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Land,  Titles,  and  Deeds    

I. Land  Registration  in  the  Philippines  

  A. History    

1521  –  1898  (Spanish  Colonization)  

-­‐ Introduce  the  Regalian  Doctrine.  

“All  lands  of  the  public  domain,  waters,  minerals,  coal,  petroleum,  and  other  mineral  oils,  all  forces  of  potential  energy,   fisheries,   forests   or   timber,   wildlife,   flora   and   fauna,   and   other   natural   resources   are   owned   by   the   State.   With   the   exception   of   agricultural   lands,   all   other   natural   resources   shall   not   be   alienated.”   –   Art.   XII,   Sec.   2   of   the   1987   Constitution  

 

Regalian  Doctrine  was  introduced  in  the  Law  of  Lands  (?)   1. Spanish  Mortgage  Law  –  registration  of  Titles   2. Maura  Law  –  compulsory  registration    

Under  US  Colonization    

Philippine  Commonwealth  acts  as  legislative  body  in  the  Philippines    

Philippine  Bill  of  1902  

a. All  land  is  placed  under  the  Government  of  the  Philippines  

b. Allows  the  government  to  enact  laws  disposing  public  lands  (e.g.  sales  of  public  lands  (?),  judicial  confirmation  of  title)    

Laws  Enacted  under  the  Philippine  Bill  of  1902:  

1. Land  Registration  Law  (Act  No.  496,  February  1,  1903)   a. Torrens  System  

“A  system  for  registration  of  land  under  which,  upon  the  landowner’s  application,  the  court  may,  after  appropriate   proceedings,  direct  the  issuance  of  a  certificate  of  title.”  

“Generally,  the  Torrens  system  refers  to  the  system  of  registration  transactions  (?)  with  interest  in  land  whose   object  is,  under  governmental  authority,  to  establish  and  certify  to  the  ownership  of  an  absolute  and  indefeasible   title  to  reality,  and  to  simplify  its  transfer.”  

• as  the  scheme  in  registration  of  land  

• named  after  Sir  Robert  Torrens  (1857)  

• Register  of  Deeds  (ROD)  

b. Allowed  the  Judicial  Confirmation  of  Imperfect  Title  (JCIT)   c. Created  the  Court  of  Land  Registration  and  Registry  of  Deeds   2. First  Public  Land  Act  (Act  No.  926,  October  7,  1903)  

“Voluntary  Registration”  

a. Allowed  judicial  and  administrative  confirmation  of  imperfect  title   b. Introduced  homestead  patent  

c. Sale  and  Lease  

3. Cadastral  Law  (Act  No.  2259,  February  13,  1913)  

“It  is  a  compulsory  registration  of  lands  initiated  by  the  government”   4. Act  No.  2347,  July  1914  

“It   created   the   Court   of   First   Instance   (CFI)   and   General   Land   Registration   Office   (GLRO),   which,   under   it,   is   the   Registry  of  Deeds  (ROD)  

5. Second  Public  Land  Act  (Act  No.  2847,  1919)  

“It  limited  the  registration  to  Filipino  Citizens  and  Agricultural  Lands”    

Laws  Enacted  under  the  1935  Constitution:  

1. Public  Land  Act  (Act  No.  441,  December  1,  1936)  

“It  is  the  general  law  to  be  applied  in  the  registration  of  land.   2. RA  1151,  1957  

“Abolished  GLRO  and  created  the  Land  Registration  Commission  (LRC)   3. PD  892,  1976  

“Disallowed  the  use  of  Spanish  Title  as  evidence  of  ownership.”   4. Property  Registration  Decree  (PD  1529,  June  11,  1978)  

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  2  

Reviewer    

5. EO  469,  1981   “NLTDRA”  

6. Memorandum  Circulars,  September  30,  1988)   “Land  Registration  Authority  (LRA)  

• It  is  the  agency  of  the  government  charged  with  the  efficient  execution  of  the  laws  relative  to  the  registration  

of  lands,  and  is  under  the  executive  supervision  of  the  Department  of  Justice.  The  authority  is  headed  by  an   administrator  and  is  assisted  by  two  deputy  administrators,  all  of  whom  are  appointed  by  the  President  of  the   Philippines  upon  recommendation  of  the  Secretary  of  Justice.  

• Functions  of  the  Authority:  

o Extend  speedy  and  effective  assistance  to  the  Department  of  Agrarian  Reform  (DAR),  the  Land  Bank,   and  other  agencies  in  the  implementation  of  the  land  reform  program  of  the  government.  

o Extend  assistance  to  courts  in  ordinary  and  cadastral  registration  proceedings;  and  

o Re(?):   the   central   repository   of   records   (CRR)   relative   to   original   registration   of   lands   titled   under   the  Torrens  System,  including  subdivision  and  consolidation  plans  of  titled  lands.  

