SAN BEDA COLLEGE ALABANG

School of Law
LAND TITLES AND DEEDS
2B SY 2020-2021

Course Outline:

Introduction
• Alba v. Dela Cruz, G.R. No. 5246, September 16, 1910
• Republic v. Court of Appeals and Dela Rosa, G.R. No. L-43938, April 15, 1988

General Provisions
• Heirs of Pedro Lopez v. De Castro, G.R. No. 112905, February 3, 2000
• Spouses Laburada v. Land Registration Authority, G.R. No. 101387, G.R. No. 101387,
March 11, 1998
• Cruz v. Secretary of Environment and Natural Resources, G.R. No. 135385, December
6, 2000

The Land Registration Commission and Its Registries of Deeds

• Baranda v. Judge Gustilo, G.R. No. 81163, September 26, 1988
• Balbin v. Register of Deeds of Ilocos Sur, G.R. No. L-20611, May 8, 1969

Original Registration
a. Citizenship, in general
o 1987 Philippine Constitution, Article XII, Sections 2, 3, 7 and 8
o Foreign Investments Act (RA No. 7042, as amended), Sections 3 and 10; IRR of RA 7042,
Rule 1, Section 1

i. Natural Persons
• Philippine Banking Corporation v. Lui She, G.R. No. L-17587, September
12, 1967
Ø Investor’s Lease Act (RA No. 7652), Section 4
• Ramirez v. Vda. De Ramirez, G.R. No. L-27952, February 15, 1982
• Muller v. Muller, G.R. No. 149615, August 29, 2006
• Ting Ho v. Teng Gui, G.R. No. 130115, July 16, 2008

ii. Corporations
• Register of Deeds v. Ung Siu Si Temple, G.R. No. L-6776, May 21, 1955
• JG Summit Holdings, Inc. v. Court of Appeals, G.R. No. 124293, January
31, 2005
• Strategic Alliance Dev’t Corp. v. Radstock Securities Limited, G.R. No.
178158, December 4, 2009

o Condominium Act (RA No. 4726, Sections 2 and 5)

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 • Department of Justice Opinion Nos. 180 and 175, series of 1973, attached as Annex F
to HLURB Resolution No. R. 699-01

b. Judicial Confirmation of Imperfect or Incomplete Title

o CA 141, Sections 47-48
o PD 1529, Section 14(1)
• Secretary of the DENR v. Mayor Yap, G.R. No. 167707, October 8, 2008
• Martinez v. Court of Appeals, G.R. No. 170409, January 28, 2008
• Heirs of Malabanan v. Republic, G.R. No. 179987, April 29, 2009

c. Who May Apply – PD 1529

i. PD 1529, Section 14(1)
• In re: Application for Land Registration Suprema T. Dumo v. Republic of the
Philippines, G.R. No. 218269, June 6, 2018
• Director of Lands v. Intermediate Appellate Court, G.R. No. 73002, December 29,
1986
ii. PD 1529, Section 14(2),
o Civil Code Arts 1117-1131, 1133-1138, 1141
• Seminary of San Carlos v. Municipality of Cebu, G.R. No. L-4641,
March 13, 1911
Exceptions:
• PD 1529, Section 47
• Ramos v. Court of Appeals, G.R. No. 111027, February 3, 1999
• Civil Code, Art. 494
• Ceniza v. Court of Appeals, G.R. No. L-46345, January 30, 1990
• Heirs of Flores Restar v. Heirs of Dolores Cichon, G.R. No.
161720, November 22, 2005
iii. PD 1529, Section 14 (3)
• Civil Code, Articles 457-465
• Heirs of Emiliano Navarro v. Intermediate Appellate Court, G.R.
No. 68166, February 12, 1997
iv. PD 1529, Section 14 (4)
• Chavez v. Public Estates Authority and Amari Coastal Bay Development
Corporation, G.R. No. 133250, July 9, 2002
o Indigenous Peoples’ Rights Acts (RA No. 8371)

d. Where and what to file

o PD 1529, Sections 2, 7, 15, 17-19
• Divina v. Court of Appeals, G.R. No. 117734, February 22, 2001
• Republic v. Guinto-Aldana, G.R. No. 175578, August 11, 2010

e. Publication, Opposition and Default

o PD 1529, Sections 23-26
• Republic v. Herbieto, G.R. No. 156117, May 26, 2005
• Republic v. Hanover Worldwide Trading Corp., G.R. No. 172102, July 2, 2010

