defendant;
void.
2. The registration of the land in the name of the defendant was procured
through fraud or other illegal means;
3. The property has not yet passed to an innocent purchaser for value; ● Action to recover a parcel of land: is a real action but it is an action in personam,
4. The action is filed after the certificate of title had already become final and ○ It binds a particular individual only although it concerns the right to a
incontrovertible but within four (4) years from the discovery of the fraud, or tangible thing.
not later than 10 years in the case of an implied trust. ● Reconveyance is always available as long as the property has not passed to an innocent
third person for value.

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 ● NOTICE OF LIS PENDENS
○ It is annotated on the certificate of title immediately upon the institution of
the action in court.
○ Purpose: it will avoid transfer to an innocent third person for value and
preserve the claim of the real owner
(7) Where to file action
● Filed as an ordinary action in the ordinary courts and not with the land registration
court.
● Sec. 19(2) of BP129, as amended by RA No. 7691:
○ RTCs have exclusive original jurisdiction in all civil actions which involve the
title to or any interest in property where the assessed value thereof:
■ exceeds P20,000.00
■ Metropolitan Manila, where such value exceeds P50,000.00.
○ (GR:) An action for reconveyance or to remove a cloud on one's title involves
the title to, or possession of, real property, or any interest therein, hence,
exclusive original jurisdiction is with RTC
■ (XPN:) unless the assessed value of the property does not exceed
P20,000.00
● first level court having territorial jurisdiction would have
exclusive original jurisdiction
■ Determinative of regular court jurisdiction:
● Allegations of the complaint (on the assessed value of
the property)
● Principal relief thereby sought.
● Example:
○ Facts: Complaint for reconveyance was filed with RTC upon the theory that
the action is incapable of pecuniary estimation.
○ SC: action for reconveyance involves title to property, hence, plaintiffs
should have stated in the complaint the assessed value of the property, but
since they simply alleged the market value thereof as P15,000.00. It is the
municipal trial court, that has jurisdiction over the case.
(8) Indispensable parties to be impleaded in an action for reconveyance
● Owners of property over which reconveyance
● Indispensable parties:
○ without whom no relief is available and without whom the court can
render no valid judgment.
○ without whom the action cannot be finally determined,
○ whose interests in the subject matter of the suit and in the relief sought are
so bound up with that of the other parties that his legal presence as a party
to the proceeding is an absolute necessity.
● (GR:) An action for reconveyance does not lie against innocent purchasers for value.
○ (XPN:) registered owner who, despite knowledge of the pending action for
reconveyance, failed for an unreasonable and unexplained length of time
to do that which by exercising due diligence could or should have been done
earlier, warrants a presumption that he either has abandoned or declined
to assert it.
(9) Quantum of proof
● Established legal principle: a party seeking it should establish not merely by a
preponderance of evidence but by clear and convincing evidence that the land sought to be
reconveyed is his
● Must establish the fact of fraud.
○ Specific, intentional acts to deceive and deprive another party of his right, or
in some manner injure him, must be alleged and proved."'
○ Forgery cannot be presumed but should be substantiated with clear and
convincing evidence
○ Whoever alleges forgery has the burden of proving the same.
● HOWEVER: proof of actual fraud is not required where there was mistake in including
the land for registration.
● Art. 434 NCC: to successfully maintain an action to recover the ownership of a real property,
the person who claims a better right to it must prove two (2) things: first, the identity of the
land claimed; and second, his title thereto. (IDENTITY AND TITLE)
● Plaintiff must rely on the strength of his title and not on the weakness of the defendant's
claim.
○ Prescription of action
○ Action has also been treated as one to quiet title
(10) Action for reconveyance may be barred by prescription
● Although there are decisions to the contrary, an action for reconveyance of real
property resulting from fraud or based upon a constructive or implied trust may be
barred by the statute of limitations.
● HOWEVER: affirmative defense of prescription does not automatically warrant the
dismissal of a complaint (Rule 16 Civpro).
○ An allegation of prescription can effectively be used in a MTD only when the
complaint on its face shows that indeed the action has already prescribed
○ . If the issue of prescription is one involving evidentiary matters requiring a
full-blown trial on the merits, it cannot be determined in an MTD.
○ The defendant must first be able to establish by evidence that the subject
property is indeed covered by his certificate of title before he can argue that
any remedy assailing the registration has prescribed.
(11) Prescription of action
● Action based on fraud — 4 years
○ Action for reconveyance can only be instituted within (4) years after
discovery of the alleged fraud. (Balbin v. Medalla)
○ When an action for reconveyance is based on fraud, it must be filed within
four years from discovery of the fraud. Such discovery is deemed to have
taken place from the issuance of the OCT. (D.B.T. Mar-Bay Construction, Inc. v.
