LAND TITLE AND DEEDS OUTLINE WITH CASES Governing Laws: 1. P.D.

1529 The Property Registration Decree 2. Civil Code Provisions (Art. 708 711) 3. Torrens System a. Legal Basis and Nature b. Purpose and meaning of Torrens System - Legarda vs. Saleeby 31 Phil. 590 - Traders Royal Bank vs. CA 315 SCRA 190 - Casimiro Devt Corp vs. Mateo G.R. No. 175485 c. Administration of the Torrens System - Land Registration Authority - Register of Deeds MODES OF ACQUIRING TITLES 1. Original Registration under Sec. 14 P.D. 1529 who may apply: a. open, continuous, exclusive and notorious possession - Republic vs CA and Corazon Naguit GR No 144057, January 17,2005 b. By prescription Heirs of Batiog Lacamen vs. Heirs of Lanian 65 SCRS 605 c. By accretion - Binalay vs Manolo, 195 SCRA374 d. by reclamation Republic vs. CA 299 SCRA Chavez vs. PEA AMARI July 9, 2002 2. Judicial Confirmation of Imperfect Title under C.A. 141 Sec. 2 R.A. 9176 Director of Lands vs. Abairo 90 SCRA 422 Oh Cho vs. Dir. Of Lands 75 Phil. 890 Dir. Of Lands vs. IAC 146 SCRA 509 Republic vs. CA 235 SCRA 567 3. Cadastral Act 2259 4. Administrative Method a. Free Patent, Homestead and Sale b. Emancipation Patent c. Indefeasibility of title thru administrative method - Heirs of Gregorio Tingco vs Heirs of Jose Alinaias, 168 SCRA198 5. Comprehensive Agrarian Reform (R.A. 6657)

6. IPRA Cruz vs. Sec. of Envt G.R. No. 135385. December 6, 2000 read separate opinion by Justice Puno LIMITATIONS ON LAND OWNERSHIP BY CORPORATIONS NON REGISTRABLE PROPERTIES Bureau of Forestry vs. CA 153 SCRA 351 Republic vs. Vera 120 SCRA 210 Republic vs. Heirs of Alejaga 393 SCRA 361 Republic vs. Southside Homeowners Asso. Sept. 22, 2006 STEPS IN ORIGINAL REGISTRATIONOF TITLE 1. Survey - Director of Lands vs. Reyes, et al, 68 SCRA 177 -182 2. Application - Divina vs. CA 352 SCRA - D of L vs. Tesalona 236 SCRA 3. Setting the Date of Initial Hearing 4. Transmittal of the Order of the Court to the LRA 5. Preparation and Issuance of the Notice of Initial Hearing 6. Publication, registered mail and posting (Sec 3, Pd 1529) - Director of Lands vs. CA 276 SCRA 276-287 - Francisco vs. CA 97 SCRA 22 7. Opposition - Albano vs. CA 362 SCRA - City of Davao vs. MonteverdeConsuji 357 SCRA - Yabut Lee vs. Punzalan 99 SCRA 567 8. Initial Hearing and Presentation of Evidence - PNB vs. ICB 199 SCRA 508 - Ignacio vs. CA 245 SCRA - Gonzaga vs CA 327 SCRA - Republic vs CA and Lapia, 235 SCRA 567 - Republic vs CA 155 SCRA 344 - Santiago vs. SBMA Nov. 20, 2006 9. Judgment and Decree of Registration of land issued by LRA - Laburada vs LRA 286 SCRA - Navarro vs D of L 5 SCRA 834 10. Original Certificate of Title

CHARACTERISTICS OF TORRENS SYSTEM Best Evidence of Ownership - A Torrens Certificate of Title is the best evidence of ownership of the land described therein. Vilanueva vs CA, 198 SCRA 482 Ching vs CA, 181 SCRA 9, Heirs of George Bofill vs CA, 237 SCRA 451 Halili vs National Labor Relations Commissions, 257 SCRA 174 Lee Tek Sheng vs CA, 292 SCRA 544 Notice to the Whole World - A Torrens title gives notice to the whole world - Torrens title binds the whole world. Egao vs CA, 174 SCRA 484 National Grains Authority vs IAC, 157 SCRA 380 Ching vs Malaya, 153 SCRA 412 People vs Reyes, 175 SCRA 597 - The issuance of certificate of title is a constructive notice thereof to all persons. Serna vs CA, 308 SCRA 527, 529 - Registration of a deed sale in the Registry of Deeds constitutes constructive notice thereof to the whole world. Calalang vs ROD of Quezon City, 208 SCRA 215, People vs Pacificador, 354 SCRA 310 - No one can plead ignorance of the registration. Egao vs CA, 174 SCRA 484, Jacob vs CA, 244 SCRA 189 A torrens title bars all prior claims not registered. PD 1529 , Sec 44; Republic vs Umali 171 SCRA 647 PD 1529 Sec 44 and 46, Republic vs Umali 171 SCRA 647,

