Padilla Reviewer

LAND TITLES Finals Reviewer Atty. Padilla BECAUSE SHARING IS LOVING “A new command I give you: Love one another. As I have loved you, so you must love one another By this everyone will know that you are my disciples, if you love one another.” John 13: 34-35

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Focus&today:& 1.

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Prepare!an!application!–!in!the!proper!form!! a. Needs!muniments!of!title!–!documents! showing!evidence!of!what!gives!you! ownership!over!the!land.!Cannot!be!Spanish! Title! b. Also!the!survey!plan!–!prepared!by!geodetic! engineer!and!affirmed!by!Land!Management! Bureau.!It!contains!technical!description!! Serve!a!copy!of!the!application!to!the!Director!of!the! Land!Management!Bureau.!

Ordinary! Land!

Judicial!

Filing!of! applica3on!

Cadastral!

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Initial!Order!setting!date!of!initial! hearing.! Service!of!notice!–!personal!service!of! notice!to!persons!likely!to!have! interest!in!the!application.!Needs! documents!proving!service!of!notice.! Service!allows!for!acquiring! jurisdiction!over!persons.!! Posting!in!the!bulletin!boards!of! provincial,!city,!municipality!building!–! also!constructive!notice.! Publication!(in!the!official!Gazette)!–! In!the!absence!of!publication,!court! acquires!no!jurisdiction.!!

Ini3al! Hearing! 1.

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Title!copies!the!decree,!and! decree!is!based!on!the!relevant! portion!of!the!judgment!! In!case!of!titles!apparently!issued! at!the!same!time,!we!look!at!the! decree.!! ! Judge!orders!Land!Registration! Authority!to!issue!Decree!

In!PD1529!it!gives!a! reglementary!period!of!30!days! for!finality.!But!should!be! considered!as!15!days!in!light!of! jurisprudence.! Done!by!Judge!in!Land! Registration!Court.!

Trial!

Judgment!

Finality/! Entry!

Jurisdictional!facts!(service!of!notice,!posting,!publication,! etc…)!–!opportunity!for!applicant!to!prove!compliance!for! such!facts.! Court!then!determines!whether!oppositions!are!on!record! ! ! or!there!exists!oppositors!to!application.!Such!opposition! can!be!filed!up!to!the!date!of!the!initial!hearing.! a. Court!only!comes!to!know!of!opposition!on!the! date!of!initial!hearing.!Important!to!determine! which!court!may!see!over!the!application.! b. In!the!absence!of!opposition!and!if!the!land!is! worth!<100k,!MTC’s!may!receive!evidence!in!trial! under!delegated!authority,!notwithstanding!that! RTCs!are!made!land!Registration!Courts.! c. Prior!to!initial!hearing,!the!application!must!still! be!filed!in!RTC.!Because!it!is!still!unknown! whether!or!not!there!is!opposition!and!how! much!the!land!is!worth.! Then!Court!issues!order!of!Default!–!this!may!be!special!or! general.!In!an!in!rem!proceeding,!an!order!of!general! default!is!of!great!importance.!!

Decree!

OCT!

Done!by!Register!of!Deeds.! ! ! They!issue!the!certificate!of! titles!after!receiving!decree.!

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Generally&

Publication&&

• Corporations! may! be! applicants! for! ordinary! land! registration! proceedings! –! as! owner! of! private! lands,! owner! of! abandoned! river! bed,! owner! of! accretion!along!the!banks!of!lakes,!or!as!repariate! owners!along!the!banks!and!rivers.!! • Applicants!must!make!sure!lands!being!registered! fall! in! the! jurisdiction! of! the! RTCs! where! the! application!is!filed.! • When! the! land! borders! on! the! road,! the! application! shall! state! whether! or! not! applicants! claims! any! or! all! portion! of! the! land! within! the! limits! of! the! road.! And! whether! the! applicant,! to! avoid!future!problems,!would!wish!the!road!to!be! delineated.! !

• What!is!contained:!notice!of!initial!hearing! • Who! causes! it:! Administrator! of! the! Lands! Management!Bureau.!! • Where:!(Sec.!23,!and!!Sec.!35!of!PD1529)!once!in! Official! Gazette,! and! once! in! Newspaper! of! General!Circulation.!The!latter!may!be!absent,!but! the!Official!Gazette!may!not!be!dispensed!with.! o Publication!in!Official!Gazette!is!sufficient!to! confer! jurisdiction.! As! long! as! there! is! an! initial! order! for! the! hearing! and! it! is! published! in! official! gazette,! jurisdiction! is! acquired!by!the!court.!! o Absence!of!posting!and!serving!of!notice!are! only!irregularities!which!can!be!grounds!for! the!judgment!to!be!reviewed.!! o Absence! however! of! publication! in! official! gazette!is!a!fatal!infirmity.! • Change! in! land! that! is! minimal! requires! no! new! publication,!the!original!suffices.!(Benin!v.!Tuazon)!

Application! • Courts! may! also! require! additional! facts! than! those!under!the!suggested!format!in!PD1529.! o Look! at! PD1529! for! the! form! that! the! application! for! the! initial! hearing! should! take.! o It!is!addressed:!“To!all!whom!it!may!concern”! –!as!notice!to!the!entire!world.! o Contains! a! description! of! the! land! applied! for.!! !

& Serving&Notice! • Land! Registration! Authority! only! gives! notice! to! named!parties!included!in!the!application.!It!is!the! applicant’s! duty! to! include! interested! parties;! in! fact,! applicant! must! also! state! the! extent! of! the! search!done!of!such!parties.!!

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Posting&& • Done! by! the! sheriff! under! the! instructions! of! the! Land! Registration! Authority! because! it! is! the! Commissioner!of!the!LRA!that!is!charged!with!the! duty.!& & Opposition& • Who! are! entitled! to! oppose:! (Sec.! 23! of! PD1529)! any! person! claiming! interest! whether! named! or! not!in!the!application.!& o Interest! must! be! an! interest! that! gives! standing.! Not! one! that! is! subordinated! to! another’s! rights! or! one! merely! out! of! curiosity.& • However,! absence! of! opposition! does! not! automatically! entitle! applicant! a! judgment! in! his! favour.! He! must! still! prove! title! proper! for! registration.!That!is!why!this!process!can!still!end! in!failure.!& • An! oppositor! who! proves! his! own! claim! will! be! entitled! to! the! judgment.! However,! proving! standing!does!not!equal!to!proving!claim.& & Order&of&Default& • A! party! ordered! in! default! does! not! leave! him! without! remedy.! Law! allows! you! to! cause! the! setting! aside! and! lifting! of! the! order! of! default! if!

you!act!within!the!reglementary!period.!You!can’t! just!appear!in!court.!You!must!file!a!motion!to!lift! the! order! in! default.! Once! set! aside,! you! can! file! your!opposition!and!participate!in!the!proceeding.! !! Trial! • May!proceed!before!a!judge!or!a!commissioner!at! any!convenient!place!or!hour.! • Burden!of!proof:!it!is!on!the!applicant!to!prove!his! claim.!It!is!not!on!the!government!or!oppositor!to! prove! the! negative:! that! he! does! not! have! title! proper!for!registration.!! • Quantum!of!proof:!clear!and!convincing!evidence.! Short! of! which,! the! land! is! deemed! government! lands.! Any! failure! to! prove! one’s! claim! will! offer! the! conclusion,! in! light! of! the! regalian! doctrine,! that! it! is! government! lands.! (Gutierrez! Hermanos! v.!CA)! • How!to!prove!your!claim:!! o Tax!declaration!receipts!–!are!not!evidences! of! ownership.! Anyone! can! pay! taxes! on! a! land.! Doesn’t! mean! that! when! the! government! accepts! such! tax,! it! recognizes! you! as! the! owner.! It! does! evidence! possession,!it!establishes!a!claim!to!the!land.! Coupled! with! prescription! though,! you! can! acquire!ownership.! o Just!title!–!good!proof.!

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Judgment! • Judgement! only! confirms! title.! You! can! avail! of! this!process!only!if!you!already!have!title.!A!title!is! not!a!mode!of!acquiring!ownership.!! & & & ! !

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FOCUS:! Various! remedies! that! the! law! affords! persons! aggrieved! from! land!registration!proceedings.!! ! Mineral!

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Inalienable!

! Administrative! Legalization!of! incomplete!title!

Public!

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Forest!

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Agricultural!

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for!public! service!

Land! Management! Bureau!

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Veritable!only!because!subject!to! reversal!if!there!is!fraud.!! Remedy:!Reversion!Proceedings.!

Patents! 1.!Free! 2.!Homestead! 3.!Sales!! 4.!Others!

Grants!

Alienable!and! Disposable! Department!of! Land!Reform!

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CerLficate!of! land!ownership! award!

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Sec,!104/105!H! Registered!and! becomes!the! origin!of!an! OCT.!

EmancipaLon! Patent!

Choice!of!putting!A/D!land! under!Sec.14a.!–!Judicial! confirmation!of!imperfect!titles!

Land!

Sec.!103!H! Registered.! And!becomes! Veritable! Torrens!Title!

OCT!

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See(last(week's( notes(

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Initial!hearing!

Private!! See(last(week's( notes(

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Sec.!14!H!to!enumerate! the!various!categories!of! land!regarded!as!private.! >Addresses!the!quesLon,! "Who!may!apply?"!It! necessarily!shows!what! counts!as!private!land.!!

Order!of!default!if!ever! Answers!are!taken! Petition!is!filed.!

Judicial!

Cadastral(

Decision!by!the! President!to! conduct!a!survey!

Cadastral!Survey!

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CADASTRAL,SURVEY:, • Be! on! the! lookout! for! the! government! announcing! its! decision! to!conduct!a!survey.!! • President’s!decision!is!the!trigger!to!start!such!Cadastral!Survey.! • Cadastral! Survey! –! surveying! the! lands! involved,! inviting! the! submission! of! claims! of! the! lands! in! preparation! of! the! survey! plan.!A!Cadastral!survey!map!would!indicate!the!various!lots!in! terms!of!cadastral!lot!numbers.!!! • Requires!publication!in!the!Official!Gazette.!! • Cadastral!survey!is!conducted!by!geodetic!engineers!in!the!LMB.! • It! is! a! criminal! offense! to! impede! the! conduct! of! cadastral! survey.!The!occupants!can!only!file!their!claims!so!the!cadastral! map!will!indicate!their!names.! • The! Cadastral! map! is! not! a! title.! It! is! preliminary! to! filing! the! petition!itself.!! • The! cadastral! map! is! filed! in! the! office! of! the! Solicitor! General! who!then!files!the!petition,! • With! regard! to! the! petition,! instead! of! opposition,! what! are! invited!are!Answers.! ! COMPARED,TO,ORDINARY,REGISTRATION,PROCEEDING:, • Unlike!in!ordinary!application!to!registration!of!land!where!the! decree!of!registration!is!an!administrative!matter!done!pursuant! to! a! court! order,! the! description! of! the! process! of! cadastral! proceedings,!the!registration!itself!is!an!act!of!the!court.!! • Why!not!LRA!in!a!cadastral!proceeding?!! o Because!this!proceeding!was!described!in!the!Cadastral! Act!which!set!a!different!machinery!than!ordinary!land! registration!proceeding.!So!when!it!was!carried!over!to! PD1529,!it!was!carried!over!verbatim.!So!it!remains!as!it! was!worded!in!the!Cadastral!Act!–!a!judicial!proceeding.!!

HOW,AGGRIEVED:, 1. Earliest! point! that! a! person! can! feel! aggrieved! by! such! proceedings!is!in!failure!to!observe!the!system!itself:! • Government!may!feel!aggrieve!if!by!some!form!of!ingenuity,! mineral,! forest,! or! foreshore! land! becomes! subject! of! registration.!Such!certificate!of!title!however!is!null!and!void! because! its! subject! matter! is! nonHregistrable.! Government! may!have!the!title!declared!a!nullity!and!run!after!registrant.!! 2. Failure!to!follow!some!part!of!the!process:!! • In! a! land! registration! proceeding:! Failure! to! mention! adjacent! lot! owners! for! the! purpose! of! depriving! such! occupants!of!opportunity!to!take!part!in!such!proceedings!in! the!application!process;!they!were!not!served!notice.!!Such! person!who!learns!of!the!proceeding!may!simply!appear!in! the! initial! hearing! and! assert! his! right! in! the! land! involved.! As! a! gesture! of! the! remedy,! he! simply! asks! the! Court! to! accept!his!opposition.! o In! case! such! person! was! put! in! application! but! is! ordered!default,!he!may!still!resort!to!REMEDY,1.! ! REMEDIES, 1. DURING!TRIAL:!Motion!to!lift!order!of!default! a. When:!at!any!time!after!learning!of!the!order!of!default! and! within! 15! days! of! notice.! ! Available! from! time! the! order!is!rendered!to!the!time!of!judgment.!! b. Basis:! Must! be! based! on! fraud1,! accident,! mistake,! or! excusable!neglect! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 1

!Intrinsic!Fraud!–!Fraud!intrinsic!of!proceeding.!Deprivation!of!a!party!of!his! opportunity!to!take!part!in!the!proceeding!in!his!day!in!court.!E.g.!failure!to! serve!notice,!or!include!in!application;!or!a!judge!rendering!a!judgement! deliberately!ignoring!the!evidence.!

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c. Added! Requirements:! Must! be! accompanied! by! Affidavit! of! Merit.! –! Such! lifting! must! be! based! on! meritorious!grounds.!! 2. Remedy! that! the! law! affords! in! case! JUDGMENT! IS! ALREADY! RENDERED!in!the!proceeding.! 1. Appeal! –! within! 15! days.! Basis:! judgment! not! in! accordance!with!law!or!not!in!accordance!with!facts.! 2. Motion!for!Reconsideration!–!(Rule!37)!Basis:!judgment! not! in! accordance! with! law! or! not! in! accordance! with! facts.! 3. Motion! for! New! Trial! –! Basis:! fraud,! accident,! mistake,! or!excusable!neglect.!Also!filed!within!15!days.!! 3. Remedy!in!case!there!is!FINALITY!of!judgment:!Petition!for!relief! from!judgment!(Rule!38)! a. When:!Filed!within!6!months!from!entry!in!the!book!of! judgment! but! not! more! than! 60! days! from! notice! of! such!entry.!! b. Basis:! fraud,! accident,! mistake,! or! excusable! neglect.! Plus,! newly! discovered! evidence! which! ordinary! diligence! could! not! have! made! available! during! trial! of! the!case.!! 4. Remedy!after!DECREE!OF!REGISTRATION!–!Petition!to!review!or! revise!the!decree.!(Sec.!32)! a. When:! the! moment! of! entry! of! decree! of! registration! and!within!1!year!from!such!time.!The!reason!is!that!the! moment!the!decree!is!issued,!it!must!be!registered.!The! moment! the! judgment! has! been! rendered,! even! if! decree! hasn’t! been! issued,! you! may! also! bring! your! remedy!under!Sec.!32.!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! Extrinsic!/!Collateral!/!Actual!Fraud!–!outside!the!proceedings.!(Sec.!32!speaks! of!actual!fraud.)!

b. Basis:! Only! actual! fraud! (See! Footnote! 1).! Unless! the! land! falls! into! the! hands! of! an! Innocent! purchaser! for! value.! Included! in! such! terms! are! innocent! encumbrancers!for!value!(e.g.!mortgagee).!! 5. AFTER!ISSUANCE!OF!TITLE:!Action!for!Reconveyance.!! a. Nature:! Action! respect’s! the! title’s! indefeasibility! but! that! it! appears! under! the! name! of! the! wrongful! registrant.! b. Basis:!Trust.!! i. Implied! Trust! –! When! property! is! acquired! through!fault!or!mistake,!the!acquiree!becomes! an! implied! trustee! of! the! rightful! owner.! For! that!reason!the!true!owner!may!go!to!court!and! file! for! reconveyance.! ! (Esconde! v.! Barlongay)! Must!be!filed!within!10!years! ii. Express!Trust!–!imprescriptible.!! ! ADDED,NOTES:, • In! appropriate! cases,! there! is! no! time! interval! between! judgment,! decree,! and! issuance! of! OCT.! But! in! some! cases! if! there! is! interval,! title! is! deemed! quieted! as! of! the! time! of! the! Judgment.!! • After! 1! year! from! decree! of! registration,! the! title! gains! indefeasibility! –! cannot! be! defeated.! The! innocent! purchasers! for!value!also!acquire!such!purchased!title!with!indefeasibility.!It! also!gains!incontrovertibility.!

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FOCUS:! Continued! –! remedies! that! the! law! affords! persons! aggrieved! from!land!registration!proceedings.!!

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! ! File!your!opposition!or! file!for!motion!to! extend!time!to!file.!

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Public!

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Petition!for!relief!from!judgment!

See(last( week's( notes(

Motion!to!lift!order! of!default.!

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Basis:!FAME!

Land! Ordinary(

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Title!becomes! “Conclusive”!

Private!!

Period:!within!6!months!from!entry!of!judgment! but!within!60!days!from!notice!(Notice!must!be! notice!to!right!government!body!)!

Order!of! Default!

Judgment!

Cadastral(

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Finality!

Entry!of! Judgement!

Decree!

Basis:!Actual!Fraud!(Sec.!32)! Motion!for!New!Trial! Basis:!FAME!

Period:!within!1!year!from!decree!of!registration!(But!see!Nieto! v.!Quines,!first!in!time,!first!in!right!doctrine!did!not!apply! because!decree!was!done!on!same!date.!But!Court!looked!at! the!date!of!judgment!to!decide.)!! See!Yabut!Lee!v.!Punzalan!where!Sec.!32!was!resorted!to!but!it! was!improper!because!no!judgment!was!rendered!yet.!The! Court!treated!the!petition!as!a!motion!to!set!aside!the!order!of! default.!! See!Riviera!v.!Moran!where!it!says!that!the!earliest!moment!to! avail!of!Sec.!32!is!at!the!moment!of!judgment,!the!latter!being!a! mere!copy!of!the!decree.! ! !

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OCT!

Petition!for!review/revision!of!the!decree!of!registration!

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Exception:!If!title!suffers!from! “fatal!infirmity”!because!then! the!title!is!an!absolute!nullity! and!produces!no!legal!effect.! (Under!Sec.!32!too)! ! See:!Agno!v.!Director! Republic!v.!Vda.!De!Kalintas! Benin!v.!Tuazon! Mariveles!Cadastre!case! ! ! !

AFer!1!Year! Ini
Registra
Basis:!FAME!

Title!becomes!Incontrovertible! and!Indefeasible.!

Innocent! purchaser! for!value!

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REMEDY,AFTER,THE,TITLE,BECOMES,INCONTROVERTIBLE/INDEAFISIBLE:, ! 1. Petition! for! Reconveyance! –! Petition! of! equity.! Presupposes! respect! for!the!certificate!title.!However,!it!was!issued!out!in!the!wrong!name.! NOT!APPLICABLE!IF!BOUGHT!BY!INNOCENT!PURCHASER!FOR!VALUE.!It! may! also! be! brought! as! early! as! the! time! judicial! proceeding! is! instituted.!Basis:! a. Implied/Constructive! Trust! –! prescriptive! period! is! 10! years.! (Art.! 1456! of! CC! –! Fraud! or! mistake,! one! who! acquires! property!becomes!the!trustee!of!the!real!owner)! b. Express!Trust!–!imprescriptible!as!a!ground!for!reconveyance.! But!express!trust!can!be!converted!into!implied!trust.! • Sotto! v.! Teves! –! original! owners! did! not! want! to! divide!property!so!they!entered!into!an!express!trust! where! the! property! was! put! in! the! name! of! one! of! the! sisters,! Concepcion.! Mere! fact! that! the! titles! were! put! in! the! name! of! Concepcion! did! not! repudiate! the! trust! because! it! was! in! fact! in! implementation!of!the!express!trust.!What!we!learn! here!is!how!to!repudiate!trust.!To!repudiate!validly!it! must!be:! i. clear!and!unequivocal! ii. must! be! conveyed! to! the! cestui! que! trust! (Beneficiary)! c. Void!Contracts!–!Void!for!being!contrary!to!law,!public!order,! etc…!These!are!also!imprescriptible.!! ∅ Fraud,! by! itself,! is! no! longer! a! basis!! Before,! trust! prescribes! in!4!years!because!there!was!no!distinction!between!express! and! implied.! By! reason! of! the! new! Code,! we! already! have! a! distinction.!Fraud!just!now!raises!the!issue!of!implied!trust!!It! prescribes!in!10!years.!!(Gicano!v.!Gegato)! 2. Action! for! damages! against! Assurance! Fund! –! Last! resort! if! can! no! longer!recover!any!other!way.!There!must!always!be!no!negligence!on! the!part!of!the!claimant!himself.!(Treasurer!of!the!Philippines!v.!CA)!–! One! who! buys! from! an! imposter! cannot! claim! to! be! an! innocent! purchaser! for! value.! When! the! spouses! tried! to! recover! from! the!

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assurance! fund,! the! Court! rejected! their! claim! for! being! negligent!)! Grounds:!! a. Bringing!the!land!under!the!operation!of!the!torrens!system!! b. Misfeasance,!nonhfeasance.!Malfeasance!of!the!personnel!of! the!court,!LRA,!Register!of!Deeds,!or!of!any!other!person!that! can!be!related!to!the!process.!! Petition! to! Quiet! Title! (essence:! Petition! for! declaratory! relief)! –! 2! titles! are! issued! for! the! same! property.! Applicable! whenever! some! instrument! in! the! Register! of! Deeds! casts! a! cloud! of! doubt! on! your! own!title.! • Available! to! the! legal! owner! or! one! who! holds! a! beneficial! title.!! • Arguably,! can! be! brought! even! at! the! moment! of! the! application! of! land! registration! by! a! person! whose! claim! covers!a!part!or!the!entire!land!under!your!own!title.!! Reversion! –! Government! remedy.! When! claims! are! “incomplete”! because!the!procedures!have!not!been!complied!with.!(I.e.!conditional! grant! of! patent.! Period! to! complete! it! becomes! basis! of! reversion.)! When!title!was!issued!for!example!because!the!person!defrauded!the! government! in! making! it! believe! that! it! has! complied! with! the! conditions.!! Criminal!case!

5. ! ATTRIBUTES,OF,THE,TITLE:, 1. Sec.!44!–declares!its!guarantee!under!the!Torrens!System!that!one!can! rely!on!the!face!of!the!title!of!the!instrument!and!if!no!encumbrance! or!lien!is!annotated!on!it,!you!may!assume!that!none!exists.!However,! the! following! claim,! encumbrance,! lien,! etc…! need! not! be! annotated! or!appearing!on!the!instrument!to!produce!effect:! a. Claims,! liens,! and! rights! that! need! not! be! annotated! as! decreed!by!law! b. Real!property!tax! c. Public!roads,!streets,!canals,!etc…!nevertheless!bind!the!land.! d. Disposition!of!the!land!pursuant!to!the!rules!and!registrations! of!the!Agrarian!Reform!Program.!

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Cases:! • Gatiaon! v.! Gaffud! –! Innocent! purchaser! for! value! extends! to! innocent! mortgagee! for! value;! 2! titles! clashing! with! each! st other.! 1 ! person! was! issued! a! prehpatent,! complied! with! its! requirements,! and! gets! title.! He! then! goes! to! PNB! and! nd mortgages! the! property.! 2 ! person! applies! with! land! management! bureau! for! patent,! registers! it! under! Sec.! 103! and! gets! title! to! the! land.! He! also! mortgaged! it! with! PNB.! st When! 1 ! person! paid! his! account,! PNB! found! out! that! the! nd same!property!covered!the!mortgage!of!2 !person!and!tried! to! retain! it! as! an! innocent! mortgagee! for! value.! The! Court! said! that! both! Director! of! Lands! and! PNB! should! have! been! charged!with!notice!of!the!prior!title!that!was!registered.!The! bank! therefore! was! legally! charged! with! inquiry! on! it.! Because! the! bank! was! negligent,! it! could! not! claim! to! be! an! innocent! mortgagee! for! value.! A! title! once! registered,! it! is! notice!to!the!entire!world,!and!they!are!charged!with!notice! of!the!proceeding!and!the!issuance!of!the!title.!! nd • Legarda!case!–!2 !applicant!may!not!be!excused!from!charge! of!notice!just!because!he!did!not!read!the!Official!Gazette!or! because!he!was!abroad.!Though!factually!innocent,!legally,!he! was!charged!with!notice.! • Realty!Sales!Enterprise!v.!IAC!–!title!first!registered!is!the!valid! one;! in! case! many! titles! have! been! derived! from! the! conflicting!titles,!trace!back!to!the!first!title!issued!before!all! of!them.!! • DBP!v.!Mangawang!–!fellow!has!a!piece!of!land!that!became! subject!of!cadastral!proceeding.!He!filed!a!claim!in!court!and! the! Director! of! Lands! that! that! property! is! his.! Director! of! Lands!issued!a!patent!in!his!name!and!he!registered!it.!He!got! OCT!1!from!this.!The!Court!awarded!the!land!to!him.!He!got! OCT! 2! from! this.! He! sold! the! 2! titles! to! 2! different! people.! Though!both!titles!were!valid,!only!the!first!transaction!or!use! of!the!title!was!valid.!The!second!was!invalid!! Registered!land!cannot!be!acquired!by!prescription.!

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3.

Cannot! be! subject! to! collateral! attack.! Must! be! a! direct! proceeding! prescribed!by!law!!(i.e.!Sec.!32)! ! AFTER,MIDTERMS:,

•

Traders! Royal! Bank! case! –! Supreme! Court! recognized! 2! innocent! st purchasers! for! value! despite! the! fact! that! the! 1 ! registration! should! have!been!constructive!notice.!But!it!resolved!it!on!the!basis!of!laches.!!

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FOCUS:!OVERVIEW!of!subsequent!registrations!after!an!OCT!is!issued.!In! subsequent!registration,!you!don’t!talk!about!registering!the!land!but! the!transaction!involved!in!the!land.!! ! !

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ARachments! RegistraBon!of!transacBons!under!Sec.!113!

Involuntary! TransacBon!

! "Full! Ownership"!(tran sfers!full! ownership!! of!the!Btle)!

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Adverse!Claim!

Electronic! Others!(foreclosure!sale! by!sheriff!is!also! involuntary)!

"Less!than!full! ownership"!(m ortgages,!! leases,!etc...)!!

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Voluntary! TransacBon!

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1.!Sale! 2.!Mortgage! 3.!Lease! 4.!Others!

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Sec.!107!Y!Surrender!of!the!owner's!duplicate! PeBBons/! AcBons!filed!!!

Sec.!108!Y!Amendment/AlteraBon!CerBficates!of!Title!

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Sec.!109!Y!Replacement!of!Owner's!duplicate!

Sec.!110!Y!ReconsBtuBon!of!Title!

Voluntary! TransacBons!

Others!Lands!

TransacBons/! "Dealings"!involving! registered!land!

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Manual!

Lis!Pendens!(there!is! a!pending!case)!

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! OCT/TCT!

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Agricultural!lands!

Involuntary! TransacBons!

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ON(SUBSEQUENT(REGISTRATIONS:( I. Registration+ of+ transactions+ under+ Sec.% 113! –! For! those! under! Sec.( 113,! it! only! deals! with! TRANSACTION! relating! to! unregistered!lands,!not!the!lands!itself.! II. Transactions/+ "Dealings"+ involving+ registered+ land+ –! Here! you! register!with!the!Office!of!the!Register!of!Deeds.!So!it’s!mainly! administrative! in! character.! Even! in! cases! of! attachment! or! lis! pendens,!the!involvement!of!the!court!is!limited!to!acting!as!the! authority!directing!the!registration.!! • Voluntary+transactions!–!borne!out!of!owner's!will.!(i.e.! Deed!of!Sale)! • Involuntary+Transaction!–!arise!without!owner's!consent! or! even! against! his! will.! Like! if! a! person! becomes! a! judgment!debtor!after!losing!a!case.! • Adverse+Claim!–!Whenever!a!person!acquires!right!over! land! adverse! to! original! owner! after! registration,! that! right!may!be!annotated!on!the!title!as!an!adverse!claim.! With! PD1529,! life! of! an! adverse! claim! is! limited! to! 30! days.!After!30days,!claimant!must!elevate!his!claim!to!a! proper! case! before! the! land! registration! court.! (However,! see! Sajonas! v.! CA,! which! provided! that! until! adverse! claim! is! ordered! cancelled,! it! will! still! bind! a! purchaser!to!notice!of!such!a!claim!even!after!30!days.)! • Agricultural+ lands! –! Distinction! is! made! FROM! OTHER! LANDS!because!of!the!CARP.!Unlike!the!latter,!you!need! the! clearance! of! the! DAR.! It's! not! agricultural! in! the! sense! of! classification! of! public! lands.! In! this! context,! agricultural!simply!means!arable!(Luz!Farms!case).! • Electronic!–!there's!actually!no!law!that!talks!about!the! computerization! process.! But! if! any! computerization! process!would!be!done!by!the!LRA,!it!must!still!be!done! in! accordance! with! PD( 1529.! Good! thing! about!

III.

electronic! process,! you! can! monitor! what! the! Register! of!Deeds!is!doing!with!respect!to!your!transaction.! • Voluntary+ Transaction! (Requisites! provided! under! P.D.( 1529):! 1. Presentation!of!the!voluntary!instrument!! 2. The! surrender! of! the! owner's! duplicate! of! the! certificate!of!title.! NOTE:! since! mortgages! and! the! like! are! voluntary! transactions,! you! need! to! surrender! the! owner’s! copy! of! the! certificate! of! title! to! register!the!mortgage.! 3. Payment!of!the!corresponding!fees!(either!entry! or!registration!fee)! • Involuntary!(Requisites!provided!under!P.D.(1529):! 1. Presentation! of! involuntary! instrument! (notice! of!adverse!claim.!notice!of!lis!pendens,!or!a!levy! on!attachment...! 2. Payment!of!the!fees!(either!entry!or!registration! fee)! NOTE:! For! involuntary! transactions,! you! don’t! need! to! surrender! the! owner’s! copy! of! the! certificate!of!title.!! Petitions/Actions+ filed! –! Sec.( 2( of( PD( 1529! gives! the! following! jurisdiction! of! Land! Registration! Court:! 1)! Petitions! for! original! registration! of! title;! 2)! Petitions! and! actions! filed! after! original! registration.!Petitions/actions!here!refer!to!#2! • Sec.(107:!Surrender!of!the!owner's!duplicate!–!Summary! Proceeding! for! the! surrender! of! the! owner's! duplicate.! Remedy!available!to!Register!of!Deeds.!! • Sec.( 108:! Amendment/Alteration! Certificates! of! Title! –! In! cases! where! there! are! errors! on! the! certificate! or! there!are!expired!notations!therein.!

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Sec.(109:!Replacement!of!Owner's!duplicate.(Recall!case! of!Treasurer!of!the!Phils.!v.!CA!and!Spouses!Jocson)! • Sec.( 110:! Reconstitution! of! Title! –! 1.! Judicial! Reconstitution;! 2.! Administrative! Reconstitution,! which! is! limited! to! cases! where! the! number! of! certificates! of! title!is!no!less!than!10%!is!of!the!titles!in!the!Registry!of! Deeds!but!no!less!than!500.! NOTES:! Titles! have! two! copies:! 1.! Retained! by! Register! of! Deeds,! 2.! Surrendered! to! registered! owner.! Both! titles! are! original!but!the!second!one!is!called!the!“Owner’s!duplicate.”! When! the! Owner’s! duplicate! is! lost,! you! can! file! for! replacement!under!Sec.(109.!When!the!copy!in!the!register! of!deeds!is!lost,!destroyed!or!disappears,!you!file!a!process! under! Sec.( 110.! ! Judicial! Reconstitution! is! in! rem! and! Administrative!Reconstitution!is!in!personam.! •

! PURPOSE(OF(THESE(REGISTRATIONS:( • The!rules!are!important!because!following!them!is!how!we!are! able! to! give! constructive! notice! to! the! whole! world! about! the! transactions!we!take.!! • Mode!of!acquiring!ownership!over!registered!land!–!there!must! be!registration.!However,!to!validly!register!the!transactions,!all! requirements! must! be! met! (fees! are! paid,! submission! of! owner’s! duplicate,! etc…).! If! the! applicant! has! done! all! that! is! incumbent!upon!him,!and!the!failure!of!the!annotation!of!such! transaction!or!the!entry!of!such!transaction!into!the!registration! book!is!due!to!the!fault!of!the!Register!of!Deeds,!entry!alone!in! the!primary!registry!book!will!produce!the!effect!of!registration! in! favour! of! the! applicant.! ! (DBP! v.! Acting! Register! of! Deeds! of! Nueva!Ecija)! ! (

ADDITIONAL(NOTES:! • Annotations!are!found!in!the!“Memorandum!of!Encumbrances”! in!the!certificate!of!title.!! • Though! there! are! only! 3! requisites! in! registering! voluntary! transactions,! in! actual! practice,! you! must! pass! through! other! processes.!In!case!of!a!sale:! o The! BIR! would! have! interest! on! the! taxes! on! the! transaction! (donor’s! tax,! capital! gains! taxes,! estate! tax! etc…).!The!BIR!would!then!issue!evidence!that!you!have! gone!through!them!by!issuing!a!Certificate!of!Authority! to!Register,!or!Tax!Clearance!Certificate.!!! o Transfer!Tax!and!Real!Estate!Tax!should!also!be!paid!to! the!local!government!and!the!tax!declaration!should!be! attached.! o Aside!from!submitting!these!supporting!documents,!you! also! need! to! complete! the! assessment! form! and! the! payment!order.!! • When!you!submit!the!documents,!there!will!already!be!an!entry! in! the! primary! entry! book.! You! don’t! have! to! pay! the! fees! yet,! you!are!allowed!a!period!of!5!days!in!which!to!pay.!If!you!fail!to! pay!within!5!days,!the!entry!will!be!invalidated.!! o See,! however,! Mingoa! v.! Land! Registration! Administrator! –! SC! ruled! that! the! submission! of! the! 3! requirements!(voluntary!instrument,!owner’s!duplicate,! and!fees)!by!Mingoa!through!registered!mail,!was!made! validly!and!before!the!deadline!given!by!CARP(law;!even! if! he! hasn’t! gotten! clearance! from! the! BIR.! This! is! an! example! of! a! mode! of! registering! through! registered! mail.!! ! ( (

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RELATED(CASES:! • Roxas! v.! Dinglasan! ! Y! effect+ of+ registration+ of+ transactions.! 2! spinsters!were!claiming!to!be!an!owner!of!the!land!by!virtue!of!a! prior!deed!of!sale;!while!the!mortgagee!was!claiming!to!be!the! owner! by! being! an! innocent! mortgagee! for! value! who! foreclosed! such! property.! The! 2! spinsters! lost! in! favour! of! the! mortgagee.! The! Court! held! that! it! wasn’t! enough! that! the! spinsters! were! in! possession! of! the! property.! It! isn’t! the! execution!of!the!deed!of!sale!or!the!delivery!of!the!possession! which!granted!ownership!with!respect!to!registered!land!in!the! Torrens! system.! If! the! 2! spinsters! weren’t! able! to! register! the! transaction!because!the!certificate!of!title!could!not!be!given!to! them,!they!should!have!annotated!on!the!title!of!their!adverse! claim!in!order!to!bind!even!the!mortgage.! • NGA! v.! IAC! –! pacto! de! retro! sale! was! not! brought! to! the! attention!of!the!Court,!so!the!seller!remained!to!be!the!owner! of!the!land!in!the!eyes!of!the!Court!and!the!world.!! • Fule!v.!De!Legare!–!The!deed!of!sale!in!favour!of!John!De!Legare! coupled! with! the! possession! of! the! owner’s! duplicate,! was! sufficient! authority! for! the! Register! to! transfer! title! to! John! De! Legare!and!to!subsequently!transfer!it!to!the!Spouses!Fule.!The! Spouses!Fule!remained!innocent!purchasers!for!value!in!relying! on! the! registrability! of! the! deed! of! sale! and! the! owner’s! duplicate,! even! if! the! title! was! still! in! the! name! of! John! De! Legare’s!mother.! • Duran!v.!IAC!–!same!case!as!in!Fule!v.!De!Legare.!Chain!of!title! doctrine!! Daughter! gave! her! mother! the! certificate! of! title! to! her! land! to! keep! safe! while! she! was! abroad.! The! mother,! through!fraud,!managed!to!transfer!it!to!her!own!name.!It!was! subsequently! sold.! The! daughter! came! home! and! tried! to! impugn!the!sale.!The!Court!held!that!the!daughter!came!home! too!late.!Had!the!title!not!passed!to!an!innocent!purchaser!for!

•

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value,!she!could!still!have!invalidated!the!title!of!her!mother!on! the!basis!of!fraud.! Medina! v.! Chanco! (and! Sisters! of! Mary! case)! –! same! case! as! Duran.! Title! already! passed! to! parties! not! privy! to! the! fraud:! chain!of!title!doctrine!!The!case!was!already!dismissible!on!the! basis!of!the!complaint!itself.!Since!in!both!cases,!the!complaint! did! not! allege! that! the! 3rd! party! buyers! had! actual! knowledge! that!their!seller!acquired!his!title!through!fraud.!! Pabalan! v.! Sta.! Anarin! –! Unlike! Medina! ! and! Sisters! of! Mary,! complaint! was! not! immediately! dismissible! because! the! complaint! alleged! that! mortgagee! was! privy! to! the! series! of! fraudulent! transactions.! Hence,! there! was! need! for! trial,! to! prove!the!allegations.!

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FOCUS:!Duty!of!the!registrant!and!the!Register!of!Deeds.!! ! ! ! Full! Ownership*!

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1.!Entry!in!Primary# Entry#Book# 2.!Entry!in!! Registra6on#Book! !

Cancel!the! Titles!on!hand!

Issue!new!:tles! under!new!owner!

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Voluntary! Transac:ons!

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Manual!

! See#last#

week's#notes#

Less!Than! Full! Ownership*!

Others!Lands!

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1.!Entry!in!Primary# Entry#Book# 2.!Entry!in!! Registra6on#Book! !

Write!down!encumbrane!on! both!copies!of!the!:tle!

Electronic!

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Involuntary! Transac:ons!

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*Duties!from!the!point!of! view!of!the!Register!of!Deeds!

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DUTY*OF*REGISTRANT:* 1. Voluntary!Transactions!–!registrant!must!present!the!following:! a. Instrument!representing!the!transaction! b. Owner’s!duplicate!certificate!of!title! c. Payment!of!Fees!(entry!and!registration!fee)! 2. Involuntary!Instruments!–!registrant!must!present!the!following:! a. Instrument!representing!the!transaction! b. Payment!of!Fees!(entry!and!registration!fee)! NOTE:! Surrender! of! Owner’s# duplicate# certificate# of# title! is! not! required! here! because! the! transaction! might! not! be! in! accord! with! the! will! of! the! registered! owner! (i.e.! levy,! adverse! claim,! etc…).! Nevertheless,! the! Register! of! Deeds! would! register! the! transaction! then! ask! the! owner! to! surrender!the!Owner’s!copy.! * DUTY*OF*THE*REGISTER*OF*DEEDS:* 1. Full#Ownership#–#The!Register!of!Deeds!must!cancel!TCT#1!and! annotate!such!cancellation.# 2. Less#than#Full#Ownership#–#The!registered!owner!remains!to!be! the!owner!of!the!property!so!all!the!Register!of!Deeds!has!to!do! is!to!annotate!the!transaction# NOTE:! Subdivision! development! scheme! and! restrictions! must! be! annotated! on! the! title.! These! fall! under! transactions! involving! Less# Than#Full#Ownership# • The!Register!of!Deeds,!because!he!possesses!merely!ministerial! powers,! cannot! refuse! registration! on! the! ground! of! the! VALIDITY!of!the!document,!even!if!he!thinks!that!the!title!being! registered!is!fictitious,!spurious,!etc.!All!he!can!do!is!register!and! wait!for!a!Court!order!telling!him!to!strike!out!the!registration.! HOWEVER,! he! can! refuse! registration! on! the! grounds! of! REGISTRABILTY!(i.e.!Deed!of!Sale!is!not!notarized!as!required!by! law)! • Section*117,*P.D.*1529!provides!for!the!remedy!for!the!Register! of! Deeds! whenever! he! has! doubts! as! to! the! proper! action! to! take!in!relation!to!documents!presented!to!him!for!registration.! He!may!either:!

1. Deny! registration! and! inform! registrant! that! he! can! elevate! the! matter! to! the! Land! Registration! Authority;! OR! 2. Register!of!Deeds!may!himself!elevate!the!matter!to!the! LRA.! The! decision! of! the! LRA! may! be! appealed! to! the! Supreme!Court!on!Certiorari.! # DUTY*OF*THE*LRA*ADMINISTRATOR* • As! far! as! the! decree! of! registration,! the! LRA! Administrator’s! duty! is! ministerial.! But! can! the! LRA! Administrator! deny! decree! of! registration! on! account! of! a! previously! existing! decree! of! registration!over!the!same!parcel!of!land?! o YES.!The!LRA!Administrator!cannot!blindly!obey!a!Court! order! and! issue! a! decree! of! registration,! there! being! a! previous! decree! of! registration! covering! the! same! parcel!of!land.!To!demand!such!blind!obedience!would! be! to! cause! conflict! between! the! two! decrees! of! registration.! # ! WHEN*IS*THE*EFFECT*OF*REGISTRATION*PRODUCED:* • Registration! is! necessary! for! lands! covered! by! the! Torrens! system! to! bind! third! persons# because! registration! constitutes! notice!to!the!whole!world* • Current# Doctrine:* ENTRY! ALONE! IN! THE! PRIMARY! ENTRY! BOOK! IS!SUFFICIENT!TO!PRODUCE!REGISTRATION.* o Entry! alone! in! the! Primary# Entry# Book,! whether! the! transaction! is! voluntary! or! involuntary,! is! sufficient! to! produce! the! effect! of! registration! as! long! as! the! registrant! has! done! all! that! is! required! of! him! for! purposes!of!registration,!and!nothing!more!is!left!to!be! done!than!a!duty!incumbent!solely!upon!the!Register!of! Deeds.! The! law! does! not! appreciate! the! legal! interval! from! entry! in! Primary! Entry! Book! to! entry! in! Registration! Book.! You! follow! the! date! of! entry! in! the! Primary!Entry!Book.!(DBP!v.!Acting!Register!of!Deeds!of! Nueva!Ecija)*

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Once!the!registrant!has!done!all!he!can,!the!duty!is!now! on!the!Register!of!Deeds!who!must!determine!if!it!is!full! ownership!or!less!than!full!ownership.* If!the!Register!of!Deeds!omits!any!of!his!duties!(Entry!in! the! Day! Book! and! Registration),! the! registrant! will! not! suffer.*

! RELEVANT*CASES:* • Balbin!v.!Register!of!Deeds!of!Ilocos!Sur!–!For!someone!to!be!an! innocent!purchaser!for!value!in!relying!on!what!appears!on!the! 4!corners!of!the!title,!he!must!look!at!the!copy!on!file!with!the! Register! of! Deeds! and! not! just! the! owner’s! copy.! This! is! precisely!because!some!involuntary!transactions!might!not!have! been!annotated!yet!on!the!owner’s!copy.!! • Mingoa! v.! Land! Registration! Administrator! –! By! the! enactment! of! the! CARP! law,! when! you! register! transactions! involving! agricultural! land,! you! need! an! Issuance# of# DAR# Clearance# (DAR! checks! the! transaction! to! make! sure! it! satisfies! the! retention! limits).!The!law!however!provided!a!3cmonth!window!from!the! law’s! enactment! where! you! do! not! yet! need! DAR! clearance.! Mingoa!was!trying!to!register!his!deed!of!donation!in!favour!of! his! children! within! the! 3cmonth! window.! Mingoa! attempted! a! filing!of!registration!by!mail.!The!deadline!was!September!9,!and! Mingoa! mailed! all! the! requirements! on! September! 7.! The! Register! of! Deeds! of! Romblon! received! the! mail! (with! all! the! requirements)! on! September! 20.! Issue! is! whether! clearance! from! DAR! was! still! required! by! Mingoa! to! register! the! deed! of! donation.! Mingoa! won.! The! Court! ruled! that! registration! by! registered! mail! was! allowed.! The! Register! of! Deeds! must! date! the! entry! in! the! Primary! Entry! Book! as! of! September! 7,! even! though!all!the!actions!(i.e.!the!entry!and!the!registration!by!the! RoD)!were!performed!only!after!September!20.! o QUESTION:! Between! September! 7! and! 20,! can! we! impute! knowledge! upon! the! world! of! the! transaction?! This!case!seems!to!suggest!so.!

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Baranda! v.! Gustillo! –! In! this! case,! the! Register! of! Deeds! took! a! very! active! role! whereas! his! duty! is! supposedly! merely! ministerial.! Fule!v.!De!Legare!–!This!case!emphasizes!the!importance!of!the! owner’s! duplicate! certificate! of! title.! Whoever! possesses! such! has! conclusive! authority! to! make! the! Register! of! Deeds! make! registration.! Because! once! shown! the! owner’s! duplicate! certificate! of! title,! person! in! possession! of! such! has! power! to! oblige!the!Register!of!Deeds!to!register!the!land.!! Dy!Buncio!v.!C.N.!Hodges/Duran!v.!IAC;!Sister!of!St.!Mary!case!–! These! cases! emphasize! the! Chain# of# Title# Doctrine! (where! a! “spring!rises!beyond!its!source,”!because!an!invalid!transaction! becomes!the!source!of!a!valid!title.)! o What!is!described!as!void!by!Sec.* 52!(“Any!registration! obtained!by!fraud!shall!be!void”)!is!the!transaction!and! its!registration,!and!not!the!title!itself.! ! A!! ! !!!!!B!! ! !!!!!!C! !!!!\_forged!sale_/!!!!!!\_valid_sale_/!! ! o The!fraud!by!B!of!A’s!title!will!not!affect!C,!an!innocent! purchaser/mortgagee.!The!transaction!between!A!and!B! is!void,!but!it!may!be!a!root!of!a!valid!title!in!relation!to! C!who!is!an!innocent!purchaser.! o This! doctrine! finds! no! application! is! titles! that! are! void! because!they!cover!public!land,!even!if!they!fall!into!the! hands!of!an!innocent!purchaser!for!value.! o Neither!will!it!find!application!where!the!title!is!void!for! having!come!from!an!impostor.!

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FOCUS:! Continuation! of! subsequent! registrations! after! original! registration.!!! DOCTRINE-DEVELOPMENTS:• 2!types!of!void!title:! o Void!Title!–!obtaining!a!title!over!land!by!fraud! o Void! Title! –! which! covers! land! that! are! non>registrable! in!character! • Chain& of& Title& Doctrine& –! where! a! void! title! may! give! rise! to! a! valid!title.! • Where!Chain&of&Title!inapplicable!to!validate!the!title!of!IPV’s:! o If!the!title!suffers!from!absolute!nullity!because!it!covers! land!that!is!non>registrable!in!the!first!place,!no!amount! of!transfers!to!any!number!of!IPV’s!can!give!rise!to!valid! title.! o Republic! v.! IAC! –! Maribeles! Cadastre.! The! null! title! became!the!origin!of!more!than!100!titles!covering!the! area! turned! into! a! subdivision.! The! Court! eventually! declared!that!the!title!holders!in!the!subdivision!is!void! and!without!effect!despite!them!being!IPV’s! o C.!N.!Hodges!vs.!Dy!Buncio!&!Co.,!Inc.!–!Land!located!in! Iloilo.! Original! owner! transferred! his! land! to! Dy! Buncio! and! Company.! The! latter! was! only! able! to! take! care! of! this! newly! acquired! land! when! they! sent! a! representative!to!pay!real!estate!taxes!on!the!land.!This! situation!allowed!the!original!owner!to!apply!for!a!new! owner’s! duplicate! certificate! of! title! again! to! the! land.!! And!so!the!owner!managed!to!sell!this!new!title!to!C.N.! Hodges! and! Company,! with! the! latter! not! being! aware! of!the!previous!sale.!(Similar!to!Treasurer!of!the!Phils.!v.! CA)!Hence!a!conflict!arose.!The!Court!ruled!that!no!one! could!fault!Dy!Buncio!and!Co.!because!they!did!nothing!

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to!cause!the!loss!of!the!OCT.!Rather!the!Court!ruled!that! CN! Hodges! was! negligent.! Between! 2! innocent! purchasers,!where!one!must!suffer!a!loss,!the!one!who! allowed!the!loss!to!happen!must!bear!the!loss.! Caviles! and! Caviles! v.! Bautista! and! Bautista! (Nov.! 24,! 1999)!–!Court!decided!this!case!based!on!the!doctrine!in! Acting! Register! of! Nueva! Ecija! v.! DBP.! Where! a! writ! of! preliminary!attachment1!was!obtained!by!Spouses!X!and! Y!on!a!land!by!the!original!owner.!The!register!of!deeds! here! managed! to! note! the! attachment! in! the! primary! entry!book!but!did!not!make!subsequent!annotation!to! the!corresponding!title.!The!title!was!sold!by!the!original! owner! to! a! buyer! who! relied! on! the! cleanness! of! the! certificate!of!title.!In!case!of!conflict!between!the!buyer! and! the! judgment! creditor! (person! who! caused! the! attachment),!who!should!bear!the!loss?!The!Court!ruled! that! since! judgment! creditor! did! everything! already! in! his! power! to! register! the! attachment.! He! cannot! bear! the!loss!from!the!fault!of!the!register!of!deeds.!Parity&in& Good& Faith! –! the! situation! of! both! parties! in! this! case.! Both! parties! in! good! faith.! The! entry! in! the! primary! entry! book! sufficed! as! registration.! The! buyer! was! charged! with! notice! of! such! entry.! (Recall! Gatioan! v.! Gaffud! –! ever! y! person! is! charged! with! notice! of! any! instrument!in!the!register!of!deeds!affecting!his!title.)! • This!case!affects!our!initial!doctrine!regarding!a! IPV!who!can!rely!on!the!4!corners!of!the!title!to! be! in! good! faith.! Good! faith! now! also! depends!

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!Writ! of! attachment! –! one! of! the! involuntary! transactions.! Effort! to! put! property!in!custodia&legis.!with!the!object!that!there!be!property!forthcoming! when!a!judgment!be!rendered!against!property!owner.!! !

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on! whether! or! not! you! were! charged! with! notice!of!any!instrument!affecting!your!title.!! !! Duties! Registrant! Register!of!Deeds! 1.!Classify!transaction!first!as! 1.!Classify!transaction!first!as!Full& Voluntary&(2a)&or!Involuntary&(2b)! Ownership&(2a)&and!Less&than&Full& Ownership&(2b)! 2a.!Requires:! 2a.!Process:! 1. Registration!of!instrument! 1. Entry!in!Primary!entry!book! 2. Surrender!of!owner’s! 2. Then!makes!an!annotation!in! duplicate! the!registration!book!on!the! 3. Payment!of!Fees!! title!on!hand! 3. Then!he!cancels!the!first! title*! 4. And!issues!a!new!title*!in!the! name!of!the!transferee! 2b.!Requires:! 2b.!Process:! 1. Registration!of!instrument! 1. Entry!in!Primary!entry!book! 2. Payment!of!Fees! 2. And!in!the!registration!book! he!makes!a!corresponding! annotation!of!the! transaction**!(Lists!it!down! as!“Entry!No.___”)! *In! both! cases,! what! is! cancelled! is! both! copies! (owner’s! and! register!of!deeds’).!And!likewise,!2!copies!are!issued.! **Only! affects! the! copy! with! the! Register! of! Deeds.! BUT!! The! Register!can!require!the!registered!owner!to!bring!the!owner’s! copy! so! that! the! annotations! may! be! made! there! as! well.! Remedy! of! Register! of! Deeds! in! case! of! non>compliance! of! the! owner!to!his!order:!Sec.-107-of-PD1529.! • Traders! Royal! Bank! v.! CA! (September! 24,! 1999)! –! Land! owned! by! X! was! mortgaged! to! Traders! Royal! Bank.! X! claims! that! the! mortgage!was!invalid!because!there!was!lack!of!consideration.!A!

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case!was!filed!with!the!RTC!and!X!filed!a!notice!of!lis&pendens2& over!the!land!and!the!corresponding!titles!were!annotated.!The! RTC!eventually!annulled!the!mortgage.!But!during!the!pendency! of!the!case!with!the!RTC,!Traders!Royal!Bank!proceeded!anyway! and! foreclosed! the! property! and! the! period! of! redemption! expired!and!it!was!able!to!obtain!a!certificate!of!title!in!its!name.! However,!the!new!certificate!of!title!was!not!annotated!with!a! notice!of!lis&pendens.&&The!“clean”!certificate!of!title!was!sold!to! Y.!Y!divided!the!lands,!had!them!titled,!and!sold!to!more!buyers.! X!then!filed!suit!against!the!new!owners.!!The!Court!ruled!that! insofar! as! Y! and! the! subsequent! buyers! were! concerned,! they! were!protected!as!IPVs;!moreover!X!was!guilty!of!laches!for!not! checking!the!condition!of!the!certificates!of!title!during!the!15> year!pendency!of!the!case.!But!Traders!Royal!Bank!was!held!to! have! actual! notice! of! the! case! and! liable! for! actual! monetary! value! of! the! land! in! favour! of! X.! Apparently! X! should! have! looked!at!the!certificate!of!title!issued!to!Traders!Royal!Bank!to! make!sure!the!annotation!was!placed!there.!! Spouses!Nicandro!v.!Register!of!Deeds!of!Quezon!City!–!Mother! title! is! “split”! to! come! up! with! several! titles! over! smaller! lots;! usually!done!with!subdivisions.!One!such!smaller!lot!was!sold!to! spouses! Nicandro.! At! the! time! of! Deed! of! Sale,! there! was! a! complete!technical!description!of!the!Lot!sold!but!the!process!of! taking! the! title! covering! said! Lot! was! still! pending!! The! only! thing! the! Spouses! had! as! evidence! was! a! photostatic! copy! of! Deed!of!Sale.!Because!they!only!had!the!Xerox!copy,!they!could! not!comply!with!the!requirements!of!registering!their!voluntary! transaction! (presenting! owner’s! duplicate! and! original! copy! of!

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!Lis&pendens!–!the!effect!is!to!make!acquisition!of!the!land!involved!subject!to! the! outcome! of! the! case.! Such! that! one! who! buys! property! subject! to! a! lis! pendens,! does! so! at! the! risk! of! the! outcome! of! the! case.! If! the! person! from! whom!he!acquires!the!land!loses,!he!loses!the!land!as!well.!!

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Deed! of! Sale).! So! the! spouses! registered! a! notice! of! adverse! claim 3 !over! that! lot.! Their! ownership! over! the! lot! was! questioned! and! a! case! was! filed.! The! Court! ruled! that! because! the! notice! of! adverse! claim! was! not! the! proper! remedy! arising! from!a!claim!from!Deed!of!Sale,!the!notice!was!“ineffective.”!! Leviste! v.! Noblejas! –! cited! Spouses! Nicandro! v.! Register! of! Deeds!of!Quezon!City!in!applying!what!counts!as!an!“effective”! notice! of! adverse! claim.! There! was! also! a! subdivision! in! Paranaque! that! was! subdivided! but! no! separate! certificates! of! title! were! issued;! there! were! already! buyers! (Including! the! spouses!Villanueva)!who!were!given!respective!lots!through!an! agreement! to! sell 4 !! Because! no! separate! certificate! of! titles! were!available,!these!transactions!should!have!been!registered! by! surrendering! the! owner’s! duplicate! of! the! mother! title! and! annotated! on! the! same.! In! this! case! the! subdivision! owner! didn’t! want! to! surrender! the! owner’s! duplicate! so! ! Spouses! Villanueva! opted! to! file! a! notice! of! adverse! claim! over! Lot! A! instead.! ! During! this! time,! the! whole! subdivision! was! also! filed! with!a!notice!of!lis!pendens!(including!Lot!A).!There!was!also!a! writ! of! attachment! executed! over! the! land.! When! the! Spouses! paid! in! full,! they! received! their! deed! of! sale.! When! the! rights! over! Lot! A! were! clarified,! the! Court! ruled! that! because! the! spouses! availed! of! an! improper! remedy! (notice! of! adverse! claim),!what!they!shall!receive!from!the!land!is!only!what!is!left! when!the!attachment!on!it!is!satisfied.!They!also!ruled!that!what! the! spouses! should! have! done! was! to! compel! the! subdivision!

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!Claim!in!registered!land!adverse!to!the!present!owner.!Must!be!after!original! registration.!If!it!existed!before!or!during!the!original!registration,!the!issuance! of! the! decree! of! registration! would! have! cut>off! said! claim.! Notice! to! adverse! claim!is!the!proper!remedy!ONLY!when!there!is!no!other!remedy!for!the!claim.! 4 !agreement!to!sell!are!“less!than!full!ownership”!transactions!registrable!under! Sec.-54-of-PD-1529!

owner! to! register! the! agreement! to! sell! and! have! the! mother! title!annotated!! !!

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FOCUS:!Effective!v.!Ineffective!Registration.! IMPORTANCE/OF/EFFECTIVE/REGISTRATION:/ • It!precludes!subsequent!transactions!involving!the!same!parcel! of!land;!acquiring!the!rights!of!an!IPV.! • Spouses! Nicandro! v.! Register! of! Deeds! –! Spouses! were! prior! purchasers.! But! what! they! registered! was! a! notice! of! adverse! claim! based! on! a! photocopy! of! a! contract! to! sell,! it! was! not! deemed!to!be!effective!registration.! • Leviste!v.!Noblejas!–!An!adverse!claim!was!also!not!effective!! ! EFFECTIVE/v./INEFFECTIVE/ • RECALL:! DBP! v.! Acting! Register! of! Deeds! –! when! effect! of! registration!is!produced;! • On! completing! the! registration! process,! it! is! easier! nowadays! since!there!is!also!electronic!registration.!! • The! question! now! is! whether! or! not! registration,! once% completed,! is! effective.! (Remember! that! in! Spouses! Nicandro! and! Leviste,! although! the! registration! was! “completed,”! it! was! rendered!ineffective!)! ! NOTICE/OF/ADVERSE/CLAIM/(Sec./70/of/PD1529)! • Sec./70/of/PD1529/provides!for!requisites!and!matters!regarding! adverse!claim./ • Adverse! claim! can! only! pertain! to! rights! or! interests! on! registered! land! adverse! to! the! owner! arising! “AFTER! ORIGINAL! REGISTRATION.”!/ • Why!“after!original!registration”?/ ! Registration!“cuts!off”!all!claims!adverse!to!that! of!the!owner!prior!to!registration./ ! That’s! why! PD1529! describes! the! effect! of! registration!as!“Quiets!title!to!land.”!Unless!the!

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claim!is!annotated!on!the!certificate,!it!will!not! bind!the!land.!/ ! Necessarily,!adverse!claim!must!be!after!original! registration./ Adverse! claim! may! be! availed! of! only! “if! no! other! provision! is! made!under!this!decree!for!registering!the!same”!–!/ • “no!other!provision”!Remember:/ ! Spouses!Nicandro!–!should!have!annotated!the! contract! to! sell! but! instead! filed! adverse! claim.! Wrong!because!PD1529!provides!for!a!provision! (Sec./ 54)! for! registering! a! contract! to! sell;! adverse!claim!was!improper./ ! “if! your! source! of! right! over! the! land! is! ‘Agreement!to!sell,’!you!should!have!registered! the!‘agreement!to!sell’!under!Sec./54/of/PD1529! and!NOT!adverse!claim.”!(Leviste)/ “Effective!for!30days”/ • Life!of!Adverse!claim!is!30!days/ • Purpose! of! 30! days! limitation! –! wanted! to! limit! the! effects!of!adverse!claim!under!the!old!Land!Registration! Act.!/ • After! 30! days,! if! adverse! claim! is! not! elevated! into! a! court!case!(on!the!basis!of!which!you!file!a!notice!of!lis! pendens),! then! the! owner! should! not! be! treated! as! to! have! impediment! to! his! title! on! the! basis! only! of! the! adverse!claim./ • “effective! for! 30days”! should! likewise! mean! it! is! “Ineffective!thereafter.”!BUT…/ • PREVAILING! DOCTRINE:! Sajonas! v.! CA! (G.R.! 102377)–! land! in! Marikina! became! subject! of! contract! to! sell! in! favour!of!Spouses!Sajonas.!Spouses!Sajonas!registered!a! notice! of! adverse! claim.! Afterwards,! the! Spouses!

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Pillares! acquired! rights! over! the! land! on! the! basis! of! a! judgment! against! the! original! owner.! Spouses! Pillares! recorded! a! notice! of! levy1.! Before! the! sheriff! could! sell! the! land,! original! Owner! executes! a! Deed! of! Sale! in! favour!of!the!Spouses!Sajonas.!By!virtue!of!the!Deed!of! Sale,! the! Register! of! Deeds! issued! a! new! TCT! in! favour! of! the! Spouses! Sajonas.! Register! of! Deeds! carried! over! the!“notice!of!levy.”!Implication!is!that!the!rights!of!the! Spouses!Sajonas!over!the!land!is!subject!to!the!levy!over! the! land.! The! Register! of! Deeds! did! so! because! by! the! time!the!levy!of!execution!was!recorded!the!30dday!life! of!the!adverse!claim!was!well!over.!The!spouses!Sajonas! questioned! the! annotation.! The! Supreme! Court! ruled! for! the! Spouses! Sajonas,! because! at! the! time! of! levy,! the! notice! of! adverse! claim! was! never! cancelled! by! Court!Order;!it!thus!continued!to!produce!legal!effect./ How!properly!discharged?/ WITHIN!the!30dday!life!of!the!adverse!claim:/ 1. GO! to! the! RTC,! have! the! notice! of! adverse! claim! cancelled! as! frivolous.! ! RTC! then! ORDERS! the! cancellation;!OR/ 2. If! the! party! filing! the! adverse! claim! WITHDRAWS! the! same.!(Have!to!file!a!sworn!petition!to!that!effect!to!the! Register!of!Deeds,!NOT!THE!COURT)/ “After!the!lapse!of!30ddays”:! • You! file! a! “verified! complaint/petition”! for! the! cancellation! of! the! adverse! claim.! Supposed! to! be! enough!to!go!to!Register!of!Deeds!BUT!Sajonas!says!you! must!go!to!Court.!

!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 1 !See/Rule/39/of/the/Rules/of/Court,!on!execution!of!judgment.!!

Sec./71/–!Surrender!of!the!owner’s!duplicate!within!a!period!of! 36!hours!when!registration!is!necessary!(even!for!adverse!claim,! lis!pendens,!etc..).!! ! NOTICE/OF/LIS/PENDENS! • Associate! notice! of! Lis! Pendens! with! real! actions.! In! personal! actions,!it!is!not!supposed!to!be!effective.!BUT…! • Gonzales!v.!OrdonezdBenitez!–!guardianship!proceeding! (personal!action).!Personal!action,!yet!SC!sustained!that! notice!of!lis!pendens.!Man!had!several!registered!lands.! 2! marriages,! children! in! both.! Children! of! the! first! marriage! was! worried! that! their! father! of! advanced! years!would!be!influenced!by!the!children!of!the!second! marriage!to!alienate!lands!acquired!in!the!first!marriage.! They! filed! a! petition! in! court! to! declare! their! father! incapable!of!administering!his!own!properties.!The!issue! of!whether!or!not!a!notice!of!lis!pendens!can!be!made! effective! during! the! pendency! of! their! petition,! came! about.! SC! ruled! that! yes,! a! notice! of! lis! pendens! is! applicable! even! to! a! personal! action! such! as! a! guardianship! proceedings! because! IN! THIS! INSTANCE! it! affected! how! his! real! property! was! to! be! disposed! and! managed.! So! there! was! necessity! to! inform! others! of! that! fact! to! protect! people! who! may! have! an! interest! with! the! ward's! property.! Whether! or! not! lis! pendens! can!apply!to!other!personal!actions!is!also!to!be!tested! in!the!same!way.! • HOW!TERMINATED:!Sec./77/speaks!of!the!manner!of!how!notice! of!lis!pendens!is!cancelled:!! 1. It!is!codterminous!with!the!case!itself.!While!the!case!is! pending,!the!notice!remains.!! •

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2. Though! there! are! occasions! when! it! can! be! cancelled! when!it!is!shown!to!the!Court!that!it!is!unnecessary!to! protect! the! rights! and! interests! of! the! persons! concerned.! Also! cancellable! if! made! only! to! harass! the! other!party.!!! ! Matter! of! Cancellation,! other! than! through! termination!of!the!case,!is!to!be!decided!by!the! court! where! the! case! is! pending.! ! As! seen! in! Magdalena! v.! CA! –! because! the! case! was! already!pending!in!the!CA,!the!CA!should!decide! whether! or! not! the! notice! is! to! be! discharged! prior!to!the!case.! Sanchez!v.!CA!–!person!borrowed!money!from!a!rural!bank.!First! one!was!secured,!the!other!unsecured.!When!the!secured!loan! was! paid,! the! bank! sought! to! protect! itself! on! the! unsecured! loan! by! filing! an! adverse! claim! over! the! land.! Can! a! notice! of! adverse!claim!be!availed!of!on!the!basis!of!a!mere!money!claim?! NO.! It! must! be! on! the! basis! of! a! right! or! interest! over! the! registered!land.!SC!said!that!if!the!bank!wanted!to!protect!itself,! it! should! file! a! money! claim! with! a! preliminary! writ! of! attachment.!You!can!record!the!writ!under!Sec./69.!!

! ! FOCUS:/Agricultural!Land! / INTRODUCTION!(CLASSIFICATION/OF/LAND/BASED/ON/ACTUAL/USE):/ • Classification:! Residential,! Commercial,! Industrial,! and! Agricultural.! • So!far,!the!lessons!are!fully!applicable!only!to!the!first!three.!For! application!to!agricultural!land,!the!Department!of!Land!Reform! must! first! clear! the! agricultural! land! for! compliance! with! the! requirements!of!the!CARL.!

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CARL!–!applies!to!all!types!of!agricultural!land,!except!those!that! are!exempt.!All!lands!are!brought!into!an!inventory!of!lands!and! awarded!to!tenantdfarmers.!It!provides!for!a!prohibition!for!the! awarded!land!to!be!alienated!within!10!years.!It!also!put!up!a!5d hectare! acquisition/retention! limit! for! registered! land.! Disposition! and! acquisition! of! agricultural! land! must! therefore! be!controlled!by!the!Department!of!Agrarian!Reform.!The!latter! must! determine! if! any! transaction! violates! this! retention/acquisition! limit,! and! if! it! doesn’t,! it! gives! clearance! for!the!transaction!to!be!able!to!be!registered.!!

