Land Titles and Deeds CASES DIGEST.doc

8/9/2019 Land Titles and Deeds CASES DIGEST.doc

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Reviewer in Land Titles and Deeds

6I. PHILIPPINE LAND LAWS:

HISTORY AND APPLICATION

A. The General Rules

The bedrock of all Philippine landlaws is the Regalian Doctrine, which iscontained in Art. XII, Sec. 2 of the 1!"#onstit$tion. It pro%ides that all lands ofthe p$blic do&ain, e'cept agric$lt$rallands, belong to the State and cannot bealienated. The doctrine, which was firstenacted in the 1() #onstit$tion, wasadopted to preser%e the State*s nat$ralreso$rces and land in fa%or of +ilipinos.

REPUBLIC VS. COURT O APPEALS

!6" SCRA ##$ %!&$$'

Facts -ose dela Rosa so$ght to register aparcel of land. The land was di%ided into lots. ots 1/) were p$rchased fro& 0albaliowhile ots / were p$rchased fro& Alberto.0oth 0albalio and Alberto clai& to ha%eac$ired the lots b3 %irt$e of prescription.

The application was separatel3opposed b3 0eng$et #onsolidated, Inc.,

Atok 0ig 4edge #orp. and the 0$rea$ of+orestr3 De%elop&ent. 0eng$et and Atokopposed on the gro$nd of %alid &ining

clai&s, while the 0$rea$ of +orestr3ob5ected beca$se the land so$ght to beregistered was co%ered b3 the #entral#ordillera +orest Reser%e, hence, nots$b5ect to alienation.

The trial co$rt denied theapplication. The #A re%ersed T#, affir&ingthe s$rface rights of dela Rosa o%er the landwhile reser%ing the s$b/s$rface rights of0eng$et and Atok b3 %irt$e of their &iningclai&s.

Held 0eng$et and Atok ha%e e'cl$si%e

rights to the propert3 b3 %irt$e of theirrespecti%e &ining clai&s.

Ratio:. 4hile it is tr$e that the propert3 wasconsidered forest land, the3 were re&o%edfro& the p$blic do&ain and had beco&epri%ate properties fro& the perfection of the&ining clai&s of 0eng$et and Atok.

The e%idence of open, contin$o$s,ad%erse and e'cl$si%e possession s$b&itted

b3 dela Rosa was ins$fficient to s$pportclai& of ownership. 6%en if it be ass$&edthat the predecessors/in/interest of delaRosa had reall3 been in possession of thepropert3, their possession was not in theconcept of owner of the &ining clai& b$t ofthe propert3 as agric$lt$ral land, which itwas not.

The theor3 of the #A that the land isclassified as &ineral $nderneath andagric$lt$ral on the s$rface is erroneo$s. It isa well/known principle that the owner of apiece of land has rights not onl3 to itss$rface b$t also to e%er3thing $nderneathand the airspace abo%e it $p to a reasonableheight 7Art. 8(", 9##:. The rights o%er theland are indi%isible and the land itself cannotbe half agric$lt$ral and half &ineral. Ther$le is, once &inerals are disco%ered in theland, whate%er the $se to which it is being

de%oted at the ti&e, s$ch $se &a3 bediscontin$ed b3 the State 7the Regaliandoctrine reser%es to the State all &ineralsthat &a3 be fo$nd in p$blic and e%en pri%ateland: to enable it to e'tract the &ineralstherein in the e'ercise of its so%ereignprerogati%e. The land is th$s con%erted to&ineral land and &a3 not be $sed b3 an3pri%ate propert3, incl$ding the registeredowner thereof, for an3 other p$rpose that willi&pede the &ining operations to be$ndertaken therein.

SUNBEA( CONVENIENCE OODS) INC.VS. COURT O APPEALS

!$! SCRA **+ %!&&"'

Facts. Director of ands iss$ed salespatent o%er two parcels of land in fa%or ofS$nbea&. After registration, the Register ofDeeds iss$ed ;#T. S$bse$entl3, ;#Twas cancelled and T#Ts were iss$ed infa%or of #oral 0each De%*t #orp. TheRep$blic instit$ted before the #+I a ci%ilaction for re%ersion as the land wasclassified as forest land.

Trial co$rt dis&issed the co&plainton the theor3 that since the titles so$ght tobe cancelled e&anated fro& thead&inistrati%e act of the 0$rea$ of andsDirector, the latter, not the co$rts, had

5$risdiction o%er the disposition of the land.#A set aside the ;rder of Dis&issal andordered presiding 5$dge to recei%e theanswers of S$nbea& and #oral 0each inthe action for re%ersion.

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Ratio The Regalian doctrine s$b5ects allagric$lt$ral, ti&ber and &ineral lands to thedo&inion of the State. Th$s, before an3land &a3 be declassified fro& the forestgro$p and con%erted into alienable ordisposable land for agric$lt$ral or otherp$rposes, there &$st be a positi%e act fro&the go%ern&ent. 6%en r$les on theconfir&ation of i&perfect titles do not appl3$nless and $ntil the land classified as forestland is released in an official procla&ation tothat effect so that it &a3 for& part of thedisposable agric$lt$ral lands of the p$blicdo&ain.

The &ere fact that a title was iss$edb3 the Director of ands does not confer an3%alidit3 on s$ch title if the propert3 co%eredb3 the title or patent is part of the p$blicforest.

Police Power

(INER,S ASSOCIATION VS ACTORAN#*" SCRA !"" %!&&-'

+A#TS The instant petition seeks a r$lingfro& this #o$rt on the %alidit3 of two

Ad&inistrati%e ;rders iss$ed b3 theSecretar3 of the Depart&ent of 6n%iron&entand 9at$ral Reso$rces to carr3 o$t thepro%isions of certain 6'ec$ti%e ;rderspro&$lgated b3 the President in the lawf$le'ercise of legislati%e powers.


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with the necessities of the case and thede&ands of p$blic interest, e'tends to all the%ital p$blic needs. The passage of 6'ec$ti%e;rder 9o. 2" which s$perseded 6'ec$ti%e;rder 9o. 211 pro%ided legal basis for theD69R Secretar3 to carr3 into effect the&andate of Article XII, Section 2 of the 1!"#onstit$tion

OPOSA VS ACTORAN##* SCRA class s$it 7&inors and parents:and alleges that the plaintiffs @are all citi=ensof the Rep$blic of the Philippines, ta'pa3ers,and entitled to the f$ll benefit, $se anden5o3&ent of the nat$ral reso$rce treas$rethat is the co$ntr3>s %irgin tropicalrainforests. #onse$entl3, it is pra3ed forthat 5$dg&ent be rendered orderingdefendant, his agents, representati%es andother persons acting in his behalf to 71:#ancel all e'isting ti&ber licenseagree&ents in the co$ntr3? 72: #ease anddesist fro& recei%ing, accepting, processing,renewing or appro%ing new ti&ber licenseagree&ents.@

> In /0ur2) 2he n0n485a4r8en2 /lause 8us2 4el3 20 2he50l4/e 509er 0; 2he s2a2e

Social Justice

DIRECTOR O LANDS VS. UNTILAR%!*# SCRA -


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Inter&ediate appellate #o$rt affir&ed thelower co$rt*s decision.


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&ore than fort3 3ears prior to theco&&ence&ent of the present action. 9o$estion is raised nor disc$ssed b3 theappellant with reference to the right of theBoros to ac$ire absol$te ownership anddo&inion of the land which the3 ha%eocc$pied openl3, notorio$sl3, peacef$ll3 andad%ersel3 for a long period of 3ears.

4hether the partic$lar land isagric$lt$ral, forestr3 or &ineral is a $estion

to be settled in each partic$lar case. The&ere fact that land is a manglar7&angro%eswa&p: is not s$fficient in itself to show thatit is agric$lt$ral, forestr3 or &ineral. It &a3belong to one or the other class.#onsidering that it is a &atter of p$blicknowledge that a &a5orit3 of the p$blic landsin the Phils. are agric$lt$ral lands, the co$rtsha%e a right to pres$&e, in the absence of

e%idence to the contrar3, that in each casethe lands are agric$lt$ral lands.

ABAOAG VS. DIR. O LANDS78) P


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SUSI V. RAON AND DIRECTOR OLANDS) *$ PHIL *#< %!-'

S$si and his predecessors/in/interest had been in open, contin$o$s,

ad%erse and p$blic possession since ti&ei&&e&orial in the concept of owner and for%al$e of a certain parcel of $nregistered landin Pa&panga. ;n the other hand, Ra=onwas able to p$rchase the sa&e parcel ofland fro& the o%ern&ent for which anoriginal certificate of title was iss$ed.

The S$pre&e #o$rt held that S$siwas the absol$te owner and that the sale toRa=on and the corresponding certificate oftitle iss$ed in her na&e is n$ll and %oid.Reiterating the doctrine laid down in #arino%. Ins$lar o%t., the S$pre&e #o$rt held thatthat there is a pres$&ption juris et du jurethat all the necessar3 re$ire&ents ha%ebeen co&plied with when there had beenact$al and ph3sical possession, personall3or thro$gh predecessors, of an agric$lt$ralland of the p$blic do&ain openl3,contin$o$sl3, e'cl$si%el3, and p$blicl3 since-$l3 2, 1!8 with a right to a certificate oftitle to said land. Therefore, b3 operation oflaw, S$si had alread3 ac$ired not onl3 aright to a grant b$t a grant fro& theo%ern&ent &$ch prior to the application ofRa=on. The $estioned land was alread3pri%ate and was not part of the p$blic

do&ain an3&ore . Therefore, the Director ofands no longer had an3 control or

5$risdiction o%er Ra=on*s application.

(ERALCO V. CASTROBARTOLO(E!!* SCRA


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corporation &a3 instit$te confir&ationproceedings $nder Sec. 8!7b: of the P$blicand Act if, at the ti&e of instit$tion of theregistration proceedings, the land wasalread3 pri%ate land. ;n the other hand, ifthe land was still part of the p$blic do&ain,then a pri%ate corporation cannot instit$tes$ch proceedings.

The correct r$le is that alienablep$blic land held b3 a possessor, personall3or thro$gh his predecessors/in/interest,openl3, contin$o$sl3 and e'cl$si%el3 for theprescribed stat$tor3 period 7(C 3ears $nderthe P$blic and Act, as a&ended: iscon%erted to pri%ate propert3 b3 the &erelapse or co&pletion of said period, ipso jure.

REPUBLIC VS. COURT O APPEALS PARAN

%AUGUST #!) !&&!'

