Robin N.

Lomerio
BSGE 3B

Legal Framework

• The legal framework for land registration and land administration in the Philippines primarily revolves
around the Torrens System, which is a land registration system introduced during the American colonial
period. The Torrens Title System is the cornerstone of land registration in the Philippines. It aims to provide
a reliable method of land registration and transfer by guaranteeing the indefeasibility of land titles. Under
this system, a Torrens title is conclusive against third parties, including the government. A holder of a
Torrens title in good faith is guaranteed that his/her title is indefeasible, unassailable and imprescriptible. To
bring unregistered land into the Torrens system and obtain original registration of title to the land, the
owner of the unregistered land must apply for registration with the proper court. If, after a hearing, the
court finds that the applicant has title proper for registration, a decree of confirmation and registration is
entered to bind the land and quiet the title to the land. The Land Registration Authority (LRA) will then
issue the corresponding decree, which is subsequently transcribed by the relevant register of deeds as an
“Original Certificate of Title.” When the registered land becomes the subject of a sale, mortgage, lease or
other registrable transaction, the instrument evidencing the transaction is filed with the relevant register of
deeds for registration. In case of a sale or any form of transfer of ownership, the original certificate of title
is cancelled and a new one, a Transfer Certificate of Title, is issued.
• Land Registration Act of 1902 (Act No. 496): This established the Torrens system in the Philippines,
providing the legal basis for the registration of land titles and the issuance of Torrens certificates of title.
• Public Land Act (Commonwealth Act No. 141): governs the classification and disposition of public lands
in the Philippines. It establishes the mechanisms for the acquisition, lease, and disposition of public lands.
On this act the President by the recommendation of the Secretary of Agriculture and Commerce has
bestowed the power to classify land of public domain into (a) Alienable or disposable;
(b) Timber, and
(c) Mineral lands, and at any time to transfer such lands from one class to another, for the purposes of
their administration and disposition.
• Property Registration Decree (Presidential Decree No. 1529): Further refined the procedures for land
registration and established the Land Registration Authority (LRA) as the agency responsible for
overseeing land registration matters.
• Civil Code of the Philippines (Republic Act No. 386): The Civil Code contains provisions related to
property rights, including rules governing the acquisition, transfer, and encumbrance of real property.
Particular to Book 2 Article 414 up to Article 711. It defines and classify ownership either immovable or
movable property, discusses Ownership, Co-ownership, Some Special Properties, Possession, Usufruct,
Easement of Servitude, Nuisance and Registry of Property.

Legal Status of land and real property

• the legal status of land and real property in the Philippines is governed by a comprehensive legal
framework that aims to protect property rights, regulate land use and development, and ensure sustainable
management of natural resources.

• Ownership: Land and real property in the Philippines can be owned by individuals, corporations, or the
state (public land). The Civil Code of the Philippines (Republic Act No. 386) governs property rights,
including rules on ownership, acquisition, and disposition.
• Torrens Title System: The Torrens Title System, established under the Land Registration Act of 1902
(Act No. 496) and later refined by the Property Registration Decree (Presidential Decree No. 1529),
provides a method for the registration of land titles. Under this system, a Torrens certificate of title serves
as conclusive evidence of ownership and provides protection against adverse claims.
Robin N. Lomerio
BSGE 3B

• Public Land: The Public Land Act (Commonwealth Act No. 141) governs the classification,
administration, and disposition of public lands in the Philippines. Public lands may be classified into
agricultural, forest, mineral, or other classifications, and their use and disposition are subject to specific
regulations.
• Indigenous Peoples' Rights: The Indigenous Peoples Rights Act (Republic Act No. 8371) recognizes and
protects the rights of indigenous peoples to their ancestral domains and lands. It provides mechanisms for
the delineation and titling of ancestral domains and ensures the participation of indigenous communities in
decisions affecting their lands.
• Local Government Authority: The Local Government Code of 1991 (Republic Act No. 7160) devolves
certain powers and functions related to land administration to local government units (LGUs). LGUs have
jurisdiction over land use planning, zoning, and regulation of land development within their respective
areas.
• Land Use Planning and Zoning: Various laws and regulations govern land use planning and zoning in the
Philippines. Local governments are responsible for developing comprehensive land use plans and zoning
ordinances to regulate land development and use in accordance with national and local development goals.
• Eminent Domain: The government has the power of eminent domain, which allows it to acquire private
land for public use upon payment of just compensation. The exercise of eminent domain is subject to strict
legal procedures and constitutional safeguards to protect the property rights of landowners.
• Real Property Taxation: Real property in the Philippines is subject to taxation by local governments. Real
property tax is levied based on the assessed value of the property and is used to fund local government
services and projects.

