LYCEUM OF THE PHILIPPINES

COLLEGE OF LAW
1st Semester, A.Y. 2020-2021

Land Titles and Deeds

COURSE SYLLABUS
Atty. Senen Agustin S. De Santos

I.               Introduction and Administration of the Torrens System

 
A.             Definition of the Torrens System
 
B.             Purpose
 
Capitol Subdivision, Inc. vs. Province of Negros Occidental, 7 SCRA 60 (1963)
Republic vs. Court of Appeals, 131 SCRA 532 (1984)
Cacho vs. CA, 269 SCRA 159 (1997)
 
C.             Governing Law
 
Sections 2 to 13, Presidential Decree No. 1529
 
D.             Jurisdiction
 
E.             Agencies and Functions
 
1.      The Land Registration Authority
2.      The Register of Deeds
 
F.              Nature of Duty to Register Instruments
 
Baranda vs. Gustilo, 165 SCRA 757 (1988)
Balbin vs. Register of Deeds of Ilocos Sur, 28 SCRA 12 (1969)
Almirol vs. The Register of Deeds of Agusan, 22 SCRA 1152 (1968)
Gallardo vs. Intermediate Appellate Court, 155 SCRA 248 (1987)

II.             Registrable and Non-Registrable Properties

 
Articles 419 to 425, New Civil Code
 
Director of Lands vs. Court of Appeals, 178 SCRA 708 (1989)
International Hardwood & Veneer Co. vs. University of the Phils., 200 SCRA 554 (1991)
Heirs of Jose Amunategui vs. Director of Lands, 126 SCRA 69 (1983)
Director of Forestry vs. Villareal, 200 SCRA 554 (1991)
Atok-Big Wedge Mining Co., Inc. vs. Court of Appeals, 193 SCRA 71 (1991)
Republic vs. Vda. De Castillo, 163 SCRA 286 (1988)
Hilario vs. City of Manila, 19 SCRA 931 (1967)
Maneclang vs. Intermediate Appellate Court, 161 SCRA 469 (1985)
Republic vs. Reyes, 155 SCRA 313 (1987)

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Director of Lands vs. Court of Appeals, 179 SCRA 522 (1989)
Republic vs. Court of Appeals, 73 SCRA 146 (1976)
Lahora vs. Dayanghirang, 37 SCRA 346 (1971)
Laburada vs. Land Registration Authority, 287 SCRA 333 (1998)
Republic vs. Court of Appeals, 131 SCRA 532 (1984), supra

III.           Ordinary Registration Proceedings

 
A.             Acquisition of Ownership; Prescription; Accretion
B.             Acquisition of Ownership through Other Modes
Sections 14 to 34, P.D. 1529
Articles 457, 461 and 1137, NCC
 
Republic vs. Heirs of Abrille, 71 SCRA 57
Grande vs. Court of Appeals, 5 SCRA 524 (1962)
Cureg vs. Intermediate Appellate Court, 177 SCRA 313 (1989)
Fernandez vs. Tanada, 39 SCRA 662 (1971)
International Hardwood & Veneer Co. vs. UP, 200 SCRA 554 (1991), supra
 
C.             Persons Who Cannot File an Application for Registration
 
Palawan Agricultural and Industrial Co., Inc. vs. Director of Lands, 44 SCRA 15 (1972)
Director of Land Management vs. Court of Appeals, 205 SCRA 486
Kidpales vs. Baguio Mining Co., 14 SCRA 913 (1965)
 
D.             Form and Contents of Application
 
Divina vs. Court of Appeals, GR No. 11734, Feb. 22, 2001
Fewkes vs. Vasquez, 39 SCRA 514 (1971)
Benin vs. Tuason, 53 SCRA 531 (1974)
Director of Lands vs. Benitez, et al., 16 SCRA 557 (1966)
 
IV.           Judicial Confirmation of Imperfect Title
 
Chapter VIII of the Public Land Act (Commonwealth Act No. 141), as amended by Republic Act
No. 1942
 
A.             Applicants; What to Prove
 
Republic vs. Court of Appeals, G.R. No. 103746, February 9, 1993
Director of Lands vs. Intermediate Appellate Court and ACME, 146 SCRA 509 (1986)
Republic vs. Court of Appeals, 235 SCRA 567 (1994)
Director of Lands vs. Intermediate Appellate Court, 209 SCRA 214 (1992)
 
