Land Titles and Deeds

(1)

AMENDING AND CODIFYING THE LAWS RELATIVE

TO REGISTRATION OF PROPERTY

AND FOR OTHER PURPOSES

WHEREAS, there is a need to !date the Land Re"istration A#t WHEREAS, there is a need to !date the Land Re"istration A#t and to #odi$% the &arios 'a(s re'ati&e to re"istration o$ !ro!ert%, in and to #odi$% the &arios 'a(s re'ati&e to re"istration o$ !ro!ert%, in order to $a#i'itate e$$e#ti&e i)!'e)entation o$ said

order to $a#i'itate e$$e#ti&e i)!'e)entation o$ said 'a(s*'a(s* WHE

WHEREAREAS, S, to to strstren"en"thethen n the the TToorrerrens ns s%s%steste), ), it it is is dedee)ee)edd ne#

ne#esessarsar% % to to adoado!t !t sa$sa$e"e"ardards s to to !re!re&e&ent nt anoano)a)a'o'os s tittit'in'in" " o$ o$ rerea'a' !ro!ert%, and to strea)'ine and si)!'i$% re"istration !ro#eedin"s and !ro!ert%, and to strea)'ine and si)!'i$% re"istration !ro#eedin"s and the issan#e o$ #erti$i#ates o$ tit'e*

the issan#e o$ #erti$i#ates o$ tit'e*

WHEREAS, the de#rees !ro)'"ated re'ati&e to the

WHEREAS, the de#rees !ro)'"ated re'ati&e to the re"istrationre"istration o$

o$ #e#ertrti$i$i#i#atates es o$ o$ 'a'and nd trtranans$s$er er anand d e)e)anan#i#i!a!atition on !a!atetentnts s isissseded !rsant to Presidentia' De#ree No. 2+ to

!rsant to Presidentia' De#ree No. 2+ to hasten the i)!'e)entation o$ hasten the i)!'e)entation o$ the 'and re$or) !ro"ra) o$ the #ontr% $or) an inte"ra' !art o$ the the 'and re$or) !ro"ra) o$ the #ontr% $or) an inte"ra' !art o$ the !ro!ert% re"istration 'a(s*

!ro!ert% re"istration 'a(s* NOW

NOW, , THERTHEREOREEORE, , I, I, ERDERDINANINAND D E. E. -A-ARCOS, RCOS, PresPresident o$ ident o$ the Re!'i# o$ the Phi'i!!ines, % &irte o$ the !o(ers &ested in )e the Re!'i# o$ the Phi'i!!ines, % &irte o$ the !o(ers &ested in )e % the Constittion, do here% order and de#ree the $o''o(in"/

% the Constittion, do here% order and de#ree the $o''o(in"/

CHAPTER I

0ENERAL PROISIONS

SECTION 1

SECTION 1. Title of Decree.. Title of Decree.  This De#ree sha'' e 3no(n as  This De#ree sha'' e 3no(n as the PROPERT4 RE0ISTRATION DECREE.

the PROPERT4 RE0ISTRATION DECREE. S

SEECC. . 22.. NatNature ure of of regregististratration ion proproceeceedindings; gs; jurjurisdisdicictiotion n of of courts.

courts.  di#ia' !ro#eedin"s $or the  di#ia' !ro#eedin"s $or the re"istration o$ 'ands thro"hotre"istration o$ 'ands thro"hot the Phi'i!!ines sha'' e in re) and sha'' e ased on the "enera''% the Phi'i!!ines sha'' e in re) and sha'' e ased on the "enera''% a##e!ted !rin#i!'es nder'%in" the

(2)

(3)

Corts o$ irst Instan#e

Corts o$ irst Instan#e11_{sha'' ha&e e6#'si&e 7risdi#tion o&er}_{sha'' ha&e e6#'si&e 7risdi#tion o&er}

a''

a'' a!!a!!'i#'i#atiations ons $or $or oriori"in"ina' a' re"re"ististratration ion o$ o$ tittit'e 'e to to 'an'andsds, , in#in#'d'din"in" i)!ro&e)ents and interests therein, and o&er a'' !etitions $i'ed a$ter i)!ro&e)ents and interests therein, and o&er a'' !etitions $i'ed a$ter ori

ori"in"ina' a' re"re"ististratration ion o$ o$ tittit'e, 'e, (it(ith h !o(!o(er er to to heahear r and and detdeter)er)ine ine a''a'' 8

8esestitionons s ararisisinin" " !!on on ss#h #h a!a!!'!'i#i#atatioions ns or or !e!etitititionons. s. ThThe e #o#orrtt th

thrroo""h h itits s #'#'erer3 3 o$ o$ #o#orrt t shsha'a'' ' $$rnrniish sh ththe e LaLand nd RRe"e"isistrtratatioionn Co))ission

Co))ission22 _(ith_(i_{th t(o}_{t(o #e}_#ert_rti$_i$ie_ied_{d #o}_#o!i_!ies_{es o$}_{o$ a'}_a''_{' !'}_!'ea_eadi_din"_n"s,_{s, e6}_e6hi_hii_its_ts,,

orders, and de#isions $i'ed or issed in a!!'i#ations or !etitions $or orders, and de#isions $i'ed or issed in a!!'i#ations or !etitions $or 'and re"istration, (ith the e6#e!tion o$ steno"ra!hi# notes, (ithin $i&e 'and re"istration, (ith the e6#e!tion o$ steno"ra!hi# notes, (ithin $i&e da%s $ro) the $i'in" or issan#e thereo$.

da%s $ro) the $i'in" or issan#e thereo$.

1 1.. C

Co

on

ncceep

pt

t o

off jura regalia.

jura regalia.

Generally, under the cnce!t "

Generally, under the cnce!t " jura jura regaliaregalia, !r#$ate t#tle t land %u&t 'e, !r#$ate t#tle t land %u&t 'e traced t &%e rant, e!re&& r #%!l#ed, "r% the S!an#&h Cr*n r #t& &ucce&&r&, traced t &%e rant, e!re&& r #%!l#ed, "r% the S!an#&h Cr*n r #t& &ucce&&r&, the A%er#can Cln#al $ern%ent, and therea"ter, the Ph#l#!!#ne Re!u'l#c+ The the A%er#can Cln#al $ern%ent, and therea"ter, the Ph#l#!!#ne Re!u'l#c+ The 'el#e"

'el#e" that that the the S!an#&h S!an#&h Cr*n Cr*n #& #& the the r##n r##n " " all all land land t#tle& t#tle& #n #n the the Ph#l#!!#ne& Ph#l#!!#ne& ha&ha& !er&#&ted

!er&#&ted 'ecau&e 'ecau&e t#tle t#tle t t land land %u&t %u&t e%anate e%anate "r% "r% &%e &%e &urce &urce "r "r #t #t cannt cannt #&&ue#&&ue "rth "r% n*here+ In #t& 'rad &en&e, the ter% 

"rth "r% n*here+ In #t& 'rad &en&e, the ter%  jura re jura regaliagalia- re"er& t ryal r#ht&,- re"er& t ryal r#ht&, r th&e r#ht& *h#ch the .#n ha& 'y $#rtue " h#& !rerat#$e&+ In S!an#&h la*, #t r th&e r#ht& *h#ch the .#n ha& 'y $#rtue " h#& !rerat#$e&+ In S!an#&h la*, #t re"er& t a r#ht *h#ch the &$ere#n ha& $er anyth#n #n *h#ch a &u'/ect ha& a r#ht re"er& t a r#ht *h#ch the &$ere#n ha& $er anyth#n #n *h#ch a &u'/ect ha& a r#ht " !r!

