Purely Cases

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S S A A L L T T G G A A D D I I A A | | P P a a g g e e

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LAND TITLE CASES LAND TITLE CASES DALION vs CA

DALION vs CA

T

Topic: Mode of Aopic: Mode of Acquisitiocquisitio !acts:

!acts:

SEG"NDO DALION AND EPI!ANIA SA#ESA$E% SEG"NDO DALION AND EPI!ANIA SA#ESA$E% DALION

DALION

&"PE&TO SA#ESA$E' $& &"PE&TO SA#ESA$E' $&

A pa(ce) of )ad )ocated at Pa*a+a' Sogod' A pa(ce) of )ad )ocated at Pa*a+a' Sogod' Sout,e( Le*te +as dec)a(ed i t,e a-e of Sout,e( Le*te +as dec)a(ed i t,e a-e of Segudo Da)io.

Segudo Da)io. O Ma* /0' 123'

O Ma* /0' 123' Sa4esa5e sued to (ecove(Sa4esa5e sued to (ecove( o+e(s,ip of a pa(ce) of )ad' 4ased o a o+e(s,ip of a pa(ce) of )ad' 4ased o a p(ivate docu-et of a4so)ute sa)e' dated $u)* p(ivate docu-et of a4so)ute sa)e' dated $u)* 1' 167' a))eged)* e8ecuted 4* Da)io' +,o' 1' 167' a))eged)* e8ecuted 4* Da)io' +,o' ,o+eve( deied t,e fact

,o+eve( deied t,e fact of sa)e' cotedigof sa)e' cotedig t,at t,e docu-et sued upo is 9ctitious' ,is t,at t,e docu-et sued upo is 9ctitious' ,is sigatu(e t,e(eo' a fo(ge(*' ad t,at

sigatu(e t,e(eo' a fo(ge(*' ad t,at su45ect )ad is co5uga) p(ope(t*' +,ic, ,e su45ect )ad is co5uga) p(ope(t*' +,ic, ,e ad ,is +ife acqui(ed i 16 f(o- Satu(ia ad ,is +ife acqui(ed i 16 f(o- Satu(ia Sa4esa5e.

Sa4esa5e. T,e spous

T,e spouses deied c)aies deied c)ai-s of Sa4esa-s of Sa4esa5e t,at5e t,at afte( e8ecutig a deed of sa)e ove( t,e pa(ce) afte( e8ecutig a deed of sa)e ove( t,e pa(ce) of )ad' t,e* ,ad p)eaded +it, Sa4esa5e' of )ad' t,e* ,ad p)eaded +it, Sa4esa5e' t,ei( (e)ative' to 4e a))o+ed to ad-iiste( t,e t,ei( (e)ative' to 4e a))o+ed to ad-iiste( t,e )ad 4ecause Da)io did ot ,ave a* -eas )ad 4ecause Da)io did ot ,ave a* -eas of )ive)i,ood.

of )ive)i,ood.

Da)io oet,e)ess sti)) i-pugs t,e

Da)io oet,e)ess sti)) i-pugs t,e va)idit*va)idit* of t,e sa)e o t,e g(oud t,at t,e sa-e is of t,e sa)e o t,e g(oud t,at t,e sa-e is embodied in a private document, and embodied in a private document, and did not thus convey title or right to the did not thus convey title or right to the lot in question since "acts and contracts lot in question since "acts and contracts which have for their object the creation which have for their object the creation '' t(as-iss

t(as-issio' -odi9catio o( io' -odi9catio o( e8tictio ofe8tictio of (ea) (ig,ts ove( i--ova4)e p(ope(t* -ust (ea) (ig,ts ove( i--ova4)e p(ope(t* -ust appea( i a

appea( i a pu4)ic ist(u-et; <A(t. 1370'pu4)ic ist(u-et; <A(t. 1370' pa( 1' NCC=.

pa( 1' NCC=. ISS"E:

ISS"E: a=

a= t,e vat,e va)idi)idit* of t* of t,e ct,e cot(aot(act of ct of sa)e sa)e of aof a pa(ce) of )ad ad

pa(ce) of )ad ad 4=

4= t,e et,e ecesscessit* of a it* of a pu4)pu4)ic docic docu-et u-et fo(fo( t(asfe( of o+e(s,ip t,e(eto.

t(asfe( of o+e(s,ip t,e(eto. &"LING:

&"LING: a.

a. T,T,e se sa)a)e ie is vs va)a)idid.. 4.

4. T,e T,e p(op(ovisiovisio of  of A(t. A(t. 1370 1370 o to t,e,e

ecessit* of a pu4)ic docu-et is o)* ecessit* of a pu4)ic docu-et is o)* fo( coveiece' ot fo( va)idit* o( fo( coveiece' ot fo( va)idit* o( efo(cea4i)it*. It is ot a (equi(e-et efo(cea4i)it*. It is ot a (equi(e-et fo( t,e va)idit* of a cot(act of sa)e of fo( t,e va)idit* of a cot(act of sa)e of

a pa(ce) of )ad t,at t,is 4e e-4odied a pa(ce) of )ad t,at t,is 4e e-4odied i a

i a pu4)ic ist(u-et.pu4)ic ist(u-et. A cot(act of sa)e is

A cot(act of sa)e is a cosesua) cot(act'a cosesua) cot(act' +,ic, -eas t,at t,e sa)e is pe(fected 4* +,ic, -eas t,at t,e sa)e is pe(fected 4* -e(e coset. No pa(ticu)a( fo(- is (equi(ed -e(e coset. No pa(ticu)a( fo(- is (equi(ed fo( its va)idit*. "po pe(fectio of t,e

fo( its va)idit*. "po pe(fectio of t,e cot(act' t,e pa(ties

cot(act' t,e pa(ties -a* (ecip(oca))*-a* (ecip(oca))*

de-ad pe(fo(-ace <A(t. 1>27' NCC=' i.e.' de-ad pe(fo(-ace <A(t. 1>27' NCC=' i.e.' t,e vedee -a* co-pe) t(asfe( of

t,e vedee -a* co-pe) t(asfe( of o+e(s,ip of t,e o45ect of t,e sa)e' ad o+e(s,ip of t,e o45ect of t,e sa)e' ad t,et,e vedo( -a* (equi(e t,e vedee to pa* t,e vedo( -a* (equi(e t,e vedee to pa* t,e t,ig so)d <A(t. 1>70' NCC=.

t,ig so)d <A(t. 1>70' NCC=. T,e t(ia) co

T,e t(ia) cou(t t,us (igu(t t,us (ig,t)* ad )ega)),t)* ad )ega))** o(de(ed Da)io to de)ive( to Sa4esa5e t,e o(de(ed Da)io to de)ive( to Sa4esa5e t,e pa(ce) of )ad ad to e8ecute co((espodig pa(ce) of )ad ad to e8ecute co((espodig fo(-a) deed of cove*ace i a pu4)ic

fo(-a) deed of cove*ace i a pu4)ic

docu-et. "de( A(t. 1>0' NCC' +,e t,e docu-et. "de( A(t. 1>0' NCC' +,e t,e sa)e is -ade t,(oug, a pu4)ic ist(u-et' t,e sa)e is -ade t,(oug, a pu4)ic ist(u-et' t,e e8ecutio t,e(eof is equiva)et to t,e

e8ecutio t,e(eof is equiva)et to t,e

de)ive(* of t,e t,ig. De)ive(* -a* eit,e( 4e de)ive(* of t,e t,ig. De)ive(* -a* eit,e( 4e actua) <(ea)= o( cost(uctive. T,us de)ive(* of actua) <(ea)= o( cost(uctive. T,us de)ive(* of a pa(ce) of )ad -a* 4e doe 4* p)acig t,e a pa(ce) of )ad -a* 4e doe 4* p)acig t,e vedee i cot(o) ad possessio of t,e )ad vedee i cot(o) ad possessio of t,e )ad <(ea)= o( 4* e-4od*ig t,e sa)e i a pu4)ic <(ea)= o( 4* e-4od*ig t,e sa)e i a pu4)ic ist(u-et

ist(u-et <cost(ucti<cost(uctive=.ve=.

A sa)e of a (ea) p(ope(t* -a* 4e i a p(ivate A sa)e of a (ea) p(ope(t* -a* 4e i a p(ivate ist(u-et 4ut t,at cot(act is va)id ad ist(u-et 4ut t,at cot(act is va)id ad 4idig 4et+ee t,e pa(ties upo its 4idig 4et+ee t,e pa(ties upo its pe(fectio. Ad a pa(t* -a* co-pe) t,e pe(fectio. Ad a pa(t* -a* co-pe) t,e ot,e( pa(t* to

ot,e( pa(t* to e8ece8ecute a ute a pu4)ic ist(u-etpu4)ic ist(u-et e-4od*ig t,ei( cot(act a?ectig (ea) (ig,ts e-4od*ig t,ei( cot(act a?ectig (ea) (ig,ts oce t,e cot(act appea(ig i a p(ivate

oce t,e cot(act appea(ig i a p(ivate ist(u-et ,as 4ee pe(fected <See A(t. ist(u-et ,as 4ee pe(fected <See A(t. 1372=.

1372=.

LEONCIO TE@ SENG vs CA LEONCIO TE@ SENG vs CA

La+s I-p)e-etig Lad &egist(atio La+s I-p)e-etig Lad &egist(atio Pu(poses of Lad &egist(atio

Pu(poses of Lad &egist(atio !acts:

!acts:

LEONCIO LEE TE@ SENG

LEONCIO LEE TE@ SENG11_{' petitioe(}_{' petitioe(} LEE TE@ SENG' (espodet

LEE TE@ SENG' (espodet

I-p)e-etig La+: Sectio >0 of P.D. 17/ I-p)e-etig La+: Sectio >0 of P.D. 17/ Afte( ,is -ot,e(s deat,' petitioe(B1 9)ed a Afte( ,is -ot,e(s deat,' petitioe(B1 9)ed a co-p)ait agaist ,is fat,e(' ,e(ei p(ivate co-p)ait agaist ,is fat,e(' ,e(ei p(ivate 1 Petitioe( is oe of t,e )egiti-ate c,i)d(e 1 Petitioe( is oe of t,e )egiti-ate c,i)d(e of p(ivate (espodet. T,e )atte( ,as

of p(ivate (espodet. T,e )atte( ,as i))egiti-ate c,i)d(e +it, aot,e( +o-a. i))egiti-ate c,i)d(e +it, aot,e( +o-a.