There is no $estion that a positi%eact 7e.g., an official procla&ation: of the6'ec$ti%e Depart&ent of the o%ern&ent isneeded to declassif3 land which had beenclassified as forestal and to con%ert it intoalienable or disposable lands for agric$lt$ralor other p$rposes. In the case of Director ofands %s. +$ntilar, the #o$rt considered thereports of the District +orester and theDistrict and ;fficer as ade$ate proof thatthe land applied for was no longer classifiedas forestal.

4e consider and so hold that oncea parcel of land Is shown to ha%e beenincl$ded within a +orest Reser%ation d$l3established b3 6'ec$ti%e Procla&ation, as inthe instant case, a pres$&ption arises thatthe parcel of land contin$es to be part ofs$ch Reser%ation $ntil clear and con%incinge%idence of s$bse$ent withdrawaltherefro& or declassification is shown. Asi&ple, $nsworn state&ent of a &inorf$nctionar3 of the 0$rea$ of a &inorf$nctionar3 of the 0$rea$ of +orestDe%elop&ent is not, b3 itself, s$ch e%idence.

OH CHO V. DIRECTOR O LANDS


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forest lands #ith or #ithout authorit%or permits from the go"ernment,sho#ing the e&tent of their respecti"eoccupation and resulting damage, orimpairment of forest resources, shall'e conducted.

The (ureau ma% call upon otheragencies of the go"ernment andholders of license agreement, license,lease and permits o"er forest lands toparticipate in the census.

RA 6657Comprehensive Agrarian Reform Program

SECTION ). $ncestral *ands. +orpurposes of this $ct, ancestral lands ofeach indigenous cultural communit%shall include, 'ut not 'e limited to,lands in the actual, continuous andopen possession and occupation of thecommunit% and its mem'ers-ro"ided, That the Torrens S%stemsshall 'e respected.

The right of these communities totheir ancestral lands shall 'eprotected to ensure their economic,social and cultural #ell'eing. In line#ith the principles of selfdetermination and autonom%, thes%stems of land o#nership, land use,and the modes of settling landdisputes of all these communitiesmust 'e recogni/ed and respected.

$n% pro"ision of la# to the contrar%not#ithstanding, the -$0C ma%suspend the implementation of this$ct #ith respect to ancestral lands forthe purpose of identif%ing anddelineating such lands -ro"ided, Thatin the autonomous regions, therespecti"e legislatures ma% enact their

o#n la#s on ancestral domain su'1ectto the pro"isions of the Constitutionand the principles enunciated in this$ct and other national la#s.

RA 6734Organic Act for AutonomousRegion of Muslim Mindanao

SECTION 2. The $utonomous 0egionis a corporate entit% #ith 1urisdictionin all matters de"ol"ed to it '% theConstitution and this Organic $ct asherein enumerated

34 $dministrati"e organi/ation24 Creation of sources of re"enues64 $ncestral domain and naturalresources74 -ersonal, famil% and propert%relations54 0egional, ur'an and ruralplanning de"elopment84 Economic, social, and tourismde"elopment94 Educational policies:4 -reser"ation and de"elopmentof the cultural heritage)4 -o#ers, functions andresponsi'ilities no# 'eing e&ercised'% the departments of the National;o"ernment e&cepta4 +oreign a


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SECTION 3. Su'1ect to theConstitution and national policies, the0egional ;o"ernment shall undertakemeasures to protect the ancestraldomain and the ancestral lands ofindigenous cultural communities.

$ll lands and natural resources in the$utonomous 0egion that ha"e 'eenpossessed or occupied '% indigenouscultural communities since timeimmemorial, e&cept #hen pre"ented'% #ar, force ma1eure, or other formsof forci'le usurpation, shall form partof the ancestral domain. Suchancestral domain shall include pasturelands, #orship areas, 'urial grounds,forests and =elds, mineral resources,e&cept strategic minerals such asuranium, coal, petroleum, and otherfossil fuels, mineral oils, and allsources of potential energ% lakes,ri"ers and lagoons and nationalreser"es and marine parks, as #ell asforest and #atershed reser"ations.

*ands in the actual, open, notorious,and uninterrupted possession andoccupation '% an indigenous culturalcommunit% for at least thirt% 6@4%ears are ancestral lands.

SECTION 2. The constructi"e ortraditional possession of lands andresources '% an indigenous culturalcommunit% ma% also 'e recogni/edsu'1ect to 1udicial a


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special circumstances pre"ailing inthe $utonomous 0egion.

$0TIC*E AIIIECONO? $NB -$T0I?ONSECTION 3. Consistent #ith the

Constitution and national policies, the0egional ;o"ernment ma% enactregional la#s pertaining to thenational econom% and patrimon%applica'le and responsi"e to the needsof the 0egion. !o#e"er, nothingherein shall 'e construed as toauthori/e the 0egional ;o"ernment torequire lesser standards respectingthe protection, conser"ation andenhancement of the natural resourcesthan those required '% the National;o"ernment.

SECTION 2. E&cept for strategicminerals such as uranium, coal,petroleum, and other fossil fuels,mineral oils, all sources of potentialenerg%, as #ell as national reser"esand aquatic parks, forest and#atershed reser"ations as ma% 'edelimited '% national la#, the controland super"ision o"er the e&ploration,utili/ation and de"elopment of thenatural resources of the $utonomous0egion is here'% delegated to the0egional ;o"ernment in accordance#ith the Constitution and nationalla#s.

The 0egional $ssem'l% shall ha"e theauthorit% to grant franchises andconcessions 'ut the 0egional;o"ernor ma%, '% regional la#, 'eauthori/ed to grant leases, permitsand licenses -ro"ided, That, an%lease, permit, franchise or concessionshall co"er an area not e&ceeding thelimits allo#ed '% the Constitution andshall su'sist for a period not

e&ceeding t#ent%="e 254 %ears-ro"ided, further, That e&isting leases,permits, licenses, franchises andconcessions shall 'e respected untiltheir e&piration unless legall%terminated as pro"ided '% la# and-ro"ided, =nall%, That #hen thenatural resources are located #ithinthe ancestral domain, the permit,

license, franchise or concession, shall'e appro"ed '% the 0egional $ssem'l%after consultation #ith the culturalcommunit% concerned.

SECTION 6. The e&ploration,

de"elopment and utili/ation of naturalresources, e&cept those enumerated inthe =rst paragraph of Section 2hereof, shall 'e allo#ed to all +ilipinosand to pri"ate enterprises, includingcorporations, associations,cooperati"es, and such other similarcollecti"e organi/ations #ith at leastsi&t% percent 8@F4 of their capitalin"estment or capital stocks directl%controlled or o#ned '% +ilipinos #hoare prefera'l% residents of the 0egion.

SECTION 7. Smallscale mining shallrecei"e support from and 'e regulated'% the 0egional ;o"ernment,considering ecological 'alance, thesafet% and health and the interest ofthe communities and the miners#here such operations are conducted.

SECTION 5. The 0egional;o"ernment ma%, in the interest ofregional #elfare and securit%,esta'lish and operate pioneeringutilities. Dpon pa%ment of 1ustcompensation, it ma% transfer theo#nership of such utilities tocooperati"es or other collecti"eorgani/ations.

SECTION 8. The 0egional;o"ernment ma%, in times of regionalemergenc% declared '% the -resident,#hen the pu'lic interest so requiresand under reasona'le terms andsafeguards prescri'ed '% the 0egional$ssem'l%, temporaril% take o"er ordirect the operation of an% pri"atel%o#ned pu'lic utilit% or 'usiness

a


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The 0egional $ssem'l% shall like#isepro"ide for the reha'ilitation of theareas a


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the 'oundar% lines of the $utonomous0egion touch the sea at lo# tide and athird line parallel to the generalcoastline.

+urther, it shall pro"ide support to

su'sistence =shermen throughappropriate technolog% and research,adequate =nancial, production andmarketing assistance and otherser"ices.

+ish#orkers shall also recei"e a 1ustshare from their la'or in theutili/ation of marine and =shingresources.

Science, technolog% and otherdisciplines shall 'e de"eloped andemplo%ed to protect and maintainaquatic and marine ecolog%.

SECTION 3). The 0egional $ssem'l%ma%, '% la#, create a (ureau of$griculture and +isheries and de=neits composition, po#ers and functions.

Trade and Industr%

SECTION 2@. The 0egional;o"ernment recogni/es the pri"atesector as the prime mo"er of trade,commerce and industr%. It shallencourage and supportentrepreneurial capa'ilit% in the0egion and shall recogni/e, promoteand protect cooperati"es.

SECTION 23. The 0egional;o"ernment shall promote and protectsmall and mediumscale cottageindustries '% pro"iding assistancesuch as marketing opportunities,=nancial support, ta& incenti"es,appropriate and alternati"etechnolog% and technical training to

produce semi=nished and =nishedproducts.

SECTION 22. The 0egional;o"ernment shall gi"e support andencouragement to the esta'lishmentof 'anks in accordance #ith theprinciples of the Islamic 'ankings%stem, su'1ect to the super"ision '%

the central monetar% authorit% of theNational ;o"ernment.

SECTION 26. Su'1ect to nationalpolicies, the 0egional ;o"ernmentshall regulate traditional 'arter trade

and countertrade #ith neigh'oringcountries.

SECTION 27. The 0egional;o"ernment shall encourage,promote, undertake and support theesta'lishment of economic /ones,industrial centers and ports instrategic areas and gro#th centers ofthe 0egion to attract local and foreignin"estments and 'usiness enterprises.

SECTION 25. The 0egional;o"ernment shall undertake measuresto promote consumer education and toensure that the rights, interests and#elfare of the consumers areprotected.

SECTION 28. The 0egional;o"ernment shall promote thepreferential use of la'or and locall%produced goods and materials '%adopting measures to increase theircompetiti"eness.

SECTION 29. Su'1ect to theConstitution and national policies, the0egional ;o"ernment shall regulateand e&ercise authorit% o"er foreignin"estments #ithin its 1urisdiction inaccordance #ith its goals andpriorities.

Tourism Be"elopment

SECTION 2:. The 0egional;o"ernment shall, #ith the assistanceof the National ;o"ernment and theparticipation of the pri"ate sector,

de"elop tourism as a positi"einstrument to#ard acceleratedregional de"elopment. Tourismde"elopment shall promote greaterpride in and commitment to thenation -ro"ided, That the di"ersecultural heritage, and moral andspiritual "alues of the people in the

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$utonomous 0egion shall 'e primaril%considered and respected.