 

Register  of  Deeds  (ROD)  

  The  officer  of  the  Register  of  Deeds  constitutes  a  public  repository  of  records  of  instruments  affecting  registered  or  

unregistered  land  and  chattel  mortgages  in  the  province  or  city  wherein  such  office  is  situated.    

Ministerial  Character  of  Duty  to  Register  Instrument    

Sec.  10  of  PD  1529  

“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  that  the  same  are  properly  cancelled.  If  the  instrument  is  not  registrable,  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.”  

 

B. Purpose  of  Land  Registration  

1. To  avoid  possible  conflicts  of  title  in  and  to  real  property,  quiet  title  of  land,  to  put  a  stop  forever  to  any  question   of  the  legality  of  the  title.  

2. To   facilitate   transactions   relative   thereto   by   giving   the   public   the   right   to   rely   upon   the   face   of   the   Torrens   certificate  of  title  and  to  dispense  with  the  need  of  inquiring  further,  except  when  the  party  concerned  has  actual   knowledge  of  facts  and  circumstances  that  should  impel  a  reasonable  cautious  man  to  make  such  further  inquiry.   3. To  protect  the  owner  of  the  land  from  acquisitive  prescription.  

 

C. Lands  Capable  of  Being  Registered;  Non-­‐Registrable  Properties    

Classification  of  Lands  

1. Under  the  Constitution  

a. Alienable  and  Disposable  Lands  of  Public  Domain  

i. Agricultural  

ii. Industrial,  Commercial,  and  Residential  

iii. Education  and  Charitable  Purposes  

iv. Reservation  for  town  sites  and  for  public  and  quasi-­‐public  purpose  

b. Forest   c. Mineral  

2. Under  the  Civil  Code   a. State  

i. Public  Dominion  (land  which  are  for  public  use,  public  service,  and  development  of  the  national  wealth)   ii. Patrimonial  Property  

b. Private  Property    

Lands  Capable  of  Being  Registered:   1. Private  Land  

2. Public  agricultural  land  to  which  claimants  have  acquired  imperfect  or  incomplete  title  within  the  contemplation  of   Sec.  48  of  Commonwealth  Act  No.  141  

3. Disposable   public   lands   to   which   no   one   has   acquired   imperfect   title   disposed   by   homestead,   administrative   legislation  (free  patent),  sale,  donation,  exchange,  and  lease.  

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Non-­‐Registrable  Properties  

1. Those  devoted  to  general  public  use  

2. Those  devoted  to  public  service  and  for  development  of  national  wealth   3. Forest  or  timberlands,  public  forest,  forest  reserves  

4. Mangrove  swamps   5. Mineral  lands  

6. Foreshore  land  and  seashore   7. Navigable  rivers,  streams  and  creeks   8. Lakes  

9. Military  reservations  

10. Other  kinds  of  reservations  (Townsites  Reservation)   11. Watershed  

12. Grazing  lands  

13. Previously  Titled  Lands  

14. Alluvial  deposit  along  river  when  man-­‐made    

II. Land  Registration  Proceedings  

-­‐ it  is  an  action  in  rem,  which  will  bind  third  persons  and  a  notice  to  the  whole  world.  

 

A. Judicial  Mode    

1. Kinds  

1.1 Original  Land  Registration  (OLR)    

Section  14  PD  1529    

Who  may  apply?  

The  following  persons  may  file  in  the  proper  Court  of  First  Instance  (CFI)  an  application  for  registration  of  title  to   land,  whether  personally  or  through  their  duly  authorized  representatives:  

 

(1) Those  who  by  themselves  or  through  their  predecessors-­‐in-­‐interest  

have  been  in  open,  continuous,  exclusive,  and  notorious  possession  and  occupation  (OCEN  poss.  &  occ.)   of  alienable  and  disposable  land  of  the  public  domain  

under  a  bona  fide  claim  of  ownership  (good  faith)   since  June  12,  1945,  or  earlier  

 

Case:  Republic  vs  CA  –Naguit  Case    

  The  more  reasonable  interpretation  of  Section  14(1)  is  that  it  merely  requires  the  property  sought  to  be  registered  as  

already   alienable   and   disposable   at   the   time   the   application   for   registration   of   title   is   filed.   If   the   state,   at   the   time   the   application  is  made,  has  not  yet  deemed  it  proper  to  release  the  property  for  alienation  or  disposition,  the  presumption  is  that   the   government   is   still   reserving   the   right   to   utilize   the   property,   hence,   the   need   to   preserve   its   ownership   in   the   state,   irrespective  of  the  length  of  adverse  possession  even  if  in  good  faith.  However,  if  the  property  has  already  been  classified  as   alienable  and  disposable,  as  it  is  in  this  case,  then  there  is  already  an  intention  on  the  part  of  the  State  to  abdicate  its  exclusive   prerogative  over  the  property.  

