Norrs oN LA}ID Trrr,g

Tar,x

or

A}ID DEEDS
Dpax Enuanoo Ds Los Alqesr,ust

The Torrens System was conceived in Australj.a and adoPted .in the
indefeasible.
Its purPoses are: to make a. title
Philippines.
irnorescriDt ible, and iNnune fron collatqral attacks.
TTAdvanLaqes of registration :
I. indefeasibiJ.ity after one year from entry of decree
//
2. inprescriptible
3. conclusive
{. illllunity fror coll.tcral attack
Bur reqistration tsOa

node of acquirtnq tltle

Cabrra v. CA, 267 SCRA 339 lrhere one co-oHner does not
sign deed-.of sale, buyer cannot aPPly. fo! regl'stration of
entire lot

of Property: possession, succession,

donation, accretion, sale. and acquisitive prescription, i.e., 10 years
in good faith and 30 years in bad faith.

Modes of Acquisition

As a general rule, once Iand is registered under the Torrens System and
;-Atificate
of t.itJ.e is issued, it cannot be taken except if taken by

the

DeparEment

of Agrarian Reform,

REGfSIRAETON

- under PD 1529

I{ho Can Reqister:

OchFrl)

'(,qr/n|R
\AiBrar ?rqc

,ltur\
\ddr!"r

(s
*:.

14)

l. Those who by themselves or through their predecessors-in-interes t

have been in open, continuous, excl.usive, and notorious
possgssioq-and-eccuPation of. alienable anc disPosable }ands. .of
under a ucini fiae ciairn of ownarship si.nce June
tn"(g!f&-cggj,
12, 1945 or earlier;
- if land not ai.ienable as forest or park reservaEion. (Tit',i Hot
Sprtngsl, land canndt b reglstered and. certiflcate of title is

0r{
g'olt

(Sec.

void (Palono v. !A, 255 SCRA 393].. ,.. ,

.,

r. rno"._ .4'tu@&,y#"Y":*:Yo,

o,

nrestripiion under the Provisions of existing Iawsi

r.0D )
3. Those who have acquircd or{ncr.hin .'f nrlvate lands or abandoned
rlvcr bcds by-rlght-.of {accetalon-or.<corit19} 6nder th. cxlttlng.
raHs;
I ortgln.l h.naout br!.d oh t.It ol El on Juli rr. rigi, opd.tcd on 2o0l b!!.d
pra-ba! l.vlct. notar bY E .nd prc-b.r t.lt ot Er on 2001.

--

on t9 9q

by

NOTES ON LAND TITLES

DEAN EDUARDO A. DE LOS ANGELES

(Ta1k of EA. 14 July 1993)

The Torrens System was conceived in AustraLia and adopted in the

PhiLippines.
Its purposes are: to make a tit.Ie indefeasible.
inprescripLible, and irnmune f rom colLateral attacks. I ondwitT-Modes of AcquisiEion of ProperLy: possession, succession, donatj.on,

accietion, sale, and acquisltive plescription. i.e..

faith and 30 years in bad faith.

10 years i.n

good

As a generaL rule. once land is registeled under the Torrens system and
a celtificace of titte is issued. it cannoE be Eaken except if taken by
the Department of Aglarian Reform.
REGISTRATION

who can

- under PD 1529

Registerr (sec.

14)

1- Those who by themselves or tshrough their predecessors-in-intere$t

have been in open- conl'inuous. excl-usive. aRd notori ora htAi
possession and oc.upation of alienable and disposable Iands of
the publi!--dogglin under a bona fide claim of ownership since June
12--l-93!-s!sErue!,
2. Those who have acquired ownership of private
prescri-ption under the provisions of existlng lawsi

3.