SECTION 2). The 0egional $ssem'l%ma%, '% la#, create a Tourism o


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consent of the indigenous culturalcommunit% concerned.

SECTION 39. 0o%alt% -a%ments forIndigenous Cultural Communities. In the e"ent of an agreement #ith an

indigenous cultural communit%pursuant to the preceding section, thero%alt% pa%ment, upon utili/ation ofthe minerals shall 'e agreed upon '%the parties. The said ro%alt% shallform part of a trust fund for thesocioeconomic #ell'eing of theindigenous cultural communit%.

SECTION 3:. $reas Open to ?iningOperations. Su'1ect to an% e&istingrights or reser"ations and prioragreements of all parties, all mineralresources in pu'lic or pri"ate lands,including tim'er or forestlands asde=ned in e&isting la#s, shall 'e opento mineral agreements or =nancial ortechnical assistance agreementapplications. $n% conHict that ma%arise under this pro"ision shall 'eheard and resol"ed '% the panel ofar'itrators.

SECTION 3). $reas Closed to ?ining$pplications. ?ineral agreement or=nancial or technical assistanceagreement applications shall not 'eallo#eda4 In militar% and othergo"ernment reser"ations, e&cept uponprior #ritten clearance '% thego"ernment agenc% concerned'4 Near or under pu'lic or pri"ate'uildings, cemeteries, archeologicaland historic sites, 'ridges, high#a%s,#ater#a%s, railroads, reser"oirs, damsor other infrastructure pro1ects, pu'licor pri"ate #orks including plantationsor "alua'le crops, e&cept upon #rittenconsent of the go"ernment agenc% or

pri"ate entit% concernedc4 In areas co"ered '% "alid ande&isting mining rightsd4 In areas e&pressl% prohi'ited'% la#e4 In areas co"ered '% smallscaleminers as de=ned '% la# unless #ithprior consent of the smallscaleminers, in #hich case a ro%alt%

pa%ment upon the utili/ation ofminerals shall 'e agreed upon '% theparties, said ro%alt% forming a trustfund for the socioeconomicde"elopment of the communit%concerned and

f4 Old gro#th or "irgin forests,proclaimed #atershed forest reser"es,#ilderness areas, mangro"e forests,moss% forests, national parks,pro"incialmunicipal forests, parks,green'elts, game refuge and 'irdsanctuaries as de=ned '% la# and inareas e&pressl% prohi'ited under theNational Integrated -rotected $reasS%stem NI-$S4 under 0epu'lic $ctNo. 95:8, Bepartment $dministrati"eOrder No. 25, series of 3))2 and otherla#s.

RA 4,5Social Reform Agenda

SECTION 7. $doption andIntegration of Social 0eform $gendaS0$4 in the National $nti-o"ert%$ction $genda. The National $nti-o"ert% $ction $genda shallprincipall% include the core principlesand programs of the Social 0eform$genda S0$4. The S0$ shall ha"e amultidimensional approach to po"ert%consisting of the follo#ing reforms

34 Social dimension access toqualit% 'asic ser"ices. These arereforms #hich refer to equita'lecontrol and access to social ser"icesand facilities such as education,health, housing, and other 'asicser"ices #hich ena'le the citi/ens tomeet their 'asic human needs and toli"e decent li"es24 Economic dimension assetreform and access to economicopportunities. 0eforms #hich

address the e&isting inequities in theo#nership, distri'ution, managementand control o"er natural and manmade resources from #hich the% earna li"ing or increase the fruits of theirla'or64 Ecological dimensionsustaina'le de"elopment of producti"eresources. 0eforms #hich ensure

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the e


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The Relevance of Legal Isses!Carino Revisited

In a paper written by the"ordillera Studies Program, they pointout that the Ibaloi, where "arinobelonged, had no concept of e$clusi#e oralienable ownership. )wnership, as we

understand it, was only a relati#ely newde#elopment and which by customapplied only to pasture land. The courtfocused only on the issue whetherplainti+ owned the land, without focusingon the kind of property tenure "arinohad with respect to the land. The law,which the %udge was implementing, wassimply not euipped to assist himdisco#er this important point.

The ruling in "arino is so broadthat when used indiscriminately as thesole ground to recogni'e and protectancestral domains it will work acontradiction. &t the same time that itpro#ides an a#enue to protect -nati#etitles, it opens oodgates forenterprising lowlanders to takead#antage of the uplanders legalignorance. Their land become asalienable as any other property asconcei#ed by the national legal system.

The Atte"pt to entrench Carino as astattor# doctrine

The subseuent attempt atstatutory articulation / like the Public

Land &ct, Sec. 01 2c3 of "& 404 and R&5167 / only worsened the situation.They seem to build up on the "arinodoctrine. The truth is that its concept istotally di+erent. 8irst, unlike "arino, thepro#isions do not reuire possession byindi#iduals under a claim of pri#ateownership for -as far back as testimonyor memory goes. & mere thirty yearspossession is su9cient. Second, "arinoestablishes the precedent that the nati#etittle is -presumed ne#er to ha#e beenpublic. Sec. 01 of "& 404 starts fromthe presumption that the land is initially

part of the public domain. Like "arinohowe#er, the concept of ownershipremains. The pre#ailing rule is that thelapse of 5: years ad#erse possession isenough to #est title ipso facto. ;udicialconrmation is only a formality.

These rights howe#er, can workagainst indigenous peoples. 8irst, therecognition of his -nati#e title has ser#edto make his land alienable in e#ery sense

pro#ided by the national legal system.Its disposition is not conned only tomembers of his kin or of his #illage.Ironically, while reiterating -nati#e rightto ancestral land, the decisions make itpossible for a pri#ate corporation toacuire the land from the indigenous

holder / %ust what happened in the caseof Acme. Second, the awareness of therights pro#ided by the outsiders lawswill denitely be a tempting opportunityfor a member of a community to treatland, not as something that sustains lifethat should be re#ered, but as acommodity that could be sold for prot.

The $ias against indigenos conceptof ownership

)ther laws applicable toindigenous cultural communities re#eal asimilar bias against indigenous conceptof ownership the constitutionnotwithstanding. The concept of pri#ateright as dened in the Re#ised 8orestry"ode e$cludes orchards and forests sincethey are -plantations of forest and treesof economic #alue. The o land of thepublic domain 41? in slope or o#er shall

be classied as alienable anddisposable@ It is ob#ious that in Aran"ordillera, which is so mountainous,#irtually all populated areas under thispro#ision are inalienable andindisposable, such that the land cannotbe owned by the inhabitants thereof.

HU(AN RIGHTS AND INDIGENOUSPEOPLES %(ARVIC LEONEN'

)n )ctober 7B, 4BB6, thePresident signed into law Republic &ct>o. 1564, otherwise known as the

Indigenous Peoples Rights &ct of 4BB6.8ormally, the law is the legislaturesinterpretation of some key pro#isions ofthe "onstitution directly relating toindigenous peoples / particularly Sec.77, &rticle II and Sec. C, &rticle DII. IPR&implements these pro#isions in thefollowing ways=

C414l an3 P0l424/al R47h2s

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8oremost in the law is itsrecognition of the right to onEdiscrimination of indigenous peoples2I%s3. Fiscrimination against the-cultural minority, as shown in the casesof People vs. Cayat and Rubi vs.Provincial Boardare not only archaic but

also outlawed. IPs are entitled to thesame rights and pri#ileges as citi'ensand should not be discriminated againstin a any form of employment and shouldrecei#e more appropriate forms of basicser#ices. The new law e#en goes furtherto ensure the rights of women, childrenand ci#ilians in situations of armedconict. There is also recognition of IPsright to selfEgo#ernance. Likewise, thenew law denes more precisely theconcept of customary law, which will beused not only to arri#e at an amicablesettlement but also to process it in anacceptable manner / that is, theo+ended party may opt to use thecustomary processes rather than ha#ethe o+ender prosecuted in the courts oflaw.

S0/4al an3 Cul2ural R47h2s

IPR& reuires that theeducational system should becomerele#ant to the needs of children andyoung people as well as pro#ide themwith cultural opportunities. "ultural

di#ersity is recogni'ed. The rights toreligion as well as to cultural sites andceremonies are guaranteed. It is nowunlawful to e$ca#ate archaeological sitesin order to obtain materials of cultural#alue as well as deface or destroyartifacts.

Re/07n44n7 R47h2 an3 Tenure20 Na2ural Res0ur/es

IPR& supplements the pri#ate#ested rights recogni'ed by the"onstitution by the operation of "arnino,through rights acuired under the Public

Land &ct and other similar laws. It alsocreates by law other sources as well as adi+erent concept of ownership. Gylegislati#e at, ancestral domains andancestral lands are now legitimate waysof acuiring ownership. !nlike emphasison indi#idual and corporate holders inthe "i#il "ode, IPR& emphasi'es -pri#atebut community property nature ofancestral domains. &side from not being

a proper sub%ect of sale or any othermode of disposition, ancestral domainholders may claim ownership o#er theresources within their territory, de#elopthe land and natural resources, stay inthe territory, ha#e the rights againstin#oluntary displacement, regulate the

entry of migrants, ha#e rights to safeand clean air and water, claim parts ofreser#ations and use customary law toresol#e their conicts. These rightshowe#er need to be ualied by the +.pro#isions= 43 Sec. CH= $isting PropertyRights RegimesJ 73 Sec. C6= Arantingonly priority rights to members ofindigenous cultural communitiesJ and 53Sec. C1= &llows the use of ancestraldomains as critical watersheds,mangro#es, wildlife sanctuaries,wilderness, protected areas whendeemed appropriate and with the fullparticipation of the I""sKIPs concerned.

Crea24n7 a Na240nal C0884ss40n 0nIn347en0us Pe05les

This will act as a mechanism tocoordinate implementation of the law aswell as a nal authority that has%urisdiction to issue "erticates of&ncestral FomainsKLand Titles.

THE POLICY COTE!TThis includes the direct action

taken by the communities themsel#es toward o+ encroachments into theirterritory and threatening their e$istence,as assistedKorgani'ed by #arious P)s and>A)s. There are also #arious responsesfrom post FS& go#ernments whichre#eal the e$tent of ad#ocacy forindigenous peoples rights. Lastly, thereis the pressure from international fundinginstitutions like the orld Gank and the&sian Fe#elopment Gank. 8unding forpro%ects had a lot to do with thechanging attitude of the go#ernmentrelinuishing control o#er large portions

of the public domain and recogni'ingrights of upland migrants.

