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NOTES
ON LAND
TITLES
by DEAN
EDUARDO
A. DE LOS ANGEIES
(T.lk
of
EA,
14
JulY
1993)
The Torrens System
was
conceived
ln
Australia
and
adopted
in the
PhlllPPines.
Its
purPoEes
are: to
rnake
a titl,e
indefeasible,
lnpf€tcriPtible,
and
imnune
from collateral
attacks
'
Modes
of
Acqulsitlon
of PloParty:
possesslon,
successlon,
donation,
accrotlon,
ga1e,
and
acgulsj,tlve
prescriPtlon,
j.e.,
10
y€ars
ln
good
faith and 30
y.ars
1n bad
falth.
As a
gcncrrl
rula,
once land
l't raglrtered
under
the
Torlens syst6n
and
a
certlfica!. of
title
13
issued, it
cannot be
taken
excePt If taken
by the
Depaitment
of,
Agrarian
Reform'
REGISTMTION
-
under
PD 1529
llho Can
Rogtet.rt
(sec'
14)
1. Those
who
by
themsel.ves
or through
predecessors-in-lnterest
havc bcen
ln oPen,
contLnuous,
excluslve,
and
notorious
possession
and
occupation
of
allcnable
and
disposable
lands
ot the
Publlc
dgrnaln
under
a bona
fida
clalm
of ovrnershlP
since
',une
L2,
or
earlieri
2,
Those
who
have
acquired
owncrshlp
of
Private
lands
by
PrescriPtion
undsr
th€
provisions
of
exlsting
laws
i
3.
?ho.a
who hlv.
acqutrcd
ounorrhlp
of
Prlvat'
landr
or
.bandonsd
rlvGr
badr
by
rtght
of
accesslon or
accretion
under tho existing
taws
i
4.
Those who have acquj-red
ownership
of land
in
any
other
nanner
provided
for by
l.aw.
A corporation crnnot
register
pubLic
land.
They
can only
Lease
it.
But
a corporation
can seek the
registration
of !
private
land.
EXCEPT
lf
Publlc
Iand ls
held
by
an lndividual
from June
L2,
L945
or earlier,
lpso
lure,
the
land becomes
Private.
Note,
however, that
registration
onty
confirms
title
so
the
tltl6
must
be
valid. Reqistration
ls
NOT a
mode of, acgulrlng
title
to
property.
(8.9.
If .Land
is ratarvGd
as
townsite. I't cannot
be
acqulred
even lf
registered
already because
a
townsLte
is
ougside
the
conmerce
of
man,
therefore,
VOtD. Registration
cannot
validate
a
claim
if ther6
1!
no
valid title'
Possesslon,
to rlpan
tnto ownershiP,
must be
open,
actual, and contlnuous
since
,lune
12,
1945
o!
earlier
and
nust
be
physical
and
material
and not
casual
(e.g.,
going
to
the
proPerty
once
a
year.
)
A
Forelt
land
lt
a
non-registrable
land.
OnIy
the
executive
branch of
lhe
governnent
can declassify
a forest
land into
alienable
agrlcultural
lands.
Mere
pa!,nent
of
lrnd
taxes
ls not
sufficient,
it
must
be
coupled with
possession
in the
concePt
of
an
owner.
PROCESS OF
REGTSTB,ATION
LAND
1.
surv.y
-
ratullr
ln
survey
Plan
to
be
slgned
by
a
g.odatlc englneer
and
aPPloved
by
the
dlrector
of lands.
t
r
-
r
a
.
.ccident,
mlstak€ and
excusable
nogligence
or e nrwlY
discoveled
rvldancc.
It mult
b.
lllad
withln 15
days
.
c. Th6 loslng
party
may
appeal.
on
the
ground
that the dooltion
is
contrary
to
law/evidence.
It nay
be filed
ilttrtn
t5
aay".
As a
general
rule, th€
Patty
nust file
either a
notion
for r.contlderatlon
or
a
motj,on
for new
trlal
(onnlbu!
Botion
rule,
put
.lI
grounds). If th.r€
ls newly
dlscov.r€d
evldence
aftar ftIiRg
a t0otl'on
for a€conslderatlon
and tha
Ptrty
is
not
aware
of
lt at
the time of
haarlng,
and
j'f
it
was
denied, the
party
cln ftle
a notion
for a
new
trlal,
If t.he
motlon for
a
new
trlal is denied,
the
Party
ruay stlll
aPPeaI.
