LAND TITLES MIDTERM REVIEWER (summary of codal)

Sec. 1 Tile of Decree.

PROPERTY REGISTRATION DECREE
Sec. ! Naure of Re"israio# $roceedi#"s% &urisdicio# of cours.
1. Nature of registration proceedings is
a. In rem
b. ased on t!e genera""# accepted princip"es under"#ing t!e Torrens
S#ste$
%. RTC e&c"usi'e and co$p"ete (urisdiction o'er
a. App"ications for origina" registration
b. A"" ot!er subse)uent petitions after origina" registration of tit"e
*. C"er+ of court s!a"" furnis! t!e ,RA -it! % certified copies of a"" p"eadings.
e&!ibits. order. and decisions fi"ed or issued in "and registration
proceedings.
Sec. ' Saus of o(er $re)e*isi#" la#d re"israio# sysem.
1. S#ste$ of registration under Spanis! /ortgage ,a- is discontinued.
,ands recorded under suc! s#ste$ not #et co'ered b# Torrens S#ste$ are
considered unregistered "ands.
%. A"" instru$ents affecting "ands under t!e Spanis! /ortgage ,a- $a# be
recorded under Sec. 11* of t!is Decree.
*. oo+s of registration for unregistered "ands under t!e Re'ised
Ad$inistrati'e Code. as a$ended. s!a"" continue to re$ain in force0
pro'ided t!at a"" instru$ents dea"ing -it! unregistered "ands be registered
under Sec. 11* of t!is Decree
Sec. 11* 1 Recording of instru$ents re"ating to unregistered "ands
La#d Re"israio# Au(oriy a#d is Re"isries of Deeds
Sec. + La#d Re"israio# Au(oriy.
In order to !a'e a $ore efficient e&ecution of "and registration "a-s. t!ere is
created a ,and Registration Aut!orit# under e&ecuti'e super'ision of t!e DO2.
Sec. , -fficials a#d Em$loyees of (e LRA.
1. Co$$issioner
a. /e$ber of t!e P!i"ippine ar -it! at "east 13#rs of practice
b. 4as sa$e ran+. co$pensation and pri'i"eges as t!ose of an Associate
2ustice of t!e Court of Appea"s
%. Deput# Co$$issioner
a. Sa$e )ua"ifications as t!ose re)uired of t!e Co$$issioner
b. Co$pensation s!a"" be *+ per annu$ "ess t!an t!at of t!e
Co$$issioner.
ot! t!e Co$$issioner and t!e Deput# Co$$issioner are appointed b#
t!e President
*. T!e# s!a"" be assisted b# t!e fo""o-ing
a. Di'ision c!iefs
b. Specia" Assistant to t!e Co$$issioner
c. C!ief Geodetic Engineer
o T!eir co$pensation s!a"" be *+ per annu$ "ess t!an t!at of t!e
Deput# Co$$issioner
5. A"" officia"s and e$p"o#ees of t!e Co$$issioner s!a"" be appointed b# t!e
Secretar# of 2ustice upon reco$$endation of t!e Co$$issioner. e&cept
Registers of Deeds.
Sec. . /e#eral 0u#cio#s.
1. 6unctions of t!e Co$$issioner
a. Issue decrees of registration pursuant to fina" (udg$ent and direct t!e
RD to issue t!e corresponding certificates of tit"e0
b. Super'ision and contro" o'er a"" Registers of Deeds and ot!er
personne" of t!e Co$$ission0
c. Reso"'e cases e"e'ated en consu"ta or on appea" fro$ t!e RD.
d. E&ecuti'e super'ision o'er a"" c"er+s of court of "and registration
courts -it! respect to t!eir duties and functions in re"ation to
registration of "ands0
e. I$p"e$ent a"" orders. decisions. and decrees re"ati'e to "and
registration0
f. 7erif# and appro'e subdi'ision. conso"idation. and conso"idation8
subdi'ision sur'e# p"ans of properties under Act. 59: e&cept t!ose
co'ered b# PD9;< =Subdi'ision pro(ects>.
%. 6unctions of t!e ,RA
a. E&tend speed# and effecti'e assistance to t!e DAR. ,and an+. and
ot!er go'ern$ent agencies in i$p"e$enting "and refor$ progra$0
b. E&tend assistance to "and registration courts?cadastra" courts0
c. Centra" repositor# of records of origina" registration of "ands under
Torrens S#ste$. inc"uding subdi'ision and conso"idation p"ans.
Sec. 1 -ffice of (e Re"iser of Deeds.
1. At "east 1 RD for eac! pro'ince and for eac! cit#.
%. RD -it! #ear"# a'erage of co""ection of $ore t!an :3+ for t!e past *#rs
s!a"" !a'e 1 Deput# Register of Deeds.