 

  To  prove  that  the  land  subject  of  an  application  for  registration  is  alienable,  an  applicant  must  establish  the  existence  

of   a   positive   act   of   the   government   such   as   a   presidential   proclamation   or   an   executive   order;   an   administrative   action;   investigation  reports  of  Bureau  of  Lands  investigators;  and  a  legislative  act  or  a  statute.  

 

  VESTED  RIGHT  

    Where  the  applicant  had  already  fulfilled  all  the  required  requisites  to  register  the  land  or  his  name;  simply  

stated,  he  already  acquired  vested  right  over  the  land,  he  may  still  register  title  under  the  Torrens  System  though  the  subject   land  was  subsequently  classified  as  forest  land.  

           

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  4  

Reviewer    

(2) Those  who  have  acquired  ownership  of  private  lands  by  prescription  under  the  provision  of  existing  laws.    

Case:  Heirs  of  Malabanan  vs  Republic    

  Prescription  is  one  of  the  modes  of  acquiring  ownership  under  the  Civil  Code.  There  is  a  consistent  jurisprudential  

rule  that  properties  classified  as  alienable  public  land  may  be  converted  into  private  property  by  reason  of  open,  continuous,   and  exclusive  possession  of  at  least  30  years.  With  such  conversion,  such  property  may  now  fall  within  the  contemplation  of   “private   lands”   under   Section   14(2),   and   thus   susceptible   to   registration   by   those   who   have   acquired   ownership   through   prescription.   Thus,   even   if   possession   of   alienable   public   land   commenced   on   a   date   later   than   June   12,   1945,   and   such   possession  had  been  open,  continuous,  and  exclusive,  then  the  possessor  may  have  the  right  to  register  the  land  by  virtue  of   Section  14(2)  of  PD  1529.  

 

Property  of  the  State  or  any  of  its  subdivisions  not  patrimonial  in  character  shall  not  be  the  object  of  prescription.    

It  is  clear  under  the  Civil  Code  that  where  lands  of  public  domain  are  patrimonial  in  character,  they  are  susceptible  to   acquisitive  prescription.  

 

*Ownership  of  real  property  may  be  acquired  by:   1. Ordinary  prescription  of  10  years,  which  requires  ?   2. Extraordinary  prescription  of  30  years  ?  

 

(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  co-­‐owners  shall  file  the  application  jointly.    

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.  

   

1.2 Judicial  Confirmation  of  Imperfect  or  Incomplete  Titles  (JCIT)    

The  applicant  must  prove  that:  

a. the  land  is  alienable  and  disposable  public  land  and  

b. his  possession  and  occupation  must  be  in  the  manner  and  for  the  period  prescribed  by  law,  or  since  June   12,  1945.  

 

Applicable  provisions;  amendments  

1. Sec.  48,  Public  Land  Act,  original  provision   “in  bona  fide  possession  since  July  26,  1894”   2. RA  1942,  June  22  1957  

“shortened  the  period  of  possession  to  at  least  thirty  years  immediately  preceding  the  filing  of  the  application”   3. RA  3872,  June  18,  1964  

“added  a  new  section  recognizing  rights  of  cultural  minorities  to  be  entitled  to  the  same  rights  granted…  suitable  to   agriculture,  whether  disposable  or  not,  bona  fide  claim  of  ownership  for  at  least  30  years”  

4. PD  1073,  January  25,  1977  

“has  reverted  period  of  possession  to  June  12,  1945”   5. RA  9176,  November  13,  2002  

“The  latest  extension  of  the  period    -­‐  up  to  December  31,  2020  -­‐  in  order  to  register    

Who  may  apply?  

1. Filipino  Citizens   2. Aliens  

a. Natural   born   citizens   of   the   Philippines   who   have   lost   their   Philippine   Citizenship,   who   have   acquired   disposable  and  alienable  lands  of  the  public  domain  from  Filipino  Citizens  who  had  possession  over  the  same   in  the  same  manner  and  for  the  same  length  of  time  indicated  therein.  