" !r!ererty rty r propriedad propriedad + The&e *ere r#ht& en/yed dur#n "eudal t#%e& 'y the+ The&e *ere r#ht& en/yed dur#n "eudal t#%e& 'y the .#n a& the &$ere#n+

.#n a& the &$ere#n+

The thery " the "eudal &y&te% *a& that t#tle t all land& *a& r##nally The thery " the "eudal &y&te% *a& that t#tle t all land& *a& r##nally held 'y the .#n, and *h#le the u&e " land& *a& ranted ut t ther& *h *ere held 'y the .#n, and *h#le the u&e " land& *a& ranted ut t ther& *h *ere !er%#tted t

!er%#tted t hld the% hld the% under certa#n under certa#n cnd#t#n&, the cnd#t#n&, the .#n th.#n theret#cally reta#ned eret#cally reta#ned thethe t#tle+ 0y "#ct#n " la*, the .#n *a& rearded a& the r##nal !r!r#etr " all land&, t#tle+ 0y "#ct#n " la*, the .#n *a& rearded a& the r##nal !r!r#etr " all land&, and the true and nly

and the true and nly &urce " t#tle, and "r% h#% all land& *ere held+ &urce " t#tle, and "r% h#% all land& *ere held+ The thery " The thery " jura regalia

jura regalia *a& there"re nth#n %re than a natural *a& there"re nth#n %re than a natural "ru#t " cn1ue&t+"ru#t " cn1ue&t+

The ca!ac#ty " the State t *n r ac1u#re !r!erty #& the State3& !*er " The ca!ac#ty " the State t *n r ac1u#re !r!erty #& the State3& !*er " d%#n#u%+ Th#& *a& the "undat#n "r the early S!an#&h decree& e%'rac#n the d%#n#u%+ Th#& *a& the "undat#n "r the early S!an#&h decree& e%'rac#n the "euda

"eudal thery "l thery " jura regalia jura regalia+ The + The  Regalian Doctrine Regalian Doctrine- r- r jura regalia jura regalia #& a We&tern #& a We&tern 4

4

Shuld read Re#nal Tr#al Curt&+ Shuld read Re#nal Tr#al Curt&+

2 2

Shuld rea

Shuld read Land Re#&trat#n Authr#ty+d Land Re#&trat#n Authr#ty+

 

Cru5 $+ Secretary " En$#rn%ent and Natural Re&urce&, GR N+ 4676, Dec+ 8, 2999, Cru5 $+ Secretary " En$#rn%ent and Natural Re&urce&, GR N+ 4676, Dec+ 8, 2999, :; SCRA 427, !er <u&t#ce .a!unan+

(4)

PROPERTY REGIST

PROPERTY REGISTRATRATION DION DECREE AND ECREE AND RELATRELATED ED LAWLAWSS (LAND TITLES AND DEEDS)

(LAND TITLES AND DEEDS)

 

leal cnce!t that *a& "#r&t #ntrduced 'y the S!an#ard& #nt the cuntry thruh the leal cnce!t that *a& "#r&t #ntrduced 'y the S!an#ard& #nt the cuntry thruh the La*& " the Ind#e& and the R

La*& " the Ind#e& and the Ryal Cedula&+ The Ph#l#!!#ne& !a&&ed t S!a#n 'y $#rtueyal Cedula&+ The Ph#l#!!#ne& !a&&ed t S!a#n 'y $#rtue "

" dd#&#&cc$e$eryry- - anand d ccn1n1ueue&t&t+ + CnCn&e&e1u1uenentlytly, , alall l lalandnd& & 'e'ecaca%e %e ththe e eeclclu&u&#$#$ee !atr#%ny

!atr#%ny and and d%#n#n d%#n#n " " the the S!an#&h S!an#&h Cr*n+ Cr*n+ The The S!an#&h S!an#&h $ern%ent $ern%ent t= t= ch

charare e " " d#d#&t&tr#r#'ut'ut#n#n  ththe e lalandnd& & 'y 'y #&#&&u&u#n#n  ryryal al rranant& t& anand d ccncnce&e&&#&#nn& & tt S!an#ard&, 'th %#l#tary and c#$#l#an+ Pr#$ate land t#tle& culd nly 'e ac1u#red "r% S!an#ard&, 'th %#l#tary and c#$#l#an+ Pr#$ate land t#tle& culd nly 'e ac1u#red "r% the $ern%ent e#ther 'y !urcha&e r 'y the $ar#u& %de& " land rant "r% the the $ern%ent e#ther 'y !urcha&e r 'y the $ar#u& %de& " land rant "r% the Cr*n+

Cr*n+ Th

The e LaLa*& " *& " ththe e InInd#d#e& e& *e*ere re ""llll**ed ed 'y 'y ththee Ley Ley Hipotecaria,Hipotecaria, r the r the >rtae La* " 47?+ The S!an#&h >rtae La* !r$#ded "r the &y&te%at#c >rtae La* " 47?+ The S!an#&h >rtae La* !r$#ded "r the &y&te%at#c re#&trat#n " t#tle& and deed& a& *ell a& !&&e&&ry cla#%&+ The la* &uht t re#&trat#n " t#tle& and deed& a& *ell a& !&&e&&ry cla#%&+ The la* &uht t re#&ter and ta land& !ur&uant t the Ryal Decree " 4779+ The Ryal Decree " re#&ter and ta land& !ur&uant t the Ryal Decree " 4779+ The Ryal Decree " 47?:, r the >aura La*,- *a& !artly an a%end%ent " the >rtae La* a& *ell 47?:, r the >aura La*,- *a& !artly an a%end%ent " the >rtae La* a& *ell a& the La*& " the Ind#e&, a& already a%ended 'y !re$#u& rder& and decree&+ Th#& a& the La*& " the Ind#e&, a& already a%ended 'y !re$#u& rder& and decree&+ Th#& *a& the

*a& the la&la&t t S!aS!an#&n#&h h lanland d la* !r%ulla* !r%ulaated ted #n #n the Ph#l#the Ph#l#!!#!!#ne&ne&+ + It It re1re1u#ru#red ed thethe ad/u&t%ent- r re#&trat#n " all ar#cultural land&, ther*#&e the land& &hall re$ert ad/u&t%ent- r re#&trat#n " all ar#cultural land&, ther*#&e the land& &hall re$ert t the &tate+ @ur year& later, 'y the Treaty " Par#& " Dece%'er 49, 47?7, S!a#n t the &tate+ @ur year& later, 'y the Treaty " Par#& " Dece%'er 49, 47?7, S!a#n ceded t the $ern%ent " the n#ted State& all r#ht&, #ntere&t& and cla#%& $er the ceded t the $ern%ent " the n#ted State& all r#ht&, #ntere&t& and cla#%& $er the nat#nal terr#try " the Ph#l#!!#ne I&land&+

nat#nal terr#try " the Ph#l#!!#ne I&land&+::

2. 2. T

Te

e Re

Re!"

!"#$

#$"n

"n %o

%oct

ct&$

&$ne

ne $'

$' en

en'

'&$

&$ne

ne%

% $n

$n t

te

e p&

p&ee'e

'ent

nt "n

"n%

% p&

p&e(

e($o

$o)'

)'

Con't$t)t$on'.

The 4?7; Cn&t#tut#n, l#=e the 4?6 and 4?; Cn&t#tut#n&, e%'d#e& the The 4?7; Cn&t#tut#n, l#=e the 4?6 and 4?; Cn&t#tut#n&, e%'d#e& the !r#nc#!le "

!r#nc#!le " State *ner&h#! State *ner&h#! " land& " land& and all and all ther natural ther natural re&urce& #n re&urce& #n Sect#n 2 Sect#n 2 " " Art#cle BII n Nat#nal

Art#cle BII n Nat#nal Ecn%y and Patr#%ny,- t *#tEcn%y and Patr#%ny,- t *#t S

SECEC+ + 2+ 2+ AAll ll lalandnd& & " " ththe e !u!u'l'l#c #c dd%a%a#n#n, , *a*ateter&r&,, %#neral&, cal, !etrleu%, and ther %#neral #l&, all "rce& " %#neral&, cal, !etrleu%, and ther %#neral #l&, all "rce& " !tent#al

!tent#al eneryenery, , "#&her#e&, "#&her#e&, "re&t& "re&t& r r t#%'er, t#%'er, *#ldl#"e, *#ldl#"e, "lra "lra andand "auna, and ther natural re&urce& are *ned 'y the State+ W#th "auna, and ther natural re&urce& are *ned 'y the State+ W#th the ece!t#n " ar#cultural land&, all ther natural re&urce& the ece!t#n " ar#cultural land&, all ther natural re&urce& &h

&halall l nnt t 'e 'e alal#e#enanateted+ d+ ThThe e ee!l!lrratat##n, n, dede$e$el!l!%e%ent nt anandd ut#l#5at#n " natural re&urce& &hall 'e under the "ull cntrl ut#l#5at#n " natural re&urce& &hall 'e under the "ull cntrl and &u!er$#&#n " the State+ The State %ay d#rectly underta=e and &u!er$#&#n " the State+ The State %ay d#rectly underta=e &uch act#$#t#e& r #t %ay enter #nt c!rduct#n, /#nt $enture, &uch act#$#t#e& r #t %ay enter #nt c!rduct#n, /#nt $enture, r

r !r!rducduct#t#n&n&harhar#n #n aareeree%en%ent& t& *#t*#th h @#l@#l#!##!#n n c#tc#t#5e#5en&, n&, r r :

:

Cru5 $+ Secretary " En$#rn%ent and Natural Re&urce&, &u!ra, !er <u&t#ce Pun+ Cru5 $+ Secretary " En$#rn%ent and Natural Re&urce&, &u!ra, !er <u&t#ce Pun+