Those who have

lands by

acquired ownership of private lands or abandoned

river beds by right of accession or accretion under the existing

Iaws;

4. Those who have

provided for by

of land in any other

manner

A corporat.ion cannot register pubfic land. They can only lease it.
But a corporation can seek the registrati.on of a pri-vate land. EXCEPT
if public land is held by an individuaL from June 12, 19{5 or earlj.er.
ipso jure, the land becomes private.
Note, however, that regisEratron only confirms title so the tiue must
be valid.
y.tE.9. IE .Lanq ls reserved as t.ownsrte, rE canno! be acqu.r.recl even r-I
registered already because a t.ownsit.e i-s outside the comnerce of man.
therefore, VOID. Registratsion cannot validate a claim if Ehere is no
valid ti t1e Possession, to ripen inEo ownership, must be open, actual, and
conuinuous since June L2, 1945 or earLier and must be physical and
naEerial and not casual (e.9., going to the properEy once a year.)
o, Ao,

1
A Eorest land is a non-regiscrable Iand. onlv Ehe executive brarich
the governmen! can
a forest I
into
ienable
rt
lands. Mere palment. ofI
taxes is noE 5
t must
coupLed rrith possession in Ehe concept of an owner.
Not rcgithallc:
laktt , tovl lanlt
<}y,tkt

fotcthotv hndt ,
rydaim(a 1 Milit471
rYtLnAliont

Pabl;c Flazq

i.
of- 4dmi
tLPrF
aL

6s

t4W

- accretion occurs rrhele (a) the deposiE is gradua.L/ and

idpercePt ible, / (b) madc through effects of current oi water, and

it. Those lrho have acquired ownershlp of land l.n any

provided for by Law. z
tr{'nJ'

'/ corporallon cannot register tpublic land. They can onl.y Iease it.
7lA
/ But a corporation may acguire private land provided it is a philippine
corporation and at Least 60t of capital stock own by FiLipinos. Note:
if public land is held by an individual from June 12, 1945 or earlier,
ipso jure, the land becoroes private.

tertwnot

t(]6 1 fi

(9 t{ergt{b

fi.g o
es@,l

Note

to
land ls resrved as
te, It
registerd already bccause a toxnsita ts outrlde thc c crcc of nan,
therefore, VOID. Rglstration cannot vall.date a cl.iD if there is no ?g$ctfnop
vcJ'lq

f,IE.Le.

al coql 4 o*.,
Possession, to ripen into oi{nershlp, nust be open, actual, and..r,.J,4l.-,
conlinuous since June 12, 19a5 or earlier and rnust be physlcal .ndr\
_i.lr"r+.f
rnaterial .and not casual (e.9., golng to the ploperty once a .vear.l
''

A Forest land is a
the government can
lands. Mere paynen-E
coupled uj.th possession

r)4

IN

lelrable land. Only the execuEive branch of r) tt{<

fl, a forest land into allenable aoricultural
Gnd taxes Is no:mE;
ii nust ue trueP
the concept of an owner/

cF;.

r,tr

1. survey - results ln survey plan to be signed by a geodetic

t
engl.neer and approvcd by thc dtrcctor of Lands.
hf{
2. Eile appl.ication for registratlon with R?C where land l-s actua.Ily-

'.r/.

t
?o{.

situated:

'

;.
b.
c.
d.
' e.

identify
identify
identify
identify
identify

bisis of orinershlp.
land -

adjacent ownersz
occupants,/tenahts,
encunbrancegt

3. .Settlng of lnttl'al lca.rlpg.

a. .Arblicatlon/Porting .. (Bust prcc.d. lnitlat hallng otharxlr court
. rl,thout Juilsdlctlon,
5. oppocttor-{1{,ca-+jjflca.oppoal,ulor on or bcloid hcarlng.
6. otlnt*1re, eourti.-lrsuac-.-ordir .ot . Ecncrlt;fefauft &, if tt"
opporlto!. attends _the .hcaring.. b.ut ho.docs not fllc gpposttlon,
.'thc
couri nai grant cxrcinclon but lf it ttrat. irr", -iit[
rro
opposlELon, thc coort r,lll ordcr '. .p.otial.daf.ulti . '

4t

'r. Ocular inspection - improvements, Iots owners. adjacent owners.

