Land Titles and Deeds

January 20 cases

Ca se #1: C EL SO L ED E SM A, pl ain ti ff - a ppe ll ant , vs. TH E M U NI CI PA LIT Y

OF IL OIL O, C ON C E PC IO N L O P EZ , MA X IMO M. K AL AW , and wife , and From t hat j udg men t t he pl ain tif f a ppe al ed
JUL I O L E D E SM A, def end a nts - app el lee s. [G. R. N o. L - 2633 7. De cem b e r The t heo ry of the ap pe ll an t i s t hat , b y r ea son of th e fac t t hat sa id lo ts 53 7
17, 192 6] and 703 ha d b een i nc lud e d i n t he r eg ist ered t it le of Lope z in 191 5, and
Lope z in clu ded i n e ac h s u cce ed ing tra ns fer of ti tle t o h im sa id lot s, th at
he wa s t he ind is put ab le o wner th ere of, an d b eca us e the C it y o f I lo il o h ad
F ACT S : L ope z ow ns lo t 2 2 8. I n M arc h 1 915 , L ope z s old to th e Cit y of appro pri ate d sai d lot s, th a t he w as en tit le d t o re co ve r the v alu e o f sa id
Ilo il o a P A RT of sa id lo t, n ow num bere d 5 37 and 70 3 , pa ya ble i n 1 0 y ear s lot s t oge the r wit h d ama ge s.
– a T CT w as is su ed in fa v or of Lo pe z, in cl udi ng 537 and 70 3 (T he
inc lu si on of sa id lo ts i n s aid T CT w as ev id ent ly an error on the par t o f IS S U E: W het her the i nc lus ion of lo ts 53 7 a nd 703 i n the T CT of C .
some one c onn ec ted w ith t he o ff ice of th e r egi str ar o f t itl es) Lede sma ma de hi m t he ow ner o f suc h prop ert ies ?
– Lo pe z s ol d t o Ka la w a nd w ife sa id lo t 2 28, i nc lud in g l ots 53 7 a nd 703
evi den tl y b y mi sta ke. It i s sai d t hat th e inc lu si on of s aid lo ts 53 7 a nd 703 H ELD : NO, the inc lus ion of lots 53 7 an d 7 03 in th e TC T of C. Led esm a
wa s a mi st ake be ca use Lo pez as w el l a s K ala w and wi fe wer e i gno ran t o f have not m a de h im th e o wne r of suc h p rope rt ies . An ex am ina tio n o f t he
the fa ct tha t s ai d l ot s wer e i nc lud ed in tha t T CT . recor ds sh ow s tha t a s e arl y a s Apr il , 1 915 , sai d lot s had bee n t urn ed over
– Lo pe z, r epre se nti ng. Ka l aw, s old s aid l ots (2 28, 53 7 an d 7 03) to J. by Lop ez to the C it y o f Ilo i lo und er a c ontr act of s al e for str eet pur po se s.
Lede sma , wh ic h s al e was rati fie d b y the c oup le. La t er a TCT w as is su ed That fa ct wa s we ll kn ow n. The sai d lot s had be en in c lud ed as a p art o f
in fav or o f J. Led es ma. A c cord ing to t he adm is si ons of J. Led esm a lot s the str eet s in the C it y o f I l oil o. T he sa me wer e t here fore il le ga ll y
537 and 70 3 wer e i nc lud e d b y m is tak e inc lu ded , i n a cc ord anc e wi th t he pro vi si ons of s ect io n 39 of Act N o. 49 6,
– J . L ede sma s old a por tio n of th e lot . L ot 228 w as made in to tw o lot s, in the cer ti fi cat e o f t it le is sue d t o L ope z. Tha t f act w as r eco gn iz ed by
228- A and 22 8 - B. Lot 22 8 - A r ema ine d t he pro pert y o f J . L ede sma . S aid Lope z as we ll a s b y eac h of t he su bse q ue nt pur cha s ers of sa id lo ts.
lot s 5 37 and 70 3, ac cor din g to s aid T C T , r ema ine d t he pr ope rty of J .
Lede sma . The s im ple pos ses sion o f a c e rtif icat e of titl e, u n der the To r rens
– J . L ede sma s old to th e a ppe lla nt her ein l ots N os . 2 28 - A, 537 , a nd 703 . syste m , do es n ot ne ces s ar ily m ak e th e pos ses so r a t rue own e r of al l
Ag ain , a cc ord ing to J . L ed esma , lot s 537 an d 7 03 w ere inc lu ded i n t he the p rope rt y de sc rib ed t her ein. If a p e rson o btai ns a titl e, un de r th e
tran sfer of l ot No . 2 28 - A t o C . L ede sma b y m is ta ke. Tor ren s s yst em , whi ch in clude by m ista ke or ov e r sight land whi ch
cannot b e reg ist er ed und er the To rr ens sy stem , h e doe s not, by vi rtu e
T his a ct ion w as com men c ed in CF I of Il oi lo . I ts pur p os e w as to r ec ov er of sa id c e rtifi cate al one, becom e s the ow ne r of th e lan ds ill egal ly
from def end ant th e m un ic i pal it y o f I lo ilo a su m a s t h e v alu e o f t he tw o lot s includ ed. T he inclu sion of publi c h ighw ays in a c ert ific ate of ti tle
No s. 537 an d 7 03 d o es not the r eby n ece ss ar ily giv e to the h olde r o f such ce rt ific ate
said publi c hi ghw ays . Th e app ell ant, t he refo r e, ev en though a p a rt of
P ET IT IO N ER ’ S AR GU M EN T : T he pl ai nt iff c lai med , t h e de fen dan t said st ree ts ( lots 53 7 an d 703 ) had bee n in clud ed in th e o rig inal
muni ci pa li ty had i ll ega ll y appro pri ate d, tog eth er wi t h da mag es an d c os ts. ce rtifi cat e of t itl e and in the sub sequ ent t ran sfe r of titl e, d id not
becom e the own er of sai d lots and is not th er efo r e ent itled to re cov er
R ES P O ND E NT’ S A RG UM E NT : T he r ec over y of sa id s ums wa s opp os ed by thei r v alu e f rom t he Cit y of Ilo ilo n or the dam a ges pr ayed fo r.
the def end ant s upo n t he g round th at th e p la int iff an d ap pe lla nt wa s not
and ne ver had be en the o wner of s aid l ot s Nos . 5 37 and 70 3. T he ot her
defe nda nt s a ns wer ed the pet iti on and s upp orte d t he co nte nt i on of the
muni ci pa li ty.

CF I R ULI NG: Ab sol ve d t h e de fen dan ts fro m a ll l iab i lit y und er t he

comp la in t.
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Land Titles and Deeds
January 20 cases

fai th and for v alu e.

Cas e # 2: T R AD E R S RO Y A L B AN K, p et itio n e r , v s. H ON . CO URT OF
A PP E AL S, PAT RI A, R U B Y A NN , M A RG AR IT A , RO S AR IO , C Y NT HI A, Ca se #3: C ON S U ELO L EG AR D A, with he r hu sband MA UR O P RI ET O,
L IN DA J OY , all su rn am ed C A PA Y an d R AMO N A. G ONZ AL E S, plaint iffs - appe llan ts, vs . N. M. SAL E E B Y, d efend a nt - appel lee .
re sp o ndent s. [G. R. No . 1 1429 9. S ep tem b e r 2 4, 19 99]
FACT S: Th e p la int iff s and the de fen dan t o ccupy , a s owne r s, adjoi ning
F ACT S: A p arc el of la nd o wne d b y the sp ou ses C ap ay wa s m ortg age to lots in the d ist ri ct of Er mit a i n t he ci ty of Man il a. Th ere e xi st s and ha s
and su bse que n t ly ex tra jud ic ial ly fo rec lo sed b y Tra de rs Roy al Ban k (T R B). exi st ed a n umb er o f year s a ston e w all bet we en the said lot s . S aid w al l
T o pr eve nt pro pert y sal e i n pu bl ic au ct ion , t he Ca pa ys fi led a pet it io n f or is lo cat ed on the l ot of the pl ain ti ffs . T he p laint iffs ( in 19 06) pre se nte d a
prel im inar y in jun ct ion al le gin g t he m ort gag e was v oi d be ca use th ey di d pet iti on in th e Cour t o f L a nd Reg is trat io n f or t he reg istr at ion of th eir lo t,
not r ec ei ve the pro ce ed s o f th e loa n. A no ti ce of li s pend en s ( sui t wh ich de cre ed tha t t he ti tl e of th e p la int if fs sh ou ld b e reg is ter ed and
pend in g) was f il ed bef ore the Re gi ster o f D ee ds w ith the no ti ce rec orde d is sue d t o t hem th e or ig ina l cer tif ic at e pr ov ide d f or u n der t he Torre ns
in the D ay B oo k. M ean wh il e, a for ec lo sure s ale pr oc eede d wi th the TR B sy stem . Sa id re gist r ation and ce rtif icat e in clud ed the w all .
as the so le an d win ni ng bi dder. T h e Cap ay s t it le wa s c an cel le d a nd a n ew
one wa s ent ered i n T R B’ s name w ith out t he not ic e o f li s pen den s carr ied Later , t he pr ede ces so r of the d efend ant pr es ent ed a pe ti tio n in the
over th e t it le. The C apa y s fil ed r ec ov ery of the pr ope rty and da mag es. Cour t o f L and R eg is trat ion for the re gi stra ti on of the lot no w oc cup ied b y
him. In 19 12 , th e c our t d e cree d t he r eg ist rat ion of s aid ti tl e a nd is su ed
Cour t r end ered a de ci sio n dec lar ing th e m ortg age w a s v oi d f or wan t o f the ori gin al c erti fi ca te pro vid ed for un der the Torr en s s ys tem . Th e
con si dera ti on and th us ca nce ll ed T R B’ s tit le an d is s ued a n ew c ert. of des cri pt ion of th e l ot gi ve n i n t he pet it ion of th e d ef enda nt also in clude d
tit le for the C ap ay s. sai d wa ll.