Panes)
● Action based on implied trust — 10 year
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○ Art. 1456 NCC: a person acquiring property through fraud becomes by
operation of law a trustee of an implied trust for the benefit of the real
owner of the property.
○ An action for reconveyance based on an implied or constructive trust
prescribes in 10 years from the date of the issuance of the OCT or TCT.
○ Such registration constitutes constructive notice to 3rd persons of the
respondent's adverse claim to the property.
○ Repudiation of said trust is not a condition precedent to the running of the
prescriptive period.
■ In the case of a resulting implied trust and an express trust,
prescription supervenes in a constructive implied trust even if the
trustee does not repudiate the relationship.
○ To determine when the prescriptive period commenced in an action for
reconveyance:
■ Plaintiffs possession of the disputed property is material.
■ 10 -year prescriptive period: applies only if there is an actual need
to reconvey the property as when the plaintiff is not in possession
of the property.
● HOWEVER:, if the plaintiff, as real owner, also remains
in possession of the property, the prescriptive period to
recover title and possession of the property does not run
against him.
○ An action for reconveyance would be in the
nature of a suit for quieting of title -
imprescriptible action.
○ In Amerol v. Bagumbaran, under NCC, just as an implied or constructive trust
is an offspring of the law (Art. 1456 NCC), so is the corresponding obligation
to reconvey the property and the title thereto in favor of the true owner.
○ Art. 1144 NCC is applicable:
■ An action upon an obligation created by law must be brought within
10 years from the time the right of action accrues.
○ (GR:) 10-year prescriptive period: begins to run from the date of
registration of the deed or the date of the issuance of the OCT over the
property.
■ (XPN:) if the person claiming to be the owner is in actual
possession of the property, the right to seek reconveyance, which
in effect seeks to quiet title to the property, does not prescribe.
○ In Sanjorjo v. Quijano: the aggrieved party may file an action for
reconveyance based on implied or constructive trust, which prescribes in
10 years provided that the property has not been acquired by an innocent
purchaser for value.
○ In Cavile v. Litania-Hong: If the registered owner, be he the patentee or his
successor-in-interest to whom the free patent was transferred, knew that
the parcel of land described in the patent and in the Torrens title belonged
to another, the aggrieved party may file an action for reconveyance based on
implied or constructive trust, which prescribes in 10 years from the date of
the issuance of the certificate of title.
● Action based on a void contract — imprescriptible
○ However, where the action for reconveyance is based on a void contract,
the same is imprescriptible (Casipit v. CA)
○ In actions for reconveyance of property predicated on the fact that the
conveyance complained of was void ab initio, a claim of prescription of the action
would be unavailing, and being null and void, the subsequent sale of the
property and title issued pursuant thereto produced no legal effects whatsoever.
Quod nullum est, nullum producit effectum. (Solid State Multi-Products
Corporation v. CA)
○ Daclag v. Macahilig:
■ Deed of sale executed by Maxima in favor of petitioners was null
and void since Maxima was not the owner of the land she sold.
■ Deed is subject to attack any time pursuant to Art. 1410 NCC
which provides that an action to declare the inexistence of a void
contract does not prescribe.
■ When there is a showing illegality, the property registered is
deemed to be simply held in trust for the real owner by the person
in whose name it is registered, and the former then has the right to
sue for the reconveyance of the property.
○ Action for reconveyance is based on the ground that the certificate of title
was obtained by means of a fictitious deed of sale - actually an action for the
declaration of nullity, hence does not prescribe (Lacsamana v. CA) .
○ Action for reconveyance based on a void or inexistent contract- lack of
consent, = action imprescriptible.
● Action where plaintiff is in possession — imprescriptible
○ Yared v. Tiongco
■ there is but one instance when prescription cannot be invoked in
an action for reconveyance, that is, when the plaintiff is in
possession of the land to be reconveyed.
■ The action based on fraud may be filed despite the lapse of more
than 10 years as long as the land has not passed to an innocent
buyer for value - actually one to quiet title.
■ An action to quiet title to property in the possession of the
plaintiff is imprescriptible.
○ An action for reconveyance based on fraud is imprescriptible where the
plaintiff is in possession of the property subject of the action.
■ The paramount reason for this exception is based on the theory
that registration proceedings could not be used as a shield for
fraud.
○ An adverse claimant of a registered land who is in possession thereof for a
long period of time is not barred from bringing an action for reconveyance
which in effect seeks to quiet title to the property against a registered owner
relying upon a Torrens title which was illegally or wrongfully acquired.
e. Reconveyance of land acquired through public land patents- State not bound by prescription
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 ● Right of reversion or reconveyance to the State of public properties fraudulently
registered and which are not capable of private appropriation or private acquisition
(ex: navigable rivers -part of the public domain) does not prescribe.