 
B.             Confirmation of Title over Land Previously Declared Public Land
 
Mindanao vs. Director of Lands, 20 SCRA 641 (1967)
Director of Lands vs. Court of Appeals, 106 SCRA 426 (1996)

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V.             Publication, Opposition and Default
 
Sections 23 to 26, PD 1529
Remedy from an order of default – certiorari
 
Benin vs. Tuason, 53 SCRA 531 (1974) supra
Director of Lands vs. Benitez, et al., 16 SCRA 557 (1966), supra
Republic vs. Court of Appeals, 258 SCRA 223 (1996)
Republic vs. Marasigan, 198 SCRA 219 (1991)
Fewkes vs. Vasquez, 39 SCRA 514 (1971), supra
Republic vs. Court of Appeals, 236 SCRA 442 (1994)
De Castro vs. Marcos, 26 SCRA 644 (1969)
Valisno vs. Plan, 143 SCRA 502 (1986)

VI.       Hearing, Judgment and Decree of Registration

 
Sections 27 to 34, PD 1529
Sections 39 to 50, PD 1529
 
A.    What Applicant Must Prove
 
Laragan vs. Court of Appeals, 153 SCRA 172（1987） 
a)      Registrability of Land
 
Director of Lands vs. Court of Appeals, 133 SCRA 701 (1984)
Tottoc vs. Intermediate Appellate Court, 180 SCRA 386 (1989)
Director of Lands vs. Court of Appeals, 129 SCRA 689 (1984)
Republic vs. Bacus, 176 SCRA 376 (1989)
 
b)      Identity of Land
 
Director of Lands vs. Funtilar, 142 SCRA 57 (1986)
Republic Cement Corp. vs. Court of Appeals, 198 SCRA 734 (1991)
Republic vs. Court of Appeals, 131 SCRA 140 (1984)
Director of Lands vs. Intermediate Appellate Court, 219 SCRA 339 (1993)
Director of Lands vs. Heirs of Tesalona, 236 SCRA 336 (1994)
Romero vs. Court of Appeals, 40 SCRA 172 (1971)
Carabot vs. Court of Appeals, 145 SCRA 368 (1986)
 
c)      Basis of Claim of Ownership
 
Director of Forest Administration vs. Fernandez, 192 SCRA 121 (1990)
Director of Lands vs. Intermediate Appellate Court, 195 SCRA 38 (1991)
Republic vs. Court of Appeals, 131 SCRA 532 (1984), supra.
Republic vs. Intermediate Appellate Court, 140 SCRA 98 (1985)
Republic vs. Court of Appeals, 167 SCRA 150 (1988)
South City Homes, Inc. vs. Republic, 185 SCRA 693 (1990)
Director of Lands vs. Reyes, 68 SCRA 177 (1975)
Ordonez vs. Court of Appeals, 188 SCRA 109 (1990)
Director of Lands vs. Court of Appeals and Salazar, 133 SCRA 701 (1984) 

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B.    Effect of Prior Decisions
 
Vencilao vs. Vano, 182 SCRA 491 (1990)
Director of Lands vs. Court of Appeals, 106 SCRA 426 (1981), supra.
Cachero vs. Marzan, 196 SCRA 601 (1991)
 
C.    Judgment
 
Vda. De Recinto vs. Inciong, 77 SCRA 196 (1977)
Director of Lands vs. Court of Appeals, 181 SCRA 450 (1990)
Gomez vs. Court of Appeals, 168 SCRA 503 (1988)
Mendoza vs. Court of Appeals, 84 SCRA 67 (1978)
Rodriguez vs. Toreno, 79 SCRA 356 (1977)
Director of Lands vs. Reyes, 68 SCRA 177 (1975), supra.
Vda. De Barroga vs. Albano, 157 SCRA 131 (1988)
Cacho vs. Court of Appeals, 269 SCRA 159 (1997), supra.
 