*. RD -it! #ear"# a'erage of co""ection of $ore t!an *33+ for t!e past *#rs
s!a"" !a'e % Deput# Registers of Deeds.
5. Secretar# of 2ustice s!a"" define t!e officia" station and territoria"
(urisdiction of eac! Registr# upon reco$$endation of t!e Co$$issioner.
Sec. 2 A$$oi#me# of Re"isers of Deeds a#d (eir De$uies a#d o(er
su3ordi#ae $erso##el% salaries.
1. Registers of Deeds s!a"" be appointed b# t!e President upon
reco$$endation of t!e Secretar# of 2ustice.
%. Deput# Registers of Deeds and a"" ot!er subordinate personne" of RDs
s!a"" be appointed b# t!e Secretar# of 2ustice upon reco$$endation of t!e
Co$$issioner.
*. Sa"aries 1 not rea""# i$portant.
5. Secretar# of 2ustice. upon reco$$endation of t!e Co$$issioner. s!a""
cause t!e rec"assification of Registries.
Sec. 4 5ualificaio#s of Re"isers of Deeds a#d De$uy Re"isers of Deeds.
1. Registers of Deeds
a. /e$ber of t!e P!i"ippine ar and -it! at "east *#rs of practice or !as
been e$p"o#ed for at "east *#rs in an# branc! of go'ern$ent t!e
functions of -!ic! inc"ude t!e registration of propert#.
%. Deput# Register of Deeds
a. /e$ber of t!e P!i"ippine ar.
Sec. 16 /e#eral 0u#cio#s of Re"isers of Deeds.
1. Pub"ic repositor# of records of instru$ents affecting
a. Registered "ands
b. @nregistered "ands
c. C!atte" $ortgages
%. I$$ediate"# register an instru$ent presented for registration dea"ing -it!
rea" or persona" propert# -!ic! co$p"ies -it! a"" t!e re)uisites for
registration.
a. If t!e instru$ent is not registerab"e. !e s!a"" den# registration. Denia"
s!a"" be
i. In -riting0
ii. State t!e reason t!erefor
iii. Ad'ise t!e app"icant of !is rig!t to appea" b# consu"ta
Sec. 11 Disc(ar"e of duies of Re"iser of Deeds i# case of 7aca#cy8 ec.
1. @nti" a Register of Deeds s!a"" !a'e been appointed or in case of 'acanc#.
absence. i""ness. suspension. or inabi"it# of t!e Register of Deeds. !is
duties s!a"" be perfor$ed b# t!e fo""o-ing officia"s. un"ess t!e Secretar#
of 2ustice designates anot!er to act te$porari"#0
a. Deput# Register of Deeds. or %
nd
Deput# Register of Deeds. s!ou"d
t!ere be one0
b. Pro'incia" or Cit# 6isca" or an# Assistant 6isca" designated b# t!e
for$er in p"aces -!ere t!ere are no Deput# Register of Deeds.
%. In case of absence. disabi"it# or suspension -it!out pa#. or in case of
'acanc#. t!e Secretar# of 2ustice $a# aut!oriAe pa#$ent of additiona"
co$pensation to t!e acting Register of Deeds.
*. In case of ne-"#8created pro'ince or cit# and pending estab"is!$ent of
RD and appoint$ent of Register of Deeds. t!e RD of t!e $ot!er pro'ince
or cit# s!a"" be t!e e&8officio RD for t!e ne- pro'ince or cit#.
Sec. 1! -9#er:s I#de*.
1. S!a"" contain a"" registered o-ners.
%. RD s!a"" sub$it to t!e ,RA
a. /ont!"# reports on co""ections and acco$p"is!$ents0
b. Annua" in'entor# of tit"es s!a"" be sub$itted at t!e end of Dece$ber.
Sec. 1' ;(ief /eodeic E#"i#eer.
4e s!a"" be t!e tec!nica" ad'iser tint !e ,RA on $atters in'o"'ing sur'e#s.
-ri"i#al Re"israio# <roceedi#"s =Volu#ary >udicial <roceedi#"s? (1+)'+)
A$$licaio#s
Sec. 1+ W(o may A$$ly.
1. T!e fo""o-ing $a# app"# for registration of tit"e to "and
a. T!ose -!o b# t!e$se"'es or t!roug! t!eir predecessors8in8interest
!a'e been in
i. OCEN possession and occupation
ii. of alienable and disposable "ands of t!e pub"ic do$ain
iii. under bona fide claim of ownership
i'. since June 12, 194, or earlier.
b. T!ose -!o !a'e ac)uired o-ners!ip of pri'ate "ands b# prescription.
c. T!ose -!o !a'e ac)uired o-ners!ip of pri'ate "ands or abandoned
ri'er beds b# ri!ht of accession or accretion.
d. T!ose -!o !a'e ac)uired o-ners!ip of "and in an" other manner
pro#ided for b" law.