Pe ndi ng it s app eal be for e the co urt, T R B so ld th e la nd t o Sa nti ag o w ho In 1 912 , t he pl ain ti ff s d is c over ed tha t t he wa ll w hi ch had be en in cl ude d in
sub seq uen tl y sub di vi ded a nd sol d t o b uy ers w ho wer e i ss ued ti tl e t o t he the cer tif i cat e gr ant ed to t hem had a lso be en in cl ud ed in the ce rti fi cat e
lan d. Co urt r ul ed tha t t he sub seq uen t b uy ers ca nno t be co ns ider ed grant ed to th e d efe nda nt . They im med ia tel y pre sen t ed a pet ition in th e
purc has ers fo r v al ue and i n go od fa ith s inc e t he y p u rcha se the l and af ter Cour t o f L and R eg is trat ion for an adju stm ent and c or re ction of th e e r ro r
it bec ame a su bje ct in a p end ing su it be fore th e cou rt. A lth oug h t he li s comm it ted by i nc lud in g s ai d w al l in the reg is tere d tit l e of ea ch of sa id
pend en s n oti ce w as no t c a rried o ver the t itl es , i ts re cord ing i n t he Da y part ies .
Bo ok co ns tit ute s r eg ist eri ng o f t he la nd and no ti c e t o a ll per son s wi th
adv erse c la im ov er t he pro pert y. T R B wa s h el d t o b e in bad fa ith up on LOW E R C OU RT: W ith out not ice to th e d efe nda nt , d enied sa id pet ition
sel li ng the pr oper ty wh i le kno wi ng it i s p end in g f or l i tig ati on. Th e Cap ay s upon th e t heo ry tha t, dur in g th e p end en cy of the p eti tio n f or t he
were i ss ued th e cert . o f t it le of the la nd in di sp ute w hil e T R B is to pa y regi str ati on of the de fe nda nt’ s lan d, the y f ail ed to m ake any obje ction to
dama ges t o C ap ay s. the r eg ist rat ion of s ai d l ot , i nc lud ing th e wa ll, i n t he nam e of th e
defendan t.
IS S U E: Wh o h as th e b ett e r rig ht ov er t he la nd in di s pute ?
IS S U E: Wh o is the o wner of t he wa ll an d t he la nd oc cup ied b y i t?
H EL D: The c ourt ru led th a t a T orre ns ti tl e i s pre sum ed t o b e val id w hi ch
purpo se i s t o a vo id co nfl ic ts of tit le to rea l prop ert ie s. Wh en the H ELD: C O NS U EL O L EG A RD A + he r husb and M A U RO P RI ET O.
sub seq uen t b uy ers bo ugh t the pro per ty the re wa s n o li s pen den s
anno tat ed on the t itl e. E ve ry p ers on dea li ng wi th a r egi ster ed la nd may R EGI ST R ATI O N O F L A ND ; R EG I STR AT IO N OF S AM E L AN D I N TH E
saf el y re ly on th e corre ct n ess of th e t it le and i s not obl ige d t o int erpre t N AM E S OF T WO D IFF ER E NT P E RS O N S / D OU B L E R EGI ST R ATI O N.
wha t is be yon d t he fac e of the reg is ter ed tit le . Hen c e th e cour t ru le d t hat * T he Lan d Reg is tra tio n A ct ( A ct 496) af for ds no re medy . Ho we ver, i t c an
the su bse que nt bu ye r s o bt ain ed the pro pert y from a cle an ti tle i n g ood be con stru ed th at wh ere t wo cer tif ic at es purp ort to i ncl ude th e sam e
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Land Titles and Deeds
January 20 cases

regi ste red la nd, th e h o ld e r o f th e ea r lie r o n e conti nues to hold titl e is sue d i n f av or o f t he pre d ece ss or o f t he app el lee , a s wel l as in al l oth er
an d w ill p rev ail . I n suc ce ss ive re gi stra tio ns w here more tha n o ne dup li cat e c ert if ica te s i s su ed.
cert if ica te i s i ss ued i n re s pec t o f a par ti cu lar in tere s t i n l and , t he per son
hol din g u nde r t he prio r c er tif ic ate i s e nti tl ed to the l a nd a s aga in st the
pers on wh o o bta in ed the s eco nd cert if ic ate . T h e dec ree o f r egi str at ion i s Ca se #4: [ G. R. No . L - 5 206 4 D ecem be r 2 6, 19 84]
con cl u s ive up on an d a gai n st al l p ers ons . JULI A NA C A RA G AY - LA Y NO , Ass isted by He r Hu s band, B EN ITO
LA YN O, pe tit io ner, v s. H O NO RA BL E C OU RT OF A P P EA LS and
P UR P O SE OF TH E T O R R E NS S Y ST EM — T he r ea l purpo se of th e To rren s S AL VA DO R E ST R AD A as Adm in ist rato r of th e Est ate of the De cea sed ,
sy stem o f re gi stra ti on, i s t o q u iet tit le to lan d ; to p ut a stop fo r eve r to MA RI AN O D E V ER A, re sp onde nt s.
an y q u estio n of t he leg a l ity o f th e titl e , ex cep t cla ims w hi ch wer e n ote d
at t h e tim e of r egi str at ion , in th e c ert if ica te, or wh i c h ma y a ri se Mari ano D e Ver a d ied i n 1 951. H is w id ow ad min is ter ed h is pro per ty unt il
sub seq uen t t her eto . T h at b ein g th e p u rp o se o f the la w, on ce a t itle is her d eat h in 196 6. De Ver a’s ne phe w ( S al vad or E str ada) too k ov er a s
reg iste r ed th e o wne r m a y rest se cu re, w ith o u t t h e nec ess ity of admi ni str ator of D e Ver a’ s es tat e. Pr ior to th e wid ow ’s dea th, s he mad e
wait ing i n the po rta ls o f th e co u rt , o r sitt in g in th e “m i rado r d e su an inv ent ory s ho win g t hat De V era ’s prop ert y ( lo cat e d i n Cal as iao ,
casa ,” to a void the p o ss i b ilit y o f lo si n g h i s l and . The l aw gua ran tee s Pa nga si nan) me as ures 5 4 17 sq. m ( more or le ss) . E stra da ho wev er
th e tit le o f the regi ste red o wn e r o n ce it h as ent er ed into the To r rens not ice d t hat th e T orren s ti tle un der De Vera i ndi ca te d th at hi s p rop erty
syste m . meas ure s 8 752 s q. m. He lear ned th at the d is crep an cy is th e 3 732 s q. m.
bei ng oc cup ied b y Jul ia na. E str ada su ed to ev ic t Jul i ana.
EF F E CT OF R EGI ST R AT I ON A N D C ERT IF I C AT E OF TITL E. — Th e
regi str ati on und er the torr ens s yst em a nd th e is sua n ce of a c ert if ica te of P ETIT IO N ER ’ S AR GU M EN T: Ju li ana a verre d t hat s h e an d h er f at her hav e
tit le do not g ive th e ow ner an y b ett er t it le tha n h e h ad. He do es no t o bta in been i n o pen , c ont in uou s, exc lu si ve and no tor iou s p oss es si on and in t he
tit le by v irtu e o f t he cer ti fi cat e. He se cu res h is ce rt ifica te b y v i rtue o f con cep t o f a n o wn er of the la nd si nce 19 21; th at th ey ’ve be en pa yin g
th e fa ct th at he has a fee sim p le t itle . If h e o bta in s a ce rtif ica t e of tax es; th at the t itl e hel d b y Es trad a wa s re gi ster ed i n 19 47 but i t o nl y
title , by m ist ake , to m o re lan d th an h e re all y and i n fact own s, th e too k t hem to in it iat e a n a c tio n i n 1 967 th ere fore l ach es has s et in.
ce rtifi cat e shou ld b e co r re cted . If he do es no t a lre ady ha ve a p erf ect
tit le, he c ann ot se cure h is cer tif ic at e. Ha vi ng a f ee s imp le tit le , a nd IS S U E: Wh eth er t he di sp u ted port io n sho uld be ad ju dged i n f avo r o f De
pres ent ing s uff ic ie nt proo f of tha t f ac t, he is en ti tle d to a cert if ic ate of Ver a’ s e st ate ?
regi str ati on. Th e c ert if ica t e of reg is tra tio n sim pl y a c cumu la te s, in one
doc umen t, a prec is e and c orrec t sta tem ent of th e e x act st atu s of the fe e H ELD: N o. T he in cl us ion o f J ul ian a’ s l and i n De V era ’s ti tle w as
sim ple t it le, w hi ch the o wn er, in fac t, ha s. T he cer ti fi cat e, onc e is sue d, is erron eou sl y d one . I t wa s s how n t hat J ul ian a, an un le ttere d wom an,
the ev ide nc e o f t he ti tle w hic h t he ow ner ha s. T he c erti fi cat e sho uld no t agree d t o h av e M ari ano d e Vera bor ro w h er t it le for the purp os es of
be a lt ered , cha nge d, m od i fie d, enl arg ed or d im ini sh ed, ex cep t t o corre ct Mari ano ob tai ni ng a loa n d urin g d e Ver a’ s lif et ime ; t hat wh en de V era
errors , in som e d ire ct pro c eed ing s p erm itt ed by la w. The t it le repr es ent ed regi ste red hi s port io n o f l a nd a dj oin ed to tha t o f Ju li ana, th e lat ter ’s la nd
by the cer ti fi cat e can not b e c han ged , a lte red , mo di fi ed, en larg ed or wa s err one ou sl y i nc lu ded .
dim ini sh ed in a co lla ter al proc eed in g. The e rror is h igh li ght ed by the fa ct th at de V era’ s wi dow , in her in ven tor y
befor e she d ied , a tte ste d t hat de V era ’s por tio n o f la nd is on ly 541 7 sq.
* ju d gm ent of th e l o we r c o u rt sh ou ld be and i s h ere by re vok ed . T he m. m ore or les s. The d is cr epan cy ap pro xim ate s the port ion of l and
recor d is her eby ret urn ed to t he co urt no w h av ing an d e xerc i sin g t he act ual ly be in g o cc up ied by Ju li ana . By th at, th e o nl y port ion th at ca n b e
juri sd ic ti on here tof ore ex e rci sed b y t h e lan d cour t, w ith dir ec ti on to m ak e adj udg ed in fa vor of de V e ra’s e sta te is th at wh ic h w as bei ng cl ai med by
suc h or der s a nd de cree s i n th e pr em ise s as ma y c or rect th e err or the w ido w ( in her in ve ntor y). A rec al cu lat io n m ust h owe ver be ma de to
heret ofo re m ad e i n inc lu di ng t he la nd in the s ec ond orig ina l cer tif ic at e spe ci fy the e xac t m ea sure of la nd bel ong in g t o e ac h : 37 32 sq m sho ul d b e

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Land Titles and Deeds
January 20 cases

reta ine d b y Ju lia na ( por tio n w hi ch sh e a ctu al ly o ccu pie s) a nd 50 20 sq. m. con ten ds tha t t he res pon d ent co urt of app ea ls gra ve ly erre d i n h ol din g
sho uld go to de Vera ’s e st ate. that th e pr op er re med y in the la nd r eg istr at ion c ase s is an op po sit io n t o
the app li ca tio n o f t he ap pl ica nt s, and no t a mo tio n t o i nter ven e i n the
proc eed in gs bef ore the tr i al cour t.