● Judgment may be attacked at any time, either directly or collaterally, by the State
which is not bound by any prescriptive period (Statute of Limitations - Art. 1108 par 4
NCC)
● A Torrens title issued on the basis of a public land patent becomes as indefeasible -
judicially secured upon the expiration of (1) year from date of issuance of the patent.
○ HOWEVER: Indefeasibility cannot be a bar to an investigation by the State
■ investigation is to determine whether or not fraud has been
committed in securing the title.
(12) Laches may bar recovery
● Basic principle of laches which may bar recovery for one's neglect or inaction:
○ Where a court of equity finds that the position of the parties has to change that
equitable relief cannot be afforded without doing injustice, or that the intervening
rights of third persons may be destroyed or seriously impaired, it will not exert its
equitable powers in order to save one from the consequences of his own neglect.
A. Elements of laches
○ The equitable defense of laches requires (4) elements:
1. conduct on the part of the defendant, or of one under whom her of
one under whom he claims, giving rise to the situation of which
complaint is made and for which the complaint seeks a remedy;
2. delay in asserting the complainant's rights, the complainant having
had knowledge or notice, of the defendant's conduct and having
been afforded an opportunity to institute a suit;
3. lack of knowledge or notice on the part of the defendant that the
complainant would assert the right on which he bases his suit;
4. injury or prejudice to the defendant in the event relief is accorded
to the complainant, or the suit is not held to be barred.
● The principle of laches is one of estoppel because it prevents people who have slept on
their rights from prejudicing the rights of third parties who have placed reliance on the
inaction of the original patentee and his successors in interest:
1. Gonzales v. Director of Lands: the owner of a lot who failed to appear during
the cadastral proceedings, as a result of which his land was declared public
property, and who brings an action to question the judgment 10 years later,
is guilty of laches and inexcusable negligence.
2. Yaptico v. Yulo: Plaintiff did not present his claim against the estate of the
deceased wife but did so only 4 years later against the widower. SC ruled
that he was guilty of laches insofar as the estate of the deceased spouse is
concerned because it would be inequitable and unjust to permit him to
revive any claims which he did not present during the distribution of the
estate.
3. Kambal v. Director of Lands:
○ Cadastral proceedings for compulsory registration of certain
parcels of land in Cotabato.
○ These proceedings included two (2) lands belonging to the
petitioner.
○ Petitioner failed to claim said lands in said proceedings resulting
in the cancellation of the titles of petitioner.
○ Petitioner alleges that he came to know by accident of the
cancellation of his titles and that he filed a petition for review
16 years later.
○ SC held that no relief can be granted since petitioner is guilty of
laches.
4. De la Cruz v. De la Cruz:
○ Petitioners did not take any steps to question the sale by
appellant of the disputed lot to her co-appellant until after a
period of 32 years when they filed the action for reconveyance.
○ SC: by their inaction and neglect their action was converted into
a stale demand, especially so as the transaction involved millions
of pesos.
○ Vigilantibus et non dormeintibus jura subveniunt.
5. De la Calzada-Cierras v. CA:
○ Petitioners' complaint to recover the title and possession was
filed only after 12 years from the registration of the sale to
defendant.
○ SC: since the act of registering the conveyance was a
constructive notice to the whole world,the complaint was barred
by laches for petitioners' failure and neglect for an unreasonably
long time to assert their right to the property.
6. Perez v. Ong Chua:
○ appellants' COA to cancel the certificates of title in question
accrued from 1930 (year of the recording of the sheriffs deed and
the issuance of the certificates of title)
○ 38 years had elapsed before appellants instituted the action on
October 14, 1968.
○ The continuous and public assertion of title by the appellees and
their predecessors in-interest during this period of time was
more than sufficient to extinguish the appellants' action.
○ Period of extinctive prescription under Chapter III of the Code of
Civil Procedure - only 10 years.
7. Mindanao Development Authority v. CA:
○ Even granting, arguendo, that an express trust had been established,
it would appear that the trustee had repudiated the trust and the
petitioner, the alleged beneficiary to the trust, did not take any
action therein until after the lapse of 23 years (1946 to 1969)
○ The period for enforcing the rights of the alleged beneficiary over the
land in question after the repudiation of the trust by the trustee, had
already prescribed.
(13) Action for reconveyance vs. action for annulment of judgment
Action for reconveyance Action for annulment of title
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 ○ It repeatedly uses the word "may" which denotes permissive and
● A remedy where the plaintiff argues ● Questions the validity of the grant
therefore give way to the mandatory provision of the Judiciary
for an order for the defendant to of title on grounds which amount to
Reorganization Act of 1980, as amended, which explicitly requires the
transfer his title issued in a lack of due process of law.