%. Co8o-ners s!a"" fi"e t!e app"ication (oint"#.
*. ,and so"d under pacto de retro 1 'endor a retro $a# fi"e an app"ication for
registration pro'ided t!at. s!ou"d t!e period of rede$ption e&pire during
t!e pendenc# of t!e registration proceedings. t!e 'endor a retro s!a"" be
substituted b# t!e 'endee a retro.
5. Trutee $a# app"# for origina" registration of an# "and !e"d in trust b# !i$.
un"ess pro!ibited b# t!e trust agree$ent.
Sec. 1, 0orm a#d ;o#e#s.
1. T!e app"ication s!ou"d be
a. In -riting0
b. Signed b# t!e app"icant0
c. S-orn to.
%. It $ust contain
a. A description of t!e "and0
b. CitiAens!ip of app"icant0
c. Ci'i" status of app"icant. if $arried. na$e of spouse0
d. 6u"" na$es and addresses of a"" occupants0
e. 6u"" na$es and addresses of ad(oining "ot o-ners if +no-n. if not
+no-. it s!a"" state t!e e&tent of t!e searc! $ade to find t!e$.
*. See sa$p"e of app"ication in Ange" Notes.
Sec. 1. No#)reside# a$$lica#.
1. A non8resident app"icant $ust
a. 6i"e -it! !is app"ication an instru$ent appointing an agent or
representati'e residing in t!e P!i"ippines. gi'ing !is fu"" na$e and
posta" address
b. 4e $ust t!erein agree t!at an# "ega" process $ade upon !is agent or
representati'e pursuant to t!e app"ication s!a"" !a'e t!e sa$e "ega"
effect as if $ade upon !i$ -it!in t!e P!i"ippines.
%. If t!e agent dies. or "ea'es t!e P!i"ippines. t!e app"icant $ust $a+e
anot!er appoint$ent for t!e substitute. If !e fai"s to do so. t!e court s!a""
dis$iss t!e app"ication.
Sec. 11 W(a a#d W(ere o file.
1. 6i"ed -it! t!e RTC of t!e pro'ince or cit# -!ere t!e "and is situated.
%. App"icant $ust fi"e -it! t!e app"ication
a. A"" origina" $uni$ents of tit"es or copies t!ereof0
b. A sur'e# p"an appro'ed b# t!e ureau of ,ands.
*. C"er+ of court -i"" on"# accept t!e app"ication if it is s!o-n t!at a cop# of
t!e app"ication and a"" anne&es !a'e been furnis!ed to t!e Director of
,ands.
Sec. 12 A$$licaio# co7eri#" ! or more $arcels.
1. App"ication $a# inc"ude % or $ore parce"s of "and pro'ided t!e# are
situated in t!e sa$e pro'ince or cit#.
%. T!e court $a# order an a$end$ent of t!e app"ication at an# ti$e b#
stri+ing out one or $ore of t!e parce"s or b# se'erance of t!e app"ication.
Sec. 14 Ame#dme#s.
1. A$end$ents inc"uding (oinder. substitution. or discontinuance $a# be
a""o-ed b# t!e court at an# stage upon (ust and reasonab"e ter$s.
2. A$end$ents in'o"'ing =a> substantial chan!e in the boundaries0 or =b> an
increase in area of the land app"ied for -!ic! in'o"'e t!e inc"usion of an
additiona" "and s!a"" be sub(ect to t!e sa$e re)uire$ents of pub"ication
and notice in an origina" app"ication.
Sec. !6 W(e# la#d a$$lied for 3orders o# road.
1. App"ication s!a"" state
a. B!et!er or not t!e app"icant c"ai$s an# portion of t!e "and -it!in t!e
"i$its of t!e -a# or road
b. And -!et!er t!e app"icant desires to !a'e t!e "ine of t!e -a# or road
deter$ined.
Sec. !1 Re@uireme# of addiio#al facs a#d $a$ers% ocular i#s$ecio#.
1. Courts $a# re)uire
a. 6acts to be stated in t!e app"ication
b. 6i"ing of an# additiona" paper
%. Courts $a# a"so conduct an ocu"ar inspection. if necessar#.
Sec. !! Deali#"s 9i( la#d $e#di#" ori"i#al re"israio#.
1. During t!e pendenc# of t!e registration proceedings. t!e "and $a# sti"" be
t!e sub(ect of dea"ings in -!o"e or in part.
