land titles

ACTIONS INVOLVING TITLES

2007 CASE DIGESTS ON LAND TITLES AND DEEDS JOSE RAY RAY MACOTE and ROXANNE DE LAS VERLAS

532 SCRA 642, Sepe!"e# $$, 2007 INVOLVING INVOLVING TITLES RODRIG%E& ' RODRIG%E&

ACTIONS

No collateral attack on title A Torrens certifcate o title is indeeasible. indeeasible. The power to pass upon the validity o such certifcate o title at frst instance belongs to the Regional Trial Court in a direct proceeding or the cancellation o title. The alleged invalidity o a Torrens certifcate o title may not be raised by way o a deense in an ejectment case where the uestion o ownership may be provisionally ruled upon only or the sole purpose o determining who who is entitled to possession possession de acto.

(ACTS) Juanito Rodriguez owned a fve-door apartment. On October 27, 1983, e e!ecuted e!ecuted a "#u$ing #abi$in at %e&tamento' giving petitioner (re&enciana %ubo Rodriguez, i& $ive-i $ive-in n partne partner, r, apartm apartment ent& & ) and * and i& ci$d ci$dre ren n +enam +enamin in Rodrigu odriguez ez te te decea&e u&band o re&pondent *vange$ine Rodriguez/, apartment 0, re&pondent +uenaventura Rodriguez, Rodriguez, apartment +, and re&pondent +e$en Rodriguez, Rodriguez, apartment (. #owever, on June 1, 198, Juanito e!ecuted a )eed o 0b&o$ute a$e over te propert in avor o petitioner.

4etitioner f$ed a comp$aint or un$awu$ detainer again&t te re&pondent&, a$$eging tat &e wa& te $awu$ and regi&tered owner o te propert and &e on$ a$$owed te re&pondent& *vange$in, *vange$in, +uenaventura and +e$en, out o 5indne&& and to$erance, to occup occup unit& unit& 0, + and ), re&pecti re&pective$ ve$.. #owever, #owever, witout witout er 5now$edge 5now$edge and con&ent, re&pondent& &eparate$ $ea&ed te unit& to $e&&ee&, wo de&pite repeated demand&, ai$ed and reu&ed to vacate te premi&e& and to pa renta$&. Re&pondent&, on te oter and, c$aimed owner&ip over te &ubect propert b &ucce&&ion &ucce&&ion and a$$eged tat te petitioner i& not te $awu$ owner becau&e te )eed o 0b&o$ute 0b&o$ute a$e wa& &imu$ated &imu$ated and void. 0$&o, 0$&o, te maintained maintained tat petitioner petitioner e!erted undue in6uence over teir ater, wo at tat time wa& &eriou&$ i$$, to agree to te &a$e o te propert or on$ 42,. ater 5nowing tat on$ two apartment& were given to er in te #u$ing #abi$in at %e&tamento. orover, te a$$eged tat petitioner a& no cau&e o action again&t tem or being a part to te4 te4artiti artition on 0greem 0greement ent were werein in te te reco recogni gnized zed eac eac oter oter a& co-own co-owner& er& and partit partition ioned ed te prope propert rt in accor accordan dance ce wit wit te provi provi&io &ion n o te te $a&t $a&t wi$$ wi$$ and te&tament. %( rendered a udgment on avor o te re&pondent& and e$d tat te )eed o a$e a$e wa& &imu &imu$at $ated. ed. %e R%( rever rever&ed &ed te deci&i deci&ion on o te %( %( and e$d tat tat petitioner& certifcate o tit$e i& a conc$u&ive evidence o owner&ip o te &ubect propert. 0$&o, it wa& e$d b te R%( tat %( erred wen it re$ied eavi$ on te "#u$ing "#u$ing #abi$in at %e&tamento,' wic wa& not probated probated ence a& no e:ect and no rigt can be c$aimed terein. terein. %e 4artition 4artition 0greement wic wic wa& a$$eged$ entered into pur&uant to te #u$ing #abi$in at %e&tamento &ou$d not a$&o be con&idered. (0 rever&ed te deci&ion o te R%( urter e$d tat e #u$ing #abi$in at %e&tamento tran&mitted owner&ip o te &pecifc apartment& not on$ to te re&pondent& but a$&o to te petitioner petitioner;; and pur&uant pur&uant tereto, tereto, te partie& partie& e!ecuted e!ecuted te 4artit 4artition ion 0greement in accordance wit te wi&e& o te te&tator. ISS%E) <eter te re&pondent& ave rigt o po&&e&&ion over te &ubect propert in te ab&ence o probate o te wi$$. *ELD)


=O. Re&pondent& ai$ed to prove teir rigt o po&&e&&ion, a& te #u$ing #abi$in at %e&tamento %e&tamento and te 4artition 4artition 0greement 0greement ave no $ega$ e:ect &ince te wi$$ a& not been probated. probated. +eore an an wi$$ can can ave orce orce or va$idit it mu&t be probated. probated. %i& cannot be di&pen&ed wit wit and i& a matter o pub$ic po$ic. po$ic. 0rtic$e 838 o te (ivi$ (ode mandate& tat ">n?o wi$$ &a$$ pa&& eiter rea$ or per&ona$ propert propert un$e&& it i& proved proved and a$$owed a$$owed in accordanc accordance e wit te Ru$e& Ru$e& o (ourt.' 0& te wi$$ wa& not probated, te 4artition 0greement wic wa& e!ecuted pur&uant tereto cannot be given e:ect. %u&, te act tat tat petitioner wa& a part part to &aid agreement agreement become& immateria$ in te determination o te i&&ue o po&&e&&ion. G+R+ N+ $6-454+ De.e!"e# 27, 2007 INVOLVING INVOLVING TITLES *e/# 1 Ma#.e/n D#n/ '+ *#+ 1 (#na D#n/

ACTIONS

The rules on uieting o title e!pressly provide that any declaration in a suit to uiet title shall not prejudice persons who are not parties to the action.

(ACTS pou&e& imeon )oronio and (orne$ia @ante decea&ed,were te regi&tered owner& o a parce$ o $and $ocated. arce$ino )oronio and Aortunato )oronio, decea&ed, were te ci$dren o te &pou&e& and te partie& in ti& ca&e areteir eir&. 4etitioner& are te eir& o arce$ino )oronio, wi$e re&pondent& are te eir& o Aortunato )oronio. *ager *ager to obtain obtain te entir entire e prope propert rt,, te te eir& eir& o arc arce$i e$ino no )oroni )oronio o and Beroni eronica ca 4ico 4ico f$ed f$ed beor beore e te R%( inCrd inCrdane aneta, ta, 4anga& anga&ina inana na petiti petition on DAor DAor te Regi&tration o a 4rivate )eed o )onationDdoc5eted a& 4etition (a&e =o. C-92. =o re&pondent& were named in te &aid petition a$toug notice& o earing were were po&te po&ted d on te bu$$e bu$$etin tin board board& & o +arang +aranga a (aba$i (aba$itaa taan, n, unici unicipa$ pa$iti itie& e& o 0&ingan and Eingaen. )uring te earing&, no one interpo&ed an obection tote petition. 0ter te te R%( orde orderred a gene genera ra$$ dea deau$ u$t, t, te te peti petiti tion on wa& wa& even eventu tua$ a$$ $ gran grante ted d on eptember 22, 1993. %i& $ed to te regi&tration regi&tration o te deed o donation, cance$$ation o O(% =o. 3F2 and i&&uance o anew %ran&er(ertifcate o %it$e %(%/ =o. 81 in te name& o arce$ino )oronio and Beronica 4ico. %u&, te entire propert wa& tit$ed in te name& o petitioner& predece&&or&. On 0pri$ 28, 199,te eir& o Aortunato Aortunato )oronio )oronio f$ed a p$eading beore te R%( in te orm o a petition in te &ame4etition (a&e =o. C-92. %e petition wa& or te recon&ideration o te deci&ion o te R%( tat ordered teregi&tration o te &ubect deed o donation. Gt wa& praed in te petition tat an order be i&&ued dec$aring nu$$ andvoid te regi&tration o te private deed o donation and tat %(% =o. 81 be cance$$ed. #owever, te petition wa&di&mi&&ed wa&di&mi&&ed on te ground tat te deci&ion in 4etition (a&e =o. C-92 ad a$read become fna$ a& it wa& not appea$ed. ISS%E) (an re&pondent& be bound b te deci&ion in 4etition (a&e =o. C-92 even i te were not made partie& in te &aid ca&eH *ELD) 4etitioner& cannot u&e te fna$it o te R%( deci&ion in 4etition (a&e =o. C-92 a& a &ie$d again&t te verifcation o te va$idit o te deed o donation. 0ccording to petitioner&, te &aid fna$ deci&ion i& one or Iuieting o tit$e. Gn oter word&, it i& a ca&e or dec$arator re$ie under Ru$e  now Ru$e 3/ o te Ru$e& o (ourt. uit& to Iuie Iuiett tit$ tit$e e are are not not tec tecni nica ca$$ $$  &uit &uit& & in rem nor nor are are te te,, &tri &trict ct$ $ &pea &pea5i 5ing ng,, in per&onam, but being again&t te per&on in re&pect o te re&, te&e proceeding& are caracterized a& Iua&i in rem. %e udgment in &uc proceeding& i& conc$u&ive on$ between te partie&. %u&, re&pondent& are not bound b te deci&ion in 4etition (a&e =o. C-92 a& te were not made partie& in te &aid ca&e.%e ru$e& on Iuieting


o tit$e tit$e e!pr e!pre&& e&&$ $ provi provide de tat tat an dec$ar dec$arati ation on in a &uit &uit to Iuiet Iuiet tit$e tit$e &a$$ &a$$ not not preu preudi dice ce per&o per&on& n& wo are are not partie partie& & to te action action.. %at %at re&po re&ponde ndent& nt& f$ed f$ed a &ub&eIuent p$eading in te &ame 4etition (a&e =o. C-92 ater te deci&ion tere ad become fna$ did not cange te act tat &aid deci&ion became fna$ witout teir being imp$eaded in te ca&e. aid &ub&eIuent p$eading wa&di&mi&&ed onte ground o fna$it o te deci&ion.

G+R+ N+ $5-666+ De.e!"e# 4, 2007 INVOLVING INVOLVING TITLES ed#an '+ *#+ ened/. ed#an

ACTIONS

No prescription where no title issued An action or the reconveyance o a parcel o land based on implied or constructive trust" as we have already e!plained in this case" prescribes in #$ years" the point o reerence being the date o registration o the deed or the date o the issuance o the certifcate o title o the property% however" where no &CT has yet been issued desp despit ite e an orde orderr rom rom the the cour courtt to titl title e the the lots lots"" the the date date rom rom when whence ce the the prescriptive prescriptive period could be reckoned is unknown and it could not be determined i indeed the period had already lapsed or not. Thus" we agree with the CA that prescription prescription has not yet set set in.

(ACTS) Eot =o. 1 wa& previou&$ owned b )r. G&idro #n&on wo &o$d it on arc 1F,19 1F,19F F to Romana omana onte ontea$ a$ 4edra 4edrano, no, or 44 31F.2 31F.2.. Romana omana wa& marrie married d to +enedicto +enedicto4ed 4edrano rano wo pa&&ed pa&&ed awa on 0ugu&t 0ugu&t 19, 197. 197. Aourte Aourteen en ear& ear& $ater, $ater, petitioner *u$ogio .4edrano, .4edrano, a &on o Romana, Romana, a$$eged tat e ad bougt te $and im&e$ or 44 3,rom Romana, paab$e on or beore )ecember 31, 1982 a& &own &own in te )eed o a$eda a$edated ted )ecember )ecember 22, 1981. 1981. ince ince Eot Eot =o. =o. 1 1 an and d anoter $ot, Eot =o. 9, were etuntit$ed, te&e became &ubect o (ada&tra$ (a&e =o. =-, ER( (ad. Rec. =o. =-, ortit$ing.0$$eging tat petitioner ad not paid te 44 3, con&ideration or Eot =o. 1 unti$te )ecember 31, 1982 dead$ine, a& &tipu$ated in te )ecember 22, 1981 )eed o a$e,re&pondent& f$ed a ca&e a&5ing or te annu$ment o te )ecember 22, 1981 )eed o a$e,and te recover o te po&&e&&ion and owner&ip o Eot =o. 1, wit praer or a writ o pre$iminar inunction and re&training order and damage&.0ccording to re&pondent&, Romana inormed petitioner tat te ormer wa& cance$ing te&a$e and petitioner &ou$d ave )r. #n&on& name in te tit$e rep$aced wit er name.Re&pondent& added tat de&pite te cance$$ation o te deed o &a$e, Romana a$$owedpetitioner to occup te ou&e on Eot =o. 1. Aurter, re&pondent& averred te wereunaware tat peti petiti tion oner er in&t in&tit itut uted ed a cada cada&t &tra ra$$ ca&e ca&e to a ave ve te te $and $and tit$ tit$ed ed to im& im&e$ e$. %edi&covered %edi&covered i& macination& macination& on$ in 199. %u&, re&pondent& re&pondent& in&tituted te in&t in&tan antt ca&e ca&e toa toave ve te te )ece )ecemb mber er 22, 22, 1981 1981 )eed )eed o a$e a$e void voided ed or or want want o con&ideration and or raud. %e %ria$ (ourt ru$ed tat pre&cription o te cau&e o acti action on to an annu nu$$ te te Iue& Iue&ti tion oned ed )eed )eedo o 0b&o 0b&o$u $ute te a$e a$e a a& & a$r a$read ead &et &et in, in, te te comp$aint in te above-entit$ed ca&e i& ordereddi&mi&&ed. ordereddi&mi&&ed. %e R%( &aid tat it cou$d no $onger annu$ te &a$e rea&oning tat 0rtic$e11>? o te (ivi$ (ode provided or 1 ear& witin wic to bring action rom te timete rigt o action accrue& upon a written contract. #ence, it conc$uded tat &ince te deedo &a$e wa& e!ecuted on )ecember 22, 1981, and te in&tant action wa& f$ed on$ oneptember F, 199, ater more tan 1 ear&, pre&cription pre&cription ad &et in. %e (0 rever&ed te ru$ing o R%( R%( and &tated tat 0rt. 11 o te (ivi$ (ode wa&erroneou&$ app$ied b te R%(. %e


(0 e!p$ained tat te in&tant ca&e invo$ve& an imp$iedtru&t, and tat 0rt. 1F o te (ivi$ (ode wa& te app$icab$e $aw. ISS%E) <eter or not a pre&cription ad &et in. *ELD) 0n action or te reconveance o a parce$ o $and ba&ed on imp$ied or con&tructive con&tructive tru&t, a& we ave a$read e!p$ained in ti& ca&e, pre&cribe& pre&cribe& in 1 ear&, te point o reerence being te date o regi&tration o te deed or te date o te i&&uance o te certifcate o tit$e o te propert; owever, were no O(% a& et been i&&ued de&pite anorder rom te court to tit$e te $ot&, te date rom wence te pre&criptive period cou$d berec5oned i& un5nown and it cou$d not be determined i indeed te period ad a$read $ap&ed or not. %u&, we agree wit te (0 tat pre&cription a& not et &et in

G+R+ N+ $6-$2- Ma#. 2, 2007 INVOLVING INVOLVING TITLES SANTOS '+ L%MAO

ACTIONS

Reconveyance is imprescriptible where plainti' is in possession An action or annulment o title(reconveyance title(reconveyance based on raud is imprescriptible imprescriptible where the plainti' is in possession o the property subject o the acts.

