Mindanao State University

College of Law-Extension
General Santos City

LAND TITLES AND DEEDS

Atty. Janesa Mariam Ladjiman, REB
First Semester-2nd year
AY 2020-2021

COURSE DESCRIPTION

This course is an overview to “the system and method of registration of real

property under Act 496 as amended by P.D. No. 1529 otherwise known as The
Land Registration Decree including registration under Cadastral Law. It also
includes registration of deeds involving registered property” (LEBMO No. 1,
Series of 2011)

COURSE SYLLABUS

***NOTE: You will be automatically redirected to the

assigned laws, jurisprudence, and other cited materials by
doing the following: Press “Ctrl” then “Click” the blue
and/or underlined citations.

I. Torrens System of Land Registration

1. Background
2. Import and Purpose
Legarda v. Saleeby, G.R. No. L-8936 October 2, 1915
Republic v. Umali, G.R. No. 80687 April 10, 1989
Pino v. CA, G.R. No. 94114 June 19, 1991
Casimiro Devt. Corp. v. Mateo, G.R. No. 175485. July 27, 2011

3. Characteristics

a. Bars all prior claims not registered

b. Best Evidence of Ownership
c. Imprescriptible
d. Indefeasible
e. Integrity of titles not subject to collateral attack
f. Notice to the Whole World
g. Presumption that title is regular and valid
h. Reliance on titles

4. Nature of the Proceedings

Laburada v. LRA, G.R. No. 101387. March 11, 1998
Heirs of Lopez v. De Castro, G.R. No. 112905. February 3, 2000

5. In Relation to the Public Land Act (CA 141, as amended)

Republic v. Herbieto, G.R. No. 156117. May 26, 2005]
Secretary of DENR v. Yap, G.R. No. 167707. October 8, 2008

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General Santos City

6. Governing Laws
Property Registration Decree or P.D. 1529
Arts. 708 to 711, Civil Code of the Philippines

7. Administration
Land Registration Authority Registries of Deeds

II. Certificate of Title

1. Preparation of Decree and Certificate of Title
Sec. 39, P.D. 1529
Reyes v. Raval Reyes, G.R. Nos. L-21703-04. August 31, 1966
National Grains Authority v. IAC, G.R. No. L-68741 Jan. 28, 1988
Cajayon v. Spouses Batuyong, G.R. No. 149118. February 16, 2006
Sps. Valenzuela v. Sps. Mano, G.R. No. 172611, July 9, 2010

2. Indefeasibility
Caraan v. CA, G.R. No. 140752. Nov. 11, 2005
De Guzman v. Agbagala, G.R. No. 163566. Feb. 19, 2008
Heirs of Maximo Labanon v. Heirs of Constancio Labanon, G.R. No.
160711. Aug, 14, 2004
Lepanto Consolidated Mining Co. v. Dumyung, G.R. Nos. L-31666, L-
31667 and L-31668 April 30, 1979
Republic v. Guerrero, G.R. No. 133168. March 28, 2006

3. Prescription
Javier v. Concepcion, G.R. No. L-36566. November 7, 1979

4. Collateral Attack
Madrid v. Spouses Martinez, G.R. No. 150887. August 14, 2009

5. Right of Possession Arising From Title

Carbonilla v. Abiera, G.R. No. 177637. July 26, 2010

6. Regalian Doctrine; Concept and Effects

Aranda v. Republic, G.R. No. 172331. August 24, 2011
Chavez v. PEA, G.R. No. 133250. July 9, 2002

7. Native Title and Possession Since Time Immemorial

Secs. 3 (l) and 3 (p), IPRA

III. Modes of Acquiring Title

1. Original Registration under Sec. 14 of P.D. 1529
2. Open, continuous, exclusive and notorious possession
Republic v. CA and Naguit, GR No 144057, January 17,2005