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FOCUS:'Petitions(for(actions(relative(to(certificates(of(title.( Sec.'107'of'PD1529:' •

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Remedy( where( the( party( in( interest( files( a( petition( in( court( to( compel(the(holder(of(the(owner’s(duplicate(certificate(of(title(to( surrender(the(same(to(the(Register(of(Deeds.( When(remedy(is(proper:((1)(where(it(is(necessary(to(issue(a(new( certificate(of(title(pursuant(to(any(involuntary(instrument(which( divests(the(title(of(the(registered(owner(against(his(consent;(or( (2)( where( a( voluntary( instrument( cannot( be( registered( by( reason( of( the( refusal( or( failure( of( the( holder( to( surrender( the( owner's(duplicate(certificate(of(title.( Best(to(approach(the(remedy(in(2(perspectives:( 1. Voluntary( dealings( –( Rationale:( unless( one( can( surrender( the( owner’s( duplicate,( the( voluntary( transaction( can’t( be( registered.( Such( a( person( must( show(the(Court(the(fact(that(such(voluntary(transaction( exists( and( to( ask( it( to( compel( the( other( party( to( surrender(the(title(and(record(the(transaction.( 2. Involuntary(dealings(–(Here,(there(is(no(requirement(to( surrender( the( owner’s( duplicate.( Nevertheless( the( Register( of( Deeds( is( obligated( to( require( the( owner( to( surrender( the( owner’s( duplicate( within( 36( hours( upon( registration( of( the( involuntary( dealings.( The( purpose( is( to( have( identical( annotations( in( both( copies( of( the( certificate(of(title.(( ! The(Register(of(Deeds(cannot(refuse(to(register( the(involuntary(transaction(on(the(ground(alone( that(the(owner(refuses(to(surrender.(( ! The(remedy(of(the(Register(of(Deeds(in(case(of( refusal( of( owner( to( surrender( is( to( go( to( court( to( obtain( an( order( to( compel( the( owner( to( surrender(the(owner’s(duplicate.(If(despite(such( order,( owner( still( refuses,( Sec.' 107( states( that( the(Court(may(order(that(the(owner’s(duplicate(

be(cancelled(and(a(new(one(be(issued(to(comply( with(the(other(registration.(( Sec.'108'of'PD1529:' •

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Amendment( or( alteration( of( certifications( of( title.( We’ve( come( across( the( rule( that( a( certificate( of( title( cannot( be( altered( or( revised(except(in(a(direct(proceeding(prescribed(by(law((i.e.(Sec.' 32' –( petition( to( review( or( revise( the( decree( of( registration( within(one(year(from(entry(on(the(basis(of).(Sec.'108(is(another( direct(proceeding.(( If( there( are( any( changes( or( amendments,( other( than( one( of( revision(and(review(of(a(decree,(is(there(anything(that(a(Register( of( Deeds( can( do?( No.( The( duty( of( the( Register( of( Deeds( is( merely(ministerial,(he(does(not(have(authority(to(make(changes( on(a(title(subsequent(to(its(issue.(In(lieu(of(this,(Sec.' 70(cannot( be(interpreted(as(to(allow(the(Register(of(Deeds(to(simply(cancel( a(notice(of(adverse(claim(that(has(gone(beyond(the(period(of(30( days.(The(very(act(of(cancelling(it(must(be(done(by(a(court(order.( That(order(is(issued(by(virtue(of(a(proceeding(under(Sec.'108.(( Register( of( Deeds( cannot( effect( a( correction( on( a( title( even( if( the( error( was( his( own( fault.( It( must( be( done( by( court( order( through(a(petition(by(interested(parties.(( However,(a(more(extensive(adversarial(proceeding(is(needed(if( what( is( sought( to( be( changed( are( more( than( mere( harmless,( innocuous,(and(nonVcontroversial(errors.(( When(to(avail(of(Sec.'108:(( 1. When(a(registered(interest(of(any(description,(whether( vested,( inchoate,( etc…,( appearing( on( the( title( has( already(terminated(or(ceased(( ! (i.e.(an(expired(lease(contract(that(is(annotated( on(the(title.)(( 2. Upon(a(new(interest(over(the(registered(land(that(does( not(appear(on(the(title(which(the(interested(party(might( want(to(be(annotated(thereon(( ! (i.e.(Salita(v.(Calleja(–(a(residential(building(was( constructed( and( the( interest( of( the( owner( of(

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the( building( was( not( annotated( on( the( certificate( of( title( of( the( land( where( it( stood.( When( the( land( was( sold( to( someone( else,( and( there( was( controversy( on( who( owned( the( building,(the(Court(ruled(that(the(acquisition(of( the( land( by( an( innocent( purchaser( carried( with( it( the( acquisition( of( the( building,( even( if( the( building( belonged( to( another( person.( ( That( is( why( there( is( need( to( register( the( interest( over( that(building(as(an(annotation(on(the(certificate( of( title( of( the( owner( of( the( land.( So( that( whenever( the( registered( owner( of( the( land( enters( into( any( transaction( which( may( affect( that(interest,(the(other(party(transacting(will(be( charged( with( notice( of( the( interest( over( the( building.)(( 3. Correction(of(omission(or(error(made(by(the(Register(of( Deeds(in(the(entry(of(the(certificate(of(title(–(he(cannot( correct(it(on(his(own.(He(must(go(to(court.(( ! (i.e.(wrong(spelling(of(name(of(registered(owner( must(be(corrected(through(court(order.)( 4. When( the( name( of( any( person( indicated( in( the( certificate( of( title( has( been( changed( pursuant( to( Sec.' 103' of' Rules' of' Civil' Procedure((special(proceeding(for( change( of( name).( One( must( institute( a( proceeding( to( have(such(change(of(name(reflected.( 5. Other(details(of(the(certificate(of(title(as(may(relate(to(a( registered(owner.((( ! (i.e.( owner’s( name( is( indicated( in( his( or( her( single( name( but( who( has( already( married;( or( one(who(has(married(but(is(later(divorced.(The( change(can(only(be(done(through(court(order)( o EXCEPTION:( transactions( which( do( not( need( to( be( carried(over(in(the(issuance(of(a(new(certificate(of(title.(( ! (i.e.( Buyer( of( property( in( a( foreclosure( sale( of( mortgaged(property,(after(the(expiration(of(the(

•

redemption( period,( is( entitled( to( consolidation( of(title.(In(the(issuance(of(his(title,(the(Register( of( Deeds( is( allowed( to( issue( that( title( without( carrying( over( the( annotations( of( the( mortgage,( foreclosure,(and(sale.)( Last'paragraph'of'Sec.'108(is(not(being(followed(in(practice(–(In( all(cases(of(registered(land,(it(should(have(followed(the(original( docket(number.(But(in(every(amendment(or(other(case(involving( the( registered( land,( a( new( LRC( docket( number( is( being( used.( (See:(Director(of(Lands(v.(Ababa)(

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FOCUS:(Remedies(relating(to(lost,(damaged(or(destroyed(certificates(of( title.(( (

( ( ( (

(

The(appropriate(remedy(depends(on(which( document(gets(lost(or(destroyed:(one(filed( in(the(Registry(of(Deeds(or(the(owner’s( copy.(

Register(of(Deeds( "Original"(

( ( (

"Copy(on(File(with( the(Register(of( Deeds"( or( "Copy(in(the( Registracon(Book"(

(

( ( (

(

Reconsctucon( ( ( (

(

Administracve( Reconsctucon( (RA6732)(

(

Registered(Owner( "Duplicate"(

"Owner's(Duplicate(of( Cercficate(of(Title"(

You(only(need(to(meet( the(requisites(for(the( process(for( administrative( reconstitution((to(be( available.(So,(if(any(of( them(are(not(present,( process(is(definitely(not( available!(

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(

(

OCT/TCT(

(

(

Judicial( Reconsctucon( (RA26,'as'amended)(

(

(

(

(

(

(

(

(

(

(

(

(

(

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(

(

( (

( (

(

( Replacement(of(Owner's( ( Duplicate(Cercficate(of(Title( ((Sec.'109'of'PD1529)( ( ( (

Requisites(under(Sec.'1'of' RA6732:' 1.(number(of(cercficates(of( ctle(lost(or(stolen(must(at( least(be(10%(of(all(the( cercficates(of(ctle(in(the( registracon(book( 2.(Their(number(must(at(least( be(500.(( 3.(There(exists(a(owner’s( duplicate((2a,'2b,'3a,'3b'of' RA26).( (

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GENERAL:' • OCT/TCT(are(issued(in(duplicates.(One(is(retained(in(Registry(of( Deeds,(the(other(is(given(to(the(registered(owner.(( ( OWNER’S'DUPLICATE'OF'CERTIFICATE'OF'TITLE' • If(you’re(dealing(with(just(the(Owner’s(duplicate(and(you(want( to( make( sure( that( you( do( not( miss( any( encumbrance( on( the( property(that(may(not(be(annotated(therein(but(are(annotated( in(the(“Copy(on(File(with(the(Register(of(Deeds,”(you(can(ask(for( a( Certified( true( copy( of( the( copy( on( file( with( the( Registry( of( Deeds(or(go(to(the(Registry(of(Deeds(and(see(for(yourself.(This(is( particularly( true( for( involuntary( transactions( which( are( often( not(annotated(on(the(owner’s(duplicate.( ( RECONSTITUTION' • May( be( either( Administrative( Reconstitution 1 ((RA6732)( or( Judicial(Reconstitution((RA26,'as'amended).(( • The( choice( of( Administrative( Reconstitution( depends( on( the( presence( of( the( requisites( under( Sec.' 1' of' RA' 6732.' However,( notwithstanding( the( presence( of( such( conditions,( you( can( still( choose(Judicial(Reconstitution.(( (

% % % % % % % % %%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%% 1%Three%changes%that%the%original%PD%1529%made%from%the%old%Law:%

1.%expanded%the%jurisdiction%of%the%Land%Registration%Court% 2.%notices%of%adverse%claim%was%limited%to%a%life%of%30%days.% 3.% abolition% of% Administrative% reconstitution.% (This% was% later% reinstated% by% RA%6732)%

(

Administrative(Reconstitution( Judicial(Reconstitution( Not(necessarily(binding(on( Nature(of( the(world(–(subject(to( in#rem(–(result(binds( Proceedings( reservations(under(Sec.'7'of' the(whole(world( RA26' Subject(to(reservation(under( “Same(validity(and( Sec.'7'of'RA26'–'when(there( legal(effect(as(the( Validity(of( is(controversy(between(the( originals(thereof”(–( Reconstituted( newly(reconstituted(title(and( what(is(not(annotated( Title( an(annotation(on(the(old(title( thereon(is(deemed(cut( not(carried(over(to(the(new( off.( title.( If(you(deal(with(a(person( whose(title(is( Purchaser(has(right(to( Protection(of( Administratively( rely(on(what(appears( the(one(who( Reconstituted,(you(must( on(the(four(corners(of( deals(with(the( beware(because(there(might( the(title(as(it(is( reconstituted( be(interests(that(does(not( equivalent(to(the( title( appear(there(but(are( original.( nevertheless(binding(on(you( pursuant(to(Sec.'7( Administrative(can(ONLY(be( (1)(Owner’s(duplicate;( Sources(of( made(on(the(basis(of(an( or((2)(If(there(is(only( Reconstitution( owner’s(duplicate(under(Sec.' secondary(evidence(is( 2a,'2b,'and'3a,'3b'of'RA'262.( available.( TradeVoff:(Administrative(Reconstituted(Title(is(easier(to(secure(while( the(other(requires(a(full(blown(proceeding.( ' ' '

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Sec.%2b%of%RA%26%–%co+owner’s%duplicate%certificate%of%title% Sec.% 3a% of% RA26% –% reconstitution% of% transfer% certificate% of% title% (basis% is% owner’s%certificate%of%title)% Sec.%3b%of%RA%26%–%co+owners’%certificate%of%title% The%enumareation%of%these%documents%is%hierarchical%in%terms%of%preference.%

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ADMINISTRATIVE'RECONSTITUTION' • Sec.' 7' of' RA' 26( –( ( it( is( a( “statutory( reservation”( applicable( to( administratively(reconstituted(title.(( o Reservation( is( limited( to( 2( years( from( the( issuance( of( the(title.( o The( cancellation( of( such( reservation( must( be( cancelled( by(court(order(through(summary(proceedings(under(Sec.' 9.(( • In( a( suit( for( recovery( of( possession( over( the( land,( can( the( validity(of(an(administratively(reconstituted(title(be(assailed(on( the(ground(of(absence(of(personal(notice(of(the(petition(even(if( publication( and( posting,( as( well( as( the( fact( of( reconstitution( is( not( in( dispute?( NO.( (Municipality( of( Legaspi( v.( A.L.( Ammen( Transportation(Co.(–(A(public(road(runs(through(city(of(Legaspi( to( the( city( hall.( A.L.( Ammen( appeared( as( owner( of( that( public( road.( ( It( filed( an( action( for( recovery( of( possession( over( the( public(road(on(the(basis(of(a(reconstituted(title.(City(of(Legaspi( claimed( that( there( was( no( personal( notice( served( upon( it( and( on(the(basis(of(Sec.' 12' and' 13' of' RA' 26,(which(are(mandatory( and( jurisdictional,( the( proceedings( were( null( and( void.( The( Court( ruled( that( since( the( fact( of( the( reconstitution( was( not( disputed(and(there(is(a(presumption(of(regularity(over(such(title,( such(presumption(must(be(appreciated(in(a(case(involving(mere( recovery( of( possession.( If( no( effort( is( made( to( question( the( validity(of(the(title,(it(must(be(upheld.)( • Director( of( Lands( v.( CA/Director( of( Lands( CA/Tahanan( Development(Corporation(v.(CA(–(In(a(trilogy(of(cases(involving( large( hectares( of( land,( the( Court( highlighted( that( the( jurisdictional( requirements( found( in( Sec.' 123'and' 134'of' RA' 26(

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Owner’s% duplicate;% 2.% No% co+owners,% mortgagees,% or% lessees% title% has% been% issued,% or% has% been% lost% or% destroyed;% 3.% Location,% area,% boundaries% of% the% property% must% be% stated;% 4.% Nature% and% description% of% the% building% or% improvement% found% on% the% land% which% does% not% belong% to% the% owner,% and% the% names% and% addresses% of% such% owners% of% the% buildings;% 5.% Names% and% addresses% of% the% occupants% or% owners% of% the% property,% and% the% names% and%

must( be( made( with( “exactness( and( precision.”( If( such( requirements( are( not( followed( and( it( results( in( a( judicially( reconstituted(title,(such(title(is(null(and(void.(( ((

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addresses%of%the%owners%of%the%adjoining%property;%6.%Detailed%description%of% encumbrances%affecting%the%property;%etc…! 4%Sec% 13% –% preliminary% procedural% requirements% to% vest% the% court% with% jurisdiction:%Court%shall%cause%the%publication%of%the%notice%of%petition%twice% in%successive%issues%of%the%Official%Gazette%at%the%cost%of%the%petitioner;%to%be% posted%in%the%provincial%and%municipal%building%where%the%land%is%situated;% Court%shall%likewise%cause%a%copy%of%the%notice%to%be%sent%by%registered%mail% to%all%affected%parties%at%the%expense%of%the%petitioner%a%least%30%days%prior%to% the%hearing;%etc…%

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FOCUS:! Registration! of! transactions! involving! unregistered! land! and! restrictive!covenants.! RECAP:+ • Sec.+109!–!REPLACEMENT!of!copy!in!the!hands!of!the!registered! owner.!It!is!not!reconstitution.!It!is!merely!replacement.!! • Sec.+ 110! –! RECONSTITUTION.! Loss! or! destruction! of! copy! of! certificate!of!title!on!file!with!the!Register!of!Deeds.!! • Threshold!question!to!which!remedy!to!avail!of:!which!copy!of! the!certificate!of!title!is!lost!or!destroyed.! • Administrative! Reconstitution! when! reinstated! was! give! 3! safeguards:! (3)! can! only! be! made! only! from! a! single! source! –! owner’s! duplicate! of! copy! (although! technically! it! comes! from! titles!enumerated!in!Sec.+2a,+2b,+3a,+3b+of+RA26).! • !Judicial! Reconstitution! requires! 2! publications! in! successive! issues!of!the!official!gazette.! • Director! of! Lands! v.! CA,! Director! of! Lands! CA,! Tahanan! Development! Corporation! v.! CA! –! landmark! cases! on! importance! of! compliance! with! Secs.+ 12+ and+ 13+ of+ RA+ 26! in! judicial! reconstitution.! Compliance! with! these! two! must! be! done!with!exactness!and!precision.!NonTcompliance!divests!the! court! of! its! jurisdiction! and! a! title! coming! from! such! order! suffers!from!fatal!infirmity.! !! ! UNREGISTERED+LAND+ • Sec.+113!–!registering!transactions!involving!unregistered!land.!! o Not! registering! the! land! itself! but! the! transactions! involving!the!registered!land.!! o In!order!that!transactions!bind!third!parties,!it!must!be! registered! under! Sec.+ 113.! And! the! rule! in! case! of! double!registration!is!priority!in!time,!stronger!in!right.!

•

•

Although!this!rule!is!subject!to!laches!as!seen!in!Traders! Royal!Bank!v.!CA.!! It! is! important! to! know! under! what! classification 1 !land! falls! under! in! order! to! register! it! under! the! proper! provision.! (See! NGA! v.! IAC! for! importance! of! making! proper! registration! to! protect!your!interests.)! “Possession! is! 99%! of! ownership.”! BUT! when! we! speak! of! registered! land,! even! one! who! is! not! in! possession! but! is! describe! in! title! as! registered! owner! will! not! lose! the! land! by! adverse!possession!! o Phrase! comes! into! importance! when! we! talk! about! unregistered!land.!! o Hanapol! v.! Pilapil! –! ! Hanapol! acquired! land! through! several!private!instruments!which!were!never!notarized.! But! he! never! took! possession! of! the! land! from! the! sellers.! In! the! meantime,! and! without! Hanapol’s! knowledge,! the! sellers! sold! it! to! Pilapil! and! the! second! sale! was! evidenced! by! a! public! instrument,! and! was! subsequently! registered! under! Sec.+ 113.! Hanapol! eventually! filed! action! for! recovery! of! possession.! In! 1948,! Court! ruled! in! favour! of! Hanapol.! As! far! as! Hanapol! and! the! sellers! were! concerned,! the! land! was! already! sold! and! ownership! was! sufficiently! alienated! regardless! of! the! formality.! When! Hanapol! sought! to! recover!the!property!based!on!the!judgement,!he!found! Pilapil!already!there.!And!a!legal!suit!ensued.!The!Court! ruled!that!as!far!as!Pilapil!was!concerned,!the!execution! of! the! public! instrument! was! a! CONSTRUCTIVE! TRANSFER.! Moreover,! unlike! Hanapol,! there! was! ACTUAL!and!PHYSICAL!TRANSFER!OF!POSSESSION!in!his!

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!unregistered!land,!unregistered!land,!and!lands!pending!registration!

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favour.!!Also,!the!second!sale!was!registered!under!Sec.+ 113;+BUT!registration!by!itself!is!not!enough!to!establish! BETTER! RIGHT.! In! this! case,! although! Hanapol! had! PRIORITY!IN!TIME,!he!did!not!have!BETTER!RIGHT.!There! was! never! tradition! in! his! favour.! PILAPIL’S' FACTS' AND' CIRCUMSTANCES,' COMBINED' WITH' REGISTRATION' ESTABLISHES'HIS'BETTER'RIGHT.!! Salita! v.! Calleja! –! land! was! purchased! by! Mercedes! Domingo,! with! her! husband’s! consent,! from! Realty! Investments.! Sale! was! covered! by! Absolute! Sale! with! Mortgage.! Land! was! placed! in! Mercedes! name.! Mercedes! and! her! husband! built! a! house! on! said! land! which! belonged! to! both! of! them.! Later,! Mercedes! sold! the!land!to!Salita!and!the!land!was!placed!in!his!name.! During! these! times,! while! the! land! still! under! Realty! Investment’s! name! but! after! the! Spouses! Domingo! put! up! their! house,! Calleja! sued! Mercedes’! husband! in! a! collection! suit! which! included! a! Writ! of! Attachment! upon! their! house.! This! lien! was! registered! under! Sec.! 113.! Calleja! won! that! collection! case! and! filed! an! execution! on! it.! This! execution! was! opposed2!by! Salita,! who! at! such! point! was! already! the! owner! of! the! land.! Salita!claimed!that!being!the!owner!of!the!land,!he!was! also! presumed! owner! of! the! house.! The! issue! will! be! resolved! by! answering! the! question:! whether! or! not! registering! the! writ! of! attachment! was! the! proper! remedy.! The! lower! court! found! the! third! party! claim!

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!ThirdTparty! claim.! Sheriff! upon! receipt! of! such! thirdTparty! claim! can! choose! either!to!push!through!with!the!sale!or!not.!The!party!seeking!execution!can!file! an! indemnity! bond! to! have! Sheriff! push! through! anyway.! The! sheriff! can! nevertheless,! leave! the! decision! up! to! the! court! on! whether! or! not! to! push! through!with!the!sale.!!

without! merit! and! ordered! the! execution! to! push! through.! When! it! reached! the! SC,! it! ruled! in! favour! of! Salita.!It!upheld!the!rule!that!the!accessory!follows!the! principal.! SINCE' THE' HOUSE' STANDS' ON' REGISTERED' LAND,'ANY'LIEN'ON'SAID'HOUSE'MUST'ALSO'BE'DONE' UNDER' THE' TORRENS' SYSTEM' TO' HAVE' ANY' EFFECT.! The!registration!of!the!writ!of!attachment!was!therefore! anomalous! and! without! effect.! Only! one! right! way! of! registering! the! lien.! Sec.+ 108! was! also! highlighted! here! by! the! Court.! Calleja! should! have! established! his! interest! over! the! house! through! the! proceeding! provided!for!under!Sec.+ 108.!The!Court!highlighted!the! principle!of!“restrictive!covenants!running!on!the!land”! –!wherever!the!land!goes,!the!interest!follows.!! ! RESTRICTIVE+COVENANTS! • You! can! control! the! use! of! land! through! annotating! restrictive! covenants! on! the! land! and! it! shall! be! binding! on! all.! But! even! this! will! be! subject! to! Police! Power! (usually! due! to! obsolescence).! o !Ortigas!Company!v.!Feati!–!Land!found!in!Pioneer!until! Shaw! Boulevard.! It! used! to! be! residential.! It! had! a! restrictive! covenant! that! all! who! purchased! said! land! had! to! devote! it! to! residential! purposes.! Without! the! circumstances!in!this!case,!the!Court!would!have!upheld! the!restrictive!covenant!during!its!life.!“Since!the!place! was! already! being! used! more! for! industrial! and! commercial! purposes,! the! restriction! on! its! use! has! become!obsolete.”! o Sangalang! v.! IAC! –! Land! in! Jupiter! street! was! also! opened! as! commercial! area! despite! its! deed! of! restrictions.!!

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ASSIGNMENT)#1) )

I.

STATUTES(&(ISSUANCES(

after" original" registration" of" title," with" power" to" hear" and" determine" all" questions" arising" upon" such" applications" or" petitions." The" court" through" its" clerk" of" court" shall" furnish" the" Land" Registration" Commission" with" two" certified" copies" of" all" pleadings," exhibits," orders," and" decisions" filed" or" issued" in" applications" or" petitions" for" land" registration," with" the" exception"of"stenographic"notes,"within"five"days"from"the"filing" or"issuance"thereof."

( A. Presidential(Decree(No.(1529( XXXX" WHEREAS," there" is" a" need" to" update" the" Land" Registration" Act" and" to" codify" the" various" laws" relative" to" registration" of" property,"in"order"to"facilitate"effective"implementation"of"said" laws;"

Section) 3."Status&of&other&pre9existing&land®istration&system." The" system" of" registration" under" the" Spanish" Mortgage" Law" is" hereby" discontinued" and" all" lands" recorded" under" said" system" which"are"not"yet"covered"by"Torrens"title"shall"be"considered"as" unregistered"lands."

WHEREAS," to" strengthen" the" Torrens" system," it" is" deemed" necessary" to" adopt" safeguards" to" prevent" anomalous" titling" of" real" property," and" to" streamline" and" simplify" registration" proceedings"and"the"issuance"of"certificates"of"title;" WHEREAS,"the"decrees"promulgated"relative"to"the"registration" of"certificates"of"land"transfer"and"emancipation"patents"issued" pursuant" to" Presidential" Decree" No." 27" to" hasten" the" implementation"of"the"land"reform"program"of"the"country"form" an"integral"part"of"the"property"registration"laws;" XXXX" Section) 1." Title& of& Decree." This" Decree" shall" be" known" as" the" PROPERTY"REGISTRATION"DECREE."" Section) 2." Nature& of& registration& proceedings;& jurisdiction& of& courts." Judicial" proceedings" for" the" registration" of" lands" throughout"the"Philippines"shall"be"in"rem"and"shall"be"based"on" the" generally" accepted" principles" underlying" the" Torrens" system."

Hereafter," all" instruments" affecting" lands" originally" registered" under" the" Spanish" Mortgage" Law" may" be" recorded" under" Section" 113" of" this" Decree," until" the" land" shall" have" been" brought"under"the"operation"of"the"Torrens"system." The"books"of"registration"for"unregistered"lands"provided"under" Section"194"of"the"Revised"Administrative"Code,"as"amended"by" Act" No." 3344," shall" continue" to" remain" in" force;" provided," that" all"instruments"dealing"with"unregistered"lands"shall"henceforth" be"registered"under"Section"113"of"this"Decree."" " B. Presidential(Decree(No.(892(

Courts"of"First"Instance"shall"have"exclusive"jurisdiction"over"all" applications" for" original" registration" of" title" to" lands," including" improvements"and"interests"therein,"and"over"all"petitions"filed" %

ADRIAN%TAN%||%2A%

XXXX" Section) 1." The" system" of" registration" under" the" Spanish" Mortgage"Law"is"discontinued,"and"all"lands"recorded"under"said" system" which" are" not" yet" covered" by" Torrens" title" shall" be" considered"as"unregistered"lands."


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All" holders" of" Spanish" titles" or" grants" should" apply" for" registration"of"their"lands"under"Act"No."496,"otherwise"known" as" the" Land" Registration" Act," within" six" (6)" months" from" the" effectivity" of" this" decree." Thereafter," Spanish" titles" cannot" be" used" as" evidence" of" land" ownership" in" any" registration" proceedings"under"the"Torrens"system.""

building" with," or" convenient" to," the" office" of" the" registrar" of" deeds," and" shall" provide" all" necessary" books" and" such" printed" blanks"and"stationery"for"use"in"registration"proceedings"as"may" be"ordered"by"the"court"hereby"created." The" court" shall" have" jurisdiction" throughout" the" Philippine" Archipelago," and" shall" always" be" open," except" on" Sundays" and" holidays" established" by" law." It" shall" be" a" court" of" record," and" shall" cause" to" be" made" a" seal," and" to" be" sealed" therewith" all" orders," process," and" papers" made" by" or" proceeding" from" the" court" and" requiring" a" seal." All" notices," orders," and" process" of" such"court"may"run"into"any"province"and"be"returnable,"as"the" court"may"direct."

Hereafter," all" instruments" affecting" lands" originally" registered" under" the" Spanish" Mortgage" Law" may" be" recorded" under" Section"194"of"the"Revised"Administrative"Code,"as"amended"by" Act"3344;" XXXX" ( C. Act(No.(496,(as(amended( "

The"court"shall"from"time"to"time"make"general"rules"and"forms" for" procedure," conforming" as" near" as" may" be" to" practice" in" special" proceedings" in" Courts" of" First" Instance," but" subject" to" the"express"provisions"of"this"Act"and"to"general"laws."Such"rules" and"forms"before"taking"effect"shall"be"approved"by"the"judges" of"the"Supreme"Court"or"a"majority"thereof."

XXXX" SECTION)2.""A"court"is"hereby"established"to"be"called"the""Court" of"Land"Registration,""which"shall"have"the"exclusive"jurisdiction" of" all" applications" for" the" registration" under" this" Act" of" title" to" land" or" buildings" or" an" interest" therein" within" the" Philippine" Islands,"with"power"to"hear"and"determine"all"questions"arising" upon" such" applications," and" also" have" jurisdiction" over" such" other" questions" as" may" come" before" it" under" this" Act," subject," however," to" the" right" of" appeal," as" hereinafter" provided." The" proceedings"upon"such"applications"shall"be"proceedings"in"rem" against" the" land" and" the" buildings" and" improvements" thereon," and" the" decrees" shall" operate" directly" on" the" land" and" the" buildings" and" improvements" thereon," and" vest" and" establish" title"thereto."

In" this" Act," except" where" the" context" requires" a" different" construction," the" word" "court"" shall" mean" the" Court" of" Land" Registration." XXXX" " D. Act(No.(3344(visEàEvis(Presidential(Decree(No.(1529(

The"court"shall"hold"its"sittings"in"Manila,"but"may"adjourn"from" time"to"time"to"such"other"places"as"the"public"convenience"may" require,"and"may"hold"sessions"at"any"time"in"the"capital"of"any" province."In"the"city"of"Manila,"the"Municipal"Board,"and"in"the" provinces," the" provincial" boards," shall" provide" suitable" rooms" for" the" sittings" of" the" Court" of" Land" Registration" in" the" same" %

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Act$ No.$ 3344" –" SECTION" 1." Section" one" hundred" ninety^four" of" Act" Numbered" Two" thousand" seven" hundred" and" eleven," known"as"Administrative"Code,"as"amended"by"Act"Numbered" Two" thousand" eight" hundred" and" thirty^seven," is" hereby" amended"to"read"as"follows:""" "SEC." 194."""" Recording& of& Instruments& or& Deeds& Relating& to& Real& Estate& not& Registered& Under& Act& Numbered& Four& Hundred& and& Ninety9Six& or& Under& the& Spanish& Mortgage&


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Law." —" No" instrument" or" deed" establishing," transmitting," acknowledging," modifying" or" extinguishing" rights" with" respect" to" real" estate" not" registered" under" the" provisions" of" Act" Numbered" Four" hundred" and" ninety^six," entitled" 'The" Land" Registration" Act'," and" its" amendments,"or"under"the"Spanish"Mortgage" Law," shall" be" valid," except" as" between" the" parties"thereto,"until"such"instrument"or"deed" has" been" registered," in" the" manner" hereinafter" prescribed," in" the" office" of" the" register" of" deeds" for" the" province" or" city" where"the"real"estate"lies.""""ACcISa"

whether" or" not" the" boundaries" of" the" property" are" visible" on" the" land" by" means" of" monuments" or" otherwise," and" in" the" affirmative" case," in" what" they" consist;" the" permanent" improvements" existing" on" the" property;"the"page"number"of"the"assessment" of"each"property"in"the"year"when"the"entry"is" made,"and"the"assessed"value"of"the"property" for" that" year;" the" notary" or" the" officer" who" acknowledged," issued," or" certified" the" instrument" or" deed;" the" name" of" the" person" or"persons"who,"according"to"the"instrument," are"in"present"possession"of"each"property;"a" note" that" the" land" has" not" been" registered" under" Act" Numbered" Four" hundred" and" ninety^six" nor" under" the" Spanish" Mortgage" Law;" that" the" parties" have" agreed" to" register" said" instrument" under" the" provisions" of" this" Act,"and"that"the"original"instrument"has"been" filed" in" the" office" of" the" register" of" deeds," indicating" the" file" number," and" that" the" duplicate" has" been" delivered" to" the" person" concerned;"the"exact"year,"month,"day,"hour," and" minute" when" the" original" of" the" instrument" was" received" for" registration," as" stated" in" the" day" book." It" shall" also" be" the" duty"of"the"register"of"deeds"to"keep"an"index^ book"of"persons"and"an"index^book"of"estates," respectively,"in"accordance"with"a"form"to"be" also" prepared" by" the" Chief" of" the" General" Land"Registration"Office,"with"the"approval"of" the"Secretary"of"Justice."""

"It" shall" be" the" duty" of" the" register" of" deeds" for" each" province" or" city" to" keep" a" day" book" and" a" register" book" for" unregistered" real" estate," in" accordance" with" a" form" to" be" prepared" by" the" Chief" of" the" General" Land" Registration" Office," with" the" approval" of" the" Secretary" of" Justice." The" day" book" shall" contain" the" names" of" the" parties," the" nature" of" the" instrument" or" deed" for" which" registration" is" requested," the" hour" and" minute,"date"and"month"of"the"year"when"the" instrument" was" received." The" register" book" shall" contain," among" other" particulars," the" names,"age,"civil"status,"and"the"residences"of" the" parties" interested" in" the" act" or" contract" registered"and"in"case"of"marriage,"the"name" of" the" wife," or" husband," as" the" case" may" be," the" character" of" the" contract" and" its" conditions," the" nature" of" each" piece" of" land" and" its" own" improvements" only," and" not" any" other" kind" of" real" estate" or" properties," its" situation," boundaries," area" in" square" meters,"

"Upon" presentation" of" any" instrument" or" deed" relating" to" real" estate" not" registered" under" Act" Numbered" Four" hundred" and"

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ninety^six" and" its" amendments" or" under" the" Spanish" Mortgage" Law," which" shall" be" accompanied" by" as" many" duplicates" as" there" are" parties" interested," it" shall" be" the" duty" of" the" register" of" deeds" to" ascertain" whether" said" instrument" has" all" the" requirements" for" proper" registration." If" the" instrument" is" sufficient"and"there"is"no"legitimate"objection" thereto,"or"in"case"of"there"having"been"one," if" the" same" has" been" dismissed" by" final" judgment"of"the"courts,"and"if"there"does"not" appear"in"the"register"any"valid"previous"entry" that"may"be"affected"wholly"or"in"part"by"the" registration" of" the" instrument" or" deed" presented," and" if" the" case" does" not" come" under" the" prohibition" of" section" fourteen" hundred" and" fifty^two" of" Act" Numbered" Twenty^seven" hundred" and" eleven," the" register"of"deeds"shall"register"the"instrument" in"the"proper"book."In"case"the"instrument"or" deed" presented" has" defects" preventing" its" registration,"said"register"of"deeds"shall"refuse" to" register" it" until" the" defects" have" been" removed," stating" in" writing" his" reasons" for" refusing" to" record" said" instrument" as" requested." Any" registration" made" under" this" section" shall" be" understood" to" be" without" prejudice"to"a"third"party"with"a"better"right."

hundred" ninety^six," entitled" "The" Land" Registration" Act"," as" amended" by" Act" Numbered" Two" thousand" eight" hundred" and" sixty^six."""""AECacS" Presidential$ Decree$ No.$ 1529$ –$ Section) 113." Recording& of& instruments& relating& to& unregistered& lands." No" deed," conveyance," mortgage," lease," or" other" voluntary" instrument" affecting"land"not"registered"under"the"Torrens"system"shall"be" valid," except" as" between" the" parties" thereto," unless" such" instrument" shall" have" been" recorded" in" the" manner" herein" prescribed"in"the"office"of"the"Register"of"Deeds"for"the"province" or"city"where"the"land"lies." (a)"The"Register"of"Deeds"for"each"province"or"city"shall" keep"a"Primary"Entry"Book"and"a"Registration"Book."The" Primary" Entry" Book" shall" contain," among" other" particulars,"the"entry"number,"the"names"of"the"parties," the"nature"of"the"document,"the"date,"hour"and"minute" it" was" presented" and" received." The" recording" of" the" deed" and" other" instruments" relating" to" unregistered" lands" shall" be" effected" by" any" of" annotation" on" the" space" provided" therefor" in" the" Registration" Book," after" the" same" shall" have" been" entered" in" the" Primary" Entry" Book." (b)"If,"on"the"face"of"the"instrument,"it"appears"that"it"is" sufficient" in" law," the" Register" of" Deeds" shall" forthwith" record"the"instrument"in"the"manner"provided"herein."In" case"the"Register"of"Deeds"refuses"its"administration"to" record," said" official" shall" advise" the" party" in" interest" in" writing"of"the"ground"or"grounds"for"his"refusal,"and"the" latter" may" appeal" the" matter" to" the" Commissioner" of" Land" Registration" in" accordance" with" the" provisions" of" Section" 117" of" this" Decree." It" shall" be" understood" that" any"recording"made"under"this"section"shall"be"without" prejudice"to"a"third"party"with"a"better"right.""

"The" register" of" deeds" shall" be" entitled" to" collect" in" advance" as" fees" for" the" services" to" be" rendered" by" him" in" accordance" with" this" Act," the" same" fees" established" for" similar" services" relating" to" instruments" or" deeds" in" connection" with" real" estate" in" section" one" hundred" fourteen" of" Act" Numbered" Four" %

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(c)"After"recording"on"the"Record"Book,"the"Register"of" Deeds" shall" endorse" among" other" things," upon" the" original" of" the" recorded" instruments," the" file" number" and"the"date"as"well"as"the"hour"and"minute"when"the" document" was" received" for" recording" as" shown" in" the" Primary" Entry" Book," returning" to" the" registrant" or" person"in"interest"the"duplicate"of"the"instrument,"with" appropriate"annotation,"certifying"that"he"has"recorded" the" instrument" after" reserving" one" copy" thereof" to" be" furnished" the" provincial" or" city" assessor" as" required" by" existing"law."

one," or" from" the" corresponding" tax" declaration" of" the" real" property." Their" decisions" in" these" cases" shall" be" appealable" in" the"same"manner"as"decisions"of"the"Regional"Trial"Courts.") XXXX) (

(d)"Tax"sale,"attachment"and"levy,"notice"of"lis"pendens," adverse" claim" and" other" instruments" in" the" nature" of" involuntary"dealings"with"respect"to"unregistered"lands," if" made" in" the" form" sufficient" in" law," shall" likewise" be" admissible"to"record"under"this"section."" (e)" For" the" services" to" be" rendered" by" the" Register" of" Deeds" under" this" section," he" shall" collect" the" same" amount" of" fees" prescribed" for" similar" services" for" the" registration" of" deeds" or" instruments" concerning" registered"lands." $ E. Batas( Pambansa( Blg.( 129,( as( amended( by( Republic( Act( No.(7691( XXXX) Sec.) 34." Delegated& Jurisdiction& in& Cadastral& and& Land& Registration& Cases." –" Metropolitan" Trial" Courts," Municipal" Trial" Courts," and" Municipal" Circuit" Trial" Courts" may" be" assigned" by" the" Supreme" Court" to" hear" and" determine" cadastral" or" land" registration"cases"covering"lots"where"there"is"no"controversy"or" opposition,"or"contested"lots"where"the"value"of"which"does"not" exceed"One"hundred"thousand"pesos"(P100,000.00),"such"value" to" be" ascertained" by" the" affidavit" of" the" claimant" or" by" agreement" of" the" respective" claimants" if" there" are" more" than" %

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II.

CASE(DOCTRINE(

CASE) Republic"v."CA" " February"28,"1985" " GR"No."L^56077" "

DOCTRINE) Land"Registration"on"notice"to"the"Solicitor"General" • The"reglementary"30^day"period"for"appeal"should"be"reckoned"from"the"time"the"Solicitor"General’s"Office"was" apprised"of"the"1970"order"of"denial"and"not"from"the"time"the"special"counsel"or"the"fiscal"was"served"with"that" order."These"representatives"of"the"Solicitor"General"had"no"power"to"decide"whether"an"appeal"should"be"made." They"should"have"referred"the"matter"to"the"Solicitor"General." Government"cannot"be"estopped"by"acts"of"its"agents." • Where"government"claims"that"land"registered"is"forestal,"it"should"not"be"estopped"by"the"mistakes"or"errors"of"its" agents" • Certification"of"land"as"forest"land"by"Forestry"Director,"as"evidence"of"its"character" Discontinuance"of"the"use"of"Spanish"Titles" • Spanish"titles"are"not"indefeasible"" • Applicant"for"land"registration"has"duty"to"prove"that"his"Spanish"title"justified"registration"for"the"considerable" increase"in"area" • P.D.)892,"effective"Feb."16,"1976,"bans"use"of"Spanish"titles"as"evidence"in"land"registration"cases." • Forest"land"is"not"registerable"whether"the"title"is"a"Spanish"title"or"a"Torrens"title"

Ching"v."Malaya" " August"31,"1987" " GR"No."L^56449"

Presumption"of"regularity" • Issuance"of"certificate"of"title"presumed"valid"in"the"absence"of"evidence"to"the"contrary;"" Nature"of"in&rem"proceedings" • Registration"of"the"property"is"binding"against"the"whole"world,"unless"annulled"for"cause"in"proper"cases""

Umbay"v."Alecha" " March"18,"1985" " GR"No."L^67284"

On"Prescription" • Registered"lands"not"subject"to"prescription."Adverse,"notorious"and"continuous"possession"under"a"claim"of" ownership"for"the"period"fixed"by"law"ineffective"against"a"Torrens"title" • No"title"to"registered"land"in"derogation"to"that"of"the"registered"owner"shall"be"acquired"by"prescription"or"adverse" possession;"prescription"is"unavailing"not"only"against"the"registered"owner,"but"also"against"his"hereditary" successors"because"the"latter"merely"steps"into"the"shoes"of"the"decedent."" Purposes"of"the"Torrens"System" • Torrens"system"is"to"quiet"title"to"land"and"to"stop"forever"any"question"as"to"its"legality."“Once"a"title"is"registered," the"owner"may"rest"secure,"without"the"necessity"of"waiting"in"the"portals"of"the"court,"or"sitting"in"the"‘mirador&de& su&casa’,"to"avoid"the"possibility"of"losing"his"land"

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Philippine"National" Abandonment"of"Limited"Jurisdiction"Rule" Bank"v."International" • The"rule"no"longer"holds"that"a"regional"trial"court"sitting"as"a"land"registration"court"has"limited"jurisdiction"and"has" Corporate"Bank" no"authority"to"resolve"controversial"issues."No"need"to"resort"to"litigation"in"a"court"of"general"jurisdiction." " • Pursuant"to"Sec.)2)of)PD)NO.)1529,"Regional"Trial"Court"acting"as"land"registration"court"now"have"exclusive" July"23,"1991" jurisdiction"not"only"over"applications"for"original"registration"of"title"to"lands"but"also"over"petitions"filed"after" " original"registration"of"title"with"power"to"hear"and"determine"all"questions"arising"upon"such"applications"or" GR"No."86679" petitions."

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Philippine"National" Bank"v."CA"" " August"31,"1987" " GR"No."L^57757" "

Effects"of"Registration:"Quiets"Title"to"Land,"etc…" • A"Torrens"title"concludes"all"controversies"over"ownership"of"the"land"covered"by"a"final"decree"of"registration"" • As"a"result,"a"mortgagee"has"right"to"rely"on"what"appears"in"the"certificate"of"title"where"on"its"face"the"properties" are"owned"by"the"mortgagor,"and"there"is"no"reason"to"doubt"the"status"of"the"registered"owner"and"her"ownership" thereof." • General"Rule:"a"person"dealing"with"a"registered"land"has"a"right"to"rely"upon"the"face"of"the"Torrens"certificates"of" title"and"to"dispense"with"the"need"of"inquiring"further." Exception:"the"party"concerned"has"actual"knowledge"of"facts"and"circumstances"that"would"impel"a"reasonably" cautious"man"to"make"such"inquiry."

Bornales"v."CA" " October"18,"1988" " GR"No."L^75336"

Title"merely"confirms"preêxisting"right;"not"means"for"acquiring"ownership" • Petitioners"cannot"invoke"the"indefeasibility"of"a"certificate"of"title"as"they"bought"the"registered"land"from"their" vendors"who"procured"title"to"the"land"by"means"of"fraud."Petitioners"knew"and"were"parties"to"the"fraud" committed"against"respondent"spouse."" • It"is"a"settled"rule"that"the"defense"of"indefeasibility"of"a"certificate"of"title"does"not"extend"to"a"transferee"who"takes" it"with"notice"of"the"flaws"in"his"transferor’s"title."If"at"all,"they"acquire"only"the"right"which"their"vendors"then"had.""

Viajar"v."CA" " December"12,"1988" " GR"No."L^77294"

Torrens"Protection,"not"absolute!" • Registration"under"the"Torrens"System"does"not"protect"the"riparian"owner"against"the"diminution"of"the"area"of"his" registered"land"through"gradual"changes"in"the"course"of"an"adjoining"stream" • Accretions"which"the"banks"of"rivers"may"gradually"receive"from"the"effect"of"the"current"become"the"property"of" the"owners"of"the"banks"because"such"accretions"are"natural"incidents"to"land"bordering"on"running"streams."

Coronel"v."IAC" " October"29,"1987" " GR"No."L^70191"

Title"does"not"make"holder"the"true"owner"of"property"described"therein" • Simple"possession"of"a"certificate"of"title"under"the"Torrens"system"does"not"make"the"possessor"a"true"owner"of"all" the"property"described"therein."If"a"person"obtains"a"title,"under"the"Torrens"system,"which"includes"by"mistake"or" oversight,"land"which"cannot"be"registered"under"the"Torrens"system,"he"does"not,"by"virtue"of"said"certificate"alone," become"the"owner"of"the"lands"illegally"included.""

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Galloy"v."CA" " May"4,"1989" " GR"No."L^70191"

Not"conclusive"evidence"of"ownership"over"illegally"included"lands" • Mere"possession"of"a"certificate"of"title"under"the"Torrens"system"is"not"conclusive"as"to"the"holder’s"true"ownership" of"all"the"property"described"therein"for"he"does"not"by"virtue"of"said"certificate"alone,"become"the"owner"of"the" land"illegally"included."

Republic"v."CA" " May"31,"1978" " GR"No."L^31303^04"

Lands"already"registered""as"patrimonial"property"of"the"State,"not"registrable" • Land"already"registered"as"patrimonial"property"of"the"State"can"no"longer"be"registered"in"the"name"of"another" person."Sec.)46)of)Act)496"provides"that"“no"title"to"registered"land"in"derogation"to"that"of"the"registered"owner" shall"be"acquired"by"prescription"or"adverse"possession.”"" • Furthermore,"the"action"to"recover"possession"of"registered"land"does"not"prescribe."

Tongson"v."Director" of"Forestry" " September"27,"1977" " GR"No."L^34463"

Mangrove"lands"are"registrable,"not"being"forest"lands" • Mangrove"lands"are"not"included"in"the"term"timber"or"mineral"lands"as"used"in"the"Revised"Administrative"Code."

Ampoloquio"v."CA" " April"29,"1994" " GR"No."46800^01"

Lands"forming"part"of"the"public"domain,"not"necessarily"registrable" • Datu"Bagobo"and"his"predecessors"did"not"and"could"not"have"acquired"ownership"over"the"said"land"considering" that"the"same"was"then"inalienable"and"non^disposable,"being"forest"lands."The"fact"that"they"had"to"make"kaingin"in" order"to"clear"the"lots"is"certainly"indicative"of"the"forestal"nature"of"the"same."

Republic"v."Ayala"Y" Cia" " May"31,"1965" " GR"No."L^20950"

Foreshore"lands"and"portions"of"territorial"sea,"not"registrable" • When"lots"covered"by"a"Torrens"Title"are"found"to"be"portions"of"the"foreshore"or"of"the"Territorial"waters,"areas"no" capable"of"registration,"the"court"commits"no"error"in"ordering"the"reversion"of"said"properties"to"the"public" dominion." With"regard"to"purchasers"in"good"faith" • Purchasers"in"good"faith"of"non^registrable"property"have"a"right"to"retention"of"the"property"until"they"are" reimbursed"of"the"necessary"expenses"made"thereon,"and,"also,"they"cannot"be"made"liable"for"damages"allegedly" suffered"by"other"parties"on"account"of"their"possession"of"the"property"

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Republic"v."Lat."Vda." De"Castillo" " June"30,"1988" " GR"No."L^69002"

Lakeshore"lands,"distinguished"from"foreshore"lands" • Shores"(foreshore,"territorial"waters,"and"beaches)"are"properties"of"the"public"domain"intended"for"public"use,"and" not"registrable;"accretion"on"a"sea"bank"still"belongs"to"the"public"domain,"and"is"not"available"for"private"ownership" until"formally"declared"by"the"government"to"be"no"longer"needed"for"public"use."Mere"Possession"of"land"does"not" by"itself"divest"automatically"the"land"of"its"public"character/" • However,"accretions"on"the"bank"of"a"lake,"like"Laguna"de"Bay,"belong"to"the"owners"of"the"estate"to"which"they" have"been"added." Res"judicata" • Res"judicata"does"not"apply"since"the"lots"in"litigation"are"of"public"domain"

Director"of"Forestry" v."Munoz" " August"31,"1987" " GR"No."L^56449"

Various"kinds"of"Spanish"Titles" • The"various"titles"granted"by"the"Spanish"crown:"(1)"“titulo"real”"or"royal"grant;"(2)"“concession"especial”"or"special" grant;"(3)"the"“composicion"con"el"estado”"title"or"adjustment"title;"(4)"the"“titulo"de"compra”"or"title"by"purchase;" and"(5)"the"“informacion"posesoria”"or"possessory"information"title"which"could"become"a"“titulo"gratuito”"or" gratuitous"title."" Spanish"titles"are"subject"to"prescription" • Spanish"titles"are"quite"dissimilar"to"administrative"and"judicial"titles"under"the"present"system."Although"evidence"of" ownership,"these"Spanish"titles"may"be"lost"thru"prescription."They"are"neither"indefeasible"nor"imprescriptible." Forest"Lands,"Reserves,"and"Timberlands,"not"registrable" • Possession"of"forest"Iands,"however"long,"cannot"ripen"into"private"ownership"

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ASSIGNMENT)#2) )

I.


Where"the"land"has"been"sold"under"pacto"de"retro,"the"vendor" a"retro"may"file"an"application"for"the"original"registration"of"the" land,"provided,"however,"that"should"the"period"for"redemption" expire"during"the"pendency"of"the"registration"proceedings"and" ownership" to" the" property" consolidated" in" the" vendee" a" retro," the" latter" shall" be" substituted" for" the" applicant" and" may" continue"the"proceedings.""

( A. Presidential(Decree(No.(1529( XXXX" Section)2."See#ASSIGNMENT)#1." XXXX"

A" trustee" on" behalf" of" his" principal" may" apply" for" original" registration" of" any" land" held" in" trust" by" him," unless" prohibited" by"the"instrument"creating"the"trust."

I.)ORDINARY)REGISTRATION)PROCEEDINGS" A.)APPLICATIONS" Section) 14." Who" may" apply." The" following" persons" may" file" in" the"proper"Court"of"First"Instance"an"application"for"registration" of" title" to" land," whether" personally" or" through" their" duly" authorized"representatives:" (1)" Those" who" by" themselves" or" through" their" predecessorsDinDinterest"have"been"in"open,"continuous," exclusive" and" notorious" possession" and" occupation" of" alienable" and" disposable" lands" of" the" public" domain" under" a" bona" fide" claim" of" ownership" since" June" 12," 1945,"or"earlier." (2)"Those"who"have"acquired"ownership"of"private"lands" by"prescription"under"the"provision"of"existing"laws." (3)"Those"who"have"acquired"ownership"of"private"lands" or" abandoned" river" beds" by" right" of" accession" or" accretion"under"the"existing"laws." (4)" Those" who" have" acquired" ownership" of" land" in" any" other"manner"provided"for"by"law." Where"the"land"is"owned"in"common,"all"the"coDowners"shall"file" the"application"jointly." %

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Section) 15." Form# and# contents." The" application" for" land" registration"shall"be"in"writing,"signed"by"the"application"or"the" person" duly" authorized" in" his" behalf," and" sworn" to" before" any" officer" authorized" to" administer" oaths" for" the" province" or" city" where"the"application"was"actually"signed."If"there"is"more"than" one" applicant," the" application" shall" be" signed" and" sworn" to" by" and"in"behalf"of"each."The"application"shall"contain"a"description" of"the"land"and"shall"state"the"citizenship"and"civil"status"of"the" applicant,"whether"single"or"married,"and,"if"married,"the"name" of" the" wife" or" husband," and," if" the" marriage" has" been" legally" dissolved," when" and" how" the" marriage" relation" terminated." It" shall"also"state"the"full"names"and"addresses"of"all"occupants"of" the"land"and"those"of"the"adjoining"owners,"if"known,"and,"if"not" known,"it"shall"state"the"extent"of"the"search"made"to"find"them." The" application," shall," in" form," be" substantially" as" follows:" See# P.D.)No.)1529#itself#for#the#actual#form.# Section) 16." Non5resident# applicant." If" the" applicant" is" not" a" resident" of" the" Philippines," he" shall" file" with" his" application" an" instrument" in" due" form" appointing" an" agent" or" representative" residing" in" the" Philippines," giving" his" full" name" and" postal" address," and" shall" therein" agree" that" the" service" of" any" legal"


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process" in" the" proceedings" under" or" growing" out" of" the" application" made" upon" his" agent" or" representative" shall" be" of" the" same" legal" effect" as" if" made" upon" the" applicant" within" the" Philippines." If" the" agent" or" representative" dies," or" leaves" the" Philippines," the" applicant" shall" forthwith" make" another" appointment" for" the" substitute," and," if" he" fails" to" do" so" the" court"may"dismiss"the"application."" Section) 17." What# and# where# to# file." The" application" for" land" registration"shall"be"filed"with"the"Court"of"First"Instance"of"the" province" or" city" where" the" land" is" situated." The" applicant" shall" file"together"with"the"application"all"original"muniments"of"titles" or"copies"thereof"and"a"survey"plan"of"the"land"approved"by"the" Bureau"of"Lands." The" clerk" of" court" shall" not" accept" any" application" unless" it" is" shown" that" the" applicant" has" furnished" the" Director" of" Lands" with"a"copy"of"the"application"and"all"annexes." Section) 18." Application# covering# two# or# more# parcels." An" application" may" include" two" or" more" parcels" of" land" belonging" to" the" applicant/s" provided" they" are" situated" within" the" same" province"or"city."The"court"may"at"any"time"order"an"application" to"be"amended"by"striking"out"one"or"more"of"the"parcels"or"by" a"severance"of"the"application." Section) 19." Amendments." Amendments" to" the" application" including" joinder," substitution," or" discontinuance" as" to" parties" may" be" allowed" by" the" court" at" any" stage" of" the" proceedings" upon"just"and"reasonable"terms." Amendments" which" shall" consist" in" a" substantial" change" in" the" boundaries" or" an" increase" in" area" of" the" land" applied" for" or" which"involve"the"inclusion"of"an"additional"land"shall"be"subject" to" the" same" requirements" of" publication" and" notice" as" in" an" original"application."" Section) 20." When# land# applied# for# borders# on# road." If" the" application"describes"the"land"as"bounded"by"a"public"or"private" %

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way" or" road," it" shall" state" whether" or" not" the" applicant" claims" any"and"what"portion"of"the"land"within"the"limits"of"the"way"or" road,"and"whether"the"applicant"desires"to"have"the"line"of"the" way"or"road"determined." Section) 21." Requirement# of# additional# facts# and# papers;# ocular# inspection." The" court" may" require" facts" to" be" stated" in" the" application" in" addition" to" those" prescribed" by" this" Decree" not" inconsistent" therewith" and" may" require" the" filing" of" any" additional" paper." It" may" also" conduct" an" ocular" inspection," if" necessary." Section) 22." Dealings# with# land# pending# original# registration." After"the"filing"of"the"application"and"before"the"issuance"of"the" decree" of" registration," the" land" therein" described" may" still" be" the" subject" of" dealings" in" whole" or" in" part," in" which" case" the" interested" party" shall" present" to" the" court" the" pertinent" instruments" together" with" a" subdivision" plan" approved" by" the" Director"of"Lands"in"case"of"transfer"of"portions"thereof"and"the" court," after" notice" to" the" parties," shall" order" such" land" registered" subject" to" the" conveyance" or" encumbrance" created" by"said"instruments,"or"order"that"the"decree"of"registration"be" issued" in" the" name" of" the" person" to" whom" the" property" has" been"conveyed"by"said"instruments." B.)PUBLICATION,)OPPOSITION)AND)DEFAULT" Section) 23."Notice"of"initial"hearing,"publication,"etc."The"court" shall," within" five" days" from" filing" of" the" application," issue" an" order"setting"the"date"and"hour"of"the"initial"hearing"which"shall" not" be" earlier" than" fortyDfive" days" nor" later" than" ninety" days" from"the"date"of"the"order."" The" public" shall" be" given" notice" of" the" initial" hearing" of" the" application"for"land"registration"by"means"of"(1)"publication;"(2)" mailing;"and"(3)"posting." 1."By"publication.""


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Upon"receipt"of"the"order"of"the"court"setting"the"time" for" initial" hearing," the" Commissioner" of" Land" Registration" shall" cause" notice" of" initial" hearing" to" be" published" once" in" the" Official" Gazette" and" once" in" a" newspaper" of" general" circulation" in" the" Philippines:" Provided," however," that" the" publication" in" the" Official" Gazette" shall" be" sufficient" to" confer" jurisdiction" upon" the"court."Said"notice"shall"be"addressed"to"all"persons" appearing" to" have" an" interest" in" the" land" involved" including"the"adjoining"owners"so"far"as"known,"and""to" all"whom"it"may"concern"."Said"notice"shall"also"require" all" persons" concerned" to" appear" in" court" at" a" certain" date" and" time" to" show" cause" why" the" prayer" of" said" application"shall"not"be"granted." 2."By"mailing."" (a)" Mailing" of" notice" to" persons" named" in" the" application." The" Commissioner" of" Land" Registration" shall" also," within" seven" days" after" publication"of"said"notice"in"the"Official"Gazette," as" hereinbefore" provided," cause" a" copy" of" the" notice" of" initial" hearing" to" be" mailed" to" every" person" named" in" the" notice" whose" address" is" known." (b)" Mailing" of" notice" to" the" Secretary" of" Public" Highways," the" Provincial" Governor" and" the" Mayor."If"the"applicant"requests"to"have"the"line" of" a" public" way" or" road" determined," the" Commissioner"of"Land"Registration"shall"cause"a" copy" of" said" notice" of" initial" hearing" to" be" mailed" to" the" Secretary" of" Public" Highways," to" the" Provincial" Governor," and" to" the" Mayor" of" the" municipality" or" city," as" the" case" may" be," in" which"the"land"lies."" %

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(c)"Mailing"of"notice"to"the"Secretary"of"Agrarian" Reform," the" Solicitor" General," the" Director" of" Lands," the" Director" of" Public" Works," the" Director"of"Forest"Development,"the"Director"of" Mines"and"the"Director"of"Fisheries"and"Aquatic" Resources." If" the" land" borders" on" a" river," navigable"stream"or"shore,"or"on"an"arm"of"the" sea" where" a" river" or" harbor" line" has" been" established," or" on" a" lake," or" if" it" otherwise" appears"from"the"application"or"the"proceedings" that" a" tenantDfarmer" or" the" national" government" may" have" a" claim" adverse" to" that" of" the" applicant," notice" of" the" initial" hearing" shall" be" given" in" the" same" manner" to" the" Secretary" of" Agrarian" Reform," the" Solicitor" General," the" Director" of" Lands," the" Director" of" Mines" and/or" the" Director" of" Fisheries" and" Aquatic"Resources,"as"may"be"appropriate."" 3."By"posting."" The"Commissioner"of"Land"Registration"shall"also"cause" a"duly"attested"copy"of"the"notice"of"initial"hearing"to"be" posted"by"the"sheriff"of"the"province"or"city,"as"the"case" may" be," or" by" his" deputy," in" a" conspicuous" place" on" each"parcel"of"land"included"in"the"application"and"also" in" a" conspicuous" place" on" the" bulletin" board" of" the" municipal" building" of" the" municipality" or" city" in" which" the"land"or"portion"thereof"is"situated,"fourteen"days"at" least"before"the"date"of"initial"hearing."" The" court" may" also" cause" notice" to" be" served" to" such" other" persons" and" in" such" manner" as" it" may" deem" proper." The" notice" of" initial" hearing" shall," in" form," be" substantially"as"follows:"See#P.D.) No.) 1529#itself#for#the# actual#form.#


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Section) 24."Proof#of#publication#and#notice."The"certification"of" the" Commissioner" of" Land" Registration" and" of" the" sheriff" concerned" to" the" effect" that" the" notice" of" initial" hearing," as" required" by" law," has" been" complied" with" shall" be" filed" in" the" case" before" the" date" of" initial" hearing," and" shall" be" conclusive" proof"of"such"fact." Section) 25." Opposition# to# application# in# ordinary# proceedings." Any" person" claiming" an" interest," whether" named" in" the" notice" or"not,"may"appear"and"file"an"opposition"on"or"before"the"date" of"initial"hearing,"or"within"such"further"time"as"may"be"allowed" by"the"court."The"opposition"shall"state"all"the"objections"to"the" application"and"shall"set"forth"the"interest"claimed"by"the"party" filing" the" same" and" apply" for" the" remedy" desired," and" shall" be" signed" and" sworn" to" by" him" or" by" some" other" duly" authorized" person." If"the"opposition"or"the"adverse"claim"of"any"person"covers"only" a"portion"of"the"lot"and"said"portion"is"not"properly"delimited"on" the"plan"attached"to"the"application,"or"in"case"of"undivided"coD ownership," conflicting" claims" of" ownership" or" possession," or" overlapping"of"boundaries,"the"court"may"require"the"parties"to" submit" a" subdivision" plan" duly" approved" by" the" Director" of" Lands." Section) 26." Order# of# default;# effect." If" no" person" appears" and" answers" within" the" time" allowed," the" court" shall," upon" motion" of" the" applicant," no" reason" to" the" contrary" appearing," order" a" default" to" be" recorded" and" require" the" applicant" to" present" evidence."By"the"description"in"the"notice""To"all"Whom"It"May" Concern","all"the"world"are"made"parties"defendant"and"shall"be" concluded"by"the"default"order."" Where"an"appearance"has"been"entered"and"an"answer"filed,"a" default" order" shall" be" entered" against" persons" who" did" not" appear"and"answer." C.)HEARING)JUDGMENT)AND)DECREE)OF)REGISTRATION" %

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Section) 27." Speedy# hearing;# reference# to# a# referee." The" trial" court" shall" see" to" it" that" all" registrationDproceedings" are" disposed" or" within" ninety" days" from" the" date" the" case" is" submitted"for"decision," The"Court,"if"it"deems"necessary,"may"refer"the"case"or"any"part" thereof" to" a" referee" who" shall" hear" the" parties" and" their" evidence,"and"the"referee"shall"submit"his"report"thereon"to"the" Court"within"fifteen"days"after"the"termination"of"such"hearing." Hearing" before" a" referee" may" be" held" at" any" convenient" place" within" the" province" or" city" as" may" be" fixed" by" him" and" after" reasonable" notice" thereof" shall" have" been" served" the" parties" concerned."The"court"may"render"judgment"in"accordance"with" the" report" as" though" the" facts" have" been" found" by" the" judge" himself:"Provided,"however,"that"the"court"may"in"its"discretion" accept"the"report,"or"set"it"aside"in"whole"or"in"part,"or"order"the" case"to"be"recommitted"for"further"proceedings:" Section) 28."Partial#judgment."In"a"case"where"only"a"portion"of" the" land" subject" of" registration" is" contested," the" court" may" render" partial" judgment" provided" that" a" subdivision" plan" showing" the" contested" and" uncontested" portions" approved" by" the"Director"of"Lands"is"previously"submitted"to"said"court."" Section) 29." Judgment# confirming# title." All" conflicting" claims" of" ownership" and" interest" in" the" land" subject" of" the" application" shall"be"determined"by"the"court."If"the"court,"after"considering" the" evidence" and" the" reports" of" the" Commissioner" of" Land" Registration" and" the" Director" of" Lands," finds" that" the" applicant" or" the" oppositor" has" sufficient" title" proper" for" registration," judgment"shall"be"rendered"confirming"the"title"of"the"applicant," or"the"oppositor,"to"the"land"or"portions"thereof." Section) 30." When# judgment# becomes# final;# duty# to# cause# issuance#of#decree."The"judgment"rendered"in"a"land"registration" proceedings"becomes"final"upon"the"expiration"of"thirty"days"to" be"counted"from"the"data"of"receipt"of"notice"of"the"judgment."


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An" appeal" may" be" taken" from" the" judgment" of" the" court" as" in" ordinary"civil"cases." After"judgment"has"become"final"and"executory,"it"shall"devolve" upon" the" court" to" forthwith" issue" an" order" in" accordance" with" Section"39"of"this"Decree"to"the"Commissioner"for"the"issuance" of" the" decree" of" registration" and" the" corresponding" certificate" of"title"in"favor"of"the"person"adjudged"entitled"to"registration." Section) 31." Decree# of# registration." Every" decree" of" registration" issued" by" the" Commissioner" shall" bear" the" date," hour" and" minute" of" its" entry," and" shall" be" signed" by" him." It" shall" state" whether"the"owner"is"married"or"unmarried,"and"if"married,"the" name" of" the" husband" or" wife:" Provided," however," that" if" the" land" adjudicated" by" the" court" is" conjugal" property," the" decree" shall" be" issued" in" the" name" of" both" spouses." If" the" owner" is" under" disability," it" shall" state" the" nature" of" disability," and" if" a" minor,"his"age."It"shall"contain"a"description"of"the"land"as"finally" determined" by" the" court," and" shall" set" forth" the" estate" of" the" owner," and" also," in" such" manner" as" to" show" their" relative" priorities," all" particular" estates," mortgages," easements," liens," attachments," and" other" encumbrances," including" rights" of" tenantDfarmers," if" any," to" which" the" land" or" owner's" estate" is" subject,"as"well"as"any"other"matters"properly"to"be"determined" in"pursuance"of"this"Decree."" The" decree" of" registration" shall" bind" the" land" and" quiet" title" thereto," subject" only" to" such" exceptions" or" liens" as" may" be" provided" by" law." It" shall" be" conclusive" upon" and" against" all" persons," including" the" National" Government" and" all" branches" thereof," whether" mentioned" by" name" in" the" application" or" notice," the" same" being" included" in" the" general" description" "To" all"whom"it"may"concern"." Section)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" %

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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" confirmation" of" title" obtained" by" actual" fraud,"to"file"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" certificate" 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." Section) 33." Appeal" from" judgment," etc." The" judgment" and" orders" of" the" court" hearing" the" land" registration" case" are" appealable"to"the"Court"of"Appeals"or"to"the"Supreme"Court"in" the"same"manner"as"in"ordinary"actions:" Section)34."Rules#of#procedure."The"Rules"of"Court"shall,"insofar" as" not" inconsistent" with" the" provision" of" this" Decree," be" applicable"to"land"registration"and"cadastral"cases"by"analogy"or" in" a" suppletory" character" and" whenever" practicable" and" convenient."" II.)CADASTRAL)REGISTRATION)PROCEEDINGS" A.) ORDER) FOR) SPEEDY) SETTLEMENT) AND) ADJUDICATION;) SURVEY;)NOTICES" Section)35."Cadastral#Survey#preparatory#to#filing#of#petition."


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(a)" When" in" the" opinion" of" the" President" of" the" Philippines" public" interest" so" requires" that" title" to" any" unregistered" lands" be" settled" and" adjudicated," he" may" to" this" end" direct" and" order" the" Director" of" Lands" to" cause" to" be" made" a" cadastral" survey" of" the" lands" involved"and"the"plans"and"technical"description"thereof" prepared"in"due"form."

(d)" It" shall" be" the" duty" of" every" person" claiming" an" interest" in" the" lands" to" be" surveyed," or" in" any" parcel" thereof," to" communicate" with" the" Geodetic" Engineer" upon" his" request" therefor" all" information" possessed" by" such"person"concerning"the"boundary"lines"of"any"lands" to" which" he" claims" title" or" in" which" he" claims" any" interest."

(b)"Thereupon,"the"Director"of"Lands"shall"give"notice"to" persons"claiming"any"interest"in"the"lands"as"well"as"to" the"general"public,"of"the"day"on"which"such"survey"will" begin," giving" as" fully" and" accurately" as" possible" the" description" of" the" lands" to" be" surveyed." Such" notice" shall" be" punished" once" in" the" Official" Gazette," and" a" copy" of" the" notice" in" English" or" the" national" language" shall" be" posted" in" a" conspicuous" place" on" the" bulletin" board" of" the" municipal" building" of" the" municipality" in" which" the" lands" or" any" portion" thereof" is" situated." A" copy" of" the" notice" shall" also" be" sent" to" the" mayor" of" such"municipality"as"well"as"to"the"barangay"captain"and" likewise" to" the" Sangguniang" Panlalawigan" and" the" Sangguniang"Bayan"concerned."

(e)"Any"person"who"shall"willfully"obstruct"the"making"of" any" survey" undertaken" by" the" Bureau" of" Lands" or" by" a" licensed" Geodetic" Engineer" duly" authorized" to" conduct" the" survey" under" this" Section," or" shall" maliciously" interfere"with"the"placing"of"any"monument"or"remove" such"monument,"or"shall"destroy"or"remove"any"notice" of" survey" posted" on" the" land" pursuant" to" law," shall" be" punished" by" a" fine" of" not" more" than" one" thousand" pesos"or"by"imprisonment"for"not"more"than"one"year," or"both.""

(c)" The" Geodetic" Engineers" or" other" employees" of" the" Bureau"of"Lands"in"charge"of"the"survey"shall"give"notice" reasonably"in"advance"of"the"date"on"which"the"survey" of" any" portion" of" such" lands" is" to" begin," which" notice" shall" be" posted" in" the" bulletin" board" of" the" municipal" building"of"the"municipality"or"barrio"in"which"the"lands" are"situated,"and"shall"mark"the"boundaries"of"the"lands" by"monuments"set"up"in"proper"places"thereon."It"shall" be" lawful" for" such" Geodetic" Engineers" and" other" employees"to"enter"upon"the"lands"whenever"necessary" for" the" purposes" of" such" survey" or" the" placing" of" monuments."

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B.)PETITION;)LOT)NUMBERS" Section)36."Petition#for#registration."When"the"lands"have"been" surveyed" or" plotted," the" Director" of" Lands," represented" by" the" Solicitor"General,"shall"institute"original"registration"proceedings" by"filing"the"necessary"petition"in"the"Court"of"First"Instance"of" the" place" where" the" land" is" situated" against" the" holders," claimants," possessors," or" occupants" of" such" lands" or" any" part" thereof," stating" in" substance" that" public" interest" requires" that" the" title" to" such" lands" be" settled" and" adjudicated" and" praying" that"such"titles"be"so"settled"and"adjudicated:" The"petition"shall"contain"a"description"of"the"lands"and"shall"be" accompanied" by" a" plan" thereof," and" may" contain" such" other" data"as"may"serve"to"furnish"full"notice"to"the"occupants"of"the" lands" and" to" all" persons" who" may" claim" any" right" or" interest" therein."