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 • Heirs of Lopez v. Enriquez, G.R. No. 146262, January 21, 2005
• Vergel v. Court of Appeals, G.R. No. 125154, September 28, 2001

f. Evidence
i. In General
• Tan v. De la Vega, G.R. No. 168809, March 10, 2006
ii. Spanish Titles and Unregistered Land
o PD 892
o PD 1529, Sections 3, 113
• Evangelista v. Santiago, G.R. No. 157447, April 29, 2005
iii. Certification by Bureau of Forestry
• Director of Lands v. Court of Appeals, G.R. No. 50340, December 26, 1984
• Tottoc v. Intermediate Appellate Court, G.R. No. 69969, December 20, 1989
iv. Tax Declaration
• Alba Vda. de Raz v. Court of Appeals, G.R. No. 120066, September 9, 1999
v. Possession
• South City Homes, Inc. v. Republic, G.R. No. 76564, May 25, 1990
vi. Possession v. Tax Declaration
• Palali v. Awisan, G.R. No. 158385, February 12, 2010
vii. Possession and Occupation
• Republic v. Alconaba, G.R. No. 155012, April 14, 2004.
viii. Prescription
• Republic v. Nicolas, G.R. No. 181435, October 2, 2017
ix. CENRO/PENRO Certification
• Republic v. T.A.N. Properties, Inc., G.R. No. 154953, June 26, 2008

g. Hearing, Judgment and Registration Decree

o PD 1529, Sections 27-34, 39
o Rules of Court, Rule 143
• Ting v. Heirs of Lirio, G.R. No. 168913, March 14, 2007

h. Remedies (in relation to Chapter VII)

1. New Trial
o Rules of Court, Rule 37
• Samson v. Court of Appeals, G.R. No. L-40771, January 29, 1986
2. Relief from Judgment
o Rules of Court, Rule 38
• National Power Corporation v. Court of Appeals, G.R. No. L-45664, January 29, 1993
3. Appeal
o Rules of Court, Rules 40-45
o PD 1529, Sec. 33
4. Petition for Review of Decree of Registration
o PD 1529, Sec. 32
• Crisologo v. Court of Appeals, L-33093, December 29, 1975
• Fil-Estate Management Inc. v. Trono, G.R. No. 130871, February 17, 2006

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 5. Action for Reconveyance
o Civil Code, Arts 1440-1457
o PD 1529, Sec. 96
• Marcopper Mining Corporation v. Garcia, G.R. No. L-55935, July 30, 1986
• Municipality of Victorias v. Court of Appeals, G.R. No. L-31189, March 31, 1987
• Esconde v. Hon. Barlongay, G.R. No. 67583, July 31, 1987
• Almarza v. Arguelles, G.R. No. L-49250, December 21, 1987
• Lopez v. Court of Appeals, G.R. No. 157784, December 16, 2008
• Heirs of Tranquilino Labiste v. Heirs of Jose Labiste, G.R. No. 162033 May 8, 2009
• Santos v. Heirs of Lustre, G.R. No. 151016, August 6, 2008
• Bautista-Borja v. Bautista, G.R. No. 136197, December 10, 2008
6. Action for Damages
• Pino v. Court of Appeals, G.R. No. 94114, June 19, 1991
7. Action for Reversion
• Republic v. Court of Appeals, G.R. No. L-45202, September 11, 1980
• Figuracion v. Spouses Libi, G.R. No. 155688, November 28, 2007
8. Assurance Fund
o PD 1529, Secs. 93-102
• Spouses De Guzman v. The National Treasurer, G.R. No. 143281, August 3, 2000
9. Quieting of Title
o Civil Code, Arts. 476-481
o Rules of Court, Rule 63
• Faja v. Court of Appeals, G.R. No. L-45045, February 28, 1977
• Cañero v. University of the Philippines, G.R. No. 156380, September 8, 2004
10. Reconstitution of Title
o PD 1529, Sec. 109
o R.A. 26
o R.A. 6732
• Cabello v. Republic, G.R. No. 142810, August 18, 2005
• Alonso v. Cebu Country Club, Inc., G.R. No. 130876, January 31, 2002
• Manotok v. Heirs of Barque, G.R. Nos. 162335 & 162605, 12 December 2005; 18
December 2008; 24 August 2010

i. Cadastral Proceedings
o PD 1529, Sections 35-38

j. Certificate of Title
o PD 1529, Section 39

1. Preparation of Decree and Certificate of Title

• Reyes v. Raval Reyes, G.R. Nos. L-21703-04, August 31, 1966
• National Grains Authority v. Intermediate Appellate Court, G.R. No. 68741, January 28,
1988
• Cajayon v. Spouses Batuyong, G.R. No. 149118, February 16, 2006
• Spouses Valenzuela v. Spouses Mano, G.R. No. 172611, July 9, 2010