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Limitation:  can  only  acquire  up  to  5000  sq.  m  in  urban  areas  and  3  hecatres  in  rural  areas  for  commercial  and   industrial;  and  1000  sq.  m  in  urban  areas  and  1  hectare  in  rural  areas  for  residential.  

b. Succession  –  compulsory  heir  

c. Aliens  who  has  acquired  the  land  before  the  effectivity  of  the  1935  constitution  (Nov.  15  (?),  1935)   d. Aliens  who  were  Filipino  at  the  time  of  acquisition  

3. Private  Corporations  or  Associations  

a. Those   which   acquired   lands,   formerly   part   of   the   alienable   and   disposable   lands   of   public   domain,   from   Filipino  Citizens  who  had  possessed  the  same  in  the  manner  and  or  the  length  of  time  indicated  therein   b. Those  which  acquired  the  lands  before  the  effectivity  of  the  1973  constitution  (Oct.  16,  17,  18  (?),  1973)  

-­‐ the   constitutional   prohibition   do   not   apply   to   public   lands   already   converted   into   private   ownership   by   natural  

persons  under  the  provisions  of  the  Public  Act.  

-­‐ Technically,  the  private  corporation  will  just  resell  the  property  to  Filipino  citizens  for  registration  then  back  to  the  

corporation.    

Non-­‐Resident  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  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  with  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.  

 

Reclaimed  Lands.  It  does  not  automatically  become  alienable  and  disposable;  there  must  be  first  an  express  classification  from   the  government.  

Exception:  if  a  private  individual  or  entity  who  conducted  the  reclamation  under  BOT  (build,  operate,  transfer)  contract,  the   property  becomes  a  patrimonial  property  of  the  state.  

 

1.3 Cadastral  Proceedings    

It  is  a  compulsory  registration  of  lands  initiated  by  the  government.  It  is  when  in  the  opinion  of  the  President  of  the  Philippines   that  public  interest  so  requires  that  title  to  any  unregistered  lands  be  settled  and  adjudicated.  

 

2. Jurisdiction    

A. Exclusive  Jurisdiction  

Regional  Trial  Court  (RTC)  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.  (PD  1529)  

 

B. Delegated  Jurisdiction  

MeTc,   MTC,   and   MCTC   may   be   assigned   by   the   SC   to   hear   and   determine   cadastral   and   land   registration   cases   covering  lots  where:  

a. There  is  no  controversy  or  opposition  or  contested  lots  

b. The  value  of  land  does  not  exceed  P100000.00  (BP  129  Judiciary  Reorganization  Act  of  1980  as  amended  by   RA  7691)  

 

3.  Procedure  from  filing  of  application  until  judgment    

Petition  must  be  notarized    

As  provided  in  Sec.  15  of  PD  1529,  the  application  for  land  registration  shall  be  in  writing,  signed  by  the  applicant  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.  

 

Document  as  annexes    

1. SURVEY  PLAN  it  may  be  on  tracing  cloth,  blue  print,  or  white  print  as  long  as  it  is  a  clear,  convincing,  and  strong   evidence  

2. TECHNICAL  DESCRIPTION  OF  LOT  duly  certified  by  the  Regional  Technical  Director  (RTD)   3. Certificate  from  geodetic  engineers  

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5. Muniments  of  title    

Notice  of  initial  hearing    

OLR/JCIT  

(Voluntary)   CADASTRAL  (Involuntary,  Government  Initiates)  

PD   1529   Section   23.   Notice   of   initial   hearing,   publication,  etc.  

The  Court  shall,  within  5  days  from  filing  of  the   application,  issue  an  order  setting  the  date  and   hour   of   the   initial   hearing   which   shall   not   be   earlier   than   forty-­‐five   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  

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.  

Act   No.   2259.   The   notice   of   initial   hearing   is   addressed  to  all  individual  person  appearing  to   have  an  interest  in  the  lands  involved  and  the   adjoining   owners   so   far   as   known,   and   to   all   whom  it  may  concern.  

 

Absent   specific   provisions   in   PD   1529   governing   notice   of   the   initial   hearing   of   the   petition  in  Cadastral  proceedings,  the  pertinent   provisions   of   the   Cadastral   Act,   which   are   not   inconsistent   with   said   decree,   should   be   applied.  

 

1. By  publication  

Sec.7.  Upon  receipt  of  the  order  of  the   court   setting   the   time   for   initial   hearing   of   the   petition   of   the   Administrator   of   the   LRA   shall   cause   notice  thereof  to  be  published  twice,  in   successive   issues   of   the   official   gazette,  in  English  language.  