Ca se #5: Do lfo, peti tio n e r vs . T h e Reg iste r o f D ee d Fo r th e P ro vinc e of IS S U E: Wh eth er t he pro pe r reme dy in t he lan d re gi st rati on ca se s i s a
Cav ite, T r ece M a rti re s, et al., [ G. R No . 13 346 5, Spe tem be r 25 , 20 00, 341 moti on to in ter ven e i n the proc eed in gs bef ore the tr i al cour t?
S CR A 58 ]
H ELD: The Sup reme C our t st ate s t hat , “the pro vi si on s o f Se c. 14 and 25
F ACT S: Th is ca se i s a pe t iti on for rev ie w on cer tio ra ri o f t he de ci sio n o f of P. D. N o. 152 9 ( Pro pert y Re gi stra ti on De cre e) sho w t hat th e a pp li can t
the Co urt of A ppe al s in " A mel ita D olf o v. Ho n. No va t o T. Ca ji ga l, et al ." in and the op po sit or are the onl y p art ie s i n cas es of or igi na l a ppl ic at ion s for
wh ich th e cour t h ad den ie d pe ti tio ner 's mot io n f or le ave to in ter ven e lan d re gi stra ti on, un li ke in ord inar y ci vi l a ct io ns wh e re pa rti es ma y
and/ or a dm it com pl ain t in i nter ven tio n as we ll a s h er moti on for inc lu de the pl ai nt iff , t he d efen dan t, th ird pa rt y com p lai nan ts , c ros s -
reco ns ider at ion . cla ima nt s, and i nter ve nors .”
On M arc h 5 , 1 996 , p et it ion er D ol fo and Yan gtz e Pro p erti es, In c. “I t is no w set tl ed tha t a m oti on to int erv ene i n a la n d reg is tra tio n cas e
fil ed a m ot ion for le av e t o fil e a nd/ or adm it com pl ain t - in- int erve nt ion i n can not be al lo we d. A par ty w ish in g t o b e h eard s hou l d a sk for th e l if tin g
LR C Cas es pe nd ing be for e th e Reg io nal T ri al C ourt , Br an ch 19, B ac oor, of t he orde r o f g ener al de f aul t, and th en if li ft ed, fi le an opp os it ion to th e
Ca vit e. P eti ti oner a lle ge d that s he is th e re gi ste red own er o f t he rea l app li cat ion fo r re gi stra ti on . Th is is s o b ec aus e p roc e edi ngs i n l and
prope rty s ubj ec t o f t he sa i d L RC C as es as sh ow n b y Tran sf er C ert if ica te regi str ati on are in rem an d not i n p ers onam , t he so le ob jec t b ei ng the
of T itl e No. T - 3 206 01 is su ed in her nam e b y t he Re g ist er o f Dee ds of regi str ati on app li ed for , n ot t he det erm ina tio n o f an y ri ght c onn ec ted w ith
T rece Mar tir es C it y. the r eg ist rat ion .

T C RUL IN G: T he tri al co ur t de ni ed the af orem ent io n ed m oti on on th e The Su prem e Cour t f urt he r pro vi des , wi th r egar ds to the i ss ue of the
groun ds th at: 1) it i s a pro ced ural err or t o f il e a c om pla int for i nter ve nti on pet iti oner s cer tif i cat e o f t i tle 's au the nti ci ty .
in ca ses i nvo l vin g or ig in al app li ca tio n f or lan d r egi st rati on, th e "It i s pr ema ture fo r p eti ti o ner t o int erv ene in th e LR C cas es be cau se her
proc eed in gs ther ei n b ei ng in r em ; an d 2) th ere had a lrea dy bee n an order cert if ica te of ti tl e, sup po s edl y h er b es t pr oof of o wn ersh ip ov er t he
of g ener al de fau lt en tere d by the co urt ag ain st th ose wh o f ai led to op po se prope rty de sc rib ed ther ei n , i s q ue sti ona bl e. B es ide s, in asm uc h a s t he
the app li ca tio ns . Th e t ria l cour t n ote d p et it i oner 's fa i lure to ex erc is e a ny auth ent ic it y o f h er cer tif ic ate of ti tle i s a ls o bei ng q ues tio ned i n t he LR C
act of dom in io n o ver th e s ubj ect pro per ty co ns is ten t wi th her al leg at ion of cas es , t he ev ide nc e t hat s he wi ll pre se nt to the pro v e th e con trar y wou ld
own ers hip . T he tri al co urt opi ned th at pet it ion er' s t it l e o ver the s ubj ec t be t he sa me ev ide nce s he w il l pr ese nt in th e cas e f o r ann ul men t o f t it le.
prope rty w as of do ubt ful n ature an d t ha t a ll ow ing he r to in ter ven e i n t he At th is po in t, wh ere ther e is alr ead y a d ecre e of r egi stra tio n is sue d in
LR C cas es w oul d u ndu ly d ela y t he pro cee di ngs . An d so th e Reg ion al Tri al fav or o f pr iv ate re spo nde n ts, it i s m oot an d a ca dem i c t o a ll ow pe tit io ner
Cour t r end ered a jo int de c is ion re cog ni zin g a nd co nf irmi ng the ri ght s of to p art ic ipa te in th e L R C c ase s f or t he pur pos e o f pr eve nti ng po ss ibl e
priv ate re spo nde nt s o ver t he lit ig ate d pr oper ty an d o rdere d t he is sua nc e doub le ti tl ing of pr oper ty . As th e t ria l cou rt corr ect ly st ate d, pet it ion er is
of a D ecr ee of Re gi stra ti o n i n t heir f avor . not le ft wi tho ut reme dy e v en if she w as no t a ll ow ed to int erve ne . I f i t is
sho wn th at her cer tif ic at e of t it le is ge nu ine an d t hat sh e i s the tru e
Later , p et it ion er f il ed bef o re th e Cou rt of Ap pe al s a pet iti on for cer ti orar i own er o f t he li ti gat ed prop erty , t he pro cee din gs i n t h e l and reg is trat io n
and man dam us to ann ul a nd set as id e t he order s of the Re gi ona l Tr ia l cas es w oul d t hen be n ul l a nd voi d b ec aus e t he tri al c ourt ha s n o
Cour t. Ho we ver , t he Co urt of A ppe al s re nde red it s d eci si on den yi ng th e juri sd ic ti on on the ma tter .
pet iti on.
The Pe ti tio n is den ie d a nd the de ci si on and re so lut io n of th e Reg io nal
T he cas e wa s f orw ar d ed t o th e Su prem e Cour t. The pet iti oner n ow Tria l Cour t a nd of the C ou rt of App ea l i s aff irme d.
4
Land Titles and Deeds
January 20 cases

Ca se #6: R E Y NAL D O an d NA N C Y RO DR IG U EZ vs. CO NC O RD IA O NG abou t t he par ce ls of la nd. The la wye r t ook ad va nta g e of Fri sc o a nd
L IM, et a l. [G .R . NO . 1 358 17 pers uad ed him to ag ree to the tra ns ac tio ns .
NO V EM B ER 30 , 200 6 ]
There aft er, the RT C he ld i n fa vor of Pab lo. C A af fir med the lo we r c our t’ s
F ACT S: Pab lo Go ym a L im, Jr. fi le d wit h the RT C a c ompl ai nt for dec is ion
can ce lla ti on of CO T a nd in jun ct ion ag ain st th e spo us es Ro drig ue z wi th
the al leg at ion th at hi s m ot her, Do mi nga Go ym a, wa s the o wner of t wo IS S U E: Wh eth er t he pr in c ipl e o f ind efe as ib il ity of t it le app li es to th is
parc el s o f lan d, r egi st ered in her na me on F ebru ary 6, 1 948 . One of th e cas e?
sub je ct lan ds i s sit uat ed i n th e Pa gbi la o, Qu ezo n, a nd t he oth er in the
At imo nan , Que zon . Pa bl o cla ime d tha t h e e xc lu si ve l y p os ses se d t he sam e H ELD: N o. S pou se s can no t ra ise th e def ens e o f ind e fea sib il i t y o f a
unt il her de ath on Ju ly 19 , 197 1. Torren s t it le w ith re spe ct t o TC T b eca us e " th e pr in ci ple of in def ea sib i lit y
of a Torr ens t it le doe s n ot app ly w here fr aud at ten d ed t he is su anc e o f t he
Pa blo c la ime d t hat he s uc cee ded to al l her r ig ht s o f own ers hip an d tit le. The Torr en s t it le doe s n ot furn is h a s hie ld for f raud. "
pos se ss ion af ter her de ath . H ow ev er, the sp ou se s R odri gue z, de sp ite
the ir k no wl edg e t hat th e s on wa s n ow th e o wn er a nd po sse ss or, al le ged ly They ca nn ot den y a ny kn o wl edg e o f t he frau d t hat at tend ed the
unl aw ful ly an d f rau dul ent l y ma de it ap pear th at th ey had pur ch as ed the tran sac ti on s i nv ol vin g t he sub je ct lot s, in c lud ing th ei r ac qui s iti on ther eof .
sub je ct lot s from per so ns who w ere not th e o w n ers t hereo f. St ate d d iff ere ntl y, pe tit io n ers can not c la im tha t t he y were pu rch as ers in
good fa it h a nd for va lue b eca use th e t ran sa cti on s i n vol vi ng the s ubj ec t
T he spo us es Ro dri gue z al l eged ly c aus ed the c an cel l ati on of T CT de spi te lot s were s o re pl ete w ith b adge s of frau d a nd irre gu l arit ie s t hat s hou ld
the fa ct tha t t he ow ner' s d upl ic ate co py w as in th e p oss es si on of P abl o. A hav e p ut the m o n g uard a bout th e d efe ct s in the re s pec ti ve tit le s o f Fr is co
T CT wa s is sue d i n t he na me o f F r is co Gu dan i, es tra nged hu sb and of and E duar do.
Dom ing a. Thi s tit le w as ca nce ll ed by ano the r T CT is sue d i n t he nam e o f
Ed uard o Vi ct a, and ag ai n, wa s c an cel le d b y a no ther TCT is sue d in the
name of th e spo use s Ro dr igu ez, Al l t he the af orem e nti one d T CTs w ere
is sue d o n Fe brua ry 10, 19 75.

On the ot her han d, the s p ous es Ro dri gue z al leg e d t hat Do min ga wa s not
the mot her of P ab lo. T he y averr ed tha t t he su bje ct l o ts wer e t he co nju ga l
prope rty of Fri sc o a nd Do ming a, wh en th e l att er d ie d, Fr is co wa s her so le
surv iv in g h eir . Th ere aft er, F ri sco a lle ged ly s ol d t he sub je ct lot s to
Ed uard o who , in turn , sol d the s ame to th e s pou se s Rodr ig uez . T he lat ter
cla ime d tha t t hey w ere pur cha ser s in goo d f ait h a nd for val ue.

On S ept emb er 8, 198 8, in the c ours e of the tri al , Pa blo di ed and w as

dul y sub st itu ted b y h is sp ous e, Co ncor di a Ong Li m and ch il dren .