THE "A#ER$IPR& is not the solution to the

#arious problems of IPs. Geing a nationallaw, it is too general to address thedi#ersity of the indigenous communities.The premise of national law is that it canmeet local problems with generali'ed

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solutions. The premise of culturaldi#ersity is able to nd creati#e anduniue approaches to the issues as theydene them. The law can also bedi#ersionary. It can in#ol#e peoples andcommunities into concerns and acti#itieswhich may far be remo#ed from those

which might better address theirconcerns / bureaucratisation. Lastly, thepresent language and the new conceptof IPR& encourage litigation. #en thosesituations where the law prescribescustomary law will reuire some form oflitigation to determine for instancewhether a particular form is customary,to whom it will apply, etc. >ormally, it isthe party that has the most resourcesthat has the greater possibility of gettinga better %udgment. Gsid0es, courts oflaw pro#ide a culture that is radicallydi+erent from that of the indigenouscommunity.

THE POTETIAL$)ur own e$perience has shown

that the laws e#en when they nd theirway to hegemony, is not a monolith thatcould not be challenged. It ad%usts topolitical ad#ocacy. They also pro#ide forthe condition for change. The use of lawin many situations of IPs therefore shouldbe marginal. Important but marginalnonetheless. &d#ocates need to be morestrategic / to understand the long term

needs and aspirations of the communityas the latter denes them. Thechallenge for ad#ocates is to know whento use the law, not so much to maintainthe status uo, but to gain le#erage for amore %ust and fundamental change. Itspotential lies not in what it reallycontains, but in how we decide and whento use it.

How is IPR) different from Carino-

71: #arino does not disting$ish betweenancestral land and ancestral do&ain.

IPRA does, howe%er.

72: #arino refers onl3 to land. IPRArefers to land as well as the nat$ralreso$rces abo%e and below it.

7(: IPRA is applicable onl3 to indigeno$speoples. #arino applies to allpersons who can pro%e that their

predecessors/in/interest occ$piedlands since ti&e i&&e&orial.

II. LAND CLASSIICATION

Re$ires a positi%e act fro& thego%ern&ent

REPUBLIC 1. I(PERIALeruar !!) !&&&

6'cl$si%e prerogati%e of the 6'ec$ti%eDepart&ent thro$gh the ;ffice of thePresident, &ore specificall3, the Directorof the and Banage&ent 0$rea$. Thedecision of the Director, when appro%edb3 the D69R Secretar3, as to $estions offact, is concl$si%e $pon the co$rts.ands of the p$blic do&ain are classifiedinto 8 categories

71: Agric$lt$ral land72: +orest or ti&ber land7(: Bineral land78: 9ational parks

%-$ &+7 CO!#%"%.%"O!$0TIC*E AII

!ational $conomy and Patrimony

#ection 3' *ands of the pu'licdomain are classi=ed into agricultural,forest or tim'er, mineral lands, andnational parks. $gricultural lands ofthe pu'lic domain ma% 'e furtherclassi=ed '% la# according to the uses#hich the% ma% 'e de"oted. $liena'lelands of the pu'lic domain shall 'elimited to agricultural lands. -ri"atecorporations or associations ma% nothold such aliena'le lands of the pu'licdomain e&cept '% lease, for a periodnot e&ceeding t#ent%="e %ears,rene#a'le for not more than t#ent%="e %ears, and not to e&ceed onethousand hectares in area. Citi/ens ofthe -hilippines ma% lease not morethan ="e hundred hectares, or acquirenot more than t#el"e hectares thereof'% purchase, homestead, or grant.

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Taking into account therequirements of conser"ation, ecolog%,and de"elopment, and su'1ect to therequirements of agrarian reform, theCongress shall determine, '% la#, thesi/e of lands of the pu'lic domain

#hich ma% 'e acquired, de"eloped,held, or leased and the conditionstherefor.

#ection 4' The Congress shall, assoon as possi'le, determine '% la# thespeci=c limits of forest lands andnational parks, marking clearl% their'oundaries on the ground. Thereafter,such forest lands and national parksshall 'e conser"ed and ma% not 'eincreased nor diminished, e&cept '%la#. The Congress shall pro"ide, forsuch period as it ma% determine,measures to prohi'it logging inendangered forests and #atershedareas.

A. Classes 0; Lan3s

Pu"lic )gricultural 'ands

COMMO!/$A)%- AC% !O' &4&$N $CT TO $?ENB $NB CO?-I*ET!E *$JS 0E*$TIKE TO *$NBS O+

T!E -D(*IC BO?$IN

#$C' 6' The -resident, upon therecommendation of the Secretar% of$griculture and Commerce, shall fromtime to time classif% the lands of thepu'lic domain into a4 $liena'le or disposa'le,'4 Tim'er, andc4 ?ineral lands,and ma% at an% time and in a likemanner transfer such lands from oneclass to another, for the purposes oftheir administration and disposition.

#$C' 7' +or the purposes of theadministration and disposition ofaliena'le or disposa'le pu'lic lands,the -resident, upon recommendation'% the Secretar% of $griculture andCommerce, shall from time to timedeclare #hat lands are open to

disposition or concession under this$ct.

#$C' 5' $n% tract of land of thepu'lic domain #hich, 'eing neithertim'er nor mineral land, is intended to

'e used for residential purposes or forcommercial, industrial, or otherproducti"e purposes other thanagricultural, and is open to dispositionor concession, shall 'e disposed ofunder the pro"isions of this chapterand not other#ise.

#$C' 5+' The lands disposa'leunder this title shall 'e classi=ed asfollo#sa4 *ands reclaimed '% the;o"ernment '% dredging, =ling, orother means'4 +oreshore may be disposed ofonly by lease Imperial %( C). Fe"( //0/111:c4 ?arsh% lands or lands co"ered#ith #ater 'ordering upon the shoresor 'anks of na"iga'le lakes or ri"ersd4 *ands not included in an% of

the foregoing classes.

Rules on t!e &isposition and2ploitation of )gricultural 'ands oft!e Pu"lic &omain!

"ualified individual! &a3 ac$ire a &a'i&$& of 12

hectares &a3 lease a &a'i&$& of )CC

hectares

#rivate corporations or associations!

&a3 not ac$ire

&a3 lease a &a'i&$& of 1,CCC

hectares for a period of 2) 3ears,renewable for another 2) 3ears

Aliens!

cannot ac$ire nor lease

Rules on t!e &isposition and2ploitation of Pri%ate 'ands 7lands ofpri%ate ownership:

Filipino citi$ens!

&a3 ac$ire

&a3 lease

Filipino corporations or associations!

&a3 ac$ire

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&a3 lease

Aliens!

cannot ac$ire, b$t &a3 lease

howe%er, the lease &$st

not be to s$ch an e'tentthat the lessor is %irt$all3

depri%ed of all rights ofownership and is al&osttanta&o$nt to an alienationof propert3

e'ceptions

a. hereditar3 s$ccessionb. for&er nat$ral/born +ilipino

citi=ensi. $rban land L ),CCC &2ii. r$ral land L ( hectares

(ONTANO V. INSULAR GOVERN(ENT!# PHIL. -


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3:F4 in slope, are needed for forestpurposes, and ma% not, therefore, 'eclassi=ed as aliena'le and disposa'leland, to #it34 $reas less than 25@ hectares#hich are far from, or are not

contiguous #ith, an% certi=edaliena'le and disposa'le land24 Isolated patches of forest of atleast ="e 54 hectares #ith rock%terrain, or #hich protect a spring forcommunal use64 $reas #hich ha"e alread% 'eenreforested74 $reas #ithin forest concessions#hich are tim'ered or ha"e goodresidual stocking to support ane&isting, or appro"ed to 'eesta'lished, #ood processing plant54 0idge tops and plateausregardless of si/e found #ithin, orsurrounded #holl% or partl% '%, forestlands #here head#aters emanate84 $ppropriatel% located roadrightsor#a%94 T#ent%meter strips of landalong the edge of the normal high#aterline of ri"ers and streams #ithchannels of at least ="e 54 meters#ide:4 Strips of mangro"e ors#amplands at least t#ent% 2@4meters #ide, along shorelines facingoceans, lakes, and other 'odies of#ater, and strips of land at leastt#ent% 2@4 meters #ide facing lakes)4 $reas needed for otherpurposes, such as national parks,national historical sites, game refugesand #ildlife sanctuaries, forest stationsites, and others of pu'lic interestand3@4 $reas pre"iousl% proclaimed '%the -resident as forest reser"es,national parks, game refuge, 'irdsanctuaries, national shrines, national

historic sites-ro"ided, That in case an area fallingunder an% of the foregoing categoriesshall ha"e 'een titled in fa"or of an%person, steps shall 'e taken, if pu'licinterest so requires, to ha"e said titlecancelled or amended, or the titledarea e&propriated.

Mineral 'ands

R$P.1)"C AC% !O' 7+4,P2iliine Mining Act of &++5'

#ec' 3' Denition of Terms. - $sused in and for purposes of this $ct,the follo#ing terms, #hether insingular or plural, shall mean

aa4 ?inerals refers to allnaturall% occurring inorganicsu'stance in solid, gas, liquid, or an%intermediate state e&cluding energ%materials such as coal, petroleum,natural gas, radioacti"e materials, andgeothermal energ%.a'4 ?ineral agreement means a

contract 'et#een the go"ernment anda contractor, in"ol"ing mineralproductionsharing agreement, coproduction agreement, or 1oint"enture agreement.ac4 Mineral land means an%area #here mineral resources arefound.ad4 Mineral resource meansan% concentration of mineralsrocks#ith potential economic "alue.ae4 ?ining area means a portionof the contract area identi=ed '% thecontractor for purposes of de"elopment, mining, utili/ation, andits sites for support facilities or in theimmediate "icinit% of the miningoperations.af4 ?ining operation meansmining acti"ities in"ol"ing e&ploration,feasi'ilit%, de"elopment, utili/ation,and processing.