%. T!e interested part# $ust present to t!e court
a. T!e pertinent instru$ents toget!er -it! a subdi'ision p"an
b. Subdi'ision p"an appro'ed b# t!e Director of ,ands. in case of
transfer of portions
*. Notice s!a"" be gi'en to t!e parties.
5. T!e court s!a"" t!en order t!at t!e "and be sub(ect to t!e con'e#ance or
encu$brance created b# t!e instru$ents. or order t!at t!e decree of
registration be issued in t!e na$e of t!e person to -!o$ t!e "and !as been
co'e#ed b# t!e said instru$ents.
<u3licaio#8 -$$osiio#8 a#d Defaul
Sec. !' Noice of i#iial (eari#"8 $u3licaio#8 ec.
1. Bit!in ; da#s fro$ t!e fi"ing of t!e app"ication. t!e court s!a"" issue an
order settin! the date and hour of the initial hearin!.
%. T!e !earing s!a"" not be ear"ier t!an 5; da#s nor "ater t!an 93 da#s fro$
t!e date of t!e order.
*. Pub"ic s!a"" be gi'en notice of t!e initia" !earing b# $eans of
a. Pub"ication 1 upon receipt of t!e order of t!e court. t!e
Co$$issioner s!a"" cause t!e notice of initia" !earing addressed to a""
persons. and re)uiring t!e$ to appear in court to sub$it t!eir
opposition. to be pub"is!ed
i. Once in t!e OG
ii. Once in a ne-spaper of genera" circu"ation
b. /ai"ing
i. Bit!in < da#s after t!e pub"ication in t!e OG. t!e Co$$issioner
s!a"" send notice to e'er# person na$ed in t!e app"ication -!ose
address is +no-n.
ii. If t!e app"icant re)uests to !a'e t!e "ine of a pub"ic -a# or road
deter$ined. notice s!a"" be sent to
a> Secretar# of Pub"ic 4ig!-a#s
b> Pro'incia" Go'ernor
c> /a#or
iii. If t!e "and borders on a ri'er. na'igab"e strea$ or s!ore. ar$ of a
sea -!ere a ri'er or !arbor "ine !as been estab"is!ed. or on a "a+e.
or if it appears t!at a tenant8far$er $a# !a'e a c"ai$ ad'erse to
t!at of t!e app"icant. notice $ust be gi'en to
a> Secretar# of Agrarian Refor$
b> So"Gen
c> Director of ,ands
d> Director of Pub"ic Bor+s
e> Director of 6orest De'e"op$ent
f> Director of /ines
g> Director of 6is!eries and A)uatic Resources
c. Posting 1 at "east 15 da#s before t!e date of initia" !earing. t!e
Co$$issioner s!a"" a"so cause a cop# of t!e notice to be posted b#
t!e s!eriff in a conspicuous p"ace on
i. eac! parce" of "and inc"uded in t!e app"ication0
ii. t!e bu""etin board of t!e $unicipa" bui"ding in -!ic! t!e "and or
portion t!ereof is situated
Sec. !+ <roof of <u3licaio# a#d Noice.
Certification of t!e Co$$issioner and t!e S!eriff t!at t!e notices. as re)uired
b# "a-. !a'e been co$p"ied -it! s!a"" be fi"ed in t!e case before t!e date of initia"
!earing. Suc! certification s!a"" be conc"usi'e proof of suc! fact.
Sec. !, -$$osiio# o a$$licaio# i# ordi#ary $roceedi#"s.
1. An# person c"ai$ing an interest. -!et!er na$ed in t!e app"ication or not.
$a# appear on or before t!e date of initia" !earing or -it!in suc! furt!er
ti$e as $a# be a""o-ed b# t!e court.
%. T!e opposition. -!ic! s!a"" be signed and s-orn to. s!a"" state
a. Ob(ections
b. Interest c"ai$ed
c. Re$ed# desired
*. T!e court $a# re)uire t!e parties to sub$it a subdi'ision p"an appro'ed
b# t!e Director of ,ands in t!e fo""o-ing cases
a. B!en t!e opposition co'ers on"# a portion of t!e "and and said
portion is not proper"# de"i$ited on t!e p"an attac!ed to t!e
app"ication
b. @ndi'ided co8o-ners!ip
c. Conf"icting c"ai$s of o-ners!ip or possession
d. O'er"apping of boundaries
Sec. !. -rder of defaul% effec.
1. If t!ere are no oppositions $ade to t!e app"ication. t!e court $a#. upon
$otion of t!e app"icant. order a defau"t to be recorded and re)uire t!e
app"icant to present e'idence =genera" order of defau"t>.
%. If t!ere -ere oppositions $ade. a defau"t order s!a"" be entered against
t!ose -!o fai"ed to appear and fi"e and ans-er =specia" order of defau"t>.