Then the court will prepare a report,

Hearing/Trial - the applicant must prove three things:

a. proof of publication. (Jurisdictional matter,
b. proof of ownership
c. proof of identity of land

B.

Oppositors can introduce evidence

rebuttal evidence.

to support opposition

9. Decision - three situations:

a. court dccLds in favor of applicant

b. courE dccldar la Lvor of opposltor/s
c. court dls[lssas case because nobody proves outctship
10.

Court irsues order for a Decree.

lt.Issuano of a Decre,

/
//
l2.Registr of Deeds i.",r.r'Origirral Cu.tific

. M.

RE},TEDIES
1. Frotl an Order

2.

of Defautt

a- before decisLDn - flte a motion to llft order of default on

the grorrnd' of fraud, accident, ll.stakc and excusable
neglLgence.
b. after declsion - petition for rel.Lef ort the grounds of
fraud, acc!.dent, listate and negligence
Froo a Dcclrion

a. The losing party Eay file a notion for reconsiderttlon on

the ground that the decision is contrary to Larlevj.dence.
It must be flled t{lthin 15 days froB beeeipt, otherwise,
the declsl-on

'

becomes fLna1.

b.

?.t

file a motion for a new t.rial. If the notion for a new triaL is
denied, the party nay still appeal.
3. Fror a Pinal .rudgrent - decision

becomes

15 days.

final after the lapse of

llhere a decree has not yet b.en ir"o"a, the Iosing party nay file a
petition for relief under rule 38 of the Rules of Court on the grounds
of fraud, accident, mistake and excusable negligence. It musL be
verified anci filed 60 days fron notice but no more than 6 nonths from
entry of decision.
- Failure to intentional omission of applicant to disclose the
actua.L physical possession of property in application for Iand
registration, as a result of r,hich such person is not given notice of
proceedings, arcunts to actull fraud. (Ertrr.trll.c fraud uhcle it
prfi.Irlf,s a party froo havlng a talal., (Roras v. C'l, 2?O SCRA 209r.

ymry,
"d;d^/
thc loslng
lostng party r.y
r.y filc
rilc
a
a
\
pet Lt.Lort for revlew under Sec. 32. PD LS29 on th qround ol d.prl.vatlon il,-_'-i-i..
zf ff::Hlr3i
;il'":: ll,i'.:.iT r,1'; ;'.,".?Jl'j[ [#*"1'.
r#&tni,,n
bg
f[ed.
utthlp I vegr frog tsqp?gsg ol ttlo-.9e.crec prolidgd theF'Jl'r{ttl lrL ({rt4
rrsrD'
+ust
-

ffi
/

t:j#:"il

5oF/r

:r,,

I
.,

.F"

ffii. t'

qffiffillr=iiffi
11/-?'jtrgt,
\"-/

li-i[i;"'l"le,?"'ff&"::"" inl'i.i]ii::fi.E'".1",'#"1'"'"'.,J:i,r"i::" ?*,lryLry

Qr't1pq.rights oyeE the propeity beiause of extrinsic fraud or breach of trust,
\rttUc (lgY
' provrded there is no rPv'.,lWqffiHIrT"9
l.lataibttt
I
. t,--,^^
i.a /
qmls:idffi'n,
il:L^
\ v^r,ar t
t1ai
#^ :o '-!s'rv'ae:
:m,LxlJf-'ffi;iiffl;
d:":I3-:t-t':d.}T:1"of
actual fraud ftlw
rr
..-tl"*
::'I:-:f'::..:{

-'
;"-*;1";rs:

or breach of trust, h nay rccorc! thc

L-Ll lands
-i.""a 'rhers thre ir
isi' - .b,,
yars r...- ari".""ty
1.
lrithin
a
4'flrnl <frarr
("ir$, -r
(i.e.
need
to
annul
a
fraudulent'ieed
is
EDru
fraud
\t*
.