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S A L T G A D I A | P a g e

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(espodet' to pa(titio t,e co5uga) p(ope(ties/_{of ,is pa(ets.}

P(ivate (espodet coteds t,at t,e )ots a(e o+ed 4* t,e co5uga) (egi-e 4ut +as

(egiste(ed i petitioe(s a-e o)* as a t(ustee coside(ig t,at at t,at ti-e' t,e )atte( +as t,e t,e o)* !i)ipio citie i t,e fa-i)*. Acco(dig)*' p(ivate (espodet

p(a*ed fo( t,e dis-issa) of t,e pa(titio case ad fo( t,e (ecove*ace of t,e )ots to its (ig,tfu) o+e( t,e co5uga) (egi-e.

Meati-e' to p(otect t,e ite(est of t,e co5uga) (egi-e du(ig t,e pedec* of t,e case' p(ivate (espodet caused t,e

aotatio of a otice of )is pedes o TCT 0/20.

Petitioe( -oved fo( t,e cace))atio of said aotatio +,ic, +as deied 4* t,e t(ia) cou(t (u)ig t,at

<a= t,e otice +as ot fo( t,e pu(pose of -o)estig o( ,a(assig petitioe( ad

<4= a)so to eep t,e p(ope(t* +it,i t,e po+e( of t,e cou(t pedig )itigatio.

Petitioe( p(i-a(i)* coteds t,at i t,e (eso)utio of a icideta) -otio fo( cace))atio of t,e otice of )is pedes

<a= it +as i-p(ope( to t,(es, out t,e issue of o+e(s,ip of t,e disputed )ots sice o+e(s,ip caot 4e passed upo i a pa(titio case' ot,e(+ise'

<4= it +ou)d a-out to a co))ate(a) attac of ,is tit)e o4taied -o(e t,a /0 *ea(s ago. e a(gues t,at ,is so)e o+e(s,ip as s,o+ i t,e TCT +ou)d 4e i-p(ope()* assai)ed i a pa(titio case ad s,ou)d 4e doe t,(oug, a sepa(ate suit.

O t,e cot(a(*' p(ivate (espodet posits t,at evidence of ownership is admissible in a partition case as t,is is ot a p(o4ate o( )ad (egist(atio p(oceedigs +,e t,e cou(ts 5u(isdictio is )i-ited.

ISS"E:

/ )u-4e( 4usiess' (ets' fou( 4ui)digs ad a +a(e,ouse.

FON t,e otice of )is pedes +i)) a-out to co))ate(a) attac

&"LING: NO.

T,e(e is o dispute t,at a To((es ce(ti9cate of tit)e caot 4e co))ate(a))* attaced 4ut t,at (u)e is ot -ate(ia) to t,is case. T,e aotatio of a otice of )is pedes does ot i a* case a-out o( ca it 4e

coside(ed as equiva)et to a co))ate(a)

attac of t,e ce(ti9cate of tit)e fo( a pa(ce) of )ad.

What cannot be collaterally attacked is t,e ce(ti9cate of tit)e ad ot t,e tit)e. T,e ce(ti9cate (efe((ed to is t,at docu-et

issued 4* t,e &egiste( of Deeds o+ as t,e T(asfe( Ce(ti9cate of Tit)e <TCT=.

#* tit)e' t,e )a+ (efe(s to o+e(s,ip +,ic, is (ep(eseted 4* t,at

docu-et. Petitioe( appa(et)* cofuses ce(ti9cate +it, tit)e.

P)acig a pa(ce) of )ad ude( t,e -at)e of t,e To((es s*ste- does ot -ea t,at

o+e(s,ip t,e(eof ca o )oge( 4e disputed. O+e(s,ip is di?e(et f(o- a ce(ti9cate of tit)e. T,e TCT is o)* t,e 4est p(oof of o+e(s,ip of a piece of )ad.

#esides' t,e ce(ti9cate caot a)+a*s 4e coside(ed as coc)usive evidece of

o+e(s,ip. Me(e issuace of t,e ce(ti9cate of tit)e i t,e a-e of a* pe(so does ot

fo(ec)ose t,e possi4i)it* t,at t,e (ea)

p(ope(t* -a* 4e ude( co%o+e(s,ip +it, pe(sos ot a-ed i t,e ce(ti9cate o( t,at t,e (egist(at -a* o)* 4e a t(ustee o( t,at ot,e( pa(ties -a* ,ave acqui(ed ite(est su4sequet to t,e issuace of t,e ce(ti9cate of tit)e.

To (epeat' (egist(atio is ot t,e equiva)et of tit)e' 4ut is o)* t,e 4est evidece t,e(eof.

Tit)e as a cocept of o+e(s,ip s,ou)d ot 4e cofused +it, t,e ce(ti9cate of tit)e as evidece of suc, o+e(s,ip a)t,oug, 4ot, a(e ite(c,agea4)* used.

I t,is case' cot(a(* to petitioe(s fea(s' ,is ce(ti9cate of tit)e is ot 4eig assai)ed 4* p(ivate (espodet. F,at t,e )atte( disputes is t,e fo(-e(s

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c)ai- of so)e o+e(s,ip. T,us'

a)t,oug, petitioe(s ce(ti9cate of tit)e -a* ,ave 4eco-e icot(ove(ti4)e oe *ea( afte( issuace'B1 *et cot(a(* to ,is a(gu-et' it does ot 4a( p(ivate (espodet

f(o-questioig ,is o+e(s,ip.

It -ust 4e e-p,asied t,at t,e aotatio of a otice of )is pedes is o)* fo( t,e pu(pose of aoucig to t,e +,o)e +o()d t,at a

pa(ticu)a( (ea) p(ope(t* is i )itigatio'

se(vig as a +a(ig t,at oe +,o acqui(es a ite(est ove( said p(ope(t* does so at ,is o+ (is' o( t,at ,e ga-4)es o t,e (esu)t of t,e )itigatio ove( said p(ope(t*.

&epu4)ic vs CA

La+s I-p)e-etig Lad &egist(atio Pu(poses of Lad &egist(atio

!acts: &espodets: • A H A TO&&I$OS ENGINEE&ING CO&PO&ATION' • !&ANCISCA S. #OM#ASI' • E&C"LINO M. DEO' • !&"CT"OSA LA#O&ADA &A No. /6

T,ese t+o cases a(e a4out t,e cace))atio ad au)-et of reconstituted Torrens titles +,ose o(igia)s a(e e8istig ad

+,ose (ecostitutio +as' t,e(efo(e' uca))ed fo(.

Lots Nos. 17 ad 10 of t,e Ta)a Estate' )ocated at Nova)ic,es' Ca)ooca' o+ ueo Cit*' a(e (egiste(ed i t,e a-e of t,e

Co--o+ea)t, of t,e P,i)ippies' as s,o+ i T(asfe( Ce(ti9cates of Tit)e of t,e &egist(* of Deeds of &ia) 4ot, dated Ap(i) 3' 130. T,e o(igia)s of t,ose tit)es a(e o 9)e i t,e

(egist(* of deeds i Pasig' &ia). T,e* +e(e ot dest(o*ed du(ig t,e +a(. Eve t,e

o(igia)s of t,e p(ecedig cace))ed tit)es fo( t,ose t+o )ots' a-e)*' T(asfe( Ce(ti9cates of Tit)e Nos. 1703/ ad 1703> i t,e a-e of t,e P,i)ippie T(ust Co-pa*' a(e itact i t,e (egist(* of deeds.

Lot 17

!(uctuosa La4o(ada' 9)ed i t,e Cou(t of !i(st Istace of &ia) at Ca)ooca Cit* a petitio

dated Nove-4e(' 162 fo( t,e (ecostitutio of t,e tit)e cove(ig LOT 17. S,e a))eged t,at s,e +as t,e o+e( of t,e )ot ad t,at t,e tit)e cove(ig it' t,e u-4e( of +,ic, s,e cou)d ot specif*' +as ;N.A.; o( ot avai)a4)e <Civi) Case No. C%622=.

T,e otice of ,ea(ig +as pu4)is,ed i t,e OJcia) Gaette. Copies t,e(eof +e(e posted i t,(ee cospicuous p)aces i Ca)ooca Cit* ad +e(e fu(is,ed t,e supposed ad5oiig o+e(s <73%7>' Coso)idated &eco(d o Appea)=. T,e (egiste(s of deeds of Ca)ooca Cit* ad &ia) +e(e ot se(ved +it, copies of t,e petitio ad otice of ,ea(ig.

State P(osecuto( E(ique A. Cu4e' as

supposed couse) fo( t,e Gove(-et' did ot oppose t,e petitio.

e foud t,at Lot No. 17 +as cove(ed 4* a t(asfe( ce(ti9cate of tit)e +,ic, +as ot avai)a4)e ad +,ic, +as

issued to Ma(ia #uea +,o so)d t,e )ot to La4o(ada. T,e t(asfe( ce(ti9cate of tit)e cove(ig t,e )ot +as a))eged)* dest(o*ed du(ig t,e +a(.

Petitio of La4o(ada +as g(ated <$udge Sa)vado(=. T,e o(de( of (ecostitutio +as ot appea)ed. It 4eca-e 9a) ad e8ecuto(*.

LOT 10

!(acisco S. #o-4asi3_{' 9)ed i t,e )o+e( cou(t} a petitio dated Nove-4e( 16' 162 fo( t,e (ecostitutio of t,e tit)e of aot,e( )ot <10=.

S,e a))eged t,at t,e tit)e +as ;N.A; o( ot avai)a4)e. S,e c)ai-ed to 4e t,e o+e( of t,e )ot ad t,at t,e tit)e cove(ig it +as dest(o*ed du(ig t,e +a(.

Sa-e +it, La4o(ada Kposted i gaette' etc.

3 T,e cou(t foud f(o- t,e evidece t,at t,e a))eged)* -issig o( ;ot avai)a4)e; tit)e +as issued to &egio Go))e +,o so)d t,e )ad to petitioe( #o-4ast. T,e o+e(s dup)icate of Go))es tit)e +as supposed)* dest(o*ed

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#o-4asis petitio +as assiged a)so to $udge Sa)vado(. It +as ot opposed 4* t,e gove(-et )a+*e(s' E(ique A. Cu4e ad Co(ado de Leo' $udge Sa)vado( i ,is o(de( of Ap(i) 3' 16 g(ated t,e petitio.

#OM#ASI so)d to e(cu)ao M. Deo t,e A H A To((i5os Egiee(ig Co(po(atio.

O Ma* /7 ad /6' 12' t,e State 9)ed t+o petitios fo( t,e cace))atio ad au)-et of t,e (ecostituted tit)es ad t,e tit)es

issued su4sequet t,e(eto <Civi) Cases Nos. 120> ad 1207=.

Afte( a 5oit t(ia) of t,e t+o cases'

(espodets co(po(atio ad La4o(ada 9)ed a-eded as+e(s +,e(ei t,e* p)eaded t,e defese t,at t,e* +e(e pu(c,ase(s i good fait, ad fo( va)ue.