Purpose  of  publication:  

a. to  confer  jurisdiction  over  the  land  applied  for  upon  the  court,  and  

b. to  charge  the  whole  world  with  knowledge  of  the  application  of  the  land  involved,  and   invite  them  to  take  part  in  the  case  and  assert  and  prove  their  rights  over  the  property   subject  thereof.  

Publication   over   bigger   lot:   as   if   no   publication   at   all   and   it   confers   no   jurisdiction   over   the   court;  

Publication  over  smaller  lot:  it  confers  jurisdiction  only  up  to  the  smaller  lot  published.  

Exception:  Bonin  Case  –  wherein  the  unpublished  lot  is  immaterial  therefore  the  court  acquires   jurisdiction  even  to  the  unpublished  area.  

2. By  mailing  

a. Mailing  of  notice  to  persons  named  in  the  application.  

The  commissioner  of  LRA  shall  also,  within  7  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  LRA  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.  

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   otherwise   appears  from  the  application  or  the  proceedings  that  a  tenant-­‐farmer  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  

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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   LRA   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,   14   days   at   least   before  the  date  of  initial  hearing.  

The  court  may  also  case  notice  to  be  served  to  such  other  persons  and  in  such  manner  as   it  may  deem  proper.  

 

PD  1529  Section  24.  Proof  of  publication  and  notice.  

The  certification  of  the  commissioner  of  LRA  (now  administrator  of  LRA;  ALRA)  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.  

 

Proof  of  Publication  –  certification  from  ALRA    

Proof  of  Mailing  –  certification  from  ALRA;  and    

Proof  of  Posting  –  certification  from  sheriff.    

Exception:  Such  certification  cannot,  however,  be  conclusive  proof  of  the  fact  of  publication  and/or  posting,  if  the  certification   is  made  even:  

1. Prior  to  the  actual  publication  of  the  notice  or  release  for  circulation  of  the  official  gazette;  or   2. Prior  to  the  completion  of  the  14-­‐day  period  of  actual  posting  of  such  notice.  

 

PD  1529  Section  19.  Amendments.  

Amendments  to  the  application  including  _____________  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.  

 

Amendment  can  be  made  at  any  stage.    

Requirement  of  republish  in  order  for  the  court  to  acquire  jurisdiction  in  3  instances:   1. Substantial  change  in  boundaries  

2. Increase  in  area   3. Additional  land    

Opposition  to  application  in  ordinary  proceedings    

  The  interested  party  to  the  land  subject  of  registration  may  file  his  opposition  to  the  application  on  or  before  the  date  

of  initial  hearing.    

  It  must  be  a  verified  opposition.  However,  failure  to  verify  said  pleading  is  not  sufficient  to  divest  the  party  from  his  

standing  in  court.  The  court,  instead  of  dismissing  his  opposition  outright,  may  allow  the  oppositor  to  verify  his  opposition.    

Sec.25  of  PD  1529  provides:  

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  cover  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  co-­‐ownership,  conflicting  claims  of  ownership  or  possession,  or  

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overlapping  of  boundaries,  the  court  may  require  the  parties  to  submit  a  subdivision  plan  duly  approved  by  the  director  of   lands.  

 

The  oppositors  

  The  oppositor  to  an  application  for  registration  may  not  be  named  in  the  notice  of  initial  hearing.  He  must  claim  an  

interest   to   the   property   applied   for,   based   on   a   right   of   dominion   or   some   other   real   right   independent   of,   and   not   at   all   subordinate  to,  the  right  of  the  government.  The  oppositor  does  not  have  to  show  title  in  himself;  he  should,  however,  appear   to  have  an  interest  in  the  property.  

 

Contents  and  Form  of  Opposition    

The  opposition  shall  state:  

1. All  the  objections  to  the  application  

2. Set  forth  the  interest  claimed  by  the  oppositor  

3. Duly  signed  and  sworn  to  by  him  or  by  his  duly  authorized  representative    

Declaration  of  default    

• General  Default  

Absent  any  oppositor,  the  court  will  issue  an  order  of  default  pursuant  to  Sec.  26  of  PD  1529  which  reads:  

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.  

 

• Special  Default  

It   is   where   an   oppositor   has   already   filed   with   the   court   an   opposition   based   on   substantial   grounds   but   failed   to   appear  in  the  initial  hearing.  It  is  improper,  even  illegal,  to  declare  him  in  default  simply  because  he  failed  to  appear  at   the  initial  hearing.  

 

Motion  to  dismiss  opposition    

It  is  based  on  the  following:   1. Lack  of  jurisdiction   2. Res  judicata    

Hearing/Trial    

The  parties  are:   1. Applicant   2. Oppositor   3. Government    

Who  has  the  burden  of  proof?  