-... / 1
,t ^ -^.

ii.

?cos',

JO

,1".'rY.11f"""",S"#y":lli

Prrce for the land'

T.n/

iii.

or cont ract ) wll tfitv,ttt,

./
within 10 years froo breach of dn inpltea tg6t ire c,.- -t
agglieved pirty is not l.n . Irosssslon oi. tana/foggg
T^q
t
docuinent

i;':;;'':#;";;"ff ilXllili'l? 1'";:"Tffi

at any tine il
not .transfcred to

glE:fc-.als.&y .old to IPy, tbc osly r.r.dy. to!.ttr. loll,rs p.*, trr to
- for o'laEGt
lcEl.on-tor
!nc. IrGrPacral4I-J
fllc r!ao ictlon
ElI'c
du.gGr agt1nlE
rlthb I
@, :5dot,-GC
rlLl..,loG..(ibt-th..{.id
ttrc' tllEE
at
!.tt!.-. fc'
dauaEbs.

'@l

awarded wtren there" ls rola{tu&-rdcprtvatlon .of . tand,

".e
negllganoe of the party d.p{lvGd, raineriyahda ..t.:.'di.it-.-por.lb}. .l!
acitl.on- l. flled wlthin four yeara.
so

ltrtP'i'*a
4t,

If the perpetrator of fraud is insolvent che Iosing party may file an

acti,on for damages against the Assurance Fund within 5 years provided
thrrc ls no negligence and breach of trust.

z
/

NOTE:

lnnocant purchaser for value/

- no notice of flaw or claim of other person odlzt fu

f*V.r\
- pays a full and fair price, ltt t* yrllt \
'
- must examlne the seller' s dupllcate certificate of tit.Ler'
(Islamic Directorate v. CA, 2'r2 SC&A 254)
As a general rule, a final decislon with publlcation binds all parties
in rcr, thGrcfore, bind! th xholG rorld. PGrlooa (otryosltor! rnd
squattGrsl c.n b. Gytctad./ouat.d by r r.aa xrlt of t o$Grrl,on fro!
court. !l a pcrroD cntGrr batolra tha l'ru!!E! ot.thc dacrGc, thG orrnar
calr Gvlct th. pr'on tbru a rrrlt of posrcsslon. hJt lf a pcrron Gnt.r8
aftcr thc lcsuance of th. dccrcc) tha ffitcr rt3t llla rn GJGctaant
sult. ,

.Certificate of Title
Orlglnal certificate of Tltle ls evidence of tltlc, that the land is
reglstered under the Torrens Systen. It is lssued in two coples: one
original which is Hith the Register of Deeds and one duplicate for the
registered owner.

An

conflicting certificates - prior title prevails unless defectlve

1. toeadnentg (ir.,.lot)
sunoarily under Sec. 108 of PD L52e1,
- reglstcrGd htcrGrt tarllnatcr or th6ra _l.a erro!
inccrtl.fLertG ("b"l4l Ulrf t )
- no serl.ous disputc as to error or change of status.'
- does not aaount to reopenlng
- does not itnpalr rights of innocent purchasery
But if there Ls.a rubatantlal changc'' i.n the OCt 6r the change is
dlsputed, the parcy must go thru the ordlnary reglstratlon proceedLng./
AEencbnts can be done

E.

q.

chans6
rron. :ididtrSiil}S 'jao.. u. dcsrdaa - cannot bc 'ohanggd
'suruarlly
under Sec. i08. because thls ts a. rubstantlal chtiEe.

flle

ordtiriry procbedLng.
2.! typoiirphlcal crrog - ch.ng. frd '.rolguln Bccrnas' to riroiquln
-

ah

SGrnas.

3. change froa iSed Cande,. narrled. to Ana santos' to 'Sed Cande.'If idfe obrcts,. Scc." 1O8 ls not appltcable. :It nult go..thru e'
' fulI-blown
hbarlng.