$udge Sa)vado( fu(t,e( ,e)d t,at t,e tit)es' +,ose (ecostitutio ,e ,ad o(de(ed

a))eged)* i cofo(-it* +it, )a+' cou)d ot 4e attaced co))ate(a))* ad' t,e(efo(e' ;t,e (ecostituted tit)es ad t,ei( de(ivatives ,ave t,e sa-e va)idit*' fo(ce ad e?ect as t,e o(igia)s 4efo(e t,e (ecostitutio;

T,e Cou(t of Appea)s' i aJ(-ig t,e )o+e( cou(ts 5udg-et' ,e)d t,at t,e o(de(s of (ecostitutio dated $u)* 6' 160 ad Ap(i) 3' 16 cou)d o )oge( 4e set aside. T,e

Cou(t of Appea)s cited section 101 of ct !# to suppo(t its vie+ t,at a (egiste(ed o+e( -a* )ose ,is )ad ;4* t,e (egist(atio of a* ot,e( pe(so as o+e( of suc, )ad;. ISS"E: FON t,e &ecostitutio is va)id &"LING:

NO. T,e Appe))ate Cou(t ad t,e t(ia) cou(t g(ievous)* e((ed i sustaiig t,e va)idit* of t,e (ecostituted tit)es +,ic,' a)t,oug, issued +it, 5udicia) sactio' a(e o 4ette( t,a spu(ious ad fo(ged tit)es.

T,e (ecostitutio p(oceedigs' Civi) Cases Nos. C%622 ad C%263' +e(e si-p)* devices e-p)o*ed 4* petitioe(s La4o(ada ad #o-4ast fo( )adg(a44ig o( fo( t,e

usu(patio ad i))ega) app(op(iatio of 9ft* ,ecta(es of State%o+ed u(4a )ad +it, coside(a4)e va)ue.

T,e c(ucia) ad decisive fact' to +,ic, o i-po(tace +as attac,ed 4* t,e )o+e( cou(t ad t,e !ift, Divisio of t,e Cou(t of Appea)s <&e*es' L.#.' Do-odo ad E(icta' $$.=' is t,at t+o va)id ad e8istig To((es tit)es i t,e a-e of t,e Co--o+ea)t, of t,e P,i)ippies +e(e eed)ess)* (ecostituted i t,e a-es of La4o(ada ad #o-4ast o t,e fa)se o( pe(5u(ious assu-ptio t,at t,e t+o tit)es +e(e dest(o*ed du(ig t,e +a(.

T,at id of (ecostitutio +as a 4(ae ad -ost(ous f(aud foisted o t,e cou(ts of 5ustice. It +as a stu)ti9catio of t,e 5udicia)

p(ocess. Oe ad t,e sa-e 5udge <1= a))o+ed t,e (ecostitutio ad t,e </= decided t,e t+o su4sequet cases fo( t,e cace))atio ad au)-et of t,e +(ogfu))*

(ecostituted tit)es.

T,e e8istece of t,e t+o tit)es of t,e

Gove(-et fo( Lots Nos. 17 ad 1$ ipso facto nulli%ed the reconstitution

proceedings and signi%ed that the evidence in the said proceedings as to the alleged ownership of &aborada and 'ombast cannot be given any credence( T,e t+o p(oceedigs +e(e s,a- ad

deceitfu) ad +e(e 9)ed i 4ad fait,. Suc, ,u-4ugge(* o( i-postu(e caot 4e

couteaced ad caot 4e t,e sou(ce of )egiti-ate (ig,ts ad 4ee9ts.

&epu4)ic Act No. /6 p(ovides fo( a specia) p(ocedu(e fo( t,e (ecostitutio of To((es ce(ti9cates of tit)e t,at a(e -issig ad ot 9ctitious tit)es o( tit)es +,ic, a(e e8istig.

It is a patet a4su(dit* to (ecostitute e8istig ce(ti9cates of tit)e t,at a(e o 9)e ad avai)a4)e i t,e (egist(* of deeds.

T,e (ecostitutio p(oceedigs i Civi) Cases Nos. C%622 ad C% 263 a(e void because they are contrary to

)epublic ct *o( +# ad 4e*od t,e pu(vie+ of t,at )a+ sice t,e tit)es (ecostituted a(e actua))* su4sistig i t,e (egist(* of deeds ad do ot

(equi(e (ecostitutio at a)).

As a (u)e' acts e8ecuted agaist t,e p(ovisios of -adato(* )a+s a(e void <A(t. 7' Civi) Code=.

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To sustai t,e va)idit* of t,e (ecostituted tit)es i t,ese cases +ou)d 4e to a))o+ &epu4)ic Act No. /6 to 4e uti)ied as a ist(u-et fo( )adg(a44ig o( to sactio f(audu)et -ac,iatios fo( dep(ivig a (egiste(ed o+e( of ,is )ad' to ude(-ie t,e sta4i)it* ad secu(it* of To((es tit)es ad to i-pai( t,e To((es s*ste- of (egist(atio. T,e t,eo(* of A H A To((i5os Egiee(ig

Co(po(atio t,at it +as a pu(c,ase( i good fait, ad fo( va)ue is idefesi4)e 4ecause t,e tit)e of t,e )ot +,ic, it pu(c,ased

u-istaa4)* s,o+s t,at suc, tit)e +as (ecostituted. T,at ci(cu-stace s,ou)d ,ave a)e(ted its oJce(s to -ae t,e ecessa(* ivestigatio i t,e (egist(* of deeds of Ca)ooca Cit* ad &ia) +,e(e t,e* cou)d ,ave foud t,at Lot 10 is o+ed 4* t,e State.

&o8as vs E(ique

La+s I-p)e-etig Lad &egist(atio Pu(poses of Lad &egist(atio

!acts:

16 % Ma(ia de) Cosue)o !e)isa &o8as *

C,uidia' p(eseted a petitio i t,e Cou(t of Lad &egist(atio fo( t,e pu(pose of ,avig (egiste(ed' ude( t,e To((es s*ste-' fou( pa(ce)s of )ad' o+ as Pa(ce) A' Pa(ce) #' Pa(ce) C' ad Pa(ce) D' a)) of +,ic, +e(e )ocated i t,e cit* of Mai)a. T,e o)* oe of said pa(ce)s to +,ic, attetio eed 4e give i t,e p(eset appea) is Pa(ce) A.

Late( t,e oo(a4)e Si-p)icio de) &osa(io dictated t,e fo))o+ig o(de(' dec(eeig t,at said pa(ce) of )ad' A' 4e (egiste(ed as t,e a4so)ute p(ope(t* of Ma(ia de) Cosue)o !e)isa &o8as  C,uidia.

Afte( t,e (egist(atio of said Pa(ce) A i t,e a-e of t,e petitioe(' o t,e /1st da* of $u)*' 16' ot,ig fu(t,e( see-s to ,ave

4ee doe i t,e Cou(t of Lad &egist(atio uti) o o( a4out t,e 1t, da* of Dece-4e(' 111' ea()* 9ve *ea(s ad a ,a)f afte( said )ad ,ad 4ee (egiste(ed' +,e +e 9d t,at

t,e assistat atto(e* of t,e cit* of Mai)a 9)ed t,e fo))o+ig petitio c)ai-ig >_t,at:

 T,at t,e p)a of t,e p(ope(t* +it, +,ic,

t,e p(eset case dea)s is a?ected 4* a e((o( of c)osu(e g(eate( t,a 117

 T,at t,e cit* of Mai)a is ite(ested i t,e

co((ectio of said e((o( as it ,as to

e8p(op(iate a po(tio of said )ad fo( use as a pu4)ic st(eet

T,e c,ief su(ve*o( of t,e cou(t (epo(ted t,at t,e(e e8isted ;e((o(s of c)osu(e i said p)as.; T,e 5udge of t,e Cou(t of Lad &egist(atio

o(de(ed t,e c,ief su(ve*o( to p(epa(e e+ p)as' i acco(dace +it, sectio > of Act No. 1027' ad di(ected t,at otice 4e give to t,e ad5oiig o+e(s.

Said e+ p)a is as fo))o+s <see page >0=: Afte( t,e p(esetatio of said e+ o(

co((ected p)a' t,e -otios:

<a=T,at of t,e cit* of Mai)a to ,ave

co((ected t,e e((o( of c)osu(e i t,e o(igia) p)a

<4= T,at of Ma(ia de) Cosue)o !e)isa &o8as * C,uidia' to ,ave ic)uded i ,e( ce(ti9cate of tit)e t,e 4ui)digs )ocated upo t,e )ads (egiste(ed i acco(dace +it, ,e( o(igia) petitio ad

<c= T,at of t,e Masoic Te-p)e

Associatio of Mai)a' to ,ave a ce(ti9cate issued to it i acco(dace +it, its cot(act of pu(c,ase of said )ads f(o- Ma(ia de)

Cosue)o

Du(ig said ,ea(igs t,e ,ei(s of Do Atoio E(ique appea(ed ad appa(et)* -ade so-e o45ectio to t,e g(atig of said -otios. T,e* p(eseted o +(itte

state-et i +,ic, t,ei( speci9c o45ectios appea(. T,ei( o45ectios to t,e co((ectio of > It is ot c)ea( +,et,e( said petitio (efe(s to t,e ico((ectios i t,e p)a of Pa(ce) A o( to t,e ico((ectios i t,e p)as of t,e ot,e( pa(ce)s of )ad <#' C' ad D=' +,ic, +e(e ic)uded i t,e petitio of t,e petitioe(.

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t,e o(igia) p)a ad ce(ti9cate ad t,e issuace of a e+ ce(ti9cate to t,e Masoic Te-p)e Associatio of Mai)a +as 4ased upo

t,e g(oud t,at t,e* c)ai-ed ease-ets o( se(vitudes i t,e )ad i t,e questio.

P(actica))* t,e +,o)e a(gu-et of t,e

appe))ats is 4ased upo t,e g(oud t,at t,e o(igia) ce(ti9cate <No. 2>/' issued $u)* /1' 16= is a4so)ute)* void' fo( t,e (easo t,at ;t,e appe))ats ,ad no notice of the

pendency of the original action to con%rm the title of said property(" F,et,e( o( ot pe(soa) otice to a)) of t,e pe(sos ite(ested i a actio fo( t,e (egist(atio of (ea) p(ope(t* ude( t,e

To((es s*ste-' is a a4so)ute p(e(equisite to t,e va)idit* of said (egist(atio

&"LING:

NO It +i)) 4e (e-e-4e(ed t,at +e oted a4ove t,at pe(soa) otice of t,e pedec* of t,e o(igia) petitio ,ad 4ee give ad t,at a pu4)icatio of t,e sa-e ,ad 4ee -ade i acco(dace +it, t,e p(ovisios of sectios 31 ad 3/ of Act No. >6.