(ACTS) Rita &o$d to re&pondent& pou&e& Eumbao denominated a& "+i$ian ng Eupa' te &ubect propert wic i& a part o er &are in te e&tate o er decea&ed moter aria. aria. 0ter 0ter acIuirin acIuiring g te &ubect &ubect proper propert, t, re&pond re&pondent& ent& pou&e& pou&e& Eumbao Eumbao too5 actua actua$$ po&&e& po&&e&&i &ion on tere tereo o and erect erected ed tere tereon on a ou&e ou&e wic wic te te ave ave been been occuping a& e!c$u&ive owner& up to te pre&ent. 0& te e!c$u&ive owner& o te &ubect propert, re&pondent& re&pondent& pou&e& Eumbao made &evera$ verba$ demand& upon Rita, during er $ietime, and tereater upon erein petitioner&, or tem to e!ecute te nece&&ar document& to e:ect te i&&uance o a &eparate tit$e in avor o re&pondent& pou&e& Eumbao in&oar a& te &ubect propert i& concerned.

Re&pon e&ponden dent& t& pou&e pou&e& & Eumb Eumbao ao a$$eg a$$eged ed tat tat prior prior to e err deat deat,, Rita Rita inor inormed med re&pondent re&pondent 4ro&erfna 4ro&erfna Eumbao &e cou$d not de$iver te tit$e to te &ubect propert becau&e te entire propert inerited b er and er co-eir& rom aria ad not et been partitioned. pou&e& Eumbao c$aimed tat petitioner&, acting raudu$ent$ and in con&pirac wit one anoter, e!ecuted a )eed o *!traudicia$ ett$ement, adudicating and partitioning among tem&e$ve& and te oter eir&, te e&tate $et b aria, wic inc$uded te &ubect propert a$read &o$d to re&pondent& pou&e& Eumbao. Re&pondent& pou&e& Eumbao, troug coun&e$, &ent a orma$ demand $etter to petitioner& but de&pite receipt o &uc demand $etter, petitioner& &ti$$ ai$ed and reu&ed to reconve te &ubect propert to te re&pondent& pou&e& Eumbao. (on&eIuent$, te $atter f$ed a (omp$aint or Reconveance wit )amage& beore te R%( o 4a&ig (it. 4etitioner& f$ed teir 0n&wer dening te a$$egation& tat te &ubect propert ad been &o$dto te re&pondent& pou&e& Eumbao. 4etitioner& 4etitioner& f$ed teir 0n&wer dening te a$$egation& tat te &ubect propert ad been &o$d to te re&pondent& pou&e& Eumbao. %e $i5ewi&e denied tat te )eed o *!traudicia$ ett$ement ad been raudu$ent$ e!ecuted becau&e te &ame wa& du$ pub$i&ed a& reIui reIuire red d b $aw. $aw. %e %e R%( rende rendere red d a deci& deci&ion ion in avor avor o te te petiti petitione oner& r&..


0ggrieved, re&pondent& pou&e& Eumbao appea$ed to te (ourt o 0ppea$&. <ic rever&ed te ru$ing o te tria$ court and ordered te reconveance o te propert to te re&pondent&. %e petitioner& Iue&tioned te deci&ion, ence ti& petition. ISS%E) <eter or not a co-owner can a$ienate, mortgage mortgage or a&&ign i& a$iIuot or undivided &are in te propert. *ELD) Gt i& notewort tat at te time o te e!ecution o te document& denominated a& D+i$ian ng Eupa,D te entire propert owned b aria, te moter o Rita, wa& not et divided among er and er co-eir& and &o te de&cription o te entire e&tate i& te on$ de&cription becau&e te e!act mete& and bound& o te &ubect propert &o$d to re&pondent& pou&e& Eumbao cou$d not be po&&ib$ determined determined at tat time. =eve =evert rte e$e $e&& &&,, tat tat doe& doe& not not ma5 ma5e te te cont contra ract ct o &a$e &a$e betw betwee een n Rita Rita an and d re&pondent& pou&e& Eumbao inva$id becau&e bot te $aw and uri&prudence ave categorica$$ e$d tat even wi$e an e&tate remain& undivided, co-owner& ave eac eac u$$ u$$ owner owner& &ip ip o teir teir re&pe re&pect ctive ive a$iIu a$iIuot& ot& or undivi undivided ded &ar &are& e& and ma tereore a$ienate, a&&ign or mortgage tem. %e co-owner, owever, a& no rigt to &e$$ or a$ienate a &pecifc or determinate part o te ting owned in common, becau&e &uc rigt over te ting i& repre&ented b an a$iIuot or idea$ portion witout an p&ica$ divi&ion. Gn an ca&e, te mere act tat te deed purport& to tran&er a concrete portion doe& not per &e render te &a$e void. %e &a$e i& va$id, but on$ wit re&pect to te a$iIuot &are o te &e$$ing co-owner. Aurtermore, te &a$e &a$e i& &ube &ubect ct to te te re&u re&u$t& $t& o te partiti partition on upon upon te termina terminatio tion n o te coowner&ip.

Gn te ca&e at bar, wen te e&tate $et b aria ad been partitioned on 2 a 198 b virtue o a )eed o *!traudicia$ ett$ement, te 17- &Iuare meter $ot &o$d b te te mote moterr o te petiti petition oner& er& to re&p re&pond ondent ent& & pou&e pou&e& & Eumba Eumbao o &ou$ &ou$d d be deducted rom te tota$ $ot, inerited b tem in repre&entation o teir decea&ed moter, wic in ti& ca&e mea&ure& 7 &Iuare meter&. %e 17-&Iuare meter $ot a$read &o$d to re&pondent& pou&e& Eumbao can no $onger be inerited b te petitioner& becau&e te &ame wa& no $onger part o teir ineritance a& it wa& a$read &o$d during te $ietime o teir moter


LAC*ES


G+R+ G+R+ N+ $6 $666$ 66$ O." O."e# e# 26, 26, 2007 2007 LAC*ES ESTATE O( T*E LATE JES%S S+ Y%J%ICO '+ Rep"/. An action to recover lands o the public domain is imprescriptible. imprescriptible. )uch right howeve howeverr can be barred barred by laches laches(es (estop toppel pel under under )ec. )ec. *+ o ,.-. #+/ #+/ which which recogni0es the rights o innocent purchasers or value above the interests o the government.

(ACTS) Gn 1973, Aermina (a&tro f$ed an app$ication or te regi&tration and confrmation o er tit$e over a parce$ o $and wit anarea o 17,33 &Iuare meter& covered b p$an ER(/ 4&u-9 $ocated in 4araKaIue (it, in te 4a&ig-Riza$ (ourt o Air&t Gn&tance (AG/.%e app$ication wa& oppo&ed b te OLce o te o$icitor @enera$ O@/ on bea$ o te )irector o Eand&, and b ercede& )izon, a private part. %ria$ court ru$ed in avor o (a&tro.2. %e )irector o Eand& and ercede& )izon did not appea$ rom te adver&e deci&ion o te 4a&ig-Riza$ (AG. %u&, te order or te i&&uance o a decr decree ee o regi& egi&tr trat atio ion n beca became me fn fna$ a$,, an and d a )ecr )ecree ee wa& wa& i&&u i&&ued ed b te te Eand Eand Regi&trat egi&tration ion (ommi&&i (ommi&&ion on ER(/.0n ER(/.0n Origina$ Origina$ (ertifca (ertifcate te o %it$e %it$e wa& i&&ued i&&ued in te name o Aermina (a&tro b te Regi&ter o )eed&.

Eand wa& ten &o$d to Je&u& Muuico. %e O(% o (a&tro wa& cance$$ed and a %(% wa& i&&ued in Muuico& name over Eot1 wi$e anoter %(% wa& i&&ued in avor o erein co-petitioner 0ugu&to (arpio. eanwi$e, 4) no. 18F wa& i&&ued and a&&ert& tat Eand Eand rec$a rec$aim imed ed in te ore& ore&or ore e and o:&ore o:&ore area& area& o ani$ ani$a a +a becam became e te proper propertie& tie& o te 4ub$ic 4ub$ic *&tate& *&tate& 0utorit 0utorit  4*0/, 4*0/, a governmen governmentt corporat corporation ion tat undertoo5 te rec$amation o $and& or te acIui&ition o rec$aimed $and&. %u&, an O(% wa& i&&ued in avor o 4*0. %e 4*0 a$&o acIuired owner&ip o oter parce$& o $and a$ong te ani$a +a coa&t wic were &ub&eIuent$ &o$d to te ani$a +a )eve$o )eve$opm pment ent (orpor (orporati ation on +)( +)(/. /. %e 4*0 undert undertoo5 oo5 te con&t con&tru ructi ction on o te ani$a (oa&ta$ Road. 0& ti& wa& being p$anned, Muuico Muuico and (arpio di&covered tat a verifcation &urve te commi&&ioned &owed tat te road direct$ over$apped teir propert, and tat te owned a portion o te $and &o$d b te 4*0 to te +)(.. Muuico and (arpio f$ed beore te 4araKaIue (it Regiona$ %ria$ (ourt R%(/, a comp$aint or te Remova$ o ($oud and 0nnu$ment o %it$e wit )amage&.7. Re&pondent Repub$ic argued tat, fr&t, &ince te &ubect $and wa& &ti$$ underwater, it cou$ cou$d d not not be regi& egi&te terred in te te na name me o Aermi ermina na (a&t (a&trro. eco econd nd,, te te $and $and regi&tration court did not ave uri&diction to adudicate ina$ienab$e $and&, tu& te deci&ion adudicating te &ubect parce$ o $and to Aermina (a&tro wa& void. 0nd tird, te tit$e& o Muuico and (arpio, being derived rom a void tit$e, were $i5ewi&e void.8. %ria$ (ourt ru$ed in avor o te petitioner and &tate& tat ater 28 ear& witout being conte&ted, te ca&e ad a$read become fna$ and e!ecutor. %e tria$ cour courtt a$&o a$&o oun ound d tat tat te te O@ O@ a ad d part partic icip ipat ated ed in te te ER( ER( ca&e ca&e,, an and d cou$ cou$d d aveIue&tioned te va$idit o te deci&ion but did not.9. On appea$, rever&ed te deci&ion o te $ower court a&&erting tat &ore& are propertie& propertie& o te pub$ic domain intend intended ed or pub$i pub$ic c u&e u&e and, and, tere tereor ore, e, not regi& regi&tra trab$e b$e and teir teir inc$u& inc$u&ion ion in a certifcate o tit$e doe& not convert te &ame into propertie& o private owner&ip or cone conerr tit$e tit$e upon upon te regi& regi&tra trant. nt. Aurter urter,, accor accordin ding g to te appe$$ appe$$ate ate court court re& re& udicata doe& not app$ to $and& o pub$ic domain, nor doe& po&&e&&ion o te $and automatica$$ dive&t te $and o it& pub$ic caracter. ISS%E)

<eter (0& deci&ion wa& correct.

*ELD) 4*%G%GO= @R0=%*). <i$e it ma be true tat e&toppe$ doe& not operate again&t te &tate or it& agent&, owever, *Iuitab$e e&toppe$ mabe invo5ed again&t pub$ic autoritie& wen a& in ti& ti& ca&e, ca&e, te $ot wa& a$read a$read  a$iena a$ienated ted to inn innoce ocent nt buer& buer& or va$ue va$ue an and d te