(5)

cr!rat#n& r a&&c#at#n& at lea&t &#ty !er centu% " *h&e ca!#tal #& *ned 'y &uch c#t#5en&+ Such aree%ent& %ay 'e "r a !er#d nt eceed#n t*enty"#$e year&, rene*a'le "r nt %re

than t*enty"#$e year&, and under &uch ter%& and cnd#t#n& a& %ay 'e !r$#ded 'y la*+ In ca&e& " *ater r#ht& "r #rr#at#n, *ater &u!!ly, "#&her#e&, r #ndu&tr#al u&e& ther than the de$el!%ent " *ater !*er, 'ene"#c#al u&e %ay 'e the %ea&ure and l#%#t " the

rant+-The !r#nc#!le had #t& rt& #n the 4?6 Cn&t#tut#n *h#ch e!re&&ed the $er*hel%#n &ent#%ent #n the Cn$ent#n #n "a$r " the !r#nc#!le " State *ner&h#! " natural re&urce& and the ad!t#n " the Real#an dctr#ne a& art#culated #n Sect#n 4 " Art#cle BIII n Cn&er$at#n and t#l#5at#n " Natural Re&urce&- a& "ll*&

SEC+ 4+ All ar#cultural, t#%'er, and %#neral land& " the !u'l#c d%a#n, *ater&, %#neral&, cal, !etrleu%, and ther %#neral #l&, all"rce& " !tent#al enery, and ther natural re&urce& " the Ph#l#!!#ne& 'eln t the State, and the#r d#&!&#t#n, e!l#tat#n, de$el!%ent, r ut#l#5at#n &hall 'e l#%#ted t c#t#5en& " the Ph#l#!!#ne&, r t cr!rat#n& r a&&c#at#n& at lea&t &#ty !er centu% " the ca!#tal " *h#ch #& *ned 'y &uch c#t#5en&, &u'/ect t any e#&t#n r#ht, rant, lea&e, r cnce&&#n at the t#%e " the #nauurat#n " the G$ern%ent e&ta'l#&hed under th#& Cn&t#tut#n+ Natural re&urce&, *#th the ece!t#n " !u'l#c ar#cultural land, &hall nt 'e al#enated, and n l#cen&e, cnce&&#n, r lea&e "r the e!l#tat#n, de$el!%ent, r ut#l#5at#n " any " the natural re&urce& &hall 'e ranted "r a !er#d eceed#n t*enty"#$e year&, ece!t a& t *ater r#ht& "r #rr#at#n, *ater &u!!ly, "#&her#e&, r #ndu&tr#al u&e& ther than the de$el!%ent " *ater !*er, #n *h#ch ca&e& 'ene"#c#al u&e %ay 'e the %ea&ure and

the l#%#t " the

rant+-Thu&, a"ter e!re&&ly declar#n that all land& " the !u'l#c d%a#n, *ater&, %#neral&, all "rce& " enery and ther natural re&urce& 'elned t the State, the C%%n*ealth a'&lutely !rh#'#ted the al#enat#n " the&e natural re&urce&+ The#r d#&!&#t#n, e!l#tat#n, de$el!%ent and ut#l#5at#n *ere "urther re&tr#cted nly t @#l#!#n c#t#5en& and ent#t#e& that *ere 89 !ercent @#l#!#n*ned+

(6)

PROPERTY REGISTRATION DECREE AND RELATED LAWS (LAND TITLES AND DEEDS)

6

The 4?; Cn&t#tut#n re#terated the Real#an dctr#ne #n Sect#n 7, Art#cle BI n the Nat#nal Ecn%y and the Patr#%ny " the Nat#n,- t *#t

SEC+ 7+ All land& " the !u'l#c d%a#n, *ater&, %#neral&, cal, !etrleu% and ther %#neral #l&, all "rce& " !tent#al enery, "#&her#e&, *#ldl#"e, and ther natural re&urce&

" the Ph#l#!!#ne& 'eln t the State+ W#th the ece!t#n " ar#cultural, #ndu&tr#al r c%%erc#al, re&#dent#al, and re&ettle%ent land& " the !u'l#c d%a#n, natural re&urce& &hall nt 'e al#enated, and n l#cen&e, cnce&&#n, r lea&e "r the e!lrat#n, de$el!%ent, e!l#tat#n, r ut#l#5at#n " any " the natural re&urce& &hall 'e ranted "r a !er#d eceed#n t*enty"#$e year&, rene*a'le "r nt %re than t*enty"#$e year&, ece!t a& t *ater r#ht& "r #rr#at#n, *ater &u!!ly, "#&her#e&, r #ndu&tr#al u&e& ther than the de$el!%ent " *ater !*er, #n *h#ch ca&e& 'ene"#c#al u&e %ay 'e the %ea&ure and

the l#%#t " the

rant+-The !re&ent Cn&t#tut#n !r$#de& that, ece!t "r ar#cultural land& " the !u'l#c d%a#n *h#ch alne %ay 'e al#enated, "re&t r t#%'er, and %#neral land&, a& *ell a& all ther natural re&urce& %u&t re%a#n *#th the State, the e!lrat#n, de$el!%ent and ut#l#5at#n " *h#ch &hall 'e &u'/ect t #t& "ull cntrl and &u!er$#&#n al'e#t all*#n #t t enter #nt c!rduct#n, /#nt $enture r !rduct#n &har#n aree%ent&, r #nt aree%ent& *#th "re#n*ned cr!rat#n& #n$l$#n techn#cal r "#nanc#al a&&#&tance "r lare&cale e!lrat#n, de$el!%ent and ut#l#5at#n+6

*+. Te %oct&$ne %oe' not ne!"te ,n"t$(e

t$t#e.-In Cru5 $+ Secretary " En$#rn%ent and Natural Re&urce&,8 !et#t#ner& challened the cn&t#tut#nal#ty " RA N+ 7;4, ther*#&e =n*n a& the Ind#enu& Pe!le& R#ht& Act " 4??; (IPRA), n the rund that #t a%unt& t an unla*"ul de!r#$at#n " the State3& *ner&h#! $er land& " the !u'l#c d%a#n and all ther natural re&urce& there#n, 'y recn#5#n the r#ht " *ner&h#! " Ind#enu& Cultural C%%un#t#e& r Ind#enu& Pe!le& (ICC&FIP&) t the#r ance&tral d%a#n& and ance&tral land& n the 'a&#& " nat#$e t#tle+ A"ter due del#'erat#n n the !et#t#n, the Su!re%e Curt $ted a& "ll*& &e$en (;) <u&t#ce& $ted t d#&%#&& the !et#t#n

6

Sec&+ 2 and , Art+ BII+

8

(7)

*h#le &e$en (;) ther& $ted t rant the !et#t#n+ A& the $te& *ere e1ually d#$#ded (; t ;) and the nece&&ary %a/r#ty *a& nt 'ta#ned, the ca&e *a& redel#'erated u!n+ *e$er, a"ter redel#'erat#n, the $t#n re%a#ned the &a%e+ Accrd#nly, !ur&uant t Sect#n ;, Rule 68 " the Rule& " Curt, the !et#t#n *a& d#&%#&&ed, and the $al#d#ty " the la*, dee%ed u!held+ <u&t#ce .a!unan, $t#n t d#&%#&& the !et#t#n, &tated that the Real#an thery de& nt neate nat#$e t#tle t land& held #n !r#$ate *ner&h#! &#nce t#%e #%%e%r#al, ad$ert#n t the land%ar= ca&e " Car#H $+ In&ular G$ern%ent,; _{*here the n#ted State& Su!re%e Curt, thruh <u&t#ce} l%e&, declared

It %#ht, !erha!&, 'e !r!er and &u""#c#ent t &ay that *hen, a& "ar 'ac= a& te&t#%ny r %e%ry e&, the land ha& 'een held 'y #nd#$#dual& under a cla#% " !r#$ate *ner&h#!, #t *#ll 'e !re&u%ed t ha$e 'een held #n the &a%e *ay "r% 'e"re the S!an#&h cn1ue&t, and ne$er t ha$e 'een !u'l#c

land+-The a'$e rul#n #n&t#tut#nal#5ed the recn#t#n " the e#&tence " nat#$e t#tle t land, r *ner&h#! " land 'y @#l#!#n& 'y $#rtue " !&&e&&#n under a cla#% " *ner&h#! &#nce t#%e #%%e%r#al and #nde!endent " any rant "r% the S!an#&h Cr*n, a& an ece!t#n t the thery " jura regalia+

De&cr#'#n the IPRA a& a n$el !#ece " le#&lat#n, <u&t#ce Pun &tated that Car#H "#r%ly e&ta'l#&hed a cnce!t " !r#$ate land t#tle that e#&ted #rre&!ect#$e " any ryal rant "r% the State and *a& 'a&ed n the &trn %andate etended t the I&land& $#a the Ph#l#!!#ne 0#ll " 4?92 that N la* &hall 'e enacted #n &a#d #&land& *h#ch &hall de!r#$e any !er&n " l#"e, l#'erty, r !r!erty *#thut due !rce&& " la*, r deny t any !er&n there#n the e1ual !rtect#n " the la*&+- The IPRA recn#5e& the e#&tence " ICC&FIP& a& a d#&t#nct &ectr #n Ph#l#!!#ne &c#ety+ It rant& the&e !e!le the *ner&h#! and !&&e&&#n " the#r ance&tral d%a#n& and ance&tral land&, and de"#ne& the etent " the&e land& and d%a#n&+ The *ner&h#! #$en #& the #nd#enu& cnce!t " *ner&h#! under cu&t%ary la* *h#ch trace& #t& r##n t nat#$e t#tle+

On the ther hand, <u&t#ce #tu *uld rant the !et#t#n, &ay#n that Car#H cannt $err#de the cllect#$e *#ll " the !e!le e!re&&ed #n the Cn&t#tut#n+ It #& #n the% that &$ere#nty re&#de& and "r% the% that all $ern%ent authr#ty e%anate&+ It #& nt then "r a curt rul#n r any !#ece " le#&lat#n t 'e cn"r%ed t 'y the "unda%ental la*, 'ut #t #& "r the "r%er t

;

(8)

;

ada!t t the latter, and #t #& the &$ere#n act that %u&t, 'et*een the%, &tand #n$#late+

<u&t#ce Panan#'an *a& %re "rthr#ht *hen he &tated that all @#l#!#n&, *hether #nd#enu& r nt, are &u'/ect t the Cn&t#tut#n, and that n ne #& ee%!t "r% #t& allenc%!a&&#n !r$#&#n&+

*. /"c0!&o)n% of te To&&en' ''te of &e!$'t&"t$on.