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Where" the" land" consists" of" two" or" more" parcels" held" or" occupied" by" different" persons," the" plan" shall" indicate" the" boundaries" or" limits" of" the" various" parcels" as" accurately" as" possible." The" parcels" shall" be" known" as" "lots"" and" shall" on" the" plan"filed"in"the"case"be"given"separate"numbers"by"the"Director" of" Lands," which" numbers" shall" be" known" as" "cadastral" lot" numbers"."The"lots"situated"within"each"municipality"shall,"as"far" as" practicable," be" numbered" consecutively" beginning" with" number""one","and"only"one"series"of"numbers"shall"be"used"for" that" purpose" in" each" municipality." However" in" cities" or" townsites," a" designation" of" the" landholdings" by" blocks" and" lot" numbers" may" be" employed" instead" of" the" designation" by" cadastral"lot"numbers." The" cadastral" number" of" a" lot" shall" not" be" changed" after" final" decision" has" been" entered" decreasing" the" registration" thereof," except"by"order"of"court."Future"subdivisions"of"any"lot"shall"be" designated" by" a" letter" or" letters" of" the" alphabet" added" to" the" cadastral"number"of"the"lot"to"which"the"respective"subdivisions" pertain." The" letter" with" which" a" subdivision" is" designated" shall" be" known" as" its" "cadastral" letter":" Provided," however," that" the" subdivisions"of"cities"or"townsites"may"be"designated"by"blocks" and"lot"numbers."" C.)ANSWER" Section) 37." Answer# to# petition# in# cadastral# proceedings." Any" claimant"in"cadastral"proceedings,"whether"named"in"the"notice" or" not," shall" appear" before" the" court" by" himself" or" by" some" other" authorized" person" in" his" behalf," and" shall" file" an" answer" on" or" before" the" date" of" initial" hearing" or" within" such" further" time"as"may"be"allowed"by"the"court."The"answer"shall"be"signed" and" sworn" to" by" the" claimant" or" by" some" other" authorized" person" in" his" behalf," and" shall" state" whether" the" claimant" is" married" or" unmarried," and" if" married," the" name" of" the" spouse" and" the" date" of" marriage," his" nationality," residence" and" postal" address,"and"shall"also"contain:"" %

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(a)"The"age"of"the"claimant;" (b)" The" cadastral" number" of" the" lot" or" lots" claimed," as" appearing"on"the"plan"filed"in"the"case"by"the"Director"of" Lands," or" the" block" and" lot" numbers," as" the" case" may" be;" (c)"The"name"of"the"barrio"and"municipality"in"which"the" lots"are"situated;"" (d)" The" names" and" addresses" of" the" owners" of" the" adjoining"lots"so"far"as"known"to"the"claimant;" (e)" If" the" claimant" is" in" possession" of" the" lots" claimed" and" can" show" no" express" grant" of" the" land" by" the" government" to" him" or" to" his" predecessorsDinDinterest," the" answer" shall" state" the" length" of" time" he" has" held" such" possession" and" the" manner" in" which" it" has" been" acquired,"and"shall"also"state"the"length"of"time,"as"far" as" known," during" which" the" predecessors," if" any," held" possession;" (f)" If" the" claimant" is" not" in" possession" or" occupation" of" the" land," the" answer" shall" fully" set" forth" the" interest" claimed" by" him" and" the" time" and" manner" of" his" acquisition;" (g)"if"the"lots"have"been"assessed"for"taxation,"their"last" assessed"value;"and"" (h)"The"encumbrances,"if"any,"affecting"the"lots"and"the" names"of"adverse"claimants,"as"far"as"known." D.)HEARING;)JUDGMENT;)DECREE" Section)38."Hearing,#Judgment,#Decree."The"trial"of"the"case"may" occur"at"any"convenient"place"within"the"province"in"which"the" lands" are" situated" and" shall" be" conducted," and" orders" for" default" and" confessions" entered," in" the" same" manner" as" in" ordinary"land"registration"proceedings"and"shall"be"governed"by" the" same" rules." All" conflicting" interests" shall" be" adjudicated" by"


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the"court"and"decrees"awarded"in"favor"of"the"persons"entitled" to" the" lands" or" to" parts" thereof" and" such" decrees" shall" be" the" basis"for"issuance"of"original"certificates"of"title"in"favor"of"said" persons" and" shall" have" the" same" effect" as" certificates" of" title" granted" on" application" for" registration" of" land" under" ordinary" land"registration"proceedings."

B. Republic(Act(No.(6940(

XXXX" Section)103."Certificates#of#title#pursuant#to#patents."Whenever" public" land" is" by" the" Government" alienated," granted" or" conveyed" to" any" person," the" same" shall" be" brought" forthwith" under" the" operation" of" this" Decree." It" shall" be" the" duty" of" the" official" issuing" the" instrument" of" alienation," grant," patent" or" conveyance" in" behalf" of" the" Government" to" cause" such" instrument" to" be" filed" with" the" Register" of" Deeds" of" the" province"or"city"where"the"land"lies,"and"to"be"there"registered" like" other" deeds" and" conveyance," whereupon" a" certificate" of" title"shall"be"entered"as"in"other"cases"of"registered"land,"and"an" owner's"duplicate"issued"to"the"grantee."The"deed,"grant,"patent" or" instrument" of" conveyance" from" the" Government" to" the" grantee" shall" not" take" effect" as" a" conveyance" or" bind" the" land" but" shall" operate" only" as" a" contract" between" the" Government" and"the"grantee"and"as"evidence"of"authority"to"the"Register"of" Deeds"to"make"registration."It"is"the"act"of"registration"that"shall" be" the" operative" act" to" affect" and" convey" the" land," and" in" all" cases"under"this"Decree,"registration"shall"be"made"in"the"office" of"the"Register"of"Deeds"of"the"province"or"city"where"the"land" lies."The"fees"for"registration"shall"be"paid"by"the"grantee."After" due"registration"and"issuance"of"the"certificate"of"title,"such"land" shall" be" deemed" to" be" registered" land" to" all" intents" and" purposes"under"this"Decree." XXXX"

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AN)ACT)GRANTING)A)PERIOD)ENDING)ON)DECEMBER)31,)2000) FOR) FILING) APPLICATIONS) FOR) FREE) PATENT) AND) JUDICIAL) CONFIRMATION) OF) IMPERFECT) TITLE) TO) ALIENABLE) AND) DISPOSABLE) LANDS) OF) THE) PUBLIC) DOMAIN) UNDER) CHAPTERS) VII) AND) VIII) OF) THE) PUBLIC) LAND) ACT) (CA) 141,) AS) AMENDED)" XXXX" Section) 1." Paragraph" 1," Section" 44," Chapter" VII" of" Commonwealth"Act"No."141,"as"amended,"is"hereby"amended"to" read"as"follows:" "Sec."44."Any"naturalDborn"citizen"of"the"Philippines"who" is"not"the"owner"of"more"than"twelve"(12)"hectares"and" who,"for"at"least"thirty"(30)"years"prior"to"the"effectivity" of" this" amendatory" Act," has" continuously" occupied" and" cultivated," either" by" himself" or" through" his" predecessorsDinDinterest" a" tract" or" tracts" of" agricultural" public"lands"subject"to"disposition,"who"shall"have"paid" the"real"estate"tax"thereon"while"the"same"has"not"been" occupied" by" any" person" shall" be" entitled," under" the" provisions"of"this"Chapter,"to"have"a"free"patent"issued" to"him"for"such"tract"or"tracts"of"such"land"not"to"exceed" twelve"(12)"hectares."" Section) 2." Section" 45," Chapter" VII" of" Commonwealth" Act" No." 141," as" amended," is" hereby," further" amended" to" read" as" follows:" "Sec." 45." The" President" of" the" Philippines," upon" recommendation" of" the" Secretary" of" Environment" and" Natural" Resources," shall" from" time" to" time" fix" by" proclamation" the" period" within" which" applications" for" free" patents" may" be" filed" in" the" Community" Environment" and" Natural" Resources" Office" or" region" specified"in"such"proclamation,"and"upon"the"expiration"


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of" the" period" so" designated," unless" the" same" be" extended" by" the" President," all" the" land" comprised" within" such" district," chartered" city," province," municipality" or" region" subject" thereto" under" the" provisions" of" this" Chapter" may" be" disposed" of" as" agricultural" public" land" without" prejudice" to" the" prior" right"of"the"occupant"and"cultivator"to"acquire"such"land" under" this" Act" by" means" other" than" free" patent." The" time" to" be" fixed" in" the" entire" Archipelago" for" the" filing" of" applications" under" this" Chapter" shall" not" extend" beyond" December" 31," 2000," except" in" the" Provinces" of" Agusan" del" Norte," Agusan" del" Sur," Cotabato," South" Cotabato," Sultan" Kudarat," Bukidnon," Lanao" del" Norte," Lanao" del" Sur," Davao" del" Norte," Davao" del" Sur," Davao" Oriental," Sulu," Mt." Province," Benguet," KalingaDApayao," Ifugao,"Maguindanao,"TawiDTawi,"and"Basilan"where"the" President"of"the"Philippines,"upon"the"recommendation" of"the"Secretary"of"Environment"and"Natural"Resources," shall" determine" or" fix" the" time" beyond" which" the" filing" of" applications" under" this" Chapter" shall" not" extend:" provided,"that"the"period"shall"apply"only"when"the"area" applied" for" does" not" exceed" twelve" (12)" hectares." The" period"fixed"for"any"district,"chartered"city,"province"or" municipality"shall"begin"to"run"thirty"(30)"days"after"the" publication"of"the"proclamation"in"one"(1)"newspaper"of" general" circulation" in" the" city," province" or" municipality" concerned." A" certified" copy" of" said" proclamation" shall" be" furnished" by" the" Secretary" of" Environment" and" Natural"Resources"within"thirty"(30)"days"counted"from" the" date" of" the" presidential" proclamation" to" the" Community" Environment" and" Natural" Resources" Office" and"to"the"provincial"board,"and"municipal"board"or"city" council" and" barangay" council" affected," and" copies" thereof" shall" be" posted" on" the" bulletin" board" of" the" Community" Environment" and" Natural" Resources" Office" and"at"conspicuous"places"in"the"provincial"building"and"

at"the"municipal"building"and"barangay"halls"or"meeting" place.t" shall" moreover" be" announced" by" government" radio" whenever" available" in" each" of" the" barrios" of" the" municipality."" Section) 3." Section" 47," Chapter" VIII" of" Commonwealth" Act" No." 141,"as"amended,"is"hereby"further"amended"to"read"as"follows:" "Sec." 47." The" persons" specified" in" the" next" following" section"are"hereby"granted"time,"not"to"extend"beyond" December" 31," 2000" within" which" to" take" advantage" of" the" benefit" of" this" Chapter:" provided," that" this" period" shall" apply" only" where" the" area" applied" for" does" not" exceed"twelve"(12)"hectares:"provided,"further,"that"the" several" periods" of" time" designated" by" the" President" in" accordance"with"Section"FortyDfive"of"this"Act"shall"apply" also" to" the" lands" comprised" in" the" provisions" of" this" Chapter," but" this" section" shall" not" be" construed" as" prohibiting" any" of" said" persons" from" acting" under" this" Chapter" at" any" time" prior" to" the" period" fixed" by" the" President."" XXXX" ( C. 1997(Rules(of(Civil(Procedure( " RULE)1.)General)Provisions"

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XXXX" Section)4."In#what#case#not#applicable."—"These"Rules"shall"not" apply" to" election" cases," land" registration," cadastral," naturalization" and" insolvency" proceedings," and" other" cases" not" herein" provided" for," except" by" analogy" or" in" a" suppletory" character"and"whenever"practicable"and"convenient."(R143a)" XXXX" "


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XXXX)

D. Act(No.(3344(visIàIvis(Presidential(Decree(No.(1529( Act)No.)3344"–"SECTION"1."See#ASSIGNMENT)#1."

Par.) 13." Venue# of# actions." —" The" venue" of" all" actions" whether" civil" or" criminal," and" in" special" proceedings," filed" in" the" regional" trial" courts" shall" mean" such" area" defined" by" the" Supreme" Court" as" the" territory" over" which" particular" a" branch" shall" exercise" authority" in" accordance"with"Section"18"of"B.P."Blg."129." All" provisions" of" the" Rules" of" Court" referring" to" "provides""shall"be"deemed"to"mean"such"area."

Presidential) Decree) No.) 1529) –) Section) 113.) See#ASSIGNMENT) #1." ) E. Batas( Pambansa( Blg.( 129,( visIàIvis( the( Interim( Transitional( Rules( and( Guidelines( Implementing( the( Judiciary(Reorganization(Act(of(1980( Batas% Pambansa% Blg.% 129% –( Section) 18." Authority# to# define# territory#appurtenant#to#each#branch."–"The"Supreme"Court"shall" define" the" territory" over" which" a" branch" of" the" Regional" Trial" Court"shall"exercise"its"authority."The"territory"thus"defined"shall" be" deemed" to" be" the" territorial" area" of" the" branch" concerned" for"purposes"of"determining"the"venue"of"all"suits,"proceedings" or"actions,"whether"civil"or"criminal,"as"well"as"determining"the" Metropolitan"Trial"Courts,"Municipal"Trial"Courts,"and"Municipal" Circuit"Trial"Courts"over"the"said"branch"may"exercise"appellate" jurisdiction."The"power"herein"granted"shall"be"exercised"with"a" view"to"making"the"courts"readily"accessible"to"the"people"of"the" different" parts" of" the" region" and" making" the" attendance" of" litigants"and"witnesses"as"inexpensive"as"possible.""

XXXX" (

Interim% or% Transitional% Rules% And% Guidelines% Relative% To% The%Implementation%of%the%Judiciary%Reorganization%Act%of% 1980:(( Par.)2."Territorial#jurisdiction#of#courts."—") (a)"Metropolitan"Trial"Courts,"Municipal"Trial"Courts"and" Municipal" Circuit" Trial" Courts" shall" exercise" their" jurisdiction" in" the" city," municipality" or" circuit" for" which" the"judge"thereof"is"appointed"or"designated." (b)" A" regional" trial" court" shall" exercise" its" jurisdiction" within" the" area" defined" by" the" Supreme" Court" as" the" territory" over" which" the" particular" branch" concerned" shall" exercise" its" authority," in" accordance" with" Section" 18"of"B.P."Blg."129." %

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CASE(DOCTRINE(

CASE) Pons"Realty"Corp."v." CA" " December"14,"1978" " GR"No."LD48074" "

DOCTRINE) Application" • We"do"not"hesitate"in"holding"that"the"complaint"in"question"should"have"been"dismissed,"if"only"because"as"an" action"to"nullify"and"cancel"the"torrens"titles"in"dispute,"it"is"not"the"proper"remedy"under"the"Land"Registration"Act" and"the"jurisprudence"thereunder"concerning"the"indefeasibility"of"the"decrees"of"registration"on"which"said"titles" are"based"after"one"year"from"their"issuance,"which"took"place"way"back,"at"the"latest"in"1931,"and"as"a"suit"for" damages,"it"cannot"prosper"against"herein"petitioner"who"was"not"the"original"registrant"but"a"mere"second" transferee,"as"evidenced"by"the"annotation"on"the"said"titles"themselves" When"land"forms"part"of"estate"under"Administration" • Moreover,"inasmuch"as"it"is"alleged"in"the"complaint"that"the"lands"claimed"by"private"respondent"on"behalf"of"his" supposed"principals"are"alleged"to"constitute"part"of"the"estate"of"Don"Mariano"San"Pedro"whose"estate"is"under" administration"in"Special"Proceedings"No."312DB"of"the"Court"of"First"Instance"of"Bulacan,"the"suit"can"be"filed"only"by" the"judicial"administrator"of"that"estate"or"another"person"duly"authorized"by"the"probate"court."

Francisco"v."CA" " April"11,"1980" " GR"No."LD35787"

Form"and"Contents"visDàDvis"Sec.)15)of)P.D.)1529"" • Land"Registration"Act"requires"the"disclosure"of"boundary"owners"of"land"subject"of"the"registration"proceeding:"it" commands"that"the"applicant"‘shall"also"state"the"name"in"full"and"the"address"of"the"applicant,"and"also"the"names" and"addresses"of"all"occupants"of"the"land"and"of"all"adjoining"owners,"if"known;"and,"if"not"known,"it"shall"state" what"search"has"been"made"to"find"them.’"

Leyva"v."Jandoc" " February"28,"1962" " G.R."No."LD16965""""

Who"may"file"opposition""visDàDvis"Sec.)25)of)P.D.)1529) • "Although"the"law"apparently"authorizes"any"person"claiming"any"kind"of"interest"to"file"an"opposition"to"an" application"for"registration,"it"is"our"view"nevertheless"that"the"opposition"must"be"based"on"a"right"of"dominions"or" some"other"real"right"independent"of"and"not"at"all"subordinate"to,"the"rights"of"the"Government…"In"all"the"cited" jurisprudence,"the"interest"of"the"oppositors"were"each"private"in"nature;"otherwise"stated,"their"interests"were"not" in"any"manner"subordinate"to"those"of"the"Government."While"the"right"claimed"by"the"petitioners"herein"seemed"at" first"blush"to"be"directly"opposed"to"the"adjudication"of"ownership"to"the"applicant,"it"developed"in"the"proceedings" that"their"right,"that"of"being"foreshore"lessees"of"public"land,"is"completely"subordinate"to"the"interests"of"the" Government,"and"must"necessarily"be"predicated"upon"the"property"in"question"being"part"of"the"public"domain."In" such"case,"it"is"incumbent"upon"the"duly"authorized"representatives"of"the"Government"to"represent"its"interests"as" well"as"private"claims"intrinsically"dependent"upon"it."It"is"wellDsettled"that"the"interest"of"the"government"cannot"be" represented"by"private"persons.""

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Vda."de"Cailles"v." Mayuga" " February"20,"1989" " GR"No."LD30859"

Failure"to"oppose"considered"as"abandonment" • Petitioners’"failure"to"oppose"the"application"for"registration"can"be"construed"as"an"abandonment"or"nonDexistence" of"grounds"to"contest"it"because"they"are"deemed"to"have"had"constructive"notice"of"the"registration"case,"a" proceeding"in"rem"arising"from"the"publication"of"the"notice"in"the"Official"Gazette"in"1937." • The"judgment"therein"rendered"had"acquired"immutability"and"incontestability"when"no"appeal"was"taken" therefrom"within"the"period"set"therefor."

Larangan"v."CA" " August"21,"1987" " GR"No."LD47644" "

Mere"absence"of"opposition"does"not"by"itself"warrant"registration" • An"applicant"for"registration"is"not"necessarily"entitled"to"have"the"land"registered"in"his"name"simply"because"no" one"appears"to"oppose"his"title"and"to"oppose"the"registration"of"the"land."He"must"show,"even"in"the"absence"of" opposition,"to"the"satisfaction"of"the"court,"that"he"is"the"absolute"owner,"in"fee"simple" • Courts"may,"even"in"the"absence"of"any"opposition,"deny"registration"of"the"land"under"the"Torrens"system,"if"the" facts"presented"do"not"show"that"the"petitioner"is"the"owner,"in"fee"simple,"of"the"land"which"he"seeks"to"register." Rules"of"Procedure" • We"find"that"there"has"been"substantial"compliance"with"the"Rules"as"to"the"filing"of"the"appellants'"brief."The" appellants"cannot"be"rigidly"tasked"to"adhere"to"the"provisions"of"Section)16,)Rule)46)of)the)Rules)of)Court)as"to" what"an"appellant's"brief"should"contain,"for"the"reason"that"the"rules"contained"in"the"Rules"of"Court"are"applicable" to"land"registration"cases"only"in"a"suppletory"character"and"whenever"practicable"and"convenient;"" • Said"rules"of"procedure"are"to"be"liberally"construed"in"order"to"promote"their"object"and"to"assist"the"parties"in" obtaining"just,"speedy,"and"inexpensive"determination"of"every"action"and"proceeding."

Yabut"Lee"v." Punzalan" " August"29,"1980" " GR"No."LD50236" "

Petition"for"review,"when"proper" • Petition"for"review"under"Sec.)38)of)Act)496"presupposes"issuance"of"decree"of"registration"and"rendition"of"court" decision;"Premature"filing"of"petition"for"reopening"and/or"review"where"no"decision"or"decree"has"been"issued." When"oppositor"allowed"to"participate"despite"order"of"general"default"" • Oppositor"is"allowed"to"present"his"evidence"to"prove"ownership"of"disputed"land"despite"declaration"of"general" default"against"him"and"provided"that"no"decision"has"been"rendered"or"that"a"decree"of"registration"has"been" issued"in"the"case."

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Gutierrez"Hermanos" v."CA" " September"28,"1989" " GR"No."LD54472D77" "

Burden"of"proof"and"quantum"of"proof"required" • The"burden"of"proof"in"land"registration"cases"is"upon"the"applicant."In"order,"however,"that"the"petitioner"for" registration"of"his"land"under"the"Torrens"system"shall"be"permitted"to"have"the"same"registered"and"to"have"the" benefit"resulting"from"the"certificate"of"title"finally"issued,"the"burden"is"upon"him"to"show"that"he"is"the"real"and" absolute"owner,"in"fee"simple"of"the"lands"which"he"is"attempting"to"have"registered." • The"applicant"must"show,"by"a"preponderance"of"evidence"and"by"positive"and"absolute"proof,"so"far"as"it"is"possible," that"he"is"the"owner"in"fee"simple"of"the"lands"which"he"is"attempting"to"have"registered;"registrable"rights"must"be" grounded"on"wellDnigh"incontrovertible"evidence"and"based"on"positive"and"absolute"proof" Evidence" • Under"Act"496,"an"applicant"for"registration"of"land"is"required"to"present"muniments"of"title""or"prima"facie"evidence" of"possession"(i.e."if"he"claims"ownership"in"fee"simple"since"Spanish"times,"he"should"show"some"form"of"Spanish" title"or"grant.)" Requisites"for"registration"(under"Sec.)48)of)CA)No.)141).) • Who"may"apply"for"confirmation"of"their"claims"under"the"Land"Registration"Act:"a.)"those"who"prior"to"the"transfer" of"sovereignty"from"Spain"to"the"United"States"have"applied"for"the"purchase,"composition"or"other"form"of"grant"of" lands"of"the"public"domain"under"the"laws"and"royal"decrees"then"in"force"and"have"instituted"and"prosecuted"the" proceeding"in"connection"therewith,"but"have"with"or"without"default"upon"their"part,"or"for"any"other"cause,"not" received"title"therefor,"if"such"applicants"or"grantees"and"their"heirs"have"occupied"and"cultivated"said"lands" continuously"since"the"filing"of"their"applications;"b.)"those"who"by"themselves"or"through"their"predecessors"in" interest"have"been"in"open,"continuous,"exclusive,"and"notorious"possession"and"occupation"of"agricultural"lands"of" the"public"domain,"under"a"bona"fide"claim"of"acquisition"or"ownership,"for"at"least"thirty"years"immediately" preceding"the"filing"of"the"application"for"confirmation"of"title"except"when"prevented"by"war"or"force"majeure." These"shall"be"conclusively"presumed"to"have"performed"all"the"conditions"essential"to"a"Government"grant"and" shall"be"entitled"to"a"certificate"of"title"under"the"provisions"of"this"chapter."

Republic"v."CA" " November"9,"1988" " GR"No."LD62680"

Best"evidence"on"identity"of"land."" • While"the"best"evidence"to"identify"a"piece"of"land"for"registration"purposes"is"the"original"tracing"cloth"plan"from"the" Bureau"of"Lands,"blue"print"copies"and"other"evidence"are"also"acceptable"as"long"as"they"contain"all"the"details"and" information"necessary"for"a"proper"and"definite"identification"of"the"land"sought"to"be"registered."

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Heirs"of"Cristobal" Marcos"v."de" Banuvar" " September"28,"1968" " G.R."No."LD22110""

Finality"of"Judgment" • The"judgment"rendered"in"a"land"registration"case"becomes"final"upon"the"expiration"of"thirty"days"(NOTE:"prior"to" change"of"reglementary"period"to"15"days)"to"be"counted"from"the"date"on"which"the"party"appealing"received" notice"of"the"decision." When"appeal"not"deemed"perfected" • The"certification"of"the"acting"provincial"land"officer"of"Masbate,"dated"March"8,"1940,"recites"that"no""appeal"has" been"taken"by"the"Director"of"Lands"or"any"private"oppositors"from"the"decision"rendered.""The"notation"found"at" the"foot"of"the"last"page"of"the"reconstituted"decision,"showing"that"the"La"Urbana,"Inc."excepted"from"that"decision," did"not"have"the"effect"of"perfecting"an"appeal."An"appeal"was"not"perfected"by"the"mere"notation,""con"mi" excepcion."" Decree"of"Registration,"when"and"by"whom"issued" • Issuance"of"decree"in"pursuance"of"final"judgment"is"ministerial."The"decision"of"March"24,"1938"having"become"final" and"executory,"it"devolved"on"both"the"respondent"court"and"the"Land"Registration"Commission"to"cause"the" issuance"of"a"decree"to"the"person"adjudged"entitled"to"registration" Period"for"enforcement"of"decree" • The"fundamental"rule"is"that"a"writ"of"possession"can"be"issued"not"only"against"the"original"oppositors"in"a"land" registration"case"and"their"representatives"and"successorsDinDinterest,"but"also"against"any"person"unlawfully"and" adversely"occupying"said"lot#at#any#time#before#and#up#to#the#issuance#of#the#final#decree."

Republic"v." Associacion" Benevola"de"Cebu" " October"26,"1989" " G.R."No."77243"

Appeal"under"Sec.)39)of)B.P.)Blg.)129) • Section)39)of)B.P.)Blg.)129"provides"that"the"period"for"appeal…shall"be"15"days"counted"from"the"notice"of"the"final" order,"resolution,"award,"judgment"or"decision"appealed"from." • It"was"only"on"July"1,"1986"or"more"than"10"years"from"the"date"of"judgments"that"the"Solicitor"General"became" cognizant"of"the"decisions"of"the"lower"court"when"it"was"furnished"by"the"Branch"Clerk"of"Court"copies"of"the"two" decisions"dated"October"29,"1973"and"July"10,"1975."Thus,"when"the"Solicitor"General"filed"its"notice"of"appeal"on" July"16,"1986,"the"appeal"was"perfected"well"within"the"15Dday"mandatory"period"to"file"an"appeal." • Moreover,"Sec.)23)of)the)Interim)Rules)of)Court"provides"that"in""case"where"appeal"is"taken,"the"perfection"of"the" appeal"shall"be"upon"the"expiration"of"the"last"day"to"appeal"by"any"party.""As"long"as"any"of"the"parties"may"still"file" his,"her,"or"its"appeal,"the"court"does"not"lose"jurisdiction"over"the"case" When"judgment"considered"final"visDàDvis"Sec.)30)of)P.D.)No.)1529) • The"adjudication"of"the"land"in"a"registration"or"cadastral"case"does"not"become"final"and"incontrovertible"until"the" expiration"of"one"year"after"the"entry"of"the"final"decree."As"long"as"the"final"decree"is"not"issued,"and"the"one"year" within"which"it"may"be"revised"has"not"elapsed,"the"decision"remains"under"the"control"and"sound"discretion"of"the" court"rendering"the"decree,"which"court"after"hearing,"may"set"aside"the"decision"or"decree"or"adjudicate"the"land"to" another"party"

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Lucero"v."Loot" " October"28,"1968" " G.R."No."LD16995"""

Writ"of"possession,"when"issued"as"a"matter"of"course:"until"when"such"writ"is"available" • A"writ"of"possession"may"be"issued"not"only"against"the"person"who"has"been"defeated"in"a"registration"case"but"also" against"anyone"adversely"occupying"the"land"or"any"portion"thereof"during"the"land"registration"proceedings."The" issuance"of"the"decree"of"registration"is"still"part"of"the"registration"proceedings."In"fact,"it"is"supposed"to"end"the" said"proceedings."Consequently,"any"person"unlawfully"and"adversely"occupying"said"lot"at"any"time"up"to"the" issuance"of"the"final"decree,"may"be"subject"to"judicial"ejectment"by"means"of"a"writ"of"possession"and"it"is"the"duty# of#the#registration#court#to#issue#said#writ#when#asked#for#by#the#successful#claimant.""The"fact"that"the"petitioners" have"instituted,"more"than"one"year"after"the"decree"of"registration"had"been"issued,"an"ordinary"action"with"the" Court"of"First"Instance"attacking"the"validity"of"the"decree"on"the"ground"of"fraud,"is"not"a"bar"to"the"issuance"of"the" writ"of"possession"applied"for"by"the"registered"owners."" • Issuance"of"writ"of"possession"not"affected"by"pendency"of"reconveyance"action."The"mere"fact"that"such"suit"was" then"pending"did"not"oust"the"lower"court"of"its"jurisdiction"to"issue"the"writ"of"possession" Writ"of"demolition"may"also"issue,"as"logical"complement." • "If"the"writ"of"possession"issued"in"a"land"registration"proceeding"implies"the"delivery"of"possession"of"the"land"to"the" successful"litigant"therein,"..."a"writ"of"demolition"must,"likewise,"issue,"especially"considering"that"the"latter"writ"is" but"a"complement"of"the"former"which,"without"said"writ"of"demolition,"would"be"ineffective.""

Rodil"v."Benedicto" " January"22,"1980" " G.R."No."LD28616"

Until"when"writ"of"possession"may"be"issued" • The"right"of"the"applicant"or"a"subsequent"purchaser"to"ask"for"the"issuance"of"a"writ"of"possession"of"the"land"never" prescribes."Though"Sec.)17)of)Act)496"provides"that"writs"of"possession""must"be"issued"within"the"same"period"of" time"in"which"a"judgment"in"ordinary"civil"actions"may"be"summarily"executed,"it"cannot"be"said"to"apply"here;"this"is" because"in"land"registration"cases,"there"is"no"need"to"file"for"an"execution"of"judgment." 5Dyear"period"for"execution"of"judgment"(Sec.)6,)Rule)39)"not"applicable"to"special"proceedings"–"like"land"registration"case" • This"is"so"because"a"party"in"a"civil"action"must"immediately"enforce"a"judgment"that"is"secured"as"against"the" adverse"party,"and"his"failure"to"act"to"enforce"the"same"within"a"reasonable"time"as"provided"in"the"Rules"makes"the" decision"unenforceable"against"the"losing"party."In"special"proceedings"the"purpose"is"to"establish"a"status,"condition" or"fact;"in"land"registration"proceedings,"the"ownership"by"a"person"or"a"parcel"of"land"is"sought"to"be"established." After"the"ownership"has"been"proved"and"confirmed"judicial"declaration,"no"further"proceeding"to"enforce"said" ownership"is"necessary,"except"when"the"adverse"or"losing"party"had"been"in"possession"of"the"land"and"the"winning" party"desires"to"oust"him"therefrom."

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Benin"v."Tuazon" Effect"of"Decree"of"Registration" " • The"registration"proceedings,"as"proceedings"in"rem,"operate"as"against"the"whole"world"and"the"decree"issued" June"28,"1974" therein"is"conclusive"adjudication"of"the"ownership"of"the"lands"registered,"not"only"against"those"parties"who" " appeared"in"such"proceedings"but"also"against"parties"who"were"summoned"by"publication"but"did"not"appear."The" G.R."No."LD26127D29""" registration"by"the"appellee's"predecessorsDinDinterest"freed"the"lands"from"claims"and"liens"of"whatever"character" that"existed"against"the"lands"prior"to"the"issuance"of"the"certificates"of"title,"except"those"noted"in"the"certificate" and"legal"encumbrances"saved"by"law." Amendments,"substantial"requirement" • “The"amendment"may"be"made"in"the"application"or"in"the"survey"plan,"or"in"both,"since"the"application"and"the" survey"plan"go"together."If"the"amendment"consists"in"the"inclusion"in"the"application"for"registration"of"an"area"or" parcel"of"land"not"previously"included"in"the"original"application,"as"published,"a"new"publication"of"the"amended" application"must"be"made."The"purpose"of"the"new"publication"is"to"give"notice"to"all"persons"concerned"regarding" the"amended"application."Without"a"new"publication"the"registration"court"can"not"acquire"jurisdiction"over"the"area" or"parcel"of"land"that"is"added"to"the"area"covered"by"the"original"application,"and"the"decision"of"the"registration" court"would"be"a"nullity"insofar"as"the"decision"concerns"the"newly"included"land."Conversely,"if"the"amendment" does"not"involve"an"addition,"but"on"the"contrary,"a"reduction"of"the"original"area"that"was"published,"no"new" publication"is"required.""" Realty"Sales" Enterprises,"Inc."v." IAC" " September"28,"1987" " G.R."No.""67451"

Sec.)6,)Rule)39"not"applicable"to"enforcement"of"Decree"of"Registration" • Upon"finality"of"judgment"in"land"registration"cases,"the"winning"party"does"not"file"a"motion"for"execution"as"in" ordinary"civil"actions."Instead,"he"files"a"petition"with"the"land"registration"court"for"the"issuance"of"an"order" directing"the"Land"Registration"Commission"to"issue"a"decree"of"registration,"a"copy"of"which"is"then"sent"to"the" Register"of"Deeds"for"transcription"in"the"registration"book,"and"issuance"of"the"original"certificate"of"title.""

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ASSIGNMENT)#3) )

I.


( A. Presidential(Decree(No.(1529( XXXX" Section) 30." When% judgment% becomes% final;% duty% to% cause% issuance%of%decree."See%ASSIGNMENT)2." Section)31."Decree%of%registration."See%ASSIGNMENT)2." Section)32."Review%of%decree%of%registration;%Innocent%purchaser% for%value."See%ASSIGNMENT)2." XXXX" Section)38."Hearing,%Judgment,%Decree."See%ASSIGNMENT)2." CHAPTER)IV.)CERTIFICATE)OF)TITLE) Section) 39." Preparation% of% decree% and% Certificate% of% Title." After" the" judgment" directing" the" registration" of" title" to" land" has" become" final," the" court" shall," within" fifteen" days" from" entry" of" judgment," issue" an" order" directing" the" Commissioner" to" issue" the"corresponding"decree"of"registration"and"certificate"of"title." The" clerk" of" court" shall" send," within" fifteen" days" from" entry" of" judgment,"certified"copies"of"the"judgment"and"of"the"order"of" the"court"directing"the"Commissioner"to"issue"the"corresponding" decree" of" registration" and" certificate" of" title," and" a" certificate" stating"that"the"decision"has"not"been"amended,"reconsidered," nor" appealed," and" has" become" final." Thereupon," the" Commissioner" shall" cause" to" be" prepared" the" decree" of" registration" as" well" as" the" original" and" duplicate" of" the" corresponding"original"certificate"of"title."The"original"certificate" of" title" shall" be" a" true" copy" of" the" decree" of" registration." The" decree" of" registration" shall" be" signed" by" the" Commissioner," %

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entered" and" filed" in" the" Land" Registration" Commission." The" original"of"the"original"certificate"of"title"shall"also"be"signed"by" the"Commissioner"and"shall"be"sent,"together"with"the"owner's" duplicate" certificate," to" the" Register" of" Deeds" of" the" city" or" province" where" the" property" is" situated" for" entry" in" his" registration"book." Section)40."Entry%of%Original%Certificate%of%Title."Upon"receipt"by" the"Register"of"Deeds"of"the"original"and"duplicate"copies"of"the" original" certificate" of" title" the" same" shall" be" entered" in" his" record" book" and" shall" be" numbered," dated," signed" and" sealed" by" the" Register" of" Deeds" with" the" seal" of" his" office." Said" certificate" of" title" shall" take" effect" upon" the" date" of" entry" thereof." The" Register" of" Deeds" shall" forthwith" send" notice" by" mail"to"the"registered"owner"that"his"owner's"duplicate"is"ready" for"delivery"to"him"upon"payment"of"legal"fees." Section) 41." Owner's% duplicate% certificate% of% title." The" owner's" duplicate"certificate"of"title"shall"be"delivered"to"the"registered" owner"or"to"his"duly"authorized"representative."If"two"or"more" persons"are"registered"owners,"one"owner's"duplicate"certificate" may"be"issued"for"the"whole"land,"or"if"the"coGowners"so"desire," a"separate"duplicate"may"be"issued"to"each"of"them"in"like"form," but" all" outstanding" certificates" of" title" so" issued" shall" be" surrendered" whenever" the" Register" of" Deeds" shall" register" any" subsequent" voluntary" transaction" affecting" the" whole" land" or" part"thereof"or"any"interest"therein."The"Register"of"Deeds"shall" note"on"each"certificate"of"title"a"statement"as"to"whom"a"copy" thereof"was"issued."" Section)42."Registration%Books."The"original"copy"of"the"original" certificate" of" title" shall" be" filed" in" the" Registry" of" Deeds." The" same"shall"be"bound"in"consecutive"order"together"with"similar"


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certificates"of"title"and"shall"constitute"the"registration"book"for" titled"properties."

that"the"boundaries"of"such"highway"or"irrigation"canal" or"lateral"thereof"have"been"determined."

Section) 43." Transfer% Certificate% of% Title." The" subsequent" certificate" of" title" that" may" be" issued" by" the" Register" of" Deeds" pursuant"to"any"voluntary"or"involuntary"instrument"relating"to" the"same"land"shall"be"in"like"form,"entitled""Transfer"Certificate" of" Title"," and" likewise" issued" in" duplicate." The" certificate" shall" show" the" number" of" the" next" previous" certificate" covering" the" same" land" and" also" the" fact" that" it" was" originally" registered," giving"the"record"number,"the"number"of"the"original"certificate" of" title," and" the" volume" and" page" of" the" registration" book" in" which"the"latter"is"found."

Fourth."Any"disposition"of"the"property"or"limitation"on" the"use"thereof"by"virtue"of,"or"pursuant"to,"Presidential" Decree" No." 27" or" any" other" law" or" regulations" on" agrarian"reform."

Section) 44." Statutory% liens% affecting% title." Every" registered" owner"receiving"a"certificate"of"title"in"pursuance"of"a"decree"of" registration,"and"every"subsequent"purchaser"of"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"following"encumbrances"which"may"be" subsisting,"namely:" First."Liens,"claims"or"rights"arising"or"existing"under"the" laws" and" Constitution" of" the" Philippines" which" are" not" by" law" required" to" appear" of" record" in" the" Registry" of" Deeds" in" order" to" be" valid" against" subsequent" purchasers"or"encumbrancers"of"record." Second." Unpaid" real" estate" taxes" levied" and" assessed" within"two"years"immediately"preceding"the"acquisition" of"any"right"over"the"land"by"an"innocent"purchaser"for" value,"without"prejudice"to"the"right"of"the"government" to" collect" taxes" payable" before" that" period" from" the" delinquent"taxpayer"alone."" Third."Any"public"highway"or"private"way"established"or" recognized" by" law," or" any" government" irrigation" canal" or"lateral"thereof,"if"the"certificate"of"title"does"not"state" %

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Section) 45." Statement% of% personal% circumstances% in% the% certificate."Every"certificate"of"title"shall"set"forth"the"full"names" of"all"persons"whose"interests"make"up"the"full"ownership"in"the" whole" land," including" their" civil" status," and" the" names" of" their" respective" spouses," if" married," as" well" as" their" citizenship," residence"and"postal"address."If"the"property"covered"belongs"to" the"conjugal"partnership,"it"shall"be"issued"in"the"names"of"both" spouses." Section)46."General%incidents%of%registered%land."Registered"land" shall" be" subject" to" such" burdens" and" incidents" as" may" arise" by" operation" of" law." Nothing" contained" in" this" decree" shall" in" any" way" be" construed" to" relieve" registered" land" or" the" owners" thereof"from"any"rights"incident"to"the"relation"of"husband"and" wife,"landlord"and"tenant,"or"from"liability"to"attachment"or"levy" on" execution," or" from" liability" to" any" lien" of" any" description" established"by"law"on"the"land"and"the"buildings"thereon,"or"on" the"interest"of"the"owner"in"such"land"or"buildings,"or"to"change" the" laws" of" descent," or" the" rights" of" partition" between" coG owners,"or"the"right"to"take"the"same"by"eminent"domain,"or"to" relieve"such"land"from"liability"to"be"recovered"by"an"assignee"in" insolvency"or"trustee"in"bankcruptcy"under"the"laws"relative"to" preferences," or" to" change" or" affect" in" any" way" other" rights" or" liabilities" created" by" law" and" applicable" to" unregistered" land," except"as"otherwise"provided"in"this"Decree."" Section)47."Registered%land%not%subject%to%prescriptions."No"title" to" registered" land" in" derogation" of" the" title" of" the" registered" owner"shall"be"acquired"by"prescription"or"adverse"possession."


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Section) 48." Certificate% not% subject% to% collateral% attack." A" certificate" of" title" shall" not" be" subject" to" collateral" attack." It" cannot" be" altered," modified," or" canceled" except" in" a" direct" proceeding"in"accordance"with"law." Section) 49." Splitting,% or% consolidation% of% titles." A" registered" owner" of" several" distinct" parcels" of" land" embraced" in" and" covered"by"a"certificate"of"title"desiring"in"lieu"thereof"separate" certificates," each" containing" one" or" more" parcels," may" file" a" written" request" for" that" purpose" with" the" Register" of" Deeds" concerned," and" the" latter," upon" the" surrender" of" the" owner's" duplicate," shall" cancel" it" together" with" its" original" and" issue" in" lieu"thereof"separate"certificates"as"desired."A"registered"owner" of" several" distinct" parcels" of" land" covered" by" separate" certificates" of" title" desiring" to" have" in" lieu" thereof" a" single" certificate" for" the" whole" land," or" several" certificates" for" the" different" parcels" thereof," may" also" file" a" written" request" with" the" Register" of" Deeds" concerned," and" the" latter," upon" the" surrender"of"the"owner's"duplicates,"shall"cancel"them"together" with" their" originals," and" issue" in" lieu" thereof" one" or" separate" certificates"as"desired." Section) 50." Subdivision% and% consolidation% plans." Any" owner" subdividing" a" tract" of" registered" land" into" lots" which" do" not" constitute" a" subdivision" project" has" defined" and" provided" for" under" P.D." No." 957," shall" file" with" the" Commissioner" of" Land" Registration" or" with" the" Bureau" of" Lands" a" subdivision" plan" of" such" land" on" which" all" boundaries," streets," passageways" and" waterways,"if"any,"shall"be"distinctly"and"accurately"delineated."" If"a"subdivision"plan,"be"it"simple"or"complex,"duly"approved"by" the" Commissioner" of" Land" Registration" or" the" Bureau" of" Lands" together" with" the" approved" technical" descriptions" and" the" corresponding"owner's"duplicate"certificate"of"title"is"presented" for" registration," the" Register" of" Deeds" shall," without" requiring" further" court" approval" of" said" plan," register" the" same" in" accordance"with"the"provisions"of"the"Land"Registration"Act,"as" %

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amended:" Provided," however," that" the" Register" of" Deeds" shall" annotate" on" the" new" certificate" of" title" covering" the" street," passageway" or" open" space," a" memorandum" to" the" effect" that" except"by"way"of"donation"in"favor"of"the"national"government," province," city" or" municipality," no" portion" of" any" street," passageway,"waterway"or"open"space"so"delineated"on"the"plan" shall" be" closed" or" otherwise" disposed" of" by" the" registered" owner"without"the"approval"of"the"Court"of"First"Instance"of"the" province"or"city"in"which"the"land"is"situated." A"registered"owner"desiring"to"consolidate"several"lots"into"one" or"more,"requiring"new"technical"descriptions,"shall"file"with"the" Land" Registration" Commission," a" consolidation" plan" on" which" shall"be"shown"the"lots"to"be"affected,"as"they"were"before,"and" as"they"will"appear"after"the"consolidation."Upon"the"surrender" of" the" owner's" duplicate" certificates" and" the" receipt" of" consolidation" plan" duty" approved" by" the" Commission," the" Register" of" Deeds" concerned" shall" cancel" the" corresponding" certificates" of" title" and" issue" a" new" one" for" the" consolidated" lots."" The" Commission" may" not" order" or" cause" any" change," modification,"or"amendment"in"the"contents"of"any"certificate"of" title," or" of" any" decree" or" plan," including" the" technical" description"therein,"covering"any"real"property"registered"under" the" Torrens" system," nor" order" the" cancellation" of" the" said" certificate" of" title" and" the" issuance" of" a" new" one" which" would" result"in"the"enlargement"of"the"area"covered"by"the"certificate" of"title." XXXX" Section) 103." Certificates% of% title% pursuant% to% patents.% See% ASSIGNMENT)2." Section) 104." Provisional% Register% of% Documents." The" Department"of"Agrarian"Reform"shall"prepare"by"automate"data" processing" a" special" registry" book" to" be" known" as" the"


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"Provisional" Register" of" Documents" issued" under" PDG27"" which" shall" be" kept" and" maintained" in" every" Registry" of" Deeds" throughout" the" country." Said" Registry" Book" shall" be" a" register" of:" a."All"Certificates"of"Land"Transfer"(CLT)"issued"pursuant" to"P.D."No."27;"and"" b." All" subsequent" transactions" affecting" Certificates" of" Land"Transfer"such"as"adjustments,"transfer,"duplication" and" cancellations" of" erroneous" Certificates" of" Land" Transfer." XXXX" " B. Presidential(Decree(No.(957( XXXX" Section) 4." Registration% of% Projects% The% registered% owner% of% a% parcel%of%land%who%wishes%to%convert%the%same%into%a%subdivision% project% shall% submit% his% subdivision% plan% to% the% Authority% which% shall% act% upon% and% approve% the% same,% upon% a% finding% that% the% plan% complies% with% the% Subdivision% Standards'% and% Regulations% enforceable% at% the% time% the% plan% is% submitted." The" same" procedure" shall" be" followed" in" the" case" of" a" plan" for" a" condominium" project" except" that," in" addition," said" Authority" shall"act"upon"and"approve"the"plan"with"respect"to"the"building" or"buildings"included"in"the"condominium"project"in"accordance" with"the"National"Building"Code"(R.A."No."6541)." The"subdivision"plan,"as"so"approved,"shall"then"be"submitted"to" the" Director" of" Lands" for" approval" in" accordance" with" the" procedure"prescribed"in"Section"44"of"the"Land"Registration"Act" (Act" No." 496," as" amended" by" R.A." No." 440):" Provided," that" it" case" of" complex" subdivision" plans," court" approval" shall" no" longer" be" required." The" condominium" plan" as" likewise" so" approved," shall" be" submitted" to" the" Register" of" Deeds" of" the" province"or"city"in"which"the"property"lies"and"the"same"shall"be" %

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acted"upon"subject"to"the"conditions"and"in"accordance"with"the" procedure"prescribed"in"Section"4"of"the"Condominium"Act"(R.A." No."4726)." The"owner"or"the"real"estate"dealer"interested"in"the"sale"of"lots" or" units," respectively," in" such" subdivision" project" or" condominium" project" shall" register" the" project" with" the" Authority" by" filing" therewith" a" sworn" registration" statement" containing"the"following"information:" (a)"Name"of"the"owner;" (b)"The"location"of"the"owner's"principal"business"office," and" if" the" owner" is" a" nonGresident" Filipino," the" name" and" address" of" his" agent" or" representative" in" the" Philippines"is"authorized"to"receive"notice;" (c)" The" names" and" addresses" of" all" the" directors" and" officers" of" the" business" firm," if" the" owner" be" a" corporation,"association,"trust,"or"other"entity,"and"of"all" the"partners,"if"it"be"a"partnership;"" (d)" The" general" character" of" the" business" actually" transacted"or"to"be"transacted"by"the"owner;"and" (e)" A" statement" of" the" capitalization" of" the" owner," including"the"authorized"and"outstanding"amounts"of"its" capital" stock" and" the" proportion" thereof" which" is" paidG up." The" following" documents" shall" be" attached" to" the" registration" statement:" (a)"A"copy"of"the"subdivision"plan"or"condominium"plan" as" approved" in" accordance" with" the" first" and" second" paragraphs"of"this"section." (b)" A" copy" of" any" circular," prospectus," brochure," advertisement,"letter,"or"communication"to"be"used"for" the" public" offering" of" the" subdivision" lots" or" condominium"units;"


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(c)" In" case" of" a" business" firm," a" balance" sheet" showing" the" amount" and" general" character" of" its" assets" and" liabilities" and" a" copy" of" its" articles" of" incorporation" or" articles" of" partnership" or" association," as" the" case" may" be," with" all" the" amendments" thereof" and" existing" byG laws"or"instruments"corresponding"thereto."

XXXX" Section) 7." Exempt% transactions." A" license" to" sell" and" performance"bond"shall"not"be"required"in"any"of"the"following" transactions:" (a)"Sale"of"a"subdivision"lot"resulting"from"the"partition" of"land"among"coGowners"and"coGheirs."

(d)"A"title"to"the"property"which"is"free"from"all"liens"and" encumbrances:" Provided," however," that" in" case" any" subdivision" lot" or" condominium" unit" is" mortgaged," it" is" sufficient" if" the" instrument" of" mortgage" contains" a" stipulation" that" the" mortgagee" shall" release" the" mortgage"on"any"subdivision"lot"or"condominium"unit"as" soon" as" the" full" purchase" price" for" the" same" is" paid" by" the"buyer.""

(b)" Sale" or" transfer" of" a" subdivision" lot" by" the" original" purchaser"thereof"and"any"subsequent"sale"of"the"same" lot." (c)"Sale"of"a"subdivision"lot"or"a"condominium"unit"by"or" for"the"account"of"a"mortgagee"in"the"ordinary"course"of" business"when"necessary"to"liquidate"a"bona"fide"debt." XXXX"

The" person" filing" the" registration" statement" shall" pay" the" registration"fees"prescribed"therefor"by"the"Authority." Thereupon," the" Authority" shall" immediately" cause" to" be" published"a"notice"of"the"filing"of"the"registration"statement"at" the" expense" of" the" applicantGowner" or" dealer," in" two" newspapers" general" circulation," one" published" in" English" and" another" in" Pilipino," once" a" week" for" two" consecutive" weeks," reciting"that"a"registration"statement"for"the"sale"of"subdivision" lots" or" condominium" units" has" been" filed" in" the" National" Housing"Authority;"that"the"aforesaid"registration"statement,"as" well" as" the" papers" attached" thereto," are" open" to" inspection" during" business" hours" by" interested" parties," under" such" regulations" as" the" Authority" may" impose;" and" that" copies" thereof" shall" be" furnished" to" any" party" upon" payment" of" the" proper"fees."

( (

The" subdivision" project" of" the" condominium" project" shall" be" deemed" registered" upon" completion" of" the" above" publication" requirement."The"fact"of"such"registration"shall"be"evidenced"by" a"registration"certificate"to"be"issued"to"the"applicantGowner"or" dealer." %

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II.

CASE(DOCTRINE(

CASE) Fule"v."De"Legare" " February"28,"1963" " GR"No."LG17951" "

DOCTRINE) Production"of"owner’s"duplicate"certificate"deemed"conclusive"authority"to"enter"new"certificate" • This"is"stipulated"under"Sec.)5)of)Act)496." When"forged"deed"may"convey"title" • Although"generally"a"forged"or"fraudulent"deed"is"a"nullity"and"conveys"no"title,"it"may"nevertheless"be"a"root"of"a" valid"title"when"it"is"transferred"from"the"forger"to"an"innocent"purchaser."For"then,"the"vendee"had"the"right"to"rely" upon"what"appeared"in"the"certificate." Purchaser"in"good"faith"" • A"purchaser"in"good"faith"is"one"who"buys"property"of"another,"without"notice"that"some"other"person"has"a"right"to," or"interest"in,"such"property"and"pays"a"full"and"fair"price"for"the"same,"at"the"time"of"such"purchase,"or"before"he" has"notice"of"the"claim"or"interest"of"some"other"persons"in"the"property."Good"faith"consists"in"an"honest"intention" to"abstain"from"taking"any"unconscientious"advantage"of"another" • Where"there"was"nothing"in"the"certificate"of"title"to"indicate"any"cloud"or"vice"in"the"ownership"of"the"property,"or" any"encumbrance"thereon,"a"buyer"need"not"inquire"farther"than"what"the"face"of"the"certificate"of"title"indicates."

Balbin"v."Register"of" Deeds"of"Ilocos"Sur" " May"8,"1969" " GR"No."LG20611" "

Where"three"coGowner's"duplicate"certificates"of"title"are"issued" • Where"three"coGowner's"duplicate"certificates"of"title"are"issued"under"Sec.)43)of)Act)496,"a"voluntary"instrument" cannot"be"registered"without"surrendering"all"the"copies"of"the"same"title"to"the"Register"of"Deeds"so"that"every" copy"thereof"would"contain"identical"entries"of"the"transactions"affecting"the"land"covered"by"the"title." Deed"of"donation"disposing"conjugal"property"is"nonGregistrable" • Deed"of"donation"of"conjugal"property"executed"by"husband"cannot"be"registered"because"it"bears"on"its"face"an" infirmity:"the"fact"that"the"twoGthirds"portion"of"said"property"which"he"donated"is"more"than"his"oneGhalf"share" When"registration"of"voluntary"instrument"over"a"registered"land"may"be"suspended" • The"matter"of"registration"of"an"instrument"disposing"of"a"registered"land"under"the"Torrens"system"may"be" suspended"to"await"the"outcome"of"a"suit"to"determine"the"validity"of"the"different"conveyances"executed"by"the" person"seeking"the"registration"of"the"voluntary"instrument"

Development"Bank" of"the"Philippines"v." Mangawang" " June"30,"1964" " GR"No."LG18861"

Validity"of"two"titles"over"same"parcel"of"land"issued"to"one"person." • Where"two"certificates"of"title"over"the"same"parcel"of"land"were"regularly"issued"to"the"same"person,"one"under"the" Homestead"Law"and"the"other"under"the"Cadastral"Act,"and"said"person"sold"the"two"certificate"to"different"person" who"were"in"good"faith,"the"sale"first"made"and"registered"is"the"valid"one,"considering"that"when"the"subsequent" sale"was"made"by"the"former"owner"he"had"nothing"more"to"sell" On"double"sale"of"land" • The"law"adjudicates"the"property"to"the"purchaser"who"first"registers"the"transaction"in"his"name."

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Gatiaon"v."Gaffud" " March"28,"1969" " GR"No."LG21953" "

All"persons"are"deemed"with"knowledge"of"registration." • Registration"of"an"instrument"is"notice"to"the"whole"world."All"persons"are"charged"with"the"knowledge"of"what"it" contains." Act"of"recording"is"constructive"notice"of"contents." • When"a"conveyance"has"been"properly"recorded"such"record"is"constructive"notice"of"its"contents"and"all"interests" legal"and"equitable,"included"therein" All"persons"must"take"notice"of"facts"of"public"records." • It"is"presumed"that"the"purchaser"has"examined"every"instrument"of"record"affecting"the"title."Such"presumption"is" irrebutable."He"is"charged"with"notice"of"every"fact"shown"by"the"record"and"is"presumed"to"know"every"fact"which" an"examination"of"the"record"would"have"disclosed."This"presumption"cannot"be"overcome"by"proof"of"innocence"or" good"faith."

Bergado"v."CA" " May"19,"1989" " GR"No."LG84051" "

Defense"of"imprescriptibility"of"title"is"inapplicable"here" • Prescription"and"laches"may"hold"in"this"case"because"what"the"petitioners"registered"was"not"their"ownership"of"the" property"but"the"Escritura"de"Compraventa"which"was"executed"to"them"36"years"ago."At"most"what"was"conveyed" through"this"was"mere"inchoate"ownership"as"the"seller"was"not"the"registered"owner"herself."" • In"fact,"the"inscription"of"the"Escritura"de"Compraventa"in"1964"produced"no"legal"effect"because"it"was"made"in"bad" faith."Ownership"should"therefore"vest"in"the"respondent"Republic"of"the"Philippines"because"it"was"first"in" possession"of"the"property"in"good"faith" Mere"registration"of"title"in"case"of"double"sale"not"enough,"good"faith"must"concur"with"the"registration""

Heirs"of"Claro"L." Laureta"v."IAC" " April"5,"1990" " GR"No."LG72194"

Validity"of"a"title"depends"on"the"knowledge,"actual"or"constructive,"of"the"prior"sale." " Partial"execution"of"a"judgment"is"legally"premature"pending"resolution"of"its"validity"

Roxas"v."Dinglasan" " May"30,"1969" " GR"No."LG27234" "

Registration,"not"tradition" • In"case"of"sale"of"a"piece"of"land"titled"under"the"Torrens"System,"it"is"the"act"of"registration,"and"not"tradition,"that" transfers"the"ownership"of"the"land"sold" Innocent"purchaser"for"value;"Doctrine"applies"to"an"innocent"mortgagee"for"value." • Vendee"or"mortgagee"has"a"right"to"rely"on"what"appears"on"the"certificate" Remedy"of"buyer"where"seller"fails"to"deliver"duplicate"certificates"of"title" • In"such"case,"the"vendee"should"have"filed"immediately"with"the"office"of"the"Register"of"Deeds"an"adverse"claim" under"Sec.)110)of)Act)No.)496,"as"amended." "

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Philippine"National" Bank"v."IAC" " August"25,"1989" " GR"No."LG71753" "

A"person"dealing"with"property"covered"by"a"Torrens"Certificate"of"Title"is"not"required"to"go"beyond"what"appears"in"the" title"in"quest"for"any"hidden"defect"or"inchoate"right"that"may"subsequently"defeat"his"own"right"thereto." • Registration"is"the"operative"fact"that"gives"validity"to"the"transfer"or"creates"a"lien"upon"the"land"(Sec.)51,)P.D.)No.) 1529)."" • A"torrens"title""is"the"certificate"of"ownership"issued"by"the"government,"through"the"register"of"deeds,"naming"and" declaring"the"owner"in"fee"simple"of"the"real"property"described"therein"free"from"all"liens"and"encumbrances"except" such"as"may"be"expressly"noted"thereon"or"otherwise"reserved"by"law." • Every"registered"owner"and"subsequent"purchasers"shall"hold"such"title"free"from"all"encumbrances"not"noted"on"the" title."" A"purchaser"is"not"required"to"explore"further"than"what"appears"on"the"face"of"the"title"in"quest"for"any"hidden"defect"or" inchoate"right"that"may"subsequently"defeat"his"own"right"thereto." • Thus"a"bank"is"not"required,"before"accepting"a"mortgage,"to"make"a"detailed"investigation"of"the"history"of"the"title" of"the"property"being"given"as"security"

Natalia"Realty"Corp." v."Vallez" " May"23,"1989" " GR"No."LG78290G94" "

Certificates"of"Title"issued"in"the"name"of"the"plaintiff"in"accordance"with"the"Land)Registration)Act"(Act)No.)496)"is" indefeasible"after"the"expiration"of"one"year"from"the"entry"of"the"decree"of"registration" • Under"Section)38"thereof,"a"petition"for"review"of"the"decree"must"be"presented"within"one"year"after"its"entry"as" described"and"defined"in"Section)40"of"the"same."After"the"lapse"of"one"year,"the"decree"of"registration"becomes" incontrovertible,"and"is"binding"upon"and"conclusive"against"all"persons"whether"or"not"they"were"notified"of"or" participated"in"the"registration"proceedings" No"collateral"attack" • Sec.)48)of)the)Property)Registration)Decree)provides"that"a"certificate"of"title"cannot"be"subject"to"collateral"attack" and"can"be"altered,"modified"or"cancelled"only"in"a"direct"proceeding"in"accordance"with"law." Act)No.)496"provides"that"no"title"to"registered"land"in"derogation"of"that"of"the"registered"owner"shall"be"acquired"by" adverse"possession."

J.M."Tuason"&"Co.," Inc."v."CA" " September"11,"1979" " GR"No."LG23480"

Mere"possession"cannot"defeat"imprescriptible"title"to"holder"of"registered"Torrens"title"to"real"property;"Registered"real" property"cannot"be"acquired"by"acquisitive"prescription" • Registered"owner"of"land"entitled"to"possession"and"to"initiate"action"to"recover"possession"of"land." Possessor"in"bad"faith" • Neither"respondent"can"be"considered"as"possessors"in"good"faith"because"both"of"them"knew"at"the"time"they" entered"into"possession"that"the"petitioner"was"the"actual"registered"owner"of"the"disputed"land."" "

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Medina"v."Changco" " September"30,"1982" " GR"No."LG34947" "

The"court"below"should"have"granted"the"motion"to"dismiss"at"bar"as"herein"petitioners"are"clearly"purchasers"in"good"faith" and"the"complaint"below"does"not"allege"that"petitioners"participated"in"the"alleged"fraudulent"transfer"made"to"their" predecessorGinGinterest" • It"is"clear"from"Sec.)55)of)the)Land)Registration)Act)that"although"an"original"owner"of"a"registered"land"may"seek" the"annulment"of"a"transfer"thereof"on"the"ground"of"fraud,"such"a"remedy,"however,"is""without"prejudice"to"the" rights"of"any"innocent"holder"for"value""of"the"certificate"of"title"

Duran"v."IAC" " September"10,"1985" " GR"No."LG64159" "

Fraudulent"and"forged"document"of"sale"may"become"the"root"of"a"valid"title"if"the"certificate"of"title"had"already"been" transferred"from"the"name"of"the"true"owner"to"the"name"indicated"in"the"forger" • The"general"rule,"that"the"direct"result"of"a"previous"illegal"contract"cannot"be"valid,"cannot"apply"where"the"Torrens" System"is"involved"as"forged"documents"may"already"be"the"root"of"valid"title"if"transferred"in"the"name"of"the"forger" • What"is"important"that"at"the"time"the"mortgage"was"executed,"the"mortgagees"in"good"faith"actually"believed"that" the"mortgagor"was"the"owner"of"the"property."" Proof"of"good"faith" • Good"faith"consists"in"the"possessor’s"belief"that"the"person"from"whom"he"received"the"thing"was"the"owner"of"the" same"and"could"convey"the"title."In"this"case,"reliance"on"the"certificate"of"title"was"enough"for"mortgagee"to"be"in" good"faith." • Where"innocent"third"persons"like"mortgagees"relying"on"the"certificate"of"title"acquire"rights"over"the"property," their"rights"cannot"be"disregarded."

Republic"of"the" Philippines"v."CA,"De" Lara"and"the"Sisters" of"St."John"de" Baptist,"Inc." " April"21,"1999" " GR"No."LG99331"

Innocent"Purchaser"for"Value,"defined" • An"innocent"purchaser"for"value"is"“one"who"buys"the"property"of"another,"without"notice"that"some"other"person" has"a"right"to,"or"interest"in,"such"property"and"pays"a"full"and"fair"price"for"the"same,"at"the"time"of"such"purchase," or"before"he"has"notice"of"the"claim"or"interest"of"some"other"person"in"the"property.”" • A"defective"title"may"be"the"source"of"a"completely"legal"and"valid"title"in"the"hands"of"an"innocent"purchaser"for" value" Every"person"dealing"with"registered"land"may"safely"rely"on"the"correctness"of"the"certificate"of"title"issued"therefor"and"the" law"will"in"no"way"oblige"him"to"go"behind"the"certificate"to"determine"the"condition"of"the"property"

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ASSIGNMENT)#4) )

I.


( A. Presidential(Decree(No.(1529( XXXX" Section) 30." When% judgment% becomes% final;% duty% to% cause% issuance%of%decree."See%ASSIGNMENT)2." Section)31."Decree%of%registration."See%ASSIGNMENT)2." Section)32."Review%of%decree%of%registration;%Innocent%purchaser% for%value."See%ASSIGNMENT)2." Section)33."Appeal"from"judgment,"etc."See%ASSIGNMENT)2." Section)34."Rules%of%procedure."See%ASSIGNMENT)2."" XXXX" Section)68."Implied,%trusts,%how%established."Whoever"claims"an" interest" in" registered" land" by" reason" of" any" implied" or" constructive" trust" shall" file" for" registration" with" the" Register" of" Deeds" a" sworn" statement" thereof" containing" a" description" of" the"land,"the"name"of"the"registered"owner"and"a"reference"to" the"number"of"the"certificate"of"title."Such"claim"shall"not"affect" the" title" of" a" purchaser" for" value" and" in" good" faith" before" its" registration." XXXX" Section)93."Contribution%to%Assurance%Fund."Upon"the"entry"of"a" certificate"of"title"in"the"name"of"the"registered"owner,"and"also" upon" the" original" registration" on" the" certificate" of" title" of" a" building" or" other" improvements" on" the" land" covered" by" said" certificate,"as"well"as"upon"the"entry"of"a"certificate"pursuant"to" any" subsequent" transfer" of" registered" land," there" shall" be" paid" %

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to" the" Register" of" Deeds" oneBfourth" of" one" per" cent" of" the" assessed" value" of" the" real" estate" on" the" basis" of" the" last" assessment" for" taxation" purposes," as" contribution" to" the" Assurance" Fund." Where" the" land" involved" has" not" yet" been" assessed"for"taxation,"its"value"for"purposes"of"this"decree"shall" be" determined" by" the" sworn" declaration" of" two" disinterested" persons" to" the" effect" that" the" value" fixed" by" them" is" to" their" knowledge,"a"fair"valuation." 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." Section)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." Section)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"


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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." Section)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" coB 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."" Section) 97." Judgment,% how% satisfied." If" there" are" defendants" other"than"the"National"Treasurer"and"the"Register"of"Deeds"and" judgment" is" entered" for" the" plaintiff" and" against" the" National" Treasury," the" Register" of" Deeds" and" any" of" the" other" defendants," execution" shall" first" issue" against" such" defendants" other" than" the" National" and" the" Register" of" Deeds." If" the" %

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execution" is" returned" unsatisfied" in" whole" or" in" part," and" the" officer" returning" the" same" certificates" that" the" amount" due" cannot"be"collected"from"the"land"or"personal"property"of"such" other" defendants," only" then" shall" the" court," upon" proper" showing," order" the" amount" of" the" execution" and" costs," or" so" much" thereof" as" remains" unpaid," to" be" paid" by" the" National" treasurer" out" of" the" Assurance" Fund." In" an" action" under" this" Decree,"the"plaintiff"cannot"recover"as"compensation"more"than" the" fair" market" value" of" the" land" at" the" time" he" suffered" the" loss,"damage,"or"deprivation"thereof." Section) 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." Section) 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."" Section) 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."


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Section) 101." Losses% not% recoverable." The" Assurance" Fund" shall" not" be" liable" for" any" loss," damage" or" deprivation" caused" or" occasioned" by" a" breach" of" trust," whether" express," implied" or" constructive"or"by"any"mistake"in"the"resurveyed"or"subdivision" of" registered" land" resulting" in" the" expansion" of" area" in" the" certificate"of"title."" Section) 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"provided." XXXX" " B. Supreme(Court(Circular(No.(1A91( XXXX" SUBJECT:" PRESCRIBING" THE" RULES" GOVERNING" APPEALS" TO" THE"COURT"OF"APPEALS"FROM"A"FINAL"ORDER"OR"DECISION"OF" THE"COURT"OF"TAX"APPEALS"AND"QUASIBJUDICIAL"AGENCIES." 1."Scope."—)These"rules"shall"apply"to"appeals"from"final"orders" or" decision" of" the" Court" of" Tax" Appeals." They" shall" also" apply" from"final"orders"or"decisions"on"any"quasiBjudicial"agency"from" which" an" appeal" is" now" allowed" by" statute" to" the" Court" of" Appeals" or" the" Supreme" Court." Among" these" agencies" are" the" Securities" and" Exchange" Commission," Land" Registration" %

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Authority," Social" Security" Commission," Civil" Aeronautics" Board," Bureau" of" Patents," Trademarks" and" Technology" Transfer," National" Electrification" Administration," Energy" Regulatory" Board," National" Telecommunications" Commission," Secretary" of" Agrarian" Reforms" and" Special" Agrarian" Courts" under" RA" 6657," Government" Service" Insurance" System," Employees" Compensation" Commission," Agricultural" Inventions" Board," Insurance" Commission" and" Philippine" Atomic" Energy" Commission." 2."Case%not%covered."—"These"rules"shall"not"apply"to"decisions" and" interlocutory" orders" of" the" National" Labor" Relations" Commission" or" the" Secretary" of" Labor" and" Employment" under" the" Labor" Code" of" the" Philippines," the" Central" Board" of" Assessment" Appeals," and" other" quasiBjudicial" agencies" from" which" no" appeal" to" the" courts" is" prescribed" or" allowed" by" statute." 3." Who% may% appeal% and% where% to% appeal." —" The" appeal" of" a" party" affected" by" a" final" order," decision," or" judgment" of" the" Court"of"Tax"Appeals"or"of"a"quasiBjudicial"agency"shall"be"taken" to"the"Court"of"Appeals"within"the"period"in"the"manner"herein" provided," whether" the" appeal" involved" questions" of" fact" or" of" law"or"mixed"questions"of"fact"and"law."From"final"judgments"or" decisions" of" the" Court" of" Appeals," the" aggrieved" party" may" appeal"by"certiorari"to"the"Supreme"Court"as"provided"in"Rule"45" of"the"Rules"of"Court." 4."Period%of%Appeal."—"The"appeal"shall"be"taken"within"fifteen" (15)" days" from" notice" of" the" ruling," award," order," decision," or" judgment"or"from"the"date"of"its"last"publication,"if"publication"is" required" by" law" for" its" effectivity." One" (1)" motion" for" reconsideration" of" said" ruling," award," order," decision," or" judgment"may"be"allowed."If"the"motion"is"denied,"the"movant" may" appeal" during" the" remaining" period" for" appeal" reckoned" from"notice"of"the"resolution"of"denial."