A dep os iti on of Fri sc o was ta ken on O cto ber 22, 19 7 7, wh ich s tat ed, th at
F ris co wa s marr ied to D o ming a, aft er 11 mon ths , t h ey sep arat ed an d t he
former l eft th e con jug al d we ll ing . He kno w s t hat D o ming a d ie d a nd tha t
Pa blo i s h er son . At ty . Al e jan dro A gui la n, wh o h elp e d h im p rep ared an
aff ida vi t, as ked h im t o sig ned it ot her wi se the pro pe rty he wi ll re ce ive w il l
be f orfe it ed in fa vour o f t h e go ver nme nt. H e d oes no t k no w a nyt hi ng
5
Land Titles and Deeds
January 20 cases

Ca se #7: H EI R S OF MA RI O M AL AB AN A N v s. R E P U BLI C OF T H E 1. I n or der th at an al ien ab le and di sp osa bl e lan d o f t he p ub li c d oma in

P HIL I P PI N E S m ay be reg is tere d u nde r S ect ion 14( 1) of Pr es ide nt ia l Decr ee No . 1 52 9,
[GR No . 1 799 87. Ap r il 29, 200 9] other w ise k no wn as th e Pr opert y Re gi stra ti on De cre e, sho uld th e lan d b e
cla ss if ied a s a li ena bl e a nd di spo sa ble a s o f Jun e 1 2, 194 5 or i s it
F ACT S: O n 2 0 Fe bru ary 1 998, Mar io Ma lab ana n f il e d an ap pl ic ati on for suf fi cie nt tha t su ch cl as sif ica ti on oc cur at an y t ime p rior to the f il ing of
lan d re gi stra ti on bef ore th e RT C of Ca vi te - T aga yt ay, co ver ing a par cel of the app li ca nt for r eg is trat i on pr ov ide d tha t i t is es ta bli sh ed tha t t he
lan d s it uat ed in S il ang C a vit e, co ns ist in g o f 7 1,3 24 squ are met ers . app li can t h as bee n in ope n, con tin uou s, ex c lus iv e a nd n otor io us
Mala ban an c lai med th at h e ha d p urc ha sed th e pr op erty fro m Ed uard o pos se ss ion of th e lan d u n der a bo na fi de cl ai m o f o wner sh ip si nc e Jun e
Ve la zco , a nd th at he and his pre de ce ssor s - in- int ere st had be en in ope n, 12, 194 5 or e arl ier ?
notor io us, a nd con ti nuo us adv erse a nd pea cef ul po s ses si on of the l and
for m ore tha n thir ty (30) y ears . Ve la zco te st if ied th a t th e pr ope rty w as 2. Fo r p urpo se s o f Se ct ion 14(2 ) o f t he Pr oper ty R eg istr at ion D ecr ee may
orig ina ll y be lon ged to a tw ent y - t wo hec tar e pr oper ty own ed by hi s grea t - a par ce l o f lan d cla ss if ied as al ien abl e a nd di sp osa bl e be de eme d pr iv ate
grand fat her , L ino Ve laz co . Li no had fo ur son s – B ene dic to, Gr egor io , lan d a nd ther efor e sus ce p tib le to ac qui si ti on by pre s crip ti on in
Ed uard o a nd E st eba n –t he fourt h b ei ng Ar is ted es ’s gr andf ath er. Up on acc orda nc e wi th the C iv il Cod e?
Lin o’ s d eat h, hi s f our so ns in heri t ed t he prop ert y a nd di vi ded it am ong
them se lv es. But by 1 966 , Es teb an ’s w ife , M agd al en a, h ad be com e t he 3. M ay a p arc el of la nd es tab li she d a s a gri cu ltu ral i n c hara cte r e ith er
admi ni str ator of a ll the pr opert ie s inh eri ted by t he V ela zc o s on s fr om the ir bec aus e o f its u se or b ec a use it s sl ope i s b el ow th at of fore st l and s b e
fath er, Li no. Aft er t he dea th o f Es teb an an d Ma gda l ena, th eir s on V irg il io regi str abl e u nde r Se cti on 14(2) of th e Pro pert y Re gi stra tio n De cree i n
suc ce ede d t hem in ad mi ni ster ing th e prop ert ies , inc l udi ng Lot 98 64 - A, rela tio n t o the pro vi si on s of t he C iv il Co de on ac qu i sit iv e pr es cri pt ion ?
wh ich or igi na ll y b el ong ed to h is un cl e, E duar do V el a zco . I t wa s t hi s
prope rty th at wa s so ld by Ed uard o Ve la zc o t o Ma la b anan . 4. Are pe ti tio ner s e nt itl ed to t he r eg is trat ion of th e s ubj ect l and in th eir
name s u nd er Se ct ion 14( 1 ) or Se ct ion 1 4(2) of the P roper ty Re gi str ati on
Am ong th e e vi den ce pre se nted b y M ala ban an dur ing tria l wa s a De cree or bot h?
Cert if ic ati on da ted 11 Ju n e 20 01, i ss ued by t he Com muni ty Env iro nme nt &
Nat ura l Res our ce s O ff ic e, Dep artm ent of En viro nme n t an d Nat ura l H ELD: The Per tit io n i s de nie d.
Re sour ce s ( C EN RO - D E NR ), w hi ch st ate d t hat th e su bje ct prop ert y wa s
“ver ifi ed to be w ith in th e A lie nab le or D isp os abl e l an d per La nd (1) I n c onn ec tio n wi th S ec tio n 1 4(1) of the Prop ert y Reg is trat io n De cree ,
Cl as sif ic at ion Ma p No. 30 13 e st abl is hed un der P roj ect N o. 20 - A and Se ct ion 48( b) of the P ub li c L and A ct re cog ni ze s a nd co nfir ms th at “tho se
appro ve d a s su ch und er F AO 4 - 165 6 o n M arch 15 , 1 982. ” O n 3 D ec embe r who b y t hem se lve s or t hro ugh the ir pred ec es sor s i n int eres t h av e b een i n
2002 , t he RT C a ppr ove d t he a pp li cat ion fo r re gi stra t ion . open , con tin uou s, e xc lus iv e, a nd not ori ou s p os ses si on a nd oc cup at io n of
ali ena bl e a nd di spo sa ble l and s o f t he pub li c d oma in , und er a bo na fi de
T he Rep ub li c int erpo se d a n ap pea l to the C ourt of A ppea ls , ar gu ing th at cla im of ac qu is iti on of ow n ersh ip, s in ce Ju ne 12, 19 4 5” ha ve ac qu ired
Mala ban an ha d f ai led to p rove th at the pro per ty be lo nged to th e a li ena bl e own ers hip of , and reg is tra ble ti tl e t o, su ch la nds ba s ed o n t he le ngt h a nd
and di spo sa ble l and of th e pub li c dom ain , a nd tha t t he RTC ha d e rred in qua lit y of the ir pos se ss ion .
fin din g t hat he ha d b ee n i n po ss es si on of the pro per ty in the ma nner an d
for t he le ngt h o f t ime re qu ired by l aw for c onf irma ti o n of im per fec t t it le. (a) Si nce Se cti on 48( b) m erel y r equ ire s p os se ss ion sin ce 12 Ju ne 194 5
On 23 F ebru ary 20 07, th e Cour t o f Ap pea ls re ver sed the RT C rul in g a nd and doe s not req uir e t hat t he lan ds sh oul d h av e b ee n a lie nab le an d
dis mi ss ed the ap pl ioc at ion of Mal aba na n. dis po sab le dur ing th e e nt i re pe rio d o f p os se ss ion , t he p os se sso r i s
ent itl ed to se cur e j ud ic ial con firm at ion of hi s ti tle th ereto a s s oo n a s it is
dec lare d a l ien abl e a nd di s pos abl e, su bje ct to th e t im efram e imp ose d b y
IS S U E S: Se ct ion 47 of th e Pu bl ic L and A ct.
6
Land Titles and Deeds
January 20 cases

dis po sab le in 19 82, th ere i s n o c omp ete nt ev ide nc e t hat is no l ong er

(b) T h e r igh t t o re gi ster gr ante d u nder Se cti on 48( b) of the Pub li c Lan d int end ed for pub li c use s e rvi ce or f or the de ve lop me nt o f t he nat io nal
Ac t is fur ther c onf irme d b y S ect io n 1 4(1) of th e Pro p erty R egi str at ion evi den ce , c onf orma bl y wi t h Art ic le 422 of th e Ci vi l C ode. The
De cree . cla ss if ic ati on of th e s ub je ct prop ert y a s a li ena bl e a nd d is po sab le la nd of
the pub li c dom ain do es no t c ha n ge it s s tat us a s pr op erty of th e p ub li c
(2) I n c omp ly in g wit h Se ct i on 1 4(2) of th e Pro pert y R egi stra ti on De cre e, domi ni on und er Art ic le 42 0(2) of the C iv il C ode . Th u s, it is i nsu sc ep tib le
con si der tha t u nder th e Ci vi l Cod e, pre scr ipt ion i s r e cog ni zed as a mod e to a cq ui sit io n b y pres cr ipt i on.
of a cq uir ing o wner sh ip of patr imo nia l prop ert y. Ho w ever , p ubl i c d oma in
lan ds be com e o nl y p atr im oni al prop ert y n ot on ly w it h a de clar at ion th at
the se are al ien ab le or d is pos abl e. T her e m ust a lso be a n e xpr es s
gov ernm ent ma nif es tat ion that th e pr op erty i s a lre ad y p atri mon ia l o r n o
lon ger r eta in ed for pub li c serv ic e or t he dev el opm en t of na ti ona l wea lt h,
under Art ic le 422 of th e Ci vi l Cod e. An d onl y wh en t he pr ope rty ha s
bec ome pa trim on ial c an th e pre sc rip ti ve per iod fo r t he a cq ui sit io n o f
prope rty of th e p ub li c d om ini on beg in to run .

(a) Pat rim oni al pro per ty is pri vat e p rop ert y o f t he go ve rn men t. T he per son
acq uire s ow ner shi p o f p atr imon ia l prop ert y b y p res cr ipt ion un der th e Ci vi l
Cod e is ent it led to s ec ure regi str ati on the reo f u nder Se ct ion 14( 2) of the
Pro pert y Re gi stra ti on De cr ee.

(b) T h ere are tw o ki nds of pres cri pt ion by w hi ch pa tri mo ni al pro per ty may
be a cq uire d, on e or din ary and oth er e xtr aor din ary . U nder ord inar y
acq ui sit iv e p res cr ipt ion , a pers on ac quir es o wner sh i p of a patr im oni al
prope rty thr ou gh pos se ss i on f or a t lea st te n (1 0) ye ars, in go od fa ith an d
wi th ju st tit le . Und er e xt r a ordi nar y a cqu is it iv e pr es cr ipt ion , a pe rso n’ s
uni nterr upt ed ad ver se pos ses si on of pat rim on ial pro pert y f or a t lea st
thir ty (30) y ears , r egar dl e ss of goo d f ai th or jus t t it l e, r ipe ns in to
own ers hip .

It is cl ear th at the ev id enc e of pe ti tio ner s is in suf fi ci ent to es tab li sh tha t

Mala ban an ha s a cq uir ed o wner sh ip ov er t he su bje ct prope rty un der
Se ct ion 48( b) of the P ub li c L and A ct . T h ere i s n o s u bst ant iv e e vi den ce to
est abl is h t hat Ma la ban an or pe ti tio ner s a s hi s pr ede ces sor s - i n- i nter es t
hav e b een in po ss es si on o f th e pr ope rty s in ce 12 Ju ne 1 945 or ear li er.
T he e arl ie st tha t p et it ion e rs c an dat e bac k the ir pos ses si on, a cco rdi ng to
the ir o wn ev id en ce —th e T ax De cl arat io ns the y pre s ente d in part ic ul ar — is
to t he ye ar 1 948 . Th us , t h ey can not a vai l the mse lv e s o f re g i stra ti on und er
Se ct ion 14( 1) of the P rop e rty Re gi stra ti on De cre e.