The 'lde&t e""rt t ra!!le *#th the !r'le% " &#%!l#"#cat#n " t#tle t land *a& %ade 'y >r+ (a"ter*ard& S#r R'ert) Trren&, a lay%an, #n Suth Au&tral#a #n 476;+ In the Trren& &y&te%, t#tle 'y re#&trat#n ta=e& the !lace " t#tle 'y deed&-" the &y&te% under the eneral- la*+ A &ale deed&-" land, "r ea%!le, #& e""ected 'y a re#&tered tran&"er, u!n *h#ch a cert#"#cate " t#tle #& #&&ued+ The cert#"#cate #& uaranteed 'y &tatute, and, *#th certa#n ece!t#n&, cn&t#tute& #nde"ea&#'le t#tle t the land %ent#ned there#n+ nder the ld &y&te% the &a%e &ale *uld 'e e""ected 'y a cn$eyance, de!end#n "r #t& $al#d#ty, a!art "r% #ntr#n&#c "la*&, n the crrectne&& " a ln &er#e& " !r#r deed&, *#ll&, etc+ The '/ect " the Trren& &y&te% then #& t d a*ay *#th the delay, uncerta#nty, and e!en&e " the ld cn$eyanc#n &y&te%+

0y Trren&- &y&te%& enerally are %eant th&e &y&te%& " re#&trat#n " tran&act#n& *#th #ntere&t #n land *h&e declared '/ect #&, under $ern%ental authr#ty, t e&ta'l#&h and cert#"y t the *ner&h#! " an a'&lute and #nde"ea&#'le t#tle t realty, and t &#%!l#"y #t& tran&"er+7

Grant& " !u'l#c land *ere 'ruht under the !erat#n " the Trren& &y&te% under Act N+ :?8, r the Land Re#&trat#n Act " 4?9+ Enacted 'y the Ph#l#!!#ne C%%#&&#n, &a#d Act !laced all !u'l#c and !r#$ate land& #n the Ph#l#!!#ne& under the Trren& &y&te%+ The la* #& &a#d t 'e al%&t a $er'at#% c!y " the >a&&achu&ett& Land Re#&trat#n Act " 47?7, *h#ch, #n turn, "ll*ed the !r#nc#!le& and !rcedure " the Trren& &y&te% " re#&trat#n "r%ulated 'y S#r

R'ert Trren& *h !atterned #t a"ter the >erchant Sh#!!#n Act& #n Suth Au&tral#a+ The Trren& &y&te% re1u#re& that the $ern%ent #&&ue an ""#c#al cert#"#cate " t#tle atte&t#n t the "act that the !er&n na%ed #& the *ner " the !r!erty de&cr#'ed there#n, &u'/ect t &uch l#en& and encu%'rance& a& theren nted r the la* *arrant& r re&er$e&+ The cert#"#cate " t#tle #& #nde"ea&#'le and #%!re&cr#!t#'le and all cla#%&

7

(9)

t the !arcel " land are 1u#eted u!n #&&uance " &a#d cert#"#cate+ Th#& &y&te% h#hly "ac#l#tate& land cn$eyance and net#at#n+?

Other*#&e &tated, the d%#nant !r#nc#!le " the Trren& &y&te% " land re#&trat#n #& that the t#tle& re#&tered thereunder are #nde"ea&#'le r a& nearly & a& #t #& !&&#'le t %a=e the%+ Th#& !r#nc#!le #& recn#5ed t the "ulle&t etent #n ur re#&trat#n la*&,49 _{the Land Re#&trat#n Act, and n* the 4?;7 Pr!erty} Re#&trat#n Decree *h#ch cd#"#e& all la*& relat#$e t re#&trat#n " land&+

The $al#d#ty " &%e " the !r$#&#n& " the &tatute& ad!t#n the Trren& &y&te% ha& 'een u!held 'y the curt& " the n#ted State&+44

*3. P)&po'e of te To&&en' ''te.

The real !ur!&e " the Trren& &y&te% " re#&trat#n, a& e!re&&ed #n Legarda v. Saleeby,42 a 4?46 dec#&#n, #& t 1u#et t#tle t land t !ut a &t! "re$er t any 1ue&t#n " the leal#ty " the t#tle, ece!t cla#%& *h#ch *ere nted at the t#%e " re#&trat#n, #n the cert#"#cate, r *h#ch %ay ar#&e &u'&e1uent theret+ That 'e#n the !ur!&e " the la*, nce a t#tle #& re#&tered the *ner %ay re&t &ecure, *#thut the nece&&#ty " *a#t#n #n the !rtal& " the curt, r &#tt#n #n the  mirador de su casa,- t a$#d the !&&#'#l#ty " l&#n h#& land+ Wh#le the !rceed#n #& /ud#c#al, #t #n$l$e& %re #n #t& cn&e1uence& than de& an rd#nary act#n+ All the *rld are !art#e&, #nclud#n the $ern%ent+ A"ter the re#&trat#n #& c%!lete and "#nal and there e#&t& n "raud, there are n #nncent th#rd !art#e& *h %ay cla#% an #ntere&t+ The r#ht& " all the *rld are "recl&ed 'y the decree " re#&trat#n+ The cert#"#cate " re#&trat#n accu%ulate& #n ne dcu%ent a !rec#&e and crrect &tate%ent " the eact &tatu& " the "ee held 'y #t& *ner+ The cert#"#cate, #n the a'&ence " "raud, #& the e$#dence " t#tle and &h*& eactly the real #ntere&t " #t& *ner+ The t#tle nce re#&tered, *#th $ery "e* ece!t#n&, &huld nt therea"ter 'e #%!uned, altered, chaned, %d#"#ed, enlared, r d#%#n#&hed, ece!t #n &%e d#rect !rceed#n !er%#tted 'y la*+

?

Cru5 $+ Secretary " En$#rn%ent and Natural Re&urce&, &u!ra, !er <u&t#ce Pun+

49

Stt $+ Stt, GR N+ L4;;87, Se!t+ 4, 4?22, : Ph#l+ 877+

44

GR N+ 7?8, Oct+ 2, 4?46, 4 Ph#l+ 6?9, 4 Ph#l+ 6?9 &ee al& Ch#n $+ Curt " A!!eal&, GR N+ 6?;4, <an+ 44, 4??9, 474 SCRA ? Nat#nal Gra#n& Authr#ty $+ Inter%ed#ate A!!ellate Curt, GR N+ L87;:4, <an+ 27, 4?77, 46; SCRA 77+

42

GR N+ 7?8, Oct+ 2, 4?46, 4 Ph#l+ 6?9, 4 Ph#l+ 6?9 &ee al& Ch#n $+ Curt " A!!eal&, GR N+ 6?;4, <an+ 44, 4??9, 474 SCRA ? Nat#nal Gra#n& Authr#ty $+ Inter%ed#ate A!!ellate Curt, GR N+ L87;:4, <an+ 27, 4?77, 46; SCRA 77+

(10)

?

Put a l#ttle d#""erently, the Trren& &y&te% a#%& t decree land t#tle& that &hall 'e "#nal, #rre$ca'le, and #nd#&!uta'le,4_{and t rel#e$e the land " the 'urden "} =n*n a& *ell a& un=n*n cla#%&+ I" there e#&t& =n*n and /u&t cla#%& aa#n&t the t#tle " the a!!l#cant "r the re#&trat#n " h#& land under the Trren& &y&te%&, he a#n& nth#n #n e""ect 'y h#& re#&trat#n, ece!t #n the &#%!l#c#ty " &u'&e1uent tran&"er& " h#& t#tle+ The re#&trat#n e#ther rel#e$e& the land " all =n*n a& *ell a& un=n*n cla#%& a'&lutely, r #t c%!el& the cla#%ant& t c%e #nt curt and t %a=e there a recrd, & that therea"ter there %ay 'e n uncerta#nty cncern#n e#ther the character r the etent " &uch cla#%&+4:

*4. Re!$'t&"t$on $' not " o%e of "c5)$&$n! o6ne&'$p.