3. By prescription
Heirs of Lacamen v. Heirs of Laruan, G.R. No. L-27088 July 31,
1975

4. By accretion
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College of Law-Extension
General Santos City

Binalay v Manalo, G.R. No. 92161 March 18, 1991

5. By reclamation
Republic v. CA, G.R. No. 103882. November 25, 1998
Chavez v. PEA, G.R. No. 133250. July 9, 2002

6. Judicial Confirmation of Imperfect Title under C.A. 141

Sec. 2, R.A. 9176
Director of Lands v. IAC, G.R. No. 73002. December 29, 1986
Director of Lands v. Abairo, G.R. No. L-34602 May 31,
Oh Cho v. Director of Lands, G.R. No. L-48321. August 31, 1946
Republic v. CA, G.R. No. 108998 August 24, 1994
Cadastral Act or Act No. 2259

7. Administrative Methods
a. Homestead Patent
Balboa vs. Farrales, 51 Phil. 498 [1928]
Ybañez vs. Intermediate Appellate Court, 194 SCRA 743 [1991]
Ramoso vs. Obligado, 70 Phil. 86 [1940]
Pamintuan vs. San Agustin, 43 Phil. 561 [1922]

b. Free Patent or Administrative Legalization

Sec. 44, Public Land Law, as amended by R.A. 782 and R.A. 6940
Effect of erroneous grant of Free Patent

c. Free Title
Commonwealth Act No. 691, as amended by Republic Act No. 63

d. Residential Free Patent

Republic Act No. 10023 and its Implementing Rules and
Regulations (IRR)
Qualifications, coverage, procedure, restrictions, etc.

IV. Indefeasibility of title through administrative method

Heirs of Tengco v. Heirs of Aliwalas, G.R. No. 77541. Nov. 29,
1988

a. Comprehensive Agrarian Reform Law (CARL) or R.A. 6657

b. Indigenous Peoples’ Right Act (IPRA) or R.A. 8371
Cruz v. Secretary of ENR, G.R. No. 135385. December 6, 2000,
Read separate opinion by Justice Puno

V. Citizenship Requirement
1. Citizenship Requirement
2. Individuals
3. Filipino Citizens

Sec. 3, Article XII, 1987 Constitution

4. Former Natural-Born Filipino Citizens

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Sec. 8, Article XII, 1987 Constitution

Sec. 10, Foreign Investments Act of 1991

5.Aliens
Sec. 7, Article XII, Constitution
Cheesman v. IAC, G.R. No. 74833 January 21, 1991
Muller v. Muller, G.R. No. 149615 August 29, 2006
Phil. Banking Corp. v. Lui She, G.R. No. L-17587. Sept. 12, 1967
Ramirez v. Vda. de Ramirez, G.R. No. L-27952 February 15, 1982
Ting Ho, Jr. v. Teng Gui, G.R. No. 130115. July 16, 2008

6.Corporations; limitations
Sec. 3, Article XII, 1987 Constitution)
(DOJ Opinion, 1973)
JG Summit Holdings, Inc. v. CA, G.R. No. 124293. Jan. 31, 2005
RD of Rizal v. Ung Siu Temple, G.R. No. L-6776. May 21, 1955
Republic v. T.A.N. Properties Inc., G.R. NO. 154953. June 26,
2008
Roman Catholic Apostolic Administrator of Davao v. Land
Registration Commission, G.R. No. L-8451. December 20, 1957

7. Condominiums
a) Condominium Corporation Owns the Land
Sec. 5, Condominium Act or RA 4726

b) Corporation Leases the Land

DOJ Opinion 1973
Sec. 4, Investors’ Lease Act or R.A. 7652

c) Land is Co-owned by the Unit Owners

Sec. 5, Condominium Act or RA 4726

VI. Original Registration

1. Possession
Sec. 14 (1), P.D. 1529 and Sec. 48 (b), C.A. 141
Aranda v. Republic, G.R. No. 172331. August 24, 2011
Heirs of Malabanan v. Republic, G.R. No. 179987. April 29, 2009
Martinez v. CA, G.R. No. L-31271 April 29, 1974
Republic v. Hanover, G.R. No. 172102. July 2, 2010

2. Prescription
Heirs of Malabanan v. Republic, G.R. No. 179987. April 29, 2009

3. Non-Registrable Property
Bureau of Forestry v. CA, G.R. No. L-37995 August 31, 1987
Republic v. Heirs of Alejaga, G.R. No. 146030. December 3, 2002
Republic v. Southside Homeowners Assoc., G.R. No. 156951.
Sept. 22, 2006
Republic v. Vera, G.R. No. L-35778 January 27, 1983