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5." How% Appeal% Taken." —" Appeal" shall" be" taken" by" filing" a" verified" petition" for" review" in" six" (6)" legible" copies," with" the" Court"of"Appeals,"a"copy"of"which"shall"be"served"on"the"adverse" party"and"on"the"court"or"agency"a%quo."Proof"of"service"of"the" petition"on"the"adverse"party"and"on"the"court"or"agency"a%quo% shall"be"attached"to"the"petition."

9." Deposit% for% Costs." —" If" the" petition" is" given" due" course," the" petitioner" shall" deposit" with" the" Court" of" Appeals" the" sum" of" four" hundred" pesos" (P400.00)" for" costs" within" three" (3)" days" from" notice" by" the" clerk" of" court," unless" a" different" period" is" fixed" by" the" court." Upon" failure" of" petitioner" to" make" the" deposit"within"the"said"period,"the"petition"shall"be"dismissed."

6." Contents% of% the% Petition." —" The" petition" for" review" shall" contain"a"concise"statement"of"the"facts"and"issues"involved"and" the" grounds" relied" upon" for" the" review," and" shall" be" accompanied" by" a" duplicate" original" or" a" certified" true" copy" of" the" ruling," award," order," decision" or" judgment" appealed" from," together"with"certified"true"copies"of"such"material"portions"of" the" record" as" are" referred" to" therein" and" other" supporting" papers." The" petition" shall" state" the" specific" material" dates" showing"that"it"was"filed"within"the"period"fixed"herein."

10." Answer% of% respondent." —" Within" ten" (10)" days" from" notice" that" the" petition" has" been" given" due" course," the" respondent" may"fine"an"answer"to"the"petition."The"answer"shall"be"filed"in" six"(6)"legible"copies"and"accompanied"by"certified"true"copies"of" such" material" portions" of" the" record" referred" to" therein" together" with" other" supporting" papers." The" answer" shall" (a)" point" out" insufficiencies" or" inaccuracies" in" petitioner's" statement"of"facts"and"issues;"and"(b)"state"the"reasons"why"the" petition" should" be" denied" or" dismissed." Copy" thereof" shall" be" served" on" the" petitioner." If" no" answer" is" filed," the" Court" of" Appeals"shall"render"judgment"on"the"basis"of"the"petition."

7." Docketing% and% other% fees;% exemption% therefrom." —" Upon" filing"the"petition"for"review,"the"petitioner"shall"pay"to"the"clerk" of"the"Court"of"Appeals"the"docketing"and"other"prescribed"fees." In" case" the" appellant" is" a" laborer," or" employee," agricultural" lessee"or"tenant,"he"may"file"a"verified"motion"setting"forth"said" fact" and" praying" that" he" be" exempted" from" payment" of" docketing" and" other" legal" fees" and" the" deposit" for" costs." If" the" court" denies" the" motion," the" appellant" shall" pay" the" docketing" and"other"legal"fees"within"fifteen"(15)"days"from"notice"of"the" denial,"otherwise"the"appeal"shall"be"dismissed." 8."When%petition%given%due%course."—"The"Court"of"Appeals"shall" give"due"course"to"the"petition"only"when"it"shows%prima%facie" that" the" court," commission," board," office" or" agency" concerned" has"committed"errors"of"fact"or"law"that"would"warrant"reversal" or" modification" of" the" order," ruling" or" decision" sought" to" be" reviewed."The"findings"of"fact"of"the"court,"commission,"board," office," or" agency" concerned" when" supported" by" substantial" evidence"shall"be"final." %

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11."Transmittal%of%record."—"Within"fifteen"(15)"days"from"notice" that" the" petition" has" been" given" due" course," the" court," commission,"board,"office"or"agency"concerned"shall"transmit"to" the"Court"of"Appeals"the"original"or"a"certified"copy"of"the"entire" record" of" the" proceeding" under" review." The" record" to" be" transmitted"may"be"abridged"by"agreement"of"all"parties"to"the" proceeding." The" Court" of" Appeals" may" require" or" permit" subsequent"correction"or"addition"to"the"record." 12." Effect% of% Appeal." —" The" appeal" shall" not" stay" the" order," ruling" or" decision" sought" to" be" reviewed" unless" the" Court" of" Appeals"shall"direct"otherwise"upon"such"terms"as"it"may"deem" just." 13." Submission% for% decision." —" The" case" shall" be" deemed" submitted" for" decision" upon" the" filing" of" the" answer" or" expiration" of" the" period" to" do" so," unless" the" Court" of" Appeals" sets" the" case" for" oral" argument," or" requires" the" parties" to" submit"memoranda."


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14." Rules" 43" and" 44" of" the" Rules" of" Court" are" hereby" repealed" and"superseded"by"this"Circular." XXXX"

XXXX" " D. 1997(Rules(of(Civil(Procedure(

" C. Batas( Pambansa( Blg.( 129,( visAàAvis( the( Interim( Transitional( Rules( and( Guidelines( Implementing( the( Judiciary(Reorganization(Act(of(1980( Batas%Pambansa%Blg.%129%–(Section)39."Appeals."–"The"period" for"appeal"from"final"orders,"resolutions,"awards,"judgments,"or" decisions" of" any" court" in" all" cases" shall" be" fifteen" (15)" days" counted" from" the" notice" of" the" final" order," resolution," award," judgment,"or"decision"appealed"from:"Provided%however,"That"in" habeas% corpus" cases," the" period" for" appeal" shall" be" fortyBeight" (48)"hours"from"the"notice"of"the"judgment"appealed"from."" No"record"on"appeal"shall"be"required"to"take"an"appeal."In"lieu" thereof,"the"entire"record"shall"be"transmitted"with"all"the"pages" prominently"numbered"consecutively,"together"with"an"index"of" the"contents"thereof."" This"section"shall"not"apply"in"appeals"in"special"proceedings"and" in" other" cases" wherein" multiple" appeals" are" allowed" under" applicable"provisions"of"the"Rules"of"Court."" Interim% or% Transitional% Rules% And% Guidelines% Relative% To% The%Implementation%of%the%Judiciary%Reorganization%Act%of% 1980:(( Par.)19."Period of Appeal. — (a)"All"appeals,"except"in%habeas%corpus"cases"and"in"the" cases"referred"to"in"paragraph"(b)"hereof,"must"be"taken" within"fifteen"(15)"days"from"notice"of"judgment,"order," resolution"or"award"appealed"from." (b)"In"appeals"in"special"proceedings"in"accordance"with" Rule"109"of"the"Rules"of"Court"and"other"cases"wherein" multiple"appeals"are"allowed,"the"period"of"appeal"shall" be"thirty"(30)"days,"a"record"of"appeal"being"required. %

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RULE)37.)New)Trial)or)Reconsiderations" 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."(1a)" Section) 2." Contents% of% motion% for% new% trial% or% reconsideration% and% notice% thereof." —" The" motion" shall" be" made" in" writing" stating" the" ground" or" grounds" therefor," a" written" notice" of" which"shall"be"served"by"the"movant"on"the"adverse"party." A"motion"for"new"trial"shall"be"proved"in"the"manner"provided" for" proof" of" motion." A" motion" for" the" cause" mentioned" in" paragraph" (a)" of" the" preceding" section" shall" be" supported" by" affidavits" of" merits" which" may" be" rebutted" by" affidavits." A" motion" for" the" cause" mentioned" in" paragraph" (b)" shall" be"


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supported"by"affidavits"of"the"witnesses"by"whom"such"evidence" is" expected" to" be" given," or" by" duly" authenticated" documents" which"are"proposed"to"be"introduced"in"evidence." A" motion" for" reconsideration" shall" point" out" a" specifically" the" findings"or"conclusions"of"the"judgment"or"final"order"which"are" not" supported" by" the" evidence" or" which" are" contrary" to" law" making" express" reference" to" the" testimonial" or" documentary" evidence" or" to" the" provisions" of" law" alleged" to" be" contrary" to" such"findings"or"conclusions." A% pro% forma" motion" for" new" trial" or" reconsideration" shall" not" toll"the"reglementary"period"of"appeal."(2a)" Section) 3."Action%upon%motion%for%new%trial%or%reconsideration." —"The"trial"court"may"set"aside"the"judgment"or"final"order"and" grant"a"new"trial,"upon"such"terms"as"may"be"just,"or"may"deny" the"motion."If"the"court"finds"that"excessive"damages"have"been" awarded" or" that" the" judgment" or" final" order" is" contrary" to" the" evidence" or" law," it" may" amend" such" judgment" or" final" order" accordingly."(3a)" Section) 4." Resolution% of% motion." —" A" motion" for" new" trial" or" reconsideration" shall" be" resolved" within" thirty" (30)" days" from" the"time"it"is"submitted"for"resolution."(n)" Section)5."Second%motion%for%new%trial."—"A"motion"for"new"trial" shall" include" all" grounds" then" available" and" those" not" so" included" shall" be" deemed" waived." A" second" motion" for" new" trial,"based"on"a"ground"not"existing"nor"available"when"the"first" motion"was"made,"may"be"filed"within"the"time"herein"provided" excluding" the" time" during" which" the" first" motion" had" been" pending." No" party" shall" be" allowed" a" second" motion" for" reconsideration" of"a"judgment"or"final"order"(4a,"4,"IRG)" Section)6."Effect%of%granting%of%motion%for%new%trial."—"If"a"new" trial" is" granted" in" accordance" with" the" provisions" of" this" Rules" the" original" judgment" or" final" order" shall" be" vacated," and" the" %

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action" shall" stand" for" trial" de% novo;" but" the" recorded" evidence" taken"upon"the"former"trial,"insofar"as"the"same"is"material"and" competent"to"establish"the"issues,"shall"be"used"at"the"new"trial" without"retaking"the"same."(5a)" Section)7."Partial%new%trial%or%reconsideration."—"If"the"grounds" for" a" motion" under" this" Rule" appear" to" the" court" to" affect" the" issues" as" to" only" a" part," or" less" than" an" of" the" matter" in" controversy,"or"only"one,"or"less"than"all,"of"the"parties"to"it,"the" court"may"order"a"new"trial"or"grant"reconsideration"as"to"such" issues"if"severable"without"interfering"with"the"judgment"or"final" order"upon"the"rest."(6a)" Section)8."Effect%of%order%for%partial%new%trial."—"When"less"than" all"of"the"issues"are"ordered"retried,"the"court"may"either"enter" a"judgment"or"final"order"as"to"the"rest,"or"stay"the"enforcement" of"such"judgment"or"final"order"until"after"the"new"trial."(7a)" Section)9."Remedy%against%order%denying%a%motion%for%new%trial% or% reconsideration." —" An" order" denying" a" motion" for" new" trial" or"reconsideration"is"not"appealed,"the"remedy"being"an"appeal" from"the"judgment"or"final"order."(n)" RULE)38.)Relief)from)Judgments,)Orders,)or)Other)Proceedings" Section) 1." Petition% for% relief% from% judgment," order," or% other% proceedings." —" When" a" judgment" or" final" order" is" entered," or" any"other"proceeding"is"thereafter"taken"against"a"party"in"any" court"through"fraud,"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."(2a)" Section) 2." Petition% for% relief% from% denial% of% appeal." —" When" a" judgment"or"final"order"is"rendered"by"any"court"in"a"case,"and"a" party" thereto," by" fraud," accident," mistake," or" excusable" negligence,"has"been"prevented"from"taking"an"appeal,"he"may" file" a" petition" in" such" court" and" in" the" same" case" praying" that" the"appeal"be"given"due"course."(1a)"


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Section)3."Time%for%filing%petition;"contents%and%verification."—"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."(3)" Section)4."Order%to%file%an%answer."—"If"the"petition"is"sufficient" in" form" and" substance" to" justify" relief," the" court" in" which" it" is" filed," shall" issue" an" order" requiring" the" adverse" parties" to" answer" the" same" within" fifteen" (15)" days" from" the" receipt" thereof."The"order"shall"be"served"in"such"manner"as"the"court" may" direct," together" with" copies" of" the" petition" and" the" accompanying"affidavits."(4a)"

judgment" or" final" order" or" other" proceeding" complained" of" upon"such"terms"as"may"be"just."Thereafter"the"case"shall"stand" as" if" such" judgment," final" order" or" other" proceeding" had" never" been"rendered,"issued"or"taken."The"court"shall"then"proceed"to" hear"and"determine"the"case"as"if"a"timely"motion"for"a"new"trial" or"reconsideration"had"been"granted"by"it."(6a)" Section)7."Procedure%where%the%denial%of%an%appeal%is%set%aside." —" Where" the" denial" of" an" appeal" is" set" aside," the" lower" court" shall"be"required"to"give"due"course"to"the"appeal"and"to"elevate" the"record"of"the"appealed"case"as"if"a"timely"and"proper"appeal" had"been"made."(7a)" XXXX" " E. 1950(Civil(Code(

Section) 5." Preliminary% injunction% pending% proceedings." —" The" court" in" which" the" petition" is" filed" may" grant" such" preliminary" injunction"as"may"be"necessary"for"the"preservation"of"the"rights" of" the" parties," upon" the" filing" by" the" petitioner" of" a" bond" in" favor" of" the" adverse" party," conditioned" that" if" the" petition" is" dismissed"or"the"petitioner"fails"on"the"trial"of"the"case"upon"its" merits,"he"will"pay"the"adverse"party"all"damages"and"costs"that" may" be" awarded" to" him" by" reason" of" the" issuance" of" such" injunction" or" the" other" proceedings" following" the" petition," but" such"injunction"shall"not"operate"to"discharge"or"extinguish"any" lien" which" the" adverse" party" may" have" acquired" upon," the" property,"of"the"petitioner."(5a)" Section)6."Proceedings%after%answer%is%filed."—"After"the"filing"of" the" answer" or" the" expiration" of" the" period" therefor," the" court" shall"hear"the"petition"and"if"after"such"hearing,"it"finds"that"the" allegations"thereof"are"not"true,"the"petition"shall"be"dismissed;" but" if" it" finds" said" allegations" to" be" true," it" shall" set" aside" the" %

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XXXX" Article)1441."Trusts"are"either"express"or"implied."Express"trusts" are" created" by" the" intention" of" the" trustor" or" of" the" parties." Implied"trusts"come"into"being"by"operation"of"law." Article) 1444."No"particular"words"are"required"for"the"creation" of" an" express" trust," it" being" sufficient" that" a" trust" is" clearly" intended."" Article) 1445." No" trust" shall" fail" because" the" trustee" appointed" declines" the" designation," unless" the" contrary" should" appear" in" the"instrument"constituting"the"trust." XXXX"


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II.

CASE(DOCTRINE(

CASE) Dirige"v."Biranya" " July"30,"1966" " GR"No."LB22033" "

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DOCTRINE) Issue"not"raised"in"the"lower"court"may"not"be""considered" • A"question"of"law—not"affecting"the"jurisdiction"over"the"subject"matter—not"raised"in"the"lower"court"may"not"be" considered"for"the"first"time"on"appeal" • The"question"of"whether"or"not"notice"was"actually"sent"to"the"defendant’s"lawyer"is"one"of"fact"B"Factual"issue" should"be"ventilated"in"trial"court,"not"on"appeal." In"case"of"appeal"to"the"Court"of"First"Instance,"clerk"of"court"should"notify"the"parties"of"the"docketing"of"the"appeal" • It"is"the"duty"of"the"clerk"of"court"to"notify"the"parties"of"that"fact"by"registered"mail,"and"the"period"for"making"the" answer"shall"begin"with"the"date"of"the"receipt"of"such"notice"by"the"defendant."" • Not"enough"that"notice"is"given"to"the"lawyer"alone"because"without"formal"appearance,"counsel"is"not"even"entitled" to"notice."Notice"to"the"parties"personally"–"not"exclusively"to"their"attorneys"–"is"required."" Petition"for"relief" • Pursuant"to"Sec.)3)of)Rule)38"of)the)Rules)of)Court,"a"petition"for"relief"from"judgment"must"be"filed"within"60"days" after"petitioner"learns"of"the"judgment,"order,"or"other"proceeding"to"be"set"aside,"and"not"more"than"6"months" after"such"judgment"or"order"was"entered,"or"such"proceeding"was"taken."" • Law"does"not"say"6"months"after"the"date"of"the"default"order,"or"rendition"of"judgment."It"says"plainly"that"it"is"6" months"after"“entry”"of"judgment." • Basis"for"relief"from"judgment:"it"is"premised"on"equity."It"is"granted"only"in"exceptional"cases."Some"conditions"for" grant"include"excusable"negligence,"and"good"and"substantial"defense."" Entry"of"judgment" • The"recording"of"the"judgment"or"order"in"the"book"of"entries"of"judgments"shall"constitute"its"entry" Finality"of"other"proceedings"which"are"not"to"be"entered." • The"alternative"phrase"“or"such"proceeding"was"taken”"employed"in"Section)3)of)Rule)38"could"be"taken"to"mean" other"proceedings"which"are"not"to"be"‘entered”,"such"as"a"writ"of"execution"and"an"order"approving"a"compromise" agreement."In"such"cases,"the"period"must"have"to"commence"from"the"date"of"occurrence"because"entry"is"either" unnecessary"or"inconsequential."

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Rublico"v."Orellano" " November"28,"1969" " GR"No."LB26582" "

Frias"v."Esquivel" " July"31,"1962" " GR"No."LB17366" "

Republic"v."De" Kalintas" " January"31,"1969" " GR"No."LB25141" "

Petition"for"review"of"a"decree" • The"essential"requisites"or"elements"for"the"allowance"of"the"reopening"or"review"of"a"decree"are:"(a)"that"petitioner" has"a"real"or"dominical"right;"(b)"that"he"is"deprived"thereof;"(c)"through"fraud;"(d)"the"petition"is"filed"within"1"year" from"the"issuance"of"the"decree;"and"(e)"that"the"property"has"not"as"yet"been"transferred"to"an"innocent"purchaser" Petitioner"need"not"be"an"original"claimant"who"had"filed"an"answer" • A"petitioner"for"review"under"Section)38)of)Act)496,"as"amended,"need"not"be"an"original"claimant"in"a"cadastral" proceeding"and"need"not"secure"the"lifting"of"the"order"of"general"default"with"respect"to"himself" Petition"for"review"must"allege"facts"sufficient"to"constitute"cause"of"action" • It"demands"a"showing"of"actual"(not"constructive)"fraud,"i.e.,"actual"malice."" • Saying"that"the"respondents""by"means"of"fraud"made"this"Court"believe"that"he"is"the"owner"of"said"lots”"is"not"a" sufficient"allegation,"it"is"a"mere"conclusion"of"law"&"does"not"aver"facts"showing"what"acts"constituted"the"fraud." Review"of"a"Decree"must"be"based"on"actual"and"extrinsic"fraud." • To"justify"the"setting"aside"or"review"of"a"decree"of"registration"under"Section)38)of)Act)No.)496,"the"party"seeking" relief"must"allege"and"prove,"inter"alia,"that"the"registration"was"procured"through"fraud—actual"and"extrinsic" Intrinsic"Fraud" • If"the"fraud"alleged"in"the"petition"is"involved"in"the"same"proceedings"in"which"the"party"seeking"relief"had"ample" opportunity"to"assert"his"right,"to"attack"the"document"presented"by"the"applicant"for"registration,"and"to"crossB examine"the"witnesses"who"testified"relative"thereto,"then"the"fraud"relied"upon"is"intrinsic." Extrinsic"Fraud" • The"fraud"is"extrinsic"if"it"was"employed"to"deprive"a"party"of"his"day"in"court,"thus"preventing"him"from"asserting"his" right"to"the"property"registered"in"the"name"of"the"applicant" Decree"distinguished"from"Judgment" • While"a"decree"entered"by"the"Land"Registration"Commission"is"a"consequence"of"a"judgment"rendered"by"the"land" registration"court,"it"has"a"virtuality"all"its"own."It"is"the"basis"for"the"issuance"of"the"certificate"of"title"by"the"Register" of"Deeds,"a"result"that"the"judgment"can"not"produce" Addition"ground"for"review"of"decree" • A"decree"of"registration"may"be"reviewed"not"only"by"reason"of"fraud"but"also"for"a"fatal"infirmity"of"the"decision" upon"which"the"decree"is"based,"provided"no"innocent"purchaser"for"value"will"be"prejudiced."(i.e."fraudulent" connivance"between"judge"and"the"respondents"Lopez,"to"the"prejudice"of"appellant)" Petitions"and"motions"after"original"registration,"where"filed" • Sec.)112,)Land)Registration)Act"(made"applicable"to"Cadastral"proceedings"by"Sec.)11)of)Act)2259)"requires"that"all" petitions"and"motions"after"original"registration""shall"be"filed"and"entitled"in"the"original"case"in"which"the"decree"of" registration"was"entered,""the"purpose"being"to"avoid"confusion"and"difficulty"in"tracing"the"origin"of"the"entries"in" the"registry."

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Rural"Bank"of" Sariaya,"Inc."v."Yacon" " July"5,"1989" " GR"No."LB78011" "

Subsequent"declaration"of"a"title"as"null"and"void"is"not"a"ground"for"nullifying"the"mortgage"right"of"a"mortgagee"in"good" faith" • Innocent"mortgagee"for"value"has"the"right"to"rely"on"what"appears"on"the"certificate"of"title."In"the"absence"of" anything"to"excite"or"arouse"suspicion,"said"mortgagee"is"under"no"obligation"to"look"beyond"the"certificate"and" investigate"the"title"of"the"mortgagor"appearing"on"the"face"of"said"certificate" Failure"to"duly"investigate"who"are"the"true"owners"of"the"land"offered"as"collateral,"was"considered"as"constitutive"of" negligence"on"the"part"of"the"bank." • This"is"in"keeping"with"the"banks’"responsibility"to"exercise"care"and"prudence"in"dealing"even"with"registered"land," more"than"in"the"case"of"private"individuals;"their"business"being"one"imbued"with"public"interest." • Bank’s"negligence"amounted"to"bad"faith."The"haste"on"the"part"of"Luis"Parco"in"applying"for"a"loan"is"a"circumstance" which"could"not"have"escaped"the"attention"of"the"bank’s"personnel"as"suspicious."

Maquiling"v." Umadhay" " May"29,"1970" " GR"No."LB25147"

Sale"of"registered"land;"Good"faith"protects"only"purchaser"for"value"from"the"registered"owner" • A"buyer"who"purchases"land"from"a"person"claiming"to"be"the"sole"heir"of"the"registered"owner"where"the"title"was" still"in"the"name"of"said"heir’s"parent"cannot"claim"to"be"a"purchaser"for"value"if"it"turns"out"that"there"were"other" heirs." • It"would"be"different"if"the"title"was"already""in"the"name"of"the"vendor,"in"which"case,"the"purchaser"would"be" protected"in"relying"on"the"face"merely"of"said"title.""

Esconde"v." Barlongay" " July"31,"1987" " GR"No."LB67583" "

In"case"a"decree"of"registration"is"obtained"by"fraud,"party"defrauded"has"one"year"from"entry"of"the"decree"to"file"a"petition" for"review,"provided"there"has"been"no"transfer"to"an"innocent"purchaser"for"value" • Claimant"loses"his"right"to"such"land"if"he"fails"to"object"to"registration"under"Torrens"System"or"to"question"its" validity"within"one"year"after"issuance"of"certificate"of"title." Action"for"reconveyance—a"legal"remedy"granted"to"rightful"owner"of"land"wrongfully"or"erroneously"registered"in"the"name" of"another"to"compel"the"latter"to"reconvey"the"land"to"him" • Action"for"reconveyance"of"property"on"the"ground"of"fraud—filed"within"four"years"from"discovery"of"fraud."Such" discovery"is"deemed"to"have"taken"place"from"the"issuance"of"an"original"certificate"of"title." • An"ordinary"civil"action"for"reconveyance"does"not"aim"or"purport"to"reBopen"the"registration"proceeding"and"set" aside"the"decree"of"registration,"but"only"to"show"that"the"person"who"secured"the"registration"of"the"questioned" property"is"not"the"real"owner"thereof."

Cabrera"v."CA" " June"30,"1988" " GR"No."LB41805" "

Annulment"of"a"registration"under"Torrens"System"should"be"made"with"the"utmost"caution"and"cannot"be"done"collaterally" Action"for"reconveyance"may"be"filed"even"before"the"issuance"of"the"decree"of"registration" • There"is"no"reason"for"one"to"wait"until"the"land"is"actually"registered"before"he"can"sue"for"reconveyance." There"is"no"such"jurisprudence"that"tax"declarations"are"binding"on"the"whole"world"because"of"their"nature"as"public" instruments"

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Gicano"v."Gegato" " January"20,"1988" " GR"No."LB63575"

An"action"to"recover"an"immovable"from"a"defendant"allegedly"holding"it"under"a"constructive"trust"prescribes"in"10"years" counted"from"issuance"of"title"to"the"defendant."

Sotto"v."Tevez" " October"31,"1978" " GR"No."LB38018" "

In"trusteeship,"legal"title"to"property"appears"in"the"name"of"a"trustee,"while"equitable"title"remains"with"the"cestui%que%trust;" Registration"of"property"is"not"a"relief"where"express"trust"exists;" • A"trustee"who"takes"a"Torrens"Title"in"his"name"cannot"repudiate"the"trust"by"relying"on"the"registration."This"is"a" known"limitation"upon"the"finality"of"the"decree"of"title."" • Will"and"last"testament"of"deceasedBtrustee"conveying"properties"to"another"should"not"prejudice"cestui%que%trust" and"recipient"deemed"to"have"received"the"properties"for"the"benefit"of"the"cestui%que%trust" Certificate"of"title"cannot"be"used"to"defeat"right"and"cause"of"action"of"the"cestui%que%trust;" • Registration"of"lots"in"favor"of"another"and"their"subsequent"fraudulent"transfers"are"not"considered"acts"of" repudiation"of"express"trust.""

Manarpaac"v." Cabanatan" " October"31,"1967" " GR"No."LB23300" "

Meaning"of"“possession"since"time"immemorial”" • Possession"since"time"immemorial"carries"the"presumption"that"the"land"had"never"been"part"of"the"public"domain," or"that"it"had"been"a"private"property"even"before"the"Spanish"conquest" The"remedy"of"the"landowner"whose"property"has"been"wrongfully"or"erroneously"registered"in"another’s"name:" a. If"after"1"year"from"date"of"the"decree"–"not"to"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"reconveyance;"or" b. If"the"property"has"passed"into"the"hands"of"an"innocent"puchaser"for"value"–""for"damages"

Vda."de"Carreon"v." Cartagena" " October"19,"1989" " GR"No."LB51207" "

Ownership"or"fraud"must"be"alleged"through"facts"to"award"reconveyance" • The"words"‘ownership’"and"‘fraud’"are"not"magic"incantations"the"absence"of"which"renders"a"pleading"worthless." Ownership"and"fraud"are"better"expressed"in"entire"sentences"and"paragraphs"illustrating"these"concepts." The"plaintiffs"do"not"fall"under"the"class"of"innocent"title"holders"contemplated"in"the"provisions"on"compensation"from"the" Assurance"Fund" • As"the"lower"court"observed,"the"plaintiffs"are"not"innocent"purchasers"for"value"who"acquired"the"land"for"valuable" consideration."They"merely"stepped"into"the"shoes"of"Feliciano"Carreon"who"did"not"have"good"title."

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Treasurer"of"the" Philippines"v."CA" " August"31,"1987" " GR"No."LB42805" "

Recover"of"damages"from"the"Assurance"Fund"under"the"2"situations"contemplated"by"law,"not"allowed"in"present"case" • The"first"situation"is"clearly"inapplicable"as"we"are"not"dealing"with"any"omission,"mistake"or"malfeasance"of"the"clerk" of"court"or"of"the"register"of"deeds"or"his"personnel"in"the"performance"of"their"duties."The"second"situation"is"also" inapplicable."The""strongest"obstacle"to"recovery"thereunder"is"that"the"private"respondents"acquired"no"land"or"any" interest"therein"as"a"result"of"the"invalid"sale"to"them"by"Lawaan"Lopez."" Sale"of"land"by"an"impostor"to"respondents"conveyed"no"title"or"any"interest"at"all"to"them"as"the"supposed"vendor"had"no" title"or"interest"to"transfer"and"he"was"not"the"owner"of"the"land" • Hence"the"cancellation"of"the"title"of"respondents"did"not"deprive"them"of"the"land"when"their"certificate"of"title"was" declared"a"total"nullity,"as"they"were"not"for"a"single"moment"the"owner"of"the"property,"the"sale"being"invalid." Failure"of"respondents"to"exert"necessary"diligence"in"verifying"the"credentials"of"the"impostorBseller"before"they"purchased" the"property,"fatal"to"their"cause" • Respondents"cannot"claim"the"status"of"innocent"purchasers"of"the"land"for"such"failure"to"exercise"the"necessary" diligence,"and"they"never"acquired"any"title"to"the"land"or"any"interest"therein"covered"by"Sec.)101)of)Act)No.)496." Respondents"being"neither"the"registered"owners"nor"innocent"purchasers,"they"are"not"entitled"to"recover"from"the" Assurance"Fund." • Remedy"of"respondents"is"to"proceed"against"the"impostor"in"a"civil"action"for"recovery"and"damages"or"prosecute" him"under"the"Revised)Penal)Code."

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ASSIGNMENT)#5) )

I.


( A. Presidential(Decree(No.(1529( XXXX" Section) 22." Dealings) with) land) pending) original) registration." After"the"filing"of"the"application"and"before"the"issuance"of"the" decree" of" registration," the" land" therein" described" may" still" be" the" subject" of" dealings" in" whole" or" in" part," in" which" case" the" interested" party" shall" present" to" the" court" the" pertinent" instruments" together" with" a" subdivision" plan" approved" by" the" Director"of"Lands"in"case"of"transfer"of"portions"thereof"and"the" court," after" notice" to" the" parties," shall" order" such" land" registered" subject" to" the" conveyance" or" encumbrance" created" by"said"instruments,"or"order"that"the"decree"of"registration"be" issued" in" the" name" of" the" person" to" whom" the" property" has" been"conveyed"by"said"instruments." XXXX" Section) 50." Subdivision) and) consolidation) plans." Any" owner" subdividing" a" tract" of" registered" land" into" lots" which" do" not" constitute" a" subdivision" project" has" defined" and" provided" for" under" P.D." No." 957," shall" file" with" the" Commissioner" of" Land" Registration" or" with" the" Bureau" of" Lands" a" subdivision" plan" of" such" land" on" which" all" boundaries," streets," passageways" and" waterways,"if"any,"shall"be"distinctly"and"accurately"delineated."" If"a"subdivision"plan,"be"it"simple"or"complex,"duly"approved"by" the" Commissioner" of" Land" Registration" or" the" Bureau" of" Lands" together" with" the" approved" technical" descriptions" and" the" corresponding"owner's"duplicate"certificate"of"title"is"presented" for" registration," the" Register" of" Deeds" shall," without" requiring" further" court" approval" of" said" plan," register" the" same" in" %

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accordance"with"the"provisions"of"the"Land"Registration"Act,"as" amended:" Provided," however," that" the" Register" of" Deeds" shall" annotate" on" the" new" certificate" of" title" covering" the" street," passageway" or" open" space," a" memorandum" to" the" effect" that" except"by"way"of"donation"in"favor"of"the"national"government," province," city" or" municipality," no" portion" of" any" street," passageway,"waterway"or"open"space"so"delineated"on"the"plan" shall" be" closed" or" otherwise" disposed" of" by" the" registered" owner"without"the"approval"of"the"Court"of"First"Instance"of"the" province"or"city"in"which"the"land"is"situated." A"registered"owner"desiring"to"consolidate"several"lots"into"one" or"more,"requiring"new"technical"descriptions,"shall"file"with"the" Land" Registration" Commission," a" consolidation" plan" on" which" shall"be"shown"the"lots"to"be"affected,"as"they"were"before,"and" as"they"will"appear"after"the"consolidation."Upon"the"surrender" of" the" owner's" duplicate" certificates" and" the" receipt" of" consolidation" plan" duty" approved" by" the" Commission," the" Register" of" Deeds" concerned" shall" cancel" the" corresponding" certificates" of" title" and" issue" a" new" one" for" the" consolidated" lots."" The" Commission" may" not" order" or" cause" any" change," modification,"or"amendment"in"the"contents"of"any"certificate"of" title," or" of" any" decree" or" plan," including" the" technical" description"therein,"covering"any"real"property"registered"under" the" Torrens" system," nor" order" the" cancellation" of" the" said" certificate" of" title" and" the" issuance" of" a" new" one" which" would" result"in"the"enlargement"of"the"area"covered"by"the"certificate" of"title." ) )


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CHAPTER)V.)SUBSEQUENT)REGISTRATION" VOLUNTARY)DEALINGS)WITH)REGISTERED)LANDS) GENERAL)PROVISIONS" Section)51."Conveyance)and)other)dealings)by)registered)owner." An" owner" of" registered" land" may" convey," mortgage," lease," charge" or" otherwise" deal" with" the" same" in" accordance" with" existing" laws." He" may" use" such" forms" of" deeds," mortgages," leases" or" other" voluntary" instruments" as" are" sufficient" in" law." But" no" deed," mortgage," lease," or" other" voluntary" instrument," except"a"will"purporting"to"convey"or"affect"registered"land"shall" take"effect"as"a"conveyance"or"bind"the"land,"but"shall"operate" only" as" a" contract" between" the" parties" and" as" evidence" of" authority"to"the"Register"of"Deeds"to"make"registration."" The" act" of" registration" shall" be" the" operative" act" to" convey" or" affect"the"land"insofar"as"third"persons"are"concerned,"and"in"all" cases" under" this" Decree," the" registration" shall" be" made" in" the" office"of"the"Register"of"Deeds"for"the"province"or"city"where"the" land"lies." Section) 52." Constructive) notice) upon) registration." Every" conveyance," mortgage," lease," lien," attachment," order," judgment,"instrument"or"entry"affecting"registered"land"shall,"if" registered,"filed"or"entered"in"the"office"of"the"Register"of"Deeds" for" the" province" or" city" where" the" land" to" which" it" relates" lies," be" constructive" notice" to" all" persons" from" the" time" of" such" registering,"filing"or"entering." Section)53."Presentation)of)owner's)duplicate)upon)entry)of)new) certificate." No" voluntary" instrument" shall" be" registered" by" the" Register" of" Deeds," unless" the" owner's" duplicate" certificate" is" presented" with" such" instrument," except" in" cases" expressly" provided"for"in"this"Decree"or"upon"order"of"the"court,"for"cause" shown." The" production" of" the" owner's" duplicate" certificate," whenever" any" voluntary" instrument" is" presented" for" registration," shall" be" %

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conclusive" authority" from" the" registered" owner" to" the" Register" of"Deeds"to"enter"a"new"certificate"or"to"make"a"memorandum" of"registration"in"accordance"with"such"instrument,"and"the"new" certificate"or"memorandum"shall"be"binding"upon"the"registered" owner" and" upon" all" persons" claiming" under" him," in" favor" of" every"purchaser"for"value"and"in"good"faith." In" all" cases" of" registration" procured" by" fraud," the" owner" may" pursue"all"his"legal"and"equitable"remedies"against"the"parties"to" such" fraud" without" prejudice," however," to" the" rights" of" any" innocent"holder"for"value"of"a"certificate"of"title."After"the"entry" of" the" decree" of" registration" on" the" original" petition" or" application," any" subsequent" registration" procured" by" the" presentation"of"a"forged"duplicate"certificate"of"title,"or"a"forged" deed"or"other"instrument,"shall"be"null"and"void." Section) 54." Dealings) less) than) ownership,) how) registered." No" new" certificate" shall" be" entered" or" issued" pursuant" to" any" instrument" which" does" not" divest" the" ownership" or" title" from" the"owner"or"from"the"transferee"of"the"registered"owners."All" interests" in" registered" land" less" than" ownership" shall" be" registered" by" filing" with" the" Register" of" Deeds" the" instrument" which"creates"or"transfers"or"claims"such"interests"and"by"a"brief" memorandum"thereof"made"by"the"Register"of"Deeds"upon"the" certificate" of" title," and" signed" by" him." A" similar" memorandum" shall"also"be"made"on"the"owner's"duplicate."The"cancellation"or" extinguishment"of"such"interests"shall"be"registered"in"the"same" manner." Section)55."Grantee's)name,)nationality,)etc.,)to)be)stated."Every" deed" or" other" voluntary" instrument" presented" for" registration" shall" contain" or" have" endorsed" upon" it" the" full" name," nationality,"residence"and"postal"address"of"the"grantee"or"other" person"acquiring"or"claiming"an"interest"under"such"instrument," and"every"deed"shall"also"state"whether"the"grantee"is"married" or"unmarried,"and"if"married,"the"name"in"full"of"the"husband"or" wife." If" the" grantee" is" a" corporation" or" association," the"


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instrument"must"contain"a"recital"to"show"that"such"corporation" or" association" is" legally" qualified" to" acquire" private" lands." Any" change" in" the" residence" or" postal" address" of" such" person" shall" be"endorsed"by"the"Register"of"Deeds"on"the"original"copy"of"the" corresponding" certificate" of" title," upon" receiving" a" sworn" statement"of"such"change."All"names"and"addresses"shall"also"be" entered"on"all"certificates."" Notices" and" processed" issued" in" relation" to" registered" land" in" pursuance" of" this" Decree" may" be" served" upon" any" person" in" interest" by" mailing" the" same" to" the" addresses" given," and" shall" be" binding," whether" such" person" resides" within" or" without" the" Philippines,"but"the"court"may,"in"its"discretion,"require"further" or" other" notice" to" be" given" in" any" case," if" in" its" opinion" the" interest"of"justice"so"requires." Section) 56." Primary) Entry) Book;) fees;) certified) copies." Each" Register" of" Deeds" shall" keep" a" primary" entry" book" in" which," upon" payment" of" the" entry" fee," he" shall" enter," in" the" order" of" their" reception," all" instruments" including" copies" of" writs" and" processes"filed"with"him"relating"to"registered"land."He"shall,"as" a" preliminary" process" in" registration," note" in" such" book" the" date," hour" and" minute" of" reception" of" all" instruments," in" the" order" in" which" they" were" received." They" shall" be" regarded" as" registered" from" the" time" so" noted," and" the" memorandum" of" each"instrument,"when"made"on"the"certificate"of"title"to"which" it" refers," shall" bear" the" same" date:" Provided," that" the" national" government"as"well"as"the"provincial"and"city"governments"shall" be"exempt"from"the"payment"of"such"fees"in"advance"in"order"to" be"entitled"to"entry"and"registration." Every" deed" or" other" instrument," whether" voluntary" or" involuntary," so" filed" with" the" Register" of" Deeds" shall" be" numbered" and" indexed" and" endorsed" with" a" reference" to" the" proper" certificate" of" title." All" records" and" papers" relative" to" registered" land" in" the" office" of" the" Register" of" Deeds" shall" be" open"to"the"public"in"the"same"manner"as"court"records,"subject" %

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to"such"reasonable"regulations"as"the"Register"of"Deeds,"under" the" direction" of" the" Commissioner" of" Land" Registration," may" prescribe."" All" deeds" and" voluntary" instruments" shall" be" presented" with" their"respective"copies"and"shall"be"attested"and"sealed"by"the" Register" of" Deeds," endorsed" with" the" file" number," and" copies" may"be"delivered"to"the"person"presenting"them." Certified"copies"of"all"instruments"filed"and"registered"may"also" be" obtained" from" the" Register" of" Deeds" upon" payment" of" the" prescribed"fees." (A))CONVEYANCES)AND)TRANSFERS" Section)57."Procedure)in)registration)of)conveyances."An"owner" desiring"to"convey"his"registered"land"in"fee"simple"shall"execute" and" register" a" deed" of" conveyance" in" a" form" sufficient" in" law." The" Register" of" Deeds" shall" thereafter" make" out" in" the" registration" book" a" new" certificate" of" title" to" the" grantee" and" shall"prepare"and"deliver"to"him"an"owner's"duplicate"certificate." The"Register"of"Deeds"shall"note"upon"the"original"and"duplicate" certificate" the" date" of" transfer," the" volume" and" page" of" the" registration"book"in"which"the"new"certificate"is"registered"and"a" reference" by" number" to" the" last" preceding" certificate." The" original" and" the" owner's" duplicate" of" the" grantor's" certificate" shall" be" stamped" "canceled"." The" deed" of" conveyance" shall" be" filled" and" indorsed" with" the" number" and" the" place" of" registration"of"the"certificate"of"title"of"the"land"conveyed." Section) 58." Procedure) where) conveyance) involves) portion) of) land." If" a" deed" or" conveyance" is" for" a" part" only" of" the" land" described"in"a"certificate"of"title,"the"Register"of"Deeds"shall"not" enter"any"transfer"certificate"to"the"grantee"until"a"plan"of"such" land" showing" all" the" portions" or" lots" into" which" it" has" been" subdivided" and" the" corresponding" technical" descriptions" shall" have"been"verified"and"approved"pursuant"to"Section"50"of"this" Decree." Meanwhile," such" deed" may" only" be" annotated" by" way"


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of" memorandum" upon" the" grantor's" certificate" of" title," original" and" duplicate," said" memorandum" to" serve" as" a" notice" to" third" persons" of" the" fact" that" certain" unsegregated" portion" of" the" land"described"therein"has"been"conveyed,"and"every"certificate" with" such" memorandum" shall" be" effectual" for" the" purpose" of" showing" the" grantee's" title" to" the" portion" conveyed" to" him," pending" the" actual" issuance" of" the" corresponding" certificate" in" his"name."" Upon" the" approval" of" the" plan" and" technical" descriptions," the" original" of" the" plan," together" with" a" certified" copy" of" the" technical" descriptions" shall" be" filed" with" the" Register" of" Deeds" for" annotation" in" the" corresponding" certificate" of" title" and" thereupon"said"officer"shall"issue"a"new"certificate"of"title"to"the" grantee"for"the"portion"conveyed,"and"at"the"same"time"cancel" the" grantor's" certificate" partially" with" respect" only" to" said" portion" conveyed," or," if" the" grantor" so" desires," his" certificate" may"be"canceled"totally"and"a"new"one"issued"to"him"describing" therein"the"remaining"portion:"Provided,"however,"that"pending" approval" of" said" plan," no" further" registration" or" annotation" of" any" subsequent" deed" or" other" voluntary" instrument" involving" the" unsegregated" portion" conveyed" shall" be" effected" by" the" Register"of"Deeds,"except"where"such"unsegregated"portion"was" purchased"from"the"Government"or"any"of"its"instrumentalities." If"the"land"has"been"subdivided"into"several"lots,"designated"by" numbers"or"letters,"the"Register"of"Deeds"may,"if"desired"by"the" grantor,"instead"of"canceling"the"latter's"certificate"and"issuing"a" new"one"to"the"same"for"the"remaining"unconveyed"lots,"enter" on"said"certificate"and"on"its"owner's"duplicate"a"memorandum" of"such"deed"of"conveyance"and"of"the"issuance"of"the"transfer" certificate"to"the"grantee"for"the"lot"or"lots"thus"conveyed,"and" that"the"grantor's"certificate"is"canceled"as"to"such"lot"or"lots." Section) 59." Carry) over) of) encumbrances." If," at" the" time" of" any" transfer,"subsisting"encumbrances"or"annotations"appear"in"the" registration" book," they" shall" be" carried" over" and" stated" in" the" %

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new" certificate" or" certificates;" except" so" far" as" they" may" be" simultaneously"released"or"discharged." (B))MORTGAGES)AND)LEASES" Section)60."Mortgage)or)lease)of)registered)land."Mortgage"and" leases"shall"be"registered"in"the"manner"provided"in"Section"54" of" this" Decree." The" owner" of" registered" land" may" mortgage" or" lease" it" by" executing" the" deed" in" a" form" sufficient" in" law." Such" deed" of" mortgage" or" lease" and" all" instruments" which" assign," extend,"discharge"or"otherwise"deal"with"the"mortgage"or"lease" shall"be"registered,"and"shall"take"effect"upon"the"title"only"from" time"of"registration." No" mortgagee's" or" lessee's" duplicate" certificate" of" title" shall" hereafter"be"issued"by"the"Registers"of"Deeds,"and"those"issued" prior" to" the" effectivity" of" this" Decree" are" hereby" deemed" canceled" and" the" holders" thereof" shall" immediately" surrender" the"same"to"the"Register"of"Deeds"concerned." Section) 61." Registration." Upon" presentation" for" registration" of" the" deed" of" mortgage" or" lease" together" with" the" owner's" duplicate,"the"Register"of"Deeds"shall"enter"upon"the"original"of" the" certificate" of" title" and" also" upon" the" owner's" duplicate" certificate" a" memorandum" thereof," the" date" and" time" of" filing" and"the"file"number"assigned"to"the"deed,"and"shall"sign"the"said" memorandum."He"shall"also"note"on"the"deed"the"date"and"time" of" filing" and" a" reference" to" the" volume" and" page" of" the" registration"book"in"which"it"is"registered." Section) 62." Discharge) or) cancellation." A" mortgage" or" lease" on" registered" land" may" be" discharge" or" canceled" by" means" of" an" instrument" executed" by" the" mortgage" or" lessee" in" a" form" sufficient"in"law,"which"shall"be"filed"with"the"Register"of"Deeds" who" shall" make" the" appropriate" memorandum" upon" the" certificate"of"title." Section) 63." Foreclosure) of) Mortgage." (a)" If" the" mortgage" was" foreclosed" judicially," a" certified" copy" of" the" final" order" of" the"


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court"confirming"the"sale"shall"be"registered"with"the"Register"of" Deeds."If"no"right"of"redemption"exists,"the"certificate"of"title"of" the"mortgagor"shall"be"canceled,"and"a"new"certificate"issued"in" the"name"of"the"purchaser."" Where"the"right"of"redemption"exists,"the"certificate"of" title" of" the" mortgagor" shall" not" be" canceled," but" the" certificate"of"sale"and"the"order"confirming"the"sale"shall" be"registered"by"a"brief"memorandum"thereof"made"by" the"Register"of"Deeds"upon"the"certificate"of"title."In"the" event"the"property"is"redeemed,"the"certificate"or"deed" of"redemption"shall"be"filed"with"the"Register"of"Deeds," and"a"brief"memorandum"thereof"shall"be"made"by"the" Register" of" Deeds" on" the" certificate" of" title" of" the" mortgagor." If" the" property" is" not" redeemed," the" final" deed" of" sale" executed" by" the" sheriff" in" favor" of" the" purchaser" at" a" foreclosure"sale"shall"be"registered"with"the"Register"of" Deeds;" whereupon" the" title" of" the" mortgagor" shall" be" canceled," and" a" new" certificate" issued" in" the" name" of" the"purchaser." (b)" If" the" mortgage" was" foreclosed" extrajudicially," a" certificate" of" sale" executed" by" the" officer" who" conducted" the" sale" shall" be" filed" with" the" Register" of" Deeds"who"shall"make"a"brief"memorandum"thereof"on" the"certificate"of"title." In"the"event"of"redemption"by"the"mortgagor,"the"same" rule"provided"for"in"the"second"paragraph"of"this"section" shall"apply." In"case"of"non[redemption,"the"purchaser"at"foreclosure" sale" shall" file" with" the" Register" of" Deeds," either" a" final" deed" of" sale" executed" by" the" person" authorized" by" virtue"of"the"power"of"attorney"embodied"in"the"deed"of" mortgage," or" his" sworn" statement" attesting" to" the" fact" %

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of" non[redemption;" whereupon," the" Register" of" Deeds" shall" issue" a" new" certificate" in" favor" of" the" purchaser" after" the" owner's" duplicate" of" the" certificate" has" been" previously"delivered"and"canceled." (C))POWERS)OF)ATTORNEY;)TRUSTS" Section) 64." Power) of) attorney." Any" person" may," by" power" of" attorney,"convey"or"otherwise"deal"with"registered"land"and"the" same" shall" be" registered" with" the" Register" of" Deeds" of" the" province" or" city" where" the" land" lies." Any" instrument" revoking" such"power"of"attorney"shall"be"registered"in"like"manner."" Section) 65." Trusts) in) registered) land." If" a" deed" or" other" instrument" is" filed" in" order" to" transfer" registered" land" in" trust," or"upon"any"equitable"condition"or"limitation"expressed"therein," or" to" create" or" declare" a" trust" or" other" equitable" interests" in" such" land" without" transfer," the" particulars" of" the" trust," condition," limitation" or" other" equitable" interest" shall" not" be" entered" on" the" certificate;" but" only" a" memorandum" thereof" shall"be"entered"by"the"words""in"trust","or""upon"condition","or" other" apt" words," and" by" a" reference" by" number" to" the" instrument" authorizing" or" creating" the" same." A" similar" memorandum" shall" be" made" upon" the" original" instrument" creating"or"declaring"the"trust"or"other"equitable"interest"with"a" reference"by"number"to"the"certificate"of"title"to"which"it"relates" and"to"the"volume"and"page"in"the"registration"book"in"which"it" is"registered." Section)66."Trust)with)power)of)sale,)etc.,)how)expressed."If"the" instrument" creating" or" declaring" a" trust" or" other" equitable" interest" contains" an" express" power" to" sell," mortgage" or" deal" with"the"land"in"any"manner,"such"power"shall"be"stated"in"the" certificate"of"title"by"the"words""with"power"to"sell","or""power" to" mortgage"," or" by" apt" words" of" description" in" case" of" other" powers." No" instrument" which" transfers," mortgages" or" in" any" way" deals" with" registered" land" in" trust" shall" be" registered," unless"the"enabling"power"thereto"is"expressly"conferred"in"the"


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trust"instrument,"or"unless"a"final"judgment"or"order"of"a"court" of"competent"jurisdiction"has"construed"the"instrument"in"favor" of"the"power,"in"which"case"a"certified"copy"of"such"judgment"or" order"may"be"registered." Section)67."Judicial)appointment)of)new)trustee."If"a"new"trustee" of" registered" land" is" appointed" by" a" court" of" competent" jurisdiction," a" new" certificate" may" be" issued" to" him" upon" presentation"to"the"Register"of"Deeds"of"a"certified"copy"of"the" order"or"judicial"appointment"and"the"surrender"for"cancellation" of"the"duplicate"certificate." Section)68."Implied,)trusts,)how)established."Whoever"claims"an" interest" in" registered" land" by" reason" of" any" implied" or" constructive" trust" shall" file" for" registration" with" the" Register" of" Deeds" a" sworn" statement" thereof" containing" a" description" of" the"land,"the"name"of"the"registered"owner"and"a"reference"to" the"number"of"the"certificate"of"title."Such"claim"shall"not"affect" the" title" of" a" purchaser" for" value" and" in" good" faith" before" its" registration." XXXX" CHAPTER)VIII.)REGISTRATION)OF)PATENTS" Section)103."Certificates)of)title)pursuant)to)patents."Whenever" public" land" is" by" the" Government" alienated," granted" or" conveyed" to" any" person," the" same" shall" be" brought" forthwith" under" the" operation" of" this" Decree." It" shall" be" the" duty" of" the" official" issuing" the" instrument" of" alienation," grant," patent" or" conveyance" in" behalf" of" the" Government" to" cause" such" instrument" to" be" filed" with" the" Register" of" Deeds" of" the" province"or"city"where"the"land"lies,"and"to"be"there"registered" like" other" deeds" and" conveyance," whereupon" a" certificate" of" title"shall"be"entered"as"in"other"cases"of"registered"land,"and"an" owner's"duplicate"issued"to"the"grantee."The"deed,"grant,"patent" or" instrument" of" conveyance" from" the" Government" to" the" grantee" shall" not" take" effect" as" a" conveyance" or" bind" the" land" %

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but" shall" operate" only" as" a" contract" between" the" Government" and"the"grantee"and"as"evidence"of"authority"to"the"Register"of" Deeds"to"make"registration."It"is"the"act"of"registration"that"shall" be" the" operative" act" to" affect" and" convey" the" land," and" in" all" cases"under"this"Decree,"registration"shall"be"made"in"the"office" of"the"Register"of"Deeds"of"the"province"or"city"where"the"land" lies."The"fees"for"registration"shall"be"paid"by"the"grantee."After" due"registration"and"issuance"of"the"certificate"of"title,"such"land" shall" be" deemed" to" be" registered" land" to" all" intents" and" purposes"under"this"Decree." XXXX" CHAPTER)XIII.)DEALINGS)WITH)UNREGISTERED)LANDS" Section) 113." Recording) of) instruments) relating) to) unregistered) lands." No" deed," conveyance," mortgage," lease," or" other" voluntary" instrument" affecting" land" not" registered" under" the" Torrens" system" shall" be" valid," except" as" between" the" parties" thereto,"unless"such"instrument"shall"have"been"recorded"in"the" manner"herein"prescribed"in"the"office"of"the"Register"of"Deeds" for"the"province"or"city"where"the"land"lies." (a)"The"Register"of"Deeds"for"each"province"or"city"shall" keep"a"Primary"Entry"Book"and"a"Registration"Book."The" Primary" Entry" Book" shall" contain," among" other" particulars,"the"entry"number,"the"names"of"the"parties," the"nature"of"the"document,"the"date,"hour"and"minute" it" was" presented" and" received." The" recording" of" the" deed" and" other" instruments" relating" to" unregistered" lands" shall" be" effected" by" any" of" annotation" on" the" space" provided" therefor" in" the" Registration" Book," after" the" same" shall" have" been" entered" in" the" Primary" Entry" Book." (b)"If,"on"the"face"of"the"instrument,"it"appears"that"it"is" sufficient" in" law," the" Register" of" Deeds" shall" forthwith" record"the"instrument"in"the"manner"provided"herein."In"


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case"the"Register"of"Deeds"refuses"its"administration"to" record," said" official" shall" advise" the" party" in" interest" in" writing"of"the"ground"or"grounds"for"his"refusal,"and"the" latter" may" appeal" the" matter" to" the" Commissioner" of" Land" Registration" in" accordance" with" the" provisions" of" Section" 117" of" this" Decree." It" shall" be" understood" that" any"recording"made"under"this"section"shall"be"without" prejudice"to"a"third"party"with"a"better"right."" (c)"After"recording"on"the"Record" Book,"the"Register"of" Deeds" shall" endorse" among" other" things," upon" the" original" of" the" recorded" instruments," the" file" number" and"the"date"as"well"as"the"hour"and"minute"when"the" document" was" received" for" recording" as" shown" in" the" Primary" Entry" Book," returning" to" the" registrant" or" person"in"interest"the"duplicate"of"the"instrument,"with" appropriate"annotation,"certifying"that"he"has"recorded" the" instrument" after" reserving" one" copy" thereof" to" be" furnished" the" provincial" or" city" assessor" as" required" by" existing"law." (d)"Tax"sale,"attachment"and"levy,"notice"of"lis"pendens," adverse" claim" and" other" instruments" in" the" nature" of" involuntary"dealings"with"respect"to"unregistered"lands," if" made" in" the" form" sufficient" in" law," shall" likewise" be" admissible"to"record"under"this"section."" (e)" For" the" services" to" be" rendered" by" the" Register" of" Deeds" under" this" section," he" shall" collect" the" same" amount" of" fees" prescribed" for" similar" services" for" the" registration" of" deeds" or" instruments" concerning" registered"lands." XXXX" " (

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II.

CASE(DOCTRINE(

CASE) Baranda"v."Gustilo" " G.R."No."81163"""" " September"26,"1988"

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DOCTRINE) Purpose"of"Notice"of"Lis"Pendens" • Lis"pendens"has"been"conceived"to"protect"the"real"rights"of"the"party"causing"the"registration"thereof."With"the"lis" pendens"duly"recorded,"he"could"rest"secure"that"he"would"not"lose"the"property"or"any"part"of"it."For,"notice"of"lis" pendens"serves"as"a"warning"to"a"prospective"purchaser"or"incumbrancer"that"the"particular"property"is"in"litigation;" and"that"he"should"keep"his"hands"off"the"same,"unless"of"course"he"intends"to"gamble"on"the"results"of"the" litigation." Discretionary"power"of"the"court"to"cancel"lis"pendens"" • Delaying"tactics"of"party"in"case"at"bar"is"a"ground"for"cancellation"–"“While"ordinarily"a"notice"of"pendency"which" has"been"filed"in"a"proper"case,"cannot"be"cancelled"while"the"action"is"pending"and"undetermined,"the"proper"court" has"the"discretionary"power"to"cancel"it"under"peculiar"circumstances,"as"for"instance,"where"the"evidence"so"far" presented"by"the"plaintiff"does"not"bear"out"the"main"allegations"of"his"complaint,"and"where"the"continuances"of" the"trial,"for"which"the"plaintiff"is"responsible,"are"unnecessarily"delaying"the"determination"of"the"case"to"the" prejudice"of"the"defendant.”"" P.D."NO."1529"allows"cancellation"of"lis"pendens"upon"proof"that"the"purpose"of"notice"is"to"molest"the"adverse"party"and" failure"to"cancel"notice"pursuant"thereto"is"an"abuse"of"discretion." • Take"note"of"the"first"paragraph"of""Section)77)of)Presidential)Decree)No.)1529" Duty"of"register"of"deeds"is"ministerial"" • Under"Sections)10)and)117)of)Presidential)Decree)No.)1529,"the"function"of"a"Register"of"Deeds"with"reference"to" the"registration"of"deeds"encumbrance,"instruments"and"the"like"is"ministerial"in"nature." In"case"of"doubt,"opinion"of"Commissioner"must"be"sought" • In"case"of"doubt"as"to"the"proper"step"to"be"taken"in"pursuance"of"any"deed"."."."or"other"instrument"presented"to" him,"he"should"have"asked"the"opinion"of"the"Commissioner"of"Land"Registration"now,"the"Administrator"of"the" National"Land"Title"and"Deeds"Registration"Administration"in"accordance"with"Section)117)of)Presidential)Decree) No.)1529"

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Duran"v." Intermediate" Appellate"Court" " G.R."No."L[64159" " September"10,"1985"

Root"of"a"valid"title" • "."."."In"the"case"at"bar,"private"respondents,"in"good"faith"relied"on"the"certificate"of"title"in"the"name"of"Fe"S."Duran" and"as"aptly"stated"by"respondent"appellate"court"'(even"on"the"supposition"that"the"sale"was"void,"the"general"rule" that"the"direct"result"of"a"previous"illegal"contract"cannot"be"valid"on"the"theory"that"the"spring"cannot"rise"higher" than"its"source)"cannot"apply"here"for"we"are"confronted"with"the"functionings"of"the"Torrens"System"of" Registration."The"doctrine"to"follow"is"simple"enough:"a"fraudulent"or"forged"document"of"sale"may"become"the" ROOT"of"a"valid"title"if"the"certificate"of"title"has"already"been"transferred"from"the"name"of"the"true"owner"to"the" name"of"the"forger"or"the"name"indicated"by"the"forger."" Innocent"Mortgagee"must"be"protected" • More"specifically,"the"Court"has"ruled"that"a"bank"is"not"required"before"accepting"a"mortgage"to"make"an" investigation"of"the"title"of"the"property"being"given"as"security,"and"where"innocent"third"persons"like"mortgages" relying"on"the"certificate"of"title"acquire"rights"over"the"property,"their"rights"cannot"be"disregarded."

Medina"v."Chanco" " GR"No."L[34947" " September"30,"1982"

Action"to"annul"transfer"of"title"to"land"on"ground"of"fraud"" • It"is"very"clear"from"Section)55)of)the)Land)Registration)Act"that"although"an"original"owner"of"a"registered"land"may" seek"the"annulment"of"a"transfer"thereof"on"the"ground"of"fraud,"such"a"remedy"however,"is""without"prejudice"to" the"rights"of"any"innocent"holder"for"value''"of"a"certificate"of"title."" Circumstances"showing"why"petitioners"in"case"at"bar"are"innocent"holders"for"value" • The"petitioners"are"purchasers"in"good"faith"within"the"contemplation"of"Section)55)of)the)Land)Registration)Act."If" only"because"(1)"petitioners"did"not"acquire"the"property"in"question"from"Wagner"but"from"the"Leungs"and"this" transaction"between"Wagner"and"the"Leungs"took"place"in"1917,"or"four"years"after"the"alleged"fraudulent"execution" of"the"transfer"in"favor"of"Wagner;"(2)"the"transfer"or"conveyance"of"the"petitioners"took"place"only"in"1932"or"19" years"after"the"sale"to"the"Leungs"by"Wagner,"and"(3)"the"complaint"below"was"filed"only"in"1969,"more"than"50" years"after"the"first"transaction,"it"is"unbelievable"that"the"herein"petitioners"could"have"taken"part"in"any"manner"in" either"the"transfer"from"the"parents"of"the"private"respondents"to"Wagner"as"well"as"the"transfer"from"Wagner"to" the"Leungs."

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Republic"v."Court"of" Appeals" " GR"No."L[[40402" " March"16,"1987"

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Cadastral"courts"have"no"jurisdiction"to"re[open"a"case"that"was"finally"decided"already"on"the"ground"that"the"land"involved" is"public"land"which"cannot"be"subject"to"private"appropriation."" • It"must"be"stressed"that"said"lot"was"declared"public"land"by"virtue"of"a"court"decision"which"has"become"final"and"as" held"by"the"Supreme"Court"aforesaid"decision"is"res)judicata.)It"is"therefore"beyond"question"that"the"trial"court"has" no"jurisdiction"to"reopen"the"cadastral"proceeding"under"R.A."931"as"amended"by"R.A."2061"and"the"decision"therein" rendered"is"null"and"void"ab"initio."" Where"a"parcel"of"land"was"released"as"an"agricultural"land"for"disposition"under"the"Public"Land"Act"on"July"16,"1965"it"is" only"from"that"date"that"period"of"occupancy"for"purposes"of"confirmation"of"imperfect"or"incomplete"title"may"be"counted." • Thus,"even"if"the"reopening"of"the"cadastral"proceedings"was"at"all"possible,"private"respondents"have"not"qualified" for"a"grant"under"Sec.)48(b))of)Commonwealth)Act)141,"the"facts"being"that"private"respondents"could"only"be" credited"with"1"year,"9"months"and"20"days"possession"and"occupation"of"the"lots"involved,"counted"from"July"6," 1965,"the"date"when"the"land"area"in"sitio"San"Jose,""barrio"Cabcaban,"Mariveles,"Bataan,"known"as"Bataan"PMD"No." 267,"which"includes"the"lots"claimed"by"respondents,"had"been"segregated"from"the"forest"zone"and"released"by"the" Bureau"of"Forestry"as"an"agricultural"land"for"disposition"under"the"Public"Land"Act."Consequently,"under"the"above" mentioned"jurisprudence,"neither"private"respondents"nor"their"predecessors[in[interest"could"have"possessed"the" lots"for"the"requisite"period"of"30"years"as"disposable"agricultural"land."" One"who"buys"land"from"a"person"whose"title"is"void,"because"the"land"is"not"a"disposable"public"land,"even"if"he"were"an" innocent"buyer"in"good"faith,"acquires"no"protection"under"the"land"registration"law"" • Moreover,"it"is"well[settled"that"a"certificate"of"title"is"void,"when"it"covers"property"of"public"domain"classified"as" forest"or"timber"and"mineral"lands."Any"title"issued"on"non[disposable"lots"even"in"the"hands"of"an"alleged"innocent" purchaser"for"value,"shall"be"cancelled." 'Unless"and"until"the"land"classified"as"forest"is"released"in"an"official"proclamation"to"that"effect"so"that"it"may"form"part"of" the"disposable"lands"of"the"public"domain,"the"rules"on"confirmation"of"imperfect"title"do"not"apply."

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Development"Bank" View"that"the"Register’s"act"of"making"a"primary"entry"as"a"preliminary"process"in"registration"fails"to"find"support"from"a" of"the"Philippines"v." consideration"of"entire"context"of"Section)56) Acting"Register"of" • That""view""fails""to""find""support""from""a""consideration""of""entire""context""of""said""Section))56""which""in""another"" Deeds"of"Nueva"Ecija" part""also""provides""that""the""instrument""subject""of""a""primary""entry""“x""x""x""shall""be""regarded""as""registered"" " from""the""time""so""noted""x""x""x,”""and,""at""the""very""least,""gives""such""entry""from""the""moment""of""its""making""the"" UDK"No."7671"""" effect""of""putting""the""whole""world""on""notice"of"the"existence"the"instrument"so"entered."Such"effect"(of" " registration)"clearly""attaches""to""the""mere""making""of""the""entry""without""regard""to""the""subsequent""step""of"" June"23,"1988" annotating""a""memorandum""of""the""instrument""subject""of""the""entry""on""the""certificate""of""title""to""which""it"" refers.""Indeed,""said""Section,""in""also""providing""that""the""annotation,""“x""x""x""when""made""x""x""x""shall""bear""the"" same""date""x""x""x”""as""the""entry,""may""be""said""to""contemplate"unspecified"intervals"of"time"occurring"between"the" making"of"a"primary""entry""and""that""of""the""corresponding""annotation""on""the""certificate""of""title""without"" robbing"the"entry"of"the"effect"of"being"equivalent"to"registration."Neither,"therefore,""is""the""implication""in""the"" appealed""resolution""that""annotation""must""follow""entry""immediately"or"in"short"order"justified"by"the"language"of" Section)56." All"the"requisites"for"purposes"of"both"primary"entry"and"annotation"were"complied"with"by"the"DBP" • It""is,""furthermore,""admitted""that""the""requisite""registration""fees""were""fully""paid""and""that""the""certificate""of"" sale""was""registrable""on""its""face.""DBP,""therefore,""complied""with""all""that""was""required""of""it""for""purposes"on" both"primary"entry"and"annotation"of"the"certificate"of"sale."It"cannot"be""blamed""that""annotation""could""not""be"" made""contemporaneously""with""the""entry""because"the"originals"of"the"subject"certificates"of"title"were"missing"and" could"not"be""found,"since"it"had"nothing"to"do"with"their"safekeeping."If"anyone"was"responsible"for"failure"of" annotation,"it"was"the"Register"of"Deeds"who"was"chargeable"with"the"keeping"and"custody"of"those"documents." Current"doctrines"seems"to"be"that"entry"alone"produces"the"effect"of"registration"so"long"as"the"requisites"are"complied" with" • Current"doctrine"thus"seems"to"be"that"entry"alone"produces"the"effect"of"registration,"whether"the"transaction" entered"is"a"voluntary"or"an"involuntary"one,"so"long"as"the"registrant"has"complied"with"all"that"is"required"of"him" for"purposes"of"entry"and"annotation,"and"nothing"more"remains"to"be"done"but"a"duty"incumbent"solely"on"the" register"of"deeds."

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Luzon"Stevedoring" Corporation"v."Land" Registration" Commission" " G.R."No."L[15680"""" " May"30,"1962"

Payment"of"registration"fees"is"a"prerequisite"to"a"registration"of"documents." • Where,"as"in"the"present"case,"the"merger"agreement"involved"the"transfer"or"conveyance"of"the"properties"of"one" party"in"favor"of"the"other,"said"merger"agreement"could"not"be"registered"unless"the"fees"for"its"registration"be"paid" first." Reason""for"payment"of"fees" • The"reason"for"the"payment"of"registration"fees"is"not"the"consideration"of"the"transfer"or"conveyance"of"the" property"but"the"service"to"be"rendered"by"the"Registrar"of"Deeds."

Bel[Air"Village" Association,"Inc."v." Dionisio" " G.R."No."L[38354""" "June"30,"1989"

Purchaser"bound"by"the"annotation"found"at"the"back"of"the"certificate"of"title" • Purchasers"of"a"registered"land"are"bound"by"the"annotations"found"at"the"back"of"the"certificate"of"title"covering"the" subject"parcel"of"land." • When"the"petitioner"voluntarily"bought"the"subject"parcel"of"land"it"was"understood"that"he"took"the"same"free"of"all" encumbrances"except"notations"at"the"back"of"the"certificate"of"title,"among"them,"that"he"automatically"becomes"a" member"of"the"respondent"association."One"of"the"obligations"of"a"member"of"the"respondent"association"is"to"pay" certain"amounts"for"the"operation"and"activities"of"the"association"which"is"being"collected"by"the"Board"of" Governors."