The  applicant  must  show  incontrovertible  evidence.   He  must  prove:  

(a) That   the   land   applied   for   has   been   declassified   from   the   forest   or   timber   zone   and   is   a   public   agricultural   land,   is   alienable  and  disposable,  or  otherwise  capable  of  registration;  

(b) Identity  of  land;  

(c) His  possession  and  occupation  thereof  for  the  length  of  time  and  in  the  manner  required  by  law;  

(d) The  basis  of  such  claim  by  submitting  his  muniments  of  title  or  whatever  evidence  to  support  the  same,  if  he  claims   private  ownership  not  because  of  his  possession.  

         

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Specific  Evidence    

A. Proofs  that  the  land  has  been  declassified  from  the  forest  zone,  is  alienable  or  disposable,  and  is  registrable.   1. Presidential  proclamation;  

2. Executive  order;  

3. Administrative  order  issued  by  Secretary  of  DENR;   4. BFD  Land  Classification  Map;  

5. Certification  by  the  Director  of  Forestry;  and  reports  of  district  Forester;   6. Investigation  reports  of  Bureau  of  Lands  investigator;  

7. Legislative  act  or  by  statute.   B. Proofs  of  Identity  of  Land  

1. Survey  plan  in  general;  

2. Tracing  cloth  plan  and  blue  print  copies  plan;  

3. Technical  description  of  land  applied  for,  duly  signed  by  Geodetic  Engineer;   4. Tax  declaration;  

5. Boundaries  and  area.    

C. Proofs  of  Private  Ownership   1. Spanish  titles,  in  pending  cases;  

2. Tax  declaration  and  realty  tax  payments;   3. Presidential  issuances  and  legislative  acts;  

4. Other  kinds  of  proof,  like,  testimonial  evidence  and  deeds  of  sale.    

Section  27.  Speedy  hearing;  reference  to  a  referee.  

The   trial   court   shall   see   to   it   that   all   registration-­‐proceedings   are   disposed   of   within   90   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  15  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.  

 

Judgment    

It  was  provided  for  in  PD  1529  that:    

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   LRA   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.  

 

Finality  of  judgment  and  order  to  issue  decree    

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  30  days  to  be  counted  from  the   date  of  receipt  of  notice  of  the  judgment.  An  appeal  may  be  taken  from  the  judgment  of  the  court  as  in  ordinary  civil  cases.   (The  finality  of  judgment  as  above  provided  by  the  decree  has  been  modified  to  the  lapse  of  15  days  counted  from  receipt  of   the  notice  of  judgment;  as  provided  for  by  PB?  129)  

 

After  judgment  has  become  final  and  executor,  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.  

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Period  of  appeal    

The  period  of  appeal  shall  be  reckoned  from  receipt  of  the  decision,  within  15  days  before  the  judgment  becomes  final.  Receipt   of  judgment  by  solicitor  general,  not  by  fiscal,  binds  the  government.  

 

Example:    

  Date  of  Receipt   Judgment  becomes  final  

Applicant   Jan.  1   Jan.  17  

Oppositor   Jan.  8   Jan.  24  

SolGen   Jan.  15   Jan.  31  

 

• Notwithstanding  the  lapse  of  the  15  day  period  from  receipt  of  judgment  by  the  parties,  the  court  continues  to  retrain  

control  of  the  case  until  the  expiration  of  1  year  after  the  entry  of  decree  of  registration  by  the  LRA.    

Whether  or  not  res  judicata  will  apply?  

• In  OLR,  res  judicata  will  apply.  

• In  JCIT,  res  judicata  will  NOT  apply.  

 

Remedies    

An  aggrieved  party  may  take  any  of  the  remedies  available  in  law  to  challenge  the  judgment  in  a  land  registration  case  or  the   validity  of  title  issued  pursuant  thereto.  

 

Before  the  judgment  becomes  final    

1. Motion  for  reconsideration  

Ground:  error  committed  by  the  court  in  interpreting  the  facts  of  the  case  and  the  law.    

2. New  trial   Grounds:  

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  of  his  rights;  

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;  

c. award  or  excessive  damages,  or  insufficiency  of  the  evidence  to  justify  the  decision  or  that  the  decision  is  against   the  law.  

 

After  rendering  judgment  but  before  judgment  becomes  final    

3. Appeal    

Laws  applicable  are  PD  1529  and  Rule  41,  45,  and  65  of  Rules  of  Court    

Appeal  to  the  Court  of  Appeals  is  taken  by  simply  filing  a  notice  of  appeal  with  the  lower  court  within  15  days  from   receipt  of  said  judgment  of  order  by  counsel  of  the  aggrieved  party.  However,  appeals  to  the  appellate  court  in  the   exercise  of  its  appellate  jurisdiction  are  by  petition  for  review.  And  petition  for  certiorari  under  rule  65  on  the  ground   of  grave  abuse  of  discretion  amount  to  lack  or  excess  of  jurisdiction.  