Ne ith er c an pe tit io ners pr oper ly in vo ke S ect io n 1 4(2 ) as ba si s for

regi str ati on. Whi le th e sub jec t pr ope rty w as de cl ared as al ie nab le or
7
Land Titles and Deeds
January 20 cases

Ca se #8: R E P UBL IC OF T H E PH IL I P PI N E S, pe tit io n er, vs. 
 M AN N A pos se ss ion be cam e com pl ete. 1 1
Und er C A 1 41, th e re c kon i ng p oi nt is Ju ne 12, 1 945 . If the pre de ce ssor s -
P RO P E RTI E S, IN C. , Rep r esen t ed b y its P res ident , JO S E T A N YA O,
in- i nte res t o f M ann a Pro pe rtie s h av e b een i n p os ses sio n o f t he la nd in
resp ond ent . [ G. R. No . 14 6 527. Jan u a ry 31 , 2 005]
que sti on si nc e t hi s d ate , o r ear li er, Man na Pr oper ti e s ma y r ig htf ul ly ap pl y
for con firm at ion of t itl e t o the la nd. Fo llo w ing our ru l ing in D i recto r of
F ACT S: O n Se pte mber 29 , 199 4, Man na Pr oper ti es, I nc. , re pre sen ted by
Lands v. IA C , 1 2 Ma nna Pr opert ie s, a pri vat e c orp ora tio n, m ay ap pl y f or
its pre si de nt Jo se T an yao , fi led an App li ca tio n f or th e reg is tra tio n o f t it le
jud ic ia l c onf irm at ion of th e l and w ith out ne ed of a s e para te co nf irma tio n
of t wo (2) par ce ls of la nd.
proc eed in g f or i ts pre de ce ssor s - in- int eres t f ir st.
Due to La nd Re gi str ati on Au thor it y (L R A) rep eat ed r eque st be fore th e tr ia l
We rul e, ho we ver, th at the la nd in que st ion ha s not b ecom e p ri vat e l and
cour t t o re se t t he in it ial h eari ng dat e b ec aus e o f p ri nti ng prob lem s wi th
and r ema in s p art of th e p u bli c dom ain .
the Na ti ona l Pr int ing O ff ic e, wh ich c oul d a ffe ct th e t i mel y p ub li cat ion of
the not ic e o f h ear ing i n t h e O ffi ci al Ga ze tte , ini ti al h eari ng wa s
comm en ced on Ju l y 1 8, 19 95.
T he Off ic e o f t he S ol ic itor Gen eral , a pp eari ng on be h alf of pe tit io ner
Ca se #9: R E P UBL IC OF T H E PH ILI P PI N E S vs . RE M MA N EN TE R P RI S E S,
Rep ub li c o f t he P hi lip pi ne s, Opp os ed the ap pl ic ati o n for th e r eas on tha t
IN C., rep re sente d by R O NN I E P. IN O C EN CI O [ G. R. No. 19 931 0;
the app li ca nt is a pri vat e corp o rat io n d is qua li fi ed un der t he ne w
Febr ua ry 19, 20 14]
Ph il ipp in e Con st itu ti on to hol d a li ena ble l and s of pu bli c dom ain .
FACT S: O n De cemb er 3, 2 001, R emm an En ter pri se s fil ed an
T he lo wer co urt gran ted th e ap pl ic ati on by th e re sp o nden t a nd
app li cat ion w it h t he RT C f or j udi ci al c onf irma ti on of tit le ov er t wo par ce ls
sub seq uen tl y a ff irme d b y t he Cour t o f Ap pea ls .
of lan d s it uat ed in Tag uig , Metr o M an ila , ide nti fi ed a s L ot No s. 306 8 a nd
3077 , M ca dm - 5 90 - D, T agu ig Ca das tre, w it h a n ar ea of 2 9,9 45 sq uare
IS S U E: Wh eth er o r n ot su bje ct la nd is c la ss if i ed as a pr iva te la nd.
meter s and 20 ,35 7 s q m , r esp ect iv el y.
H EL D: The g over ni ng la w is Co mmo nw eal th A ct N o. 141 ( " C A 1 41 ")
The RTC f oun d t he app li c ati on for r eg ist rat ion s uff i cie nt in for m a nd
other w ise k no wn as th e " P ubl ic La nd A ct. " S ect io n 4 8(b) of the sa id la w,
sub sta nc e a nd set i t f or in iti al he ari ng on M ay 30 , 2 002. The N ot ic e o f
as amen de d b y Pre si den ti al De cree N o. 10 73, pro vi des :
Ini tia l He ari ng wa s p ub li sh ed in the Of fi ci al Ga ze tte and wa s li ke wi se
(b) T h ose w ho by th ems el ves or thr oug h t he i r pr ede ces sor s - i n- i nter es t
pos ted in a co nsp i cuo us pl ace s.
hav e b een in op en, c ont in uou s, ex clu si ve , a nd not or iou s p os se ss ion an d
occ upa ti on of agr icu lt ura l lan ds of the pu bl ic do mai n , un der a b on a f ide
On the da y o f t he hea rin g, on ly the La gun a L ak e De v elo pmen t Au tho rit y
cla im of ac qu is iti on of ow n ersh ip, si n ce Ju n e 12 , 1 9 45 or ea rl ier,
(LLD A) ap pea red as op po s itor . Hen ce, th e RT C i ss ue d an ord er of gen era l
imme di ate ly pre ce din g t he fi li ng of the ap pl ic ati on fo r co nfi rmat io n o f t it le
defa ul t e xc ept LL D A, w hi c h w as gi ve n 1 5 d ay s t o su bmit i ts
exc ept w hen pr eve nte d b y war or for ce ma jeur e . T he se sha ll be
comm ent /op po sit io n t o t he res pon den t’ s a pp li cat ion f or re gi stra ti on.
con cl us ive ly pr esu med to hav e p erfor med a ll the c o ndi tio ns es se nti al to a
So met ime af ter, th e Rep u bli c of the Phi li pp ine s ( pet iti oner ) l ik ew is e f il ed
Gov ernm ent gr ant an d s ha ll be ent it led to a cer ti fi cat e of t itl e u nde r t he
its O ppo si tio n, al le gin g t h at t he r es pon den t f a i led to pro ve tha t it and it s
prov is io ns of th is ch apt er. (E mph as is su pp lie d)
prede ce ss ors - in- int ere st h ave be en in ope n, co nt inu ous , e xc lu si ve, an d
Land s tha t f al l u nder Se cti on 4 8 o f C A 1 41 are eff ec t ive ly s egre gat ed
notor io us po ss es sio n o f t h e s ubj ec t p arc el s o f l and s inc e Jun e 1 2, 194 5
from the pu bl ic do mai n b y virt ue of ac qu is iti ve pre scr ipt ion . We ha ve he ld
or ea rl ier.
that op en, e xc lus i ve and u ndi spu ted po ss es si on of al ien abl e p ub li c l an d
for t he per iod pr es crib ed b y CA 14 1 ips o jure c onv ert s s uc h l and i nto
Dur ing th e tr ia l, the te st im oni es of the re spo nde nt ’s wi tne ss es sh ow ed
priv ate l and . 1 0 Jud ic ia l co nfir mat ion i n s uc h cas es i s o nl y a for mal it y tha t
that th e re sp ond ent an d it s pr ede ce ss ors - in- int ere st ha ve bee n i n o pen ,
mere ly co nfi rms th e e arl ie r co nve rs ion of th e l an d i n to pr iv ate l and , t he
con tin uou s, ex cl us iv e, and not ori ous p os ses si on of t he sai d p arc el s o f
con ver si on hav in g o cc urre d i n l aw fro m t he mom ent t he re qu ired pe rio d o f
lan d l ong be for e J une 12 , 1945 . Th e r esp ond ent pu r cha sed Lo t No s. 306 8
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Land Titles and Deeds
January 20 cases