3,
From
e Final Judgimen!
-
daclrion
becomes
flnal aftcr
the laPse of 15
dayt.
[.rhere a decree
has
not
yet
b€en
igtuGd,
the
loslng
party
nay
fiIE
a
Potltion
for telle!
under
rule
38
Lt
tue Rulcg
of
court
on th.
groundE
of fraud,
accldent,
'srlstake
and
excu3rblc
n€gllgence.
It
must ba
verlf,led
and flled
60
dsyt-
frotn
notice
but
no mgre than
6
mont.hs
flom
entry of
daclslon.
tlhere
a
Decroe
hag already
been
lssued,
the
losing
party
may
flle
a
Petitlon
for lovlew
under
Sec'
32, PD 1529
on
the
ground
of dlprlvation
of
dominlcrl
riEhtt
over
the
lsnd thru
actu.l
and
.xtrin.lc
fr.ud.
It
ault
b.
fll.d
lrlthin
1
y€a!
lron llluanca
o!
thb
decrco
provldcd
thcr. is
no
lnnoccnt
purchrser
for
value
(IPV).
An IPv
19
one
whc
buys
th6
property without
knowledge
of any
defect
ln
thc
ttils
AND
pays
just
Price
for the
tand.
However,
i.f nore than
one
year
has elaPs€d, the
loslng
party
nay file
an action
for
reconveyance
on the
ground
that
the
pelson
lost dominlcal
rights
ov6r
the
property
because of €xtrinsic
fraud or br€ach of
trust,
provided
there ls no
IPv. The
actlon
nust
be
filed
within
{
yoars
flom
discovery if th.
fraud
is thru docunent
/contract
and
wlthin
10
years
lf
there is
breach
of imPlied
trust
lt,a, t
created
by contractl
EXCEPT
!€vocation
oC
ttust
which
.has
a
plBgcriptive
period
of
10
yatrr,
But if already lold
to IPv, the
only
remedy
for
the losing
party
ls
to
file an action for
damages
against the
petpetrator
of
fraud
within 4
years.
He will not
gat
the
land
back, only
the value of
the land
plua
darnages.
If the
perPltrttor ot
fraud is
insolveht
the
Ioslng
party
nay
file
an action
for
damages
agatnst tho
Inturance
Fund
within 5
yearr
Provided
there
ls no
nagllgonce
and breach
of trust'
As
a
general
rule,
a
fina] decislon
with
publicat.ion
blnd8
all
Parties
ln
rem, therefor€,
blnds th€
whol.
world.
(oPpoeltors
and
squatterg) can
b€
evicted,/ousted
by a nerc
writ
of
pgsgession
flofir
court.
If a
Person
enters
before
the issuancs of
the
decree,
the owner
can
evict
the
person
thru
a
writ of
possession.
But
if
a
p€rson
€ntara
rtter
the lssuance
of thc decree,
tha oxna!
tnuat
ttlc
an
ejectment sult.
rT{*ffiIITIII
An
Orlginal C€rtlficate
of tttl.
!s
cvldence
of
titl€, thaL
the
Iand
ls r.giltar.d
under the
Torr6ng Syrtam.
It ls lssusd
ln two
coples:
one
original
which is
xith
the R.gl.t.r of
Da€ds and
one dupllcat.
tor the
raglsta!.d
owner.
Amendments
can be
done
surN[allly
und.r sec.
108
of
PD 1529 tt
thGre
ls a
typographlcll erlor and
there
ls no
dlgpute
as to atror or
change of
status.
But lf
th€re ls
a subttrntlal.
chang6 tn
the
OCt or lhe
change
ls
dlsputed,
th€
party
must
go
thru th6 ordlnaly
reqlstratlon
Procc.ding.
1.
change
tlom
16 degr€es to
l8
degrees
cannot
be changed
sunmarlly
undGr
sec. 108
bacau!6
thls
1s
. substrntlal
changa
'
Eile
an ordlnary
Proceedlng.
2, typographlcal
erlor
-
change
from
"wacks
Bernls"
to
"wacks
B€arnas
"'
If
vrife
objcctr,
Sec.
108 ls not
.PPIlcabIe
'
It
rrust
qo
thtu
a
full-blown helrlng'
3,
change from
"Sed
cande, trarlled
to
Ana
s.ntos"
to
"sed
cande."
I!
wlfe obJects,
sac, I08
ls
not
applicable. It
ltrust
9o
thru
a full-blown
hearlng.