[1,,

2. Reconstitution
ff a duplicate OCa is lost, one nay file an action for replacement. If
for an ectl,on for
the orlginal ocf is lost, one nay fll.
reconstitution. If a title has been reconstitutad, rnyone deallng wlth
the tltle must exercLse extlaoldlnary dlllgcncc. to bc dac!6d an IP.v.
Petition must nocify occupant.s, adJacent orners and adverse clainants
by publication, p6sting and personal notices. Otherxl.se, reconstituted
title is void.
brother-in-Iaw pretends to be the registred owner of land, fLles
for reconstitution, obtalns reconstituted certlflcate and nortgages to
another, mortgagee has no better right than [ortgagor esPecially uhele
trua rcgistercd oHner stlll tras copy of hi!- fC! (lorret v. Ca, 185 SCRA
where

16?

3.

Doub]'e Satre

A sale aftects thlrd persons only frou dat of registlatlon. Onder

Art. 15{,a of the clvll Code, orncrcblp- pa.a8 to bqrr ln good falth
vho flrst records the &lG 1n rcglltry of propGrty.
Notlce of adverse clain is a Deasur designed to protect th interest
of a person over a plece of land and serves as a warolng to third.
persons dealing with sald property that soneone is claiming an interest
tlrereon. (sajonas v. CA, 258 SCRA 79). But notlce must state hon and
under rlhom the atleged rLght of cLalloant acgulred. (Lozano v.
Ballesteros, 1.95 SCP,A 681). Advrse cl.all[ effectlve once entered in
day book even Lf 6wner'a dupllcato not surreDdred. (Galcla v. CA, 95
scRA 380'

,st BsBQIrENf '.REGISiIRtrEIO}f

llou dcsl xlth ltt :

tr.e.,

the

-L.d is

already

tlrled

and

Note: lhere is rgtstntion of voluntari talnlrctlona (stlc, rortgage,

etc.l once deed entered in day book AND reglatrant turrendrs owncr's
dupllcate certifLcat6 and pays . fees

I .. lIoltqage'

-. leE$tratlon fcrJeri wfilur{ -r,r.tedf,4-l

'
[-rr{

fu

uatkog.trtchlkJ

b1,,

'., n".

bhcr is a ..lis pendcnr annqtated ac the rback.of. Ehq title.,

may take rlnE.

.of an acrton

filino;

tC1^rl&^ti& Nk-e_)

GEATN.OE TT.![I.E

this ir an .iaeptton to the civil lau doctrl,nc that th6 strcal c.nnot
Ngbcr than th rourcc, l. e. , oven if d,he rcucr ha! no tltle,. ths
buyer can hava tl.tle. So forged document can be the root of a valld
t1tle.
The partles who forged the deed and sinulated the signatures of. other
partles are Ln bad faith and the forged decd is a nulllty and cannot
serve as a just title (Reyes v. CA, 258 SCRA 651)
be.

Eraqrl'e I

xI
I

'Y-

1.

TIILE

reglstercd oPner of ?gt 123a5

goes to OS, so glvcs tltlc to
frLcnd.-Y

VALID

g-ok

entrusted by X
forgds X's sl,gnature in deed of sale
of land ln Yrs favor, y gets tqf 123a6

rA.";'.

VOI D

frou Regl.ster of Deeds

(Y ls a forger, therefore, y has a
void tl.tle)

Y aells land to Z as IPV

Z registls Iand and gets TCt 12347
Z.has a v.ll.d- tltle

VAI,ID

X returns and asks Y for tr.tlc and learns tlre salc of land to Z. x .
caaaot recoyer fror Z biicluso ar, bot$aeD,.trro pcrronr, the ooa. rtro
. c.ur.d tb. los! :nd rho l,r .doad ncAllgGnt rurC rutf.r.
ffGrcdy of.
X 1,, to ttl. an acEton ag.l,nst y for danag.r. But lf Z h.s not yGt ,.
obtained tltlG, X can rccovGr fro[ z. -

P-?-rle 12
,( Y

-l
.

