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COURSE OUTLINE IN

LAND TITLES AND DEEDS

Prof. Rolando B. Faller

NOTES:

1. The following laws are covered by the course:

a. Property Registration Decree (PD 1529)


b. Article XII of the 1987 Constitution
c. Public Land Act (CA No. 141)
d. The Cadastral Act (Act No. 496)
e. Judicial Reconstitution (RA No. 26)
f. Administrative Reconstitution (RA No. 6732)
g. Condominium Act (RA No. 4726)
h. Subdivision and Condominium Law (PD 957)

2. Textbooks

a. Agcaoili, Property Registration Decree and Related Laws


b. Noblejas, Land Titles and Deeds
c. Pea, Registration of Land Titles and Deeds

3. All assigned cases must be read in the original.

I. GENERAL PROVISIONS

1. Regalian doctrine
a. Sec. 2, Art. XII, 1987 Constitution
b. Cario vs. Insular Government, 212 US 449 (1909)
c. Cruz vs. Secretary of DENR, 347 SCRA 128
2. Background of the Torrens system of registration
a. Alba v. dela Cruz, 17 SCRA 49
3. Purpose of the Torrens system of registration
a. Legarda vs. Saleeby, 31 Phil. 590 (1915)
b. Roxas vs. Enriquez, 29 Phil. 31 (1914)
c. SM Prime Holdings vs. Madayag, 560 SCRA 676 (2009)
d. Borromeo vs. Descallar, 580 SCRA 175 (2009)
e. Baguio vs. Republic, 301 SCRA 450 (1999)
4. Registration under Torrens system is a proceeding in rem
a. Republic vs. CA, 258 SCRA 223 (1996)
5. Spanish titles
a. PD No. 892
b. Intestate Estate of Mariano San Pedro vs. CA, 265 SCRA 733 (1996)
6. Jurisdiction and venue land registration proceedings
a. Sec. 2, PD 1529
b. Sec. 34, BP Blg. 29, as amended by RA No. 7691
c. Supreme Court Administrative Circular No. 6-93-A
d. Arceo vs. CA, 185 SCRA 489 (1990)
e. Delos Angeles vs. Santos, 12 SCRA 622 (1964)

II. LAND REGISTRATION AUTHORITY AND REGISTER OF DEEDS

1. Functions
2. Duty is ministerial
a. Gomez vs. CA, 168 SCRA 503 (1988)
b. Laburada vs. LRA, 287 SCRA 333 (1998)
c. Baranda vs. Gustilo, 165 SCRA 757 (1988)
d. Fudot vs. Cattleya Land, 533 SCRA 350 (2007)