National Par3s

R$P.1)"C AC% !O' 756!ational "ntegrated Protected

Areas #ystem Act of &++,

#ec' 4' Denition of Terms. -+or purposes of this $ct, the follo#ingterms shall 'e de=ned as follo#s

'4 Protected area refers toidenti=ed portions of land and #ater

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set aside '% reason of their uniqueph%sical and 'iological signi=cance,managed to enhance 'iologicaldi"ersit% and protected againstdestructi"e human e&ploitation

c4 1uer ones are identi=edareas outside the 'oundaries of andimmediatel% ad1acent to designatedprotected areas pursuant to Section :that need special de"elopment controlin order to a"oid or minimi/e harm tothe protected area

e4 !ational ar refers to aforest reser"ation essentiall% ofnatural #ilderness character #hichhas 'een #ithdra#n from settlement,occupanc% or an% form of e&ploitatione&cept in conformit% #ith appro"edmanagement plan and set aside assuch e&clusi"el% to conser"e the areaor preser"e the scener%, the naturaland historic o'1ects, #ild animals andplants therein and to pro"ideen1o%ment of these features in suchareas

f4 !atural monument is arelati"el% small area focused onprotection of small features to protector preser"e nationall% signi=cantnatural features on account of theirspecial interest or uniquecharacteristics

g4 !atural (iotic area is anarea set aside to allo# the #a% of lifeof societies li"ing in harmon% #ith theen"ironment to adopt to moderntechnolog% at their pace

h4 !atural ar is a relati"el%large area not materiall% altered '%human acti"it% #here e&tracti"eresources uses are not allo#ed and

maintained to protect outstandingnatural and scenic areas of national orinternational signi=cance forscienti=c, educational andrecreational use

i4 Protectedlandscaes8seascaes are areas ofnational signi=cance #hich are

characteri/ed '% the harmoniousinteraction of man and land #hilepro"iding opportunities for pu'licen1o%ment through recreation andtourism #ithin the normal lifest%le andeconomic acti"it% of these areas

14 Resources reser9e is ane&tensi"e and relati"el% isolated anduninha'ited are normall% #ith di


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esta'lishment and operationali/ationof the S%stem shall in"ol"e thefollo#ing

a4 $ll areas or islands in the-hilippine proclaimed, designated or

set aside, pursuant to a la#,presidential decree, presidentialproclamation or e&ecuti"e order asnational park, game refuge, 'ird and#ildlife sanctuar%, #ilderness are,strict nature reser"e, #atershed,mangro"e reser"e, =sh sanctuar%,natural and historical landmark,protected and managedlandscapeseascapes as #ell asidenti=ed "irgin forests 'efore thee


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e4 Dpon receipt of therecommendations of the BEN0 the-resident shall issue a presidentialproclamation designating therecommended areas as protectedareas and pro"iding for measures for

their protection until such time #henCongress shall ha"e enacted a la#=nall% declaring such recommendedareas as part of the integratedprotected area s%stem and

f4 Thereafter, the -resident shallsend to the Senate and the !ouse of0epresentati"es his recommendations#ith respect to the designations asprotected areas or reclassi=cation ofeach area on #hich re"ie# has 'eencompleted, together #ith maps andlegal description of 'oundaries. The-resident, in his recommendation,ma% propose the alteration of e&isting'oundaries of an% or all proclaimedprotected areas, additional of an%contiguous area of pu'lic land ofpredominant ph%sical and 'iological"alue. Nothing contained herein shalllimit the -resident to propose. as partof this recommendation to Congress,additional areas #hich ha"e not 'eendesignated, proclaimed or set aside '%la#, presidential decree, proclamationor e&ecuti"e order as protected areas.

#ec' 6' Additional Areas to beIntegrated to the System. -Not#ithstanding the esta'lishment ofthe initial component of the S%stem,the Secretar% shall propose theinclusion in the S%stem of additionalareas #ith outstanding ph%sicalfeatures, anthropological signi=canceand 'iological di"ersit% in accordance#ith the pro"isions of Section 5d4.

#ec' 7' Disestablishment as

Protected Area. - Jhen in the opinionof the BEN0 a certain protected areashould 'e #ithdra#n ordisesta'lished, or its 'oundariesmodi=ed as #arranted '% a stud% andsanctioned '% the ma1orit% of themem'ers of the respecti"e 'oards forthe protected area as hereinesta'lished in Section 33, it shall, in

turn, ad"ice Congress.Bisesta'lishment of a protected areaunder the S%stem or modi=cation ofits 'oundar% shall take e


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354 E&ercise e&clusi"e 1urisdictionon the management and disposition ofall lands of the pu'lic domain andser"e as the sole agenc% responsi'lefor classi=cation, su'classi=cation,sur"e%ing and titling of lands in

consultation #ith appropriateagencies

C2ater 4 < %-$ D$PAR%M$!%F"$)D OFF"C$#

#ec' ,,' Pro"incial and#ommunity $%ices. - The Naturalresources pro"incial and communit%o#ec' ,' The 'and (egistration

Authority. - The *and 0egistration$uthorit%, hereinafter referred to asthe $uthorit% shall continue toe&ercise its po#ers and functionsunder e&isting la# on the *and Titlesand Beeds 0egistration $uthorit% and

those #hich ma% hereafter 'epro"ided '% la#.

#ec' ,+' $rgani&ationalStructure. - The $uthorit% shall 'eheaded '% an $dministrator #ho shall

'e assisted '% t#o 24 Beput%$dministrators, all of #hom shall 'eappointed '% the -resident upon therecommendation of the Secretar%.

#ec' 30' (eorgani&ation of(egistry $%ices in the )ational#apital (egion. - The 0egistries ofBeeds in the National Capital 0egionis here'% reorgani/ed as follo#s34 The 0egistries of Beeds in thecities of ?anila, >ue/on, -asa% andCaloocan shall 'e maintained24 There is here'% created0egistries of Beeds in the?unicipalities of Na"otas, ?ala'on,Kalen/uela, ?andalu%ong, San Luan,?arikina, *as -inas and -aranaque#ith 1urisdiction o"er their respecti"emunicipalities64 The 0egistr% of Beeds of -asigshall 'e maintained #ith 1urisdictiono"er the ?unicipalities of -asig,Taguig and -ateros and74 The 0egistr% of Beeds of

?akati shall ha"e 1urisdictiono"er the municipalities of?akati and ?untinlupa.

C. The P09er 20 Re/lass4;

C0n1ers40n act or process of changingthe c$rrent $se of a piece of agric$lt$ralland into so&e other $se as appro%ed b3the DAR

Re/lass4;4/a240n agric$lt$ral land isHchangedJ into residential, co&&ercial, or

ind$strial p$rposes b3 the F thro$gh ad$l3/enacted ordinance

R$P.1)"C AC% !O' 7&60)ocal =o9ernment Code

Sec. 2@. Reclassi?cation of)ands' a4 $ cit% or municipalit%ma%, through an ordinance passed '%the sanggunian after conducting

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pu'lic hearings for the purpose,authori/e the reclassi=cation ofagricultural lands and pro"ide for themanner of their utili/ation ordisposition in the follo#ing cases 34#hen the land ceases to 'e

economicall% feasi'le and sound foragricultural purposes as determined'% the Bepartment of $griculture or24 #here the land shall ha"esu'stantiall% greater economic "aluefor residential, commercial, orindustrial purposes, as determined '%the sanggunian concerned -ro"ided,That such reclassi=cation shall 'elimited to the follo#ing percentage ofthe total agricultural land area at thetime of the passage of the ordinance

34 +or highl% ur'ani/ed andindependent component cities,=fteen percent 35F4

24 +or component cities and =rstto the third class municipalities, tenpercent 3@F4 and

64 +or fourth to si&th classmunicipalities, ="e percent 5F4-ro"ided, further, That agriculturallands distri'uted to agrarian reform'ene=ciaries pursuant to 0epu'lic $ctNum'ered Si&t%si& hundred =ft%se"en 0.$. No. 88594. other#isekno#n as The Comprehensi"e$grarian 0eform *a#, shall not 'ea


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%+' A//re240n

4hen soil and earth, weeds and otherdeposits are washed awa3 fro& other placesand grad$all3 settle down and attachthe&sel%es to one*s land that $sed to borderon a strea& or local bod3 of water, theowner of the land beco&es the owner of theadditional areas th$s for&ed. 7Art. 8)" 9##:It can not be in%oked for areas fronting theseashore as all$%ial for&ations beco&e partof the p$blic do&ain. Does not appl3 also tolands ad5oining a pond or lagoon withrespect to land left dr3 b3 the nat$raldecrease of water. If the accretion is for&edwith the inter%ention of &an, beco&es partof the p$blic do&ain. ands ac$ired b3accretion &$st still be registered to confir&and protect the title of the owner. 7also Art

81 9## re shifting co$rse of ri%erbeds:

%*' Re/la8a240n

+illing of s$b&erged land b3 deliberateact and reclai&ing title thereto. In thePhilippines, it is onl3 the go%ern&ent thatcan assert title to reclai&ed land.

%-' Pr41a2e Gran2 0r V0lun2ar Trans;er

It is the $s$al &eans b3 which title toland is transferred b3 the owner hi&self or

his d$l3 a$thori=ed representati%e. #onsentof the grantor is an essential ele&ent. Thistransfer is gi%en effect b3 the %ol$ntar3e'ec$tion of a deed of con%e3ance in certainprescribed for&, co&pleted b3 recording orregistration thereof in a p$blic office. Thelegal title to the land does not pass $ntil thecon%e3ance shall ha%e been registered or&ade of p$blic record.

%6' In10lun2ar Al4ena240n

Transfers that do not re$ire the

consent or cooperation of the owner of theland. 7i.e. e'propriation, conde&nation,e&inent do&ain, escheats, forfeit$re,foreclos$re,: Fnder this &ode of ac$iringland, the p$rchasers are generall3 s$b5ect tothe r$le of caveat emptor.

%


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appearing on the face of the certificate.7#ino v. 'A:

It &$st be stressed that theTorrens s3ste& does 9;T create or %esttitle, and has ne%er been recogni=ed as a

&ode of ac$iring ownership.

ALBA V. DE LA CRU!< PHIL *& %!&!"'

+A#TS Agric$lt$ral land in 0$lacan wasregistered in the na&es of the petitionersre3 3 Alba on +eb. 12 1C! b3 T# decree.Their parents had obtained the land b3p$rchase in 1!8 as e%idenced b3 a p$blicdoc$&ent. ;n -$ne 1, 1C! de la #r$=asked for a re%ision of the case on the

gro$nds that he is the absol$te owner of twoof the lands in $estion, alleging that thedegree of registration o%er those lands wasobtained &alicio$sl3 and fra$d$lentl3.

PINO V. CA!&$ SCRA *+* %!&&!'