owns ?CT 123,t5

hisrepresents to Z that he j.s X and sells the land to

I
I

lf z gers title, TcT 12347 ) Lirl.e is voID;. 2 is.ncgllgdnt

bscause he hbc thg-el$ty- ,Lo..Jlad ,oit thglz rh. scll.r ii ttrc'rcaiatircd
or.D!r, thdref-ore, l$t-Xii iidcbvcr lue pr9f,6*y trq z. llso t! tic. prtcc

z-

ol 'tfta proPorty fr-trcplofoorly -loy. ,/t tcc.'-Lt-t^-. ob.Le{'G-tael. ,lnc.

Y dld not gct rny'tltl. ln hlj n'ane, th.r.foro, 4 has no Litlc also.

T,,

E:qauple * 3

Y for'ges the deed of sale but

doGS not rGglster It to get a nev

to.Z. Z buys., Y ..tG! decd o! titlc la t.vor. of'z. X
A!
cen iecorcr th6 propcrty. f!o! Z bGc.usa thrrc ts no chali ot tltl..
btr,e.n 2 prsonr. tha ottg xho should shoulder tha lqr! ,,! tb. on. rrho
ls ncgllg.nt. In thls .r.!plc. Z'i! ncgllgent. 'Not. th.t X ru.t hsy.
a valld tltle in th fl,rst plac., othorHise,
ttrer. can b NO chaln of
Note furthet that lf there is no 'chaln of tttl but land ls
tltlc.

tittc.

Y shbrrs

mortgaged, X can recover from Z but must respect the nortgage,

,

gaer-.ot}-brin- of -Titls
Duran .v. fAC
r38

SCRA a89

Clrc! oHncd tro tots. ShG lcft for thG O.S. Latcr, a dccd ot salc i{as
m& ln frvor ot Circr'! DothGr, phich dGGd lr.r rcglstcrcd. Clrcc's
mth.r thcn Drtgagcd thc lgts. Bllen ClrcG lclrtlad abont thl.s, she
wrota tba rcglrter of, dcedr thlt sha nevc! GxacutGd tha daad ol aalc to
her [othcr, In the Eeantl.ne, th6 Boltgagee has toreclosed. t{hen
Cl.rce'r -lother failed to redce!, thc lortgagae obtaln.d tltle ln lts
nane. Clrce claimed her slgnature ln the deed rras a forgeri
HELD: Ilh.lle Article 2085 of the Civil Code requr.ros ounership by the
nortgagor of the land to make the mortgaqe vaLid, lnsotar as third
parties are concerned, circe's Dother was the reglsteled owner. It is
a.general rul tbat there is no duty to look beyood thc cortlficate of
titl. The Dortgagee is in good falth. It acguLred tltle. Clrce did
not even intervene in the foreclosure sale. She was negligent.
v. CA, 230 SCRA 550
It h.s b.cn consl.stcntltT hcld. that a forgad .dcad c.tr lcgrUy bs the
root of a valld title whcn an lnnocent purchascr for yalu6 ,.nt!rvens.
A'ded of sale execuEed by an lryostor vLthouE thc authority of the
otrnar of Eh. land sold ir a nulllty, and regLstratloD rill noB valldato
lrh.t -othcrt,lrc-ig. an.-lnvalt d docrncnt.
Tinio-Obsequio

Survey of Recent Cas6s on Irand Iitle.

and .Deedg

8/,,

RegistraEion is not equivalnt of title.