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 2. Indefeasibility
• Lepanto Consolidated Mining Corp. v. Dumyung, G.R. Nos. L-31666-68, April 30, 1979.
• Heirs of Maximo Labanon v. Heirs of Constancio Labanon, G.R. No. 160711, August 14,
2007
• Caraan v. Court of Appeals, G.R. No. 140752, November 11, 2005
• Republic v. Guerrero, G.R. No. 133168, March 28, 2006

3. Prescription
o PD 1529, Section 47
• Javier v. Judge Concepcion, G.R. No. L-36566, November 7, 1979

4. Collateral Attack
o PD 1529, Section 48
• Halili v. Court of Industrial Relations, G.R. No. L-24864, May 30, 1996
• Madrid v. Spouses Mapoy and Martinez, G.R. No. 150887, August 14, 2009.
k. Public Grant
o CA No. 141, Sections 6, 8, 11
a. Homestead Patent
o CA 141, Sections 12, 14
b. Free Patent, CA No. 141,
o Sections 44-45, as amended by RA No. 9176
• Encinares v. Achero, G.R. No. 161419, August 25, 2009
c. Free Patents for Residential Lands
o RA No. 10023 (2010)
d. Concession by donation of Lands for Educational, Charitable and Other Similar Purposes,
o CA 141, Section 69
e. Restrictions:
o CA 141, Section 69, 118
• Metropolitan Bank and Trust Company v. Viray, G.R. No. 162218, February 25, 2010
• RA No. 11231 (2018)
• Republic v. Tanduay Lumber, Inc., G.R. No. 223822, October 16, 2019

Subsequent Registration

o PD 1529, Sections 51-52

o Civil Code Art. 1544
• Campillo v. Court of Appeals, G.R. No. 56483, May 29, 1984
• Heirs of Marasigan v. Intermediate Appellate Court, G.R. No. 69303, July 23, 1987
• Garcia v. Court of Appeals, G.R. Nos. L-48971, January 22, 1980
• Mingoa v. Land Registration Administrator, G.R. No. 97282, August 16, 1991
• Spouses Rodriguez v. Court of Appeals, G.R. No. 142687, July 20, 2006

I. Voluntary Dealings
a. Formal and Procedural Requisites

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 o PD 1529, Sections 50, 53,54,55, 56
b. Deed of Sale or Conveyance and Transfers
o PD 1529, Sections 57-59
c. Mortgages and Leases
o PD 1529, Sections 54, 63
o PD 957, Section 18
d. Power of Attorney; Trusts
o PD 1529, Sections 64-69

II. Involuntary Dealings

a. Attachments
o PD 1529, Section 69
b. Suits, Judgments, Decrees
o PD 1529, Section 78
o Rules of Court, Rule 39, Section 10
c. Foreclosure
o Rules of Court, Rule 68
o Act 3135
• Spouses Yu v. Philippine Commercial International Bank, G.R. No. 147902,
March 17, 2006
d. Adverse Claim
o PD 1529, Section 70
• Arrazola v. Bernas, G.R. No. L-29740, November 10, 1978
• Spouses Alfredo v. Borras, G.R. No. 144225, June 17, 2003
• Leonardo v. Maravilla, G.R. No. 143369, November 27, 2002
• Sajonas v. Court of Appeals, G. R. No. 102377, July 5, 1996
• Spouses Ching and Lee Poe Tin v. Spouses Enrile, G.R. No. 156076,
September 17, 2008
e. Lis Pendens
o Rules of Court, Rule 13, Section 14
o PD 1529, Section 76
• Yared v. Hon. Ilarde, G.R. No. 114732, August 1, 2000
• Heirs of Eugenio Lopez, Sr. v. Hon. Enriquez, G.R. No.146262, January 21,
2005
• Magdalena Homeowners Association v. Court of Appeals, G.R. No. L-60323,
April 17, 1990

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