governmen governmentt did not underta5 underta5e e an act to conte&t te tit$e or an unr unrea&o ea&onab$ nab$e e $engt o time. ection 32 provide&N *(. 32. Review o decree o regi&tration; Gnnocent purca&er or va$ue.  %e decree o regi&tration regi&tration &a$$ not be reopened or revi&ed b rea&on rea&on o ab&ence, minorit, or oter di&abi$it o an per&on adver&e$ a:ected tereb, nor b an proceeding in an court or rever&ing udgment&, &ubect, owever, to te rigt o an per&on, inc$uding te government and te brance& tereo, deprived o $and or o an e&tate e&tate or inter intere&t e&t ter terein ein b &uc &uc adud adudic icati ation on or confr confrma matio tion n o tit$e tit$e obtained b actua$ raud, to f$e in te proper (ourt o Air&t Gn&tance a petition or reopening and review o te decree o regi&tration not $ater tan one ear rom and ater te date o te entr o &uc decree o regi&tration, but in no ca&e &a$$ &uc petition be entertained b te court were an innocent purca&er or va$ue a& acIuired te $and or an intere&t terein, wo&e rigt& ma be preudiced. <enever te pra&e "innocent purca&er purca&er or va$ue' or an eIuiva$ent pra&e occur& in ti& )ecree, it &a$$ be deemed to inc$ude an innocent $e&&ee, mortgagee, or oter encumbrance& or va$ue. Gn ti& petition, te ER0, ER0, i&&ued )ecree =o. =-1F912 in avor o Aermina (a&tro (a&tro and O(% =o. 121F wa& i&&ued b te Riza$ Regi&trar Regi&trar o )eed&. O(% =o. 121F doe& not &ow an annotation, $ien, or encumbrance on it& ace. Re$ing on te c$ean tit$e, Muuico Muuico bougt te &ame in good ait and or va$ue rom er. er. %ere i& no a$$egation tat Muuico wa& a buer in bad ait, nor did e acIuire te $and raudu$ent$. #e tu& ad te protection o te %orr %orren& en& &tem tat ever &ub&eIuent purca&er purca&er o regi&tered $and ta5ing a certifcate o tit$e or va$ue and in good ait &a$$ o$d te &ame ree rom a$$ encumbran e ncumbrance& ce& e!cept to&e noted on te certifcate and an o te encumbrance& wic ma be &ub&i&ting. %e &ame $ega$ &ie$d redound& to i& &ucce&&or&-in-intere&t, &ucce&&or&-in-intere&t, te Muuico& and (arpio, more particu$ar$ te $atter &ince (arpio (arpio bougt bougt te $ot rom rom Je&u& Je&u& M. Muuico uuico or va$ue and in good ait. Ei5ewi& Ei5ewi&e e protected are te rigt& o innocent mortgagee& or va$ue, te 4GO, (itiban5, =.0., 4)(, R(+(, 4(G+, and )+4. *ven i te mortgagor& tit$e wa& proved raudu$ent and te tit$e dec$ared nu$$ and void, &uc dec$aration cannot nu$$i te mortgage rigt& o a mortgagee in good ait. 0noter contention o te re&pondent Repub$icN %e p$ain import o unicipa$it unicipa$it o 0ntipo$o v& Papanta i& tat a $and regi&tration regi&tration court court,, te R%( at pre&e pre&ent, nt, a a& & no uri& uri&dic dictio tion n over over te &ubec &ubectt matte matterr o te app$ication wic re&pondent Repub$ic c$aim& i& pub$ic $and. Airm$ entrenced i& te te prin princi cip$ p$e e tat tat uri uri&d &dic icti tion on over over te te &ub &ubec ectt matt matter er i& con coner errred b $aw $aw. (on&eIuent$, te proper (AG now te R%(/ under ection 1 o 4) 1F29 4ropert Regi&trat egi&tration ion )ecree/ )ecree/ a& uri&dic uri&diction tion over app$icat app$ication& ion& or regi&tr regi&tratio ation n o tit$e tit$e to $and. %e app$icant in a $and regi&tration regi&tration ca&e u&ua$$ c$aim& te $and &ubect matter o te app$ication a& i&Qer private propert, a& in te ca&e o te app$ication o (a&tro. %u&, te conc$u&ion o te (0 tat te 4a&ig-Riza$ (AG a& no uri&diction over te &ubect matter o te app$ication o (a&tro (a&tro a& no $ega$ mooring. %e $and regi&tration regi&tration court initia$$ a& uri&diction uri&diction over te $and app$ied or at te time o te f$ing o te app$ication. 0ter tria$, te court, in te e!erci&e o it& uri&diction, uri&diction, can determine weter te tit$e to te $and app$ied or i& regi&trab$e regi&trab$e and can be confrmed. Gn te event tat te &ubect matter o te app$ication turn& out to be ina$ienab$e pub$ic $and, ten it a& no uri&diction to order te regi&tration o te $and and perorce mu&t di&mi&& te app$ication.



AR 8%ESTIONS TOIC) RESCRITION AND LAC*ES

G Eouie, beore $eaving te countr to train a& a ce in a fve- &tar ote$ in =ew Mor5, C0, entru&te entru&ted d to i& fr&t-deg fr&t-degree ree cou&in )ewe )ewe an app$icat app$ication ion or regi&tr regi&tration ation,, under te Eand Regi&tration 0ct, o a parce$ o $and $ocated in +aco$od (it. 0 ear $ater, Eouie returned to te 4i$ippine& and di&covered tat )ewe regi&tered te $and and obtained an Origina$ (ertifcate o %it$e over te propert in i& )ewe&/ name na me.. (omp (ompou ound ndin ing g te te matt matter er,, )ewe )ewe  &o$d &o$d te te $and $and to #u #ue e,, an inno innoce cent nt purca&er purca&er or va$ue. Eouie prompt$ f$ed an action or reconveance o te parce$ o $and again&t aga in&t #ue #ue . 0. G& te te act actio ion n pur pur&u &ued ed b Eouie ouie te te pr proper oper remed emedH H +. 0&&u 0&&umi ming ng tat tat rec recon onve vea anc nce e i& te te prop proper er rem remed ed, , wi$$ wi$$ te te actio action n pro& pro&pe perr i te ca&e wa& f$ed beond one ear, but witin ten ear&, rom te entr o te decree o regi&trationH 0=<*RN 0. 0n act actio ion n or rec recon onve vea anc nce e again again&t &t #ue #ue  i& not not te te pr proper oper rem remed ed, , bec becau au&e &e #ue i& an innocent purca&er purca&er or va$ue. %e proper recour&e recour&e i& or Eouie to go ater )ewe or damage& b rea&on o te raudu$ent regi&tration and &ub&eIuent &a$e o te $and. G )ewe i& in&o$vent, Eouie ma f$e a c$aim again&t te 0&&urance Aund #eir& o 4edro Eopez v&. )e (a&tro 32 (R0 F91 >2? citing p&. *duarte v&. (0, 323 4i$ 2 >199?/. +. Me&, te remed wi$$ pro&per becau&e te action pre&cribe& in ten 1/ ear&, not witin one 1/ ear wen a petition or te reopening o te regi&tration decree ma be f$ed. %e action or reconveance i& di&tinct rom te petition to reopen te decree o regi&tration @re 0$ba v&. )e$a (ruz, 17 4i$ 9 >191?/. %ere i& no need to reopen te regi&tration proceeding&, but te propert &ou$d u&t be reconveed to te rea$ owner. %e action or reconveance reconveance i& ba&ed on imp$ied or con&tructive con&tructive tru&t, wic pre&cribe& in ten 1/ ear& rom te date o i&&uance o te origina$ certifcate o tit$e. %i& ru$e a&&ume& tat te deendant i& in po&&e&&ion o te $and. <ere it i& te p$ainti: wo i& in po&&e&&ion o te $and, te action or reconveance wou$d be in te nature o a &uit or Iuieting o tit$e wic action i& impre&criptib$e )avid v&. a$a, 318 (R0 711 >1999?/. GG Gn 19, an unregi&tered parce$ o $and wa& mortgaged b owner O to , a ami$ riend, a& co$$atera$ or a $oan. O acted troug i& attorne in act, &on, , wo wa& du$ autorized b wa o a &pecia$ power o attorne, werein O dec$ared tat e wa& te ab&o$ute owner o te $and, tat te ta! dec$aration&Qreceipt& were a$$ i&&u i&&ued ed in i& i& na name me,, an and d tat tat e a a& & been been in open open,, cont contin inuo uou& u& an and d adve adver& r&e e po&&e&&ion in te concept o owner. 0& O wa& unab$e to pa bac5 te $oan p$u& inte interre&t e&t or or te te pa&t pa&t fve fve F/ F/ ear ear&, &,  a ad d to or orec$o ec$o&e &e te te mort mortga gage ge.. 0t te te orec$o&ure &a$e,  wa& te ige&t bidder. Cpon i&&uance o te &eri:& fna$ deed o &a$e and regi&tration in Januar, 19, te mortgage propert wa& turned over to & po&&e&&ion and contro$.  a& &ince ten deve$oped te &aid propert. Gn 197, O died, &urvived b &on&  and 4. Gn 1977, ater te tent 1t/ deat anniver&ar anniver&ar o i& ater O, &on 4 f$ed a &uit to annu$ te mortgage deed and &ub&eIuent &a$e o te propert, etc., on te ground o raud. #e a&&erted tat te propert in Iue&tion wa& conuga$ in nature actua$$ be$onging, at te time o te mortgage, to O and i& wie, <, wo&e conuga$ &are went to teir &on&  and 4/ and to O.


0. G& te te &ui &uitt f$ed f$ed b b 4 barr barred ed b b pre& pre&cr crip ipti tion onH H *!p$ *!p$ai ain n our our an& an&we werr. +. 0ter te te i&& i&&uan ance ce o te te &e erri:& :& fna$ deed deed o &a$e &a$e in 19 19 in ti ti& ca&e, a&e, a&&uming tat  app$ied or regi&tration under te %orren& &tem and wa& i&&ued a %orren %orren& & %it$e to te &aid propert in Iue&tion, wou$d tat added act ave an &ignifcant e:ect on our conc$u&ionH tate our rea&on. 199/ 0=<*RN 0. Cnde Cnderr 0rt. 0rt. 173, 173, ((, ((, te te acti action on i& bar barrred b pr pre&cr e&crip ipti tion on bec becau au&e &e te te wie wie ad ad on$ ten 1/ ear& rom te tran&action and during te marriage to f$e a &uit or te annu$ment o te mortgage deed. +. G  ad ad &ecu &ecurred a %or %orrren en& & %it$ %it$e e to te te $and, $and, a$$ a$$ te te mor more e  an and d 4 cou$ cou$d d not not recover becau&e i at a$$ teir remedie& wou$d beN 1. 0 4et 4etit itio ion n to Rev Revie iew w te te )ecr )ecree ee o reg regi& i&tr trat atio ion. n. %i& %i& can can be be avai avai$e $ed d o wit witi in n one 1/ ear rom te entr tereo, but on$ upon te ba&i& o "actua$ raud.' %ere i& no &owing tat  committed actua$ raud in &ecuring i& tit$e to te $and; or 2. 0n act actio ion n in per& per&on onam am aga again in&t &t  or or te te reco reconv nve ean ance ce o o te tit$ tit$e e in tei teirr avor. 0gain, ti& remed i& avai$ab$e witin our / ear& rom te date o te di&cover o te raud but not $ater tan ten 1/ ear& rom te date o regi&tration o te tit$e in te name o . 0E%*R=0%GB* 0=<*RN 0. %e %e mort mortga gage ge cont contra ract ct e!ec e!ecut uted ed b O, i at at a$$, a$$, i& on$ on$ a voida voidab$ b$e e cont contra ract ct &ince &ince it invo$ve& invo$ve& a conuga$ conuga$ partner&ip partner&ip propert propert.. %e action to annu annu$$ te &ame in&tituted in 1977, or e$even ear& ater te e!ecution o te &eri:& fna$ &a$e, a& obviou&$ pre&cribed becau&eN 1. 0n act actio ion n to ann annu$ u$ a con contr trac actt on te te gr ground ound o o rau raud d mu&t mu&t be be brou broug gtt wit witin in our / ear& rom te date o di&cover o te raud. ince ti& i& in e&&ence an action to recover owner&ip, it mu&t be rec5oned rom te date o e!ecution o te contract or rom te regi&tration o te a$$eged raudu$ent


MISCELLANEO%S


G+R+ N+ $500-$

Ap#/ 2, 2007 MISCELLANEO%S AL(ONSO '+ O((ICE O( T*E RESIDENT

%e e&&ence o o due proce&& proce&& i& te opportunit to e!p$ain one& one& &ide. -uty o Register o -eeds To Reuire )ubmission o Approved )ubdivision ,lan" Technical -escription 1 &wner2s -uplicate Certifcate o Title 3eore 4ssuing New Titles

(ACTS) 4etitioner Mo$anda O. 0$on&o 0$on&o/, ten te regi&ter o deed& o (a$oocan (it, wa& ound admini&trative$ $iab$e or a$$eged$ acIuie&cingS to te cange o te date o te regi&tration o O(% =o. 99 rom a 3, 1917 to 0pri$ 19, 1917, and or ma5in ma5ing g it appear appear tat tere tere were were two O(% =o&. =o&. 99. 99. (on&eI (on&eIuen uent$ t$,, &e wa& di&mi&&ed rom government &ervice or grave mi&conduct and di&one&t.

0$on&o wa& inve&tigated b te Eand Regi&tration 0utorit ER0/ upon te reIue&t o 4i$-Bi$$e )eve$opment (orporation 4i$-Bi$$e/ wo purca&ed &ome part& o te $and. 4i$-Bi$$eT& $etter-comp$aint $ed to te conduct o an inIuir b te enate (ommittee& on Ju&tice and #uman Rigt&, and on Crban 4$anning, #ou&ing and Re&ett$ement wic fnd& tat 0$on&o acted ma$iciou&$, raudu$ent$ and in bad ait ait  recom ecomme mend ndin ing g te te f$in f$ing g o admi admini ni&t &tra rati tive ve ca&e ca&e& & agai again& n&tt e err an and d e err con&pira con&pirator& tor&.. On te oter and, and, ER0 ER0 fnd& fnd& er gui$t o @rave @rave i&cond i&conduct uct and recommended er di&mi&&a$. %e OLce o te 4re&ident &ub&eIuent$ di&mi&&ed 0$on&o. %e (ourt o 0ppea$& aLrmed te di&mi&&a$ o 0$on&o. #ence, ti& petition contending tat er rigt to due proce&& wa& vio$ated. ISS%E) <eter or not te (ourt o 0ppea$& erred in upo$ding deci&ion o te OLce o te 4re&ident becau&e 0$on&oT& rigt to due proce&& wa& vio$ated. *ed) Gn te $andmar5 ca&e o 0ng %iba v. (ourt o Gndu&tria$ Re$ation&, ti& (ourt $aid down down te te car cardina dina$$ prim primar ar  reIui eIuirremen ement& t& o due due proc proce& e&& & in admi admini ni&t &tra rati tive ve proceeding&. Aoremo&t o te&e reIui&ite& i& te rigt to a earing, inc$uding te rigt to pre&ent oneT& ca&e and &ubmit evidence in &upport tereo. %e e&&ence o due proce&& in admini&trative proceeding& i& te opportunit to e!p$ain oneT& &ide or to &ee5 a recon&ideration o te action or ru$ing comp$ained o.