Re#&trat#n de& nt $e&t t#tle+ It #& %erely e$#dence " &uch t#tle $er a !art#cular !r!erty+ Our land re#&trat#n la*& d nt #$e the hlder any 'etter t#tle than *hat he actually ha&+46 _{Re#&trat#n #& nt a %de " ac1u#r#n *ner&h#! 'ut #&} %erely a !rcedure t e&ta'l#&h e$#dence " t#tle $er realty+ It ha& 'een held that *here !et#t#ner&3 re#&trat#n " the#r deed " &ale *a& dne #n 'ad "a#th, #t #& a& #" n re#&trat#n *a& %ade at all #n&"ar a& !r#$ate re&!ndent #& cncerned+ Cn$er&ely, actual =n*lede " !et#t#ner& " the &ale t !r#$ate re&!ndent a%unted t re#&trat#n there"+48_{.n*lede " a !r#r tran&"er " a re#&tered} !r!erty 'y a &u'&e1uent !urcha&er %a=e& h#% a !urcha&er #n 'ad "a#th and h#& =n*lede " &uch tran&"er $#t#ate& h#& t#tle ac1u#red 'y $#rtue " the latter #n&tru%ent " cn$eyance *#th create& n r#ht a& aa#n&t the "#r&t !urcha&er+4; Re#&trat#n " land under Act N+ :?8 r PD N+ 462? de& nt $e&t #n the re#&trant !r#$ate r !u'l#c *ner&h#! " the land+ Re#&trat#n #& nt a %de " ac1u#r#n *ner&h#! 'ut #& %erely e$#dence " *ner&h#! !re$#u&ly cn"erred 'y any " the recn#5ed %de& " ac1u#r#n *ner&h#!+ Re#&trat#n de& nt #$e the re#&trant a 'etter r#ht than *hat the re#&trant had !r#r t the re#&trat#n+ The re#&trat#n " land& " the !u'l#c d%a#n under the Trren& &y&te%, 'y #t&el", cannt cn$ert !u'l#c land& #nt !r#$ate land&+47

*7. A%("nt"!e' of te To&&en' ''te.

4

G$ern%ent " the Ph#l#!!#ne I&land& $+ A'ural, GR N+ 4:48;, Au+ 4:, 4?4?, ? Ph#l+ ??8+

4:

Ra& $+ Enr#1ue5, GR N+ 76?, Dec+ 2:, 4?4:, 2? Ph#l+ 4+

46

Sl#d State >ult#Prduct& Cr!rat#n $+ Curt " A!!eal&, GR N+ 77, >ay 8, 4??4, 4?8 SCRA 89+

48

Gu5%an $+ Curt " A!!eal&, GR N+ L:8?6, Dec+ 24, 4?7;, 468 SCRA ;94+

4;

Cru5 $+ Ca'ana, GR N+ 6822, <une 22, 4?7:, 42? S CRA 868+

47

(11)

S#r R'ert Trren& &u%%ar#5ed the 'ene"#t& " the &y&te% " re#&trat#n " t#tle&, t *#t

(a) It ha& &u'&t#tuted &ecur#ty "r #n&ecur#ty

(') It ha& reduced the c&t " cn$eyance& "r% !und& t &h#ll#n&, and the t#%e ccu!#ed "r% %nth& t day&

(c) It ha& echaned 're$#ty and clearne&& "r '&cur#ty and $er'#ae

(d) It ha& & &#%!l#"#ed rd#nary deal#n& that he *h ha& %a&tered the Jthree R3&3 can tran&act h#& *n cn$eyanc#n

(e) It a""rd& !rtect#n aa#n&t "raud

(") It ha& re&tred t the#r /u&t $alue %any e&tate&, held under d hld#n t#tle&, 'ut de!rec#ated #n cn&e1uence " &%e 'lur r techn#cal de"ect, and ha& 'arred the reccurrence " any &#%#lar "ault&+4?

Wrth re#terat#n #& that the %a#n !ur!&e " the Trren& &y&te% #& t a$#d !&&#'le cn"l#ct& " t#tle t real e&tate and t "ac#l#tate tran&act#n& relat#$e theret 'y #$#n the !u'l#c the r#ht t rely u!n the "ace " a Trren& cert#"#cate " t#tle and t d#&!en&e *#th the need " #n1u#r#n "urther, ece!t *hen the !arty cncerned ha& actual =n*lede " "act& and c#rcu%&tance& that &huld #%!el a rea&na'ly caut#u& %an t %a=e &uch "urther #n1u#ry+ Where #nncent th#rd !er&n&, rely#n n the crrectne&& " the cert#"#cate " t#tle thu& #&&ued, ac1u#re r#ht& $er the !r!erty, the curt cannt d#&reard &uch r#ht& and rder the ttal cancellat#n " the cert#"#cate+ The e""ect " &uch an utr#ht cancellat#n *uld 'e t #%!a#r !u'l#c cn"#dence #n the cert#"#cate " t#tle, "r e$eryne deal#n *#th !r!erty re#&tered under the Trren& &y&te% *uld ha$e t #n1u#re #n e$ery #n&tance a& t *hether the t#tle ha& 'een reularly r #rreularly #&&ued 'y the curt+ E$ery !er&n deal#n *#th

re#&tered land %ay &a"ely rely n the crrectne&& " the cert#"#cate " t#tle #&&ued there"r and the la* *#ll #n n *ay 'l#e h#% t  'eynd the cert#"#cate t deter%#ne the cnd#t#n " the !r!erty+29

*8. A ($e6 of p"'t "n% p&e'ent #e!$'#"t$on on #"n% &e!$'t&"t$on.

4?

Grey Al'a $+ De la Cru5, &u!ra, c#t#n Sheldn n Land Re#&trat#n+

29

(12)

44

The State ha& the !*er and r#ht t !r$#de a !rcedure "r the ad/ud#cat#n " t#tle t real e&tate+ It ha& cntrl $er the real !r!erty *#th#n #t& l#%#t&+ The cnd#t#n& " *ner&h#! " real e&tate *#th#n the State #& &u'/ect t #t& rule&, cncern#n the hld#n, tran&"er, l#a'#l#ty t 'l#at#n&, !r#$ate r !u'l#c, and the %de& " e&ta'l#&h#n t#tle theret, and "r the !ur!&e " deter%#n#n the&e 1ue&t#n&, the State %ay !r$#de any rea&na'le rule& r !rcedure+ The State !&&e&&e& nt nly the r#ht t deter%#ne h* t#tle t real e&tate %ay 'e ac1u#red and !r$ed, 'ut #t #& al& *#th#n #t& le#&lat#$e ca!ac#ty t e&ta'l#&h the %ethd " !rcedure+24

The ca&e " Oh Cho v. Director of Lands,22 dec#ded #n 4?:8, re#terated that all land& that *ere nt ac1u#red "r% the $ern%ent, e#ther 'y !urcha&e r 'y rant, under the la*&, rder& and decree& !r%ulated 'y the S!an#&h G$ern%ent #n the Ph#l#!!#ne&, r 'y !&&e&&ry #n"r%at#n under the >rtae La* ( Sec. !, "ct #o. $!% ),2 'eln t the !u'l#c d%a#n+ S#n#"#cantly, Oh Cho re#terated the ece!t#n t the rule enunc#ated #n Car#H, *h#ch #& any land that ha& 'een #n the !&&e&&#n " an ccu!ant and " h#& !redece&&r&#n#ntere&t &#nce t#%e #%%e%r#al, a& t *h#ch &uch !&&e&&#n *uld /u&t#"y the !re&u%!t#n that the land had ne$er 'een !art " the !u'l#c d%a#n r that #t had 'een a !r#$ate !r!erty e$en 'e"re the S!an#&h cn1ue&t+

It then 'ec%e& #%!rtant t l= at !re$#u& and current le#&lat#n $ern#n ac1u#&#t#n " !r#$ate land& r land& " the !u'l#c d%a#n lead#n t the#r re#&trat#n under the Trren& &y&te%+

91: Te P);#$c L"n% Act 9CA No. 11:

In 4?9, the n#ted State& cln#al $ern%ent, thruh the Ph#l#!!#ne C%%#&&#n, !a&&ed Act N+ ?28, the "#r&t Pu'l#c Land Act+ The Act *a& !a&&ed #n !ur&uance " the !r$#&#n& " the Ph#l#!!#ne 0#ll " 4?92+ The la* $erned the

d#&!&#t#n " land& " the !u'l#c d%a#n+ It !re&cr#'ed rule& and reulat#n& "r the h%e&tead#n, &ell#n, and lea&#n " !rt#n& " the !u'l#c d%a#n " the Ph#l#!!#ne