L.P."Leviste"&" Company,"Inc."v." Noblejas" " G.R."No."L[28529""" " April"30,"1979" "

Prior"adverse"claim"covering"a"different"property"cannot"affect"a"later"entry" • The"rule"is"that"between"two"involuntary"documents,"the"earlier"prevails."Ordinarily,"therefore,"a"prior"adverse"claim" is"entitled"to"precedence"over"a"later"one."But"an"adverse"claim,"notwithstanding"its"prior"registration,"cannot"affect" an"adverse"claim"on"a"different"lot." Agreement"to"sell"must"be"registered" • Section)50)of)Act)496"expressly"provides"that"the"act"of"registration"shall"be"the"operative"act"to"convey"and"affect" the"land."And"Section)55)of)the)same)Act"requires"the"presentation"of"the"owner's"duplicate"certificate"of"title"for" the"registration"of"any"deed"or"voluntary"instrument."An"agreement"to"sell"involving"as"it"does"an"interest"less"than" an"estate"in"fee"simple,"the"same"should"be"registered"by"filing"it"with"the"Register"of"Deeds"who,"in"turn,"makes"a" brief"memorandum"thereof"upon"the"original"and"owner's"duplicate"certificate"of"title." Reason"for"the"requiring"the"production"of"the"owner's"duplicate"certificate"in"the"registration"of"a"voluntary"instrument" • Being"a"willful"act"of"the"registered"owner,"it"is"presumed"that"he"is"interested"in"registering"the"instrument"and" would"willingly"surrender,"present"or"produce"his"duplicate"certificate"of"title"to"the"Register"of"Deeds"in"order"to" accomplish"such"registration." Procedure"where"owner"refuses"to"surrender"duplicate"certificate" • Where"the"owner"refuses"to"surrender"it,"the"grantee"may"file"with"the"Register"of"Deeds"a"statement"setting"forth" his"adverse"claim,"as"provided"for"in)Section)110)of)Act)496."In"such"a"case,"the"annotation"of"the"instrument"upon" the"entry"book"is"sufficient"to"affect"the"real"estate"to"which"it"relates,"although"Section)72)of)Act)496"imposes"upon"

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the"Register"of"Deeds"the"duty"to"require"the"production"by"the"registered"owner"of"his"duplicate"certificate"for"the" inscription"of"the"adverse"claim." Purpose"of"adverse"claim" • “it"is"a"measure"designed"to"protect"the"interest"of"a"person"over"the"piece"of"real"property"where"the"registration"of" such"interest"or"right"is"NOT"OTHERWISE"PROVIDED"for"by"the"land"Registration"Act,"and"serves"as"a"notice"and" warning"to"third"parties"dealing"with"said"property"that"someone"is"claiming"an"interest"on"the"same"or"a"better"right" than"the"registered"owner"thereof.”" When"special"remedy"of"adverse"claim"can"be"availed"of" • It"must"be"shown"that"there"is"no"other"provision"in"the"law"for"registration"of"the"claimant's"alleged"right"or"interest" in"the"property."As"the"Land"Registration"Act"specifically"prescribes"the"procedure"for"registration"of"the"vendee's" right"on"a"registered"property"(Section)57),"the"filing"of"an"adverse"claim"is"ineffective"for"the"purpose"of"protecting" the"vendee's"right." Adverse"claim,"when"ineffective" • Where"it"does"not"appear"that"the"vendee"registered"the"agreement"to"sell"under"Section)52)of)Act)496"nor"is"it" shown"that"the"registered"owner"refused"to"surrender"the"duplicate"certification"or"the"annotation"of"said" instrument;"instead,"the"vendee"merely"filed"an"adverse"claim"based"on"said"agreement"to"sell,"the"filing"of"the" adverse"claim"is"ineffective"for"protecting"vendee's"right"or"interest"on"the"lot,"considering"that"Section)52)of)the) Land)Registration)Act"prescribes"the"procedure"for"registration"of"interest"less"than"an"estate"in"fee"simple" An"ineffective"adverse"claim"cannot"affect"subsequent"entry" • Where"the"adverse"claim"filed"by"the"vendee"is"not"valid"the"same"does"not"have"the"effect"of"a"conveyance"of"his" right"or"interest"on"the"lot"and"could"not"prejudice"any"right"that"may"have"arisen"thereafter"in"favor"of"third"parties." Consequently,"the"attachments"subsequently"entered"are"superior"to"that"acquired"by"the"vendee"and"will"have"to" be"carried"over"to"the"new"title"to"be"issued"in"vendee's"favor."

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Roxas"v."Dinglasan" " G.R."No."L[27234"" " May"30,"1969" "

Intervenors"not"entitled"to"vindicate"ownership"of"land"in"question"because"non[registration"is"fatal." • The"complaint"in"intervention"was"to"vindicate"ownership"of"the"land"in"the"intervenors."The"deed"of"sale"involving" the"parcel"of"land"covered"by"Certificate"of"Title"No."9125"in"the"name"of"the"vendor,"Felisa"Kalaw,"not"having"been" registered,"the"said"intervenors"did"not"acquire"ownership"of"the"land."It"is"well"settled"that"in"case"of"sale"of"a"piece" of"land"titled"under"the"Torrens"System,"it"is"the"act"of"registration,"and"not"tradition,"that"transfers"the"ownership"of" the"land"sold." Negligence"of"intervenors"in"instant"case"is"fatal" • As"the"vendor"did"not"deliver"to"the"intervenors"her"duplicate"certificate"of"title,"they"should"have"consulted"a"good" lawyer"who"could"have"advised"them"to"protect"their"rights"by"filing"with"the"Office"of"the"Register"of"Deeds"an" adverse"claim"under"Section)110)of)Act)No.)496,"as"amended."Had"they"filed"an"adverse"claim,"Pedro"Dinglasan" would"not"have"been"able"to"obtain"cancellation"of"Felisa"Kalaw's"certificate"of"title"and"the"issuance"of"a"new" transfer"certificate"of"title"in"his"name."They"were,"thus,"negligent"and"their"negligence"was"the"proximate"cause"of" their"loss." Validity"of"mortgage"in"instant"case" • Although"the"mortgagor,"Pedro"Dinglasan,"was"not"the"owner"of"the"property"mortgaged,"he"having"secured"title" thereto"thru"fraud"or"falsification"of"a"public"document,"the"mortgage"was"valid"because"Leonora"T."Roxas,"the" mortgagee,"was"an"innocent"mortgagee"for"value."She"relied"upon"the"mortgagor's"transfer"certificate"of"title"which" according"to"the"Register"of"Deeds"was"genuine"and"free"from"any"objection."

Gatioan"v."Gaffud" " G.R."No."L[21953"" " March"28,"1969" " "

Mortgagee"bank"not"in"good"faith"in"instant"case" • There"is"no"merit"to"the"contention"that"the"lower"court"should"have"declared"appellant"bank"an"innocent" mortgagee"in"good"faith"and"for"value"as"regards"the"mortgages"executed"in"its"favor"by"the"defendant"spouses"and" duly"annotated"on"their"OCT"P[6038"and"consequently,"the"said"mortgage"annotations"should"be"carried"over"to"and" considered"as"incumbrances"on"the"land"covered"by"TCT"No."T["1212"of"appellee"which"is"the"same"identical"land" covered"by"OCT"P["6038"of"the"defendants"spouses."Moreover,"it"is"a"matter"of"judicial"notice"that"before"a"bank" grants"a"loan"on"the"security"of"land,"it"first"undertakes"a"careful"examination"of"the"title"of"the"applicant"as"well"as"a" physical"and"on[the[spot"investigation"of"the"land"itself"offered"as"security."Undoubtedly,"had"appellant"bank"taken" such"a"step"which"is"demanded"by"the"most"ordinary"prudence,"it"would"have"easily"discovered"the"flaw"in"the"title" of"the"defendant"spouses;"and"if"it"did"not"conduct"such"examination"and"investigation,"it"must"be"held"to"be"guilty" of"gross"negligence"in"granting"them"the"loans"in"question."In"either"case,"appellant"Bank"cannot"be"considered"as"a" mortgagee"in"good"faith"within"the"contemplation"of"the"law."

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Development"Bank" of"the"Philippines"v." Mangawang" " G.R."No."L[18861" " June"30,"1964"

In"a"double"sale"of"land,"the"title"first"registered"is"valid" • Where"a"person"sells"the"same"land"to"two"different"persons"who"are"unaware"of"the"flaw"that"lies"in"its"title,"the" law"adjudicates"the"property"to"the"purchaser"who"first"registers"the"transaction"in"his"name"in"the"registry"of" property."

Bergado"v."Court"of" Appeals" " G.R."No."84051" " May"19,"1989" "

Doctrine"of"imprescriptibility"under"the"torrens"system"and"preference"of"buyer"who"first"registered"not"applicable"to"case"at" bar." • The"principles"cited,"while"admittedly"correct,"are"nonetheless"not"applicable"to"the"case"at"bar."The"reason"is"that" what"the"petitioners"registered"was"not"their"ownership"of"the"property"but"the"Escritura"de"Compraventa,"and"at" that"only"in"1964,"thirty[six"years"after"it"was"executed"by"Marciana"Trinidad."The"most"she"conveyed"to"the" petitioners'"parents"was"inchoate"ownership"as"she"herself"was"not"the"registered"owner."The"property"remained"in" the"names"of"Trinidad's"parents;"no"transfer"certificate"of"title"had"been"issued"in"her"favor."Consequently,"no" certificate"could"also"be"issued"in"the"petitioners'"names."Moreover,"the"petitioners"did"not"take"possession"of"the" land"as"they"could"have"on"the"strength"of"the"Escritura"de"Compraventa."Worse,"they"permitted"the"PTA"and"later" the"Republic"to"do"so"and"made"no"protest"at"all"until"1981." For"double"sales,"ownership"vests"in"buyer"first"in"possession"of"property"in"good"faith" • In"the"view"of"the"Court,"the"most"telling"consideration"is"that"the"petitioners'"parents"did"not"immediately"take" possession"of"the"property"upon"the"execution"by"Marciana"Trinidad"of"the"Escritura"de"Compraventa"in"1928."And" neither"did"the"petitioners"themselves"when"their"parents"died."The"petitioners'"claim"is"that"they"were"ousted"from" the"land"only"in"1979,"but"this"is"belied"by"the"buildings"and"other"constructions"already"erected"thereon"at"the"time" by"the"PTA"and"the"government."Moreover,"the"petitioners"have"not"shown"that"they"had"paid"the"corresponding" realty"taxes"on"the"land"during"any"of"the"years"they"were"supposedly"occupying"the"same."The"inscription"of"the" Escritura"de"Compraventa"in"1964"produced"no"legal"effect"because"it"was"made"in"bad"faith."Ownership"should" therefore"vest"in"the"respondent"Republic"of"the"Philippines"because"it"was"first"in"possession"of"the"property"in" good"faith."

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ASSIGNMENT)#6) )

I.


lien" is" not" claimed" on" all" the" land" in" any" certificate" of" title" a" description"sufficiently"accurate"for"identification"of"the"land"or" interest"intended"to"be"affected."A"restraining"order,"injunction" or" mandamus" issued" by" the" court" shall" be" entered" and" registered"on"the"certificate"of"title"affected,"free"of"charge.""

( A. Presidential(Decree(No.(1529( XXXX" Section) 10." General' functions' of' Registers' of' Deeds." The" office" of" the" Register" of" Deeds" constitutes" a" public" repository" of" records" of" instruments" affecting" registered" or" unregistered" lands" and" chattel" mortgages" in" the" province" or" city" wherein" such"office"is"situated."" It" shall" be" the" duty" of" the" Register" of" Deeds" to" immediately" register" an" instrument" presented" for" registration" dealing" with" real"or"personal"property"which"complies"with"all"the"requisites" for"registration."He"shall"see"to"it"that"said"instrument"bears"the" proper"documentary"and"science"stamps"and"that"the"same"are" properly"canceled."If"the"instrument"is"not"registerable,"he"shall" forthwith"deny"registration"thereof"and"inform"the"presentor"of" such" denial" in" writing," stating" the" ground" or" reason" therefor," and"advising"him"of"his"right"to"appeal"by"consulta"in"accordance" with"Section"117"of"this"Decree." XXXX" II.)INVOLUNTARY)DEALINGS" Section)69."Attachments."An"attachment,"or"a"copy"of"any"writ," order"or"process"issued"by"a"court"of"record,"intended"to"create" or" preserve" any" lien," status," right," or" attachment" upon" registered" land," shall" be" filed" and" registered" in" the" Registry" of" Deeds" for" the" province" or" city" in" which" the" land" lies," and," in" addition" to" the" particulars" required" in" such" papers" for" registration," shall" contain" a" reference" to" the" number" of" the" certificate" of" title" to" be" affected" and" the" registered" owner" or" owners" thereof," and" also" if" the" attachment," order," process" or" %

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Section) 70."Adverse'claim."Whoever"claims"any"part"or"interest" in" registered" land" adverse" to" the" registered" owner," arising" subsequent" to" the" date" of" the" original" registration," may," if" no" other"provision"is"made"in"this"Decree"for"registering"the"same," make"a"statement"in"writing"setting"forth"fully"his"alleged"right" or" interest," and" how" or" under" whom" acquired," a" reference" to" the" number" of" the" certificate" of" title" of" the" registered" owner," the"name"of"the"registered"owner,"and"a"description"of"the"land" in"which"the"right"or"interest"is"claimed." The"statement"shall"be"signed"and"sworn"to,"and"shall"state"the" adverse" claimant's" residence," and" a" place" at" which" all" notices" may" be" served" upon" him." This" statement" shall" be" entitled" to" registration" as" an" adverse" claim" on" the" certificate" of" title." The" adverse"claim"shall"be"effective"for"a"period"of"thirty"days"from" the" date" of" registration." After" the" lapse" of" said" period," the" annotation" of" adverse" claim" may" be" canceled" upon" filing" of" a" verified" petition" therefor" by" the" party" in" interest:" Provided," however,"that"after"cancellation,"no"second"adverse"claim"based" on"the"same"ground"shall"be"registered"by"the"same"claimant." Before" the" lapse" of" thirty" days" aforesaid," any" party" in" interest" may"file"a"petition"in"the"Court"of"First"Instance"where"the"land" is" situated" for" the" cancellation" of" the" adverse" claim," and" the" court" shall" grant" a" speedy" hearing" upon" the" question" of" the" validity"of"such"adverse"claim,"and"shall"render"judgment"as"may" be" just" and" equitable." If" the" adverse" claim" is" adjudged" to" be" invalid,"the"registration"thereof"shall"be"ordered"canceled."If,"in"


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any"case,"the"court,"after"notice"and"hearing,"shall"find"that"the" adverse" claim" thus" registered" was" frivolous," it" may" fine" the" claimant" in" an" amount" not" less" than" one" thousand" pesos" nor" more" than" five" thousand" pesos," in" its" discretion." Before" the" lapse" of" thirty" days," the" claimant" may" withdraw" his" adverse" claim" by" filing" with" the" Register" of" Deeds" a" sworn" petition" to" that"effect."" Section)71."Surrender'of'certificate'in'involuntary'dealings."If"an" attachment"or"other"lien"in"the"nature"of"involuntary"dealing"in" registered"land"is"registered,"and"the"duplicate"certificate"is"not" presented" at" the" time" of" registration," the" Register" of" Deeds" shall," within" thirtyMsix" hours" thereafter," send" notice" by" mail" to" the" registered" owner," stating" that" such" paper" has" been" registered,"and"requesting"him"to"send"or"produce"his"duplicate" certificate" so" that" a" memorandum" of" the" attachment" or" other" lien" may" be" made" thereon." If" the" owner" neglects" or" refuses" to" comply" within" a" reasonable" time," the" Register" of" Deeds" shall" report" the" matter" to" the" court," and" it" shall," after" notice," enter" an"order"to"the"owner,"to"produce"his"certificate"at"a"time"and" place" named" therein," and" may" enforce" the" order" by" suitable" process." Section) 72." Dissolution," etc." of" attachments," etc." Attachments" and" liens" of" every" description" upon" registered" land" shall" be" continued," reduced," discharged" and" dissolved" by" any" method" sufficient" in" law," and" to" give" effect" to" the" continuance," reduction," discharge" or" dissolution" thereof" the" certificate" or" other" instrument" for" that" purpose" shall" be" registered" with" the" Register"of"Deeds." Section)73."Registration"of"orders"of"court,"etc."If"an"attachment" is" continued," reduced," dissolved," or" otherwise" affected" by" an" order," decision" or" judgment" of" the" court" where" the" action" or" proceedings" in" which" said" attachment" was" made" is" pending" or" by"an"order"of"a"court"having"jurisdiction"thereof,"a"certificate"of" the"entry"of"such"order,"decision"or"judgment"from"the"clerk"of" %

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court" or" the" judge" by" which" such" decision," order" or" judgment" has" been" rendered" and" under" the" seal" of" the" court," shall" be" entitled" to" be" registered" upon" presentation" to" the" Register" of" Deeds."" Section) 74." Enforcement' of' liens' on' registered' land." Whenever" registered"land"is"solved"on"execution,"or"taken"or"sold"for"taxes" or" for" any" assessment" or" to" enforce" a" lien" of" any" character," or" for" any" costs" and" charges" incident" to" such" liens," any" execution" or"copy"of"execution,"any"officer's"return,"or"any"deed,"demand," certificate,"or"affidavit,"or"other"instrument"made"in"the"course" of"the"proceedings"to"enforce"such"liens"and"required"by"law"to" be" recorded," shall" be" filed" with" the" Register" of" Deeds" of" the" province" or" city" where" the" land" lies" and" registered" in" the" registration" book," and" a" memorandum" made" upon" the" proper" certificate"of"title"in"each"case"as"lien"or"encumbrance." Section) 75." Application' for' new' certificate' upon' expiration' of' redemption' period." Upon" the" expiration" of" the" time," if" any," allowed" by" law" for" redemption" after" registered" land" has" been" sold"on"execution"taken"or"sold"for"the"enforcement"of"a"lien"of" any" description," except" a" mortgage" lien," the" purchaser" at" such" sale" or" anyone" claiming" under" him" may" petition" the" court" for" the"entry"of"a"new"certificate"of"title"to"him." Before" the" entry" of" a" new" certificate" of" title," the" registered" owner"may"pursue"all"legal"and"equitable"remedies"to"impeach" or"annul"such"proceedings." Section) 76." Notice' of' lis' pendens." No" action" to" recover" possession"of"real"estate,"or"to"quiet"title"thereto,"or"to"remove" clouds" upon" the" title" thereof," or" for" partition," or" other" proceedings" of" any" kind" in" court" directly" affecting" the" title" to" land"or"the"use"or"occupation"thereof"or"the"buildings"thereon," and" no" judgment," and" no" proceeding" to" vacate" or" reverse" any" judgment,"shall"have"any"effect"upon"registered"land"as"against" persons" other" than" the" parties" thereto," unless" a" memorandum" or"notice"stating"the"institution"of"such"action"or"proceeding"and"


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the" court" wherein" the" same" is" pending," as" well" as" the" date" of" the"institution"thereof,"together"with"a"reference"to"the"number" of" the" certificate" of" title," and" an" adequate" description" of" the" land"affected"and"the"registered"owner"thereof,"shall"have"been" filed"and"registered."" Section)77."Cancellation'of'lis'pendens."Before"final"judgment,"a" notice"of"lis"pendens"may"be"canceled"upon"order"of"the"court," after" proper" showing" that" the" notice" is" for" the" purpose" of" molesting" the" adverse" party," or" that" it" is" not" necessary" to" protect"the"rights"of"the"party"who"caused"it"to"be"registered."It" may" also" be" canceled" by" the" Register" of" Deeds" upon" verified" petition"of"the"party"who"caused"the"registration"thereof." At" any" time" after" final" judgment" in" favor" of" the" defendant," or" other" disposition" of" the" action" such" as" to" terminate" finally" all" rights" of" the" plaintiff" in" and" to" the" land" and/or" buildings" involved," in" any" case" in" which" a" memorandum" or" notice" of" lis" pendens" has" been" registered" as" provided" in" the" preceding" section," the" notice" of" lis" pendens" shall" be" deemed" canceled" upon" the" registration" of" a" certificate" of" the" clerk" of" court" in" which"the"action"or"proceeding"was"pending"stating"the"manner" of"disposal"thereof." CHAPTER) VI.) REGISTRATION) OF) JUDGMENTS;) ORDERS;) PARTITIONS" Section) 78." Judgment' for' Plaintiff." Whenever" in" any" action" to" recover" possession" or" ownership" of" real" estate" or" any" interest" therein" affecting" registered" land" judgment" is" entered" for" the" plaintiff," such" judgment" shall" be" entitled" to" registration" on" presentation"of"a"certificate"of"the"entry"thereof"from"the"clerk" of"court"where"the"action"is"pending"to"the"Register"of"Deeds"for" the" province" or" city" where" the" land" lies," who" shall" enter" a" memorandum"upon"the"certificate"of"title"of"the"land"to"which" such"judgment"relates."If"the"judgment"does"not"apply"to"all"the" land" described" in" the" certificate" of" title," the" certificate" of" the" clerk" of" the" court" where" the" action" is" pending" and" the" %

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memorandum"entered"by"the"Register"of"Deeds"shall"contain"a" description"of"the"land"affected"by"the"judgment."" Section) 79." Judgment' adjudicating' ownership." When" in" any" action" to" recover" the" ownership" of" real" estate" or" an" interest" therein" execution" has" been" issued" in" favor" of" the" plaintiff," the" latter" shall" be" entitled" to" the" entry" of" a" new" certificate" of" title" and" to" the" cancellation" of" the" original" certificate" and" owner's" duplicate" of" the" former" registered" owner." If" the" registered" owner" neglects" or" refuses" within" a" reasonable" time" after" request" of" the" plaintiff" to" produce" his" duplicate" certificate" in" order" that" the" same" may" be" canceled," the" court" shall," on" application" and" after" notice," enter" an" order" to" the" owner" to" produce" his" certificate" at" the" time" and" place" designated," and" may"enforce"the"order"by"suitable"process." Section)80."Execution'of'deed'by'virtue'of'judgment."Every"court" rendering"judgment"in"favor"of"the"plaintiff"affecting"registered" land" shall," upon" petition" of" said" plaintiff," order" and" parties" before" it" to" execute" for" registration" any" deed" or" instrument" necessary" to" give" effect" to" the" judgment," and" shall" require" the" registered" owner" to" deliver" his" duplicate" certificate" to" the" plaintiff"or"to"the"Register"of"Deeds"to"be"canceled"or"to"have"a" memorandum"annotated"upon"it."In"case"the"person"required"to" execute" any" deed" or" other" instrument" necessary" to" give" effect" to"the"judgment"is"absent"from"the"Philippines,"or"is"a"minor,"or" insane," or" for" any" reason" not" amenable" to" the" process" of" the" court"rendering"the"judgment,"said"court"may"appoint"a"suitable" person" as" trustee" to" execute" such" instrument" which," when" executed,"shall"be"entitled"to"registration." Section) 81." Judgment' of' partition." In" proceedings" for" partition" of" registered" land," after" the" entry" of" the" final" judgment" of" partition,"a"copy"of"such"final"judgment,"certified"by"the"clerk"of" the" court" rendering" the" same," shall" be" filed" and" registered;" thereupon,"if"the"land"is"set"of"to"the"owners"in"severalty,"each" owner"shall"be"entitled"to"have"his"certificate"entered"showing"


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the"share"set"off"to"him"in"severalty,"and"to"receive"an"owner's" duplicate"thereof."" If"the"land"is"ordered"by"the"court"to"be"sold,"the"purchaser"or" his" assigns" shall" be" entitled" to" certificate" of" title" entered" in" his" or"their"favor"upon"presenting"a"certified"copy"of"the"judgment" confirming"the"sale." In"case"the"land"is"ordered"by"the"court"to"be"assigned"to"one"of" the"parties"upon"payment"to"the"others"of"the"sum"ordered"by" the"court,"the"party"to"whom"the"land"is"thus"assigned"shall"be" entitled" to" have" a" certificate" of" title" entered" in" his" favor" upon" presenting"a"certified"copy"of"the"judgment:"Provided,"however," that" any" new" certificate" entered" in" pursuance" of" partition" proceedings," whether" by" way" of" setMoff" or" of" assignment" or" of" sale," shall" contain" a" reference" memorandum" to" the" final" judgment"of"partition,"and"shall"be"conclusive"as"to"the"title"to" the" same" extent" and" against" the" same" persons" as" such" judgment" is" made" conclusive" by" the" laws" applicable" thereto:" and" provided," further," that" any" person" holding" such" certificate" of"title"or"a"transfer"thereof"shall"have"the"right"to"petition"the" court" at" any" time" to" cancel" the" memorandum" relating" to" such" judgment"or"order"and"the"court,"after"notice"and"hearing,"may" grant"the"petition."Such"certificate"shall"thereafter"be"conclusive" in"the"same"manner"and"to"the"same"extent"as"other"certificates" of"title." Section) 82." Registration' of' prior' registered' mortgaged' or' lease' on'partitioned'property."If"a"certified"copy"of"a"final"judgment"or" decree"of"partition"is"presented"and"it"appears"that"a"mortgage" or"lease"affecting"a"specific"portion"or"an"undivided"share"of"the" premises"had"previously"been"registered,"the"Register"of"Deeds" shall"carry"over"such"encumbrance"on"the"certificate"of"title"that" may"be"issued." Section) 83." Notice' of' insolvency." Whenever" proceeding" in" bankruptcy" or" insolvency," or" analogous" proceedings," are" instituted"against"a"debtor"who"owns"registered"land,"it"shall"be" %

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the" duty" of" the" officer" serving" the" notice" of" the" institution" of" such"proceedings"on"the"debtor"to"file"a"copy"thereof"with"the" office"of"the"Register"of"Deeds"for"the"province"or"city"where"the" land"of"the"debtor"lies."The"assignee"or"trustee"appointed"by"the" court"in"such"proceedings"shall"be"entitled"to"the"entry"of"a"new" certificate" of" the" registered" land" of" the" debtor" or" bankrupt," upon"presenting"and"filing"a"certified"copy"of"the"assignment"in" insolvency" or" order" or" adjudication" in" bankruptcy" with" the" insolvent's" or" bankrupt's" duplicate" certificate" of" title;" but" the" new"certificate"shall"state"that"it"is"entered"to"him"as"assignee"in" insolvency"or"trustee"in"bankruptcy"or"other"proceedings,"as"the" case"may"be."" Section)84."Judgment'or'order'vacating'insolvency'proceedings." Whenever"any"of"the"proceedings"of"the"character"named"in"the" preceding" section" against" a" registered" owner," of" which" notice" has"been"registered,"is"vacated"by"judgment,"a"certified"copy"of" the" judgment" or" order" may" be" registered." Where" a" new" certificate" has" been" entered" in" the" name" of" the" assignee" or" trustee," such" certificate" shall" be" surrendered" for" cancellation" and"forthwith"the"debtor"shall"be"entitled"to"the"entry"of"a"new" certificate"to"him." Section) 85." Land' taken' by' eminent' domain." Whenever" any" registered"land,"or"interest"therein,"is"expropriated"or"taken"by" eminent" domain," the" National" Government," province," city," municipality," or" any" other" agency" or" instrumentality" exercising" such" right" shall" file" for" registration" in" the" proper" Registry" a" certified"copy"of"the"judgment"which"shall"state"definitely,"by"an" adequate" description," the" particular" property" or" interest" expropriated," the" number" of" the" certificate" of" title," and" the" nature"of"the"public"use."A"memorandum"of"the"right"or"interest" taken"shall"be"made"on"each"certificate"of"title"by"the"Register"of" Deeds,"and"where"the"fee"simple"title"is"taken,"a"new"certificate" shall" be" issued" in" favor" of" the" National" Government," province," city," municipality," or" any" other" agency" or" instrumentality" exercising" such" right" for" the" land" so" taken." The" legal" expenses"


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incident" to" the" memorandum" of" registration" or" issuances" incident" to" the" memorandum" of" registration" or" issuance" of" a" new" certificate" shall" be" for" the" account" of" the" authority" taking" the"land"or"interest"therein." Section) 86." Extrajudicial' settlement' of' estate." When" a" deed" of" extrajudicial" settlement" has" been" duly" registered," the" Register" of" Deeds" shall" annotate" on" the" proper" title" the" twoMyear" lien" mentioned" in" Section" 4" of" Rule" 74" of" the" Rules" of" Court." Upon" the" expiration" of" the" twoMyear" period" and" presentation" of" a" verified"petition"by"the"registered"heirs,"devisees"or"legatees"or" any" other" party" in" interest" that" no" claim" or" claims" of" any" creditor,"heir"or"other"person"exist,"the"Register"of"Deeds"shall" cancel"the"twoMyear"lien"noted"on"the"title"without"the"necessity" of" a" court" order." The" verified" petition" shall" be" entered" in" the" Primary" Entry" Book" and" a" memorandum" thereof" made" on" the" title."" No" deed" of" extrajudicial" settlement" or" affidavit" of" adjudication" shall"be"registered"unless"the"fact"of"extrajudicial"settlement"or" adjudication" is" published" once" a" week" for" three" consecutive" weeks"in"a"newspaper"of"general"circulation"in"the"province"and" proof"thereof"is"filed"with"the"Register"of"Deeds."The"proof"may" consist"of"the"certification"of"the"publisher,"printer,"his"foreman" or" principal" clerk," or" of" the" editor," business" or" advertising" manager"of"the"newspaper"concerned,"or"a"copy"of"each"week's" issue"of"the"newspaper"wherein"the"publication"appeared." Section) 87." Filing' of' letters' of' administration' and' will." Before" the"executor"or"administrator"of"the"estate"of"a"deceased"owner" of"registered"land"may"deal"with"the"same,"he"shall"file"with"the" office"of"the"Register"of"Deeds"a"certified"copy"of"his"letters"of" administration"or"if"there"is"a"will,"a"certified"copy"thereof"and" the" order" allowing" the" same," together" with" the" letters" testamentary"or"of"administration"with"the"will"annexed,"as"the" case"may"be,"and"shall"produce"the"duplicate"certificate"of"title," and" thereupon" the" Register" of" Deeds" shall" enter" upon" the" %

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certificate" a" memorandum" thereof," making" reference" to" the" letters"and/or"will"by"their"file"number,"and"the"date"of"filing"the" same." Section)88."Dealings'by'administering'subject'to'court'approval." After"a"memorandum"of"the"will,"if"any,"and"order"allowing"the" same,"and"letters"testamentary"or"letters"of"administration"have" been" entered" upon" the" certificate" of" title" as" hereinabove" provided," the" executor" or" administrator" may" alienate" or" encumber" registered" land" belonging" to" the" estate," or" any" interest" therein," upon" approval" of" the" court" obtained" as" provided"by"the"Rules"of"Court."" Section)89."Land'devised'to'executor."When"it"appears"by"will,"a" certified" copy" of" which" with" letters" testamentary" had" already" been" filed" as" provided" in" this" Decree," that" registered" land" is" devised"to"the"executor"to"his"own"use,"or"upon"some"trust,"the" executor" may" have" the" land" transferred" to" himself" upon" the" register"in"like"manner"and"subject"to"like"terms"and"conditions" and"to"like"rights"as"in"the"case"of"a"transfer"pursuant"to"a"deed" filed"in"the"office"of"the"Register"of"Deeds." XXXX" Section) 113." Recording' of' instruments' relating' to' unregistered' lands.'See'ASSIGNMENT)#5) XXXX" CHAPTER)XV.)CONSULTAS" Section)117."Procedure."When"the"Register"of"Deeds"is"in"doubt" with"regard"to"the"proper"step"to"be"taken"or"memorandum"to" be" made" in" pursuance" of" any" deed," mortgage" or" other" instrument" presented" to" him" for" registration," or" where" any" party" in" interest" does" not" agree" with" the" action" taken" by" the" Register" of" Deeds" with" reference" to" any" such" instrument," the" question" shall" be" submitted" to" the" Commissioner" of" Land" Registration"by"the"Register"of"Deeds,"or"by"the"party"in"interest" thru"the"Register"of"Deeds.""


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Where" the" instrument" is" denied" registration," the" Register" of" Deeds" shall" notify" the" interested" party" in" writing," setting" forth" the"defects"of"the"instrument"or"legal"grounds"relied"upon,"and" advising"him"that"if"he"is"not"agreeable"to"such"ruling,"he"may," without"withdrawing"the"documents"from"the"Registry,"elevate" the"matter"by"consulta"within"five"days"from"receipt"of"notice"of" the" denial" of" registration" to" the" Commissioner" of" Land" Registration." The" Register" of" Deeds" shall" make" a" memorandum" of" the" pending" consulta" on" the" certificate" of" title" which" shall" be" canceled" motu" proprio" by" the" Register" of" Deeds" after" final" resolution" or" decision" thereof," or" before" resolution," if" withdrawn"by"petitioner." The" Commissioner" of" Land" Registration," considering" the" consulta" and" the" records" certified" to" him" after" notice" to" the" parties"and"hearing,"shall"enter"an"order"prescribing"the"step"to" be"taken"or"memorandum"to"be"made."His"resolution"or"ruling" in"consultas"shall"be"conclusive"and"binding"upon"all"Registers"of" Deeds," provided," that" the" party" in" interest" who" disagrees" with" the"final"resolution,"ruling"or"order"of"the"Commissioner"relative" to" consultas" may" appeal" to" the" Court" of" Appeals" within" the" period"and"in"manner"provided"in"Republic"Act"No."5434.) XXXX" " (

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II.

CASE(DOCTRINE(

CASE) Director"of"Lands"v." Ababa" " G.R."No."LM26096" " February"27,"1979"

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DOCTRINE) Registration"of"interest"or"adverse"claim"is"allowed"(Section)110)" • An"adverse"claim"may"be"registered"only"by"whoever"claims"any"part"or"interest"in"registered"land"adverse"to"the" registered"owner,"arising"subsequent"to"the"date"of"the"original"registration,"if"no"other"provision"is"made"in"this"Act) (496)"for"registering"the"same."A"contract"for"a"contingent"fee"being"valid,"it"vested"in"the"adverseMclaimant"an" interest"or"right"over"the"lots"in"question"to"the"extent"of"oneMhalf"thereof."The"interest"become"vested"in"adverseM claimant"after"the"case"was"won"on"appeal"because"only"then"did"the"assignment"of"the"one"half"portion"of"the"lots" in"question"became"effective"and"binding."Since"the"interest"or"claim"of"counsel"in"the"lots"in"question"arose"long" after"the"original"registration,"there"is"no"other"provision"of"the"Land)Registration)Act)under"which"the"interest"or" claim"may"be"registered"except"as"an"adverse"claim"under"Section)110)of)the)Act."The"interest"or"claim"cannot"be" registered"as"an"attorney's"charging"lien."There"being"substantial"compliance"with"Section)110)of)Act)496,"the" registration"of"the"adverse"claim"is"valid."Being"valid,"its"registration"should"not"be"canceled"because"it"is"only"when" such"claim"is"found"unmeritorious"that"the"registration"thereof"may"be"canceled." Effect"of"adverse"claim" • The"annotation"of"an"adverse"claim"is"an"measure"designed"to"protect"the"interest"of"a"person"over"a"piece"of"real" property"where"the"registration"of"such"interest"or"right"is"NOT"OTHERWISE"PROVIDED"for"by"the"Land"Registration" Act,"and"serves"as"a"notice"and"warning"to"third"parties"dealing"with"said"property"that"someone"is"claiming"an" interest"in"the"same"or"a"better"right"than"the"registered"owner"thereof." Scope"of"Rule)138,)Section)37" • A"charging"lien"under"Section)37,)Rule)138)of)the)Revised)Rules)of)Court"is"limited"only"to"money"judgments"and"not" to"judgments"for"the"annulment"of"a"contract"or"for"delivery"of"real"property."

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Sajonas"v."CA" " G.R."No."102377" " July"5,"1996"

Under"the"Torrens"system,"registration"is"the"operative"act"which"gives"validity"to"the"transfer"or"creates"a"lien"upon"the" land."How"to"register"adverse"claim:" • Such"notice"is"registered"by"filing"a"sworn"statement"with"the"Register"of"Deeds"of"the"province"where"the"property" is"located,"setting"forth"the"basis"of"the"claimed"right"together"with"other"data"pertinent"thereto." One"who"buys"without"checking"the"vendor’s"title"takes"all"the"risks"and"losses"consequent"to"such"failure" • While"it"is"true"that"under"the"provisions"of"the"Property"Registration"Decree,"deeds"of"conveyance"of"property" registered"under"the"system,"or"any"interest"therein"only"take"effect"as"a"conveyance"to"bind"the"land"upon"its" registration,"and"that"a"purchaser"is"not"required"to"explore"further"than"what"the"Torrens"title,"upon"its"face," indicates"in"quest"for"any"hidden"defect"or"inchoate"right"that"may"subsequently"defeat"his"right"thereto," nonetheless,"this"rule"is"not"absolute."Thus,"one"who"buys"from"the"registered"owner"need"not"have"to"look"behind" the"certificate"of"title,"he"is,"nevertheless,"bound"by"the"liens"and"encumbrances"annotated"thereon."One"who"buys" without"checking"the"vendor’s"title"takes"all"the"risks"and"losses"consequent"to"such"failure." Cancellation"of"the"adverse"claim"is"still"necessary"to"render"it"ineffective,"otherwise"the"inscription"will"remain"annotated" and"shall"continue"as"a"lien"upon"the"property" • Construing"the"provision"as"a"whole"would"reconcile"the"apparent"inconsistency"between"the"portions"of"the"law" such"that"the"provision"on"cancellation"of"adverse"claim"by"verified"petition"would"serve"to"qualify"the"provision"on" the"effectivity"period."The"law,"taken"together,"simply"means"that"the"cancellation"of"the"adverse"claim"is"still" necessary"to"render"it"ineffective,"otherwise,"the"inscription"will"remain"annotated"and"shall"continue"as"a"lien"upon" the"property."For"if"the"adverse"claim"has"already"ceased"to"be"effective"upon"the"lapse"of"said"period,"its" cancellation"is"no"longer"necessary"and"the"process"of"cancellation"would"be"a"useless"ceremony." To"interpret"the"effectivity"period"of"the"adverse"claim"as"absolute"and"without"qualification"limited"to"thirty"days"defeats" the"very"purpose"for"which"the"statute"provides"for"the"remedy"of"an"inscription"of"adverse"claim" • To"interpret"the"effectivity"period"of"the"adverse"claim"as"absolute"and"without"qualification"limited"to"thirty"days" defeats"the"very"purpose"for"which"the"statute"provides"for"the"remedy"of"an"inscription"of"adverse"claim,"as"the" annotation"of"an"adverse"claim"is"a"measure"designed"to"protect"the"interest"of"a"person"over"a"piece"of"real" property"where"the"registration"of"such"interest"or"right"is"not"otherwise"provided"for"by"the"Land)Registration)Act" or"Act)496"(now"P.D.)1529"or"the"Property)Registration)Decree),"and"serves"as"a"warning"to"third"parties"dealing" with"said"property"that"someone"is"claiming"an"interest"on"the"same"or"a"better"right"than"the"registered"owner." A"notice"of"levy"cannot"prevail"over"an"existing"adverse"claim"inscribed"on"the"certificate"of"title" • In"sum,"the"disputed"inscription"of"adverse"claim"on"the"Transfer"Certificate"of"Title"No."NM79073"was"still"in"effect"on" February"12,"1985"when"Quezon"City"Sheriff"Roberto"Garcia"annotated"the"notice"of"levy"on"execution"thereto." Consequently,"he"is"charged"with"knowledge"that"the"property"sought"to"be"levied"upon"on"execution"was" encumbered"by"an"interest"the"same"as"or"better"than"that"of"the"registered"owner"thereof."Such"notice"of"levy" cannot"prevail"over"the"existing"adverse"claim"inscribed"on"the"certificate"of"title"in"favor"of"the"petitioners."

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Tanchoco"v."Aquino" " G.R."No."LM30670" " September"15,"1987"

Nature"of"Notice"of"Lis"Pendens" • The"doctrine"of"lis"pendens"is"founded"upon"reason"of"public"policy"and"necessity,"the"purpose"of"which"is"to"keep" the"subject"matter"of"the"litigation"within"the"power"of"the"court"until"the"judgment"or"decree"shall"have"been" entered;"otherwise,"by"successive"alienations"pending"the"litigation,"its"judgment"or"decree"shall"be"rendered" abortive"and"impossible"of"execution."Purchasers"pendente"lite"of"the"property"subject"of"the"litigation"after"the" notice"of"lis"pendens"is"inscribed"in"the"Office"of"the"Register"of"Deeds"are"bound"by"the"judgment"against"their" predecessors.".".".".""Without"a"notice"of"lis"pendens,"a"third"party"who"acquires"the"property"after"relying"only"on"the" Certificate"of"Title"would"be"deemed"a"purchaser"in"good"faith."Against"such"third"party,"the"supposed"rights"of" petitioner"cannot"be"enforced,"because"the"former"is"not"bound"by"the"property"owner's"undertakings"not" annotated"in"the"TCT." Purpose"of"Notice"of"Lis"Pendens" • Once"annotated"upon"the"original"copy,"the"notice"of"lis"pendens"is""an"announcement"to"the"whole"world"that"a" particular"real"property"is"in"litigation,"serving"as"a"warning"that"one"who"acquires"an"interest"over"said"property" does"so"at"his"own"risk,"or"that"he"gambles"on"the"result"of"the"litigation"over"said"property"" Purchasers"of"a"registered"land"are"bound"by"the"annotations"found"at"the"back"of"the"certificate"of"title"covering"the"subject" parcel"of"land" • When"petitioners"purchased"subject"lot,"there"was"at"the"back"of"the"TCT"an"annotation"of"a"notice"of"lis"pendens"in" favor"of"Donato"Lajom."Petitioner"Pastor"Tanchoco"who"holds"office"as"Asst."Provincial"Fiscal"of"Nueva"Ecija"could"not" have"missed"the"import"of"such"annotation."It"was"an"announcement"to"the"whole"world"that"a"particular"real" property"is"in"litigation,"serving"as"a"warning"that"one"who"acquires"an"interest"over"said"property"does"so"at"his"own" risk,"or"that"he"gambles"on"the"result"of"the"litigation"over"said"property."Since"petitioners"herein"bought"the"land"in" question"with"the"knowledge"of"the"existing"encumbrances"thereon,"they"cannot"invoke"the"right"of"purchasers"in" good"faith,"and"they"cannot"likewise"have"acquired"better"rights"than"those"of"their"predecessors"in"interest"

Sarmiento"v."Ortiz" " G.R."No."LM18583" " January"31,"1964"

Cancellation"of"“lis"pendens”"is"within"the"discretionary"power"of"the"court" • A"trial"court"has"the"discretionary"power,"in"the"exercise"of"which"it"cannot"be"charged"with"abuse,"to"order"the" cancellation"of"a"notice"of"lis"pendens"under"peculiar"circumstances,"as"for"instance,"where"the"evidence"so"far" presented"by"the"party"who"applied"therefor"does"not"bear"out"the"main"allegations"of"his"pleading"and"he"has" unnecessarily"delayed"the"determination"of"the"case"to"the"prejudice"of"the"owner"affected." When"cancellation"order"improper" • A"trial"court"commits"grave"abuse"of"discretion"in"ordering"the"cancellation"of"a"notice"of"lis"pendens"on"a"certificate" of"title"where"there"was"no"unnecessary"delay"attributable"to"plaintiff"and"his"counsel"in"the"resolution"of"the"main" case"for"annulment"of"said"certificate;"especially"when"such"cancellation"was"ordered"without"notice"to"plaintiff's" counsel."

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Magdalena" Homeowners’" Association,"Inc."v." Court"of"Appeals" " G.R."No."LM60323""" " April"17,"1990" "

Notice"of"Lis"Pendens" • The"notice"of"lis"pendens"—"i.e.,"that"real"property"is"involved"in"an"action"—"is"ordinarily"recorded"without"the" intervention"of"the"court"where"the"action"is"pending."The"notice"is"but"an"incident"in"an"action,"an"extrajudicial"one," to"be"sure."It"does"not"affect"the"merits"thereof."It"is"intended"merely"to"constructively"advise,"or"warn,"all"people" who"deal"with"the"property"that"they"so"deal"with"it"at"their"own"risk,"and"whatever"rights"they"may"acquire"in"the" property"in"any"voluntary"transaction"are"subject"to"the"results"of"the"action,"and"may"well"be"inferior"and" subordinate"to"those"which"may"be"finally"determined"and"laid"down"therein."The"cancellation"of"such"a" precautionary"notice"is"therefore"also"a"mere"incident"in"the"action,"and"may"be"ordered"by"the"Court"having" jurisdiction"of"it"at"any"given"time."And"its"continuance"or"removal"—"like"the"continuance"or"removal"of"a" preliminary"attachment"or"injunction"is"not"contingent"on"the"existence"of"a"final"judgment"in"the"action,"and" ordinarily"has"no"effect"on"the"merits"thereof." Grounds"for"cancellation"even"before"final"judgment" • A"notice"of"lis"pendens"may"be"cancelled"upon"order"of"the"court,""after"proper"showing"that"the"notice"is"for"the" purpose"of"molesting"the"adverse"party,"or"that"it"is"not"necessary"to"protect"the"rights"of"the"party"who"caused"it"to" be"recorded."The"Court"of"Appeals"found"as"a"fact"that"the"case"had"dragged"on"and"had"been"unnecessarily" prolonged"by"repeated"amendments"of"the"complaints"by"the"plaintiffs,"and"that"the"circumstances"on"record" justified"the"conclusion"that"the"annotation"of"the"notice"of"lis"pendens"was"intended"to"molest"and"harass"the" defendants."That"determination,"and"the"conclusion"that"Presidential)Decree)No.)1529""authorizes"the"cancellation" of"notices"of"lis"pendens"before"final"judgment"upon"order"of"the"Court,"upon"the"grounds"previously"mentioned,"" are"not"whimsical"or"capricious,"despotic,"arbitrary"or"oppressive"in"the"premises"so"as"to"call"for"correction"by"the" extraordinary"remedy"of"certiorari."

Tirado"v."Sevilla" " G.R."No."84201"""" " August"3,"1990"

Purpose"of"filing"of"Notice"of"Lis"Pendens" • The"purpose"of"filing"notice"of"lis"pendens"is"to"charge"strangers"with"notice"of"the"particular"litigation"referred"to"in" the"notice;"and"if"the"notice"is"effective,"a"third"person"who"acquires"the"property"affected"by"the"lis"pendens"takes" the"same"subject"to"the"eventuality"of"the"litigation."But"when"the"adverse"right"fails"in"such"litigation,"the"lis" pendens"loses"its"efficacy." Purpose"of"Notice"of"Lis"Pendens" • While"the"doctrine"of"lis"pendens"is"frequently"spoken"of"as"one"of"implied"or"constructive"notice,"according"to"many" authorities,"the"doctrine"is"not"founded"on"any"idea"of"constructive"notice,"since"its"true"foundation"rests,"as"has" already"been"stated,"on"principles"of"public"policy"and"necessity."The"lis"pendens"annotation,"although"considered"a" "general"notice"to"all"the"world,"."."."it"is"not"correct"to"speak"of"it"as"part"of"the"doctrine"of"notice;"the"purchaser" pendente"lite"is"affected,"not"by"notice,"but"because"the"law"does"not"allow"litigating"parties"to"give"to"others," pending"the"litigation,"rights"to"the"property"in"dispute"as"to"prejudice"the"opposite"party."The"doctrine"rests"upon" public"policy,"not"notice""

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Gonzales"v." OrdonezMBenitez" " GR"No.""LM42514" " January"25,"1990" " "

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Considering"that"in"the"guardianship"proceedings,"the"issue"of"the"proposed"ward’s"capacity"to"encumber"or"dispose"of"his" property"is"in"question,"notice"of"lis"pendens"is"necessary"to"give"constructive"notice"to"all"persons"dealing"with"said" property." • Notice"of"lis"pendens"may"be"availed"of"in"guardianship"cases"as"held"in"the"case"of"Diaz"v."Perez" • Nothing"in"the"record"establishes"the"claim"that"Carmen"Roxas'"estate"had"indeed"been"settled."The"record"in"fact" does"not"indicate"that"satisfactory"evidence"in"substantiation"of"this"claim"was"presented"in"the"Court"a"quo."What"is" disclosed,"as"the"lower"Court"declared,"is"that"the"evidence"adduced"by"the"parties"failed"to"establish"that"Salvador" R."Gonzalez"had"caused"inscription"of"the"notices"of"lis"pendens"merely""for"molesting"the"proposed"ward,""or"that" such"inscription"was"not"necessary"to"protect"the"rights"of"the"petitioners"(Salvador"R."Gonzalez,"et"al.),""considering" especially,"the"fact"that"efforts"are"being"made"to"dispose"of"some"properties"pertaining"to"the"proposed"ward.""In" other"words,"the"facts"on"record,"in"the"view"of"the"Court"a"quo,"demonstrated"the"need"to"give"constructive"notice" to"all"parties"having"occasion"to"deal"with"the"property"registered"in"the"name"of"Rodolfo"P."Gonzalez"(and"other" persons)"that"his"capacity"to"create"any"encumbrance"or"make"any"disposition"of"said"property"was"suspect,"and"was" precisely"subject"of"inquiry"in"the"guardianship"proceeding"cited"in"the"notices"of"lis"pendens,"a"need"underscored"by" the"attempts"to"dispose"of"property"of"the"first"and"second"marriage"by"the"proposed"ward,"Rodolfo"P."Gonzalez"and" his"wife." Until"the"issues"raised"in"the"guardianship"proceedings"are"resolved,"there"is"clearly"a"need"to"warn"persons"interested"in"any" property"titled"in"the"name"of"Gonzales"of"the"pendency"of"said"guardianship"proceedings." • The"children"of"the"first"marriage"indisputably"have"an"interest"in"the"property"of"the"first"marriage,"as"well"as"in"the" property"of"the"second."They"have"a"right"to"allege"and"prove"in"the"appropriate"proceeding"in"the"proper"forum"that" their"father,"Rodolfo"P."Gonzalez,"had"brought"property"acquired"by"him"and"his"first"wife"into"his"second"marriage" with"Luz"Dizon,"and"also"that"all"or"certain"of"the"property"acquired"during"said"second"marriage"is"conjugal"in" character."And"they"have"the"right"to"challenge"in"the"appropriate"proceeding"in"the"proper"forum,"as"they"have" done,"their"father's"capacity"to"make"dispositions"of"property"acquired"during"either"of"his"marriages."The"issues" necessarily"involved"are"factual,"i.e.,"the"degree"of"Rodolfo"P."Gonzalez'"alleged"incapacity;"the"manner"and"other" circumstances"of"the"acquisition"of"the"properties"during"the"first"and"second"marriages;"the"attendance"of"fraud,"or" undue"pressure"or"influence"on"any"dispositions"or"attempts"at"disposition"by"Rodolfo"P."Gonzalez"of"any"property." Obviously,"these"issues"cannot"be"resolved"without"evidence"which,"to"be"sure,"may"not"be"received"and"passed" upon"by"this"Court"in"the"first"instance."And"until"these"issues"are"resolved,"there"is"clearly"a"need"to"warn"any" person"interested"in"any"property"titled"in"the"name"of"Rodolfo"P."Gonzalez,"among"others,"of"the"pendency"of"the" proceedings"which"might"eventually"result"in"the"invalidation"of"any"transaction"made"by"said"Rodolfo"P."Gonzalez" affecting"such"property."

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Sanchez"v."Court"of" Appeals" " G.R."No."LM40177""" " February"12,"1976"

Mere"money"claim"may"not"be"registered"as"an"adverse"claim" • A"mere"money"claim"may"not"be"registered"as"an"adverse"claim"on"a"Torrens"certificate"of"title"and"a"judge"who" orders"the"annotation"on"the"certificate"of"title"of"such"money"claim"as"an"adverse"claim"acts"without"any"authority" in"law"and"commits"a"grave"abuse"of"discretion"amounting"to"lack"of"jurisdiction"that"calls"for"the"issuance"of"the" corrective"writ"of"certiorari." Adverse"claimant"must"claim"part"of"land"adverse"to"registered"owner" • Section)110)of)the)Land)Registration)(Act)496)"provides"that"a"person"or"entity"who"wishes"to"register"an"adverse" claim"in"registered"land"must"claim"a""part"or"interest"in"the"registered"land"adverse"to"the"registered"owner.""Thus," purely"money"claims"arising"from"unsecured"personal"loans"granted"by"the"creditor"on"promissory"notes"executed"in" his"favor"by"the"borrowers"and"coMsigned"by"the"registered"owner"as"coMmaker"are"not"registrable"as"adverse"claims" against"the"coMmaker's"registered"lands."The"claim"asserted"must"affect"the"title"or"be"adverse"to"the"title"of"the" registered"owner"in"order"to"be"duly"annotated"as"an"adverse"claim"to"the"land"against"the"registered"owner" Nature"and"purpose"of"adverse"claim" • The"claim"asserted"must"affect"the"title"or"be"adverse"to"the"title"of"the"registered"owner"in"order"to"be"duly" annotated"as"an"adverse"claim"to"the"land"against"the"registered"owner."The"annotation"of"an"adverse"claim"is" measure"designed"to"protect"the"interest"of"a"person"over"a"piece"of"real"property"where"the"registration"of"such" interest"or"right"is"not"otherwise"provided"for"by"the"Land"Registration"Act,"and"serves"as"a"notice"and"warning"to" third"parties"dealing"with"said"property"that"someone"is"claiming"an"interest"on"the"same"or"a"better"right"than"the" registered"owner." Proper"recourse"of"a"creditor"desiring"additional"security" • Where"the"creditor"wants"additional"security"of"the"borrower's"properties"besides"the"latter's"personal"signature" assuming"liability"for"the"payment"of"personal"loans,"then"the"former"should"not"extend"loans"without"requiring" furthermore"the"execution"of"a"covering"real"estate"mortgage."If"the"loans"are"due"and"the"creditor"fears"that"there" would"be"a"fraudulent"removal"or"disposition"of"the"debtors"properties,"the"proper"course"is"to"file"the"proper" collection"suit"and"seek"a"court"order"for"attachment"under"bond"M"but"certainly"not"to"execute"and"submit"for" registration"a"mere"baseless"adverse"claim,"simply"because"it"happened"to"be"in"possession"of"petitioner's" certificates"of"title"as"a"mortgagee"whose"mortgage"lien"had"been"fully"discharged."

Koh"v."Intermediate" Appellate"Court" " G.R."No."71388" " September"23,"1986" "

Negligence"of"counsel"to"respond"to"a"“notice"of"case"status”"made"by"a"court"officer"is"not"fatal"to"party’s"cause"as"case" dismissed"for"disregard"of"such"notice"is"irregular" • True"it"is"that"respondent"Bank's"counsel"should"have"taken"the"precaution"of"complying"with"the"instructions" contained"in"the""NOTICE"OF"CASE"STATUS""if"only"to"avoid"the"consequent"delay"resulting"from"nonMcompliance;" that"respondent"Bank's"counsel"was"negligent"in"not"seeking"a"reconsideration"or"clarification"of"the"order"of" dismissal"or"appealing"therefrom."But,"fortunately"for"respondent"Bank,"the"omissions"of"its"counsel"are"not"fatal"to" its"cause"in"view"of"the"defective"procedure"which"culminated"in"the"dismissal"of"the"first"complaint."

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If"a"party"does"not"want"to"avail"of"discovery"procedures,"case"should"be"set"for"pretrial,"not"dismissed." • The"rules"on"discovery"(Rules)24,)25,)26,)27,)28)and)29)of)the)Revised)Rules)of)Court)"are"intended"to"enable"a"party" to"obtain"knowledge"of"material"facts"within"the"knowledge"of"the"adverse"party"or"of"third"parties"through" depositions;"to"obtain"knowledge"of"material"facts"or"admissions"from"the"adverse"party"through"written" interrogatories;"to"obtain"admissions"from"the"adverse"party"regarding"the"genuineness"of"relevant"documents"or" relevant"matters"of"fact"through"requests"for"admission;"to"inspect"relevant"documents"or"objects"and"lands"or"other" property"in"the"possession"or"control"of"the"adverse"party;"and"to"determine"the"physical"or"mental"condition"of"a" party"when"such"is"in"controversy."Thus"mutual"discovery"enables"a"party"and"thus"facilitates"an"amicable"settlement" or"expedites"the"trial"of"the"case."All"the"parties"are"required"to"lay"their"cards"on"the"table"so"that"justice"can"be" rendered"on"the"merits"of"the"case." • Trial"judges"should,"therefore,"encourage"the"proper"utilization"of"the"rules"on"discovery."However,"recourse"to" discovery"procedures"is"not"mandatory."If"the"parties"do"not"choose"to"resort"to"such"procedures,"the"preMtrial" conference"should"be"set"pursuant"to"the"mandatory"provisions"of"Section)1)of)Rule)20." A"“notice"of"case"status”"signed"by"a"court"personnelMinMcharge"is"not"a"court"order."Disregard"thereof"does"not"warrant" dismissal"of"case." • As"the"appellate"court"correctly"held,"the""notice"of"case"status""was"not"an"order"of"the"court."It"was"signed"by"Mr." E.R."Belen,"officerMinMcharge."Even"the"warning"in"the"notice"(that"if"no"such"manifestation"has"been"filed"after"30" days"from"receipt"the"case"shall"be"archived"or"dismissed"as"the"case"may"be)"was"ambiguous."The"failure"of"the" parties"to"heed"the"warning"did"not"constitute"disobedience"of"a"lawful"order"of"the"court."Consequently,"the"order" of"dismissal"could"not"have"the"effect"of"an"adjudication"upon"the"merits."Neither"could"respondent"Bank"be" considered"to"have"failed"to"prosecute"its"action"for"an"unreasonable"length"of"time,"inasmuch"as"petitioner's" Answer"was"dated"August"17,"1983"and"the"order"of"dismissal"was"dated"November"29,"1983." There"is"no"rule"authorizing"a"court"personnel"or"branch"clerk"to"issue"a"“notice"of"case"status,”"unlike"in"summons," execution,"and"the"like." • Petitioner"further"contends"that"if"the"ruling"of"the"appellate"court"regarding"the"legality"of"the"notice"signed"by"the" officerMinMcharge"were"sustained,"then"court"processes"such"as"summons,"notices"of"preMtrial,"writs"of"execution"and" the"like"can"be"merely"disregarded"by"lawyers."This"contention"is"without"merit."Section)1)of)Rule)14"expressly" provides"that"upon"the"filing"of"the"complaint,"the"clerk"of"court"shall"forthwith"issue"the"corresponding"summons"to" the"defendant."Sections)1)and)5)of)Rule)20"authorize"the"clerk"of"court"to"issue"the"notice"of"the"date"of"the"preMtrial" and"Section)2)of)Rule)22"authorizes"the"clerk"of"court"to"issue"the"notice"of"the"date"of"the"trial."A"writ"of"execution" may"be"issued"by"the"clerk"of"court"pursuant"to"an"order"of"execution"signed"by"the"judge."There"is"no"rule" authorizing"the"issuance"of"the""notice"of"case"status""in"question"signed"by"an"officerMinMcharge."

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Punongbayan"v." Pineda,"et"al." " G.R."No."LM58193" " August"30,"1984" " "

The"rule"for"the"cancellation"of"a"notice"of"lis"pendens" • The"rule"for"the"cancellation"of"a"notice"of"lis"pendens"provides"that"there"should"be"notice"to"the"party"who"caused" it"to"be"recorded"so"that"he"may"be"given"a"chance"to"be"heard"and"show"to"the"court"that"the"notice"is"not"for"the" purpose"of"molesting"the"adverse"party"and"that"it"is"necessary"to"protect"his"right."The"last"paragraph"of"Section"24," Rule)14)of)the)Rules)of)Court"provides"that:"“The"notice"of"lis"pendens"hereinabove"mentioned"may"be"cancelled" only"upon"order"of"the"court,"after"proper"showing"that"the"notice"is"for"the"purpose"of"molesting"the"adverse"party," or"that"it"is"not"necessary"to"protect"the"rights"of"the"party"who"caused"it"to"be"recorded."" Cancellation"cannot"be"ordered"on"an"exMparte"motion,"much"less"without"any"motion"at"all" • More"significantly,"a"notice"of"lis"pendens"cannot"be"ordered"cancelled"on"an"exMparte"motion,"much"less"without" any"motion"at"all."There"should"be"notice"to"the"party"who"caused"the"annotation"so"that"he"may"be"heard"to"object" to"the"cancellation"of"his"notice"and"show"to"the"court"that"the"notice"of"lis"pendens"is"necessary"to"protect"his"rights" and"is"not"merely"to"molest"the"other"party."

Jamora"v."Duran" " G.R."No."46454" " October"18,"1939"

Filing"and"notation"of"notice"of"lis"pendens" • The"filing"of"the"notice"of"lis"pendens"in"the"office"of"the"registrar"of"deeds"and"the"notation"thereof"on"the"back"of" the"corresponding"original"certificate"of"title"is"what"constitutes"a"constructive"notice"to"any"purchaser"or"vendee"of" a"lien"upon"the"real"property"in"litigation"as"to"the"parties"litigant."

Sikatuna"v."Guevara" " G.R."No."LM18336" " May"15,"1922"

Actions"concerning"properties"registered"under"Act)No.)496" • The"transfer"of"the"title"of"registered"property"cannot"be"declared"rescinded"when"the"same"was"made"in" accordance"with"all"the"requirements"of"Act)No.)496;"and"unless"a"notice"of"the"commencement"of"the"action" concerning"said"property"is"recorded"in"the"registry"where"the"same"is"registered,"such"an"action"shall"affect"only"the" parties"litigant."

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Traders"Royal"Bank" v."Court"of"Appeals" " G.R."No."114299" " September"24,"1999" "

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Right"of"buyer"to"rely"on"what"appeared"on"face"of"title" • When"TRB"purchased"the"property"at"the"foreclosure"sale,"the"notice"of"lis"pendens"that"the"Capays"caused"to"be" annotated"on"their"certificate"of"title"was"not"carried"over"to"the"new"one"issued"to"TRB."Neither"did"the"certificate" of"title"of"Emelita"Santiago,"who"purchased"the"property"from"TRB,"contain"any"such"notice."When"Santiago"caused" the"property"to"be"divided,"6"new"certificates"of"title"were"issued,"none"of"which"contained"any"notice"of"lis"pendens." Santiago"then"sold"the"lots"to"Marcial"Alcantara"and"his"coMowners"who"next"sold"each"of"these"to"the"nonMbank" respondents."The"nonMbank"respondents,"therefore,"could"not"have"been"aware"that"the"property"in"question"was" the"subject"of"litigation"when"they"acquired"their"respective"portions"of"said"property."There"was"nothing"in"the" certificates"of"title"of"their"respective"predecessorsMinMinterest"that"could"have"aroused"their"suspicion."The"nonM bank"respondents"had"a"right"to"rely"on"what"appeared"on"the"face"of"the"title"of"their"respective"predecessorsMinM interest,"and"were"not"bound"to"go"beyond"the"same."To"hold"otherwise"would"defeat"one"of"the"principal"objects"of" the"Torrens"system"of"the"land"registration,"that"is,"to"facilitate"transactions"involving"lands." Failure"for"15"years"to"verify"status"of"title"constitute"laches" • Between"two"innocent"persons,"the"one"who"made"it"possible"for"the"wrong"to"be"done"should"be"the"one"to"bear" the"resulting"loss."The"Capays"filed"the"notice"of"lis"pendens"way"back"on"March"17,"1967"but"the"same"was"not" annotated"in"TRB's"title."The"Capays"and"their"counsel"Atty."Ramon"A."Gonzales"knew"in"1968"of"the"extraMjudicial" foreclosure"sale"of"the"property"to"TRB"and"the"consolidation"of"title"in"the"bank's"name"following"the"lapse"of"the" oneMyear"period"of"redemption."But"in"the"next"fifteen"(15)"years"or"so,"they"did"not"bother"to"find"out"the"status"of" their"title"or"whether"the"liens"noted"on"the"original"certificate"of"title"were"still"existing"considering"that"the" property"had"already"been"foreclosed."In"the"meantime,"the"subject"property"had"undergone"a"series"of"transfers"to" buyers"in"good"faith"and"for"value."It"was"not"until"after"the"land"was"subdivided"and"developed"with"the"buyers" building"their"houses"on"the"other"lots"when"the"Capays"suddenly"appeared"and"questioned"the"occupants'"titles."At" the"very"least,"the"Capays"are"guilty"of"laches." The"rule"that"“entry"of"notice"of"lis"pendens"in"day"book"or"primary"entry"book"is"sufficient"notice"to"constitute"registration”" is"not"available"to"parties"guilty"of"laches" • Being"guilty"of"laches,"the"Capays"cannot"invoke"the"ruling"in"Villasor"vs."Camon,"Levin"vs."Bass"and"Director"of"Lands" vs."Reyes"to"the"effect"that"entry"of"the"notice"of"lis"pendens"in"the"day"book"(primary"entry"book)"is"sufficient"to" constitute"registration"and"such"entry"is"notice"to"all"persons"of"such"adverse"claim."Certainly,"it"is"most"iniquitous" for"the"Capays"who,"after"sleeping"on"their"rights"for"fifteen"years,"to"assert"ownership"over"the"property"that"has" undergone"several"transfers"made"in"good"faith"and"for"value"and"already"subdivided"into"several"lots"with" improvements"introduced"thereon"by"their"owners."

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L.P."Leviste"&" Company,"Inc."v." Noblejas" " G.R."No."LM28529""" " April"30,"1979"

See'Assignment)#5'

Register"of"Deeds"of" Quezon"City"v." Spouses"Nicandro" " G.R."No."LM16448" " April"29,"1961" "

Annotation"of"sale"of"property"covered"by"two"subsisting"titles" • It"is"true"that"when"the"vendee"DBP"presented"the"deed"of"sale"for"registration,"there"were"two"subsisting"titles," covering"the"159"lots"subject"of"the"sale"—"TCT"No."1356"which"originally"covered"the"whole"tract"of"land"including" the"159"lots"and"TCT"No."36533"covering"the"159"lots."But"as"TCT"No."1356"was"yet"uncancelled"nor"any"inscription" thereon"to"the"effect"that"a"new"certificate"was"already"issued"in"respect"to"the"said"159"lots,"the"annotation" thereon"of"the"sale"of"vendee"DBP"is"valid"and"effective."For"this"reason,"the"Register"of"Deeds"acted"correctly"in" transferring"the"inscription"of"the"sale"in"favor"of"vendee"DBP"from"TCT"No."36533,"upon"discovery"that"the" subdivision"plan"had"already"been"approved,"submitted"and"annotated,"and"new"certificate"of"title"issued"for"the" 159"lots." Filing"of"adverse"claim,"when"may"be"resorted"to" • Although"the"present"case"involves"double"sale,"actually"this"is"not"an"instance"of"double"registration."Only"the"deed" of"sale"in"favor"of"vendeeMappellant"was"inscribed"on"the"certificate"of"title"covering"the"lots"in"question."The" vendeeMappellees"were"not"able"to"register"their"deeds"of"sale;"instead,"informed"of"the"prior"registration"by"the" appellant,"they"sought"to"protect"their"right"by"filing"an"adverse"claim"based"on"the"said"deeds"of"sale"under"Sec.)110) of)Act)496."But,"it"is"clear"from"the"provision"of"said"Section"110"that"for"the"special"remedy"(adverse"claim)"to"be" availed"of,"it"must"be"shown"that"there"is"no"other"provision"in"the"law"for"registration"of"the"claimant's"alleged"right" or"interest"in"the"property."Considering"that"the"claim"of"appellees"is"based"on"a"perfected"contract"of"sale"executed" in"their"favor"by"the"registered"owner"of"the"land,"and"the"Land)Registration)Act"specifically"prescribes"the" procedure"for"registration"of"a"vendee's"right"on"a"registered"property,"the"remedy"provided"in"the"aforesaid"Sec.) 110)would"be"ineffective"to"protect"appellees'"right"or"interest"on"the"properties"in"question."

Baranda"v."Gustilo" " G.R."No."81163"""" " September"26,"1988"

See'Assignment)#5"

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Santos"v."Ganayo" " G.R."No."LM31854" " September"9,"1982" "

Court"of"First"Instance"(sitting"as"either"Land"Registration"Court""or"in"the"exercise"of"its"general"jurisdiction)"has"jurisdiction" to"determine"validity"of"adverse""claim"" • Section)110)of)the)Land)Registration)Act)(Act)496)"is"divided"into"two"parts."The"first"part"refers"to"the"procedure"to" be"followed"in"registering"an"adverse"claim"in"the"Office"of"the"Register"of"Deeds."The"second"part"provides"for"the" determination"by"a"Court"of"the"validity"of"an"adverse"claim"upon"petition"and"speedy"hearing."Section)110"does"not" distinguish"between"a"Court"sitting"as"a"Land"Registration"Court"and"a"Court"of"general"jurisdiction."We"are"of"the" considered""opinion,"therefore,"that"either"Court"may"determine"the"validity"of""an"adverse"claim"and"if"found"to"be" invalid,"order"its"cancellation.""This"conclusion"found"expression"in"Paz"Ty"Sin"Tel"vs."Jose"Lee"Dy"Piao." Jurisdiction"does"not"exclude"determination"of"question"of"ownership" • The"conclusion"that"a"Court"sitting"either"as"a"Land"Registration"Court"or"a"Court"of"general"jurisdiction"may" determine"the"validity"of"an"adverse"claim"is"not"altered"by"the"fact"that"ownership"is"involved,"and"corollarily,"the" issues"of"prescription"and"laches."For"in"any"event,"there"was,"in"effect,"acquiescence"by"the"parties"to"the" jurisdiction"assumed"by"the"Court"a"quo,"notwithstanding"initial"objections"thereto,"inasmuch"as"they"had"presented" their"respective"evidence"and"were"given"full"opportunity"to"air"their"side"of"the"controversy."

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ASSIGNMENT)#7) )

I.


After" the" tenant?farmer" shall" have" fully" complied" with" the" requirements" for" a" grant" of" title" under" P.D." No." 27," an" Emancipation" Patent" which" may" cover" previously" titled" or" untitled"property"shall"be"issued"by"the"Department"of"Agrarian" Reform."