Aeari#"8 >ud"me#8 a#d Decree of Re"israio#
Sec. !1 S$eedy Aeari#"% refere#ce o a referee.
1. Registration court s!a"" see to it t!at a"" cases s!a"" be disposed of -it!in
93 da#s fro$ t!e date t!e case is sub$itted for decision.
%. T!e court $a# refer t!e case or an# part t!ereof to a referee -!o s!a""
a. 4ear t!e parties and t!eir e'idence
b. Sub$it a report to t!e court -it!in 1; da#s after t!e ter$ination of
suc! !earing
*. 4earing before a referee $a# be !e"d at an# con'enient p"ace -it!in t!e
pro'ince or cit# and after reasonab"e notice t!ereof s!a"" !a'e been sent to
t!e parties concerned.
5. T!e court $a#. in its discretion. accept t!e report. or set it aside in -!o"e
or in part. or order t!e case to be reco$$itted for furt!er proceedings.
Sec. !2 <arial >ud"me#.
T!e court $a# render partia" (udg$ent in cases -!ere on"# a portion of t!e "and
is contested pro'ided t!at a subdi'ision p"an s!o-ing t!e contested and uncontested
portions appro'ed b# t!e Director of ,ands !a'e been pre'ious"# sub$itted to it.
Sec. !4 >ud"me# co#firmi#" ile.
If t!e court finds t!at t!e app"icant or t!e oppositor !as sufficient tit"e proper
for registration. (udg$ent s!a"" be rendered confir$ing tit"e of t!e app"icant. or t!e
oppositior. to t!e "and or portions t!ereof.
Sec. '6 W(e# &ud"me# 3ecomes fi#al% duy o cause issua#ce of decree.
1. 2udg$ent beco$es fina" upon t!e e&piration of 1; da#s fro$ t!e receipt of
notice of t!e (udg$ent =*3 da#s in PD1;%9 -as a$ended b# P1%9 to 1;
da#s>.
%. Appea"s $a# be ta+en as in ordinar# ci'i" cases.
*. After (udg$ent beco$es fina". t!e court s!a"" order t!e issuance of t!e
decree of registration and t!e certificate of tit"e to t!e Co$$issioner.
Sec. '1 Decree of Re"israio#
1. T!e Decree of Registration issued b# t!e Co$$issioner $ust
a. ear t!e date. !our and $inute of its entr#
b. e signed b# !i$
c. State ci'i" status of t!e o-ner. if $arried na$e of spouse0
pro'ided t!at if t!e "and for$s part of t!e con(uga" propert# t!en
t!e decree s!a"" be issued in t!e na$e of bot! spouses
d. State t!e nature of disabi"it#. if t!e o-ner is under disabi"it#
e. State t!e age. if t!e o-ner is a $inor
f. Contain a description of t!e "and as fina""# deter$ined b# t!e
court
g. Set fort! t!e estate of t!e o-ner
!. A"" encu$brances to -!ic! t!e "and or o-nerCs estate is sub(ect
%. Decree of Registration s!a"" bind t!e "and and )uiet tit"e t!ereto sub(ect
on"# to encu$brances pro'ided b# "a-. It is conc"usi'e against a"" persons.
inc"uding t!e go'ern$ent.
Secio# '!)'+ Remedies =not inc"uded in $idter$s>
;adasral Re"israio# <roceedi#"s (',)'2)
-rder for S$eedy Seleme# a#d Ad&udicaio#% Sur7ey% Noices
Sec. ', ;adasral Sur7ey $re$araory o fili#" of $eiio#.
1. B!en. in the opinion of the $resident public interest so re%uires t!at tit"e
to an# unre!istered lands be sett"ed and ad(udicated. !e $a# order t!e
Director of ,ands to cause to be $ade a cadastral sur#e" of t!e "ands and
t!e plans and technical description t!ereof prepared in due for$.
%. Director of ,ands s!a"" gi'e notice to a"" persons of t!e da# on -!ic! t!e
sur'e# -i"" begin. gi'ing fu"" and accurate description of the lands. Notice
s!a"" be published in
a. OG
b. Ne-spaper of genera" circu"ation =pursuant to due process>
And sent to
T!e notice s!a"" "i+e-ise be posted in a conspicuous p"ace on t!e bu""etin
board of t!e $unicipa" bui"ding.
Cop# of t!e notice s!a"" a"so be sent to
a. /a#or
b. aranga# Captain
c. Sangguniang Pan"a"a-igan
d. Sangguniang a#an
*. T!e Geodetic Engineers or ot!er e$p"o#ees in c!arge of t!e sur'e# s!a""
a. $ost a notice of t!e date on -!ic! t!e sur'e# is to begin in t!e
bu""etin board of t!e $unicipa" bui"ding or barrio in -!ic! t!e "ands
are situated.
b. &ar' the boundaries b# $onu$ents. T!eir entr# on t!e "ands for t!is
purpose is "a-fu".