 

Example:    

Jan.  1,  2011   Jan.  14,  2011   Feb.  5,  2011    

Date  of  receipt   Motion  for  reconsideration  

or  New  Trial   Denial  of  MR/NT,  Date  of  order   Another  15  days  period  to  perfect  an  appeal  (fresh  

period)    

4. Relief  from  judgment  

Grounds:  when  a  judgment  or  order  is  entered,  or  other  proceedings  is  taken  against  a  party  in  RTC  through  fraud,   accident,  mistake,  or  excusable  negligence,  a  party  may  file  a  petition  in  such  court  and  in  the  same  cause  praying  that   the  judgment,  order  or  proceeding  be  set  aside.  

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The   petition   must   be   verified   and   filed   within   60   days   after   the   petitioner   learns   (receipt)   the   judgment,   order,   or   other   proceeding,   and   not   more   than   6   months   after   such   judgment   or   order   was   entered   or   such   proceeding   was   taken.  

 

Only  a  party  that  is  either  the  applicant  or  the  oppositor  may  avail  of  the  remedy.    

5. Annulment  (Rule  47  of  Rules  of  Court)  

Grounds:  extrinsic  fraud  and  lack  of  jurisdiction  

• Other  remedies  are  no  longer  available.  

6. Petition  for  review  

A   petition   for   review   must   be   filed   not   later   than   1   year   from   and   after   the   date   of   the   entry   of   such   decree   of   registration.  Unless,  upon  the  expiration  of  said  period  of  1  year,  the  decree  of  registration  and  certificate  of  title  shall   become  incontrovertible.  

 

Limitation:  well  in  no  case  shall  such  petition  be  entertained  by  the  court  where  an  innocent  purchaser  for  value  or   buyer  in  good  faith  has  acquired  the  land  or  an  interest  therein,  whose  rights  may  be  prejudiced.  

 

Who  may  file  a  petition?  

Any  person  who  were  deprived  of  their  opportunity  to  be  heard  in  the  original  land  registration.    

Essential  requisites  for  the  reopening  or  review  decree:   1. Petitioner  has  a  real  and  dominical  right;  

2. He  has  been  deprived  thereof;   3. Through  fraud;  

4. Petition   is   filed   within   1   year   from   issuance   of   the   decree   and   in   respect   to   a   review   of   the   judgment,   from   rendition  thereof;  and  

5. The  property  has  not  yet  passed  to  an  innocent  purchaser  for  value.    

Writ  of  Possession    

• It  is  a  mere  post-­‐judgment  ________  _________  adjudicating  ownership  to  a  successful  applicant  impliedly  carries  

with  it  the  delivery  of  possession  if  he  is  deprived  thereof  because  the  right  of  possession  is  inherent  to  right   of  ownership.  

• A  motion  for  writ  of  possession  may  be  filed  by  the  winning  party.  

• The  sheriff,  upon  the  order  of  the  court,  shall  implement  the  writ  of  possession  for  the  eviction  of  any  person  

in  the  property.  

• Limitation:   it   is   a   settled   rule   that   when   parties   against   whom   a   writ   of   possession   is   sought   have   been   in  

possession  of  the  land  for  at  least  10  years,  and  they  entered  into  possession  apparently  after  the  issuance  of   the  final  decree,  and  none  of  them  had  been  a  party  in  the  registration  proceedings,  the  writ  of  possession  will   not  issue.  

• Reason   for   the   limitation:   because   they   cannot   be   ousted   without   giving   them   their   day   in   court   in   proper  

independent  proceedings.  

• Proper   remedy   of   the   successful   applicant:   a   separate   action   for   unlawful   detainer   or   entry,   or   for  

reivindicatory  action,  as  the  case  may  be.  

• When   there   is   refusal   to   vacate   the   property   despite   the   writ,   the   proper   remedy   is   for   the   sheriff   who  

implemented  the  writ  to  avail  himself  of  the  public  force  (resorting  help  from  police  or  tanod),  had  it  been   necessary  to  resort  thereto.  

• If  subsequent  to  such  dispossession  or  ejectment,  the  losing  party  “enters”  or  attempts  to  enter  into  or  upon  

the  property,  then  and  only  then  may  be  the  loser  be  charged  with  and  punished  for  contempt.  

• Writ  of  demolition  is  against  the  property.  It  is  a  consequence  of  writ  of  possession.  