( A. Presidential(Decree(No.(1529( XXXX" Section) 103." Certificates* of* title* pursuant* to* patents.* See* ASSIGNMENT)#5" XXXX" CHAPTER)IX.)CERTIFICATE)OF)LAND)TRANSFER,)EMANCIPATION) PATENT,)AFFIDAVIT)OF)NONATENANCY" Section) 104." Provisional* Register* of* Documents." The" Department"of"Agrarian"Reform"shall"prepare"by"automate"data" processing" a" special" registry" book" to" be" known" as" the" "Provisional" Register" of" Documents" issued" under" PD?27"" which" shall" be" kept" and" maintained" in" every" Registry" of" Deeds" throughout" the" country." Said" Registry" Book" shall" be" a" register" of:" a."All"Certificates"of"Land"Transfer"(CLT)"issued"pursuant" to"P.D."No."27;"and"" b." All" subsequent" transactions" affecting" Certificates" of" Land"Transfer"such"as"adjustments,"transfer,"duplication" and" cancellations" of" erroneous" Certificates" of" Land" Transfer." Section)105."Certificates*of*Land*Transfer*Emancipation*Patents." The" Department" of" Agrarian" reform" shall" pursuant" to" P.D." No." 27" issue" in" duplicate," a" Certificate" of" Land" Transfer" for" every" land" brought" under" "Operation" Land" Transfer"," the" original" of" which" shall" be" kept" by" the" tenant?farmer" and" the" duplicate," in" the"Registry"of"Deeds." %

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The" Register" of" Deeds" shall" complete" the" entries" on" the" aforementioned" Emancipation" Patent" and" shall" assign" an" original"certificate"of"title"number"in"case"of"unregistered"land," and"in"case"of"registered"property,"shall"issue"the"corresponding" transfer" certificate" of" title" without" requiring" the" surrender" of" the"owner's"duplicate"of"the"title"to"be"canceled." In" case" of" death" of" the" grantee," the" Department" of" Agrarian" Reform" shall" determine" his" heirs" or" successors?in?interest" and" shall"notify"the"Register"of"Deeds"accordingly." In" case" of" subsequent" transfer" of" property" covered" by" an" Emancipation"Patent"or"a"Certificate"of"Title"emanating"from"an" Emancipation" Patent," the" Register" of" Deeds" shall" affect" the" transfer" only" upon" receipt" of" the" supporting" papers" from" the" Department"of"Agrarian"Reform."" No"fee,"premium,"of"tax"of"any"kind"shall"be"charged"or"imposed" in" connection" with" the" issuance" of" an" original" Emancipation" Patent"and"for"the"registration"or"related"documents." Section) 106." Sale* of* agricultural* land;* affidavit." No" voluntary" deed" or" instrument" purporting" to" be" a" subdivision," mortgage," lease,"sale"or"any"other"mode"of"encumbrance"or"conveyance"of" private" agricultural" land" principally" devoted" to" rice" or" corn" or" any" portion" thereof" shall" be" registered" unless" accompanied" by" an" affidavit" of" the" vendor" or" executor" stating" that" the" land" involved" is" not" tenanted," or" if" tenanted," the" same" is" not" primarily"devoted"to"the"production"of"rice"and/or"corn."


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If" only" a" portion" of" the" land" is" primarily" devoted" to" the" production" of" rice" and/or" corn," and" such" area" so" devoted" is" tenanted,"no"such"deed"or"instrument"shall"be"registered"unless" accompanied" by" an" affidavit" stating" the" area" (size)" of" the" portion"which"is"tenanted"and"primarily"devoted"to"rice"and/or" corn," and" stating" further" that" the" deed" or" instrument" covers" only" the" untenanted" portion" or" that" which" is" not" primarily" devoted"to"the"production"of"rice"and/or"corn."A"memorandum" of"said"affidavit"shall"be"annotated"on"the"certificate"of"title."The" Register" of" Deeds" shall" cause" a" copy" of" the" registered" deed" or" instrument," together" with" the" affidavit," to" be" furnished" the" Department"of"Agrarian"Reform"Regional"Office"where"the"land" is" located." The" affidavit" provided" in" this" section" shall" not" be" required" in" the" case" of" a" tenant?farmer" who" deals" with" his" Certificate" of" Land" Transfer" or" Emancipation" Patent" in" accordance"with"law." XXXX" Section) 113." Recording* of* instruments* relating* to* unregistered* lands.*See*ASSIGNMENT)#5" XXXX" " B. Republic(Act(No.(6657( XXXX" Section) 6.)Retention) Limits."—"Except"as"otherwise"provided"in" this"Act,"no"person"may"own"or"retain,"directly"or"indirectly,"any" public" or" private" agricultural" land," the" size" of" which" shall" vary" according"to"factors"governing"a"viable"family?size"farm,"such"as" commodity"produced,"terrain,"infrastructure,"and"soil"fertility"as" determined"by"the"Presidential"Agrarian"Reform"Council"(PARC)" created" hereunder," but" in" no" case" shall" retention" by" the" landowner" exceed" five" (5)" hectares." Three" (3)" hectares" may" be" awarded" to" each" child" of" the" landowner," subject" to" the" following"qualifications:"(1)"that"he"is"at"least"fifteen"(15)"years" %

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of" age;" and" (2)" that" he" is" actually" tilling" the" land" or" directly" managing" the" farm:" provided," that" landowners" whose" lands" have" been" covered" by" Presidential" Decree" No." 27" shall" be" allowed" to" keep" the" areas" originally" retained" by" them" thereunder:"provided,"further,"that"original"homestead"grantees" or" their" direct" compulsory" heirs" who" still" own" the" original" homestead" at" the" time" of" the" approval" of" this" Act" shall" retain" the" same" areas" as" long" as" they" continue" to" cultivate" said" homestead." The" right" to" choose" the" area" to" be" retained," which" shall" be" compact" or" contiguous," shall" pertain" to" the" landowner:" provided,"however,"that"in"case"the"area"selected"for"retention" by"the"landowner"is"tenanted,"the"tenant"shall"have"the"option" to"choose"whether"to"remain"therein"or"be"a"beneficiary"in"the" same" or" another" agricultural" land" with" similar" or" comparable" features.n" case" the" tenant" chooses" to" remain" in" the" retained" area," he" shall" be" considered" a" leaseholder" and" shall" lose" his" right" to" be" a" beneficiary" under" this" Act.n" case" the" tenant" chooses"to"be"a"beneficiary"in"another"agricultural"land,"he"loses" his"right"as"a"leaseholder"to"the"land"retained"by"the"landowner." The"tenant"must"exercise"this"option"within"a"period"of"one"(1)" year" from" the" time" the" landowner" manifests" his" choice" of" the" area"for"retention." In"all"cases,"the"security"of"tenure"of"the"farmers"or"farmworkers" on"the"land"prior"to"the"approval"of"this"Act"shall"be"respected." Upon" the" effectivity" of" this" Act," any" sale," disposition," lease," management,"contract"or"transfer"of"possession"of"private"lands" executed"by"the"original"landowner"in"violation"of"the"Act"shall" be"null"and"void:"provided,"however,"that"those"executed"prior" to"this"Act"shall"be"valid"only"when"registered"with"the"Register" of"Deeds"within"a"period"of"three"(3)"months"after"the"effectivity" of" this" Act." Thereafter," all" Registers" of" Deeds" shall" inform" the" Department"of"Agrarian"Reform"(DAR)"within"thirty"(30)"days"of"


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any" transaction" involving" agricultural" lands" in" excess" of" five" (5)" hectares." Section) 7.)Priorities."—" The" Department" of" Agrarian" Reform" (DAR)" in" coordination" with" the" Presidential" Agrarian" Reform" Council" (PARC)" shall" plan" and" program" the" acquisition" and" distribution"of"all"agricultural"lands"through"a"period"of"ten"(10)" years" from" the" effectivity" of" this" Act." Lands" shall" be" acquired" and"distributed"as"follows:" Phase" One:" Rice" and" corn" lands" under" Presidential" Decree" No." 27;" all" idle" or" abandoned" lands;" all" private" lands" voluntarily" offered"by"the"owners"for"agrarian"reform;"all"lands"foreclosed" by" the" government" financial" institutions;" all" lands" acquired" by" the"Presidential"Commission"on"Good"Government"(PCGG);"and" all"other"lands"owned"by"the"government"devoted"to"or"suitable" for" agriculture," which" shall" be" acquired" and" distributed" immediately" upon" the" effectivity" of" this" Act," with" the" implementation" to" be" completed" within" a" period" of" not" more" than"four"(4)"years;" Phase" Two:" All" alienable" and" disposable" public" agricultural" lands;" all" arable" public" agricultural" lands" under" agro?forest," pasture"and"agricultural"leases"already"cultivated"and"planted"to" crops" in" accordance" with" Section" 6," Article" XIII" of" the" Constitution;" all" public" agricultural" lands" which" are" to" be" opened"for"new"development"and"resettlement;"and"all"private" agricultural"lands"in"excess"of"fifty"(50)"hectares,"insofar"as"the" excess" hectarage" is" concerned," to" implement" principally" the" rights"of"farmers"and"regular"farmworkers,"who"are"the"landless," to"own"directly"or"collectively"the"lands"they"till,"which"shall"be" distributed"immediately"upon"the"effectivity"of"this"Act,"with"the" implementation" to" be" completed" within" a" period" of" not" more" than"four"(4)"years." Phase" Three:" All" other" private" agricultural" lands" commencing" with" large" landholdings" and" proceeding" to" medium" and" small" landholdings"under"the"following"schedule:" %

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(a)"Landholdings"above"twenty?four"(24)"hectares"up"to" fifty" (50)" hectares," to" begin" on" the" fourth" (4th)" year" from" the" effectivity" of" this" Act" and" to" be" completed" within"three"(3)"years;"and" (b)"Landholdings"from"the"retention"limit"up"to"twenty? four"(24)"hectares,"to"begin"on"the"sixth"(6th)"year"from" the" effectivity" of" this" Act" and" to" be" completed" within" four" (4)" years;" to" implement" principally" the" right" of" farmers" and" regular" farmworkers" who" are" landless," to" own"directly"or"collectively"the"lands"they"till." The"schedule"of"acquisition"and"redistribution"of"all"agricultural" lands"covered"by"this"program"shall"be"made"in"accordance"with" the" above" order" of" priority," which" shall" be" provided" in" the" implementing"rules"to"be"prepared"by"the"Presidential"Agrarian" Reform"Council"(PARC),"taking"into"consideration"the"following;" the" need" to" distribute" land" to" the" tillers" at" the" earliest" practicable"time;"the"need"to"enhance"agricultural"productivity;" and" the" availability" of" funds" and" resources" to" implement" and" support"the"program." In"any"case,"the"PARC,"upon"recommendation"by"the"Provincial" Agrarian" Reform" Coordinating" Committee" (PARCCOM)," may" declare"certain"provinces"or"region"as"priority"land"reform"areas," in" which" the" acquisition" and" distribution" of" private" agricultural" lands" therein" may" be" implemented" ahead" of" the" above" schedules." In" effecting" the" transfer" within" these" guidelines," priority" must" be"given"to"lands"that"are"tenanted." The" PARC" shall" establish" guidelines" to" implement" the" above" priorities" and" distribution" scheme," including" the" determination" of"who"are"qualified"beneficiaries:"provided,"that"an"owner?tiller" may"be"a"beneficiary"of"the"land"he"does"not"own"but"is"actually" cultivating"to"the"extent"of"the"difference"between"the"area"of" the"land"he"owns"and"the"award"ceiling"of"three"(3)"hectares."


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XXXX" Section) 10.)Exemptions) and) Exclusions."—" Lands" actually," directly" and" exclusively" used" and" found" to" be" necessary" for" parks," wildlife," forest" reserves," reforestation," fish" sanctuaries" and" breeding" grounds," watersheds," and" mangroves," national" defense,"school"sites"and"campuses"including"experimental"farm" stations" operated" by" public" or" private" schools" for" educational" purposes," seeds" and" seedlings" research" and" pilot" production" centers," church" sites" and" convents" appurtenant" thereto," mosque" sites" and" Islamic" centers" appurtenant" thereto," communal" burial" grounds" and" cemeteries," penal" colonies" and" penal" farms" actually" worked" by" the" inmates," government" and" private" research" and" quarantine" centers" and" all" lands" with" eighteen" percent" (18%)" slope" and" over," except" those" already" developed"shall"be"exempt"from"the"coverage"of"the"Act." XXXX" Section) 24.)Award) to) Beneficiaries."—" The" rights" and" responsibilities"of"the"beneficiary"shall"commence"from"the"time" the"DAR"makes"an"award"of"the"land"to"him,"which"award"shall" be" completed" within" one" hundred" eighty" (180)" days" from" the" time"the"DAR"takes"actual"possession"of"the"land."Ownership"of" the" beneficiary" shall" be" evidenced" by" a" Certificate" of" Land" Ownership" Award," which" shall" contain" the" restrictions" and" conditions"provided"for"in"this"Act,"and"shall"be"recorded"in"the" Register" of" Deeds" concerned" and" annotated" on" the" Certificate" of"Title." Section) 25.)Award) Ceilings) for) Beneficiaries."—" Beneficiaries" shall" be" awarded" an" area" not" exceeding" three" (3)" hectares" which"may"cover"a"contiguous"tract"of"land"or"several"parcels"of" land"cumulated"up"to"the"prescribed"award"limits."

The"beneficiaries"may"opt"for"collective"ownership,"such"as"co? ownership" or" farmers" cooperative" or" some" other" form" of" collective" organization:" provided," that" the" total" area" that" may" be"awarded"shall"not"exceed"the"total"number"of"co?owners"or" member"of"the"cooperative"or"collective"organization"multiplied" by"the"award"limit"above"prescribed,"except"in"meritorious"cases" as"determined"by"the"PARC."Title"to"the"property"shall"be"issued" in" the" name" of" the" co?owners" or" the" cooperative" or" collective" organization"as"the"case"may"be." XXXX" ( C. Executive(Order(No.(360,(Series(of(1989(( " ENJOINING) ALL) GOVERNMENT) FINANCIAL) INSTITUTIONS) AND) GOVERNMENT) OWNED) OR) CONTROLLED) CORPORATIONS) TO) GRANT) THE) DEPARTMENT) OF) AGRARIAN) REFORM) THE) RIGHT) OF)FIRST)REFUSAL)IN)THE)SALE)OR)DISPOSITION)OF)ALL)LANDS) OWNED)BY)THEM)WHICH)ARE)SUITABLE)TO)AGRICULTURE) XXXX" Sec." 1." All" government" financial" institutions" and" government" owned"or"controlled"corporations"are"hereby"enjoined"to"grant" the" Department" of" Agrarian" Reform" the" right" of" first" refusal" in" the" sale" or" disposition" of" all" lands" owned" by" them" which" are" suitable"to"agriculture." XXXX" " D. Executive(Order(No.(407,(Series(of(1990(

For"purposes"of"this"Act,"a"landless"beneficiary"is"one"who"owns" less"than"three"(3)"hectares"of"agricultural"land." %

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ACCELERATING) THE) ACQUISITION) AND) DISTRIBUTION) OF) AGRICULTURAL) LANDS,) PASTURE) LANDS,) FISHPONDS,) AGROA FORESTRY)LANDS)AND)OTHER)LANDS)OF)THE)PUBLIC)DOMAIN) SUITABLE)FOR)AGRICULTURE) XXXX"


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Sec." 1." All" Government" instrumentalities" including" but" not" limited" to" government" agencies," government?owned" and" controlled" corporations" or" financial" institutions" such" as" the" Development"Bank"of"the"Philippines,"Philippine"National"Bank," Republic" Planters" Bank," Asset" Privatization" Trust," Presidential" Commission" on" Good" Government," Department" of" Agriculture," State"Colleges"and"Universities,"Department"of"National"Defense," shall" immediately" execute" Deeds" of" Transfer" in" favor" of" the" Republic"of"the"Philippines"as"represented"by"the"Department"of" Agrarian" Reform" and" surrender" to" the" latter" department" all" landholdings," suitable" for" agriculture" including" all" pertinent" ownership" documents" in" their" custody," such" as" the" owner's" duplicate" copy" of" the" certificates" of" title," tax" declarations" and" other"documents"necessary"to"effect"the"transfer"of"ownership." This" Executive" Order" shall" likewise" apply" to" ownership" of" the" following"assets,"as"determined"by"the"Department"of"Agrarian" Reform" in" close" coordination" with" the" concerned" government" agency:" a."Improvements,"e.g.,"irrigation"systems,"roads"and"bridges;" b." Agriculture" processing" machineries," e.g.," post?harvest" facilities;" c." Buildings" and" other" physical" structures," warehouses," administration"buildings,"employees'"housing"facilities;" d." Others," such" as" trucks" and" tractors," tools" and" agricultural" supplies." In" the" case" of" lands" suitable" to" agriculture" with" pending" adjudication" on" their" ownership" in" court," the" respective" government" instrumentalities" shall," when" legally" feasible," immediately" transfer" and" cede" the" physical" possession" and" control" of" the" same" to" the" Department" of" Agrarian" Reform" for" its"subsequent"transfer"to"the"qualified"beneficiaries." Pending"valuation"of"the"property,"the"Department"of"Agrarian" Reform"shall"immediately"commence"the"necessary"activities"for" %

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distribution" to" qualified" beneficiaries" upon" receipt" of" the" documents"aforementioned,"or"issue"the"notice"of"allocation"to" qualified" beneficiaries" to" give" them" usufructuary" control" over" the"land"in"the"event"ownership"can"not"as"yet"be"transferred"to" them." Thirty" (30)" days" from" the" registration" of" the" ownership" documents"by"the"Register"of"Deeds"in"favor"of"the"Department" of"Agrarian"Reform,"the"Land"Bank"of"the"Philippines,"pursuant" to" the" rules" approved" by" the" Presidential" Agrarian" Reform" Council," shall" pay" the" government" instrumentality" the" value" of" the" land." In" the" case" of" the" lands" under" the" Asset" Privatization" Trust,"Presidential"Commission"on"Good"Government"and"other" government"instrumentalities"which"may"opt"for"an"alternative" payment" scheme," the" Department" of" Agrarian" Reform" shall" cause"the"issuance"of"the"Credit"Memo"Advise"from"the"Bureau" of"Treasury"for"such"sale." Thirty" (30)" days" after" effectivity" of" this" Executive" Order," the" Department" of" Finance" and" the" Department" of" Budget" and" Management" in" consultation" with" the" Department" of" Agrarian" Reform" shall" establish" guidelines" for" the" issuance" of" the" Credit" Memo" Advice" System." This" System" shall" be" applicable" as" a" payment" scheme" to" government" instrumentalities" which" are" mandated" to" turn" over" the" proceeds" from" the" sale" of" their" agricultural" lands" to" the" Agrarian" Reform" Fund" pursuant" to" Section"63"of"Republic"Act"No."6657." Sixty" (60)" days" after" the" effectivity" of" this" Executive" Order," the" Land" Registration" Authority" shall" submit" to" the" Department" of" Agrarian" Reform" certified" copies" of" all" the" certificates" of" titles" under" the" name" of" the" government" instrumentality" and" the" approved" survey" plans" including" the" respective" technical" descriptions"of"each"title." Sec." 2." The" Departments" of" Agriculture," and" Environment" and" Natural"Resources"are"hereby"authorized"and"directed"to"cancel" all" lease" agreements" covering" fishponds," pasture," agro?forestry"


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lands" and" other" lands" of" the" public" domain" suitable" to" agriculture" which" have" remained" undeveloped" within" three" (3)" years"from"the"date"of"the"effectivity"of"the"lease"contract"and" underutilized" or" abandoned" or" in" cases" where" the" terms" and" conditions" embodied" therein" have" been" violated," taking" into" consideration"the"requirements"of"due"process." Sec." 3." The" Departments" of" Agriculture" and" Environment" and" Natural" Resources," in" coordination" with" the" Department" of" Agrarian" Reform," shall" redistribute" and" award" fishponds," pasture"lands"and"other"lands"of"the"public"domain"suitable"for" agriculture"subject"of"cancelled"or"amended"lease"agreement"to" qualified" agrarian" reform" beneficiaries" identified" by" the" Department"of"Agrarian"Reform"pursuant"to"Sections"15"and"22" of"Republic"Act"No."6657."

XXXX" F. DAR(Administrative(Order(No.(1,(Series(of(1989*( RULES)AND)PROCEDURES)GOVERNING)LAND)TRANSACTION) XXXX" " G. DAR(Administrative(Order(No.(1,(Series(of(1990*( REVISED)RULES)AND)REGULATIONS)GOVERNING)CONVERSION) OF) PRIVATE) AGRICULTURAL) LANDS) TO) NONAAGRICULTURAL) USES) XXXX" ( H. DAR(Administrative(Order(No.(11,(Series(of(1990*(

XXXX)

RULES) AND) PROCEDURES) GOVERNING) THE) EXERCISE) OF) RETENTION) RIGHTS) BY) LANDOWNERS) AND) AWARD) TO) CHILDREN)UNDER)SECTION)6)OF)R.A.)6657"

) E. Executive(Order(No.(448,(Series(of(1991( XXXX"

XXXX"

Sec."1."Executive"Order"No."407"is"hereby"amended"by"adding"a" new"section"to"read"as"follows:" "Sec." 1?A." All" lands" or" portions" thereof" reserved" by" virtue" of" Presidential" proclamations" for" specific" public" uses" by" the" government," its" agencies" and" instrumentalities," including" government?owned" or" controlled" corporations" suitable" for" agriculture"and"no"longer"actually,"directly"and"exclusively"used" or" necessary" for" the" purposes" for" which" they" have" been" reserved,"as"determined"by"the"Department"of"Agrarian"Reform" in"coordination"with"the"government"agency"or"instrumentality" concerned"in"whose"favor"the"reservation"was"established,"shall" be" segregated" from" the" reservation" and" transferred" to" the" Department" of" Agrarian" Reform" for" distribution" to" qualified" beneficiaries" under" the" Comprehensive" Agrarian" Reform" Program.""

( I.

DAR(Administrative(Order(No.(13,(Series(of(1990*( RULES) AND) PROCEDURES) GOVERNING) EXEMPTION) OF) LANDS) FROM) CARP) COVERAGE) UNDER) SECTION) 10,)R.A.) 6657" XXXX"

( J.

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DAR(Administrative(Order(No.(11,(Series(of(1991*( RULES)AND)PROCEDURES)GOVERNING)THE)ISSUANCE)OF)CARP) BENEFICIARY)CERTIFICATES)(CBC)" XXXX" "


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K. LRA(Circular(No.(2*( XXXX" ( L. LRA(Circular(No.(29*( XXXX" ( M. LRA(Circular(No.(29VA*( XXXX" ( N. LRA(Circular(No.(32*( XXXX" ( O. LRA(Circular(No.(32VA*( XXXX" ( ( *Issuances(in(red(are(not(included(within(the(scope(of(the(Final( Examination.

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II.

CASE(DOCTRINE(

CASE) Small"Landowners’" Association"v."Sec." Juico,"etc." " G.R."No."78742" " July"14,"1989"

DOCTRINE) CARP)Law"repeats"the"requisites"of"registration"but"does"not"provide"that"in"case"of"failure"or"refusal"to"register"the"land,"the" valuation"thereof"shall"be"that"given"by"the"provincial"or"city"assessor"for"tax"purposes" • The"complaint"against"the"effects"of"non?registration"of"the"land"under"E.O.)No.)229"does"not"seem"to"be"viable"any" more"as"it"appears"that"Setion)4)of)the)Order"has"been"superseded"by"Section)14)of)the)CARP)Law."This"repeats"the" requisites"of"registration"as"embodied"in"the"earlier"measure"but"does"not"provide,"as"the"latter"did,"that"in"case"of" failure"or"refusal"to"register"the"land,"the"valuation"thereof"shall"be"that"given"by"the"provincial"or"city"assessor"for" tax"purposes."On"the"contrary,"the)CARP)Law"says"that"the"just"compensation"shall"be"ascertained"on"the"basis"of" the"factors"mentioned"in"its"Section)17"and"in"the"manner"provided"for"in"Section)16." Title"to"property"expropriated"shall"pass"from"the"owner"to"the"expropriator"only"upon"full"payment"of"just"compensation." • The"recognized"rule,"indeed,"is"that"title"to"the"property"expropriated"shall"pass"from"the"owner"to"the"expropriator" only"upon"full"payment"of"the"just"compensation."Jurisprudence"on"this"settled"principle"is"consistent"both"here"and" in"other"democratic"jurisdictions."

Luz"Farms,"Inc."v." Sec."Juico" " G.R."No."86889" " December"4,"1990"

Section)II)of)R.A.)6657"which"includes""private"agricultural"lands,"devoted"to"commercial"livestock,"poultry"and"swine" raising""in"the"definition"of""commercial"farms""is"invalid" • It"is"evident"from"the"foregoing"discussion"that"Section)II)of)R.A.)6657"which"includes""private"agricultural"lands," devoted"to"commercial"livestock,"poultry"and"swine"raising""in"the"definition"of""commercial"farms""is"invalid,"to"the" extent"that"the"aforecited"agro?industrial"activities"are"made"to"be"covered"by"the"agrarian"reform"program"of"the" State."There"is"simply"no"reason"to"include"livestock"and"poultry"lands"in"the"coverage"of"agrarian"reform."

Natalia"Realty,"Inc."v." Commercial,"industrial"and"residential"lands"not"included" Department"of" • We"now"determine"whether"such"lands"are"covered"by"the"CARL."Section)4)of)R.A.)6657"provides"that"the"CARL"shall" Agrarian"Reform" “cover,"regardless"of"tenurial"arrangement"and"commodity"produced,"all"public"and"private"agricultural"lands.”"As"to" " what"constitutes"“agricultural"land,”"it"is"referred"to"as"“land"devoted"to"agricultural"activity"as"defined"in"this"Act" G.R."No."103302" and"not"classified"as"mineral,"forest,"residential,"commercial"or"industrial"land.”"The"deliberations"of"the" " Constitutional"Commission"confirm"this"limitation."“Agricultural"lands”"are"only"those"lands"which"are"“arable"and" August"12,"1993" suitable"agricultural"lands”"and"“do"not"include"commercial,"industrial"and"residential"lands.”"Based"on"the" foregoing,"it"is"clear"that"the"undeveloped"portions"of"the"Antipolo"Hills"Subdivision"cannot"in"any"language"be" considered"as"“agricultural"lands.”"These"lots"were"intended"for"residential"use."They"ceased"to"be"agricultural"lands" upon"approval"of"their"inclusion"in"the"Lungsod"Silangan"Reservation."Even"today,"the"areas"in"question"continue"to" be"developed"as"a"low?cost"housing"subdivision,"albeit"at"a"snail’s"pace."The"enormity"of"the"resources"needed"for" developing"a"subdivision"may"have"delayed"its"completion"but"this"does"not"detract"from"the"fact"that"these"lands" are"still"residential"lands"and"outside"the"ambit"of"the"CARL." %

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Province"of" Camarines"Sur"v." Court"of"Appeals" " G.R."No."103125" " May"17,"1993"

The"exclusive"authority"of"the"Department"of"Agrarian"Reform"to"reclassify"agricultural"lands"is"limited"to"the"applications"for" reclassification"submitted"by"the"land"owners"or"tenant"beneficiaries"and"does"not"include"the"determination"of"the"“public" purpose”"requirement"of"the"expropriating"authority" • The"rules"on"conversion"of"agricultural"lands"found"in"Section)4)(k))and)5)(1))of)Executive)Order)No.)129AA,"Series"of" 1987,"cannot"be"the"source"of"the"authority"of"the"Department"of"Agrarian"Reform"to"determine"the"suitability"of"a" parcel"of"agricultural"land"for"the"purpose"to"which"it"would"be"devoted"by"the"expropriating"authority."While"those" rules"vest"on"the"Department"of"Agrarian"Reform"the"exclusive"authority"to"approve"or"disapprove"conversions"of" agricultural"lands"for"residential,"commercial"or"industrial"uses,"such"authority"is"limited"to"the"applications"for" reclassification"submitted"by"the"land"owners"or"tenant"beneficiaries." Local"government"units"can"expropriate"agricultural"lands"without"prior"authority"from"the"Department"of"Agrarian"Reform" as"the"determination"of"the"public"use"of"the"property"subject"for"expropriation"is"considered"an"expression"of"legislative" policy" • To"sustain"the"Court"of"Appeals"would"mean"that"the"local"government"units"can"no"longer"expropriate"agricultural" lands"needed"for"the"construction"of"roads,"bridges,"schools,"hospitals,"etc,"without"first"applying"for"conversion"of" the"use"of"the"lands"with"the"Department"of"Agrarian"Reform,"because"all"of"these"projects"would"naturally"involve"a" change"in"the"land"use."In"effect,"it"would"then"be"the"Department"of"Agrarian"Reform"to"scrutinize"whether"the" expropriation"is"for"a"public"purpose"or"public"use."Ordinarily,"it"is"the"legislative"branch"of"the"local"government"unit" that"shall"determine"whether"the"use"of"the"property"sought"to"be"expropriated"shall"be"public,"the"same"being"an" expression"of"legislative"policy."

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ASSIGNMENT)#8) )

I.


( A. Presidential(Decree(No.(1529( XXXX" Section) 2." Nature' of' registration' proceedings;' jurisdiction' of' courts." Judicial" proceedings" for" the" registration" of" lands" throughout"the"Philippines"shall"be"in"rem"and"shall"be"based"on" the" generally" accepted" principles" underlying" the" Torrens" system." Courts"of"First"Instance"shall"have"exclusive"jurisdiction"over"all" applications" for" original" registration" of" title" to" lands," including" improvements"and"interests"therein,"and"over"all"petitions"filed" after" original" registration" of" title," with" power" to" hear" and" determine" all" questions" arising" upon" such" applications" or" petitions." The" court" through" its" clerk" of" court" shall" furnish" the" Land" Registration" Commission" with" two" certified" copies" of" all" pleadings," exhibits," orders," and" decisions" filed" or" issued" in" applications" or" petitions" for" land" registration," with" the" exception"of"stenographic"notes,"within"five"days"from"the"filing" or"issuance"thereof." XXXX" CHAPTER) X.) PETITIONS) AND) ACTIONS) AFTER) ORIGINAL) REGISTRATION" Section)107."Surrender'of'withhold'duplicate'certificates."Where" it"is"necessary"to"issue"a"new"certificate"of"title"pursuant"to"any" involuntary"instrument"which"divests"the"title"of"the"registered" owner" against" his" consent" or" where" a" voluntary" instrument" cannot" be" registered" by" reason" of" the" refusal" or" failure" of" the" holder"to"surrender"the"owner's"duplicate"certificate"of"title,"the" %

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party"in"interest"may"file"a"petition"in"court"to"compel"surrender" of"the"same"to"the"Register"of"Deeds."The"court,"after"hearing," may"order"the"registered"owner"or"any"person"withholding"the" duplicate"certificate"to"surrender"the"same,"and"direct"the"entry" of" a" new" certificate" or" memorandum" upon" such" surrender." If" the"person"withholding"the"duplicate"certificate"is"not"amenable" to"the"process"of"the"court,"or"if"not"any"reason"the"outstanding" owner's"duplicate"certificate"cannot"be"delivered,"the"court"may" order" the" annulment" of" the" same" as" well" as" the" issuance" of" a" new"certificate"of"title"in"lieu"thereof."Such"new"certificate"and" all" duplicates" thereof" shall" contain" a" memorandum" of" the" annulment"of"the"outstanding"duplicate."" Section) 108." Amendment' and' alteration' of' certificates." No" erasure," alteration," or" amendment" shall" be" made" upon" the" registration" book" after" the" entry" of" a" certificate" of" title" or" of" a" memorandum" thereon" and" the" attestation" of" the" same" be" Register"of"Deeds," except" by" order" of" the" proper" Court" of" First" Instance."A"registered"owner"of"other"person"having"an"interest" in"registered"property,"or,"in"proper"cases,"the"Register"of"Deeds" with" the" approval" of" the" Commissioner" of" Land" Registration," may" apply" by" petition" to" the" court" upon" the" ground" that" the" registered" interests" of" any" description," whether" vested," contingent," expectant" or" inchoate" appearing" on" the" certificate," have"terminated"and"ceased;"or"that"new"interest"not"appearing" upon" the" certificate" have" arisen" or" been" created;" or" that" an" omission" or" error" was" made" in" entering" a" certificate" or" any" memorandum"thereon,"or,"on"any"duplicate"certificate;"or"that" the"same"or"any"person"on"the"certificate"has"been"changed;"or" that" the" registered" owner" has" married," or," if" registered" as" married,"that"the"marriage"has"been"terminated"and"no"right"or" interests"of"heirs"or"creditors"will"thereby"be"affected;"or"that"a" corporation" which" owned" registered" land" and" has" been"


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dissolved"has"not"convened"the"same"within"three"years"after"its" dissolution;"or"upon"any"other"reasonable"ground;"and"the"court" may"hear"and"determine"the"petition"after"notice"to"all"parties" in" interest," and" may" order" the" entry" or" cancellation" of" a" new" certificate,"the"entry"or"cancellation"of"a"memorandum"upon"a" certificate," or" grant" any" other" relief" upon" such" terms" and" conditions," requiring" security" or" bond" if" necessary," as" it" may" consider"proper;"Provided,"however,"That"this"section"shall"not" be" construed" to" give" the" court" authority" to" reopen" the" judgment" or" decree" of" registration," and" that" nothing" shall" be" done" or" ordered" by" the" court" which" shall" impair" the" title" or" other"interest"of"a"purchaser"holding"a"certificate"for"value"and" in" good" faith," or" his" heirs" and" assigns," without" his" or" their" written"consent."Where"the"owner's"duplicate"certificate"is"not" presented," a" similar" petition" may" be" filed" as" provided" in" the" preceding"section." All"petitions"or"motions"filed"under"this"Section"as"well"as"under" any" other" provision" of" this" Decree" after" original" registration" shall" be" filed" and" entitled" in" the" original" case" in" which" the" decree"or"registration"was"entered."" Section) 109." Notice' and' replacement' of' lost' duplicate' certificate." In" case" of" loss" or" theft" of" an" owner's" duplicate" certificate" of" title," due" notice" under" oath" shall" be" sent" by" the" owner"or"by"someone"in"his"behalf"to"the"Register"of"Deeds"of" the" province" or" city" where" the" land" lies" as" soon" as" the" loss" or" theft"is"discovered."If"a"duplicate"certificate"is"lost"or"destroyed," or" cannot" be" produced" by" a" person" applying" for" the" entry" of" a" new"certificate"to"him"or"for"the"registration"of"any"instrument," a"sworn"statement"of"the"fact"of"such"loss"or"destruction"may"be" filed" by" the" registered" owner" or" other" person" in" interest" and" registered." Upon" the" petition" of" the" registered" owner" or" other" person" in" interest,"the"court"may,"after"notice"and"due"hearing,"direct"the" issuance" of" a" new" duplicate" certificate," which" shall" contain" a" %

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memorandum" of" the" fact" that" it" is" issued" in" place" of" the" lost" duplicate" certificate," but" shall" in" all" respects" be" entitled" to" like" faith"and"credit"as"the"original"duplicate,"and"shall"thereafter"be" regarded"as"such"for"all"purposes"of"this"decree." Section) 110." Reconstitution' of' Lost' or' Destroyed' Original' of' Torrens'Title."(as"amended"by"R.A.)No.)6732)"P"Original"copies"of" certificates"of"titles"lost"or"destroyed"in"the"offices"of"Register"of" Deeds" as" well" as" liens" and" encumbrances" affecting" the" lands" covered" by" such" titles" shall" be" reconstituted" judicially" in" accordance" with" the" procedure" prescribed" in" Republic" Act" No." 26" insofar" as" not" inconsistent" with" this" Decree." The" procedure" relative" to" administrative" reconstitution" of" lost" or" destroyed" certificate"prescribed"in"said"Act"may"be"availed"of"only"in"case" of"substantial"loss"or"destruction"of"land"titles"due"to"fire,"flood" or" other" force" majeure" as" determined" by" the" Administrator" of" the" Land" Registration" Authority:" Provided," That" the" number" of" certificates" of" titles" lost" or" damaged" should" be" at" least" ten" percent" (10%)" of" the" total" number" in" the" possession" of" the" Office" of" the" Register" of" Deeds:" Provided," further," That" in" no" case"shall"the"number"of"certificates"of"titles"lost"or"damaged"be" less"than"five"hundred"(500)." "Notice"of"all"hearings"of"the"petition"for"judicial"reconstitution" shall"be"furnished"the"Register"of"Deeds"of"the"place"where"the" land" is" situated" and" to" the" Administrator" of" the" Land" Registration" Authority." No" order" or" judgment" ordering" the" reconstitution"of"a"certificate"of"title"shall"become"final"until"the" lapse"of"fifteen"(15)"days"from"receipt"by"the"Register"of"Deeds" and"by"the"Administrator"of"the"Land"Registration"Authority"of"a" notice" of" such" order" or" judgment" without" any" appeal" having" been"filed"by"any"such"officials."" Section)117."Procedure.'See'ASSIGNMENT)#6) XXXX" " (


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B. Republic(Act(No.(26( AN) ACT) PROVIDING) A) SPECIAL) PROCEDURE) FOR) THE) RECONSTITUTION) OF) TORRENS) CERTIFICATES) OF) TITLE) LOST) OR)DESTROYED" Section) 1."Certificates" of" title" lost" or" destroyed" shall" be" reconstituted"in"accordance"with"the"provisions"of"this"Act." Section) 2."Original" certificates" of" title" shall" be" reconstituted" from" such" of" the" sources" hereunder" enumerated" as" may" be" available,"in"the"following"order:" (a)"The"owner's"duplicate"of"the"certificate"of"title;" (b)"The"coPowner's,"mortgagee's,"or"lessee's"duplicate"of" the"certificate"of"title;"

(b)"The"coPowner's,"mortgagee's,"or"lessee's"duplicate"of" the"certificate"of"title;" (c)"A"certified"copy"of"the"certificate"of"title,"previously" issued" by" the" register" of" deeds" or" by" a" legal" custodian" thereof;" (d)" The" deed" of" transfer" or" other" document," on" file" in" the" registry" of" deeds," containing" the" description" of" the" property," or" an" authenticated" copy" thereof," showing" that" its" original" had" been" registered," and" pursuant" to" which" the" lost" or" destroyed" transfer" certificate" of" title" was"issued;"

(c)"A"certified"copy"of"the"certificate"of"title,"previously" issued" by" the" register" of" deeds" or" by" a" legal" custodian" thereof;"

(e)" A" document," on" file" in" the" registry" of" deeds," by" which"the"property,"the"description"of"which"is"given"in" said"document,"is"mortgaged,"leased"or"encumbered,"or" an" authenticated" copy" of" said" document" showing" that" its"original"had"been"registered;"and"

(d)"An"authenticated"copy"of"the"decree"of"registration" or" patent," as" the" case" may" be," pursuant" to" which" the" original"certificate"of"title"was"issued;"

(f)" Any" other" document" which," in" the" judgment" of" the" court," is" sufficient" and" proper" basis" for" reconstituting" the"lost"or"destroyed"certificate"of"title."

(e)" A" document," on" file" in" the" registry" of" deeds," by" which"the"property,"the"description"of"which"is"given"in" said"document,"is"mortgaged,"leased"or"encumbered,"or" an" authenticated" copy" of" said" document" showing" that" its"original"had"been"registered;"and"

Section) 4."Liens"and"other"encumbrances"affecting"a"destroyed" or"lost"certificate"of"title"shall"be"reconstituted"from"such"of"the" sources" hereunder" enumerated" as" may" be" available," in" the" following"order:"

(f)" Any" other" document" which," in" the" judgment" of" the" court," is" sufficient" and" proper" basis" for" reconstituting" the"lost"or"destroyed"certificate"of"title." Section) 3."Transfer" certificates" of" title" shall" be" reconstituted" from" such" of" the" sources" hereunder" enumerated" as" may" be" available,"in"the"following"order:" (a)"The"owner's"duplicate"of"the"certificate"of"title;" %

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(a)" Annotations" or" memoranda" appearing" on" the" owner's"coPowner's"mortgagee's"or"lessee's"duplicate;" (b)"Registered"documents"on"file"in"the"registry"of"deeds," or" authenticated" copies" thereof" showing" that" the" originals"thereof"had"been"registered;"and" (c)" Any" other" document" which," in" the" judgment" of" the" court," is" sufficient" and" proper" basis" for" reconstituting" the" liens" or" encumbrances" affecting" the" property" covered"by"the"lost"or"destroyed"certificate"of"title."


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Section)5."Petitions"for"reconstitution"from"sources"enumerated" in" sections" 2(a)," 2(b)," 3(a)," 3(b)," and/or" 4(a)" of" this" Act" may" be" filed" with" the" register" of" deeds" concerned" by" the" registered" owner," his" assigns," or" other" person" having" an" interest" in" the" property."The"petition"shall"be"accompanied"with"the"necessary" sources"for"reconstitution"and"with"an"affidavit"of"the"registered" owner" stating," among" other" things," that" no" deed" or" other" instrument" affecting" the" property" had" been" presented" for" registration,"or,"if"there"be"any,"the"nature"thereof,"the"date"of" its" presentation," as" well" as" the" names" of" the" parties," and" whatever" the" registration" of" such" deed" or" instrument" is" still" pending" accomplishment." If" the" reconstitution" is" to" be" made" from"any"of"the"sources"enumerated"in"section"2(b)"or"3(b),"the" affidavit" should" further" state" that" the" owner's" duplicate" has" been" lost" or" destroyed" and" the" circumstances" under" which" it" was"lost"or"destroyed."Thereupon,"the"register"of"deeds"shall,"no" valid"reason"to"the"contrary"existing,"reconstitute"the"certificate" of"title"as"provided"in"this"Act." Section)6."The"register"of"deeds"may"motu"propio"reconstitute"a" certificate"of"title"from"its"corresponding"owner's"duplicate,"and," for" this" purpose," may" compel" the" registered" owner," or" any" person" holding" such" owner's" duplicate," to" surrender" the" same" to" the" registry" of" deeds." After" the" reconstitution" said" owner's" duplicate"shall"be"returned"to"the"person"concerned." Section)7."Reconstituted"certificates"of"title"shall"have"the"same" validity" and" legal" effect" as" the" originals" thereof:" Provided," however," That" certificates" of" title" reconstituted" extrajudicially," in" the" manner" stated" in" sections" five" and" six" hereof," shall" be" without" prejudice" to" any" party" whose" right" or" interest" in" the" property"was"duly"noted"in"the"original,"at"the"time"it"was"lost"or" destroyed,"but"entry"or"notation"of"which"has"not"been"made"on" the" reconstituted" certificate" of" title." This" reservation" shall" be" noted" as" an" encumbrance" on" the" reconstituted" certificate" of" title." %

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Section)8."Any"person"whose"right"or"interest"was"duly"noted"in" the" original" of" a" certificate" of" title," at" the" time" it" was" lost" or" destroyed," but" does" not" appear" so" noted" on" the" reconstituted" certificate" of" title," which" is" subject" to" the" reservation" provided" in" the" preceding" section," may," while" such" reservation" subsists," file" a" petition" with" the" proper" Court" of" First" Instance" for" the" annotation" of" such" right" or" interest" on" said" reconstituted" certificate"of"title,"and"the"court,"after"notice"and"hearing,"shall" determine"the"merits"of"the"petition"and"render"such"judgment" as" justice" and" equity" may" require." The" petition" shall" state" the" number" of" the" reconstituted" certificate" of" title" and" the" nature," as"well"as"a"description,"of"the"right"or"interest"claimed." Section)9."A"registered"owner"desiring"to"have"his"reconstituted" certificate" of" title" freed" from" the" encumbrance" mentioned" in" section"seven"of"this"Act,"may"file"a"petition"to"that"end"with"the" proper" Court" of" First" Instance," giving" his" reason" or" reasons" therefor." A" similar" petition" may," likewise," be" filed" by" a" mortgagee," lessees" or" other" lien" holder" whose" interest" is" annotated" in" the" reconstituted" certificate" of" title." Thereupon," the"court"shall"cause"a"notice"of"the"petition"to"be"published,"at" the" expense" of" the" petitioner," twice" in" successive" issues" of" the" Official"Gazette,"and"to"be"posted"on"the"main"entrance"of"the" provincial" building" and" of" the" municipal" building" of" the" municipality" or" city" in" which" the" land" lies," at" least" thirty" days" prior"to"the"date"of"hearing,"and"after"hearing,"shall"determine" the" petition" and" render" such" judgment" as" justice" and" equity" may" require." The" notice" shall" specify," among" other" things," the" number" of" the" certificate" of" title," the" name" of" the" registered" owner," the" names" of" the" interested" parties" appearing" in" the" reconstituted" certificate" of" title," the" location" of" the" property," and" the" date" on" which" all" persons" having" an" interest" in" the" property"must"appear"and"file"such"claim"as"they"may"have."The" petitioner"shall,"at"the"hearing,"submit"proof"of"the"publication" and" posting" of" the" notice:" Provided," however," That" after" the" expiration"of"two"years"from"the"date"of"the"reconstitution"of"a"


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certificate"of"title,"if"no"petition"has"been"filed"within"that"period" under"the"preceding"section,"the"court"shall,"on"motion"ex"parte" by" the" registered" owner" or" other" person" having" registered" interest" in" the" reconstituted" certificate" of" title," order" the" register" of" deeds" to" cancel," proper" annotation," the" encumbrance"mentioned"in"section"seven"hereof." Section) 10."Nothing" hereinbefore" provided" shall" prevent" any" registered" owner" or" person" in" interest" from" filing" the" petition" mentioned" in" section" five" of" this" Act" directly" with" the" proper" Court" of" First" Instance," based" on" sources" enumerated" in" sections" 2(a)," 2(b)," 3(a)," 3(b)," and/or" 4(a)" of" this" Act:" Provided," however," That" the" court" shall" cause" a" notice" of" the" petition," before" hearing" and" granting" the" same," to" be" published" in" the" manner" stated" in" section" nine" hereof:" And" provided," further," That" certificates" of" title" reconstituted" pursuant" to" this" section" shall" not" be" subject" to" the" encumbrance" referred" to" in" section" seven"of"this"Act." Section) 11."Petitions" for" reconstitution" of" registered" interests," liens"and"other"encumbrances,"based"on"sources"enumerated"in" sections" 4(b)" and/or" 4(c)" of" this" Act," shall" be" filed," by" the" interested" party," with" the" proper" Court" of" First" Instance." The" petition" shall" be" accompanied" with" the" necessary" documents" and" shall" state," among" other" things," the" number" of" the" certificate"of"title"and"the"nature"as"well"as"a"description"of"the" interest,"lien"or"encumbrance"which"is"to"be"reconstituted,"and" the"court,"after"publication,"in"the"manner"stated"in"section"nine" of" this" Act," and" hearing" shall" determine" the" merits" of" the" petition" and" render" such" judgment" as" justice" and" equity" may" require." Section) 12."Petitions" for" reconstitution" from" sources" enumerated" in" sections" 2(c)," 2(d)," 2(e)," 2(f)," 3(c)," 3(d)," 3(e)" and/or" 3(f)" of" this" Act," shall" be" filed" with" the" proper" Court" of" First" Instance," by" the" registered" owner," his" assigns," or" any" person" having" an" interest" in" the" property." The" petition" shall" %

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state"or"contain,"among"other"things,"the"following:"(a)"that"the" owner's" duplicate" of" the" certificate" of" title" had" been" lost" or" destroyed;" (b)" that" no" coPowner's" mortgagee's" or" lessee's" duplicate"had"been"issued,"or,"if"any"had"been"issued,"the"same" had" been" lost" or" destroyed;" (c)" the" location," area" and" boundaries" of" the" property;" (d)" the" nature" and" description" of" the" buildings" or" improvements," if" any," which" do" not" belong" to" the" owner" of" the" land," and" the" names" and" addresses" of" the" owners" of" such" buildings" or" improvements;" (e)" the" names" and" addresses" of" the" occupants" or" persons" in" possession" of" the" property," of" the" owners" of" the" adjoining" properties" and" all" persons" who" may" have" any" interest" in" the" property;" (f)" a" detailed" description" of" the" encumbrances," if" any," affecting" the" property;" and" (g)" a" statement" that" no" deeds" or" other" instruments" affecting" the" property" have" been" presented" for" registration,"or,"if"there"be"any,"the"registration"thereof"has"not" been"accomplished,"as"yet."All"the"documents,"or"authenticated" copies" thereof," to" be" introduced" in" evidence" in" support" of" the" petition" for" reconstitution" shall" be" attached" thereto" and" filed" with"the"same:"Provided,"That"in"case"the"reconstitution"is"to"be" made"exclusively"from"sources"enumerated"in"section"2(f)"of"3(f)" of"this"Act,"the"petition"shall"be"further"be"accompanied"with"a" plan"and"technical"description"of"the"property"duly"approved"by" the" Chief" of" the" General" Land" Registration" Office," or" with" a" certified"copy"of"the"description"taken"from"a"prior"certificate"of" title"covering"the"same"property." Section) 13."The" court" shall" cause" a" notice" of" the" petition," filed" under"the"preceding"section,"to"be"published,"at"the"expense"of" the"petitioner,"twice"in"successive"issues"of"the"Official"Gazette," and"to"be"posted"on"the"main"entrance"of"the"provincial"building" and"of"the"municipal"building"of"the"municipality"or"city"in"which" the" land" is" situated," at" least" thirty" days" prior" to" the" date" of" hearing."The"court"shall"likewise"cause"a"copy"of"the"notice"to"be" sent," by" registered" mail" or" otherwise," at" the" expense" of" the" petitioner," to" every" person" named" therein" whose" address" is"


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known," at" least" thirty" days" prior" to" the" date" of" hearing." Said" notice"shall"state,"among"other"things,"the"number"of"the"lost"or" destroyed" certificate" of" title," if" known," the" name" of" the" registered" owner," the" names" of" the" occupants" or" persons" in" possession" of" the" property," the" owners" of" the" adjoining" properties" and" all" other" interested" parties," the" location," area" and" boundaries" of" the" property," and" the" date" on" which" all" persons" having" any" interest" therein" must" appear" and" file" their" claim" or" objections" to" the" petition." The" petitioner" shall," at" the" hearing,"submit"proof"of"the"publication,"posting"and"service"of" the"notice"as"directed"by"the"court." Section) 14."If" any" person" withholds," refuses" or" fails" within" a" reasonable"time"after"request,"to"produce"a"document"or"paper" without"which"the"reconstitution"of"a"certificate"of"title,"or"any" lien" or" annotation" affecting" the" same," cannot" be" fully" accomplished," the" court" may," on" motion" and" after" notice" and" hearing" order" such" person" to" produce" and/or" surrender" such" document" or" paper" at" the" time" and" place" named" in" the" order" and"may"enforce"the"same"by"suitable"process." Section)15."If"the"court,"after"hearing,"finds"that"the"documents" presented," as" supported" by" parole" evidence" or" otherwise," are" sufficient"and"proper"to"warrant"the"reconstitution"of"the"lost"or" destroyed" certificate" of" title," and" that" the" petitioner" is" the" registered"owner"of"the"property"or"has"an"interest"therein,"that" the"said"certificate"of"title"was"in"force"at"the"time"it"was"lost"or" destroyed,"and"that"the"description,"area"and"boundaries"of"the" property" are" substantially" the" same" as" those" contained" in" the" lost" or" destroyed" certificate" of" title," an" order" of" reconstitution" shall"be"issued."The"clerk"of"court"shall"forward"to"the"register"of" deeds" a" certified" copy" of" said" order" and" all" the" documents" which,"pursuant"to"said"order,"are"to"be"used"as"the"basis"of"the" reconstitution." If" the" court" finds" that" there" is" no" sufficient" evidence"or"basis"to"justify"the"reconstitution,"the"petition"shall" be"dismissed,"but"such"dismissal"shall"not"preclude"the"right"of" the" party" or" parties" entitled" thereto" to" file" an" application" for" %

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confirmation" of" his" or" their" title" under" the" provisions" of" the" Land"Registration"Act." Section)16."After"the"reconstitution"of"a"certificate"of"title"under" the" provisions" of" this" Act," the" register" of" deeds" shall" issue" the" corresponding" owner's" duplicate" and" the" additional" copies" of" said" certificates" of" title," if" any" had" been" previously" issued," where" such" owner's" duplicate" and/or" additional" copies" have" been" destroyed" or" lost." This" fact" shall" be" noted" on" the" reconstituted"certificate"of"title." Section)17."The"register"of"deeds"shall"certify"on"each"certificate" of"title"reconstituted"the"date"of"the"reconstitution,"the"source" or" sources" from" which" reconstitution" has" been" accomplished," and"whether"administratively"or"judicially." Section) 18."In" case" a" certificate" of" title," considered" lost" or" destroyed," be" found" or" recovered," the" same" shall" prevail" over" the"reconstituted"certificate"of"title,"and,"if"both"titles"appear"in" the"name"of"the"same"registered"owner,"all"memoranda"of"new" liens" or" encumbrances," if" any," made" on" the" latter," after" its" reconstitution," except" the" memorandum" of" the" reservation" referred" to" in" section" seven" of" this" Act," shall" be" transferred" to" the" recovered" certificate" of" title." Thereupon," the" register" of" deeds" shall" cancel" the" reconstituted" certificate" of" title" and" spread"upon"the"owner's"duplicate,"as"well"as"on"the"coPowner's," mortgagee's" or" lessee's" duplicate," if" any" has" been" issued," such" annotations"of"subsisting"liens"or"encumbrances"as"may"appear" on"the"recovered"certificate"of"title,"cancelling"at"the"same"time" the" memorandum" of" the" reservation" referred" to" in" section" seven" hereof:" Provided," however," That" if" the" reconstituted" certificate" of" title" has" been" cancelled" by" virtue" of" any" deed" or" instrument,"whether"voluntary"or"involuntary,"or"by"an"order"of" the" court," and" a" new" certificate" of" title" has" been" issued," the" recovered" certificate" of" title" shall" be" likewise" cancelled," but" all" subsisting" liens" or" encumbrances," if" any," appearing" thereon" shall" be" transferred" to" the" new" certificate" of" title" and" to" its"


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owner's"duplicate,"as"well"as"to"any"coPowner's,"mortgagee's"or" lessee's"duplicate"that"may"have"been"issued,"the"memorandum" of"the"reservation"referred"to"in"section"seven"of"this"Act,"if"any," being"thereby"ipso"facto"cancelled." Section)19."If"the"certificate"of"title"considered"lost"or"destroyed," and"subsequently"found"or"recovered,"is"not"in"the"name"of"the" same"person"in"whose"favor"the"reconstituted"certificate"of"title" has" been" issued," the" register" of" deeds" should" bring" the" matter" to" the" attention" of" the" proper" Court" of" First" Instance," which," after"due"notice"and"hearing,"shall"order"the"cancellation"of"the" reconstituted"certificate"of"title"and"render,"with"respect"to"the" memoranda"of"new"liens"or"encumbrances,"if"any,"made"in"the" reconstituted" certificate" of" title," after" its" reconstitution," such" judgment"as"justice"and"equity"may"require:"Provided,"however," That," if" the" reconstituted" certificate" of" title" has" been" cancelled" by" virtue" of" any" deed" or" instrument," whether" voluntary" or" involuntary,"or"by"an"order"of"the"court,"and"a"new"certificate"of" title" has" been" issued," the" procedure" prescribed" above," with" respect"to"memoranda"of"new"liens"or"encumbrances"made"on" the" reconstituted" certificate" of" title," after" its" reconstitution," shall"be"followed"with"respect"to"the"new"certificate"of"title,"and" to" such" new" liens" or" encumbrances," if" any," as" may" have" been" made"on"the"latter"after"the"issuance"thereof." Section) 20."If" the" registered" owner" or" any" other" person" withholds," refuses" or" fails," within" a" reasonable" time" after" request," to" produce" the" owner's" duplicate" or" any" other" duplicate"of"a"certificate"of"title,"for"cancellation"or"annotation" as" provided" in" sections" eighteen" and" nineteen" of" this" Act," the" register" of" deeds" shall" report" the" fact" to" the" proper" Court" of" First"Instance"and"the"court,"after"notice"and"hearing,"may"order" the"person"concerned"to"produce"the"duplicate"in"his"possession" at"the"time"and"place"named"in"the"order,"and"may"enforce"the" same"by"suitable"process."

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Section) 21."In" all" cases" where" the" reconstituted" certificate" of" title"does"not"contain"the"full"technical"description"of"the"land," except"where"such"technical"description"is"contained,"in"a"prior" certificate"of"title"which"is"available,"the"registered"owner"shall," within"two"years"from"the"date"of"the"reconstitution,"file"a"plan" of" such" land" with" the" Chief" of" the" General" Land" Registration" Office,"who,"after"approving"the"same,"shall"furnish"the"register" of"deeds"with"a"copy"of"the"technical"description"of"said"land"for" annotation" on" the" proper" certificate" of" title" and" file." After" the" expiration" of" the" period" above" prescribed," no" transfer" certificate"of"title"shall"be"issued"in"pursuance"of"any"voluntary" instrument" until" such" plan" and" technical" description" shall" have" been"filed"and"noted"as"provided"above." Section) 22."Every" petition" filed" with" the" court" under" this" Act" shall" be" sworn" to" by" the" petitioner" or" the" person" acting" in" his" behalf"and"filed"and"entitled"in"the"land"registration"or"cadastral" case" in" which" the" decree" of" registration" was" entered." If" the" petition"relates"to"a"certificate"of"title"originally"issued"under"the" provisions"of"section"one"hundred"twentyPtwo"of"Act"Numbered" Four"hundred"and"ninetyPsix"and"the"property"has"been"included" in" a" cadastral" survey," the" petition" shall" be" filed" in" the" corresponding" cadastral" case:" Provided," however," That" where" the" property" has" not" been" included" in" a" cadastral" survey," or" where" the" land" registration" or" cadastral" case" has" been" lost" or" destroyed"and/or"the"number"thereof"cannot"be"identified,"the" petition" shall" be" filed" in" a" special" case" to" be" entitled" "Special" proceedings"for"reconstitution"of"lost"certificate"of"title."" Section)23."No"fees"shall"be"charged"for"the"filing"of"any"petition" under" this" Act," nor" for" any" service" rendered," in" connection" therewith"or"in"compliance"with"any"provision"of"this"Act,"by"the" Chief"of"the"General"Land"Registration"Office,"clerks"of"Court"of" First" Instance," sheriffs," and/or" register" of" deeds." Any" certified" copy" of" document" or" paper" that" may" be" necessary" in" the" reconstitution"of"a"certificate"of"title"under"this"Act"shall,"upon" request"of"the"court,"register"of"deeds,"or"Chief"of"the"General"


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Land" Registration" Office," be" furnished" free" of" charge," by" any" office" or" branch" of" the" Government," including" Government" controlled"corporations,"institutions"or"instrumentalities." Section) 24."The" Chief" of" the" General" Land" Registration" Office," with" the" approval" of" the" Secretary" of" Justice," shall" issue" rules," regulations,"circulars"and"instructions,"and"prescribe"such"books" and" blank" form," as" may" be" necessary" to" carry" into" effect" the" provisions"of"this"Act." Section) 25."Sections"seventyPsix,"seventyPseven"and"eightyPnine" of" Act" Numbered" ThirtyPone" hundred" and" ten" are" hereby" declared" inoperative," insofar" as" they" provide" for" the" reconstitution"of"certificates"of"title." XXXX" ( C. Republic(Act(No.(6732( AN) ACT) ALLOWING) ADMINISTRATIVE) RECONSTITUTION) OF) ORIGINAL) COPIES) OF) CERTIFICATES) OF) TITLES) LOST) OR) DESTROYED)DUE)TO)FIRE,)FLOOD)AND)OTHER)FORCE)MAJEURE,) AMENDING) FOR) THE) PURPOSE) SECTION) ONE) HUNDRED) TEN) OF)PRESIDENTIAL) DECREE) NUMBERED) FIFTEEN) TWENTYL NINEAND) SECTION) FIVE) OF)REPUBLIC) ACT) NUMBERED) TWENTYLSIX" Section)1."Section"110"of"Presidential"Decree"No."1529"is"hereby" amended"to"read"as"follows:" "Sec." 110." Reconstitution' of' Lost' or' Destroyed' Original' of'Torrens'Title."P"Original"copies"of"certificates"of"titles" lost" or" destroyed" in" the" offices" of" Register" of" Deeds" as" well" as" liens" and" encumbrances" affecting" the" lands" covered"by"such"titles"shall"be"reconstituted"judicially"in" accordance" with" the" procedure" prescribed" in" Republic" Act"No."26"insofar"as"not"inconsistent"with"this"Decree." The" procedure" relative" to" administrative" reconstitution" of" lost" or" destroyed" certificate" prescribed" in" said" Act" %

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may" be" availed" of" only" in" case" of" substantial" loss" or" destruction"of"land"titles"due"to"fire,"flood"or"other"force" majeure" as" determined" by" the" Administrator" of" the" Land"Registration"Authority:"Provided,"That"the"number" of" certificates" of" titles" lost" or" damaged" should" be" at" least" ten" percent" (10%)" of" the" total" number" in" the" possession" of" the" Office" of" the" Register" of" Deeds:" Provided," further," That" in" no" case" shall" the" number" of" certificates" of" titles" lost" or" damaged" be" less" than" five" hundred"(500)." "Notice" of" all" hearings" of" the" petition" for" judicial" reconstitution" shall" be" furnished" the" Register" of" Deeds" of" the" place" where" the" land" is" situated" and" to" the" Administrator" of" the" Land" Registration" Authority." No" order" or" judgment" ordering" the" reconstitution" of" a" certificate" of" title" shall" become" final" until" the" lapse" of" fifteen" (15)" days" from" receipt" by" the" Register" of" Deeds" and" by" the" Administrator" of" the" Land" Registration" Authority"of"a"notice"of"such"order"or"judgment"without" any"appeal"having"been"filed"by"any"such"officials."" Section) 2." For" the" purpose" of" the" preceding" section," Section" 5" of"Republic" Act" No." 26"is" hereby" revived" and" amended" to" read" as"follows:" "Sec." 5." Petitions" for" reconstitution" from" sources" enumerated"in"Sections"2(a),"2(b),"3(a,)"and"3(b)"of"this" Act" may" be" filed" with" the" Register" of" Deeds" concerned" by" the" registered" owner," his" assigns," or" other" person," both" natural" and" juridical," having" an" interest" in" the" property." The" petition" shall" be" accompanied" with" the" necessary" sources" for" reconstitution" and" with" an" affidavit" of" the" registered" owner" stating," among" other" things:" "(1)"That"no"deed"or"other"instrument"affecting" the" property" had" been" presented" for"


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registration," or," if" there" be" any," the" nature" thereof,"the"date"of"its"presentation,"as"well"as" the" names" of" the" parties," and" whether" the" registration" of" such" deed" or" instrument" is" still" pending"accomplishment;"

reconstituting"officer"or"Register"of"Deeds."Said"inventory,"duly" signed" and" certified" under" oath" by" the" Administrator" of" the" Land" Registration" Authority," shall" be" published" in" a" newspaper" of" general" circulation" in" the" province" or" city" where" the" loss" or" destruction"of"titles"occurred."

"(2)"That"the"owner's"duplicate"certificate"or"coP owner's" duplicate" is" in" due" form" without" any" apparent"intentional"alterations"or"erasures;"

Section) 4." All" reconstituted" titles" shall" be" reproduced" by" the" Land"Registration"Authority"in"at"least"three"image"copies"or"in" whatever" means" by" which" the" original" can" be" reproduced," one" copy"to"be"kept"by"the"Land"Registration"Authority,"the"second" copy" to" be" kept" by" the" National" Library" Archives" Division," and" the" third" copy" to" be" secured" in" a" government" firePproof" vault," preferably" in" the" Security" Printing" Plant" of" the" Central" Bank." Such" image" copy" of" the" original" copy" of" the" reconstituted" title" shall" be" considered" after" due" authentication" by" the" Land" Registration" Authority," through" the" Register" of" Deeds" in" the" province"or"city"where"the"land"is"located,"as"a"duplicate"original," and"as"an"authorized"source"or"basis"for"reconstitution"together" with"the"sources"enumerated"in"Section"2"and"3"of"Republic"Act" No."26."

"(3)"That"the"certificate"of"title"is"not"the"subject" of" litigation" or" investigation," administrative" or" judicial," regarding" its" genuineness" or" due" execution"or"issuance;" "(4)"That"the"certificate"of"title"was"in"full"force" and"effect"at"the"time"it"was"lost"or"destroyed;" "(5)" That" the" certificate" of" title" is" covered" by" a" tax" declaration" regularly" issued" by" the" Assessor's"Office;"and" "(6)" That" real" estate" taxes" have" been" fully" paid" up"to"at"least"two"(2)"years"prior"to"the"filing"of" the"petition"for"reconstitution." "If" the" reconstitution" is" to" be" made" from" any" of" the" sources"enumerated"in"Section"2(b)"or"3(b),"the"affidavit" should"further"state"that"the"owner's"duplicate"has"been" lost"or"destroyed"and"the"circumstances"under"which"it" was"lost"or"destroyed."Thereupon,"the"Register"of"Deeds" shall," no" valid" reason" to" the" contrary" existing," reconstitute" the" certificate" of" title" as" provided" in" this" Act."" Section) 3." Immediately" after" the" loss" or" destruction" of" titles" mentioned" in" Section" 2" hereof," a" true," complete" and" faithful" inventory" of" all" books," titles," documents," cash" and" property" in" the"Registry"of"Deeds"concerned"shall"be"prepared"by"the"Land" Registration" Authority" through" the" newly" designated" %

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Section) 5." After" reconstitution," said" owner's" duplicate" or" coP owner's"duplicate"exhibited"as"basis"for"the"reconstitution"shall" be"surrendered"to"the"Register"of"Deeds"and"a"new"certificate"of" title"issued"in"lieu"thereof,"the"original"of"which"shall"be"kept"by" the"Register"of"Deeds"and"the"owners"duplicate"delivered"to"the" registered"owner." Section) 6." Section" 6" of" Republic" Act" No." 26" is" hereby" declared" inoperative." Section)7."Section"19"of"Republic"Act"No."26"is"hereby"amended" to"read"as"follows:" "Sec." 19." If" the" certificate" of" title" considered" lost" or" destroyed,"and"subsequently"found"or"recovered,"is"not" in" the" name" of" the" same" person" in" whose" favor" the" reconstituted" certificate" of" title" has" been" issued," the"


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Register" of" Deeds" or" the" party" concerned" should" bring" the" matter" to" the" attention" of" the" proper" regional" trial" court," which," after" due" notice" and" hearing," shall" order" the" cancellation" of" the" reconstituted" certificate" of" title" and" render," with" respect" to" the" memoranda" of" new" liens" and" encumbrances," if" any," made" in" the" reconstituted"certificate"of"title,"after"its"reconstitution," such" judgment" as" justice" and" equity" may" require:" Provided," however," That" if" the" reconstituted" certificate" of" title" has" been" cancelled" by" virtue" of" any" deed" or" instrument," whether" voluntary" or" involuntary," or" by" an" order" of" the" court," and" a" new" certificate" of" title" has" been" issued," the" procedure" prescribed" above," with" respect" to" the" memorandum" of" new" liens" and" encumbrances"made"on"the"reconstituted"certificate"of" title," after" its" reconstitution," shall" be" followed" with" respect"to"the"new"certificate"of"title,"and"to"such"new" liens" and" encumbrances," if" any," as" may" have" been" on" the"latter,"after"the"issuance"thereof."" Section)8."The"Administrator"of"the"Land"Registration"Authority," with" the" approval" of" the" Secretary" of" Justice," shall" issue" rules," regulations,"and"circulars"as"may"be"necessary"and"appropriate" to"implement"this"Act,"including"but"not"limited"to"the"following:" (1)"The"temporary"designation"of"a"reconstituting"officer" or"another"Register"of"Deeds;" (2)" The" submission" of" monthly" periodic" status" reports" on" reconstitution" proceedings" and" reconstituted" titles" to" the" Secretary" of" Justice" and" the" governor" or" city" mayor"concerned;"and" (3)" The" immediate" reporting" by" the" reconstituting" officer" or" Register" of" Deeds" to" the" Secretary" of" Justice" and" the" governor" or" city" mayor" concerned" on" any" verified"complaint"presented"to"him." %

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Section) 9." The" Land" Registration" Authority" Administrator" may" review," revise," reverse," modify" or" affirm" any" decision" of" the" reconstituting" officer" or" Register" of" Deeds." Any" appeal" shall" be" filed" within" fifteen" days" from" the" receipt" of" the" judgment" or" order"by"the"aggrieved"party." SECTION" 10." Any" interested" party" who" by" fraud," accident," mistake" or" excusable" negligence" has" been" unjustly" deprived" or" prevented" from" taking" part" in" the" proceedings" may" file" a" petition" in" the" proper" court" to" set" aside" the" decision" and" to" reopen"the"proceedings."The"petition"shall"be"verified"and"must" be" filed" within" sixty" days" after" the" petitioner" learns" of" the" decision" but" not" more" than" six" months" from" the" promulgation" thereof." Section) 11." A" reconstituted" title" obtained" by" means" of" fraud," deceit"or"other"machination"is"void"ab"initio"as"against"the"party" obtaining"the"same"and"all"persons"having"knowledge"thereof." Section)12."Any"person"who"by"means"of"fraud,"deceit"or"other" machination"obtains"or"attempts"to"obtain"a"reconstituted"title" shall" be" subject" to" criminal" prosecution" and," upon" conviction," shall"be"liable"for"imprisonment"for"a"period"of"not"less"than"two" years" but" not" exceeding" five" years" or" the" payment" of" a" fine" of" not" less" than" Twenty" thousand" pesos" but" not" exceeding" Two" hundred"thousand"pesos"or"both"at"the"discretion"of"the"court." Any" public" officer" or" employee" who" knowingly" approves" or" assists"in"securing"a"decision"allowing"reconstitution"in"favor"of" any" person" not" entitled" thereto" shall" be" subject" to" criminal" prosecution" and," upon" conviction," shall" be" liable" for" imprisonment"of"not"less"than"five"years"but"not"exceeding"ten" years"or"payment"of"a"fine"of"not"less"than"Fifty"thousand"pesos" but"not"exceeding"One"hundred"thousand"pesos"or"both"at"the" discretion" of" the" court" and" perpetual" disqualification" from" holding"public"office."