Land Tenure
• land tenure in the Philippines is characterized by a complex mix of legal, customary, and informal
arrangements that reflect the country's diverse historical, cultural, and socioeconomic contexts. Efforts to
address land tenure issues in the Philippines often involve land reform programs, policy interventions, and
legal reforms aimed at promoting social justice, equitable access to land, and sustainable land management.
Land tenure in the Philippines refers to the system or arrangement through which individuals, communities,
or entities hold and use land. It encompasses various forms of land ownership, possession, and rights, as
well as the relationships between landholders and the land they occupy or use

• Private Ownership: Individuals, corporations, or entities can acquire private ownership of land through
purchase, inheritance, donation, or other legal means. Private ownership grants the owner exclusive rights
to use, possess, and dispose of the land, subject to applicable laws and regulations.
• Public Land: Public land in the Philippines is owned by the state and administered by the government.
Public land may be classified into various categories, such as agricultural, forest, mineral, or other
classifications, each subject to specific rules and regulations governing its use, management, and
disposition.
• Ancestral Domain: Indigenous peoples in the Philippines have rights to ancestral domains, which include
lands traditionally owned, occupied, or used by indigenous communities. The Indigenous Peoples Rights
Act (Republic Act No. 8371) recognizes and protects the rights of indigenous peoples to their ancestral
domains and provides mechanisms for the delineation, titling, and management of ancestral lands.
• Leasehold Tenure: Individuals or entities may hold land through leasehold tenure, where they lease land
from the owner for a specified period, subject to agreed-upon terms and conditions. Leasehold
arrangements may be governed by lease agreements, contracts, or lease laws.
• Customary Tenure: In certain areas, particularly among indigenous communities, customary land tenure
systems may exist. These systems are based on traditional practices, customs, and norms governing land
ownership, use, and management within the community.
• Tenancy: In agricultural areas, tenant farmers may hold land through tenancy arrangements, where they
cultivate land owned by landlords in exchange for a share of the produce or other forms of payment.
Tenancy arrangements are governed by agrarian reform laws and regulations aimed at protecting the rights
of tenant farmers and promoting equitable access to land.
Robin N. Lomerio
BSGE 3B

Deeds Registration and title registration

1. Title Registration:
• Title registration involves the process of registering the ownership of land or real property with the
appropriate government authority, typically the Registry of Deeds (RD) in the Philippines.
• The registration of title under the Torrens System of land registration provides conclusive
evidence of ownership and helps establish the priority of rights and interests in the property.
• The title registration process involves the issuance of a certificate of title, which serves as legal
proof of ownership and is recorded in the land records maintained by the RD
Registration of Titles:
• Purpose: The registration of titles establishes ownership of land or real property by issuing a
certificate of title under the Torrens System. It provides conclusive evidence of ownership and
helps establish the priority of rights and interests in the property.
• Process:
• The process begins with the preparation of the necessary documents for the registration
of the title, which may include deeds of sale, land survey plans, affidavits, and other legal
instruments.
• Similar to the registration of deeds, parties involved in the transaction must pay the
required fees and taxes.
• The documents are submitted to the Registry of Deeds with jurisdiction over the location
of the property.
• The Registry of Deeds conducts a thorough examination of the title and supporting
documents to ensure compliance with legal requirements.
• If the documents are found to be in order, the Registry of Deeds approves the application for
registration and issues a new certificate of title in the name of the new owner or transferee.
2. Deed Registration:
• Deed registration, on the other hand, involves the recording of legal documents related to real
estate transactions, such as deeds of sale, contracts, deeds of donation, and other instruments
affecting property rights.
• deed registration documents the specific details and terms of the transaction that affect the
property's ownership, use, or encumbrances.
• Deed registration serves as public notice of the transaction and helps establish the chain of title,
indicating how ownership of the property has been transferred or affected over time.
Registration of Deeds:
• Purpose: The registration of deeds involves recording legal documents related to real estate
transactions, such as deeds of sale, contracts, deeds of donation, mortgages, and other instruments
affecting property rights.
• Process:
• The process begins with the preparation of the necessary legal documents for the
transaction.
• Parties involved in the transaction must pay the required fees and taxes.
• The documents are submitted to the appropriate government agency, usually the Registry
of Deeds, for processing.
• The Registry of Deeds conducts an examination of the documents to ensure compliance
with legal requirements.
• Upon approval, the deed is recorded and annotated on the title of the property, providing public
notice of the transaction