III. ORIGINAL REGISTRATION

1. Who may apply


a. Co-owners shall file application jointly
b. Vendee a retro may file application in his name
c. Trustee may apply for registration on behalf of his principal
2. Citizenship requirement
2.1. Natural persons
a. Krivenko vs. Register of Deeds, 79 Phil. 461 (1947)
b. Ong Ching Po vs. CA, 239 SCRA 341 (1994)
c. Secs.1, 7, 8, Art. XII of the 1987 Constitution
d. Republic vs. Lapina, 235 SCRA 567 (1994)
e. Cabauatan vs. Uy Hoo, 88 Phil. 103 (1951)
f. Philippine Banking Corp. vs. Lui She, 21 SCRA 52 (1967)
g. Borromeo vs. Descallar, 580 SCRA 175 (2009)
h. Ting Ho vs. Teng Gui, 558 SCRA 421 (2008)
i. Muller vs. Muller, 500 SCRA 65 (2006)
j. Frenzel vs. Catito, G.R. No. 143958, July 11, 2003
k. Cheesman vs. IAC, 193 SCRA 93 (1991)
2.2. Artificial Persons
a. Director of Lands vs. IAC and Acme Plywood & Veneer, 146 SCRA
509 (1986)
b. Republic vs. Iglesia ni Cristo, 591 SCRA 438 (2009)
c. Republic vs. Roman Catholic Archbishop of Lucena, 168 SCRA 165
(1988)
3. Requisites for registration under Sec. 14(1)
a. Land must already be alienable and disposable at the time of
the filing of the application
i. Republic vs. Naguit, 448 SCRA 442 (2005)
ii. Malabanan vs. Republic, 587 SCRA 172 (2009)
iii. Republic vs. Fabio, 575 SCRA 511 (2008)
iv. Republic vs. TAN Properties, 555 SCRA 477
v. Republic vs. Dela Paz, G.R. No. 171631, Nov. 15, 2010
b. Possession and occupation
i. Ong vs. Republic, 548 SCRA 160 (2008)
ii. Republic vs. Alconaba, 427 SCRA 611 (2004)
3. Requisites for registration under Sec. 14(2)
a. Art. 1113, New Civil Code
b. Malabanan vs. Republic, 587 SCRA 172 (2009)
4. Requisites for registration under Sec. 14(3)
a. Art. 457, New Civil Code
b. Republic vs. Tancinco, 132 SCRA 514
c. Grande vs. CA, 5 SCRA 524 (1962)
d. Cureg vs. IAC, 177 SCRA 313 (1989)
e. Ignacio vs. Director of Lands, 108 Phil. 335 (1960)
5. Requisites for registration under Sec. 14(4)
a. Reservation for a specific purpose by Presidential proclamation
i. Intl Hardwood and Veneer vs. UP
ii. RP vs. CA, 73 SCRA 146 (1976)
iii. Republic vs. Doldol, 295 SCRA 608 (1998)
6. Compliance with all requirements for a government grant ipso jure
converted land to private property
a. Susi vs. Razon, 48 Phil. 424 (1925)
b. Nagano vs. CA, 282 SCRA 47 (1997)
c. Oh Cho vs. Director of Lands, 75 Phil. 890 (1946)
7. Vested rights cannot be impaired
a. Republic vs. Baloy, 146 SCRA 15 (1986)
b. Ayog vs. Cusi, 118 SCRA 492 (1982)
c. Sta. Monica Industrial Corp. vs. CA, 189 SCRA 762 (1990)
8. Form and contents of the application for registration
a. Secs. 15-22, PD 1529
9. Publication, Opposition and Default
9.1. Publication of Notice of Initial Hearing
a. Director of Lands Abistado, 27 SCRA 276
b. Roxas vs. CA, 270 SCRA 309
c. Benin vs. Tuason, 57 SCRA 531 (1974)
d. De Luzurriaga vs. Republic, 591 SCRA 299 (2009)
9.2. Mailing of Notice of Initial Hearing
a. Republic vs. Maxino, 135 SCRA 156(1985)
9.3. Posting of Notice of Initial Hearing
9.4. Opposition
a. Roxas vs. Cuevas, 8 Phil. 469 (1907)
b. Director of Lands vs. Santiago, 160 SCRA 186 (1988)
c. Valisno vs. Plan, 143 SCRA 502 (1986)
9.5. Default
a. Republic vs. Aquino, G.R. No. 33983, Jan. 27, 1983
10. Hearing and Evidence
10.1. Classification of Public Land
a. Sec. 6, CA No. 141
b. Amunategui vs. Director of Forestry, 126 SCRA 69
c. Chavez vs. PEA, 403 SCRA 152
10.2. Non-registrable Properties
a. Public dominion
b. Land for public use or purpose
c. Forest lands
d. Watersheds
e. Mangroves
f. Mineral lands
g. National Parks
h. Military or naval reservation
i. Foreshore lands and reclaimed lands
j. Lakes
k. Navigable rivers
l. Creeks
10.3. Specific evidence
a. Republic vs. T.A.N. Properties, 613 SCRA 537 (2008)
b. Survey plan
i. Republic vs. Vera, GR No. 35778, Jan. 27, 1983
ii. Director of Lands vs. Reyes, 68 SCRA 177
iii. Director of Lands vs. Espartinez, 195 SCRA 98
c. Evidence of possession
i. Tax declaration
ii. Republic vs. Chavez, 167 SCRA 150 (1988)
iii. Republic vs. Infante-Tayag, 131 SCRA 140
11. Judgment
a. Republic vs. Tiotioen, 568 SCRA 152 (2008)
b. Menor vs. Quintans, 56 Phil. 657 (1932)
c. Henson vs. Director of Lands, 37 Phil. 912 (1918)
12. Decree of Registration
a. Sec. 31, PD 1529
b. Manotok Realty vs. CLT Realty, 540 SCRA 304, 582 SCRA 583
13. Remedies
13.1. Motion for Reconsideration
a. Grounds
i. Fraud, accident, mistake or excusable negligence
ii. newly-discovered evidence
13.2. Appeal
13.3. Relief from judgment
a. Period
b. Grounds
13.4. Review of decree of registration
a. Sec. 32, PD 1529
b. Eland Phils. Vs. Garcia, 613 SCRA 66 (2010)
c. Cruz vs. Navarro, 54 SCRA 109 (1973)
d. Silverio vs. Almeda, 605 SCRA 453 (2009)
13.5. Reconveyance
a. New Regent Sources vs. Tanjuatco, 585 SCRA 329
b. Mun. of Hagonoy vs. Secretary DENR, 73 SCRA 507
c. Prescriptive Periods
i. Balbin vs. Medalla, 108 SCRA 666
ii. Amerol vs. Bagumbaran, 154 SCRA 396
iii. Casipit vs. CA, 449 SCRA 15
13.6. Quieting of title
a. Art. 476, New Civil Code
13.7. Reversion
a. Yujuico vs. Republic, 537 SCRA 513 (2007)
b. Cawis vs. Cerilles, G.R. No. 170207, April 19, 2010
13.8. Cancellation of title
13.9. Recovery from Assurance Fund
a. Secs. 95, 102, PD 1529
b. National Treasurer vs. Perez, 131 SCRA 264 (1984)