5. Dut# of e'er# person c"ai$ing an interest to co$$unicate -it! t!e
Geodetic Engineer upon !is re)uest.
;. An# person -!o -i""fu""# obstructs t!e $a+ing of an# sur'e#. or
$a"icious"# interferes -it! t!e p"acing of an# $onu$ent or re$o'e suc!
$onu$ent. or re$o'e or destro# an# notice of sur'e# posted on t!e "and.
s!a"" be punis!ed b# i$prison$ent for not $ore t!an 1#r or b# a fine of
not $ore t!an 1+. or bot!.
<eiio#% Lo Num3ers
Sec. '. <eiio# for Re"israio#
1. After t!e "ands !a'e been sur'e#ed. t!e Director of ,ands. represented b#
t!e So"Gen. s!a"" institute origina" registration proceedings b# fi"ing t!e
necessar# petition in t!e RTC stating t!at pub"ic interest re)uires t!at t!e
tit"e to suc! "ands be sett"ed and ad(udicated.
%. Petition s!a"" contain t!e fo""o-ing
a. Description of t!e "ands
b. Acco$panied b# a p"an t!ereof
c. Ot!er data as $a# ser'e to furnis! fu"" notice to t!e occupants and to
a"" ot!er persons -!o $a# !a'e c"ai$ an# rig!t or interest t!erein
*. Cadastra" "ot nu$bers 1 -!ere t!e "and consists of % or $ore parce"s !e"d
or occupied b# different persons. t!e p"an s!a"" indicate t!e boundaries or
"i$its as accurate"# as possib"e. T!e parce"s s!a"" be nu$ber. !ence
cadastra" "ot nu$bers.
5. Cadastra" "etter 1 t!e cadastra" "ot nu$bers s!a"" not be c!anged after fina"
decision e&cept b# order of court. 6uture subdi'isions of an# "ot s!a"" be
designated b# a "etter. 4ence cadastra" "etter.
A#s9er
Sec. '1 A#s9er o $eiio# i# cadasral $roceedi#"s
1. An# c"ai$ant s!a"" appear before t!e court b# !i$se"f or b# an#
representati'e in !is be!a"f. and s!a"" fi"e an ans-er on or before the date
of initial hearin! or within such further time as ma" be allowed b" the
court.
%. T!e ans-er s!a"" be
a. Signed
b. S-orn to
*. It $ust a"so contain t!e fo""o-ing
a. Ci'i" status0 if $arried. na$e of spouse
b. Nationa"it#
c. Residence
d. Posta" address
e. Age
f. Cadastra" nu$ber of "ots c"ai$ed
g. Na$e of barrio and $unicipa"it# in -!ic! t!e "ots are situated
!. Na$es and addresses of t!e o-ners of t!e ad(oining "ots
i. If c"ai$ant is in possession of t!e "ots c"ai$ed and can s!o- no
e&press grant of t!e "and b# t!e go'ern$ent to !i$ or to !is
predecessors8in8interest. !e s!ou"d state t!e
i. "engt! of ti$e of possession
ii. $anner in -!ic! it !as been ac)uired
iii. "engt! of ti$e of possession of !is predecessors. if an#
(. If c"ai$ant is not in possession or occupation. t!e ans-er s!a"" set
fort!
i. interest c"ai$ed
ii. ti$e and $anner of ac)uisition
+. If t!e "ots !a'e been assessed for ta&ation. t!e "ast assessed 'a"ue
". Encu$brances
Sec. '2 Aeari#"8 >ud"me#8 Decree
Tria" s!a"" be conducted in t!e sa$e $anner as in ordinar# "and registration
proceedings and s!a"" be go'erned b# t!e sa$e ru"es. Decrees a-arded and t!e
certificates issued pursuant to suc! decrees !a'e t!e sa$e effect as t!ose granted in
ordinar# "and registration proceedings.
;erificae of Tile
Sec. '4 <re$araio# of decree a#d ;erificae of Tile
1. Court s!a"" issue an order directing t!e Co$$issioner to issue t!e decree
of registration and certificate of tit"e -?in 1; da#s fro$ fina" (udg$ent
directing registration of tit"e.
%. C"er+ of court s!a"". -?in 1; da#s fro$ entr# of (udg$ent. send to t!e
Co$$issioner
a. Certified copies of t!e (udg$ent and t!e order of t!e court0 and
b. A certificate stating t!at t!e decision !as not been a$ended.
reconsidered. nor appea"ed. and !as beco$e fina".