0& apt$ ob&erved b te (0, 0$on&o wa& given ever opportunit to e!p$ain er &ide and to pre&ent evidence in er deen&e during te admini&trative inve&tigation condu conducte cted d b te ER0. ER0. Record ecord& & &uLcie &uLcient$ nt$  &ow &ow tat tat in comp$i comp$ianc ance e wit wit te &o &oww-ca cau& u&eS eS $ett $etter er o te te ER0 ER0 0dmi 0dmini ni&t &tra rato tor, r, &e &e &ubm &ubmit itte ted d e err writ writte ten n e!p$anation, and tat during te pre-tria$ conerence&, &e pre&ented documentar evidence. Ei5ewi&e, te Iuantum o proo reIuired in an admini&trative proceeding i& on$ &ub&tantia$ evidence or tat amount o re$evant evidence tat a rea&onab$e mind migt accept a& adeIuate to &upport a conc$u&ion. %e &tandard o &ub&tantia$ evidence i& &ati&fed wen tere i& rea&onab$e ground to be$ieve tat te per&on indicted wa& re&pon&ib$e or te a$$eged wrongdoing or mi&conduct. Gn te ca&e at bar, 0$on&o &tood carged not or canging te date o regi&tration o O(% =o. 99 but rater, &e wa& indicted or acIuie&cing to te cange b 1/ i&&uing con6icting certifcation on te date o i&&uance o O(% =o. 99; and 2/ or ma5ing it appear tat tere were two O(% =o&. 99. %u&, er prote&tation& tat &e ad no and in te a$teration are unavai$ing.


0$on&o i& tu& admini&trative$ $iab$e or &eriou& mi&conduct eriou& mi&conduct, a& a va$id cau&e or te di&mi&&a$ o an emp$oee, i& improper or wrong conduct; te tran&gre&&ion o &ome e&tab$i&ed and defnite ru$e o action; a orbidden act or dere$iction o dut, wic i& wi$$u$ and intentiona$ neg$ect and not mere error in udgment. Gt mu&t be grave and aggravated in caracter and not mere$ trivia$ or unimp un import ortant ant.. .. Gn additi addition, on, it mu&t mu&t be direct direct$ $ re$at re$ated ed andQor andQor conne connecte cted d to te te perormance o oLcia$ dutie&.
ATENTS9GOVERNMENT A:ARD


G+R+ N+ $54654 Sepe!"e# $4, 2007 ATENTS9GOVERNMENT A:ARD TAG%INOD VS CO%RT O( AEALS The rights o a homestead patentee are superior to that o a tenant under the Agrarian Reorm Reorm 5aw. 5aw.

(ACTS) 4re&ident Aerdinand *. arco& promu$gated 4) 27 or te emancipation o tenantarmer& rom private agricu$tura$ $and& te ti$$ tat are primari$ devoted to rice and corn. )0R $aunced Operation Eand %ran&er OE%/ to imp$ement te $aw. <en OE% wa& $aunced, a$ud 0$varez 0gui$a wa& te regi&tered owner o te di&puted $ot&. %e %(%& over te two $ot& were i&&ued ba&ed on ome&tead patent&. %e fr&t %(% %(% wa& tran&erred tran&erred to Bic 0gui$a wo wa& ten 1 r& o$d/, and te &econd %(% wa& tran&erred to Jo&epine %aguinod. +ot $ot& were p$aced under coverage o OE%. a$ud 0gui$a, on bea$ o Bic 0gui$a, f$ed a notice or retention. <en Bic 0gui$a became o age, e f$ed a notice or e!emption. %aguinod a$&of$ed a notice or e!emption.

eanwi$e, te two &ubect $ot& were &urveed and a &ubdivi&ion p$an o te $ot& parce$ed to te armer-benefciarie& wa& prepared and approved. %e )0R unicipa$ 0grarian Reorm OLcer 0RO/ recommended to te 4rovincia$ 0grarian Reorm OLcer 40RO/ te approva$ o te app$ication& o a$ud 0. 0gui$aQBic 0. 0gui$a and Jo&epine 0. %aguinod or retention retention o rigt&. %e 40RO granted te app$ication app$ication or retention rigt&. Re&pondent&-armer Re&pondent&-armer-benefciarie& -benefciarie& oppo&ed te deci&ion. %e R) aLrmed te 40RO& deci&ion but &tated tat te tran&er made b a$ud 0gui$a to petitioner& i& nu$$ and void, but tat a$ud 0gui$a &ou$d be granted te retention rigt&. rigt&. 4rivate 4rivate re&pond re&pondent& ent& oppo&ed oppo&ed ti& deci&ion deci&ion.. %aguinod aguinod a$&o f$ed a motion motion contending tat 0gui$a wa& not te rea$ owner o te $and a& &uc wa& b %aguinod rom er bio$ogica$ moter and tat te &ame wa& on$ mortgaged to 0gui$a wic propert &e ad a$read redeemed. %e )0R ecretar aLrmed te deci&ion o te R) and denied denied %aguino aguinod& d& motio motion. n. Cpon Cpon motio motion n or recon recon&id &idera eratio tion, n, te te )0R )0R ecretar ru$ed tat a$ud 0gui$a wa& di&Iua$ifed in retention rigt& becau&e &e owned &evera$ oter propertie&. 4etitioner& appea$ed to te OLce o te 4re&ident. %e O4 ru$ed tat te &aid $ot&, aving &temmed rom ome&tead patent&, are e!empt rom te coverage o 4) 27. On appea$, te (0 ru$ed in avour o private re&po e&pond nden ent& t&.. %e %e (0 owe oweve verr agr agreed eed wit wit te te O4 tat tat te te rigt igt& & o te te ome&teader and i&Qer eir& to own and cu$tivate per&ona$$ teir $and acIuired under under te te Dome& Dome&tea tead d $aw&D $aw&D are are &uper &uperior ior over over to&e to&e o tenant tenant& & invo5i invo5ing ng te Dagrarian reorm $aw&'. #owever, it ound tat petitioner& %aguinod and 0gui$a ai$ed to di&carge te burden o adducing evidence to prove te identitie& o te origina$ ome&tead patentee& and tat te are te direct compu$&or eir& o te origina$ patentee&. ISS%E) <eter or not te &ubect $and& are e!empted rom coverage o 4) 27 *ELD) %e petition i& beret beret o merit. ett$ed in ti& uri&diction uri&diction i& te ru$e ru$e tat te rigt& o a o$d o$der er o a ome ome&t &tea ead d pate patent nt are are &upe &uperi rior or over over te te rig rigt& t& o te te tena tenant nt& & guaranteed b te 0grarian Reorm Eaw.

%u&, D%e #ome&tead 0ct a& been enacted or te we$are we$are and protection protection o te poor. %e $aw give& a need citizen a piece o $and were e ma bui$d a mode&t ou&e or im&e$ and ami$ and p$ant wat i& nece&&ar or &ub&i&tence and or te &ati&action &ati&action o $ie& oter need&. %e rigt o te citizen& to teir ome& and to te ting& nece&&ar or teir &ub&i&tence i& a& vita$ a& te rigt to $ie it&e$. %e ave a rigt to $ive wit a certain degree o comort a& ! ! ! uman being&, and te tate wic $oo5& ater te we$are o te peop$e& appine&& i& under a dut to &aeguard te &ati&action o ti& vita$ rigt.D Gt i& tereore incumbent upon petitioner& to identi &ub&tantia$ evidence on record to &upport te O4& fnding tat teir $ot& are e!c$uded rom te cover coverage age o (ompr (ompree een& n&ive ive 0grar 0grarian ian Reorm eorm 4rog 4rogram ram.. Gn act, act, a& apt$ apt$ put b private re&pondent&, petitioner& never averred beore te )0R and O4 tat a$ud 0gui$a wa& te origina$ ome&tead patentee or a direct compu$&or eir o te ome&t ome&tead ead patent patentee. ee.

G+R+ N+ $4$$$

Ma#. 5, 2007 ATENTS9GOVERNMENT A:ARD J%STALERO J%STALERO ' SAN AG%STIN GON&ALES GON&ALES 6here there is no showing that the deceased 7ree ,atent Applicant availed himsel o a legal remedy to assail an adverse decision" his successors8in8interes successors8in8interestt are bound by the same.

(ACTS) =oemi an 0gu&tin and Penaida an 0gu&tin @onz$e&, togeter wit teir oter &ib$ing&, entered into a ubdivi&ion 0greement werein te parted te e&tate o teir decea&ed parent&. ub&eIuent$, a %ran&er (ertifcate %it$e& were i&&ued to =oemi and Penaida.

0ter nine ear&, @i$ Ju&ta$ero and te eir& o i& decea&ed broter, Je&u& Ju&ta$ero Je&u& Je&u&// f$ed f$ed a comp$a comp$aint int again& again&tt Penaid Penaida a an and d =oemi =oemi or Iuiet Iuieting ing o tit$e tit$e and recon econve vea anc nce e wit wit dama damage ge& & beo beorre te te Regio egiona na$$ %ria$ ria$ (our (ourtt R% R%(/ o G$oi G$oi$o $o contending tat te $ot& &ubect o te petition were a$&e$ c$aimed b Penaida and =oemi. @i$ added tat Je&u& in act f$ed an app$ication or Aree 4atent over te &ubect $ot. Aor teir part, Penaida and =oemi aver tat te $ot& were covered b an Origina$ (ertifcate o %it$e O(%/, wic were owned b teir decea&ed parent. %e R%( ru$ed in avor o Penaida and =oemi. @i$ and te eir& appea$ed to (ourt o 0ppea$& wic aLrmed te R%( deci&ion. ISS%E) <eter or not te &ubect $ot wic i& c$aimed b @i$ and te eir& i& embraced in te tran&er certifcate tit$e& o =oemi and Penaida *ELD) %e ba&i& o te i&&uance o =oemiT& tit$e i& te (on&o$idation and ubdivi&ion 4$an, 4c&--3 wic bear& a note on te $ower portion tereo reading >t?i& &urve i& covered b Origina$ (ertifcate o %it$e =o. 3898, 32 and 32F a$$ in te name o Bicente an 0gu&tin and Ro&ario abe$$a. %e &ame p$an wa& certifed a& correct b +ernan (erteza, @eodetic *ngineer, and recommended or approva$ b %eodoro %eodoro impa&, (ie, urve& )ivi&ion. %e )irector )irector o Eand& troug troug Regiona$ Regiona$ )irector anue$ Eaguni$$a a$&o approved te &ame. Aurtermore, te (ourt o Air&t Gn&tance o G$oi$o a$&o approved te &aid ubdivi&ion 4$an b Order o a 22, 1979 in Gn reN 4etition or 0pprova$ o (on&o$idation and ubdivi&ion 4$an in accordance wit ection  o 0ct 9 and 0ct . +ett . Bi$$anueva, 4etitioner.

oreover, a$mo&t two ear& beore te f$ing o Ju&ta$ero and te eir&Tcomp$aint, te +ureau o Eand&, G$oi$o (it rendered a )eci&ion in te above-&tated Aree 4atent app$ication f$ed b Je&u& J. Ju&ta$ero, dec$aring tat te &ubect $ot, (ada&tra$ Eot =o. 2F9, i& identica$ to Eot 8, 4c&--3 wic i& now tit$ed in te name o =oemi. %ere i& no &owing tat @i$ Ju&ta$ero&Tpred Ju&ta$ero&Tpredece&&or ece&&or-in-inter -in-intere&t, e&t, Je&u& Ju&ta$ero Ju&ta$ero a& Aree 4atent app$icant avai$ed im&e$ o an $ega$ remed to a&&ai$ te &aid deci&ion wic wa& adver&e to im. #ence, i& &ucce&&or&-in-intere&t-erein - Ju&ta$ero and te eir& are bound b te deci&ion.


REGISTRATION O( DEEDS


G+R+ N+ $66-$3 O."e# 5, 2007 REGISTRATION O( DEEDS SO%SES TANGLAO '+ SO%SES AR%NGAO 9N&65:-;: 3< 74R)T 3=<:R The act o registration by the second buyer must be coupled with good aith and no knowledge o any deect or lack o title o the vendor or that he is not aware o acts which which should should put him upon upon inuir inuiry y and invest investiga igatio tion n as must must be necess necessary ary to acuaint him with deects in the title.

(ACTS) pou&e& 4arungao, purca&ed rom pring #ome& 7 ubdivi&ion Eot& in Eaguna. Re&pon e&ponden dent& t& made made a down down pame pament, nt, $eavin $eaving g a ba$anc ba$ance e e!c$u e!c$u&iv &ive e o inter intere&t e&t.. Re&po e&pond nden ent& t& intr introd oduc uced ed impr improv ovem emen ent& t& on te te $ot& $ot&.. Cnde Cnderr te te ter term& o te te (ontract& to e$$ &igned b re&pondent& and pring #ome&, te ba$ance o wa& to be paid b tem witin one ear rom it& e!ecution. Re&pondent& ai$ed to pa te in&ta$$ment&.

Eater, Eater, pring pring #ome& e!ecuted e!ecuted two &eparate &eparate )eed& o 0b&o$ute 0b&o$ute a$e in avor o &pou&e& %ang$ao, petitioner&, werein te ormer &o$d to te $atter two $ot&. Gt turned out tat te $ot& &o$d to tem were among te $ot& previou&$ &o$d to te &pou&e& 4arungao. Gn a $etter, re&pondent& re&pondent& demanded tat pring #ome& de$iver to tem te corrected corrected (ontract& to &e$$, a& we$$ a& te %(%& covering te $ot& te purca&ed. eanwi$e, petitioner& too5 po&&e&&ion o te two $ot& te bougt. %e orcib$ open opened ed te te &tee &tee$$ gate gate a& we$$ we$$ a& te te door door& & o te te bui$ bui$di ding ng& & an and d en ente terred te te premi&e&. <en inormed o te&e event&, re&pondent& re&pondent& demanded an e!p$anation e!p$anation rom pring #ome&; it apo$ogized and promi&ed &e wou$d &ett$e te matter wit petitioner&. #owever, te controver& wa& not &ett$ed. Re&ponden e&pondentt pou&e& pou&e& 4arung 4arungao ao f$ed wit te #ou&ing #ou&ing and Eand C&e Regu$ator egu$ator  +oar +oard d #E #ECR+/ CR+/,, a comp comp$a $ain intt or or an annu nu$m $men entt o deed deed o &a$e &a$e an andQ dQor or retur eturn n o inve&tment or te &even 7/ $ot& and co&t& o improvement&, p$u& intere&t and damage&. Gmp$eaded a& re&pondent& were pring #ome& and petitioner&. )e&pite notice, pring #ome& did not appear during te earing&. %e #ECR+ #ECR+ 0rbiter rendered rendered a )eci&ion ordering ordering re&pondent re&pondent pring #ome& to pa comp$ainant& b wa o reund o pament& and damage&. )i&&ati&fed wit te ru$ing, re&pondent& f$ed a petition or review wit te #ECR+ +oard o (ommi&&ioner&. %e #ECR+ +oard o (ommi&&ioner& rever&ed te 0rbiter& )eci )eci&i &ion on an and d gran grante ted d te te peti petiti tion on or or revie eview w. 4etit etitio ione ner& r& f$ed f$ed a moti motion on or or reco recon&i n&ider derati ation, on, but ti& ti& wa& wa& denied denied b te #ECR #ECR+ + +oard +oard o (ommi (ommi&& &&ion ioner& er&.. 4etitioner& ten f$ed an appea$ wit te OLce o te 4re&ident, wic di&mi&&ed teir teir appea$ appea$ and aLrm aLrmed ed te )eci&i )eci&ion on o te #ECR+ #ECR+ +oard +oard o (ommi& (ommi&&io &ioner ner&. &. 4etitioner& R wa& a$&o denied b te &aid OLce. *ventua$$, petitioner& f$ed wit te (0 a petition or review.%e (0 rendered it& )eci&ion di&mi&&ing te petition, ence ti& petition or Review on (ertiorari ISS%E) <o between te petitioner& and re&pondent& ave te rigt o owner&ip over te two $ot& in controver&.