and 307 7 fr om Co nra do S alv ador an d Be ll a M ij are s, res pec ti ve ly , i n 1 989 . from 12. 60 m t o 1 4.8 0 m .
T he sub je ct prop ert ie s wer e or igi na ll y o wn ed and po sse ss ed by Vero ni ca
Jai me, w ho cu lt iva ted an d pla nte d d iff ere nt ki nds of crop s in the s aid l ots , The RTC ru led i n f av or o f resp ond ent . Th e RT C p oin ted out th at LL D A’ s
throu gh her ca ret aker an d hire d f armer s, s inc e 194 3. S ome tim e in 197 5, cla im th at the el ev ati on of the s ubj ec t pr o per ti es i s bel ow 12 .50 m is
Jai me so ld the s aid pa rce l s o f l and to Sa lva dor an d Mij are s, wh o hear say s in ce the s ame w as m ere ly ba sed on t he to pogra ph ic map th at
con tin ued to c ult i vat e t he lot s u nt il the s ame w ere p urch ase d by the wa s pr epar ed us ing an ae r ial s urv ey on Mar ch 2, 196 6; t hat no bod y wa s
resp ond ent i n 1 989 . T h e r esp ond ent l ike w ise a ll ege d th at the s ubj ec t pres ent ed to pro ve tha t a n aer ial s urv ey wa s in dee d con duc ted on Mar ch
prope rti es are w it hin th e a lie nab le an d d is po sab le la nds o f th e p ubl ic 2, 1 966 for p urpo se s o f g a ther ing da ta for the pr epar ati on of the
doma in, a s e vi den ce d b y t he cert if ic ati on s i ss ued b y the D epar tme nt of topo grap hi c m ap.
En vir onm ent an d Nat ura l Re sour ce s ( D EN R).
Furth er, the RT C po sit ed t hat the e lev at ion of a par c el of lan d d oe s n ot
In sup port of i ts app li ca tio n, t he r es pon den t, in ter al ia, pre sen te d t he al way s r ema in the s ame ; t hat the e lev at ion s o f the s ubj ect pro per tie s may
fol lo wi ng doc ume nt s: ( 1) Dee d o f Ab so lut e Sa le dat ed Au g us t 2 8, 19 89 hav e a lrea dy c han ged s inc e 19 66 wh en the s u pp ose d aer ial s urv ey, fr om
exe cut ed by Sal va dor and Mij are s i n f av or o f t he res pond ent ; (2 ) s urv ey wh ich th e t opo gra phi c ma p u sed by LL D A wa s bas e d, wa s c ond uc ted . Th e
pla ns of the s ubj ec t pr ope rtie s; (3) te chn ic al de scr ip tio ns of the s ubj ec t RTC l ik ew is e f au lte d t he meth od us ed by E ngr. Ma g alo nga in me as urin g
prope rti es ; (4) G eod eti c E ngi neer ’s C ert ifi ca te; (5) t ax dec lar at ion s o f L ot the el eva ti ons of th e sub je ct prop ert ies .
No s. 306 8 a nd 307 7 f or 2 0 02; and (6) ce rti fi cat io ns d ated D ec emb er 1 7,
2002 , is sue d b y Cor azo n D. Ca lam no, Sen ior F or est Man age men t Ev en su ppo si ng tha t t he el eva tio ns of th e s ub je c t pro pert ies ar e i nde ed
Sp ec ial i st of the D E NR , a t tes tin g t hat Lo t No s. 306 8 and 307 7 f orm par t bel ow 12 .50 m, th e RTC o pin ed tha t t he sam e cou ld not be co ns ider ed
of t he al ien ab le and d isp o sab le la nds of th e p ub li c d omai n part of the be d of Lag una Lak e. T he RT C h el d t hat , under Se cti on 41( 11)
of R. A. N o. 485 0, Lag una Lak e e xte nd s o nl y t o t ho s e are as th at ca n b e
F or i ts pa r t, the LL D A al le ged tha t t he r es pon den t’ s app li cat ion fo r cov ered b y t he la ke wa ter whe n it is at th e a ver age a nnua l m ax imu m lak e
regi str ati on sh oul d b e den ied s inc e t he su bj ect par c els of l and are no t lev el of 12 .50 m. H enc e, t he RTC a verre d, on ly th os e par ce ls of l and th at
part of the a li ena ble an d d isp os abl e lan ds of th e p ub li c d oma in; i t p oin ted are a dj ace nt to an d n ear t he shor el ine of La gun a L a ke form par t o f its be d
out tha t p urs uan t t o Se ct io n 41( 11) of R .A . No. 4 8 50 , la nds , surro und in g and not th os e t hat are a lre ady far fro m it, w hi ch cou l d n o t b e re ac hed b y
the Lag una de Ba y, lo cat e d at an d b el ow th e re gl em entar y ele va ti on of the la ke wa ter . Th e RTC p oin ted ou t t hat th e s ub je ct prop ert ie s ar e m ore
12.5 0 m eter s are pub li c la nds w hi ch form par t o f t he bed of th e sai d lak e. than a ki lo met er a wa y f ro m th e s hor el ine of La gun a La ke; th at the y a re
En gr. Mag alo ng a, tes ti fy in g for th e o pp os itor LL D A, cla ime d tha t, upo n dry and w ater le ss ev en wh en t he wa ter s o f L agu na L ake i s a t i ts ma xi mum
prel im inar y eva l u ati on of t he sub je ct prop ert ie s, bas ed o n t he top ogr aph ic lev el . Th e RTC l ik ew is e f o und tha t t he r es pon den t w as abl e t o p rov e t hat
map of T agu ig , whi ch w as prepa red us in g a n a eri al s urve y con du cte d b y it and it s pred ec es sor s - in - int eres t h av e b een i n o pen , c ont inu ou s,
the the n Dep artm ent of N a tio nal D efe ns e - Bure au of Coa st in Apr il 196 6, exc lu si ve, an d n ot orio us p oss es si on of the s ubj ec t p roper tie s as ear ly as
he f oun d o ut tha t t he el ev ati ons of Lo t No s. 306 8 a n d 30 77 are be lo w 1943 .
12.5 0 m . Th at upo n a ct ua l area v eri fi cat ion of t he su bje ct prop ert ie s o n
Se pte mber 25 , 2 002 , En gr . Ma gal on ga con fir med th a t th e e le vat io ns of The C A a ff irme d t he RT C De ci sio n.
the su bje ct pro pert ie s r an ge fr om 11. 33 m t o 1 1.7 7 m.
IS S U E: Wh eth er t he res p o nden t is ent it led to t he r eg istr at ion of t itl e t o
On r ebu tta l, th e re spo nd e nt pr es ent ed E ngr. F l oti ld es, w ho cl aim ed tha t, the su bje ct pro pert ie s?
bas ed on the ac tua l top og raph ic sur ve y o f t he su bj e ct prop ert ies he
con duc ted up on the re que st of the re spo nde nt, th e e lev at ion s o f t he H ELD: N O. Tha t t he el eva tio ns of the s ubj ec t pr ope r tie s ar e a bo ve the
sub je ct prop ert ies , con trar y t o L LD A ’s c lai m, are abo ve 12. 50 m. regl eme ntar y le vel of 12 .5 0 m is a fi ndi ng of fa ct by the lo wer co urt s,
Par ti cu larl y, Engr . F lot il de s c la ime d t hat Lo t No. 30 6 8 ha s an ele va tio n wh ich th is C our t, gen eral l y ma y not d i sre gar d. T hi s Cour t is not a tri er of
rang ing fro m 1 2.6 0 m to 1 5 m wh il e t he el eva ti on of Lot No . 3 077 ran ge s fac ts and w il l not di st urb t he f ac tua l f in din gs of th e l ower c ourt s unl es s
9
Land Titles and Deeds
January 20 cases

there ar e s ub sta nti al rea s ons for do in g s o. T hat t he sub je ct prop ert ies ar e and di spo sa ble l and s of th e pu bl ic do mai n "un der Pr oje ct No . 2 7 - B o f
not part of th e bed of La g una La ke, ho we ver , d oes not ne ces sar il y m ea n Tagu ig, Me tro Man il a a s p er L C M ap 262 3, app rov ed on Ja nuar y 3, 196 8."
that th ey al rea dy form pa rt of the a lie nab le an d d is po sab le la nds of th e
pub li c d oma in. It i s sti ll i n cumb ent u pon th e re sp ond ent to pro ve, w it h Ho we ver, th e s ai d cert if ic ati ons pre se nte d b y the re spo nde nt are
we ll- n ig h i nc ontr ov ert ibl e evi den ce , t hat th e s ub je ct prope rti es are i nde ed ins uff ic ie nt to pro ve tha t t he sub je ct prop ert ie s ar e ali ena bl e a nd
part of the a li ena ble an d d isp o s abl e lan ds of th e p ub li c d oma in. dis po sab le. In R epubl ic o f the Ph ilipp ine s v . T. A. N . Pr ope rti es,
Inc. , th e Cou rt cl ari fie d t h at, i n ad dit io n t o t he 1) ce rtif ic ati on i ssu ed by
Wh il e d efer en ce is du e t o the lo wer co urt s’ fi nd ing t hat the e lev at ion s o f the prop er gov ernm ent ag enc y t hat a par ce l o f l and is al ien ab le and
the su bje ct pro pert ie s are abo ve the reg lem ent ary l e vel of 12 .50 m and , dis po sab le, ap pl ic ant s for lan d re gi stra ti on mus t 2 ) p rove th at the D E N R
hen ce, no lo nge r p art of th e be d o f L agu na La ke, th e Co urt ne vert he les s Se cre tary ha d appr ove d t h e l and c las si fi ca tio n a nd r ele ase d t he la nd of
fin ds tha t t he res pon den t f ail ed to su bst ant ia te it s e nti tle men t t o pub li c d oma in as al ie nab le and d isp os abl e. The y m u st 3) pr es ent a cop y
regi str ati on of ti tle t o t he sub je ct prop ert ies . of t he ori gi nal c la ss ifi ca ti o n ap pro ved b y t he D EN R Se cre tary an d 4)
cert if ied a s tr ue cop y by t he leg al cu sto di an of the r ecor ds.
"U nder th e Rega lia n Do ct rin e , xx xx a ll la nd s o f t he pub li c d oma in be lon g
to t he S tat e, wh ic h is the sour ce of an y a ss ert ed r ig ht t o a ny o wne r sh ip of In Repub lic v. Ro che , t he Co urt dee med i t a ppro pri ate to r ei tera te the
lan d. A ll la nd s n ot app ear i ng t o b e cle arl y wi th in pri v ate ow ner shi p are ruli ng in T. A. N. Prop ert ies . H ere, R oc he did n ot pres ent ev ide nc e t hat th e
pres ume d t o b elo ng to th e S tat e. A cc ord ing ly , p ubl ic la nds no t sho wn to lan d s he app li ed for ha s b een cl as si fie d a s al ien ab le or d is po sab le la nd
hav e b een re cla ss if ied or rele ase d a s al ien ab le agr i cul tura l la nd, or of t he pub li c dom ain . Sh e subm it ted on ly th e sur vey map and te ch ni cal
ali ena ted to a pri va te per s on b y the S ta te, rem ain pa rt of th e ina li ena bl e des cri pt ion of th e l and w hi ch bear s n o inf orma ti on r e gard ing th e lan d’ s
pub li c d oma in. The b urde n of proo f in ov erco mi ng th e pre su mpt ion of cla ss if ic ati on. She d id not bot her to es tab li sh th e s t atu s o f t he lan d b y
St ate o wner sh ip of the l an ds of the pu bl ic dom ai n i s on t he per son any cer ti fi cat io n fr om the appro pri ate go ver nme nt a gen cy. Th us, i t c ann ot
app ly ing for reg is tra tio n, who mu st pro ve tha t t he la nd sub je ct of the be sai d t hat s he com pl ied wi th al l re qu is ite s f or r egi stra tio n o f tit le un der
app li ca t ion i s a l ien abl e or dis po sab le. T o ov erc ome t his pre su mpt ion , Se ct ion 14( 1) of P. D. 15 29 .
inc ontr ov ert ibl e e v ide nce must be pr ese nte d t o e st a bli sh th at the la nd
sub je ct of the ap pl ic ati on i s a li ena ble or di sp osa bl e. " The D EN R cer tif ic at ion s th at were pr ese nte d b y the r esp ond e nt in s upp ort
of its ap pl ic ati on for reg is t rati on are thu s not su ff ic ie nt t o pr ov e t hat th e
T he r esp ond ent f ile d it s a ppl ic ati on for reg is trat io n of t it le to the s ubj ec t sub je ct prop ert ies ar e i nd eed cl as si fie d b y the D E N R Se cre tary a s
prope rti es un der S ect io n 1 4(1) of Pr es ide nti al D ecr e e ( P. D.) No . ali ena bl e a nd di spo sa ble . It is st il l imp erat iv e f or t he res pon den t t o
1529 . Und er sa id Se ct ion , app li can ts for reg is trat io n of t it le mu st pres ent a co py of the or ig i nal c las si fi cat io n a ppro ve d b y t he D EN R
suf fi cie nt ly es tab li sh : Se cre tary , wh ic h mu st be cert if ied b y t he leg al cu st odi an ther eof a s a tru e
1) th at the s ub jec t lan d f o rms part of th e d is po sab le and a lie nab le la nd s cop y. A cc ord ing ly , t he lo w er c ourt s erred i n gr ant in g the ap pl ic ati on for
of t he pub l i c dom ain ; regi str ati on in sp it e o f t he fa ilur e o f t he res pon de nt to pr ov e b y we ll- nig h
2) th at the ap pl ic ant an d h is pred ec es sor s - i n- i nter es t ha ve be en in ope n, inc ontr ov ert ibl e e v ide nce t hat the s ubj ec t pr oper ti es are a li ena bl e a nd
con tin uou s, ex cl us iv e, and not ori ous p os ses si on and oc cup at ion of th e dis po sab le.
same ; a nd
3) th at it i s u nder a bo na f ide c lai m o f o wn ers hi p s in ce Jun e 1 2, 194 5, or Ne vert hel es s, th e re spo nd ent cl ai ms tha t t he Co urt ’s rul ing i n T. A .N .
earl ier Pro pert ie s, wh i ch wa s pr o mulg ate d on Jun e 2 6, 200 8, m ust be a ppl ie d
pros pec ti ve ly , a ss ert i ng th at d ec is ion s of th is Co urt f orm p art of th e l aw
T h e fi r st requ i rem en t w a s n o t sati sfie d in th i s c a se. T o p rov e t hat th e of t he la nd and , p urs uan t t o Art ic le 4 o f t he Ci vi l Co d e, la ws sh al l h ave n o
sub je ct prop ert y f orm s p ar t of th e a li ena bl e a nd di sp osa ble l and s o f t he retro act iv e e ffe ct . Th e r es pond ent po in ts out th at it s app li ca tio n f or
pub li c d oma in, th e r esp on dent pre se nte d t wo c erti fi c ati ons i ss ued by regi str ati on of ti tle w as f il ed a nd wa s gran ted b y t he RT C pr ior to th e
Ca lamn o, att es ti ng tha t L o t N os . 3 068 an d 3 077 for m part of th e a l ien abl e Cour t’ s p romu lg at ion of it s rul ing i n T. A .N . Pro pert ie s.
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Land Titles and Deeds
January 20 cases