If
a duplicata OCT
ls
lost, on.
nay
!11€
an action
for
repl,aceDent,
If th€
origlnal OCT ls
lostr
one
may flle
for,
an
action
for raconstltutlon
(wlth
rigid
publlcallon
requllementg).
If
a title
has
be6n leconstituted,
anyone doallng
wlth
the title
muEt
exelclso
extraordinary
dlllganc€
to
be
deened
an
I PV.
SUBSEoUENI REGISTBATIoN
(j.e.,
the land is already
titled and
you
dcal
with it)
l. MortgaE!
A
mortgag€
!s
deemed
registered
lf th€
nortgage
is ent€r.d ln the
book lf lt
ls not
annotated
rt the
ack
of the title.
Therefore,
buyer
i!
bound
by
the mortgage.
Lrtest SC
decision:
entry
of
Dortgage tn
day
book
-
reglgtraEion
2.
Adverga
Clllms
or Lis Pendens
An advcrs. claim
has
a life
of
30. days,
otherwlre, lt lapses.
An
affldavit
o! adverse
clalm
must
ba
anlered
at
once
lnto th€
day
book
so that, thl
rubsequent
buye! ls
conltructlvely
bound.
tn cagc
of
doubLe
sale,
th6
person
cannot lnvoka
registration
in
good
falth
as
mentloned
ln Art.
1544 of
the Civil' Code
of
the
Philippin.r
when there
is
a
]'ls
pendens
annotatld
rt the
back of
the
tj't}€.
El1lng
of
an actlon Bly
take
time.
CHAIN
OT
TITI.E
Thts 13 an exc€Ption
to the
civil
law
doctrine
that
the straaD
cannot
be higher
than the
source,
Le,, even lt
th€
seller
has no title. the
buyer
can
have
titla,
Exanple # 1
TITLE
raglttcred
owner
o!
TCT
123{5
VAI,I
D
x-
trrrrrrrr
IT
r
r
Y-
go6e
uo US, so
gives
tltle
to
friend
antrusted
by
X
VOID
forgeg
X's
signatura
ln
daad
of
sale
of land
in Y's favor, Y
getc
TcT 12346
from
R6glste! of
o..dt
(Y
ls a
t.hGlafore,
has a
vold title)
get
any tit.lo
tn
hts
name,
t.herefore, Z has no
tltle also.
Example
l} 3
y
forg.r
th6
deed
of sale
but, does not
reglster it
to
qat
a
new
Eitle.
Y shows
to
z. z
buys.
Y mrkar
da.d
of title in
fbvor of Z.
X can
recover the
propalty
fron
z
because
thcre
ls no
chaln of tltla, A!
between 2
Persons,
th€ one
Hho
shoul.d should.r the
loss is th€ onc
who Ls
negligent, In
thls
example,
z
j.s
neglig.nt.
Note
that
X murt
h.v.
.
valid
title ln
the
llrtt
plac6,
othelwlsa, thlro can
be NO
chain of
tittB,
Note
further
thdt
1! there
is no chain of tltle
but
land is
lmortgagcd;
x can recover
froro Z
but
must
resp€ct tho
Bortqage.
***ii
L
-
Y
sells
land
to
Z
.r
IPV
VAII D
Z
r€glsters
laad and
gctc
TcT
12347
z has a
valid tltl.
X r€turn!
and asks
Y
for
tltlG
snd Iearns
the
sate of land
fo Z,
X caruot rccover
fron
A
becaure
gs
between
two
partont,
tha one
who
cauJcd
the
loas
and
who
13 daaoad
n€gllgent
mu6t tuffcr.
Remedy of
X It to tlle
an action
again3t Y
for
da&ages.
But lf Z
has
not
yet
obtained tttle,
X can r€covor
lroa Z.
Exarnple
I 2
x
-
ovrns
TCT
12345
Y -
mitrepresents
to Z that
he
1s x and
sells
the
land
to
z
z
-
if
Z,
gets
tltle, TCT L?341
)
title
is
voID, z
ls
.
negligent
becaur€
h€ ha9
the
duty
to
flnd out
thrt
thB
seller
ic th.
r.gtst€red
.owneri
lharafor..
X can
recov€r
tha
proPrrty
from
z.
Also t!
tho
prtco
ot tht
ProParty
1, tulplcloully
'
low. Th.ra
Ir
no chaln
of
tltl.
rtnc!
Y
dld
not