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4. Indigenous Cultural Communities or Indigenous Peoples

Sec. 48 (c), C.A. 141
Sec. 12, IPRA or RA No. 8371 (Indigenous Peoples’ Rights Act of
1997)

5. Registration Requirements and Procedures

6. Jurisdiction
Secs. 17 and 18, P.D. 1529 OCA Circular No. 38-97

7. Evidence
Sec. 17, P.D. 1529
De Vera-Cruz v. Miguel, G.R. No. 144103. August 31, 2005
Director of Lands v. CA, G.R. No. 102858. July 28, 1997
Director of Lands v. Rivas, G.R. No. L-61539. February 14, 1986
Evangelista v. Santiago, G.R. No. 157447. April 29, 2005
Palali v. Awisan, G.R. No. 158385. February 12, 2010
Republic v. Feliciano, G.R. No. 70853. March 12, 1987
Republic v. Guinto-Aldana, G.R. No. 175578. August 11, 2010
South City Homes v. Republic, G.R. No. 76564. May 25, 1990
Tottoc v. IAC, G.R. No. 69969. December 20, 1989
Vda. De Raz v. CA, G.R. No. 120066. September 9, 1999

8. Survey
Director of Lands v. Reyes, G.R. No. L-27594. November 28, 1975

9. Application
Director of Lands v. Tesalona, G.R. No. 66130. September 8,
1994
Divina vs. CA, G.R. No. 117734. February 22, 2001

a. Setting the Date of Initial Hearing

b. Transmittal of the Order of the Court to the LRA
c. Preparation and Issuance of the Notice of Initial Hearing
d. Publication, Mailing and Posting
Secs. 3 and 24, P.D. 1529
Director of Lands v. CA, G.R. No. 102858. July 28, 1997 F
rancisco v. CA, G.R. No. L-35787 April 11, 1980
Republic v. Herbieto, G.R. No. 156117. May 26, 2005

e. Opposition and Default

Sec. 25, P.D. 1529
Sec. 26, P.D. 1529
Albano v. CA, G.R. No. 144708. August 10, 2001
City of Davao v. Monteverde-Consunji, G.R. No. 136825. May 21,
2001
Heirs of Lopez v. Enriquez, G.R. No. 146262. January 21, 2005
Vergel v. CA, G.R. No. 125154. September 28, 2001
Yabut Lee vs. Punzalan, G.R. No. L-50236 August 29, 1980

f. Initial Hearing and Presentation of Evidence

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Gonzaga v. CA, G.R. No. 96259. September 3, 1996

Ignacio v. CA, G.R. No. 98920 July 14, 1995
PNB v. Intl. Corporate Bank, G.R. No. 86679. July 23, 1991
Republic v. CA, G.R. No. L-40402. March 16, 1987
Republic v. CA and Lapiña, G.R. No. 108998. August 24, 1994
Santiago vs. SBMA, G. R. No. 156888. Nov. 20, 2006

g. Judgment and Decree of Registration of land issued by LRA

Sec. 39, P.D. 1529
Laburada v. LRA, G.R. No. 101387. March 11, 1998
Navarro v. Director of Lands, G.R. No. L-18814. July 31, 1962

h. Original Certificate of Title

10. Remedies
a. Motion for Reconsideration / New Trial
b. Petition for Relief from Judgment
c. Appeal
d. Petition for Review of the Decree of Registration
Sec. 32, P.D. 1529
Baldoz v. Papa, G.R. No. L-18150. July 30, 1965
Cal, Jr. v. Zosa, G.R. No. 152518. July 31, 2006
Crisolo v. CA, G.R. No. L-33093 December 29, 1975
Fil-Estate Management v. Trono, G. R. No. 130871. Feb. 17,
2006