24

Learda $+ Salee'y, &u!ra+

22

GR N+ :7224, Au+ 4, 4?:8, ;6 Ph#l+ 7?9+

2

Sec+ 4? Kth#rd, Act N+ :?8, !r$#de& that a!!l#cat#n "r re#&trat#n " t#tle %ay 'e %ade 'y the !er&n r !er&n& cla#%#n, &#nly r cllect#$ely, t *n r hld any land under a !&&e&&ry

(13)

I&land&, and !re&cr#'ed the ter%& and cnd#t#n& t ena'le !er&n& t !er"ect the#r t#tle& t !u'l#c land& #n the I&land&+ It al& !r$#ded "r the #&&uance " !atent& t certa#n nat#$e &ettler& u!n !u'l#c land&,- "r the e&ta'l#&h%ent " t*n&#te& and &ale " lt& there#n, "r the c%!let#n " #%!er"ect t#tle&, and "r the cancellat#n r cn"#r%at#n " S!an#&h cnce&&#n& and rant& #n the I&land&+ In &hrt, the Pu'l#c Land Act !erated n the a&&u%!t#n that t#tle t !u'l#c land& #n the Ph#l#!!#ne I&land& re%a#ned #n the $ern%ent and that the $ern%ent3& t#tle t !u'l#c land &!run "r% the Treaty " Par#& and ther &u'&e1uent treat#e& 'et*een S!a#n and the n#ted State&+ The ter% !u'l#c land- re"erred t all land& " the !u'l#c d%a#n *h&e t#tle &t#ll re%a#ned #n the $ern%ent and are thr*n !en t !r#$ate a!!r!r#at#n and &ettle%ent, and ecluded the !atr#%n#al !r!erty " the $ern%ent and the "r#ar land&+

Act N+ ?28 *a& &u!er&eded #n 4?4? 'y Act N+ 27;:, the &ecnd Pu'l#c Land Act+ Th#& ne* la* *a& !a&&ed under the <ne& La*+ It *a& %re c%!rehen&#$e #n &c!e 'ut l#%#ted the e!l#tat#n " ar#cultural land& t @#l#!#n& and A%er#can& and c#t#5en& " ther cuntr#e& *h#ch a$e @#l#!#n& the &a%e !r#$#lee&+ A"ter the !a&&ae " the 4?6 Cn&t#tut#n, Act N+ 27;: *a& a%ended #n 4?8 'y CA N+ 4:4, the !re&ent Pu'l#c Land Act, *h#ch #& e&&ent#ally the &a%e a& Act N+ 27;:+ The %a#n d#""erence 'et*een the t* relate& t the tran&#try !r$#&#n& n the r#ht& " A%er#can c#t#5en& and cr!rat#n& dur#n the

C%%n*ealth !er#d at !ar *#th @#l#!#n c#t#5en& and cr!rat#n&+2:

CA N+ 4:4, a!!r$ed N$e%'er ;, 4?8, a!!l#e& t land& " the !u'l#c d%a#n *h#ch ha$e 'een declared !en t d#&!&#t#n r cnce&&#n and ""#c#ally del#%#ted and cla&&#"#ed+ It cnta#n& !r$#&#n& n the d#""erent %de& " $ern%ent rant, e++, h%e&tead&,26_&ale,28 _{"ree !atent& (ad%#n#&trat#$e leal#5at#n),}2; _and re&er$at#n& "r !u'l#c and &e%#!u'l#c !ur!&e+27_{nder Sect#n 49 " PD N+} 462?, r the Pr!erty Re#&trat#n Decree, #t #& !r$#ded that *hene$er !u'l#c land #& al#enated, ranted r cn$eyed t any !er&n 'y the $ern%ent, the &a%e &hall 'e 'ruht "rth*#th under the !erat#n " the Decree+ The crre&!nd#n !atent r

#n&tru%ent " cn$eyance &hall 'e "#led *#th the Re#&ter " Deed& " the !r$#nce r c#ty *ere the land l#e& and re#&tered, *hereu!n a cert#"#cate " t#tle &hall 'e entered a& #n ther ca&e& " re#&tered land, and *ner3& du!l#cate #&&ued t the

2:

Cru5 $+ Secretary " En$#rn%ent and Natural Re&urce&, &u!ra, !er <u&t#ce Pun+

26

Cha!ter I, CA N+ 4:4+

28

Cha!ter , ibid

2;

Cha!ter II, ibid +

27

(14)

4

rantee+ A cert#"#cate " t#tle #&&ued !ur&uant t a !u'l#c land !atent ha& the &a%e $al#d#ty and e""#cacy a& a cert#"#cate " t#tle #&&ued thruh rd#nary re#&trat#n !rceed#n&+

The Pu'l#c Land Act ha& a cha!ter n /ud#c#al cn"#r%at#n " #%!er"ect r #nc%!lete t#tle& 'a&ed n ac1u#&#t#$e !re&cr#!t#n+ Sect#n :7('), Cha!ter III, declare& *h %ay a!!ly "r /ud#c#al cn"#r%at#n " #%!er"ect r #nc%!lete t#tle&, t *#t

SEC+ :7+ The "ll*#n de&cr#'ed c#t#5en& " the Ph#l#!!#ne&, ccu!y#n land& " the !u'l#c d%a#n r cla#%#n t *n any &uch land& r an #ntere&t there#n, 'ut *h&e t#tle& ha$e nt 'een !er"ected r c%!leted, %ay a!!ly t the Re#nal Tr#al Curt

" the !r$#nce *here the land #& lcated "r cn"#r%at#n " the#r cla#%& and the #&&uance " a cert#"#cate " t#tle there"r, under the Pr!erty Re#&trat#n Decree, t *#t

        

(') Th&e *h 'y the%&el$e& r thruh the#r !redece&&r& #n #ntere&t ha$e 'een #n !en, cnt#nuu&, eclu&#$e, and ntr#u& !&&e&&#n and ccu!at#n " al#ena'le and d#&!&a'le land& " the !u'l#c d%a#n, under a bona fide cla#% " ac1u#&#t#n r *ner&h#!, &#nce <une 42, 4?:6, ece!t *hen !re$ented 'y *ar r force majeure+ The&e &hall 'e cnclu&#$ely !re&u%ed t ha$e !er"r%ed all the cnd#t#n& e&&ent#al t a G$ern%ent rant and &hall 'e ent#tled t a cert#"#cate " t#tle under the !r$#&#n& " th#& cha!ter+

(c) >e%'er& " the nat#nal cultural %#nr#t#e& *h 'y the%&el$e& r thruh the#r !redece&&r&#n#ntere&t ha$e 'een #n !en, cnt#nuu&, eclu&#$e and ntr#u& !&&e&&#n and ccu!at#n " al#ena'le and d#&!&a'le land& " the !u'l#c d%a#n, under a bona fide cla#% " *ner&h#!, &#nce <une 42, 4?:6+- ( "s amended by &D #o. '(), dated *an. +, !(( )

Sect#n 64 " the Act !r$#de& that a!!l#cat#n& "r /ud#c#al cn"#r%at#n " #%!er"ect " #nc%!lete t#tle& &hall 'e &u'/ect t the &a%e !rcedure a& e&ta'l#&hed under the Pr!erty Re#&trat#n Decree, ece!t that nt#ce " all &uch a!!l#cat#n&, tether *#th the !lan " the land cla#%ed, &hall 'e #%%ed#ately "r*arded t the D#rectr " Land& *h %ay a!!ear a& a !arty #n &uch ca&e&+

(15)

92: Te L"n% Re!$'t&"t$on Act 9Act No. <4:

The r##nal Land Re#&trat#n Act (Act N+ :?8) *a& a!!r$ed n N$e%'er 8, 4?92, 'ut 'eca%e e""ect#$e n <anuary 4, 4?9+ It e&ta'l#&hed the Trren& &y&te% " re#&trat#n #n the cuntry+2? _{It created a curt called the Curt "} Land Re#&trat#n- *h#ch had eclu&#$e /ur#&d#ct#n $er all a!!l#cat#n& "r re#&trat#n, *#th !*er t hear and deter%#ne all 1ue&t#n& ar#&#n u!n &uch a!!l#cat#n&+ The &le !ur!&e " the Le#&lature #n #t& creat#n *a& t 'r#n the land t#tle& #n the Ph#l#!!#ne& under ne c%!rehen&#$e and har%n#u& &y&te%, the card#nal "eature& " *h#ch are #nde"ea&#'#l#ty " t#tle and the #nter$ent#n " the State a& a !rere1u#&#te t the creat#n and tran&"er " t#tle& and #ntere&t&, *#th the re&ultant #ncrea&e #n the u&e " land a& a 'u&#ne&& a&&et 'y rea&n " the reater certa#nty and &ecur#ty " t#tle+ It de& nt create a t#tle nr $e&t ne+ It &#%!ly cn"#r%& a t#tle already created and already $e&ted, render#n #t "re$er #nde"ea&#'le+ The ""#ce " the curt #& &lely t re#&ter t#tle+ The e""ect& and re&ult& " that re#&trat#n are deter%#ned 'y the &tatute+ It deter%#ne&, ad/ud#cate&- &ay& the t#tle, *hether r nt, u!n the "act& !re&ented, the !et#t#ner #& ent#tled t ha$e an #nde"ea&#'le t#tle+ I" he #&, #t #& #$en t h#% #" nt, he #& dr#$en "r% curt 'y a d#&%#&&al " the !et#t#n *#th the re&ultant l&& " /ur#&d#ct#n $er the *hle !rceed#n+ Th#& #& #t& &le "unct#n t cn"#r% and re#&ter+ It #&, there"re, a curt