While both processes involve the submission of documents to the Registry of Deeds and the payment of fees and
taxes, the registration of deeds focuses on recording specific transactions affecting property rights, while the
registration of titles establishes and confirms ownership of the property itself. Both processes are essential for
ensuring the legality and validity of real estate transactions and protecting the rights of property owners.
Robin N. Lomerio
BSGE 3B

Adjudication of title to land

1. In the Philippines, the adjudication of title to land typically refers to the legal process by which the
government, through its land administration agencies, determines and confirms ownership of land,
especially in cases where there are disputes, unregistered land, or conflicting claims. Adjudication is a
crucial step in the implementation of land reform programs and the establishment of secure land tenure for
individuals and communities. Examples are identification of areas for adjudication Department of
Environment and Natural Resources (DENR) and the Land Management Bureau (LMB), identifies areas
where adjudication of land titles is needed. Once the areas for adjudication are identified, the government
notifies the affected landowners, occupants, and stakeholders about the adjudication process. Public
consultations may be conducted to gather information, address concerns, and ensure transparency in the
process. Landowners, occupants, or claimants are required to submit documentary evidence of their rights
or claims to the land. This may include titles, deeds, tax declarations, surveys, affidavits, and other
supporting documents. Government surveyors and land investigators conduct field investigations and
surveys to verify the boundaries, physical features, and occupancy status of the land parcels subject to
adjudication. Government authorities verify the authenticity and validity of the documents submitted.
Public notices are issued to inform the public about the pending adjudication proceedings, including the
boundaries of the areas under adjudication, the rights of claimants, and the procedures for filing claims or
objections. Adjudication hearings are conducted by government adjudicators or hearing officers to review
the evidence, hear testimonies, and adjudicate conflicting claims to the land. Adjudicators may consider
legal, historical, cultural, and socio-economic factors in making their decisions. Based on the evidence
presented and the findings of the adjudication proceedings, government adjudicators issue decisions or
orders confirming ownership, recognizing rights, or resolving disputes related to the land. Decisions may
be subject to appeal or review by higher authorities. Upon final adjudication and resolution of all claims
and disputes, the government issues titles or certificates of land ownership or occupancy to the rightful
owners or beneficiaries. These titles serve as legal proof of ownership or rights to the land and provide
security of tenure to the beneficiaries.
Boundaries
Boundaries play a crucial role in land administration and registration, as they define the extent, limits, and
ownership of land parcels. Properly delineated and recorded boundaries help ensure clarity, certainty, and
security of land tenure, facilitating land transactions, resolving disputes, and promoting sustainable land
management. Here's how boundaries are managed in land administration and registration and boundaries
are established through accurate surveying and mapping processes conducted by licensed surveyors and
geodetic engineers. Surveying techniques, such as cadastral surveys, traverse surveys, and global
positioning system (GPS) surveys, are used to measure and demarcate the boundaries of land parcels.
Physical boundary markers, such as monuments, stones, posts, fences, or natural features, are installed or
identified on the ground to mark the corners and lines defining the boundaries of land parcels. These
markers serve as reference points for identifying and locating boundaries during land transactions and
disputes. Cadastral surveys are comprehensive surveys conducted to establish and delineate the
boundaries of all land parcels within a specific area or jurisdiction. Cadastral maps and records are
created to document the spatial information, boundaries, and ownership details of land parcels, forming
the basis for land administration and registration. In jurisdictions with land registration systems, such as
the Torrens System, land parcels are registered with government land registries or cadastres, where
cadastral maps and titles are maintained. Boundaries are described and depicted on cadastral maps and
titles, providing legal evidence of ownership and rights to the land.: Despite efforts to accurately establish
boundaries, disputes may arise over the location, extent, or ownership of land boundaries. Boundary
disputes are typically resolved through legal and administrative mechanisms, such as arbitration,
mediation, adjudication, or court proceedings, where evidence, surveys, and expert testimony are used to
determine the correct location and alignment of boundaries. In some cases, public participation and
consultation may be incorporated into boundary determination and registration processes to involve
stakeholders, address concerns, and ensure transparency and consensus in decision-making. Need to be
Robin N. Lomerio
BSGE 3B