D.    Incidents of Judgment
 
Vencilano vs. Vano, 182 SCRA 491 (1990), supra.
Bernas vs. Nuevo, 127 SCRA 399 (1984)

E.    Decree of Registration

 
a)      Duty of Land Registration Administration
 
Gomez vs. Court of Appeals, 168 SCRA 503 (1988), supra.
Ramos vs. Rodriguez, 244 SCRA 395 (1995)
 
b)      Issuance of Decree of Registration
 
Melgar vs. Pagayon, 21 SCRA 841 (1967)
Ylarde vs. Lichauco, 42 SCRA 641 (1971)
Laburada vs. Land Administration Authority, 287 SCRA 333 (1998), supra.
 
F.     Certificate of Title
 
Avila vs. Tapucar, 201 SCRA 148 (1991)
Faja vs. Court of Appeals, 75 SCRA 441 (1977)
 
G.    Value of the Certificate of Title

Section 44, PD 1529

  
Penullar vs. Philippine National Bank, 120 SCRA 171 (1983)
C.N. Hodges vs. Dy Buncio and Co., Inc., 6 SCRA 287 (1962)
Republic vs. Court of Appeals, 99 SCRA 743 (1980)
Bornales vs. Intermediate Appellate Court, 166 SCRA 519 (1988)
Jose vs. Court of Appeals, 192 SCRA 735 (1990)
Jimenez vs. Fernandez, 184 SCRA 190 (1990)
 

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H.    Collateral Attack

 Cimafranca vs. Intermediate Appellate Court, 147 SCRA 611 (1987)

Toyota Motor Philippines Corp. vs. Court of Appeals, G.R. No. 102881,
December 7, 1992
            Realty Sales Enterprises, Inc. vs. Intermediate Appellate Court, 154 SCRA 328 (1987)
            Albienda vs. Court of Appeals, 135 SCRA 402 (1985)
Republic vs. Heirs of Abrille, 71 SCRA 57 (1976), supra.
VII.      Cadastral Registration Proceedings
 
            Sections 35 to 38, PD 1529
 
Valisno vs. Plan, 143 SCRA 502 (1986), supra.
Dais vs. Court of First Instance of Capiz, 51 Phil. 896, G.R. No. 28770, January 21, 1928
Duran vs. Olivia, 3 SCRA 154 (1961)
Merced vs. Court of Appeals, 5 SCRA 240 (1962)
Republic vs. Vera, 129 SCRA 210 (1983), G.R. No. L-35778, January 27, 1983
Widows and Orphans Association, Inc. vs. Court of Appeals, 210 SCRA 165 (1991)
Gabriel vs. Court of Appeals, 159 SCRA 461 (1988)
Republic vs. Abacite, 1 SCRA 1076 (1961)
Philippine National Bank vs. Mallorca, 21 SCRA 694 (1967)
 
VIII.       Land Patents
 
Section 103, P.D. 1529
Public Land Act
 
A.    Kinds of Patents
1.      Homestead
 
Sections 12 to 14, Public Land Act, as amended
 
2.      Free
 
Section 44, Public Land Act, as amended by Republic Act No. 6940
 
Kayaban vs. Republic, 52 SCRA 357 (1973)
 
3.      Sales
Sections 24 to 28, 61 to 67, Public Land Act, as amended
Republic Act No. 730
Agura vs. Serfino, Sr., 204 SCRA 569 (1991)
 
4.      Special
Sections 69, 70, 84, Public Land Act
Republic Act No. 926

 Cagayan de Oro City Landless Residents Assn. vs. Court of Appeals, 254 SCRA 220 (1996))

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B.    Effects of Registration of Patent
 
Ortegas vs. Hidalgo, 198 SCRA 635 (1991)
Franco vs. Executive Secretary, 145 SCRA 87 (1986)
Republic vs. Heirs of Carle, 105 Phil. 1227 (1959)
Heirs of Gregorio Tengco vs. Heirs of Jose Aliwalas, 268 SCRA 198 (1988)
Gomez vs. Court of Appeals, 168 SCRA 503 (1988), supra.
Duran vs. Olivia, 3 SCRA 154 (1961), supra.
 