MTC to exercise exclusive original jurisdiction over all civil actions which
proceeding not otherwise invalid. ● Remedy is premised on the nullity
involve title to or possession of real property where the assessed value
● Relief prayed for may be granted on of the procedure
does not exceed P20,000.00.
the basis of intrinsic fraud (not ○ Thus, the invalidity of
○ Thus, where the assessed value of the subject property is only P410.00,
extrinsic fraud): the title that is issued.
petitioners' complaint involving title to and possession of the said property
○ Fraud committed on the
is within the exclusive original jurisdiction of the MTC, not the RTC.
real owner rather than
● An action for reconveyance has been treated as an action to quiet title, but they are
fraud committed on the
distinct remedies.
procedure amounting to
○ Generally, the registered owner of a property is the proper party to bring an
lack of jurisdiction
action to quiet title. However, it has been held that this remedy may also be
availed of by a person other than the registered owner because “title” does
ACTION FOR QUIETING OF TITLE: not necessarily refer to the original or TCT. Thus, lack of an actual certificate
● It is a real action which involves the issue of ownership or possession of real of title to a property does not necessarily bar an action to quiet title.
property, or any interest in real property.
● 2 indispensable requisites An action for reconveyance An action to quiet title
1. The plaintiff or complainant has a legal or an equitable title to or interest in
the real property subject of the action; ● action in personam ● a proceeding quasi in rem
2. The deed, claim, encumbrance, or proceeding claimed to be casting cloud
on his title must be shown to be in fact invalid or inoperative despite its ● (GR:) the registered owner of a property is the proper party to bring an action to quiet
prima facie appearance of validity or legal efficacy. title.
● Legal title = registered ownership ○ (XPN:) However, it has been held that this remedy may also be availed of by a
● Equitable title = beneficial ownership - meaning a title derived through a valid person other than the registered owner because "title" does not necessarily
contract or relation, and based on recognized equitable principles and the right in the refer to the original or transfer certificate of title.
party, to whom it belongs, to have the legal title transferred to him. ■ Thus, lack of an actual certificate of title to a property does not
● Art. 476 NCC: Whenever there is a cloud on title to real property or any interest therein, by necessarily bar an action to quiet title.
reason of any instrument, record, claim, encumbrance or proceedings which is apparently ● If the complaint alleges that petitioner had already been deprived of the possession of
valid or effective but is in truth and in fact invalid, ineffective, voidable, or unenforceable, and the property, the proper remedy is the filing of an accion publiciana or an accion
may be prejudicial to said title, an action may be brought to remove such cloud or to quiet the reivindicatoria, not a case for declaratory relief under Rule 63:
title. An action may also be brought to prevent a cloud from being cast upon title to real
property or any interest therein.
Accion publiciana Accion reivindicatoria
● Sec 1, Rule 63 ROC:
○ "SEC. 1. Who may file petition. — Any person interested under a deed,
● A suit for the recovery of ● A suit that has for its object one's
will, contract or other written instrument, or whose rights are affected
possession. recovery of possession over the
by a statute, executive order or regulation, ordinance, or any other
● Filed (1) year after the occurrence real property as owner.
governmental regulation may, before breach or violation thereof,
of the cause of action or from the
bring an action in the appropriate Regional Trial Court to determine
unlawful withholding of possession
any question of construction or validity arising, and for a declaration
of the realty.
of his rights or duties, thereunder.
An action for the reformation of an instrument, to quiet title to real
property or remove clouds therefrom, or to consolidate ownership ACTION FOR DAMAGES
under Art. 1607 NCC , may be brought under this Rule. ● A person who is wrongly deprived of land or of any estate or interest therein, without
● Malana v. Tappa: negligence on his part, by the registration in error of another person as owner of such
○ Sec 1, Rule 63 ROC does not categorically require that an action to quiet land, may successfully maintain an action for damages, begun before the action is
title be filed before the RTC. barred, against the person in whose favor the decree of registration was issued,

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 notwithstanding such decree was not obtained by actual fraud and notwithstanding a Since the title originated from a grant by the government, its cancellation
petition for review on the ground of fraud has been denied is a matter between the grantor and the grantee
● An action for reconveyance is not feasible where the property has already passed ○
into the hands of an innocent purchaser for value. But the interested party is not ● Unless and until the land is reverted to the State by virtue of a judgment of a court of
without remedy 0 he can file an action for damages against the people responsible for law in a direct proceeding for reversion, the Torrens certificate of title thereto
depriving him of his right or interest in the property remains valid and binding against the whole world
● A torrens title can be attacked only for fraud within one year after the date of the ● Whether the grant of a public land patent is in conformity with the law or not is a
issuance of a decree of registration. Such attacks must be direct and not by collateral question which the government may raise, but until it is so raised by the government
proceeding. The title represented by the certificate cannot be changed, altered, and set aside, another claiming party may not question it. The legality of the grant is a