*ELD) 4OC* 40RC=@0O, te fr&t buer.

4*%G%GO= )*=G*). %e )eci&ion o te (0 i& 0AAGR*) in toto. %e owner&ip o immovab$e propert propert &o$d to two di:erent per&on& at di:erent time& i& governed b 0rtic$e 1F o te (ivi$ (ode,2 wic provide&N 0rt. 0rt. 1F. 1F. G te &ame ting ting &ou$d &ou$d ave been been &o$d &o$d to di:er di:erent ent vende vendee&, e&, te te owner owner&i &ip p &a$$ &a$$ be tran& tran&er erre red d to te per&o per&on n wo ma ma ave ave ta5en ta5en po&&e& po&&e&&i &ion on tereo in good ait, i it &ou$d be movab$e propert. ou ou$d $d it be immo immova vab$ b$e e prop proper ert t,, te te owne owner& r&i ip p &a$ &a$$$ be$o be$ong ng to te te per& per&on on acIuiring it wo, in good ait, fr&t recorded it in te Regi&tr o 4ropert. ou$d tere be no in&cription, te owner&ip &a$$ pertain to te per&on wo in good ait wa& fr&t in po&&e&&ion and, in te ab&ence tereo, to te per&on wo pre&ent& te o$de&t tit$e, provided tere i& good ait. Gn a$$ a$$ o te& te&e e ca&e ca&e&, &, good good ait ait  i& e&&e e&&ent ntia ia$, $, bein being g te te ba&i ba&ic c prem premi& i&e e o te te preerentia$ rigt& granted to te per&on c$aiming owner&ip o te immovab$e. Gn OcceKa v. *&poni$$a,F ti& (ourt, &pea5ing troug ten 0&&ociate Ju&tice now (ie Ju&tice/ Renato . 4uno, $aid down te o$$owing ru$e& in te app$ication o 0rtic$e 1FN 1/ Unow$edge b te fr&t buer o te &econd &a$e cannot deeat te fr&t buer& rigt& e!cept wen te &econd buer fr&t regi&ter& in good ait te &econd &a$e; and 2/ Unow$edge gained b te &econd buer o te fr&t &a$e deeat& i& rigt& even i e i& fr&t to regi&ter, &ince &uc 5now$edge taint& i& regi&tration wit bad ait. )i:erent$ put, te act o regi&tration b te &econd buer mu&t be coup$ed wit good ait, meaning, te regi&trant regi&trant mu&t ave no 5now$edge o te deect or $ac5 o tit$e o i& vendor or mu&t not ave been aware o act& wic &ou$d put im upon &uc inIuir and inve&tigation a& migt be nece&&ar to acIuaint im wit te deect& in te tit$e o i& vendor. 0t te time o te &econd &a$e to petitioner& b pring #ome&, tere were a$read occupant& and improvement& on te two $ot& in Iue&tion. %e&e act& &ou$d ave put petitioner& on teir guard. ett$ed i& te ru$e tat a buer o rea$ propert in po&&e&&ion po&&e&&ion o per&on& oter tan te &e$$er mu&t be war and &ou$d inve&tigate te rigt& o to&e in po&&e&&ion, or witout &uc inIuir te buer can ard$ be regarded a& a buer in good ait and cannot ave an rigt over te propert. 0& te petitioner& cannot be con&idered buer& in good ait, te cannot re$ upon te te inde indee ea& a&ib ibi$ i$it it  o tei teirr %(%& in view view o te te doct doctri rine ne tat tat te te dee deen& n&e e o inde indeea& ea&ibi ibi$it $it  o a %orre orren& n& tit$e tit$e doe& doe& not e!ten e!tend d to tran& tran&er eree& ee& wo wo ta5e ta5e te te certifcate o tit$e in bad ait. (on&idering tat re&pondent& wo, in good ait, were fr&t in po&&e&&ion o te &ubect $ot&, we ru$e tat te owner&ip tereo pertain& to tem.


G+R+ N+ $70$72 N'e!"e# 23, 2007 REGISTRATION O( DEEDS INEDA VS ARCALAS A levy on e!ecution registered takes preerence over a prior unregistered sale > a regist registere ered d lien lien is entitl entitled ed to pree preeren rentia tiall consid considera eratio tion. n. An e!cept e!ception ion to the preerence given to a registered lien is the case where a party has actual knowledge o the claimant2s actual" open" continuous and notorious possession o the disputed property at the time the levy or attachment is registered.

(ACTS) %e &ubect propert propert con&i&t& o tree parce$& parce$& o $and regi&tered regi&tered in te name o &pou& &pou&e& e& Eateo Eateo.. 0 certai certain n Bicto Bictoria ria %o$ent o$entino ino boug bougtt te &aid &aid prope propert rt  rom rom te pou&e& Eateo. ometime $ater, a civi$ ca&e or um o one, wa& in&tituted b 0rca$ 0rca$a& a& again& again&tt Bicto Bictoria ria %o$enti o$entino no.. %i& %i& ca&e ca&e &temm &temmed ed rom rom an indeb indebted tedne& ne&& & evidenced b a promi&&or promi&&or note and our po&t-dated cec5& $ater di&onored, di&onored, wic Bictoria %o$entino owed 0rca$a&. %e Vuezon (it R%( rendered udgment in avor o 0rca$a&. eanwi$e, 4ineda bougt te &ubect propert rom Bictoria E. %o$entino. 4ineda a$$eged tat upon pament o te purca&e purca&e price, &e too5 po&&e&&ion o te &ubect propert but ai$ed to regi&ter te &ubect propert under er name. %o e!ecute te udgment, te Vuezon (it R%( $evied upon te &ubect propert and te =otice o Eev on 0$ia& 4G=*)0? OA %#* F #*(%0R* #*(%0R* 4OR%GO= 4OR%GO= OA EO% 372 G 0ER*0)M*VCGB 0ER*0)M*VCGB0E*=% 0E*=% %O 0 %G%E* )*4G%* %#* 0+*=(* OA R*@G%R0%GO= *ELD) %i& petition mu&t be di&mi&&ed. di&mi&&ed. 4ineda aver& tat &e i& not a part to civi$ ca&e and tat te $ev on te a$ia& writ o e!ecution i&&ued cannot a:ect er purca&e o &ubect propert. uc po&ition run& contrar to $aw and uri&prudence. ection& F1 and an d F2 o 4re& 4re&id iden enti tia$ a$ )ecr )ecree ee =o. =o. 1F29 1F29,, ote oterw rwi& i&e e 5n 5now own n a& te te 4rop 4roper ert t Regi&tration )ecree, provide tatN

ection F1. (onveance and oter dea$ing& b regi&tered owner. 0n owner o regi&tered $and ma conve, mortgage, $ea&e, carge or oterwi&e dea$ wit te &ame in accordance wit e!i&ting $aw&. #e ma u&e &uc orm& o


deed&, mortgage&, $ea&e& or oter vo$untar in&trument& a& are &uLcient in $aw. +ut no deed, mortgage, $ea&e, or oter vo$untar in&trument, e!cept a wi$$ purporting purporting to conve or a:ect regi&tered $and &a$$ ta5e e:ect a& a conveance or bind te $and, but but &a$ &a$$$ oper operat ate e on$ on$ a& a cont contra ract ct betw betwee een n te te part partie ie& & an and d a& evid eviden ence ce o autorit to te Regi&ter Regi&ter o )eed& to ma5e regi&tration. regi&tration. %e act o regi&tration regi&tration &a$$ be te operative act to conve or a:ect te $and in&oar a& tird per&on& are concerned, and in a$$ ca&e& under ti& )ecree, te regi&tration &a$$ be made in te oLce o te Regi&ter o )eed& or te province or te cit were te $and $ie&. *mpa&i& provided./ ection F2. (on&tructive notice upon regi&tration. *ve * ver r conv conve ean ance ce,, mort mortga gage ge,, $ea& $ea&e, e, $ien $ien,, atta attac cme ment nt,, orde order, r, udg udgme ment nt,, in&trument or entr a:ecting regi&tered $and &a$$, i regi&tered, f$ed or entered in te oLce o te Regi&ter Regi&ter o )eed& or te province province or cit were te $and to wic it re$ate& $ie&, be con&tructive notice to a$$ per&on& rom te time o &uc regi&tering, f$ing or entering. Gt i& c$ear rom te&e provi&ion& tat beore a purca&er o $and cau&e& te regi&tration o te tran&er o te &ubect propert in er avor, tird per&on&, &uc a& 0rca$a&, cannot be bound tereb. Gn&oar a& tird per&on& are concerned, wat va$id$ tran&er& or conve& a per&on& intere&t in rea$ propert i& te regi&tration regi&tration o te deed. 0& te deed o &a$e wa& unrecorded, unrecorded, it operate& mere$ mere$ a& a contract between te partie&, name$ Bictoria Bictoria %o$entino %o$entino a& &e$$er and 4ineda a& buer, wic ma be enorceab$e again&t Bictoria %o$entino troug a &eparate and independent action. On te oter and, 0rca$a&& 0rca$a&& $ien wa& regi&tered regi&tered and annotated at te bac5 o te tit$e o te &ubect propert and according$ amounted to a con&tructive notice tereo to a$$ per&on&. %e doctrine i& we$$ &ett$ed tat a $ev on e!ecu e!ecutio tion n du$ du$ regi& regi&ter tered ed ta5e& ta5e& pree preere renc nce e over over a prior prior unr unregi egi&te &tere red d &a$e. &a$e. 0 regi& regi&ter tered ed $ien $ien i& en entit tit$ed $ed to pree preere renti ntia$ a$ con&i con&ider derati ation. on. %e %e (ourt (ourt e$d e$d tat tat a regi&tered regi&tered writ o attacment wa& a &uperior $ien over tat on an unregi&tered unregi&tered deed o &a$e becau&e an attacment i& a proceeding in rem.


SALE O( REAL ESTATE


G+R+ N+ $6--0 Ma#. $2, 2007 ESTATE ESG%ERRA ' TRINIDAD

SALE

O(

REAL

=nit ,rice Contract vs. 5ump )um 4n a unit price contract" the statement o area o immovable is not conclusive and the price may be reduced or increased depending on the area actually delivered. 4 the vendor delivers less than the area agreed upon" the vendee may oblige the vend vendor or to deli delive verr all all that that may may be stat stated ed in the the cont contra ract ct or dema demand nd or or the the proportionate proportionate reduction o the purchase price i delivery is not possible. 4 the vendor delivers more than the area stated in the contract" the vendee has the opti option on to acce accept pt only only the the amou amount nt agre agreed ed upon upon or to acce accept pt the the whol whole e area area"" provided he pays pays or the additional additional area at the contract contract rate. 4n the sale o real estate" made or a lump sum and not at the rate o a certain sum or a unit o measure or number" number" there shall be no increase or decrease o the price" alth althou ough gh ther there e be a grea greate terr or less less area areas s or numb number er than than that that stat stated ed in the the contract. 4n a contract o sale o land in a mass" it is well established that the specifc boundaries stated in the contract must control over any statement with respect to the area contained within its boundaries. 4t is not o vital conseuence that a deed or contract o sale o land should disclose disclose the area with mathematical accuracy. accuracy. 4t is su?cient i its e!tent is objectively indicated with su?cient precision to enable one to identiy it. An error as to the superfcial superfcial area is immaterial. Thus" the obligation o the vendor is to deliver everything within the boundaries" inasmuch as it is the entirety thereo that distinguishes the determinate object. FACTS: Felipe

Esguerra and Praxedes de Vera (Esguerra spouses) owned several parcels of land half of whic which h they sold to their grandchildren grandchildren Feliciano, Feliciano, Canut Canuto, o, Justa Justa,, Ang Angel, el, Fide Fidela, la, Clar Clara a and Pedr Pedro, o, all surna surnaed ed Esguerra! Esguerra! "he spouses sold half the reai reaining ning land were sold their other grandchildr grandchildren, en, the #rothers Eulalio and Julian "rinidad! $u#se%uentlly, the Esguerra spouses executed the necessary &eeds of $ale #efore a notary pu#lic! "hey also executed a deed of partitioning of the lots, all were a#out ', s%uare eteres each! Eulalio "rinidad ("rinidad) later sold his share of the land to his daughters! &uring a cadastral survey conducted in the late *+s, it was discovered that the ',s%uare eter portion of Esguerra-s parcel of land sold to "rinidad actually easured +,.+/ s%uare eters! Feliciano Esguerra (Feliciano), who inha#its the lot #ordering "rinidad, su#se%uently filed a otion for nullification of sale #etween the Esguerra spouses and "rinidad on the ground that they were procured through fraud or isrepresentation! isrepresentation! Feliciano contended that the stipulations stipulations in the deed of sale was that "rinid "r inidad ad was sold a ', ',  s%uar s%uare e eter lot! "he #oundaries #oundaries stipulated stipulated in the contr contract act of sale which extend the lot-s area! 0oth cases were consolidated and tried #efore the 1"C which, after trial, disissed the cases! 2n appeal, the appellate court also disissed the cases3 and su#se%uently, the otion for reconsideration was also denied! 4hether or not the Appellate Court erred in holding that the description and #oundaries of the lot override the stated area of the lot in the deed of sale ISSUES:

4here #oth the area and the #oundaries of the iova#le are declared, the area covered within the #oundaries of the iova#le prevails over the stated area! 5n cases of conflict #etween areas and #oundaries, it is the latter which should prevail! HELD:


4hat really defines a piece of ground is not the area, calculated with ore or less certainty, entioned in its description, #ut the #oundaries therein laid down, as enclosing the land and indicating its liits! 5n a contract of sale of land in a ass, it is well esta#lished that the specific #oundaries stated in the contract ust control over any stateent with respect to the area contained within its #oundaries! 5t is not of vital conse%uence that a deed or contract of sale of land should disclose the area with atheatical accuracy! 5t is sufficient if its extent is o#6ectively indicated with sufficient precision to ena#le one to identify it! An error as to the superficial area is iaterial! "hus, the o#ligation of the vendor is to deliver everything within the #oundaries, inasuch as it is the entirety thereof that distinguishes the deterinate o#6ect!