regularly maintained, updated, and monitored to reflect changes in land use, ownership, or physical
features over time. Land administration authorities are responsible for managing boundary records,
conducting periodic surveys, and updating cadastral maps and registers to reflect changes in land tenure
and boundaries. Overall, the accurate delineation, recording, and management of boundaries are essential
components of effective land administration and registration systems. They contribute to the security of
land tenure, the efficiency of land transactions, and the resolution of disputes, thereby promoting
sustainable land management and development.

Cadastral Surveying
Cadastral surveying plays a fundamental role in land administration and registration by providing
accurate spatial information about land parcels, boundaries, and ownership rights. Cadastral surveying
involves the systematic measurement, mapping, and documentation of land parcels within a specific area
or jurisdiction. Here's how cadastral surveying contributes to land administration and registration.
Cadastral surveying helps identify and delineate the boundaries of individual land parcels, ensuring clarity
and certainty about the extent and location of each parcel. Surveyors use advanced techniques such as
total stations, GPS, and Geographic Information Systems (GIS) to measure and record parcel boundaries
accurately. Cadastral surveying produces cadastral maps that depict the spatial relationships, boundaries,
and attributes of land parcels within a defined area. These maps serve as visual representations of land
parcels and provide valuable information for land administration, planning, and decision-making.
Cadastral surveying is integral to the land registration and titling process, particularly in jurisdictions with
land registration systems like the Torrens System. Survey data and cadastral maps are used to create
cadastral registers and titles that document ownership rights, encumbrances, and other interests in land
parcels. Cadastral surveying helps establish the basis for property taxation and valuation by providing
accurate information about land parcels and their attributes. Cadastral data, including parcel size, location,
and land use, are used to assess property taxes, determine land values, and allocate tax liabilities
.Cadastral surveying supports land use planning and management initiatives by providing spatial data that
inform decisions about land allocation, zoning regulations, and development activities. Cadastral maps
help identify suitable areas for agriculture, residential, commercial, industrial, and environmental
purposes, promoting efficient land use and sustainable development. Cadastral surveying helps resolve
disputes and conflicts related to land boundaries, ownership rights, and land use. Accurate cadastral data
and survey records serve as evidence in legal proceedings and administrative hearings, facilitating the
resolution of disputes through arbitration, mediation, or court adjudication. Surveying supports the
sustainable management of natural resources by providing information about land ownership, land tenure,
and resource rights. Cadastral data can be integrated with environmental data to assess the impact of land
use activities on ecosystems, watersheds, and biodiversity. In summary, cadastral surveying plays a
crucial role in land administration and registration by providing the spatial foundation for effective land
management, property rights protection, and sustainable development. It helps create an accurate and
reliable cadastral framework that supports efficient land governance and promotes social, economic, and
environmental objectives.

Land parcel Information

Land parcel information is a critical component of land registration and administration systems, providing detailed
data about individual land parcels within a specific area or jurisdiction. This information is essential for effective
land management, property rights protection, land use planning, and decision-making. Here's how land parcel
information is utilized in land registration and administration. Land parcel information includes unique identifiers
assigned to individual parcels, such as parcel numbers, lot numbers, or cadastral references. These identifiers help
distinguish one parcel from another and facilitate accurate record-keeping and identification during land transactions
and administrative processes. Land parcel information describes the boundaries and spatial extent of each land
parcel, including dimensions, coordinates, and survey data. Accurate boundary information ensures clarity and
certainty about the location and extent of land parcels, minimizing disputes and conflicts over boundary issues. Land
Robin N. Lomerio
BSGE 3B