modified, enlarged, or diminished in a collateral proceeding. question between the grantee and the government
● After one year from the date of the decree, the sole remedy of the landowner whose ● Reversion vs. escheat proceeding
property has been wrongfully or erroneously registered in another’s name is not to ○ Different procedure, same effect
set aside the decree but, respecting the decree as incontrovertible and no longer
open to review, to bring an ordinary action in the ordinary court of justice for
Reversion Escheat
reconveyance. However, if property has passed into the hands of an innocent
purchaser for value, the remedy is an action for damages which should be brought
Expressly authorized by the Public Land Act May be instituted as a consequence of a
within 10 years from the date of the issuance of the questioned certificate of title violation of the Constitution which prohibits
pursuant to Art. 144 of the Civil Code transfers of private agricultural lands to
aliens
ACTION FOR REVERSION
● Reversion (often times designated as an annulment suit or cancellation suit)
○ An action instituted by the government through the Solicitor General
which seeks to restore public land fraudulently awarded and disposed of to
private individuals or corporations to the mass of public domain
○ The objective of an action for reversion is the cancellation of the certificate
of title and resulting reversion of the land covered by the title to the State
● Reversion vs. declaration for nullity of title based on a public land patent
● Grounds for reversion
○ In all instances where lands of the public domain and the improvements
thereon and all lands are held in violation of the Constitution Reversion Declaration of nullity
○ In cases of fraudulent or unlawful inclusion of land in patents or
certificates of title ● Plaintiff is the Republic of the ● Issued pursuant to a public land
○ Violation by the grantee or patentee of the conditions imposed by law Philippines, represented by the patent
SolGen ● The plaintiff alleges prior
○ Lack of jurisdiction of the Director of Lands to grant patent because the
● Complaint is based on the fact that ownership of the contested lot and
land is non-registrable, i.e., forest land or portion of a river the land titled in the name of the defendant’s fraud or mistake in
○ Alienations of land acquired under free patent or homestead provisions in defendant is a non-registrable obtaining title thereto
violation of Sec. 118 of CA 141 public land and should therefore ● The nullity arises from the fact that
○ Conveyances made by non-Christians in violation of Sec. 120 of CA 141 be restored to the mass of the the land is beyond the jurisdiction
○ Alienations of land acquired under CA 141 in favor of persons not qualified public domain of the Bureau of Lands to bestow,
under Secs. 121, 122, and 123 it being in the nature of private
property, hence, the defendant’s
● Only the Solicitor General may institute an action for reversion
title is void ab initio
○ Sec. 101 of CA 141 states that all actions for the reversion to the ● Real party in interest is not the
government of lands of the public domain, or improvements thereon shall State but the plaintiff who alleges
be instituted by the Solicitor General or the officer acting in his stead, in a pre-existing right of ownership
the proper courts, in the name of the Republic of the Philippines over the disputed land
○ Private persons may not bring an action for reversion or any action which
would have the effect of canceling a land patent and the corresponding
● Director of Lands has continuing authority to investigate fraudulent acquisition of
certificate of title; only the OSG or the officer acting in his stead may do so.
public lands, whether or not public land has been fraudulently awarded or titled to

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 the end that the corresponding certificate of title be cancelled and reverted back to the Public Land Act which includes,
the public domain by mistake or oversight, lands which
○ The fact that the title sought to be cancelled has, technically speaking, cannot be registered under the
become indefeasible, is not a hindrance to said investigation Torrens system,
● An action for cancellation of title and reversion may be filed by the SolGen where the ■ (2) or when the Director of Lands
land decreed by the registration court is inalienable as where the same is part of the did not have jurisdiction over the
forest zone. This action cannot be barred by the prior judgment of said court since it same because it is public forest, the
had no jurisdiction over the subject matter. Accordingly, res judicata does not apply. grantee does not, by virtue of said
When the government is the real party in interest, and it is proceeding mainly to certificate of title alone, become the
assert its own right to recover its own property, there can be no defense grounded on owner of the land
laches or prescription ○ State not barred by estoppel
● Exception to the rule on estoppel and laches ■ the Republic or its government is
○ Where the title of an innocent purchaser for value who relied on the clean usually not estopped by mistake or
certificates of the title was sought to be cancelled and the excess alnd error on the part of its officials or
reverted to the government, it is only fair and reasonable to apply the agents.
equitable principle of estoppel by laches against the government to avoid ○ Action for cancellation of title
an injustice to innocent purchasers for value. Laches will operate not really ■ An action for cancellation is initiated by a private property (typo
to penalize neglect or sleeping on one’s rights, but rather to avoid siguro ito sa agcaoili, i guess its “private person”) usually in a case
recognizing a right when to do so would result in a clearly inequitable where there are two titles issued to different persons for the same
situation (Manila Lodge v CA) lot.
■ When one of the two titles is held to be superior over the other, one
○ Action for reversion should be declared null and void and ordered cancelled.