Afte( t,e e8pi(atio of t,e pe(iod du(ig +,ic, otice -ust 4e give' t,e o(igia) cause +as set do+ fo( ,ea(ig. T,e (eco(d a)so s,o+s t,at t,e c)e( of t,e Lad Cou(t -ade a ce(ti9cate s,o+ig t,at t,at notice had been issued and published in

accordance with the law( Sectio 3/ p(ovides' i pa(t' t,at said ;certi%cate of the clerk that he had served the notice as directed by the court, by publishing or mailing, shall be %led in the case before the return day, and shall be conclusive proof of such service(" Sectio 37 of Act No. >6 p(ovides: ;If o pe(so appea(s ad as+e( +it,i t,e ti-e a))o+ed' t,e cou(t -a* at oce' upo -otio of t,e app)icat' o (easo to t,e cot(a(* appea(ig' o(de( a gee(a) defau)t to 4e (eco(ded ad t,e app)icatio < petitio= 4e tae fo( cofessed.

#* t,e desc(iptio i t,e otice. ;To all

whom it may concern," all the world are made parties defendant and shall be concluded by the default and order( T,e

cou(t s,a)) ot 4e 4oud 4* t,e (epo(t of t,e e8a-ie( of tit)es' 4ut -a* (equi(e ot,e( ad fu(t,e( p(oof.;

T,e p(ovisios of sectio 37 see- to 4e di(ect)* cot(a(* to t,e cotetio of t,e appe))ats. It see-s to di(ect)* cot(adict t,e (equi(e-ets of pe(soa) otice as a

a4so)ute p(e(equisite to t,e g(atig of a va)id tit)e ude( t,e To((es s*ste-.

T,e sa-e idea is fu(t,e( co9(-ed 4* t,e p(ovisios of sectio 30 of said Act No. >6. Said sectio 30 p(ovides t,at: ;Eve(* dec(ee of (egist(atio s,a)) 4id t,e )ad ad quite t,e tit)e t,e(eto' su45ect o)* to t,e

e8ceptios stated i t,e fo))o+ig sectio. It s,a)) 4e coc)usive upo ad agaist a)) pe(sos' ic)udig t,e Isu)a( Gove(-et' ad a)) t,e 4(ac,es t,e(eof' +,et,e(

-etioed 4* a-e i t,e app)icatio' otice o( citatios' o( ic)uded i t,e gee(a)

desc(iptio To a)) +,o- it -a* coce(.; T,e(e is a fu(t,e( ad ve(* st(og iti-atio

i t,e )a+ t,at pe(soa) otice is ot

a4so)ute)* a p(e(equisite to t,e va)idit* of tit)e ude( t,e To((es s*ste-.

Sectio 3/ <Act No. >6= p(ovides t,at: ;T,e cou(t s,a))' so fa( as it dee-s it possi4)e' (equi(e p(oof of actua) otice to a)) t,e ad5oiig o+e(s ad to a)) pe(sos +,o appea( to ,ave a ite(est i o( c)ai- to t,e )ad ic)uded i t,e app)icatio.;

It +i)) 4e oted a)so t,at t,e petitioe( i (egist(atio cases is ot 4* )a+ (equi(ed to give a* otice to a* pe(so. T,e )a+ (equi(es t,e c)e( of t,e cou(t to give t,e otices. <Sectios 31 ad 3/ of Act No. >6.= TE &EMED i case of !AIL"&E 4* t,e

CO"&T to co-p)*

%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%

T,at 4eig t(ue' upo +,at t,eo(* -a* t,e app)icat 4e su45ected to ,a(ass-et o( de)a* o( additioa) e8pese' 4ecause so-e pe(so c)ai-s t,at ,e did ot (eceive actua) pe(soa) otice

Sectio 11 ad 1/ <Act No. >6= see- to cotai a (e-ed* fo( pe(sos +,o ,ave su?e(ed da-ages fo( t,e fai)u(e o t,e pa(t

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2

of cou(t oJcia)s to co-p)* +it, t,e )a+. <No4)e State #a vs. ase))' /1 ". S.' 1>.=

is (e-ed* is ot to ,ave t,e

(egist(atio ad ce(ti9cate au))ed' u)ess ,e co-es +it,i t,e p(ovisios of sectio 30' ad eve t,e ,e is +it,out a (e-ed* agaist t,e

app)icat u)ess ,e ca s,o+' +it,i a pe(iod of oe *ea( afte( t,e dec(ee of (egist(atio ad t,e g(atig of t,e ce(ti9cate' at ,e ,as 4ee ;dep(ived of )ad o( a* estate o( ite(est

t,e(ei'; 4* f(aud' ad ot eve t,e' if a ;iocet pu(c,ase( fo( t,e va)ue ,as acqui(ed ad ite(est.;

F,i)e t,e To((es Lad La+ is a )a+ of

-ode( ti-es' is ,as 4ee adopted i -a* States ad its p(ovisios ,ave 4ee attaced at a)-ost eve(* poit. T,e (equi(e-et

(e)atig to otices ,as 4ee a f(uitfu) sou(ce of )itigatio. T,e costitutioa)it* of t,e )a+ ,as 4ee attaced -a* ti-es' 4ecause of t,e p(ovisio of said )a+ (e)atig to otices. T,is is ot t,e 9(st ti-e t,at t,e questio

,as 4ee p(eseted to t,is cou(t. T,e sa-e questio +as p(eseted to t,is cou(t i t,e case of G(e* A)4a vs. De )a C(u <12 P,i). &ep.' >=.

I t,at case t,e (egiste(ed tit)e +as attaced upo t,e g(oud t,at f(aud e8isted' si-p)* 4ecause pe(soa) otice ,ad ot 4ee give. T,e e8istece of f(aud +as p(edicated upo t,e fai)u(e of actua) pe(soa) otice

&egist(atio is coc)usive agaist ,is as +e)) as a)) t,e +o()d. T,e

p(oceedigs fo( t,e (egist(atio of )ad' ude( Act No. >6' a(e i (e-ad ot i pe(soa-.

A p(oceedig i (e-' dea)ig +it, a tagi4)e (es' may be instituted and carried to judgment without

personal service upon the claimants within the state or notice by name to those outside of it( $u(isdictio is secu(ed 4* t,e po+e( of t,e cou(t ove( t,e (es. Suc, a p(oceedig +ou)d 4e i-possi4)e +e(e t,is ot so' fo( it +ou)d ,a(d)* do to -ae a distictio 4et+ee t,e

costitutioa) (ig,ts of c)ai-ats +,o +e(e o+ ad t,ose +,o +e(e ot o+ to t,e p)aiti?' +,e t,e p(oceedig is to 4a( a)). <T*)e( vs. $udges' 127 Mass.' 21.=

I t,e p(eset case t,e(e is ot t,e s)ig,test iti-atio t,at t,e o(igia) app)icat <Ma(ia de) Cosue)o !e)isa &o8as * C,uida= +as gui)t* of f(aud. T,e (eco(d s,o+s t,at s,e a-ed a)) t,e pe(sos +,o -ig,t ,ave a ite(est i t,e (egist(atio of ,e( )ad' i ,e( petitio. T,e app)icat is ot c,a(ged eve +it, eg)igece. T,e (eco(d s,o+s t,at s,e did a)) t,e )a+ (equi(ed ,e( to do.

P"&POSE O! TO&&ENT

I discussig t,e To((es Lad La+ +e -ust eep i -id t,at its p(i-a(* pu(pose is t,e (egist(atio of t,e tit)e +,ic, t,e app)icat o( petitioe( ,as ad to (e)ieve ,is )ad of

uo+ )ies o( c)ai-s' 5ust o( u5ust' agaist it.

T,e To((es s*ste- of )ad (egist(atio is a s*ste- fo( t,e (egist(atio of tit)e to )ad o)*' ad ot a s*ste- esta4)is,ed fo( t,e acquisitio of )ad.

It is ot iteded t,at )ads -a* 4e acqui(ed 4* said s*ste- of (egist(atio. It is iteded o)* t,at t,e tit)e' +,ic, t,e petitioe( ,as' s,a)) 4e (egiste(ed ad t,e(e4* c)ea(ed of a)) )ies ad 4u(des of +,atsoeve( c,a(acte(' e8cept t,ose +,ic, s,a)) 4e oted i t,e o(de( of (egist(atio ad i t,e ce(ti9cate issued.

T,e (egist(atio eit,e( (e)ieves t,e )ad of a)) o+ as +e)) as uo+ c)ai-s'

a4so)ute)*' o( it co-pe)s t,e c)ai-ats to co-e ito cou(t ad to -ae t,e(e a (eco(d' so t,at t,e(eafte( t,e(e -a* 4e o

uce(tai)* coce(ig eit,e( t,e c,a(acte( o( t,e e8tet of suc, c)ai-s.

T,e (equi(e-et t,at personal notice shall be a prerequisite to the validity of

registration +ou)d a4so)ute)* p(o,i4it t,e fo(ec)osu(e of uo+ c)ai-s' fo( t,e (easo t,at pe(soa) otice cou)d eve( 4e give to ;uo+ c)ai-ats.;

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T,e g(eat diJcu)t* i )ad tit)es a(ises f(o-t,e e8istece of possi4)e uo+ c)ai-ats. @o+ c)ai-ats ca 4e dea)t +it,. T,e* fu(is, o va)id i-pedi-et' i fact' to t,e t(asfe( of tit)es.

T,e )a+' eve 4efo(e t,e To((es La+'

p(ovided -eas 4* +,ic, tit)e to )ad -ig,t 4e quited ;4* otice 4* pu4)icatio to a)) pe(sos.;

T,e estate' as sove(eig ove( t,e )ads situated +it,i it' -a* p(ovide fo( t,e

ad5udicatio of tit)e i a p(oceedig i (e-' o( i t,e atu(e of a p(oceedig i (e-' +,ic, s,a)) 4e 4idig upo a)) pe(sos o+ ad uo+.

If t,e state ca p(ovide fo( su4stituted se(vice fo( t,e pu(pose of quietig tit)e to (ea) estate agaist a uo+ (esidet' it -a* p(ovide a (easoa4)e -et,od fo(

secu(ig su4stituted se(vices agaist

(esidets. T,e po+e( of t,e state to p(ovide -et,ods of quietig tit)e s,ou)d ot 4e

)i-ited to o+ pe(sos. I o(de( to -ae suc, a )a+ va)ua4)e ad e?ective to its

fu))est e8tet' it is ecessa(* t,at it 4e -ade to ope(ate o a)) ite(est ad pe(sos o+ o( uo+.