e. Action for Reconveyance

Article 1456, Civil Code
Almarza v. Arguelles, G.R. No. L-49250 December 21, 1987
Bautista-Borja v. Bautista, G.R. No. 136197. December 10, 2008
Esconde v. Barlongay, G.R. No. L-67583. July 31, 1987
Heirs of Labiste v. Heirs of Labiste, G.R. No. 162033. May 8,
2009
Joaquin v. Cojuangco, G.R. No. L-18060. July 25, 1967
Khemani v. Heirs of Trinidad, G.R. No. 147340. December 13,
2007
Lopez v. CA, G.R. No. 157784. December 16, 2008
Marcopper Mining Corp. v. Garcia, G.R. No. L-55935 July 30,
1986
Municipality of Victorias v. CA, G.R. No. L-31189 March 31, 1987
Naval v. CA, G.R. No. 167412. February 22, 2006
Rementizo v Heirs of Vda. De Madarieta, G.R. No. 170318.
January 15, 2009
Salao v. Salao, G.R. No. L-26699 March 16, 1976
Spouses Santos v. Heirs of Lustre, G.R. No. 151016. Aug. 6,
2008

f. Action for Damages

Pino v. CA, G.R. No. 94114. June 19, 1991

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g. Action against the Assurance Fund

h. Quieting of Title
Cañero v. UP, G.R. No. 156380. September 8, 2004
Faja v. CA, G.R. No. L-45045. February 28, 1977
Realty Sales Enterprise v. IAC, G.R. No. L-67451. Sept. 28, 1987
Spouses Mamadsual v. Moson, G.R. No. 92557. Sept. 27, 1990
Sps. Rumarate v. Hernandez, G.R. No. 168222. April 18, 2006

i. Cancellation involving Double Title

Pajomayo v. Manipon, G.R. No. L-33676. June 30, 1971

j. Action for Reversion

Republic v. CA, G.R. No. 104296. March 29, 1996
Republic v. CA, G.R. No. 100709. November 14, 1997

VIII. Cadastral Registration

1. Nature and Purpose

Heirs of Luzuriaga vs. Republic, G.R. No. 168848. June 30, 2009
Republic v. Vera, G.R. No. L-35778 January 27, 1983
Sps. Veranga vs. Republic, G.R. No. 149114. July 21, 2006

2. Jurisdiction
Duran vs. Olivia, G.R. No. L-16589. September 29, 1961
Manotok Realty, Inc. vs. CLT Realty Development Corp., G.R. No.
123346. November 29, 2005

3. When Filed?
Secs. 35 (a) and 36, P.D. 1529

4. Judgment and Decree

Sec. 38, P.D. 1529

5. Subsequent Registration

6. Nature and Effects

Secs. 51, 52, 56 and 59, P.D. 1529
Campillo v. CA, G.R. No. L-56483. May 29, 1984
Heirs of Marasigan v. IAC, G.R. No. L-69303. July 23, 1987
Garcia v. CA, G.R. No. 133140. August 10, 1999
Mingoa v. Land Registration Administrator, G.R. No. 97282.
August 16, 1991
Rodriguez v. CA, G.R. No. L-29264. August 29, 1969

IX-1. Voluntary Dealings

Sec. 53, P.D. 1529
Spouses Chu v. Benelda Estate Devt. Corp, G.R. No. 142313.
March 1, 2001
DBP vs Acting RD of Nueva Ecija, UDK No. 7671 June 23, 1988
Dela Merced vs. GSIS, G.R. No. 140398. September 11, 2001
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Egao v. CA, G.R. No. L-79787 June 29, 1989

Fule v. Legare, G.R. No. L-17951. February 28, 1963
Power Commercial and Industrial Corp. v. CA, G.R. No. 119745.
June 20, 1997
Republic v. CA, G.R. No. 100709. November 14, 1997

IX-2. Involuntary Dealings

Sajonas v. CA, G. R. No. 102377. July 5, 1996
Diaz-Duarte vs. Ong, G.R. No. 130352. November 3, 1998
Heirs of Marasigan v. IAC, G.R. No. L-69303. July 23, 1987
Viewmaster Construction Corp. v. Maulit, G.R. No. 136283.
February 29, 2000

X. Attachments
XI. Suits, Judgments, Decrees
XII. Foreclosure
XIII. Adverse Claim
Sec. 70, P.D. 1529
Alfredo v. Borras, G.R. No. 144225. June 17, 2003
Arrazola v. Bernas, G.R. No. L-29740 November 10, 1978
Ching v. Enrile, G.R. No. 156076. September 17, 2008
Leonardo v. Maravilla, G.R. No. 143369. November 27, 2002
Sajonas v. CA, G.R. No. 102377. July 5, 1996