*. Decree of registration s!a"" be
a. Signed b# t!e Co$$issioner0
b. Entered and fi"ed in t!e ,RA.
5. Origina" of t!e origina" certificate of tit"e s!a"" be
a. Signed b# t!e Co$$issioner0
b. Sent. toget!er -it! t!e o-nerCs dup"icate cop#. to t!e RD for entr# in
its registration boo+.
Sec. +6 E#ry of -ri"i#al ;erificae of Tile
1. @pon recei'ing t!e origina" and dup"icate of t!e origina" certificate of tit"e.
t!e RD s!a""
a. Enter t!e sa$e in its record boo+0
b. T!e# s!a"" be nu$bered. dated. signed and sea"ed b# t!e RD.
c. T!e certificates s!a"" ta+e effect upon t!e date of entr# t!ereof.
%. RD s!a"" send notice b# $ai" to t!e registered o-ner t!at !is dup"icate is
read# for de"i'er# upon pa#$ent of "ega" fees.
Sec. +1 -9#ers du$licae cerificae of Tile
1. O-ners dup"icate certificate s!a"" be de"i'ered to t!e registered o-ner or
!is du"# aut!oriAed representati'e.
%. If % or $ore persons are registered o-ners
a. On"# one dup"icate $a# be issued OR
b. A separate dup"icate $a# be issued to eac! of t!e$ in "i+e for$. but
t!ese s!a"" a"" be surrendered to t!e RD upon an# subse)uent
transaction affecting t!e "and or an# interest t!erein.
*. RD s!a"" note on eac! certificate of tit"e as to -!o$ a cop# t!ereof -as
issued.
Sec. +! Re"israio# BooCs
1. Origina" cop# of t!e origina" certificate s!a"" be fi"ed in t!e RD.
%. ound in consecuti'e order -it! t!e certificates of tit"e.
*. T!ese s!a"" constitute t!e registration boo+ for tit"ed properties.
Sec. +' Tra#sfer ;erificae of Tile
1. A TCT is a subse)uent certificate of tit"e issued b# t!e RD pursuant to an#
'o"untar# or in'o"untar# instru$ent re"ating to t!e sa$e "and.
a. It s!a"" be in "i+e for$ and issued in dup"icate0
b. It $ust s!o-
i. t!e nu$ber of t!e ne&t pre'ious certificate0
ii. t!e fact t!at it -as origina""# registered0
iii. Record nu$ber. t!e nu$ber of t!e OCT. and t!e 'o"u$e and page
of t!e registration boo+ -!ere t!e OCT is found.
Sec. ++ Sauory lie#s affeci#" ile
1. GRD E'er# registered o-ner ta+ing a certificate of tit"e for 'a"ue and in
good fait! s!a"" !o"d t!e sa$e free fro$ a"" encu$brances.
%. E&ceptionD t!ose noted in t!e certificate and an# of t!e fo""o-ing -!ic!
$a# be subsisting
a. ,iens. c"ai$s. or rig!ts 1 arising or e&isting under t!e "a-s and
Constitution. -!ic! are not re)uired to appear of record in t!e RD in
order to be 'a"id.
b. @npaid rea" estate ta&es 1 t!ose "e'ied and assessed -?in % #rs
i$$ediate"# preceding t!e ac)uisition of an# rig!t o'er t!e "and b#
an innocent purc!aser for 'a"ue. -it!out pre(udice to t!e
go'ern$entCs rig!t to co""ect ta&es pa#ab"e before t!at period fro$
t!e de"in)uent ta&pa#er a"one.
c. Pub"ic !ig!-a# or pri'ate -a#. or an# go'ern$ent irrigation cana" or
"atera" t!ereof 1 t!ose estab"is!ed or recogniAed b# "a-. if t!e
certificate of tit"e does not state t!at t!e boundaries of suc! !ig!-a#
or irrigation !a'e been deter$ined.
d. An# disposition?"i$itation on t!e propert# 1 t!ose b# 'irtue of PD%<
or an# ot!er "a- or regu"ations on agrarian refor$
Sec. +, Saeme# of $erso#al circumsa#ces i# (e cerificae
1. T!e certificate of tit"e s!a"" set fort! t!e fo""o-ing
a. 6u"" na$es of a"" persons -!ose interests $a+e up t!e fu"" o-ners!ip
in t!e -!o"e "and0
b. Ci'i" status0
c. Na$es of spouses. if $arried0
d. CitiAens!ip0
e. Residence0
f. Posta" address0
%. If propert# for$s part of con(uga" partners!ip. it s!a"" be issued in t!e
na$es of bot! spouses.