Furth er, as sum ing e x gr at i a arg ume nt i t hat th e re sp o nden t a nd it s

T he Cou rt doe s n ot agr ee. prede ce ss ors - in- int ere st h ave in dee d p la nte d crop s on t he su bje ct
Not w ith sta nd ing th at the r esp ond ent ’s ap pl ic ati on fo r reg is trat io n w as prope rti es , i t d oe s n ot ne c ess ari ly fo ll ow th at the s u bje ct prop ert ie s h av e
fil ed and gr ant ed by RT C prior to th e Cour t’ s r ul ing in T . A. N. Pr oper tie s, been po ss es sed an d oc cu pie d b y t hem i n t he man ne r co nte mpl ate d b y
the pron oun ce men ts in th a t c ase ma y be app li ed to t he pr es ent c ase ; it is la w. Th e su pposed p l anti ng of c rop s i n the sub jec t pro pe rti es m ay
not ant it het ic al to th e ru le of non - retr oa cti vi ty of la w s p ursu ant t o Art ic le only h ave am ount ed to m er e c asua l c u lti vatio n, w hich is not the
4 of th e Ci vi l Cod e. It is e lem en t a ry th at th e int e rp ret ation of a la w b y posse ssion and occu pati on r equi r ed by la w.
th is Cou rt const itute s p a rt o f th at la w f ro m the da te it wa s o rig ina lly
p asse d, sinc e th is Co u rt’ s co n st ru ctio n m e r ely es tabli shes the "A me re ca sua l cul ti va tio n of port io ns of th e l and b y the cl ai man t d oes no t
co n tem po ra neous leg is la tive in ten t th at th e inte rp ret ed l aw ca r ri ed con st itu te pos se ss io n u nd er c la im of ow ner shi p. F or him , p os se ss ion i s
in to eff ect . " S uc h j ud ic ial do ctri ne do es not am oun t to the pa ss age of a not ex cl us ive an d not orio u s s o a s to gi ve r is e t o a pr esum pt iv e gr ant fro m
new l aw , b ut con si st s m er ely of a co nst ruc ti on or int erpre tat ion of a pre - the st ate . Th e p os se ss ion of p ub li c l and , h ow ev er lo ng t he per iod th ereo f
exi st ing on e. " may ha ve ex ten ded , n eve r co nfer s t it le th eret o u pon the po ss es sor
bec aus e t he st atu te of li mi tat ion s wi th r egar d t o p ub l ic la nd doe s n ot
An ent th e s ec ond an d t hir d req uir eme nt s, the C ourt fin ds tha t t he opera t e aga in st th e s tat e, unl es s t he oc cup ant c an p rove po ss es si on and
resp ond ent fa il ed to pre se nt suf fi cie nt ev id enc e t o p rove th at it an d i ts occ upa ti on of the s ame un der cla im of o wner sh ip for the req uir ed num ber
prede ce ss ors - in- int ere st h ave be en in ope n, co nt inu ous , e xc lu si ve, an d of year s. "
notor io us po ss es sio n a nd occ upa ti on of the s ubj ec t prope rti es s inc e Jun e
12, 194 5, or earl ier . Furth er, the C ourt no te s t hat the ta x dec lar at ion s o v er th e sub je ct
prope rti es pre se nte d b y t h e re spo nde nt wer e o nl y f o r 200 2. The
T o pr ove th at it an d i ts pr ede ces sor s - i n- i nter es t h av e be en in po ss es si on resp ond ent fa il ed to ex pla i n w hy , d esp it e i ts c la im t h at it acq uir ed the
and oc cup at ion of th e sub j ect pro pert ie s sin ce 19 43, the re spo nde nt sub je ct prop ert ies a s e arl y as 19 89, an d t hat it s pred ece ss ors - in- int ere st
pres ent ed the te st imo ny of Cer que na wh ic h are but u nsu bst ant ia ted an d hav e b een in po ss es si on o f th e sub je ct prop ert y sin c e 19 43, i t was on ly i n
sel f - s erv ing a sse rti on s o f the po sse ss io n a nd oc cup ati on of the su bj ect 2002 th a t it st art ed to dec l are t he sa me for purp os es of ta xat ion . " Whil e
prope rti es by th e r esp ond ent and i ts pre dec es sor s - i n- in tere st ; t hey do no t tax d ecl ar ation s a r e not conclu siv e e vide nce of o wne rsh ip, t hey
con st itu te the w el l - n igh in con trov ert ib le ev ide nc e o f pos se ss ion an d constitu te p roof of cla im of ow ne rsh ip. " Th at the sub je ct prop ert ies
occ upa ti on of the s ubj ec t prope rti es req uir ed by S ec tio n 1 4(1) of P .D . No. were de cl are d f or t ax ati on purp os es on ly in 20 02 gi v es r i s e t o t he
1529 . I nde ed, ot her th an t he t es tim on y o f Cerq uen a, the re spo nde nt fa ile d pres ump tio n t hat th e r esp onde nt cl ai med o wner sh ip or po ss es si on of the
to pr es ent an y oth er e vi de nce to pro ve th e c hara ct er of the po ss es si on sub je ct prop ert ies s tart in g tha t year .
and oc cup at ion by i t a nd it s pr ede ce ss ors - in- int ere st of the s ubj ec t
prope rti es .

F o r p ur pose s of lan d reg ist rati o n u n d er Sect ion 1 4(1) of P. D. No.

1529 , p roof of s pec ific a cts o f o wn e rsh ip m u st b e p res ented to
su b stant iat e the cl aim o f o p en , co n t in u o u s , e xclu sive , an d noto ri ous
p o sse ssion and occu p ati o n o f th e l an d su b je ct of the appli cati on.
Ap pl ica nt s f or lan d re gi str ati on can not j ust of fer ge n eral st ate men ts w hi ch
are m ere co nc lu sio ns of la w ra the r t han fa ctu al ev id enc e o f p os ses si on .
Actu al po sse ssi o n co n si sts i n th e m an ifest ation of act s of dom ini on
o ve r it of such a n atu re as a p a rty wo u ld actua lly exe r cis e ov e r hi s
o wn p rop er ty.

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January 20 cases

Se ct ion 32 of PD 15 2 9.
Ca se #10 : NI COM E D E S J . L OZ AD A, p et itio n e r , v s. E ULAL IA • ⎫ The CA af firm ed the a ssa i led ju dgm ent of th e RTC ,
BR A C EW ELL , E DD I E BR A C EW EL L , E ST EL L I T A B R AC E W ELL, J AM E S fin din g t hat re spo nde nt s w ere a bl e t o sub sta nt iat e t h eir cl aim of a ctu al
BR A C EW ELL , J O HN B R A C EW EL L , E D WI N BR AC E W ELL, E RI C fraud .
BR A C EW ELL , a nd H EI RS OF G E O RG E B RA C E W EL L, resp ondent s.
[G. R. No. 17 915 5. Ap ri l 2 , 20 14.] IS S U E: Wh eth er t he La s P iña s Ci ty - RT C h as jur is di c tio n o ver th e p eti ti on
for r ev ie w o f t he De cre e i s sue d a s a re su lt of the ju d gmen t re nder ed by
the RT C o f M ak ati C it y.
T he Ca se:
This i s a p eti ti on for cer tio rari as sa il ing th e Dec i sio n and H ELD: Yes , wit h the pa ss age of P D 152 9, the d ist in cti on bet we en the
Re sol ut ion of th e C A whi c h af fir med th e Dec is io n o f the RT C o f L as Piñ as gener al ju ri sdi ct io n v es ted in th e RTC an d t he li mit e d j uri sdi ct io n
Ci ty, d irec ti ng the La nd R egi stra ti on A uth ori ty to se t a sid e De cree of con ferre d u pon i t a s a l an d reg is tra tio n o r c ada str al co urt wa s e l imi nat ed.
Reg is trat io n a nd Ori gi na l Cert if ic ate of T i lte i n t he n ame of pet it ion er, and RTC s no w h ave th e pow er to hear an d det ermi ne al l que sti on s,
order ing th e lat ter to ca us e th e a men dme nt of P lan P SU - 12 951 4 a s we ll eve n c ont ent io us an d s ub s tant ia l o ne s, ari si ng from app li cat ion s for
as segr eg ate th eref r om Lo t 5 of P lan P SU - 180 598 . orig ina l r eg ist rat ion of t itl es to lan ds an d p eti ti on s f ile d a fter s uc h
regi str ati on.
F ACT S: In D ec emb er 1 976 , pe ti tio ner fi le d a n a ppl ic ati on for r eg ist rat ion The m att er o f wh eth er t he RTC r e so lve s an is sue i n t he e xer ci se
and co nfir mat io n o f t it le o ver pa par cel of l and , wh ic h w as gra nte d in of its ge ner al jur is di ct ion or of i ts l imi ted ju ri sdi ct io n a s a sp ec ia l c our t i s
F ebru ary 198 9 by the RT C of Mak at i Ci ty, a cti ng as a l and reg is trat io n onl y a ma tter of pr oce dur e and ha s not hin g t o d o wi t h th e q ue sti on of
cour t. juri sd ic ti on.
• ⎫ Con se que ntl y, in J ul y 1 99 7, t he LR A i ss ued a De cre e i n There fore , t he co urt is no lon ger r es tra ine d b y its fo rme r lim it ed
fav or o f t he pet it ion er, wh o l ater ob ta ine d t he OCT c over ing th e parc el of juri sd ic ti on. It i s n ow au th oriz ed to he ar a nd dec id e cas es w hi ch hav e
lan d i n q ue sti on. sub sta nt ial i ss ue s whi ch b efore w ere be yon d its c om pete nc e.
• ⎫ In Fe bru ary 19 98, pri va te resp ond ent Bra ce wel l fi led a
pet iti on for rev ie w of a d e cree reg is tra tio n u nder Se c. 32 of P. D. N o.
1529 , kno wn as th e Pro pe rty Re gi stra ti on De cre e, ” b efore th e RT C o f L as
Pi ña s Cit y, c la imi ng tha t h e i s t he ab sol ute o wne r a n d po ss es sor of a
port ion of th e p arc el of la nd in que st ion , i den ti fi ed as Lot 5.
• ⎫ Pr iva te r es pon den t a ll ege dl y f ile d a n a pp li cat io n f or
regi str ati on and c onf irm ati on o f t he su bje ct lo t, in cl u din g f our oth er
parc el s o f lan d, wh ic h was gran ted b y t he RT C o f M a kat i Ci ty in Ma y
1989 . He av erred th at pet i tio ner del ib erat el y con ce al ed t hat re spo nde nt is
one of the ad jo in ing o wner s.
• ⎫ In h is an s wer, pe ti tio ner c all ed r es pon den t a mer e
int erlo per .
• ⎫ Las Piñ as Ci ty - RT C ru led in fa vor of pri va te r es pon dent .
T he cour t f oun d t hat pe ti ti oner obt ai ned th e De cree and O CT i n b ad fa ith .
Pr iva te r es pon den t h as be en p ay ing ta xe s f or the su bje ct lo t a nd
resp ond ent w as rec ogn i ze d a s t he ow ner ther of. Agg riev ed, pe ti ti oner
ele vat ed the c ase b efor e t he C A, argu in g t hat La s P i ñas C it y - RT C had no
juri sd ic ti on over a pe tit io n for rev ie w of a d ecr ee of regi str ati on und er