Under the Torrens $ystem,
to.tho trenrfcr or cratos a. llen upqn
. registrati,oo only gives. v.Udlty
.bad
fatth. ba i iertlftcate df tlr.l;.ls noE
itri.iano. A haldcE ln
entitlod- to' Elre protclion . of lar, for thcr lar. cannot - bo" used. .1s a
rltctd'for'fraud, (Ir v. l,tlnlpon, 38l.SCRA 788).
,lny llan .nnotat.d on prcvious c.rtlflcatcs ot title rhould b.
incorporated in or c.rricd ovcr to tb6 Dc crtl,flcate oJ tl,tle. Such
llen ls lnsepar.blG fron the propcrty as lt 1.3
a rlght Ln reB. ( Padcon
'
Condo Corp. v. ortLgas center, 382 scR.A 222).
It reguires more than a party's bare allegation to dateaE the OCT which
on its 'face enjoys the Legal presumpti,on of regularliy of issuance.
(Alvarico v. sola, 383 SCRA 2321.
A privat. individual Day not brlng.n actLon for rcvGrsion (id.)

tllstortcaUy, ' landt rclatrd^ by,{ovcarEot arG Dot.availabl for r.lG

to priQtc p.rtlcs ur[l't. otb.r .li.nablG pubuc . Iands - ncl.ircd
lerdr retaLn th.ir inhrrcnt potctrtlal ar .rG.t lor. prrblla urc.or lxrbl,'c
rcrelce (Chavez v. PEA, 38{ SCnA 152,,
Juriaprudence holding that thG grant oC patent or lssuance ot

certlficate ol tlt!,e the aLlenable lahd aC the-' publlc donatn

a_u-to.Eatically become3 privale land cannot apply to goverruoqnt units anC
entities llke PEA. (Id. )
Such Iands must. be transferred to guatilieA'., private.,- partie& or
goverment-ut't)lt.ler not-tasked to dispose of public Iands befor .these
Iands can becooe private or patrl-nonial lands.. (fd.l

..

A buildinq in good falth is one l{ho builds with the bollefs that the.
l.nd he ls bulldlng on ls hls, (Orguiol.a v. CA, 386 SC&A 30f).

.ction to gulet tltle nay be brought rrhen theE6 exlsts a ctoud on

tbe tltle to real propEty or rny lntGrcst thcracm. (Gapacan v.
CiFt, 387 SCRA 383).
An

Orrce a .parcel,- ot..landa ls lneluded within a xaterahGd rarrvation duly

by . Ercartlv ProclaDat,lon, . a-"FQrlrybtosr- arlscs- that thq,'
_cstrblished
.#eont{rrrr-to-baprrFoFruch-rer.rritdon
-'Lnd 18:..t-r!Al*9.Ogblfi -,
'uirirl'l:iclcErrEaird-corrl.nclng eyidedcs-of-subsequents-declbsslflcatlbn
. 1s

v. CA, 390 SCRA 313).

fhe rLght of leversion gr reconvayance .to.- the State.....,of . .pubUc
propertle3 ragLs.tered and whlch aie not.. capabtc of .pllvat
' gpproplietion do6s not.praicrlbe lld.)
I-/
V Percoac dealing wltn pr6perty 'oov6!Gd by a hoireaa;.calij,tlcatc of
tr.tle, ar. .buycrc or Dortgages, arc not.-regulrad- to -go bayond what
.DIr.x8.{o )h. t ct-^t tba &ltlG. (O. Lon v. C.lalo, 391 SCRA 752).'
'- I ! ! btn &.rl .. r.odld
llcre . adyeree;*poroeroion' for a p.'alrd--r
tuta.tlcally--.ntitil9- tha. po.r6!!oE to ' th6 rtghc-.e-'r.9ltE.a;pubtlc ,
l.od^.il-tiq*raa9 .- ,llft1t hs h.s co. cr&rblfuh.*tre.d{cpoer}le.a.cC-rJJae.bl?
charrctGa' of thG--larld by. a .po!{t}s.-.{c! .of . govBrnBent such a9 a
pr"sldentfal. proclanatlon,. executlve order; an adrlnlgtratlvd .actLon,
shot{n. (Cor.Iado

..