7nder the "orrens $yste, an 2C" en6oys a presuption of validity, which correlatively carries a strong presuption that the provisions of the law governing the registration of land which led to its issuance have #een duly foll followed! owed! Fraud #eing a seri serious ous charge, it ust #e suppor supported ted #y clear and convincing convincing proof! Petitioners failed to discharge the #urden of p roof, however! "he sae rule shall #e applied when two or ore iova#le are sold for a single price3 #ut if, #esides entioning the #oundaries, which is indispensa#le in every conveyance of real estate, its area or nu nu#er #er should should #e desi designa gnated ted in the con contra tract, ct, the ven vendor dor sha shall ll #e #ou #ound nd to del deliv iver er all that is included within said #oundaries, even when it exceeds the area or nu#er specified in the contract3 and, should he not #e a#le to do so, he shall suffer a reduction in the price, in proportion to what is lac8ing in the area or nu#er, unless the contract is rescinded #ecause the vendee does not accede to the failure to deliver what has #een stipulated! 5n fine, under Article '9., what is controlling is the entire land included within the #oundaries, regardless of whether the real area should #e greater or saller than that recited in the deed! "his is particularly true since the area of the land in 2C" :o! +9*/ was descri#ed in the deed as ;huigit 8uulang,; that is, ore or less! A caveat is in order, however! "he use of ;ore or less; or siilar words in designating %uantity covers only a reasona#le excess or deficiency! A vendee of land sold in gross or with the description ;ore or less; with reference to its area does not there#y ipso facto ta8e all ris8 of %uantity in the land!


TORRENS CERTI(ICATE O( TITLE


G+R+ N+ $33$$0 Ma. 2, 2007 O( TITLE ARSTO:E *ILS VS RE%LIC

TORRENS CERTI(ICATE

The Republic may not go ater innocent purchasers o lots o a subdivision owner @who is guilty o securing titles raudulently who looked into TCTs TCTs o developer and ound nothing to raise doubts as to their validity and authenticity.

(ACTS) %i& ca&e invo$ve& te con6icting tit$e& to te &ame parce$& o $and &ubect $ot&/ o petitioner +ar&towe 4i$ippine& (orporation +4(/ and te re&pondent Repub$ic o te 4i$ippine& Repub$ic/. )ue to te fre tat gutted te OLce o te Vuezon (it Regi&ter o )eed& on 11 June 1988 and de&troed man certifcate& o tit$e 5ept terein, 0ntonio &ougt te admini&trative recon&titution o te origina$ copie& and owner owner& & dup$i dup$icat cate e copie copie& & o 2 %(%&. (%&. %e Repub$i epub$ic c app$ie app$ied d or admini admini&tr &trati ative ve recon&titution recon&titution o te &ame wit te ER0. Gt wa& ten tat te Repub$ic Repub$ic came to 5now tat anoter part ad app$ied or recon&titution wic a$&o covered te &ame $ot&. %e R%( rendered rendered udgment dec$aring bot +4( and Repub$ic Repub$ic a& buer& in good ait. +ut it upe$d +4(& rigt& over te repub$ic &ince it wa& regi&tered regi&tered ear$ier. ear$ier. %e (a ru$ed or te Repub$ic. ISS%E) <o between +4( and te Repub$ic a& a better tit$e over te &ubect $ot&H *ELD) C$timate$, ti& (ourt i& ca$$ed upon to determine wic part now a& &uperior tit$e to te &ubect $ot&N te Repub$ic, +4(, te intervenor& 0be&ami&, =ico$a&-0gbu$o&, and &pou&e& antiago, or ervando& eir&H

+4(, te intervenor& 0be&ami&, =ico$a&-0gbu$o&, &pou&e& antiago, and ervando& eir& derived teir tit$e to te &ubect $ot& rom ervando& %(%& =o. 229 and 23. %i& (ourt ten i& compe$$ed to $oo5 into te va$idit, autenticit, and e!i&tence o te&e te &e two %(%&. #owever, tere i& an ab&o$ute deart o inormation and proo a& to ow ervando acIuired owner&ip and came into po&&e&&ion o te &ubect $ot&. Re$ing on te fnding& o te ER0, it wa& e&tab$i&ed tat %(%& =o. 229 and 23 were orged and &puriou&, teir recon&titution wa& a$&o attended wit grave irregu$aritie&. +4( wa& unab$e to attac5 te autenticit and va$idit o te tit$e& o te Repub$ic to te &ubect $ot&, and cou$d on$ interpo&e te deen&e tat it wa& a buer in good ait. Gt point& out tat it purca&ed te &ubect $ot& rom ervando and regi&tered te &ame, wa beore te tit$e& o ervando were dec$ared nu$$ b te R%(. Cnder ection FF o te Eand Regi&tration 0ct, a& amended b ection F3 o 4re&identia$ )ecree =o. 1F29, an origina$ owner o regi&tered $and ma &ee5 te annu$ment o a tran&er tereo on te ground o raud. #owever, &uc a remed i& witout preudice to te rigt& o an innocent o$der or va$ue wit a certifcate o tit$e. 0 purca&er in good ait and or va$ue i& one wo bu& te propert o anoter, witout notice tat &ome oter per&on a& a rigt to or intere&t in &uc propert, and pa& a u$$ and air price or te &ame at te time o &uc purca&e purca&e or beore e a& notice o te c$aim or intere&t o &ome oter per&on in te propert. Gt a& been con&i&tent$ ru$ed tat a orged deed can $ega$$ be te root o a va$id tit$e wen an innocent purca&er or va$ue intervene&. 0 deed o &a$e e!ecuted b an impo&tor witout te autorit o te owner o te $and &o$d i& a nu$$it, and


regi&tration wi$$ not va$idate wat oterwi&e i& an inva$id document. #owever, were te certifcate o tit$e wa& a$read tran&erred rom te name o te true owner to te orger and, wi$e it remained tat wa, te $and wa& &ub&eIuent$ &o$d to an innocent purca&er, te vendee ad te rigt to re$ upon wat appeared in te certif certifcat cate e and, and, in te ab&enc ab&ence e o ant anting ing to e!cit e!cite e &u&p &u&pici icion, on, wa& wa& under under no ob$igation to $oo5 beond te certifcate and inve&tigate te tit$e o te vendor appearing on te ace o &aid certifcate. =ow te Iue&tion i& weter +4( Iua$ife& a& an innocent purca&er purca&er or va$ue wic acIui acIuire red d va$id va$id tit$e& tit$e& to te &ubect &ubect $ot&, $ot&, de&pit de&pite e te act tat tat te tit$e& tit$e& o it& predece&&or-in-intere&t were ound to be orged and &puriou&. %i& (ourt fnd& in te negative. +4( cannot rea$$ c$aim tat it wa& a purca&er in good ait wic re$ied upon te ace o ervando& tit$e&. Gt &ou$d be reca$$ed tat te Vuezon (it Regi&ter o )eed& caugt fre on 11 June 1988. 4re&umab$, te origina$ copie& o %(%& were burnt in te &aid fre. ervando& eir& &ougt te admini&trative recon&titution o te %(%&. G +4( bougt te &ubect $ot& ater %(%& were de&troed wen te Vuezon (it (it Regi& egi&te terr o )eed )eed& & burn burned ed down down,, but but beo beorre te te &aid &aid cert certif ifca cate te& & wer were recon&tituted, ten on te ace o wat tit$e& did +4( re$ on beore deciding to proceed wit te purca&e o te &ubect $ot&H %ere wa& no &owing tat tere were &urviving owner& dup$icate copie& o %(%&.

!!!! ignifcant$, te oter private re&pondent& X pou&e& anto&, pou&e& (a$aguian, )e$a Auente and adaa X bougt &uc De!pandedD $ot& in good ait, re$ing on te c$ean certifcate& o t. Jude, wic ad no notice o an 6aw in tem eiter. Gt i& on$ on$ air air and rea& rea&ona onab$e b$e to app$ app$ te eIuit eIuitab$ ab$e e princ princip ip$e $e o e&topp e&toppe$ e$ b $ace& $ace& again&t te government to avoid an inu&tice to te innocent purca&er& or va$ue.


AR 8%ESTIONS) TOIC) TORRENS SYSTEM ;$--0, $--$, $--4, $--, 200$< G ection 7 o 4) 1F29, concerning adver&e c$aim& on regi&tered $and, provide& a 3-da period o e:ectivit o an adver&e c$aim, counted rom te date o it& regi&tration. uppo&e a notice o adver&e c$aim ba&ed upon a contract to &e$$ wa& regi&tered on arc 1, 1997 at te in&tance o te +CM*R, but on June 1, 1997, or ater te $ap&e o te 3-da period, a notice o $ev on e!ecution e!ecution in avor o a JC)@*=% JC)@*=% (R*)G%OR wa& a$&o regi&tere regi&tered d to enorce a fna$ udgment or mone mone again&t again&t te regi&t regi&ter ered ed owner owner.. %en, %en, on Jun June e 1F, 1F, 1997 1997 tere tere aving been been no orma$ orma$ cance$$ation o i& notice o adver&e c$aim, te +CM*R pa& to te &e$$er-owner te agreed purca&e price in u$$ and regi&ter& te corre&ponding deed o &a$e. +ecau&e te annotation o te notice o $ev i& carried over to te new tit$e in i& name, te +CM*R bring& an action again&t te JC)@*=% (R*)G%OR to cance$ &uc annotation, but te $atter c$aim& tat i& $ien i& &uperior becau&e becau&e it wa& annotated annotated ater ater te adver& adver&e e c$aim c$aim o te +CM*R +CM*R ad ipso act acto o cea&ed to be e:ective.
GG Gn 19, an unregi&tered parce$ o $and wa& mortgaged b owner O to , a ami$ riend, a& co$$atera$ or a $oan. O acted troug i& attorne in act, &on, , wo wa& du$ autorized b wa o a &pecia$ power o attorne, werein O dec$ared tat e wa& te ab&o$ute owner o te $and, tat te ta! dec$aration&Qreceipt& were a$$ i&&ued in i& name, and tat ea& been in open,

continuou& and adver&e po&&e&&ion in te concept o owner. 0& O wa& unab$e to pa bac5 te $oan p$u& intere&t or te pa&t fve F/ ear&,  ad to orec$o&e te mortgage. 0t te orec$o&ure &a$e,  wa& te ige&t bidder. Cpon i&&uance o te &eri:& fna$ deed o &a$e and regi&tration in Januar, 19, te mortgage propert wa& turned over to & po&&e&&ion and contro$.  a& &ince ten deve$oped te &aid propert. propert. Gn 197, O died, &urvived b &on&  and 4. Gn 1977, ater te tent 1 t/ deat anniver&ar o i& ater O, &on 4 f$ed a &uit to annu$ te mortgage deed and &ub&eIuent &a$e o te propert, etc., on te ground o raud. #e a&&erted tat te propert in Iue&tion wa& conuga$ in nature actua$$ be$onging, at te time o te mortgage, to O and i& wie, <, wo&e conuga$ &are went to teir &on&  and 4/ and to O. (. G& te te &ui &uitt f$e f$ed d b b 4 bar barre red d b pre& pre&cr crip ipti tion onH H *!p$ *!p$ai ain n our our an& an&we werr. ). 0ter ter te i&& i&&uan uance o te te &eri eri: :& & fna$ fna$ deed deed o &a$e &a$e in 19 19 in ti ti& ca& ca&e, a&&uming tat  app$ied or regi&tration under te %orren& &tem and wa& i&&ued a %orren& %orren& %it$e to te &aid propert in Iue&tion, wou$d tat added act ave an &ignifcant e:ect on our conc$u&ionH tate our rea&on. 199/ ANS:ERS) 0. Cnde Cnderr 0rt. 0rt. 173 173,, ((, ((, te te acti action on i& i& barr barred ed b b pre& pre&cr crip ipti tion on bec becau au&e &e te te wi wie e ad ad on$ ten 1/ ear& rom te tran&action and during te marriage to f$e a &uit or te annu$ment o te mortgage deed.