Felix Gochan and Sons Realty Corp vs Caada, 165 SCRA 207; Ferre-Lopez vs CA 150 SCRA 393; Cureg vs IAC, 177 SCRA 313, Indefeasibility: A Torrens certificate of title serves as evidence of an indefeasible title to the property in favor of the person whose names appear therein. Republic vs CA, 204 SCRA 160, Muyco vs CA, 204 SCRA 358, Jacob vs CA, 266 SCRA189 PD 1529, Sec 32 Calalang vs. Register of Deeds of Quezon City, 208 SCRA 215 Jacob vs Court of Appeals, 224 SCRA 189 Trinidad vs IAC, 204 SCRA 524 Tirado vs Sevilla, 188 SCRA 321 Cagayan de Oro City Landless Residents Association, Inc, vs CA, 254 SCRA 220 Republic vs CA, 204 SCRA 160 Muyco vs CA, 204 SCRA 358 Ortegas vs. Hidalgo, 198 SCRA 635 Republic vs De Guzman, 326 SCRA 267 Heirs of Simplicio Santiago vs Heirs of Mariano E. Santiago, 404 SCRA 193 Feliciano vs. Spouses Zaldivar September 26, 2006 Torrens title is imprescriptible PD 1529, Sec 47; Vda. de Villanueva vs CA, 351 SCRA 12 PD 1529, Sec 17 Jacob vs. CA, 224 SCRA 198 Caia vs. CA, 239 SCRA 252 Rivera vs. CA, 244 SCRA 218 Bishop vs CA, 208 SCRA 636 Ruvera vs CA, 244 SCRA 218 J.M. Tuason and Co., Inc. vs CA, 93 SCRA 146 Egao vs CA, 174 SCRA 484 Claudel vs. CA, 199 SCRA 133 Jacob vs. CA, 224 SCRA 198 Caia vs. CA, 239 SCRA 252 Vda. de Villanueva vs CA, 351 SCRA 12 Integrity of Titles Not subject to collateral attack PD. 1529. Sec. 48; National Grains Authority vs IAC, 157 SCRA 380; Tan vs. Philippines Banking Corp., 355 SCRA 292;

Windows and Orphans Association, Inc. vs CA, 201 SCRA 165; Toyota Motor Phils. Corp vs CA, 216 SCRA236 Presumption that title is regular and valid Salao vs Salao, 70 SCRA 65, Ching vs. Malaya, 153SCRA 412; Ofrecio vs. Lising, 159 SCRA 366, Republic vs. Umali, 171 SCRA 647; People vs. Reyes, 175 SCRA 597, Bishop vs. CA, 208 SCRA 636 Reliance on Title Halili vs Court of Industrial Relations, 257 SCRA 174; Kho vs CA, 214 SCRA 329; Legarda vs CA, 208 SCRA 642; Ibarra vs. Ibarra, Sr, 156 SCRa 616 Sandoval vs CA, 260, SCRA 283 State Investment House, Inc. vs CA, 254 SCRA 368 Luz vs Manipon, 381 SCRA 788 Exception: Domingo vs.Roces, 401 SCRA 197 Erasusta vs. CA July 17, 2006 Effect of Fraudulent Registration Pajarillo vs IAC, 176 SCRA 340 Walstrom vs. Mapa, Jr., 181 SCRA 431 Philippine Commercial & Industrial Bank vs Villalva, 48 SCRA 31 Adille vs. CA, 157 SCRA 672 Effect of Forgery PD 1529 Sec 23 Torres vs CA, 186 SCRA 672 Effect of Loss: Legarda vs CA, 280 SCRA 642; Cabuhat vs CA, 366 SCRA 176; Tomas vs. Tomas, 98 SCRA280; Traders Royal Bank vs. CA, 315 SCRA 190 Baltazar vs. CA, 168 SCRA 354; Torres vs CA, 186 SCRA672 Double titles; Garcia vs CA, 95 SCRA 380 Angeles vs Sec of Justice G. R. No. 142549

Title from void titles are also void De Santos vs IAC, 157 SCRA 295 Calalang vs Register of Deeds of Quezon City, 231 SCRA 88 Mathay vs CA, 295 SCRA 556 REMEDIES OF PERSONS AGGRIEVED IN LAND REGISTRATION PROCEEDINGS Francisco vs. Puno 108 SCRA 427 Serna vs. Fontanilla 307 SCRA Villanueva-Mijares vs. CA 330 SCRA VOLUNTARY DEALINGS DBP vs RD of Nueva Ecija, 162 SCRA 450 Chu Sr vs Benelda Estate Dev. Corp, 353 SCRA 424 Power and Ind.Corp. vs CA, 274 SCRA 59 Republic vs CA 281, SCRA 639 Fule vs. Legare 7 SCRA 351 Dela Merced vs. GSIS 365 SCRA 1 Egeo vs. CA 174 SCRA 484 INVOLUNTARY DEALINGS Sajonas vs CA, 258 SCRA 79 Viewmaster vs Maulit, GR 136283, Feb 29, 2000 Diaz-Duarte vs. Ong 298 SCRA 388 Heirs of Marasigan vs. IAC 152 SCRA 253