                 

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  12  

Reviewer    

Decree  of  Registration    

  It   is   pursuant   to   the   order   of   the   court   that   the   LRA   prepares   and   issues   a   decree   of   registration.   1   year   after   the  

decree  has  been  entered  in  the  books  of  registry,  it  becomes  incontrovertible  or  indefeasible.    

Duty  of  the  administrator  of  LRA  to  issue  decree    

  The  duty  of  the  land  registration  officials  to  issue  the  decree  of  registration  is  ministerial  in  the  sense  that  they  act  

under  the  orders  of  the  court  and  the  decree  must  be  in  conformity  with  the  court  judgment  and  with  the  date  found  in  the   record.  They  have  no  discretion.  

  However,  if  they  are  in  doubt  upon  any  point  in  relation  to  the  preparation  and  issuance  of  the  decree  or  if  there  was  

an  apparent  mistake  or  error  that  can  invalidate  the  title,  they  are  duty  bound  to  refer  the  matter  to  the  court.  They  act  in  this   respect  as  court  officials  and  not  as  administrative  officials.  

  The  administrator  is  thus  not  legally  obligated  to  issue  the  decree  where  he  finds  that  subject  land  has  already  been  

decreed  and  titled  in  another’s  name.  And  he  could  not  be  compelled  through  mandamus  because  the  issuance  of  the  decree  is   part  of  the  judicial  function  of  courts  and  not  a  mere  ministered  act.  

 

General   Rule:   The   decree   becomes   incontrovertible   or   indefeasible   after   the   lapse   of   1   year   from   the   date   of   entry   and   it   cannot  be  attacked.  It  may  be  set  as  a  defense.  

Exception:  

a. when  there  is  a  previous  valid  title;   b. non-­‐registrable  land;  

c. expanded  area;    

Situations  where  a  person  cannot  invoke  the  incontrovertibility  of  the  decree:  

a. action  for  reconveyance,  it  is  when  another  person  has  registered  the  property  through  fraud  or  mistake  giving  rise  to   implied  trust;  

b. validity  of  TCT.    

B.  Administrative  Mode    

Land  Patents:  Kinds    

???   Homestead  Patent   Free  Patent   Sales  Patent  

      Residential,  industrial,  

?  

?  

With  bidding   Without  bidding  RA  

730,  June  30,  1952  

Citizenship   Any  Filipino   Natural  Born  Filipino  

Citizen   Any  Filipino  Citizen   Any  Filipino  Citizen  

Age   Over  the  age  of  18,  or  

head  of  the  family?     Head  of  the  family  Lawful  age   Over  18  years  old  

Land  ownership   Does  not  own  more  than  

12  hectares  of  land  in   the  Philippines  or  has   not  had  the  benefit  of   any  gratuitous  allotment  

of  more  than  12   hectares  of  land  since   the  occupation  of  the   Philippines  by  the  US  

Does  not  own  more   than  12  hectares  of  

land  

Purchase  agricultural  

land   lot  in  the  municipality  Not  owner  of  a  home  

in  which  he  resides  

Residence   Resided  continuously  

for  at  least  one  year  in   the  municipality  where  

the  land  is  situated  

At  least  30  years  (at   least  from  March  8,   1960)  prior  to  the  

effectivity  of  this   amendatory  act   (March  28,  1990),  has  

“continuously”  COC?  

None   Who  has  in  good  faith  

established  his   residence  on  parcel  of  

land  of  the  public   domain  of  RP  which  is  

not  needed  for  public   service  

Cultivation   Must  have  “cultivated”  

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applied  for   himself  or  through  his   P-­‐I-­‐N  a  tract  of   agricultural  public  

land  subject  to   disposition,  who  shall  

have  paid  realty  tax   thereon  

Required   to  

have   at   least   1/5   of   the   land   broken   and   cultivated   within  5  years   from   the   date   of  award   2. If  for   residential,   commercial,   industrial:   “after”  he   shall  have   completed  the   construction   of  permanent   improvement s  appropriate   for  the   purpose  for   which  the   land  is   purchased   within  18   months  from   the  date  of   award  

  Limitation  in  area   12  hectares   12  hectares   12  hectares   1000  sq.m.  

restrictions   1. Not   subject   to  

encumbrance   or   disposition   within   5   years   from   the   date   of  issuance.  The  

patent   is  

deemed   issued  

upon   the  

promulgation   of  the  order  for   issuance   thereof   by   the  

Director   of  

Lands.  

Limitation:  except  in   favor  of  the:  

a. government   b. or  ?  

Same   None   None  

                       

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