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Section) 13." All" acts," laws," decrees," executive" orders," or" parts" thereof"which"are"inconsistent"with"any"of"the"provisions"of"this" Act"are"hereby"repealed"or"modified"accordingly." Section) 14."This" Act" shall" likewise" cover" administrative" reconstitution" of" copies" of" original" certificates" of" titles" destroyed"by"fire,"flood"or"other"force"majeure"within"a"period" of"fifteen"years"before"the"effectivity"of"this"Act." XXXX" " D. LRA(Circular(No.(3,(Series(of(1988*( XXXX" " E. LRA(Circular(No.(13,(Series(of(1989*(

1."Scope."—)These"rules"shall"apply"to"appeals"from"final"orders" or" decision" of" the" Court" of" Tax" Appeals." They" shall" also" apply" from"final"orders"or"decisions"on"any"quasiPjudicial"agency"from" which" an" appeal" is" now" allowed" by" statute" to" the" Court" of" Appeals" or" the" Supreme" Court." Among" these" agencies" are" the" Securities" and" Exchange" Commission," Land" Registration" Authority," Social" Security" Commission," Civil" Aeronautics" Board," Bureau" of" Patents," Trademarks" and" Technology" Transfer," National" Electrification" Administration," Energy" Regulatory" Board," National" Telecommunications" Commission," Secretary" of" Agrarian" Reforms" and" Special" Agrarian" Courts" under" RA" 6657," Government" Service" Insurance" System," Employees" Compensation" Commission," Agricultural" Inventions" Board," Insurance" Commission" and" Philippine" Atomic" Energy" Commission." 2."Case'not'covered."—"These"rules"shall"not"apply"to"decisions" and" interlocutory" orders" of" the" National" Labor" Relations" Commission" or" the" Secretary" of" Labor" and" Employment" under" the" Labor" Code" of" the" Philippines," the" Central" Board" of" Assessment" Appeals," and" other" quasiPjudicial" agencies" from" which" no" appeal" to" the" courts" is" prescribed" or" allowed" by" statute."

XXXX" ) F. LRA(Circular(No.(35,(Series(of(1983*( XXXX" ) G. Department(of(Justice(Ministry(Circular(No.(17,(Series(of( 1983*( XXXX" " H. Supreme(Court(Circular(No.(1Q91( XXXX" SUBJECT:" PRESCRIBING" THE" RULES" GOVERNING" APPEALS" TO" THE"COURT"OF"APPEALS"FROM"A"FINAL"ORDER"OR"DECISION"OF" THE"COURT"OF"TAX"APPEALS"AND"QUASIPJUDICIAL"AGENCIES." %

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3." Who' may' appeal' and' where' to' appeal." —" The" appeal" of" a" party" affected" by" a" final" order," decision," or" judgment" of" the" Court"of"Tax"Appeals"or"of"a"quasiPjudicial"agency"shall"be"taken" to"the"Court"of"Appeals"within"the"period"in"the"manner"herein" provided," whether" the" appeal" involved" questions" of" fact" or" of" law"or"mixed"questions"of"fact"and"law."From"final"judgments"or" decisions" of" the" Court" of" Appeals," the" aggrieved" party" may" appeal"by"certiorari"to"the"Supreme"Court"as"provided"in"Rule"45" of"the"Rules"of"Court." 4."Period'of'Appeal."—"The"appeal"shall"be"taken"within"fifteen" (15)" days" from" notice" of" the" ruling," award," order," decision," or" judgment"or"from"the"date"of"its"last"publication,"if"publication"is"


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required" by" law" for" its" effectivity." One" (1)" motion" for" reconsideration" of" said" ruling," award," order," decision," or" judgment"may"be"allowed."If"the"motion"is"denied,"the"movant" may" appeal" during" the" remaining" period" for" appeal" reckoned" from"notice"of"the"resolution"of"denial." 5." How' Appeal' Taken." —" Appeal" shall" be" taken" by" filing" a" verified" petition" for" review" in" six" (6)" legible" copies," with" the" Court"of"Appeals,"a"copy"of"which"shall"be"served"on"the"adverse" party"and"on"the"court"or"agency"a'quo."Proof"of"service"of"the" petition"on"the"adverse"party"and"on"the"court"or"agency"a'quo' shall"be"attached"to"the"petition." 6." Contents' of' the' Petition." —" The" petition" for" review" shall" contain"a"concise"statement"of"the"facts"and"issues"involved"and" the" grounds" relied" upon" for" the" review," and" shall" be" accompanied" by" a" duplicate" original" or" a" certified" true" copy" of" the" ruling," award," order," decision" or" judgment" appealed" from," together"with"certified"true"copies"of"such"material"portions"of" the" record" as" are" referred" to" therein" and" other" supporting" papers." The" petition" shall" state" the" specific" material" dates" showing"that"it"was"filed"within"the"period"fixed"herein." 7." Docketing' and' other' fees;' exemption' therefrom." —" Upon" filing"the"petition"for"review,"the"petitioner"shall"pay"to"the"clerk" of"the"Court"of"Appeals"the"docketing"and"other"prescribed"fees." In" case" the" appellant" is" a" laborer," or" employee," agricultural" lessee"or"tenant,"he"may"file"a"verified"motion"setting"forth"said" fact" and" praying" that" he" be" exempted" from" payment" of" docketing" and" other" legal" fees" and" the" deposit" for" costs." If" the" court" denies" the" motion," the" appellant" shall" pay" the" docketing" and"other"legal"fees"within"fifteen"(15)"days"from"notice"of"the" denial,"otherwise"the"appeal"shall"be"dismissed." 8."When'petition'given'due'course."—"The"Court"of"Appeals"shall" give"due"course"to"the"petition"only"when"it"shows'prima'facie" that" the" court," commission," board," office" or" agency" concerned" has"committed"errors"of"fact"or"law"that"would"warrant"reversal" %

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or" modification" of" the" order," ruling" or" decision" sought" to" be" reviewed."The"findings"of"fact"of"the"court,"commission,"board," office," or" agency" concerned" when" supported" by" substantial" evidence"shall"be"final." 9." Deposit' for' Costs." —" If" the" petition" is" given" due" course," the" petitioner" shall" deposit" with" the" Court" of" Appeals" the" sum" of" four" hundred" pesos" (P400.00)" for" costs" within" three" (3)" days" from" notice" by" the" clerk" of" court," unless" a" different" period" is" fixed" by" the" court." Upon" failure" of" petitioner" to" make" the" deposit"within"the"said"period,"the"petition"shall"be"dismissed." 10." Answer' of' respondent." —" Within" ten" (10)" days" from" notice" that" the" petition" has" been" given" due" course," the" respondent" may"fine"an"answer"to"the"petition."The"answer"shall"be"filed"in" six"(6)"legible"copies"and"accompanied"by"certified"true"copies"of" such" material" portions" of" the" record" referred" to" therein" together" with" other" supporting" papers." The" answer" shall" (a)" point" out" insufficiencies" or" inaccuracies" in" petitioner's" statement"of"facts"and"issues;"and"(b)"state"the"reasons"why"the" petition" should" be" denied" or" dismissed." Copy" thereof" shall" be" served" on" the" petitioner." If" no" answer" is" filed," the" Court" of" Appeals"shall"render"judgment"on"the"basis"of"the"petition." 11."Transmittal'of'record."—"Within"fifteen"(15)"days"from"notice" that" the" petition" has" been" given" due" course," the" court," commission,"board,"office"or"agency"concerned"shall"transmit"to" the"Court"of"Appeals"the"original"or"a"certified"copy"of"the"entire" record" of" the" proceeding" under" review." The" record" to" be" transmitted"may"be"abridged"by"agreement"of"all"parties"to"the" proceeding." The" Court" of" Appeals" may" require" or" permit" subsequent"correction"or"addition"to"the"record." 12." Effect' of' Appeal." —" The" appeal" shall" not" stay" the" order," ruling" or" decision" sought" to" be" reviewed" unless" the" Court" of" Appeals"shall"direct"otherwise"upon"such"terms"as"it"may"deem" just."


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13." Submission' for' decision." —" The" case" shall" be" deemed" submitted" for" decision" upon" the" filing" of" the" answer" or" expiration" of" the" period" to" do" so," unless" the" Court" of" Appeals" sets" the" case" for" oral" argument," or" requires" the" parties" to" submit"memoranda." 14." Rules" 43" and" 44" of" the" Rules" of" Court" are" hereby" repealed" and"superseded"by"this"Circular." XXXX" ( ( *Issuances(in(red(are(not(included(within(the(scope(of(the(Final( Examination.

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II.

CASE(DOCTRINE(

CASE) Bunagan"v."CFI"of" Cebu" " G.R."No."LP29073" " April"18,"1980"

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DOCTRINE) Purpose"of"Reconstitution"under"Republic)Act)No.)26" • The"reconstitution"or"reconstruction"of"a"certificate"of"title"literally"and"within"the"meaning"of"Republic)Act)No.)26" denotes"restoration"of"the"instrument"which"is"supposed"to"have"been"lost"or"destroyed"in"its"original"form"and" condition."The"purpose"of"the"reconstitution"of"any"document,"book"or"record"is"to"have"the"same"reproduced,"after" observing"the"procedure"prescribed"by"law,"in"the"same"form"they"were"when"the"loss"or"destruction"occured." Change"in"the"name"of"the"owners"of"land"than"the"name"decreed"in"the"lost"or"destroyed"title"sought"to"be"reconstituted" constitutes"a"material"change"in"the"certificate"of"title" • If"the"certificate"of"title"covering"the"lot"was"decreed"in"the"form"of"“Antonio"Ompad"and"Dionisia"lcong,”"as"in"this" case,"the"reconstituted"certificate"of"title"should"likewise"be"in"the"name"of"owners"as"they"appeared"in"the"lost"or" destroyed"certificate"of"title"sought"to"be"reconstituted."Any"change"that"should"be"made"in"the"ownership"of"the" property"should"be"the"subject"of"a"separate"suit."In"the"instant"case,"it"appears"that"the"petition"filed"on"December" 19,"1966"is"not"merely"for"the"reconstitution"of"a"lost"or"destroyed"certificate"of"title."Dionisia"lcong"and"her"children" also"wanted"the"correction"of"the"name"of"the"owners"of"the"lost"from"“Antonio"Ompad"and"Dionisia"lcong”"to" “spouses"Antonio"Ompad"and"Dionisia"lcong”"which"involves"a"material"change"in"the"certificate"of"title,"a"change" which,"not"being"consented"to"by"the"herein"petitioners"whose"interests"are"affected"thereby,"cannot"be"authorized" under"the"summary"proceedings"for"reconstitution"prescribed"in"Republic)Act)No.)26."A"change"of"this"nature"raises" an"issue" Material"change"in"certificate"of"title"not"authorized"under"the"summary"proceedings"for"reconstitution"under"Republic)Act) No.)26"nor"under"Sec.)112)of)the)Land)Registration)Act" • The"claim"of"Dionisia"Icong"that"the"change"is"authorized"under"Section)112)of)the)Land)Registration"Act"is"without" merit."The"proceedings"authorized"in"Section)112"could"not"be"availed"of"in"view"of"the"opposition"of"the"herein" petitioners,"for"such"proceedings"apply"only"if"there"is"unanimity"among"the"parties"or"there"is"no"adverse"claim"or" serious"objection"on"the"part"of"any"party"in"interest."

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Municipality"of" Legaspi"v."A.L." Ammen" Transportation" " G.R.""No."LP22377."" " November"29,"1968"

When"reconstitution"of"liens"and"other"encumbrances"may"not"be"allowed" • A"judicially"reconstituted"certificate"of"title"has"the"same"validity"and"legal"effect"as"the"original"thereof"(Sec.)7,)Rep.) Act)No.)26)."Unlike"in"the"extrajudicial"reconstitution"of"titles,"wherein"there"is"the"statutory"reservation"that"the" new"title""shall"be"without"prejudice"to"any"party"whose"right"or"interest"in"the"property"was"duly"noted"in"the" original,"at"the"same"time"it"was"lost"or"destroyed""(Sec.)7,)Rep.)Act)No.)26),"a"judicially"reconstituted"title,"by" express"provisions"of"the"statute"(Sec.)10,)Ibid),""shall"not"be"subject"to"the"encumbrance""referred"to"in"section"2"of" Republic)Act)26."Evidently,"the"statute"would"not"ordinarily"allow"the"reconstitution"of"liens"and"other" encumbrances"not"noted"in"the"judicially"reconstituted"owner's"certificate"of"title"" How"jurisdiction"to"hear"and"decide"petition"for"judicial"reconstitution"of"title"is"acquired" • Proceedings"for"judicial"reconstitution"of"certificate"of"title"are"in"rem"and"as"such"no"individual"notice"need"be"sent" to"any"particular"person"who"has"an"interest"in"the"property"covered"by"the"title;"and"failure"to"send"such"notice" would"not"amount"to"a"jurisdictional"defect."The"land"registration"or"cadastral"court"acquires"jurisdiction"to"hear"and" decide"a"petition"for"reconstitution"of"an"owner's"title"upon"compliance"with"the"required"posting"of"notices"and"the" publication"in"the"Official"Gazette." Appropriate"solution"when"restoration"of"possession"to"registered"owner"may"not"be"granted." • As"registered"owner,"he"could"bring"an"action"to"recover"possession"at"any"time"because"possession"is"one"of"the" attributes"of"ownership"of"land."However,"where"the"property"(registered"under"the"Torrens"system)"sought"to"be" recovered,"have"long"been"converted"into,"and"used"as,"a"public"road,"the"problem"of"recovery"thereof"thus"gives" rise"to"a"matter"of"public"interest."The"only"relief"available"is"for"the"City"of"Pasay"to"make"due"compensation."

Caro"v."Court"of" Appeals" " G.R."No."76148" " December"20,"1989"

The"law"creates"the"obligation"of"the"trustee"to"reconvey"the"property"and"the"title"thereto"in"favor"of"the"true"owner;"The" prescriptive"period"for"reconveyance"of"fraudulently"registered"real"property"is"ten"(10)"years"from"date"of"issuance"of"the" certificate"of"title" • The"law"thereby"creates"the"obligation"of"the"trustee"to"reconvey"the"property"and"the"title"thereto"in"favor"of"the" true"owner."Correlating"Section)53,)paragraph)3)of)Presidential)Decree)No.)1529"and"Article)1456)of)the)Civil)Code" with"Article)1144(2))of)the)Civil)Code,"the"prescriptive"period"for"the"reconveyance"of"fraudulently"registered"real" property"is"ten"(10)"years"reckoned"from"the"date"of"the"issuance"of"the"certificate"of"title."In"the"present"case," therefore,"inasmuch"as"Civil"Case"No."10235"was"filed"on"June"4,"1975,"it"was"wellPwithin"the"prescriptive"period" often"(10)"years"from"the"date"of"the"issuance"of"Original"Certificate"of"Title"No."0P6836"on"September"17,"1970." Regardless,"there"was"considerable"delay"by"the"petitioners’"predecessor"in"asserting"his"right"over"the"land"in"question" • It"is"clear,"therefore,"that"as"early"as"1948,"Epifanio"Caro"was"already"aware"of"the"adverse"claim"of"the"private" respondents."He"should"have"been"vigilant"of"his"right"as"the"allegedly"new"owner"of"the"questioned"land."What"he" did"was"the"reverse,"he"slept"on"his"rights"for"a"number"of"years."Thus,"he"is"estopped"by"laches"from"questioning"the" ownership"of"the"questioned"land."Not"only"that."There"is"also"estoppel"in"pais"in"this"case"because"Epifanio"Caro" filed"his"answer"with"respect"to"Lot"No."54"only,"while"Villanueva"filed"her"answer"with"respect"to"Lot"No."55"

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Republic"v."Court"of" First"Instance" " G.R."No."LP31885" " December"27,"1982"

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Proceedings"in"Sec.)112"summary"in"nature"and"allowable"only"when"issues"in"pleadings"are"insubstantial"and"the"case"is"not" controversial" • In"the"case"of"Sangalang"vs."Caingat,"this"Court"held"that"“the"proceedings"under"Section)112)of)Act)No.)496"are" summary"in"nature"and"are"allowed"only"when"a"scrutiny"of"the"allegations"discloses"that"the"issues"presented"by"the" pleadings"need"not"be"tried"because"they"are"so"patently"insubstantial"as"not"to"be"genuine"issues."The"relief" provided"in"said"section"can"only"be"granted"if"there"is"unanimity"among"the"parties"or"there"is"no"adverse"claim"or" serious"objection"on"the"part"of"any"party"in"interest,"for"otherwise"the"case"becomes"controversial"and"should"be" threshed"out"in"an"ordinary"case"or"in"the"case"where"the"incident"properly"belongs"and"because"controversies" arising"after"the"entry"of"the"original"decree"of"registration"are"beyond"the"limited"authority"of"a"land"registration" court"to"pass"upon.”" Section)112)of)Act)496"and"Art)411)of)the)New)Civil)Code"in"relation"to"Rule)108)of)the)Rules)of)Court"partake"of"summary" proceedings"and"contemplate"corrections"or"insertions"of"mistakes"only"clerical"in"nature"and"not"those"affecting"civil"status" or"citizenship"which"can"be"granted"only"in"an"adversary"suit" • In"the"case"at"bar,"there"is"no"question"about"the"controversial"nature"of"the"petition"before"the"respondent"court." The"civil"status"and"more"importantly,"the"citizenship"of"Chaoli"should"be"threshed"out"in"a"proper"proceeding"where" all"the"persons"who"may"be"affected"therein"are"notified"and"represented."Section)112)of)Act)No.)496"is"similar"to" the"proceedings"under"Article)412)of)the)New)Civil)Code"in"relation"to"Rule)108)of)the)Revised)Rules)of)Court"which" calls"for"correction"of"mere"clerical,"innocuous"or"harmless"error"in"a"person’s"certificate"of"birth."The"proceedings" therein"are"summary"in"nature"and"contemplate"corrections"or"insertions"of"mistakes"which"are"only"clerical"in" nature,"but"certainly"not"controversial"issues,"such"as"citizenship."Corrections"of"substantial"errors"such"as"those"that" affect"civil"status"or"citizenship"cannot"be"granted"except"only"in"an"adversary"suit." Petition"to"insert"civil"status"and"citizenship"in"an"administrative"case"not"an"adversary"suit" • Administrative"Case"No."1426,"rePpetition"to"insert"civil"status"and"other"personal"circumstances"in"the"Original" Certificate"of"Title"No."1324"of"the"Benguet"Registry"of"Deeds"is"not"an"adversary"suit."It"is"not"a"proper"action"in" which"an"alleged"omission"regarding"civil"status"and"citizenship"may"be"inserted."There"was"no"issue,"dispute"or" controversy"between"contending"parties"which"the"lower"court"was"called"upon"to"decide."The"mere"naming"of"the" Benguet"Registry"of"Deeds"and"the"Solicitor"General,"as"respondents,"did"not"ipso"facto"convert"the"same"into"an" adversary"suit."

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Director"of"Lands"v." Court"of"Appeals" " G.R."No."LP45168" " September"25,"1979" " Director"of"Lands"v." Court"of"Appeals" " G.R."No."LP45168" " January"27,"1981"

In"successive"registration,"the"person"with"the"prior"certificate"is"entitled"to"the"estate" • In"successive"registration,"where"more"than"one"certificate"is"issued"in"respect"of"a"particular"estate"or"interest"in"the" land,"the"person"claiming"under"the"prior"certificate"is"entitled"to"the"estate"or"interest;"and"that"person"is"deemed" to"hold"under"the"prior"certificate"who"is"the"holder"of,"or"whose"claim"is"derived,"directly"or"indirectly"from"the" person"who"was"the"holder"of"the"earliest"certificate"issued"in"respect"thereof."While"the"acts"in"this"country"do"not" expressly"coyer"the"case"of"the"issue"of"two"certificates"for"the"same"land,"they"provide"that"a"registered"owner"shall" hold"the"title,"and"the"effect"of"this"undoubtedly"is"that"where"two"certificates"purport"to"include"the"same" registered"land,"the"holder"of"the"earlier"one"continue"to"hold"the"title." Where"the"manner"of"obtaining"jurisdiction"is"mandatory"it"must"be"strictly"complied"with."In"petition"for"reconstitution"of" title"under"R.A.)26"the"procedural"requirements,"especially"the"statements"in"the"petition"of"and"the"giving"of"notices"to," persons"in"possession"of"the"property"in"litis,"and"with"claims"thereto,"should"be"strictly"complied"with,"otherwise"the"entire" proceeding"is"utterly"void" • To"ascertain"whether"a"court"has"jurisdiction"or"not,"the"provisions"of"the"law"should"be"inquired"into."In"all"cases" where"the"authority"of"the"courts"to"proceed"is"conferred"by"a"statute"and"when"the"manner"of"obtaining"jurisdiction" is"mandatory"and"must"strictly"be"complied"with,"or"the"proceedings"will"be"utterly"void."So"that"where"there"is" defect"of"publication"of"petition,"such"defect"deprives"the"court"of"jurisdiction."And"when"the"court"a"quo"lacks" jurisdiction"to"take"cognizance"of"a"case,"the"same"lacks"authority"over"the"whole"case"and"all"its"aspects."Further," absent"jurisdiction"the"court"cannot"pass"upon"the"merits"of"the"petition." • In"the"case"at"bar,"the"jurisdiction"or"authority"of"the"Court"of"First"Instance"is"conferred"upon"it"by"Republic)Act)26" entitled"“An"act"providing"a"special"procedure"for"the"reconstitution"of"Torrens"Certificates"of"Title"lost"or" destroyed,”"approved"on"September"25,"1946."The"Act"specifically"provides"the"special"requirements"and"mode"of" procedure"that"must"be"followed"before"the"court"can"act"on"the"petition"and"grant"to"the"petitioner"the"remedy" sought"for."These"requirements"and"procedure"are"mandatory."The"petition"for"reconstitution"must"allege"the" jurisdictional"facts;"the"notice"of"hearing"must"also"be"published"and"posted"in"particular"places"and"the"same"sent"to" specified"persons." • In"the"Notice"of"Hearing"of"the"amended"petition,"copies"of"the"Notice"were"required"to"be"posted"only"in"the" bulletin"board"of"the"Provincial"Capitol"of"Rizal"and"on"Lots"1"and"3."The"Notice"now"omits"the"Municipal"Building"of" Muntinlupa,"Rizal"which"the"Court"order"of"December"7,"1970"had"specifically"directed."Likewise,"in"said"Notice"of" Hearing"of"the"Amended"Petition,"no"person"was"named"to"whom"copies"of"the"Notice"should"be"sent"by"registered" mail"so"several"names"were"now"omitted,"whereas"the"order"of"the"Court"specifically"required"notices"to"the"alleged" boundary"owners." • And"since"the"above"data"do"not"appear"in"the"Amended"Petition,"the"same"data"does"not"also"appear"in"the"Notice" of"Hearing"of"the"petition"published"in"the"Official"Gazette."Patently,"the"provisions"of"Section)12"which"enumerates" mandatorily"the"contents"of"the"Petition"for"Reconsideration"and"Section)13"which"similarly"require"the"contents"of" the"Notice"have"not"been"complied"with."In"view"of"these"multiple"omissions"which"constitute"noncompliance"with"

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the"abovePcited"sections"of"the"Act,"We"rule"that"said"defects"have"not"invested"the"Court"with"the"authority"or" jurisdiction"to"proceed"with"the"case"because"the"manner"or"mode"of"obtaining"jurisdiction"as"prescribed"by"the" statute"which"is"mandatory"has"not"been"strictly"followed,"thereby"rendering"all"proceedings"utterly"null"and"void." We"hold"that"the"mere"Notice"that"“all"interested"parties"are"hereby"cited"to"appear"and"show"cause"if"any"they" have"why"said"petition"should"not"be"granted”"is"not"sufficient"for"the"law"must"be"interpreted"strictly;"it"must"be" applied"rigorously,"with"exactness"and"precision."" • One"who"seeks"the"reconstitution"of"his"title"to"property"is"dutyPbound"to"know"who"are"the"occupants,"possessors" thereof,"or"persons"having"an"interest"in"the"property"involved,"specially"where"the"property"is"so"vast"and"situated" in"a"suitable"residential"and"commercial"location,"where"buildings"and"improvements"have"been"or"are"being" constructed"openly"and"publicly."As"stated"earlier,"indispensable"parties"have"appeared,"claiming"ownership," possession,"and"valuable"interests"in"the"property,"which"are"not"only"numerous"but"also"patently"conspicuous"that" private"respondent"cannot"feign"ignorance,"much"less"unawareness,"nor"blindness"as"to"their"existence"on"her"or" within"her"claimed"property." The"private"respondent’s"failure"to"state"the"number"of"the"Sales"Patent"allegedly"awarded"to"the"original"owner,"or"present" any"evidence"showing"a"sales"application"was"processed"and"approved"and"a"sales"patent,"with"the"technical"descriptions" issued,"demonstrate"lack"of"credibility"of"the"petition"for"reconstitution" • The"evidence"for"the"private"respondent"tend"to"trace"her"ownership"over"the"vast"properties"in"question"through"a" transfer,"a"deed"of"sale"in"her"favor"executed"sometime"in"November,"1943"in"consideration"of"the"price"of" P10,000.00"paid"to"her"mother"Olimpia"Sta."Maria,"the"original"owner"who"bought"the"property"from"the"Philippine" Government"under"a"sales"patent"issued"on"September"15,"1942"and"was"issued"Original"Certificate"of"Title"No." 42392"on"September"29,"1942."OCT"No."42392"must"contain"the"technical"descriptions"of"the"property"sold,"which" descriptions"are"copied"or"derived"from"the"data"contained"in"the"Sales"Patent"issued"by"the"Government."Yet,"We" find"no"proof"presented"by"private"respondent"to"support"and"corroborate"the"authenticity"of"her"title"or"the"source" of"her"title"which"can"be"traced"back"to"OCT"No."42392"and"the"Sales"Patent"awarded"to"her"mother."The"number"of" the"alleged"Sales"Patent"is"not"cited"by"her"nor"any"certificate"showing"or"signed"by"a"competent"officer"that"a"sales" application"was"processed"and"approved,"that"a"sales"patent"to"the"property"in"question"with"technical"descriptions" therein"stated"was"issued"to"her"mother,"had"been"presented"as"evidence."It"could"have"been"easy"for"private" respondent"to"obtain"any"certified"copy"of"documents"or"paper"that"may"be"necessary"in"the"reconstitution"of"a" certificate"of"title"under"Republic)Act)26"because"said"copies"are"furnished"free"of"charge"under"Section)23)of)the) Act" A"parcel"of"land"registered"under"the"Torrens"Act"cannot"have"two"occasion"numbers"nor"can"two"titles"have"the"same" accession"number" • Yet,"the"technical"descriptions"in"Certificate"of"Title"No."12/TP79"and"Transfer"Certificate"of"Title"No."42449"are" exactly"the"same."For"the"property"herein"involved"to"have"the"same"technical"descriptions"but"coming"from" different"accession"numbers"is"not"only"irregular"but"highly"incredible."The"technical"descriptions"cannot"have"two" %

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accession"numbers"as"sources"thereof." On"July"25,"1971"a"sales"patent"application"could"not"have"been"approved"for"186.69"hectares"in"favor"of"an"individual"as"the" Philippine)Bill)of)1902"limited"the"area"of"public"land"that"can"be"disposed"of"to"16"hectares"only" • From"this"caption"alone,"it"is"clear"that"the"survey"was"made"not"for"the"purpose"of"acquiring"the"properties"by"sales" patent"from"the"Government"during"the"Japanese"Occupation"or"in"1943."If"said"parcels"of"land"were"surveyed"and" approved"on"July"25,"1911,"a"maximum"area"of"16"hectares"could"have"been"legally"acquired"by"sales"patent"only," pursuant"to"the"Philippine)Bill)of)1902."The"same"maximum"area"of"16"hectares"was"allowed"until"1919"when"the" maximum"area"of"acquisition"by"sales"patent"was"increased"to"100"hectares"under"Act)2874,"and"upon"the"adoption" of"the"1935)Constitution,"it"was"further"increased"to"144"hectares."Yet,"the"survey"conducted"and"approved"on"July" 25,"1911"for"Olimpia"B."Sta."Maria,"predecessor"in"interest"of"private"respondent"herein,"shows"that"the"property" surveyed"compromises"an"area"of"1,866,979"square"meters,"or"186.69"hectares,"more"or"less."This"survey,"if" undertaken"for"purposes"of"sales"application,"would"not"and"could"not"have"been"approved"by"the"Director"of"Lands" because"it"is"clearly"against"the"law." It"is"simply"unbelievable"that"a"survey"plan"allegedly"approved"in"1911"could"have"been"the"basis"of"a"sales"patent"issued"in" 1942"or"31"years"later" • Under"the"Public)Land)Act)(Commonwealth)Act)No.)41)"which"governs"the"disposition"of"lands"of"the"public"domain" by"sales"patent,"it"is"therein"provided"in"Section)108"that"no"patent"shall"issue"nor"shall"any"concession"or"contract" be"finally"approved"unless"the"land"has"been"surveyed"and"an"accurate"plat"made"thereof"by"the"Bureau"of"Lands."It" is"simply"unbelievable"that"the"survey"Plan"IIP4374"conducted"January"9P29,"1911"and"approved"by"the"Director"of" Lands"on"July"25,"1911"was"the"basic"survey"upon"which"the"sales"patent"applied"for"by"Olimpia"B."Sta."Maria"was" approved"and"issued"on"September"15,"1942,"some"31"years"thereafter" Where"two"certificates"of"title"were"issued"to"different"persons"over"the"same"land,"the"earlier"in"date"must"prevail"as" between"the"original"parties" • The"governing"rule"or"doctrine"which"is"wellPestablished"in"this"jurisdiction"is"that"when"two"certificates"of"title"are" issued"to"different"persons"covering"the"same"land"in"whole"or"in"part,"the"earlier"in"date"must"prevail"as"between" the"original"parties,"and"in"case"of"successive"registration"where"more"than"one"certificate"is"issued"over"the"land," the"person"holding"under"prior"certificate"is"entitled"to"the"land"as"against"the"person"who"relies"on"the"second" certificate." In"reconstitution"proceedings"based"on"alleged"fact"that"the"copy"of"the"duplicate"certificate"of"petition"was"burned,"lost"or" destroyed,"the"petitioner"must"present"an"authenticated"copy"in"the"office"of"the"Register"of"Deeds"which"was"not"burned" • Under"the"Land"Registration"Act,"when"the"land"is"transferred"by"the"registered"owner"by"reason"of"sale"or" otherwise,"the"deed"of"sale"must"be"recorded"and"registered"in"the"Office"of"the"Register"of"Deeds."It"must"be" assumed"then"that"such"deed"of"sale"referred"to"above"was"duly"recorded"and"registered"in"the"Office"of"the" Register"of"Deeds"for"TCT"No."42449"was"issued"in"the"name"of"the"transferee,"private"respondent"herein."Although" the"latter"claims"that"her"copy"of"the"deed"of"sale"was"burned"during"the"fire"in"Pasig"during"the"occupation,"she" %

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could"have"obtained"a"copy"thereof"from"the"Register"of"Deeds"where"the"original"was"registered,"but"she"did"not" and"there"is"no"showing"why"she"failed"to"do"so"and"present"the"same"in"court"to"corroborate"and"support"the" authenticity"of"her"title,"TCT"No."42449,"and"the"regularity"of"the"transfer"from"OCT"No."42392." Mere"notation"on"the"TCT"that"it"was"issued"“by"virtue"of"a"sales"patent”"is"insufficient"to"justify"reconstitution" • The"mere"notation"in"TCT"No."42449"that"the"same"was"issued"by"virtue"of"a"sales"patent"is"insufficient"and"improper" to"warrant"reconstitution."Said"sales"patent"is"nonPexistent"as"the"land"allegedly"subject"of"the"sale"as"found"in"the" relocation—verification"survey"ordered"by"this"Court."Consequently,"OCT"No."42392"is"not"authentic"and"genuine" and"private"respondent’s"TCT"No."42449"being"a"transfer"from"the"fake"and"spurious"original"title,"is"likewise"fake" and"spurious."We"rule"that"TCT"No."42449"was"not"in"force"at"the"time"it"was"allegedly"lost"or"destroyed"or"at"any" time"at"all."Hence,"the"same"cannot"be"reconstituted" In"reconstitution"proceedings"the"petitioner"must"prove"that"the"title"was"in"force"at"the"time"it"was"lost"or"destroyed" • Under"Section)15)of)Republic)Act)26,"if"the"Court"after"hearing,"finds"that"the"documents"presented,"as"supported"by" parole"evidence"or"otherwise,"are"sufficient"and"proper"to"warrant"the"reconstitution"of"the"lost"or"destroyed" certificate"of"title,"and"that"the"petitioner"is"the"registered"owner"of"the"property"or"has"an"interest"therein,"that"the" said"certificate"of"title"was"in"force"at"the"time"it"was"lost"or"destroyed,"and"that"the"description,"area"and" boundaries"of"the"property"are"substantially"the"same"as"those"contained"in"the"lost"or"destroyed"certificate"of"title," an"order"of"reconstitution"shall"be"issued."Conversely,"where"the"said"certificate"of"title"was"not"in"force"at"the"time" it"was"lost"or"destroyed"as"it"is"clearly"shown"and"established"by"the"evidence"on"record"in"the"instant"case,"the" petition"for"reconstitution"shall"be"as"it"is"hereby"denied."

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Tahanan" The"notice"and"procedural"requirements"of"Art."26"on"reconstitution"of"titles"are"mandatory" Development" • Republic)Act)No.)26"confers"jurisdiction"or"authority"to"the"Court"of"First"Instance"to"hear"and"decide"petitions"for" Corporation"v."Court" judicial"reconstitution."The"Act"specifically"provides"the"special"requirements"and"mode"of"procedure"that"must"be" of"Appeals" followed"before"the"court"can"properly"act,"assume"and"acquire"jurisdiction"or"authority"over"the"petition"and"grant" " the"reconstitution"prayed"for."These"requirements"and"procedure"are"mandatory."The"Petition"for"Reconstitution" G.R.""No."LP55771" must"allege"certain"specific"jurisdictional"facts;"the"notice"of"hearing"must"be"published"in"the"Official"Gazette"and" " posted"in"particular"places"and"the"same"sent"or"notified"to"specified"persons.)Sections)12)and)13)of)the)Act"provide" November"15,"1982" specifically"the"mandatory"requirements"and"procedure"to"be"followed." Posting"of"notice"of"reconstitution"of"title"at"the"entrance"of"the"CFI"is"not"enough;"The"notice"of"hearing"must"be"posted"also" at"the"main"entrance"of"the"municipal"building" • We"also"find"that"the"Notice"of"Hearing"directed"that"copies"thereof"be"posted"only"in"the"bulletin"board"of"the"Court" of"First"Instance"of"Pasay"City"and"no"more,"whereas"the"law"specifically"require"that"the"notice"of"the"petition"shall" be"posted"on"the"main"entrance"of"the"municipality"or"city"on"which"the"land"is"situated,"at"the"provincial"building" and"at"the"municipal"building"at"least"30"days"prior"to"the"date"of"hearing." Effect"of"failure"to"notify"one"adjacent"boundary"owner"and"one"post"notice"at"the"entrance"to"the"municipal"building" • The"failure"or"omission"to"notify"Tahanan"as"the"owner,"possessor"or"occupant"of"property"adjacent"to"Lot"2"or"as" claimant"or"person"having"an"interest,"title"or"claim"to"a"substantial"portion"(about"9"hectares"more"or"less)"of"Lot"2," as"well"as"the"failure"or"omission"to"post"copies"of"the"Notice"of"Hearing"on"the"main"entrance"of"the"municipality"on" which"the"land"is"situated,"at"the"provincial"building"and"at"the"municipal"building"thereat,"ARE"FATAL"TO"THE" ACQUISITION"AND"EXERCISE"OF"JURISDICTION"by"the"trial"court." Proofs"to"be"submitted"for"reconstitution"of"title" • There"is"absolutely"no"document,"private"or"official,"presented"by"the"Pascuals"mentioning"the"number"of"the" certificate"of"title;"not"even"in"the"tax"declaration"of"said"lot."" • There"is"also"no"proof"as"to"when"the"certificate"of"title"was"issued."Assuming"that"her"duplicate"copy"was"indeed" lost"in"1944"during"the"Japanese"occupation,"why"did"she"wait"until"1974"[when"the"first"petition"for"reconstitution" was"filed"which"was"after"thirty"(30)"years]"to"seek"reconstitution"of"her"owner’s"copy." • Furthermore,"we"find"no"claim"of"Aquial"nor"her"successors,"the"Pascuals,"as"to"how"they"acquired"title"in"fee"simple" to"Lots"2"and"4,"whether"thru"sales"patent,"composicion"con"el"estado,"or"information"possessoria."The"only" allegation"of"the"basis"of"their"ownership"is"paragraph"3"of"the"petition"for"reconstitution"which"alleges"“That"the" petitioners,"by"themselves"and"thru"their"predecessorsPinPinterest"Manuela"Aquial"have"been"and"still"are"in"the" actual,"public,"exclusive,"adverse,"continuous"and"peaceful"occupation"of"the"aforedescribed"lands"as"owners"in"fee" simple"since"time"immemorial,"devoting"a"small"portion"thereof"to"agriculture.”" • There"was"also"no"such"survey"plan"No."IIP4374"in"the"archives"of"the"Bureau"of"Lands."

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A."Doronela" Resources" Development" Corporation"v."Court" of"Appeals" " G.R."Nos."LP42956P 57" " January"12,"1988" " "

Notice"of"lis"pendens"and"adverse"claims"are"not"contradictory"or"repugnant"to"each"other."An"annotation"of"an"adverse" claim"cannot"be"cancelled"without"adequate"hearing"and"proper"disposition"of"the"claim"involved" • This"Court"has"ruled"that"the"two"remedies,"notice"of"lis"pendens"and"adverse"claim,"are"not"contradictory"or" repugnant"to"one"another;"nor"does"the"existence"of"one"automatically"nullify"the"other,"and"if"any"of"the" registrations"should"be"considered"unnecessary"or"superfluous,"it"would"be"the"notice"of"lis"pendens,"and"not"the" annotation"of"an"adverse"claim"which"is"more"permanent"and"cannot"be"cancelled"without"adequate"hearing"and" proper"disposition"of"the"claim"involved." Statement"that"the"property"is"subject"to"“consulta,”"unlike"a"statement"of"adverse"claim,"cannot"serve"as"warning"and" notice"to"third"persons"dealing"with"the"property" • It"cannot"really"be"said"that"the"rights"and"interests"of"the"petitioner"over"the"land"in"question"are"amply"protected" by"the"annotation"at"the"back"of"TCT"425582"issued"in"he"name"of"Winmar"Poultry"Farms,"Inc.,"that"“the"property" therein"described"is"subject"to"the"resolution"of"LRC"Consulta"No."887.”"The"statement"that"the"property"described"is" subject"to"the"resolution"of"a"consulta,"unlike"a"statement"of"adverse"claim,"cannot"serve"as"a"notice"and"warning"to" third"persons"dealing"with"the"property"that"someone"is"claiming"an"interest"in"the"same"or"a"better"title"than"that" of"the"registered"owner"thereof."A"consulta,"as"is"generally"understood,"is"but"the"reference"of"a"question"to"the" Commissioner"of"Land"Registration"by"a"Register"of"Deeds"when"he"is"in"doubt"as"to"the"proper"step"to"be"taken" when"a"deed"or"instrument"is"presented"to"him"for"registration."

Republic"v."De" Kalintas" " January"31,"1969" " GR"No."LP25141"

Petitions"and"motions"after"original"registration,"where"filed" • Sec.)112,)Land)Registration)Act"(made"applicable"to"Cadastral"proceedings"by"Sec.)11)of)Act)2259)"requires"that"all" petitions"and"motions"after"original"registration""shall"be"filed"and"entitled"in"the"original"case"in"which"the"decree"of" registration"was"entered,""the"purpose"being"to"avoid"confusion"and"difficulty"in"tracing"the"origin"of"the"entries"in" the"registry."

Development"Bank" See'Assignment)#5) of"the"Philippines"v." Acting"Register"of" Deeds"of"Nueva"Ecija" " UDK"No."7671"""" " June"23,"1988" "

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ASSIGNMENT)#9) )

I.


acknowledgment." Where" the" instrument" acknowledged" relates" to" a" sale," transfer," mortgage" or" encumbrance" of" two" or" more" parcels"of"land,"the"number"thereof"shall"likewise"be"set"forth"in" said"acknowledgment."

( A. Presidential(Decree(No.(1529( XXXX"

CHAPTER)XIII.)DEALINGS)WITH)UNREGISTERED)LANDS"

CHAPTER) XII.) FORMS) USED) IN) LAND) REGISTRATION) AND) CONVEYANCING"

Section) 113." Recording& of& instruments& relating& to& unregistered& lands.&See&Assignment)#5)

Section)112."Forms&in&conveyancing."The"Commissioner"of"Land" Registration" shall" prepare" convenient" blank" forms" as" may" be" necessary"to"help"facilitate"the"proceedings"in"land"registration" and"shall"take"charge"of"the"printing"of"land"title"forms.""

CHAPTER)XIV.)REGISTRATION)OF)CHATTEL)MORTGAGES"

Deeds," conveyances," encumbrances," discharges," powers" of" attorney" and" other" voluntary" instruments," whether" affecting" registered" or" unregistered" land," executed" in" accordance" with" law" in" the" form" of" public" instruments" shall" be" registerable:" Provided," that," every" such" instrument" shall" be" signed" by" the" person" or" persons" executing" the" same" in" the" presence" of" at" least" two" witnesses" who" shall" likewise" sign" thereon," and" shall" acknowledged" to" be" the" free" act" and" deed" of" the" person" or" persons" executing" the" same" before" a" notary" public" or" other" public" officer" authorized" by" law" to" take" acknowledgment." Where"the"instrument"so"acknowledged"consists"of"two"or"more" pages" including" the" page" whereon" acknowledgment" is" written," each"page"of"the"copy"which"is"to"be"registered"in"the"office"of" the" Register" of" Deeds," or" if" registration" is" not" contemplated," each" page" of" the" copy" to" be" kept" by" the" notary" public," except" the"page"where"the"signatures"already"appear"at"the"foot"of"the" instrument," shall" be" signed" on" the" left" margin" thereof" by" the" person"or"persons"executing"the"instrument"and"their"witnesses," and" all" the" ages" sealed" with" the" notarial" seal," and" this" fact" as" well" as" the" number" of" pages" shall" be" stated" in" the" %

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Section) 114." Recording& of& chattel& mortgages." A" chattel" mortgage" shall" be" recorded" in" the" office" of" the" Register" of" Deeds" of" the" province" or" city" where" the" mortgagor" resides" as" well"as"where"the"property"is"situated"or"ordinarily"kept." Section) 115." Manner& of& recording& chattel& mortgages." Every" Register" of" Deeds" shall" keep" a" Primary" Entry" Book" and" a" Registration" Book" for" chattel" mortgages;" shall" certify" on" each" mortgage"filed"for"record,"as"well"as"on"its"duplicate,"the"date," hour,"and"minute"when"the"same"was"by"him"received;"and"shall" record" in" such" books" any" chattel" mortgage," assignment" or" discharge" thereof," and" any" other" instrument" relating" to" a" recorded"mortgage,"and"all"such"instruments"shall"be"presented" to"him"in"duplicate,"the"original"to"be"filed"and"the"duplicate"to" be"returned"to"the"person"concerned."" The" recording" of" a" mortgage" shall" be" effected" by" making" an" entry," which" shall" be" given" a" correlative" number," setting" forth" the" names" of" the" mortgagee" and" the" mortgagor," the" sum" or" obligation" guaranteed," date" of" the" instrument," name" of" the" notary" before" whom" it" was" sworn" to" or" acknowledged," and" a" note" that" the" property" mortgaged," as" well" as" the" terms" and" conditions" of" the" mortgage," is" mentioned" in" detail" in" the" instrument" filed," giving" the" proper" file" number" thereof." The"


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recording"of"other"instruments"relating"to"a"recorded"mortgage" shall" be" effected" by" way" of" annotation" on" the" space" provided" therefor" in" the" Registration" Book," after" the" same" shall" have" been"entered"in"the"primary"Entry"Book." The" Register" of" Deeds" shall" also" certify" the" officer's" return" of" sale" upon" any" mortgage," making" reference" upon" the" record" of" such" officer's" return" to" the" volume" and" page" of" the" record" of" the" mortgage," and" a" reference" of" such" return" on" the" record" of" the" mortgage" itself," and" give" a" certified" copy" thereof," when" requested," upon" payment" of" the" legal" fees" for" such" copy" thereof," when" requested," upon" payment" of" the" legal" fees" for" such" copy" and" certify" upon" each" mortgage" officer's" return" of" sale" or" discharge" of" mortgage," and" upon" any" other" instrument" relating"to"such"a"recorded"mortgage,"both"on"the"original"and" in" the" duplicate," the" date," hour," and" minute" when" the" same" is" received" for" record" and" record" such" certificate" index" of" mortgagors" and" mortgagees," which" record" and" index" shall" be" open"to"public"inspection." Duly" certified" copies" of" such" records" and" of" filed" instruments" shall"be"receivable"as"evidence"in"any"court." Section) 116." Fees" for" chattel" mortgages," etc." The" register" of" Deeds" shall" collect" the" following" fees" for" services" rendered" by" him"under"this"section:"" 1."Entry"fee."For"entry"or"presentation"of"any"document" in"the"Primary"Entry"Book,"five"pesos."Supporting"papers" presented" together" with" the" principal" document" need" not"be"charged"any"entry"or"presentation"fee"unless"the" party"in"interest"desires"that"they"be"likewise"entered." 2." Chattel" Mortgage." For" filing" and" recording" each" chattel" mortgage," including" the" necessary" certificates" and" affidavits," the" fees" established" in" the" following" schedule"shall"be"collected:" %

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(a)" Six" thousand" pesos" maximum." When" the" amount" of" the" mortgage" does" not" exceed" six" thousand" pesos," seven" pesos" for" the" first" five" hundred" pesos," or" fractional" part" thereof," and" three" pesos" for" each" additional" five" hundred" pesos,"or"fractional"part"thereof."" (b)"Thirty"thousand"pesos"maximum."When"the" amount" of" the" mortgage" is" more" than" six" thousand" pesos" but" does" not" exceed" thirty" thousand"pesos,"fortyReight"pesos"for"the"initial" amount" not" exceeding" eight" thousand" pesos," and" eight" pesos" for" each" additional" two" thousand"pesos"or"fractional"part"thereof." (c)" One" hundred" thousand" pesos" maximum." When"the"amount"of"the"mortgage"is"more"than" thirty"thousand"pesos"but"does"not"exceed"one" hundred" thousand" pesos," one" hundred" fifty" pesos" for" the" initial" amount" not" exceeding" thirtyRfive" thousand" pesos," and" fourteen" pesos" for" each" additional" five" thousand" pesos" of" fractional"part"thereof." (d)" Five" hundred" thousand" pesos" maximum." When"the"amount"of"the"mortgage"is"more"than" one" hundred" thousand" pesos" but" does" not" exceed" five" hundred" thousand" pesos," three" hundred" fiftyRtwo" pesos" for" the" initial" amount" not"exceeding"one"hundred"ten"thousand"pesos" and" twenty" pesos" for" each" additional" ten" thousand"pesos"or"fractional"part"thereof."" (e)" More" than" five" hundred" thousand" pesos." When"the"amount"of"the"mortgage"is"more"than" five" hundred" thousand" pesos," one" thousand" one" hundred" sixtyRtwo" pesos" for" the" initial" amount" not" exceeding" five" hundred" twenty"


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thousand" pesos," and" thirty" pesos" for" each" additional" twenty" thousand" pesos" or" fractional" part" thereof:" Provided," however," that" registration" of" the" mortgage" in" the" province" where" the" property" is" situated" shall" be" sufficient" registration" and" provided," further," that"if"the"mortgage"is"to"be"registered"in"more" than"one"city"or"province,"the"Register"of"Deeds" of"the"city"or"province"where"the"instrument"is" first" presented" for" registration" shall" collect" the" full"amount"of"the"fees"due"in"accordance"with" the"schedule"prescribed"above,"and"the"Register" of"Deeds"of"the"other"city"of"province"where"the" same" instrument" is" also" to" be" registered" shall" collect" only" a" sum" equivalent" to" twenty" per" centum" of" the" amount" of" fees" due" and" paid" in" the"first"city"of"province,"but"in"no"case"shall"the" fees" payable" in" any" Registry" be" less" than" the" minimum"fixed"in"this"schedule."" 3." Conveyance" of" mortgaged" property," etc." For" recording" each" instrument" of" sale," conveyance," or" transfer" of" the" property" which" is" subject" of" a" recorded" mortgage,"or"of"the"assignment"of"mortgage"credit,"the" fees" established" in" the" preceding" schedule" shall" be" collected"on"the"bases"of"ten"per"centum"of"the"amount" of" the" mortgage" or" unpaid" balance" thereof," provided," that"the"latter"is"stated"in"the"instrument." 4." Notice" of" attachment." For" recording" each" notice" of" attachment," including" the" necessary" index" and" annotations,"eight"pesos." 5." Release" of" mortgage." For" recording" such" release" of" mortgage,"including"the"necessary"index"and"references," the" fees" established" in" the" schedule" under" paragraph" %

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(b)" above" shall" be" collected" on" the" basis" of" five" per" centum"of"the"amount"of"the"mortgage."" 6."Release"of"attachment."For"recording"each"release"of" attachment," including" the" proper" annotations," five" pesos." 7." Sheriff's" return" of" sale." For" recording" each" sheriff's" return"of"sale,"including"the"index"and"references,"seven" pesos." 8." Power" of" attorney," appointment" of" guardian," administrator" or" trustee." For" recording" a" power" of" attorney," appointment" of" judicial" guardian," administrator," or" trustee," or" any" other" instrument" in" which" a" person" is" given" power" to" act" in" behalf" of" another"in"connection"with"a"mortgage,"ten"pesos." 9." No" specific" fee." For" recording" each" instrument" or" order" relating" to" a" recorded" mortgage," including" the" necessary" index" and" references," for" which" no" specific" fee"is"provided"above,"five"pesos." 10." Certified" copy." For" certified" copies" of" records," such" fees" as" are" allowed" by" law" for" copies" kept" by" the" Register"of"Deeds." 11." Certification." For" issuing" a" certificate" relative" to," or" showing" the" existence" or" nonRexistence" of" an" entry" in" the" registration" book," or" a" document" on" file," for" each" such"certificate"containing"not"more"than"two"hundred" words," five" pesos;" if" it" exceeds" that" number," an" additional" fee" of" one" peso" shall" be" collected" for" every" one"hundred"words"or"fractional"part"thereof,"in"excess" of"the"first"two"hundred"words." 12."Research"Fee."For"services"rendered"in"attending"to" requests" for" references" to," or" researches" on" any" document"on"file"in"the"Registry,"there"shall"be"collected" a"fee"of"two"pesos"per"document."


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XXXX"

parts"of"floors)"in"a"building"or"buildings"and"such"accessories"as" may"be"appended"thereto."

" B. Republic(Act(No.(4726( AN) ACT) TO) DEFINE) CONDOMINIUM,) ESTABLISH) REQUIREMENTS) FOR) ITS) CREATION,) AND) GOVERN) ITS) INCIDENTS.) Sec." 1." The" short" title" of" this" Act" shall" be" "The" Condominium" Act"." Sec."2."A"condominium"is"an"interest"in"real"property"consisting" of" separate" interest" in" a" unit" in" a" residential," industrial" or" commercial" building" and" an" undivided" interest" in" common," directly" or" indirectly," in" the" land" on" which" it" is" located" and" in" other" common" areas" of" the" building." A" condominium" may" include,"in"addition,"a"separate"interest"in"other"portions"of"such" real"property."Title"to"the"common"areas,"including"the"land,"or" the" appurtenant" interests" in" such" areas," may" be" held" by" a" corporation" specially" formed" for" the" purpose" (hereinafter" known"as"the""condominium"corporation")"in"which"the"holders" of" separate" interest" shall" automatically" be" members" or" shareholders," to" the" exclusion" of" others," in" proportion" to" the" appurtenant" interest" of" their" respective" units" in" the" common" areas." The" real" right" in" condominium" may" be" ownership" or" any" other" interest" in" real" property" recognized" by" law," on" property" in" the" Civil"Code"and"other"pertinent"laws." Sec." 3." As" used" in" this" Act," unless" the" context" otherwise" requires:" (a)" "Condominium"" means" a" condominium" as" defined" in" the" next"preceding"section." (b)" "Unit"" means" a" part" of" the" condominium" project" intended" for"any"type"of"independent"use"or"ownership,"including"one"or" more"rooms"or"spaces"located"in"one"or"more"floors"(or"part"or" %

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(c)""Project""means"the"entire"parcel"of"real"property"divided"or" to"be"divided"in"condominiums,"including"all"structures"thereon," (d)""Common"areas""means"the"entire"project"excepting"all"units" separately"granted"or"held"or"reserved." (e)" "To" divide"" real" property" means" to" divide" the" ownership" thereof" or" other" interest" therein" by" conveying" one" or" more" condominiums"therein"but"less"than"the"whole"thereof." Sec."4."The"provisions"of"this"Act"shall"apply"to"property"divided" or" to" be" divided" into" condominiums" only" if" there" shall" be" recorded" in" the" Register" of" Deeds" of" the" province" or" city" in" which"the"property"lies"and"duly"annotated"in"the"corresponding" certificate"of"title"of"the"land,"if"the"latter"had"been"patented"or" registered"under"either"the"Land"Registration"or"Cadastral"Acts," an"enabling"or"master"deed"which"shall"contain,"among"others," the"following:" (a)" Description" of" the" land" on" which" the" building" or" buildings" and"improvements"are"or"are"to"be"located;" (b)"Description"of"the"building"or"buildings,"stating"the"number" of" stories" and" basements," the" number" of" units" and" their" accessories,"if"any;" (c)"Description"of"the"common"areas"and"facilities;" (d)"A"statement"of"the"exact"nature"of"the"interest"acquired"or" to"be"acquired"by"the"purchaser"in"the"separate"units"and"in"the" common" areas" of" the" condominium" project." Where" title" to" or" the" appurtenant" interests" in" the" common" areas" is" or" is" to" be" held" by" a" condominium" corporation," a" statement" to" this" effect" shall"be"included;" (e)" Statement" of" the" purposes" for" which" the" building" or" buildings"and"each"of"the"units"are"intended"or"restricted"as"to" use;"


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(f)"A"certificate"of"the"registered"owner"of"the"property,"if"he"is" other" than" those" executing" the" master" deed," as" well" as" of" all" registered"holders"of"any"lien"or"encumbrance"on"the"property," that"they"consent"to"the"registration"of"the"deed;" (g)" The" following" plans" shall" be" appended" to" the" deed" as" integral"parts"thereof:" (1)" A" survey" plan" of" the" land" included" in" the" project," unless" a" survey" plan" of" the" same" property" had" previously" bee" filed" in" said"office;" (2)"A"diagrammatic"floor"plan"of"the"building"or"buildings"in"the" project," in" sufficient" detail" to" identify" each" unit," its" relative" location"and"approximate"dimensions;" (h)" Any" reasonable" restriction" not" contrary" to" law," morals" or" public"policy"regarding"the"right"of"any"condominium"owner"to" alienate"or"dispose"of"his"condominium." The"enabling"or"master"deed"may"be"amended"or"revoked"upon" registration"of"an"instrument"executed"by"the"registered"owner" or" owners" of" the" property" and" consented" to" by" all" registered" holders" of" any" lien" or" encumbrance" on" the" land" or" building" or" portion" thereof." The" term" "registered" owner"" shall" include" the" registered" owners" of" condominiums" in" the" project." Until" registration" of" a" revocation," the" provisions" of" this" Act" shall" continue"to"apply"to"such"property." Sec." 5." Any" transfer" or" conveyance" of" a" unit" or" an" apartment," office"or"store"or"other"space"therein,"shall"include"the"transfer" or"conveyance"of"the"undivided"interests"in"the"common"areas" or," in" a" proper" case," the" membership" or" shareholdings" in" the" condominium" corporation:"Provided,"however," That" where" the" common" areas" in" the" condominium" project" are" owned" by" the" owners" of" separate" units" as" coRowners" thereof," no" condominium" unit" therein" shall" be" conveyed" or" transferred" to" persons" other" than" Filipino" citizens," or" corporations" at" least" sixty" percent" of" the" capital" stock" of" which" belong" to" Filipino" %

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citizens," except" in" cases" of" hereditary" succession." Where" the" common" areas" in" a" condominium" project" are" held" by" a" corporation,"no"transfer"or"conveyance"of"a"unit"shall"be"valid"if" the" concomitant" transfer" of" the" appurtenant" membership" or" stockholding" in" the" corporation" will" cause" the" alien" interest" in" such"corporation"to"exceed"the"limits"imposed"by"existing"laws." Sec." 6." Unless" otherwise" expressly" provided" in" the" enabling" or" master"deed"or"the"declaration"of"restrictions,"the"incidents"of"a" condominium"grant"are"as"follows:" (a)"The"boundary"of"the"unit"granted"are"the"interior"surfaces"of" the"perimeter"walls,"floors,"ceilings,"windows"and"doors"thereof." The" following" are" not" part" of" the" unit" bearing" walls," columns," floors," roofs," foundations" and" other" common" structural" elements"of"the"building;"lobbies,"stairways,"hallways,"and"other" areas" of" common" use," elevator" equipment" and" shafts," central" heating," central" refrigeration" and" central" airRconditioning" equipment,"reservoirs,"tanks,"pumps"and"other"central"services" and" facilities," pipes," ducts," flues," chutes," conduits," wires" and" other" utility" installations," wherever" located," except" the" outlets" thereof"when"located"within"the"unit." (b)" There" shall" pass" with" the" unit," as" an" appurtenance" thereof," an"exclusive"easement"for"the"use"of"the"air"space"encompassed" by"the"boundaries"of"the"unit"as"it"exists"at"any"particular"time" and" as" the" unit" may" lawfully" be" altered" or" reconstructed" from" time"to"time."Such"easement"shall"be"automatically"terminated" in" any" air" space" upon" destruction" of" the" unit" as" to" render" it" untenantable." (c)" Unless" otherwise," provided," the" common" areas" are" held" in" common" by" the" holders" of" units," in" equal" shares," one" for" each" unit." (d)" A" nonRexclusive" easement" for" ingress," egress" and" support" through"the"common"areas"is"appurtenant"to"each"unit"and"the" common"areas"are"subject"to"such"easements."


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(e)" Each" condominium" owner" shall" have" the" exclusive" right" to" paint," repaint," tile," wax," paper" or" otherwise" refinish" and" decorate" the" inner" surfaces" of" the" walls," ceilings," floors," windows"and"doors"bounding"his"own"unit." (f)" Each" condominium" owner" shall" have" the" exclusive" right" to" mortgage," pledge" or" encumber" his" condominium" and" to" have" the" same" appraised" independently" of" the" other" condominiums" but" any" obligation" incurred" by" such" condominium" owner" is" personal"to"him." (g)"Each"condominium"owner"has"also"the"absolute"right"to"sell" or"dispose"of"his"condominium"unless"the"master"deed"contains" a" requirement" that" the" property" be" first" offered" to" the" condominium"owners"within"a"reasonable"period"of"time"before" the"same"is"offered"to"outside"parties;" Sec."7."Except"as"provided"in"the"following"section,"the"common" areas" shall" remain" undivided," and" there" shall" be" no" judicial" partition"thereof." Sec." 8." Where" several" persons" own" condominiums" in" a" condominium"project,"an"action"may"be"brought"by"one"or"more" such"persons"for"partition"thereof"by"sale"of"the"entire"project," as"if"the"owners"of"all"of"the"condominiums"in"such"project"were" coRowners"of"the"entire"project"in"the"same"proportion"as"their" interests" in" the" common" areas:Provided,"however," That" a" partition"shall"be"made"only"upon"a"showing:" (a)"That"three"years"after"damage"or"destruction"to"the"project" which"renders"material"part"thereof"unit"for"its"use"prior"thereto," the"project"has"not"been"rebuilt"or"repaired"substantially"to"its" state"prior"to"its"damage"or"destruction,"or" (b)"That"damage"or"destruction"to"the"project"has"rendered"oneR half" or" more" of" the" units" therein" untenantable" and" that" condominium" owners" holding" in" aggregate" more" than" thirty" percent"interest"in"the"common"areas"are"opposed"to"repair"or" restoration"of"the"project;"or" %

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(c)"That"the"project"has"been"in"existence"in"excess"of"fifty"years," that" it" is" obsolete" and" uneconomic," and" that" condominium" owners"holding"in"aggregate"more"than"fifty"percent"interest"in" the" common" areas" are" opposed" to" repair" or" restoration" or" remodeling"or"modernizing"of"the"project;"or" (d)" That" the" project" or" a" material" part" thereof" has" been" condemned" or" expropriated" and" that" the" project" is" no" longer" viable," or" that" the" condominium" owners" holding" in" aggregate" more" than" seventy" percent" interest" in" the" common" areas" are" opposed" to" continuation" of" the" condominium" regime" after" expropriation"or"condemnation"of"a"material"portion"thereof;"or" (e)"That"the"conditions"for"such"partition"by"sale"set"forth"in"the" declaration" of" restrictions," duly" registered" in" accordance" with" the"terms"of"this"Act,"have"been"met." Sec."9."The"owner"of"a"project"shall,"prior"to"the"conveyance"of" any" condominium" therein," register" a" declaration" of" restrictions" relating"to"such"project,"which"restrictions"shall"constitute"a"lien" upon"each"condominium"in"the"project,"and"shall"insure"to"and" bind" all" condominium" owners" in" the" project." Such" liens," unless" otherwise" provided," may" be" enforced" by" any" condominium" owner" in" the" project" or" by" the" management" body" of" such" project." The" Register" of" Deeds" shall" enter" and" annotate" the" declaration" of" restrictions" upon" the" certificate" of" title" covering" the" land" included" within" the" project," if" the" land" is" patented" or" registered"under"the"Land"Registration"or"Cadastral"Acts." The" declaration" of" restrictions" shall" provide" for" the" management" of" the" project" by" anyone" of" the" following" management" bodies:" a" condominium" corporation," an" association" of" the" condominium" owners," a" board" of" governors" elected" by" condominium" owners," or" a" management" agent" elected"by"the"owners"or"by"the"board"named"in"the"declaration." It" shall" also" provide" for" voting" majorities" quorums," notices," meeting"date,"and"other"rules"governing"such"body"or"bodies."