To a(gue t,at t,e p(ovisios of t,e statute a(e (epugat to t,e due p(ocess c)ause <of t,e Costitutio= 4ecause a case -a* 4e coceived +,e(e (ig,ts i ad to p(ope(t* +ou)d 4e adve(se)* a?ected +it,out otice 4eig actua))* cove*ed 4* t,e p(oceedigs is i e?ect to de* t,e po+e( of t,e state to dea) +it, t,e su45ect. T,e c(ite(io is ot t,e possi4i)it* of coceiva4)e i5u(*' 4ut t,e 5ust ad (easoa4)e c,a(acte( of t,e

(equi(e-ets' ,avig (efe(ece to t,e su45ect +it, +,ic, t,e statute dea)s.;

Coside(ig t,at t,e(e is o c)ai- of f(aud' actua) o( cost(uctive' upo t,e pa(t of a* of t,e pa(ties coected +it, said actio' +e a(e fo(ced to t,e coc)usio t,at t,e

appe))ats ,e(e a(e ot o+ etit)ed to ,ave t,at 5udg-et o( dec(ee of (egist(atio ad ce(ti9cate a-eded o( set aside.

It is t,e questio of t,e (ig,t of t,e Lad Cou(t to co((ect a e((o( of c)osu(e i a p)a o( of a state-et cotaied i a ce(ti9cate.

E8a-p)e:

A p)a is p(epa(ed ad is p(eseted +it, t,e petitio fo( t,e (egist(atio of a pa(ce) of )ad. No oppoets appea(. No oppositio is p(eseted to t,e (egist(atio. A)) t,e steps i t,e p(ocedu(e (equi(ed 4* )a+ ,ave 4ee tae. T,e )ad is (egiste(ed. It is t,e discove(ed fo( t,e 9(st ti-e t,at 4* (easo of a +(og di(ectio give to oe of t,e )ies i t,e p)a' said p)a +i)) ot c)ose Q t,at if a +a)) +e(e 4ui)t upo t,e )ies of t,e p)a' oe of t,e fou( co(e(s of t,e +a)) +ou)d ot -ete(.

Fe 4e)ieve t,at a e((o( of t,e c,a(acte( -a* 4e co((ected 4* t,e cou(t' p(ovided t,at suc, co((ectio does ot ic)ude )ad ot ic)uded i t,e o(igia) petitio. "po t,e questio +,et,e( t,e a-eded p)a <p./7/' (eco(d= ic)uded -o(e o( di?e(et )ads t,a +e(e ic)uded i t,e o(igia) petitio' +e 9d t,e fo))o+ig state-ets -ade 4* oe of t,e 5udges +,o o(de(ed said p)a a-eded. T,e

state-ets is:

At t,is stage of t,e p(oceedigs ad o ,is pa(ticu)a( poit ot,ig fu(t,e( is icu-4et upo t,e cou(t t,a to dete(-ie t,e

p(ope(t* as it +as ad5udicated i t,is case. Therein no new portion was either added or subtracted, and this court

%nds that such should be the holding on this particular point(



T,e(e is sti)) aot,e( questio ivo)ved i t,e case' +,ic, t,e appe))ats ,ave ot

discussed' ad t,at is t,e (ig,t of Ma(ia de) Cosue)o !e)isa &o8as * C,uidia to ,ave ,e( o(igia) ce(ti9cate of (egist(atio co((ected' fo( t,e pu(pose of s,o+ig t,at s,e +as t,e o+e( of t,e 4ui)digs )ocated upo t,e pa(ce) of )ad i questio. It +i)) 4e

(e-e-4e(ed t,at i ,e( petitio p(eseted $aua(* 1/' 16' s,e a))eged t,at s,e +as

t,e o+e( of t,e pa(ce) of )ad i questio' toget,e( +it, t,e 4ui)digs t,e(eo. No oppositio +as p(eseted. No o45ectio +as -ade to t,e (egist(atio of t,e )ad as

desc(i4ed i ,e( petitio. T,e (eco(d s,o+s o (easo +,* t,e 4ui)digs s,ou)d ,ave 4ee o-itted i t,e ce(ti9cate of

(egist(atio. T,e o-issio -ust ,ave 4ee a e((o(s. o t,e pa(t of t,e c)e(.

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

We %nd that ct *o( !# contains an e-press provision for the correction of such errors( .ection 11+ provides that the registered owner may, at any time, apply by petition to have corrected any "error, omission, or mistake made in entering a certi%cate, or any

memorandum thereon, or on any duplicate certi%cate("

Fe t,i t,e petitio p(eseted 4* Miss &o8as fo( t,e co((ectio of suc, o(igia)

ce(ti9cate +as eti(e)* +it,i ,e( (ig,t ude( t,e )a+. It -ig,t 4e c)ai-ed' ad +e 4e)ieve t,at t,e p(opositio is sustaied 4* )a+' t,at t,e (egist(atio of a pa(ce) of )ad' u)ess t,e (eco(d cotais so-et,ig to t,e cot(a(*' ecessa(i)* ic)udes t,e 4ui)digs ad

edi9ces )ocated t,e(eo' eve t,oug, t,e* a(e ot -etioed. Fit,out (e)*ig upo t,at p(opositio of )a+' ,o+eve(' ad i vie+ of t,e petitio of t,e p)aiti?' it is ,e(e4* o(de(ed t,at t,e o(igia) ce(ti9cate 4e a-eded so as to ic)ude ot o)* t,e )ad desc(i4ed i t,e o(igia) petitio' 4ut t,e 4ui)digs )ocated t,e(eo as +e)).

Lega(da vs Sa)ee4*

T,e p)aiti?s ad t,e defedat occup*' as o+e(s' ad5oiig )ots i t,e dist(ict of E(-ita i t,e cit* of Mai)a. A stoe +a)) stads 4et+ee t,e ad5oiig )ot of Lega(da ad Sa)ee4*.

O Oct. 16 K P)aiti?<Lega(da= petitioed fo( t,e (egist(atio of t,e said )ad ad +as issued t,e o(igia) ce(ti9cate p(ovided fo( ude( t,e to((es s*ste-. Suc, Tit)e ic)uded t,e Stoe Fa)).

O Ma(. /7' 11/ K Afte( ,e( petitio fo( t,e (egist(atio of t,e )ot' Sa)ee4* <P(edecesso( of t,e o+e(= +as g(ated t,e (egist(atio of said tit)e ad issued t,e o(igia) ce(ti9cate p(ovided fo( ude( t,e to((es s*ste-. T,e desc(iptio of t,e )ot give i t,e petitio of t,e defedat a)so ic)uded said +a)).

T,e )ad occupied 4* t,e +a)) is (egiste(ed i t,e a-e of eac, of t,e o+e(s of t,e

ad5oiig )ots. T,e +a)) is ot a 5oit +a)). Lo+e( Cou(t: &u)ed i favo( of Sa)ee4* 4* (easo of t,e fact t,at t,e p)aiti?s ,ad ot opposed t,e (egist(atio of t,at pa(t of t,e

)ot o +,ic, t,e +a)) +as situate t,e* ,ad )ost it' eve t,oug, it ,ad 4ee t,e(etofo(e (egiste(ed i t,ei( a-e.

ISS"E:

1. FON t,e Lo+e( cou(t is co((ect /. F,o is t,e o+e( of t,e +a)) ad t,e )ad occupied 4* it

&"LING:

1. NO.

I app)*ig t,e sa-e t,eo(* to Sa)ee4*' ,e ,ad a)(ead* )ost +,ateve( (ig,t ,e ,ad t,e(ei' 4* pe(-ittig t,e p)aiti?s to ,ave t,e sa-e (egiste(ed i t,ei( a-e' -o(e t,a si8 *ea(s 4efo(e. avig t,us )ost ,id (ig,t' -a* ,e 4e pe(-itted to (egai it 4* si-p)* ic)udig it i a petitio fo(

(egist(atio

If t,at questio is to 4e as+e(ed i t,e aJ(-ative' t,e t,e +,o)e sc,e-e ad pu(pose of t,e to((es s*ste- of )ad (egist(atio -ust fai).

TE P"&POSE O! TITLE

T,e (ea) pu(pose of t,at s*ste- is to quiet tit)e to )ad to put a stop fo(eve( to a* questio of t,e )ega)it* of t,e tit)e' e8cept c)ai-s +,ic, +e(e oted at t,e ti-e of

(egist(atio' i t,e ce(ti9cate' o( +,ic, -a* a(ise su4sequet t,e(eto. T,at 4eig t,e pu(pose of t,e )a+' it +ou)d see- t,at oce a tit)e is (egiste(ed t,e o+e( -a* (est

secu(e' +it,out t,e ecessit* of +aitig i t,e po(ta)s of t,e cou(t' o( sittig i t,e

;-i(ado( de su casa'; to avoid t,e possi4i)it* of )osig ,is )ad. Of cou(se' it ca ot 4e deied t,at t,e p(oceedig fo( t,e

(egist(atio of )ad ude( t,e to((es s*ste-is 5udicia) <Escueta vs. .Di(ecto( of Lads' 16 P,i). &ep.' >0/=.

It is c)ot,ed +it, a)) t,e fo(-s of a actio ad t,e (esu)t is 9a) ad 4idig upo a)) t,e +o()d. It is a actio i (e-.

E!!ECT O! &EGIST&ATION

Afte( t,e (egist(atio is co-p)ete ad 9a) ad t,e(e e8ists o f(aud' t,e(e a(e o iocet t,i(d pa(ties +,o -a* c)ai- a ite(est. T,e (ig,ts of a)) t,e +o()d a(e

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gove(-et itse)f assu-es t,e 4u(de of givig otice to a)) pa(ties.

To pe(-it pe(sos +,o a(e pa(ties i t,e (egist(atio p(oceedig <ad t,e* a(e a)) t,e +o()d= to agai )itigate t,e sa-e questios' ad to agai cast dou4t upo t,e va)idit* of t,e (egiste(ed tit)e' +ou)d dest(o* t,e ve(* pu(pose ad itet of t,e )a+. T,e

(egist(atio' ude( t,e to((es s*ste-' does ot give t,e o+e( a* 4ette( tit)e t,a ,e ,ad.

CE&TI!ICATE as a ERIDENCE of TITLE

T,e ce(ti9cate of (egist(atio accu-u)ates i ope docu-et a p(ecise ad co((ect

state-et of t,e e8act status of t,e fee ,e)d 4* its o+e(.

T,e ce(ti9cate' i t,e a4sece of f(aud' is t,e evidece of tit)e ad s,o+s e8act)* t,e (ea) ite(est of its o+e(. T,e tit)e oce

(egiste(ed' +it, ve(* fe+ e8ceptios' s,ou)d ot t,e(eafte( 4e i-puged' a)te(ed'

c,aged' -odi9ed' e)a(ged' o( di-iis,ed' e8cept i so-e di(ect p(oceedig pe(-itted 4* )a+. Ot,e(+ise a)) secu(it* i (egiste(ed tit)es +ou)d 4e )ost. A (egiste(ed tit)e caot 4e a)te(ed' -odi9ed' e)a(ged' o( di-iis,ed i a co))ate(a) p(oceedig ad ot eve 4* a di(ect p(oceedig' afte( t,e )apse of t,e pe(iod p(esc(i4ed 4* )a+.