■ Reversion connotes restoration of public land fraudulently ■ The land does not “revert” to the mass of the public domain, as in an
awarded or disposed of to the mass of the public domain and may action for reversion, but is declared as lawfully belonging to the
again be the subject of disposition in the manner prescribed by law party whose certificate of title is held superior over the other.
to qualified applicants. ■ Driving Principle for Cancellation of Title:
■ But an action for cancellation, not reversion, is proper where ● “where two certificates of title are issued to different
private land had been subsequently titled, and the party plaintiff in persons covering the same land in whole or in part, the
this case is the prior rightful owner of the property. earlier in date must prevail as between the original
● Plaintiff is the government (through Solicitor General) parties, and in case of successive registration where
○ It is instituted by the government, through the more than one certificate is issued over the land, the
Solicitor General. person holding under the prior certificate is entitled to
○ Section 101 of the Public Land Act (CA No. the land as against the person who relies on the second
141, as amended) certificate.”
■ “all actions for the reversion to the ○ Claims for damages against the Assurance Fund (Secs. 93-102)
government of lands of the public
domain, or improvements thereon
Sec. 93 Contribution to Assurance Fund. — Upon the entry of a certificate of title in the name of
shall be instituted by the Solicitor
the registered owner, and also upon the original registration on the certificate of title of a
General or the officer acting in his
building or other improvements on the land covered by said certificate, as well as upon the
stead, in the proper courts, in the
entry of a certificate pursuant to any subsequent transfer of registered land, there shall be paid
name of the Republic of the
to the Register of Deeds one-fourth of one percent of the assessed value of the real estate on
Philippines.”
the basis of the last assessment for taxation purposes, as contribution to the Assurance Fund.
● Grounds: in all instances where lands of the public
Where the land involved has not yet been assessed for taxation, its value for purposes of this
domain have been acquired through fraud or illegal
Decree shall be determined by the sworn declaration of two disinterested persons to the effect
means
that the value fixed by them is to their knowledge, a fair valuation.
○ State not barred by res judicata
■ (1) If a person obtains a title under

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Nothing in this section shall in any way preclude the court from increasing the valuation of the
property should it appear during the hearing that the value stated is too small.
Sec. 94 Custody and investment of fund. All money received by the Register of Deeds under the
preceding section shall be paid to the National Treasurer. He shall keep this money in an
Assurance Fund which may be invested in the manner and form authorized by law, and shall
report annually to the Commissioner of the Budget the condition and income thereof.
The income of the Assurance Fund shall be added to the principal until said fund amounts to five
hundred thousand pesos, in which event the excess income from investments as well as from
the collections of such fund shall be paid into the National Treasury to the account of the
Assurance Fund.
Sec. 95 Action for compensation from funds. A person who, without negligence on his part,
sustains loss or damage, or is deprived of land or any estate or interest therein in consequence
of the bringing of the land under the operation of the Torrens system of arising after original
registration of land, through fraud or in consequence of any error, omission, mistake or
misdescription in any certificate of title or in any entry or memorandum in the registration book,
and who by the provisions of this Decree is barred or otherwise precluded under the provision
of any law from bringing an action for the recovery of such land or the estate or interest therein,
may bring an action in any court of competent jurisdiction for the recovery of damages to be
paid out of the Assurance Fund.
Sec. 96 Against whom action filed. If such action is brought to recover for loss or damage or for
deprivation of land or of any estate or interest therein arising wholly through fraud, negligence,
omission, mistake or misfeasance of the court personnel, Register of Deeds, his deputy, or other
employees of the Registry in the performance of their respective duties, the action shall be
brought against the Register of Deeds of the province or city where the land is situated and the
National Treasurer as defendants. But if such action is brought to recover for loss or damage or
for deprivation of land or of any interest therein arising through fraud, negligence, omission,
mistake or misfeasance of person other than court personnel, the Register of Deeds, his deputy
or other employees of the Registry, such action shall be brought against the Register of Deeds,
the National Treasurer and other person or persons, as co-defendants. It shall be the duty of the
Solicitor General in person or by representative to appear and to defend all such suits with the
aid of the fiscal of the province or city where the land lies: Provided, however, that nothing in
this Decree shall be construed to deprive the plaintiff of any right of action which he may have
against any person for such loss or damage or deprivation without joining the National
Treasurer as party defendant. In every action filed against the Assurance Fund, the court shall
consider the report of the Commissioner of Land Registration.