C.    Restrictions on Alienation; Encumbrance; Right to Repurchase
 
Sections 118 to 124, Public Land Act
 
Gonzaga vs. Court of Appeals, 51 SCRA 381 (1973)
Decolongon vs. Court of Appeals, 122 SCRA 843 (1983)
 
1.      Rationale
 
  Philippine National Bank vs. Delos Reyes, 179 SCRA 619 (1989)
  Gayapanao vs. Intermediate Appellate Court, 199 SCRA 309 (1991)
 
2.      Period to Avail
 
Vallangca vs. Court of Appeals, 173 CRA 42 (1989)
Rural Bank of Davao City, Inc. vs. Court of Appeals, 217 SCRA 554 (1993)
Sucaldito vs. Montejo, 193 SCRA 556 (1991)
Belisario vs. Intermediate Appellate Court, 165 SCRA 101 (1988)
 
D.    Actions Against Improper or Illegal Issuance of Patents
 
1.      Reversion Suits
a)      Grounds
                                                  i.           Violation of Public Land Act
                                                ii.           Non-Registrability of Land
                                               iii.           Failure of grantee to comply with requirements
                                               iv.           Area beyond that applied for
                                                v.           In violation of the Constitution
b)      Who Institutes
 
Kayaban vs. Republic of the Philippines, 52 SCRA 357 (1973), supra.
Arsenal vs. Intermediate Appellate Court, 143 SCRA 40 (1986)
Heirs of Enrique Zambales vs. Court of Appeals, 120 SCRA 897 (1983)
Sala vs. Court of First Instance of Negros Oriental, 184 SCRA 694 (1990)
Tipon vs. Intermediate Appellate Court, 148 SCRA 291 (1987)
Republic vs. Dela Cruz, 67 SCRA 221 (1975)
Republic vs. Mina, 114 SCRA 945 (1982)
Director of Lands vs. Abanilla, 124 SCRA 358 (1983)
People vs. Avengoza, 119 SCRA 17 (1982)
 

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2.      Cancellation Suits
 
  Agne vs. Director of Lands, 181 SCRA 793 (1990)
 
3.      Action for Reconveyance
 
  Obanana vs. Boncaros, 128 SCRA 457 (1984)
 
E.    Emancipation Patents
 
Presidential Decree No. 27
Sections 104 to 106, P.D. 1529

IX.           Remedies
 
A.  New Trial
 
Rule 37, Rules of Court
 
B.    Relief from Judgment
 
Rule 38, Rules of Court
 
C.    Appeal
 
Section 33, P.D. 1529
 
D.    Petition for Review
 
Section 32, P.D. 1529
 
a)      Proper appellant
 
Baldoz vs. Papa, 14 SCRA 691 (1965)
Garcia vs. Mendoza, 203 CRA 732 (1991)
Crisolo vs. Court of Appeals, 68 SCRA 435 (1975)
 
b)      Period to file
 
Yabut Lee vs. Punzalan, 99 SCRA 567 (1980)
 
c)      Requisites
 
Walstrom vs. Mapa, Jr., 181 SCRA 431 (1990)
Ramirez vs. Court of Appeals, 144 SCRA 292 (1986)
Nicolas vs. Director of Lands, 9 SCRA 934 (1963)
Tiongco vs. De la Merced, 58 SCRA 89 (1974)
Director of Lands vs. Abanzado, 65 SCRA 5 (1975)

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E.    Action for Reconveyance
 
Section 96, P.D. 1529
 
Municipality of Victorias vs. Court of Appeals, 149 SCRA 32 (1987)
Rodriguez vs. Toreno, 79 SCRA 356 (1977).
 
a)      When to file
 
Cabrera vs. Court of Appeals, 163 SCRA 214 (1988)
 
b)      Grounds for Reconveyance
                                    i.           Fraud
                                   ii.           Implied or Constructive Trust
1.      Laches
2.      Prescription
                                 iii.           Express Trust
                                 iv.           Void Contract

 
Balbin vs. Medalla, 108 SCRA 666 (1981)
Gonzales vs. Jimenez, Sr., 13 SCRA 80 (1965)
Villagonzalo vs. Intermediate Appellate Court, 167 SCRA 535 (1988)
Vda. De Cabrera vs. Court of Appeals, 267 SCRA 339 (1997)
 
F.     Action for Damages
 
Section 32, P.D. 1529
 
G.    Compensation from the Assurance Fund
 
Sections 93 to 102, P.D. 1529
 
Treasurer of the Philippines vs. Court of Appeals, 153 SCRA 359 (1987)
Torres vs. Court of Appeals, 186 SCRA 672 (1990)
Sesuya vs. Lacopia, 64 Phil. 534 (1930)
 