&EGISTE&ED TITLE as a NOTICE to t,e FOLE FO&LD

A tit)e oce (egiste(ed caot 4e defeated' eve 4* a adve(se' ope' ad oto(ious possessio. &egiste(ed tit)e ude( t,e to((es s*ste- caot 4e defeated 4* p(esc(iptio <sectio >6' Act No. >6=. T,e tit)e' oce (egiste(ed' is otice to t,e +o()d. A)) pe(sos -ust tae otice. No oe ca p)ead

igo(ace of t,e (egist(atio .

/. LEGA&DA. Fe ,ave decided' i case of dou4)e (egist(atio ude( t,e Lad

&egist(atio Act' t,at t,e o+e( of t,e ea()iest ce(ti9cate is t,e o+e( of t,e )ad. TE EA&LIE& IN DATE P&ERAILS

T,e gee(a) (u)e is t,at i t,e case of t+o ce(ti9cates of tit)e' pu(po(tig to ic)ude t,e sa-e )ad' t,e ea()ie( i date p(evai)s'

+,et,e( t,e )ad co-p(ised i t,e )atte(

ce(ti9cate 4e +,o))*' o( o)* i pa(t' co-p(ised i t,e ea()ie( ce(ti9cate.

F,e(e t+o ce(ti9cates pu(po(t to ic)ude t,e sa-e )ad t,e ea()ie( i date p(evai)s. I successive (egist(atios' +,e(e -o(e t,a oe ce(ti9cate is issued i (espect of a pa(ticu)a( estate o( ite(est i )ad' t,e

pe(so c)ai-ig ude( t,e p(io( ce(ti9cates is etit)ed to t,e estate o( ite(est ad t,at pe(so is dee-ed to ,o)d ude( t,e p(io( ce(ti9cate +,o is t,e ,o)de( of' o( +,ose c)ai- is de(ived di(ect)* o( idi(ect)* f(o- t,e pe(so +,o +as t,e ,o)de( of t,e ea()iest ce(ti9cate issued i (espect t,e(eof.

TE LAF

Sectio 30 of Act No. >6' p(ovides t,at ;It <t,e dec(ee of (egist(atio= s,a)) 4e

coc)usive upo ad agaist a)) pe(sos' ic)udig t,e Isu)a( Gove(-et ad a)) t,e 4(ac,es t,e(eof' +,et,e( -etioed 4* a-e i t,e app)icatio' otice' o( citatio' o( ic)uded i t,e gee(a) desc(iptio;To a)) +,o- it -a* coce(.;

It +i)) 4e oted' f(o- said sectio t,e ;dec(ee of (egist(atio; s,a)) ot 4e opeed' fo( a* (easo' i a* cou(t' e8cept fo( f(aud' ad ot eve fo( f(aud' afte( t,e )apse of oe *ea(.

TE &"LE ON DO"#LE SALE: CIRIL CODE A(tic)e 1>23 of t,e Civi) Code p(ovides' a-og ot,e( t,igs' t,at +,e oe piece of (ea) p(ope(t* ,ad 4ee so)d to t+o di?e(et pe(sos it s,a)) 4e)og to t,e pe(so

acqui(ig it' +,o 9(st isc(i4es it i t,e (egist(*.

T,is (u)e' of cou(se' p(esupposes t,at eac, of t,e vedees o( pu(c,ase(s ,as acqui(ed tit)e to t,e )ad. T,e (ea) o+e(s,ip i suc, a case depeds upo p(io(it* of (egist(atio. F,i)e +e do ot o+ decide t,at t,e gee(a) p(ovisios of t,e Civi) Code a(e app)ica4)e to t,e Lad &egist(atio Act' eve t,oug, +e see o o45ectio t,e(eto' *et +e t,i' i t,e a4sece of ot,e( e8p(ess p(ovisios' t,e* s,ou)d ,ave a pe(suasive iuece i

adoptig a (u)e fo( gove(ig t,e e?ect of a dou4)e (egist(atio ude( said Act.

Adoptig t,e (u)e +,ic, +e 4e)ieve to 4e -o(e i cosoace +it, t,e pu(poses ad

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t,e (ea) itet of t,e to((es s*ste-' +e a(e of t,e opiio ad so dec(ee t,at i case )ad ,as 4ee (egiste(ed ude( t,e Lad &egist(atio Act i t,e a-e of t+o di?e(et pe(sos' t,e ea()ie( i date s,a)) p(evai). FO FAS TE !I&ST NEGLIGENT SALEE#. I t,e p(eset case' t,e appe))ee +as t,e 9(st eg)iget <g(atig t,at ,e +as t,e (ea) o+e(' ad if ,e +as ot t,e (ea) o+e( ,e ca ot co-p)ai= i ot opposig t,e

(egist(atio i t,e a-e of t,e appe))ats. e +as a pa(t*%defedat i a actio fo( t,e (egist(atio of t,e )ot i questio' i t,e a-e of t,e appe))ats' i 16.

;T,(oug, ,is fai)u(e to appea( ad to oppose suc, (egist(atio' ad t,e su4sequet et(* of a defau)t 5udg-et agaist ,i-' ,e

4eca-e i((evoca4)* 4oud 4* t,e dec(ee ad5udicatig suc, )ad to t,e appe))ats. e ,ad ,is da* i cou(t ad s,ou)d ot 4e

pe(-itted to set up ,is o+ o-issios as t,e g(oud fo( i-pugig t,e va)idit* of a

5udg-et du)* ete(ed 4* a cou(t of co-petet 5u(isdictio.;

G(atig t,at ,e +as t,e o+e( of t,e )ad upo +,ic, t,e +a)) is )ocated' ,is fai)u(e to oppose t,e (egist(atio of t,e sa-e i t,e a-e of t,e appe))ats' i t,e a4sece of f(aud' fo(eve( c)oses ,is -out, agaist i-pugig t,e va)idit* of t,at 5udg-et. T,e(e is o -o(e (easo +,* t,e doct(ie

ivoed 4* t,e appe))ee s,ou)d 4e app)ied to t,e appe))ats t,a to ,i-.

ADDITIONAL NOTES +it,i t,e CASE:

Ma* t,e pu(c,ase( of )ad +,ic, ,as 4ee ic)uded i a ;secod o(igia) ce(ti9cate; eve( 4e (ega(ded as a ;iocet pu(c,ase('; as agaist t,e (ig,ts o( ite(est of t,e o+e( of t,e 9(st o(igia) ce(ti9cate' ,is ,ei(s'

assigs' o( vedee

T,e 9(st o(igia) ce(ti9cate is (eco(ded i t,e pu4)ic (egist(*. It is eve( issued uti) it is (eco(ded. T,e (eco(d otice to a)) t,e +o()d. A)) pe(sos a(e c,a(ged +it, t,e o+)edge of +,at it cotais. A)) pe(sos dea)ig +it, t,e )ad so (eco(ded' o( a* po(tio of it' -ust 4e c,a(ged +it, otice of +,ateve( it cotais. T,e pu(c,ase( is c,a(ged +it, otice of eve(* fact s,o+ 4* t,e (eco(d ad is p(esu-ed to o+ eve(* fact +,ic, t,e

(eco(d disc)oses .T,is (u)e is so +e)) esta4)is,ed.

F,e a cove*ace ,as 4ee p(ope()* (eco(ded suc, (eco(d is cost(uctive otice of its cotets ad a)) ite(ests' )ega) ad equita4)e' ic)uded t,e(ei.

TE &"LE O! NOTICE

"de( t,e (u)e of otice' it is p(esu-ed t,at t,e pu(c,ase( ,as e8a-ied eve(*

ist(u-et of (eco(d a?ectig t,e tit)e. Suc, p(esu-ptio is i((e4uta4)e. e is c,a(ged +it, otice of eve(* fact s,o+ 4* t,e (eco(d ad is p(esu-ed to o+ eve(* fact +,ic, a e8a-iatio of t,e (eco(d +ou)d ,ave

disc)osed. T,is p(esu-ptio caot 4e

ove(co-e 4* p(oof of iocece o( good fait, . Ot,e(+ise t,e ve(* pu(pose ad o45ect of t,e )a+ (equi(ig a (eco(d +ou)d 4e

dest(o*ed. Suc, p(esu-ptio caot 4e defeated 4* p(oof of +at of o+)edge of +,at t,e (eco(d cotais a* -o(e t,a oe -a* 4e pe(-itted to s,o+ t,at ,e +as

igo(at of t,e p(ovisios of t,e )a+. T,e (u)e t,at a)) pe(sos -ust tae otice of t,e facts +,ic, t,e pu4)ic (eco(d cotais is a (u)e of )a+. T,e (u)e -ust 4e a4so)ute. A* va(iatio +ou)d )ead to ed)ess cofusio ad use)ess )itigatio.

Fe 4e)ieve t,e (u)e t,at a)) pe(sos -ust tae otice of +,at t,e pu4)ic (eco(d cotais i 5ust as o4)igato(* upo a))

pe(sos as t,e (u)e t,at a)) -e -ust o+ t,e )a+ t,at o oe ca p)ead igo(ace of t,e )a+. T,e fact t,at a)) -e o+ t,e )a+ is cot(a(* to t,e p(esu-ptio. T,e coduct of -e' at ti-es' s,o+s c)ea()* t,at t,e* do ot o+ t,e )a+. T,e (u)e' ,o+eve(' is

-adato(* ad o4)igato(*' ot+it,stadig. As a su--a(*:

It +ou)d 4e see to a 5ust ad equita4)e (u)e' +,e t+o pe(sos ,ave acqui(ed equa) (ig,ts i t,e sa-e t,ig' to ,o)d t,at t,e oe +,o acqui(ed it 9(st ad +,o ,as co-p)ied +it, a)) t,e (equi(e-ets of t,e )a+ s,ou)d 4e p(otected .

TI#"&CIO RS PC !acts:

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PEOPLES OMESITE H O"SING CO&PO&ATION

T,is is a actio fo( (ecove*ace of a pa(ce) of )ad )ocated i ueo Cit* cotaiig a a(ea of a4out >3 ,ecta(es.