parcel information includes attributes and characteristics of land parcels, such as parcel size, land use classification,
zoning designations, topographic features, soil types, and ownership status. These attributes provide valuable
insights into the physical, environmental, and legal characteristics of land parcels, informing land use planning,
development regulations, and environmental management practices. Land parcel information documents ownership
rights, tenure arrangements, and property interests associated with each parcel. This includes information about
registered landowners, leaseholders, tenants, easements, encumbrances, and other legal interests in the land. Clear
documentation of ownership and tenure helps protect property rights, support land transactions, and resolve disputes
over ownership claims. Land parcel information records the transaction history and administrative actions related to
each parcel, including land transfers, subdivisions, consolidations, leases, mortgages, and land use permits.
Maintaining a comprehensive transaction history ensures transparency, accountability, and legal compliance in land
administration processes. Land parcel information is organized and maintained in cadastral maps, registers, and
databases managed by government land administration agencies or land registries. Cadastral maps depict the spatial
relationships and boundaries of land parcels, while cadastral registers contain detailed information about parcel
attributes, ownership, and transactions. Access to cadastral information is essential for landowners, government
agencies, researchers, and the public to understand land tenure, rights, and obligations. Land parcel information
supports spatial analysis, modeling, and decision-making processes related to land management, urban planning,
infrastructure development, natural resource conservation, and disaster risk reduction. Geographic Information
Systems (GIS) and other geospatial technologies are used to analyze and visualize land parcel information, enabling
stakeholders to make informed decisions and address complex land-related challenges.

In summary, land parcel information serves as a foundational resource for land registration and administration
systems, facilitating efficient land governance, equitable land distribution, and sustainable land management
practices. It enhances transparency, accountability, and stakeholder participation in land-related processes,
contributing to social, economic, and environmental objectives in communities and jurisdictions.

Recommendation
Improving land administration and management in the Philippines, particularly in deed registration and title
registration processes, requires a multifaceted approach that addresses legal, institutional, technological, and
capacity-building aspects. Here are some recommendations:

1. Legal Reforms and Policy Frameworks:

• Review and update existing land laws, regulations, and policies to enhance efficiency,
transparency, and fairness in land administration and registration processes.
• Strengthen legal frameworks for deed registration and title registration, ensuring clarity,
consistency, and enforceability of property rights and land transactions.
• Promote legislative reforms that simplify procedures, reduce bureaucratic hurdles, and streamline
requirements for land registration and titling.
2. Institutional Strengthening:
• Enhance the capacity and effectiveness of government land administration agencies, such as the
Registry of Deeds and the Land Registration Authority, through training, resource allocation, and
institutional reforms.
• Establish clear mandates, responsibilities, and coordination mechanisms among relevant
government agencies involved in land administration, cadastral surveying, land use planning, and
environmental management.
• Encourage collaboration and partnerships between government agencies, civil society
organizations, academia, and the private sector to improve data sharing, knowledge exchange, and
innovation in land administration practices.
3. Technological Innovation:
Robin N. Lomerio
BSGE 3B

• Invest in modern land information systems, Geographic Information Systems (GIS), and digital
cadastral mapping technologies to improve the accuracy, accessibility, and interoperability of land
parcel information.
• Develop online platforms, electronic databases, and mobile applications for deed registration, title
registration, and land-related transactions, enabling stakeholders to access information, submit
documents, and track progress remotely.
• Implement blockchain technology or other secure and transparent platforms to enhance the
integrity and security of land records, minimize fraud, and strengthen public trust in the land
registration process.
4. Capacity Building and Public Awareness:
• Provide training, capacity-building programs, and technical assistance to land administration
personnel, surveyors, lawyers, and other stakeholders involved in land registration and titling
processes.
• Raise public awareness about land rights, land registration procedures, and legal mechanisms for
resolving land disputes, empowering citizens to assert their rights, participate in decision-making,
and access justice.
• Foster community engagement, dialogue, and consultation in land administration and management
initiatives, recognizing the importance of local knowledge, customary practices, and community
perspectives in shaping land policies and regulations.
5. Adoption of Best Practices and Lessons Learned:
• Learn from successful land administration reforms and best practices in other countries, adapting
relevant strategies, tools, and methodologies to the Philippine context.
• Conduct pilot projects, case studies, and evaluations to assess the effectiveness, impact, and
sustainability of land administration interventions, identifying lessons learned and areas for
improvement.
• Foster a culture of continuous learning, innovation, and adaptive management in land
administration agencies and stakeholders, encouraging experimentation, feedback loops, and
iterative improvements in policies and practices.

By implementing these recommendations, the Philippines can enhance its land administration and management
systems, promote secure land tenure, support inclusive economic development, and advance social justice and
environmental sustainability across the country.