Sec. 97 Against whom action filed. If such action is brought to recover for loss or damage or for
deprivation of land or of any estate or interest therein arising wholly through fraud, negligence,
omission, mistake or misfeasance of the court personnel, Register of Deeds, his deputy, or other
employees of the Registry in the performance of their respective duties, the action shall be
brought against the Register of Deeds of the province or city where the land is situated and the
National Treasurer as defendants. But if such action is brought to recover for loss or damage or
for deprivation of land or of any interest therein arising through fraud, negligence, omission,
mistake or misfeasance of person other than court personnel, the Register of Deeds, his deputy
or other employees of the Registry, such action shall be brought against the Register of Deeds,
the National Treasurer and other person or persons, as co-defendants. It shall be the duty of the
Solicitor General in person or by representative to appear and to defend all such suits with the
aid of the fiscal of the province or city where the land lies: Provided, however, that nothing in
this Decree shall be construed to deprive the plaintiff of any right of action which he may have
against any person for such loss or damage or deprivation without joining the National
Treasurer as party defendant. In every action filed against the Assurance Fund, the court shall
consider the report of the Commissioner of Land Registration.
Sec. 98 General Fund when liable. If at any time the Assurance Fund is not sufficient to satisfy
such judgment, the National Treasurer shall make up for the deficiency from any funds available
in the treasury not otherwise appropriated.
Sec. 99 Subrogation of government to plaintiff's rights. In every case where payment has been
made by the National Treasurer in accordance with the provisions of this Decree, the
Government of the Republic of the Philippines shall be subrogated to the rights of the plaintiff
against any other parties or securities. The National Treasurer shall enforce said rights and the
amount recovered shall be paid to the account of the Assurance Fund.
Sec. 100 Register of Deeds as party in interest. When it appears that the Assurance Fund may be
liable for damages that may be incurred due to the unlawful or erroneous issuance of a
certificate of title, the Register of Deeds concerned shall be deemed a proper party in interest
who shall, upon authority of the Commissioner of Land Registration, file the necessary action in
court to annul or amend the title.
The court may order the Register of Deeds to amend or cancel a certificate of title or to do any
other act as may be just and equitable.
Sec. 101 Register of Deeds as party in interest. When it appears that the Assurance Fund may be
liable for damages that may be incurred due to the unlawful or erroneous issuance of a
certificate of title, the Register of Deeds concerned shall be deemed a proper party in interest
who shall, upon authority of the Commissioner of Land Registration, file the necessary action in
court to annul or amend the title.
The court may order the Register of Deeds to amend or cancel a certificate of title or to do any
other act as may be just and equitable.
Sec. 102 Limitation of Action. Any action for compensation against the Assurance Fund by
reason of any loss, damage or deprivation of land or any interest therein shall be instituted
within a period of six years from the time the right to bring such action first occurred: Provided,
That the right of action herein provided shall survive to the legal representative of the person
sustaining loss or damage, unless barred in his lifetime; and Provided, further, That if at the time
such right of action first accrued the person entitled to bring such action was a minor or insane
or imprisoned, or otherwise under legal disability, such person or anyone claiming from, by or
under him may bring the proper action at any time within two years after such disability has
been removed, notwithstanding the expiration of the original period of six years first above
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provided.
Action for compensation from the Assurance Fund
● Assurance fund - intended to relieve innocent persons from the harshness of the
doctrine that a certificate is conclusive evidence of an indefeasible title to land
● Institute an ordinary action in the ordinary court of justice for reconveyance - the
remedy of one who has established his ownership over a property but which property
has been wrongfully or erroneously registered through fraud or mistake in another’s
name, after the lapse of 1 year from the date of issuance of the decree
● File an action for damages - if the property has already passed into the hands of an
innocent purchaser for value; or insolvent; or barred by prescription to file an action for
recovery against the assurance fund within a period of 6 years from the time the right to
bring such action accrues
Requisites for recovery from the Assurance Fund:
1. Any person who sustains loss or damage under the following conditions:
a. No negligence on his part
b. Loss or damage sustained was through any omission, mistake or malfeasance
of the court personnel, or the Registrar of Deeds, deputy, or other employees
in the performance of their duties
2. Any person who has been deprived of any land or interest under the following
conditions:
a. No negligence on his part
b. He was deprived as a consequence of the bringing of his land or interest under
the provisions of the PRD; or by registration by any other person as owner of
such land; or by mistake, omission or misdescription in any certificate of
owner’s duplicate, or in any entry or memorandum in the register or other
official book or by any cancellation
An action for compensation against the Assurance Fund must be brought within 6 years from the
time the right to bring such action first occurred
Indispensable parties in an action against the Assurance Fund
● Action must be filed against the RD of the province or city where the land is situated
● The National Treasurer as defendants where the action is brought to recover for
loss/damage/deprivation of land or any estate or interest arising wholly through fraud,
negligence, mistake or misfeasance of the court personnel, RD, deputy, other employees