TI#"&CIO' p)aiti?s 9)ed a actio 4efo(e t,e Cou(t of !i(st Istace of ueo Cit*

a))egig t,at fo( -a* *ea(s p(io( to Ma(c, /7' 1022 ad up to t,e p(eset

a= t,e* ad t,ei( acesto(s<E)adio

Ti4u(cio= ,ave 4ee i actua)' adve(se' ope' pu4)ic' e8c)usive ad cotiuous possessio as o+e(s of t,e )ad i )itigatio

4= t,at t,e* ,ave 4ee cu)tivatig t,e )ad ad e5o*ig its f(uits e8c)usive)* c= t,at f(o- ti-e i--e-o(ia) up to t,e

*ea( 177' t,e* ,ave 4ee pa*ig t,e )ad ta8es t,e(eo

d= t,at i 177 defedat Peop)es o-esite H ousig Co(po(atio 4ega asse(tig tit)e t,e(eto c)ai-ig t,at its T(asfe( Ce(ti9cate of Tit)e No. 1376 e-4(aces p(actica))* a)) of

p)aiti?s p(ope(t*'

e= +,i)e t,e ot,e( defedat "ive(sit* of t,e P,i)ippies 4ega a)so asse(tig tit)e t,e(eto c)ai-ig t,at its T(asfe( of Ce(ti9cate of Tit)e No. >6/ cove(s t,e (e-aiig po(tio

f= t,at defedats<"P= acqui(ed t,ei( (espective tit)es +it, fu)) otice of t,e actua) possessio ad c)ai- of

o+e(s,ip of p)aiti?s' ad as suc, t,e* caot 4e coside(ed iocet pu(c,ase(s fo( va)ue.

O Octo4e( 31' 172' defedat "ive(sit* of t,e P,i)ippies 9)ed a -otio to dis-iss a))egig t,at t,e co-p)ait states o cause of actio t,at it is 4a((ed 4* t,e statute of )i-itatios t,at t,e cou(t ,as o 5u(isdictio ove( t,e case. Defedat Peop)es o-esite H ousig Co(po(atio' o t,e ot,e( ,ad' 9)ed a -otio fo( 4i)) of pa(ticu)a(s to +,ic, p)aiti?s 9)ed a)so a (ep)*.

T,e t(ia) cou(t issued a o(de( dis-issig t,e co-p)ait o t,e g(oud of )ac of cause of actio ad t,at it is a)(ead* 4a((ed 4* t,e statute of )i-itatios' )eavig u(eso)ved t,e

ot,e( poits (aised i t,e p)eadigs fo( 4eig uecessa(*.

ISS"E: FO s,ou)d 4e dec)a(ed as t,e O+e(

&"LING:

T,e Defedats: "P ad PC.

It appea(s t,at defedat Peop)es o-esite H ousig Co(po(atio 4oug,t t,e po(tio of t,e p(ope(t* i questio f(o- its

p(edecesso(%i%ite(est so-eti-e i 177 fo( +,ic, T(asfe( Ce(ti9cate of Tit)e No. 1376 +as issued i its favo(.

T,e sa-e t,ig is t(ue +it, (ega(d to defedat "ive(sit* of t,e P,i)ippies. It )ie+ise acqui(ed t,e po(tio of t,e p(ope(t* o questio so-eti-e i 177 f(o- its

p(edecesso(%i%ite(est fo( +,ic, T(asfe( Ce(ti9cate of Tit)e No. >6/ +as issued i its favo(.

T,e(e is ot,ig i t,e co-p)ait to s,o+ t,at +,e it acqui(ed t,e p(ope(t* said defedat e+ of a* defect i t,e tit)e appea(ig o its face i t,e fo(- of a* )ie o( ecu-4(ace. Said defedats a(e

t,e(efo(e' p(esu-ed to 4e pu(c,ase(s fo( va)ue ad i good fait, ad as suc, a(e etit)ed to p(otectio ude( t,e )a+.

T,e fo(egoig 9ds suppo(t i t,e fo))o+ig +e))%sett)ed p(icip)e: ;A pe(so dea)ig +it, (egiste(ed )ad is ot (equi(ed to go 4e,id t,e (egiste( to dete(-ie t,e coditio of t,e p(ope(t*. e is o)* c,a(ged +it, otice of t,e 4u(des o t,e p(ope(t* +,ic, a(e oted o t,e face of t,e (egiste( o( t,e ce(ti9cate of tit)e. To (equi(e ,i- to do -o(e is to defeat oe of t,e p(i-a(* o45ects of t,e To((es S*ste-.;

It appea(s' ,o+eve(' t,at t,e )ad i questio ,as 4ee p)aced ude( t,e

ope(atio of t,e To((es s*ste- sice 11> +,e it ,as 4ee o(igia))* (egiste(ed i t,e a-e of defedats p(edecesso(%i%ite(est. It is t,e(efo(e' c)ea( t,at t,e )ad i questio ,as 4ee (egiste(ed i t,e a-e of

defedats p(edecesso(%i%ite(s sice 11> ude( t,e To((es s*ste- ad t,at

ot+it,stadig +,at t,e* o+ c)ai- t,at t,e o(igia) tit)e lacked the essential

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requirements prescribed by law for their validity, t,e* ,ave eve( tae a* step to u))if* said tit)e uti) 172 +,e t,e* istituted t,e p(eset actio.

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I ot,e( +o(ds' t,e* a))o+ed a pe(iod of >3 *ea(s 4efo(e t,e* +oe up to ivoe +,at t,e* o+ c)ai- to 4e e((oeous +,e t,e cou(t dec(eed i 11> t,e (egist(atio of t,e )ad i t,e a-e of defedats p(edecesso(% i%ite(est. . T,e* fai)ed to do so uti) 10 *ea(s afte(+a(ds' ad t,ei( actio <if a*= o+ s,ou)d 4e ,e)d 4* t,ei( o+ )ac,es ad eg)igece.

Evidet)*' t,is caot 4e doe fo( ude( ou( )a+ ad 5u(isp(udece' a dec(ee of

(egist(atio ca o)* 4e set aside +it,i oe *ea( afte( et(* o t,e g(oud of f(aud

p(ovided o iocet pu(c,ase( fo( va)ue ,as acqui(ed t,e p(ope(t* <Sectio 30' Act No. >6=

O t,e ot,e( ,ad' ou( )a+ is c)ea( t,at upo t,e e8pi(atio of t,e oe%*ea( pe(iod +it,i to (evie+ t,e dec(ee of (egist(atio' t,e dec(ee as +e)) as t,e tit)e issued i

pu(suace t,e(eof 4eco-es icot(ove(ti4)e <Sectio 30 Act No. >6=.

T,e pu(pose of t,e )a+ i )i-itig to oe *ea( t,e pe(iod +it,i +,ic, t,e dec(ee -a* 4e (evie+ed is to put a )i-it to t,e ti-e +it,i +,ic, a c)ai-at -a* as fo( its (evocatio. If afte( tit)e to p(ope(t* is dec(eed a actio -a* 4e istituted 4e*od t,e oe%*ea( pe(iod to set aside t,e dec(ee' t,e o45ect of t,e To((es s*ste- +,ic, is to gua(atee t,e idefeasi4i)it* of t,e Tit)e +ou)d 4e defeated <Ca4aos vs. &egiste( of Deeds' > P,i).' 7/=.

P)aiti?s )ie+ise coted t,at sice t,e co-p)ait a))eges t,at defedats acqui(ed t,ei( (espective tit)es +it, fu)) otice of t,e actua) possessio ad c)ai- of o+e(s,ip of p)aiti?s +it, (espect to t,e )ad i questio' it is e((o( to dis-iss t,e co-p)ait fo( suc, ave(-et is suJciet to esta4)is, a cause of actio agaist defedats. T,is cotetio ove()oos t,e fact t,at t,e )ad i questio is cove(ed 4* To((es tit)e.

T(ade(s &o*a) #a vs CA

T,e p(eset cot(ove(s* ,as its (oots i a -o(tgage e8ecuted 4* t,e spouses Ma8i-o ad Pat(ia Capa* i favo( of T(ade(s &o*a) #a <T&#= pu(suat to a )oa e8teded 4* t,e )atte( to t,e fo(-e(.

T,e -o(tgage cove(ed seve(a) p(ope(ties' ic)udig a pa(ce) of )ad' t,e su45ect of t,e p(eset dispute. T,e )oa 4eca-e due o $aua(* 0' 16> ad t,e sa-e ,avig

(e-aied upaid' T&# istituted e8t(a% 5udicia) fo(ec)osu(e p(oceedigs upo t,e

-o(tgaged p(ope(t*.

To p(evet t,e p(ope(t*s sa)e 4* pu4)ic

auctio' t,e Capa*s' o Septe-4e( //' 166' 9)ed a petitio fo( p(o,i4itio a))egig t,at t,e -o(tgage +as void sice t,e* did ot (eceive t,e p(oceeds of t,e )oa. T,e t(ia) cou(t iitia))* g(ated t,e Capa*s

p(a*e(.T,e* ete(ed i t,e Da* #oo' a otice )is pedes as +e)) as i t,e Capa*s ce(ti9cate of tit)e.

I5uctio +as )ifted' fo(ec)osu(e +as

a))o+ed. Octo4e( 12' 160' t,e p(ope(t* +as so)d to T&# +,ic, +as t,e ,ig,est 4idde( at t,e auctio sa)e. A s,e(i? ce(ti9cate of sa)e +as issued i its a-e o t,e sa-e da*. T,e otice of )is pedes' ,o+eve(' +as ot

ca((ied ove( i t,e ce(ti9cate of tit)e issued i t,e a-e of T&#.

Capa*s p(a*ed fo( t,e (ecove(* of t,e P(ope(t*.

F,i)e t,e case +as pedig i t,e Cou(t of Appea)s' T&# o Ma(c, 12' 10/ so)d t,e )ad to E-e)ita Satiago i +,ose a-e a e+ ce(ti9cate of tit)e' TCT No. 3322>'B3 +as issued' a)so' +it,out a* otice of )is pedes aotated t,e(eo. Satiago i tu( divided t,e )ad ito si8 <6= )ots ad so)d t,ese to Ma(cia) A)cata(a' A(-ado C(u ad A(te-io Sac,e' +,o 4eca-e co% o+e(s t,e(eof.B> A)cata(a ad ,is co% o+e(s deve)oped t,e p(ope(t* ad

t,e(eafte( so)d t,e si8 <6= )ots to sepa(ate 4u*e(s +,o +e(e issued sepa(ate tit)es' agai' 4ea(ig o otice of )is pedes. CA (u)ed t,at t,e o%4a (espodets

caot 4e coside(ed as pu(c,ase(s fo( va)ue ad i good fait,' ,avig pu(c,ased t,e

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Case No. %1>73 ad t,at +,i)e t,e otice of )is pedes +as ot ca((ied ove( to T&#s ce(ti9cate of tit)e' as +e)) as to t,e

su4sequet t(asfe(ees tit)es' it +as ete(ed i t,e Da* #oo +,ic, is suJciet to

costitute (egist(atio ad otice to a)) pe(sos of suc, adve(se c)ai-.