*#th /ur#&d#ct#n $er a !art#cular &u'/ect %atter, *h#ch &u'/ect %atter #& t 'e dealt *#th t a &!ec#al end+ Wh#le the !*er " the curt $er #t& &u'/ect %atter #& !lenary, #t #& & nly "r certa#n clearly &!ec#"#ed !ur!&e& and t e""ectuate nly clearly &!ec#"#ed end&+

0e"re the creat#n " the Curt " Land Re#&trat#n, the /ur#&d#ct#n t deter%#ne the nature, 1ual#ty, and etent " land t#tle&, the r#$al cla#%& " cntend#n !art#e&, and the leal#ty and e""ect there" *a& $e&ted #n the Curt& " @#r&t In&tance+ 0y the !a&&ae " Act N+ :?8, t* th#n& ccurred *rthy " nte "#r&t, a curt " l#%#ted /ur#&d#ct#n, *#th &!ec#al &u'/ect %atter, and *#th nly ne !ur!&e, *a& created, and &ecnd, 'y rea&n there", curt&, theret"re " eneral,

r##nal, and eclu&#$e /ur#&d#ct#n, *ere &hrn " &%e " the#r attr#'ute& #n ther *rd&, the#r !*er& *ere re&tr#cted+9 _{A"ter land ha& 'een "#nally re#&tered, the}

2?

Stt $+ Stt, GR N+ L4;;87, Se!t+ 4, 4?22, : Ph#l+ 877+

9

(16)

46

Curt " Land Re#&trat#n cea&ed t ha$e /ur#&d#ct#n+ The nly authr#ty re%a#n#n #n the curt *a& that cn"erred 'y Sect#n 442 " Act N+ :?8+4

<ud#c#al !rceed#n& "r the re#&trat#n " land& under the Act are #n re% and 'a&ed n the enerally acce!ted !r#nc#!le& underly#n the Trren& &y&te%+2 The decree& !erate d#rectly n the land and the 'u#ld#n& and #%!r$e%ent& theren, and $e&t and e&ta'l#&h t#tle theret+

The "#nal decree& are al*ay& rearded a& #nde"ea&#'le and culd nt 'e re!ened ece!t under the c#rcu%&tance& and #n the %anner %ent#ned #n Sect#n 7 " the Act, t *#t

I" the curt a"ter hear#n "#nd& that the a!!l#cant ha& t#tle a& &tated #n h#& a!!l#cat#n, and !r!er "r re#&trat#n, a decree " cn"#r%at#n and re#&trat#n &hall 'e entered+ E$ery decree " re#&trat#n &hall '#nd the land, and 1u#et t#tle theret, &u'/ect nly t the ece!t#n& &tated #n the "ll*#n &ect#n+ It &hall 'e cnclu&#$e u!n and aa#n&t all !er&n&, #nclud#n the In&ular G$ern%ent and all the 'ranche& there", *hether %ent#ned 'y na%e #n the a!!l#cat#n, nt#ce, r c#tat#n, r #ncluded #n the eneral de&cr#!t#n JT all *h% #t %ay cncern+3 Such decree &hall nt 'e !ened 'y rea&n " the a'&ence, #n"ancy, r ther d#&a'#l#ty " any !er&n a""ected there'y, nr 'y any !rceed#n #n any curt "r re$er&#n /ud%ent& r decree& &u'/ect, h*e$er, t the r#ht " any !er&n de!r#$ed " land r " any e&tate r #ntere&t there#n 'y decree " re#&trat#n 'ta#ned 'y "raud t "#le #n the Curt " Land Re#&trat#n a !et#t#n "r re$#e* *#th#n ne year a"ter entry " the decree, !r$#ded n #nncent !urcha&er "r $alue ha& ac1u#red an #ntere&t+  

-Act N+ :?8 !r$#de& "r an A&&urance @und t !ay "r the l&& r da%ae &u&ta#ned 'y any !er&n *h, *#thut nel#ence n h#& !art, #& *rn"ully de!r#$ed " any land r #ntere&t there#n n accunt " the 'r#n#n " the &a%e under the Act r re#&trat#n " any ther !er&n& a& *ner " the land+

4

Cuyuan $+ Sy Mu#a, GR N+ ;76;, >arch 2;, 4?4, 2: Ph#l+ 68;+

2

Sec+ 2, ibid +



(17)

9+: Te C"%"'t&"# Act 9Act No. 223<:

The cada&tral &y&te% " re#&trat#n t= e""ect *#th the enact%ent n @e'ruary 44, 4?4 " Act N+ 226?+: When, #n the !#n#n " the Pre&#dent, the !u'l#c #ntere&t re1u#re& that t#tle t any land& 'e &ettled and ad/ud#cated, he &hall rder the D#rectr " Land& t %a=e a &ur$ey there", *#th nt#ce t all !er&n& cla#%#n an #ntere&t there#n+ Therea"ter, the D#rectr " Land&, re!re&ented 'y the Sl#c#tr General, &hall #n&t#tute re#&trat#n !rceed#n& 'y "#l#n a !et#t#n #n the !r!er curt aa#n&t the hlder&, cla#%ant&, !&&e&&r& r ccu!ant& " &uch land&, &tat#n that the !u'l#c #ntere&t re1u#re& that the t#tle& t &uch land& 'e &ettled and ad/ud#cated+6_{Nt#ce " the "#l#n " the !et#t#n #& !u'l#&hed t*#ce #n &ucce&&#$e} #&&ue& " the O""#c#al Ga5ette+8 All cn"l#ct#n #ntere&t& &hall 'e ad/ud#cated 'y the curt and decree a*arded t the !er&n ent#tled t the land& r !art& there"+ The decree &hall 'e the 'a&#& "r the #&&uance " the cert#"#cate " t#tle *h#ch &hall ha$e the &a%e e""ect a& a cert#"#cate " t#tle ranted under the Pr!erty Re#&trat#n Decree+

L#=e rd#nary re#&trat#n !rceed#n&, a cada&tral !rceed#n #& #n re%, hence, '#nd#n enerally u!n the *hle *rld, #nclu&#$e " !er&n& nt !art#e& theret, and !art#cularly u!n th&e *h had actually ta=en !art #n the !rceed#n and the#r &ucce&&r& #n #ntere&t 'y t#tle &u'&e1uent t the c%%ence%ent " the act#n+;

The !r$#&#n& " the Cada&tral Act ha$e 'een &u'&tant#ally #ncr!rated #n the Pr!erty Re#&trat#n Decree, !art#cularly #n Sect#n& 6 t 7 there", under the t#tle Cada&tral Re#&trat#n Prceed#n&+ Sect#n 6 " the Pu'l#c Land Act al& re"er& t cada&tral !rceed#n&, 'ut all cada&tral !rceed#n& %ay *ell 'e cn&#dered a& $erned 'y the a"re&a#d &ect#n& " the Pr!erty Re#&trat#n Decree+

9: Te P&ope&t Re!$'t&"t$on Dec&ee 9PD No. 132<:

: Sec+ 4, Act N+ 226?+ 6 Sec+ 6, ibid + 8 Sec+ ;, ibid + ;

(18)

4;

On <une 44, 4?;7, PD N+ 462?, ther*#&e =n*n a& the Pr!erty Re#&trat#n Decree,- *a& a!!r$ed+ The Decree *a& #&&ued #n rder t u!date the Land Re#&trat#n Act and t cd#"y the $ar#u& la*& relat#$e t re#&trat#n " !r!erty and t "ac#l#tate e""ect#$e #%!le%entat#n " &a#d la*&+ A& e!re&&ed #n

D#rectr " Land& $+ Sant#a,7 _{the Decree &u!er&ede& all ther la*& relat#$e t} re#&trat#n " !r!erty+- Re#nal Tr#al Curt& " the c#ty r !r$#nce *here the land l#e& eerc#&e /ur#&d#ct#n $er a!!l#cat#n& "r re#&trat#n and all &u'&e1uent !rceed#n& relat#$e theret, &u'/ect t /ud#c#al re$#e*+