+. G  ad ad &ecu &ecurred a %or %orrren& en& %it$ %it$e e to te te $and $and,, a$$ a$$ te te mor more  and 4 cou$ cou$d d not not recover becau&e i at a$$ teir remedie& wou$d beN 3. 0 4eti 4etiti tion on to Rev Revie iew w te )ecr )ecree ee o reg regi& i&tr trat atio ion. n. %i& %i& can can be avai avai$e $ed d o wit witin in one one 1/ ear rom te entr tereo, but on$ upon te ba&i& o "actua$ raud.' %ere i& no &owing tat  committed actua$ raud in &ecuring i& tit$e to te $and; or

. 0n actio action n in personam again&t  or te reconveance o te tit$e in teir avor avor.. 0gain 0gain,, ti& ti& remed remed  i& avai$a avai$ab$e b$e witin witin our our / ear& ear& rom rom te date o te di&cover o te raud but not $ater tan ten 1/ ear& rom te date o regi&tration


o te tit$e in te name o . ALTERNATIVE ANS:ER) 0. %e mortgage contract e!ecuted b O, i at a$$, i& on$ a voidab$e contract &ince it invo$ve& a conuga$ partner&ip propert. %e action to annu$ te &ame in&tituted in 1977, or e$even ear& ater te e!ecution e!ecution o te &eri:& fna$ &a$e, a& obviou&$ pre&cribed pre&cribed becau&eN

3. 0n action to annu$ a contract on te ground o raud mu&t be brougt witin our / ear& rom te date o di&cover o te raud. ince ti& i& in e&&ence an action to recover owner&ip, it mu&t be rec5oned rom te date o e!ecution o te contract or rom te regi&tration o te a$$eged raudu$ent document wit te a&&e&&or& oLce or te purpo&e o tran&erring te ta! dec$aration, ti& being unregi&tered $and  3ael vs. 4AC" @R =o. E- 723 Januar 3, 1989, 19 19 (R0 17/. 17/. . G te action i& to be treated a& an action to recover owner&ip o $and, it wou$d ave pre&cribed u&t te &ame becau&e more tan ten 1/ ear& ave a$read e$ap&ed &ince te date o te e!ecution o te &a$e. ANOT*ER ALTERNATIVE ANS:ER) 0. %e action to recover a& been barred b acIui&itive pre&cription pre&cription in avor o  con&idering tat  a& po&&e&&ed te $and under a c$aim o owner&ip or ten 1/ ear& wit a u&t tit$e. 8%ESTION 8%ESTION N+$) An=e >ed a pe//n pe//n 1# #e=/#a/ #e=/#a/n n 1 a pa#.e pa#.e 1 and n Jne 22, $--4 .a/!/n= a e a "een /n a.a, pen, .n/n and n#/ pe/n, /n e .n.ep 1 an ?ne# 'e# e a!e+ I appea# a e /@e?/e >ed a 1#e#e eae app/.a/n 'e# e a!e and /n $-77+ D#/n= e #/a, e .# #de#ed e LRA and e CENRO  >e ?/ / a #ep# n e a 1 e "e. and+ Te .# e#ea1e# #ende#ed a de.//n n MaB 3 $--5 =#an/n= e pe// pe//n+ n+ Te a/d a/d de.// de.//n n "e.a!e "e.a!e >na >na and ee.#B ee.#B++ Te O.e O.e 1 e S/ S /./ ./ # # =ene =ene#a #a " "e ee en nB B >ed >ed a pe/ pe// /n n 1# 1# ann ann! !en en 1 e e a"' a"'e e d=!en n e =#nd a "aed n e #ep# 1 e LRA ?/. ?a #e.e/'ed "B / n Jne 22, $--5, e and app/ed 1# / 1#e#e and+ a< "<

:a :a / e e na na# #e e and and .a .a/ />. >.a a/ /n n 1 1 1# 1#e e #e #e and andF F :/ :/ e e a. a./ /n n 1 1 e e Re Rep p" "/. /. # #= =  e e OS OSG G p# p#p pe# e#F F

ANS:ERS) a/ NO+ Aore&ore $and i& tat &trip o $and tat $ie& between te ig and $ow water mar5& and i& a$ternative$ wet and dr to te 6ow o te tide. Gt i& tat part o te $and adacent to te &ea, wic i& a$ternative$ covered and $et dr b te ordinar 6ow o tide&. Gt i& part o te a$ienab$e $and o te pub$ic domain and ma be di&po&ed o on$ b $ea&e and not oterwi&e. Aore&ore Aore&ore $and remain& part o te pub$ic domain and i& out&ide te commerce o man. Gt i& not capab$e o private appropriation.

b/ YES+ *ven i te deci&ion o te R%( a& become fna$ and e!ecutor, te action or annu$ment o udgment &ou$d be &u&tained &ince it i& impre&&ed wit pub$ic intere&t. %e tate a& to protect it& intere&t& and cannot be bound b, or e&topped rom, te mi&ta5e& or neg$ neg$ig igen entt act& act& o it& it& oLci oLcia$ a$& & or agen agent& t&,, mu& mu& more more,, nonnon-&u &uit ited ed a& a re&u re&u$t $t ter tereo eo. Aurtermore, 0nge$ ad in act f$ed a ore&ore $ea&e app$ication in 1977 and paid te corre&ponding ee& tereon. %ere i& tereore doubt to 0nge$& c$aim tat e ad been in actua$, open, notoriou&, and continuou& po&&e&&ion in te concept o an owner. owner. @Republic vs Court o Appeals" ;R No. #+B*#B" une +" +$$D

8%ESTION N+2) On De.e!"e# 27, $-76, (#an./. >ed a pe//n 1# #e=/#a/n 1 e #ee pa#.e 1 and+ *e ae=ed e#e/n a e#e ?e#e a#dB anB "/= #ee /n e "e. p#pe#B and a e and / p#ede.e#/n/ne#e e'en paned "anana, .aa'a, ..n #ee and .a!e n e a!e+ *e 1#e# ae=ed a e ad "een /n a.a, pen, n#/ and .n/n pe/n 1 e p#pe#B /n e .n.ep 1 ?ne#+ ?ne#+ Te app/.a/n ?a pped "B e D/#e.# 1 Land n e =#nd a e "e. p#pe#B ?a 1#e and and ?a nB #e.a/>ed a a/ena"e and d/pa"e nB n Ap#/ $6, $-73+ a< S Sd d e e pe pe/ // /n n 1# 1# #e=/ #e=/ #a #a/ /n n "e =#an =#ane edF dF "< I e e a" a"en en.e .e 1 1 "/= "/= #ee #ee  .n. .n. /' /'e e a #e= #e=a# a#d d   e e .a .a/ />. >.a a/ /n n 1 a pa#.e 1 and a n "en=/n=  1#e andF ANS:ERS) a/

Cnder ecti ection on  o (ommo (ommonwe nwea$ a$t t 0ct 0ct =o.1 =o.11 1,, te c$a&&ifcation c$a&&ifcation and NO+ Cnder


rec$a&&ifcation o pub$ic $and& into a$ienab$e or di&po&ab$e, minera$ or ore&t $and i& te prerogative prerogative o te *!ecutive )epartment. )epartment. %e ru$e on te confrmation confrmation o imperect imperect tit$e doe& not app$ un$e&& and unti$ te $and c$a&&ifed a& ore&t $and i& re$ea&ed in an oLcia$ proc$amation to tat e:ect &o tat it ma orm part o te di&po&ab$e agricu$tura$ $and& o te pub$ic pub$ic domain domain.. Aranci&c ranci&co o ai$ed ai$ed to adduce adduce in eviden evidence ce an certif certifcati cation on rom rom te +ureau o Eand& or te +ureau o Aore&tr to te e:ect tat te propert i& a$ienab$e or di&po&ab$e. di&po&ab$e. Aurter Aurtermore more,, &ince te propert propert wa& rec$a&&ifed rec$a&&ifed a& a$ienab$e a$ienab$e and di&po&ab$e on$ on 0pri$ 1, 1973 1973 and Aranci&co f$ed i& app$ication on$ on )ecember 27, 197, e irreragab$ ai$ed to prove i& po&&e&&ion o te propert or te reIui&ite tirt 3/-ear period. b/ NO+ 0 ore&ted area c$a&&ifed a& ore&t $and o te pub$ic domain doe& not $o&e &uc c$a&&ifcation &imp$ becau&e $ogger& or &ett$er& ma ave &tripped it o it& ore&t cover. 4arce$& o $and c$a&&ifed a& ore&t $and ma actua$$ be covered wit gra&& or p$anted to crop& b 9aingin cu$tivator& or oter armer&. "Aore&t Eand&' do not ave to be in te mountain& or in out o te wa p$ace&. wamp area& covered b mangrove tree&,

nipa pa$m& and oter tree& growing in brac5i& or &ea water ma a$&o be c$a&&ifed a& ore&t $and. %e c$a&&ifcation i& de&criptive o it& $ega$ nature or &tatu& and doe& not ave to be de&cripti de&criptive ve o wat te $and actua$$ actua$$ $oo5& $i5e. $i5e. @Earate vs -irector o 5ands" ;R No. #*#$#" uly #D" uly #D" +$$D 8%ESTION N+3) Te pe &ea "a/ned 1#! GSIS 'a#/ an e.#ed "B #ea eae !#=a=e 'e# pa#.e 1 and+ Te pe &ea 1a/ed  paB e/# an ?/. p#!ped GSIS  1#e.e e #ea eae !#=a=e+ D#/n= e a./n ae, !e 1 e !#=a=ed p#pe#/e ?e#e a?a#ded  GSIS+ *?e'e#, !e  ?/. ?e#e .'e#ed "B e !#=a=ed !#=a=ed /e ?e#e ep#eB e.ded 1#! e a./n /n.e e a ?e#e d ?e#e ./en  paB 1# a e !#=a=e de"+ T/ n?/and/n= n?/and/n= GSIS /n.ded e e.ded  ?en / ee.ed n N'e!"e# 25, 25, $-75 $-75 an Ada Ada'/ '/ 1 Cn Cn /d /da a/ /n n 1 O? O?ne ne# #/ /p p n e e "a/ "a/  1 ?/. ?/., , .e#/> .e#/>.a .ae e 1 /e /e 'e# 'e# e a!e ?e#e ?e#e /ed /ed /n e na!e 1 GSIS+ GSIS+ &e &ea a e#ea1e# #an1e##ed / #/= 'e# e e.ded   Eda#d /n $-- ? .neenB de!anded 1#! GSIS e #e#n 1 e a/d e.ded + Eda#d en >ed n MaB 7, $--0 a .!pa/n 1# #e.n'eBan.e 1 #ea eae a=a/n e GSIS+

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a< Can Can GSIS GSIS e=a e=aB B .a/ .a/! ! ?ne ?ne# #/ /p p 'e 'e# # e e e. e. de ded d p#p p#pe# e#/ /e e n n e e "a/ 1 e .e#/>.ae 1 /e 'e# e a!e ?/. ?e#e /ed /n / na!eF *a *a e e a./ a./n n 1# 1# #e. #e.n n'e 'eBa Ban. n.e e p#e p#e. .#/ #/"e "edF dF

ANS:ERS) a/ NO+ *ven i tit$e& over te $ot& ad been i&&ued in te name o te @G, &ti$$ it cou$d not $ega$$ c$aim c$aim owner& owner&ip ip and ab&o$ut ab&o$ute e dominio dominion n over over tem becau&e indeea&ib indeea&ibi$it i$it  o tit$e tit$e under under te %orren& %orren& &&tem doe& not attac to tit$e& &ecured b raud or mi&repre&entation. %e raud committed b @G in te orm o concea$ment o te e!i&tence o &aid $ot& and ai$ure to return te &ame to te rea$ owner& ater teir e!c$u&ion rom te orec$o&ure &a$e made @G o$der& in bad ait. Gt i& we$$ &ett$ed tat a o$der in bad ait o a certifcate o tit$e i& not entit$ed to te protection o te $aw or te $aw cannot be u&ed a& a &ie$d or raud. b/ NO+ 0rtic$e 1F o te (ivi$ (ode provide&N G te propert i& acIuired troug mi&ta5e or raud, te per&on obtaining it i&, b orce o $aw, con&idered a tru&tee o an imp$ied tru&t or te beneft o te per&on rom wom te propert come&. 0n action or reconveance ba&ed on imp$ied or con&tructive tru&t pre&cribe& in ten ear& rom te a$$eged raudu$ent regi&tration or date o i&&uance o te certifcate o tit$e over te propert. %e genera$ ru$e tat te di&cover o rau raud d i& deem deemed ed to ave ave ta5 ta5en p$ace p$ace upon upon te regi regi&tr &trati ation on o rea$ rea$ prope propert rt beca becau&e u&e it i& "con&idered a con&tructive notice to a$$ per&on&' doe& not app$ in ti& ca&e. %e ca&e in point i& )amonte )amonte vs Court o Appeals were te upreme (ourt rec5oned te pre&criptive period or te f$ing o te action ba&ed on imp$ied tru&t rom te actua$ di&cover o te raud. antiago came 5now o @G raudu$ent act& on$ in 1989 and te comp$aint wa& f$ed in 199. Ao$$owing te (ourt& (ourt& pronounceme pronouncement nt in )amonte, te in&titution in&titution o te action or reconveance reconveance wa& tu& we$$ witin te pre&criptive period. @;)4) vs )antiago" ;R No. #+$B" &ctober +F" +$$* 8%ESTION N+ 4) In A= $-50, e Rep"/. 1 e //pp/ne >ed an app/.a/n ?/ e .ada#a .ada#a .# .a/!/n= ?ne#/p 'e# .e#a/n p#pe#/e ?/. .'e#ed L 432-+ G/e#! >ed an an?e# .a/!/n= e#e/n a #/= 'e# L 432-+ G/e#! d/ed d#/ d#/n= n= e e pend penden en.B .B 1 e e .ae .ae++ G#e= G#e=# #/ /,, ? ? .a/ .a/!e !ed d  "e e e nB nB n n 1


G/e#!, "/ed e ae#, and  /!, L 432- ?a add/.aed "B e .#+ Te de.//n "e.a!e >na and ee.#B+ ee.#B+ On JB , $-5, OCT N+ 06,$5$ ?a /ed / ed /n e na!e 1 G#e=#/+ S!e/!e e#ea1e#, e "#e# and /e# 1 G/e#! G/e#! >ed a .!pa/n .!pa/n 1# #e.'e#B 1 pe/n pe/n ?/ da!a=e da!a=e a=a/n a=a/n G#e=#/, ae=/n= a G/e#! d/ed /n=e and ?/ /e and a G#e=#/ "a/ned /e  e p#pe#B #= 1#ad de.e/ and =# !/#ep#eena/n+ TeB p#aBed a G#e=#/H /e "e .an.eed and e p#pe#B "e #e.n'eBed  e!+ A1e# e #/a, e .# de.a#ed a G#e=#/ a n ./enB p#'ed a e / e n 1 G/e#! " #ed a e a e #/= 1 pe/n 1 e d/p d/p ed ed p#p p#pe# e#B B++ I G#e= G#e=# #/ / en/ en/e ed d  e e p pe e/ /n n 1 e e d/p d/p ed ed p#pe#BF ANS:ER) ANS:ER) YES+ @regorio wa& ab$e to obtain a tit$e in i& name over te Iue&tioned propert ater ater te cada&tra$ proceeding& proceeding& in&tituted in&tituted b te Repub$ic. Repub$ic. %i& %orr %orren& en& tit$e i& now a conc$u&ive conc$u&ive evidence o i& owner&ip o te &ubect $and. 0ter te e!piration o te one-ear period rom te i&&uance o te decree o regi&tration, te &aid certifcate o tit$e became incontrovertib$e. Gn fne, weter or not i& tit$e wa& obtained raudu$ent$ i& beond te competence o te upreme (ourt (ourt to determ determine. ine. %e i&&ue i&&ue &ou$d &ou$d ave ave been been rai&ed rai&ed during during te proceedi proceeding ng beor beore e te cada&tra$ court. 0 %orren& tit$e cannot be co$$atera$$ attac5ed, te i&&ue on te va$idit o tit$e, i.e. weter or not it wa& raudu$ent$ raudu$ent$ i&&ued can on$ be rai&ed in an action e!pre&&$ e!pre&&$ in&tituted or tat purpo&e. %e praer or te cance$$ation o @regorio& tit$e and te reconveance o te &ame to broter& and &i&ter& o @ui$$ermo i& $ega$$ impo&&ib$e. %o &u&tain te &aid action wou$d be incon&i&tent wit te ru$e tat te act o regi&tration i& te operative act tat conve& a parce$ o $and to it& regi&tered owner under te %orren& &&tem. <at we are empa&izing i& tat, a$toug @regorio a& not &uLcient$ proved i& f$iation to te $ate @ui$$ermo, te act tat e a& a $ega$ tit$e over te &ubect $and entit$e& im to po&&e&&ion tereo, pending te fna$ determination o te va$idit o te tit$e i&&ued to im in an appropriate proceeding.