+A#TS S$b5ect lot was originall3 owned b3spo$ses -$an and Rafaela. 4hen -$an diedownership was transferred to Rafaela andher two sons Ra3&$ndo and #icero. The lotwas then sold to Rafaela who ac$ired titlethereto. She first sold a portion of the lot in1", then sold the other portion later.;wnership was e%ent$all3 sold to Pino who

registered the sale in 1"C. In 1!C #icerodied and his heirs instit$ted s$it for n$llit3and recon%e3ance against Pino.

ISSF6 4;9 Pino is an innocent p$rchaserfor %al$e.RFI9 Ees. 4here the certificate of titleis in the hands of the %endor when the landis sold, the %endee for %al$e has the right to

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rel3 on what appears on the certificate oftitle. In the absence of an3thing to e'cite oraro$se s$spicion, the %endee is $nder noobligation to look be3ond the certificate andin%estigate the title of the %endor.

The &ain p$rpose of the Torrenss3ste& is to a%oid possible conflicts of titleto real estate and to facilitate transactionsrelati%e thereto b3 gi%ing the p$blic the rightto rel3 $pon the face of the T#T anddispense with the need for in$iring f$rthere'cept when the part3 concerned has act$alknowledge of facts and circ$&stances thatsho$ld i&pel a reasonabl3 ca$tio$s &an to&ake s$ch f$rther in$ir3.

The action had alread3 prescribedbeca$se it was filed 1) 3ears after the saleand iss$ance of T#T in 1". The re&ed3for the petitioner is to bring action forda&ages against those who ca$sed the

fra$d.

CRU V. CA %NOV. 6) !&&


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f$ll3 aware of another person*s possessionof the lot he p$rchased. ;ne who b$3switho$t checking the %endor*s title takes allthe risks and losses conse$ent to s$chfail$re.

Nature of proceedings

A land registration proceeding is inrem, and therefore, the decree ofregistration is binding $pon and concl$si%eagainst all persons, incl$ding theo%ern&ent and its branches. This isirrespecti%e of whether or not the3 werepersonall3 notified of the filing of theapplication for registration or ha%eappeared and filed an answer to saidapplication since all persons are

considered as notified b3 the p$blicationre$ired b3 law. 7'acho v. 'A) Note!owe%er0 that in instances where thepropert3 so$ght to be registered is0//u54e3 5ers0ns 02her 2han 2here74s2ran2, &ere notice b3 p$blication isn02 su;;4/4en2 the3 &$st be gi%en act$aland personal notice. Boreo%er, anallegation of occ$panc3 b3 s$ch persons&$st be stated in the petition forregistration. +ail$re to co&pl3 with thesere$ire&ents will render the iss$ed decrees$sceptible to a petition for reopening or

re%iew of the decree of registration. +eesubseuent discussion under #art -. F./0).

A decree of registration ac$iresfinalit3 and thereb3 beco&es 4n3e;eas4le$pon the lapse of one 3ear fro& entr3thereof. ;nce s$ch decree beco&es final,it is dee&ed concl$si%e not onl3 on the$estions act$all3 contested anddeter&ined b$t also $pon all &atters that&ight be litigated or decided in the land

registration proceedings. 7'acho v. 'A)

SAFONAS V. CA

+A#TS F3chocde spo$ses sold the land tospo$ses Sa5onas in 1!8 who had theirad%erse clai& d$l3 registered. Fpon f$llpa3&ent, the sale was registered in A$g. 2!,

1!).


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A land registration proceeding is H inremJ and therefore the decree of registrationis binding $pon and concl$si%e against allpersons incl$ding the o%ern&ent and itsbranches irrespecti%e whether or not the3were personall3 notified of the filing of theapplication for registration or ha%e appearedand filed an answer to said applicationbeca$se all persons are considered asnotified b3 p$blication re$ired b3 law.+$rther &ore, a decree of registration thathas beco&e final shall be dee&edconcl$si%e not onl3 on the $estions act$all3contested and deter&ined b$t also $pon all&atters that &ight be litigated or decided inthe land registration proceedings with thecertification d$l3 iss$ed b3 the then andRegistration #o&&ission 7now 9ationaland Titles and Deeds Registration

Ad&inistration: there is no do$bt that

decrees of registration ha%e in fact beeniss$ed in the case at the bench. Also, s$chdecrees attained finalit3 $pon the lapse ofone 3ear fro& entr3 thereof. To allow thefinal decrees to once again be s$b5ect to theconditions set forth in 'acho v. *+wo$ld betanta&o$nt to setting aside the decreeswhich cannot be reopened after the lapse ofone 3ear fro& the entr3 thereof. S$ch actionwo$ld definitel3 r$n co$nter to the %er3p$rpose of the Torrens S3ste&.

SPOUSES LEBURADA V. LRA#$< SCRA +++ %!&&$'

+A#TS T# ordered RA to iss$e a degreeof registration in fa%or of the spo$seseb$rada. RA ref$sed on the gro$nds thatits i&&ediate iss$ance wo$ld res$lt in thed$plication of titles o%er the sa&e parcel ofland. RA fo$nd that the title iss$ed for thelot co$ld not be fo$nd beca$se the T#Tco%ering the& was inco&pleteO $nreadable.It was waiting for better copies fro& thePasig register of deeds before proceeding

f$rther.

ISSF6 4;9 RA can be co&pelled b3&anda&$s to iss$e the decree.

RFI9 9;. A 5$dg&ent of registrationdoes not beco&e e'ec$tor3 $ntil after thee'piration of one 3ear after the entr3 of thefinal decree of registration. Tr$e, landregistration is an in remproceeding and is

binding $pon and concl$si%e against allpersons incl$ding the go%ern&ent, howe%era co$rt has no 5$risdiction to order theregistration of a land alread3 decreed in anearlier land registration case. The RA is&andated to refer to the T# an3 do$bt it&a3 ha%e in regard to the preparation andiss$ance of a decree of registration. As theiss$ance of the decree is a 5$dicial act andnot &erel3 &inisterial, it &a3 not beco&pelled thro$gh &anda&$s. i%en theabo%e, that RA hesitates to iss$e a decreeof registration is $nderstandable. 70$t toa%oid &$ltiplicit3 of s$its, S# ordered RA tos$b&it its report to the T# within C da3s:

B. The Lan3 Re74s2ra240nA384n4s2ra240n

PR$#"D$!%"A) D$CR$$ !O' &5,+AM$!D"!= A!D COD"F>"!= %-$

)A/# R$)A%";$ %OR$="#%RA%"O! OF PROP$R%>A!D FOR O%-$R P.RPO#$#

SECTION ). @uali?cations ofRegisters of Deeds and DeutyRegisters of Deeds' No personshall 'e appointed 0egister of Beedsunless he has 'een admitted to thepractice of la# in the -hilippines andshall ha"e 'een actuall% engaged insuch practice for at least three %earsor has 'een emplo%ed for a like periodin an% 'ranch of go"ernment thefunctions of #hich include theregistration of propert%.

The Beput% 0egister of Beedsshall 'e a mem'er of the -hilippine(ar. -ro"ided, ho#e"er, that no0egister of Beeds or Beput% 0egisterof Beeds holding o


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instruments a


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from time to time, 'e assigned to him'% the Commissioner.

$:$C.%";$ ORD$R !O' ,+,ADM"!"#%RA%";$ COD$ OF &+7

(OOM IK, TIT*E IIIC!$-TE0 ) )A!DR$="#%RA%"O! A.%-OR"%>

SECTION 2:. %2e )and RegistrationAut2ority' The *and 0egistration$uthorit%, hereinafter referred to asthe $uthorit% shall continue toe&ercise its po#ers and functionsunder e&isting la# on the *and Titlesand Beeds 0egistration $uthorit% andthose #hich ma% hereafter 'e

pro"ided '% la#.

SECTION 2). Organiational#tructure. The $uthorit% shall 'eheaded '% an $dministrator #ho shall'e assisted '% t#o 24 Beput%$dministrators, all of #hom shall 'eappointed '% the -resident upon therecommendation of the Secretar%.

SECTION 6@. Reorganiation ofRegistry Oices in t2e !ationalCaital Region' The 0egistries of

Beeds in the National Capital 0egionis here'% reorgani/ed as follo#s34 The 0egistries of Beeds in thecities of ?anila, >ue/on, -asa% andCaloocan shall 'e maintained24 There is here'% created0egistries of Beeds in the?unicipalities of Na"otas, ?ala'on,Kalen/uela, ?andalu%ong, San Luan,?arikina, *as -ias and -araaque#ith 1urisdiction o"er their respecti"emunicipalities64 The 0egistr% of Beeds of -asigshall 'e maintained #ith 1urisdictiono"er the ?unicipalities of -asig,Taguig and -ateros and74 The 0egistr% of Beeds of ?akati shall ha"e 1urisdiction o"er themunicipalities of ?akati and?untinlupa.

C. FURISDICTION O THE COURTS

1A%A# PAM1A!#A 1)=' &,+A! AC% R$OR=A!""!= %-$G.D"C"AR> APPROPR"A%"!=F.!D# %-$R$FOR A!D FOR

O%-$R P.RPO#$# (As Amendedby RA 7691)

SECTION 67. Delegated Hurisdictionin cadastral and land registrationcases. ?etropolitan Trial Courts,?unicipal Trial Courts, and ?unicipalCircuit Trial Courts ma% 'e assigned'% the Supreme Court to hear anddetermine cadastral or landregistration cases co"ering lots #herethere is no contro"ers% or opposition,or contested lots the "alue of #hich

does not e&ceed -3@@,@@@, such "alueto 'e ascertained '% the a


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Courts are required to e&ercisedelegated 1urisdiction o"er petitionssu'sequent to original registration.

2. $ +irst *e"el Court should not'e placed in a situation #here, indisposing of a matter su'sequent to

registration, it #ill ha"e to consult therecords of another Court #hichgranted the original registration.

6. To require +irst *e"el Courts tohandle petitions after originalregistration #ould undul% increasetheir dockets alread% loaded #ithcases co"ered '% 0$ 98)3, the la# ontheir e&panded 1urisdiction.Therefore, matters su'sequent to theoriginal registration determined '%

Second *e"el Courts, includingpetitions for reconstitution of losttitles, should not 'e unloaded to the+irst *e"el Courts. The Second *e"elCourts are here'% directed to takecogni/ance of and e&ercise 1urisdictiono"er such matters.