,1,,

act or

Evcn. aft.r.. thc-. laprc. of on.. yar, ths . Statc ray brlng acdlon for
reyersion Lf publlc lanC'has been fraudulent'ly granted. (Id.l
t{heh a pafty. has aotual' knorl'dge ot .facts and cl'rcu!s!.nc63 that t'ould
lupel...a t"aionably .cautiou!.Ean to D.t lnqulryl rciylng -9n t!? fa9 of
scRA {3)
-the titlG-is-nots cnough. (ilaawan con. Rural Bank v. cA, 395

CancellaEion of titles. case cannot be ProPerly disDissed on the ground

of torur shoPplng Prcdl.c.t.d on flllng and pcndlng of . dr[.g. c.sc.
(UP v. sus!, 99? SCRA 365)

/
JA runcy of l.nd tubr.ct of an .PPllcadon for rGgl'rtr.tl'on is an
erscati.l- rcqulrl,tc. (Dollno v. C'A, aol Sc&A 695!
/
,/e
of tltlG cannot b. subJct of collateral attack.
""rt1fl.""t1on
(Anlcete
r,. Balanon, 102 SCRA 51{)
/O,rnership is not the sane at OcT. The latler ie only the evidenc ot
o$hershlp. (Erman v. Ernan, 103 scnA 1931
An .a;tion is an. attack on a title when the obJect of the action l to
nulllfy the titlc and thus challenge the judglDent or proceeding
pursuant to xhtch the tltle xas decreed. The attack Ls dlrect when the
ollect oe an action ls to atrnul of set aside such judgnent or enjoin

. Lts enforcedent. (Id.

A eorDt6r-cla{n can be considsred a dLr6ot attak qn th

tltle.

(Id.)

annulEnt of
\/thc oc-year peri,od docs. not atPly Hhao th. pcroon sccklng
tltl,. or r.-eonyalfilnc. ls !,n posscrrion of tha lot. (Id.l

ositton froE govertuent agencl'es ls of no mosent because

thc statG cannot -bc. oJtoPPd by th oolsston, dstalca, o! rror ot Lts
offlcf. als and agents'. (Rbpubllc ?. Lac, {o5 scRA 291)
/eclassi fication of forest land and conversion inEo alienable Iand
vrequirer
an express and Positiv act from the goveinment. (Id.)
AbscncG

of

opt

no'-iaria-ecc..can .1!ruo;rcol''''Yotd"lo!
valuc has Lntervened.' (Id.l.

tnlstt

en

'll!ee6n!.,,?u!dl!d'e'.fo8

/il

the free' that ..th. orlgtnr}': omqa .(t orlca, 'h.& tnorl.dg. of -.... 5ir!B
dDi.itttarcd' .ortgagc.,itld iOt corrrtlttrtc--Lctui}!"radtfcd. to..'thr 'rdcoDd..
lDitg.gG. (@nz.tcs l, .b..oE-pr.o4.th.C-tho.l.tt !.h.4 actur!,lurorbdgc
ot--cuctr - unirghtcrd-. Drtgag..
fha.rubdeqocn!-r.tutdt.tton : .o! . Ils .
pandcnt do.t not d.fr.t tlli...slgbtr of thc Drtg.g.G (conzalos, rho
reglstord hls 'Dortgad. rhcn tho notlcc of lls.'pcndcnc r.r not.yet.
aDDotatd or the pulchaser at. the auction sale iho .derlvs hls llghts.
.

fioN! th6 mortgagea.

of .possesrlon of land startcd . t^ .1962. such is not.

sutflclent basis to apply fot registratlon of such land xhich under.
PDt0?3 lnd L529 rhould h!v. st.rtGd ,lnc. Jun 12, l9l5 or .arllar.
(llad.lr v. Clty ol C.bu, {11 SC&4.31.51
lhc prlvetc partiGr arc procludod lr
elelrl.og olacrhtp of tho lrnd
io dtsputc as thc ltsu. ot ouncrchlp by OP hrr log Daoa rttlcd .ln
arDrous declsions of th Suprua Couat aDd bavc tlrcrefor. bcouc
Lncont.stable. (Paal v. CA, {15 SCRA {51)
l{here clair

llt

tll