H.    Actions to Cancel Title
 
Pajomayo vs. Manipon, 39 SCRA 676 (1971)
Iglesia ni Cristo vs. Hon. Judge CFI of Nueva Ecija, 123 SCRA 516 (1983)
Director of Lands vs. Reyes, 68 SCRA 177 (1975), supra.
Bolanos vs. J.M. Tuason and Co., Inc., 37 SCRA 223 (1971)
 
I.      Annulment of Judgment
 
Linzag vs. Court of Appeals, 291 SCRA 304 (1998)
 
J.      Quieting of Title
 
Article 476, NCC 

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K.    Criminal Action

X.             Reconstitution of Title; Actions after Original Registration

 
Republic Act No. 26, in rel. to Rep. Act No. 6732
Sections 107 to 110, P.D. 1529
 
A.        Reconstitution of Lost or Destroyed Titles
 
Heirs of Pinote vs. Dulay, 187 SCRA 12 (1990)
Bunagan, et al. vs. Court of First Instance of Cebu, 97 SCRA 72 (1980)
Republic vs. Court of Appeals, 247 SCRA 551 (1995)
Alabang Development Corp. vs. Valenzuela, 116 SCRA 261 (1982)
Esso Standard Eastern, Inc. vs. Lim, 123 SCRA 464 (1983)
Alipoon vs. Court of Appeals, 305 SCRA 118 (1999)
 
B.             Amendment and Alteration of Certificate of Title
 
Luzon Surety Company, Inc. vs. Mirasol, Jr., 75 SCRA 52 (1977)
Averia vs. Caguioa, 146 SCRA 459 (1986)
 
XI.           Subsequent Registration
 
Sections 51 to 77, P.D. 1529
 
A.             Effects of Registration
 
Garcia vs. Court of Appeals, 95 SCRA 389 (1980)
 
B.             Voluntary Instruments
 
a)      Requisites for Registration
 
Pilapil vs. Court of Appeals, 250 SCRA 566 (1995)
 
b)      Deeds of Sale or Conveyance and Transfers
 
Villaluz vs. Neme, 7 SCRA 27 (1963)
Alarcon vs. Bidin, 120 SCRA 390 (1983)
 
                                                  i.           Buyer in Good Faith/Bad Faith
 
Centeno vs. Court of Appeals, 139 SCRA 545 (1985)
Egao vs. Court of Appeals, 174 SCRA 484 (1989)
Santiago vs. Court of Appeals, 247 SCRA 336 (1995)
 
                                                ii.           Double Sale
 
Campillo vs. Court of Appeals, 129 SCRA 513 (1984)
 

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                                               iii.           Effect
of forged document
 
Solivel vs. Francisco, 170 SCRA 218 (1989)
 
c)      Mortgage and Lease
 
Philippine National Bank vs. International Corporate Bank, 199 SCRA 508 (1991)
 
d)      Powers of Attorneys; Trusts
  
e)      Tax-Free Exchange of Land for Shares of Stock
 
Revenue Memorandum No. 26-92
 
C.             Involuntary Instruments
 
a)      Attachments
 
b)      Sale on Execution, for taxes or for any assessment
 
c)      Adverse Claim
 
Arrazola vs. Bernas, 86 SCRA 279 (1978)
Lozano vs. Ballesteros, 195 SCRA 681 (1991)
Leviste & Co. vs. Noblejas, 89 SCRA 520 (1979)
Director of Lands vs. Ababa, 88 SCRA 513 (1979)
Sajonas vs. Court of Appeals, 258 SCRA 79 (1996)
Diaz-Duarte vs. Ong, 298 SCRA 388 (1998)
 
d)      Lis Pendens
 
Heirs of Maria Marasigan vs. Intermediate Appellate Court, 152 SCRA 253 (1987)
Director of Lands vs. Reyes, 68 SCRA 177 (1975), supra.
 
D.             Consultas
 
Almirol vs. Register
of Deeds, 22 SCRA Prepared By: Noted by:
1152 (1986), supra.
 
XII.         Registration
and Recording of Atty. Senen Agustin S. De Santos Ma. Soledad Deriquito-Mawis
Judgments, Other (Faculty) (Dean)
Incidents
 
Sections 78 to 92, P.D. 1529

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