12
Land Titles and Deeds
January 20 cases

The b urd en of proo f in ove rcom ing th e p res ump ti on o f Sta te ow ner shi p o f
Ca se #11 : PA CI FI CO M. V AL I AO , fo r h im s elf and i n beha lf of his co - the la nds of th e p ub li c d o main i s on the per so n a ppl yin g f or r egi str at ion
h ei rs L O DO VI C O, RI C AR DO , BI EN V E NI DO , a ll Su r nam ed V ALI AO and (or c la im ing o wner sh ip), w ho m ust pr ove th at the l an d s ubj ec t o f t he
N EM E SI O M. G R AN D EA , Pet itio n e rs, v. R E P UBL IC OF T H E app li cat ion i s a l ien abl e or dis po sab le. T o o ver com e th i s pr es ump tio n,
P HIL I P PI N E S, M AC A RIO Z AF R A, an d M AN U EL Y U S AY , Res pondent s. inc ontr ov ert ibl e e v ide nce must be e sta bl is hed th at t he lan d s ub jec t o f t he
[G. R. No. 17 075 7, 28 No v em b e r 2 011 ] app li cat ion (or c la im) is al ien abl e or d is pos ab le.
In a dd iti on , th ere mu st be a po si ti ve act dec la ring l and of t he pub lic
F ACT S: Th e p eti ti oner s ( P aci fi co V al iao , L odo vi co V ali ao, R ic ard o Va lia o, dom ain as ali enab le and dispos able . To pr ov e th at the l and su bj ect of
and Ne mes io Gr and ea) fi l ed wi th the RT C of K aba n kal an an app li ca ti on of an a pp li cat ion fo r re gi stra t ion i s a li ena ble , the ap pl ic ant mus t e st ab li sh
a par ce l o f lan d wi th an ar ea o f 5 04, 53 5 squ are met ers in B arri o Gal ic ia , the ex is ten ce of a p os it iv e ac t o f t he gov ernm ent .
Ilo g, Ne gros O cc id ent al un der t he co nd iti on s o f PD 1 529. The y cl aim th at 2. The p et iti on ers fa ile d to p rove th at the y and th eir pr ede ces sor s -
the y h ave a cqu ire d t he pr opert y in 19 47 aft er t he de ath of the ir un cle in- i nte res t h ad bee n in an open , con ti n uou s, e xc lus iv e, a nd not ori ou s
Ba si li o M il li are z who pur c has ed the la nd from F er mi n Pay oga o t hro ugh a pos se ss ion an d o cc upa ti o n un der a b on a f ide c la im of o wn ers hip s in ce
Dee d o f Sa le dat ed Ma y 1 9, 1 916 , e nt ire ly han dwr it t en in Sp an is h. Up on Jun e 1 2, 194 5 or ear li er. There i s n oth ing i n t he r ec ords th at wo ul d
the ir u nc le ’s dea th, th ey h ave po ss es sed th e lan d u n til 19 66 wh en sub sta nt iat e p eti ti oner s’ c l aim tha t Ba si li o wa s i n po sse ss io n o f t he
oppo si tor Ma car io Z afra d i spo sed th em of the ir prop erty co mpe ll in g t hem prope rty dur in g t he per iod of po sse ss io n re qu ired b y la w.
to f il e com pla in ts of Gra ve Co erc ion an d Qua li fi ed T heft ag ai nst h im. The Ac tua l pos se ss io n c on si st s i n t he man if est at ion of a cts of do mi nio n o ver i t
pet iti oner s su bmi tte d a T a x Dec lar ati on N o. 956 2[6 ] dat e d Se pte mber 29 , of suc h a na tur e a s a pa rt y wou ld ac tua ll y e xer ci se over hi s ow n pr ope rty .
1976 un der th e n ame s o f t he h eir s o f Ba si li o M il lar e z. T he Co urt of As re gard s p et it ion ers ’ p o sse ss io n o f t he la nd in qu est ion fro m 1 947 to
Ap pea ls re ver sed th e RT C ’s de ci sio n t o g ran t t he pe tit ion er’ s app li cat io n 1966 , p et iti one rs co uld on l y s upp ort th e s ame w ith a tax de cl arat io n d ate d
for r egi str at ion . Se pte mber 29 , 1 976 . A t b est , p eti ti oner s can on ly p rove po ss es si on
sin ce sa id da te.
IS S U E S: Tax dec lar at ion s a nd rec ei pts a re not co nclu siv e e v idenc e of o wne r ship
• Wh eth er L ot No . 2 372 i s a n a lie nab le an d d is po sab l e l and of th e or of th e r igh t t o p os se ss l and wh en not s upp orte d f o r oth er ev ide nce . I t
pub li c d oma in. doe s n ot nec es sar il y p rov e o wner sh ip.
• Wh eth er t hey a nd the ir p r ede ces sor s - i n - i nter es t h ad bee n in an
open , con tin uou s, e xc lus iv e, a nd not ori ou s p os ses si on a nd oc cup at ion
under a cl ai m o f o wn ers hi p.

H EL D: The p eti ti oner s’ ap pli ca tio n u nde r PD 15 29 s hou ld be den ied .

1. The p et iti on ers fa i le d to p rove th at the s ubj ec t pr op erty w as
cla ss if ied a s p art of the d i spo sab le an d a li ena bl e l a nd o f t he pub li c
doma in.
Und er t he Re ga li an doc tri ne, pub li c lan ds no t sho wn to ha ve bee n
recl as si fi ed or re le ase d a s al ien ab le agr icu lt ura l l an d or al ien at ed t o a
priv ate pe rso n b y the Sta t e rem ai n p art of the i nal ie nab le pub li c d oma in .
Un les s pub li c lan d is sh ow n to ha ve be en r ec la ss ifi e d a s a li ena ble or
dis po sab le to a p ri vat e p e rson by th e St ate , it r ema i ns part of th e
ina li ena ble pu bl ic do mai n. Pr oper ty of t h e p ub li c d o main i s bey ond th e
comm erc e o f m an and no t sus ce pti bl e o f pr iv ate ap pr opri ati on an d
acq ui sit iv e p res cr ipt ion . O ccu pat io n t here of in th e c onc ept of o wner no
matt er h ow l ong ca nno t r ip en int o o wn ers hip an d b e r egi ster ed as a ti tle .
13
Land Titles and Deeds
January 20 cases

Ca se #12 : Hei rs of P alan ca v s Rep u b lic [G .R . No. 1513 12 Augu st 3 0,

2006]

F ACT S: Th e s ub jec t prop e rtie s in th is ca se are nam e ly: a 239 ,98 0 sqm
lan d i n Bu su ang a a nd a 1 7 6,58 8 sqm la nd in N ew B u sua nga The se
parc el s o f lan d ar e c la ime d b y t he hei rs of P ala nc a on t he grou nd s o f
open po ss es si on wi th out o ppo sit io n f or 4 0yr s a nd a CFI de ci sio n nam ing
here in pet it ion ers as o wn e rs. A fter 23 yrs , h ere in r e s pond ent s pra y f or t he
annu lme nt of af orem ent ion ed d ec is ion an d r eve rs ion . P eti ti oner s
pres ent ed ta x d ec lara ti ons and w it nes se s o f t he ir p o sse ss io n whi le
resp ond ent s pres ent ed a L and C las si fi cat io n M ap an d C E N RO
cert if ica ti on. C A ru led in f avor of th e re sp ond ent s.

P ET IT IO N ER ’ S AR GU M EN T : T he su bj ec t pr oper ti es were op en ly
pos se sse d a nd oc cu pie d b y Ped ro Pa la nc a s in ce 193 4. Th e o wn ers hi p
wa s tr ans ferr ed to hi s h eir s, here in pe tit io ners , upo n hi s d eat h o n 1 943
and the l and s wer e o pen ly po sse ss ed and o cc upi ed by hi s h eir s
there aft er. The pro per tie s were de cl are d f or t ax ati on purp os es an d s uc h
tax es wer e r el igi ou sl y p ai d for o ver 40 yrs . T h e re sp onde nt s ar e b arre d b y
lac he s a nd r es ju di cat a. A part ic ul ar lan d n eed no t b e for ma ll y re le ase d
by an act of th e E xec ut i ve bef ore it c an be deem ed open to pr iv ate
own ers hip .

R ES P O ND E NT’ S A RG UM E NT : T he tes ti mon ie s pr es e nted b y t he

pet iti oner s are pro duc ts of co ll us ion an d t here for e o f a fr aud ul ent na ture .
T he p rop erti es are un cl as sif ie d f ore st lan d. E xe cut i ve Pr oc lam ati on N o .
209 st ate d t hat th e s ma ll i sla nd s o ff the ma in is la nd of Pa la wan ar e
nat ion al r es erv es. R es j ud ica ta and l ach es do es no t bar t he S tat e fr om
exer ci si ng it s p ow er of r ev ersi on. T h e CF I di d n ot ha ve jur is di cti on to
make a di sp os iti on of the sub je ct prop ert ies .

IS S U E: Wh eth er t he he irs of Pe dro S . Pa lan ca ha ve own ers hip ri ght s ove r

the su bje ct pro pert ie s in t he ins tan t cas e?

H EL D: N O. The pe ti tio ner s f ai led to pro vi de pro of th at t he di spu ted

parc el s o f lan d were of an al ien ab le nat ure, th ere for e re s j ud ic a ta do es
not app ly i n t hi s cas e d ue to t he ab sen ce of the p ow er of th e CFI to
dis po se lan ds of th e same nat ure. T h e c our ts lo st th e au thor it y to cl as sif y
lan ds of pub li c dom ain up on t he eff ec ti vit y of C A 14 1 w hi ch cl ear ly st ate d
that s uch po we r e xc lu si vel y re st s wit h the P res id ent . The pet it io n i s
den ied for l ac k o f m erit .
14