of the registry in the performance of their duties
● Condition sine qua non - registered owner and, as holders of TCT, that they be innocent
purchasers in good faith and for value, who brings the action for damages against the
Assurance Fund
Deprivation of land or interest therein
● To afford relief from the Assurance Fund, the plaintiff must have sustained loss/damage
or deprived of any estate or interest in the land
● The government is not an insurer of the unwary citizen’s property against the chicanery
of scoundrels. Recourse is not against the Assurance Fund but against the rogues who
duped them
Breach of Trust not a ground for a claim against the Assurance Fund
● Sec. 101 of PD 1529 provides that the Assurance Fund shall NOT be liable for any loss,
damage, or deprivation of any right or interest which may have cause by a breach of
trust, whether express, implied or constructive
Requirement of Good Faith
● It is a condition sine qua non that the person who brings an action for damages against
the Assurance Fund be the REGISTERED OWNER, and as to holders of TCT, that they be
INNOCENT PURCHASERS IN GOOD FAITH AND FOR VALUE
● Sec. 95 requires that the person who claims damages should not have been negligent in
acquiring the property or in obtaining the registration in his name
Criminal Prosecution; Perjury
● The State may criminally prosecute for PERJURY the party who obtains registration
through fraud, such as
○ By stating false assertions in the application for registration, sworn answer, or
application for public patent
INNOCENT PURCHASER FOR VALUE
Purchaser in Good Faith
● Innocent purchaser for value is one who buys property of another
○ Without notice that some other person has a right to or interest in it, AND
○ Who pays a full and fair price at the time of the purchase or before receiving
any notice of another person’s claim
● Good faith is a matter of intent - it means giving one owes to the other without
concealment and evasion
● Intent is a state of mind - good faith needs a face that one can see. The steps that a party
takes in fulfilling his obligations usually constitute the face that expresses good faith or
lack of it
● Good faith is presumed. Bad faith must be established by competent proof by the party
alleging the same
● The PRD guarantees to every purchaser of registered land in good faith that they can
take and hold the same free from any and all prior claims, liens and encumbrances
○ Except those set forth on the certificate of title, and those expressly
mentioned in the decree
Good Faith, conditions:
1. The seller is the registered owner of of the land
2. He is in possession thereof
3. At the time of the sale, the buyer was not aware of any claim or interest of some other
person in the property, or of any defect or restriction in the title of the seller or in his
capacity to convey title to the property
When the buyer enters into a contract of sale, he assumes two obligations
LTD | Nov 13 | 12
 1. Payment of the consideration ■ Real property in actual possession by persons other than the
2. Performance of such first obligation in good faith, an implied obligation but just as vendor
binding and as important as the first ■ Reissued owner’s copy of the certificate of title
■ Prior reconstituted title
Mirror Doctrine ■ Conjugal property
● Every person dealing with registered land may safely rely on the correctness of the
certificate of title issued and is in no way obliged to go beyond the certificate to Caveat Emptor (Buyer beware)
determine the condition of the property ● Requires the purchaser to be aware of the supposed title of the vendor and one who
● Section 44. Statutory liens affecting title. Every registered owner receiving a certificate buys without checking the vendor’s title takes all the risks and losses consequent to such
of title in pursuance of a decree of registration, and every subsequent purchaser of failure
registered land taking a certificate of title for value and in good faith, shall hold the same
free from all encumbrances except those noted in said certificate and any of the ● Cases
following encumbrances which may be subsisting ○ Iglesia Filipina Independiente v. Taeza, GR No. 179957, Feb. 3, 2014
● The act of registration is the operative act to convey or affect the land insofar as third
persons are concerned
● Where there is nothing in the certificate of title to indicate any cloud or vice in the
ownership of the property, or any encumbrance, the purchaser is not required to
explore father than what the Torrens title upon its face indicates in quest for any hidden
defect or inchoate right that may subsequently defeat his right
● In order that a purchaser may be considered in good faith, it is enough that he examines
the latest certificate of title. He need not go behind this title and scrutinize each and
every title that preceded it
● EXCEPTION: when the party has actual knowledge of facts and circumstances that
would impel a reasonably cautious man to make such inquiry or when the purchaser has
some knowledge of a defect or the lack of title in his vendor or of sufficient fact to induce
a reasonably prudent man to inquire into the status of the title of the property in
litigation
● One who falls within the exception can neither be denominated an innocent purchaser
for value nor a purchaser in good faith and hence does not merit the protection of the
law

Purchaser who has knowledge of defect of his vendor’s title cannot claim good faith
● A purchaser cannot close his eyes to facts which should put a reasonable man upon his
guard, and then claim that he acted in good faith, under the belief that there was no
defect in the title of the vendor

Lawful holder of a title is preferred

● As between 2 persons both of whom are in good faith and both innocent of any
negligence, the law must protect and prefer the lawful holder of registered title
● If a person obtained property by mistake or to the prejudice of another with or without
bad faith the certificate of title should be cancelled or corrected

Purchaser charged only with notice of liens noted on the title

● A person dealing with registered land is only charged with notice of the burdens on the
property which are noted on the face of the register or the certificate of title
● Exception:
○ Actual knowledge of facts and circumstances

LTD | Nov 13 | 13