: 4hich co$rt has 5$risdiction o%er&atters s$bse$ent to the originalregistrationQ

A: RT#

S$ch cases are to be filed and entitled

in the original case in which thedecree of registration was entered.7+ec. 123, #D 1456:

These incl$de the ff

Petition to co&pel s$rrender of

withheld owner*s d$plicatecertificate of title

Petition for a&end&ent or

alteration of certificates Petition for iss$ance of a new

owner*s d$plicate certificate incase of loss or theft

Petition for reconstit$tion of lost or

destro3ed ;#T

(OSCOSO VS. COURT O APPEALS

+A#TS Petitioner applied for landregistration of a 1,18" s$are &etersresidential lot, clai&ing that she inherited thesa&e fro& her father. The written opposition

howe%er s$bstantiall3 allege that theoppositors ac$ired ownership of the sa&ethro$gh a deed of donation.

The trial co$rt rendered a decisiondirecting that the title o%er the land sho$ldbe registered in the na&e of the co/ownership of 71: Andrea B. Boscoso for1(O18 share? and 72: Ba'i&ina . Boron for1O18 share, s$b5ect to the reser%ation of aroad right/of/wa3 in fa%or of the go%ern&entof the Philippines. Ba'i&ina*s share wasbased on a power of attorne3 e'ec$ted inher fa%or which was treated as a recognitionof her stat$s as a nat$ral child.

ISSF6 4;9 the #o$rt of +irst Instance,acting as a land registration co$rt, has

5$risdiction to pass $pon the iss$e ofwhether the oppositor is the acknowledgednat$ral child of Pasc$al Bonge


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that the party has proper title for registration.7Section (", Act 8.:

In an3 e%ent, as the S$pre&e #o$rtsaid in 9icanor T. Santos %s. Rosa ana3o,/(1!)8, Sept. , 1"2, 11 S#RA 8(1,78hether a particular matter should beresolved by the 'ourt of First -nstance in theexercise of its general jurisdiction or of itslimited jurisdiction as a special court/#robate, 9and (egistration, etc.) is inreality not a jurisdictional uestion. -t is inessence a procedural uestion in%ol%ing a&ode of practice which &a3 be wai%ed.@

;0IT6R :he proceedings for theregistration of title to land under the :orrenssystem is an action in rem, not in personam,hence, personal notice to all clai&ants of theres is not necessar3 to gi%e the co$rt

5$risdiction to deal with and dispose of the

res, and neither &a3 lack of s$ch personalnotice %itiate or in%alidate the decree or titleiss$ed in a registration proceeding, for theState, as so%ereign o%er the land sit$atedwithin it, &a3 pro%ide for the ad5$dication oftitle in a proceeding in remor in the nat$reof a proceeding in rem, which shall bebinding $pon all persons, known or$nknown.

AVERIA FR. VS. CAGUIOA!*6 SCRA *-& %!&$6'

+A#TS The petitioner/oppositor ref$sed toparticipate in the hearing of the registrationproceedings below, clai&ing the respondentco$rt, acting as a cadastral co$rt, had noco&petence to act $pon the said case $nderSection 112 of Act 8, beca$se of theabsence of $nani&it3 a&ong the parties asre$ired $nder Section 112 of the andRegistration Act. The respondent co$rt thenheld the hearing e' parte and later rendereda decision ordering the registration pra3edfor on the basis of the e%idence presented

b3 the pri%ate respondent herein.

ISSF6 whether or not the co$rt has5$risdiction to order the registration of a deedof sale which is opposed on the gro$nd ofan antecedent contract to sell.

title indicates originalregistration to ha%e been &ade on April 1,11".

The co$rt a $o resol%ed theconflicting clai&s in fa%or of pri%aterespondents.

ISSF6 0etween petitioners and pri%aterespondents, who ha%e the legal and %alidtitle to the two lots. 7;K6RAPPI9TIT6S:

______________________________________________________________________________________

39


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s title was iss$ed in 18C, it will benoted that petitioner>s title o%er ots 2(and 2) both with an area of ) s$are&eters was based on the #adastral S$r%e3of aloocan #it3, #adastral #ase 9o. (8,while pri%ate respondents> title was deri%edfro& ;#T 9o. 8 iss$ed on April 1, 11".In the case of #amintuan vs. +an Agustin,this #o$rt r$led that where two certificates7of title: p$rport to incl$de the sa&e land,the earlier in date pre%ails. . . . -n successiveregistrations, where more than onecertificate is issued in respect of a particularestate or interest in land, the personclaiming under the prior certificate is entitledto the estate or interest; and the person isdeemed to hold under the prior certificatewho is the holder of, or whose claim isderived directly or indirectly from the person

who was the holder of the earliest certificateissued in respect thereof. titlepre%ails o%er that of petitioner B4SS.

astl3, a certificate is not conclusiveevidence of title if it is shown that the sameland had already been registered and anearlier certificate for the same is inexistence. Since the land in $estion hasalread3 been registered $nder ;#T 9o. 8dated April 1, 11", the s$bse$entregistration of the sa&e land on Ba3 (, 11"is n$ll and %oid.@

Tho$gh petitioner Bascarias &a3be a p$rchaser for %al$e and in good faith,b$t whose title, which is onl3 a deri%ati%e ofthe %oid ;#T 9o. 8 dated Ba3 (, 11",his title co$ld not possibl3 be of force andeffect &ore than its parent title.

TAGAYTAYTAAL TOURISTDEVELOP(ENT CORPORATION 1s.

COURT O APPEALS %#s petition for the cancellation of T#T 9o.T/!1 and T#T 9o. T/!1" in the na&e ofpetitioner and the iss$ance of new ones inthe na&e of respondent #it3 despite serio$s

opposition b3 petitioner


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7for&erl3 Sec. "! and Sec. 112 of Act 8:can be taken cogni=ance of b3 the RT#sitting as a land registration or cadastralco$rt. Relief $nder said sections can onl3 begranted if there is $nani&it3 a&ong theparties, or that there is no ad%erse clai& orserio$s ob5ection on the part of an3 part3 ininterest? otherwise, the case beco&escontro%ersial and sho$ld be threshed o$t inan ordinar3 case or in the case where theincident properl3 belongs.

Also, RT#/#a%ite, sitting as a landregistration or cadastral co$rt, co$ld notha%e ordered the iss$ance of newcertificates of title o%er the properties in thena&e of respondent #it3 if the delin$enc3sale was in%alid beca$se said properties areact$all3 located in the &$nicipalit3 of Talisa3,0atangas, not in Taga3ta3 #it3.

ESTATE O FACOB V. CA%#$+ SCRA *# >lg. 156, jurisdiction over thecase is clearly vested in the (egional :rial'ourt of $e=on #it3 as pro%ided in par. 72:,Sec. 1, 0P 0lg. 12.

Boreo%er, the Regional Trial #o$rt

has 5$risdiction o%er the petition as it may beconsidered only as a continuation of theoriginal proceeding for cancellation of titlewhich in view of its non?litigious character issummary in nature. +$rther&ore, $nder Sec.2 of PD 1)2, a Regional Trial #o$rt, like theRT# of $e=on #it3 which iss$ed a new titleto respondent Kirginia T$gbang in lie$ of theold one, has the a$thorit3 to act not onl3 onapplications for original registration b$t alsoo%er all petitions filed after originalregistration of title, with power to hear anddeter&ine all $estions arising fro& s$ch

applications or petitions.As to whether s$ch an action sho$ld

be granted re$ires f$rther e%idence c$lledfro& a f$ll/blown trial.

%.(. &o. 1526@0 7s$bstantiall3 the sa&efacts:

Fnder Sec. )) of the andRegistration Act, as a&ended b3 Sec. )( ofPD 9o. 1)2, an original owner ofregistered land may see= the annulment ofthe transfer thereof on the ground of fraud

and the proper remedy is reconveyance.However, such remedy is without prejudiceto the rights of an innocent purchaser forvalue holding a certificate of title.

The other contro%ers3 lies in thefail$re of petitioner #it3 Treas$rer to notif3effecti%el3 the delin$ent ta'pa3er7Kalencia:, $nder the wrong pre&ise that the

______________________________________________________________________________________

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propert3 was still owned b3 the for&erregistered owner, Alberto Sta. Baria.

-n ascertaining the identity of thedelinuent taxpayer, for purposes ofnotifying him of his tax delinuency and the

prospect of a distraint and auction of hisdelinuent property, petitioner 'ity :reasurershould not have simply relied on the taxdeclaration.

IV. ORIGINAL REGISTRATIONPROCEEDINGS

Summar$ of Procedure:1. +iling of application L ) da3s

2. #o$rt iss$es an order setting date andho$r of initial hearing not less than 8)da3s, b$t not &ore than C da3s fro&date of order

(. 9otice of initial hearing b3 p$blication,&ailing and posting.

PF0I#ATI;9

;.. and newspaper of

general circ$lation

BAII9

to persons na&ed in the

application 7within " da3s afterp$blication of notice in ;..:

to DP4


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their predecessor. The fact that the lawpro%ides for the appoint&ent of a legalad&inistrator for the li$idation of thedeceased>s propert3, and the partitiona&ong his heirs, does not depri%e the heirsof the right to inter%ene in the ad&inistrationof said propert3 for the protection of theirinterests. predecessor ininterest, clai&ing se%eral parcels of land asthe propert3 of said estate, e%en when theafore&entioned ad&inistrator consents to itsbeing stricken o$t

SANTIAGO V. CRU!& PHIL. !*- %!&!!'

0eca$se applicants own &erel3 an$ndi%ided share, less than fee si&ple, in theland described in the application, theapplication sho$ld be dis&issed, witho$tpre5$dice to the right of the %ario$s ownersof the $ndi%ided interests in the land, jointlyto present a new application for registration.

C424ensh45

As a general r$le, onl3 indi%id$als,corporations or associations $alified toac$ire or hold lands of the p$blic do&ainare $alified to be transferees of pri%atelands, i.e. +ilipino citi=ens. 7Sec. 12, Art.XII, 1!" #onst.: an=ing v. 9ui +he.


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ma% not hold such aliena'le lands ofthe pu'lic domain e&cept '% lease, fora period not e&ceeding t#ent%="e%ears, rene#a'le for not more thant#ent%="e %ears, and not to e&ceedone thousand hectares in area.

Citi/ens of the -hilippines ma% leasenot more than ="e hundred hectares,or acquire not more than t#el"ehectares thereof '% purchase,homestead, or grant..

Taking into account the requirementsof conser"ation, ecolog%, andde"elopment, and su'1ect to therequirements of agrarian reform, theCongress shall determine, '% la#, thesi/e of lands of the pu'lic domain#hich ma% 'e acquired, de"eloped,held, or leased and the conditionstherefor.