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Such" declaration" of" restrictions," among" other" things," may" also" provide:" (a)"As"to"any"such"management"body;" (1)" For" the" powers" thereof," including" power" to" enforce" the" provisions"of"the"declarations"of"restrictions;" (2)" For" maintenance" of" insurance" policies," insuring" condominium" owners" against" loss" by" fire," casualty," liability," workmen's" compensation" and" other" insurable" risks," and" for" bonding"of"the"members"of"any"management"body;" (3)" Provisions" for" maintenance," utility," gardening" and" other" services" benefiting" the" common" areas," for" the" employment" of" personnel"necessary"for"the"operation"of"the"building,"and"legal," accounting"and"other"professional"and"technical"services;" (4)" For" purchase" of" materials," supplies" and" the" like" needed" by" the"common"areas;" (5)"For"payment"of"taxes"and"special"assessments"which"would" be" a" lien" upon" the" entire" project" or" common" areas," and" for" discharge" of" any" lien" or" encumbrance" levied" against" the" entire" project"or"the"common"areas;" (6)"For"reconstruction"of"any"portion"or"portions"of"any"damage" to"or"destruction"of"the"project;" (7)"The"manner"for"delegation"of"its"powers;" (8)" For" entry" by" its" officers" and" agents" into" any" unit" when" necessary" in" connection" with" the" maintenance" or" construction" for"which"such"body"is"responsible;" (9)"For"a"power"of"attorney"to"the"management"body"to"sell"the" entire"project"for"the"benefit"of"all"of"the"owners"thereof"when" partition" of" the" project" may" be" authorized" under" Section" 8" of" this" Act," which" said" power" shall" be" binding" upon" all" of" the" condominium" owners" regardless" of" whether" they" assume" the" obligations"of"the"restrictions"or"not." %

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(b)" The" manner" and" procedure" for" amending" such" restrictions:"Provided,"That"the"vote"of"not"less"than"a"majority" in"interest"of"the"owners"is"obtained." (c)" For" independent" audit" of" the" accounts" of" the" management" body;" (d)" For" reasonable" assessments" to" meet" authorized" expenditures,"each"condominium"unit"to"be"assessed"separately" for" its" share" of" such" expenses" in" proportion" (unless" otherwise" provided)"to"its"owners"fractional"interest"in"any"common"areas;" (e)"For"the"subordination"of"the"liens"securing"such"assessments" to"other"liens"either"generally"or"specifically"described;" (f)" For" conditions," other" than" those" provided" for" in" Sections" eight" and" thirteen" of" this" Act," upon" which" partition" of" the" project"and"dissolution"of"the"condominium"corporation"may"be" made."Such"right"to"partition"or"dissolution"may"be"conditioned" upon" failure" of" the" condominium" owners" to" rebuild" within" a" certain" period" or" upon" specified" inadequacy" of" insurance" proceeds," or" upon" specified" percentage" of" damage" to" the" building,"or"upon"a"decision"of"an"arbitrator,"or"upon"any"other" reasonable"condition." Sec."10."Whenever"the"common"areas"in"a"condominium"project" are"held"by"a"condominium"corporation,"such"corporation"shall" constitute"the"management"body"of"the"project."The"corporate" purposes"of"such"a"corporation"shall"be"limited"to"the"holding"of" the"common"areas,"either"in"ownership"or"any"other"interest"in" real" property" recognized" by" law," to" the" management" of" the" project," and" to" such" other" purposes" as" may" be" necessary," incidental" or" convenient" to" the" accomplishment" of" said" purposes." The" articles" of" incorporation" or" byRlaws" of" the" corporation" shall" not" contain" any" provision" contrary" to" or" inconsistent" with" the" provisions" of" this" Act," the" enabling" or" master" deed," or" the" declaration" of" restrictions" of" the" project." Membership" in" a" condominium" corporation," regardless" of"


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whether" it" is" a" stock" or" nonRstock" corporation," shall" not" be" transferable" separately" from" the" condominium" unit" of" which" it" is" an" appurtenance." When" a" member" or" stockholder" ceases" to" own"a"unit"in"the"project"in"which"the"condominium"corporation" owns" or" holds" the" common" areas," he" shall" automatically" cease" to"be"a"member"or"stockholder"of"the"condominium"corporation." Sec." 11." The" term" of" a" condominium" corporation" shall" be" coR terminus" with" the" duration" of" the" condominium" project," the" provisions" of" the" Corporation" Law" to" the" contrary" notwithstanding." Sec." 12." In" case" of" involuntary" dissolution" of" a" condominium" corporation"for"any"of"the"causes"provided"by"law,"the"common" areas" owned" or" held" by" the" corporation" shall," by" way" of" liquidation," be" transferred" proRindiviso" and" in" proportion" to" their"interest"in"the"corporation"to"the"members"or"stockholders" thereof," subject" to" the" superior" rights" of" the" corporation" creditors."Such"transfer"or"conveyance"shall"be"deemed"to"be"a" full"liquidation"of"the"interest"of"such"members"or"stockholders" in" the" corporation." After" such" transfer" or" conveyance," the" provisions" of" this" Act" governing" undivided" coRownership" of," or" undivided" interest" in," the" common" areas" in" condominium" projects"shall"fully"apply." Sec."13."Until"the"enabling"or"the"master"deed"of"the"project"in" which"the"condominium"corporation"owns"or"holds"the"common" area" is" revoked," the" corporation" shall" not" be" voluntarily" dissolved" through" an" action" for" dissolution" under" Rule" 104" of" the"Rules"of"Court"except"upon"a"showing:" (a)"That"three"years"after"damage"or"destruction"to"the"project" in" which" the" corporation" owns" or" holds" the" common" areas," which" damage" or" destruction" renders" a" material" part" thereof" unfit"for"its"use"prior"thereto,"the"project"has"not"been"rebuilt"or" repaired" substantially" to" its" state" prior" to" its" damage" or" destruction;"or" %

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(b)"That"damage"or"destruction"to"the"project"has"rendered"oneR half" or" more" of" the" units" therein" untenantable" and" that" more" than" thirty" percent" of" the" members" of" the" corporation," if" nonR stock," or" the" shareholders" representing" more" than" thirty" percent" of" the" capital" stock" entitled" to" vote," if" a" stock" corporation,"are"opposed"to"the"repair"or"reconstruction"of"the" project,"or" (c)"That"the"project"has"been"in"existence"in"excess"of"fifty"years," that" it" is" obsolete" and" uneconomical," and" that" more" than" fifty" percent"of"the"members"of"the"corporation,"if"nonRstock,"or"the" stockholders"representing"more"than"fifty"percent"of"the"capital" stock"entitled"to"vote,"if"a"stock"corporation,"are"opposed"to"the" repair" or" restoration" or" remodeling" or" modernizing" of" the" project;"or" (d)" That" the" project" or" a" material" part" thereof" has" been" condemned" or" expropriated" and" that" the" project" is" no" longer" viable," or" that" the" members" holding" in" aggregate" more" than" seventy"percent"interest"in"the"corporation,"if"nonRstock,"or"the" stockholders" representing" more" than" seventy" percent" of" the" capital" stock" entitled" to" vote," if" a" stock" corporation," are" opposed" to" the" continuation" of" the" condominium" regime" after" expropriation"or"condemnation"of"a"material"portion"thereof;"or" (e)" That" the" conditions" for" such" a" dissolution" set" forth" in" the" declaration" of" restrictions" of" the" project" in" which" the" corporation"owns"of"holds"the"common"areas,"have"been"met." Sec."14."The"condominium"corporation"may"also"be"dissolved"by" the"affirmative"vote"of"all"the"stockholders"or"members"thereof" at" a" general" or" special" meeting" duly" called" for" the" purpose:"Provided," That" all" the" requirements" of" Section" sixtyR two"of"the"Corporation"Law"are"complied"with." Sec." 15." Unless" otherwise" provided" for" in" the" declaration" of" restrictions" upon" voluntary" dissolution" of" a" condominium" corporation" in" accordance" with" the" provisions" of" Sections"


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thirteen" and" fourteen" of" this" Act," the" corporation" shall" be" deemed" to" hold" a" power" of" attorney" from" all" the" members" or" stockholders" to" sell" and" dispose" of" their" separate" interests" in" the"project"and"liquidation"of"the"corporation"shall"be"effected" by" a" sale" of" the" entire" project" as" if" the" corporation" owned" the" whole" thereof," subject" to" the" rights" of" the" corporate" and" of" individual"condominium"creditors." Sec." 16." A" condominium" corporation" shall" not," during" its" existence," sell," exchange," lease" or" otherwise" dispose" of" the" common"areas"owned"or"held"by"it"in"the"condominium"project" unless"authorized"by"the"affirmative"vote"of"all"the"stockholders" or"members." Sec." 17." Any" provision" of" the" Corporation" Law" to" the" contrary" notwithstanding," the" byRlaws" of" a" condominium" corporation" shall"provide"that"a"stockholder"or"member"shall"not"be"entitled" to" demand" payment" of" his" shares" or" interest" in" those" cases" where" such" right" is" granted" under" the" Corporation" Law" unless" he" consents" to" sell" his" separate" interest" in" the" project" to" the" corporation"or"to"any"purchaser"of"the"corporation's"choice"who" shall" also" buy" from" the" corporation" the" dissenting" member" or" stockholder's" interest." In" case" of" disagreement" as" to" price," the" procedure" set" forth" in" the" appropriate" provision" of" the" Corporation" Law" for" valuation" of" shares" shall" be" followed." The" corporation" shall" have" two" years" within" which" to" pay" for" the" shares" or" furnish" a" purchaser" of" its" choice" from" the" time" of" award."All"expenses"incurred"in"the"liquidation"of"the"interest"of" the"dissenting"member"or"stockholder"shall"be"borne"by"him." Sec." 18." Upon" registration" of" an" instrument" conveying" a" condominium,"the"Register"of"Deeds"shall,"upon"payment"of"the" proper" fees," enter" and" annotate" the" conveyance" on" the" certificate"of"title"covering"the"land"included"within"the"project" and" the" transferee" shall" be" entitled" to" the" issuance" of" a" "condominium" owner's"" copy" of" the" pertinent" portion" of" such" certificate" of" title." Said" "condominium" owner's"" copy" need" not" %

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reproduce" the" ownership" status" or" series" of" transactions" in" force" or" annotated" with" respect" to" other" condominiums" in" the" project."A"copy"of"the"description"of"the"land,"a"brief"description" of" the" condominium" conveyed," name" and" personal" circumstances" of" the" condominium" owner" would" be" sufficient" for" purposes" of" the" "condominium" owner's"" copy" of" the" certificate" of" title." No" conveyance" of" condominiums" or" part" thereof," subsequent" to" the" original" conveyance" thereof" from" the" owner" of" the" project," shall" be" registered" unless" accompanied" by" a" certificate" of" the" management" body" of" the" project" that" such" conveyance" is" in" accordance" with" the" provisions"of"the"declaration"of"restrictions"of"such"project." In" cases" of" condominium" projects" registered" under" the" provisions" of" the" Spanish" Mortgage" Law" or" Act" 3344," as" amended," the" registration" of" the" deed" of" conveyance" of" a" condominium" shall" be" sufficient" if" the" Register" of" Deeds" shall" keep" the" original" or" signed" copy" thereof," together" with" the" certificate"of"the"management"body"of"the"project,"and"return"a" copy" of" the" deed" of" conveyance" to" the" condominium" owner" duly"acknowledge"and"stamped"by"the"Register"of"Deeds"in"the" same" manner" as" in" the" case" of" registration" of" conveyances" of" real"property"under"said"laws." Sec." 19." Where" the" enabling" or" master" deed" provides" that" the" land"included"within"a"condominium"project"are"to"be"owned"in" common" by" the" condominium" owners" therein," the" Register" of" Deeds"may,"at"the"request"of"all"the"condominium"owners"and" upon" surrender" of" all" their" "condominium" owner's"" copies," cancel" the" certificates" of" title" of" the" property" and" issue" a" new" one" in" the" name" of" said" condominium" owners" as" proRindiviso" coRowners"thereof." Sec." 20." An" assessment" upon" any" condominium" made" in" accordance" with" a" duly" registered" declaration" of" restrictions" shall" be" an" obligation" of" the" owner" thereof" at" the" time" the" assessment" is" made." The" amount" of" any" such" assessment" plus"


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any" other" charges" thereon," such" as" interest," costs" (including" attorney's" fees)" and" penalties," as" such" may" be" provided" for" in" the"declaration"of"restrictions,"shall"be"and"become"a"lien"upon" the"condominium"assessed"when"the"management"body"causes" a" notice" of" assessment" to" be" registered" with" the" Register" of" Deeds"of"the"city"or"province"where"such"condominium"project" is"located."The"notice"shall"state"the"amount"of"such"assessment" and" such" other" charges" thereon" a" may" be" authorized" by" the" declaration" of" restrictions," a" description" of" the" condominium," unit" against" which" same" has" been" assessed," and" the" name" of" the"registered"owner"thereof."Such"notice"shall"be"signed"by"an" authorized" representative" of" the" management" body" or" as" otherwise" provided" in" the" declaration" of" restrictions." Upon" payment" of" said" assessment" and" charges" or" other" satisfaction" thereof," the" management" body" shall" cause" to" be" registered" a" release"of"the"lien." Such" lien" shall" be" superior" to" all" other" liens" registered" subsequent" to" the" registration" of" said" notice" of" assessment" except"real"property"tax"liens"and"except"that"the"declaration"of" restrictions" may" provide" for" the" subordination" thereof" to" any" other"liens"and"encumbrances." Such"liens"may"be"enforced"in"the"same"manner"provided"for"by" law"for"the"judicial"or"extraRjudicial"foreclosure"of"mortgages"of" real" property." Unless" otherwise" provided" for" in" the" declaration" of"restrictions,"the"management"body"shall"have"power"to"bid"at" foreclosure" sale." The" condominium" owner" shall" have" the" same" right" of" redemption" as" in" cases" of" judicial" or" extraRjudicial" foreclosure"of"mortgages." Sec." 21." No" labor" performed" or" services" or" materials" furnished" with"the"consent"of"or"at"the"request"of"a"condominium"owner" or"his"agent"or"his"contractor"or"subcontractor,"shall"be"the"basis" of" a" lien" against" the" condominium" of" any" other" condominium" owner," unless" such" other" owners" have" expressly" consented" to" or" requested" the" performance" of" such" labor" or" furnishing" of" %

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such" materials" or" services." Such" express" consent" shall" be" deemed"to"have"been"given"by"the"owner"of"any"condominium" in"the"case"of"emergency"repairs"of"his"condominium"unit."Labor" performed" or" services" or" materials" furnished" for" the" common" areas,"if"duly"authorized"by"the"management"body"provided"for" in"a"declaration"of"restrictions"governing"the"property,"shall"be" deemed"to"be"performed"or"furnished"with"the"express"consent" of" each" condominium" owner." The" owner" of" any" condominium" may"remove"his"condominium"from"a"lien"against"two"or"more" condominiums"or"any"part"thereof"by"payment"to"the"holder"of" the" lien" of" the" fraction" of" the" total" sum" secured" by" such" lien" which"is"attributable"to"his"condominium"unit." Sec." 22." Unless" otherwise" provided" for" by" the" declaration" of" restrictions," the" management" body," provided" for" herein," may" acquire" and" hold," for" the" benefit" of" the" condominium" owners," tangible" and" intangible" personal" property" and" may" dispose" of" the" same" by" sale" or" otherwise;" and" the" beneficial" interest" in" such" personal" property" shall" be" owned" by" the" condominium" owners" in" the" same" proportion" as" their" respective" interests" in" the" common" areas." A" transfer" of" a" condominium" shall" transfer" to" the" transferee" ownership" of" the" transferor's" beneficial" interest"in"such"personal"property." Sec." 23." Where," in" an" action" for" partition" of" a" condominium" project" or" for" the" dissolution" of" condominium" corporation" on" the"ground"that"the"project"or"a"material"part"thereof"has"been" condemned"or"expropriated,"the"Court"finds"that"the"conditions" provided"for"in"this"Act"or"in"the"declaration"of"restrictions"have" not" been" met," the" Court" may" decree" a" reorganization" of" the" project,"declaring"which"portion"or"portions"of"the"project"shall" continue" as" a" condominium" project," the" owners" thereof," and" the" respective" rights" of" said" remaining" owners" and" the" just" compensation," if" any," that" a" condominium" owner" may" be" entitled"to"due"to"deprivation"of"his"property."Upon"receipt"of"a" copy" of" the" decree," the" Register" of" Deeds" shall" enter" and" annotate"the"same"on"the"pertinent"certificate"of"title."


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Sec." 24." Any" deed," declaration" or" plan" for" a" condominium" project"shall"be"liberally"construed"to"facilitate"the"operation"of" the" project," and" its" provisions" shall" be" presumed" to" be" independent"and"severable."

operators,"such"as"failure"to"deliver"titles"to"the"buyers"or"titles" free"from"liens"and"encumbrances,"and"to"pay"real"estate"taxes," and" fraudulent" sales" of" the" same" subdivision" lots" to" different" innocent"purchasers"for"value;"

Sec." 25." Whenever" real" property" has" been" divided" into" condominiums," each" condominium" separately" owned" shall" be" separately"assessed,"for"purposes"of"real"property"taxation"and" other" tax" purposes" to" the" owners" thereof" and" the" tax" on" each" such"condominium"shall"constitute"a"lien"solely"thereon."

WHEREAS,"these"acts"not"only"undermine"the"land"and"housing" program" of" the" government" but" also" defeat" the" objectives" of" the"New"Society,"particularly"the"promotion"of"peace"and"order" and" the" enhancement" of" the" economic," social" and" moral" condition"of"the"Filipino"people;"

Sec."26."All"Acts"or"parts"of"Acts"in"conflict"or"inconsistent"with" this" Act" are" hereby" amended" insofar" as" condominium" and" its" incidents"are"concerned."

WHEREAS," this" state" of" affairs" has" rendered" it" imperative" that" the" real" estate" subdivision" and" condominium" businesses" be" closely"supervised"and"regulated,"and"that"penalties"be"imposed" on" fraudulent" practices" and" manipulations" committed" in" connection"therewith."

XXXX" ( C. Presidential( Decree( No.( 957,( as( amended( by( P.D.( No.( 1216( REGULATING) THE) SALE) OF) SUBDIVISION) LOTS) AND) CONDOMINIUMS,) PROVIDING) PENALTIES) FOR) VIOLATIONS) THEREOF" WHEREAS," it" is" the" policy" of" the" State" to" afford" its" inhabitants" the" requirements" of" decent" human" settlement" and" to" provide" them" with" ample" opportunities" for" improving" their" quality" of" life;" WHEREAS," numerous" reports" reveal" that" many" real" estate" subdivision" owners," developers," operators," and/or" sellers" have" reneged"on"their"representations"and"obligations"to"provide"and" maintain"properly"subdivision"roads,"drainage,"sewerage,"water" systems,"lighting"systems,"and"other"similar"basic"requirements," thus"endangering"the"health"and"safety"of"home"and"lot"buyers;"" WHEREAS," reports" of" alarming" magnitude" also" show" cases" of" swindling" and" fraudulent" manipulations" perpetrated" by" unscrupulous" subdivision" and" condominium" sellers" and" %

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NOW," THEREFORE," I," FERDINAND" E." MARCOS," President" of" the" Philippines," by" virtue" of" the" powers" vested" in" me" by" the" Constitution,"do"hereby"decree"and"order:"" Title)I.)TITLE)AND)DEFINITIONS" Section)1."Title."This"Decree"shall"be"known"as"THE"SUBDIVISION" AND"CONDOMINIUM"BUYERS'"PROTECTIVE"DECREE." Section) 2." Definition& of& Terms& When& used& in& this& Decree," the" following" terms" shall," unless" the" context" otherwise" indicates," have"the"following"respective"meanings:" (a)" Person." "Person"" shall" mean" a" natural" or" a" juridical" person." A" juridical" person" refers" to" a" business" firm" whether" a" corporation," partnership," cooperative" or" associations"or"a"single"proprietorship." (b)" Sale" or" sell." "Sale"" or" "sell"" shall" include" every" disposition," or" attempt" to" dispose," for" a" valuable" consideration,"of"a"subdivision"lot,"including"the"building" and"other"improvements"thereof,"if"any,"in"a"subdivision" project" or" a" condominium" unit" in" a" condominium"


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project.""Sale""and""sell""shall"also"include"a"contract"to" sell," a" contract" of" purchase" and" sale," an" exchange," an" attempt" to" sell," an" option" of" sale" or" purchase," a" solicitation"of"a"sale,"or"an"offer"to"sell,"directly"or"by"an" agent," or" by" a" circular," letter," advertisement" or" otherwise." A" privilege" given" to" a" member" of" a" cooperative," corporation,"partnership,"or"any"association"and/or"the" issuance" of" a" certificate" or" receipt" evidencing" or" giving" the" right" of" participation" in," or" right" to," any" land" in" consideration" of" payment" of" the" membership" fee" or" dues,"shall"be"deemed"a"sale"within"the"meaning"of"this" definition." (c)" Buy" and" purchase." The" "buy"" and" "purchase"" shall" include" any" contract" to" buy," purchase," or" otherwise" acquire" for" a" valuable" consideration" a" subdivision" lot," including" the" building" and" other" improvements," if" any," in" a" subdivision" project" or" a" condominium" unit" in" a" condominium"project."" (d)"Subdivision"project.""Subdivision"project""shall"mean" a"tract"or"a"parcel"of"land"registered"under"Act"No."496" which" is" partitioned" primarily" for" residential" purposes" into" individual" lots" with" or" without" improvements" thereon,"and"offered"to"the"public"for"sale,"in"cash"or"in" installment" terms." It" shall" include" all" residential," commercial,"industrial"and"recreational"areas"as"well"as" open" spaces" and" other" community" and" public" areas" in" the"project."

wherein" a" street," passageway" or" open" space" is" delineated"on"the"plan." (g)" Condominium" project." "Condominium" project"" shall" mean"the"entire"parcel"of"real"property"divided"or"to"be" divided" primarily" for" residential" purposes" into" condominium"units,"including"all"structures"thereon." (h)"Condominium"unit.""Condominium"unit""shall"mean" a" part" of" the" condominium" project" intended" for" any" type"of"independent"use"or"ownership,"including"one"or" more"rooms"or"spaces"located"in"one"or"more"floors"(or" part" of" parts" of" floors)" in" a" building" or" buildings" and" such"accessories"as"may"be"appended"thereto."" (i)" Owner." "Owner"" shall" refer" to" the" registered" owner" of" the" land" subject" of" a" subdivision" or" a" condominium" project." (j)" Developer." "Developer"" shall" mean" the" person" who" develops" or" improves" the" subdivision" project" or" condominium" project" for" and" in" behalf" of" the" owner" thereof." (k)" Dealer." "Dealer"" shall" mean" any" person" directly" engaged"as"principal"in"the"business"of"buying,"selling"or" exchanging" real" estate" whether" on" a" fullRtime" or" partR time"basis." (l)" Broker." "Broker"" shall" mean" any" person" who," for" commission" or" other" compensation," undertakes" to" sell" or" negotiate" the" sale" of" a" real" estate" belonging" to" another."

(e)" Subdivision" lot." "Subdivision" lot"" shall" mean" any" of" the"lots,"whether"residential,"commercial,"industrial,"or" recreational,"in"a"subdivision"project."

(m)" Salesman." "Salesman"" shall" refer" to" the" person" regularly" employed" by" a" broker" to" perform," for" and" in" his"behalf,"any"or"all"functions"of"a"real"estate"broker."

(f)" Complex" subdivision" plan." "Complex" subdivision" plan""shall"mean"a"subdivision"plan"of"a"registered"land"

(n)" Authority." "Authority"" shall" mean" the" National" Housing"Authority."

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Title)II.)REGISTRATION)AND)LICENSE)TO)SELL" Section) 3." National& Housing& Authority& The& National& Housing& Authority& shall& have& exclusive& jurisdiction& to& regulate& the& real& estate& trade& and& business& in& accordance& with& the& provisions& of& this&Decree."" Section) 4." Registration& of& Projects& The& registered& owner& of& a& parcel&of&land&who&wishes&to&convert&the&same&into&a&subdivision& project& shall& submit& his& subdivision& plan& to& the& Authority& which& shall& act& upon& and& approve& the& same,& upon& a& finding& that& the& plan& complies& with& the& Subdivision& Standards'& and& Regulations& enforceable& at& the& time& the& plan& is& submitted." The" same" procedure" shall" be" followed" in" the" case" of" a" plan" for" a" condominium" project" except" that," in" addition," said" Authority" shall"act"upon"and"approve"the"plan"with"respect"to"the"building" or"buildings"included"in"the"condominium"project"in"accordance" with"the"National"Building"Code"(R.A."No."6541)." The"subdivision"plan,"as"so"approved,"shall"then"be"submitted"to" the" Director" of" Lands" for" approval" in" accordance" with" the" procedure"prescribed"in"Section"44"of"the"Land"Registration"Act" (Act" No." 496," as" amended" by" R.A." No." 440):" Provided," that" it" case" of" complex" subdivision" plans," court" approval" shall" no" longer" be" required." The" condominium" plan" as" likewise" so" approved," shall" be" submitted" to" the" Register" of" Deeds" of" the" province"or"city"in"which"the"property"lies"and"the"same"shall"be" acted"upon"subject"to"the"conditions"and"in"accordance"with"the" procedure"prescribed"in"Section"4"of"the"Condominium"Act"(R.A." No."4726)." The"owner"or"the"real"estate"dealer"interested"in"the"sale"of"lots" or" units," respectively," in" such" subdivision" project" or" condominium" project" shall" register" the" project" with" the" Authority" by" filing" therewith" a" sworn" registration" statement" containing"the"following"information:" (a)"Name"of"the"owner;" %

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(b)"The"location"of"the"owner's"principal"business"office," and" if" the" owner" is" a" nonRresident" Filipino," the" name" and" address" of" his" agent" or" representative" in" the" Philippines"is"authorized"to"receive"notice;" (c)" The" names" and" addresses" of" all" the" directors" and" officers" of" the" business" firm," if" the" owner" be" a" corporation,"association,"trust,"or"other"entity,"and"of"all" the"partners,"if"it"be"a"partnership;"" (d)" The" general" character" of" the" business" actually" transacted"or"to"be"transacted"by"the"owner;"and" (e)" A" statement" of" the" capitalization" of" the" owner," including"the"authorized"and"outstanding"amounts"of"its" capital" stock" and" the" proportion" thereof" which" is" paidR up." The" following" documents" shall" be" attached" to" the" registration" statement:" (a)"A"copy"of"the"subdivision"plan"or"condominium"plan" as" approved" in" accordance" with" the" first" and" second" paragraphs"of"this"section." (b)" A" copy" of" any" circular," prospectus," brochure," advertisement,"letter,"or"communication"to"be"used"for" the" public" offering" of" the" subdivision" lots" or" condominium"units;" (c)" In" case" of" a" business" firm," a" balance" sheet" showing" the" amount" and" general" character" of" its" assets" and" liabilities" and" a" copy" of" its" articles" of" incorporation" or" articles" of" partnership" or" association," as" the" case" may" be," with" all" the" amendments" thereof" and" existing" byR laws"or"instruments"corresponding"thereto." (d)"A"title"to"the"property"which"is"free"from"all"liens"and" encumbrances:" Provided," however," that" in" case" any" subdivision" lot" or" condominium" unit" is" mortgaged," it" is"


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sufficient" if" the" instrument" of" mortgage" contains" a" stipulation" that" the" mortgagee" shall" release" the" mortgage"on"any"subdivision"lot"or"condominium"unit"as" soon" as" the" full" purchase" price" for" the" same" is" paid" by" the"buyer."" The" person" filing" the" registration" statement" shall" pay" the" registration"fees"prescribed"therefor"by"the"Authority." Thereupon," the" Authority" shall" immediately" cause" to" be" published"a"notice"of"the"filing"of"the"registration"statement"at" the" expense" of" the" applicantRowner" or" dealer," in" two" newspapers" general" circulation," one" published" in" English" and" another" in" Pilipino," once" a" week" for" two" consecutive" weeks," reciting"that"a"registration"statement"for"the"sale"of"subdivision" lots" or" condominium" units" has" been" filed" in" the" National" Housing"Authority;"that"the"aforesaid"registration"statement,"as" well" as" the" papers" attached" thereto," are" open" to" inspection" during" business" hours" by" interested" parties," under" such" regulations" as" the" Authority" may" impose;" and" that" copies" thereof" shall" be" furnished" to" any" party" upon" payment" of" the" proper"fees." The" subdivision" project" of" the" condominium" project" shall" be" deemed" registered" upon" completion" of" the" above" publication" requirement."The"fact"of"such"registration"shall"be"evidenced"by" a"registration"certificate"to"be"issued"to"the"applicantRowner"or" dealer." Section) 5." License& to& sell." Such" owner" or" dealer" to" whom" has" been" issued" a" registration" certificate" shall" not," however," be" authorized"to"sell"any"subdivision"lot"or"condominium"unit"in"the" registered"project"unless"he"shall"have"first"obtained"a"license"to" sell"the"project"within"two"weeks"from"the"registration"of"such" project." The" Authority," upon" proper" application" therefor," shall" issue" to" such"owner"or"dealer"of"a"registered"project"a"license"to"sell"the" %

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project" if," after" an" examination" of" the" registration" statement" filed" by" said" owner" or" dealer" and" all" the" pertinent" documents" attached"thereto,"he"is"convinced"that"the"owner"or"dealer"is"of" good"repute,"that"his"business"is"financially"stable,"and"that"the" proposed" sale" of" the" subdivision" lots" or" condominium" units" to" the"public"would"not"be"fraudulent."" Section)6."Performance&Bond."No"license"to"sell"subdivision"lots" or" condominium" units" shall" be" issued" by" the" Authority" under" Section" 5" of" this" Decree" unless" the" owner" or" dealer" shall" have" filed"an"adequate"performance"bond"approved"by"said"Authority" to" guarantee" the" construction" and" maintenance" of" the" roads," gutters," drainage," sewerage," water" system," lighting" systems," and" full" development" of" the" subdivision" project" or" the" condominium" project" and" the" compliance" by" the" owner" or" dealer"with"the"applicable"laws"and"rules"and"regulations." The" performance" bond" shall" be" executed" in" favor" of" the" Republic"of"the"Philippines"and"shall"authorize"the"Authority"to" use"the"proceeds"thereof"for"the"purposes"of"its"undertaking"in" case"of"forfeiture"as"provided"in"this"Decree." Section) 7." Exempt& transactions." A" license" to" sell" and" performance"bond"shall"not"be"required"in"any"of"the"following" transactions:" (a)"Sale"of"a"subdivision"lot"resulting"from"the"partition" of"land"among"coRowners"and"coRheirs." (b)" Sale" or" transfer" of" a" subdivision" lot" by" the" original" purchaser"thereof"and"any"subsequent"sale"of"the"same" lot." (c)"Sale"of"a"subdivision"lot"or"a"condominium"unit"by"or" for"the"account"of"a"mortgagee"in"the"ordinary"course"of" business"when"necessary"to"liquidate"a"bona"fide"debt." Section)8."Suspension&of&license&to&sell."Upon"verified"complaint" by" a" buyer" of" a" subdivision" lot" or" a" condominium" unit" in" any" interested" party," the" Authority" may," in" its" discretion,"


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immediately" suspend" the" owner's" or" dealer's" license" to" sell" pending" investigation" and" hearing" of" the" case" as" provided" in" Section"13"hereof.""

(b)" has" violated" any" of" the" provisions" of" this" Decree" or" any"applicable"rule"or"regulation"of"the"Authority,"or"any" undertaking"of"his/its"performance"bond;"or"

The"Authority"may"motu"proprio"suspend"the"license"to"sell"if,"in" its" opinion," any" information" in" the" registration" statement" filed" by"the"owner"or"dealer"is"or"has"become"misleading,"incorrect," inadequate"or"incomplete"or"the"sale"or"offering"for"a"sale"of"the" subdivision"or"condominium"project"may"work"or"tend"to"work"a" fraud"upon"prospective"buyers."

(c)" Has" been" or" is" engaged" or" is" about" to" engage" in" fraudulent"transactions;"or"

The"suspension"order"may"be"lifted"if,"after"notice"and"hearing," the" Authority" is" convinced" that" the" registration" statement" is" accurate" or" that" any" deficiency" therein" has" been" corrected" or" supplemented"or"that"the"sale"to"the"public"of"the"subdivision"or" condominium" project" will" neither" be" fraudulent" not" result" in" fraud."It"shall"also"be"lifted"upon"dismissal"of"the"complaint"for" lack"of"legal"basis." Until"the"final"entry"of"an"order"of"suspension,"the"suspension"of" the" right" to" sell" the" project," though" binding" upon" all" persons" notified" thereof," shall" be" deemed" confidential" unless" it" shall" appear"that"the"order"of"suspension"has"in"the"meantime"been" violated." Section) 9." Revocation& of& registration& certificate& and& license& to& sell." The" Authority" may," motu" proprio" or" upon" verified" complaint"filed"by"a"buyer"of"a"subdivision"lot"or"condominium" unit," revoke" the" registration" of" any" subdivision" project" or" condominium"project"and"the"license"to"sell"any"subdivision"lot" or"condominium"unit"in"said"project"by"issuing"an"order"to"this" effect,"with"his"findings"in"respect"thereto,"if"upon"examination" into" the" affairs" of" the" owner" or" dealer" during" a" hearing" as" provided" for" in" Section" 14" hereof," if" shall" appear" there" is" satisfactory"evidence"that"the"said"owner"or"dealer:"" (a)"Is"insolvent;"or" %

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(d)"Has"made"any"misrepresentation"in"any"prospectus," brochure," circular" or" other" literature" about" the" subdivision" project" or" condominium" project" that" has" been"distributed"to"prospective"buyers;"or" (e)"Is"of"bad"business"repute;"or" (f)"Does"not"conduct"his"business"in"accordance"with"law" or"sound"business"principles." Where"the"owner"or"dealer"is"a"partnership"or"corporation"or"an" unincorporated" association," it" shall" be" sufficient" cause" for" cancellation"of"its"registration"certificate"and"its"license"to"sell,"if" any" member" of" such" partnership" or" any" officer" or" director" of" such" corporation" or" association" has" been" guilty" of" any" act" or" omission" which" would" be" cause" for" refusing" or" revoking" the" registration" of" an" individual" dealer," broker" or" salesman" as" provided"in"Section"11"hereof." Section)10."Registers&of&subdivision&lots&and&condominium&units." A" record" of" subdivision" lots" and" condominium" units" shall" be" kept"in"the"Authority"wherein"shall"be"entered"all"orders"of"the" Authority"affecting"the"condition"or"status"thereof."The"registers" of" subdivision" lots" and" condominium" units" shall" be" open" to" public" inspection" subject" to" such" reasonable" rules" as" the" Authority"may"prescribe."" Title)III.)DEALERS,)BROKERS)AND)SALESMEN" Section) 11." Registration& of& dealers,& brokers& and& salesmen." No" real" estate" dealer," broker" or" salesman" shall" engage" in" the" business"of"selling"subdivision"lots"or"condominium"units"unless"


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he"has"registered"himself"with"the"Authority"in"accordance"with" the"provisions"of"this"section."

3."Has"been"guilty"of"a"fraudulent"act"in"connection"with" any"sale"of"a"subdivision"lot"or"condominium"unit;"or"

If" the" Authority" shall" find" that" the" applicant" is" of" good" repute" and" has" complied" with" the" applicable" rules" of" the" Authority," including" the" payment" of" the" prescribed" fee," he" shall" register" such" applicant" as" a" dealer," broker" or" salesman" upon" filing" a" bond," or" other" security" in" lieu" thereof," in" such" sum" as" may" be" fixed"by"the"Authority"conditioned"upon"his"faithful"compliance" with" the" provisions" of" this" Decree:" Provided," that" the" registration" of" a" salesman" shall" cease" upon" the" termination" of" his"employment"with"a"dealer"or"broker."

4." Has" demonstrated" his" unworthiness" to" transact" the" business"of"dealer,"broker,"or"salesman,"as"the"case"may" be."

Every" registration" under" this" section" shall" expire" on" the" thirtyR first"day"of"December"of"each"year."Renewal"of"registration"for" the" succeeding" year" shall" be" granted" upon" written" application" therefor" made" not" less" than" thirty" nor" more" than" sixty" days" before" the" first" day" of" the" ensuing" year" and" upon" payment" of" the" prescribed" fee," without" the" necessity" of" filing" further" statements" or" information," unless" specifically" required" by" the" Authority." All" applications" filed" beyond" said" period" shall" be" treated"as"original"applications." The" names" and" addresses" of" all" persons" registered" as" dealers," brokers,"or"salesmen"shall"be"recorded"in"a"Register"of"Brokers," Dealers"and"Salesmen"kept"in"the"Authority"which"shall"be"open" to"public"inspection."" Section) 12." Revocation& of& registration& as& dealers,& brokers& or& salesmen." Registration" under" the" preceding" section" may" be" refused"or"any"registration"granted"thereunder,"revoked"by"the" Authority" if," after" reasonable" notice" and" hearing," it" shall" determine"that"such"applicant"or"registrant:" 1."Has"violated"any"provision"of"this"Decree"or"any"rule" or"regulation"made"hereunder;"or" 2." Has" made" a" material" false" statement" in" his" application"for"registration;"or" %

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In"case"of"charges"against"a"salesman,"notice"thereof"shall"also" be"given"the"broker"or"dealer"employing"such"salesman." Pending"hearing"of"the"case,"the"Authority"shall"have"the"power" to"order"the"suspension"of"the"dealer's,"broker's,"of"salesman's" registration;"provided,"that"such"order"shall"state"the"cause"for" the"suspension." The" suspension" or" revocation" of" the" registration" of" a" dealer" or" broker"shall"carry"with"it"all"the"suspension"or"revocation"of"the" registrations"of"all"his"salesmen." Title) IV.) PROCEDURE) FOR) REVOCATION) OF) REGISTRATION) CERTIFICATE" Section) 13." Hearing." In" the" hearing" for" determining" the" existence" of" any" ground" or" grounds" for" the" suspension" and/or" revocation" of" registration" certificate" and" license" to" sell" as" provided" in" Section" 8" and" 9" hereof," the" following" shall" be" complied"with:"" (a)" Notice." No" such" hearing" shall" proceed" unless" the" respondent" is" furnished" with" a" copy" of" the" complaint" against" him" or" is" notified" in" writing" of" the" purpose" of" such"hearing." (b)" Venue." The" hearing" may" be" held" before" the" officer" or"officers"designated"by"the"Authority"on"the"date"and" place"specified"in"the"notice." (c)"Nature"of"proceeding."The"proceedings"shall"be"nonR litigious"and"summary"in"nature"without"regard"to"legal" technicalities" obtaining" in" courts" of" law." The" Rules" of" court" shall" not" apply" in" said" hearing" except" by" analogy"


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or" in" a" suppletory" character" and" whenever" practicable" and"convenient." (d)"Power"incidental"to"the"hearing."For"the"purpose"of" the"hearing"or"other"proceeding"under"this"Decree,"the" officer"or"officers"designated"to"hear"the"complaint"shall" have" the" power" to" administer" oaths," subpoena" witnesses,"conduct"ocular"inspections,"take"depositions," and" require" the" production" of" any" book," paper," correspondence," memorandum," or" other" record" which" are"deemed"relevant"or"material"to"the"inquiry." Section)14."Contempt."" (a)" Direct" contempt." The" officer" or" officers" designated" by" the" Authority" to" hear" the" complaint" may" summarily" adjudge" in" direct" contempt" any" person" guilty" of" misbehavior" in" the" presence" of" or" so" near" the" said" hearing" officials" as" to" obstruct" or" interrupt" the" proceedings"before"the"same"or"of"refusal"to"be"sworn" or"to"answer"as"a"witness"or"to"subscribe"an"affidavit"or" deposition"when"lawfully"required"to"do"so."The"person" found"guilty"of"direct"contempt"under"this"section"shall" be"punished"by"a"fine"not"exceeding"Fifty"(P50.00)"Pesos" or"imprisonment"not"exceeding"five"(5)"days,"or"both."" (b)"Indirect"contempt."The"officer"or"officers"designated" to" hear" the" complaint" may" also" adjudge" any" person" in" indirect" contempt" on" grounds" and" in" the" manner" prescribed"in"Rule"71"of"the"Revised"Rules"of"Court." Section)15."Decision."The"case"shall"be"decided"within"thirty"(30)" days" from" the" time" the" same" is" submitted" for" decision." The" Decision" may" order" the" revocation" of" the" registration" of" the" subdivision" or" condominium" project," the" suspension," cancellation," or" revocation" of" the" license" to" sell" and/or" forfeiture," in" whole" or" in" part," of" the" performance" bond" mentioned"in"Section"6"hereof."In"case"forfeiture"of"the"bond"is" %

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ordered,"the"Decision"may"direct"the"provincial"or"city"engineer" to" undertake" or" cause" the" construction" of" roads" and" of" other" requirements"for"the"subdivision"or"condominium"as"stipulated" in"the"bond,"chargeable"to"the"amount"forfeited."Such"decision" shall"be"immediately"executory"and"shall"become"final"after"the" lapse"of"15"days"from"the"date"of"receipt"of"the"Decision." Section)16."Cease&and&Desist&Order."Whenever"it"shall"appear"to" the"Authority"that"any"person"is"engaged"or"about"to"engage"in" any" act" or" practice" which" constitutes" or" will" constitute" a" violation" of" the" provisions" of" this" Decree," or" of" any" rule" or" regulation" thereunder," it" may," upon" due" notice" and" hearing" as" provided"in"Section"13"hereof,"issue"a"cease"and"desist"order"to" enjoin"such"act"or"practices." Section) 17."Registration."All"contracts"to"sell,"deeds"of"sale"and" other" similar" instruments" relative" to" the" sale" or" conveyance" of" the"subdivision"lots"and"condominium"units,"whether"or"not"the" purchase"price"is"paid"in"full,"shall"be"registered"by"the"seller"in" the"Office"of"the"Register"of"Deeds"of"the"province"or"city"where" the"property"is"situated."" Whenever"a"subdivision"plan"duly"approved"in"accordance"with" Section" 4" hereof," together" with" the" corresponding" owner's" duplicate" certificate" of" title," is" presented" to" the" Register" of" Deeds" for" registration," the" Register" of" Deeds" shall" register" the" same"in"accordance"with"the"provisions"of"the"Land"Registration" Act," as" amended:" Provided," however," that" it" there" is" a" street," passageway" or" required" open" space" delineated" on" a" complex" subdivision" plan" hereafter" approved" and" as" defined" in" this" Decree," the" Register" of" Deeds" shall" annotate" on" the" new" certificate" of" title" covering" the" street," passageway" or" open" space," a" memorandum" to" the" effect" that" except" by" way" of" donation" in" favor" of" a" city" or" municipality," no" portion" of" any" street," passageway," or" open" space" so" delineated" on" the" plan" shall" be" closed" or" otherwise" disposed" of" by" the" registered"


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owner"without"the"requisite"approval"as"provided"under"Section" 22"of"this"Decree." Section)18."Mortgages."No"mortgage"on"any"unit"or"lot"shall"be" made"by"the"owner"or"developer"without"prior"written"approval" of"the"Authority."Such"approval"shall"not"be"granted"unless"it"is" shown"that"the"proceeds"of"the"mortgage"loan"shall"be"used"for" the" development" of" the" condominium" or" subdivision" project" and" effective" measures" have" been" provided" to" ensure" such" utilization." The" loan" value" of" each" lot" or" unit" covered" by" the" mortgage" shall" be" determined" and" the" buyer" thereof," if" any," shall"be"notified"before"the"release"of"the"loan."The"buyer"may," at" his" option," pay" his" installment" for" the" lot" or" unit" directly" to" the" mortgagee" who" shall" apply" the" payments" to" the" corresponding"mortgage"indebtedness"secured"by"the"particular" lot"or"unit"being"paid"for,"with"a"view"to"enabling"said"buyer"to" obtain" title" over" the" lot" or" unit" promptly" after" full" payment" thereto;" Section) 19."Advertisements."Advertisements"that"may"be"made" by"the"owner"or"developer"through"newspaper,"radio,"television," leaflets,"circulars"or"any"other"form"about"the"subdivision"or"the" condominium"or"its"operations"or"activities"must"reflect"the"real" facts"and"must"be"presented"in"such"manner"that"will"not"tend" to"mislead"or"deceive"the"public."" The" owner" or" developer" shall" answerable" and" liable" for" the" facilities," improvements," infrastructures" or" other" forms" of" development" represented" or" promised" in" brochures," advertisements" and" other" sales" propaganda" disseminated" by" the" owner" or" developer" or" his" agents" and" the" same" shall" form" part" of" the" sales" warranties" enforceable" against" said" owner" or" developer," jointly" and" severally." Failure" to" comply" with" these" warranties" shall" also" be" punishable" in" accordance" with" the" penalties"provided"for"in"this"Decree." Section)20."Time&of&Completion."Every"owner"or"developer"shall" construct" and" provide" the" facilities," improvements," %

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infrastructures" and" other" forms" of" development," including" water" supply" and" lighting" facilities," which" are" offered" and" indicated" in" the" approved" subdivision" or" condominium" plans," brochures,"prospectus,"printed"matters,"letters"or"in"any"form"of" advertisement,"within"one"year"from"the"date"of"the"issuance"of" the"license"for"the"subdivision"or"condominium"project"or"such" other"period"of"time"as"may"be"fixed"by"the"Authority." Section)21."Sales&Prior&to&Decree."In"cases"of"subdivision"lots"or" condominium"units"sold"or"disposed"of"prior"to"the"effectivity"of" this"Decree,"it"shall"be"incumbent"upon"the"owner"or"developer" of" the" subdivision" or" condominium" project" to" complete" compliance" with" his" or" its" obligations" as" provided" in" the" preceding"section"within"two"years"from"the"date"of"this"Decree" unless" otherwise" extended" by" the" Authority" or" unless" an" adequate"performance"bond"is"filed"in"accordance"with"Section" 6"hereof." Failure" of" the" owner" or" developer" to" comply" with" the" obligations" under" this" and" the" preceding" provisions" shall" constitute" a" violation" punishable" under" Sections" 38" and" 39" of" this"Decree."" Section) 22." Alteration& of& Plans." No" owner" or" developer" shall" change"or"alter"the"roads,"open"spaces,"infrastructures,"facilities" for"public"use"and/or"other"form"of"subdivision"development"as" contained"in"the"approved"subdivision"plan"and/or"represented" in" its" advertisements," without" the" permission" of" the" Authority" and" the" written" conformity" or" consent" of" the" duly" organized" homeowners"association,"or"in"the"absence"of"the"latter,"by"the" majority"of"the"lot"buyers"in"the"subdivision." Section) 23." NonMForfeiture& of& Payments." No" installment" payment" made" by" a" buyer" in" a" subdivision" or" condominium" project"for"the"lot"or"unit"he"contracted"to"buy"shall"be"forfeited" in" favor" of" the" owner" or" developer" when" the" buyer," after" due" notice"to"the"owner"or"developer,"desists"from"further"payment" due" to" the" failure" of" the" owner" or" developer" to" develop" the"


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subdivision"or"condominium"project"according"to"the"approved" plans" and" within" the" time" limit" for" complying" with" the" same." Such"buyer"may,"at"his"option,"be"reimbursed"the"total"amount" paid"including"amortization"interests"but"excluding"delinquency" interests,"with"interest"thereon"at"the"legal"rate." Section) 24."Failure& to&pay&installments."The" rights" of" the" buyer" in" the" event" of" this" failure" to" pay" the" installments" due" for" reasons" other" than" the" failure" of" the" owner" or" developer" to" develop"the"project"shall"be"governed"by"Republic"Act"No."6552." Where"the"transaction"or"contract"was"entered"into"prior"to"the" effectivity" of" Republic" Act" No." 6552" on" August" 26," 1972," the" defaulting" buyer" shall" be" entitled" to" the" corresponding" refund" based"on"the"installments"paid"after"the"effectivity"of"the"law"in" the"absence"of"any"provision"in"the"contract"to"the"contrary." Section) 25." Issuance& of& Title." The" owner" or" developer" shall" deliver"the"title"of"the"lot"or"unit"to"the"buyer"upon"full"payment" of" the" lot" or" unit." No" fee," except" those" required" for" the" registration"of"the"deed"of"sale"in"the"Registry"of"Deeds,"shall"be" collected"for"the"issuance"of"such"title."In"the"event"a"mortgage" over"the"lot"or"unit"is"outstanding"at"the"time"of"the"issuance"of" the"title"to"the"buyer,"the"owner"or"developer"shall"redeem"the" mortgage" or" the" corresponding" portion" thereof" within" six" months"from"such"issuance"in"order"that"the"title"over"any"fully" paid" lot" or" unit" may" be" secured" and" delivered" to" the" buyer" in" accordance"herewith."" Section)26."Realty&Tax."Real"estate"tax"and"assessment"on"a"lot" or" unit" shall" de" paid" by" the" owner" or" developer" without" recourse"to"the"buyer"for"as"long"as"the"title"has"not"passed"the" buyer;" Provided," however," that" if" the" buyer" has" actually" taken" possession"of"and"occupied"the"lot"or"unit,"he"shall"be"liable"to" the" owner" or" developer" for" such" tax" and" assessment" effective" the"year"following"such"taking"of"possession"and"occupancy."

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Section) 27." Other& Charges." No" owner" or" developer" shall" levy" upon" any" lot" or" buyer" a" fee" for" an" alleged" community" benefit." Fees" to" finance" services" for" common" comfort," security" and" sanitation" may" be" collected" only" by" a" properly" organized" homeowners" association" and" only" with" the" consent" of" a" majority" of" the" lot" or" unit" buyers" actually" residing" in" the" subdivision"or"condominium"project." Section) 28." Access& to& Public& Offices& in& the& Subdivisions." No" owner" or" developer" shall" deny" any" person" free" access" to" any" government" office" or" public" establishment" located" within" the" subdivision" or" which" may" be" reached" only" by" passing" through" the"subdivision." Section) 29." Right& of& Way& to& Public& Road." The" owner" or" developer"of"a"subdivision"without"access"to"any"existing"public" road" or" street" must" secure" a" right" of" way" to" a" public" road" or" street"and"such"right"of"way"must"be"developed"and"maintained" according" to" the" requirement" of" the" government" and" authorities"concerned." Section) 30." Organization& of& Homeowners& Association." The" owner" or" developer" of" a" subdivision" project" or" condominium" project" shall" initiate" the" organization" of" a" homeowners" association"among"the"buyers"and"residents"of"the"projects"for" the" purpose" of" promoting" and" protecting" their" mutual" interest" and"assist"in"their"community"development."" Section) 31." Roads,& Alleys,& Sidewalks& and& Open& spaces." (as" amended" by" P.D.) No.) 1216)The" owner" as" developer" of" a" subdivision" shall" provide" adequate" roads," alleys" and" sidewalks." For"subdivision"projects"one"(1)"hectare"or"more,"the"owner"or" developer" shall" reserve" thirty" percent" (30%)" of" the" gross" area" for" open" space." such" open" space" shall" have" the" following" standards" allocated" exclusively" for" parks," playgrounds" and" recreational"use:"


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(a)" 9%" of" gross" area" for" high" density" or" social" housing" (66"to"100"family"lot"per"gross"hectare)." (b)" 7%" of" gross" area" for" mediumRdensity" or" economic" housing"(21"to"65"family"lot"per"gross"hectare)." (c)" 3.5" %" of" gross" area" lowRdensity" or" open" market" housing"(20"family"lots"and"below"per"gross"hectare)." These" areas" reserved" for" parks," playgrounds" and" recreational" use"shall"be"nonRalienable"public"lands,"and"nonRbuildable."The" plans" of" the" subdivision" project" shall" include" tree" planting" on" such" parts" of" the" subdivision" as" may" be" designated" by" the" Authority." Upon" their" completion" as" certified" to" by" the" Authority," the" roads,"alleys,"sidewalks"and"playgrounds"shall"be"donated"by"the" owner" or" developer" to" the" city" or" municipality" and" it" shall" be" mandatory" for" the" local" governments" to" accept" provided," however," that" the" parks" and" playgrounds" may" be" donated" to" the"Homeowners"Association"of"the"project"with"the"consent"of" the"city"or"municipality"concerned."No"portion"of"the"parks"and" playgrounds"donated"thereafter"shall"be"converted"to"any"other" purpose"or"purposes." Section) 32." Phases& of& Subdivision." For" purposes" of" complying" with"the"provisions"of"this"Decree,"the"owner"or"developer"may" divide"the"development"and"sale"of"the"subdivision"into"phases," each" phase" to" cover" not" less" than" ten" hectares." The" requirement" imposed" by" this" Decree" on" the" subdivision" as" a" whole"shall"be"deemed"imposed"on"each"phase." Section) 33." Nullity& of& waivers." Any" condition," stipulation," or" provision" in" contract" of" sale" whereby" any" person" waives" compliance" with" any" provision" of" this" Decree" or" of" any" rule" or" regulation"issued"thereunder"shall"be"void." Section) 34." Visitorial& powers." This" Authority," through" its" duly" authorized" representative" may," at" any" time," make" an" examination" into" the" business" affairs," administration," and" %

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condition"of"any"person,"corporation,"partnership,"cooperative," or"association"engaged"in"the"business"of"selling"subdivision"lots" and"condominium"units."For"this"purpose,"the"official"authorized" so" to" do" shall" have" the" authority" to" examine" under" oath" the" directors,"officers,"stockholders"or"members"of"any"corporation," partnership," association," cooperative" or" other" persons" associated" or" connected" with" the" business" and" to" issue" subpoena" or" subpoena" duces" tecum" in" relation" to" any" investigation"that"may"arise"therefrom."" The" Authority" may" also" authorize" the" Provincial," City" or" Municipal" Engineer," as" the" case" may" be," to" conduct" an" ocular" inspection" of" the" project" to" determine" whether" the" development" of" said" project" conforms" to" the" standards" and" specifications"prescribed"by"the"government." The" books," papers," letters," and" other" documents" belonging" to" the" person" or" entities" herein" mentioned" shall" be" open" to" inspection"by"the"Authority"or"its"duly"authorized"representative." Section) 35." TakeMover& Development." The" Authority," may" take" over" or" cause" the" development" and" completion" of" the" subdivision" or" condominium" project" at" the" expenses" of" the" owner" or" developer," jointly" and" severally," in" cases" where" the" owner" or" developer" has" refused" or" failed" to" develop" or" complete"the"development"of"the"project"as"provided"for"in"this" Decree." The" Authority" may," after" such" takeRover," demand," collect" and" receive" from" the" buyers" the" installment" payments" due" on" the" lots," which" shall" be" utilized" for" the" development" of" the" subdivision." Section)36."Rules&and&Regulations."The"Authority"shall"issue"the" necessary" standards," rules" and" regulations" for" the" effective" implementation"of"the"provisions"of"this"Decree."Such"standards," rules" and" regulations" shall" take" effect" immediately" after" their"


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publication" three" times" a" week" for" two" consecutive" weeks" in" any"newspaper"of"general"circulation." Section) 37." Deputization& of& law& enforcement& agencies." The" Authority" may" deputize" the" Philippine" Constabulary" or" any" law" enforcement"agency"in"the"execution"of"its"final"orders,"rulings" or"decisions.""

Section)41."Other&remedies."The"rights"and"remedies"provided"in" this"Decree"shall"be"in"addition"to"any"and"all"other"rights"and" remedies"that"may"be"available"under"existing"laws." XXXX" (

Section) 38." Administrative& Fines." The" Authority" may" prescribe" and" impose" fines" not" exceeding" ten" thousand" pesos" for" violations" of" the" provisions" of" this" Decree" or" of" any" rule" or" regulation" thereunder." Fines" shall" be" payable" to" the" Authority" and"enforceable"through"writs"of"execution"in"accordance"with" the"provisions"of"the"Rules"of"Court." Section) 39." Penalties." Any" person" who" shall" violate" any" of" the" provisions"of"this"Decree"and/or"any"rule"or"regulation"that"may" be" issued" pursuant" to" this" Decree" shall," upon" conviction," be" punished" by" a" fine" of" not" more" than" twenty" thousand" (P20,000.00)" pesos" and/or" imprisonment" of" not" more" than" ten" years:" Provided," That" in" the" case" of" corporations," partnership," cooperatives," or" associations," the" President," Manager" or" Administrator" or" the" person" who" has" charge" of" the" administration"of"the"business"shall"be"criminally"responsible"for" any" violation" of" this" Decree" and/or" the" rules" and" regulations" promulgated"pursuant"thereto." Section) 40." Liability& of& controlling& persons." Every" person" who" directly" or" indirectly" controls" any" person" liable" under" any" provision" of" this" Decree" or" of" any" rule" or" regulation" issued" thereunder" shall" be" liable" jointly" and" severally" with" and" to" the" same" extent" as" such" controlled" person" unless" the" controlling" person" acted" in" good" faith" and" did" not" directly" or" indirectly" induce" the" act" or" acts" constituting" the" violation" or" cause" of" action."

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II.

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CASE(DOCTRINE(

CASE) Salita"v."Calleja" " G.R.""No."LR17314" " June"30,"1961"

DOCTRINE) Registration"of"attachment"referring"to"house"constructed"on"registered"land,"invalid" • In"order"to"be"registerable"under"Act)No.)3344,"the"instrument"must"refer"only"to"unregistered"land"and"its"own" improvements"only,"and"not"any"other"kind"of"real"estate"or"properties."The"deed"cannot"refer"to"improvements"or" buildings"on"lands"registered"under"the"Torrens"system,"or"under"the"Spanish)Mortgage)Law."To"hold"otherwise," would"result"in"the"anomalous"situation"of"two"registrations,"one"under"Act)496"with"respect"to"unimproved"land," and"another,"under"Act)3344"for"improvements"subsequently"introduced"on"the"same"land."Since,"in"the"case"at"bar," the"attachment"refers"to"a"house"erected"on"registered"land,"the"registration"thereof"under"Act)3344"was"invalid"and" no"legal"or"binding"effect"on"third"persons." Lien"on"improvement,"how"perfected" • Since"the"attached"house"in"question"was"built"on"a"land"duly"titled,"and"said"house"has"not"been"registered"under" either"Act)436"or"the"Spanish)Mortgage)Law,"the"defendant"should"have"perfected"his"lien"thereon,"by"filing"a" petition"for"annotation"of"said"improvement"as"well"as"the"registration"of"his"lien"thereon,"on"the"title"of"the"land," pursuant"to"Section)112)of)Act)No.)496."Having"failed"to"perfect"his"lien"on"the"house"in"questions"in"the"manner" indicated,"he"cannot"enforce"it"against"plaintiff,"purchaser"in"good"faith"of"the"house"and"the"lot"on"which"it"stands." Failure"to"state"improvement"in"the"title"does"not"preclude"acquisition"thereof" • The"fact"that"the"clean"title"acquired"by"plaintiff"did"not"mention"the"improvement,"does"not"preclude"the" acquisition"thereof"with"the"land"described"in"the"title."This"is"so,"because"unless"it"otherwise"appears"on"the"title" itself,"the"same"includes"not"only"the"land"described"therein,"but"also"all"improvements"existing"on"said"land."

Hanopol"v."Pilapil" " G.R.""No."LR19248" " February"28,"1963"

Meaning"of"term"“better"right”“"in"Act)3344" • The"“better"right”"that"can"not"be"prejudiced"by"the"registration"of"a"second"sale"of"a"parcel"of"land,"referred"to"in" Act)No.)3344,"is"much"more"than"the"mere"prior"deed"of"sale"in"favor"of"the"first"vendee."It"involves"facts"and" circumstances"—"in"addition"to"a"deed"of"sale—"which,"combined,"would"make"it"clear"that"the"first"vendee"has"a" better"right"than"the"second"purchaser."

Salao"v."Salao" " G.R."No."LR26699" " March"16,"1976" "

Any"transaction"affecting"land"should"be"evidenced"by"a"registerable"deed" • “The"act"of"registration”"is"“the"operative"act”"that"conveys,"and"affects"the"land."That"means"that"any"transaction" affecting"the"registered"land"should"be"evidenced"by"a"registerable"deed." Presumption"of"validity"and"regularity"in"issuance"of"title" • A"Torrens"title"is"generally"a"conclusive"evidence"of"the"ownership"of"the"land"referred"to"therein"(Sec.)47,)Act)496)." A"strong"presumption"exists"that"Torrens"titles"were"regularly"issued"and"that"they"are"valid."

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Ortigas"&"Co."Ltd."v." The"police"power"is"superior"to"contractual"stipulations"between"parties"on"the"use"of"lands"sold"by"subdivisions"even"if"said" Feati"Bank"and"Trust" conditions"are"annotated"on"the"Torrens"Title" Company" • With"regard"to"the"contention"that"said"resolution"cannot"nullify"the"contractual"obligations"assumed"by"the" " defendantRappellee—referring"to"the"restrictions"incorporated"in"the"deeds"of"sale"and"later"in"the"corresponding" G.R."No."LR24670" Transfer"Certificates"of"Title"issued"to"defendantRappellee—it"should"be"stressed,"that"while"nonRimpairment"of" " contracts"is"constitutionally"guaranteed,"the"rule"is"not"absolute,"since"has"to"be"reconciled"with"the"legitimate" December"14,"1979" exercise"of"police"power." Co"v."Intermediate" Appellate"Court" " G.R."No."LR65928" " June"21,"1988" "

Metro"Manila"Zoning"Ordinance"No."81R01,"series"of"1981,"does"not"disclose"any"provision"converting"existing"agricultural" lands"in"the"covered"area"into"residential"or"light"industrial;"The"ordinance"should"be"given"prospective"operation"only"as"a" general"rule" • A"reading"of"the"Ordinance"does"not"disclose"any"provision"converting"existing"agricultural"lands"in"the"covered"area" into"residential"or"light"industrial."While"it"declared"that"after"the"passage"of"the"measure,"the"subject"area"shall"be" used"only"for"residential"or"light"industrial"purposes,"it"is"not"provided"therein"that"it"shall"have"retroactive"effect"so" as"to"discontinue"all"rights"previously"acquired"over"lands"located"within"the"zone"which"are"neither"residential"nor" light"industrial"in"nature."Simply"put,"applying"the"general"rule,"the"ordinance"should"be"given"prospective"operation" only."The"further"implication"is"that"it"should"not"change"the"nature"of"existing"agricultural"lands"in"the"area"or"the" legal"relationships"existing"over"such"lands,"including"the"agricultural"lease"between"Roaring"and"DZBB." View"that"the"zoning"ordinance"in"question"while"valid"as"a"police"measure"was"not"intended"to"effect"existing"rights" protected"by"the"impairment"clause"affirmed" • This"is"not"to"suggest"that"a"zoning"ordinance"cannot"affect"existing"legal"relationships"for"it"is"settled"that"it"can" legally"do"so,"being"an"exercise"of"the"police"power."As"such,"it"is"superior"to"the"impairment"clause."In"the"case"of" Ortigas"&"Co."v."Feati"Bank,"for"example,"we"held"that"a"municipal"ordinance"establishing"a"commercial"zone"could" validly"revoke"an"earlier"stipulation"in"a"contract"of"sale"of"land"located"in"the"area"that"it"could"be"used"for" residential"purposes"only."In"the"case"at"bar,"fortunately"for"the"private"respondent,"no"similar"intention"is"clearly" manifested."Accordingly,"we"affirm"the"view"that"the"zoning"ordinance"in"question,"while"valid"as"a"police"measure," was"not"intended"to"affect"existing"rights"protected"by"the"impairment"clause." The"settled"jurisprudence"is"that"as"long"as"the"legal"possessor"of"the"land"constitutes"a"person"as"a"tenantRfarmer"by"virtue" of"an"express"or"implied"lease,"such"an"act"is"binding"on"the"owner"of"the"property"even"if"he"himself"may"not"have"given"his" consent"to"such"as"agreement" • As"long"as"the"legal"possessor"of"the"land"constitutes"a"person"as"a"tenantRfarmer"by"virtue"of"an"express"or"implied" lease,"such"an"act"is"binding"on"the"owner"of"the"property"even"if"he"himself"may"not"have"given"his"consent"to"such" an"arrangement."This"is"settled"jurisprudence."The"purpose"of"the"law"is"to"protect"the"tenantRfarmer’s"security"of" tenure,"which"could"otherwise"be"arbitrarily"terminated"by"an"owner"simply"manifesting"his"nonRconformity"to"the" relationship."

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Trias"v."Gregorio" Araneta,"Inc."" " G.R."No."LR20786" " October"30,"1965"

Effect"of"zoning"ordinance" • The"sellers"of"subdivision"lots"may"validly"insert"in"their"contracts"of"sale"a"prohibition"against"the"establishment"of" factories"in"the"district"where"the"lots"are"located,"The"existence"of"a"zoning"ordinance"prohibiting"factories"in"the" area"is"immaterial."

Financial"Building" Corp."v."Forbes"Park" Association" " G.R."No"79319" " April"6,1988"

Validity"of"""one"singleRfamily"residential"building""restriction" • A"deed"of"restriction"on"a"subdivision"lot"authorizing"only"the"construction"of"a"singleRfamily"residential"building"in" said"lot,"is"a"valid"restriction."A"breach"thereof"would"authorize"the"subdivision"owner"to"enjoin"further"construction."

Sangalang"v." Intermediate" Appellate"Court" " G.R."No."LR71169" " December"22,"1988" " "

Jupiter"Street"is"not"covered"by"the"restrictive"easements"based"on"the"deed"restrictions"and"the"Government"had" reclassified"Jupiter"Street"into"a"“high"density"commercial"(CR3)"zone”" • Our"decision"also"resolves,"quite"anticlimactically,"these"companion"cases."But"we"do"so"for"various"other"reasons."In" the"Sangalang"case,"we"absolve"the"Ayala"Corporation"primarily"owing"to"our"finding"that"it"is"not"liable"for"the" opening"of"Jupiter"Street"to"the"general"public."Insofar"as"these"petitions"are"concerned,"we"likewise"exculpate"the" private"respondents,"not"only"because"of"the"fact"that"Jupiter"Street"is"not"covered"by"the"restrictive"easements" based"on"the"“deed"restrictions”"but"chiefly"because"the"National"Government"itself,"through"the"Metro"Manila" Commission"(MMC),"had"reclassified"Jupiter"Street"into"a"“high"density"commercial"(CR3)"zone,”"pursuant"to"its" Ordinance"No."81R01."Hence,"the"petitioners"have"no"cause"of"action"on"the"strength"alone"of"the"said"“deed" restrictions.”" The"right"against"impairment"of"contracts"cannot"be"raised"as"a"deterrent"to"police"power"in"view"of"the"zoning"ordinance" • It"is"not"that"we"are"saying"that"restrictive"easements,"especially"the"easements"herein"in"question,"are"invalid"or" ineffective."As"far"as"the"BelRAir"subdivision"itself"is"concerned,"certainly,"they"are"valid"and"enforceable."But"they" are,"like"all"contracts,"subject"to"the"overriding"demands,"needs,"and"interests"of"the"greater"number"as"the"State" may"determine"in"the"legitimate"exercise"of"police"power."Our"jurisdiction"guarantees"sanctity"of"contract"and"is"said" to"be"the"“law"between"the"contracting"parties,”"but"while"it"is"so,"it"cannot"contravene"“law,"morals,"good"customs," public"order,"or"public"policy.”"Above"all,"it"cannot"be"raised"as"a"deterrent"to"police"power,"designed"precisely"to" promote"health,"safety,"peace,"and"enhance"the"common"good,"at"the"expense"of"contractual"rights,"whenever" necessary."

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Cariday"Investment" Corp."v."Court"of" Appeals" " G.R."No."83358" " August"2,"1989" " "

Petitioner’s"interpretation"of"the"restriction"found"unacceptable" • We"find"the"petitioner’s"interpretation"of"the"restriction"unacceptable."The"restriction"clearly"defines"not"only"the" type"and"number"of"structures"(one"residential"building)"that"may"be"built"on"each"lot,"but"also"the"number"of" families"(a"single"family)"that"may"use"it"as"a"residence."Indeed,"the"restriction"of"“one"x"x"x"residential"building”"per" lot"would"have"been"sufficient,"without"incorporating"the"additional"restriction"of"“a"single"family,”"if"the"purpose,"as" petitioner"contends,"were"only"to"limit"the"type"of"building"but"not"its"use"or"occupancy." Purpose"of"the"restriction"is"to"avoid"overcrowding"both"in"the"house"and"in"the"subdivision" • We"are"persuaded"that"the"purpose"of"the"restriction"is"to"avoid"overcrowding"both"in"the"houses"and"in"the" subdivision"which"would"result"in"pressure"upon"the"common"facilities"such"as"water,"power"and"telephone" connections,"accelerate"the"deterioration"of"the"roads,"and"create"problems"of"sanitation"and"security"in"the" subdivision."As"correctly"perceived"by"the"petitioner"itself,"the"restrictions"are"“for"aesthetic"consideration"and"for" the"preservation"of"the"peace,"beauty,"tranquility"and"serenity"of"living"at"Forbes"Park.”"

Radiowealth"Finance" Corporation"v." Palileo" " G.R."No."83432" " May"20,"1991" " " "

A"bona"fide"purchaser"of"a"registered"land"at"an"execution"sale"acquires"a"good"title"as"against"a"prior"transferee,"if"such" transfer"was"unrecorded" • There"is"no"doubt"that"had"the"property"in"question"been"a"registered"land,"this"case"would"have"been"decided"in" favor"of"petitioner"since"it"was"petitioner"that"had"its"claim"first"recorded"in"the"Registry"of"Deeds;"it"is"the"act"of" registration"that"operates"to"convey"and"affect"registered"land."Therefore,"a"bona"fide"purchaser"of"a"registered"land" at"an"execution"sale"acquires"a"good"title"as"against"a"prior"transferee,"if"such"transfer"was"unrecorded." Art.)1544"(double"sale)"does"not"apply"to"land"not"registered"under"Act)496."The"purchaser"of"unregistered"land"at"a"sheriffs’" execution"sale"only"steps"into"the"shoes"of"the"judgment"debtor,"and"merely"acquires"the"latter’s"interest"in"the"property" sold"as"of"the"time"the"property"was"levied"upon" • Under"Act)No.)3344,"registration"of"instruments"affecting"unregistered"lands"is"“without"prejudice"to"a"third"party" with"a"better"right”."The"aforequoted"phrase"has"been"held"by"this"Court"to"mean"that"the"mere"registration"of"a"sale" in"one’s"favor"does"not"give"him"any"right"over"the"land"if"the"vendor"was"not"anymore"the"owner"of"the"land"having" previously"sold"the"same"to"somebody"else"even"if"the"earlier"sale"was"unrecorded."The"case"of"Carumba"vs."Court"of" Appeals"is"a"case"in"point."It"was"held"therein"that"Article)1544)of)the)Civil)Code"has"no"application"to"land"not" registered"under"Act)No.)496."Like"in"the"case"at"bar,"Carumba"dealt"with"a"double"sale"of"the"same"unregistered" land."The"first"sale"was"made"by"the"original"owners"and"was"unrecorded"while"the"second"was"an"execution"sale" that"resulted"from"a"complaint"for"a"sum"of"money"filed"against"the"said"original"owners."Applying"Section)35,)Rule) 39)of)the)Revised)Rules)of)Court,"this"Court"held"that"Article)1544)of)the)Civil)Code"cannot"be"invoked"to"benefit"the" purchaser"at"the"execution"sale"though"the"latter"was"a"buyer"in"good"faith"and"even"if"this"second"sale"was" registered."It"was"explained"that"this"is"because"the"purchaser"of"unregistered"land"at"a"sheriff’s"execution"sale"only" steps"into"the"shoes"of"the"judgment"debtor,"and"merely"acquires"the"latter’s"interest"in"the"property"sold"as"of"the" time"the"property"was"levied"upon."

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National"Grains" Authority"v." Intermediate" Appellate"Court" " G.R."No."LR68741" " January"28,"1988" "

Registration"under"Act)No.)3344"(now"Sec.)113)"is"subject"to"BETTER"RIGHT" • “It"is"axiomatic,"that"while"the"registration"of"the"conditional"sale"with"right"of"repurchase"may"be"binding"on"third" persons,"it"is"by"provision"of"law""understood"to"be"without"prejudice"to"third"party"who"has"better"right""(Section) 194)of)the)Administrative)Code,)as)amended)by)Act)No.)3344)."In"this"case,"it"will"be"noted"that"the"third"party"NGA," is"a"registered"owner"under"the"Torrens"System"and"has"obviously"a"better"right"than"private"respondents"and"that" the"deed"of"absolute"sale"with"the"suspensive"condition"is"not"registered"and"is"necessarily"binding"only"on"the" spouses"Vivas"and"Lizardo"and"private"respondents.”" Issuance"of"decree"of"registration"cut"off"all"claims"to"the"property" • Time"and"time"again,"this"Court"has"ruled"that"the"proceedings"for"the"registration"of"title"to"land"under"the"Torrens" System"is"an"action"in"rem"not"in"personam,"hence,"personal"notice"to"all"claimants"of"the"res"is"not"necessary"in" order"that"the"court"may"have"jurisdiction"to"deal"with"and"dispose"of"the"res."Neither"may"lack"of"such"personal" notice"vitiate"or"invalidate"the"decree"or"title"issued"in"a"registration"proceeding,"for"the"State,"as"sovereign"over"the" land"situated"within"it,"may"provide"for"the"adjudication"of"title"in"a"proceeding"in"rem"or"one"in"the"nature"of"or"akin" a"to"proceeding"in"rem"which"shall"be"binding"upon"all"persons,"known"or"unknown"It"is"thus"evident"that" respondents'"right"over"the"property"was"barred"by"res"judicata"when"the"decree"of"registration"was"issued"to" spouses"Vivas"and"Lizards."It"does"not"matter"that"they"may"have"had"some"right"even"the"right"of"ownership," BEFORE"the"grant"of"the"Torrens"Title."

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