Sec. +. /e#eral I#cide#s of re"isered la#ds
1. Registered "ands are sub(ect to burdens and incidents arising b# operation
of "a-.
%. Registered "ands or t!e o-ners t!ereof s!a"" not be re"ie'ed fro$
a. Rig!ts incident to t!e re"ation of
i. 4usband and -ife0
ii. ,and"ord and tenant0
b. ,iabi"it# to attac!$ent or "e'# on e&ecution0
c. ,iabi"it# to an# "ien estab"is!ed b# "a- on t!e "and or t!e bui"dings
t!ereon. or on t!e interest of t!e o-ner on suc! "and or bui"dings0
d. C!anging t!e "a-s of descent0
e. C!anging t!e rig!ts of partition bet-een co8o-ners0
f. Rig!t to ta+e t!e "and b# e$inent do$ain0
g. ,iabi"it# to be reco'ered b#
i. an assignee in inso"'enc# cases0
ii. trustee in ban+ruptc# cases0
!. C!anging or affecting ot!er rig!ts or "iabi"ities created b# "a- and
app"icab"e to unregistered "and. e&cept as ot!er-ise pro'ided in t!is
Decree
Sec. +1 Re"isered la#d #o su3&ec o $rescri$io#s
Registered "ands cannot be ac)uired b# prescription or ad'erse possession.
Sec. +2 ;erificae #o su3&ec o collaeral aacC
A certificate of tit"e cannot be a"tered. $odified. or cance""ed e&cept in a direct
proceeding in accordance -it! "a-.
Sec. +4 S$lii#"8 or ;o#solidaio# of iles
1. Sp"itting 1 a registered o-ner of se'era" distinct parce"s of "and co'ered b#
a sing"e certificate of tit"e desiring to !a'e separate certificates $a# do so
b#
a. 6i"ing a -ritten re)uest to t!e RD0
b. Surrendering t!e dup"icate0
c. RD s!a"" cance" t!e dup"icate and its origina"0
d. RD s!a"" issue separate certificates.
%. Conso"idation 1 a registered o-ner of se'era" distinct parce"s of "and
co'ered b# separate certificates of tit"e desiring to !a'e a sing"e certificate
co'ering t!e$ $a# do so b# fo""o-ing t!e sa$e procedure as pro'ided for
in sp"itting.
Sec. ,6 Su3di7isio# a#d co#solidaio# $la#s
Par =1> and =%>
1. An o-ner subdi'iding a tract of registered "and -!ic! do not constitute a
subdi'ision pro(ect. as defined under PD9;<. s!a""
a. 6i"e a subdi'ision p"an -it! t!e Co$$issioner of t!e ,RA or -it! t!e
ureau of ,ands0
b. Distinct"# and accurate"# de"ineating t!e boundaries. streets.
passage-a#s. and -ater-a#s. if an#.
%. If t!e subdi'ision p"an !as been du"# appro'ed t!e fo""o-ing s!a"" be
presented to t!e RD
a. Subdi'ision p"an0
b. Tec!nica" descriptions
c. Corresponding o-nerCs dup"icate certificate.
*. @pon recei'ing t!e docu$ents. t!e RD s!a""
a. Register t!e sa$e. -it!out re)uiring furt!er court appro'a". in
accordance -it! t!e ,and Registration Act. as a$ended0
b. Annotate on t!e ne- certificate of tit"e co'ering t!e street.
passage-a# or open space. a $e$orandu$ to t!e effect t!at e&cept
b# -a# of donation in fa'or of t!e go'ern$ent. pro'ince. cit# or
$unicipa"it#. no portion of an# street. passage-a#. -ater-a#. or open
space s!a"" be c"osed or disposed of b# t!e registered o-ner -?o court
appro'a".
Par =*>
5. A registered o-ner desiring to conso"idate se'era" "ots. re)uiring ne-
tec!nica" descriptions. s!a""
a. 6i"e -it! t!e ,RA a conso"idation p"an s!o-ing !o- t!e "ands -ere.
and !o- t!e# s!a"" appear after suc! conso"idation
;. @pon appro'a" of suc! p"an. t!e fo""o-ing s!a"" be surrendered to t!e RD
a. Dup"icate certificates0
b. Du"# appro'ed conso"idation p"an.
:. T!e RD s!a"" t!en cance" t!e certificates and issue a ne- one.
Par =5>
T!e ,RA cannot order an# c!ange. $odification or a$end$ent in t!e certificate. or
an# decree or p"an. inc"uding t!e tec!nica" description t!erein. nor can it order t!e
cance""ation of a ne- certificate -!ic! -ou"d resu"t in t!e en"arge$ent of t!e area
co'ered b# t!e certificate.