Sec. 5. The State, su'1ect to thepro"isions of this Constitution andnational de"elopment policies andprograms, shall protect the rights ofindigenous cultural communities totheir ancestral lands to ensure theireconomic, social, and cultural #ell'eing.

The Congress ma% pro"ide for theapplica'ilit% of customar% la#sgo"erning propert% rights andrelations in determining theo#nership and e&tent of ancestraldomain.

Sec. 9.Sa"e in cases of hereditar%succession, no pri"ate lands shall 'etransferred or con"e%ed e&cept toindi"iduals, corporations, orassociations quali=ed to acquire orhold lands of the pu'lic domain.

Sec. :. Not#ithstanding the pro"isions

of Section 9 of this $rticle, a natural'orn citi/en of the -hilippines #ho haslost its -hilippine citi/enship ma% 'e atransferee of pri"ate lands, su'1ect tolimitations pro"ided '% la#.

CA &4&

SEC. 32. $n% citi/en of the-hilippines o"er the age of eighteen%ears, or the head of a famil%, #hodoes not o#n more than t#ent%fourhectares of land in the -hilippines orhas not had the 'ene=t of an%

gratuitous allotment of more thant#ent%four hectares of land since theoccupation of the -hilippines '% theDnited States, ma% enter a homesteadof not e&ceeding t#ent%four hectaresof agricultural land of the pu'licdomain.

SEC. 22. $n% citi/en of la#ful ageof the -hilippines, and an% suchciti/en not of la#ful age #ho is a headof a famil%, and an% corporation orassociation of #hich at least si&t% percentum of the capital stock or of an%interest in said capital stock 'elongs#holl% to citi/ens of the -hilippines,and #hich is organi/ed andconstituted under the la#s of-hilippines, and corporate 'odiesorgani/ed in the -hilippinesauthori/ed under their charters to doso ma% purchase an% tract of pu'licagricultural land disposa'le under this$ct, not to e&ceed one hundred andfort%four hectares in the case of anindi"idual and one thousand andt#ent%four hectares in that of acorporation or association, '%proceeding as prescri'ed in thischapter -ro"ided, That partnershipsshall 'e entitled to purchase not toe&ceed one hundred and fort%fourhectares for each mem'er thereof. 'utthe total area so purchased shall in nocase e&ceed the one thousand andt#ent%four hectares authori/ed inthis section for associations andcorporations. Sec. 22 has been a&ended b3 Art. XII,

Sec. ( of the 1!" #onstit$tion

SEC. 26. No person, corporation,association, or partnership other thanthose mentioned in the last precedingsection ma% acquire or o#nagricultural pu'lic land or land of an%other denomination or classi=cation,#hich is at the time or #as originall%,

______________________________________________________________________________________

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reall% or presumpti"el%, of the pu'licdomain, or an% permanentimpro"ement thereon, or an% realright on such land and impro"ement-ro"ided, ho#e"er, That persons,corporations, associations or

partnerships #hich, at the date upon#hich the -hilippine Constitution tooke


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con5$gal propert3. To s$stain s$ch a theor3wo$ld per&it indirect contro%ersion of theconstit$tional prohibition. If the propert3were to be declared con5$gal, this wo$ldaccord to the alien h$sband a notins$bstantial interest and right o%er land, ashe wo$ld then ha%e a decisi%e %ote as to itstransfer or disposition. This is a right that the#onstit$tion does not per&it hi& to ha%e.

RELLOSA V. GAW CHEE HUN&+ PHIL. $# Biscellaneo$s Sales Application.

The second ele&ent is also absentsince corollar3 to the aforecited r$ling of theDA9R Secretar3, the petitioner can not a%erthat she was depri%ed of propert3 beca$seshe did not ha%e a real right o%er portion@A@.

Apropos the third ele&ent, the

records are bereft of an3 indication thatthere was fra$d in the iss$ance of thecertificates of title. As &atters stand, theprere$isites ha%e not been co&plied with.The petitioner>s reco$rse to Section (!wo$ld not ha%e prospered? accordingl3, therespondent co$rt>s dis&issal of petitioner>sco&plaint was proper.

Instead of in%oking Section (!, thepetitioner sho$ld ha%e pressed for thespeed3 resol$tion of her petition with theDA9R. The petitioner a%ers that since theone/3ear prescripti%e period for seeking

5$dicial relief pro%ided for in Sec. (! of theand Registration Act was abo$t to lapse,she was co&pelled to file the action to n$llif3said patent. The petitioner>s s$b&ission isnot correct.


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children of the deceased Al%aro 6s$i%el who had attained the age of &a5orit3, withthe e'ception of Al%aro and Re3naldo andtheir &other, Perpet$a Pada de Uaragosa7re&arried to 6d$ardo Uaragosa:, as nat$ralg$ardian of the two &inors, e'ec$ted a deedof sale con%e3ing their one/se%enthparticipation in the land to the +riasspo$ses. 76'hibit I:

;n ;ctober 2, 1)", in the aforesaidregistration proceedings, after d$e noticeand hearing, the #o$rt rendered 5$dg&entad5$dicating the land described in the plan6'hibit A in fa%or of the applicants andordering its registration in their na&e. Afterthe sa&e had beco&e final and e'ec$tor3,the #o$rt ordered the iss$ance of theDecree of Registration, and on Dece&ber11, 1)" the #hief of the eneral andRegistration ;ffice iss$ed Decree of

Registration 9o. C"! in fa%or of the +riasspo$ses.

;n Dece&ber !, 1)!, Rosario6s$i%el/on=ales, as the d$l3 appointedg$ardian of the &inors Re3naldo andRicardo 6s$i%el, filed a %erified petition toreopen the decree of registration on thegro$nd of fra$d beca$se it appears that,s$bse$ent to o$r decision, that is, on+ebr$ar3 1), 1)", the children of thedeceased Al%aro 6s$i%el who hadattained the age of &a5orit3, with thee'ception of Al%aro and Re3naldo and

their &other, Perpet$a Pada de Uaragosa7re&arried to 6d$ardo Uaragosa:, as nat$ralg$ardian of the two &inors, e'ec$ted a deedof sale con%e3ing their one/se%enthparticipation in the land to the +riasspo$ses. 76'hibit I:

;n ;ctober 2, 1)", in the aforesaidregistration proceedings, after d$e noticeand hearing, the #o$rt rendered 5$dg&entad5$dicating the land described in the plan6'hibit A in fa%or of the applicants andordering its registration in their na&e. Afterthe sa&e had beco&e final and e'ec$tor3,

the #o$rt ordered the iss$ance of theDecree of Registration, and on Dece&ber11, 1)" the #hief of the eneral andRegistration ;ffice iss$ed Decree ofRegistration 9o. C"! in fa%or of the +riasspo$ses.

;n Dece&ber !, 1)!, Rosario6s$i%el/on=ales, as the d$l3 appointedg$ardian of the &inors Re3naldo andRicardo 6s$i%el, filed a %erified petition to

reopen the decree of registration on thegro$nd of fra$d that applicants co&&ittedfra$d in obtaining said decree of registration,and s$ch fra$d consists of the following theherein applicants had falsel3 represented tothis


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ALBINO NICOLAS) ET AL. VS. THEDIRECTOR O LANDS)

& SCRA &+* %!&6+'

+A#TS Albino 9icolas, filed an applicationto register $nder the Torrens S3ste& twoparcels of land. ;n Dece&ber 1, 1)1,6$sebio #olo&a, also applied forregistration in fa%or, $nder the s3ste&, thessa&e parcels. 0efore the initial hearings ofthe two applications, $iller&o #a&$ngao7petitioner herein:, presented with theRegistration #o$rt, a written appearance,opposing the registration of ots 2, of bothPSFS, alleging that said lots belonged tohi&, ha%ing been awarded to hi& in Sales

Application 9o. 2C1 76/(!:. ThePro%incial +iscal, representing the Directorof ands, f iled an opposition to theapplications for registration, alleging that thelots, are p$blic lands and co%ered b3 Sales

Application 9o. 2C1 76/(!: of $iller&o#a&$ngao. ;n A$g$st 22, 1)2, the lowerco$rt iss$ed an ;rder of eneral Defa$lt inboth cases, e'cept as to the Director ofands. A hearing was s$bse$entl3 held,with notice thereof, sent onl3 to thePro%incial +iscal, as representati%e of theDirector of ands. 9o notice to $iller&o#a&$ngao, was gi%en, in spite of his writtenappearance and opposition to the

registration. -$dg&ent was rendered onSepte&ber 2C, 1)), ad5$dicating the landsapplied for, in fa%or of the applicants. The

5$dg&ent ha%ing beco&e final ande'ec$tor3 the co$rt a $o iss$ed an orderfor the iss$ance of a decree of registration.;n -an$ar3 21, 1), an ;rder of e%ictionwas directed against appellant, and it wasthe first ti&e he ca&e to know that adecision and decree had been rendered andiss$ed in the registration cases. #a&$ngaofiled a petition to set aside the decision. Theco$rt dis&issed the petition for re%iew.

ISSF6 4;9 there was act$al fra$d


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parte e%idence in sec$ring registration of thepropert3.

4ithin one 3ear fro& entr3 ofdecree, the Solicitor eneral filed a petitionfor re%iew of the decision and decree ofregistration on the gro$nd of act$al fra$d.The #o$rt of +irst Instance ga%e d$e co$rseto the petition and after hearing ordered thecancellation of the certificate of title in fa%orof applicant/appellant. Applicant/appellantappealed to the #o$rt of Appeals whichcertified the appeal to the S$pre&e #o$rt asin%ol%ing onl3 $estions of law.

ISSF6 4;9 there was act$al fra$d


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An action for recon%e3ance which ineffect seeks to $iet title to propert3 inone>s possession is 485res/r4524le.7Almar$a v. Arguelles, 14 +'(A @13)

&O:B! Recon%e3ance cannot be &ade

witho$t a s$r%e3 defining with precisionthe &etes and bo$nds of the area to berecon%e3ed.

(UNICIPALITY O VICTORIAS V. COURTO APPEALS %(ARCH +!) !&$


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An action for recon%e3ance, on theother hand, is a legal and e$itable re&ed3granted to the rightf$l owner of land wOc hasbeen wrongf$ll3 or erroneo$sl3 registered inthe na&e of another for the p$rpose ofco&pelling the latter to transfer of recon%e3the land to hi&. This action &a3 be filede%en after one 3ear fro&

Documents

Land Titles and Deeds CASES DIGEST.doc