XIV. Lis Pendens

1. Non-Registrable Properties
a. Inalienable Lands of the Public Domain
b. Lands already registered under the Torrens System.
c. Innocent Purchaser For Value (IPV)
Sec. 32, P.D. 1529
Cabuhat v. CA, G.R. No. 122425. September 28, 2001
Clemente v. Razo, G.R. No. 151245. March 04, 2005
Estate of Olaguer v. Ongjoco, G.R. No. 173312. August 26,
2008
Estate of Yujuico v. Republic, G.R. No. 168661. October 26,
2007
Guaranteed Homes v. Heirs of Valdez, G.R. No. 171531.
January 30, 2009
San Roque Realty and Development Corp. v. Republic, G.R. No.
163130. September 7, 2007

c.1. Exceptions to the IPV:

Abad v. Guimba, G.R. No. 157002. July 29, 2005
Coronel v. IAC, G.R. No. 70191. October 29, 1987
Erena v. Querrer-Kauffman, G.R. No. 165853. June 22, 2006
Expresscredit Financing Corp. v. Velasco, G.R. No. 156033
October 20, 2005
Francisco v. CA, G.R. No. L-30162 August 31, 1987
Lepanto Consolidated Mining Co. v. Dumyung, G.R. Nos. L-
31666, L-31667 and L-31668 April 30, 1979
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Orduna v. Fuentebella, G.R. No. 176841. June 29, 2010

Private Development Corp. of the Phils. v. CA, G.R. No. 136897
November 22, 2005
Sanchez v. Quinio, G.R. No. 133545. July 15, 2005
Sarmiento v. CA, G.R. No. 152627. September 16, 2005
Spouses Abrigo v. De Vera, G.R. No. 154409. June 21, 2004
Tio v. Abayata, G.R. No. 160898. June 27, 2008
Torres v. CA, G.R. No. L-63046. June 21, 1990

XV. Effects of Certain Acts

1. Fraudulent Registration
Adille v. CA, G.R. No. L-44546. January 29, 1988
Pajarillo v. IAC, G.R. No. 72908. August 11, 1989
Philippine Commercial & Industrial Bank v. Villalva, G.R. No. L-
28194. November 24, 1972
Walstrom v. Mapa, Jr., G.R. No. L-38387. January 29, 1990

2. Forgery
Sec. 23, P.D. 1529
Torres v. CA, G.R. No. L-63046. June 21, 1990

3. Loss
Baltazar v. CA, G.R. No. 78728. December 8, 1988
Cabuhat v. CA, G.R. No. 122425. September 28, 2001
Legarda vs CA, G.R. No. 94457. October 16, 1997
Tomas vs. Tomas, G.R. No. L-36897 June 26, 1980
Torres v. CA, G.R. No. L-63046. June 21, 1990
Traders Royal Bank vs. CA, G.R. No. 114299. March 9, 2000

4. Double titles
Angeles v. Secretary of Justice G. R. No. 142549. March 9,
2010
Garcia v. Gozon, G.R. Nos. L-48971 & 49011. January 22, 1980

5. Title from void titles

Calalang v. Register of Deeds of Quezon City, G.R. No. 76265.
April 22, 1992
De Santos v. IAC, G.R. No. L-69591. January 25, 1988
Mathay v. CA, G.R. No. 115788. September 17, 1998

6. Remedies of Persons Aggrieved in Land Registration

Proceedings
Francisco v. Puno, G.R. No. L-55694 October 23, 1981
Serna v. CA, G.R. No. 124605. June 18, 1999
Villanueva-Mijares v. CA, G.R. No. 108921. April 12, 2000

CLASSROOM RULES

Attendance
Attendance during lectures is mandatory. Do not be late.
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Academic Honesty
Plagiarism and other forms of cheating is highly prohibited.

Attire
Formal attire is advised during meetings.

Others
Cellphones and other devices must be kept in silent mode

Readings are comprised mainly of cases, laws and articles which are
readily accessible to students.

Students should read the full-text of the cases.

Note
Topic assignments are subject to change at the discretion of the
professor.

Grading

Recitation & other activities- 50%

Midterm exam- 20%
Final Exam- 25%
Attendance- 5%

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