PD N+ 462? ha& &u'&tant#ally #ncr!rated the &u'&tant#$e and !rcedural re1u#re%ent& " #t& !recur&r, the Land Re#&trat#n Act " 4?92+ 0ut #t ha& e!anded #t& c$erae t #nclude /ud#c#al cn"#r%at#n " #%!er"ect r #nc%!lete t#tle& #n #t& Sect#n 4:(4),? _{cada&tral re#&trat#n !rceed#n& #n Sect#n& 6 t 7,} $luntary !rceed#n& #n Sect#n& 64 t 87, #n$luntary !rceed#n& #n Sect#n& 8? t ;;, cert#"#cate& " land tran&"er and e%anc#!at#n !atent& #&&ued !ur&uant t PD N+ 2; #n Sect#n& 49: t 498, and recn&t#tut#n " l&t r de&tryed r##nal

Trren& t#tle& #n Sect#n 449+

<ud#c#al !rceed#n& under the Pr!erty Re#&trat#n Decree, l#=e the ld Land Re#&trat#n Act, are #n re%, and are 'a&ed n the enerally acce!ted !r#nc#!le& underly#n the Trren& &y&te%+:9 _{<ur#&d#ct#n $er the re& #& ac1u#red 'y} #$#n the !u'l#c nt#ce " #n#t#al hear#n 'y %ean& " (a) !u'l#cat#n, (') %a#l#n and (c) nt#ce+:4 _{The Decree ha& created the Land Re#&trat#n C%%#&&#n, n*} rena%ed Land Re#&trat#n Authr#ty, under the De!art%ent " <u&t#ce, a& the central re!&#try " recrd& relat#$e t r##nal re#&trat#n, #nclud#n &u'd#$#&#n and cn&l#dat#n !lan& " t#tled land&+:2

Sect#n 4:, !ar&+ (4) t (:) " PD N+ 462? enu%erate& the !er&n& *h %ay a!!ly "r re#&trat#n, and the cnd#t#n& nece&&ary "r re#&trat#n, t *#t

(4) Th&e *h 'y the%&el$e& r thruh the#r !redece&&r&#n#ntere&t ha$e 'een #n !en, cnt#nuu&, eclu&#$e

and ntr#u& !&&e&&#n and ccu!at#n " al#ena'le and d#&!&a'le land& " the !u'l#c d%a#n under a 'na "#de cla#% " *ner&h#! &#nce <une 42, 4?:6, r earl#er+

7

GR N+ L:42;7, A!r#l 46, 4?77, 489 SCRA 478+

?

S#%#lar t Sec+ :7(') " the Pu'l#c Land Act+

:9

Sec+ 2, PD N+ 462?+

:4

Sec+ 2, ibid.

:2

(19)

(2) Th&e *h ha$e ac1u#red *ner&h#! " !r#$ate land& 'y !re&cr#!t#n under the !r$#&#n& " e#&t#n la*&+

() Th&e *h ha$e ac1u#red *ner&h#! " !r#$ate land& r a'andned r#$er 'ed& 'y r#ht " acce&&#n r accret#n under the e#&t#n la*&+

(:) Th&e *h ha$e ac1u#red *ner&h#! " land #n any ther %anner !r$#ded "r 'y

la*+-The a!!l#cat#n "r re#&trat#n &hall 'e "#led *#th the Re#nal Tr#al Curt " the !r$#nce r c#ty *here the land #& &#tuated+:_{The curt &hall #&&ue an rder} &ett#n the date and hur " #n#t#al hear#n, and the !u'l#c &hall 'e #$en nt#ce there" 'y %ean& " !u'l#cat#n, %a#l#n and !&t#n+:: Any !er&n cla#%#n an #ntere&t #n the land %ay a!!ear and "#le an !!&#t#n, &tat#n all h#& '/ect#n& t the a!!l#cat#n+:6 _{The ca&e &hall 'e heard and all cn"l#ct#n cla#%& " *ner&h#!} &hall 'e deter%#ned 'y the curt+:8 _{Once the /ud%ent 'ec%e& "#nal, the curt &hall} #&&ue an rder "r the #&&uance " a decree and the crre&!nd#n cert#"#cate " t#tle #n "a$r " the !er&n ad/uded a& ent#tled t re#&trat#n+:; _{Thereu!n, the Land} Re#&trat#n Authr#ty (LRA) &hall !re!are the crre&!nd#n decree " re#&trat#n a& *ell a& the r##nal and du!l#cate cert#"#cate " t#tle *h#ch &hall 'e &ent t the Re#&ter " Deed& " the c#ty r !r$#nce *here the land l#e& "r re#&trat#n+:7

The decree " re#&trat#n '#nd& the land and 1u#et& t#tle theret, &u'/ect nly t &uch ece!t#n& r l#en& a& %ay 'e !r$#ded 'y la*+:?_{A cert#"#cate " t#tle} &hall nt 'e &u'/ect t cllateral attac=, nr &hall #t 'e altered, %d#"#ed, r cancelled ece!t #n a d#rect !rceed#n #n accrdance *#th la*+69 E$ery re#&tered *ner rece#$#n a cert#"#cate " t#tle, and e$ery &u'&e1uent !urcha&er "r $alue and #n d "a#th, &hall hld the &a%e "ree "r% all encu%'rance& ece!t th&e nted #n &ad cert#"#cate and any &u'&#&t#n encu%'rance& enu%erated #n the la*+64 An A&&urance @und #& !r$#ded "r the l&&, da%ae r de!r#$at#n " any #ntere&t &u&ta#ned 'y

: Sec+ 4;, PD N+ 462? :: Sec+ 2, ibid + :6 Sec+ 26, ibid. :8 Sec+ 2?, ibid. :; Sec+ 9, ibid. :7 Sec+ ?, ibid + :? Sec+ 9, ibid + 69 Sec+ :7, ibid + 64 Sec+ ::, ibid +

(20)

4?

any !er&n, *#thut nel#ence n h#& !art, a& a cn&e1uence " the 'r#n#n " the land under the !erat#n " the Trren& &y&te%+62 _{The Decree l#=e*#&e cnta#n& a} !r$#&#n $ern#n !et#t#n& and act#n& a"ter r##nal re#&trat#n+6

*<. Re!$'t&"t$on )n%e& te To&&en' ''te $' " p&ocee%$n! in rem.

The %a#n !r#nc#!le " re#&trat#n #& t %a=e re#&tered t#tle& #nde"ea&#'le+ !n the !re&entat#n #n curt " an a!!l#cat#n "r the re#&trat#n " the t#tle t land&, the thery under the Trren& &y&te% #& that all ccu!ant&, ad/#n#n *ner&, ad$er&e cla#%ant&, and ther #ntere&ted !er&n& are nt#"#ed " the !rceed#n&, and ha$e a r#ht t a!!ear #n !!&#t#n t &uch a!!l#cat#n+ In ther *rd&, the !rceed#n #& aa#n&t the *hle *rld+ Th#& &y&te% *a& e$#dently cn&#dered 'y the Le#&lature t 'e a !u'l#c !r/ect *hen #t !a&&ed Act N+ :?8 and later, PD N+ 462?+ The #ntere&t " the c%%un#ty at lare *a& cn&#dered t 'e !re"erred t that " !r#$ate #nd#$#dual&+6:

Sect#n 2, PD N+ 462?, e!re&&ly &tate& that /ud#c#al !rceed#n& "r the re#&trat#n " land& &hall 'e in rem and &hall 'e 'a&ed n the enerally acce!ted !r#nc#!le& underly#n the Trren& &y&te%+

A !rceed#n #& in rem *hen the '/ect " the act#n #& t 'ar #nd#""erently all *h %#ht 'e %#nded t %a=e an '/ect#n " any &rt aa#n&t the r#ht &uht t 'e e&ta'l#&hed, and #" anyne #n the *rld ha& a r#ht t 'e heard n the &trenth " alle#n "act& *h#ch, #" true, &h* an #ncn&#&tent #ntere&t+ 0ut #" the techn#cal '/ect " the &u#t #& t e&ta'l#&h a cla#% aa#n&t &%e !art#cular !er&n, *#th a /ud%ent *h#ch enerally, #n thery at lea&t, '#nd& h#& 'dy, r t 'ar &%e

#nd#$#dual cla#% r '/ect#n, & that nly certa#n !er&n& are ent#tled t 'e heard #n de"en&e, then the act#n #& in personam+66_{A!!ly#n the in rem character " land} re#&trat#n !rceed#n&, #t *a& declared #n -rey "lba v. De la Cru 68

(A) !rceed#n #n re% deal#n *#th a tan#'le res %ay 'e #n&t#tuted and carr#ed t /ud%ent *#thut !er&nal &er$#ce u!n cla#%ant& *#th#n the State r nt#ce 'y na%e t th&e ut&#de " #t, 62

Sec+ ?6, ibid +

6

Sec+ 497, ibid +

6:

Grey Al'a $+ De la Cru5, supra+

66

/bid +

68