14. Cadastral Registration


a. Secs. 35-38, PD 1529
b. Addison vs. Payatas Estate Improvement, 60 Phil. 673
c. Director vs. Pastor, 106 SCRA 426 (1981)
IV. CERTIFICATE OF TITLE

1. Probative value of certificate of title


a. Calalang vs. Register of Deeds, 231 SCRA 88 (1992)
b. Cureg vs. IAC, 177 SCRA 313 (1989)
c. Mirror doctrine
i. Unchuan vs. CA, 161 SCRA 710 (1988)
ii. Domingo vs. Reed, 477 SCRA 227 (2005)
iii. Gonzales vs. IAC, 157 SCRA 587 (1988)
iv. Manlapat vs. CA, 459 SCRA 412 (2005)
2. Original and Transfer Certificate of Title
a. Owners duplicate title
b. DBP vs. Acting Register of Deeds, 162 SCRA 450 (1988)
3. Statutory liens
a. Guaranteed Homes vs. Valdez, 577 SCRA 441 (2009)
4. Contents of a certificate of title
a. Domingo vs. Reed, 477 SCRA 227 (2005)
b. Ponce de leon vs. RFC, 36 SCRA 289 (1970)
c. Litam vs. Espiritu, 100 Phil. 364 (1956)
5. Imprescriptibility of title
a. Sec. 47, PD 1529
b. Eugenio vs. Perdido, 97 Phil. 41 (1955)
c. Laches
i. Panganiban vs. Dayrit, 464 SCRA 370 (2005)
6. Title not subject to collateral attack
a. Sec. 48, PD 1529
b. Manotok vs. Barque, 582 SCRA 583 (2008)
c. Sarmiento vs. CA, 470 SCRA 99 (2005)
d. Leyson vs. Bontuyan, 452 SCRA 94 (2005)

V. SUBSEQUENT REGISTRATION

1. Voluntary Dealings
a. Levin vs. Bass, 91 Phil. 419 (1952)
2. Forged deed conveys no title
a. Sec. 53, PD 1529
b. Duran vs. IAC,v 138 SCRA 489 (1985)
c. Fule vs. De Legare, 7 SCRA 351 (1963)
d. Medina vs. Chanco, G.R. No. 34947, Sept. 30, 1982
3. Involuntary Dealings
3.1. Adverse Claim
a. Sec. 70, PD 1529
b. Arrazola vs. Bernas, 86 SCRA 279 (1978)
c. Ching vs. Enrile, 565 SCRA 402 (2008)
d. Sajonas vs. CA, 258 SCRA 79 (1996)
3.2. Notice of Lis Pendens
a. Sec. 76, PD 1529
b. Vicente vs. Vera, 576 SCRA 634 (2009)
c. Magdalena Homeowners vs. CA, 184 SCRA 325 (1990)
d. Romero vs. CA, 458 SCRA 340 (2005)

VI. PETITIONS AND ACTIONS AFTER ORIGINAL REGISTRATION


1. Surrender of withheld duplicate certificates
a. Sec. 107, PD 1529
b. Selp vs. Aguilar, 107 Phil. 443 (1960)
2. Amendment and alteration of certificates
a. Sec. 108, PD 1529
b. PNB vs. International Corporate Bank, 199 SCRA 508 (1991)
3. Replacement of lost duplicate certificate
a. Sec. 109, PD 1529
b. New Durawood Co. vs. CA, 253 SCRA 740 (1996)
4. Reconstitution of lost or destroyed original certificate
a. Sec. 110, PD 1529
b. RA No. 26
c. RA No. 6732
d. Republic vs. Kiram, 157 SCRA 62 (1988)
e. Pinote vs. Dulay, 187 SCRA 12 (1990)
f. Puzon vs. Sta. Lucia Realty, 406 Phil. 263 (2001)
g. Manotok vs. Barque, 574 SCRA 468 (2008)

VII. CONSULTA

1. Procedure
a. Baranda vs. Gustilo, 165 SCRA 757 (1988)
2. Matters which should be left to the courts for determination
a. Gabriel vs. Register of Deeds, 118 Phil. 980 (1963)
3. Reference of doubtful questions to the LRA en consulta
a. Almiral vs. Register of Deeds, 22 SCRA 1152 (1968)
4. Appeal to the Court of Appeals
a. Calalang vs. Register of Deeds, 231 SCRA 88 (1994)

VIII. CONDOMINIUM LAW

IX. PD 957

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