ISS"E: F,o s,ou)d 4e dec)a(ed as t,e

o+e( <1= +,o' as 4et+ee t,e Capa*s ad t,e o%4a (espodets' ,as a 4ette( (ig,t to t,e disputed p(ope(t*

&"LING:

Fe (u)e fo( t,e o%4a (espodets. !i(st' +,e T&# pu(c,ased t,e p(ope(t* at t,e fo(ec)osu(e sa)e' t,e otice of )is pedes t,at t,e Capa*s caused to 4e aotated o t,ei( ce(ti9cate of tit)e +as ot ca((ied ove( to t,e e+ oe issued to T&#. Neit,e( did t,e ce(ti9cate of tit)e of E-e)ita Satiago' +,o pu(c,ased t,e p(ope(t* f(o- T&#' cotai a* suc, otice.

F,e Satiago caused t,e p(ope(t* to 4e divided' si8 <6= e+ ce(ti9cates of tit)e +e(e issued' oe of +,ic,

cotaied a* otice of )is pedes. Satiago t,e so)d t,e )ots to Ma(cia) A)cata(a ad ,is co%o+e(s +,o e8t so)d eac, of t,ese to t,e o%4a (espodets.

T,e o%4a (espodets' t,e(efo(e' could not have been aware that the property in question was the subject of litigation when they acquired their respective portions of said property( T,e(e +as ot,ig i t,e ce(ti9cates of tit)e of t,ei(

(espective p(edecesso(s%i%ite(est t,at cou)d ,ave a(oused t,ei(

suspicio. The nonbank

respondents had a right to rely on what appeared on the face of the title of their respective

predecessorsininterest, ad +e(e ot 4oud to go 4e*od t,e sa-e. To ,o)d ot,e(+ise +ou)d defeat oe of t,e p(icipa) o45ects of t,e To((es s*ste-of )ad (egist(atio' t,at is' to

faci)itate t(asactios ivo)vig )ads. P"&POSE of TO&&ENS

T,e -ai pu(pose of t,e to((es s*ste- is to avoid possi4)e coicts of tit)e to (ea) estate ad to faci)itate t(asactios (e)ative t,e(eto 4* givig t,e pu4)ic t,e (ig,t to (e)* upo t,e face of a To((es ce(ti9cate of tit)e ad to dispese +it, t,e eed of iqui(ig fu(t,e(' e8cept +,e t,e pa(t* coce(ed ,as actua) o+)edge of facts ad ci(cu-staces t,at s,ou)d i-pe) a (easoa4)* cautious -a to -ae suc, fu(t,e( iqui(*.

F,e(e iocet t,i(d pe(sos' (e)*ig o t,e co((ectess of t,e ce(ti9cate of tit)e t,us issued' acqui(e (ig,ts ove( t,e p(ope(t*' t,e cou(t caot dis(ega(d suc, (ig,ts ad o(de( t,e tota) cace))atio of t,e ce(ti9cate( The e/ect of such an outright cancellation would be to impair public con%dence in the certi%cate of title, for everyone dealing with property registered under the Torrens system would have to

inquire in every instance as to whether the title has been regularly or

irregularly issued by the court(

Eve(* pe(so dea)ig +it, (egiste(ed )ad -a* safe)* (e)* o t,e co((ectess of t,e ce(ti9cate of tit)e issued t,e(efo( ad t,e )a+ +i)) i o +a* o4)ige ,i- to go 4e*od t,e ce(ti9cate to dete(-ie t,e coditio of t,e p(ope(t*.

#eig gui)t* of )ac,es' t,e Capa*s caot ivoe t,e (u)ig i Ri))aso( vs. Ca-o' Levi vs. #ass ad Di(ecto( of Lads vs. &e*esB/6 to t,e e?ect t,at et(* of t,e otice of )is pedes i t,e da* 4oo <p(i-a(* et(* 4oo= is suJciet to costitute (egist(atio ad suc, et(* is otice to a)) pe(sos of suc, adve(se c)ai-. Ce(tai)*' it is -ost iiquitous fo( t,e Capa*s +,o' afte( s)eepig o t,ei( (ig,ts fo( 9ftee *ea(s' to asse(t o+e(s,ip ove( t,e p(ope(t* t,at ,as

ude(goe seve(a) t(asfe(s -ade i good fait, ad fo( va)ue ad a)(ead* su4divided ito seve(a) )ots +it, i-p(ove-ets

it(oduced t,e(eo 4* t,ei( o+e(s.

LAC#AAN vs SAMO !acts:

T,is sett)es t,e petitio fo( (evie+ o ce(tio(a(i 9)ed 4* petitioe( #ett* #.

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Lac4a*a agaist (espodet #a*ai S. Sa-o*' $(.

Petitioe( ad (espodet -et eac, ot,e( t,(oug, a co--o f(ied so-eti-e i 120. Despite (espodet 4eig a)(ead* -a((ied' t,ei( (e)atios,ip deve)oped uti) petitioe( gave 4i(t, to (espodets so o Octo4e( 1/' 12.

Du(ig t,ei( i))icit (e)atios,ip' petitioe( ad (espodet' toget,e( +it, t,(ee -o(e

ico(po(ato(s' +e(e a4)e to esta4)is, a

-apo+e( se(vices co-pa*.B> !ive pa(ce)s of )ad +e(e a)so acqui(ed du(ig t,e said pe(iod ad +e(e (egiste(ed i petitioe( ad (espodets a-es' ostesi4)* as ,us4ad ad +ife. <(egiste(ed i t,e a-e of #a*ai S. Sa-o*' $(. -a((ied to #ett* Lac4a*a.B7 Evetua))*' ,o+eve(' t,ei( (e)atios,ip tu(ed sou( ad t,e* decided to pa(t +a*s so-eti-e i 11. I 10' 4ot, pa(ties ag(eed to divide t,e said p(ope(ties ad te(-iate t,ei( 4usiess pa(te(s,ip 4* e8ecutig a Pa(titio Ag(ee-et. Iitia))*' (espodet ag(eed to petitioe(s p(oposa) t,at t,e p(ope(ties i Ma)va( St. ad Do E(ique eig,ts 4e assiged to t,e )atte(' +,i)e t,e o+e(s,ip ove( t,e t,(ee ot,e( p(ope(ties +i)) go to (espodet. o+eve(' +,e petitioe( +ated additioa) de-ads to 4e ic)uded i t,e pa(titio ag(ee-et' (espodet (efused.B13

!ee)ig agg(ieved' petitioe( 9)ed a

co-p)ait fo( 5udicia) pa(titioB1> of t,e said p(ope(ties 4efo(e t,e &TC i ueo Cit* o Ma* 31' 1.

Petitioe( ave((ed t,at s,e ad (espodet sta(ted to )ive toget,e( as ,us4ad ad +ife i 12 +it,out t,e 4ee9t of -a((iage ad +o(ed toget,e( as 4usiess pa(te(s'

acqui(ig (ea) p(ope(ties a-outig to

P17'7'.. Petitioe( )ie+ise c)ai-ed t,at t,e* acqui(ed t,e said (ea) estate

p(ope(ties f(o- t,e ico-e of t,e co-pa* +,ic, s,e ad (espodet esta4)is,ed. &espodet' i ,is As+e('B16 ,o+eve(' deied petitioe(s c)ai- of co,a4itatio ad said t,at t,e p(ope(ties +e(e acqui(ed out of ,is o+ pe(soa) fuds +it,out a*

cot(i4utio f(o- petitioe(. e coute(ed

t,at t,e said p(ope(ties +e(e (egiste(ed i ,is a-e toget,e( +it, petitioe( to e8c)ude t,e sa-e f(o- t,e p(ope(t* (egi-e of

(espodet ad ,is )ega) +ife' ad to p(evet t,e possi4)e dissipatio of t,e said p(ope(ties sice ,is )ega) +ife +as t,e a ,eav*

ga-4)e(.

&TC dis-issed t,e co-p)ait. Petitioe(

e)evated t,e -atte( to t,e CA asse(tig t,at s,e is t,e p(o idiviso o+e( of oe%,a)f of t,e p(ope(ties i dispute.

Petitioe( a(gued t,at t,e t(ia) cou(ts decisio su45ected t,e ce(ti9cates of tit)e ove( t,e said p(ope(ties to co))ate(a) attac cot(a(* to )a+ ad 5u(isp(udece. Petitioe( a)so coteded t,at it is i-p(ope( to t,(es, out t,e issue o o+e(s,ip i a actio fo( pa(titio.

Fou)d a (eso)utio o t,e issue of o+e(s,ip su45ect t,e To((es tit)e issued ove( t,e

disputed (ea)ties to a co))ate(a) attac Most de9ite)*' it +ou)d ot.

T,e(e is o dispute t,at a To((es ce(ti9cate of tit)e caot 4e co))ate(a))* attaced'B3/ 4ut t,at (u)e is ot -ate(ia) to t,e case at 4a(.

F,at caot 4e co))ate(a))* attaced is t,e ce(ti9cate of tit)e ad ot t,e tit)e itse)f. T,e ce(ti9cate (efe((ed to is t,at docu-et

issued 4* t,e &egiste( of Deeds o+ as t,e TCT.

I cot(ast' t,e tit)e (efe((ed to 4* )a+ -eas o+e(s,ip +,ic, is' -o(e ofte t,a ot' (ep(eseted 4* t,at docu-et. Petitioe( appa(et)* cofuses tit)e +it, t,e ce(ti9cate of tit)e. Tit)e as a cocept of o+e(s,ip

s,ou)d ot 4e cofused +it, t,e ce(ti9cate of tit)e as evidece of suc, o+e(s,ip a)t,oug, 4ot, a(e ite(c,agea4)* used.

Mo(eove(' p)acig a pa(ce) of )ad ude( t,e -at)e of t,e To((es s*ste- does ot -ea t,at o+e(s,ip t,e(eof ca o )oge( 4e disputed. O+e(s,ip is di?e(et f(o- a ce(ti9cate of tit)e' t,e )atte( o)* se(vig as t,e 4est p(oof of o+e(s,ip ove( a piece of )ad. T,e ce(ti9cate caot a)+a*s 4e coside(ed as coc)usive evidece of o+e(s,ip.

(16)

1

6

I t,e ce(ti9cate' o( t,at t,e (egist(at -a* o)* 4e a t(ustee' o( t,at ot,e( pa(ties -a* ,ave acqui(ed ite(est ove( t,e p(ope(t*

su4sequet to t,e issuace of t,e ce(ti9cate of tit)e.B32 Need)ess to sa*' (egist(atio does ot vest o+e(s,ip ove( a p(ope(t*' 4ut -a* 4e t,e 4est evidece t,e(eof.