LAND REGISTRATION


G+R+ N+ $6665 Ma#. 2, 2007 REGISTRATION ena'en#a '+ Rep"/.

LAND

(ACTS) 4etitioner& 0nge$ita and 4recio&a are te app$icant& or regi&tration o tit$e over te &ubect propert. %e are te eir& o &pou&e& 0mado +uenaventura and Grene A$ore& &pou&e& +uenaventura/ rom wom te acIuired te &ubect propert. %e &ube &ubect ct prope propert rt wa& acIui acIuire red d b te &pou& &pou&e& e& +uenav +uenavent entura ura rom rom te #eir& #eir& o Eazaro de Eeon, beore
0n 0pp$ication or Regi&tration o %it$e on F June 2 were f$ed beore te R%( o 4aranaIue werein petitioner& pre&ented witne&&e& in order to e&tab$i& te act tat petitioner& and teir predece&&or& ave acIuired ve&ted rigt over te &ubect propert in te manner and or te period reIuired b $aw; $i5ewi&e, to prove te a$ienab$e and di&po&ab$e caracter o te propert &ince 3 Januar 198 a& certifed b te )*=R. )*=R. R%( R%( granted te petition. Repub$ic appea$ed to te (ourt o 0ppea$& a$$eging tat petitioner& ai$ed to prove continuo continuou&, u&, open, open, e!c$u&i e!c$u&ive ve and notoriou notoriou& & po&&e&&i po&&e&&ion on b teir teir predece predece&&o &&or&-i r&-innintere&t and b tem&e$ve&. %e (0 rever&ed te tria$ court& deci&ion and dec$ared te &ubect propert a pub$ic $and. ISS%ES) G. <eter or not te (ourt o 0ppea$& erred in nu$$iing te )eci&ion o te tria$ court confrming petitioner& tit$e over te &ubect propert or not being a$$eged$ &upported b &ub&tantia$ evidence a& reIuired b $aw. M*/

GG. <et <eter er or not te (ourt (ourt o 0ppea 0ppea$& $& grave grave$ $ erre erred d in dec$a dec$arin ring g te te &ube &ubect ct prop proper ert t a& pub$ pub$ic ic $and $and an and d igno ignori ring ng peti petiti tion oner er& & evid eviden ence ce o over over 3 ear ear po&&e&&ion in te concept o an owner and comp$ete$ unmo$e&ted b an adver&e c$aim. M*/ *ELD) 4etitioner& o:ered in evidence a certifcation rom te )epartment o *nvironment and =atura =atura$$ Re&our e&ource& ce&,, to prove prove tat tat te te &ube &ubect ct prope propert rt  wa& wa& a$ien a$ienab$ ab$e e and di&po&ab$e $and o te pub$ic domain. uc certifcation i& &uLcient, in te ab&ence o contrar evidence, to prove te caracter o te $and.

Aurtermore, petitioner& were ab$e to prove &uLcient$ troug teir witne&&e&/ tat te ave been in po&&e&&ion o te &ubect propert or more tan 3 ear&, wic po&&e&&ion i& caracterized a& open, continuou&, e!c$u&ive, and notoriou&, in te concept o an owner. + ti&, te &ubect a$ienab$e and di&po&ab$e pub$ic $and ad been e:ective$ converted into private propert over wic petitioner& ave acIuired owner&ip troug pre&cription to wic te are entit$ed to ave tit$e troug regi&tration proceeding&. 4etitioner& rigt to ave teir tit$e to te &ubect prop proper ert t regi& egi&te terred cann cannot ot be dee deeat ated ed &imp &imp$ $ beca becau& u&e e te te po&& po&&e& e&&i &ion on o peti petiti tion oner er& & comm commen ence ced d on a date date $ate $aterr tan tan 12 Ju June ne 19F 19F,, or or te te $aw $aw an and d &upp$eme &upp$ementin nting g uri&pru uri&prudenc dence e amp$, amp$, u&t$ u&t$ and rigtu rigtu$$ $$ provide& provide& te nece&&a nece&&ar r remed to wat wou$d oterwi&e re&u$t in an unu&t and unwarranted &ituation. Gt wou$d be te eigt o inu&tice i petitioner& regi&tration o tit$e over te &aid propert wi$$ be denied &o$e$ on tat ground.


G+R+ N+ $70724 Jana#B 2-, 2007 REGISTRATION Rep"/. ' San L#en

LAND

)ection DF @b o Commonwealth Act No. #D#" as amended @,ublic 5and Act" and )ectio )ection n #D @# o ,resid ,resident ential ial -ecree -ecree #+/" #+/" otherw otherwis ise e known known as the the ,roper ,roperty ty Regist Registra ratio tion n -ecree -ecree"" reui reuire re that that the applic applican ants ts must must prove prove that that the the land land is alienable and disposable public land% and that they or through their predecessors in interest" have been in open" continuous" e!clusive" and notorious possession and occupation o the alienable and disposable land o the public domain" under a bona fde claim o acuisition or ownership" since une #+" #/D

(ACTS) an Eore Eorenzo nzo )eve$o )eve$opm pment ent (orpor (orporati ation on f$ed f$ed wit wit te te %(( %(( o )anao )anao (it (it an app$ication or regi&tration o tit$e to a parce$ o $and. %i& wa& oppo&ed b te Repub$ic. %e date or te initia$ earing wa& re&et or man time&. %e ca&e ca$$ed a$oud in open court to determine weter tere were oter oppo&itor& a&ide rom te Repub$i epub$ic. c. %ere %ere being being none, none, te court court i&&ue i&&ued d an Order Order o @enera @enera$$ )eau$ )eau$t. t. Re&pondent (orporation pre&ented &evera$ document& and witne&&e& a& evidence. %(( rendered deci&ion granting re&pondent& app$ication.

Gt i& important to ta5e note o te o$$owing date&N a 1F, 1988 X %e tria$ court i&&ued an order June , 1988 X %e %e notice o initia$ initia$ earing earing wa& i&&ued i&&ued eptember 23, 1988 X %e earing wa& actua$$ e$d On appea$, petitioner Repub$ic maintain& tat te (%( never acIuired uri&diction over te ca&e on account o it& ai$ure to conduct te initia$ earing tereo witin te period f!ed in ection 23 o 4.). =o. 1F29 wic mandate& tat te date and our o initia$ earing &a$$ not be ear$ier tan F da& nor $ater tan 9 da& rom te date o te Order. Gn &uc ca&e, te initia$ earing &ou$d ave been &et =O% ear$ier tan June 29, 1988 F da& rom a 1F, 1998/ and =O% $ater tan 0ugu&t 13, 1998 wic i& 9 da& rom a 1F, 1998/. (0 di&mi&&ed Repub$ic& appea$. ISS%E) <eter or not te deective notice o pub$ication o initia$ earing ve&ted te tria$ court wit uri&diction *ELDN M*. Re&pondent Re&pondent (orporation &ou$d =O% +* A0CE%*) 0CE%*) i te initia$ earing wa& conducted on eptember 23, 199F wa& out&ide te 9-da period &et ort under ect ectio ion n 23 o 4re& 4re&id iden enti tia$ a$ )ecr )ecree ee =o. =o. 1F29 1F29.. Re&po e&pond nden entt (orp (orpor orat atio ion n a a& & &ub&tantia$$ comp$ied wit te reIuirement& under te regi&tration o te $and.


0 part cannot intervene in matter& witin te e!c$u&ive power o te tria$ court. =o au$t i& attributab$e to &uc part i te tria$ court err& on matter& witin it& &o$e power. Gt i& unair to puni& an app$icant or an act or omi&&ion over wic te app$ic app$icant ant a a& & neit neiter er re&po re&pon&i n&ibi$ bi$it it nor contr contro$, o$, e&peci e&pecia$$ a$$  i te app$ic app$icant ant a a& & comp$ied wit a$$ te reIuirement& o te $aw. 0& e$d in Repub$ic v& anna 4ropertie&, %e dut and te power to &et te earing date $ie wit te $and regi&tration court. 0ter an app$icant a& f$ed i& app$ication, te $aw reIuire& te i&&uance o a court order &etting te initia$ earing date. %e notice o initia$ earing i& a court document. %e notice o initia$ earing i& &igned b te udge and cop o te notice i& mai$ed b te c$er5 o court to te ER0 >Eand Regi&tr egi&trati ation on 0utor 0utorit it?. ?. %i& %i& invo$v invo$ve& e& a proc proce&& e&& to wic wic te te part part app$i app$ica cant nt ab&o$ute$ a& no participation. participation. #owever, te upreme upreme (ourt ound tat te re&pondent re&pondent corporation can on$ prove po&&e&&ion po&&e&&ion becau&e o te ta! dec$aration& dec$aration& it pre&ented or te ear 198, 193 and 19. %i& doe& =O% con&titute te evidence nece&&ar to acIuire te tit$e troug adver&e occupation under (0 11. 0$$ tat te (*=RO certifcate evidence& i& te a$ienabi$it o te $and invo$ved, not te open, continuou&, e!c$u&ive and notoriou& po&&e&&ion po&&e&&ion and occupation tereo b te re&pondent or it& predece&&or&-in-inter predece&&or&-in-intere&t e&t or te period pre&cribed b $aw. #ence, ( ru$ed in avor o Repub$ic.


CERTI(ICATE O( ALIENAILITY


53 SCRA 705, 23 N'e!"e# 2007 CERTI(ICATE O( ALIENAILITY RE%LIC O( T*E *ILIINES '+ MARIA ISAEL LA%REL ARANDIARAN The person applying or the registration o the land has the burden o proo to overcome the presumption o the )tate2s ownership over lands o public domain by incontrovertible incontrovertible evidence.

(ACTS) Re&pondent aria G&abe$ Eaure$ +arandiaran +arandiaran/ f$ed an app$ication or regi&tration o a parce$ o $and Eand/ beore te unicipa$ %ria$ (ourt o %anauan, +atanga& %(/. On$ petitioner Repub$ic o te 4i$ippine& R4/ oppo&ed te &aid app$ication on te ground tat te $and be$ong& to tem, it being a portion o te pub$ic domain and tat +arandiaran +arandiaran or er predece&&or&-in-intere& predece&&or&-in-intere&tt ad not been in open, continuou&, e!c$u&ive and notoriou& po&&e&&ion or occupation tereo.

+arandiaran te&tifed tat &e and er &ib$ing& became intere&ted in te $and and upon a&5ing rom te peop$e witin te vicinit o te $and and rom te 0&&e&&orT& OLce o %anauan, te ound out tat te $and wa& regi&tered in te name o a certain G&adora @onza$e& @onza$e&/. +arandiaran and er &ib$ing& bougt te $and rom rom te te e eir ir& & o @onz @onza$ a$e& e& an and d te te $and $and wa& wa& &ub& &ub&eI eIue uent nt$ $ dec$ dec$ar ared ed un unde derr +arandiaranT& +arandiaranT& name or ta!ation purpo&e&. %( %( dec$ared tat te $and i& regi&trab$e regi&trab$e unde un derr +ara +arand ndia iara ranT nT& & na name me.. %e %e (our (ourtt o 0ppe 0ppea$ a$& & aLrm aLrmed ed te te $owe $owerr cour courtT tT& & deci&ion. #ence, ti& petition. ISS%E) <et <eter er or not owner& owner&ip ip o te prope propert rt a& been been &uLcie &uLcient$ nt$  e&tab$ e&tab$i& i&ed ed b +arandiaran *ELD) %e burden o proo proo to overcome overcome te pre&umption o &tate &tate owner&ip o $and& o te pub$ pub$ic ic doma domain in $ie& $ie& on te te per& per&on on app$ app$i ing ng or or regi& egi&tr trat atio ion. n. %e %e evid eviden ence ce to overcome te pre&umption mu&t be we$$-nig incontrovertib$e. %e )ec$aration o Rea$ 4ropert in @onza$e& Tname, doe& not prove owner&ip o te $and. Gt i& &ett$ed tat tat ta! ta! recei eceipt pt& & an and d dec$ dec$ar arat atio ion& n& o owne owner& r&i ip p or or ta! ta! purp purpo& o&e& e& are are n not ot incontrovertib$e evidence o owner&ip; te on$ become evidence o owner&ip acIuired b pre&cription wen accompanied b proo o actua$ po&&e&&ion o te propert. =o &uc proo o actua$ po&&e&&ion o te propert wa& pre&ented.

0& or te notation on te &ubdivi&ion p$an o te $ot &tating tat te &urve i& in&ide a$ienab$e and di&po&ab$e area, te &ame doe& not con&titute proo tat te $ot i& a$ienab$e and di&po&ab$e. o Repub$ic v. %ri-4$u& (orporation in&truct&N %o prove tat te $and &ubect o an app$ication or regi&tration i& a$ienab$e, an app$icant mu&t mu&t e&ta e&tab$ b$i& i&  te te e!i& e!i&te tenc nce e o a po&i po&iti tive ve act act o te te gove goverrnmen nmentt &uc &uc a& a pre& pre&id iden enti tia$ a$ proc proc$a $ama mati tion on or an e!ec e!ecut utiv ive e orde order, r, an admi admini ni&t &tra rati tive ve acti action on,, inve&t inve&tiga igatio tion n repor report& t& o +ureau +ureau o Eand& Eand& inve& inve&tig tigato ator& r&,, and a $egi&$ $egi&$ati ative ve act or &tatute.



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